Every strata corporation in British Columbia must hold an annual general meeting (AGM) each year. At that meeting, owners elect council members, vote on the annual budget, and may be asked to approve significant financial or governance decisions.
Before the meeting takes place, however, the strata must provide owners with proper notice. The Strata Property Act sets out specific requirements for what must be included with the AGM notice package. Understanding these requirements helps owners confirm that the strata is operating properly and helps buyers and Realtors assess whether meeting procedures have been handled correctly.
When reviewing strata documents, it’s important to confirm that AGM notice packages include all of the required materials. At Condo Clear, we review both the AGM minutes and the full notice packages together to ensure buyers and owners have a complete understanding of what was presented and approved.
1. Meeting Details
The AGM notice must clearly state the date, time, and location of the meeting.
If attendance by telephone or other electronic means will be permitted, the notice must also include clear instructions explaining how owners can attend and participate electronically. These details ensure that all eligible voters have a fair opportunity to participate in the decision-making process.
2. Description of the Matters to Be Voted On
The notice must describe the matters that will be voted on at the meeting. This is typically done through an agenda.
If any resolutions require a 3/4 vote, 80 percent vote, or unanimous vote, the proposed wording of those resolutions must be included with the notice package. Owners are entitled to review the exact wording of significant resolutions before the meeting so they can understand what they are being asked to approve.
In addition, if persons holding at least 20% of the strata’s votes have formally requested that a matter be included on the agenda, the strata must include that matter in the AGM notice package.
3. The Proposed Budget
For an AGM, the proposed budget for the upcoming fiscal year must be included with the notice package.
The budget outlines projected operating expenses, planned contributions to the contingency reserve fund (CRF), and the total amount that must be collected through strata fees. Because owners are required to vote on the budget at the AGM, it must be provided in advance so they can review it before casting their vote.
4. Financial Statements
The AGM notice package must also include financial statements.
These statements allow owners to compare what the strata budgeted in the prior year with what it actually spent, and to review the current balances of the operating fund and contingency reserve fund. Reviewing financial statements alongside the proposed budget provides important context for understanding whether the strata’s finances are stable and whether proposed changes are reasonable.
If you’re curious, the legislation that dictates what stratas must include with the AGM notice packages is set out in:
Other Items Often Included in AGM Packages
While the legislation sets minimum requirements, many strata corporations include additional documents to provide further context. These often include:
Although these documents are not strictly required, they can significantly improve transparency and help owners make more informed decisions.
The AGM is one of the most important governance events in a strata corporation’s year. Owners are voting on financial planning, leadership, and sometimes significant expenditures. When the required documents are included in the notice package, owners have the information they need to participate meaningfully in those decisions.
For buyers and Realtors reviewing strata records, AGM notice packages can also provide valuable insight into how the strata communicates with its owners and whether it consistently follows proper procedures.
At Condo Clear, we review strata documents every day and share these insights to help buyers and owners feel more confident navigating strata living. Sign up for our Strata Tip of the Week Newsletter to stay up to date with the latest strata news and articles.
That’s it for this week. If you have any suggestions for other topics you’d like us to cover, please let us know at [email protected].
Author: Mugurel Mic; Last Edited: February 27, 2026
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