Biggest Pitfalls For Not Having a Will
Miracle Material to Stealth Killer
PM 40063056
WINTER 2017
ADVANTAGES OF SUBMETERING SYSTEMS
Winter Contract Season is Here
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THE KEY Office Hours: 8:30 am to 4:30 pm weekdays Vancouver Office: Suite 1210-1095 West Pender Street Vancouver, BC V6E 2M6 Tel: 604.733.9440 Toll Free BC: 1.888.330.6707 Fax: 604.733.9420 Fax Toll Free: 1.877.382.6006
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David Hutniak Chief Executive Officer
Erin Breier Events & Communications Coordinator
Hunter Boucher Director of Operations
Kimberly Coates Director of Member Engagement
Shona Redman Member Services Representative & CRB Specialist
Lisa Henderson Member Services Representative
Monika Sosnowska Marketing & Communications Specialist
Taylor Hansen Member Services Representative
Board of Directors Chair Jason Middleton Vice-Chair David Craig Treasurer Douglas Clarke Directors Andrew Békés, Michael Drouillard, Claire Flewelling-Wyatt, Richard Laurencelle, Richard McCarvill, Kim Schuss, Paul Sander, Irene Tiampo, Derek Townsend
The KEY is published by MediaEdge Communications For any advertising/publishing inquiries, please contact: Dan Gnocato, Publisher, dang@mediaedge.ca or t: 604 549 4521, ext. 223 Publication Mailing #40063056 Magazine Coordinator Erin Breier Content Editor Hunter Boucher Production MediaEdge Communications Cover Photo Digiwerxstudio.com
CONTENTS 4
Chair’s Message
6
CEO’s Message
8
Advantages of Submetering Systems
12
Biggest Pitfalls For Not Having a Will
14
Miracle Material to Stealth Killer
18
What Will You Learn by Completing the Landlord Registry?
21
Winter Contract Season Is Here
23
LandlordBC AGM 2017
25
2018 LandlordBC Events
26
Hunter’s Hints
27
Associate Members/ Corporate Suppliers Mainland
30
Associate Members/ Corporate Suppliers Vancouver Island
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 assistance should be sought from a competent professional.
WINTER 2017 | 3
THE KEY We need more purpose-built rental housing constructed in the province. Persistently low vacancy rates in so many of our communities remain an issue. The only way out of the current situation is to increase the supply of purpose-built rental housing.
We need more purpose-built rental housing constructed in the province.
CHAIR’S MESSAGE Jason Middleton, Chair, LandlordBC We live in very interesting times with much political turmoil, and governments come and go while we, as owners and managers of rental housing, simply continue to focus on ensuring that we do what we do best, which is to provide safe, secure, sustainable rental housing for British Columbians.
LandlordBC, through its advocacy efforts, continues to support the need for purpose-built rental housing as the most affordable form of housing available. Unfortunately, if the imbalance continues between the building of condos, versus purpose-built rentals, addressing the supply concern is going to remain a challenge. It’s important that the economics associated with the operation of rental properties remain viable. We want landlords to act with integrity. We know better than most that it’s a landlords’ market right now. However, it is critical that all landlords operate their business in a responsible manner and, of course, according to the Residential Tenancy Act. I would be remiss if I did not touch upon the Residential Tenancy Branch. Too often the bane of our existence. We have been working hard to stress the importance that the tenancy laws need to have meaningful impact for both tenants and landlords, all parties must have access to a reliable, timely and a just system to adjudicate their right and obligations when disputes arise. We were extremely pleased to hear that the budget for the RTB has increased by $7 million dollars. The RTB has also announced a new online portal for dispute resolutions. This will serve as a very useful tool to improve service at the RTB. Finally, and I hope this will resonate with everyone, we want all landlords to get registered. LandlordBC launched the Landlord Registry in January 2017 and we are already having a positive response.
LEGAL SERVICES FOR RESIDENTIAL & COMMERCIAL LANDLORDS
LANDLORD/TENANT LAW
• Tenancy Disputes • Residential Tribunal Hearings • Human Rights • Privacy • Building Maintenance and Protection
Our goal with the registry is to professionalize the industry by making it easy for landlords to educate themselves. The flip side of the registry is that renters have an opportunity to vet their potential landlords to see if they are registered, meaning they know the basics of the Residential Tenancy Act and have credibility.
STRATA PROPERTY LAW CONSTRUCTION LAW NON-PROFIT HOUSING LAW
Grant Haddock • Steven Lee • Ola Karpik Oscar Miklos • Nisha Anand • Kimberly Hui
4 | WINTER 2017
It is our view, getting registered in the Landlord Registry is the minimum standard for participation in our industry, and we expect all landlords, property managers and building managers to get registered. We are especially targeting the secondary market – owners of basement suites, single family homes and condos. The basics taught by the registry are designed to reduce conflicts between landlords and renters and ensure a thriving rental housing market. Additionally, your participation in the registry will show that you respect the broader industry and all the professional and responsible landlords that provide homes. It has been my pleasure to serve as chair of the LandlordBC board of directors this past year and to work with the dedicated staff led by our CEO David Hutniak. We look forward to seeing what happens in the next year, and we will continue to work hard and support the rental industry as a dedicated group.
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THE KEY We were especially pleased to welcome the Honourable Selina Robinson, Minister of Municipal Affairs and Housing as our keynote speaker. The Minister spoke to the importance of our industry to house British Columbia families and, emphasized her government’s strong desire and commitment to partner with us to create badly needed new rental housing supply.
On Thursday, November 30th, 2017 Bill 16 – 2017: Tenancy Statutes Amendment Act, 2017 received Royal Assent in the B.C. Legislature.
BILL 16 – 2017: TENANCY STATUTES AMENDMENT ACT RECEIVES ROYAL ASSENT, 2017
CEO’S MESSAGE David Hutniak, CEO, LandlordBC LandlordBC AGM a Huge Success! I would like to thank our members for their attendance, our supplier partners for their sponsorship and our guests for making the 2017 AGM the huge success it was. An event like this does not happen without the organizing skills of Erin Breier, our Events & Communications Coordinator and our entire team pitching in to help her. All our events, and the AGM in particular, are designed to deliver timely information to help you manage your rental business, while enjoying the opportunity to network with your colleagues and friends. Thank you to our supplier partners for your terrific support. Thank you to the LandlordBC team!
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On Thursday, November 30th, 2017 Bill 16 – 2017: Tenancy Statutes Amendment Act, 2017 received Royal Assent in the B.C. Legislature. We continue to await the final regulations (the scope of the exceptions) that will surround the bill, and more detail regarding Bill 16 can be found in Hunter’s Hints on page 26 of this publication. The bill, tabled by the Honourable Selina Robinson, Minister of Municipal Affairs and Housing, concerns the elimination of fixed term tenancies with a vacate clause. Prior to the tabling of this legislation, the Minister committed an additional $7 million of funding to provide the RTB with the financial and human resources to ensure that landlords (and renters) have access to consistent and timely justice. Perhaps more significantly, she has created and is currently staffing a new compliance unit that will have the necessary resources and authority to take punitive action against tenants to ensure that serial offenders suffer consequences including financial penalties and public disclosure so that the cycle of disruption many of them have caused, will come to a halt. LandlordBC is actively collaborating with the Residential Tenancy Branch to ensure these additional funds are applied appropriately and promptly. LandlordBC has a responsibility to ensure that our members, and to the extent that we can, the broader rental housing industry, understand their rights and responsibilities as it pertains to the provision of rental housing in B.C. You can rest assured that we have been and will continue to work tirelessly through our advocacy efforts to advance our industry’s best interests to all levels of government.
THE KEY
ADVANTAGES OF SUBMETERING SYSTEMS By Peter Mills, Co-CEO, Wyse Meter Solutions Inc. Installing High Density Submetering Systems in Residential Buildings
increasingly popular in new builds as they provide the most flexibility and long-term benefits. These discreet digital systems offer modern, compact, space-saving equipment and use technology that is open protocol, data-transparent and easily read at no cost.
Installing high density digital submetering systems in multi-unit residential buildings offers numerous financial and ecological benefits for developers, landlords and building residents. As a building developer, you understand that space efficiency is key. Maximizing every available square foot of saleable, usable space is essential in optimizing development costs. From this perspective, there is a key benefit to installing new, high density submetering technology in multi-residential buildings — and that is freeing up more usable space. Local utilities in British Columbia such as BC Hydro and even some private companies are still using individual glass meter banks. These bulky meter banks are space-consuming and use up more square footage per building, eliminating a significant portion of the building’s saleable space. High-density submeters are becoming
MULTI-POINT METERING TECHNOLOGY In new construction, installing high density submetering systems has proven to save approximately 10 square feet per floor, which frees up about 200 square feet of additional space per building, valued at approximately $1500 per square foot. In a standard 200-unit building, this amounts to another $300,000 worth of saleable real estate. Submetering systems can also offer open-source software for quick, universal access without getting locked into proprietary programming or expensive firmware and software updates. Their compact design allows for unobtrusive implementation in tight spaces that are often considered too confined for electrical metering. These new submeters are also more easily maintained in comparison to traditional glass meters and service work can be performed quickly and efficiently
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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Chris Winckers
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THE KEY Advantages of Submetering Systems (Cont’d)
without disrupting power for residents. High density submeters also don’t require access to the building as they are read remotely.
THE ECOLOGICAL AND F INANCIAL BENEF ITS OF SUBMETERING Additionally, with an increasing national focus on lowering carbon emissions and our country’s collective consumption, submetering offers a great opportunity to reduce our ecological footprint building by building, by transferring the responsibility of utilities from the landlord or strata to the resident or owner. Independent case studies have indicated that submetering reduces common element fees (or shared costs) in buildings as units are metered independently, while overall consumption is reduced, lowering the building’s collective carbon footprint. Submeters are high-performing, accurate and user friendly and make monitoring usage that much easier. Aside from its positive environmental impact, submetering has obvious financial benefits for both the resident or owner and the landlord or strata. By metering units independently, residents can monitor and control their individual consumption and adjust it accordingly based on detailed and reliable monthly billing and useful online self-monitoring tools. They are no longer paying for their neighbour’s huge flat screen that’s left on all day, and the growing number of citizens who strive to live a “green” lifestyle are given the autonomy to do so. For the landlord, it’s no longer a free-for-all buffet of utilities for residents, eliminating the necessity of factoring these expenses into the monthly rent and allowing for more competitive rates. Submeters offer superior technology, resulting in a simplified and less disruptive maintenance process.
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SPACE EF F ICIENCY AND RE-SALE VALUE When considering retrofitting an existing building with submeters, another important aspect to consider is the impact on resale value. All newly built condominiums are legally required to have submeters installed in a growing number of metropolitan cities, Vancouver included. Submeters are less space consuming and will increase your building’s resale value significantly. Using high density submetering systems offered by most private utility companies as well as many local distribution companies will ensure the most advanced and efficient technology is in use at each building. This technology can also provide significant long-term savings, and will improve day-to-day administrative efficiency as well. Electric metering equipment is constantly evolving and improving. Not only are high density submeters the top-performing technology available on the market, the equipment is newer and has been modified to meet the needs of a growing population and resulting decline in available square footage, especially in metropolitan areas. For more information, contact Peter Mills, Co-CEO, Wyse Meter Solutions Inc. at pmills@wysemeter.com
CBRE LIMITED NATIONAL APARTMENT GROUP | VANCOUVER A leader in Metro Vancouver Apartment Sales in 2015/2016 with Apartment Sales value in excess of $530 Million.* *SOURCE: REALNET AND CBRE (JANUARY 1, 2015 – DECEMBER 31, 2016 COMBINED). INCLUDES TRANSACTIONS WITH CO-OPERATING BROKERS.
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WINTER 2017 | 11
THE KEY
BIGGEST PITFALLS FOR NOT HAVING A WILL By Seth Baker, Managing Broker and Owner, Multifamily Real Estate Services & Mike Beishuizen, Founder, West Coast Wills If you’re a landlord and pass away without a will, you’ll likely be leaving a catastrophic mess for your loved ones to clean up. If you don’t have a will, assets may be divided among people you didn’t choose. Your buildings could even be carved up in a way that creates problems for your loved ones. Your successors may not have access to the information they need. And, there can be confusion and in-fighting among successors. Don’t make these mistakes. Don’t fall into any of the four biggest pitfalls landlords face for not having a will.
PITF ALL #1 NO ESTATE PLAN (DEATH AND TA XES) If you don’t have a will, you probably don’t have an estate plan either. A will is just one component of a proper estate plan. The estate plan organizes and protects your legacy for your successors. Technical considerations go into an estate plan such as tax structure, life insurance, beneficiary designations, trusts and joint tenancies. “Incapacity planning” protects your estate if you become unable to look after things. Powers of Attorney and representation agreements are also a vital part of the discussion. An important part of the estate plan is arranging the best possible way for your apartment buildings and real estate assets to pass to your loved ones. A proper estate plan ensures that your real estate passes to your successors with the least amount of cost, dispute and confusion. Don’t have an estate plan? Simple solution: get one! Consult a qualified professional to review taxes, succession, passing along your real estate assets in the most effective and inexpensive way.
PITF ALL #2 UNF AIR DIVISION (WHO GETS WHAT) You’ve worked hard to build your multifamily portfolio. You’ve earned everything you have. So, after you pass away who gets what? Without a will, you don’t get to choose who gets what. British Columbia has unbendable laws for those who pass away without a will. The law says that without a will, your estate will go to people in this order: spouse, descendants, parents, parent’s descendants, grandparents, grandparent’s descendants. That’s right! Without a will, your multi-million dollar apartment building could be given to some sleezy uncle who used to hit on your mom, or a jerk older brother who duck-taped you to a toilet in high school. You get the idea. Instead, maybe you hope that everything will just be given to your spouse when you’re gone. Not so fast. The rules say that in a situation where there are both a spouse and children, the spouse gets only an
12 | WINTER 2017
initial lump sum and (maybe) the primary residence. Everything else gets divided among the spouse and children. And, if you’re divorced, what do you think your ex will do when you pass away. Sit on the sidelines and watch the money go rolling by? Not likely. Your successors might be up for another fight if you don’t have a strong will in place. There are many other problems with the fixed rules for distribution. Here are a few issues: 1. An inheritance may disqualify those on disability assistance from receiving benefits. 2. Minor children will inherit at the age of 19 years old, which may, at best, de-motivate them from pursuing their own goals in life (aka. make them lazy entitled brats). 3. Gifts to friends, charities, or more distant relatives are not possible. Huge tax benefits can be gained by giving to charities in wills. 4. The estate may pass to estranged members of the family (i.e. the sleezy uncle). If you’re a landlord, you need a will. If you own real estate assets, you need a will.
PITF ALL #3 LIMITED ACCESS TO INF ORMATION (HANDS ARE TIED) Without a will naming an executor, your successors’ hands are tied. Banks are wary about releasing the financial details of a deceased person to anyone. It’s a bank’s job to protect privacy. For landlords, however, this can create huge problems. Financial details of a deceased person need to be given to court in a probate
application. Included in those financial records may be mortgages or ownership records for any apartment buildings or real estate the deceased may have owned. If a bank refuses to disclose the financial information to someone not an executor, the “administrator” (whoever’s in charge of sorting out the estate) would need to apply for a court order compelling the bank to release the information. This takes time and costs money. You avoid this pitfall by having a will and naming an executor. With a will, financial institutions are more willing to disclose the deceased’s assets, mortgages and financials to the named executor.
PITF ALL #4 CONF USION (WHO’S IN CHARGE OF WHAT) When there’s a will in place, everyone knows that the executor runs the show. Without a will, who is in charge? How will the heirs get their inheritance? Who pays the bills that have been stacking up for the last few months? Usually one of the heirs begrudgingly steps up to clean up the mess as “administrator.” In the meantime, there is general confusion, uncertainty and even outright anger at a time when grieving should be taking place. Family members and successors can get stressed out. Fighting, accusations and struggles among family members can result.
When there’s a will in place, everyone knows that the executor runs the show. When you have a will, the executor handles everything. It’s clearly laid out, and there’s no confusion about who’s in charge. Assets and real estate is divided in the way that you decide. Don’t pay extra taxes on your assets after you’re gone. Don’t give your hard-earned assets to somebody you did not intend. Don’t make it difficult for your survivors to get the information they need. Don’t create confusion and in-fighting for your family. Get a professionally prepared will and estate plan and leave your loved ones with a legacy instead of a mess. A practicing lawyer, Mike Beishuizen is the founder of West Coast Wills. Contact him at mike@westcoastwills.com and 604.230.068. Seth Baker is the managing broker and owner of Multifamily Real Estate Services (www.multifamily.ca). Contact him at seth@multifamily.ca and 778.235.9293.
Willingness to try new ideas welcome in energy management Managing to save 5,928,339 kWh of energy in 2016 is no small feat, but Ivanhoé Cambridge Energy Project Manager Matthew Macwilliam says energy efficiency can also create other benefits. Consider the upgraded lighting systems at Burnaby’s Metropolis at Metrotown shopping mall a prime example. The intelligent LEDs turn brighter or dimmer on their own, depending on whether they sense the presence of people and natural light. “The lights can wirelessly communicate when they’re broken or when a fixture is burnt out,” says Macwilliam. “Maintenance workers don’t have to walk around visually searching for malfunctioning lights.”
The motion-activated lights serve almost as additional eyes and ears for the security team—when they pop on, that naturally draws the eye to the surveillance camera monitoring the area in question. The brighter, whiter light also makes it much easier for mall patrons to see in the evening hours. Macwilliam says it’s a win on every level. “Innovation can be a challenge in a corporate environment, but it’s really being fostered here. People are keen to try things out, and BC Hydro has been great for supporting new ideas and initiatives. —Matthew Macwilliam, Energy Project Manager for Ivanhoé Cambridge
To learn more about the many ways integration of strategic energy management could benefit your business, please contact your Key Account Manager, call 1 866 522 4713, or visit bchydro.com/business BCH17-724
WINTER 2017 | 13
THE KEY
MIRACLE MATERIAL TO STEALTH KILLER By Rebecca Melnyk, Online Editor, REMI Network
Asbestos Leaves Legacy of Miscalculation and Loss
pronounce the work mesothelioma were doctors and insulators. The number of friends I’ve lost is uncountable.”
After years of working in commercial buildings and industrial plants as a journeyman thermal insulator, Fred Clare, vice president of the International Association of Heat and Frost Insulators and Allied Workers, is now undergoing treatment for cancer he believes is related to asbestos exposure. He’s lost friends and colleagues over the years to health effects like asbestosis and one of the most aggressive forms of cancer — mesothelioma.
Canada is banning asbestos-containing products for good by 2018, but risk lingers. Various types of buildings still harbour the known carcinogen in walls, floors, pipes, roofs and electrical insulation. There is a commitment to control it, but the government hasn’t clarified issues related to existing stockpiles.
“It’s like an elephant sitting on someone’s chest until they can no longer breathe,” he says. “They used to say the only people who could
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There is no safe level of exposure to asbestos, and anyone is in danger from inhaling the fibrous silicate minerals. These fibres are extremely fine and can remain suspended in the air for hours.
At one time, asbestos was used in more than 3,000 different applications around the globe. Today, CAREX Canada says about 152,000 Canadians are exposed to it at work, from construction
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THE KEY Miracle Material to Stealth Killer (Cont’d) workers and electricians to plumbing and heating tradespeople and other specialty contractors. Removing it remains a massive issue. Found in most industrial plants, and in schools, hospitals and residential buildings, there is a responsibility to ensure it is removed and disposed of properly; however, people still believe it poses no problem if left alone. Clare says it’s unfathomable to treat buildings like museums, where it’s alright if nothing is touched. “We shouldn’t give people a nonchalant idea of asbestos. People think it’s okay if not disturbed, which is totally impractical,” he asserts. “Everything we build goes through wear and tear and breaks down over time.”
HANDLING EXISTING STOCK Advocates are urging the federal government to harmonize regulatory standards for asbestos disposal in existing buildings and maintain national registries of contaminated buildings and workers who have been exposed. More expert panels to advise on proper implementation of legislation would also help. This extends to working with provincial governments to change compensation legislation and developing a comprehensive health response to asbestos-related diseases, including early detection and effective treatment. Elements like waste management and non-compliance are a multipronged problem, according to Fe de Leon, researcher with the Canadian Environmental Law Association (CELA), which provides legal services to people of low income and other vulnerable populations.
Advocates are urging the federal government to harmonize regulatory standards for asbestos disposal in existing buildings...
She sees these issues as a shared responsibility among the provincial and federal government. Proposed regulations need “much stronger language” around what the government intends to do, for instance, the full life cycle of asbestos in consumer products. “We have strong advocates in unions and the healthcare field who think there needs to be better ‘right to know’ provisions that include development and expanding the registries that exist for workers, as well as the registries that demonstrate the existence of asbestos in buildings,” says de Leon. “Those two key things are dealt with in parts of the federal government announcement, but there needs to be more open discussion on what elements are needed to improve those provisions, and how they intend to share the information that is gathered in those registries.” The clinic de Leon works at has been receiving numerous calls from the public, from parents and students in academic institutions who are concerned they are not fully protected through existing regulations. They are right to worry. Members of the public may be exposed to fibres if they occupy buildings where asbestos was present and disturbed during a renovation. They may also come in contact with fibres that workers carry on their clothing. More than 2,000 Canadians die every year from diseases caused by asbestos exposure, such as mesotheliomas and lung, laryngeal and ovarian cancers. The most recent statistics show death from mesothelioma increased 60% between 2000 and 2012. In 2012, there were 560 new cases, up from 276 cases in 1992, as the latency period of the disease can be anywhere from 20 to 40 years.
THREAT OF ACCIDENTAL DISTURBANCES Recently, workers set up an asbestos tent for maintenance work in the hallway next to Clare’s hospital room where he underwent a treatment procedure. Dust was visible and there were no warning signs in place alerting patients and staff of danger — a reality that Clare faces every day. He wants to see more urgency to safely remove asbestos, and flags building materials like acoustic tiles and pipes. If they were installed prior to the 1980s they likely contain asbestos. Yet even a few years ago he was alerted that asbestos piping for drainage purposes was being installed in downtown Toronto and Ottawa. Most likely, the asbestos was non-friable, which means it is not readily subject to crumbling, powdering and becoming airborne.
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“When I looked into it, I found it was being installed in brand new condominiums,” Clare reports. “There’s no way you’re going to snap asbestos piping without causing dust. They’re not looking at issues like accidents and abrasion. Are owners who are selling those multi-million dollar buildings letting the public know they’re using this product?” Canadians may be more aware of hazards today, but non-compliance is still an issue. At a recent health and safety conference, Partners in Prevention, Meghan Kelly, training specialist at Pinchin Ltd., outlined what she sees in the field regarding regulatory compliance. “Although regulatory compliance in the industrial, commercial and institutional (ICI) sectors is fairly good among building managers and employees, it’s not perfect,” she said, and she’s highly sceptical of the hypothesize that asbestos-containing materials won’t harm anyone if left alone and managed properly. “We see over and over again, despite best efforts and intentions, these accidental disturbances continue to happen and work continues to be done improperly,” Kelly observed. “We keep running into repeated risks associated with asbestos exposure.” Many owners and managers do have asbestos management surveys and programs in place. For Kelly, this represents “pretty good control”,
with asbestos awareness training picking up. However, gaps remain, such as failing to update information in asbestos records after repairs and renovations, which result in inaccurate records. That’s problematic when owners are planning work based on these records. She also suggests small scale commercial businesses and in northern areas of Canada are more likely to struggle with compliance, most likely due to lack of financial resources and awareness. Big compliance gaps are also evident in the residential sector, where contractors are conducting work without necessary training. Light and fluffy, asbestos is a silent masquerader, quieter and less expensive than other materials, rendering workers voiceless. Once called a miracle fibre because it was fireproof, durable and said to last forever, it is so long lasting that once inside a body, it cannot be expelled or broken down. “Once you’re exposed, it goes on for years and years and years and years,” says Clare. “For the rest of your life.” Rebecca Melnyk is Online Editor with the REMI Network at www. REMInetwork.com. Article reprinted with permission from Canadian Property Management September 2017
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WINTER 2017 | 17
THE KEY
WHAT WILL YOU LEARN BY COMPLETING THE LANDLORD REGISTRY? By Kimberly Coates, Director of Member Engagement, LandlordBC
Being a landlord can be a very rewarding experience. To succeed as a landlord, you must take the time to learn about the industry you are operating in and understand the specific legislation, rules and regulations that govern that industry. Unfortunately, many people who decided to become landlords do not have the fundamental education that is needed to develop and maintain a healthy landlord/ tenant relationship that is free from conflicts and unnecessary stress. LandlordBC works to provide education and support to landlords in British Columbia. We developed the Landlord Registry to provide easily accessible education and resources to rental housing providers – like you! The Landlord Registry is an interactive e-learning tool that guides the user through the process of finding the right tenant, entering into a residential tenancy agreement, managing a tenancy, and ending a tenancy. The program answers some of the most common questions landlords have, while also addressing the rights and responsibilities of tenants. It is important that a landlord, like yourself, understands both sides of B.C.’s Residential Tenancy Act so that you can mitigate your risk and operate in a professional manner.
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HUMAN RIGHTS The BC Human Rights Code dictates that a landlord cannot discriminate against a tenant based on a specific set of qualities. These include race, ancestry, religion, sex, or marital status. Did you know that as a landlord, it is possible to unintentionally discriminate against a prospective applicant during the initial interview? You are operating a business and need to conduct yourself in a professional manner. The Landlord Registry provides examples of application questions to ask, and question best avoided as to not place you or your prospective tenants in a sensitive or uncomfortable situation.
PERSONAL INF ORMATION PROTECTION ACT (PIPA) Once you have started to process of collecting someone’s personal information, you are responsible for protecting that information in accordance with the Personal Information Protection Act. The Landlord Registry provides examples of what information constitutes personal information and what information you are legally allowed to
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THE KEY What will you learn by completing the Landlord Registry? (Cont’d) request from a tenant. For example, what identification is a landlord legally allowed to request? As well as how long you are obligated to securely store information that you have collect on applicants, current tenants, and past tenants.
NOT ALL AGREEMENTS ARE EQUAL – USING A WRITTEN RESIDENTIAL TENANCY AGREEMENT There is a misconception that if the Residential Tenancy Agreement is not in writing then the agreement does not exist. Not only is that incorrect, it is also a risky mistake that can cost you substantially. A thorough, written tenancy agreement is the cornerstone of the business relationship you are entering with your tenant. Having an agreement sets out the expectations for both parties (landlord and tenant) and can include things like who is responsible for yard work or parking restrictions. It is important that all expectations are laid out at the very start of the tenancy and agreed to by all parties. Not taking the time to complete a proper written tenancy agreement can come back to haunt you later.
IT IS ALL IN THE DETAILS – RESIDENTIAL TENANCY BR ANCH F ORMS LandlordBC members have access to proprietary tenancy forms (application, residential tenancy agreement, and condition inspection), however legislation dictates that in certain situations government issued forms must be used. The Government of B.C.
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websites provides links to 36 forms that may be needed at different times during a tenancy. Do you know which form applies to your situation? Or the difference between certain versions? The Landlord Registry lays the ground work for managing potential tenancy issues and explains when and why certain government issued forms are needed. No landlord wants to end up in a situation where they are required to serve notice to a tenant, but it is important that you have done your due diligence and understand the legislative language used before you are faced with a problem.
MANAGING YOUR TENANTS As a landlord you are a business owner, and tenants are your customers. Most tenants, like most landlords, are decent hardworking people who are looking for safe and secure, long term, rental housing. The best way to keep your tenants happy and limit the risk of damage to your property is to manage the tenant/landlord relationships in the most professional way possible. You can do this by learning about the proper procedures for documentation and serving notices. Also, understanding what you, as a landlord, have the right to ask of your tenants and what your tenants have a right to ask of you. The Landlord Registry will provide you with education on common issues like subletting, service notices, rent increases. LandlordBC launched Landlord Registry in 2017 with the goal of educating landlords on their rights and responsibilities under the Residential Tenancy Act. You can complete the registry by visiting www.landlordregistry.ca. The cost is $39 for three-year access to the program.
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WINTER CONTRACT SEASON IS HERE By Andy Schwartze, Insurance Broker
Finalizing Service Contracts, From the Perspective of a Seasoned Claims Adjuster With fall winding down, many building owners will soon be finalizing their winter service contracts. If you are one of them, remember: nothing is more important than the preserving of “subrogation” rights for the building’s insurer. Under statute law, once an insurer has paid an insured claim, the insurer has the right to demand, from the Insured, cooperation and assistance in the insurer’s attempt to recover, from any outside party that may have been wholly, or partially, negligent in causing the claim in the first place, all or some of the claim that has been paid. After all, why should my insurer carry the financial cost of my claim if some other guy did something
wrong and caused it in the first place? Our legal system, very clearly, recognizes the responsibilities that emanate from “negligent” acts, which is defined by courts as being the “failure to act prudently.” Not acting at all, when we should have, is no different from doing something improperly. Building owners are, in many situations, passive investors. They turn their property over to a (presumably) competent manager and limit their management involvement to the monitoring of the manager’s performance. Where owners can often run afoul is when they fail to act upon the advice of their manager. For that, an owner can be held directly responsible and, most often, this problem arises when the manager, having recognized a problem that needs attention, is ignored by the owner who is reluctant to pay for the solution. We have many examples of this “head in the sand” attitude by owners, the
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THE KEY Winter Contract Season Is Here (Cont’d) most notable one being the replacement of a roof. This is not a cheap project and thus most owners are content to authorize patchwork repairs and will wait until the roof is soft and mushy before taking serious action. While the roof issue is really one that less affects others, (except perhaps those living on the top floor), very important are the areas where there is a lot of typical traffic. Parking surfaces, sidewalks, ramps and entranceways are notable areas where maintenance neglect can lead to liability claims settlements with little chance of a successful legal defence. These surfaces need to meet the standards that have been set by courts in past cases. Failure to do so results in your insurer writing a cheque, once the negotiating has quickly ground to a halt. Going to court is rarely successful, so why bother? An owner’s whining about the insurer’s failure to “fight” the case is pointless — why spend more money on a futile defence? These surfaces need to be level and every knowledgeable manager knows what the standards are. Even more important — as this represents factors that could well be beyond the owner’s (and even the manager’s) control — is how we treat the relationships between owners and outside contractors. Nothing is more frustrating, for an insurer’s claims manager than being in a situation where recovery is blocked by a “waiver of subrogation” or watered down by an ineptly drawn services contract. In this matter, we want to follow some very important guidelines and we should do so with conviction and determination. Contractors of all types should be required to assume legal responsibility for their negligent acts, and this should be reflected in their contracts.
No owner should...agree to the insertion of a “waiver of subrogation” in a services contract.
The notion of a “mutual waiver”, in respect of each side’s negligent acts, is nonsense and should be avoided. No owners should, at any time, agree to the insertion of a “waiver of subrogation” in a services contract. The logic is simple: the owner is not doing the hands on work at his/her building; this is being done by outsiders and they should bear the responsibility of their own actions. In addition, these service contractors should be prohibited from entering the property before having provided the owner with a certificate of insurance, in acceptable format, and subject to review by the owner’s insurance advisor. Insurance certificates are another discussion entirely; many of them are downright incorrect and most who read them have little understanding of how they should be prepared so as to protect the building owner properly. Many certificates are prepared in formats that are customized by the broker who issues them. These are often of questionable legal value to the holder. The insurance industry has an agreed template that is supported (entitled CSIO: in the U.S. the corresponding template is called ACORD) by all insurers and is the template we should insist upon. Remember too, that insurance contracts cannot be expanded to draw in coverage obligations that are part of a commercial contract. However, where a contract prevents one party from subrogating another, this limitation is enforceable on the insurer affected. So, while making certain the contract protects your insurer’s recovery rights, it is also paramount that you have proper evidence, in industry accepted format, that the coverage as required of a contractor actually exists. We tend to be somewhat careless in managing these risk factors, and there’s a very good reason for it. The vast majority of commercial deals wind up being successfully completed and without disagreement or conflict. These make us somewhat apathetic in that we often mutter to ourselves “nothing is going to go wrong; this’ll work out fine” and indeed mostly that is the case. Every now and again, however, something goes wrong and that is when careless risk management shows its ugly, not to mention, costly side. Having a “risk” based advisor review a contract prior to signing is quick and inexpensive, most insurance brokers (if they are experienced) will do it as part of their service to a client. Insurance certificates are even easier to monitor. However, the important thing that must be remembered is, all this should be done before the contract is signed. Afterwards is simply too late. Andy Schwartze, BSc, MBA, CIP, is an insurance broker specializing in property management and real estate. He can be reached at andy@takecover.ca This article is reprinted with permission from Canadian Apartment September 2017.
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LANDLORDBC AGM 2017
The 2017 LandlordBC Annual General Meeting was held in Victoria on October 2nd, 2017 at the Victoria Conference Centre. There were educational seminars on some great topics from Dispute Resolution, to RTB Review and Small Business Accounting. Attendees were also treated to a happy hour that included a free beverage courtesy of First National Financial, and a three-piece band prior to dinner.
After dinner our keynote speaker, the Honourable Selina Robinson, Minister of Municipal Affairs and Housing, took the stage to address attendees. The Minister acknowledged the importance of our industry both socially and economically as housing providers. The Minister described LandlordBC as a critical partner as her government seeks to develop strategies and solutions to address the housing crisis that
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THE KEY LandlordBC AGM 2017 (Cont’d) persists in many jurisdictions throughout the province. She noted that new rental housing and new purpose-built rental housing in particular, is a top priority for her government. The Minister also reiterated her commitment to ensuring that both renters and landlords can have access to timely justice at the Residential Tenancy Branch. The recent announcement of $7 million in additional funding is specifically targeting the dispute resolution process with in the order of 30 new staff to be added. She also referenced the creation of a new compliance unit that will ensure that tenants and landlords who deliberately and repeatedly disregard their responsibilities under the Act suffer appropriated consequences. It was indeed a great honour to have the Minister join us and we appreciate the thoughtful and insightful comments she shared with us. We would like to say a big thank you to our sponsors for this event: FortisBC, BFL CANADA Insurance Services Inc, Haddock & Company, and First National Financial.
LANDLORDBC DIRECTORS Directors are elected for two-year terms and the following directors let their names stand for nomination and one new nomination was submitted to the association and accepted. Directors whose two year term had expired but let their names stand include: David Craig, Devon Properties Jason Fawcett, The Kelson Group Claire Flewelling-Wyatt, Pemberton Homes Ltd. Richard McCarvill, independent landlord New Nominee: Derek Townsend, independent landlord and vice-president, Citifund Capital Corporation The remaining directors include: Jason Middleton, Cornerstone Properties Douglas Clarke, Vancouver Management Ltd. Paul Sander, Hollyburn Properties Andrew Bekes, independent landlord Kim Schuss, Dorset Realty Group Limited Michael Drouillard, independent landlord and, Barrister & Solicitor, Harper Grey LLP Irene Tiampo, Itziar Management Ltd Richard Laurencelle, independent landlord and, Financial Advisor, Monarch Insurance and Financial Services Corp At the October 3, 2017 board meeting held subsequent to the AGM, the following officers were confirmed: Jason Middleton, chair Dave Craig, vice-chair Douglas Clarke, secretary-treasurer
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2018 LANDLORDBC EVENTS LandlordBC will hold six events during the 2018 calendar year. We will also be involved in the 2018 CFAA Rental Housing Conference which will be taking place in Vancouver. Please mark your calendars for these event dates and keep an eye on our e-newsletters for more information and how to register. Tuesday, February 13, 2018 Education Day - Victoria Wednesday, April 11, 2018 Member Appreciation Day - Vancouver May 14-16 CFAA Rental Housing Conference - Vancouver Wednesday, July 11, 2018 Member Appreciation Day - Victoria Wednesday, August 22, 2018 Golf Tournament & Charity Fundraiser - Vancouver
• Tenant Selection Selecting the right tenant is a balancing act between ensuring you gather us much verifiable information as possible and ensuring you respect the rights of your applicants. This webinar covers industry best practices, PIPA, and the Human Rights Code. • Marijuana Understanding the Tenancy Agreement With changing legislation around smoking and growing marijuana it is important to ensure you understand how you are covered by the LandlordBC agreement and what steps you may need to take to address issues that may arise within your tenancy. • Human Rights Code This webinar on the Human Rights Code will cover both discrimination and a landlords duty to accommodate and will be co-presented with LandlordBC and the Community Legal Assistance Society. • Enforcing Orders Enforcing an order of possession or monetary order can be a daunting endevour, this webinar will cover the basics of enforcing RTB orders and set you up with the resources you need to best navigate this difficult task. • Ending Tenancies Understanding what form to use and when is critical when ending a tenancy. Learn the essentials of how to properly end a tenancy and, in the event your tenant is not cooperative, apply for an order of possession.
Wednesday, October 17, 2018 - TBC Annual General Meeting - Vancouver Thursday, November 15, 2018 Education After Hours - Victoria
WEBINARS There will be a minimum of six webinars in 2018. Please take a look below for some of the topics that will be discussed. Registration information for these webinars is sent out via our e-newsletter. • F rustrated Contracts and Death of a Renter This webinar covers the sometimes complex topics of contract frustration and the process a landlord must follow when a tenant passes away.
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THE KEY
HUNTER’S HINTS By Hunter Boucher, Director of Operations, LandlordBC Bill 16 is an amendment with a lot more than meets the eye. There is of course the changes to fixed term tenancies with a vacate clause, which we have mentioned in multiple E-news and Blog posts. We will cover the changes to fixed term tenancies but also the other changes this amendment brings forward.
F IXED-TERMS The changes to the fixed term agreement with vacate clause allow landlords to enforce a vacate clause only in situations that meet the regulations. These situations have not yet been published but the Residential Tenancy Branch (RTB) and housing minister have communicated that they will be narrow in scope while meeting the needs of landlords and tenants. This change does not mean that all tenancies are effectively monthto-month tenancies but rather that tenancies that are currently fixed terms will revert to month-to-month at the time they would have otherwise ended due to a vacate clause. The fixed term as it pertains to the landlord and tenant’s commitment to a minimum length of residency is not nullified by this amendment and all rights and responsibilities still apply. The legislation will be implemented “retrospectively” meaning that existing fixed term tenancies with a vacate clause will in effect be unenforceable and revert to a month-to-month at the end of the term. There are two situations involving existing fixed term tenancy agreements where a vacate clause can still be enforced, if before the day this Act receives First Reading in the Legislative Assembly (October 26):
the thousands of dollars and are only used in extreme circumstances. In the past how an investigation was initiated and conducted meant that it was difficult for the RTB to actually levy these penalties. The changes this amendment brings regarding the administrative penalties will allow the RTB to initiate an investigation without a landlord or tenant having to make a claim through dispute resolution. This has been a significant barrier as landlords dealing with professional nightmare tenants are often not able to apply against their tenant once they have moved out.
SUBLET AND ASSIGNMENT For years our members have heard us say that during a fixed term, a tenant may sublet or assign their tenancy so long as there is six months or more remaining on the fixed term. We have always explained that this is an interpretation of the Residential Tenancy Act and it was an interpretation that was shared by other industry stakeholders including the RTB. The RTA in fact stated that the fixed term just had to be six months or more and mentioned nothing about how long was remaining in the fixed term. This caused issue for landlords and tenants as there were many interpretations of this section. The amendment brings clarity to this and states clearly that if the fixed term has six months or more remaining a landlord cannot unreasonably withhold consent.
• A landlord, expecting their tenant to move out at the end of the term, has already entered into a tenancy agreement with a new tenant; and
This change does not remove a landlord’s right to properly screen, using their standard tenant screening process, any applicant a tenant brings forward to either sublet or assign a tenancy. In a sublet situation a tenant can sign a fixed term tenancy with a vacate clause with their sub-tenant to ensure they get the unit back before the end of the fixed term with the landlord.
• A landlord was granted an order of possession requiring a tenant to vacate the unit, but the possession order has not yet taken effect.
DIRECT REQUESTS F OR SECURIT Y DEPOSITS
RENT INCREASES There is a change in the legislation around how to calculate when a landlord is able to serve a rent increase. This is not a significant change in how rent increases work but simply a clarification in process. The Act previously stated that the rent could be increased at least 12 months from the date the rent was established. This left it open to interpret that date as either the date the tenant was first required to pay rent or the date the agreement was signed. The amendment includes language to clarify that we should use the date the tenant is to pay rent from as opposed to when the agreement was signed. This is in line with how the majority of landlords and tenants interpreted this section of the Act. There is no change to how we determine the amount of rent increased.
ADMINISTR ATIVE PENALTIES We have all seen the horror stories in the news about “nightmare tenants” and landlords that run unsafe rental housing. The RTB has the ability to conduct investigations into these situations and charge the offending party administrative penalties. These penalties can be in
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The return of the deposit to the tenant must happen within 15 days of the latter of the date the tenancy ended or the date the tenant provided a forwarding address. A landlord who has not returned the deposit must either have the tenant sign a deposit statement agreeing to deductions or apply through dispute resolution to retain all or part of the deposit. If a landlord does not take the necessary steps within the allotted timeframe the tenant is able to apply to have the deposit returned along with a penalty equal to the amount of the deposit. This means a tenant would be awarded double the deposit. With this amendment a tenant can apply through a direct request which will include a written submission by the tenant and a chance for a landlord to make their own submission. The tenant will not have to wait the six months for a hearing as it will be processed without an over the phone hearing. This change will likely become effective in early 2018 as the RTB has to flesh out a robust process that includes checks and balances to ensure the claim being made is not fraudulent. At the time of printing the regulations for Bill 16 had just been released. Please check the LandlordBC blog for more details on these regulations.
ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND ACCOUNTING D&H Group LLP Michael Louie T: 604.731.5881 www.dhgroup.ca Smythe LLP Daniel Lai T: 604.687.1231 www.smythecpa.com ADVERTISING & PROMOTION Places4Students.com Laurie Snure T: 1.866.766.0767 www.places4students.com APPLIANCE - RENTALS Coinamatic Canada Inc. Jack Ursacki T: 604.270.8441 www.coinamatic.com Handy Appliances Rocky Mangat T: 604.879.1555 www.handyappliances.ca APPLIANCE - RENTALS, APPLIANCE - SALES & SERVICE Sparkle Solutions Corp Connie Goldman T: (604) 396-3184 www.sparklesolutions.ca APPLIANCE - SALES Coast Wholesale Appliances Inc. Robb Byrd T: 604.301.3459 www.coastappliances.com Handy Appliances Rocky Mangat T: 604.879.1555 www.handyappliances.ca Trail Appliances Ltd. Dan Fofonove T: 604.328.5556 www.trailappliances.com APPLIANCE - SALES & SERVICE Penguin Appliances Sales & Services Sam Sangha T: (604) 451-4411 www.penguinappliance.com Coinamatic Canada Inc. Jack Ursacki T: 604-787-1172 www.coinamatic.com
APPRAISAL - INSURANCE Normac Appraisals Ltd. Margarita Carlos T: 604.221.8258 www.normac.ca
DECKS & BALCONIES Duradek Canada Ltd Winston Conyers T: 604.591.5594 www.duradek.com
ELEVATOR SERVICE & REPAIRS Metro Elevator Preet Binning T: 778.885.8630 www.metroelevator.ca
APPRAISAL REAL ESTATE Colliers International Kevin Cloak T: 250.414.8372 www.collierscanada.com
DEPRECIATION REPORTS Normac Appraisals Ltd. Margarita Carlos T: 604.221.8258 www.normac.ca
ENERGY EF F ICIENCY & CONSERVATION BC Hydro Power Smart Business Helpdesk T: 1.866.522.4713 www.bchydro.com
ARCHITECTURE, DESIGN, BUILDING CODE DGBK Architects Ralf Janus T: 604-682-1664 www.dgbk.com BIOHAZARD REMEDIATION 1st Trauma Scene Clean Up Ltd. Brian Woronuik T: 1-844-246-7767 www.traumascenecleanup.ca BUILDING ENVELOPE RDH Building Science Inc Kelly Haines/Dave Ricketts T: 604.873.1181 www.rdh.com Remont Construction Ltd Robert Szpakowski T: 604.837-8813 www.remontconstruction.ca BUILDING REPAIR & RENOVATION Nuwest Contracting Ltd. Debbie Gettling T: 604.525.6145 www.nuwestcontracting.com COMMUNICATIONS/ ENTERTAINMENT Shaw Cable Frank Franco T: 604.629.3231 www.shaw.ca Telus Communications Will Nicholson T: 778-874-3574 www.telus.com CONCRETE WORK Nuwest Contracting Ltd. Debbie Gettling T: 604.525.6145 www.nuwestcontracting.com CREDIT CHECKS RentCheck Brenda Maxwell T: 1 (800) 661-7312 http://www.rentcheckcorp.com/
RDH Building Science Inc Kelly Haines/Dave Ricketts T: 604.873.1181 www.rdh.com DOORS - ENTR ANCE & HARDWARE REPAIRS Action Glass Inc. Brad Johnston T: 604.525.5365 www.actionglassbc.com DRAINAGE & SEWER Cambie Roofing & Drainage Contractors Ltd. Paul Skujins T: 604.261.1111 www.cambieroofing.com DUCT CLEANING Air-Vac Services Canada Ltd. Brent Selby T: 604.882.9290 www.airvacservices.com ELECTRICAL CONTRACTORS Delbrook Electric Will Kitt T: 778.772.1834 Evanson Electric David Evanson T: 604.657.7957 www.evansonelectricdelta.ca ELECTRICIANS Handy Appliances Rocky Mangat T: 604.879.1555 www.handyappliances.ca HQ Electrical Solutions Slavico Golity T: 604.621.1323 www.elec3cian.com ELEVATOR City Elevator Ltd. Heiner Marnet T: 604.299.4455 www.cityelevator.ca
Commercial Lighting Products Tayhler Paul T: 604-540-4999 www.comlight.com F ortisBC Ltd. Siraz Dalmir T: 604.576.7268 www.fortisbc.com F RESCo Building Efficiency Jordan Fischer T: 778.783.0315 www.frescoltd.com
ESTATE & SUCCESSION PLANNING Monarch Insurance & F inancial Services Corp. Richard Laurencelle T: 604.681.2699 www.monarchfinancial.ca F INANCIAL PLANNING CIBC Wood Gundy Gilbert Lam T: 604.806.5508 www.cibcwg.com/ raymond-shum D&H Group LLP Michael Louie T: 604.731.5881 www.dhgroup.ca F IRE PROTECTION & MONITORING Vancouver F ire & Radius Security Joslyn Alderson T: 604.232.3488 www.vanfire.com
RDH Building Science Inc Kelly Haines/Dave Ricketts T: 604.873.1181 www.rdh.com
StoveTop F ireStop Carter Shackelford T: 817.872.1500 www.stfs.com
Yardi Systems Inc. Peter Altobelli T: 888.955.7900 www.yardi.com
F LOORING AND CARPETING Mira F loors and Interiors Kevin Bergstresser T: 604.856.4799 www.mirafloors.com
ENGINEERS F RESCo Building Efficiency Jordan Fischer T: 778.783.0315 www.frescoltd.com JRS Engineering Ltd. T: (604) 320-1999 http://www.jrsengineering.com RDH Building Science Inc Kelly Haines/Dave Ricketts T: 604.873.1181 www.rdh.com Read Jones Christoffersen Ltd. Jason Guldin T: 250.386.7794 www.rjc.ca WSP Canada Inc Kathryn Webb T: 604.924.5575 www.wspgroup.com
GARBAGE CHUTE CLEANING Air-Vac Services Canada Ltd. Brent Selby T: 604.882.9290 www.airvacservices.com GAS SERVICES Handy Appliances Rocky Mangat T: 604.879.1555 www.handyappliances.ca GLASS Action Glass Inc. Brad Johnston T: 604.525.5365 www.actionglassbc.com HANDICAP SHOWER, TUB SALES & INSTALLATION ORCA Health Care Suppliers Inc. Reynald Stringer T: (604) 733-2656 http://www.orcahealthcare.com/
This list is intended for use 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 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 of damage as a result of reliance on this material.
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THE KEY ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND HOARDING - CLEAN UP 1st Trauma Scene Clean Up Ltd. Brian Woronuik T: 1-844-246-7767 www.traumascenecleanup.ca 604-TRASH-IT Deconstruction Disposal & Recycling Dave Abercrombie T: (604) 872-7448 www.604-trash-it.com INSPECTIONS - GENERAL CONDITION/LEASE COMPLIANCE CTI (Canadian Tenant Inspection) Services Jim Garnett T: 778.840.7611 www.ctiservices.ca INSURANCE AC&D Insurance Services Ltd. Scott Jamieson T: 604.982.1039 http://acd.insurebc.ca BF L CANADA Insurance Services Inc. Paul Murcutt T: 604.678.5454 www.bflrealestate.ca CIBC Wood Gundy Gilbert Lam T: 604.806.5508 www.cibcwg.com/ raymond-shum CMW Insurance Services Ltd. Gordon Li T: 604-294-3301 www.cmwstrata.com 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 F itzPatrick Insurance Services Mike Nichol T: 250.595.5212 www.megsonfitzpatrick.com INTERCOM REPAIRS & INSTALLATION Vandelta Communication Systems Ltd. Hugh Rae T: 604.732.8686 www.vandelta.com
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INTERNET LISTING SERVICE Yardi Systems Inc. Peter Altobelli T: 888.955.7900 www.yardi.com INVESTMENT & RETIREMENT PLANNING Monarch Insurance & F inancial 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 Alex Chang 604-685-3567 www.lmlaw.ca LIGHTING Oojala Lighting Harneet Randhawa T: 778-223-2561 www.oojala.ca LIGHTING - COMMERCIAL Commercial Lighting Products Tayhler Paul T: 604-540-4999 www.comlight.com MORTGAGE F INANCING CIBC Wood Gundy Gilbert Lam T: 604.806.5508 www.cibcwg.com/raymond-shum Citifund Capital Corp. Derek Townsend T: 604.683.2518 www.citifund.com Colliers International Dave Ganong T: 250.414.8388 www.collierscanada.com F irst National F inancial Corp Russ Syme T: 778.327.5712 www.firstnational.ca MORTGAGE INSURANCE Canada Mortgage & Housing Corporation Robyn Adamache T: 604-742-4392 www.cmhc.ca
NARCOTICS DETECTION & SECURITY CTI (Canadian Tenant Inspection) Services Jim Garnett T: 778.840.7611 www.ctiservices.ca ONLINE PAYMENT SERVICE Yardi Systems Inc. Peter Altobelli T: 888.955.7900 www.yardi.com PAINT SALES Cloverdale Paint Dave Picariello T: 604.551.8083 www.cloverdalepaint.com Dulux Paints Robert Zelisko T: 604-358-4024 www.dulux.ca PAINT SPECIF ICATIONS SERVICES Cloverdale Paint Dave Picariello T: 604.551.8083 www.cloverdalepaint.com PAINTING SERVICE Prostar Painting & Restoration Ltd. Jonathan Moorhouse T: 604.876.3305 www.prostarpainting.com Remdal Painting & Restoration Inc. Dan Schmidt T: 604.882.5155 www.remdal.com 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 Poulin’s Pest Control Scott Hagon T: 604.433.2500 www.poulins.ca Solutions Pest Control Jason Page T: 604-986-8881 www.pestsolutions.ca
PIPE LINING/RE-PIPING CuraF lo of British Columbia Ltd. Randy Christie T: 604.298.7278 www.curaflo.com PLUMBING/HEATING/ BOILERS Allied Plumbing and Heating Lance Clarke T: 604.731.1000 www.allied-plumbing.ca Ashton Service Group. Brian Williams T: 604.275.0455 www.ashtonservicegroup.com BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan T: 604.253.9330 www.bmsmechanical.com Cambridge Plumbing Systems Ltd. John Jurinak T: 604.872.2561 www.cambridgeplumbing.com CuraF lo of British Columbia Ltd. Randy Christie T: 604.298.7278 www.curaflo.com Montalbano Plumbing Services LTD. Giovanni Montalbano T: 604.444.0222 www.montalbano.ca Viessmann Manufacturing Co. Inc. Randy Stuart T: 604.533.9445 ext. 222 www.viessmann.ca Xpert Mechanical & JK Lillie LTD Kerry West T: 604.294.4540 www.xpertmech.com PRINTING Citywide Printing Ltd. Gordon Li T: 604.254.7187 www.citywideprint.com PROPERTY MANAGEMENT Ascent Real Estate Management Corp. Milena Carella T: 604.431.1800 www.ascentpm.com
Associa British Columbia, Inc. Katie Khoo T: 604.501.4417 www.associabc.ca Austeville Properties Ltd. Andrew Abramowich T: 604.216.5510 www.aplbc.com Bayside Property Services Ltd. T: 604.432.7774 www.baysideproperty.com Beacon Hill Suites Ltd. Meredith Warden T: (250) 590-1775 Bolld Real Estate Management Leo Chrenko T: 604.671.0293 www.bolldpm.ca CAPREIT T: 604-632-9991 www.caprent.ca Century Group Lands Corporation Lisa Biggin T: 604.948.3832 www.centurygroup.ca Delaney Properties Ltd Diana Delaney T: 250.550.2120 www.RentalsVernon.com Dennison Property Management Ltd. Jane Dennison T: 604.982.7059 www.dpmonline.ca Dorset Realty Group Canada Ltd. T: 604.270.1711 http://dorsetrealty.com F irstService Residential Judith Harris T: 604.683.8900 www.fsresidential.com Gateway Property Management Corporation Scott Ullrich T: 604.635.5000 www.gatewaypm.com Homelife Peninsula Property Management Doug Holmes T: 604.536.0220 www.penpm.com Hope Street Management Corp Shamon Kureshi T: 403-462-6200 Hume Investments Ltd. Sally MacIntosh T: 604.980.9304 www.humeinvestments.com
ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND Katronis Property Management Brad Katronis T: (604) 614-6402
Unique Real Estate Accomodations Nina Ferentinos T: 604.984.7368
Li-Car Management Group Lita Powell T: 250.785.2662
Valley Realty Sita Mulder T: (604) 852-2234 www.valleyrealtyabbotsford.com
Macdonald Commercial Real Estate Services LTD. Tony Letvinchuk T: 604.736.5611 www.macdonaldcommercial.com Metro Vancouver Housing Corporation Priscilla Matei T: 604.456-8802 Pacific Quorum Properties Ltd. Lyn Stoll T: 604-635-0260 www.pacificquorom.com Porte Realty Ltd. Daniel Bar-Dayan T: 604.732.7651 www.porte.ca Prospero International Realty Inc. Jeff Nightingale T: 604.669.7733 Raamco International Properties Canadian Ltd. Kimm Zbierski T: 250.686.3131 www.raamco.com REMAX Professional Rental Management Richard Van Slyke T: 604-273-6801 www.professionalrental.ca Roboson Holdings Ltd. Sarah Hill T: 1.800.682.2088 S.A.H. Properties Ltd. Leslie Pomeroy T: 604.926.6947 Sunstar Realty Ltd. David Mak T: 604.436.1335 Sutton Group - West Coast Realty Cindy Hamel T: 604-807-1105 Sutton Max Realty Property Management Wallis Lee T: (604) 227-3399 http://suttonmaxrealty.com Turner Meakin Management Company Ltd. Kelly Kellogg T: 604.736.7020
Wesgroup Properties LP Sara Young T: (604) 648-1866 http://www.wesgroup.ca RE-PIPING BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan T: 604.253.9330 www.bmsmechanical.com Brighter Mechanical Ltd. Mike Pearson T: 604.279.0901 www.brightermechanical.com Cambridge Plumbing Systems Ltd. John Jurinak www.cambridgeplumbing.com CuraF lo of British Columbia Ltd. Randy Christie T: 604.298.7278 www.curaflo.com Manna Plumbing Ltd. Chris Kobilke T: 604.710.3908 www.mannaplumbing.com REAL ESTATE SALES CBRE Limited - National Apartment Sales Team Norm Taylor T: 604-662-5156 www.cbre.ca/vancouver Colliers International Kevin Cloak T: 250.414.8372 www.collierscanada.com Cushman & Wakefield Chris Driver T: 604-640-5819 www.cushmanwakefield.com JLL Multifamily BC James Blair T: 604-98-6001 www.jllmultifamilybc.com Macdonald Commercial Real Estate Services LTD. Dan Schulz T: 778.999.5758 www.bcapartmentinsider.com Marcus & Millchap Wynda Wauran T: 604-675-5200 www.marcusmillchap.com
Penfolds Roofing Jonathan Manca T: 604.379.0338 www.penfoldsroofing.com
Waste Management Inc. Tej Kullar T: 604.520.7858 www.wm.com
NAI Commercial Terry Harding T: 604.691.6615 www.apartmentblocks.ca
ROOF ING MEMBRANES RDH Building Science Inc Kelly Haines/Dave Ricketts T: 604.873.1181 www.rdh.com
XeroWaste Solutions Michael Solkshinitz T: 604.674.8414 www.xerowaste.ca
The Goodman Report, David & Mark Goodman, HQ Commercial Mark Goodman T: 604.714.4790 www.goodmanreport.com
SECURITY & INTERCOM SYSTEMS ADT Canada Inc. Vince Wong 604.349.6974 www.adt.ca
Multifamily Real Estate Services Corporation Seth Baker T: 778-235-9293 www.multifamily.ca
RENOVATION & REPAIRS Remont Construction Ltd. Robert Szpakowski T: (604) 837-8813 www.remontconstruction.ca Quest Projects Inc. Jacqui McGregor T: 604.299.4522 www.questprojects.ca RESTORATION 1st Trauma Scene Clean Up Ltd. Brian Woronuik T: 1-844-246-7767 www.traumascenecleanup.ca 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 F lood & F ire Restoration Mayank Anand T: 604.601.8206 www.superiorrestoration.ca ServiceMaster Restore of Vancouver Natasha Purnell T: (604) 435-1220 http://www.svmvancouver.ca ROOF ING Bond Roofing Daniel Fajfar T: 604-375-2100 www.bondroofing.ca Cambie Roofing & Drainage Contractors Ltd. Paul Skujins T: 604.261.1111 www.cambieroofing.com CentriMark Ltd. Brendan Jenkins T: 604-521-8911 www.centrimark.ca
SOF TWARE - PROPERTY MANAGEMENT Pendo Rental Software Inc. Josh Heppner T: 604-306-5947 landlordbc.pen.do Yardi Systems Inc. Peter Altobelli T: 888.955.7900 www.yardi.com
WATER PROOF ING RDH Building Science Inc Kelly Haines/Dave Ricketts T: 604.873.1181 www.rdh.com WINDOW - REPLACEMENT/ INSTALLATION/RENOVATION A-1 Window MF G Ltd. Rob Elliot T: 604.724.5827 www.a1windows.ca Retro Teck Window Mfg. Ltd. Wilfred Prevot T: 604.291.6751 www.retrowindow.com
SUPPLIER & MANUF ACTURER PLUMBING SUPPLIES Moen Inc Shelby Wallace T: 604.390.8737 www.moen.ca
WINDOW & DOOR MANUF ACTURING Canadian Vinyltek Window Corporation Patrick Malone T: 604.540.0029 www.vinyltek.com
SUPPLIES: HARDWARE, BUILDING, MAINTENANCE Rona Inc Brad LeGrow T: 604.314.1366 www.rona.ca
WINDOW MANUF ACTURING, COVERS Centra Windows Matthew Burgon T: 604.882.5010 www.centra.ca
UTILITIES/ NATURAL GAS Absolute Energy Inc. / Bluestream Energy Kirby Morrow T: 778.340.1580 www.absolute-energy.ca UTILITY SUB-METERING QMC Meters James Easton T: (604) 526-5155 http://qmeters.com Wyse Meter Solutions Inc Bill Gill 1.800.672.1134 ext 2223 http://www.wysemeter.com WASTE/RECYCLING 604-TRASH-IT Deconstruction Disposal & Recycling Dave Abercrombie T: (604) 872-7448 www.604-trash-it.com Waste Connections of Canada Rob Barr T: 604.834.7578 www.wasteconnectionscanada.com
WINTER 2017 | 29
THE KEY ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - VANCOUVER ISLAND ADVERTISING & PROMOTION Places4Students.com Laurie Snure T: 1.866.766.0767 www.places4students.com APPLIANCE - RENTALS Coinamatic Canada Inc. Jack Ursacki T: 604-787-1172 www.coinamatic.com APPLIANCE - SALES Trail Appliances Ltd. Sunny Mann T: 604.992.7124 www.trailappliances.com Westcoast Appliances Byron Loucks T:250-382-0242 APPRAISAL REAL ESTATE Colliers International Kevin Cloak T: 250.414.8371 www.collierscanada.com BIOHAZARD REMEDIATION 1st Trauma Scene Clean Up Ltd. Brian Woronuik T: 1-844-246-7767 www.traumascenecleanup.ca CLEANING - CARPET & UPHOLSTERY Island Carpet & Upholstery Cleaning Inc Ron Gould T: 250.590.5060 www.islandcarpetcleaning.ca CLEANING - JANITORIAL SERVICES Select Janitorial Beverly Wise T: 250.360.0666 www.sjivic.com COMMUNICATIONS/ ENTERTAINMENT Shaw Cable Sebrina Benson T: 250.475.7251 www.shaw.ca Telus Communications Will Nicholson T:778-874-3574 www.telus.com DRAINAGE & SEWER Victoria Drain Services David Lloyd T: 250.818.1609 www.victoriadrains.com
30 | WINTER 2017
ELECTRICAL SERVICE Rushworth Electrical Services Inc. Dustin Rushworth T: 1.888.361.1231 www.rushworthelectric.ca ENERGY EF F ICIENCY & CONSERVATION BC Hydro Power Smart Business Helpdesk T: 1.866.522.4713 www.bchydro.com F ortisBC Ltd. Siraz Dalmir T: 604.576.7268 www.fortisbc.com F RESCo Building Efficiency Jordan Fischer T: 778.783.0315 www.frescoltd.com Yardi Systems Inc. Peter Altobelli T: 888.955.7900 www.yardi.com ENGINEERS F RESCo Building Efficiency Jordan Fischer T: 778.783.0315 www.frescoltd.com Read Jones Christoffersen Ltd. Jason Guldin T: 250.386.7794 www.rjc.ca F IRE PROTECTION & MONITORING Capital City F ire Equipment Mark Wyatt T: 250.727.8159 www.capitalcityfire.ca HEATING F UEL Columbia F uels Dave Young T: 250.391.3633 www.columbiafuels.com Coastal Mountain F uels Ron Gertzen T: 250-753-0278 HOARDING - CLEAN UP 1st Trauma Scene Clean Up Ltd. Brian Woronuik T: 1-844-246-7767 www.traumascenecleanup.ca INSURANCE BF L Canada Insurance Services Inc. Paul Murcutt T: 604.678.5454 www.bflrealestate.ca
Megson F itzPatrick Insurance Services Mike Nichol T: 250.595.5212 www.megsonfitzpatrick.com
Concise Strata Management Services Inc. Beth Kauwell T: 250.754.4001 www.concisemgmt.com
INTERNET LISTING SERVICE Yardi Systems Inc. Peter Altobelli T: 888.955.7900 www.yardi.com
Cornerstone Properties Ltd. Jason Middleton T: 250.475.2005
MORTGAGE F INANCING Colliers International Dave Ganong T: 250.414.8388 www.collierscanada.com F irst National F inancial Corp Russ Syme T: 778.327.5712 www.firstnational.ca MORTGAGE INSURANCE Canada Mortgage & Housing Corporation John Lynch T: 604.737.4161 www.cmhc.ca ONLINE PAYMENT SERVICE Yardi Systems Inc. Peter Altobelli T: 888.955.7900 www.yardi.com PAINT SALES Dulux Paints Robert Zelisko T: 604-358-4024 www.dulux.ca PAINT, PAINTING, RESTORATION SERVICES Empress Painting Ltd Chris Jefferies T: 250.383.5224 www.empresspainting.com PLUMBING/HEATING/ BOILERS Victoria Drain Services David Lloyd T: 250.818.1609 www.victoriadrains.com POWER WASHING Island Carpet & Upholstery Cleaning Inc Ron Gould T: 250.590.5060 www.islandcarpetcleaning.ca PROPERTY MANAGEMENT Advanced Property Management Lorri Fugle T: 250.338.2472 www.advancedpm.ca Complete Residential Property Management Dennie Linkert T: 250.370.7093
Devon Properties T: 250.595.7000 www.devonprop.com Duttons & Co. Real Estate T: 250.389.1011 rentals@duttons.com Equitex Property Management T: 250.386.6071 Holywell Properties Adam Major T: 604-885-3460 www.holywell.ca Meicor Realty Management Services Inc Laurie Sims T: 250.338.9979 Pemberton Holmes Property Management Claire Flewelling-Wyatt T: 250.478.9141 Proline Management Ltd Kelly Whitney T: 250.475.6440 www.prolinemanagment.com Raamco International Properties Canadian Ltd. Kimm Zbierski T:250.686.3131 www.raamco.com Roboson Holdings Ltd. Sarah Hill T: 1.800.682.2088 Rowan Property Management Ltd. Amahra LeBlanc T: 250.746.9090 www.rowanproperty.ca TPM Management Ltd Debbie Hunt T: 250.383.7663 REAL ESTATE SALES Colliers International Kevin Cloak T: 250.414.8372 www.collierscanada.com Devon Properties T: 250.595.7000 www.devonprop.com RESTORATION 1st Trauma Scene Clean Up Ltd. Brian Woronuik T: 1-844-246-7767 www.traumascenecleanup.ca
SOF TWARE - PROPERTY MANAGEMENT Pendo Rental Software Inc. Josh Heppner T: 604-306-5947 landlordbc.pen.do Yardi Systems Inc. Peter Altobelli T: 888.955.7900 www.yardi.com SUPPLIES: HARDWARE, BUILDING, MAINTENANCE Rona Inc. Brad LeGrow T: 604-314-1366 www.rona.ca UTILITIES/ NATURAL GAS Absolute Energy Inc. / Bluestream Energy Kirby Morrow T: 778.340.1580 www.absolute-energy.ca WASTE/RECYCLING Waste Connections of Canada Rob Barr T: 604.834.7578 www.wasteconnectionscanada.com Waste Management Alex Dumitrescu T: 250.544.8009 ext 223 www.wm.com
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NEW LISTING
NEW LISTING New Listing
NEW LISTING
MC2 Marine & Cambie, Vancouver
Norquay Village Development Site 5076, 5066 & 5026 Earles Street, Vancouver
Maddock Manor 2146 W 43rd Avenue, Vancouver
Two concrete rental properties totalling 110 suites.
Multi-family development site. Up to 2.0 FSR.
16-suite well maintained co-op apartment building
Luxury buildings, fully occupied, newer construction
3 lots totalling 29,370 SF
Large suites / excellent suite mix. Kerrisdale area
$54,000,000
Call listing agent
$13,100,000
Mount Pleasant Manor 275 East 13th Avenue, Vancouver
Eton Apartments 2231 Eton Street, Vancouver
2340-50 St. Johns Street Port Moody
Well maintained 23-suite apartment building
16-suite well maintained building. Views.
Mixed-use townhouse complex
Mount Pleasant. 99’ × 122’ lot (12,078 SF)
Grandview-Woodland neighbourhood
10 units: 7 residential / 3 commercial
$10,500,000
$5,850,000
$5,350,000
SOLD
SOLD New Listing
SOLD
Oakview Apartments 3591 Oak Street, Vancouver
Mon Tru M anor 420 Eleventh Street, New Westminster
Kirk Manor 6310 East Boulevard Avenue, Vancouver
26-suite co-op apartment building
61-suite apartment on massive ~1 acre site
Rare high-exposure C-2 mixed-use redevelopment
132’ x 120’ lot. Shaughnessy area
Brow of the Hill neighbourhood
site in Kerrisdale. Site 65’ × 122’ (7,930 SF)
$17,000,000
$14,500,000
PRICE TBA
David Goodman Direct 604 714 4778 david@goodmanreport.com
Mark Goodman* Direct 604 714 4790 mark@goodmanreport.com
Cynthia Jagger* Direct 604 912 9018 cynthia@goodmanreport.com
*Personal Real Estate Corporation