Property
Managers’ Source Book 2012
Designed specifically for Alberta’s property management industry
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lumbin p . l a i janitor arts . elec ance p e parts . nc applia hting . to ing . lig fety . cab Reclaim your lost space. a tion . s ardware h Maintain the value of your properties. tools . s hardw t Stay focused on your growing your business. cabine orial . p . janit oning i condit
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10/26/2011 9:00:10 AM
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HEADER
Contents Reference
Green buildings . . . . . . . . . . . . . . . . . . . 9 Energy use . . . . . . . . . . . . . . . . . . . . . . . 11 Associations . . . . . . . . . . . . . . . . . . . . . . 13
Pest control . . . . . . . . . . . . . . . . . . . . . . .15 Development . . . . . . . . . . . . . . . . . . . . .17 Emergency resources . . . . . . . . . . . . .19
Directory Air quality . . . . . . . . . . . . . . . . . . . . . . . .20 Building maintenance . . . . . . . . 20, 21 Building repair . . . . . . . . . . . . . . . . . . . .21, inside back cover Commercial lighting . . . . . . . . . . . . . . 22 Electrical . . . . . . . . . . . . . . . . . . . . . . . . . 22 Environmental services . . . . . . . . . . . 22 Exterior siding . . . . . . . . . . . . . . . . . . . . 23 Fire protection . . . . . . . . . . . . . . . . . . . 23 Generators . . . . . . . . . . . . . . . . . . . . . . . 24 Graffiti removal . . Outside back cover Green building certification . . . . . . . . . . . . . . . Inside front cover, 25 Hardware. . . . . . . . . . . . . . . . . . . . . . .5, 25 Heating/furnaces . . . . . . . . . . . . . . . . . 26 HVAC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26 Publisher: Paul Harris Managing publisher: Gail Clark Editor-in-chief: Naomi Wittes Reichstein Editor: Noa Glouberman Proofreader: Renate Preuss Sales manager: Joan McGrogan Advertising sales: Lori Borden, Corinne Tkachuk Administrator: Katherine Butler Sales assistant: Caroline Smith Production: Carole Readman President, BIV Media Group: Paul Harris
Industrial overhead doors . . . . . . . . 27 Janitorial/facilities services . . . . . . . .28 Janitorial services . . . . . . . . . . . . . 28, 29 Junk removal . . . . . . . . . . . . . . . . . . 7, 29 Lighting . . . . . . . . . . . . . . . . . . . . . . . 3, 30 Mold removal & remediation . . . . . 31 Pest control . . . . . . . . . . . . . . . . . . . . . . 31 Plumbing . . . . . . . . . . . . . . . . . . . . . . . . 32 Pressure washing . . . . . . . . . . . . . . . . . 32 Restoration . . . . . . . . . . . . . . . . . . . . . . . 33 Roofing . . . . . . . . . . . . . . . . 8, 33, 34, 38 Sub-metering . . . . . . . . . . . . . . . . . . . . 35 Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36 Trash removal . . . . . . . . . . . . . . . . . .4, 36 Waste removal . . . . . . . . . . . . . . . . . . . 37 Window cleaning. . . . . . . . . . . . . . . . . 37 Property Managers’ Source Book is published by Business in Vancouver Magazines, a division of BIV Media LP, 102 4th Ave. East, Vancouver, B.C. V5T 1G2, 604-688-2398, fax 604-688-6058, www.biv.com. Business in Vancouver Media Group also publishes Business in Vancouver. Copyright 2011, 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 Alberta. The publishers are not responsible in whole or in part for any errors or omissions in this publication.
6—Property Managers’ Source Book 2012
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DESIGN • BUILD • MAINTAIN Roofing Systems • Curtain Wall & Glazing • Architectural Metals • Service & Maintenance • Environmental Solutions
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N
Green Buildin gs
ns
ers
D.
Are green buildings healthy buildings? By Elia Sterling and Michael Glassco
C
oncerns about indoor air quality (IAQ) in commercial buildings first surfaced in the mid-1970s. Back then, IAQ problems were associated with misdirected efforts to reduce energy use in buildings. The efforts of Canadian property managers to implement energy-management practices were largely guided by governmentinitiated energy policies, which recommended sealing and tightening the building envelope, reducing ventilation rates, expanding thermostat temperature set points and lowering lighting levels. Simultaneously, new synthetic materials were being used in building finishes and furnishings, introducing volatile organic compounds and formaldehyde into the air. Combined, these factors created health effects authorities defined as “sick building syndrome” (SBS). By 1980, Health Canada reported that SBS was reaching epidemic proportions. Symptoms included eye, nose and throat irritation, headaches and fatigue.
Although annoying, these symptoms usually disappeared when the occupant left the building and were not associated with any serious health impairment. Numerous studies concluded the principal cause of IAQ problems in commercial, residential and institutional buildings was in the design, performance, operation and maintenance of heating, ventilation and air conditioning systems. As a result, concerted efforts were made to improve IAQ, with a particular focus on HVAC systems. These methods were largely effective. By 1990, ventilation practices had improved and building operation procedures had been enhanced to the point that IAQ problems resulting from ventilation issues rarely occurred. In fact, IAQ problems related to mould and bacteria infestation caused by moisture in the building became the main concerns. Now, in the new millennium, the real estate and development industries are once again faced with an energy Property Managers’ Source Book 2012—9
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Green Buildin gs
Real estate and development industries are once again faced with a significant energy management challenge management challenge. This time the focus is on reducing greenhouse gas emissions (GHGs) to reverse the effects of climate change. We are in the midst of a massive paradigm shift toward “green” innovations in design and construction. To accomplish this, there has been a rapid adoption of green-building certification systems for both new and existing buildings, with the Canada Green Building Council’s (CaGBC) Leadership in Energy and Environmental Design (LEED) program rapidly becoming the course of choice for new buildings. In fact, many governments, private and institutional owners, and developers are mandating the use of LEED to certify green buildings. But are all green buildings healthy buildings? In a word, no. Not all green buildings have good IAQ. While the intent of sustainable-building certification programs like LEED is sound and innovative, there are a few flaws. Under the credit system implemented by the CaGBC the user may select what credits to apply for. As a result, it is possible for a building to be LEED certified without actual verification that air-quality objectives have been met. That, combined with the fact that no re-certification is required after a building is initially LEED accredited, lends itself to situations that could result in poor IAQ. This is not to suggest that LEED-
accredited buildings have poor air quality, but it does imply that green buildings should not automatically be considered as having good IAQ. To complicate the issue of IAQ further for buildings being constructed now and in the future, new ventilation and thermal comfort standards have been adopted in North America in an attempt to reduce the effects of climate change. These new standards have lowered ventilation requirements and eroded thermal comfort requirements. For example, the new guidelines allow temperature levels in some commercial buildings to rise as high as 90 F/32 C and humidity levels to drop as low as zero per cent relative humidity. We have come a long way in the operation of buildings to provide IAQ solutions and started new programs related to sustainable development. But in our rush to embrace energy-efficiency programs and reduce GHGs, are we neglecting the indoor environment as we did in the ’80s? Are we headed rapidly back to the past without having learned anything? • Elia Sterling, president of Theodor Sterling Associates Ltd., www.sterlingiaq.com, has been providing indoor environmental services to the Canadian real estate industry since 1973. He also chairs the International Standards Organization’s Canadian Advisory Committee on Indoor Air Quality. Michael Glassco is president of Sterling IAQ Consultants Ltd. He is responsible for IAQ, hazardous materials, OH&S and sustainable building services, as well as implementing the proprietary Lungs of the City Internet-based proactive IAQ management program.
10—Property Managers’ Source Book 2012
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ENERGY USE
Optimize energy conservation in your building By Noa Glouberman
M
ost buildings allocate a large portion of their energy to lighting, heating and ventilation: expensive both for the budget and for the environment. Fortunately, energy is one of the most easily controlled costs. Measures related to operations, equipment and mechanical controls can save you 20 per cent on average. Guiding light Lighting accounts for 20 to 40 per cent of the average building’s energy use. Controls that automatically turn lights off when they’re not needed or dim them to produce no more light than necessary can improve energy efficiency. The equipment used to achieve these functions ranges from simple mechanical timers to complex electronic dimming circuits. Overall, the addition of controls to existing buildings has been shown to reduce consumption of lighting energy by 50 per cent and up. Occupancy sensors, which turn lights on and off on the basis of the presence or absence of people, are also crucial to lighting control. They’re often tied to heating, ventilating and air conditioning systems as well.
Air supply With heating, cooling and ventilating, the challenge lies in balancing standards of indoor air quality (IAQ) against those of energy efficiency. Demand-controlled ventilation (DCV) uses carbon-dioxide sensors to supply outdoor air to a building in accordance with the actual occupancy of the room, that is, the demand. DCV lets you apportion the air that you’re bringing into a building to the number of persons in the space. It thus improves IAQ and saves the energy normally wasted in ventilating unoccupied spaces. Power tool A critical component of increasing energy efficiency involves the collection, Property Managers’ Source Book 2012—11
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ENER GY USE
With heating, cooling and ventilating, the challenge lies in balancing standards of indoor air quality (IAQ) against those of energy efficiency analysis and communication of realtime intelligence to building managers. Energy-management software (EMS) does that just, enabling savings of up to 25 per cent with improved operating efficiency. EMS can find energy-wasting anomalies among various building systems and controls that wouldn’t normally be detected, and it puts that information into your hands. The benefits of using such a tool include saving money by lowering energy use, detecting spikes in demand, reducing trouble calls and making maintenance more efficient. Most facility managers who implement EMS start immediately to see ways of saving both energy and money. EMS can also take measurements and calculate
BBB TIP:
savings from energy-retrofit programs to help you determine whether systems, equipment and mechanical controls are working as they should be. Training today Let’s back up from the technicalities and look at the human side. According to the Office of Energy Efficiency (OEE) at Natural Resources Canada, the first step to energy efficiency involves behavioural change. “Building occupants … use energy, and their habits have a great effect,” says the OEE’s website. “You may want to explore training and awareness opportunities for your staff.” The e-Energy Training Program offered by the Building Owners and Managers Association (BOMA) is one such opportunity. Delivered online in a self-learning format, course content is designed to raise energy awareness and competency through practical training that building operators can apply day to day. Upon its completion, participants can better identify and implement energy savings. For more information, visit www. bomalearning.com. •
SERVICE CONTRACTS
When you make a major purchase you may be offered a service contract. Although often called 'extended warranties', service contracts are not warranties. Warranties are included in the price of the product. Service contracts come separately from the product, at an extra cost. To decide whether you need a service contract, you should consider several factors: whether the warranty already covers the repairs that you would get under the service contract, whether the product is likely to need repairs and their potential costs, how long the service contract is in effect and the reputation of the company offering the service. 12—Property Managers’ Source Book 2012
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Associ ations Alberta Building Officials Association (ABOA) City Centre RPO, Box 27058, Red Deer, AB T4N 6X8 peter.geurts@calgary.ca; www.aboa.ab.ca Mandate: To promote the use and understanding of building codes and standards, new techniques and practices. What members get: Updates on code changes, access to training, annual conventions. Who may join: Building officials in Alberta. American Society of Heating, Refrigerating and Air-Conditioning Engineers (ASHRAE), Northern Alberta chapter Edmonton, Alberta; www.ashraenac.org Mandate: To advance the sciences of heating, refrigerating and air conditioning. What members get: ASHRAE handbook, ASHRAE Journal subscription, training, seminars, local events, meetings. Who may join: Those involved in the heating, refrigerating and air conditioning industry, and interested students. American Society of Heating, Refrigerating and Air-Conditioning Engineers (ASHRAE), Southern Alberta chapter PO Box 76006, Calgary, AB T2Y 2Z9 Phone: 403-201-4454 chapter.administrator@sac-ashrae.com; www.sac-ashrae.com Mandate: To advance the sciences of heating, refrigerating and air conditioning. What members get: Seminars, courses, web-based forums, publications, networking opportunities. Who may join: Those involved in the heating, refrigerating and air conditioning industry, and interested students. Association of Condominium Managers of Alberta (ACMA) Phone: 403-541-0915 (toll-free: 866-451-2262); fax: 403-541-0911 acma@mcphersonmanagement.com; www.myacma.com Mandate: To promote, foster and advance the practice of condominium management in Alberta. What members get: Information, educational services and materials, bimonthly “Learn at Lunch” presentations. Who may join: Business agents who act for condominium corporations as their clients and other service providers to the condominium community. Building Owners and Managers Association (BOMA) Calgary 4954 Richard Rd. SW Suite 120, Calgary, AB T3E 6L1 Phone: 403-237-0559; fax: 403-266-5876 info@boma.ca; www.boma.ca Property Managers’ Source Book 2012—13
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Associ ations Mandate: To actively represent members on matters affecting the ownership and management of commercial properties. What members get: Courses, workshops and webinars, various events. Who may join: Any corporation engaged actively in the ownership and/or management of commercial property (office, industrial, retail) in southern Alberta (from Red Deer south); proprietary membership is available to industry members who own and/or manage property and third-party property and facility managers; associate membership is available to professionals and suppliers who support or serve the non-residential property industry. Building Owners and Managers Association (BOMA) Edmonton 10405 Jasper Ave. Suite 390, Standard Life Centre, Edmonton, AB T5J 3N4 Phone: 780-428-0419; fax: 780-426-6882 edmonton@boma.ca; www.bomaedmonton.org Mandate: To act as the voice of the commercial buildings industry and promote education, professionalism and leadership for members. What members get: Online membership directory, educational programs, participation in local, national and international events. Who may join: Property owners and managers and service providers. Edmonton Apartment Association (EAA) 10544 106th St. Suite 208, Edmonton, AB T5H 2X6 Phone: 780-413-9773; fax: 780-423-5186 director@eaa.ab.ca; www.eaa.ab.ca Mandate: To promote and enhance the residential rental industry and provide insight and feedback on issues facing today’s industry. What members get: Educational seminars, member luncheons, free annual subscription to the Rental Gazette. Who may join: Those involved in owning, managing and operating residential rental properties. National Association of Industrial and Office Properties (NAIOP), Calgary chapter 1040 7th Ave. SW Suite 400, Calgary, AB T2P 3G9 Phone: 403-451-6782; fax: 403-244-2340 info@naiopcalgary.com; www.naiopcalgary.com Mandate: To promote the advancement of responsible, sustainable development that benefits our community. What members get: Communication, networking, business opportunities, forums for continuing education. Who may join: Professionals involved with industrial, office, retail and mixed-use commercial real estate in Calgary and the surrounding communities.
14—Property Managers’ Source Book 2012
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Pest control Pest c ontr ol
Bed bug infestations in Alberta Landlords’ rights and responsibilities
B
ed bugs have become a growing source of trepidation in recent years. Although they were once largely reduced in number and thought to be eradicated in the early 1940s, over the last 10 years these insects have been increasing at an alarming rate internationally. To assist landlords with combating the insurgence of bed bugs, we have developed the following list of landlords’ rights and responsibilities. By working together, landlords and tenants can help control the spread of bed bugs Who is responsible if a bed bug infestation is discovered? • If a tenant has discovered a problem with bed bugs or other insects or pests, they should immediately inform the landlord or property manager, who is responsible for ensuring rental units are pest free. • Tenants are responsible for cooperating with the landlord’s efforts to control bed bugs. According to the Minimum Housing and Health Standards Section 17 (under Alberta’s Housing Regulation 173/1999, Section 4): “Every tenant shall allow access for repairs or pest control treatment as per the requirements of the Alberta Residential Tenancy Act.” When can the landlord enter to inspect an apartment? • Landlords have the right to enter to inspect and maintain rental units. • Tenants must be given a notice in
writing 24 hours ahead of time. Landlords can only enter the units between 8 a.m. and 8 p.m. and should not enter on holidays or on a tenant’s day of worship. Tenants can let landlords and pest control into their rental unit at other times, or without advance notice, but they do not have to, except in an emergency. Treating an apartment for bed bugs is not considered an emergency, so tenants should be given proper notice and adequate time to properly prepare the rental unit before application of pesticide treatment. • Refer to Section 23 of the Residential Tenancies Act. Can a landlord evict a tenant for reporting bed bugs? • A landlord cannot evict a tenant for reporting an infestation of bed bugs. Landlords and tenants must work together to control the spread of bed bugs. What if a tenant cannot or will not properly prepare his or her apartment for treatment of bed bugs? • Tenants are responsible for co-operating with the landlord’s efforts to control bed bugs. • Proper preparation is key to successful treatment and prevention of bed bugs. Landlords should inform tenants on what they should do in order to make treatment effective. This can be a lot of work for tenants, including clearing out shelves, cupboards, dressers; Property Managers’ Source Book 2012—15
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Pest C ontr ol laundering all clothing and bedding; moving furniture away from walls; and removing clutter from floors. Some tenants will require help from friends or family members. • Pest-control operators will provide tenants with a Suite Preparation Handout Sheet prior to treatment. • Tenants who refuse to comply with pest-treatment procedures or who will not allow pest-control operators into the rental unit are at risk of being evicted by the landlord. • Under the Residential Tenancies Act a landlord has grounds to evict tenants who refuse to comply with pesttreatment procedures or who will not allow pest-control operators into the rental unit for treatment. A landlord has the right to evict a tenant by way of a 14-day notice or can make an application at the Residential Tenancy Dispute Resolution Service (RTDRS) office for an order to evict tenants who refuse to comply with pest-treatment procedures. What if other units have bed bugs? Do all tenants have to co-operate? • If the pest-control operator believes there is a need to also treat neighbouring units, the landlord has the right to enter to inspect and treat the neighbouring apartments as well as the affected apartment. • A 24-hour notice to inspect must be given by the landlord to the tenant. Who pays for pest-control costs? • Landlords are responsible for the treatment. In some cases they may be able to recover costs from the tenant if the tenant’s lease says so and
they can prove the tenant brought them in. Proof of source of the bugs is not easy. Landlords can apply to the RTDRS or the courts for an order to charge a tenant for costs of treatment or for extra money above rent or security deposit if a tenant causes added expense, such as missing an appointment to let a pest-control operator into the unit or not preparing the suite as requested by the pest-control operator. The tenant will have a chance to defend himself or herself and the hearing officer or judge will decide. What is the least expensive and fastest solution to controlling bed bugs? • Early detection and reporting are key to addressing an infestation. There is no fast, inexpensive solution. Landlord and tenant co-operation and education are crucial in the prevention, treatment and overall elimination of bed bugs. Only government-certified pest-control operators should be used. In the use of chemicals, applications should only be conducted or supervised by government-certified pestcontrol operators. • If the job is not done properly bed bugs will come back or continue to spread. The problem will then become more serious and more expensive. • The Edmonton Apartment Association (EAA) brings together owners, operators and managers of residential rental properties. The EAA promotes professionalism, education and equity in all aspects of the residential rental business for the benefit of industry members and tenants. For more information, visit www.eaa.ab.ca.
16—Property Managers’ Source Book 2012
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DE VELO PMENT
Green to gold
Sustainability leads to profits in industrial and residential development By Frank O’Brien
I
n 2007, the Regional Municipality of Wood Buffalo, Alberta, which surrounds the oil-boom city of Fort McMurray, turned over 131 acres of former provincial Crown land to the Wood Buffalo Housing & Development Corp. (WBHDC) for a much-needed industrial park. Then all hell broke loose. The corporation saw the land as an opportunity not only to raise money to build affordable housing in Alberta’s fastest-growing city but also to develop a sustainable business centre with an emphasis on green construction. “‘Are you bloody crazy? It’s an industrial park!’ That was the typical response,” recalls Bryan Lutes, president of the WBHDC. “Most developers just wanted to build tin and concrete buildings.” The bylaws for the TaigaNova EcoIndustrial Park are green-tinged by any measure, but they were revolutionary in Fort McMurray when the project was unveiled. They provide for pedestrian and bike trails, sustainable landscaping and a requirement that all buildings be at least 25 per cent more efficient than the Model National Energy Code for Buildings. They also include a recycling component during construction. There is even a stormwater-management pond with dragonfly perches. Buildings in the park are heated by a city-built, central, ground-based geothermal system that provides low-cost
heating and air conditioning to each of the residences. And, according to Lutes, the businesses moving into TaigaNova have voluntarily taken the green features a few steps forward. An example is D’Laundromat, which has been operating a commercial laundry facility in Fort McMurray since 1986 and was the first business to open in TaigaNova. Its new 20,000-square-foot eco-friendly operation has dramatically reduced the use of water, for instance, by having an on-site filtering system that purifies the water used to wash sheets, so that it can be reused to wash mud and sand from heavy floor mats. D’Laundromat also employs a technology that uses cold water and ozone to replace traditional methods that are chemically intensive and use high volumes of energy to heat water. Further, the company has set up an adjacent facility that uses recycled water for an automated truck and car wash. While the building is triple the size of the one it replaced, it “uses one-third of the water and one-third of the energy,” says Lutes. P-Ban Enterprises Ltd., a local concretepumping company, has completed a 17,000-square-foot, energy-efficient building in the industrial park that incorporates features like natural daylight and landscaping low in water use. TaigaNova’s success has allowed the Property Managers’ Source Book 2012—17
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DE VELO PMENT
WBHDC to build some of the province’s greenest residential projects. According to Lutes, these include 93 rental townhouses with geothermal heating and a four-storey, 125-unit, modular-built rental apartment building that will use solar and geothermal heating to reduce heating costs by 75 per cent as compared with a conventional building. Sterling quality Much farther south in Okotoks, near Calgary, the Drake Landing Solar Community has raised local interest in sustainability and green residential construction since its completion in 2007. The 52 detached houses at this demonstration project backed by Natural Resources Canada all have space and water heating supplied by 80 solar panels mounted on the roofs of the garages. The development also uses an inground thermal system that stores solar-heated water for use in winter. It’s the world’s first large-scale seasonal storage system to deliver 80 per cent of the
heating requirement from solar energy. In fact, Drake Landing is close to achieving 90 per cent of its heat from solar, according to a follow-up from Natural Resources Canada in 2010. The development quickly sold out, and houses there continue to demand premium prices at resale. Keith Paget, estimating manager at Sterling Homes Ltd., which built all the Drake Landing residences, says the experience has changed how Sterling – which completes an average of 600 houses a year – builds projects. “We build much tighter homes,” Paget says. The company now places greater emphasis on saving energy through better insulation and sealing. Sterling is also working on a feasibility study for a much larger solar community in Alberta, in conjunction with Atco Gas, builder Qualico Group of Companies and Natural Resources Canada. “We want to see if such a community can be built privately, without a heavy government subsidy,” he says. •
18—Property Managers’ Source Book 2012
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EMER GENC Y RESOURCES
Crisis phone lines and online links
Resources for reporting incidents and researching emergency procedures Reporting and recovery Police, fire, ambulance: 9-1-1 Provincial Emergency Reporting in Alberta: 866-618-2362 (Alberta Emergency Management Agency Response Readiness Centre (ARRC)) Emergency Social Services: 403-270-5333 (Calgary; after-hours only); 780-427-3390 (Edmonton; after-hours only) Power Outages: Check your electricity statement for outage contact information. Disaster Services: 800-545-9028
Online resources Alberta Emergency Management Agency Response Readiness Centre: www.aema.alberta.ca/Agency_Response_Readiness_Centre.cfm Responsible for co-ordinating initial response and maintaining support for a response to a natural or human-induced disaster. Public Safety Canada: www.publicsafety.gc.ca Builds and implements national policies for emergency management and national security. St. John Ambulance: www.sja.ca Charitable organization providing first-aid training and community service. Canadian Centre for Occupational Health and Safety: www.ccohs.ca Promotes safe, healthy workplace environments by providing information and advice about occupational health and safety.
Property Managers’ Source Book 2012—19
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ni q u e
an C le
So l
in er Off
• Hot | Cold Pressure Washing • Gum | Graffiti Removal • Degreasing & Surface Prep • Cleaning & Restoration of all Buildings & Facades • Line Marking • Steam Thawing of Frozen Drains
s
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All Su rfa c
Building maintenance
in
g
780-405-2055 | class1clean.com
20—Property Managers’ Source Book 2012
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Building maintenance
INTEGRATED PROJECT DELIVERY REAL ESTATE STRATEGY + ARCHITECTURE + INTERIOR DESIGN ENGINEERING + CONSTRUCTION + MAINTENANCE
W W W.O M I C R O N A E C .C O M TO L L- F R E E 1 8 7 7 6 3 2 3 3 5 0
Building repair Commercial and Residential Caulking
Expansion Joint Systems
SURE SEAL CONTRACTING LTD. 3695B Bonnybrook Road SE Calgary, Alberta T2G-0B8 403 265-8677
http://www.sure-seal.com
Building Retrofits High Density Caulking Pedestrian Membranes Traffic Coatings Brick & Precast Repairs Wabo-Crete Installers Expansion Joint Covers Evasote Compression Seals
Certificate of Recognition Safety Program
Don’t play guessing games ... Deal with a BBB Accredited Business. Property Managers’ Source Book 2012—21
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C ommercial lighting Western Canada’s Largest Lighting Distributor LAMPS ~ BALLASTS ~ LED FIXTURES ~ HID ~ INDUCTION RETROFITS ~ REBATE CONSULTANTS Calgary - 403.259.2222 Edmonton - 780.468.0999 www.comlight.com
Specializing In Energy Efficient Solutions
Electrical
o ns
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So
Ad v
Free Quotes! n ni an ced lea | Unique C
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780-405-2055 class1clean.com
ns atio
PRESSURE CLEANING SYSTEMS
• Dry Ice Blasting • Hot | Cold Pressure Washing • Gum | Graffiti Removal • Degreasing & Surface Prep • Cleaning & Restoration of all Buildings & Facades • Line Marking
g in er Off
CLASS
g & Restorat nin ion ea A Cl lic pp
All S urf ac e
Environmental services
22—Property Managers’ Source Book 2012
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Exterior siding
LTD RENOVATIONS • Install Siding • Window Capping • Soffit & Facia Call Tom 780-990-8477 Fire protection
ask the exper s We know Life Safety to a “T”.
We are a national company with 30 offices coast-to-coast. Count on our expertise and 24 hour Emergency Service for peace of mind. Capabilities: Sprinklers Fire Safety Plans Fire Alarm Systems
Emergency Lights Standpipes/Fire Hoses Antifreeze Loops Fire Extinguishers
Fire Hydrants Back Flow Prevention Special Suppression Fire Pumps
rely on us for Fire safety plans and all sprinkler/Fire alarm Inspections! www.troylfs.com
Call us today at 877-441-8769.
Don’t play guessing games ... Deal with a BBB Accredited Business. Property Managers’ Source Book 2012—23
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Generators
24—Property Managers’ Source Book 2012
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Green building certification
Hardware
Start with Watch out for bogus charities Trust Watch out for bogus charities that use Looking for a business you can rely on? Get a business report from the BBB first!
legitimate sounding names. Ask all fundraisers for identification and inquire how mcuh of your donation actually goes to the charity. Check whether a charity is registered with the Canada Revenue Agency www.cra-arc.ca or toll-free 1-800-267-2384
Property Managers’ Source Book 2012—25
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Heating/furnaces Honest Advice on Plumbing & Heating, Well Communicated & Followed Through We can help with all of your plumbing and heating repairs and maintenance, including: comprehensive boiler, hot water and steam systems, including chemical treatment programs; furnace, make-up air and rooftop units, back flow/cross connection testing
T: 403-259-0049
hanksplumbing@shaw.ca | www.hanksplumbing.com HVAC 3060 9 St SE
3060 9 St SE
3060 9 St SE www.a1frankies.ca ALL HEATING SYSTEMS Gasfitting • Hot Water Tanks • Furnace Repairs Sewer & Drain Cleaning • Sewer Excavation Back Flow Specialists • New Construction & Renovation
mca-ab.com
403-817-0160
HVAC
REFRIGERATION AIR CONDITIONING LTD. HEATING
www.alaskarefrigeration.net
403-236-4352 Alaska Refrigeration & A/C Ltd. Bay 6, 5555 51 Avenue Southeast Calgary | AB | T2C 3X4
• Heating Systems • Cooling Systems • Air Conditoning Systems • Server / I.T. room Air Conditioning Systems • RTUs (Roof Top Units) • VFD Systems • MUA (Make-up Air) Systems • Walk-in Freezers • Walk-in Coolers • Prep Tables • Exhaust & Ventilation Systems • Reach-in Coolers • Reach-in Freezers • Under counter Coolers • Under counter Freezers • Much More! Serving the Southern Alberta area
26—Property Managers’ Source Book 2012
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Industrial overhead doors
Overhead Door Company of Edmonton 11703 - 160 St., Edmonton, AB T5M 3Z3 Tel: (780)451-0060 Fax: (780)452-1996 www.overheaddoor.ca
24 hour emergency service 780-801-3556 Complete Security Parking Door Installations Access Control Systems Preventative Maintenance Programs Overhead Doors Rolling Steel Doors Electric Operators Radio Transmitters and Receivers
Members of the Canadian Door Institute and the Edmonton Home Builders Association Property Managers’ Source Book 2012—27
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Janitorial/facilities services
Western Canada’s premier facility services provider Alberta: SerVantage Services Inc. Suite 308, 301 - 14th Street SW Calgary, AB T2N 2A1 Tel: 403.263.8170 Fax: 403.263.4189
British Columbia: SerVantage Services Corp. 101-245 Fell Avenue North Vancouver, BC V7P 2K1 Tel: 604.985.7141 Fax: 604.985.8140
www.servantage.ca
info@servantage.ca
Janitorial services Offering Sustainable Solutions for Today’s Building Management Professionals Take your building to new heights with Alpine’s Sustainable Cleaning Program. With over 25 years of experience, Alpine combines a proven track record with the latest in environmentally preferable cleaning alternatives. We combine traditional janitorial and maintenance services with enhanced programs to address Indoor Air Quality, Cleaning Chemistry and Sustainable Solutions to improve recycling both within the office and the sanitary facilities at your sites. Providing full-service building cleaning while maintaining an environment safe for even the most sensitive individuals, let Alpine Building Maintenance help bring your customers a workplace that feels like home. www.alpineservices.ca
BBB TIP:
|
T: 403.269-1344
|
F: 403.303-4700
|
C: 403.831-4701
DOOR TO DOOR SALES
Homeowners should be cautious of door-to-door workers who, in order to get the job, may use high pressure tactics to sell their services – or they may say they are doing work in the neighbourhood and can use some left over materials to do work for you. Check to see if the company's name is on the worker's vehicle, if the company is listed in the telephone directory, and if a street address is provided. Always check with the BBB to see if there are unresolved complaints on file for the contractor.
28—Property Managers’ Source Book 2012
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Janitorial services
Service delivered. Results Guaranteed.
We don’t cut corners. We dust them.
Attention to detail is what makes us the first choice for your commercial cleaning needs. AltraCare has the people, experience and proven systems to become the Best-Value-Option for your janitorial and maintenance needs. Call 1-866-870-CARE now for a custom proposal.
www.altracare.com ISO 9001: 2008 Certified
Junk removal QUALITY SERVICE SINCE 1995 | Edmonton | Calgary | Toronto
JUNK REMOVAL
WASTE & RECYCLING
DUMPSTER RENTALS
Renovation Rubbish Estate Clean-ups Basement Junk
Yard & Garage Junk General Waste Removal
Dependable...Hassle Free!
We load...You Relax!
Old Furniture Broken Appliances Construction Debris
Dumpsters at your fingertips!
Call Today for a FREE ESTIMATE COMMERCIAL | INDUSTRIAL | RESIDENTIAL
310-3867 (DUMP)
or Book Online at www.310-DUMP.com
Find Opportunities in Commercial Real Estate Call 1-800-661-6988 or online at www.westerninvestor.com IndustrIal • CommerCIal Investment • BusInesses For sale
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L ighting
1371 Kebet 110-3510 29 Way ST NE Port Coquitlam, BC Calgary, AB V3C 6G1 T1Y 7E5 604.945.9060 877.378.0111
403.250.9411 Bright Solutions for Business Since 1970
L ighting
Retrofit Kit Your Old Inefficient Parabolics! (Also Available In LED Retrofit Kit)
www.wowlighting.com
illuminating.....your vision
1115-46 Ave. SE Calgary, AB T2G 2A5 (403) 266-6249
11104-107 Ave. Edmonton, AB T5H 0X6 (780) 468-2759
Selling on the Internet?
Find out how BBB Accreditation can boost consumer trust in your business. 30—Property Managers’ Source Book 2012
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Mold removal & remediation
Certified Firm
Don't compromise your family's health and be a mold victim. Your home may be sick - find out and get it healthy again.
3 Mold and asbestos removal specialist 3 Total restoration services 3 Indoor Air Quality testing “Proudly serving the Province of Alberta”
Mold and Asbestos Removal Company
Ofc: 403-371-7836 Fax: 403-259-2558 Toll Free: 1-855-556-6853 Email: info@albertamoldpro.com Website: www.albertamoldpro.com
Pest control
CAL-RID EXTERMINATORS INC. Family Owned and Operated Since 1958
Unmarked vehicles for your privacy.
On time service with uncompromising quality. Call NOW for FREE advice. Open 7 days a week
403-233-0646 www.cal-rid.com email: cal-rid@telus.net
Don’t play guessing games ... Deal with a BBB Accredited Business. Property Managers’ Source Book 2012—31
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Plumbing Honest Advice on Plumbing & Heating, Well Communicated & Followed Through We can help with all of your plumbing and heating repairs and maintenance, including: comprehensive boiler, hot water and steam systems, including chemical treatment programs; furnace, make-up air and rooftop units, back flow/cross connection testing
T: 403-259-0049
hanksplumbing@shaw.ca | www.hanksplumbing.com
g & Restorati nin on a e Ap Cl e
g
ut ion
Ad
CLASS PRESSURE CLEANING SYSTEMS
Free Quotes!
va nc ed | U
ni q u e
an C le
So l
in er Off
• Hot | Cold Pressure Washing • Gum | Graffiti Removal • Degreasing & Surface Prep • Cleaning & Restoration of all Buildings & Facades • Line Marking • Steam Thawing of Frozen Drains
s
ons ati ic pl
All Su rfa c
Pressure washing
in
g
780-405-2055 | class1clean.com
3060 9 St SE
3060 9 St SE
403-817-0160
24 hr emergency service
www.a1frankies.ca
32—Property Managers’ Source Book 2012
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Restoration
Offering more than just “Restoration”
Emergency 24/7
• “Live” claim updates, anywhere, anytime • Customizable after hours Emergency Call Center • Expertise in commercial and residential to large scale business and industrial
Roofing
Find Opportunities in Commercial Real Estate Call 1-800-661-6988 or online at www.westerninvestor.com IndustrIal • CommerCIal Investment • BusInesses For sale
Property Managers’ Source Book 2012—33
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Roofing
DESIGN • BUILD • MAINTAIN
Roofing Systems • Curtain Wall & Glazing • Architectural Metals • Service & Maintenance • Environmental Solutions
Roofing Service & Maintenance • Emergency response for f roof r leaks ::1-877-856-8566 1-877-856-8566 • New or retrofit roofing & metal wall system projects. • Centralized services for multiple-facility owners/managers Alberta Service Requests: calgaryservice@flynn.ca edmontonservice@flynn.ca
ph: 403.720.8155 ph: 780.948.4200
Building Envelope from Coast to Coast. For more information, visit flynn.ca FLYNN CANADA LTD.
RCI 34—Property Managers’ Source Book 2012
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Sub-metering
Multi-unit Residential Smart Sub-metering Services
Multi-unit Residential Smart Sub-metering Servi
No hidden costs. Unparalleled support. 100% Worry-free solutions.
CARMA Smart Sub-meters reduce your operating expenses and protect your investment with technology that is engineered to last the lifetime of your building – eliminating the risk of costly upgrades and replacements.
With CARMA, you invest once. We perform for life. Guaranteed.
1-888-298-3336
Want to learn more? Call now: CARMA Sub-metering & Billing Solutions carmaindustries.com ©CARMA Industries Inc. 2011. All rights reserved.
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Signs
4, 4451 58 Avenue SE, Calgary, AB T2C 1Y3 Tel: (403) 250-8030 Fax: (403) 291-9055 www.turnersigns.com Serving Calgary since 1975
• Interior Signs • Exterior Signs • Architectural Signs • LED Lit Signs • Safety Signs • Parking Lot/Parkade Signs • Window Etching & Graphics • Vinyl Graphics • Banners • Engraving • Design
Trash removal
Trash Removal. Clean and simple. Anything. Anytime. Anywhere. Just call us. We’re on our way there.
See our ad on page 4.
403www.outtasitetrash.com
Selling on the Internet?
Find out how BBB Accreditation can boost consumer trust in your business. 36—Property Managers’ Source Book 2012
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Waste removal
A NEW LINE O N WASTE SOLUTIONS IN THE CAPITAL
Commercial and industrial recycling, organics collection and waste disposal services.
780.444.8805 trilinedisposal.com
REGION Window cleaning
15
YEARS
Your Calgary low rise condominium Window Cleaning Specialists!
(403) 272 6332 Marchmount@shaw.ca www.marchmount.net Celebrating 15 years “Our Reputation is our Guarantee”
BBB TIP:
ELIMINATE JUNK MAIL To stop receiving a high volume of junk mail, notify Canada Post by placing a written notice where you receive mail requesting that no further junk mail be delivered to your address. Also, contact the Canadian Marketing Association 416-391-2362 or go to www.the-cma.org and request your name be placed on the “do not mail” list. Although this does not eliminate all unwanted mail, it will help reduce the amount. Property Managers’ Source Book 2012—37
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PuT aN END TO LEakS wiTh
the “world’s Best Roof”
TM
Property Owners depend on Duro-Last Roofing System to reduce costs while protecting their investment.
Five reasons why one seam is better for your roof than ten: 1. Faster, higher quality installation. 2. Non-disruptive to building operations. 3. Virtually maintenance-free durability. 4. Proven long-term, watertight performance. 5. Exceptional energy efficiency. • Each Duro-Last® roofing system is precision-fabricated to perfectly fit the building it’s designed for, right down to the stacks and flashings. • Every customized Duro-Last roofing system is delivered to the job site with up to 85 percent of the membrane seaming already completed in our factory. • Your roof goes on faster and delivers superior, watertight protection. • Duro-Last’s proven performance means your investment will continue to pay off for years to come, with significant energy savings, little to no maintenance. • Duro-Last offers the best warranties in the business!
The numbers all add up: Duro-Last is the best roofing system for your building.
Call today for your free estimate.
Two locations to serve you better.
Serving Calgary & area since 1999
Serving Central & Northern Alberta since 1981
Goodmen Roofing (Calgary) Ltd
Goodmen Roofing Ltd
1-421 East Lake Road, Airdrie, AB Call 403-948-4433 www.GoodmenRoofing.com
PMS Alberta 2012.indd 38
#110, 7700-76 Street Close, Red Deer, AB Call 403-343-0380 Toll Free 1-877-343-0380 www.GoodmenRoofing.ca
11/19/11 2:27:13 PM
M
SURE SEAL CONTRACTING LTD. 3605B Bonnybrook Road SE Calgary, Alberta T2G-0B8
403 265-8677 http://www.sure-seal.com
Commercial and Residential Caulking Expansion Joint Systems Building Retrofits High Density Caulking Pedestrian Membranes Traffic Coatings Brick & Precast Repairs Wabo-Crete Installers Expansion Joint Covers Evasote Compression Seals
Certificate of Recognition Safety Program
981
0
Calgary Construction Association
Alberta Watson&Bowman Glass & Architectural Canadian Prestressed BBB Accredited Contruction Certified Concrete Institute Business Metals Association Safety Association Applicators
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PROFESSIONAL GRAFFITI REMOVAL SINCE 1997
GRAFFITI REMOVAL ● ANTI-GRAFFITI COATINGS ● MAINTENANCE PROGRAMS ● GUARANTEED RESULTS ● FREE ESTIMATES www.goodbyegraffiti.com
The World’s Largest Graffiti Removal Company
1-877-684-4747 ACROSS NORTH AMERICA
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