- A Form F Certificate of Payment confirms that a strata lot owes nothing, or that any debt has been paid into court or to the strata in trust, or that satisfactory arrangements are made.
- The strata must issue it within one week of a request, the fee is capped at $15, and it is current for 60 days.
- A disputed amount can be paid into court or to the strata in trust so the certificate can still issue, and no lien may be registered for fines or remedy costs.
If you are buying or selling a strata lot in British Columbia, you will likely hear about a Form F. It is a short document, but a sale can stall without it, so it helps to know what it is and when to ask for it.
This article explains who can request a Form F, how quickly it must be issued, what it costs, which debts it covers, and how it connects to disputes and strata liens. Your own situation may turn on your bylaws or the facts of a dispute, so a lawyer can confirm the details.
This article covers the law of British Columbia.
What a Form F is and why it matters
A Form F is the Certificate of Payment issued under section 115 of the Strata Property Act. The strata must issue it if the owner owes nothing, or any debt has been paid into court or to the strata in trust, or satisfactory arrangements are made.
It matters because the Land Title Office requires a Form F to register a lease or assignment of a lease, an agreement for sale, or a conveyance of a strata lot. The strata council issues it, and a strata manager often prepares it.
A Form F is different from a Form B Information Certificate. Form B is a broader disclosure document for buyers, while Form F is about whether money is owed to the strata.
Who can request it, and from whom
A Form F can be requested by an owner, a purchaser or a person authorized to ask for it.
If your strata has sections, ask both the strata corporation and the relevant section. Check your strata plan or ask your strata manager whether sections exist, so you do not discover a missing certificate close to the completion date.
Timing, fee and how long it lasts
| Item | What applies |
|---|---|
| Deadline | Within one week of the request |
| Rush fee | May apply if less than 7 days' notice is given |
| Fee | Capped at $15 |
| Currency | Current for 60 days |
The $15 figure is a maximum set by regulation, so a strata may charge less. Because the certificate is current for 60 days, request it with the completion timeline in mind.
Which debts count, disputes and liens
Debts include strata fees, special levies, fines, bylaw-remedy costs, work-order reimbursements and the lot's share of a judgment. A Form F may include amounts owing for fines and remedy costs and for liens, but it must not include undetermined damages claims.
If an amount is disputed, section 114 allows it to be paid into court or to the strata in trust once arbitration, a Civil Resolution Tribunal claim or court proceedings have begun. That allows a Form F to be issued despite the dispute.
A strata may register a lien (Certificate of Lien) against a lot for unpaid strata fees, special levies, certain work reimbursements or the lot's share of a judgment, and it must remove the lien within one week of payment. No lien may be registered for fines or remedy costs.
- Fines and remedy costs can appear on a Form F, but cannot support a lien.
- Undetermined damages claims cannot appear on a Form F.
- Payment in trust or into court of a disputed amount can allow the certificate to issue.
What to do next
- Ask early, in writing, and allow for the one-week issue period.
- Check whether your strata has sections and request from both if so.
- Review what is owing, including fines and levies, before the request.
- If you dispute a charge, talk to a lawyer about paying it in trust or into court.
- Note the 60-day currency period against your completion date.
If a strata refuses or delays, or the amounts look wrong, a lawyer can review the situation and the options with you.
Frequently asked questions
How long does the strata have to issue a Form F?
The strata must issue it within one week of a request. A rush fee may apply if you give less than 7 days' notice.
How much can the strata charge for a Form F?
The regulation caps the fee at $15. The strata may charge less, and a rush fee may apply on short notice.
Can I get a Form F if I dispute a debt?
Possibly. Once arbitration, a Civil Resolution Tribunal claim or court proceedings have begun, the disputed amount may be paid into court or to the strata in trust, which allows a Form F to be issued.
Can the strata put a lien on my lot for unpaid fines?
No. A lien may be registered for unpaid strata fees, special levies, certain work reimbursements or the lot's share of a judgment, but not for fines or remedy costs.
Sources
- Strata Property Act (BC Laws), Part 6 — bclaws.gov.bc.ca
- Strata Property Regulation, B.C. Reg. 43/2000 — bclaws.gov.bc.ca
- Province of BC – Form F: Certificate of Payment — www2.gov.bc.ca
Links go to official government, court and regulator pages. The law changes — confirm you are reading the current version.
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