The Cost of Owning | Strata Fees
What strata fees actually cost
The number that turns a mortgage you can afford into one you cannot. Here is the measured median by city, what drives the differences, and why a low fee is not automatically good news.
The short answer
The median monthly strata fee on a newly built ground-oriented home in the region is $369, or $4,428 a year. That figure comes from the 656 of 1,412 active listings that state a fee, which is 46% of them. Townhouses run $370 and half duplexes $365.
- Regional median
- $369
- Per year
- $4,428
- Townhouse median
- $370
- Half duplex median
- $365
About the sample on this page
Strata fee is not a required field, and 245 of the active listings are freehold with no strata at all. So every figure here is drawn from the 656 listings that state a fee, which is 46% of the market. The sample size is printed beside each city rather than left out. Cities where fewer than five listings state a fee are not shown, because a median of three is not a market fact.
Median monthly fee by city
- North Vancouver 34 of 39 state a fee $571
- Pemberton 5 of 13 state a fee $528
- Vancouver 173 of 547 state a fee $468
- Port Moody 5 of 5 state a fee $463
- Richmond 63 of 94 state a fee $434
- Squamish 17 of 20 state a fee $414
- Port Coquitlam 5 of 12 state a fee $402
- Coquitlam 75 of 95 state a fee $397
- Delta 8 of 43 state a fee $368
- Burnaby 26 of 127 state a fee $356
- Abbotsford 26 of 52 state a fee $336
- Surrey 86 of 164 state a fee $314
- New Westminster 9 of 10 state a fee $288
- Langley 55 of 79 state a fee $282
- Mission 28 of 48 state a fee $266
- Maple Ridge 9 of 14 state a fee $250
- Chilliwack 15 of 19 state a fee $90
Measured across 656 listings that state a fee on .
Townhouse against half duplex
| Townhouse in a complex | Half duplex | |
|---|---|---|
| Median monthly fee | $370 | $365 |
| Listings stating a fee | 611 of 721 | 43 of 670 |
| Owners in the strata | Usually dozens to hundreds | Usually two |
| What the fee typically covers | Grounds, management, insurance, waste, snow, and any shared amenities | Insurance on the shared elements, and little else |
| Contingency reserve | Professionally managed, with a depreciation report behind it | Small, and sometimes barely funded at all |
| Who decides on a major repair | The strata council and an owners vote | You and one neighbour |
What the fee is paying for
The most common items listed against the strata fee across the active set. The first four are basic upkeep that almost every complex carries. The ones further down are what separate a $260 fee from a $570 one.
- Maintenance Grounds 553 listings
- Trash 530 listings
- Management 514 listings
- Snow Removal 484 listings
- Sewer 182 listings
- Water 177 listings
- Clubhouse 175 listings
- Bike Room 167 listings
- Exercise Centre 126 listings
- Hot Water 125 listings
Reading a fee properly
Works well if
- ✓ A fee that funds a contingency reserve the depreciation report says is adequate
- ✓ Complexes where the fee covers items you would otherwise pay separately, such as water or hot water
- ✓ Buyers who would rather pay steadily than face a large special levy
Does not work if
- ✕ The fee is unusually low for a complex with a pool, an elevator, or underground parking
- ✕ The contingency reserve is thin and the building is approaching its first major maintenance cycle
- ✕ The fee has jumped repeatedly in recent minutes with no explanation
Read before you remove subjects
- → The Form B information certificate, which states the current fee and any levy already approved
- → The depreciation report, which forecasts what needs replacing and when
- → The last two years of strata minutes, where the real problems get discussed
- → The contingency reserve balance against the size and age of the complex
Common questions
What is a typical strata fee for a townhouse in Metro Vancouver?
The median across newly built townhouses is $370 a month, measured from 611 listings that state one. It varies far more by complex than by city: a development with a pool, a gym, and a clubhouse costs several times what a small complex with grounds maintenance alone does.
Why is the half duplex fee so much lower?
Because a half duplex strata usually has two owners and no shared amenities. The median is $365 against $370 for townhouses. There is no management company, no clubhouse, and often little more than insurance on the shared elements.
Does a low strata fee mean I am saving money?
Not necessarily, and this is the most common mistake buyers make. The fee funds the contingency reserve, which is what pays for the roof, the envelope, and the mechanical systems when they need replacing. A fee set too low today usually means a special levy later, and that arrives as a single large bill rather than a monthly one.
How do I check whether a fee is reasonable?
Read the strata documents, which is the whole point of the subject condition. The Form B, the depreciation report, the last two years of minutes, and the contingency reserve balance together tell you whether the fee is doing its job. An agent or lawyer will review them with you.
Why do less than half of listings show a fee?
Because it is not a required field, and because 245 of the active listings are freehold with no strata at all, so there is nothing to state. This page publishes the sample size beside every figure rather than presenting a partial count as a complete one.
What is the median strata fee across the whole region?
$369 a month, or $4,428 a year, measured from 656 of 1,412 active listings that state a fee. That is 46% of the market this hub tracks, since strata fee is not a required field on a listing and many owners leave it blank.
Which city has the highest median strata fee?
North Vancouver, at $571 a month, measured from 34 of 39 active listings that state a fee. Cities with fewer than five listings stating a fee are left out of this ranking entirely, because a median built from so few homes is not a reliable market figure.
What should I read before removing subjects on a strata purchase?
The Form B information certificate, which states the current fee and any levy already approved. The depreciation report, which forecasts what needs replacing and when. The last two years of strata minutes, where the real problems get discussed. And the contingency reserve balance measured against the size and age of the complex.
Buying into a small strata instead
A four-unit multiplex is priced differently from a condo building, and some of the checks above do not apply. A strata with fewer than five lots is exempt from the depreciation report requirement, so there is no forecast document to read. Our strata fees for a new multiplex page covers what to look at instead, and the strata ownership hub covers the rest of running a building that size.
Where these figures come from
- VanPlex active listings, MLS® data
Active townhouses, half duplexes, and row houses built in the last two years across Metro Vancouver and the Fraser Valley.
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See the homes behind these numbers
Every figure on this page comes from listings you can open. Search the full set of newly built townhouses, half duplexes, and row houses, and filter by price, bedrooms, freehold or strata, pets, and parking.