BC Leaky Condo Crisis 2026: What Owners and Councils Need to Know Now

The BC Leaky Condo Crisis of the 1980s-1990s affected thousands of buildings across the province, with repair costs exceeding $4 billion. In 2026, many of those repaired buildings are approaching the 25-year mark since their envelope remediation—meaning the repaired systems may now be reaching the end of their expected service life. Understanding this timeline is critical for current owners and strata councils.

Buildings that underwent envelope remediation between 2000 and 2010 are now 16-26 years post-repair. Typical building envelope systems have a service life of 20-30 years, which means many remediated buildings are approaching their second major envelope repair cycle. Strata councils should be planning for this in their depreciation reports and reserve fund contributions.

New building envelope technologies and materials have improved significantly since the leaky condo era. Modern fluid-applied membranes, advanced drainage systems, and improved window and flashing designs provide better performance than the original repairs. However, these systems still require regular maintenance and inspection.

For buildings that have NOT undergone envelope remediation, the situation is urgent. Original building envelopes from the 1980s-1990s are now 30-45 years old—well past their design life. These buildings face significant risk of water intrusion, structural damage, and mould growth. A comprehensive building envelope assessment is essential.

Insurance implications: Buildings with unremediated envelopes face severe insurance challenges. Many insurers will not provide coverage for buildings with known envelope deficiencies. Others require substantial deductibles and exclusions for water damage. Buildings with documented, up-to-date envelope assessments and maintenance programs receive the most favorable terms.

LeakInspections.ca — a division of Anyleak.ca and Leak.ca — provides building envelope assessments for BC strata buildings. Call 604-239-9934 to schedule an assessment. Our reports provide the documentation needed for depreciation reports, insurance renewals, and remediation planning.