What documents does my strata require before starting a bathroom renovation in a BC condo?

Most BC strata corporations require a formal renovation application, contractor insurance certificates, WorkSafeBC clearance, a detailed scope of work, and a proposed work schedule before approving any bathroom renovation. The specific requirements vary by building, but the core documentation package is remarkably consistent across Metro Vancouver strata corporations because property managers and strata councils have learned from decades of renovation-related disputes and damage claims.

The renovation application form is your starting point. Most Metro Vancouver strata corporations have a standardized form available from the property management company. If your strata does not have a formal form, submit a written request to the strata council outlining your renovation plans. The application should include a clear description of the work — for example, "full bathroom renovation including removal of existing tub/shower, installation of new curbless tile shower with Schluter Kerdi waterproofing membrane, new vanity, toilet replacement in same location, new tile flooring, and updated lighting." Be specific about what trades will be on site (plumber, electrician, tile installer, general contractor) and whether any plumbing or electrical rough-in changes are planned.

Contractor insurance documentation is the single most important requirement from the strata's perspective. Most Metro Vancouver strata corporations require your contractor to carry a minimum of $2 million in commercial general liability (CGL) insurance, and an increasing number of buildings now require $5 million. The insurance certificate must name your strata corporation as an additional insured for the duration of the project. This protects the strata corporation if your contractor causes damage to common property — a burst pipe flooding units below, damage to hallways from material deliveries, or injury to other residents. Your contractor should be able to provide this certificate from their insurance broker within a few business days.

WorkSafeBC clearance is the second critical document. A WorkSafeBC clearance letter confirms that your contractor has an active WorkSafeBC account and is in good standing with their premium payments. This matters because under BC law, if a worker is injured on your project and the contractor does not have WorkSafeBC coverage, you as the homeowner can be held liable for the claim. Request a current clearance letter dated within 30 days of your project start date.

Detailed plans or drawings showing the proposed layout are required by many strata corporations, especially if you are changing the bathroom layout. For a like-for-like renovation (new finishes, fixtures in the same locations), a written description with product specifications may suffice. For renovations that move plumbing fixtures, most strata councils want to see a floor plan showing existing and proposed fixture locations, drain routing, and any structural modifications.

A waterproofing specification is increasingly required in Metro Vancouver strata buildings. Your strata may require a written description of the waterproofing system being used (Schluter Kerdi, liquid-applied membrane such as RedGard, or equivalent), along with confirmation that it will be installed according to manufacturer specifications. Some buildings require a flood test of the shower pan before tile installation — the pan is filled with water and left for 24 hours to verify no leaks before tiling proceeds. Given Vancouver's humidity and the catastrophic consequences of water damage in multi-storey buildings, this is a reasonable requirement that protects both you and your neighbours.

Municipal permits — while not technically a strata document, most strata corporations require confirmation that you will obtain any required building, plumbing, or electrical permits from your local municipality before work begins. The City of Vancouver, Burnaby, Surrey, Richmond, and other Metro Vancouver municipalities require permits for any plumbing rough-in changes, electrical modifications, or structural work. Permit fees typically run $150 to $600 depending on scope.

Additional documents some strata corporations require include a proposed daily work schedule with specific start and end times (most buildings restrict renovation work to 8:30 AM to 4:30 PM weekdays, with no work on weekends or statutory holidays), an elevator booking form for material deliveries, a damage deposit ($500 to $2,000 is common, refundable after project completion with no damage to common areas), and a signed acknowledgement of the building's renovation rules.

Gather all documentation before submitting your application. Incomplete applications are the most common reason for delays — strata councils typically table incomplete requests until the next monthly meeting, adding 4 to 6 weeks to your timeline.