The Worst Condo Buildings in White Rock (And How to Avoid Them)

If you are looking at condos in White Rock or South Surrey, you have probably felt that little knot in your stomach. Prices look good, the photos look great, but something feels off.

You are not wrong. Buildings are wrapped in tarps, owners are getting slammed with six figure special levies/assessments, and Buyers are walking into nightmares they never saw coming.

I have been selling real estate here since 2007, and I have seen this pattern again and again. So let’s skip the fluff. You deserve straight talk and real steps you can use.

What’s Really Going On With These Buildings

• Many older strata buildings in BC have dangerously low reserve funds. Some are literally out of money.
• Deferred maintenance piles up until everything hits at once, like windows, roofs, and parkade membranes.
• Age restricted buildings and self managed strata are often the most vulnerable.

Takeaway: Small issues that are ignored, can become six figure disasters.

The Real Cost of Ignoring Red Flags

Did you know? Some White Rock owners have been forced to sell because they could not cover a $61,000 special levy that was never flagged at the time of their purchase agreement.

And this is not rare. One high rise is tied up in lawsuits over leaks and faulty sprinklers. Others are under scaffolding right now because the building envelope failed. These places once looked like deals.

Quick snapshot:

• Special levies: $80,000 to $140,000 per owner!
• Legal bills: Hundreds of $1000’s tied up in some cases
• Time to recover property value: Likely over the next 10-20 years

Takeaway: If you think you found a bargain, check the strata minutes before you celebrate.

Why This Keeps Happening

It is almost never one big event. It is death by a thousand cuts.

• Leaks and water damage left unfixed
• Repair quotes keep getting pushed to the next meeting
• Aging infrastructure pieces desperately needing to be replaced, are ignored
• Strata fees kept low on purpose, rather than save up in the Contingency Fund

A 2024 rule change now forces Depreciation Reports every five (5) years, but that does not save buildings already behind. Reality does not care about your expectations. This should lead you to act, not hope for a different outcome.

Takeaway: Low strata fees today can mean a crushing levy tomorrow.

The Hidden Part Most Buyers Miss

When you buy a condo, you are not just buying a unit. You are buying into a financial ecosystem. You inherit every good choice and every ignored problem.

Strata documents are not something you skim. The real problems are often buried in older minutes that you never get to see. Listing agents only need to provide two (2) years of records, but the “roof report” that called for replacement might be from three years ago, and you would never know.

If you want to win, not wait, you need a strategy.

Why the Right Guide Matters

This is not taught in real estate school. You learn it by reading hundreds of strata files, watching buildings rise and fall, and seeing what happens after levies hit. If you hire someone to help you buy a condo, ask:

• How many strata documents have you reviewed this year?
• What red flags do you look for?
• How many buildings have you helped clients exit or avoid?

Experience is not years. Experience is repetition.

Reality Check

White Rock and South Surrey will keep changing. Some buildings will recover. Some won’t. But the buyers who adapt fast will make the smartest moves and avoid the landmines.

If you want clarity, not surprises, book a consult and I will walk you through the buildings to avoid and the ones worth your time. Your next move should feel confident, not lucky.

What if I have any questions about moving to Surrey or White Rock, BC?

Selecting an excellent real estate professional is key to a successful home purchase. The Germyn Group, with our deep understanding of South Surrey/White Rock and its real estate dynamics, is committed to guiding you every step of the way.

We invite you to book a consultation with us. During our meeting, we’ll discuss your needs, preferences, and any questions you might have about the real estate market.

As you embark on this exciting journey, remember that the right home is more than just a property; it’s a foundation for your future. With the Germyn Group by your side, let’s make your dream of homeownership a beautiful reality.