A Pitt Meadows strata community is in disarray after a fake AI-generated notice for a special general meeting and fraudulent council minutes were distributed to owners, according to a column by Tony Gioventu, executive director of the Condominium Home Owners Association (CHOA). The incident, detailed in a letter from strata owner Jake W., highlights growing risks of artificial intelligence misuse in strata governance.
Rogue notice causes confusion and distress
Jake W. wrote that the strata council discovered the documents—purporting to call a meeting for fencing repairs and including personal information—after owners began demanding explanations. The property manager confirmed the notices did not originate from their office. “Now we have chaos in our community as everyone is demanding to know why we called a meeting for repairs to fencing and why personal information has been included in the council minutes,” Jake wrote. The documents bore only the label “strata.ai” and were hand-delivered under doors with no identifiable issuer.
Jake asked whether an owner or person could use AI to generate such notices and circulate them electronically using an owners’ list. He described the situation as “incredibly confusing and troublesome,” adding that the property manager is also stressed.
Expert warns AI not for governance
Tony Gioventu responded that while AI tools like ChatGPT can assist with operations and planning, they are “NOT advisable for governance, bylaw enforcement, notice of meeting, legal citations or tribunal reference, personal information or financial management.” He emphasized that strata corporations must follow the Strata Property Act, regulations, bylaws, and owner-approved resolutions.
Only three entities have authority to issue general meeting notices: the strata council, the council president in response to a demand petition, or the petitioners if a meeting is not called within the prescribed time. “If a notice is issued, it indicates who has called the meeting, even those issued by the property manager on behalf of the strata corporation,” Gioventu wrote. He recommended councils and managers clearly state the notice source on the first page to prevent rogue notices.
Notice invalid, voting safeguards remain
Gioventu declared the AI-generated notice invalid, as it was not authorized by the corporation or a petition failure. The notice also claimed email or written balloting would be used, which violates rules requiring votes to be cast in person or by proxy when the meeting is called to order and resolutions are called. “While this still seems a bit old-fashioned, it is another safeguard from erroneous electronic meeting systems and this type of AI notice,” he noted.
Strata corporations may use various platforms for notices and meetings, provided they meet the Act’s requirements, do not circumvent licensing by acting as an agent of the corporation, and comply with the Personal Information Protection Act.
Gioventu urged strata councils to remain vigilant against unauthorized communications and to verify all official notices through their property manager or council directly.
