How long do strata documents take to review?

A thorough review takes 2-4 hours minimum. Skim-only review takes 30 minutes and misses everything material. Hire a strata document review service ($300-$600) if you don't have time or experience — particularly for 6-figure CRF balances or complex buildings.

What is a special assessment?

A one-time fee charged to all owners to fund a major repair not covered by the contingency reserve fund. Recent BC examples: building envelope remediation $35K-$150K per unit; elevator replacement $5K-$15K per unit; insurance deductible top-up $10K-$50K per unit.

How do I spot a building with envelope problems?

Look for: 'leaky condo' history pre-2000, recent rainscreen remediation, history of water ingress in council minutes, depreciation report flagging exterior cladding repairs. Coquitlam has many 1990s buildings with envelope history — confirm any pre-2002 building's remediation status.

What is a healthy strata CRF balance?

Industry guidance: CRF should hold 15-25% of annual operating budget plus a meaningful reserve against the depreciation report's near-term capital needs. A 100-unit building with $500K annual operating budget should have at least $75K-$125K in CRF, plus more if depreciation report shows imminent major work.

Can I back out if strata documents reveal problems?

Yes — that is exactly what subject to review of strata documents protects. Within the subject period, you can collapse the deal if the documents reveal issues you cannot accept.

What is the strata bylaw restriction on pets in Coquitlam?

Varies by building. Some allow unlimited pets; some allow 1-2 pets with weight restrictions; some allow no pets. Read the bylaws — restrictions cannot be added retroactively after you move in if the bylaws change later.

What about rental restriction bylaws?

BC's 2022 amendments removed most strata rental restrictions, but stratas can still impose 'short-term rental' restrictions (e.g., no Airbnb under 30 days). If you plan to rent your unit, confirm current rules.

Should I hire a professional strata document review service?

For your first strata purchase or for buildings with complex finances or known issues, yes. $300-$600 for professional review is cheap insurance against a $50K+ surprise.

What is the difference between operating fund and contingency reserve fund?

Operating fund = day-to-day expenses (cleaning, landscaping, insurance, basic maintenance). Contingency Reserve Fund (CRF) = saved-up money for major repairs and replacements. Buildings with healthy CRFs avoid special assessments; buildings with depleted CRFs hit owners with assessments.

Are strata fees in Coquitlam typically higher than Vancouver?

Comparable. Coquitlam strata fees range from $250-$600/month for typical condos and $300-$700/month for townhomes. Buildings with extensive amenities (pool, concierge, gym) trend higher.

Strata Document Review Checklist — BC Buyer's Guide

Strata review · Coquitlam

The strata documents you receive — and what to look for in each.

When you buy a Coquitlam strata property (condo, townhome, or strata-titled detached), you receive a stack of strata documents during your subject period. Reading them properly is non-negotiable. The BC Strata Property Act requires sellers to provide them. The buyer's job is to actually read them.

Form B (Information Certificate)

Current strata fees, current monthly contribution to the contingency reserve fund (CRF), current special assessments levied or pending, parking/storage assignments, any unpaid amounts owed by the seller, any pending court actions. Read carefully for special assessments — these can be $30K–$200K+.

Two years of strata council minutes

Read every line. Look for: plumbing leaks, building envelope issues, elevator problems, owner disputes, deferred maintenance discussions, depreciation report follow-ups, repeated water-damage incidents, recent special assessments.

Strata bylaws

Pet restrictions, rental restrictions, age restrictions (e.g., 19+ or 55+), parking allocation rules, BBQ rules. Critical if you plan to rent the unit, have pets, or are buying for a younger family member.

Strata depreciation report

Mandatory in BC for stratas of 5+ units. 30-year capital plan showing major repairs and replacements upcoming. Forecast costs and current funding. If the depreciation report shows $5M of repairs due in 5 years and the CRF has $400K, you are looking at material special assessments coming.

Two years of strata financial statements

Current CRF balance, operating fund balance, recent expenditures. Confirm the strata is not running deficits.

Strata insurance certificate

Building insurance details. Recent BC strata insurance market hardening means some buildings have major deductibles ($25K–$250K) that owners are responsible for funding.

Strata document review — the actual checklist.