Common areas—parkades, hallways, elevators and amenity rooms—are the shared heart of a strata complex. Under BC law, the strata corporation must repair and maintain common property and assets. Proactive maintenance not only meets legal obligations but also helps strata corporations satisfy home warranty insurance requirements and prevent premature aging of buildings. Here’s how to build a preventive maintenance plan that keeps your common areas safe, reliable and cost‑effective.
Why Maintenance Matters
Ignoring maintenance is expensive. Uninspected electrical panels, failing emergency lights and worn wiring can lead to outages, fires, or insurance claims. When you have an electrical operating permit, an FSR supervises maintenance and inspections. This means you can perform regular maintenance without multiple installation permits, and you’ll have a clear record of all work performed.
Key Components of a Maintenance Plan
1. Asset Inventory – List all common‑area electrical components: main switchboards, distribution panels, parkade lighting, emergency lighting, exit signs, fire‑alarm systems and EV infrastructure.
2. Inspection Schedule – Set up daily, monthly and annual checks. For example: monthly testing of emergency lights and GFCI outlets; annual infrared scans or thermal imaging on switchgear; periodic replacement of aging fixtures.
3. Record Keeping – Keep a log book of inspections, load calculations and alterations. Under an operating permit, appropriate records must be maintained and available to Technical Safety BC safety officers.
4.Budget & Prioritization – Estimate repair/replacement costs and prioritise based on safety and regulatory requirements. Setting aside a contingency fund ensures you can respond to emergencies.
5.Communication & Training – Inform residents about upcoming maintenance, and train strata council or facility staff to recognise hazards
Steps to Create Your Plan
Assess the Current State – Conduct a walkthrough with a licensed electrician or FSR to identify existing deficiencies and code violations.
Determine Regulatory Requirements – Confirm whether you need an operating permit. Ensure all electrical work is done under proper permits.
Develop a Maintenance Calendar – Schedule regular inspections (quarterly, annual, etc.) with reminders.
Create a Log Book – Document all inspections, repairs, and load calculations. Include photographs for reference.
Review & Update – Each year, review the plan and update it based on equipment age, upgrades (e.g., EV chargers), and new regulations.