Landlord BC | Fall 2022

THE KEY

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

Office:

105 - 1001 Cloverdale Ave

Victoria, BC V8X 4C9

Vancouver Island: 250.382.6324

Lower Mainland: 604.733.9440

Toll Free BC: 1.888.330.6707

David Hutniak

Chief Executive Officer

Lisa Henderson

Senior Member Services Representative

Hunter Boucher Vice-President, Operations

Erin Breier

Manager, Events and Programs

Monika Sosnowska Director, Marketing and Communications

Bianka Cseko Member Services Representative

Bryan Smith Member Services Representative

CEO’s Message

Supporting Purpose-Built Rental Housing

Happy, Healthy Tenants

Why Cyber Security Matters

Funding Options For Renovations

Top Five Illegal Tenancy Clauses

Tribute: Dr & Mrs. A. Hayes

LandlordBC Events

Hunter’s Hints

Associate Members/ Corporate SuppliersMainland

Board of Directors

Chair Jason Middleton Vice-Chair Michael Drouillard Secretary-Treasurer Derek Townsend

Directors Nicolas Denux,Paul Sander, Kim R. Schuss, Jason Fawcett, Claire Immega, Kerri Jackson, Sarah Lui

The KEY is published by MediaEdge Communications

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

Associate Members/ Corporate SuppliersVancouver Island

CEO’S MESSAGE

David Hutniak, CEO, LandlordBC

On September 7, 2022, B.C.’s Premier John Horgan announced that the 2023 standard annual rent increase percentage won’t be allowed to increase as much as permitted under their own guidelines (5.4 per cent), but instead would be capped at 2 per cent. This was announced as part of Premier Horgan’s “inflation relief program.” This percentage is in effect for any standard annual rent increase with an effective date within the 2023 calendar year. LandlordBC undertook extensive advocacy with the government, citing the negative impacts any reduction to the permitted increase would have on the current and long-term viability of our sector in B.C. This decision is rather unfathomable.

We get that these are tough times for everybody, and in tough times it is incumbent upon Premier Horgan to support folks, especially the more vulnerable. Good on him. But let’s not forget that the money he’s re-distributing comes from taxpayers, all taxpayers, which is totally fair. That’s the way the system is intended to work. But that’s not what actually happened here. In reality, and what’s especially galling about Premier Horgan’s decision, is the fact that more than half of the supposed value of his “inflation relief program” — $816 or 54 per cent — arises from his capping our 2023 rent increase! How is it fair that our sector, which is dominated by small business owners and families trying to maintain their own housing by providing secondary suites, both of whom are still dealing with the impacts of the pandemic and now the significant impacts of high inflation, is the only sector that has been targeted in this program. Grocery stores have jacked up their prices 25 per cent plus, yet no action was taken against them. This is categorically unfair and unjust.

Premier Horgan has decided once again to single out our sector to contribute millions more in rent subsidies than we already do, because I guess we don’t pay enough taxes already. He does not seem to care that we provide a critically important service and are a major contributor to the GDP of the province. Is there any other sector in B.C. that he’s treated more shabbily? None coming to mind here.

In our view the premier’s capping the 2023 rent increase at 2 per cent demonstrates that he isn’t serious about solving the rental housing crisis and some may argue he never has been. If he was serious about the rental housing crisis, he wouldn’t continue to take measures that make it worse by further undermining our sector. If he was serious about the rental housing crisis, he’d be looking for solutions to make the sector more vibrant and strong, while facilitating the building of tens of thousands of new units of rental housing. That’s how he can really help renters.

The exodus of landlords from our sector had already been underway these past two years, primarily among smaller rental providers, due to the unfavourable legislative and economic environment. A growing number simply can’t hang-on and continue providing secure longterm rental housing. This is now spreading to all rental housing providers no matter how large the portfolio. The fact is you can’t continue to run any business when you experience negative or near negative rates of return year after year after year. It doesn’t work! Let’s not be naïve, big pension funds, including the government’s own who own and operate rental housing in B.C. are vulnerable to high inflation rates and Premier Horgan’s flawed 2023 rent increase decision. Arguably some of these larger players may be more vulnerable because of the risks they are forced to assume to operate and build large rental housing projects. Premier Horgan is forcing them to invest in other jurisdictions.

So, this begs several questions. Is Premier Horgan serious about solving the rental housing crisis in B.C.? Does Premier Horgan care about the long-term negative impacts of his endless actions against the sector? Does Premier Horgan understand that if he cripples the sector, he’s actually harming renters? Does Premier Horgan understand how fragile the rental housing ecosystem really is, and how quickly it can go south?

SUPPORTING PURPOSE-BUILT RENTAL HOUSING

A look at the opportunities and challenges at the municipal level

By Byron Chard, President & CEO, Chard Development Ltd.

Four years ago, during the run up to the 2018 municipal elections, housing affordability and rental supply were a hot topic. Here we are, four years later, and that’s still the case. If anything, the situation has become even more challenged given today’s uncertain economic climate, and a solution to the problem will require a consolidated effort on the part of all involved.

Municipal government representatives — whether seasoned professionals or new to the task — are faced with the challenge of addressing the situation at hand. One of the first questions they may ask is “why build purpose-built rental housing”… or rather, why not? Why is it that developers have not always defaulted to purpose-built rental housing as their first choice of development?

Despite the necessity of purpose-built rental housing, developing it demands a unique set of financial capabilities, a long-term vision, and a broad understanding of the end user. Developing an affordable rental building is an even more complex, capital intensive, and long-term endeavour. So how can municipal government representatives help to encourage rental development? Firstly, they need to understand the complicated process behind purpose-built rental development.

MARKET RENTAL RATES

The process begins with a potential land acquisition and requires a detailed assessment of land value. That assessment requires an understanding of existing zoning as

well as rezoning potential. It also requires an understanding of other development restrictions such as allowable density, setbacks, and height restrictions.

Armed with this information, would-be rental housing developers must assess market feasibility. This is determined based on anticipated revenue, which requires an understanding of market rental rates as well as any below market requirements. While these below market requirements might be mandatory from a municipal perspective, they don’t reduce project costs. So to make the same project work with mandatory below market housing, the market rents need to be at a rate that supports project feasibility and construction financing while still being supported by a third-party appraisal. Essentially, there needs to be sufficient market rental units to subsidize the below market units.

Once anticipated revenue is well understood, a savvy developer will need to consider operating costs. These include property tax, utilities, repairs and maintenance, garbage and recycling collection, licenses, landscaping, and managing the rental

Housing

THE THREE MOST SIGNIFICANT COST DRIVERS ARE LAND, CONSTRUCTION, AND FINANCING.

building — including paying for property managers, cleaning staff, and accounting. Vacancy rates also need to be considered, as even in the tightest rental market, turning over suites between tenants requires time for repairs and maintenance. These three factors — gross revenue minus operating costs and a realistic vacancy rate — determine the net operating income (NOI) of any prospective purpose-built rental development. This NOI is considered in light of the expected market capitalization rate — or the annual return a property owner could anticipate if they paid 100 per cent cash for a building — to determine the value of the property and ultimately, its feasibility.

PROJECT COSTS

The next step is to understand the actual project costs. These include acquisition costs, construction costs, taxes and fees, professional fees, marketing and leasing costs, commissions, and financing costs, among others.

The three most significant cost drivers are land, construction, and financing. What is important to understand is that all these variables need to be considered at market rates, even when constructing a below market or affordable rental project. Costs don’t get reduced proportionately simply because a project is a below market project! Land cost is dictated by market comparables, and a seller will, of course, always be looking to maximize their sale price. General contractors don’t get a deal on concrete or other materials simply because a portion or all of a project will be offered at below market rates. So, this presents another challenge. Financing is the third of the three main cost drivers. The cost of financing is dependent on the size of the loan received from a bank or lender. Both investors and developers rely on banks to finance projects. So, if the feasibility of a project cannot be proven out — and banks walk away — the project will not proceed.

There are several other costs that can significantly affect a purposebuilt rental project. One of the most significant is government fees. City fees include land transfer tax, development cost levies, building permit fees, Translink development cost charges (or DCCs), Metro Vancouver’s Sewer Drainage and Water DCCs, rezoning fees, Community Amenity Charges (or CACs), GST at sale, property tax during construction, utility connection costs, civil work, BC Hydro fees, and vacancy tax. All of this on top of a 20 per cent below-market requirement in many cases. That is a long list of government fees and requirements, and they affect all projects, not just rental projects.

FINANCING

Once a viable piece of land has been identified and a project has been deemed feasible, it’s time to secure financing. In the case of a purpose-built rental project, banks provide construction loans

based on the anticipated NOI of the building. They hire a thirdparty appraiser to review the project economics and prepare an independent assessment of NOI based on comparable rental buildings. The bank takes that NOI and divides it by a debt service ratio to determine the amount of income required to service the loan. Taking into consideration the amortization period and interest rate, the total value of the loan is then determined. Based on these calculations, it’s not unusual for a developer to be required to provide 50 per cent of the project cost through equity. This is significantly more equity than is typically required to construct a condo project, where banks will typically lend approximately 80 per cent of the total costs with sufficient pre-sales and developers are able to take out purchaser deposit insurance, often reducing equity requirements by up to 5 per cent to only 15 per cent of the total project costs.

In this era of rising interest rates, it’s also important to note that if the interest rate increases, the amount the banks are willing to lend goes down and more equity is required to complete the project. Ultimately, the current rising interest rate environment creates further instability and can jeopardize the viability of a rental project due to an insufficient loan amount or a decreasing return to partners.

TIMELINES

That said, once financing is secured, developers must then consider the project timeline. The longer it takes to complete a project, the more expensive it becomes. Land carrying costs — including property tax and interest — increase. These can have a significant impact on the bottom line. Despite this harsh reality, a rezoning in most municipalities takes 12 to 18 months, a development permit takes another six to 12 months and a building permit is six to 10 months more. This means that the pre-development process takes at least 24 months. The development and construction of a midrise building typically takes 18 to 30 months; a high rise takes 30 plus months depending on the scale. Most projects of significant size and scale take five to seven years from acquisition of the land to completion.

The timeline for approval and construction of a rental project is no different from that of a condo project unless the municipality has a rental project fast track process. However, unlike a condo building which can be pre-sold before and during construction, a rental building requires a lease-up period after construction is finished to make the asset fully operational.

These extended timelines increase costs significantly, and they are a real contributing factor to housing affordability.

INTERNAL RATE OF RETURN

For most developers, the final step in the process of making

Housing (Cont’d)

purpose-built rental housing a reality is to bring in partners. Partners need to provide a financial guarantee to the bank; a promise that they will corporately and personally pay back a portion of any loan should the project not be successful. This guarantee is typically 50 to 100 per cent of the loan value. This can be a tough sell to partners and as such, the required internal rate of return — or IRR — that makes the investment and risk worth their while is increased. A partner can invest their money in a risk free GIC and get a 3 per cent return. To take on the additional risk — and to assume the personal and corporate guarantee associated with rental development — the return needs to be significantly higher.

IRR is directly impacted by timelines and the amount of equity that must be invested. So again, if a project can be completed faster or the amount of equity required can be decreased by increasing the construction loan, the profit required to complete the project is decreased — and at the end of the day, the rental rates required to make a project feasible are also lower. More importantly, the project may actually proceed, and homes will be built!

So how can municipal government representatives help to encourage rental development given these complications? Firstly, they need

to focus on creating clear policy guidelines to reduce uncertainty and allow developers to accurately evaluate a project. There should be no surprise fees or unreasonable civil upgrades. Second, they must work to reduce approval timelines to help get projects to construction faster. Further, they must balance revenue from development with housing objectives by adjusting the fees and requirements placed on rental projects and must consider relaxed design requirements as they compare to condo projects to allow for more flexibility in design. Finally, municipal governments need to work collaboratively with developers — as partners in the fight to increase housing affordability — to deliver on a common goal.

Founded in 1994, Chard Development is a BC-based, awardwinning real estate development firm. To date, Chard has delivered more than 1,400 homes within the province, including both market and below market purpose-built rental developments, attainable homeownership opportunities and market condominiums. An additional 2,100 homes are currently in the development and/or planning phase. www. charddevelopment.com

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HAPPY, HEALTHY TENANTS

Three ways rental housing providers can support social connectedness

By Happy Cities and Hey Neighbour Collective

Long before the COVID-19 pandemic, loneliness and social isolation were on the rise. Persistent loneliness and isolation are as bad for physical health as smoking 15 cigarettes a day. It’s no surprise then that governments like the UK, Japan, U.S., and Australia have recognized loneliness as a public health crisis.

People who are socially connected report better health and happiness, living on average 15 years longer than people who are socially isolated. They are also more resilient in the face of personal and collective crises — a factor that has only become more pressing during the COVID-19 pandemic and the recent extreme heat and flooding in British Columbia.

Many socioeconomic factors can impact the likelihood of someone experiencing chronic loneliness, but the types of homes and neighbourhoods we live in can also greatly influence how socially connected we are. Some studies — like Vancouver Foundation’s 2017 Connect & Engage survey — suggest that residents of apartments and condos are less likely to know their neighbours or do small favours for them, and that they report higher levels of loneliness and lower levels of trust in neighbours.

But high-density living isn’t inherently isolating. There are great examples of buildings, old and new, that buck these trends, whether through design that facilitates neighbourly interactions, or programming that brings people together. As B.C. communities continue to grow and densify, it is essential that all housing providers can access the policies and tools they need to build homes where neighbours can get to know each other, fostering greater health, happiness, and resilience in the long run.

HOMES HAVE THE POWER TO CONNECT PEOPLE

Happy Cities and Hey Neighbour Collective are two B.C.-based organizations that are working together towards a future where people’s homes help to connect them with one another. Along with partners at Simon Fraser University, we collaborate with rental housing providers and non-profit organizations that are working to

build social connectedness and resilience, helping to measure success and share promising practices.

We also host cross-sectoral dialogues to share what we’re learning and explore how to scale solutions, like our recent Living Together symposium. During the symposium, participants from many disciplines (housing operators, architects, municipal planners, funders, non-profits, researchers, public health experts, and more) worked together to create a “roadmap” that charts the path to a future where designing sociable multi-unit housing is the easy, obvious choice.

This roadmap embodies much of the work that we are doing with our various partners. We are early in the journey and eager for broader engagement with the rental housing sector going forward.

WHY SOCIAL CONNECTEDNESS MATTERS IN RENTAL BUILDINGS

When people know their neighbours better, it benefits both landlords and tenants. Socially connected tenants can lean on each other for mutual support, not only during acute collective crises, but for the everyday personal and family crises that hit us all. This is good for residents of course, but can also make the job of a building manager easier. Happier tenants complain less to their landlords, and are more likely to resolve issues or disagreements among themselves and in a non-confrontational way. Further, when people have stronger social connections and a sense of community within their building, it decreases turnover,

reducing the amount of effort landlords must invest in listing and showing units to prospective tenants.

Landlords may imagine that intentionally building community among residents in their buildings involves a lot of extra, time-consuming

Tenants (Cont’d)

work. However, this is not necessarily true. For example, community partnerships can facilitate social programming initiatives, while design interventions at the drawing stage can support organic, selfsustaining social interactions between neighbours.

Above all, many effective initiatives are relatively easy to implement, and can be championed by tenants themselves. When people have the ability to influence their surroundings, they are more likely to take responsibility over caring for and maintaining shared spaces, their unit, and the property overall.

Over many years, we have learned from our partners’ efforts in this space, seeing real-world examples of how homes really can make people healthier and happier. Our research further draws inspiration from community housing movements, like co-operative housing and co-housing, which offer relevant lessons on how purpose-built rental communities can cultivate social connections and resilience through intentional design and programming.

Below, we outline broad actions landlords can take to support social connections among neighbours — and some of the support needed at a policy level to make this the easy choice.

STRATEGIES FOR SOCIALLY CONNECTED RENTAL HOUSING

Our research shows that the first six months to one year of living in a new building is a critical period for establishing relationships with neighbours. The good news is that there are easy solutions to encourage social connection and reduce loneliness among a building’s residents. We’ve broken these examples down into three broad categories, from easiest-to-implement, to bigger but highly impactful design and policy changes.

1. Low-hanging fruit: Encourage residents to animate and person alize existing spaces within the building.

Landlords can make the most of existing building spaces that people pass through frequently such as lobbies and corridors by implementing low-cost design elements that encourage social interaction. For example, at the Athlete’s Village Co-op in Vancouver, each resident that moves in receives a canvas to paint and display in the building’s lobby, instilling a sense of community and belonging. These small-scale, resident-led interventions (which can also include message boards and opportunities for residents to hang art, photos, or plants) pique interest and encourage people to stop and linger, thereby increasing opportunities for neighbours to bump into one another and start a conversation.

Parking spots are another often-overlooked area that residents can take the lead on repurposing into shared social spaces. Metro Vancouver estimates that 35 to 42 per cent of parking spaces in the average multi-unit building are underused, making these spots ripe for transformation.

2. Next-level solutions: Encourage and support social activities among residents.

Social programming requires some investment, but is an effective way to build community and increase tenant engagement. For example, Concert Properties recently created a “Community Connectors” program, in which it supported tenants (who volunteer with modest

financial honoraria) to organize building activities, practice open communication, and strengthen relationships between neighbours.

Other rental buildings organize social activities to support and engage older adults — who are often at higher risk of social isolation — or bring neighbours together to plan for emergencies and build mutual support systems. While housing staff lead some of these programs, many emerge through partnerships with community organizations that have specialized expertise, like Building Resilient Neighbourhoods’ Connect & Prepare program run in partnership with the City of Victoria’s emergency readiness team.

3. Go big or go home: Consider innovative design approaches for new residential buildings.

Several rental developers are recognizing the benefits of social connectedness and are showcasing innovative design approaches. Vienna House, an exciting new affordable rental project planned in Vancouver that is pursuing Passive House certification, features a central courtyard to maximize ventilation and natural lighting while increasing opportunities for social connection. Residents will access their units through exterior walkways that face onto the common courtyard, connecting corridors and unit entrances visually with public spaces.

The City of North Vancouver has recently incentivized this type of social and sustainable design through its Active Design Guidelines, which provide an FSR exemption for exterior walkways, ensuring that social features don’t take away from ‘saleable’ area.

Recognizing that people in walkable, transit-oriented neighbourhoods often don’t need or want to own cars, a growing number of developers — both for-profit and non-profit — are advocating for reduced parking requirements in new buildings. (In Metro Vancouver, on-site parking can add around $20,000 to $45,000 per stall to a building’s overall cost, plus maintenance, but many of these spaces go unused.) Instead of devoting precious resources and square footage to parking, creative developers are integrating shared amenities like music rooms, bike fixing, or dog washing stations that encourage neighbours to explore common interests and activities.

Join the conversation

Whether your organization is already a social connectedness champion, just getting started, or merely curious, we’d love to connect and learn more about your work and experiences so far.

Happy Cities is a Vancouver-based urban planning, design, and research firm. We harness the science of wellbeing to advise housing providers, municipalities, developers, and more on how to design buildings and urban spaces that support people’s health and happiness. Learn more and get in touch through our website: https://happycities.com/

Hey Neighbour Collective is a multi-stakeholder project aimed at building community, social connectedness and resilience in multi-unit housing. Partners in the collective include rental housing operators, non-profits, housing sector associations (like LandlordBC), researchers, municipalities, health authorities and more. Learn more and get in touch through our website: https://www.heyneighbourcollective.ca/

WHY CYBERSECURITY MATTERS

By Mark Brownlee, Product Marketing Manager, CIRA

Would you ever leave a building you own or manage unlocked and walk away? Of course not. But that’s exactly what hundreds of thousands of people and organizations across Canada are doing when it comes to their cybersecurity.

The prospect of a cyber attack is scary. But the good news is that everyone can take simple steps to reduce the risk they face.

WHY CYBERSECURITY MATTERS

Don’t think cybersecurity should matter to you? Think again. Here’s why you should be focusing on protecting yourself, your organization and your employees:

Everyone is a target

One of the biggest cybersecurity challenges Canadians face is also the simplest: they don’t think they are “worth” a cybercriminal’s time. That couldn’t be further from the truth. Anyone can be a target of a cyber attack — from a landlord renting out a basement apartment to the CEO of a large rental housing company.

The stakes are high Cybercriminals are, unfortunately for all of us, good at what they do. With even a simple email, they can quickly bilk unsuspecting victims out of hundreds of thousands of dollars.

The problem isn’t going away Cyber attacks flit in and out of the news pretty frequently. Any time a major organization or government department is victimized, it can quickly hit the headlines then just as rapidly fade into the background. This obscures the fact that cyber attacks are an ever-present reality for anyone these days. And the problem is, unfortunately, only going to continue to get worse. Data from CIRA, the Canadian non-profit which serves hundreds of Canadian organizations in combatting cyberthreats, shows that information technology professionals reported an increase in cyber attacks in the last year.

WHAT’S AT STAKE

Everyone should be thinking about ways to protect themselves and their organizations from cyber attacks. But for landlords in British Columbia, the stakes are particularly high.

Here’s why:

• Your money is at risk: for landlords, money — sometimes, a lot of it — changes hands frequently. That means it can be easier to fall victim to a well-targeted trick like a phishing attack, since a clever cybercriminal could easily disguise themselves as someone they’re

not. But it also means that you could quickly lose a lot of money if, say, you end up transferring money to someone claiming to be someone they’re not.

• You’re liable if you lose tenant information: landlords don’t just collect a lot of money. They also collect something arguably even more valuable — personal information. Phone numbers, addresses, social insurance numbers — this is all information that landlords regularly collect from potential tenants. If you aren’t protecting that information, you are leaving yourself liable.

• Your reputation is at stake: reputation matters. Research done by accounting firm KPMG in 2020 showed that 84 per cent of people in Canada would consider taking their business elsewhere if a company didn’t protect their data. Ninety per cent would worry about doing business with any organization that had experienced a data breach. What does that mean for landlords? It means if you or your company lose money or personal data they may lose ground to competitors.

PROTECT AGAINST CYBER ATTACKS

Now that you’re sufficiently terrified — aware — about what cyber attacks can do, let’s share the good news. There are steps you can take to protect yourself and, luckily, many of them are very simple.

Strong passwords. The first place to start? Creating strong passwords or passphrases for all your important accounts. This could include everything from the bank account where you deposit rent payments to the email account where you receive personal information from potential tenants.

Passwords are your first defense against cyber attacks. If a password is based on something easy to guess — like the name of the street where you are situated or a favourite pet — then you’re leaving yourself exposed.

You should never use the same password for more than one account. The reasoning is simple: if a cybercriminal steals one of your passwords, they won’t have access to every single one of your accounts. Instead, you will just need to change the one.

You should also create hard-to-guess passwords. This can include passphrases, which combine random words into a single password, to complex passwords. Or it could mean creating complex passwords using numbers and symbols and random strings of letters.

Worried about being able to remember all these complicated new passwords? Consider using a password manager to store them all in one place.

Educate yourself (and others) on cybersecurity. The biggest risk for landlords is the same as most other people living in Canada: lack of cybersecurity education.

Getting up to speed on methods to protect yourself like strong passwords and multi-factor authentication is important. But the single biggest protection you can put in place is learning how to spot phishing emails.

Phishing emails are basically cleverly (or, sometimes, not so cleverly) disguised messages that cybercriminals create to make them look like they are coming from legitimate sources. They are designed to trick you into giving up information you otherwise wouldn’t and sometimes, they can be hard to spot. For example: a cybercriminal might impersonate a potential tenant to get you to part with personal information you otherwise wouldn’t.

If you can learn to spot the telltale signs of phishing it will go a long way to keeping yourself and your organization protected.

Use a protected DNS tool. Protected DNS might sound overwhelming. But it’s not — it’s actually one of the simplest tools you have at your disposal for combatting malicious websites that can be the vessel for cyber attacks. Protected DNS pull in information from sources about which websites are malicious

to block your devices from reaching sites that could be harmful. The benefit is simple: no one willingly clicks on a suspicious link. But sometimes, despite our best efforts, we do anyway. What protected DNS does is make that blocking automatic so that, on the few occasions where you have a lapse in judgment, you’re protected anyways.

PROTECTING AGAINST CYBER ATTACKS

Part of what works for cybercriminals is the feeling of helplessness we all feel about phishing and other forms of cyber attacks. If we feel like there is nothing we can do to combat them, we won’t do anything to protect ourselves. The bad news is there is no option that will provide foolproof protection against a cyber attack. The good news, though, is that there are simple steps landlords can take to reduce their risk. After all, landlords know the value of keeping properties secure. Why not do the same for the money and personal information you store online?

Mark Brownlee is a product marketing manager with CIRA Cybersecurity Services. His work, which focuses on the CIRA DNS firewall and Canadian Shield products, is dedicated to helping protect people and organizations in Canada from cyber threats. www.cira.ca

FUNDING OPTIONS FOR RENOVATIONS

By InGi Kim, Specialist, Multi-Unit Housing Solutions, CMHC

There is no place like home, and everyone should have a safe and affordable place to call home. However, it is no secret that housing affordability is a challenge for many living in Canada’s large urban areas.

As part of the National Housing Strategy, to ensure Canadians across the country have access to housing that meets their needs and is affordable, Canada Mortgage and Housing Corporation (CMHC) has several funding options to provide low-cost loans and contributions to support the repair and renewal of existing community and affordable housing.

Did you know that you can now apply to our Seed Funding Program through the New Construction Stream for your repair project? The New Construction Stream can provide interest-free loans and/ or non-repayable contributions to help with soft costs related to your renovation project. Eligible activities may include but are not limited to a building condition report, capital replacement reserve planning, an operating viability analysis, an age-friendly conversion assessment, and an energy audit.

Additionally, CMHC’s National Housing Co-Investment Fund can provide funding to repair, renovate or renew existing community and affordable housing. By providing below market interest rate and longer amortization period, our goal is to make existing

affordable housing stock more sustainable from a community (mixed-use, mixed-income, accessible, near amenities, services and supports), environmental and financial perspective.

The scope of repair and renovation can range from replacing the roof, windows, and doors, upgrading insulation and the mechanical and electrical systems to reinforcing the structure and a full building-envelope replacement. For example, through the National Housing Co-Investment Fund, we were able to support extensive renovation of Sunalta Lodging House in Calgary to renovate the three-and-a-half-storey, 33 unit building to continue providing safe, appropriate, and affordable housing for vulnerable Calgarians.

To make federal investments go further, there are several minimum requirements for the project to be eligible to apply for the funding:

• Applicants to the National Housing Co-Investment Fund must have additional support or collaborators contributing to the project. Support may be monetary or in-kind including, but not limited to the provision of land; inclusionary zoning provisions; accelerated municipal approvals processes; waiving development charges and fees; tax rebates; other loans and grants.

• Financial Viability: proponent’s financial and operational ability must be demonstrated to carry the proposed project itself, as well as capacity to deal with development risks such as cost over-runs and delays in construction or repairs/renovations.

• Affordability: at least 30 per cent of the units must be less than 80 per cent of the Median Market Rent and maintained for a minimum of 20 years.

• Environmental Efficiency: a minimum 25 per cent reduction in energy use and GHG emission.

• Accessibility: at least 20 per cent of the units must meet accessibility standard and common areas must be barrier-free.

Due to the competitive selection process, CMHC will prioritize applications that will exceed the minimum requirements and social outcomes based on the project’s affordability, energy efficiency, accessibility, proximity to transit, amenities and community supports, partnership/other government supports, social inclusion, and supporting federal priority groups.

We understand that it is harder for many older homes to meet social outcomes such as energy efficiency and accessibility. Even if the project does not meet all social outcomes listed above, please connect with a local multiunit housing solutions specialist to discuss eligibility to flexibilities.

To learn more about our programs and the eligibility, please visit www.cmhcschl.gc.ca. If you have a project in mind and want to further discuss funding opportunities or have any questions, please reach out at ahc_BC@cmhc-schl.gc.ca.

TOP FIVE ILLEGAL TENANCY CLAUSES

By Oscar Miklos, Principal & Lawyer, Refresh Law

While LandlordBC offers its members a comprehensive, proprietary tenancy agreement template, the often-unfortunate reality is that many landlords still end up using either the standard residential tenancy agreement publicly available on the Residential Tenancy Branch’s (RTB) website coupled with an addendum or their own custom tenancy agreement template obtained from a different source.

Unlike in some other Canadian jurisdictions, British Columbia’s Residential Tenancy Act (RTA) does not require landlords to use a tenancy agreement appearing in any mandatory form. However, the Act states that (1) a landlord must prepare a written tenancy agreement (2) such tenancy agreement must include the standard terms as set out in the Schedule of the Residential Tenancy Regulation, and (3) a term of a tenancy agreement is unenforceable if it is inconsistent with the RTA or its regulation, is unconscionable or is unclear. Moreover, a further section of the RTA states that a landlord or tenant may not attempt to avoid or contract out of the Act or its regulation.

In practice, this does not leave a lot of room for creativity when it comes to drafting such agreements. Rather, it means that landlords must be extremely careful when using a tenancy agreement template that they have obtained online or one that they have heavily edited to their liking without the assistance of a lawyer. In either such case, the odds are high that one or more terms will unenforceable.

Admittedly, once signed, parties will usually only ever bother to read their tenancy agreement again in the event of a dispute. However, when faced with a tenancy issue, it would be an extremely unpleasant surprise to learn that part of the terms that you thought governed the legal relationship with your tenant cannot be relied upon.

Here is a list of the top five problematic clauses that our law firm has seen landlords insert into their tenancy agreements along with a brief discussion of how these clauses contravene the RTA and/or its regulation.

1) Illegal Deposit

“In addition to the security deposit, the tenant is required to pay a furniture damage deposit of $2000.”

While the RTA provides that a landlord may require the tenant to pay a security deposit, such deposit must not exceed half of one month’s rent payable under the tenancy agreement. Likewise, where the landlord requires a pet damage deposit, such deposit must not exceed half of one month’s rent. In practice, this means that if both a security deposit and a pet damage deposit are received, the total funds held in trust by the landlord throughout the tenancy cannot exceed one month’s rent.

There is certainly a practical concern that such legislative limit may be too low given that a problematic tenant may leave a landlord hopelessly attempting to recover monetary compensation for property damage or unpaid rent from a tenant who has few (if any) assets. However, barring any future legislative changes, a landlord who requests any additional deposit (such as a furniture damage deposit for furnished rentals) or one who exceeds these legislative limits will be required to return such deposit (or any excessive portion) if a claim is made by the tenant. In the alternative, a tenant who learns that a landlord is holding an illegal security deposit may simply deduct the overpayment from their rent.

2) Sublease Prohibition

“A tenant may not, under any circumstances, sublet the rental property.”

The likely reason why landlords hate sublets is because they allow a new occupant to take possession of the rental property that the landlord had little-to-no input in choosing. In a tight rental market, subleasing the rental property may even allow the principal tenant to profit off such arrangement.

Nevertheless, the standard terms of the Residential Tenancy Regulation already spell out the mandatory rules for sublets. Notably, in all cases, the tenant must obtain the written consent of the landlord. While this requirement does provide the landlord an opportunity to scrutinize a prospective subtenant to make sure that they will be able to pay rent, the standard tenancy terms also state that for fixed-term tenancies where there are six or more months remaining in the term, the landlord must not unreasonably withhold consent to sublet. In short, this means that an outright prohibition on sublets will be unenforceable as it is inconsistent with the standard terms, particularly with fixed-term tenancies.

3) Automatic Deduction of Deposit

“If the tenant terminates the tenancy early, the landlord may automatically deduct from the security deposit the costs of re-renting the rental property and any loss of rental income.”

Our firm regularly reminds our landlord clients that unless a deposit is dealt with in accordance with the RTA, it has the potential to become an expensive liability. While it may appear counterintuitive, the RTA does not give a landlord any automatic, unilateral right to decide what portion of the security or pet damage deposit is returned to the tenant.

Rather, unless a written agreement is reached with the tenant at the end of the tenancy allowing the landlord to retain all or a portion of the security or pet damage deposit,

the landlord has only two options: (1) return the deposit(s) in full to the tenant or (2) make a claim against the deposit(s) by filing a dispute resolution application with the RTB. Notably, both options are subject to a 15-day deadline.

Therefore, any term in a tenancy agreement that purports to allow the landlord to automatically deduct an expense from a deposit will be unenforceable. What’s more, if the landlord does not deal with the deposits in accordance with the RTA and relies on such unenforceable clause to withhold the deposits, upon a claim by the tenant, the RTB is empowered to order double the return of the security and/or pet damage deposit to the tenant. Such punitive order will add insult to injury after a landlord learns that this term in their tenancy agreement is, in fact, illegal.

4) Mandatory Professional Cleaning

“At the end of the tenancy, the tenant is required to arrange for professional cleaning of the rental property, at the tenant’s expense.”

While it is an unfortunate reality of being a landlord that a tenant may not have the same high standard of cleanliness as that of the landlord, the RTA already sets the standard that must be complied with by the tenant at the end of the tenancy. The tenant is required to leave the rental property “reasonable clean, and undamaged except for reasonable wear and tear.” Any higher standard of cleanliness imposed

by the landlord, such as professional cleaning, will likely be found by the RTB to be inconsistent with the RTA and therefore unenforceable.

The same logic applies if a landlord collects a cleaning fee from the tenant at the beginning of the tenancy for the purpose of ensuring that the rental property is professionally cleaned upon the tenant’s move-out. Not only does such term impose a standard of cleanliness that is inconsistent with the RTA but it will also often form an additional, illegal security deposit.

5) Mandatory Vacancy following a Fixed Term

“At the end of the fixed term, the tenancy is ended and the tenant must vacate.”

In December 2017, the RTA was amended to remove the unfettered use of fixed term tenancies with mandatory vacate clauses. Nevertheless, some landlords are still unaware of the very limited circumstances in which they are permitted to require a tenant to vacate at the end of a fixed term.

Before these legislative changes, landlords in British Columbia were permitted to require the tenant to move out at the end of a fixed-term simply due to the expiry of such term. Currently, the general rule is that unless the parties agree to extend the fixed-term portion of tenancy, it will continue on a month-to-month basis.

There are two narrow circumstances in which a landlord is able to require the tenant to vacate at the end of a fixed-term (1) if the tenancy agreement is a sublease agreement or (2) the landlord or the landlord’s close family member intends to occupy the rental property at the end of the term. If a landlord is seeking to rely on either of these two exceptions, it should be explicitly stated in the tenancy agreement. Otherwise, a clause requiring the tenant to vacate at the end of a fixed-term will likely be struck down as unenforceable and the tenant will be permitted to stay at the rental property, contrary to the landlord’s expectation.

For a ‘mom-and-pop’ landlord, it will rarely (if ever) make sense to pay a lawyer to draft a custom tenancy agreement. The easiest way to ensure that your tenancy agreement complies with the requirements of the RTA is to use an industrytemplate such as the one offered by LandlordBC. Larger multifamily landlords and property management companies who are looking to insert more complex or customized terms in their tenancy agreements should contact a lawyer to ensure that their agreements withstand legal scrutiny.

Oscar Miklos is the founding-lawyer and principal of Refresh Law, a law firm in Burnaby offering advice to residential landlords and strata homeowners across B.C. Refresh Law is proud to have joined LandlordBC this year as a corporate member. Contact Oscar at oscar@ refreshlaw.ca or by visiting www.refreshlaw.ca.

TRIBUTE: DR & MRS. A. HAYES

By Jeff Hayes, Managing Director, Lantern Properties

Every time it rains, it rains pennies from heaven

You’ll find your fortune’s fallin’ all over the town

Be sure that your umbrella is upside down

Trade them for a package of sunshine and flowers

If you want the things you love, you must have showers

So, when you hear it thunder, don’t run under a tree

There’ll be pennies from heaven for you and me

This song, by Johnston & Burke, a mainstay of the great American songbook was one of the biggest hits of the 1930s and reflects the history of that period. It starts with a reminiscence of when the best things were free (the Roaring Twenties) and ends with encouragement to not give up but to wait out the storm (the Great Depression) because good things will follow.

Pennies from heaven are signs of serendipity but one’s belief in that good luck underscored the optimism of the “Greatest Generation”, born into the era in which this song was written. In “Pennies”, no matter how much it rains, it turns out okay in the end. Having survived the Great Depression and WW II, this generation was marked by its frugality, work ethic, integrity and self-sacrifice.

This was my parents’ generation. Mom probably missed being a part of that cohort by about three years. Dad was born in 1922 in Drumheller, Alberta, or rather in Calgary, the nearest hospital. Mother was born in Regina in 1933 and after their university educations, both ended up in Vancouver and on a blind date. After a short courtship they married. My mother was then 19 years old. Early in their marriage they moved to New York City for my father’s post-graduate studies at Columbia, in orthodontics. They came right back to Vancouver afterward where my dad established his practice and my mother looked after us.

It was Dad’s idea to start investing in apartment buildings in the 1960s as the income from his growing practice afforded him some disposable income. He first bought a building in Ambleside in West Vancouver. They continued with periodic purchases, helped in part by the M.U.R.B. program of 1975, which allowed capital cost allowance and soft costs of development to be offset against a taxpayer’s income. Contrast that with the current provincial government’s approach to the rental housing industry — forcing owners to subsidize renters by denying any ability to raise rents in one of the worst inflationary economies in 25 years.

They went on to buy a couple of more buildings in Vancouver, before turning their attention to the Victoria market, a place they visited often for pleasure. After seeing a storefront realtor’s advertisement for a couple of Victorian homes on a multi-family zoned block, they bought the houses and then built a nice 48 suite building on Fort Street. They continued to invest in Victoria through the late 1990s and both took great pride in the appearance of their buildings.

Don’t you know each cloud contains pennies from heaven?

Dad did the buying and Mom oversaw operations. She learned the business by following her prairie instincts learned at the feet of her parents. Aside from frugality (she insisted on adorning the dining room in plastic covers and taking a suitcase of pots and pans on family trips) my mother lived the Golden Rule, and it served her very well in dealing with our valued service partners, residents and building managers.

Somehow, they found time to continue to build and invest while running a full-time orthodontic practice (Dad) being active school parents, volunteers in many community organizations and supporting my ill-fated foray into ice hockey. When I turned 16, Mom told all of her children to make their own school lunches and do their own laundry — she wanted to go back to school for another university degree to become a teacher. That she did. After graduating summa cum laude, she taught high school for several years at McNair Secondary in Richmond.

As their business grew, Mom realized that she could not continue operating the buildings herself. She tried to find a management company that would take the same care of her tenants and building as she did. In Victoria, she felt so fortunate to have been able to work with Rob Hunter and Alex Creighton at Devon. She was never able to find an equal to Devon in Vancouver and it continually disappointed her. She took pride in being a board member of the Greater Vancouver Apartment Owners Association in an era that was less than encouraging of women in leadership roles.

Both Mom and Dad loved their work. Dad was forced to retire in his late 70s because all of his referring dentists had retired years before or had died. They started avoiding Vancouver “winters” in the 1980s and their month in Palm Desert, turned into four or five months per year, until COVID. For all his personal and professional success, Dad never mastered the game of golf. I always hoped he would shoot his age. He played until he was 98 years old, but never accomplished shooting his age.

While a measure of financial success in business might have changed where they lived or the vacations that they took, it never for one minute defined them or altered their character. They were both supremely confident in who they were and that the traditional values with which they were raised would serve them well in work and in life.

Mom died just short of her 89th birthday on March 20, 2022. Dad lived to 100 years old, but probably succumbed to a broken heart on July 5, 2022.

In 1675, Isaac Newton said “If I have seen further, it is by standing on the shoulders of giants”. The Greatest Generation set a very high, perhaps unattainable bar by establishing the business practices and principles under which we operate today. Despite my ongoing concern of never being able to completely live up to that ideal, I am secure in the knowledge that I cannot stray very far off the mark by continually trying to do so.

SERVICES

LANDLORDBC EVENTS

2022 LandlordBC Golf Tournament and Charity Fundraiser

Our first golf tournament since 2019 was a big hit! By all accounts everyone had a great time despite some strange weather, and we raised almost $10,000 for Covenant House Vancouver.

A huge thank you to all of the tournament sponsors, especially platinum sponsor BFL Canada. We couldn’t put on this great event without you.

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Delivering Rental Housing in Your Community: An overview for Metro Vancouver’s Mayoral and Council Candidates

On September 20, 2022, as part of our government advocacy efforts, LandlordBC in collaboration with BC Housing and Chard Development, delivered an educational event for Metro Vancouver mayoral and council candidates.

The event provided insight into the opportunities and challenges to building purpose-built rental housing in our communities

and provided a deep dive into the entire process, from the early stages of land acquisition, through project design and right to the day shovels hit the ground. Emphasis was placed on the financial considerations and the critical role municipalities and their political leaders play in the process.

If you’re interested in learning more about the development of purpose-built rental housing, Byron Chard of Chard Development Ltd. wrote about the full process and all considerations that go into a project. Read it on page 6.

HUNTER’S HINTS

Solutions to Women+ Facing Homelessness

By Hunter Boucher, Vice-President, Operations, LandlordBC

We live in a complicated world; we have many significant cultural and societal leaps forward to celebrate while still having a long way to go on some very fundamental issues. Family and gender-based violence is one such concern that requires more effort, and not just by a few but by all. In B.C.,

half of those who identify as women (women+)

experienced physical or sexual violence since the age of 16,

makes it a wide problem

most

year LandlordBC was invited to participate in a Canada Mortgage and Housing Corporation funded Solutions Lab based in Victoria that focused on housing solutions for women+ fleeing violence. Family violence is most often the biggest contributing factor to a woman+ experiencing homelessness. The Solutions Lab project has a goal to work with a broad array of partners, spanning a multitude of sectors, with the aim to develop solutions that meet the needs of women+ facing homelessness due to violence. Additionally, these solutions need to be safe, equitable, and culturally appropriate in order to be inclusive of many voices, all with varied but applicable experience.

So why was LandlordBC at this table? As an association representing residential rental housing sector, we sadly see too often the effects this violence has on the victims and those surrounding them, including their rental housing providers. We know that there needs to be more solutions for both victims and rental housing providers.

The Solutions Lab titled “Surfacing Our Strengths: Co-Creating Strategic Solutions with Women+ At Risk of Violence and Homelessness,” which for brevity I’ll refer to as the Solutions Lab, was co-hosted by The Greater Victoria Coalition to End Homelessness (GVCEH) and

the Aboriginal Coalition to End Homelessness (ACEH). The Lab was further supported by members of the Shift Collaborative, an organization LandlordBC has worked with in the past.

The primary two workshops established baseline points for the group to build on:

1. Understanding that women+ are disproportionately at risk of homelessness caused by violence, and;

2. The current support systems do not meet the demand and can be difficult to navigate.

The breakout groups focused on specific points that needed addressing, including the need for more diverse housing options and the need for better systems and navigation tools for victims and advocates.

After bringing the breakout groups together, a larger discussion aimed at coalescing on a few primary issues and solutions that could be forwarded to a prototyping phase. My breakout group focused on finding alternative housing solutions for women

FAMILY VIOLENCE

Family violence refers to violence committed by spouses (legally married, separated, divorced and common-law), parents (biological, step, adoptive and foster), children (biological, step, adopted and foster), siblings (biological, step, half, adopted and foster) and extended family members (e.g., grandparents, uncles, aunts, cousins and in-laws). Intimate partner violence refers to violence committed by current and former legally married spouses, common-law partners, dating partners and other intimate partners.

leaving supportive housing, thus freeing up more space for others in need of such housing. The issue women+ face when leaving 2nd or 3rd stage supportive housing is that there is a lack of housing, and they often are not able to afford what is available. This creates a bottleneck where women in 2nd and 3rd stage housing cannot leave and make room for new incoming women.

I would like to mention one important issue raised by another breakout group that has a direct impact on rental housing providers — the biggest factor to women facing homelessness due to violence is that their abuser was the only person named on the rental agreement. This is a common tactic of abusers to control their victims by making their housing dependant on staying in an unhealthy relationship. The solution to this is education on two fronts: both women+ and housing providers need to be informed of the potential effects of leaving people off an agreement. LandlordBC will be looking at providing that education to our members in the near future.

Regarding the broad issue of finding more housing options for women leaving 2nd and 3rd stage supportive housing, my

breakout group discussed several solutions including the creation of more group homes and more funding for housing allowances for women leaving the supportive housing system. The solution we focused on to bring forward to prototyping was to utilize existing home sharing services to match women+ looking for housing with homeowners looking for roommates.

The concept of home sharing is not new and has many benefits, including that it often allows aging homeowners with limited or fixed incomes to remain in their homes. Our group identified that there are several online services in B.C. that already focus on this but the connection to utilizing it as a tool for our demographic had not previously been made. The Solutions Lab is now in the prototyping phase and our group is working at creating partnerships with these services to raise awareness both with homeowners and case workers supporting women+.

LandlordBC will continue to bring information related to family violence and women+ facing homelessness due to the violence and how both relate and can be supported by the rental housing industry.

Access Control Key Fob

Vandelta Communication Systems Ltd.(VDC)

Christopher Rae (604) 732-8686 vandelta.com

Accounting

D&H Group LLP

Arthur Azana (604) 731-5881 dhgroup.ca

Smythe CPA

Daniel Lai (604) 687-1231 smythecpa.com

Advertising - Vacancies

Yardi Breeze Premier

Amanda Moreira (800) 866-1124 yardibreeze.ca

Advertising & Promotion Places4Students.com

Laurie Snure (866) 766-0767 Places4Students.com

Air Conditioning

Milani Plumbing Heating & Air Conditioning

Alex Milani (604) 638-8800 milani.ca

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

Appliance - Rentals Coinamatic Canada Inc.

Jack Ursaki (604) 270-8441 coinamatic.com Penguin Appliances Sales & Services Inc.

Harb Sangha (604) 451-4411 penguinappliances.com

Appliance - Sales & Service Coinamatic Canada Inc.

Jack Ursaki (604) 270-8441 coinamatic.com

Handy Appliances Ltd.

Rocky Mangat (604) 879-1555 handyappliances.ca Penguin Appliances Sales & Services Inc.

Harb Sangha (604) 451-4411 penguinappliances.com

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

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Westcoast Appliance Gallery

Fred Aram (778) 861-4175 westcoastappliance.ca Appraisal - Insurance Normac

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John Wallis (604) 945-5371

phoenixrestorations.com

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IRS Corp.

Sherman Fung (844) 395-4367 irscopr.ca

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John Wallis (604) 945-5371 phoenixrestorations.com

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Farzana Dhanji (604) 722-4371 Bloombugrenovations.ca

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Greater Vancouver Home Services Ltd.

Shawn Stevens (778) 727-2888 greatvancouverhomeservices.com

Collections

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Contractors

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

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Credit Reports: Debtor Locator RentCheck Credit Bureau Brenda Maxwell (800) 661-7312 rentcheckcorp.com

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Draperies and Blinds - Sales Westport Manufacturing Mary Mckinley (604) 261-9326 west-port.com

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

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Mira Floors Limited Kevin Bergstresser (604) 856-4799 mirafloors.com

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Paul Skujins (604) 261-1111 cambieroofing.com

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Paul Maryschak (604) 882-5155 remdal.com

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

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Chris Kobilke (604) 710-3908 mannaplumbing.com

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Alex Milani (604) 638-8800 milani.ca

Montalbano Plumbing Services Ltd.

Andrea Giovanni (604) 444-0222 montalbano.ca

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

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

Viessmann Manufacturing Co. Inc.

Randy Stuart (604) 533-9445 viessmann.ca

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Gordon Li (604) 254-7187 citywideprint.com

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NRM Group Ltd.

Jolene Johnson (604) 404-2108 nrmg.ca

Propane Columbia Fuels

Chris Mallory (877) 500-4328 columbiafuels.com

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Advent Real Estate Services Ltd.

Michelle Farina (604) 736-6478 rentwithadvent.com

Ambiance Property Management Inc.

Deepak Kumar (604) 366-4959 ambianceproperty.ca

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Ami Dixon (604) 833-4144

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Katie Khoo (604) 591-6060 rhomepm.ca

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

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

Birds Nest Properties

Alvin Cheung (604) 260-9955 birdsnestproperties.ca

Bodewell Realty Inc. Myra Rajan (604) 633-5511 bodewell.ca

Casa Rental Management Tammy Mott (604) 273-6801

Century 21 Amos Realty Heather Yurkoski (250) 770-8671 century21amosrealty.ca

Century 21 Energy Realty Erin Vowles (250) 785-0021 c21energymanagement.ca

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

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

Copper Ridge Court

Vera Lloyd (250) 372-0829

Coronet Realty Ltd. Aaron Best (604) 298-3235 coronetrealtyltd.com

Custom Realty Ltd. Jolene Foreman (604) 916-6345 custom-realty.ca

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

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

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

Dexter Realty/Dexter PM Kevin Skipworth (604) 869-8226 dexterrealty.com

Dorset Realty Group Canada Ltd.

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

DPM Rental Management Ltd. Phillip Paull (604) 982-7051 DPMonline.ca

Eagleson Properties Ltd. Katherine Eagleson (604) 879-1070 eaglesonproperties.com

EasyRent Real Estate Services Ltd. Sean Rafati (604) 662-3279 easyrent.ca

Fireside Property Group Ltd. Keith McMullen (403) 228-4303 firesidepropertygroup.com

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

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

Greater Vancouver Tenant & Property Management Ltd. Keaton Bessey (604) 398-4047 gvantpm.com

Green Door Property Management Jayde Cooke (250) 345-2133

Gulf Pacific Property Management Ltd. Terry Roberts (604) 990-1500 gulfpacific.ca Hathstauwk Holdings Ltd.

Terra Turton (604) 272-7626 Hathstauwk.com

Hewett Homes Adrienne Hewett (604) 922-1934 hewetthomes.ca

Homeland Realty

Miles Chen (778) 898-8282

HomeLife Benchmark Realty Corp.

Victoria Astle (604) 531-1111 homelifepropertyrentals.ca

Hugh & McKinnon Realty Ltd.

Scott Higgins (604) 531-1909 hughmckinnon.com

Hume Investments Ltd.

Sally McIntosh (604) 980-9304 humeinvestments.com

Hunter McLeod Realty Corp.

Richard Anderson (604) 734-8860 hmrealty.bc.ca

Jessica Fan PREC

Jessica Fan (778) 881-8778

L Bennett Consultants

Lolly Bennett (604) 307-3080

Lougheed Enterprises Ltd.

Andrew Statham (604) 980-0067

Macdonald Commercial R.E.S. Ltd.

Tony Letvinchuk (604) 736-5611 macdonaldcommercial.com

MacGregor Realty & Management

Darin Mould (604) 505-3151

MacPherson Real Estate Ltd.

Rob MacPherson (604) 605-2534 cbmre.ca

Macro Properties

Imran Jivraj (250) 627-5003 macroproperties.com

Mainline Living Property Management Ltd.

Jaimie Howell (250) 808-2094 mainlineliving.ca

Maple Leaf Property Management Apartments

Melanie LeBar (604) 925-8215

Maxsave Real Estate Services

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

Multiple Realty Ltd.

Grace Cheng (778) 918-8575

Murray Hill Developments Ltd.

Barry T. Wiedman (780) 488-0288

Oak West Realty Yori Nakatani (604) 731-1400

Oakwyn Realty Ltd.

Arlene Chiang (604) 897-0458 oakwynpm.com

Peninsula Property Management

Doug D. Holmes (604) 536-0220 rentinfo.ca

Picket Fence Property Management Group

Cindy Hamel (604) 807-1105 picketfencepmg.com

Porte Realty Ltd.

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

Prompton Real Estate Services

Scott Taylor (604) 818-8070

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

Quality Property Management

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

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

RE/MAX City Realty Gibsons

Andrea Kerr (604) 682-3074 coastrentals.ca

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

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

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

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

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

Real Property Management Carla Browne   (888) 272-2111 rpmcentral.ca

Real Property Management Signature

Albert Langbid (877) 497-0848 rpmsignature.ca Realstar Steve Matish (416) 923-2950 realstar.ca

Red Door Management Corp. Lisa Biggin (778) 827-0377 reddoorpm.ca

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

Rent Real Estate Services Lucy Willcox PREC* (604) 737-8865 rentrealestateservices.ca Roboson Holdings Ltd. Sarah Hill (604) 682-2088 rennie.com

Royal LePage Rockies West Realty

Cris Leonard (250) 409-5500   mountainviewproperties.ca S.A.H. Properties Ltd. Leslie Pomeroy

South Okanagan Property Management

Ashley Lutke-Schipholt (250) 485-9935 southokanaganrentals.com Sunstar Realty Ltd. David Mak (604) 436-1335 sunrealty.ca

Sutton West Coast Realty 120

Joseph T-Giorgis (604) 816-2928

Swift Realty Ltd.

Reza Khatami (604) 239-2144

swiftrent.ca

Townsend Management Don Townsend (250) 448-0242

Transpacific Realty Advisors Accounting Department (604) 873-8591 transpacificrealty.com

Tribe Management Inc.

Scott Ullrich (604) 343-2601

Turner Meakin Management Company Ltd.

Brian Meakin (604) 736-7020

Unique Real Estate Accommodations Inc.

Nina Ferentinos (604) 984-7368

VADA Asset Management Inc.

Michelle Farina (604) 416-3880 vadaam.com

Vancouver Property Management, VPM Group RE/

MAX Farid Entezari (877) 633-7910

VPMGroup.ca

Vancouver Rental Group Seva Roberts (604) 537-4399 vancouverrentalgroup.ca Wesgroup Properties Alysha Bacus (778) 957-7376 wesgroup.ca

West Kootenay Rentals

Paula Owen (250) 359-5021

Real Estate Sales

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

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

Goodman Commercial Inc.

Mark Goodman (604) 714-4790 goodmanreport.com

Macdonald Commercial R.E.S. Ltd.

Tony Letvinchuk (604) 736-5611

Macdonald Commercial R.E.S. Ltd.

Dan Schulz (778) 999-5758 bcapartmentinsider.com

McEvay Blair Multifamily Group James Blair (604) 675-5268 mbmultifamily.com

Multifamily Real Estate Services

Seth Baker (778) 235-9293 multifamily.ca

Pospischil Realty Group

Marty Pospischil (604) 263-1000 pospischilrealty.com

Redevelopment Management

IDS Group David Adelberg (604) 245-9898 idsgroup.ca

Renovation & Repairs

BMS Plumbing & Mechanical Systems Ltd.

Tamara Merchan (604) 253-9330 bmsmechanical.com

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

Re-Piping BMS Plumbing & Mechanical Systems Ltd.

Tamara Merchan (604) 253-9330 bmsmechanical.com

Brighter Mechanical

Mike Pearson (604) 279-0901

brightermechanical.com

Cambridge Plumbing Systems Ltd.

John Jurinak (604) 872-2561 cambridgeplumbing.com

CuraFlo of BC Ltd. Randy Christie (604) 298-7278 curaflo.com

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

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

Restoration FirstOnSite Restoration Ltd. Amy Barilla (236) 335-0499 firstonsite.ca

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

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

ServiceMaster Restore of Vancouver Jennifer Hansen (604) 435-1220 svmvancouver.ca

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

Bond Roofing Daniel Fajfar (604) 375-2100 bondroofing.ca

Cambie Roofing Contractors

Paul Skujins (604) 261-1111 cambieroofing.com

Roofing Membranes

Cambie Roofing Contractors

Paul Skujins (604) 261-1111 cambieroofing.com

Security & Intercom Systems

NRM Group Ltd.

Jolene Johnson (604) 404-2108 nrmg.ca

Telus Communications Inc.

Sarah Ballantyne (250) 310-3343 telus.com

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

Vandelta Communication Systems Ltd.(VDC)

Christopher Rae (604) 732-8686 vandelta.com

Software - Property Management Pendo Jodelene Weir (604) 398-4030 pen.do/partners/landlordbc

Supplies - Hardware, Building, Maintenance Rona/Lowes

Brad LeGrow (604) 314-1366 rona.ca

The Home Depot Canada Michael Lirangi (416) 571-8940 homedepot.ca/pro Telecommunications Telus Communications Inc. Sarah Ballantyne (250) 310-3343 telus.com

VANCOUVER ISLAND

Tenant Insurance

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

Utilities/ Natural Gas Absolute Energy Kirby Morrow (604) 315-2058 absolute-energy.ca

Utility Sub-Metering

Enerpro Systems Corp. Andrew Davidson (604) 982-9155 enerprosystems.com Waste/ Recycling Super Save Disposal Inc. Danielle Johannes (604) 533-4423 supersave.ca Waste Connections of Canada Inc. Rob Barr (604) 834-7578 WasteConnectionsCanada.com

Waterproofing

Cambie Roofing Contractors Paul Skujins (604) 261-1111 cambieroofing.com Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 rjc.ca

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

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

Accounting

D&H Group LLP

Arthur Azana (604) 731-5881 dhgroup.ca

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

Advertising - Vacancies

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

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

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

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

The Brick Commercial Division/ Midnorthern Appliance Sherry Madden (604) 587-6658 thebrick.com Trail Appliances Catherine Maxwell (604) 838-3385 trailappliances.com

Westcoast Appliance Gallery

Fred Aram (778) 861-4175 westcoastappliance.ca

Appraisal - Insurance Normac

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

Asbestos Removal

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

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

Cleaning - Carpet & Upholstery Island Carpet & Upholstrey Cleaning Inc.

Ron Gould (250) 590-5060 islandcarpetcleaning.ca

Collections

NRM Group Ltd.

Jolene Johnson (604) 404-2108 nrmg.ca

Contractors

BMS Plumbing & Mechanical Systems Ltd.

Tamara Merchan (604) 253-9330 bmsmechanical.com

Credit Reports:

Debtor Locator RentCheck Credit Bureau

Brenda Maxwell (800) 661-7312 rentcheckcorp.com

Drainage & Sewer

Callaway Plumbing and Drains Ltd.

Brett Callaway (250) 216-7158 callawayplumbing.ca

Victoria Drain Services Ltd.

Dave Lloyd (250) 818-1609 victoriadrains.com

Electricians Rushworth Electrical Services Inc.

Dustin Rushworth (250) 361-1231 rushworthelectric.ca

Energy Efficiency & Conservation

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

BC Hydro

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

FortisBC Energy Inc.

Chris Alionis (888) 224-2710 fortisbc.com

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

Wyse Meter Solutions Inc.

Louie Papanicolopoulos (800) 672-1134 wysemeter.com

Engineers

FRESCo Building Efficiency

Jordan Fisher (778) 783-0315 frescoltd.com

Read Jones Christoffersen Ltd.

Jason Guldin (250) 213-2520 rjc.ca

Estate & Succession Planning Monarch Financial/Manulife Securities Inc.

Richard Laurencelle (604) 681-2699

Eviction Services

NRM Group Ltd.

Jolene Johnson (604) 404-2108 nrmg.ca

Fire Protection & Monitoring Telus Communications Inc. Sarah Ballantyne (250) 310-3343 telus.com

Fire Protection, Monitoring, & Equipment

Rushworth Electrical Services Inc.

Dustin Rushworth (250) 361-1231 rushworthelectric.ca

Gas Service

Absolute Energy

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

Callaway Plumbing and Drains Ltd.

Brett Callaway (250) 216-7158 callawayplumbing.ca

Heating Fuels

Columbia Fuels

Chris Mallory (877) 500-4328 columbiafuels.com

Inspections-Tenancy Compliance

Canadian Tenant Inspection Services Ltd.

Anna Garnett (778) 846-9125 ctiservices.ca Insurance

AC&D Insurance Services Ltd.

Athanasios Kiosses (604) 985-0581 acdinsurance.com

BFL Canada Risk and Insurance Services Inc.

Stacey Wilson (778) 374-4125 bflcanada.ca

Capri CMW Insurance Services Ltd.

Danielle Russell (604) 294-3301 capricmw.ca

Megson FitzPatrick Insurance Services

Mike Nichol (250) 519-2300 megsonfitzpatrick.com

Internet Listing Services

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

Investment & Retirement Planning Monarch Financial/Manulife Securities Inc.

Richard Laurencelle (604) 681-2699

Leak Prevention Automatic Water Shut-offs

CuraFlo of BC Ltd.

Randy Christie (604) 298-7278 curaflo.com

Legal Services

NRM Group Ltd.

Jolene Johnson (604) 404-2108 nrmg.ca

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

Lesperance Mendes Lawyers

Alex Chang (604) 685-1255 lmlaw.ca

Media

MediaEdge Communications Dan Gnocato (604) 549-4521 mediaedge.ca

Mortgage Financing

Citifund Capital Corporation

Derek Townsend (604) 683-2518 citifund.com

CMHC

Eric Bond (604) 737-4161 cmhc.ca

First National Financial LLP

Michael Yeung (778) 887-8843 firstnational.ca

Online Payment Service Yardi Breeze Premier

Amanda Moreira (800) 866-1124 yardibreeze.ca

Paint Sales

Cloverdale Paint

Dave Picariello (604) 551-8083 cloverdalepaint.com

Pipe Lining/ Re-Piping CuraFlo of BC Ltd.

Randy Christie (604) 298-7278 curaflo.com

Plumbing/Heating/Boilers

BMS Plumbing & Mechanical Systems Ltd.

Tamara Merchan (604) 253-9330 bmsmechanical.com

Callaway Plumbing and Drains Ltd.

Brett Callaway (250) 216-7158 callawayplumbing.ca CuraFlo of BC Ltd.

Randy Christie (604) 298-7278 curaflo.com

Viessmann Manufacturing Co. Inc.

Randy Stuart (604) 533-9445 viessmann.ca

Printing Citywide Printing Ltd.

Gordon Li (604) 254-7187 citywideprint.com

Private Investigation and Skip tracing

NRM Group Ltd.

Jolene Johnson (604) 404-2108 nrmg.ca

Propane Columbia Fuels

Chris Mallory (877) 500-4328 columbiafuels.com

Property Management

460 Property Management Inc.

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

Advanced Property Management Inc.

Lorri Fugle (250) 338-2472 advancedpm.ca

BentallGreenOak (Canada)

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

Brown Bros Agencies Limited

Kat McMicken (250) 385-8771 brownbros.com

Burr Properties Ltd. Andrew Lee (250) 382-8838

Century 21 Energy Realty Erin Vowles (250) 785-0021 c21energymanagement.ca

Century 21 Queenswood Chris Markham (250) 477-1100 century21queenswood.ca

Colyvan Pacific Property Management Jodi Levesque (250) 754-4001 colyvanpacific.com

Complete Residential Property Management Dennie Linkert (250) 370-7093 completeresidential.com

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

Coronet Realty Ltd. Aaron Best (604) 298-3235 coronetrealtyltd.com

Countrywide Village Realty Ltd. Tracey Forest (250) 749-6660

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

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

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

Greenaway Realty Ltd. Kirsten Greenaway (250) 216-3188 greenawayrealty.com

Hugh & McKinnon Realty Ltd. Scott Higgins (604) 531-1909 hughmckinnon.com

Hume Investments Ltd. Sally McIntosh (604) 980-9304 humeinvestments.com

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

Oakwood Property Management Carol Dobell (250) 704-4391 oakwoodproperties.ca

Pemberton Holmes Property Management

Claire Flewelling-Wyatt (250) 478-9141 thepropertymanagers.ca Proline Management Ltd. Adam Taylor (250) 475-6440 prolinemanagement.com

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

Raamco International Properties Canadian Ltd.

Kimm Zbierski (201) 567-5991 raamco.ca

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

Rowan Property Management Ltd.

Arthur Allan (250) 748-9090 rowanproperty.ca

Royal LePage Nanaimo Realty

Brenda Gilroy (250) 760-2234 royallepagenanaimo.ca

Saanich Peninsula Realty Ltd.

John Romashenko (250) 588-9246

Sutton Advantage Property Management Ltd.

Gilbert Gutfreund (250) 881-8866

TPM Properties Debbie Hunt (250) 383-7663

Tribe Management Inc.

Scott Ullrich (604) 343-2601

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

Real Estate Sales

Macdonald Commercial R.E.S. Ltd.

Tony Letvinchuk (604) 736-5611 macdonaldcommercial.com

CBRE Limited Lance Coulson (604) 662-5141 nationalapartmentgroupbc.ca Colliers International, Victoria Grant Evans (250) 414-8373 collierscanada.com

Goodman Commercial Inc.

Mark Goodman (604) 714-4790 goodmanreport.com

McEvay Blair Multifamily Group James Blair (604) 675-5268 mbmultifamily.com

Renovation & Repairs

BMS Plumbing & Mechanical Systems Ltd.

Tamara Merchan (604) 253-9330 bmsmechanical.com

Re-Piping

BMS Plumbing & Mechanical Systems Ltd.

Tamara Merchan (604) 253-9330 bmsmechanical.com

Callaway Plumbing and Drains Ltd.

Brett Callaway (250) 216-7158 callawayplumbing.ca

CuraFlo of BC Ltd. Randy Christie (604) 298-7278 curaflo.com

Restoration FirstOnSite Restoration Ltd. Amy Barilla (236) 335-0499 firstonsite.ca

Roofing

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

Security & Intercom Systems

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

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

Software - Property Management Pendo Jodelene Weir (604) 398-4030 pen.do/partners/landlordbc

Supplies - Hardware, Building, Maintenance Rona/Lowes

Brad LeGrow (604) 314-1366 rona.ca

The Home Depot Canada Michael Lirangi (416) 571-8940 homedepot.ca/pro Telecommunications Telus Communications Inc. Sarah Ballantyne (250) 310-3343 telus.com

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

Utilities/ Natural Gas Absolute Energy Kirby Morrow (604) 315-2058 absolute-energy.ca

Utility Sub-Metering Enerpro Systems Corp. Andrew Davidson (604) 982-9155 enerprosystems.com

Waste/ Recycling Super Save Disposal Inc. Danielle Johannes (604) 533-4423 supersave.ca Waste Connections of Canada Inc. Rob Barr (604) 834-7578 WasteConnectionsCanada.com

Waterproofing

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

Window - Replacement/ Installation/Renovation

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

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

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