British Columbia
Strata Document Review: Scored Analysis of BC Strata Packages
Buying a BC strata property means reviewing hundreds of pages of disclosure documents — Form B, depreciation reports, AGM minutes, financials, bylaws. Most buyers never read them fully, and lawyers focus on legal compliance rather than financial and governance risk. Pellucis exists to fill that gap: we analyze your strata package across four scored dimensions and deliver a forensic briefing instantly.
What We Analyze
- Form B (Information Certificate)
- Depreciation report
- AGM and council minutes
- Financial statements
- Bylaws and rules
- Insurance certificate
Four Scored Dimensions
Financial
Reserve fund adequacy, operating surplus or deficit, arrears rate, budget adherence, and special levy exposure. We extract every number, reconcile across documents, and calculate ratios your lawyer does not.
Governance
Procurement discipline, action-item closure from meeting minutes, and regulatory compliance. A weak board can erode reserves and leave you with surprises. Pellucis scores the board so you know who is running the property.
Property
Capital projects, deferred maintenance, depreciation report findings, and insurance deductible exposure. We flag high deductibles — a $100K+ deductible is a chargeback risk if a loss originates in your unit.
Community
Owner participation rates, meeting attendance, quorum health, conflict density, and problem units. Low engagement and chronic complaints erode property value. We extract patterns from minutes that most buyers never read.
Why Buyers in BC Need This
2026 Depreciation Report Deadline
BC regulations now require all stratas with 5 or more lots to have a current depreciation report. Metro Vancouver, Fraser Valley, and Capital Regional District stratas must comply by July 1, 2026. Stratas without a recent report face regulatory action — and you face unknown capital planning. A strata that has deferred or opted out historically may have underfunded reserves and surprise special levies ahead.
Insurance Deductible Surge
Strata insurance deductibles that were $10–25K are now commonly $100–250K. When a loss originates in your lot — a water leak, fire — bylaws often let the council charge the full deductible to you. A single incident can mean a six-figure chargeback. Pellucis flags what is in the policy so you know your exposure before you sign.
Governance Risks
Boards that skip competitive tenders, miss action items, or defer reserve studies leave buyers with hidden liabilities. Meeting minutes reveal procurement discipline, capital project cost overruns, and community conflict. Most buyers never read two years of AGM notes. Pellucis extracts the patterns and scores governance so you know who is running the property — and how well.
Frequently Asked Questions
How long does a strata document review take?
Pellucis delivers a scored strata document review instantly upon upload. There is no waiting period. If you have a tight conditional deadline, the instant turnaround helps you make subject-removal decisions before time runs out.
What documents do I need for a BC strata review?
The full strata package that the seller provides: Form B (Information Certificate), depreciation report (if the corporation has one), current budget, two years of AGM and council minutes, financial statements, bylaws and rules, and the insurance certificate. The more documents you provide, the more thorough the analysis. At minimum, we need financial statements and meeting minutes.
How is Pellucis different from a lawyer's review?
Your lawyer reviews the Form B and strata documents for legal compliance — liens, litigation, bylaw issues. That work is essential. Pellucis does forensic financial, governance, property, and community analysis: reserve fund adequacy, operating ratios, arrears, board competence, procurement discipline, owner participation, and missing document detection. We also quantify dollar exposure to inform negotiation. The two services are complementary.
What is the 2026 depreciation report deadline?
BC stratas with 5 or more lots must have a current depreciation report (no more than 5 years old). Metro Vancouver, Fraser Valley, and Capital Regional District stratas must comply by July 1, 2026. All other BC stratas must comply by November 1, 2026. If the strata you are buying does not have a current report, that is a material risk factor.
How much does a strata document review cost?
Pellucis strata document reviews cost $249 per property. That includes the full four-dimension scored analysis (Financial, Governance, Property, Community), quantified exposure, Proceed/Negotiate/Caution verdict, and a plain-language briefing. There are no hidden fees.