Property Managers Source Book 2022

2022

PROPERTY MANAGERS’ FOR LOWER MAINLAND’S PROPERTY MANAGEMENT INDUSTRY

SOURCE BOOK SPONSORED BY Inter-Provincial Roof Consultants Ltd.

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Contents Reference Associations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . .42 Biggest commercial property managers in B.C. list. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .44

Directory Building Envelope . . . . . . . . . . . . . . . . . . . . . . . .20 Building Services . . . . . . . . . . . . . . . . . . . . . . . . .20 Carpet Cleaning . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 Chimney Maintenance . . . . . . . . . . . . . . . . . . .20 Doors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .21 Duct Cleaning. . . . . . . . . . . . . . . . . . . . . . . . . . . .22 Fencing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23, 46 Fire Protection . . . . . . . . . . . . . . . . . . . . . . . . . . .23 Fuel Management. . . . . . . . . . . . . . . . . . . . . . . .24 Garbage Removal . . . . . . . . . . . . . . . . . . . . . . . .10 Generators . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .25 HVAC Services. . . . . . . . . . . . . . . . . . . . . . . . . . . .26 Janitorial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26, 27

President: Alvin Brouwer Editor-in-chief and publisher, Business in Vancouver, and vice-president, editorial, Glacier Media: Kirk LaPointe Executive Editor: Hayley Woodin Production: Rob Benac Sales manager: Laura Torrance Advertising sales: Blair Johnston, Corinne Tkachuk, Chris Wilson Administrator: Katherine Butler

Cleaning . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .17 Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40 Office space. . . . . . . . . . . . . . . . . . . 13, 15, 19, 39

Landscaping . . . . . . . . . . . . . . . . . . . . . .27, 28, 45 Overhead Doors . . . . . . . . . . . . . . . . .4, 5, 29, 30 Painting . . . . . . . . . . . . . . . . . . . . . . . . 2, 31, 32, 48 Permits. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .12 Pest Control . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .32 Plumbing . . . . . . . . . . . . . . . . . . . . . . . . . . 9, 32, 33 Recycling . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 Re-piping . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33, 34 Restoration. . . . . . . . . . . . . . . . . . . . . . . . . . . 34, 35 Roofing . . . . . . . . . . . . . . . . . . . . . . . . 7, 11, 35, 36 Snow Removal . . . . . . . . . . . . . . . . . . . . . . . 37, 47 Storage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .38

Property Managers’ Source Book is published by Business in Vancouver Magazines, a division of BIV Media Group, 303 West 5th Avenue, Vancouver, B.C., V5Y 1J6, 604-6882398, fax 604-688-6058, biv.com. BIV Media Group also publishes Business in Vancouver.

Copyright 2021, 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.

SPONSORED BY Inter-Provincial Roof Consultants Ltd.

6 | PROPERTY MANAGERS’ SOURCE BOOK 2022

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Office space

BRINGING WORKERS BACK TO THE OFFICE The pandemic has fundamentally — and perhaps forever — changed the office environment in downtown Vancouver and beyond

Maury Dubuque, senior managing director at Colliers International, Vancouver, says the future is likely a hybrid model that combines working at the office and remotely | CHUNG CHOW

FRANK O’BRIEN

V

ancouver’s shiny new office towers – and, more directly, older office buildings – face a near-existential threat: acres of empty space if the stubborn COVID-19 virus continues to keep tenants and employees away.

Vacant space in the 23-million-squarefoot dow ntow n of f ice sector nea rly doubled during the first 14 months of the pandemic to 1.6 million square feet, including about 600,000 square feet of subleases shoved back onto the market since the pandemic hit.

This translates into 36 acres of empty concrete and carpeted space, or nearly half the size of all new downtown office towers currently under construction.

But 80% of the vacancy is in older Class

A, B and C office buildings, not in the new Class AAA towers, where the vacancy rate was just 1.6% in the first quarter of 2021, according to Colliers International.

The pandemic has underlined a flight to quality that could translate into even higher demand for new offices. It will most certainly lead to changes in older properties trying to retain and attract the one indispensable ingredient: people.

Yet, as remote work becomes more entrenched, a substantial number of employees say they are reluctant to ever commute back to the office.

About one-third of Canadian professionals currently working from home due to the pandemic would quit and look for a new job if required to be in the office fulltime, according to a March 2021 survey by global staffing firm Robert Half.

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Office space More than half of all employees surveyed said they prefer a hybrid work arrangement, where they can divide time between the office and another location.

In addition, workers may not be ready to return to the office without some incentives to sweeten the welcome. The top suggestions on the wish list: allowing greater freedom to set office hours, employer-paid commuting costs, a relaxed dress code and providing childcare.

“After more than a year of uncertainty and pandemic-induced remote work, there is a growing desire among some business leaders to return to business as usual,” says David King, Canadian senior district president of Robert Half. “However, companies should be prepared for a potential disconnect between their ideal work structures and that of their employees.”

Some professionals have also expressed frustrations about working from home full-time, citing loss of relationships with co-workers, less access to training, fewer career opportunities and decreased productivity.

Welcoming workers back This gives office landlords and employers a clue to what should be done to lure more workers back to the desk, says Maury Dubuque, senior managing director at Colliers International in Vancouver.

Colliers recently published a Getting Back To The Office primer for landlords and tenants, and some of the recommendations speak to potential long-term changes in how workspaces are being modified.

The first changes will be seen in deep and consistent cleaning, which will not only require touchpoints to be eliminated or continually cleaned, but also the stockpiling of cleaning and safety supplies, which should hopefully be a short-term requirement.

Configuration of actual work spaces, however, will require physical alterations to space layouts and furnishings. Colliers’

recommendations, taken from interviews with office managers, tenants and owners over the past year, include rotating open workstation desks so people do not face each other, and leaving every second desk vacant.

This, Dubuque says, does not necessarily mean that tenants will need more office space to accommodate physical distancing.

He says a likely future will mean a hybrid model of people who spend less than half the week in the office and the rest of the time working remotely.

“I’m interested to see how firms navigate this question around space utilization, because obviously, as their leases come up, there becomes the question of, do we need all this space?” Smith notes.

In some high-rise office towers, the pandemic protocols may be simply unworkable. An example is restricting elevators to one or two people.

“Imagine you’re in a tower with 20 floors, for example, and you’re waiting on the 15th floor to get on the elevator,” says Debi Daviau, president of the Professional Institute of the Public Service of Canada.

“It really doesn’t matter which direction it comes from – you’re never going to get on that elevator.”

Vancouver’s new Class AAA office towers have an advantage in welcoming tenants back. All have been built to some level of LEED (Leadership in Energy and Environmental Design) certification, which ushered in the fresh-air, open-space community that defines new buildings.

Aside from wellness, flexibility is key to welcoming tenants back to the office, analysts say. This could include turning board rooms into office space to allow greater distancing between cubicles, sharing space where a desk is occupied alternately by people who also work part-time from home and creating more outdoor amenity space. É Originally published in Office Space 2021.

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Office space

AMAZON ALL IN ON BACK-TO-THE OFFICE Soon to become Vancouver’s largest office tenant, Amazon expects its workers to spend at least three days in the office each week, bucking a tech-industry trend

Amazon has pre-leased all of the office space at the Post, the QuadReal complex in downtown Vancouver | CHUNG CHOW

FRANK O’BRIEN, TYLER ORTON

H

ad the pandemic not upended the global economy, Shopify Inc. workers at a 70,000-square-foot downtown Vancouver office tower might have been prepping for a one-year anniversary party this fall.

Instead, the rapid shift to remote work saw the Canadian e-commerce company quickly walk back plans last year for a 1,000-person tech hub at Four Bentall

Centre on Dunsmuir Street, with Shopify explaining it would instead become a “digital by default” company.

Homegrown tech firms like Traction on Demand have been launching satellite offices in more bucolic locations where the cost of living is lower, while foreign VFX firms such as DNEG (Double Negative Ltd.) and Zoic Studios have been promising employees the option to work from home if they choose to do so.

A m a z on Web Ser v ices (AWS), t he PROPERTY MANAGERS’ SOURCE BOOK 2022 | 15

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Office space cloud-computing subsidiary of tech-retail giant Amazon.com Inc., has taken a different approach towards Vancouver — one that a new regional economic development organization is seizing on.

Rather than scaling back on its 2018 plans to add 3,000 workers to the city, Amazon announced almost exactly a year ago it would add another 3,000 tech workers to the team. This past summer, AWS revealed it would hire another 1,800 Canadian workers to be split between Vancouver and Toronto.

Amazon is allowing its corporate and technology employees to continue working remotely, even after pandemic restrictions start to lift, but expects them to spend most of their time in the office. The retail giant said those employees must work three days in the office each week. In addition, they can work remotely from a domestic location for only four full weeks each year.

Amazon has pre-leased all 1.1 million square feet of office space at the Post, the complex that is being built above the old Canada Post building on West Georgia Street in downtown Vancouver, which completes in the third quarter of 2022.

The company will then become the largest office tenant in the city, with 1.5 million square feet.

Whether or not Amazon workers actually show up at the office, the giant’s massive step into Vancouver has excited Jacquie Griffiths, executive vice-president of Invest Vancouver.

“There’s a great value proposition in the region in terms of our talent, in terms of the environment that we have, in terms of the ways in which we really are building out as it relates to tech,” Griffiths said.

Her economic development organization, has announced plans to partner with AWS on a talent development program it said would prep “thousands” of workers in the region for tech jobs.

JACQUIE GRIFFITHS EXECUTIVE VICE-PRESIDENT INVEST VANCOUVER

There’s a great value proposition in the region in terms of our talent, in terms of the environment that we have, in terms of the ways in which we really are building out as it relates to tech

“My team looks forward to working hand-in-hand with Invest Vancouver, secondary and post-secondary institutions, industry and non-profits to address the gap in cloud education and provide targeted education opportunities,” Coral Kennett, head of educational programs for AWS Canada, said in a statement.

Last month, economists at RBC described B.C.’s labour market as the “tightest” in Canada.

The high demand for tech talent has seen companies making significant promises to workers in a bid to attract and retain them, including generous work-from-home options. É Originally published in Western Investor.

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Cleaning

HEALTHY BUILDINGS Guarding against COVID-19 starts at the office door with technology

Employees at Fresh Prep Foods Inc. must check in at an AI-powered kiosk for touchless health checks before continuing into the Vancouver facility | SUBMITTED

TYLER ORTON

E

mployer mandates that require workers to get vaccinated against COVID-19 are unlikely to come to pass in B.C., say legal experts.

Instead, provisions to ensure the workplace is safe — such as requiring masks for unvaccinated workers — will be needed.

And new technologies are also emerging to ensure visitors and workers stepping inside a building are COVID-free.

Prior to the pandemic, Traction Guest CEO Keith Metcalfe says his firm’s contactless screening technology was often considered a “nice-to-have” addition to the office.

“Now what’s happened as a result of the pandemic is we’ve started to really find companies coming to us saying, ‘We need to have this,’” he says.

His Burnaby-based startup specializes in visitor management technology for

companies.

Guests who have already been invited to an office via Traction’s platform receive an email with all the details of their visit, such as safety requirements.

Visitors click on a link that takes them to a registration portal and they can then use their smartphone to scan in on a company iPad without touching any surfaces.

The registration portal, accessed through a web application, takes visitors to a company’s customized website that might require visitors to sign documents or watch a safety video before being permitted to enter.

Traction Guest conducted a survey in December revealing 38% of employers plan to have 75% in-office capacity by this summer, putting a further burden on health and safety measures in the coming months.

“How do you manage the complexity of that?” says Metcalfe. “That’s where PROPERTY MANAGERS’ SOURCE BOOK 2022 | 17

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Cleaning we come into play and we don’t think that’s going away. We think the world has somewhat shifted about this whole notion that employers are going to make every employee come in 8-5.”

Not too far from Traction Guest’s own offices, about 10,000 deliveries flow out the doors of the Fresh Prep Foods Inc. production facility on Vancouver’s Victoria Drive each week.

The meal-kit service has seen an uptick in demand amid the pandemic and does not count itself among those B.C. businesses with the luxury of sending most employees home to work amid the pandemic.

“Being a meal-kit delivery food service that people are actually really relying and depending on right now means that we need to prioritize the health and safety of our staff to prevent interruptions in our service,” says co-CEO Becky Brauer.

In a bid to mitigate health concerns at the busy workplace, Fresh Prep turned to Vancouver’s Intuitive AI for some hygiene help.

Now, anyone entering Fresh Prep’s facility is greeted by an “Oscar Hygiene” terminal featuring a display with a camera at the top and a hand-sanitization unit below.

The display may prompt visitors to sanitize their hands or answer a symptom questionnaire, while a thermal camera confirms their temperature before checking them in and reminding users to put on a face mask.

Brauer recalls that prior to Oscar’s installation, staff had to check in at a single access point and fill out the necessary paperwork before entering the premises.

“When you have a lot of people checking into a building in a short period of time, you can quickly start to see things like queues forming and lineups, and that’s just obviously not good for your COVID safety plan,” she says.

Intuitive AI got its start deploying scanning devices backed by artificial intelligence (AI) in locations such as Vancouver International Airport and Simon Fraser University to visually identify the difference between recycling and trash.

Those particular devices, which feature cameras and large displays attached to garbage and recycling bins, can then direct users to the proper bin in which to place discarded items when they approach.

Intuitive AI’s investors recognized the potential for the technology behind those devices to influence hygiene behaviour in hospitals as medical professionals walked into different spaces.

“That’s something that they were nudging us towards and we were already working towards a solution for hand hygiene. And then COVID happened,” says Intuitive AI CEO Hassan Murad.

The repurposing of pre-existing technology has also led to the development of other scanning devices from B.C. companies.

Tevano Systems was previously best known for specializing in systems for contactless payments.

Last November, the Vancouver firm began deploying its Health Shield devices for people visiting sites such as food distribution plants or transportation hubs. The scanning devices, which cost less than $2,000 per unit, use thermal imaging for temperature checks and AIpowered facial recognition to determine if users are wearing face masks.

“We realized that we actually had the essential tool sets as a platform in place,” says CEO David Bajwa.

Bajwa also believes that the very presence of these types of scanning devices can act as a deterrent to those who may wish to enter buildings even if they know they’re feeling ill. É Originally published in Office Space 2021.

18 | PROPERTY MANAGERS’ SOURCE BOOK 2022

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Office space

CELLPHONE TRACKING Index shows Vancouver’s back-to-office traffic down 63% from pre-pandemic levels FRANK O’BRIEN

A

new interactive, real-time database that tracks cellphones used by “representative office occupiers” in major North American cities reveals that Vancouver foot traffic is down 63.3% today compared with March 2, 2020, a week before the global pandemic was declared.

The Vitality Index was developed by commercial real estate agency Avison Young using data from Orbital Insight, which aggregates anonymized cellphone location data geo-fenced to unique locations to estimate total foot traffic in each city and industry.

The data, which tracks 20 North American cities, goes back to June 2019 in the U.S. and the beginning of 2020 in Canada, which allows comparisons to prepandemic levels.

“The Vitality Index is wildly important for people looking to understand what is happening in real-time and over time in major markets. It measures the pace so that leaders can make decisions based on concrete information and analytics,” says Sheila Botting, Avison Young’s president of professional services for the Americas.

The index is revealing, and likely unnerving, for employers who were counting on a widespread return to the office this September.

The cellphone tracking shows that total foot traffic in all 20 commercial cores profiled has fallen by 76.3% from prepandemic levels.

In Vancouver, recent traffic for what the index refers to as downtown office workers is down 63.3% from numbers prior to the

COVID-19’s fourth wave has delayed the return of workers to offices in downtown Vancouver and other major urban business centres in Canada | CHUNG CHOW

pandemic. On March 2, 2020, for example, a week before the global pandemic was declared, a daily average of more than 4,700 office workers was detected. As of September 6, 2021, that number had fallen to 1,900.

Traffic in Calgary is down 55.2% this month compared with pre-pandemic levels, while Toronto office-worker traffic has plunged 85.2% from March 2, 2020, the data shows.

The index can be custom-tuned to compare any dates. It reveals, for example, that in the week following the July 1, 2021, announcement of the return of health restrictions in B.C., downtown foot traffic fell by 4.2%.

Botting notes that the Vitality Index is showing a steady increase in foot traffic in major cities this year, but is still trending significantly below pre-pandemic levels.

The widespread return in the fall that many hoped for has yet to materialize.

In fact, the whole nature of office work has apparently undergone a fundamental shift, the index suggests. É Originally published in Business in Vancouver.

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Doors

Yecc[hY_Wb Wbkc_dkc fWha_d] ]Wj[i WdZ ef[hWjehi ijeh[ \hedj Zeehi _dZkijh_Wb XWo Zeehi%mWh[^eki[ Zeehi WdZ ef[hWjehi Zeeh Ybei[hi f_leji ^_]^#if[[Z Zeehi fh[l[djWj_l[ cW_dj[dWdY[ fbWdi ZeYa Xkcf[hi" i[Wbi" WdZ WYY[ii Yedjheb jhWdic_jj[hi WdZ h[Y[_l[hi m^[[b Y^eYai ij[[b cWd Zeehi

Optimal parking gate and overhead door service in the Lower Mainland & Fraser Valley, guaranteed!

778-957-3667 mmm$YWfWXb[ed[Zeeh$Yec

_d\e6YWfWXb[ed[Zeeh$Yec

Doors Valley All–Door Distributing Ltd. • Serving the property management community for 46 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

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.

1

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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 55 years in the business of air duct cleaning.

Services provided: Dryer Vent Cleaning Q Outside only cleaning r )JHI SJTF SPQF BDDFTT r -PX SJTF -BEEFS XPSL Q In & Out complete cleaning Q In-suite C.O.D. cleaning Q Common laundry exhaust cleaning Q Video inspections

Ventilation Cleaning Q )7"$ TZTUFN DMFBOJOH Q )BMM QSFTTVSF TZTUFN DMFBOJOH

Air Filter Sales & Service Furnace & Air Duct Cleaning

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

www.airvacservices.com Air-Vac Services has been locally owned and operated since 1966.

22 | PROPERTY MANAGERS’ SOURCE BOOK 2022

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Fencing For your Strata, Commercial or Residential properties

We build and install Fences, Sheds, Decks & more

sunburyfencing.com info@sunburyfencing.com

Fire Protection

)UDVHU 9DOOH\

+\GUDQW 6HUYLFHV

)LUH +\GUDQW 6HUYLFH 0DLQWHQDQFH 3URJUDPV (PHUJHQF\ 5HSDLUV %DFNÁRZ 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.

2

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Fuel Management

THE LEADER IN FUEL MANAGEMENT.

WE DON’T STOP, SO YOU DON’T HAVE TO. Don’t waste another minute, reduce fuel management headaches today.

Mobile on-site refuelling.

24/7/365.

Bulk fuel delivery and tank rental.

Emergency call-out.

Quick, safe, efficient.

Diesel, Gas and DEF.

CALL VISIT

1-888-4REFUEL 4Refuel.com

24 | PROPERTY MANAGERS’ SOURCE BOOK 2022

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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. PROPERTY MANAGERS’ SOURCE BOOK 2022 | 25

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HVAC Services

Spears SALES & SERVICE LTD. Increase the value of your building!

Pump Audits and Installations With Proven Energy Savings of 40% to 100% Ă Mechanical Services Ă Pumps Ă Heating/Boilers Ă Parts Ă Plumbing Services

OUR SERVICES INCLUDE: Ă Emergency field and shop repairs Ă Planned maintenance schedules Ă New and retrofit installations Ă State-of-the-art diagnostic equipment Ă 4,500 sq. ft. testing & repair facility in Burnaby / 2,000 sq. ft. facility in Langley Ă Complete service & repair of all pumping systems Ă Complete systems & parts, in stock or easily and quickly ordered from leading manufacturers Ă Credit accounts available Lower Mainland’s and B.C’s Pump Service Centre for Over 60 years!

Emergency Service 24 Hours – 7 Days a Week!

604-872-7104 1-800-663-6169 BURNABY 604-872-7104 6980 Palm Avenue LANGLEY 604-513-2445 #11-19725 Telegraph Trail

www.spearssales.com

Janitorial

EARTHQUAKE TIP Discuss earthquake insurance with your insurance broker.

Check your coverage – it could affect your financial ability to recover losses after an earthquake.

3

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Janitorial

EnviroSafe JANITORIAL SERVICES A clean healthy workplace is our mission We specialize in carpet cleaning, window cleaning, janitorial services, floor stripping and finishing since 1988.

1-866-264-7322 (1-866-2MISAFE) Office: 604-507-5535 ÜiL\Êi Û À Ã>vi > Ì À > °V>ÊUÊi > \ÊÃiÀÛ ViJ i Û À Ã>vi°V Ê 4 – 8456 – 129A Street, Surrey, BC V3W 1A2

Landscaping

25 HOME, STRATA & COMMERCIAL LANDSCAPE MAINTENANCE & INSTALLATIONS

TO BOOK YOUR 2023 PROPERTY MANAGERS' SOURCE BOOK AD Call 604-688-2398 or email: ads@biv.com

Space Close: November 12, 2022

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Landscaping The Maintenance and Installation Experts E

r -"/%4$"1& */45"--"5*0/ "/% ."*/5&/"/$& r r '3&& &45*."5&4 r 4&37*/( 5)& -08&3 ."*/-"/% r

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phone:

(778) 895-7710

www. getgrowinglandscaping.ca 0'' 8)&/ :06 .&/5*0/ 5)*4 "% * 40.& $0/%*5*0/4 .": "11-: 1-&"4& $0/5"$5 '03 %&5"*-4

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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

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Overhead Doors

Yecc[hY_Wb Wbkc_dkc fWha_d] ]Wj[i WdZ ef[hWjehi ijeh[ \hedj Zeehi _dZkijh_Wb XWo Zeehi%mWh[^eki[ Zeehi WdZ ef[hWjehi Zeeh Ybei[hi f_leji ^_]^#if[[Z Zeehi fh[l[djWj_l[ cW_dj[dWdY[ fbWdi ZeYa Xkcf[hi" i[Wbi" WdZ WYY[ii Yedjheb jhWdic_jj[hi WdZ h[Y[_l[hi m^[[b Y^eYai ij[[b cWd Zeehi

Optimal parking gate and overhead door service in the Lower Mainland & Fraser Valley, guaranteed!

778-957-3667 mmm$YWfWXb[ed[Zeeh$Yec

_d\e6YWfWXb[ed[Zeeh$Yec

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

604-688-2398 ads@biv.com

30 | PROPERTY MANAGERS’ SOURCE BOOK 2022

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Painting

5DLVLQJ ,QGXVWU\ 6WDQGDUGV 6LQFH

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PROPERTY MANAGERS’ SOURCE BOOK 2022 | 31

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Painting

Strata, commercial and industrial rial www.prostar.ca >> Interior & Exterior Painting >> Elastomeric Coating >> Lead & Asbestos Removal >> Wallpaper Hanging

604-876-3305

>> Strata Maintenance >> Commercial >> Residential Complexes >> Warehouses

Pest Control

Why pay more?

Environmentally safe ,ià `i Ì > ÊUÊ iÀV > ÊUÊ `ÕÃÌÀ > ÊUÊÇÊ >ÞÃÊ-iÀÛ ViÊUÊ7À ÌÌi Ê Õ>À> ÌiiÊ 1 ÛiÀà ÌÞÊ/À> i`Ê-«iV > ÃÌÃÊUÊ ÛiÀ i ÌÊ Vi Ãi`Ê> `Ê iÀÌ v i`Ê Õ ÞÊ `i`ÊUÊ1 >À i`Ê6i V iÃÊUÊ ÀiiÊ ÃÌ >ÌiÃÊUÊ i`Ê Õ}ÃÊ/Ài>Ì i ÌÃ

Guaranteed pest control at a fair price.

Vancouver

East Vancouver & Burnaby

604-730-9202

604-525-9484 IPM Services Inc. 23 Years of Pest Management Experience

E-mail: ipm.pestcontrol@shaw.ca www.ipmpestcontrol.ca

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

BMS is the best solution to your plumbing problems.

32 | PROPERTY MANAGERS’ SOURCE BOOK 2022

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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 1,400 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 $

Plumbing

RE-PIPING SPECIALISTS

Specialists in Re-Piping Apartment Buildings. Over 550 buildings Re-Piped.

6ɈLYPUN M\SS YLZ[VYH[PVU VM HSS ÄUPZOLZ! KY`^HSS WHPU[PUN L[J 6YNHUPaLK WYVMLZZPVUHS HUK WYV]PKPUN X\HSP[` ^VYRTHUZOPW VU ZJOLK\SL HUK VU I\KNL[ Since 1967.

TEAMWORK PLUMBING

DRYWALL

PAINTING

TILES

*HSS \Z MVY H JVTWSPTLU[HY` L]HS\H[PVU SINCE

1967

PUMV'JHTIYPKNLWS\TIPUN JVT c www.cambridgeplumbing.com 604.872.2561 c -YHZLY :[ =HUJV\]LY )* = = .

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

BMS is the best solution to your plumbing problems.

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Re-piping

Repiping is our business Since 1988 Brighter Mechanical has been providing answers to Metro Vancouver's plumbing problems.

With over 1,400 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 $

Re-piping

RE-PIPING SPECIALISTS

Specialists in Re-Piping Apartment Buildings. Over 550 buildings Re-Piped.

6ɈLYPUN M\SS YLZ[VYH[PVU VM HSS ÄUPZOLZ! KY`^HSS WHPU[PUN L[J 6YNHUPaLK WYVMLZZPVUHS HUK WYV]PKPUN X\HSP[` ^VYRTHUZOPW VU ZJOLK\SL HUK VU I\KNL[ Since 1967.

TEAMWORK PLUMBING

DRYWALL

PAINTING

TILES

*HSS \Z MVY H JVTWSPTLU[HY` L]HS\H[PVU SINCE

1967

PUMV'JHTIYPKNLWS\TIPUN JVT c www.cambridgeplumbing.com 604.872.2561 c -YHZLY :[ =HUJV\]LY )* = = .

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

Q

Q

Q

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604 521-4300

XXX QPMZDSFUFSFTUPSBUJPOT DPN r $BZFS $PRVJUMBN

BC.'s Recognized Experts in Concrete Repair Since 1978 34 | PROPERTY MANAGERS’ SOURCE BOOK 2022

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Restoration

Strata, commercial and industrial rial www.prostar.ca >> Concrete Restorations >> Cement & Stucco Repairs >> Lead & Asbestos Removal >> Interior & Exterior Painting

604-876-3305

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

Restoration

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 PROPERTY MANAGERS’ SOURCE BOOK 2022 | 35

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Roofing

*/5&3 1307*/$*"- 300' $0/46-5"/54 -5% HELPING BUILDING OWNERS SINCE 1979 Roof Condition Assessment, Design, Inspection & Management Roof Maintenance Assessment and Planning Leak Investigation - Moisture testing

*OUFS 1SPWJODJBM Provides ThirE QBSUZ Independent Services For: Strata Residential Properties *Registered Roof Observer Designation Industrial/Commercial Buildings School Districts Municipalities Call or visit for more information-free quotes Institutions 604.576.5740

XXX JQSD DB JOCPY!JQSD DB Accepted Inspector for:

Member:

Member:

Member:

36 | PROPERTY MANAGERS’ SOURCE BOOK 2022

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Snow Removal

604-239-3325 | SNOWPROSLTD.CA

Why choose ❄SNOWPROS? ❄ BETTER SERVICE r 4IPSU QSJPSJUZ SPVUFT UP DMFBS TOPX CZ BN PS XJUIJO TJY IPVST PG BDDVNVMBUJPO r i0O UIF XBZu UFYU BOE QIPOF OPUJGJDBUJPOT UP PO TJUF DPOUBDUT r $MJFOU )VC GPS TUSBUB BOE NBOBHFST UP WJFX JOWPJDFT BOE SFRVFTU TFSWJDF r %FUBJMFE (14 MPHT BOE QIPUPT PG FBDI WJTJU ❄ BETTER PRICING r 6QGSPOU GYFE QSJDF RVPUBUJPOT r -PDL JO QSJDJOH PO B ZFBS DPOUSBDU r NEW: Flat monthly rate unlimited service ❄ BETTER COVERAGE r $SFXT CBTFE UISPVHIPVU -PXFS .BJOMBOE 7BODPVWFS JODM 6#$

3JDINPOE #VSOBCZ /FX 8FTU /PSUI 4IPSF 1PSU .PPEZ $PRVJUMBN 1P$P 4VSSFZ -BOHMFZ r 4FWFO EBZ B XFFL TFSWJDF UISPVHIPVU UIF TFBTPO ❄ BETTER QUALIFIED r "T NFNCFST PG UIF "DDSFEJUFE 4OPX $POUSBDUPST "TTPDJBUJPO "4$" XF SFDFJWF POHPJOH FEVDBUJPO PO JOEVTUSZ CFTU QSBDUJDFT UP FOTVSF DPOUJOVFE SJTL SFEVDUJPO BOE TBGFUZ PO ZPVS DMJFOUT QSPQFSUJFT

$"-- 604-239-3325 03 &."*- SERVICE@SNOWPROSLTD.CA PROPERTY MANAGERS’ SOURCE BOOK 2022 | 37

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YOUR BUILDING STORAGE SPECIALISTS PROVIDING SECURE, PRIVATE, CLEAN STORAGE FOR MULTI-FAMILY BUILDINGS r #*,& 4503"(& r 5&/"/5 08/&3 #&-0/(*/(4 r (&/&3"- #6*-%*/( 4503"(& GENERATE REVENUE FROM UNUSED SPACE UPDATE YOUR EXISTING STORAGE FACILITIES

Provides private, secure, clean, and attractive storage not found with wire cage storage

Generate extra storage in every parking stall above the car hood

Provides a secure private locker for bicycles and personal belongings

ALL SBS PRODUCTS ARE MADE FROM METAL AND ARE NON-COMBUSTIBLE

CANADIAN OWNED AND OPERATED EMAIL CHRIS VAN ZEIST AT CHRISVZ@STORAGEBOXSOLUTIONS.CA WWW.STORAGEBOXSOLUTIONS.CA

VISIT US AT BUILDEX BOOTH #830 FEB. 16–17, VANCOUVER BC.

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Office space

VANCOUVER’S COMMERCIAL REAL ESTATE MARKET TILTS EAST High tech and medical sectors shift direction of office space development in the city

BY FRANK O’BRIEN

T

he redevelopment of the former Canada Post site on Georgia Street signals an eastward migration of Vancouver’s commercial real estate.

The Post by QuadReal Property Group, scheduled to complete in 2022, incorporates the old post office into a mammoth mix of retail, residential and office towers.

Amazon has taken all 1.07 million square feet of office space in the development.

This is more pre-leasing than in the 15 other downtown office towers underway combined.

East of downtown, the first of nearly a dozen proposed office projects is complete in Railtown. Across the viaduct into East Vancouver, Strathcona is seeing a development boom, Mount Pleasant is welcoming an explosion of new construction near the new SkyTrain Broadway extension and, in the 450-acre False Creek Flats, developers are staking office sites as the largest medical project in Canada begins construction.

“Vancouver-Broadway is the busiest market in Metro Vancouver in terms of the number of projects underway and/or proposed with nine developments scheduled to complete by 2022,” Avison Young confirmed in its mid-2021 Metro Vancouver Office Market Report. Office construction is located in four nodes: Mount Pleasant, the emerging City Hall District, Railtown and the False Creek Flats.

New office development in these former industrial areas includes light industrial/ creative space. A number of new office projects were announced in the first half

Rachel Lei, managing director and CEO of Keltic Canada Developments, flanked by Avison Young agents Jake Luft (left) and Mitchell Knoepfel at the Nexus strata office tower site in False Creek Flats | CHUNG CHOW

of 2021, including Kaslo at Renfrew District on East Broadway and the 10-storey, 190,000-square-foot T3 Mount Pleasant, the tallest mass timber office building in Western Canada.

Biotech firm AbCellera Biologics Inc. is building its “global headquarters” on 4th Avenue, with a 380,000-square-foot tech campus in partnership with the Dayhu Group and Beedie. The facilities are expected to be completed in 2023 and 2024.

Blocks away, games company Relic has completed a new 43,000-square-foot office building and tech giant Hootsuite is finishing a 60,000-square-foot complex.

In Railtown, a city zoning change in 2017 has led to a rush of building proposals. It is estimated that up to 11 projects could proceed with offices and light industrial within a tight four-block area.

East Vancouver’s total office inventory currently pales beside downtown’s, but its future is looking brighter and bigger every day. É Originally published in Business in Vancouver.

PROPERTY MANAGERS’ SOURCE BOOK 2022 | 39

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Design

CREATING SPACE Compelling spaces will help lure workers back to downtown Victoria offices

BY GLEN KORSTROM

V

ictoria, like most cities, had plenty of empty office space during the pandemic.

Most employers followed provincial health officer Bonnie Henry’s advice to tell employees to work from home whenever it was possible.

Going forward, the city will face the same question besetting employers worldwide: how do we get staff to once again want to come into the office?

Leasing older office space in a distant office park likely will not do the trick, whereas leasing space in a new building that has modern amenities could help with recruitment, say industry insiders.

“You have to be able to create space that’s adequately compelling to get people off their kitchen table, and endure some of the unpleasant things about office life, like a commute,” says Robert Jawl, co-managing director at Jawl Properties, which is Victoria’s largest private sector office developer and leaser.

“Now, more than ever, we need to create great compelling spaces that resonate with those who use them.”

A shift has been going on for decades in downtown Victoria, with the private sector incrementally leasing proportionally more space.

Governments and Crown corporations still dominate the office-leasing landscape but a cluster of smaller private-sector technology companies has grown to be increasingly active in the market.

The sector is a stimulus for other businesses in the downtown area.

“T he more of f ice space t here is i n

Jawl Properties completed its Atrium building in 2010 | SILENTSAMA ARCHITECTURAL PHOTOGRAPHY

Victoria, the better,” says Bosa Development principal and Empress Hotel owner Nat Bosa.

“The city is really coming into its own.”

New structures have been helping to add vibrancy and transform the city.

Telus Corp. plans to break ground on its Telus Ocean marquee tower in downtown Victoria later this year, with the project likely to complete by 2025.

Other projects are on the drawing board in downtown Victoria.

Jawl is in the early stages of planning to construct an office building with some retail space at 1221 Blanchard Street, where the Capitol 6 movie theatre complex currently sits. His plan is to build 170,000 square feet of Class AA office space, as well as retail space in a mid-rise that will

40 | PROPERTY MANAGERS’ SOURCE BOOK 2022

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be 10 or 11 storeys.

Jawl’s company is known for building the 215,000-square-foot Class AA Atrium building, at 800 Yates Street, in 2010.

A more recent project was the multiphase, mixed-use, Class AA project with 261,000 square feet of office space at Capital Park, behind the B.C. legislative buildings.

Jawl also recently built a 112,000-squarefoot, Class AA building at 1515 Douglas Street, and a connecting 190,000-squarefoot, Class A A office building at 750 Pandora Avenue, across the street from Victoria City Hall.

In total, the company’s portfolio includes about 1.75 million square feet of office space, Jawl says.

Key to getting employees back to offices is leasing offices that include outdoor spaces, and nearby retail, restaurants and fitness facilities, he says.

Jawl notes the pandemic has made it even more important to have what he calls “healthy buildings,” or essentially ones that have state-of-the-art air filtration and circulation systems.

Employees also want congregation space, both inside and outside, suited for casual gatherings.

“It is worth it to make investments in great design and materials that uplift and inspire,” he says.

“It really comes back to thoughtfulness, and attentiveness to the end-user experience, and ensuring that the building is playing a contributory role wherever possible, and enhancing the quality of life of the people who occupy it day in and day out.”

The less successful a building is at meeting that goal, the more likely employees will be to say, “I’m going to work at home four days a week, and come in the bare minimum, to pick up my mail,” Jawl says.

Building to a high environmental standard, and achieving certification from the

widely used green building rating system Leadership in Energy and Environmental Design (LEED), is another thing that can appeal to sustainability-minded employees.

Jawl built the Atrium to meet the LEED Gold standard, and more recent projects to the LEED Platinum standard.

“Most of the things we did to achieve those certifications, we would have done anyway, given the long-term value that they create, and the positive impact they have in reducing the building’s emissions,” he says.

Nonetheless, there is a new initiative in Victoria aiming to advance energy efficient, low-carbon-emission buildings.

The Building Owners and Managers Association of British Columbia (BOMA BC), along with 10 major property managers, the City of Victoria and the District of Saanich launched the Greater Victoria 2030 District in January.

Victoria is Canada’s second established 2030 District, after Toronto. In total, the 2030 Districts Network has 23 such districts across North America.

“BOMA knows this collaboration will play a key role in ensuring Greater Victoria builds back better from COVID-19, by advancing building resiliency and reducing climate change impacts,” says BOMA BC president Damian Stathonikos.

The 2030 District aims to stimulate investment in retrofitting buildings to help them contribute to a greener and more sustainable local economy.

Industry observers say that the march toward sustainability is inexorable, regardless of new initiatives.

“There just seems to be a common-sense drive from the office building ownership groups, and the developers, that you’re going to go green as much as possible moving forward,” says Colliers International vice-president Tristan Spark. É Originally published in Office Space 2021.

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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 Officials’ 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

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of valued services for members.

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. 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.

NAIOP, Vancouver Chapter 1618 Station Street, Vancouver, B.C. V6A 1B6 604-601-5106; office@naiopvcr.com; naiopvcr.com Mandate: To provide advocacy, education and business opportunities for members and sponsors and connect the Vancouver CRE community to NAIOP’s North American network.

What members get: Professional development through educational programs, networking opportunities, online resources; discounted rates for paid events.

Who may join: Commercial real estate developers; owners and investors of office, industrial, retail and mixed-use properties; members of industries allied to commercial real estate.

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. É PROPERTY MANAGERS’ SOURCE BOOK 2022 | 43

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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 2021

1

Warrington PCI Management

NP

Vancouver

2004

15,992,575

2

Colliers International

NP

Vancouver

1898

11,437,073

3

Beedie

NP

Burnaby

1954

11,167,174

4

BentallGreenOak (Canada) LP

NP

Vancouver

1911

9,925,611

5

QuadReal Property Group

Oakridge Centre, Willowbrook Mall, Broadway Tech Centre, Brighouse West, 401 Business Centre

Vancouver

2016

7,000,000

6

Cadillac Fairview Corp Ltd

CF Pacific Centre, Waterfront Properties, CF Richmond Centre, HSBC Building, Pacific Centre Office Properties

Toronto, Ont

1968

5,246,548

7

GWL Realty Advisors Inc

650 West Georgia Street, Vancouver Centre II, Delta iPort, Millstream Village, Westbank Hub, Central Park Power Centre

Winnipeg, Man.

1891

5,124,760

8

Dorset Realty Group Canada Ltd

NP

Richmond

1975

5,060,328

9

Triovest Realty Advisors (B.C.) Inc

NP

Toronto, Ont.

2012

5,000,000

10

Canreal Management Corp

NP

Vancouver

1979

4,874,952

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.

-

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