10 Questions to Ask a Strata Council Before Buying a Condo with a Dog in Victoria

Every week we talk to dog owners who have found the perfect condo. Great location, great price, great light. Then they read the strata bylaws and discover their 50-pound dog is 30 pounds over the building's weight limit. Or the building only allows one pet and they have two. Or the strata banned their breed outright six months ago.

These surprises are preventable. The BC Strata Property Act gives every strata corporation the right to set its own pet rules, and those rules vary wildly from building to building. The good news is that you can find the answers before you make an offer. Here are the 10 questions we ask every strata council on behalf of our dog-owning buyers.

Question 1: What is the exact number of pets allowed per unit?

Some buildings allow one pet. Others allow two. A few have no limit at all. The number is usually stated in the strata bylaws, but the listing description may say "pet friendly" without specifying the limit. Get the exact number in writing from the strata council or property manager.

If you own two dogs and the building allows one, that is a dealbreaker unless you are willing to amend the bylaws after purchase. And under BC's Strata Property Act, amending pet bylaws requires a 75% vote at a general meeting, which is a high bar to clear.

Question 2: Is there a weight limit, and how is it applied?

Weight limits are the most common pet restriction in Victoria condos. Typical thresholds range from 20 to 40 pounds. Some buildings have no weight limit at all, like the Mosaic at 1061 Fort Street, which allows two dogs or cats with no size restriction.

A critical detail: ask how the weight limit is enforced. Does it apply to the dog's weight at the time of move-in, or can the strata require you to certify the dog's weight at maturity? Some stratas use a single weight number. Others specify separate limits for each dog. If you have a puppy who will grow into a large adult, make sure the limit applies to their adult weight, not their current size.

Question 3: Does the building have any breed restrictions?

Breed restrictions are legal for BC strata corporations, though they are less common than weight limits. Buildings may restrict Rottweilers, German Shepherds, Pit Bull types, Dobermans, or other breeds perceived as high-risk.

If you own one of these breeds, ask the strata council directly if the restriction applies to mixed breeds, and how they determine a mixed breed's classification. Some stratas rely on visual identification. Others require DNA testing. Know which system they use before you buy.

A note for our readers: Ziggy is a 6-year-old Rottweiler, so this question is personal for us. If the building restricts Rottweilers, we move on. There are plenty of buildings that welcome all breeds.

Question 4: Is there a designated pet relief area, and what are the rules for common areas?

Some modern buildings designate specific pet relief areas on the grounds, complete with waste stations and drainage. Others expect owners to take their dogs off the property entirely for every bathroom break.

Ask about the rules for hallways, elevators, and lobbies. Are dogs required to be carried in common areas? Is there a designated service elevator for pet owners? These details matter for daily life, especially in a high-rise where every walk starts and ends with an elevator ride.

Question 5: What is the building's pet complaint history?

This is the question that gets you the real story. Ask the strata council or property manager how many nuisance complaints about pets have been filed in the last two years, and how they were resolved. A building with zero complaints may have very few pets, or it may have well-managed pet owners. A building with several complaints may have a strata council that is tired of pet issues and likely to vote for stricter rules.

You can also ask current residents if you are comfortable. A quick conversation with a neighbour walking their dog in the lobby can tell you more than a stack of strata documents.

Question 6: When was the last pet bylaw amendment, and what changed?

The post-pandemic pet boom led many BC stratas to tighten their pet rules. Between 2021 and 2024, several Victoria buildings passed amendments that reduced the number of allowed pets, lowered weight limits, or added breed restrictions.

Ask for the exact date of the last pet bylaw amendment and a copy of the minutes from the meeting where it was voted on. The minutes will tell you what motivated the change. If a single incident triggered a blanket restriction, the council may be open to exceptions in the future.

Question 7: How does the building handle service dogs and emotional support animals?

Under the BC Strata Property Act and the BC Human Rights Code, service dogs are always permitted regardless of pet bylaws. Emotional support animals have different legal standing and are not afforded the same automatic access as service dogs.

If you have a service dog, you do not need the strata's permission, but you should notify them in writing before move-in. If you have an emotional support animal, ask the strata council directly if they accept ESA letters from a licensed health professional. Some stratas accept them. Others require a formal accommodation request. Know where your building stands.

Question 8: Are there restrictions on dogs in outdoor common areas like gardens, rooftops, or courtyards?

Many condos have shared outdoor spaces that are pet-restricted. The rooftop garden may be off-limits to dogs. The courtyard may require leashes at all times. The community garden beds may be fenced and locked.

These restrictions are usually stated in the strata's use-of-common-property rules rather than the pet bylaws. Ask for both documents. A building with generous pet bylaws but tight common-area rules can still be frustrating for daily life with a dog.

Question 9: What is the pet deposit or pet fee structure?

The BC Strata Property Act permits strata corporations to charge a pet deposit, typically refundable, to cover potential damage. The amount varies by building. Some stratas charge a flat fee per pet. Others charge a percentage of the strata fee.

Ask about the refund conditions. Is the deposit returned after a set period if no damage occurs, or is it held for the entire time you own the unit? Knowing this upfront avoids surprises at move-in time.

Question 10: Would you recommend this building to a dog owner?

This is the closing question. Ask the strata council or property manager directly for a real assessment. If they hesitate or say "it depends," you have your answer. A building that truly welcomes dogs has a council that says yes without qualification.

We have sat through enough strata council meetings to know that the best pet-friendly buildings are the ones where the council sees pets as part of the community, not as a problem to manage. The answers to the first nine questions give you the facts. This tenth question gives you the culture.

Putting It All Together

Asking these questions before you make an offer saves you from discovering a dealbreaking pet restriction after you are already committed. We recommend submitting them in writing as part of your strata document review, so you have a paper trail of the answers.

If the answers reveal a building that is not right for your dog, do not settle. Greater Victoria has over 92 condo buildings that allow pets, with 47 allowing two dogs. The right building is out there, and the right questions will help you find it.

The Happy Homes Team at eXp Realty specializes in helping dog-owning families find the right strata home. We review pet bylaws, map off-leash park access, and ask these 10 questions on your behalf so you can focus on finding the home that fits your whole family, including the four-legged members.