The Key - Spring 2018 by LandlordBC

Rental Housing Conference 2018

PM 40063056

SPRING 2018

BUDGET 2018

Demand for EV Charging Stations

Cannabis in Rental Units

Choose an advisor you can trust. With 33 transactions in 2017, totaling over $235,000,000 in sales JLL Multifamily BC helps you maximize the value of your real estate decisions so you can be confident you’ve a achieved the best result.

Check out our NEW Multifamily Sub Market Reports. Let’s connect, call us or visit us online for the lastest market insights! Patrick McEvay* Vice President

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David Venance* Vice President

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THE KEY Office Hours: 8:30 am to 4:30 pm weekdays Vancouver Office: Suite 1210-1095 West Pender Street Vancouver, BC V6E 2M6 Tel: 604.733.9440 Toll Free BC: 1.888.330.6707

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CONTENTS 4

CEO’s Message

Budget 2018: Tax Changes for CCPCs

Rental Housing Conference 2018

David Hutniak Chief Executive Officer

Erin Breier Events & Communications Coordinator

Accommodating Right means Accommodating Rights

Hunter Boucher Director of Operations

Kimberly Coates Director of Member Engagement

Demand for EV Charging Stations

Cannabis in Rental Units

Urban Green Space Could Prove a Health Asset

Regulations for Vacate Clause

Victoria Education Day

A Rent Freeze Is Not The Solution

Hunter’s Hints

Associate Members/ Corporate Suppliers Mainland

Associate Members/ Corporate Suppliers Vancouver Island

Shona Redman Member Services Representative & CRB Specialist

Lisa Henderson Member Services Representative

Monika Sosnowska Marketing & Communications Specialist

Taylor Hansen Member Services Representative

Board of Directors Chair Jason Middleton Vice-Chair David Craig Treasurer Douglas Clarke Directors Andrew Békés, Michael Drouillard, Claire Flewelling-Wyatt, Richard Laurencelle, Richard McCarvill, Kim Schuss, Paul Sander, Irene Tiampo, Derek Townsend

The KEY is published by MediaEdge Communications For any advertising/publishing inquiries, please contact: Dan Gnocato, Publisher, dang@mediaedge.ca or t: 604 549 4521, ext. 223 Publication Mailing #40063056 Magazine Coordinator Erin Breier Content Editor Hunter Boucher Production MediaEdge Communications Cover Photo Digiwerxstudio.com

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

SPRING 2018 | 3

THE KEY

CEO’S MESSAGE David Hutniak, CEO, LandlordBC By the time you are reading this message the B.C. Budget 2018 will have been tabled and dissected. A summary of the key elements of the budget follows below. LandlordBC is pleased that after some initial confusion in language within the budget, resulting in our immediate reaching out to the government, it was confirmed several days later that purpose-build rental housing (buildings with four or more dwelling units) were exempt from the increased school tax for residential properties valued at $3 million plus. Managing demand was very much a driver for this budget as signalled by the government prior to the budget amid a growing call for such measures by a significant majority of British Columbians. The government took the following actions with many questioning whether in aggregate they will improve housing affordability. The jury is certainly out. Some of the measures taken are as summarized below: • Taxing speculators: To crack down on speculators, the government introduced an annual speculation tax, starting in B.C.’s urban areas, to tax foreign and domestic purchases. The tax will apply to property owners who don’t pay income tax in B.C., including those who leave units vacant. • Increasing the Foreign Buyers Tax: To curb demand, (and generate revenues), the government is increasing the Additional Property Transfer Tax (also known as the Foreign Buyers’ Tax), from 15 per cent to 20 per cent. Currently this tax only applies in Metro Vancouver. However, it will be extended to the Fraser Valley, Nanaimo, and Capital and Central Okanagan Regional Districts. • Taking Action to End Hidden Ownership: To counter tax fraud, the government is changing tax laws to verify the information provided on Property Transfer Tax and Income Tax forms. • Moving to Stop Tax Evasion in Pre-sale Condo Assignments: To collect capital gains tax payable on pre-sale assignments, the government will require developers to collect and report comprehensive information about those assigning pre-sale agreements. The government will also coordinate its audit and enforcement system with the federal government. • Strengthening Auditing and Enforcement Powers: To address concerns about the source of funds flowing into real estate markets, the government will require additional information on beneficial ownership on the Property Transfer Tax form. It will also establish a registry of beneficial ownership in B.C. that will be publicly available and shared with law enforcement and tax auditors. • Increasing supply: During the election campaign, the NDP promised to build 114,000 affordable, rental, non-profit, co-op and regular

4 | SPRING 2018

housing units over 10 years. The budget contains a myriad of funding measures to increase supply, especially for those in greatest need. They include recommitting to the delivery of 114,000 affordable homes over the next 10 years through partnerships. The total cost is estimated in excess of $6 billion. Funds will also be available to assist non-profits with the renovation of existing projects. A new HousingHub office at BC Housing will foster partnerships between governments, non-profits, and the private sector to build the 114,000 homes over the next 10 years.

Increasing Property Transfer Tax (PTT): To generate additional funds for affordable housing, the government is increasing the Property Transfer Tax on properties valued more than $3 million. Currently the tax above $2 million is 3 per cent. Now the tax will be increased to 5 per cent for that portion of the purchase price above $3 million. NOTE: LandlordBC continues to liaise with the government seeking to secure a PTT exemption for the development of purpose-built rental housing.

Increased affordabilit y for renters: The budget does include enhanced assistance for low income renters who secure housing from private sector providers. The two programs affected include: • Rental Assistance Program — known as RAP. Low-income working families will see their average payment increase by approximately $800 per year. • Shelter-Aid for Elderly Renters — known as SAFER. The seniors who receive SAFER will see their average payment increase by more than $930 per year.

Broader use of Hotel Room Ta x: Since affordable housing is a major challenge to attract workers in many communities that rely on the tourism sector, the government will give local governments the flexibility to use their hotel room tax revenue to build housing/rental housing.

Some of the other measures set out in the 30 -point housing plan include: • Empowering strata corporations to levy increased fines to shortterm rental rule-breakers. • In collaboration with private sector developers, “reaching out” to the federal government to explore ways governments can overcome cost barriers to develop new purpose-built rental projects. These include GST payments which a developer can avoid when building a condominium project. • Working closely with municipalities to eliminate barriers to affordable housing and develop new tools, such as rental zoning. Directory Correction: The 2018 Trades & Suppliers Directory mistakenly listed the incorrect contact information for Macdonald Commercial R.E.S Ltd. under the Real Estate Sales category. The correct contact info is below. You can also view this listing on page 29 of this publication Macdonald Commercial R.E.S. Ltd. Dan Schulz 1827 W. 5th Ave. Vancouver BC, V6J 1P5 778.999.5758 dan@bcapartmentinsider.com www.bcapartmentinsider.com

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THE KEY

Budget 2018: Tax Changes for CCPCs By John Dickie, President, Canadian Federation of Apartment Associations (CFAA)

Budget 2018 introduced a simplified approach to address the tax deferral advantages from accumulating surplus savings in a Canadian controlled private corporation (CCPC). These new amendments abandon the complex suggestions made in the consultation paper released in July 2017, which included a “super-tax” of up to 73 per cent on “second generation income.” While CFAA and the Coalition for Small Business Tax Fairness would have preferred the government to scrap its changes to the taxation of CCPCs completely, the new approach to passive income is a simpler approach, and avoids the “super-tax”. The latest proposal will be better for most investors than the earlier proposals. The budget proposes two new measures applicable to CCPCs for taxation years beginning after 2018 — a business limit reduction and a change to limit certain tax advantages in the distribution of dividends (which has little application to real estate investments). The new proposal also walks back the promise to grandfather existing investments, made on October 18, 2017. (That is the main downside to the Budget proposal.)

6 | SPRING 2018

None of the proposals have suggested any change to the ability to claim the standard federal and B.C. corporate tax rate of 27 per cent when a rental business employs more than five full time employees. None of the proposals would reduce that cut off, below which rental property is deemed to be passive income, subject to the highest corporate tax rate of 49.67 per cent. All the proposals are about dealing with the use of funds which have benefited from the 12 per cent small business tax rate on active business income.

Business limit reduction If the Budget legislation is adopted (which is highly likely), CCPCs with no active business income will not be affected. Any CCPCs with less than $50,000 of rental or other investment income in a year will also continue to be largely unaffected. The budget proposes to reduce the small business limit for CCPCs that have between $50,000 and $150,000 of investment income, by $5 for every $1 of investment income above the $50,000 threshold. The business limit would be zero at $150,000 of investment income. See Table 1.

THE KEY Budget 2018: Tax Changes for CCPCs (Cont’d) Investment earnings

Limit of corporate income eligible for the small business tax rate

0 – $50,000

$500,000

$75,000

$375,000

$100,000

$250,000

$125,000

$150,000 +

Table 1 Reduction of the small business limit Currently, the small business limit is reduced where the corporation has taxable capital employed in Canada between $10 million and $15 million. The reduction in a corporation’s business limit will be the greater of the reduction under the new measure and under the existing taxable capital reduction provisions. For purposes of determining the reduction of the business limit of a CCPC, the budget proposes that the investment income will be measured by a new concept referred to as “adjusted aggregate investment income” (AAII). Generally, the AAII will exclude taxable capital gains (and losses) from the sale of active investments and investment income that is incidental to the business. These exclusions from AAII are intended to address the concerns regarding the encouragement of venture capital and angel investors in Canadian

innovation. It is possible that they may assist some companies which both manage and own rental properties.

Other ta x measures The rules about income sprinkling will be as announced on Dec 13, 2017, and will apply in 2018. That includes certain bright line tests under which income splitting will still be allowed, including the ability to split income from CCPCs with a spouse once the business owner reaches age 65. However, the open-ended ability to split income which applied until December 31, 2017, will be no more. Despite some minor rumours about another review of the capital gains inclusion rate, no changes have been made, and no future consideration has been referred to.

What does the Budget mean for you? The tax changes brought about through Federal Budget 2018 will be discussed in detail at CFAA Rental Housing Conference 2018. Join CFAA in Vancouver May 14 to 16 to find out more. Visit www.CFAA-RHC. ca for more information. LandlordBC is a member of the Canadian Federation of Apartment Associations, the sole national organization representing the interests of Canada’s $480 billion rental housing industry,

Willingness to try new ideas welcome in energy management Managing to save 5,928,339 kWh of energy in 2016 is no small feat, but Ivanhoé Cambridge Energy Project Manager Matthew Macwilliam says energy efficiency can also create other benefits. Consider the upgraded lighting systems at Burnaby’s Metropolis at Metrotown shopping mall a prime example. The intelligent LEDs turn brighter or dimmer on their own, depending on whether they sense the presence of people and natural light. “The lights can wirelessly communicate when they’re broken or when a fixture is burnt out,” says Macwilliam. “Maintenance workers don’t have to walk around visually searching for malfunctioning lights.”

The motion-activated lights serve almost as additional eyes and ears for the security team—when they pop on, that naturally draws the eye to the surveillance camera monitoring the area in question. The brighter, whiter light also makes it much easier for mall patrons to see in the evening hours. Macwilliam says it’s a win on every level. “Innovation can be a challenge in a corporate environment, but it’s really being fostered here. People are keen to try things out, and BC Hydro has been great for supporting new ideas and initiatives. —Matthew Macwilliam, Energy Project Manager for Ivanhoé Cambridge

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THE KEY

Rental Housing Conference 2018 By Jeremy Newman, Director of External Relations, CFAA CFAA conference and awards comes to Vancouver this May How does the rental industry best respond and adapt to all the recent changes in Canada’s and British Columbia’s rental landscape? This year, over two days of education sessions at CFAA-RHC 2018, we ask, what is The Future of the Rental Housing? Sessions will cover key aspects of rental housing as it affects landlords in B.C. and across Canada. Join CFAA as it introduces its first ever regional forum. Regional Forum B.C. aims to capture the state and future of the industry in British Columbia. Sessions will include: • B.C. Roundtable, featuring David Hutniak, David Sander, Jason Fawcett, and one more speaker • B.C. building sales, featuring Cynthia Jagger and Sandra Cawley • Employment law update in BC and Canada by Lanny Robinson

• Residential Tenancies Act of BC update by Hunter Boucher • Privacy & leasing issues in BC and Canada by Maureen McMahon Other sessions at the conference will cover operations, investing, development issues, technology and political and legislative updates. Come be part of the discussions at Rental Housing Conference 2018 in Vancouver, May 14 to 16. Find out what other companies in the rental sector are doing to respond to new problems and opportunities and share your own experiences.

CFAA Awards open to B.C. landlords

LEGAL SERVICES FOR RESIDENTIAL & COMMERCIAL LANDLORDS

Did you know that as a landlord member of LandlordBC, you are eligible to enter the CFAA Awards program? Now in its third year, the CFAA’s national Rental Housing Awards celebrate excellence in the rental housing industry in Canada. Awards open to landlords include: • Property Manager of the Year • Off-Site Employee of the Year • On-Site Employee of the Year • Rental Development of the Year

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• Renovation of the Year. Enter your B.C. buildings or employees in the CFAA Awards Program 2018. Applications close April 9. Visit www.CFAA-FCAPI.org, or email awards@cfaa-fcapi.org for more information. Awards will be presented at the CFAA Awards Dinner on May 15 at the Coast Coal Harbour Hotel. Registration for the conference and awards dinner is now open at www.CFAA-RHC.ca. To receive early notice of new sessions and conference information, email events@cfaa-fcapi.org to subscribe to CFAA’s e-newsletter.

10 | SPRING 2018

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THE KEY

Accommodating right means accommodating rights By Laura Track, human rights lawyer and educator, BC Human Rights Clinic As landlords, you’re in the business of providing accommodations. You provide homes for all sorts of people every day — that’s your job, and you know it well. But did you know that when you’re providing rental accommodations to your tenants, you also have what’s known in human rights law as a “duty to accommodate”? B.C.’s Human Rights Code says that everyone has the right to equal treatment in their housing, free from harassment and discrimination.1 While it’s probably obvious that people shouldn’t be treated badly in their housing or prevented from renting an apartment for a discriminatory reason (because they’re gay, for example, or a single mom) — more subtle forms of discrimination sometimes fly under the radar. Treating someone badly because of a characteristic protected by the Human Rights Code, such as sexual orientation or gender, is an example of “direct discrimination.” More subtle forms of discrimination are called “indirect discrimination.” Indirect discrimination might be unintentional and not motivated by any prejudice or bias, but it can nevertheless have the effect of creating barriers to equality for people protected by the code. Consider some examples: • A building with stairs up to the front door, but no ramp, will exclude people who use wheelchairs or scooters • A laundry room or common space with round door knobs may be inaccessible to a person with arthritis who cannot grip the knob • An apartment with an inaccessible shower may force a person who could otherwise live independently to rely on caregivers. These are examples of potential “indirect discrimination” that could give rise to a housing provider’s duty to accommodate. Your duty to accommodate means that, as a landlord, you have an obligation to meet the special needs of your tenants when those needs are related to characteristics protected by the Human Rights Code. While all of the protected characteristics listed in the Code might lead to a need for accommodation, the need arises most frequently when a tenant or potential tenant has a physical disability.2 In the examples listed above, the lack of accommodation for the person’s disability is preventing them from enjoying their housing on the basis of equality with others. Even though the landlord did not mean to discriminate against anyone, the effect or impact of their actions is that the tenant faces disadvantage and exclusion. This could be a violation of the Human Rights Code. 1. Note that the Code does not apply to accommodations where you will be sharing sleeping, cooking or bathroom facilities with your tenant. See s. 10(2)(a). 2. People are protected from discrimination in tenancy on the basis of their race, colour, ancestry, place of origin, religion, sex, gender identity or expression, sexual orientation, physical or mental disability, marital status, family status, age and lawful source of income.

12 | SPRING 2018

The duty to accommodate means that structures, rules, policies or practices that cause disadvantage and exclusion might have to be changed so that people with disabilities are able to enjoy equal benefit, equal treatment, equal rights and equal access to housing. As the Supreme Court of Canada has reminded us, treating everyone the same way does not always lead to equality. We do not all start out on equal footing, so treating everyone the same may actually result in further inequality. Discrimination can arise, says the court, “from a failure to take positive steps to ensure that disadvantaged groups benefit equally from services offered to the general public.”3 “Accommodation of difference is the essence of true equality.”4 As a housing provider, you have a key role in creating an inclusive, rights-respecting culture in which everyone is treated with dignity and respect. 3. Eldridge v BC (Attorney General), [1997] 3 SCR 624, para 78. 4. Andrews v Law Society of BC, [1989] 1 SCR 143.

First, you can be proactive in ensuring that the design of your building or rental unit, the rules and policies you put into place, and the practices and standards you adopt are inclusive of people with disabilities, and sensitive to their potential needs. You might, for example, install automatic doors in the lobby, Braille on the elevator buttons, and levered door knobs in the units and common areas. You’ll give consideration to parking stalls and building access for wheelchair users, prioritizing dignity and inclusion for all. After all, no one wants to access their home through the garbage room or service elevator. As a landlord fulfilling your duty to accommodate, you’ll also respond to individual requests for accommodation in a timely and respectful manner. You’ll give serious consideration to the changes you can make to allow your tenants to live in as independent and dignified a way as possible. You’ll remember that people with disabilities are experts on their own needs, and you’ll seek to involve and include them in the design of an individualized accommodation plan that can meet those needs. You’ll respect their privacy and seek only the information you need to provide the accommodation — not necessarily their diagnosis or a run-down of their medical history. Now, your duty to accommodate your tenants with disabilities isn’t without limit. The law says you have a duty to accommodate to the point of “undue hardship.” Undue hardship means the point at which

you’ve done everything that’s reasonably possible for you to do, and it would be unreasonable to expect you to do more. It’s a high standard — reaching undue hardship implies you may have to incur some hardship, including inconvenience or expense — but you don’t have to provide the moon. Providing appropriate accommodations to your tenants is a process, not an end point. The “perfect” accommodation might not be possible at first, and could cause you undue hardship. But ask yourself whether there might be an alternate option that could be put in place right away while you explore more long terms solutions. Remember too that while something like a ramp might seem like a considerable investment up front, it will make your housing more valuable and desirable to people with disabilities and our aging population over the longer term. The purposes behind B.C.’s Human Rights Code are to achieve an inclusive and fair society where differences are valued and appreciated, and everyone is able to participate and thrive. As housing providers — accommodation providers! — you have a key role in advancing this important goal. Laura Track is a human rights lawyer and educator at BC Human Rights Clinic. This article is a first in a series.

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SPRING 2018 | 13

THE KEY

Demand for EV charging stations By Peter Mills, Co-CEO, Wyse Meter Solutions Inc.

Electrical Vehicle Supply Equipment in MultiDwelling and Commercial Buildings

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The automotive industry is taking an important step toward sustainability, with a shift in focus toward manufacturing Electric Vehicles (EVs). Most major automotive companies are now manufacturing at least one if not multiple electrically powered models, and share a long-term goal of phasing out traditional gas-guzzling alternatives. While this movement will have a positive impact on greenhouse gas (GHG) emissions and crude oil consumption, with it comes a new set of needs for residential and commercial building owners and developers, and an increased need for careful control of electricity consumption. As more drivers make the transition toward EVs, multidwelling and commercial building owners and developers are seeing a heightened demand for the installation of EV charging stations (also known as Electrical Vehicle Supply Equipment (EVSE)) at home, in the workplace and in public areas such as gas stations and parking lots.

EVs Benefits Some drivers are hesitant upon viewing the initial price tag to make the transition to an EV. However, given the governmentâ&#x20AC;&#x2122;s dedication to reducing the countryâ&#x20AC;&#x2122;s collective carbon footprint, there are many subsidies available, such as the Clean Energy Vehicle Program, which offers up to $5,000 off the purchase of any fully electric, plug-in hybrid electric and hydrogen fuel cell cars in British Columbia. Additionally, the Multi-Unit Residential Building Charging Program offers eligible applicants across British Columbia a rebate

of 75 per cent of total eligible costs up to $4,500 per Level 2 charging station. For more information about these government grants, visit http://www.emotivebc.ca. Another factor to consider when making the switch to EVs are the long-term savings. As opposed to a traditional gas vehicle, EVs require minimal maintenance aside from the occasional replacement of tires and breaks, which last up to triple the amount of time as regular diesel or gas-powered cars due to less wear and tear.

EVSE Electrically powered vehicles donâ&#x20AC;&#x2122;t work like gas powered cars, where one can wait until the tank is empty before filling up. Various factors can deplete an EVâ&#x20AC;&#x2122;s charge such as range depletion due to cold weather and more. As such, EV drivers are encouraged to charge up wherever and whenever there is an available station. According to Brookes Shean, general manager of FLO.ca, 88 per cent of EV charging is done at home, and the other 12 per cent at workplaces or public centres. There are three levels of charging stations. Level 1 EVSE is a standard 110-volt wall outlet. These stations use the least amount of electricity but take the longest time to charge a vehicle. Level 2 EVSE is the most optimal for installation in multi-dwelling buildings, says Shean, proving 30km/hour of charging. This will provide a guaranteed charge over a 6-8-hour period. Level 3 EVSE is the fastest and most powerful

system, providing 250km/hour of charging. However these systems use 50 kWh of electricity in an hour, which is more than what 10 single family homes consume in one week. Evidently, Level 3 EVSE is only required in large buildings or centres with heavy traffic, a high demand and the infrastructure to support this amount of energy usage.

Submetering and EVSE Naturally, with the additional energy required to power EVSE in residential buildings, there is a necessity to monitor and control usage to minimize over-consumption. As is the case with all utilities, tenants billed individually for their usage will use the stations more responsibly and efficiently. Submetering EVSE usage also helps control costs for building owners. By billing tenants individually as opposed to factoring in the added expenses to rental costs, building owners can remain competitive with their rental rates. Most private submetering companies such as Wyse Meter Solutions will offer the added benefit of multiple utilities on one bill, allowing for a streamlined billing process for both tenants and building owners. Peter Mills, Co-CEO, Wyse Meter Solutions Inc. For more information, contact pmills@wysemeter.com

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SPRING 2018 | 15

THE KEY

Cannabis in Rental Units By LandlordBC Staff Mike Farnworth, Minister of Public Safety & Solicitor General released a range of new cannabis rules on Monday February 5, 2018 ahead of the July 2018 legalization by the federal government. LandlordBC has been in regular communication over the past several months with Minister Farnworth, actively encouraging him to consider banning the consumption and cultivation of cannabis in rental housing of any kind. LandlordBC expressed concern about the health and safety of tenants and the homes we provide, the potential for significant negative financial impact to a landlord’s livelihood (especially due to the damage associated with grow-ops) and the inevitable challenges a landlord could face to satisfy his or her legal responsibility to ensure quiet enjoyment for all tenants in a building. Minister Farnworth has indicated throughout the process that he is committed to protecting the health and safety of all British Columbians, and like LandlordBC, he wishes to mitigate the risks associated with the consumption and cultivation of cannabis in rental housing. He understood and was sensitive to our concerns as an industry while acknowledging that he must balance other considerations.

As a result, while a complete ban of cannabis consumption and cultivation has not been proposed, the minister will be implementing a prohibition of both smoking and cultivation. The scope of the prohibitions is as follows: • Consumption: “Local governments will be able to set additional restrictions, as they do now for tobacco use. In addition, landlords and strata councils will be able to restrict or prohibit non-medical cannabis smoking and vaping at tenanted and strata properties.” • Cultivation: “B.C. will align with the proposed federal legislation and allow adults to grow up to four cannabis plants per household, but the plants must not be visible from public spaces off the property. Home cultivation of non-medical cannabis will be banned in dwellings used as daycares. In addition, landlords and strata councils will be able restrict or prohibit home cultivation.” While these new rules will not permit retroactive application of the prohibition without tenant agreement, they are a significant and positive step to help B.C. landlords protect their tenants, properties and livelihood. As such, we applaud the minister for these positive measures for our industry.

Addendum Wording for New Tenancy Agreements If you have a tenancy starting soon but you have not signed the agreement, we recommend you put the following wording as an addenda at the end of the agreement. Simply add the following wording to your agreement to ensure you have a clear prohibition to growing and processing cannabis. By adding the following clause, exactly as it is worded, you are including a clear material term that growing, processing, manufacture of cannabis is prohibited, and

16 | SPRING 2018

any breach of this clause would be reason to end the tenancy. We have also added wording in italics below to address smoking and vaping in our agreement. Growing and Production of Cannabis: The growing, production, processing, or manufacture of cannabis or any other drugs anywhere on the residential property, including within the rental unit is prohibited. Smoking: The tenant agrees to the following material term regarding smoking: ( ) No vaping or smoking of any combustible material is permitted on the residential property, including within the rental unit. ( ) Vaping or smoking of tobacco products only is limited to within the rental unit. ( ) Vaping or smoking of tobacco products only is limited to the area described as_____________________

Addendum for existing tenancies After a tenancy agreement is signed it is possible to add new rules if the tenant consents in writing to the addition. To add a prohibition on growing cannabis in the rental unit and on the residential property after the agreement has been signed you can either amend the

After a tenancy agreement is signed it is possible to add new rules... existing agreement by adding the prohibition clause or, alternatively, if you do not have room on your agreement you can add an addenda page to your agreement. In either case you must have your tenant sign that they are agreeing to this new rule. If you are adding the clause directly to the agreement that you have in place you must date the change and have all parties initial beside the new clause to indicate they are in agreement with the amendment. Once this is done the new clause will be enforceable. Getting your tenant to agree with this new clause may not be possible in every situation, tenants are under no obligation to agree to this new clause, so you may need to take a positive customer service approach in dealing with your tenant to help ensure their cooperation. Be sure to read this issues Hunter’s Hints for more information on Cannabis in rental units.

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SPRING 2018 | 17

LandlordBC Golf Tournament & Charity Fundraiser August 22, 2018 University Golf Club

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Urban green space could prove a health asset Reprinted from REMI Network

Convenient access to urban green space could improve resistance to diabetes, heart or respiratory diseases. Canadian researchers recently completed what’s believed to be the first large-scale study of links between residential proximity to greenery and mortality rates from those chronic illnesses, and concluded there’s evidence that municipal policy makers and land-use planners may want to consider. “Increased amounts of residential greenness were associated with reduced risks of dying from several common causes of death among urban Canadians,” they state in their report, published in the international medical journal, Lancet Planetary Health. “The findings support the development of policies related to creating greener and healthier cities.” Peer reviewers commend the work, led by Dr. Dan Crouse, an epidemiologist with the New Brunswick Institute for Research, Data and Training, for its expansive sample size of more than 1.26 million respondents to the 2001 Canadian census and follow up of 11 subsequent years of data. This measured exposure to greenery — derived from the studyC subjects’ postal codes and satellite images supplyingM what’s known as the normalized difference Y vegetation index (NDVI) — then linked it to Statistics CM Canada’s mortality database and factored in several socio-economic and ambient air quality variables. MY “By linking the NDVI, which can be standardizedCY across the world, to mortality data in a well-designed CMY statistical study, Crouse and colleagues have contributed to further advancing the field, as it willK now be possible to replicate their study in various geographical regions with different socioeconomic and cultural conditions,” Dr. Matilda van den Bosch of University of British Columbia’s School of Population and Public Health, observed in an accompanying Lancet commentary.

The Canadian research team derived average 10-year values for the impact of green space within 500 metres and 250 metres of each study subject’s residence. Risks of mortality were found to be lower in all cases for residents living within 500 metres of green space, with best result exhibited in fewer deaths from non-malignant respiratory disease and the most minimal benefit seen in deaths from cerebrovascular disease. Various cohorts within the overall sample, which was drawn from 30 Canadian cities, also appear to enjoy greater protective benefits. Notably, men aged 35 to 74 with higher incomes who were married or in common law relationships had the most markedly better

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THE KEY Urban Green Space Could Prove a Health Asset (Cont’d) health outcomes compared to similar subjects who lived at a greater distance from green space. “Middle age might be an etiologically important window during which living close to greenness might yield the largest benefits to health,” the researchers hypothesize. Income-related results also proved intriguing since other studies of the links between access to green space and emotional and physiological well-being have found lower-income groups generally record the most distinctive health gains. In those cases, restorative natural environments are deemed to have incrementally less influence on stress and other physical conditions for research subjects who typically begin with a better base level of health. In this case, Canadian researchers postulate subjects with higher incomes may have more leisure time to enjoy the outdoors and/ or superior choices. “The quality of the green space around the homes of more affluent populations might be different from those around people in more deprived populations, which is a factor that we were unable to assess or describe with our existing datasets,” they acknowledge. Subjects who lived within 500 or 250 metres of green space were benchmarked only within their own urban communities to ensure that other potential variables — climate, access to health care, etc. — matched closely. van den Bosch calls the research findings particularly telling when accounting for air pollutants.

“Crouse and colleagues were able to adjust for several environmental covariates, including PM2.5 (fine particulate matter), ozone and nitrogen dioxide, but noted these only had a small confounding effect on the green space hazard risks. Thus, in this case, it seems as if greenness has a protective effect that is independent of air quality,” she notes. However, researchers do underline a few intangibles. The NDVI describes the presence and amount of vegetation at a given location, but not whether it is publicly accessible and/or easily navigable. Nor does the research focus, which is solely on place of residence, contemplate subjects’ possible exposure to greenery in their daily travels and workplace or school settings. Self-selection among the research subjects could also colour results if, for example, it can be shown that people who have healthy lifestyles are more predisposed to choose homes with convenient access to green space. Both the research team and peer reviewers concur that further exploration is warranted. “Future studies should build on the approaches of Crouse and colleagues to assess the potential of urban green spaces as inherently health-promoting assets in cities,” van den Bosch maintains. Reprinted from www.reminetwork.com with permission. The report “Urban Greenness and Mortality in Canada’s Largest Cities: a National Cohort Study” was published in the October 2017 issue of the Lancet Planetary Health.

450

20 | SPRING 2018

Regulations for Vacate Clause By LandlordBC Staff On December 11, 2017 The Residential Tenancy Branch (RTB) released an update to the Residential Tenancy Regulation. This update was the result of a month and a half long process which began in the provincial legislature on October 26, 2017 with the introduction of Bill 16 by the Honourable Selina Robinson, Minister of Municipal Affairs and Housing. The Bill, an amendment to the Residential Tenancy Act (RTA) put forth many changes including amendments to when fixed-term tenancies with a vacate clause can be used. The change to the RTA stated that the vacate clause would only be able to be used in certain circumstances to be outlined in the regulations. Bill 16 received Royal Assent on November 30, 2017 but this does not mean that these new provisions come into effect immediately. The wording of this amendment means that the Cabinet had to come up with new regulations, specifically exemptions to the prohibition on vacate clauses, to activate this new section of the RTA. The Cabinet released a singular exemption in the regulations on December 11, 2017. This exemption allows a landlord, who intends on using the unit for personal or a close family member’s use, to enforce the vacate clause as per their signed agreement.

What Ex actly is the Exemption to the Prohibition on Vacate Clauses? The regulations state that a vacate clause will only be enforceable by a landlord if the tenancy is a fixed-term tenancy in circumstances prescribed in section 13.1 of the Residential Tenancy Regulation. This regulation specifies situations where a landlord or landlord’s close family member plans in good faith to occupy the rental unit

What Does This Mean for a Tenancy That is Currently in Place? Tenancies that are currently in place and have a vacate clause will revert to month-to-month at the end of the fixed term unless at the time of signing the agreement the landlord had intended in good faith to use the rental unit for the purpose set out in the regulations. If a landlord had intended on moving into the rental unit or intended on having a close family member move into the rental unit at the end of the fixed term, they should inform their tenant that they must vacate at the end of the fixed term. It is advisable to sign a Mutual Agreement to End Tenancy with your tenant at that time. If the tenant either does not vacate or informs the landlord that they intend to not vacate, the landlord must apply for an order of possession through the RTB’s Dispute Resolution process.

Is my Existing Tenancy Agreement Still Valid? Yes, the only aspect that is changing is what reasons the vacate clause will be enforceable. Specifically, that a landlord can only enforce a

vacate clause if they or a close family member intend on residing in the rental unit. All other terms of the agreement, such as a smoking or insurance clauses, are still enforceable. This also means that if a tenant wants to leave before the end of a fixed term they are still responsible for liquidated damages and any lost rental revenue that is the result of an early end of tenancy.

What is Considered a Close Family Member? The change to the regulations will use the definition of close family member found in Section 49 of the RTA. Section 49 defines a close family member as a parent or child of the landlord or landlord’s spouse. We remind landlords that you must intend in good faith to use the rental for your own purposes or that of your close family as defined above. Any misrepresentation in this regard could result in significant compensation being awarded to the tenant as well as possible administrative penalties levied by the RTB.

Will There be Changes to the Tenancy Agreement ? Yes, the Residential Tenancy Agreement will be changed to include a section that sets out why the vacate clause is to be enforced. This section will require that the landlord fill in a box with their reason as to why they are choosing a fixed term with vacate clause. This reason must match the exemption on the regulation.

Can a Tenant Subletting Their Unit Use the Vacate Clause? Yes, tenants that are subletting their rental unit can sign an agreement with an enforceable vacate clause with their subtenant(s). This was addressed in the original amendment to the RTA and ensures that the tenant can return the rental unit before the end of their fixed term, a requirement of subletting.

What if I Have a Bad Tenant and Wanted to Use the Vacate Clause? The RTA gives landlords several tools to end a tenancy when a tenant is breaching rules of the agreement or not paying rent. You can read more about how a tenancy ends in our blog post on Ending Tenancies.

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THE KEY

Victoria Education Day

Thank you to everyone who came out to our Education Day event in Victoria on February 13. We had a great line up of speakers presenting on topics including: Landlords & Insurance, Frustrated Contracts and the Death of a Renter and Tenant Selection and Privacy. Up first, James McCraken from Victoria based insurance company MegsonFitzPatrick gave an informative presentation and helped explain some of the more complex and confusing aspects of insurance policies. Next up, did you know that the death of a renter is not a reason to consider the agreement frustrated? LandlordBC director of operations, Hunter Boucher, got up after a short break to answer that question and go into more detail on what constitutes a frustrated contract, as well as the process a landlord must follow after the death of a renter. After a break for lunch was our last presentation of the day, Tenant Selection and Privacy, done by data and privacy expert, Andrew McLeod. Andrewâ&#x20AC;&#x2122;s session was informative and entertaining and explained how important data security and privacy is, especially in the digital age. We would also like to say a huge thank you to the event sponsor, FortisBC and all the exhibitors who came out for the day.

22 | SPRING 2018

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SPRING 2018 | 23

THE KEY

A Rent Freeze Is Not The Solution By David Hutniak, CEO, LandlordBC We are no doubt living in some extremely challenging times in B.C. and for anyone trying to find suitable housing, whether they are a renter or a prospective first-time home buyer, it can be a frustrating exercise. As the industry association representing owners and managers of market rental housing in British Columbia, an industry that provides homes for more than 30 per cent of B.C. households, LandlordBC is acutely aware of the frustration, and share the concern for our persistently low vacancy rates. That is why LandlordBC continues to advocate on behalf of both landlords and renters to all levels of government, encouraging them to aggressively get in the game and help our industry build more badly needed purpose-built rental housing. Purpose-built rental housing is the right supply and we need to build more of it, and fast. The reasons we are in the mess we are when it comes to rental housing traces back to more than 30 years ago when progressive federal tax policy disappeared – a federal tax policy which encouraged the building of more than 1,000,000 units of rental housing across Canada during the roughly 10-year period of the program. It was shortly thereafter that the “world” discovered condos, and by the “world,” I mean the feds, provinces, cities and municipalities and the

development community. The rest is essentially history. They all soon realized that building purpose-built rental was less lucrative for all of them. Condos were a significantly less risky housing typology to build. Why no one realized that when you stop building one of the most important forms of housing, namely purpose-built rental, the result could be some very negative consequences in the housing continuum, is beyond us. There is an immediate transitional measure that government can take to help renters and that is the provision of meaningful renter supports in the form of portable housing benefits. Portable housing benefits target those in need and are the quickest and most effective ways to deliver immediate assistance to renters. Two good examples of portable housing benefits here in B.C. are SAFER and RAP, both of which received important additional funding in February’s provincial budget, for which we applaud Minister James and Minister Robinson. The feds, via the National Housing Strategy, proposed to establish a national portable housing program albeit only if the provinces match dollar-for-dollar and, not until 2020 when they hope to have a won the next election. Renters need this money now with a commitment to provide much more! In addition to providing immediate financial relief for renters, portable housing benefits enable renters to chose where they wish to live, maintain their mobility for employment purposes and enhance overall housing security. A rent freeze is not the solution. The notion that freezing rents will address current rental housing challenges completely ignores the fact that the net result will instead mean less rental supply as secondary market landlords, in particular, get out of the business or leap to home sharing platforms like AirBnB. Owners of existing purposebuilt rental buildings will freeze all investment for the maintenance and enhancement of their buildings and, new construction will stop dead; not only because the business case is gone for the developer but, because the banks, pensions funds and CMHC will all say we are not lending you any money to build rental in this environment. This is the harsh reality and those who are advocating for a rent freeze need to consider the unintended consequences.

24 | SPRING 2018

Hunter’s hints By Hunter Boucher, Director of Operations, LandlordBC Growing Cannabis in a Rental Unit and Ending Tenancies Landlords and tenants have many concerns of the growing and processing of cannabis in rental units and it is vital that landlords know how to deal with this issue when it arises. In this brief guide we will cover how to deal with tenants growing cannabis in their rental units or on the residential property, and whether you have a specific clause in your agreement prohibiting the growing of cannabis.

How to Enforce a Prohibition Clause If your tenancy agreement has a clause prohibiting the growing and processing of cannabis in the rental unit and your tenant has chosen to breach this material term of their agreement, you as a landlord have the right to end their tenancy. Like any end of tenancy there is a process you must go through to be successful. Below is a step by step process: STEP ONE Document the issue with a written caution notice to the tenant • A caution notice must state what the issue is, how to resolve the issue, and when to resolve the issue by. You must give a reasonable time for the tenant to resolve the issue and the caution notice should also cite the specific clause the tenant has breached. STEP TWO Follow up Inspection and Documentation • To prove that a tenant has not complied with the timeline to resolve the issue outlined you should conduct a follow up inspection and document your findings. You may consider taking a witness and pictures.

tenancy. The One Month Notice To end Tenancy for Cause is the form that applies in this situation. This form can be found on the RTB site in the forms section. Please note that each situation is different and you may need to change your approach depending on the circumstances. Situations that include extraordinary damage or threatening behaviour may be eligible for a quicker resolution but require greater attention to detail. The LandlordBC helpline is available to provide assistance.

What if I Don’t Have a Clause Prohibiting the Growing of Cannabis? If your agreement does not have a clause that specifically prohibits the growing or processing of cannabis you can still address the matter based on existing clauses found in the LandlordBC Agreement. The first step is to figure out which clause(s) apply to your situation. Below is a list of clauses that the tenant may be in breach of if they choose to grow cannabis in the rental unit or on the residential property. • Conduct: The tenant agrees that they will not disrupt other tenants, occupants, neighbours, and the owner of the residential property. The growing and processing of cannabis can greatly disrupt the quiet enjoyment of others as both the live plant and the drying process give off a strong odour. • Use of the Rental Unit. The tenant agrees that they will not alter the rental unit both structurally or esthetically. This includes affixing things to walls, painting, changing electrical or plumbing systems or installing vents.

STEP THREE Serve Notice to End Tenancy

• Insurance. The tenant agrees to not do anything to increase or otherwise jeopardize the landlord’s insurance. Growing cannabis in the rental unit or on the residential property may have a negative effect on the landlord’s insurance. You should check with your insurer to get a better understanding how this can affect your coverage.

• If the tenant does not comply with the caution notice in the timeline you outlined, you would have no other option but to end their

If a tenant is in breach of any material term of the tenancy, the process to deal with the issue is the same as we have outlined in the above

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THE KEY Budget 2018: Tax Changes for CCPCs (Cont’d)

section. To recap, the steps are: document and issue caution notice, follow up and document continued breach, and lastly issue a notice to end tenancy. If you are unsure as to how to proceed in your specific situation the LandlordBC helpline team is available to assist.

How Tenancies End The RTB provides four ways for a landlord to end tenancy that address issues that can arise in a tenancy and address the needs of the landlord to take back possession of their rental unit for personal use.

The RTB provides four ways for a landlord to end tenancy... There are three distinct Notices to End Tenancy forms that are to be used for specific situations and, in extreme circumstances, there is an Application for An Early Order of Possession. The three notices are: • The 10 Day Notice to End Tenancy; • The One Month Notice to End Tenancy; and

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• The Two Month Notice to End the Tenancy. The 10-day notice is to be used when the tenant has failed to pay rent or utilities on time, while the one-month notice addresses issues that arise in tenancies, such as breaches of material terms or extraordinary damage to the rental unit. The two-month notice to end tenancy is to be used when the owner needs to take back the rental unit for personal use or for significant repairs that will require the unit to be vacant. The last option is to apply for an early order of possession through the Residential Tenancy Branch dispute resolution process; this is only to be used in emergency situations such as illegal activity.

ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND Accounting D&H Group LLP, CPAâ&#x20AC;&#x2122;s Michael Louie (604) 731-5881 www.dhgroup.ca

Appraisal - Insurance Normac Appraisals Ltd. Margarita Carlos (604) 221-8258 www.normac.ca

Building, Maintenance Rona Inc. Brad LeGrow (604) 314-1366 www.rona.ca

Smythe CPA Danial Lai (604) 687-1231 www.smythecpa.com

Appraisal - Real Estate Cushman and Wakefield Phil Joubert (604) 608-5955 www.cushmanwakefield.com

Communications/ Entertainment Shaw Cablesystems G.P. Frank Franco (604) 336-8288 www.shaw.ca

Advertising & Promotion Places4Students.com Laurie Snure (866) 766-0767 www.Places4Students.com Appliance - Rentals Coinamatic Canada Inc. Jack Ursaki (604) 813-7805 www.coinamatic.com Sparkle Solutions Corp. Connie Goldman (604) 396-3184 www.sparklesolutions.ca Appliance - Sales Penguin Appliances Sales & Services Sam Sangha (604) 451-4411 www.penguinappliances.ca Rona Inc. Brad LeGrow (604) 314-1366 www.rona.ca Appliance - Sales & Service Coinamatic Canada Inc. Jack Ursaki (604) 813-7805 www.coinamatic.com Handy Appliances Ltd Rocky Mangat (604) 879-1555 www.handyappliances.ca Midnorthern Appliance The Brick Commercial Sales Division Sherry Madden (604) 587-6658 www.thebrick.com Sparkle Solutions Corp Connie Goldman (604) 396-3184 www.sparklesolutions.ca Trail Appliances Jamie Dosanjh (604) 992-7124 www.trailappliances.com WestCoast Appliance Gallery Byron Loucks (250) 888-3799 www.westcoastappliance.ca

Asbestos Removal Phoenix Restorations Ltd. John Wallis (604) 945-5371 www.phoenixrestorations.com

Telus Michelle Mydske (604) 230-2658 www.telus.com

ServiceMaster Restore of Vancouver Sean Kennedy (604) 435-1220 www.svmvancouver.ca

Concrete Work Nuwest Contracting Ltd. Debra Gettling (604) 525-6145 www.nuwestcontracting.com

Biohazard Remediation 1st Trauma Scene Clean Up Ltd. Brian Woronuik (604) 598-8887 www.traumascenecleanup.ca

Credit Reporting Agency RentCheck Brenda Maxwell (800) 661-7312 Ext. 221 www.rentcheckcorp.com

Phoenix Restorations Ltd. John Wallis (604) 945-5371 www.phoenixrestorations.com

Decks Duradek Canada Ltd. Kim Smallwood (604) 591-5594 www.duradek.com

ServiceMaster Restore of Vancouver Sean Kennedy (604) 435-1220 www.svmvancouver.ca

Demolition Services 604-Trash-It Dave Abercrombie (604) 872-7448 www.604-trash-it.com

Building Automation SHM Controls Inc. Melissa Coombe (604) 637-7025 www.shmcontrols.com

Drainage & Sewer Cambie Roofing Paul Skujins (604) 916-9090 www.cambierooring.com

Building Envelope RDH Building Science Inc. Janet Nacario (604) 873-1181 www.rdh.com

Duct Cleaning Air-Vac Services Canada Ltd. Brent Selby (604) 882-9290 www.airvacservices.com

Remdal Painting & Restoration Inc. Dan Schmidt (604) 882-5155 www.remdal.com Remont Construction Ltd. Robert Szpakowski (604) 837-8813 www.remontconstruction.ca Building Repair & Renovation Nuwest Contracting Ltd. Debra Gettling (604) 525-6145 www.nuwestcontracting.com

Electrical Contractors Commercial Lighting Products Ltd. Don Paul (604) 540-4999 www.comlight.com Electrical Repairs & Maintenance Cove Power Dave Clauson (604) 218-3375 www.covepower.com

Electricians Delbrook Electric Ltd. Will Kitt (604) 985-1193

JRS Engineering Ltd. Torsten Ball (604) 320-1999 www.jrsengineering.com

Evanson Electric Ltd. David Evanson (604) 657-7957 www.evansonelectric.com

Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 www.rjc.ca

Lenius & Osborn Electric (1991) Ltd. Paul Titterton (250) 475-6051

Estate & Succession Planning Monarch Financial/ Manulife Securities Inc. Richard Laurencelle (604) 681-2699

HQ Electrical Solutions Slavico Golity (604) 621-1323 www.elec3cian.com Elevator City Elevator Ltd. Heiner Marnet (604) 299-4455 www.cityelevator.ca Metro Elevator Ltd. Preet Binning (604) 569-2977 www.metroelevator.ca Energy Efficiency & Conservation BC Hydro Conservation and Energy Management (604) 522-4713 www.bchydro.com/business FRESCo Building Efficiency Jordan Fisher (250) 590-9440 www.frescoltd.com HQ Electrical Solutions Slavico Golity (604) 621-1323 www.elec3cian.com Wyse Meter Solutions Inc. Jessica Lewis (416) 869-3003 www.wysemeter.com Yardi Systems Inc. Sam Jaishankar (888) 955-7900 www.yardi.com Engineers FRESCo Building Efficiency Jordan Fisher (250) 590-9440 www.frescoltd.com Enerpro Systems Corp. Steven Roka (604) 982-9155 www.enerprosystems.com

Financial Planning, Mortgage Financing CIBC - Wood Gundy Gilbert Lam (604) 603-2889 www.cibcwg.com/raymond-shum Fire Protection & Monitoring Stove Top FireStope Carter Shackelford (604) 897-1725 www.stfs.com Vancouver Fire & Radius Security Elaine Giesbrecht (604) 232-3488 www.vanfire.com Flooring and Carpeting Mira Floors and Interiors Deverow Walters (604) 856-4799 www.mirafloors.com Furniture, mattresses, electronics Midnorthern Appliance The Brick Commercial Sales Division Sherry Madden (604) 587-6658 www.thebrick.com Handicap Shower and Tub Sales & Installation ORCA Health Care Suppliers Inc. Reynald Stringer (604) 733-2656 www.orcahealthcare.com Heating Fuels Columbia Fuels Dave Young (877) 500-4328 www.columbiafuels.com

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

SPRING 2018 | 27

THE KEY ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND Inspections Canadian Tenant Inspection Services Ltd Jim Garnett (778) 846-9125 www.ctiservices.ca

Lighting Commercial Lighting Products Ltd. Don Paul (604) 540-4999 www.comlight.com

Insurance AC&D Insurance Services Ltd. Scott Jamieson (604) 982-1039 acd.insurebc.ca BFL Canada Insurance Services Inc. Shirley Timmins (604) 669-9600 www.bflcanada.ca

HQ Electrical Solutions Slavico Golity (604) 621-1323 www.elec3cian.com

Capri CMW R. Folkins (604) 294-3301 www.cmwinsurance.com Hamilton Insurance Services BC Ltd Judy Laban (604) 874-4476 www.cooperators.ca

Media MediaEdge Communications Dan Gnocato (604) 549-4521 www.mediaedge.ca Mortgage Financing Citifund Capital Corporation Derek Townsend (604) 683-2518 www.citifund.com First National Financial Corp Russ Syme (778) 327-5712 www.firstnational.ca

Megson Fitzpatrick Insurance Services Mike Nichol (250) 519-2300 www.megsonfitzpatrick.com

Mortgage Insurance CMHC Robyn Adamache (604) 731-5733 www.cmhc.ca

Intercom Repairs & Installation, Security & Intercom Systems Vandelta Communication Systems Ltd. Hugh Rae (604) 732-8686 www.vandelta.com

Online Payment Service Yardi Systems Inc. Sam Jaishankar (888) 955-7900 www.yardi.com

Internet Listing Services Yardi Systems Inc. Sam Jaishankar (888) 955-7900 www.yardi.com Investment & Retirement Planning Monarch Financial/ Manulife Securities Inc. Richard Laurencelle (604) 681-2699 Landscaping - Lawn & Garden Maintenance BUR-HAN Garden & Lawncare Robert Hannah (604) 983-2687 www.bur-han.ca Busybee Gardening David Hills (604) 618-7233 www.busybeegardening.com Legal Services Haddock & Company C Grant Haddock (604) 983-6670 www.haddock-co.ca

28 | SPRING 2018

Paint Sales Cloverdale Paint Inc Dave Picariello (604) 551-8083 www.cloverdalepaint.com Dulux Paints Robert Zelisko (604) 358-4024 www.dulux.ca Painting Service Prostar Painting & Restorations Ltd. Jonathan Moorhouse (604) 876-3305 www.prostarpainting.com Remdal Painting & Restoration Inc. Dan Schmidt (604) 882-5155 www.remdal.com Pest Control Assured Enviromental Solutions Brett Johnston (604) 463-0007 www.assuredenviromental.ca Poulins Pest Control Scott Hagon (604) 433-2500 www.poulins.ca

Solutions Pest Control Ltd. Jason Page (855) 858-9776 www.PestSolutions.ca Pipe Lining/ Re-Piping CuraFlo of BC Ltd. Randy Christie (604) 298-7278 www.curaflo.com Victoria Drain Services Dave Lloyd (250) 818-1609 www.victoriadrains.com Plumbing - Supplier & Manufacturer Moen Inc. Darren McMullen (604) 679-8914 www.moen.ca Plumbing/Heating/ Boilers Allied Plumbing, Heating & Air Conditioning Lance Clarke (604) 731-1000 www.allied-plumbing.ca Ashton Service Group Brian Williams (604) 275-0455 www.ashtonservicegroup.com BMS Plumbing & Mechanical Systems Ltd Tamara Merchan (604) 253-9330 www.bmsmechanical.com Cambridge Plumbing Systems Ltd. John Jurinak (604) 872-2561 www.cambridgeplumbing.com Entity Mechanical Ltd. Derek Duex (604) 726-0987 Montalbano Plumbing Services LTD. Giovanni Montalbano (604) 444-0222 www.montalbano.ca Viessmann Manufacturing Co. Inc. Randy Stuart (604) 533-9445 www.viessmann.ca Xpert Mechanical & JK Lillie Ltd. Kerry West (604) 294-4540 www.xpertmechanical.com Plumbing/Heating/ Boilers, Re-Piping Manna Plumbing Ltd. Chris Kobilke (604) 710-3908 www.mannaplumbing.com

Printing Citywide Printing Ltd. Gordon Li (604) 254-7187 www.citywideprint.com

Coldwell Banker MacPherson Real Estate Ltd. Rob MacPherson (778) 882-0211

Property Management Advent Real Estate Services Ltd. Michelle Farina (604) 782-6478

Copper Ridge Court Genny Sturhahn (604) 430-5624

Aedis Realty Azi Hosseini (778) 881-4414 Ascent Real Estate Susan Colosie (604) 431-1800 www.ascentpm.com Associa British Columbia Inc. Katie Khoo (604) 501-4417 www.associabc.ca Austeville Properties Ltd. Andrew Abramowich (604) 216-5500 www.austeville.com Bayside Property Services Ltd. Lynda Creamer (604) 432-7774 www.baysideproperty.com Beacon Hill Suites Ltd. Tess Imhoff (250) 590-1775 Bill Henderson Robert Kollen (604) 789-9600 Bolld Real Estate Management Leo Chrenko (604) 671-0293 www.bolldpm.com Brightside Community Homes Foundation Jan Robinson www.housingfoundation.ca CAPREIT Cody Neal (604) 210-7257 www.capreit.net Century 21 In Town Realty Klaus Rode (604) 760-5856 Century Group Lands Corporation Tina Thygesen 604.948.3832 www.centurygroup.ca Cherry Creek Property Services Ltd. Laurie Weitzel (250) 427-7411

Custom Realty Ltd. Jolene Foreman (604) 916-6345 www.cpsreatly.ca Dexter PM Kevin Skipworth (604) 689-8226 www.dexterpm.ca Dorset Realty Group Canada Ltd. Ron Schuss 604-270-1711 ext. 111 www.dorsetrealty.com DPM Rental Management Ltd. Jane Dennison (604) 982-7059 EasyRent Real Estate Services Ltd. Sean Rafati (604) 662-3279 FirstService Residential Judith Harris (604) 689-6975 www.fsresidential.com Green Door Property Management Ben Green (250) 688-0362 GWL Realty Advisors Tarek Shoukry (604) 713-3162 www.gwlrealtyadvisors.com Holywell Properties Adam Major (604) 885-3460 www.holywell.ca Homelife Peninsula Property Management Doug Holmes (604) 536-0220 www.penpm.com Hope Street Management Corp. Shamon Kureshi (403) 462-6200 Hugh & McKinnon Realty Ltd. Bruce Robinson (604) 541-5244 www.hughmckinnon.com Hume Investments Ltd. Sally MacIntosh (604) 980-9304 www.humeinvestments.com Lantern Properties Ltd. Jeffrey Hayes (604) 220-5333

ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND Cambridge Plumbing Systems Ltd. John Jurinak (604) 872-2561 www.cambridgeplumbing.com

Tax Planning D&H Group LLP, CPAâ&#x20AC;&#x2122;s Michael Louie (604) 731-5881 www.dhgroup.ca

Wesgroup Properties Sarah Liu (604) 648-1866 www.wesgroup.ca

Restoration Phoenix Restorations Ltd. John Wallis (604) 945-5371 www.phoenixrestorations.com

Rize Alliance Properties Ltd. Katherine Lui (604) 630-1636

Real Estate Sales Cushman and Wakefield Phil Joubert (604) 608-5955 www.cushmanwakefield.com

Prostar Painting & Restorations Ltd. Jonathan Moorhouse (604) 876-3305 www.prostarpainting.com

Utilities/ Natural Gas Absolute Energy Inc. / Bluestream Energy Kirby Morrow (778) 340-1580 www.absolute-energy.ca

Roboson Holdings Lt Sarah Hill (604) 657-0069 www.rennie.com

CBRE Limited Lance Coulson (604) 662-5141 www.cbre.ca

Rowan Property Management Ltd. Arthur Allan (250) 748-9090

HQ Real Estate Services Inc. David Goodman (604) 714-4790 www.goodmanreport.com

Royal LePage Cascade Realty Anthony Boos (250) 719-5454

Jones Lang LaSalle Real Estate Services Inc. (JLL) Ray Townsend (604) 998-6001 www.jll.ca/canada

LI-CAR Management Group Lita Powell (250) 785-2662

Real Property Management Kap Hiroti (604) 678-4696

Vancouver Rental Group Seva Roberts (604) 537-4399

Macdonald Commercial R.E.S. Ltd. T. Letvinchuk (604) 736-5611 www.macdonaldcommercial. com

Realstar Managemen John Phipps (604) 970-2444 www.realstar.ca

Vertica Angela Thomaidis (416) 552-6144

Maclab Properties Group Ltd. Carola Espinoza (604) 939-0221 Macro Properties www.macroproperties.com Imran Jivraj (416) 789-0858 Mainstreet Equity Corp. Hanna Archutowska (604) 582-0131 www.mainst.biz Maple Leaf Property Management Apartments Dali Janic (604) 925-8215 Maxsave Real Estate Services Linda Stacey (250) 562-6228 Metro Vancouver Housing Corporation Stacey Hammond (604) 451-6504 Murray Hill Developments Ltd. Barry Wiedman (780) 488-0288 Oakwood Property Management Carol Dobell (250) 704-4391 Pacific Quorum Properties Inc. Lyn Stoll (604) 634-3039 www.pacificquorum.com Porte Realty Ltd. Daniel Bar-Dayan (604) 732-7651 www.porte.ca Prospero International Realty Inc. Jeff Nightingale (604) 669-7733 Raamco International Properties Canadian Ltd. Kimm Zbierski (201) 567-5991 www.raamco.ca RE/MAX Management Solutions Mark Shillington (250) 717-5010 Re/Max Sea to Sky Real Estate Ltd. Shankar Raina (604) 932-2300

REMAX Professional Rental Management Richard Van (604) 273-6801 www.professionalrentals.ca

S.A.H. Properties Ltd. Leslie Pomeroy (604) 926-6947 Salesforce Marketing Limited Marianne Miller (778) 878-7304 Sunstar Realty Ltd. David Mak (604) 436-1335 www.sunrealty.ca Sutton Group - West Coast Realty Cindy Hamel (604) 807-1105 Sutton Max Realty Property Management Wallis Lee (604) 726-5988 suttonmaxrealty.com SwiftRent Team Reza Khatami (604) 239-0911 www.swiftrent.ca TPM Properties Debbie Hunt (250) 383-7663 Turner Meakin Management Company Ltd. Stella Boiser (604) 736-7020 Unique Real Estate Accommodations Inc. Nina Ferentinos (604) 984-7368 Valley Realty Jennifer Lal (604) 755-4055 www.valleyrealtyabbotsford.com

Marcus & Millichap Maulen Kalau (604) 675-5240 www.marcusmillichap.com Multifamily Real Estate Services Corporation Seth Baker (778) 235-9293 www.multifamily.ca Macdonald Commercial R.E.S. Ltd. Dan Schulz (778) 999-5758 www.bcapartmentinsider.com NAI Commercial Brandon Harding (604) 349-1571 www.naiapartments.ca Renovation & Repairs Remont Construction Ltd. Robert Szpakowski (604) 837-8813 www.remontconstruction.ca Rental Market Information Cushman and Wakefield Phil Joubert (604) 608-5955 www.cushmanwakefield.com Re-Piping Brighter Mechanical Mike Pearson (604) 279-0901 www.brightermechanical.com

Remdal Painting & Restoration Inc. Dan Schmidt (604) 882-5155 www.remdal.com ServiceMaster Restore of Vancouver Sean Kennedy (604) 435-1220 www.svmvancouver.ca Superior Flood & Fire Restoration Blaine Booth (604) 601-8206 www.superiorrestoration.ca Roofing Bond Roofing Daniel Fajfar (604) 375-2100 www.bondroofing.ca Cambie Roofing Contractors Ltd. Paul Skujins (604) 916-9090 www.cambierooring.com Penfolds Roofing & Solar Jonathan Manca (604) 254-4663 www.penfoldroofing.com Roofing Membranes Penfolds Roofing & Solar Jonathan Manca (604) 254-4663 www.penfoldroofing.com Software - Property Management Pendo Rental Software Inc. Josh Heppner (604) 306-5947 www.pen.do/partners/ landlordbc Yardi Systems Inc. Sam Jaishankar (888) 955-7900 www.yardi.com

FortisBC Energy Inc. Chris Alionis (604) 592-7985 www.fortisbc.com Utility Sub-Metering QMC James Easton (604) 526-5155 www.qmeters.com Waste/ Recycling Trash It Junk Removal Ltd. (DBA 604-Trash-It) Dave Abercrombie (604) 872-7448 www.604-trash-it.com Waste/ Recycling Waste Connections of Canada Inc. (Formerly Progressive Waste Solutions) Rob Barr (604) 834-7578 www. WasteConnectionsCanada.com Waste Management Inc. Tej Kullar (604) 520-7934 www.wm.com XeroWaste Solutions Michael Solkshinitz (604) 669-8031 www.xerowaste.ca Window - Replacement/ Installation/Renovation A1 Windows Ltd. Rob Elliott (604) 777-8000 www.a1windows.ca Retro Teck Window Mfg. Ltd Wilfred Prevot (604) 291-6751 www.retrowindow.com Window & Door Manufacturing Centra Windows Lana Gordin (604) 882-5010 www.centrawindows.com

Supplies - Hardware Rona Inc. Brad LeGrow (604) 314-1366 www.rona.ca

SPRING 2018 | 29

THE KEY ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - VANCOUVER ISLAND Advertising & Promotion Places4Students.com Laurie Snure (866) 766-0767 www.Places4Students.com

Credit Reporting Agency RentCheck Brenda Maxwell (800) 661-7312 Ext. 221 www.rentcheckcorp.com

BFL Canada Insurance Services Inc. Shirley Timmins (604) 669-9600 www.bflcanada.ca

Pipe Lining/ Re-Piping Victoria Drain Services Dave Lloyd (250) 818-1609 www.victoriadrains.com

Appliance - Rentals Coinamatic Canada Inc. Jack Ursaki (604) 813-7805 www.coinamatic.com

Electrical Service Rushworth Electrical Services Inc. Dustin Rushworth (250) 361-1231 www.rushworthelectric.ca

Capri CMW R. Folkins (604) 294-3301 www.cmwinsurance.com

Power Washing Island Carpet & Upholstrey Cleaning Inc. Ron Gould (250) 590-5060 www.islandcarpetcleaning.ca

Appliance - Sales Rona Inc. Brad LeGrow (604) 314-1366 www.rona.ca Appliance - Sales & Service Coinamatic Canada Inc. Jack Ursaki (604) 813-7805 www.coinamatic.com Appliance - Sales & Service Trail Appliances Jamie Dosanjh (604) 992-7124 www.trailappliances.com Appliance - Sales & Service WestCoast Appliance Gallery Byron Loucks (250) 888-3799 www.westcoastappliance.ca Biohazard Remediation 1st Trauma Scene Clean Up Ltd. Brian Woronuik (604) 598-8887 www.traumascenecleanup.ca Cleaning - Carpet & Upholstery Island Carpet & Upholstery Inc. Ron Gould (250) 590-5060 www.islandcarpetcleaning.ca Cleaning - Janitorial Services Select Janitorial Inc. Sherry Gruber (250) 360-0666 www.sjivic.com Communications/ Entertainment Shaw Cablesystems G.P. Frank Franco (604) 336-8288 www.shaw.ca Communications/ Entertainment Telus Michelle Mydske (604) 230-2658 www.telus.com

30 | SPRING 2018

Elevator thyssenkrupp Elevator (Canada) Limited Bob Marr (250) 474-1150 www.thyssenkruppelevator.com Energy Efficiency & Conservation BC Hydro Conservation and Energy Management (604) 522-4713 www.bchydro.com/business FRESCo Building Efficiency Jordan Fisher (250) 590-9440 www.frescoltd.com Yardi Systems Inc. Sam Jaishankar (888) 955-7900 www.yardi.com Engineers FRESCo Building Efficiency Jordan Fisher (250) 590-9440 www.frescoltd.com Read Jones Christoffersen Ltd Jason Guldin (250) 213-2520 www.rjc.ca Fire Protection & Monitoring Stove Top FireStop Carter Shackelford (604) 897-1725 www.stfs.com Heating Fuels Columbia Fuels Dave Young (877) 500-4328 www.columbiafuels.com Inspections Canadian Tenant Inspection Services Ltd Jim Garnett (778) 846-9125 www.ctiservices.ca Insurance AC&D Insurance Services Ltd. Scott Jamieson (604) 982-1039 acd.insurebc.ca

Hamilton Insurance Services BC Ltd Judy Laban (604) 874-4476 www.cooperators.ca Megson Fitzpatrick Insurance Services Mike Nichol (250) 519-2300 www.megsonfitzpatrick.com Internet Listing Services Yardi Systems Inc. Sam Jaishankar (888) 955-7900 www.yardi.com Legal Services Haddock & Company C Grant Haddock (604) 983-6670 www.haddock-co.ca Lighting Lenius & Osborn Electric Ltd. Paul Titterton (250) 475-6051 Media MediaEdge Communications Dan Gnocato (604) 549-4521 www.mediaedge.ca Mortgage Financing First National Financial Corp Russ Syme (778) 327-5712 www.firstnational.ca Mortgage Insurance CMHC Robyn Adamache (604) 731-5733 www.cmhc.ca Online Payment Service Yardi Systems Inc. Sam Jaishankar (888) 955-7900 www.yardi.com Paint Sales Dulux Paints Robert Zelisko (604) 358-4024 www.dulux.ca Paint, Painting, Restoration Services Empress Painting Ltd Chris Jefferies (250) 383-5224

Property Management Advanced Property Management Inc. Lorri Fugle (250) 338-2472 www.advancedpm.ca

Proline Management Ltd. Kelly Whitney (250) 475-6440 www.prolinemanagement.com Raamco International Properties Canadian Ltd. Kimm Zbierski (201) 567-5991 www.raamco.ca TPM Properties Debbie Hunt (250) 383-7663 Widsten Property Management Lindsay Widsten (250) 753-8200

Brown Bros. Agencies Limited Blane Fowler (250) 385-8771 www.brownbros.com

Software - Property Management Pendo Rental Software Inc. Josh Heppner (604) 306-5947 www.pen.do/partners/landlordbc/

Complete Residential Property Management Dennie Linkert (250) 370-7093

Yardi Systems Inc. Sam Jaishankar (888) 955-7900 www.yardi.com

Concise Strata Management Services Inc. Beth Kauwell (250) 754-4001 www.concisemgmt.com

Supplies - Hardware Rona Inc. Brad LeGrow (604) 314-1366 www.rona.ca

Cornerstone Properties Ltd. Jason Middleton (250) 475-2005 Countrywide Village Realty Ltd. Tracey Forest (250) 749-6660 David Burr Ltd. Cindy Lam (250) 384-9335 davidburr.com/ Devon Properties Ltd. David Craig (250) 595-7000 www.devonprop.com Duttons & Co. Real Estate David Logan (250) 389-1011 Equitex Property Management Cynthia Blank (250) 386-6071 Kahl Realty Inc. Jason Kahl (250) 391-8484 Meicor Realty Management Services Inc. Laurie Sims (250) 338-9979 Pemberton Holmes Property Management Claire Flewelling-Wyatt (250) 478-9141

Utilities/ Natural Gas Absolute Energy Inc. / Bluestream Energy Kirby Morrow (778) 340-1580 www.absolute-energy.ca FortisBC Energy Inc. Chris Alionis (604) 592-7985 www.fortisbc.com Waste/ Recycling Waste Connections of Canada Inc. (Formerly Progressive Waste Solutions) Rob Barr (604) 834-7578 www.WasteConnectionsCanada.com Waste/ Recycling Waste Management Inc. Tej Kullar (604) 520-7934 www.wm.com

Energized for Tomorrow

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NEW LISTING

SOLD

NEW LISTING

BJE

SUBJECT

Metrotown Development Site 6675 & 6691 Dow Street, Burnaby

High-Rise Development Site 1554 George Street, White Rock

Heatherlea Apartments 1406 Laburnum St, Vancouver

High density site — up to 6.3 FSR. 2 lots totalling

155.4’ × 116.7’ (18,135 SF) high-density development

Kits Point apartment building featuring 10 suites

35,580 SF in Metrotown Downtown OCP

site for up to 18 storeys. 3.5 FSR

(6/10 suites renovated). A half block to Cornwall Ave.

Unpriced Bid Process

$7,000,000

UNDER CONTRACT

MC2 Marine & Cambie, Vancouver

Landsdown House 1537 Burnaby St, Vancouver

Maddock Manor 2146 W 43rd Avenue, Vancouver

Two concrete rental properties totalling 110 suites.

24-suite West End apartment building close to

16-suite well maintained co-op apartment building

Luxury buildings, fully occupied, newer construction

English Bay featuring 24 suites (including penthouse)

Large suites / excellent suite mix. Kerrisdale area

$54,000,000

$9,550,000

$11,990,000 SOLD

SOLD

REDUCED

Joyce-Collingwood 4975, 4983, 4993, 4997 Joyce St, Vancouver

2340-50 St. Johns Street Port Moody

Novare 527 Carnarvon Street, New Westminster

Mixed-use redevelopment site

Mixed-use townhouse complex

New purpose-built rental tower

132’ x 105’ (13,860 SF)

10 units: 7 residential / 3 commercial

282 residential & 5 CRUs

$21,888,000 (reduced $1 million)

$5,350,000

Confidential

David Goodman Direct 604 714 4778 david@goodmanreport.com

Mark Goodman* Direct 604 714 4790 mark@goodmanreport.com

Cynthia Jagger* Direct 604 912 9018 cynthia@goodmanreport.com

*Personal Real Estate Corporation