Introduction: Strata Roofing is Different

Roofing a strata building is fundamentally different from roofing a single-family home. You're managing multiple owners, limited budgets, council approvals, and the need to minimize disruption to residents. This guide covers everything strata councils need to know.

WHAT IS A STRATA ROOF?

Common Property vs. Limited Common Property

Common Property (Most Common):

• Definition: Roof is owned collectively by all strata owners
• Responsibility: Strata corporation maintains and replaces
• Funding: Contingency Reserve Fund (CRF)
• Examples: Townhouse complexes, apartment buildings, condos

Limited Common Property (Less Common):

• Definition: Roof is assigned to specific unit(s) for exclusive use
• Responsibility: May be owner's responsibility (check bylaws)
• Examples: Individual townhouse roofs in some complexes
• Check your strata plan: Determines responsibility

Types of Strata Buildings We Roof

Low-Rise Townhouses (Most Common):

• 2-3 story buildings
• 10-50 units per complex
• Sloped roofs (asphalt shingles or metal)
• Individual roof sections per building

Mid-Rise Apartments:

• 4-6 story buildings
• 20-100+ units
• Mix of flat and sloped roofs
• More complex logistics

Mixed-Use Buildings:

• Commercial ground floor, residential above
• Requires coordination with commercial tenants
• May need after-hours work

STRATA COUNCIL'S ROLE

Decision-Making Authority

What Council Can Approve:

• Repairs under $5,000: Council can approve (typical threshold)
• Emergency repairs: Council can approve immediately
• Maintenance: Cleaning, minor repairs

What Requires Owner Vote:

• Major expenditures: Usually over $5,000 or 10% of annual budget
• Special levies: If CRF insufficient
• Material changes: Changing roof type (shingles to metal)
• Check your bylaws: Thresholds vary by strata

Council's Responsibilities

Planning:

• Monitor roof condition (annual inspections)
• Plan for replacement (Depreciation Report timeline)
• Budget appropriately (CRF contributions)
• Get quotes 1-2 years before replacement

Procurement:

• Get 3+ quotes from qualified contractors
• Verify insurance and WorkSafeBC coverage
• Check references
• Review warranties

Communication:

• Inform owners of upcoming project
• Explain costs and timeline
• Provide regular updates during work
• Address owner concerns

DEPRECIATION REPORTS

What is a Depreciation Report?

Purpose:

• Predicts when common property components will need replacement
• Estimates replacement costs
• Recommends CRF contribution levels
• Required by law in BC: Must be updated every 3 years (with some exceptions)

What It Says About Your Roof:

• Remaining lifespan: "Roof will need replacement in 5-7 years"
• Estimated cost: "$150,000 for full replacement"
• Funding plan: "Increase CRF contributions by $X/month"

Using the Depreciation Report

Don't Wait Until the Last Minute:

• If report says "5 years remaining," start planning at year 3-4
• Get quotes 1-2 years before replacement
• Allows time for budgeting, owner approval

Update Cost Estimates:

• Depreciation reports can be 1-3 years old
• Costs may have increased (inflation, material prices)
• Get current quotes to verify budget

BUDGETING FOR STRATA ROOFING

Typical Costs (Fraser Valley, 2026)

Small Townhouse Complex (20 units, 10,000 sq ft roof):

• Asphalt shingles: $80,000-100,000
• Metal roofing: $150,000-180,000
• Per unit: $4,000-9,000/unit

Medium Complex (50 units, 25,000 sq ft roof):

• Asphalt shingles: $180,000-220,000
• Metal roofing: $350,000-420,000
• Per unit: $3,600-8,400/unit

Large Complex (100 units, 50,000 sq ft roof):

• Asphalt shingles: $350,000-450,000
• Metal roofing: $700,000-850,000
• Per unit: $3,500-8,500/unit

Contingency Reserve Fund (CRF)

What is the CRF?

• Savings account for major repairs and replacements
• Funded by monthly strata fees
• Separate from operating fund
• Can only be used for capital expenditures

Is Your CRF Sufficient?

• Check Depreciation Report recommendations
• Compare CRF balance to upcoming roof cost
• If insufficient, need special levy or loan

Special Levies

When Needed:

• CRF balance insufficient for roof replacement
• Unexpected damage (storm, leak)
• Depreciation Report underestimated cost

How They Work:

• One-time charge: Each owner pays their share
• Based on unit entitlement: Larger units pay more
• Requires 3/4 vote: At AGM or SGM
• Example: $100,000 shortfall ÷ 50 units = $2,000/unit levy

CHOOSING A CONTRACTOR

What to Look For

Essential Qualifications:

• $5M liability insurance: Protects strata from claims
• WorkSafeBC coverage: Protects from worker injury claims
• Strata experience: Multi-family projects are different
• References: Contact other stratas they've worked with

Red Flags:

• No insurance or WorkSafeBC
• Quote significantly lower than others (30%+)
• Pressure to decide immediately
• Vague contract terms
• No written warranty

Getting Quotes

How Many Quotes?

• Minimum 3: Industry standard
• Ideal 4-5: Better price comparison
• Don't just pick cheapest: Consider quality, warranty, experience

What Should Be Included:

• Detailed scope of work
• Exact materials (brand, type, color)
• Square footage calculation
• Timeline (start and completion dates)
• Warranty details (workmanship and materials)
• Payment schedule
• Cleanup and disposal

PROJECT TIMELINE

Typical Strata Roofing Timeline

Planning Phase (6-12 months before):

• Month 1-2: Get quotes from contractors
• Month 3-4: Review quotes, check references
• Month 4-5: Present to owners, get approval
• Month 6-8: Finalize contract, schedule work

Construction Phase:

• Small complex (20 units): 2-3 weeks
• Medium complex (50 units): 4-6 weeks
• Large complex (100 units): 8-12 weeks
• Weather delays: Add 1-2 weeks buffer

OWNER COMMUNICATION

Before the Project

What to Communicate:

• Why it's needed: Roof condition, Depreciation Report timeline
• Cost: Total cost, per-unit cost, funding source
• Timeline: When work starts, expected duration
• Disruption: Noise, parking restrictions, access needs
• Benefits: New warranty, improved appearance, energy efficiency

How to Communicate:

• Email to all owners
• Posted notice in common areas
• Presentation at AGM or SGM
• Q&A session

During the Project

Regular Updates:

• Weekly progress emails
• Photos of work completed
• Any delays or changes
• Upcoming milestones

The Bottom Line

Strata roofing projects require careful planning, budgeting, and communication. Start early, get multiple quotes, and keep owners informed throughout the process.

At RJ Roofing Bros, we specialize in strata roofing projects. We understand council decision-making, owner communication, and the need to minimize disruption. We provide detailed quotes, transparent timelines, and regular progress updates. We've completed dozens of strata projects in the Fraser Valley.

Strata council planning a roof replacement? Call (604) 997-1292 for a detailed quote and timeline.