Well-run building with a healthy contingency reserve and no special levies in the past 5 years. Two items to flag: an upcoming envelope renovation (Q3 2027, est. $1.2M) and active litigation regarding water ingress in unit 504. The depreciation report rates the building "adequate-to-strong" over a 30-year horizon.
Ongoing claim filed Jan 2024. Strata is co-defendant. Insurer is responding. Buyer's lawyer should review the most recent legal update (in Document A6).
Engineering scoped a full envelope reno for Q3 2027. Estimated $1.2M, funded from the contingency reserve. No special levy projected based on current CRF trajectory.
CRF balance is $842,000. Depreciation report (2023) rates the reserve as 'adequate-to-strong' across a 30-year horizon. Annual contribution above the 2.5% floor.
No operating deficit over the past 3 fiscal years. Strata fee held flat 2024-2025. A 4.2% increase is proposed for the 2026 budget - typical for the area.
Pets: 2 per unit, no size limit, dogs over 18kg restricted to stairwells (not elevators). Rentals: unrestricted, minimum 30-day term (short-term rentals prohibited March 2025).
EV charging amendment passed Sept 2025 (cost-shared install). Short-term rentals (<30 days) prohibited March 2025. Smoking bylaw clarified to include vaping July 2024.