For councils · Metro Vancouver
What a strata sealed-unit program looks like
A pattern of foggy windows on one elevation is a building program, not a pile of owner tickets. This is the sequence Metro Vancouver councils actually run.
Phase 1 — Survey
We walk the elevations, unit by unit, and record which sealed units have failed. A photo from the parkade is not a survey. The output is a list: unit, opening, condition, access.
Phase 2 — Scope and budget
Failed units first. The rest on a plan that fits a fiscal year. Council sees a phased price, not an emergency invoice every month. Depreciation-report language belongs here — not after the AGM.
Phase 3 — Resident notice and access
Hours, elevator, parking, pets, and which balconies we need. Notice goes out before a crew is next door. High-rise glass fails in the hallway when nobody was told.
Phase 4 — Fabricate and install
Matching IGUs, lift or rope where the elevation needs it. We replace the glass. Frames stay. One person owns the building from the first unit to the last.
Phase 5 — Close-out
Completion photos, unit schedule, invoicing formatted for the report. Council can see what was done and what is next. That is the record that survives an AGM.
One-off vs program
A single foggy window can be a one-unit job. A pattern across an elevation is a sealed unit program. We will say which you have.
Next step
Send a photo. Get a written range.
Most glass jobs in Metro Vancouver quote from a photograph and two measurements. No obligation.