EPR vs Depreciation Report — Metro Vancouver Strata

What this means for Metro Vancouver strata councils

This guide covers epr vs depreciation report for strata corporations across Metro Vancouver. The requirements are province-wide, but two things are local to your council — the deadline you are working toward and the kind of building you manage.

Metro Vancouver carries the largest concentration of strata corporations in British Columbia — concrete highrises through Vancouver, Burnaby Metrotown, Coquitlam Burquitlam, and the New Westminster waterfront; townhouse-dominant stock through Surrey, Langley, Maple Ridge, and Delta; and 1980s wood-frame walk-ups still common across the older neighbourhoods. The region's deadline pressure (December 31, 2026 for EPRs, and a July 1, 2026 Depreciation Report deadline that has now passed) puts most councils in active planning mode.

Electrical Planning Report (EPR): due December 31, 2026 for Metro Vancouver stratas of five or more lots, under the Strata Property Act.
Depreciation Report: was due July 1, 2026 — that deadline has now passed if the strata has never had a report or its most recent report predates December 31, 2020.

The full guide

No — the Electrical Planning Report is not the same as the Depreciation Report. They are two separate statutory requirements under BC strata law, prepared as separate documents with separate deadlines. Councils routinely mix them up because both come due within a couple of years of each other — but they answer different questions.

The Electrical Planning Report answers a capacity question

The EPR is about electricity: how much load the building's electrical service can carry, what is constraining it, and what electrification (EV charging, heat pumps, electric hot water) will require. It is due by December 31, 2026 for stratas in Metro Vancouver, the Fraser Valley, and the Capital Regional District, and by December 31, 2028 elsewhere in BC.

The Depreciation Report answers a financial question

The Depreciation Report projects the cost of repairing and replacing common property and assets over a 30-year horizon and translates that into a contingency reserve fund plan. It was due by July 1, 2026 in Metro Vancouver, the Fraser Valley, and the Capital Regional District — a deadline that has now passed — and is due by July 1, 2027 in the rest of BC, for stratas that have never had one or whose most recent report predates December 31, 2020. It then renews on a five-year cycle.

Why they belong together

The two reports share inputs. The electrical service condition and the capital-renewal picture that an EPR surfaces feed directly into a credible Depreciation Report — an electrical upgrade the EPR recommends is exactly the kind of future cost a reserve fund needs to anticipate. Commissioning both together keeps a building's electrical and financial planning consistent and avoids duplicate site work.

Same Qualified Persons

Both reports are prepared by a Qualified Person under BC strata law. For an EPR that is a P.Eng, P.L.Eng., AScT, or Certified Technician (Part 3 buildings) or a Journeyperson Electrician (Part 9 buildings); a Depreciation Report uses the same P.Eng, P.L.Eng., AScT, or Certified Technician credentials. CF Electrical Services prepares both.

Next steps for Metro Vancouver councils

When your council is ready to act, CF Electrical Services prepares Electrical Planning Reports, EV Ready Plans, and Depreciation Reports for stratas across Metro Vancouver — the statutory reports signed and sealed by the credential the regulation calls for, and everything written in plain language for the council and owners who have to use it. When the plan becomes a project, we can manage that too.

See all Metro Vancouver strata services, or browse the full guide library.

Written by CF Electrical Services — BC strata electrical consulting: Electrical Planning Reports, EV Ready Plans, and electrification project management, plus Depreciation Reports. Published June 4, 2026.

EPR vs Depreciation Report — Metro Vancouver FAQs

What are the EPR and Depreciation Report deadlines for Metro Vancouver stratas?

Strata corporations across Metro Vancouver of five or more lots must have a current Electrical Planning Report by December 31, 2026 under the Strata Property Act. The Depreciation Report deadline was July 1, 2026 — now passed — for stratas that have never had one or whose most recent report predates December 31, 2020.

Are the Electrical Planning Report and the Depreciation Report the same report?

No. The EPR assesses electrical capacity and future electrification; the Depreciation Report projects 30-year repair and replacement costs for the contingency reserve fund. They are separate statutory requirements with separate deadlines, and a strata generally needs both.

Can the EPR and Depreciation Report be combined?

Yes. The two reports share site inspections and data inputs, so commissioning them together is faster and less disruptive than running two separate engagements.

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