- Form D is the Strata Corporation Change of Mailing Address, not a notice of tenant or of a new owner.
- Form E is the Certificate of Strata Corporation, which certifies a resolution passed at a general meeting, and the strata files it.
- The forms owners, buyers and landlords usually deal with are Form B, Form F and Form K.
You may have read that Form D is a notice of tenant and Form E is a notice of a new owner. In British Columbia that is not what those forms are, and sending the wrong form wastes time during a sale or a new tenancy.
This article explains what Form D and Form E actually are, who files them, and which forms you should be looking for if you are an owner, buyer, landlord or tenant.
This article covers the law of British Columbia.
What Form D is
Form D is the Strata Corporation Change of Mailing Address, used under section 62(3) of the Strata Property Act. It records a change to the strata corporation's mailing address. It is a strata-corporation filing, and it is not an initial-strata-fees form.
In practice, an owner or tenant has no reason to file a Form D. If you are wondering where to send something to the strata, ask the council or the strata manager.
If what you really want to know is what a new owner will pay, Form D is not the place to look. The Information Certificate (Form B) discloses the owner's monthly strata fees, amounts owing, approved future special levies, the contingency reserve fund balance and a summary of insurance.
What Form E is
Form E is the Certificate of Strata Corporation. It is used under several sections of the Act, including ss. 78, 79, 80, 100, 214 and 257, and under Regulation ss. 17.20 to 17.22. It certifies that a resolution was passed at a general meeting and that an attached instrument conforms to it. The strata files it.
Owners do not file a Form E to announce a purchase. It relates to resolutions passed at a general meeting of the strata. Filed bylaw amendments, court orders and special resolutions can be found in the Land Title Office general index.
Buyers can also see whether there are bylaw amendments that have not been filed, because a Form B discloses them. That is one more reason to review the Form B closely before you commit.
The forms owners, buyers, landlords and tenants do use
| Form | What it is | Who asks or gives it |
|---|---|---|
| Form B | Information Certificate on fees, levies, reserves, insurance and more | Owner, purchaser or authorized person requests it; the strata must provide it within one week, but may refuse to issue it until the fee is paid |
| Form F | Certificate of Payment, issued if the owner owes nothing, any debt has been paid into court or to the strata in trust, or satisfactory arrangements are made | Owner or purchaser requests it; the strata must issue it within one week if one of those conditions is met, and once arbitration, a Civil Resolution Tribunal claim or court proceedings have begun, paying a disputed amount into court or to the strata in trust allows it to be issued despite the dispute |
| Form K | Notice of Tenant's Responsibilities | Landlord gives it to the tenant before renting and gives the strata a signed copy within 2 weeks of renting |
For Form B, the fee is capped at $35 plus photocopying at up to 25 cents per page. For Form F, the fee is capped at $15, and a rush fee may apply if less than 7 days' notice is given. A Form F is current for 60 days.
If the strata has sections, ask both the strata corporation and the relevant section for the Form B and Form F. A buyer with an agreement to buy that is not yet conveyed can request a Form B, even while conditions remain.
The Province lists what buyers should review in a Form B: fees owed, approved special levies and due dates, expected budget overruns, the contingency reserve fund balance net of approved unspent expenditures, court, arbitration or tribunal proceedings, outstanding work orders and the insurance summary. Information in a Form B is binding on the strata corporation in its dealings with a person who reasonably relied on it.
Old forms that no longer apply
Form J, the rental disclosure statement, was repealed by B.C. Reg. 6/2023. The Form B item on the number of rented strata lots was repealed as of November 24, 2022. What remains for rentals is Form K. If a document or website tells you to file a Form J, it is out of date.
What to do next
- Do not file a Form D or Form E to report a new owner or tenant; they serve different purposes.
- Buying: ask for a Form B and check fees, levies, the reserve fund, insurance and attachments such as the rules and budget.
- Buying a new development: confirm that the council has obtained certain records from the developer and that new home warranty coverage is in place.
- Selling: request a Form F early, since the Land Title Office requires it to register a conveyance.
- Renting out: give your tenant the bylaws and Form K, and send the strata a signed copy.
- Need other strata records, such as minutes or bylaws? An owner can request them from the strata, which generally has 2 weeks to comply, or one week for bylaws and rules.
- Ask a lawyer if the strata asks for a form you do not recognize.
Frequently asked questions
Is Form D a notice of tenant in BC?
No. Form D is the Strata Corporation Change of Mailing Address, and it records a change to the strata corporation's mailing address. The tenant-related form is Form K, which the landlord gives the tenant.
Is Form E a notice of new owner?
No. Form E is the Certificate of Strata Corporation, which certifies that a resolution was passed at a general meeting and that an attached instrument conforms to it. The strata files it.
Who gives the strata a copy of the tenant form?
The landlord does. Within 2 weeks of renting, the landlord must give the strata a signed copy of Form K.
Which forms do I need when buying a strata lot?
Buyers usually review the Information Certificate (Form B), and the seller's side needs a Certificate of Payment (Form F) to register the conveyance. Your lawyer can confirm what applies to your strata.
Sources
- Strata Property Act (BC Laws), Part 4 — bclaws.gov.bc.ca
- Strata Property Regulation, B.C. Reg. 43/2000 — bclaws.gov.bc.ca
- Province of BC – Form B: Information Certificate — www2.gov.bc.ca
- Province of BC – Changes to strata legislation — www2.gov.bc.ca
- Province of BC – Paperwork for buyers and sellers — www2.gov.bc.ca
- Province of BC – Buying and selling strata — www2.gov.bc.ca
- Strata Property Act (BC Laws), Part 6 — 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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