The following is my personal understanding of “leaky condos”.  

Leaky condos are typically described as apartment or town-home buildings that were built between 1982 and 2002. (I have heard people refer to earlier end dates, but my understanding is that 2002 was the year that the building code changed , and the Rain Screening solved the majority of water ingress problems). 

The leaky condo era began in or around 1982, when the building code changed to a much more energy efficient one.  Buildings were wrapped tight in plastic sheeting, and other measures were taken, so that there was limited air exchange between the exterior and interior of buildings, leading to less heat loss.

An  unintended side-effect of these changes, was that moisture that entered the buildings envelope did not escape, or dry out due to heat leaving the buildings, as it had under the previous building code.

In addition, exterior water proofing relied on “face sealed”  cladding systems.  Buildings are designed so that the exterior cladding keeps water out.  With a face sealed system,  unless there is excellent construction, excellent maintenance, and no cracks, or gaps in the cladding, history has taught us that water will enter the structure.  Water entered around windows, through cracks, and up beneath flashings.  The rainy west coast proved to be too much of a challenge for many face sealed cladding systems, especially when strata corporations often were not doing the caulking and other required maintenance that would have improved the situation.

Be aware that single family homes built during this time period, can also experience many of the same envelope issues as leaky condos.

Steps that one can take to avoid buying a leaky condo, include the following:

• Be especially careful when looking at buildings built between 1982 – 2002, but also be aware that many of these buildings have been remediated, and have had full “Rain Screen” installed to the current building code.  These remediated buildings can be as good as buildings built after 2002. 

• Use the services of an experienced Realtor who is familiar with construction practices and  building codes, and can identify the signs  a leaky condo. 

• Hire a knowledgeable, licensed building inspector to inspect any prospective purchase. 

• Read strata documents carefully, and if you have questions or concerns, ask pointed questions to the Strata Council, and / or the management company.

Paul Toffoli, mba

Realtor

Toffoli Real Estate Services offers “Concierge Service”.  This is a service where our clients have work that’s required to be done on their home to prepare for sale and we will coordinate with the trades, supervise the trades, ensuring the work gets done in a timely manner.  Our clients of course, pay for the work to be done, but in a busy household with busy lives, it is a very convenient service we do as part of our premium package.  

Do they have a network of professionals to refer?

Another thing that I think is important, is does your realtor has an associated network of professionals; people they can refer you to, whether it's a lawyer or notary, home inspectors, or a landscaper; all those other little things that you may need during the sales process.  Just knowing that your realtor has those people that they can refer to you gives comfort, I think to most clients.

I’m proud to be a member of BNI Chapter in Vancouver, Business Network International.  Having being in this industry as long as I have, I have a huge network of people that I can refer to.  Pretty much anything you’re going to need, I going to be able to help you find someone that I know and trust.   

Communication is Key.

I think one of the biggest things that you need to determine when you’re choosing a realtor is whether or not this is a person that you’re comfortable with.  It’s the biggest purchase you’re probably, likely to make in your lifetime and when you’re selling a property it may well be the biggest asset you’ll ever sell.  You want to make sure you have someone that you trust, that you believe in, and that you can communicate very, very well with.  

I really see myself more as a consultant and an advisor, than I do as a sales person.  My personal style is to be one of listening and working with my clients, rather than selling something to my clients.

I try and bring information to the table and expertise to the table and present it in such a manner that we can create a plan together, that’s going to work, either buying a home or selling a home in order to achieve my client’s goals in the timelines that they want and the manner that they appreciate.