The 10 Questions You Must Ask Before Buying a Condo in BC are based on a process we’ve refined over decades in real estate. They’re only the starting point, but they can be the difference between a smart purchase and a costly mistake. Asking the right things lowers stress and gives you the confidence that you’re making an informed decision.
Buying a condo often raises concerns about fees, repairs, and strata rules. Most of these can be managed when you’re prepared. Understanding the building, the community, and the long-term financial picture makes the entire process much more predictable.
And remember, the single most important question to ask the seller or the listing agent might be: Is there anything you know about the building that I should know? Pay close attention not only to what they say, but how they say it.
This article walks you through the key questions, why they matter, and how to protect yourself.
Last updated on March 27, 2026
1. Are there any Approved or Proposed Special Levies?
Strata owners are responsible for major repairs that go beyond what’s in the contingency reserve. If there are approved or proposed special levies, buyers and sellers must decide who will pay them before completion.
A levy clause can be included in the Contract of Purchase and Sale to protect the buyer from unexpected costs.
The clause typically states that if a levy is approved before you take ownership, the seller must cover it, or your lawyer will hold back funds. A holdback is a portion of the sale proceeds temporarily withheld to cover outstanding costs, and it will appear on your statement of adjustments, which is a document your lawyer prepares shortly before closing.
2. Is there a Depreciation Report, and How Much is in the Contingency Reserve Fund?
The depreciation report and financial statements show how well the building is maintained and whether the strata is planning ahead.
One of the most important numbers to check is the amount of funds in the Contingency Reserve Fund (CRF). This is the building’s emergency fund for big-ticket repairs, such as roofs or plumbing systems.
A low CRF, combined with major upcoming projects, suggests that costly special levies may be on the way. A healthy CRF and a clear long-term plan indicate the building is being properly maintained. It’s one of the simplest ways to avoid unpleasant surprises.
3. Were any Alterations Made Without Strata Approval?
When you buy a condo, you inherit responsibility for any alterations made by previous owners. If they made changes without permits or proper approval, the strata can impose fines or require the work to be undone, which can be expensive.
Review the Property Condition Disclosure Statement carefully. It should confirm whether upgrades were approved. For permitted alterations, check the Form B attachments for any agreements that transfer maintenance responsibility to you as the new owner.
If anything looks questionable, check with strata management or the municipality. Common alterations include hardwood floors, removed walls, added plumbing, patio decks, or window-mounted AC units.
4. What is the Water Damage Deductible on the Strata Insurance?
When you buy a condo, you inherit responsibility for any alterations made by previous owners. If they made changes without permits or proper approval, the strata can impose fines or require the work to be undone, which can be expensive.
Review the Property Condition Disclosure Statement carefully. It should confirm whether upgrades were approved. For permitted alterations, check the Form B attachments for any agreements that transfer maintenance responsibility to you as the new owner.
If anything looks questionable, check with strata management or the municipality. Common alterations include hardwood floors, removed walls, added plumbing, patio decks, or window-mounted AC units.
5. Does the Unit Have Polybutylene (Poly B) Plumbing?
Poly B plumbing was widely used between 1985 and 1997 and is now known to be prone to failure.
Many insurance companies won’t cover damage caused by Poly B and may not offer water-damage coverage at all, leaving owners with heavy repair bills.
If the building or unit has Poly B, talk to your insurer before writing an offer. Some insurers will still provide coverage if a licensed plumber has inspected and certified the system.
6. Are there any Pet Restrictions?
Pet rules vary widely between buildings. Some allow cats and small dogs; some allow only certain breeds or sizes; some include weight restrictions; and some limit the number of pets.
Some strata buildings don’t allow pets at all, so always check the bylaws carefully before moving forward.
If you have a pet or plan to get one, review the bylaws early. It’s far easier to rule out a building than to deal with restrictions after you move in.
7. Is there any Aluminum Wiring in the Unit?
Homes built between 1960 and 1975 may have aluminum wiring.
These systems pose a higher fire risk, and some insurers won’t cover them without an electrical inspection.
Before moving forward, check with your insurance provider if coverage is available only with upgrades or certification, and factor that cost into your decision.
8. Is the Advertised Square Footage Accurate?
Measured floor plans used for marketing often show larger square footage than what appears on the official strata plan. It’s not uncommon to see differences of 50 to 200 square feet.
Always compare the advertised finished area with the registered strata plan.
Market value is based on the finished area recorded on the strata plan filed with the land title office, not on measured floor plan space. The finished area doesn’t include exterior spaces such as balconies or patios.
9. Are there any Short-Term Rental Restrictions?
As of November 24, 2022, strata corporations can no longer restrict long-term rentals. However, they can still restrict short-term rentals, typically staying under 30 days.
Very few strata buildings in BC permit Airbnb-style rentals.
If you’re hoping to use your condo for Airbnb or similar platforms, check the bylaws carefully.
10. Is there an Age Restriction in the Building?
Age restriction rules have changed. Buildings can now only enforce a “55+” bylaw, which applies to the principal residents.
The 55+ rule does not apply to under-55 family members who live with the principal resident.
If you’re close to meeting the age requirement but not quite there, the strata may grant an exception, but you must get written confirmation before closing.
Buying a condo takes more than choosing a unit you like. Every building operates differently, and strata documents can raise questions that aren’t always easy to interpret.
Always review the strata documents with a professional who can walk you through them, whether that’s a realtor, a lawyer, or a paid strata document review service.
If you’re considering presale options, you may find our post How to Buy a Presale Condo in BC and Win helpful. For a broader overview of the buying process, explore our Ultimate Home Buyer’s Guide to Buying in Vancouver 2025. The more you understand, the easier it becomes to move forward with confidence.
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