When a loved one passes away, we rely on their will to provide certainty and finality regarding the distribution of property.

Historically, legal systems required strict compliance with formalities for a will to be considered valid, thereby ensuring the necessary certainty.

However, modern estate law in British Columbia includes a significant curative power under section 58 of the Wills, Estates, and Succession Act (WESA). This power allows the court to order that a “record, document, or writing” be fully effective as a will, or an alteration or revocation of a will, if it determines that the record represents the deceased’s testamentary intentions. This “record” can include text messages and emails.

This raises a crucial question about trust and certainty in estate planning: can an informal message expressing a desire to change a will change the will? The British Columbia Court of Appeal considered this question recently in Paige v. Noel, 2025 BCCA 358

The Core Dispute: Messages vs. Formal Will

The appeal involved the estate of Barbara Ann Kissel, who died on January 7, 2023. Her 2014 will named her goddaughter, Jennifer Elise Paige (the Appellant), and Adrian Joseph Kissel (a Respondent), as equal residual beneficiaries.

After a conflict developed between the deceased and Jennifer Paige, the deceased sent a series of electronic messages (the “Messages”) to her executor, Michelle Dianne Noel, in October 2022. These Messages outlined her intent to “redo” her will and said, “Jennifer is out”.

Crucially, the subsequent email sent on October 15, 2022, detailed her meeting with a notary and her decision not to destroy her current will immediately, explicitly stating: “the current will that you have will stand until I get a new one.” She passed away months later without executing a new will.

The Chambers Judge’s Finding

The chambers judge, applying the curative power found in section 58 of WESA, concluded that the Messages represented the deceased’s “fixed and final intention” to remove Jennifer Paige as a beneficiary. The judge placed significant weight on the deceased’s consistent, stated intention to remove Jennifer, even though she was taking steps to accomplish this via a notary. The judge reasoned that the statement that the current will would stand was simply to prevent the estate from being tied up in probate should the deceased die intestate before the new will was completed. Consequently, the judge ordered the Messages to be fully effective to alter the 2014 will.

The BCCA Rejects Informal Revocation

The BCCA allowed the appeal, finding that the chambers judge erred in law regarding the interpretation and application of s. 58 of WESA.

The Court focused on the necessity for a “deliberate or fixed and final expression of intention as to the disposal of property on death”. Madam Justice Fisher, writing for the Court, explained that under s. 58, this standard means that the deceased must have intended the record itself—in this case, the text and email communications—to be legally operative as a revocation or alteration.

The court cautioned that while electronic documents such as texts and emails can technically be “records” under s. 58(1), informal communications that are simply a recording of a conversation are unlikely to meet the required threshold unless the content demonstrates a fixed and final intention to effect a testamentary disposition.

The court found the chambers judge made a palpable and overriding error in concluding the Messages represented a fixed and final alteration, particularly because the deceased herself clearly expressed a conditional intention:

1. The deceased stated she had an appointment to “redo my will”.

2. She expressly declared that the “current will… will stand until I get a new one”.

The BCCA emphasized that the deceased intended to effect the alteration by making a new will, and until that new will was made, her existing will was to remain operative. The fact that the Messages contemplated the preparation of a formal new will meant they were not intended to be the alteration themselves.

In contrast to a case where an informal document was admitted because the deceased had never made a will and the extrinsic evidence supported the document’s finality, the deceased here had an operative will and was aware of the formalities required to change it.

The Takeaway

The decision reaffirms the high bar for using section 58 of WESA to validate informal documents, particularly when those documents express an intention to later create a formal will. While WESA provides a curative power to overcome technical non-compliance, that power cannot transform a record of a conversation or future intent into a legally binding testamentary document unless the deceased intended the communication itself to operate as the alteration or revocation.

The case serves as a crucial reminder: A record must not only express a desire to dispose of property differently, but it must also be intended by the deceased to operate as the final testamentary act at that material time, like an anchor securing a boat’s fixed position, rather than merely a navigational note detailing where the boat intends to go next.

Buying a strata/condo, whether a townhouse or an apartment, isn’t just about choosing the right home – it is also about understanding the strata corporation that comes with it.

The building’s financial health, governance, and long-term planning directly affect your investment. That is why a thorough strata document review is one of the most important steps in the purchase of a strata property.

Strata documents are important for a purchaser of a strata property as they give you a behind-the-scenes look at:

• How well the building is maintained

• The financial strength of the strata

• Whether major repairs are coming soon

• How the community operates, behaves and makes decisions

• Whether you will face unexpected costs or special levies

Strata documents may be thought of as the “home inspection” for the entire building, not just your unit.

Essential Strata Documents Every Buyer Should Review

1. Form B Information Certificate

Provides a snapshot of the strata’s overall health, including monthly fees paid by owners, upcoming special assessments, summary of insurance coverage, bylaw updates, ongoing legal proceedings, and parking and storage allocations.

2. The Strata Plan

Shows exactly what you are purchasing, and includes the layout of the building, common property, limited common property, and the size and boundaries of your unit.

3. Meeting Minutes

Perhaps the most revealing documents. Minutes highlight ongoing disputes, maintenance concerns, owner complaints, budget discussions, and upcoming projects. Buyers should obtain at least two years of meeting minutes to get a fulsome understanding of the strata.

4. Strata Bylaws and Rules

Outline how residents may use their property. Common topics include pets, rentals, renovations, noise, smoking, parking, and storage.

5. Depreciation Report

One of the most critical documents. It outlines the condition of major building components, estimated replacement timelines, projected repair costs, and long-term funding. This document helps buyers anticipate future special levies/assessments. A very negative report may affect mortgage eligibility.

6. Engineering and Consultant Reports

These reports dig deeper into structural and mechanical issues. Pay close attention to end-of-warranty reports, water ingress issues, envelope concerns, and mechanical system assessments. Problems arising in these reports may not yet be present in the strata’s meeting minutes.

7. Strata Insurance Documents

Review the strata’s deductibles, coverage limits, exclusions and claims history. High deductibles may result in significant out-of-pocket costs for owners. Obtaining your own insurance policy is essential to mitigate these deductible expenses.

8. Financial Statements

Assess the financial statements to ensure that the operating budget makes sense, the contingency reserve fund is adequately funded, and that expenses are not rising faster than fees. If the strata has low reserves, it may rely on frequent special levies.

9. Annual Operating Budget

Shows how your monthly fees are used and whether the strata is planning responsibly.

10. Disclosure Statement (if applicable)

A disclosure statement is applicable for new buildings. It is an important document for understanding parking and storage allocations, long-term contracts and shared facility arrangements. These details may impact your use and costs for years.

11. Long-Term Lease or License Agreements

Some parking stalls or storage lockers may be under special agreements and not owned in conjunction with your strata unit. Review the terms carefully.

12. Air Space Parcel Easement Agreements

If your building shares land or amenities, such as parking, with another development, this document explains the cost-sharing and responsibilities.

13. New Home Warranty Documents and Claims History

For newer buildings, review remaining warranty coverage, if any claims have been filed, and whether any issues remain unresolved. Warranty disputes may signal broader issues with the building.

14. Legal Proceedings

Any lawsuits involving the strata may lead to significant financial implications for owners.

Red Flags Buyers Should Watch For

When reviewing the above documents, buyers should be alert for:

• Compliance with the Strata Property Act (a lawyer can assist you in determining whether the strata is in compliance with the SPA)

• Low contingency reserves

• Repeated or escalating complaints

• Evidence of water leaks or building envelope problems

• A history of special levies

• Upcoming major repairs

• Conflicts within council or with owners