Property Managers Source Book 2023

Page 1

SOURCE BOOK PROPERTY MANAGERS’

2023
FOR LOWER MAINLAND’S PROPERTY MANAGEMENT INDUSTRY SPONSORED BY
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President: Alvin Brouwer

Executive Editor and publisher, Business in Vancouver, and vice-president, editorial, Glacier

Media: Kirk LaPointe

Editor-in-chief: Hayley Woodin

Production: Jodeen Hodgson

Sales manager: Laura Torrance

Advertising sales: Blair Johnston, Administrator: Katherine Butler

Proper ty 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 2023, 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

6 | PROPERTY MANAGERS’ SOURCE BOOK 2023 Building Services 2 Carpet Cleaning 3 Chimney Maintenance 18 Doors 18, 19 Duct Cleaning 20 Fire Protection . . . . . . . . . . . . . . . . . . . . . . 21 Fuel Management 22 Garbage Removal 36 Generators 23 HVAC Services 24 Janitorial 25 Landscaping 11, 26, 27 Overhead Doors 4, 5, 28, 29 Painting 30 Pest Control 31 Plumbing 9, 31, 32 Recycling . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 Re-piping 32, 33 Restoration 33 Roofing 7, 34 Snow Removal 10, 35 Directory
Biggest Commercial Property Managers 12 Amenities 14, 15 Sustainability 16, 17 Office space 13 Contents
Reference
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203498.pdf The file is missing! Product Care Association of Canada Corinne Tkachuk FP 4C - Far Fwd 2 x 7.931 645807.1 Run of Paper productcare.org/BC 1-877-592-2972 Visit our website or contact us for more information. Leftover paint, burnt out lights, or expired alarms piling up? Recycling paint, lights, and smoke/CO alarms minimizes your company’s environmental impact and ensures hazardous materials are kept out of our soil and waterways. Drop off small volumes of paint, lights, and alarms for free at a recycling location near you. Large volumes may qualify for free pick up. Visit productcare.org for a full list of accepted products or to find a location near you.

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Biggest commercial property managers in B.C.

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.

12 | PROPERTY MANAGERS’ SOURCE BOOK 2023
Ranked by total commercial square footage managed in B.C. Source: Business in Vancouver Company Partial list of key properties managed Head office Year 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

Office space

MICROSOFT, LULULEMON LED DOWNTOWN OFFICE SPACE DEMAND IN 2022

Downtown vacancy climbs as new office space hits the market

Don’t expect an abundance of topquality office space to last long in Vancouver’s downtown core.

Downtown office vacancy reached 8 per cent as of mid-year 2022, up one full percentage point compared with the first six months of 2021, according to a report from Avison Young (Canada) Inc.

But the real estate firm notes this trend is unfolding “due to significant amounts of new supply” being delivered to the market.

Nearly 570,00 square feet additional AAA space was made available by the end of 2021 and has been “steadily absorbed” into the market, according to the report.

Most notably, this has come from the openings of such towers as the Deloitte Summit on West Hastings Street and Bentall 4 on the corner of Dunsmuir and Burrard Streets.

“While there are still elevated levels of vacancy relative to pre-pandemic levels, the market is starting to stabilize,” the report stated, acknowledging that the hybrid model of work has reshaped demand for office space.

“Further increases in vacancy are likely but will be more attributable to delivery of new buildings on a vacant or largely vacant basis, rather than COVID-19.”

At the end of 2022’s third quarter, the city’s biggest office space acquirers were tech giant Microsoft Corp. and Vancouver-based fashion retailer Lululemon Athletica Inc.

Avison Young said Microsoft inked a

deal for 65,000 square feet at 989 Granville Street and is “widely rumoured” to have acquired 405,000 square feet of space at the B6 building, which is expected to complete construction during the fourth quarter of 2023. The two deals would mean the American tech company secured 468,000 square feet during the first half of 2022 alone.

Lululemon is the only company that has even come close to keeping pace with Microsoft’s expansion. The retailer nabbed 130,000 square feet at Burrard Place and 107,000 square feet at 1380 Burrard Street for a total of 237,000 square feet leased in the first eight-plus months of 2022.

This comes even as Lululemon plans to open a new headquarters with nearly 600,000 square feet in the False Creek Flats area just outside downtown.

Despite office space becoming more abundant in recent months throughout downtown Vancouver, vacancy rates across the Metro Vancouver region shrunk from 8.4 per cent to 7.8 per cent when comparing the first six months of 2021 and 2022, respectively. 

PROPERTY MANAGERS’ SOURCE BOOK 2023 | 1 3
Microsoft office | SUBMITTED

COMMERCIAL OFFICE AMENITIES GET A NEW LEASE ON LIFE

Property owners embrace events, programming to help revitalize office work culture

Commercial real estate companies in Vancouver are increasingly investing in amenities as tenants attempt to attract employees back to the office.

Beyond bike racks, coffee corners and the standard amenities expected in Class A or AAA spaces, some commercial landlords are going above and beyond to retain and attract tenants in physical office spaces.

“From the commercial real estate side, it’s about being as flexible and adaptable as possible so you can respond to what your tenants need and deliver that,” said Damian Stathonikos, president of Building Owners and Managers Association of BC (BOMA BC).

In some cases, this includes efforts to re-activate commercial spaces with events and initiatives that draw people back to in-person work.

“That’s where commercial landlords are stepping up their game,” Stathonikos

14 | PROPERTY MANAGERS’ SOURCE BOOK 2023
Amenities
Bark Park is one of the events Hudson Pacific Properties has invested in to create a unique experience employees wouldn’t get if they worked from home | HUDSON PACIFIC PROPERTIES

Amenities

things you can’t get working remotely,” said Chandler in a written statement to BIV.

ASHLEY CHANDLER PROGRAM MANAGER, HUDSON PACIFIC PROPERTIES

“Happy hours on the sun-soaked plazas, workshops to interact with the property’s edible gardens and beehives, networking opportunities through the Bentall Women’s Network and art gallery receptions are just a few events and amenities offered at Bentall Centre.”

Hudson Pacific has been working closely with the City of Vancouver on its engagement projects. According to Chandler, this offers an example of how the city can work with property owners to enhance downtown spaces.

said. “You’re seeing a lot of the more sophisticated landlords also looking at how to activate the space in and around the building. It’s not just coming in because it’s a nice office, but coming in because there’s a cool thing happening.”

Hudson Pacific Properties, for example, added arts and culture amenities to its Bentall Centre Campus.

It also created Bark Park, an off-leash dog space on the roof of the campus parkade.

Bringing more activities to the space –for the purpose of attracting employees –is a priority, said Ashley Chandler, Hudson Pacific’s program manager. She added that Bark Park has been so successful that it has been opened to the public, and the space is now a location for events.

“The need for everyday human connection has become even greater since the onset of the pandemic, and we are focused on re-engaging our tenants through programming to merge the office experience with hospitality. We aim to bring the comforts of home to work while also providing

Oxford Properties offers fitness spaces, running clubs, and scotch-and-suit events at The Stack. According to Ted Mildon, the company’s senior director of office leasing, unique events are key to a good amenities space.

“The real opportunity for landlords is to work on the programming side. And for those who have the amenity piece in place already, it’s an even better starting point to get the programming going and really foster those connections with tenants,” he said.

“The theory is that because we’re a branch-office city, typically with smaller tenants, those tenants don’t have the ability to bring those services within their actual lease premises and they have to rely on it as something that’s offered by the landlord. So, it’s always been needed.”

Post-peak pandemic, the way that tenants use space is fundamentally different, Chandler said, which she says means that the activation of commercial spaces and the industry’s focus on amenities will continue to grow.

“Office workers have gained flexibility in choosing where and when they work,” she said. “Landlords are now being challenged to ‘earn the commute.’ Our goal is to bring life to work.” 

PROPERTY MANAGERS’ SOURCE BOOK 2023 | 1 5
The need for everyday human connection has become even greater since the onset of the pandemic, and we are focused on re-engaging our tenants through programming to merge the office experience with hospitality

BUILDING SUSTAINABILITY INTO GREATER VANCOUVER DEVELOPMENTS

How some local developers are considering environmental goals

From a zero-emissions office building, to an agrarian community in Tsawwassen, Greater Vancouver developers are finding innovative ways to reduce and mitigate the environmental impact of their projects.

Oxford Properties Group’s The Stack – a 37-storey office tower in downtown Vancouver – has become the first commercial office tower to be awarded the Canada Green Building Council’s (CGBC) Zero Carbon Building – Design standard certification.

According to the company, The Stack is also the largest project in Canada to

achieve this certification to date.

“We’re really excited about this and it’s also significant for the City of Vancouver. It shows what can be done with some innovation and a great team, in addition to what can be done to deliver on sustainability and the zero-carbon objectives that many municipalities are targeting,” said Andrew O’Neil, vice-president of development at Oxford Properties.

Municipalities across B.C. are grappling with how to proactively address climate change and extreme weather events. When the province marked the one-year anniversary of devastating 2021 floods, local conversations shifted to adaptation.

CGBG launched its zero-carbon building

16 | PROPERTY MANAGERS’ SOURCE BOOK 2023
Sustainability
The Stack by Oxford Properties utilizes low carbon building systems, triple-pane glazing on all windows, rainwater management and enhanced air tightness |  OXFORD PROPERTIES

Sustainability

pilot project in 2017, which gave builders a framework for sustainability-focused design decisions, according to O’Neil.

He says that Oxford was a partner in the pilot project from the beginning as part of the group’s overall mandate to reduce its carbon footprint by 30 per cent by 2025.

“I think we’re at the front end of seeing this implemented across the industry. And I do expect further adoption of the standard by other folks,” he said.

“We learned how to apply the zero-carbon standard for this project, and we’re going to carry that forward to future projects that we’re going to develop in Vancouver and elsewhere.”

Traditionally, buildings utilize natural gas boilers to produce heat. In the case of The Stack, Oxford has pivoted away from that to use electrification, according to O’Neil.

“We have a heat-recovery system on this project that allows us to significantly reduce any gas you use to heat the building. And any gas that is used initially, will be offset 100 per cent, so that’s the real differentiator,” he said.

Many other developers are looking for ways to ensure that their builds are carbon efficient, according to Sasha Faris, president at First Track Investment.

“A lot of that is going to start weighing into people’s investment practices from the level that they don’t want to get into buildings that aren’t meeting their carbon emission goals,” he said.

But building with environmental considerations in mind is not without its challenges. The rigorous requirements of the BC Energy Step Code, and the cost of sustainable building, can add complexity to projects.

The code is an optional path that can be used by municipalities to incentivize builders to build projects in a more energy efficient manner, beyond the requirements of the BC Building Code. The City

of Vancouver currently has its own Zero Emissions Building Plan that is similar to blueprints offered by the Energy Step Code.

“It’s very tough from our standpoint, just the sheer construction costs of the materials that are better suited for the environment. The hardest part is that we need to be more efficient. I would say we have to find new economies of scale to make these products a bit more feasible and easier to obtain from a cost standpoint,” Faris said.

Some developers are finding other ways to incorporate sustainability into their projects.

Southlands Tsawwassen, for example, takes inspiration from agrarian communities, and has homes placed next to agricultural land.

“We’re progressively being forced anyway into some very, very high energy and environment standards. And yet, I think the missing piece of sustainability really is that social sustainability piece. Are we really bringing people together?” said Sean Hodgins, president of Century Group, which is developing the Southlands project on 530 acres of land – 80 per cent of which is public.

Social sustainability, Hodgins says, is much harder to codify. He says he hopes Southlands will bring people together in a meaningful way, revitalize the land and promote long-term living.

Faris says that construction is slowly but surely finding new ways to implement climate-oriented initiatives, and to educate buyers about how their dollars are doing more than just buying a home.

“We obviously want to be a part of that conversation and say: Okay, what is it that we can do to make homeowners happy and feel good about their purchase? Does it benefit the current landscape and reduce the carbon footprint in a way where they feel good about the money spent?’”

PROPERTY MANAGERS’ SOURCE BOOK 2023 | 17
Chimney Maintenance Doors Celebrating more than 40 years in business VANCOUVER CHIMNEY CHIEF LTD. www.chimneychief.com 1222 Frances St, Vancouver 604-251-1860 vancouverchimneychief@gmail.com • Chimney Cleaning • Repairs • Rain Caps • Dryer vent cleaning • Apartments/Complexes • Member of the BBB • W.E.T.T. Certified Optimal parking gate and overhead door service in the Lower Mainland & Fraser Valley, guaranteed! • commercial aluminum parking gates and operators • industrial bay doors/warehouse doors and operators • preventative maintenance plans • access control • transmitters and receivers • steel man doors • door closers & pivots • high-speed doors • dock bumpers, seals, and wheel chocks info@capableonedoor.com 778-957-3667 www.capableonedoor.com 18 | PROPERTY MANAGERS’ SOURCE BOOK 2023

Doors

• Serving the property management community for 47 years

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Phone: 604.533.4121 Fax: 604-533-4632

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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.

EarthquakE tip

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

1

2

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

PROPERTY MANAGERS’ SOURCE BOOK 2023 | 19
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Duct Cleaning
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HVAC Increase the value of your building! Pump Audits and Installations With Proven Energy Savings of 40% to 100% • Mechanical Services • Pumps • Heating/Boilers • Parts • Plumbing Services Spears SaleS & Service ltd. www.spearssales.com Lower Mainland’s and B.C’s Pump Service Centre for Over 60 years! Our ServiceS include: • Emergency field and shop repairs • Planned maintenance schedules • New and retrofit installations • State-of-the-art diagnostic equipment • 4,500 sq. ft. testing & repair facility in Burnaby / 2,000 sq. ft. facility in Langley • Complete service & repair of all pumping systems • Complete systems & parts, in stock or easily and quickly ordered from leading manufacturers • Credit accounts available BURNABY 604-872-7104 6980 Palm Avenue LANGLEY 604-513-2445 #11-19725 Telegraph Trail emergency Service 24 Hours – 7 days a Week! 604-872-7104 1-800-663-6169 24 | PROPERTY MANAGERS’ SOURCE BOOK 2023
Janitorial EnviroSafe JANITORIAL SERVICES A clean healthy workplace is our mission web: envirosafejanitorial.ca • email: service@ienvirosafe.com We specialize in carpet cleaning, window cleaning, janitorial services, floor stripping and finishing since 1988. 4 – 8456 – 129A Street, Surrey, BC V3W 1A2 1-866-264-7322 (1-866-2MISAFE) Office: 604-507-5535 PROPERTY MANAGERS’ SOURCE BOOK 2023 | 2 5
Landscaping Strata • Commer C ial • reS idential • l andSCape in S tallation and m aintenan C e • • F ree eS timate S • S er V inG the lower mainland • Licensed & insured • FuLL Wcb coverage • 18 years in business! phone: (778) 895-7710 www. getgrowinglandscaping.ca The Maintenance and Installation Experts • Pruning & Shaping • Tree Triming • Seasonal Clean-Ups • Strata Maintenance • Retaining Walls & Paving Stones • Full Property Maintenance • New Lawns • Landscape Designs & Installation • Snow Removal & Salting 10% o FF W hen you mention this ad! * *some conditions may app Ly. p L ease contact F or detai Ls 26 | PROPERTY MANAGERS’ SOURCE BOOK 2023

There are certain things that just make Vancouver, Vancouver. Landmarks, nature, traditions. And of course, Business in Vancouver.

There are certain things that just make Vancouver, Vancouver. Landmarks, nature, traditions. And of course, Business in Vancouver

In fact, from our perspective, so intertwined are we within the city dynamic, the two are essentially equal parts of the whole. It’s easy, really: Business + Vancouver = Business in Vancouver.

There are certain things that just make Vancouver, Vancouver. Landmarks, nature, traditions. And of course, Business in Vancouver.

In fact, from our perspective, so intertwined are we within the city dynamic, the two are essentially equal parts of the whole. It’s easy, really: Business + Vancouver = Business in Vancouver.

In fact, from our perspective, so intertwined are we within the city dynamic, the two are essentially equal parts of the whole. It’s easy, really: Business + Vancouver = Business in Vancouver.

We are business in Vancouver.

We are business in Vancouver.

We are business in Vancouver.

Landscaping 27
PROPERTY MANAGERS’ SOURCE BOOK 2023 | 27
HOME, STRATA & COMMERCIAL LANDSCAPE MAINTENANCE & INSTALLATIONS
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Overhead Doors need help with your overhead doors? Talk to the experts 24-hour emergency service 200 years combined technician experience Since 1961 604-472-5000 Overhead Door Co of Vancouver™ service@ohdvan.com Service and install of gates, overhead doors, electric operators and remotes. 28 | PROPERTY MANAGERS’ SOURCE BOOK 2023

Overhead Doors

Optimal parking gate and overhead door service in the Lower Mainland & Fraser Valley, guaranteed! • commercial aluminum parking gates and operators • industrial bay doors/warehouse doors and operators • preventative maintenance plans • access control • transmitters and receivers • steel man doors • door closers & pivots • high-speed doors • dock bumpers, seals, and wheel chocks info@capableonedoor.com 778-957-3667 www.capableonedoor.com PROPERTY MANAGERS’ SOURCE BOOK 2023 | 29
Painting Contact us today! 604-732-4223 info@painter.ca Commercial Strata Industrial Retail High Rises Low Rises Warehouses Epoxy Flooring 30 | PROPERTY MANAGERS’ SOURCE BOOK 2023
IPM Services Inc. 23 Years of Pest Management Experience E-mail: ipm.pestcontrol@shaw.ca www.ipmpestcontrol.ca Vancouver 604-730-9202 East Vancouver & Burnaby 604-525-9484 Why pay more? Environmentally safe Residential • Commercial • Industrial • 7 Days Service • Written Guarantee University Trained Specialists • Government Licensed and Certified Fully Bonded • Unmarked Vehicles • Free Estimates • Bed Bugs Treatments Guaranteed pest control at a fair price. Pest Control Plumbing #107 - 4585 Canada Way, Burnaby, BC 604.279.0901 • info@brightermechanical.com brightermechanical.com Since 1988 Brighter Mechanical has been providing answers to Metro Vancouver's plumbing problems. With over 1,600 successfully completed projects, our goal is to give you the best repiping experience. • #107 - 4585 Canada Way, Burnaby, BC 60 4.279.09 01 info @brightermechanical.com ww w.brightermechanical.com PROPERTY MANAGERS’ SOURCE BOOK 2023 | 31
Plumbing Re-piping SINCE 1967 RE-PIPING SPECIALISTS TEAMWORK Plumbing tiles Drywall Painting Specialists in Re-Piping Apartment Buildings. Over 600 buildings Re-Piped. Offering full restoration of all finishes: drywall, painting, etc. Organized, professional and providing quality workmanship on schedule and on budget, Since 1967. Call us for a complimentary evaluation. sales@cambridgeplumbing.com | cambridgeplumbing.com 604.872.2561 | 4343 Fraser St, Vancouver, BC V5V 4G4 #107 - 4585 Canada Way, Burnaby, BC 604.279.0901 • info@brightermechanical.com brightermechanical.com
1988 Brighter Mechanical has been providing answers to Metro Vancouver's plumbing problems. With over 1,600 successfully completed projects, our goal is to give you the best repiping experience. • #107 - 4585 Canada Way, Burnaby, BC 60 4.279.09 01 info @brightermechanical.com ww w.brightermechanical.com 32 | PROPERTY MANAGERS’ SOURCE BOOK 2023
Since
Re-piping Restoration SINCE 1967 RE-PIPING SPECIALISTS TEAMWORK Plumbing tiles Drywall Painting Specialists in Re-Piping Apartment Buildings. Over 600 buildings Re-Piped. Offering full restoration of all finishes: drywall, painting, etc. Organized, professional and providing quality workmanship on schedule and on budget, Since 1967 Call us for a complimentary evaluation. sales@cambridgeplumbing.com | cambridgeplumbing.com 604.872.2561 | 4343 Fraser St, Vancouver, BC V5V 4G4 n Epoxy injection of leaking cracks n Parking Deck Membranes n Watertight Expansion Joints n Foundation Walls n Corrosion Repairs 604 521-4300 www.polycreterestorations.com • 202 - 204 Cayer, Coquitlam n Complete Concrete Restoration Services n Shotcrete n Shotblasting/Blastrac (Surface Preparation) n Composite Strengthening Systems BC.'s Recognized Experts in Concrete Repair Since 1978 PROPERTY MANAGERS’ SOURCE BOOK 2023 | 33 westerninvestor.com COMMERCIAL REAL ESTATE FRANCHISES BUSINESS OPPORTUNITIES
Roofing Consulting 34 | PROPERTY MANAGERS’ SOURCE BOOK 2023

Snow Removal

Why choose ❄SNOWPROS?

❄ BETTER SERVICE

• Short, priority routes to clear snow by 10 am or within six hours of accumulation

• “On the way” text and phone notifications to on-site contacts

• Client Hub for strata and managers to view invoices and request service

• Detailed GPS logs and photos of each visit

❄ BETTER PRICING

• Upfront, fxed-price quotations

• Lock in pricing on a 3 year contract

• NEW: Flat monthly rate unlimited service

❄ BETTER COVERAGE

• Crews based throughout Lower Mainland: Vancouver (incl UBC), Richmond, Burnaby & New West, North Shore, Port Moody, Coquitlam, PoCo, Surrey & Langley

• Seven-day-a-week service throughout the season

❄ BETTER QUALIFIED

• As members of the Accredited Snow Contractors Association (ASCA), we receive ongoing education on industry-best practices to ensure continued risk reduction and safety on your clients’ properties.

CALL 604-239-3325 OR

604-239-3325 | SNOWPROSLTD.CA
EMAIL
PROPERTY MANAGERS’ SOURCE BOOK 2023 | 35
SERVICE@SNOWPROSLTD.CA
1-877-684-4747 goodbyegraffiti.com 1-833-55-TRASH goodbyegarbagecanada.com • Over 14 million removals across North America • Celebrating 25 years of graffiti removal and customer service • World’s largest graffiti removal company • We focus on tracking, recycling, upcycling, donating and keeping items out of the landfill • All recycling and upcycling credits are donated to local food banks • Mandated employment of differently-abled adults in every service vehicle Franchises Available! Franchises Available! @GoodbyeGraffiti @GoodbyeGraffitiInc @GoodbyeGraffitiInc @GoodbyeGarbage @GoodbyeGarbageCanada 36 | PROPERTY MANAGERS’ SOURCE BOOK 2023

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