“Often it isn't the mountains ahead that wear you out, it's the little pebble in your shoe.” — Muhammad Ali

That quote has always stuck with me. It reminds me of the quiet, persistent things in life that weigh us down — the leaky faucet we keep meaning to fix, the extra room no one uses, the stairs that feel a little steeper each year. When it comes to our homes, it's often not one big reason that gets us thinking about change — it's the build-up of small ones.

Over the years, I’ve worked with many people across Greater Vancouver who made the decision to downsize — not just to save space, but to gain peace of mind. Their stories are different, but the motivation is often the same: to solve problems and create a lifestyle that feels more aligned with where they are now, not where they were 10 or 20 years ago.

Here are some of the most common “pebbles” that push people to consider a smaller, simpler home:

1. High Maintenance Costs

Larger homes come with bigger utility bills, higher repair costs, and constant upkeep. If your weekends are filled with mowing lawns, cleaning gutters, and fixing things around the house, downsizing can offer welcome relief — and a much lighter expense sheet.

2. Time Constraints

Your time is valuable. If home maintenance is taking you away from hobbies, grandkids, travel plans, or just enjoying a slow morning coffee, it may be time to reconsider how your home is serving you.

3. The Empty Nest

When the kids move out, the house can start to feel more like a storage unit than a home. Many downsizers tell me they don’t need four bedrooms and a rec room anymore — just a cozy, manageable space that reflects the lifestyle they live today.

4. Financial Flexibility

Downsizing can significantly reduce monthly costs — from your mortgage or property taxes to heating bills and strata fees. For many, this financial breathing room opens up possibilities: early retirement, travel, investing, or simply sleeping better at night.

5. Desire for Simplicity

There’s something powerful about letting go of what you no longer need. A smaller home encourages a simpler, more intentional way of living. Less clutter. Fewer distractions. More room for the things (and people) that matter.

6. Health and Mobility

Stairs, uneven walkways, or large homes can become a challenge with age or health issues. Many downsizers are choosing homes that offer single-level living, elevators, or better accessibility so they can stay independent and safe for years to come.

 7. Lifestyle First

Downsizing isn’t just about what you leave behind — it’s about what you move toward. Whether that’s a walkable community, social activities, access to healthcare, or a lock-and-leave condo so you can travel more, smaller living can often mean bigger living in all the right ways.

8. Living Lighter

Many homeowners are also thinking about sustainability. A smaller footprint often means a smaller carbon footprint. Downsizing is one way to align your living space with your values, especially if you’re conscious of your environmental impact.

So… Is It Time?

The decision to downsize is deeply personal. It’s not about age — it’s about alignment. Does your current home support your life today, or are you spending time and money on things that no longer serve you?

If you’ve been noticing those little pebbles — the extra space, the maintenance, the stairs, the bills — you don’t have to wait until they become mountains. Downsizing is about designing your next chapter on purpose, rather than letting it unfold by default.

What to Put in Storage When Selling Your Home: A Room-by-Room Guide

Preparing your home for sale isn’t just about cleaning — it’s about creating a space that feels calm, spacious, and easy for buyers to picture themselves in. One of the best ways to achieve this? Thoughtful, strategic decluttering.

Here’s a practical, room-by-room breakdown of what to put in storage before listing your home.

Living Room

• Oversized or extra furniture (e.g. large recliners or sectionals)

• Personal collections like books, vinyl records, or figurines

• Excess throw pillows or blankets

• Family photos, children’s artwork, or personalized items

• Dated or overly themed wall art

Staging Tip: Keep the layout clean and minimal. A few well-placed pieces are enough to define the room without overwhelming it.

Kitchen

• Rarely used appliances (juicers, waffle makers, etc.)

• Duplicate or mismatched dishware and utensils

• Counter clutter: knife blocks, drying racks, spice collections

• Fridge magnets, calendars, and personal notes

Staging Tip: Clear surfaces help kitchens appear more spacious. Aim for a tidy look with one or two decorative items at most.

Bedrooms

• Off-season clothing and extra footwear

• Cluttered nightstands or dressers

• Personal photos, keepsakes, or trophies

• Hobby supplies, workout gear, or children’s toys

Staging Tip: Bedrooms should feel restful and organized. Think clean lines, neutral bedding, and minimal decor—more hotel suite than lived-in space.

Bathrooms

• Extra towels, mats, and shower caddies

• Personal products and non-essential toiletries

• Over-the-counter medications or grooming tools

Staging Tip: A few high-quality towels, a new bar of soap, and a small candle go a long way toward creating a spa-like feel.

Garage, Basement, and Storage Areas

• Seasonal items (holiday decor, snow gear, camping equipment)

• Tools and yard equipment not needed immediately

• Bulky bins and moving boxes

• Bulk household supplies

Important: These areas often influence a buyer’s sense of how much usable storage the home offers. Avoid cramming them with overflow.

What Not to Pack Away

While it’s important to streamline, don’t strip the home of character or function entirely. Here’s what should stay:

• Core furniture: Keep the main living, dining, and primary bedroom fully furnished to help define key areas.

• Well-chosen decor: A few modern, neutral pieces can enhance light and add style without distracting.

• Lighting: Table and floor lamps can brighten dark corners and make rooms feel more inviting.

Storage Options

If you’re wondering where to keep everything, consider these practical options:

• Self-Storage Units: Ideal for short-term use. Choose climate-controlled if storing sensitive items like electronics or photos.

• Portable Storage Pods: Convenient and flexible. They can be delivered to your driveway and picked up later.

• Friends or Family: A good, cost-effective option if someone nearby has garage or basement space.

Smart Packing Tips

• Label each box clearly with its contents and destination room.

• Don’t overcrowd your closets or garage — buyers will look.

• Group items by category or room to simplify your move later.

The Takeaway

Decluttering and storing the right items isn’t just about appearance — it’s a strategic step that helps your home feel more spacious, functional, and market-ready. It improves listing photos, minimizes distractions, and allows buyers to focus on the home itself.

Start early, pack smart, and you’ll not only make your home more appealing to buyers — you’ll make your own move a whole lot easier when the time comes.

The Complete Guide to Home Insurance Costs: Understanding Strata Properties, Deductibles, and What Affects Your Premiums

Remember when your biggest insurance worry was whether you'd forgotten to mention that time you accidentally drove through a puddle? Those were simpler times. Today, opening your home insurance renewal feels like playing financial roulette—and the house isn't exactly winning in your favour. Home insurance costs are climbing faster than a cat up a curtain, and if you own a strata property, you're getting a front-row seat to this expensive show. But don't panic just yet—understanding what's driving these changes and how to navigate them could save you serious money and a few sleepless nights.

The Current State of Home Insurance Costs

Bottom Line Up Front: Home insurance premiums have increased dramatically, with national averages rising by 21% over the past couple of years. Strata properties have been particularly hard hit, with some British Columbia condo owners seeing rate increases of up to 780% in extreme cases.

Home insurance rates in 2025 are likely to increase significantly, with the Insurance Bureau of Canada reporting that insurers paid out $8.55 billion in 2024—more than $2 billion above the previous record year. This trend is expected to continue as climate-related disasters become more frequent and costly.

How Strata Properties Are Uniquely Affected by Insurance Costs

Understanding Strata Insurance Structure

Strata properties operate under a dual insurance structure that differs significantly from traditional homeowners insurance:

Strata Corporation Insurance: Strata buildings are insured with a commercial property insurance policy, which is typically used for businesses but modified for strata property because of the ownership structure of the stratas and their commercial-grade systems.

Individual Unit Owner Insurance: Individual unit owners purchase "condo" homeowners' policy to insure their contents plus any upgrades. Two important coverages are included in these policies: 1) coverage for a portion of the strata building's deductible in the event of a major claim and 2) liability insurance to cover damages from losses that originate in the unit and extend to the common area or other units.

The Strata Insurance Crisis

British Columbia has experienced a particularly severe strata insurance crisis. The essential finding of the Interim Report is that strata premiums have risen significantly throughout British Columbia: premiums have risen on average over the past year by approximately 40%. Ultimately, the BCFSA concluded that the strata insurance market in the province is "unhealthy."

The market volatility has created significant challenges for strata property owners across the province, with many facing substantial premium increases that threaten housing affordability.

Understanding Insurance Deductibles: What You Need to Pay Before Coverage Kicks In

How Deductibles Work

A homeowners insurance deductible is the amount of a home insurance claim you're responsible for paying out of pocket. For example, say you have a $1,000 deductible on your policy and submit a claim for $8,000 of storm damage. Your insurance company would pay $7,000, and you'd be responsible for the $1,000 deductible.

Types of Deductibles

Standard Deductibles: The standard deductible is a fixed dollar amount, typically in the range of $500 – $2,000. When you have a standard deduction, the amount you'll pay stays the same, no matter the cost of damage.

Percentage Deductibles: Percentage deductibles are usually saved for wind-, hail- and hurricane-related claims. It's a percentage of your home's insured value. These deductibles are typically 1% – 10% of that value. So, if your home is insured for $300,000 and your deductible is 1%, you would pay $3,000 out of pocket.

Special Considerations for Strata Properties

A strata owner may be required to pay the strata corporation's insurance deductible. This could be a significant expense as deductibles of $25,000 are common and can range up to $100,000 or more. Strata owner insurance can cover some or all of this cost.

Importantly, if an insurance claim for a strata corporation originates in an owner's unit, then the strata corporation can sue the strata lot owner for the deductible if the owner is deemed responsible for the loss. Recent court cases have determined that responsibility for an insurance claim does not mean that the strata owner must be at fault in order to be responsible for paying the corporation's insurance deductible.

Contents Insurance: Protecting Your Personal Property

What Contents Insurance Covers

Contents insurance, typically called personal property coverage, may help protect your belongings from covered risks, such as theft or fire. This coverage is essential for protecting your personal belongings within your home or strata unit.

Personal property insurance coverage protects everything you own. It will pay to replace your personal belongings if they're stolen or damaged by a covered peril. It's included with every home insurance policy and is also included with renters and condo owners policies.

Coverage Limits and Considerations

Most home insurance policies include contents insurance at 50-70 percent of the dwelling coverage amount that's listed on your policy. For strata owners, this means your personal property coverage is typically calculated based on the insured value of your unit.

Important items to consider:

• Electronics and appliances

• Furniture and fixtures you've added

• Clothing and personal effects

• Valuable items (may require additional coverage)

• Improvements and upgrades to your unit

Keep in mind that insurers typically set limits on certain categories of personal property. These are called "sub-limits." For example, you might have $100,000 in total personal property coverage but may only be eligible for a smaller set amount for a specific item or category of items.

Key Factors Affecting Insurance Costs

Climate Change and Natural Disasters

Climate change is making it more costly for insurers to operate. Insurers' costs in 2018-2022 were higher in areas with the highest expected losses from climate-related perils. The paid loss ratio, which reflects how much insurers paid for claims relative to what they received in premiums, was highest in the highest risk ZIP Codes.

The rising costs are largely attributed to the increasing frequency and severity of natural disasters, such as hurricanes, tornadoes, hailstorms, and wildfires, which have caused significant damage to homes and properties in recent years.

Geographic Location

Geographic location typically impacts your insurance rates because every area of the country has a different risk level for damage. Some areas may have a higher risk of wind damage, while other areas often sustain damage from fires.

From 2018 to 2022, consumers living in the 20 percent of ZIP Codes with the highest expected annual losses to buildings from climate-related perils paid $2,321 in premiums on average, 82 percent more than those in the 20 percent lowest climate-risk ZIP Codes.

Construction Materials and Building Age

The type of construction materials affects the cost of your strata insurance. For instance, if the strata are constructed with fire-resistant materials, the insurance cost will be lower compared to that constructed with non-fire-resistant material like wood. Ultimately, if strata property is constructed with expensive material, the insurance cost will be higher given the high cost of replacement.

The rising cost of materials used to construct homes has significantly impacted insurance premiums. Even though inflation rates have cooled recently, the cost of rebuilding a home in 2025 is still more expensive than it was just a couple of years ago. This is largely due to the increase in the price of lumber and other materials used to build a house.

Claims History

Claims history can impact your rates in more than one way. There's a significant correlation between claims that are made and future additional likelihood of claims being made. This applies to:

• Your personal claims history

• The property's claims history

• The area's claims history

Credit Score and Personal Factors

Studies have shown that people with poor credit are more likely to file claims, so in most states, homeowners with poor credit are likely to pay more for home insurance. However, not all jurisdictions allow credit scoring for insurance purposes.

Essential Considerations for Strata Property Insurance

Understanding Your Coverage Needs

When insuring a strata property, you need to consider several unique factors:

Unit Improvements: Any upgrades or improvements you've made to your unit beyond the original developer finishes need to be covered under your personal policy.

Deductible Coverage: Due to a variety of complex factors, the cost of strata insurance has increased. That way strata owners can protect themselves and purchase sufficient insurance to meet their needs including paying for the strata corporation's insurance deductible (which can range from $25,000 to $100,000 or more).

Loss Assessment Coverage: This protects you if the strata corporation needs to assess unit owners for uninsured losses or if the corporation's insurance is insufficient.

Special Considerations

Earthquake Coverage: Earthquake is not listed by the regulation and is not required as mandatory strata corporation property insurance. However, strata corporations in the earthquake-prone areas of British Columbia are strongly advised to purchase earthquake insurance.

Flood Coverage: Overland flooding is not listed by the regulation and is not required as mandatory strata corporation property insurance. However, some flood coverage may be available under the strata corporation's policy.

Strategies to Manage Insurance Costs

For All Homeowners

1. Increase Your Deductible: Higher deductibles typically result in lower premiums, but ensure you can afford the out-of-pocket expense.

2. Bundle Policies: Combining home and auto insurance with the same provider often results in discounts.

3. Improve Home Security: Installing security systems, smoke detectors, and other safety features can reduce premiums.

4. Regular Maintenance: Keeping your home in good condition, especially the roof and electrical systems, can help prevent claims and keep rates lower.

5. Shop Around: Insurance rates can vary significantly between companies, so compare quotes regularly.

For Strata Owners Specifically

1. Understand Your Corporation's Policy: Know what's covered under the strata corporation's insurance and what gaps you need to fill with personal coverage.

2. Adequate Deductible Coverage: Ensure your personal policy covers the strata corporation's deductible amount.

3. Document Improvements: Keep records of any upgrades or improvements to your unit for insurance purposes.

4. Review Coverage Annually: Strata insurance markets are volatile, so review your coverage and rates regularly.

Looking Ahead: What to Expect in 2025 and Beyond

Looking forward to 2025, premium growth is expected to continue, but at a more controlled pace. Insurers are seeing some relief from slowing inflation, which may help keep prices from increasing as sharply. That said, the impact of potential weather events remains a wild card, especially for states prone to extreme weather.

The insurance industry has been grappling with a crisis fueled by rising costs, natural disasters and regulatory pressures. In recent years, insurers have seen their profit margins squeezed due to the increasing frequency and severity of claims. This trend is expected to continue in 2025.

Key Takeaways

Understanding home insurance, particularly for strata properties, requires knowledge of multiple coverage types, potential cost drivers, and unique risks. The key is to:

• Understand the dual insurance structure for strata properties

• Know your deductible obligations, especially for strata corporation claims

• Ensure adequate contents coverage for your personal property

• Stay informed about factors affecting your premiums

• Take proactive steps to manage costs while maintaining adequate protection

With insurance costs continuing to rise, being an informed consumer is more important than ever. Regular policy reviews, understanding your coverage needs, and working with knowledgeable insurance professionals can help you navigate this challenging market while protecting your most valuable assets.

Remember: Insurance needs are highly individual. Always consult with qualified insurance professionals to determine the right coverage for your specific situation.

10 Essential Best Practices Every Strata Owner Must Know About Their Building's Insurance

Picture this: You're sitting in your beautiful condo, sipping your morning coffee, when suddenly water starts dripping from the ceiling. Your upstairs neighbour's dishwasher has decided to take an unscheduled swimming lesson, and now you're wondering—who pays for what? If you're scratching your head about what your strata building insurance actually covers, you're not alone. Most strata owners live in blissful ignorance about their building's insurance until disaster strikes. Don't be one of them.

Bottom Line Up Front: Understanding your strata building's insurance isn't just smart—it's essential for protecting your investment and avoiding nasty financial surprises. Most coverage gaps only become apparent when it's too late to fix them.

Why Understanding Your Strata Insurance Matters More Than Ever

Strata insurance has become increasingly complex and expensive, with insurance costs rising in recent years due to several factors – more frequent and more destructive natural disasters, the rising cost of repairs and a reduced risk appetite among insurers globally. The days of simple, comprehensive coverage are behind us, making it crucial for owners to understand exactly what protection they have—and more importantly, what they don't.

Best Practice #1: Master the Essential Documents

Get Your Hands on the Right Paperwork

Always read the policy documents carefully to understand what's covered and what's excluded. Pay attention to the details, including any excesses or limitations on claims. Don't just trust that someone else has read them—get copies yourself.

Essential documents you need:

• Current insurance policy (the full document, not just a summary)

• Product Disclosure Statement (PDS)

• Most recent insurance certificate

• Renewal notices and any correspondence with insurers

• Building valuation reports

Pro tip: Create a digital folder with all insurance documents and share access with your family members. When an emergency hits, you don't want to be scrambling through emails looking for policy numbers.

Best Practice #2: Understand the "Apartment Door Rule"

Know Where Coverage Stops and Starts

A popular rule of thumb is that 'strata insurance stops at the apartment door'. This means that everything within your unit (other than some permanent fixtures such as stoves, toilets, bathtubs etc) must be covered separately.

Think of it this way: if you could pick up your building and shake it like a snow globe, everything that would fall out of your unit generally isn't covered by strata insurance. That includes your furniture, electronics, clothing, and most of your personal improvements.

What's typically covered by strata insurance:

• Structural fixtures – including fixed plant, machinery and underground services

• Common areas like lobbies, stairwells, and gardens

• Building structure and external walls

• Some original fixtures installed by the developer

What you need to cover separately:

• Internal fittings and fixtures, lights, carpets, floorboards, furniture, electrical items, jewellery and other personal belongings

• Your kitchen and bathroom renovations

• Any improvements you've made to your unit

Best Practice #3: Map Your Coverage Gaps

Identify What Falls Through the Cracks

Items that may not be covered under your strata insurance include any amendments to fitted fixtures or fittings owned by you, for example, replacing the kitchen, bathroom or built-in wardrobes etc.

Create a simple inventory by walking through your unit and categorizing items as either "likely covered by strata" or "need my own insurance." When in doubt, assume you need your own coverage.

Common gap areas:

• Upgraded flooring, lighting, or fixtures

• Built-in furniture you've added

• Paint and wallpaper (varies by state)

• Air conditioning units (in some jurisdictions)

• Window treatments and blinds

Best Practice #4: Become a Detective with the Right Questions

What to Ask Your Strata Manager

Don't be shy about asking detailed questions. Your strata fees help pay for insurance, so you have every right to understand what you're getting.

Essential questions to ask:

• What is the current building replacement value and when was it last assessed?

• What's our deductible amount and who's responsible for paying it?

• Are there any building-specific exclusions in our policy?

• What's our claims history over the past five years?

• Are there any outstanding building defects that could affect coverage?

• When does our policy renew and what factors might affect the premium?

Advanced questions for the insurance-savvy:

• Do we have adequate public liability limits?

• Is there coverage for office bearer liability?

• What happens if the building is deemed uninhabitable?

• Are temporary accommodation costs covered?

Best Practice #5: Understand Your Deductible Exposure

Know Your Financial Risk

Here's a wake-up call: A strata owner may be required to pay the strata corporation's insurance deductible. This could be a significant expense as deductibles of $25,000 are common and can range up to $100,000 or more.

If a claim originates from your unit—say, that dishwasher leak we mentioned earlier—you could be on the hook for the entire building's deductible, even if you weren't technically "at fault."

Protect yourself by:

• Understanding when deductible responsibility applies

• Ensuring your personal insurance includes deductible coverage

• Setting aside emergency funds for potential deductible costs

• Considering higher personal liability limits

Best Practice #6: Stay Informed and Engaged

Be an Active Participant

Keep detailed records of all insurance policies, claims, and communications with your insurer. This ensures transparency and helps in the event of a dispute.

How to stay in the loop:

• Attend strata meetings, especially when insurance is on the agenda

• Read meeting minutes and financial statements

• Join your strata council or volunteer for the insurance committee

• Build relationships with your strata manager and other owners

Red flags to watch for:

• Sudden premium increases without explanation

• Multiple claims in recent years

• Difficulty finding insurance renewals

• Ongoing building maintenance issues

Best Practice #7: Know Your State's Specific Rules

Don't Assume All Jurisdictions Are the Same

Strata laws and strata insurance differ Province by Province .

What's covered in British Columbia might be completely different from what's covered in Ontario or Alberta. Research your local strata legislation or consult with local insurance professionals who understand regional differences.

Best Practice #8: Champion Regular Professional Assessments

Support Proper Building Valuations

Building costs change so owners corporations are required to obtain an updated estimate of all costs associated with replacing the building. There is a legal obligation to ensure the building is insured for replacement value every renewal.

Under-insurance is a massive risk. If your building is insured for $2 million but would cost $3 million to rebuild, every claim gets reduced proportionally. Push for professional building valuations every three years, even if it costs more upfront.

Best Practice #9: Monitor Your Building's Health

Prevention is Better Than Claims

Regular inspections of the property can help identify potential risks or issues that might affect your insurance coverage. Addressing these issues promptly can prevent future problems and claims.

Stay vigilant about:

• Building maintenance and upkeep

• Water damage risks (the #1 cause of strata claims)

• Fire safety systems and compliance

• Structural issues or building defects

• Security and access control

Proactive maintenance saves money: Insurers are increasingly refusing to cover claims related to poor maintenance. A small leak that's ignored can become a massive water damage claim that affects multiple units.

Best Practice #10: Get Professional Help When You Need It

Know When to Call in the Experts

If you're unsure about what coverage you need, seek advice from a professional. A strata manager or insurance broker can help you navigate the complexities of strata insurance.

When to seek professional advice:

• Your building has unique risks or features

• You're dealing with building defects or ongoing claims

• Insurance costs are rising dramatically

• You're having trouble understanding policy terms

• There are disputes about coverage or claims

Types of professionals who can help:

• Strata management companies with insurance expertise

• Insurance brokers specializing in strata properties

• Independent insurance consultants

• Legal professionals familiar with strata law

Red Flags That Demand Immediate Attention

Watch out for these warning signs that could indicate serious insurance issues:

• Difficulty renewing coverage or being dropped by insurers

• Dramatic premium increases without clear explanations

• Claims being denied for reasons that seem questionable

• Ongoing building defects that aren't being addressed

• Poor communication from your strata manager about insurance matters

• Inadequate building valuations that haven't been updated in years

Creating Your Personal Action Plan

Here's your homework:

1. This week: Request copies of your building's insurance documents

2. This month: Review the policy details and create a coverage gap analysis

3. This quarter: Attend a strata meeting and ask key insurance questions

4. This year: Ensure your personal insurance adequately covers identified gaps

The Bottom Line: Knowledge is Protection

Understanding your strata building's insurance isn't just about being a responsible owner—it's about protecting your investment and avoiding financial catastrophe. Proper insurance coverage is indispensable for strata managers and owners corporations, providing the necessary protection for both the property and its occupants.

The insurance landscape for strata properties will only get more complex and expensive. Owners who take the time to understand their coverage today will be the ones who sleep soundly tomorrow, knowing they're prepared for whatever comes their way.

Don't wait for disaster to strike before learning about your insurance coverage. By following these best practices, you'll be equipped to make informed decisions, avoid costly surprises, and protect your investment for years to come.

Remember: Your strata insurance is only as good as your understanding of it. Take control, ask questions, and stay informed. Your future self will thank you.

Disclaimer: Insurance requirements and coverage vary significantly by jurisdiction and property type. Always consult with qualified insurance professionals and review your specific policy documents for accurate information about your coverage.