The Key - Summer 2015 by LandlordBC

Introducing the Civil Resolution Tribunal

Bill Goold in China

SUMMER 2015

HOUSING: A CANADIAN AFFORDABILITY CRISIS

Burnaby Real Estate Market Heating Up

Left to Right (back row): Katheryn Leszczynski, Kristi O'Neill, James Blair, Margaret Zheng, Bill Goold, Tatiana Maranda, Patrick McEvay Left to Right (front row): Ray Townsend, David Venance, Hayley Milne

THE KEY

Office Hours: 8:30 am to 4:30 pm weekdays

2 Chair’s Message 3 CEO’s Message

Vancouver Office:

Victoria Office:

#203 - 1847 West Broadway

830B Pembroke Street,

4 Hunter’s Hints – Serving It Right?

Vancouver, BC V6J 1Y6

Victoria, BC V8T 1H9

7 Some Tax Reform Possible for

Tel: 604.733.9440

Tel: 250.382.6324

Toll Free BC: 1.888.330.6707

Fax: 604.733.9420

Fax: 250.382.6006

Fax Toll Free: 1.877.382.6006

Small- and Mid-Size Landlords

8 Investors Scoop Old Burnaby Apartment Blocks in Land Development Rush: $850 rental apartments selling for $350,000 per door

10 LandlordBC Meets with Liberal Members of the Legislative Assembly

David Hutniak

13 Victoria Celebrates Devon

Chief Executive Officer

Properties for Earth Day

Erin Breier Events & Communications Coordinator

14 Landlord Education Day 16 Canada’s Housing Crisis ‘A Failure of All of Us’

20 A Little Elbow Grease Goes a Long Way: Extreme Cleaning is a Cost-Saving Alternative to Renovation

Hunter Boucher Member Services Manager

23 The Civil Resolution Tribunal Ejaz Chaudhry Finance Manager

24 Property Manager Profile: Meet Claire Flewelling-Wyatt

26 Operation Co$t Cutter: More Kimberly Lachuk

Opportunities to Reduce Operating Costs and Improve Energy & Water Efficiency

Membership Development Manager

Allison Saturley Office Manager – Victoria & Member Services Representative

27 Conveniently Manage the Electricity Service at Your Rental Properties

28 Three Common Deck Collapse Factors and How to Avoid Them

30 Promoting BC Multi-Family Residential Real Estate in China

Board of Directors

President Andrew Békés Vice-President Richard Laurencelle Treasurer Irene Tiampo Directors Douglas Clarke, David Craig, Jason Fawcett, Bill Goold, Jeff Hayes, Richard McCarvill, Jason Middleton, Paul Sander

The KEY is published by LandlordBC Publication Mailing# 40719511

Editor Donna Sassaman Magazine Coordinator Erin Breier Production Profile Design Group Inc. Cover Photo Digiwerxstudio.com

32 Metrotown Development Plan: The Calm before the Storm

33 Extending Courtesies to Tenants 34 Windows: A Unique Building Component

37 Rent or Lease Your Heating and Cooling Equipment

38 Associate Members/ Disclaimer: This publication is designed to provide informative material of interest to readers; the opinions of the authors of the articles do not, however, necessarily represent the opinions of the board of directors. The magazine is distributed on the understanding that it does not constitute legal, accounting or other professional advice. Although the published information is intended to be helpful, neither we nor any other party will assume liability for loss or damage as a result of reliance on this material. Appropriate legal, accounting or other expert assistance should be sought from a competent professional.

Corporate Suppliers - Mainland

40 Associate Members/ Corporate Suppliers - Vancouver Island

SUMMER

LANDLORDBC.CA

THE KEY

CHAIR’S MESSAGE Andrew Békés Chair, LandlordBC

MARK YOUR CALENDARS NOW! As we approach summer, invariably our thoughts will be directed less to the business of being a landlord and more to relaxing in the great outdoors, stressing about fitting into last year’s swimwear, enjoying backyard barbeques with family and friends, and just taking in the beauty of wherever we may live in this amazing province we call home. So with thoughts of summer in mind, on behalf of my fellow Board members, I’d like to wish you a wonderful summer and hope that you take the time to enjoy everything it offers.

I would, however, like to encourage you to mark your calendars now for one particularly important event that LandlordBC will be hosting this fall. It is our Annual General Meeting that we will be holding at the Victoria Conference Centre on Monday, October 5, 2015. In addition to a series of informative educational seminars, we are delighted to have an incredible keynote speaker, Benjamin Tal, who will speak to us at the dinner that closes out the event. Benjamin Tal is the Deputy Chief Economist of CIBC World Markets Inc. He is responsible for analyzing economic developments and their implications for North American fixed income, equity, foreign exchange, and commodities markets. He also acts in an advisory capacity to bank officers on issues relating to wealth management, household/corporate credit, and risk. Recently described by the International Monetary Fund as one of Canada’s leading experts on the real estate market, Mr. Tal is a regular commentator on financial and economic trends in the Canadian and American print and electronic media.

LEGAL SERVICES FOR RESIDENTIAL AND COMMERCIAL LANDLORDS

For those of you who previously may have heard Benjamin speak, you will already appreciate what a knowledgeable and wonderful speaker he is. For those of you who have not, you’re in for a real treat. We are especially pleased that Benjamin is joining us entirely courtesy of CIBC, and for that we are certainly appreciative. So mark your calendars now and have a great summer!

LANDLORD/TENANT LAW

• Tenancy Disputes • Residential Tribunal Hearings • Human Rights • Privacy • Building Maintenance and Protection

STRATA PROPERTY LAW CONSTRUCTION LAW NON-PROFIT HOUSING LAW

Grant Haddock • Steven Lee Simon Adams • Rajeewa Wijesinghe

w w w.haddock-co.ca • 604.983.6670 2 0 0 – 1 6 9 5 M A R I N E D R I V E • N O R T H VA N C O U V E R , B C • V 7 P 1 V 1

SUMMER 2015

CEO’S MESSAGE David Huntiak CEO, LandlordBC

Recent headlines have read that BC is headed for a construction boom not seen since 2008, with record spending plans for condos and apartment towers across the province, particularly in Metro Vancouver, where demand for housing continues to outstrip supply.

government. Our goal is to continue to pursue positive change in a professional manner supported by the facts. We welcome and encourage your support by getting your fellow landlords who currently are not members of LandlordBC to join our organization. There is strength in numbers.

The value of Metro Vancouver building permits for multi-family dwellings issued in March 2015 hit a record high, according to Statistics Canada. The majority of the permits for multi-family dwellings went to apartments and condominiums, followed by semi-detached homes and row houses.

David Huntiak CEO, LandlordBC BC’s top resource for owners and managers of rental housing Phone: 604.733.9440 or 1.888.330.6706, Ext. 202; Email: davidh@landlordbc.ca

Metro Vancouver is expected to see the biggest gains, with the total value of permits nearly doubling to $979 million, up from $496 million in the same month last year. Nearly half of that figure was for multi-family dwelling permits, the highest level yet at $509 million, according to Statistics Canada. Elsewhere, building permit values also nearly doubled in Kelowna, to about $62 million from about $34 million, while they dropped slightly year-over-year in Abbotsford-Mission and Victoria. While this is all good news, the fact is that across the province there remains the challenge of an aging stock of purpose-built rental housing (much of it 50 to 60 years old) and, despite some good new construction happening today, largely fueled by record low interest rates, the province is a long ways off from having the necessary supply for today, let alone tomorrow. More critically, we are missing the necessary mix of new purpose-built rental stock and rental stock in the 10- to 20-year vintage, the latter of which generates more affordable rental housing. This is not due to any miscalculation by our industry. This is due largely to our sector having been mostly ignored for the past 20+ years by both senior levels of government, with no support for either landlords or tenants. LandlordBC is taking this message right to our provincial government and the elected MLAs. Later in this publication you will learn what our message is and gain an appreciation for our expectations of the provincial government and some of the initiatives we propose to take in collaboration with the

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SUMMER 2015

THE KEY

HUNTER’S HINTS - SERVING IT RIGHT? By Hunter Boucher, Member Services Manager, LandlordBC

Being a landlord in BC means having to deal with lots of paperwork and, as in any business closely regulated by a government body, there are copious amounts of confusing rules and procedures on how this paperwork can be served. Not knowing these rules and procedures can mean all the difference when dealing with a tenant or the Residential Tenancy Branch. Certain methods of service have delays to allow the other party the chance to receive the document before the notice becomes effective. There also some methods of service that may seem like a common sense method of service but are actually prohibited. Additionally, some methods cannot be used for certain documents.

STANDARD METHODS Section 88 of the Residential Tenancy Act describes the different methods of service that can be used for most documents. They are: • Handing a copy directly to the tenant. • Sending a copy by ordinary or registered mail (Canada Post) to the tenant’s address or forwarding address. • Leaving a copy at the unit with an adult who appears to reside in the rental unit. • Leaving a copy in the mailbox or mail slot associated with the residential property. • Attaching a copy to the door or other conspicuous place. • Sending a fax to a number that has been provided by the tenant. Serving a document in any other manner can nullify the notice being served, meaning you would have to serve the document again for it to be effective. Having to re-serve documents can cause lengthy delays and unneeded hassle. There are several methods that are commonly used but are not actually allowed under the Act. The most common is sliding a document under the door. It seems common sense that this

Aside from giving a copy of a document directly to the tenant or to an adult that resides in the rental unit, all service options have some sort of delay.

should be allowed, but it is not listed method in the Act and its prohibition is actually rooted in a valid concern. Most people have mats just inside their door and it is not uncommon for papers slid under a door also to slide under a mat. Couriers are a fast way to get documents to someone and they often have great tracking systems so you can know for sure if the recipient has received your package. Unfortunately, couriers are not a listed method of service and should not be used. Expedited mail through Canada Post is also not listed in the Residential Tenancy Act. Email is one of the most convenient and fast ways of sending information and you can use various tools to ensure your recipient has received and read your email. This, however, is also not allowed currently under the Act. Email can still be used to communicate information to your tenant that does not need to be served in an official manner. If you need to let your tenant know you are going to the property to mow the lawn (not entering the unit), or if you want to let your tenant know about construction on their street, email is perfectly acceptable means of communication.

DELAYS Aside from giving a copy of a document directly to the tenant or to an adult that resides in the rental unit, all service options have some sort of delay. This delay is intended to ensure the recipient has in fact received the document, or at least that enough time has passed that it can be reasonably assumed they have received the document. Posting a copy on the door, putting a copy in a mailbox, or through a mail slot, all incur a delay of three days. This delay is incurred even in situations where you are aware that the tenant has received the notice before the end of the delay. We also recommend having a witness if you use any of these methods to serve a document. Registered or regular mail is a common way to send documents after a tenancy has ended or in situations where you are not in the same locale as the tenant. Both methods incur a five-day delay even if you can see via registered mail that they have picked up the documents before the delay period has elapsed. We generally recommend that you use registered mail when

SUMMER 2015

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THE KEY Hunter’s Hints (cont’d) dealing with litigious tenants or tenants with whom you have a less-than-perfect relationship. While regular mail is an approved method of service, it does not provide any way of proving that you actually sent anything, so we suggest only using regular mail in situations where you have a positive relationship with your tenants. Faxing documents to tenants is a rare occurrence but if you find yourself in a situation where you must fax a document to your tenant, there is a delay of three days. Most fax machines will also provide a receipt showing the recipient actually received the documents. We suggest keeping a copy of this receipt in your files in the event you need to prove service. The delays for each method of service apply no matter what document you are serving. So, for example, if you serve a 24-hour notice of entry by posting it on the door, your tenant will not be considered served for another three days. Once the notice is considered served, you still have to wait 24 hours to enter the unit. If you post the notice to enter on the tenant’s door on Monday at noon, you would not be able to enter the property until Friday.

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SUMMER 2015

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When counting days in your delay, you never include the day you actually served the notice. So for a notice served Monday by posting it on the door, Tuesday is Day 1, Wednesday is Day 2 and Thursday is Day 3. The third day is the day the tenant is deemed to have received the notice and such notice comes into effect.

SPECIAL METHODS FOR SPECIAL DOCUMENTS Most documents can be served using any of the proved methods of service listed in Section 88 of the Act but there are a few exceptions regarding documents for dispute resolution. An application for dispute resolution (notice of proceedings), or a decision of a director to proceed with a review of a previous decision, must be served only by giving a copy directly to the tenant, or by registered mail to the tenant’s address or forwarding address. If the dispute resolution hearing is in regards to an order of possession, you can also serve your documents by leaving a copy with an adult who resides at the rental unit or attaching a copy to the door or other conspicuous place at the address where the tenant resides.

SOME TAX REFORM POSSIBLE FOR SMALL- AND MID-SIZE LANDLORDS By John Dickie, President, CFAA

The federal budget released on April 21st included an announcement that the government will undertake a review of the circumstances in which income from a business – the principal purpose of which is to earn income from property – should qualify as active business income to be eligible for the small business tax rate. It appears that the government will consider allowing some businesses that are not currently eligible to qualify for the small business tax rate. In principle, that could potentially include residential landlords with fewer than five full-time employees.

THE CURRENT RULES Most people who operate rental property feel that they are operating an active business. However, the fact that a property is being rented to tenants has gotten in the way of accessing the reduced tax rate applicable to small businesses. Other small businesses that are Canadian-controlled private corporations (CCPCs) pay a federal tax rate of 11% on the first $500,000 per year of qualifying active business income. (That amount could be a large part of the net income of a building worth up to $10 million or $15 million. In the Vancouver market that could be a building of 40 or 60 or 80 suites. In areas with lower prices per suite, it could be the net income of a larger building or portfolio.) Even if operating through a CCPC, landlords have not been able to access that reduced tax rate on the ‘property portion’ of the rent they receive from tenants. Landlords have been entitled to establish a CCPC and pay it a management fee that generates active business income, but that has been a cumbersome process involving extra bookkeeping and administrative burden when landlords face too much of that without adding more.

THE REFORMS UNDER CONSIDERATION CFAA will take part in the consultation process to try to widen the availability of the small business treatment within the landlord community. No one should assume that the full expansion landlords would like is a sure thing. The Finance Department officials are on watch to avoid the widening of what they see as a loophole, and they almost always lean towards maximizing the government’s revenue base.

Landlords have been entitled to establish a CCPC and pay it a management fee that generates active business income, but that has been a cumbersome process involving extra bookkeeping and administrative burden. In what is an added reason to seek the widening of landlord access to the small business tax treatment, the government also announced the reduction of the small business tax rate. The small-business deduction currently reduces the federal income tax rate from 15% to 11% on the first $500,000 per year of qualifying active business income of a Canadian-controlled private corporation. Budget 2015 proposes to reduce the 11% rate by one-half of one percent per year, commencing 1 January 2016, over the next four years to reach a tax rate of 9%, effective 1 January 2019. It remains to be seen what the positions will be of the federal NDP and the federal Liberal Party to allowing small landlords to qualify for the small business tax rate. Both opposition parties are generally supportive of measures that favour small businesses, although historically none of the parties has been very favourable toward landlords or our needs. Their views will be highly relevant in any federal election outcome other than a renewed Conservative majority government. In other words, if the next government is a minority of any stripe, then at least two-party support would be needed for any legislative amendment to reduce taxes on landlords (or other taxpayers). CFAA will keep the leadership of LandlordBC informed of the process of the consultation, and may ask LandlordBC members to provide information or to contact MPs. This review is a better opportunity for a positive tax reform than we have seen for some time, and we will want to make the most of it. LandlordBC is a member of the Canadian Federation of Apartment Associations, the sole national organization representing the interests of Canada’s $480 billion dollar private rental housing industry, which provides homes for more than eight million Canadians.

SUMMER 2015

THE KEY

INVESTORS SCOOP OLD BURNABY APARTMENT BLOCKS IN LAND DEVELOPMENT RUSH: $850 RENTAL APARTMENTS SELLING FOR $350,000 PER DOOR By Frank O’Brien Reprinted with permission from Business In Vancouver A wave of land speculators led by mainland Chinese buyers is snapping up old Burnaby rental apartment buildings, driving per door prices above $350,000 and razing the units for high-rise condominium construction. The land rush is centred around four transit-linked Burnaby town centres where at least three dozen apartment buildings have been bought for demolition in the past year. Unlike Vancouver, Burnaby has no restrictions on tearing down low-cost rental apartments and building condominiums in their place. Last year, the suburban city issued 419 demolition permits and is averaging 34 per month so far in 2015. “At least 95% of recent [new] condominium sales in Metrotown are by buyers of Chinese descent,” according to Ben Williams, a broker with Burnaby-based London Pacific Property Agents Inc., which specializes in assembling and selling multi-family sites. “While local developers still hold the lion’s share of development in Metrotown, more recent acquisitions by Chinese developers would suggest a growing trend.” Williams, working with Bill Goold, principal of Re/Max Bill Goold Realty, has sold the majority of Burnaby’s apartment buildings in the past few years. The apartments are mostly in two- and three-storey wood-frame buildings that are 40 or 50 years old, with rents below the Metro Vancouver average. According to Williams, all of the apartments deemed for development are being replaced by condominiums that will be sold to investors. “Most of these will be put back into the rental market, but they won’t rent for $850,” Williams said. Generally, tenants are given one-year notice and are offered an opportunity to buy or rent in the new condo tower, he said. According to Canada Mortgage and Housing Corporation, the average investor condominium in Metro Vancouver rents for $1,400 per month, and the vacancy rate for rented condominiums is 0.7%, or about half that of the conventional apartment market. Old Burnaby apartment buildings outside of the top development zones sell for around $200,000 to $220,000 per suite.

SUMMER 2015

According to Canada Mortgage and Housing Corporation, the average investor condominium in Metro Vancouver rents for $1,400 per month, and the vacancy rate for rented condominiums is 0.7%, or about half that of the conventional apartment market.

Apartment blocks must fit a certain criteria to attract big-money real estate developers. First, it must be in one of the four areas designated as town centres under Burnaby’s official community plan. These are Brentwood, Metrotown, Edmonds, and Lougheed – all with SkyTrain stations. The Patterson SkyTrain station area is not officially a town centre, but speculators are also bidding up multi-family sites in that area in anticipation of higher-density zoning. The apartment site must also cover a minimum of 37,000 square feet of land to qualify for the maximum floor-space-ratio (FSR) zoning of five, or about 4.5 times the existing site coverage. Such a site could be potentially developed into 185,000 square feet of concrete strata space that could sell for $600 per square foot. If a site is too small to qualify for maximum density, Williams and Goold will negotiate with adjacent building owners to assemble land into larger parcels. Investors are attracted by the math. Even with per-buildablefoot prices of $120 to $140, money can be made if the condo and rental markets remain heated. “I have 1,000 buyers looking for apartment sites,” said Goold, a specialist in multi-family sales. He said it is not uncommon to have 15 buyers lined up for an open house. “We are seeing multiple bids.” Goold confirmed that nearly all his recent Burnaby land development sales are to investors from mainland China, which he visited last month on a successful sales trip. “One buyer from China flew over here and paid $40 million cash for a Metrotown site,” Goold said.

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THE KEY

LANDLORDBC MEETS WITH LIBERAL MEMBERS OF THE LEGISLATIVE ASSEMBLY By LandlordBC Staff

LandlordBC CEO David Hutniak recently met with a large contingent of BC government (Liberal) Members of the Legislative Assembly (MLAs) to introduce them to LandlordBC and to discuss the rental housing industry in British Columbia. This was an invaluable opportunity to ensure that the governing party’s MLAs appreciate the significant contribution of the rental housing industry to the citizens and the economy of British Columbia. It was also an opportunity to provide them with insight into some of the innovations and initiatives we are undertaking to enhance the quality and sustainability of rental housing for British Columbians, and to outline some of our industry’s challenges, to which we look forward to finding solutions in collaboration with the government. The MLAs were first provided with an overview of the BC Rental Housing Industry (Source: KPMG Study “Economic Impact Assessment Study – British Columbia’s Rental Housing Sector”, November 2014): • Provides homes for more than 550,000 people in British Columbia, representing approximately 30 percent of all BC households; • Generates $10.6 billion of annual economic activity in British Columbia (larger than forestry and mining combined) and a total of $12.25 billion of annual economic activity across Canada; • Supports full-time equivalent (FTEs) employment for more than 82,851 British Columbians and a total of 98,937 FTEs for Canadians;

The discussion then moved to two new LandlordBC initiatives currently being pursued to improve the quality and sustainability of purpose-build rental stock and to professionalize the industry. 2. Decreasing Supply of New, Purpose-Built Rental Accommodation – 45% of all new rental dwellings constructed in 2013 were condominiums (data from CMHC’s ‘Residential Building Activity Report’). Only 15% of new rental dwellings completed in 2013 were purpose-built rental units. The MLAs were then informed that we need the government to work with the rental housing industry to identify ways to generate sufficient revenue, providing for enough capital to: • Properly revitalize aging rental housing; • Build an adequate supply of new, purpose-built rental housing; and • Participate in carbon reduction programs. A failure to provide for continuous investment of capital in the rental housing industry will result in: • Diminishing quality, safety, and integrity in rental housing stock;

• Created $2.99 billion in government revenues in Canada, of which $2.56 billion accrued in BC, in 2013;

• Diminishing liveability of rental accommodations for tenants; and

• Generated total revenues estimated at $7.08 billion and capital expenditures estimated at $4.65 billion, including capitalized renovations of existing rental housing and the construction of new rental housing, in 2013.

• Increasing operating costs for owners and tenants.

It was then explained to the MLAs that there are two particularly significant challenges for the rental housing industry in British Columbia: 1. Aging Rental Stock – the average age of rental accommodations in British Columbia is between 40 and 60 years. The age of the buildings requires that capital investment in repairs and renewal of major infrastructure components need to be undertaken to maintain the integrity of the buildings and the safety and liveability standards for tenants. 10

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It was further noted that capital flow to rental building owners was critical and that these benefits have broad-based implications to all stakeholders, including: • Tenant – Improved liveability, better thermal comfort levels, reduced health risks, improved safety systems, reduced operating costs, and increased supply. • Owner – Protected physical integrity of rental housing infrastructure and ensured sufficient long-term business income. • Government – Increased revenues and support for carbon reduction programs.

THE KEY LandlordBC Meets with Liberal Members (cont’d) • Economy – Stimulation of the construction trades across British Columbia with the associated increase in jobs, income, and revenues to government. • Environment – Improved building efficiency and reduced energy use. The discussion then moved to two new LandlordBC initiatives currently being pursued to improve the quality and sustainability of purpose-build rental stock and to professionalize the industry. They include: • Certified Rental Building Program - The Certified Rental Building program will provide training and education for landlords, a quality audit of all available rental accommodations in British Columbia. The focus of the program is to provide renters with a simple means of accessing information about Certified Rental Buildings that provide a defined level of quality assurance standards for tenants and to protect tenants from renting in poorly maintained buildings or receiving inadequate service. • Landlord Registry - LandlordBC is proposing to work with the Government of British Columbia to establish a mandatory Landlord Registry in British Columbia. The objective would be to create a central provincial registry of all landlords in British Columbia, in order to create the first

Each property is unique. Your risk solution should be too.

comprehensive database and education platform for the rental housing industry in British Columbia, to be operated and managed by LandlordBC. The goal of the proposed registry is to enhance the professionalism and accountability of landlords across British Columbia through increased competency (and a certificate to verify such) and to increase renter confidence, knowing that they are renting from a ‘registered’ landlord. The LandlordBC Landlord Registry would provide rental housing owners and managers a unique marketing tool to help attract and retain quality tenants. The discussions closed with David articulating to the MLAs that in the context of the two greatest challenges facing landlords and tenants in this province – aging rental stock and the severe shortage of purpose-built rental accommodations (supply) – it is LandlordBC’s view that the following solutions are worthy of serious consideration by the provincial government: 1. Tax incentives for the building of new purpose-built rental and for the renovation and enhancement of existing rental stock to offset high land costs and construction cost. 2. More balanced consideration under the Residential Tenancy Act for the dislocation of tenants for major renovations and new construction. The Residential Tenancy Branch and the courts automatically assume landlords are acting in bad faith if they wish to invest in their buildings. 3. The ability to pass through steadily increasing costs, such as taxes, insurance, and utilities that far exceed the allowable increase under the Act today (2%+ Consumer Price Index (CPI)/inflation rate). Ensure that the process is simple, transparent, and fair to both tenants and landlords. 4. P rovide our industry the opportunity to charge fair market value for our product through the gradual phasing out of existing rent control legislation. In the interim, immediately revise the allowable increase formula by increasing the percentage from 2% to a number more representative of current cost drivers and/or revise the inflation rate applied in the current formula. (NB: Today it is based on a 12-month average percentage change in the all-items CPI for BC.) The current CPI is a poor benchmark for covering the cost of operating a rental building. The CPI tracks increases for food, shelter, household, clothing, transportation, healthcare, recreation, and alcohol and tobacco. The limited items represent only about 60% of the costs of operating a rental building. 5. Modernization of the Residential Tenancy Branch, including proper resourcing and training.

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LandlordBC believes that the above solutions can and will enable our industry and the BC government to address the aging rental stock and supply issues to ensure that British Columbians have safe, secure, and sustainable rental housing long into the future. LandlordBC recommends that the BC government work with the LandlordBC on behalf of the rental housing industry to identify working solutions for the benefit of tenants, landlords, and government that will put the rental housing industry on a path to sustainability for the benefit of the whole province.

VICTORIA CELEBRATES DEVON PROPERTIES FOR EARTH DAY By Allison Ashcroft, Senior Planner, Environment, City of Victoria

In celebration of Earth Day on April 22, 2015, the City of Victoria recognized Devon Properties for its participation in the ‘Tap-by-Tap’ Program – a climate action program that is contributing to significant energy and water savings for rental apartments throughout Victoria. Devon Properties’ leadership was cited as being instrumental in the achievements of the program to date, with more than half of the participating buildings being managed or owned by Devon. Both clients and tenants are benefiting from the program, with significant savings on their energy and utility bills, allowing owners to keep rental rates affordable in the face of increasing energy prices and utility rates.

This win-win initiative is also an example of how, for a small investment by the City using its carbon tax rebate from the Province, other external funds can be accessed.

The City highlighted the Tap-by-Tap Program as a model to be replicated because it meets so many of the City’s priorities. Beyond climate action, this program delivers on key objectives regarding housing affordability, local green jobs and economic development, and provides an example of how the City can partner with local small businesses, non-profit groups, and industry associations like LandlordBC to deliver programs of value. This win-win initiative is also an example of how, for a small investment by the City using its carbon tax rebate from the Province, other external funds can be accessed. From an initial contribution of only $12,000 in seed funding from the City to design and pilot the program, the City and the CRD were able to leverage funding from all levels of government and utility partners in the amount of $180,000 to date, for a leverage ratio of 15:1. Moreover, for this small contribution, residents and businesses within the Capital Region are projected to save $2M - $4M in utility bills (water/sewer) and energy bills (electric/ natural gas) over the five-to-ten year life of these low-flow fixtures at current energy and utility rates.

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THE KEY

LANDLORD EDUCATION DAY By Jeremy Sally “The millennials are coming! And you better be ready!” That was presenter Don R. Campbell’s message to attendees at LandlordBC’s Education Day and Trade Expo. Drawing nearly 200 owners, property managers, and caretakers, the event at Vancouver’s Italian Cultural Centre provided landlords with plenty of rental market insights, as well as a few door prizes. Campbell, a real estate expert with the Real Estate Investment Network, headlined the event, dispensing his multi-family realty wisdom and encouraging landlords to not become complacent in how they run their businesses. Mixing equal doses of humour and advice, Campbell’s upbeat presentation focused on the increasingly important ‘Millennial Generation’, whose births typically range from the early 1980s to early 2000s. “They’re finally leaving their parents’ basement,” grinned Campbell, drawing laughter from the audience. “But they’re wealthier than any previous generation and they demand the best.” With a population overtaking that of the Baby Boomers, Campbell emphasized that Millennials are no laughing matter. “You really just have until 2019 to ensure your properties meet

“If your Walk Score isn’t 80 or above, you’re in trouble,” says Campbell. “Millennials, and active seniors, want walkable ‘villages,’ where shopping, errands, entertainment, and facilities are all within walking distance.” the needs of this cohort,” says Campbell. “If you’re not offering the amenities they want, or your properties are not located in transit-rich locales, you’re going to be in trouble.” He noted that owners of older, large complexes have begun repurposing common rooms used for parties or banquets into gyms that appeal to various fitness regimes. Campbell focused on the importance Millennials place on transit, and how landlords must become familiar with metropolitan transportation plans. Citing the ‘800-Metre Rule,’ he says that properties must be within 800 metres of transit in order to be attractive. “Pay attention to the Skytrain Evergreen Line,” says Campbell, pointing to a map. “Where the train stops, is where the smart landlords have already invested. Smart landlords will follow the maps, and the money.” Citing a Metro News article published on April 8th, Campbell says that even high-wealth Millennials demand close proximity to transit hubs. “Car ownership isn’t a big deal! Many millennials don’t even have driver’s licenses. They don’t need them,” says Campbell. Campbell also warned landlords who own properties close to post-secondary campuses, claiming that projects such as the Evergreen Line cause students to relocate. He says rapid transit encourages young people to live a considerable distance away from school, without impacting their commute times. “Each time transit accessibility is increased, we see students leaving the traditional student housing areas, and migrating down the line to more desirable neighbourhoods,” says Campbell. “Those preferred third- and fourth-year students who landlords like are leaving, and that leaves owners with a less desirable renter base.” He advised that owners of properties close to colleges spend extra time updating their facilities to retain responsible tenants and minimize turnover. To get landlords thinking about transit, Campbell encouraged the audience to familiarize themselves with Walk Score (walkscore.com), a free service that rates how easily a person can commute to various services by foot. It also provides scores for cycling and transit.

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THE KEY Landlord Education Day (cont’d) “If your Walk Score isn’t 80 or above, you’re in trouble,” says Campbell. “Millennials, and active seniors, want walkable ‘villages,’ where shopping, errands, entertainment, and facilities are all within walking distance.” Campbell recommends including high scores in rental listings as a competitive differentiator. He also suggested that owners pay attention to the outward appearance of their building, saying that young people smartly use methods such as Google Maps to judge a property before deciding to view it in person. Ending his speech, Campbell restated the importance of trying to adhere to the 2019 deadline. “Act like you don’t have time,” says Campbell. “Don’t wait, because these kids won’t wait for you.”

Before Campbell’s speech, LandlordBC’s Member Services Manager, Hunter Boucher, delivered a short presentation on the Residential Tenancy Act. He reminded landlords that when dealing with the Residential Tenancy Branch, they require perfect paperwork and plenty of patience. “You can’t give a reason for an arbitrator to reject you,” stressed Boucher. “Rejections can even occur if your paperwork and forms are just slightly out of date. Cross your T’s and dot your I’s.” Boucher also suggested that in certain contentious scenarios, having a witness available is useful for a landlord. At the end of the afternoon, attendees helped themselves to an appetizer buffet, awaiting a prize giveaway. Prizes included a pair of Bose audio systems, as well as a Samsung television provided by LandlordBC and a generous service package sponsored by TELUS.

CANADA’S HOUSING CRISIS ‘A FAILURE OF ALL OF US’ By Katie Hyslop and David Ball, The Tyee Reprinted with permission from The Tyee It’s taken decades, but Michael Shapcott has seen troublesome housing trends become a full-blown Canadian crisis. Shapcott was a founding member of the Canadian Homelessness Research Network who serves now as a North American voice on the Habitat International Coalition, a global network of nearly 400 housing rights organizations in 126 countries on every continent. Although his own focus is mainly on street populations, he regards the growing number of homeless in our country as the tragic but predictable outcome of years of political inaction. “It’s like glaciers melting,” he said. “You don’t see the changes from day to day, but it’s remarkable to see it over two, three, or four decades.” Distant are the 1970s, when political leaders regarded a secure home as a fundamental right. When former Prime Minister Pierre Trudeau’s government introduced sweeping reforms to the National Housing Act in 1973, his Minister Responsible for Housing described adequate, affordable shelter as an “elemental human need.”

“The political winds started to blow in a radically different direction,” said Shapcott, who co-wrote a book on homelessness with late New Democrat leader Jack Layton. “Instead of governments saying housing is a right and the government has an obligation, we began to hear politicians right across the political spectrum saying there was a need for austerity, that we’d hit the debt wall and we needed to cut the housing budget.”

“Society and the government obviously have an obligation to assure that these basic needs of shelter are met,” the Hon. Ron Basford declared. “Good housing at reasonable cost is a social right of every citizen in this country.”

The same year saw the beginning of the end for the national housing program that Basford had reinvigorated two decades earlier. The Chretien government froze new funding for the National Housing Program – with implications that endure into the present.

The turning point came in 1993, Shapcott says, with the election of a new Liberal federal government bent on deficit-smashing – a very different priority from the same party’s goal two decades earlier.

With another federal election approaching this October, and Canadians spending more on housing than almost any other developed country’s citizens, Shapcott is just one of many

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advocates for secure, affordable, and appropriate housing who say the issue has been left on campaign sidelines too long.

With another federal election approaching this October, and Canadians spending more on housing than almost any other developed country’s citizens, Shapcott is just one of many advocates for secure, affordable, and appropriate housing who say the issue has been left on campaign sidelines too long.

Over the coming months the non-partisan, non-profit Tyee Solutions Society will bring those expert conversations to the foreground, investigating what they identify as today’s most critical housing struggles, and what might be done to resolve them. As Shapcott reminded us, not all of those struggles are found on the street. The disturbing rise he’s witnessed in people who lack any personal shelter has many roots, among them the scarcity of supportive and social housing, secure rental apartments, affordable co-ops, and even working families’ access to mortgages. With that in mind, we will be examining the housing crisis not as a single phenomenon but through its many faces, profiling some conspicuous clusters of Canadians who are either underserved by existing policies or whose struggles are under-reported in most media.

‘WHO’ AS IMPORTANT AS ‘WHAT’ It’s an approach endorsed by one of British Columbia’s most-cited housing experts. Urban planner Andy Yan’s name turns up often in places like The New Yorker for the analyses he conducts for his employer, Vancouver’s Bing Thom Architects.

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“You’re going into the ‘who’ of housing as opposed to just the ‘what,’ and I think that’s really an important contribution,” Yan told us. “You’re getting into the specifics as opposed to just the number of housing units to be produced.” “It’s important to look at specific population groups,” agreed Jill Atkey, Research and Education Director for the BC Non-Profit Housing Association, “because some groups have different housing needs in terms of the design and style of housing that’s culturally appropriate.” Of course, neither the conversation nor the housing crisis is limited to one province – and neither will be Tyee Solutions’ reporting. While some cities, including the one where Tyee

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THE KEY Canada’s Housing Crisis (cont’d) Solutions is based, have especially high-profile housing problems, many of the groups being left out in the figurative cold can be found in any community in Canada. One such group: Canada’s seniors. The 65-and-over demographic grew by 14 per cent between 2006 and 2011, twice the growth rate of 15 to 64-year-olds, and almost 30 times the increase among kids younger than 14. As of 2011, 5 million of us were aged 65 or older, a group diverse enough to reflect a wide variety of housing circumstances. Many seniors’ mortgages – on homes purchased when real estate was much cheaper – are long paid off. But retirement for most means fixed incomes. With mobility and energies often dwindling as well, necessary property maintenance may fall out of reach, leaving many in the age group house-rich but cash-poor, and challenged to ‘age-in-place,’ a popular concept among advocates. “Your income drops, your ability to take care of yourself sometimes is diminished, you have health care issues. But at the same time you’re sitting on a fairly sizeable nest egg,” said Yan. “It runs both ways: you have some seniors who are really house rich who are going to be just fine, but then how do they age in their communities?” Renting presents other difficulties for seniors seeking security in their sunset years. Pensioners are easily squeezed out of market

rentals by rates that in most provinces increase at least annually – sometimes more often – while their incomes are fixed. Other challenges for this group come from how we’re designing buildings – and even entire urban areas. With apartments shrinking in size under pressure to reduce costs and densify neighbourhoods, they’re also increasingly being designed for privacy. The problem for seniors, according to BC Non-Profit Housing Association Executive Director, Tony Roy, is that privacy can also mean loneliness. “We’ve created a lot of spaces for people that are private, but that’s reduced their contact with other people,” said Roy. “We’re going to continue to see more and more isolation. It will have a huge health impact on seniors. The effect of isolation is a shorter lifespan, and it’s costing us more in health costs for that person.”

CITIES FOR WHOM? Such designs reflect an even wider pre-occupation among urban planners and political leadership with attracting youth to cities. “Children, and the planning for children, actually take a sizeable chunk of the planning document,” said Yan. “Many, many of the amenities that we enjoy today,” including the locations of schools and layout of urban parks, are “in part because of the vision about a city that has children.” Yet, paradoxically, for many young couples hoping to start families, living in the city core is too expensive, prompting migration to car-dependent, expensive-to-service suburbs. Working families with moderate incomes feel the crunch particularly hard. Many in this group might reasonably hope to own a home of their own one day – were down payments more accessible, financial mechanisms more flexible, or even the choices just a bit better understood. “So many more people than one might think could own their home,” said Jody Ciufo, Executive Director of the Ottawabased Canadian Housing Renewal Association. “Often it’s just a question of cash flow, financial literacy, or even being educated to know what questions to ask and where to look.” Meanwhile, seniors aren’t the only ones who worry about the insecurity of anything but a home they own outright. As decades-old federal subsidies expire, even long-established co-operative housing projects face an uncertain near-term future. The abysmal conditions of homes in many reserves and remote First Nations communities have been widely reported. Less so the unmet housing needs of off-reserve indigenous people. These again cover a broad spectrum, from an epidemic of urban aboriginal youth homelessness, to a burgeoning class of educated, young indigenous counterparts seeking culturally appropriate housing.

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Still other demographic clusters we’ll get to know better are lesbian, gay, bisexual, and trans youth; workers in overheated resource boomtowns; and people who have served time in the correctional system and are trying to reintegrate into society.

MORE THAN A ROOF AND FOUR WALLS “Housing really is your foundation for a healthy, productive, and dignified life. It’s very basic,” Ciufo asserts. It is also under stress from coast to coast to coast, she adds. “You cannot go anywhere in this country where people aren’t concerned about having adequate housing, and enough affordable housing. It’s exacerbated in very hot markets and in the North, but across the country it affects everyone.” Yet few parliamentarians from any party have taken up the issue.

for housing – we as a public don’t hold them to account.” “I don’t think it’s a partisan issue,” Roy insists. “I’d like every political party come forward with a plan to house those most in need.” Over the months to come, we’ll be putting faces, personal stories, and the policy background, on many of those needs. This series is produced by Tyee Solutions Society. It was made possible through the support of the Real Estate Foundation of BC, the Catherine Donnelly Foundation, Vancity Credit Union, the Aboriginal Housing Management Association, the Vancouver Foundation, and in partnership with Columbia Institute. TSS funders neither influence nor endorse the particular content of TSS reporting. Other publications wishing to publish this story or other TSS produced articles, please visit www.tyeesolutions.org for contacts and information.

That disturbs BCNPHA’s Roy, who considers it “a failing of all of us” that housing becomes an election issue only during municipal and provincial campaigns. “But when we run into an election federally – the body that built almost all the social housing in the country and still maintains the most responsibility

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THE KEY

A LITTLE ELBOW GREASE GOES A LONG WAY: EXTREME CLEANING IS A COST-SAVING ALTERNATIVE TO RENOVATION By Stephanie Jones, 1st Trauma Scene Clean Up Not everyone’s idea of clean is the same. Where this is certainly obvious is between the landlord, prospective renter, and the previous occupant. For some, an occasional dusting with a damp rag and a puck in the toilet is the extent of the weekly regime, and for others it’s even less. The distressing reality is that the occupant’s lifestyle is often not revealed until they vacate and the property manager is left to restore the unit before they can list and show it. For those considering a unit for residency, the grime, wear-and-tear, and most importantly, the smell, can significantly influence his or her decision to call your property home. It is often the case that a newly vacant unit often faces some form of renovation, from painting and replacing carpet, to an overhaul of a kitchen or bathroom in cases of a neglectful occupant. As a property manager, minimizing the financial impact means careful consideration of all your options. Do-ItYourself projects are time-consuming, requiring skills beyond your means, and hiring a professional is expensive.

Those who are employed by maid or janitorial services are unlikely to be certified to handle blood-borne pathogens and should not be contracted to do so. As an alternative, we’ve found that property managers are increasingly contacting 1st Trauma Scene Clean Up, as biorecovery remediation specialists, to remediate their unit to its original condition and salvage the fixtures within it. Having offered the service to our clients of biohazard or hoarding remediation, often following a death, Extreme Cleaning has developed into a division of our company that enjoys regular business from a variety of property managers in the Lower Mainland.

EXPLORING THE ALTERNATIVES The merits of contracting professional cleaners are substantial when weighed against the costs of replacing fixtures and potentially retrofitting in the case of older units. Often costing less than $1,000 and taking less than a day, the skilled use of industrial equipment and cleaning agents can greatly reduce the hassle of hiring licensed contractors to return a unit back to a state suitable for re-occupancy. For neighbouring occupants, the presence of professional cleaners is not disruptive, reducing unnecessary stress on management. Those we encounter are often relieved and unlikely to complain, compared to the noisy and prolonged presence of contractors.

TO RENOVATE OR NOT TO RENOVATE: THAT IS THE QUESTION Renovating is expensive. It is that simple. It’s expensive because it’s always more extensive than originally anticipated, and the time that it takes to complete the work is time that you’re not earning revenue on your unit. It’s a disruptive process that you can guarantee will solicit complaints from other tenants, or at the very least, be demanding of your time. Unfortunately, the replacement of fixtures doesn’t eliminate disease and odour-causing contaminants. Odours are caused by the off-gases of decomposing organisms. In this case, the offender could be pet urine, rotten food, vermin, or body fluids. The nature of gases is such that it absorbs into any porous 20

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This bathroom before cleaning is filthy and germy.

The same bathroom, now sparkling and decontaminated.

surface, like drywall and carpeting, and without extracting the odour source and preparing surfaces for deodorizing, odour will linger long after the tenant has vacated. Furthermore, in the case where the previous occupant was known to be suffering from an illness, the employment of a luminometer can provide assurance that infectious material has been eradicated.

completely remove the build up that inevitably accumulates, regardless of how clean and tidy the occupant was. The scope of our work often involves tools and equipment with specialized training, such as an ozone generator.

A luminometer is a device used in several industries to read the levels of ATP â&#x20AC;&#x201C; Adenosine Triphosphate. This is a microorganism that is found where there is a presence of living matter, and therefore is an effective means of determining the disinfection of cleaning efforts. Utilized in health care facilities and establishments that process food, we rely on this device to verify our work before considering our work complete. For a property manager, it may simply provide peace of mind. Retrofitting is often a larger scale job when fixtures, electrical, and plumbing require special attention to accommodate dated building structures. If you maintain an older building, you are all too familiar with the headaches that come along with replacing bathtubs or trying to match a countertop tile thatâ&#x20AC;&#x2122;s been cracked in the kitchen. If not done properly, the unit begins to look pieced together over time and is less likely to command top dollar. And thatâ&#x20AC;&#x2122;s just the aesthetic. What lies behind the walls and under the floors is another story entirely. Old wiring and piping are best left untouched, and if a light fixture or toilet requires special attention, a professional clean is a far more economical than the alternative of replacing knob and tube wiring and corroded waterlines.

NOT YOUR EVERYDAY SPIT & POLISH Maid and janitorial services are not skilled or equipped to provide the extensive cleaning that may be required. It often includes dismantling fixtures like toilets and windows to SUMMER 2015

THE KEY A Little Elbow Grease (cont’d) An ozone generator uses a chemical process to produce a volatile gas that burns molecules on a microscopic level. If used correctly, it can safely and permanently remove odours deep within walls and carpeting. It is critical to note that misuse or overuse of this technology can be hazardous to the materials to which it is exposed, and more importantly, human life. Ozone technology is effective when used correctly and when the unit has been prepared for exposure. Finally, potential exposure to hazards should be handled in accordance with WorkSafeBC and refused by anyone not adequately trained to handle them. With this having been said, those who are employed by maid or janitorial services are unlikely to be certified to handle blood-borne pathogens and should not be contracted to do so. With increasing regularity we address incidents where a tenant experiences a medical emergency resulting in a hospital stay. The call can come from the health care professional or the family, but more often than not, it is the property manager. Those close to the patient are often relieved and grateful for the intervention with so many other things on their mind. The nature of the incident and the length of time the unit has been

left unattended may necessitate anything from soiled carpet removal, to the fridge being cleaned out and decontaminated, before the tenant is able to return. These are not tasks that you want to assign to your regular building maintenance professional; it’s doubtful that they will accept work that places them in direct contact with potentially infectious material and are well within their rights to refuse. In the case of infectious bacteria, the luminometer can provide assurances that the presence of C. Diff or MRSA has been eradicated, providing relief to the patient, loved ones, health care professionals, and property management alike. To all involved, a repeat incident is every bit as traumatic as the first and not eagerly revisited. There is a great sense of relief that our clients have no hesitation to share with us when, after a few hours, they’re comfortable walking into a once derelict unit and turning their mind to listing it without breaking the bank. We are often told that the work we do is for those with a strong stomach, and they don’t know how we do it. We simply reply that we love what we do and that it’s incredibly rewarding to see the end result. 1st Trauma Scene Clean Up is confident that we are providing a service that provides safety, health, and economic relief to property managers. The repeat business isn’t bad, either.

RE-PIPING ~ it’s what we do We specialize in replacing domestic water piping in large or small apartment buildings and townhouses. It is what we do. It is all that we do. Manna’s system of installation takes care of every detail. From the design of a new system to the restoring of all finishes, and every detail in between. Our aim is ensure that residents are inconvenienced as little as possible, with extra effort being made to keep them informed and content. Our friendly and courteous staff understand that they are not working at a jobsite, but in someone’s home, so daily clean up is thorough and important. If you are interested in a quotation for the replacement of your building’s domestic water piping system, call a specialist.

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THE CIVIL RESOLUTION TRIBUNAL By Shannon Salter, Chair, Civil Resolution Tribunal Disputes are a normal part of life, and when they happen, it’s best to resolve them as fairly, quickly, and inexpensively as possible. Later this year, there will be a new way for British Columbians to resolve small claims and strata (condominium) property disputes without going to court. When it opens, the Civil Resolution Tribunal, or CRT, will be the first online tribunal in Canada, allowing you to resolve your dispute using a computer, smartphone, or tablet, wherever you happen to be. The CRT will also provide a range of dispute resolution options, including negotiation, facilitation, and adjudication as a valued last resort. In most cases, the entire process will take about 60 days, on average. You will only pay for the services that you use and the total fees will be approximately what parties would pay to go to small claims court.

The Civil Resolution Tribunal is an exciting and innovative new way to resolve strata property and small claims disputes in British Columbia, built around your needs and your choices. you through the process. Also, free telephone support and multi-language interpretation is only a call away. The Civil Resolution Tribunal is an exciting and innovative new way to resolve strata property and small claims disputes in British Columbia, built around your needs and your choices. To find out more, please visit www.civilresolutionbc.ca.

In essence, the CRT puts you at the centre of the dispute resolution process, empowering you with choices about how, when, and where you resolve disputes. We know that between work, family, and other commitments, it is not always easy to be at a specific place at a specific time. We’ve designed the Civil Resolution Tribunal to fit around your life, letting you work on your dispute when and where it is convenient for you - maybe on your iPad while sitting in your living room, or from your smartphone in a coffee shop. It’s your choice. Here’s a very brief summary of how it will work. The first stage of the CRT, called the solution explorer, will be free to use, 24 hours a day, even if you haven’t filed a claim with the CRT. The solution explorer will give you free legal information and tools, tailored to your dispute. This will help you get a better understanding of your issue and your options for resolving it. From there, you and the others involved in the dispute can use our online negotiation tool, get help reaching an agreement from a skilled facilitator, or, as a last resort, ask a tribunal member to make a binding decision. Decisions made by the CRT will be enforceable in court. If using technology doesn’t work for you, we will have some other options to help you use the CRT, including mail and telephone-based services. We are designing the Civil Resolution Tribunal to be easy to understand and easy to use, but you are always welcome to have a trusted friend or family member help SUMMER 2015

THE KEY

PROPERTY MANAGER PROFILE: MEET CLAIRE FLEWELLING-WYATT By Jeremy Sally

Fielding a complaint from neighbours about a naked tenant is enough to make any landlord blush. But for Claire FlewellingWyatt, dealing with complaints about a nude tenant in one of the properties under her management is just another day at the office, albeit a situation that requires a cheeky dose of humour. “We dealt with things politely and respectfully. A property manager must always respond to a variety of situations. No two days are alike,” grins Flewelling-Wyatt. “It’s a very diverse career. It’s never dull. Never!” With a bright, easygoing smile, it is clear that Flewelling-Wyatt loves her job as general manager at Pemberton Holmes Ltd. Responsible for approximately 2,000 rental units on Vancouver Island, Pemberton Holmes’ property mix includes apartment complexes, stratified condominiums, duplexes, triplexes, and detached homes. These properties are owned by individuals and groups, who trust the company to ensure that rents are collected, facilities are maintained, and disputes are managed effectively. Flewelling-Wyatt says that the general public considers property management to be a fairly simple affair of collecting rent and basic maintenance. But that’s a notion firmly rooted in the past. “When I started, it really was a sense of just, ‘Here are your keys. We’ll collect your rent. Call us if the tap is leaky,’” laughs Flewelling-Wyatt, who began her career over two decades ago. “Nowadays, property management is complicated. We’re obtaining depreciation reports, we need to be experts on both the Residential Tenancy Act and Strata Property Acts, and be able to collect monetary orders properly.” But, she says, managing relationships has always been at the heart of property management. “We’re professional people managers,” says Flewelling-Wyatt. “We advertise properties, and perform showings, so we need to understand marketing. We perform checks on potential tenants, ensuring we find the right one. After educating tenants about their responsibilities, we make sure they’re paying the rent on time and are taking care of the property.”

Claire Flewelling-Wyatt combines knowledge, skill, and a healthy sense of humour in her work as Pemberton Holmes’ General Manager.

“But we also educate owners,” adds Flewelling-Wyatt. “We remind them that we’re running their property as a business, and we’re upfront about it. We say that losses may be incurred, that expenses may go up, and that people aren’t always who they say they are.” Property ownership’s personal nature often means that landlords take tenant behaviour very personally. FlewellingWyatt says property management companies help mitigate this factor. “The advantage of hiring a property firm is that we take that emotional component out of the property,” says FlewellingWyatt, adding that increased legal complexities are another reason for owners to consider property management. “Being a landlord can be very daunting. Things are fine when you’re collecting rent or showing suites. But when something goes wrong, like tenants halting rent payments, or roommates bringing in disallowed pets, dealing with things like the Residential Tenancy Act becomes very confusing. And if you don’t interpret a situation correctly or act properly, things become even worse,” emphasizes Flewelling-Wyatt. “We know the rules so well; we’ve made a career of it. We can also say that we’ve ‘seen it all’ before, so we aren’t intimidated by unforeseen problems.” Flewelling-Wyatt ensures her staff members are also educated in conflict management, and can defuse a situation while maintaining a professional demeanour. “A professional is always mindful that they’re dealing with people who have emotions and feelings,” says Flewelling-Wyatt. “It’s our job to find the middle ground.”

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“Property management isn’t your ordinary, day-to-day job,” smiles Flewelling-Wyatt. “It’s one where you can have a real, positive impact on people’s lives. And that’s why I find it so rewarding.” For those considering property management, having the intuition to find that middle ground is key. But FlewellingWyatt advises that a person should think carefully before making it their career. “In a way, you’re often juggling the roles of accountant, lawyer, handyman, and social worker,” says Flewelling-Wyatt. “It’s a very tough, stressful job. But it’s entertaining. A sense of humour is required, because some things you just need to laugh at.” An ability to communicate, both verbally and in writing, is paramount. “Communication skills are key, and you cannot be afraid of conflict. You have to be ready to say, ‘I’m sorry, but I cannot help you,’ and be able to say it every day,” stresses Flewelling-Wyatt. When you’re faced with requests ranging from ‘Can I paint my suite?’ to ‘I want a new parking stall,’ you often need to say ‘no,’ and do it tactfully and considerately.” Flewelling-Wyatt notes that obtaining property management certification first isn’t always the best step. “My preference is that people come in, and work in administrative roles, while taking an interest in learning and understanding what the business is about,” says Flewelling-Wyatt. “I believe you have to start from the bottom. The successful people in this industry started in entry-level positions, worked their way up, and enjoy what they do.”

LandlordBC’s work in building a productive relationship between landlords and the Residential Tenancy Board is another area that Flewelling-Wyatt is pleased to see. “By creating a conduit between ourselves and arbitration, LandlordBC is helping to foster a better relationship with the RTB,” nods Flewelling-Wyatt. “There are times we’ve been frustrated with the arbitration process, and how judgements are meted. Building a bridge between these two entities might not solve everything, but it makes the atmosphere less adversarial.” In many ways, says Flewelling-Wyatt, that approach is similar to the goal of property management. Building bridges was something Flewelling-Wyatt learned that she enjoyed early on in her career. “I remember we had a very young girl apply for a low-rent suite. She was 16, pregnant, and her family was not supportive. This girl had nothing but herself and the child she was carrying,” says Flewelling-Wyatt. “So, I went ahead and did a clothing drive, and also got some baby supplies. And I handed these new belongings to her, along with the keys to her suite.” “It was just the right thing to do. It was then that I knew that property management isn’t your ordinary, day-to-day job,” smiles Flewelling-Wyatt. “It’s one where you can have a real, positive impact on people’s lives. And that’s why I find it so rewarding.”

She adds that Pemberton Holmes will assist in obtaining accreditation if a person demonstrates commitment to the career. One way to show commitment is to emulate what the best property managers do, and take the time to learn the various systems and utilities within properties. “If you don’t understand something, take the initiative, get out in the field and understand it,” says Flewelling-Wyatt. “Even though you’re not directly responsible for installing a toilet’s wax ring, you better know what it is and what it does.” Focusing on continuing education for property managers is an area in which Flewelling-Wyatt would like to see improvement. “I would like to see mandatory education for property managers. There are professional development courses that realtors must take to maintain their license. But property managers only need legal updates. We need something far more substantial, more professional, with continuing development updates,” says Flewelling-Wyatt. It’s in this area that she believes LandlordBC is leading the way. “I think the most important thing LandlordBC is doing is creating a professional presence for property management in the real estate industry,” says Flewelling-Wyatt. “I believe this will help the organization bring in more educational opportunities.”

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SUMMER 2015

THE KEY

OPERATION CO$T CUTTER: MORE OPPORTUNITIES TO REDUCE OPERATING COSTS AND IMPROVE ENERGY & WATER EFFICIENCY By Jordan Fisher, FRESCo By now you’ve probably heard of ‘Operation Co$t Cutter’, LandlordBC’s program that supports landlords with planning and implementing practical building retrofits that can significantly reduce utility costs. The program provides objective third party support to help landlords wade through the complexities of building retrofits, simplify the process, and find ways to maximum return on their investments. The program provides:

• Control systems; • Toilets;

• Washing machines.

• Business case analysis based on actual costs; • Support for procurement of suppliers/contractors; and • Assistance in securing energy and water incentives.

BC’s source for all your

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• Water heaters;

• Pipe insulation;

• Technical assessments;

• Space heating boilers;

• Shower heads and faucet aerators;

• Education;

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LandlordBC-0114.indd 1

The program has helped landlords secure almost $150k in incentives for water- and energy-saving upgrades that are estimated to save over $100k per year in utility costs; savings that will increase as energy and water rates rise over time. Upgrades include a range of measures from the more expensive and complex to the simple and low cost. Examples include:

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WHAT’S NEW? If you’re already familiar with Operation Co$t Cutter, the above will sound familiar. So what’s new? Space in the program was running out and we were able to secure more funding from Vancity to expand the program, in addition to the generous funding already provided by FortisBC and the City of Vancouver. In addition to its financial support for the program, Vancity can also provide qualified landlords with financing for up to 100% of capital costs (see Vancity’s Eco Efficiency lending program for further details, www.vancity.com/ecoloan). We have had so much interest that the program is again almost at capacity. We had fully utilized the City of Vancouver rebates for high-efficiency toilets, having already provided $100 rebates for 425 toilets. We have now secured incentives for an additional 1,000 toilet upgrades. We were able to maintain the incredible $100/toilet incentive again for this round, but we’ve already had tremendous interest and these won’t last long. We are working on obtaining additional funding for other aspects of the program, but there are no guarantees. Space is limited. If you are interested in undertaking energy/water efficiency upgrades this year, email OCC@frescoltd.com as soon as possible.

BENEFITS FOR OWNERS AND MANAGERS The benefits for building owners are simple – the potential to reduce operating costs significantly while replacing aging building components before they fail. We’ll help you assess the business case of various upgrade options, including getting competitive quotes and estimating savings so we can help you

Murphy’s Law suggests that if you think it may be time to upgrade your aging boiler, but decide to put it off, it will fail on Christmas Eve. evaluate the ROI. Murphy’s Law suggests that if you think it may be time to upgrade your aging boiler, but decide to put it off, it will fail on Christmas Eve. You’ll then be in emergency mode – trying to get your building back up and running as quickly as possible during the holidays (while managing tenant complaints) without the time or support needed to ensure you get good value and aren’t locked into decades of unnecessary costs. Particularly in this era of ultra-low cap rates, every dollar by which you can reduce costs is crucial to your bottom line. For property managers, the program helps you bring additional value to your clients while letting the program personnel do the heavy lifting so you can focus on the hundred other items on your to-do list. Rather than having to rely just on suppliers or contractors for advice, we’ll provide an independent perspective. We can work with the contractors you normally use and/or help you access contractors whom LandlordBC has already vetted. When it comes time to deal with incentive applications, we’ll help stick-handle the process, saving time and headaches.

WHY IS THIS DIFFERENT THAN OTHER ‘SUSTAINABILITY’ INITIATIVES? While generously supported by our funders, Operation Co$t Cutter is unique in that it is run by LandlordBC itself, not a government or utility. It is managed by an expert on the financial aspects of energy/water efficiency, who is also a landlord. The program is designed by industry, for industry, and grounded in an understanding of our business. It is focused on maximizing financial value for landlords, while also helping to reduce environmental impacts.

HOW CAN I GET INVOLVED? If you are interested in upgrades to your building’s mechanical system, toilets, or other building components this year, and also want to explore whether more efficient options would make sense, email OCC@frescoltd.com as soon as possible. The program is focused on mid- to large-sized buildings with 30 or more residential units. We are working on the development of a future program that will serve smaller rental buildings as well. Stay tuned for the next edition of The Key for an update on other opportunities that can help you reduce operating costs while improving energy and water efficiency. Jordan Fisher is president of FRESCo, a company that helps building owners, utilities, and governments capitalize on the financial benefits of energy efficiency strategies. He can be reached at jfisher@frescoltd.com; www.frescoltd.com.

CONVENIENTLY MANAGE THE ELECTRICITY SERVICE AT YOUR RENTAL PROPERTIES For LandlordBC members with tenants who pay BC Hydro directly for their electricity service, here is important information to know about regarding options available to help make managing the electricity service more convenient at your rental properties. KEEP THE ELECTRICITY ON BETWEEN TENANTS WITH A RENTAL PREMISE AGREEMENT When a tenant notifies BC Hydro that they are moving out of a property, and no pending move-in application is received, the electricity at that property will be disconnected. To keep electricity on when tenants move out or cancel their service, landlords and property managers can apply for a Rental Premise Agreement. This offers the convenience of the account being automatically transferred to your name when a tenant moves out, rather than the service being disconnected.

OTHER BENEFITS OF A RENTAL PREMISE AGREEMENT • You’ll be notified when service is being moved to your name if BC Hydro doesn’t receive a service application from a new tenant once a previous tenant has cancelled their account. • The electricity will be kept on for any renovations or upgrades being made to a property between tenants. To apply for a Rental Premise Agreement, or for more information on managing the electricity service at your rental properties, visit bchydro.com/rentalproperties or call 1.800.BCHYDRO.

ENCOURAGE YOUR TENANTS TO PLAN AHEAD In order to avoid service disruptions, it’s important for tenants moving into a property to plan ahead and contact BC Hydro to set-up their electricity service prior their move-in date. This can be done online at bchydro. com/moving or by calling 1.800.BCHYDRO (1.800.224.9376) up to 60 days before they move. SUMMER 2015

THE KEY

THREE COMMON DECK COLLAPSE FACTORS AND HOW TO AVOID THEM By Kim Smallwood, Duradek

While balconies and decks are the most popular areas of many residences for pure, leisurely enjoyment, these desirable residential features can be a dangerous liability if proper waterproofing details are overlooked at the point of installation by contractors who are not waterproofing professionals. The sad truth is that most deck collapse tragedies occur on decks and balconies that were built to current building code standards and were evaluated and approved by city and municipal inspectors. The following information is in no way intended to alarm you and is in no way intended to serve as legal advice. This information is presented to highlight some common deck liability issues on rental properties so that you are fully prepared to protect your interests and those of your tenants in the case of any unforeseen deck safety issues. In British Columbia (based on reported incidents), we have far fewer deck collapse issues than in many other parts of North America. Perhaps that is due to the fact that we have a greaterthan-average need to be prepared for moisture management on our exterior structures and an excellent pool of skilled workers in the construction trade. Now in the peak summer months we can expect to hear in the media of what seems to be an annual surge of deck collapse tragedies. So what causes these collapses? I am no building sciences forensic expert, but after several years of studying deck collapse stories, I’ve learned that there are a few common denominators that seem to accompany the majority of these incidents. • Most decks or balconies that have collapsed were built to code at the time of construction and were evaluated by inspectors who deemed them safe and permitted their use. • The majority of deck collapses tend to revolve around very large gatherings of people on the decks. • Many deck or balcony collapse incidents occur when the deck ledger board separates from the main structure of the building.

The most common point of vulnerability in deck collapses is where the deck meets the building.

Here are some things to consider on each of these contributing factors:

CONSTRUCTED TO MEET BUILDING CODE Most decks were inspected at the time of construction to pass current building code, but building codes evolve constantly. Further, decks and balconies are constantly exposed to the elements and therefore will deteriorate faster than most other elements of a residential structure. If your deck or balcony was inspected 10-20 years ago, that is up to two decades of accumulated weather degradation. Wood decks left untreated without adequate waterproofing are vulnerable to wood rot and decay that can spread quickly within the structure and not necessarily be visible to the naked eye. Concrete decks that do not receive re-coating with a waterproofing product can develop cracks where water will invade and subsequent expand-contract cycles will further compromise the structure. Recommendation: If you are at all in doubt about the integrity of your deck structure, or your last deck inspection by a qualified professional was done over 20 years ago, have a professional decking contractor or inspector visit your deck for an assessment. But more importantly, be sure to maintain the waterproofing on your deck and keep maintenance records of this activity.

DECK LOAD CAPACITY Since many deck collapse incidents occur when a very large number of people have occupied the deck, I find it quite surprising that maximum load capacity on decks is not addressed more vocally. Do you know what the load capacity on your deck or balcony is? Do your tenants know? Is it reasonable for your tenants to pack 30 people on a 10’ x 24’ deck? In multiresidential buildings that include elevators, there is a highly visible load capacity posted, with both weight and number of occupant limits, but there seems to be no public standard for decks or balconies. Recommendation: Find out what the load capacity of the deck or balcony of your property will allow and communicate that to your tenants. It is a common

SUMMER 2015

reaction for injured parties to point the finger at the building owner as the person responsible for any injuries resulting from deck collapse, no matter how poor their judgement might have been regarding the number of occupants crammed into the restricted space of a deck or balcony.

Vinyl membrane deck waterproofing originated in BC’s Okanagan in 1974 by pioneer brand Duradek™. While there are many vinyl options on the market today, Duradek remains the most performance-proven vinyl product approved for use as a roofing membrane over living space, backed up by over 40 years history and having gone through several warranty cycles.

The wood rotted from water infiltration caused by inadequate waterproofing.

DECK PULLING AWAY FROM THE LEDGER BOARD The most common point of vulnerability in deck collapses is where the deck meets the building. Either the ledger board that attaches the deck to the house pulls away, or the deck pulls away from the ledger board. While sometimes it is inadequate material used (e.g., nails instead of appropriate hardware and fasteners), most times the original construction was completed properly, but the wood was subsequently weakened from water infiltration that allowed fasteners to pull out. Once again, inadequate waterproofing is the culprit in the decks becoming vulnerable to collapse. Recommendation: Stay on top of your deck waterproofing! Be sure to perform the re-coating or re-sealing as required to keep the structure protected from the elements. In order to reduce the time, cost, and inconvenience required to waterproof your property’s decks and/or balconies properly, you may choose to use a long-lasting waterproofing product like a vinyl deck membrane. The use of a heat-welded PVC membrane gives you the longest lasting waterproof performance that requires no maintenance. After a one-time installation, vinyl decking will perform its waterproofing for decades with absolutely no recoating ever required (only a seasonal cleaning is recommended to maintain an attractive appearance).

These balconies are covered in a vinyl membrane: attractive, low maintenance, and safe.

PROFESSIONAL DECK WATERPROOFING For over 40 years, Duradek PVC membranes and installation techniques have provided reliable waterproof protection to protect the integrity of the deck and building envelope. Duradek is a CAN/CGSB and ICC approved pedestrian traffic roofing membrane and is installed only by trained professionals for warrantied waterproof protection. If you want to learn more about the advantages of Duradek™ vinyl membranes and Durarail™ aluminum railings, talk to a trained and authorized Duradek installer for a free estimate. www.duradek.com

SUMMER 2015

THE KEY

PROMOTING BC MULTI-FAMILY RESIDENTIAL REAL ESTATE IN CHINA By Bill Goold of Re/max Bill Goold Realty In March of 2015, my associate Margaret Zheng and I embarked on a journey from Vancouver to China to discover how wide-ranging the Chinese appetite for BC real estate is; specifically, multi-family residential. Our destinations included Hong Kong, Shanghai, and Beijing, and what we experienced will influence how we sell apartment buildings back home in Canada. Lines of laundry stretch like bunting across the building’s south wall. Air conditioners rattle on brick window ledges. Bicycles lean in the crowded corridor, where voices and cooking smells waft streetward. This is a typical Chinese multi-family dwelling, or what Canadians would know as a ‘rental apartment building’. We landed first in Hong Kong, and instantly were impressed by the energy of the crowds of people Bill and Margaret met with Chinese investors, assisted by a representative of BC’s streaming amid the towering buildings. We encountered Ministry of International Trade and Investment. real estate agents on the street – literally! – selling residential properties with sidewalk sandwich boards, a common and legal practice in Hong Kong. During the course of our trip, we would meet a wide variety of entrepreThe meetings we had on this trip lead us neurs, Chinese government officials, sophisticated real estate investors, and China-based BC government representatives of to at least one clear understanding: the the Ministry of International Trade and Investment. For first-time Canadian visitors, China can be a bewildering and overwhelming experience, particularly its large cities. Day and night, the streets teem with people and traffic. The cacophony of car horns is constant, and the flow of traffic seems more organic than orderly; a pedestrian having right-of-way is more a theory than a practice. Crossing the street alone – even with the signal – is done at considerable personal risk. The safest way to cross the street appears to be as follows: wait until a critical mass of pedestrians has built up, then collectively shoulder your way into traffic as one large group, not stopping until the far side of the street is safely reached. Remarkably, we observed no accidents whatsoever during the trip, so this ritual of give-andtake between drivers and pedestrians appears to work. Along with the metro systems, taxis are a good way to get around the big cities, although one must be sure to take only licensed taxis, and avoid the many ‘private’ drivers shouting their suspiciously low-priced fares. Taxis are plentiful, but often come at the expense of a lengthy wait in line. There are times when the metro is a better option than a cab. For example, Beijing, the capital, has a reputation for shutting down entire city streets – with no warning – to allow government motorcades to pass through, regardless of time of day. The one 30

SUMMER 2015

Chinese investors believe that diversifying their financial investment by acquiring overseas real estate is a wise thing to do.

time this happened during our visit, it was gridlock for a full 45 minutes. The drivers, to their credit, did not really start seriously honking their horns until about the half-hour mark. Of course, with traffic comes pollution. Much has been said about China’s often atrocious air quality, but the sun mainly shone during our visit. Although some days were better than others, we never felt the need to purchase facemasks. Hong Kong was foggy, and both Shanghai and Beijing benefitted from a stiff breeze bringing blue skies. But when the wind died down, the skies smudged and the tops of Shanghai’s landmark towers dissolved into a gray haze. One of the most welcoming images of our first days back in Vancouver remains the incredible, crystal-clear clarity of the Pacific Northwest’s rainforest air. One of the most visited attractions in Shanghai would be the Bund riverbank. On the eastern side of the Bund, there is

Bill and Margaret at Shanghai’s Yu Garden.

another world with new amazing architecture and it promotes ‘westernized living’. The often futuristic and brightly-lit towers that scrape the skies above Shanghai and Hong Kong are also home to five-star hotels, deluxe apartments, luxurious tearooms, and fine dining restaurants. High atop the Ritz Carlton Hotel, a young woman, playing a traditional Chinese harp-like instrument, serenades a couple celebrating their engagement at a table strewn with rose petals in a heart shape on the tablecloth, as champagne is poured and pictures are snapped. Twinkling outside the restaurant window, the unmistakable Oriental Pearl Tower glitters its light show, until it winks out each evening at 10pm sharp. In the high-end restaurants, food is spectacular. Chinese, western, and all manner of world fusion are on offer, with wines to match. Investors like to meet in restaurants. Actually, most business in Shanghai and Beijing is conducted over food and wine. ‘Relationship first, contracts second’ seems to be the Chinese belief to success. We also heard a saying that the food culture makes up for a big part of the Chinese culture. Therefore, it might not be a bad idea to bring some larger clothes if one plans to go on a business trip to China longer than one week. In addition to restaurants, the streets in China are also packed with individual vendors and shopping malls. The malls feel like palaces rather than places of commerce, with high-end brand name stores appearing one after another along polished concourses. The more expensive the mall, the thinner the crowds, as China mirrors, like the western world, an increasing polarization of wealth. Want to get away from the street vendors and the noise? Duck into a luxury shopping centre in downtown Shanghai or Beijing, and marvel at the wide variety of consumer products available from all over the world in air-qualitycontrolled comfort.

Margaret and Bill networking at VNU.

But what lies outside the big cities? Beyond the towers and shops and European-flavoured promenades of the Bund riverbank in Shanghai, and the monumental old buildings, Great Wall, and Forbidden City of Beijing? In a word: cranes. Heavy industrial construction cranes, that is, not the birds, although some of those may still be seen on rare occasions. One short stretch of freeway between downtown Shanghai and Pudong Airport gives view to at least sixty yellow construction cranes, all at work on various stages of what appear to be homogenous rectangular tower blocks. And the bullet train trip between Shanghai and Beijing—a sleek, comfortable five hours that rivals anything Japan has to offer—reveals a skyline of hundreds of labouring cranes. Who knew there even were that many cranes on the planet, let alone all at work at once? At 310 kilometers per hour, the scenery flashes by fast; a works yard full of nothing but yellow backhoes blurs by, and the fact that it takes at least ten seconds to pass them all is a testament to the sheer massiveness that is industrialization in modern China. The meetings we had on this trip lead us to at least one clear understanding: the Chinese investors believe that diversifying their financial investment by acquiring overseas real estate is a wise thing to do. And they are eager to do it. What we brought to the conversations was: ‘Why Vancouver?’ The reasons are, of course, many; among which, low mortgage rates and even lower vacancy rate, in addition to tax incentives for non-resident real estate investors, and relatively easy management are just a few. Demand outstrips supply when it comes to multi-family apartment buildings, and there is no sign of equilibrium in sight. Chinese investors with money to spend are all intrigued by what British Columbia has to offer in the way of this low-risk, consistent cash flow investment option. We returned without a single Bill Goold Realty brochure.

SUMMER 2015

THE KEY

METROTOWN DEVELOPMENT PLAN: THE CALM BEFORE THE STORM By Brandon Harding, NAI Commercial Multifamily and Land Development Division

Over the last couple of years, the real estate pot has been bubbling in the Metrotown area as the new Official Community Plan edges closer to fruition. We know many landowners are anxiously waiting to find out if their property falls under a new zoning policy that may significantly increase the value of their land. Due to this reason, many investment owners in the area are reluctant to put their property up for sale until the new value of their land is known, which can only be calculated when the density for their specific property is released. Once the City of Burnaby releases the community plan, there may be a frenzy of activity in the area, similar to what is happening in Marpole. My recent article, â&#x20AC;&#x2DC;Land Assembly Logicâ&#x20AC;&#x2122;, gave you an introduction into the land assembly process, and outlined Metrotown as a redevelopment opportunity. This article addresses the Metrotown area specifically. Firstly, the area that will see the most concentrated change in density will be east of Willingdon, staying north of Imperial, while remaining south of Beresford, and finally ending at Royal Oak Avenue. If you own properties in this area, you can expect to to varying degrees,9:52 a shiftAMin the zoning. The City has ADsee, card:q7 12/9/11 Page 1

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SUMMER 2015

Owning a property that gets rezoned to high-rise could be like receiving a winning lottery ticket.

indicated it will be increasing the amount of mid-rise and high-rise opportunities in this area. Owning a property that gets rezoned to high-rise could be like receiving a winning lottery ticket. The value of the land under your building will skyrocket, likely resulting in a number significantly higher than as an apartment building. For example, in April a high-rise site transacted by NAI Commercial included three apartment buildings that sold for a combined total of $12,700,000. If you averaged this out on a price-per-door basis, the result equates to $343,243. In comparison, an apartment building across the street recently sold for approximately $200,000 per door. In order to get the maximum amount as a development play, the City generally requires an acre of land. As in this case, it took the cooperation of multiple property owners to come together as a package that supplies enough land to make the development opportunity viable. This resulted in a very rewarding experience to all the parties involved. Being rezoned for a mid-rise development can also result in quite a large increase in value. In this scenario, determining whether your building is worth packaging together as a development site will depend on how large your parcel of land is, compared with the number of units currently generating income. One way to approach this equation is simply take your dirt, multiply the base density given by the City, then

times that number by the price per buildable square foot. It is important to keep in mind that the City sometimes requires property setbacks to complete the rezoning process. This must be taken into account as the required land no longer counts towards your square footage and will affect the total amount of your development value. In the recent sale mentioned above, the sale price was approximately $133 per buildable square foot after taking into account the setback required by the City. Remember that this was the blended number for the overall sale price; if one person wants above market, it will drive the overall price per buildable square foot up and potentially make the project unviable. You are probably asking yourself when all this is going to happen? The answer is quite complicated and the City has maintained a tight lid on the project. Many elements have to be researched and planned before anything can be adopted, which is why there have been years of delay. One aspect the City must take into serious consideration is maintaining a strong rental pool. Once the new Official Community Plan comes into effect, many purpose-built rental buildings will be demolished for new condominiums.

One policy Burnaby has implemented to keep the status quo is the secondary suite program, which focuses on the legalization of basement suites. However, there have been some glitches in implementing this policy that will likely need to be finalized before the new Official Community Plan is released. Also the City has already designated many areas around the Metrotown Mall as condominium projects that have greatly increased the supply of available product. Once this new plan comes into effect, another wave of supply will hit the market. The City of Burnaby will want to make sure that demand meets supply before allowing these projects to move forward. Even though there has been a recent buzz around the possibility of a spring/ summer release, there remains a high probability the City will require more time to fully develop a robust comprehensive Official Community Plan, as it will stand for the next twenty-plus years. Brandon Harding, Business and Economics degree with the University of Victoria, Representative of NAI Commercial Multifamily and Land Development Division, can be contacted for more information at brandon@naicommercial.ca or 604.691.6630.

EXTENDING COURTESIES TO TENANTS By Allison Saturley, LandlordBC When extending courtesies to tenants, most of the time we receive a ‘thank you’ and nothing further comes of it as it maintains good landlordtenant relations. But, unfortunately, on occasion we get a figurative slap in the face. Following are some incidents for you to consider next time you mull over giving someone a break. A smart by-the-book landlord was ‘taken’, even after signing a LandlordBC Residential Tenancy Agreement with his tenants. He chose to let the tenants get away with different things over a few years, knowing they were in breach of the Tenancy Agreement as well as the Residential Tenancy Act. This landlord faced an almost unsolvable problem, as he had established a practice of allowing his tenants to set their own rules and manage the tenancy. The breaches were: had additional occupants in the unit (Agreement clauses 6 and 13); had a pet in a no-pets building (clause 18); had removed the landlord’s carpets (Policy Guideline One); had installed a dishwasher (clause 14); as well as refused to remove their garbage (clause 22 and Policy Guideline One). Fortunately, the landlord’s daughter had planned to move into the unit in later months, so he was able to issue a Two Month Notice to End Tenancy for Landlord Use and asked his daughter to move in early.

Even though some tenants are currently in fights with their parents, between jobs, or leaving a bad relationship, we need to remember that the Residential Tenancy Act, Regulations, Policy Guidelines, and Rules of Procedure were written for a reason.

Another case involved a landlord with a tenant who was quite sensitive to everything that occurred in the units that SUMMER 2015

THE KEY Extending Courtesies... (cont’d) surrounded him, whether it be the TV, stereo, or complete silence. He called the landlord with different complaints approximately three times per day for the first month of the tenancy. After explaining to the tenant that just because his neighbour has friends over, it doesn’t mean that they are dealing drugs, he asked the tenant not to call unless there was an emergency or something that needed immediate attention. The tenant then ceased calling for about a week, after which he was back to calling several times per day. Approximately one month later, the landlord issued a caution notice for disturbing his quiet enjoyment. Once again, the calls ceased for a few days, then began again. The landlord chose to wait almost five more weeks before issuing a Notice to End Tenancy for Cause. The response she got was a Notice of Hearing from the tenant disputing the Notice. At the hearing, much to the landlord’s surprise, the tenant had documented every call made to the landlord since the start of the tenancy. Because the tenant had made approximately 150 calls before the first caution notice and more than 200 calls before she was given the One Month Notice, the Dispute Resolution Officer overturned the Notice to End Tenancy. Again, the landlord lost this hearing because of her own inaction. Another landlord, who usually followed the rules and verified them with LandlordBC, recently decided to make her own decisions with one of her properties without first asking for advice. She rented to a young woman with a lower-than-average credit report and glowing references who had just left an unhappy relationship. After paying the rent late for the second and third month in the tenancy, the tenant told her landlord that these were some hard times and she appreciated being given verbal warnings instead of a Notice to End Tenancy each time she was late. Another verbal warning was given when the tenant’s intoxicated ex-boyfriend came to the unit at 2:00 a.m. and proceeded to yell and scream. During the next two months

this man returned five more times. In addition, the rent was paid in full 18 days late one month and 27 the next. The landlord became fed up and decided the only way to get her tenant out was to end the tenancy for repeated late rent payment. The tenant then applied to have the Notice set aside through Dispute Resolution. As evidence, the landlord submitted the cash receipts for four late payments in five months, but lost the hearing because a Ten Day Notice was never served! This landlord waived her right to end the tenancy for repeated late rent payment by saying it was okay to pay the rent late. This was further enforced by never issuing a Ten Day Notice even though, technically, a Notice doesn’t need to be served every time. We often hear of situations where a landlord receives a Monetary Order or Order of Possession but decides not to enforce it. There is no time limit for registering your Monetary Order with Small Claims Court or Order of Possession with the Supreme Court, but if you don’t do anything to follow up once you receive your Order, there is a good chance you will have to re-apply for Dispute Resolution and justify your decision not to serve the Order and/or reasons for not regularly following up with your tenants or ex-tenants. This is not to say that we should never extend a courtesy to a great tenant who has paid rent late once in seventeen months or the quiet tenant who has her sister stay one Friday night a month and over spring break, but we really need to stand up for the rights we have as home providers in our industry. Even though some tenants are currently in fights with their parents, between jobs, or leaving a bad relationship, we need to remember that the Residential Tenancy Act, Regulations, Policy Guidelines, and Rules of Procedure were written for a reason. Keep this in mind next time you hear someone say “Tenants have all the rights.”

WINDOWS: A UNIQUE BUILDING COMPONENT By Peter Vanbrederode, Legacy Windows, Doors, Exteriors I’m often asked a question by buildings owners and managers or members of strata councils: “How many years do I have left before I should replace my original windows?” Often my response to them seems counterintuitive: “Well, what do you think, based on what you know?” The reason I respond this way is to encourage a different way of thinking when it comes to windows and doors. Instead of just prescribing a predetermined lifespan as we often do with other building components, shouldn’t we be considering all the factors that come into play? 34

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Any professional can give you their expert opinion, based on objective factors, but ultimately, it will be a decision hinging on many subjective factors rather than only objective ones. Windows and doors are a very unique building component. If you consider the ‘Big Four’ maintenance items for most strata and multi-family buildings (roof, siding, decks, windows), the

majority of them serve a purely functional purpose. The roof keeps water out, siding keeps water out, and the decks/balcony membrane keeps water out. However with windows, not only are they responsible from protecting building from water ingress – which still remains the top priority – but they are also unique in the sense that they are the only building component that is interacted with on a daily basis and they affect both lifestyle and comfort on many levels. Consider the following factors: •

Cold drafts/heat loss in the winter

•

Heat gain in the summer

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Sound/noise abatement

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Ventilation throughout the house

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View of the outdoors

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Privacy from neighbours

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THE KEY Windows... (cont’d) Those of you familiar with the terms ‘useful life’ or ‘serviceable life’ will understand that all building components reach a point where they should be replaced or remediated to avoid extenuating building deterioration or failure. This is common language now in Depreciation Reports or Building Assessments. However, when talking about windows, since they can affect owner/tenant lifestyle in many other ways, the discussion about ‘useful life’ is not just a simple exercise in counting down the years. It is also very dependent on each owner’s ‘comfort threshold’ based on some of these external factors. Allow me to illustrate: I visited two very similar buildings: similar building design, same year of construction, located on same street, same original windows; about 25 years old. When I asked about the owners’ thoughts on the windows, the responses could not have been more opposite. One owner insisted that there was absolutely nothing wrong with what they had and they are perfectly satisfied with the status quo and expected another 10 years out of them. The other owner was well on their way to getting them replaced that year, because they were tired of the drafts in the winter, high utility bills, and poorly operating patio doors. Apartment investor ad -May 2015-PRESS.pdf 1 22/04/2015 12:23:38 PM

CMY

SUMMER 2015

Was either of these owners wrong in their opinion? Not necessarily. Both of them tolerated external factors differently, and in turn, formulated their own opinion about how much ‘remaining life’ these windows had. It serves as a testament to the more subjective nature surrounding window replacement. Any professional can give you their expert opinion, based on objective factors, but ultimately, it will be a decision hinging on many subjective factors rather than only objective ones. This is why all building owners, managers, and strata councils should pay special consideration to the windows and doors component of their building due to its unique role – which, most often, cannot be captured with a third party assessment. The bottom line is: You can’t rely just on a prescribed solution when it comes to windows and door upgrades. You have to consider not only the objective evidence, but the lifestyle factors that go with it and how much those weigh into the decision. Peter Vanbrederode is Principal of Legacy Windows, Doors, Exteriors. He can be contacted with any further questions at peter@legacywindows.ca.

RENT OR LEASE YOUR HEATING AND COOLING EQUIPMENT By Alicia Paige, Canada Furnace Property owners now have another choice when installing new heating or cooling equipment in BC. Historically, BC property owners’ only choice has been to purchase in full or finance. The recent trend is to rent or lease the equipment. Ontario has had this option for over 30 years and rental/leases dominate the market for some types of equipment. BC-based companies are now adopting the rental/lease model and it is expanding, although this is not a one-size-fits-all solution. Some people go the rental/lease route because they like the convenience of not having to be responsible for the cost of repair and maintenance. The lifetime warranty means never paying out-of-pocket for your heating needs again. Others go this route because they may not have the money set aside for a replacement that is required in order to keep the home safe. Property owners who rent their heating or cooling equipment get yearly maintenance included for no additional charge

and lifetime warranty for an additional monthly fee. This is a worry-free option for the end user, property manager, and property owner. There is always an option to buy the unit out and the buyout decreases annually. Rental/ leasing of HVAC equipment is potentially beneficial for property and strata managers because they don’t have to worry about having a large sum of money set aside to replace all units (or one unit). Instead of having to put forward thousands of dollars, each unit can slightly raise their strata fees or each unit can pay their fee separate from their strata fee. What is also valuable to strata developments is that they are not borrowing any money with rentals - the equipment does not require loans. The rent/lease option will not negate FortisBC rebates and is an option under LandlordBC’s Operation Co$t Cutter energy efficiency retrofit program.

SUMMER 2015

THE KEY ASSOCIATE MEMBERS/CORPORATE SUPPLIERS | MAINLAND ACCOUNTING

ASBESTOS REMOVAL

CONCRETE WORK

ELEVATOR SERVICE & REPAIRS

FLOORING & CARPETING

D&H Group LLP, Chartered Accountants Michael Louie 604.731.5881 www.dhgroup.ca

Phoenix Restorations Ltd. John Wallis 604.945.5371 www.phoenixrestorations.com

Nuwest Contracting Ltd. Debbie Gettling T: 604.525.6145 www.nuwestcontracting.com

Hayes Elevator Inc. Devyn Giordano T: 604.243.8611 www.hayeselevator.com

GQ Flooring Enrique Quiroga T: 604.540.9575 www.gqcontracting.ca

Smythe Ratcliffe LLP. Bob Sanghera 604.694.7547 www.smytheratcliffe.com

Superior Flood & Fire Restoration Joseph Tolzmann T: 604.601.8206 www.superiorrestoration.ca

CREDIT REPORTING AGENCY

Metro Elevator Preet Binning T: 778.885.8630 www.metroelevator.ca

Mira Floors and Interiors Kevin Bergstresser T: 604.856.4799 www.mirafloors.com

AIR CONDITIONING

BIOHAZARD REMEDIATION

FURNACE & CHIMNEY CLEANING

Canada Furnace Heating & Air Conditioning Ryan Cocking T: 604.460.9969 bc.canadafurnace.ca

1st Trauma Scene Clean Up Ltd. Brian Woronuik 604.598.8887 www.traumascenecleanup.ca

ENERGY EFFICIENCY & CONSERVATION

APPLIANCE - RENTALS Coinamatic Canada Inc. Maxi Castillo 604.270.8441 www.coinamatic.com

APPLIANCE - SALES Coast Wholesale Appliances Inc. Robb Byrd 604.301.3459 www.coastappliances.com Handy Appliances Ltd. Rocky Mangat 604.879.1555 www.handyappliances.ca

Phoenix Restorations Ltd. John Wallis 604.945.5371 www.phoenixrestorations.com Superior Flood & Fire Restoration Joseph Tolzmann T: 604.601.8206 www.superiorrestoration.ca

BUILDING CONSTRUCTION - GENERAL CONTRACTOR Quest Projects Inc. Jacqui McGregor 604.299.4522 www.questprojects.ca

BUILDING ENVELOPE

Midland Appliance Gary Braun T: 604.278.6131 www.midlandappliance.com

RDH Building Engineering Mark Will T: 604.873.1181 www.rdh.com

Trail Appliances Ltd. Sunny Mann 604.992.7124 www.trailappliances.com

Remont Construction Wojtek Ulasewicz T: 604.837.8813 www.remontconstruction.com

TVS Tenant Verification Service Inc. Marv Steier T: 604.576.3004 www.tenantverification.com

DECKS AND RAILS Duradek Canada Ltd. Kevin MacMillan T: 604.591.5594 www.duradek.com

DEPRECIATION REPORTS Bramwell & Associates Realty Advisors Jeremy Bramwell T: 604.418.6235 www.icivaluation.com Normac Appraisals Ltd. Cameron Carter T: 604.221.8258 www.normac.ca

DOORS - ENTRANCE & HARDWARE REPAIRS Action Glass Inc. Brad Johnston T: 604.525.5365 www.actionglassbc.com

DOORS – OVERHEAD, CLOSERS Sea to Sky Lock & Safe Ltd. Marcel Leon T: 604.999.5622 www.seatoskylockandsafe.com

APPLIANCE – SALES & SERVICE

BUILDING REPAIR & RENOVATION

Coinamatic Canada Inc. Maxi Castillo T: 604.270.8441 www.coinamatic.com

Nuwest Contracting Ltd. Debbie Gettling T: 604.525.6145 www.nuwestcontracting.com

APPRAISAL - INSURANCE

CLEANING – CARPET & UPHOLSTERY

DUCT CLEANING

First Class Carpet Cleaning Harry Deligiannidis T: 604.839.9008 www.1stclasscarpetcleaning.com

Air-Vac Services Canada Ltd. Keith Ross T: 604.882.9290 www.airvacservices.com

CLEANING - JANITORIAL SERVICES

ELECTRICAL CONTRACTORS

Bramwell & Associates Realty Advisors Jeremy Bramwell T: 604.608.6161 www.icivaluation.com Normac Appraisals Ltd. Cameron Carter 604.221.8258 www.normac.ca

APPRAISAL - REAL ESTATE Bramwell & Associates Realty Advisors Jeremy Bramwell T: 604.608.6161 www.icivaluation.com Colliers International Kevin Cloak/Christina Dhesi T: 250.388.6454 www.colliersmn.com/victoria

ARCHITECTURE, DESIGN, BUILDING CODE DGBK Architects Ralf Janus www.dgbk.com

T:604.682.1664

SUMMER 2015

Cleantech Janitorial Management Arne Pederson T: 604.244.1660 www.cleantechjanitorial.com

COMMUNICATIONS/ ENTERTAINMENT Shaw Cable Frank Franco www.shaw.ca

DRAINAGE Arbutus Roofing & Drains Ltd. Rob Freiheit T: 604.272.7277 www.arbutusroofing.com

Evanson Electric David Evanson T: 604.657.7957 www.evansonelectricdelta.ca

ELECTRICAL SERVICE NS Electric Co. Ltd. Norman Haas

T: 604.629.3231

Telus Communications Robert Mullin T: 778.877.0646 www.telus.com

T: 604.418.3365

ELECTRICIANS Delbrook Electric Will Kitt

T: 778.772.1834

ELEVATOR City Elevator Ltd. Heiner Marnet T: 604.299.4455 www.cityelevator.ca

BC Hydro Power Smart Business Helpdesk T: 866.522.4713 www.bchydro.com FRESCo Building Efficiency Jordan Fisher T: 250.590.9440 www.frescoltd.com Ram Mechanical Ltd. Rob Marchiori T: 604.434.4530 www.rammechanical.ca

Canada Furnace Heating & Air Conditioning Ryan Cocking T: 604.460.9969 bc.canadafurnace.ca

GARBAGE CHUTE CLEANING Air-Vac Services Canada Ltd. Brent Selby T: 604.882.9290 www.airvacservices.com

GLASS

RDH Building Engineering Mark Will T: 604.873.1181 www.rdh.com

Action Glass Inc. Brad Johnston T: 604.525.5365 www.actionglassbc.com

Yardi Systems Inc. Peter Altobelli www.yardi.com

Beck Glass Laura Harvey www.beckglass.com

T: 888.955.7900

T: 604.421.8111

ENGINEERS

HOARDING - CLEAN UP

Halsall Associates Ted Denniston and Kevin Grasty T: 604.924.5575 www.halsall.com

604-TRASH-IT Dave Abercrombie T: 604.872.7448 www.604-trash-it.com

RDH Building Engineering Mark Will T: 604.873.1181 www.rdh.com Read Jones Christoffersen Ltd. Jason Guldin T: 250.386.7794 www.rjc.ca

ESTATE & SUCCESSION PLANNING Monarch Insurance & Financial Services Corp. Richard Laurencelle T: 604.681.2699 www.monarchfinancial.ca

1st Trauma Scene Clean Up Ltd. Brian Woronuik T: 604.598.8887 www.traumascenecleanup.ca Superior Flood & Fire Restoration Joseph Tolzmann T: 604.601.8206 www.superiorrestoration.ca

INSURANCE Archibald Clarke & Defieux (North) Insurance Services Scott Jamieson T: 604.982.1039 http://acd.insurebc.ca

EXTERIOR/SIDING REPLACEMENT

BFL CANADA Insurance Services Inc. Paul Murcutt T: 604.351.7429 www.bflcanada.ca

Legacy Windows Inc. Jayden Kuik T: 778.792.6464 www.legacywindows.ca

CMW Insurance Services Ltd. Kevin Casey T: 604.294.3301 www.cmwinsurance.com

FIRE PROTECTION & MONITORING Fire Pro Fire Protection Ltd. Andrew Howie T: 604.299.1030 www.fireprotect.ca Vancouver Fire & Radius Security Lita Aldworth T: 604.232.3488 www.vanfire.com

FIRE PROTECTION, MONITORING, & EQUIPMENT CuraFlo of British Columbia Ltd. Randy Christie T: 604.298.7278 www.curaflo.com/bc

Hamilton Insurance Services BC Ltd. Judy Laban T: 604.874.4476 www.cooperators.ca Marsh Canada Debbie Tonner T: 780.917.4873 http://canada.marsh.com Megson FitzPatrick Insurance Services Mike Nichol T: 250.595.5212 www.megsonfitzpatrick.com

INTERCOM REPAIRS & INSTALLATION

ONLINE PAYMENT SERVICE

Vandelta Communication Systems Ltd. Christopher Rae T: 604.732.8686 www.vandelta.com

INTERNET LISTING SERVICE Yardi Systems Inc. Peter Altobelli www.yardi.com

T: 888.955.7900

INVESTMENT & RETIREMENT PLANNING Monarch Insurance & Financial Services Corp. Richard Laurencelle T: 604.681.2699 www.monarchfinancial.ca

LANDSCAPING: LAWN & GARDEN MAINTENANCE BUR-HAN Services Inc. Robert Hannah T: 604.780.0179 www.bur-han.ca

LEGAL SERVICES Haddock & Company Grant Haddock T: 604.983.6670 www.haddock-co.ca Lesperance Mendes Lawyers Sat Harwood T: 604.685.3567 www.lmlaw.ca

LOCKSMITHS Sea to Sky Lock & Safe Ltd. Marcel Leon T: 604.999.5622 www.seatoskylockandsafe.com

MORTGAGE FINANCING Citifund Capital Corporation Derek Townsend T: 604.683.8313 www.citifund.com Colliers International Kevin Cloak/Christina Dhesi T: 250.388.6454 www.colliersmn.com/victoria First National Financial LP Russ Syme T: 778.327.5712 www.firstnational.ca Peoples Trust Company Dennis Dineen and Jonathan Wong T: 604.331.2247 www.peoplestrust.com

MORTGAGE INSURANCE Canada Mortgage & Housing Corporation John Lynch T: 604.737.4161 www.cmhc.ca

MOULD INSPECTION & REMOVAL Superior Flood & Fire Restoration Joseph Tolzmann T: 604.601.8206 www.superiorrestoration.ca

Yardi Systems Inc. Peter Altobelli www.yardi.com

T: 888.955.7900

Montalbano Plumbing Services Ltd. Giovanni Montalbano T: 604.444.0222 www.montalbano.ca

Macdonald Commercial Real Estate Services Ltd. Tony Letvinchuk T: 604.736.5611 www.macdonaldcommercial.com

RENOVATION & REPAIRS Remont Construction Wojtek Ulasewicz T: 604.837.8813 www.remontconstruction.com

PAINT SALES

Nu Flow Services BC Michael Philpot T: 604.629.9222 www.nuflowbc.com

Cloverdale Paint Dave Picariello 604.596.6261 www.cloverdalepaint.com

Ram Mechanical Ltd. Rob Marchiori T: 604.434.4530 www.rammechanical.ca

Unique Real Estate Accommodations Nina Ferentinos T: 604.984.7368

1st Trauma Scene Clean Up Ltd. Brian Woronuik T: 604.598.8887 www.traumascenecleanup.ca

PAINTING SERVICE

Superior Flood & Fire Restoration Joseph Tolzmann T: 604.601.8206 www.superiorrestoration.ca

REAL ESTATE BROKERAGE

FirstOnSite Restoration Kris Kuran T: 604.436.1440 www.firstonsite.ca

New Millennium Painting Services Ltd. Robert Szpakowski T: 604.805.7544 Prostar Painting & Restoration Ltd. Jonathan Moorhouse T: 604.876.3305 www.prostarpainting.com

Viessmann Manufacturing Co. Inc. Randy Stuart T: 604.533.9445, Ext. 222 www.viessmann.ca

Remdal Painting & Restoration Inc. Dan Schmidt T: 604.882.5155 www.remdal.com

Xpert Mechanical Ltd. Kerry West T: 604.294.4540 www.xpertmech.com

Superior Flood & Fire Restoration Joseph Tolzmann T: 604.601.8206 www.superiorrestoration.ca Wolfgang Commercial Painters Heinrich Schoeman T: 604.420.5552 www.wolfgangpainters.com

PEST CONTROL Assured Environmental Solutions Inc. Brett Johnston T: 604.463.0007 www.assuredenvironmental.ca Solutions Pest Control Jason Page T: 855.858.9776 www.pestsolutions.ca

PIPE LINING/RE-PIPING CuraFlo of British Columbia Ltd. Randy Christie T: 604.298.7278 www.pipeproblems.com

PLUMBING – SUPPLIER & MANUFACTURER Moen Inc. Shelby Wallace www.moen.ca

T: 604.390.8737

PRINTING Citywide Printing Ltd. Gordon Li T: 604.254.7187 www.citywideprint.com

PROPERTY MANAGEMENT Ascent Real Estate Management Corporation Darren Schulz T: 604.431.1800 www.ascentpm.com Baywest Management Corporation Katie Khoo T: 604.501.4417

PLUMBING/HEATING/BOILERS

CML Properties Michelle Neufeld

Allied Plumbing and Heating Lance Clarke T: 604.731.1000 www.allied-plumbing.ca

Dennison Property Management Ltd. Jane Dennison T: 604.982.7059 www.dpmonline.ca

Ashton Service Group Brian Williams T: 604.275.0455 www.ashtonservicegroup.com

FirstService Residential Judith Harris T: 604.683.8900 www.fsresidential.com

BMS Plumbing & Mechanical Systems Ltd. Alan Merchan T: 604.253.9330 www.bmsmechanical.com

Gateway Property Management Corporation Scott Ullrich T: 604.635.5000 www.gatewaypm.com

Cambridge Plumbing Systems Ltd. John Jurinak T: 604.872.2561 www.cambridgeplumbing.com

Homelife Peninsula Property Management Doug Holmes T: 604.536.0220 www.penpm.com

Canada Furnace Heating & Air Conditioning Ryan Cocking T: 604.460.9969 bc.canadafurnace.ca CuraFlo of British Columbia Ltd. Randy Christie T: 604.298.7278 www.curaflo.com/bc

T: 250.372.1232

Hume Investments Ltd. Sally MacIntosh T: 604.980.9304 www.humeinvestments.com Li-Car Management Group Lita Powell 250.785.2662

Prospero International Realty Inc. Jeff Nightingale T: 604.669.7733

Marcus & Millichap Gary Lucas T: 604.675.5200 www.marcusmillichap.com

REAL ESTATE SALES Colliers International Kevin Cloak/Christina Dhesi T: 250.388.6454 www.colliersmn.com/victoria MacDonald Commercial Real Estate Services Ltd. Dan Schulz T: 778.999.5758 www.bcapartmentinsider.com

RESTORATION

Phoenix Restorations Ltd. John Wallis T: 604.945.5371 www.phoenixrestorations.com Prostar Painting & Restoration Ltd. Jonathan Moorhouse T: 604.876.3305 www.prostarpainting.com Superior Flood & Fire Restoration Joseph Tolzmann T: 604.601.8206 www.superiorrestoration.ca

ROOFING

NAI Commercial Terry Harding T: 604.691.6615 www.naiapartments.ca

Absolute Roof Solutions Doug Kerr T: 604.263.0334 www.absoluteroof.ca

RE/Max Bill Goold Realty Bill Goold T: 604.263.2823 www.billgooldrealty.com

Arbutus Roofing & Drains Ltd. Rob Freiheit T: 604.272.7277 www.arbutusroofing.com

The Goodman Report, David & Mark Goodman, HQ Commercial Mark Goodman T: 604.714.4790 www.goodmanreport.com

Cambie Roofing & Drainage Contractors Ltd. Paul Skujins T: 604.261.1111 www.cambieroofing.com

RENT NEGOTIATION & ARBITRATION

Penfolds Roofing Brent May T: 604.254.4663 www.penfoldsroofing.com

D.J. MAC Consulting Don MacPherson T: 778.837.1952 www.ownertenantmediation.com

RE-PIPING BMS Plumbing & Mechanical Systems Ltd. Alan Merchan T: 604.515.9330 www.bmsmechanical.com Brighter Mechanical Ltd. Mike Pearson T: 604.279.0901 www.brightermechanical.com Cambridge Plumbing Systems Ltd. John Jurinak T: 604.872.2561 www.cambridgeplumbing.com

SECURITY & INTERCOM SYSTEMS Sea to Sky Lock & Safe Ltd. Marcel Leon T: 604.999.5622 www.seatoskylockandsafe.com Vandelta Communication Systems Ltd. Christopher Rae T: 604.732.8686 www.vandelta.com

SOFTWARE – PROPERTY MANAGEMENT Yardi Systems Inc. Peter Altobelli www.yardi.com

T: 888.955.7900

Manna Plumbing Ltd. Chris Kobilke T: 604.710.3908 www.mannaplumbing.com This list is intended for use only by the members of LandlordBC. It is distributed with the understanding that it does not constitute a recommendation or guarantee from LandlordBC. Rather it is a consolidation of recommendations received by LandlordBC from its individual members. Although the information is intended to be beneficial, neither we nor any other party will assume liability for loss or damage as a result of reliance on this material.

SUMMER 2015

THE KEY ASSOCIATE MEMBERS/CORPORATE SUPPLIERS MAINLAND VANCOUVER ISLAND (CONT’D)

SUPPLIES - HARDWARE, BUILDING, MAINTENANCE HD Supply Facilities Maintenance Stanley Neumann T: 604.562.6764 www.hdsupplysolutions.ca RONA Inc. Scott Souder www.rona.ca

T: 604.787.0049

APPLIANCE – RENTALS Coinamatic Canada Inc. Maxi Castillo T: 604.270.8441 www.coinamatic.com

APPLIANCE - SALES

BC Hydro Power Smart Business Helpdesk T: 866.522.4713 www.bchydro.com

Trail Appliances Ltd. Norm Turnbull T: 604.992.7124 www.trailappliances.com

FRESCo Building Efficiency Jordan Fisher T: 250.590.9440 www.frescoltd.com

APPRAISAL - REAL ESTATE

Yardi Systems Inc. Peter Altobelli www.yardi.com

UTILITIES/ NATURAL GAS Absolute Energy Inc. / Bluestream Energy Kirby Morrow T: 778.340.1580 www.absolute-energy.ca FortisBC Ltd. Wes Nienaber www.fortisbc.com

T: 855.380.5788

WASTE/RECYCLING 604-TRASH-IT Dave Abercrombie T: 604.872.7448 www.604-trash-it.com Progressive Waste Solutions, formerly BFI Canada Inc. Rob Barr T: 604.834.7578 www.progressivewaste.com Waste Management Inc. Tej Kullar T: 604.520.7858 www.wm.com

WATERPROOFING Arbutus Roofing & Drains Ltd. Rob Freiheit T: 604.272.7277 www.arbutusroofing.com

WINDOW - COVERING SALES & REPAIRS Mira Floors and Interiors Kevin Bergstresser T: 604.856.4799 www.mirafloors.com

Colliers International Kevin Cloak/Christina Dhesi T: 250.388.6454 www.colliersmn.com/victoria

1st Trauma Scene Clean Up Ltd. Brian Woronuik T: 604.598.8887 www.traumascenecleanup.ca

FIRE PROTECTION, MONITORING, & EQUIPMENT

CLEANING – CARPET & UPHOLSTERY Island Carpet & Upholstering Cleaning Inc. Ron Gould T: 250.590.5060 www.islandcarpetcleaning.ca

SUMMER 2015

HEATING FUELS Columbia Fuels Brian Watters T: 250.391.3633 www.columbiafuels.com

HOARDING - CLEAN UP

Select Janitorial Beverly Wise

1st Trauma Scene Clean Up Ltd. Brian Woronuik T: 604.598.8887 www.traumascenecleanup.ca

T: 250.360.0666

COMMUNICATIONS/ ENTERTAINMENT Shaw Cable Sebrina Benson www.shaw.ca

T: 250.475.7251

Telus Communications Robert Mullin T: 778.877.0646 www.telus.com

DRAINAGE & SEWER GoodSense Plumbing Inc. Glen Boyd T: 250.213.8700 www.goodsenseplumbing.ca Victoria Drain Services David Lloyd T: 250.818.1609 www.victoriadrains.com

ELEVATOR SERVICE & REPAIRS Thyssenkrupp Elevator (Canada) Inc. Bob Marr T: 250.474.1150 www.thyssenkruppelevator.com

Peoples Trust Company Dennis Dineen and Jonathan Wong T: 604.331.2247 www.peoplestrust.com

MORTGAGE INSURANCE Canada Mortgage & Housing Corporation John Lynch T: 604.737.4161 www.cmhc.ca

ONLINE PAYMENT SERVICE Yardi Systems Inc. Peter Altobelli www.yardi.com

T: 888.955.7900

PAINT, PAINTING, RESTORATION SERVICES Empress Painting Ltd. Chris Jefferies T: 250.383.5224 www.empresspainting.com

PLUMBING/HEATING/BOILERS GoodSense Plumbing Inc. Glen Boyd T: 250.213.8700 www.goodsenseplumbing.ca Mac’s Heating Ltd. Dean Houstin T: 250.384.9263 www.macsheating.ca Victoria Drain Services David Lloyd T: 250.818.1609 www.victoriadrains.com

POWER WASHING

INSURANCE

TVS Tenant Verification Service Inc. Marv Steier T: 604.576.3004 www.tenantverification.com

Canadian Vinyltek Window Corporation Patrick Malone T: 604.540.0029 www.vinyltek.com

Capital City Fire Equipment Mark Austin T: 250.727.8159

CLEANING – JANITORIAL SUPPLIES

A-1 Window Manufacturing Ltd. Rob Elliot T: 604.777.8000 www.a1windows.ca

WINDOW & DOOR MANUFACTURING

ENGINEERS

BIOHAZARD REMEDIATION

CREDIT REPORTING AGENCY

Retro Teck Window Mfg. Ltd. Wilfred Prevot T: 604.291.6751 www.retrowindow.com

T: 888.955.7900

Read Jones Christoffersen Ltd. Terry Bergen T: 250.386.7794 www.rjc.ca

WINDOW - REPLACEMENT/ INSTALLATION/RENOVATION

Legacy Windows Inc. Jayden Kuik T: 778.792.6464 www.legacywindows.ca

ENERGY EFFICIENCY & CONSERVATION

BFL Canada Insurance Services Inc. Paul Murcutt T: 604.351.7429 www.bflcanada.ca

Island Carpet & Upholstering Cleaning Inc. Ron Gould T: 250.590.5060 www.islandcarpetcleaning.ca

Megson FitzPatrick Insurance Services Mike Nichol T: 250.595.5212 www.megsonfitzpatrick.com

PROPERTY MANAGEMENT

INTERNET LISTING SERVICE Yardi Systems Inc. Peter Altobelli www.yardi.com

T: 888.955.7900

LEGAL SERVICES Jawl & Bundon R.C. (Tino) Di Bella T: 250.385.5787 www.jawlbundon.com

MORTGAGE FINANCING Colliers International Kevin Cloak/Christina Dhesi T: 250.388.6454 www.colliersmn.com/victoria First National Financial LP Russ Syme T: 778.327.5712 www.firstnational.ca

JONESCo Real Estate Inc. Helen Jones T: 250.361.9838 Rowan Property Management Ltd. Amahra LeBlanc T: 250.746.9090 www.rowanproperty.ca

REAL ESTATE SALES Colliers International Kevin Cloak/Christina Dhesi T: 250.388.6454 www.colliersmn.com/victoria

Macdonald Commercial Tracy Keenan-Whyte T: 778.676.4018 www.tracykeenanwhyte.com

RESTORATION 1st Trauma Scene Clean Up Ltd. Brian Woronuik T: 604.598.8887 www.traumascenecleanup.ca R.S. Restoration Services Ltd. DKI Gladys Abrams T: 250.383.0030 www.rsrestorationservices.com

SOFTWARE – PROPERTY MANAGEMENT Yardi Systems Inc. Peter Altobelli www.yardi.com

T: 888.955.7900

SUPPLIES - HARDWARE, BUILDING, MAINTENANCE RONA Inc. Scott Souder www.rona.ca

T: 604.787.0049

TENANT SELECTION ASSISTANCE Rivers Relocation Rachel Lariviere T: 250.813.3099 www.riversrelocation.com

UTILITIES/ NATURAL GAS Absolute Energy Inc. / Bluestream Energy Kirby Morrow T: 778.340.1580 www.absolute-energy.ca FortisBC Ltd. Wes Nienaber www.fortisbc.com

T: 855.380.5788

WASTE/RECYCLING Progressive Waste Solutions, formerly BFI Canada Inc. Rob Barr T: 604.834.7578 www.progressivewaste.com Waste Management Inc. Alex Dumitrescu T: 250.544.8009, ext. 223 www.wm.com

WINDOW - REPLACEMENT/ INSTALLATION/RENOVATION Retro Teck Window Mfg. Ltd. Phill Krimmel T: 250.381.0599 www.retroteckwindow.ca

This list is intended for use only by the members of LandlordBC. It is distributed with the understanding that it does not constitute a recommendation or guarantee from LandlordBC. Rather it is a consolidation of recommendations received by LandlordBC from its individual members. Although the information is intended to be beneficial, neither we nor any other party will assume liability for loss or damage as a result of reliance on this material.

Get the Report: Subscribe to receive new listings www.goodmanreport.com Sold

Under Contract

425 - 6th Street, West Vancouver

1533 East Broadway, Vancouver

1847 Pendrell Street, Vancouver

16-suite concrete luxury apartment building.

12-suite apartment building. Well maintained.

23-suite apartment building.

West Vancouver neighbourhood.

Commercial Drive neighbourhood.

West of Denman neighbourhood.

$10,950,000

$3,150,000

$8,490,000

Sold

8551 Commercial Street, Vancouver

865 West 10th Avenue, Vancouver

Kerrisdale City Block, Vancouver

Mix-use complex. 4 residential + 2 commercial units.

9,000 SF gross leasable. Vacant office building.

Rare high-exposure Westside redevelopment site.

Popular Commercial Drive corridor. Totally renovated.

Across from VGH. Ideal for redevelopment.

Site size 31,332 SF. Five rental apartment buildings.

$1,855,000

$3,395,000

$28,000,000

Sold

5220 Capitol Drive, North Burnaby

1968 West 2nd Avenue, Vancouver

2027-29 York Avenue, Vancouver

30-suite apartment building.

24-suite apartment building.

Premier condo multi-family development site.

Capitol Hill neighbourhood.

Popular Kitsilano neighbourhood.

$6,200,000

$7,600,000

$3,190,000

David Goodman Direct 604 714 4778 david@goodmanreport.com

Mark Goodman* Direct 604 714 4790 mark@goodmanreport.com *Personal Real Estate Corporation

Greater Vancouverâ&#x20AC;&#x2122;s #1 Multi-Family Investment Resource View details of all listings and sales at www.goodmanreport.com