With over a decade of experience in the measurement industry, our journey through the British Columbia real estate landscape has exposed us to a vast array of scenarios. Our extensive comparisons of thousands of actual measured floor plans against the strata plans provided by buildings have revealed a stark reality: property owners are often paying for square footage that is unusable, a fact that typically comes to light when they attempt to sell their property.
The Strata Property Act’s Section 68 outlines that, unless indicated otherwise on the strata plan, the boundary of a strata lot that is adjacent to another strata lot, common property, or different parcel of land is determined by the midpoint between the structural surfaces of walls, floors, or ceilings that separate them. While drafting BOMA certified plans, we rigorously adhere to these guidelines to create accurate representations of numerous condos. Nonetheless, the inability to visualize the interiors of walls or measure adjacent units without being hired to specifically presents a challenge. Our standard procedure is to presume a typical wall thickness (approximately 12”) unless proven otherwise.
A recent incident highlighted this issue when the measurements for a unit were less than the homeowner expected. A thorough examination of our measurements, the strata plan, and the building’s original plans unveiled that the wall shared with a neighboring unit was exceptionally thick at 3 feet 3 inches, likely due to additional structural needs for an elevator shaft. Although the Strata Act allows for half of this wall’s thickness to be included in the saleable square footage, it clearly does not contribute to the livable space within the unit.
Under the same rules, areas with restricted headroom are not considered “livable square footage,” it raises the question of why a purely structural concrete wall should be included in the livable square footage calculation?
Given the current dynamics of the British Columbia Real Estate Market, particularly in high-value areas like downtown Vancouver, the implications of these measurement discrepancies can amount to significant financial differences—potentially millions of dollars per property. This reality underscores the need for lawmakers to re-evaluate the Act’s provisions concerning property measurements. With the real estate market’s rapid evolution and the premium placed on every square foot in urban centers, there’s a growing call for legislation that more accurately reflects the usable space within a property.
Adjustments to the Strata Property Act could ensure a fairer, more transparent process for determining the value of strata lots, ultimately benefiting homeowners and buyers alike by providing a more accurate representation of the livable space they are investing in. These legislative changes would not only align the law more closely with the realities of modern real estate but also promote greater equity and trust in the property market.