Condo Buying Checklist: 9 Things I Tell Every Buyer to Check Before They Commit
I've watched buyers fall in love with a unit in the first five minutes of a showing, then walk away from the whole building three weeks later once the strata documents came in. It happens more than people expect, and it's almost never about the unit itself — it's about what the paperwork reveals about the building.
I have worked with a buyer in the past who really liked an apartment unit and felt that the property itself was a great fit for their needs. However, after reviewing the strata documents, the buyer became concerned about the low contingency fund of $30,000. They were worried and could lead to unexpected special assessments in the future. I took the time to explain the importance of reviewing the strata’s financial position, maintenance, depreciation report, and upcoming projects. The buyer decided not to proceed due to the health of the strata before making a purchase.
Here's the checklist I actually walk my clients through before they remove subjects on a condo.
1. Actually read the strata documents — don't just skim them
Ask for the full strata package and go through it properly: Form B, bylaws, council minutes, financial statements, and the depreciation report. Most buyers glance at these and move on. That's a mistake — this is where the real story of the building lives.
What I'm looking for specifically: mentions of special levies, disputes between owners or with the strata council, and any maintenance issue that keeps showing up meeting after meeting. If the same repair gets deferred three council meetings in a row, that's a pattern, not a coincidence.
2. Don't just look at the strata fee — ask what's behind it
Strata fees in Vancouver swing widely depending on the building's age, size, amenities, and construction type. A low fee isn't automatically good news, and a high one isn't automatically bad.
The question I always ask on a buyer's behalf: has the fee gone up in the last two years, and is another increase already being discussed? A fee that's been flat for five years in an aging building is sometimes a red flag, not a selling point — it can mean the strata has been underfunding maintenance to keep fees low.
3. Building age tells you less than building management does
An older building isn't automatically a worse buy, and a newer one isn't automatically a safer one. I've seen 1980s buildings that were meticulously maintained outperform five-year-old towers with sloppy strata management.
Look at the building envelope history, whether repairs were done proactively or reactively, and how the strata council talks about maintenance in their own minutes. A council that plans ahead is worth more than a shiny lobby.
4. Rental and pet rules can rule out a building entirely
Some buildings restrict rentals, pets, renovations, or short-term stays — and these aren't small print. If you might rent the unit down the road, or you have (or want) a pet, check the bylaws early, before you've fallen for the unit.
I've had buyers get most of the way through a purchase before realizing a rental cap was already full. Ask this question in week one, not week three.
5. Parking and storage matter more than buyers expect at first
These can feel like minor features when you're touring a unit, but in Vancouver they affect both day-to-day convenience and resale value. A secure parking stall and a storage locker are high on most buyers' wish lists, especially in denser neighbourhoods.
If you drive regularly or think you'll want to sell in five to ten years, don't treat these as afterthoughts — ask what's included and what it would cost to add later if it isn't.
6. Think about who'll want to buy this from you later
Some units are easy to resell because of location, layout, or building reputation. Others look great today but become harder to move if the fees, design, or building condition create friction for the next buyer.
I always ask my clients to picture their own future buyer: will they be dealing with the same questions you're asking me right now? If the honest answer raises concerns, it's worth factoring into your offer.
7. Get the inspection — even on units that look move-in ready
A clean, freshly renovated unit can still hide moisture issues, plumbing concerns, or electrical problems that aren't visible on a showing. I've seen beautifully staged units come back from inspection with real findings.
It's one of the cheapest forms of risk reduction in the entire process. Don't skip it to save a few hundred dollars on a purchase this size.
8. The questions that actually matter
"Do I like this place?" is the easy question. The ones that protect you are: Are there any planned special levies? How recent is the depreciation report? Are there rental restrictions? What exactly does the strata fee cover? How often has it increased in the last five years?
If your realtor or the listing agent can't answer these clearly, that's information too.
Bottom line
A good condo purchase in Vancouver isn't decided in the unit — it's decided in the documents. Take the time to go through them properly, or have someone who will.
If you're actively looking and want a second set of eyes on a strata package before you commit, that's exactly the kind of thing I help with — reach out and I'll walk through it with you.
Frequently asked questions
What is the most important condo document in BC?
The Form B Information Certificate, since it summarizes the key financial and legal details of both the strata lot and the strata corporation as a whole.
Why do strata fees matter so much?
They affect your monthly budget directly, but just as importantly, they signal how well-funded and well-maintained the building actually is.
Should I always get a condo inspection?
Yes — even a fully updated unit can have issues that only show up during a proper inspection.