.avif){kind=logo}
The Lower Mainland's climate is hard on buildings in specific, repeatable ways. Most of the expensive surprises (major leaks, envelope failures, freeze damage, mould issues) come from work that should have been done two seasons earlier. The cure is a calendar.
Below is the working seasonal checklist a strata council and manager should be running together.
Fall (September–November)
The most critical maintenance window of the year. Anything not done in fall becomes a winter emergency.
- Gutters and downspouts cleaned and inspected. Schedule before October.
- Roof inspection. Visual inspection by a qualified roofer.
- Roof drains cleared. Blocked drains in heavy rain are a top cause of building water ingress.
- Exterior caulking and sealants. Address before winter wets the building.
- Weatherstripping. Check on entry doors, garage doors, and access points.
- Irrigation shut-off and blow-out. Before first freeze.
- Boiler service. Annual inspection, combustion test, and tune-up.
- HVAC filter changes.
- Outdoor furniture and amenity shutdown.
- Snow and ice plan confirmed.
Winter (December–February)
Mostly reactive, but the key is to be reactive fast.
- Freeze protection on exposed plumbing.
- Sump pumps and storm drainage tested.
- Fire system testing on schedule.
- Generator load tests. Monthly per most code requirements.
- Snow removal contractor responsiveness audited.
- Leak response readiness.
- Indoor humidity monitoring.
Spring (March–May)
The diagnostic season. Winter damage shows up as the building dries out.
- Envelope inspection. Walk every elevation looking for staining, cracking, sealant failures.
- HVAC seasonal service.
- Garage and parkade drainage cleared.
- Dryer vent cleaning.
- Exterior painting and touch-ups.
- Concrete and balcony inspection.
- Window cleaning.
- Spring AGM preparation.
Summer (June–August)
The project-execution window. Take advantage of the dry weather.
- Roof anchor inspections. Annual obligation under WorkSafeBC. See our roof anchor compliance guide.
- Asphalt sealing and parkade work.
- Major envelope or roof projects.
- Landscaping major work.
- Pool / amenity start-up.
- Annual fire pump and backflow testing.
- Exterior wash and pressure washing.
- Mid-year financial review.
The annual non-seasonal items
- Elevator inspections: semi-annual
- Fire alarm testing: monthly visual, annual full
- Sprinkler system inspections: monthly visual, annual full, 5-year integrity test
- Backflow preventer testing: annual
- Insurance appraisal: every 3 years (was 5)
- Depreciation report: every 5 years (mandatory under July 2024 rules)
How to make the schedule actually happen
- The manager owns the master calendar. Council reviews it quarterly.
- Annual contracts for repeating work. Window cleaning, gutters, dryer vents, fire alarm.
- Photo logs. Take photos of envelope, roof, balconies, parkade, mechanical rooms each year.
For more on translating maintenance plans into financial planning, see our reserve fund planning guide.