CPM BC AB by MediaEdge

THE B.C./ALBERTA EDITION

Volume 20 No. 4

CANADIAN PROPERTY MANAGEMENT MAGAZINE

December/January 2013

industry leader By Cheryl Mah

Susan Dodsworth

Lobby of the Douglas Jung Building

30 year veteran of the facilities and property management industry, Susan Dodsworth has learned the business literally from the bottom up. The Pacific regional director of SNCLavalin O&M (SNC) has come a long way since she began working at the bank straight out of high school. Prior to joining SNC, the Vancouver native spent 23.5 years with RBC Financial Group (RBC), starting in administration and eventually moving up to managing building operations for the company’s branch network and previously critical operations data centre. “I actually wanted to be a nurse,” recalls Dodsworth, 54. However, an opportunity in the bank’s real estate department led her to discovering a passion for the work and she decided to stay. It was a valuable training ground as she learned the various aspects and facets of building and operations management. During that time, she also earned her Real Property and Facilities Management Administrator designations. When RBC outsourced the real estate department in 2000, Dodsworth oversaw

THE B.C./ALBERTA EDITION

the transition for more than three years before joining SNC-Lavalin O&M in 2004. She joined initially as senior facility manager of the Canadian Broadcasting Corporation (CBC) premises in downtown Vancouver before being promoted to regional director in 2006. In her role, Dodsworth currently oversees a portfolio of approximately 5 million square feet for BC Hydro and Public Works and Government Services Canada (PWGSC). She leads a team of more than 100 including facility managers, maintenance supervisors, technicians and administration and support services across 106 buildings. “We manage their day-to-day building operations and provide them with best in class solutions to maintain their buildings and assets,” explains Dodsworth, noting other clients in B.C. include Standard Life and CBC, which she previously managed. With regional offices across Canada, SNC is the largest property and facility management provider in the country. Its portfolio includes more than 9,000 facilities spread across 110 million square feet. Its parent company SNC-Lavalin Group is the largest engineering and construction 1

firm in Canada and one of the largest in the world. “We offer a full suite of services …facilities management technical services, health and safety, finance, project and program management, commercial letting and commissioning. We use many benchmarking best practices and provide value added services,” says Dodsworth, going on to point out exceeding the expectations of clients has been key to their success. By leveraging their recognized expertise and access to global vendors, SNC is able to provide fully integrated real estate services “in-house” for clients with significant cost savings as well as the personnel necessary to ensure efficient operations of their facilities. Dodsworth relies on her highly skilled and professional team to meet their clients’ needs. “The way I do my job is to remove the road blocks and provide the tools so that they [her team] can succeed in their jobs. My motto is you don’t manage people, you manage things. You lead people,” she says. The team’s outstanding service and best practices have been recognized with a number of recent awards. Library December/January 2013

From The editor

wake up call

aging, energy efficient retrofits are top of mind. For our profile, we chat with Susan Dodsworth, SNC-Lavalin O&M regional director. A 30 year industry veteran, Dodsworth currently oversees a portfolio for clients BC Hydro and Public Works and Government Services Canada. With regional offices across Canada, SNC O&M is the largest property and facility management provider in the country. Finally, don’t forget to check out our Buyer’s Guide contained inside. Browse the listing for services and products you might need. All the best for 2013.

.C.’s coast was hit with a string of major earthquakes in late 2012, reminding us once again that we live in a high seismic risk zone. For many it was a wake up call, and renewed concerns about the inevitable “Big One” dominated public discussion. Of course, the predominant question is: are you ready? I would like to think my family is ready. We have some emergency supplies prepared (but probably not sufficient) and we’ve discussed the safe and dangerous places in our home. With no way of predicting the next major and possibly devastating earthquake, the key is to be prepared. This is especially critical for businesses. An earthquake is only one possible disaster or emergency that could affect buildings. It is imperative that a formal disaster plan is in place to protect property and lives. Tony Gioventu from the Condominium Home Owners’ Association of BC shares insights into establishing check lists as critical planning and operations tools in case of emergencies. Also in this issue, learn about common plumbing problems and what you need to know when it comes to commercial boiler retrofits in our piping/HVAC section. With our building stock

Cheryl Mah Managing Editor

THE B.C./ALBERTA EDITION

CANADIAN PROPERTY MANAGEMENT MAGAZINE

Vol. 20 No.4

December/January 2013

Publisher Dan Gnocato dang@mediaedge.ca Managing Editor Cheryl mah Graphic Design TANG CREATIVE INC.

British Columbia/Alberta Sales DAN GNOCATO Tel: 604.549.4521 ext. 223 Contributing Writers Veronica Franco Tony Gioventu Robert Kravitz Robert Marchiori Iain Morton

7 President KEVIN BROWN Published and printed (four times yearly as follows: April, June/July, Sept/Oct., Dec./Jan.) by MediaEDGE Communications Inc. 114 – 42 Fawcett Drive Coquitlam, BC V3K 6X9 Tel: 604.549.4521 | Fax: 604.549.4522 email: bcedition@mediaedge.ca Printed in Canada

ISSN 1915-6049

February 13 & 14, 2013

www.buildexvancouver.com

THE B.C./ALBERTA EDITION

IN THIS ISSUE... Profile: Susan Dodsworth, SNC-Lavalin O&M..................................... 1 Safety/Security................................................................................... 5 Piping/HVAC...................................................................................... 8 Legal................................................................................................ 10 Buyer’s Guide................................................................................... 11 In the Headlines................................................................................ 16 3

December/January 2013

profile

Library Square Tower

Square Tower was honoured with a 2012 BOMA BC Earth Award and the Douglas Jung Building earned a 2011 BOMA BC TOBY. The Outstanding Building of the Year (TOBY) awards are the most prestigious handed out by the commercial real estate industry across North America. SNC also earned Clean Air Awards from The National Air Filtration Association in 2011 for five PWGCS facilities in the Lower Mainland. The awards recognize buildings operated by companies that demonstrate outstanding effort in maintaining a clean and healthy indoor work environment while reducing operating costs. “Health and safety is paramount with our company,” notes Dodsworth. Like many leaders in the real estate industry, sustainability is a key part of December/January 2013

SNC’s strategy with a commitment to green maintenance practices and energy conservation. SNC supports BOMA BESt and has a number of buildings certified. “We work with our clients to understand their priorities on environmental stewardship and put programs in place to achieve them,” says Dodsworth, citing as an example the opportunity to maximize BC Hydro’s waste management program which they are currently working on. Dodsworth counts sustainability as one of the biggest and most important changes in the industry since she started. “It’s the way we do business now. We need to recycle so we’re diverting from the landfill. We’re using products and building materials that have been made in a sustainable manner. It’s all very much at the forefront,” says Dodsworth. “I enjoy 4

seeing and experiencing the innovation in buildings and how buildings are managed with new technology with the focus on environmental stewardship.” As for the future, she feels one of the focuses for the industry will be on maximizing the use of space given the high cost of acquiring and maintaining real estate. “We are re-thinking how we use space whether it be office or industrial,” says Dodsworth. “There will always be a need for bricks and mortar but we have to think outside of the box on how to more effectively and efficiently manage the amount of space we need to do our job — our work.” When it comes to building operations and maintenance, highly skilled personnel is an important requirement. With an aging workforce, finding skilled workers is a growing concern. Building technicians are increasingly in short supply, notes Dodsworth. “We found that at local colleges there doesn’t seem to be the same amount of enrollment in that area,” she says. “It could be a challenge.” As second vice president and treasurer of BOMA BC, Dodsworth also dedicates time to the industry at large. She has served on the board for four years and joined the executive this year. “BOMA is an important advocate for the commercial real estate industry…and it’s about giving back,” says Dodsworth, who most recently obtained her rental property management license from the UBC Sauder School of Business. Giving back to the community is also part of the company culture. In October, nine employees in Vancouver took part in Habitat for Humanity. It’s one of the many organizations that SNC supports. This was the first time the Vancouver office took part, building a townhome project in Burnaby. While no two days are alike for Dodsworth, she does work long days and is often in the office by 6am, allowing her to connect with various colleagues within the organization back east. But life isn’t all work for the mother of two who recently became a grandmother. At the end of the day, she looks forward to going home and spending time with her husband of 29 years, who just retired. She enjoys reading, being active and volunteers at her church. “I literally have a hard time sitting still,” she says. v THE B.C./ALBERTA EDITION

safety/security

disaster planning By Tony Gioventu

very time we have a major earthquake in the Pacific Region, arm chair disaster speculators venture into emergency planning, prophesying the doom of the â&#x20AC;&#x153;big oneâ&#x20AC;?. No matter what event occurs or when it comes, we will still have to maintain our residential properties and commercial interests. For anyone who has survived a building fire or major water escape, the benefits of a reasonable disaster or emergency plan are immediately obvious. Disasters and emergencies that affect buildings may relate to sudden internal water escape or fire, severe weather events, industrial disasters, air crash, seismic events, or community infrastructure failure such as electricity, natural gas, or communications. Over the last 100 years, each of these incidents has occurred in B.C., occasionally with a loss THE B.C./ALBERTA EDITION

of life and serious injury, but always with a significant loss to property and personal cost. Simply executing a disaster plan is

For anyone who has survived a building fire or major water escape, the benefits of a reasonable disaster or emergency plan are immediately obvious. insufficient unless your community also has a focused awareness program that is routinely delivered and updated to the residents and owners of the property. 5

The 2008 summer loss of a power sub station in Vancouver illustrated how a local event has a substantial impact on property use. The power loss spanned two days resulting from an underground fire. Emergency generators in commercial buildings and residential properties started and for some continued to provide continuous service; however, one of CHOAâ&#x20AC;&#x2122;s member buildings shut down within 45 minutes as the fuel back up had not been restored in three years, and at least one other commercial building experienced generator shut downs relating from cooling failures connected to water pressure drops due to fire fighting. The domino effect resulted in loss of critical power for high tech service providers, commercial property, building access, and building safety and security systems being compromised. December/January 2013

safety/security

Home Owners, Occupants, Tenants: • Educate yourselves on emergency exits and building procedures. Inform the strata council of the names of all occupants and pets. • Maintain your occupant insurance, including a living out allowance in the event the building cannot be occupied. Review the strata corporation insurance policy with your insurance broker to secure the best coverage. • Maintain a water proof safety kit including a battery or manually charged radio, several LED or manually charged flash lights, extra batteries, water and non perishable food for at least 72 hours, can opener, mobile phone, medication, important documents, emergency blankets, emergency contact information. • Establish an emergency contact or location in the event your family is separated. Make sure you update your kit at least once a year. • Do not use open flames such as candles or barbeques in or adjacent to buildings in the event of an emergency that may have compromised the gas delivery system, such as a gas line break or earthquake.

Not every emergency has a contingent solution, but don’t be impacted by an avoidable response. Check lists are critical planning and operations tools for transportation, health care, security, national defense, financial institutions, government operations, utility planning and service, emergency responders, and public safety. A reliable check list provides the user with a complete list of obligations, duties, time frames, and directions in the event of a disaster. They are easily published and used as a continuing education model for your clients. During the recent hurricane in the U.S. one of the television announcers was advising that viewers go to websites

Check lists are critical planning and operations tools...

Strata Councils and Managers: • Create checklists for all building systems and operations. A disaster averted is management at its best. • Consolidate a master service plan that lists all suppliers and emergency responders. Provide a copy of the check lists and service responder plans to every council member. • Identify the shut off locations for gas, water, electrical, security. Mark door entries for these areas with security protocols and access requirements. • Educate your owners and occupants annually. An emergency status report as part of the annual meeting notice package and post disaster plan reminders in elevators and public areas. • Maintain and review your insurance annually and report the insurance immediately upon renewal to your owners and occupants. Owners and tenants are named insureds on the policy as deemed by the Act. •M aintain owner, tenant and pet lists. They may be crucial in a building failure, and a critical tool in assisting emergency responders. Identify anyone who has special access limitations or requirements.

for more information. If you are using a website for disaster planning after the event, it is too late, and it is likely you have no power or access to the web in any event. Publish check lists that assist owners, occupants, tenants, strata councils, strata managers, service providers and emergency responders with the information they need to access your buildings and to address the immediate crisis. A few simple check lists and who they should affect: start with identifying who needs to complete a plan and take inventory of your occupants and property. The Strata Property Act requires that owners, tenants and occupants must identify themselves to the strata corporation. This is essential in emergency planning for building evacuation. In 1962, hurricane Freda made it clear to B.C. residents that we are not immune to the disasters shared by the rest of the world. The best plan is one we never have to implement. v Tony Gioventu is executive director, The Condominium Home Owners’ Association of BC. More information at www.choa.bc.ca or tony@choa.bc.ca. December/January 2013

THE B.C./ALBERTA EDITION

safety/security

Investing in Security By Iain Morton

afety, security and compliance have become several of the top influencing factors that tenants consider when signing off on commercial lease agreements. Most large regional, national or multinations tenants have reached a point of sophistication in their risk management approach to have detailed requirements of how they locally, regionally or globally deploy a standardized, systematic approach to protecting their personnel, assets and now more than ever, information. These firms also need to comply with their own customers’ information privacy concerns, and in turn conduct and be subject to security and information audits. As a result, infrastructure security is becoming increasingly important for commercial property owners and managers to invest in and to upgrade with purpose, while also implementing and testing robust supporting programs of how the technology is utilized. So how has the security industry evolved to allow for property owners and managers to stay in step with emerging requirements without breaking the bank?

Traditional Building Security Approach Depending on where they are in a technology refresh cycle, basic building security systems in Canada typically offer a functional key replacement card access system, a camera surveillance system of varying quality surveying high traffic and sensitive areas. Both of these systems are most often located on site, with THE B.C./ALBERTA EDITION

an offsite monitoring service for critical alarms such as fire. In most cases, these are standalone systems located within the building offering no redundancy and are often underutilized. For example, many active card records are not vigorously audited on a periodic basis to ensure lost or former employees or contractor cards are cancelled. And many video systems are reviewed post-event and are not integrated for alarm triggered viewing. Compounding these issues prevalent in a traditional building is an economic pressure to not install costly security centres and 24-hour stationary guard positions with limited functionality and what can seem to owners like a small return on invested time. Recently, the industry has seen a surge toward upgrading card access systems to smart card systems and video systems that offer much higher resolution megapixel images.

Intelligent Security Design We have seen a trend of partial remotely managed environments with the industry focus on managed services, however in many cases this provides limited functionality without tightly integrated triggers between systems for intelligent decision making and response. Further, the design and response procedures may not be in full harmony with a comprehensive risk management plan, and the tenants’ own programs and standards. We recommend regular and thorough risk assessments that examine threats and hazards and evaluate the vulnerability and 7

potential consequences from an event in order to understand and prioritize their risk mitigation and management strategy. All strategies should include a preparedness plan in advance of a potential event, a mitigation plan to restrict risk and harden targets, a response and escalation plan, and a recovery plan to resume core business services. There is no “one-sizefits-all” approach; plans will and should vary from one building to the next. In today’s world, these plans should be tested, and shareable with the large tenant stakeholders and adaptable to include specific requirements to meet a tenant’s own risk management strategy.

Technology and Services Selection With the risk management plan in place the selection of technology and supporting services and vendor capabilities should follow. With ever-evolving technology, adaptable solutions are available that can transition a building through many lifecycle stages from relatively basic, fully-standalone security systems with smart device control for the owner/manager to tightly integrated remote monitoring station managed systems that replace all but the on-site event response person. These solutions allow the users to validate on their smart devices that their space has been armed, allow them to change an individual’s access rights, and can offer a remote escort of a late night employee leaving the building. Technology also allows users to monitor deliveries by opening a loading dock remotely. All of these action events are process driven and auditable. If you have local or multiple sites, make sure you are working with a vendor that can support those sites nationally for consistency across your portfolio. v Iain Morton is vice president, Canada region at Tyco Integrated Security. The company’s focus is on customer service, quality, cost affordability with flexible security solutions that help protect clients’ employees, assets and their bottom lines. December/January 2013

piping/hvac

Common Plumbing Problems By Robert Kravitz

and crank the snake down the drain. This action will break up the blockage. Some material may go down the drain and the rest may come up with the snake, indicating the cause of the problem should you need to mention this to a tenant.

Clogged Toilets Usually, clogged toilets can be fixed using a plunger…correctly. Turn off water to the fixture, leaving some water in the bowl so the plunger can work. The secret to using a plunger is to not break the suction seal over the drain. Place the plunger over the bowl/drain, push in, and then pull out sharply, while maintaining the seal. Repeat until the water begins to drain. If the problem persists, use a plumber’s snake as described earlier. There may be an actual obstruction in the pipe that must be removed.

lumbing, which is an ongoing concern in commercial and multi-residential properties, generally become problematic — and expensive — as buildings age. However, there are many plumbingrelated problems that can be corrected fairly quickly, at minimal expense, and with limited interruption to building tenants. A recent study by Waterless Company, which has manufactured and installed nowater urinals for more than 25 years, has identified the most common commercial plumbing issues. The study also suggested problems that in-house staff can costeffectively correct.

Restoring the Toilet Gurgle The toilet gurgle is heard at the end of a complete flush. If there is no gurgle, the water will run, which is often corrected by jiggling the handle. However, if this problem is ongoing, it usually indicates there is a more serious situation. One of the most common reasons for a running toilet is a sticky flush valve. Opening the tank and pulling on the chain connected to the flush valve is sometimes all that is needed. Otherwise, the flush valve and the assembly holding it in place will need to be replaced. Most replacement parts are typically inexpensive December/January 2013

Foul Odours and can be purchased at a hardware store. And, as long as you follow the instructions, replacement and installation are easy.

Leaky Faucets Leaky faucets can often be fixed by tightening connections. If the leak is in a pipe, remove the affected section and replace it. “Patch kits” for plumbing leaks are also available at hardware stores. While a patch kit is designed to be a temporary fix, it can often be used on a permanent basis if the fixture and pipe are sound. Another quick and easy temporary measure is wrapping waterproof tape over the bad spot. Start the tape about two to three inches from the hole and extend it the same length. It should be noted that when a pipe leaks, especially as a result of corrosion, additional leaks in other areas of the pipe may occur. In this case, the whole section of pipe will likely need to be replaced by a qualified plumber.

Clogged Drains Grease, hair, and other debris typically build up inside sink drain pipes. Since buildup can happen regularly, knowing how to fix this problem can be a cost saver and in most cases, it is very easy. Using a plumber’s snake, which is another item available at hardware stores, slowly push 8

If a clean restroom has malodours, a floor or sink drain may be the cause. A drain will have a “U” or “J” pipe directly underneath and there is a reason. Water builds up in this area, preventing sewer odours from being released. But if the water evaporates, sewer odours are released. “The most effective way to address this problem is to use a liquid trap primer,” says Klaus Reichardt, CEO and founder of Waterless Co. “A quality liquid trap primer can last for years, essentially eliminating this problem.”

When to Call the Plumber Not every plumbing problem can or should be fixed in-house and in some cases, should not even be attempted. Low water pressure, no hot water, burst pipes, or no water at all requires a plumber. But, many plumbing issues are surprisingly easy to correct. “Building engineers should do a little experimenting when it comes to plumbing problems,” adds Reichardt. “If the situation is not an emergency, try to repair the [plumbing] problem in-house. Very often, it is far easier to do than expected.” v Robert Kravitz is a writer for the professional cleaning and building industries. THE B.C./ALBERTA EDITION

piping/hvac

Commercial Boiler Retrofits What you need to Know

By Rob Marchiori

here are a number of reasons why a building owner may be considering retrofitting an existing commercial boiler. The equipment may be at the end of its service life, the maintenance costs may be getting too high, or the potential savings in fuel with a more modern system are all good reasons. Regardless of the reason why you have decided to retrofit your boiler, we are going to look at where to start and what to look for. As a building owner or property manager, you are most likely not a boiler or heating expert. So who you do you call? Your first step is to source out mechanical contractors who specialize in commercial boiler retrofits. Not all plumbing, heating or mechanical contractors are certified and experienced in this type of installation. In most jurisdictions, commercial installations require companies to be certified by a provincial authority to carry out these installations. As well, there is likely to be more than one inspection agency to deal with; that is to say that most installations require not only a boiler or pressure vessel permit, but often they also require a gas permit, or plumbing permit and an electrical permit. You may also be required to obtain a seismic engineer’s report, a chemical engineer’s report, and a commissioning report. When looking for an appropriate contractor, ask for proof of their experience, as well as for references. Contractor associations, such as the Mechanical Contractors Association, are a good place to find the right companies and will know which companies specialize in this area. The local or provincial authorities can provide information on which companies are certified to carry out commercial boiler retrofits. Once you have identified qualified contractors in your area, you will want to get proposals from them. This is where things can get confusing because there are a number of different types of boilers, as well as heating systems. For instance, condensing boiler technology is being widely used now. So what is a condensing boiler? The answer is a heating appliance that utilizes the latent heat of condensation. But what does this mean to you? If you don’t know what latent heat is, or what perfect combustion is, don’t worry, you don’t need to know. What you are looking for is to get the best value from your heating system. To get the best value, you will want to be asking some key questions. Specifically, you will want to analyze the payback from a new system. It is assumed that older heating equipment is not as efficient as new heating equipment. Therefore, there should be savings to be realized in fuel consumption. The variable is in how many years it will take before the savings in fuel use will equal the cost of the installation. A few other key questions to be asking are: • What are the anticipated maintenance costs of the new system? Even new equipment requires preventative maintenance • Are there any incentives available? Almost everywhere in Canada now, there are incentives available. A good heating contractor will know what incentives are available and should either include them in the proposal or, at the very least, be able to walk you through the processes. • What is the life expectancy of the new equipment? The life expectancy of a piece of equipment is very dependent

THE B.C./ALBERTA EDITION

Ram Mechanical owner Rob Marchiori beside a Viessmann Vitodens 200 WB2B-35 wall hung condensing boiler.

on the conditions of the installation. I have seen “top of the line” equipment fail in a relatively short period of time because of an improper installation condition. The manufacturer likely won’t replace it under warranty. • What is the warranty on the new equipment from the manufacturer, and what kind of warranty is the contractor providing on the installation? • What type of relationship do the manufacturer and the contractor have? Most manufacturers offer contractor training for their products and, therefore, certify certain contractors in the installations of their products. Look for a contractor that has a good local relationship with the equipment manufacturer. • What type of contractor will be used for the project, and who will provide the contract documents? Often, if a contractor provides an “in house” contract document, there is a perception by the customer that the contract benefits the contractor more than the customer. The same is true if the customer provides the contractor with the documents. The Canadian Construction Association has developed a series of construction contracts that are designed to provide mutual protection for the contractor and the customer. These contract documents are purchased and therefore registered through the Canadian Construction Association. The outcome or success of a commercial boiler retrofit project will depend largely on the contractor who does the installation. Taking the time and putting in the effort to source a good contractor will be worthwhile in the end result. v Rob Marchiori is owner of Ram Mechanical Ltd., a company that specializes in high quality boiler retrofits to save energy and provide better comfort. 9

December/January 2013

Legal

Smoking and Strata Corporations by Veronica Franco

ith people becoming more aware of the health dangers of second-hand smoke, there are more conflicts between smokers and nonsmokers in strata corporations. People are demanding “clean” air around them. Beyond cigarettes, marijuana is causing conflict. In fact, with the growing acceptance of medicinal marijuana, we may see it smoked more openly. The B.C. Tobacco Control Act (“TCA”) and Regulation (“TCR”) bans smoking in common areas of condominiums and within three metres of a doorway, window or air intake of common areas of condominiums (“buffer zone”). Also, the TCA requires strata corporations and their property managers to enforce the smoking ban. Failure to do so is a contravention of the TCA. Some municipalities have enacted bylaws that are either similar to, or more stringent than the TCA. Strata corporations should check their municipal bylaws to determine whether the bans are limited to the areas specified under the TCA or are broader. Because the TCA only deals with tobacco products, it cannot be used to prevent smoking of other substances, such as marijuana. Although it is illegal to smoke marijuana under the federal Controlled Drugs and Substances Act, the extent to which it is enforced varies from municipality to municipality. As a result, a strata corporation or a resident cannot rely on the government statutes December/January 2013

to ban marijuana smoking in a strata corporation. While the BC Strata Property Act (the “SPA”) does not address smoking directly, the owners may ban smoking by bylaw or rule. Because smoking bans under the TCA or the municipality’s bylaws must be enforced, a strata corporation should consider creating a no smoking bylaw that mirrors or goes beyond the legislation. Without its own bylaw, the strata corporation may be limited in its ability to enforce the government imposed smoking bans. Even without a specific bylaw, the strata corporation may have other bylaws to limit smoking. For example, the Standard Bylaws to the SPA provides that an owner, tenant, occupant or visitor must not use a strata lot or common property in a way that is a nuisance. Nuisance is defined as an unreasonable interference with the use and enjoyment of land. If a complaint about smoke is made, the council must investigate the complaint in order to determine whether it is a nuisance. The investigation may involve hiring an expert or going to the “scene”. Note that cigar smoke has been held to be a nuisance (Raith v. Coles, 1984 BCSC). If smoking is found to be a nuisance, it is unlikely that the smoker will comply with a complete ban. As a result, a negotiated solution involving solutions that minimize transfer of smoke, such as renovations to the strata lot and its ventilation system, may be required. However, according to the Clean Air Coalition of BC, air filters, 10

purifiers and ventilation systems do not eliminate second-hand smoke. Accordingly, the repairs may not be effective and other solutions may need to be found. Ultimately, if the problem continues, the strata corporation will have to enforce its bylaws by levying fines or denying access to a recreational facility in accordance with the SPA. If these measures do not work, the strata corporation may have to apply to court for an injunction to ban smoking or if the smoker is a tenant, an order to evict the tenant pursuant to section 148 of the SPA. An owner who fails to abide by a court injunction may be found in contempt of court proceedings, and be forced to pay a fine or go to jail. Alternatively, the strata corporation could apply to court to force the owner to vacate the strata lot pursuant to section 165 of the SPA. If the strata corporation fails to enforce the bylaw, the owner has two possible remedies. First, the owner may apply to court for an order to force the strata corporation to enforce its bylaws (Chorney v. The Owners, Strata Plan VIS770, 2011 BCSC 1811). Second, an owner may bring a claim under the Human Rights Code (the “Code”) that the strata corporation has discriminated by failing to provide a smoke free environment, which the owner requires because of his or her disability (McDaniel and McDaniel v. Strata Plan LMS 1657 (No. 2), 2012 BCHRT 167). While there are examples of code complaints by non-smokers, there are very few cases brought by smokers. Where marijuana is involved, the alleged discrimination is often on the basis that smoking is required for medicinal purposes to treat a disability (Goluch v. Greater Victoria Housing Society, 2011 BCHRT 68). The negative effects of second-hand smoke are now well documented. These demands conflict with a smoker’s desire to smoke in the comforts of his or her home. The strata corporation is obliged to resolve these conflicts. A proactive strata council will take the necessary steps to avoid costly legal action. v Veronica Franco is a partner at Clark Wilson LLP. THE B.C./ALBERTA EDITION

Buyersâ&#x20AC;&#x2122; Guide 2013

Buyers’Guide 2013 Buyers’Guide 2013 Listing Index Acoustic Finishes Acoustic & Noise Control . . . . . . . . . . . . . . . . . . . . .12 Architectural Specialties . . . . . . . . . . . . . . . . . . . . .12 Window Treatments & Finishes . . . . . . . . . . . . . . . .12

Allied services Bonds & Certificates . . . . . . . . . . . . . . . . . . . . . . . .12

ArchitecturAl/Building Products & services Adhesives . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .13 Custom Millwork. . . . . . . . . . . . . . . . . . . . . . . . . . .13

decorAtive & lighting Products Designer Showrooms . . . . . . . . . . . . . . . . . . . . . . .13 Fabrics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .13

Acoustic Finishes Acoustic & Noise Control

GWP Wallworks Acoustic Architectural Products Inc. 424-51st Avenue South East Calgary, AB T2H 0N7 Phone: (403) 255-3550 Fax: (403) 686-2592 Email: info@wallworks.com Website: www.wallworks.com Contact Name: Lyle Fuller The GWP Wallworks Group offers complete Acoustic Solutions for Residential, Commercial and Industrial applications. Manufacturers and distributors for Fabri-Lok Trak Systems, Modular Panels, Baffles, Diffusers, Isolators, Graphics, Murals, Specialized Window Treatment. We are an international company with a head office in Calgary, Alberta, Canada and local sales offices throughout Canada, with affiliations in the United States, the Middle East, China and Europe.

Wall Coverings . . . . . . . . . . . . . . . . . . . . . . . . . . . .13

Allied Services

Flooring, tile & cArPet Accessories & Materials . . . . . . . . . . . . . . . . . . . . .13

Window Treatments & Finishes

Architectural Specialties

Bonds & Certificates

Flooring . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .13 Flooring Underlayments . . . . . . . . . . . . . . . . . . . . .13 Stone Care . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .13 Tile-Ceramic . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .13

MechAnicAl & electricAl Electrical Distribution . . . . . . . . . . . . . . . . . . . . . . .14 Energy Consulting Services. . . . . . . . . . . . . . . . . . .14 Energy Savings/LEED . . . . . . . . . . . . . . . . . . . . . . .14 Mechanical Systems Commissioning . . . . . . . . . . .14 Testing, Adjusting & Balancing . . . . . . . . . . . . . . . .14

ProFessionAl services Building Envelope Consultants . . . . . . . . . . . . . . . .14 Commissioning . . . . . . . . . . . . . . . . . . . . . . . . . . . .15 Consulting Engineers . . . . . . . . . . . . . . . . . . . . . . .15 General Contractor . . . . . . . . . . . . . . . . . . . . . . . . .15

Travelers Canada Suite 2500, 650 West Georgia PO Box 11542 Vancouver, BC V6B 4N7 Phone: (604) 684.6574 Toll Free: (866) 684-6574 Fax: (604) 684-5172 Email: amather@travelers.com Website: www.travelerscanada.ca Contact Name: Aimee Mather

Green Rating System Consulting . . . . . . . . . . . . . . .15 Insurance Services . . . . . . . . . . . . . . . . . . . . . . . . .15 Property Condition Assessments . . . . . . . . . . . . . . .15 Retro-Commissioning . . . . . . . . . . . . . . . . . . . . . . .15 Telecommunications Equipment . . . . . . . . . . . . . . .15

sitework Hazardous Materials Removal . . . . . . . . . . . . . . . . .15 Sitework Construction . . . . . . . . . . . . . . . . . . . . . . .15 12 | 2013 CANADIAN PROPERTY MANAGEMENT BUYERS’ GUIDE

ThE B.C. EDITION

Architectural/Building Products & Services

Fabrics

Flooring

Adhesives

MAPEI Inc. 7440 Vantage Way Delta, BC V4G 1H1 Phone: (604) 940-0002 Toll Free: (800) 361-9309 Fax: (604) 940-2572 Email: jdeckmire@mapei.com Website: www.mapei.com Contact Name: JD Eckmire MAPEI is the world leader in the manufacturing of adhesives and complementary products for the installation of all types of floor and wall coverings. The company also specializes in manufacturing other chemical products for building including waterproofing products, special mortars and admixtures for concrete, products for concrete restoration and special decorative and protective coatings for walls. MAPEI has been supplying residential and major commercial projects for 75 years.

Crown Wallpaper & Fabrics 88 Ronson Drive Etobicoke, ON M9W 1B9 Phone: (416) 245-2900 Toll Free: (800) 268-1300 Website: www.crownwallpaper.com Email: ecohen@crownwallpaper.com Contact Name: Earl Cohen, Director of Sales & Operations

MAPEI Inc. 7440 Vantage Way Delta, BC V4G 1H1 Phone: (604) 940-0002 Toll Free: (800) 361-9309 Fax: (604) 940-2572 Email: jdeckmire@mapei.com Website: www.mapei.com Contact Name: JD Eckmire

Crown Wallpaper & Fabrics is a leading Resource in Canada for wallcovering, fabrics, decorative trims and accessories for residential and commercial applications. Crown distributes exclusive and specialty brands from around the world, serving the Interior Design, Commercial and Retail segments, with full-time dedicated Account Executives from coast to Coast, and trade-only showrooms in Vancouver, Toronto and Montreal.

MAPEI is the world leader in the manufacturing of adhesives and complementary products for the installation of all types of floor and wall coverings. The company also specializes in manufacturing other chemical products for building including waterproofing products, special mortars and admixtures for concrete, products for concrete restoration and special decorative and protective coatings for walls. MAPEI has been supplying residential and major commercial projects for 75 years.

Wall Coverings

Flooring-Under Layments

Custom Building Products of Canada 12638-82nd Avenue Surrey, BC V3W 3G1 Phone: 604-657-5574 Fax: 604-462-0099 Email: garetts@cbpmail.net Website: www.custombuildingproducts.com Contact: Garett Shandler National Sales & Marketing Manager

Custom Millwork VVI Construction Ltd Box 2988 Revelstoke, BC V0E 2S9 www.vicvanislegroup.com Phone: 250-837-2919 Fax: 250- 837-6145 Toll-Free: 866-837-2900 Email: steve.smith@vvi-ltd.com Contact: Steve Smith Marketing Coordinator Branches: Kelowna, BC 250- 861-5768

Decorative & Lighting Products Designer Showrooms

Flooring, Tile & Carpet Crown Wallpaper & Fabrics 88 Ronson Drive Etobicoke, ON M9W 1B9 Phone: (416) 245-2900 Toll Free: (800) 268-1300 Website: www.crownwallpaper.com Email: ecohen@crownwallpaper.com Contact Name: Earl Cohen, Director of Sales & Operations Crown Wallpaper & Fabrics is a leading Resource in Canada for wallcovering, fabrics, decorative trims and accessories for residential and commercial applications. Crown distributes exclusive and specialty brands from around the world, serving the Interior Design, Commercial and Retail segments, with full-time dedicated Account Executives from coast to Coast, and trade-only showrooms in Vancouver, Toronto and Montreal.

ThE B.C. EDITION

Accessories & Materials

Stone Care

Tile Ceramic Custom Building Products of Canada 12638-82nd Avenue Surrey, BC V3W 3G1 Phone: 604-657-5574 Fax: 604-462-0099 Email: garetts@cbpmail.net Website: www.custombuildingproducts.com Contact: Garett Shandler National Sales & Marketing Manager

2013 CANADIAN PROPERTY MANAGEMENT BUYERSâ&#x20AC;&#x2122; GUIDE | 13

Mechanical & Electrical

Energy Savings/LEED

Building Envelope Consultants

Electrical Distribution

Nedco, Western Canada 4455 No. 6 Road Richmond, BC V6V 1P8 Phone: 604-231-4600 Fax: 604-273-5567 Website: www.nedco.ca Email: nedco.west@nedco.ca Richmond, BC 604-273-2244 Surrey, BC 604-501-2244 North Vancouver, BC 604-985-0466 Langley, BC 604-530-0711 Vancouver, BC 604-899-0229 Victoria, BC 250-383-1116 Nanaimo, BC 250-756-1177 Vernon, BC 250-545-5391 Quesnel, BC 250-992-6008 Prince George 250-563-1292 Penticton, BC 250-492-8365 Edmonton, AB 780-465-9511 Calgary, AB 403-508-7999 Fort McMurray, AB 780-743-3461 Lloydminster, AB 780-875-1335 Red Deer, AB 403-348-5162 With 20 branches across Western Canada, Nedco is your electrical and data communications distributor. Global Coverage, Local Presence. Visit one of our branches today, call or click.

Mechanical Systems Commissioning Energy Consulting Services

Halsall Associates 930 West 1st Suite 112 North Vancouver, BC V7P 3N4 Phone: 604-924-5575 Fax: 604-924-5573 Toll-Free 1-866-542-5752 Email:tdenniston@halsall.com Website: www.halsall.com Contact: Ted Denniston Executive Vice President Halsall Associates (www.halsall.com) is an engineering services company with a passion for sustainability. We have over 50 years’ experience in building design, evaluation and renewal, as well as one of Canada’s largest and most experienced teams dedicated to providing green strategies for facility and community design. Halsall is the building engineering division of Parsons Brinckeroff’s Canadian operating company (www.pbworld.com). Calgary, AB (403) 255-7946 Edmonton, AB (780) 496-9123

Professional Services

K.D. Engineering Co. 3735 Myrtle Street Burnaby, BC V5C 4E7 Phone: (604) 872-8651 Fax: (604) 872-8653 Email : arno@teamkd.com www.teamkd.com Contact name: Arno Tatto GENERAL MANAGER

Commissioning

Testing, Adjusting & Balancing

K.D. Engineering Co. 3735 Myrtle Street Burnaby, BC V5C 4E7 Phone: (604) 872-8651 Fax: (604) 872-8653 Email : arno@teamkd.com www.teamkd.com Contact name: Arno Tatto GENERAL MANAGER

14 | 2013 CANADIAN PROPERTY MANAGEMENT BUYERS’ GUIDE

ThE B.C. EDITION

Consulting Engineers

Insurance Services

Read Jones Christoffersen Ltd. Email: info@rjc.ca Website: www.rjc.ca Over six decades delivering excellence in: Structural Engineering, Building Science, Structural Restoration and Parking Planning. Vancouver, BC . . . . . . . . . . . . . . (604) 738.0048 Victoria, BC . . . . . . . . . . . . . . . .(250) 386-7794 Nanaimo, BC . . . . . . . . . . . . . . .(250) 716-1550 Calgary, AB . . . . . . . . . . . . . . . (403) 283-5073 Lethbridge, AB . . . . . . . . . . . . .(403) 320-0467 Edmonton, AB . . . . . . . . . . . . . .(780) 452-2325 Kitchener, ON . . . . . . . . . . . . . .(519) 954-6392 Toronto, ON . . . . . . . . . . . . . . . .(416) 977-5335 Kingston, ON . . . . . . . . . . . . . . .(613) 767-6936

BFL CANADA Insurance Services, Inc. 200-1177 West Hastings St. Vancouver, BC Phone: (604) 678-5403 Fax:(604) 683-9316 Toll Free: 1-866-669-9602 Email: cgarson@bflcanada.ca Website:www.bflcanada.ca Contact: Christina Garson Vice President — Real Estate Vancouver, BC (604) 669-9600 Kelowna, BC (250) 575-2327 Calgary, AB (403) 451-4132 Winnipeg, MB (204) 661-2446 Toronto, ON (416) 599-5530 Ottawa, ON (613) 722-7798 Montreal, QC (514)843-3632 Quebec City, QC (418)658-6337 Halifax, NS (902) 864-4982

General Contractors

Property Condition Assessments

VVI Construction Ltd Box 2988 Revelstoke, BC V0E 2S9 www.vicvanislegroup.com Phone: 250-837-2919 Fax: 250- 837-6145 Toll-Free: 866-837-2900 Email: steve.smith@vvi-ltd.com Contact: Steve Smith Marketing Coordinator Branches: Kelowna, BC 250- 861-5768

Green Rating System Consulting

ThE B.C. EDITION

Telecommunications Equipment

Halsall Associates (www.halsall.com) is an engineering services company with a passion for sustainability. We have over 50 years’ experience in building design, evaluation and renewal, as well as one of Canada’s largest and most experienced teams dedicated to providing green strategies for facility and community design. Halsall is the building engineering division of Parsons Brinckeroff’s Canadian operating company (www.pbworld.com).

Retro-Commissioning

Sitework Hazardous Materials Removal Quantum Murray LP 3640-61st Avenue SE, Suite 1 Calgary, AB T2C 2J3 Branches: Nationally Toll Free: 1-800-251-7773 Local: 403-520-5400 Fax: 403-520-9998 info@qmlp.ca www.quantummurray.com

Sitework Construction

2013 CANADIAN PROPERTY MANAGEMENT BUYERS’ GUIDE | 15

in the headlines Hassen Joins Madison

Station Square Transforms

Madison Pacific Properties Inc. announced the appointment of Marvin Haasen as its new president and chief executive officer. Haasen is also joining the board of directors. Haasen has more than 27 years of experience in the real estate industry. In 2006 he relocated to Vancouver, where he set up his own real estate advisory firm, assisting high net worth individuals invest in commercial real estate. He holds an Honours Bachelor degree from the University of Western Ontario (Urban Development Program) and a Masters in Business Administration from the University of Toronto.

Redevelopment of the 12-acre Station Square site by Anthem Properties and Beedie Living has begun. The former Burnaby retail plaza site will be transformed with five residential towers, 310,000 square feet of retail and 145,000 square feet of office space. The first tower is scheduled for completion in the fall of 2015. Total build out is expected by 2018 at the earliest.

Development Boom According to Jones Lang LaSalle’s Look Forward series, new office development projects either currently under construction or confirmed in Canada’s four largest office markets represent the most significant uptick in new construction in a decade or more. Calgary is projected to benefit from five new buildings totalling more than 5.2 million square feet while Vancouver is on track to add 11 buildings and more than 2.7 million square feet by the end of 2017. Confirmed Calgary projects include Eight Avenue Place — West and Calgary City Centre. Vacancy is expected to peak at 5.7 per cent in 2017 following the projected completion of the bulk of proposed and confirmed developments. In Vancouver, confirmed projects include Telus Garden and 745 Thurlow. With 11 buildings expected to be added to the downtown market, the vacancy rate is likely to peak at a five year high of 8.5 per cent at the end of 2017.

Top Markets According to PwC Canada’s Emerging Trends in Real Estate report, Calgary and Edmonton are the top ranked Canadian real estate markets. Toronto, Vancouver and Ottawa round out the top five. The research organization provided a snapshot of Canada’s top five markets, ranked by survey respondents and their outlook for each of the markets in investment, development and home building. The report noted Vancouver’s government red tape continues to make it more difficult to develop real estate every year. Vancouver placed second in last’s year’s survey. December/January 2013

Construction Stable Growth Redevelopment Plans Harbour Centre in downtown Vancouver managed by Polaris Realty Canada is set to undergo a significant redevelopment in 2013. Extensive construction work will expand and upgrade the food court and revitalize the complex’s streetscape to improve shopping and dining experience for customers. The core of the redevelopment is the food court expansion. A portion of the existing second level floor will be removed to accommodate a two-storey galleria. Approximately 17,000 square feet of eating and common area with more than 600 seats will be served by 14 contemporary food vendors offering healthy food options and a selection of world cuisines. Interior upgrades will include higher ceilings, open-concept lounge spaces, and a fresh colour palette. Increased natural light will brighten the lower common and retail areas. Other additions include complimentary Wi-Fi zones, larger washroom facilities, and digital directories. Construction will begin in the spring, with completion expected in late 2013.

Tax Ratios Downtown Vancouver, Toronto and Montreal continue to share the dubious reputation for having Canada’s highest commercial-to-residential tax ratios, all in excess of 4:1, according to a 2012 survey of property tax rates of major urban centres produced by the Altus Group for the Real Property Association of Canada (REALpac). On an absolute tax basis, Calgary, Vancouver, Edmonton and Winnipeg have the lowest estimated property taxes per $1,000 of commercial assessment. On the residential assessment side, Vancouver, Calgary, Edmonton and Toronto have the lowest property taxes per $1000 of residential assessment, while Winnipeg, Ottawa, Montreal and Halifax have the highest. 16

Private sector investment in new nonresidential construction will complement healthy residential activity to keep construction workloads stable with minimal price increases in B.C. for 2013, according to BTY Group’s annual Market Intelligence Report on construction costs across Canada. Major new investments in commercialretail as well as mining and energy will lead the way in B.C. Metro Vancouver will see the highest concentration of new commercial and residential activity. Highlights from across B.C. include: • Five new office towers worth $1.6 billion are under way in downtown Vancouver, with three major mall renewals in Metro Vancouver under construction or in the planning stage. • Discount retailer Target is revamping 26 Zellers stores across B.C. over the next two years at $10 million a store. • B.C.’s housing starts are projected to increase to 29,100 for 2013. • Encana/Apache are investing $4.7 billion in the Kitimat Liquid Natural Gas Terminal and Pipeline • Rio Tinto/Alcan is moving ahead on a $3.3 billion modernization of the Kitimat smelter.

Economic Activity According to CIBC World Markets’ latest Canadian Metropolitan Economic Activity Index, the top spot goes to Toronto for the second year in a row in terms of economic strength. Vancouver came in eighth place behind Edmonton and Calgary. Toronto’s economic momentum is currently at its highest level in more than 10 years, led by growth in population, employment and housing starts. The index is based on several factors, including population growth, employment growth, unemployment rate, bankruptcy rates and housing starts. THE B.C./ALBERTA EDITION