What Is Deferred Maintenance? Examples Every BC Strata Should Know
Every strata council has faced it.
A roof that can probably last "one more year." A few cracks in the parkade that don't seem urgent. Windows that occasionally leak during heavy rain but "aren't too bad."
A mechanical unit that's becoming unreliable, yet still manages to keep running.
Individually, these decisions don't seem particularly significant. After all, buildings are expensive to maintain, reserve funds are never unlimited, and no council wants to increase strata fees or propose a special levy unless absolutely necessary.
But when necessary repairs continue to be postponed—not because they're unnecessary, but because they aren't addressed at the right time—they gradually become something far more expensive:
Deferred maintenance.
Deferred maintenance is one of the most common reasons engineering firms are called to investigate aging buildings across British Columbia. It contributes to unexpected special levies, larger repair projects, declining building performance, and growing frustration among owners who wonder why a relatively small issue suddenly turned into a six- or seven-figure expense.
The frustrating part is that deferred maintenance rarely begins with a major failure. It usually begins with a decision to wait.
What Is Deferred Maintenance?
In simple terms, deferred maintenance refers to repairs, replacements, or maintenance work that should have been completed but has been intentionally postponed. That definition sounds straightforward, but in practice, it's often misunderstood.
Deferred maintenance doesn't necessarily mean a strata corporation is neglecting its building. Sometimes there are legitimate reasons for delaying work. Contractors may recommend monitoring a condition before committing to a major project. The strata may be waiting for additional engineering information. Funding may need to be built up before work can begin.
The issue arises when known building deficiencies continue to be delayed without a realistic long-term plan. Over time, building components continue to deteriorate whether the budget is ready or not.
A roof doesn't stop aging because a replacement has been postponed. Concrete doesn't stop deteriorating because the repair has been deferred to next year's AGM. Windows don't stop leaking simply because the issue wasn't included in this year's budget.
Buildings follow their own timelines—not ours.
Deferred Maintenance Is Not the Same as Routine Maintenance
One of the biggest misconceptions is that deferred maintenance simply means maintenance hasn't been performed.
In reality, routine maintenance and deferred maintenance are very different. Routine maintenance includes the regular work required to keep a building operating properly:
cleaning gutters
servicing HVAC equipment
testing fire protection systems
lubricating elevator components
replacing worn sealants
annual roof inspections
These activities help extend the life of building systems.
Deferred maintenance begins when a building component has reached the point where repair or replacement is already necessary—but the work continues to be postponed. Think of it this way. Changing the oil in your car is routine maintenance. Driving for another 30,000 kilometres after the engine warning light appears is deferred maintenance. The same principle applies to buildings.
Why Deferred Maintenance Is Becoming a Bigger Problem in BC
Across British Columbia, deferred maintenance has become more common for several reasons.
The first is cost.
Construction prices have increased significantly over the past several years. Labour shortages, material costs, inflation, and supply chain disruptions have made major capital projects considerably more expensive than many strata corporations originally anticipated. As repair costs rise, councils naturally try to delay projects whenever possible. Statistics Canada continues to report increases in construction costs across Canada, affecting both residential and commercial projects.
The second reason is aging buildings.
Many strata corporations throughout Metro Vancouver, Burnaby, Richmond, Surrey, Coquitlam, Victoria, and other BC communities are now reaching an age where several major building components begin approaching the end of their expected service lives at roughly the same time. Instead of replacing only one system, councils may suddenly face decisions involving roofing, balconies, elevators, plumbing, windows, and building envelope repairs within the same decade. Without long-term planning, those costs can quickly overwhelm available reserve funds.
Example #1: Roof Repairs That Become Roof Replacements
Imagine a commercial or residential building with a roof nearing the end of its expected service life.
The roof isn't leaking extensively yet. A few localized repairs are completed every year.
Each repair costs relatively little. Because the roof still appears functional, replacement continues to be postponed. At first glance, this seems financially responsible.
However, over time, temporary repairs become more frequent. Water begins entering insulation. Roof decking deteriorates. Moisture reaches interior finishes. Eventually, what could have been a planned roof replacement becomes an emergency project involving additional demolition, water remediation, and interior repairs. The roof didn't suddenly fail. The maintenance strategy changed the outcome.
Example #2: Building Envelope Problems Rarely Stay on the Surface
British Columbia's climate makes building envelope performance particularly important. Rain, moisture, wind-driven water, and repeated seasonal exposure place constant stress on windows, sealants, flashing, balconies, and exterior cladding.
BC Housing has published extensive guidance emphasizing that moisture intrusion often begins long before occupants notice visible damage.
For example, failed sealant around several windows may initially allow only small amounts of moisture behind the wall. Owners may notice nothing. Months—or even years—later, staining appears inside a unit. An investigation then discovers deteriorated sheathing, damaged insulation, and widespread concealed moisture. The visible stain wasn't the beginning of the problem. It was simply the first symptom people noticed. This is one reason building envelope issues frequently become much larger projects than originally expected.
Example #3: The Parkade Crack That Everyone Learned to Ignore
Almost every older strata has heard some version of this conversation.
"That crack has been there for years."
Sometimes that's true. Concrete naturally develops minor cracking over time. The challenge is knowing which cracks are cosmetic and which indicate something more significant. Repeated water infiltration into suspended parkades may gradually affect reinforcing steel. Corrosion expands. Concrete begins to delaminate. Repairs become larger and more expensive. Most owners never notice this progression because it occurs slowly.
By the time loose concrete begins falling or extensive repairs become necessary, deterioration has often been developing for years. This is exactly why engineers recommend periodic condition assessments rather than relying solely on visual observations by owners.
Deferred Maintenance Doesn't Just Affect Repair Costs
One of the biggest misconceptions is that deferred maintenance simply increases future repair expenses. In reality, its effects reach much further.
Deferred maintenance can influence:
insurance underwriting
financing approvals
reserve fund planning
operating costs
property value
buyer confidence
Increasingly, lenders and purchasers want a clearer understanding of a building's condition before committing to major financial decisions. Buildings with well-documented maintenance histories and proactive capital planning often inspire greater confidence than buildings where known issues have simply been postponed year after year.
Why Deferred Maintenance Often Leads to Special Levies
Many owners are surprised when their strata suddenly announces a significant special levy. From their perspective, everything seemed fine only months earlier.
In reality, these situations rarely develop overnight. More often, the building has been carrying deferred maintenance for years. One project is postponed because the reserve fund isn't large enough. Another project is delayed while quotes are obtained. Then construction costs increase.
Meanwhile, other building components continue aging. Eventually, multiple projects reach the point where they can no longer be postponed. Instead of funding one planned capital project, the strata is suddenly faced with several major repairs at the same time. This is one of the primary reasons special levies become necessary.
The levy itself isn't usually the problem. It's often the result of years of accumulated deferred maintenance finally reaching a point where action can no longer be delayed.
Why Reserve Funds Alone Don't Tell the Whole Story
Many owners assume that if their Contingency Reserve Fund (CRF) has a healthy balance, the building must also be in good financial shape. Unfortunately, that isn't always true.
A reserve fund should never be evaluated in isolation. Imagine a strata corporation with $1 million in its reserve fund. That may sound substantial. But if the building is expected to require:
a $1.5 million roof replacement,
a $2 million building envelope project,
elevator modernization,
and parkade membrane repairs
within the next ten years, the reserve fund may still be significantly underfunded.
This is exactly why reserve fund balances should always be considered alongside long-term capital planning.
The BC Government requires most strata corporations with five or more strata lots to obtain and regularly update a Depreciation Report unless a specific exemption applies under the legislation. These reports are designed to help strata corporations understand future repair obligations rather than simply today's bank balance.
How Can a Strata Tell the Difference Between Routine Maintenance and Deferred Maintenance?
This is one of the most common questions engineering consultants receive.
The answer isn't always obvious. Generally speaking, routine maintenance keeps a building operating. Deferred maintenance develops when necessary repairs continue to be postponed despite evidence that deterioration is progressing.
Some warning signs include:
the same repair appearing repeatedly in council meeting minutes
temporary repairs being completed every year
increasing maintenance costs for the same building component
recommendations from consultants that remain unaddressed for several years
visible deterioration becoming progressively worse over time
None of these automatically mean the building is in poor condition. However, together they often indicate that the building may benefit from a more comprehensive evaluation.
How Professional Engineering Reports Help Identify Deferred Maintenance
By the time many owners notice deferred maintenance, the building has often been carrying it for years. Professional engineering reports help identify these issues much earlier.
A Building Condition Assessment (BCA) provides a snapshot of the building's current condition by evaluating major building systems, identifying visible deficiencies, and helping owners understand repair priorities.
A Depreciation Report (DR) looks further ahead. Rather than focusing only on today's condition, it estimates remaining useful life, forecasts future replacement costs, and evaluates whether reserve fund contributions are likely to keep pace with upcoming capital projects.
When there is concern about a specific issue—such as recurring water intrusion, structural movement, or persistent cracking—an Engineering Investigation can help determine the underlying cause before repairs are designed.
Each report answers a different question, but together they allow strata corporations to move from reacting to problems toward planning for them.
The Cost of Waiting Is Usually Higher Than the Cost of Planning
No strata corporation wants to spend money unnecessarily. Councils have a responsibility to manage owners' funds carefully, and delaying work can sometimes be the right decision when supported by good information.
The problem is delaying work without understanding the consequences.
Buildings continue to age. Construction costs continue to rise. Minor deficiencies continue to develop. What appears to be a financial saving today may become a much larger capital project only a few years later.
Planning doesn't eliminate repair costs—but it gives strata corporations more options, more time, and often significantly better financial outcomes.
Final Thoughts
Deferred maintenance isn't a single repair that was forgotten. It's the gradual accumulation of postponed decisions. Most buildings don't suddenly become expensive to maintain overnight. Instead, years of small delays quietly add up until owners are faced with a project that feels overwhelming.
The good news is that deferred maintenance can often be identified long before it reaches that stage. Understanding how building systems age, recognizing patterns of recurring repairs, and planning for future capital needs are some of the most effective ways to protect both the building and the people who own it.
At ENGIPRO, we help strata corporations, commercial property owners, and property managers across British Columbia identify deferred maintenance before it becomes a major financial burden.
Our Professional Engineers (P.Eng.) provide:
Depreciation Reports (DR) to forecast future capital repairs and reserve fund requirements.
Building Condition Assessments (BCA) to evaluate the current condition of major building systems.
Engineering Investigations to determine the underlying causes of specific building concerns before repairs begin.
Whether you're planning ahead, preparing for a major project, or simply wondering whether your building's maintenance has fallen behind, professional engineering insight can help you make informed decisions before small problems become expensive ones.
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