Vancouver Condo Moving Rules: Strata Bylaws, Elevator Booking & What Movers Need

Over a quarter of all Vancouver moves handled by Two Small Men in 2025 were 1-bedroom apartments. With roughly 55% of Vancouver households renting and over 62% of downtown dwellings classified as condominiums, the odds are high that your next move involves a strata building. That means elevator bookings, Certificates of Insurance, damage deposits, and a rulebook you may not know exists.

This guide covers every rule, fee, and logistics detail you need to move in or out of a Vancouver condo without fines, delays, or forfeited deposits. It is current for 2026 and draws on the BC Strata Property Act, the City of Vancouver Noise Control Bylaw, recent Civil Resolution Tribunal (CRT) rulings, and our own Year in Review data.

Why Condo Moves in Vancouver Are Different

A condo move is not just a smaller version of a house move. The building itself adds layers of logistics that do not exist when you are loading furniture from a front porch into a truck at the curb. Here is what makes it different:

• Elevator dependency: Every item must travel through a single service elevator, typically booked in 4-hour blocks. If your slot runs out, you stop mid-move.

• Building gatekeepers: A concierge or property manager controls access. Without the right paperwork (COI, elevator reservation, damage deposit receipt), movers can be turned away at the door.

• Walk distance: In a house, the truck parks 20 feet from the front door. In a high-rise, movers may walk 200+ feet per trip from the loading dock to the unit. This adds significant time and cost.

• Floor level: Moving to a high floor adds 25 to 50 percent more time than an equivalent ground-level move because of elevator wait times and transit distance.

• Size constraints: Standard passenger elevators are 3 to 5 feet wide. A 7-foot sofa will not fit. Items that do not fit in the elevator must go via stairs, hoisting, or not at all.

• Damage liability: Scratching a hallway wall in a house is your problem. Scratching a hallway in a strata building can trigger an insurance deductible chargeback of $10,000 or more.

According to our 2025 Year in Review, the most common Vancouver move type is a 1-bedroom apartment (26.9% of all moves), and the average local move takes 5.5 hours. Condo-specific logistics regularly add 1 to 2 hours to that baseline.

The BC Strata Property Act: What Governs Your Condo Move

Every strata building in BC is governed by the Strata Property Act (SBC 1998, c. 43). This legislation gives strata councils the authority to enact bylaws governing the "control, management, maintenance, use and enjoyment" of common property (Section 119). Move-in and move-out rules fall under this authority.

What Your Strata Can Legally Require

• Specific hours and days for moves (e.g., weekdays 9 AM to 5 PM)

• Use of the service elevator only, not the passenger elevator

• Protective coverings for elevators, hallways, and floors

• A Certificate of Insurance (COI) from your moving company

• Advance booking and refundable damage deposits

• Supervision of the move by building staff

• Use of specific loading docks or service entrances

What Your Strata Cannot Legally Do

• Charge move-in fees where there is no actual use or wear of the elevator or common property (confirmed by CRT rulings)

• Impose fees that are not "reasonable" or proportionate to actual costs incurred

• Restrict or ban long-term rentals (as of November 24, 2022, all rental-restriction bylaws are invalid)

• Enact bylaws that contravene the BC Human Rights Code

• Fine you without following the strict Section 135 enforcement procedure

Maximum Fines Under the Act

Under Strata Property Regulation Section 7.1, the maximum fine for a bylaw contravention is $200 per infraction, repeatable every 7 days for continuing violations. For a rule contravention, the maximum is $50 per infraction. To impose these maximums, the strata must have formally amended its bylaws and filed them at the Land Title Office. The default Standard Bylaws set fines at only $50 for bylaws and $10 for rules.

Booking the Service Elevator

This is the single most important step in a condo move. Without an elevator reservation, movers cannot legally proceed.

How Far in Advance to Book

• Minimum: 7 to 14 days before your move date

• Recommended: 3 to 4 weeks for standard moves

• Peak season (May to September): Book as early as possible. Elevator slots fill fast during summer, and many buildings only allow one move per day.

• Month-end: The last 2 to 3 days and first 1 to 2 days of each month are the busiest. Book mid-month for easier scheduling.

Typical Time Slots

• Weekday windows: Most buildings offer 9 AM to 5 PM, often split into 4-hour half-day blocks (9 AM to 1 PM or 1 PM to 5 PM)

• Saturday: Often allowed but with shorter windows. Some buildings restrict to morning-only slots

• Sunday and statutory holidays: Frequently prohibited entirely

What Happens If You Do Not Book

• The concierge or building manager will deny entry to your movers

• You may face bylaw fines of up to $200 per infraction

• If you use the passenger elevator instead, expect immediate fines and possible deposit forfeiture

For more on optimal timing, see our guide to the best and worst times to move in Vancouver.

Certificate of Insurance (COI)

A COI is a one-page document from your moving company's insurer confirming active liability coverage. Most Vancouver strata buildings require one before allowing movers into the building.

Key Requirements

• Coverage amount: $2,000,000 commercial general liability is the standard threshold. Landmark and luxury buildings (Coal Harbour, Yaletown waterfront towers) may require $5,000,000.

• Additional Insured: The COI must name the strata corporation as an "Additional Insured" for the duration of the move.

• Who provides it: Your moving company provides the COI, not you. Reputable movers carry this insurance as standard and issue certificates at no extra charge.

• Submission deadline: Submit to building management at least 48 to 72 hours before your move. Some buildings require 1 to 2 weeks. Allow extra time because the insurer may take 1 to 3 business days to issue it.

• Workers' compensation: Some buildings also require proof of WorkSafeBC coverage for the moving crew.

What Happens Without a COI

The concierge will deny your movers entry to the building. This is non-negotiable. If you hire movers who cannot provide a COI, you will need to reschedule. For DIY moves with friends, a COI is typically not required, but you are personally liable for any damage to common property.

Learn how to vet your movers in our guide: How Do I Choose a Moving Company?.

Damage Deposits and Move-In Fees

Most Vancouver stratas charge two separate amounts when you book a move:

Non-Refundable Move Fee ($50 to $300)

This covers the building's administrative costs: scheduling the elevator, updating entry systems, concierge supervision, pre- and post-move inspections, and post-move cleaning of common areas.

Refundable Damage Deposit ($200 to $500)

Returned after a post-move inspection if no damage is found. Common damage types that trigger forfeiture include scratches or gouges on hallway walls, scuff marks on floors, dents to elevator doors or interior panels, broken door frames, and carpet stains or tears in corridors.

Recent CRT Rulings on Move Fees

Not all move fees are enforceable. In a 2024 CRT ruling (Bains v. Strata Plan BCS), a $300 non-refundable move fee was challenged by a resident who moved in with only hand-carried luggage. The CRT ruled the fee was unreasonable and reduced it to $150, stating: "a move with just hand-carried luggage does not have the same impact as a move with furniture."

Similarly, the BC Supreme Court in Watson v. BCS 1721 (2018) upheld a CRT decision that two $100 move fees were "significantly unfair" under Section 164, because no furniture was moved and the fees were not proportionate to actual costs.

Takeaway: Move fees must be reasonable and tied to actual costs. If your strata charges a flat fee regardless of move size, you may have grounds to challenge it through the Civil Resolution Tribunal.

Floor Protection and Common Area Requirements

Most strata buildings require protective coverings before a move can begin. Failure to install them can result in fines and deposit forfeiture.

• Elevator padding: Blankets or pads on all elevator walls and floors. Professional movers carry these as standard equipment.

• Floor runners: Protective coverings in hallways between the unit and elevator, especially on hardwood, tile, or vinyl surfaces.

• Masonite sheets: Required by some buildings on hardwood floors along the carry path.

• Door frame protectors: Foam guards on the building entrance, elevator doors, and unit entrance to prevent chips and dents.

• Corner guards: Protection for wall corners along the carry route, particularly in tight turns.

Pro tip: Take photos of hallways, the elevator interior, lobby, and all door frames before and after the move. This documentation protects your damage deposit if pre-existing damage is later attributed to your move.

Loading Dock and Parkade Clearance

This catches people off guard more than almost any other issue. Vancouver underground parkades frequently have clearances as low as 2.0 metres (6'7"), per the City of Vancouver Parking By-law. A standard moving truck stands 10 to 13 feet tall (3.0 to 4.0 m). The math is simple: most moving trucks cannot fit in most underground parkades.

What to Do

• Check the clearance: Ask your property manager for the exact loading dock or parkade entrance height before moving day.

• Use the loading dock: Most newer high-rises have a ground-level or at-grade loading dock separate from the parkade. Confirm its availability.

• Plan a shuttle: If the truck cannot reach the loading area, movers may need to shuttle items from the street using dollies. This adds time and cost.

• Cube van option: For tight spaces, a smaller cube van (approximately 8 to 9 feet tall) may fit where a full-size truck cannot. Discuss this with your movers when booking.

Street Parking for Moving Trucks

If your building does not have a loading dock, or if the truck is too tall for the parkade, you will need street parking. Vancouver offers two options:

Temporary Street Occupancy Permit

• Reserves curb space or metered spots for your moving truck

• Apply through the City of Vancouver permit portal with at least 5 business days' notice

• Admin fee plus a daily meter rate and refundable deposit per meter

• Residential move-ins/outs do not require separate insurance for the permit

Active Loading and Unloading

Active loading and unloading is generally tolerated on city streets without a permit, but the truck must be actively in use and you cannot leave it unattended. In metered zones, you must feed the meter or risk a ticket. In Residential Parking Permit (RPP) zones, check signage carefully.

For Calgary-specific parking permit guidance, see our Calgary Moving Day Parking Permits guide.

Noise Bylaw Hours

The City of Vancouver Noise Control Bylaw No. 6555 sets strict hours for loading and unloading:

Permitted Hours

• Outside downtown: 7:00 AM to 8:00 PM on weekdays; 10:00 AM to 8:00 PM on weekends and holidays

• Downtown: 6:00 AM to 12:00 AM (midnight) on weekdays; 10:00 AM to 12:00 AM on weekends and holidays

Weekend starts remain 10:00 AM in both zones. This is the most common source of confusion. You cannot start loading the truck at 7 AM on a Saturday, even downtown.

Fines

Violations carry fines of $250 to $10,000 per offence. For construction-related noise during prohibited hours, the minimum jumps to $500. These are City of Vancouver fines, separate from any strata bylaw fines your building may impose.

Note that many strata buildings impose additional restrictions beyond the city bylaw. Your building may restrict moves to 9 AM to 5 PM on weekdays even though the city allows 7 AM starts. Always check your strata bylaws in addition to the city bylaw.

When Furniture Does Not Fit in the Elevator

Standard passenger elevators in Vancouver condos range from approximately 3 feet by 4 feet to 5 feet by 8 feet. Freight elevators are larger (typically 6 feet by 6 feet to 8 feet by 8 feet), but not all buildings have them.

Items That Commonly Do Not Fit

• 3-seat sofas (7 to 8 feet long)

• King-size mattresses and box springs

• Large mirrors and framed artwork

• Dining tables with non-removable legs

• Armoires and tall bookshelves

• Grand pianos (see our piano moving guide)

Your Options

• Stairs: Practical for floors 1 to 5. Stair carry fees are typically $50 to $75 per flight. A 10th-floor stair carry would add $500 or more and is physically impractical.

• Disassembly: Bed frames, dining tables, and shelving units can usually be taken apart. Confirm with your movers during the quote process.

• Hoisting: Some Vancouver movers offer furniture hoisting through balconies or windows using mobile cranes or A-frame hoists. This requires measuring the balcony door or window opening to confirm the item will fit.

• Measure first: Before purchasing large furniture for a condo, measure the elevator car interior, all hallway widths, your front door, and your balcony door. Record these permanently for future purchases.

For help with oversized items, see our guides on moving electronics and essential packing supplies.

Insurance and Liability: Who Pays for Damage?

Three layers of insurance apply during a condo move. Understanding them can save you thousands of dollars.

Layer 1: Strata Corporation Insurance

Covers the building structure and common property (hallways, elevators, lobbies). Strata corporations in BC are required by law to carry minimum $2,000,000 in liability insurance. However, deductibles can be substantial: $10,000 to $50,000 for general claims and $100,000 or more for water damage.

Layer 2: Your Personal Condo Insurance

Covers your personal belongings, unit improvements, personal liability, and critically, loss assessment coverage. Loss assessment coverage pays your share if the strata charges back its insurance deductible to you after a claim. This is your primary financial defense.

Layer 3: Moving Company Insurance (via COI)

The COI names the strata as "Additional Insured," protecting the building against accidental damage caused by the movers. Professional movers also carry cargo insurance covering your belongings during transit.

The Chargeback Risk

Under Section 158(2) of the Strata Property Act, the strata corporation can sue the unit owner to recover its insurance deductible if the owner is "responsible" for the loss or damage. In the landmark case Strata Plan LMS 2835 v. Mari, owners were held liable for the deductible without any finding of negligence, merely because they "caused" the situation that led to the damage.

Bottom line: Even though your movers carry insurance, you as the unit owner can be personally charged back the strata's insurance deductible if damage occurs during your move. Ensure your condo insurance includes adequate loss assessment coverage. Review our Vancouver moving cost guide for more on insurance costs.

Tenant Rights vs. Strata Rules

If you are renting a strata unit, you are subject to both the Residential Tenancy Act and the Strata Property Act. This creates a unique situation.

Form K Requirement

Before or at the start of your tenancy, your landlord must provide you with a copy of the strata's current bylaws and rules, plus a signed Form K (Notice of Tenant's Responsibilities). The landlord must file Form K with the strata within 2 weeks of the tenancy starting.

If your landlord fails to provide Form K or the bylaws, you have the right to end the tenancy within 90 days of discovering the failure and may claim reasonable moving expenses of up to one month's rent from the landlord.

Who Pays Strata Fines?

Under Section 131 of the Strata Property Act, if a tenant violates a strata bylaw, the strata can seek to collect the fine from the tenant, the landlord, or both. However, the total cannot exceed the fine amount. Critically, the landlord's responsibility for fines cannot be assigned or transferred to the tenant, even if the lease says otherwise.

For a complete guide to your rights, see our article on BC tenant rights, security deposits, and notice periods.

Common Violations That Get People Fined

Based on CRT cases and property management reports, these are the most common violations during Vancouver condo moves:

1. Using the passenger elevator instead of the service elevator — a common violation, fines up to $200

2. Propping lobby or fire doors open — security and fire code violation, fines up to $200

3. Moving outside designated hours — exceeding booked time slots or starting too early

4. Blocking common areas — leaving furniture, boxes, or equipment in hallways or lobbies

5. Failing to install protective coverings — no elevator pads, floor runners, or door frame protectors

6. Leaving debris in common areas — flattened boxes, packing materials, discarded furniture in garbage rooms

7. Damaging common property without reporting — scratches, dents, or chips discovered during post-move inspection

8. Moving without a booking or without a COI — movers will be turned away

Financial exposure: A single move with multiple violations could cost you $1,000 or more in combined non-refundable fees ($100 to $300), forfeited deposits ($200 to $500), bylaw fines ($200 per infraction), and damage repair costs.

Learn how to protect yourself in our article: 7 tips to help you avoid moving scams.

Neighbourhood-Specific Condo Tips

Downtown and Yaletown

• Elevator booking mandatory with at least 2 weeks' notice. Typical slots are 4 hours.

• COI required by virtually every building. Some require $5,000,000 coverage.

• Street parking is metered everywhere. Apply for a Temporary Occupancy Permit if no loading dock.

• Loading docks have height limits. Confirm clearance before arriving with a full-size truck.

• Moves must typically end by 5 or 6 PM when concierge shifts change.

Coal Harbour

• Some of the strictest strata rules in Vancouver. Weekday-only moves are common.

• Damage deposits typically $300 to $500. Some buildings also charge a non-refundable move fee.

• Luxury finishes (marble lobbies, glass features) mean heightened damage sensitivity.

• Concierge approval required for loading dock access. Limited street parking with heavy competition from hotels and office towers.

Kitsilano

• Many older walk-up apartments (3 to 4 storeys, no elevator). Stair carry fees apply.

• Character homes have narrow staircases and tight doorframes. Measure furniture first.

• Broadway Subway construction causing detours on the east side of Kits throughout 2026. See our road construction guide for details.

Mount Pleasant and Commercial Drive

• Mix of old walk-ups and brand-new buildings with vastly different rules.

• Broadway closed between Main and Quebec for subway construction in 2026. Major detours.

• Side streets are narrow with mature trees. Careful truck positioning needed.

• Walk-up heavy along Commercial Drive. Expect stair carries on most moves.

Burnaby (Metrotown and Brentwood)

• Among the densest neighbourhoods in BC with dozens of new luxury towers.

• Underground parkade clearances frequently under 7 feet. Movers typically load from outdoor docks.

• Strict strata enforcement in newer towers. COI deadlines are enforced.

• Some buildings allow Saturday moves but restrict Sunday moves entirely.

North Vancouver

• Must cross Burrard Inlet. Lions Gate Bridge has a 13-tonne weight limit — loaded moving trucks must use the Ironworkers Memorial Bridge (Second Narrows) instead.

• Lower Lonsdale is flat but dense with newer condos. Elevator booking essential.

• Bridge congestion at rush hour adds 30 to 60 minutes. Plan timing carefully.

For a complete neighbourhood breakdown, see our Vancouver location page and our guide to the safest Vancouver neighbourhoods.

Vancouver Condo Move-Day Checklist

6 to 8 Weeks Before (Peak Season) or 3 to 4 Weeks Before (Off-Season)

• Book your moving company and get a written quote with itemized surcharges. Get a free quote here.

• Contact strata property manager to reserve the service elevator and loading dock.

• Pay the building's refundable damage deposit.

• Request a COI from your moving company naming the strata as additionally insured.

• Review your condo insurance policy. Ensure loss assessment coverage is adequate.

• Review the strata's move-in/out rules and bylaw requirements.

2 Weeks Before

• Confirm elevator booking with property manager.

• Submit COI to strata or property manager for review.

• Apply for a Temporary Street Occupancy Permit if needed (requires 5 to 10 business days).

• Confirm with movers: arrival time, crew size, equipment (dollies, Masonite, elevator pads, floor runners).

• Measure elevator car dimensions, hallway widths, and unit doorways. Share with movers to flag items that will not fit.

• Begin packing non-essentials. See our complete moving timeline for a full schedule.

1 Week Before

• Final confirmation with strata, movers, and parking permit status.

• Disassemble furniture that can be taken apart (bed frames, dining tables, shelving).

• Prepare an essentials box: toilet paper, phone charger, snacks, tools, cleaning supplies.

• Notify utility companies, internet provider, and Canada Post of your address change. See our BC utilities setup guide.

Day Of

• Arrive before movers to check in with concierge or property manager.

• Confirm elevator is padded and reserved. Verify floor protection is in place.

• Walk movers through the route from loading dock to unit.

• Take photos of common areas before any items are moved.

• After the last item is moved, walk through common areas to check for damage.

• Tip your movers. See our guide: Should I Tip My Movers?.

Day After

• Report any common area damage to property manager immediately.

• Request return of your damage deposit after the building's inspection.

• File any moving company insurance claims promptly if items were damaged.

How to Save Money on a Condo Move

• Move mid-month, mid-week: Avoid the month-end crush and weekend premiums. Our Year in Review data shows Monday through Wednesday have the lightest booking volume.

• Move in the off-season: November through February is quietest. December accounts for just 4.7% of annual moves.

• Declutter before you move: Fewer items means fewer trips through the elevator and a shorter move. See our downsizing guide.

• Pack yourself: Professional packing adds an average of $1,506 to your move. DIY packing with free boxes from local buy-nothing groups saves hundreds.

• Disassemble everything you can: Items that fit in the elevator without stair carries save $50 to $75 per flight.

• Confirm clearance in advance: Arriving with a truck that does not fit wastes your booked elevator time and may require re-booking.

• Get the COI early: Last-minute COI issues are the number one reason movers get turned away, wasting your booked slot.

• Book the elevator for enough time: Overruns can trigger overtime fees and deposit forfeiture. A 1-bedroom condo typically needs 4 hours; a 2-bedroom may need a full day.

For more cost-saving strategies, see our comprehensive Vancouver moving cost guide and money-saving tips.

Condo Moving Rules in Other Cities

Moving to a condo outside Vancouver? We have city-specific guides for Calgary condo moving rules and Edmonton condo moving rules. Each city has different bylaw hours, permit requirements, and strata expectations.

Related Reading

• Best and Worst Times to Move in Vancouver

• How Much Does Moving Cost in Vancouver? Pricing Guide

• Vancouver Rental Market Guide for Movers (2026)

• Vancouver Road Construction and Bridge Closures (2026)

• Moving to Vancouver: Newcomer Relocation Guide

• BC Tenant Rights: Security Deposits and Notice Periods

• Setting Up Utilities After Moving to BC

• What to Expect When Hiring Professional Movers

• Moving Checklists for Every Move

• How to Make Moving to Your New Apartment Easy

Get a Free Vancouver Condo Moving Quote

Our crews move condos across Metro Vancouver every day. We handle the COI, elevator padding, floor protection, and building coordination so you do not have to. Get a free quote or call us to discuss your condo move.

We serve all of Vancouver, Burnaby, Victoria, Kelowna, and Nanaimo. See all our locations.