Hello, my name Dianne Bond.
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My strata blogs are grounded in Amnesty International’s belief that it is better to shine a light than to curse the darkness. In strata communities, where power imbalances are common and access to justice is limited, factual reporting is often the most meaningful and practical form of accountability available.
For decades I tried to change what I could change, accept what I could not change, and have the wisdom to know the difference. Unfortunately, the wisdom to know the difference is elusive when mandatory laws are treated as discretionary options, or worse, deliberately dismissed as irrelevant rather than fundamental.
After decades of escalating stress experienced as Post-Traumatic Strata Disorder rendered me unable to function efficiently and effectively enough to continue my career as a paralegal, I worked instead as a newspaper carrier within my strata for the next ten years. In 2023 I was prohibited ed from doing that job in a brutal campaign of oppression that destroyed any remaining expectation of safety or security within a strata environment. Intolerable fear and irreparable injury to me compelled my husband and I to flee from our home of 35 years and from strata property entirely.
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For years, I feared that undeterred misconduct within the strata property industry was quietly perpetrating ever-increasing harm: fueling legal conflict, enriching professional systems built around dispute, and exacting a human toll that was rarely acknowledged.
At the end of 2022, those private fears collided with public reality when a mass killing connected to a condominium dispute in Ontario was reported on the national news - 2022 Vaughan shooting - Wikipedia. That moment crystallized what I had long suspected—that when legal protections fail in environments people cannot easily escape, the consequences can be catastrophic.
Corruption within British Columbia’s multi-billion-dollar strata
property industry is not incidental; it is structurally enabled. By
deliberate statutory design, enforcement provisions under s. 5 of the Offence Act are expressly excluded by s. 291 of the Strata Property Act (“SPA”), leaving many mandatory duties without meaningful enforcement consequences.
Access to strata Records
Readers of my blogs may notice that the gap between governing enactments and their enforcement is alarming—at least to someone, like me, who trusted the law and relied on it for protection.
The most fundamental source of corruption in strata corporations is often trivialized. That is the tampering with, obstruction of access to, or outright withholding of strata corporation records relating to what is, for most people, their home and the largest investment of their lives. In British Columbia, this pattern typically begins with contraventions of ss. 35 and 36 of the SPA, governing access to records, and in some cases escalates through retaliatory measures to gag orders and infringement of constitutional rights.
The corrupt oppression tactics I personally endured include a sustained pattern of obstruction, deception, and retaliation.
The strata routinely issued minutes and financial records that were indecipherable, passed unenforceable bylaws, and hired lawyers to defend the indefensible. It refused to provide requested strata records to either myself or my husband when we each took our turn serving on council, withheld minutes and timely AGM notices, and perpetually ignored my requests for material records, while I was vilified for requesting statutory compliance.
The strata management team forced me to take time off work to travel across multiple cities to distant property management offices, only to be presented with bills requesting payment for stacks of meaningless paper and redacted form letters churned out accounting software and characterized as “correspondence.” I was charged hundreds of dollars and wasted many days sifting through chaotic paper dumps that skipped some pages, duplicated others, and mixed unrelated documents on upside-down or backwards two-sided copies with rat chewed material and hundreds of pages of unusable garbage.The records I requested were withheld or destroyed and incriminating emails deleted based on Clark Wilson's perverse advice to stratas that "privacy" justifies violation of SPA
mandates and that the owner must repair water damage to their strata
lot contrary to insurance mandates in Part 9 of the governing
enactments. Legal opinions paid for with my own strata fees were permanently withheld on claims of “privilege” even though no litigation was pending.
Records were falsely claimed to have been couriered but never received, and unlawful fines were threatened for communicating by email where content and delivery is confirmed electronically. Unsigned photocopies replaced originals. Mailing delays that exceeded the postal rule for deemed delivery times were manufactured by running material through a postage metre weeks after the date on the document or running it through a postage metre weeks before I received it in the mail. Electronic strata records were formatted to prevent selecting text for copying. Known facts and law were misrepresented, and prescribed terms for patios and balconies on the strata plan were persistently conflated with unlawfully added decks in constant disregard of legal advice.
I had to expand my vocabulary—words like insidious and vilifying—before I could begin to articulate the trauma. My credibility was quietly undermined in deceptive minutes that reframed lawful record requests as harassment, and in carefully crafted letters authored by legal professionals with no personal knowledge of the facts—letters used to intimidate vulnerable, law-abiding owners who were forced to pay strata fees for their own mistreatment as a common expense.
In 2007, I began blogging about governance issues in the strata corporation involving persistent misconduct by members of the strata management team acting unfairly contrary to the law, and alarming chicanery spreading throughout the strata agency industry.
The misconduct I have complained of over the years is wide ranging, from fraudulent, unenforceable strata bylaws to contraventions of Canada's Constitution and Criminal Code, but unjust enrichment of those violating the law is the single underlying motive.
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This was our home - it was new and beautiful when we bought it
It is no longer new, but it was still beautiful to us
The original peace, enjoyment, privacy, and pride of practical high-quality low-maintenance building materials and landscaping, legitimate voting, understandable minutes, and respect for law and equity was important to the value and enjoyment of our home. It is this value that has been lost.
With common property worth more than twice as much as buildings, one of the most valuable assets was the original landscape architecture; which was similar in quality to what was seen in the Street of Dreams promotions highlighting some of the most luxurious and opulent homes in Metro Vancouver
Before 2003 when Al MacLeod moved in, acting contrary to Real Estate Services Act and the best interests of the strata, living in Unit 409 was like living in a park.
This is how it looked from our living room.
surrounded by natural beauty, with offensive views filtered by beautiful trees
with shade from the heat, clean air, geotechnical security, peace, and quiet
but they were lower than average after a few rogues made significant changes to the use and appearance of common property
Sunridge Estates was an urban forest
of approximately 300 trees
The developer's landscape architect planted these trees pursuant to binding restrictive covenants that are registered on title and run with the land
because in 1985 municipalities received power to deal with geotechnical concerns, giving notice respecting stability of land, warning of danger and safeguards required, including trees, which issuing the building permit was contingent on.
It would cost millions to replace them now (using an estimated $15,000 for each mature tree; not more than half a million for just one)
The roots of hundreds of trees and thousands of bushes planted by the developers provided geotechnical stability to a steep sensitive slope with a history of land slip
At least, that was the most reasonable expectation that due diligence could provide to a purchaser like me.
The law gave me a reasonable expectation that our building, with a history of sinking, was protected by binding landscaping requirements and a 20-year geotechnical warranty
destroyed the trees - and what had been park like was replaced with
invasion of privacy
added noise, dirt, and heat
(here are SOME of the fans and air conditioner we bought after the trees were removed)
2-bedroom units have a cross draft. 3-bedrooms units do not.
3-bedroom units relied on trees, and the heat is stifling
destruction so horrific that a stockade fence was built to hide the embarrassment from passing traffic
and again ...
and again...
all over the complex
and again 
mounting costs.
Since statutory violations became normalized in the strata agency industry and oppression was proven to be so well tolerated it's not surprising that the insurance industry suddenly seized the opportunity to exploit strata owners also.
https://vancouversun.com/news/local-news/blindsided-b-c-condo-residents-fearful-as-extent-of-insurance-crisis-remains-unclear?fbclid=IwAR1r6mwT64Z7dlHprb2WJwdV5xIi2RVP8qQdnFPicX--vL-IaE-987Yp7BE
Meanwhile common property valued at twice the buildings was taken for free for the exclusive use of privileged members of council and rude neighbours
acting in conflict to the detriment of others
We were happy in 1988
We are not happy now - after decades of crazy-making violations of the law.and shockingly costly waste and loss
This article says a lot: http://www.macleans.ca/society/life/condo-hell/
this one too: http://www.macleans.ca/economy/realestateeconomy/when-the-dream-of-condo-living-turns-into-a-dictatorial-nightmare/
Our turning point was when Al Macleod, a rogue realtor disciplined by the BC Real Estate Council for misconduct, moved here, and took over in 2003.
He was instrumental in destruction of Sunridge Estates on such a mass scale that it reminded me of what Dr. Joseph Mengele said, "The more we do to you, the less you seem to think we are doing it..."
Mr. MacLeod wanted to sell extra decking and panoramic views. Since 2003 hundreds of sound, mature trees, thousands of bushes, and countless ground-cover plants that stabilized the slope were pre-emptively destroyed in violation of statutes, bylaws, restrictive covenants, special levies, and property rights in a relentless campaign for the exclusive benefit of some at the expense of everyone else.
Nobody profited more than Mr. Macleod
They also destroyed top-quality low-maintenance patios
building extra decks for their exclusive use contrary to the law and the best interests of the strata corporation
Trees were killed by cutting them in half, crushing their roots, destructive pests were employed, and roots that needed to be kept covered and cool were stripped of surrounding plants and protective soil and left exposed to the killing heat of the sun.
...
Likewise, the surplus special levy funds were not reimbursed to those who paid them, despite continual requests.
Common property was destroyed for over 5 years while strata rogues hired Adrienne Murray, the strata lawyer who described the conditions as "horrific" to accuse me of harassment for complaining.
Worse, Ms. Murray made purposeful misrepresentations, which were repeated endlessly, disparaged my reputation and kept me in the dark, effectively depriving me of access to material strata records and statutory legal protections for years, if not forever.
Ms. Murray ignored my requests that she correct her erroneous advice, then she relied on a limitation date to argue against taking responsibility, just like council does to argue against completing strata insured repairs for water damage or other ongoing obligations mandated by the Strata Property Act.
Here is a link to my reply to her Response to Civil Claim: https://drive.google.com/drive/my-drive
Further to that, she admitted that her reputation or standing before the bar is at risk but she still failed to correct her error, apologize, or compensate for the resultant damage.
As the roots of the destroyed trees decomposed over the next few years issues suddenly developed that included soil erosion, sinking buildings, cracking pavement, breaking underground pipes and a costly loss of security all over the complex. Losses in the millions left the strata corporation destabilized and so impoverished that the work of a professional landscape architect and the standards of building construction that were so shockingly destroyed have yet to be reinstated, even a dozen years later.
The ever increasing havoc wrecked for so long, by so few, is beyond belief
Few owners dare face such severely punitive retaliation for resistance
Our happy home became the home from hell, and I became increasingly sick from the stress.
Eventually decades of oppression and struggle against corruption were so disabling that I could no longer function effectively enough to earn a living, much less fight in court against 67 neighbours armed with lawyers and litigation insurance paid for with mandatory strata fees.
We did not want to be forced to move, we could never replace the
positive features of our home, nor could we afford $20,000 for moving or taking the case through a trial before the court
Walking through a minefield BLINDFOLDED
I was too incapacitated by stress to effectively defend myself against gang assaults by bullies continually violating the law with perverse accusations, persistent misrepresentations, shocking vandalism, crushing expenses,
and unjust enrichment, causing ever mounting loss and injury to me...
The law requires disclosure of strata records, but it is administered like a minefield, with the privileged few keeping material facts secret from victimized owners
The LAW is great, but the way it is administered is loaded with sneak attacks and artifice, which makes it too unpredictable to respect or rely on; with minimum protections promised under the Strata Property Act proving to be WORSE than meaningless when brought before council, police, or courts. It is too often the opposite of equal protection on a level playing field.
Peace, honour, and stability were replaced with costly extra decking, sometimes in inappropriate locations in terms of privacy, curb appeal, and property values.
508 on the north side, with years of rudeness (from strata councillor Sherrill Berg)
408 across from us on the south side (for strata councillor Marnie Hennan)
518 topped it off with a 4-way... balcony, deck, patio, and view - for former strata president and realtor Al MacLeod
Councillor Sherrill Berg in Unit 508 persistently erects unsightly tarps on the common property without caring about the effect on others and calls remedial proposals "outrageous"
in the most scandalous conflicts of interest.
Members of the strata management team who persistently misrepresent facts and law or refuse to answer questions honestly should be prepared to take lie detector tests. The polygraph starts at about $500 plus tax.
CAVEAT EMPTOR ... let the buyer beware
At Sunridge Estates it is not "what you see is what you get"
and it is not law and order - it is the exact opposite.
Members of the strata management team are taking common property for their own exclusive use, without permission, without paying user fees, advertising for sale recreational sundecks that belong to others and spending other people's money for their own unjust enrichment. This unscrupulous group of rogues is collaborating in an unholy power alliance based on fraudulent misrepresentations that disparage complainants and mislead purchasers, officers of the court, police, and others.
All this corrupt governance, injustice, and continual violation of the Strata Property Act makes me so sick that I can no longer function efficiently and effectively.
It is devastating beyond belief.
It deprives us of trees... money... security...
privacy, peace, and enjoyment
curb appeal
beautiful scenery
landscaping and gardening
statutory rights
equitable rights
rights to protest against corrupt governance
loss of reputation
O Canada!!
our HOME?
O Canada
Oh DEAR!
Profit from abuse of power at the expense of others
.
is a sickening industry - that is growing and becoming increasingly normalized.
A corrupt strata management team acting in conflict for their own interests:
- denied my legal right to access strata records and the strata's obligation to provide them
- failed to meet statutory obligations to insure against and repair water damage
- misrepresented facts and law - flagrantly, blatantly, deliberately, and persistently
- fraudulently purported that extra decking is limited common property - when it is not
- falsely accused me of trespassing - undermining my credibility with a disparaging police record
- induced the RCMP to trample on my constitutional rights - bullying me out of engaging in a sit down demonstration against oppression and fraudulent misrepresentations, and
- disabled me with decades of prolonged stress and continual abuse - ruthlessly - without regret.
Legitimate concerns about misconduct and significant unfairness are met with ruthless oppression, stunning RCMP attacks, and nefarious accusations of harassment and malice by lawyers hired by members of the strata council to thwart my rights, ignore the law, misrepresent facts, provoke litigation, and threaten me with crushing costs.
Strata lawyers and agents manifest the moral dilemma that arises out of conflicts of interest that are inherent in agency relationships.
They charge money to ignore irregularities that would raise a reasonable apprehension of misconduct in a responsible professional and take my strata fees to pay their bill while taking the position that they owe me no duty of care and are immune from liability for contributing foreseeable damage with misrepresentations, oppression, and support of corrupt individuals on the strata council.
All 68 units are naturally bright - UNIT 409 is the only unit spoiled by construction defects, water damage, building settlement, loss of patio space, and decades of unique oppression contrary to the Act. We want equal rights and protection. We want our home to to function as it was intended.
We loved being surrounded by beautiful trees... So did lots of foster cats
Over the years we kept adding more mirrors
to our living room, dining room, and hall
to reflect our magical park-like surroundings, full of beautiful trees
that filled my heart with joy and our home with beauty.
Trees and landscaping that sheltered us from heat, noise, dirt, and exposure
were wrongly destroyed without a vote
providing extra decking
and panoramic views for some
and intrusive, unsightly views
and pain and suffering for us
We hung architectural glass to block out the offensive invasion through our windows
and restore some privacy and enjoyment
costing us thousands of dollars in expense
and subjecting us to bizarre threats of bogus fines.
Strata governance at Sunridge Estates is so bizarre and perverse that it's crazy making and beyond belief. After investing over 25 years in our home it is all we can do to try to live our lives and stay in touch with reality.
After decades of unfair treatment and ever-increasing loss we still love our home and do not want to move. Our home is uniquely suited to our needs. We want to enjoy it again.
Unique Architecture
- built in 2 phases in 1987 and 1990
- rainscreened by Morrison Hershfield Engineering and Heatherbrae Construction with Substantial Completion October 11th, 2005
- overhangs added to the sloped roofs of garages
- further architectural upgrades include redesigned balconies and railings
- building envelope of fire-retardant Hardi-board siding with front cladding of vinyl and cultured stone
- 10-year warranty good until October 2015
- convenient floor plans with ample closets and storage
- mainfloor laundry and bedrooms with walk-in master closets and 3 or 4 piece ensuites
- angled windows to the south - spread the sunlight inside
- private double garages for every unit - most with driveways
- some units have been recently remodelled - creating a variety of interior design - including new appliances, plumbing, lighting, blinds, and floor coverings
Every unit has a Fireplace - Wood or Gas
Enjoyed
or Not
After special levies of nearly 6 million dollars attributable to building envelope repairs completed in October 2005, strata council minutes of February 9, 2009, state on page 8 under Miscellaneous that:
"In 2006 - Linquist appraisal company following a thorough review of the rehabilitation done to this complex identified the effective age of the buildings at 7 years."The October/November 2008 issue of West Coast Homes & Design magazine advertised a new townhouse development boasting of features that professional realtors understand the value of:
".. a prestigious homebuying opportunity
... unequalled in the Tri-Cities area
... situated in a peaceful setting with mature trees
... elegant streetscapes, lush interior gardens ..."
Words which could have described Sunridge Estates ... it was such a delightful place to live
... until a few irresponsible people wrecked havoc and created a shocking path of destruction that left the common property in a dilapidated shambles from approximately 2004 to 2010, with such costly and perpetual expense that I see little chance of reinstatement - at least not in my lifetime. To me, it's a tragedy - and a crime - no less than vandalism.
We miss the beautiful trees and landscaping we had until 2004
- an urban forest on a steep 5.5 acre slope
- over 280 birch and pine trees kept homes clean, quiet, and cool
- planted pursuant to restrictive covenants that run with the land
- providing erosion control and geotechnical security
- peaceful elegant streetscapes and enhanced property values
- natural privacy and park-like views created by a professional landscape architect
- low-maintenance evergreen ground cover
- thousands of slope protection bushes
- expensive investments in valuable common assets
- important for a sensitive slope with a history of slipping
- paid for and beautifully matured
- catastrophically destroyed
- without approval of the owners
Beautiful displays can be remembered in pictures - and some spots still exist ...
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FLOOR PLANS, LANDSCAPING, DECKS
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My other blogs are all supplementary to this one: Sunridge Estates on Lansdowne Drive.
