Older condo buildings can offer excellent value, larger floor plans, established locations, and a stronger sense of community. In Greater Victoria, many older condo buildings sit in highly walkable neighbourhoods close to transit, shops, parks, and everyday amenities.

However, buying into an older condo building is not just about the unit itself. It is also about the condition of the building, the financial health of the strata, and the long-term maintenance plan.

A well-managed older building can be a smart purchase. A poorly managed one can become expensive quickly.

Older Does Not Automatically Mean Problematic

Many buyers hear “older building” and immediately think of repairs, special levies, or outdated systems. While those are important risks to review, age alone does not tell the full story.

Some older condo buildings have strong ownership, proactive strata councils, healthy contingency reserve funds, and a clear maintenance history. Others may look appealing on the surface but have deferred repairs, low reserves, or upcoming projects that could affect owners financially.

The key is not to avoid older condo buildings. The key is to understand what you are buying.

Review the Strata Documents Carefully

When buying a condo in British Columbia, the strata documents matter. These documents help you understand how the building is managed, what issues have come up, and what expenses may be ahead.

Important documents to review include:

• Form B Information Certificate
• Current budget
• Strata meeting minutes
• Annual general meeting minutes
• Depreciation report
• Insurance summary
• Bylaws and rules
• Financial statements
• Contingency reserve fund balance
• Any approved or proposed special levies

The Form B is especially important because it discloses key information such as monthly strata fees, the contingency reserve fund balance, approved special levies, parking and storage details, insurance information, and other matters connected to the strata lot and strata corporation.

Look Beyond the Strata Fee

A lower strata fee can look attractive, but it is not always a sign of better value.

In an older building, a very low strata fee may mean the strata is not saving enough for future repairs. That can lead to larger increases later or special levies when major work becomes necessary.

On the other hand, a higher strata fee may be reasonable if it supports proper maintenance, insurance, building operations, and long-term reserve contributions.

Buyers should ask:

• What does the strata fee include?
• Has the fee increased gradually or suddenly?
• Is the building contributing enough to the contingency reserve fund?
• Are major repairs already planned?
• Are owners repeatedly voting down important maintenance?

The goal is not always to find the lowest monthly cost. The goal is to understand whether the monthly cost reflects responsible building management.

Pay Attention to the Contingency Reserve Fund

The contingency reserve fund, often called the CRF, is used for expenses that do not happen every year, such as roof replacement, elevator work, exterior repairs, or other major building projects.

For older condo buildings, the CRF becomes especially important because more building components may be closer to the end of their expected life.

A strong CRF does not guarantee that there will never be a special levy. However, it can show that the strata has been planning ahead. A low CRF does not always mean the building is a bad purchase, but it should lead to more questions.

Buyers should compare the CRF balance with the depreciation report and upcoming repair schedule.

Understand the Depreciation Report

The depreciation report is one of the most useful tools when reviewing an older condo building. It outlines major building components, estimated repair or replacement timelines, and projected costs.

This report can help buyers understand what may be coming over the next several years. For example, if the roof, windows, balconies, plumbing, parkade membrane, or elevator systems are nearing major repair cycles, buyers should know that before removing conditions.

The report should not be read as a guarantee. It is a planning document. However, it can provide valuable insight into whether the strata is preparing for future costs or simply reacting as problems arise.

Watch for Deferred Maintenance

Deferred maintenance means repairs or updates have been delayed. This can happen for many reasons. Sometimes owners want to keep strata fees low. Sometimes a council has not had enough information. Sometimes projects have been discussed for years but never approved.

Signs of deferred maintenance may include:

• Repeated discussion of the same repair issues in minutes
• Water ingress concerns
• Aging balconies or exterior cladding
• Elevator problems
• Plumbing issues
• Roof concerns
• Low reserve funds compared to upcoming projects
• Special levies that are discussed but not approved
• Insurance concerns or rising deductibles

These items do not automatically mean you should walk away. However, they should be reviewed carefully with your REALTOR®, inspector, lender, and other professionals when needed.

Consider Insurance and Deductibles

Insurance has become an important issue for many strata properties. Buyers should review the strata corporation’s insurance summary and pay attention to deductibles, coverage, and any claims history discussed in the minutes.

Higher deductibles can affect owners if there is a claim. Buyers should also speak with an insurance provider about their own condo insurance, including deductible coverage.

This is especially important in older condo buildings where plumbing, roofing, or water-related issues may appear more often in the minutes.

Older Buildings Can Offer Real Advantages

While buyers need to be careful, older condo buildings can also offer meaningful benefits.

Many older condos have larger floor plans than newer buildings. They may have more storage, wider rooms, better separation between living spaces, and locations closer to established amenities.

In Greater Victoria, some older condo buildings are in excellent neighbourhoods where newer construction may be limited or significantly more expensive.

For buyers who value space, walkability, and location, an older building may be worth serious consideration.

The Building Matters as Much as the Unit

A beautifully updated condo can still be a risky purchase if the building has major unresolved issues. At the same time, a dated unit in a well-managed building may offer strong long-term potential.

Buyers should look at both layers:

• The condition and layout of the unit
• The financial and physical condition of the building

Cosmetic updates are easy to see. Building management takes more work to understand.

That extra review can make the difference between a confident purchase and an expensive surprise.

Questions Buyers Should Ask Before Buying

Before purchasing in an older condo building, buyers should ask:

• What major work has already been completed?
• What major work is coming next?
• Is the depreciation report current?
• Does the strata appear to follow the depreciation report?
• How much is in the contingency reserve fund?
• Have there been recent special levies?
• Are there any lawsuits, claims, or unresolved disputes?
• Are there repeated maintenance issues in the minutes?
• Are there rental, pet, age, or renovation restrictions?
• Does the building fit your lifestyle and long-term plans?

These questions help buyers move past surface-level impressions and make a more informed decision.

Final Thoughts

Older condo buildings should not be dismissed automatically. Some offer excellent space, central locations, and strong long-term value. However, they require a closer look.

For buyers, the goal is to understand the full picture before making a decision. That means reviewing the strata documents, asking the right questions, and looking carefully at both the unit and the building.

A condo is not just four walls. It is a shared building, a shared budget, and a shared responsibility.

If you are considering buying a condo in Greater Victoria and want help reviewing the right details before making an offer, contact Faber Real Estate Group for advice and information.

Lorraine P., 5-Star Review, via Google

“I would not dream of ever using a realtor other than Cal. Apart from the fact that he is was exceptionally knowledgable and resourceful, he was also honest, truthful and always acted in my best interest while at the same time treating all parties with dignity and respect.”

Faber Real Estate Group
Royal LePage Coast Capital Realty
📞 250-244-3430
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ℹ️ Cal Faber Personal Real Estate Corporation
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