BC Homeowner Protection Act — 2-5-10 Warranty
Each warranty window closes once. We inspect before it does, document every defect while the builder is still on the hook, and deliver a report your council can use in dispute, or just to sleep well at the AGM.
The 2-5-10 warranty program covers new residential construction in BC. Most strata councils know the number but miss the timing. A defect discovered after the window closes is a defect the builder is no longer obligated to fix. Scroll the timeline below to watch each window open, and close.
The BC Homeowner Protection Act does not allow extensions. Once a window closes, new claims under that category are not accepted, regardless of when the defect actually developed. The inspection and the report must happen before the deadline, not after.
Scope of deliverables
The review is built around the window you're in. A 5-year review emphasises the envelope; a 2-year review focuses on the delivery systems. We scope it correctly, inspect with the right engineers, and document everything the builder will need to see before they will act.
From booking to builder claim
We confirm possession dates, strata formation date, and the specific window closing. Some buildings miss this because they use the strata plan registration date instead of possession. We get it right.
Engineers matched to the window. Envelope and building science for the 5-year. Structural for the 10-year. Mechanical for the 2-year. All three for a combined review when windows overlap.
A written report with photographic documentation, defect classification, and severity ratings. Formatted to be submitted directly to the warranty provider and the builder without further editing from the council.
We present the findings, explain what the builder is obligated to fix, and advise on escalation if the initial claim is disputed. Available for follow-up during remediation.
Why the inspector matters
The builder's inspector exists to manage what the builder pays to fix. An independent engineering report from Strata Engineering gives your council a documented position that does not depend on the builder's read of their own work.
What property managers say
"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."
"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."
FAQ
If yours is not here, ask us. We answer on the phone before anyone sends a proposal.
At least 60 days before the window closes. That gives enough time for the inspection, the written report, and submission to the warranty provider before the deadline. We see a lot of councils contact us at week 10 of a 12-week window. It can be done, but the earlier you call the better the outcome.
We focus on common property by default, which is what the strata council controls. Individual unit defects are typically a matter between the unit owner and the warranty provider. We can scope in a sample of units if the council wants to document systemic interior defects.
Yes, and this is often the right call for new-build strata corporations approaching both deadlines at similar times. We send the relevant engineers for each scope and bundle the site visits to reduce disruption to residents and keep total costs down.
Our report is written to withstand dispute. If the claim escalates to the warranty provider's dispute resolution process or to BC's Civil Resolution Tribunal, we can provide a technical declaration and appear as engineering experts.
Possibly, but not necessarily. Possession dates vary across units, and the window may still be open for units with later possession dates. Call us with the possession date range and we can confirm whether any coverage remains before assuming it's gone.
Yes. Our Kelowna office covers the Okanagan, and we travel BC-wide for warranty reviews. Travel is scoped transparently on the proposal and is often less than councils expect when the building is less than ten years old.
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Start with a twenty-minute call. We confirm your possession dates, tell you which windows are still open, and scope the inspection before anyone commits. No commitment required to find out where you stand.