Frequently Asked Questions

The Strata Property Act is provincial legislation that governs how the Strata Corporation must be operated.

A Strata Corporation is formed when land and buildings are subdivided such that parts of the total property are individually owned, and parts are jointly owned by a group of owners. The individually owned parts are called strata lots (in this case, your cottage). The jointly owned parts are called “common property.”

The Cottages Strata is classified as a bare land strata and is registered as British Columbia Strata 3022 (BCS 3022). As a bare land strata, the strata lot, including the cottage and property, is individually owned. However, the Strata Corporation may have rules and regulations that restrict changes to the strata lot (cottage or property). The Cottages common property is limited to the commonly held grounds such as the Treehouse amenities, sports courts, boat parking, parks and equipment, roads, streetlights, fences, and gates, etc. Therefore, you own your cottage and property and share in the ownership of the common property with all other owners.

The Strata Council is an elected group of owners who manage the common property of the strata corporation. The Strata Council makes all major decisions related to the Strata Corporation. If you would like to communicate with your Strata Council, you can email the Property Manager to direct your correspondence accordingly. Routine inquiries with established response protocols will be handled as quickly as possible by the Property Manager. Matters without such a protocol will be brought forward to your Strata Council at the next Council meeting.

Strata Council meetings are generally scheduled for the fourth Saturday of each month. Guests must be pre-scheduled by Council. Council also coordinates an Annual General Meeting (AGM) for all owners to attend, generally in April or May each year. All owners will receive 21 days' notification of an upcoming AGM by email from the Strata. Council Minutes will be distributed to owners within two weeks of a Council meeting by email. Minutes also contain important changes or information all owners should know; please read them carefully. Owners should maintain minutes for their records for a minimum of two years.

The Strata Property Act requires that once a year, all Owners gather to adopt a budget for the upcoming fiscal year, ratify the current rules, and elect a new Strata Council for the upcoming year. Other items, such as bylaws and special projects, may be discussed. It is very important to attend the Annual General Meeting to discuss agenda items and cast your vote regarding the operation of your Strata Corporation.

Bylaws and rules are guidelines that, unlike the Strata Property Act, are specific to our Strata Corporation. They govern Strata Corporation operations and resident behavior. Bylaws are set by a vote of the general ownership, and rules are set by the elected Strata Council. Residents must abide by the Bylaws and Rules; failure to do so will result in financial penalties.

You own your cottage unit and the property it is on, and you are directly responsible for its maintenance, including the exterior, yard area, garden, etc. There are bylaws that restrict changes to your cottage or property. When in doubt, it is best to ask your Property Manager about any required changes. There are also bylaws that require lawn and yard maintenance to a standard consistent with the initial development concept. Several owners use a lawn and garden maintenance service for their property, while others care for their properties themselves. In the winter months, if you are not using your cottage, you should maintain the heat between 10° – 15°C to prevent interior freezing of water pipes, etc., and ensure your garden hose is disconnected and turned off.

Living within a Strata Corporation means living in a community with others. Owners are urged to develop neighborly relationships, maintain a degree of tolerance, and try to work problems out amongst themselves. Refer to the Bylaws or Rules.

If you observe a Cottage owner, guest, occupant, or tenant of any strata unit violating a bylaw or rule, you should advise your Strata Council via the Property Manager. Such complaints must be in writing and include details such as the strata lot number, the bylaw infraction, and any evidence or information that will substantiate your complaint. Once you submit your concern/complaint, please be assured that your Council will handle it appropriately. For confidentiality reasons, Council is not able to share the results of your complaint with you.

Owners must purchase their own house insurance for their strata property. Coverage should include contents, third-party liability, upgrades, and deductible insurance. The Strata Corporation’s insurance policy is for the common property only.

The Ministry of Transportation maintains Columbia Valley Road during the winter months. However, due to budget limitations, snow removal tends to be limited to the holiday period between Christmas and New Year’s as budget permits. Within The Cottages, orange marker poles will be installed along the roadways from November to March to guide the snowplow through our curvy lanes. Please do not move the marker poles as they protect the grassy edge of our roadways.

Property taxes are charged by the Ministry of Finance, Property Tax Branch, Rural Property Tax department. The Strata Corporation is not involved with your property taxes. For information, search the BC Government Rural Property Tax pages online.