Updated 16 July 2026: Orchard House lessees are currently billed $7.5 million dollars of repair and modernization costs that will likely lead to bankruptcy for some who barely survived earlier large billings. Already many lessees have had to move out to compromised accommodation so they can rent their suites to tenants for the revenue needed to pay the bills.
Westsea told us in a letter dated 8 July 2026 and in a separate bill that it is proceeding immediately to replace all water pipes in the building at a cost of over $5 million. This expense is imposed on lessees who are already struggling to pay $2.4 million for an upgraded fire alarm system, detailed below. Unless pipe replacement is urgent—we have seen no indication of that—the new bill atop the one already being collected arguably exceeds the lessor’s lease-required “prudent and reasonable discretion” when incurring costs. I’ll again write Housing Minister Boyle asking for legislation to protect us, as should all Orchard House lessees. We could also go to court again, but shouldn’t have to; we need regulation of lessor behavior.
On the topic of whether concurrent billing for two very costly projects was necessary, or perhaps is in breach of the landlord’s required exercise of “prudent and reasonable discretion” in incurring costs at our expense, lessee Hugh Trenchard has written the company a comprehensive letter requesting disclosure. Housing ministry staff should note its contents.
Lessees had received notice in November 2025 of a $2.4 million expense for fire alarm replacement/upgrade, and the bill arrived in March, 2026, listing each suite’s required payments over 12 months to cover $2,439,084 for fire alarm system replacement and assessment of the low-voltage electrical service to each suite. The electrical evaluation was completed in May 2026 and the fire alarm system to today’s standards has begun its one-year installation. The improved system is not required by municipal or provincial law, but a fire inspector I asked about it said, “It’s a good idea”.
As usual, Westsea has refused my request to disclose documentation about the need for the new alarm system, the bidding process or the contract for the work. The company’s reply portrays itself as conscientious and boasts that it issues annual audited financial statements, as if an auditor simply confirming that $2.4 million of our money was spent on a new fire alarm system tells us anything.
My request noted that disclosure could reassure lessees of the need for and legitimacy of the fire alarm project, but the reply, in summary was: ‘tell someone who cares’. I pointed out that disclosure could help lessees obtain financing to pay their share, which for some lessees is $16,415: ‘not our problem’. I stressed that disclosure could satisfy prospective suite assignment buyers of the project’s value, leading to sales that some lessees desperately need. The reply was that the lease has no provision for lessees to, “…question the costs of or to obtain detailed disclosure about any specific category of operating expenses”. It closes with the usual BS about the need for confidentiality.
I wrote B.C. Minister of Housing about these crushing bills. ‘No reply yet, but she recently replied to Vancouver lessee Ron Fisher as follows, with my clarifications in brackets: “Ministry staff are actively reviewing the (2024 public) consultation data and continuing (their) policy work to ensure thoughtful and informed decision making in this complex policy area.”
Pending-project notices; October 2025 and earlier:
Major expenses for mechanical projects were billed to Orchard House lessees during 2024 and 2025, with another round expected in 2026. The first of two letters in August 2024 told lessees to make six monthly payments beginning in October, which per suite total as follows: about $3,600 for studios, $5,000 for one-bedrooms and $7,000 for two-bedroom suites, which have three different sizes. The total of almost $1,354,461 includes a shortfall of $297,461 that was billed in June of 2025.
The phased project was for “boiler replacement” plus refurbishment of the hot tub. It appears that both the space heating and tap hot-water boilers were replaced, which these days should mean more efficient sharing of natural gas-fired heating of the two water systems. Technical note: heating hot water has rust inhibitor added to it and runs in a “closed” system; it is separate from tap hot water. The flue system to the roof was also replaced.
The second letter dated 19 August 2024 told lessees of further pending projects, such as “water system re-piping” and replacement of “low-voltage meter stack and fire alarm, etc.”, giving no estimate for the first, but $350,000 for the second.
Back in November of 2023 lessees had been sent a notice of these upcoming projects, which vastly under-estimated the pending expenses.
Some lessees have not been able to pay these bills, so have sold their suite assignments or moved to lower-quality accommodation (mom’s basement?, a friend’s couch?), so they can rent their suite for the needed income. Orchard House has a declining number of resident lessees. An earlier round of such billings and suite assignment sales (sometimes at a loss… bankruptcies?) occured 2010 – 2016. In those years the second phase of exterior glazing replacement, re-roofing, re-decking the parking garage roof, etc., totaled almost $30,000 for studios, $45,000 for one-bedroom suites, and $60,000 for two-bedroom suites.
In September of 2024 I wrote to MLAs and the Ministry of Housing about the impact of these new bills on Orchard House lessees, and also reminded them of the tragedy unfolding at Surrey’s Sun Creek Estates, where wood-frame building refurbishments over several years are costing lessees more than $200,000 each.
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