Built for Victoria's buildings
Victoria's strata stock — heritage conversions, waterfront condominiums, downtown towers and the townhome and low-rise communities of Saanich, Langford and the West Shore — shares the same operating problems: unverified trade invoices, amenity and move fees that touch the wrong account, open maintenance queues, stale directories and bylaw files that skip a step. AryaPM runs all of it from one desk, scoped to each building.
Capital Regional District stratas face the July 1, 2026 depreciation report deadline alongside Metro Vancouver. An asset register with verified conditions is the fastest way to a defensible report.
What the Strata Property Act asks of you here
| Obligation | For a Victoria strata |
|---|---|
| Depreciation report (5+ lots) | Every five years, no waiver by vote; first report under the 2023 rules due by July 1, 2026 for existing stratas in the Capital Regional District |
| Contingency reserve fund | Minimum 10% of the operating budget contributed every year since November 2023 |
| Bylaw fines | Complaint, written particulars, response window, hearing if requested, written decision (s.135); STR bylaw fines capped at $1,000 per day |
| Form B / Form F | Within one week of the request, at the Regulation's maximum fee |
| Council minutes | Owners informed within two weeks under the Standard Bylaws |
Victoria restricts short-term rentals to principal residences under its business licence bylaw, and the Capital Regional District falls under the provincial principal-residence requirement; council bylaws remain the strata's own control.
What a council or brokerage gets
- Bylaw enforcement with the s.135 ladder enforced and BV-numbered files ready for the Civil Resolution Tribunal.
- Form B, Form F and Form K generated from live data; a legal vault with versions.
- Work orders on named technician boards, preventative maintenance and a capital forecast built on verified conditions.
- Amenity, guest suite, elevator and move bookings paid at booking, settling directly into the strata's own bank account.
- Parkade Watch, patrol, bike rooms and incident command for security.
- A council hub with maintenance, money, enforcement and bookings in council language, plus a minutes desk.
- A branded resident app with requests, bookings, payments, notices, vehicles and visitor passes.
- Communications with exact-letter preview and delivery tracking to a reconciled directory.
How onboarding works
We import your units, owners, tenants, vehicles, assets and history, reconcile the directory against move records, configure your bylaws' fees and enforcement schedule, and train council and the office before go-live. A single building is typically live within days; a portfolio is scheduled building by building. Start with a thirty-day pilot on one building.
Frequently asked questions
Do you have customers in Victoria?
AryaPM runs a 475-home community in the Okanagan today and is onboarding Founding Communities across BC through 2026. Ask us about references near Victoria.
Is the software specific to BC?
Its defaults follow the BC Strata Property Act and Regulation; it also serves condo, rental, mixed-use and HOA properties, and brokerages run mixed portfolios on it.
Can our brokerage manage several buildings on one login?
Yes. Portfolio command switches between properties; each building's data, branding and council stay isolated.
When is our depreciation report due?
For existing strata corporations in the Capital Regional District, the first report under the 2023 rules is due by July 1, 2026; after that, every five years.
Last reviewed 2026-09-21. Product details describe AryaPM as it ships today; legislation summaries are general information, not legal advice.