What insurance do I need for a bathroom renovation in a Vancouver strata building?

You need three layers of insurance for a bathroom renovation in a Vancouver strata building: your contractor's commercial general liability insurance, your contractor's WorkSafeBC coverage, and your own strata unit owner's insurance policy with adequate renovation coverage. Missing any one of these leaves you financially exposed to potentially devastating costs if something goes wrong during the renovation.

Your contractor's commercial general liability (CGL) insurance is the first and most critical requirement. Most Metro Vancouver strata corporations require a minimum of $2 million in CGL coverage, and an increasing number of newer buildings and large complexes now require $5 million. The insurance certificate must name your strata corporation as an additional insured for the duration of the renovation project. This means if your contractor accidentally damages common property — flooding a hallway, damaging an elevator, or causing water damage to units below — the contractor's insurance responds to the claim rather than the strata's insurance (which would result in a special levy to all owners, including you). Request the insurance certificate directly from your contractor's insurance broker, not just a verbal confirmation from the contractor. Verify the policy is current and will remain active through the entire renovation timeline plus a reasonable completion buffer.

WorkSafeBC coverage is the second essential piece. Under BC law, if a worker is injured on your renovation project and the contractor does not have active WorkSafeBC coverage, you as the property owner can be held liable for the workers' compensation claim. A WorkSafeBC clearance letter confirms your contractor has an active account and is current on premium payments. Request a clearance letter dated within 30 days of your project start date. You can also verify a contractor's WorkSafeBC status online through the WorkSafeBC employer search tool.

Your personal strata unit owner's insurance — often called an HO-6 or condo owner's policy — is the third layer, and this is the one many homeowners overlook. Your strata corporation carries a master insurance policy on the building, but this policy covers the building structure and common property, not your personal improvements, fixtures, or liability as a unit owner. Your unit owner's policy should include several specific coverages relevant to a bathroom renovation.

Betterments and improvements coverage protects the value of your renovation investment. If your newly renovated bathroom is damaged by a covered peril (fire, water damage from a unit above, burst pipe), this coverage pays to restore your improvements to their renovated condition rather than the original builder-standard condition. For a bathroom renovation costing $15,000 to $40,000, ensure your betterments coverage is at least this amount. Many Metro Vancouver unit owners carry $50,000 to $150,000 in betterments coverage across their entire unit.

Personal liability coverage of at least $2 million protects you if someone is injured in your unit during or after the renovation, or if your renovation causes damage to another unit or common property. While your contractor's CGL insurance should cover contractor-caused damage, there are scenarios where liability falls to the unit owner — for example, if you directed the contractor to do something that caused damage, or if a defect in the renovation causes damage after the contractor's involvement has ended.

Loss assessment coverage protects you if the strata corporation levies a special assessment related to an insured loss. If your bathroom renovation causes water damage that triggers a claim against the strata's master policy, the strata's insurance deductible (which can be $25,000 to $100,000 or more in Metro Vancouver buildings) may be charged back to you as the unit owner whose renovation caused the loss. Loss assessment coverage in your unit owner's policy helps cover this cost. Most strata insurance experts in Metro Vancouver recommend at least $100,000 in loss assessment coverage.

Before your renovation begins, contact your insurance broker to review your unit owner's policy. Inform them of the renovation scope and value, and ask specifically about betterments coverage limits, whether the renovation is covered during construction (some policies exclude damage during active renovation), and whether your deductible is appropriate. A policy review and adjustment typically costs nothing — premium increases for additional betterments coverage are usually modest, often $50 to $150 per year for an additional $50,000 in coverage.

One final note — some Metro Vancouver strata corporations now require unit owners to provide proof of their personal unit owner's insurance as part of the renovation application, in addition to the contractor's insurance. Even if your strata does not require this, having adequate personal insurance is essential protection for what is likely one of the most expensive improvements you will make to your condo.