Strata Move-In and Move-Out Fees in BC: What to Check in Your Bylaws
If you are moving into or out of a condo or townhouse anywhere in the Lower Mainland or Fraser Valley, there is a good chance your strata corporation charges a moving fee, asks for a refundable deposit, or both. These charges catch a lot of people off guard because they are not set by the city or the province. Each strata sets its own, and the amount, the timing and the conditions can vary a lot from one building to the next.
The good news is that BC law puts some clear limits on how a strata can charge these fees. Knowing those limits, and knowing where to look in your building's documents, can save you an unpleasant surprise on your strata account after the boxes are unpacked.
This article is general information, not legal advice. For a dispute about your own building, check your bylaws and the resources linked below.
What BC law actually says about moving fees
A move-in or move-out fee is a type of user fee: a charge for using common property, such as the elevator, the loading bay, the lobby and the hallways. Section 110 of the Strata Property Act says a strata corporation must not impose user fees for the use of common property or common assets by owners, tenants, occupants or their visitors, other than as set out in the regulations.
The rules are in section 6.9 of the Strata Property Regulation. A strata can charge a user fee only if both of these are true:
- The amount is reasonable.
- The fee is written down properly, either in a bylaw or in a rule that has been ratified by the owners.
The regulation also says a fee can be a fixed amount or an amount worked out on a reasonable basis, such as recovering operating or maintenance costs, the number of users or the duration of use.
Notice what is not in the regulation: there is no fixed provincial maximum for a moving fee. You may see a specific dollar cap quoted online, but the legal test is reasonableness, not a set number.
Why "ratified" matters
Strata councils can make rules about the use of common property, but under section 125 of the Strata Property Act a new rule stops having effect at the next annual general meeting unless the owners ratify it by majority vote. So if a moving fee was introduced as a council rule and never ratified, it may not meet the requirements of section 6.9.
What the tribunal and courts have said
Most strata disputes in BC go to the Civil Resolution Tribunal (CRT). A few decisions show how the reasonableness test works in practice.
A fee can be reasonable in amount and still unfair in how it is applied. In The Owners, Strata Plan BCS 1721 v. Watson, 2018 BCSC 164, the BC Supreme Court upheld a CRT decision that two $100 moving fees were not reasonable and were significantly unfair. A departing roommate and a new one had each used the elevator to move personal belongings but had not moved any furniture, and the strata waited about two and a half years before charging the fees. The tribunal accepted evidence that typical moving fees fell in a range of $50 to $200, so the dollar amount itself was not the problem. The issue was charging the fee for a move that did not involve furniture, and the way the strata went about collecting it (British Columbia Law Institute summary).
"Move" usually means a real move. In Huang v. The Owners, Strata Plan BCS4348, 2024 BCCRT 993, a strata charged a $300 move-in fee after a family member dropped off about a dozen items, including a mattress and suitcases, at an empty unit. The bylaw talked about using the loading bay, locking off the elevator and moving furniture. The tribunal member found that a "move" in that context means moving a significant amount of furniture or large household items, and ordered the strata to reverse the charge (CRT decision).
CRT decisions turn on their own facts and on the wording of each building's bylaws, so treat these as examples of how the test is applied, not as a promise of how your own situation would be decided.
Where to find your building's moving rules
Before you book a moving date, get the actual bylaws and rules. Do not rely on what a previous owner, a neighbour or a listing told you.
- Buying: your Information Certificate (Form B) and the strata documents your realtor or lawyer collects should include the bylaws and rules. The regulation caps the Form B fee at $35 plus copying costs.
- Renting: under section 146 of the Strata Property Act, a landlord must give a prospective tenant the current bylaws and rules and a Notice of Tenant's Responsibilities (Form K) before renting a strata unit. Tenants are bound by the bylaws and rules even if the landlord forgets.
- Already living there: ask your property manager or strata council for the current consolidated bylaws and any rules that have been ratified since.
Who pays the fee if you rent?
Renters often ask whether a landlord can pass the strata's moving fee on to them. Section 7 of the Residential Tenancy Regulation lists the non-refundable fees a landlord may charge, and one of them is "a move-in or move-out fee charged by a strata corporation to the landlord." In other words, a landlord can pass along the fee the strata actually charges. It is worth asking for a copy of the strata's invoice or the bylaw so you know the amount matches.
Checklist: what to look for in the bylaws
When you read your building's moving bylaw or rule, look for these details:
| What to check | Why it matters |
|---|---|
| Fee amount, and whether it applies to move-in, move-out or both | Some buildings charge both, so a move between two stratas can mean two sets of fees |
| Refundable deposit and how it is returned | Know what inspection happens and who signs off on the lobby and hallways |
| Booking notice period | Many buildings require advance notice to reserve the elevator or loading bay |
| Permitted days and hours | Some buildings restrict moves on certain days or outside set hours |
| Elevator pads and lock-off | Find out who installs protection and who holds the elevator key |
| Required route | Some bylaws require moves through the loading bay or parkade, not the front lobby |
| Mover requirements | Some buildings ask for proof of the moving company's insurance before the move |
| Exemptions | Some bylaws exempt certain situations, such as first buyers from the developer |
Practical tips for moving day
- Book the elevator early, especially for end-of-month dates, when many leases turn over.
- Get confirmations in writing. An email from the property manager with your date, time slot and elevator booking avoids disputes later.
- Take photos of the elevator, lobby and hallways before and after the move, with timestamps. This is your best evidence if there is a question about damage or your deposit.
- Tell your movers about the building in advance: loading bay height, parking, elevator size and booking window. It helps them plan the truck, the crew and the timing.
- Ask for the insurance certificate early if your building needs one, so it is not a last-minute scramble.
Moving into or out of a strata?
In & Out Express provides residential moving across the Lower Mainland and Fraser Valley with 5-ton trucks, fully insured crews, careful handling and protection, and furniture disassembly and reassembly. If your building has a booking window, tell us when you request a move and we will plan around it. You can also see our moving services, learn why customers choose us, or read our guide on how to pack a kitchen without breaking anything.
Sources: Strata Property Regulation, B.C. Reg. 43/2000, ss. 4.4 and 6.9; Strata Property Act, s. 110; Strata Property Act, s. 125; Strata Property Act, s. 146; Residential Tenancy Regulation, B.C. Reg. 477/2003, s. 7; British Columbia Law Institute, summary of The Owners, Strata Plan BCS 1721 v. Watson, 2018 BCSC 164; Civil Resolution Tribunal, Huang v. The Owners, Strata Plan BCS4348, 2024 BCCRT 993 (all accessed October 22, 2026).