Most services bury their limits in the fine print. Ours are on their own page, in plain words, because a Realtor forwarding a report to a client needs to know exactly what they are handing over — and exactly what they are not.
The one-sentence version. Strata Doctor tells you what is in the documents and on which page. It never tells you what any of it means.
There is no analyst. The pipeline is software: it separates a combined package into the real documents inside it, locates the Form B fields, scans for candidate passages, and records the page each one came from. No person at Strata Doctor opens your package, forms a view about it, or would be able to tell you anything about it if you rang up and asked.
That is a limit, and it is also the point. A machine that only locates things cannot quietly slip an opinion into a report that your client will read as professional judgement.
The report contains no conclusion, no risk rating, no score, and no "areas of concern". Where an older version of our own report used words like Clear and Review, we removed them: those words judge. What replaced them simply describes the state of the field — a value was reported, something was disclosed, nothing was disclosed, or the field could not be read.
If the Form B shows a special levy, the report shows you the levy and the page. It will not tell you whether that levy is large, normal, or a reason to walk away.
Nothing in the report is legal, financial, accounting, engineering or real-estate advice, and it contains no opinion on whether to proceed with a purchase. Strata Doctor is a document indexing service operated by Bellevue Strata Document Services, not a law firm, not an accountancy practice, and not a consultancy. For advice, your client needs a lawyer, an accountant, or the relevant qualified professional — and the report is a good thing to put in front of one, because it tells them where to look.
Each document is indexed on its own. If the Form B states one figure and the minutes state a different one, both are quoted, both carry their page numbers, and both appear in the report. Noticing that they disagree is yours to do.
We could have built cross-referencing. We did not, because the moment software decides which of two conflicting documents is right, it has formed a conclusion — and an unsupervised conclusion in a report a buyer relies on is exactly the thing this service refuses to produce.
Strata Doctor does not confirm that the package you upload is complete, current, authentic or correct. If the strata corporation supplied minutes with a meeting missing, the report indexes what was supplied. The meeting records table shows every set of minutes in date order with the interval between them, so an unusual gap is visible — but seeing the gap is your job, and the report does not claim anything is missing.
There is no inspection, no site visit, no measurement and no valuation. Nothing in the report speaks to the physical condition of the building or the worth of the unit. A depreciation report in the package is indexed as a document; its age is stated as a fact of date; its findings are not assessed.
It tells you where to read. A strata package can run past a thousand pages, and the useful parts are scattered through it. The report collapses the hunting — the reading still belongs to whoever is making the decision.
Financial statements and meeting records are itemised for the most recent 24 months. That is a fixed rule of date applied mechanically, not a judgement about which meetings mattered. The window is stated in every report, so nobody has to guess how far back the indexing went.
A scanned page has no searchable text, so it is read by OCR — which is good, and is not perfect. Every report states which documents were scanned, and a scanned document is never presented as though it were reliably quotable. Photographs of pages, Word files and spreadsheets are not read at all: a photo cannot support a page citation you could check. The free preview names anything unreadable before you pay.
| You want to know… | Strata Doctor | Who does this |
|---|---|---|
| What the Form B says, field by field, with pages | Yes | — |
| Where in 900 pages the special levy is discussed | Yes | — |
| Which documents are in the package, and their page ranges | Yes | — |
| Every set of minutes in date order, with gaps visible | Yes | — |
| Whether the reserve fund is adequate | No | Depreciation report; accountant |
| Whether a bylaw is enforceable | No | Lawyer |
| Whether the building's envelope is sound | No | Engineer; building inspector |
| Whether your client should buy | No | Your client, advised by you |
If a page citation is wrong, tell us. Every claim in the report carries the page it came from, so it takes seconds to check — open the PDF at that page and look. A citation that does not point where it says is the one kind of error worth reporting immediately, and it is the only thing in this service we treat as urgent. Reply to the delivery email, or write to info@stratadoctor.ca.
No. Strata Doctor indexes them. It locates the Form B fields and candidate passages and cites the page each one is on. No person reads the documents, nothing is interpreted, and the report contains no conclusion about the strata corporation or the purchase.
No. Nothing in the report is legal, financial, accounting, engineering or real-estate advice, and it contains no opinion on whether to proceed. Strata Doctor is a document indexing service, not a law firm or a consultancy. The report is useful to put in front of a lawyer or accountant, because it tells them where to look.
No. Each document is indexed on its own and they are not checked against one another. If the Form B states one figure and the minutes state another, both are quoted with their page numbers and both appear in the report. Noticing the difference is yours to do.
No. The package you upload is taken as given. Strata Doctor does not confirm that documents are complete, current, authentic or correct, and does not claim anything is missing.
Yes, and that is what it is built for. Because the report contains no opinion and every claim carries the page it came from, forwarding it does not put you behind a judgement you did not make. Each report is prepared for the person who ordered it in connection with one property.
Still the fastest way to know what is in a package. Upload it and the free preview shows you what was located, in seconds. The full index is $29.95 + GST, and nothing is charged until you have seen the preview and decided.
Last reviewed and updated 2026-09-21.