The Changing Profile of Renters
WINTER 2023
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THE KEY
CONTENTS
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
Monika Sosnowska Director, Marketing and Communications Lisa Henderson Senior Member Services Representative
Hunter Boucher Vice-President, Operations Erin Breier Manager, Events and Programs
Bryan Smith Member Services Representative
Stephanie Watterson Member Services Representative
Board of Directors Board Chair: Jason Middleton Vice-Chair: Michael Drouillard Secretary-Treasurer: Derek Townsend Directors James Blair, Nicolas Denux 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
4
CEO’s Message
6
Chair’s Message
8
Radon: A Guide for Landlords
12
The Changing Profile of Renters
18
The AI Revolution
20
Right to Quiet Enjoyment
22
Nothing Good About a Bad Reputation
23
LandlordBC Events
24
LandlordBC 2023 AGM
25
Hunter’s Hints
27
Associate Members/ Corporate Suppliers — Mainland
29
Associate Members/ Corporate Suppliers — Vancouver Island
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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THE KEY
CEO’S MESSAGE David Hutniak, CEO, LandlordBC
This issue of The Key marks the end of another calendar year. Over the past year we have seen LandlordBC continue to provide strong representation and leadership for our members and the broader rental housing sector. We could not have done this without the continued commitment and support of you, our members. The pandemic strain, followed by today’s inflationary times and high interest rates continues to test our mettle as rental housing providers. Now as we look ahead, I am confident our sector will continue to show great resiliency, and you have our commitment that LandlordBC will diligently advocate on your behalf to find solutions that will help assist you in the successful operation of your rental business. The LandlordBC team has been hard at work with the government and stakeholders, ensuring your voice is being heard. As owners and managers of rental housing, you provide one of the most essential services, and knowing that helps guide our actions and decisions. We have helped facilitate some meaningful successes this year through our advocacy, but there is always more work to be done, especially with an upcoming election in 2024. We look forward to communicating and collaborating with you so we can make steady strides forward for our sector. LandlordBC’s number one priority has always been our membership. This past year we continued our hybrid model of both virtual and in-person events, with our AGM held in Victoria this past October being the highlight of the year. We were pleased to have as our keynote speaker the Honourable Ravi Kahlon, Minister of Housing, who joined me in a candid
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conversation about our sector’s concerns and the need for appropriate balance in the legislative environment. The minister has considerable respect for our organization and for the professionalism our staff exhibit in all their interactions with his government and ministerial staff, and we will continue to work collaboratively with him to ensure our concerns are appreciated and addressed. We also wish to acknowledge that since joining us at our AGM, the minister has announced some of the most dynamic housing reforms in North America to create an environment for exponential growth in the supply of housing. While the reforms will take some time to fully generate their intended results, we applaud the minister for his boldness and are here to support him in his efforts. To do what we do requires great partners. In that regard, it is important that we acknowledge our associate members and corporate suppliers whose generous support is critical in allowing us to deliver our education programming and events. We are extremely grateful for their partnership and strongly encourage all our members to seek their products and services as you continue to operate and invest in your rental business. In closing, we know that these are challenging time for all British Columbians, but at the end of the day, I cannot think of anywhere I would rather live, work, and call home. Let’s all continue to do our best and work together for an even brighter future. Stay safe and well.
Stacey Wilson Vice-President, Client Executive T. 778-374-4125 swilson@bflcanada.ca
THE KEY
CHAIR’S MESSAGE Jason Middleton, Chair, LandlordBC 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. The latter contributing to a stall in most purpose-built rental construction. It has been even more challenging due to the cap for the 2024 maximum rent increase being at 3.5 per cent down from the CPI formula increase of 5.6 per cent under the RTA. This is after a rent cap for 2023 of 2 per cent versus CPI of 5.4 per cent. LandlordBC was very active in representing our industry’s concerns to the province in advance of the decision. LandlordBC also presented hard numbers to the province illustrating the scale of increases to our key operating expenses like property taxes, insurance, utilities, repair and maintenance, to demonstrate how the capped increases were disconnected from our real costs. It is our view that the robust advocacy LandlordBC undertook was a significant factor in the context of our securing a 3.5 per cent increase versus something lower. Advocacy is obviously a key part of the work we do at LandlordBC. We are representing the broader sector through our participation as an intervenor on another legal proceeding that has implications for all landlords. I am referring to the City of Vancouver appeal of a decision involving vacancy control as it pertains to single room accommodation housing. The appeal was heard this past November and we believe that the outcome will not favour the city. It is worth noting that to the best of our knowledge, no other landlord association in Canada has a track-record for this type of commitment to its members by virtue of our successfully seeking intervenor status on issues impacting our industry. On October 3, 2023, the province, thru the Residential Tenancy Branch, announced some significant changes that will ultimately contribute to improved access to justice for both landlords and tenants at the RTB. These were shared during an education session led by Hunter Boucher at the 2023 LandlordBC AGM and revolve around a significant expansion of the Direct Request process. This expansion marks a crucial enhancement and streamlining of the RTB’s Dispute Resolution Services and would not have happened if it weren’t for the persistent and constructive advocacy by LandlordBC. Read more about this expansion in this issue’s Hunter’s Hints. Another form of advocacy you may not be aware of is the June 2023 launch of the Rental Apartment Retrofit Accelerator Program. This two-and-a-half-year pilot program is funded by CleanBC, the City of Vancouver and BC Hydro, totaling a $4 million program that is managed by LandlordBC. The results from this program will support LandlordBC’s advocacy efforts to ensure all levels of government understand the
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challenges related to decarbonization and electrification as it pertains to our aging purpose-built rental housing stock. The knowledge gained is critical for our stated position that retrofitting old rental buildings to achieve the goals of government are complex and expensive and government cannot expect results without robust supports for our sector through a wide range of financial support and incentives. This project will gain national attention for its innovativeness and scope, and represents a major undertaking by LandlordBC. The fact that we are leading this project is a tribute to our CEO, David Hutniak, for making it happen. I should add that in the past 18 months or so, LandlordBC has also commissioned and published two electrification studies funded independently by BC Hydro to raise awareness with our members, the broader sector and governments about the challenges and opportunities related to building electrification. This is another great example of our advocacy. Finally, you have only to turn on the radio or read the news and you will continually find LandlordBC representing our industry’s issues and concerns. You will regularly see the “LandlordBC in The News” feature in our e-newsletter to learn more about what’s happening. While this public discourse is important, as a board we know that the advocacy that David and his team undertake is done through active engagement with government leaders. At this time one of our board members, Jason Fawcell, has left and I would like to thank him for his invaluable contribution throughout their tenure on the board. Jason is president of The Kelson Group, a Kamloops based owner, manager and developer of rental housing. A family-owned company, Kelson Group has established itself as a leading provider of high-quality rental housing in British Columbia and Alberta and continues to grow. Known for his extensive knowledge of the rental housing industry, and calm and thoughtful demeanour, Jason has served on a number of committees on the board with his contribution to the Government Relations Committee, and Diversity and Inclusion Committee to name a couple. I know I speak for all the directors when I say that we will very much miss his camaraderie and leadership on the board. On behalf of my board colleagues and all LandlordBC members, we thank you Jason for your leadership on the board and for your support for LandlordBC. I would now like to thank the remaining current board members from the past year: Nicholas Denux, Michael Drouillard, Kerri Jackson, Sarah Lui, Paul Sander, Kim Schuss, Derek Townsend, Dorothy Friesen and James Blair. Thank you for the dedication that you have shown over the last year, not only to LandlordBC, but to our industry. I would also like to add that it has been my pleasure to serve as the chair of LandlordBC’s board of directors. I certainly enjoy the opportunity to work with these fine directors on behalf of you, our members. I should also add that I truly value the opportunity to work with David and the amazing team of professionals we have at LandlordBC. It is rather cliché to say that we live in interesting times, but we certainly do. There are many challenges ahead but there are also many opportunities. I look forward to seeing you all again in 2024.
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THE KEY
RADON: A GUIDE FOR LANDLORDS By BC Lung Foundation Radon gas is an invisible, odourless, radioactive gas that can accumulate in homes and other buildings. When people breathe in radon gas, radiation can damage lung cells. Radon is the leading cause of lung cancer after smoking, killing more than 3,000 people a year in Canada. However, it is easily tested and fixed. Since 2007 Health Canada has recognized indoor radon as a significant health problem, setting guidelines for indoor concentrations at 200 Bq/m3.
We suggest ways landlords and renters can work cooperatively to address the issue and provide a checklist for testing to ensure it is done correctly and per testing recommendations. We also include the special considerations for landlords and renters in strata buildings.
INTRODUCTION TO RADON Radon gas is a naturally occurring radioactive gas resulting from the breakdown of uranium in rock and soil. When radon is released from the ground and into outdoor spaces, it is diluted and is not dangerous. However, radon also enters indoor spaces. Radon is invisible, odourless, and tasteless and can seep into homes and other enclosed spaces through any opening where the building contacts the ground (i.e. cracks in the foundation and walls, floor drains, window casements, et cetera). It tends to accumulate on lower floors, which can particularly affect renters in basements. Radon creates ionizing radiation — it naturally decays over time and emits alpha particles. When we breathe in radon gas, alpha particles can damage the DNA in lung cells, creating a risk of developing lung cancer. Exposure to some radon should not be a cause for alarm, but over time the risks can add up. In Canada, radon exposure is the leading cause of lung cancer after smoking, and accounts for an estimated 16 per cent of lung cancer deaths. An estimated 29,800 Canadians contract lung cancer each year. For 2021, it was estimated that approximately
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21,000 Canadians would die from lung cancer, accounting for 25 per cent of all cancer deaths for that year Radon causes approximately 3,360 deaths per year, or slightly more than one in 100 deaths in Canada. Radon exposure can be easily avoided as radon is relatively inexpensive to test and there are now well-trained building professionals who know how to reduce radon levels in buildings. In many cases, testing and fixing homes is a cheaper health intervention than many drugs and surgeries for which our medical system routinely pays. Below we explain how landlords can take steps to avoid high radon.
STEPS IN ADDRESSING RADON Know the Radon Level in Your Home
Radon levels vary significantly from home to home. Health Canada’s Cross-Country Survey of Radon Concentrations in Homes (2012) found that approximately 7 per cent of homes in Canada were over the guideline. Radon levels depend on a mix of factors, including the underlying geology in the area, the types of soil, how the building is constructed and designed, and even the behaviour of occupants. (Some people are more likely to keep windows and doors open, for instance, and outside air can dilute radon levels). High radon has even been found on the upper floors of high-rise buildings. The only way to be sure that a home does not have elevated radon is to test.
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THE KEY Testing is Easy The most common way to conduct a long-term test is by using a small ‘hockey puck’ style device known as an ‘alpha tracker’ They have a small piece of plastic inside which is dented when hit by alpha particles. They come with clear instructions. The user places them in the lowest floor of the home which is occupied for four hours a day or more. They are available from leading retailers from between $20 and $50 and Take Action on Radon provides a list of providers for British Columbia. The British Columbia Lung Foundation sells them on the website, by email (info@bc.lung.ca) or by phone at 604.731.LUNG (5864). Health Canada has prepared a Guide for Radon Measurements in Residential Dwellings (Homes) and this should be followed by both landlords and renters. Radon is Easy to Fix Since the 1980s when residential radon was first discovered, building professionals across North America and Europe have developed proven methods for reducing radon levels in new construction and in older homes. There are now many trained radon professionals in Canada. They are certified through the Canadian National Radon Proficiency Program (C-NRPP). C-NRPP provides a list of mitigators on its website that can be searched by location. Professional mitigators can put a system in place in a single day in a house and charge an average of about $2,900, including materials, with some variation by building size and location. These systems will last for a very long time and ensure safe radon levels for all subsequent occupants. Compared to the cost of lung cancer and premature death this is very inexpensive. In houses, the most common technique is ‘active-sub-slab depressurization’. A hole is drilled in the basement foundation (slab) and a vent pipe put in that moves any gases from beneath the slab through and out the house. This technique reduces the air pressure under the slab, ensuring radon is not sucked into the lower parts of the house. In larger buildings, this technique can be used as well. Mitigators may also work with the heating and ventilation system to find ways of increasing air flow and diluting radon gas to safe concentrations. Understanding Your Responsibilities Under Section 32 of the Residential Tenancy Act (RTA) landlords have the responsibility to provide a rental unit that complies with all health, safety and housing standards required by law and is suitable for occupation by the tenant. To comply with the RTA, landlords should ensure they test their units at regular intervals and take necessary steps to mitigate radon exposure. The RTA applies to most rental situations, including government owned social housing. Similar provisions are also found in the Residential Tenancy Regulation, Section 8. As with other issues that may come up during a tenancy, such as the heating systems not functioning, tenants may apply through
the RTB’s Dispute Resolution process to request an order that the landlord fix the situation and/or an order to reduce the rent to reflect damages. Additionally, if tenants have informed their landlord of the issue and no action has been taken, the RTB can make an order to end the tenancy early. In most cases the RTB will likely order the landlord to fix the issue. While most issues that arise in a residential tenancy fall under the jurisdiction of the RTA, landlords should be aware they may also be liable for damages as allowed under British Columbia’s Occupiers Liability Act. Testing and mitigating radon is an excellent way to limit risk of liability.
HOW LANDLORDS CAN HELP There are many reasons why landlords may be willing to act to address the problem. • Many landlords live in the same building as their tenants and share a concern for human health. • Once a unit is tested, any uncertainty will be removed. • Landlords do not need to test every time a new renter moves in, but can instead test periodically, once every five years. • If radon levels are low, this can be a feature which makes a rental unit more desirable. • If levels are above Canada’s Radon Guideline, they can be fixed for current and subsequent tenants at a relatively low cost. • Once radon systems are in place they last for decades. • In multi-unit buildings it will be important that many units be tested, and radon levels be addressed for the whole building. • It is much easier to take care of the issue on a whole-building basis than try to address individual units as complaints arise. • Finally, landlords generally do want to follow the law and provide safe accommodation. We think landlords and renters can avoid conflicts by openly talking about radon and what to do about it. Radon gas exposure is a problem across Canada but it is also one we can easily address. We think there is more that the provincial government, municipalities and regional districts can do, and we advocate for strong rules requiring homes and business to be tested for radon. There are many possibilities for reform. However, it remains important for people to do what they can now, including ensuring their homes are tested and the risk mitigated. We have written Radon: A Guide for British Columbia Landlords knowing that there has not yet been significant action for renters in British Columbia. We expect that over time uncertainties will be removed, as landlords get used to testing and mitigation, and the Residential Tenancy Branch learns more about radon. We hope this guide will give landlords and renters the tools they need to ensure homes are free of elevated radon and accelerate the process of clear rules and guidelines developing in British Columbia.
The BC Lung Foundation’s Healthy Indoor Environments is focused on providing education, resources, and policy options for addressing priority indoor air pollutants in British Columbia. For more information visit our website at www.bclung.ca. To download Radon: A Guide for British Columbia Landlords visit www.bclung.ca/radon-and-renters
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THE KEY
THE CHANGING PROFILE OF RENTERS Incomes, ages, backgrounds
By Vaishali, Senior Analyst, Research Services & Strategy and Wendy Waters, Vice President, Research Services & Strategy, GWL Realty Advisors A substantial portion of Vancouver’s population is choosing to rent rather than aspiring to own a home. This trend has been evolving for several decades, enhanced by urban living becoming fashionable for many, whether as a condo owner or apartment renter. As GWLRA has outlined in previous publications going back to 2011, as many as half of renters had the income to afford ownership in the region, but preferred to rent, often to achieve a more cosmopolitan lifestyle. Using estimates from the 2021 Census for the Vancouver CMA (Census Metropolitan Area), GWLRA Research analyzed these middle- and higher-income renters to understand recent shifts in rental household characteristics that can impact apartment building management. For landlords as well as rental developers, understanding the backgrounds, motivations and circumstances of renters is helpful in marketing as well as providing the right services or amenities and even budgeting maintenance. The 2021 Census reveals the extent of renting in the Vancouver area; in fact, 38 per cent (Figure: 1a) of households in Vancouver CMA region are renters. This figure rises to 52 per cent (Figure: 1b) among the apartment/condo dwellers. Other major Canadian cities also have substantially larger proportion of renters (Figure:1). Lack of down payment as well as high mortgage payments due to rising interest rates and inflation are some of the reasons why renting is becoming an even more common way of life. In addition, many renters like the added services of a rental building and prefer flexibility over long-term financial commitment. Figure:1 a, b Distribution of owners and renters in all dwelling structures vs. all apartments (apartments and condos)
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WHO ARE THE RENTERS? In terms of tenant age distribution, 50 per cent of renters in Metro Vancouver are between the ages of 25 and 44, up from 45 per cent in 2016. The household structure of tenants is such that one person living alone is the highest share followed by one family without children (i.e. a couple), and one family with children. Immigrants account for 40 per cent of renters, while visible minorities account for 44 per cent. However, the share of immigrants and visible minorities for the overall population is higher at 48 per cent and 49 per cent respectively, indicating slight under-representation of this group in the renter population. A common misconception is that renters are households with lesser incomes. On the contrary, 37 per cent of the renters in 2021 had an income of $100,000 or more, and 64 per cent of the renters had an annual household income of $70,000 or more (Figure: 2a). The share of renters with household incomes of over $100k rose sharply, by 11 per cent, between 2016 and 2021 (Figure: 2 a,b), while the share of renters with lower incomes decreased. The average household income of renters before taxes in 2021 was $77,000, a 37 per cent increase from 2016 ($56,395). Even after accounting for 10.3 per cent CPI inflation during this five-year period, we see a significant increase in average income. Additionally, since 2011, the median income
Source: Census 2021
THE KEY Rents (cont’d)
WHO RENTS THE NEW VS. OLD STOCK
of economic immigrants (after adjusting for inflation) has also increased, growing by 20 per cent between 2016-2020.
Renters have limited choice when it comes to the age of their rental home. More than 80 per cent of all purpose-built rental stock is pre-2000s built, and 70 per cent was built prior to the 1980s. As a result, the vast majority of tenants are confined to the ageing housing stock. 67 per cent of renters live in housing older than 2000 (Figure: 3). Interestingly, 12 per cent (Figure: 3) of renters reside in newly built (2016-21) apartment and condos, which is indicative of the surge in new supply in the Vancouver market in the recent years.
With more households in higher income brackets renting and renter incomes increasing in 2021, we can infer that these renters can and are able to afford increased rental rates. Furthermore, they can also be the potential tenants for newer rental product which typically garners higher rents. Figure:2 a,b Distribution of apartment (apartments and condos) renters by income in 2021 vs. 2016
Source: Census 2021 and 2016
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This disclaimer shall apply to CBRE Limited, Real Estate Brokerage, and to all other divisions of the Corporation; to include all employees and independent contractors (“CBRE”). All references to CBRE Limited herein shall be deemed to include CBRE, Inc. The information set out herein, including, without limitation, any projections, images, opinions, assumptions and estimates obtained from third parties (the “Information”) has not been verified by CBRE, and CBRE does not represent, warrant or guarantee the accuracy, correctness and completeness of the Information. CBRE does not accept or assume any responsibility or liability, direct or consequential, for the Information or the recipient’s reliance upon the Information. The recipient of the Information should take such steps as the recipient may deem necessary to verify the Information prior to placing any reliance upon the Information. The Information may change and any property described in the Information may be withdrawn from the market at any time without notice or obligation to the recipient from CBRE. CBRE and the CBRE logo are the service marks of CBRE Limited and/or its affiliated or related companies in other countries. All other marks displayed on this document are the property of their respective owners. All Rights Reserved. Mapping Sources: Canadian Mapping Services canadamapping@cbre.com; DMTI Spatial, Environics Analytics, Microsoft Bing, Google Earth
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Figure: 3 Distribution of renters by vintage of apartment (apartments and condos) product
to the 25 to 44 age group. The income classification of renters in newer product suggests that renter households earning $100,000 or higher constitute the largest share. 67 per cent of renters in newer product (apartments built between 2016-2021) had an annual household income of $70,000 or more (Figure: 4a). This share was substantially lower for the pre 1981 stock at 60 per cent (Figure: 4b). Figure: 4 a,b Distribution of renters in new vs. old product by income
Source: Census 2021 A significant portion of the newer product is rented by younger tenants. Often this is because newly constructed stock is the only option available when new tenant households are looking for a rental home. This can also be inferred from the low turnover rates in Vancouver in the last several years, which further dropped to 10.7 per cent in 2022. As per 2021 census estimates, 70 per cent of the renters in the Project3_Layout 1 2023-09-13 12:33 PM during Page 1 2016-2021) belong newly built apartments (constructed
Source: Census 2021
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THE KEY Rents (cont’d)
Figure: 5 Number of apartments and condos renters by period of construction and Immigrant and visible minority status
Source: Census 2021
Source: Census 2021, Vancouver CMA
In terms of household structure, 43 per cent of tenants in newer product come from one-person households, however this is down from 2016. (46 per cent in 2016 to 43 per cent in 2021). The share of two or more person households in new product has increased (10 per cent in 2016 to 13 per cent in 2021). This shift is likely owing to rising rents as a result of an acute housing shortage. It takes two incomes for many to afford a new one-bedroom unit. For rental operators, this trend toward more adults in one-bedroom units could have implications for wear and tear costs of the buildings.
It’s also worth noting that the share of renters who are immigrants, non-permanent residents or members of visible minorities increases in newer product. While immigrants and non-permanent residents accounted for only 36 per cent and 6 per cent of renters in the older product respectively, their share increased to 39 per cent and 21 per cent respectively in the new product (Figure: 5). Similarly, the share of visible minority renters is also significantly higher in newer product at 57 per cent compared to 32 per cent in the older product. It’s worth
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Figure: 6 Renters vs the rental stock for Vancouver CMA region stagnant supply is aggravating the longstanding demand-supply imbalance in rental housing. While the number of renters in Vancouver climbed by 42 per cent between 2016 and 2021, the number of purpose-built rental units recorded only a minimal growth of 6 per cent (Figure: 6). (This leaves condominiums, secondary suites, and overcrowding as the rental solutions for many renters.) The growth of younger renter households (i.e., 25–34-year-olds) is even more significant — an 80 per cent increase for the five-year period. This massive demand-supply gap has resulted in skyrocketing rents for vacant apartment units.
CONCLUSION Source: Census (2011, 2016, 2021) and CMHC considering that new Canadians (often visible minorities) have no other option than to rent the new product that is typically more expensive because there is no vacancy in older units that are usually at lower rents.
IS THERE ENOUGH SUPPLY TO SUPPORT RENTING AS A LIFESTYLE CHOICE? The rising number of apartment renters combined with near
For decades in Vancouver, renters have increasingly included people choosing an urban, rental lifestyle over the trade-offs and responsibilities of home ownership (whether condominium or ground-oriented homes). In the current environment of high interest rates, inflation and economic uncertainties even more individuals will likely rent, whether forever or for longer. As our analysis in this piece shows, an increasing share of renters are young adults with solid incomes, and many are immigrants. This said, the market also contains renters with modest and low incomes, even if this share is declining. The new census data helps to remind us that there are a wide variety of renters in the Vancouver Metro Area.
Apartment Financing Specialists CMHC and Conventional The Best Pricing in the Market
Derek Townsend Principal 604‐683‐2518 dtownsend@citifund.com 700 – 1111 W. Hastings St. Vancouver, BC V6E 2J3
Visit our website at www.citifund.com to see some of our past projects.
WINTER 2023 | 17
THE KEY
THE AI REVOLUTION Transforming the Role of Landlords By ChatGPT Artificial Intelligence (AI) is no longer confined to the realms of science fiction; it has become a pervasive force, reshaping industries and societies. The real estate sector, including landlords, is embracing AI to improve operational efficiency, enhance tenant experiences, and make data-driven decisions.
STREAMLINED TENANT SCREENING Finding reliable tenants is crucial for landlords to maintain sustainable rental income. AI streamlines the tenant screening process by analyzing a wealth of data, including financial history, rental backgrounds, and criminal records. Machine learning models assess risk factors and predict potential tenant behavior, allowing landlords to make well-informed choices while minimizing the risk of problematic tenants. This data-driven approach results in better tenant selection and reduced turnover rates, contributing to stable and profitable property management. EDITOR’S NOTE ChatGPT is a powerful tool, but it is a global product and as such the information that it outputs does not necessarily reflect the jurisdiction of the user. This can result in incorrect information. AI enhanced tenant screening which includes criminal records is prohibited in B.C. by The Office of the Information and Privacy Officer.
DATA-DRIVEN DECISION MAKING AI-powered analytics provide landlords with invaluable insights for data-driven decision-making. By processing vast amounts of data from various sources, including market trends, rental rates, and tenant demographics, AI algorithms help identify promising locations, assess rental price trends, and evaluate property performance. Armed with data-driven insights, landlords can optimize their portfolios, invest wisely, and stay competitive in the ever-changing real estate market.
PERSONALIZED TENANT EXPERIENCES In this essay, we explore the myriad ways AI will transform the role of landlords, revolutionizing property management, tenant screening, maintenance, decision-making processes, and sustainability efforts. As AI continues to advance, landlords must adapt to leverage its potential fully, ensuring a seamless integration of technology and a human-centric approach.
PROPERTY MANAGEMENT EFFICIENCY AI-powered property management systems are revolutionizing the way landlords handle their portfolios. Routine tasks like rent collection, maintenance requests, and lease renewals can be automated through AI, freeing up valuable time and resources for landlords to focus on strategic decision-making. Additionally, AI-driven chatbots provide real-time assistance to tenants, addressing queries promptly and improving customer satisfaction. Furthermore, AI can optimize property maintenance by enabling predictive maintenance. Sensors installed in buildings collect data, which AI algorithms analyze to identify potential issues before they escalate. By preventing unexpected disruptions and reducing repair costs, AI-driven predictive maintenance enhances tenant experiences and property management efficiency.
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In the digital era, tenants expect personalized experiences from their landlords. AI plays a crucial role in gathering and analyzing data to understand tenant preferences, habits, and needs. With this knowledge, landlords can tailor their offerings, such as amenities, services, and leasing options, to meet individual requirements. Personalization fosters stronger tenant-landlord relationships, enhances tenant satisfaction, and increases tenant retention rates, thereby ensuring a stable rental income.
REAL-TIME MARKET ANALYSIS The real estate market is dynamic and subject to rapid fluctuations. AI offers landlords the capability to continuously monitor real-time market conditions, including rental demands and property values. Armed with real-time data, landlords can swiftly adjust rental rates, marketing strategies, and property investments to optimize portfolio performance. Real-time market analysis helps landlords stay ahead of the competition and make informed decisions in a fast-paced environment.
ENERGY EFFICIENCY AND SUSTAINABILITY Sustainability has become a significant consideration in the real
estate industry, and AI can play a pivotal role in promoting energy efficiency. AI-powered smart building systems monitor energy usage patterns, identify wasteful practices, and suggest improvements to reduce utility costs and carbon footprints. Implementing green initiatives not only enhances a property’s appeal to environmentallyconscious tenants but also demonstrates the landlord’s commitment to sustainability and responsible property management.
RISK MANAGEMENT AND FRAUD DETECTION AI is instrumental in mitigating various risks associated with property ownership. By analyzing historical data and patterns, AI can detect potential fraud, assess insurance risks, and evaluate the financial stability of tenants. Moreover, AI-powered security systems enhance property safety, deterring criminal activities and ensuring a secure environment for tenants. Proactive risk management builds trust among tenants and stakeholders, fostering a safe and secure community.
ETHICAL CONSIDERATIONS AND HUMANCENTRIC APPROACH While AI offers numerous opportunities, ethical considerations are vital to maintain a human-centric approach. Data privacy and security must be prioritized to ensure the responsible use of tenant information. Additionally, landlords must strike a balance between leveraging AI capabilities and maintaining human interactions to uphold trust, empathy, and personalized service in the landlordtenant relationship.
AI IS INSTRUMENTAL IN MITIGATING VARIOUS RISKS ASSOCIATED WITH PROPERTY OWNERSHIP. Artificial Intelligence is poised to transform the role of landlords in the real estate industry, revolutionizing property management, tenant screening, decision-making processes, sustainability efforts, and risk management. With AI-powered automation, landlords can streamline operations, optimize maintenance, and enhance tenant experiences, fostering long-term relationships and tenant retention. Data-driven insights empower landlords to make well-informed decisions, adapt to market dynamics, and stay competitive. However, a successful integration of AI requires responsible and ethical practices, safeguarding data privacy and security. Maintaining a human-centric approach ensures that AI complements human capabilities rather than replacing them, fostering trust, empathy, and personalized service. As AI continues to evolve, landlords who embrace this transformative technology with wisdom and foresight will shape the future of the real estate industry, redefining the landlord’s role in a dynamic and technology-driven landscape.
This article was written by ChatGPT, an AI-powered chatbot developed by OpenAI, based on the GPT (Generative Pretrained Transformer) language model.
600 , 18,000
We offer Complete Design, Engineering & Installation Services, including restoration of all finishes.
Contact us for a complimentary evaluation or estimate: 604-872-2561 or sales@cambridgeplumbing.com www.cambridgeplumbing.com 4343 Fraser Street, Vancouver, B.C. V5V 4G4 | Tel: 604-872-2561
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THE KEY
RIGHT TO QUIET ENJOYMENT
Balancing a Tenant’s Rights with the Obligation to Repair and Maintain a Rental Property By Michael Drouillard and Brett Love, Drouillard Lawyers A landlord of a residential property in British Columbia has an obligation to maintain that property in a state of decoration and repair that complies with the health, safety and housing standards required by law and is suitable for occupation by a tenant. That standard is prescribed by section 32 of the Residential Tenancy Act, SBC 2002, c 78 (RTA). It varies according to the age, character, and location of the rental unit. This means that, although the specifics of exactly what will be required of a particular landlord in terms of maintenance and repair will differ between a 100-year-old heritage building and a brand new home, all landlords are required to engage in periodic maintenance of their rental properties, and will need to replace key building components (e.g., the roof, siding, elevators, etc.) when these building components reach the end of their useful life span. Depending on the size and scope of the repairs or maintenance activities, a project may take weeks to months to complete. There may also be some unavoidable inconvenience to tenants in the form of construction noise, attendance at the building by contractors and tradesperson, and construction dust and debris. There may also be a temporary loss of services or facilities. For example, a project to replace an elevator in a multi-unit apartment building often takes several weeks to complete; will involve at least some construction noise; and will require that the elevator be taken offline for the duration of the project. When undertaking these maintenance and repair or replacement projects, a tenant’s right to the quiet enjoyment of their home can become implicated. Section 28 of the RTA protects a tenant’s right to the “quiet enjoyment” of their home, which includes freedom from unreasonable disturbances. It also protects the use of common areas for reasonable and lawful purposes, free from significant interference. The Residential Tenancy Branch (RTB) has issued a policy guideline, Residential Tenancy Policy Guideline 6 — Entitlement to Quiet Enjoyment (RTPG 6), intending to provide some guidance as to what constitutes a breach of a tenant’s right to quiet enjoyment. Essentially, RTPG 6 clarifies that temporary discomfort or inconvenience does not breach a tenant’s right to quiet enjoyment. A breach of the right to quiet enjoyment means “substantial interference with the ordinary and lawful enjoyment of the premises” (RTPG 6, page 1). The guidance provided by RTPG 6 is limited and generalized. Whether a breach of a tenant’s right to quiet enjoyment has occurred is a very fact-specific inquiry, often involving significant evidence with respect to the magnitude and duration of the disturbance and the impacts the disturbance has had on an individual tenant. To determine whether a breach of the right to quiet enjoyment has occurred, an RTB arbitrator will balance the tenant’s right to quiet enjoyment against the landlord’s right and responsibility to maintain the premises (RTPG 6, page 1). Even if the repairs are necessary for the safety and health
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standards of the property, a tenant’s right to quiet enjoyment must be considered and accommodated. A landlord can accommodate a tenant’s right to quiet enjoyment by taking reasonable steps to minimize the impacts of construction on tenants and by providing reasonable accommodations to tenants, depending on the circumstances. Reasonable steps a landlord can take to protect a tenant’s right to quiet enjoyment during periods of renovation or repair include, but are not limited to: 1. Keeping tenants informed about the scope and duration of repairs, including updating tenants if the timing or scope of work changes. For example, a landlord should provide tenants with an estimate for how many days or weeks construction work will be ongoing and how that work will impact them in terms of access to the property, whether their home will need to be accessed by contractors, and if a service or facility will be temporarily unavailable and for how long. This information should be provided as soon as possible, and preferably before construction begins so that tenants can make other arrangements if necessary and so that the landlord and tenants can discuss any potential issues a tenant may face and how those issues may be reasonably accommodated by the landlord; 2. Hiring reputable contractors and tradespeople who will abide by health and safety standards and municipal noise bylaws. Municipalities will typically have specific hours during which construction noise is permitted, and contractors and tradespeople should be instructed to only work during these hours. In addition, contractors and tradespeople should be instructed to keep their work area as clean as possible, including by tidying their work site at the end of each day for multi-day projects; 3. Scheduling construction work so that inconvenience to tenants is minimized as much as reasonably possible. For example, a landlord should attempt to schedule work which is anticipated to cause significant noise or dust at the same time or as close in time as possible. It is significantly less disruptive to tenants to be subjected to one day of significant noise rather than 1 hour of significant noise a day for 5 days, particularly if the noise is intermittent or is at unpredictable times; and 4. If a building service or amenity will be unavailable, providing tenants with alternate accommodations or services. For example, if an elevator is scheduled for a complete replacement, this will typically require the elevator to be completely offline for a
period of several weeks. This can be very disruptive to tenants, particularly if it is the only elevator in the building or for tenants who have mobility issues. In this context, a landlord should provide support to tenants by, for example, having someone on site a few days each week to help tenants move things like groceries to their units. In fact, a landlord may be obliged to provide this service to accommodate residents with disabilities. One common question is whether a tenant is entitled to monetary compensation from their landlord as a result of repair and maintenance activities, either as a cash payment or as a temporary reduction in their monthly rent, known as a rent abatement. Tenants will often ask their landlords for this type of compensation, and may file disputes with the RTB alleging a breach of their right to quiet enjoyment and requesting monetary compensation as a result of this breach if the landlord denies their request. It is important for landlords to be aware that maintenance and repair activities are not automatically a breach of a tenant’s right to quiet enjoyment. As set out above, temporary inconvenience does not breach a tenant’s right to quiet enjoyment. Recently, we defended a landlord of an aging apartment building in Vancouver against a dozen claims for monetary compensation from tenants, alleging that their right to quiet enjoyment was breached due to construction noise, dust, and debris at the building as well as a temporary loss of services as a result of these repairs, which including an elevator modernization project, and common area renovations. The compensation sought by the tenants totalled more
than $100,000 for rent abatement. In the end, their claims were completely unsuccessful. The issue that the RTB arbitrator had to grapple with was how to balance the landlord’s right and obligation to maintain the building against the tenants’ right to quiet enjoyment. We successfully argued that the landlord respected the balance between these two conflicting rights and acted reasonably by taking steps to protect the tenants’ right to quiet enjoyment and accommodating individual needs and circumstances of building tenants. The landlord had taken the steps set out above to accommodate the building’s tenants and to minimize the impact of necessary repair and maintenance activities on their right to quiet enjoyment. The RTB dismissed both claims in their entirety and held that neither tenant was entitled to any compensation as a result, finding that while there was temporary inconvenience, the landlord took reasonable steps to accommodate the tenants, and that the temporary inconvenience was not a breach of the tenants’ right of quiet enjoyment. Compensation is only owed to a tenant if the landlord has breached the tenant’s right to quiet enjoyment, and when the tenant proves an entitlement to the amount of the specific compensation they seek. It is not an automatic entitlement every time a landlord engages in repair or maintenance activities with respect to a rental property. A landlord can protect themselves from liability if a matter goes to a hearing before the RTB by taking reasonable steps to accommodate tenants and minimize impacts to tenants as a result of maintenance or repair activities.
Michael Drouillard and Brett Love are the founders of Drouillard Lawyers, a commercial real estate and real estate litigation firm. They frequently act for residential landlords, particularly owners of multi-family buildings. https://www.drouillardlawyers.com/
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THE KEY
NOTHING GOOD ABOUT A BAD REPUTATION Protecting your brand pays off in the long run By Lesli Boldt, President, Boldt Communications Inc. “It takes many good deeds to build a good reputation, and only one bad one to lose it.” ~ Benjamin Franklin
Ben was on to something. As a communications professional and a small business person in my own right, I know better than most the value of maintaining a good reputation and a strong, positive brand image — no matter what business you’re in. For B.C. landlords, this is just as true whether you’re renting a single home, or hundreds of units in purpose-built apartment buildings. The challenges that landlords are facing today are very real. Inflation, materials, labour and financing costs are making building maintenance and repair more expensive than ever before. Major renovations — even for a small unit or building — can run in the tens or even hundreds of thousands of dollars. Changing climate conditions are increasing landlord costs and responsibilities to their tenants in ways that were never contemplated when they bought or built the building. And rents from tenants aren’t always keeping up with those increasing costs. This doesn’t mean you should be cutting corners when it comes to your reputation. In business — as in life — it’s always smarter to play the long game. When you harm your reputation by not acting in good faith, it doesn’t just hurt you — it hurts all landlords, and creates an environment of distrust, and could lead to public policy changes that make doing business even harder for all landlords in B.C. Not going by the book when it comes to tenancy issues can also get you or your company into legal hot water — and can even put your face at the top of the evening TV news. There are other major risks for landlords to a damaged reputation: it can undermine your ability to get financing when you need to make necessary upgrades to your building; it can prevent you from getting rezoning approvals, licences and permits for your current and future properties; and, it can earn the disdain and scorn of your fellow landlords. All of these issues have major implications for your business — and for the reputation of the sector, too. I often tell my clients that the best way to “manage” an issue is to prevent it from becoming public in the first place. To do that, you need to act with honesty, transparency, integrity and according to the law. It’s that simple.
PROTECTING YOUR REPUTATION AS A LANDLORD IS ABOUT TREATING PEOPLE WITH EMPATHY, ACTING WITH INTEGRITY... The good news is, the power to preserve your reputation is in your own hands. Here’s a few simple steps that you can take to protect and enhance your brand as a landlord: • Follow the law. Think the laws and regulations are unfair or unreasonable? Work with your fellow landlords and the fine folks at LandlordBC to advocate and change them. Don’t take the risk on our own. • Make the necessary repairs to the units you own. This is will make you or your company a folk hero with your tenants, will protect the value of your asset, and will actually enhance your reputation as a decent landlord. • When you must evict a tenant — whether it’s for a renovation, a redevelopment, the sale of your property, or for a close family member to move in — communicate with transparency about what you’re doing and when, treat your tenants with empathy and respect, and provide them with the notice, compensation and/or relocation support required by the law. When you do all of the above, and the going still gets tough for your reputation, consider hiring a communications and issues management professional. We’ll help you move beyond the initial public relations and reputational shock, and — if you’ve acted with sincerity and integrity — will help keep your reputation intact. Protecting your reputation as a landlord is about treating people with empathy, acting with integrity, and recognizing that it’s people you’re dealing with — people who just want a safe, comfortable home they can afford to live in. Don’t jeopardize your values, your reputation and your company’s future for short-term financial gain. Play the long game, and you’ll win every time.
Lesli Boldt is president of Boldt Communications Inc., a B.C.-based communications and public relations firm that works on real estate and housing issues for public, private and non-profit sector clients. Boldt also offers communications, presentation, crisis communications and media relations workshops for executives and organizations. To learn more, visit https://boldtcommunications.com/media-training-packages/.
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LANDLORDBC EVENTS CHARITY WEBINAR — FIRESIDE CHAT WITH GRANT HADDOCK & HUNTER BOUCHER December 14, 2023, 10:00 am — 11:30 am Join us on December 14th for an engaging fireside chat and Q& A session, discussing the key issues faced by landlords and property managers today. This webinar, moderated by CEO David Hutniak and featuring two distinguished experts, Grant Haddock of Haddock & Co. Lawyers, and our own Hunter Boucher, vice president of operations, will provide valuable insights and perspectives on the current rental housing legislative landscape. Tickets to this special webinar are by donation to Covenant House Vancouver. For more information and registration visit: landlordbc.ca/ member-content/charity-webinar
LANDLORDBC 2024 EVENTS We are excited to bring several events to members starting early 2024. This will include education days, a golf tournament in the summer, and our AGM which will be in Vancouver in October. Please keep an eye on our e-newsletters for the most up to date information on our upcoming events.
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WINTER 2023 | 23
THE KEY
LANDLORDBC 2023 AGM + TRADE EXPO
On October 18, we held our annual general meeting at the Olympic View Golf Club in Victoria. The beautiful sunny day set the perfect backdrop for our largest event of the year and we were delighted to once again host exceptional guest speakers who presented interesting and timely topics with the attendees. We would like to say a big thank you to the event sponsors who helped us bring this event to our members in Victoria: • Platinum sponsor - The Home Depot • Gold sponsors - Megson FitzPatrick-Acera Insurance and FortisBC • Beverage sponsor - RJC Engineers • Coffee and tea sponsor - Yardi We would also like to say a special thank you to the Hon. Ravi Kahlon, B.C.’s minister of housing and government house leader for attending and participating in a robust conversation with CEO, David Hutniak. The 2024 AGM will be held next October in Vancouver and we’re already busy working on the program so be sure to keep an eye out for more information about that coming next year.
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HUNTER’S HINTS
Rent Increase Process in British Columbia By Hunter Boucher, Vice-President, Operations, LandlordBC Advocacy is LandlordBC’s primary focus, and it often feels intangible or abstract, especially in the face of very concrete operational and practical challenges faced by rental housing providers. This is exacerbated by the frequent, at least in appearance, indirect nature of policy. The truth is that while one might view the relationship between advocacy and operational needs as somewhat oblique, they are more than parallel; they follow the same path.
The Residential Tenancy Branch’s (RTB) October 2023 expansion of the Direct Request Process highlights this alignment with great clarity. It was a lengthy advocacy effort with many contact points on behalf of LandlordBC that resulted in clear operational benefits for rental housing providers. What are these operational impacts? By expanding the use of the Direct Request process to include the One Month and Four Month Notices to End Tenancy, rental housing providers now have a transparent, relatively easyto-use, and most importantly - expedited method of acquiring an Order of Possession. Prior to October 2023, the Direct Request process was only available to landlords to enforce the 10-Day Notice to End Tenancy. This change comes after years of direct advocacy on the part of LandlordBC. Through many fronts, LandlordBC pushed the premier, housing minister, and RTB staff to expand the Direct Request process to include these notices in the already created Direct Request framework. The motivation to forward this agenda was primarily to ensure landlords have a standardized and timely route to enforcement of notices to end tenancy. Additionally, as this process will divert many applications from the participatory hearing queue, we should, in time, see a reduction in those hearing wait times. A Direct Request is an RTB Dispute Resolution decision-making process based solely on written documentation, eliminating the need for an oral hearing. Landlords can use the Direct Request process for applications related to orders of possession, monetary orders for unpaid rent, and the recovery of filing fees. However, this option is only available if the landlord has served a notice to end the tenancy, the tenant hasn’t disputed it through dispute resolution, and the required time for the tenant’s response has passed. Landlords can apply for a Direct Request if the tenant hasn’t disputed the notice within specific timeframes. However, orders of possession related to the landlord’s use of property must go through the standard dispute resolution process. It should be noted that if a tenant has disputed the notice to end tenancy, the Direct Request process would not be available.
The Direct Request procedure involves the landlord applying, providing necessary documents, and paying the filing fee. After an initial review by the Residential Tenancy Branch (RTB), the landlord serves a Direct Request Proceeding Package to each tenant. The RTB then thoroughly reviews the application and makes a decision. A copy of the decision is sent to the tenant and landlord. If the application is successful, the landlord will also receive an order that can be served on the tenant. Orders may be enforced through the courts should the tenant not comply.
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THE KEY Hunter’s Hints (Cont’d) The Direct Request process relies solely on documentation. For unpaid rent and utilities, documents include the application for Direct Request form, the tenancy agreement, rent increases served during the tenancy, proof of service, and the relevant notice to end tenancy. For other disputes, the required documentation includes the application form, the tenancy agreement, proof of service notices, and relevant notices to end tenancy. Relevant details on timelines and documentation for each notice follow.
ONE MONTH, FOUR MONTH NOTICES TO END TENANCY
If all supporting documents are not attached, are unclear, or if the adjudicator has questions regarding the documents, they may schedule an oral hearing or dismiss the matter with or without leave to reapply.
• The applicable Notice to End Tenancy for Cause or End of Employment.
10 DAY NOTICE TO END TENANCY Timeline: The tenant has five days from the date they receive the notice to dispute the notice after which the landlord may apply for a Direct Request. Documentation: • 10 Day Notice to End Tenancy for Unpaid Rent or Utilities (form RTB-30). • Direct Request Worksheet (form RTB-46) setting out the amount of rent or utilities owing. • A copy of the written tenancy agreement. • Documents showing changes to the tenancy agreement relevant to the application, such as notices of rent increases, or changes to the parties to the agreement. • If applicable, proof that the landlord served the tenant with the Written Demand to Pay Utilities using the Proof of Service - Notice to End Tenancy and Written Demand to Pay Utilities (form RTB-34). • If any rent was received after the 10 Day Notice to End Tenancy was issued, a copy of any receipts issued to the tenant. • Proof the landlord served the tenant with the Notice to End Tenancy using the Proof of Service Notice to End Tenancy and Written Demand to Pay Utilities (form RTB-34).
Timeline: For the one month the tenant has 10 days and with the four month the tenant has 30 days from the date they receive the notice to dispute the notice after which the landlord may apply for a Direct Request. Documentation:
• A copy of the written tenancy agreement. • Documents showing changes to the tenancy agreement relevant to the application, such as notices of rent increases, or changes to the parties to the agreement. • Proof the landlord served the tenant with the Notice to End Tenancy using the Proof of Service Notice to End Tenancy and Written Demand to Pay Utilities (form RTB-34). When using the Two Month Notice to End Tenancy because the landlord, their spouse, or their close family member (or the same for a purchaser of the property) plan to move into the unit, the direct request process may only be used for this notice when it is served because the tenant no longer qualifies for subsidized housing. This reason will only apply to not-for-profit housing providers and the rules are similar to the other notices. When using the Two Month Notice to End Tenancy because the landlord, their spouse, or their close family member (or the same for a purchaser of the property) plan to move into the unit, the direct request process is not currently available. The expansion of the Direct Request Process by the Residential Tenancy Branch stands as a significant testament to the power of dedicated advocacy in shaping tangible and practical solutions for the rental housing sector. Because of your membership, LandlordBC’s significant efforts have not only facilitated a more streamlined and efficient process for rental housing providers but have also paved the way for a more transparent and expeditious resolution of tenancy disputes. With an ever-changing rental housing landscape, the need for advocacy will not wain, no matter how many wins there may be and LandlordBC will remain theAD voice of B.C.’s12/9/11 rental housing card:q7 9:52 industry. AM Page 1
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ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND ACCESS CONTROL KEY FOB Vandelta Communication Systems Ltd.(VDC) Christopher Rae (604) 732-8686 vandelta.com
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D&H Group LLP Arthur Azana (604) 731-5881 dhgroup.ca Smythe LLP Daniel La (604) 687-1231 smythecpa.com
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Places4Students.com Laurie Snure (866) 766-0767 Places4Students.com
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Reliance Home Comfort Dan Harvey (416) 707-5964 reliancehomecomfort.com
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Coinamatic Canada Inc. Lyle Silverstein (604) 270-8441 coinamatic.com Penguin Appliances Sales & Services Inc. Harb Sangha (604) 451-4411 penguinappliances.com
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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
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BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com
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Greater Vancouver Home Services Ltd. Shawn Stevens (778) 727-2888 greatvancouverhomeservices.com
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Garpy Concrete & Restoration Ltd. Claudio Pineda (604) 375-3017 garpyconcrete.com Seal-Crete Restoration Ltd. Claudio Pineda (604) 375-2017 seal-crete.ca
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BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com Lambert Plumbing and Heating Ltd. Youhann Semov (604) 734-0890 lambertplumbing.ca KS Maintenance LTD Teresa Cheung (604) 339-8223 ks-propertyservices.com
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RentCheck Credit Bureau Brenda Maxwell (800) 661-7312 rentcheckcorp.com
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RentCheck Credit Bureau Brenda Maxwell (800) 661-7312 rentcheckcorp.com
DECKS AND BALCONIES Lambert Plumbing and Heating Ltd. Youhann Semov (604) 734-0890 lambertplumbing.ca
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Lambert Plumbing and Heating Ltd. Youhann Semov (604) 734-0890 lambertplumbing.ca
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Control Tech Electrical Greg Mitsiadis (604) 779-7176 contoltechelectric.com Evanson Electric Ltd. David Evanson (604) 657-7957 evansonelectric.com
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FRESCo Building Efficiency Jordan Fisher (778) 783-0315 frescoltd.com Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 rjc.ca
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EVICTION SERVICES
Canadian Tenant Inspection Services Ltd. Anna Garnett (778) 846-9125 ctiservices.ca
EXTERIOR/ SIDING REPLACEMENT
Lambert Plumbing and Heating Ltd. Youhann Semov (604) 734-0890 lambertplumbing.ca
FIRE PROTECTION & MONITORING
Telus Communications Inc. Sarah Ballantyne (250) 310-3343 telus.com
FIRE PROTECTION, MONITORING & EQUIPMENT
Community Fire Prevention Ltd. Jordan Kennedy (604) 944-9242 comfire.ca Vancouver Fire and Radius Security Angela Nottingham (604) 232-3473 vanfire.com
FLOORING AND CARPETING
Lambert Plumbing and Heating Ltd Youhann Semov (604) 734-0890 lambertplumbing.ca
Mira Floors Limited Kevin Bergstresser (604) 856-4799 mirafloors.com
FOOD WASTE DISPOSER Super Save Group of Companies Danielle Johannes (604) 533-4423 supersave.ca
GAS SERVICE
Absolute Energy Kirby Morrow (604) 315-2058 absolute-energy.ca
GUTTERS, SOFFITS & RAILING INSTALLATION
Cambie Roofing Contractors Paul Skujins (604) 261-1111 cambieroofing.com
HEATING FUELS Columbia Fuels Nathan Dorie (877) 500-4328 columbiafuels.com
INSPECTIONS-TENANCY COMPLIANCE
Canadian Tenant Inspection Services Ltd. Anna Garnett (778) 846-9125 ctiservices.ca
INSURANCE
AC&D Insurance Services Ltd. Robert ten Vaanholt (604) 985-0581 acdinsurance.com BFL Canada Risk and Insurance Services Inc. Stacey Wilson (778) 374-4125 bflcanada.ca/real-estate Capri CMW Insurance Services Ltd. Danielle Russel (604) 294-3301 capricmw.ca Megson FitzPatrick Insurance Mike Nichol (250) 519-2300 megsonfitzpatrick.com
INTERCOM REPAIRS & INSTALLATION
Vandelta Communication Systems Ltd.(VDC) Christopher Rae (604) 732-8686 vandelta.com
INTERNET LISTING SERVICES
Yardi Breeze Premier Jasmin Rodas (800) 866-1124 yardibreeze.ca
INVESTMENT & RETIREMENT PLANNING Monarch Financial/ Manulife Securities Inc. Richard Laurencelle (604) 681-2699
LANDSCAPING - LAWN & GARDEN MAINTENANCE BUR-HAN Garden & Lawn Care Robert Hannah (604) 983-2687 bur-han.ca
LAUNDRY EQUIPMENT LEASING AND SALES Sparkle Solutions Connie Goldman (866) 769-0680 sparklesolutions.ca
LEGAL SERVICES
Haddock & Company Jessica McNeal (604) 983-6670 haddock-co.ca Lesperance Mendes Alex Chang (604) 685-3567 lmlaw.ca Refresh Law Oscar Miklos (604) 800-8096 refreshlaw.ca
LIGHTING
Control Tech Electrical Greg Mitsiadis (604) 779-7176 contoltechelectric.com
MEDIA
MediaEdge Communications Dan Gnocato (604) 549-4521 mediaedge.ca
MORTGAGE FINANCING
Citifund Capital Corporation Derek Townsend (604) 683-2518 citifund.com CMHC Eric Bond (604) 737-4161 cmhc.ca
ONLINE PAYMENT SERVICE
Yardi Breeze Premier Jasmin Rodas (800) 866-1124 yardibreeze.ca
PAINT SALES
Cloverdale Paint Dave Picariello (604) 551-8083 cloverdalepaint.com
PAINTING SERVICE
Garpy Concrete & Restoration Ltd. Claudio Pineda (604) 375-3017 garpyconcrete.com Lambert Plumbing and Heating Ltd. Youhann Semov (604) 734-0890 lambertplumbing.ca Remdal Painting & Restoration Inc. Paul Maryschak (604) 882-5155 remdal.com
PEST CONTROL
Assured Environmental Solutions Brett Johnston (604) 463-0007 assuredenvironmental.ca Solutions Pest Control Ltd. Jason Page (604) 815-0093 PestSolutions.ca
PIPE LINING/ RE-PIPING CuraFlo of Canada Ltd. Randy Christie (604) 298-7278 curaflo.com
This list is intended for use by the members of LandlordBC. It is distributed with the understanding that it does not constitute a recommendation or guarantee from LandlordBC. Rather it is consolidation of recommendations received by LandlordBC from its individual members. Although the information is intended to be beneficial, neither we nor any other party will assume liability for loss of damage as a result of reliance on this material.
ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND PLUMBING/HEATING/ BOILERS
Allied Plumbing, Heating & Air Conditioning Lance Clarke (604) 731-1000 allied-plumbing.ca BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com Cambridge Plumbing Systems Ltd. John Jurinak (604) 872-2561 cambridgeplumbing.com CuraFlo of Canada Ltd. Randy Christie (604) 298-7278 curaflo.com Lambert Plumbing and Heating Ltd. Youhann Semov (604) 734-0890 lambertplumbing.ca Manna Plumbing Ltd. Chris Kobilke (604) 710-3908 mannaplumbing.com Montalbano Plumbing Services Ltd. Andrea Giovanni (604) 444-0222 montalbano.ca Reliance Home Comfort Dan Harvey (416) 707-5964 reliancehomecomfort.com Xpert Mechanical & JK Lillie Ltd. Kerry West (604) 294-4540 xpertmechanical.com
PRINTING
Citywide Printing Ltd. Gordon Li (604) 254-7187 citywideprint.com
PROPANE
Columbia Fuels Nathan Dorie (877) 500-4328 columbiafuels.com
PROPERTY MANAGEMENT
Bayswater Projects Ltd. Nicholas Wadsley (604) 720-0603 bayswater-projects.com GWL Realty Advisors Residential Inc. Michele Caley (587) 412-5583 gwlraresidential.com Holywell Properties Adam Major (604) 885-3460 holywell.ca 88West Realty Ltd. Shirin Saleh 88westrealty.com A A Property Management Ltd. Aaron Leung (604) 207-2002 aaproperty.ca Advent Real Estate Services Ltd. Michelle Farina (604) 736-6478 rentwithadvent.com Aedis Realty Azi Hosseini (778) 881-4414 azihomes.com
28 | WINTER 2023
Ambiance Property Management Inc. Deepak Kumar (604) 366-4959 ambianceproperty.ca Ami Dixon Property Manager Ami Dixon (604) 833-4144 Appelt Management Inc. Ryan Gray (250) 980-3577 risemanagement.ca Associa British Columbia, Inc.- RHOME Katie Khoo (604) 591-6060 rhomepm.ca Associated Property Management (2001) Ltd. Rob Zivkovic (250) 712-0025 apmkelowna.com Atrium Pacific Properties Inc. Accounts Payable (250) 477-5353 atriumpropertymanagement.ca Barbican Property Management Dragana Lazic (604) 943-2203 Barbicanpm.ca Bayside Property Services Ltd. Lynda Creamer (604) 432-7774 baysideproperty.com BentallGreenOak (Canada) Limited Partnership Candace Le Roux (604) 646-2814 bentallgreenoak.com Birds Nest Properties Alvin Cheung (604) 260-9955 birdsnestproperties.ca Bodewell Realty Inc. Myra Rajan (604) 633-5511 bodewell.ca Bolld Real Estate Management Leo Chrenko (855) 266-8588 bolldpm.com Brightside Homes Ronald Singh (604) 684-3515 brightsidehomes.ca Casa Rental Management Tammy Diego-Mott (604) 273-6801 Cecilia Court Armida Cumberbirch Century 21 Energy Realty Ltd. Mike Buburuz (250) 785-0021 c21energymanagement.ca Century 21 In Town Realty Michael La Prairie (604) 685-5951 century21vancouver.com CLV Group Michael Forani (613) 728-2000 clvgroup.com Cogir Real Estate Kevin Anderson (905) 434-2243 cogir.net Copper Ridge Court Vera Lloyd (250) 372-0829
Coronet Realty Ltd. Aaron Best (604) 298-3235 coronetrealtyltd.com Custom Realty Ltd. Jolene Foreman (604) 916-6345 custom-realty.ca Deecorp Properties Patricia Dee (604) 683-0002 Delta King Place Housing Society Lucy Borges (250) 632-6535 deltakingplace.ca Devon Properties Ltd. David Craig (250) 595-7000 devonproperties.com Devonshire Properties Paola Lopez (604) 879-7368 devonshire-inc.com Dexter Realty/Dexter PM Gurm Pandher (604) 869-8226 dexterrealty.com Dorset Realty Group Canada Ltd. Damien Roussin (604) 270-1711 ext.111 dorsetrealty.com DPM Rental Management Ltd. Phillip Paull (604) 982-7051 DPMonline.ca Eagleson Properties Ltd. Katherine Eagleson (604) 879-1070 eaglesonproperties.com EasyRent Real Estate Services Ltd. Reception EasyRent (604) 662-3279 easyrent.ca Fireside Property Group Ltd. Keith McMullen (403) 228-4303 firesidepropertygroup.com FirstService Residential Jaclyn Jeffrey (604) 683-8900 fsresidential.com GMC Projects Inc. David Milne (604) 717-4477 gmcprojects.com Greater Vancouver Tenant & Property Management Ltd. Keaton Bessey (604) 398-4047 gvantpm.com Green Door Property Management Jayde Cooke (250) 345-2133 Gulf Pacific Property Management Ltd. Terry Roberts (604) 990-1500 gulfpacific.ca Hathstauwk Holdings Ltd. Terra Turton (604) 272-7626 Hathstauwk.com Hewett Homes Adrienne Hewett (604) 922-1934 hewetthomes.ca HomeLife Benchmark Realty Corp. Rawad Najjar (604) 644-4491 homelifepropertyrentals.ca
Hope Street Management Corp. Daria Vagner (604) 416-0042 hopestreet.ca Hugh & McKinnon Realty Ltd. Scott Higgins (604) 531-1909 hughmckinnon.com Hume Investments Ltd. Sally McIntosh (604) 980-9304 humeinvestments.com Hunter McLeod Realty Corp. Richard Anderson (604) 734-8860 hmrealty.bc.ca JKS Realty & Property Management Jason Kahl jksrealty.ca L Bennett Consultants Lolly Bennett (604) 307-3080 Locarno Riley Mari Lougheed Enterprises Ltd. Andrew Statham (604) 980-0067 Macdonald Commercial R.E.S. Ltd. Tony Letvinchuk (604) 736-5611 macdonaldcommercial.com MacPherson Real Estate Ltd. Rob MacPherson (604) 605-2534 cbmre.ca Maple Leaf Property Management Apartments Melanie LeBar (604) 925-8215 Maxsave Real Estate Services Linda Stacey (250) 640-3471 maxsave.bc.ca Metro Vancouver Housing Corporation Farah Kassam (604) 432-6300 metrovancouver.org Midwest Property Management Tina Ding (604) 291-6878 rentmidwest.com Minto Properties Inc. Lynne Bedard minto.com Mountain Town Properties Ltd. Jodie Ouimet (250) 368-7166 Mr. Christopher E Hughes, CCIM Christopher Hughes, CCIM (604) 833-7922 Multiple Realty Ltd. Grace Cheng (778) 918-855 Murray Hill Developments Ltd. Barry Wiedman (780) 488-0288 Oak West Realty Yori Nakatani (604) 731-1400 Oakwyn Realty Ltd. Arlene Chiang (604) 897-0458 oakwynpm.com Peninsula Property Management Doug Holmes (604) 536-0220 rentinfo.ca
Picket Fence Property Management Group Cindy Hamel (604) 807-1105 picketfencepmg.com Porte Realty Ltd. Ryan Singleton (604) 732-7651 porte.ca Prospero International Realty Inc. Jeff Nightingale (604) 669-7733 Quality Property Management Real Estate Services Ltd. Marianne Miller (778) 878-7304 bcpropertyspecialist.com Raven Property Management Ltd. George Holmes (250) 881-8866 RE/MAX City Realty Gibsons Andrea Kerr (604) 682-3074 coastrentals.ca RE/MAX Crest Realty Tom Wang RE/MAX Crest Realty Aidin Ashkieh (604) 566-1010 RE/MAX Penticton Realty Deborah Moore (250) 492-2266 yoursouthokanaganhome.com Re/Max Sea to Sky Real Estate Ltd. Shankar Raina (604) 935-9071 remaxseatoskypm.com Real Property Management Carla Browne (888) 272-2111 rpmcentral.ca Real Property Management Signature Albert Langbid (877) 497-0848 rpmsignature.ca Realstar Steve Matish (416) 923-2950 realstar.ca Red Door Management Corp. Lisa Biggin (778) 827-0377 reddoorpm.ca Reign Realty Andi Pham (604) 404-4888 reignrealty.ca REMAX City Ken O’Donnell (604) 740-7652 Remax City Realty Ken Zhou Rent It Furnished Realty Robson Souza (604) 628-3457 rentitfurnished.com Rent Real Estate Services Lucy Willcox PREC* (604) 737-8865 rentrealestateservices.ca Reside Management Ericko Toni residemanage.com Rize Alliance Properties Ltd. Rebecca Mumford (604) 630-1645 rize.ca
ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND Roboson Holdings Ltd. Sarah Hill (604) 682-2088 rennie.com Royal LePage Rockies West Realty Cris Leonard (250) 409-5500 mountainviewproperties.ca S.A.H. Properties Ltd. Leslie Pomeroy South Okanagan Property Management Ashley Lutke-Schipholt (250) 485-9935 southokanaganrentals.com Southland Mortgage Ltd. Erik Hyatt Strand Development Kris Loncar Sunstar Realty Ltd. David Mak (604) 436-1335 sunrealty.ca Sutton West Coast Realty 120 Joseph T-Giorgis (604) 816-2928 Swift Realty Ltd. Reza Khatami (604) 239-2144 swiftrent.ca Townsend Management Don Townsend (250) 448-0242 Transpacific Realty Advisors Accounting Department (604) 873-8591 transpacificrealty.com Tribe Management Inc. Scott Ullrich (604) 202-5500 Turner Meakin Management Company Ltd. Brian Meakin (604) 736-7020 Unique Real Estate Accommodations Inc. Nina Ferentinos (604) 984-7368 VADA Asset Management Inc. Michelle Farina (604) 416-3880 vadaam.com
Vancouver Property Management, VPM Group RE/MAX Farid Entezari (877) 633-7910 VPMGroup.ca Vancouver Rent It Andy Yuen (604) 408-0008 Vancouver Rental Group Seva Roberts (604) 537-4399 vancouverrentalgroup.ca Ville Property Management Ltd. Jade Yu Virani Property Management Anthony Fong virani.ca Wealth Realty Inc. Bill Mitsui billmitsui.com Wesgroup Properties Alysha Bacus (778) 957-7376 wesgroup.ca West Kootenay Rentals Paula Owen (250) 359-5021 Westwynd Real Estate Services Ltd. Jeff Brown (604) 944-8917 Wynn Real Estate Ltd. Juhan Lee (604) 762-4200 wynnrealty.ca
REAL ESTATE SALES
CBRE Ltd. Lance Coulson (604) 662-5141 nationalapartmentgroupbc.ca Goodman Commercial Inc. Mark Goodman (604) 714-4790 Larry Berisoff RE/MAX Kelowna Larry Berisoff (250) 878-7417 syberrealty.com Macdonald Commercial R.E.S. Ltd. Tony Letvinchuk (604) 736-5611 macdonaldcommercial.com
Macdonald Commercial R.E.S. Ltd. Dan Schulz (778) 999-5758 bcapartmentinsider.com McEvay Blair Multifamily Group James Blair (604) 790-7089 mbmultifamily.com Multifamily Real Estate Services Seth Baker (778) 686-3330 multifamily.ca Pospischil Realty Group Adam Pospischil (604) 263-1000 pospischilrealty.com
REDEVELOPMENT MANAGEMENT IDS Group David Adelberg (604) 245-9898 idsgroup.ca
RENOVATION & REPAIRS
BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com KS Maintenance Ltd. Teresa Cheung (604) 339-8223 ks-propertyservices.com
RE-PIPING
BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com Cambridge Plumbing Systems Ltd. John Jurinak (604) 872-2561 cambridgeplumbing.com Manna Plumbing Ltd. Chris Kobilke (604) 710-3908 mannaplumbing.com
RE-PIPING: RESTORATION Lambert Plumbing and Heating Ltd. Youhann Semov (604) 734-0890 lambertplumbing.ca
RESTORATION
FirstOnSite Restoration Ltd. Amy Barilla (236) 335-0499 firstonsite.ca Incredible Restorations Mikael Gatfi (604) 639-0990 incrediblerestorations.com
ROOFING
Bond Roofing Daniel Fajfar (604) 375-2100 bondroofing.ca Cambie Roofing Contractors Paul Skujins (604) 261-1111 cambieroofing.com Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 rjc.ca
ROOFING MEMBRANES
Cambie Roofing Contractors Paul Skujins (604) 261-1111 cambieroofing.com
SECURITY & INTERCOM SYSTEMS
Telus Communications Inc. Sarah Ballantyne (250) 310-3343 telus.com Vandelta Communication Systems Ltd.(VDC) Christopher Rae (604) 732-8686 vandelta.com
SOFTWARE - PROPERTY MANAGEMENT Pendo Jodelene Weir (604) 398-4030 pen.do/partners/landlordbc
SUPPLIES - HARDWARE, BUILDING, MAINTENANCE Rona Nathalie Meloche 514-668-0051 rona.ca Super Save Group of Companies Danielle Johannes (604) 533-4423 supersave.ca
The Home Depot Canada Michael Lirangi (416) 571-8940 homedepot.ca/pro
TELECOMMUNICATIONS
Telus Communications Inc Sarah Ballantyne (250) 310-3343 telus.com
UTILITIES/ NATURAL GAS Absolute Energy Kirby Morrow (604) 315-2058 absolute-energy.ca
UTILITY SUB-METERING Enerpro Systems Corp. Andrew Davidson (604) 982-9155 enerprosystems.com
WASTE/ RECYCLING
Super Save Group of Companies Danielle Johannes (604) 533-4423 supersave.ca Waste Connections of Canada Inc. Tomas Hansen (604) 834-7578 WasteConnectionsCanada.com
WATERPROOFING
Cambie Roofing Contractors Paul Skujins (604) 261-1111 cambieroofing.com
WATERPROOFING
Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 rjc.ca
WINDOW - REPLACEMENT/ INSTALLATION/RENOVATION A1 Windows Roque Datuin (604) 777-8000 a1windows.ca Centra Windows Andrew Anderson (888) 534-3333 centrawindows.com Retro Teck Window Wilfred Prevot (604) 291-6751 retrowindow.com
ASSOCIATE MEMBERS/CORPOR ATE 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
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
WINTER 2023 | 29
ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - VANCOUVER ISLAND 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
30 | WINTER 2023
Lesperance Mendes Alex Chang (604) 685-3567 lmlaw.ca Refresh Law Oscar Miklos (604) 800-8096 refreshlaw.ca
MEDIA
MediaEdge Communications Dan Gnocato (604) 549-4521 mediaedge.ca
MORTGAGE FINANCING
Citifund Capital Corporation Derek Townsend (604) 683-2518 citifund.com CMHC Eric Bond (604) 737-4161 cmhc.ca
ONLINE PAYMENT SERVICE Yardi Breeze Premier Jasmin Rodas (800) 866-1124 yardibreeze.ca
PAINT SALES
Cloverdale Paint Dave Picariello (604) 551-8083 cloverdalepaint.com PIPE LINING/ RE-PIPING CuraFlo of Canada Ltd. Randy Christie (604) 298-7278 curaflo.com
PLUMBING/HEATING/ BOILERS
BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com Callaway Plumbing and Drains Ltd. Brett Callaway (250) 216-7159 callawayplumbing.ca Cambridge Plumbing Systems Ltd. John Jurinak (604) 872-2561 cambridgeplumbing.com CuraFlo of Canada Ltd. Randy Christie (604) 298-7278 curaflo.com
PRINTING
Citywide Printing Ltd. Gordon Li (604) 254-7187 citywideprint.com
PROPANE
Columbia Fuels Nathan Dorie (877) 500-4328 columbiafuels.com
PROPERTY MANAGEMENT 460 Property Management Inc. Carol Buck (250) 591-4603 460pm.com Abingdon Moore Realty Marilyn Koehle (778) 421-8797
Advanced Property Management Inc. Lorri Fugle (250) 338-2472 advancedpm.ca AQP Management Andrew Bekes (778) 966-7277 BentallGreenOak (Canada) Limited Partnership Candace Le Roux (604) 646-2814 bentallgreenoak.com Brown Bros Agencies Ltd. Drew Storey (250) 385-8771 brownbros.com Century 21 Queenswood Chris Markham (250) 477-1100 century21queenswood.ca Cherry Creek Property Services Ltd. Val Ketel (250) 427-7411 ccps.email Clover Residential Ltd. Alana Fitzpatrick (250) 532-2635 duttons.com Colliers Grant Evans (250) 414-8373 collierscanada.com Colyvan Pacific Property Management Jodi Levesque (250) 754-4001 colyvanpacific.com Complete Residential Property Management Dennie Linkert (250) 370-7093 completeresidential.com Cornerstone Properties Ltd. Jason Middleton (250) 475-2005 cornerstoneproperties.bc.ca Coronet Realty Ltd. Aaron Best (604) 298-3235 coronetrealtyltd.com Countrywide Village Realty Ltd. Simranjeet Kaur (250) 749-6660 Devon Properties Ltd. David Craig (250) 595-7000 devonproperties.com DFH Real Estate Ltd. Lisa Clark (250) 477-7291 Equitex Realty Ltd. Joe Bellows (250) 386-6071 equitex.ca Greenaway Realty Ltd. Kirsten Greenaway (250) 216-3188 greenawayrealty.com Hugh & McKinnon Realty Ltd. Scott Higgins (604) 531-1909 hughmckinnon.com Hume Investments Ltd. Sally McIntosh (604) 980-9304 humeinvestments.com
Lannon Creek Holdings Ltd. Dave McClimon (250) 744-0394 Oakwood Property Management Carol Dobell (250) 704-4391 oakwoodproperties.ca Pemberton Holmes Property Management Claire Flewelling-Wyatt (250) 478-9141 thepropertymanagers.ca Proline Management Ltd. Adam Taylor (250) 475-6440 prolinemanagement.com Quality Property Management Real Estate Services Ltd. Marianne Miller (778) 878-7304 bcpropertyspecialist.com Richmond Property Group Ltd. Jean McKay (250) 388-9920 richmondproperty.ca Royal LePage Nanaimo Realty Brenda Gilroy (250) 760-2234 royallepagenanaimo.ca TPM Properties Debbie Hunt (250) 383-7663 Tribe Management Inc. Scott Ullrich (604) 202-5500 Widsten Property Management Steve Widsten (250) 753-8200 islandrent.com
REAL ESTATE SALES
CBRE Limited Lance Coulson (604) 662-5141 nationalapartmentgroupbc.ca Colliers Grant Evans (250) 414-8373 collierscanada.com Goodman Commercial Inc. Mark Goodman (604) 714-4790 goodmanreport.com McEvay Blair Multifamily Group James Blair (604) 790-7089 mbmultifamily.com
RENOVATION & REPAIRS BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com
RE-PIPING
BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com Callaway Plumbing and Drains Ltd. Brett Callaway (250) 216-7159 callawayplumbing.ca Cambridge Plumbing Systems Ltd. John Jurinak (604) 872-2561 cambridgeplumbing.com
RESTORATION
FirstOnSite Restoration Ltd. Amy Barilla (236) 335-0499 firstonsite.ca
ROOFING
Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 rjc.ca
SECURITY & INTERCOM SYSTEMS
Telus Communications Inc. Sarah Ballantyne (250) 310-3343 telus.com
SOFTWARE - PROPERTY MANAGEMENT
Pendo Jodelene Weir (604) 398-4030 pen.do/partners/landlordbc
SUPPLIES - HARDWARE, BUILDING, MAINTENANCE Rona Nathalie Meloche 514-668-0051 rona.ca Super Save Group of Companies Danielle Johannes (604) 533-4423 supersave.ca The Home Depot Canada Michael Lirangi (416) 571-8940 homedepot.ca/pro
TELECOMMUNICATIONS
Telus Communications Inc. Sarah Ballantyne (250) 310-3343 telus.com
UTILITIES/ NATURAL GAS Absolute Energy Kirby Morrow (604) 315-2058 absolute-energy.ca
UTILITY SUB-METERING Enerpro Systems Corp. Andrew Davidson (604) 982-9155 enerprosystems.com
WASTE/ RECYCLING
Super Save Group of Companies Danielle Johannes (604) 533-4423 supersave.ca
WATERPROOFING
Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 rjc.ca
WINDOW REPLACEMENT/ INSTALLATION/ RENOVATION
A1 Windows Roque Datuin (604) 777-8000 a1windows.ca Centra Windows Andrew Anderson (888) 534-3333 centrawindows.com Retro Teck Window Wilfred Prevot (604) 291-6751 retrowindow.com
MARK GOODMAN & CYNTHIA JAGGER METRO VANCOUVER’S MULTI-FAMILY EXPERTS NEW
NEW
NEW
Park Beach Manor
Wilby Residences
Vancouver C-2 zoned warehouse
1925 Nelson Street, Vancouver
1909 Charles Street, Vancouver
57 Lakewood Drive, Vancouver
21-suite apartment building in West End – west of
Completely rebuilt 9-unit 4-storey building.
C-2 zoned warehouse / development site.
Denman neighbourhood. 350 metres to English Bay.
Seniors housing investment opportunity.
24,142 SF corner lot. Build up to 3.0 FSR.
List $8,200,000
List $3,850,000
List $15,700,000
REDUCED
REDUCED
SOLD
Premiere
Bethany Estate
Oxford Estates
408 E Columbia Street, New Westminster
3940 Pender Street, Burnaby
2275 Oxford Street, Vancouver
Brand-new fully-leased 72-unit market rental –
41 suites in Burnaby Heights – major renovation
42 suites in Grandview-Woodland.
5.2% cap rate. Steps to Royal Columbian Hospital.
completed. Large 26,474 SF lot.
Large 21,139 SF corner lot. 3.4% cap rate.
List $32,500,000
List $11,790,000
List $14,000,000
Mark Goodman
Cynthia Jagger
Personal Real Estate Corporation
Personal Real Estate Corporation
Direct 604 714 4790 mark@goodmanreport.com
Direct 604 912 9018 cynthia@goodmanreport.com
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Goodman Commercial Inc. Office: 604 558 5511 560–2608 Granville Street Vancouver, BC V6H 3V3
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