Independent strata building inspections in BC. One continuous building record.
Sentinel reviews visible common property and building components to help identify concerns that may require maintenance, monitoring, repair, or further review by the appropriate professional. Every inspection feeds the same building record, so each quarter is compared against the last rather than started fresh, and every owner has documented evidence of how their property has been cared for.
Sentinel inspections are visual and non-destructive, and Sentinel is not an engineering or architectural firm. That is the point: we do not carry out or manage repair work, and every finding that needs a stamp goes to the professional who can give it. Read the full scope of our services.
Initial inspection
A comprehensive baseline inspection of every newly enrolled building. Reviews envelope, drainage, visible indicators of movement or distress, safety conditions, and general maintenance performance. Where indicators of movement or distress are found, they are referred to a structural engineer. The output is a clear technical understanding of where the building stands today and what needs attention first.
Quarterly inspections
Structured inspections every quarter that monitor building systems, track deterioration patterns, and produce photo documentation with preventative recommendations and clear reporting for building stakeholders. Conditions are compared against prior quarters, not discovered fresh.
A call within 2 hours
If an inspection finds something Urgent, Sentinel calls council within 2 hours of leaving site, then follows with the written report. Sentinel is not an emergency service. For an emergency, call 911 or an emergency contractor.
QC Program
A Sentinel inspector attends while a trade works, then documents and reports on what was done. Billed hourly plus travel, separate from membership.
See what a Sentinel report looks like
A real inspection report from one of our founding communities, with names and addresses removed.
The eleven systems we see fail most often.
These are the systems where Sentinel most often finds developing problems across BC multi-family buildings. Every inspection, baseline or quarterly, works through all eleven.
Site & Drainage
Grading and surface water flow, pavement and walkways, retaining walls, perimeter fencing, drainage paths, window wells, and surface water accumulation.
Building Envelope
Exterior cladding and siding, sealant and caulking joints, expansion joints, penetrations, flashings, water staining, and signs of moisture infiltration across all building faces.
Windows & Doors
Seal condition, moisture staining, frame and hardware condition, flashing, and weatherproofing across common-property windows and doors.
Balconies & Decks
Visible condition of guards, railings, and their fixings, deck membrane condition, drainage, and the condition of soffits below. Railings tested by hand pressure, never by leaning. Building Code compliance of guards is referred to the appropriate professional.
Roof Systems
Roofing material and membrane condition, flashings, penetrations, gutters and downspouts, drainage outlets, ponding, and edge conditions. We use a drone for roofs that cannot be safely reached by ladder.
Drainage Systems
Gutters, downspouts, surface drainage, grading, and underground drain access, with special attention before and after winter when most water damage occurs.
Mechanical & Electrical
Visual inspection of exterior mechanical penetrations, exposed wiring, equipment protection, and the visible condition of common-area mechanical and electrical systems. Visible sprinkler damage, obstruction, or missing signage is noted for the record. Sprinkler system condition is referred to a certified fire protection technician.
Common Areas
Lobbies, corridors, stairwells, parkade, elevator (visual), mechanical rooms, and storage areas. Checking for water ingress, concrete condition, lighting, and safety.
Wood & Susceptible Materials
Wood and decay-prone materials throughout the property: entry decking, stairs, posts, railings, beams, trim, and any timber surfaces. Rot, decay, moisture damage, and early signs of deterioration before they spread.
Security & Exterior Integrity
Common exterior doors closing, latching, and locking correctly, the condition and function of security cameras, and any signs of vandalism or unauthorized access, all documented for the record.
Landscaping & Grounds Impact
How the grounds affect the building itself: soil or backfill mounded against siding, vegetation or tree roots growing against the structure, damaged or hazardous trees, and visible grade and drainage changes that direct water toward the building rather than away. Where ground movement is suspected, it is referred to a geotechnical engineer.
Deterioration is inevitable. Surprise is not.
Your asset is only as sound as the envelope that surrounds it. Start with a short virtual presentation. We walk through what Sentinel does, answer questions, and let you decide if it fits. No proposal, no commitment, no pressure.