Suite Renovations

Your Strata Council reminds you of the following obligations if you plan to perform renovations in your suite:

• Submit a written request to your strata  council

via email or normal postal service to the strata council. It would be advisable to do this at least one month before work begins. Include plans and a detailed explanation of the project.

• Do your research

Find out what city by-laws and regulations apply, find out which permits you require (if any) and how to obtain them.  Visit City Hall, or their website.

• Obtain a building permit !!!

.....as required from City Hall.  Strata council will request a final inspection and verification renovations have passed city inspection, as well as a copy of valid occupancy permit provided by the city after the work is complete.

• Obtain additional permits

.....as required for electrical and plumbing work.  Licensed, qualified, insured trades people or companied must complete this scope of work.

• Make arrangements with the building manger

.....in advance when building material, furniture, appliances or other large items are delivered, use the loading bay at the back of the building, and have an elevator prepared to prevent damage.

• Use a junk removal service

.....to dispose of construction waste.  DO NOT use the buildings garbage room.  Building garbage service is contracted for residential disposal of normal, everyday garbage.

Failure to follow these guidelines may be subject to fines, liable for damage and you could be obligated to return your suite to its original condition if you are found to be in violation of city or building By-laws as detailed below.

Strata corporation LMS2586 "Fortune House" By-Law

2.3.    Use of Property

2.3.4   An owner, tenant or occupant shall not:

(m) make or cause to be made any structural alteration to his strata lot, or paint, decorate, or add to or remove any structure form the exterior of the building or the strata lot or add to or alter the wiring, plumbing, piping, or other services on his strata lot, or within any bearing or party wall or the common property without first obtaining the written consent of the strata council;

 

2.5. Obtain Approval before Altering Strata Lot

2.5.1   an owner must obtain the written approval of the strata corporation before making an alteration to a strata lot that involves any of the following:

(a)  the structure of a building;

(b)  the exterior of a building;

(c)  chimneys, stairs, balconies or other things attached to the exterior of a building;

(d)  doors, windows or skylights on the exterior of a building, or that front on the common property;

(e)  fences, railings or similar structures that enclose a patio, balcony or yard;

(f)  common property located within the boundaries of a strata lot; wiring, plumbing, piping or other services;

(g)  those parts of the strata lot which the strata corporation must insure under section 149 of the Act; and(i)   the exterior appearance of the strata lot and its balcony or the building, including but not limited to the painting of exterior parts of the building, or the attachment of sun screens or green houses.

 

2.5.2  The strata corporation must not unreasonably withhold its approval under subsection (2.5.1), but may require as a condition of its approval that the owner agree, in writing, to take responsibility for any expenses relating to the alteration.

 

2.5.3   This section does not apply to a strata lot in a bare land strata plan.

 

2.5.4   Owners wishing to install any type of flooring (i.e. laminate, wood or tile), must first make a request to Council.  Consent will be contingent on the proposed installation of flooring having been acoustically engineered to minimize any potential noise nuisance.  The underlay for the flooring must installed with a minimum rating of IIC71, STC73.  Manufacturer’s specs must be provided.  Once the flooring has been installed, Owners are responsible for minimizing noise transference from their suites including the placement of area rugs as required.  No bare or concrete floors are allowed.  This bylaw does not apply to the commercial units on the ground floor.

2.5.5   Contractor hours of operations are confined to between the hours of 8:00 a.m. and 5:00 p.m., Monday to Friday only.  No weekend renovation work is permitted.  Notification must be provided to the strata corporation by the strata lot owner of any contractor's plans and purpose and for permission for elevator use, protection and padding. All contractors must retain a minimum liability coverage of $2 million. All refuse must be removed offsite and not placed in the strata corporation garbage bins. Any weekend work must be approved in advance by the Strata Council.

 

2.5.6 Conversion of one bedroom units to two bedroom units is not allowed.

 

In addition to Strata Council approval, the City of Vancouver requires Building permits and applicable trade permits to:

• remove interior walls and partitions,
• construct a new interior wall or partition,
• relocate or install new electrical, gas and plumbing lines (including moving a kitchen sink or adding a dishwasher),
• remove a portion of a wall to install a door or create an archway,
• replace the drain, waste and vent piping or the water distribution system, and
• upgrade, replace or install a new fire alarm system or sprinkler system.