Buying an apartment in Canada often means signing up for monthly strata fees, and those fees rarely stay the same. In Ontario, the average monthly condo fee now sits around $650, with some buildings charging over $900. In British Columbia, the average is lower at $470, but the range is just as wide. What matters more than the starting number is how fast it can climb — and whether the building’s reserve fund can handle major repairs without hitting you with a special assessment.
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This article is general information only and does not constitute professional advice. For your specific situation, consult a qualified professional.
Condos make up nearly a third of all homes in Vancouver and about a quarter in Toronto and Calgary. That means millions of Canadians are already dealing with fee increases. The question for anyone looking to buy is whether the building you choose has its finances in order — or whether you’re walking into a situation where fees jump sharply soon after you move in. Here’s what you actually need to know.
Before you get into the numbers, it helps to understand the central concept. A strata fee (also called a condo fee or maintenance fee) is a monthly payment to the strata corporation that covers the building’s shared costs — insurance, maintenance, utilities for common areas, property management, and contributions to the reserve fund for future major repairs.
What I tend to notice is that buyers focus on the monthly fee amount without checking what’s behind it. A low fee today can mean a big special assessment tomorrow if the reserve fund is underfunded.
What drives strata fee increases across Canada
The monthly fee you see on a listing is never the full story. The real cost of owning a strata unit includes the fee itself, any special assessments, and the likelihood that both will rise over time. The numbers vary significantly by province and building type.
In Metro Vancouver, strata fees for an 800-square-foot unit range from about $440 to $720 per month, depending on the building’s age and construction. Newer high-rise condos (built 2015 or later) tend to run $0.65 to $0.95 per square foot, while older high-rises from the 1980s and 1990s are often cheaper at $0.55 to $0.80 per square foot. Wood-frame low-rise buildings (four storeys or fewer) are lower still at $0.45 to $0.65 per square foot. Townhouses with strata are the cheapest option at $0.20 to $0.45 per square foot, and bare-land strata can be as low as $50 to $250 per month.
In Ontario, fees are generally higher. Toronto condo fees average about $0.75 per square foot, and townhouse strata fees in Ontario run roughly 20–30% higher than comparable BC properties due to stricter reserve fund requirements. Across Canada, the range is wide: Toronto $0.60–$1.10 per square foot, Vancouver $0.35–$0.70, Calgary $0.40–$0.80, Montreal $0.25–$0.55, Ottawa $0.50–$0.90, and Halifax $0.35–$0.65.
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| City | Fee per sq ft (low) | Fee per sq ft (high) |
|---|---|---|
| Toronto | $0.60 | $1.10 |
| Vancouver | $0.35 | $0.70 |
| Calgary | $0.40 | $0.80 |
| Montreal | $0.25 | $0.55 |
| Ottawa | $0.50 | $0.90 |
| Halifax | $0.35 | $0.65 |
The biggest single factor driving fee increases right now is insurance. Between 2020 and 2024, insurance costs across BC strata buildings rose an average of 40%, and some Lower Mainland buildings saw their premiums double. In older buildings, insurance can account for 28% to 38% of the total operating budget. That cost gets passed directly to owners through higher fees.
Other major budget items include building maintenance and repairs (15–22% of the budget), utilities for common areas (10–15%), property management (8–12%), cleaning and landscaping (8–12%), and contributions to the contingency reserve fund (10–18%). Amenities like pools, concierge, and gyms add to the total. A building with extensive amenities will always have higher fees than a basic townhouse complex.
Mistakes buyers make with strata fees
Focusing only on the monthly amount
A low monthly fee can look attractive, but it often means the building is underfunding its reserve. In BC, if the contingency reserve fund (CRF) is underfunded relative to the depreciation report, that’s a clear warning that fees will rise or a special assessment is coming. Special assessments can range from a few thousand dollars to $30,000–$50,000 or more per unit for major projects like parking garage repairs ($1 million to $5 million) or window replacement ($500,000 to $3 million).
Not checking the reserve fund study
Most provinces require a reserve fund study (or depreciation report in BC) every three to five years. This document projects what major repairs are needed and whether the reserve fund has enough money to cover them. If the reserve fund balance is well below what the study recommends, fees will need to increase. Buyers can request the status certificate (Ontario), strata documents (BC), or estoppel certificate (Alberta) to check this before making an offer.
Ignoring the building’s age and construction type
Newer buildings aren’t always cheaper. A high-rise built after 2015 in Vancouver can cost $0.65 to $0.95 per square foot, while an older high-rise from the 1980s might be $0.55 to $0.80. But older buildings face bigger repair bills. A roof replacement can cost $500,000 to $2 million, and elevator modernization runs $150,000 to $500,000. The age of the building affects both current fees and the likelihood of future special assessments.
Overlooking the impact of amenities
Buildings with pools, concierge services, gyms, and party rooms have higher operating costs. Those amenities are nice to use, but they add to the monthly fee permanently. Townhouse-style condos and bare-land strata developments typically have much lower fees because they have fewer shared facilities. If keeping monthly costs low is a priority, a simpler building is usually the better choice.
How to evaluate strata fees before you buy
Request and review the strata documents
Before you make an offer, your real estate agent should request the strata documents. In BC, that means the strata’s financial statements, depreciation report, minutes from the last annual general meeting, and the CRF balance. In Ontario, you want the status certificate. In Alberta, the estoppel certificate. These documents tell you exactly what the building’s financial health looks like. Check whether the reserve fund matches the depreciation report’s recommendations. If it doesn’t, fees will likely go up.
Understand what’s included in the fee
Strata fees typically cover building insurance, landscaping, snow removal, property management, common area utilities, exterior maintenance, and CRF contributions. But the exact breakdown varies. Some buildings include heat and water in the fee; others don’t. Some have EV charging infrastructure already installed and budgeted; others are still figuring out how to pay for it. Ask for a detailed budget breakdown so you know what you’re paying for.
Compare fees per square foot, not total dollars
A $500 monthly fee on a 1,000-square-foot unit is $0.50 per square foot. The same $500 on a 600-square-foot unit is $0.83 per square foot. Comparing by square foot gives you a fairer picture across different properties. In Metro Vancouver, $0.55 to $0.90 per square foot is the typical range for high-rises. Anything significantly below that range might mean the building is underfunding its reserve.
Look at the fee history and trend
Ask for the last three to five years of fee increases. A building that has kept increases at 2% annually while insurance costs jumped 40% is probably deferring maintenance or underfunding the reserve. A building that has raised fees more aggressively might be in better financial shape. The trend matters more than the current number.
Check for upcoming major projects
The depreciation report or reserve fund study will list major repairs scheduled for the next 10 to 30 years. If the building is due for a new roof, elevator overhaul, or parking garage repairs in the next few years, and the reserve fund is short, expect either a fee increase or a special assessment. Some special assessments can be substantial — parking garage repairs alone can cost $1 million to $5 million, which could mean $10,000 to $50,000 per unit depending on the building size.
Frequently asked questions about strata fee increases
Can strata fees increase by any amount? ▾
What happens if I can’t afford a special assessment? ▾
Are townhouse strata fees always lower than high-rise fees? ▾
How do I check if a building has a healthy reserve fund? ▾
Do newer buildings have lower strata fees? ▾
Can I negotiate strata fees when buying a unit? ▾
Why the reserve fund is the number to watch
The single most important number in any strata building isn’t the monthly fee — it’s the reserve fund balance relative to the depreciation report. An underfunded reserve means the building hasn’t been saving enough for future repairs. That debt doesn’t disappear. It comes back as fee increases or special assessments. With major repairs like roof replacement ($500,000 to $2 million), elevator modernization ($150,000 to $500,000), and plumbing system replacement ($1 million to $4 million), the costs are too large to absorb through normal fee increases alone.
Insurance costs are unlikely to drop. The 40% average increase between 2020 and 2024 in BC reflects a broader trend across Canada. Buildings with older infrastructure, higher claims history, or inadequate risk management will continue to see premium pressure. That means strata fees will keep rising in most buildings, and the only question is how fast.
Remember: this article is general information only. For advice on your specific situation, speak to a qualified professional.
If this was useful, you might also want to read pre-sale condo pricing trends you should know before buying.
Sources and Further Reading
Understanding apartment appraisal tips for buying in Canada — Learn how appraisals factor into your purchase decision and what they reveal about property value.
How down payment insurance can help you buy an apartment — Understand how mortgage default insurance affects your buying power and monthly costs.
ViewHomes (2025). Condo Fees Statistics. 🔗
Zealty (2025). Strata Fees BC. 🔗
WelcomeAide (2026). Condo Fees Explained. 🔗
Navi Living (2025). Townhouse Strata Fees. 🔗
