Security cameras in BC strata buildings: what councils should know
A plain guide for strata councils and managers in Kelowna, Vancouver and across BC. Not legal advice.
The quick answer
Strata corporations in BC can use security cameras on common property, but the video is personal information under BC’s Personal Information Protection Act (PIPA). Have a clear reason, a written policy, signs at the cameras, cameras pointed only at common areas, a short retention period and controlled access to footage. Check your bylaws, and whether the change needs an owners’ vote.
What BC privacy law expects
| Principle | What it means for your building |
|---|---|
| Purpose | Write down why you need cameras, for example break-ins in the parkade or parcel theft, and use the video only for that. |
| Notice | Post signs at entrances and camera areas saying video is recorded, why, and who to contact with questions. |
| Limit what you record | Point cameras at common property only. Avoid views into suites, balconies or windows, and don’t record audio without a strong reason. |
| Retention | Keep video only as long as you need it, then let it record over. Save clips only when there’s an incident. |
| Security | Limit who can view footage, give each person their own login, and keep the recorder locked away. |
| Access requests | Owners and residents can ask for video of themselves. Have a process for answering, and for protecting other people in the clip. |
Where to read more
The Office of the Information and Privacy Commissioner for BC publishes privacy guidance for strata corporations. Read it alongside your bylaws, and ask a lawyer if you’re unsure. This page is a plain summary, not legal advice.
Council decisions and owner votes
Adding cameras to common property may need a bylaw, a rule or an owners’ vote, depending on your bylaws, how much the cameras change the use or look of common property, and how the cost is paid. Under the Strata Property Act, some changes and some spending need a 3/4 vote at a general meeting. Your strata manager or lawyer can confirm what applies before you sign a quote.
Where cameras usually go, and where they don’t
Common places to cover
- Main entrance and lobby
- Parkade gates and doors
- Mailroom and parcel area
- Bike and storage rooms
- Garbage and recycling rooms
- Exterior doors and the perimeter
Places to avoid
- Inside or into suites
- Balconies, patios and windows
- Washrooms and change rooms
- Views of neighbouring private property
- Audio recording, unless there’s a clear reason
Running the system day to day
Choose a small group, for example the strata manager and one council member, who can view video, and keep a log every time footage is exported.
Put the retention period, who can view video and how to request footage in your written policy, and share it with owners.
Get admin access and documentation for the recorder, so the strata owns the system and isn’t tied to one company. We hand both over on every project.
Connecting cameras to the rest of the building
Cameras work best with your access control and video intercom, so a door alarm or a buzzed-in visitor brings up the matching video. Remote video monitoring through our monitoring partner can watch parkades and entrances after hours.
Planning cameras for a strata building?
We’ll walk the building with your council or manager, suggest camera positions that respect privacy, and give you a written quote.
Strata buildings we serve: KelownaVancouverVictoriaNanaimoKamloopsPenticton. See also security cameras in Kelowna and multi-family security
Stuck with a system nobody will fix?
We repair and take over cameras, access control, intercoms and alarms installed by other companies, when your current provider has fallen short.
Help: Export Avigilon video
Questions
Can a strata corporation install security cameras?
Yes, on common property, as long as it follows BC’s privacy law (PIPA) and its own bylaws. That means a clear purpose, notice, limited recording, a short retention period and controlled access.
Do we need signs?
Yes. People should be told they’re being recorded. Post signs at entrances and camera areas with the purpose and a contact for questions.
How long should we keep video?
Only as long as you need it for the purpose. Many buildings keep a short rolling period and save clips only when there’s an incident. Set the period in your written policy.
Can an owner ask to see the footage?
An owner or resident can ask for video of themselves. Other people in the clip may need to be protected, for example by blurring. Have a process in your policy, and get advice if you’re unsure.
Does adding cameras need an owners’ vote?
It depends on your bylaws, how much the cameras change common property and how the cost is paid. Some changes and some spending need a 3/4 vote under the Strata Property Act. Check with your strata manager or lawyer.
Can owners add their own camera at their door?
That depends on your bylaws, since doors and hallways are usually common property. Many stratas set a rule for it. Check your bylaws before allowing or refusing it.
Is it the same for Alberta condos?
Alberta condominium corporations follow Alberta’s privacy law (also called PIPA) and the Condominium Property Act. The same good practice applies: a clear purpose, notice, limited recording, short retention and controlled access.
Do you work with strata councils and managers?
Yes. We work with strata councils and managers in Kelowna and across BC, and hand over admin access and documentation so the strata owns the system.
More answers: Camera privacy in Alberta and BCGlossary: IP cameraremote video monitoring
Get a strata camera quote
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