Inspect Canada

STRATA REVIEW

Parkview Place Tower 1

REPORT SUMMARY · v1

Parkview Place Tower 1

1200 Maple Crescent, Burnaby, BC V5X 1A1

A few things to consider54 to discuss6 to watch127 info

At a glance

Reserve fund
$468,155
as of Jul 1, 2026
Biggest spend year
Not modelled
reserve study data missing
Earthquake deductible
10%
min $150K
Active legal
1 case
see legal section
Rental bylaws
13
see bylaws section

WHAT YOU NEED TO KNOW

What the documents tell us — the headline risks before you dig in.

A few items are worth raising with your agent, lawyer, or the council before completing your purchase. Consider the following questions: 1. What is the current status of the building envelope issue referred to the strata's lawyer in May 2025 — has a cause been identified, and is any remediation or legal claim underway? 2. The CRF balance is $468,155 as of July 2, 2026 — ask the council what annual operating budget and funding scenario the strata is currently following, and whether the new Suncorp Valuations depreciation report has been delivered and what capital projects it flags. 3. The 2020 depreciation report identified active plumbing leaks and partial waterproofing membrane failure in the parkade — ask the council whether these were repaired and whether the new depreciation report addresses their current status. 4. The earthquake deductible is 10% of the insured value (insured value: $28,513,900), subject to a $150,000 minimum — confirm your personal exposure with your insurance broker.

Documents to request from the strata

Some documents are missing or stale. Worth requesting before subject removal.

  • Depreciation report is 6 years old

    Important

    BC now requires the depreciation report to be updated every 5 years (up from 3, per the July 2024 rule change). This report is from 2020, so its 5-year update is due 2025 and is now overdue.

    Request: Ask the strata when the depreciation report is being updated and whether a draft is available.

Other files you included

These files were included with your documents but aren't typically part of a strata review (e.g. tax records, floor plans, title documents), so they were not analyzed: Request for Hearing Form.pdf, Indemnity Agreement.pdf, Strata Plan.pdf, Pet Registration.pdf, Fine Dispute.pdf, Alterations Application.pdf, FORM-K.pdf, 303 1200 Maple - FULL ORDER.pdf (pages 91-180), 303 1200 Maple - FULL ORDER.pdf (pages 181-270), 303 1200 Maple - FULL ORDER.pdf (pages 271-290), 303 1200 Maple - FULL ORDER.pdf (pages 1-90), 303 1200 Maple - FULL ORDER.pdf (pages 1-90), 303 1200 Maple - FULL ORDER.pdf (pages 91-180), 303 1200 Maple - FULL ORDER.pdf (pages 181-270), 303 1200 Maple - FULL ORDER.pdf (pages 271-290).

1

Executive summary

The plain-language narrative — the way a knowledgeable friend would explain this building to you.

Parkview Place Tower 1 is a four-storey, 79-unit wood-frame building constructed in 2013, clad in cementitious fibre board panels with brick veneer on portions of the southern, western, and northwestern elevations, and served by a two-level underground parking garage.

The January 2020 depreciation report (prepared by Ally Engineering) identified active water leaks in the cold and hot water distribution piping in the parkade, partial failure of the exterior suspended slab waterproofing membrane causing moisture ingress into the garage, and moisture staining with efflorescence in the brick veneer.

The strata approved a $19,032 + GST garage gate replacement in September 2025 (funded from the CRF, split with Building B); no larger capital projects with approved funding plans appear in the documents reviewed, and the special levy forecast table was not available in the depreciation report on file.

The May 2025 council minutes record a building envelope issue referred to the strata's lawyer, with no resolution documented in subsequent minutes — this is the single item most worth clarifying before closing. Additionally, the bylaws prohibit all short-term rentals (including Airbnb-style stays) with fines of $1,000 per contravention, and pets are limited to one dog or one cat per strata lot.

A few items are worth raising with your agent, lawyer, or the council before completing your purchase. Consider the following questions: 1. What is the current status of the building envelope issue referred to the strata's lawyer in May 2025 — has a cause been identified, and is any remediation or legal claim underway? 2. The CRF balance is $468,155 as of July 2, 2026 — ask the council what annual operating budget and funding scenario the strata is currently following, and whether the new Suncorp Valuations depreciation report has been delivered and what capital projects it flags. 3. The 2020 depreciation report identified active plumbing leaks and partial waterproofing membrane failure in the parkade — ask the council whether these were repaired and whether the new depreciation report addresses their current status. 4. The earthquake deductible is 10% of the insured value (insured value: $28,513,900), subject to a $150,000 minimum — confirm your personal exposure with your insurance broker.

2

Building overview

Vitals at a glance. Pulled from the strata's own depreciation report or Form B where available.

YEAR BUILT

2013

UNITS

79

FLOORS

4

CONSTRUCTION

—

STRATA PLAN

EPS 5100

PROPERTY CLASS

Residential

ROOF

SBS modified bitumen

FOUNDATION

Concrete spread footings and foundation walls on strip footings

3

Financial health

Where the strata's money comes from and goes — current balances, fees, levies, and operating budget.

MONTHLY FEE

$1,071

RESERVE BALANCE

$468,155

As of Jul 1, 2026

ANNUAL CONTRIBUTION

$41,157

BC norm:25-35%

LEVIES OWING

$0

ANNUAL BUDGET — 2025-2026

$456,026

This is a consolidated budget for Parkview Place Tower 1 (Entity VV160-EPS 5100) as of April 30, 2026, representing the 2025-2026 fiscal year. The 2026 Total Budget column from the Income Statement Detail was used as the authoritative budget figure ($456,026). Expense categories were mapped as follows: Repair & Maintenance includes all maintenance & repairs line items (64115, 64570, 65915, 66095, 66530, 66640, 67550, 67885) plus Building & Grounds (61960, 62100, 62805, 63310, 63450) and Security & Monitoring (68030, 68530); Insurance Premiums is account 53000; Reserve Contribution is account 48000 (CRF - Current Year Contributions); Management Fees is account 55570; Utilities includes all utility accounts (59000, 59300, 59660, 59740, 59800, 59802); Other includes Administrative (50100, 52095), Professional Fees excluding Management (55065, 55235), and Contingency/Prior Period Adjustments (76000, 76505). The operating surplus/deficit of $0 reflects that this is a budgeted figure with revenues and expenses balanced at the budget level."

  • Repair & Maintenance$110,800 · 0.2%
  • Insurance Premiums$83,266 · 0.2%
  • Reserve Contribution$41,157 · 0.1%
  • Management Fees$30,183 · 0.1%
  • Utilities$153,700 · 0.3%
  • Other$36,920 · 0.1%

FORM B SNAPSHOT

As of —

Special levy history (24 mo)
None reported
Active litigation / CRT
None reported
Agreements / amendments (2 yr)
None reported
Depreciation report
Not referenced on Form B
4

Key points

The things that matter most, organised by how they will affect your daily life and finances.

LIFESTYLE

  • Short-term rentals are strictly prohibited — bylaws ban Airbnb-style stays, hotel-like accommodation, bed & breakfasts, and any licence-to-use arrangement shorter than the minimum rental period. Violations carry a $1,000 fine per contravention, and every individual found illegally residing in a unit counts as a separate offence, meaning fines can stack rapidly within a single incident.
  • Pet rules allow one dog or one cat per unit, plus a reasonable number of fish/small aquarium animals, small caged mammals, or up to two caged birds. All animals must be on a hand-held leash on common property at all times, and owners must immediately clean up and sanitize any area where a pet relieves itself — including hallways and elevators.
  • Smoking is prohibited across all common property and within 7.5 metres of any doorway (including patio doors). The building is a designated smoke-free zone and smoking is formally classified as a nuisance under the rules.
  • Balcony use is regulated: one propane or electric BBQ of reasonable size is permitted; charcoal BBQs and hibachis are explicitly banned. Balcony items are limited to patio furniture (including one umbrella), the BBQ, and a reasonable number of potted plants.
  • There is no age restriction at this strata — all ages are welcome. Move-in costs are modest: a $150 move-in fee applies (waived for the first-ever move-in from the developer), and there is no move-out fee.
  • Landlords carry significant liability for their tenants: they must provide Form K within two weeks of tenancy commencement (or face a $200/month fine), are responsible for all fines and legal costs arising from tenant violations, and can be required by council to evict a tenant for repeated bylaw breaches — with the strata corporation empowered to act as the owner's agent if the owner refuses.

REGULATORY

  • The 2025–2026 operating budget was approved at the February 2026 AGM with strong support (28 in favour, 0 opposed, 1 abstained), with revised strata fees taking effect April 1, 2026 and retroactive catch-up/catch-down adjustments applied for the June 2025–March 2026 period. This suggests fees were recalibrated mid-cycle.
  • A new depreciation report is underway — the last one was completed in January 2020, triggering the government-mandated five-year update. The AGM approved up to $8,000 from the Contingency Reserve Fund for this purpose; council subsequently engaged Suncorp Valuations at $3,250 plus taxes. An electrical planning report was also being scoped concurrently.
  • A building envelope issue was escalated to the strata's lawyer as of May 2025, indicating a potential legal or construction dispute in progress. No resolution has been recorded in subsequent minutes, and the matter remains open.
  • One Civil Resolution Tribunal claim (Acupan v. The Owners, Strata Plan EPS-1160) was filed and subsequently withdrawn as of May 2025. No demand letters are outstanding and no other active litigation is noted, suggesting the legal exposure is currently low.
  • Emergency stair lighting was flagged as non-operational during the April 2026 annual fire inspection by Radius Fire — a deficiency repair quote is pending council review. This is a life-safety compliance issue that will require prompt remediation.
  • Security improvements are under consideration but constrained by cost: a quote was sought from Safeco Systems Ltd. for additional cameras, but rewiring the building was assessed as potentially prohibitively expensive. Fob access issues on P2 and the 4th floor elevator were identified in late 2025 and are being addressed by coordinating elevator and fob vendors simultaneously.
5

Special levies & capital plan

From the engineer's 30-year depreciation-report plan: the years owners are projected to pay a special levy and what drives each one (top), plus the full year-by-year capital spending schedule (below). A special levy is only needed when the reserve fund and regular contributions can't cover that year's planned work. Tap any row to see the source page.

This depreciation report doesn't include a consolidated master cash-flow table — the engineer split projections across per-component appendices (Elevators, Envelope, Plumbing, etc.). See the DR's table of contents to look up each component individually.
  • This depreciation report does not contain a consolidated master cash-flow table — projections are split across per-component appendices. See the DR's table of contents for each component's schedule.

KEY TAKEAWAY · WORTH A LOOK

Special levy forecast data is unavailable; projections are scattered across per-component appendices rather than consolidated in a master table.

6

Capital projects

Major building projects identified across the depreciation report, minutes, and AGM packets.

No projects were called out in the documents.

KEY TAKEAWAY · NOTE

No active, completed, or unspecified projects are documented.

7

Insurance coverage

The strata's master policy: who underwrites it, how much coverage, and what owners are on the hook for.

BROKER

HUB International Insurance Brokers

Underwriter not disclosed

COVERAGE LIMIT

$28,513,900

EXPIRES

Mar 28, 2027

DEDUCTIBLES

WATER DAMAGE

$25,000

BC norm:$25K-$50K

FIRE

$10,000

EARTHQUAKE

$150,000

BC norm:10-15%

FLOOD

$25,000

BC norm:$25K-$50K

SEWER BACKUP

$25,000

BC norm:$10K-$25K

NOTABLE EXCLUSIONS

  • · Long Term Leased Vehicle Endorsement excluded from Contractual Liability
8

Bylaws & rules

26 clauses

The rules that govern day-to-day life in this strata — pets, rentals, age restrictions, alterations, and more.

BBQ

2 clauses

Pets

7 clauses

Rentals

13 clauses

Smoking

2 clauses

Move-in / move-out fees

2 clauses

KEY TAKEAWAY · WORTH A LOOK

Short-term rentals and VTTAs are strictly prohibited with $1,000 fines per contravention; owners are liable for tenant violations and must evict on council request.

9

Meeting minutes themes

22 mentions

Recurring discussion topics across council and AGM minutes — what the strata has actually been worried about.

Leaks

5 mentions

Pests

1 mention
Info
CM-M-2025-05-28.pdf · page unconfirmed · May 27, 2025

Monthly Pest Control Service

Pest control is listed as a monthly maintenance item.

“Pest Control”

Parking

3 mentions

Membrane

1 mention

Plumbing

2 mentions

Deficiencies

1 mention

Building Security

3 mentions

Strata Fee Increases

1 mention

Building Envelope Exterior

1 mention

Depreciation Report Update

4 mentions

KEY TAKEAWAY · WORTH A LOOK

Strata fees increase effective April 1, 2026, with retroactive adjustments for June 2025–March 2026; emergency stair lights are non-operational and require repair.

10

Engineering & building systems

139 findings

Roof, envelope, mechanical, electrical — what's been studied, what's working, what's not.

Mold

1 finding

Roof

16 findings

Windows

25 findings

Elevator

12 findings

Plumbing

17 findings

Electrical

27 findings

Structural

36 findings

Fire Safety

5 findings

KEY TAKEAWAY · WORTH DISCUSSING

Elevator requires immediate repairs including overdue annual testing, damaged firefighter cabinet, loose handrail, pit debris, and missing fire recall keyswitch instructions.