Strata Landscaping in Vancouver: A Guide for Property Managers & Strata Councils

Creating strata landscaping Vancouver residents can enjoy takes more than keeping lawns cut and garden beds tidy. Shared grounds serve people with different routines, expectations and priorities. A successful maintenance program needs clear boundaries, an agreed budget and a reliable way to handle decisions.

For property managers and strata councils, the starting point is to define who is responsible for each outdoor area, what the contractor will maintain and how additional work gets approved. That gives residents clearer expectations and helps crews deliver consistent results.

This guide explains how to organise landscaping for condo, townhouse and mixed-use strata properties across Metro Vancouver and the Lower Mainland.

Start With Clear Landscaping Responsibilities

Before requesting proposals, review the strata plan, current bylaws and existing maintenance arrangements. A garden beside a townhouse may look private without having the same legal status or maintenance responsibility as a privately owned yard.

Under section 72 of B.C.’s Strata Property Act, the strata corporation must repair and maintain common property and common assets, subject to the section’s exceptions. Bylaws can allocate certain responsibilities, including maintenance of limited common property an owner has the right to use.

The Province’s explanation of common property and limited common property is a useful starting point. Check the documents for your particular strata before assigning work to residents or contractors.

Create a simple marked-up site plan showing:

• Shared lawns, beds, hedges and entrance landscaping.
• Limited common property and any areas excluded from the contract.
• Irrigation controls, water access and storage locations.
• Gates, pedestrian routes and service access points.
• Areas where responsibility needs clarification.

Resolve unclear boundaries before work begins. The contractor’s scope should reflect the strata’s arrangements rather than relying on assumptions made during a quick walkthrough.

Strata Landscaping Vancouver: What to Include in Your Scope

A scope should describe the areas and expected work, not simply say “general landscaping.” Use a site walkthrough to identify priorities before comparing prices.

A site-specific landscape maintenance program can bring these tasks together. The agreement should still distinguish routine work from services requiring separate approval, such as major tree work, irrigation repairs or plant replacements.

Visit frequency also needs context. A scheduled visit does not mean every task happens each time. Ask for a seasonal task schedule so council can understand what happens regularly and what is planned for particular periods.

Give Residents One Clear Communication Route

Resident feedback is valuable, but crews need consistent instructions. A worker should not have to decide whether one resident’s request to cut a hedge overrides another resident’s preference for privacy.

Nominate one authorised contact, usually the property manager or a designated council representative. Ask residents to submit requests through the strata’s normal communication process.

For each request, record the location, concern, photograph if useful, and requested outcome. The authorised contact can then confirm whether it is included maintenance, an additional service or a decision for council.

For example, trimming a hedge to its agreed maintenance height is different from substantially reducing it to change a view. Keeping those requests separate helps prevent accidental changes to shared landscaping.

Give residents advance notice when scheduled work affects access, parking, outdoor belongings or the use of shared spaces. A short notice explaining where, when and what residents need to do is usually more useful than a lengthy general announcement.

Set a Budget That Separates Maintenance From Improvements

A monthly maintenance price is only one part of landscape planning. Councils should also identify foreseeable repairs, replacements and improvements so each expense can be considered on its own merits.

The Province’s guidance on common expenses in strata corporations lists seasonal landscaping as an example of an operating expense. Funding and approval requirements for other work depend on the expense and the applicable strata requirements.

For planning purposes, ask for separate estimates for:

• Recurring maintenance covered by the agreement.
• Scheduled seasonal services outside the base scope.
• Repairs or replacements identified during inspections.
• Proposed improvements that council can prioritise separately.

An ageing planting bed, for example, may need more than repeated weeding. A proposal for landscape construction and improvements can explain the replacement approach, installation cost and expected ongoing care requirements.

Before authorising work, confirm who can approve it, how it will be funded and whether further approvals are required. Avoid treating an available budget allowance as automatic permission to change the landscape.

Plan for Vancouver’s Seasonal Conditions

The landscape schedule should respond to the property’s exposure, plantings, drainage and use. A shaded courtyard and an exposed townhouse lawn may need different attention even within the same complex.

In wetter periods, prioritise leaf accumulation, visible pooling and access routes. Distinguish clearing surface debris from diagnosing or repairing drainage infrastructure; those are different tasks with different scopes.

During dry periods, clarify who monitors irrigation and updates settings. Check Metro Vancouver’s current watering restrictions and the applicable municipal requirements rather than repeating last year’s watering schedule.

Winter access also deserves its own plan. If snow and ice management is required, confirm coverage areas, service triggers, communication and exclusions in a separate scope or clearly defined contract section.

Similarly, pressure washing and other specialty grounds services should be identified explicitly rather than assumed to form part of regular gardening visits.

Match the Plan to How Residents Use the Grounds

Different strata layouts create different management priorities:

• Condo properties: coordinate work around entrances, shared courtyards, pedestrian movement and building access.
• Townhouse complexes: clearly mark the boundaries between shared areas, limited common property and owner-maintained spaces.
• Mixed-use properties: account for customer access, deliveries and residential routines when scheduling work.

Across all property types, identify routes used by people with mobility aids, families with strollers and residents accessing parking or waste facilities. Plan equipment placement and temporary work areas around those routes.

Agree on the intended landscape appearance as well. Hedges, naturalistic plantings and formal beds need different care. Written expectations help a new contractor understand what residents and council want to preserve.

Approve Landscape Changes Before Crews Begin

Replacing a failed plant and redesigning a shared courtyard are different decisions. Council should review proposed changes before instructing a contractor to proceed.

Section 71 of the Strata Property Act sets approval requirements for significant changes to the use or appearance of common property, with exceptions. Confirm the applicable process before authorising substantial landscape alterations, and check municipal requirements where relevant.

A useful improvement proposal explains the problem, proposed solution, affected areas, cost, disruption and future maintenance needs. Photographs or a simple planting plan can help owners understand the proposal before a decision is made.

Review the Contract Against Clear Expectations

Review performance using the agreed scope and seasonal schedule. A practical review should cover completed work, recurring concerns, communication and items waiting for approval.

Before renewing, ask:

1. Are all contracted areas receiving the agreed attention?
2. Are visits and seasonal tasks documented clearly?
3. Are reported issues being followed up?
4. Are additional costs approved before work proceeds?
5. Does next year’s scope reflect changes to the property?

Keep site plans, proposals, service records and approvals together. That gives incoming council members useful context and reduces the need to reconstruct past decisions.

Discuss Your Strata Property With TERRMONT

Effective strata landscaping starts with a shared understanding of the property, its priorities and its maintenance responsibilities.

TERRMONT works with strata councils and property managers across Metro Vancouver and the Lower Mainland to discuss landscape maintenance and improvement needs. Contact TERRMONT to request a site visit and a landscaping proposal based on your property’s layout and agreed scope.