Why We Wrote This Guide

My name is Kory Peters, and I co-founded Dads Roofing with my brother Johnny in 2021. Before roofing, we were both Red Seal Journeyman Boilermakers working in the Alberta oil sands. That background gave us something that translates directly to strata work: an understanding of large-scale projects, strict safety protocols, documentation requirements, and working within systems that have multiple layers of approval.

Since founding our company in Agassiz, we have completed over 500 roofs across the Fraser Valley, including strata complexes in Chilliwack, Abbotsford, and Harrison Hot Springs. Strata projects are different from single-family homes in almost every way, and we have learned that the biggest factor in a successful strata roof replacement is not the materials or the crew. It is the relationship between the contractor and the council.

This guide is not a sales pitch. It is everything we have learned about navigating the strata approval process, keeping councils informed, and delivering projects that satisfy owners, property managers, and council members alike.

Understanding the BC Strata Property Act and Your Roof

Before you hire a contractor, you need to understand the legal framework governing how your strata can approve and fund a roof replacement. The BC Strata Property Act (SPA) and the Strata Property Regulation set the rules.

The Contingency Reserve Fund (CRF)

Under Section 92 of the SPA, every strata corporation must maintain a contingency reserve fund. Your depreciation report (required under Section 94) should identify when your roof will need replacement and how much to set aside annually. If your CRF is underfunded when the roof fails, you face a special levy.

What this means practically: If your depreciation report says the roof has 5 years of life left, start getting quotes now. Roofing costs in the Fraser Valley have increased 15-25% over the past three years due to material costs. The number in your depreciation report from 2020 is likely too low.

Voting Requirements

This is where councils often get confused. The vote threshold depends on how the expense is classified:

• Maintenance and repair funded from CRF: Council can approve expenditures from the CRF by resolution, but some strata bylaws require approval at a general meeting if the amount exceeds a specified threshold.
• Special levy (Section 108): Requires a 3/4 vote at a general meeting. This is necessary when the CRF cannot cover the cost.
• Emergency repairs (Section 98): Council can authorize expenditures without a vote to prevent significant loss or damage. A leaking roof causing interior damage may qualify.

Our advice: Check your own bylaws carefully. Many stratas have adopted bylaws that add requirements beyond the SPA minimums. We have seen projects delayed by months because a council assumed they could approve a $200,000 re-roof by council vote alone, only to discover their bylaws required a 3/4 vote for any expenditure over $50,000.

How to Evaluate a Roofing Contractor for Strata Work

We always tell councils: do not just compare prices. You are hiring a company that will be on your property for weeks, interacting with residents daily, and whose work will protect your building for the next 25-30 years. Here is what to look for beyond the bottom line.

Non-Negotiable Requirements

• WorkSafeBC clearance letter — Request a current clearance letter, not just a WCB number. This confirms they have no outstanding claims or penalties. A contractor without active WorkSafeBC coverage exposes your strata to liability.
• Commercial general liability insurance — $2M minimum for multi-unit work. Ask for a certificate naming your strata corporation as additionally insured.
• BC business license — Verify they are registered in BC. Out-of-province contractors may not understand local building code requirements.
• Strata-specific references — Ask for contact information from previous strata councils, not just homeowners. Strata work involves entirely different challenges.

Questions That Reveal Experience

Any contractor can say they have done strata work. These questions separate the experienced from the inexperienced:

• "How do you handle change orders when you discover hidden damage after tear-off?" — An experienced contractor will describe a documented approval process, not just "we call you."
• "What is your communication plan for residents during the project?" — If they have not thought about this, they have not done much strata work.
• "How do you phase work across multiple buildings?" — Look for specific strategies, not vague promises.
• "What happens if it rains mid-project with the deck exposed?" — In the Fraser Valley, this is not hypothetical. We tarp and seal every exposed section at end of day, no exceptions.

The Approval Timeline: What Actually Happens

One thing we wish councils understood earlier: the approval process often takes longer than the actual roofing work. Here is a realistic timeline based on our experience with Fraser Valley stratas:

Total elapsed time: 6-9 months from first phone call to project completion. We tell every council this upfront because rushing the approval process leads to poor contractor selection and unhappy owners.

What Your Quote Should Include

When we prepare a strata quote, we include details that go far beyond what a typical residential quote contains. If a contractor hands you a one-page quote for a strata re-roof, that is a red flag.

A Complete Strata Quote Covers

• Building-by-building scope — Each building listed separately with square footage, roof type, and specific work required
• Material specifications — Exact brand, product line, color, and warranty tier. Not just "architectural shingles" but the specific product
• Tear-off details — How many layers are being removed, disposal method and cost
• Deck inspection and repair — What is included in the base quote versus what triggers a change order
• Flashing and ventilation scope — Are pipe boots, step flashing, and ridge vents included or extra?
• Payment schedule — Tied to verifiable milestones, not arbitrary dates
• Timeline with weather contingency — Realistic completion dates that account for Fraser Valley rain
• Warranty breakdown — Workmanship warranty from us, manufacturer warranty on materials, what voids each one
• Insurance certificates — Attached to the quote, not "available upon request"

During the Project: Communication That Actually Works

The number one complaint we hear from councils about previous contractors is poor communication. The crew shows up, does work, and the council has no idea what is happening or when it will be done. Here is how we handle it differently.

Our Communication Structure

• Single point of contact — One person from our team handles all council and property manager communication. Councils should never have to track down individual crew members for answers.
• Pre-construction meeting — We sit down with the council president and property manager to walk through the entire project plan before a single shingle is removed.
• Weekly progress reports — Every Friday, we send a written summary with photos: what was completed, what is next, any issues, and updated timeline.
• Resident notification templates — We provide ready-to-send notices for the property manager to distribute. We have done this enough times to know what residents need to hear and when.
• Change order documentation — If we find hidden damage, we stop, photograph it, write up the scope and cost, and get council approval before proceeding. No surprises on the final invoice.

Handling Resident Concerns

Residents will have questions and complaints. That is normal. What matters is having a system:

• All resident concerns go through the property manager, not directly to our crew
• We respond to every concern within 24 hours through the property manager
• Noise-related concerns are addressed by adjusting tear-off scheduling when possible
• Parking and access issues are communicated 48 hours in advance
• We do a magnetic nail sweep of parking areas and walkways every afternoon

Payment Structure and the BC Builders Lien Act

Money is where strata projects get tense if expectations are not set clearly upfront. We structure our payment schedule to protect both sides.

Our Standard Strata Payment Terms

• 10-20% deposit upon contract signing — Covers material ordering and project scheduling
• 40% progress payment at verified 50% completion — Council or property manager confirms milestone
• 30% upon substantial completion — After final walkthrough with council
• 10% holdback released after 55 days — Required under the BC Builders Lien Act to protect against supplier or subcontractor liens

Important: Under the Builders Lien Act (Section 4), the strata corporation is required to hold back 10% of each payment for 55 days after the project is completed and a certificate of completion is filed. This protects your strata from liens filed by subcontractors or suppliers. Any contractor who asks you to waive this holdback does not understand BC law or is asking you to take on risk you should not carry.

Common Mistakes Councils Make

We are not here to criticize councils. Council members are volunteers doing their best. But after working with dozens of stratas, we see the same mistakes repeatedly:

• Choosing the lowest quote without understanding why it is lower. Cheap quotes usually mean thinner materials, skipped steps (like not replacing pipe boots), or a crew that will disappear to chase other jobs mid-project.
• Not budgeting for contingency. Every strata roof has surprises under the surface. If your budget has zero room for change orders, you will either approve substandard repairs or face an emergency special levy.
• Waiting until the roof is leaking. Emergency roof work costs 30-50% more than planned replacements. Leaking roofs cause interior damage that creates additional insurance claims and owner frustration.
• Poor resident communication. If owners are blindsided by noise, parking restrictions, or costs, they blame the council. Proactive communication prevents this.
• Not getting an independent inspection. An $800-$1,500 third-party inspection after completion protects a $200,000+ investment. It is the best money a strata can spend.

Phased Projects: Spreading Cost Over Multiple Years

Many Fraser Valley stratas with underfunded CRFs cannot afford to replace all roofs at once. Phasing is a practical solution, but it requires careful planning.

How We Approach Phased Work

• Prioritize by condition — We inspect every building and rank them by urgency. The most damaged roofs go first.
• Lock in material specifications — We specify the exact product and color for all phases upfront so buildings match even if Phase 2 happens two years later.
• Price protection — We offer 12-month price holds on future phases so the strata can budget accurately.
• Separate contracts per phase — Each phase is a standalone contract with its own scope, timeline, and payment schedule. This protects the strata if they need to change contractors for a later phase.

Frequently Asked Questions

At Dads Roofing, we approach strata projects the same way we approach everything: honestly, with clear documentation, and with a focus on doing the job right the first time. We are based in Chilliwack and serve strata corporations throughout the Fraser Valley from Hope to Abbotsford. If your council is planning a roof project and wants a contractor who will communicate clearly and present findings without sugarcoating, we would like to earn your trust.

Strata council planning a roof project? Call (778) 539-6917 or email info@dadsroofrepair.com