As of July 2026, short-term rentals under 30 days are prohibited with significant fines, there are no restrictions on the number or duration of residential rentals beyond this, and smoking is banned throughout all units and common areas.
Water & Leaks
The building has experienced frequent in-suite leaks from 2024 to 2026, leading to insurance claims and owner chargebacks under a strict Water Damage Bylaw with a $100,000 insurance deductible. The tribunal claims that followed were resolved in 2026, and owners remain liable for water damage originating in their units.
Projects & Special Levies
Four shared electric vehicle chargers were installed in 2024 with usage managed through the Unico portal and a $1 per minute idle fee, while a $980,000 special levy and $320,000 from the Contingency Reserve Fund were approved in 2024 to fund townhouse roof and deck renewals scheduled to begin in July 2025.
Elevators
As of 2025, mandatory elevator testing and emergency phone system upgrades are ongoing, with comprehensive elevator modernization planned for 2026-2027 and significant related expenditures projected through 2035.
Building Envelope
The building envelope is undergoing major renewal, with townhouse and podium roof and deck replacements underway in 2026, ongoing balcony membrane refurbishment, and exterior sealant replacement completed in 2023; further phased roof and membrane projects are scheduled through 2028 to address aging components and maintain integrity.
Mechanical & Electrical Systems
The building's mechanical systems are proactively maintained, with recent upgrades including a new Direct Digital Controls HVAC system commissioned in 2025 and hot-water circulation improvements completed in 2024. The electrical system is in good condition, with four shared EV chargers installed in 2024 and a BC Hydro meter upgrade pending.
Bylaws
As of July 2026, short-term rentals under 30 days are prohibited with significant fines, there are no restrictions on the number or duration of residential rentals beyond this, and smoking is banned throughout all units and common areas.
Water & Leaks
The building has experienced frequent in-suite leaks from 2024 to 2026, leading to insurance claims and owner chargebacks under a strict Water Damage Bylaw with a $100,000 insurance deductible. The tribunal claims that followed were resolved in 2026, and owners remain liable for water damage originating in their units.
Projects & Special Levies
Four shared electric vehicle chargers were installed in 2024 with usage managed through the Unico portal and a $1 per minute idle fee, while a $980,000 special levy and $320,000 from the Contingency Reserve Fund were approved in 2024 to fund townhouse roof and deck renewals scheduled to begin in July 2025.
Elevators
As of 2025, mandatory elevator testing and emergency phone system upgrades are ongoing, with comprehensive elevator modernization planned for 2026-2027 and significant related expenditures projected through 2035.
Bylaws
As of July 2026, short-term rentals under 30 days are prohibited with significant fines, there are no restrictions on the number or duration of residential rentals beyond this, and smoking is banned throughout all units and common areas.
Water & Leaks
The building has experienced frequent in-suite leaks from 2024 to 2026, leading to insurance claims and owner chargebacks under a strict Water Damage Bylaw with a $100,000 insurance deductible. The tribunal claims that followed were resolved in 2026, and owners remain liable for water damage originating in their units.
Projects & Special Levies
Four shared electric vehicle chargers were installed in 2024 with usage managed through the Unico portal and a $1 per minute idle fee, while a $980,000 special levy and $320,000 from the Contingency Reserve Fund were approved in 2024 to fund townhouse roof and deck renewals scheduled to begin in July 2025.
Elevators
As of 2025, mandatory elevator testing and emergency phone system upgrades are ongoing, with comprehensive elevator modernization planned for 2026-2027 and significant related expenditures projected through 2035.
Building Envelope
The building envelope is undergoing major renewal, with townhouse and podium roof and deck replacements underway in 2026, ongoing balcony membrane refurbishment, and exterior sealant replacement completed in 2023; further phased roof and membrane projects are scheduled through 2028 to address aging components and maintain integrity.
Mechanical & Electrical Systems
The building's mechanical systems are proactively maintained, with recent upgrades including a new Direct Digital Controls HVAC system commissioned in 2025 and hot-water circulation improvements completed in 2024. The electrical system is in good condition, with four shared EV chargers installed in 2024 and a BC Hydro meter upgrade pending.
The Timeline Narrative
JanuaryJan2023
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Click items to see more details
Building envelope
Tower 1 resealed
Exterior caulking and sealant replacement for Tower 1 finished, with Tower 2 work planned for spring/summer under Maxwell Engineering to protect the envelope from water ingress.
Electric vehicle charging plans
EV bylaw prepared
Council reviewed an electric vehicle charging bylaw to include with the next general meeting notice, starting formal planning for shared EV infrastructure.
Fire safety
Sprinkler valves replaced
Dry sprinkler valves in both towers are being replaced and council is pricing a new non‑proprietary fire panel to improve long‑term serviceability.
Insurance
High water deductible
Insurance with Summit was confirmed, including a $100,000 water damage deductible and a bylaw making owners fully liable for in‑suite leaks and related deductible costs.
Legal and civil resolution
No legal actions
There were no legal proceedings or litigation against the strata, indicating a clean legal slate at the start of 2023.
Mechanical systems
Key mechanical repairs
Council addressed a failed steam trap at the upper zone heat exchanger, reviewed hot water issues on the 8th floor, and began replacing end‑of‑life penthouse heat pumps.
Security
Active security patrols
Monthly security patrols continued and the strata targeted short‑term rental violations with fines up to $1,000, while adding protection to the gas meter enclosure.
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Unit Overview
This Unit · Strata Lot 281
From the Form B
Monthly Strata FeeThis unit's share of building operating costs
$530
Outstanding BalanceAmount currently owed to the strata
$0
Future Levy ObligationApproved levies this unit still has to pay
Units like this one that rented recently - the basis for the rent estimate above.
$2,900
Jun, 2026
1200 MAIN ST
1
1
600 sqft
$2,550
Feb, 2026
1200 MAIN ST
1
1
601 sqft
$2,850
Jun, 2026
1200 MAIN ST
1
1
592 sqft
$2,700
Jan, 2026
1288 MAIN ST
1
1
585 sqft
$2,980
Apr, 2026
555 SECOND ST
1
1
589 sqft
$2,750
Nov, 2025
1331 THIRD ST
1
1
589 sqft
$2,500
Nov, 2025
1328 FOURTH ST
1
1
576 sqft
$2,990
Nov, 2025
1166 FIFTH ST
1
1
506 sqft
$2,500
Oct, 2025
588 SIXTH ST
1
1
589 sqft
$2,625
Nov, 2025
1420 MAIN ST
1
1
550 sqft
$3,500
Nov, 2025
588 SEVENTH ST
1
1
600 sqft
$2,750
Nov, 2025
1189 SECOND ST
1
1
604 sqft
$2,650
Nov, 2025
1239 MAIN ST
1
1
681 sqft
$2,600
Nov, 2025
819 FIFTH ST
1
1
600 sqft
$2,700
Nov, 2025
1331 MAIN ST
1
1
535 sqft
Financial
Compared with similar strata nearby, matched on size, type, and more.
Contingency Reserve Fund
$712,450
Typical: $1.8M – $2.4M
Dec 28, 2025
Lower
Typical
Higher
Insurance(Dec 2025 – Dec 2026)
Earthquake Deductible
$100,000
Or
10%
Typical: 9% – 12%
Lower
Typical
Higher
Flood Deductible
$50,000
Typical: $60K – $81K
Lower
Typical
Higher
Water Deductible
$100,000
Typical: $70K – $95K
Lower
Typical
Higher
Budgets(Jan 2025 – Dec 2025)
Building Budget
$3,925,000
Typical: $2.8M – $3.7M
Lower
Typical
Higher
Reserve Fund Contribution
$467,500
Typical: $296K – $401K
Lower
Typical
Higher
Insurance Budget
$596,750
Typical: $461K – $624K
Lower
Typical
Higher
Management Fee Budget
$143,000
Typical: $117K – $158K
Lower
Typical
Higher
Repair & Maintenance Budget
$1,103,157
Typical: $746K – $1M
Lower
Typical
Higher
Utilities Budget
$928,395
Typical: $538K – $728K
Lower
Typical
Higher
Meeting Minutes
Compared with similar buildings nearbyThe whole section reviewed, matched on age, size and type
A $980,000 special levy with a $320,000 reserve draw is fully collected and the $1.3 million roof and deck renewal it funds is now under construction, further along than most similar stratas nearby of this age have reached. Four shared electric vehicle chargers have been running since 2025, work most nearby still have in planning, and a $90,000 camera upgrade goes beyond the fob-and-camera setups nearby describe. In-suite escapes of water are the most common claim among similar stratas nearby, and the ones here were repaired with the tribunal claims that followed resolved in 2026, though the $100,000 water deductible falls to the owner whose unit is the source, higher than most nearby carry. Elevators, mechanical upgrades, windows and fire safety sit where most similar stratas nearby do.
Special Levy
$980,000 levy fully collected, work under way, further along than most nearby
A $980,000 special levy plus a $320,000 Contingency Reserve Fund draw was approved at the May 2025 AGM for townhouse roof and deck renewals ($1.3 million total). Owners paid in two installments (September and October 2025), with construction beginning July 2026. As of mid-2026 the levy is largely collected, so most of the financial impact is already behind owners.
Electric Vehicle Charging Plans
Four shared chargers running since 2025, work most nearby still plan
Four shared EV chargers were installed in 2025, funded by government rebates and the Contingency Reserve Fund. Residents register with Unico Power, and a $1/minute idle fee applies to vehicles left after charging. The council actively manages the system and is reviewing user fees; as of mid-2026 there are no expansion plans, and the infrastructure is fully operational.
InsuranceIMPORTANT
$100,000 water deductible, higher than most similar stratas nearby carry
The building's policy renews each September 30, with deductibles of $100,000 for water damage, $50,000 for flood, and $100,000 or 10% for earthquake. The strata covers only original construction, so owners must insure upgrades and the deductibles. The Water Damage Bylaw, reaffirmed in 2025, makes owners fully liable for in-suite leaks, with costs charged back. The next renewal is September 30, 2026.
Leaks
Leaks repaired and tribunal claims resolved in 2026, common issue nearby
In-suite plumbing and appliance failures have caused recurring leaks and insurance claims through 2025 and 2026. The strict Water Damage Bylaw makes owners fully liable, including the high $100,000 deductible, and the Civil Resolution Tribunal claims that followed were resolved in June 2026. The minutes remind owners to maintain their plumbing and to carry personal insurance that covers the strata deductible.
Building Envelope
Sealant renewed 2024, balcony membranes phased to 2027, on pace with nearby
The envelope is actively maintained: exterior sealant and caulking were replaced in 2024, roof and deck renewals with membrane tie-ins are scheduled for spring 2026, and a multi-phase balcony membrane program continues (one stack done, next phase 2027, ~$500,000 CRF draw recommended). The courtyard fountain membrane is past its service life and tabled for planning. All work is engineer- and depreciation-report-guided.
Roof
$1.3 million renewal under construction, further along than most nearby
A major townhouse and podium roof and deck renewal began in July 2026, funded by the $980,000 levy and $320,000 CRF approved at the 2025 AGM. Work includes membrane and canopy repairs and continues in phases through 2029, including a Phase II renewal (~$4.5 million) in 2027-2029 under RJC Engineering. Permit and access delays have occurred. These are significant multi-year capital commitments.
Windows
Coverings bylaw and annual cleaning only, no repair spending, typical nearby
A May 2025 bylaw limits exterior-visible window coverings to specific types (vertical, venetian, roller blinds, or drapes) in a neutral shade matching the developer-installed blinds. Annual window cleaning is in place, with no major repair costs, and violations may draw fines. No significant window-related financial or legal issues were noted as of mid-2026.
Plumbing
Risers and pressure valves renewed, in-suite leaks common among nearby
Multiple in-suite leaks—mainly from resident accidents or appliance faults—have led to repair and deductible costs ($100,000 as of June 2024) charged back to owners under the strict Water Damage Bylaw. One Civil Resolution Tribunal chargeback dispute was resolved in May 2026. The strata actively manages repairs, and recent upgrades include PRV replacements and copper piping improvements. Owners are fully liable for water damage from their units.
Mechanical Systems
Digital controls and heat pumps already replaced, work most nearby still plan
Since 2024 the building has upgraded mechanical systems, including a new Direct Digital Control (DDC) system for HVAC, replacement of aging heat pumps and AC units, and regular plumbing and drain cleaning. Major projects like roof and deck renewal and balcony membrane work are underway or planned, funded from reserves or levies. Owners handle in-suite plumbing. No major unresolved issues were noted as of mid-2026.
Electrical
Vault servicing finished 2025, meter upgrade pending, typical nearby
The electrical infrastructure is in good condition, with the final phase of vault servicing completed in early 2025. Four shared EV chargers were added in 2025 (rebate received), managed via Unico Power with a $1/minute idle fee. A BC Hydro meter upgrade remains pending as of mid-2026, and fibre optics were installed in 2024 at no cost. EV expansion is under discussion, with no major concerns identified.
Elevators
1998 cars serviceable, modernization planned 2027-2028, common timing nearby
Mandatory CAT-5 testing was last completed in May 2026, confirming the elevators remain serviceable. An emergency phone system upgrade is underway and expected to finish later in 2026, with full modernization planned for 2027-2028. Lobby and elevator tile refurbishment is deferred on budget grounds, and mat replacement quotes are being obtained. No unresolved issues were noted.
Security
$90,000 camera upgrade and monthly patrols, beyond what most nearby run
As of mid-2026 the building has invested heavily in security: a comprehensive CCTV upgrade was completed in June 2026 ($90,000 from the CRF), monthly security patrols cover all common areas, and stricter key-fob and short-term-rental bylaws carry fines up to $1,000/day. Further coverage reviews are planned and access-device audits are now routine.
Fire Safety
Panel replaced 2026, kitchen fire repairs under way, inspection cycle as nearby
Fire safety is managed proactively, with annual equipment inspections, prompt deficiency remediation, and a fire alarm panel replaced in early 2026. A contained kitchen fire in August 2026 caused sprinkler-related water damage to several units; mitigation is ongoing and a report is pending. Suite access may be needed for further remediation. The building remains compliant with fire-safety standards.
Legal And Civil Resolution
Tribunal claims resolved in 2026, nothing open, quieter than most nearby
Civil Resolution Tribunal claims over water-damage chargebacks from 2025 incidents were resolved in June 2026, with legal counsel engaged and the Council President as designated representative. No claims remain open as of August 2026. The strata also enforces a strict short-term-rental ban.
Legal Actions
Legal proceedings and claims involving the strata corporation
Owner seeks reimbursement of dispute-related fees and expenses from strata
Dec 02, 2024
Alexandra Hart requests that the strata pay all costs and fees associated with her CRT dispute, including tribunal fees, copying, and courier expenses. The amount of these expenses will be determined later in the tribunal process according to CRT rules. This claim is tied to her main dispute over chargebacks and procedural fairness.
Owner challenges strata's chargebacks for water damage and legal fees
Dec 02, 2024
Alexandra Hart filed a claim with the Civil Resolution Tribunal (CRT) disputing $15,595 in chargebacks to her strata account for water mitigation, administration, and legal fees after a water escape incident from her unit. She argues the strata did not follow proper procedures under the Strata Property Act, failed to provide evidence of negligence, and did not hold a valid council hearing. She requests the CRT to rescind the charges, require a proper hearing, and award $2,500 compensation for unfair treatment. The claim also mentions ongoing related CRT matters involving the strata's handling of similar incidents.
Engineering & Depreciation Reports
Compared with similar buildings nearbyThe whole section reviewed, matched on age, size and type
The depreciation report puts elevator modernization at about $1.3 million across 2026 and 2027, with all six 1998 cars at the end of their expected service life, earlier than most similar stratas nearby of this vintage are scheduling that work. Roof membrane replacement runs in two phases through 2028 alongside a rolling balcony membrane programme, a longer envelope runway than most nearby have mapped. The concrete structure and five level parkade were rated good in the report, needing only routine attention, as at most nearby of this age. The alarm system and cameras were both replaced in 2025, work most similar stratas nearby still have ahead.
Building Envelope
Roof membrane phased to 2028, longer envelope runway than most nearby
The building envelope includes curtain wall glazing, window wall assemblies, concrete and stone cladding, and roofs with inverted membrane assemblies. Major capital projects are planned: roof membrane replacement in two phases (2025 and 2026–2028), balcony membrane refurbishment starting in 2026, and phased window wall renewal beginning in 2032. Balcony and parkade traffic membrane renewals are also scheduled for 2028, 2029, 2033, and 2034. Exterior sealants were replaced in 2023, resolving previous leaks, but ongoing and upcoming renewals represent significant future expenditures.
Related Updates from Council
Completed
Exterior sealant replacement on both towers and townhouses was finished in 2023, fixing the failed caulking flagged in the engineering report and preventing future leaks.
In Progress
A $1.3 million project to replace townhouse and podium roof and deck membranes began in July 2025 and is underway, addressing roofs the report said were at end-of-life.
Planned
Council has approved Phase II roof membrane replacement for the main tower roofs, budgeted at roughly $4.5 million and scheduled for 2026-2028, to complete renewal of all aging roofs.
A balcony membrane renewal program - funded by a $500 k Contingency Reserve withdrawal - is set to start in spring 2026 to refurbish the remaining four balcony stacks and stop water ingress.
Related Updates from Council
Completed
Exterior sealant replacement on both towers and townhouses was finished in 2023, fixing the failed caulking flagged in the engineering report and preventing future leaks.
In Progress
A $1.3 million project to replace townhouse and podium roof and deck membranes began in July 2025 and is underway, addressing roofs the report said were at end-of-life.
Planned
Council has approved Phase II roof membrane replacement for the main tower roofs, budgeted at roughly $4.5 million and scheduled for 2026-2028, to complete renewal of all aging roofs.
A balcony membrane renewal program - funded by a $500 k Contingency Reserve withdrawal - is set to start in spring 2026 to refurbish the remaining four balcony stacks and stop water ingress.
Structural
Concrete frame and parkade rated good in the 2019 report, typical nearby
As of the Jan 22, 2019 depreciation report, the building's reinforced concrete structure, including the five-level below-grade parkade, is in good condition with only routine maintenance required. Isolated water ingress issues have been repaired, and no major structural faults were noted. Continued monitoring and maintenance are recommended, with phased traffic membrane renewal planned for around 2029. No significant concerns were identified.
Related Updates from Council
Completed
Exterior caulking and sealant replacement on both the townhouse and tower facades was finished in 2023, sealing joints to stop water ingress and protect the concrete structure.
In Progress
The townhouse and podium roof and deck membrane renewal began in July 2025 with a $1.3 million budget (special levy plus CRF) and is now underway to replace worn waterproofing and roof areas that engineers flagged as past their service life.
Planned
A second-phase roof renewal for the remaining roof areas has been scheduled for 2026-2028 at an estimated $4.5 million, targeting the end-of-life roofs identified in engineering assessments.
Council approved a $500,000 CRF withdrawal at the May 2025 AGM to start the next round of balcony membrane replacements in spring 2026, continuing the phased program to address deteriorated balcony waterproofing.
Related Updates from Council
Completed
Exterior caulking and sealant replacement on both the townhouse and tower facades was finished in 2023, sealing joints to stop water ingress and protect the concrete structure.
In Progress
The townhouse and podium roof and deck membrane renewal began in July 2025 with a $1.3 million budget (special levy plus CRF) and is now underway to replace worn waterproofing and roof areas that engineers flagged as past their service life.
Planned
A second-phase roof renewal for the remaining roof areas has been scheduled for 2026-2028 at an estimated $4.5 million, targeting the end-of-life roofs identified in engineering assessments.
Council approved a $500,000 CRF withdrawal at the May 2025 AGM to start the next round of balcony membrane replacements in spring 2026, continuing the phased program to address deteriorated balcony waterproofing.
Plumbing
Copper risers with valves and pressure station renewed, common pattern nearby
The building's plumbing system uses copper risers and CPVC distribution, with frequent in-suite leaks reported from 2023 to 2025, leading to high insurance deductibles and owner charge-backs. Some risers and valves were replaced, and a PRV station was renewed in Feb 2025. There remains an ongoing leak risk, with liability for damages now shifted to owners by bylaw. A full riser replacement study is budgeted for 2026, and a phased replacement program (estimated at $800,000) is planned for 2031, which is critical for reducing insurance risk. The strata's insurance policy has a $100,000 water damage deductible.
Related Updates from Council
Completed
Between 2023 and 2025 the strata replaced several leaking copper risers and their valves that had been causing in-suite floods, cutting the risk of new water damage claims.
In Feb 2025 the main domestic Pressure Reducing Valve station and related steam valves were renewed after a failure, restoring proper water pressure and preventing hot-water crossover.
By Jul 2025 Alstad Mechanical finished cleaning the sanitary horizontal drains and repairing garbage-room plumbing, removing blockages that could lead to backups and leaks.
Planned
A full riser-replacement study is funded for 2026, with a phased $800 k domestic riser replacement program set to begin in 2031 to remove the aging pipes identified as a critical insurance risk.
Related Updates from Council
Completed
Between 2023 and 2025 the strata replaced several leaking copper risers and their valves that had been causing in-suite floods, cutting the risk of new water damage claims.
In Feb 2025 the main domestic Pressure Reducing Valve station and related steam valves were renewed after a failure, restoring proper water pressure and preventing hot-water crossover.
By Jul 2025 Alstad Mechanical finished cleaning the sanitary horizontal drains and repairing garbage-room plumbing, removing blockages that could lead to backups and leaks.
Planned
A full riser-replacement study is funded for 2026, with a phased $800 k domestic riser replacement program set to begin in 2031 to remove the aging pipes identified as a critical insurance risk.
Mechanical Systems
1998 booster pumps near end of life, backup approved, common timing nearby
The building features centralized domestic hot water via steam heat exchangers and an HVAC system with Direct Digital Controls commissioned in 2025. Booster pumps from 1998 are nearing end of life, with a backup pump purchase approved for 2026. Hot-water circulation issues were resolved in 2024 through pipe replacements. The strata maintains a proactive maintenance program for mechanical systems.
Related Updates from Council
Completed
In 2024, plumbers replaced sections of the hot-water piping, which fixed the circulation problems identified in the engineering report.
By March 2025 the strata installed a new Direct Digital Control (DDC) system, giving remote control of the HVAC and resolving reliability issues noted in the depreciation report.
In mid-2025 the council repaired HVAC and plumbing lines in the garbage room and replaced a failed exterior AC compressor, keeping key mechanical equipment operating properly.
In Progress
A building-wide sanitary drain cleaning program started in mid-2025 and is still underway to prevent backups and leaks flagged in earlier engineering reviews.
Planned
Council has approved buying and installing a backup domestic hot-water booster pump in 2026 to replace the original 1998 pumps that are at end-of-life.
Related Updates from Council
Completed
In 2024, plumbers replaced sections of the hot-water piping, which fixed the circulation problems identified in the engineering report.
By March 2025 the strata installed a new Direct Digital Control (DDC) system, giving remote control of the HVAC and resolving reliability issues noted in the depreciation report.
In mid-2025 the council repaired HVAC and plumbing lines in the garbage room and replaced a failed exterior AC compressor, keeping key mechanical equipment operating properly.
In Progress
A building-wide sanitary drain cleaning program started in mid-2025 and is still underway to prevent backups and leaks flagged in earlier engineering reviews.
Planned
Council has approved buying and installing a backup domestic hot-water booster pump in 2026 to replace the original 1998 pumps that are at end-of-life.
Electrical
Vault and panels serviceable, meter upgrade pending, in line with most nearby
The building's electrical system features a BC Hydro vault, transformers, and distribution panels. The fire alarm panel was replaced in early 2025, and four shared EV chargers were added in 2024, with idle-fee management in place. A BC Hydro meter upgrade is still pending. No major electrical deficiencies were reported, but increasing EV charging demand will require future capacity planning and possible expansion of infrastructure. Ongoing monitoring of transformers and panels is recommended.
Related Updates from Council
Completed
The final phase of electrical vault servicing was completed in Feb 2024, confirming that the building’s transformers and distribution panels are in good working order.
Four shared EV chargers were installed in 2024 and are now fully operational through the Unico portal, with idle-fee enforcement to manage current EV-charging demand.
In Progress
A BC Hydro meter upgrade is pending as of Aug 2025 and will be installed once Hydro schedules the work, bringing the building’s metering up to current standards.
Related Updates from Council
Completed
The final phase of electrical vault servicing was completed in Feb 2024, confirming that the building’s transformers and distribution panels are in good working order.
Four shared EV chargers were installed in 2024 and are now fully operational through the Unico portal, with idle-fee enforcement to manage current EV-charging demand.
In Progress
A BC Hydro meter upgrade is pending as of Aug 2025 and will be installed once Hydro schedules the work, bringing the building’s metering up to current standards.
ElevatorsIMPORTANT
Six 1998 cars at end of life, modernization earlier than most nearby plan
The building has six geared traction elevators installed in 1998, now at the end of their expected service life. Emergency phone system upgrades began in February 2025. A full modernization of the elevators is planned for 2026-2027, with an estimated cost of $1.3 million, followed by major elevator-related works projected between 2028 and 2035, with significant expenditures anticipated. Regular updates to the depreciation report and annual funding reviews are recommended to ensure adequate funding. These planned projects represent a substantial upcoming financial commitment for the strata.
Related Updates from Council
Completed
Mandatory CAT-5 elevator safety testing was completed in May 2025, confirming that all six elevators remain serviceable.
In Progress
Contractors are currently upgrading the elevator emergency phone systems (work started Feb 2025 and expected to finish by late 2025) to meet current safety standards.
Planned
A full modernization of all six elevators, budgeted at about $1.3 million, is scheduled for 2026-2027 once the roof work is complete, addressing the end-of-life condition noted in the engineering reports.
Related Updates from Council
Completed
Mandatory CAT-5 elevator safety testing was completed in May 2025, confirming that all six elevators remain serviceable.
In Progress
Contractors are currently upgrading the elevator emergency phone systems (work started Feb 2025 and expected to finish by late 2025) to meet current safety standards.
Planned
A full modernization of all six elevators, budgeted at about $1.3 million, is scheduled for 2026-2027 once the roof work is complete, addressing the end-of-life condition noted in the engineering reports.
Fire Safety
Alarm system replaced 2025, work most similar stratas nearby still have ahead
The building's fire alarm system was fully replaced in 2025, and the fire panel and sprinkler systems are currently in good order. Ongoing dry-pipe sprinkler valve renewals (2023–2026) and recent replacements of the compressor and accelerator (mid-2024) ensure compliance with safety standards. A kitchen fire incident in September 2025 was effectively contained, demonstrating the effectiveness of these systems. Continued annual inspections and valve renewals are recommended for ongoing compliance and safety.
Related Updates from Council
Completed
The outdated fire alarm panel and annunciator were fully replaced by Chubb Canada in early 2025, resolving the engineering report’s call for a modern, reliable fire alarm system.
The compressor and accelerator for the dry-pipe sprinkler system were renewed in mid-2024, boosting sprinkler performance as recommended in the depreciation report.
In Progress
A multi-year project (2023-2026) to replace the building’s remaining dry-pipe sprinkler valves is underway to keep the system compliant with life-safety standards.
Annual fire equipment testing was completed by July 2025 and management is now arranging suite access to fix the deficiencies found so the building stays up-to-code.
Related Updates from Council
Completed
The outdated fire alarm panel and annunciator were fully replaced by Chubb Canada in early 2025, resolving the engineering report’s call for a modern, reliable fire alarm system.
The compressor and accelerator for the dry-pipe sprinkler system were renewed in mid-2024, boosting sprinkler performance as recommended in the depreciation report.
In Progress
A multi-year project (2023-2026) to replace the building’s remaining dry-pipe sprinkler valves is underway to keep the system compliant with life-safety standards.
Annual fire equipment testing was completed by July 2025 and management is now arranging suite access to fix the deficiencies found so the building stays up-to-code.
Security
$90,000 camera upgrade completed 2025, more than most nearby have installed
The building's CCTV security system was upgraded in June 2025 at a cost of $90,000, funded from the Contingency Reserve Fund. Fob-sharing restrictions were also implemented by bylaw in 2025 to improve security. All systems are currently functioning as intended, with regular reviews and upgrades recommended to keep pace with evolving technology.
Related Updates from Council
Completed
In June 2025 the strata installed a new $90,000 CCTV camera system funded from the Contingency Reserve Fund, replacing the aging equipment identified in the depreciation report and restoring full video coverage.
At the May 2025 AGM owners adopted a bylaw that limits each unit to four active fobs, bans sharing or cloning, and requires lost fobs be deactivated immediately, tightening access control as the depreciation report recommended.
In Progress
Since July 2025 Council has been carrying out follow-up site reviews to adjust camera angles and add coverage where needed, keeping the upgraded CCTV system in line with the report’s call for ongoing security improvements.
Related Updates from Council
Completed
In June 2025 the strata installed a new $90,000 CCTV camera system funded from the Contingency Reserve Fund, replacing the aging equipment identified in the depreciation report and restoring full video coverage.
At the May 2025 AGM owners adopted a bylaw that limits each unit to four active fobs, bans sharing or cloning, and requires lost fobs be deactivated immediately, tightening access control as the depreciation report recommended.
In Progress
Since July 2025 Council has been carrying out follow-up site reviews to adjust camera angles and add coverage where needed, keeping the upgraded CCTV system in line with the report’s call for ongoing security improvements.
Compared with similar buildings nearbyThe whole section reviewed, matched on age, size and type
Long-term renting here faces no cap, no minimum lease and no council approval, matching most similar stratas nearby, and short-term stays under 30 days are banned, the same line most nearby draw. The smoking ban reaches units, balconies and a six metre buffer, the fuller scope about half of similar stratas nearby have adopted. Pets are limited to one cat or one dog, tighter than the two-pet allowances common nearby. Barbecue and move-in rules sit where most nearby do.
Rental Restriction
No cap or approval on long-term rentals, short-term banned, typical nearby
As of July 2026, short-term rentals under 30 days are prohibited, with fines up to $1,000/day and possible legal action. There are no caps on the number of rentals, no minimum lease beyond the short-term ban, and no council approval required. Landlords must give tenants the current bylaws and file a signed Form K within two weeks. Earlier approval and hardship-exemption rules (from 2023) no longer apply.
Pet Restriction
One cat or one dog only, tighter than the two most nearby allow
Residents may keep one cat or one dog, or a reasonable number of small caged pets (fish, small mammals, or birds); reptiles are not allowed. Dogs are barred from the courtyard, and pets are prohibited in the exercise and screening rooms. Animals must be leashed or secured on common property, and owners must clean up and prevent disturbances. The council may add pet rules or require removal on 30 days' notice.
Smoking Restriction
Ban reaches units, balconies and a six metre buffer, about half nearby match
Smoking of any substance is prohibited in all units, common property, balconies, patios, and within six metres of doors, windows, or air intakes, and in all fitness areas. Exceptions require written council approval under a demonstrated Human Rights Code need. Violations draw a $100 fine per occurrence after a warning.
Barbecue Guidelines
Propane or electric only, charcoal banned, same rule as most nearby
Barbecues are allowed on balconies, decks, or patios but must be propane or electric only—natural gas, charcoal, and hydrocarbon starters are banned. Only small, self-contained units are permitted, and all use must follow council rules.
Move In/out Fees & Procedures
$100 move-in fee at the lower end of what nearby charge
Moves must be booked with management and the concierge at least 48 hours ahead and are allowed only 8:00 a.m. to 8:00 p.m. There is a $100 move-in fee and a $200 refundable deposit for tenancies of three months or longer. Elevator booking and protection pads are mandatory, and moves must follow designated routes. Damage or items left in common areas incur additional charges.
Report Sources
Below are the documents used to generate this report. Click on any available document to view it directly.
Form B1 file available
Insurance Documents1 file available
Bylaws2 files available
2
Engineering ReportsNot detected
Depreciation Reports1 file available
Meeting Minutes
Available
Not Available
2024
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2025
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2026
Jan
Feb
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AGM
May
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Aug
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Other Documents
3
Financial Document2
Financial_Statements_2025.pdf2 entries
Dec 31, 2025
Dec 31, 2024
Strata Plan1
Strata_Plan_VR1234.pdfSep 1, 2019
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Major Work Ahead
Next 6 years · based on the engineers' review from
Aug, 2019
About $9.7M of suggested work, spread across 5 years.
2026Roof, Building Envelope
~$2.7MMay need a special levy
2027Plumbing
~$44KPaid from the fund
2028Balconies & Decks, Parkade & Structural
~$2MMay need a special levy
2029Roof, Building Envelope
~$189KPaid from the fund
2030Elevators
~$4.8MMay need a special levy
How will this be paid for?Buildings save up for work like this through the owners' monthly fees, which go into a shared fund (the contingency reserve fund). The engineers suggested 3 ways to make sure there's enough money in it.
