Our strata's depreciation report flagged the basement foundation walls in our 1970s New Westminster lowrise — can individual owners do their own waterproofing, or does the strata have to handle it as common property?

Foundation waterproofing in strata buildings is almost always common property that must be handled by the strata corporation, not individual owners. The foundation walls, exterior waterproofing membrane, and perimeter drainage system serve the entire building structure and cannot be modified by individual owners without strata approval and professional coordination.

Understanding Common vs. Limited Common Property

In British Columbia strata law, foundation walls and the building envelope (including waterproofing systems) are designated as common property under the Strata Property Act. This means the strata corporation owns and maintains these elements, funded through contingency reserve funds that all owners contribute to through monthly strata fees. Individual unit owners cannot undertake waterproofing work on foundation walls because any modification affects the building's structural integrity and water management system for all units.

The depreciation report flagging foundation waterproofing issues means the building envelope requires professional assessment and likely significant repair work. This typically involves excavating around the building perimeter, applying new waterproofing membrane, replacing or upgrading the perimeter drainage system, and potentially addressing interior moisture issues. These are major building systems that require engineering assessment, proper permits from the City of New Westminster, and coordination to avoid disrupting neighboring units.

Your Options as an Individual Owner

While you cannot waterproof the foundation walls independently, you can address interior moisture issues within your unit boundaries. If you're experiencing basement dampness, condensation, or minor seepage, you can install interior dehumidification, improve ventilation, and apply interior moisture management solutions like basement waterproofing paint or interior drainage systems. However, these are temporary measures that don't address the root cause identified in the depreciation report.

Metro Vancouver Strata Considerations

New Westminster's 1970s lowrise buildings typically have poured concrete foundations with original waterproofing systems that are now 50+ years old. The marine climate's sustained rainfall and high humidity accelerate the deterioration of these systems. Many buildings from this era used tar-based waterproofing that becomes brittle and fails over time. The depreciation report likely identified cracking, membrane failure, or inadequate drainage that allows water infiltration into the building envelope.

Next Steps and Strata Process

Work with your strata council to prioritize the waterproofing repairs identified in the depreciation report. The strata should obtain engineering assessments and contractor quotes for the foundation work. This will likely require a special levy or borrowing against the contingency reserve fund. As an individual owner, you can advocate for timely repairs and ensure the strata obtains multiple quotes from experienced waterproofing contractors familiar with 1970s building construction in Metro Vancouver.

When Professional Help is Essential

Foundation waterproofing in strata buildings requires specialized contractors experienced with multi-unit building envelope systems, BC Building Code requirements, and strata property coordination. The work must be engineered, permitted, and coordinated to minimize disruption to residents while ensuring proper water management for the entire building structure.

Need help finding qualified building envelope contractors for your strata? The Vancouver Construction Network can help connect your strata council with experienced professionals who specialize in foundation waterproofing for Metro Vancouver's 1970s housing stock.