Rentals Allowed by a "Form J: the Rental Disclosure Statement"
A "Form J: the Rental Disclosure Statement" also determines whether strata lot owners can rent their lots despite rental restriction bylaws. The Form J:
- describes the strata lots that may be rented and
- sets out the date during which the rentals may occur
Under the Strata Property Act, Owner Developers must provide prospective purchasers with a Form J that has been filed with the Superintendent of Real Estate, if the Owner Developer intends to rent or preserve the right to rent any of the residential strata lots.
Rental disclosure statements are only filed by the Owner Developer and are completed individually for each strata lot.
Strata lot owners may have different rights to rent their lots depending on when the Form J was filed.
For Form Js filed on or before December 31, 2009, a lot that has been designated as a rental lot by the Owner Developer on a Form J remains eligible as a rental lot – regardless of rental restriction bylaws – until either:
- the lot is sold or transferred by the first purchaser or
- the date set out on the Form J expires (whichever occurs first)
For the Owner Developer or the first purchaser from the Owner Developer, the effect of the Form J is to preserve the right to rent the strata lot for the length of time set out in the Form J, despite any subsequent rental restriction bylaws.
However, a purchaser who buys the strata lot from someone other than the Owner Developer does not have a right to rent the strata lot. For the new owners, a strata lot may only be rented if there is no rental restriction bylaw or the owner is permitted to rent despite a rental restriction bylaw because of:
- the family member exception
- a determination of hardship by the strata council
- the provision that delays the application of a rental restriction bylaw. The Strata Property Act gives owners who are renting time to comply with a new rental restriction bylaw
For “Form J: Rental Disclosure Statements” filed on or after January 1, 2010 there are different rules. The owner-developer can now designate that a strata lot can be rented to a date specified on the Form J.
For these strata lots, a strata lot eligible as a rental remains designated as eligible until the date the rental period expires. The strata lot is not affected by any subsequent rental restriction bylaws until the rental period date on the Form J expires.
This means the right to rent a strata lot can continue from one purchaser to the next as long as the rental period on the Form J remains unexpired. This provision only applies to "Form J: Rental Disclosure Statements" filed on or after January 1, 2010.