LandlordBC Fall 2024

Build, Broker, Buy, Insure, Roof, Plumb, Wire, Glaze and Property Manage this:

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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

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: Jason Middleton

Vice-Chair: Michael Drouillard

Secretary-Treasurer: Derek Townsend

Directors

James Blair, Nicolas Denux

Hunter Boucher Vice-President, Operations

Monika Sosnowska Director, Marketing and Communications

Bryan Smith Member Services Representative

Alvin Christian Alfonso Membership Engagement

Dorothy Friesen, Kerri Jackson, Sarah Liu, Paul Sander, Kim Schuss The KEY is published by MediaEdge Communications

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Dan Gnocato, Publisher, dang@mediaedge.ca or t: 604 549 4521

Publication Mailing #40063056

Editor Hunter Boucher, hunterb@landlordbc.ca

Editor Monika Sosnowska, monikas@landlordbc.ca

Cover photo credit: Monika Sosnowska

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CEO’s Message

Aging in Place

Judicial Reviews of RTB Decisions

CleanBC MURB Retrofit Program Launch

2024 Digital Summer School Recap

Multifamily Investment Resurgence

Navigating Tenant Crises in Rental Buildings

Designing Socially Connected Homes

Hints

CEO’S MESSAGE

David Hutniak, CEO, LandlordBC

THE EVOLVING LANDSCAPE OF RENTAL HOUSING

The British Columbia rental housing market has long been a key source of housing across the province, and the cornerstone of urban living. However, rapid urbanization, changing demographics, and economic shifts have led to a complex and dynamic landscape. As we look towards the future, several trends are shaping the future of rental housing.

One of the most significant trends is the increasing demand for rental housing. This is driven by several factors, including

rising homeownership costs, changing lifestyles, the growth of the gig economy, and significant population growth. As more people choose to rent rather than buy, and prevailing economics remain unfavourable to construct new supply, the rental market is becoming increasingly competitive.

Another key trend is the rise of technology in the rental housing industry. Online platforms have made it easier for renters and landlords to connect, and smart home technology is transforming the way people live in rental units. Virtual tours, online applications, and automated rent payments are just a few examples of how technology is changing the rental experience.

Additionally, there is a growing emphasis on sustainability and affordability in rental housing. As concerns about climate change and income inequality increase, there is a demand for rental units that are both environmentally friendly and accessible to a wide range of people. This has led to a focus on energy-efficient buildings, affordable housing programs, and mixed-use developments that combine residential and commercial spaces.

The future of rental housing also depends on government policies and regulations. Governments play a crucial role in shaping the rental market through policies such as rent control, eviction protections, and housing subsidies. As the rental market continues to evolve, governments will need to adapt their policies to address the challenges and opportunities presented by our sector, with LandlordBC’s advocacy assuming a more pronounced role.

The future of rental housing is marked by a combination of increasing demand, technological innovation, a focus on sustainability and affordability, and government policies. As the rental market continues to evolve, it is important to consider the needs of renters and landlords, as well as the broader social and economic implications of rental housing. By understanding these trends and challenges, we can work towards creating a more equitable and sustainable rental housing market for everyone.

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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2

AGING IN PLACE

By Valentina Hernandez P., Associate, Haddock & Company Lawyers

There is no doubt — the age demographics in Canada are changing. The percentage of persons over the age of 65 is rising and is set to accelerate. Living longer means people are selling houses that demand maintenance and capital. These individuals are moving to smaller spaces, perhaps with age-related services. Housing prices and high rents mean that a lot of aging people are just staying in place, rather than moving and facing market rents in new accommodation.

It’s inevitable — landlords are going to have to navigate aging in place issues. They can be quite serious when it comes to health and safety, of both the aging person and their neighbours.

Let’s explore some of the concerns housing providers face when dealing with tenants aging in place.

VULNERABILITY

As part of the aging process, adults could become vulnerable to abuse, neglect or self-neglect in their living accommodation. Nonetheless, an adult is presumed to be capable of making decisions about their personal care, health care and financial affairs unless this is proven to be not true. In other words, persons aging in place are perfectly entitled to endanger themselves (but not others) if they have mental capacity.

We have, sadly, run into situations where family members “dump” their aging relatives into rental accommodation.

The unfortunate thinking of the family members is that the aging relative is now your problem. The Adult Guardianship Act (AGA) in section 1 defines abuse as the deliberate mistreatment of an adult that causes the adult physical, mental or emotional harm, or damage or loss in respect of the adult’s financial affairs. For instance, situations of intimidation, humiliation, physical assault, overmedication, and withholding medication are considered abuse towards the adult.

Likewise, section 1 of the AGA defines neglect as “any failure to provide necessary care, assistance, guidance or attention to an adult that causes, or is reasonably likely to cause within a short period of time, the adult serious physical, mental or emotional harm or substantial damage or loss in respect of the adult’s financial affairs, and includes self-neglect” and describes self-neglect as ”any failure of an adult to take care of himself or herself that causes, or is reasonably likely to cause within a short period of time, serious physical or mental harm or substantial damage or loss in respect of the adult’s financial affairs…”

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“THE

USE OF LEGAL MEASURES SHOULD

BE THE LAST STEP TO

CONSIDER

WHEN ADDRESSING INCIDENTS THAT PUT A SENIOR RENTER AT RISK.”

If, after reviewing these definitions, the landlord believes the renter appears to be suffering from abuse, negligence, or self-negligence, the landlord should consider initially communicating with the renter and the renter’s family. If not, the landlord should consider reporting the situation to one the of the designated institutions mentioned below, which would be in charge of assessing whether the adult is being neglected, self-neglected, or abused.

You should note that the AGA provides immunity to these persons reporting under that Act. Therefore, there are no concerns about privacy or retribution from the tenant or their family.

When making a determination of whether the adult needs assistance or support, the designated agency needs to follow the guiding principles of the AGA, which stipulate that:

• All adults are entitled to live in the manner they wish and to accept or refuse support, assistance or protection as long as they do not harm others and they are capable of making decisions about those matters.

• All adults should receive the most effective, but the least restrictive and intrusive, form of support, assistance or protection when they are unable to care for themselves or their financial affairs.

In case the designated agency considers that the adult needs assistance or support, the designated agency may

• Fraser Health Authority: 1-877-732-2808 or email react@fraserhealth.ca

• Interior Health Authority: 1-844-870-4754 or fill the form https://www.interiorhealth.ca/ information-for/seniors/adult-abuse-and-neglect/ report-adult-abuse-or-neglect.

• Island Health Authority:

• Victoria: 250-388-2273 or toll free 1-888-533-2273

• Nanaimo: 250-739-5749 or toll free 1-877-734-4101

• North Island: 250-331-8570 or toll free 1-866-928-4988

• Northern Health Authority: 1-844-465-7414

• Vancouver Coastal Health: 604-904-6173 or toll free 1-877-732-2899 or email react@vch.ca

refer the adult to available services, assist the adult in obtaining services, inform the Public Guardian and Trustee, and investigate whether the adult is unable to seek support and assistance because of a physical restraint, a physical handicap, or an illness, disease, injury or other condition that affects the adult’s ability to make decisions about the abuse or neglect.

If, as a landlord, you are facing what appears to be a vulnerability situation and you are uncertain about how to proceed, you could seek legal advice.

SAFETY

Landlords also need to be aware that incidents can occur at the residence of senior renters, such as cooking or smoking incidents. To prevent these situations from worsening for senior renters, landlords should look for strategies that could prevent incidents from happening again or to reach out to the relatives of the senior renter for support.

The landlords’ main concern after an incident is to aim to make it possible for the senior renter to stay within the unit (after all, we are not in the business of evicting tenants) unless the implementation of strategies is not effective and therefore considering ending a tenancy appears to become appropriate under the circumstances. The use of legal measures should be the last step to consider when addressing incidents that put a senior renter at risk.

THE MENTAL HEALTH ACT

For instance, in cases where a senior renter appears to have a mental disorder, does not want to be voluntarily admitted to a hospital, and who might meet the requirements of involuntary hospital admission under the Mental Health Act, the landlord can offer support by contacting a physician for advice, a mental health centre for guidance, or the police when the renter appears to have a mental disorder and is acting in a manner likely to endanger the person’s own safety or that of others.

Landlords should consider keeping notes of the person’s symptoms and behaviours with the following information that could be helpful when contacting physicians:

• Are there any symptoms of mental disorder such as hallucinations, delusions, irrational thinking, depression, or difficulty relating to the environment or others?

• Have there been any previous episodes where symptoms of mental disorders were observed?

• Is there a need for protection of the adult or others due to harmful behaviour or symptoms?

• Has there been an attempt to persuade the person to visit a physician?

• Include the date, location, and names of the person involved.

AFFORDABILITY

In addition to vulnerability and safety considerations, some senior renters struggle to maintain their status as renters because they cannot afford rent when there are rent increases.

AGE RELATED DISABILITY

An important consideration landlords should bear in mind is that the Human Rights Code applies to tenancies and that age related

disabilities might arise in aging adults. What this means is that some adults can be suffering from physical or mental disabilities that have been caused or enhanced by aging, and that landlords should consider their age-related disabilities if that adult makes a request about their tenancy.

Since renters with age related disabilities are protected under the code, any renter has the right to file a complaint for discrimination if that renter is able to demonstrate the following: the renter is perceived to have a disability under the code and/ or the renter’s age or perceived age, the renter has suffered an adverse impact regarding a term or condition of the tenancy, and it is reasonable to infer from the evidence that the renter’s disability and/ or the renter’s age was a factor in the adverse treatment.

If as a landlord, you have a situation when age related disability is argued, be cautious about whether your actions could be considered to be discriminatory and whether the duty to accommodate the renter is warranted under the circumstances.

Haddock & Company is a recognized leader in the delivery of legal services to the residential housing industry with over 50 years of combined legal experience. We pride ourselves for being known as “BC’s Housing Lawyers. We like what we do and we’re good at it.” www.haddock-co.ca Legal services provided by CGH Law Corporation. This article is for general information purposes only and does not constitute legal advice. Every situation is unique, and readers are encouraged to seek out the advice of a lawyer when implementing the strategies suggested in this article.

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JUDICIAL REVIEWS OF RTB DECISIONS

By Michael Drouillard, Drouillard Lawyers

Dispute resolution before the Residential Tenancy Branch of British Columbia (RTB) is supposed to be low cost, accessible to lay people, and timely. In most cases, it is, in that disputes are resolved within a few months after an application is filed, with most landlords and tenants representing themselves at the telephone conference hearing.

However, RTB decisions can be further challenged through judicial review. When a party files for judicial review, the RTB’s low cost and accessible procedures are no longer available to the parties. It becomes a matter for the B.C. Supreme Court to hear and to decide.

Judicial reviews can lead to months, or longer, of additional delay if the court agrees to let the tenant remain in possession until the hearing, as is frequently the case. They are complicated and unpredictable. If the court sets aside the RTB’s decision after judicial review, then only in rare cases will the court make a final decision in place of the RTB. Usually, the court will order the RTB to convene a new hearing. This results in further months of delay; and possibly, another round of judicial review if you are successful again, and if the tenant judicially reviews the second decision.

Frequently, judicial reviews are won or lost because of reasons that may be outside of the control of the parties, because it was something the arbitrator stated in their reasons, or how the arbitrator conducted the hearing. Despite this, it is common for the unsuccessful party to have costs awarded against them if they oppose the application for judicial review.

Low cost and efficient access to dispute resolution is important for affordable housing. It is difficult to be a landlord if a dispute with a tenant takes months to resolve and costs a lot of money. Easy access to judicial reviews using a complicated court process — essentially, a second level of appeal — sometimes seems to conflict with this goal by adding months of delay and significant cost.

There is no easy solution, but legislative change to the Residential Tenancy Act, for example, could broaden the existing powers of internal review arbitrators to correct errors in decisions, keeping the process within the RTB, and out of a complicated and burdened court system. Legislative change giving courts broader latitude to make a final order

fixing the issue, rather than sending the matter back for a new hearing, might also help.

At the same time, recognizing the possibility of a judicial review and planning around it is a prudent idea. This could include, for example:

• If you are selling your rental unit and the purchaser requests vacant possession as a term of the contract, then consider whether it is appropriate to promise in your contract, unequivocally, that the property will be vacant on closing, like what seems to be the current practice in the residential real estate market. Ultimately, you cannot control whether or not the tenant will apply for judicial review of the eviction and successfully stay past the completion date while waiting for their case to be heard, resulting in you being unable to deliver vacant possession on completion like you promised in the contract.

• Avoid putting yourself in a situation where you cannot financially accept the tenant not leaving on the date you want them to leave (because you might be waiting months after that date for a judicial review decision). Plan your use of the rental unit in a way that does not hinge upon the tenant leaving when you expect them to leave.

• It is difficult to “plan” for a judicial review before you have even started a hearing at the RTB. But if you represent yourself at the RTB, prepare your materials on the basis they might be reviewed by someone who will not be present at the hearing. Your materials should be organized and free of irrelevant information.

• Reach a reasonable settlement with your tenant if possible, in which the tenant consents to an order of possession being issued (if there are ongoing proceedings), rather than forcing a dispute that has to be decided by an arbitrator with an unpredictable outcome.

Michael Drouillard is a practicing lawyer, co-principal of Drouillard Lawyers, and vice-chair of the board of LandlordBC. In his practice, Michael has prosecuted and defended dozens of judicial reviews of decisions of the RTB and other administrative tribunals. www.drouillardlawyers.com

CLEANBC RETROFIT PROGRAM LAUNCH

New financial rebates and retrofit support are now available for market rental buildings through the CleanBC Multi-Unit Residential Building (MURB) Retrofit Program, a joint initiative of BC Hydro and the Province of B.C. The program is designed to address a critical need in our rental sector. With a focus on reducing greenhouse gas (GHG) emissions, this program aims to support buildings where participation has historically been low and where unique challenges exist.

The program provides rebates and energy coaching in multi-unit residential buildings to upgrade systems like heat pumps, LED lighting, windows, and ventilation. It also covers electrical upgrade costs to support the switch from fossil fuels to clean electricity.

With $61 million in funding, the program offers significant energy savings. For example, a 65-unit rental building could save up to $16,250 annually by switching to heat pumps.

David Hutniak, LandlordBC’s CEO commented on the new program, “As the leading voice for the rental housing industry in B.C., LandlordBC is pleased that together with BC Hydro, the province is launching a new program to provide incentives for retrofits to integrate energy-efficient solutions into our aging stock of existing purpose-built rental housing. This new program will enable Landlord BC to leverage its existing programming, most notably the Rental Apartment Retrofit Accelerator, to help our sector reduce building

greenhouse gas emissions, while prioritizing retrofits that have co-benefits for tenants.”

This program perfectly complements the free retrofit support available through LandlordBC’s Rental Apartment Retrofit Accelerator (RARA) program, helping owners plan and implement retrofits and access financial incentives.

WHY THE CLEANBC PROGRAM MATTERS

The CleanBC MURB Retrofit Program offers valuable opportunities for the rental sector to make meaningful strides in GHG reduction:

• Enhanced Participation: This initiative provides a significant incentive for rental properties to engage in retrofit programs, boosting overall participation in energy efficiency upgrades.

• Address Unique Challenges: By offering tailored financial support and addressing barriers such as split incentives, the program helps overcome specific hurdles faced by rental buildings.

MURB RETROFIT PROGRAM HIGHLIGHTS

• Opportunity Assessments: Funding up to $5,000 for a consultant to complete a high-level assessment of your building to identify opportunities to improve energy efficiency, reduce reliance of fossil fuels, and more.

• Feasibility Studies: Get funding up to $30,000 for a consultant to conduct an in-depth analysis of a specific system in your building to prepare for a retrofit project.

• Rebates: Reduce the cost of energy-efficient, wholebuilding upgrades. Includes heat pumps, windows, insulation, lighting, water heating and more.

Program Eligibility: Available to existing multi-unit residential buildings, three storeys or higher, within BC Hydro’s service territory.

To learn more about LandlordBC’s RARA and the CleanBC MURB Retrofit Program please visit www.landlordbc.ca/rara. RARA is supported with funding from the City of Vancouver, the City of Victoria, the District of Saanich, BC Hydro, the Province of B.C. and federal funding through the Zero Emissions Innovation Centre (ZEIC) as part of the BC Retrofit Accelerator (BCRA). The RARA program is a LandlordBC initiative, administered in partnership with FRESCo Building Efficiency (www.frescoltd.ca).

2024 DIGITAL SUMMER SCHOOL RECAP

This summer, more than 450 rental housing providers participated in the 2024 Digital Summer School, an engaging eight-week program designed to enhance their knowledge and skills in operating rental businesses in British Columbia. Kicking off July, participants received weekly emails every Monday, each packed with valuable educational content.

Throughout the program, attendees explored a diverse array of resources, including informative videos, educational guides, and practical business tips. The flexible format allowed participants to engage with the material at their own pace, making it a perfect fit for busy schedules.

KEY RESOURCES PROVIDED:

• Guides: Topics ranged from email service methods and security deposits to handling personal property abandonment, orders of possession, and tenant relations.

• Forms: A variety of essential forms were available, including the Landlord’s Checklist, Caution Notice, and Notice of Entry, helping landlords manage their operations effectively.

• Webinars & Videos: Engaging sessions covered critical issues like fire safety, insurance, privacy concerns, navigating the Civil Resolution Tribunal, and the impact of extreme heat events on rental properties.

• Landlord Resources: Important resources and links were included to support the operation of rental housing businesses. This included information on memberexclusive energy rebates and grants, recommended trades and suppliers, mental health resources, and a three-part collections toolkit created in partnership with Haddock & Company lawyers.

• The program not only aimed to refresh existing knowledge but also to provide insights into current trends and challenges in the rental housing market. Participants gained valuable tools and resources to stay competitive and informed.

Overall, the 2024 Digital Summer School successfully fostered a flexible yet comprehensive learning environment tailored to the busy schedules of our members. Thank you to everyone who participated. We look forward to supporting your continued professional development.

For members wishing to receive links to the 2024 Summer School, please contact Monika Sosnowska, Director, Marketing and Communications at monikas@landlordbc.ca.

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MULTIFAMILY INVESTMENT RESURGENCE

By James Blair and Patrick McEvay, McEvay Blair Multifamily Group

Entering 2024, one could have anticipated that the first half of the year was destined to be one of the least transactional on record. The table was set — CMHC debt was peaking with 5 and 10-year terms over 5 per cent and many private and institutional investors were continuing to proceed with caution. On the other hand, multifamily investment fundamentals were strong with rents climbing across the province and vacancy rates remaining at rock bottom levels. These two sides of the multifamily investment landscape have been playing out now for 2 plus years and with the expectation of interest rates lowering, we knew something would change that landscape, but it was the unexpected that ultimately set up the first half of 2024 for success. First, let’s look at how the numbers played out through mid-year 2024.

There were 106 multifamily transactions across the province through the first half of 2024 accounting for $1.05B in volume compared to 73 transactions and $748M in volume for the first half of 2023. While the first quarter of 2024 saw 34 transactions (one could say on the slower end), the big change was 72 sales in the second quarter, doubling the first quarter and 33 per cent higher than Q2 last year. Even with 106 total transactions, activity was still well below the peak from 2021/2022 but remains consistent with the quarterly average of the past eight years. We expected the second quarter to pick up (as it always does — Q2 is typically the most transactional year over year historically) but this spike in activity in Q2 was attributed significantly to the federal government’s budgetary policy change to increase the capital gains tax inclusion rate.

The announcement in April 2024 gave only two month’s notice for would-be sellers to react and sell their properties by the cutoff date of June 25th. This sparked heightened motivation for sellers to negotiate deals at prices that they may have not agreed to previously, with the assurance the deal would close by the June 25th deadline so as not

to incur the hefty tax hit. While many of these apartment building sellers were long-term, mom-and-pop owners, an increase to the capital gains inclusionary rate meant significant tax implications.

As such, sellers, buyers, brokers, lenders, and lawyers all raced to transact deals in a very short period. Some deals that were already under contract were expedited, while fresh deals were papered with lightning-fast due diligence and closing periods. For instance, one deal we completed had conditions removed with closing a mere 24 hours later. Another example was a portfolio of five buildings we sold in Chilliwack that went from agreed-to contract to closing in just over six weeks — a timeline that would typically be anywhere from three to six months. Overall, our team closed 13 buildings in the month of June alone and saw the equivalent of six months worth of transactions done in a matter of two weeks. We were not alone in this — two thirds of the transactions in Q2, market wide, were done in June, compared to prior years where the distribution was much more balanced with an average of 35 per cent.

Another contributing factor to the spike in activity was the non-profit sector which, as a buyer, made up nearly one third of all transactions in the first half of 2024 (31 of 106). Non-profits were active in every region of the province, most notably acquiring a large portfolio on the Island and accounting for over half of the Mid-Central Island’s transactions. The Rental Protection Fund (RPF) started in early 2023 but only began to supply significant equity and be a catalyst to non-profit groups to be a major buyer profile in 2024 (non-profit groups made up only seven of the 153 transactions in 2023). The RPF has boasted that they have helped acquire more than 1500 rental units in B.C. to date and more funding from the federal government is scheduled to be released across Canada to further assist in acquisitions.

When it comes to values and respective metrics for multifamily sales, the average cap rate across the province is currently sitting at 4.07 per cent through the trailing four quarters, holding above 4 per cent for the fourth consecutive quarter. Meanwhile, the median price per unit has fallen 23 per cent compared to Q1 to $227,348 — one of the lowest levels on record in the past eight years. Two thoughts on these

metrics — we look at the urgency in getting transactions done ahead of June 25th as one reason we saw values (more so in certain markets) drop this significantly. On the other hand, without the presence of the non-profit sector (which paid some competitive prices for certain properties in B.C.), we could have seen cap rates on average rise further and the price-per-unit drop even more significantly.

The Bank of Canada dropped interest rates yet again on September 4th — another 25 points — for the third time in a row. More importantly, they have indicated further rate cuts are on the horizon with many experts believing that the benchmark rate could rest at 4 per cent or lower by year end. As a result, the bond market has dropped and as we enter September, we are seeing CMHC 5 and 10-year debt now well below 4 per cent with the expectation of the low-3 per cent range in the near future — not record lows of course, but a welcomed change from 5 per cent plus that we were seeing only less than a year ago. This shift in cycles brings renewed confidence to the market, which we expect to translate into heightened levels of activity in 2025 as both buyers and sellers return from the sidelines.

Our team at McEvay Blair Multifamily Group consists of experts in multifamily apartment buildings and land disposition and lead the industry in completed apartment transactions to date in B.C. We have experience in every region of the province, and we strive to empower our clients with the most up-to-date information to be able to make decisions on their acquisitions and dispositions. Please contact James, Patrick, or any member of our team to discuss further insight on the multifamily market through 2024 and into 2025. www.MBMultifamily.com

Apartment Financing Specialists

CMHC and Conventional

The Best Pricing in the Market Derek Townsend Principal

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.

NAVIGATING TENANT CRISES IN RENTAL BUILDINGS

By Carolina Ibarra, CEO, Pacifica Housing

Landlords have relatively straightforward rights and responsibilities related to building and tenancy management. Within the property management aspect of being a landlord, some of the first things we learn is how to respond to maintenance emergencies. I remember when I became a property manager nearly two decades ago, I watched in amazement at how calmly senior colleagues dealt with floods. Soon, I learned the drill and had preferred contractors at my fingertips. Handling maintenance emergencies can be stressful to a certain extent, but the response required does not typically change much. I always found managing expectations and the stress of those impacted to be much more difficult. But even then, with enough practice, it becomes somewhat routine.

This is not the case with a human crisis. For landlords managing one or a handful of units, there is the occasional situation that has never been faced before. For landlords managing large portfolios, unusual cases can be more frequent. While we may have the option of eviction at our disposal, the typical process may not always be the straightforward solution. I recall several situations in my past professional experience where I wish I knew more about how to approach complicated situations effectively, while maintaining the boundary of a landlord managing independent-living rental

units. Below you will find examples of tenant crises and tips on how to manage these unexpected situations.

SUDDEN CHANGE IN INCOME

When individuals have experienced a sudden change in income, it is helpful to direct them to community resources. Funds may be available through the local Rent Bank or a crisis grant through the Ministry of Social Development and Poverty Reduction to those who qualify. There are non-profit agencies in communities

throughout B.C. that provide financial navigation services that can help tenants retain their rental home, while allowing the landlord to avoid loss of income.

VOLATILE/ESCALATING NEIGHBOUR DISPUTES

There is a difference between disputes that represent a breach of a tenancy agreement and those that are purely civil disputes. Occasionally, neighbourly disputes can escalate into situations that are, at best, a nuisance to neighbours and, at worst, safety concerns. When situations begin to escalate, sending warning letters to both parties and even requesting that they avoid engaging with each other may be appropriate. Mediated conversations can also be an option. If matters do not improve, eviction may be the appropriate option. In cases where safety becomes a concern, it is important that the impacted tenant be empowered to call police as a landlord shouldn’t do it on their behalf, unless you are witnessing a crime in process.

MENTAL HEALTH CRISIS

If you observe a drastic change in a tenant’s behaviour, which you suspect is related to cognitive deterioration or other mental health challenges, first attempt to reach out to an emergency

contact as they may be able to offer support. However, if you suspect an individual is in distress based on the state of their home, incoherent phone calls, messages or other interactions, call 911. It is important to specify the signs of distress or changes in behaviour so that the appropriate responders can assess the individual. (For a list of mental health and mental illness resources and tools for landlords visit www.landlordbc.ca/mental-healthand-mental-illness-resources-and-tools-for-landlords)

HARASSMENT OR STALKING

If a tenant reports harassment or stalking by another tenant, ensure a written complaint is provided along with evidence and a police file number (the impacted tenant must be the one to call police). The next step would be to issue warnings related to quiet enjoyment to the individual causing the harm and then continue the tenancy management process. If the offending party is not a tenant, it is important to allow the victim to take the lead on how they are supported. A helpful cue would be to ask if they want their name removed from the intercom system. Landlords may also want to consider a policy that allows tenants to temporarily install doorbell or other small cameras in such circumstances. Also, encourage the tenant to call police as they are best equipped to help them make a safety plan. It is critical that all employees are reminded

National Apartment Group

A Leader in Metro Vancouver and Greater Victoria Rental Apartment Building Sales, with Total Sales Value in Excess of $2.3 Billion* Between 2015-2024

IT IS VERY HELPFUL TO BE AWARE OF RESOURCES AVAILABLE IN YOUR

COMMUNITY SO THAT YOU CAN REDIRECT TENANTS IN CRISIS OR REACH OUT YOURSELF FOR ADVICE.

of the duty of confidentiality. Details of a person’s tenancy must never be disclosed to unknown or unauthorized parties. Police may request information from time to time. If they are not uniformed or requesting it in person, they must provide verification that the request is legitimately originating from law enforcement.

DOMESTIC VIOLENCE

In difficult cases where domestic violence is involved, landlords typically find out through neighbour complaints, police incidents or victim disclosure. It is important to allow the victim to take the lead because failing to do so may put them at risk. However, if there is reason to believe a person’s safety is actively at risk, police should be called. If other tenants are making reports, they should be encouraged to call police directly. If children’s safety is believed to be at imminent risk, call 911. If children are suspected to be at ongoing risk, citizens have a duty to report concerns to

ADVICE FOR LANDLORDS FROM THE GROUND UP

• Residential Tenancy Branch • Evictions

• Landlord/Tenant Disputes

• Construction and Repair Claims

• Strata Disputes

• Judicial Reviews

• Lease Drafting and Reviews

• Property Management Issues

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

the Ministry of Children and Family Services. While warnings may have a place, they rarely address the matter and evictions almost always punish the victim.

Ways to offer assistance to the victim, if they consent, include the strategies for dealing with stalking and harassment noted above. If the abuser is also on the tenancy agreement, a landlord may enter a mutual agreement to end tenancy with the victim and start a new tenancy. This way the abuser would no longer be tenant, the landlord can change locks, and should the abuser return to the site, they would then become a trespasser. It is possible for one of multiple individuals on a tenancy agreement to end the agreement for everyone in the household. This is important because while abusers may be arrested, they may be released and some do not adhere to protection orders. Certainly, landlords should seek evidence such as a police file number before taking these actions.

Landlords are not typically trained as social workers and, in any case, maintaining appropriate boundaries is important. Yet, sometimes crises impact multiple individuals and operations. The above actions can help resolve situations and mitigate risks better than typical processes or inaction. It is very helpful to be aware of resources available in your community so that you can redirect tenants in crisis or reach out yourself for advice.

At our Downtown Outreach Housing Resource Services Office (DOHRS), staff assists individuals whose tenancies are at risk in the community at large to access emergency funds, as well as create budgets and financial plans to overcome financial challenges. When their change in circumstances indicates that the tenancy cannot continue, our teams may assist individuals to find alternative housing. We have assisted individuals whose safety is at risk to navigate the difficult situations. As we are not legal advocates and ultimately strive to promote successful tenancies, we sometimes meet with tenants and landlords to try to carve out a mutually agreed path forward.

If you’d like to learn more about how DOHRS can assist you, or if you would like to support our eviction and homelessness prevention efforts, please contact communications@pacificahousing.ca.

Carolina Ibarra is the CEO of Pacifica Housing, one of B.C.’s largest providers of affordable housing and supportive services. With a strong track record of transforming organizations with a focus on growth, today her work also focuses on addressing housing insecurity and advancing sustainable solutions for communities in need.

DESIGNING SOCIALLY CONNECTED HOMES

By Emma Avery, Urban Planner & Communications Specialist, Happy Cities and Tara Fernando, Strategic Communications Specialist, Hey Neighbour Collective

Homes can foster more resilient, engaged communities when they embed social connections into daily routines. This article explores three key design strategies for new multi-unit housing that help foster more inclusive and connected communities for residents of all ages and backgrounds.

MORE THAN JUST NEIGHBOURS

Our neighbours are our closest source of social support and connection. The homes we live in play a significant role in encouraging and creating opportunities for positive neighbourly interactions. However, for these connections to thrive, certain fundamental needs must be met. For example, secure, affordable, and stable tenure in a safe home is an essential foundation for wellbeing. Without a home that meets these core needs, it is

much harder for people to nurture supportive relationships with neighbours and build a sense of belonging in a community.

Regular social interactions with neighbours boost wellbeing at all ages. Neighbourhood connectedness is particularly crucial for life satisfaction among older adults, those with lower incomes, individuals with less education, and people facing health challenges. Similarly, youth in supportive, trusting communities

Driftwood Village Cohousing, building designed by Cornerstone Architecture. (Happy Cities)

are more likely to play outside and have better physical and mental health. Overall, frequent interactions with neighbours help us integrate social connection into our daily lives, making them one of the most effective ways to reduce loneliness. In a time when loneliness and social isolation are on the rise, neighbours are among our most accessible and valuable resources.

WHAT CAN YOU DO ABOUT IT?

Developers, architects, planners, housing operators, landlords, property managers, community organizations — and of course residents — all have important roles to play in nurturing multiunit housing communities where neighbours know and support each other. In 2023, Hey Neighbour Collective published a set of detailed practice guides for residents, housing operators, community organizations and local governments. These practice guides identify the vital roles that each of these groups can play in fostering neighbour-to-neighbour connectedness and social resilience in multi-unit housing.

More recently, Happy Cities and Hey Neighbour Collective worked together to publish a design toolkit, released in August 2024. The Building Social Connections toolkit highlights numerous design and policy opportunities to enhance social wellbeing in multi-unit housing. As part of this initiative, we are collaborating with community planners and municipalities to implement policies that empower both market and non-market housing providers to create and manage more socially connected living environments. This toolkit aims to reintroduce social connection

into our daily lives through thoughtful housing design. Drawing on over a decade of research and engagement with residents and housing industry actors, the design principles and actions in the toolkit equip policymakers, planners, designers, and community members to build and advocate for more socially connected, inclusive communities.

Even small changes can make a significant impact. While our toolkit explores 13 practical interventions in detail, we’ll focus here on three key strategies: social circulation, social amenities, and social homes.

The resource list at the end of this article includes links for both the practice guides and design toolkit.

DESIGNING SOCIAL CIRCULATION

Circulation spaces have significant — and often unmet — social potential. Residents use these spaces daily, regardless of whether they are actively looking to socialize with neighbours or not. Design influences whether people rush through corridors, elevators, and stairs or pause on the way in and out of their homes. For example, narrow, dark, empty hallways may feel uninviting or even unsafe, and discourage residents from stopping to chat. In contrast, wide corridors with natural light and social nooks encourage lingering and increase opportunities for spontaneous, positive interactions between neighbours. Saying ‘hello’ to a neighbour in the hallway is often the starting point to a longer-term relationship.

Little Mountain Cohousing, building designed by Cornerstone Architecture. (Little Mountain Cohousing)

One effective way to design social circulation is to create social nooks off of corridors, lobbies, or outdoor shared spaces where small groups of residents can interact. Social nooks should be well-located and visible, accessible, have natural light, and allow neighbours to personalize them to meet their needs.

To see some great examples, take a look at the social nook off the elevator at Little Mountain Cohousing in Vancouver. This space is well-lit and functions as the community library. Comfy seating, natural light, and a rug create a cozy atmosphere for residents of all ages. Similarly, the wide, exterior walkways at Driftwood Village Cohousing in North Vancouver are lined with differently coloured doorways, windows, plants, and seating areas. Nooks are placed adjacent to the elevator and stairs, increasing opportunities for social encounters as people pass through the building. While both of these examples are within cohousing communities, the toolkit provides practical and accessible suggestions for integrating and adapting such designs for purpose-built rental housing.

DESIGNING SOCIAL AMENITIES

Shared amenities offer space for residents to participate in activities together on common ground. They also accommodate uses that multi-unit housing residents do not have space for in their private units, such as workshops, outdoor areas, or large gathering rooms. Functional and well-designed common amenities allow residents to participate in a variety of social activities and provide gathering places. The availability of shared spaces where residents of different ages and cultures can interact and engage in activities together including community gardens, common rooms, courtyards, or play areas encourage intergenerational and cross-cultural relationships.

Additionally, the programming and policies governing these spaces (such as usage rules and allowed activities) significantly influence how often and how effectively residents use shared amenities. It is important to ensure that there are spaces residents can use without having to book in advance, are accessible at convenient hours, and accommodate a wide range of activities.

Even amenities that seem more practical can still play an important role in building social connections. For example, welldesigned, accessible bicycle parking encourages residents to cycle while also providing opportunities for social interaction.

The Bowline in North Vancouver is a great example of how to design bicycle spaces that are both accessible and social. The building’s storage space includes a bike nook that allows residents to socialize while repairing and maintaining their bicycles. In addition to bike parking, it offers designated parking for strollers, trailers, and wider bikes, giving families the flexibility to store items that might be challenging to keep in multi-unit homes.

DESIGNING SOCIAL HOMES - ENTRYWAYS

It is important for people to have a private, quiet, and calm space at home where they can rest and recharge. Transition areas and semi-private spaces, such as balconies and

Building designed by RH Architects & GWL Realty Advisors. (Happy Cities)

entryways, ensure that when people step outside their homes they have opportunities to engage in social interactions if and when they are ready to.

Entryways are the start to any home. When you create a thoughtful transition between private homes and semi-private or semi-public spaces to ensure comfort and privacy for residents, entryways also become social! Examples of how to make entryways more inviting include adding a shelf near the front door for placing items while reaching for keys, or providing space for small decorations. Allowing residents to personalize their entrances with plants, decorations, or colours further enhances the sense of ownership and community. Personalized entryways also play a significant role in creating a sense of familiarity; personalized entryways can support residents experiencing cognitive decline to navigate their environment and find their home. When people are satisfied with their homes, they are more likely to stay there longer. Long-term, secure tenure is linked with a higher likelihood of knowing neighbours and a greater sense of belonging and trust.

One great example of a home entryway that is personable, accessible, and social, comes from Vancouver Cohousing BC. This entryway features a wide, social, exterior walkway. The orientation of the window balances privacy with natural light and visual connections to the corridor. Planter boxes and decorations make the entrance feel personalized.

SOCIABLE DESIGN AFFECTS US ALL

Over the coming years, communities will continue to add density to accommodate growing populations, all while grappling with climate change, affordability, and meeting the needs of an aging population. We know that people can live healthy, happy lives in all types of homes and communities, but what matters is how — and for whom — we design these spaces. With multi-unit housing emerging as the fastest-growing housing form nationally, housing professionals and planners have a unique opportunity to ensure that new developments not only meet supply and affordability goals but also support the health and happiness of residents.

The Building Social Connections toolkit provides guidance on designing new multi-unit housing that supports both wellbeing and housing affordability, contributing to more inclusive, resilient communities across Canada. Whether you’re looking for big transformations or small adjustments, this toolkit offers something for everyone. Our vision is that as communities grow denser, they will become more social, too.

To explore the full toolkit, please scan the QR in this article or visit www.happycities.com/building-social-connections-toolkit. If you would like to get in touch, please contact Madeleine Herbert (info@ happycities.com) or Michelle Hoar (mhoar@sfu.ca).

Building designed by Ankenman Marchand Architects. (Leslie Shieh)

HUNTER’S HINTS

Landlord Use Web Portal

By Hunter Boucher, Vice-President, Operations, LandlordBC

On July 18, 2024, the Residential Tenancy Branch launched their new online portal for landlords use notices. This replaces the old manual process of downloading and filling out PDF forms. Instead, landlords are guided through an online portal where they input tenancy details and reasons for ending the tenancy. The system then generates a formal notice that can be saved as a pdf, printed, or emailed directly to tenants.

This new portal aligns with the legislative changes introduced under Bill 14, which include:

• An extended notice period requiring landlords to give tenants four months notice (up from two months) in cases of personal use.

• An extended tenant dispute period, now 30 days (previously 15 days), allowing tenants more time to address concerns or contest notices.

The online portal aims to ensure landlords are fully informed about when it is appropriate to issue such notices and the legal consequences if they fail to follow through on the stated reasons for ending a tenancy. The portal requires landlords to create a Basic BCEID account, which can be done without identification verification, making the process as simple and accessible as possible.

For property managers, the system mandates that property owners complete the forms using their own BCEID. However, the owner can authorize an agent, to serve the notice to end tenancy.

To help landlords navigate these changes, here are a few key facts about the landlord use notice:

• This notice may be used when a landlord, their spouse, or a close family member intends to reside in the rental unit. (4-months notice)

• It is also applicable in cases where the new owner, their spouse, or a close family member plan to live in the unit following a property sale. (3-months notice)

• Close family members are defined as parents or children of the landlord/purchaser or their spouse.

• The landlord or their family member must occupy the unit for a minimum of 12 months.

• Issuing this notice without fulfilling the 12-month occupancy requirement can result in a penalty of 12 months’ rent.

• This notice cannot be used in rental buildings with five or more units.

• This portal is also used to generate the notice to end tenancy to convert the rental unit to a caretaker unit. (4-months notice)

The information gathered by this new portal is primarily utilized to generate the notice to end tenancy but some information such as date of birth, which is collected for the landlord, close family member, purchaser, and/or caretaker, is used for verification should the notice be brought before the RTB’s Compliance and Enforcement Unit. Landlords can be confident that this information will not be displayed on the notice to end tenancy and even within the RTB access to this information, it is limited to within the CEU.

When this portal was initially introduced any notice to end tenancy for landlords use, including use by purchaser or their close family member was set to four months notice. Overall LandlordBC advocated against this extension of the notice period and in particular highlighted the strain this would put on sale of property. On August 1, 2024, the Honourable Minister of Housing Ravi Kahlon announced amendments to the Residential Tenancy Regulation addressing this concern. This key change reduces the notice period for ending a tenancy due to the sale of a property for personal use by the purchaser, from four months to three months. This adjustment took effect on August 21, 2024, and it marks a significant step forward for landlords and prospective homeowners, particularly first-time buyers.

While this is a significant win for landlords, LandlordBC remains committed to advocating for further adjustments. We continue to push for the removal of the exemption that prevents landlords of purpose-built rental buildings with five or more units from issuing a notice to end tenancy for personal use. This change is essential for ensuring landlords have the flexibility to make personal use decisions, and we are working toward either full removal of the ban or the creation of carefully considered exceptions.

It’s important to note that for landlords planning to move into their rental properties themselves, or if a close family member intends to move in, the notice period remains at four months. This distinction ensures a balance between the rights of landlords and tenants in varying circumstances.

2025 RENT INCREASE

The 2025 rent increase has been set at 3%, directly linked to the inflation rate as of July 2024, marking a return to inflation-based rent increases. In 2023, the rent increase was capped at 2%, despite higher inflation, following even stricter limitations during the pandemic. This change reflects successful advocacy by LandlordBC, ensuring a return to inflation-based increases. However, LandlordBC continues to push for the reinstatement of the pre-2018 formula of 2% plus inflation, better reflecting landlords’ rising operational costs.

You can read more about our advocacy efforts on this front along with other recommendations on our blog: www.landlordbc. ca/2025-rent-increase-announced

The earliest a rent increase can be effective is 12 months after the last increase or the rent’s establishment. A three-month notice period is required, and the method of service — whether in-person, by mail, or email — impacts timing. Landlords must use an approved rent increase form, which can be found on the RTB website.

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

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

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

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

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.

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

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

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

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

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

Nathalie Meloche 514-668-0051 rona.ca

Super Save Group of Companies

Danielle Johannes (604) 533-4423 supersave.ca

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

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

Anna Garnett (778) 846-9125 ctiservices.ca ASSOCIATE MEMBERS/CORPORATE SUPPLIERS - VANCOUVER ISLAND

Lyle Silverstein (604) 270-8441 coinamatic.com

Brenda Maxwell (800) 661-7312

rentcheckcorp.com

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

FortisBC Energy Inc.

Mel Tugade (888) 224-2710 fortisbc.com

EVICTION SERVICES

Canadian Tenant Inspection Services Ltd.

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

Nathalie Meloche 514-668-0051 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

Park Vista

2060 Comox Street, Vancouver

Exceptionally well-located 12-storey 41-suite concrete rental tower in Vancouver’s West End.

List $21,000,000

The Copper Lion

8747 Granville Street, Vancouver

17 suites in Marpole with exceptional cash flow. Just off West 71st Avenue on Granville Street.

List $7,650,000 (5% cap) NEW

Cedar Court Apartments

345 Cedar Street, New Westminster

47 suites on a large 26,997 SF (195’ × 139’) lot in the Sapperton neighbourhood. TOA Tier 3 designation.

List $13,900,000 ($296k/suite)

Griffiths Manor

461 Griffiths Place, New Westminster

Well-maintained 25-suite apartment building in the Sapperton neighbourhood. TOA Tier 3 designation.

List $7,100,000 ($284k/suite; 3.7% cap)

Rim Rock Manor 8630 Osler Street, Vancouver

35-suite building – steps to Kits Beach. Attractive assumable CMHC financing. Ocean & water views. List $19,800,000 (3.9% cap)

12,500 SF RM-4 zoned corner lot with positive LOE response. Build up to 6.5 FSR – $150/SF buildable.

List $12,200,000

21 suites in Marpole just off West 70th Avenue & Oak Street. Well maintained with capital upgrades. List $6,100,000 ($290k/suite)

Stratified rental property 1076 West 11th Avenue, Vancouver

10 suites in Fairview. Constructed in 1999 –immaculately kept. 3.4% cap and $799/SF.

List $5,700,000