A townhouse can offer more space, privacy and flexibility than a condo, often at a lower price than a detached home. But in Metro Vancouver’s more selective 2026 market, buyers need to look beyond attractive staging, fresh paint and a desirable address.

As of June 2026, the benchmark price of a Metro Vancouver townhouse was approximately $1,046,200, down 5% from June 2025. At the same time, townhouse sales increased 11.4% year over year. That means demand has not disappeared, but buyers have more reason to compare properties carefully and negotiate based on the facts.

Here are six warning signs that deserve a closer look before you remove subjects or commit to a purchase.

1. Strata Fees That Do Not Match the Property

A strata fee above $600 per month is not automatically excessive. The more important question is what the fee covers.

Higher fees may be reasonable when they include utilities, extensive landscaping, insurance, on-site management or costly shared amenities. Conversely, a lower monthly fee is not necessarily a bargain if the strata is postponing maintenance or contributing too little toward future repairs.

Compare the monthly fee with similar townhouse complexes, review recent fee increases and determine whether the operating budget realistically covers the property’s needs.

Every B.C. strata corporation must maintain a Contingency Reserve Fund for expenses that occur less frequently than once a year. Since November 1, 2023, strata corporations have also been required to contribute at least 10% of their annual operating fund to the CRF, although that minimum alone may not be enough for an aging complex with major work approaching.

2. A Layout That Limits Everyday Living

Three-storey townhomes are common throughout Metro Vancouver, particularly where land is expensive. They are not inherently poor investments, but buyers should consider how the layout will work for different households.

A home with the kitchen and living space on one level, bedrooms above and a garage below may involve several flights of stairs each day. The absence of a powder room on the main living level can also be inconvenient for families, older buyers, guests and anyone with mobility limitations.

Rather than assuming the layout will reduce resale value, compare it with competing townhomes in the same neighbourhood. Ask whether the floor plan feels functional, whether the staircases are unusually steep and whether the home will appeal to the likely future buyer demographic.

3. Unresolved Building-Envelope Concerns

Many Lower Mainland multi-unit residential buildings constructed during the late 1980s and 1990s warrant careful building-envelope due diligence because this period is associated with British Columbia’s well-documented leaky-condo crisis.

However, construction year alone does not prove that a building has an envelope defect. Not every building from this period experienced failure, and many affected properties have since undergone substantial or complete remediation.

Look for records of water intrusion, exterior-wall repairs, window replacement, balcony remediation, roofing work and rainscreen installation. Confirm whether repairs were comprehensive or only addressed isolated areas.

A building that has completed a professionally designed envelope rehabilitation may be less risky than a newer property with unresolved moisture problems. Review engineering reports, warranties, permits, meeting minutes and the depreciation report rather than judging the complex by its construction year alone.

4. Parking That Does Not Fit Real Life

Parking can have a significant effect on convenience and future marketability, especially in suburban townhouse communities where many households own more than one vehicle.

Potential concerns include:

• Tandem parking that requires one vehicle to be moved to access the other

• A garage that is too narrow for modern vehicles

• Limited driveway space

• Restricted street parking

• Little or no visitor parking

• Insufficient electric-vehicle charging capacity

Do not rely only on the listing description. Park your own vehicle in the garage, open the doors fully, test the turning radius and visit the complex during the evening when resident and visitor parking is most heavily used.

A tandem garage may work perfectly for one household and be a deal-breaker for another. The issue is whether the configuration matches your needs and how it compares with other homes at the same price.

5. Pet Bylaws That Shrink Your Options

B.C. strata corporations may restrict the number, size or type of pets permitted, and some may prohibit most pets altogether, subject to legal exemptions.

These rules matter even when you do not currently own an animal. A restrictive pet bylaw can limit your future lifestyle choices and reduce the number of pet-owning buyers or tenants interested in the property.

Read the registered bylaws instead of relying on the listing remarks.

Confirm:

• How many pets are allowed

• Whether there are size or weight limits

• Which breeds or animal types are restricted

• Whether council approval is required

• Whether existing pets are protected under legacy provisions

B.C. no longer permits general residential rental-restriction bylaws, but stratas may still regulate pets and may prohibit or limit short-term rentals.

6. Litigation, Insurance Problems or Major Repairs Ahead

Active litigation is not automatically a reason to walk away, but it should never be ignored.

The seriousness depends on the nature of the dispute, the amount being claimed, available insurance coverage, legal expenses and the likelihood that owners will be required to contribute additional money.

Other financial warning signs include:

• Repeated special levies

• Large insurance deductibles

• Difficulty obtaining full insurance coverage

• Unfunded building-envelope, roofing or drainage work

• A pattern of emergency repairs

• Major projects repeatedly postponed by owners

Lenders and insurers may request additional information when a strata faces significant litigation, insurance issues or major unfunded repairs. Obtain professional legal and financing advice before removing subjects.

The Strata Document Check Buyers Should Complete

Forty minutes may help you spot obvious issues, but a proper strata review should not be treated as a race. The documents can reveal financial, maintenance and governance concerns that are not visible during a showing.

Review the Form B

A Form B Information Certificate provides important information about the strata lot and corporation. Depending on the circumstances, it can include monthly strata fees, money owing, approved special levies, parking and storage allocations, insurance information and other prescribed disclosures. The most recent depreciation report, when one exists, must be attached.

Do not rely on the Form B alone. It is only one part of the due-diligence package.

Read the Depreciation Report

B.C. has strengthened its depreciation-report requirements, and applicable strata corporations are generally required to obtain a new report at least every five years. These reports help identify major common-property components, their estimated remaining life and projected repair or replacement costs.

Compare the anticipated projects with:

• The CRF balance

• Planned annual contributions

• Previously approved levies

• The age and condition of the complex

• Recent engineering recommendations

There is no reliable universal formula stating that a special levy will occur within two years whenever projected work is twice the CRF balance. Timing depends on the project schedule, annual contributions, financing decisions, insurance proceeds and votes by the owners.

Examine Minutes and Financial Statements

Review at least two years of council minutes, annual general meeting minutes, special general meeting minutes, budgets and financial statements whenever available.

Watch for repeated references to leaks, drainage, mould, foundation movement, plumbing failures, insurance claims, owner disputes, legal advice or repairs that continue to be deferred.

One isolated complaint may not be significant. A recurring pattern can be far more revealing.

Read the Bylaws and Visit Twice

Confirm the rules concerning pets, parking, renovations, barbecues, smoking, electric-vehicle charging and short-term rentals.

Visit once during the day and again in the evening. Listen for road noise, observe parking demand, check exterior maintenance and look at how residents actually use the common property.

The Bottom Line

The goal is not to avoid every townhome with a high fee, an older construction date, a tandem garage or an imperfect floor plan. The goal is to understand the risk, determine whether it is already reflected in the price and compare the property with better alternatives.

For buyers, careful due diligence can protect you from unexpected levies, financing complications and a home that becomes difficult to resell.

For sellers, identifying these objections before listing allows you to gather the right records, explain completed upgrades and position the property more effectively.

Thinking about buying or selling a townhouse in Vancouver, North Vancouver, Burnaby, Coquitlam, Port Moody or another Metro Vancouver community? Contact me for a detailed townhouse comparison and strata-document review strategy before you make your next move.

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Disclaimer:

The information provided is intended solely for general guidance and informational purposes in the context of real estate transactions. I am a licensed real estate professional and not a tax advisor, accountant, or legal professional. As such, I do not provide tax, legal, or accounting advice.

Any discussions regarding tax implications, financial outcomes, or regulatory matters are based on general knowledge and should not be interpreted as professional tax or legal advice. Tax laws and regulations are complex and subject to change, and their application may vary depending on individual circumstances.

Clients are strongly encouraged to consult with a qualified tax professional, accountant, or legal advisor to obtain advice tailored to their specific financial and tax situation before making any decisions that may have tax or legal consequences.

By relying on information provided by me,  you acknowledge that I am acting solely in my capacity as a real estate professional to help guide you through the real estate process, and that all tax-related or legal determinations should be verified with the appropriate licensed professionals.

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