Springhill Place · Strata Plan LMS1203 · 140 E. 14th Street, North Vancouver
A plain-language look at the proposed $1,000,000 elevator project — $900,000 as a special levy plus up to $100,000 from the contingency reserve fund — what BC law says about your rights as an owner, realistic cost scenarios, and a ready-to-send email so you can get real answers before you vote. Our position: no documents, no $1M — vote NO until it's documented.
Owners are being asked to approve a $1,000,000 elevator modernization project for both elevators — $900,000 as a one-time special levy plus up to $100,000 from the contingency reserve fund (the CRF share needs no separate vote inside this resolution; any surplus goes back to the CRF). Spread across 48 residential lots (lots 2–49) by unit entitlement, the levy share works out to about $15,600–$16,400 for typical one-bedroom suites and up to about $28,200 for the largest units (table total $899,999.96 from rounding), payable in four equal instalments Jan 1 / May 1 / Aug 1 / Nov 1, 2027, without late penalty if paid on those dates.
This is a special levy under BC's Strata Property Act — a one-time charge, separate from monthly strata fees, for major work outside the annual budget (here paired with CRF funds). It requires a 3/4 vote of votes cast at the general meeting — abstentions don't count. Once passed, every owner owes their share — including anyone who voted against it or didn't attend. Note this comes months after a separate $100,000 special levy approved Feb 23, 2026 (convenience due date Aug 1, 2026).
Under Strata Property Act s.108, a special levy allocated by unit entitlement needs 3/4 of the votes cast at the meeting — abstentions don't count. It doesn't pass on a simple majority. Sources: SPA s.108, BC Gov special levies guide.
The strata corporation is legally required to keep, and make available to owners, any engineer's report or major-component report a repair decision is based on — not just the total dollar figure. Ask for the Gunn Consulting report and the itemized bid in writing.
Under s.108, a special levy resolution must state the purpose, the total amount, the method of calculating each lot's share, the exact amount each lot pays, and the payment date(s). Levy money is purpose-locked and separately accounted; surplus over $100 per owner must be refunded. A vague resolution can be challenged later at the Civil Resolution Tribunal.
Under SPA s.111 a strata corporation can borrow from a bank or credit union with the same 3/4 vote — the corporation borrows, not you personally, secured against its right to collect fees/levies (it cannot mortgage common property, s.81). Practical terms in BC: typically 5–15 year terms (some lenders 1–10), rates around commercial-mortgage levels, often cited as prime +1–3% — higher than a home mortgage because the loan is unsecured. No owner passes a credit check; the lender underwrites the strata (reserves, arrears, budget, insurance, collection/lien power). Specialty lenders exist (e.g. firms doing strata-only lending since the 1990s); your manager/broker names the active ones and the term sheet should be in the meeting notice. Hybrids are common: owners who can pay upfront do, the rest is financed. Illustration only at 7% on the $900,000 levy share: 10 years ≈ $10,450/mo building-wide (~$190/mo typical 1-bed, ~$328/mo largest) with ~$354K lifetime interest; 15 years ≈ $8,090/mo (~$147/mo 1-bed, ~$254/mo largest) with ~$556K interest. Demand the lender's term sheet — rate, term, fees, total cost — before any borrowing vote.
If the levy passes, an unpaid share can result in a lien registered against the unit's title — plus a $50/month fine and 10% compound annual interest under this resolution. If cost is a genuine hardship for you, raise the financing/longer-timeline question before the vote — not after.
This is general information about BC strata law, not legal advice for your specific situation. For anything that could affect your vote or your unit specifically, a strata lawyer can confirm how it applies here.
Only owners can vote — but most people living in this building are tenants, and an approved levy reaches tenants in three concrete ways. That is why we are asking tenants to forward this page to their landlord today.
A landlord cannot simply add a $16,000 levy to your rent. But a landlord who pays a strata special levy for an elevator modernization can apply to the Residential Tenancy Branch for an Additional Rent Increase for Eligible Capital Expenditures (RTB-52). Elevator work is a named example of qualifying work. If approved, the increase is roughly the landlord's levy share ÷ 120 months (10-year amortization), capped at 3% per year up to 9% over 3 years on top of normal guideline increases — and you get a hearing where you can dispute it. Illustration only: a $16,328 share ÷ 120 ≈ ~$136/mo if the full amount were approved. Not automatic, not guaranteed — but it is the lawful path from levy to rent.
A $15,600–$28,200 levy share (even spread over four 2027 instalments) pushes some investor-owners toward selling. A sale means showings, uncertainty, and possibly an own-use eviction with a new owner — with the next tenancy re-rented at any price. If you enjoy below-market rent here, helping your landlord avoid a surprise bill helps you stay housed.
Tenants may attend general meetings unless voted out, and speak if the chair permits. An owner can also name their tenant as proxy (SPA s.56 — must attend in person), assign voting rights in writing (s.147), and long-term tenants on 3+ year leases hold owner powers for the term (s.148). Most landlords here don't live in the building — your email may be the only briefing they read. Also check your lease length: long-term tenants can owe levies due within the lease term.
What to do as a tenant: (1) send your landlord the link to this page today; (2) ask them to email Petra the six questions in Email template before September 21; (3) if you have a good relationship, ask whether they will name you as their proxy so their vote is cast by someone who lives with the outcome.
General information only, not legal or tenancy advice. Rent-increase rules: BC Gov “Additional rent increase for capital expenditures” and RTB forms RTB-52/53; tenancy rules: Residential Tenancy Act; strata voting: SPA ss.54–56, 147–148.
Elevator "modernization" isn't one fixed thing — it's a menu of possible scopes, from a minor sensor swap to a full teardown. These are general 2026 North-American industry ballparks (parts + labour), not quotes for this building's equipment and not adjusted for this building's 14 stops, Vancouver labour rates, code-triggered add-ons, or the consultant / project-management / 10% contingency / 1% admin fees bundled into the $1M total:
| Scope (per elevator) | What it covers | CAD range |
|---|---|---|
| Door protection, basic | Modern 2D infrared door sensor | $3,000–$5,000 |
| Door protection, full 3D | Current-code infrared detection system | $25,000–$35,000 |
| Door operator | Motor, car-top controller, clutch | $4,500–$11,000 |
| Governor / safety devices | Mandatory periodic test + parts if needed | $2,500–$15,000 |
| Wiring / traveling cables | Rewire without touching the controller | $6,000–$18,000 |
| Motor / machine only | Rebuild or swap, keeping the controller | $12,000–$30,000 |
| Cab interior refresh | Walls, flooring, lighting — cosmetic | $11,000–$30,000 |
| Hoistway doors, all landings | Refurbish tracks/rollers across 14 stops | $20,000–$55,000 |
| Controller only | New logic, selector, call stations | $65,000–$95,000 |
| Controller + wiring | The common "make it reliable" package | $85,000–$130,000 |
| Full modernization | Complete teardown and rebuild | $200,000–$350,000+ |
Two full modernizations by these benchmarks land around $400,000–$700,000 total — below the $900,000 levy alone, and further below the $1,000,000 project total, before site-specific extras (14 stops, machine-room conditions, seismic/code work). The single fact that decides which row applies here is whether the current controller's make/model is still parts-supported. Ask in writing for the controller make/model, written parts-availability confirmation, and an itemized quote on these same line items so owners can see what is mandatory versus discretionary. Examples from the levy table: smallest shares ~$15,606 (669 entitlement, lots 9/14/19); typical one-beds ~$16,329 (700 entitlement); largest $28,248.92 (lot 48 / 1202, 1211 entitlement).
Instead of approving $1M before the scope and contractor are known, we propose the meeting do this in two steps:
| Borrowed | Term | Building / month | Typical 1-bed / month | Largest unit / month | Lifetime interest |
|---|---|---|---|---|---|
| $500,000 | 15 years | ~$4,494 | ~$82 | ~$141 | ~$309,000 |
Illustration only at 7% (smallest units ~$78/mo, larger 2-beds ~$108/mo; total repaid ~$809,000). The real rate, term, and fees come from the lender's term sheet — demand it before any borrowing vote. Compare: a $500,000 levy billed directly would demand roughly $9,000+ at once from a typical 1-bed versus ~$82/mo financed. If the inspection says honest repair costs far less, the loan shrinks with it — that is the point of step 1.
How to move this on September 21: vote NO on the undocumented $1M, then move to (a) postpone pending the three independent reports, or (b) amend toward the inspected scope with strata-loan financing. Wording matters — confirm motions with a strata lawyer and the chair before the meeting.
Copy this, add your name and unit number, and send it to the managing agent as soon as possible — the earlier you ask, the more time there is for a real answer before the vote.
That is exactly the case for a strata loan: the corporation borrows the whole amount (e.g. $900,000 after the $100K CRF share) and repays through monthly fees — no owner takes a personal loan or passes a credit check. Illustratively, a financed $900K at 7% costs a typical 1-bed roughly $147–190/mo over 15–10 years instead of $4,082 every few months in 2027 (largest unit roughly $254–328/mo). The price is lifetime interest (hundreds of thousands building-wide) and lender covenants — and borrowing itself needs a 3/4 vote with the term sheet disclosed. Raise it as an amendment before the vote; after a lump-sum levy passes, an unpaid share risks a lien plus $50/month and 10% compound interest.
The levy doesn't proceed as written. Council can revise the scope or cost and bring a new resolution to a future meeting. For repairs tied specifically to safety, the strata can apply to the BC Supreme Court for approval if the vote gets a majority but falls short of 3/4 — but that's a narrow, court-supervised exception, not a routine fallback.
Yes — check the timing rule. The seller owes the portion payable before the conveyance date and the buyer owes the portion payable on or after it. With four 2027 instalments, a 2026 sale lands differently than a mid-2027 sale. Flag this to your realtor or lawyer and address it in the contract.
No — not directly. A strata levy is owner-paid. A landlord can only raise rent above the guideline by applying to the RTB for an Additional Rent Increase for Eligible Capital Expenditures, proving the work qualifies, and winning at a hearing where you can dispute it. Any approved amount is amortized (roughly ÷120 months) and capped. If you get an unusual increase notice, don't sign anything under pressure — pay under protest in writing and seek advice.
Possibly. Tenants on a 3+ year lease to the same person take on owner powers and duties for the term (SPA s.148), including strata fees and levies due within the lease — and owners can also assign voting rights to tenants in writing (s.147). Check your lease length and ask your landlord, in writing, who pays and who votes.
Forward this page to your landlord today with one line: “Please read this before Sept 21.” Most landlords here don't live in the building — your message may be the only briefing they get. If you trust each other, offer to attend as their proxy.
We urge a NO vote until the paperwork is circulated — the engineering report, the bid count and scoring, and the itemized scope showing what is mandatory versus discretionary. With those in hand, vote your judgment. A NO vote on an undocumented $1M simply sends it back for a documented proposal; it is not a claim against any person.
No. This page exists to help owners ask informed questions before a large, binding vote — not to accuse anyone of anything. The council may well have solid answers to all of the above. The point is that owners are entitled to see them before voting, not after.
No. This is general information based on publicly available sources about BC strata law and general elevator-industry cost data. For anything specific to your unit or your finances, a strata lawyer or financial advisor can give you an answer tailored to your situation.