A special levy is an additional one-time assessment charged to strata lot owners to fund a specific major expense — most commonly a large repair or capital project that the strata’s reserve fund cannot cover. For many BC strata corporations, the need for a special levy is a sign that reserve fund planning has fallen behind the actual maintenance needs of the building. Understanding when special levies are required, how they work, and how to avoid them is important for strata councils and owners.
When Special Levies Are Required for Concrete Repair
Under the BC Strata Property Act, most expenditures above the contingency reserve fund spending limits — or expenditures for purposes not contemplated in the depreciation report — require owner approval by a three-quarters vote at a general meeting. For large concrete repair or parkade waterproofing projects, this threshold is frequently exceeded when the reserve fund does not have adequate funds to cover the full cost.
Special levies for concrete repair commonly arise in two scenarios: the strata has a depreciation report that underestimated the timing or cost of repairs (often because the assessment data was outdated), or the strata has consistently underfunded its reserve contributions and the reserve is inadequate to cover a repair that the depreciation report correctly projected. Our parkade condition assessment services provide the accurate cost data needed to prevent the first scenario.
How Special Levies Work
A special levy must be approved by a three-quarters vote of owners at a properly noticed general meeting. The notice must specify the purpose of the levy, the total amount, the contribution from each strata lot (typically calculated by unit entitlement), and the payment schedule. Once approved, the levy is enforceable against all owners — including those who voted against it.
Special levies can be paid as a lump sum or in installments over a period specified in the resolution. For large parkade repair projects where the levy amount is significant, installment payment options typically improve owner acceptance and reduce the number of owners who cannot pay promptly.
How to Avoid Special Levies: Reserve Fund Planning
The most effective way to avoid special levies for concrete repair is through accurate depreciation reports and adequate reserve fund contributions. A current condition assessment that accurately projects the timing and cost of parkade waterproofing and concrete repair provides the foundation for a reserve fund contribution schedule that funds these repairs without special levies.
Stratas that review and update their depreciation reports on the recommended 3-year cycle and adjust contributions accordingly rarely need special levies for foreseeable maintenance projects. Our concrete repair team provides condition assessments and cost projections that support accurate reserve fund planning. Visit our FAQ for more on special levy procedures and reserve fund planning.
Contact Miyagi Construction for a free site assessment at estimate@miyagiconstruction.com or call (778) 513-7471.
Additional Resources
For more information on concrete standards and construction safety in British Columbia, visit BC Housing and the WorkSafeBC for industry standards and guidelines.
Get a Free On-Site Assessment
Tell us about your project and we'll get back to you within 24 hours. No obligation, no pressure.
