A special levy of $980,000 was approved at the May 2024 AGM to fund major townhouse roof and deck renewals, with an additional $320,000 withdrawn from the Contingency Reserve Fund. The total project cost is $1.3 million. Owners were required to pay the levy in two installments (September and October 2024), and non-payment may result in restricted access to common areas or legal action. Construction is scheduled to begin July 2025. This is a significant financial commitment for owners, but the levy and payment schedule were set in 2024, so most financial impact should already be addressed by now (as of Nov 2025).

Four shared electric vehicle (EV) chargers were installed in 2024, funded partly by government rebates and the Contingency Reserve Fund. Residents must register with Unico Power to access the chargers, and a $1/minute idle fee is enforced for vehicles left after charging, supported by new signage. The strata council is actively managing the system and is currently reviewing the user fee structure, but there are no current plans for expansion or additional costs as of late 2025. The infrastructure is fully operational and policies are in effect.

The building's insurance policy renews annually on September 30, with current deductibles of $100,000 for water damage, $50,000 for flood, and $100,000 or 10% loss limit for earthquake. The strata policy only covers original construction, so owners must insure unit upgrades and ensure their personal insurance covers these deductibles. The Water Damage Bylaw, reaffirmed in 2024, makes owners fully liable for in-suite leaks or appliance failures, with all related costs—including deductibles—charged back to the responsible owner. There have been recent water damage claims resulting in chargebacks. The next insurance renewal is scheduled for September 30, 2025, and changes to deductibles may occur pending council approval.

Leaks have been a recurring issue in the building, primarily due to in-suite plumbing or appliance failures, with significant incidents and insurance claims reported throughout 2024 and 2025. The strata enforces a strict Water Damage Bylaw, making owners fully liable for any damage originating from their units, including all repair costs and the high water damage insurance deductible ($100,000, subject to renewal review on Sep 30, 2025). Multiple legal disputes and Civil Resolution Tribunal cases are ongoing, especially regarding a 21st-floor unit, with legal counsel involved. Owners are strongly advised to maintain their plumbing and appliances and ensure personal insurance covers the strata deductible, as costs not covered by insurance are charged back to the responsible unit. This policy has significant financial and legal implications for owners and investors.

The building envelope has been actively maintained, with recent and ongoing projects including exterior sealant and caulking replacement (completed 2023), roof and deck renewals with membrane tie-ins (scheduled for spring 2025), and a multi-phase balcony membrane refurbishment program (one stack completed, next phase in 2026, $500,000 CRF withdrawal recommended). The courtyard fountain membrane, last repaired in 2013, is past its serviceable life and is tabled for future maintenance planning. All major projects are guided by engineering consultants and the Depreciation Report, with funding from the Contingency Reserve Fund. No unresolved critical issues, but significant planned expenditures for balcony membranes should be noted.

A major townhouse and podium roof and deck renewal project began in July 2025, funded by a $980,000 special levy and $320,000 from the Contingency Reserve Fund, following approval at the 2024 AGM. The project, which includes membrane and canopy repairs, is ongoing with completion planned in phases through 2028, including a significant Phase II renewal (estimated at $4.5 million) scheduled for 2026-2028. Engineering oversight is provided by RJC Engineering. Delays have occurred due to permit requirements and resident cooperation. These projects represent significant capital expenditures and are part of a multi-year maintenance strategy.

The strata has recently updated its bylaws (May 2024) to require that all window coverings visible from the exterior be limited to specific types (vertical, venetian, roller blinds, or drapes) in a neutral shade matching the original developer-installed blinds, ensuring uniformity and aesthetic consistency. Ongoing annual window cleaning and maintenance are in place, with no major repair or replacement costs reported. Violations of the window covering bylaw may result in fines. No significant financial or legal issues related to windows have been noted as of Nov 2025.

The building has experienced multiple in-suite plumbing leaks, mainly due to resident accidents or appliance deficiencies, with costs for repairs and insurance deductibles ($100,000 as of June 2023) consistently charged back to responsible owners under a strict Water Damage Bylaw. Owners are strongly advised to maintain plumbing connections, replace aging hoses, and avoid running appliances unattended. There is an ongoing Civil Resolution Tribunal dispute (as of May 2025) regarding a chargeback for water damage, but otherwise, the strata actively manages repairs and mitigation. Recent plumbing upgrades include PRV replacements and copper piping improvements to enhance reliability. Owners must have personal insurance to cover potential deductibles and are fully liable for any water damage from their units.

The building has undergone significant mechanical system upgrades and ongoing maintenance since 2023, including a new Direct Digital Control (DDC) system for improved HVAC management, replacement of aging heat pumps and AC units, and regular plumbing and drain cleaning. Major projects like townhouse roof and deck renewal, balcony membrane refurbishment, and repairs following water damage incidents are in progress or planned, with costs generally covered by the Contingency Reserve Fund or special levies. Owners are responsible for in-suite plumbing maintenance and may face chargebacks for delays or damages. Future work includes continued balcony and fountain membrane repairs and ongoing leak prevention. No unresolved issues with major financial or legal implications are currently noted as of Nov 2025.

The building's electrical infrastructure is in good condition, with the final phase of vault servicing completed in early 2024. Four shared EV chargers were installed in 2024 (rebate received), and residents must register with Unico Power to use them; a $1/minute idle fee applies for vehicles left after charging. The council is reviewing the usage fee structure, and new signage has been added. A BC Hydro meter equipment upgrade is pending, with installation not yet scheduled as of August 2025. Fibre optics were installed in 2023 at no cost to the strata. Ongoing discussions about expanding EV infrastructure are noted, but no major financial or legal concerns are currently identified.

Elevators have undergone regular mandatory CAT-5 testing, with the most recent completed in May 2025 confirming they remain serviceable. An emergency phone system upgrade is currently in progress, expected to finish later in 2025. Modernization planning for the elevators is scheduled for 2026-2027. Lobby and elevator tile refurbishment has been deferred due to budget constraints, with possible inclusion in the next year's budget. Quotes for elevator mat replacement are being obtained. No significant unresolved issues or legal concerns are noted; all activities reflect standard maintenance and future improvement planning.

As of November 2025, the building has made significant investments in security, including a comprehensive CCTV system upgrade completed in June 2025 at a cost of $90,000 from the Contingency Reserve Fund, ongoing monthly K-9 patrols of all common areas, and stricter bylaws on key fob access and short-term rentals (with fines up to $1,000/day for violations). Further site reviews are planned to optimize security coverage, and periodic audits of access devices are now in place. These measures reflect a robust and actively managed security program.

The building has demonstrated consistent and proactive fire safety management, including annual fire equipment inspections, timely remediation of deficiencies, and significant upgrades such as the replacement of the fire alarm panel in early 2025. A recent kitchen fire (Aug 2025) was contained, but resulted in sprinkler-related water damage to several units; mitigation is ongoing and an official report is pending. Suite access may be required for further fire equipment remediation. Overall, the building is compliant with fire safety standards and continues to invest in system upgrades and professional oversight.

As of August 29, 2025, the strata council is actively involved in ongoing Civil Resolution Tribunal (CRT) litigation concerning a 21st-floor unit, specifically related to water damage mitigation chargebacks from incidents in 2024. Legal counsel is representing the strata, and the Council President is acting as the designated representative. Multiple claims from the same unit remain unresolved, with counterclaims filed for full mitigation costs. Additionally, the strata enforces a strict bylaw prohibiting short-term rentals, with significant fines and legal action for violations. These legal matters could have financial implications for the strata and unit owners until resolved.

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.

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.

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.

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.

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.

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.

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.

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.

As of July 3, 2025, short-term rentals (less than 30 days) are strictly prohibited, with fines up to $1,000 per day and possible legal action for violations. There are no restrictions on the number or percentage of units that can be rented, no minimum lease duration beyond the short-term ban, no council approval required to rent, and no age restrictions for occupants. Landlords must provide tenants with current bylaws/rules and submit a signed Form K within two weeks of renting. The strata may terminate tenancies for repeated, significant bylaw violations. Previous requirements for council approval and hardship exemptions (from April 2022) are no longer in effect.

Residents may keep one cat or one dog, or a reasonable number of small pets (such as fish, caged mammals, or birds). Dogs are not allowed in the courtyard, and pets are also prohibited in the exercise and screening rooms. Reptiles are not permitted. Pets must be leashed or secured on common property, and owners are responsible for cleaning up after them and ensuring they do not disturb others. The strata council can introduce new pet rules and may require removal of a pet with 30 days' notice for bylaw violations or nuisance.

Smoking of any substance (including tobacco and marijuana) is strictly prohibited in all strata lots, common property, balconies, patios, and within six metres of doors, windows, or air intakes. Exceptions may be made only for residents with a demonstrated need under the Human Rights Code, with written council approval. Violations result in a $100 fine per occurrence after a warning. Smoking is also banned in all fitness areas. These restrictions are standard and do not present significant financial or legal concerns for most investors.

Barbecues are allowed on balconies, decks, or patios but must be propane or electric only; natural gas, charcoal, and hydrocarbon starters are not permitted. Only small, self-contained barbecues are allowed, and all use must comply with council rules. No significant financial or legal issues noted.

Moves must be scheduled with building management and the concierge at least 48 hours in advance, and are permitted only from 8:00 a.m. to 8:00 p.m. daily. There is a $100 move-in fee and a $200 refundable deposit for tenancies of three months or longer. Elevator bookings and use of protection pads are mandatory, and moves must follow designated routes (with some exceptions for townhouse and heritage suites). Any damage to common property or items left in common areas will result in additional charges to the owner.