Form K is a one-page form, and it is easy to treat as a formality. It is not. If you rent out a strata unit in BC and skip it, or file it late, your tenant can end the tenancy without penalty and you pay their moving costs.
This guide explains what Form K is, what goes on it, the two deadlines that matter, and how to handle it cleanly every time a unit turns over.
Form K Checklist for BC Landlords
A Form K checklist for BC strata landlords and managers: fill every field, give it with the current bylaws before renting, and send the strata the signed copy within 2 weeks.
Get Free PDF →What Form K is and when it is required
Form K is the Notice of Tenant's Responsibilities, the prescribed form under section 146 of the Strata Property Act. The form itself is set out in the Strata Property Regulation. It applies whenever a landlord rents all or part of a residential strata lot.
Section 146 sets out the rule:
- Before renting all or part of a residential strata lot, the landlord must give the prospective tenant the current bylaws and rules and a Notice of Tenant's Responsibilities (Form K).
- Within 2 weeks of renting, the landlord must give the strata corporation a copy of the notice signed by the tenant.
- If the landlord fails to do either, the tenant is still bound by the bylaws and rules, but may end the tenancy agreement without penalty by giving notice to the landlord within 90 days of learning of the failure.
- If the tenant ends it for that reason, the landlord must pay the tenant's reasonable moving expenses, up to one month's rent.
"Landlord" here includes an owner who rents to a tenant and a tenant who sublets to a subtenant (s.1). If your tenant sublets, the Form K duty passes down the chain.
What the form tells the tenant
Form K carries three statements. In plain terms:
- A tenant in a strata must comply with the strata's bylaws and rules in force from time to time, and the current ones are attached.
- The strata can change its bylaws and rules, and the tenant must comply with the changed versions.
- If the tenant, an occupant, or anyone the tenant lets in breaks a bylaw or rule, the tenant is responsible and may face fines, loss of access to recreational facilities, and the strata's costs of fixing the problem.
Filling in Form K, field by field
| Field | What to enter | Where to find it |
|---|---|---|
| Strata Lot number | The lot number as shown on the strata plan | Your title documents or the strata manager |
| Strata Plan number | The registration number of the strata plan | Your title documents or the strata manager |
| Street address of strata lot | The unit's full civic address | Your tenancy agreement |
| Name(s) of tenant(s) | Every tenant named on the tenancy agreement | Your tenancy agreement |
| Tenancy commencing | The start date of the tenancy (month, day, year) | Your tenancy agreement |
| Date | The date the form is signed | - |
| Landlord or agent signature and address | Your signature, or your property manager's, with an address | - |
| Tenant signature(s) | Each tenant signs | - |
The Act requires the copy you give the strata to be signed by the tenant, so do not send an unsigned form.
A worked example of the 2-week deadline
The Act says "within 2 weeks of renting" and does not define the starting point further. The safer reading is to count from the earlier date, the day the tenancy agreement is signed.
| Event | Date |
|---|---|
| Bylaws, rules and Form K given; tenancy agreement and Form K signed | Tuesday, November 3, 2026 |
| Signed Form K to the strata, safest deadline | Tuesday, November 17, 2026 |
| Tenancy starts | Tuesday, December 1, 2026 |
| Signed Form K to the strata, if counted from the start date | Tuesday, December 15, 2026 |
Aim for November 17. Better still, send it the day it is signed.
Common mistakes
- Giving Form K after move-in. The Act says before renting. A form signed weeks later does not meet that step.
- Attaching old bylaws. The form says the current bylaws and rules are attached. Ask the strata manager for the current set each time.
- Keeping the signed copy in your drawer. The tenant's signature is only half of it; the strata needs its copy within 2 weeks.
- Leaving off a tenant. List every tenant on the tenancy agreement, and have each sign.
- Forgetting Form K on a room rental. Section 146 covers renting "all or part" of a residential strata lot.
- No proof of delivery. If a tenant later claims the strata never got its copy, an email to the strata manager with the signed form attached is your best evidence.
Handling Form K across many units
Property managers with dozens of strata units see Form K at every turnover. The risk is not the form; it is a gap in the routine. A checklist that runs the same way every time:
- At listing, request the current bylaws and rules from the strata manager.
- At signing, the tenant signs the tenancy agreement and Form K together, with the bylaws and rules attached.
- Same day, email the signed Form K to the strata manager and save the sent email.
- Note the send date on the tenancy record.
- At each new tenancy, start again: a new tenant means a new Form K.
A manager signing Form K as the landlord's agent can do so; the form has a line for the "Landlord, or Agent of Landlord".
How Tenon10 helps
Tenon10 generates a BC tenancy agreement with every detail the Act requires and the standard terms copied word for word from the current Regulation, which supplies the names, address and start date you copy onto Form K. Form K itself is a strata form under the Strata Property Act, not an RTB form, so you complete it separately.
FAQ
Where do I get Form K?
The prescribed form is set out in the Strata Property Regulation on BC Laws. Your strata manager may also have a copy.
What happens if I never gave Form K?
Your tenant is still bound by the bylaws, but may end the tenancy without penalty within 90 days of learning of the failure, and you must pay reasonable moving costs up to one month's rent.
Does Form K make me liable for my tenant's fines?
The strata can collect a tenant's fine or remedy costs from the tenant, the landlord or the owner, but not more than the total (s.131). If you pay, the tenant owes you that amount.
Is Form K needed if my tenant sublets?
Yes. A tenant who sublets is a "landlord" under the Strata Property Act and owes the subtenant the bylaws, rules and Form K.
Form K Checklist for BC Landlords
A Form K checklist for BC strata landlords and managers: fill every field, give it with the current bylaws before renting, and send the strata the signed copy within 2 weeks.
Get Free PDF →Start every strata tenancy on the right forms
Tenon10 generates a BC tenancy agreement with the current standard terms and the fillable RTB-27 inspection report, so the details you copy onto Form K come from one agreement.
Built for Canadian landlords and property managers.
Related BC guides
- The BC Residential Tenancy Agreement (RTB-1): The Complete Landlord Guide
- Serving Documents in BC: Every Method the RTA Allows
Sources: Strata Property Act, Part 8, s.146; Strata Property Act, Part 1 (definitions); Strata Property Act, Part 7, s.131; Strata Property Regulation, Form K; Province of B.C.: Landlords and strata corporations. This article is a summary of British Columbia rules as of October 2026, not legal advice. Check the Residential Tenancy Branch for your situation.
