How to Switch Strata Management Companies in BC: Step-by-Step

If your strata council is unhappy with its current management company, you are not locked in. Switching is more straightforward than most councils think — but doing it in the right order keeps the transition smooth and avoids gaps in service.

First, know what your contract says

Most strata management agreements in BC can be cancelled by the strata corporation with written notice — commonly 60 to 90 days, though the exact period is set out in your management contract. Before doing anything else, find your current agreement and read the termination clause. It will tell you how much notice you need to give and in what form.

Under the Strata Property Act, a strata corporation can also cancel a management contract by majority vote at a general meeting on two months' notice, regardless of what the contract says — this is a protection built into the legislation. Your management company cannot contract out of it.

Step 1 — Get council alignment

Before approaching new companies, make sure your strata council agrees on the decision. A switch affects every owner, so the council should be united on why the change is happening and what it is looking for in a new company. Document the specific issues with the current company — slow responses, poor financial reporting, high turnover of managers — so you can evaluate replacements against real criteria.

Step 2 — Find and shortlist replacement companies

This is where most councils struggle. Finding companies that are licensed, reputable, and actually accepting new clients takes time. A few things to look for when shortlisting:

• BCFSA licensing — every legitimate strata management company in BC must hold a current BCFSA licence. Confirm it.
• Building size fit — make sure they manage buildings of your size. A company focused on large high-rises may not give a small townhouse complex the attention it needs.
• Current availability — many companies are at capacity. Confirm they are actually accepting new clients before investing time in conversations.
• Service match — full management vs financial-only, after-hours emergency response, languages spoken by staff if your owners need them.

Use the StrataFinder directory to filter Metro Vancouver companies by building size, municipality, languages, and whether they are accepting new clients — which narrows a long list down to realistic options quickly.

Step 3 — Request proposals and interview

Contact your shortlist and request a proposal. A good proposal will set out the monthly management fee, what is included, what costs extra, how emergencies are handled, and who your assigned manager would be. Interview at least two or three companies. Ask specifically:

• Who will be our assigned strata manager, and how many other buildings do they handle?
• What is your typical response time to council and owner inquiries?
• How do you handle after-hours emergencies?
• What does the transition process look like, and how long does it take?

Step 4 — Approve the change at a general meeting

The decision to engage a new management company is typically made by the strata council, but cancelling the existing contract via the Strata Property Act's two-month provision requires a majority vote at a general meeting. Depending on your timing, this may be at your AGM or a special general meeting (SGM) called for the purpose. Your new company can guide you on the process — experienced firms handle transitions regularly.

Step 5 — Give notice and manage the handover

Once you have selected a new company and met the approval requirements, give written notice to your current company per the contract terms. The two companies will then coordinate the handover, which includes transferring:

• All financial records, bank account information, and reserve fund details
• The strata corporation's bylaws, rules, and meeting minutes
• Insurance policies and claims history
• Contracts with service providers (landscaping, cleaning, elevator maintenance, etc.)
• Owner and tenant contact information

A good incoming company will manage most of this for you. The outgoing company is legally obligated to hand over the strata corporation's records — they belong to the strata, not the management company.

How long does the whole process take?

From decision to handover, a typical switch takes two to four months — largely driven by the notice period in your contract and the timing of the general meeting needed to approve the change. Starting the search early, while you are still under your current contract, means the new company can take over the moment notice expires.

Common concerns

Will switching disrupt our building's operations?

A well-managed transition should be nearly invisible to owners. Services continue uninterrupted, and the main visible change is who owners contact and where they send their strata fees.

What if our reserve fund or finances are mid-year?

The incoming company takes over the existing financial position. There is no need to wait for a fiscal year-end — transitions happen at any point in the year.

Can the current company refuse to release our records?

No. The strata corporation's records are the property of the strata, and the outgoing company is legally required to transfer them. If they resist, this is a matter you can escalate to the BCFSA.