Planning a security upgrade for your strata

Parcel theft in the lobby, a parkade gate that stays open too long, a fob system no one can manage since the last property manager left. Most strata security upgrades start with a frustrating incident. The councils that end up happiest turn that frustration into a clear plan before they ask for quotes.

Start with a problem list, not a product list

Gather what has actually happened over the last year or two: break-ins, tailgating at the parkade gate, mail room thefts, vandalism, lost fobs. Note where and when. This list keeps the project focused on real risks, and it helps owners understand why the spending is needed.

Look at what you already have

Older analog cameras can often be replaced with IP cameras while reusing existing coax through converters, which avoids opening walls. Fob systems are a different story: if the software is unsupported or nobody has the admin login, replacement is usually the better long-term choice. A short site assessment tells you what can stay.

Priorities that usually come first

• Entrances and the parkade gate: cameras that capture faces at the doors and plates at the gate.
• Mail and parcel rooms: a camera and controlled access.
• Access control you can manage: the ability to cancel a lost fob immediately and see door activity.
• A clear recording policy: who can view footage, how long it’s kept, and how requests are handled.

Privacy and bylaws

Strata corporations in BC are organisations under the Personal Information Protection Act (PIPA), and video of residents and visitors is personal information. In practice, that means having a clear purpose for each camera, limiting who can view recordings, keeping footage only as long as needed, and posting signs. BC’s privacy commissioner publishes guidance on video surveillance that councils can follow. Check your bylaws as well; some stratas have rules about cameras, and a bylaw amendment may be worth considering.

Funding and approval

How the upgrade is paid for affects how it’s approved. Depending on the amount and whether it comes from the operating budget, the contingency reserve fund or a special levy, owners may need to vote at a general meeting. Your property manager can confirm what applies under the Strata Property Act and your bylaws. Giving owners a clear problem list, a phased plan and two or three options makes that vote far easier.

Phase it if you need to

A good design lets you build in stages: entrances and the parkade this year, common hallways and amenity rooms next year, all on one system that grows. Ask for a full design up front, even if you only build part of it now.