Thinking about a home in a Cumberland subdivision where you own your lot but also share roads and services with neighbors? You may be looking at a bare land strata. It is a popular way to build community and manage shared costs, but it comes with rules and responsibilities you need to understand. In this guide, you will learn how bare land strata ownership works in British Columbia, what to expect in the Comox Valley, and the key documents to review before you buy. Let’s dive in.
What is a bare land strata?
A bare land strata is a subdivision where each owner holds title to a parcel of land called a strata lot. You own the lot and any buildings on it. You also share ownership of common property through the strata corporation.
In BC, bare land strata communities are created and governed under the Strata Property Act and related regulations. When the plan is registered, a strata corporation is formed to manage the common property and common assets shown on the strata plan.
The strata plan and the Title on file with the Land Title Office describe lot boundaries, common property like private roads or shared drainage, and the schedule of unit entitlements that sets your voting power and share of common expenses.
Bare land vs condo vs fee simple
Buying in a bare land strata is different from a traditional apartment or condo strata and from fee-simple ownership.
- Compared with condos: In a condo, you own the interior of a unit and the corporation often maintains the building exterior and structure. In a bare land strata, you own the land and your home. The corporation usually maintains shared roads and services while you maintain your house and yard.
- Compared with fee simple: Fee-simple homes do not have a strata corporation. In a bare land strata, you share costs for common infrastructure through strata fees and follow bylaws set by an elected council.
- Practical impact: You get shared rules and collective planning, which can help with predictability for roads and services. You also accept community standards and the possibility of special levies voted by owners for big projects.
Bylaws and rules you will see
Bare land strata bylaws vary by community. Expect rules that speak to exterior care and daily use.
- Exterior changes: Many stratas require approval before changing siding, paint colors, fences, decks, sheds, or driveways.
- Landscaping: Owners usually must keep lots tidy and safe. Some bylaws address tree trimming and invasive species removal.
- Parking: Rules often cover guest parking, street parking inside the plan, and storage of RVs or commercial vehicles.
- Pets and rentals: Some communities set limits or registration rules. Always read the registered bylaws and amendments.
- Noise and use: Bylaws often regulate noise, outdoor storage, barbecues, and fire pits for safety.
- Exclusive use: The council can grant exclusive use of a part of common property, like a strip of lawn or a parking area, usually with maintenance duties assigned to the user.
Maintenance: who does what?
In a bare land strata, responsibilities are shared between the corporation and the owner. The exact split is set by the strata plan, bylaws, and any exclusive-use agreements.
- Strata corporation often maintains: private roads and drive aisles shown on the plan, shared stormwater systems or drainage swales, communal septic or water systems if present, fencing or signage on common property, and common-area landscaping.
- Owners often maintain: the home, garage, and accessory buildings on their lot; driveways and private patios; and yard landscaping within the lot boundaries.
- Variations: Some communities shift more care to the strata or to owners. Always confirm in the registered bylaws and the insurance summary.
Fees, CRF, and special levies
You will pay regular strata fees that cover operating costs like road upkeep, landscaping of common areas, snow removal where provided, and contributions to the contingency reserve fund, often called the CRF. The CRF is the savings account for big-ticket repairs or replacements, such as road resurfacing or major drainage upgrades.
If the CRF is not enough for a large project, owners may vote for a special levy. Many stratas also use a depreciation report, sometimes called a reserve fund study, to forecast repair timelines and plan CRF contributions. Ask whether a current report exists and what it recommends.
Insurance and your policy
The strata corporation carries insurance for common property and for third-party liability. Your own “strata lot unit owner” policy should cover:
- Your home and improvements on your lot that are not covered by the strata’s policy.
- Your personal property and liability for incidents on your lot.
- Deductible exposure if a claim arises from your act or neglect and the bylaws make you responsible for the corporation’s deductible.
Confirm what the strata’s master policy covers, the deductible amounts, and what your own policy needs to include.
Financing basics
Lenders do finance bare land strata purchases. Some will look closely at shared private services like communal septic or stormwater systems and at the financial health of the strata. A strong CRF and a recent depreciation report can help. Early conversations with your lender and an insurance broker familiar with Vancouver Island properties are smart moves.
Cumberland and Comox Valley specifics
Local conditions matter for bare land strata communities in and around Cumberland.
- Private or municipal services: Some developments use private roads, communal stormwater systems, or shared wells or septic. These require clear easements and maintenance plans, plus realistic budgets.
- Winter and access: Cumberland is temperate, but you should still confirm snow and ice removal responsibilities and response times for private roads.
- Wildfire and trees: Many coastal communities manage vegetation and fire risk. Bylaws may regulate tree removal and fuel management. Clarify who pays for tree work.
- Stormwater on slopes: Drainage and erosion can be recurring issues on Vancouver Island topography. Ask about past fixes and upcoming projects.
- Development phasing: Newer subdivisions may be built in phases. Confirm any developer obligations to finish infrastructure and whether unsold developer lots could affect voting or fees.
- Who to call: The Village of Cumberland handles municipal zoning, permits, and service connections inside village limits. The Comox Valley Regional District covers some rural-area rules and services. The Land Title and Survey Authority of BC holds the registered strata plan and bylaws. BC Housing manages new home warranty registration for newer builds.
Your buyer due diligence checklist
Before you write an offer, gather and review the essentials. In BC, many items appear on the Form B information certificate.
- Bylaws and rules, including any registered amendments.
- The registered strata plan and any lot-boundary surveys or reference plans.
- Council and general meeting minutes for the last 12 to 24 months. Watch for repeat issues, fee changes, or special levies.
- Financial statements, current budget, and confirmation of monthly or quarterly strata fees.
- CRF balance and any recent or planned transfers.
- Depreciation report or reserve fund study, if available.
- Insurance certificate with coverage details and deductibles.
- Records of any litigation, judgments, or disputes.
- Developer disclosure and warranty details for newer homes, including BC Housing new home registration.
- Certificate of payment for property taxes and any utility or parcel taxes.
Also verify on site:
- Who maintains roads, drainage, and any shared septic or water systems. Confirm contracts and service schedules.
- Whether any special levies are planned or under discussion.
- Exact lot boundaries and whether any fences or landscaping encroach on common property.
- History of major maintenance in the last 5 to 10 years, and whether the CRF was adjusted to match.
- Three-year fee trend and reasons for increases or decreases.
Form B: the snapshot you need
In BC, the seller must provide a Form B upon request. This document summarizes bylaws, rules, current fees, CRF balance, insurance details, and any outstanding legal matters. Always read the Form B before you finalize your offer terms.
Red flags to watch
Approach any community with a clear eye. These issues deserve extra attention:
- A low or negative CRF without a plan to rebuild it, or no depreciation report when one is warranted.
- Frequent special levies or sudden fee jumps in recent minutes.
- Ongoing litigation or repeated disputes.
- Unresolved developer obligations or many developer-held lots that may skew governance.
- Shared private services without clear easements, maintenance agreements, or funding plans.
- Insurance exclusions or very high deductibles that could expose owners to large costs.
Is a bare land strata right for you?
If you like the idea of owning your own lot and home with community standards and shared planning for roads and services, a bare land strata can be a great fit. Families often appreciate tidy streets and predictable maintenance. Downsizers value less individual upkeep of shared areas and a clear governance structure. The key is understanding the rules, the budget, and the long-term plan before you commit.
If you want help reviewing documents or comparing communities across the Comox Valley, our local team is here to guide you. Start a conversation with Jane Denham Real Estate Group and explore your best next step.
FAQs
What is a bare land strata in BC?
- A bare land strata is a subdivision where you own a defined lot and share ownership of common property through a strata corporation under the Strata Property Act.
How do fees work in bare land stratas?
- Regular strata fees fund operating costs and the contingency reserve fund, and special levies may be voted for major projects if the CRF is not sufficient.
Who maintains private roads in Cumberland stratas?
- If the roads are shown as common property on the strata plan, the strata corporation usually maintains them; if they are municipal, the Village is responsible.
What insurance do I need as an owner?
- You need a strata lot unit owner policy that covers your home and improvements on your lot, personal contents, liability, and any deductible obligations set by bylaws.
Are bare land strata homes hard to finance?
- Lenders do finance them, but some review shared private systems and the strata’s financial health; a strong CRF and a recent depreciation report can help.
What is a Form B information certificate?
- Form B summarizes the strata’s key facts, including bylaws, fees, CRF balance, insurance, and any legal matters; you should review it before finalizing an offer.
Can bylaws limit pets or rentals?
- Yes, some communities have pet and rental rules; only the current registered bylaws and any amendments confirm what is allowed.
What are exclusive-use areas?
- Exclusive use is when the strata grants a portion of common property to an owner for their use, often with maintenance responsibility placed on that owner.
