The 1408 Strathmore Mews strata, which governs Concord Pacific’s West One tower, runs a well-kept, full-service building with an active council and a clear maintenance routine. This review walks through what owners pay, what the money covers, the projects approved in 2026 and what the depreciation report suggests for the years ahead, based on the strata’s own documents.
West One is Concord Pacific’s 2003 tower on David Lam Park, governed by strata plan BCS183. The strata covers 246 homes, 242 in the tower and four townhomes, and shares the Club Viva amenity building with three neighbouring towers. For sale prices plan by plan, see our West One pricing guide.
Based on the strata’s 2025 and 2026 AGM minutes, the approved 2026/27 budget, a May 2026 Form B, the current insurance summary, the 2025 electrical planning report, the 2021 depreciation report and the April 2026 bylaws. Depreciation report figures are approximate planning estimates.
From YuliyaWest One is a solid concrete building that has been looked after. Council keeps up with the maintenance, owners approve the work when it comes due, and the fees still include a level of service you don’t find in many newer towers. — Yuliya Lys
Key Takeaways
- Full-service fees. Fees rose a modest 3.5% for 2026/27. A 982 sq. ft. 2-bedroom and den pays about $648 a month, roughly $0.66 per sq. ft., which covers 24-hour concierge, building staff and Club Viva.
- Work that gets done. Recent projects include the corridor and lobby repainting, parkade resurfacing, window repairs, regular drain hydroflushing and a make-up air unit refurbishment.
- Townhouse repairs and a reserve top-up, funded. In March 2026, owners approved $280,000 for townhouse roof and envelope repairs and a $100,000 contribution to the reserve, both payable in spring 2026.
- A growing reserve contribution. The yearly contribution has more than tripled since 2021, to $171,200, and the reserve held $386,663 in August 2026.
- A path to air conditioning. The completed electrical planning report found that in-suite heat pumps on floors 5 to 41 would add only about 38 kW when interlocked with the existing baseboard heaters.
- Lower insurance costs. The budgeted premium has dropped from $332,000 in 2024/25 to $200,000 for 2026/27, and the water damage deductible is $50,000.
Buying or selling at West One? Request the recent sales for your floorplan, along with the strata highlights.
What Owners Pay
Strata fees at West One bring in $1,837,500 a year under the 2026/27 budget, after a 3.5% increase approved at the March 2026 AGM. Before that, owners approved a 12.5% increase in 2024/25, which the treasurer explained was mainly to meet the requirement that stratas contribute 10% of operating expenses to the reserve each year. In 2025/26, by contrast, fees held flat because a lower insurance premium offset higher plumbing, utility and repair costs.
In practice, fees work out to about $0.66 per sq. ft. a month, roughly $648 for a 982 sq. ft. 2-bedroom and den, and they scale with each home’s size. The exact fee for any home is on its Form B.
Unit Entitlement: How Costs Are Shared
Unit entitlement is each home’s share of the strata, set by its floor area on the strata plan. It decides how fees and any levies are split, so larger homes pay proportionally more. Approximate figures for floors 5 to 41:
| Plan | Type | Sq. ft. | Entitlement share* | Monthly fee* | Per $100K levy* |
|---|---|---|---|---|---|
| 05 | Compact 1 bed | 583 | 0.25% | $385 | $252 |
| 06 | 1 bed + den | 720 | 0.31% | $476 | $311 |
| 03 | 1 bed + den | 725 | 0.31% | $479 | $313 |
| 02 | 2 bed + den | 982 | 0.42% | $648 | $423 |
| 01 | 2 bed | 1,060 | 0.46% | $700 | $457 |
| 08 | 2 bed | 1,062 | 0.46% | $702 | $458 |
| 07 | Corner 2 bed | 1,122 | 0.48% | $741 | $484 |
*Approximate, estimated from strata plan areas, the 2026/27 budget and a May 2026 Form B. Exact figures for any home are on its Form B; homes on floors 42 to 46 carry larger shares.
Projects Approved in 2026
At the March 2026 AGM, owners approved $280,000 for townhouse roof and envelope repairs and a $100,000 top-up to the contingency reserve fund. Both were funded by special levies shared across all homes by unit entitlement and payable in spring 2026. The same meeting approved a 3.5% fee increase, routine drain hydroflushing and the refurbishment of one of the building’s make-up air units.
Where the Money Goes
The largest costs are the people who run the building and the insurance that protects it. Notably, Club Viva is a fixed share of the budget, because West One pays its portion of the pool, gym, squash courts, steam rooms and theatre that it shares with neighbouring towers.
| Budget line, 2026/27 | Annual amount | Share of budget |
|---|---|---|
| Concierge | $294,000 | 15.6% |
| Insurance | $200,000 | 10.6% |
| Club Viva | $190,000 | 10.1% |
| Contingency reserve contribution | $171,200 | 9.1% |
| Sewer and water | $155,000 | 8.2% |
| Plumbing and HVAC repairs | $135,000 | 7.2% |
| General building repairs | $130,000 | 6.9% |
| Hydro | $88,000 | 4.7% |
| Management fees | $74,000 | 3.9% |
| Building supervisor | $70,000 | 3.7% |
| All other lines | $376,000 | 20.0% |
| Total | $1,883,200 | 100% |
Approved 2026/27 operating budget (February 1, 2026 to January 31, 2027). Total revenue includes strata fees plus move-in fees, fines and other income.
For 2026/27, the budget adds room for plumbing, general repairs and water costs, while the lower insurance premium offsets part of the increase.
The Contingency Reserve Fund
The contingency reserve fund held $386,663 on August 20, 2026, including the March top-up. Over the past three years, the strata has used it for planned maintenance rather than deferring work, including resurfacing the parkade drive lanes, repainting the corridors and lobby, window repairs and regular drain hydroflushing.
Meanwhile, the yearly contribution has risen from $50,000 in 2021 to $171,200 in the 2026/27 budget, and it grows with the budget, since stratas must now contribute 10% of budgeted operating expenses to the reserve each year.
What the Depreciation Report Suggests
The 2021 report by Sense Engineering found the property and building well maintained, with recent work including balcony waterproofing, corridor carpets, LED lighting, a new booster pump set and a water treatment system for the copper piping. Like every depreciation report, it also sets out a long-range schedule of renewals as the building ages. The figures below are the report’s approximate planning estimates.
| Suggested year | Main projects | Approximate estimate |
|---|---|---|
| 2027 | Repaint concrete walls, recoat balconies and replace sealant ($1,043,347); mechanical penthouse roofs; cooling tower; rooftop make-up air unit | $1,440,978 |
| 2028 | Replace main roofs and the roof decks at the 42nd and 46th floors ($525,383) | $564,190 |
| 2029 | Townhouse roofs and roof decks; visitor parkade coating | $252,124 |
| 2030 | Corridor carpets; window and curtain wall repairs; piping evaluation | $297,691 |
| 2032 | Replace copper water piping ($2,553,441); modernize elevators ($806,350) | $3,617,823 |
| 2035 | Re-waterproof garage roof slab, north side | $1,446,506 |
| 2037 | Re-waterproof garage roof slab, south side; replace generator | $1,854,760 |
From the depreciation report dated July 16, 2021, in future dollars at 3% annual inflation. These are planning estimates, not quotes or approved projects; actual timing depends on condition, and costs are confirmed only when work is tendered. Some items are already done or funded, such as the corridor repainting and the townhouse roofs.
The report’s estimates are now five years old, and the 2026 AGM confirmed that a new depreciation report will be prepared this fiscal year. The update will refresh the timing and costs based on the building’s current condition, and it will guide how the strata plans and funds the next round of work. As with any building of this age, buyers should read it once it is available.
What Else Is in the Documents
Air conditioning and electrical capacity
The building’s electrical planning report, completed in 2025, found that in-suite heat pumps on floors 5 to 41 would add only about 38 kW if interlocked with the existing baseboard heaters, because the two would never run at once. The 11 homes on floors 42 to 46 already have heat pumps. Council has approved the report; any installation still needs council’s written approval under the bylaws.
The report also looked ahead to electric vehicle charging. There are currently two chargers serving visitor stalls, and the report sets out how the building’s service could be upgraded if owners later choose to make stalls EV-ready.
Insurance
The building is insured for about $147 million, the budgeted premium has fallen to $200,000 for 2026/27, and the water damage deductible is $50,000, down from $100,000 a few years ago. As in any strata, owners should make sure their own policy covers the deductible.
Plumbing
The strata hydroflushes the drain lines regularly, approving the work in 2024, 2025 and 2026, and the copper water piping is protected by a water treatment system that moved to a new provider in 2025. Water treatment of this kind is designed to extend the life of the piping.
The neighbourhood
Construction is underway on a social housing building at 450 Pacific Street, with completion expected in December 2027. According to the 2024 AGM minutes, that site has an easement for pedestrian and vehicle access over West One’s driveway.
Want the full picture for a specific home? I can send the recent sales for that floorplan along with the strata highlights.
Bylaws Buyers Ask About
- Rentals: allowed for a minimum of 90 days; short-term and vacation rentals are prohibited.
- Pets: two dogs, two cats or one of each, with a combined weight under 80 lbs, plus caged birds, small caged mammals and fish.
- Flooring: any flooring change needs council approval, and engineered hardwood or laminate requires an underlay rated IIC 75 or higher.
- Cooling and alterations: air conditioning units and other installations need council’s written approval in advance.
For Buyers
As with any strata purchase, review the latest Form B, the most recent council minutes and the new depreciation report once it is complete. Confirm that the 2026 levies have been paid for the home you’re buying, and make sure your home insurance covers the $50,000 water deductible. If cooling matters to you, ask about council’s approach to heat pump installations.
For Sellers
The documents tell a good story, so put them forward. Have the 2026 AGM minutes, budget, Form B, electrical planning report and depreciation report in your listing package, confirm your 2026 levies are paid, and point buyers to the work already completed, from the parkade resurfacing to the corridor repainting. The electrical planning report is also worth highlighting for buyers who want cooling.
For prices and recent sales, see our West One pricing guide, the King’s Landing strata review and our September 2026 Yaletown market report. The BC government explains how depreciation reports and the contingency reserve fund work.
West One Strata FAQ
What are the strata fees at 1408 Strathmore Mews (West One)?
Fees rose 3.5% for 2026/27 and work out to about $0.66 per sq. ft. a month, roughly $648 for a 982 sq. ft. 2-bedroom and den. They cover 24-hour concierge, building staff, insurance and West One's share of Club Viva.
Were there special levies at West One in 2026?
Yes. In March 2026, owners approved $280,000 for townhouse roof and envelope repairs and a $100,000 top-up to the contingency reserve fund, shared across all homes and payable in spring 2026.
How much is in the West One contingency reserve fund?
The reserve held $386,663 on August 20, 2026. The yearly contribution has grown from $50,000 in 2021 to $171,200 in the 2026/27 budget.
What does the West One depreciation report suggest?
The 2021 report found the building well maintained and suggests a long-range schedule of renewals, including exterior repainting and balcony recoating around 2027 and piping and elevator work in the 2030s. Its costs are approximate planning estimates, and a new report is being prepared in 2026/27.
Can you install air conditioning at West One?
Homes on floors 42 to 46 already have heat pumps. For floors 5 to 41, the completed electrical planning report found heat pumps interlocked with the baseboard heaters would add only about 38 kW. Any installation needs council's written approval under the bylaws.
What is the water damage deductible at West One?
The water damage deductible is $50,000, down from $100,000 a few years ago. As in any strata, owners should make sure their own policy covers it.
Does West One allow rentals and pets?
Yes. Rentals must be for at least 90 days, with no short-term rentals. Owners may keep two dogs, two cats or one of each, up to a combined 80 lbs.
Buying or Selling at West One?
Strata documents read differently once you know the building. If you’re weighing a home at West One, or thinking about selling yours, I’m happy to go through the details together.
Call or text 604-500-5838 · Email yuliya@yuliyalys.com · Instagram @yuliyalys.realestate
How This Review Was Prepared
This review summarizes the strata documents listed at the top of the article. Names of owners, council members and anyone else appearing in the documents were excluded, and no details of any individual home are included. Figures are as stated in each document; depreciation report amounts are estimates in future dollars and will change with the next report. This review is general information, not legal, financial or engineering advice. Buyers should review the full documents with their own advisors.
