How to Get Strata Approval for an Awning or Shade Installation | Including Template
Strata approval is often the slowest step in an exterior installation on a BC condo or townhouse. This guide walks through the process that consistently works, and includes a request letter template you can adapt.
Last reviewed: 2026-04-14 · Five Eight Twelve Technical Team
Why strata approval is almost always required
Under BC's Strata Property Act, anything that attaches to the common property or limited common property of a strata-titled building requires strata council approval. For most exterior shading and security installations on condos and townhouses, including balcony awnings, exterior screens, and roll shutters, this approval is not optional.
Skipping approval and installing anyway exposes the owner to removal orders, fines, and personal liability for any resulting damage, far more expensive and stressful than the approval process itself.
What strata councils typically want to see
A successful request package includes:
- A written request letter stating what you want to install, where, and why
- Manufacturer product specification sheets and photos of finished installations
- Drawings or renderings showing how the installation will attach and how it will look on the building exterior
- Confirmation the color and style match the building's approved palette (or a variance request if not)
- A copy of the installer's current liability insurance ($2M+ typical)
- An undertaking that the owner assumes responsibility for maintenance and any future removal
- Confirmation that penetrations into the building envelope will be properly sealed and warranted
Sample request letter template
Adapt the template below to your specific installation; read the paragraphs carefully and replace the placeholders in brackets:
Dear Strata Council, [Strata Plan #], [Building Name],
I am the registered owner of Unit [X] and I am writing to formally request approval to install [product type, e.g., a motorized retractable awning] on my [balcony / patio / exterior wall] facing [direction].
The proposed installation is a [specific product name and manufacturer, e.g., Stobag box cassette retractable awning], approximately [dimensions], finished in [color] to match the building's existing palette. The unit will attach to [description of attachment, e.g., the concrete balcony slab above my unit] using [attachment method, e.g., stainless-steel bracket anchors sealed with approved exterior sealant].
I have engaged [installer name] to complete the installation. [Installer name] holds current $[X]M commercial liability insurance and has completed similar installations at [other strata properties if applicable]. I attach the installer's insurance certificate and the manufacturer's product specification sheet.
I will assume full responsibility for ongoing maintenance and for any future removal and remediation of the attachment points should that become necessary. I further confirm that all envelope penetrations will be sealed per the installer's standard methods and will be warrantied for [X] years.
I would be grateful for the Council's consideration at the next scheduled meeting. I am happy to attend in person or provide additional information if helpful.
Sincerely, [Owner Name], Unit [X], [Date]
Common reasons approval is denied or delayed
The most frequent issues:
- Color or style doesn't match the building: propose a variant that does, or request a specific variance
- Attachment method concerns: strata councils worry about leaks; address this up-front with installer's sealing method
- Incomplete insurance documentation: submit the actual certificate, not just a statement
- No maintenance commitment: the 'who pays to fix it' question is a frequent sticking point; commit clearly in writing
- Setting a precedent concerns: councils worry about other owners requesting similar installations; framing your request as 'consistent with approved standard' helps
Timeline and tips
Budget 4 to 8 weeks from complete submission to written approval. Practical tips:
- Submit at least 3 weeks before a council meeting; councils meet monthly and won't add late submissions to the agenda
- Provide more information, not less: a thorough package gets approved faster than a thin one
- Talk to neighbors in advance if the installation is visible from their units; informal buy-in prevents objections during the meeting
- Ask the property manager who the best point of contact is; they can flag issues before the formal meeting
- Working with an installer experienced with strata approvals significantly shortens the process
Frequently Asked Questions
What if my strata council denies my request?
If the denial is based on a specific concern (attachment method, color, etc.), address that concern and resubmit. If the denial is general or the council refuses to approve any similar installations, you have limited further options; speak to a lawyer familiar with the Strata Property Act about next steps, or consider owner-level discussion and AGM motions.
Can I install a temporary shade without strata approval?
A fully portable item (e.g., a freestanding umbrella on a weighted base, a removable shade sail attached only to movable posts) may not require approval because it doesn't attach to strata property. Anything bolted, screwed, or sealed to the building requires approval.
Will strata require me to use a specific installer?
Some strata councils maintain an approved installer list, particularly for larger buildings with recurring requests. Using an approved installer streamlines the process significantly; ask the property manager up-front.