The RTB – More Online, Less Wait Time
Meet LLBC’s Knowledgeable and Helpful Staff!
WINTER 2015
THE NEW FEDERAL GOVERNMENT – OPPORTUNITIES AND CHALLENGES
Human Rights and Tenancy
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
Vancouver Office:
Victoria Office:
3 CEO’s Message
#203 - 1847 West Broadway
830B Pembroke Street
Vancouver, BC V6J 1Y6
Victoria, BC V8T 1H9
4 Hunter’s Hints: RTB Changes
Tel: 604.733.9440
Tel: 250.382.6324
Toll Free BC: 1.888.330.6707
Toll Free BC: 1.888.330.6707
Fax: 604.733.9420
Fax: 250.382.6006
Fax Toll Free: 1.877.382.6006
Fax Toll Free: 1.877.382.6006
6 Mark your calendars! We have a lot of great stuff coming your way in 2016!
6 The People behind LandlordBC 10 CFAA: New Liberal Government Means New Issues for Landlords
David Hutniak
12 Lowering Costs Just Got Easy
Chief Executive Officer
Erin Breier Events & Communications Coordinator
Hunter Boucher
Rights Considerations
18 LandlordBC AGM – 2015 20 CMHC Introduces a New
Member Services Manager
Kimberly Lachuk Membership Development Manager
Shona Athey
Borrowing Policy Regarding Secondary Suite Income
21 Recruitment at Your Building, or… The Best Resident Caretaker I Ever Had Is Leaving. Now What?!
Member Services Representative
Lisa Henderson Allison Saturley
14 Residential Tenancies and Human
Member Services Representative
23 LandlordBC Annual Golf Tournament & Charity Fundraiser
24 A Historical Account: Writs of Eviction Abound in the 1930s
Office Manager – Victoria & Member Services Representative
27 Pharaoh Ants: Resilient and Adaptable 28 Windows, Part 2: Factors to Consider 30 Dealing with Deposits:
Board of Directors
President Andrew Békés Vice-President Jason Middleton Treasurer Irene Tiampo Directors Douglas Clarke, David Craig, Jason Fawcett, Claire Flewelling-Wyatt, Bill Goold, Richard Laurencelle, Richard McCarvill, Paul Sander
15 Days to Take Action The KEY is published by LandlordBC Publication Mailing# 40719511
Magazine Coordinator Erin Breier Content Editor Hunter Boucher Copy Editor Donna Sassaman Production Profile Design Group Inc. Cover Photo Digiwerxstudio.com
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.
31 Online Education For Tenants 32 Are You Ready? 33 Tenant Insurance 34 Associate Members/ Corporate Suppliers - Mainland
36 Associate Members/ Corporate Suppliers - Vancouver Island
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LANDLORDBC.CA
THE KEY
CHAIR’S MESSAGE Andrew Békés Chair, LandlordBC Another successful Annual General Meeting was held October 5, 2015 in Victoria. The day included a wonderful afternoon of informative and timely knowledgesharing from an excellent group of speakers, an opportunity to learn about some of the latest products and services from our supplier partners in the trade expo, and an opportunity for all of us to network with fellow LandlordBC members. The event culminated in an excellent dinner and keynote speaker. On behalf of the Board, I would like to thank all the LandlordBC members who attended, the sponsors who helped to make it happen, and the LandlordBC staff for organizing another fantastic event.
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Our Directors are all very busy running their own businesses as rental property owners and managers. It is important that we recognize and appreciate the commitment they are making to serve on the Board. I would also like to thank all my colleagues who put their names forward to serve on the LandlordBC Board of Directors. It is critical that we have strong industry representation to provide leadership and governance to our Association. Our Directors are all very busy running their own businesses as rental property owners and managers. It is important that we recognize and appreciate the commitment they are making to serve on the Board. The 2015-16 Directors are listed later in this publication. On the subject of the Board, it is my pleasure to welcome our newest Director, Claire Flewelling-Wyatt of Pemberton Holmes Ltd., a leading property manager in Victoria and, at the same time, thank a former Director, Vancouver-based Jeff Hayes of Lantern Properties, who opted not to seek re-nomination to the Board. Jeff was a Director of the former BCAOMA for several years and was very instrumental in the amalgamation of the three associations to form LandlordBC. On behalf of the Board and LandlordBC, welcome Claire, and thank you, Jeff, for your outstanding contribution to LandlordBC and the industry. On a personal note, it is my pleasure to serve as Board Chair for 2015-16. I look forward to meeting you, our valued members, at the events planned for the coming year, and hope that you will take full advantage of the tremendous services, support, and leadership that LandlordBC provides.
CEO’S MESSAGE David Huntiak CEO, LandlordBC Thank you to everyone who participated in this year’s Annual General Meeting and Education Day/Trade Expo in Victoria. This was without question one of our best events ever in terms of the scope of content and the breadth of knowledge and expertise our speakers were able to bring to the table. I wish to especially thank CIBC/CIBC Wood Gundy for their tremendous support to facilitate the participation of our keynote speaker, Mr. Benjamin Tal. Ben is not your ordinary economist. He can take complex issues and present them in a straightforward and engaging fashion. Thank you also to all our sponsors, without whom our events would not be the successes they are. The AGM is also in many ways a time of new beginnings in that our members nominate the slate of volunteer Directors who will provide guidance to me and my team for the following year. To the Directors, I wish to personally thank you in advance for your engagement. I know that we are all looking forward to an exciting year. Lowering costs just got easier! One of the key announcements at the AGM dinner was FortisBC announcing their new Rental Apartment Efficiency Program. LandlordBC has teamed up with FRESCo to deliver the program. You will find more details later in this issue of The Key. I will say this, however: Lowering energy costs just got easier for owners and managers of rental housing! This new program will help you reduce operating costs by improving energy and water efficiency. The program makes it easy for owners and managers to begin improving efficiency and saving money right away.
One of our property management members reviewed the entire [Renting it Right!] program in detail and his feedback was, “If all tenants take the time to review this material, then the RTB’s arbitration branch employees will be sitting around like the Maytag repairman, waiting for a call.”. the future development of their tenant education programming. We encourage landlords to recognize the Renting it Right! certificate when prospective renters apply for tenancy. Thank you for your continued support. We wish you great success in your rental housing business. 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
Finally, LandlordBC is pleased to endorse and support the new online education tenant education program from the tenant advocacy group, Tenant Resource and Advisory Centre (TRAC), to be launched by the end of 2015 (see the article in this issue). Called Renting it Right!, the program is a video-based education program targeting first-time renters and includes a knowledge quiz at the end, resulting in the renter securing a certificate. One of our property management members reviewed the entire program in detail and his feedback was, “If all tenants take the time to review this material, then the RTB’s arbitration branch employees will be sitting around like the Maytag repairman, waiting for a call.” LandlordBC has been collaborating with TRAC to develop what will be the initial phase of the program, and looks forward to continuing to collaborate with TRAC for WINTER 2015
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THE KEY
HUNTER’S HINTS: RTB CHANGES By Hunter Boucher, Member Services Manager, LandlordBC
In previous issues of The Key, we have highlighted some of the changes that have come out of the Residential Tenancy Branch (RTB) throughout the year, and – lo and behold – there have been even more changes of which to take note. Some changes on which we have previously reported include the closure of the RTB office in Victoria and the departure of Cheryl May as Executive Director of the RTB. The opening of a ServiceBC office ushered the closure of the public office of the RTB in Victoria, bringing it in line with the rest of the province. The only remaining publicly-accessible RTB office is found in Vancouver. Earlier this year, Cheryl May left for what was a temporary assignment. Greg Steves took over as Acting Executive Director and, as of mid-October, has become the permanent Executive Director. We look forward to continuing our relationship with the RTB under the leadership of Mr. Steves.
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The RTB has also released some proposed changes to the Residential Tenancy Act, which, hopefully, will bring the Act a little more in line with today’s use of technology as an effective business tool.
This year also saw some changes to the regulations, rules of procedure, policy guidelines, and RTB forms. Specifically, we saw the Direct Request form change and eventually move to an online application. Allowing landlords to apply for a Direct Request online has reduced the wait times applicants previously faced in the RTB office or ServiceBC centre. In October some changes to the Rules of Procedure came into effect, which resulted in new Policy Guidelines. The changes were, for the most part, clarifications on points that had previously caused confusion. One such change was the requirement to use the prescribed form to amend an application for dispute resolution. The creation of this new form should refine the amendment process and leave less room for frivolous or erroneous claims. The RTB has also released some proposed changes to the Residential Tenancy Act, which, hopefully, will bring the Act a little more in line with today’s use of technology as an effective business tool. Some changes include room potentially to utilize the Administrative Tribunal process currently being tested in strata buildings. This includes a new facilitated settlement process that supports landlords and tenants to work together to resolve their dispute with the assistance of a skilled facilitator. There will also be increased opportunities for landlords and tenants to do more business online, including the ability to serve notices and evidence by email. With all these changes and more to come next year, we look forward to the RTB getting up-to-date with current technologies. Look for updates both on our website and in our regular E-News.
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THE KEY
MARK YOUR CALENDARS! WE HAVE A LOT OF GREAT STUFF COMING YOUR WAY IN 2016! LandlordBC is pleased to announce we will be offering regular webinars, starting January! These short online sessions will be a great way for you to get relevant, timely information in the comfort of your own home or office. We will also hold a few small evening events in both Vancouver and Victoria that are yet to be finalized, so to keep current on all events and pertinent news, please read the e-newsletters that are sent out twice a month. You can also get up-to-date information on our website, www.landlordbc.ca.
Date* – 2016
Event
January 13
Webinar
February 17
Education Day & Trade Expo – Vancouver
March 16
Webinar
May 25
Education Day & Trade Expo – Victoria
June 15
Webinar
July 13
Webinar
August 25 (approx.)
Golf Tournament
September 14
Webinar
October 5
AGM & Trade Expo - Vancouver
November 16
Webinar
* Please note that many of these dates are subject to change and that timing, topics, and registration etc. will all be sent out via our e-newsletters prior to the event.
THE PEOPLE BEHIND LANDLORDBC The staff at LandlordBC is a diverse and skilled group of people who love what they do. They are split between the Vancouver and Victoria offices but work together as a well-oiled machine. VANCOUVER OFFICE David Hutniak David assumed the role of Chief Executive Officer of LandlordBC on July 1, 2014 and is responsible for the external and internal leadership of LandlordBC. Prior to joining LandlordBC, David held a senior position with an international consulting firm specializing in managing human capital and, subsequently, mentored and led early-stage technology-driven ventures. David is passionate about working with the LandlordBC staff and Board to continue to build the LandlordBC brand as BC’s top resource for owners and managers of rental housing. He is 6
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also very committed to ensuring that LandlordBC promotes and conserves the interests and rights of the rental housing industry by engaging all levels of government, by fostering better public understanding of the industry, and by promoting the professional operation of the rental housing industry to owners and managers across the province through programming, education, and support. David enjoys travelling and any activity that involves the outdoors, although he struggles to find the time to do either as much as he would like. His family is an extremely important part of his life, especially his two very young grandchildren, whom he spoils every chance he gets. Erin Breier Erin started with BCAOMA in September 2012 as the Events and Social Media Coordinator. When BCAOMA, ROMSBC, and the Rental Housing Council amalgamated to become LandlordBC, she also took on the coordination of The Key magazine, as well as the bi-weekly e-newsletter, after which she became the Events and Communications Coordinator.
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THE KEY The People behind LandlordBC (cont’d)
Erin’s background is in Event Coordination and Administration, having previously been an office manager and an administrative assistant. Taking on the magazine and the e-newsletter has been a fun and welcome learning experience for her. Erin works with the rest of the LandlordBC staff to improve these publications continually so that members gain maximum benefit and the most current news and information. LandlordBC has four major events every year that Erin coordinates: Two Education Day and Trade Expos, the Golf Tournament, and the AGM. Each of the educational events is carefully planned so that our members get the most up-to-date and relevant information to help them run their rental housing businesses legally and effectively. If you have yet to attend one of our events, Erin very much encourages you to do so! Erin lives in downtown Vancouver and loves going to the local beaches, hiking the surrounding mountains, and enjoying the many amazing restaurants the city has to offer. Born and raised on Vancouver Island, she also loves to spend time there and really enjoys being able to plan and attend the events we put on in Victoria. If you have any suggestions, comments, or questions regarding LandlordBC’s events or publications, please feel free to contact Erin at erinb@landlordbc.ca.
Kimberly Lachuk Kimberly joined the LandlordBC team in the fall of 2014 as Membership Development Manager. Utilizing her sales experience, excellent communication skills, and ample customer service experience, Kimberly is tasked with growing the LandlordBC membership as well as assisting current members in taking full advantage of all the benefits LandlordBC has to offer. If you have any questions regarding membership or how to take advantage of any of the great group programs that LandlordBC provides, do not hesitate to contact Kimberly at kimberlyl@landlordbc.ca. A lifelong resident of the Metro Vancouver area, Kimberly resides in Port Coquitlam. A fan of the outdoors, she enjoys hiking, relaxing at the local lakes, and recently took up cycling.
VICTORIA OFFICE Hunter Boucher Hunter started out with ROMSBC eight years ago and has enjoyed various roles, including presenting workshops at our events and staffing our helpline. He has also taken on the position of Content Editor for The Key. When Hunter is not at work, he enjoys volunteering his time as Chairperson of the Board of Directors at Open Space Arts Society – a gallery and multi-disciplinary artist-run centre in downtown Victoria. Hunter also enjoys camping weekends on the Gulf Islands with his husband. If you have ideas for future articles or would like to contribute an article, please contact Hunter at hunterb@landlordbc.ca.
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Allison Saturley Allison joined our team six years ago, coming from a background in Hotel and Restaurant Management. She has worked with various realty companies, promoting new developments in Victoria and the area. Allison is one of the staff answering questions on the helpline and she serves as the Victoria Office Manager. She also has begun writing for our magazine. Allison finds helping landlords through difficult situations rewarding and looks forward to many more years with LandlordBC.
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In her off time, Allison enjoys spending time with her two children and staying active with as many outdoor activities as a weekend can hold. She is an avid hockey fan and is working to pass that enthusiasm on to her children. Lisa Henderson Lisa accepted a position with LLBC on July 2, 2015 as an adminstrative assistant. She brings over 25 years experience in administration, with a strong background in banking and accounting. Her last career before joining LLBC was a five-year tenure as Executive Assistant for a BC-based property management company with properties in Alberta. A quick
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THE KEY The People behind LandlordBC (cont’d) study, she has already been promoted to Member Services Representative and is continuing to train with Hunter on the vast array of forms and procedures.
overseeing the new Certified Rental Building Program in BC, and is in charge of the training and development, as well as coordination and logistics, for the program.
Married with five children and three grandchildren, Lisa keeps very busy in her spare time with her large extended family. She is a huge Vancouver Canucks fan and the winter months are spent involved with all things hockey.
Shona has a diverse liberal arts background and holds an MA from the University of Victoria, where she worked as a sessional instructor and teaching assistant. Shona’s background in education, community building, and social justice is a great fit with LLBC and she is pleased to be able to contribute to the organization through writing articles for The Key, and to be involved in initiatives such as Operation Co$t-Cutter. Shona has enjoyed getting to know LLBC’s members over the past few months and looks forward to getting to know more members as she continues with the organization.
Shona Athey Shona joined LLBC in July 2015 as a Member Service Representative. Very shortly after her employment with LLBC began, she was asked to take on the additional role of Certified Rental Building (CRB) specialist. In this role Shona will be
CFAA: NEW LIBERAL GOVERNMENT MEANS NEW ISSUES FOR LANDLORDS By John Dickie, President, CFAA
Thanks to a major shift in public opinion during the last three weeks of the election campaign, and an excellent campaign throughout, the Liberal Party of Canada won a resounding victory on October 19, achieving a majority government with 184 seats out of 338. Across Canada, the Liberals won 40% of the popular vote, while the Conservatives received 32% and the NDP 20%. Among the 19 ridings in Metro Vancouver, 13 elected Liberals, while four ridings elected NDP MPs and two elected Conservatives. In Greater Victoria and across Vancouver Island, the NDP won all the seats except for Elizabeth May’s. Landlords and CFAA will want to address various issues with the new government, including the following new issues:
HOUSING STRATEGY The Liberals have promised to invest much more federal money into social housing, including both repairs and new construction. Adding new social housing through construction often has the effect of raising vacancy rates and suppressing rents in private-market rental units. The result is that some rental buildings are converted to other uses, while others are demolished (in what is called ‘crowding out’). As a result, low-income people do not have access to more housing that 10
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More funding for social housing should be balanced with allowing the provinces to use federal money for rent supplements or portable housing allowances.
is affordable; they just have access to different housing (at an unnecessarily large expense to the taxpayer.) For better results, more funding for social housing should be balanced with allowing the provinces to use federal money for rent supplements or portable housing allowances. That sustains the demand for private-market rental units, maintaining vacancy rates and rents, and avoiding crowding out. With the two policies working in tandem, low-income people gain access to more housing that is affordable, and landlords are not negatively affected.
CONSTRUCTION INCENTIVES AND TAX DEFERRAL The Liberals have also promised to remove the GST from capital investments in affordable housing. It seems that category will include retrofits or major repairs. CFAA will push hard to ensure
that the tax reduction applies to major repairs to private-market rental housing, not just in social housing. CFAA will also seek to have that GST concession not prevent landlords from claiming the major repairs as repairs (rather than as capital improvements) since the income tax treatment of repairs is much better than the income tax treatment of capital replacements (which must be claimed through the capital cost allowance system). CFAA will also try to get the government to allow a tax deferral (or rollover) if an existing rental property is sold and the proceeds are invested in a new residential rental property.
OTHER ISSUES As well, CFAA will support the expanded Canada Child Benefit and the promised increase in the Guaranteed Income Supplement for low-income seniors. More money in the hands of low-income families and seniors means they are better able to pay their rents in full and on time.
CFAA will monitor the modernization of the existing Home Buyers’ Plan, and the review of “all policy tools that could keep homeownership with reach for more Canadians,” since our industry would prefer to prevent a government push for more homeownership.
CONCLUSION CFAA looks forward to working with the new government on issues which matter to Canada’s residential landlords. CFAA works to influence all the main parties, both in government and in opposition, so that landlords’ interests are protected. 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.
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“Success by Putting Clients Before the Money” WINTER 2015
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THE KEY
LOWERING COSTS JUST GOT EASY FortisBC launches a new initiative to improve energy efficiency and reduce operating costs By Jordan Fisher, FRESCo LandlordBC recently conducted a study that showed that utilities are the third largest expense for landlords. On average they are 20% more than the next highest cost, property taxes. As cap rates get squeezed, controlling these costs becomes critical to our business. Most apartment buildings use far more energy and water than necessary, which means higher operating costs and lower profits. The new FortisBC Rental Apartment Efficiency Program helps landlords reduce utility costs. This program makes improving energy and water efficiency easy, by providing free water efficiency devices, rebates, and professional support from start to finish. Apartment buildings traditionally haven’t capitalized on many energy and water efficiency opportunities. FortisBC, LandlordBC, and FRESCo have been working hard to change that. When developing this new program, FortisBC sought the input of landlords to ensure it was tailored to the industry’s needs. It provides a high level of service to landlords at no cost. The program makes it easy for owners and managers to implement upgrades that save money, and show leadership on reducing environmental impact. The Program’s Three Components 1. Free installations of high efficiency showerheads and faucet aerators, which immediately reduce both gas and water costs. In areas where FortisBC provides electricity, the program also supplies tenants with free LED light bulbs. 2. F ree energy assessments that outline opportunities for further reducing utility costs, conducted by professional engineers. 3. ( Optional) Free professional support with implementing additional efficiency upgrades (e.g., boilers). This includes: • Developing specifications; • Obtaining competing quotes from contractors; • Evaluating the business case for various options; • Reviewing contractors’ work; and • Assistance obtaining rebates. The program will save you time and hassle and help you maximize your ROI. Landlords are increasingly showing interest in improving efficiency to reduce costs, improving the quality of their buildings, reducing environmental impact, and attracting tenants who are drawn to ‘greener’ buildings. 12
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“The FortisBC Rental Apartment Efficiency Program is what the industry has been waiting for,” said David Hutniak, CEO of LandlordBC. “It will save landlords money and time while also improving their environmental performance.” Given that there are so many benefits to improving building efficiency, why haven’t more landlords done it? 1. Cost. As landlords we have no shortage of things to spend money on as it is, and are limited in our ability to increase revenue to pay for further costs. The program supplies and installs high efficiency devices for free, giving landlords immediate cost savings. For larger upgrades, program experts will do all the heavy lifting in obtaining rebates, such as those available through FortisBC’s Efficient Boiler Program. They’ll make sure your project qualifies before you proceed with it and even fill out the paperwork for you. Program experts will help ensure you get high quality, cost-effective upgrades so you can maximize your ROI. Every dollar you save on utilities goes straight to the bottom line. Reducing costs will help protect you against future increases in energy and water rates. 2. Time. As landlords, we have a lot on our plates: Filling vacancies, dealing with tenant issues, maintenance, repairs, new acquisitions, and the list goes on. Most landlords are juggling priorities across multiple buildings. Improving efficiency may be something landlords would like to do but just haven’t had the time to focus on. The new FortisBC program will help you implement upgrades, taking care of the details for you so you can focus on the fifty other things on your to-do list. 3. Expertise. Most owners and managers have limited knowledge with respect to energy efficiency. They aren’t sure where to start, and are – understandably – skeptical about claims made by people trying to sell them the latest, greatest products. Will these products really work? Which ones should I choose? Will they actually save money? Free professional support, provided by experts who aren’t trying to sell you anything, will ensure you get objective advice from start to finish. What are industry leaders saying about the program? “As property managers we are always looking for ways to save our clients’ money”, says Scott Ullrich, CEO of Gateway Property
in apartment buildings
Management. “We’ve worked with LandlordBC and FRESCo before on energy efficiency projects with great success, but this program takes those efforts to a whole new level. It also fits perfectly with our company’s environmental ethos.”
more cost-effective than yours. Taking advantage of offerings like this will help keep your building competitive and reduce your environmental impact.
“The FortisBC Rental Apartment Efficiency Program is what the industry has been waiting for,” said David Hutniak, CEO of LandlordBC. “It will save landlords money and time while also improving their environmental performance.”
Go to fortisbc.com/apartment for more information, eligibility requirements, and the application form. Send in your application to apartmentrebates@fortisbc.com or call 1-877327-6137 for more information. Space is limited. Apply now to secure yourself a spot in the program.
With costs increasing and the industry getting more competitive every day, energy efficiency is quickly going from a ‘nice-tohave’ to an essential component of staying profitable. Taking action now will enable you to stay competitive while taking advantage of current rebates, free devices, and free professional support that may not be available later. Since the cost of running utility energy efficiency programs is built into everyone’s rates, if you are eligible and aren’t taking advantage of them, you’re paying for other people’s buildings to become COI 010 HassleFree Ad-7.5 x 5 HIRES.pdf
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How do I get involved?
Jordan Fisher is president of FRESCo, a company that helps building owners, utilities, and governments capitalize on the financial benefits of energy efficiency strategies. FRESCo is LandlordBC’s partner for the delivery of energy efficiency solutions to the rental housing industry and is responsible for the management of the Operation Co$t-Cutter program. Jordan can be reached at jfisher@frescoltd.com; www.frescoltd.com.
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THE KEY
RESIDENTIAL TENANCIES AND HUMAN RIGHTS CONSIDERATIONS By Aleksandra (Ola) Karpik, Lawyer at Haddock & Company LLP THE BC HUMAN RIGHTS CODE The Residential Tenancy Act is not the only piece of legislation that governs the relationships between landlords and tenants in British Columbia. The British Columbia Human Rights Code (HRC) is an important statute that covers certain prohibited grounds of discrimination. The HRC applies to many situations and these prohibited grounds include discrimination based on the following: Race, colour, ancestry, place of origin, religion, marital status, family status, physical or mental disability, sex, sexual orientation, age, or lawful source of income of that person or class of persons, or of any other person or class of persons. Application of the Human Rights Code in Residential Tenancies For the purposes of the landlord-tenant relationship, two sections of the HRC are particularly relevant: Section 8 (Discrimination in Accommodation, Service, and Facility) and section 10 (Discrimination in Tenancy Premises).
How do you balance competing interests, for example, those of tenants with therapy or guide dogs and those with extreme allergies? The relevant parts of section 8 of the HRC state as follows: Discrimination in accommodation, service and facility 8 (1) A person must not, without a bona fide and reasonable justification, (a) deny to a person or class of persons any accommodation, service or facility customarily available to the public, or (b) discriminate against a person or class of persons regarding any accommodation, service or facility customarily available to the public because of the race, colour, ancestry, place of origin, religion, marital status, family status, physical or mental disability, sex, sexual orientation or age of that person or class of persons. The Human Rights Tribunal (HRT), which deals with human rights complaints, has found that there exists a public relationship between condominium owners and condominium corporations and that a condominium provides a variety of services to its owners. Section 8 does not cover any of the services provided by a landlord “as an incident of the landlord-tenant relationship… such as maintenance, security or garbage removal” (Tenant A v. Landlord and Manager (No. 2) 2007 BCHRT 32). These kinds of services are covered under section 10. However, if a landlord provides such services outside of the landlord-tenant relationship, than those would be covered by section 8. Most tenancy-related HRT complaints are brought under section 10. Section 10 of the HRC states: Discrimination in tenancy premises 10 (1) A person must not (a) deny to a person or class of persons the right to occupy, as a tenant, space that is represented as being available for occupancy by a tenant, or (b) discriminate against a person or class of persons regarding a term or condition of the tenancy of the space, because of the race, colour, ancestry, place of origin, religion, marital status, family status, physical or mental
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disability, sex, sexual orientation, age or lawful source of income of that person or class of persons, or of any other person or class of persons. (2) Subsection (1) does not apply in the following circumstances: (a) if the space is to be occupied by another person who is to share, with the person making the representation, the use of any sleeping, bathroom or cooking facilities in the space;
(b) as it relates to family status or age,
(i) if the space is a rental unit in residential premises in which every rental unit is reserved for rental to a person who has reached 55 years of age or to 2 or more persons, at least one of whom has reached 55 years of age, or (ii) a rental unit in a prescribed class of residential premises;
(c) as it relates to physical or mental disability, if
(i) the space is a rental unit in residential premises, (ii) the rental unit and the residential premises of which the rental unit forms part,
(A) are designed to accommodate persons with disabilities, and
(B) conform to the prescribed standards, and
(iii) the rental unit is offered for rent exclusively to a person with a disability or to 2 or more persons, at least one of whom has a physical or mental disability. Section 10 is meant to provide tenants and potential tenants freedom from discrimination, from beginning to end of tenancy, based on the prohibited grounds.
SECTION 10 DISCRIMINATION EXAMPLES Over the years, many examples of discrimination on the prohibited grounds have come up at the HRT. For instance, the Tribunal has found discrimination where a landlord refused to rent on the basis that the prospective tenants were: • HIV positive; • Receiving a disability pension or income assistance (e.g., while on sick leave); • A family; • Pet owners; • Pregnant or had children.
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THE KEY Residential Tenancies (cont’d)
This area of the law is complicated and can get tricky. It is best to consult with someone knowledgeable in the area of landlordtenant law, housing law, or human rights law if you believe you may be encroaching on speculative territory. A few things to note: The prohibition against discrimination on the base of age and family status is limited by section 10(2) (b), which provides that section 10(1) does not apply in 55+ properties. Also, sometimes refusing to rent to a person with a pet is discriminatory. This is true if that pet is a service or therapy animal for persons with disabilities. For example, it is discriminatory to refuse to rent to a visually-impaired person with a guide dog even if refusal to rent was based on a no pet policy. Discrimination was also found where a person with mental disabilities was refused rental accommodation because of their therapy dog. Don’t be fooled. This area of the law becomes complicated very quickly. How do you balance competing interests, for example, those of tenants with therapy or guide dogs and those with extreme allergies? In these kinds of situations, medical evidence and documentation are important. You can request medical evidence supporting a requirement for accommodation. Discrimination based on a tenant’s source of income is also not allowed. For example, in one HRT case, a landlord told a complainant that they would not accept tenants who were “on assistance”, because they would “like their tenants to be working”. The HRT found that it was discriminatory to assume, without knowing, that the complainant’s income was “inadequate because it was derived from social assistance”. You should note, though, that the prohibition on discrimination based on lawful source of income does not mean that a landlord cannot ask about the amount of a complainant’s income. You also cannot discriminate against someone based on the acts or omissions of someone’s family. So, you couldn’t just refuse a potential tenant from renting accommodation because you don’t like their family or the things their family does or doesn’t do.
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HOW DOES THE HRT WORK? It starts with a complaint being filed. The HRT will screen the complaint to decide whether it will be accepted or rejected. The HRT provides for a settlement mechanism, which is optional, but may allow the parties to resolve the complaint themselves before further cost, time, and stress is put into the dispute. Engaging in settlement also allows the parties to take a greater part in any decision that is reached. Once the case goes before the tribunal, the parties will need to live with the outcome. A person who makes a complaint to the HRT is the claimant and the person against whom the complaint is made is the respondent. The respondent files a response to the complaint and the exchange of evidence part of the proceeding begins. This is typically called ‘disclosure’ and strict timelines and requirements apply, which is why consulting someone with knowledge in the field is highly recommended. Before a hearing, there are different ways in which the case may proceed. For instance, the respondent may apply to dismiss the complaint or the case may proceed with a case conference being set. The case conference is where hearing dates are set and certain issues that may be dealt with outside of the hearing are discussed. At any time before the hearing, the parties may still try to resolve their dispute through settlement. The hearing is the last phase of the dispute. This is where the tribunal will decide if the claimant’s complaint was justified and, if so, what order or remedy should be granted. Traditionally, a claimant is required to prove the following in an HRT claim: • That the claimant is, or is perceived to be, covered by a protected ground under the Human Rights Code; • That the claimant must have experienced adverse treatment; and • That the protected ground must have been a factor in the adverse treatment. Things get more complicated from there. For instance, the protected ground only has to be one factor in the adverse treatment in order to establish discrimination. It does not need to be the sole or overriding factor.
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A respondent can take several approaches to tackle a complaint. For instance, the respondent may dispute the facts of the complaint. The respondent will set out their version of facts (and any supporting evidence) that shows, for example, the acts or omissions complained of never actually happened. The respondent can also dispute that the facts show discrimination on the respondent’s part. The respondent would argue and prove (ideally through some kind of documentation) that a prohibited ground was not the reason for a particular action or even if the claimant’s facts are proven, that this does not
amount to discrimination (e.g., because the event did not have an adverse impact on the tenancy). If a claimant is able to prove that what the respondent did, or did not do, adversely impacted them and that part of the reason for that adverse impact or conduct involved a prohibited ground of discrimination, then the claimant will have what is called a ‘prima facie’ case. This means more or less that, ‘at first glance’ and with ‘nothing more’, the claimant’s case has been proven. What can a respondent do in such a situation? Well, they should be looking at whether they can reasonably use the defense of ‘justification’. That is to say: Is the respondent’s conduct justified? It is not easy to succeed with the justification defense. The HRT says that the respondent, in such cases, will need to prove three things: 1. That there is a legitimate tenancy-related purpose for the respondent’s conduct; 2. That the standard or conduct was adopted in good faith with the belief that it was necessary to accomplish the purpose; and
3. That the respondent’s standard or conduct is reasonably necessary to the purpose, such that the respondent could not accommodate the complainant (or others sharing his or her characteristics) without undue hardship1. The HRT website provides guidelines on how to further explore and attempt to prove the above requirements for a justification defence. These are beyond the scope of this article. Suffice it to say that in areas such as this, the arguments are highly fact-driven and may require ample proof of accommodation or attempts at accommodation or proof of significant hardship, amongst other things. One thing is for sure: knowing the law and your options before these situations come up will be your best move. 1 The BC Human Rights Tribunal Website, October 26, 2015: http://www.bchrt.bc.ca/shareddocs/responding/R3-Tenancy. pdf Aleksandra (Ola) Karpik is a lawyer with Haddock & Company. Ms Karpik’s legal practice focusses on strata property law, including the new Civil Resolution Tribunal; landlord-tenant law; non-profit housing law; construction law; and general civil litigation.
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THE KEY
LANDLORDBC AGM – 2015 By Shona Athey, Member Services Representative, LandlordBC
LandlordBC hosted its AGM and Trade Show on October 5, 2015 at the Victoria Conference Centre. Landlords, property managers, potential members, and industry experts from across BC were in attendance. The event featured three seminars: Ending a Tenancy; Human Rights Code Considerations for Landlords; 7 Lessons for Family Succession from the Bentall Family; and a Keynote by Benjamin Tal, Deputy Chief Economist with CIBC. The atmosphere at the Conference Centre was cheerful as attendees mingled and perused the many vendor booths at the Trade Show. Information on tenancy, insurance, finance, waste management, computer software, fire-safety, appliances, building supplies, and more was made available by exhibitors. The first seminar, ‘Ending a Tenancy’, presented by Hunter Boucher (Member Services Manager, LandlordBC), highlighted how to end a tenancy properly. This session included discussion of the different procedures for ending a tenancy (10 Day Notice, 1 Month Notice, and 2 Month Notice), as well as Mutual Agreement to End Tenancy, and Early End of Tenancy. The key thing to note from this presentation is that, when ending a tenancy, there is always a process. “It is incredibly important to know the correct process and to use it,” says Boucher. This may seem quite simple, but it is often the case that these processes are not properly followed. In order to protect him or herself, a landlord must ensure they are using the proper forms and following the procedures set out by the RTB.
LandlordBC staff Allison Saturley and Lisa Henderson greet a member.
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AGM attendees perused the Trade Show’s many vendors’ booths.
Bentall emphasized that family life, values, and non-material things are just as important as monetary success when growing a successful family business and when considering succession planning. Following Boucher’s talk, Russ Syme of First National made a brief presentation, introducing attendees to First National and informing attendees of a free breakfast session for apartment owners and managers (held in Victoria on October 29th). He then introduced the next speaker. The next session was a seminar entitled Human Rights Code Considerations for Landlords presented by Grant Haddock (lawyer, Haddock & Company). In this presentation Haddock noted that, “Two sections [of the Human Rights Code] in particular have application to landlords renting units to tenants.” (Section 8: Discrimination in accommodation, service and facility; and section 10: Discrimination in tenancy premises.) He also reviewed grounds protected in the Code, such as: age, sex, marital status, sexual orientation, etc. The Code states that a person must not be denied the right to occupy a unit, or be discriminated against regarding a term or condition of the tenancy, “because of the race, colour, ancestry, place of origin, religion, marital status, family status, physical or mental disability, sex, sexual orientation, age, or lawful source of income of that person or class of persons, or of any other person or class of persons.” This topic was of great interest to
THANK YOU TO OUR SPONSORS! The LandlordBC staff and Board of Directors would like to say a big thank you to our Platinum Sponsor, YARDI, and to our Gold and Silver Sponsors. We couldn’t have done it without you! attendees and many had questions for Haddock following the session. All attendees of this year’s conference were given a signed copy of David Bentall’s book, Leaving a Legacy: Navigating Family Business Succession. The session delivered by Bentall focussed on “7 Lessons for Family Succession”, with Bentall giving insights from his 20-years experience with the Bentall Group and Dominion Construction. His talk was both uplifting and inspiring; he pulled from his own successes and failures to illustrate what worked and didn’t work in the case of his family. Bentall also emphasized that family life, values, and non-material things are just as important as monetary success when growing a successful family business and when considering succession planning.
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THE KEY Landlord AGM... (cont’d) seats for the gala dinner. CEO David Hutniak opened the gala by welcoming everyone, thanking sponsors, and introducing special guests. He then made an important announcement informing members that LandlordBC has teamed up with FRESCo to deliver the FortisBC Rental Apartment Efficiency Program, a new program designed to help landlords reduce operating costs by improving energy and water efficiency. Hutniak then introduced LandlordBC Chair Andrew Békés. Békés gave a speech in which he spoke about the rental housing industry and about LandlordBC, reminding members of the CIBC Deputy Chief Economist, Benjamin Tal, provided a global economic overview during the gala dinner. many valuable services offered by the organization. He encouraged members to use the LandlordBC helpline that is available to them. Békés Members and the Board then got to the business portion of also informed attendees of the LandlordBC Member Feedback the evening. Last year’s AGM minutes were approved, and Survey and asked for their participation. The link to complete financial statements were presented by Board member Irene this survey (on SurveyMonkey) was sent out in the October Tiampo. Bill Goold then presented the nominee for director, e-newsletter. Claire Flewelling-Wyatt. Her nomination was accepted and she was voted in. We welcome Claire to the Board. Claire will be Benjamin Tal was up next and gave an informative talk on replacing long-standing board member Jeff Hayes. We would the state of the Canadian economy in relation to the global like to thank Jeff at this time for his dedicated service as one of economy. His engaging and humorous presentation looked our board directors. at oil prices, the European economy (particularly focusing on Greece). He spoke about China switching from a commodityThe current directors are: based economy to a consumer-based economy, and then went Chair: Andrew Békés on to speak about the Canadian housing market, looking at Vice Chair: Jason Middleton Toronto and Vancouver housing prices. While listening to Ben Treasurer: Irene Tiampo Tal, attendees were treated to a delicious dinner provided by Director: Douglas Clark the Empress Hotel. Director:
David Craig
Director:
Jason Fawcett
Director:
Claire Flewelling-Wyatt
Director:
Bill Goold
Director:
Richard Laurencelle
Director:
Richard McCarvill
Director:
Paul Sander
The evening commenced with one last address from LandlordBC CEO David Hutniak, who again thanked everyone for their involvement with the AGM. Special thanks to Erin Brier (LandlordBC Events and Communications Coordinator) for her efforts in planning and coordinating this year’s event. It was a big success!
LLBC Staffer Hunter Boucher and Chair Andrew Békés engaged in conversation with Debbie Hunt of TPM Management.
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RECRUITMENT AT YOUR BUILDING, OR… THE BEST RESIDENT CARETAKER I EVER HAD IS LEAVING. NOW WHAT?! By Maureen McMahon CHRP, Vice President, Human Resources, Gateway Property Management
Other than a legislated 0% allowable rent increase, fewer things strike more terror in the heart of a landlord than receiving a resignation from your ‘perfect in every way’ resident caretaker. But fear not! Recruitment does not need to be less appealing than multiple root canals! Many of us whose roles include a fair amount of recruiting will tell you that, if you follow a basic four-step process, you should be able to sleep through the night again soon. RECRUITMENT IN FOUR EASY (SORT OF) STEPS: 1. DEFINE JOB EXPECTATIONS If your departing resident caretaker has been with you for a long time, this is especially important. Now is the time to re-evaluate what you need today versus 10 years ago when you last hired someone. Expectations for site-level positions have changed significantly in the last decade. For example, it used to be that a retired couple who could keep the building clean, rent suites, and do a bit of paperwork, would have fit the bill. Fast forward to today, where your ideal candidate will have the ability to quickly ‘close the deal’ when renting suites; stick-handle delicate tenant relations issues; possess good computer skills, and maybe even manage an applicant tracking system; have gained experience in navigating the Residential Tenancy Branch; to say nothing of the mountain of legislation and regulations they need to know by heart, such as Occupational Health and Safety, Human Rights, WorkSafe BC, to name just a few. 2. SOURCING STRATEGY A solid sourcing strategy is a must if you want to reach the very best candidates. This is another area where things may have changed since the last time you were hiring. Where it used to be a small newspaper ad in the local paper that did the trick, this is no longer the case. Advertising your vacant position looks quite different today. There is no end to the internet recruitment sites where you are able to post your job. Text in your job ad is virtually unlimited and candidates are able to access the information at any time and from anywhere, allowing you to cast a very wide net. Sites are often free or with minimal cost. Social media is another
Employment contracts should be in writing, cover off every eventuality you can think of, and always, always, always be fully executed prior to your new employee’s first day of work. If they sign it after they start work, it is totally unenforceable and a waste of good paper.
great source. If you have a Facebook page, Indeed account, or Twitter – use them to recruit. If you have site staff at other buildings, why not offer them a referral bonus? Not the way you want to recruit! This can shortcut your recruitment process and make an existing employee happy. And last but certainly not least, if you have a building website – use it. Whatever sourcing strategy you choose, you may want to avoid something like what we see in this unfortunate photo! 3. THE INTERVIEW Before you get to the interview step, be sure that you have not experienced Résumé Overload. Keep those welldefined job expectations from Step 1 in mind as you review résumés. Limit your interviews only to those candidates who meet those expectations. And a little detective work never hurt, either, before you set up an interview. Many employers check out prospective employees on social media before or after they have met someone. This can be informative, but proceed with caution. Ensure that what you see and factor into your decision-making process is employment-related only. Deciding not to hire someone because they are wearing a Calgary Flames jersey on their Facebook page, and you are a diehard Vancouver Canucks fan, could get you into trouble. WINTER 2015
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THE KEY Recruitment at Your Building... (cont’d) When you finally arrive at the interview, your mantra should be Past Performance is the Best Indicator of Future Success. Some people are quite adept at telling you what they would do for you – could do for you – should do for you. I call those the ‘Woulda Coulda Shoulda’ candidates. Who cares? All you want and need to know is what they have done in the past and will it fit your expectations.
Entering into a new employment relationship in some ways resembles the beginning of a marriage. When you are talking about your wedding plans, no one wants to talk about what it will look like if the ‘D word’ (divorce) happens down the road. But when entering a new employment relationship, it is critical to put to paper what it will look like if and when that relationship ends.
Whatever questions you ask should be consistent in every interview, thereby removing any perception of discrimination. And speaking of discrimination, many employers worry about what they can and can’t ask in an interview. This concern is well-founded. For example, questions referencing nationality, citizenship, age, family status, personal affiliations, disabilities, arrest records, sexual orientation, and religion are all off-limits at the interview step.
As soon as someone starts to work for you, you have an employment contract. In the absence of a written one, a verbal one exists and this is the worst kind. Employment contracts should be in writing, cover off every eventuality you can think of, and always, always, always be fully executed prior to your new employee’s first day of work. If they sign it after they start work, it is totally unenforceable and a waste of good paper.
4. THE OFFER Now is the time to get it right. Putting all your cards on the table at this stage is the smartest thing you can do when hiring someone. A well-written offer letter, followed up by an employment contract that includes all the terms and conditions of employment, will go far in avoiding misunderstandings, headaches, conflict, and potential legal bills in the future.
Finding the right candidate is a bit like fitting all the pieces together in a puzzle – time-consuming, sometimes tedious, but when done right, ultimately rewarding, worth the effort, and will go far in ensuring the financial success of your property.
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Planning your recruitment strategy, and following the plan, help to build a successful employer-employee relationship.
Maureen McMahon, CHRP, Vice President, Human Resources, joined Gateway in early 2003, bringing over twenty years of human resources experience gained at both Starbucks Coffee Company and the Thomas Cook Group in Canada and the US. Involved in all initiatives at Gateway that involve or affect their employees, Maureen’s approach to her role is that she is charged with being an advocate for the employees, while remaining a partner to the business.
LANDLORDBC ANNUAL GOLF TOURNAMENT & CHARITY FUNDRAISER Another golf tournament has come and gone. We would like to say a huge thank you to our sponsors, and in particular, the platinum sponsor BFL Insurance CANADA Inc. Without you we would not be able to put on such a great event every year. We would also like to say a big thank you to the rest of our sponsors. This year’s tournament was another huge success and we know everyone had a great time while also supporting such a wonderful cause. Over the years, the annual golf tournament has raised more than $70,000 for Covenant House Vancouver. We hope to see you all again in 2016! Platinum Sponsor BFL Insurance CANADA Inc Gold Sponsor RONA Silver Sponsors YARDI TELUS
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Golfers had fun and ate well, while supporting a worthwhile cause – Covenant House, Vancouver.
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THE KEY
A HISTORICAL ACCOUNT: WRITS OF EVICTION ABOUND IN THE 1930s Edited by Shona Athey, Member Services Representative, LandlordBC Evictions existed in the 1930s as they do now and the process itself is not all that different. Having to evict a tenant is never an easy process – it was as difficult eighty years ago as it is today. The following is a first-person account, written by D. Montgomery Williams, an ex-Mountie (officer of the Royal Northwest Mounted Police, and great-grandfather to LandlordBC employee Shona Athey). This account is taken from Williams’ memoirs in which he recalls the early days of being a Mountie in the Northwest, when catching bandits and horse thieves was all part of a typical day. This particular telling is of an incident involving a poor Ukranian farming family, the Hudson’s Bay Company, the police, and a communist organization. Strange to relate, it was during my years as Deputy Sheriff that I encountered more violence than I had ever known as a police officer. These were the depression years of the late thirties and Writs of Eviction were more numerous than in normal times, particularly against farmers. As the execution of these writs had political implications in the way of providing the opposition party with ammunition for use in the next election, the Sheriff’s office was really put on the spot. Failure to promptly execute the writ left the Sheriff liable to a fine for contempt of court and I was once served a writ of Mandemus requiring me to answer such a charge. But that is another story. The trick, of course, was to get the defendant in the action to vacate voluntarily, or find some accommodation for his family. The eviction proceedings that must have caused the greatest stir in the history of Saskatchewan took place in my judicial district in those depression years. The facts leading up to the issue of the writ are as follows:
Experience had taught me that if I could keep tempers from flaring up for an hour or so, violence might be avoided. I talked things over in a friendly spirit with the leaders and explained the circumstances leading up to the issue of the eviction order.
The Hudson’s Bay Company had sold 320 acres of land to a Ukrainian farmer who died, leaving a large balance owing on the agreement. His widow and two grown sons were left to run the farm. Years went by without any payments being made and taxes mounted up. Finally to protect their interest in the property, the Company was compelled to foreclose. It so happened that at this time there was a communist organization in the district, and its leaders took up the case on behalf of the widow, who had spent some thirty years on the farm, and was a decent, hard-working homemaker. Threatening letters were sent to the Attorney General stating that blood would be spilt if any attempts were made to evict this family. The sympathy of the neighbors was certainly with the widow and when the Company offered to let her retain the farm buildings and forty acres during her lifetime, the communists used their influence with the sons to turn down this generous offer. The Company was therefore compelled to proceed with the eviction. As usual, the Sheriff turned over this job to me, his deputy, when the fateful day arrived for execution of the writ. The situation was so serious that a force of twelve constables of the R.C.M.P. with an inspector in charge was on hand to deal with any obstruction in carrying out the terms of the eviction writ, which requires the Sheriff to remove all the goods and chattels off the land as well as any person or persons found thereon. The goods are hauled to the road allowance and placed in such a manner that traffic will not be obstructed. The police are instructed to remain on the road until trouble develops and they are called upon to deal with it. This particular eviction was such a big undertaking that I employed three large trucks to remove the goods from the land. It was about 10 a.m. when I arrived at the farm with my truckers and they got to work promptly. Within an hour people began converging on the farm from every direction, as the police prevented anyone from entering at the gate, which was about 150 yards from the buildings.
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THE KEY A Historical Account... (cont’d) Among the crowd, which must have numbered well over a hundred, were a few prominent farmers who were leaders of the communist movement. I knew them quite well and walked up to them and got into conversation. They were quite belligerent and I could see they intended to incite the crowd to violent action. Threats were made against the truckers. They would get no more business from the local merchants, etc., as a petition was being circulated to boycott them. One trucker got so frightened that he pulled out. I jumped into my car and drove to the next town to hire another truck, hoping nothing would break out during my absence. I did not order these trespassers off the farm as I wanted the feeling to die down a bit before resorting to drastic action. Experience had taught me that if I could keep tempers from flaring up for an hour or so, violence might be avoided. I talked things over in a friendly spirit with the leaders and explained the circumstances leading up to the issue of the eviction order. They asked me if the police had tear-gas bombs as they had heard that they were so equipped. I told them I had nothing to do with employing the police and had no knowledge of what weapons they were prepared to employ to put down any disturbance or prevent any obstruction to enforcement of the legal process. I began to think I might get through with the job without too much trouble, but later in the afternoon the crowd kept taunting the truckers to the point where work almost came to a standstill.
Zero hour for me had arrived. I took the bull by the horns and, walking up to the president of the communists, I said, “Mr. ______, take your gang and yourself off this property right now or you will answer to the law for obstructing a legal process.” He laughed and said, “That will be the day.” I turned on my heel and walked to the gate and quietly informed the Inspector of the situation. Without a word he entered the gate and returned with me to the farmyard. We had been sergeants in the Provincial Police twelve years prior to this affair and there was no need for any talk. We both knew what was to be done and how to go about it. All the inspector carried was a walking stick and none of his men knew why he had left them. On reaching the yard, I walked up to the leader of the gang and said, “I will warn you once more to get your gang off this land or take the consequences.” Before he could say anything in reply, the inspector stepped up to him and said, “If you don’t get off this land at once I will arrest you right now, and I don’t need any help to do it.” He was an Irishman and had bags of courage. The leader turned to the crowd and said, “What do you say, fellows?” Some murmuring went on for a few seconds and then they all walked off the property. There were a few young women at the house with the widow who were causing quite a commotion and the inspector finally ordered them off the place, but they told us to take a jump in the lake, so we had to put up with them. We would think nothing of a tussle with the men but we did not fancy a free-forall with the women. Darkness had set in before the job was completed and there still remained the problem of getting the poor widow and her female friends and relations off the property. She sat on a chair in the kitchen in a state of utter dejection. Finally the inspector gently took her arm and said, “Come along, mother, we must go now,” and walked with her to the gate. She had refused many offers of hospitality, saying, “I have to milk my cows in the morning.” She spent the night in a tent on the road allowance among her household effects. I think she at last realized that the communists had betrayed her when they influenced the family to refuse the Company’s offer of a home and forty acres for life. The agent for the Company had employed two men to occupy the house until the goods and chattels had been removed from the road allowance. This was to prevent re-entry without risking a charge of forcible entry under the criminal code. One of these men was middle-aged and had a good command of the English language. It was nearly midnight and the surroundings had an eerie appearance. He had visions of being molested by the communists in the dead of night and wanted to back out of the job. He said, “This business has been misrepresented to me.” The situation really tickled my funny bone and, after such a tense day, it was all I could do from breaking out into a howl of laughter. I still laugh to myself when I think of it. I later learned that there had been plenty of laughter that same evening, at the hometown of the communist president and at his expense. His failure to carry out his threats of blood spilling made him the laughing stock of the community and actually resulted in the breakup of the entire organization.
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PHARAOH ANTS: RESILIENT By Jason Page, Solutions Pest Control Ltd. and Adaptable
Exceptionally resilient and capable of multiplying rapidly, Pharaoh ants have a reputation for being one of the most difficult pests to eliminate, as well as being a serious health risk. Because these ants rely on indoor heating to survive during the cold months, they will usually nest in properties and apartment buildings that maintain a steady interior temperature. One of the best lines of defense against a full blown infestation is early detection and open communication between the tenants and landlords. Identification Pharaoh ants are very small. Their bodies are separated into three sections and they have a three-segmented club on each antenna. Almost transparent, the worker Pharaoh ants are roughly 1.5 mm in length and are yellow or light brown to Apartment investor ad -May 2015-PRESS.pdf 1 22/04/2015 12:23:38 PM red in colour. Slightly darker in colour, the queens have wings
and are typically 2.5 to 3 mm long. Similar in size to the queens, the winged males are black and are approximately 3mm in length. Highly active while foraging for food, Pharaoh ants frequently form easilyvisible long trails, travelling to and from food and water sources, including utility rooms, kitchen cupboards, trash containers, baths, showers, toilets, and drains.
Pharaoh worker ants are very small and range in colour from yellow to light brown to red.
Behaviours Mature colonies can consist of over 300,000 workers with multiple queens, infesting almost every area where food is
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THE KEY Prevention
Pharaoh Ants.. (cont’d) available. They normally make their nests in walls, under floors, in light fixtures, behind baseboards, and in trash bins. Pharaoh ants can also be found in bathrooms and in kitchens. Making it extremely challenging to eliminate, Pharaoh ants travel along electrical cables and plumbing, spreading rapidly and easily throughout apartment buildings—even entire blocks. Through a behaviour know as ‘budding’, the colony will disperse and migrate to a more appropriate location if they are threatened or disturbed, establishing several new colonies. Overpopulation, changes in the building’s heating and cooling system, as well as pesticides can actually exacerbate the problem, causing the ants to spread by creating multiple infestations throughout the apartment complex. Health and Property Hazards In addition to causing significant and costly property damage by gnawing holes in rubber, wood, and fabrics, Pharaoh ants can pose a serious health risk. Although these ants can’t sting, they can bite, transmitting a number of dangerous pathogens, including Salmonella spp., Staphylococcus spp., and Streptococcus spp.
In order to help prevent an infestation, it is vital to keep the apartment units as uninviting to Pharaoh ants as possible. Keep food preparation areas clear of any crumbs and spills, and ensure that food is stored in properly sealed containers. Additionally, make sure to remove all possible water sources and seal up gaps, cracks, and holes where ants can potentially enter and nest. Turning down the heat whenever possible is another effective step in helping to avoid a possible infestation. Control Eliminating Pharaoh ants can be a challenging and extensive process, taking several months to complete. If an infestation is suspected, tenants must notify landlords immediately. Using pesticides and cleaning products to treat the issue will only separate the colonies and spread the infestation, making the ants more difficult to detect and destroy. In order to effectively control the infestation, the process may involve the treatment of the entire building, requiring a thorough baiting program from a professional pest control company. Jason Page is the owner of Solutions Pest Control Ltd., providing rodent, insect, and wildlife control services. He can be contacted at jason@pestsolutions.ca.
WINDOWS, PART 2: FACTORS TO CONSIDER By Peter Vanbrederode, Legacy Windows, Doors, Exteriors In the first part of this series, we explored the unique nature of windows as a building component and how the decision of whether to replace them comes down to both objective and often somewhat subjective factors. Part 2 in this series will look in more detail at some of these factors to help owners and managers understand them and the associated risks. Interior Condensation When the weather is cold, the interior side of the glass in old windows also gets very cold, due to low insulating properties. Warm moist air from your home comes into contact with the cold surface, which is below the dew point of the air, and it deposits water on the interior surface of your glass. Not only can interior condensation look messy and unsightly, it will often pool in large quantities onto the window sill and cause wall rot and mould if not frequently maintained. Newer windows keep the interior of the glass much warmer to help combat condensation.
Newer double-or even triple-pane windows with thicker glass improve sound control by up to 100%. Seal Failure The very first double pane windows started being installed in Greater Vancouver in the late 80s-early 90s and were typically set in aluminum window frames. The technology was not very good and most of these windows experience premature seal failure. Moisture actually gets in-between the two panes and creates a foggy mess that cannot be cleaned. It disrupts views to the outdoors and makes a building look neglected.
The foggy quality indicates seal failure.
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Exterior Frame Deterioration This is most common on original wood windows. Since wood needs to be constantly painted and maintained to protect against rainwater (and Vancouver gets its fair share!), old wood window frames often become rotten, which can allows a clear path for water to get in behind the wall and lead to bigger issues. Insert image: Window sill deterioration.
Inoperability Operable windows and doors are meant to be opened and closed for ventilation, temperature control, and fire safety. Without regular maintenance, after many years, the opening hardware can seize up and make it virtually impossible to use properly. We have all experienced that patio door that you need to wrestle with to open or close, due to years of expansion and contraction or rusted and broken parts. This poses not only a frustration to occupants/owners but also a serious safety concern in case of an emergency. Cold Drafts
southern and western elevations can experience overheating in the summer. UV Discoloration Similar to Solar Gain, older windows didn’t have any UV inhibitors. In many buildings this can cause premature discoloration and damage to flooring, furniture, and fixtures. Noise Old single-pane windows offer very little in terms of sound abatement. Buildings or Wood frame deterioration allows a path for water units in close proximity to busy streets may into the wall. be considered undesirable due to lack of peace and quiet. Newer double-or even triple-pane windows with thicker glass improve sound control by up to 100%.
Early construction practices were not as concerned with airtightness as we are today. As a result, you often will feel cold drafts due to lack of air-tightness and insulation around the window. This can lead to uncomfortable living conditions during the colder months and loss of significant heat/energy. Solar Gain Newer glass technology now has coatings that actively block out radiant heat from the sun. Older windows just had regular clear glass and, as a result, many older buildings with exposed
Conclusion All the above factors can be experienced in varying degrees depending the building age, location, and design. If several of these pertain to your building, especially any related to the integrity of the envelope or building walls, it is recommended that you seek the advice of a trusted window or envelope professional. Peter Vanbrederode is Principal of Legacy Windows, Doors, Exteriors. He can be contacted at peter@legacywindows.ca.
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DEALING WITH DEPOSITS: 15 DAYS TO TAKE ACTION By Allison Saturley, Victoria Office Manager, LandlordBC We often get calls asking about how long a landlord has to return a security deposit. With all the deadlines, forms, and processes involved in the end of a tenancy, it is easy to understand how there can be confusion and misinformation. This article is meant to serve as a quick reference to the rules surrounding returning and retaining deposits. What sort of action does a landlord have to take? There are three ways of dealing with the deposits: 1. Return the deposit(s); OR 2. H ave the tenant agree in writing to any deductions from the deposit. This can be done on the Condition Inspection Report (Security/Pet Damage Deposit Statement); OR 3. A pply to retain all or part of the deposit(s) through dispute resolution. If you only apply to withhold a portion, the balance must be returned to the tenant. Once the tenant has vacated the rental unit and provided a forwarding address in writing, the landlord must take the appropriate action within 15 days to deal with the deposit by choosing one of the three options listed above.
Once the tenant has vacated the rental unit and provided a forwarding address in writing, the landlord must take the appropriate action within 15 days to deal with the deposit. What if no action is taken? This is one of the few instances where the Residential Tenancy Act sets out a penalty for non-compliance. If the landlord does not take the appropriate steps to deal with either of the deposits within 15 days, they will be subject to a penalty of double the deposit to be paid to the tenant. This penalty is only levied if the tenant files a claim through dispute resolution. If such a claim is made, there can be no effective argument to avoid this penalty. What if the address is not provided? If a landlord does not receive a forwarding address in writing from the tenant within one year, the landlord is entitled to keep the security deposit and/or the pet damage deposit in full. What is a forwarding address? A forwarding address is any address the tenant provides in writing to the landlord at or near the end of the tenancy for the purposes of dealing with the deposit. This can include the tenant’s new residence, a postal box, temporary residence, or the address of the rental unit being vacated if the tenant has indicated in writing that their mail will be forwarded by Canada Post. A forwarding address could also be provided through the receipt of a notice of dispute resolution proceeding, made by the tenant. Although an email is not considered proper service, an arbitrator may consider this sufficient notice of a forwarding address, specifically in a situation where the landlord has acknowledged receipt of the email. How can the deposits be used? The security deposit can be used to cover any liability or obligation of the tenant respecting the residential property, including but not limited to: • Unpaid rent; • Unpaid utilities; • Damage caused by tenant or guest of tenant; • Any cleaning needed as per condition inspection report; • Any applicable unpaid fees. The pet damage deposit can only be used for damage caused by a pet(s).
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What if the landlord or tenant did not participate in the condition inspection?
(b) The tenant does not participate in the inspection (at beginning or end of tenancy).
The landlord’s right to make a claim against the damage deposit is extinguished if…
Does the Landlord have to pay interest on the deposit(s)?
(a) The landlord does not provide the tenant with two opportunities for inspection, (b) The landlord does not participate in the inspection (at beginning or end of tenancy), (c) The landlord does not complete the condition inspection report and give the tenant a copy of the report. The tenant’s right to make a claim against the damage deposit is extinguished if…
Yes, interest is accrued for security deposits but the interest rate has been 0.00% since 2009. If you have a tenancy that has been in place longer, you can use the deposit interest calculator found on the Residential Tenancy Branch website, https://www. rto.gov.bc.ca/content/calculator/calculator.aspx. How must the landlord return the deposit? The landlord must give the deposit or remainder of the deposit to the tenant either personally or by using an appropriate service method listed in the Act in section (88). The service method we recommend is registered mail.
(a) The landlord provides the tenant with two opportunities for inspection and,
RENTING IT RIGHT! ONLINE EDUCATION FOR TENANTS The Tenant Resource and Advisory Centre (TRAC) is excited to announce the launch of our new online course, Renting it Right!
For questions on the course or TRAC’s work, please contact: Jane Mayfield 604-255-3099 ext. 228 jane@tenants.bc.ca
TRAC is a non-profit organization that provides legal education to renters across BC, with the goal of helping them achieve successful tenancies. We educate tenants not only about their legal rights, but also about the responsibilities that come with signing a tenancy agreement. For example, we emphasize the importance of paying rent on time, respecting the landlord’s property, and not disturbing other tenants in the building. Renting it Right is designed for first-time renters. The course covers both practical and legal topics to consider before signing a tenancy agreement, and aims to prepare students to be good tenants. Students will learn how to create a monthly budget, plan for the extra costs of moving in, decide whether to rent with roommates, and understand the importance of tenant insurance. Throughout the course, students can complete activities in preparation for submitting a rental application, such as creating a list of references, and ordering a credit report. By completing the course, students will be better equipped to build a positive relationship with landlords and avoid problems during their tenancies. Students who successfully pass a final exam will earn a certificate to present with rental applications. Watch for the launch of Renting it Right by the end of 2015. The course will be available for free at www.rentingitright.ca, and on TRAC’s website, www.tenants.bc.ca.
Helping You Protect Your Asset Read Jones Christoffersen has been solving building maintenance issues for property owners and managers across Canada for decades. Our depth of experience within British Columbia allows us to serve our clients locally and effectively through a variety of building maintenance services. > Depreciation Reports
> Roofing and Waterproofing
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Contact Us: Vancouver: 604.738.0048 Victoria: 250. 386.7794 Nanaimo: 250.716.1550
• vancouver@rjc.ca • victoria@rjc.ca • nanaimo@rjc.ca
www.rjc.ca Vancouver • Victoria • Nanaimo • Calgary • Edmonton • Lethbridge • Kitchener • Toronto • Kingston
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ARE YOU READY? By Lisa Henderson, Member Services Representative, LandlordBC Disasters are a topic people never want to talk about, but the fact is, BC is in an area where major disaster could strike at any time. We should be talking about it. Many parts of BC are in earthquake and tsunami zones. This past year has seen an extremely aggressive summer of wildfires in our province.
• Roof is in good condition and all tiles/shakes/shingles are secured;
As a property owner and landlord, you may feel that there is nothing you can do and you have no control over these disasters. There are, in fact, some actions you can take to mitigate damage to your rental property. The first of these is to assess the risks to your property by contacting your local authority for more information. Once you have done that, you can review your property insurance and make sure you have adequate coverage.
A good time to do an assessment of the unit’s interior is either at a tenancy change or when you’re doing your regular inspection. Use a collaborative effort between your tenant and yourself to ensure that:
The exterior of residential units is just as important as the unit itself when identifying potential problems in a disaster. Tour the property with notebook in hand, looking for the following: • Gutters are clean, free flowing, and properly attached to the building;
• Any cracks in walkways or driveways are repaired; • Trees and shrubbery are trimmed and away from the building; and • Any large items on the property, for example, a BBQ or patio furniture, are stored inside or in the garage when not in use.
• No mirrors or framed art are on the wall over the bed; • Beds are positioned away from the windows; • Water heater and major appliances are secured to the wall studs; • Heavy objects are stored on the floor or the bottom shelves of cabinets; • Latches are installed on cabinet doors to prevent them from opening and spilling contents; • Overhead light fixtures are braced; • The tenants are fully aware of where and how to shut off the gas, water and hydro in their unit, and there is a wrench available to them for this task; • A floor plan of the unit is drawn up for your tenant to plan an evacuation route, should this become necessary; and • Emergency exits are clearly marked. Remind your tenants that in the event of a major disaster, they may be without emergency services for some time and should prepare a disaster plan. At least a three-day supply of food, water, and medications are recommended as well as a first aid kit, flashlight and batteries. For a full list of emergency kit items and other good information, please visit the Province of BC’s PreparedBC website, http://www2.gov.bc.ca/gov/content/ safety/emergency-preparedness-response-recovery/ preparedbc. Make sure your tenant has all your contact information as well as your emergency numbers. While none of these preparedness plans will eliminate all the damage, you could cut thousands off your restoration bills with a few simple preventative tasks. As the old saying goes, ‘An ounce of prevention is worth a pound of cure’!
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TENANT INSURANCE By Insurance Bureau of Canada Staff Understanding basic tenant insurance for contents and liability can help you rest easier. As a tenant, you may be liable for any damage you cause to your building or unintentional harm caused to others who live in or visit the property. Typically, a landlord will require tenants to have insurance as a rental condition in the lease. Why You Need Tenant Insurance As a tenant, you are legally responsible for any damage you cause to any part of your building and for unintentional harm caused to others who live in or visit the property. For example: • If your known faulty toaster oven starts a fire that damages not only your apartment but the entire complex, you may have to pay for the damage to your unit and the rest of the complex. • If someone slips and falls in your rental condo, you may be held financially responsible for the cost of the injured person’s damages. If your clothing, furniture or electronics are destroyed by fire or water damage, replacement costs add up. Rest Easier by Knowing What’s Covered Generally, a standard or basic insurance tenants’ policy covers up to $1 million for the amount you’d have to pay someone who successfully sues you. Liability coverage also pays for the cost of defending you in a lawsuit. You can often increase your liability limit to $2 million. Additional living expense coverage pays, in certain circumstances, for any necessary costs incurred while your apartment is being repaired. These include hotel bills, restaurant meals, and moving costs. This coverage pays for unexpected expenses when you cannot live in your apartment due to a covered loss. It is subject to certain limits. Contents insurance covers the cost to repair or replace clothes and most household items. Even if you think your belongings have little value, the cost of replacing everything at once adds up. So it’s important to keep your home inventory up-to-date. Certain items are subject to limits that can reduce the amount payable. Understand the limitations and exclusions in your policy.
Contents insurance covers the cost to repair or replace clothes and most household items. Even if you think your belongings have little value, the cost of replacing everything at once adds up. Remember, an insurer has the right to determine whether an article is repaired or replaced. Read your policy carefully to determine your exact coverage. Ask your insurance representative about a policy that pays for the full cost of replacing what you’ve lost. The alternative is a settlement based on how much your property was actually worth. How Much Does Tenant Insurance Cost? Cost depends on many things, including: • How much insurance you need; • The location of your dwelling; • How your unit or apartment was constructed; • Your insurance company; and • Your claims history. Shop around or talk to an insurance professional who can compare prices for you. You can choose different levels of insurance coverage. If you want insurance for all risks versus named perils, your insurance could cost more. Marsh’s Private Client Services specifically brokers a tenants’ insurance program for LandlordBC members and their tenants. Please visit www.xn.com/go/landlordbc for more information or an online quote. The article is reproduced courtesy of the Insurance Bureau of Canada. www.ibc.ca. The LandlordBC Tenants Insurance Program is underwritten by XN Financial.
Replacement Cost versus Actual Cash Value There are typically two types of coverage offered for tenant insurance: all risks and named perils. With all risks, all of your contents (except those specifically excluded) are covered. A named perils policy covers only perils that are specifically stated. There are typically two ways you can be indemnified, or paid under your policy: • Actual cash value, or • Replacement cost. WINTER 2015
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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 Ken Cloak/Christina Dhesi T: 250.388.6454 www.colliersmn.com/victoria
ARCHITECTURE, DESIGN, BUILDING CODE DGBK Architects Ralf Janus www.dgbk.com
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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 Ken 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 Ken 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.
WINTER 2015
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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
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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 Ken 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 Ken 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.
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New Listing
New Listing
New Listing
St. Andrews
Karin Manor & Walker Manor The Josephine & The Westwood 7230 Elwell Street & 6947 Walker Avenue, Burnaby
2116 & 2150 West 39th Avenue, Vancouver
19-suite totally renovated apartment building.
Two side-by-side buildings totalling 62 suites.
Two side-by-side buildings totalling 42 suites.
Lower Lonsdale with city and water views.
Lot size: 48,088 SF. Highgate neighbourhood.
Large 27,421 SF site. Kerrisdale neighbourhood.
$7,590,000
$13,100,000
$19,500,000
240 St. Andrews Avenue, North Vancouver
New Listing
New Listing
Montego Manor
Harmony
Metrotown Site
65-suite apartment building.
Luxury rental investment; 7 strata-titled units.
Potential development site with holding income.
Large 42,261 SF site. Highgate neighbourhood.
Developed by Townline Homes & Peterson Group.
Site: 330’ x 110.4’ (36,423 sq. ft.).
$13,800,000
$1,750,000
Bid process
7060 Elwell Street, Burnaby
8288 Granville Avenue, Richmond
Sold
6556-96 Marlborough Avenue, Burnaby
Sold
Sold
Alexandra, English Bay
Heritage Rental Building
Mountain Court
49-suite purpose-built rental air space parcel.
6-suite character apartment building.
4.2-acre development site. Lynn Valley.
Desirable West End neighbourhood. 4.3% cap rate.
Infill opportunity. West End neighbourhood.
4 buildings totalling 75 suites.
Sold $16,500,000
$2,495,000
Sold $24,650,000
1221 Bidwell Street, Vancouver
David Goodman Direct 604 714 4778 david@goodmanreport.com
1517 Comox Street, Vancouver
Mark Goodman* Direct 604 714 4790 mark@goodmanreport.com *Personal Real Estate Corporation
1271-85 E. 27th Street, North Vancouver
Greater Vancouver’s #1 Multi-Family Investment Resource View details of all listings and sales at www.goodmanreport.com