LandlordBC Summer 2023

SUMMER 2023

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

Office:

105 — 1001 Cloverdale Ave

Victoria, BC V8X 4C9

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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

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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

Canada’s Housing Crisis

Exploring Building Electrification

Managing Tenancies in Strata Properties

Tips For Positive Strata Relationships

How Rent Banks Benefit the Community

Water Damage Myths

Landlord Protections

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

FINANCIALIZATION OF HOUSING

Our industry provides homes for nearly 10 million Canadians, in every life situation. Our sector is disproportionately represented by investors with only a handful of rental units, in rented single-family homes, two-unit buildings or condominiums (the secondary rental market). There are also many owners in the purpose-built rental sector who compete among themselves and with providers in the secondary rental market. Rental housing has a very low level of concentration, where even the largest players do not have any economic power to set rents above the level determined by supply and demand.

Anyone paying attention to recent media reports will have seen the emergence of a narrative focused on the financialization of housing specifically targeting purpose-built rental housing. A federal committee called HUMA is studying financialization in purpose-built rental housing, and its effects. The deliberations, decisions, and advice about financialization by this committee are highly relevant to the government’s proposals to impose a new surtax on certain rental income, and other unspecified measures to curtail the alleged “excessive profits” in rental housing.

LandlordBC, with our partner associations who form the Canadian Federation of Apartment Associations (CFAA), are collaborating to advance industry concerns about the impacts of those potential measures on our members and broader sector and, more critically, the potentially significant negative impacts on housing supply and affordability.

Some of the focus of our advocacy will be to address the misperceptions and misrepresentations of the reality of our sector. How on average 90 cents of every dollar of rent we collect goes to pay the costs of providing rental housing. How rent control has had the opposite effect intended by government and advocates; namely a rental housing ecosystem with less supply and higher rents thus making life more difficult for renters. How the inability to robustly recapture the costs associated with capital expenditures means less investment in the aging rental stock including measures to address the government’s decarbonization goals, which again ultimately harms renters the most.

The size and sophistication of rental housing providers vary greatly, but virtually all private rental housing providers want to earn a reasonable net income and raise the value of their buildings. They do that by providing good value for money, and efficiently managing

costs. Rental housing providers of all sizes seek to operate buildings at the optimum level of service and cost. That includes improving rental buildings to meet higher and higher environmental, accessibility, and other standards (as mandated by governments and wanted by many renters), and modernizing units when renters’ demand for modernized units (and the current unit mix in the rental market) make that productive.

Under the current regulatory systems, the housing markets provide good housing to the vast bulk of the population at rents (or prices) which they can afford. The current problem of affordability faced by some renters arises from the low incomes earned or received by some people, aggravated by the fact that housing demand is up, and housing supply is not keeping up with demand. The confluence of those three factors is not the fault of rental housing providers, who should not be blamed for the effect of the factors coming together.

The need for more rental supply

The reason why rents are rising is because supply has lagged behind the growth in the population and in rental demand. When 100 households want 90 apartments, rents rise. When 100 households want 110 apartments, rents fall. We saw that during the pandemic when market rents in central areas of major cities and around universities fell by hundreds of dollars per month. Financialization has little impact on the level of rents.

In Budget 2022, the Minister of Finance said: “There are a number of factors that are making housing more expensive, but the biggest issue is supply. Put simply, Canada is facing a housing shortage ….”

In its report entitled Canada’s Housing Supply Shortage: Restoring Affordability by 2030, CMHC has estimated that Canada needs to increase its housing supply by 3.5 million dwellings by 2030. That would be 437,000 dwellings per year, whereas recent annual new supply has been about half of that.

More rental supply requires more investment in rental housing. Adding new taxes or changing the tax system to discourage certain investment in rental housing risks reducing the total investment in rental housing, thereby making the rental housing supply problem worse.

That suggests that individual investors, REITs, and corporations should all be encouraged to provide more rental housing rather than facing more or higher taxes and restrictions, which tends to discourage entry into any market, and thus decreases the amount of rental housing supply.

It is also true that measures are needed to enhance affordability for low-income households. However, the steps taken to do that need to be assessed so that they do not work against the creation of new rental supply. New rental supply at all price points eases the supply shortage.

The bottom line is that policies not founded on a clear and complete understanding of rental housing could have a very damaging effect on the supply and affordability of rental housing, thereby hurting the very people such new policies are meant to help. It is crucial that the HUMA examine the facts about rental housing and financialization, having regard to evidence, and based on best practices for the use of research and surveys.

CANADA’S HOUSING CRISIS

By Mark Kenney, President & CEO, Canadian Apartment Properties REIT

concerted effort to continue to support the supply of new housing since then. What there has been in recent years is a lot of finger-pointing at real estate investment trusts (REITs), such as my company CAPREIT, for driving up rents and contributing to the housing supply deficit.

In fact, we are part of the solution — not the problem.

Residential REITs control less than six per cent of the purposebuilt rental stock, which is less than three per cent of the total rental market. The vast majority is owned by small investors, supporting families with additional income.

More than half of our suites are rented at affordable rates, as defined by Canada Mortgage and Housing Corporation (CMHC). That means that rental prices are less than 30 per cent of the average area renter’s income. A report published by CIBC Capital Markets in April 2022 underscored this affordability factor: “Estimated rent as a percentage of average household income across the REIT sector is, on average, under 20 per cent, making it some of the most affordable housing in the country.”

It becomes disappointingly evident to the prospective firsttime home buyer who finds the growing gap between supply and demand means the prices are beyond their reach. It’s also apparent to the young person trying to find their first apartment, and must readjust their plans because they are priced out of the neighbourhood or city they dreamed of living in.

Canada needs 5.8 million new homes by 2030 to keep up with the housing needs of young people, new Canadians, and people transitioning to different stages of life.

Many people pin the blame on providers and builders of rental housing for Canada’s housing affordability and supply crisis — and that’s just wrong.

REITS & HOUSING PROVIDERS WORK TOGETHER

New housing peaked in the 1970s and there hasn’t been a

There is no one-size-fits-all solution to housing more Canadians quickly — and at a rate that’s affordable. No single group can solve the crisis on its own. The REIT community is one of many interested groups that has committed to starting the conversation with government and private stakeholders to get more shovels in the ground.

WHAT REITS CAN DO TO HELP INCREASE SUPPLY

Taxation, regulations and pointing blame have never spurred on investment or innovation in any industry. Rental housing is no exception.

Canada simply hasn’t been building enough housing. Despite our growing population, we built more homes in the 1970s than any decade since — even as our population has nearly doubled. Back then, proven public policies were in place to encourage large-scale investment and construction of purpose-built rental housing.

We can choose to build new housing in communities across the country supported by modern infrastructure to build connections with the rest of the region, province, and country.

Canada doesn’t have enough housing. That’s a fact that people from all walks of life, from across the political spectrum, and from all corners of Canada, can agree on.

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We can build communities, provide jobs and economic opportunities for current residents and new arrivals. In driving this ambitious future, REITs can be an invaluable economic tool. Using the power of global capital markets and working in partnership with smart government investment, REITs can play an enabling role as Canada builds like never before.

Collectively, the REIT group has tens of thousands of new homes in the development pipeline. We have a lot of ideas on how to tackle the housing shortage. Here are some of them.

SOLUTION ONE: AFFORDABLE ACQUISITION FUND

What about protecting existing renters? We believe there are smart policies that will allow the government to protect long-term affordability for the least-advantaged renters at a fraction of the cost of new affordable housing. Championed by the NDP and the provincial government in British Columbia and supported by our industry, the creation of an Affordable Acquisition Fund would enable the sale of existing market-based affordable rental apartments from the for-profit sector to nonprofit organizations, co-operative and community land trusts (NPOs for short), making them permanently affordable.

These NPOs can do this with relatively little government support. In practice, governments could deliver large-scale permanent housing affordability for between one-third to one-half the cost of building new affordable homes. Another advantage would be that REITs, pension funds and other large scale for-profit housing providers would reinvest the revenue from these sales back into building new housing supply. British Columbia Premier David Eby announced a $500-million acquisition program for that province. The federal government can take this approach and scale it nationally.

SOLUTION TWO: PRESERVE MORE AFFORDABLE HOUSING WITH ENHANCED SUPPORTIVE FINANCING

Canada’s REITs have tens of thousands of suites that meet the CMHC’s definition for affordable rents (30 per cent of median renters’ income) and many more that are near the margin.

If the Government of Canada or the CMHC were to expand their low-cost financing supports to existing buildings in exchange for commitments to maintain affordability per the MLI Select conditions, many more affordable homes could be secured. These financing incentives could include attractive rates, reduction, or waiver of CMHC premiums, higher loan to value, or longer amortization or non-amortizing mortgages. Suddenly, there would be a lot more incentive for the for-profit companies to expand affordability options and create greater options for renters.

SOLUTION THREE: MANUFACTURE YOUR WAY TO AFFORDABILITY

CAPREIT has nearly 500 homes in manufactured home

communities (MHCs) in secondary and rural areas across British Columbia. CAPREIT has more than 12,000 MHC lots across the country in rural settings. They are typically within 20 minutes of a smaller destination.

MHCs offer some of the most affordable market housing in Canada. Compared to building homes on site, manufacturing in a factory setting using assembly line methods dramatically reduces the production cost of new housing.

Located on smaller lots than traditional detached homes, MHCs are a tool in reducing sprawl in rural areas, reducing municipal servicing costs, and when situated in a land lease community, they greatly reduce the upfront cost to new homeowners.

MHCs can be built and installed quickly and efficiently, and can help — especially in rural and remote areas — to scale up housing availability and help attract and retain residents, especially newcomers to Canada. Manufactured homes can be much more affordable than conventional homes, being the most affordable of the affordable housing in the rural setting.

Unfortunately, a negative public perception persists, and that sentiment is matched with restrictive provincial land use regulations and zoning that prevents their use in many areas. There are also outdated performance standards that were developed in an era where manufactured homes were more akin to portable trailers.

Expanding the availability of these homes by lessening the red tape, especially in rural and secondary markets, would allow homeowners to stay and thrive in these communities. It would also help attract talent and new people to what are often dying communities.

SOLUTION FOUR: SET NATIONAL STANDARDS TO ALIGN HOUSING, IMMIGRATION AND LAND USE POLICIES

Residential REITs continue to move ahead with our development pipeline, both on our own and with experienced development partners. CAPREIT has a significant amount of what can be called “free land.”

On many of our properties we can construct new buildings or add suites through intensification at an affordable cost. We would like to partner with the Government of Canada and continue with these plans going forward. The easiest solution to incentivize affordable housing is for CMHC to adjust its MLI Select formula (new multi-unit mortgage loan insurance product focused on affordability, accessibility, and climate compatibility) to promote affordability, and the Government of Canada to incentivize provinces and territories to reduce up-front costs from preventing new affordable construction.

However, the municipal philosophy of “growth pays for growth” in many provinces creates a barrier of high up-front

Crisis (cont’d)

costs for new construction, which impedes the creation of affordable housing. This approach is counterproductive to addressing the affordability crisis. Property taxes are the primary funding mechanism for municipalities. Yet, for affordable housing providers, it is an ongoing additional cost and barrier to maintaining affordability for low-income residents.

Some municipalities have recognized this barrier and have, in limited ways, waived these costs to incentivize new affordable housing construction. These are worthwhile initiatives and can make the difference between a project being viable or not. This should be the norm, not the exception.

But the greatest impact could be made if the Government of Canada worked with the provinces and territories to support long-term exemptions from municipal property taxes in exchange for long-term commitments to maintain affordable rental rates.

MORE HOUSING

As the CMHC has noted, we need to build a lot more housing.

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Canada has the fewest homes per capita in the G7, but our population is growing at the quickest pace. Think about this: we have the most land, the lowest density, and yet we have the highest home prices.

The REIT industry, along with many of our colleagues across the purpose-built rental community, is ready and able to roll up our sleeves and do our part to address the housing crisis.

Building new homes — single and multi-family — will help restore housing affordability for all Canadians, and it can also unleash our next great economic opportunity. The time to act is now.

Mark Kenney is the president and chief executive officer of Canadian Apartment Properties Real Estate Investment Trust (CAPREIT) and a passionate advocate for the role real estate investment trusts (REITs) can play within the multi-family residential sector, working with government and non-governmental organizations to affect change and build supply so that all Canadians can have a safe and secure home. For more information, please visit www.capreit.ca. For more solutions, foraffordable.ca

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EXPLORING BUILDING ELECTRIFICATION

In March 2023, LandlordBC released a report titled Multi-Unit Residential Building Electrification Retrofits, Phase 2: Understanding Electrification Retrofit Opportunities and Challenges in BC Apartment Buildings. LandlordBC’s chief executive officer, David Hutniak, sat down with Jordan Fisher, chief decarbonization officer of FRESCo Building Efficiency, the company contracted with researching and writing the report, for a conversation about rental building electrification and the Rental Apartment Retrofit Accelerator Pilot Program.

industry. Interest in electrification has grown rapidly since the first phase, and our goal for Phase 2 was to delve deeper into the practical aspects of making building electrification a reality. Specifically, we looked into the technical and financial considerations involved in various electrification strategies. The report also makes crucial program, policy, and industry capacity-building recommendations that are vital for scaling up and accelerating building electrification in the rental housing industry.

DH: Can you tell us why advancing the electrification of rental buildings is important?

JF: Buildings are a major contributor to greenhouse gas emissions, and electrification plays a key role in addressing climate change and effectively reducing these emissions. It will also be an essential strategy to meet changing regulations and mitigate risks of future increases in the price of fossil fuels, carbon taxes, etc. In British Columbia, this transition to low-carbon buildings is happening at the same time as there is a critical need to protect and expand rental housing for a growing population. This study aims to assist landlords and other stakeholders in understanding important financial, technical, policy, and industry capacity considerations for accelerating the decarbonization and electrification of the multi-unit residential building sector. Electrification can be a practical solution, particularly when implemented in conjunction with other renovations or when upgrading mechanical systems that approach their end of life.

David Hutniak: To start, could you briefly explain what building electrification refers to, and how this study supports the electrification of rental apartment buildings?

Jordan Fisher: Building electrification is all about transitioning from fossil fuels to using electricity for heating and cooling. There are numerous benefits to building electrification, particularly in B.C. as our electricity grid has very low emissions. However, there is still limited awareness regarding the specific opportunities and challenges of electrifying multi-unit residential buildings.

In the first phase of the study, our focus was on highlighting the various approaches for electrification, as well as education and engagement efforts needed for the rental housing

DH: So, Jordan, why exactly are rental building owners exploring building electrification?

JF: There are a few reasons behind this growing interest. One key factor, with the increasing heatwaves and hotter weather in B.C., there’s a rising demand for cooling systems. Rental building owners are considering upgrading to highefficiency electric heat pump systems to provide both heating and cooling, keeping tenants comfortable throughout the year and safe in extreme heat events. Another motivation is the rapidly increasing prevalence of environmental, social, and governance (ESG) goals among larger landlords. REITs and other large players in the space, particularly those wanting to attract institutional capital, have aggres -

sive goals for reducing emissions to address climate change. This is a rapidly moving decarbonization strategy from a “nice to have” to now becoming an essential element of doing business across the building sector. Even some smaller landlords that don’t use institutional capital are starting to pursue electrification. Sometimes this is so their buildings are positioned to sell to larger players down the road. At other times, it is to take advantage of rebates, tax credits, and preferred financing that is available to more efficient, lower-carbon buildings.

Additionally, upcoming regulations are also pushing the industry towards building electrification. The CleanBC Roadmap to 2030 states that by that year, all space and water heating equipment installed in B.C. must meet or exceed 100 per cent efficiency. This requires the use of heat pumps, most of which are electrically driven. Local governments, like the City of Vancouver and Metro Vancouver, are also developing regulations intended to dramatically reduce building emissions. Landlords need viable and cost-effective electrification options to meet these new requirements.

DH: In terms of technologies, what are some of the most promising opportunities for electrification retrofits in residential buildings?

JF: When it comes to electrification retrofits, we have identified several opportunities based both on our research and experience implementing projects in the field. In our report, we included a series of informative fact sheets that cover available technologies for space heating, water heating, and ventilation system upgrades, featuring a range of options. For example, we profiled a range of heat pumps for space heating and cooling including all-in-one air-source heat pumps, mini-split and window-mounted heat pumps, as well as CO2 air-source heat pump water heaters for domestic hot water, and heat pump make-up air systems for ventilation. In some cases, buildings can fully electrify their systems; in other cases, buildings use a combination of electric heat pumps and natural gas systems to meet their needs.

DH: If you had one recommendation for building owners considering building electrification, what would it be?

JF: That is a good question. One of the most important recommendations we make is for building owners to start retrofit planning well in advance of equipment failure. Good retrofits require time to plan and implement. Emergency replacements generally lead to mechanical equipment that can be installed quickly, rather than installing the best system for long-term performance. This can lock a building into a poor system choice for decades. For building electrifica -

tion, time is needed to investigate the electrical capacity of the building to determine if electrical service upgrades will be required, or what electrical load reduction and load management strategies can be introduced to reduce the need for costly electrical upgrades. With sufficient time for mechanical design, system selection, and tendering, building owners can have confidence that they are selecting the right system and the right contractor for the job. This planning should not only be technical in nature — it should be designed to maximize financial benefits by taking into account available rebates, tax credits, and finance offerings like CMHC’s MLI Select program.

DH: LandlordBC is excited to be working with FRESCo for the launch of a program to support building owners on the road to electrification. Can you explain how the Rental Apartment Retrofit Accelerator Pilot Program will assist building owners?

JF: The Rental Apartment Retrofit Accelerator program, or RARA for short, has been designed to support landlords with retrofits from start to finish. The program is launching as a pilot and is only currently available to market rentals in the City of Vancouver. Participants will be eligible to access grants and incentives to cover up to 100 per cent of the incremental costs for a building decarbonization retrofit. They will also receive a wide range of engineering and implementation support.

For example, we will be offering free analysis, feasibility assessments, and decarbonization planning. We start by conducting energy benchmarking and a screening assessment to assess the current energy performance of the buildings and help determine the most effective retrofit options. We can also provide more detailed assessments and a capital plan to help outline the scope of work and estimate the costs. Once the owners are ready to start the retrofits, the program will provide financial rebates and assist landlords with the process of hiring contractors, ensuring systems are properly commissioned, and verifying performance post-installation.

We also recognize the importance of minimizing tenant impact, and we will even help building owners develop a tenant impact plan to ensure smooth communication and minimize disruptions during the retrofit process. All these supports are free for the buildings participating in the program, so it’s a very attractive offer for those lucky enough to qualify for one of the limited spots.

To register or for more information about the Rental Apartment Retrofit Accelerator Pilot Program see www.landlordbc.ca/rara or email rara@frescoltd.com.

MANAGING TENANCIES IN STRATA PROPERTIES

By Alex J. Chang, Partner, Lesperance Menders Lawyers

Since the provincial government has passed Bill 44 — 2022: Building and Strata Statutes Amendment Act, 2022, prohibiting rental restrictions in all strata corporations, the interactions between tenancies and strata corporations have become top of mind for many strata councils, landlords, and professional managers.

Bill 44 prohibited all rental restriction bylaws in strata corporations. Under s. 141 of the SPA (SPA) a strata corporation must not “screen tenants, establish screening criteria, require the approval of tenants, require the insertion of terms in tenancy agreements or otherwise restrict the rental of a strata lot.” Bill 44 repealed the exceptions to these restrictions that used to permit a strata corporation to regulate the number or length of tenancies in the strata bylaws.

At the same time Bill 44 was introduced, the government gave strata corporations an additional venue to deal with particularly problematic tenants directly and seek their eviction. The Residential Tenancy Branch’s (RTB) Policy Guideline 27 was amended to clarify that strata corporations can appear at RTB to evict tenants that repeatedly or continually contravene significant bylaws or rules that seriously interfere with another person’s use and enjoyment of strata property (SPA, s. 138). Previous RTB decisions had found that strata corporations lacked standing to bring such claims. Time will tell how frequent or effective this tool will be in resolving disputes with problematic tenants.

Although tenancies in many strata properties are not a new phenomenon, these changes, combined with an ever-tighter housing market that is necessitating more tenancies in strata properties, reinforce that strata councils, landlords, and professional managers must understand their respective roles and obligations to each other.

Most disputes between strata corporations, landlords, and tenants occur when:

• tenants cause damage, nuisance, or otherwise breach the strata corporation’s bylaws; or

• the use of facilities or quiet enjoyment of the tenants is affected because of an issue with the common property or the occupant of another strata lot.

In either scenario, it is not uncommon for strata corporations to claim that they “don’t deal with tenants” and attempt to address the matter solely through the landlord. This is usually a mistake. The SPA includes many rights and obligations when it comes to tenants that all parties must follow. For example:

• Landlords must ensure that tenants get a copy of the strata bylaws and sign a Form K confirming that they have received and will comply with the bylaws (SPA, s. 146).

• Tenants are obliged to follow the SPA and the bylaws regardless of whether they received the bylaws or signed a Form K (SPA, s. 146(3)).

• Owners and tenants should both be given notice of bylaw complaints and penalties for alleged breaches of the bylaw by the tenants (SPA, s. 135)

• Tenants are entitled to hearings before the strata council to respond to bylaw complaints or raise issues of their own (SPA, ss. 34.1 and 135).

• Tenants and strata corporations can sue each other to enforce the SPA or the bylaws in court or the Civil Resolution Tribunal (CRT) (SPA, ss. 164, 165, 177, 189.1)

In rare instances, some landlords may even assign some of their powers and duties concerning the strata corporation to the tenant under s. 147.

Although the strata corporation and tenants have direct rights and duties to each other, landlords and their rental managers should still be involved.

Landlords can be held liable by the strata corporations for fines and the costs of remedying a contravention of the bylaws imposed against their tenant, including damages and legal costs (SPA, s. 131). Because the strata corporation can potentially secure judgements for penalties and damages against the title of the landlord’s strata lot, they will invariably seek to encourage the landlord to address the issues with their tenant and collect those judgements from the landlord.

Landlords who ignore issues with problematic tenants may find themselves caught in litigation or liable for fines, damages, and costs. They should, therefore, deal with these situations more proactively, starting with ensuring that tenants are screened and their obligations concerning the strata corporation are set out in the tenancy agreement or an addendum. This way the landlord will have remedies against the tenant to address problems including indemnities

for charges or judgements from the strata corporation and greater rights to end the tenancy.

It is also important for the landlord to help clarify in the tenancy agreement or addendum when the tenant must go to the strata corporation over an issue. For example, when the occupant of a neighbouring strata lot is causing a nuisance for a strata lot, it could be tempting for the tenant to claim that the landlord is responsible for their loss of quiet enjoyment and potentially seek damages. However, unless the landlord owns the other strata lot, it is the strata corporation that must address the tenant’s complaints by investigating and enforcing the bylaws.

A tenant may also complain that repairs are needed to the strata lot, but the source of the problem lies in the common property. A classic example of this is a “leaky condo” because the building envelope is typically common property that the strata corporation has sole responsibility for repairing. According to RTB Policy Guideline 21, the RTB will not make orders against the landlord that they repair common property. However, it is still worthwhile to clarify this in the tenancy agreement so the tenant understands the limits of the landlord’s duty to repair and disputes can be avoided.

Although the RTB may not make an order for the landlord to repair the common property if the issue adversely affects the rental unit, the landlord is responsible for repairing that resulting damage. The tenant may also claim damages or abatement of rent from the landlord for the issue in the RTB. Whether the landlord would then be

able to claim those losses from the strata corporation would depend on the circumstances, but there is a large body of case law finding that strata corporations are not insurers to owners over such issues and duty is limited to carrying out their duty to repair in a reasonable manner.

To reduce the risk of disputes and protect against risk, it is also recommended that landlords carry sufficient insurance and require in the tenancy agreement that tenants also obtain sufficient insurance. Both policies should ideally include coverage for risks not covered by the strata corporation’s insurance, like the deductible for water damage which can be significant.

Conclusion

Disputes between strata corporations, landlords and tenants can often be factually and legally complicated. In addition to the Residential Tenancy Act and SPA, there are many other statutes that might apply but are beyond the scope of this article. The disputes may also proceed in the RTB, CRT, the courts or other tribunals.

As a result, it is often not obvious to strata councils, landlords and professional managers what they should do and it is recommended that those parties seek experienced legal advice.

Lesperance Mendes Lawyers has been representing and advising British Columbia strata corporations, landlords, and managers since 1997. To find out more about our strata and tenancy law practice, contact Alex J. Chang,

TIPS FOR POSITIVE STRATA RELATIONSHIPS

By Wendy Wall, President, Vancouver Island Strata Owners Association

Let’s face it. Conflict occurs between neighbours in any type of building and the process to handle complaints is more complex in strata corporations. Managing your condo or townhouse rental unit can drain your time and feel like an endless headache. Here are some tips to foster good relationships with the strata council, strata manager (if any), as well as the owners and residents of neighbouring units.

A strata is a home

The first step is acknowledging that by renting your condo you are operating a business in a building that wasn’t purpose-built for rentals. Most of the owners purchased units as homes and didn’t expect to be living in the middle of a commercial enterprise.

Being a landlord is a profession

In stratas, many units are rented by owners who only have one rental property and little or no experience as a landlord. Managing rentals is a profession that requires training and experience. If you’re not committed to taking the time to learn safety measures, the Residential Tenancy Act, the Strata Property Act, the Human Rights Code, and being actively involved in managing the rental, consider hiring an agent with relevant experience to manage it for you.

Terms in your rental agreement

Preventing issues will make your life easier and improve the rental experience for your tenants. Read the strata bylaws carefully. The Strata Property Schedule of Standard Bylaws may also apply to your strata. Consider inserting material terms in the rental agreement that reflect your strata’s bylaws such as terms regarding smoking, BBQs, pets, and short-term accommodations. Most tenants aren’t aware of the difference between renting an apartment vs. a strata lot. Setting clear expectations for your tenants to comply with key strata bylaws is a step towards a successful rental experience. As they say, prevention is better than cure.

Insurance

It’s highly recommended that both you and your tenants have insurance coverage. Many strata owners take the fly-by-night approach by not informing their insurer that they are renting their unit or not having insurance at all. One of the most confusing and stressful situations for tenants, landlords, managers, and councils is dealing with water damage. Unlike a rental building, there are more players involved when an emergency occurs. Gaining access to a rental unit in an emergency situation can be difficult and there are complex laws about who is responsible to pay for repairs. Having appropriate coverage in place and understanding what’s covered by each policy — tenant, owner, and strata — can go a long way to mitigating conflict.

Contact information

I can’t tell you how many times as a council member I tried to reach a landlord or tenant in an emergency or other situation only to find that council didn’t have an up-to-date phone number for the landlord, that they had changed rental managers, or even that their tenants had changed. As a volunteer council member already spending a great deal of my time trying to manage an emergency, it can be very frustrating to realize that the landlord didn’t spend a few minutes to send a new form when their contact information changed. Submitting a new Form K and updating contact information is one of the best, and easiest, things you can do to maintain a good relationship with council.

Orientation

One of the things that can really annoy volunteer council members is expecting them to take care of your tenants. Over the years I’ve spent countless hours answering questions at all hours of the day about parking, bicycles, pets, recreational facilities, fobs, garbage, recycling, and use of the common laundry machines. I’ve spent many weekends assisting and supervising moves in and out with the landlord nowhere in sight. For strata owners who are volunteers it can feel unfair given that the landlord is making a profit. A great way to build a positive relationship with your strata council is to supervise the moves and provide your tenants with a thorough orientation. Providing written instructions and reviewing the bylaws, rules, and procedures with your tenants from time to time is also helpful.

Be an active owner

We all have busy lives. However, attending the annual general meeting takes only a few hours once a year. Just showing up, actively listening, and voting shows that you care about people’s homes and your investment. It’s also important to support resolutions for repairs and maintenance to common property. Other owners see that you care about their homes and are part of the community. Even better, volunteer to serve on council. You can’t expect others to always volunteer for the job. If you can’t commit that much time, consider volunteering a few hours a year to help out with organizing a social event or pitching in with a volunteer project.

Understand the complaint process

Often when council sends a formal notice of complaint to a tenant and their landlord, the reaction is to be defensive. There are two points I’d like to make here. First, respect that council is legally required to follow up on complaints about alleged violations of bylaws and rules. There are formal steps they must follow. Don’t get upset with them for doing their duty to enforce the bylaws and rules.

Second, respond to the notice of complaint. Not responding is the same as admitting fault. It puts the council in a position where they only have one side of the story. Based on the information they have, it’s reasonable to levy a fine. In many cases this can be avoided by you or your tenants (whoever is alleged to have broken the bylaw) by providing a timely response and/or requesting a hearing. Help your tenants understand the process so they don’t feel overwhelmed or intimidated. Provide a polite, factual response. If you or your tenant did break a bylaw or rule, ensure the behaviour is corrected so it doesn’t happen again. Dealing with complaints can be low-stress if handled in a professional manner. Not addressing complaints or responding defensively can escalate a situation, draw it out for months, and can negatively affect your tenants’ enjoyment of their home.

Mistakes happen

We’re all human beings and mistakes happen. You might forget to inform your tenants of the annual smoke alarm testing. Just apologize to council, pay any extra fee to reschedule, and do better next time. Similarly, the strata council is made up of volunteers who have an overwhelming number of responsibilities. They are often inexperienced and will sometimes make mistakes. Be understanding. Try not to get angry. Do your best to keep all communications calm and professional.

The power of a thank you

Being a council member is often a thankless job. The legal responsibilities are significant and the workload is more than most owners imagine. Remember they are not even getting paid. So, when appropriate, show them your appreciation. They are taking care of the building, the community, and your investment. A simple thank you once in a while goes a long way to building positive relationships.

Wendy Wall is the president of the Vancouver Island Strata Owners Association (VISOA), a non-profit society celebrating its 50th anniversary in 2023. VISOA provides education and support to strata owners throughout B.C. and advocates their concerns to governments. She can be contacted at president@visoa.bc.ca

HOW RENT BANKS BENEFIT THE COMMUNITY

By Melissa Giles, Managing Director, BC Rent Bank

BC Rent Bank is a project of Vancity Community Foundation with funding provided by the provincial government. In 2019, when the program began, there were seven rent banks in British Columbia, primarily located within the Metro Vancouver area. Over the first three years of the program, BC Rent Bank’s focus was on supporting existing rent banks, providing seed funding and resources for new sites, and developing a province-wide rent bank system. In November 2021, working in collaboration with a network of stakeholders, including a steering committee (of which LandlordBC was a member), B.C. became the first province in Canada to establish a province-wide rent bank system. Today, BC Rent Bank works with 16 different community-based social services agencies to deliver rent bank services province-wide to ensure that every renter can access the service.

It is important that the criterion for eligibility is known so that referrals are made to those most likely to be approved. While there are some nuanced differences among rent banks, those most likely to qualify for the assistance would meet the following criteria:

• Be 19+ years of age (renters must sign a contract).

• Not owing more than two months in rent (a maximum allowable amount of up to $3500).

• Provide proof of a regular source of income that is sufficient to cover monthly living expenses.

• Show that the household is low-to-moderate income (BC HILS is used as a guideline).

• Evidence that the financial assistance will stabilize housing beyond the immediate crisis.

• Must not have undischarged bankruptcy.

• Must have experienced a temporary crisis and is not in need of ongoing monthly supplements to maintain their housing.

Further, the following documents will be requested as part of the application process and verify eligibility:

• Tenancy agreement.

Rent Banks serve low-moderate income earners who are facing a temporary crisis, such as a medical or dental emergency, a loss of employment, or a gap in accessing government benefits, and are now struggling to pay rent. Through a rent bank, tenants can access financial assistance, most commonly in the form of an interest-free loan, that can be repaid over a six-to-36-month period. Approved funds can be used to pay rent, essential utilities (gas/hydro), security and pet deposits. Payment is made directly to the landlord or the utility company and the renter agrees to repay the loan through monthly installments. In rare cases, rent banks have access to non-repayable grants, but these are not consistently available throughout the province at this time.

• Three months of recent bank statements.

• Two pieces of identification, including one piece of photo ID.

• A copy of the utility bill (if applicable).

Beyond financial support, rent banks play an instrumental role in providing renters with supplemental supports that are focused on strengthening the person’s longer term housing stability. These critical supports can include mediating and guiding conversations between individual tenants and their landlords, or advocating on behalf of individuals to landlord/tenancy boards, or utility

corporations. Case managers at rent banks regularly assist tenants in accessing government subsidies or make referrals to communitybased social services. As one case manager explains, “When people go out and look for food, because so much of their budgets are going to housing, that is when we meet them.” Examples of these referrals are financial literacy, debt consolidation, or access to food, clothing, or transportation support.

The impact of rent banks in supporting low-moderate income renters is growing. In just this past year, BC Rent Bank helped more than 1,100 households either secure new housing or maintain their existing housing. In a study done in 2021, rent bank clients were contacted six months after receiving assistance, and the results were powerful. In this survey, 93 per cent of respondents had maintained or improved their housing situation, 91 per cent of them credited their housing stability to rent bank assistance, and 61 per cent of respondents said they would have faced homelessness had they not received rent bank assistance. One renter commented, “…it is so amazing to have help when you don’t know what you’re going to do. Six months later I am stable again and it was just a moment in time I needed help. A moment that could very well have made myself and my family homeless.” Clients shared that maintaining their housing also meant maintaining custody of children, engaging in recovery from addictions, and resuming employment.

Informing tenants of the existence of rent banks, the services they offer, and how to apply for assistance can have far-reaching

benefits. For communities, housing and health are interrelated. Safe and affordable housing is a building block for the wellbeing of any individual and negatively affects everyone in the community when they become unhoused. For landlords, having to absorb the cost of the missed rent payments, and incurring the expenses of finding new tenants is costly. According to CMHC, back in 2005, preventing a single eviction directly saves a tenant and landlord anywhere from $5500 - $8500 (and we know those costs are much higher today). In short, rent banks can be a powerful tool in supporting tenants, reducing the turnover of renters, and ultimately benefiting the larger community.

The challenges for renters and landlords remain incredibly high during this tough housing market in the province. There are an increasing number of renters in B.C., challenges around affordability and availability of rental units, and community members are facing rising inflation and living costs. While rent banks are not a solution for every renter, a continued growth in awareness and support of rent banks is essential in ensuring that all individuals and families in British Columbia can maintain the stable, affordable housing they need to thrive.

Additional details about the program, including FAQ’s, the online application, and contact information for a local rent bank can be found at www.bcrentbank.ca/locations.

Melissa Giles is the managing director of BC Rent Bank and can be contacted at melissa_giles@vancity.com.

WATER DAMAGE MYTHS

By Usha Sliva, Manager, TELUS Smart Security

They’re common. They’re costly. And they’re also preventable. From burst pipes and plumbing failures to toilet problems and appliance leaks, water incidents cost North Americans $7 billion in damages annually, with homeowners spending an average of $10,000 per incident on remediation services.

Many property owners wisely equip their buildings with security systems to prevent theft and give their tenants peace of mind, and every landlord takes steps to ensure smoke and carbon monoxide detectors are always fully operational. But when it comes to guarding against water damage, there are several myths floating around that have homeowners and property managers leaving things to chance. Read on for some facts and tips on stemming the tide of water incidents.

Myth #1: Water damage has never happened to me, so I have nothing to worry about.

Fact: Water damage is seven times more likely to occur than fire and five times more likely than theft. Forty per cent of homeowners have experienced it. And the bigger the home or building, the higher the risk. Larger buildings with higher occupant densities have more appliances and connections, so there are more potential failure points, increasing the chances of a leak.

Myth #2: It’s just a tiny leak, so it can wait.

Fact: The longer water drips, the more damage it will cause. You don’t have to have a ceiling caving in or water dripping onto belongings to incur damage. Small leaks can also lead to mould growth, which can potentially cause serious health problems. The average homeowner spends up to $4,100 in water remediation services — from cleanup and furniture replacement to floorboard and ceiling repairs and mould removal.

Myth #3: If I’ve already experienced a leak, it’s less likely to happen again.

Fact: While an initial leak may simply seem like an unlucky event, once it happens, you’re much more likely to experience a second leak. In fact, statistics show you’re up to 3.5 times as likely to experience another leak if you don’t take any steps to avoid it from happening again.

Myth #4: My insurance company will cover any water damage, so I don’t need to worry.

Fact: Even if insurance covers water damage costs, it can’t cover the emotional toll of losing sentimental items, cherished heirlooms, and important documents. Repairs

following a water event can be lengthy and disruptive and often require displacing occupants. Plus, once a claim is filed, your deductibles and premiums will go up.

Myth #5: Water damage isn’t that expensive to repair.

Fact: Every drop counts — even a little water in the wrong place can cause catastrophic damage, especially in a luxury home or building. As an example, if one section of custom wood flooring is damaged, an entire level of the property’s flooring may need to be replaced.

Now that we’ve cleared up some misconceptions about water damage, let’s talk about solutions. At TELUS Residential Smart Building, we’ve integrated smart technology, control panels and online dashboards with physical hardware to detect leaks quickly, with alerts and management tools to prevent disasters.

INSTALL WATER LEAK DETECTORS

Installing water leak detectors by any water source is the first line of defense against leaks. They should be located by any source of water in the home — in the laundry room, bathrooms, dishwasher, sinks and fridges. When water is detected, they’ll send a signal to the control panel, triggering an alarm and sending out notifications.

The interconnectivity of such devices allows for the integration into broader building monitoring and management systems. Depending on the system you deploy this integration can allow for 24/7 monitoring as well as increased visibility into and the control of building operations.

With such effective measures available to mitigate the risk of water damage, it’s clear that the old “wait and see” approach no longer holds water.

Usha Sliva is a seasoned leader with 20 plus years of experience in strategy, program management and marketing in the tech, smart building and aviation world. She currently leads the TELUS Residential Smart Building and Custom Homes’ marketing and channel portfolios, leveraging integrated technologies and smart automation to deliver innovative solutions to business owners and consumers. Learn more at telus.com/smartbuilding.

LANDLORD PROTECTIONS UPHELD

By Hunter Boucher — Vice President Operations, LandlordBC

In an April 27, 2023, decision the Court of Appeal for British Columbia helped enshrine a much-needed protection for landlords under the Residential Tenancy Act. The matter surrounds an earlier RTB hearing where a tenant applied for 12 months of rent compensation because the landlord had not followed through with the stated use on the end of tenancy they issued the tenant.

Under the Residential Tenancy Act, a landlord who does not follow through with the stated reason to end tenancy on a two-month or four-month Notice to End Tenancy application for repairs or renovations, or fixed term tenancy with a vacate clause can be liable to pay to their tenant up to 12 months of rent compensation. Landlords in these situations have the right to present evidence that there were extenuating circumstances that prevented them from following through with their originally stated cause.

In this case the landlord served a two-month Notice to End Tenancy to allow the landlord to move into the unit. The landlord did in fact end up moving into the unit but due to some repairs needed on the property the move-in date was delayed.

Recently, at our May 11th Breakfast and Learn event in Vancouver, LandlordBC hosted a session on judicial reviews with lawyer Oscar Miklos, founder of Refresh Law. I was able to speak to Oscar about this situation and he had the following to say on the matter of the 12-month compensation and extenuating circumstances:

“In the past couple of years, since the Residential Tenancy Act was amended to increase the compensation due to tenants to 12 months’ rent for bad faith evictions, our firm has seen a dramatic increase in the number of monetary applications by tenants against landlords on these grounds. While the 12-month penalty acts as a significant deterrent for some landlords who may have an ulterior motive to ending a tenancy, it is important to recognize that imposing a 12-month penalty across the board where a landlord is not able to follow through with the stated reason on the notice to end tenancy can lead to very unfair outcomes. This is exactly why the RTB should carefully consider any extenuating circumstances that the landlord may have experienced. If the landlord was unable to follow through with the stated reason on the notice due to circumstances that were entirely unforeseeable or beyond the landlord’s control, the just outcome may be to excuse the landlord from having to pay a penalty.”

In the initial RTB hearing the arbitrator awarded the tenant with the 12 months’ compensation but the landlord felt that their evidence of extenuating circumstances was not properly considered. The landlord’s recourse was to apply for a Judicial Review, which they did. In the Judicial Review the judge found that the original arbitrator did not take these extenuating circumstances into consideration and dismissed the decision.

This appeal was the tenant’s attempt at reversing the Judicial Review, which failed. It’s an important decision for the rental housing industry and a great example of how our system functions. When asked about the judicial review and court of appeal process Oscar said, “While we hope that the RTB will always make the ‘correct’ decision, this recent Court of Appeal case provides us with another example of the important oversight that the court system has, through its judicial review process, to ensure that tribunals in British Columbia are applying the law properly.”

It should be noted that while this judgement holds more weight than a Dispute Resolution Decision landlords should not necessarily expect the same outcome. Each decision is made on the merits of the particulars of the care. This can mean that seemingly small differences in situations can result in very different outcomes based on the interpretation of arbitrators and judges. The best way to avoid these kinds of scenarios is to ensure upfront that when a notice to end tenancy is served it is being done in good faith and that the reasons for the end of tenancy can be followed through with in a timely manner after the effective date of the end of tenancy.

You can read the Court of Appeal for British Columbia on the LandlordBC website. It can be found under the resources tab of the members-only section.

Hey Victoria, we’re back! Our Annual General Meeting will be taking place in mid-October. And this year we are looking forward to bringing the AGM back to Victoria for the first time since 2019! The 2022 AGM in Vancouver was a sell-out event so be sure to keep an eye on our newsletters over the summer for early bird tickets. We’re expecting them to go quickly.

Our last event of the year will be virtual and will take place in November. We’ll have more information about it soon, and as always, we encourage you to keep checking out newsletters for information about all our upcoming events.

VANCOUVER BREAKFAST & LEARN - MAY 11, 2023

We want to thank everyone who came out to our Breakfast and Learn event on May 11, 2023, with a special thank you to our speakers and sponsors.

The morning started with a mini-presentation from our premier sponsor, FortisBC, and was followed by lawyer Oscar Miklos from Refresh Law who provided a detailed presentation

on judicial reviews and the outcomes and scenarios that landlords could be faced with once a decision is made by the Residential Tenancy Branch.

After a quick break, Brett Johnston from Assured Environmental began his presentation “Save the Owls, Feed the Rats” which went over the ban on the use of second-generation rodenticide, best practices, and other updates in the world of pest management.

Yardi then provided a brief overview of their April Multi-Family Report, followed by our last presenter Jeannette Van Den Bulk, deputy information and privacy commissioner for B.C. Jeanette addressed best practices in handling personal information both online and offline, what to look for when selecting services that use personal information, and what are your legal obligations under B.C.’s Personal Information Protection Act.

It was a great morning of education with a number of important and timely updates for members. We want to say a big thank you to all of our speakers, our premier sponsor FortisBC, and our coffee and tea sponsor Yardi.

HUNTER’S HINTS

Updates to the LandlordBC Tenancy Agreement

By Hunter Boucher, Vice-President, Operations, LandlordBC

Providing an up-to-date and comprehensive Residential Tenancy Agreement to our members is a vital part of how we support you and B.C.’s rental housing industry. A legislatively compliant and thorough agreement provided by LandlordBC helps mitigate risk to your rental housing business.

Clause 13 — Additional Occupants: Previously this clause stated that after 14 cumulative days in a calendar year a guest would be considered an occupant and the tenant would need to apply to have this person approved. The intention of this was never to have this clause enforced on “day 15” of a guest staying at the rental unit but rather once a landlord was certain that the person in question was no longer visiting but now living in the unit. To help with this, the time frame has been changed from 14 days to 21 days. Landlords should still exercise caution in enforcing this clause and only use it when they are sure that the tenant has an additional unauthorized occupant.

Clause 20 — Storage: In the “Vehicles” section of this clause we have added a prohibition against tenants charging their electric vehicles at the residential property without the landlords written

We frequently update the agreement to adapt to changes in law such as the legalization of cannabis or the restrictions put on fixed term tenancies. These changes generally happen quickly and, while significantly impactful, are limited in scope. Our most recent update to the agreement is both significantly impactful but also broad in scope.

The changes we made fall into three categories: strengthening existing clauses, creating new content, and cleaning up wording. All changes were made after extensive discussion by the forms committee and drafting by a lawyer.

STRENGTHENED CONTENT

Several existing clauses in the agreement have been updated to strengthen and clarify their language.

Clause 3 — Rental Unit to be Rented: We clarified the wording that tenants are not entitled to compensation for temporary loss of a service or facility if the loss or restriction is due to reasonable maintenance or repair by the landlord.

Clause 5 — Liquidated Damages: Clarified what a tenant is responsible for in the event they break a fixed term early. Specifically, clearer wording indicating that tenants are responsible for both liquidated damages and rental revenue losses resulting from the early end of tenancy.

Hunter’s Hints (Cont’d)

consent. Additionally, we have added a term to allow landlords to request proof of the vehicle insurance as it can no longer be confirmed by checking plate decals.

Clause 45 — Liability and Insurance: This clause received a lot of attention and includes the addition of the need for tenants to have third party liability coverage of at least $1,000,000.00 along with an acknowledgement that the landlord will rely on this to obtain insurance of their own.

NEW CONTENT

Clause 6 — Rent and Fees: Includes a new section on how payments are to be applied. Using standard accounting practices as a foundation the agreement now states:

Regardless of how the tenant characterizes the payment, the tenant agrees that any payment submitted to the landlord will always be applied in the following order, unless the landlord otherwise agrees in writing: firstly to the payment of any late or NSF fees owing to the landlord, secondly, to the oldest outstanding utilities owing to the landlord, and thirdly, to the oldest outstanding rent.

Clause 7 — Security Deposit and Pet Damage Deposit: A key/access device deposit section has been added. Under the Residential Tenancy Regulations landlords are allowed to charge a refundable deposit for keys or access devices (fobs) if they are not the tenants sole means of access to the property. Additionally, this deposit cannot exceed the direct cost to replace the key or access device. This means that if a tenant were to request an extra fob and it costs $100 to replace the fob you could charge a refundable deposit of $100 for the extra fob.

Clause 29 — Clogged Drains and Toilets: By adding a clause that emphasizes that tenants are responsible for the costs incurred when clearing clogged drains and toilets, we hope many arguments about who is responsible can be avoided.

The tenant is responsible for all clogged drains and toilets exclusively servicing the rental unit, and is responsible for damages of any kind arising to the rental unit and the residential property resulting from the failure to unclog the drains and toilets servicing the rental unit.

Clause 3 — Maintenance: To help avoid larger issues that can arise when deficiencies, such as leaks in plumbing, go unreported we have added a clause that is meant to ensure tenants promptly report problems.

The tenant will promptly report to the landlord all items in the rental unit requiring repair or maintenance in writing at the e-mail address or other address designated by the landlord for any non-emergency matter.

Clause 44 — No Waiver of Contractual Rights: We added this clause to help landlords deal with arguments that they have “waived” the application of contractual clauses because of failing to enforce them. This clause specifies that the landlord cannot be seen as having waived the ability to enforce a clause unless the landlord has agreed in writing. It should be noted that even with this clause landlords should not delay in addressing issues that arise in a tenancy.

If either the landlord or the tenant excuses or condones any default of the other of any obligation under this tenancy agreement, no waiver of such obligation shall be implied as a result of any continuing or subsequent default.

Entire Agreement: At the end of the agreement we added a clause that confirms that tenancy agreement is the entire agreement regarding the tenancy, and that there are no other agreements. We added this to address issues in which a tenant claims that they struck a deal with someone, such as a resident caretaker, to have additional rights which are not set out in the tenancy agreement.

This tenancy agreement, its addendums, and the rights and responsibilities of landlords and tenants under the Act, constitute the entire agreement between the landlord and the tenant concerning the rental of the rental unit and there is no representation, warranty, term, or condition affecting this tenancy agreement other than as set out within this agreement or within the Act. This agreement cannot be changed to modify, add, or remove a term unless such agreement is made in writing and signed by the landlord and tenant, or unless the change is required by the Act.

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.

Sian Webb (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.

Sian Webb (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.

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

ASSOCIATE MEMBERS/CORPORATE SUPPLIERS - MAINLAND

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

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

The Home Depot Canada

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

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

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

Incredible Restorations

Mikael Gatfi (604) 639-0990 incrediblerestorations.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

$26,000,000