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Early this week the province announced their Short-Term Rental Accommodations Act.

LINK TO DOCUMENT

GOOD LINK FOR DETAILS 

From the Ministry of Housing:

The legislation focuses on three key areas:

  • increasing fines and strengthening tools for local governments;
  • returning more short-term rentals to long-term homes; and
  • establishing provincial rules and enforcement.


Changes to how short-term rentals operate will come into effect through a phased-in approach and will include:

Increasing fines and better tools for local governments:

  • increasing fines for operators breaking local rules to support local municipal bylaws, and requiring short-term rental platforms to share data to strengthen local enforcement;
  • requiring online short-term rental platforms to share their data with the Province, so the Province can provide that information to local governments for enforcement and support of provincial and federal tax auditing;
  • requiring short-term rental platforms to include businesses licence numbers on listings where they are used by a local government, and to remove listings without them quickly to ensure local rules are being followed; and
  • giving regional districts the ability to issue business licences so they can more effectively regulate short-term rentals in rural areas.


READ THE NEWS RELEASE HERE


REVIEW THE BRIEFING PRESENTATION HERE

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A total of 493 properties sold in the Victoria Real Estate Board region this September, 20.2 per cent more than the 410 properties sold in September 2022 and a 9.4 per cent decrease from August 2023. Sales of condominiums were up 23 per cent from September 2022 with 155 units sold. Sales of single family homes increased 3.2 per cent from September 2022 with 228 sold.


“What we saw in our market last month was a continuation of the seasonal market trend we expect in a typical year as we move into fall,” said Victoria Real Estate Board Chair Graden Sol. “We have seen a slight return to a more balanced market in recent weeks. Our inventory right now features almost a thousand more listings for sale than we saw than at the start of this year.”


There were 2,699 active listings for sale on the Victoria Real Estate Board Multiple Listing Service® at the end of September 2023, an increase of 8.4 per cent compared to the previous month of August and a 17.3 per cent increase from the 2,300 active listings for sale at the end of September 2022.


“That increase in inventory means there are more properties for prospective buyers,” Sol notes. “More inventory also means buyers may have more time to shop, though in many of our local markets a well-priced property will sell rapidly, and we’re still seeing some multiple offer situations. The challenge of the day is that there are many buyers who hope to find homes in the missing middle – families who seek two- or three-bedroom homes at attainable price points – who are challenged by our current interest rate environment. Though housing prices have remained reasonably stable this year, the cost of carrying a mortgage has increased tremendously. This means that many first-time buyers and families are unable to purchase homes in our current market. With so many variables at play in each of the micro markets within Greater Victoria, it’s a good time to meet with your Realtor to discuss strategy if you are considering a move.”


The Multiple Listing Service® Home Price Index benchmark value for a single family home in the Victoria Core in September 2022 was $1,299,500. The benchmark value for the same home in September 2023 increased by 1 per cent to $1,312,200, which is down from August’s value of $1,323,900. The MLS® HPI benchmark value for a condominium in the Victoria Core area in September 2022 was $581,500, while the benchmark value for the same condominium in September 2023 increased by 1.4 per cent to $589,600, which is up from the August value of $582,000.

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I have sold a property at 1597 Despard Ave in Victoria

I have sold a property at 1597 Despard Ave in Victoria. See details here

Exquisite custom built home in historic Rockland on one of the most desired tree canopied streets, offers over 7100 sqft of exceptionally constructed luxurious living. Thoughtfully designed with a keen attention to detail, featuring extensive custom millwork throughout, hardwood floors, elevator, dedicated home office, Large kitchen with island, serving and prep pantry, Miele coffee bar, security/video intercom system, immersive top-of-the-line 10 seat movie theater, custom blinds, spacious bedrooms with en-suites, walk-in closets and balconies. Stunning primary retreat with heated travertine floors, huge shower, walk-in-closet, jetted tub, laundry room, and balcony. Fantastic multi generational home with separate lower entrance with a family room, bed/bath, hobby/gym room and bar. This urban retreat offers an amazing location & lifestyle with quick access to Downtown Victoria, Oak Bay Ave and Ocean. Walkable to GNS private, Oak Bay schools. Incredible Value & Location!

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Purchasing a unit in a strata corporation that's been grappling with a significant number of leaks and water related issues can carry certain risks. That being said, leaks tend to be one of the most frequent issues facing strata developments, so it’s important to not only evaluate the number of leaks reported, but also the source of leaks and the strata’s response to these challenges.

1. The Risks:

a) Property Damage: Persistent leaks can cause property damage, including structural issues, mould growth, and compromised building integrity. Buying into such a building might mean inheriting existing problems or facing new ones.

b) Financial Burden: Dealing with recurring leaks can be costly. The strata corporation might need funds for repairs, investigations, and remediation. As a new owner, you may need to contribute to these costs through higher strata fees or special assessments.

c) Decreased Property Value: A history of leaks can impact property values. Buyers might hesitate to invest in a leak-prone building, leading to lower demand and potentially affecting resale value.

d) Inconvenience and Disruption: Frequent leaks disrupt daily life, necessitating repairs and renovations. Temporary relocation during extensive repairs could cause inconveniences and extra costs for residents.

e) Insurance and Liability: Buildings with a history of numerous leaks might struggle to get insurance or may have to pay higher premiums and/or deductibles. Residents may, in turn, need to adjust their personal policies and face significant premium increases.

2. The Strata’s Response:

a) Addressing Leaks: It's crucial to assess how the strata handles leaks. Does it promptly send professionals for remediation? Do they pinpoint leak sources and conduct additional analyses, like plumbing evaluations?

b) Preventative Maintenance: Does the strata carry out preventative maintenance? Regular plumbing inspections, drainage cleaning, and appliance checks are vital. For older stratas, plumbing assessments and building envelope inspections are also important.

c) Long-Term Plan: Does the strata have a plan for aging infrastructure? Long-term strategies are essential to address ongoing challenges.

To minimize risks associated with purchasing a unit in a strata corporation that has and continues to face a significant amount of leaks, it’s important to investigate the sources and causes of leaks, assess the strata's response, review maintenance records, and seek professional advice like building inspections and legal counsel.

Condo Clear Services Inc

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Victoria real estate market needs better mix of housing supply to help restore balance

A total of 544 properties sold in the Victoria Real Estate Board region this August, 13.8 per cent more than the 478 properties sold in August 2022 and an 8.6 per cent decrease from July 2023. Sales of condominiums were up 10.8 per cent from August 2022 with 164 units sold. Sales of single family homes increased 9.6 per cent from August 2022 with 273 sold.


 


“Real estate activity this month reflected what we’d expect to see in an average late summer housing market,” said Victoria Real Estate Board Chair Graden Sol. “The beginning of the month was reasonably slow, and sales ramped up through the last half of the month. The brisk sales pace leading up to the end of August may very well continue into September.”


 


There were 2,490 active listings for sale on the Victoria Real Estate Board Multiple Listing Service® at the end of August 2023, an increase of 2.9 per cent compared to the previous month of July and a 16.5 per cent increase from the 2,137 active listings for sale at the end of August 2022.


 


"The focus in our market and by all levels of government needs to be on opening up more supply," Sol notes. "Our inventory levels, though up from last year, are still too low to support a well-balanced market. A decade ago, we saw over 5,000 active listings in August. Another important piece of supply is the housing mix that is available. Most residential properties for sale in our market last month were single family homes – this type of property is generally at the top price point. Missing middle homes, such as townhomes and condos represented only 37.1% of listings for sale. Townhomes, which in my experience are what a lot of families hope to purchase, represented only 9.8% of the residential properties for sale. This imbalance in the mix of housing options means there is the potential for more price pressure on these types of properties because demand is concentrated at more attainable price points."


 


The Multiple Listing Service® Home Price Index benchmark value for a single family home in the Victoria Core in August 2022 was $1,327,700. The benchmark value for the same home in August 2023 decreased by 0.3 per cent to $1,323,900, which is up from July’s value of $1,318,800. The MLS® HPI benchmark value for a condominium in the Victoria Core area in August 2022 was $583,700, while the benchmark value for the same condominium in August 2023 decreased by 0.3 per cent to $582,000, which is up from the July value of $578,000.

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CONTACT US FOR INFO PACKAGE INFO@BCHOMEGROUP.CA
 

Modern luxury meets spacious living at The Sequoia Condos at Marigold.

CONTACT US FOR INFO PACKAGE INFO@BCHOMEGROUP.CA


Nestled within the strikingly beautiful Saanich Peninsula, The Sequoia residences at Marigold are a brand-new condominium development offering six floors of luxurious design, breathtaking ocean views, world-class amenities, and more.  

Floor plan is of unit H3

The Sequoia Residences at Marigold at a glance:  

  • 50 residences offering a variety of floorplans, including 5 penthouse suites 

  • Luxurious design featuring open concept layouts, large windows, and premium appliances  

  • Generous private balconies with breathtaking ocean views on the top floors 

  • Underground parkade, ample bike storage, and EV charging capabilities 

  • Communal landscaped rooftop with a BBQ, large seating area, and views of the Pacific Ocean 

 

The Saanich Peninsula: where proximity and beauty converge.  

With spectacular scenery, ample outdoor activities, and proximity to Victoria International Airport and the BC Ferries terminal, the Saanich Peninsula is the perfect home for active lifestyles. From hiking and biking to kayaking and fishing, residents will enjoy its mild climate and breathtaking views. Saanichton offers the central location residents require, and the striking natural beauty they crave.  

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Victoria Real Estate sales reflect summer trends

A total of 595 properties sold in the Victoria Real Estate Board region this July, 16.7 per cent more than the 510 properties sold in July 2022 and a 15.6 per cent decrease from June 2023. Sales of condominiums were up 16.3 per cent from July 2022 with 200 units sold. Sales of single family homes increased 15.4 per cent from July 2022 with 293 sold.

 

“We talked about the return to seasonal norms last month,” said Victoria Real Estate Board Chair Graden Sol. “The July numbers reinforce the re-establishment of seasonal patterns with a slow-down in activity as the summer season set in. This dip in activity doesn't come as a surprise  it aligns with the familiar and expected seasonal patterns that have been observed in our market over the years.”

 

There were 2,419 active listings for sale on the Victoria Real Estate Board Multiple Listing Service® at the end of July 2023, an increase of 3.3 per cent compared to the previous month of June and a 11.9 per cent increase from the 2,162 active listings for sale at the end of July 2022.

 

"The good news is that, despite a slowdown in sales, we did witness an increase in inventory coming to the market in July," Sol notes. "These new listings are quite encouraging, as they indicate a growing movement in our market and show that consumers are becoming more willing to take action and make a move. The additional inventory translates to more choices for buyers, and makes it easier for sellers who are looking to make a property change. Another positive aspect of a typical summer market is that, due to people often taking vacations during this time of year, there may be fewer active buyers. Although we continue to see well-priced properties receive competing offers, there might be less competition compared to previous months. If you are contemplating a summer move, it would be wise to connect with your local REALTOR® for assistance. Your Realtor possesses up-to-the-minute information for Victoria and knows how to navigate the market efficiently."

 

The Multiple Listing Service® Home Price Index benchmark value for a single family home in the Victoria Core in July 2022 was $1,366,100. The benchmark value for the same home in July 2023 decreased by 3.5 per cent to $1,318,800, which is up from June’s value of $1,310,100. The MLS® HPI benchmark value for a condominium in the Victoria Core area in July 2022 was $600,000, while the benchmark value for the same condominium in July 2023 decreased by 3.7 per cent to $578,000, which is up from the June value of $573,800.


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I have sold a property at 28 4125 Interurban Rd in Saanich

I have sold a property at 28 4125 Interurban Rd in Saanich. See details here

Spacious End Unit 2 Bed + Office Townhome in desirable Oak Glen Estates. This beautifully maintained town offers a flexible floor plan with possible primary bedroom with a full bath on each level. New flooring in the vaulted entry, large updated bedrooms and bathrooms with lots of storage, hardwood floors throughout kitchen/living/dinning room, an office/flex space and laundry room. The large kitchen with center island, pantry and stainless steel appliances overlooks the fenced patio with retractable powered awing backing on to common parkland. Private front entry with perennial gardens, oversized garage with storage and additional dedicated parking space. This pet friendly development offers a clubhouse with games room, library, guest suite, and a proactive strata. Such a special place to call home surrounded by by nature, views of Christmas Hill yet close to shopping, amenities and schools.

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Conclusion of a strong spring real estate market in Victoria


A total of 705 properties sold in the Victoria Real Estate Board region this June, 15.2 per cent more than the 612 properties sold in June 2022 and a 9 per cent decrease from May 2023. Sales of condominiums were up 19.8 per cent from June 2022 with 242 units sold. Sales of single family homes increased 6.6 per cent from June 2022 with 322 sold.


“As we consider the first half of the year, we see a return to a more traditional sales trend which follows the seasons,” said Victoria Real Estate Board Chair Graden Sol. “During and shortly after the pandemic, we couldn’t rely on our usual comparisons to explain the market. This year we have seen a return to a seasonal pattern, where the sales are slower through the winter and may peak in the spring. This seasonal trend is generally followed by a summer market which remains stable but is not as highly active.”


There were 2,342 active listings for sale on the Victoria Real Estate Board Multiple Listing Service® at the end of June 2023, an increase of 7 per cent compared to the previous month of May and a 13.7 per cent increase from the 2,059 active listings for sale at the end of June 2022.


“We have seen a small increase in inventory over the month of June,” adds Sol. “This inventory is very welcome, as we are still low on available listings for sale compared to historical counts. If inventory continues to rise, we may see prices stabilize further – another reminder of how important it is to add supply to the marketplace where possible. Well-priced properties are still selling rapidly while benchmark pricing remains reasonably level. In terms of pace and stability this is good news for sellers and buyers and hopefully heralds a summer of positive real estate transactions. To ensure that your transaction goes smoothly, engage a local REALTOR® to assist. Your Realtor knows the up-to-the-minute information for Victoria and how to navigate the market.”


The Multiple Listing Service® Home Price Index benchmark value for a single family home in the Victoria Core in June 2022 was $1,408,500. The benchmark value for the same home in June 2023 decreased by 7 per cent to $1,310,100, which is up from May’s value of $1,297,600. The MLS® HPI benchmark value for a condominium in the Victoria Core area in June 2022 was $615,200, while the benchmark value for the same condominium in June 2023 decreased by 9 per cent to $573,800, which is up from the May value of $569,300.

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CONTACT ROYALE@bchomegroup.ca
 
 
 
 
 
Thank you so much for your interest in The Royale!

We're excited to share that The Royale is now selling! A member of our sales team will be in touch with you shortly to provide more details and answer your questions.

The Royale is offering a reduced deposit structure of only 2.5% down at signing* until April 15th, 2023. To learn more and find the best home for you, speak to our sales team today!
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WILLOW@bchomegroup.ca

Hello THERE,


Thank you so much for taking my call today, it was great connecting with you and learning about what your client may be looking for. Willow + Glen by Abstract Developments offers a beautifully curated collection of 3 & 4 bedroom townhomes steps from Glen Lake in Langford. Below you will find a breakdown of our current deposit structure, as well as our Preview Package and Price Range Sheet to provide you some general information about Willow + Glen.  

Deposit Structure


  • 1st: 10% of the purchase price within 7 days of the Acceptance Date.
  • 2nd: 5% of the purchase price within 60 days following the Acceptance Date.


Commission Structure: Abstract Developments offers a standard commission structure of 3% on the first $100,000 of the Purchase Price and 1.5% on the remaining balance of the Purchase Price to our valued Realtor partners.


For a limited time, we will also be offering a 100% commission payout at the firm sale date.

PREVIEW PACKAGE
PRICE RANGE SHEET
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Ernhill Landing - Townhouses Victoria BC Homes
we will be releasing the first suites for sale at Ernhill Landing on Wednesday, June 14, starting at only $713,000 + GST for a large 3 bedroom townhome with a full side by side double garage plus a flex room.  

As added bonus, most buyers are exempt from the property transfer tax under the newly built home exemption, saving another $12,000! Learn More Here.

Although the public won't see the MLS listings for these brand new townhomes until June 14th, this is your early sneak peak. We will be emailing several hundred buyers today who have been asked to be notified when these suites are available so you may hear from some of your clients.  When these listings appear in the MLS on June 14 you can book a showing the same day.

The first three listings (102, 104, and 106) are now complete and ready for occupancy in mid July.  Full details for each available suite will be in Matrix the morning of June 14.
Inside this brand-new townhome you’ll love the space with 3 Bedrooms, a double garage for your weekend adventure equipment, plus a den/flex room for an office or gym.

This innovative layout offers the added benefit of both a ground level garage and a walk-out, rancher-style street level entrance on the top floor.

Affordably priced yet with quality features such as quartz counters, stainless steel appliances, a luxurious ensuite with double sinks & heated floor, walk in closet, on demand hot water, 10-year new home warranty, and much more.

With only ten homes in this boutique development, and its ideal location close to the great shopping & dining at the brand-new Belmont Market, Ernhill Landing is the affordable, super-functional new home that you have been looking for! 
 
Floorplans
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I have sold a property at 11 6111 Sayward Rd in Duncan

I have sold a property at 11 6111 Sayward Rd in Duncan. See details here

Patio Home With Mountain Views. This 1,150 sq ft, one level, end unit patio home is located in the sought after 55+ adult oriented complex The Meadows. Freshly painted throughout & new carpets makes this home move in ready. There is a bright open plan living and dining room with a natural gas fireplace. The kitchen has solid oak cabinets and there are lots of cupboards including a corner pantry. There is an eating nook/family room with a door leading out to the West facing back deck with mountain views. The primary bedroom has a big walk-in closet and 3 piece bathroom & there is a second bedroom and 4 piece bathroom. The laundry room/mud room leads out to the garage & this unit has an extra parking spot allocated right next to this unit. Other features include built-in vacuum, gas furnace & the gas hot water tank was replaced in 2020. Located close to shopping, trails, transit and recreation. Rentals and pets allowed (under 30lb). Retirement living at its best.

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The strata insurance market in BC has been difficult to say the least. Many strata corporations have seen premium increases from 20% to 50%, with some high value/high risk stratas seeing increases in the 200% to 400% range.

While the narrative around this problem has focused predominantly on premium increases, the lesser mentioned factor is that some strata corporations are also seeing their deductible amounts skyrocketing to levels not covered by most personal homeowner insurance policies.

For example, if a strata has a $500,000 water damage deductible and an owner can only get $100,000 of coverage, that owner could be on the hook for $400,000 if there is a loss from within their unit. This is a scary reality, so it’s important that consumers are made aware of these figures and advised to seek advice from a qualified insurance broker.

Copyright (C) 2023 Condo Clear Services Inc.. All rights reserved.

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A total of 775 properties sold in the Victoria Real Estate Board region this May, 1.8 per cent more than the 761 properties sold in May 2022 and a 21.7 per cent increase from April 2023. Sales of condominiums were down 0.8 per cent from May 2022 with 248 units sold. Sales of single family homes increased 8.7 per cent from May 2022 with 399 sold.


“The month of May marks the highest number of sales we’ve seen since April of last year,” said Victoria Real Estate Board Chair Graden Sol. “While we haven’t seen the number of total sales we would expect in a spring market, the month of May marks the fourth consecutive month with sales higher than the month previous. With momentum building, there’s an indication of consumer optimism in the market heading into June. However, if the ongoing lack of homes for sale persists and inventory is not added, we risk a return to an overheated market with pressure on pricing.” 


There were 2,189 active listings for sale on the Victoria Real Estate Board Multiple Listing Service® at the end of May 2023, an increase of 1.8 per cent compared to the previous month of April and a 21.7 per cent increase from the 1,776 active listings for sale at the end of May 2022.


“The return of consumer confidence we indicated last month appears to be staying strong,” adds Sol. “The slight uptick in inventory means there is more selection, though of course on well-priced properties buyers need to come prepared to move at pace with the help of their REALTOR® to ensure they are well positioned in the current market.”


The Multiple Listing Service® Home Price Index benchmark value for a single family home in the Victoria Core in May 2022 was $1,424,000. The benchmark value for the same home in May 2023 decreased by 8.9 per cent to $1,297,600, which is up from April’s value of $1,295,800. The MLS® HPI benchmark value for a condominium in the Victoria Core area in May 2022 was $619,500, while the benchmark value for the same condominium in May 2023 decreased by 8.1 per cent to $569,300, which is up from the April value of $564,000.

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Strata corporations are not required to obtain earthquake insurance. That being said, purchasing a unit in a strata corporation that does not have earthquake insurance can pose significant risks, so it’s important to advise consumers accordingly.

It’s also important for your clients to be aware of how much they may be on the hook for, were an earthquake to happen and cause significant damage. By doing so, your clients will be able to make an informed decision on whether, or not, to obtain additional homeowner insurance, to mitigate their risks.

To calculate a strata lot’s earthquake deductible:

1. You need the following info:

  • The strata’s current insurance policy, and from there:

    • The Insured Value of the strata corporation.

    • The Earthquake Deductible, shown as a percentage (e.g. 15%)

  • The strata lot’s Unit Entitlement. To calculate this, you’ll need:

    • The Form V - Schedule of Unit Entitlement.

      (filed with the Land Title Office, or if the strata was built pre-2000, this will be part of the Strata Plan)

 
 

Copyright (C) 2023 Condo Clear Services Inc

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The BC Home Owner Protection Act requires that all newly built homes (including strata properties) or buildings that have been substantially reconstructed to be covered by third-party new home warranty insurance. You may often hear this referred to as the “2-5-10 New Home Warranty”. Basic coverage typically includes:
  • 15 months for defects in labour and materials

  • 2 years for building cladding and delivery systems (plumbing, HVAC, etc.)

  • 5 years for building envelope defects

  • 10 years for structural defects

While some consumers may worry when hearing that a strata corporation is working on addressing warranty defects, we typically see this as a good thing. The reality is that almost no building is built with zero defects, and addressing problems while the warranty coverage is still active shows that the strata is being proactive and committed to addressing deficiencies, while still under warranty.
 

Finding no information pertaining to the building's warranty is therefore worrisome. As part of our review process, we always recommend that consumers obtain the strata corporation’s warranty certificate, as well as all documents and reports pertaining to the warranty and any warranty claims.


By doing so, consumers are able to better understand the actions the strata has taken when it comes to warranty deficiencies, as well as get a better sense of the extent of warranty deficiencies that the strata has been dealing with.


Copyright (C) 2023 Condo Clear Services Inc.. All rights reserved.

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In British Columbia, there is a significant amount of legislation that applies to and guides the operations of strata corporations, the most significant of which is the Strata Property Act.


While most stratas work hard to comply with all legal requirements, there are some that neglect to follow the rules, even when issues are brought to their attention.

So this begs the question “What can owners do when their strata corporation is not following the law and takes no action to address non-compliance or mistakes, when it becomes aware of them?”


With the advent of the Civil Resolutions Tribunal (CRT) for strata disputes in 2016, it became more accessible for strata owners and strata corporations to address conflicts and pursue legal judgements without the need for lawyers or the BC Supreme Court.

The CRT is an online dispute resolution tribunal tasked with resolving strata corporation disputes, including but not limited to:

  • non-payment of monthly strata fees or fines

  • unfair actions by the strata corporation

  • unfair, arbitrary or non-enforcement of strata bylaws

  • issues of financial responsibility for repairs

  • irregularities in the conduct of meetings, voting, minutes or other matters

  • interpretation of the legislation, regulations or bylaws

  • issues regarding the common property

So if, as an owner in a strata corporation, you are unable to get your strata to abide by its legislated requirements, you can apply to the CRT to request an order that the strata corporation do what it required/supposed to do.


There are four potential phases involved in settling a dispute through the CRT:

  • application

  • negotiation

  • facilitation, and

  • adjudication (CRT decision)

After applying to the CRT, the negotiationphase allows the parties to communicate online, in order to work towards a resolution. If they are unable to settle their dispute, the process moves to the facilitationphase, where a CRT staff will assist the parties in reaching a settlement. If the parties are still unable to resolve their dispute, the process moves to the adjudicationphase, where an adjudicator will make a decision, regarding the matter, that is enforceable by the courts.
 
Copyright (C) 2023 Condo Clear Services Inc
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The Depreciation Report

A depreciation report provides important insights for buyers looking to buy into a strata corporation. It not only speaks about the current condition of the physical components (as long as the report is recent), but also the financial state of the strata corporation. Some of the most important information in a depreciation report can be found in the following two sections.

  • The evaluation of the strata’s physical components

  • The financial analysis and forecasting.

Omitted Components

One issue we often come across when reviewing depreciation reports is omitted components. Oftentimes this is due to the strata council directing the author of the report to omit certain items, which is a significant concern because excluding some items from the report leads to an underreporting of future capital expenses.

In simple terms, by excluding some items from the report, it makes it appear as though the strata will have less to spend on future capital projects, than in reality. If not caught, this practice can be very misleading to potential buyers.

Copyright (C) 2023 Condo Clear Services Inc.. All rights reserved.





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