Flowguard Water Detection Program Protecting your Peace
Did you know around 60% of residential property insurance claims are caused by water damage? 1
Coming up with solutions to prevent this costly problem has never been more important, yet until now there have never been any insurance incentives to reward proactive measures.
That’s why we’re pleased to introduce the BFL CANADA Flowguard Program - an innovative solution that rewards properties that install water detection systems to help curb rising claims. Flowguard is more than just an insurance incentive - it’s a smart investment that will save you money, time and hassle in the long run. Don’t wait until it’s too late! 2
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David Hutniak Chief Executive Officer
Ian Cullis Vice President, Sustainability
Lisa Henderson Senior Member Services Representative
Siyu Chen Member Services Representative
Board of Directors
Board Chair: Nicolas Denux
Vice-Chair: Michael Drouillard
Secretary-Treasurer: Derek Townsend
Directors
James Blair, Dorothy Friesen, Matin Ghavi, Kerri Jackson, Sarah Lui, Shawn Punton, Kim Schuss, Allan Wasel
Hunter Boucher Vice President, Operations
Monika Sosnowska Director, Marketing and Communications
Bryan Smith Member Services Representative
Alvin Christian Alfonso Membership Engagement
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Dan Gnocato, Publisher, dang@mediaedge.ca or t: 604 549 4521
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Editor Hunter Boucher, hunterb@landlordbc.ca
Editor Monika Sosnowska, monikas@landlordbc.ca
Cover photo credit: Monika Sosnowska
Disclaimer:
CEO’s Message
Advancing Sustainability in Rental Housing
Extenuating Circumstances Are Not Exceptional Circumstances
On March 14th, 2025, Mark Carney became the Prime Minister of Canada. During the course of his candidacy to become leader of the Liberal Party of Canada, and thus the 24th Prime Minister of Canada replacing Justin Trudeau, Carney amplified the campaign slogan “It’s Time to Build”. It is somewhat ironic that this slogan has in many ways become the battle cry for Canadians from coast to coast to coast, irrespective of their individual political leanings, as our nation faces the existential threat of the forced annexation of our sovereign nation by the leader south of the border. It is not hyperbole to suggest that at no other time in the history of our country have we needed political leadership to unite us as a nation. To build our economy. To create resilience and strength that puts the prosperity of Canadians at the forefront of every decision they make.
Canada’s major investment opportunities include the imperative to build millions of new homes in the next few years. We must also take advantage of the significant opportunities to expand and modernize our energy infrastructure so that we are less dependent both on foreign suppliers and the United States as our main customer. The opportunity to become a clean energy superpower in nuclear, hydro power, wind, hydrogen, battery storage and carbon capture is within our grasp. Diversifying our trade starts domestically by eliminating interprovincial trade barriers, and internationally by moving away from the United States to trading partners we can trust.
“It’s Time to Build” housing to make it more plentiful and affordable Canada faces an urgent housing crisis. We simply do not have enough homes. We need the federal government to take appropriate action to double the pace of new housing construction over the next 10 years. We need policy that will unlock private risk capital to build new attainable homes for younger Canadians. We need an approach that engages all levels of government with the urgency this moment demands. The federal government must use all available tools to remove provincial and municipal tax or regulatory measures that impede building the homes that Canadians need.
This will be no easy task without the federal and provincial governments boosting innovation and productivity in housing construction to accelerate building speeds and lower building costs. Incentives to scale construction to build more houses quickly, including supporting the Canadian prefabricated and modular housing industry and deploying new building materials and novel construction methods, will be critical.
But there’s much more that needs to be done
We must grow the construction sector workforce by expanding and accelerating training and apprenticeship programs for skilled trades so that we can build the homes Canadians need. We must cut red tape; reduce fees, levies, and taxes to drive down the cost of building; and accelerate permitting approvals. We need more incentives for investment and growth, not fewer. The federal government must work with the provinces, territories, and municipalities to lower fees — such as development charges — that unfairly increase housing costs and create barriers to building new homes. The federal government must provide infrastructure funding to offset lost revenues from development charge reductions and provide funding for growing communities’ needs.
The government must reduce housing bureaucracy, zoning restrictions, and design criteria prescribed by government staff. We can no longer tolerate restrictive, outdated zoning and permitting laws that block us from building more affordable places to live. We need more housing options in the places that make sense, including near transit. We need to strengthen conditions and streamline federal programs so that provinces, territories, and municipalities can build more homes faster.
One of the best incentives to build new rental homes is to ensure that we have a strong existing rental housing ecosystem. The following are just some of the actions that could be taken by our provincial government to help achieve that goal.
Property taxes are escalating at a much faster rate than rental income. A provincial taxation system that acknowledges the decreasing net operating income, particularly in older, existing purpose-built rental (PBR) buildings, would better allow a building’s net operating income to cover routine operational and maintenance costs. It’s time for British Columbia to create a property tax sub-class for PBRs with a reduced mill rate.
Just as landlords are restricted by CPI-based rent increases, municipal and utility cost increases should also be capped for all landlords. This would provide greater cost predictability for existing rental owners and operators, while ensuring that annual increases for some key operating line items do not disproportionately impact the budget for operational and maintenance costs. The province should go one step further and restrict property tax increases for landlords to CPI.
Strengthen the role of the Residential Tenancy Act (RTA) in regulating building maintenance standards. Giving the RTA the sole authority to regulate minimum standards for building maintenance would create a consistent, province-wide approach. This would eliminate the need for municipalities to impose their own regulations, which add uncertainty and cost.
Small secondary landlords are the lifeblood of our industry in B.C. The province must provide more protections for small secondary market landlords so that they have an easier, less costly path to end destructive tenancies.
There is so much we can do to combat these challenging times. Canada and Canadians have had a wake-up call. We have all the resources we need to determine our own destiny. “It’s time to build”.
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ADVANCING SUSTAINABILITY IN RENTAL HOUSING
An interview with, Ian Cullis, Vice President, Sustainability at LandlordBC
In this interview, Ian Cullis, vice president, sustainability at LandlordBC, shares his motivations, key trends, and strategies for landlords to adopt green initiatives. He discusses LandlordBC’s role in policy development, overcoming barriers, and available incentives for energy-efficient retrofits. From deep retrofits to electrification, Ian highlights how landlords can achieve sustainability goals while ensuring long-term economic benefits.
LandlordBC: What inspires you personally about sustainability, and how does that influence your work at LandlordBC?
Sustainability inspires me because it represents a balance of financial, social, and environmental considerations. I’m motivated by the opportunity to create efficiency in both financial savings and energy use. By implementing sustainable practices, we can reduce costs while minimizing environmental impact, which is crucial for the future of our planet.
At LandlordBC, this inspiration guides my approach to helping rental organizations and renters reduce waste, lower energy consumption, and decrease their overall environmental footprint. I also focus on ensuring that sustainable practices are accessible to everyone, promoting equity across various individuals and businesses. By emphasizing sustainability, we can save money, reduce waste, and contribute positively to the planet, which strengthens the rental community as a whole.
Can you share a bit about your professional background and what drew you to the sustainability field?
From a young age, I developed an interest in the environment through time spent exploring the natural beauty of our province. This passion led me to pursue a degree in physical geography, where I deepened my understanding of environmental systems. I later earned a degree in wood science, expanding my knowledge of forestry and wood buildings. My professional journey took me to UBC, where I gained experience in building products and sustainable building coatings.
At my previous position with the BCNPHA, my interest in energy efficiency grew, particularly regarding energy retrofits, fiscal sustainability, and deep energy retrofits. The opportunity to combine my expertise in building systems and sustainability with practical
solutions for the rental housing sector motivates me. I am driven to promote the adoption of energy conservation projects, aiming to create lasting environmental and economic benefits.
What emerging sustainability trends should landlords be aware of, and how will energy efficiency and GHG reduction trends impact the rental housing market?
Landlords should be aware that emerging sustainability trends are about more than just meeting carbon and greenhouse gas (GHG) reduction targets; they are about preserving the environment for future generations. As energy efficiency and GHG reduction efforts intensify, the rental housing market will face growing pressure to adapt, especially with advancements in building systems technology.
One key trend is the increasing focus on deep retrofits — strategies aimed at significantly improving the energy performance of existing buildings. Landlords will need guidance on how to electrify their buildings by replacing fossil fuel-based systems with efficient electric alternatives like heat pumps. Balancing energy efficiency, tenant comfort, and financial sustainability will be crucial. Successful electrification and retrofits will drive long-term energy savings, reduce emissions, and create a more sustainable rental housing sector.
What are your primary responsibilities as vice president, sustainability, and what are some immediate priorities on your agenda for the first six months and the coming year?
I lead initiatives to help the rental housing sector transition to a sustainable, energy-efficient, and low-carbon future. I report to our CEO, David Hutniak, and work closely with stakeholders to reduce energy use and GHG emissions, while addressing broader sustainability issues like waste and water management. My role also involves advocating for policies that balance sustainability goals with landlords’ fiscal challenges.
One of my immediate priorities is to develop the Strategic Energy Management Plan (SEMP), which will guide the sector towards sustainable energy practices and generate long-term savings. This plan will be informed by sector engagement and analysis of emerging partnerships, resources, and policy incentives. I’ll also work with organizations like BC Hydro, FortisBC, and CleanBC to fulfill commitments under existing agreements and identify new funding opportunities to support the SEMP.
What role does LandlordBC play in shaping sustainability-related policies?
LandlordBC is B.C.’s leading resource for rental housing owners and managers and the foremost industry association in the province. Our mission is to be a strong voice for the rental housing industry, providing support and resources to help our members succeed. Whether managing a single suite or a portfolio of buildings, LandlordBC simplifies navigating the complexities of the sector.
Advocacy is central to LandlordBC’s work. As a trusted advisor, it takes a balanced, solutions-focused approach, engaging proactively with government, media, and stakeholders to protect the interests of rental housing providers. LandlordBC advocates for balanced legislation, responds to policy issues, and collaborates with the Residential Tenancy Branch. It also works with municipalities and provincial and federal governments to ensure that policies and regulations support the rental housing sector.
Why is sustainability important for the rental housing sector, and how can landlords balance sustainability goals with financial viability?
The climate crisis, driven by greenhouse gas (GHG) emissions, has serious impacts on health, the environment, and the economy. Multi-unit residential buildings (MURBs) contribute 30-60 per cent of municipal emissions, making them critical targets for GHG reduction. De-carbonization, including electrifying building systems, is key to addressing the climate crisis. However, landlords must consider factors like building age, location, and unit count when planning sustainability efforts.
To balance sustainability with financial viability, landlords can access government subsidies, tax rebates, and other incentives to make retrofitting affordable. Retrofitting building systems with high-efficiency options at the end of their life is an effective strategy. Landlords can begin with small retrofits and expand over time as older systems need replacing. This gradual approach improves energy efficiency, reduces costs, and supports long-term sustainability while maintaining a viable business model.
What barriers lie in the way of implementing sustainability projects?
Several barriers hinder sustainability projects in rental housing. Cash flow is a major challenge, as rising costs and rent constraints limit
funding. Retrofitting is often seen as a costly, deep investment, which discourages owners from pursuing projects. Many landlords are also unsure where to start, lacking clear pathways for implementing sustainability measures.
The wide array of programs and pathways adds confusion, making it difficult to identify the right approach. Retrofit options vary, impacting buildings and systems in different ways, further complicating decision-making. Additionally, retrofits require significant time to plan and implement, competing with other operational priorities and limited funding. These challenges make it difficult to move sustainability projects forward.
What incentives or funding does RARA provide for rental housing providers?
The Rental Apartment Retrofit Accelerator (RARA) Program is a no-cost service helping rental apartment owners plan and implement energy retrofits while maximizing financial incentives. If you’re considering upgrades like cooling, heat pumps, EV infrastructure, or solar, RARA provides expert support, including concierge retrofit planning, energy benchmarking, feasibility studies, and guidance on funding opportunities.
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By leveraging municipal, utility, provincial, and federal programs, RARA helps landlords improve the financial case for retrofits, such as solar, heat pumps, and building envelope upgrades. The program offers up to $60,000 in support, including coaching to secure funding. Participants also gain access to ENERGY STAR Portfolio Manager for energy benchmarking and receive customized reports on retrofit opportunities.
RARA provides in-depth analysis through the Options Study, which prioritizes retrofits with estimated savings and costs, and the Feasibility Study, which delivers detailed engineering assessments and decarbonization plans. Throughout the project, landlords receive expert support from engineers and project managers. Participation is non-exclusive, allowing landlords to combine RARA with other programs like BC Hydro’s MURB Incentive and municipal tax rebates.
How can members stay informed about upcoming sustainability initiatives and RARA updates?
LandlordBC is committed to supporting projects that advance building decarbonization in B.C., addressing knowledge gaps and identifying next steps for sustainable programs and policies. These efforts inform members and advocate for improved rental housing, reduced GHG emissions, and maintained affordability.
To stay updated on sustainability initiatives and RARA updates, members can subscribe to the LandlordBC e-newsletter, read our blog, and monitor The Key magazine for important updates on technology, funding, and retrofit support. For more information, members can contact Ian Cullis, Vice President, Sustainability at ianc@landlordbc.ca.
EXTENUATING CIRCUMSTANCES ARE NOT EXCEPTIONAL CIRCUMSTANCES
By Alex J. Chang, Partner, Lesperance Menders Lawyers
When a landlord gives Notice to End Tenancy so they can occupy the rental unit, a tenant may claim an amount equal to 12 months’ rent if the landlord does not occupy within a reasonable period of time after the effective date of the notice barring “extenuating circumstances.”
The BC Supreme Court has held that a Residential Tenancy Branch (RTB) decision awarding the 12-month penalty is liable to be overturned if the arbitrator fails to consider evidence of extenuating circumstances that prevented a landlord from occupying the rental unit within a reasonable period or did not occupy the rental unit for 12 months. Although the RTB must consider extenuating circumstances, the limits of what should be considered extenuating circumstances have not been very well defined by the RTB and sometimes set too high of a threshold.
The recent BC Supreme Court case, 1129728 B.C. Ltd. v Kassam, helps to further clarify the standard the RTB must set for considering extenuating circumstances.
In Kassam, the Court overturned a monetary order for 12 months’ rent which equaled $102,100. The landlord had given a two-month notice to the tenant to occupy the rental unit, requiring the tenant to vacate by April 29, 2022. The landlord planned to demolish and rebuild their primary residence and intended to live in the rental unit during the construction process. Prior to issuing the notice, the landlord, who was experiencing health issues, travelled to China to get medical tests. They were to return to Canada and move into the unit in May 2022. Unfortunately, they did not return until August 2022 after receiving their diagnosis. They moved in with an adult child who helped care for them instead of moving into the rental unit. They also did not move into the rental unit due to concerns that building repairs at the rental unit would adversely impact their condition.
Ultimately, the landlord did not move into the rental unit until June 2023 — more than a year after they planned — and the tenants sued for 12 months’ rent.
The RTB found there were no “exceptional circumstances” that prevented the landlord from occupying a rental unit within a reasonable period of time.
The Court overturned the RTB’s decision for a number of reasons, including that:
1. The RTB applied the wrong test by considering if there were exceptional circumstances and not whether there were extenuating circumstances.
2. The RTB considered irrelevant evidence and ignored relevant evidence concerning whether there were extenuating circumstances.
3. The calculation of the 12-month rent penalty was patently unreasonable.
4. The reasons for the RTB decision were inadequate.
In clarifying the test and the difference between exceptional and extenuating circumstances, the Court referred to RTB Policy Guidelines:
[73] I accept that “extenuating” and “exceptional” circumstances are not synonymous. Section 51(3) of the RTA references the former and not the latter. Residential Tenancy Policy Guideline 36 discusses (in the context of extending a time period, which is not applicable here) the meaning of “exceptional circumstances”:
The word “exceptional” implies that the reason for failing to do something at the time required is very strong and compelling. Furthermore, as one Court noted, a “reason” without any force of persuasion is merely an excuse. Thus, the party putting forward said “reason” must have some persuasive evidence to support the truthfulness of what is said.
[74] By contrast, Residential Tenancy Policy Guideline 50 discusses (in the context of compensation for ending a tenancy, as here) the meaning of “extenuating circumstances”:
These are circumstances where it would be unreasonable and unjust for a landlord to pay compensation, typically because of matters that could not be anticipated or were outside a reasonable owner’s control.
[75] The RTB decision references neither of these guidelines. In my view, they highlight the distinction between extenuating circumstances (which was the applicable test here) and exceptional circumstances
TENANT’S INSURANCE RESPONSIBILITIES IN STRATAS
By Cassie Ayers, Team Leader, Personal Insurance, Acera Insurance, and Danielle Russell, Director, Real Estate, Acera Insurance
While previous articles in The Key have outlined the insurance responsibilities of strata owners and councils, this piece focuses on tenants’ insurance obligations. When landlords and tenants are aware of their respective responsibilities, property management runs more smoothly, disputes are minimized, and all parties are better protected.
THE THREE KEY PLAYERS IN A STRATA COMMUNITY
A successful rental experience in a strata property requires collaboration among three key stakeholders:
• Strata council, which is responsible for managing the common areas, enforcing bylaws and maintaining strata insurance.
• Strata unit owner (the landlord), who maintains appropriate rented owner’s unit insurance, as well as ensures that their tenants comply with strata rules and obtain tenant insurance.
• Tenant (the renter), who is responsible for following strata bylaws and securing tenant insurance for personal protection.
Each of these groups has specific insurance responsibilities, and understanding these roles helps prevent conflicts and unexpected costs.
TENANT INSURANCE RESPONSIBILITIES
Many tenants mistakenly believe they are covered under their landlord’s insurance. This is not the case. Renters must obtain their own tenant insurance policy to ensure their personal belongings and liability are protected.
Here is an overview of what a comprehensive tenant insurance policy includes:
Coverage for personal belongings
A tenant policy provides contents insurance, covering the cost of replacing a renter’s belongings if they are damaged or destroyed by an insured loss. This includes everything from furniture and electronics to clothing, kitchenware, food, and medication. Many renters underestimate how quickly replacement costs can add up and select a contents limit that is too low to replace their belongings at
today’s prices. When choosing a contents limit, tenants should consider the current market cost of replacing each item.
We recommend tenants take a video of their belongings, room by room, to help identify what needs to be replaced in the event of a claim. Additionally, the contents limit directly impacts the additional living expenses coverage available, making it an essential consideration when selecting a policy.
Coverage for additional living expenses
Additional living expenses help tenants cover temporary accommodation and related costs if their rental unit becomes uninhabitable due to an insured loss, such as a fire. This coverage is typically set as a percentage of or equal to the contents limit on the tenant insurance policy.
Given the high costs of the rental market, this highlights the importance of selecting an adequate contents limit to ensure sufficient coverage for both belongings and additional living expenses.
Coverage for personal liability
Personal liability coverage can protect a tenant if they unintentionally injure someone else or damage someone else’s property. The protection offered is far reaching — it’s not limited to incidents within the rental unit or strata building, but anywhere in the world.
The importance of endorsements
Common risks that a tenant insurance policy covers include fire and smoke, water damage caused by burst pipes or leaking appliances, theft and vandalism.
But it doesn’t include damage caused by flooding, sewer backups or earthquakes. Fortunately, tenants can enhance their policy by purchasing the following endorsements: overland water (flood), sewer backup, earthquake.
For example, if a renter’s belongings are damaged or their unit uninhabitable following a flood, their insurance would only cover their contents and additional living expenses if their tenant insurance policy includes the overland water endorsement.
The endorsements listed above may not be available in all areas or to all individuals, so speak with an insurance advisor to learn more.
TENANTS’ ROLE IN PREVENTING DAMAGE AND RISKS
Tenants must also take proactive steps to minimize damage and avoid costly claims. This includes:
• Using appliances properly to prevent fire hazards or water leaks.
• Reporting maintenance issues promptly to prevent minor problems from becoming major repairs.
• Avoiding unsafe modifications. For example, hanging objects on sprinkler heads can trigger the system and flood multiple units.
REFRESHER: THE INSURANCE RESPONSIBILITIES OF LANDLORDS
Landlords have an important role in ensuring that their rental unit remains in good standing within the strata community. Key responsibilities include:
• Obtaining a rented condo insurance policy. This covers the unit’s fixtures, appliances, betterments and improvements, and liability, as well as loss of rental income if the tenants must vacate due to an insured event.
• Ensuring tenants have insurance. While B.C.’s strata laws do not mandate tenant insurance, we strongly encourage landlords to require it in lease agreements as a condition of tenancy. Doing so provides additional protection for unit owners.
• Understanding strata deductibles. If a loss originates from a landlord’s strata unit (e.g., a tenant-caused fire), the strata council’s insurance may charge the unit owner the deductible — sometimes as high as $50,000.
By setting clear expectations with tenants from the beginning, landlords can reduce risks and avoid costly surprises.
REFRESHER: THE STRATA CORPORATION’S ROLE
The strata council is responsible for the overall management and maintenance of the building, including:
• Maintaining common areas like elevators, hallways, fitness centers and lobbies.
• Having adequate strata insurance, which covers the building structure and original fixtures.
• Enforcing bylaws, to ensure all residents, including tenants, comply with the community’s rules to minimize unsafe behaviours that could lead to a claim.
THE IMPORTANCE OF ALL THREE WORKING TOGETHER
Strata living is community living, and when all parties fulfill their insurance responsibilities, it creates a safer, more enjoyable, and financially secure environment. However, when a tenant lacks insurance, a landlord misunderstands their liabilities, or a strata fails to enforce rules, the effects can ripple through the entire community.
For example, if a tenant without insurance accidentally triggers a sprinkler head, causing water damage across multiple units, the landlord may face lawsuits and financial losses. Similarly, a landlord who neglects to maintain their rented condo insurance could face significant out-of-pocket costs if hit with a strata deductible assessment. Strata communities thrive when tenants, owners, and strata councils work together, and with the right knowledge and preparation, landlords can confidently navigate the complexities of strata rentals.
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INTRODUCTION: LAND USE PLANNING AND DEVELOPMENT
By Eric Aderneck, RPP, MPL, BCOM, DULE
Municipalities control land uses and densities through policies and regulations. These range from official community plans (OCP) outlining a long-term vision for the entire city; neighbourhood plans for local areas; zoning for individual parcels, to development permits for buildings. The purpose of these different planning related tools vary as does how they are used.
What is ‘planning’? Land use planning deals with the elements of a community’s built and natural environments and reflects the community’s aspirations. It also directs responses to issues and addresses both current and future problems. Yet, the issue or ‘problem’ may not be so clear, simple, or agreed upon by everyone.
At a high level, planners want to put the right uses on the right lands, allowing of mixing of uses where appropriate and providing for separation of uses where needed. What specifically that means varies by context and circumstance, informed by a land use plan.
Land uses can be defined through general designations in an OCP policy, and more specifically in a zoning bylaw, both of which typically apply to a site. Density can be calculated as UPA (units per acre) or FAR (Floor Area Ratio).
For a developer wanting to construct a new apartment building on a site with an old house, for example, a rezoning application is likely required to allow for the change in use and density. In some cases, an amendment to the OCP designation may be required as well. That same project may also entail assembling multiple lots together to create a consolidated site through a subdivision application. Furthermore, a development permit is required to control the form and character of the building — how it looks
in term of design and materials. Plus, many other permits, from building designs, to tree cutting, utility connections, and occupancy permits.
Although all this may seem like the ‘development planning process’, in fact it entails many different processes, with each having different application requirements, review steps, engagement opportunities, decision points, and administered by different departments at the city.
Furthermore, there is a wide range of disciplines involved in the interwoven design and approval processes. The applicant has their own development interests, including financial and market considerations, plus hired experts ranging from planners, architects, designers, surveyors, engineers, traffic and code consultants and more, overseen by a development manager. The city has a number of departments that intersect with the applications, both directly and through referral reviews, from development planning (sometimes called current planning), policy planning (sometimes called long-range planning), transportation, engineering, parks, operations, and other agencies that can include the school board, emergency services, transit, and more. And that’s all before any actual construction can start.
This all contributes to what can be a slow and complex development journey. While some may call it rigorous and thorough, others may experience it as confusing and frustrating.
There can also be tensions between city objectives to advance planning principles, such as sustainable buildings, community amenities, active transportation, affordable housing, tree protection, etc., and developer interests to maximize yields through higher densities and lower costs. With efforts from both sides, stakeholder dialogue, community engagement, negotiation and compromise, these can often be resolved — but not always.
There has been increased recognition of the challenges these processes can impose on development, particularly building much-needed new housing supply. There have been many studies over the past decade documenting the approval process, identifying bottleneck issues, and outlining ways to streamline the steps without removing critical components.
More recently, provincial legislation has required municipalities to make significant changes to planning regimes to facilitate residential development. This includes allowing higher density apartments around SkyTrain varying by distance to the station (called Transit Oriented Areas (TOAs)), and elsewhere allowing additional housing units on single
detached residential lots depending on circumstances (called small-scale multi-unit housing (SSMUH)). On-site residential parking is now no longer required. Municipal approvals are still required; however, the overall process should be less time-consuming, costly, and risky for the applicant.
These two initiatives are further described as follows:
• TOAs allow for between 20-storey and 8-storey buildings on residential sites at rail transit stations, with a tiered approach out to 800 metres (a 10-minute walk). TOAs are a form of Transit-Oriented Development (TOD) which is intended to locate high-density, mixed-use development (housing, employment, and other activities) within walking distance from frequent transit service. TransLink has a Transit-Oriented Communities (TOC) concept which further incorporates the surrounding area including walkability, site design, and local amenities.
• SSMUH allows for three or six housing units on a residential lot depending on proximity to the bus transit network. This is a form of infill development, adding more density to established neighbourhoods. This responds to the ‘missing middle’ lacking in many communities — duplexes, fourplexes, laneway or coach houses, and multiplexes. These house-scale buildings can readily fit into existing neighbourhoods, and offer ground-oriented housing.
In the case of Metro Vancouver, the regional growth strategy (called Metro 2050), directs residential and commercial development to urban centres
and transit corridors, with consideration of other important matters such as protection of industrial, agricultural, and conservation lands.
These initiatives, coupled with reduced parking provisions, allow for great opportunities for more housing, purposefully close to transit where people can drive less, and walk, cycle, and take transit more. However, beyond provincial legislation and municipal policies, development responds to market forces. Notwithstanding the increased potential density, housing prices or rents need to be high enough to cover development costs, which may be a challenge in some situations or in a slow market.
Furthermore, beyond unit yield, design and integration of buildings into the surrounding context is important to create livable communities. Also needing consideration is required infrastructure and amenities. In many cases these assets already exist in the area, but may require upgrades and enhancements, which come at a cost that needs to be funded by either the developer (i.e. new residents) or the city (i.e. property taxes).
Much has so far been described in generalities. While nearly all municipalities (the exception being City of Vancouver) in British Columbia are regulated by the Local Government Act, the details of the individual planning and development processes can vary for each. Thus, knowing the ‘rules of the game’ in one city or town does not make one an expert in the other 160 incorporated municipalities in the province. Learning about urban planning is needed to better understand the complexities of development, and how it all contributes to city building and urban change.
Eric Aderneck (eric@aderneck.ca) is an urban planner in the Metro Vancouver region, with over two decades of diverse experience working for the public and private sectors through several different capacities including planning policy, real estate development, consultant, and instructor. He also teaches short online classes about urban planning and land development at www.LearnPlanning.ca.
WHY HEAT PUMPS MAKE SENSE
By Kirill Kisselev, Airlux Heating & Air Conditioning LTD and Jordan Caton, Coastal Heat Pumps
As the rental housing sector in British Columbia evolves, property owners and strata managers face growing challenges: rising energy costs, aging infrastructure, and increasing tenant expectations for comfort and sustainability. Many buildings still rely on outdated electric baseboards, inefficient gas furnaces, or costly central boiler systems.
UNDERSTANDING HEAT PUMPS: HOW DO THEY WORK?
A heat pump doesn’t generate heat like a furnace; it moves heat from one place to another. This fundamental difference is what makes heat pumps far more efficient than conventional heating systems.
• In winter, a heat pump extracts heat from the outdoor air (even at subzero temperatures) and transfers it inside to warm the building.
• In summer, the process reverses — it removes heat from inside and releases it outdoors, effectively acting as an air conditioner.
Modern advancements, like those seen in cold climate heat pumps, provided by Airlux, Coastal Heat Pumps and other leading contractors, have greatly improved cold-weather performance. Many systems can efficiently operate at temperatures as low as -30°C, making them a viable option for nearly any rental property in B.C.
INSTALLATION CONSIDERATIONS: WHAT LANDLORDS NEED TO KNOW
If you’re considering upgrading your building’s heating system, understanding the installation process is key. Heat pumps can be installed in a variety of configurations, depending on the property’s layout and heating needs. Some typical heat pump systems for multiunit residential buildings are ductless mini-split systems, central ducted heat pumps, hybrid heat pump systems, or gas absorption/ engine heat pumps. Depending on your building and building systems, your contractor or engineer will need to specify the type of heat pump system that will work best.
To identify and install the appropriate system for your building, reach out to Airlux, Coastal Heat Pumps and other leading contractors. Also take advantage of LandlordBC’s Rental Apartment Retrofit Accelerator (RARA) program in partnership with FRESCo. The RARA program provides building owners with rental apartments in British Columbia access to a suite of energy efficiency and decarbonization retrofit planning support services. The program provides expert guidance from professional engineers throughout every stage of the retrofit process.
TYPICAL TYPES OF HEAT PUMPS FOR RENTAL PROPERTIES
1. Ductless Mini-Split Systems
• Ideal for retrofits or buildings without ductwork.
• Small indoor units mounted on walls, connected to an outdoor unit.
• Efficient, easy to install, and allows for zoned heating & cooling.
2. Central Ducted Heat Pumps
• Best for buildings with existing ductwork.
• Replaces traditional furnaces or air conditioning systems.
• Provides consistent temperature control throughout the property.
3. Hybrid Heat Pump System
• Can integrate with existing gas furnaces or boilers
• Switches between electricity and gas for optimal efficiency depending on the outdoor temperature and heating needs.
THE FINANCIAL IMPACT: HOW HEAT PUMPS IMPROVE NOI
For landlords and property managers, energy efficiency isn’t just about sustainability — it’s about profitability. Heat pumps can help improve NOI by reducing expenses in several key areas.
• Lower Energy Bills: Heat pumps use 2-4 times less electricity than baseboard heating, reducing heating and cooling costs by 30-50 per cent.
• Reduced Maintenance Costs: Unlike boilers and furnaces, heat pumps have fewer mechanical components, meaning fewer repairs.
• Better comfort: Heat pumps can maintain consistent indoor temperatures regardless of outdoor conditions.
• Long Lifespan: Heat pumps can last a long time if cared for properly. On average, heat pumps can last 14 to 15 years.
• Higher Tenant Retention: Energy-efficient buildings are more attractive to tenants, leading to lower vacancy rates.
CASE STUDY: VANCOUVER RENTAL PROPERTY UPGRADE
A 40-unit rental building in Vancouver recently transitioned from electric baseboards to heat pump systems. The results?
• $20,000 in rebates secured
• Anticipated annual energy savings of $15,000
• Happier tenants & lower turnover
By leveraging available incentives, the property owner covered nearly half of the installation costs, and the energy savings paid for the upgrade within just a few years.
REBATES & INCENTIVES: MAKING HEAT PUMPS MORE AFFORDABLE
Cost is often the biggest barrier to upgrading heating systems. Fortunately, there are significant rebates and incentive programs available to help offset engineering and product installation costs.
Available Programs for B.C. Landlords and Strata:
BC Hydro — MURB Retrofit Program: Offers up to $3,000 per heat pump with variable rebates for different types of systems.
RARA (Rental Apartment Retrofit Accelerator): Provides engineering (assessments, feasibility studies and implementation support) and a wide range of technical supports and helps landlords access funding for retrofits.
Provincial and Federal Tax Incentives.Including:
Provincial - Clean Buildings Tax Credit offers a 5 per cent credit on qualified expenditures.
Federal - Clean Technology (CT) Investment Tax Credit (ITC) offers up to 30 per cent credit on qualified expenditures.
District of Saanich and City of Victoria Property Tax Exemptions: For multi-unit residential buildings up to 100 per cent municipal property tax exemption on project costs for a maximum of 10 years.
For commercial buildings tax exemption valued between 50-80 per cent of project costs for a maximum term of 3 years.
NOW IS THE TIME TO ACT
With rising energy costs, growing tenant expectations, and generous rebates and funding available, switching to heat pumps may be one of the smartest investments landlords can make today. By lowering operating costs, increasing NOI, and reducing long-term maintenance, heat pumps provide:
• More efficient & cost-effective heating and cooling.
• Better tenant satisfaction (access to improved heating and air conditioning).
• A future proofed building ready for any code or municipal bylaw changes.
If you’re managing rental properties in B.C., now is the time to explore heat pump solutions. Certified experts can help you navigate the rebate process, assess your property’s needs, and install a high-performance system with minimal disruption.
Interested in exploring if a heat pump system is right for your building? Register with the LandlordBC Rental Apartment Retrofit Accelerator (RARA) program for access to supports to identify opportunities, subsidized engineering support and retrofit funding opportunities. Owners of multi-unit residential buildings can register today: www.landlordbc.ca/rara.
Apartment Financing Specialists
604‐683‐2518 dtownsend@ citifund.com
700 – 1111 W. Hastings St. Vancouver, BC V6E 2J3
Visit our website at www.citifund.com to see some of our past projects.
EVOLVE E-CARGO BIKE PILOT RETURNS
Following a successful first season, Evolve E-Bike and E-Scooter Share, created by BCAA, is bringing back its e-cargo bike pilot program for 2025. Starting March and running until October 31, North Shore residents will once again have access to free e-cargo bike rentals, providing a sustainable and convenient way to transport groceries, gear, and even passengers.
As the first e-cargo bike pilot in British Columbia, this innovative program showcases the potential of e-cargo bikes as a practical, low-carbon transportation option for urban communities. Launched in partnership with the District of North Vancouver and City of North Vancouver, with support from BC Hydro, TransLink and LandlordBC, the program aims to promote active transportation and demonstrate the real-world benefits of e-cargo bikes in urban environments. The pilot, which first rolled out in 2024, saw strong engagement from the community, highlighting the growing demand for sustainable mobility options.
“We are thrilled to bring back the Evolve E-Cargo Bike pilot program to the North Shore in collaboration with DNV and CNV,” says Leanne Buhler, head of Evolve E-Bike and E-Scooter Share. “Having operated our Evo Car Share service here for years, it’s exciting to further expand mobility options in the region with this innovative program. The success of last year’s pilot showed us that residents are eager for sustainable and convenient transportation alternatives, and we can’t wait to see even more people using e-cargo bikes in 2025.”
The pilot features two types of e-cargo bikes: a long-tail version and a cargo box version designed for hauling passengers or groceries. Both styles are ideal for replacing short car trips, reducing emissions, and making city travel more efficient.
“With the success of last year’s pilot, we are eager to welcome Evolve E-Cargo Bikes back to our community,” says Peter Cohen, District of North Vancouver’s general manager, Engineering Infrastructure Services. “This program aligns with our sustainability goals and gives residents a practical, low-emission transportation option. We look forward to seeing even more diverse use cases this year and gathering valuable feedback to help shape future mobility solutions.”
With the relaunch, Evolve E-Bike Share and its partners aim to build on last season’s momentum, collecting more insights on how shared e-cargo bikes can contribute to a greener, more accessible transportation network.
Residents can access the e-cargo bikes for free through the Evo app, with five pick-up and drop-off locations at the public libraries across the North Shore, as well as one Multi-Unit Residential Building (MURB) at The Lonsdale.
“The City of North Vancouver is committed to increasing residents’ access to convenient and safe active transportation options,” says City of North Vancouver’s deputy director of Planning and Development, Jennifer Draper. “After a successful first pilot phase, I’m excited to see the program grow and help North Shore residents conveniently access all of our wonderful shops and services without worrying about congestion. Access to these free e-cargo bikes for city residents continues to help expand zero emission travel and achieve the visions set out in the city’s Mobility Strategy and Official Community Plan.”
For more information and to book an e-cargo bike, download the Evo app or visit evo. ca/e-cargo. If you’re a tenant at The Lonsdale, check with your property management office to learn how you can access the bikes. More safety information can also be found on HUB Cycling’s website: https://bikehub.ca/resources/cargo-bikes.
HOW THE EVOLVE E-CARGO BIKE PILOT PROGRAM WORKS
Public Libraries:
• Download the Evo app and sign up: Select ‘e-bikes/escooters’ if you don’t require car share, allowing you to skip driver’s license requirements.
• Book an e-cargo bike: Choose the ‘Evo Return’ option in-app, select your desired date and time to book.
• Pick up the bike: Present your booking confirmation in person at your reserved time and location to collect the keys.
• Review safety instructions: Check safety instructions on-site or online, wear a helmet, and start riding.
• Return the bike: Bring the e-cargo bike back to the same location and return the keys at the library counter.
Multi-Unit Residential Buildings (MURBs): Use of the e-cargo bikes at the MURB is limited to tenants only. Tenants must sign up on the Evo app, but bookings can only be made in person at the designated property offices.
Note: Only same-day rentals are available during the pilot. Late returns and no-shows may result in fines to ensure fair use.
THE INTENTIONAL LANDLORD
A 5-Step Plan for Tenant and Asset Stability
By Keaton Bessey, Managing Broker, Greater Vancouver Tenant & Property Management Ltd.
Managing your rental property portfolio — whether a single door or thousands — requires more than just finding tenants, it demands intentionality and diligence. From avoiding rent incentives that backfire to screening for financial stability and securing payments before possession, this five-step guide helps landlords build a stable, low-risk tenant portfolio while protecting their assets and minimizing headaches.
1. Going to Market: Why Rent Incentives Can Backfire
An incentive such as “1st month’s rent is free” are often used in a tenant’s (slow) market or during new construction lease-ups to attract applicants. However, they primarily appeal to cashstrapped prospects rather than people who genuinely want to live in the building.
Risks of Incentives
• Fraud Potential: Moving tenants in before charging rent increases the risk of fraudulent applications.
• Increased Turnover: Tenants who need the cash flow help have a higher likelihood of being transient.
• Transparency Issues/Math Games: Advertising a “net effective rent” (e.g., rent x 11 months / 12) can be misleading. Good tenants are not dumb. They will do the math and understand the true rent.
Better Alternative: Consider a free 12th or 13th month, a complimentary storage locker or parking spot for a year. This provides a tangible benefit without undermining the stability of the tenancy. After a year, the tenancy is already stable. The cost of a locker or stall are a much smaller portion of a tenant’s budget,
but are a decent portion of a month’s rent when spread over an entire year. Most importantly, it still gives you something attractive to advertise.
2. The Importance of Screening: A Multi-Layered Filter Tenant screening is like a water filter — there is no single step that guarantees success, but when each stage is properly executed, you get a great result. One of the most critical factors in this process is the rentto-income ratio.
Setting a rent-to-income ratio as part of your screening process is not the same as dictating what people can afford; rather, you are trying to identify individuals who make financially conservative decisions. Look for prospects who “can afford” $3,000 per month, but are looking at $2,000-$2,500 per month options.
Life’s financial surprises inevitably arise, and tenants who are wellprepared for these situations are less likely to create disruptions for the landlord, the building, and other residents. Additionally, they often have the ability to save towards future goals. In B.C., these goals frequently include upgrading or purchasing. We find that our tenants naturally turn over every 3-4 years, not because they are forced to, but because
they planned to — and can now afford to — upgrade. This creates a healthy cycle within your portfolio: causes a regular and manageable turnover cadence, less evictions and unplanned move outs; and resets rents to market levels despite regulatory constraints. We’ve applied an after-tax rent-to-income ratio of 1:3 to our Metro Vancouver portfolio. By sticking to it, we’ve had to evict only one out of every 400 tenants.
Applying the Rent-to-Income Ratio:
• Qualified: $2,000/month rent with $6,000/month take-home pay (~$100,000/year income or two people earning $50,000 each).
• Conditional: $2,000/month rent with $5,000/month take-home pay (~$85,000/year income) falls $1,000 short. If they can show 6x the shortfall in savings ($6,000), they qualify.
• Disqualified: If the same applicant carries $6,000 in debt, it effectively cancels out their savings. Even if they could technically pay rent, they may struggle in case of job loss or emergency.
Landlords should prioritize financially conservative tenants and there are plenty of them if you look carefully.
Additional Screening Steps to Consider:
• Full Credit Check: Landlords should pull this directly or through an agent rather than relying on tenant-provided reports.
• Court Search Online (CSO) Review: Checking for pending lawsuits or financial judgments.
• Employment/Income Verification: Call their employer to confirm employment details. If self-employed, verify income by contacting clients or vendors, and searching online.
• Landlord/Homeowner Reference: If they own their current home, verify ownership by pulling land title records (for out of province, request the latest property tax bill).
3. Possession: Avoid a Huge Mistake
One of the biggest pitfalls landlords face is granting possession before receiving a deposit and the first month’s rent.
To prevent financial risk, landlords should require deposit collection at lease signing within 48–72 hours. Only certified funds should be accepted, such as email money transfers (e-transfer), bank drafts, certified cheques, money orders, or cash (with receipt), while personal cheques and pre-authorized debit (PAD) should be avoided as they can fail or bounce. While PAD and post-dated cheques pose potential risk they can be used once a tenancy is established.
Assuming you already have the tenant’s banking information as part of the leasing process, the first month’s rent can be collected via PAD. Landlords should always secure banking information or post-dated cheques before granting possession. Many landlords hesitate to ask for deposit funds at signing or possession, but a qualified tenant should have the cash flow to cover move-in costs before receiving their old deposit refund. Ensuring payments are secured before
handing over keys protects landlords from unnecessary financial risk.
Best Practices for Secure Transactions
• Deposit Collection: Due at lease signing, typically 48-72 hours.
• Only Accept: “Certified Funds” - Email money transfer (e-transfer), bank draft, certified cheque, money order, or cash (with receipt).
• Don’t Accept: Personal cheques (can bounce) or pre-authorized debit (PAD, which can also fail).
• First Month’s Rent: Can be collected via PAD after deposit, but banking information or post-dated cheques should be secured before possession is granted.
4.Maintaining Control of the Tenancy with Inspections
Beyond screening, landlords must remain diligent throughout the tenancy, ensuring properties are well-maintained and tenants uphold their responsibilities.
Regular inspections conducted twice per year, with the first occurring three months into a new tenancy help identify maintenance issues early, preventing costly repairs and educating tenants on proper upkeep. If tenant-caused damage is found, landlords should obtain written confirmation of liability, secure quotes, and complete repairs while the tenant still occupies the unit to avoid further deterioration. If a tenant refuses responsibility, they should be given 30 days to pay or dispute the claim. If unresolved, landlords can escalate the issue by pursuing a monetary order through the Residential Tenancy Branch (RTB) to recover costs.
5. Enforcing the Residential Tenancy Act (RTA)
Landlords have legal backing under the RTA to take action when tenants fail to comply with a monetary order. If a tenant refuses to repair damages or comply with an RTB order, landlords may serve a 30-day notice for cause under Section 47 of the RTA:
• Section 47(1)(g) : Failure to repair damage within a reasonable time.
• Section 47(1)(l) : Failure to comply with an RTB order within 30 days.
This process takes time, up to six months, but financially responsible tenants rarely escalate to this stage. Those who do, often self-resolve by either paying, negotiating, or choosing to leave.
Final Thoughts
Successful property management isn’t about luck; it’s about intention and consistency. By prioritizing financially stable tenants, securing payments before possession, and staying proactive with inspections, landlords can prevent problems before they start.
Don’t pride yourself on managing chaos — build stability through smart decisions. With the right approach, landlords can create longterm success for themselves, their properties, and their tenants.
Keaton Bessey is the founder and managing broker of Greater Vancouver Tenant & Property Management Ltd. With over a decade in the industry, he has built a reputation and business maximizing rental stability and protecting landlords’ investments while renting over 120 homes annually with a 99.9% rent collection rate. Contact him at keaton@gvantpm.com
THANK YOU FOR JOINING US AT THE VICTORIA EDUCATION AFTERNOON!
We want to extend our heartfelt thanks to everyone who joined us for the Victoria Education Afternoon on March 12, 2025, at the Sandman Hotel. Your participation made this event a great success, and we appreciate the time and effort you took to be part of these important discussions. From engaging conversations about the state of Victoria’s rental market to insightful updates on RTB regulations and energy efficiency strategies, the event provided valuable knowledge to help landlords navigate the evolving landscape of our sector. A special thank you to our expert speakers — Dave Craig, David Hutniak, Ian Cullis, and Hunter Boucher — for sharing their expertise with the attendees.We also want to express our gratitude to our sponsors — The Home Depot Pro, Acera Insurance, and FortisBC — whose support helped make this event possible. Your contributions are instrumental in providing landlords with the tools and resources they need to succeed.Stay tuned for more educational opportunities, and we look forward to seeing you again soon.
HUNTER’S HINTS
Understanding
“Useful Life” and How It Affects Landlords
By Hunter Boucher, Vice President, Operations at LandlordBC
As landlords and property managers, we’re always making decisions about property maintenance, tenant damage, and capital expenditures. But how do we determine what’s fair when it comes to compensation for damage or justifying a rent increase for necessary replacement or repair? This is where the concept of “useful life” comes in.
The term “useful life” refers to the estimated time an item or asset is expected to function before it requires major repairs or replacement. Think of it as the lifespan of key components in your rental property — everything from flooring and appliances to roofing and plumbing. The Residential Tenancy Branch’s Policy Guideline 40 explains what useful life is, how it is applied, and sets the standard for useful life on many building elements.
Why does this matter to you? Useful life affects how much compensation you can claim for tenant damage and whether you can apply for additional rent increases when replacing aging assets.
The Residential Tenancy Act (RTA) outlines the rights and responsibilities of both landlords and tenants. Specifically, Section 7 requires compensation for damage or loss, while Section 32 outlines obligations for maintaining rental properties. Under these laws, tenants are responsible for damage they cause, but landlords can only claim compensation based on the remaining useful life of the damaged item — not necessarily the full replacement cost.
In addition, landlords can apply for additional rent increases if they’ve had to make major capital expenditures (ARI-C) that won’t recur for at least five years. However, proving the useful life of a replaced item is critical in getting these increases approved.
It’s important to understand that the useful life estimates provided in Policy Guideline 40 are not mandatory replacement schedules. Just because an item has reached the end of its estimated lifespan does not mean it must be replaced immediately. If a building element — whether it’s a roof, flooring, or an appliance — is still in good working condition, there’s no requirement to replace it. These estimates are simply guidelines to help determine reasonable compensation for damage or when a capital expenditure may qualify for an additional rent increase. Regular maintenance and proper care can often extend the life of these components well beyond the estimated timeframe, allowing landlords to maximize the value of their investments.
HOW USEFUL LIFE AFFECTS DAMAGE CLAIMS
Let’s say a tenant accidentally breaks a dishwasher that was already five years old. The estimated useful life of a dishwasher is 10 years. That means, even though a new dishwasher might cost $900, the landlord can only claim $450 (half of the value) since the old unit is considered to be halfway through its useful life.
Similarly, if a tenant causes damage to a carpet that was already 10 years old (and carpets have a 12-year lifespan), a compensation claim might be minimal. If an item was already past its useful life, landlords may receive only nominal compensation, meaning a much smaller payout.
A key principle in damage claims is betterment — the idea that compensation should put you in the same position you were before the damage, not in a better financial position.
For instance, if a tenant damages a 50-year-old hardwood floor and you choose to replace it, you might expect full compensation. However, since the original floor finish had long exceeded its useful life, compensation would likely be minimal, with only nominal damages awarded. The same applies if you replace a damaged carpet with luxury vinyl plank flooring. The compensation will likely be based on the cost of a similar carpet, not the cost of the upgrade.
UNDERSTANDING USEFUL LIFE HELPS YOU PLAN FOR REPAIRS AND REPLACEMENTS WHILE SETTING REALISTIC EXPECTATIONS...
Exceptions? If the damage was intentional or due to gross negligence, the tenant may be responsible for the full repair or replacement cost. There may also be exceptions for antique or rare building elements that require an increased duty of care.
USING USEFUL LIFE TO JUSTIFY RENT INCREASES
One of the biggest frustrations for landlords is keeping up with rising costs while working within B.C.’s strict rent increase limits. However, if you’ve made major capital improvements, you can apply for an additional rent increase beyond the allowable percentage.
To qualify, you need to show that:
• The replaced item/system was at the end of its useful life.
• The repair/replacement was necessary.
• The cost won’t recur within the next five years.
For example, if you replace a 20-year-old furnace, you can make a strong case that it had reached the end of its useful life, and you had no choice but to replace it. The ARI-C process is covered at length in an exclusive LandlordBC guide in the members-only section of our website.
KEY USEFUL LIFE ESTIMATES FOR RENTAL PROPERTIES
Understanding useful life helps you plan for repairs and replacements while setting realistic expectations for compensation and rent increases. Here are some useful life estimates to keep in mind:
Roofing:
• Asphalt shingles: 20 years
• Metal roofing: 35 years
Flooring:
• Carpet: 12 years
• Hardwood: 30 years (refinishing every 10 years)
Appliances:
• Fridge: 15 years
• Dishwasher: 10 years
These estimates serve as general guidelines. If you have evidence — such as warranties or maintenance records — showing an item lasted longer, you can present that in any dispute.
How to Protect Yourself
as a Landlord
To ensure fair compensation and strengthen your ability to justify rent increases, it’s essential to follow a few key best practices. First, document everything by keeping detailed records of installation dates, maintenance, and repairs. Photos can help track wear and tear over time, and having tenants sign off on move-in and move-out condition reports provides a clear record of the unit’s state before and after their tenancy. Proper documentation not only helps in disputes but also serves as valuable evidence when applying for additional rent increases due to necessary capital expenditures.
Staying proactive with maintenance is equally important — regular inspections help identify potential issues before they become costly problems, and addressing minor repairs early can prevent larger expenses down the road. Additionally, landlords should understand Policy Guideline 40 and use its useful life estimates to support claims when dealing with damage disputes or rent adjustments. While these estimates provide a general guideline, it’s important to be realistic about compensation — expecting full replacement value for an aging item is often not reasonable. By taking these steps, landlords can protect their investments while ensuring fair and justifiable decisions regarding property maintenance and tenant claims.
As landlords, we’re responsible for maintaining our properties, but tenants are also responsible for damage they cause. By understanding useful life, we can make informed decisions about claims, rent increases, and long-term property planning.
If you ever find yourself in a dispute over damage or looking to justify an additional rent increase, having a clear understanding of Policy Guideline 40 will give you the best chance of success.
ACCESS CONTROL KEY FOB
Vandelta Communication Systems Ltd.(VDC)
Christopher Rae (604) 732-8686 vandelta.com
ACCOUNTING
D&H Group LLP
Arthur Azana (604) 731-5881
dhgroup.ca
Smythe LLP
Daniel Lai (604) 687-1231 smythecpa.com
ADVERTISING - VACANCIES
Yardi Breeze Premier
Jasmin Rodas (800) 866-1124 yardibreeze.ca
ADVERTISING & PROMOTION
Places4Students.com
Laurie Snure (866) 766-0767
Places4Students.com
APPLIANCE - RENTALS
Coinamatic Canada Inc.
Lyle Silverstein (604) 270-8441 coinamatic.com
Penguin Appliances
Sales & Services Inc.
Harb Sangha (604) 451-4411
penguinappliances.ca
APPLIANCE - SALES & SERVICE
Penguin Appliances
Sales & Services Inc.
Harb Sangha (604) 451-4411
penguinappliances.ca
3rd Gen Barons Holdings (Formerly Trail Appliances)
