LandlordBC Fall 2023

FALL 2023

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

Office: 105 — 1001 Cloverdale Ave

Victoria, BC V8X 4C9

Vancouver Island: 250.382.6324

Lower Mainland: 604.733.9440

Toll Free BC: 1.888.330.6707

Board of Directors

Board Chair: Jason Middleton

Vice-Chair: Michael Drouillard

Secretary-Treasurer: Derek

Townsend

Directors

James Blair, Nicolas Denux

Jason Fawcett, Dorothy Friesen

Kerri Jackson, Sarah Liu, Paul

Sander, Kim Schuss

Cover photo credit: Erin Breier and Monika Sosnowska

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

Publication Mailing #40063056

Magazine Coordinator Erin Breier Editor Hunter Boucher, hunterb@landlordbc.ca

Editor Monika Sosnowska, monikas@landlordbc.ca

Production MediaEdge Communications

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. Articles cannot be re-printed or reproduced in any form without the sole permission of LandlordBC.

CEO’s Message

LandlordBC’s Years-Long Advocacy Win

Conversation on Diversity Equity and Inclusion

Multifamily Shows Consistent Vigor

New Corporate Supplier Spotlight

Seismic Retrofits in MultiResidential Buildings

Energy Efficient Appliances for Rentals

Deep Energy Retrofit Benefits

LandlordBC 2023 Golf Tournament

Hunter’s Hints

Associate Members/ Corporate Suppliers — Mainland

Associate

—

David Hutniak Chief Executive Officer

Monika Sosnowska Director, Marketing and Communications

Bryan Smith Member Services Representative

Erin Breier Manager, Events and Programs

Lisa Henderson Senior Member Services Representative

Hunter Boucher Vice-President, Operations

CEO’S MESSAGE

David Hutniak, CEO, LandlordBC

The following is an edited version of a recent submission made to Premier Eby and Housing Minister Kahlon

RENT CONTROL IS A BLUNT TOOL CONTINUING TO DEAL A BLOW TO B.C.’S RENTAL HOUSING MARKET. Rent Control is a flagship political tool and promise that is far more complex than it first appears. It is not the comprehensive form of tenant protection it is billed to be. For one thing, it is commonly accepted that rent controls benefit current tenancies at the expense of future ones. This has detrimental effects on both an upcoming class of renters, while restricting the mobility of current renters. Second, it is beyond debate that rent control dampens desperately needed housing supply. It does this by threatening the economic feasibility of new development and by repelling the entry of new units on the secondary market. Additional negative effects of rent controls include reduced investment in current housing supply, particularly among smaller landlords faced with expenses outpacing revenue, and misallocation of existing rental housing. All of this is plainly contrary to the broad interests of tenants and the urgent housing needs in our province. Rent control is a blunt tool continuing to deal a blow to B.C.’s rental housing market.

It really is all about balance. Tenants want a balanced rental market and so do landlords. An example of an imbalanced approach to housing was the federal withdrawal from social housing as our national population grew. At the municipal level, some local governments now admit having gotten the balance wrong with their onerous inclusionary housing requirements which have killed projects (some after having waited way too long for approval.) Rent controls are a provincial political tool that must be approached with a careful balance. Will the province get it right?

While it’s difficult to imagine a government of any political stripe enduring the political backlash associated with abolishing rent

controls in B.C., there’s nothing stopping any government from amending them. We need an awareness that populist politics can be the enemy of logic, and that this snare is apparent when it comes to thoughtful and balanced rent control policy. The rental housing market in B.C. is a disaster that has been moving at us in slow motion for 30 plus years. It is not going to be resolved in one or two years, but positive change can be made if there’s political will.

We suggest that the province start by fine-tuning eligibility. Highincome tenants should not benefit from rent controls. Including these individuals in rent controls hurts the rental market and hurts people who cannot find suitable housing. At the same time, increase the portable housing benefits available to tenants to ensure that those who need help are receiving it. This also helps balance the load of providing affordable rental housing between rental housing providers and our public social security system.

Alleviating the burden of rent control on landlords will help with the supply of rental housing. Most rental developers are already landlords or plan to sell their building to a group that is already a landlord. When the provincial government continues to penalize landlords for a problem all three levels of government have created, those same housing providers (landlords and developers) are less inclined to grow and this dampens the supply of housing. Similarly, the merchant developer of rental housing must be able to sell their building for more than the cost to build it. That building’s value is underpinned by the allowable rent increase formula. When the formula is capped, the value comes down, marginally at first, but after five amendments in six years like we’ve seen in B.C. there is undeniably a negative valuation impact which hurts supply.

Critical to attaining affordability is maintaining and growing the secondary rental market. This is all the condos, laneway homes and basement suites that are rented out. CMHC reports the Vancouver CMA has 287,384 condominiums being rented out compared to 87,632 purpose-built rental units. We know these secondary rental units are precarious. For example, if restrictive rental policy and interest rate increases lead an owner to sell, then the tenant is displaced. Interestingly, the Vancouver Sun recently ran a piece noting that over a third of British Columbians have space that could be rented out but don’t. The top reason for not doing so was fear of problem tenants, or an unbalanced RTA. If this housing could be unlocked imagine how much pressure would be released.

Other immediate measures that could be taken include:

Amend Or Abolish The Carbon Tax On Rental Housing: While simple and demonstrably effective, a carbon tax makes producer of carbon pay so that their behaviour changes. Unfortunately, in B.C.’s rental housing market the link between unnecessary carbon production and the carbon tax designed to affecting

On September 11, 2023, the Province of British Columbia advised landlords that the 2024 maximum annual allowable increase would be 3.5 —2.1 per cent below the CPI formula increase under the Residential Tenancy Act. While we were pleased to hear the premier and housing minister recognize that landlords are equally challenged in today’s high inflation and interest rate environment, we were nevertheless disappointed that the province felt it was necessary to intervene, once again, and continue the politicalization of the annual increase. The province did indicate an intention to return to CPI in the future. LandlordBC will continue to advocate on our members’ behalf on this matter.

tenant’s behaviour is broken. That is, landlords are required to pay the carbon tax which is increasingly very expensive. However, landlords are unable to pass the carbon tax on to tenants and therefore the tenant’s behaviour does not change.

The carbon tax on rental housing should either be amended or abolished. If amended, it should be done so that the tax burden is shared between landlords (so they improve their building’s mechanical systems) and tenants (so they change their behaviour) and allow landlords to purchase or produce carbon offsets.

As it stands today, the carbon tax being implemented in rental buildings is a cash grab and yet another bad policy with negative unintended consequences for the rental housing market.

Incentivize Green Retrofits: Who doesn’t like a good rebate for doing the right thing? While many buildings do need to be redeveloped, the most sustainable rental building is the one that is already standing. What should stay and what should go is a more nuanced discussion for another time, but the fact remains many of the rental buildings built in the 50s, 60s, and 70s will still be standing 20 - 50 years from now. Predominantly the large concrete ones.

The province needs to give serious consideration to providing rebates for significant energy efficient building upgrades for large existing apartment buildings. The rebates should include the replacement of windows, the addition of exterior shading and insulation, the addition of energy efficient direct digital control systems, the retrofitting of mechanical systems to high efficiency boilers, and the addition of electric heating to allow for hybrid heating systems.

Address Excessive Operating Cost Increases: Part of the reason rent controls are so punitive to housing providers is because we are unable to control a large part of our operating costs. Property taxes, utilities, and insurance make up a significant portion of our costs and for all three we are price takers with little to no ability to negotiate. The Province can address the property tax issue by drafting legislation saying apartments are now in Class 1A Residential and that Class 1A must have a mill rate 25 per cent less than Class 1 Residential.

The province could also cap the rate utilities are allowed to charge rental buildings to an amount equal to the allowable rent increase.

A leader in Metro Vancouver and Greater Victoria rental apartment building sales, with total sales value in excess of $2.2 Billion* between 2015-2022. *SOURCE:

Lance Coulson

Vice President

Apartment Group BC 604 662 5141 lance.coulson@cbre.com

Greg Ambrose Vice President National Apartment Group BC 604 662 5178 greg.ambrose@cbre.com

We are a leading apartment building sales team in BC that has the ability to reach buyers across the globe with 530+ offices situated in all major markets around the world. We are a team with significant local knowledge and expertise that is globally connected, a combination that is indispensable and creates the most competitive marketing program. We specialize in achieving maximum value for our clients, while at the same time maintaining a professional sales process all the way through!

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LANDLORDBC’S YEARS-LONG ADVOCACY WIN

Removal of GST From New Purpose-Built Rental Housing Construction

On September 14, 2023, Prime Minister Justin Trudeau announced a significant policy change by the Government of Canada. Effective immediately, the government will eliminate the Goods & Services Tax (GST) on new rental apartment buildings. This measure aims to incentivize construction of new purpose-built rental (PBR) housing.

LandlordBC has long opposed the punitive application of GST on rental housing. Before this announcement, rental developers were compelled to pay GST upon the completion of new rental buildings, even if they planned to retain and operate these rental properties with no intention of selling. This essentially imposed a sales tax on an artificial transaction, driving up development and operating costs. Consequently, this tax, introduced in 1991, discouraged investment in rental housing and contributed to the reduction of the available supply of rentals.

For years LandlordBC has advocated for the removal of GST on new PBRs as we recognized that this federal GST policy disincentivized investment in rental housing, decreased rental supply, and raised rents for tenants.

The official announcement outlined the following key points:

• The federal government will incentivize the construction of much-needed rental homes by introducing legislation to remove the Goods and Services Tax (GST) on the construction of new apartment buildings for renters.

• Focused on new supply only, the removal of GST will apply to new purpose-built rental housing, such as apartment buildings, student housing, and senior residences built specifically for long-term rental accommodation.

• This enhancement increases the GST Rental Rebate from 36 per cent to 100 per cent and removes the existing GST Rental Rebate phase-out thresholds for purpose-built rental housing projects. The enhanced GST Rental Rebate will apply to projects that begin construction on or after September 14, 2023, and on or before December 31, 2030, and complete construction by December 31, 2035.

• Qualifying new residential units would be those that qualify for the existing GST Rental Rebate and are in buildings with at least:

• Four private apartment units (i.e., a unit with a private kitchen, bathroom, and living areas), or at least 10 private rooms or suites (e.g., a 10-unit residence for students, seniors, or people with disabilities); and,

• Ninety per cent of residential units designated for long-term rental.

• Projects that convert existing non-residential real estate, such as an office building, into a residential complex would be eligible for the enhanced GST Rental Rebate if all other above conditions are met. Public service bodies would also be eligible to access the enhanced GST Rental Rebate.

• The enhanced GST Rental Rebate will not apply to individuallyowned condominium units, single-unit housing, duplexes, triplexes, housing co-ops, and owned houses situated on leased land and sites in residential trailer parks, but this housing would continue to qualify for the existing GST Rental Rebate where the conditions for the existing rebate are met.

• To protect Canadian renters from renovictions, the enhanced GST Rental Rebate will not apply to substantial renovations of existing residential complexes. This is intended to stimulate new supply, not take supply off the market.

• The enhanced GST Rental Rebate for purpose-built rental housing will be effective September 14th, 2023, subject to the passage of implementing legislation.

• The federal government called on provinces that currently apply provincial sales taxes or the provincial portion of the Harmonized Sales Tax (HST) to rental housing to join the Government of Canada by matching the rebate for new rental housing.

• The federal government will require local governments to end exclusionary zoning and encourage building apartments near public transit in order to have their Housing Accelerator Fund applications approved.

This news is a positive development for landlords, renters, and our communities alike. Eliminating GST from new rental housing will stimulate new investment, thereby increasing supply and enabling a downward pressure on rents. A full removal of the GST on rental housing development will have an immediate impact on lowering the level of investor equity required to build new rental housing, improving investor’s return on equity and incentivizing developers to invest in rental housing.

CONVERSATION ON DIVERSITY EQUITY AND INCLUSION

By Hunter Boucher, Vice President, Operations, LandlordBC

In 2021 LandlordBC invited Renée Charles, a diversity, equity and inclusion (DEI) expert and facilitator, to lead a series of webinars for our members. As part of our continuing commitment to DEI, we have invited Renée to join us again this upcoming November and in preparation of this DEI session, I had the opportunity to sit down with Renée and discuss the topic at length. Published here is part of our conversation. We encourage you to scan the QR code to read the full interview and access more resources on the topic of DEI.

Hunter Boucher: Building on your personal journey and experiences, could you share a specific instance where your work in diversity, equity, and inclusion had a significant positive impact? What were the key takeaways from that experience?

Renée Charles: I believe the work I do helps individuals find their voice. We understand that to promote inclusion, people need to stand up, speak up, and show up for themselves and others.

When we engage in more meaningful conversations about DEI, we shine more light on what’s right and what’s wrong — what’s helpful and what’s harmful. This increases the likelihood that people will express when something makes them uncomfortable or when someone has done or said something inappropriate. This leads to a rise in self-advocacy.

Additionally, through these conversations we see an increase in allyship. Even if a comment or joke wasn’t directed at

TO AVOID

them, individuals who understand and own diversity, equity, and inclusion step in to address it. They become the voice that says, “That’s not how we want to treat each other here. This doesn’t align with our culture, and it’s not okay.” In summary, we observe a collective shift towards amplifying voices.

HB: We last spoke in 2021 and you mentioned that the momentum for this work gained traction after George Floyd’s murder. How do you see the long-term sustainability of this momentum, and what strategies can organizations employ to ensure that these conversations and actions remain at the forefront?

RC: A critical first step is the importance and value of adopting a wide-angle lens when considering diversity, equity, and inclusion. Certainly, George Floyd’s murder awakened people to the dehumanization, disrespect, and discrimination faced by Black individuals. However, diversity encompasses much more than just the Black community. We’re aware that Indigenous people face unfair treatment, as do members of our Asian communities and people of various religious beliefs, gender expressions, and sexual orientations. The list goes on. So, foremost, we must maintain our focus on inclusion by looking through this wide-angle lens, recognizing that all dimensions of diversity deserve respect. We should aim to create experiences and environments where everyone feels they belong.

Another crucial aspect is that what gets measured gets done. This is especially vital for organizations to understand their current status and, more importantly, where they’re heading in terms of diversity, equity, and inclusion. They should track progress and measure success through key indicators of inclusion. This might involve assessing senior leadership diversity and setting goals to diversify the board or the leadership. The targets could specify increasing the representation of women, women of colour, or any other desired demographic.

Additionally, it’s essential to keep the conversation going. To avoid diversity, equity, and inclusion becoming a fleeting trend, it should be a consistent agenda item in team meetings. When we encourage people to share articles they’ve read, lessons they’ve learned, or personal

BECOMING A FLEETING

experiences related to DEI, this supports ongoing dialogue and will help keep the importance of inclusivity at the forefront of everyone’s minds.

HB: What are the most common challenges that organizations and landlords face when trying to embrace diversity and create an inclusive environment? How can these challenges be effectively addressed to foster meaningful change?

RC: In no particular order, I’d like to touch upon some important aspects. Accountability is an important success factor. Without holding ourselves and each other accountable, we risk perpetuating harmful behaviours. We must begin with selfawareness, constantly questioning our actions — are they right or wrong? What impact do they have on others? What kind of experience am I creating for my colleagues and tenants? It’s about holding ourselves and others accountable, which ties back to allyship — speaking up, standing up, and showing up when someone has made a misstep.

Accountability should be accompanied by humility. When someone provides feedback about something I’ve said that made them uncomfortable, I should respond with humility. Acknowledging my mistake and thanking them for their courage in giving me that feedback is essential. Humility and accountability go hand in hand, as I commit to doing better and differently next time.

Another important aspect is vulnerability. It’s crucial to admit that I don’t know everything about DEI and that I’m on a learning journey. This includes understanding the right vocabulary and appropriate ways to interact with individuals who are different from me. As a collective, we should embrace vulnerability.

Lastly, empathy is key. We must recognize that what feels right for me may not be right for others, and what I find funny might be uncomfortable and disrespectful to someone else. To foster empathy, we need to step out of our own shoes and view things from others’ perspectives. This is especially true for landlords who may be in the middle of a tenant feeling discriminated against by another tenant of the residential property. Being an outsider but still responsible for the situation requires deep empathy.

DIVERSITY, EQUITY, AND INCLUSION

TREND, IT SHOULD BE A CONSISTENT AGENDA ITEM IN TEAM MEETINGS.

HB: You’ve highlighted the concept of the “Platinum Rule” as a way to enhance relationships. Could you provide some real-world examples of how individuals and organizations can apply this rule to navigate cultural and individual differences effectively?

RC: Curiosity is the key here. Often, we refer to the Golden Rule — treating others as we want to be treated. However, this is a me-centric approach to interpersonal interactions and can lead to misunderstandings. What feels right or comfortable for me may not be the same for someone else. That’s why it’s crucial to embrace the Platinum Rule — treating others as they want to be treated. We need to activate our curiosity and engage in conversations to understand what makes others tick. What do they like? We should move away from imposing our labels on them and instead, discover how they identify themselves and what terminology resonates with them.

Curiosity is the driving force behind meaningful conversations. We should approach people with an open mind and avoid the tendency of affinity bias, where we only connect with those who are similar to us. Breaking out of this bias and becoming comfortable with engaging and including people who are different from us is where true learning and inclusivity thrive.

HB: In the 2021 webinars you delivered to our members, you discussed the importance of participation and giving a voice to underrepresented groups. Can you provide practical strategies or techniques that organizations can implement to ensure that diverse voices are not only present but actively contributing to decision-making processes?

RC: That’s a great question. I’ve noticed that many organizations have implemented ERGs (Employee Resource Groups) to recognize and support various diversity pillars within their workforce. These ERGs can focus on specific groups, like BIPOC employees or women and those identifying as female, and they provide an effective platform for bringing together individuals who share common diversity dimensions. Within these groups, members can engage in meaningful conversations about the unique challenges they face within their teams and organizations and support the implementation of new policies and practices.

However, the effectiveness of ERGs can sometimes be limited when they lack a clear purpose or mission. It’s essential to have a defined mission and set of objectives, aligning with the concept of ‘what gets measured gets done.’ This includes establishing clear measures of progress and success for the ERG’s initiatives. Additionally, senior-level sponsorship is

crucial. Without it, ERGs can become platforms for discussing issues without any resulting action or a place where great ideas go unimplemented due to the lack of support.

ERGs are valuable for gathering insights about employees’ needs and desires in their workplace experiences. Another effective practice, which many organizations already engage in, is conducting employee surveys and pulse checks. These surveys are often anonymous, allowing employees to be candid about their experiences, whether they belong to noticeable diversity dimensions or observe issues within the organization. It’s crucial to create safe spaces for employees to voice their concerns, seek help, or flag areas that need improvement.

Ultimately, the core of all these efforts is to increase awareness and take meaningful action. Awareness is essential, but it becomes most valuable when it leads to action and positive change. What’s the point of having awareness if we don’t act upon the insights and information we gain?

HB: Building on the idea that awareness, both selfawareness and situational awareness, are crucial components of promoting diversity and inclusion. How can individuals and leaders develop these types of awareness within themselves and their teams?

RC: When we consider DEI, several key themes and ideas consistently emerge. One critical theme that comes to mind when addressing this question is the importance of curiosity. It’s essential to continuously question, ask, and learn. This curiosity ensures that we stay on a journey of learning, not just about ourselves but also about those around us. Curiosity plays a vital role in increasing our overall awareness.

When it comes to enhancing our self-awareness, a key focus is seeking feedback, which is something we often don’t do enough. Sometimes, there’s a fear of the feedback we might receive. However, we should be eager to understand if we’re creating an environment where others feel comfortable, safe, and a sense of belonging. Intentions matter, but what matters most is the impact we have on people. To align our intentions with our impact, we must seek feedback regularly. We tend to evaluate ourselves based on our intentions, but others judge us based on the impact we create. Seeking feedback helps ensure this alignment.

Moreover, seeking feedback contributes to our situational awareness. It provides information that highlights areas where we may need to improve, such as avoiding inappropriate

ERGS ARE VALUABLE FOR GATHERING INSIGHTS ABOUT EMPLOYEES’ NEEDS AND DESIRES IN THEIR WORKPLACE EXPERIENCES.

comments. Surrounding all these aspects is the notion of safety. Creating a safe space for tough conversations is essential. It’s not easy to ask for feedback, as there may be fear of what we’ll hear. Similarly, giving feedback can be challenging, considering how the other person might react. This ties back to earlier themes of vulnerability, empathy, accountability, and humility. All these themes and patterns work together to make us more inclusive.

HB: I think most can agree that giving and getting feedback, especially critical feedback can be difficult but your statement that feedback comes with vulnerability really needs to be taken to heart by the receiver of that feedback. As diversity, equity, and inclusion become more integral to organizations’ missions, some might question the tangible benefits for the bottom line. Could you elaborate on how embracing diversity can lead to improved organizational performance and better business outcomes?

feel a sense of belonging. If they don’t find it, they’re likely to explore other options, not just for opportunities but also for inclusive workplaces. Employee retention is one of the top business benefits.

Once we have employees within the organization, the focus shifts to productivity. People are more productive when they are happy, comfortable, and feel safe at work. To boost productivity and output, it’s vital to ensure that people work together effectively. Inclusivity plays a crucial role in achieving higher productivity.

Innovation is another significant aspect. We must tap into the diversity of thought and experience when solving problems or generating new ideas for products or services. Without inclusivity, we risk missing out on valuable perspectives, knowledge, and ideas, which can impact our ability to develop the best products or services efficiently and bring them to market swiftly.

Project3_Layout 1 2023-09-13 12:33 PM Page 1

RC: When considering this question, the first thing that comes to mind is retention. In a post-pandemic world, it’s evident that the competition for talent is becoming more intense. People are actively seeking opportunities that align with their skills, knowledge, and talents. As an organization, if we’ve invested in finding top talent, it’s equally crucial to invest in retaining it. Retention is key. Individuals are looking for a work experience, environment, team, and organization where they

LandlordBC remains committed to furthering diversity and inclusion within the rental housing industry. Register for our November webinar and access the enhanced resources we have on this vital topic. More information about the upcoming webinar will be in our electronic newsletter. To read the full interview, scan the code on page 10 or visit www.landlordbc.ca/member-content/diversity/

MULTIFAMILY SHOWS CONSISTENT VIGOR

By Peter Altobelli, Vice President and General Manager, Yardi Canada Ltd.

A recent Canadian multifamily report from Yardi spotlights the dynamism that characterizes British Columbia’s rental market this year. The fundamental metrics measured in this market analysis include in-place rents, lease-over-lease rent growth and vacancy and turnover rates.

Q2 2023 insights show B.C.’s quarterly performance mirrors the country’s economic performance, population growth and housing stock shortfall. Here is a summary of the analysis.

ECONOMIC RESILIENCY

Despite hitting a bump in May, the labour market generally remains strong. Overall this year, the economy added 28,400 jobs in B.C., predominantly in the healthcare sector according to Statistics Canada. The province GDP growth has softened since 2020 but unemployment remains low at 5.6 per cent in June 2023.

POPULATION EDGING UP

As of April 1, 2023, B.C.’s population exceeded 5.4M people. The province accounted for the addition of 38,600 new Canadian residents between Q4 2022 and Q1 2023. And in the 12 months following April 1, 2022, the province experienced a 3.1 per cent growth rate, its highest annual increase since 1974 according to the government of B.C.

NEED FOR MORE PURPOSE-BUILT RENTALS

Housing supply isn’t keeping up with the rapid population growth. British Columbia added about 38,000 new housing units in 2022, including 23,000 apartments, according to the Canada Mortgage and Housing Corporation, but that isn’t enough to house the additional new residents.

IN-PLACE RENT GROWTH CONTINUES

Rather than slowing as the economic cycle winds down, in-place rent growth is gaining momentum. The average in-place rent in Vancouver rose by $20 in Q2 2023 to $1,751, up 1.1 per cent quarter over quarter and 4.9% year-over-year. In-place rents represent an aggregation of all rents in a given census metropolitan areas (CMA), including those for new leases, renewals and existing leases. Vancouver ranked fourth slowest growth in this category among the 12 CMAs measured by Yardi, just ahead of Montreal, Edmonton and Winnipeg.

NO STOPPING LEASE-OVER-LEASE RATE GROWTH

B.C.’s lease-over-lease rents — which represent new leases on units that are re-leased after becoming vacant — increased by 13.2 per cent year-over-year in Q2 2023. New leases are a good measure of

supply-demand fundamentals since they are not subject to rent control. B.C. ranked third in this category among the seven provinces measured by Yardi, behind Ontario (16.3 per cent) and Nova Scotia (15.9 per cent).

VACANCY RATES FIRM AT LOW LEVELS

With housing in scarce supply, vacancy rates are stabilizing at extremely low levels. Vancouver was one of four CMAs with vacancy rates below 2 per cent and one of six with annual turnover rates below 20 per cent. The decision to rent is mainly because many residents simply cannot afford to move. The gap between rates for newly rented apartments and existing rents continues to widen, representing 25 per cent or more in large urban centres including Toronto, Montreal and Vancouver. In Toronto and Vancouver, CMAs with the highest cost of rental housing, the gap is roughly $500 per month, according to the CMHC.

GROWING THE RENTAL DATABASE

Yardi will continue tracking and reporting on the multifamily industry performance in B.C. and across Canada. Compiling and expanding our sample set benefits the entire real estate industry and it is our mission to provide an accurate representation of the markets. This is why future reports will dive deeper into bedroom type and assess more than 470k units representing over 5k properties.

To download the full report visit https://info.yardi.com/ multifamily-market-reports-for-canada

We’d like to welcome three new companies that have joined the Corporate Supplier Program over the last few months. Be sure to visit their website or give them a call if you are in need of the services they provide.

Larry Berisoff RE/MAX Kelowna

ABOUT: Located in Kelowna, Larry Berisoff

RE/MAX Kelowna serves the central and southeast corner of the province of British Columbia in selling of apartment buildings, motels, hotels and other businesses. This generally involves the ownership of land, buildings and equipment. Contact Larry for a list of all available properties, or information packages on individual properties.

Larry Berisoff

250.878.7417

syberrealty.com

Garpy Concrete & Restoration Ltd.

ABOUT: Garpy Concrete & Restoration areas of expertise include supplying high grade concrete for construction and undertaking restoration projects for older buildings. The company is based in Vancouver, serving customers across the lower mainland since 2011.

Claudio Pineda

604.375.3017

garpyconcrete.com

Seal-Crete Restoration Ltd.

ABOUT: Seal-Crete Restoration provides a wide range of services ranging from waterproofing, traffic coatings, concrete repairs, painting, rope and swing stage access, and sealants with primary focus on multi-residential and commercial projects, as well as a variety of strata maintenance needs.

Claudio Pineda

604.375.2017

seal-crete.ca

SEISMIC RETROFITS IN MULTI-RESIDENTIAL BUILDINGS

By Leon Plett, Managing Principal, RJC Engineers

Seismic activity is a natural occurrence that happens throughout the world. Defined as the sudden movement of the earth’s crust caused by the release of stress accumulated along geologic faults or by volcanic activity, severe earthquakes don’t happen very often, but when they do the results can be catastrophic. From triggering tsunamis to leveling buildings, the worst earthquakes in history have led to death tolls in the thousands, making them among the worst natural disasters known to civilization.

So, what does this mean for Canadian building owners?

According to Leon Plett, managing principal at RJC Engineers, it’s a complicated issue with different rules and levels of urgency depending on where you live. While some regions in Canada are at higher risk of experiencing ground motions capable of structural damage — namely, along the east and west coasts of the country — no area is completely immune to the threat. As such, local governments have been calling on building owners for years to invest in upgrades to make their buildings more resistant to ground motion and soil failure due to earthquakes and tremors.

“Here in B.C., we have a significant stock of 1960s and 70s, fourstorey, wood-frame buildings, most of which was constructed without an engineer on board,” says Plett. “Many of these have soft storeys, undersized beams, and no defined seismic system. They were not built to withstand excessive ground shaking.”

That said, there’s still no requirement to improve the safety of an existing building against a seismic hazard. Only new building designs or buildings undergoing a significant change in use or renovation must upgrade for seismic resilience in accordance with the local municipality’s guidelines.

While the cost of a typical seismic upgrade is estimated to be less than $20,000 per unit for low-rise wood framing buildings, the real

deterrent for multi-residential building owners is the loss of income over the construction period, which Plett estimates can take six months to a year-and-a-half to complete.

“Upgrading a wood-frame building for seismic resilience involves strengthening the shear walls and the foundations, and a few other key areas,” he explains. “There’s a lot of plywood and nails and steel hardware needed but it’s relatively straightforward. We might have to put new anchors from the walls into the foundations to resist uplift, strengthen the walls with plywood sheathing, and improve the floor and roof diaphragms which distribute those forces to the walls.”

CHALLENGES & OPPORTUNITIES

While it is possible to complete the work in phases, as tenants move out leaving some areas of the building vacant, Plett says doing it all at once is still the best approach as it helps reduce the cost and invasive nature of these structural modifications. For reference, the current code in Victoria requires a building to withstand an 8 plus magnitude earthquake despite the rarity of such an event occurring. (Also for reference: this type of catastrophic earthquake only happens about every 600 years in the Cascadia region, with the last one being 300 years ago.)

Of course, should such a disaster strike, the consequences of delaying seismic retrofits are unthinkable. Meanwhile, the costs

and risks associated with other pressing issues like climate change, accessibility, and affordability are taking precedent.

As Plett points out, “We have a housing crisis in Canada, and we’re trying to build and maintain affordable housing. However, we’re also seeing increasing building costs due to energy targets, which require more expensive windows and wall assemblies and mechanical systems, and design and accessibility requirements that increase building areas and articulation while further adding costs. These are worthwhile initiatives that result in better buildings, but they don’t generate revenue. So, we’re seeing all these added costs that are impacting building owners and developers combining with increasing construction costs and reduced construction capacity. We’ve seen many rental projects being put on hold.”

But this presents some opportunities for existing building owners, and with seismic upgrade mandates expected to come into play by 2030, now’s a good time to plan the path forward:

1. Consider adding additional storeys and rental units during construction.

With significant infrastructure already in place, adding a few more storeys to offset the cost of your seismic improvements (if zoning allows), will increase revenue once the project is complete. At a time when more rental housing is desperately needed, this will bring valuable new units to market.

2 Coordinate energy and safety upgrades with your structural improvements.

With sustainability targets also dictating future building upgrades, doing them together will help reduce operational costs and improve efficiencies, while also improving your building’s appeal and resilience.

3. Calculating Risk

If you’re curious about the seismic risk level at your building site, a quick search of the online map at the Canadian Geological Society website will tell you the likelihood of your area experiencing an earthquake, as will using the Seismic Calculator at Earthquakes Canada (www.earthquakescanada.nrcan.gc.ca/index-en.php).

Seismic hazard is measured in terms of the history of tectonic movement for a location combined with the earthquake records that have been accumulated for decades. Plett and other structural engineers combine this knowledge with the building characteristics, the soil, and other key values associated with a site when determining the extent of structural strengthening needed.

For more information on seismic upgrades, visit www.RJC.ca or contact Leon Plett directly at lplett@rjc.ca

ENERGY EFFICIENT APPLIANCES FOR RENTALS

By Trail Appliances

Renting out properties comes with its own unique set of challenges, ranging from finding the right tenants to managing maintenance and upkeep costs. Energy efficient appliances are great for your bottom line and the environment and can help attract and retain top tenants. It can be difficult for landlords to keep up with the ever-changing advances in energy efficiency technologies.

This guide to energy-efficient appliances for rentals and their benefits will help you understand the importance of investing in green technology and ensure that your rental properties remain competitive.

WHAT ARE THE BENEFITS OF HAVING ENERGY EFFICIENT APPLIANCES IN A RENTAL?

Your rental properties will be a popular choice. Tenants often favour properties with energy-efficient appliances because it means their utility bills will be lower and they’re being environmentally conscious, which makes renting your home feel like a great decision for their pocket and the planet. This means your rental is going to be the top choice for many, translating to higher occupancy rates.

Increased demand enables better priced rent. A focus on sustainability can boost a property’s appeal, often allowing landlords to command higher rents. By differentiating your home as energy-efficient, you access top renters who don’t mind paying a little more for rent, if it means that they will

be living in a home that’s more environmentally friendly than others. Plus, in British Columbia you can apply for rebates when making energy-efficiency upgrades to your home.

Tenant satisfaction results in lowered turnover. Attracting top tenants is great, retaining them is even better. The rate of tenant satisfaction is likely to be higher when they’re not stressed by utility expenses. This means lower turnover and less money spent on attracting new tenants.

WHY YOU SHOULD INVEST IN AN ENERGY EFFICIENT REFRIGERATOR

Refrigerators consume a significant amount of electricity and account for up to 20 per cent of the total energy usage in an average house. An energy-efficient refrigerator, specifically an ENERGY STAR certified one, uses an average of 10 per cent less energy than other models. Additionally, refrigerators with top or bottom freezers use up to 25 per cent less energy than those with side-by-side doors.

THE BENEFITS OF ENERGY EFFICIENT WASHERS AND DRYERS

High efficiency (HE) front-load washers use less water and spin faster, meaning clothes will be significantly less wet, leading to shorter drying times. This can result in a major reduction of energy consumption as the dryer won’t have to be run for long periods of time. These types of washers are usually ENERGY STAR certified and use about 25 per cent less energy and 33 per cent less water than other models.

Pairing your HE washer with a heat pump dryer will create the ultimate energy-saving laundry pair. Heat pump dryers are the most energy efficient and can save up to 50 per cent more energy compared to traditional vented models.

Furthermore, modern laundry appliances are designed with sensors that can adjust water levels, cycle times, and temperatures based on the size or dampness of the load. This means that your washer and dryer can tell if your load is small and will use the appropriate amount of water, heat, and time for that load, further reducing energy consumption. Older models don’t have that capability and use the same amount of energy regardless of the differing quantity of each load.

WHAT ARE THE BEST KINDS OF ENERGY EFFICIENT COOKING APPLIANCES?

Electric stoves are generally more energy-efficient than gas stoves, with induction cooktops being the most energy-efficient type to consider. Induction cooktops reduce heat loss between the stove and pan, reduce boiling time, and distribute heat more evenly across the surface.

When it comes to ovens, convection ovens are the most energyefficient option. They are better designed to circulate heat in the oven and therefore cook food more evenly. Additionally, convection ovens cook food about 25 per cent faster and at a lower temperature. This means less time and energy used for better results. You can also opt for an oven with dual power — as it bakes with both electricity and gas which gives you more flexibility. In the end, an energy-efficient oven can help lower utility bills for the tenants.

Investing in energy-efficient appliances offers a ton of benefits for your rental property, and the advantages will not go unnoticed by your tenants. You’ll not only save money on your energy and water bills, but also Increase the value proposition to prospective tenants.

When it comes to achieving success in projects big or small — Trail Appliances is with you every step of the way. The goal of our builder account managers is to build partnerships and work with you to discover your needs, map your course and determine what works within your budget. For over 45 years we have partnered with developers, designers, architects, general contractors and apartment management companies throughout Western Canada. At each stage — from consultation to delivery — we’re here, ready to help, ready to support. Contact us at builder@trailappliances.com

DEEP ENERGY RETROFIT BENEFITS

By Jim Kobialko, Conservation & Energy Management Manager, Innovative Technologies & Projects, FortisBC

As we look ahead at meeting provincial climate action goals, it’s important to remember one of the best ways to lower greenhouse gas (GHG) emissions is to do our part to use less energy whenever possible.

While increasing the amount of renewable and low-carbon energy is key to lowering GHG emissions, meeting critical emissions targets simultaneously require that demand for energy fundamentally decrease. But given that keeping people warm in B.C.’s cold-winter climate requires significant energy consumption, determining how best to cut back in ways that are both safe and affordable can be overwhelming for building owners. To help find a way forward, FortisBC is testing promising strategies to dramatically lower energy use in both multi-unit family buildings and single-family homes, which is essential to supporting building owners in lowering their GHG emissions.

FortisBC, in one form or another, has been providing energy to customers in the province for well over a century. Today, it manages an extensive network of gas and electric infrastructure that serves around 1.25 million customers, and it very much wants to fill the energy needs of those customers as efficiently as possible. Through its deep energy retrofits pilots, it’s actively exploring ways to reduce energy use in homes by 50 per cent or more without any compromise to service and comfort. In fact, early results are showing that with the right measures in place, comfort actually increases while energy uses decreases.

While the concept of energy efficiency has been around for a long time, deep energy retrofits are relatively new to the industry. The difference with a deep retrofit is that it’s a comprehensive solution that prioritizes the building envelope. Basically, when you’re looking at an existing building, a deep energy retrofit improves the building envelope first and then improves the mechanical system. For the envelope, it’s looking at things like

improving the insulation, replacing the windows with more efficient models, and making the building more airtight. For the mechanical, it’s replacing the existing space and hot water systems with a more efficient system such as gas heat pumps or dual-fuel hybrid systems. Together, when you incorporate both envelope and mechanical upgrades, you can reduce emissions in that building by 50 per cent or more.

ENERGY EFFICIENCY PAIRED WITH RENEWABLE NATURAL GAS

The goal is to combine retrofit upgrades to dramatically lower the energy demand for heating and ideally meet this much lower need with Renewable Natural Gas (RNG). The beauty of linking RNG with energy efficiency is that you can reduce emissions while also reducing operating costs, and effectively have a path toward net zero in buildings with the existing gas system.

For that matter, a properly-managed deep energy retrofit provides benefits that go beyond the environmental and the economical. When doing a deep energy retrofit, you’re also improving the air quality within the building. Some of the buildings we looked at, actually don’t have properly working heating systems or ventilation systems. When you’re looking at overheating, and with the more extreme heat we’ve experienced, deep energy retrofits can play a key role in keeping the building warmer in the winter.

The opportunities for reducing energy consumption are more robust than we imagined.

FortisBC has a number of deep energy retrofit projects underway. This includes projects in four multi-unit residential buildings and 20 single-family homes across the Lower Mainland, Vancouver Island, Okanagan and Kootenays. The pilot aims to demonstrate a variety of energy reduction approaches and technologies, verify energy use and emissions reductions and identify any issues in real-world, lived-in homes and buildings.

The approach required and the specific gains realized obviously vary from building to building, but the fundamental philosophy is con¬sistent: identify and solve the inefficiencies of the envelope while simultaneously improving the efficiency of the mechanical systems. In every case, the gains are considerable, but in some specific examples, the outcome is far more significant than even FortisBC had projected.

All four multi-unit buildings underwent a detailed design phase earlier this year to determine the scope of the upgrades. The construction is now underway on the first building and upgrades to all four buildings are expected to be complete by the end of 2024. The construction phase has also started for all single-family homes and will continue until the end of the year. Once complete, FortisBC will monitor and evaluate the real-world energy use of each building for one year. Early estimates are already promising. For one building within the City of Vancouver, estimates show the potential for 77 per cent emission reductions by incorporating gas heat pumps, improving the building envelope and upgrading the windows.

MAKING THE ROAD TO NET ZERO EASIER TO WALK TOGETHER

As with any pilot project, the hope is that these results will provide a strong case for rolling out something similar to a full-fledged rebate program with open enrolment. These deep energy retrofits that are underway very much represent a fact-finding mission, but the data that’s already rolling in paints an incredibly compelling picture. And, just as FortisBC was aware that it needed this pilot project to develop a deeper understanding of what was possible, it recognized that there existed a knowledge gap and capability gap preventing home and building owners from undertaking these retrofits themselves.

FortisBC is conducting this pilot to lead the charge in showcasing a path to support customers in their decisionmaking. With the expense, complexity and importance of these deep retrofit projects, success requires organizations working together in partnership.

Jim Kobialko is the manager of innovative technologies and projects at FortisBC with more than 13 years of experience in the industry. His background and expertise have positioned him to find new and innovative ways to help B.C. advance toward a lower carbon energy future. To learn more about deep energy retrofits, visit fortisbc.com/retrofit.

550-900 Howe Street, Vancouver BC Phone: 604-685-3567 Email: AJC@LMLAW.CA

LANDLORDBC EVENTS

LANDLORDBC 2023 GOLF TOURNAMENT & CHARITY FUNDRAISER

On Tuesday, June 13th we held our annual golf tournament in Victoria. Though our first tournament on the Island was a windy one, we all had a great time at the beautiful Olympic View Golf Club. We want to say a huge thank you to our sponsors for the event, BFL Canada, Megson FitzPatrick — Acera Insurance, Refresh Law, Enerpro, Telus, and Concert Properties.

Thank you to everyone who came out to support LandlordBC and our charity for this event, Victoria Cool Aid Society.

HUNTER’S HINTS

Rent Increase Process in British Columbia

By Hunter Boucher, Vice-President, Operations, LandlordBC

In British Columbia, the Residential Tenancy Act and Residential Tenancy Regulations outline the rules for increasing rent in rental properties. The process includes a maximum increase percentage and a standard form along with specific notice periods and timing requirements. For 2024 the rent increase is set at 3.5 per cent.

Landlords must also consider methods of service and their delays which include:

a. Immediate for in person.

b. 3-days for posting on the door or email.

c. 5-days for mail.

THE FORM

As with many residential tenancy processes there is an approved form landlords must use when increasing rent. You can find the

RENT INCREASE AMOUNT

The amount a landlord may increase rent is set each year and is typically based on inflation. For the 2023 and 2024 increase we have seen government intervention on the rent increase percentage with the government introducing new regulations setting the rent increase manually to 2 per cent for 2023 and 3.5 per cent for 2024. In the government announcement on September 11, 2023, Ravi Kahlon, minister of housing, stated that they intend to return to the formula for inflation-based rent increases.

NOTICE PERIOD AND TIMING

Landlords are allowed to increase the rent for their residential rental properties once every 12 months. The rent increase must not take effect earlier than 12 months from the date of the last increase or the date the rent was initially established.

Landlords are required to provide written notice to their tenants if they intend to increase the rent. This notice should be issued at least three full months before the proposed rent increase takes effect. When calculating a notice period landlords must not count the month the notice is served/issued and the month the notice is effective for.

Hunter’s Hints (Cont’d)

rent increase form from the RTB website. I encourage members to always ensure they are using the most up-to-date form by printing them off directly as needed.

TENANT’S RIGHTS

Tenants have the right to review the proposed rent increase and assess its compliance with the Residential Tenancy Act. If a tenant believes the increase is not in line with the law, they may seek dispute resolution through the Residential Tenancy Branch.

It’s important for landlords to adhere to the specified notice period and timing requirements when notifying tenants of a rent increase. Failing to provide adequate notice or initiating the increase earlier than the stipulated timeframe could lead to complications or disputes.

ISSUED (SERVED) DATE VS EFFECTIVE DATE

Issued Date: The issued date refers to the date on which the landlord provides the tenant with written notice of a rent increase. This notice outlines the intention to raise the rent and includes details such as the proposed new rent amount and the effective date of the increase. The issued date is the starting point of the notice period, which is the time between when the notice is given and when the rent increase becomes effective.

Effective Date: The effective date is the date on which the approved rent increase actually takes effect and becomes applicable to the tenant. It is the date from which the tenant is required to start paying the new, increased rent amount. The effective date follows the notice period specified in the legislation, which requires three months’ notice to give tenants time to adjust their budgets and prepare for the increase.

In the context of the rent increase process, here’s how the two terms relate:

Issued Date: This is when the landlord officially notifies the tenant about the intended rent increase, providing them with information about the new rent amount and when it will take effect. The issued date must be in compliance with the

required notice period (three months before the effective date) set by the law.

Effective Date: This is the date on which the actual rent increase becomes valid and enforceable. It follows the notice period, ensuring that tenants have sufficient time to adjust to the change in their rental payments. The effective date must be at least 12 months from the last date the rent was last increased or established.

For example, if a landlord issues a rent increase notice in March, with an effective date of July 1st, the notice is served three months in advance (meeting the notice period requirement), and the tenant starts paying the new rent amount from July 1st (the effective date).

Understanding the distinction between the issued date and effective date is crucial for both landlords and tenants to navigate rent increase processes while adhering to the legal requirements and allowing for proper financial planning.

SCENARIOS

Scenario 1: Annual Rent Increase

• Current Rent: $1,200 per month

• Date of Last Increase or Initial Establishment: June 1, 2022

• Rent Increase Amount: $42 per month (3.5 per cent)

• Proposed New Rent: $1,242 per month

• Notice Served/Issued: September 2023

• Effective Date: January 1, 2024 (after three-month notice period)

Explanation: The current rent is $1,200 per month, last increased on June 1, 2022. The landlord proposes a $42 per month increase, resulting in a new rent of $1,242. Notice is served in September, providing the tenant with three months’ notice. The effective date of the increase is January 1, 2024.

ASSOCIATE MEMBERS/CORPORATE SUPPLIERS - MAINLAND

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 La (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

AIR CONDITIONING

Reliance Home Comfort

Dan Harvey (416) 707-5964

reliancehomecomfort.com

APPLIANCE - RENTALS

Coinamatic Canada Inc.

Lyle Silverstein (604) 270-8441

coinamatic.com

Penguin Appliances Sales & Services Inc.

Harb Sangha (604) 451-4411

penguinappliances.com

APPLIANCE - SALES & SERVICE

Coinamatic Canada Inc.

Lyle Silverstein (604) 270-8441

coinamatic.com

Penguin Appliances Sales & Services Inc.

Harb Sangha (604) 451-4411

penguinappliances.com

Trail Appliances

Catherine Maxwell (604) 838-3385

trailappliances.com

APPRAISAL - INSURANCE

Normac

Nicole Daniels (604) 221-8258

normac.ca

ASBESTOS REMOVAL

BMS Plumbing & Mechanical Systems Ltd.

Tamara Merchan (604) 253-9330

bmsmechanical.com

BUILDING ENVELOPE

ATRIA Building Solutions

Wojtek Ulasewicz (604) 837-8813

atriaconstruction.ca

Lambert Plumbing and Heating Ltd

Youhann Semov (604) 734-0890

lambertplumbing.ca

BUILDING MANAGEMENT

Greater Vancouver Home Services Ltd.

Shawn Stevens (778) 727-2888

greatvancouverhomeservices.com

CLEANING - JANITORIAL SERVICES

Greater Vancouver Home Services Ltd.

Shawn Stevens (778) 727-2888

greatvancouverhomeservices.com

CONCRETE WORK

Garpy Concrete & Restoration Ltd.

Claudio Pineda (604) 375-3017

garpyconcrete.com

Seal-Crete Restoration Ltd.

Claudio Pineda (604) 375-2017

seal-crete.ca

CONTRACTORS

BMS Plumbing & Mechanical Systems Ltd.

Tamara Merchan (604) 253-9330

bmsmechanical.com

Lambert Plumbing and Heating Ltd.

Youhann Semov (604) 734-0890

lambertplumbing.ca

KS Maintenance LTD

Teresa Cheung (604) 339-8223

ks-propertyservices.com

CREDIT REPORTS

RentCheck Credit Bureau

Brenda Maxwell (800) 661-7312

rentcheckcorp.com

DEBTOR LOCATOR

RentCheck Credit Bureau

Brenda Maxwell (800) 661-7312

rentcheckcorp.com

DECKS AND BALCONIES

Lambert Plumbing and Heating Ltd.

Youhann Semov (604) 734-0890

lambertplumbing.ca

DRAINAGE & SEWER

Lambert Plumbing and Heating Ltd.

Youhann Semov (604) 734-0890

lambertplumbing.ca

DRAPERIES AND BLINDS - SALES

Westport Manufacturing

Mary Mckinley (604) 261-9326

west-port.com

DUCT CLEANING

Air-Vac Services Canada Ltd.

Brent Selby (604) 882-9290

airvacservices.com

ELECTRICIANS

Control Tech Electrical

Greg Mitsiadis (604) 779-7176

contoltechelectric.com

Evanson Electric Ltd.

David Evanson (604) 657-7957

evansonelectric.com

ELEVATOR

Metro Atta Elevator Ltd.

Preet Binning (604) 569-2977 metroelevator.ca

ENERGY EFFICIENCY & CONSERVATION

BC Hydro

To learn more about energy savings opportunities go to bchydro.com

FortisBC Energy Inc.

Mel Tugade (888) 224-2710 fortisbc.com

FRESCo Building Efficiency

Jordan Fisher (778) 783-0315 frescoltd.com

Yardi Breeze Premier Jasmin Rodas (800) 866-1124 yardibreeze.ca

ENGINEERS

FRESCo Building Efficiency

Jordan Fisher (778) 783-0315 frescoltd.com

Read Jones Christoffersen Ltd.

Jason Guldin (250) 213-2520 rjc.ca

ESTATE & SUCCESSION PLANNING

Monarch Financial/ Manulife Securities Inc.

Richard Laurencelle (604) 681-2699

EV CHARGING STATIONS

Sparkle Solutions

Connie Goldman (866) 769-0680 sparklesolutions.ca

EVICTION SERVICES

Canadian Tenant Inspection Services Ltd.

Anna Garnett (778) 846-9125 ctiservices.ca

EXTERIOR/ SIDING

REPLACEMENT

Lambert Plumbing and Heating Ltd.

Youhann Semov (604) 734-0890 lambertplumbing.ca

FIRE PROTECTION & MONITORING

Telus Communications Inc. Sarah Ballantyne (250) 310-3343 telus.com

FIRE PROTECTION, MONITORING & EQUIPMENT

Community Fire Prevention Ltd.

Jordan Kennedy (604) 944-9242 comfire.ca

Vancouver Fire and Radius Security

Angela Nottingham (604) 232-3473

vanfire.com

FLOORING AND CARPETING

Lambert Plumbing and Heating Ltd

Youhann Semov (604) 734-0890 lambertplumbing.ca

Mira Floors Limited

Kevin Bergstresser (604) 856-4799

mirafloors.com

FOOD WASTE DISPOSER

Super Save Group of Companies

Danielle Johannes (604) 533-4423

supersave.ca

GAS SERVICE

Absolute Energy

Kirby Morrow (604) 315-2058 absolute-energy.ca

GUTTERS, SOFFITS & RAILING INSTALLATION

Cambie Roofing Contractors

Paul Skujins (604) 261-1111

cambieroofing.com

HEATING FUELS

Columbia Fuels

Nathan Dorie (877) 500-4328

columbiafuels.com

INSPECTIONS-TENANCY COMPLIANCE

Canadian Tenant Inspection Services Ltd.

Anna Garnett (778) 846-9125

ctiservices.ca

INSURANCE

AC&D Insurance Services Ltd.

Robert ten Vaanholt (604) 985-0581

acdinsurance.com

BFL Canada Risk and Insurance Services Inc.

Stacey Wilson (778) 374-4125

bflcanada.ca/real-estate

Capri CMW Insurance Services Ltd.

Danielle Russel (604) 294-3301

capricmw.ca

Megson FitzPatrick Insurance

Mike Nichol (250) 519-2300

megsonfitzpatrick.com

INTERCOM REPAIRS & INSTALLATION

Vandelta Communication Systems Ltd.(VDC)

Christopher Rae (604) 732-8686

vandelta.com

INTERNET LISTING SERVICES

Yardi Breeze Premier

Jasmin Rodas (800) 866-1124

yardibreeze.ca

INVESTMENT & RETIREMENT PLANNING

Monarch Financial/ Manulife Securities Inc.

Richard Laurencelle (604) 681-2699

LANDSCAPING - LAWN & GARDEN MAINTENANCE

BUR-HAN Garden & Lawn Care

Robert Hannah (604) 983-2687 bur-han.ca

LAUNDRY EQUIPMENT LEASING AND SALES

Sparkle Solutions

Connie Goldman (866) 769-0680 sparklesolutions.ca

LEGAL SERVICES

Haddock & Company

Jessica McNeal (604) 983-6670 haddock-co.ca

Lesperance Mendes

Alex Chang (604) 685-3567 lmlaw.ca

Refresh Law

Oscar Miklos (604) 800-8096 refreshlaw.ca

LIGHTING

Control Tech Electrical

Greg Mitsiadis (604) 779-7176 contoltechelectric.com

MEDIA

MediaEdge Communications

Dan Gnocato (604) 549-4521 mediaedge.ca

MORTGAGE FINANCING

Citifund Capital Corporation

Derek Townsend (604) 683-2518 citifund.com

CMHC

Eric Bond (604) 737-4161 cmhc.ca

ONLINE PAYMENT SERVICE

Yardi Breeze Premier Jasmin Rodas (800) 866-1124 yardibreeze.ca

PAINT SALES

Cloverdale Paint

Dave Picariello (604) 551-8083 cloverdalepaint.com

PAINTING SERVICE

Garpy Concrete & Restoration Ltd. Claudio Pineda (604) 375-3017 garpyconcrete.com

Lambert Plumbing and Heating Ltd.

Youhann Semov (604) 734-0890 lambertplumbing.ca

Remdal Painting & Restoration Inc.

Paul Maryschak (604) 882-5155 remdal.com

PEST CONTROL

Assured Environmental Solutions

Brett Johnston (604) 463-0007 assuredenvironmental.ca

Solutions Pest Control Ltd. Jason Page (604) 815-0093 PestSolutions.ca

PIPE LINING/ RE-PIPING

CuraFlo of Canada Ltd.

Randy Christie (604) 298-7278 curaflo.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.

ASSOCIATE MEMBERS/CORPORATE SUPPLIERS - MAINLAND

PLUMBING/HEATING/ BOILERS

Allied Plumbing, Heating & Air Conditioning

Lance Clarke (604) 731-1000

allied-plumbing.ca

BMS Plumbing & Mechanical Systems Ltd.

Tamara Merchan (604) 253-9330

bmsmechanical.com

Cambridge Plumbing Systems Ltd.

John Jurinak (604) 872-2561

cambridgeplumbing.com

CuraFlo of Canada Ltd.

Randy Christie (604) 298-7278

curaflo.com

Lambert Plumbing and Heating Ltd.

Youhann Semov (604) 734-0890

lambertplumbing.ca

Manna Plumbing Ltd.

Chris Kobilke (604) 710-3908

mannaplumbing.com

Montalbano Plumbing Services Ltd.

Andrea Giovanni (604) 444-0222 montalbano.ca

Reliance Home Comfort

Dan Harvey (416) 707-5964

reliancehomecomfort.com

Xpert Mechanical & JK Lillie Ltd.

Kerry West (604) 294-4540

xpertmechanical.com

PRINTING

Citywide Printing Ltd.

Gordon Li (604) 254-7187 citywideprint.com

PROPANE

Columbia Fuels

Nathan Dorie (877) 500-4328

columbiafuels.com

PROPERTY MANAGEMENT

Bayswater Projects Ltd.

Nicholas Wadsley (604) 720-0603

bayswater-projects.com

GWL Realty Advisors Residential Inc.

Michele Caley (587) 412-5583

gwlraresidential.com

Holywell Properties

Adam Major (604) 885-3460

holywell.ca

88West Realty Ltd.

Shirin Saleh

88westrealty.com

A A Property Management Ltd.

Aaron Leung (604) 207-2002 aaproperty.ca

Advent Real Estate Services Ltd.

Michelle Farina (604) 736-6478

rentwithadvent.com

Aedis Realty

Azi Hosseini (778) 881-4414 azihomes.com

FALL 2023

Ambiance Property Management Inc.

Deepak Kumar (604) 366-4959

ambianceproperty.ca

Ami Dixon Property Manager

Ami Dixon (604) 833-4144

Appelt Management Inc.

Ryan Gray (250) 980-3577 risemanagement.ca

Associa British Columbia, Inc.- RHOME

Katie Khoo (604) 591-6060

rhomepm.ca

Associated Property Management (2001) Ltd.

Rob Zivkovic (250) 712-0025

apmkelowna.com

Atrium Pacific Properties Inc. Accounts Payable (250) 477-5353 atriumpropertymanagement.ca

Barbican Property Management

Dragana Lazic (604) 943-2203

Barbicanpm.ca

Bayside Property Services Ltd.

Lynda Creamer (604) 432-7774 baysideproperty.com

BentallGreenOak (Canada)

Limited Partnership

Candace Le Roux (604) 646-2814 bentallgreenoak.com

Birds Nest Properties

Alvin Cheung (604) 260-9955

birdsnestproperties.ca

Bodewell Realty Inc.

Myra Rajan (604) 633-5511

bodewell.ca

Bolld Real Estate Management

Leo Chrenko (855) 266-8588 bolldpm.com

Brightside Homes

Ronald Singh (604) 684-3515

brightsidehomes.ca

Casa Rental Management

Tammy Diego-Mott (604) 273-6801

Cecilia Court

Armida Cumberbirch

Century 21 Energy Realty Ltd.

Mike Buburuz (250) 785-0021

c21energymanagement.ca

Century 21 In Town Realty

Michael La Prairie

(604) 685-5951

century21vancouver.com

CLV Group

Michael Forani (613) 728-2000

clvgroup.com

Cogir Real Estate

Kevin Anderson

(905) 434-2243

cogir.net

Copper Ridge Court

Vera Lloyd

(250) 372-0829

Coronet Realty Ltd.

Aaron Best (604) 298-3235 coronetrealtyltd.com

Custom Realty Ltd.

Jolene Foreman (604) 916-6345 custom-realty.ca

Deecorp Properties

Patricia Dee (604) 683-0002

Delta King Place Housing Society

Lucy Borges (250) 632-6535 deltakingplace.ca

Devon Properties Ltd.

David Craig (250) 595-7000 devonproperties.com

Devonshire Properties

Paola Lopez (604) 879-7368 devonshire-inc.com

Dexter Realty/Dexter PM Gurm Pandher (604) 869-8226 dexterrealty.com

Dorset Realty Group Canada Ltd.

Damien Roussin (604) 270-1711 ext.111 dorsetrealty.com

DPM Rental Management Ltd.

Phillip Paull (604) 982-7051 DPMonline.ca

Eagleson Properties Ltd.

Katherine Eagleson (604) 879-1070 eaglesonproperties.com

EasyRent Real Estate Services Ltd. Reception EasyRent (604) 662-3279 easyrent.ca

Fireside Property Group Ltd.

Keith McMullen (403) 228-4303 firesidepropertygroup.com

FirstService Residential

Jaclyn Jeffrey (604) 683-8900 fsresidential.com

GMC Projects Inc.

David Milne (604) 717-4477 gmcprojects.com

Greater Vancouver Tenant & Property Management Ltd.

Keaton Bessey (604) 398-4047 gvantpm.com

Green Door Property Management

Jayde Cooke (250) 345-2133

Gulf Pacific Property Management Ltd.

Terry Roberts (604) 990-1500 gulfpacific.ca

Hathstauwk Holdings Ltd.

Terra Turton (604) 272-7626 Hathstauwk.com

Hewett Homes

Adrienne Hewett (604) 922-1934 hewetthomes.ca

HomeLife Benchmark

Realty Corp.

Rawad Najjar (604) 644-4491 homelifepropertyrentals.ca

Hope Street Management Corp.

Daria Vagner (604) 416-0042

hopestreet.ca

Hugh & McKinnon Realty Ltd.

Scott Higgins (604) 531-1909

hughmckinnon.com

Hume Investments Ltd.

Sally McIntosh (604) 980-9304

humeinvestments.com

Hunter McLeod Realty Corp.

Richard Anderson (604) 734-8860

hmrealty.bc.ca

JKS Realty & Property Management

Jason Kahl

jksrealty.ca

L Bennett Consultants

Lolly Bennett (604) 307-3080

Locarno Riley Mari

Lougheed Enterprises Ltd.

Andrew Statham (604) 980-0067

Macdonald Commercial

R.E.S. Ltd.

Tony Letvinchuk (604) 736-5611

macdonaldcommercial.com

MacPherson Real Estate Ltd.

Rob MacPherson (604) 605-2534

cbmre.ca

Maple Leaf Property Management Apartments

Melanie LeBar (604) 925-8215

Maxsave Real Estate Services

Linda Stacey (250) 640-3471

maxsave.bc.ca

Metro Vancouver Housing Corporation

Farah Kassam (604) 432-6300

metrovancouver.org

Midwest Property Management

Tina Ding (604) 291-6878

rentmidwest.com

Minto Properties Inc.

Lynne Bedard

minto.com

Mountain Town Properties Ltd.

Jodie Ouimet (250) 368-7166

Mr. Christopher E Hughes, CCIM

Christopher Hughes, CCIM (604) 833-7922

Multiple Realty Ltd.

Grace Cheng (778) 918-855

Murray Hill Developments Ltd.

Barry Wiedman (780) 488-0288

Oak West Realty

Yori Nakatani (604) 731-1400

Oakwyn Realty Ltd.

Arlene Chiang (604) 897-0458

oakwynpm.com

Peninsula Property Management

Doug Holmes (604) 536-0220

rentinfo.ca

Picket Fence Property Management Group

Cindy Hamel (604) 807-1105 picketfencepmg.com

Porte Realty Ltd.

Ryan Singleton (604) 732-7651 porte.ca

Prospero International Realty Inc.

Jeff Nightingale (604) 669-7733

Quality Property Management Real Estate Services Ltd.

Marianne Miller (778) 878-7304

bcpropertyspecialist.com

Raven Property Management Ltd.

George Holmes (250) 881-8866

RE/MAX City Realty Gibsons

Andrea Kerr (604) 682-3074 coastrentals.ca

RE/MAX Crest Realty

Tom Wang

RE/MAX Crest Realty

Aidin Ashkieh (604) 566-1010

RE/MAX Penticton Realty

Deborah Moore (250) 492-2266 yoursouthokanaganhome.com

Re/Max Sea to Sky Real Estate Ltd. Shankar Raina (604) 935-9071 remaxseatoskypm.com

Real Property Management Carla Browne (888) 272-2111 rpmcentral.ca

Real Property Management Signature

Albert Langbid (877) 497-0848 rpmsignature.ca

Realstar Steve Matish (416) 923-2950 realstar.ca

Red Door Management Corp. Lisa Biggin (778) 827-0377 reddoorpm.ca

Reign Realty Andi Pham (604) 404-4888 reignrealty.ca

REMAX City

Ken O’Donnell (604) 740-7652

Remax City Realty

Ken Zhou

Rent It Furnished Realty

Robson Souza (604) 628-3457

rentitfurnished.com

Rent Real Estate Services

Lucy Willcox PREC* (604) 737-8865

rentrealestateservices.ca

Reside Management

Ericko Toni residemanage.com

Rize Alliance Properties Ltd. Rebecca Mumford (604) 630-1645 rize.ca

ASSOCIATE MEMBERS/CORPORATE SUPPLIERS - MAINLAND

Roboson Holdings Ltd.

Sarah Hill (604) 682-2088

rennie.com

Royal LePage Rockies West Realty

Cris Leonard (250) 409-5500 mountainviewproperties.ca

S.A.H. Properties Ltd.

Leslie Pomeroy

South Okanagan Property Management

Ashley Lutke-Schipholt (250) 485-9935 southokanaganrentals.com

Southland Mortgage Ltd.

Erik Hyatt

Strand Development

Kris Loncar

Sunstar Realty Ltd.

David Mak (604) 436-1335 sunrealty.ca

Sutton West Coast Realty 120

Joseph T-Giorgis (604) 816-2928

Swift Realty Ltd.

Reza Khatami (604) 239-2144 swiftrent.ca

Townsend Management

Don Townsend (250) 448-0242

Transpacific Realty Advisors Accounting Department (604) 873-8591 transpacificrealty.com

Tribe Management Inc.

Scott Ullrich (604) 202-5500

Turner Meakin Management Company Ltd.

Brian Meakin (604) 736-7020

Unique Real Estate Accommodations Inc.

Nina Ferentinos (604) 984-7368

VADA Asset Management Inc.

Michelle Farina (604) 416-3880 vadaam.com

Vancouver Property Management, VPM Group

RE/MAX

Farid Entezari (877) 633-7910

VPMGroup.ca

Vancouver Rent It

Andy Yuen (604) 408-0008

Vancouver Rental Group

Seva Roberts (604) 537-4399

vancouverrentalgroup.ca

Ville Property Management Ltd.

Jade Yu

Virani Property Management

Anthony Fong virani.ca

Wealth Realty Inc.

Bill Mitsui billmitsui.com

Wesgroup Properties

Alysha Bacus (778) 957-7376 wesgroup.ca

West Kootenay Rentals

Paula Owen (250) 359-5021

Westwynd Real Estate Services Ltd.

Jeff Brown (604) 944-8917

Wynn Real Estate Ltd.

Juhan Lee (604) 762-4200 wynnrealty.ca

REAL ESTATE SALES CBRE Ltd.

Lance Coulson (604) 662-5141 nationalapartmentgroupbc.ca

Goodman Commercial Inc.

Mark Goodman (604) 714-4790

Larry Berisoff RE/MAX Kelowna

Larry Berisoff (250) 878-7417 syberrealty.com

Macdonald Commercial R.E.S. Ltd.

Tony Letvinchuk (604) 736-5611 macdonaldcommercial.com

Macdonald Commercial

R.E.S. Ltd.

Dan Schulz (778) 999-5758 bcapartmentinsider.com

McEvay Blair Multifamily Group

James Blair (604) 790-7089 mbmultifamily.com

Multifamily Real Estate Services

Seth Baker (778) 686-3330 multifamily.ca

Pospischil Realty Group

Adam Pospischil (604) 263-1000 pospischilrealty.com

REDEVELOPMENT

MANAGEMENT

IDS Group

David Adelberg (604) 245-9898 idsgroup.ca

RENOVATION & REPAIRS

BMS Plumbing & Mechanical Systems Ltd.

Tamara Merchan (604) 253-9330 bmsmechanical.com

KS Maintenance Ltd.

Teresa Cheung (604) 339-8223 ks-propertyservices.com

RE-PIPING

BMS Plumbing & Mechanical Systems Ltd.

Tamara Merchan (604) 253-9330 bmsmechanical.com

Cambridge Plumbing Systems Ltd.

John Jurinak (604) 872-2561 cambridgeplumbing.com

Manna Plumbing Ltd.

Chris Kobilke (604) 710-3908 mannaplumbing.com

RE-PIPING: RESTORATION

Lambert Plumbing and Heating Ltd.

Youhann Semov (604) 734-0890 lambertplumbing.ca

RESTORATION

FirstOnSite Restoration Ltd.

Amy Barilla (236) 335-0499

firstonsite.ca

Incredible Restorations

Mikael Gatfi (604) 639-0990

incrediblerestorations.com

ROOFING

Bond Roofing

Daniel Fajfar (604) 375-2100

bondroofing.ca

Cambie Roofing Contractors

Paul Skujins (604) 261-1111

cambieroofing.com

Read Jones Christoffersen Ltd.

Jason Guldin (250) 213-2520

rjc.ca

ROOFING MEMBRANES

Cambie Roofing Contractors

Paul Skujins (604) 261-1111

cambieroofing.com

SECURITY & INTERCOM

SYSTEMS

Telus Communications Inc.

Sarah Ballantyne (250) 310-3343

telus.com

Vandelta Communication Systems Ltd.(VDC)

Christopher Rae (604) 732-8686

vandelta.com

SOFTWARE - PROPERTY MANAGEMENT

Pendo

Jodelene Weir (604) 398-4030

pen.do/partners/landlordbc

SUPPLIES - HARDWARE, BUILDING, MAINTENANCE

Rona/Lowes

Brad LeGrow (604) 314-1366

rona.ca

Super Save Group of Companies

Danielle Johannes (604) 533-4423

supersave.ca

ASSOCIATE MEMBERS/CORPORATE SUPPLIERS - VANCOUVER ISLAND

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

APPLIANCE - SALES & SERVICE

Coinamatic Canada Inc.

Lyle Silverstein (604) 270-8441 coinamatic.com

Trail Appliances

Catherine Maxwell (604) 838-3385 trailappliances.com

APPRAISAL - INSURANCE

Normac

Nicole Daniels (604) 221-8258 normac.ca

ASBESTOS REMOVAL

BMS Plumbing & Mechanical Systems Ltd.

Tamara Merchan (604) 253-9330

bmsmechanical.com

CLEANING - CARPET & UPHOLSTERY

Island Carpet & Upholstrey

Cleaning Inc.

Ron Gould (250) 590-5060 islandcarpetcleaning.ca

CONTRACTORS

BMS Plumbing & Mechanical Systems Ltd.

Tamara Merchan (604) 253-9330 bmsmechanical.com

CREDIT REPORTS

RentCheck Credit Bureau

Brenda Maxwell (800) 661-7312 rentcheckcorp.com

DEBTOR LOCATOR

RentCheck Credit Bureau

Brenda Maxwell (800) 661-7312 rentcheckcorp.com

DRAINAGE & SEWER

Callaway Plumbing and Drains Ltd.

Brett Callaway (250) 216-7159 callawayplumbing.ca

Victoria Drains

Dave Lloyd (250) 818-1609 victoriadrains.com

ELECTRICIANS

Rushworth Electrical Services Inc.

Dustin Rushworth (250) 361-1231 rushworthelectric.ca

ENERGY EFFICIENCY & CONSERVATION

BC Hydro

To learn more about energy savings opportunities go to bchydro.com

FortisBC Energy Inc.

Mel Tugade (888) 224-2710 fortisbc.com

The Home Depot Canada

Michael Lirangi (416) 571-8940

homedepot.ca/pro

TELECOMMUNICATIONS

Telus Communications Inc

Sarah Ballantyne (250) 310-3343 telus.com

UTILITIES/ NATURAL GAS

Absolute Energy

Kirby Morrow (604) 315-2058 absolute-energy.ca

UTILITY SUB-METERING

Enerpro Systems Corp.

Andrew Davidson (604) 982-9155 enerprosystems.com

WASTE/ RECYCLING

Super Save Group of Companies

Danielle Johannes (604) 533-4423 supersave.ca

Waste Connections of Canada Inc.

Tomas Hansen (604) 834-7578

WasteConnectionsCanada.com

WATERPROOFING

Cambie Roofing Contractors

Paul Skujins (604) 261-1111 cambieroofing.com

WATERPROOFING

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

WINDOW - REPLACEMENT/ INSTALLATION/RENOVATION

A1 Windows Roque Datuin (604) 777-8000 a1windows.ca

Centra Windows Andrew Anderson (888) 534-3333 centrawindows.com

Retro Teck Window Wilfred Prevot (604) 291-6751 retrowindow.com

FRESCo Building Efficiency

Jordan Fisher (778) 783-0315 frescoltd.com

Yardi Breeze Premier Jasmin Rodas (800) 866-1124 yardibreeze.ca

ENGINEERS

FRESCo Building Efficiency

Jordan Fisher (778) 783-0315 frescoltd.com

Read Jones Christoffersen Ltd.

Jason Guldin (250) 213-2520 rjc.ca

EVICTION SERVICES

Canadian Tenant Inspection Services Ltd.

Anna Garnett (778) 846-9125 ctiservices.ca

FIRE PROTECTION & MONITORING

Telus Communications Inc.

Sarah Ballantyne (250) 310-3343 telus.com

FIRE PROTECTION, MONITORING & EQUIPMENT

Rushworth Electrical Services Inc.

Dustin Rushworth (250) 361-1231 rushworthelectric.ca

Vancouver Fire and Radius

Security

Angela Nottingham (604) 232-3473 vanfire.com

FOOD WASTE DISPOSER

Super Save Group of Companies

Danielle Johannes (604) 533-4423 supersave.ca

GAS SERVICE

Absolute Energy

Kirby Morrow (604) 315-2058 absolute-energy.ca

Callaway Plumbing and Drains Ltd.

Brett Callaway (250) 216-7159 callawayplumbing.ca

Heating Fuels

Columbia Fuels

Nathan Dorie (877) 500-4328 columbiafuels.com

INSPECTIONS-TENANCY COMPLIANCE

Canadian Tenant Inspection Services Ltd.

Anna Garnett (778) 846-9125 ctiservices.ca

INSURANCE

AC&D Insurance Services Ltd.

Robert ten Vaanholt (604) 985-0581 acdinsurance.com

BFL Canada Risk and Insurance Services Inc.

Stacey Wilson (778) 374-4125 bflcanada.ca/real-estate

Capri CMW Insurance Services Ltd.

Danielle Russell (604) 294-3301 capricmw.ca

Megson FitzPatrick Insurance

Mike Nichol (250) 519-2300 megsonfitzpatrick.com

INTERNET LISTING

SERVICES

Yardi Breeze Premier

Jasmin Rodas (800) 866-1124 yardibreeze.ca

LEGAL SERVICES

Haddock & Company

Jessica McNeal (604) 983-6670 haddock-co.ca

Lesperance Mendes

Alex Chang (604) 685-3567

lmlaw.ca

Refresh Law

Oscar Miklos (604) 800-8096 refreshlaw.ca

MEDIA

MediaEdge Communications

Dan Gnocato (604) 549-4521 mediaedge.ca

MORTGAGE FINANCING

Citifund Capital Corporation

Derek Townsend (604) 683-2518 citifund.com

CMHC

Eric Bond (604) 737-4161

cmhc.ca

ONLINE PAYMENT SERVICE

Yardi Breeze Premier Jasmin Rodas (800) 866-1124 yardibreeze.ca

PAINT SALES

Cloverdale Paint

Dave Picariello (604) 551-8083 cloverdalepaint.com

PIPE LINING/ RE-PIPING

CuraFlo of Canada Ltd.

Randy Christie (604) 298-7278

curaflo.com

PLUMBING/HEATING/ BOILERS

BMS Plumbing & Mechanical Systems Ltd.

Tamara Merchan (604) 253-9330

bmsmechanical.com

Callaway Plumbing and Drains Ltd.

Brett Callaway (250) 216-7159

callawayplumbing.ca

Cambridge Plumbing Systems Ltd.

John Jurinak (604) 872-2561

cambridgeplumbing.com

CuraFlo of Canada Ltd.

Randy Christie (604) 298-7278

curaflo.com

PRINTING

Citywide Printing Ltd.

Gordon Li (604) 254-7187

citywideprint.com

PROPANE

Columbia Fuels

Nathan Dorie (877) 500-4328

columbiafuels.com

PROPERTY MANAGEMENT

460 Property Management Inc.

Carol Buck (250) 591-4603

460pm.com

Abingdon Moore Realty

Marilyn Koehle (778) 421-8797

Advanced Property Management Inc.

Lorri Fugle (250) 338-2472 advancedpm.ca

AQP Management

Andrew Bekes (778) 966-7277

BentallGreenOak (Canada)

Limited Partnership

Candace Le Roux (604) 646-2814 bentallgreenoak.com

Brown Bros Agencies Ltd.

Drew Storey (250) 385-8771 brownbros.com

Century 21 Queenswood

Chris Markham (250) 477-1100 century21queenswood.ca

Cherry Creek Property Services Ltd.

Val Ketel (250) 427-7411 ccps.email

Clover Residential Ltd.

Alana Fitzpatrick (250) 532-2635 duttons.com

Colliers

Grant Evans (250) 414-8373 collierscanada.com

Colyvan Pacific Property Management

Jodi Levesque (250) 754-4001 colyvanpacific.com

Complete Residential Property Management

Dennie Linkert (250) 370-7093 completeresidential.com

Cornerstone Properties Ltd.

Jason Middleton (250) 475-2005 cornerstoneproperties.bc.ca

Coronet Realty Ltd.

Aaron Best (604) 298-3235 coronetrealtyltd.com

Countrywide Village Realty Ltd.

Simranjeet Kaur (250) 749-6660

Devon Properties Ltd.

David Craig (250) 595-7000 devonproperties.com

DFH Real Estate Ltd.

Lisa Clark (250) 477-7291

Equitex Realty Ltd.

Joe Bellows (250) 386-6071 equitex.ca

Greenaway Realty Ltd.

Kirsten Greenaway (250) 216-3188 greenawayrealty.com

Hugh & McKinnon Realty Ltd.

Scott Higgins (604) 531-1909 hughmckinnon.com

Hume Investments Ltd.

Sally McIntosh (604) 980-9304 humeinvestments.com

Lannon Creek Holdings Ltd.

Dave McClimon (250) 744-0394

Oakwood Property Management

Carol Dobell (250) 704-4391

oakwoodproperties.ca

Pemberton Holmes

Property Management

Claire Flewelling-Wyatt (250) 478-9141 thepropertymanagers.ca

Proline Management Ltd.

Adam Taylor (250) 475-6440 prolinemanagement.com

Quality Property Management Real Estate Services Ltd.

Marianne Miller (778) 878-7304 bcpropertyspecialist.com

Richmond Property Group Ltd.

Jean McKay (250) 388-9920 richmondproperty.ca

Royal LePage Nanaimo Realty

Brenda Gilroy (250) 760-2234 royallepagenanaimo.ca

TPM Properties

Debbie Hunt (250) 383-7663

Tribe Management Inc.

Scott Ullrich (604) 202-5500

Widsten Property Management

Steve Widsten (250) 753-8200 islandrent.com

REAL ESTATE SALES

CBRE Limited

Lance Coulson (604) 662-5141 nationalapartmentgroupbc.ca

Colliers

Grant Evans (250) 414-8373 collierscanada.com

Goodman Commercial Inc.

Mark Goodman (604) 714-4790 goodmanreport.com

McEvay Blair Multifamily Group

James Blair (604) 790-7089 mbmultifamily.com

RENOVATION & REPAIRS

BMS Plumbing & Mechanical Systems Ltd.

Tamara Merchan (604) 253-9330 bmsmechanical.com

RE-PIPING

BMS Plumbing & Mechanical Systems Ltd.

Tamara Merchan (604) 253-9330 bmsmechanical.com

Callaway Plumbing and Drains Ltd.

Brett Callaway (250) 216-7159 callawayplumbing.ca

Cambridge Plumbing Systems Ltd.

John Jurinak (604) 872-2561 cambridgeplumbing.com

RESTORATION

FirstOnSite Restoration Ltd.

Amy Barilla (236) 335-0499 firstonsite.ca

ROOFING

Read Jones Christoffersen Ltd.

Jason Guldin (250) 213-2520 rjc.ca

SECURITY & INTERCOM SYSTEMS

Telus Communications Inc.

Sarah Ballantyne (250) 310-3343 telus.com

SOFTWARE - PROPERTY MANAGEMENT

Pendo

Jodelene Weir (604) 398-4030 pen.do/partners/landlordbc

SUPPLIES - HARDWARE, BUILDING, MAINTENANCE

Rona/Lowes

Brad LeGrow (604) 314-1366 rona.ca

Super Save Group of Companies

Danielle Johannes (604) 533-4423 supersave.ca

The Home Depot Canada

Michael Lirangi (416) 571-8940 homedepot.ca/pro

TELECOMMUNICATIONS

Telus Communications Inc.

Sarah Ballantyne (250) 310-3343 telus.com

UTILITIES/ NATURAL GAS

Absolute Energy

Kirby Morrow (604) 315-2058

absolute-energy.ca

UTILITY SUB-METERING

Enerpro Systems Corp.

Andrew Davidson (604) 982-9155 enerprosystems.com

WASTE/ RECYCLING

Super Save Group of Companies

Danielle Johannes (604) 533-4423 supersave.ca

WATERPROOFING

Read Jones Christoffersen Ltd.

Jason Guldin (250) 213-2520 rjc.ca

WINDOWREPLACEMENT/ INSTALLATION/ RENOVATION

A1 Windows

Roque Datuin (604) 777-8000 a1windows.ca

Centra Windows

Andrew Anderson (888) 534-3333 centrawindows.com

Retro Teck Window

Wilfred Prevot (604) 291-6751 retrowindow.com

ASSOCIATE MEMBERS/CORPORATE SUPPLIERS - VANCOUVER ISLAND

MARK GOODMAN & CYNTHIA JAGGER

Brand-new fully-leased 72-unit market rental –4.6% cap rate. Steps to Royal Columbian Hospital.

Bethany Estate

97-suite apartment building in Austin Heights. 1.65-acre lot (272’ x 262’) just off Austin Avenue. Sold $23,175,000