Property Managers' Sourcebook 2015 by GLACIER MEDIA DIGITAL LIMITED PARTNERSHIP dba BUSINESS IN VANCOUVER

2015

PROPERTY MANAGERS’ FOR LOWER MAINLAND’S PROPERTY MANAGEMENT INDUSTRY

SOURCE BOOK SPONSORED BY

Marine Roofing 4909 Byrne Road, Burnaby, BC V5J 3H6

(604) 433-4322 repairs@marineroofing.com

Commercial, Industrial and Multi-Family Residential Roofing • New construction and roof replacements • All types of roofing and waterproofing systems • All types of wall cladding and panel systems • Leak tracing and repairs • Roof repairs and alterations • Roof maintenance programs

We offer 24 hour emergency service

Roofing conTRacToRs associaTion of B.c.

Cleaning, Sanitizing & Deodorizing Organic Waste Carts Specializing in Strata & Commercial Environmentally Friendly

778-298-4432 www.envirocanclean.com www.facebook/envirocanclean

ABOVE THE REST Look Up – Way Up! And you'll probably see us at work

AllWest Facility Services is one of the Largest Exterior Facility Maintenance Companies in Metro Vancouver and British Columbia. We're experts in the cleaning and maintenance of Commercial, Residential and Industrial buildings of all sizes. Exterior Building Cleaning, Window Cleaning, Pressure Washing, Preventative Maintenance and Winter Management Services. Look up – way up – and you'll probably see us at work.

Professional | Safe | Accredited 604.255.9113 www.awfs.ca

Contents Reference Training. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16 Associations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18 Security. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 85 Directory Accountants/Accounting Service. . . . . . . . . 20 Appraisals. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 Blinds/Window Coverings. . . . . . . . . . . . . . . . 21 Boilers – Energy Management. . . . . . . . . 21, 93 Building Envelope. . . . . . . . . . . . . . . . . . . . . . . . 22 Building Envelope Maintenance. . . . . . . . . . 22 Building Maintenance. . . . . . . . 4, 5, 23–26, 89 Building Services. . . . . . . . . . . . . . . . . . . . . . . . . 27 Carpet Cleaning. . . . . . . . . . . . . . . . . . . . . . . . . . 27 Chimney Maintenance. . . . . . . . . . . . . . . . . . . 27 Doors. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28, 29 Doors – Repair. . . . . . . . . . . . . . . . . . . . . . . . 29, 30 Drainage. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30 Duct Cleaning. . . . . . . . . . . . . . . . . . . . . . . . 31, 32 Electrical. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32, 33 Energy Management. . . . . . . . . . . . . . . . . . . . . 92 Fire Protection . . . . . . . . . . . . . . . . . . . . . . . . . . . 33 Fuel Management. . . . . . . . . . . . . . . . . . . . . . . .34 Generators. . . . . . . . . . . . . . . . . . . . . . . . . . . 35–37 Graffiti Removal. . . . . . . . . Outside Back Cover Heating. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37, 38 Heating HVAC Services. . . . . . . . . . . . . . . . . . . 38 HVAC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39–41, 94 Insurance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42 Janitorial. . . . . . . . . . . 43, 44, Inside Back Cover Janitorial Services. . . . . . . . . . . . . . . . . . . . . 44, 45 Landscaping. . . . . . . . . . . . . . . . . . . . . . 46–49, 91

Publisher: Paul Harris Editor: Noa Glouberman Production: Rob Benac Sales manager: Joan McGrogan Advertising sales: Lori Borden, Corinne Tkachuk Administrator: Katherine Butler President, BIV Media Group: Paul Harris

SPONSORED BY

Green Roofs. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 86 Technology. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 87

Lighting. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12, 50 Locksmithing . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50 Mechanical Contractors. . . . . . . . . . . . . . . . . . 51 Overhead Doors . . . . . . . . . . . . . . . . . . . . . . . . . 15 Painting. . . . . . . . . . . . . . . . . . . . . . . . . . . 10, 52–54 Parking Management . . . . . . . . . . . . . . . . . . . . 54 Pavement Maintenance. . . . . . . . . . . . . . . . . . 55 Pest Control. . . . . . . . . . . . . . . . . . . . . . . . . . . 56, 57 Plumbing. . . . . . . . . . . . . . . . . . . . . . . . . 57–59, 90 Power Sweeping. . . . . . . . . . . . . . . . . . . . . . . . . 60 Pressure Washing . . . . . . . . . . . . . . . . . . . . . . . . 61 Property Maintenance . . . . . . . . . . . . . . . . 62, 63 Property Supplies. . . . . . . . . . . . . . . . . . . . . . . . 64 Re-piping. . . . . . . . . . . . . . . . . . . . . . . . . 11, 65, 66 Restoration. . . . . . . . . . . . . . . . . . . . . . . . . . . . 67, 68 Roofing. . . . . . . . . . Inside Front Cover, 3, 8, 14 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69–77, 88 Roofing Consultants . . . . . . . . . . . . . . . . . . . . . . 7 Roofing Contractors. . . . . . . . . . . . . . . . . . . . . . 77 Security. . . . . . . . . . . . . . . . . . . . . . . . . . . 13, 78–80 Signs. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80, 81 Surveyors. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 81 Tree Services. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 82 Utilities Sub-metering. . . . . . . . . . . . . . . . . . . . 83 Welding. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 84 Window Cleaning. . . . . . . . . . . . . . . . . . . . . . . . 84 Windows & Window Replacement . . . . . 9, 84

Property Managers’ Source Book is published by Business in Vancouver Magazines, a division of BIV Media LP, 102 4th Ave. East, Vancouver, B.C. V5T 1G2, 604-688-2398, fax 604-688-6058, www.biv.com. Business in Vancouver Media Group also publishes Business in Vancouver. Copyright 2014, Property Managers’ Source Book. All rights reserved. No part of this book may be reproduced in any form or incorporated into any information-retrieval system without permission of Property Managers’ Source Book. The list of services provided in this publication is not necessarily a complete list of all such services available in the Lower Mainland. The publishers are not responsible in whole or in part for any errors or omissions in this publication.

Experienced Roof Consultants Expert Advice Exceptional Service

www.iprc.ca | inbox@iprc.ca 5828 176 St., Surrey, BC V3S 4E2

ph. 604-576-5740 | fax. 604-576-5790

604.876.3305

www.prostarpainting.com • • • • •

Strata Commercial Residential Complexes Interior/Exterior High Rise

* * * * * * * *

Finishing Carpentry Restorations Concrete Restorations Waterproofing/Caulking Cement/Stucco Repair Carpeting/Flooring Wall Covering Pressure Washing

CONCRETE Restorations

Proud Members of:

• Spalling Repair • Concrete restoration for horizontal, vertical and overhead surfaces • Waterproofing • Parkade Restoration • Concrete Balcony Repair

We work closely with property managers to develop lighting solutions that can reduce overhead costs and energy bills while improving the overall quality of light in even the most challenging situations. When you work with us, itâ&#x20AC;&#x2122;s clear that smarter light is just smarter business. Visit us online or call us to learn more.

Ballast & Drivers

Security

Linear

Exit & Emergency

Downlighting

Highbays

Recessed Troffer

Track

Vandal Resistant

Strips & Vaportites

Area & Canopy

Wall Pack

Roadway

Landscape

Bollards

Floodlights

Post Top

Decorative

Wiring & Electrical Devices

Lamps

Lower Mainland

BC Interior

Vancouver Island

Northern BC

Burnaby 604-292-4820*

Cranbrook 250-489-4591

Campbell River 250-287-9265

Dawson Creek 250-782-4896

Langley 604-533-1275

Kamloops 250-374-3191

Courtenay 250-334-0338

Fort Nelson 250-233-8570

Richmond 604-273-1981

Penticton 250-492 -4032

Duncan 250-748-3377

Kitimat 250-632-3774

Surrey 604-596-7111

Vernon 250-545-2191

Parksville 250-954-1797

Prince George 250-563-0575

Victoria 250-475-1999**

Terrace 250-635-6379

*EBH/Albrite location

Williams Lake 250-392-7795

**Albrite location

albritelighting.com ebhorsman.com

Safety 2

Tyco Integrated Fire & Security. Exponentially better. Partner with a single company in Canada for all your fire protection and security needs. Youâ&#x20AC;&#x2122;ll benefit from a comprehensive portfolio of advanced products and services. A team of experienced safety professionals. And superior long-term operational value. Tyco Integrated Fire & Security: the right solutions to secure your people and property, developed by experts and supported by the resources of a committed leader.

See our integrated solutions online at www.TycoIFS.ca or call 604-515-8872.

141027 BIV Prop Managers Ad Colour.pdf 1 10/27/2014 10:55:26 AM

need help with your

overhead doors?

CMY

Overhead Door Co of Vancouver

604-472-5000 24-hour emergency service 200 years technician experience All types of overhead doors, parkade gates, motors and transmitters.

www.ohdvan.com

Since 1961

Training

BESt BEHAVIOUR

GM CANADA

BY NOA GLOUBERMAN

he Building Owners and Managers Association (BOMA) of Canada’s Building Environmental Standards (BESt) program gives owners and managers of existing buildings a tool to benchmark their energy, water and waste programs. It works on a scoring system, whereby owners and managers are invited to critically assess six key areas of environmental performance and management in their buildings: energy; water; waste diversion and site enhancement; emissions and effluents; indoor environment; and environmental management. With four levels of certification, owners and managers can work their way up by continually lowering their environmental footprint. From performing water and energy audits to implementing recycling programs and training maintenance staff in environmental best practices, the program provides an opportunity to run ever cleaner, greener buildings. Bragging rights aside, BOMA BESt participants enjoy increased cost savings each time they advance a level of certification – in fact, the program places emphasis on continuous energy and environmental improvement through re-certification. 16 | PROPERTY MANAGERS’ SOURCE BOOK 2015

Training BESt in B.C. As of February 25, 2014, 225 buildings in B.C. were BESt-certified – five more than last February. Seven had achieved Level 4 certification, including the Shangri-La in Vancouver, the Victoria Conference Centre and Langley’s Willowbrook Shopping Centre. Nearly 50 buildings across B.C. had Level 3 certification, having demonstrated BOMA BESt practices and an assessment score of 80% to 89%. What’s new? Among the latest program additions is a technical clarification request (TCR) process introduced by BOMA Canada in 2013 to ensure ongoing modifications can be made to BESt content – in a transparent manner – in order to keep the program clear, up-to-date and on the cutting edge of industry best practices. The TCR process invites all BESt users to submit questions, revision suggestions and comments about specific technical aspects of the process to the BOMA BESt technical committee. A TCR may be a request for: formal review of the intent behind an assessment question; additional clarity; or scoring interpretation, including regionalbased amendments. Each TCR is reviewed by a small team of committee members, after which suggested changes to the program are brought forward to the entire technical committee for ratification. Each round of new TCRs that comes into effect will apply to all current applications, regardless of start date or module. As such, all applicants are advised to familiarize themselves with newly implemented TCRs as they occur by subscribing to the BOMA BESt Report e-newsletter. A list of completed TCRs is maintained at www. bomabest.com/tcr. Clean machines Separate from BESt, BOMA BC, in partnership with the province, launched an

incentive program for electric-vehicle charging stations (EVCs). With a deadline of March 31, 2014, the Clean Connect program encourages building owners, developers and managers who meet certain requirements to apply for a rebate of up to $4,500 (per station, up to a maximum of six, depending on building size) for installing an EVC at their property. The program aims to support the increase of EVCs across multiple building types and locations throughout B.C. Planned for the installation of 125 electric car stations in office and mixed-use buildings throughout B.C., it is the biggest such rollout in Canada. Tracking energy savings BOMA BC has had a strong take-up on its uTrack software environmental monitoring system since it was launched two years ago. BOMA uTrack is a cost-effective tool that lets BOMA members track, monitor and analyze their energy and water consumption. It utilizes PUMA – a userfriendly dashboard developed by Prism Engineering that can display utility information according to energy used and costs, greenhouse gas (GHG) emissions, and energy and cost savings for an entire building portfolio. The data is input by the uTrack team to ensure quality control and save time. Baselines can be set to track performance against and compare to energy reduction goals. BOMA uTrack can also quickly consolidate utility data for energy, facility or portfolio totals in quick-access reports available in various formats. BOMA executive vice-president Paul LaBranche says that the software helps the development industry do its part to track and report on GHG emissions, and that BOMA uTrack is a key component of BOMA BC’s memorandum of understanding with the Ministry of Energy and BC Hydro to achieve long-term energy reduction targets.  Originally published in Office Space 2014. PROPERTY MANAGERS’ SOURCE BOOK 2015 | 17

Associations

American Society of Heating, Refrigerating and Air-Conditioning Engineers (ASHRAE), B.C. chapter Phone 800-527-4723 www.ashrae.bc.ca/bc Mandate: To advance the arts and sciences of heating, refrigerating, air conditioning and ventilation. What members get: Newsletters and technical handbooks (design guidelines), regular meetings, membership roster. Who may join: Anyone involved in the heating, refrigerating and airconditioning industry, as well as interested students. Building Officials’ Association of BC (BOABC) 3740 Chatham Street Suite 205, Richmond, B.C. V7E 2Z3 Phone 604-270-9516; fax 604-270-9488 info@boabc.org; www.boabc.org Mandate: To advance high, consistent standards of building-official practice 18 | PROPERTY MANAGERS’ SOURCE BOOK 2015

through the professional competence of its members. What members get: Educational programs, certification examinations. Who may join: Provincial and municipal building inspectors and plan checkers and employees of relevant branches of government and companies in the building industry. Building Owners and Managers Association of BC (BOMA BC) 409 Granville Street Suite 556, Vancouver, B.C. V6C 1T2 Phone 604-684-3916; fax 604-6844876; www.boma.bc.ca Mandate: To act as the voice of the commercial buildings industry and promote education, professionalism and leadership for members. What members get: Membership directory, online buying guide, leasing guide, networking meetings, professional designations, special

Associations events, total waste management recycling program. Who may join: Individuals and firms that own, manage, lease, market, develop and plan office buildings, as well as institutions, government agencies, industrial parks and retail centres, and suppliers and providers of professional services. Condominium Home Owners Association of BC (CHOA) 65 Richmond Street Suite 200, New Westminster, B.C. V3L 5P5 Phone 604-584-2462; toll-free 877-3532462; fax 604-515-9643 info@choa.bc.ca; www.choa.bc.ca Mandate: To promote the understanding of strata-property living and the interests of strata-property owners. What members get: Advisory services, bulletins, education, CHOA Journal and other publications, resources, seminars and workshops at reduced member costs. Who may join: Any strata corporation with a residential component, including mixed commercial/residential, highrise condominiums, leasehold stratas, townhouses, bare-land stratas and duplexes. National Association of Industrial and Office Properties (NAIOP), Vancouver chapter 211 Columbia Street Suite 102, Vancouver, B.C. V6A 2R5 Phone 604-601-5106; fax 604-681-4545 office@naiopvcr.com; www.naiopvcr.com Mandate: To provide communication, networking and business opportunities for real estate-related professionals within the local commercial market. What members get: Continuing education, networking opportunities, library resources, social events. Who may join: Professionals in or associated with the real estate industry.

Professional Association of Managing Agents (PAMA) 2025 West 42nd Avenue Suite 340, Vancouver, B.C. V6M 2B5 Phone 604-267-0476; fax 604-267-0479 admin@pama.ca; www.pama.ca Mandate: To uphold and maintain high professional, ethical and educational standards within residential property management and promote the advancement of and give an authoritative voice to the industry in its dealings with legislative and governmental bodies. What members get: Lunches, special events and seminars with industry speakers, news on topical issues. Who may join: Licensed property management companies, individual licensed property managers and a limited number of support-service companies. LandlordBC 1847 West Broadway Suite 203, Vancouver, B.C. V6J 1Y6 Phone 604-733-9440; toll-free 877-382-6006 questions@landlordbc.ca; www. landlordbc.ca News: The BC Apartment Owners and Managers Association, Rental Housing Council and Rental Owners and Managers Society of BC have merged to become a single provincial industry association operating as LandlordBC. Mandate: The newly merged LandlordBC is B.C.’s top resource for owners and managers of rental housing. What members get: Expert advice, access to proprietary forms, online tools, customized vendor programs specific to their business needs, education in person and online, timely industry insights and information communicated via a variety of media and networking opportunities. Who may join: All owners and managers of residential rental housing anywhere in B.C.  PROPERTY MANAGERS’ SOURCE BOOK 2015 | 19

Accountants/Accounting Service

Appraisals YOU SEE A CONDO THAT’S AGING

WE SEE HOW TO PROTECT ITS VALUE

Want to know how to maximize your investment and minimize your risk with a condo or strata property? AACI and CRA appraisers provide unbiased reserve fund planning/depreciation reports for all types of condominium properties–helping property owners by developing a repair and replacement financial plan that protects the future value of their investment. When a condo is involved - involve us.

VALUATIONS APPRAISAL REVIEW CONSULTING FEASIBILITY STUDIES DUE DILIGENCE

Find a Real Estate Appraiser in your area by visiting online now. AICanada.ca For more information, contact us at 604.284.5515 or info@appraisal.bc.ca

We are business in VancouVer

biv.com 20 | PROPERTY MANAGERS’ SOURCE BOOK 2015

Blinds/Window Coverings The smarT choice since 1952 Quality blinds don't cost you… They save you!

• Custom-made 1" and 2" venetians • Wood blinds • Roller shades • Vertical blinds • Draperies

Cleaning • Repairs • Parts • Sales

604 874-1121

www.venetianblindcentre.ca 331 West 7th Avenue, Vancouver (Parking in back) Commercial and residential • Pick up and delivery available

Boilers - Energy Management

Increase the Value of Your BuIldIng! And do it with a Payback of Less Than Three Years! Kemp Agencies Limited In conjunction with Camus Hydronics Ltd.

Let Kemp Agencies increase the energy efficiency of your building hot water heating system and/or domestic hot water heating system with an upgrade of your existing hot water boilers to a condensing or near-condensing high efficiency hot water boiler by Camus Hydronics Ltd. Not only Save Operating Costs but also Increase the Value of your Building Asset. Kemp Agencies is pleased to introduce the new Camus DynaForce and DynaMax Fully Condensing Hot Water Boilers with effciencies to 97%

For more info on how a DYNAFLAME HIGH-EFFICIENCY BOILER can increase performance and save money, contact:

KEMP AGENCIES LIMITED

3590 Commercial St.Vancouver, BC Email: merlin@spearssales.com Ph: 1.604.876.9297 Ext.137 • F: 1.604.876.1199 • TF: 1.800.663.6169 Ext.137

EarthquakE tip As British Columbians, we live and work in an earthquake zone where more than 1,200 small earthquakes are recorded annually. One of these could be "the big one." Prepare for an earthquake NOW to minimize and avoid injury and property damage.

PROPERTY MANAGERS’ SOURCE BOOK 2015 | 21

Building Envelope

Building Envelope Maintenance • Quality • Innovations • Service Bonded and Insured I HPO Certified

Duraseal is a Specialty Contractor that has provided quality construction solutions since 1989. Duraseal specializes in: • Construction Management • Building Envelope Maintenance and Waterproofing • Window and Glazing Replacement or Rehabilitation

• Sealant and Coatings Application • Concrete Repair and Injection • Industrial Solar Panel Installation • Industrial Floor Coatings • Asbestos Abatement

Phone: 604.472-1919 Fax: 604.472.1917 E-mail: info@duraseal.ca #306-2071 Kingsway Avenue, Port Coquitlam, BC V3C 6N2

www.duraseal.ca

EarthquakE tip Seek advice from professionals - such as building engineers and emergency preparedness authorities - if you are unsure about what to do. 22 | PROPERTY MANAGERS’ SOURCE BOOK 2015

Building Maintenance

PROPERTY MANAGERS’ SOURCE BOOK 2015 | 23

Building Maintenance

“Deep-Rooted Pride & Professionalism” A Division of Overtime Commercial Landscaping Ltd.

Servicing Greater Vancouver and the Fraser Valley Commercial/Industrial Maintenance Services 778-772-0407

info@oclservices.com www.oclservices.com

We take pride in working with Property Managers and Building Owners to create a customized plan to meet their property maintenance needs. Ask about our portfolio pricing.

COMMERCIAL BUILDING & PROPERTY MAINTENANCE Customized Maintenance Schedules & Reports Window Washing Awning Cleaning Pressure Washing Electrical Repairs Signs and Lighting Lot Maintenance Litter Pick Up

Professional and Uniformed Staff fully insured and covered by WCB. 24 | PROPERTY MANAGERS’ SOURCE BOOK 2015

Building Maintenance

Building Maintenance Family owned and operated, offering services since 1996

Specializing in Cleaning of: Commercial Buildings Strata Buildings Industrial Plants Custodial Care Relief Caretaker Resident Care Facilities

H Window Cleaning H Pressure Washing H Building Cleaning H Gutter Cleaning H Floor Care H Construction Clean

604-244-1660 ~ www.cleantechjanitorial.com Building Maintenance

778-298-4432

www.envirocanclean.com PROPERTY MANAGERS’ SOURCE BOOK 2015 | 25

Building Maintenance

Five Star Service. Five Star Maintenance. BC's largest strata maintenance firm specializing in servicing residential buildings

Full building maintenance, caretaker and janitorial services tailored to fit your unique needs for residential/strata buildings. 201 – 2555 Commercial Drive, Vancouver BC V5N 4C1 T: 604-435-0515 F: 604-435-0516 E: info@fivestarbc.ca W: www.fivestarbc .ca

Building Maintenance 150-12571 bridgeport road, richmond YO 604 278 4977 MA UR G INT O /ipprichmond EN TO AN PL CE ACE PR OD FOR UC TS 10% DISCOUNT USING PROMO CODE PM13

s bio mos r quick leak fix remove vents wcaoncrete l

rproo so ep fing - RICHMOND ONLY oxies te

Building Maintenance CERTIFIED GREEN CLEANING

CLEANING FOR HEALTH Advanced Innovative Cleaning

Carpet Cleaning Power Sweeping

www.utcs.com Making BOMA

Contract Janitorial 604 - 253 - 4698 YOU

Window Cleaning Pressure Washing

info@utcs.com

Look Good to YOUR Customers

BCCCA

26 | PROPERTY MANAGERS’ SOURCE BOOK 2015

BCSCA

CMI

PAMA

CCCA

Building Services

www.prioritybuildingservices.com

Carpet Cleaning

K.C. Cleaning & Restoration Specializing in: Carpet Cleaning • Upholstery Cleaning Blind Cleaning • Blind Manufacture Strip & Wax Floors • Tile & Grout Cleaning Construction Cleaning • Flood Restoration 604-809-2065 • www.kccleaning.ca Eco Friendly Products • State-of-the-Art Machines We’re Not the Biggest “Just the Best”

Chimney Maintenance Vancouver Chimney Chief Ltd. • Chimney Cleaning • Repairs • Rain Caps • Duct/Dryer Vents • Apartments/Complexes • Member of the BBB • W.E.T.T. Certified Celebrating more than 30 years in business

www.chimneychief.com 1222 Frances St, Vancouver 604-251-1860 • chimneychief@shaw.ca PROPERTY MANAGERS’ SOURCE BOOK 2015 | 27

141027 BIV Prop Managers Ad BW.pdf 1 10/27/2014 10:53:43 AM

need need help with your help with need help with your your 141027 BIV Prop Managers Ad BW.pdf 1 10/27/2014 10:53:43 AM

Doors

overhead overhead doors? doors? overhead doors? Overhead Overhead Door Door Co Co of of Vancouver Vancouver Overhead Door Co of Vancouver

604-472-5000 604-472-5000 604-472-5000 S incce S 24-hour emergency Siin emergency service service n e

ce 1 96 24-hour emergency service 1 1 1 19 96 Sin6c1e 24-hour emergency service 1961 200 years technician experience combined 200 years combined combined technician technician experience experience 200 years combined technician experience All All types types of of overhead overhead doors, doors, parkade parkade gates, gates, All typesand of overhead doors, parkade gates, motors transmitters. motors and transmitters. motors and transmitters. All types of overhead doors, parkade gates, www.ohdvan.com motors and transmitters. www.ohdvan.com www.ohdvan.com www.ohdvan.com

28 | PROPERTY MANAGERS’ SOURCE BOOK 2015

Doors (604.663.2255) www.NiklsOneCall.com

Apartment Doors & Garage Gates • 24 Hr. Emergency Repairs Garage Gates Quarterly Service Custom Built Gates & Enclosures Gate Security Upgrades

Door & Frame Replacement Repairs after Break & Entry Steel, Wood & Glass Doors

Innovative Service Solutions for Property Managers Since 1994

Doors Valley All–Door Distributing Ltd. • Serving the property management community for 39 years • 24 hour emergency service security gates • Installation of radio control systems • Service and inspection contracts Phone: 604.533.4121 Fax: 604-533-4632 Email: valleyalldoor@telus.net

Doors - Repair Sales, Parts & Repairs

For All Types Of Door Closers, Panic Hardware, Fire Doors, Commercial Doors, Revolving Doors & All Types Of Automatic Doors

24 HR. EmERgEncy SERvicE Authorized distributor

besam

113 – 11121 Horseshoe Way Tel: 604-272-5611 Richmond Fax: 604-272-5822 www.pacificdoor.com PROPERTY MANAGERS’ SOURCE BOOK 2015 | 29

Doors - Repair

Drainage

(604.663.2255) www.NiklsOneCall.com

Pump Truck Service Catch Basin & Storm Cleaning Parkade Accessible Truck Water Main, Drain Repair & Hydro-Flushing Innovative Service Solutions for Property Managers Since 1994

commercial real estate franchises business opportunities westerninvestor.com

30 | PROPERTY MANAGERS’ SOURCE BOOK 2015

Duct Cleaning

ServiceS canada Ltd. Upfront selling. You pay the same price you have been quoted. Ask AroUnd. Air-Vac Services is very well known and respected in the industry. Over 45 years in the business of air duct cleaning.

services provided: dryer Vent Cleaning ■ Outside only cleaning • High-rise rappelling • Low rise Ladder work ■ In & Out complete cleaning ■ In-suite C.O.D. cleaning ■ Common laundry exhaust cleaning ■ Video inspections ■ Booster fan supply & install

Ventilation Cleaning ■ HVAC system cleaning ■ Hall pressure system cleaning garbage Chute Cleaning Air filter sales & service furnace & Air duct Cleaning

Ph 604 882 9290 Fax 604 882 9295 contact@airvacservices.com

www.airvacservices.com Air-Vac services has been locally owned and operated since 1966. PROPERTY MANAGERS’ SOURCE BOOK 2015 | 31

Duct Cleaning

LTD. Specializing in:

• Furnace & Air Conditioning Duct Cleaning • Dryer Vent Cleaning ~ Residential Buildings ~

Duct & dryer vent cleaning is the healthiest indoor improvement investment you will ever make! • Reduces heating/maintenance costs • Helps maintain a cleaner home • Reduces fire hazards in clothes dryer • Cuts down problems with allergies or respiratory problems Call for a FREE inspection and written estimate. Phone: 604-589-1112 Cell: 604-306-7283 E-mail: sales@Clean-Air.ca Website: Clean-Air.ca

Customer Satisfaction Guaranteed

Electrical

EarthquakE tip Discuss earthquake insurance with your insurance broker. Check your coverage - it could affect your financial ability to recover losses after an earthquake. 32 | PROPERTY MANAGERS’ SOURCE BOOK 2015

Electrical 48 feet

(604.663.2255) www.NiklsOneCall.com

Electrical Repairs & Lighting Service Call us to service your pylon signs, parking lot & building lights, neon and electrical issues. Innovative Service Solutions for Property Managers Since 1994

Fire Protection

Fraser Valley

Hydrant Services • Fire Hydrant Service Maintenance Programs • Emergency Repairs • Backflow Preventors Testing & Installations

Tel: 604-232-2450 / 1-877-270-9236

Fax: 604-232-2466 E-mail: fvhydrantservice@telus.net

#2135 – 13560 Maycrest Way, Richmond, BC V6V 2W9

Fire Protection Troy offers integrated solutions for fire, sprinkler, security, nurse call and marine applications. Our fire sales and service offices have been helping customers in their local markets since the 1950’s.

Life Safety Experts www.troylfs.com

1-877-441-8769 PROPERTY MANAGERS’ SOURCE BOOK 2015 | 33

Fuel Management

34 | PROPERTY MANAGERS’ SOURCE BOOK 2015

Generators

Generator SaleS, Service & rental

• Planned Preventative Maintenance Packages to CSA C282-09 and Z32-09 standards with reports • 24/7 Emergency Service • Certified by ASTTBC, COR Safety, Emergency Prepared • Generator Load Testing, Troubleshooting, and Repairs • Service within BC on all make and models • New and used generator set sales • Mention of this Ad and Receive a Complementary Site Visit Call for Details Generator Service 604-888-1211 cullendiesel.com

LTD.

LTD. PROPERTY MANAGERS’ SOURCE BOOK 2015 | 35

Generators

36 | PROPERTY MANAGERS’ SOURCE BOOK 2015

Generators

Genguard Generator Planned Maintenance Finning has the right tools and the right people to keep you running. CSA-282 & Z32 Compliant • 5 Year Service Inclusive of Meggar Testing • ATS Maintenance and Infrared Scanning • Engine Tune Up • Load Bank Testing • S.O.S. Fluid Analysis • Battery Replacement • Fuel Polishing • Generator Cleaning • Cooling System Maintenance • Upgrades & Repairs • Replacement Generator Sales • Comprehensive Rental Fleet • Vault Maintenance Government Certified Technicians (ASTT Certified) 24/7 Service

Heating

KPH

KEITH PLUMBING & HEATING CO LTD 100 Year Anniversary 1911 - 2011

604-988-5241 Fax: 604-988-5399

Commercial - Industrial - Residential 24 Hour Emergency Service Calls

For all your plumbing, heating, refrigeration & A/C needs Preventative Maintenance Service • Plumbing • Draining Heating • Boilers • Gas • A/C • Controls • Refrigeration #1 - 40 Gostick Place, North Vancouver, V7M 3G3

EarthquakE tip Develop an action plan for your building, identifying areas that provide the most protection, escape routes and even an off-premises meeting place.

PROPERTY MANAGERS’ SOURCE BOOK 2015 | 37

Heating

INDUSTRIAL/COMMERCIAL/RETAIL/MULTI-RESIDENTIAL All Air “HVAC” and Water Systems Installed, Retrofitted, Serviced and Maintained Under One Roof BOILER “A” CONTRACTOR MCBAC Member GAS “A” CONTRACTOR Fortis B.C. “BOILER UPGRAdE REBATE PROGRAM” REFRIGERATION CONTRACTOR B.C. Hydro “POWER SMART ALLIANCE TEAM” Fortis B.C. “Trade Ally Member” CONTRACTORCHECK CERTIFIEd 24/7 SERVICE REAdy COMPLyWORKS CERTIFIEd 5-68 Schooner St. Coquitlam BC V3K 7B1

T: 604.540.2233 • Fax: 604.540.2237 • ib@tesltd.ca • www.tesltd.ca

Heating HVAC Services Trust Experience Service FOR BC SINCE 1978

Spears

“The Pump Service Centre” Quality Service Since 1960

SALES & SERVICES LTD. COMMERCIAL • INDUSTRIAL • RESIDENTIAL

BOILERS • MOTORS • CONTROLS PUMPS – SUBMERSIBLE / HVAC / FIRE /WELL / BOOSTER • SALES • INSTALLATION • SERVICE • CONSULTATION • MAINTENANCE • TECHNICAL DESIGN 9,000 Sq. Ft. Parts, Repair, and Warranty Service Facility 24-Hour Fully Equipped Mobile Service Fleet

(604) 872-7104 Local 122 Toll Free: 1-800-663-6169 • Fax: (604) 872-7102 3586 Commercial St., Vancouver, BC V5N 4E9 Phone: (604) 513-2445 • Fax: (604) 513-2446 Unit #11, 19725 Telegraph Trail, Port Kells/Langley, BC Email: merlin@spearssales.com Monday-Friday 7:30-5:00 www.spearssales.com

EarthquakE tip Ensure evacuation routes and emergency exits are clearly marked and well lit throughout your building. 38 | PROPERTY MANAGERS’ SOURCE BOOK 2015

HVAC

For all your building automation, flame safeguard, hydronics, HVAC and environmental control needs, give us a call!

2055 Columbia Street, Vancouver, BC 1-800-661-0173 440 Garbally Road, Victoria, BC 1-888-277-6208 #101 – 6448 148th Street, Surrey, BC 1-800-661-0173

www.pacificcontrols.bc.ca PROPERTY MANAGERS’ SOURCE BOOK 2015 | 39

HVAC

www.somatichvac.com

Your premier mechanical solutions provider

We provide design, new construction, retrofit, service & maintenance including 24/7 support Somatic HVAC Solutions Ltd. 1430 Kootenay St, Vancouver, B.C. V5K 4R1

phone: 604.451.0064 40 | PROPERTY MANAGERS’ SOURCE BOOK 2015

EAGLE RIDGE MECHANICAL

Your one-stop solid connection for all of your HVAC and plumbing services!

Your one-stop solid connection for all of your HVAC and plumbing services! HVAC

RIDGE Services we provide can provide for your building sitesMECHANICAL EAGLE RIDGE Services we can for EAGLE your building sites MECHANICAL

EAGLE RIDGE MECHANICAL

one-stop solid connection for all of your HVAC and plumbing services! Your Preventative Maintenance for HVAC and  Your Preventative Maintenance for HVAC and Mechanical one-stop solid connection for allMechanical of your HVAC and plumbing services!  Emergency Service 24/7  Services Emergency Service 24/7 Your one-stop solid connection for all of your HVAC and plumbing services! we can provide for your building sites  Repairs, Installation,  Repairs, Installation, Services weNew canNew provide forRetrofits yourRetrofits building sites Preventative Maintenance forAir HVAC andConditioning Mechanical  HVAC/R – can Heating Ventilation Conditioning   HVAC/R –provide Heating Ventilation Air Refrigeration Services we for your building sitesRefrigeration Emergency Service  Boilers, Furnaces, Heat24/7 Pumps and Heating Systems / Unit /Heaters  Maintenance for HVAC Mechanical  Preventative Boilers, Furnaces, Heat Pumps and and Heating Systems Unit Heaters  Repairs, New Installation, Retrofits  Chillers and Cooling Towers  Service 24/7 Preventative Maintenance for HVAC and Mechanical  Emergency Chillers Cooling Towers HVAC/Rand – Heating Ventilation Air Conditioning Refrigeration  New Installation, Retrofits  Plumbing, Piping, Back Flow Testing, Hot Water Tanks, Storm and Sanitary PumpsPumps Emergency Service 24/7 Boilers, Furnaces, Heat Pumps and Heating Systems / UnitTanks, HeatersStorm  Repairs, Plumbing, Piping, Back Flow Testing, Hot Water and Sanitary  HVAC/R Heating Air Conditioning Refrigeration  We all–and makes ofVentilation equipment Chillers Cooling Towers Repairs, New Retrofits  service We service allInstallation, makes of equipment Plumbing, Piping, Back Flow Testing, Hot Waterand Tanks, Storm and Sanitary Pumps  Boilers, Furnaces, Heat Pumps and Heating Systems / Unit Heaters  Electronic access to your building equipment account information – Heating Ventilation Air Conditioning Refrigeration  HVAC/R Electronic access your building equipment and account information We service all makestoof equipment  Chillers and Cooling Towers Boilers, Furnaces, Heat Pumps and Heating Systems / Unit Heaters  Electronic access to your building equipment and account information  Plumbing, Back Flow Testing, Hot Water Tanks, Storm and Sanitary Pumps Chillers andPiping, Cooling Towers Phone: 778-285-1181 Fax: 604-944-3067  We servicePiping, all makes equipment Plumbing, BackofFlow Testing, Hot Water Tanks, Storm and Sanitary Pumps Phone: Fax: 604-944-3067 E-mail: service@eagleridgemech.com  778-285-1181 Electronic to604-944-3067 your building equipment and account information Phone: 778-285-1181 Fax: We serviceaccess all makes of equipment E-mail: service@eagleridgemech.com E-mail: service@eagleridgemech.com www.eagleridgemech.com  Electronic access to your building equipment and account information www.eagleridgemech.com www.eagleridgemech.com

Phone: 778-285-1181 Fax: 604-944-3067 E-mail: Phone: service@eagleridgemech.com 778-285-1181 Fax: 604-944-3067 www.eagleridgemech.com E-mail: service@eagleridgemech.com www.eagleridgemech.com

HVAC

T: 604.540.2233 • Fax: 604.540.2237 • ib@tesltd.ca • www.tesltd.ca

HVAC Trust Experience Service FOR BC SINCE 1978

Improve Building Efficiency with Proper Controls. Ask Trane How. TRANE: Keeping You Cool for 100 Years. Call 604-473-5600 PROPERTY MANAGERS’ SOURCE BOOK 2015 | 41

Insurance

Each property is unique. Your risk solution should be too. CMW’s insurance solutions are built for you from the ground up by our experienced Risk Advisors. We are BC owned and operated, and know how to deliver what you want, and more importantly, what you need. Get the solution that’s right for you. Talk to a CMW Risk Advisor today. Call 604 294 3301 | cmwinsurance.com

Insurance LEADERS IN CONDOMINIUM AND CONSTRUCTION INSURANCE

BFL CANADA INSURANCE SERVICES INC. RISK MANAGEMENT AND INSURANCE SERVICES Tel: 604-669-9600

www.BFLCANADA.ca

Fax: 604-683-9316

Vancouver - Kelowna - Calgary - Winnipeg - Toronto - Ottawa - Montreal - Quebec City - Halifax

Security Guards Mobile Patrols Alarm Response Private Investigations Security Consultants

Guaranteed To Be More Competitive

Parking Enforcement Services Remote Video Monitoring Janitorial Services Landscaping Concierge

t: 604 385 1555 • info@securedsecurity.com • www.securedsecurity.com 42 | PROPERTY MANAGERS’ SOURCE BOOK 2015

Janitorial

A clean healthy workplace is our mission We specialize in carpet cleaning, window cleaning, janitorial services, floor stripping and finishing since 1982. Contact: Cell: 604-220-6657 • Office: 604-507-5535 Fax: 604-507-7727 • Email: info@ienvirosafe.com 4 – 8456 – 129A Street, Surrey, BC V3W 1A2

www.ienvirosafe.com

Janitorial

Marathon Janitorial Services & Supplies Your One Stop Cleaning Shop

604-538-3575 phone

Floor & Carpet MaintenanCe power washing, windows, 604-538-3565 fax initial & CoMplete Janitorial serviCes Unit 15 – 15515 24th Ave., Surrey B.C. apartMent, Condo, & strata Cleaning

admin@marathonjanitorial.com

janitorial SupplieS BrooMs, Mops, BuCkets garBage Bags, paper produCts CoMMerCial Cleaners & CheMiCals

PROPERTY MANAGERS’ SOURCE BOOK 2015 | 43

Janitorial

604-327-1123 www.prioritybuildingservices.com

Janitorial Services

Offering Sustainable Solutions for Today’s Building Management Professionals Take your building to new heights with Alpine’s Sustainable Cleaning Program. With over 25 years of experience, Alpine combines a proven track record with the latest in environmentally preferable cleaning alternatives. We combine traditional janitorial and maintenance services with enhanced programs to address Indoor Air Quality, Cleaning Chemistry and Sustainable Solutions to improve recycling both within the office and the sanitary facilities at your sites. Providing full-service building cleaning while maintaining an environment safe for even the most sensitive individuals, let Alpine Building Maintenance help bring your customers a workplace that feels like home.

www.alpineservices.ca T: 604.821-1541

F: 604.821-1545

C: 778.231.7364

We are business in VancouVer

biv.com 44 | PROPERTY MANAGERS’ SOURCE BOOK 2015

Janitorial Services

Janitorial and Facility ServiceS • Certified Green Sustainability Contractor • Member of BOMA • Member of the BBB

Office & Commercial – Residential Strata – Post Construction – Carpet & Tile

604-526-4867

web: www.mastercare.com • email: info@mastercare.com

Janitorial Services

Tork

The Preferred Premium Towel More class A building employees prefer* Tork MB572 Premium Hand Towel over Kleenex 01500 and Signature 23000. ®

Feel for yourself. Start a free trial at torkusa.com/feelfree *In third-party conducted blind comparison tests with Class A building employees, Tork MB572 preferred vs. Kleenex 01500 and Tork MB572 preferred vs. Signature 23000 © 2014 SCA Tissue North America LLC. All rights reserved. Tork® is a registered trademark of SCA Tissue North America LLC, or its affiliates.

Janitorial Services CERTIFIED GREEN CLEANING

CLEANING FOR HEALTH Advanced Innovative Cleaning

Carpet Cleaning Power Sweeping

www.utcs.com Making BOMA

Contract Janitorial 604 - 253 - 4698 YOU

Window Cleaning Pressure Washing

info@utcs.com

Look Good to YOUR Customers

BCCCA

BCSCA

CMI

PAMA

CCCA

PROPERTY MANAGERS’ SOURCE BOOK 2015 | 45

Landscaping • landSCape inStallation and maintenanCe • • Free eStimateS • SerVinG the lower mainland •

Strata • CommerCial • reSidential The Maintenance and Installation Experts

• pruning & Shaping • tree triming • Seasonal Clean-Ups • power washing • litter control and lot maintenance • Full property maintenance • new lawns • landscape designs & installation • Snow removal, Salting & de-icing Licensed & insured • FuLL Wcb coverage

phone:

(778) 895-7710

www. getgrowinglandscaping.ca 46 | PROPERTY MANAGERS’ SOURCE BOOK 2015

Landscaping

OVERTIME COMMERCIAL LANDSCAPING LTD.

Servicing Greater Vancouver and the Fraser Valley

778-772-0407

info@overtimelandscaping.com www.overtimelandscaping.com We take pride in working with Property Managers and Building Owners to create a customized plan to meet their landscaping needs. Ask about our portfolio pricing.

Commercial Landscaping Customized Maintenance Contracts Installations Renovations Soft and Hard Landscaping Specialized Pruning Weed Control Organic Options Seasonal Colour Programs Mulch and Soil Installations Turf Maintenance Irrigation Repairs and Maintenance “Deep-Rooted Pride & Professionalism”

Professional and Uniformed Staff fully insured and covered by WCB. PROPERTY MANAGERS’ SOURCE BOOK 2015 | 47

Landscaping

Professional Landscape Maintenance Serving the Lower Mainland since 1992

Commercial • Industrial • Strata • Annual Full Service Contracts • Lawn & Garden Maintenance • New Landscape Design & Installation • New Lawn Installation • Bark Mulch & Soil Installation • Paving Stone Installation Specialists • General Landscape Clean Up • Hedge Trimming & Pruning • Snow Removal & Ice Services Experienced Uniformed Crews Quality Work Guaranteed Fully Insured / WCB Compliant Call Us for a Free Estimate 604-761-LAWN(5296) terrafirmalawnandgarden.ca terrafirmasnowremoval.ca

48 | PROPERTY MANAGERS’ SOURCE BOOK 2015

Landscaping Servicing RESIDENTIAL, STRATA and COMMERCIAL properties Covered by Insurance/WCB. Member of BBB (A+ rating Jan ’09) BCLNA

LANDSCAPE MAINTENANCE, DESIGN & INSTALLATION

We employ a Certified Landscape Professional (CLP), and a Certified Horticultural Technician (CHP).

Landscaping

Security Guards Mobile Patrols Alarm Response Private Investigations Security Consultants

Guaranteed To Be More Competitive

Parking Enforcement Services Remote Video Monitoring Janitorial Services Landscaping Concierge

t: 604 385 1555 • info@securedsecurity.com • www.securedsecurity.com PROPERTY MANAGERS’ SOURCE BOOK 2015 | 49

Lighting BL

BRITE-LITE

supplying quality pRODuCts fOR OveR 35 yeaRs • Commercial Properties • Industrial & Manufacturing • Financial Institutions • Retail Stores & Malls • Health Care & Medical • Schools & Colleges • Government Agencies • Restaurants & Food Services • Hotels & Motels • Sporting Facilities

Call us today for your free energy saving lighting upgrade or retrofit quote CanaDian OwneD & OpeRateD

Ph. 604-525-5549 • Fax 604-525-4496 • Toll Free 800-561-1334 www.brite-lite.com

Lighting

A Division of E.B. Horsman & Son

Burnaby Victoria

604-292-4820 604-475-1999

albritelighting.com

Locksmithing

(604.663.2255) www.FortressOneSecurity.com

Mobile Locksmith Service • 24 Hr. Emergency Repairs Repairs after Break & Entry Re-Keying and Master Keying Lock Guards

Security Surveying & Upgrading Door & Frame Replacement High Security Locks

Innovative Security Solutions for Property Managers Since 1994 50 | PROPERTY MANAGERS’ SOURCE BOOK 2015

Mechanical Contractors

■

t: 604.942.0012

■

www.fredwelsh.com

Mechanical Contractors

EarthquakE tip Bolt file cabinets, bookshelves and heavy equipment to structural walls to help prevent shifting or tipping during an earthquake.

PROPERTY MANAGERS’ SOURCE BOOK 2015 | 51

Painting

52 | PROPERTY MANAGERS’ SOURCE BOOK 2015

Painting

C W

C W Painting 2000 Ltd.

• Multi-Residential & Strata Property Management • Painting Interior & Exterior • Concrete Restoration & Epoxy Coatings • Weatherproofing Systems Ph: 604-671-0425 Fx: 604-468-8555 E-mail: cwpainting2000@shaw.ca

Painting Marty’s Painting & Decorating

est 1973

One bedroom Basic repair and repaint all walls in living room, dining room, hallway, bedroom with one coat of Dulux washable eggshell latex $250.00 • extra rooms add $70.00 Kitchen repair and repaint all walls with one coat of Dulux semi gloss latex $60.00 Bathroom repair and repaint walls & ceiling with one coat of Dulux semi-gloss latex $60.00 Ceilings Smooth repair & repaint with one coat of flat latex white in living dining hallways bedroom $150.00 • Ceilings Rough repair & repaint with one coat of flat oil paint white in living/dining hallways bedroom $200.00 Note: for larger and suites with woodwork or two levels a separate estimate will be given If a second coat of paint is required add 50% We have WCB coverage and carry $1 million liability insurance Phone 604-733-2865 • email martlib@shaw.ca

Painting

• Strata • Commercial • Interior/Exterior • High Rise • Residential Complexes

604.876.3305

www.prostarpainting.com PROPERTY MANAGERS’ SOURCE BOOK 2015 | 53

Painting

REMDAL PAINTING & RESTORATION INC. Making your painting projects trouble-free! www.remdal.com 604.882.5155 Parking Management

Parking Management Parking Management Services Consulting Service Contracts Manpower Contracts Vinci Park 1440 West Pender Street Vancouver, BC V6G 2S2

www.vincipark.ca

54 | PROPERTY MANAGERS’ SOURCE BOOK 2015

Phone: 604-684-6634 Fax: 604-684-6186 vinciparkvancouver@vincipark.ca

Pavement Maintenance VIEW WITH

Precision Crack Sealing Inc.

✔ Crack Sealing is proven to be the least expensive form of preventative maintenance, yet essential to pavement life! ✔ Crack Sealing prevents unneccessary insurance claims by offering the public a better/safer service! ✔ Crack Sealing studies show that for every $1 spent on maintenance, you can save $6-$10 in future repairs! ✔ Crack Sealing prevents moisture infiltration into the sub-grade, which weakens the structural integrity of your pavement and its bearing capacity! ✔ We have a perfectly clear ‘claims free’ history with WCB and we maintain a $5 million commercial liability insurance policy! ✔ We have over 30 years of property and pavement management experience...with written references to prove that our business systems work! ✔ We have a qualified, continually trained team who understand that minimal inconvenience is critical! ✔ We efficiently maintain low overhead costs and pass the savings on to you!

1-888-280-4374

www.precisioncracksealing.com PROPERTY MANAGERS’ SOURCE BOOK 2015 | 55

Pest Control

If you have a pest problem in your home or business, you have come to the right place! Our mission is to completely eradicate your pest problem as quickly as possible, at the best possible price. We guarantee all of our treatments for a minimum of 3 months. If the pest comes back, we come back at no extra charge! We deal with virtually any household pest:

• • • •

100% Eradication Guaranteed Quick Bookings Competitive pricing Highly Qualified Technicians

• • • •

Green Methods Locally owned and operated Free Advice by phone Free Pest Identification by Email

CALL NOW FOR A FREE NO OBLIGATION QUOTE VANCOUVER – 604-639-5268 TOLL FREE – 1-888-908-2986 56 | PROPERTY MANAGERS’ SOURCE BOOK 2015

Pest Control

Why pay more? Environmentally safe

Residential • Commercial • Industrial • 7 Days Service • Written Guarantee University Trained Specialists • Government Licensed and Certified Fully Bonded • Unmarked Vehicles • Free Estimates • Bed Bugs Treatments

Guaranteed pest control at a fair price. Vancouver

East Vancouver & Burnaby

604-730-9202

604-434-8501 IPM Services Inc. 23 Years of Pest Management Experience

E-mail: ipm.pestcontrol@shaw.ca

Plumbing

Repiping

is our business Since 1988 Brighter Mechanical has been providing answers to Metro Vancouver’s plumbing problems. With over 900 successfully completed projects, our goal is to give you the best repiping experience.

2140 – 21000 Westminster Hwy, Richmond, BC 604.279.0901 • info@brightermechanical.com www.brightermechanical.com

EarthquakE tip Secure top-heavy furniture, appliances and computers against movement.

PROPERTY MANAGERS’ SOURCE BOOK 2015 | 57

Plumbing

RE-PIPING SPECIALISTS

Specialists in Re-Piping Apartment Buildings.

TEAMWORK

Over 450 buildings and more than 17,000 suites Re-Piped. Offering full restoration of all finishes: drywall, painting, etc. Organized, professional and providing quality workmanship on schedule and on budget, Since 1967.

Plumbing

Drywall

Painting

tiles

For a complimentary evaluation call: 604.872.2561 SInCE

19 67

TEL: 604.872.2561 FAX: 604.877.1602 info@cambridgeplumbing.com | www.cambridgeplumbing.com 4343 Fraser Street, Vancouver, BC V5V 4G4

Plumbing

PLUMBING & MECHANICAL

w w w. b m s m e c h a n i c a l . c o m

Your Re-PiPe specialists

For best results employ the services of a professional, experienced re-piping specialist that takes the project from the planning stages to the finished project, within the allotted time and budget.

604-253-9330 / Fax 604-515-9340

EarthquakE tip Duplicate and store vital records off-site. 58 | PROPERTY MANAGERS’ SOURCE BOOK 2015

BMS is the best solution to your plumbing problems.

EAGLE RIDGE MECHANICAL

Your one-stop solid connection for all of your plumbing and HVAC services!

Your one-stop solid connection for all of your plumbing and HVAC services! Plumbing p solid connection for all offoryour plumbing Services we can provide your building sites and HVAC services!

EAGLE RIDGE EAGLE RIDGE MECHANICAL Services we can provide for your building sites MECHANICAL EAGLE RIDGE MECHANICAL  Preventative Maintenance for plumbing and HVAC Your one-stop solidfor connection for all of your plumbing and HVAC services! ovide  forPreventative your building sites Maintenance plumbing and HVAC one-stop connection for all ofTanks, yourStorm plumbing and HVAC  Your Plumbing, Piping,solid Back Flow Testing, Hot Water and Sanitary Pumpsservices!  Plumbing, Piping, Back Flow Hot Water Sanitary Pumps Your one-stop solid connection forTanks, all ofStorm yourand plumbing and HVAC services! we canService provide forTesting, your building sites  Services Emergency 24/7  Emergency Service 24/7 ntenance for plumbing and HVAC Services we can provide for your building sites   Repairs, NewMaintenance Installation, Retrofits Preventative plumbing and HVAC  Repairs, New Installation, Retrofits Services weHot can provide forforyour building sites Back Flow Testing, Water Tanks, Storm and Sanitary Pumps  HVAC/R – Heating Ventilation Air Refrigeration Plumbing, Piping, Back FlowAir Testing, HotConditioning Water Tanks, Storm and Sanitary Pumps  HVAC/R – Heating Ventilation  Preventative Maintenance forConditioning plumbing andRefrigeration HVAC  Boilers, Emergency Service 24/7 e 24/7 Boilers, Furnaces, Heat Pumps andHot Heating Systems / Unitand Heaters Furnaces, Heat Pumps and Heating Systems / Unit Heaters  Preventative Plumbing, Piping, Back Flow Testing, Water Tanks, Storm Sanitary Pumps for plumbing and HVAC Repairs, NewMaintenance Installation, Retrofits Chillers and Cooling Towers allation,  Emergency Service 24/7  Retrofits Chillers and Cooling Towers Plumbing, Back Flow Air Testing, Hot Water Tanks, Storm and Sanitary Pumps HVAC/R –Piping, Heating Ventilation Conditioning Refrigeration We service all makes of Retrofits equipment   Repairs, Installation,  We service allNew makes ofHeat equipment g Ventilation Air Conditioning Refrigeration Boilers, Furnaces, Pumps and Heating Systems / Unit Heaters Emergency Service 24/7 HVAC/R Chillers and Cooling Towers  Electronic access to your equipment and account information  – Heating Ventilation Air Conditioning Refrigeration  Electronic access to your building equipment and account information Repairs, New Installation, Retrofits , Heat Pumps and Heating Systems building / Unit Heaters We service all makes of equipment  Boilers, Furnaces, Heat Pumps and Heating Systems / Unit Heaters

 HVAC/R – Heating Ventilation Air Conditioning Refrigeration ng Towers  Electronic access to your building equipment and account information Chillers Cooling Towers Boilers, and Furnaces, Heat Pumps and Heating Systems / Unit Heaters kes ofPhone: equipment  778-285-1181 We service makes of equipment Chillers andall Cooling Fax: Towers 604-944-3067 Phone: 778-285-1181 Fax: 604-944-3067  service@eagleridgemech.com Electronic access toand your building equipment and account information to your building equipment account information We service all makes of 604-944-3067 equipment E-mail: Phone: 778-285-1181 Fax: E-mail: service@eagleridgemech.com  E-mail: Electronic access to your building equipment and account information service@eagleridgemech.com www.eagleridgemech.com www.eagleridgemech.com www.eagleridgemech.com

Phone: 778-285-1181 Fax: 604-944-3067 Fax: 604-944-3067 E-mail: Phone: service@eagleridgemech.com 778-285-1181 Fax: 604-944-3067 www.eagleridgemech.com E-mail: service@eagleridgemech.com eridgemech.com www.eagleridgemech.com h.com

Plumbing

need a new hot water tank call

HillCrest Plumbing • 10 year warranty • We install same day

• We remove your old tank at No Charge • We carry all parts & fixtures

• Bonded • Licensed • insured CAll 24 hours Visit our showroom Metro Vancouver 604-879-1415 212 E. 17th Ave, Vancouver Richmond 604-244-0220 for all your plumbing needs Surrey 604-596-1077 www.hillcrestplumbing.com

Plumbing

KPH

KEITH PLUMBING & HEATING CO LTD 100 Year Anniversary 1911 - 2011

604-988-5241 Fax: 604-988-5399

Commercial - Industrial - Residential 24 Hour Emergency Service Calls

Power Sweeping

Your Cleaning Professionals We don't cut corners...we clean them!

Sweeper scrubber Flat surface cleaner water recycling unit

• Street sweeping

• Line painting

• Parking lot maintenance

• Construction clean up

• Power scrubbing

BBB member

valleypowersweep@telus.net www.valleypowersweep.com

1-888-423-8003 60 | PROPERTY MANAGERS’ SOURCE BOOK 2015

Since 1993

Pressure Washing

Eco-Friendly Hot Water n CommerCial n industrial n Gum removal n

• Building & Parkade Maintenance • Power Sweeping & Graffiti Removal Fully Insured Worksafe BC

604 351 5868

www.detailpressurewashing.com

Pressure Washing CERTIFIED GREEN CLEANING

CLEANING FOR HEALTH Advanced Innovative Cleaning

Carpet Cleaning Power Sweeping

www.utcs.com Making BOMA

Contract Janitorial 604 - 253 - 4698 YOU

Window Cleaning Pressure Washing

info@utcs.com

Look Good to YOUR Customers

BCCCA

BCSCA

CMI

PAMA

CCCA

commercial real estate franchises business opportunities westerninvestor.com

PROPERTY MANAGERS’ SOURCE BOOK 2015 | 61

Property Maintenance

Your ProPertY Maintenance SPecialiSt

Landscaping Maintenance Landscaping Design & Construction

High and Low pressure washing Commercial

Pressure washing

Strata

Hot and Cold water washing

Residential

778 297 7302 Fax: 604 273 1848

Email: info@360propertymaintenance.ca 10751 River Drive, Richmond, BC V6X 1Z2

www.360propertymaintenance.ca 62 | PROPERTY MANAGERS’ SOURCE BOOK 2015

Property Maintenance

SuStainable buSineSS SolutionS Don’t miss BIV’s Green Space BC magazine

For further information, contact Katherine Butler

604-608-5158 kbutler@biv.com

PROPERTY MANAGERS’ SOURCE BOOK 2015 | 63

Property Supplies

Think of us for anything you can not find in your hardware store

Deadbolt Lock Guards Anti-Skateboard Guards

Dome Mirrors

Garbage Receptacles

Line Painting Stencils

Steel bollards

Bulletin Boards

Garage Door Remotes

Sign Posts

Commercial Benches

Bird Spikes

...and hundreds more!

Shop Online Using Your Company Account The online store for Property Managers in the Vancouver Lower Mainland

www.BCSiteService.com Email: service@bcsiteservice.com

64 | PROPERTY MANAGERS’ SOURCE BOOK 2015

Phone: 604-598-8414

Re-piping

Repiping

2140 – 21000 Westminster Hwy, Richmond, BC 604.279.0901 • info@brightermechanical.com www.brightermechanical.com

Re-piping

RE-PIPING SPECIALISTS

Specialists in Re-Piping Apartment Buildings. Over 450 buildings and more than 17,000 suites Re-Piped. Offering full restoration of all finishes: drywall, painting, etc. Organized, professional and providing quality workmanship on schedule and on budget, Since 1967.

TEAMWORK Plumbing

Drywall

Painting

tiles

For a complimentary evaluation call: 604.872.2561 SInCE

19 67

TEL: 604.872.2561 FAX: 604.877.1602 info@cambridgeplumbing.com | www.cambridgeplumbing.com 4343 Fraser Street, Vancouver, BC V5V 4G4 PROPERTY MANAGERS’ SOURCE BOOK 2015 | 65

Re-piping

PLUMBING & MECHANICAL

w w w. b m s m e c h a n i c a l . c o m

Your Re-PiPe specialists

For best results employ the services of a professional, experienced re-piping specialist that takes the project from the planning stages to the finished project, within the allotted time and budget.

604-253-9330 / Fax 604-515-9340

BMS is the best solution to your plumbing problems.

Re-piping

Considering a repipe? Call the experts at CuraFlo for: t The best managed plumbing project in the city. t The highest quality workmanship. t The largest choice of restoration options. t Longest warranty in the industry

ated Nomin tractor of on MA C rd for BO year Awa the by irview a F c la Cadil

Re-piping

66 | PROPERTY MANAGERS’ SOURCE BOOK 2015

CuraFlo of British Columbia Ltd.

7436 Fraser Park Drive, Burnaby, BC V5J 5B9 604.298.7278 www.pipeproblems.com

Restoration CANADA’S EMERGENCY RESTORATION EXPERTS

• Water Extraction & Dry-out • Flood and Fire Restoration • Content Cleaning and Storage • Environmental and Bio-Hazard Clean-Up • Carpet and Upholstery Cleaning • 24/7 Emergency Response

VANCOUVER 1385 Boundary Road 604.436.1440

SURREY 24-13260 78th Avenue 604.590.1440

ABBOTSFORD CHILLIWACK 30936 Peardonville Road #5-8465 Harvard Place 604.854.5309 604.795.4884

TOLL FREE: 1.877.778.6731

www.firstonsite.ca

Restoration

BURNABY | 1-7978 NORTH FRASER WAY SURREY | UNIT B - 17858 66TH AVE 604.435.1220 (24 hrs)

www.svmvancouver.ca PROPERTY MANAGERS’ SOURCE BOOK 2015 | 67

Restoration

Epoxy injection of leaking cracks Parking Deck Membranes n Watertight Expansion Joints n Foundation Walls n Corrosion Repairs

Complete Concrete Restoration Services Shotcrete n Shotblasting/Blastrac (Surface Preparation) n Composite Strengthening Systems

604 521-4300

www.polycreterestorations.com • 202 - 204 Cayer, Coquitlam

BC.'s Recognized Experts in Concrete Repair Since 1978

Restoration

• Concrete Restorations • Cement/Stucco Repair • Parkade Restoration • Waterproofing/Caulking • Finishing Carpentry

604.876.3305

www.prostarpainting.com Restoration

REMDAL PAINTING & RESTORATION INC. Making your restoration projects trouble-free! www.remdal.com 604.882.5155 68 | PROPERTY MANAGERS’ SOURCE BOOK 2015

Roofing

24 Hour emergency service

PROPERTY MANAGERS’ SOURCE BOOK 2015 | 69

Roofing

WESTCOAST ROOFING SYSTEMS LTD.

COMMERCIAL & RESIDENTIAL SERVICES SLOPED ROOF SYSTEMS

FLAT ROOF SYSTEMS

Cedar Shakes and Shingles

SBS Membranes (Torch On)

Fiberglass Laminate Shingles

Single Ply - EPDM, TPO

Metal Panel Systems

Built Up Roof Systems

Slate Tiles

Liquid Applied PMMA

70 | PROPERTY MANAGERS’ SOURCE BOOK 2015

Roofing

30 years of professional design & installations.

604.880.6407 commercial@wrs.biz westcoastroofingsystems.ca BUILDING ENVELOPE

LEAK INVESTIGATION

Rain Screen Wall Assemblies

Masonry and Chimneys

Deck Waterproofing

Skylights and Installations

Windows and Cladding

Condensation | Ventilation

Sheet Metal Fabrication

Roof Management

PROPERTY MANAGERS’ SOURCE BOOK 2015 | 71

Roofing

CommerCial & industrial roofing 24/7 emergency response • Specializing in SinglePly and Cold Applied Systems

• Free roof analysis featuring a roof condition report

www.centimark.com Call 604-521-8911 Toll-free 1-877-374-7911

CentiMark Ltd. is the One Single Source for All of Your Roofing Needs

72 | PROPERTY MANAGERS’ SOURCE BOOK 2015

Roofing

Inter-Provincial Roof Consultants Ltd. provides third party, independent, professional consulting services throughout the province of British Columbia, including Vancouver Island. Free quotations: Usually provided within 24 hours, depending on detail and complexity of project and can easily be requested online at www.iprc.ca. or by contacting our office at 604-576-5740. Roof Condition Reporting: Surveys of existing roofs, leak investigation reporting, roof repair and replacement advice. Health Check Reporting: Provide punch-list 11 point overview of current roof condition prior to guarantee/warranty expiration. Thermography: Determine which areas are suffering from moisture ingress or determining water ingress origin. Is it really the roof leaking, or could it be the wall or window seals? Specification Writing and Tendering: Preparation of specifications, tender documents, and tender reviews to assist in decision making. Observation: We provide site visits while work is in progress on new construction and reroofing projects. Upon completion of the project, we perform a final roof observation and submit a final roof observation report ensuring the client that all work has been completed in accordance with specifications; or contrarily listing any/all outstanding deficiencies, thus ensuring the integrity of the application. Inter-Provincial Roof Consultants Ltd. Phone: 604 – 576 - 5740 5828 176 St., Surrey, BC V3S 4E2 www.iprc.ca PROPERTY MANAGERS’ SOURCE BOOK 2015 | 73

Roofing

taves

roofing

We care about what our customers think.

RESIDENTIAL • COMMERCIAL • ALL ROOFING SYSTEMS FREE FREE ESTIMATES ESTIMATES •• CERTIFIED CERTIFIED JOURNEYMEN JOURNEYMEN INSTALLERS INSTALLERS • 24• Hour Emergency Leak Repairs • Fully Licensed & Insured 24 Hour Emergency Service • Fully Licensed & Insured •• Roofing Roofing Inspections Inspections •• Specializing Specializing in in 30/40/50 30/40/50 yr. yr. Fiberglass Fiberglass Asphalt Shingle & Torch On Roofs Asphalt Shingle & Torch On Roofs WE WE PROUDLY PROUDLY RECYCLE RECYCLE ALL ALL USED USED ROOFING ROOFING MATERIAL! MATERIAL!

•• We We Separate Separate Waste Waste Materials Materials and and Send Send Them Them to to Appropriate Appropriate Recycling Recycling Centres • We Recycle: Asphalt Shingles • Copper Centres • We Recycle: Asphalt Shingles • Copper •• Aluminum Aluminum •• We We Use Use Earth Earth Friendly Friendly Products Products

“Serving “Serving Lower Lower Mainland Mainland Communities Communities for for More More Than Than 25 25 Years” Years”

604-524-6695

604-980-1058

www.tavesroofing.com www.tavesroofing.com

74 | PROPERTY MANAGERS’ SOURCE BOOK 2015

Roofing No TIME time OR orMANPOWER maNpower NO to do ROOFING roofiNgMAINTENANCE? maiNteNaNce? TO DO Let our Roof Maintenance Crews handle it for you. Keeping up with routine roof maintenance may not be the first thing on your list, but it’s the first thing on ours. Specializing in small repair and maintenance projects, our professional maintenance crews take the hassle out of these routine chores: Annual roof cleanings Drain and curb installations Joint sealing Flashing repairs and installations Emergency and non-emergency leak repairs Offering timely service and quality workmanship, our crews are available on a project or time and material basis to perform these and various other roof repair and maintenance services.

If you’d like to put our crew to work for you, or would like more information: call 604.789.8668

www.tremcoroofing.com www.tremcoroofing.com a service division of Tremco Canada PROPERTY MANAGERS’ SOURCE BOOK 2015 | 75

Roofing

76 | PROPERTY MANAGERS’ SOURCE BOOK 2015

Roofing

Williams roofing & drainage over 30 Years experience * 20 year to Lifetime Warranty BC TRADE QUALIFICATION #0390-RO-79 #414-RO-80 • Specializing in Torch on and Tar & Gravel roofs • Cedar Shake and Concrete tile conversions • Specializing in Fiberglass Asphalt Shingles • Wet Basements made dry • Specializing in all drain systems • Reroofing and roofing repairs

CommerCial, industrial & residential 24 Hour emerGenCY serViCe

604-580-2444

Abbotsford: 604-852-3358

info@williamsroofing.ca

Free estimates FullY insured FinanCinG aVailaBle

www.williamsroofing.ca

Roofing CommerCial, industrial and multi-Family residential rooFing

Marine roofing (604) 433-4322 repairs@marineroofing.com 24 Hr emergenCy serviCe

Roofing Contractors

www.rooftechconsultants.ca WesTeRn Canada ChapTeR

Roofing inspectoRs & consultants association of B.c.

The cost to replace or install a roof is one of the most expensive factors in facility management. With proper direction, the roof system of a building can exceed its designed life cycle and ultimately reduce costs. While input of roofing contractors and manufacturers is helpful, it may leave one with an ‘apples or oranges’ comparison of costs versus advantages. Consulting with an impartial industry professional enables clients to make the best, most cost effective decisions. Roof Tech 2000 has consulted on millions of square footage, on all types of existing and planned properties – commercial, institutional, industrial, educational and residential.

EarthquakE tip Clearly label the on-off positions for the water, electricity and gas throughout your building.

PROPERTY MANAGERS’ SOURCE BOOK 2015 | 77

Security

Building Relationships for Life by Exceeding our Client’s Expectations

"The Future is Secured"

Security Guards • Mobile Patrols Alarm Response • Private Investigations Security Consultants • Concierge Parking Enforcement Services Remote Video Monitoring Janitorial Services • Landscaping

T: 604 385 1555 F: 778 574 0847 E: info@securedsecurity.com Suite 1000 Marine Building, 355 Burrard Street, Vancouver, V6C 2G8

www.securedsecurity.com An ISO 9001, 18001 and 27001 Certified Company

ISO 9001: Quality Management System ISO 18001: Occupational Health & Safety ISO 27001: Information Security Management 78 | PROPERTY MANAGERS’ SOURCE BOOK 2015

9001

18001

27001

Security C ELEB RATI NG

3 0 YEARS I N BUS IN ES S

service-oriented security staff | comprehensive training program proven quality assurance process | innovative security solutions unique value added package | NEW parking management services

(604) 689- 4005 concordsecurity.com | concordparking.com

Security

Serving Residential and Commercial Stratas since 1997

Professional Concierge and Security Specialists * Licensed * Experienced * Flexible * 24/7 www.cmiconcierge.com 604.691.1733 Security Guards Mobile Patrols Alarm Response Private Investigations Security Consultants

Guaranteed To Be More Competitive

Parking Enforcement Services Remote Video Monitoring Janitorial Services Landscaping Concierge

t: 604 385 1555 • info@securedsecurity.com • www.securedsecurity.com PROPERTY MANAGERS’ SOURCE BOOK 2015 | 79

Security integritassecuritygroup.com info@isecuritygroup.ca T. 604.284.5538 (24 hrs.)

Protect Your Property • Uniformed Guard Service • Bike and Mobile Patrol • Security Consulting • Concierge/Security Services • Private Investigations • Loss Prevention Services Receive 1 month FREE mobile Patrol service with 1 year service agreement

Security

Safety

Tyco Integrated Fire & Security. Exponentially better. The right fire protection and security solutions that protect your people and property, developed by experts and supported by the resources of a committed leader. See our integrated solutions online at www.TycoIFS.ca or call 604-515-8872.

RBQ 5649-2317-01/RBQ 3050-7412-83. Tyco © 2014. ALL RIGHTS RESERVED. Tyco is a trade/service mark of Tyco International Services GmbH and is used under licence. All other marks are the property of their respective owners.

Signs

604.598.8414

www.signsbcilluminated.com Traffic Signs

Parking Passes & Signs

Braille Signs

Directories

Address Signs & Pylons

3D Building Signs

Line Painting

Large Format Printing

Repair and Services

We are equipped and set up to cater to the property management industry. Your signs will be delivered to your office or installed by our installers. 80 | PROPERTY MANAGERS’ SOURCE BOOK 2015

Security

ON GUARD FOR THEE BY SUSAN M. BOYCE

n the battle against crime, technology is fast becoming a reliable ally. Surveillance cameras are smaller, cheaper and smarter; those with advanced analytics can even differentiate between people walking past a fence and attempting to climb over it. In fact, a diverse array of components can now be integrated directly into building operations to create seamless conversations between cameras and monitoring stations, card locks, elevators and notification to police and designated company officials. Today, when a camera picks up a motion error, it sends a link directly to the monitoring station so that, in seconds, someone can see what’s happening in real time: what the intruder is doing, wearing and driving. In some cases, a thief can’t get farther than a block before they’re caught. Best of all, technology never falls asleep or loses focus. Some security experts see high-tech cameras replacing security guards – but GardaWorld Vancouver manager Amir Atri says nothing can replace a human guard with “five senses [who] can smell and listen, which a camera can’t.” But the newest analytic cameras come close to human response, picking up infrared emissions, detecting leaking gas or recognizing the signature of a fire before any human could. These next-gen cameras also boast face-recognition software that alerts officials to repeat offenders and can tell if a person is allowed to be in a secure area. Atri, however, does see a future in arming security guards with onboard cameras. By the end of 2014, all GardaWorld guards will have smartphones with the TrackTik app, which logs their tour action and allows instant video monitoring if they spot suspicious activity or handle an intervention. The video can be stored or fed to any remote station in real time.

Still, most industry experts say it’s a mix of high tech, human guards and commonsense precautions that makes the difference between a thwarted robbery and an insurance claim. “There will always be a fresh crop of perpetrators, ready and waiting, so removing opportunity and target hardening should be your first lines of defence,” said Bruce Marginson, president, Fusion Security Inc., adding that a six-foot chain-link fence creates a six-second delay for a crook, while a file cabinet equates to a 20-second delay. “People forget to lock the door when they go home at night [and] I routinely see laptops, iPads, memory sticks carrying sensitive information, even cash boxes left out in the open,” he said. “With just the information most people store on their smartphone … you could replicate their whole identity.” Security isn’t always about crime, though – it’s about identifying and rectifying problems before they turn critical. “Flooding is far more common than many people realize,” Marginson said, adding that prompt discovery of fire – whether accident or arson – has averted many disasters. Alert security can also provide early warning of a malfunctioning elevator or parking gate before the morning rush arrives.  Originally published in Office Space 2014. PROPERTY MANAGERS’ SOURCE BOOK 2015 | 85

Green Roofs

A QUESTION OF COLOUR BY FRANK O’BRIEN

study of a Chilliwack industrial roof proved black or grey roofs deliver max energy savings for large buildings in B.C. But proponents say roofs planted with vegetation offer much more. The study laid a white, a grey and a black roof membrane on a 50,000-square-foot building, monitoring the heat loss/gain over two years to show if so-called “cool roofs,” always white, deliver higher energy performance than grey/black roofs in B.C. Cool roofs qualify for LEED (Leadership in Energy and Environmental Design) credits and may reduce air-conditioning costs on large commercial structures. But the study found white roofs don’t reduce energy costs on the cloudy West Coast. The study, by SMT Research and RDH Building Engineering and overseen by the National Research Council of Canada, used sensors to measure temperature, relative humidity, moisture content and heat flux at various points within each of the roof assemblies. Displacement sensors measured the dimensional stability of the insulation, and webcams helped record the impact of night-sky cooling, wetting and frost, plus other differences between the assemblies. Each of the test membranes was insulated with either rock wool or a sheet of rigid foam polyisocyanurate, whose effective R-values were measured in the lab. Based on energy consumption over the test period, the best performance was the roof using a dark membrane and rock wool insulation. Second: the grey membrane with either insulation. The worst energy performance was the white roof with polyiso insulation. The black roof also performed better than the grey and white roofs, regardless of what insulation was used. RDH senior building science specialist Marcus Dell said, “Our energy modelling 86 | PROPERTY MANAGERS’ SOURCE BOOK 2015

ALEX JOHNSON

confirms the use of a white roof in Metro Vancouver’s climatic zone does not result in energy savings.” Ron Schwenger, principal, Architek Sustainable Building Solutions, says if the same test were done using green roofs, it would show roofs planted with vegetation deliver energy savings year-round and offer water retention, natural beauty and sound bottom-line benefits. Vegetation, for instance, protects the roof membranes from freeze-thaw expansions and contractions that can reduce a roof’s lifespan. “Engineered green-roof systems can triple and even quadruple the lifespan of a roof [so] they do not need to be replaced as often – a significant capital-cost saving over decades,” he said. Green roofs also hold water and release it gradually – a feature that will become more important with climate change – and generate carbonoffset credits building owners can sell. Green roofs also create a place where bees can pollinate, birds can feed and living things can find refuge in an urban setting. “Corporate tenants will often pay a rental premium to locate their operations to a green building,” Schwenger said. “The perception is that green buildings make happier and more productive employees with lower employee turnover rates.  Originally published in Green Space 2014.

Technology

HOWDY, NEIGHBOUR Connecting building communities to enrich the property management experience

lmost every aspect of our lives has been affected or made easier/more connected by technology. Social media provides an instant and up-to-theminute look into the lives of family, friends and influencers. But, despite new levels of social connectivity and general tech advancements, how many of us can actually say we “know” our neighbours? When it comes to commercial and residential buildings, communication with tenants is often limited to a lobby corkboard, notices in elevators or slipped under doors or the odd strata meeting. A Canadian company wants to change all that. Vancouver’s bazinga! has developed a mobile platform offering centralized communication, shared resources and social collaboration within buildings, giving property managers the following benefits: > a secure outlet to broadcast building notices, reminders, event announcements and emergency alerts and share meeting minutes and updated bylaw information; > allows property managers to set automated workflows to manage common requests like amenity bookings; and > provides a forum for real-time, twoway communication between tenants and property managers. “Our solution has allowed property managers to improve and streamline their work. But, more importantly, it has provided them with the opportunity for new levels of communication with their tenants,” said bazinga! CEO Joseph Nakhla, adding that the technology can “improve the quality and frequency by which they can have conversations, address concerns and respond to inquiries. Rapport with residents is dramatically improved.” Colyvan Pacific Real Estate Management

Services will offer the bazinga! platform as a value-add service to all of its tenants – some 12,000 homes in the Lower Mainland – after noting increased demand for more effective communication between property managers and building residents. “Our adoption of bazinga! has proven a key competitive differentiator for us,” said Colyvan president Allan Landa. “But, beyond remaining savvy, we wanted a solution that would actually enrich the lives of our residents and provide them with a positive and seamless experience with us.” With early adopters reporting success, this technology could be applied to the traditional industry of property management as aggressively as it has elsewhere in our lives. After all, with new towers sprouting up monthly, the desire to better know our neighbours can only grow.  Visit bazinga! at mybazinga.com. PROPERTY MANAGERS’ SOURCE BOOK 2015 | 87

SPECIALIST IN RE-ROOFING

LET US ENHANCE THE APPEARANCE AND QUALITY OF YOUR HOME!

Excellence In Quality & Workmanship LAMINATED ARCHITECTURAL DESIgN SHINgLES Class "A" Fire Resistance Rating Shingles • Conversion from Cedar Shakes to Fiberglass Asphalt Shingles • New Roofing & Repair • Gutter Cleaning • Torch On • Hidden or Built in Gutters • Energy Star Skylights

24 Hour EmErgEncy sErvIcE FrEE WrIttEn EstImatEs Limited 50 Year, Non-Prorated Warranty Available, Certified Installer, 10 Year Labour Warranty

604.418.5500 www.busyboysroofing.com

CERTIFIED Q u a l i t y a s s u r e d We’ v e g o t y o u c o v e r ed

UNDER ONE ROOF.

An Industry Leader In Building Envelope Inspection, Construction, and Maintenance Since 1991.

BUILDING ENVELOPE INSPECTION CONSTRUCTION & REPAIRS MAINTENANCE MANUALS & RENEWAL PLANS

604 294 6700

www.pomeroyconstruction.com

ACCREDITED BUSINESS

PLUMBING &

MECHANICAL w w w. b m s m e c h a n i c a l . c o m

Your Re-PiPe specialists ReSiDeNTiAL APPLiCATiONS - APARTMeNT COMPLeXeS - CONDO DeVeLOPMeNTS - SeNiORSâ&#x20AC;&#x2122; ASSiSTeDLiViNG ReSiDeNCeS

COMMeRCiAL APPLiCATiONS - SCHOOLS - iNSTiTUTiONS/HOSPiTALS - HOTeLS - COUNTRY CLUBS - HeRiTAGe BUiLDiNGS

Tel: 604.253.9330

You know you have to re-pipe. You have two options; the first is to hire individual contractors for plumbing, drywall installation, painting, etc., then organize and oversee their work. The potential for problems is enormous. The second option is obviously your best solution. Employ the services of a professional, experienced re-piping specialist that takes the project from the planning stages to the finished project, within the allotted time and budget.

BMS is the best solution to your plumbing problems. For questions or inquiries log on to bmsmechanical.com or email us at bmsgroup@telus.net

• landSCape inStallation and maintenanCe • • Free eStimateS • SerVinG the lower mainland •

Strata • CommerCial • reSidential The Maintenance and Installation Experts

phone:

(778) 895-7710

www. getgrowinglandscaping.ca

UP TO

45,000

R E B A T E Efficient commercial boilers

Increase the Value of Your BuIldIng! And do it with a Payback of Less Than Three Years!

Kemp Agencies Limited In conjunction with Camus Hydronics Ltd. Let Kemp Agencies increase the energy efficiency of your building hot water heating system and/or domestic hot water heating system with an upgrade of your existing hot water boilers to a condensing or nearcondensing high efficiency hot water boiler by Camus Hydronics Ltd. Not only Save Operating Costs but also Increase the Value of your Building Asset. Kemp Agencies is pleased to introduce the new Camus DynaForce and DynaMax Fully Condensing Hot Water Boilers with effciencies to 97%

For more info on how a

DYNAFLAME HIGH-EFFICIENCY

BOILER can increase performance and save money, contact:

PHONE: 1.604.876.9297 ext. 137 KEMP AGENCIES LIMITED FAX: 1.604.876.1199 3590 Commercial Street TOLL FREE: 1.800.663.6169 ext. 137 Vancouver, BC V5N 4E9 Email to merlin@spearssales.com

www.somatichvac.com

Your premier meCHANiCAL soLutioNs provider

We provide design, new construction, retrofit, service & maintenance including 24/7 support

Somatic HVAC Solutions Ltd. 1430 Kootenay St, Vancouver, B.C. V5K 4R1

phone: 604.451.0064

CLEANING SERVICES LTD

Experience You Can Trust

Tel: 604 - 252 - 9599 Commercial • Industrial • Retail

Janitorial • Pressure Washing Snow Removal • Window Cleaning

Coastline is your “Solution Expert” since 1997

www.coastlineclean.ca

Sometimes work is the best therapy.

Goodbye Graffiti™ provides training and employment to people in our community who are recovering from mental illness, and are graduates of Coast Mental Health’s Therapeutic Employment Program. Working side by side with Goodbye Graffiti’s expert staff, people on the road back to mental health can now experience the pride and self-respect that comes along with a paycheque.

coastmentalhealth.com

WORLD LEADERS IN GRAFFITI REMOVAL AND ABATEMENT www.goodbyegraffiti.com

1-877-684-4747