BFL's Strata Protect & Condo Protect packages have been designed to offer unique coverages that are unmatched in the marketplace. We provide a summary of each of the eleven coverages below.


  • Property Insurance

    A strata/condo corporation must obtain and maintain property insurance on the common property. The property insurance must be on the basis of full replacement value, and insure against major perils, as set out in the regulations, and any other perils specified in the bylaws. “Major Perils" are defined in British Columbia as: fire, lightning, smoke, windstorm, hail, explosion, water escape, strikes, riots or civil commotion, impact by aircraft and vehicles, vandalism and malicious acts. In Alberta the “Major Perils” are defined as: fire, leakage from fire protective equipment, lightning, smoke, windstorm and hail.

    Under the Strata Protect & Condo Protect programs, the minimum requirements are met; however BFL also endeavored to create a better product that covers your strata/condo corporation against common perils such as:

    • Earthquake;
    • Tsunami and flood;
    • Sewer backup;
    • Terrorism;
    • Water ingress,  and much more.
  • Crime Insurance

    Crime insurance is designed to respond to claims for misappropriation of funds by the strata corporation’s agents, employees and volunteers.

    Under Strata Protect & Condo Protect, we offer comprehensive defense against crime perils such as: 

    • Comprehensive Dishonesty, Disappearance and Destruction, including fidelity;
    • Covers theft losses inside and outside the premises;
    • Covers the contingency reserve fund;
    • Kicks in from dollar one with no deductible.
  • Commercial General Liability

    Commercial General Liability insurance, or CGL, protects the strata/condo and its employees against claims by third party claimants for bodily injury, property damage and personal injury, whether a law suit is filed or not.

    A strata/condo corporation must obtain and maintain liability insurance to insure the corporation against liability for property damage and bodily injury. The minimum requirements start at $2,000,000 but based on claims experience the BFL team has recognised the need for much higher limits of insurance. Our base limit now starts at $30 million to consider awards for damages from a catastrophic injury claim.  

    Under Strata Protect and Condo Protect we offer:

    • Comprehensive suite of liability coverages;
    • Base limit starting at $30,000,000;
    • Property Manager Extension.
  • Glass Breakage

    Accidental glass breakage is typically not an insured peril under the Property Insurance section.

    Under Strata Protect and Condo Protect, we offer glass repair and replacement services of exterior building glass and door glass of all buildings on described premises for accidental breakage. Your glass coverage offers:

    • 24 hour emergency service
    • 2 hour response time
    • Lifetime guarantee and warranty on product and workmanship
  • Directors and Officers Liability

    Under the Strata Property Act and the Condominium Property Act, council members are held to the same standards as that expected of the directors of companies and non-profit organizations. Assigning duties to others, including a property manager, will not free the council members from liability.

    A standard addition to most strata/condo corporation policies is Directors and Officers (D&O) Liability coverage. D&O liability insurance is intended to react to any claims made against the strata/condo corporation’s management (being the members of council and the property manager) in respect of any errors or omissions made by council members in the exercise of their duties. The strata/condo corporation should be included as a named insured to the D&O liability coverage. If some of council’s responsibilities have been entrusted to non - members, such as committee members, consideration should be given to adding these persons as an insured.

    Under the Strata Protect and Condo Protect Directors and Officers Liability insurance policy we include coverage for:

    • The corporation, council members (past, present and future) and the property manager with no deductible. Our policy will even consider council members prior to our policy coming into effect.
    • Defense costs are in addition to the limit and the policy includes employment practices claims and human rights complaints at no additional cost and with no sub-limit.
  • Equipment Breakdown

    Equipment breakdowns happen more often than you'd expect and often can be quite costly. Accidents can occur through mechanical breakdown, electrical arcing, power surges or brownouts, cracking, bulging, explosion, implosion and centrifugal force. These accidents are all excluded from property insurance.

    Under the Strata Protect and Condo Protect Equipment Breakdown policy we include a deductible waiver losses over $25,000 and additional living expenses of $1 million ($25K per unit).  We also cover a comprehensive list of common building equipment such as:

    • Main fire and electrical panels;
    • Off Premises Power loss;
    • Ammonia Contamination;
    • Boiler and HVAC system breakdown.
  • Pollution

    Under the Environmental Management Act, a strata/condo corporation may be held liable for the cost of clean up of a "contaminated site"  which means an area of the land in which the soil or any groundwater lying beneath it, or the water or the underlying sediment, contains:

    (a) a hazardous waste, or

    (b) another prescribed substance

    Under the Strata Protect and Condo Protect Pollution Liability policy we can take care of allegations for a possible pollution exposure, founded or unfounded.  We have included very practical coverage to protect the corporation from pollution exposure perils such as:

    • Gradual release pollution events;
    • Retrospective cover looks back in time and responds when a claim is made;
    • Discovery of underground storage tanks.
  • Volunteer Accident

    When an accident occurs on the property of a strata/condo corporation whereby the strata/condo may have been negligent, the Commercial General Liability coverage will function to cover that risk. When an accident occurs whereby the strata/condo is not negligent, the strata/condo and its CGL insurer are not obligated to compensate an injured volunteer while he/she is helping out. 

    Under Strata Protect and Condo Protect, Volunteer Accident coverage functions to offer no-fault benefits after an accident for volunteers and those “family members” of owners of the strata/condo under the age of 85 of up to $100,000 (options for higher limits) in case where the strata corporation is not liable.

  • Legal Expenses

    Legal costs incurred due to a lawsuit, founded or unfounded, can be devastating to a strata/condo corporation’s contingency reserve fund.

    Under Strata Protect and Condo Protect, the exclusive Legal Protection Insurance pays for your legal fees to pursue your legal rights in many civil actions such as damage to property, legal nuisance, trespass, bodily injury due to an accident, disputes with vendors and even some disputes with unit owners.

  • Riot, Civil Commotion and Terrorism

    A new BC Insurance Act introduced in July 2012 confirmed insurers cannot exclude damage by fire to residential properties following a terrorist event.

    Under Strata Protect and Condo Protect, we included a limited broad terrorism product that protects against riots, strikes, civil commotion, malicious damage and/or direct terrorist activity.

  • Privacy Breach

    The Personal Information and Protection Act (PIPA) governs the collection, use and disclosure of personal information by organizations in a manner that recognizes both the right of individuals to protect their personal information and the need of organizations to collect, use or disclose personal information for purposes that a reasonable person would consider appropriate in the circumstances. It is the responsibility of the strata/condo corporation to know and adhere to PIPA legislation.

    Under Strata Protect and Condo Protect you are covered for the costs resulting from Privacy Breach Perils such as:

    • “Lost Hardware” e.g. a lost USB drive;
    • “DNS Cache Poisoning” e.g. Personal information is exposed online by spyware, worm or malware;
    • “Accidental Communication” e.g. An email sent to the wrong person containing personal information;
    • “Accidental Publication” and much more.

    The Privacy Breach coverage includes proactive consulting services to help strata and condo corporations meet all legislated requirements and reactive assistance should an information breach occur.