When a vehicle hits a strata building’s garage door, parkade gate, or lobby entrance, the strata council faces a choice that most people get wrong because they guess instead of calculate: go through ICBC as a third-party property damage claim, or file through the strata corporation’s own property insurance.
The decision affects cost, claims history, and how much comes out of the strata’s operating budget or reserve fund. Here’s how to make the right call.
Route 1: ICBC Third-Party Property Damage
If an identifiable, at-fault BC motorist hit the property, the strata can make a third-party property damage claim against that driver’s ICBC Basic Autoplan policy. This claim doesn’t involve the strata’s own insurance, doesn’t trigger the strata’s deductible, and doesn’t affect the strata’s insurance premium or claims history.
The critical limitation: ICBC pays actual cash value (ACV) with depreciation, not full replacement cost. On an older parkade gate or a 12-year-old sectional door, the depreciated ACV may be significantly less than current replacement pricing. The strata is responsible for the shortfall.
Route 2: Strata Property Insurance
Filing through the strata corporation’s own property insurance means the strata pays its deductible, and the insurer covers the remaining cost. Most commercial strata property policies are written on a replacement cost basis, meaning the insurer pays current replacement pricing, not a depreciated ACV. After settlement, the strata’s insurer typically pursues subrogation from the at-fault driver’s ICBC policy.
The critical limitation: Strata deductibles can be substantial, $5,000, $10,000, or more. If the repair costs less than the deductible, the strata pays everything regardless, and the claim still goes on the strata’s loss history.
Which Route Costs Less? Key Factors
There’s no universal answer. The right calculation depends on:
- Repair cost: Get a written estimate before making this decision. The total cost is the foundation of the comparison.
- Age and condition of damaged components: Older components attract more ICBC depreciation. A 15-year-old door may receive an ACV far below replacement cost, making the ICBC route more expensive for the strata than paying the deductible and claiming replacement cost through the strata insurer.
- Strata’s deductible amount: A $2,500 deductible on a $6,000 repair is a very different situation than a $10,000 deductible on the same job.
- Strata’s claims history: Filing a claim through the strata insurer for a minor repair that barely exceeds the deductible may not be worth the premium impact over subsequent years.
- At-fault driver identified or not: If the driver is unknown, ICBC third-party recovery is still possible but more complex.
How CCGDS Supports Strata Councils
We provide detailed written estimates that make this comparison straightforward. Once you have the actual repair cost and the ICBC ACV offer in hand, the calculation is usually clear. Our estimates work for both ICBC adjuster review and strata insurance purposes, with clear trade demarcation so each insurer knows exactly what scope applies.
We’ve worked with strata councils and property managers across Richmond, Vancouver, Burnaby, Surrey, Coquitlam, and Metro Vancouver on vehicle-impact claims of all sizes.
Call (604) 206-5727 for a same-day assessment. More about our strata vehicle-impact services.
Frequently Asked Questions
Should a strata go through ICBC or their own insurer after a vehicle hits the building?
It depends on three things: the actual repair cost, the strata’s deductible, and the age of the damaged components. Get a written estimate first. If the door is old enough that ICBC’s depreciated value is well below replacement cost, the strata insurer’s replacement-cost policy may produce a better result even after paying the deductible.
Does an ICBC third-party property claim affect the strata’s insurance premiums?
No. An ICBC third-party claim is made against the at-fault driver’s policy, not the strata’s own insurer. It doesn’t affect the strata’s premium or claims history. Filing through the strata’s own insurer does go on the strata’s loss history and can affect future premiums.
What if the driver who hit our strata building drove off without stopping?
You can still pursue an ICBC claim for unidentified drivers, though the process is more complex. Report it to ICBC at 604-520-8222 and document everything: photos, any witness information, and any available security camera footage. Your strata insurer may be the faster path in a hit-and-run situation.
How do I get a repair estimate for a strata vehicle-impact claim in Metro Vancouver?
Call (604) 206-5727. We’re experienced with strata insurance contexts, can produce estimates that clearly separate door and operator scope from structural scope, and respond the same day on active insurance claims across Metro Vancouver.