2026-06-28
EPR 2026 Deadline: Metro Vancouver Strata Corporations Must Complete Energy Performance Reports
All strata corporations in Metro Vancouver must file EPR reports by December 31, 2026. Non-compliance must be disclosed on Form B.
BC-First · BCFSA-Aware Software 27 Strata Tool modules · 11 live
Everything a Management
Company Does — Better.
Cheaper, faster, fewer errors. Trust accounting, compliance, payments, governance — for licensed brokerages, self-managed councils, or hybrid. Fiat today. Bitcoin sovereignty optional.
Treasury Balance Live
$1,043,700 CAD
₿7.6844 CRF: $248,500 (10%)
BTC/CAD
$135,820
Occupancy
83.3%
EPR 2026
67%
Deadline: Dec 31, 2026
Pending
3
Invoices awaiting sig
Save $9,000+/Year Per Building
50 units × $500/mo — credit cards vs Hermes e-transfer/Lightning
94%
Less reconciliation time
$9K+
Annual card fee savings
14-day
Bylaw lock enforced
7-day
Form B auto-deadline
0%
Bitcoin custody
60 sec
Satohash proof stamp
Licensed Brokerage Partner
Fully compliant — software used by licensed entity
Self-Managed Strata Council
SPA-permitted self-management path
Council + Licensed Oversight
Best of both — efficiency + BCFSA compliance
📱 Mobile PWA
🔒 Tailscale Gateway
Rosa + Ziggy
BTC + Lightning
Treasury Flow
Monthly income vs expenses · CRF 10% auto-allocated
Income Expenses
Rental Market
Metro Vancouver avg 1BR · Vacancy 0.9%
$2450
Avg Rent/mo
4/6
Units Occupied
Unit Matrix
View all tools →#101 Floor 1 · 780 sqft
occupiedM. Chen
$2,450/mo
Form K: signed EHT: verified
#102 Floor 1 · 820 sqft
occupiedJ. Williams
$2,580/mo
Form K: signed EHT: verified EV Charger
#201 Floor 2 · 950 sqft
vacant$2,890/mo
Form K: missing EHT: alert
#202 Floor 2 · 1100 sqft
occupiedA. Patel
$3,100/mo
Form K: signed EHT: verified
#301 Floor 3 · 1200 sqft
occupiedS. O'Brien
$3,350/mo
Form K: signed EHT: verified EV Charger
#302 Floor 3 · 1450 sqft
short-termAirbnb
$4,200/mo
Form K: signed EHT: verified
Core Modules
BC MVP modules — config-driven expansion to provinces, states, and EU markets
📋
Form K Hub
SPA §146Signed/Missing toggle, CSV occupants, evacuation manifest, bylaw received checkbox. Rosa 14-day auto-reminder.
2 missing
⚡
EPR 2026 Monitor
Metro Van mandatoryPro credentials dropdown, kW capacity, visual progress to Dec 31 2026, EV % cap with breach alerts.
67% complete
🏠
Tax / Occupancy Matrix
EHT · SVTUnit cards with Vancouver EHT and BC SVT auto-flags. Auto declaration reminders. Verified / Alert states.
1 alerts
💳
Dual Pay Treasury
Fiat + BitcoinE-transfer upload or Sovereign Instant Lightning QR with 15-min CAD rate lock. 3-of-5 PSBT multisig council approval.
12 LN payments
⚖️
Bylaw Enforcement Engine
SPA s.124–128Written complaint → Notice → 14-day lock → Council vote → Fine. CRT-proof workflow with BLOCK_FINE_ACTIONS.
14-day lock active
📄
Forms B & F
ConveyancingForm F blocks sale on arrears. Form B within 7 days — fees, CRT cases, CRF balance, EPR disclosure.
1 WITHHELD
🗳️
Meetings & Voting
SPA s.48–51Quorum calculator, 30-min reschedule rule, hybrid AGM voting. Majority / 3-4 / 80% / unanimous engine.
AGM in 42 days
📊
Depreciation Reports
SPA s.945-year renewal cycle, 30-year capital projection. Link line items to CRF budget. Vendor WCB compliance.
Due 2027
Kimi Agents
R
Rosa
Compliance RAG
BC SPA/RTA/CRT/bylaws strict RAG. Source citations only. Auto-remind loops.
Z
Ziggy
Treasury State Machine
Invoice parse → CRF 10% cap → PSBT → 3-sig quorum → reconcile.
Latest Feeds
All feeds → 2026-06-25
CRT-2026-1847: Owner Successfully Enforces EV Charger Installation Timeline
Council must decide in writing within 3 months. Owner bears all installation costs per SPA s.124.
2026-06-20
Vancouver Vacancy Rate Drops to 0.9% — Rental Pressure Intensifies
Average 1BR rent reaches $2,450/mo. Strata short-term rental bylaws under increased scrutiny.
2026-06-15
Hermes v2: Sovereign Strata Treasury on Bitcoin Rails
3-of-5 multisig PSBT workflow with LNURL CAD-pegged instant pay for strata fee collection.
Strata FAQ
Can operating and CRF funds be co-mingled? ▼
Trust Accounting
No. SPA requires separate funds. Hermes enforces multi-account trust isolation — Operating, CRF, and Special Levy accounts are ledger-isolated.
What happens if a seller owes strata fees? ▼
Conveyancing
Form F shows balance due → WITHHELD state blocks the sale. Lawyer cannot proceed until arrears are cleared and Form F confirms $0.00.
How long before we can fine a bylaw violator? ▼
Bylaw Enforcement
Minimum 14 days after Notice of Complaint. System locks fine actions (BLOCK_FINE_ACTIONS) until the review window closes. CRT overturns early fines.
What if quorum is not met at an AGM? ▼
Meetings
30-Minute Rule: if quorum not met within 30 min of start, meeting reschedules +7 days. At the delayed meeting, whoever shows up counts as quorum.
Do abstentions count in vote calculations? ▼
Voting
No. Majority and 3/4 votes use only yes/no from those present or by proxy. Abstentions are completely excluded. 80% votes use all eligible voters.
Can we ban long-term rentals province-wide? ▼
Governance
No — invalid province-wide. Short-term (Airbnb) bans are OK with fines up to $1,000/day.
Are secret e-AGM ballots allowed? ▼
Governance
No. Every voter must be verified for CRT-proof results.
Can we refuse an EV charger request? ▼
Infrastructure
No. Must decide in writing within 3 months. Owner pays all costs.
What if we miss the Dec 31 2026 EPR deadline? ▼
Infrastructure
No immediate fine, but must disclose on Form B — impacts mortgage and insurance. Owners can CRT-enforce.
How does 3-of-5 multisig protect our treasury? ▼
Bitcoin Rails
No single point of failure or theft. Requires 3 independent cryptographic keys to authorize any spend.
How does invoice-payout matching work? ▼
Bitcoin Rails
Ziggy cross-checks PO + invoice text. Side-by-side review required before any signature.
Built on Bitcoin. Powered by Open Standards.
Hermes Strata is a Give A Bit project. Local-first sovereignty. No platform fees. No KYC. Progressive disclosure — 3 taps max to any task.