In British Columbia, the daily operation of a strata corporation depends on two key players: the strata council and the strata manager. Both are essential, but their roles are often misunderstood. Many owners assume the strata manager is “in charge,” while others think the council can delegate nearly every responsibility to the management company. In reality, the Strata Property Act clearly separates governance from administration.
Understanding these differences is critical for transparency, compliance, and effective community management. This article clarifies the boundaries between strata councils and strata managers, highlights common misconceptions, and explains how each can work together to build stronger strata communities.
1. The Legal Authority Lies with the Strata Council
Under section 26 of the Strata Property Act, the strata council must exercise the powers and perform the duties of the strata corporation, except those reserved for the owners. This means the council, not the manager, holds the legal authority to govern.
The council is an elected body of owners who make decisions by resolution. These decisions guide the management of the property, spending of funds, and enforcement of bylaws. The strata manager’s authority exists only through delegation from council and within the limits of the management contract.
This structure ensures accountability remains with the owners through their elected representatives.
2. Decision-Making vs. Administration
The most common confusion arises around who makes decisions. Councils make them. Managers carry them out.
A strata manager provides advice, organizes meetings, maintains records, and implements council directions. They can recommend actions, but they cannot decide matters such as bylaw enforcement, budgets, or legal disputes.
For example, if there’s a noise complaint or bylaw violation, the manager may collect details and draft a notice, but it is the strata councils that determines whether to proceed, what penalties apply, and how to resolve the issue.
When these boundaries blur, accountability disappears, and that’s when conflicts begin.
3. Financial Responsibility
Financial control is one of the clearest distinctions between a council and a manager. Under sections 98–105 of the Strata Property Act, the strata council is responsible for all financial decisions, including approving budgets, authorizing spending, and maintaining accounting records.
The strata manager may prepare draft budgets, process invoices, collect strata fees, and generate monthly financial reports, but always under the authority of council.
Owners often assume the manager controls the money, but legally, all funds belong to the strata corporation, which the council governs. This is reinforced through annual budgets, approved by a majority of owners at the AGM, and through special levies or contingency fund spending, which require a three-quarter vote.
If you have experience with money management, or simply value peace of mind about your fees, council service is a natural fit.
4. Fiduciary Duty – Who Really Holds It?
A widespread myth in BC strata governance is that strata managers owe fiduciary duties to the strata corporation.
They do not.
Fiduciary duty rests with the strata council, not the manager.
Council members must act honestly, in good faith, and in the best interests of all owners.
Strata managers, on the other hand, are licensed under the Real Estate Services Act (RESA) and have contractual and statutory duties, not fiduciary ones. Their obligations include honesty, care, and disclosure, but they operate as agents under contract, not as trustees of the corporation’s assets.
This distinction matters because it protects the democratic structure of strata governance. The council remains accountable to owners, while the manager remains accountable to the council through the management agreement.
5. Top 5 Misunderstood Responsibilities
Here are five areas where councils and owners most often misinterpret a manager’s role:
- Bylaw Enforcement – Councils decide whether a bylaw has been violated and what enforcement action to take. Managers only send letters or track fines after receiving council direction.
- Financial Decisions – Councils approve all budgets and expenditures. Managers handle transactions but cannot authorize spending.
- Maintenance and Repairs – Councils approve and prioritize work. Managers obtain quotes and coordinate vendors once authorized.
- Communication – Councils are accountable to owners. Managers distribute updates and notices but do not replace council communication duties.
- Dispute Resolution – Councils conduct hearings and decide outcomes. Managers can facilitate, but they do not mediate or adjudicate disputes.
When these responsibilities are properly divided, operations run smoothly, accountability is clear, and owners know who to approach with questions or concerns.
6. Common Frustrations Between Councils and Managers
Strata management relationships can become strained when expectations are unclear. Managers often express frustration with:
- Conflicting or changing council direction
- Micromanagement of administrative tasks
- Unrealistic demands outside contract scope
- Delayed council decisions that block progress
- Being blamed for council inaction or unpopular outcomes
Most of these issues can be prevented with open communication, clear management contracts, and regular council meetings where priorities are documented and confirmed.
7. Financial Oversight and Accountability
The Strata Property Act leaves no doubt about who manages the corporation’s finances: the strata council.
The financial hierarchy looks like this:
Owners → Strata Council → Strata Manager
Owners approve budgets and major expenditures.
Councils oversee implementation and maintain control of accounts.
Managers execute administrative and accounting functions under council authority.
This structure ensures transparency and prevents unilateral financial control by any one party.
8. Setting Boundaries for Success
Healthy working relationships between councils and managers depend on clear boundaries.
Councils should:
- Define the scope of the manager’s authority in the management agreement
- Document all council decisions in meeting minutes
- Provide timely approvals for invoices and actions
- Communicate consistently with owners to avoid misunderstandings
Managers should:
- Keep accurate records and financial statements
- Provide written recommendations, not verbal directives
- Ensure all instructions are documented and authorized
- Respect the council’s decision-making authority
The strata council is the governing body of the strata corporation. The strata manager is a professional service provider who assists the council in fulfilling its duties. Confusing those roles leads to poor governance, delayed decisions, and potential liability.
Join Sean Jordan, founder of StrataPress, and Thomas Beattie, CEO of OctoAI, for a webinar that clears the air on “who does what” in strata governance. You’ll get straight answers on council authority versus manager responsibilities, plus real-world tips to prevent role confusion and keep things running smoothly.
This session helps you:
- Avoid common power struggles and misunderstandings
- Set clear boundaries while building collaboration
- Improve communication, transparency, and trust across your community
About StrataPress Insights
StrataPress empowers property managers, strata councils, and self-managed communities across Canada with tools to simplify communication, automate document management, and improve transparency. Learn more at StrataPress.com.
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