Strata ant infestations: the escalation pathway from unit to building

Why individual unit treatment fails in strata

Ant colonies in strata buildings use shared wall cavities, pipe chases, and under-floor voids as travel corridors. An odorous house ant colony with roots in a shared wall between units 4A and 4B can satellite-forage into units 3A, 3B, and 5A simultaneously. If unit 4A treats with bait, the colony may reduce in that unit while increasing in adjacent units as workers redistribute. Building-wide treatment is required to reach the colony root.

BC Strata Property Act: the relevant provisions

The BC Strata Property Act Section 72 requires the strata corporation to repair and maintain common property, limited common property (where the strata is responsible by bylaw), and prescribed portions of strata lots. The shared building envelope — exterior walls, shared wall cavities, structural framing — is common property. Ant colonies in shared walls are a common property maintenance issue under Section 72. The strata council must act on documented evidence of shared-wall ant activity.

The escalation pathway

How to

Strata ant escalation — Metro Vancouver

Step-by-step escalation from individual unit ant activity to building-wide coordinated treatment.

1
Document unit-level activity
Photograph trails, document dates, note which rooms are affected. If possible, identify the species — odorous house ants and pharaoh ants are the most common strata building pests and both require building-wide bait.
2
Apply individual unit bait and observe spread
Apply non-repellent gel bait in your unit. If activity reduces in your unit but increases in adjacent units or the corridor, you have confirmed colony migration — evidence for strata escalation.
3
Send formal written notice to strata council
Write to the strata council (email to the strata manager) documenting the infestation, the failed individual unit treatment, and the apparent spread to common areas or multiple units. Request a strata pest management response under Section 72 SPA.
4
Attend strata council meeting
Request the item be added to the next strata council meeting agenda. Present your documentation. The council has legal obligations once formally notified of a common property maintenance issue.
5
Coordinate professional building inspection
The strata corporation should retain a BC-licensed pest management professional to inspect the building, identify colony locations, and develop a treatment plan covering all affected units and shared areas simultaneously.
6
Escalate to Civil Resolution Tribunal if needed
If the strata council refuses to act after formal written notice, file a dispute with BC's Civil Resolution Tribunal at the online portal. Document your written notice, the strata's non-response, and any professional evidence you have obtained.

Frequently asked questions

Our strata bylaw says owners are responsible for pest control in their units. Does that remove the strata's obligation?+

For pests within the unit boundaries from the owner's own conditions, possibly yes. For pests in common property or shared walls, no — the SPA Section 72 obligation for common property cannot be removed by bylaw.

Can the strata charge owners for building-wide ant treatment?+

Yes — pest treatment is a common maintenance expense typically funded from the strata's operating fund. The strata has the authority to allocate common maintenance costs according to unit entitlement.

Neighbouring units will not let the pest control in. What happens?+

The strata council can attempt to compel access under the SPA (strata may enter a lot to inspect and do repairs with 48 hours notice). For persistent non-cooperation, the strata can pursue the CRT.

The CRT process seems slow. Is there a faster option?+

The CRT facilitates settlement before formal adjudication — many disputes resolve at the facilitation stage. Formally filing a CRT dispute often prompts the strata to act quickly to avoid adjudication. Filing costs $100-$225 depending on the claim amount.