LandlordBC Winter 2024

LANDLORDBC 2024 AGM

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

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

Ian Cullis Vice-President, Sustainability

Lisa Henderson Senior Member Services Representative

Siyu Chen Member Services Representative

Board of Directors

Board Chair: Nicolas Denux

Vice-Chair: Michael Drouillard

Secretary-Treasurer: Derek Townsend

Directors

James Blair, Dorothy Friesen, Matin Ghavi, Kerri Jackson, Sarah Lui, Shawn Punton, Kim Schuss, Allan Wasel

Cover photo credit: Monika Sosnowska

Hunter Boucher Vice-President, Operations

Monika Sosnowska Director, Marketing and Communications

Bryan Smith Member Services Representative

Alvin Christian Alfonso Membership Engagement

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

Editor Hunter Boucher, hunterb@landlordbc.ca

Editor Monika Sosnowska, monikas@landlordbc.ca

Production MediaEdge Communications

CEO’s Message

Chair’s Message

LandlordBC 2024 AGM

Funding and Retrofits for a Sustainable Future

Installing Solar PV on MultiUnit Rental Buildings

Navigating Strata Bylaws and RTA

Insurance 101: Five Ways To Improve Your Building Hunter’s Hints

CEO’S MESSAGE

David Hutniak, CEO, LandlordBC

THE FINAL RESULTS ARE IN: B.C. ELECTION 2024

After nine days of waiting, the B.C. NDP, despite holding a narrow majority, was asked by Lieutenant Governor Janet Austin to form a government. What then unfolded were two recounts that failed to resolve the outcome, thus leading to a judicial recount. We learned the final results on November 8th with the B.C. NDP continuing to hold their narrow majority with 47 seats, the B.C. Conservatives 45 seats, and the B.C. Greens 2 seats. We congratulate Premier Eby and his MLA colleagues and look forward to his government collaborating with LandlordBC to strengthen B.C.’s rental housing ecosystem.

RENTAL MARKET TO COOL

Recently, the federal government announced it will be cutting immigration in response to mounting economic pressures, including the cost and availability of housing. This move from the feds would involve lowering the cap on permanent residents and introduce controlled targets for temporary residents.

The repeal on immigration comes after years of intense population growth, with January 2023 to January 2024 seeing an annual population growth rate of 3.2 per cent — the highest rate since 1957. Of those 1,271,872 newcomers, 97.6 per cent were made up of permanent and temporary immigrants, with only 2.4 per cent of that growth stemming from natural increase, according to Statistics Canada.

With such intense immigration occurring in a short period of time, and an inadequate amount of new housing coming online, the housing market tightened and the gap between the number of would-be homebuyers and renters and supply widened to critical levels — an issue only exacerbated by high interest rates, the growing cost to build, and high land costs, just to name a few factors.

Overall, Canada will welcome 900,000 less newcomers over the next two years and see its population decline by 0.4 per cent by 2026, followed by slow growth beginning in 2027. Economists are calling these new immigration targets one of the more consequential

policy reversals in recent memory. These reductions are accompanied by a number of other policy changes aimed at reducing immigration, including the cap on international students and increased eligibility requirements for temporary foreign workers.

In light of these changes, economists collectively predict that Canada’s housing market can expect to see some substantial impacts both in the long and short term.

DECLINING RENTER POPULATION

One of the first areas to experience the impacts of reduced immigration — already visible in B.C.— will be the rental market, as newcomers, especially temporary residents, rely more heavily on renting than owning. Any net outflow of non-permanent residents will shrink rental demand in the near term—especially in areas close to post-secondary education institutions where ballooning international student enrolment crushed vacancy rates.

At the same time, we are seeing a substantial amount of condo and purpose-built rental completions come online, which, when coupled with a declining renter population, will produce a supply surplus that could slow rent hikes. They could even drive rent lower if vacancies jump materially. The unfortunate outcome could be cautious investors shying away from throwing their money into condos and purposebuilt apartment buildings if demand remains low. It is my view that we must not retreat from the momentum we’ve begun to witness in the construction of new purpose-built rental housing. The government must ensure that we have the necessary policies and support in place to maintain the current momentum during these uncertain times.

MIND THE GAP

In the longer term, the gap between housing supply and demand could be lessened as a result of fewer immigrant households being formed. The sheer lack of would-be-homeowners and renters could provide a significant opportunity for Canada to get back on track with its housing targetsassuming we keep up the recent pace of homebuilding. But the shift won’t be felt immediately. It is estimated that growth in housing stock fell short of new households by 545,000 between 2015 and 2023. This gap will take years to undo. In the meantime, construction costs remain high due to factors outside of immigration, meaning homebuilders will continue to struggle to deliver affordable homes. Simply put, we need to keep building housing.

A SHORT PERSONAL NOTE ABOUT THE 2024 AGM

The 2024 AGM held in Vancouver was a huge success with a great member turnout and a fantastic program. Thank you to all the guest speakers and panel members who participated in our program, and a special thank you to all our sponsors, without whom we could not deliver the programming and events that we do.

I would also like to take this opportunity to personally thank two departing directors, Jason Middleton and Paul Sander. Jason served as chair of the board of directors for the past eight years and I will always be grateful for his leadership and support. Paul is undoubtedly the longest serving director we’ve had, with more than 25 years of service with LandlordBC and our predecessor association BCAOMA. I knew I could always count on Paul for his industry expertise, for which I’m most appreciative. Thank you both for your service.

CHAIR’S MESSAGE

Jason Middleton, Chair, LandlordBC

The following is the chair’s message presented to LandlordBC members at the Annual General Meeting that took place on October 15, 2024 in Vancouver.

Last year, I remember saying to you that 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. While we are seeing a slow tempering of interest rates, we’re not out of the woods yet, and the overall picture for our sector and broader economy has not improved markedly. As rental housing providers, we will continue to be vigilant in managing our rental businesses. Despite ongoing challenges in our sector, as an optimist, I truly believe that this is a resilient industry with strong long-term growth potential. Needless to say we need responsive governments at all levels with innovative solutions that support, not harm, our sector. That’s why LandlordBC role as advocate remains so critical.

While we were pleased that our advocacy efforts resulted in the province implementing a maximum allowable rent increase of 3 per cent for 2025, there continues to be a disconnect between the allowable annual increases and the true cost of operating rental housing. This is an area that LandlordBC continues to pursue with the government, and earlier this year the premier privately acknowledged that his government needs to explore the tools at its disposal to support our sector while ensuring rental housing is attainable for tenants.

Our plan is to aggressively build upon our continuing advocacy on tax policy, including the potential creation of a property tax sub-class for purpose-built rental apartments with a reduced mill rate, for example. We also believe that it would be appropriate to limit property tax increases to CPI and look at tying utility cost increases to CPI as well.

One area where LandlordBC has been persistent in its advocacy is regarding the Residential Tenancy Branch and its responsibility to deliver timely access to justice for both landlords and tenants. We have in fact seen meaningful improvement in wait times for both participatory hearings and adjudicated decisions. Current participatory hearings wait times are two weeks for emergency hearings, seven weeks for standard hearings, and 10 weeks for monetary hearings. This represents a 64 per cent improvement in the past 24 months. As for adjudicated decisions, i.e. direct requests, the wait times are under 10 days which represents a 79 per cent drop in the past 24 months. These are good results, and we will continue to liaise with RTB to ensure they remain responsive.

Another area where LandlordBC, as part of our advocacy work, has been particularly active is regarding the challenges surrounding the eviction of difficult tenants. We have been particularly concerned about the “serial” abusers who typically target smaller, secondary market landlords with some egregious results including large sums of unpaid rent, significant damage to units and, threats of physical harm to landlords. We have urged the Housing Minister, Honourable Ravi Kahlon, to provide the RTB with all the necessary resources to enforce the Residential Tenancy Act and provide landlords with recourse to recover expenses related to removing these irresponsible tenants.

In the course of those discussions, largely over the past 18-24 months, it was obvious that Minister Kahlon was interested in a solution whereby the province could provide some sort of assurance that landlords would be able to recover these costs. What emerged was not necessarily our first choice, but last month the minister announced an insurance scheme that we feel has merit, although there’s more details to flesh out. In his announcement, Minister Kahlon noted that he’s very concerned that some homeowners have suites that they don’t want to rent because they’re afraid of being scammed. As well, some landlords lose out on unpaid rent, even after the Residential Tenancy Branch rules in their favour, because the tenant can’t be located to repay. The insurance program he announced is essentially a “backstop,” he said, and he will consult with LandlordBC to finalize the program and work with our team for its roll out.

The program is focused on landlords with four or fewer units and will compensate landlords for related removal costs of a tenant, such as hiring a bailiff, removing belongings left behind, as well as reimbursing for any outstanding rent. However, damage to the rental suite wouldn’t be covered because that would be available through the landlord’s property insurance. The program will be optional for landlords, but the minister expects many to sign on, and so do we. A small premium will be charged although that remains to be determined and is somewhat dependent upon overall participation. We’ll keep you posted.

We know most tenants are responsible, and while this solution is perhaps not the panacea for dealing with problematic tenant situations, it is a step in the right direction. We certainly will continue to advocate for more supports for our sector to ensure that it continues to grow.

I’d be remiss if I didn’t mention a form of advocacy that’s grown in importance at LandlordBC. At last year’s AGM I shared with you the June 2023 launch of the Rental Apartment Retrofit Accelerator Program or RARA, and since then I know you’ve seen a lot of information shared about the program in our e-newsletter and social media. This two-and-a-half year pilot program funded by CleanBC, the City of Vancouver, and BC Hydro continues to expand with new incentive funding emerging from the province, BC Hydro, and other sources. In fact, those who attended our October AGM would have learned more about the new MURB funding opportunities. The learnings from RARA will better position our sector to negotiate with government to secure supports while tempering their expectations in terms of what is achievable, how fast, and at what cost when it comes to energy retrofits. We are committed to seek similar opportunities

for the secondary market. (Learn more about RARA on page 12)

To reinforce our commitment to support our members and sector on this front we have created a dedicated role within LandlordBC to lead our sustainability efforts. We are pleased to have Ian Cullis join us as vice president, sustainability in September. Ian has an impressive track record in this space including 12 years leading the sustainability efforts for the B.C. Non-Profit Housing Association and he will be engaging with many of you in the coming weeks and months.

Finally, for those of you who do not know, I will be leaving the LandlordBC board of directors at the completion of the 2024 AGM. It has been my pleasure to serve as a director of LandlordBC and chair of the board. To my fellow directors past and present, thank you for your friendship and partnership and dedication to the association.

LANDLORDBC WELCOMES NICOLAS DENUX

The board of directors welcomes Nicolas Denux as the new board chair.

Nicolas is a partner at Groupe Denux, a second generation family business that started 50 years ago. As a B.Sc. graduate of the University of Victoria, he has been involved in the operations, maintenance, management and development of apartment buildings since his teen years, spending his summers cutting lawns, painting apartments and repairing fences. Proudly based in Victoria, B.C., Groupe Denux is managed by five siblings and their spouses who operate apartments primarily on Vancouver Island, with a number of apartment properties located in B.C., Alberta and Quebec.

Groupe Denux is exited to bring to market the three rental apartment projects currently under construction on Vancouver Island, totaling 226 apartments, with another seven projects in early planning and construction phase.

Nicolas has served on the board of LandlordBC since 2019, and prior to the amalgamation of B.C.’s rental housing associations, he served on the board of ROMS B.C., both as board member and as treasurer.

“I am very honoured to be named chair of the board of LandlordBC. I look forward to working with the CEO David Hutniak, the staff and my colleagues on the board in defending our industry and promoting rental housing to help our members succeed with their rental properties,” he says.

LANDLORDBC 2024 AGM

Thank you to all of the speakers, attendees, and sponsors of LandlordBC’s 2024 AGM!

On October 15, 2024, we hosted our Annual General Meeting at the Sheraton Wall Centre in Vancouver. The event featured a packed agenda, with dynamic guest speakers addressing a wide array of timely topics, including market trends, strategies for accelerating purpose-built rental construction, and available energy efficiency retrofit subsidy programs.

We are deeply grateful to our event sponsors, whose generous support made this gathering possible. Special thanks to our Premier Sponsor, Home Depot; Gold Sponsor, Haddock & Co.; Tech Sponsor, Yardi; Dinner Sponsor, RJC Engineers; Beverage Sponsor, Acera Insurance; and Panel Sponsor, FortisBC.

A special thank you to our keynote speaker, Gregor Craigie. And, last but not least, thank you to all our members who attended and contributed to making this AGM a success!

We are pleased to announce the new slate of directors for the LandlordBC Board. We are confident that their collective expertise and commitment will guide us forward as we continue to strengthen the rental housing industry in British Columbia.

Our 2024-2025 LandlordBC Board of Directors:

Nicolas Denux (Chair)

Michael Drouillard (Vice-Chair)

Derek Townsend (Secretary-Treasurer)

James Blair

Dorothy Friesen

Matin Ghavi

Kerri Jackson

Sarah Lui

Shawn Punton

Kim Schuss

Allan Wasel

We are especially excited to welcome three new members to our board: Matin Ghavi, Shawn Punton, and Allan Wasel. Their diverse perspectives and experience will be invaluable to the success of our organization.

As we look to the future, we would also like to extend our sincere gratitude to outgoing directors Jason Middleton (pastchair) and Paul Sander for their dedication and service to the LandlordBC community. Their contributions have been significant, and we deeply appreciate their leadership and commitment.

Please join us in welcoming the new directors and in thanking our departing directors for their service.

Detect leaks before damage occurs. Project3_Layout 1 2023-09-13 12:33 PM Page 1

6 things you need to know about gas absorption heat pumps

Gas absorption heat pumps are relatively new to B.C. but have been used in Europe for space and water heating for more than two decades. Here’s what you need to know about this innovative technology:

1 They can operate at more than 100 per cent efficiency.

By using the evaporation and absorption of liquids to transfer heat, a gas absorption heat pump creates more than one unit of heat for every unit of energy it uses.1

2 They can maintain a comfortable space on the coldest days.

Gas absorption heat pumps are designed to operate efficiently in colder climates, even when temperatures drop below -40 °C.

3 They can be used in a variety of buildings.

These heat pumps can be suitable for a wide range of commercial, multi-unit residential and institutional buildings, like offices, hotels, care homes, recreation centres and more.

4 They can reduce GHG emissions2 with fewer upgrades.

Gas absorption heat pumps can use the gas equipment that’s already available in a building, like ductwork and piping.

5 They allow customers to choose their preferred energy source.

Gas absorption heat pumps can help reduce energy use, operating costs and associated GHG emissions for customers who prefer—or need to use—gas for space and water heating.

6 Gas heat pumps allow customers to further reduce emissions with Renewable Natural Gas. 3

These units provide an opportunity for customers to designate up to 100 per cent of their energy as Renewable Natural Gas (RNG) to help lower overall emissions further.

(up to 75 per cent of the total project costs) for energy-efficient gas absorption heat pumps in eligible commercial, multi-unit residential or institutional buildings.

Terms and conditions apply.

Not sure how this heat pump will integrate with your building’s existing systems? Eligible commercial customers can additionally receive up to $20,000 in feasibility study funding.

Learn how this innovative technology can help your business save energy and money, and reduce overall emissions.*

fortisbc.com/commercialheatpump Energy

FUNDING AND RETROFITS FOR A SUSTAINABLE FUTURE

By Ian Cullis, Vice President, Sustainability, LandlordBC

A growing trend in policy and funding aimed at reducing building carbon emissions and enhancing energy efficiency is driving the adoption of heat pumps, particularly in the rental sector and multi-unit residential buildings (MURBs).

Undertaking building retrofits can realize many benefits, but requires careful planning to allow time to identify the most cost-effective retrofit options that can avoid potential higher costs associated with electrical capacity and structural upgrades. Fortunately, the LandlordBC Rental Apartment Retrofit Accelerator (RARA) program administered by FRESCo provides more than $60,000 worth of support for the planning and implementation of retrofits.

CURRENT TRENDS

British Columbia is grappling with both a housing crisis and a climate emergency; and increasing the availability of rental housing and reducing the environmental impacts of housing are two parallel priorities.

As many existing buildings will still be operational in 2050, there is a growing push from all levels of government for building retrofits. For instance, LandlordBC continues active consultation with the B.C. provincial government as it considers an Alterations Code for Energy Efficient, Resilient Buildings which may set requirements for renovations and upgrades to bring older buildings up to current standards, make them more energy efficient, and reduce greenhouse gas emissions.

Many aging gas-heated buildings can reduce energy bills by up to 30 per cent through energy efficiency retrofits, leading to substantial carbon emissions savings. Landlords have various retrofit options available—from simple lighting upgrades to comprehensive overhauls—including HVAC, DHW, window, envelope and mechanical system retrofits.

Residents increasingly want resilient buildings that offer enhanced comfort, improved air quality, reduced noise levels, lower energy costs, and aesthetic appeal. The demand for cooling solutions has surged since the 2021 heat dome, which caused 98 per cent of heat-related deaths to occur in residences, with 40 per cent of those among residents of MURBs. A solution available to landlords is the installation

OPPORTUNITIES FOR BUILDING RETROFIT FUNDING

Recognizing the high costs of building renewal with highperformance equipment, various rebates, incentives, and tax credits have emerged to support these efforts. Here are some key funding options to support building renewal:

1. CleanBC Multi-Unit Residential Building (MURB) Retrofit

Who: Multi-unit residential buildings, three storeys or higher with common area lighting and central mechanical systems.

What: Rebates for equipment upgrades such as lighting, pumps, fans, and heating systems.

Amount: Prescribed rebates for electric equipment.

2. Fortis Rebates

Who: Multi-unit residential buildings, three storeys or higher. What: Prescriptive rebates based on building systems.

Amount: Varies based on system efficiency and energy savings.

3. CMHC MLI Select Insurance

Who: Existing affordable, energy-efficient, and/or accessible housing projects.

What: Insurance incentives based on affordability, energy efficiency, and accessibility.

Amount: Longer amortization and higher loan-to-value ratios based on points scored.

4. BC Clean Buildings Tax Credit

Who: Commercial and multi-unit residential buildings with four or more units.

What: Tax credit for reducing the energy use intensity of eligible buildings.

Amount: 5 per cent of qualifying expenditures.

5. Federal Clean Technology Investment Tax Credit

Who: Taxable corporations, mutual fund trusts, or real estate investment trusts.

What: Tax credits for electric infrastructure, including heat pumps.

Amount: Refundable tax credit up to 30 per cent of capital costs.

6. Victoria and Saanich Property Tax Exemption

Who: Multi-unit residential buildings with 3 or more units. What: Municipal property tax exemption.

Amount: Up to 100 per cent of eligible project expenses over a maximum term of 10 years.

of heat pumps, which provide both heating and cooling. This enables building owners to maintain comfortable conditions year-round.

Additionally, the electric vehicle (EV) market is expanding, with sales of plug-in and hybrid vehicles making up 13 per cent of the overall market, and 22 per cent in British Columbia. This growth will necessitate the development of EV charging infrastructure in market rental buildings. Collectively, these demands for electrification are placing significant pressure on rental sector buildings, budgets, and the province’s electrical grid.

FREE PLANNING AND IMPLEMENTATION SUPPORT

Developing an asset management and capital renewal strategy to leverage incentives (see sidebar) can lead to significant longterm financial benefits and increased value for stakeholders. By embedding sustainability-focused plans and utilizing existing data, building owners can navigate funding programs more efficiently, ultimately reducing costs and enhancing tenant comfort.

During the planning phase, owners of market rental buildings can access free coaching support, screening assessments, options studies and/or feasibility studies from the LandlordBC RARA program, valued at up to $60,000. Additionally, the CleanBC program offers opportunity assessments and feasibility studies for MURBs, while FortisBC provides free walkthrough energy assessments to identify low-cost energy conservation measures.

As retrofits are implemented, owners must consider factors such as building electrical capacity, neighbourhood electrical capacity, system

space requirements, cooling demand, potential bylaws, and investor interests in high-performance buildings. Given the complexities and costs associated with comprehensive energy-efficient retrofits, early planning is crucial.

With support from FRESCo provided by the LandlordBC RARA program and by phasing retrofits and focusing on reducing energy demand, building owners can decrease system costs and mitigate the need for extensive upgrades. Over the next five years, our goal is to support the rental sector in planning for climate change mitigation while piloting innovative technologies and programs.

In building the business case for these upgrades, it’s essential to consider benefits beyond energy savings, including maintenance, health improvements, insurance, and available funding opportunities.

To navigate the extensive array of funding options, programs like the LandlordBC RARA offer expert guidance throughout the retrofit process. This initiative, supported by various government and utility organizations, provides valuable resources to ensure the successful implementation of energy efficiency and decarbonization retrofits in British Columbia’s rental sector.

LandlordBC’s Rental Apartment Retrofit Accelerator (RARA) program is supported with funding from the City of Vancouver, the City of Victoria, the District of Saanich, BC Hydro, the Province of BC and federal funding through the Zero Emissions Innovation Centre (ZEIC) as part of the BC Retrofit Accelerator (BCRA). The RARA program is a LandlordBC initiative, administered in partnership with FRESCo Building Efficiency.

INSTALLING SOLAR PV ON MURBS

By Colyn Strong, Founder & President, Shift Energy Group

The adoption of solar photovoltaic (PV) systems for multi-unit rental buildings (MURBs) has become a powerful way to reduce energy expenses, enhance property value, and demonstrate environmental stewardship.

HOW DOES SOLAR WORK?

Solar photovoltaic (PV) systems work by converting sunlight into electricity through solar panels installed on the roof or other suitable locations on your building. Each panel contains cells made from semiconducting materials, usually silicon, which generate an electric current when exposed to sunlight. This direct current (DC) power is then converted into alternating current (AC) by an inverter, making it compatible with the building’s electrical system and ready to power the buildings electrical needs.

WHAT IS NET METERING AND NET BILLING?

Net metering and net billing are programs that negate the need for battery storage. These programs allow rental building owners to earn credit or payment for excess energy generated by their solar PV system. With net metering, if your building produces more electricity than it consumes, the excess power is sent back to the utility grid, then banked as an energy credit on your utility bill. Surplus credits can then offset your energy costs in months when solar generation is lower, such as in winter. Net billing, on the other hand, is slightly different: instead of receiving credits, you are paid for the surplus power at a predetermined rate, which is often lower than the retail rate you pay for electricity from the grid. Both programs can reduce operating costs by allowing you to capitalize on excess solar energy. Since 2004, BC Hydro has offered a net metering program. However, in July 2024, BC Hydro made an application to the BCUC to transition to net billing, with the intent of aligning the value of excess generation with the true cost of power on a kilowatt-hour (kWh) basis.

INSTALLATION CONSIDERATIONS

Installation of solar PV on a MURB may seem daunting, but with proper planning, it’s a relatively straightforward process. Professional installers conduct thorough site assessments, considering roof space, orientation, and shading. They will also evaluate the building’s electrical and structural infrastructure to determine the best way to integrate solar power.

Rooftop PV systems are the most common choice, and most modern buildings have sufficient space and capacity for these installations. For properties with limited roof space, covered parking (carports) or ground-mounted solar can provide additional options, allowing for greater flexibility, albeit at a higher cost. The permitting process varies by location. Reputable solar installers can handle all aspects of project development to ensure the installation goes smoothly.

INCREASE NET OPERATING INCOME

Installing solar PV systems in rental properties can reduce the building’s overall electricity costs, cutting down a fixed operating expense significantly. Property owners can use solar energy to power common

areas such as hallways, elevators, laundry rooms, and parking lots –decreasing the dependency on grid electricity.

LONG-TERM DURABILITY AND LOW MAINTENANCE

Solar PV systems are known for their durability and minimal maintenance requirements, making them ideal for property owners who seek longterm, hands-off investments. The average lifespan of a solar PV panel is about 30 years, retaining up to 87.5 per cent of their initial power capacity after 30 years in use. High-quality panels and inverters typically come with warranty terms of 10-30 years, and modern systems are designed to withstand weather conditions such as wind, rain, and snow.

Maintenance for solar PV systems is minimal. Cleaning of the panels, usually once a year, is recommended to ensure maximum efficiency, although natural rain can often be sufficient. Periodic inspection of mechanical and electrical connections can bring an added level of preventative maintenance. Most PV systems come with online monitoring, providing system production reporting, as well as e-mail alerts in the unlikely event of a system fault.

ENVIRONMENTAL STEWARDSHIP

Installing solar PV supports global sustainability goals by reducing greenhouse gas emissions and dependence on fossil fuels. For a multiunit rental property, this translates to a reduction in carbon footprint. Many tenants are actively seeking ways to lessen their environmental impact, so having a solar-powered building aligns with the values of today’s eco-conscious residents.

In addition to attracting tenants, a commitment to sustainability enhances the property’s reputation. Owners can leverage solar PV as a unique selling point, showcasing the property’s green initiatives in marketing materials, websites, and leasing tours. This can positively impact community relations and create a favourable image among residents and neighbouring property owners alike.

ENERGY INDEPENDENCE

Utility rates are expected to continue rising over time. Solar PV offers a measure of energy independence, allowing MURBs to mitigate these increases. Installing solar today can help protect owners and tenants alike from future energy price hikes, contributing to long-term stability and predictability in utility costs.

For properties in areas with frequent power outages or grid instability, solar PV systems can pair with battery storage to provide backup power. Though batteries involve an added cost, they offer an extra layer of resilience and reliability that many tenants can appreciate, like keeping elevators and common area lighting running during a power outage.

INCREASED PROPERTY VALUE

Solar PV systems contribute to the building’s market value. Properties equipped with renewable energy systems are appraised at higher values, which benefits owners in the case of future sales or refinancing. With capitalization rates in the province averaging 4 to 5 per cent, the value of ongoing energy savings now far outweighs the net capital cost of a design-built system.

CASE STUDY – COLWOOD BC

Shift Energy Group recently completed a solar project on a 72-unit purpose-built rental building in Colwood. The owner was interested in piloting solar to offset the buildings common area costs.

After all federal and provincial grants and tax incentives, the net project cost was just over $100,000. At today’s energy rates, the project nets an annual savings of almost $12,500. The result is a 30-year IRR of over 8 per cent at a modest 3 per cent electricity cost escalation. Using an average cap rate of 4.5 per cent for new construction in the Capital Region, the energy savings results in a cap value of over $275,000. Immediately increasing the property’s value.

Investing in solar energy for rental buildings enhances ESG (Environmental, Social, and Governance) performance by reducing

FINANCIAL INCENTIVES

BC Hydro Grant – Up to $25,000 at $1,000 per kilowatt of installed generator capacity to a maximum of 50 per cent of the project cost.

Federal ITC – The Clean Technology Investment Tax Credit (ITC) allows companies investing in renewable energy and energy storage projects to recoup 30 per cent of their capital costs as a refundable tax credit.

Federal ACCA - Additionally, under class 43.1 and 43.2 of Canada’s Income Tax Regulations, The Accelerated Capital Cost Allowance (ACCA) allows investors an accelerated write-off of equipment used to produce energy from alternative sources.

Combined, these programs can result in capital cost savings of over 50 per cent.

the carbon footprint and appealing to eco-conscious tenants. Solar power lowers energy costs, increases profits, and offers financial incentives and tax benefits. This investment aligns business goals with sustainability, supporting responsible management and longterm value.

Shift Energy Group “Shift”, a leading solar and energy storage installer, specializes in residential and commercial design-build projects with offices nationwide. Our energy solutions provide lasting value, saving customers money while benefiting the environment. Contact our team at shift.ca or 1.844.507.4438.

Apartment Financing Specialists

604‐683‐2518 dtownsend@ citifund.com 700 – 1111 W. Hastings St. Vancouver, BC V6E 2J3

Visit our website at www.citifund.com to see some of our past projects.

NAVIGATING STRATA BYLAWS AND RTA

By Oscar Miklos, Lawyer & Founder, Refresh Law

For residential landlords renting units in strata developments, a clear understanding of both the Strata Property Act (SPA) and the Residential Tenancy Act (RTA) is essential. As a landlord of a stratified rental unit, renting a strata lot involves juggling various legal obligations to both the tenant and the strata corporation to ensure smooth management of the rental unit and compliance with all legal requirements.

1. Make sure there is no conflict between the strata corporation’s bylaws and rules and your tenancy agreement. A tenancy agreement that is inconsistent with the strata corporation’s bylaws and/or rules can lead to significant complications. Section 119 of the SPA provides that strata corporations have the authority to create and enforce bylaws that govern the conduct of owners and tenants both on common property and within a strata lot. Section 125 of the SPA provides strata corporations with the authority to create and enforce rules that govern the use, safety and condition of the common property and common assets. This means residential landlords need to review their strata corporation’s bylaws and rules carefully and ensure that their tenancy agreements align accordingly.

For instance, if the strata corporation has a no-pet bylaw, a landlord cannot authorize a tenant to keep pets in the unit. Similarly, if the strata corporation enforces a prohibition on short-term accommodations (eg. Airbnb) or a limit on the number of occupants residing in a strata lot, these conditions must be mirrored in the tenancy agreement. Not aligning the tenancy agreement with strata bylaws and rules may result in the tenant unknowingly violating them, which could lead to fines or even an eviction notice from the strata corporation.

2. Always provide the tenant with your strata corporation’s bylaws and rules and get the tenant to sign off on a Form K. Landlords must provide tenants with a copy of the strata corporation’s bylaws and rules and ensure they understand their responsibilities under these documents. According to Section 146 of the SPA, landlords are obligated to provide tenants with a Form K- Notice of Tenant’s Responsibilities. The tenant must sign this form, which serves as an acknowledgment of their responsibility to comply with the strata corporation’s bylaws and rules. The landlord must return this signed form to their strata corporation within two (2) weeks of renting their strata lot.

Along with a meticulous tenant-selection process and a carefully drafted tenancy agreement, ensuring that their tenant has read and understood the strata corporation’s bylaws and rules is the best way to prevent any unwelcome surprises that could lead to conflicts between the tenant and the strata corporation – conflicts that landlords will invariably be dragged into.

3. Understand that your strata corporation’s actions (or inaction) may create a liability for you.

In strata developments, maintenance and repair responsibilities are generally divided between individual unit owners and the strata corporation. Section 72 of the SPA places responsibility for common property repairs on the strata corporation. However, issues with delayed or inadequate maintenance on the part of the strata corporation can affect a tenant’s right to quiet enjoyment under the RTA. Under Section 28 of the RTA, tenants are entitled to quiet enjoyment of their rental property, which includes freedom from unreasonable disturbances, including prolonged repairs or disruptions in common areas. This includes situations in which the landlord has directly caused the interference, and situations in which the landlord was aware of an interference or unreasonable disturbance, but failed to take reasonable steps to correct them.

As such, landlords may still bear responsibility under the RTA if their tenant’s right to quiet enjoyment is compromised due to the strata corporation’s delays in repairing common property. For instance, if the strata corporation is dragging

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its feet on repairs to the building envelope that is resulting in water ingress in the rental unit, the tenant may end up making a claim against the landlord for a breach of their right to quiet enjoyment even though the landlord does not bear the responsibility to repair and maintain the building envelope under the strata corporation’s bylaws. Likewise, if a neighbouring resident creates recurring disturbances impacting the tenant’s enjoyment of the rental unit, the strata council’s response (or lack thereof) could also lead to a breach of a tenant’s quiet enjoyment.

In such cases, it is essential for landlords to communicate promptly with the strata corporation and advocate for timely resolution of issues that impact their tenant’s living conditions, including making a claim before the Civil Resolution Tribunal against the strata corporation, if necessary.

4. Understand how insurance operates in the strata context. Strata insurance requirements are covered under Section 149 of the SPA, which mandates that strata corporations must obtain insurance for the replacement value of the strata development, including common property and shared amenities. However, this insurance

does not cover individual units’ contents or the specific liability risks faced by owners and tenants.

Landlords should always obtain individual homeowner insurance to cover potential gaps in the strata corporation’s policy, such as coverage for the deductible portion of the strata’s insurance policy which can, in certain circumstances, be charged back to the owner of the strata lot. Additionally, landlords should require tenants to secure comprehensive tenant insurance which can cover personal belongings and provide liability protection for accidental damage they may cause. Tenant insurance can help minimize disputes or financial strain if property damage or liability issues arise within the unit.

5. Consider the consequences of tenant’s bylaw and rule violations.

If a tenant breaches a strata corporation’s bylaws or rules, the strata corporation has the authority to impose fines, which, as per Section 131 of the SPA, can be collected from either the tenant or the owner (landlord). This provision underscores the importance of tenant compliance with strata bylaws, as landlords may be held financially accountable for their tenant’s actions.

In cases of repeated or continuing breaches of significant bylaws or rules, such as ongoing noise disturbances, the strata corporation may escalate enforcement. According to Section 138 of the SPA, the strata council has the authority to issue a notice to end tenancy, effectively serving as an eviction notice to the tenant. Although evictions by strata corporations are not yet widespread, they emphasize the need for landlords to carefully vet tenants and clarify their obligations under strata corporation’s bylaws and rules.

CONCLUDING THOUGHTS

Navigating the intersection of the Strata Property Act and the Residential Tenancy Act can be challenging for landlords of strata units in British Columbia. Ensuring consistency between tenancy agreements and strata bylaws and rules, providing tenants with strata bylaws and rules, understanding insurance responsibilities, and being prepared for the implications of bylaw and rules breaches are critical aspects of successful tenancy management.

By staying informed about these obligations and fostering a proactive approach with both tenants and the strata corporation, landlords can better protect their interests, avoid legal complications, and provide a positive rental experience.

Oscar Miklos is the founding lawyer and principal of Refresh Law, a law firm in Burnaby, offering advice to residential landlords, strata corporations and strata homeowners across British Columbia. Refresh Law is a proud corporate member of LandlordBC. www.refreshlaw.ca

Flowguard Water Detection Program Protecting your Peace

Did you know around 60% of residential property insurance claims are caused by water damage? 1

Coming up with solutions to prevent this costly problem has never been more important, yet until now there have never been any insurance incentives to reward proactive measures.

That’s why we’re pleased to introduce the BFL CANADA Flowguard Program - an innovative solution that rewards properties that install water detection systems to help curb rising claims. Flowguard is more than just an insurance incentive - it’s a smart investment that will save you money, time and hassle in the long run. Don’t wait until it’s too late! 2

1

2

INSURANCE 101: FIVE WAYS TO IMPROVE YOUR BUILDING

By Ajay Gill, Vice-President Client Executive, BFL CANADA, Realty Division

There are many benefits to owning apartment buildings. Landlords tell me they see themselves contributing to a solution for the housing shortage and get satisfaction from providing people with the flexibility of where they may live without the obligations of home ownership.

Of course, there are also some challenges as in any business enterprise. As an insurance professional and broker who has worked with landlords for many years, they often share their apprehensions—whether it’s local regulations, problem tenants, or just the frustration of rising costs and limits on increasing rents.

Mixed in there is the the cost of insurance, which has fluctuated over the past few years largely as a result of inflation, pandemic, and supply chain issues. Part of my role is to work with owners and explain to them how the insurance industry works and to help them develop strategies to ensure they get the best value for their premiums.

For apartment owners, the key to understanding the insurance market and individual premiums is to understand that the industry operates according to a business cycle that is tied to the general state of the Canadian — and global — economy. This has been especially true over the past four years, when the market hardened or contracted, resulting in increased property insurance premiums, and higher property deductibles.

In addition, during this time some insurers placed limits on the types of properties they wanted to insure or left the property insurance market entirely. These moves reduced the capacity and number of insurers available within the market, putting an upward pressure on premiums. There is some light on the horizon now. After years of increased premiums and rising deductibles, coupled with strong interest rates and inflationary pressure, insurers are beginning to enter the realm of profitability again which has ramifications for clients like apartment owners.

THE RISE AND FALL OF THE MARKETS

We are now entering a softer market, which means that pricing will be more competitive, property deductibles will decline, and new companies will enter the property insurance market again. Although this all may seem promising for the future of insurance premiums, there are some things that landlords need to know now that can help them manage their premiums and also make their buildings — their investments — grow.

Insurers can harness technology and software to more quickly and accurately determine which types of properties are more attractive to insure, and which are the least attractive. With that business intelligence in mind, I have been recommending that owners build a plan with their broker to best present each property in a way which attracts the greatest number of insurers and provides the ability to leverage their negotiating power.

Here are five ways an owner can optimize their building and make it more attractive to insurers:

1. Review and update your building’s systems: There are a number of improvements that can be made that will ensure the structure carries less risk. If the building has a shingle roof, it should be updated or replaced every 20 years. If the building has a metal or slate roof, it should be updated and replaced every 50 years. If the building’s roof is past its useful life but functioning well, have a roofing contractor complete a report showing the roof remains in satisfactory condition.

Electrical systems also need to be modernized. If the building’s wiring is aluminum, at a minimum have the building ‘pigtailed.’ An electrical pigtail is a technique used to lengthen short wires or combine multiple wires together and leave one conductor that can connect to electrical devices such as a switch or outlet. If the building has fuses, have the building updated to circuit breakers with a minimum of 100 amps. If the building was built prior to 1990, have an electrician’s report completed showing that the wiring is in satisfactory condition.

Plumbing is another area of concern for insurers. If the building has Poly-B plumbing, have the building updated to PEX or cross-linked polyethylene, a type of flexible piping designed to replace copper or rigid plastic plumbing. PEX doesn’t corrode and is resistant to scale and chlorine. As a rule of thumb, for buildings built before 1990, have a plumbing report completed showing that the plumbing is in satisfactory condition. Finally, heating systems should

AT A GLANCE

be updated every 25 years, and an evaluation needs to be completed by a heating contractor showing the system is in an acceptable condition.

2. Remedy the cause of any previous insurance claims: If your building has more than two similar losses in the past three years, insurers will be more willing to negotiate if the property implements risk mitigation measures to avoid comparable future losses. Some examples of this could include:

• Install sprinkler cages over sprinkler heads if you had a claim for an accidental sprinkler discharge

• Implement a connected water detection system that includes an automatic shut-off valve if the claim was a result of a water overflow

• Devlop a plan to replace plumbing if the building had a cause of loss due to multiple burst pipes

3. Assess your building’s true value: It is very important to have an accurate building appraisal. With the rising cost and shortage of materials and labour, as well as large building fires experienced in the last few years, insurers continue to look to insure properties to more accurate values. Lenders have also now begun to look into replacement cost values to ensure the assets remain protected. It is recommended to obtain an appraisal for your property that is based on replacement cost, completed by a certified appraiser, and includes the cost of debris removal, landscaping, and building by-laws.

4. Implement leasing agreements and building rules: Insurers will often request and require that lease agreements be a minimum of one year in order to insure a property. Any short-term lease agreements could restrict the number of insurers available for your property, reducing the ability to negotiate a lower premium. A few other items that will work to your advantage are clear rules in place that include no smoking regulations and that all residents must have tenant insurance and provide proof.

• Landlords have seen their costs rise over the past years and have limited options to offset by raising rents.

• Insurance premiums have gone up in the past four years as a result of the pandemic and othe economic factors.

• The state of the economy is key to understanding variances in insurance premiums.

• Apartment owners can mitigate the cost of insurance by implementing a number of relatively simple improvements and upgrades to their buildings.

• An insurance broker can help you select the best options and approach.

5. Consider removing wood burning fireplaces and stoves: Insurers are now giving wood burning fireplaces and stoves greater scrutiny. Each insurer has its own requirements, but with the implementation of restrictions and reporting on the use of of wood burning fireplaces for heating and wood burning stoves for cooking in the Metro Vancouver area, it is recommended that owners investigate the benefits of closing and removing these fixtures to protect the property from a significant fire. If wood burning fireplaces are left in place, insurers will require further details and may impose higher premiums if they are still in use.

TECHNOLOGY PLAYS AN IMPORTANT ROLE IN THE INSURANCE MARKET

The outlook for the multi-unit residential property insurance market is expected to improve over the next few years. As insurers harness the power of technology to map and plan more accurately to ensure that resources are used in the most effective way — capacity allocation — in certain areas and for certain types of properties, it is important to choose a broker that has a vast array of insurers at their disposal.

The ability to access multiple insurers provides greater negotiating power, increased leverage, and overall longevity of your insurance portfolio.

As time passes, it is important that you monitor the overall health of the economy and interest rates as they have an effect on an insurer’s overall investment returns. If lower interest rates result in reduced financial returns, this combined with lower premiums, will mean that the insurer’s profitability may deteriorate. Their profitability will also be hindered if the cost of claims continues to increase, and as detailed above, the cost of materials and labour continues to rise.

Taking all of these factors into consideration, over the next few years we may see insurance premiums come down slightly, and then begin to stabilize. Of course, we can never truly predict the future, so it’s important to stay in touch with your broker and facilitate a plan using the recommendations I’ve suggested to negotiate and leverage each of your properties to their full potential. This will allow property owners to take advantage of the market in a climate which in the past few years has proven to be difficult.

With BFL CANADA since 2018, Ajay Gill, vice-president client executive, has extensive knowledge insuring apartments, residential strata corporations and commercial buildings. He understands the risks faced by landlords and stratas and is always ready to help clients navigate the complexities of property

HUNTER’S HINTS

Why Precision Matters in Tenant Communication

By Hunter Boucher, Vice-President, Operations, LandlordBC

In past issues of Hunter’s Hints, I have spoken at length about why effective communication is essential for maintaining positive relationships between landlords and tenants, especially when addressing sensitive or contentious issues. In those past issues, I focused primarily on how landlords should use communication to defuse tense situations, document issues, and express expectations. Something I have not covered as directly is the need for precision in language when communicating with tenants, particularly in situations that may result in an end of tenancy.

Using vague or inaccurate information when cautioning a tenant about negative behaviour or negligence—even with the best intentions—can lead to tenant confusion and may result in dismissal of the complaint if reviewed by an arbitrator. In residential tenancies, it’s essential to address issues in terms of their impact on the rental unit or property, the landlord, or other occupants. For instance, if a tenant holds a party in their unit, a caution notice should not simply state, “Tenant had a party; don’t do it again.” Instead, it should specify why the party was problematic, such as noting that the noise level was excessive

and disturbed other occupants. Our role is to clearly connect the tenant’s actions to their impact.

Identifying the impact of a tenant’s action goes beyond simply stating the impact; it also requires ensuring that the identified impact is accurate. Saying that other occupants were unreasonably disturbed by a tenant’s party is only useful if it’s both true and can be proven. In this example, proof would come in the form of incident reports completed by the affected tenants.

WHEN LANDLORDS COMMUNICATE IN A DETAILED, FACTUAL MANNER, THEY ARE BETTER EQUIPPED TO RESOLVE TENANCY

ISSUES....

A common concern in rental units is tenant clutter or “hoarding,” which can pose health and safety risks. In the past, I have written about the need to avoid the term “hoarding” as it is often inaccurate; sometimes it’s just clutter or slovenliness. This is not to say that either is without cause for concern or doesn’t need to be addressed.

When addressing the issue of clutter, messiness, or hoarding, it is important that landlords accurately identify why the mess or clutter in question is problematic. Some common issues caused by these behaviours include fire hazards, restricted access and egress, damage to the rental unit, attraction of pests or vermin, and foul odors.

To cite any of the above impacts on the unit caused by the tenant’s clutter or mess, landlords need to document how they came to that conclusion. This sometimes means having external experts inspect the unit or reviewing photographic evidence of the unit’s condition. For example, someone from the fire department or a pest control specialist may visit the unit and provide a written opinion on how the unit is, or is likely to be, negatively impacted.

When dealing with tenancy concerns, avoid framing statements as opinions, such as “I feel uncomfortable with the amount of noise.” Tenancy issues should be addressed based on facts rather than feelings.

Example: Rather than saying, “I feel like the noise level is too high,” a landlord can state, “The noise level is exceeding acceptable levels and extending past quiet hours as outlined in the tenancy agreement. This has unreasonably disturbed other occupants of the residential property.” Providing specific details keeps the focus on objective standards instead of subjective impressions.

Using precise language promotes transparency, showing tenants that concerns are based on concrete standards rather than opinions. This can reduce defensiveness and encourage tenants

to take corrective actions without feeling attacked. Moreover, careful language reflects professionalism, helping to maintain respect and trust with tenants even when addressing difficult issues.

The need for effective and accurate communication goes beyond fostering positive relationships with tenants; it is also crucial in enforcing notices to end tenancy, especially if a notice is served and subsequently disputed. When evaluating the validity of a notice to end tenancy for cause, arbitrators will assess whether the landlord has demonstrated that the tenant’s behaviour breached tenancy agreements or the Residential Tenancy Act and justified the notice. This includes whether the landlord clearly documented specific incidents, provided accurate descriptions, and articulated how the tenant’s actions negatively impacted the property, landlord, or other tenants. Inadequate or vague communication may lead an arbitrator to dismiss the notice, as they need clear evidence that the behaviour warranted an end to tenancy.

When landlords communicate in a detailed, factual manner, they are better equipped to resolve tenancy issues efficiently and effectively. The risk of miscommunication diminishes, tenants are more likely to respond positively, and potential legal disputes are minimized. For landlords, being deliberate and precise in language isn’t just a matter of best practice—it’s essential for fostering a professional, respectful, and operationally sound approach to residential tenancies.

LandlordBC Legislative Helpline

If you are a LandlordBC member who recently joined, or if you’ve been fortunate enough not to need advice in the past, you may not be aware of our exclusive, members-only Legislative Helpline. This invaluable service is here to assist you with clarifying your rights and responsibilities under the Residential Tenancy Act and providing guidance on best practices for managing your properties.

The best part? Unlike automated systems, our helpline is staffed by real experts who are ready to answer your questions and offer personalized support to help you navigate the complexities of B.C.’s rental regulations.

This service is the only landlord phone support of its kind in Canada—an exclusive benefit for LandlordBC members. You can reach our legislative experts Monday to Friday, from 8:30 a.m. to 4:30 p.m., toll free at 1.888.330.6707 or via email at info@ landlordbc.ca.

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BFL Canada Risk and Insurance Services Inc.

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Monarch Financial/ Manulife Securities Inc.

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Devonshire Properties

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

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

Dorset Realty Group Canada Ltd.

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

DPM Rental Management Ltd.

Phillip Paull (604) 982-7051

DPMonline.ca

Eagleson Properties Ltd.

Katherine Eagleson (604) 879-1070

eaglesonproperties.com

EasyRent Real Estate Services Ltd.

Reception EasyRent (604) 662-3279

easyrent.ca

Fireside Property Group Ltd.

Keith McMullen (403) 228-4303 firesidepropertygroup.com

FirstService Residential

Jaclyn Jeffrey (604) 683-8900 fsresidential.com

GMC Projects Inc.

David Milne (604) 717-4477 gmcprojects.com

Greater Vancouver Tenant & Property Management Ltd.

Keaton Bessey (604) 398-4047 gvantpm.com

Green Door Property Management

Jayde Cooke (250) 345-2133

Gulf Pacific Property Management Ltd.

Terry Roberts (604) 990-1500 gulfpacific.ca

Hathstauwk Holdings Ltd.

Terra Turton (604) 272-7626

Hathstauwk.com

Hewett Homes

Adrienne Hewett (604) 922-1934

hewetthomes.ca

HomeLife Benchmark

Realty Corp.

Rawad Najjar (604) 644-4491 homelifepropertyrentals.ca

Hope Street Management Corp.

Daria Vagner (604) 416-0042

hopestreet.ca

Hugh & McKinnon Realty Ltd.

Scott Higgins (604) 531-1909 hughmckinnon.com

Hume Investments Ltd.

Sally McIntosh (604) 980-9304

humeinvestments.com

Hunter McLeod Realty Corp.

Richard Anderson (604) 734-8860

hmrealty.bc.ca

JKS Realty & Property Management

Jason Kahl

jksrealty.ca

L Bennett Consultants

Lolly Bennett (604) 307-3080

Locarno

Riley Mari

Lougheed Enterprises Ltd.

Andrew Statham (604) 980-0067

Macdonald Commercial R.E.S. Ltd.

Tony Letvinchuk (604) 736-5611

macdonaldcommercial.com

MacPherson Real Estate Ltd.

Rob MacPherson (604) 605-2534 cbmre.ca

Maple Leaf Property Management Apartments

Melanie LeBar (604) 925-8215

Maxsave Real Estate Services

Linda Stacey (250) 640-3471 maxsave.bc.ca

Metro Vancouver Housing

Corporation

Farah Kassam (604) 432-6300 metrovancouver.org

Midwest Property Management

Tina Ding (604) 291-6878 rentmidwest.com

Minto Properties Inc.

Lynne Bedard minto.com

Mountain Town Properties Ltd.

Jodie Ouimet (250) 368-7166

Mr. Christopher E Hughes, CCIM

Christopher Hughes, CCIM (604) 833-7922

Multiple Realty Ltd.

Grace Cheng (778) 918-855

Murray Hill Developments Ltd.

Barry Wiedman (780) 488-0288

Oak West Realty

Yori Nakatani (604) 731-1400

Oakwyn Realty Ltd.

Arlene Chiang (604) 897-0458 oakwynpm.com

Peninsula Property Management

Doug Holmes (604) 536-0220 rentinfo.ca

Picket Fence Property Management Group

Cindy Hamel (604) 807-1105 picketfencepmg.com

Porte Realty Ltd.

Ryan Singleton (604) 732-7651

porte.ca

Prospero International Realty Inc.

Jeff Nightingale (604) 669-7733

Quality Property Management Real Estate Services Ltd.

Marianne Miller (778) 878-7304

bcpropertyspecialist.com

Raven Property Management Ltd.

George Holmes (250) 881-8866

RE/MAX City Realty Gibsons

Andrea Kerr (604) 682-3074

coastrentals.ca

RE/MAX Crest Realty

Tom Wang

RE/MAX Crest Realty

Aidin Ashkieh (604) 566-1010

RE/MAX Penticton Realty

Deborah Moore (250) 492-2266

yoursouthokanaganhome.com

Re/Max Sea to Sky Real Estate Ltd.

Shankar Raina (604) 935-9071 remaxseatoskypm.com

Real Property Management

Carla Browne (888) 272-2111

rpmcentral.ca

Real Property Management

Signature

Albert Langbid (877) 497-0848 rpmsignature.ca

Realstar

Steve Matish (416) 923-2950 realstar.ca

Red Door Management Corp.

Lisa Biggin (778) 827-0377 reddoorpm.ca

Reign Realty

Andi Pham (604) 404-4888 reignrealty.ca

REMAX City

Ken O’Donnell (604) 740-7652

Remax City Realty

Ken Zhou

Rent It Furnished Realty

Robson Souza (604) 628-3457

rentitfurnished.com

Rent Real Estate Services

Lucy Willcox PREC* (604) 737-8865

rentrealestateservices.ca

Reside Management

Ericko Toni residemanage.com

Rize Alliance Properties Ltd.

Rebecca Mumford (604) 630-1645 rize.ca

Roboson Holdings Ltd.

Sarah Hill (604) 682-2088

rennie.com

Royal LePage Rockies West

Realty

Cris Leonard (250) 409-5500

mountainviewproperties.ca

S.A.H. Properties Ltd.

Leslie Pomeroy

South Okanagan Property

Management

Ashley Lutke-Schipholt (250) 485-9935

southokanaganrentals.com

Southland Mortgage Ltd.

Erik Hyatt

Strand Development

Kris Loncar

Sunstar Realty Ltd.

David Mak (604) 436-1335

sunrealty.ca

Sutton West Coast Realty 120

Joseph T-Giorgis (604) 816-2928

Swift Realty Ltd.

Reza Khatami (604) 239-2144

swiftrent.ca

Townsend Management

Don Townsend (250) 448-0242

Transpacific Realty Advisors Accounting Department (604) 873-8591

transpacificrealty.com

Tribe Management Inc.

Scott Ullrich (604) 202-5500

Turner Meakin Management Company Ltd.

Brian Meakin (604) 736-7020

Unique Real Estate

Accommodations Inc.

Nina Ferentinos (604) 984-7368

VADA Asset Management Inc.

Michelle Farina (604) 416-3880 vadaam.com

ACCOUNTING

D&H Group LLP

Arthur Azana (604) 731-5881

dhgroup.ca

Smythe LLP

Daniel Lai (604) 687-1231 smythecpa.com

ADVERTISING - VACANCIES

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

ADVERTISING & PROMOTION

Places4Students.com

Laurie Snure (866) 766-0767

Places4Students.com

APPLIANCE - RENTALS

Coinamatic Canada Inc.

Vancouver Property Management, VPM Group RE/MAX

Farid Entezari (877) 633-7910

VPMGroup.ca

Vancouver Rent It

Andy Yuen (604) 408-0008

Vancouver Rental Group

Seva Roberts (604) 537-4399

vancouverrentalgroup.ca

Ville Property Management Ltd.

Jade Yu

Virani Property Management

Anthony Fong virani.ca

Wealth Realty Inc.

Bill Mitsui billmitsui.com

Wesgroup Properties

Alysha Bacus (778) 957-7376 wesgroup.ca

West Kootenay Rentals

Paula Owen (250) 359-5021

Westwynd Real Estate Services Ltd.

Jeff Brown (604) 944-8917

Wynn Real Estate Ltd.

Juhan Lee (604) 762-4200 wynnrealty.ca

REAL ESTATE SALES

CBRE Ltd.

Lance Coulson (604) 662-5141 nationalapartmentgroupbc.ca

Goodman Commercial Inc.

Mark Goodman (604) 714-4790

Larry Berisoff RE/MAX Kelowna

Larry Berisoff (250) 878-7417 syberrealty.com

Macdonald Commercial

R.E.S. Ltd.

Tony Letvinchuk (604) 736-5611 macdonaldcommercial.com

APPLIANCE - SALES & SERVICE

Coinamatic Canada Inc.

Lyle Silverstein (604) 270-8441 coinamatic.com

Trail Appliances

Catherine Maxwell (604) 838-3385 trailappliances.com

APPRAISAL - INSURANCE

Normac

Nicole Daniels (604) 221-8258 normac.ca

ASBESTOS REMOVAL

BMS Plumbing & Mechanical Systems Ltd.

Tamara Merchan (604) 253-9330 bmsmechanical.com

Macdonald Commercial

R.E.S. Ltd.

Dan Schulz (778) 999-5758 bcapartmentinsider.com

McEvay Blair Multifamily Group

James Blair (604) 790-7089 mbmultifamily.com

Multifamily Real Estate Services

Seth Baker (778) 686-3330 multifamily.ca

Pospischil Realty Group

Adam Pospischil (604) 263-1000 pospischilrealty.com

REDEVELOPMENT

MANAGEMENT

IDS Group

David Adelberg (604) 245-9898 idsgroup.ca

RENOVATION & REPAIRS

BMS Plumbing & Mechanical Systems Ltd.

Tamara Merchan (604) 253-9330 bmsmechanical.com

KS Maintenance Ltd.

Teresa Cheung (604) 339-8223

ks-propertyservices.com

RE-PIPING

BMS Plumbing & Mechanical Systems Ltd.

Tamara Merchan (604) 253-9330 bmsmechanical.com

Cambridge Plumbing Systems Ltd.

John Jurinak (604) 872-2561

cambridgeplumbing.com

Manna Plumbing Ltd.

Chris Kobilke (604) 710-3908 mannaplumbing.com

RE-PIPING: RESTORATION

Lambert Plumbing and Heating Ltd.

Youhann Semov (604) 734-0890 lambertplumbing.ca

CLEANING - CARPET & UPHOLSTERY

Island Carpet & Upholstrey

Cleaning Inc.

Ron Gould (250) 590-5060 islandcarpetcleaning.ca

CONTRACTORS

BMS Plumbing & Mechanical Systems Ltd.

Tamara Merchan (604) 253-9330 bmsmechanical.com

CREDIT REPORTS

RentCheck Credit Bureau

Brenda Maxwell (800) 661-7312

rentcheckcorp.com

DEBTOR LOCATOR

RentCheck Credit Bureau

RESTORATION

FirstOnSite Restoration Ltd.

Amy Barilla (236) 335-0499 firstonsite.ca

Incredible Restorations

Mikael Gatfi (604) 639-0990 incrediblerestorations.com

ROOFING

Bond Roofing

Daniel Fajfar (604) 375-2100 bondroofing.ca

Cambie Roofing Contractors

Paul Skujins (604) 261-1111 cambieroofing.com

Read Jones Christoffersen Ltd.

Jason Guldin (250) 213-2520 rjc.ca

ROOFING MEMBRANES

Cambie Roofing Contractors

Paul Skujins (604) 261-1111 cambieroofing.com

SECURITY & INTERCOM SYSTEMS

Telus Communications Inc.

Sarah Ballantyne (250) 310-3343 telus.com

Vandelta Communication Systems Ltd.(VDC)

Christopher Rae (604) 732-8686 vandelta.com

SOFTWARE - PROPERTY MANAGEMENT

Pendo

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

SUPPLIES - HARDWARE, BUILDING, MAINTENANCE

Rona

Nathalie Meloche 514-668-0051 rona.ca

Super Save Group of Companies

Danielle Johannes (604) 533-4423 supersave.ca

DRAINAGE & SEWER

Callaway Plumbing and Drains Ltd.

Brett Callaway (250) 216-7159 callawayplumbing.ca

Victoria Drains

Dave Lloyd (250) 818-1609 victoriadrains.com

ELECTRICIANS

Rushworth Electrical Services Inc.

Dustin Rushworth (250) 361-1231 rushworthelectric.ca

ENERGY EFFICIENCY & CONSERVATION

BC Hydro

The Home Depot Canada

Michael Lirangi (416) 571-8940

homedepot.ca/pro

TELECOMMUNICATIONS

Telus Communications Inc

Sarah Ballantyne (250) 310-3343 telus.com

UTILITIES/ NATURAL GAS

Absolute Energy

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

UTILITY SUB-METERING

Enerpro Systems Corp.

Andrew Davidson (604) 982-9155 enerprosystems.com

WASTE/ RECYCLING

Super Save Group of Companies

Danielle Johannes (604) 533-4423

supersave.ca

Waste Connections of Canada Inc.

Tomas Hansen (604) 834-7578

WasteConnectionsCanada.com

WATERPROOFING

Cambie Roofing Contractors Paul Skujins (604) 261-1111 cambieroofing.com

WATERPROOFING

Read Jones Christoffersen Ltd.

Jason Guldin (250) 213-2520 rjc.ca

WINDOW - REPLACEMENT/ INSTALLATION/RENOVATION

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

Centra Windows

Andrew Anderson (888) 534-3333 centrawindows.com

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

FRESCo Building Efficiency

Jordan Fisher (778) 783-0315

frescoltd.com

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

ENGINEERS

FRESCo Building Efficiency

Jordan Fisher (778) 783-0315 frescoltd.com

Read Jones Christoffersen Ltd.

Jason Guldin (250) 213-2520 rjc.ca

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

Lyle Silverstein (604) 270-8441 coinamatic.com

Brenda Maxwell (800) 661-7312

rentcheckcorp.com

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

FortisBC Energy Inc.

Mel Tugade (888) 224-2710 fortisbc.com

EVICTION SERVICES

Canadian Tenant Inspection Services Ltd.

FIRE PROTECTION & MONITORING

Telus Communications Inc.

Sarah Ballantyne (250) 310-3343 telus.com

FIRE PROTECTION, MONITORING & EQUIPMENT

Rushworth Electrical Services Inc.

Dustin Rushworth (250) 361-1231

rushworthelectric.ca

Vancouver Fire and Radius Security

Angela Nottingham (604) 232-3473 vanfire.com

FOOD WASTE DISPOSER

Super Save Group of Companies

Danielle Johannes (604) 533-4423

supersave.ca

GAS SERVICE

Absolute Energy

Kirby Morrow (604) 315-2058

absolute-energy.ca

Callaway Plumbing and Drains Ltd.

Brett Callaway (250) 216-7159

callawayplumbing.ca

Heating Fuels

Columbia Fuels

Nathan Dorie (877) 500-4328 columbiafuels.com

INSPECTIONS-TENANCY COMPLIANCE

Canadian Tenant Inspection Services Ltd.

Anna Garnett (778) 846-9125

ctiservices.ca

INSURANCE

AC&D Insurance Services Ltd.

Robert ten Vaanholt (604) 985-0581

acdinsurance.com

BFL Canada Risk and Insurance Services Inc.

Stacey Wilson (778) 374-4125

bflcanada.ca/real-estate

Capri CMW Insurance Services Ltd.

Danielle Russell (604) 294-3301 capricmw.ca

Megson FitzPatrick Insurance

Mike Nichol (250) 519-2300

megsonfitzpatrick.com

INTERNET LISTING

SERVICES

Yardi Breeze Premier

Jasmin Rodas (800) 866-1124

yardibreeze.ca

LEGAL SERVICES

Haddock & Company

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

Lesperance Mendes

Alex Chang (604) 685-3567 lmlaw.ca

Refresh Law

Oscar Miklos (604) 800-8096 refreshlaw.ca

MEDIA

MediaEdge Communications

Dan Gnocato (604) 549-4521 mediaedge.ca

MORTGAGE FINANCING

Citifund Capital Corporation

Derek Townsend (604) 683-2518 citifund.com

CMHC

Eric Bond (604) 737-4161 cmhc.ca

ONLINE PAYMENT SERVICE

Yardi Breeze Premier

Jasmin Rodas (800) 866-1124 yardibreeze.ca

PAINT SALES

Cloverdale Paint

Dave Picariello (604) 551-8083 cloverdalepaint.com

PIPE LINING/ RE-PIPING

CuraFlo of Canada Ltd.

Randy Christie (604) 298-7278 curaflo.com

PLUMBING/HEATING/ BOILERS

BMS Plumbing & Mechanical Systems Ltd.

Tamara Merchan (604) 253-9330 bmsmechanical.com

Callaway Plumbing and Drains Ltd.

Brett Callaway (250) 216-7159 callawayplumbing.ca

Cambridge Plumbing Systems Ltd.

John Jurinak (604) 872-2561 cambridgeplumbing.com

CuraFlo of Canada Ltd.

Randy Christie (604) 298-7278 curaflo.com

PRINTING

Citywide Printing Ltd.

Gordon Li (604) 254-7187 citywideprint.com

PROPANE

Columbia Fuels

Nathan Dorie (877) 500-4328 columbiafuels.com

PROPERTY MANAGEMENT

460 Property Management Inc.

Carol Buck (250) 591-4603 460pm.com

Abingdon Moore Realty

Marilyn Koehle (778) 421-8797

Advanced Property Management Inc.

Lorri Fugle (250) 338-2472 advancedpm.ca

AQP Management

Andrew Bekes (778) 966-7277

BentallGreenOak (Canada)

Limited Partnership

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

Brown Bros Agencies Ltd.

Drew Storey (250) 385-8771 brownbros.com

Century 21 Queenswood

Chris Markham (250) 477-1100 century21queenswood.ca

Cherry Creek Property

Services Ltd.

Val Ketel (250) 427-7411 ccps.email

Clover Residential Ltd.

Alana Fitzpatrick (250) 532-2635 duttons.com

Colliers

Grant Evans (250) 414-8373 collierscanada.com

Colyvan Pacific Property Management

Jodi Levesque (250) 754-4001 colyvanpacific.com

Complete Residential

Property Management

Dennie Linkert (250) 370-7093 completeresidential.com

Cornerstone Properties Ltd.

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

Coronet Realty Ltd.

Aaron Best (604) 298-3235 coronetrealtyltd.com

Countrywide Village Realty Ltd.

Simranjeet Kaur (250) 749-6660

Devon Properties Ltd.

David Craig (250) 595-7000 devonproperties.com

DFH Real Estate Ltd.

Lisa Clark (250) 477-7291

Equitex Realty Ltd.

Joe Bellows (250) 386-6071 equitex.ca

Greenaway Realty Ltd.

Kirsten Greenaway (250) 216-3188 greenawayrealty.com

Hugh & McKinnon Realty Ltd.

Scott Higgins (604) 531-1909 hughmckinnon.com

Hume Investments Ltd.

Sally McIntosh (604) 980-9304 humeinvestments.com

Lannon Creek Holdings Ltd.

Dave McClimon (250) 744-0394

Oakwood Property Management

Carol Dobell (250) 704-4391 oakwoodproperties.ca

Pemberton Holmes

Property Management

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

Proline Management Ltd.

Adam Taylor (250) 475-6440 prolinemanagement.com

Quality Property

Management Real Estate

Services Ltd.

Marianne Miller (778) 878-7304 bcpropertyspecialist.com

Richmond Property Group Ltd.

Jean McKay (250) 388-9920 richmondproperty.ca

Royal LePage Nanaimo Realty

Brenda Gilroy (250) 760-2234 royallepagenanaimo.ca

TPM Properties

Debbie Hunt (250) 383-7663

Tribe Management Inc.

Scott Ullrich (604) 202-5500

Widsten Property Management

Steve Widsten (250) 753-8200 islandrent.com

REAL ESTATE SALES

CBRE Limited

Lance Coulson (604) 662-5141 nationalapartmentgroupbc.ca

Colliers

Grant Evans (250) 414-8373 collierscanada.com

Goodman Commercial Inc.

Mark Goodman (604) 714-4790 goodmanreport.com

McEvay Blair Multifamily Group

James Blair (604) 790-7089 mbmultifamily.com

RENOVATION & REPAIRS

BMS Plumbing & Mechanical Systems Ltd.

Tamara Merchan (604) 253-9330 bmsmechanical.com

RE-PIPING

BMS Plumbing & Mechanical Systems Ltd.

Tamara Merchan (604) 253-9330 bmsmechanical.com

Callaway Plumbing and Drains Ltd.

Brett Callaway (250) 216-7159 callawayplumbing.ca

Cambridge Plumbing Systems Ltd.

John Jurinak (604) 872-2561 cambridgeplumbing.com

RESTORATION

FirstOnSite Restoration Ltd.

Amy Barilla (236) 335-0499 firstonsite.ca

ROOFING

Read Jones Christoffersen Ltd.

Jason Guldin (250) 213-2520 rjc.ca

SECURITY & INTERCOM SYSTEMS

Telus Communications Inc.

Sarah Ballantyne (250) 310-3343 telus.com

SOFTWARE - PROPERTY MANAGEMENT

Pendo

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

SUPPLIES - HARDWARE, BUILDING, MAINTENANCE

Rona

Nathalie Meloche 514-668-0051 rona.ca

Super Save Group of Companies

Danielle Johannes (604) 533-4423 supersave.ca

The Home Depot Canada

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

TELECOMMUNICATIONS

Telus Communications Inc.

Sarah Ballantyne (250) 310-3343 telus.com

UTILITIES/ NATURAL GAS

Absolute Energy

Kirby Morrow (604) 315-2058

absolute-energy.ca

UTILITY SUB-METERING

Enerpro Systems Corp.

Andrew Davidson (604) 982-9155 enerprosystems.com

WASTE/ RECYCLING

Super Save Group of Companies

Danielle Johannes (604) 533-4423 supersave.ca

WATERPROOFING

Read Jones Christoffersen Ltd.

Jason Guldin (250) 213-2520 rjc.ca

WINDOWREPLACEMENT/ INSTALLATION/ RENOVATION

A1 Windows

Roque Datuin (604) 777-8000 a1windows.ca

Centra Windows

Andrew Anderson (888) 534-3333 centrawindows.com

Retro Teck Window

Wilfred Prevot (604) 291-6751 retrowindow.com

Corona Apartments 1847 Barclay Street, Vancouver

Findlay Garden Apartments 3223 Findlay Street, Vancouver

20-suite apartment building in Mount Pleasant just off East Broadway and a short walk to VCC. List $7,200,000

24-suite apartment building in the West End – just off Denman Street. $437,000/unit; 3.5% cap rate. List $10,500,000

12-suite apartment building – steps to Trout Lake, just off Commercial Dr. 11 two-bed & 1 one-bed.

17 suites in Marpole with exceptional cash flow. Just off West 71st Avenue on Granville Street. List $7,650,000 (5% cap) Windsor Apartments 2575 Windsor Street, Vancouver

Rim Rock Manor 8630 Osler Street, Vancouver

21 suites in Marpole just off West 70th Avenue & Oak Street. Well maintained with capital upgrades.