Pending levies and strata lawsuits don't make a sale impossible — they make disclosure, documentation, and pricing the keys. Here's what your buyer's lawyer will look for.
In brief
Pending special levies and strata litigation must be disclosed via the Form B Information Certificate, depreciation report, and your Property Disclosure Statement. They lower your sale price by roughly the buyer's share of the expected cost, but with full disclosure and current documents, the sale itself isn't blocked. BC's depreciation-report compliance deadline of July 1, 2026 makes documentation more important than ever.
Strata buyers and their lawyers go straight to the documents. A clean Form B with no surprises sells; a Form B with undisclosed surprises (pending levy, litigation, missing depreciation report) tanks a deal at the last minute. The fix is to get your documents in order before you list, price for what's actually disclosed, and let the buyer decide on full information.
The Form B is the standardized Strata Property Act disclosure document a strata produces for buyers and sellers. It includes: monthly strata fees, approved or anticipated special levies, contingency reserve fund (CRF) balance, liens, parking and storage allocation, insurance summary, and whether the strata is currently party to litigation.
Mandatory attachments: the strata's rules, the current budget, and the most recent depreciation report. The strata must provide the Form B within 7 days of request, for a maximum fee of $35 plus $0.25 per page of attachments.
Yes — twice over. The Form B will show approved or pending special levies, and your Property Disclosure Statement (if you complete one) asks directly about levies, contingency reserve shortfalls, and lawsuits.
Concealing a pending levy is misrepresentation. Even if you decline to complete a PDS, the Form B alone makes any active levy visible to the buyer's lawyer — and they will look. The honest path is to disclose, price for the impact, and let the buyer decide.
A depreciation report is a long-term capital-planning document that identifies the building's major components, estimates their useful lives, and projects when they'll need replacement. BC now requires stratas with 5 or more lots to obtain depreciation reports on a stricter cycle.
The critical deadline: Metro Vancouver, Fraser Valley, and Capital Regional District stratas must comply by July 1, 2026. Coquitlam, Port Moody, and Port Coquitlam are all in Metro Vancouver. If your strata's report is outdated or non-existent, buyers and their lawyers will treat that as a risk — and a price-negotiation point.
Most buyers will reduce their offer by roughly the buyer's expected share of the levy, sometimes more if the levy signals deeper building problems (e.g. envelope failure, plumbing replacement). On a $700,000 unit with a $25,000 levy share, expect offers to come in around $25,000 lower than they would without the levy.
The exception: if you pay the levy off before closing, the unit can be marketed and priced as 'levy paid by seller.' Many sellers find that paying the levy is cleaner than negotiating against it twice — once on price, once on credit at closing.
Disclose, characterize, and price accordingly. The Form B shows active litigation; the buyer's lawyer will review the strata's minutes for context. Some litigation is minor (a dispute with a vendor); some is serious (envelope, structural, or insurance disputes that could trigger large future levies).
Buyers and their lawyers vary in tolerance. Some will walk; others will simply price the risk into their offer. Either way, hiding it doesn't work — it will be found before closing, and a discovered concealment kills the deal and opens you to a misrepresentation claim.
Run the math both ways. Paying it before listing usually nets a cleaner sale at a slightly stronger price; the levy comes out of your proceeds anyway. Passing it to the buyer keeps cash in your pocket today but invites the buyer to negotiate the price down by more than the levy.
On a smaller levy (under ~$15,000), most sellers pay. On larger ones, it can go either way — but transparency in the listing description ('Levy of $X paid by seller' or 'Levy of $X to be paid by buyer — priced accordingly') often wins more interest than silence.
Can I sell a condo that has a pending special levy?
Yes — pending levies are common and saleable. Disclose them on the Form B and Property Disclosure Statement, price accordingly, and the sale itself isn't blocked.
What's a Form B and how do I get one?
It's the Strata Property Act information certificate disclosing fees, levies, contingency reserve balance, parking/storage, insurance, and litigation. Request it from your strata council or property manager — they must provide it within 7 days for max $35 + $0.25/page.
When does my strata need a depreciation report?
Stratas with 5+ lots in Metro Vancouver, Fraser Valley, and Capital Regional District must comply by July 1, 2026. If your strata's report is outdated or missing, that's a sale risk you'll want to address before listing.
Do I have to fill out a Property Disclosure Statement if my strata has a levy?
The PDS isn't legally mandatory in BC, but if you decline to complete one, buyers usually read that as a red flag and the Form B will surface the levy anyway. Honesty is the practical play.
How much will a special levy reduce my sale price?
Most buyers reduce their offer by approximately their share of the levy, sometimes more if the levy signals deeper building issues. Roughly $25,000 off the offer on a $25,000-per-unit levy is typical.
What about strata litigation — will it kill my sale?
Not necessarily. Disclose it on the Form B and in the listing description, characterize the issue plainly, and price for the risk. Some buyers walk; others price it in. Hiding litigation kills deals at closing and exposes you to misrepresentation claims.
Can I sell my unit during a special-levy approval vote?
Yes, but timing matters — if you sell before the vote, the buyer inherits the contingent levy; if you sell after, the levy is approved and certain. Most sellers find it cleaner to wait for the vote and disclose the outcome on the Form B.
I'll give you an honest, no-obligation read on your home, the market, and your options — and a clear plan. That's a conversation, and it's free.
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This page is general information, not legal, tax, or financial advice, and figures are current as of May 2026 and subject to change. Every home and situation is different — confirm specifics with a qualified real estate lawyer, accountant, or the relevant authority (BC Government, CRA) before acting. Sebastian Czarkowski is a licensed REALTOR® (BCFSA), not a lawyer or tax advisor.