Building the Case: Documentation You Need

Strata council approval for a major repair project is much more likely when the proposal is backed by solid documentation. At minimum, you should have a professional condition assessment report that clearly describes the current state of the parkade, identifies areas requiring repair, and explains the consequences of further deferral. This report should be from a qualified contractor or engineer with relevant experience — not just a visual summary from someone walking the parkade with a clipboard.

You should also have at least two competitive contractor quotes with clearly defined scopes of work. Quotes that are based on a common scope (prepared by an independent engineer or by a detailed assessment report shared with all bidders) allow for genuine cost comparison. A single quote with no basis for comparison is difficult for council to evaluate. Our parkade resurfacing team provides detailed written assessments that can serve as tender documents for competitive bidding.

Presenting to Council: What Matters Most

Strata councils respond to clear information about risk, cost, and consequence. Your presentation should answer three core questions: What is the current condition and what are the risks if we do not act? What specifically is being proposed and what will it cost? How will the cost be funded — from reserves, special levy, or a combination?

If the assessment identifies urgent safety issues — such as spalling concrete in areas accessible to residents — present these prominently. Safety-driven repairs are generally easier to approve because the liability exposure of inaction is clear. For non-emergency waterproofing projects, the cost-of-deferral argument is compelling: show what the repair costs today versus what it will cost in 5 years if deterioration continues. Our concrete repair team can help you develop cost-of-deferral projections for your presentation.

Reserve Fund vs Special Levy: Understanding the Threshold

Under the BC Strata Property Act, council can approve expenditures from the contingency reserve fund up to specific limits (generally the lesser of 10% of the total annual budget or a defined amount) without owner approval. Larger expenditures or those requiring a special levy typically need approval at a general meeting. Understanding where your project falls on this spectrum determines what level of approval you need and how you should structure the proposal.

Planning parkade repairs in advance — through a current depreciation report and adequate reserve fund contributions — avoids the special levy process entirely by ensuring funds are available when repairs are needed. See our FAQ for more on the strata approval process for repair projects.

Contact Miyagi Construction for a free site assessment at estimate@miyagiconstruction.com or call (778) 513-7471.

Additional Resources

For more information on concrete standards and construction safety in British Columbia, visit WorkSafeBC and the CSA Group for industry standards and guidelines.