SRStrata Roofers
Close-up of a steep-slope asphalt shingle roof with dormer on a BC strata townhome — example of pitched roofing covered in our council resources

Strata Resources

Practical, jargon-free guidance for BC strata councils navigating major roofing decisions. Built from 15+ years of council meetings, AGMs, and depreciation report cycles.

The depreciation report cycle

Under BC Strata Property Act §94, strata corporations with five or more lots must obtain a depreciation report every five years unless owners pass a 3/4 vote each year to defer. The roof is consistently the single largest line item in any depreciation report — typically 25–40% of the projected 30-year CRF spending.

The 3/4 vote threshold

Under §96 of the Act, any CRF expenditure not in the approved annual budget requires a 3/4 vote at a general meeting. Most re-roofing projects fall under this threshold. Plan for a Special General Meeting (SGM) with at least 14 days written notice, or align with the next AGM cycle.

AGM preparation checklist

  • Three written contractor proposals with comparable scope
  • Materials comparison summary (SBS vs TPO vs alternatives)
  • Warranty matrix (manufacturer + workmanship + transferability)
  • Cost projection with 10–15% contingency
  • Owner Q&A handout addressing common concerns
  • Lender / insurance notification path (some bylaws require)

Common council questions

See our 6-step process page for a complete walkthrough, and our Depreciation Report Inspections service page for what we deliver.

Frequently Asked Questions

How often does a strata need a depreciation report in BC?
Under the BC Strata Property Act §94 and the Strata Property Regulation 6.2, strata corporations with 5+ strata lots must obtain a depreciation report at least every 5 years, unless owners pass a 3/4 vote each year to defer. The report must include a 30-year financial projection for common-property components — including the roof.
What is the 3/4 vote threshold for re-roofing?
Under §96 of the BC Strata Property Act, expenditures from the Contingency Reserve Fund (CRF) for repairs that are not in the budget require a 3/4 vote at a general meeting. Most strata re-roofing projects fall under this threshold and require either an SGM or AGM approval.
Should we get more than one quote?
Yes — generally three. Best practice for major CRF expenditures is comparison of three RCABC-member contractor proposals with comparable scope. Strata Roofers always provides an itemized scope that allows apples-to-apples comparison with competing bids.
Who is RCABC and why does it matter?
The Roofing Contractors Association of British Columbia is the provincial trade association that publishes the Roofing Practices Manual — the de facto BC standard for roofing assemblies. RCABC membership requires technical competency review and is a prerequisite for many strata depreciation report recommendations.
What does CHOA stand for and how can it help our council?
The Condominium Home Owners Association of BC is a non-profit education organization for strata owners and councils. CHOA provides bylaw templates, governance training, depreciation report guidance, and dispute resolution support. Membership is inexpensive and strongly recommended for every BC strata council.
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