COMMUNITY STRUCTURE

Sun Rivers is served by the CSROA (Community of Sun Rivers Owners Association),designed to meet the needs of the community over the long term. Common interests of the residents are addressed through a community association and representative neighbourhood associations. www.mysunrivers.com

The CSROA Board of Directors administers the Community guidelines and manages the common interests, lands and amenities for the benefit of residents. Every neighbourhood at Sun Rivers has architectural design guidelines to ensure investor certainty and enduring value over time.

Similar to a strata-title development all owners pay a community common area maintenance fee which provides for the resort level of maintenance and community amenities such as the entrance landscape and water feature, paths, street lighting, community decorations etc.

Each Neighbourhood Association is represented at the Community level (CSROA) by the Neighbourhood President. The Board of Directors for each neighbourhood administer their neighbourhood guidelines and manage the common interests within their neighbourhood. Residents in adult communities and townhome neighbourhoods pay additional costs for their neighbourhood fees as they typically have more common areas and services within their neighbourhood. These fees may include individual property landscaping, neighbourhood landscaping, shared exterior and roof maintenance such as in townhomes, and other convenience and lifestyle services that may be specific to their neighbourhood.

Sun Rivers Community and Leasehold Structure information

CONSTRUCTION

At Ladera, special attention has been paid to environmentally superb technologies. Approaching Step code 4, ICF (insulated concrete foundations),humidity control, geothermal heating and cooling, dual water systems, safety and security are only a few of the thoughtful construction elements.

Floor Plans

THE LEASE

In 1995 the Tk’emlups First Nation made an important economic development decision and voted by a landslide margin of 74% to sell the leasehold interest in the site now known as Sun Rivers. This provided for a portion of its reserve land to be reverted back to the federal government to be held jointly with the First Nation for leasing. Today this prime parcel of real estate overlooking the City of Kamloops and South Thompson River has become Sun Rivers, one of Canada’s most innovative resort communities. Experts consider this lease agreement to be one of the most comprehensive and secure ever established.

Sun Rivers holds the 99-year head lease and the head landlord is ‘His Majesty the King in right of Canada’ (the Crown). The lease has been structured to most fully protect the investments of the homeowners, the investors, the lenders and Sun Rivers. Purchasers secure their interest through the purchase of a registered leasehold title which secures their interest for the term of the lease in accordance with the rights and obligations outlined in the lease.

Sun Rivers overlookign the Thompson River at sunrise

LOCAL GOVERNMENT

The Tk’emlúps te Secwepemc First Nation is the local government and like any municipality collects property taxes and provides and arranges for services to the community. Services include 911, fire protection, police protection, library access, schools and busing, paramedic and ambulance service, hospitals and public health and recreation in the City of Kamloops.

Services are provided through the First Nation and a number of servicing arrangements with service providers such as the City of Kamloops and Corix Multi-Utility Services.

Property taxes are paid to the Tk’emlúps te Secwépemc First Nation. The precedent-setting Head Lease, Sub-Lease and Master Development and Servicing Agreement clearly sets out the process by which taxes for services are levied. Sun Rivers’ residents pay property tax rates that are reasonably comparable to the City of Kamloops rates. The rate setting is based on assessed values determined by the BC Assessment Authority. Sun Rivers residents are eligible to apply for Homeowner grants.

Sun Rivers is outside the City of Kamloops boundaries but within the boundaries of the TNRD (Thompson Nicola Regional District). Sun Rivers residents may vote in the TNRD elections.

What to Expect When Moving Into a New Build in Kamloops

November 12th 2026

A practical guide to possession, new home warranty coverage and the first year in a newly built home, with notes for buyers at Ladera in Sun Rivers.

Moving into a newly built home follows a different path than buying a resale home. There’s no previous owner and no deferred maintenance to uncover. Instead, there’s a final walkthrough with the builder, warranty coverage that begins at possession, and a first year in which the home settles and you get to know its systems.

Here’s what to expect at each stage, from the last weeks before possession to the end of the first year.

In short

Before possession: confirm your date, finalize financing and insurance, and set up utilities.
At possession: walk through the home with the builder and record anything that needs attention.
In the first year: expect some normal settling, keep a list for warranty follow-up, and learn how the home’s systems work.

The weeks before possession

As a home nears completion, several things come together:

Possession date: confirmed as completion approaches, in coordination with your lawyer or notary.
Financing: your lender will confirm what it needs before releasing funds. Some lenders ask for an appraisal or a completion inspection.
Home insurance: lenders usually require proof of insurance before funding, so it’s worth arranging early.
Utilities and services: set up electricity, internet and any other accounts to start on possession day. In Sun Rivers, some services are provided through arrangements with providers other than the City of Kamloops, so ask the sales team which accounts you’ll need.

At possession: the pre-delivery walkthrough

Shortly before you take possession, you’ll walk through the home with a representative of the builder. This is often called a pre-delivery inspection, or PDI. It’s your opportunity to look over the home in detail, ask questions, and record anything that needs attention.

What to check:

Floors, walls, paint, cabinetry, counters and tile, for chips, scratches or uneven installation
Faucets, drains and toilets: run each one and look for leaks
Lights, switches, outlets and appliances
Windows and doors: they should open, close and lock smoothly and seal well
Heating, cooling and ventilation controls: ask for a demonstration of how they work
Outside: the deck or patio, exterior finishes, and how water drains away from the home

A few habits make the walkthrough more useful:

Bring a checklist, and take photos of anything you note.
Ask where the main water shut-off and the electrical panel are.
Collect manuals, warranty documents and any maintenance schedules.
Confirm how and when the items you noted will be followed up.

Some buyers bring an independent home inspector to the walkthrough. If you’re considering it, ask the builder ahead of time how to arrange it.

How new home warranty coverage works in BC

Most new homes in British Columbia are covered by third-party home warranty insurance, commonly known as 2-5-10 coverage:

2 years for defects in materials and labour (some items have shorter coverage)
5 years for the building envelope, the parts of the home that keep water out
10 years for structural defects

Coverage begins at possession and is separate from manufacturer warranties on appliances and other products. Your purchase documents set out the coverage for your specific home and how to make a claim, so keep them with your home records. Every home at Ladera comes with 2-5-10 new home warranty coverage.

The first few months: normal settling

New homes settle as building materials adjust to being lived in. Wood framing dries and moves with changes in temperature and humidity, and Kamloops’ dry climate and seasonal swings can make this more noticeable through the first heating and cooling seasons.

Common, usually cosmetic, signs include:

small nail pops in drywall
hairline cracks where trim meets walls or ceilings
doors or cabinet doors that need a minor adjustment

These are expected, and they’re the kind of items warranty follow-up is meant for. Rather than reporting each one as it appears, many builders ask homeowners to keep a list and review it together after a few months. Ask how your builder prefers to handle it.

The first year: getting to know your home

By the end of the first year, the home will have been through a full cycle of seasons, which makes it a good time to take stock.

Review your list. Note anything that has come up over the year, and submit it within the warranty period that applies.
Learn your systems. Ladera homes are built to Step 4 of the BC Energy Step Code and use geothermal heating and cooling and heat recovery ventilation, which may be new if you’re coming from a gas furnace. Your manuals cover routine maintenance such as filter changes, and geothermal heating and cooling at Ladera explains how the system works.
Check the exterior. After the spring melt or a heavy rain, check that water drains away from the home.
Property tax and the Home Owner Grant. In Sun Rivers, property taxes are paid to Tk’emlúps te Secwépemc, the local government, and residents are eligible to apply for the Home Owner Grant. Watch for your first property tax notice.

Settling in at Sun Rivers

Moving into Ladera also means joining the wider Sun Rivers community in Kamloops. Owners belong to the Community of Sun Rivers Owners Association (CSROA) and to their neighbourhood association, which look after shared lands, amenities and community guidelines.

Homes on the Sun Rivers hillside above the golf course in Kamloops

Guidelines: each Sun Rivers neighbourhood has architectural design guidelines. Check them before planning exterior changes such as landscaping or patio additions.
Fees: community and neighbourhood fees cover shared maintenance and amenities; your purchase documents explain what applies to your home.
Getting around: walking and biking paths connect the neighbourhoods, with the golf course and trails close by. Outdoor activities near Ladera covers more.

The CSROA’s website, mysunrivers.com, has more about the community.

Frequently asked questions

What is a pre-delivery inspection (PDI)?

A walkthrough of a newly built home with the builder before possession, to review the home and record anything that needs attention.

What does 2-5-10 warranty mean in BC?

It’s the common name for new home warranty coverage in British Columbia: two years for materials and labour (some items less),five years for the building envelope, and ten years for structural defects. Every home at Ladera comes with 2-5-10 coverage.

Are cracks and nail pops normal in a new house?

Small nail pops and hairline cracks at trim joints are common as a new home settles, especially through its first heating season. They’re usually cosmetic; note them for warranty follow-up.

Do I need a home inspection for a new build?

It isn’t required, but some buyers hire an independent inspector for the pre-delivery walkthrough. Ask the builder ahead of time how to arrange it.

Who collects property taxes in Sun Rivers?

Tk’emlúps te Secwépemc, the local government for Sun Rivers. Residents are eligible to apply for the Home Owner Grant.

Questions about moving in at Ladera?

Buyers at Ladera, and anyone considering a home there, can reach the Engel & Völkers sales team through the contact form or at the show home. For help choosing a home, see Choosing Your Ladera Townhome in Sun Rivers, Kamloops.

Plan a Show Home Visit

This article is general information, not legal or financial advice. Details for each home are set out in its purchase documents.