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Condo Due Diligence

North Vancouver Condo & Strata Review Checklist

A plain-English checklist for buyers who want to understand strata risk before committing to a North Vancouver condo or townhome.

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North Shore-specific advice, not generic national content.

Market context tied to pricing, timing, and negotiation.

Direct follow-up from Alex Mackenzie, REALTOR®.

Documents to Review

  • Two years of council minutes, AGM and SGM minutes, Form B, bylaws, rules, insurance summary, budget, financial statements, depreciation report, and engineering reports where available.
  • Look for repeated leaks, elevator issues, envelope concerns, drainage problems, parkade repairs, special levies, insurance deductibles, and deferred maintenance.
  • Compare contingency reserve fund health against the age, size, and complexity of the building.

Building and Lifestyle Fit

  • Confirm parking, storage, EV charging, pets, rentals, short-term rental restrictions, move-in fees, renovation rules, and amenity costs.
  • Understand how location affects value: Lonsdale transit access, slope, noise, views, construction exposure, and walkability can materially change resale demand.
  • Check whether the floor plan, exposure, outdoor space, and strata fee level fit the likely future buyer pool.

Offer Protection

  • Use subject clauses strategically when documents need review, but understand how subject strength affects competitiveness.
  • When risk appears, quantify it before reacting. Some issues are manageable pricing considerations; others are deal-breakers.
  • Ask for a second read from someone who knows North Vancouver buildings before waiving conditions.

Common Questions

Practical Next Steps

What documents should I review before buying a North Vancouver condo?

Review council minutes, AGM and SGM minutes, Form B, bylaws, rules, insurance, budget, financial statements, depreciation report, and any engineering or envelope reports.

What condo risks matter most on the North Shore?

Water ingress, envelope history, insurance deductibles, elevator issues, drainage, parkade repairs, special levies, deferred maintenance, and strata fee pressure can all affect value and resale.

Should I waive document review subjects?

Only after understanding the risk. In competitive situations, subject strategy matters, but document risk should be quantified before conditions are removed.