Pet rules and age rules are the two strata bylaws first-time buyers actually read carefully. They affect daily life. They affect whether the unit is even useable for the buyer's family. And the 2022 amendments changed one of them substantially while leaving the other in place — a mismatch a lot of buyers haven't caught up to.
Here's what's still enforceable in 2026, what's been narrowed, and how to read the bylaws on a Fraser Valley condo offer.
Age restrictions: 55+ is the only one left
The big change is straightforward. As of November 24, 2022, only age-restriction bylaws limiting occupants to 55 or older are valid in BC stratas. Any age-restriction bylaw setting a different threshold — "no occupants under 19," "no children under 12," "adults only" — became invalid on that date automatically.
Buildings that were marketed as "adults only" before 2022 may still have those bylaws sitting in the Land Title filing. They have no legal effect. If the strata's bylaws still say "no occupants under 19," you can ignore that text — it's been overridden by provincial law since late 2022.
The 55+ exception is the one that survived. A strata can still adopt or maintain a bylaw limiting occupants to people aged 55 or older. The province also brought in an expansion of exemptions to 55+ bylaws in 2023 — including for live-in caregivers under 55 in certain circumstances. The 55+ rule is real and enforceable, but it's now narrower than the broad 19+ or 12+ adults-only bylaws of past decades.
For a first-time buyer, what this means is: if you're under 55 and the bylaws say "no occupants under 55," that bylaw applies to you, and you'd want to be certain you don't fit an exemption before writing an offer. The bylaws below 55 — "no children" — don't apply to you in the way they used to.
Pet bylaws: still enforceable, still common
Pet rules survived the 2022 changes. A strata can ban pets entirely, restrict the number of pets per unit, restrict types or sizes (no dogs, no breeds on a specific list, no cats over a weight), and enforce all of it through the bylaw fine system. The province acknowledges that bylaws can allow certain types of pets — and conversely, restrict them.
In the Fraser Valley, the typical pattern we see in low-rise wood-frame condos is: one or two pets per unit, dogs over a certain weight allowed only with prior approval, no aggressive breeds, no exotic species, leashing required on common property. Higher-density buildings near transit often go stricter; townhouse stratas often go looser.
The grandfather clause matters. Many pet-restriction bylaws were adopted years ago and grandfathered existing pets — meaning an owner who already had a registered pet when the bylaw passed can keep that pet, but no new pet can replace it once it's gone. If a seller has a dog, the Form B should disclose whether the dog is registered with the strata under a grandfather provision. If the dog is grandfathered, your tenancy of the unit doesn't inherit the right to keep a dog yourself — only the specific registered pet's status carries.
Bylaws vs. rules: a distinction that costs people money
This is the part of strata governance most buyers don't know to ask about. There are two kinds of restrictions a strata can pass, and they're not interchangeable.
A bylaw governs the use of strata lots and common property. It requires a three-quarters vote of owners to adopt or amend, and it has to be filed at the Land Title Office to be effective. Pet bans, age restrictions, alterations restrictions, short-term rental bans — these all have to be bylaws because they govern what owners do inside their own units.
A rule can only govern the use of common property — not individual lots. Rules require council approval and then ratification at the next general meeting to remain enforceable. A rule can say "dogs on leashes in common areas." A rule cannot say "no dogs allowed inside strata lots" — that restriction has to be in the bylaws.
The practical consequence: if a strata tells you it has a "no pets rule" but the restriction lives in the rules book rather than the filed bylaws, that restriction may not be enforceable against what you do inside your unit. The Province's published guidance is explicit: "rules may not govern the use of strata lots, only bylaws can govern the use of strata lots."
When you read bylaws on a Fraser Valley condo offer, separate the two stacks. The bylaws filed at the Land Title Office are the binding ones. The rules book is enforceable on common areas. Don't conflate them, and don't take a strata's claim about its restrictions at face value — check where the restriction actually lives.
What this changes for first-time buyers
A few practical implications:
Pet bylaws still bind you. If the registered bylaws ban dogs, you can't bring a dog. The fact that pet bylaws survived Bill 44 means this restriction is real. Read the bylaw text carefully — many pet bans include exemptions for service animals, registered emotional-support animals, or grandfathered pets.
Buildings marketed as "adults only" are not what they were. Below-55 age restrictions are gone. If a building lists itself as "55+" you should still treat that as enforceable. If it lists "adults only" or "no children" without the 55+ threshold, the bylaw is invalid even if it's still on the filed paperwork.
Read the bylaws, not the strata's website. Strata websites and council descriptions sometimes lag behind the law. The Form B is required to disclose pending bylaw amendments and a registered bylaws schedule. The bylaws filed at the Land Title Office are the only ones that bind you. If the strata can't show you a current set, that's a flag — see the strata documents review checklist for the document pull.
Enforcement is real. Bylaws are enforced by the strata council through written complaints, the right to respond, and fines for ongoing violations. Pet-bylaw fines tend to be modest per occurrence but accumulate against the unit if ignored. Age-bylaw enforcement is rare day-to-day but can become a problem on resale or tenancy approval.
Where we see buyers get caught
Two common patterns:
Buying into a 55+ building under the assumption you can have a kid stay over. The 55+ bylaw is real. Guest occupancy is governed by a separate set of rules, and most 55+ buildings have caps on how long under-55 guests can stay. A grandchild visiting for a weekend is almost always fine; a son or daughter moving in temporarily can put the owner on the wrong side of the bylaw. Read the guest-occupancy rules alongside the age bylaw.
Trusting a verbal "yes, pets are fine." A listing agent's casual "the strata allows pets" is not a substitute for reading the bylaw. We've had buyers fall in love with a unit on the assumption their dog could move in, then discover during subject removal that the building has a no-dog bylaw with a grandfather clause that doesn't include them. Read the bylaw. Don't assume.
Where this fits in the bigger picture
Pet and age restrictions are the second category of strata bylaws every condo buyer should understand after Bill 44, alongside rental restrictions. The strata due-diligence hub maps how all the pieces fit. For the document workflow during subject removal, see the strata documents review checklist.
Frequently asked questions
Can a BC strata ban pets in 2026?
Yes — properly-passed pet bylaws are still enforceable in BC. The change in 2022 didn't touch pet rules; it narrowed rental and age restrictions. A strata can ban pets entirely, limit numbers, or restrict types through bylaws filed at the Land Title Office. Pet rules in the rules book — not the bylaws — have a narrower reach.
What's the difference between a strata bylaw on pets and a rule on pets?
Bylaws govern the use of strata lots and require a three-quarters vote of owners plus filing at the Land Title Office. Rules can only govern the use of common property and require council approval plus ratification at the next general meeting. A pet bylaw can say "no dogs allowed in strata lots"; a rule cannot — it can only say "all dogs on leashes in common areas."
Can I keep a pet I already own when the strata bans them?
Sometimes. Many pet-ban bylaws include grandfathering for pets that were registered with the strata before the bylaw took effect. Read the actual bylaw text and check whether the strata enforces grandfathering. The Form B Information Certificate should disclose whether a unit's pet was registered.
What's the age 55+ rule in BC stratas?
As of November 24, 2022, only age-restriction bylaws limiting occupants to 55 years or older are valid in BC stratas. Restrictions below age 55 — for example, "no occupants under 19" — are invalid. The province also introduced an exemption allowing live-in caregivers under 55 in some cases.
What happened to all the "no children" bylaws?
They were invalidated. Bylaws restricting occupancy by age below 55 became unenforceable on November 24, 2022. A building can still be a 55+ community, but it cannot be a no-children building or a no-under-19 building. Those bylaws are dead text on the Land Title filing.
Can a 55+ strata refuse my offer because I'm younger?
A strata can have a valid 55+ bylaw, but it can't refuse to approve your purchase based on a younger age if the bylaw permits exceptions, hasn't been correctly adopted, or you fit a live-in caregiver exemption. The bigger constraint is usually that you wouldn't be allowed to occupy the unit if the bylaw applies — which makes the unit unsuitable for your situation regardless of whether the sale itself can proceed.
How are pet and age bylaws enforced?
The strata council is responsible for enforcing bylaws and rules. Enforcement typically starts with a written complaint, a chance to be heard or respond in writing, and a fine if the violation continues. Fines for bylaw violations are higher than fines for rule violations, and they accumulate against the strata lot — meaning unpaid fines can travel with the unit.
Related FRIVE guides
- Strata due diligence hub — the full map of what to check before subjects come off
- Rental restrictions after the 2022 changes — the other half of the Bill 44 bylaw shift
- Strata documents review checklist — how to verify bylaws are current
- Condo vs. townhouse in the Fraser Valley — different bylaw landscapes
- First-time buyer guide for the Fraser Valley — programs, taxes, and the full process
Strata rules and deadlines change, and every building is different. Verify current requirements with the Province of BC and review the actual strata documents for any property before making decisions. This is general information, not legal advice — talk to your real estate lawyer or notary about anything that affects your specific transaction.
Next steps with FRIVE
The FRIVE team reads strata bylaws for first-time buyers every week, including the post-2022 patches and the stale clauses that are no longer enforceable. We'll tell you exactly which restrictions in the bylaw schedule still apply to you.
Start a conversation with the FRIVE team — book a 20-minute chat, browse current Fraser Valley listings, or read the first-time buyer guide.
Found a condo or townhouse you like?
Let the FRIVE team request and review the strata package for you. We'll go through the Form B, depreciation reports, and council minutes, and let you know if we spot any red flags — like upcoming special levies or restrictive rules. Completely free, no obligation, no pressure.
Sources
- Changes to strata legislation — Province of British Columbia
- Strata bylaws and rules explained — Province of British Columbia
- Changes to Strata Property Regulation expand exemptions to 55+ bylaws — Province of British Columbia
- Form B: Information Certificate — Province of British Columbia
Found this useful? Share it.
A neighbour, a partner, a friend who's two FHSA contributions away — send it their way.