The Okanagan Valley isn’t just famous for its vineyards and sunny lakes—it’s also home to the legendary Ogopogo! While this mythical lake creature might be hard to spot, the many strata developments popping up, from Vernon to Kelowna, and down to Penticton are not. Property management in the Okanagan is anything but ordinary.
While Strata Councils in the Okanagan operate under the Strata Property Act, as a strata Owner or a Council member here, you know that navigating these unique communities can feel like chasing a lake monster. Exciting, but not without surprises!
We recently spoke with our Kelowna Strata Management team about their experiences managing properties in the Okanagan. They shared the key challenges they’ve seen and gave practical advice on how to face them.
Before we dive into common Okanagan strata management challenges, we invite you to learn more about strata communities in British Columbia. In the first installment of our Strata 101 Series, we cover “What is a Strata?”
Okanagan strata management is shaped by the valley’s popularity as a tourist hotspot. Like Ogopogo, residents and guests come and go with the seasons, making it tricky to keep track of who is in the water or, in this case, the community.
During peak seasons, such as the Summer or ski holidays, property owners often rent out units on platforms like Airbnb and VRBO. This influx of short-term renters can create challenges for Strata Councils such as increased bylaw violations.
Seasonal or short-term guests may not know (or worse choose to ignore), strata bylaws. This results in increased bylaw violations related to noise, parking, improper use of amenities, and more. The increased complaints and need for bylaw enforcement actions can add significant pressure on already busy Strata Councils.
As a Council member in an Okanagan strata community, addressing the challenges of seasonal occupancy and short-term rentals requires a proactive and strategic approach.
Begin by ensuring that all Owners and guests are well-informed about strata bylaws through clear communication. This can be achieved by:
Lawyers or experienced Strata Managers can offer your community valuable, tailored guidance on bylaws and the Strata Property Act.
Using technology, such as the Tribe Home Community Platform, can offer several benefits such as:
By combining clear communication and modern technology, Okanagan Strata Councils can effectively manage the challenges of seasonal occupancy and short-term rentals. These strategies support both a thriving investment environment and a harmonious living experience for all residents.
In the Okanagan Valley, high renter turnover and a high number of absentee Owners often makes it difficult for Strata Councils to maintain transparency and foster a sense of belonging. When communication breaks down, Owners may feel:
This lack of clarity can quickly escalate minor issues, creating frustration and unnecessary conflict among Owners, Residents, and the Strata Council.
Low community engagement is another frequent problem in a community with many absentee Owners. Achieving a quorum for Annual General Meetings (AGM) or Special General Meetings (SGM) can become difficult, leading to rescheduled meetings and additional costs.
Delays in approving annual budgets and strata fees can leave the Strata Corporation without a current financial roadmap, while limited Owner participation means Council members face more work and fewer diverse perspectives. In extreme cases, a shortage of Council members may require the appointment of a Supreme Court administrator, a process that is both lengthy and costly.
Effective communication and active engagement are the foundations of a healthy strata community. To overcome barriers, Councils should focus on improving communication transparency by:
Boosting engagement requires creative approaches from Okanagan strata communities. The following are some practical solutions:
These strategies support effective governance and financial planning, helping Okanagan Strata Councils build a harmonious, well-represented community.
Okanagan strata communities with resort-style amenities face unique financial planning challenges due to fluctuating occupancy and heavy seasonal use. During peak periods, facilities such as pools, gyms, and common rooms experience increased wear and tear, often requiring more frequent repairs and maintenance.
Balancing these variable costs is complex—insufficient maintenance can reduce property values, while over-budgeting needs may result in higher strata fees that could deter potential buyers.
Another significant hurdle, faced especially by more remote properties, is securing reliable contractors with sufficient expertise. Especially given the short window between high-occupancy seasons for essential repairs or upgrades. The urgency for fast, high-quality work often drives up costs, as contractors may charge a premium for quick turnaround.
For a deeper look at how these challenges play out in ski hills and alpine destinations, read our guide to managing mountain resort strata communities.
Planning and making early arrangements are essential for maintaining amenities and controlling costs efficiently. To meet these needs, Strata Councils should:
By implementing these strategies, Okanagan Strata Councils can better manage the financial complexities of resort-style amenities, minimize unexpected costs, and maintain property values for all Owners.
The Okanagan’s beauty and diversity make it a truly special place to live and invest, but they also create distinct challenges for Strata Councils. Just like searching for the legendary Ogopogo, navigating strata management here can sometimes feel foggy or just out of reach. Success requires proactive leadership, clear communication, and a commitment to supporting both Residents and property values.
As you chart your course through the waters of strata management, consider partnering with a Strata Management firm that has a strong local presence and a deep understanding of the region. With the right support, your Council can help your community thrive and still have time to enjoy all the wonders the Okanagan has to offer.
If your Strata Council is looking for professional property management services or considering a change from your current property management, Tribe is ready to help. Led by our Director of Strata Management, Michele Seger, located in Kelowna, our teams are ready and able to offer the local presence, experience, and resources needed to deliver responsive, personalized service.
Strata communities in the Okanagan Valley face challenges such as seasonal occupancy, high renter turnover, communication issues, and maintenance of resort-style amenities. These are all intensified by the region’s popularity and unique living environment.
Seasonal occupancy and short-term rentals can often result in frequent bylaw violations which can increase the workload for Strata Councils. Community harmony declines when guests are unaware of or ignore rules and bylaws.
Strata Councils can establish open communication channels by issuing e-mail updates or using a digital portal for notices. By making community information easily accessible and utilizing virtual meetings, Owners will feel more engaged in their community.
Developing advanced maintenance schedules and conducting regular inspections is critical. Strata Councils can also benefit by hiring a local “boots on the ground” strata management team that can take on the task of monthly maintenance inspections.