Property Managers' Sourcebook 2019 by GLACIER MEDIA DIGITAL LIMITED PARTNERSHIP dba BUSINESS IN VANCOUVER

2019

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Contents Reference Accessibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .52 Associations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . .50 Biggest commercial property managers in B.C. list. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .56 Certification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .13

Directory Associations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . .17 Building Maintenance . . . . . . . . . . . . . . . . 18, 19 Carpet Cleaning . . . . . . . . . . . . . . . . . . . . . . . 4, 19 Chimney Maintenance . . . . . . . . . . . . . . . . . . .19 Concrete Repairs . . . . . . . . . . . . . . . . . . . . . . . . .20 Doors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20, 21 Drainage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .21 Duct Cleaning. . . . . . . . . . . . . . . . . . . . . . . . . . . .22 Electrical . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .23 Energy Management . . . . . . . . . . . . . . . . . . . . . . 3 Fencing . . . . . . . . . . . . . . . . . . . . . . . 23, 24, 58, 63 Fire Protection . . . . . . . . . . . . . . . . . . . . . . . . . . .24 Food Waste . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .11 Fuel Management. . . . . . . . . . . . . . . . . . . . . . . .25 Generators . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .26 Heating HVAC Services . . . . . . . . . . . . . . . . . . .27 HVAC . . . . . . . . . . . . . . . . . . . . . . . . . . .2, 28-30, 61 Janitorial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30, 31

President: Alvin Brouwer Editor-in-chief, Business in Vancouver, and VP editorial, Glacier Media: Kirk LaPointe Editor: Noa Nichol Production: Rob Benac Sales manager: Laura Torrance Advertising sales: Benita Bajwa, Corinne Tkachuk Administrators: Katherine Butler, Michelle Myers, Marie Pearsall

Economy. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .12 Environment . . . . . . . . . . . . . . . . . . . . . . . . . . . . .10 Management . . . . . . . . . . . . . . . . . . . . . . . . . . . .54 Security . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .15

Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . . .31 Lighting. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5, 32 Lighting/Recycling . . . . . . . . . . . . . . . . . . . . . . .33 Locksmithing . . . . . . . . . . . . . . . . . . . . . . . . . . . .33 Overhead Doors . . . . . . . . . . . . . . . . . . . . . 34, 60 Painting . . . . . . . . . . . . . . . . . . . . . 9, 35-37, 62, 64 Pavement Maintenance . . . . . . . . . . . . . . . . .38 Plumbing . . . . . . . . . . . . . . . . . . . . . . . . .39, 40, 59 Power Sweeping . . . . . . . . . . . . . . . . . . . . . . . . .41 Property Supplies . . . . . . . . . . . . . . . . . . . . . . . .42 Re-piping . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43, 44 Restoration. . . . . . . . . . . . . . . . . . . . . . . . . . . 44, 45 Roofing . . . . . . . . . . . . . . . . . . . . . . . . . .7, 8, 46, 47 Roofing Consulting . . . . . . . . . . . . . . . . . . . . . .47 Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .48 Surveyors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .48 Welding . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .49 Window Cleaning . . . . . . . . . . . . . . . . . . . . . . . .49

Property Managers’ Source Book is published by Business in Vancouver Magazines, a division of BIV Media LP, 303 West 5th Avenue, Vancouver, B.C., V5Y 1J6, 604-688-2398, fax 604-688-6058, www.biv.com. Business in Vancouver Media Group also publishes Business in Vancouver. Copyright 2018, 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.

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Vanguard Painting Ltd. has seen it all during our 20+ years in the painting industry. Our accumulated wisdom shapes our operations, making us the #1 choice for property managers seeking smoother projects, happier clients, and fewer headaches. 1. Employee-based crews accountability & consistency 2. Established operating protocols projects run smoothly with no hidden surprises 3. Proactively mitigate problems No project is perfect but we act swiftly when issues arise Making Property Managers Look Good Since 1998 Commercial Multi-Residential/Strata Industrial

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Environment

SINGLE-USE STRATEGY Get set to reduce SUI waste

n May 2018 City of Vancouver staff members presented their singleuse-item (SUI) reduction strategy to council. The strategy is part of the city’s Zero Waste 2040 plan. Council has instructed staff to consider regulatory options for disposable cups, plastic and paper shopping bags, polystyrene foam, disposable straws and utensils and takeout containers.

JENNIFER DAVIS SPOKESWOMAN, BOMA BC

Buildings still need to be compliant with any local bylaws, so they will work with their hauler to provide the bins and any necessary messaging In the short term, the strategy would require businesses to start creating SUI reduction plans. This could include charging clients for using bags, cups or other containers, or offering an incentive if clients bring their own. Future plans include requiring office buildings to have plans for collection and recycling of single-use items similar to what currently exists for residential. According to the city, it costs Vancouver taxpayers about $2.5 million per year to collect SUIs from public waste bins. “The city could require that offices and

KANITTHA BOON/SHUTTERSTOCK

commercial buildings add single-use items to their existing in-house recycling programs,” a city report stated. Building Owners and Managers Associaton of BC (BOMA BC) spokeswoman Jennifer Davis said that although the BOMA BEST program is concerned with environmental standards, it doesn’t dictate specific details of what should be recycled. “As for the city’s plan, office buildings have to contract independent, commercial pickup of garbage and recycling,” said Davis. “Unlike residential, the city does not pick up for commercial buildings. Depending upon who the contracted hauler is, they will provide various bins according to how their recycling streams are sorted and by which recycling/composting plant they take their goods to. That said, buildings still need to be compliant with any local bylaws, so they will work with their hauler to provide the bins and any necessary messaging.” É Originally published in Office Space 2018.

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Getting rid of stuff?

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Economy

OFFICE SECTOR IMPACT $850 million, 10,000 jobs generated annually FRANK O’BRIEN

he economic scale of B.C.’s commercial real estate (CRE) sector was known to be massive, but when the Building Owners and Managers Associaton of BC (BOMA BC) commissioned Deloitte to dig down into the numbers, the findings likely surprised even industry veterans. Based on a period of from 2013 to 2016, Deloitte discovered B.C.’s CRE sector generates an estimated $3.05 billion in total GDP, total full-time employment of 39,950 and total labour impacts of nearly $2.18 billion a year. This ranks the CRE sector among the top industries in B.C., based on GDP contribution and job creation. Also, in 2016 alone, the CRE sector was responsible for approximately $1.35 billion in property taxes in Metro Vancouver and Greater Victoria. The City of Vancouver itself received approximately $19.8 million in development charges alone that year. “B.C.’s commercial real estate sector supports and accommodates B.C.’s significant commercial employment base, while generating extensive direct and indirect economic impacts throughout the life cycle of development, construction, fit-out, operations and transactions of such properties,” the report noted. Beyond the direct and indirect economic impacts, CRE provides important structuring impacts on the B.C. economy, including provision of enabling infrastructure, support of a diverse supplier base, attraction and development of talent with transferable skill sets, innovation and technology diffusion and attraction of foreign direct investment, Deloitte added. The report found that the office sector plays an oversized role in the impact of

CANADA STOCK/SHUTTERSTOCK

CRE activity on the provincial economy. Total development, construction, fit-out, operations and sales transactions related to the office sector contribute $850 million to the GDP of B.C., support 10,150 full-time jobs and provide labour income of $581 million. And this, Deloitte noted, is only for Metro Vancouver and Greater Victoria and excludes the rest of the province. As of 2016, the study found Metro Vancouver had a total inventory of 52.46 million square feet of office space, while Victoria had 7.78 million. The operation of office properties in Vancouver and Victoria resulted in more than $509 million in 2016 expenditures on utilities, maintenance and repair, administration, property management and other professional services. This is a very big business that should not be ignored. As Deloitte concluded, “B.C. business leaders and government officials should effectively engage with the local commercial real estate community to ensure that appropriate decisions are made to effectively support and meet the needs of this very important sector.”É Originally published in Office Space 2018.

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Certification

BOMA BEST 3.0 Latest version keeps B.C. office buildings at the leading environmental edge

MILA SUPINSKAYA GLASHCHENKO/SHUTTERSTOCK

JENNIFER DAVIS

t’s been a yea r si nce the Bu i ld i ng Owners and Managers Association (BOMA) launched version 3.0 of its Building Environmental Standards (BEST) certification program, and the results are impressive. BOMA BEST has long been the industry standard for environmental assessment of existing, occupied buildings. Currently more than 2,200 buildings are BOMA BEST-certified in Canada and more than 7,000 have been certified since the program’s inception in 2005, making it the largest environmental certification

program in Canada. The program is applicable to nearly every facility type, from ice rinks to border crossings to warehouses to highrise office towers, with the latter being the most popular category among the national portfolio of certified buildings. Version 3.0 comprises 16 mandatory components, including site-specific energy, water and waste assessments, documented preventive maintenance and utility reduction plans and an occupant engagement plan. These 16 mandatory requirements will only garner the building only a basic-level certification, however. To achieve a silver, gold or platinum PROPERTY MANAGERS’ SOURCE BOOK 2019 | 13

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Certification certification, the property must have superior building systems, must demonstrate substantially greater efficiencies in utility consumption and must also have implemented industry-leading policies and procedures. “We’re pleased by the wide adoption of the program amongst commercial real estate owners and managers. The program has evolved dramatically since it was first launched 13 years ago; it now has substantially more rigour, but this isn’t scaring people away. On the contrary, the property management industry is rising to the challenge. In 2017 we saw a record number of buildings pursuing BEST assessments and certifications, up 108 per cent over the previous year,” said Paul LaBranche, president of BOMA BC. Other new features of BOMA BEST 3.0 include requirements for the property to include an indoor air quality monitoring plan, hazardous building materials and chemical products management plans, a green cleaning program and a stakeholder engagement plan. And while not mandatory, linking your property to Energy Star Portfolio Manager (ESPM) and collecting benchmarking data for comparison with other buildings in Canada can garner significantly more points. In fact, it would be very challenging to achieve a gold or platinum certification without using ESPM. That’s one of the great values of BOMA BEST 3.0: it’s driving the commercial real estate industry to greater monitoring, measuring and accountability to stakeholders. Speaking of stakeholders – the stakeholder engagement section has been significantly ramped up in version 3.0 over previous versions. BOMA BEST building applicants are asked if they’ve completed occupant satisfaction surveys at their properties; having done so accounts for an additional 29 points – certainly a lot of points to leave on the table if you haven’t.

“We completed BOMA BEST 3.0 for two of our Vancouver properties in 2017. We achieved gold for both buildings, and while it wasn’t easy, the experience was invaluable. BOMA BEST requires you to deeply scrutinize your utility consumption and building operational practices. The reports we received provide a great tool for our capital planning, and our BOMA BEST scoring highlights all of the sustainability gaps and opportunities that exist at our properties for future consideration,” said Antonio Dal Sasso, director of operations, Polaris Realty. On average, BOMA BEST office buildings (certified silver or better) perform 30 per cent better than the Canadian average, and the average BOMA BEST-certified building (regardless of its score) consumes eight per cent less energy, according to the 2018 National Green Building Report, published by BOMA Canada. Additionally, it would appear buildings that recertify after the three-year expiry of their BEST certification tend to see even further benefits with an average 25 per cent improvement in their energy performance from their previous reported performance, according to the British Columbia Building Performance Study (2014), published by Light House Sustainable Building Centre. What defines a green building has also evolved since the concept first became mainstream 15 to 20 years ago. In particular, the inclusion of significant questions focusing on occupant health and wellness in BOMA BEST 3.0 are not concepts that were considered much when the program began in 2005. Sophisticated tenants want to be in buildings that consider these attributes, along with monitoring and measuring overall carbon footprint, and BOMA BEST is certainly meeting and leading that demand with version 3.0. É Originally published in Office Space 2018.

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Security

MOVING TARGET Mobile tech, flexible security cut property crime stats

AFRICA STUDIO/SHUTTERSTOCK

TYLER NYQUVEST

lthough theft and crime in Vancouver remain a significant issue, city property crime rates have declined, and many industry professionals think the sophistication of technology, along with smarter property protection strategies, is the cause. “We have access to better tools through staff monitoring software and mobile applications,” said Heather Shubear, vicepresident of Securiworld. “More and more

of our guards have the ability to do more advanced security on their cellphones and personal devices for more effective reporting.” Shubear said the advancement of personal technologies is certainly a factor in faster response times and enhanced quality of reporting of employed guards. But as for property security when active workers aren’t on site, one age-old technology seems to be performing very effectively. “Increasing the lighting almost always stops the attempts of break-ins at bigger PROPERTY MANAGERS’ SOURCE BOOK 2019 | 15

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Security projects,” said Shubear. “Adequate amount of lighting usually helps to deter thefts, and we know that on construction and bigger projects with high amounts of lighting and cameras, it deters people from theft when they feel they are under the spotlight. This also decreases personal attacks.” According to statistics from the Vancouver Police Department (VPD), property crime decreased 1.9 per cent in 2017 from a year earlier. Additionally, break-and-enter business incidents decreased 18.7 per cent and break-and-enter residence incidents decreased by 18.4 per cent. The decline in property crime, however, might actually be due to the abundance of development happening in the city. “Some of these older buildings have owners and property managers that are less concerned with the status of the building because they are waiting for a teardown or to be bought out by a wealthy developer,” explained Moe Hedayat, operations manager at Optimum Security. “New builds endowed with high amounts of wealth will take certain security measures that can be too expensive for others. There is a large amount of situational dependence on what the intention of the owner of that property is.” There’s no doubt that development in Vancouver is exploding and plots of land are being excavated and constructed faster each year. Some security companies have had to alter their operations in order to be more cost efficient for clients. “A lot relates to monitoring what is happening in the field. So, we have everything to do with GPS tracking,” said Ashley Meehan, VP of Genesis Security Group. “By having better monitoring, we can see patterns of how and where patrolling is happening more frequently. We offer mobile checks, where if you don’t want to purchase the security guard for the full five-hour shift, you can go for mobile checks,” added Shubear. “This is a sweep

on your property and a foot patrol one to three times per night.” Reg u la r ma i ntena nce a nd secu rity checks seem to be removing thieves from weak areas they had previously capitalized on, like stairwells, bathrooms and parking lots. However, personal security of automobiles remains a prevalent issue. According to the VPD, theft from motor vehicles increased by 1.6 per cent in 2017. The VPD’s crime heat map shows the highest areas of commercial property crime are in the central business district, Mount Pleasant and the Gastown-East Hastings areas. “Technology-based, event-driven solutions driving surveillance and response will enhance the safety and security of [weak] areas,” said Chad Kalyk, executive vice-president of Paladin Security. “Critical to this is the need for the technology to be part of an overall security strategy.” Much of that technology, professionals agree, should be paired with other tactics. “You should have cameras and alarms that detect break-in attempts but as often as possible you should try and have physical security reinforcements like deadbolt locks, reinforcing the ground and basement floor windows with steel bars, as well as having a physical guard who is licensed and trained to evict trespassers,” said Shubear. Meehan agrees that having layers of security is key to deterrence. “What we find … we are going to a lot more is a combination of where we have cameras that are monitoring with motion sensors so we can pick up movement but also have guards that are on site or nearby that can respond quickly,” Meehan said. In short, both electronic and human eyes on the target. “Combining technology with a physical presence is much more effective.” É Originally published in Office Space 2018.

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Associations 340 - 2025 West 42nd Avenue Vancouver, BC V6M 2B5

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PAMA — The Professional Association of Managing Agents is dedicated to the advancement of education and professionalism in the Property Management Industry in BC. The Association provides re-licensing credit courses required for Rental and Strata Property Managers licensed in the Province. Throughout the year PAMA offers courses, seminars and workshops on a variety of industry topics. In addition to the continuing education program, PAMA presents several social events including two golf tournaments, bowling, hiking and a theme based casino night.

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Building Maintenance

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Doors Valley All–Door Distributing Ltd. • Serving the property management community for 43 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

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www.innovationfencing.com

604-744-1144 Č? Č Ç&#x201D;Ç&#x201C;Ç&#x2122; Č? Ç&#x2122;Ç&#x2122;Ç&#x2013; Çź Çź Ç&#x2022; Ç&#x161; Ç&#x2014;

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 MANAGERSâ&#x20AC;&#x2122; SOURCE BOOK 2019 | 23

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Fencing For your Strata, Commercial or Residential properties

We build and install Fences, Sheds, Decks & more

sunburycedar.com info@sunburycedar.com

Fire Protection

)UDVHU 9DOOH\

+\GUDQW 6HUYLFHV

Â&#x2021; )LUH +\GUDQW 6HUYLFH 0DLQWHQDQFH 3URJUDPV Â&#x2021; (PHUJHQF\ 5HSDLUV Â&#x2021; %DFNĂ RZ 3UHYHQWRUV 7HVWLQJ ,QVWDOODWLRQV

7HO )D[ ( PDLO IYK\GUDQWVHUYLFH#WHOXV QHW

6HUYLQJ /RZHU 0DLQODQG DQG EH\RQG

EARTHQUAKE TIP Seek advice from professionals - such as building engineers and emergency preparedness authorities - if you are unsure about what to do.

24 | PROPERTY MANAGERSâ&#x20AC;&#x2122; SOURCE BOOK 2019

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Fuel Management

PROPERTY MANAGERSâ&#x20AC;&#x2122; SOURCE BOOK 2019 | 25

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Generators

GENERATOR SALES, SERVICE & RENTAL

r 1MBOOFE 1SFWFOUBUJWF .BJOUFOBODF 1BDLBHFT UP $4" $ BOE ; TUBOEBSET XJUI SFQPSUT r &NFSHFODZ 4FSWJDF r $FSUJñFE CZ "455#$ $03 4BGFUZ &NFSHFODZ 1SFQBSFE r (FOFSBUPS -PBE 5FTUJOH 5SPVCMFTIPPUJOH BOE 3FQBJST r 4FSWJDF XJUIJO #$ PO BMM NBLF BOE NPEFMT r /FX BOE VTFE HFOFSBUPS TFU TBMFT r .FOUJPO PG UIJT "E BOE 3FDFJWF B $PNQMFNFOUBSZ 4JUF 7JTJU Call or email for Details Generator Service 604-888-1211 genservice@cullendiesel.com cullendiesel.com

LTD. 26 | PROPERTY MANAGERS’ SOURCE BOOK 2019

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Heating HVAC Services

Spears

â&#x20AC;&#x153;The Pump Service Centreâ&#x20AC;? Quality Service Since 1960

SALES & SERVICES LTD. *644,9*0(3 ŕ Ž 05+<:;90(3 ŕ Ž 9,:0+,5;0(3 )603,9: ŕ Ž 46;69: ŕ Ž *65;963: 7<47: Âś :<)4,9:0)3, /=(* -09, >,33 )66:;,9 s 3!,%3 s ).34!,,!4)/. s 3%26)#% s #/.35,4!4)/. s -!).4%.!.#% s 4%#(.)#!, $%3)'. 3Q &T 0ARTS 2EPAIR AND 7ARRANTY 3ERVICE &ACILITY (OUR &ULLY %QUIPPED -OBILE 3ERVICE &LEET

(604) 872-7104 ,OCAL 4OLL &REE s &AX #OMMERCIAL 3T 6ANCOUVER "# 6 . % 0HONE s &AX 5NIT 4ELEGRAPH 4RAIL 0ORT +ELLS ,ANGLEY "# %MAIL MERLIN SPEARSSALES COM 4VUKH` -YPKH` ! ! ^^^ ZWLHYZZHSLZ JVT

PROMOTE to building managers Showcase your services in Office Space magazine For further information, contact:

604-688-2398 ads@biv.com PROPERTY MANAGERSâ&#x20AC;&#x2122; SOURCE BOOK 2019 | 27

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HVAC

8 HRS

ABOUT THE TIME YOUR MECHANICAL CONTRACTOR TAKES TO GET BACK TO YOU?? Nope!! The deep relaxed slumber you’ll have knowing that Canada’s premier mechanical contractor is working hard to make your building work hard for you. You see it’s the details that matter, not just the endless technical details of complex commercial construction, but the simple human interactions like returning your call right away. Now, go have a nap – and no drooling!

It’s not just a contract – It’s a promise

modernniagara.com

604. 980.4891

28 | PROPERTY MANAGERS’ SOURCE BOOK 2019

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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 2019 | 29

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HVAC Serving British Columbia & Alberta Since 1957 broadwayrefrigeration.com ͙ ʴˇˈ˔ˋˉˇ˔˃˖ˋˑː ͙ ʤˑˋˎˇ˔˕ ˃ːˆ ʲ˗ˏ˒˕ ͙ ʲ˔ˇ˘ˇː˖˃˖ˋ˘ˇ ʯ˃ˋː˖ˇː˃ː˅ˇ ͙ ʩ˃˕ ͙ ʣˋ˔ ʥˑːˆˋ˖ˋˑːˋːˉ ͙ ʪˇ˃˖ˋːˉ ͙ ʤ˃˅ˍˈˎˑ˙ ʶˇ˕˖ˋːˉ ͙ ʸˇː˖ˋˎ˃˖ˋˑː ʲˊˑːˇʜ ʘʒʖʎʔʗʗʎʔʖʘʓ ˞ ʶˑˎˎ ʨ˔ˇˇʜ ʓʎʚʒʒʎʙʙʖʎʗʖʓʓ ʔʖʕʕ ʪˑˎˆˑˏ ʣ˘ˇː˗ˇʏ ʤ˗˔ː˃˄˛ ʤʥʏ ʥ˃ː˃ˆ˃ʏ ʸʗʤ ʗʣʓ

HVAC

How well is your chiller performing? Call us today for a free chiller Vibration & Sidescan Ultrasound test with condition report. 604.473.5607 and ask for Sean Hughes. tranecanadawest.com

Janitorial

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Janitorial

Why Choose Us? Â&#x161; I[hl_d] j^[ [dj_h[ Bem[h CW_dbWdZ i_dY[ '//' Â&#x161; Ki[ edbo j^[ iW\[ij" ceij [Ye#\h_[dZbo Yb[Wd_d] fheZkYji

Â&#x161; <kbbo _dikh[Z WdZ XedZ[Z Â&#x161; Jef gkWb_jo i[hl_Y[ Wj h[WiedWXb[ hWj[i Â&#x161; I[hl_Y[i Yecfb[j[Z ed j_c[ WdZ je Yecfb[j[ iWj_i\WYj_ed Â&#x161; <h[[ [ij_cWj[i

Call us today to schedule a free service estimate.

,&*#+/'#))/( Â&#x161; <Wn0 ,&*#+/'#))/( mmm$[Wij#m[ij$YW Â&#x161; [Wijm[ijXbZ]6^ejcW_b$Yec

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 r 0GGJDF 604-507-5535 'BY r &NBJM info@ienvirosafe.com 4 â&#x20AC;&#x201C; 8456 â&#x20AC;&#x201C; 129A Street, Surrey, BC V3W 1A2

www.ienvirosafe.com

Landscaping

PROPERTY MANAGERSâ&#x20AC;&#x2122; SOURCE BOOK 2019 | 31

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Lighting BL

BRITE-LITE

-1** 9 Ê+1 /9Ê*," 1 /-Ê ",Ê"6 ,ÊÎÇÊ9 ,UÊ iÀV > Ê*À «iÀÌ iÃÊUÊ `ÕÃÌÀ > ÊEÊ > Õv>VÌÕÀ }ÊUÊ > V > Ê ÃÌ ÌÕÌ ÃÊUÊ ,iÌ> Ê-Ì ÀiÃÊEÊ > ÃÊUÊ i> Ì Ê >ÀiÊEÊ i` V> ÊUÊ-V ÃÊEÊ i}iÃÊUÊ ÛiÀ i ÌÊ }i V iÃÊUÊ,iÃÌ>ÕÀ> ÌÃÊEÊ `Ê-iÀÛ ViÃÊUÊ Ìi ÃÊEÊ Ìi ÃÊUÊ-« ÀÌ }Ê >V Ì iÃ

CANADIAN OWNED & OPERATED

Call for free energy saving lighting quote

* °ÊÈä{ xÓx xx{ ÊÊUÊÊ/ Ê ÀiiÊnää xÈ£ £ÎÎ{

ÜÜÜ°LÀ Ìi Ìi°V

Lighting

Lighting More Than Lighting Solutions ◊

Free Lighting Audits

◊

Energy Management Solutions

◊

LED Lighting Solutions

◊

Heating and General Electrical info@albritelighting.com

Smarter Light in Every Space A brand of E.B. Horsman & Son

888.467.7626

albritelighting.com

32 | PROPERTY MANAGERS’ SOURCE BOOK 2019

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Lighting/Recycling

Making it easier easi for busy business owners to do the right righ thing Burnt out bulbs and tubes piling up? No time Bu to dispose of them? Weâ&#x20AC;&#x2122;ll pick them up and rrecycle them for you â&#x20AC;&#x201C; for free Ă&#x2018;Ă&#x17E;ĂľĂ˘ĂŹĂĂ&#x17E;ĂŤ Ă´ĂŹ Ă´ large volume generator, and weâ&#x20AC;&#x2122;ll do the rest: Email bcdispatchlights@productcare.org , call 1-888-811-6234, or visit productcare.org to to find out if you qualify for free pickup

productcare.org

Locksmithing (604.663.2255) www.FortressOneSecurity.com

Mobile Locksmith Service â&#x20AC;˘ 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

EARTHQUAKE TIP Discuss earthquake insurance with your insurance broker. Check your coverage - it could affect your financial ability to recover losses after an earthquake.

PROPERTY MANAGERSâ&#x20AC;&#x2122; SOURCE BOOK 2019 | 33

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Overhead Doors

need help with your

overhead doors?

Talk to the experts

Overhead Door Co of Vancouver™ 604-472-5000 24-hour

service@ohdvan.com

emergency service

200 years

combined technician experience

Service and install of gates, overhead doors, electric operators and remotes.

Since

1961

34 | PROPERTY MANAGERS’ SOURCE BOOK 2019

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Painting

0&)6 Ɯ+! .2 )&Ɯ"! ), ) - &+1"/0 1, &! 6,2/ -/,'" 10

Fresh Paint speciﬁes strata projects and provides multiple quotes from screened local painters Take your time back No more wasted time trying to find reliable painters and prompt quotes.

Serve your clients better Focus on serving your clients’ needs instead of coordinating projects.

Quality guaranteed No matter which painter you choose Fresh Paint guarantees the work.

CALL US NOW:

VISIT US ONLINE:

1-844-77-FRESH

FRESHPAINT.CA

SEND AN EMAIL:

ACES@FRESHPAINT.CA

A+

PROPERTY MANAGERS’ SOURCE BOOK 2019 | 35

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Painting

604-732-4223 info@painter.ca

Commercial Strata Industrial Retail

High Rises Low Rises Warehouses Parkades/Flooring

Raising Industry Standards For Over 20 Years

36 | PROPERTY MANAGERSâ&#x20AC;&#x2122; SOURCE BOOK 2019

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Painting

C W PAINTING & C W RESTORATION UÊ Õ Ì ,iÃ `i Ì > ÊEÊ-ÌÀ>Ì>Ê*À «iÀÌÞÊ > >}i i Ì UÊ*> Ì }Ê ÌiÀ ÀÊEÊ ÝÌiÀ À UÊ VÀiÌiÊ,iÃÌ À>Ì ÊEÊ « ÝÞÊ >Ì }Ã UÊ7i>Ì iÀ«À w }Ê-ÞÃÌi Ã Ph: 604-671-0425 E-mail: cwpainting2000@shaw.ca

Painting

604-876-3305 >> >> >> >>

Interior & Exterior Painting Elastomeric Coating Lead & Asbestos Removal Wallpaper Hanging

>> >> >> >>

Strata Maintenance Commercial Residential Complexes Warehouses

Painting

PROPERTY MANAGERS’ SOURCE BOOK 2019 | 37

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Pavement Maintenance

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 unnecessary 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 inďŹ ltration into the sub-grade, which weakens the structural integrity of your pavement and its bearing capacity! We have a perfectly clear â&#x20AC;&#x2DC;claims freeâ&#x20AC;&#x2122; 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 qualiďŹ ed, continually trained team who understand that minimal inconvenience is critical! We efďŹ ciently maintain low overhead costs and pass the savings on to you!

1-888-280-4374 www.precisioncracksealing.com

Fast, clean and green surface cleaning r 4USFFU TXFFQJOH r 1BSLJOH MPU NBJOUFOBODF r 1PXFS TDSVCCJOH r -JOF QBJOUJOH r $POTUSVDUJPO DMFBO VQ r Accredited BBB member

r 1BSLJOH MPUT r 1BSLBEFT r 8BSFIPVTFT r 1SPEVDUJPO QMBOUT r 4USBUBT r .PCJMF QPXFS XBTIJOH IPU DPME

1-888-423-8003

Since 1993

WBMMFZQPXFSTXFFQ!UFMVT OFU | XXX WBMMFZQPXFSTXFFQ DPN 38 | PROPERTY MANAGERSâ&#x20AC;&#x2122; SOURCE BOOK 2019

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Plumbing

RE-PIPING SPECIALISTS TEAMWORK

Specialists in Re-Piping Apartment Buildings. Over 500 buildings Re-Piped. 6ɈLYPUN M\SS YLZ[VYH[PVU VM HSS ÄUPZOLZ! drywall, painting, etc.

PLUMBING

DRYWALL

PAINTING

TILES

Organized, professional and WYV]PKPUN X\HSP[` ^VYRTHUZOPW VU ZJOLK\SL HUK VU I\KNL[ Since 1967. Call us for a complimentary evaluation

SINCE

1967

604.872.2561 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.

BMS is the best solution to your plumbing

604-253-9330 / Fax 604-253-9340 info@bmsgroup.ca and www.bmsmechanical.com

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.

problems.

PROPERTY MANAGERS’ SOURCE BOOK 2019 | 39

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Plumbing

Repiping is our business Since 1988 Brighter Mechanical has been providing answers to Metro Vancouver's plumbing problems. With over 1,300 successfully completed projects, our goal is to give you the best repiping experience.

#107 - 4585 Canada Way, Burnaby, BC Èä{°ÓÇ °ä ä£ÊUÊÊ v JLÀ } ÌiÀ iV > V> °V Ê www.brightermechanical.com $

PROMOTE to building managers Showcase your services in Office Space magazine

For further information, contact

604-688-2398 ads@biv.com

40 | PROPERTY MANAGERS’ SOURCE BOOK 2019

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Power Sweeping

Fast, clean and green surface cleaning r 4USFFU TXFFQJOH r 1BSLJOH MPU NBJOUFOBODF r 1PXFS TDSVCCJOH r -JOF QBJOUJOH r $POTUSVDUJPO DMFBO VQ r Accredited BBB member

r 1BSLJOH MPUT r 1BSLBEFT r 8BSFIPVTFT r 1SPEVDUJPO QMBOUT r 4USBUBT r .PCJMF QPXFS XBTIJOH IPU DPME

1-888-423-8003

Since 1993

WBMMFZQPXFSTXFFQ!UFMVT OFU | XXX WBMMFZQPXFSTXFFQ DPN

1-888-280-4374 www.precisioncracksealing.com PROPERTY MANAGERSâ&#x20AC;&#x2122; SOURCE BOOK 2019 | 41

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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

Phone: 604-598-8414

42 | PROPERTY MANAGERSâ&#x20AC;&#x2122; SOURCE BOOK 2019

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Re-piping

RE-PIPING SPECIALISTS TEAMWORK

Specialists in Re-Piping Apartment Buildings. Over 500 buildings Re-Piped. 6ɈLYPUN M\SS YLZ[VYH[PVU VM HSS ÄUPZOLZ! drywall, painting, etc.

PLUMBING

DRYWALL

PAINTING

TILES

Organized, professional and WYV]PKPUN X\HSP[` ^VYRTHUZOPW VU ZJOLK\SL HUK VU I\KNL[ Since 1967. Call us for a complimentary evaluation

SINCE

1967

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

Re-piping

PLUMBING & MECHANICAL

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

BMS is the best solution to your plumbing

604-253-9330 / Fax 604-253-9340 info@bmsgroup.ca and www.bmsmechanical.com

EARTHQUAKE TIP Ensure evacuation routes and emergency exits are clearly marked and well lit throughout your building.

problems.

PROPERTY MANAGERS’ SOURCE BOOK 2019 | 43

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Re-piping

#107 - 4585 Canada Way, Burnaby, BC Ă&#x2C6;Ă¤{Â°Ă&#x201C;Ă&#x2021;Â&#x2122;Â°Ă¤Â&#x2122;Ă¤ÂŁĂ&#x160;UĂ&#x160;Ă&#x160;Â&#x2C6;Â&#x2DC;vÂ&#x153;JLĂ&#x20AC;Â&#x2C6;}Â&#x2026;Ă&#x152;iĂ&#x20AC;Â&#x201C;iVÂ&#x2026;>Â&#x2DC;Â&#x2C6;V>Â?Â°VÂ&#x153;Â&#x201C;Ă&#x160; www.brightermechanical.com $

Restoration

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

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

604 521-4300

XXX QPMZDSFUFSFTUPSBUJPOT DPN r $BZFS $PRVJUMBN

BC.'s Recognized Experts in Concrete Repair Since 1978

COMMERCIAL REAL ESTATE FRANCHISES BUSINESS OPPORTUNITIES westerninvestor.com

44 | PROPERTY MANAGERSâ&#x20AC;&#x2122; SOURCE BOOK 2019

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Restoration

604-876-3305 >> Concrete Restorations >> Cement & Stucco Repairs >> Lead & Asbestos Removal

>> Waterproofing & Caulking >> Finishing Carpentry >> Parkade Restoration

Restoration

WE ARE BUSINESS IN VANCOUVER

BIV.com PROPERTY MANAGERSâ&#x20AC;&#x2122; SOURCE BOOK 2019 | 45

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Roofing

HELPING BUILDING OWNERS SINCE 1979 Roof Condition Assessment, Design, Inspection & Management Roof Maintenance Assessment and Planning Leak Investigation - Moisture testing

www.specifex.com Accepted Inspector for:

Member:

*Member:

46 | PROPERTY MANAGERSâ&#x20AC;&#x2122; SOURCE BOOK 2019

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Roofing

24 604-593-1044

Roofing

OLYMPIC ROOFING LTD. , - / ÊUÊ " , ÊUÊ 1-/, Rooﬁng / Flashing / Repairs , vÊ > Ìi > ViÊ*À }À> ÃÊEÊ,i« ÀÌÃ i LiÀÃÊ vÊ, ]Ê , ]Ê- ]Ê/À Ì iÃÊ > LiÀÊ vÊ

iÀVi]Ê Ê > > `Ê ]Ê->viÌÞÊ ",ÊViÀÌ wi`° * i\Ê604-552-4743Ê >Ý\ÊÈä{ xxÓ {ÇnÎ > \Êinfo@olympicrooﬁng.caÊ7iLÃ Ìi\Êhttp://www.olympicrooﬁng.ca

Roofing Consulting

www.rooftechconsultants.ca Email: info@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 has consulted on millions of square footage, on all types of existing and planned properties – commercial, institutional, industrial, educational and residential. PROPERTY MANAGERS’ SOURCE BOOK 2019 | 47

PMS 2019.indd 47

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Signs

604.598.8414 www.signsbcilluminated.com Parking Passes & Signs

Braille Signs

Directories

Address Signs & Pylons

3D Building Signs

Line Painting

Large Format Printing

Repair and Services

Traffic Signs

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.

Surveyors Proud Member of BOMA BC

www.mcelhanney.com

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

48 | PROPERTY MANAGERSâ&#x20AC;&#x2122; SOURCE BOOK 2019

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Welding (604.663.2255) www.NiklsOneCall.com

Mobile Welding Repairs and Shop Fabrication Aluminum, Steel, Stainless Steel

Heavy Duty Railings & Fences

Custom Built Gates & Enclosures

Repairs after Break & Entry

Innovative Service Solutions for Property Managers Since 1994

Window Cleaning

TO BOOK YOUR 2020 PROPERTY MANAGERS' SOURCE BOOK AD Call 604-688-2398 or email: ads@biv.com

Space Close: October 11, 2019

PROPERTY MANAGERSâ&#x20AC;&#x2122; SOURCE BOOK 2019 | 49

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Associations

RAWPIXEL.COM/SHUTTERSTOCK

American Society of Heating, Refrigerating and Air-Conditioning Engineers (ASHRAE), B.C. chapter 800-527-4723; ashraebc.com Mandate: To advance the arts and sciences of heating, refrigerating, air conditioning and ventilation. What members get: Handbook series, bookstore discounts, networking, knowledge, members-only website. Who may join: Anyone involved in the heating, refrigerating and air-conditioning industry, as well as interested students. Building Officialsâ&#x20AC;&#x2122; Association of BC (BOABC) 10451 Shellbridge Way Suite 145, Richmond, B.C. V6X 2W8 604-270-9516; info@boabc.org; boabc.org Mandate: To move forwa rd w ith the

highest standards in professionalism, competency and consistent practice in the building community. What members get: Networking, educationa l prog ra ms, certi fication examinations. Who may join: Local government building officials and those involved in building design, construction, testing and research. Building Owners and Managers Association of BC (BOMA BC) 409 Granville Street Suite 556, Vancouver, B.C. V6C 1T2 604-684-3916; bomabc@boma.bc.ca; boma.bc.ca Mandate: To help foster a favourable business environment for the commercial real estate industry and facilitate the delivery of valued services for members.

50 | PROPERTY MANAGERSâ&#x20AC;&#x2122; SOURCE BOOK 2019

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Associations What members get: Monthly luncheons with keynote speakers and other special events; seminars, workshops and professional certification programs; reports, industry surveys and leasing guides; news and notices; networking opportunities and membership directory inclusion; environmental and other programs. Who may join: Firms and individuals that own, manage, plan, develop, market or lease office buildings, institutions, government agencies, facilities, retail centres and industrial parks, as well as suppliers and professional service companies that cater to the building industry. Condominium Home Owners Association of BC (CHOA) 65 Richmond Street Suite 200, New Westminster, B.C. V3L 5P5 604-584-2462; info@choa.bc.ca; 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: Strata corporations, individual owners and businesses that serve the strata industry, strata-related associations, and governmental agencies across B.C. National Association of Industrial and Office Properties (NAIOP), Vancouver chapter 211 Columbia Street Suite 102, Vancouver, B.C. V6A 2R5 604-601-5106; office@naiopvcr.com; naiopvcr.com Mandate: To provide strong advocacy, education and business opportunities for members and connect members through a powerful North American network. What members get: Professional development through educational programs, networking opportunities, library resources,

access to member-only resources such as job postings, government relations letters and event presentations. Who may join: Commercial real estate developers, owners and investors of office, industrial, retail and mixed-use properties. Professional Association of Managing Agents (PAMA) 2025 West 42nd Avenue Suite 340, Vancouver, B.C. V6M 2B5 Phone 604-267-0476; admin@pama.ca; 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, continuing professional education opportunities, 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; info@landlordbc. ca; landlordbc.ca Mandate: To provide support and resources for owners and managers of rental housing. What members get: Access to education, advocacy, group programs, proprietary tenancy forms, online tools to manage and market properties, networking opportunities and operational advice. Who may join: Owners of all forms of rental housing, from highrise buildings to investment condos to secondary suites, may join. Ă&#x2030; All details accurate at press time. PROPERTY MANAGERSâ&#x20AC;&#x2122; SOURCE BOOK 2019 | 51

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Accessibility

ACCESSIBLE BY DESIGN Rick Hansen Foundation initiative to create a gold standard for universal access

WAVEBREAKMEDIA/SHUTTERSTOCK

YVONNE ZACHARIAS

veryone seems to agree that workplaces and buildings should be accessible to people with disabilities but nobody seems to know exactly what that means. The Rick Hansen Foundation is attempting to eliminate such ambiguity with a bold initiative that establishes a gold standard for accessibility. Launched in the fall of 2017, the program trains staff to assess buildings using a checklist and a rating system that examines everything from the design of washrooms to the colour of floors. It then provides employers with a road map for change. “We are total realists here,” said Brad McCannell, vice-president of access and

inclusion and the person responsible for the rating system at the Rick Hansen Foundation. “We don’t expect people to go out and change things overnight but what we really want to do is change design culture.” The foundation has received a $9 million grant from the B.C. government for the program. Of that amount, $4 million is designated for businesses that want to get on board the accessibility bandwagon. Municipalities and non-profit employers are eligible for up to $20,000 to make improvements per site while for-profit businesses are eligible for a matching grant of $20,000. As with any major change, part of the challenge is getting rid of stereotypes. For example, most people associate disability with being in a wheelchair, but that group

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Accessibility accounts for less than 30 per cent of the disabled population. McCannell said people with hearing loss and with mental or cognitive illnesses are far more predominant. That’s where sound cushioning and creating stress-free environments become important. Nobody likes to think they are going to join the ranks of the disabled population but with the aging population, or the silver tsunami as it is sometimes called, one in five people is projected to fall into this category. Behind that 20 per cent statistic is another hidden one, said McCannell. Disabled individuals are likely to have people in their lives who are deeply affected by their disability. It could be a spouse, a relative or even a paid caregiver. Suddenly we are looking at 40 per cent who are affected. Muneesh Sharma, director of government affairs and communications at the Building Owners and Managers Association (BOMA) , said he is deeply committed to getting the industry on board. Having worked for the provincial minister of employment on disability strategies in the years leading up to the 2010 Olympics, he brings a wealth of experience to the file. He wants to draw the access issue into the mainstream “so we can start to make it more cool.” He said the momentum to make buildings more accessible has lost steam since the Olympics so “it’s really timely that we’re starting this initiative.” Sharma stresses the importance of designing buildings with accessibility in mind when they are in the planning stages as it is much harder to change design after the fact. Both he and McCannell point to the Vancouver International Airport as a shining example of an accessible building. If you are on carpet, you are connected to a gate. If you are on tile, you are connected to an exit. Different types of flooring tell you where you are without the stigma of a disability label. And that’s another point. Design features should appear to

flow naturally and blend into the building environment, avoiding the phenomenon McCannell described as “label disabled.” Often changes to a space can be inexpensive yet effective. Because people tend to lose depth perception as they age, baseboards painted a contrasting colour to floors and walls can be helpful. Some of the desirable changes simply involve common sense. For example, older adults and seniors are often much more comfortable in single-use, private bathrooms than in those with universal access. Since the program was launched, the foundation’s certified assessors have surveyed over 400 buildings. A handful have met the gold standard, which means they were awarded 80 per cent of available points. McCannell expects that 20 per cent of all assessed buildings will be awarded that top ranking. Carrying the torch on the accessibility front, the foundation is rolling out the program nationally, working with places like Halifax and the universities of Saskatchewan and Manitoba. Without provincial government backing, such places are required to pay the full cost of being assessed and getting into a Canadian Standards Association registry, which can range between $2,500 and $5,000. In the case of B.C. businesses, those costs are fully covered by the foundation’s grant money. One of the keys to the program’s success is the building owners or employers remain in the driver’s seat. At any point, without ramifications, they can say they have travelled far enough down the road to accessibility and they want to stop at that point. No argument, said McCannell. “One of the things we aren’t is the code police,” he said. “Our job isn’t to come in there and find everything that is wrong. We want to celebrate access.”É Originally published in Office Space 2018. PROPERTY MANAGERS’ SOURCE BOOK 2019 | 53

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Management

MIXED-USE MANAGEMENT Merging office space with retail, hotels and residential pressures the time, expertise – and diplomacy – of property managers PAT JOHNSON

t Cambie and Smithe, where Vancouver’s downtown core merges into Yaletown, Boffo Developments is constructing the Smithe. The mixed-use development encompasses more than 31,000 square feet of office space over three levels, two ground-floor retail spaces and 93 two- and three-bedroom homes. This combination of retail, office and residential is an antidote to the mid-20thcentury model of urbanism, where a commercial core would empty out at 5 p.m. and remain largely vacant on weekends. By combining residential life with retail streetscapes and weekday office workers, buildings and neighbourhoods generate round-the-clock activity that invigorates street life. But the combination of tenants and people coming and going at all hours creates particular issues for property managers trying to balance various needs, including security for everyone on the premises. Karen West, director of marketing and sales for Boffo Developments, said the mixed-use development is good for the neighbourhood. “Overall, it makes a bit more of a vibrant building,” she said, noting that street-level services may be places residents and office workers use every day, like restaurants or shops, or only occasionally, like insurance firms or travel agencies. “Integrating residential within the business community does create a greater vibrancy.” Keeping the property and everyone in it

CHUNG CHOW/BIV ARCHIVES

safe and happy is part of the design concept, said West. “That’s actually something we spend an unreasonable period of time thinking about,” she said. Separate entrances for different areas of the building, segregated parkades and even a designated bike entrance are incorporated into the Smithe. “Everything is on a fob-controlled system, where office users will only have access to the office or common areas. Everything is tracked, so if somebody did go somewhere they weren’t supposed to, you’d be able to tell.” Mixed uses also require specific skills in property managers – and that is a problem in itself, said Warren Smithies, senior vicepresident of Martello Property Services. Smithies manages 500,000 square feet of properties, including residential mixed with retail and offices, and explained the

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Management complexity of managing such facilities has led to a skills shortage in the industry. “There are not enough new people coming into property management with the skill set necessary to handle these large buildings, which are worth hundreds of millions of dollars potentially,” said Smithies. “It is putting the owners of the strata at risk for mismanagement of their asset over the life cycle of the building.” While mixed-use projects are beneficial to the cityscape, he said, the difficulties they present for managers include balancing the competing needs of tenants and owners. He cites an example of a West End building that has three separate entities governing it – a ground-floor commercial section with its own strata council, a strata residential section made up of apartment owners, and submarket rental housing units operated by a government agency. “In that one building, you have three entirely separate legal titles with three entirely separate governing bodies that all have to work together in a tight space,” said Smithies. “That can be a big challenge for a lot of people.” Retailers will want foot traffic in front of their businesses and don’t want to pay for services to the residential component of the building. Residents will be more concerned about noise at night and easy access to and from their homes. “The different priorities can lead to head-butting on certain issues,” he said. “Parking can be particularly challenging. Even if there is any sort of maintenance issue, like if there’s a leak happening from the residential section into the commercial section, it can be a huge nightmare dealing with that kind of situation where you’ve got multiple insurance companies coming into play, multiple restoration companies. It can get very, very challenging.” He thinks legislation has not been able to keep up with that complexity. Managing these types of structures is not

always an appealing career, Smithies said. The work is typically quite adversarial and includes lots of evening work to accommodate strata council meetings, and councils are looking for the lowest price possible, which leads to cutthroat price competition by management companies and relatively low wages for strata managers. One of the city’s most visible mixeduse structures underwent an especially challenging renovation recently. Lillian Tummonds is the general manager of what may be Vancouver’s largest single umbrella of mixed-use properties. The 18-year employee of Cadillac Fairview is general manager of Pacific Centre, which includes Pacific Centre mall, seven connected office towers and the Four Seasons Hotel – three city blocks in all. The redevelopment of the former Sears portion of the mall, which began life as Eaton’s, turned an expansive single-use space into the new Nordstrom and four floors of office space, including two floors occupied by Microsoft, a floor of Sony Pictures Imageworks and a multi-tenant floor on top. “It was difficult,” she said, laughing. Cadillac Fairview carved out a glass atrium from floors four through seven to give more light to the office space, created a new lobby entrance for the office tower and installed new elevators. “It was challenging.” T he resulting benefits, though, far outweig h t he problems, T u m monds maintains. “It feels like a community,” she said. “It’s three city blocks of a community and you have all your amenities, like public transit right underneath our complex. You have retail offerings, food offerings – it gives the benefit of a community feeling. It’s beneficial for all the occupants and shoppers. It’s kind of synergistic to have everything tied together.” É Originally published in Office Space 2018. PROPERTY MANAGERS’ SOURCE BOOK 2019 | 55

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Biggest commercial property managers in B.C. Ranked by total commercial square footage managed in B.C.

Source: Business in Vancouver

Company

Partial list of key properties managed

Head office

Year founded

Total sq. ft. managed in 2018

Bentall Kennedy (Canada) LP

550 Burrard St (Bentall Five), 1130 & 1140 West Pender, Airport Executive Park

Vancouver

1911

10,660,892

Colliers International

Vancouver

1898

9,868,260

Beedie

Burnaby

1954

8,951,826

Warrington PCI Management

Royal Centre, Burrard Building, 409 Granville St (U.K. Building), 858 Beatty St

Vancouver

2004

7,688,283

QuadReal Property Group

745 Thurlow Street, Park Place, Commerce Place, Broadway Tech Centre, Oakridge Centre, Willowbrook Mall

Vancouver

2016

7,662,138

Onni Group of Companies

Centreview, Golden Ears Business Centre, Fremont Village, Suter Brook, Ora

Vancouver

1965

7,063,207

GWL Realty Advisors Inc

Vancouver Centre, Robson Court, 1188 West Georgia, Crestwood Corporate Centre

Winnipeg, Man.

1891

7,031,305

SDM Realty Advisors Ltd

1040 West Georgia, 1500 West Georgia, 1090 West Georgia, Annacis Business Park

Vancouver

1994

6,475,000

Triovest Realty Advisors (B.C.) Inc

Marine Gateway, King George Station, Cross Roads, Tsawwassen Commons, 1333 West Broadway, 1285 West Broadway, Glenwood Industrial Estates, South Fraser Industrial

Toronto, Ont.

2012

5,477,936

Ivanhoé Cambridge Inc

Tsawwassen Mills, Guildford Town Centre, Mayfair Shopping Centre, Metropolis at Metrotown

Montreal, Que.

1953

5,277,257

Sources: Interviews with above firms and BIV research. NP – Not provided

Business in Vancouver makes every attempt to publish accurate information in its lists, but accuracy cannot be guaranteed. Researched by Anna Liczmanska: lists@biv.com.

56 | PROPERTY MANAGERS’ SOURCE BOOK 2019

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