Digital Form K (Notice of Tenant's Responsibilities)

Under Section 146 of the British Columbia Strata Property Act (SPA), an owner who rents their strata lot must give the tenant a copy of the current bylaws and rules, and within two weeks of renting, must provide the strata corporation with a signed Form K (Notice of Tenant's Responsibilities).

[!NOTE] Outside British Columbia: the statute sections this guide cites are BC law, and Pastrata shows them only to buildings in BC. A building in another jurisdiction sees the same screens with neutral wording, and should check its own bylaws and statute for the rules that apply. Form K itself is a BC form: in a building outside BC, or one with no jurisdiction set, Pastrata doesn't offer to initiate a Form K, and a Form K already on file stays viewable.

Pastrata digitizes the entire Form K lifecycle with automated data pre-population, an enforced statutory bylaw delivery gate, two-party digital signing, and automated tenant verification.

Required Roles & Capabilities

Form K Statutory Trigger Points

Form K creation is automatically triggered across four key moments in the building lifecycle:

1. Rental Unit Registration: When an owner indicates their unit is tenanted in unit settings.
2. Lease Execution: When a residential lease is generated or signed in a BC building.
3. Tenant Membership Request: When an unverified resident requests membership in a tenanted unit.
4. Council Tenancy Audit: When council or management conducts a tenancy audit from the compliance dashboard.

How Landlords Initiate Form K

Landlords can initiate Form K in just a few clicks:

1. Navigate to Tenancies > Form K (or visit /[building]/tenants/form-k?unitId=[your-unit-id]).
2. If no active Form K is on file, the Initiate Form K Disclosure form appears.
3. The system automatically pre-fills:
   • Strata Corporation identification and registered Strata Plan number.
   • Strata Lot number and Unit number.
   • Building civic address.
   • Landlord registered name, notice address, and email.
4. Enter the incoming tenant's legal name, email address, phone number, and tenancy start date.
5. Click Initiate Form K.
6. Pastrata creates a legal agreement in PENDING status and emails the signing invitation to the incoming tenant.

Mandatory Bylaw Delivery Gate (BC SPA s. 146(1))

Under Section 146(1), the tenant is legally entitled to receive the current bylaws and rules of the strata corporation before assuming responsibility under the tenancy.

To guarantee statutory compliance:

1. When the tenant opens the Form K signing portal (/[building]/tenants/form-k), the digital signature inputs are strictly locked and disabled.
2. The Statutory Bylaws & Building Rules Delivery banner is displayed.
3. The tenant must view or download the registered bylaws PDF.
4. The tenant must check the acknowledgment checkbox: "I confirm I have received, downloaded, and reviewed the current registered bylaws and rules for this strata corporation."
5. The tenant clicks Confirm Bylaws Received.
6. The system records an immutable bylawsDeliveredAt timestamp on the agreement record.
7. The signature block unlocks for digital completion.

Digital Signing & Automated Membership Verification

Once bylaws have been delivered, both parties electronically sign:

  Landlord Initiates & Signs
              │
              ▼
   Tenant Receives Invitation
              │
              ▼
  Mandatory Bylaw Delivery Gate ──► (Locked until reviewed)
              │
              ▼
      Tenant Digitally Signs
              │
              ▼
┌──────────────────────────────────────────────┐
│          Post-Execution Automation           │
├──────────────────────────────────────────────┤
│ 1. PDF filed in Council Vault (category: FORM)│
│ 2. Tenant Membership auto-verified (VERIFIED) │
│ 3. VerificationProof record generated         │
│ 4. Countersigned copy emailed to all parties  │
└──────────────────────────────────────────────┘

1. The tenant signs using Pastrata's secure e-signature pad.
2. Once both parties have signed, Pastrata compiles the final Form K into an immutable, sealed PDF complete with SHA-256 cryptographic digest.
3. The document is automatically filed into the building's Document Vault under category: FORM with accessLevel: COUNCIL.
4. The tenant gets the rented unit as a verified unit they live in: a registered tenant who isn't yet a member becomes one, and an existing member has the unit added alongside any units they already hold. Starting a Form K changes nothing; a Form K that is declined, cancelled or never signed leaves no membership and no unit behind.
5. A linked VerificationProof record (documentType: "form_k") is attached to the tenant's membership.
6. Both the landlord and strata council receive email confirmation with the countersigned PDF attached.

[!NOTE] Tenant who already owns another unit here: if the person named as the tenant already owns a different unit in the building, signing Form K adds the rented unit to their membership as a unit they live in. They keep their owned unit and their owner standing (votes, notices, and owner finances) for it. If the rented unit can't be added when the Form K is signed (for example while another change to that member is waiting for approval), the signed Form K is still filed, and the compliance dashboard shows managers a note on that unit so they can add it. This applies to any tenant who is already a member, not only owners.

Tenancy Compliance Dashboard (Council & Managers)

Strata council members and property managers monitor building rental compliance in real time:

1. Open /[building]/tenants/compliance.
2. View metrics for:
   • Total rental units in the building.
   • Percentage of units with an active, valid Form K on file.
   • Units with missing or overdue Form K disclosures.
3. For units lacking disclosure, click Request Form K to send an automated reminder to the registered landlord.
4. A unit whose Form K tenant already owns another unit in the building shows a note under the tenant's name: their tenancy isn't linked to their membership yet, and their owner membership is unchanged.
5. A unit whose Form K tenant was a member whose membership has ended shows a note too. Signing Form K doesn't restore their access; invite them again from member management if they should have it.