Insurance for Metro Vancouver and the North Shore
Most of my Metro Vancouver clients live in a strata, and most of the surprises I see come from the gap between the building's insurance and their own.
What's different about insuring here
- Strata deductibles are large. The Condominium Home Owners Association of BC says water damage deductibles of $100,000 to $250,000 are now routine. If a loss starts in your unit, you can be charged that deductible. Your condo policy's deductible coverage should match your building's actual numbers, which are in the strata's insurance summary.
- The ground matters in an earthquake. The BC Geological Survey describes Richmond as built entirely on Fraser River delta sediments that are particularly prone to liquefaction. A 2023 mapping study rated most of Richmond and Delta as high to very high liquefaction hazard, and most of Vancouver and Surrey as very low.
- Empty or part time homes need declarations. Owners in most of Metro Vancouver make a Speculation and Vacancy Tax declaration every year, and City of Vancouver owners also declare for the Empty Homes Tax. Most home policies also restrict some coverage once a home sits unoccupied for a while.
- Short term rentals are limited. Under provincial rules, hosts in these cities can generally rent out only their own principal residence for short stays, plus one suite or laneway home on the same property. Strata bylaws can be stricter. If you rent for short stays at all, your policy needs to know.
- Getting out of town. Highway 99 north of Horseshoe Bay is a winter tire route from October 1. Check DriveBC for the end date on your route. For ICBC Autoplan, a vehicle is rated by where it's mainly kept when it isn't being driven.
- On the water. Burrard Inlet, Indian Arm, Howe Sound and the Fraser River are busy boating waters. Anyone driving a motorized pleasure boat needs proof of competency, usually the Pleasure Craft Operator Card.
Around the region
Vancouver
Condo owners here juggle the strata deductible question above and the yearly Empty Homes Tax declaration. If your condo sits empty between tenants, let me check how your policy treats that.
North Shore
Many North Shore clients own a higher value home, often alongside a second property in the Sea to Sky or Interior. I look at all of it together so the limits, deductibles and liability line up. See the Sea to Sky region too.
Coverage people here ask me about
- Condo and townhomeMatch your coverage to your strata's real deductibles.
- Home including high-value custom homesEarthquake and water coverage explained, and rebuild values set properly for custom homes.
- ICBC AutoplanRated correctly for where the car actually sleeps.
- MarineInlet, Sound and river boating.
- Free policy reviewA second look at your current policy.
Questions people ask me
I live in Richmond. Is earthquake insurance worth it?
Richmond sits on delta soil that provincial geologists describe as particularly prone to liquefaction. Earthquake cover is optional and has its own percentage deductible, so I'll show you the cost against what you'd actually be protecting.
Communities
Vancouver, Burnaby, Richmond, Delta, Surrey, White Rock, Coquitlam, North Vancouver, West Vancouver.
Working with me from Metro Vancouver and the North Shore
I'm based in Squamish and work with Metro Vancouver and the North Shore clients by phone, email and e-signature.