Each window closes once. We inspect before it does, document every defect while the builder is still on the hook, and hand your council a report it can use in dispute.
The 2-5-10 program covers new residential construction across BC. Most councils know the number and miss the timing, and for common property the first window closes at 15 months. A defect found after a window closes is a defect the builder is no longer obligated to fix.
Defects in materials, labour or design across all common property. It covers more than any other window and it is the first deadline for the council. It is also the one most often missed, because councils watch the owners' 1‑year date instead.
Electrical, plumbing including sprinklers, heating, ventilation and air conditioning. Cladding, caulking, windows and doors where a defect could lead to detachment or material damage. Any defect that makes a home unfit to live in, and Building Code non-compliance that creates a health or safety risk or material damage.
Defects in the building envelope that cause, or are likely to cause, water penetration. This is the highest-risk window in BC's climate. Envelope defects often stay hidden until a wet season exposes them.
Any defect in materials and labour that causes a load-bearing part of the building to fail, and any defect that causes structural damage serious enough to affect residential use. Structural issues rarely announce themselves early, so a pre-close inspection gives the council documented evidence before the obligation expires.
The BC Homeowner Protection Act does not allow extensions. Once a window closes, new claims under that category are not accepted, regardless of when the defect actually developed. The inspection and the report must happen before the deadline, not after.
Extensions granted under the HPA. Once the window closes, the obligation is gone.
At least 60 days before a window closes. We see councils contact us at week 10 of a 12-week window. It can be done, but earlier is always better.
The review is built around the window you're in. A 15-month review covers all common property; a 2-year review focuses on the major systems; a 5-year review emphasises the envelope. We scope it correctly, inspect with the right engineers, and document everything the builder will need to see before they will act.
How we work
We confirm possession dates, strata formation date, and the specific window closing. Some buildings miss this because they use the strata plan registration date instead of possession. We get it right.
Engineers matched to the window. All common property for the 15-month. Mechanical, electrical and envelope for the 2-year. Envelope and building science for the 5-year. Structural for the 10-year. A combined team when windows overlap.
A written report with photographic documentation, defect classification, and severity ratings. Formatted to be submitted directly to the warranty provider and the builder without further editing from the council.
We present the findings, explain what the builder is obligated to fix, and advise on escalation if the initial claim is disputed. Available for follow-up during remediation.
The builder's inspector exists to manage what the builder pays to fix. An independent engineering report from Strata Engineering gives your council a documented position that does not depend on the builder's read of their own work.
Each window closes once.Independent warranty inspection, BC-wide
"Strata Engineering has always gone above and beyond when I have engaged their services. They are both accommodating to client schedules and leave no question unanswered, leaving me and my strata with peace of mind."
"I have always trusted Strata Engineering to handle the engineering needs of my portfolio; everything from general questions to major projects. I highly recommend them to anyone who wants confident solutions to their needs."
"The team at Strata Engineering have worked tirelessly on a number of projects I've assigned to them to deliver the best possible results. Their knowledge and professionalism have encouraged me to refer them to my peers and use them regularly."
If yours is not here, ask us. We answer on the phone before anyone sends a proposal.
At least 60 days before the window closes. That gives enough time for the inspection, the written report, and submission to the warranty provider before the deadline. We see a lot of councils contact us at week 10 of a 12-week window. It can be done, but the earlier you call the better the outcome.
We focus on common property by default, which is what the strata council controls. Individual unit defects are typically a matter between the unit owner and the warranty provider. We can scope in a sample of units if the council wants to document systemic interior defects.
They are two separate windows that people mix up. The 1-year warranty covers in-unit defects inside owners' homes only, runs from each owner's occupancy date, and has to be submitted by the owners themselves. The 15-month warranty is the first warranty that applies to common property and limited common property, the shared parts the council looks after. For the council, the first deadline to watch is the 15-month one, not the 1-year.
The 15-month warranty is the most important window for common property because it covers most defects. It is also the easiest to miss, because it sits inside the 2-5-10 program and only shows up if someone reads the warranty certificates closely. Councils that watch the 1-year date and stop there can let the 15-month window close without noticing. We confirm this date for you at the start.
The owners submit it directly. The 1-year warranty covers in-unit defects only, and the clock starts at each owner's occupancy date, so coverage and deadlines vary from home to home. The council handles common property and limited common property, where the 15-month warranty is the first window that applies.
Yes, and this is often the right call for new-build strata corporations approaching both deadlines at similar times. We send the relevant engineers for each scope and bundle the site visits to reduce disruption to residents and keep total costs down.
Our report is written to withstand dispute. If the claim escalates to the warranty provider's dispute resolution process or to BC's Civil Resolution Tribunal, we can provide a technical declaration and appear as engineering experts.
Possibly, but not necessarily. Possession dates vary across units, and the window may still be open for units with later possession dates. Call us with the possession date range and we can confirm whether any coverage remains before assuming it's gone.
Yes. Our Kelowna office covers the Okanagan, and we travel BC-wide for warranty reviews. Travel is scoped transparently on the proposal and is often less than councils expect when the building is less than ten years old.
See the full service menu for existing strata properties: depreciation reports, envelope consulting, structural, parkade, electrical, energy.
Visit service hub →
Section 94-compliant depreciation reports prepared by a multi-disciplined team. Required every five years under the BC Strata Property Act.
View service →Fourteen years filing reports across Metro Vancouver. Fastest turnaround from the head office.
Vancouver coverage →Start with a twenty-minute call. We confirm your possession dates, tell you which windows are still open, and scope the inspection before anyone commits. No commitment required to find out where you stand.