What to Know Before Buying in an Older Vancouver Condo Building

Paul Masoumi

14 hours ago

What to Know Before Buying in an Older Vancouver Condo Building – Your Complete Guide to Navigating Pre-2000 Strata Units in Vancouver

Thinking of buying a condo in one of Vancouver’s charming older buildings? Whether it’s a spacious unit in Kitsilano, a concrete tower in Fairview, or a West End walk-up, older strata properties can offer tremendous value — but they also come with hidden risks.

This guide covers everything you need to know when buying into a pre-2000 condo in Vancouver, from rainscreening and plumbing to strata financials and resale potential.

1. Rainscreening: The #1 Dealbreaker in Older Vancouver Condos

What is it?

Rainscreening is a waterproof barrier system that protects the building envelope from moisture intrusion — a must in Vancouver’s wet climate.

Costs:

Wood-frame: $35K–$60K per unit
Concrete mid/high-rises: $70K–$120K+

Buyer Tip: No rainscreen = red flag. Always ask for documentation of what was done and when.

2. Plumbing: Galvanized? Poly-B? Or Modern Copper?

Plumbing risks in older buildings include galvanized steel (rust), Poly-B (insurance risk), and outdated copper. Look for PEX or newer systems.

Replacement cost: $5K–$20K per unit

3. Windows & Sliding Doors

Older aluminum-frame windows are energy-inefficient and hurt resale value.

Replacement cost: $8K–$15K per unit

4. Elevators

Cost to modernize: $300K–$500K+

Frequent breakdowns? That’s a red flag. Check strata minutes for upgrade plans.

5. Electrical Safety

Fuse boxes instead of breakers
Non-grounded outlets
Knob-and-tube wiring (pre-1950s)

Older wiring may impact insurance and renovation options.

6. Heating & Cooling

Older condos typically lack A/C. Heating is often electric baseboard or radiant. Ask if A/C installation is permitted and what heating bills run.

7. Parking, Storage & EV Readiness

Often 1 stall per unit
Usually no EV charging
Locker sizes vary

Check if EV retrofits or extra storage upgrades are planned.

8. In-Suite Laundry

Shared laundry is still common. Some buildings prohibit in-suite installations — confirm this in bylaws.

9. Security Systems

Ask about access control, intercom systems, CCTV, and package delivery lockers.

10. Strata Financials

Review these documents closely:

Form B
Depreciation report
2 years of meeting minutes

Look for signs of low CRF, pending levies, or deferred maintenance.

11. Insurance Coverage

Strata insurance premiums and deductibles are critical — especially water damage and earthquake coverage. Ask for the insurance certificate.

12. Strata Bylaws

Older buildings often restrict pets, rentals, or renovations. Confirm the bylaws suit your lifestyle before buying.

Bonus Buyer Tips

Always get a copy of Form B, depreciation report, and minutes
Budget for potential $50K+ upgrades
Ask your Realtor about buildings with major work already done
Consider a contractor inspection before removing subjects

Red Flag Checklist

Area	Red Flag	Green Light
Rainscreen	No upgrade	Fully rainscreened
Plumbing	Poly-B or galvanized	Copper or PEX
Windows	Original aluminum	Updated vinyl
Elevators	Frequent failures	Modernized system
Laundry	Shared only	In-suite allowed
CRF	Low reserve	Healthy fund
Insurance	High deductibles	Balanced premiums
Bylaws	No pets/rentals	Flexible bylaws

Thinking About Buying in an Older Vancouver Condo?

Older buildings can offer great value — if the big-ticket items have already been addressed. If you’d like a list of well-run older buildings in Vancouver with the major upgrades done, I’d be happy to help.

📞 Contact Paul Masoumi

Real Estate Advisors
www.paulmasoumi.com
paul@paulmasoumi.com
604-789-9393

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