For an approved BC strata special levy, the seller owes the strata the portion payable before conveyance and the purchaser owes the portion payable on or after conveyance. The purchase contract and completion documents may allocate economic responsibility differently between buyer and seller, so the approved resolution, payment dates, Form B, and conveyancer's statement all matter.
Decision points
- 01
Separate the strata corporation's statutory entitlement from the buyer-seller contract allocation.
- 02
Read the approved resolution, payment dates, and the newest Form B—not only minutes or listing notes.
- 03
Escalate an unclear levy, credit, holdback, or resolution before subject removal or completion.
Start with what has actually been approved
Obtain the special-levy resolution and identify its purpose, total amount, allocation method, amount per strata lot, payment dates, and whether any installment or borrowing structure has been adopted. A project discussed in minutes is not the same thing as a levy already approved by owners.
Separate payment to the strata from the sale contract
The Province explains that the seller owes the portion payable before conveyance and the purchaser owes the portion payable on or after conveyance. But a contract can use a credit, adjustment, condition, price term, or other mechanism to allocate the economic effect between the parties. The transaction professional must reconcile the actual contract and dates.
Use the Form B as a dated disclosure point
The Form B includes specified information about future obligations for an approved special levy and the CRF after approved expenditures. Ask for newer information if the Form B predates a meeting, vote, tender, insurance development, or project change that could matter to the decision.
Do not assume a possible project is a buyer or seller debt
A future repair, depreciation-report recommendation, or discussion item may create real risk, but it is not automatically a special levy. Record it in a capital-risk scenario and ask what evidence, approval, timing, funding method, and contract treatment would be required before turning it into a closing number.
Common questions, answered directly
If a BC special levy is approved before completion, does the seller always pay it?
Not necessarily. Statutory payment responsibility to the strata depends on the levy payment dates and conveyance; the purchase contract can separately allocate the economic burden between buyer and seller. Have the conveyancer reconcile both.
Should an approved special levy appear on a BC Form B?
The Form B includes specified information about amounts the owner is obligated to pay in the future for an approved special levy and the relevant payment dates. Review the current form and attachments with newer records.
Can a buyer ignore a project that is not yet an approved levy?
No. It may still be material capital risk. Record the scope, cost evidence, reserve position, next decision point, and professional questions, but do not label it a fixed levy without an approved resolution.
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