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This website provides information about the wind-up and court ordered sale process of the Joyce Place Strata, Strata Plan LMS 992, with properties located at 3362-3376, 3378, 3380, 3382 and 3384 Vanness Avenue, Vancouver, B.C.

This page is for information purposes only and you should consult your professional adviser if you have any questions or are uncertain as to your rights or obligations.

Wind-Up Petition

On July 7, 2021, the Owners, Strata Plan LMS 992 (“Joyce Place”) held a special general meeting to consider resolutions (the “Wind-Up Resolutions”) to wind-up Joyce Place and appoint Crowe MacKay & Company Ltd. (the “Liquidator”) as the liquidator of the strata pursuant to section 277 of the Strata Property Act. The Wind-Up Resolutions passed.

On September 2, 2021, the Owners, Strata Plan LMS 992, commenced a petition in the B.C. Supreme Court seeking an order confirming the Wind-Up Resolutions (the “Wind-Up Petition”). On October 19, 2022, Justice Marzari issued Reasons for Judgment in the Wind-Up Petition granting all of the orders sought, including confirmation of the wind-up of Joyce Place, confirmation of Crowe MacKay & Company Ltd. as the Liquidator for Joyce Place and approval of the sale of Joyce Place to Intracorp Vanness Limited Partnership (“Intracorp”) pursuant to the terms of a Purchase and Sale Agreement dated January 11, 2021 (the “PSA”).

The PSA was amended a number of times resulting in the extension of the completion date to September 9, 2024.

Copies of the Petition, Orders, supporting affidavits and all other material in the Wind-Up Petition are available for download at the links below under the heading Wind-Up Petition.

Current Status/Sale to Intracorp

On September 9, 2024, the windup and sale of the Joyce Place lands to Intracorp completed.

However, at closing Intracorp disputed its liability to pay the purchase price adjustment (“PPA”) as set out in Schedule ‘G’ of the PSA and did not pay that sum on closing. Further, Intracorp alleges that the Joyce Place Strata was in breach of the PSA for failing to maintain the buildings adequately. Specifically, asserted that the fire alarm system was not working and that the eight townhouses were in disrepair and subject to a by-law prosecution by the City of Vancouver.

On September 9, 2024, Intracorp commenced a civil claim against the Joyce Place Strata and the Liquidator for the alleged breaches of the PSA (the “Intracorp Claim”). Intracorp also obtained a court order that the Liquidator must hold in trust at least $525,000 of the Joyce Place Strata special levy funds as security for the Intracorp claim pending further court order or an agreement between the parties. As a result, a significant portion of the strata levy funds continue to be held back in the trust account of Lawson Lundell LLP pending further direction of the Court.

In response to the Intracorp Claim, the Liquidator commenced a counterclaim against Intracorp seeking to enforce the PPA.

On March 11, 2025, the Liquidator filed a Notice of Application (“NOA”) seeking the full dismissal of Intracorp’s claim against Joyce Place. The NOA relies on a variety of affidavit evidence, including various professional inspection reports confirming that, as of the closing date, the Joyce Place fire alarm system was fully operational and the Townhouses remained in substantially the same condition as they were on January 11, 2021, the date the PSA was signed. The evidence also establishes that the transfer of the Joyce Place property to Intracorp effectively concluded the bylaw prosecution against the Joyce Place Strata by the City of Vancouver. Intracorp filed an Application Response and responding affidavits on May 30, 2025, opposing the relief sought by the Liquidator.

The NOA was initially set for hearing on April 24, 2025 and was later re-set for September 26, 2025. By agreement with Intracorp’s lawyers, the hearing date of that application was adjourned and the Liquidator will attempt to re-set that application for early January 2026.

In preparation for the hearing of the NOA, lawyers for each party conducted examinations for discovery of a representative of the opposing party on September 8 and 9, 2025. The transcripts were received on October 7, 2025 and the Liquidator will be incorporating information obtained from that examination in its materials for the NOA hearing.

On October 3, 2025, the Liquidator filed a Notice of Application seeking an order that Intracorp pay to the Liquidator the PPA amount of $3,195,129.29, plus pre-judgement interest from September 9, 2025 (the “PPA Application”). In support of the PPA Application, the Liquidator filed affidavit evidence that, among other things, calculated the purchase price increase based on the assessed values obtained from BC Assessment of all the comparable strata lots in all six comparable developments. In that same affidavit, the Liquidator appended a report prepared by a real estate planning and development expert who opined that the changes alleged by Intracorp to exclude the six comparable developments used to calculate the PPA do not increase the market value of those developments as argued by Intracorp. The Liquidator also filed an affidavit of an employee of BC Assessment who stated that BC Assessment did not make any value adjustments to reflect anything in the nature of the factors set out in Schedule ‘G’ of the PSA. In the Liquidator’s view, this evidence establishes that the six comparable developments remain applicable and the PPA is enforceable.

The PPA Application was initially set for hearing on October 23, 2025, but was adjourned by agreement with Intracorp’s lawyers. The Liquidator seeks to have this application re-set for January 2026 to be heard at the same time as the NOA.

Copies of the Intracorp Claim, the Joyce Place counterclaim, the NOA and Intracorp’s Application Response, the PPA Application, each party’s List of Documents, all affidavit material and the court order are available for download at the links below under the heading Intracorp Claim.

PSA Density Bonus

Schedule ‘F’ of the PSA provides for the possible payment of a Density Bonus. Under the PSA, the Density Bonus, if any, would be payable at the time of the “Construction Commencement Date”, should Intracorp demolish and redevelop within the next 5 years. As a result, the Density Bonus is not immediately payable. The Density Bonus is contingent upon a series of future events, such as Intracorp obtaining its permits from City of Vancouver, etc.

Former Joyce Place Strata owners may have a future claim for the Density Bonus if Intracorp does proceed with redevelopment. In completing the closing, the Liquidator explicitly reserved the rights of the owners to pursue Intracorp for both the PPA and the Density Bonus in future, should one become payable.

Contact Details

As a result of the completion of the sale under the PSA and the transfer of the Joyce Place Strata lands to Intracorp, the Joyce Place Strata was dissolved and no longer exists. The strata property management services of Dwell Property Management Ltd. (Leo Chan) came to an end. For any and all building related issues, occupants of Joyce Place should contact:

Annarita Ndwiga
Atira Property Management Inc.
Email: Annarita_Ndwiga@atira.ca

Please notify the Liquidator if your email or mailing address changes in future, so that you can be provided with relevant updates on matters such as the Intracorp Claim, the payment of the PPA and the eligibility and payment of the Density Bonus.

Should you have any questions or concerns, the Liquidator’s contact information is:

Crowe MacKay & Company Ltd.

1100-1177 West Hastings Street

Vancouver, BC V6E 4T5 Attn: Derek Lai

joyceplace@crowemackay.ca

Letters to Owners

Wind-Up Petition

Intracorp Claim

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