Strata Council Bullies: Warning Signs and Solutions

Volunteering for your Strata Council means dedicating time and effort, as well as sharing your knowledge to benefit your community. Whether you bring expertise in accounting, strong communication abilities, or simply wish to engage more with your neighbours, your participation plays a vital role in the success of your Strata Corporation. 

Empower your community by addressing strata council bullying. Read our blog post and share it to help others!

Most Council members we work with find the experience highly rewarding. They feel their role allows them to build strong connections in their community and make a positive impact on Residents and Owners. 

However, the role isn’t without its challenges. At your first Strata Council meeting, you may encounter a fellow Council member who is continuously negative or combative. This behavior is commonly known as Strata Council harassment or bullying. 

Our Strata Property Management team in Vancouver, partnered with Paul G. Mendes, Partner at Lesperance Mendes Law Firm to explore the subject including: 

• What constitutes Strata Council bullying?
• How to identify it, and
• Practical strategies for addressing harassment 

Whether you’re an Owner, Council member, or Strata Property Manager, these insights will help you protect your rights, enforce bylaws, and foster a respectful community. 

What Is Strata Council Bullying?  

Strata Council bullying, sometimes called “strata trolling,” refers to persistent, disruptive behavior within a Strata Council that undermines productive discussion and community harmony. 

If you've ever browsed the comment section on a news article or social media post, you've likely encountered countless internet trolls. This same disruptive behavior can appear in your community's Strata Council as well. These individuals often make rude, off-topic, or unnecessary comments, much like internet trolls in online forums. As Mendes noted:

“In this era of keyboard warriors, being a jerk has become synonymous with speaking your mind. But the internet troll is no different from what I call the Strata Council bullies.” 

Strata Council bullies are the kind of people who seem to delight in irritating others, frequently assume others are acting with hidden motives, and often dominate conversations.  

The impact of such bullying on the health of your strata community is significant. When Council members feel uncomfortable, they are less likely to be active, or worse yet, will look at stepping down. It can also disrupt important decision-making processes and erode trust between the Strata Councils and the community.  

Identifying Strata Council Bullies: The Warning Signs  

Recognizing bullying behavior within a Strata Council is essential for maintaining a respectful and productive environment. While they may not come to a meeting wearing a troll mask, the following warning signs indicate you may be dealing with a strata bully: 

• Writing offensive or inflammatory correspondence to Council members and the Strata Management. 
• Spamming the Council or Strata Management with excessive emails (often filled with complaints, accusations, or insults). 
• Circulating offensive notices to Owners.
• Demanding access to old records, minutes, or correspondence, sometimes as far back as a decade.
• Monopolizing discussions at meetings, refusing to let others speak or contribute. 
• Disrupting meetings with accusations, yelling, or other offensive conduct. 
• Using the Annual General Meeting (AGM) as a platform to air grievances or satisfy personal curiosity rather than serve the community. 

If you recognize any of these warning signs within your Council, it’s important to address them promptly. 

How do I Stop Strata Council Harassment?

This kind of behaviour is not positive for your community’s health, let alone the health of your Council Members. Addressing Strata Council harassment quickly and effectively is necessary to maintain a respectful, functional, and safe environment. Here are key steps to stop any bullying and harassment within your Strata Council: 

1. Know Your Rights & Responsibilities

Familiarize yourself with your rights and responsibilities as outlined in the Strata Property Act and your Strata Bylaws. Understanding your legal protections is the first step in addressing unfair treatment or bullying.

2. Recognize That Bullying Contravenes Bylaws

 As Mendez shared, bullying and harassment are not permitted under strata bylaws:  

“The Strata Council bullies are often outraged by everything, and it’s difficult to figure out what their motivation is. But regardless of their motivation, it is very important to enforce your bylaws to maintain control of the situation and send a message that this behaviour will not be tolerated”. 

For example: In the Schedule of Standard Bylaws established under the Strata Property Act, Section 3 outlines behaviour that is not acceptable. We previously created a Strata bylaw guide for Strata Councils and Owners that provides an in-depth overview of strata bylaws in British Columbia.

Your Strata Management should make a copy of the Bylaws specific to your community readily available. Tribe Management clients can view and/or download a copy of their community’s bylaws anytime for free through Tribe Home. 

3. Enforce Bylaws Consistently 

It’s crucial to enforce Strata Bylaws to maintain control and send a clear message that bullying will not be tolerated. Follow proper procedures for bylaw enforcement, including: 

• Sending bylaw violation notices (as outlined in section 135 of the Strata Property Act)
• Issuing fines for repeated violations, if necessary 

Your Property Management company can provide expert guidance on navigating notices and enforcement of Bylaws.  

4. Limit Engagement with Strata Bullies 

You are not required to respond to every instance of harassment. For opinions or offensive correspondence, a standard response such as “your letter is taken under advisement” is sufficient. Avoid engaging in arguments or “feeding the trolls”, as this can escalate the situation. This will reduce their influence and discourage further disruptive behaviour. Only act on matters that require formal action. 

5. Document All Incidents 

Keep a thorough record of all correspondence and disruptive behaviour. Each incident is a bylaw infraction and may be needed as evidence if the situation escalates to mediation or legal proceedings.  

6. Seek Support from Property Management

 Ensure your Property Management company is aligned with your community’s values and is proactive in addressing bullying. If your Strata Property Management fails to act, you may need to consider new representation. You can prepare for changing your Property Management company with our guide and free checklist.  

7. Explore Strata Dispute Resolution Options 

If you experience ongoing issues, consider mediation or seek guidance from the Civil Resolution Tribunal. These strata dispute resolution mechanisms can help resolve conflicts without resorting to costly legal action.  

8. Use Your Vote at the AGM Strata Council Elections 

The Annual General Meeting (AGM) is your chance to have your say about the make-up of the Strata Council. Use your vote to support candidates who prioritize respectful communication. We created a guide to success for Strata Councils that lays out the characteristics of a good Council member.  

By following these steps, your Strata Council can protect the well-being of its members and foster a healthier, more collaborative community environment.

I am treated unfairly by my Strata Council. What can I do?

We've talked about bullying within a Strata Council here, but you may have heard about Strata Councils' bullying an Owner. While this can happen, we first encourage Owners to pause and consider if the treatment is unfair. 

When you receive a bylaw infraction notice, it can feel like you’re being picked on for something minor that “everyone else is doing”. More commonly, that same notice is sent to everyone with the same infraction as the Strata Council is tasked with maintaining the bylaws fairly and consistently.  

If after reflection you still feel the Council has singled you out, clear communication is your next step. The Strata Property Act lays out the different methods available to address your Strata Council:  

• Writing a letter or an e-mail to the Council and/or Property Management Company. 
• Requesting a hearing with the Council. 
• Raising the issue at the Annual General Meeting. 

Whichever form of communication you choose, it is important to keep emotion out of it (even if the bully clearly isn’t!). Communicating clearly and respectfully can go a long way in resolving conflicts.

If you continue to experience unfair treatment by your Stata Council, we encourage you to read our article “How to Fight a Bully Condo Board” for more tips and resources. 

Strata Council Bullying: Key Takeaways  

Serving on a Strata Council is both a privilege and a responsibility, and maintaining a respectful, collaborative environment is essential for the well-being of your community. As Council members, you play a pivotal role in setting up the tone for meetings and interactions. By recognizing the warning signs of bullying, enforcing bylaws consistently, documenting incidents, and seeking support when needed, you can help ensure your Council remains effective.

Remember, you are not alone facing these challenges. Leverage the resources available to you, including your Property Management team.  At Tribe Management, our experienced Strata Property Management team helps Councils tackle challenges like bullying, conflict, and bylaw enforcement. We believe a proactive approach, alongside fostering respectful settings, is a surefire way to build healthier strata communities. 

A special thank you to Paul Mendes, Partner at Lesperance Mendes Law Firm, for sharing his valuable expertise for this article.

Frequently Asked Questions (FAQ): Strata Council Bullying 

1. What is Strata Council bullying?

Strata Council bullying refers to persistent, disruptive behavior by a Council Member that undermines productive discussions within the Council.  

2. How can I recognize bullying on my Strata Council? 

Warning signs include offensive or inflammatory correspondence, excessive complaint emails, monopolizing discussions, disrupting meetings, and using the AGM to air personal grievances. 

3. What steps should I take to address Strata Council bullying or harassment? 

• Recognize that bullying contravenes strata bylaws.
• Enforce bylaws consistently, including issuing violation notices and fines.
• Limit engagement with bullies; avoid emotional exchanges.
• Document all incidents for evidence.
• Seek support from Strata Property Manager 

4. How do I file a bylaw complaint? 

You should make a complaint in writing (e-mail is fine) using clear and respectful language. You would then submit the complaint to your Council and/or your Strata Property Manager.  

5. What is the role of Strata Property Management in resolving disputes? 

Your Property Management should support the Strata Council in enforcing bylaws, addressing bullying, and maintaining a respectful environment.  

6. What dispute resolution options are available? 

Consider third-party mediation or the Civil Resolution Tribunal (CRT) for ongoing issues. These options are cost effective in comparison to legal action through the Court of King’s bench.  

Empower your community by addressing Strata Council bullying. Read our blog post and share it to help others!