Built for BC — Strata Property Act aware

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BC strata package, in 90 seconds.

Upload the package. Get a plain-English, cited report on financials, special levies, depreciation reports, bylaws, insurance, and meeting-minute drama — before subjects come off.

stratacheck.ca/r/sample · Fairview Terrace · BCS 3214

Sample

Sample report · fictional building

1488 West 13th Avenue — Unit 402

Fairview Terrace · 58 units · Built 2007

⚠️

Verdict

Proceed with caution — one material issue, otherwise well-run

$312K shortfall in the contingency reserve fund. Council openly discussing a $5,000–$9,000 per-unit special levy at the next AGM.

1

Red

4

Yellow

3

Green

Package completeness 86 / 100

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BC-specific

Form B, CRF minimums, depreciation report cycles, Section 35 records — we know the Strata Property Act.

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Reads every page

2000-page package? Every meeting minute from every year gets read. Nothing skimmed.

How it works

From PDFs to a red-flag report in four steps

STEP 1

Upload your package

Drop in every PDF your realtor forwarded — Form B, bylaws, rules, AGM/SGM minutes, council minutes, annual financials, budget, depreciation report, engineering reports, insurance summary. Up to 15 PDFs, 32 MB each. The more you upload, the more we can answer.

STEP 2

Every page gets read

We pull text from every page of every PDF — including scanned minutes from 2014 nobody has looked at since. No skimming, no sampling. A typical 800–2000 page package takes 60–120 seconds.

STEP 3

BC-specific red-flag scoring

Findings are scored against BC Strata Property Act rules and the things that actually bite buyers: underfunded contingency reserve funds, looming special levies, depreciation report recommendations marked "immediate," water deductibles over $50K, pet/rental restrictions, Bill 44 density implications, leasehold tenure, building envelope history, and council drama in the minutes.

STEP 4

Plain-English report with citations

You get a verdict (green / proceed with caution / red / insufficient data), a completeness score, key numbers extracted from the package, findings ranked by severity with page citations and dollar exposure, and a list of questions to ask your realtor before removing subjects.

What we check for

• CRF balance vs. depreciation report recommendation

• Upcoming or recent special levies

• Depreciation report "immediate" action items

• Building envelope / leaky condo history

• Insurance deductibles (water, earthquake)

• Monthly fee trajectory

• Pet, rental, and age restrictions in bylaws

• Short-term rental / STR Act exposure

• Leasehold (LMS / LCS) tenure

• Bill 44 density / rezoning implications

• Council conflict and management turnover

• Section 35 records completeness

• Litigation and CRT disputes

• Parking and storage assignments

• Form B alterations and obligations

Important: this is a second opinion, not a replacement for your lawyer.

StrataCheck reads documents and flags risks — it does not give legal, real estate, or financial advice. Always have a BC real estate lawyer or notary review the strata documents before you remove subjects. Read the full disclaimer.

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Sample report · fictional building

1488 West 13th Avenue, Vancouver — Unit 402

Fairview Terrace · BCS 3214 · 58 units · Built 2007

⚠️

Verdict

Proceed with caution — one material issue, otherwise well-run

Fairview Terrace is a competently managed 2007 concrete building with stable fees, no active litigation, and a healthy operating history. However the 2024 depreciation report shows a $312K shortfall in the contingency reserve fund against the 30-year plan, and council is openly discussing a special levy at the next AGM. Budget for roughly $6,000–$9,000 per unit within 18 months.

1

Red

4

Yellow

3

Green

Confidence: high

Package completeness

86 / 100

Full package — high-confidence analysis possible

Monthly strata fee

$487.20

CRF balance

$684,500

CRF recommended

CA$1496,000

Operating budget

$412,800 / yr

Water deductible

$50,000

Special levies (5y)

$0

What we found in your package

Tenure

Freehold strata

BCS 3214 — not a leasehold (LMS/LCS) plan

Pets

Allowed with limits

One dog or one cat per unit, max 16 kg. Bylaw 7.2.

Rentals

No restriction

Rental restrictions were struck from bylaws in 2022 (Bill 44 compliance). Short-term rentals still prohibited.

Age restriction

None

Depreciation report

Current — dated September 2024

Prepared by a qualified firm. Next update due 2029.

Litigation

None active

No CRT disputes, no BC Supreme Court filings disclosed in Form B.

Parking / storage for unit 402

1 parking stall (P2-14), 1 storage locker (S-22)

Assigned by bylaw, not a limited common property designation.

Property manager

Rancho Management Services

On contract since 2019. No change in managers in the minutes reviewed.

Findings

Red flag · Financial

Contingency reserve fund is $312K below the 30-year plan target

CRF balance of $684,500 is only 69% of the CA$1496,000 target recommended by the September 2024 depreciation report. The shortfall grows under every funding scenario in the report except the "Special Levy A" option, which models a one-time $425K levy at the 2026 AGM.

October 2025 council minutes (page 3) show council discussing "a special levy in the $5,000–$9,000 per unit range, to be presented at the next AGM," consistent with the depreciation report. Owners should assume this levy is likely, not hypothetical.

Action: Factor ~$6,000–$9,000 into your purchase math. Ask whether the seller will credit you at completion if the levy is voted in before possession.

Depreciation Report 2024, pg 12 — "30-year funding model shows reserve insufficient to meet scheduled renewals without additional contribution"

Council Minutes Oct 2025, pg 3 — "special levy in the $5,000–$9,000 per unit range"

Exposure

$6,000–$9,000 within 18 months

Yellow flag · Building envelope

Window seal replacements scheduled for 2027–2028

Depreciation report assigns the original window assemblies a remaining service life of 3–4 years. Estimated $380K project, already included in the 30-year CRF plan, so it should not trigger a second levy if the 2026 levy passes.

Action: Confirm the 2026 levy proceeds are earmarked for both the 2027 window work and general CRF replenishment, not one or the other.

Depreciation Report 2024, pg 34 — window assemblies RSL 3–4 yrs

Yellow flag · Insurance

Water damage deductible raised to $50,000 at 2025 renewal

Up from $25,000 in 2024. This is in line with Vancouver market conditions post-2023 but means if a leak originates from your unit, you could be billed the full $50K through the strata's chargeback bylaw (Bylaw 34.1).

Action: Make sure your personal condo insurance policy includes at least $75K of "loss assessment / deductible assessment" coverage.

Insurance Summary 2025, pg 1 — water damage deductible $50,000

Bylaws consolidated, pg 18 — Bylaw 34.1 chargeback

Yellow flag · Governance

Three council resignations in the last 18 months

Not unusual in a 58-unit building, but worth noting. Minutes indicate resignations were cited as "time commitments," not conflict. No corresponding pattern of failed AGMs or quorum issues.

Council Minutes Feb 2024, pg 1; Jul 2024, pg 2; Jan 2025, pg 1

Yellow flag · Bylaws

Balcony alterations require council pre-approval and a $500 deposit

Bylaw 6.4 requires written approval for any visible exterior change including planters, screens, or furniture above a certain height. Enforcement has been active — three fine notices in the last 12 months.

Bylaws consolidated, pg 5 — Bylaw 6.4

Green · Financial

Operating budget has run balanced or ahead for 4 consecutive years

2020–2024 year-end financials show small operating surpluses every year, transferred to CRF per the strata's policy. No special assessments to cover operating shortfalls.

Green · Construction

2007 concrete construction, no leaky-condo history

Building is post-rain-screen-code concrete. No envelope remediation on record. Depreciation report rates envelope condition "good" overall (75/100).

Green · Governance

AGMs held on time, minutes complete, Section 35 records appear complete

AGM minutes available for 2020–2025 in the package. No missing years. Minutes are detailed and include motion results.

Questions to ask your realtor before removing subjects

Has the October 2026 AGM agenda been circulated yet? If so, what's the exact special levy amount and payment schedule being proposed?
Will the seller credit the buyer at completion for any levy voted in before the possession date?
Can you get a copy of the engineer's letter referenced on page 12 of the depreciation report?
What is the water deductible on the seller's personal strata policy, and do they have loss-assessment coverage?
Are there any Form K notices (tenant) or Form F (payment) concerns on file for this unit?

Upload more, unlock more

If you can get these documents from your realtor, we can answer a lot more:

Engineer's letter→ Exact envelope scope
2026 AGM package→ Confirmed levy amount
Form F→ Unit-level arrears

This is a sample on a fictional building — "Fairview Terrace" does not exist. Upload your own package to get a real report.

A second read on everyBC strata package, in 90 seconds.