Strata fees and rental rules

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For many Whistler buyers, the strata and the rental rules matter as much as the home. This guide covers what strata fees pay for, which documents to request, what BC law now says about rental bylaws, and the layers of short-term rental rules in Whistler. All of it is general information, and none of it promises rental income or tax outcomes.

Last checked October 29, 2026. General information, not legal, tax or financial advice. Talk to an accountant or lawyer about your own situation.

What strata fees pay for

• Strata fees cover each owner’s share of the budgeted common expenses: the operating fund (for example utilities, landscaping, cleaning, minor maintenance, management and insurance) and contributions to the contingency reserve fund (CRF) for costs that occur less than once a year, such as a new roof.
• Owners approve the budget and fees by majority vote at the annual general meeting. Fees are normally split by unit entitlement, often based on size.
• Since November 1, 2023, the annual CRF contribution must be at least 10% of the amount budgeted for the operating fund. A seller is not entitled to a refund of CRF contributions on sale.
• A special levy is charged on top of monthly fees, needs at least a three-quarters vote of owners, and can follow an unbudgeted expense or an under-funded reserve.
• This guide does not quote Whistler fee levels, because they vary by building. Ask for the actual fee schedule, fee history and any approved or expected levies.

Documents to request

• Form B Information Certificate. The strata must provide it within one week of a request by an owner, purchaser or their authorized person, for a fee of up to $35 plus up to 25 cents per page. It discloses items such as monthly fees, amounts owed, approved special levies, expected budget overruns, the CRF balance, court or tribunal proceedings, parking and storage, and an insurance summary.
• The Form B comes with the rules, the current budget and the latest depreciation report. Bylaws are not on that list, so ask for them separately.
• Depreciation report. Stratas with five or more lots must get one every five years. A strata established before July 1, 2024 with no report since December 31, 2020 must obtain one before July 1, 2027 if it is outside Metro Vancouver, the Fraser Valley and the Capital Regional District, as Whistler is.
• Minutes and financial statements. Stratas keep minutes, budgets and financial statements for at least six years. The Act lets an owner, or a person authorized in writing by an owner, request records, so a buyer typically gets them through the seller or the agent.
• Insurance. Stratas must carry property and liability insurance at full replacement value, with liability of at least $2 million. Earthquake and overland flood cover are not mandatory, and earthquake deductibles can range from 10% to 20% of replacement value, according to the Province.

Rental bylaws in a strata

• Since November 24, 2022, a strata cannot have a bylaw that restricts residential rentals, and older rental-restriction bylaws are invalid.
• Strata short-term rental bylaws are still allowed. With a three-quarters vote, owners can limit or ban stays shorter than 90 days, with fines up to $1,000 for a breach under the Strata Property Regulation.
• A landlord must give a tenant the bylaws, the rules and a Form K, and give the signed Form K to the strata within two weeks.

Short-term rental rules: four layers

1. Zoning (RMOW). Nightly rental needs zoning for tourist accommodation or temporary accommodation. Residential-zoned land and employee housing units cannot be rented to tourists for any length of time.
2. Covenants and strata bylaws. Title covenants (such as Phase 1 and Phase 2) and strata short-term rental bylaws can restrict use even where zoning allows it. See ownership types.
3. RMOW business licence (Bylaw No. 2142, 2017). The RMOW lists a $25 application fee and $250 per guest unit per year for tourist accommodation; the hotel fee is $190 plus $10 per guest unit. For unlicensed tourist accommodation, the RMOW states fines of up to $3,000 per day, and open building permits must be closed before licensing. The RMOW says new ownership requires a new application, so a seller’s licence does not carry over, and it is the buyer’s responsibility to confirm compliance before buying.
4. Provincial registration. Since May 1, 2025, hosts, platforms and strata hotel platforms must be registered, and listings must show the registration number. Registration is per unit and renewed yearly. The Province lists $100 a year where the host lives in the unit and $450 where the host does not, each plus a $1.50 service fee. Whistler is on the list of municipalities exempt from the provincial principal residence requirement, but it must still register. That exemption does not make nightly rental allowed where Whistler zoning does not.

This guide could not confirm whether a provincial registration number carries over on sale. The Province lists ServiceBC at 1-833-828-2240 and STRregistry@sbc.gov.bc.ca for questions.

Rental pool fees and Tourism Whistler

The RMOW says rental pool and tree preservation covenants are the most common in Whistler. A 2019 Tourism Whistler fee document says all members pay common fees, and units used for nightly rental more than 14 nights a year, Phase 2 units, and Phase 1 units in the Town Centre also pay commercial fees. The dollar amounts in that document are dated, so this guide does not quote them; ask for the current fee category and amounts.

Property tax

The RMOW publishes its yearly tax rate summary for each property class (residential, business, recreation and others). Rates are set each year and the classification of a particular property matters, so ask for the current tax notice for the address rather than relying on a rate.

A checklist to bring to the seller

1. Form B, bylaws, rules, current budget and fee schedule.
2. Depreciation report and any engineering reports.
3. Minutes and financial statements, including special levy history.
4. Insurance summary, deductible and whether earthquake cover exists.
5. The registered covenants and the zoning for the address.
6. If rental is part of your plan: the RMOW licence status, the provincial registration status and the strata’s short-term rental bylaw.

Sources (checked Oct 29, 2026): BC: budgeting and strata fees; BC: contingency reserve fund; BC: special levies; BC: strata insurance; BC: depreciation report requirements; BC: Form B; BC: strata records; BC: changes to strata legislation; BC: short-term rental bylaws; Strata Property Act; Strata Property Regulation; BC: short-term rental legislation; BC: host registration; BC: principal residence requirement; RMOW: tourist accommodation licences; RMOW: business licences; RMOW: property taxes. Details change, so confirm with the operator or municipality.

Quick answers

What do monthly strata fees pay for?

They cover the strata’s budgeted common expenses, including the operating fund (utilities, landscaping, cleaning, insurance) and contributions to the contingency reserve fund for costs such as a roof replacement. Owners approve the budget by majority vote at the annual general meeting.

Must a strata contribute to a contingency reserve fund?

Yes. Since November 1, 2023, the annual contribution must be at least 10% of the amount budgeted to the operating fund.

How long does a strata have to give a Form B?

Within one week of a request by an owner, purchaser or authorized person. The maximum fee is $35 plus up to 25 cents per page.

Do all stratas need a depreciation report?

Stratas with five or more lots need one every five years, and the latest report is attached to the Form B. Older stratas without a report since December 31, 2020, outside Metro Vancouver, the Fraser Valley and the Capital Regional District, must get one before July 1, 2027.

Can a strata ban long-term tenants?

No. Since November 24, 2022, stratas cannot restrict rentals, and old rental-restriction bylaws are invalid. Short-term rental bylaws are still allowed with a three-quarters vote of owners.

Can I nightly-rent any Whistler strata unit?

No. The property must be zoned for tourist accommodation or temporary accommodation, and covenants and strata bylaws can add limits. The Resort Municipality of Whistler says residential-zoned property cannot be rented to tourists for any length of time.

What licences does a Whistler nightly rental need?

An RMOW tourist accommodation business licence and a provincial short-term rental registration. The RMOW lists $250 per guest unit per year; the Province lists $100 or $450 a year plus a $1.50 service fee.

Does the seller’s Whistler business licence transfer to the buyer?

The RMOW says new ownership of a business, including tourist accommodation, requires a new application. Call RMOW Business Licences at 604-935-8249 before you rely on rental use.

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