Gather the background
Provide the current depreciation report, earlier assessments, drawings, contracts, warranty documents and repair invoices. Identify missing records instead of filling gaps with estimates presented as facts.
FOR STRATA COUNCILS AND PROPERTY MANAGERS
Strata roofing and the depreciation report
Turn a roof renewal allowance into a clear plan for the actual building.
Paragon Roofing BC helps councils across Metro Vancouver and the Fraser Valley assess roof concerns, define roofing work and compare a proposed project with the report’s assumptions.
Our roofing assessment does not replace a statutory depreciation report. A qualified report professional remains responsible for that report and its financial forecasts.
START WITH THE RIGHT DOCUMENT
A report, an assessment and a proposal have different jobs
On a small screen, scroll the table sideways.
| Document | What it helps establish | What to clarify |
|---|---|---|
| Depreciation report | A qualified provider’s inventory, evaluation and long term capital forecasts for the strata’s responsibilities. | Who prepares it, their qualifications and the assets covered. |
| Roof condition assessment | Current roofing observations, repair concerns, accessible details and areas needing further investigation. | What was inspected, what was inaccessible and whether specialist testing is needed. |
| Roofing proposal | The specified work, materials, assumptions, exclusions and price for an identified scope. | How additional work is documented, priced and approved. |
A forecast is a planning input. It is not a tender specification, a construction contract or approval to spend strata funds.
YOUR NEXT STEP
Tell us what the report says about your roof
Share the property address, building count, roof type, relevant roof pages and any recent leaks or repairs. Tell us whether the council needs a current assessment, a roofing estimate or a response to an existing tender. We will discuss the appropriate scope, any assessment fee and available timing.
BC REQUIREMENTS
Keep the report current, then check the roof’s present condition
BC strata corporations with five or more strata lots must obtain depreciation reports on a five year cycle. Stratas with four or fewer lots remain exempt. Owners can no longer use an annual vote to defer the report.
The transition deadline before July 1, 2026 has passed for stratas established before July 1, 2024 in Metro Vancouver, the Fraser Valley and the Capital Regional District that had not obtained a report since December 31, 2020. Islands in Metro Vancouver and the Capital Regional District accessible only by air or boat fall under the July 1, 2027 deadline for other BC areas. Newer strata corporations have separate first report timing rules.
If the council is unsure which rule applies, confirm the strata’s dates and circumstances with its qualified report provider or adviser. A roofing visit cannot resolve an overdue statutory report.
Roofing is one part of the inventory. The report covers the relevant common property and assets over 30 years and includes at least three funding models. Roofs, roof decks and skylights belong in the inventory where the strata is responsible for them.
BEFORE THE SITE VISIT
Build a roof record the next council can use
Start with a simple roof plan that labels each building and roof area. A complex may have several coverings, installation dates and repair histories. One building’s condition should not be assumed to represent every roof on the property.
Locate the problem
Record affected units, dates, weather conditions and recurring stains or leaks. Use photographs taken from safe accessible areas. Residents should not climb onto roofs to collect evidence.
Agree on the visit
Confirm roof access, locked areas, resident notices and the council contact. Ask what the assessment can establish visually and which concealed areas remain outside its scope.
Keep observations separate from conclusions. A ceiling stain does not identify the entry point, and a roof’s age alone does not prove that every area needs replacement. Where the question involves structure, design or concealed building envelope conditions, an appropriately qualified specialist may be needed.
ROOF DETAILS WORTH DOCUMENTING
Look beyond the main roof covering
Flashings, roof edges, penetrations, drainage and connections to walls can change the repair or replacement scope. Ask the assessment to identify the affected detail and explain whether the concern is local or part of a wider assembly issue.
These roof details illustrate the kinds of components to record. The appropriate investigation and repair depend on the assembly at your property.
FROM OBSERVATION TO ACTION
Separate immediate repairs from planned renewal
On a small screen, scroll the table sideways.
| Finding or uncertainty | Useful next step | Record the decision |
|---|---|---|
| An active leak or recent damage | Arrange an assessment of the current problem and any necessary protective work. | Affected area, access limits, interim work and follow up investigation. |
| A local defect with otherwise serviceable roofing | Ask whether a defined repair can address the cause. | Repair scope, limitations and what should be monitored. |
| Recurring failures or widespread deterioration | Review replacement options against the actual condition and assembly. | Roof areas included, further investigation and the proposed sequence. |
| A report predicts renewal but current condition is uncertain | Obtain current observations before treating the forecast year as a fixed construction date. | New evidence for the report provider and the council’s next review. |
For ongoing care, use our strata roof repair and maintenance service to discuss the immediate issue and future maintenance scope. Do not wait for the next report cycle to address a developing leak.
BUDGET WITH THE ACTUAL SCOPE
Why a roofing quote can differ from the report
A depreciation report’s cost projection and a contractor’s current proposal may use different assumptions. Compare the roof areas, measurement basis, removal work, access, specifications, taxes and allowances before deciding that either figure is wrong.
Building height, crane or lift access, material staging, disposal routes and occupied areas can affect the work. The number of units alone is not a reliable basis for estimating a roof project.
Deck condition is another uncertainty. Some damage only becomes visible after removal. The proposal should explain how additional deck work is documented and priced, and who can approve it.
Ask for a dated estimate with a defined validity period. Identify contingencies and optional upgrades separately, then share the relevant scope assumptions with the report provider when forecasts are updated.
COUNCIL WORKFLOW
Move from the report to a roofing project
Project duration depends on the work, approvals, procurement, access and weather. Use decision milestones rather than assuming every strata follows the same fixed schedule.
Review the evidence
Compare the report’s roof entry with current observations. Decide whether repairs, further investigation or a replacement scope should come next.
Set the scope and funding path
Identify the roof areas, desired outcome and project advisers. Confirm the required decisions, approvals and funding arrangements before committing the strata.
Issue comparable tender information
Give bidders the same drawings, specifications, access information and submission requirements. Record questions and circulate clarifications consistently.
Compare and agree in writing
Review inclusions, exclusions, allowances, coverage documents and references. Resolve differences before selecting a contractor and signing the agreement.
Plan work around residents
Agree on building sequence, notices, parking, deliveries, protected routes, weather protection and the contact for concerns or changes.
Close out and update records
Collect the agreed completion records, product information, warranty documents, photographs and maintenance requirements for future councils and report updates.
Confirm the funding decision separately. A depreciation report does not itself authorize a contract, a reserve fund withdrawal or a special levy. The council should confirm the applicable approval requirements with its property manager or legal adviser for the proposed expenditure.
BUILDING AND ASSEMBLY
Choose a roof system for the property
Material selection starts with roof slope, structure, supporting deck, drainage and adjoining details. Compare the complete assembly and maintenance obligations, not a headline lifespan or a product name alone.
Townhouses with pitched roofs
Compare asphalt shingles and suitable metal roofing systems against roof geometry, appearance, ventilation and written specifications. Check how attached roofs and common details are handled.
Buildings with mixed roof areas
Separate sloped coverings from low slope membrane areas. Review transitions, roof terraces, skylights and drainage together so a scope does not leave gaps between trades or roof systems.
Concrete buildings with low slope roofs
Review the deck, membrane, insulation, drainage, rooftop equipment and access. Discuss the appropriate membrane system after the existing assembly and project requirements have been assessed.
Cedar roof conversions
A cedar conversion needs a clear removal and deck preparation scope. Check assembly suitability, appearance decisions and any required structural or municipal review before selecting the replacement.
COMPARE THE WORK
A council checklist for roofing proposals
On a small screen, scroll the table sideways.
| Item | What the written proposal should explain |
|---|---|
| Roof areas and preparation | Buildings and roof zones included, existing layers removed or retained, deck assessment and exclusions. |
| Materials and connections | Specified covering, underlayment or membrane assembly, flashings, edges, penetrations, drainage and relevant ventilation work. |
| Unknown conditions | Allowances, unit rates where appropriate, evidence required for additional work and the approval process. |
| Occupied property logistics | Resident notices, access, deliveries, staging, debris protection, cleanup and weather protection. |
| Contractor documentation | Current insurance and WorkSafeBC clearance, relevant references and any credentials or bonding required by the tender. |
| Warranty and closeout | Who provides each warranty, what it covers, exclusions, registration, maintenance duties and handover documents. |
The middle price is not automatically the best choice. A lower or higher total needs to be understood in the context of scope, qualifications, exclusions and the agreement. If a tender specifies an independent inspection or guarantee program, confirm that the proposed arrangement actually meets it.
PARAGON ROOFING BC
Roofing support for councils and managers
Bring us the roofing question you need to resolve. We can discuss a current roof assessment, a defined repair or replacement scope, and a proposal for the work. For an RFP, provide the tender documents, building information, site access arrangements and submission requirements.
Confirm the deliverables and any assessment fee before the visit. Agree who receives observations, photographs and pricing assumptions, and who coordinates with the depreciation report professional. Avoid treating a preliminary conversation as a complete investigation or a confirmed project price.
Our strata and multifamily roofing services cover the broader repair, replacement and maintenance discussion. This page focuses on connecting that work to the council’s planning records.
COMMON COUNCIL QUESTIONS
Strata depreciation report roofing FAQs
Who can prepare a statutory depreciation report in BC?
The provider must meet BC’s designated professional qualifications and have appropriate knowledge of the property. Eligible groups include engineering, architecture, applied science technology or certified technician credentials, accredited appraisal, certified reserve planning and professional quantity surveying. Confirm the individual’s current designation and relevant expertise.
Is a roofing assessment the same as a depreciation report?
No. A roofing assessment addresses an agreed roofing scope and its limitations. The statutory depreciation report covers the strata’s relevant assets and long term financial forecasts. Paragon’s roofing assessment does not replace that report.
How often does a strata need a depreciation report?
The general renewal cycle is five years for stratas with five or more lots. Transition deadlines and first report timing for newer stratas require a separate check. Confirm the applicable date using the strata’s establishment date and report history.
Does the report mean we must replace the roof in the forecast year?
A forecast year is a planning assumption. Review current condition, repair history and any new concerns before committing to a replacement scope. Give updated findings to the report provider, and do not postpone an active problem simply because renewal is forecast later.
How much will our strata roof replacement cost?
The price depends on the measured roof areas, assembly, access, removal, deck work, details and agreed scope. Request a current written proposal with assumptions and allowances. A generic per unit figure or a report allowance is not a quote for your property.
Can roof repairs proceed before the next report update?
A current roof concern should be assessed promptly. The council should confirm its authority and the approvals needed for the proposed work with its property manager or legal adviser. Keep the assessment and completed repair records for the next report update.
Does Paragon respond to strata roofing RFPs?
Yes. Send the tender scope, specifications, drawings, access information and submission requirements so we can review the project and discuss a response. Confirm any required credentials, bonding or inspection program before assuming the tender requirements can be met.
How long will the roofing project take?
The schedule depends on the roof areas, removal and repair scope, access, material availability, approvals and weather. Agree on building sequencing, resident notices and how delays or scope changes will be communicated after the project has been assessed.
Should every roof area use the same material?
Not necessarily. Different slopes, decks, drainage arrangements and interfaces may need different systems. Record each area and ask how transitions will be detailed. Check material suitability for the actual assembly rather than selecting by appearance alone.
What should the council keep after the work?
Keep the agreed scope, approved changes, completion records, photographs, product and warranty documents, maintenance requirements and invoices. Identify the buildings and roof areas covered so a future council or report provider can understand what changed.
METRO VANCOUVER AND FRASER VALLEY
Find your local strata roofing service
Use the local service page for your property, or share the address below so we can discuss the location and roofing requirements.
CHECK THE COMPANY AND THE SCOPE
Review the details before you commit
Ask for current coverage documents, relevant references and the warranty terms that apply to the proposed work. Clear documentation helps the council compare the commitment it is making.
Paragon Roofing BC is a BBB Accredited Business.
View the BBB business profile
START WITH YOUR PROPERTY
Discuss the next step for your strata roof
Tell us the location, roof type, building count and the issue the council needs to resolve. Mention any existing report or tender documents. Please share only the property and project details needed for the enquiry.
Call 604 358 3436