Roof Moss Removal for Strata and Condo Complexes in Greater Victoria
If you sit on a strata council in Greater Victoria, you’re likely aware that regular roof moss removal is a necessity. Vancouver Island’s wet, mild winters and tree-shaded properties create ideal conditions for moss growth, and multi-unit buildings are no exception.
For an individual homeowner, moss may seem like a routine maintenance concern. For a strata corporation, it can become a liability issue, a budget consideration and an important part of long-term asset planning.
Here is what strata councils and property managers should know before hiring a contractor for roof moss removal.
Learn more about Thomson Roof’s strata property services.
Why Roof Moss Is a Strata Liability Issue
On most strata properties, the roof is common property. This generally means the strata corporation, rather than individual owners, is responsible for maintaining it.
The roof’s condition may also be documented and evaluated through the strata corporation’s depreciation report.
As of July 1, 2024, BC strata corporations with five or more strata lots can no longer waive or defer depreciation reports. A new report must generally be completed at least once every five years by a qualified professional.
Strata corporations in the Capital Regional District that have never obtained a depreciation report, or whose most recent report predates December 31, 2020, face a July 1, 2026 deadline.
The Vancouver Island Strata Owners Association and the Province of British Columbia’s strata housing resources provide more information about these requirements.
What does this have to do with moss?
A depreciation report estimates the remaining service life and replacement cost of major building components, including the roof.
Moss can hold moisture against roofing materials, lift the edges of shingles and contribute to premature wear. A roof that has been covered by thick moss for years may be assessed differently from one with a documented professional maintenance history.
That difference can influence contingency reserve planning and the information prospective buyers see when reviewing strata documents.
There may also be insurance implications. Visible deferred maintenance is something insurers and brokers may ask about during renewal. A strata council that can demonstrate consistent, professional roof maintenance is in a stronger position than one without clear maintenance records.
What Strata Councils Should Require From a Roof Moss Contractor
Strata councils have a responsibility to hire contractors carefully. Before anyone begins working on a multi-unit roof, the council or property manager should request the following information in writing.
WorkSafeBC registration in good standing
When a contractor is not registered or has unpaid premiums, the organization that hired them may potentially be held responsible for those premiums.
Ask the contractor to provide a current WorkSafeBC clearance letter before work begins. WorkSafeBC explains why clearance letters matter when hiring contractors.
Thomson Roof is registered with WorkSafeBC and is prepared to provide the appropriate documentation.
Commercial liability insurance
The contractor should carry enough liability insurance for commercial and multi-unit work.
Thomson Roof carries more than $5 million in liability insurance for commercial and strata projects.
A roof-safe removal method
Pressure washing can strip protective granules from asphalt shingles and may shorten the life of the roof.
Thomson Roof removes moss by hand rather than pressure washing. The roof is then treated with a non-toxic solution that is safe for pets and surrounding landscaping when used as directed.
A written guarantee
A reputable contractor should clearly explain what happens after the initial service and whether the work is guaranteed.
Thomson Roof backs its roof moss removal work with a one- to two-year maintenance guarantee.
Relevant experience and references
Ask how long the company has been operating and whether it has completed comparable work on multi-unit or strata properties.
Thomson Roof has served more than 10,000 clients throughout Greater Victoria over more than 40 years and holds an A+ rating with the Better Business Bureau. A reputable vendor should be able to provide this information without hesitation.
Explore Thomson Roof’s commercial and multi-unit roofing services.
How Multi-Building Assessments and Scheduling Work
Strata projects require a different approach from single-home roof maintenance. The process must account for multiple buildings, occupied units, resident access, parking and communication with property management.
Each building is assessed individually
Every roof should be evaluated based on its actual condition, including:
- Roof size and pitch
- Moss depth and coverage
- Roofing material
- Building access
- Shade and surrounding vegetation
- Safety requirements
Conditions may vary considerably between buildings within the same complex. One roof may receive more sunlight, while another may remain shaded and damp for much of the year.
The council receives a written quote
A strata council needs documentation it can review at a meeting and include with its records.
The quote should clearly identify what is included, such as:
- Manual roof moss removal
- Roof treatment
- Debris cleanup
- Gutter cleanup
- Scheduling details
- Guarantee terms
Work is coordinated to minimize disruption
Roof work on occupied buildings requires careful planning. Residents may need advance notice about parking, patios, entrances or other areas affected by the work.
The contractor should provide the property manager with a clear schedule and a consistent point of contact throughout the project.
What VISOA Membership Means for Strata Councils
The Vancouver Island Strata Owners Association has provided education, support and advocacy for BC strata owners and councils since 1973.
Many councils throughout Greater Victoria use its educational resources and business directory when researching service providers.
Thomson Roof is a VISOA member.
VISOA membership does not replace the need to verify a contractor’s insurance, experience and WorkSafeBC standing. It does, however, show that the company participates in the strata community and operates within an environment where accountability and education are valued.
Proactive Roof Maintenance vs. Reactive Replacement
Roof moss removal is a manageable maintenance expense. Premature roof replacement across several buildings can become a major capital expense or special-levy event.
Moss holds moisture against roofing materials and can contribute to deterioration over time. In Greater Victoria’s climate, it is unlikely to disappear without intervention.
When moss is allowed to become deeply established, the strata may face roof repairs or replacement sooner than expected. The resulting costs may affect the contingency reserve fund or require additional contributions from owners.
A proactive maintenance cycle offers a more predictable alternative.
Manual removal and treatment completed on an appropriate schedule can:
- Help roofing materials reach their expected service life
- Reduce the risk of avoidable moss-related deterioration
- Create a documented maintenance history
- Support long-term depreciation planning
- Turn an unpredictable capital concern into a manageable operating expense
Thomson Roof’s one- to two-year maintenance guarantee is designed to support this proactive approach.
Frequently Asked Questions About Strata Roof Moss Removal
Who is responsible for roof moss on a strata property?
The roof is generally considered common property, making its maintenance the responsibility of the strata corporation. The work is typically managed by the strata council or property manager and funded according to the strata corporation’s bylaws and financial plan.
Councils should review their strata plan and bylaws or obtain professional advice when responsibility is unclear.
Can roof moss affect a depreciation report?
Yes. Depreciation reports estimate the remaining service life and replacement cost of major building components, including the roof.
A documented maintenance history may help demonstrate that the roof is being properly cared for, while visible neglect or deterioration may affect its assessed condition and projected service life.
What insurance should a roof moss contractor carry?
A contractor working on strata or commercial buildings should carry commercial-grade liability insurance. The council should also confirm that the contractor is registered with WorkSafeBC and request a current clearance letter before work begins.
Thomson Roof carries more than $5 million in liability insurance for strata and commercial work.
Can every building in a strata complex be serviced at once?
Potentially. Each building must first be assessed based on its condition, access and safety requirements.
The final schedule can then be coordinated with the property manager to reduce disruption for residents. Councils should ask the contractor to assess the entire property when requesting a quote.
Is pressure washing a good way to remove roof moss?
Pressure washing is not recommended for asphalt shingles because it can remove protective granules and damage the roofing material.
Thomson Roof removes moss manually and applies a roof-safe treatment rather than pressure washing the shingles.
Book a Strata Roof Assessment
Whether your strata council is preparing for a depreciation report, reviewing its maintenance plan or responding to visible moss growth, the first step is a professional property assessment.
Thomson Roof can inspect each building, document the roof conditions and provide a clear written quote for the council’s review.