Estimated reading time: 6 minutes
Key Takeaways
- The Westin is planning a $50 million renovation for 2026 and 2027, focusing on key components in each suite.
- The Owner Council transitioned into a Homeowners Association (HOA) as of January 1, 2026, now overseeing renovation efforts.
- $30.45 million is currently allocated for the renovation, with $19.55 million still needed from owners in 2026 and 2027.
- Renovation payments will be deducted from individual owners’ revenue distributions based on their IUD allocation from the rental pool.
- The HOA governs under the Societies Act, with OC’s decisions on contributions reflecting strong authority over time.
Introduction
The Westin is currently in the process of funding a renovation on their rooms and corridors, scheduled for 2026 and 2027. The following information was curated from the documents provided. This page will be updated when new information is obtained from the Westin. That information comes via the listing agents.
Owner Council now HOA
Originally, the Owner Council (OC) is comprised of a group of owners who initially came together not long after the hotel was built, to provide input to the Hotel Management. The OC has undertaken the renovation of the hotel rooms. The strata council is governed under the Strata Act, unlike the owner council. Since Jan 1, 2026 the OC transitioned into the HOA and now falls under the Societies Act. This is the group of owners who are coordinating the renovation of rooms and corridors, which is a big undertaking.
Special Assessment
The OC determined that rather than issue a special assessment or levy for the renovation, they would retain a portion of the revenue earned by each strata lot. For example, in June 15, 2025 letter, the OC determined a $3 million contribution was necessary. Therefore, they withheld each owner’s contribution from the revenue disbursements based on their IUD allocation. It may not be called a levy, but it could be interpreted as such.
Having tracked down the communication from the Owner Council to the Owners about the renovation, this is what I have determined. This information is based on findings as of September 2, 2025.
Table of contents
March 1, 2025 AGM OC Vision
What is being renovated?
“The 2026 – 2027 renovation upgrades will include all major components in each suite, including full bathroom renovation, kitchen cabinetry, hardwood flooring, and furniture. Kitchen appliances, including oven, stovetop, microwave, refrigerator, and dishwasher, were recently replaced as well as some of the other furniture and decor items. These items will only be swapped out if there is a sign of wear, tear, or damage. $50 million renovation quoted.
Renovation Payment Process
THE FF&E Reserve funds will be utilized first when invoices start to be paid. Once the FF&E Reserve is depleted, funds will be transferred from the ‘Cumulative Contribution to Capital Upgrade Reserve’ to the FF&E Reserve shown on the statement second line from the bottom in ( ).
Once payments start to be made for the renovation, each owner’s monthly statement will show a decrease in the ‘Cumulative Contribution to Capital Upgrade Reserve’ and a new line item under the ‘Total Miscellaneous Charges and other’ section added called “FF&E Reserve – Upgrade Capital Funds”. This will show the monthly spending of the funds as the renovation proceeds.
May 28, 2025 Letter to Owners from OC
“Budgets will not be finalized until approval of the final design concept, however preliminary budgeting (including amounts for unforeseen contingencies) is in the range of $50 million.
“Depending on the relative size (IUD) of the unit, this equates to a charge ranging from approximately $70,000 (IUD of 68) to over $400,000 (IUD of 400) for each unit.
“As at the end of April 2025, $17.2 million has been set aside for the upcoming renovation and ongoing annual capital expenditures, comprised of $7.0 million in the FF&E reserve and a further $10.2 million in the supplementary Capital Upgrade Reserve Fund.”
Upgrade Reserve fund:
- $7 million FF&E reserve set aside as of April 2025
- $10.2 million in the supplementary Capital Upgrade Reserve fund.
(After April 2025) “The remaining funding is planned to come from future revenues over the renovation period in line with our long-standing policy to avoid cash calls from Owners where possible. Based on projections by the Hotel Manager, this should be achievable. However, this means reducing cash distributions to minimal levels likely for the next three years before returning to normal levels in the latter part of 2028.”
June 16, 2025 Letter to Owners from OC
“The purpose of this communication is to provide Owners with insight into the workings of the Capital Upgrade Reserve, including the process for expected future contributions and usage. In a June 2025 OC meeting, the OC approved a further $3 million contribution, bringing the fund to $13.2 million.”
- $7 million FF&E reserve set aside as of April 2025
- $10.2 million in the supplementary Capital Upgrade Reserve fund.
- $3 million June 2025 contribution as decided by the OC
Contribution Calculation
“This additional contribution will be reflected in the June statements for Owners and is allocated pro rata based on each unit’s IUD to the total IUD of 46,048 for the 400 hotel rooms in the rental pool.
“For example, a studio unit with an IUD of 100 will be allocated $3,000,000 x 100 / 46,048 = $6,514 of the additional contribution and have a share of $13,200,000 x 100 / 46,048 = $28,666 of the total fund.”
September 2, 2025 Letter to Owners from OC
In summary, the OC negotiated a $10.25M contributions, called key money, $8 million from Marriott and $2.25 million from Aimbridge (Evolution/OHR) to help pay for the major renovation scheduled for 2026 and 2027. Therefore, with this new information on the key money, it is important to calculate the owner’s overall contribution based on $50,000,000 – $10,250,000 = $39,750,000
Renovation Fund
- $7 million FF&E reserve set aside as of April 2025
- $10.2 million in the supplementary Capital Upgrade Reserve fund.
- $3 million June 2025 contribution
- $8 million Marriott negotiations key money
- $2.25 million from the Hotel Manager negotiations key money
$30,450,000 Fund allocated for the renovation as of September 2, 2025 information
Balance to collect is $50,000,000 – $30,450,000 = $19,550,000
Owners’ Contribution in 2026 and 2027
Based on the balance to collect being $19,550,000 in 2026 and 2027. The following based on the June 16, 2025 letter from the OC to the owners which included the OC’s calculation:
Studio
IUD 88: $19,550,000 x88/46,048 = $37,361 still to pay in 2026 -2027
1 bedroom
IUD 122: $19,550,000 x122/46,048 = $51,796 still to pay in 2026 -2027
2 bedroom
IUD 178: $19,550,000 x178/46,048 = $75,571 Still to pay in 2026 -2027
FAQ Westin Renovation
No. The OC is a rare situation in phase 2 properties. The Westin owners organized themselves to assist the hotel manager and the strata council.
They are an independent group of interested and keen-to-get-involved owners, not governed under the Strata Act.
The Societies Act now governs the HOA.
It seems that the OC garnered a lot of authority over its 20 years as a council.
No. Best to contact Marion Anderson, Sutton Group – WCR at 604 938 3885 to determine what this renovation means to buyers.
Marion Anderson Real Estate Agent
Sutton Group – West Coast Realty, Whistler, B.C.
marion@marionanderson.com (604) 938-3885