Dear Tony: In order for us to sell our condo, our strata recently forced us to pay $1,500 in fines for an alteration that we did not make to the exterior of our condo; it was made by a previous owner and was not disclosed to us by the strata when we purchased.
Unfortunately, we did not know the amount was owing until the Form F Payment Certificate was requested a few days before our sale. This seems to be a serious problem with condo sales and leaves sellers vulnerable to the claims of stratas or managers.
Carla D., Nanaimo
Whether listing a home for sale or confirming the debt status of a strata lot, an owner may request a Form F Payment Certificate at any time. The certificate is valid for 60 days from the date of issue and provides an excellent opportunity to review any financial claims that a strata corporation may have against a strata lot.
The certificate must be provided by the strata corporation or strata manager contracted to provide the service within seven days of the request being received, and the strata may charge up to $15 for the form. By requesting the form early, the owner has the ability to dispute the charges and avoid paying any rush fees for a form request of less than seven days.
Sellers have always had the ability to challenge the charges claimed on a Form F, but the time and costs involved were often barriers. With the Civil Resolution Tribunal in effect, owners now have a convenient and simple access to be able to dispute a claim if they cannot resolve it directly with their strata.
A certificate must not include claims of damages, including insurance deductibles, against an owner that have not been determined by a court, by arbitration or by the civil resolution tribunal, but it may include strata fees, special levies, permitted interest, fines or user fees, or claims for work orders. Sellers need to know what they owe and the nature of the claim.
If there is a dispute over the amount claimed, an owner can now pay the disputed amount to the strata corporation in trust, giving an initiating notice under the Civil Resolution Tribunal Act. If you are considering selling, request a Form F early. Review the amounts claimed — the strata corporation must disclose the details.
If you want to dispute the amount through the tribunal, go to civilresolutionbc.ca and start a CRT proceeding. Use the solution explorer first to determine if there are easier options for resolving the dispute, including a hearing with council. There are sample letters to help you dispute the claims.
If the matter cannot be resolved, start a CRT action. Pay the amount in trust to the strata corporation if your sale is imminent and you require the Form F for the transaction, or include the amounts on your CRT claim if you have time to resolve the dispute.
Tony Gioventu is executive director of the Condominium Home Owners Association
