Suggestions for Strata Buyers

Ask questions

Obtain copies of the strata meeting minutes as far back as you can, we recommend at least five years. Use sticky notes and a highlighter pen to mark any references to water, moisture problems and common area repairs. Find out what repairs were done in specific reference to each problem. Were specialist investigations conducted? Were there any inspections carried out for the strata corporation and are these reports available for review? If specialist investigations were done what were the recommendations for correction and were these recommendations completed. If repairs were performed what assurance is there that they were done properly? Are there any major expenditures for the building planned within the next five and ten years.

Look at the building's design

Some buildings are more prone to leak than others. One of the most significant design features is the absence of roof overhangs to protect the walls from rain. The less rain that hits the building the less the building is likely to leak. Deck and balcony design are especially important. Decks and balconies that rely on small drains are prone to plug. Decks over living areas, solid clad railing designs, balconies which slope toward the building are more likely to result in leaks and significant problems. Buildings with exterior walkways and stairwells are vulnerable to leakage and damage. Earth-filled planters in contact with the walls of units are potential problem areas.

Look for any previous repairs

Is there any indication of exterior wall patching and repairs? Has caulking been installed in some areas and not in others? Are the flashing details consistent in all areas? If the building has a stucco exterior have any paint coatings been applied subsequent to the original construction? The presence of any of these items should raise at least additional questions to the sellers and strata corporation.

Find out about the warranty details

If purchasing a new unit read and understand what items are covered and for how long. Is there a warranty against water penetration? How long does it last? What assurance is there that the builder will still be around to make the repairs? If the building is not new what time, if any, is left on the warranty? If repairs have been carried out are they covered by a warranty?

Hire a Professional Home Inspector

Make your offer to purchase subject to a home inspection. Hire a registered home inspector (RHI) who is a member of the Canadian Association of Home and Property Inspectors - BC (CAHPI-BC). Go through the unit and the building with the inspector. The process should take about 2 to 3 hours dependent on the size and complexity of the unit/building and should include a detailed written report. Be aware that a home inspection is a visual inspection and does not involve drilling holes and using instruments to check moisture levels. An experienced and competent inspector can go through a building and give an opinion on the probability of problems based on the design features present and may also identify previous repairs but leaks may go undetected if there are no visible signs present. The inspection is valuable but should not be considered a substitute for obtaining all available information about the building.