LBC Winter 2022

THE KEY

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

Office: 105 — 1001 Cloverdale Ave Victoria, BC V8X 4C9

Vancouver Island: 250.382.6324

Lower Mainland: 604.733.9440

Toll Free BC: 1.888.330.6707

David Hutniak

Chief Executive Officer

Hunter Boucher Vice-President, Operations

Erin Breier Manager, Events and Programs

Lisa Henderson

Senior Member Services Representative

Bianka Cseko

Member Services Representative

Bryan Smith

Member Services Representative

Monika Sosnowska Director, Marketing and Communications

Board

of Directors

Board Chair: Jason Middleton Vice-Chair: Michael Drouillard

Secretary-Treasurer: Derek Townsend

Directors

James Blair, Nicolas Denux Jason Fawcett, Dorothy Friesen Kerri Jackson, Sarah Liu, Paul Sander, Kim Schuss

Cover photo credit: Erin Breier and Monika Sosnowska

The KEY is published by MediaEdge Communications

For any advertising/publishing inquiries, please contact: Dan Gnocato, Publisher, dang@mediaedge.ca or t: 604 549 4521

Publication Mailing #40063056

Magazine Coordinator Erin Breier Editor Hunter Boucher, hunterb@landlordbc.ca Editor Monika Sosnowska, monikas@landlordbc.ca Production MediaEdge Communications

Disclaimer: This publication is designed to provide informative material of interest to readers; the opinions of the authors of the articles do not, however, necessarily represent the opinions of the board of directors. The magazine is distributed on the understanding that it does not constitute legal, accounting or other professional advice. Although the published information is intended to be helpful, neither we nor any other party will assume liability for loss or damage as a result of reliance on this material. Appropriate legal, accounting or other assistance should be sought from a competent professional. Articles cannot be re-printed or reproduced in any form without the sole permission of LandlordBC.

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CEO’s Message

Chair’s Message

Canadian Commercial Mortgage Debt in 2022 (so far)

It Pays to Go Smoke-Free

Top 5 Reasons to Hire an Engineer

Canadian Certified Rental Building

What to Expect During a Claim Process

Hiring Building Managers

LandlordBC Events

Hunter’s Hints

Associate Members/ Corporate Suppliers — Mainland

Associate Members/ Corporate Suppliers — Vancouver Island

CEO’S MESSAGE

David Hutniak, CEO, LandlordBC

THE PUSH TO REDUCE THE PRIVATE SECTOR’S ESSENTIAL ROLE IN CANADA’S RENTAL HOUSING MARKET

Anyone following media reporting on housing on a consistent basis will have seen a trend unfolding whereby increasingly housing advocates are targeting what they describe as the “financialization” of housing. One of the key impacts of this advocacy on our sector has been the targeted attacks on institutional investors, Real Estate Investment Trusts (REITs) and, for that matter, private investors in general who invest in rental housing. The overarching objective is a push to reduce the private sector’s essential role in Canada’s rental housing market. Not only is this campaign against private-sector landlords grossly misplaced, but efforts to rid the housing market of “financialization” will inevitably do great harm to tenants.

At this juncture everyone should be aware of the federal Liberal government’s introduction in 2019 of its National Housing Strategy (NHS). While the NHS has certainly had some positive impacts on the creation and enhancement of affordable housing, innocuously included in the NHS when launched was legislation declaring “the right to adequate housing is a fundamental human right.” With the launch of the NHS the government also created a watchdog position of federal housing advocate. While we can all agree that in a wealthy country like Canada adequate housing for all should be more than simply an aspirational goal, what seems to be emerging is a philosophical shift in the context of the economics of housing.

Marie-Josée Houle, Canada’s first federal housing advocate, recently announced that transacting rental housing on the basis of freemarket principles — what she calls the “financialization of housing” — is “denying people their fundamental human right to affordable, dignified, and safe housing.” In other words, it’s not a good thing.

In September, Ms. Houle released a series of low-key reports and recommendations blaming Canada’s rental housing affordability problems on investors who “profit from rent increases” — a condition that captures essentially all privately-owned rental housing, since rent increases are a necessary component of any market-based business model. Houle also blames “greedy landlords” for “worsening conditions and a rise in evictions.” The apparent solution is to banish the private sector from the rental housing market entirely.

Among the recommendations: regulating banks and pension funds to prevent them from lending to profit-making rental firms; denying these firms access to federal mortgage insurance and other government programs; placing a cap on how many rental units such firms can own; and expropriating any “affordable” housing units they might be planning to buy. Other demands include a call for coast-to-coast, iron-clad rent control and an end to REITs special tax status.

This animosity toward the private sector cannot be dismissed. The concept that there’s something illegitimate or immoral about entrepreneurs making money in the rental market is gaining ground throughout the political machinery of Ottawa. Beyond Houle’s efforts, the “Supply and Confidence Agreement” between the federal Liberals and NDP also commits the government to “tackling the financialization of the housing market by the end of 2023.” The 2022 federal budget made a similar promise.

THE BOTTOM LINE

It should not be lost upon rental housing providers that this notion of financialization of rental housing is so contrary to basic economic principles and common sense. The fact that private sector investment in rental housing has been largely undermined by government regulation and inertia for decades, and more broadly has not been able to keep up to immigration-driven demand for it, has absolutely nothing to do with rent seeking or taking advantage of market position. The country’s rental housing market is broadly based and not concentrated in the hands of few investors. The problem, correctly understood, is just the opposite; the supply of rental housing has lagged for a generation or more because it is simply not profitable compared to ventures in commercial real estate or other investments. The reasons for this are largely the result of government meddling in the market at the provincial (rent controls) and municipal (zoning and other planning constraints) levels.

NO,

OTTAWA, MARXISM WON’T SOLVE CANADA’S RENTAL HOUSING CRISIS’

BY PETER SHAWN TAYLOR, FINANCIAL

All this has the potential to make it impossible for profit-seeking private investors to continue to participate in Canada’s rental housing market. LandlordBC is actively engaged with like-minded stakeholders to ensure that the critical role of the private sector in rental housing in Canada is maintained and in fact enhanced. The negative socio-economic implications of this ill-conceived animosity towards the private sector cannot be understated. We will keep our members posted as this debate unfolds.

CHAIR’S MESSAGE

Jason Middleton, Chair, LandlordBC

It struck me as I was preparing this message that it might be worth reminding our members that LandlordBC currently has in the order of 3300 members, all owners and managers of rental housing, from across B.C. We note that some stakeholders like to perpetuate the myth that large landlords and REITS dominate the sector in B.C. That’s simply not true. Approximately two-thirds of our members, much like the broader sector, are represented by small business owners, so-called mom and pops, individual investors who may own one or two units, usually condos, and a large number of ordinary BC families trying to maintain their own housing by providing rental units in their homes.

I should also add that within our membership we have a cohort of non-profit housing providers who value the excellent resources and support we offer our members, and the advocacy we undertake on behalf of all landlords. They include the likes of Pacifica Housing, Greater Victoria Housing Society and Brightside.

Like all British Columbians, our sector is navigating challenging times with out-of-control operating expenses, spiralling inflation and the Bank of Canada aggressively increasing interest rates. This is contributing to a stall in many purpose-built rental developments. Our challenges have been further exacerbated by the recent decision to cap the 2023 maximum rent increase at 2 per cent down from the allowable 5.4 per cent under the RTA.

This rent cap did not target any other industry. What is particularly frustrating is that the government promised $1,500 under this program, unavailable to a significant swath of B.C. families and I should add, is largely funded by that rent cap. Using numbers pulled from the announcement, $816 or 54 per cent of the inflation protection program is built on the backs of our sector.

The long-term solution, as we all know already, is that B.C. simply needs more housing across the board. Not just subsidized units, but housing at all levels, in all communities.

Some ways to achieve this would be if our current polices were amended to improve the land-use guidelines to make housing development easier; streamline cumbersome permitting processes; and lower taxes or unnecessary requirements like inclusionary zoning that depress development.

It would be beneficial if the government set housing production targets, focused on land-use considerations and how to meet those specific targets; and provided additional funding to subsidized housing developments.

Which brings me to a sentiment expressed by LandlordBC in its advocacy efforts and communication to the public for some time now. B.C.’s rental housing ecosystem is facing very precarious times. So much so that something has to give.

Our members appreciate that it’s a challenge to bridge the worlds and needs of renters and landlords, but it needs to happen if we are going to come up with actual workable solutions to the quandary we find ourselves in.

The current policies restrict positive results like continued investment in existing stock and construction of new purposebuilt rental when they place the burden of the rental crisis solely on our sector. We need to get all stakeholders on the same page to come up with actual workable solutions.

Finally, I would like to thank two departing board members whose insights and contribution were invaluable throughout their tenure.

The first is Claire Flewelling-Wyatt, CEO and managing broker, Pemberton Holmes Property Management Ltd. located in Victoria. Claire resigned from the board several months ago, and while we were certainly sad to see her leave the board, we understood that her leadership role at Pemberton Holmes in tandem with the more demanding times overseeing a growing property management company were both increasingly challenging and time-consuming. On behalf of my board colleagues and all LandlordBC members, we thank you Claire for your leadership on the board and for your support for LandlordBC.

The second is Claire Immega. Claire has decided not to seek re-election to the board. Claire is a lawyer and partner at Singleton Urquhart Reynolds Vogel LLP and a landlord in the secondary market. In addition to bringing her considerably residential tenancy legal expertise to the board table, Claire played a leadership role in guiding the board and the association in our commitment to diversity and inclusion. On behalf of my board colleagues and all LandlordBC members we thank Claire for your leadership on the board and your support for LandlordBC.

I would now like to thank the remaining current board members from the past year. Thank you for the dedication and engagement that you have shown over the last year, not only to LandlordBC, but to our industry.

I would also like to welcome new board members to the LandlordBC board of directors James Blair and Dorothy Friesen.

I would like to add that it has been my pleasure to serve as the chair of LandlordBC’s board of directors. I certainly enjoy the challenge and the opportunity to work with these fine directors. I should also add that I have valued the opportunity to work with David Hutniak our CEO and the amazing team of professionals we have at LandlordBC. As mentioned, this year has been one full of unexpected twists and turns, but by building on the foundation that we have as professional owners and managers of rental housing, I am confident that 2023 will prove to be a year filled with growth and accomplishments.

CANADIAN COMMERCIAL MORTGAGE DEBT IN 2022

(SO FAR)

By Derek Townsend, Principal at Citifund Capital Corporation

For those old enough to remember, the 1985 film Back to the Future followed Marty McFly on an adventure where he goes back in time (in a plutonium-powered DeLorean). McFly got to see his hometown in a simpler era juxtaposed to his modern-day reality.

For this LandlordBC article, let’s get into the DeLorean and travel back 10 months to January 1st of 2022. On New Years Day 2022, the prime rate was 2.45 per cent and the Bank of Canada (BOC) 5-year bond yield was 1.40 per cent. Today, prime is 5.95 per cent (up 3.5 per cent) and the 5-year bond yield is 3.55 per cent (up 2.15 per cent). Great Scott!

To put the rate increases in context, a typical $20,000,000 construction loan went from an interest reserve requirement of $520,000 to $1,040,000. This has resulted in equity calls (or loan increases) across the board. On a typical conventional term loan for a $20,000,000 commercial property purchase, the January 2022 5-year rate was approximately 3.25 per cent and the asset could support a $13,750,000 loan (69 per cent loan to cost). Today, a typical 5-year rate is 5.50 per cent and the same asset can only support $10,950,000 (55 per cent loan to cost). Bottom line, buying power is down.

While rates have changed meaningfully and the lending market is recalibrating, there is good news. Conventional lenders are still writing new business on land, construction and term. The majority of lenders are still open for business and writing offers. While a construction loan is now priced at approximately 6.95 per cent (prime of 5.95 per cent +1.0 per cent) and a conventional 5-year mortgage on an investment asset has an approximate rate of 5.50 per cent — historically, this is not “high”. Looking back over the last 25 years, rates in this range are typical. The real question is how are investment asset values being impacted, i.e. what is the cap rate impact. On the condo construction side, the key question is home buyer financing — how many buyers are now challenged to close on their condo pre-sale with current rates. The government has been shrewdly requiring buyer mortgages be underwritten at two full percentage points above the posted rate. This policy should limit the number of buyers in a pinch.

CMHC — THE G.O.A.T. OF MORTGAGE FINANCE

If there was a Hall of Fame or Greatest of All Time for mortgage products — the undisputed winner would be the CMHC rental apartment product, and this still holds true today. The CMHC

insurance provides the highest apartment leverage at the best rates (including the insurance premiums) — all other conventional mortgage products cannot compete. More specifically, for to-bebuilt apartment construction financing, the new CMHC MLI Select financing allows for:

1) Up to 50-year amortization underwriting.

2) 1.10 Debt Service Coverage test.

3) Up to 95 per cent loan to cost on construction.

4) A budget that can include land at appraised value.

5) Lower CMHC premiums.

In short, MLI Select is an unprecedented win for apartment builders and investors. To qualify for the full compliment of features, the project needs to qualify on a points system (up to 100). The point system is tied to three areas: affordability, accessibility and/or sustainability. A significant number of projects achieve the full 100 points via the sustainability requirement.

For term loans on existing rental housing, MLI Select has features for these buildings as well. An apartment can qualify using the tests noted above but there are also points awarded to landlords willing to keep rental rates low for up to 10 to 20 years. Energy efficiency improvements are also awarded points. A renovation program that delivers a 40 per cent reduction in energy usage will also qualify for the impactful 50-year amortization with 1.10 debt service cover and up to 95 per cent loan to CMHC value.

Of course, the rise in bond yields this year is impacting the leverage available. There are two hurdles to determine a MLI Select CMHC loan amount: 1) Up to 95 per cent Loan to Cost or 2) The debt service — whichever hurdle is lower is the loan amount. For example, consider a new $50,000,000 apartment building. At the beginning of the year, the 5-year rate was 2.30 per cent. Using a 50-year amortization and a 2.30 per cent rate, the loan available per the debt service test was more than 95 per cent of cost, therefore, the loan was capped at 95 per cent = $47,500,000. Today, a CMHC 5-year rate today is 4.30 per cent. The maximum loan per the debt service test is now $42,000,000. The apartment developer has gone from having access to 95 per cent loan to cost leverage (in January) to 84 per cent loan to cost leverage (November). A $5,500,000 swing in equity. While this change is dramatic, an 84 per cent loan to cost with land at value is still a historically impressive leverage level.

THE RATE BUY DOWN

For developers of new apartment buildings, there are two

Debt (cont’d)

fundamental questions. One, what is my apartment rent when completed? And two, what is my interest rate when completed? The first question should be reasonably easy to estimate, the second — not so much. With long term rates now up over 200 basis points estimating the 5-yr or 10-yr bond yield in of 2024 is challenging. Thankfully, certain lenders offer a “Rate Buy Down” (RBD) on their CMHC product. Here is how the RBD works. If a mortgage brokerage or FI arranges the CMHC insurance and the 5-yr rate in November 2022 is 4.30 per cent, the CMHC certificate will include that rate as a ceiling rate (or that rate with a modest buffer). Fast forward to 2024 when the building is complete and the 5-yr bond may be up or down. For this example, let’s assume the 5-yr rate is no longer 4.30 per cent and is now up significantly to 6.00 per cent. Some lenders would require a new underwriting from CMHC with a 6.0 per cent rate which would reduce the loan amount by approximately $9,400,000 (from $42MM to $32.6MM). Lenders with a RBD program will allow a payment (cash injection) to keep the ceiling rate a 4.30 per cent. In this example, the RBD amount would be approximately $3,000,000. While this is a big cheque to write at the end of a project, it is far better than reducing the loan amount by $9,400,000. On average, the RBD solution is one-third of the cost.

THE ROAD AHEAD

It has been a dramatic 10 months and the commercial debt market in Canada is recalibrating. Some lenders (not all) are not writing new business, sitting on the sidelines to see how the rate changes impact real estate and their existing loans. The BOC is next meeting in December and the market consensus is that prime rate is going up again (likely 25 bps or 50 bps) and that the BOC will continue until inflation slows.

Some investors and analysts are forecasting rates settling back down after inflation gets under control in 2024 (do these people have a time machine DeLorean taking them to the future?). Supporting this theory, 10-year bonds are at a lower yield (by 20 bps) than 5-year bonds today. Bottom line, time travel only exists in the movies, and we will have to wait and see.

Derek is a principal of CitiFund Capital. Since starting at Citifund in 2012, he centered his business around rental apartment financing. He arranges debt for all asset classes but specializes in CMHC insured, purpose built rental projects, conventional and bridge financing having arranged over $3bn in apartment financing alone. He is an active board member with LandlordBC, UDI U40, and Canadian Federation of Apartment Associations.

IT PAYS TO GO SMOKE-FREE

Tips for Transitioning Your Building to Smoke-Free Status

By Sharon Hammond, Project Manager, Clean Air Coalition of BC

Smoke-Free Housing BC has been advocating for more smoke-free options in the multi-unit housing sector for the past two decades. Before then, non-smoking policies were the exception rather than the rule.

Thankfully, we are seeing a significant shift in attitudes regarding smoking in multi-unit housing where people in their homes no longer accept breathing their neighbours’ smoke as a compromise to community living. B.C. has the lowest smoking rate in Canada and British Columbians are used to smoke-free workplaces, public places, restaurants and bars — and they expect no less in their homes. As a result, many landlords are choosing to designate their buildings smoke-free — but unfortunately demand for smoke-free housing far exceeds supply.

We hear from countless residents who are constantly exposed to second-hand smoke infiltrating their homes and making them sick, exacerbating pre-existing health conditions and seriously affecting their quality of life. One resident, who suffers from asthma, told us during one of our campaigns: “Imagine lying on your couch, watching TV, breathing in smoke. Imagine having dinner breathing in smoke, and going to bed, breathing in smoke. That essentially is my life right now. It’s debilitating.”

Many complaints are from individuals and families who have tried everything to reduce smoke entering their

homes, from sealing air transfer sources, buying air purifiers, talking with their neighbours who smoke — to writing letters to their landlord for help — usually with limited success. By the time they contact us, they are frustrated, feel helpless and are looking for anyone to give them a hand.

We hear from landlords who want to help residents complaining of second-hand smoke exposure but are reluctant to address these complaints assuming they have no authority to do so if smoking is not specifically banned in tenancy agreements. However, addressing these complaints is no different than addressing complaints of loud music. While playing music is allowed in private units, when it’s played too loud and significantly interferes with the quiet enjoyment of other tenants, landlords can take steps to stop this intrusion, including last resort steps to end the tenancy.

Smoking complaints from tenants are increasingly ending up before Residential Tenancy, Human Rights and BC Civil Resolution Tribunals. Case law has evolved over the years, and tribunals are finding ongoing exposure to

second-hand smoke can constitute a nuisance or breach of quiet enjoyment and are finding landlords liable for failing to deal with second-hand smoke complaints. Further, many landlords are unaware of their obligations under the BC Human Rights Code — which states that everyone has the right to be free from discrimination when renting an apartment, house, co-op unit or other space. Landlords thus have a duty to accommodate residents with disabilities exacerbated by second-hand smoke up to the point of undue hardship.

Given the strong public demand for smoke-free housing in B.C., landlords that offer 100 per cent smoke-free homes will have a definite competitive advantage in this tight rental market. Further, landlords reap the huge benefits of going smoke-free in terms of reduced costs, fires and fewer headaches from dealing with resident complaints about second-hand smoke.

Here are three easy steps to implement a smoke-free policy.

1. Develop your policy (visit www.smokefreehousingbc.ca for sample policy)

• Identify where smoking will NOT be permitted in the building. For example, specify that smoking is prohibited:

• inside all apartment units;

• on balconies and patios (a major source of smoke infiltration comes from smoking on balconies);

• the entire outside property.

OPTIONAL: If you choose to designate a smoking area outside on the property, be sure it is at least nine metres from doorways, windows and air intakes.

2. Implement your policy

• Use the LandlordBC agreement for all NEW tenancies, which includes a prohibition on smoking or add it to the agreement you are using. Request tenants to initial this clause.

• Add a Disclaimer to the Agreement. For example: “The building is transitioning to smoke-free status and until the transition is complete, smoking is still allowed in ‘grandfathered’ units.”

• Post “no smoking” signage in appropriate locations around the building.

3. Enforce your policy

• Respond quickly and consistently to any breaches of the non-smoking policy.

• If notified of a violation of the non-smoking policy, obtain complaints in writing and get consent to use those written complaints at a dispute resolution hearing if warranted.

• Investigate the complaint and if warranted, issue a ‘Caution Notice.’

While your building is transitioning to smoke-free status, it will still be important to address complaints of second-hand smoke from ‘grandfathered’ units in the building. These complaints should be dealt with like any other breach of quiet enjoyment.

Here are tips for addressing complaints of second-hand smoke during transition to smoke-free status.

1. Investigate complaints

• Is the smoke entering the unit happening on a regular and ongoing basis?

• Is the smoke ingress unreasonably interfering with use and enjoyment of the premises?

• Does the complainant experience negative health impacts from exposure to the smoke?

• If the complainant has a pre-existing health condition or disability, request medical information to understand the need for possible accommodation, in accordance with the Human Rights Code.

• Attend the complainant’s unit to experience the smoke ingress firsthand and identify the source and if it can be prevented.

• If the source cannot be determined, consider hiring an air quality specialist.

2.

Consider negotiated solutions

• If evidence confirms the smoke constitutes a nuisance, take the lead in exploring possible solutions. Do not put the onus on the complainant to find a solution.

• Work with all parties to attempt an amicable solution. It is possible the smoker does not understand the extent of the problem and may be amenable to changing or stopping the behaviour.

• Consider creating a designated smoking area outside on building property at least nine metres away from windows, doors or air intakes.

3. Implement enforcement procedures

• If a negotiated solution cannot be achieved, and it is determined the smoke ingress constitutes a breach of quiet enjoyment, commence enforce procedures according to the Residential Tenancy Act.

• Issue a ‘Caution Notice’ advising the tenant:

• They have breached a material term of the tenancy agreement and give specific examples of the breach;

• Be specific about how to resolve the issue and when it must be resolved. For example: “cease smoking anywhere on the residential property immediately” or “confine your smoking to the designated area”; and

• Clearly state failure to comply could result in the tenancy ending (eviction).

• Issue a Notice to End Tenancy as a last resort if violations continue. Ensure you have sufficient evidence and witnesses to support your actions.

Sharon Hammond is manager of Smoke-Free Housing BC, operated by the Heart and Stroke Foundation and the Canadian Cancer Society. Smokefreehousingbc.ca provides tools and resources for housing providers to implement and enforce smoke-free policies and address complaints about involuntary exposure to second-hand smoke. Sharon can be contacted at: info@smokefreehousingbc.ca

TOP 5 REASONS TO HIRE AN ENGINEER

By Jared Barrow, B.Eng., EIT, Design Engineer with assistance from Jason Guldin, AScT, GSC, RRO, Associate

Adverse weather, renovations, and constant up-keep are just three reasons why buildings continually evolve and change. With consistent use, buildings and common spaces wear down and require adaptation to match the needs of users. Modifications aren’t just for when things go wrong, they can be proactive to increase performance, save money, attract and retain tenants, restore safety issues, and make a property more attractive to prospective buyers.

The nature of renovations and other upgrades makes knowing when to involve an engineer tricky. There are sometimes legal requirements that dictate when an engineer must be retained, but even when involving an engineer is not mandated, it can prove extremely helpful.

Here are the top five reasons why a landlord should consider hiring an engineer.

1) BUILDING PERMITS REQUIREMENTS

Many modifications to existing buildings require building permits with the authority having jurisdiction (AHJ.) As part of the building permit application process, the AHJ requires Letters of Assurance, which are mandatory documents intended to clearly

identify the responsibilities of key engineers and consultants on a project. Major components of a renovation that need to be sealed by a professional engineer can include structural, mechanical, electrical, and potentially architectural elements of the work. These and other elements are typically work that automatically trigger the requirement of a permit.

Most municipalities require permits for:

• Structural repairs (including deteriorated wood framing and concrete repairs.)

• Renovation projects that involve life safety and existing plumbing, electrical, or gas lines.

• Repairs and modifications to fire separations.

• Renovations or tenant improvements for a new or existing commercial space.

2) SECOND OPINION

Forensic studies and other forms of failure analysis related to insurance claims or legal matters are within the scope of work engineers can perform. Sometimes building enclosure work or other major capital items are prescribed without a full understanding of the issue, causing a systemic failure. In events like these, that require immediate attention, an engineer can add a forensics fee to the contract of the new roof. This will document the previous failure during the deconstruction with no delay to construction. The engineer would then prepare a forensics report for the owner. The report can be used in any legal matter and the owner can have confidence the issue has been documented appropriately from a reputable source.

3) CONTRACTUAL OBLIGATIONS

Engineers can create a clear and concise scope during the construction price procurement stage, which allows for comparable (i.e. apples-to-apples) bids. Without a clear scope an owner will receive significant deviation in pricing with a multitude of different construction options. It can become extremely difficult to understand what the owner is actually buying and if it will perform as expected.

There are always multiple ways to address issues and repairs, that can vary based on available materials, equipment, and techniques, which can be furthered with complicated detailing. Engineers are knowledgeable with these considerations and including an engineer is increasingly important. When there is no engineer or designer, the contractor assumes that role (whether they know it or not).

4) DELEGATING LIABILITY FAIRLY AND APPROPRIATELY

Generally, owners hire an engineer to provide their experienced opinion on something. When expressing an opinion, an engineer is responsible for advice should it be relied upon. An engineer’s instruction provides a “shift in liability” in the sense that the owner has taken the appropriate steps to address the issue. An engineer’s report can be useful in settling disputes between landlords and tenants. The report may create a vivid line clarifying if something is acceptable or not. When an engineer conducts a review and provides recommendations, they typically also identify a timeline in which to act.

Retaining an engineer creates the opportunity for additional benefits which can include:

• A clear line of demarcation to resolve tenant disputes.

• A timeline will typically be provided for most recommendations, which can help landlords forecast costs and provide appropriate notice to tenants.

• Reduce the likelihood of being held liable (See fall protection, below).

• Retaining an engineer shows tenants that work is being done to maintain and upgrade the building.

• An engineer’s report can potentially lower insurance rates on older buildings.

5) SIMPLICITY

For some landlords, who aren’t present at the property, or the property isn’t readily accessible, engineers can be a simple method to address buildings issues. Many problems are discovered by the tenants and communicated to the landlord, so landlords often do not get the full picture. Issues can be further exacerbated when the problems and their solutions are complicated. This can be managed by retaining an engineer to conduct a review of the reported issue. The engineer would review conditions and create recommendations to restore the area.

Benefits of including engineers with respect to simplicity include:

• Hands off process — only access is required of the landlord.

• The engineer will go in depth to explain the origins of the problem, considerations, recommendations, and can also generate project cost estimates to complete the work. This information would be provided in a report sealed by a licensed professional engineer.

• Engineers acting as the prime consultants will develop a scope and vision with the owner and design the project in line with the vision. Engineers will run the tender phase, answer questions and share the vision with sub-consultants and contractors.

• The engineer will coordinate any additional parties required for review or testing.

• During the construction, an engineer typically provides field reviews, contract administration, and is available for questions.

Landlords can receive a wide range of engineering services for their building to address:

• Changes to the Base Structure — This can involve enlarging a window, modifying interior layouts, adding to an existing structure, and dealing with foundations or structural supports.

• Tenant Improvements — Landlords should require that larger tenant improvements retain an engineer to ensure the design, work processes, and contract structure fall in line with acceptable codes and compliances.

• Fall Protection — Roof access is directly related to life safety. Engineers can provide fall protection and roof hazard and assembly identification plans along with access log forms complete with disclaimers. This creates a safety system for anyone accessing the roof that if enforced, can significantly decrease the chance of being liable in the event of an accident.

• Assessments — In the event of a systemic issue, a select failure, or even a questionable situation, an engineer can conduct an assessment and determine the condition, cause of the problem, and recommend a solution that best fits the client’s needs.

• Building Permits — When a building permit is required, an engineer knowledgeable with the latest B.C. Building Code and ability to seal Letters of Assurance is required.

The parties included involve architects, engineers, and other building professionals. Ensure you have the right professional in place for your particular project.

• Insured Claims — An owner’s financial institution or insurer may require an engineer be retained to advise on repairs. An owner should confirm this before starting a project.

• Strata Corporations — The Strata Property Act outlines the requirement of retaining “…any reports obtained by the strata corporation respecting repair or maintenance of major items in the strata corporation, including, without limitation, engineers’ reports...” regarding any items that would be included in a depreciation report.

Before starting your project, confirm your engineer is qualified by checking they are licensed to practice in the province the work is taking place and are insured with CGL and professional liability doverage.

To engage an engineer for your next project, reach out to design engineer, Jared Barrow (jbarrow@rjc.ca), or professional engineer, Steven Agranove (sagranove@rjc. ca) with RJC Engineers. Learn more about the services engineers can provide at www.rjc.ca.

CANADIAN CERTIFIED RENTAL BUILDING

By Ted Whitehead, Director of Certification, CCRBP

For many LandlordBC readers, this may be your first exposure to learning about the Canadian Certified Rental Building program (CCRBP).

It is North America’s first quality-assurance program that specifically promotes and acknowledges rental quality and service for rental housing consumers. Under CCRBP, Canadian apartment-shoppers will enjoy enhanced peace of mind, knowing that their CCRBP apartment community meets defined standards for quality and service — simply they can ‘Rent with Confidence!’ CCRBP is a not-for-profit member-only program that launched in 2008 in Toronto. The program expanded to British Columbia in 2015 with the capable assistance of LandlordBC and a few key LandlordBC members. LandlordBC worked to bring this program to B.C. to complement their extensive advocacy efforts.

CCRBP MEMBERS BENEFITS

First and foremost, CCRBP membership denotes “professionalism” in the multi-family industry. CCRBP-approved properties must demonstrate compliance with the program’s six Standards of Practice disciplines, 55 established standards, and 300 plus requirements. Regular building/ property audits are undertaken by outside third-party auditors to ensure ongoing compliance.

Members enjoy a wide range of benefits including sales/marketing, benchmarking operations, ESG (environmental, social, and governance)/ GRESB accreditation, improved asset management control, enhanced employee education/learning, improved support for the industry’s government advocacy efforts, and more. For purposes of this article, I focus on the opportunity to capitalize on the growing involvement of the industry in sustainability/ESG actions.

THE OPPORTUNITY — SUSTAINABILITY, ESG & CCRBP

The dominating focus on COVID-19 virus over the past three years has made it easy to overlook the major transformational change to sustainability taking place across the real estate industry. The global investment community is driving this transformation. For example, the rapid adoption of an ESG discipline by many of the industry’s REITs means that they are leading this change across the multi-residential sector.

ESG criteria are a set of standards for a company’s operations that “socially conscious” investors and the investment community can use to screen potential investments.

• E: environmental criteria considers how a company performs as a steward of the environment.

• S: social criteria examines how it manages relationships with employees, suppliers, customers, and the communities where it operates.

• G: governance criteria deals with a company’s leadership, executive pay, audits, internal risk controls, and shareholder rights.

For those industry members formally engaged in the ESG discipline, many also participate in GRESB, a global ESG performance rating agency.

At this point, I would like to state that CCRBP is a GRESB-accredited Green Building Environmental Certification program. It is being used by a growing number of private and listed real estate organizations to enhance and strengthen their GRESB submission and potential benchmarking score. CCRBP focuses on multi-residential real estate assets and actively supports all three factors — the “E”, the “S”, and “G”.

The multi-residential industry provides apartment homes to one in three Canadians, or approximately 4.4 million people. When coupled with the fact that Canadian governments at all levels have demonstrated a commitment to environmental stewardship (climate change, de-carbonization, etc.) and mending the social issues of the day (diversity, equality, housing shortages, income disparities, etc.), there is little doubt that there will be increased pressure on the multi-residential industry to demonstrate what it is proactively doing to address these challenges. The ESG movement provides an enormous opportunity for the industry to demonstrate its alignment with these issues.

For a moment, think of the positive impact that would be made if we were able to produce a province-wide, multi-residential report on climate change (the “E” in ESG) and outline how the industry is proactively addressing environmental concerns. Or in a similar vein, the measures the industry is taking to improve diversity, equity, and inclusion issues in the communities we serve (the “S” in ESG). Certainly, it would be a proactive public reputational approach by our sector.

CCRBP program can be an important catalyst in spearheading the ESG opportunity across the rental housing industry. It provides a common base of ESG attuned standards and requirements along with independent third-party auditing and reporting. CCRBP is openly committed to working with our members and each of the provincial industry associations to commence the process of establishing an ESG data collection template, and the development of an ESG data collection process. The good news is that most of the heavy lifting has already taken place as the GRESB reporting process lays out many of the foundational elements that will be required.

CCRBP is member-driven program and together with your support it can be an important tool for industry associations like LandlordBC to help demonstrate the passion and commitment our industry has towards ESG. For more information about the CCRBP, please contact twhitehead@frpo.org

WHAT TO EXPECT DURING A CLAIM PROCESS

By Aimei Cheng, CIP, CRM, Claims Advisor- Realty Division

This is a common occurrence for many property owners, and often the uncertainty causes a lot of stress. The question that quickly comes to mind is: “What happens next?”

If your property is professionally managed, it is likely that the property manager is already aware. If they are not, you should ensure that you contact your property manager right away to notify them of the incident. It would also be beneficial to notify your personal broker or insurance company directly to report the loss.

In most cases, your property manager will dispatch a restoration company to attend and complete initial emergency work, with the goal to prevent further damages in the building. The restoration company will provide their site report along with a budget on the extent of damages sustained. Whether the strata’s or unit owner’s insurance would be involved will depend largely on what was damaged (original fixtures vs. unit improvements), and whether the damage exceeds the strata’s deductible.

DAMAGE OVER STRATA’S DEDUCTIBLE

If the cost is over the strata’s deductible, the strata can elect to open a claim by reporting the loss to their broker and

insurers. An adjuster will be assigned to handle the claim. Your strata property manager will distribute the adjuster details to affected owners; this will be a good time to provide your own adjuster with the strata adjuster’s information.

The strata’s policy will only respond to repairs to common areas and to original fixtures. We refer to the BC Strata Property Regulations, which provides a definition of “fixtures”.

Part 9 — Insurance

Definitions for Section 149 of the Act

9.1 (1)For the purposes of sections 149 (1) (d) and 152 (b) of the Act, “fixtures” means items attached to a building, including floor and wall coverings and electrical and plumbing fixtures, but does not include, if they can be removed without damage to the building, refrigerators, stoves, dishwashers, microwaves, washers, dryers or other items.

Any improvements inside your rental unit (i.e.: change of flooring from carpet to laminate, renovation to the kitchen etc.), personal property belonging to you (or your tenant) and loss of rental income is typically not covered under the strata policy. This would fall under your own unit owner’s insurance.

You just received a call from your tenant informing you that a sprinkler had activated in the building and that your investment rental unit was among the areas impacted.

The strata adjuster will work with the restoration contractor to obtain a scope of work and estimate for repairs. Once the scope and estimate have been approved, the contractor will work with the strata property manager and owners to provide a repair timeline and seek input where required. If there are repairs for your improvements (i.e.: flooring), your own adjuster will discuss repair or settlement options directly with you.

If your tenant is required to move out because the unit is unlivable, notify your adjuster as soon as possible. Most condo owner policies will have loss of rental income coverage for this event.

Your adjuster will arrange for payments once all repairs have completed.

DAMAGE UNDER STRATA’S DEDUCTIBLE

If the damages to common areas and original fixtures do not exceed strata’s deductible, the strata’s insurance policy would not be involved. We will refer to the BC Standard Bylaws of the Strata Property Act to determine the responsibility of the strata and of the unit owner in this scenario. It is important to note that bylaws can differ, and you should always refer to your buildings bylaws to determine the responsibility of both parties.

Under “Duties of Owners, Tenants, Occupants and Visitors” bylaw (2), it requires a unit owner to repair and maintain its strata lot other than the repair and work that is the responsibility of the strata. The

responsibility of the strata is outlined under “Powers and Duties of Strata Corporation” bylaw (8), which includes repair and maintenance of common assets, structure and exterior of the building such as doors, windows, balconies and also limited common property.

This means if there is no claim made under the strata’s insurance policy, your strata will not be involved with repairs to any damages inside your unit (i.e.: flooring, wall, ceiling). Many condo owner policies will provide coverage to protect unit owners from situations where the strata’s insurance is not effective. Insurers may use different names for this coverage, however some common names include ‘Unit Additional Protection’ or ‘Condominium Units Coverage.’

For example: a water loss occurs and the resulting damage was to your rental unit and the common hallway outside. The strata’s insurance deductible for water damage is $300,000 and the restoration company has confirmed the damage to both areas is $50,000. Since the damage is under strata’s deductible, there is no claim made under the building’s policy. Based on the Standard Bylaws, strata would be responsible to repair the common hallway and you would be responsible to repair your own unit. If you have the luxury of a unit owner policy, your insurer would typically cover the costs, subject to your deductible.

Note that the source or origin of the damage (common area vs. strata lot), has no bearing on who is responsible for repairs. This is determined strictly by whether or not damage to original fixtures exceeds the strata’s deductible.

DEDUCTIBLE CHARGEBACK

The insurance deductible in a strata claim is considered a common expense that is paid by the strata. If the leak originated from your rental unit, depending on the bylaws, your Strata Corporation can potentially chargeback the deductible paid against your unit even if you as an owner are not directly liable.

For example: your tenant causes a stove fire and results in strata making a claim under the building’s policy. If the bylaws allow, your strata may chargeback the deductible to your account since your unit was the source.

Most insurance companies will include Loss Assessment coverage as part of your insurance policy. It is important to remember that your chargeback coverage limit should match the strata’s deductible, especially because deductibles may range from $25,000 to $500,000. It is encouraged when obtaining your own insurance, to provide your broker with a copy of the strata’s summary of insurance to ensure the correct amount of insurance is purchased.

IMPORTANCE OF TENANT’S INSURANCE

When a loss happens inside your rental unit, it is essential that your tenant has purchased tenant’s insurance. The damages to their personal property, their cost of additional living expenses or potential liability exposure would not be covered under your condo policy nor the strata’s insurance policy.

WHAT IS SUBROGATION?

What happens if someone was negligent and damaged your unit? For example: the unit above forgot to turn off the kitchen sink tap and caused water to overflow into your unit.

If it was determined there was a negligent party, your adjuster would gather evidence and documents as part of your claim. Once your claim is finalized, your adjuster would try to recover the costs paid, including your deductible, with a demand sent to the third party’s insurance company with the goal to negotiate a settlement. Any recoveries received would generally be shared in proportion (i.e.: 90 per cent recovery, you would receive 90 per cent of your deductible back).

Always try to provide your adjuster with as much information as possible if you are aware there may be a liable party that caused the damages. This will help to increase the chances of a successful recovery.

Having a claim can feel overwhelming, but by being aware of your responsibilities as an owner in a strata building, and having proper insurance coverage you can help alleviate some of the financial exposure and stress.

BFL CANADA Risk and Insurance Services Inc. is one of the largest employeeowned and operated commercial insurance brokerage and consulting services firm in Canada. The Realty Division understands the risks faced by all types of properties. Visit bflcanada.ca.

HIRING BUILDING MANAGERS

By Jason Fawcett, President, Kelson Group

In the current labour environment where employees are increasingly difficult to find, the role of the building manager in a residential rental building has become more important than ever. In my 23-year history with my family’s company that now owns and manages more than 70 buildings in 10 different cities in B.C. and Alberta and employs 33 building managers, I am more convinced than ever that successful rental buildings start with having the right people on the ground working at the property.

Even in a rental market with low vacancy levels and a lineup of people to rent apartments, your property can quickly deteriorate if the building manager is not the right fit. The owner or property manager can have a great budget for all the potential expenses at a property but if the building manager does not have the right attitude and skills then you will see higher levels of vacancy, bad debt, repairs, and grief greatly impacting your bottom line.

In recent times building managers were often a husband-and-wife team at or near their retirement years. They would take on traditional roles with the husband doing the maintenance and the wife cleaning and dealing with the residents. These couples are always hard to find and come with risks such as one usually being stronger than the other in their roles and the potential of couples not working well together.

Today the building manager role in our company sees us primarily hiring younger people (25 to 50) that work independently of their spouse, and often they do not live on the property. While ideally, they know lots about maintenance issues and the Residential Tenancy Act, skills we mostly seek are the soft kind such as dependability, teamwork, problem-solving, willingness to learn, and empathy. Your training process may take longer (don’t forget about LandlordBC’s I Rent It Right a free online educational program for landlords and building managers*) but finding a person that can be a strong customer service representative while maintaining high standards of cleanliness, maintenance and most importantly, finding good residents that follow the rules and pay the rent on time, is worth the effort. Younger people are also naturally more comfortable with technology and software operating systems which are becoming crucial in operating rental buildings as our residents expect to interact with us more and more online.

FINDING THE RIGHT PERSON

How do you find the right person to manage your property? Ideally, we look for individuals that have other good experiences in a variety of work situations and most importantly have had success over a long period of time.

You want to find individuals that are smart, motivated, and likable. But it’s hard to judge people and we avoid hiring on that “gut” feeling so we use the following steps:

1. Advertise on websites such as Indeed, Kijiji, and Craigslist or other websites people use in your area. Plus let your other employees know when you’re hiring as they are often candidates to be promoted or will know others in their network. In general, always be on the lookout for outstanding people to add to your team.

2. All candidates selected for an interview complete an online assessment on a website called Wonscore. It takes about 20 minutes to complete and gives us insight on their cognitive abilities, motivations, and personality. It’s a valuable tool to help you learn more about them before the interview. Over the last few years, we have seen a strong correlation in good scores and results. There are other online assessments that may cost less if you only hire occasionally so look around online.

3. Complete a 10-minute phone screening interview to ask some basic questions to ensure it makes sense to meet in person. Ask questions to ensure their answers meet your criteria for items such as availability to start, wage expectations and any other important criteria you might have such as whether they must live on site. Then ask a few deeper questions such as why they have applied and their career goals to understand their motivations. If they seem like they are still a potential fit for you, invite them for an interview that will take at least an hour or more.

4. Your interview should ideally take place in person. We do have this great option of video calls now but in person should be your first choice for such an important role at your property. Your interview should be set up to help the candidate feel comfortable so you can really learn more about them. If they are nervous or uncomfortable you may not connect the same way. Your initial goal is to build rapport and let them talk.

5. Arrange your questions in advance so you are prepared. The early questions should be easy such as, “Tell me about yourself?” and listen intently as answers should influence you along the way. Further questions should be to dig into their past positions and career. What did they accomplish? What were low points or regrets? How did they compare to others in similar positions? Why did they leave? How would their boss rate them out of 10 and tell them you will verify with a reference check.

6. While they answer become curious and stop them to ask them questions to clarify their actions and how they came to their

decisions. Push deeper to understand areas of strength and weakness because you will find them out once they start at your company. Better to know now than later.

7. If the interview is successful and you believe the candidate is still a potential fit, ensure you do reference checks on at least their last two employers. What were the candidate’s biggest strengths? What areas could they improve back then? How would you rate them out of ten? And finally, would you hire them back?

At the end of this lengthy process hopefully you have a candidate you want to hire and can reach an agreement that is fair for you and them. But during this whole time look for reasons to say no to offering a person the job. Set a high standard from the start and you will end up with a person you want to represent your company for the long term.

Jason Fawcett oversees all operations within Kelson Group, a successful, family-owned property management and property development business operating in communities throughout B.C. and Alberta. Jason has been a long-time member of LandlordBC and currently serves as a director on the board.

* The award-winning I Rent It Right™ from LandlordBC is an e-learning program for residential landlords, building mangers and property managers. This online course provides landlords with the fundamentals that they need to succeed in the industry, including a review of the RTA, Human Rights Code, and Privacy Legislation that impacts how we operate our businesses. You can learn more by visiting www.landlordbc.ca/irir

SERVICES FOR RESIDENTIAL & COMMERCIAL LANDLORDS

LANDLORDBC EVENTS

This year we saw the return of in-person events and we really enjoyed seeing many of you at the LandlordBC Golf Tournament & Charity Fundraiser in August and the Annual General Meeting in October.

The 2022 AGM was extremely successful, and we had an amazing turn out! The presentations included alternative residential tenancy solutions, a legal panel that focused on negotiating with tenants, a market update and an industry insiders panel. The day concluded with a delicious dinner and our keynote speaker David Chilton, The Wealthy Barber, who delivered an interesting and entertaining talk. The last thing on the agenda was the AGM, where we welcomed two new directors to our board, James Blair and Dorothy Friesen.

We would like to say a huge thank you to all the AGM sponsors!

The Home Depot

Haddock & Company

Telus

Megson FitzPatrick Insurance Services

Wyse Meter Solutions

Read Jones Chistoffersen

FortisBC

2023 Event Schedule

For 2023 we plan to have a mix of in-person and virtual events. The schedule is still tentative as we work to secure venues and confirm dates, but please take a look at what we have planned and keep an eye on our e-newsletters as we will be releasing more information on each event as it becomes available.

February 9, 2023: Virtual Event

Mid-May: Education Day, Vancouver

October: AGM, Victoria

November 15, 2023: Virtual event

HUNTER’S HINTS

Residential Tenancy Branch Hearing Wait Times

By Hunter Boucher, Vice-President, Operations, LandlordBC

At the time of writing this column the wait time for an Order of Possession hearing is between three to four months and the wait time for monetary order is more than six months. The issues these delays inflict on landlords and tenants are causing real damage to the rental housing industry.

A key to ensuring continued, and much needed, investment in the rental housing industry is that there is a general confidence in the ability to have timely enforcement of the legislation. This does not currently exist.

So, what’s the holdup? Money. The funding at the RTB has remained relatively static over the past several years, which with increasing wages and a greater demand brought on by more and more British Columbians renting, has caused a staffing deficit. While both Dispute Resolution Services and Information Services at the RTB have felt this effect, it is plainly more acute in the former. With even modest increases in arbitrator salaries the funding to hire replacement arbitrators at turnover is not there. This means that the aspiration for an even minimal staff increase is just that, nothing more than an aspiration and certainly not reality.

While LandlordBC has supported the leadership of the RTB in their efforts to find efficiencies with the staffing they have, and certainly there are some efficiencies that make good sense and should be implemented, the bulk of our advocacy efforts have focused on getting the RTB the immediate increase in funding they desperately need along with a commitment to regular operational increases. This has meant regularly meeting with the housing minister (both the current acting Honourable Murray Rankin and the now Premier David Eby) and their staff to press the issue and explain its effects.

There is cautious hope that our newly installed Premier, The Honourable David Eby, will take action. He has made it known that housing is issue number one for him and his administration. While not identifying a funding increase in his platform when standing for premiership, he has demonstrated in the past his understanding of the challenges the sector faces.

For obvious reasons the conversations around this issue need to be multifaceted and not simply focused just on the political but also on the bureaucratic. To this end LandlordBC regularly meets with RTB leadership as part of an operational stakeholder committee. A wide variety of issues are discussed but invariably over the past several meetings there has been significant time spent discussing hearing wait times. At our most recent meeting there was a sense of hope from RTB leadership that the February budget would include the much-needed influx of cash from government.

Where does this leave us? Certainly, LandlordBC has not and will not let up in our advocacy efforts with the message that the RTB needs more financial support. Regardless of the wait time for hearings, it is beneficial to do what one can to avoid ending up in dispute resolution.

LOOKING FOR ALTERNATIVES

In a perfect world the hearing wait times at the RTB would get

Rob Barr Account Executive rob.barr@wasteconnections.com

T: 604 525-2072 C: 604 834-7578 F: 604 855-0565

Waste Connections of Canada 34321 Industrial Way| Abbotsford, BC V2S 7M6 www.WasteConnectionsCanada.com

to the point where they occur before the effective date of the end of tenancy. But even in this perfect world, having to go through the process of a hearing is best to be avoided. Hearings represent a significant amount of labour and time for all parties and the outcome is not guaranteed. So, what is the alternative? Negotiating — specifically negotiating the end of the tenancy with a tenant when all other avenues have been exhausted.

What is the benefit of negotiating an end of tenancy when the landlord-tenant relationship has broken down? While it doesn’t need to be said, tenants are people and people want to be able to control their own life and there is quite likely no scenario where a person feels less in control of a situation than when they are facing an end of tenancy. Negotiating an end of tenancy can be an effective way of giving a tenant some sense of control and often goes a long way in turning what is, in its nature, a very adversarial process into something more collaborative.

The key to negotiating is knowing what one has to negotiate with and landlords in these cases have three big things to bring to the table:

• The tenant’s reputation or record, • timing of the end to tenancy and, • money.

When a landlord and tenant come to an agreement to end a tenancy, it’s just that, an agreement. This means the tenant can confidently and truthfully say that they were not evicted but rather came to an agreement to move on. Additionally, a mutual agreement to end tenancy allows parties to agree to end the tenancy on any date both parties wish. If a landlord and tenant agreed that instead of the normal one month for notice there would be a month and a half or even longer, one could do that.

Finally, it can in some situations be beneficial to offer money as part of the mutual agreement. We generally do not advocate simply letting bad behaviour pay off but there are situations, at the discretion of the landlord, that it may make sense. Our recommendation is to ensure that if money is part of the agreement to end tenancy that it be paid after the tenant has vacated.

To document an agreement to end tenancy there are two forms available, one through LandlordBC and one through the RTB. Landlords may choose to make their own, especially if there are specific things both parties are agreeing to, such as money to be paid and when, but I recommend being sure to review either our form or the RTB form first to ensure the basics are covered. In more complex situations it may be prudent to consult a lawyer for legal advice.

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Realtech Capital Group Inc. Anderson Ng (604) 662-4810 realtechcapital.com

Online Payment Service Yardi Breeze Premier Amanda Moreira (800) 866-1124 yardibreeze.ca

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.

Paint Sales

Cloverdale Paint

Dave Picariello (604) 551-8083 cloverdalepaint.com

Painting Service

Prostar Contracting

Jenny Ho (604) 876-3305 prostar.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) 986-8881 PestSolutions.ca

Pipe Lining/ Re-Piping CuraFlo of BC Ltd.

Randy Christie (604) 298-7278 curaflo.com

Plumbing/Heating/Boilers

Allied Plumbing, Heating & Air Conditioning

Lance Clarke (604) 731-1000 allied-plumbing.ca

BMS Plumbing & Mechanical Systems Ltd.

Tamara Merchan (604) 253-9330 bmsmechanical.com

Brighter Mechanical Mike Pearson (604) 279-0901 brightermechanical.com

Cambridge Plumbing Systems Ltd.

John Jurinak (604) 872-2561 cambridgeplumbing.com CuraFlo of BC Ltd.

Randy Christie (604) 298-7278 curaflo.com

Manna Plumbing Ltd.

Chris Kobilke (604) 710-3908 mannaplumbing.com

Milani Plumbing Heating & Air Conditioning

Alex Milani (604) 638-8800 milani.ca

Montalbano Plumbing Services Ltd.

Andrea Giovanni (604) 444-0222 montalbano.ca

Prostar Contracting Jenny Ho (604) 876-3305 prostar.ca

Reliance Home Comfort Dan Harvey (604) 404-6672 reliancehomecomfort.com

Viessmann Manufacturing Co. Inc.

Randy Stuart (604) 533-9445 viessmann.ca

Xpert Mechanical & JK Lillie Ltd.

Kerry West (604) 294-4540 xpertmechanical.com

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

Private Investigation and Skip tracing

NRM Group Ltd.

Jolene Johnson (604) 404-2108 nrmg.ca

Propane Columbia Fuels

Chris Mallory (877) 500-4328 columbiafuels.com

Property Management

Advent Real Estate Services Ltd.

Michelle Farina (604) 736-6478 rentwithadvent.com

Ambiance Property Management Inc.

Deepak Kumar (604) 366-4959 ambianceproperty.ca

Ami Dixon Property Manager

Ami Dixon (604) 833-4144

Associa British Columbia, Inc.- RHOME Katie Khoo (604) 591-6060 rhomepm.ca

Associated Property Management (2001) Ltd. Rob Zivkovic (250) 712-0025 apmkelowna.com

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

Casa Rental Management

Tammy Mott (604) 273-6801

Century 21 Amos Realty

Heather Yurkoski (250) 770-8671

century21amosrealty.ca

Century 21 Energy Realty

Erin Vowles (250) 785-0021

c21energymanagement.ca

Century 21 In Town Realty

Michael La Prairie (604) 685-5951

century21vancouver.com

Century Group Dragana Lazic (604) 943-2203 centurygroup.ca

CLV Group Michael Forani (613) 728-2000 clvgroup.com

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

Delaney Properties Ltd. Diana Delaney (250) 550-2120 delaneypropertiesltd.com

Devon Properties Ltd. David Craig (250) 595-7000 devonproperties.com

Devonshire Properties Dal Dharival (604) 879-7368 devonshire-inc.com

Dexter Realty/Dexter PM Kevin Skipworth (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.

Sean Rafati (604) 662-3279 easyrent.ca Fireside Property Group Ltd. Keith McMullen (403) 228-4303 firesidepropertygroup.com

FirstService Residential Brian Rowland (604) 689-6975 fsresidential.com

GMA Consulting Ltd. Glen Smith (604) 783-5404

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

Homeland Realty Miles Chen (778) 898-8282

HomeLife Benchmark Realty Corp.

Victoria Astle (604) 531-1111 homelifepropertyrentals.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

Jessica Fan PREC Jessica Fan (778) 881-8778

L Bennett Consultants Lolly Bennett (604) 307-3080

Lougheed Enterprises Ltd. Andrew Statham (604) 980-0067

Macdonald Commercial R.E.S. Ltd.

Tony Letvinchuk (604) 736-5611 macdonaldcommercial.com

MacGregor Realty & Management Darin Mould (604) 505-3151

MacPherson Real Estate Ltd. Rob MacPherson (604) 605-2534 cbmre.ca

Macro Properties Imran Jivraj (250) 627-5003 macroproperties.com

Mainline Living Property Management Ltd. Jaimie Howell (250) 808-2094 mainlineliving.ca

Maple Leaf Property Management Apartments Melanie LeBar (604) 925-8215

Maxsave Real Estate Services Linda Stacey (250) 640-3471 maxsave.bc.ca

Multiple Realty Ltd. Grace Cheng (778) 918-8575

Murray Hill Developments Ltd. Barry T. 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 D. Holmes (604) 536-0220 rentinfo.ca

Picket Fence Property Management Group Cindy Hamel (604) 807-1105 picketfencepmg.com

Porte Realty Ltd. Daniel Bar-Dayan (604) 732-7651 porte.ca

Prompton Real Estate Services Scott Taylor (604) 818-8070

Prospero International Realty Inc. Jeff Nightingale (604) 669-7733

Quality Property Management Real Estate Services Ltd. Marianne Miller (778) 878-7304 bcpropertyspecialist.com

Raamco International Properties Canadian Ltd. Kimm Zbierski (201) 567-5991 raamco.ca

RE/MAX City Realty Gibsons Andrea Kerr (604) 682-3074 coastrentals.ca

RE/MAX Crest Realty Tom Wang (604) 700-3882

RE/MAX Crest Realty Frank Lin (778) 871-6566

RE/MAX Crest Realty (Aidin Ashkieh - RE/MAX Crest Realty) Aidin Ashkieh   (604) 566-1010

RE/MAX Crest Realty (Cong Fu - RE/MAX Crest Realty) Cong Fu (604) 700-3882

RE/MAX Penticton Realty Deborah Moore (250) 492-2266 yoursouthokanaganhome.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

Rent It Furnished Realty Robson Souza (604) 628-3457 rentitfurnished.com

Rent Real Estate Services Lucy Willcox PREC* (604) 737-8865 rentrealestateservices.ca

Roboson Holdings Ltd. Sarah Hill (604) 682-2088 rennie.com

Royal LePage Rockies West Realty Cris Leonard (250) 409-5500   mountainviewproperties.ca S.A.H. Properties Ltd. Leslie Pomeroy

South Okanagan Property Management Ashley Lutke-Schipholt (250) 485-9935 southokanaganrentals.com

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) 343-2601

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 Rental Group Seva Roberts (604) 537-4399 vancouverrentalgroup.ca

Wesgroup Properties Alysha Bacus (778) 957-7376 wesgroup.ca

West Kootenay Rentals

Paula Owen (250) 359-5021

Real Estate Sales CBRE Limited Lance Coulson (604) 662-5141 nationalapartmentgroupbc.ca

Colliers International, Victoria Grant Evans (250) 414-8373 collierscanada.com

Goodman Commercial Inc.

Mark Goodman (604) 714-4790 goodmanreport.com Macdonald Commercial R.E.S. Ltd.

Tony Letvinchuk (604) 736-5611

Macdonald Commercial R.E.S. Ltd.

Dan Schulz (778) 999-5758 bcapartmentinsider.com

McEvay Blair Multifamily Group

James Blair (604) 675-5268 mbmultifamily.com

Multifamily Real Estate Services

Seth Baker (778) 235-9293 multifamily.ca

Pospischil Realty Group

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

Re-Piping BMS Plumbing & Mechanical Systems Ltd.

Tamara Merchan (604) 253-9330 bmsmechanical.com

Accounting

D&H Group LLP

Arthur Azana (604) 731-5881 dhgroup.ca

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

Advertising - Vacancies

Yardi Breeze Premier Amanda Moreira (800) 866-1124 yardibreeze.ca

Advertising & Promotion Places4Students.com Laurie Snure (866) 766-0767 Places4Students.com

Appliance - Rentals

Coinamatic Canada Inc. Jack Ursaki (604) 270-8441 coinamatic.com

Appliance - Sales & Service Coinamatic Canada Inc. Jack Ursaki (604) 270-8441 coinamatic.com

The Brick Commercial Division/ Midnorthern Appliance Sherry Madden (604) 587-6658 thebrick.com

Trail Appliances Catherine Maxwell (604) 838-3385 trailappliances.com

Westcoast Appliance Gallery Fred Aram (778) 861-4175 westcoastappliance.ca

Appraisal - Insurance Normac Client Services Team (604) 221-8258 normac.ca

Asbestos Removal

BMS Plumbing & Mechanical Systems Ltd.

Tamara Merchan (604) 253-9330 bmsmechanical.com

Bailiff and Collections Services IRS Corp. Sherman Fung (844) 395-4367 irscopr.ca

Brighter Mechanical Mike Pearson (604) 279-0901 brightermechanical.com Cambridge Plumbing Systems Ltd.

John Jurinak (604) 872-2561 cambridgeplumbing.com CuraFlo of BC Ltd.

Randy Christie (604) 298-7278 curaflo.com

Manna Plumbing Ltd. Chris Kobilke (604) 710-3908 mannaplumbing.com

Prostar Contracting Jenny Ho (604) 876-3305 prostar.ca

Restoration FirstOnSite Restoration Ltd.

Amy Barilla (236) 335-0499 firstonsite.ca

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

Prostar Contracting Jenny Ho (604) 876-3305 prostar.ca ServiceMaster Restore of Vancouver Jennifer Hansen (604) 435-1220 svmvancouver.ca Roofing Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 rjc.ca Bond Roofing Daniel Fajfar (604) 375-2100 bondroofing.ca

Cambie Roofing Contractors

Paul Skujins (604) 261-1111 cambieroofing.com

Roofing Membranes

Cambie Roofing Contractors

Paul Skujins (604) 261-1111 cambieroofing.com

Security & Intercom Systems NRM Group Ltd. Jolene Johnson (604) 404-2108 nrmg.ca Telus Communications Inc. Sarah Ballantyne (250) 310-3343 telus.com

Vancouver Fire & Radius Security Angela Nottingham (604) 232-3488 vanfire.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

The Home Depot Canada Michael Lirangi (416) 571-8940 homedepot.ca/pro

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

Tenant Insurance Duuo Insurance Devon Campbell (437) 215-5286 duuo.ca

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 Disposal Inc. Danielle Johannes (604) 533-4423 supersave.ca Waste Connections of Canada Inc. Rob Barr (604) 834-7578

WasteConnectionsCanada.com

Waterproofing

Cambie Roofing Contractors

Paul Skujins (604) 261-1111 cambieroofing.com

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

Window - Replacement/ Installation/Renovation A-1 Window Mfg Ltd. Roque Datuin (604) 777-8000 a1windows.ca Centra Windows Mark Estrada (604) 882-5010 centra.ca

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

Cleaning - Carpet & Upholstery Island Carpet & Upholstrey Cleaning Inc. Ron Gould (250) 590-5060 islandcarpetcleaning.ca Collections NRM Group Ltd. Jolene Johnson (604) 404-2108 nrmg.ca

Contractors

BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com

Credit Reports: Debtor Locator RentCheck Credit Bureau

Brenda Maxwell (800) 661-7312 rentcheckcorp.com Drainage & Sewer Callaway Plumbing and Drains Ltd.

Brett Callaway (250) 216-7158 callawayplumbing.ca

Victoria Drain Services Ltd. Dave Lloyd (250) 818-1609 victoriadrains.com Electricians Rushworth Electrical Services Inc.

Dustin Rushworth (250) 361-1231 rushworthelectric.ca

Energy Efficiency & Conservation

Yardi Breeze Premier Amanda Moreira (800) 866-1124 yardibreeze.ca

BC Hydro

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

FortisBC Energy Inc. Chris Alionis (888) 224-2710 fortisbc.com

FRESCo Building Efficiency Jordan Fisher (778) 783-0315 frescoltd.com

Wyse Meter Solutions Inc. Louie Papanicolopoulos (800) 672-1134 wysemeter.com 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

Eviction Services

NRM Group Ltd. Jolene Johnson (604) 404-2108 nrmg.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

Gas Service

Absolute Energy

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

Callaway Plumbing and Drains Ltd.

Brett Callaway (250) 216-7158 callawayplumbing.ca

Heating Fuels Columbia Fuels

Chris Mallory (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.

Athanasios Kiosses (604) 985-0581 acdinsurance.com

BFL Canada Risk and Insurance Services Inc.

Stacey Wilson (778) 374-4125 bflcanada.ca

Capri CMW Insurance Services Ltd. Danielle Russell (604) 294-3301 capricmw.ca

Megson FitzPatrick Insurance Services

Mike Nichol (250) 519-2300 megsonfitzpatrick.com

Internet Listing Services

Yardi Breeze Premier Amanda Moreira (800) 866-1124 yardibreeze.ca

Investment & Retirement Planning

Monarch Financial/Manulife Securities Inc.

Richard Laurencelle (604) 681-2699

Leak Prevention Automatic Water Shut-offs CuraFlo of BC Ltd.

Randy Christie (604) 298-7278 curaflo.com

Legal Services

NRM Group Ltd.

Jolene Johnson (604) 404-2108 nrmg.ca

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

Lesperance Mendes Lawyers

Alex Chang (604) 685-1255 lmlaw.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

First National Financial LLP Michael Yeung (778) 887-8843 firstnational.ca

Online Payment Service

Yardi Breeze Premier Amanda Moreira (800) 866-1124 yardibreeze.ca

Paint Sales

Cloverdale Paint

Dave Picariello (604) 551-8083 cloverdalepaint.com

Pipe Lining/ Re-Piping CuraFlo of BC 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) 216-7158 callawayplumbing.ca

CuraFlo of BC Ltd.

Randy Christie (604) 298-7278 curaflo.com

Viessmann Manufacturing Co. Inc.

Randy Stuart (604) 533-9445 viessmann.ca

Printing Citywide Printing Ltd.

Gordon Li (604) 254-7187 citywideprint.com

Private Investigation and Skip tracing

NRM Group Ltd.

Jolene Johnson (604) 404-2108 nrmg.ca

Propane Columbia Fuels

Chris Mallory (877) 500-4328 columbiafuels.com

Property Management

460 Property Management Inc.

Carol Buck (250) 591-4603

460pm.com

Advanced Property Management Inc.

Lorri Fugle (250) 338-2472 advancedpm.ca

BentallGreenOak (Canada)

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

Brown Bros Agencies Limited

Kat McMicken (250) 385-8771 brownbros.com

Burr Properties Ltd. Andrew Lee (250) 382-8838 Century 21 Energy Realty Erin Vowles (250) 785-0021 c21energymanagement.ca Century 21 Queenswood Chris Markham (250) 477-1100 century21queenswood.ca

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. Tracey Forest (250) 749-6660

Devon Properties Ltd.

David Craig (250) 595-7000 devonproperties.com

DFH Real Estate Ltd. Lisa Clark (250) 477-7291

Duttons & Co. Real Estate Ltd. Alana Fitzpatrick (250) 389-1011 duttons.com

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

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

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

Raamco International Properties Canadian Ltd. Kimm Zbierski (201) 567-5991 raamco.ca

Richmond Property Group Ltd. Jean McKay (250) 388-9920 richmondproperty.ca

Rowan Property Management Ltd.

Arthur Allan (250) 748-9090 rowanproperty.ca

Royal LePage Nanaimo Realty Brenda Gilroy (250) 760-2234 royallepagenanaimo.ca

Saanich Peninsula Realty Ltd. John Romashenko (250) 588-9246

Sutton Advantage Property Management Ltd. Gilbert Gutfreund (250) 881-8866

TPM Properties Debbie Hunt (250) 383-7663

Tribe Management Inc. Scott Ullrich (604) 343-2601

Widsten Property Management Steve Widsten (250) 753-8200 islandrent.com

Real Estate Sales Macdonald Commercial R.E.S. Ltd. Tony Letvinchuk (604) 736-5611 macdonaldcommercial.com

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

Colliers International, Victoria Grant Evans (250) 414-8373 collierscanada.com Goodman Commercial Inc. Mark Goodman (604) 714-4790 goodmanreport.com

McEvay Blair Multifamily Group James Blair (604) 675-5268 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) 216-7158 callawayplumbing.ca

CuraFlo of BC Ltd. Randy Christie (604) 298-7278 curaflo.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 NRM Group Ltd. Jolene Johnson (604) 404-2108 nrmg.ca 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

The Home Depot Canada Michael Lirangi (416) 571-8940 homedepot.ca/pro

Telecommunications

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

Tenant Insurance Duuo Insurance Devon Campbell (437) 215-5286 duuo.ca

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 Disposal Inc. Danielle Johannes (604) 533-4423 supersave.ca

Waste Connections of Canada Inc. Rob Barr (604) 834-7578

WasteConnectionsCanada.com

Waterproofing

Read Jones Christoffersen Ltd.

Jason Guldin (250) 213-2520 rjc.ca

Window - Replacement/ Installation/Renovation A-1 Window Mfg Ltd. Roque Datuin (604) 777-8000 a1windows.ca

Centra Windows Mark Estrada (604) 882-5010 centra.ca

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