Do I Need Strata Approval for Altering Popcorn Ceilings?
- Mike Yaschyshyn
- Aug 27, 2025
- 2 min read
If you own a condo, you may wonder: “Do I need strata approval strata approval for altering (painting, smoothing, retexturing) popcorn ceilings in my Strata Unit?”
The answer is usually no—as long as the work is purely cosmetic and inside your unit. Here’s what every condo owner should know. Ceilings can be confusing because they sit at the boundary between your unit and common property.
The key distinction:
Cosmetic surface (paint, texture, finish): belongs to you, the unit owner.
Structural elements (drywall layers, slab, insulation, fire barriers): belong to the strata.
This means that painting or retexturing your ceiling is typically your responsibility and does not require strata permission.
The Real Safety Concern: Asbestos
Older textured ceilings (pre-1990) may contain asbestos. Disturbing asbestos can release dangerous fibers, so safety comes first.
Steps to stay safe:
Test for asbestos before scraping or sanding.
Hire licensed professionals for abatement if asbestos is present.
Provide documentation to strata if required, ensuring your building and neighbors remain safe.
Remember: Strata’s concern is safety and liability—not cosmetic improvements.
When Strata Approval May Be Requested for Altering Popcorn Ceilings
Even though cosmetic ceiling work doesn’t need approval, strata might ask for documentation if:
Asbestos testing confirms abatement is needed.
Work could potentially affect sprinklers, alarms, or structural components.
In these cases, it’s about protecting residents and the building, not controlling your rights.
Your Rights as a Condo Owner
Cosmetic ceiling work is your right.
Safety precautions are everyone’s responsibility.
Strata cannot unreasonably withhold approval for cosmetic changes if safety measures are followed.
Other Safety Concerns: Potlights and Electrical
Installing or modifying potlights (recessed lighting) may seem s
traightforward, but there are important safety considerations:
1. Fire Safety
Potlights sit in close proximity to ceiling insulation and structural elements.
Using non-rated fixtures, or improperly installing them, can increase the risk of fire.
Look for IC-rated fixtures if they will contact insulation, and ensure proper clearance around electrical components.
2. Electrical Compliance
Recessed lighting involves wiring that must comply with BC Electrical Code.
Altering electrical circuits without a licensed electrician can violate safety regulations and may affect insurance coverage.
3. Strata Considerations
Like cosmetic ceiling finishes, potlights inside your unit are usually your responsibility, but strata may request documentation if wiring modifications could affect building systems or fire safety.
Always confirm whether your strata has specific bylaws regarding electrical work, and provide a permit or inspection report if required.
Disclaimer:
The information in this article is provided for general informational purposes only and does not constitute legal advice. I am not a lawyer, and this content should not be relied upon as a substitute for professional legal guidance. Condo owners should consult the Strata Property Act (BC), their strata corporation, or a qualified legal professional for advice regarding specific situations. Access the full Act online here.
