Strata Property Act — Section 94
A depreciation report is only as good as the inspection behind it. We send a multi-disciplined team of engineers to look at your building, not one generalist with a clipboard. Reports delivered with a council presentation, BC-wide.
The legal backdrop
Since 2013, the BC Strata Property Act has required most strata corporations to obtain a depreciation report. The Strata Property Regulation sets the scope and format. Skipping it leaves your council exposed at AGMs and at resale.
A new or updated report is due every five years. Councils can waive it with a 3/4 vote, but buyers, lenders and insurers increasingly expect a current report. Waiving has a cost that does not show up on the budget line.
Reports project common-property repair and replacement costs across a thirty-year window, tied to a funding model for the contingency reserve fund. Done well, it keeps the CRF topped up and makes special levies predictable.
Scope of deliverables
A depreciation report is part inspection, part inventory, part financial model. We build each section around your building, not a template, and the final document is used by your council for the next five years of budgeting.
From first call to council meeting
How we work
Short call to understand the building, the council's concerns, and any prior report. We confirm the scope and timeline before anyone sends paperwork back and forth.
Multi-disciplined walk-through. Envelope, structural, mechanical, electrical and geotechnical eyes on the building, not one generalist trying to score every component.
Service life, repair and replacement costs mapped over thirty years. CRF model built from your actual reserve balance, contribution history, and projected contributions.
Full written report, handed over with a live council presentation. We answer questions in the room and stay available for follow-up as the council plans around it.
Why this matters
The Act lets architects, appraisers and solo engineers all sign a thirty-year report, and most firms stretch that to keep costs low. We put an engineer with direct expertise on every component, envelope to geotechnical, so the numbers your council votes on came from the right specialist.
Already have a report?
Two paths if you have a prior depreciation report. We pull it during the scoping call and give you a straight answer.
What property managers say
"The team at Strata Engineering have worked tirelessly on a number of projects I've assigned to them to deliver the best possible results. Their knowledge and professionalism have encouraged me to refer them to my peers and use them regularly."
"I have always trusted Strata Engineering to handle the engineering needs of my portfolio; everything from general questions to major projects. I highly recommend them to anyone who wants confident solutions to their needs."
"Strata Engineering has always gone above and beyond when I have engaged their services. They are both accommodating to client schedules and leave no question unanswered, leaving me and my strata with peace of mind."
FAQ
If yours is not covered, ask us. We will answer on the phone before anyone sends a proposal.
No. We pull the prior report during the scoping call and tell you whether an update or a full rebuild makes sense. Updates run at a lower cost when the baseline is sound.
Usually one council meeting, forty-five to ninety minutes depending on the size of the building and how many questions the council has queued up. We stay available for follow-up after.
Yes. New-build strata corporations often pair them. We send the right engineers for each scope and bundle the site visits to keep disruption to residents low.
Our Kelowna office serves the Okanagan to cover the Okanagan. We travel BC-wide and regularly take on properties on Vancouver Island and in the interior. Travel is scoped transparently on the proposal.
We use internal financial models built by our team, not a template. The CRF projection is informed by the engineers who actually inspected the building, not a library of generic service lives.
The model flags years where major components are projected to converge, so the council can see special levy risk early and decide whether to pre-fund through the CRF or plan for a levy.
Most strata corporations with five or more units fall under the requirement. Councils can waive the renewal with a 3/4 vote every three years, but buyers and lenders increasingly expect a current report on file.
Yes. Lenders and insurers regularly request the most recent depreciation report. A clear, current report makes those conversations significantly faster.
Related
See the full ten-service menu for existing strata properties: warranty reviews, envelope consulting, structural, parkade, balconies, fenestration, electrical, energy.
Fourteen years filing reports across Metro Vancouver. Fastest turnaround from the head office.
Local depreciation report delivery for Okanagan strata corporations — same team, Pandosy Street office.
Next step
Start with a twenty-minute scoping call. A qualified engineer learns the building and returns a clear proposal — turnaround scales with the depth of the report.