Frequently Asked Questions
We use the cash-basis method of accounting and maintain separate operating and contingency accounts for each strata corporation to ensure transparency and accuracy.
Yes. We offer specialized support for developers and new-build stratas, providing guidance during the planning stages, formation of the strata corporation, and transition to council once the project is complete.
Yes. Through our secure online portal, strata corporations have 24/7 access to key documents including minutes, financial reports, bylaws, forms, and other essential records.
Yes. We manage annual insurance renewals and support the council and owners through the claims process by working closely with brokers, adjusters, and contractors.
We coordinate building and property maintenance in alignment with the approved operating budget and the direction of the Strata Council. This includes screening and hiring qualified contractors, and coordinating quotes.
Our licensed Strata Managers:
• Communicate with council and owners
• Attend council meetings, AGMs, and SGMs
• Assist with the enforcement of bylaws and rules
• Manage annual operating budgets and financial oversight
• Coordinate contractors and maintenance work
• Assist with insurance renewals and support claims
• Provide guidance on governance and best practices
The Strata Council is responsible for all executive decision-making under the Strata Property Act. The Strata Manager supports the council by carrying out its instructions, coordinating operations, and ensuring the strata runs smoothly.
We manage a wide range of strata corporations, including condominiums, townhomes, bare-land stratas, sectioned stratas, and both established and newly developed properties.
Pemberton Holmes maintains an operating and contingency account for each strata property and maintains the financials for each strata corporation using cash basis of accounting.
Yes, depreciation report and capital expense project assistance is available as required.
Yes, Strata Corporation documents, minutes, and information is available 24 hours a day for Owners through our client login page.
The Strata Manager oversees the annual renewal of the insurance policy and works with the insurance broker and adjusters for any insurance claims.
The Strata Manager coordinates building and grounds maintenance according to the operating budget and with the instruction from the Strata Council. The Strata Manager will screen, qualify, and hire independent contractors as required by the Strata Council.
Our strata management company and strata managers are legally obligated to protect and promote the clients’ interests. The Strata Manager communicates directly with the Strata Council and Owners, attends and coordinates Strata Council Meetings and Annual / Special General Meetings, assists in the enforcement of the Corporation bylaws and rules, completes on-site inspections of the property and books to establish the overall physical and financial state.
The Strata Council shall remain in control of all decisions as the executive of the strata council while Pemberton Holmes does the management footwork. Our objective is to present Council all the available options, make recommendations based on our professional experience and execute the management tasks according to the instructions received from Council.
The strata corporation is responsible for managing and maintaining the common property and common assets of the strata corporation for the benefit of the owners. Subject to the Strata Property Act (section 4 and 26), the regulations and the bylaws, the Council exercises powers and performs duties of Strata Corporation, including the enforcement of bylaws and rules.
Our Pemberton Holmes Strata Office is open 9am-5pm on business days. Strata Managers often participate in evening meetings to accommodate the schedules of the Strata Council members and Owners for Council Meetings and Annual / Special General Meetings. 24 hour emergency response is also available for Owners and Tenants.
Pemberton Holmes Ltd. has been serving Vancouver Island since 1887, and remains family owned and operated six generations later. Services offered include Real Estates, Residential Property Management, Strata Property Management, and Commercial Management.
Yes, our Strata Management portfolio consists of new construction and established corporations. We have developments planned for the future that will be under our management a year or more in the future.
It is best to make contact before initiating the project. A property that is set up well is easier to manage. We can provide input with budgeting, strata plan (designation of areas as Common Property or Limited Common Property for example), bylaw considerations, and other areas/questions that come up as the project is underway. Having open communication and smooth transfer from developer to owner is beneficial for all parties involved!
Our Strata Division currently services the Greater Victoria area to include, Sidney, Saanich, Victoria, View Royal, Langford, Colwood, Sooke, Bear Mountain, Malahat, Shawnigan, Duncan, and Cowichan Bay.
Our Strata Management Portfolio consists of various types of Strata Corporations including Condos, Town Homes, Heritage Buildings, and Single Family Homes / Lots on Bare Land. We manage Residential and Commercial properties, Sectioned Stratas and Types Stratas that are established or new construction.