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The Aging Strata Challenge: How BC Buildings Over 30 Years Should Prepare


In British Columbia, tens of thousands of multi-unit buildings—especially in Metro Vancouver and the Fraser Valley—are entering their third or even fourth decade. Many of them have never had a full envelope upgrade, their piping is original, and their roofs are nearing the end of their lifespan.


This is the aging strata challenge.


Without proper planning, these buildings risk facing crippling special levies, insurance refusals, or worse—major system failures.


So what should proactive strata councils do?


Depreciation Report Vancouver Depreciation Report BC

How Building Age Affects Risk in BC


Older buildings face:

  • Increased water intrusion risk due to outdated cladding systems

  • Electrical and mechanical system failures from outdated parts

  • Insurance complications, especially after 40 years

  • Underfunded CRFs that were never updated for inflation


According to BC Housing, most building envelope components last 25–35 years before requiring replacement. That means buildings from the 1980s and 90s are well past their preventive maintenance windows.



Depreciation Report Vancouver Depreciation Report BC

Why 30+ Year Stratas Need More Than a Depreciation Report


While a DR provides a financial forecast, many older buildings need deeper technical insight. Here's what we recommend:


✅ Building Condition Assessment (BCA)

A BCA looks beyond spreadsheets and physically inspects roofs, cladding, boilers, parkade membranes, etc. For buildings 30+ years, this provides real-time condition data to pair with financial forecasts.


✅ Engineering Envelope Review

Even a surface-level review by a building envelope engineer can identify high-risk areas and prioritize repairs, often before damage spreads.


✅ Updated Reserve Fund Benchmarking

Many older stratas use outdated models for reserve fund contributions. A new benchmark analysis (included in ENGIPRO’s DRs) compares your fund to modern best practices.


Depreciation Report Vancouver Depreciation Report BC

Real Example: Avoiding a $3.2M Surprise


A 32-year-old strata in North Vancouver conducted its first engineering-led BCA in 2023. It revealed early-stage water ingress behind stucco that wasn't visible externally. By catching it early, they completed phased repairs for $750k—avoiding a full envelope replacement that could have cost over $3.2 million.


External Resources


FAQ


Q: Our building is 35 years old but has had no major issues. Why should we spend money on reports?

A: That’s exactly when to act. Delaying until something “goes wrong” typically multiplies costs.


Q: Can we do just a DR without BCA?

A: You can, but we recommend combining both for buildings over 25 years to ensure accuracy.


Depreciation Report Vancouver Depreciation Report BC


It’s Time to Future-Proof Your Strata


British Columbia’s aging strata buildings are entering a critical phase. From rising insurance costs to unexpected special levies, the financial and physical risks only grow with time. But with the right preparation—and the right partners—these risks can be anticipated, budgeted, and managed.


So, how should you start?


  • A Building Condition Assessment (BCA) gives you a clear technical snapshot of your building’s current physical health, making it ideal for planning upcoming repairs or applying for loans. It's your best tool for uncovering hidden issues before they become expensive.


  • A Depreciation Report (DR) offers a long-term financial roadmap, forecasting major capital expenses and helping strata corporations set realistic reserve contributions. It’s essential for compliance and transparency.


For aging stratas, the ideal solution is not choosing one or the other—but using both to build a complete, informed strategy.


Whether your goal is proactive repair planning or getting your long-term reserve funding on track, ENGIPRO’s certified team can help. We combine licensed engineering expertise (P.Eng) with modern reporting tools to give your strata the clarity it needs—fast, reliable, and fully compliant.





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