Financial
$18per strata lot / month
- Fee collection, PAD and arrears follow-up
- Monthly financial statements by the 15th
- Payables, GST and year-end package
- Form B and Form F issuance
- Budget preparation support
Strata & rental management · Metro Vancouver
Your building, well kept — and every request answered.
Harbourline manages 140 strata corporations and rental buildings from Tsawwassen to Port Moody. One named manager per building, a 24/7 emergency line that a person answers, and a request system that tells you exactly where your issue went.
BCFSA-licensed brokerage
Proposals within 5 business days
35 staff, all in-house
140Strata corporations and rental buildings under management
9,600Homes — from 8-unit townhouse complexes to 300-unit towers
3.4hMedian first response on routine requests, last 12 months
11minAverage emergency callback, nights and weekends included
5daysFrom first call to a written management proposal
Find your way in
Three kinds of people call us. Each gets their own door.
Live here, own here, or rent here
Whether you own a unit, rent one, or own several as investments, everything you need for day-to-day life in a Harbourline building starts here. Requests are logged with a reference number and you'll get updates by email or text — no chasing.
- Report a repairIn-suite or common area, with photos. Tracked to completion.
- Book a moveElevator pads, Form B, move-in fees and timing rules.
- Strata fees & PADPre-authorized debit, statements, special levies.
- Bylaws & complaintsRead your bylaws. File a written complaint to council.
- Fobs, parking, storageReplacement fobs, visitor passes, locker waitlists.
- Insurance & Form FCertificates of insurance, Form B/F for sales.
Strata councils — current and prospective
Volunteer councils carry real legal responsibility. We do the paperwork, the vendor wrangling and the AGM logistics, so council meetings are about decisions rather than chasing invoices. Thinking about switching managers? We'll send a written proposal within five business days.
- Management proposalFee, scope and transition plan in writing, within 5 business days.
- AGM timelineWhat happens in the 12 weeks before your annual general meeting.
- Budgets & reservesOperating budget, CRF and depreciation reports explained.
- Council portalApprovals, financials and minutes in one place, any device.
- Service tiersWhat's in each agreement — and what isn't.
- Talk to a principalA 20-minute call with a licensed managing broker.
Trades, contractors and suppliers
We dispatch roughly 1,900 work orders a month across 140 buildings. Approved vendors get clear scopes, a single point of contact per building, and invoices paid on net-30 — on time. Onboarding takes about a week once your documents are in.
Maintenance request
Tell us once. We'll take it from there.
Every request gets a reference number, a triage level and a named person. You'll get an update when it's assigned, when a trade is booked and when it's closed.
Emergency call now · 24/7
Active water leak or flooding, fire or smoke, gas smell, no heat below 10 °C, sewer backup, elevator entrapment, broken entry door or gate.
Urgent within 24 hours
No hot water, one elevator down, garage gate stuck open, a slow leak that's been contained.
Routine within 3 business days
Common-area lighting, fob programming, dryer vents, minor repairs, pest sightings.
Not sure? we'll triage it
Pick this and a coordinator will set the level within one business hour.
What happens after you hit submit
- Reference number by email and text, straight away.
- Your building manager or the on-call coordinator reviews it.
- A vendor is booked; we arrange entry if your unit is affected.
- You'll get a closing note with what was done.
Resident help centre
Most questions have a two-minute answer.
The answers our managers give most often, written down once. Bylaws vary by building — your own bylaws always win.
Bylaws
Where can I read my building's bylaws and rules?
Your building's registered bylaws, rules and the last two years of minutes are in the resident portal under Documents. If you're buying, ask your realtor for a Form B — we produce it within 7 days.
Bylaws
How do I make a noise or bylaw complaint?
Under the Strata Property Act, complaints must be in writing to council. Submitting through our request form under "Noise or bylaw concern" counts — we log it, date it, and put it before council at the next meeting.
Tenants in rental buildings: we handle these directly under your tenancy agreement.
Bylaws
Can I have a pet, or rent out my unit?
Since 2022, BC strata corporations can't restrict rentals of residential units (short-term rental restrictions still apply). Pet limits vary by building — check the "Pets" section of your bylaws, and register your pet with the building manager.
Moving
How do I book the elevator for a move?
Book at least 72 hours ahead through the resident portal or by email to your building manager. Moves run 9 am–5 pm, Monday to Saturday, in 3-hour slots. Elevator pads are installed by the caretaker.
Moving
Is there a move-in fee, and what's a Form K?
Many strata buildings charge a move-in fee (up to $100 under BC rules); check your bylaws. If you're renting, your landlord must give the strata a Form K — Notice of Tenant's Responsibilities — signed by you before you move in.
Access
I lost my fob. How do I get a new one?
Report it straight away so we can deactivate it — use the request form under "Doors, fobs, intercom or security". Replacements are typically $45–$75 depending on the system and are ready for pickup in 2 business days.
Parking
How do visitor parking and storage lockers work?
Visitor parking rules are in your building's rules (most allow 24–72 hours with a dash pass). Extra stalls and lockers are allocated by waitlist — ask to be added through the portal.
Fees
How do I set up pre-authorized payments for strata fees?
Download the PAD form from the portal, attach a void cheque, and email it to accounts@harbourline.ca by the 20th to start the next month. Fees are drawn on the 1st.
Fees
What's a special levy and why am I being charged one?
A special levy is a one-time charge, approved by a 3/4 vote of owners, to pay for something not covered by the operating budget or reserve fund — often a roof, envelope or elevator project. Your share is based on unit entitlement, shown on your statement.
Fees
Can I get a statement or an Information Certificate (Form B)?
Owner statements are available any time in the portal. A Form B for a sale or refinance is ordered online and issued within 7 days, as required by the Act.
Insurance
Do I need my own home insurance in a strata?
Yes. The strata insures the building, but you'll want coverage for your contents, improvements, liability, and the strata deductible — which can be $50,000 or more for water damage. The current certificate of insurance is in the portal.
Renos
Do I need approval to renovate my unit?
Anything touching common property — flooring that affects sound transfer, plumbing, walls, windows — usually needs written council approval first. Submit an alteration request through the portal with drawings; councils typically respond within 30 days.
No answers match that yet. Send us the question and your building manager will reply within one business day.
Didn't find it? Ask your building manager
For strata councils
Request a proposal
Council work, made legible.
Plain-language guides we share with every council we manage — and with any council thinking about a change.
The AGM, week by week
An annual general meeting must be held within two months of fiscal year-end, with at least two weeks' written notice. Here's how we run the twelve weeks leading up to it.
- 12Week 12Fiscal year-end review
Year-end financials closed; we flag variances and anything council should know before budgeting.
- 10Week 10Draft budget with council
Line-by-line operating budget, contribution to the contingency reserve fund, insurance renewal forecast.
- 7Week 7Resolutions & bylaw changes
3/4-vote resolutions drafted and reviewed — special levies, CRF expenditures, bylaw amendments.
- 4Week 4Notice package assembled
Agenda, budget, financials, insurance summary and proxy forms. Electronic attendance set up if bylaws allow.
- 3Week 3Notice sent to owners
Mailed and emailed at least two weeks (plus delivery time) before the meeting.
- AGMMeeting nightWe chair if you'd like
Quorum tracking, voting, minute-taking. Draft minutes to council within 14 days.
Where a typical strata fee goes
Illustrative split for a 120-unit concrete building, 2026 operating budget.
- Insurance31%
- Contingency reserve fund18%
- Utilities16%
- Repairs & maintenance15%
- Caretaker & service contracts12%
- Management & admin8%
The depreciation report
A professional study of every major component — roof, envelope, elevators, boilers — with its remaining life and replacement cost. BC stratas now need one every five years. It tells council how much the reserve fund should hold, and when.
The contingency reserve fund (CRF)
Savings for big, infrequent repairs. Contributions are set at the AGM; we model three funding scenarios from your depreciation report so owners can see the trade-off against future levies.
Services & fees
Clear agreements. No surprise line items.
Every agreement lists exactly what's included, what's billable, and the hourly rate for anything outside scope — before you sign.
Full-service strata
$34per strata lot / month
- Everything in Financial
- One named manager — never more than 14 buildings each
- 24/7 emergency line and on-call coordinator
- Online requests with tracking for every resident
- Council meetings (up to 10/yr) and AGM chaired
- Vendor tendering — three quotes on anything over $5,000
Rental management
6%of monthly rent collected
- Tenant screening and RTA-compliant leases
- Rent collection and monthly owner statements
- Move-in and move-out inspections with photos
- Repairs coordinated, owner approval above $500
- Whole buildings or single condos
A written proposal within 5 business days.
Fee, scope, the manager you'd actually get, and a transition plan from your current firm. If we're late, the first month's management fee is on us.
Fees shown are illustrative for this concept site. Disbursements (postage, printing, after-hours callouts) billed at cost.
Management proposal
Switching managers is easier than councils expect.
Most strata management agreements end with two months' notice. We handle the handover — records, bank accounts, vendor contracts, keys — so owners barely notice.
- Day 1A call with a managing broker
Twenty minutes on what's working, what isn't, and what council wants to change.
- Day 2–3A building walk-through
We see the mechanical room, roof access and parkade — and read your last AGM minutes.
- Day 5Your written proposal
Fee, scope, named manager, and a 60-day transition plan. Yours to share with owners.
“We'd waited three weeks for a quote from another firm. Harbourline's proposal arrived on day four, and it named the person who'd be at our AGM.”
— Council president, 96-unit strata, Coquitlam
Contractors & vendors
Do good work in our buildings. Get paid on time.
We'd rather have twenty reliable trades than two hundred names on a list. Here's what we ask for — and what you get back.
- Insurance and WorkSafeBC
$5M commercial general liability, Harbourline named as additional insured, and a current clearance letter.
- Response standards
Emergency callouts acknowledged within 15 minutes; routine work orders scheduled within 2 business days.
- Net-30, paid on time
Invoices referencing a work order number are approved by the building manager and paid by EFT within 30 days.
- Occupied-building etiquette
Sign in, wear ID, protect floors, and close out every job with photos in the vendor app.
Head office
Core service area
On request
Service area
Close enough to be there in person.
We only take buildings within an hour of our Burnaby office — so managers attend meetings, walk roofs and meet trades on site.
- Vancouver38
- Burnaby27
- Coquitlam & Port Moody17
- Richmond16
- North Vancouver14
- Surrey12
- West Vancouver9
- New Westminster7
How we run a building
Four promises in every agreement.
14
Buildings per manager, max
Industry norm is 20–30. Fewer buildings means your manager knows your boiler room.
1 day
Reply to every email
Owners, tenants and council get a human reply within one business day.
15th
Financials, every month
Statements to council by the 15th — with notes on anything unusual.
3
Quotes over $5,000
Competitive tendering on larger work, and we disclose any vendor relationships.
“Our elevator failed at 11 pm on a Saturday. Someone picked up on the second ring, and a technician was on site by half past midnight.”
“For the first time, our AGM package went out on time and owners actually understood the reserve fund plan.”
“Clear work orders, one contact per building, and invoices paid in 28 days. They're the manager we try to say yes to first.”
Questions from councils & owners
Before you call us.
How long does it take to switch to Harbourline?
Typically 60 days: two months' notice to your current manager, during which we collect records, open trust accounts in the strata's name, and introduce ourselves to owners and vendors.
Are you licensed?
Yes. Harbourline is a licensed brokerage regulated by the BC Financial Services Authority (BCFSA). Every strata manager on our team holds an individual licence. Our licence number on this concept site is fictional.
Where is the strata's money held?
In trust accounts in the strata corporation's name at a Canadian chartered bank, audited annually. Council has read-only online access at all times.
Do you manage buildings with fewer than 20 units?
Yes — about a third of our portfolio is townhouse complexes and small low-rises. Smaller stratas often start on the Financial tier.
Who answers the emergency line at night?
A Harbourline on-call coordinator, not an answering service. They have building files, keys protocols and pre-approved vendors for every building we manage.
Can tenants submit maintenance requests?
Yes. Tenants in our rental buildings submit directly; tenants in strata units can submit common-area issues directly and in-suite issues through (or copied to) their landlord.
Contact
Real people, in Burnaby.
Visit
Suite 410 – 4688 Kingsway
Burnaby, BC V5H 0A0
Steps from Metrotown Station
Email the right desk
Using the right address skips a hand-off and gets you an answer sooner.
- Maintenance & repairsrequests@harbourline.ca
- New management proposalsproposals@harbourline.ca
- Fees, statements, Form Baccounts@harbourline.ca
- Vendors & invoicesvendors@harbourline.ca
Not sure where to start?
Use the request form — every submission is read by a person and sent to the right desk within one business hour. If it can't wait, call.