Moving into a strata building in Metro Vancouver involves more administrative steps than a typical house move. One of the most common questions — and one of the most misunderstood — is the strata move-in deposit. How much can they charge? Is it refundable? What does BC law actually say?
This guide covers everything renters and owners need to know about strata move-in deposits in BC, including the legal limits, how to protect yourself, and what to do if the strata does not return your deposit.
What Is a Strata Move-In Deposit?
A strata move-in deposit (sometimes called a move-out deposit or moving deposit) is a refundable amount collected by the strata corporation before you move in or out of a strata building. Its purpose is to cover potential damage to common property — hallways, elevators, lobby floors, walls — that can occur during a move.
The deposit is held by the strata and returned after the move, provided no damage occurred to common property.
What BC Law Says About Strata Move-In Deposits
The BC Strata Property Act and its regulations govern what strata corporations can and cannot charge in connection with a move.
The Legal Maximum
Under the Strata Property Regulation, a strata corporation can charge a move-in or move-out deposit of up to:
- $750, or
- One-half of one month's rent (for rental units), whichever is less
This is the maximum. A strata cannot charge more than this amount as a deposit.
Deposits Must Be Refundable
The deposit must be refundable. A strata cannot charge a non-refundable move-in fee under BC law. If a strata bylaw requires a non-refundable fee, that bylaw may be unenforceable under the Strata Property Act.
This is a common point of confusion. Some strata buildings have outdated bylaws that reference non-refundable fees. If you are charged a non-refundable amount, ask the strata manager to cite the specific bylaw and cross-reference it against the Strata Property Act. You can also contact the Civil Resolution Tribunal (CRT) for guidance.
The 30-Day Return Rule
The strata must return your deposit within 30 days of the move, unless there is documented damage to common property. If damage occurred, the strata must provide an itemized statement of deductions within that same 30-day window.
If the strata fails to return the deposit within 30 days without justification, you have recourse through the Civil Resolution Tribunal.
Move-In Deposits vs. Security Deposits: What Is the Difference?
These are two separate things and are often confused.
Strata move-in deposit: Paid to the strata corporation. Covers potential damage to common property during the move. Maximum $750 or half a month's rent. Governed by the Strata Property Act.
Security deposit (damage deposit): Paid to your landlord. Covers potential damage to the rental unit itself. Maximum one-half of one month's rent. Governed by the BC Residential Tenancy Act.
If you are renting in a strata building, you may be required to pay both — one to the strata and one to your landlord. They are separate amounts for separate purposes.
What Strata Bylaws Can Require for a Move
Beyond the deposit, strata bylaws commonly include rules about:
Elevator Booking
Most strata buildings in Metro Vancouver require you to book the elevator or freight elevator in advance for your move. This is typically done through the strata manager or property management company.
How to book:
- Contact the strata manager at least 1 to 2 weeks before your move date
- Request a specific time slot for elevator use
- Confirm the duration — most buildings allow 2 to 4 hour blocks
- Ask about any restrictions on move times (many buildings prohibit moves on Sundays or statutory holidays)
Moving without a booking can result in a fine under the strata bylaws. Your moving company cannot hold the elevator for you without a confirmed booking.
Move Times
Many strata buildings restrict moves to specific hours — typically Monday to Saturday, 8 AM to 5 PM or 9 AM to 6 PM. Moves outside these hours may be prohibited or require special approval.
Confirm the permitted move times with your strata manager before booking your movers. Your moving company needs to know the window they are working within.
Parking and Loading
Strata buildings often have designated loading zones or parking areas for moving trucks. Confirm where your movers can park and whether a parking permit is required. Some buildings require you to reserve the loading bay separately from the elevator.
Protective Coverings
Some strata corporations require elevator pads or floor coverings to be in place during a move. Ask whether the strata provides these or whether you need to arrange them. Professional moving companies typically carry elevator pads and floor runners.
How to Protect Yourself When Paying a Strata Move-In Deposit
Get Everything in Writing
Before you pay the deposit, ask the strata manager for:
- The specific bylaw that authorizes the deposit
- The exact amount being charged
- The conditions under which deductions can be made
- The process and timeline for returning the deposit
Document Common Property Before Your Move
On move-in day, walk through the common areas your movers will use — the lobby, hallways, elevator, and loading area — and photograph any existing damage. Send the photos to the strata manager by email the same day. This creates a timestamped record that protects you if the strata later claims damage was caused by your move.
Confirm the Return Process
Ask the strata manager how the deposit is returned — by cheque, e-transfer, or applied to your strata fees — and confirm the timeline. Follow up in writing if you have not received it within 30 days.
What to Do If the Strata Does Not Return Your Deposit
If 30 days have passed and you have not received your deposit or an itemized statement of deductions:
- Send a written request to the strata manager by email, citing the 30-day requirement under the Strata Property Act
- Escalate to the strata council if the manager does not respond
- File a dispute with the Civil Resolution Tribunal (CRT) at civilresolutionbc.ca — the CRT handles strata disputes in BC and the process is designed to be accessible without a lawyer
- Contact the Strata Housing Branch of BC Housing for guidance on your rights
Keep all documentation — your original payment receipt, the move-in photos, and all correspondence with the strata.
Strata Move-In Checklist for Metro Vancouver
Use this checklist when moving into a strata building:
- Contact strata manager at least 2 weeks before move date
- Book elevator or freight elevator for your move time slot
- Confirm permitted move hours and days
- Confirm loading zone or parking for moving truck
- Ask about protective covering requirements (elevator pads, floor runners)
- Pay move-in deposit and get a receipt
- Photograph common areas before movers arrive
- Email photos to strata manager on move-in day
- Confirm deposit return process and timeline
- Follow up if deposit not returned within 30 days
How Professional Movers Help with Strata Moves
Experienced movers in Metro Vancouver are familiar with strata building requirements. A good moving company will:
- Work within your booked elevator time slot
- Bring elevator pads and floor protection
- Park in the designated loading area
- Handle furniture carefully through hallways and doorways to avoid wall damage
- Complete the move within the permitted hours
When you book movers, tell them upfront that you are moving into or out of a strata building. Provide the elevator booking time, the permitted move hours, and any specific building requirements. This allows them to plan the move efficiently within your window.
For a complete guide to moving into a condo or strata building in Metro Vancouver, read our condo moving guide.
When you are ready to book professional movers, get a free quote from 4 You Moving. We serve Vancouver, Burnaby, Surrey, Richmond, North Vancouver, and the surrounding Lower Mainland.
4 You Moving serves Metro Vancouver and the Lower Mainland. Call 778-200-8825 or request a free quote online.