Renovating a Condo or Townhouse in Vancouver: Strata Approval, Permits and What to Send Council

If you own a condo or townhouse, a renovation has two sets of rules to clear: your strata's, and the City's. Here is how they fit together in Vancouver, what the Strata Property Act says, what to send your strata council and in what order. Every rule below comes from a source we list at the end, and we checked each one on October 29, 2026. Your building's own bylaws come first, so read them before you plan.

Do I need strata approval to renovate my condo in Vancouver?

Often yes. The Standard Bylaws in the Strata Property Act require you to get the strata corporation's written approval before altering the structure of a building, its exterior, doors or windows that front the common property, common property inside your unit's boundaries, or the parts of your unit that the strata must insure. Alterations to common property, including limited common property such as a balcony or patio, need written approval too.

Two cautions. First, the Standard Bylaws apply only where a strata has not replaced them, and the Province notes they can be amended. Second, many stratas add their own rules. The Province says bylaws may require written permission from the strata council before you make changes to your unit, such as moving walls, changing flooring or making plumbing or electrical changes, often called alteration agreements. So ask your strata manager for the current bylaws and any alteration form before you spend money on drawings.

Can a strata council refuse my renovation?

Not unreasonably. For an alteration to your own unit, the Standard Bylaws say the strata corporation must not unreasonably withhold its approval. It may, as a condition, require you to agree in writing to take responsibility for any expenses relating to the alteration. For common property, including limited common property, the bylaws say the same thing about the written agreement: the strata may require it as a condition of approval.

Approving alterations is one of the strata council's listed duties, according to the Province. Some changes go further. Section 71 of the Act says a strata corporation must not make a significant change in the use or appearance of common property unless owners approve it by a 3/4 vote at an annual or special general meeting, or there are reasonable grounds to believe an immediate change is necessary to ensure safety or prevent significant loss or damage. Associa, a B.C. strata management firm, says alterations to limited common property and common property will most likely need that 3/4 vote. A balcony enclosure or an exterior window change is the kind of request that can end up there.

What should I send my strata council?

Send a complete package, because a council can only approve what it can see. A strata management firm in B.C. says a council should obtain these items as a condition of approval:

That list comes from Associa's guidance to councils, not from the Act, so your building may ask for more or less. Associa also explains the council's side: the building is the strata's insurable interest, and losses, repair costs, higher premiums and deductibles fall on every owner. That is why councils ask for insurance details and for the work to be described in writing. Ask any contractor, us included, to supply their insurance details for your package.

What are the rules on working hours and noise?

The hours come from your strata's bylaws and rules, not from one province-wide schedule. The Standard Bylaws do say an owner must not use a strata lot or common property in a way that causes unreasonable noise. Beyond that, Green Building Canada notes that work hours in condos are usually limited to minimize disruption for other residents, which can slow progress and add labour cost, and that getting materials in and rubbish out takes longer than at a house.

That is why the work schedule in your package matters. Put the start date, the days and hours your building allows, when noisy demolition will happen, how materials will come up in the elevator and where waste will go. Councils are far more comfortable approving a plan they can read.

Do I need a City of Vancouver permit for a condo renovation?

You need a permit if the work installs or moves plumbing, electrical or gas lines, or moves an interior wall. The City's Renovate a home page says replacing fixtures, cabinets and flooring does not need a permit, and neither does painting the inside of your home. If you are not sure, the City asks you to contact its Development and Building Services Centre and describe your proposal.

Condos and rental apartment units can use the City's Residential Renovation Fast Track, which issues permits within one week for simple residential renovations under $250,000. Updating bathrooms and kitchens, updating plumbing or electrical, and removing non-load-bearing walls are eligible. Work that needs structural alterations, or that is worth more than $250,000, is not eligible. Our pricing page lists a Residential Permit Package, and engineer letters for structural changes, if you want us to prepare the drawings and submit them.

In what order should I do all this?

Start with the strata, because it is the step most likely to set your start date. Green Building Canada says strata approval can delay your start by weeks or even months, particularly in high-rise buildings. A workable order looks like this:

1. Get your strata's bylaws and alteration form. Ask your strata manager, and note whether common property or a balcony or window is involved.
2. Get an on-site quote and a scope in writing. Your contractor measures, confirms what moves and tells you whether a City permit or an engineer's letter is needed.
3. Prepare the drawings and the package. Use the table above, and add the permit if one applies.
4. Submit the request to council, through your strata manager. Include a proposed work schedule. If the change needs a 3/4 vote, ask when the next general meeting is.
5. Apply for the City permit. Ask your council whether it wants the permit before approval or alongside it, since some ask to see it with the package.
6. Get the approval in writing, with its conditions. That includes any written responsibility agreement for the expenses of the alteration.
7. Book the trades and the elevator, then start. Keep a copy of the approval on site.

Permits and strata approval often run side by side, so the whole order can overlap. The one rule that does not move: nothing starts until the approval is in writing.

Frequently asked questions

Do I need strata approval to renovate my condo in Vancouver?

Often yes. Under the Standard Bylaws you need the strata corporation's written approval before altering the structure of a building, the exterior, common property or the parts of your unit the strata insures. Many stratas also require written permission for moving walls, changing flooring or changing plumbing or electrical. Read your own bylaws first, because a strata can amend the standard ones.

Can a strata council refuse my renovation?

Not unreasonably. The Standard Bylaws say the strata corporation must not unreasonably withhold approval for an alteration to a strata lot. It can ask you to agree in writing to take responsibility for any expenses relating to the alteration.

What should I send my strata council?

A strata management firm in B.C. lists drawings and specifications, permits and any engineering report, your contractor's contact details and insurance coverage, a work schedule with expected noise and garbage removal, and a signed indemnity agreement. Ask your council or strata manager whether your building has its own form.

Do I need a City of Vancouver permit for a condo renovation?

You need one if the work installs or moves plumbing, electrical or gas lines, or moves an interior wall. Replacing fixtures, cabinets and flooring does not need one. Condos can use the City's Residential Renovation Fast Track, which issues permits within a week for simple work under $250,000.

How long does strata approval take?

It varies by building. One Vancouver renovation guide says strata approval can delay your start by weeks or even months, particularly in high-rise buildings. Send your request early and complete.

If you are planning work in a condo or townhouse, we can help you build the package before you send it. Book an on-site quote with Westrade Projects and we will look at the unit, talk through what your strata is likely to ask for, and give you a written scope you can attach to your request.

Questions people ask