Strata councils in Greater Vancouver manage an average of 87 individual units, each with specific landscape expectations and budget concerns. Finding a landscaping company that understands strata bylaws, seasonal contracts, and multi-unit property challenges isn’t just about experience—it’s about specialized experience.
This guide explains what separates experienced strata landscaping companies from general contractors, and what Greater Vancouver strata councils should look for before signing a maintenance contract.
We’ll cover the unique requirements of strata landscaping work, credentials that matter, and the questions to ask before hiring—so you can make a confident decision for your property.
What makes a landscaping company experienced in strata properties?
An experienced strata landscaping company demonstrates these qualifications:
- Strata-specific training: Understanding of strata bylaws, council approval processes, and multi-unit property regulations
- CHOA membership or certification: Recognition from the Condominium Home Owners Association of BC
- Multi-property portfolio: Active contracts with townhouse complexes, condos, and high-rise properties
- Seasonal contract experience: Proven year-round maintenance planning and budget forecasting for strata councils
- Insurance and bonding: Commercial liability coverage appropriate for multi-unit properties
Look for companies with at least 5 years serving strata properties specifically, not just general landscaping experience.
Compare experienced strata landscaping contractors in Greater Vancouver → view strata landscaping services
What Qualifies as “Experienced” in Strata Landscaping
Not all landscaping experience translates to strata property expertise. A contractor with 20 years maintaining single-family homes may lack the specialized knowledge strata councils need for multi-unit properties.
Experience in strata landscaping requires specific qualifications:
- Years serving strata properties specifically: Look beyond total business years. Ask how long the company has maintained strata properties under seasonal contract, not just completed occasional jobs for complexes.
- Portfolio size and property types: Experienced contractors manage multiple strata properties simultaneously. They understand the differences between low-rise townhouse complexes, high-rise condominiums, and commercial strata buildings—each with unique maintenance needs and access challenges.
- CHOA membership and industry standing: Membership in the Condominium Home Owners Association of BC signals commitment to understanding strata regulations, council processes, and property management best practices. This isn’t just a credential—it demonstrates active participation in the strata property community.
- Active seasonal contracts and service continuity: One-time cleanup projects don’t build the expertise councils need. Experienced companies maintain year-round relationships with properties, attending AGMs and understanding long-term maintenance planning cycles.
- Specialized equipment and crew training: Multi-unit properties require different equipment and approaches than residential work. Experienced contractors invest in commercial-grade machinery and train crews specifically for efficiency across large common areas with resident access considerations.
Terra Firma has served Greater Vancouver strata properties for over three decades, maintaining active contracts with townhouse complexes in Richmond, high-rise properties in Burnaby, and commercial strata buildings across the Lower Mainland. When councils request credentials, they receive documentation showing current contracts, AGM attendance records, and maintenance calendars customized for each property type. For example, when working with a 120-unit townhouse complex in Richmond, the council specifically requested proof of experience with irrigation system management and limited common property maintenance—both areas where residential landscaping experience doesn’t translate directly to strata requirements.
Why Strata Landscaping Requires Specialized Experience
Strata property maintenance operates under fundamentally different conditions than residential or standard commercial landscaping. Understanding these differences explains why specialized experience matters.
Residential Landscaping vs. Strata Landscaping
| Aspect | Residential Landscaping | Strata Landscaping |
| Decision Making | Single homeowner approves all work | Council approval required, multiple stakeholders involved |
| Pricing Structure | Flexible, à la carte pricing | Fixed seasonal contracts with budget constraints |
| Scheduling | Flexible timing based on homeowner preference | Must coordinate around resident access, parking, amenity use |
| Regulations | Municipal bylaws only | Strata bylaws, municipal codes, CHOA standards, insurance requirements |
| Equipment Access | Unrestricted property access | Limited access windows, parking restrictions, resident consideration |
| Communication | Direct homeowner contact | Formal council communication, meeting attendance, documented reporting |
Council Approval Processes
Unlike residential work where one person makes decisions, strata landscaping involves multiple stakeholders. Experienced contractors understand council meeting schedules, know how to present proposals that address diverse owner concerns, and document all work for council review and AGM reporting.
Budget Constraints and Contract Structures
Strata councils operate within fixed annual budgets approved by owners. Contractors must provide accurate seasonal pricing that accounts for all anticipated maintenance needs without surprise charges that force special levies or budget amendments mid-year. Professional strata landscape maintenance services include detailed seasonal contract structures that align with strata budget cycles and provide predictable costs throughout the year.
Common Property Distinctions
Experienced strata contractors understand the legal difference between common property (maintained by the strata) and limited common property (specific to certain units). This knowledge prevents disputes over maintenance responsibility and ensures proper allocation of landscaping resources.
Scheduling Around Residents
Multi-unit properties require careful scheduling consideration. Experienced contractors coordinate lawn maintenance around parking availability, schedule noisy equipment work during permitted hours, and plan irrigation system maintenance to minimize resident disruption.
Bylaw Compliance Requirements
Strata properties face layered compliance requirements. Beyond municipal noise bylaws and chemical use regulations, strata-specific bylaws may restrict maintenance timing, require advance notice for certain work, or mandate specific aesthetic standards. Contractors without strata experience often trigger bylaw violations that create council headaches.
Ready to work with a contractor who understands strata requirements? Request a free consultation with references from local strata properties → request free strata assessment
Credentials and Certifications That Matter in Greater Vancouver
Strata councils should verify specific credentials before signing landscaping contracts. These qualifications separate experienced strata contractors from general landscapers claiming multi-unit capability.
CHOA Membership Verification
The Condominium Home Owners Association of BC maintains standards for strata service providers. CHOA membership indicates a contractor actively participates in strata industry education and stays current on regulatory changes affecting multi-unit properties. Request current membership documentation and verify standing directly with CHOA. Strata councils can access additional guidance on contractor selection and property management best practices through CHOA’s resource library.
BC Landscape & Nursery Association Credentials
BCLNA credentials demonstrate commitment to professional standards, environmental best practices, and ongoing industry education. Experienced strata contractors maintain active BCLNA membership and can provide proof of current standing.
WorkSafeBC Coverage and Liability Insurance
Strata properties require higher insurance minimums than residential work. Contractors should carry commercial liability coverage of at least $2 million, with current WorkSafeBC clearance letters proving proper worker coverage. Request documentation showing coverage amounts, policy expiration dates, and named insured parties matching the contracting company.
Municipal Business Licensing
Verify contractors hold valid business licenses in all municipalities where they’ll work. A contractor licensed in Vancouver may not be properly licensed for work in Burnaby, Richmond, or North Shore properties. Request copies of all relevant municipal business licenses and verify them directly with municipal licensing departments.
Strata-Specific References
General landscaping references don’t demonstrate strata capability. Request contact information for at least three current strata council clients. Verify these references directly, asking specifically about the contractor’s understanding of council processes, budget management, and multi-stakeholder communication.
When Greater Vancouver strata councils request Terra Firma credentials, they receive current WorkSafeBC clearance letters, CHOA membership documentation, BCLNA standing verification, and direct contact information for three strata properties currently served under seasonal contract. Documentation includes copies of municipal business licenses for Vancouver, Burnaby, Richmond, Coquitlam, and North Shore communities. References provided are specifically strata council contacts who can speak to experience with AGM presentations, emergency response protocols, and seasonal contract management—not homeowner testimonials that don’t reflect strata-specific capabilities.
Questions to Ask Before Hiring a Strata Landscaping Company
Use these questions to evaluate contractors during the selection process. Strong candidates provide specific, detailed answers that demonstrate genuine strata experience.
- “How many strata properties do you currently maintain under seasonal contract?” This reveals whether the contractor regularly serves strata properties or primarily works residential accounts with occasional strata jobs.
- “Can you provide a sample 12-month maintenance calendar specific to our property type?” Experienced contractors have proven maintenance schedules showing seasonal timing for all services from spring cleanup through winter preparation.
- “What’s your documented process for emergency response to storm damage, irrigation failures, or tree hazards?” Strata properties need clear emergency protocols. Strong answers include response time commitments, after-hours contact procedures, and examples of past emergency situations handled successfully.
- “How do you handle change orders and obtain council approval for additional work?” This question tests understanding of strata decision-making processes. Experienced contractors explain their council communication procedures and documentation systems for work beyond original contract scope.
- “What’s your crew-to-property ratio and guaranteed response time for service calls?” Understanding crew allocation and response commitments helps councils assess whether the contractor can actually deliver promised service levels across their full portfolio.
- “Can you provide contact information for your three longest-standing strata clients?” Long-term relationships indicate consistent service quality and successful council partnerships. Request permission to contact these councils directly.
- “What reporting and documentation do you provide for AGM and council meetings?” Strata councils need maintenance records for AGM reporting and budget planning. Experienced contractors provide detailed service logs, seasonal summaries, and documentation suitable for council presentation.
When Greater Vancouver Strata Councils Should Review Landscaping Contracts
Timing landscaping contractor evaluations correctly saves councils money and reduces service disruptions.
Seasonal Decision Calendar
| Season | Council Action | Timing Window | Outcome Goal |
| Winter | Contract renewal evaluation | January – February | Secure spring services before seasonal rush |
| Spring | Trial period assessment for new vendors | April – May | Identify issues while weather allows contractor changes |
| Fall | Annual performance review | October – November | Evaluate full-year results before budget planning |
| Pre-AGM | Budget presentation preparation | 6-8 weeks before AGM | Finalize contract recommendations with cost projections |
Pre-Spring Contract Renewal Cycles
January and February represent optimal timing for contract evaluation. Councils reviewing landscaping services during these months secure preferred contractors before the spring rush when qualified companies fill their seasonal schedules. Early evaluation also allows time for proper vetting, reference checking, and proposal comparison without pressure from approaching maintenance deadlines.
Post-Season Performance Assessments
October and November provide perspective for evaluating annual contract performance. Councils can review the full maintenance cycle from spring cleanup through fall preparation, assess contractor responsiveness across all seasons, and identify patterns of consistent service or recurring problems before committing to another year.
Budget Planning Timelines
Most strata AGMs approve annual budgets 6-8 weeks in advance of the fiscal year start. Councils must finalize landscaping contract decisions early enough to present accurate budget projections to owners. Rushed contractor changes immediately before budget approval create uncertainty in cost projections and increase risk of special assessments if estimates prove inaccurate.
Trial Period Structures
When switching contractors, structure first-year agreements with defined evaluation milestones. Three-month trial periods during peak growing season (April-June) reveal contractor capabilities while weather still allows changes if performance disappoints. Include clear performance metrics and termination clauses protecting the strata if service doesn’t meet standards.
Mid-Contract Red Flags
Certain situations warrant immediate contractor review regardless of contract timing:
- Repeated missed service appointments without acceptable communication
- Multiple resident complaints about crew behavior or property damage
- Failure to respond to emergency situations within committed timeframes
- Invoice discrepancies or unauthorized charges appearing repeatedly
- Visible decline in maintenance quality compared to contract start
- Safety incidents or regulatory violations on property grounds
These red flags signal fundamental capability or reliability problems unlikely to improve without contractor change.
Conclusion
Greater Vancouver strata councils have unique landscaping needs that go beyond typical residential or commercial work. Experienced strata landscaping companies bring specialized knowledge of bylaws, council processes, and multi-unit property challenges that generic contractors simply can’t match.
When evaluating landscaping companies, focus on strata-specific experience, verifiable credentials like CHOA membership, and references from other strata properties in your area. Ask detailed questions about seasonal contract processes, emergency response protocols, and council communication systems.
Get a detailed proposal from Vancouver’s CHOA member strata landscaping specialists. We’ll provide references from properties like yours and a customized maintenance calendar → schedule your free property walkthrough
