Craig Johnston Personal Real Estate Corporation · Brokerage: Royal LePage Elite West
For buyers who have found a home, or are about to write an offer. These are the problems I look for on every file: in the structure, the wiring and plumbing, the history of the home and the strata. Some are reasons to walk away. Most can be priced in or fixed, but each one needs a plan before you remove subjects.
Reviewed: October 29, 2026 · Market data: GVR September 2026 · BCFSA Licence: 187645 · Brokerage: Royal LePage Elite WestThe twelve I watch for fall into four groups. Structure and water: unpermitted additions, foundation cracks that are wide or growing, and a roof near the end of its life. Wiring, plumbing and heating: Poly-B pipe, knob-and-tube or aluminum wiring, and an old oil tank. The home’s history: a past grow-op and an unauthorized suite. The strata: a missing or out-of-date depreciation report, a thin reserve fund and a large special levy.
Most can be priced in, repaired or negotiated. What matters is finding them while your subjects are still in place, with a quote or a specialist’s opinion in hand, so you decide with real numbers.
None of these show up in listing photos. All of them can be found during a normal subject period if someone knows to look. For each one you’ll see why it matters, and who I bring in to put a number on it.
Basement suites, sunrooms, decks and finished basements done without permits. Unpermitted work can affect your insurance and financing, and the City can require it to be brought up to code or removed. I check the permit history with the City of Coquitlam on every older home.
Who puts a number on it: the City’s permit records, your inspector and, if needed, a contractor.
Fine hairline cracks are common in poured concrete as it cures. Cracks that are wide, where one side has shifted, that step through block walls, or that have grown since they were patched, need a structural engineer, not just a home inspector.
Who puts a number on it: a structural engineer.
Asphalt shingles commonly last roughly 20 to 25 years, depending on the product and how exposed the roof is. An older roof may need replacing soon after you buy. Get a roofer’s quote during subjects and price it into the offer.
Who puts a number on it: a roofing contractor.
Grey polybutylene pipe was common in homes and complexes built from about 1985 to 1997. Some insurers charge more for it or decline coverage. Find out whether it has been replaced, and get a licensed plumber’s re-pipe quote before subject removal if it hasn’t.
Who puts a number on it: a licensed plumber, and your insurance broker.
Usually found in homes built before 1950, which in Coquitlam means some of the original houses in older neighbourhoods such as Maillardville. It isn’t automatically dangerous, but it has to be inspected, and many insurers want it replaced.
Who puts a number on it: a licensed electrician, and your insurance broker.
Homes built from about 1965 to 1975 may have aluminum branch wiring, which carries a higher fire risk at the connections. It can be made safe with proper repairs, such as approved connectors at every device, or a rewire. Insurers often ask for proof of the repair.
Who puts a number on it: a licensed electrician.
Older Coquitlam detached homes that were once heated with oil may still have a buried tank. If it leaked, cleaning up the soil can be expensive. The City’s fire department sets the rules for removing a tank. On any older detached home, I recommend a tank scan before subject removal.
Who puts a number on it: an oil tank scanning and removal company.
A home used to grow marijuana can have hidden mould, moisture damage and altered wiring, and some lenders and insurers won’t touch it. Read the Property Disclosure Statement, ask the seller directly, and ask the City whether it has any file on the address. Watch for a pattern: several short-term owners, heavy recent renovation and a price below the market.
Who puts a number on it: your inspector, an environmental or mould specialist, and your lender.
Coquitlam allows a secondary suite in most single-family homes, but every suite needs a building permit to be legal. An unpermitted suite may have to be legalized or removed, and the City can add a fine and a utility surcharge. Lenders may not count the rent toward your mortgage either.
Who puts a number on it: the City’s Building Division, a contractor, and your mortgage broker.
In BC, stratas with five or more lots must have a depreciation report and update it every five years. In Metro Vancouver, existing stratas with no report, or with one received before 2021, had until July 1, 2026 to get one. A building without a current report may be carrying deferred maintenance. Ask why, in writing.
Who puts a number on it: I read it, then your lawyer or notary confirms anything that affects the purchase.
A reserve fund well below what the depreciation report recommends is one of the clearest signs that special levies are coming. Compare the balance on the Form B to the repairs the report forecasts over the next ten years.
Who puts a number on it: the depreciation report, the Form B and the strata manager.
A big levy isn’t automatically bad. Sometimes it means the building just fixed its biggest problem. But a levy with another one already being discussed in the AGM or council minutes is a compound risk.
Who puts a number on it: the minutes, the strata manager and your lawyer or notary.
Buying a condo or townhome? Strata problems are the ones buyers miss most. I walk my clients through the strata documents on Zoom and summarize them on one page. See how I review strata documents and the warning signs of a coming special levy.
Found a home already? Send me the listing and I’ll tell you which of these I’d check first, before you write an offer. It costs nothing and doesn’t commit you to anything.
Book a 20-min call →Each era of Coquitlam housing has its own short list. This is where I start looking, depending on when the home was built and what kind of home it is.
| Home | Typical areas | What I check first |
|---|---|---|
| Newer detached and townhomes (mostly built after 2005) | Burke Mountain | A full inspection still matters. Check how much of the 2-5-10 home warranty is left and whether any warranty claims are open. On hillside lots, look at retaining walls and drainage. |
| 1980s and 1990s homes | Westwood Plateau, Heritage Mountain | Original roofing near the end of its life, Poly-B plumbing (about 1985 to 1997), and drainage and retaining walls on sloped lots. |
| Older detached (before about 1980) | Maillardville, Eagle Ridge, older parts of central Coquitlam | Aluminum wiring (about 1965 to 1975), knob-and-tube (before 1950), a possible oil tank, asbestos in older materials, and suites or additions built without permits. |
| Condos and townhomes (any age) | Across the Tri-Cities | The depreciation report, reserve fund, special levies, and the water damage deductible on the strata’s insurance, which can be charged back to an owner responsible for the damage, depending on the bylaws. |
A guide to where I start, not a rule. Any home of any age can have any of these, so the inspection and the documents decide.
Paying a premium for a school? A catchment is not a feature of the house. SD43 boundaries can change, so check the exact address with the SD43 school locator before you write, and ask yourself whether the home still works for you if the catchment changes in five or ten years.
Finding a problem during subjects is the system working the way it should. The point is to decide with a quote in hand, not a guess.
A safety net, not a plan: BC’s home buyer rescission period lets you cancel most residential purchases within three business days of acceptance, for a fee of 0.25% of the price. It’s no substitute for doing this homework before you commit.
The listing history, the Property Disclosure Statement, the age of the home and its major systems, and, for a strata, the Form B and any documents the listing agent can share. This tells us which specialists to line up and how to write the subjects.
A home inspection, a sewer camera scope on older homes, and any specialist the first look calls for: an electrician, plumber, roofer, structural engineer or tank scanner. For a strata, the full document package and my written summary. See how inspection subjects work.
We lay out what each issue costs and decide: renegotiate, ask for repairs, extend, or walk away. Only then do you remove subjects. See what subject removal means in BC.
Per Greater Vancouver REALTORS®, Coquitlam’s detached sales-to-active ratio was 9.8% in September 2026, below the 12% line that usually marks a buyer’s market (townhomes 13.3%, apartments 10.5%). When buyers face less competition, sellers usually accept subjects and there is more room to renegotiate after an inspection. Well-priced homes in strong catchments can still draw multiple offers.
Source: Greater Vancouver REALTORS® MLS® HPI and monthly statistics, September 2026. Neighbourhood benchmarks vary widely; see the home values by neighbourhood.
If you’re moving up: my Move-Up Planner lays out the four ways to move up, your real equity number, the tax on the next home and a 90-day countdown. Free download, no sales pitch.
“The listed price on an MLS® page is a starting position, not a verdict. I want my clients to understand what the comparable home three streets over actually sold for last month, and what the seller is trying to hold out for on this one.”Craig Johnston, REALTOR®
“We had such a great experience working with Craig to buy our home! He was incredibly knowledgeable, patient, and always available whenever we needed him. He made us feel supported throughout the entire process and was always willing to answer our questions and take the time to make sure we felt comfortable and confident in our decisions. We never felt pressured or rushed.”
“Craig worked with my wife and me for over 3 years to find the perfect home. He was endlessly patient with us through the process. Eventually, we found our perfect home and he moved fast to execute on our behalf. He negotiated fairly and thoroughly with the sellers and was our advocate all throughout our first home purchase.”
“After searching for several years, I knew exactly what I was looking for—and Craig delivered. We viewed a handful of properties, and the home he ultimately found was exactly what I had been searching for. I couldn't believe how quickly he nailed it.”
“We had a fantastic experience working with Craig, who was recommended by a friend. He patiently guided us through the process to purchase our family forever home in Vancouver, explaining all the steps and answering all of our many questions. He was always responsive and available whenever we needed him and always felt like he wanted the absolute best for us.”
“We recently moved from overseas and were not familiar with the purchasing process in BC. Craig was fantastic spending the time to explain everything thoroughly so we had a good handle on things. We felt we were in very experienced hands.”
“Craig is one of the best realtor to work with, highly knowledgable and very patient. Guided us through the whole process stress free. Highly Recommend Craig Johnston.”
“He spent time getting to know us, visiting homes on our behalf until we were in the market. Craig prepared us to better understand the local market, city planning and developments all to refine our search. He is professional and works well with other realtors — a true partner in the process of purchasing a home!”
“Craig is what everyone hopes they will find in a realtor, yet is so incredibly rare. His foundation of genuine care and generosity with his time is outstanding… We never felt rushed, pressured or stressed by what is fundamentally a rather daunting experience, and it was because he created a dynamic of collaboration and support.”
“Craig extended such patience, excitement and professionalism in helping my husband and I buy a townhouse in Port Coquitlam (my hometown!) so we could continue raising our two girls where I also grew up. When we faced a hurdle getting financing approval because of a lien on our desired townhome, Craig worked tirelessly with our broker to get the lien removed.”
“Craig was a pleasure to work with for the purchase of our home. Craig was very patient as we debated between a condo and a townhome. Craig found us a home that ticked all of our boxes plus some! He made the whole process smooth and enjoyable.”
“We had a fantastic experience working with Craig on the purchase of our first home in Coquitlam. He was incredibly friendly and responsive, always quick to answer our messages and questions. Throughout the process, he took the time to walk us through each step so my partner and I always knew exactly what was going on and what to expect next. Craig also gave us honest, helpful opinions on properties we were considering, which really helped guide us toward a place we love. On top of that, he connected us with a great broker and lawyer, making the whole process feel seamless. We're so happy in our new home and couldn't have done it without him. Highly recommend Craig to anyone buying a home!”
“Throughout our journey, Craig demonstrated immense patience and understanding. He went out of his way to provide extra resources and various options to consider on both the buy and sell side.”
“Craig assisted in every aspect of the purchase of my Bowen Island home, including the building inspection, the follow-up inspection, and ensuring deficiencies were repaired. He was thorough and protected my position every step of the way.”
“Craig was patient throughout the entire process. He never pushed us to buy something we weren't sure about, and when we decided to wait six months and save more, he just said ‘good call’ and stayed in touch. When we did finally buy, the math was so much cleaner.”
“Craig was an absolute pleasure to work with. He is extremely friendly, highly knowledgeable, and constantly monitors trends and data so we could make informed decisions. The more time we spent interacting with other agents during our home-buying process, the more pleased we were with choosing Craig.”
“As first-time home buyers, we had a myriad of concerns. Craig immediately put us at ease by taking the time to address each of our questions thoroughly and patiently. At no point did I feel pressured or rushed into making a decision. Instead, Craig empowered us with all the facts and options.”
“We had such a great experience working with Craig to buy our home! He was incredibly knowledgeable, patient, and always available whenever we needed him. He made us feel supported throughout the entire process and was always willing to answer our questions and take the time to make sure we felt comfortable and confident in our decisions. We never felt pressured or rushed.”
“Craig worked with my wife and me for over 3 years to find the perfect home. He was endlessly patient with us through the process. Eventually, we found our perfect home and he moved fast to execute on our behalf. He negotiated fairly and thoroughly with the sellers and was our advocate all throughout our first home purchase.”
Water that wasn’t disclosed. It overlaps with the first three flags on this list. A finished basement with no permits on record, fresh paint behind the laundry, or a sump pump that was “just installed for peace of mind” are the patterns that can hide expensive repairs. If an inspector flags it, the offer is either restructured or we walk away.
No. Most can be priced in, repaired or negotiated once a specialist has put a number on them. What makes one a deal-breaker is the cost or the uncertainty: if we can’t get a reliable quote before subject removal, or the seller won’t move on price or repairs, walking away is usually the right call.
Not on its own. A home inspector looks at what is visible and flags what needs a closer look. Buried oil tanks, the condition of sewer lines, structural cracks and the strata’s finances need a tank scan, a camera scope, an engineer or a document review. Permit history and suite status come from the City.
Yes. In BC, stratas with five or more lots must have a depreciation report, updated every five years. Every condo and townhome purchase should include a careful read of the most recent depreciation report. Watch for projected special levies, deferred maintenance and a reserve fund that is behind the report’s plan. A special levy discovered late is one of the most common buyer surprises.
It can be, especially if you’re paying a premium for a particular catchment, such as Dr. Charles Best, Heritage Woods or Riverside. SD43 catchment boundaries can change. Check the current catchment for the exact address with the SD43 school locator before you write, and consider whether the home still works if the catchment changes in five to ten years.
Use several sources. Read the Property Disclosure Statement, ask the seller directly in writing, ask the City whether it has any file on the address, and have your lawyer check the title for any notice the City has registered. A pattern of several short-term owners, heavy recent renovation and a price below the market is a reason to look harder.
Each era has its own list. Newer Burke Mountain homes still need a full inspection and a check of the remaining home warranty coverage. Heritage Mountain and Westwood Plateau homes from the 1980s and 1990s can have original roofing near the end of its life and Poly-B plumbing, and many sit on slopes where drainage matters. Older homes in Eagle Ridge and Maillardville can have aluminum or knob-and-tube wiring, and older materials may contain asbestos.
Generally not without serious consequences, which is why the checking happens before removal. Once subjects are removed the contract is firm and your deposit is at risk. BC’s three-business-day rescission period runs from when the offer is accepted, not from subject removal, costs 0.25% of the price, and doesn’t apply to presale contracts.
I’ve lived in the Tri-Cities for more than 47 years and on Burke Mountain for more than nine. I represent buyers across Coquitlam, Port Moody and Port Coquitlam, and this checklist is how I work every file: find the problems while you still have options, put a number on them, and help you decide calmly.
Written and reviewed by Craig Johnston, REALTOR® (BCFSA Licence #187645), Royal LePage Elite West · Last reviewed October 29, 2026. This page is general information, not legal, engineering, insurance or mortgage advice. Have qualified professionals inspect the specific home, and confirm anything that affects your purchase with your lawyer or notary.
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Send me the listing. On a 20-minute call I’ll tell you which of these red flags I’d check first, what to put in your subjects and who to line up. No pressure, and you’re not committing to anything.
