Property Managers' Source Book 2017

2017

PROPERTY MANAGERS’ FOR LOWER MAINLAND’S PROPERTY MANAGEMENT INDUSTRY

SOURCE BOOK SPONSORED BY

SPECIFEX BUILDING SCIENCE

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Contents Reference Associations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . .77 Commercial Property Managers List . . . . . .79 Environment . . . . . . . . . . . . . . . . . . . . . . . . . . . . .19

Directory Accountants/Accounting Service. . . . . . . . .23 Appliances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .23 Appraisals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .24 Associations. . . . . . . . . . . . . . . . . . . . . . . . . . 24, 25 Blinds/Window Coverings . . . . . . . . . . . . . . . .25 Building Envelope . . . . . . . . . . . . . . . . . . . . . 8, 26 Building Envelope Maintenance . . . . . . . . . .26 Building Maintenance . . . . . . . . . . .9, 12, 27-29 Building Services . . . . . . . . . . . . . . . . . . . . . . . . .29 Carpet Cleaning . . . . . . . . . . . . . . . . . . . . . . . . . .30 Concrete Repairs . . . . . . . . . . . . . . . . . . . . . . . . .31 Chimney Maintenance . . . . . . . . . . . . . . . . . . .31 Doors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32, 33 Doors – Repair . . . . . . . . . . . . . . . . . . . . . . . 33, 34 Drainage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .34 Duct Cleaning. . . . . . . . . . . . . . . . . . . . . . . . . . . .35 Electrical . . . . . . . . . . . . . . . . . . . . . . . . . . 13, 36-38 Energy Management . . . . . . . . . . . . . . . . . . . . .83 Entrance Mats . . . . . . . . . . . . . . . . . . . . . . . . . . . .38 Fire Protection . . . . . . . . . . . . . . . . . . . . . . . . . . .38 Fuel Management. . . . . . . . . . . . . . . . . . . . . . . .39 Generators . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40 Graffiti Removal . . . . . . . . . . . . . . . . . . . . . . . . . .84 Heating . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .41 Heating HVAC Services . . . . . . . . . . . . . . . . . . .41 HVAC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .42-44 Publisher: Sue Belisle Editor: Noa Nichol Production: Rob Benac Advertising sales: Joan McGrogan, Corinne Tkachuk Administrators: Katherine Butler, Michelle Myers, Marie Pearsall

SPONSORED BY

Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . . .18 Security . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .21 Technology . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .76

Janitorial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44, 45 Janitorial Services . . . . . . . . . . . . . . . . .17, 45, 46 Landscaping . . . . . . . . . . . . . . . . . . . .2, 47-49, 81 Lighting. . . . . . . . . . . . . . . . . . . . . . . . . . . . 4, 49, 50 Lighting/Recycling . . . . . . . . . . . . . . . . . . . 16, 50 Locksmithing . . . . . . . . . . . . . . . . . . . . . . . . . . . .51 Mechanical Contractors . . . . . . . . . . . . . . . . . .51 Overhead Doors . . . . . . . . . . . . . . . . . . . . . 14, 52 Painters . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .53 Painting . . . . . . . . . . . . . . . . . . . . . . . 10, 54, 55, 80 Pest Control . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .56 Plumbing . . . . . . . . . . . . . . . . . . . . . . . . . 57-60, 82 Power Sweeping . . . . . . . . . . . . . . . . . . . . . . . . .60 Pressure Washing . . . . . . . . . . . . . . . . . . . . . . . .60 Property Supplies . . . . . . . . . . . . . . . . . . . . . . . .61 Re-piping . . . . . . . . . . . . . . . . . . . . . 11, 62, 63, 82 Restoration. . . . . . . . . . . . . . . . . . . . . . . . . . . 64, 65 Roofing . . . . . . . . . . . . . . . . . . . . 3, 7, 8, 15, 66-72 Roofing Contractors . . . . . . . . . . . . . . . . . . . . . .72 Security . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .72 Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .73 Surveyors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .73 Tree Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . .74 Welding . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .74 Windows Repairs/Replacement . . . . . . . 5, 75

Property Managers’ Source Book is published by Business in Vancouver Magazines, a division of BIV Media LP, 303 West 5th Avenue, Vancouver, B.C., V5Y 1J6, 604-688-2398, fax 604-688-6058, www.biv.com. Business in Vancouver Media Group also publishes Business in Vancouver.

Copyright 2016, Property Managers’ Source Book. All rights reserved. No part of this book may be reproduced in any form or incorporated into any information-retrieval system without permission of Property Managers’ Source Book. The list of services provided in this publication is not necessarily a complete list of all such services available in the Lower Mainland. The publishers are not responsible in whole or in part for any errors or omissions in this publication.

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HELPING BUILDING OWNERS SINCE 1979 Roof Condition Assessment, Design, Inspection & Management Roof Maintenance Assessment and Planning Leak Investigation - Moisture testing

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UNDER ONE ROOF.

An Industry Leader In Building Envelope Inspection, Construction, and Maintenance Since 1991.

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ACCREDITED BUSINESS

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BQR Systems Ltd.

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Maintenance

ROPED IN Tower window washers put faith in quicker, more flexible systems

BY BAILA LAZARUS

R

ope-access systems have come a long way from the simple pulley, and, thanks to WorkSafeBC regulations, are climbing into highrise window washing and other building maintenance as an alternative to bosun’s chairs – where the technician sits on a wood seat – and suspended platforms or swing stages.

Part 34 of the Occupational Health and Safety Regulation covers industrial rope access, with standards for anchor load capacity, frequency of inspections and safe work practices, among others.

“Until a few years ago there were … no real regulations,” said Greg Korpela, GM, Canadian Rope Access Specialists, which started in window cleaning but now provides ropes training and industrial services, with its own industrial ropes training facility.

“I’d say prior to [2009] 90% of [windowwashing] companies were using a bosun’s chair. It’s probably changed to 30% to 40% using industrial rope-access techniques,” he said, adding that, without standards, rope access was in a “grey area” – not prohibited or accepted. Part 34 came after lobbying for clearer guidelines and now the new regulation, plus a track record of safety, has even impacted insurance costs. Still, despite the changes and more awareness of the new rope-access systems, bosun’s chairs and elevated platforms are still popular.

“After 300 feet in height, buildings just buy permanent platforms,” said Stewart Liddell, swing stage manager for Canada Scaffold Supply Co., referring to national standards calling for engineers to sign off on any exterior access system for a building over about 30 storeys, where forces like wind shear must be

IURII/SHUTTERSTOCK

assessed to have the work system authorized.

That applies to elevated platforms, like swing stages and bosun’s chairs, but not industrial rope access.

Liddell acknowledges the growth of industrial ropes use, but sees the advantage of platforms at extreme heights. “Since you can’t go over 300 feet without engineering approval, that pushes [building owners] into getting a permanent setup,” he said, adding that the expense of purchase and maintenance is a big consideration in choosing how to achieve exterior access.

The Shangri-La’s Hotel’s permanent platform, for example, cost more than $1 million.

Because of that, suspended platform use is kept at a minimum. Also, new buildings like the Trump and MNP towers have odd shapes that don’t lend themselves to swing stages.

“Because of the designs of the buildings that are being built now swing stages are not held up with beams and weights and hooks anymore,” said Liddell. “Look at Shangri-La, Bentall 5 and the Georgia Hotel. They need custom big-boom systems because of the complexity and shape of the buildings.” É Originally published in Office Space 2016.

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Environment

GREEN GIANTS Vancouver office towers prep for a carbon-neutral future

Vancouver’s largest solar array sits atop the Telus Garden office tower | TELUS

BY PETER MITHAM

B

uildings are the linchpin in aggressive Vancouver civic policies designed to make the city the world’s greenest by 2020. City staff claim buildings are responsible for 41% of Vancouver’s climate-changing greenhouse gas em issions (GGEs), and have updated the city’s building bylaw to encourage more env iron ment-friend ly ty pes of construction.

But even with much-lauded industry initiatives like BOMA BEST, older buildings are falling short. The majority of downtown office towers were taken off the list of buildings that qualified for fasttrack permits for tenant improvements at the start of 2016, threatening to throw a wrench into relocation schedules in the first half of the year.

A fresh round of proposals aims to ensure all new and existing buildings will eliminate GGEs and use only renewable energy by 2050, setting the stage for further upgrades.

Sean Pander, green building manager

with the City of Vancouver’s sustainability group, said BOMA BEST has helped the city’s stock of commercial buildings take great strides toward energy efficiency.

While it can be tough to get permits for tenant improvements, new standards requiring upgrades to make spaces more energy efficient are typically waived for premises in buildings participating in the program.

“BOMA BEST is a standard we encourage and support,” Pander said. “Your building as a whole, as opposed to the space you’re planning to renovate, is being well managed, and we’re not going to ask for these incremental things.”

He added that, when changes have been required, landlords have typically opted to install energy-efficient lighting systems with automated controls where “the energy savings potential is quite significant for relatively low cost, low effort.”

Heating, he said, is another matter.

The city faces a significant challenge in meeting its pledge to eliminate GGEs and embrace renewable energy by 2050 and, Pander noted, more than half of existing PROPERTY MANAGERS’ SOURCE BOOK 2017 | 19

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Environment office properties will still be in use in 35 years.

“The real challenge in the commercial buildings, new and existing, is how do we reduce the heat demand and then meet it with a renewable resource?” he said, adding that one opportunity lies in plans for a shift to renewable energy by Creative Energy Platforms Corp., which maintains the natural gas-fired boilers that keep more than 180 buildings in Vancouver’s downtown core warm.

Meanwhile, the efficiency of new buildings is increasing. Oxford Properties Group’s tower at 1021 West Hastings has secured LEED Gold certification with highperformance glazing and separate mechanical systems that allow floor-by-floor energy management, while the new Telus tower at 510 West Georgia Street has secured LEED Platinum for its construction through measures like the city’s largest solar array and a district energy system that reduces demand from conventional energy sources by 80%.

Downtown’s next major office project, 475 Howe Street, is also on track for LEED Platinum certification. SwissReal Group worked with Iredale Group Architecture to design a structure that requires half the energy of a traditional building and will use 60% less energy to meet those needs thanks to its efficiency. Overall, the building will emit 85% less carbon dioxide.

According to Iredale principal Graham Coleman, the tower not only incorporates the best available technology now but can also accommodate what’s anticipated in the future. Solar energy will heat hot water throughout the building, while lighting systems run off low-voltage lines from the building core – a design that promises to facilitate changes in tenants.

Heating and cooling use a hydronic system that draws about a third of its energy from a geo-exchange system with 44 wells

SUSTAINABLE PERFORMANCE A 2015 study of 300 office buildings

by Bentall Kennedy found that: ■ rent concessions for LEED and BOMA BEST buildings in Canada are on average 4% lower than in similar non-certified buildings; ■ occupancy rates were 18.7% higher in Canadian buildings having both LEED and BOMA BEST certification; ■ tenant renewal rates were 5.6% higher in Canadian buildings with BOMA BEST certification than in bu i ld i ngs w it hout BOM A BEST certification.

drilled deep into the earth. But the energy could come from anywhere.

“The hydronic system is the distribution method for the building,” Coleman said. “It doesn’t matter what your input source is. Right now we’re going to have to use high-efficiency condenser boilers to support the geo-exchange field, but in the future it could be a district distribution system if the city puts it in.

It’s ready for that retrofit a generation from now.”

Josh Chaiken, a principal of the New York architecture firm Kohn Pedersen Fox, which designed 1021 West Hastings, remarked that even as green features become commonplace, they remain a mark of distinction for buildings that confirm their state-of-the-art status.

A study of Bentall Kennedy’s portfolio, which was published last fall, bears that out, noting that rent concessions for LEED-certified and BOMA BEST buildings average 4% lower than for non-certified buildings, and with occupancy rates 18.7% higher. É Originally published in Office Space 2016.

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Security

WHEN TROUBLE HITS BOMA BC is working to enhance lines of communication between first responders and its members

CANTERM

BY SCOTT SIMPSON

W

hether it’s an earthquake rattling windows in downtown Vancouver, acrid fumes from a chemical fire in the port or the horror of an active shooter in an office tower, an emergency scenario puts sudden pressure on building owners and security service providers.

Each scenario is unique and comes with its own challenges for ensuring the safety of office building tenants. But, until recently, building owners and managers in B.C. lacked a collective, overarching strategy for communicating potentially lifesaving information in a timely manner.

The tenant-safety issue is particularly

acute in downtown Vancouver – the largest employment centre in Metro, with 145,000 office workers concentrated in a small, high-density business zone. When a shipping container caught fire and sent a huge toxic plume of chemical smoke toward downtown in 2015, many pedestrians learned about the danger only when police broadcast it from the loudspeaker systems of their cruisers.

Now, BOMA BC is working to enhance lines of communication between first responders – police, fire, ambulance and other emergency services that connect through B.C.’s primary 911 service, EComm – and BOMA members.

BOMA BC launched a pilot program in PROPERTY MANAGERS’ SOURCE BOOK 2017 | 21

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Security October 2015 that demonstrated how a real-time, 24-7 system could quickly distribute critical emergency notifications directly to building owners, who would in turn relay them to tenants.

“T he grant for the pilot came from the Real Estate Foundation of BC,” said Muneesh Sharma, BOMA BC director of government affairs. “We told them this was the most important initiative in our industry.”

Full implementation requires consensus among emergency services agencies to fund a dedicated office building emergency communications team with a hotline to BOMA members. The annual budget would be about $200,000.

As proposed by the emergency response committee of the organization’s B.C. chapter, the BOMA Alert System also incorporates an emergency mass notification software communications package developed by Ontario-based ERMS Advantage that includes features such as Crisis Manager, which has templates for logging and reporting emergencies, and Roll Call, which allows employees to proactively report their personal status via a mobile device.

“The BOMA emergency notification system is about sharing information coming from the emergency responders, the professionals in the community,” said Branko Bejo, business solutions VP for Securiguard Services and former chair of the BOMA BC emergency response committee. “Depending on the incident, for example, it could mean advising tenants to go home or stay in place.”

Chad Kalyk, B.C. VP for Paladin Security, noted that building owners and managers in Toronto have implemented a similar system: “The main building management firms came together and said, ‘We need a shared communication network just in case something happens.’ An incident at one end of the Vancouver downtown

core, or even outside of the core, as we saw with the chemical fire at the port, can easily affect a lot of downtown tenants and downtown properties.”

The international political climate, coupled with growing regional awareness about Metro Vancouver’s location in an active earthquake zone, is compelling building managers to be more proactive about planning for potential threats and risks.

“T he secu rity cl i mate is rapid ly changing,” Kalyk said. “It’s a global environment. We need to make sure we are adaptable and can adjust things.”

Paladin already has a real-time communications system that enables security staff in all of its client-buildings – a total of 10 million square feet of office space – to share information about suspicious activity or escalating threats. It has also invested in a software program that monitors online “open-source intelligence” sources, including Instagram, Facebook and Twitter.

“We can monitor what’s occurring and what people are saying and share that with our network to get ahead of events.

When that earthquake hit Vancouver [in December 2015] the first place I looked was social media. That’s how people are sharing information these days.”

Commissionaires senior VP for client services Doug Stuckel said that, utimately, it’s up to building owners and managers to decide what action to take in an emergency.

“That’s the big key: taking the time to plan all this out prior to some emergency event,” Stuckel said. “We as security providers are one component – the building manager would have several areas to address in the event of an emergency, recognizing that when police and fire arrive, one of them will be the primary on the command structure for the response.” É Originally published in Office Space 2016.

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Accountants/Accounting Service

Appliances

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EARTHQUAKE TIP As British Columbians, we live and work in an earthquake zone where more than 1,200 small earthquakes are recorded annually. One of these could be "the big one." Prepare for an earthquake NOW to minimize and avoid injury and property damage.

1

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Appraisals

YOU SEE A CONDO THAT’S AGING

WE SEE HOW TO PROTECT ITS VALUE

AACI and CRA designated members provide quality: – Insurance Appraisals – Depreciation Reports – Consulting Services – Market Value

Contact us at Info@appraisal.bc.ca or 604-284-5515 Find an Appraiser at AICanada.ca/British-Columbia

Associations

BUILDING OFFICIALS' ASSOCIATION OF BC BOABC is dedicated to serving the best interests of the public in building safety by moving forward with the highest standards in professionalism, competency and consistent practice in the Building Community.

Suite 145 - 10451 Shellbridge Way, Richmond, BC, V6X 2W8 info@boabc.org 604-270-9516

Associations

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Associations 340 - 2025 West 42nd Avenue Vancouver, BC V6M 2B5

PROFESSIONAL ASSOCIATION OF MANAGING AGENTS

Telephone: 604 267 0476 Fax: 604 267 0479 Web: www.pama.ca

PAMA — The Professional Association of Managing Agents is dedicated to the advancement of education and professionalism in the Property Management Industry in BC. The Association provides required re-licensing credit courses for Rental and Strata Property Managers in British Columbia. PAMA offers variety of courses on industry topics. Education is delivered through regular seminars, workshops and other events.

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EARTHQUAKE TIP Seek advice from professionals - such as building engineers and emergency preparedness authorities - if you are unsure about what to do.

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Building Envelope

Building Envelope Maintenance UÊ+Õ> ÌÞÊ UÊ Û>Ì ÃÊ UÊ-iÀÛ Vi Bonded and Insured HPO Certified

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UÊ-i> > ÌÊ> `Ê >Ì }ÃÊ «« V>Ì UÊ VÀiÌiÊ,i«> ÀÊ> `Ê iVÌ UÊ `ÕÃÌÀ > Ê- >ÀÊ*> i Ê ÃÌ> >Ì UÊ `ÕÃÌÀ > Ê ÀÊ >Ì }Ã UÊ ÃLiÃÌ ÃÊ L>Ìi i Ì

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Building Maintenance

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Building Maintenance UNDER ONE ROOF. An Industry Leader In Building Envelope Inspection, Construction, and Maintenance Since 1991.

BUILDING ENVELOPE INSPECTION CONSTRUCTION & REPAIRS MAINTENANCE MANUALS & RENEWAL PLANS

604 294 6700 | www.pomeroyconstruction.com

Building Maintenance

EARTHQUAKE TIP Discuss earthquake insurance with your insurance broker.

Check your coverage - it could affect your financial ability to recover losses after an earthquake.

3

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xxx

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• Janitorial / Commercial Cleaning Services • Caretaking / Concierge Services • Hot Water Power Washing

www.prioritybuildingservices.com

To book your 2018 property managers' source book AD Call Marie at 604-608-5158 or email: mpearsall@biv.com

space close: October 18, 2017

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2016-11-21 4:12 PM

Carpet Cleaning

Commercial, Strata, Residential Professional Cleaning for a Healthier Environment Coit’s Services Include: s !IR $UCTS $RYER 6ENTS s #ARPETS !REA 2UGS s 5PHOLSTERY &ABRIC 0ARTITIONS s 4ILE 'ROUT 3TONE s #ONCRETE s $RAPERIES "LINDS 7INDOW #OVERINGS s &LAME 0ROOlNG s 'ROUT #OLOUR 3EALING s #USTOM MADE $RAPERIES

"LINDS 7INDOW #OVERINGS Call for a free quote today

604-296-4000

Toll Free: 1-800-367-2648 www.coit.ca 3755 Wayburne Drive, Burnaby, BC V5G 3L1

Coit backs all work with a Guarantee.

30 | PROPERTY MANAGERS’ SOURCE BOOK 2017

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Concrete Repairs (604.663.2255) www.NiklsOneCall.com

Concrete Repairs • Sidewalks and Curbs • Re-levelling Pavers • Concrete Grinding, Cutting & Coring Innovative Service Solutions for Property Managers Since 1994

Chimney Maintenance VANCOUVER CHIMNEY CHIEF LTD. r $IJNOFZ $MFBOJOH r 3FQBJST r 3BJO $BQT r %SZFS WFOU DMFBOJOH r "QBSUNFOUT $PNQMFYFT r .FNCFS PG UIF ### r 8 & 5 5 $FSUJñFE www.chimneychief.com $FMFCSBUJOH 1222 Frances St, Vancouver NPSF UIBO ZFBST 604-251-1860 JO CVTJOFTT vancouverchimneychief@gmail.com

COMMERCIAL REAL ESTATE FRANCHISES BUSINESS OPPORTUNITIES westerninvestor.com

PROPERTY MANAGERS’ SOURCE BOOK 2017 | 31

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Doors

32 | PROPERTY MANAGERS’ SOURCE BOOK 2017

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Doors (604.663.2255) www.NiklsOneCall.com

Apartment Doors & Garage Gates • 24 Hr. Emergency Repairs Garage Gates Quarterly Service Custom Built Gates & Enclosures Gate Security Upgrades

Door & Frame Replacement Repairs after Break & Entry Steel, Wood & Glass Doors

Innovative Service Solutions for Property Managers Since 1994

Doors Valley All–Door Distributing Ltd. • Serving the property management community for 40 years • 24 hour emergency service security gates • Installation of radio control systems • Service and inspection contracts Phone: 604.533.4121 Fax: 604-533-4632 Email: valleyalldoor@telus.net

Doors - Repair

Sales, Parts & Repairs For All Types Of Door Closers, Panic Hardware, Fire Doors, Commercial Doors, Revolving Doors & All Types Of Automatic Doors AUTHORIZED DISTRIBUTOR

besam

113 – 11121 Horseshoe Way TEL: 604-272-5611 Richmond FAX: 604-272-5822 www.pacificdoor.com PROPERTY MANAGERS’ SOURCE BOOK 2017 | 33

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Doors - Repair

Drainage (604.663.2255) www.NiklsOneCall.com

Pump Truck Service Catch Basin & Storm Cleaning Parkade Accessible Truck Water Main, Drain Repair & Hydro-Flushing ushhing Innovative Service Solutions for Property Managers Since 1994

700 600 500

There are certain things that just make Vancouver, Vancouver. Landmarks, nature,

400

traditions. And of course, Business in Vancouver.

300

In fact, from our perspective, so intertwined are

200

we within the city dynamic, the two are essen-

100 0

tially equal parts of the whole.

It’s easy, really: Business + Vancouver = Business in Vancouver.

We are business in Vancouver.

biv.com

34 | PROPERTY MANAGERS’ SOURCE BOOK 2017

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Duct Cleaning

SERVICES CANADA LTD. UPFRONT SELLING. You pay the same price you have been quoted.

ASK AROUND. Air-Vac Services is very well known and respected in the industry.

Over 45 years in the business of air duct cleaning.

Services provided: Dryer Vent Cleaning Q Outside only cleaning r )JHI SJTF SBQQFMMJOH r -PX SJTF -BEEFS XPSL Q In & Out complete cleaning Q In-suite C.O.D. cleaning Q Common laundry exhaust cleaning Q Video inspections Q Booster fan supply & install

Ventilation Cleaning Q )7"$ TZTUFN DMFBOJOH Q )BMM QSFTTVSF TZTUFN DMFBOJOH Garbage Chute Cleaning Air Filter Sales & Service Furnace & Air Duct Cleaning

Ph 604 882 9290 Fax 604 882 9295 contact@airvacservices.com

www.airvacservices.com Air-Vac Services has been locally owned and operated since 1966.

PROPERTY MANAGERS’ SOURCE BOOK 2017 | 35

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Electrical

No JOB TO BIG, No JOB TO SMALL !

Fast Friendly and Clean Service Call us for all your electrical needs. Anything from fixture installations to a full renovation. We do it all!

CALL US we can help you!

ZZZ DMVHOHFWULFDO FD CALL : 604 946-8946

Electrical Residential / Commercial ˆViÂ˜Ăƒi`ĂŠĂŠUĂŠ œ˜`i`ĂŠĂŠ UĂŠ Â˜ĂƒĂ•Ă€i` SERVICES: - Trouble Shooting - Panel Upgrades - Service Upgrades - Potlights/Fixtures/ Bath Fans/Ballasts

- Renovations - Hot Tubs - Aluminum/Knob & Tube Repairs & Replacement

- New Circuits, Plugs, Switches etc.

- Electric Heat - Security Lights Etc. - Smoke Detectors

*Ă€ÂœviĂƒĂƒÂˆÂœÂ˜>Â?ĂŠ Ă€Âˆi˜`Â?ÞÊ/iV…˜ˆVˆ>Â˜ĂŠĂŠUĂŠĂŠ7ÂœĂ€ÂŽÂ“>Â˜ĂƒÂ…ÂˆÂŤĂŠ Ă•>Ă€>Â˜ĂŒiiĂŠ "vĂŒiÂ˜ĂŠ->“iĂŠ >ÞÊ-iĂ€Ă›ÂˆViĂŠUĂŠ Â?Â?ĂŠ ÂœLĂƒĂŠ ˆ}ĂŠÂœĂ€ĂŠ-“>Â?Â?ĂŠUĂŠ ˆ˜>˜Vˆ˜}ĂŠ Ă›>ˆÂ?>LÂ?i

604 539-0708 email: info@bpmelectric.com www.bpmelectric.com 36 | PROPERTY MANAGERS’ SOURCE BOOK 2017

PMS 2017.indd 36

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Electrical

Electrical

Bonded, Insured, & Licensed Electricians to Serve your Business, 24/7

houle.ca | 1-844-GO-HOULE Installation, Moves and Upgrades Lighting & Light Fixtures Electrical Panel Service & Upgrade Fire Alarm Installation & Upgrades +More

EARTHQUAKE TIP Develop an action plan for your building, identifying areas that provide the most protection, escape routes and even an off-premises meeting place.

4

PROPERTY MANAGERS’ SOURCE BOOK 2017 | 37

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Electrical 48 feet

(604.663.2255) www.NiklsOneCall.com

Electrical Repairs & Lighting Servicee Call us to service your pylon signs, parking lot & building lights, neon and electrical issues.

Innovative Service Solutions for Property Managers Since 1994 944

Entrance Mats

Entrance Systems | Logo Mats | Custom Matting | Commercial Flooring Resilients & Carpet | Rubber Flooring | Industrial Floors

Fire Protection

)UDVHU 9DOOH\

+\GUDQW 6HUYLFHV

‡ )LUH +\GUDQW 6HUYLFH 0DLQWHQDQFH 3URJUDPV ‡ (PHUJHQF\ 5HSDLUV ‡ %DFNà RZ 3UHYHQWRUV 7HVWLQJ ,QVWDOODWLRQV

7HO )D[ ( PDLO IYK\GUDQWVHUYLFH#WHOXV QHW

#2135 – 13560 Maycrest Way, Richmond, BC V6V 2W9 38 | PROPERTY MANAGERS’ SOURCE BOOK 2017

PMS 2017.indd 38

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Fuel Management

PROPERTY MANAGERS’ SOURCE BOOK 2017 | 39

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Generators

GENERATOR SALES, SERVICE & RENTAL

r 1MBOOFE 1SFWFOUBUJWF .BJOUFOBODF 1BDLBHFT UP $4" $ BOE ; TUBOEBSET XJUI SFQPSUT r &NFSHFODZ 4FSWJDF r $FSUJñFE CZ "455#$ $03 4BGFUZ &NFSHFODZ 1SFQBSFE r (FOFSBUPS -PBE 5FTUJOH 5SPVCMFTIPPUJOH BOE 3FQBJST r 4FSWJDF XJUIJO #$ PO BMM NBLF BOE NPEFMT r /FX BOE VTFE HFOFSBUPS TFU TBMFT r .FOUJPO PG UIJT "E BOE 3FDFJWF B $PNQMFNFOUBSZ 4JUF 7JTJU Call or email for Details Generator Service 604-888-1211 genservice@cullendiesel.com cullendiesel.com

LTD. 40 | PROPERTY MANAGERS’ SOURCE BOOK 2017

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Heating

KPH

KEITH P-6.#*/( & H&"5*/( CO L5% Over 100 Years in Business Since 1911

604-988-5241

Commercial - Industrial - Residential

Fax: 604-988-5399

24 Hour Emergency Service Calls

For all your plumbing, heating, refrigeration & A/C needs 1SFWFOUBUJWF .BJOUFOBODF 4FSWJDF r 1MVNCJOH r %SBJO $MFBOJOH )FBUJOH r #PJMFST r (BT r " $ r $POUSPMT r 3FGSJHFSBUJPO #1 - 40 Gostick Place, North Vancouver, V7M 3G3

Heating HVAC Services

Spears

“The Pump Service Centre�

Quality Service Since 1960

SALES & SERVICES LTD. *644,9*0(3 ŕ Ž 05+<:;90(3 ŕ Ž 9,:0+,5;0(3 )603,9: ŕ Ž 46;69: ŕ Ž *65;963: 7<47: Âś :<)4,9:0)3, /=(* -09, >,33 )66:;,9 s 3!,%3 s ).34!,,!4)/. s 3%26)#% s #/.35,4!4)/. s -!).4%.!.#% s 4%#(.)#!, $%3)'.

3Q &T 0ARTS 2EPAIR AND 7ARRANTY 3ERVICE &ACILITY (OUR &ULLY %QUIPPED -OBILE 3ERVICE &LEET

(604) 872-7104 ,OCAL 4OLL &REE s &AX #OMMERCIAL 3T 6ANCOUVER "# 6 . % 0HONE s &AX 5NIT 4ELEGRAPH 4RAIL 0ORT +ELLS ,ANGLEY "# %MAIL MERLIN SPEARSSALES COM 4VUKH` -YPKH` ! ! ^^^ ZWLHYZZHSLZ JVT

EARTHQUAKE TIP Ensure evacuation routes and emergency exits are clearly marked and well lit throughout your building.

5

PROPERTY MANAGERSâ&#x20AC;&#x2122; SOURCE BOOK 2017 | 41

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HVAC

For all your building automation, flame safeguard, hydronics, HVAC and environmental control needs, give us a call!

2055 Columbia Street, Vancouver, BC 1-800-661-0173 440 Garbally Road, Victoria, BC 1-888-277-6208 #101 – 6448 148th Street, Surrey, BC 1-800-661-0173 www.pacificcontrols.bc.ca 42 | PROPERTY MANAGERS’ SOURCE BOOK 2017

PMS 2017.indd 42

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HVAC

HVAC SERVICES • Plumbing • Class A gas • Hydronic heating • Steam heating • HVAC • Building maintenance

604-441-2108 info@megahydronics.com

PROPERTY MANAGERS’ SOURCE BOOK 2017 | 43

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HVAC Serving British Columbia & Alberta Since 1957 broadwayrefrigeration.com ͙ ʴˇˈ˔ˋˉˇ˔˃˖ˋˑː ͙ ʤˑˋˎˇ˔˕ ˃ːˆ ʲ˗ˏ˒˕ ͙ ʲ˔ˇ˘ˇː˖˃˖ˋ˘ˇ ʯ˃ˋː˖ˇː˃ː˅ˇ ͙ ʩ˃˕ ͙ ʣˋ˔ ʥˑːˆˋ˖ˋˑːˋːˉ ͙ ʪˇ˃˖ˋːˉ ͙ ʤ˃˅ˍˈˎˑ˙ ʶˇ˕˖ˋːˉ ͙ ʸˇː˖ˋˎ˃˖ˋˑː ʲˊˑːˇʜ ʘʒʖʎʔʗʗʎʔʖʘʓ ˞ ʶˑˎˎ ʨ˔ˇˇʜ ʓʎʚʒʒʎʙʙʖʎʗʖʓʓ ʓʖʛʒ ʸˇː˃˄ˎˇ˕ ʵ˖˔ˇˇ˖ʏ ʸ˃ː˅ˑ˗˘ˇ˔ ʤʥʏ ʥ˃ː˃ˆ˃ʏ ʸʗʮ ʖʺʘ

HVAC

,PSURYH %XLOGLQJ (I½FLHQF\ ZLWK 3URSHU &RQWUROV $VN 7UDQH +RZ TRANE: Keeping You Cool for 100 Years.

Call 604-473-5600

Janitorial

44 | PROPERTY MANAGERS’ SOURCE BOOK 2017

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Janitorial

A clean healthy workplace is our mission We specialize in carpet cleaning, window cleaning, janitorial services, floor stripping and finishing since 1982.

Contact: Cell: 604-220-6657 r 0GGJDF 604-507-5535 'BY r &NBJM info@ienvirosafe.com 4 â&#x20AC;&#x201C; 8456 â&#x20AC;&#x201C; 129A Street, Surrey, BC V3W 1A2

www.ienvirosafe.com

Janitorial

604-327-1123 www.prioritybuildingservices.com

Over 30 years commercial cleaning experience

Janitorial Services

biv.com PROPERTY MANAGERSâ&#x20AC;&#x2122; SOURCE BOOK 2017 | 45

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xxx

Janitorial Services CERTIFIED GREEN CLEANING

CLEANING FOR HEALTH Advanced Innovative Cleaning

Carpet Cleaning Power Sweeping

www.utcs.com Making BOMA

Contract Janitorial 604 - 253 - 4698 YOU

Window Cleaning Pressure Washing

info@utcs.com

Look Good to YOUR Customers

BCCCA

BCSCA

CMI

PAMA

CCCA

SuStainable buSineSS SolutionS Don’t miss BIV’s Green Space magazine

For further information, contact Marie Pearsall

604-608-5158 mpearsall@biv.com

46 | Property Managers’ Source Book 2017

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Landscaping The Maintenance and Installation Experts E

r -"/%4$"1& */45"--"5*0/ "/% ."*/5&/"/$& r r '3&& &45*."5&4 r 4&37*/( 5)& -08&3 ."*/-"/% r

453"5" r $0..&3$*"- r 3&4*%&/5*"r 1SVOJOH 4IBQJOH r 5SFF 5SJNJOH r 4FBTPOBM $MFBO 6QT r $PODSFUF %SJWFXBZT 1BUJPT r 3FUBJOJOH 8BMMT 1BWJOH 4UPOFT r 'VMM 1SPQFSUZ .BJOUFOBODF r /FX -BXOT r -BOETDBQF %FTJHOT *OTUBMMBUJPO r 4OPX 3FNPWBM 4BMUJOH %F *DJOH -*$&/4&% */463&% r '6-- 8$# $07&3"(& r :&"34 */ #64*/&44

phone:

(778) 895-7710

www. getgrowinglandscaping.ca 0'' 8)&/ :06 .&/5*0/ 5)*4 "% * 40.& $0/%*5*0/4 .": "11-: 1-&"4& $0/5"$5 '03 %&5"*-4

PROPERTY MANAGERSâ&#x20AC;&#x2122; SOURCE BOOK 2017 | 47

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Landscaping

OVERTIME COMMERCIAL LANDSCAPING

LTD.

Servicing Greater Vancouver and the Fraser Valley

778-772-0407 info@overtimelandscaping.com www.overtimelandscaping.com We take pride in working with Property Managers and Building Owners to create a customized plan to meet their landscaping needs.

Ask about our portfolio pricing.

Commercial Landscaping Customized Maintenance Contracts Installations Renovations Soft and Hard Landscaping Specialized Pruning Weed Control Organic Options Seasonal Colour Programs Mulch and Soil Installations Turf Maintenance Irrigation Repairs and Maintenance ȾŅŦŦűĮœŰŰŵŦťġőųŪťŦġħġőųŰŧŦŴŴŪŰůŢŭŪŴŮȿ

Professional and Uniformed Staff fully insured and covered by WCB. 48 | PROPERTY MANAGERS’ SOURCE BOOK 2017

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Landscaping

20

Landscaping

Lighting BL

BRITE-LITE

SUPPLYING QUALITY PRODUCTS FOR OVER 36 YEARS UÊ iÀV > Ê*À «iÀÌ iÃÊUÊ `ÕÃÌÀ > ÊEÊ > Õv>VÌÕÀ }ÊUÊ > V > Ê ÃÌ ÌÕÌ ÃÊÊ UÊ,iÌ> Ê-Ì ÀiÃÊEÊ > ÃÊUÊ i> Ì Ê >ÀiÊEÊ i` V> ÊUÊ-V ÃÊEÊ i}iÃÊUÊ ÛiÀ i ÌÊ }i V iÃÊUÊ,iÃÌ>ÕÀ> ÌÃÊEÊ `Ê-iÀÛ ViÃÊUÊ Ìi ÃÊEÊ Ìi ÃÊUÊ-« ÀÌ }Ê >V Ì iÃ

Call for free energy saving lighting quote CANADIAN OWNED & OPERATED

* °ÊÈä{ xÓx xx{ ÊÊUÊÊ >ÝÊÈä{ xÓx {{ ÈÊÊUÊÊ/ Ê ÀiiÊnää xÈ£ £ÎÎ{ ÜÜÜ°LÀ Ìi Ìi°V PROPERTY MANAGERS’ SOURCE BOOK 2017 | 49

PMS 2017.indd 49

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Lighting

Lighting

Lighting Lamps Smarter Light in Every Space A division of E.B. Horsman & Son

albritelighting.com

Ballasts

Fixtures

General Electrical Supplies

1-888-467-7626

Lighting/Recycling

Lots of Burnt Out Lightbulbs?

Are you a large volume generator? Contractors, businesses, re-lampers, schools and building managers may qualify for our FREE pick-up service. Contact pickup@LightRecycle.ca or call 1-888-811-6234 for more information.

50 | PROPERTY MANAGERSâ&#x20AC;&#x2122; SOURCE BOOK 2017

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Locksmithing (604.663.2255) www.FortressOneSecurity.com

Mobile Locksmith Service • 24 Hr. Emergency Repairs Repairs after Break & Entry Re-Keying and Master Keying Lock Guards

Security Surveying & Upgrading Door & Frame Replacement High Security Locks

Innovative Security Solutions for Property Managers Since 1994

Mechanical Contractors

WE ARE BUSINESS IN VANCOUVER

biv.com PROPERTY MANAGERS’ SOURCE BOOK 2017 | 51

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Overhead Doors

52 | PROPERTY MANAGERSâ&#x20AC;&#x2122; SOURCE BOOK 2017

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Painters

With nearly 20 years of industry experience we have worked on a large variety of projects. Whether we are painting the entire exterior of Rogers Arena or a two-hundred unit multi-residential complex we can guarantee you a top quality paint job!

licensed applicators.

Specializing in Stratas, Multi-Residential, Hi-Rise, & Commercial Projects

Serving the entire Lower Mainland of British Columbia

120 - 1924 Triumph Street V5L 1K5 Vancouver, British Columbia, Canada t: 604-732-4223 f: 604-444-5115 PROPERTY MANAGERSâ&#x20AC;&#x2122; SOURCE BOOK 2017 | 53

PMS 2017.indd 53

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Painting

0&)6 Ɯ+! .2 )&Ɯ"! ), ) - &+1"/0 1, &! 6,2/ -/,'" 10

Fresh Paint specifies strata projects and provides multiple quotes from screened local painters Take your time back No more wasted time trying to find reliable painters and prompt quotes.

Serve your clients better Focus on serving your clients’ needs instead of coordinating projects.

Quality guaranteed No matter which painter you choose Fresh Paint guarantees the work.

CALL US NOW:

VISIT US ONLINE:

1-844-77-FRESH

FRESHPAINT.CA

SEND AN EMAIL:

ACES@FRESHPAINT.CA

A+

54 | PROPERTY MANAGERS’ SOURCE BOOK 2017

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Painting

C W

C W PAINTING 2000 LTD.

UÊ Õ Ì ,ià `i Ì > ÊEÊ-ÌÀ>Ì>Ê*À «iÀÌÞÊ > >}i i Ì UÊ*> Ì }Ê ÌiÀ ÀÊEÊ ÝÌiÀ À UÊ VÀiÌiÊ,iÃÌ À>Ì ÊEÊ « ÝÞÊ >Ì }à UÊ7i>Ì iÀ«À w }Ê-ÞÃÌi à Ph: 604-671-0425 E-mail: cwpainting2000@shaw.ca

Painting

604-876-3305 >> >> >> >>

Interior & Exterior Painting Elastomeric Coating Lead & Asbestos Removal Wallpaper Hanging

>> >> >> >>

Strata Maintenance Commercial Residential Complexes Warehouses

Painting

PROPERTY MANAGERS’ SOURCE BOOK 2017 | 55

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Pest Control

Why pay more?

Environmentally safe ,ià `i Ì > ÊUÊ iÀV > ÊUÊ `ÕÃÌÀ > ÊUÊÇÊ >ÞÃÊ-iÀÛ ViÊUÊ7À ÌÌi Ê Õ>À> ÌiiÊ 1 ÛiÀà ÌÞÊ/À> i`Ê-«iV > ÃÌÃÊUÊ ÛiÀ i ÌÊ Vi Ãi`Ê> `Ê iÀÌ v i`Ê Õ ÞÊ `i`ÊUÊ1 >À i`Ê6i V iÃÊUÊ ÀiiÊ ÃÌ >ÌiÃÊUÊ i`Ê Õ}ÃÊ/Ài>Ì i ÌÃ

Guaranteed pest control at a fair price.

6> V ÕÛiÀÊ

>ÃÌÊ6> V ÕÛiÀÊEÊ ÕÀ >LÞÊ

604-730-9202

604-525-9484 IPM Services Inc. 23 Years of Pest Management Experience

> \Ê « °«iÃÌV ÌÀ JÃ >Ü°V>

PROMOTE to building managers Showcase your services in Office Space magazine

For further information, contact Marie Pearsall

604-608-5158 mpearsall@biv.com

56 | PROPERTY MANAGERS’ SOURCE BOOK 2017

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Plumbing Mention th

Best Rates In Town

is ad and get

10% off

Residential & Commercial Services

Ser ving the Entire Lower Mainland

(604)

(604)

Serving all areas of Vancouver BC, Richmond, Burnaby, Surrey, White Rock, Langley, Coquitlam, Port Moody, all areas from Hope to Horseshoe Bay!

591-2499 437-7272

www.papaplumbing.ca

REPAIRS AND/OR INSTALLATION (OT 7ATER 4ANKS s 4OILETS s 3INKS s 'ARBURATORS s ,EAKS s 0IPES s "URST 0IPES PAPA Plumbing & Heating is registered with the BC Gas Safety Authority and we ensure our furnace repair and furnace installation is done up to current standards

Emergency Service Available 24/7 PROPERTY MANAGERSâ&#x20AC;&#x2122; SOURCE BOOK 2017 | 57

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Plumbing

Repiping

is our business Since 1988 Brighter Mechanical has been providing answers to Metro Vancouver's plumbing problems.

With over 1,200 successfully completed projects, our goal is to give you the best repiping experience.

2140 â&#x20AC;&#x201C; 21000 Westminster Hwy, Richmond, BC 604.279.0901 $ info@brightermechanical.com www.brightermechanical.com

Plumbing

RE-PIPING SPECIALISTS Specialists in Re-Piping (WHY[TLU[ )\PSKPUNZ

TEAMWORK

6]LY I\PSKPUNZ HUK TVYL [OHU Z\P[LZ 9L 7PWLK 6MMLYPUN M\SS YLZ[VYH[PVU VM HSS Ã&#x201E;UPZOLZ! KY`^HSS WHPU[PUN L[J

PLUMBING

DRYWALL

PAINTING

TILES

6YNHUPaLK WYVMLZZPVUHS HUK WYV]PKPUN X\HSP[` ^VYRTHUZOPW VU ZJOLK\SL HUK VU I\KNL[ Since 1967 *HSS \Z MVY H JVTWSPTLU[HY` L]HS\H[PVU TEL: SINCE

1967

604.872.2561° °-(?!° °

PUMV'JHTIYPKNLWS\TIPUN JVT°°c°°www.cambridgeplumbing.com °-YHZLY°:[YLL[ °=HUJV\]LY °)*°°= =° . °

58 | PROPERTY MANAGERSâ&#x20AC;&#x2122; SOURCE BOOK 2017

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Plumbing

PLUMBING & MECHANICAL

w w w. b m s m e c h a n i c a l . c o m

Your RE-PIPE specialists For best results employ the services of a professional, experienced re-piping specialist that takes the project from the planning stages to the finished project, within the allotted time and budget.

604-253-9330 / Fax 604-253-9340 info@bmsgroup.ca and www.bmsmechanical.com

BMS is the best solution to your plumbing problems.

Plumbing NEED A NEW HOT WATER TANK CALL

HILLCREST PLUMBING U 10 year warranty U We install same day

U We remove your old tank at No Charge U We carry all parts & fixtures

UÊ "

ÊUÊ - ÊUÊ -1,

CALL 24 HOURS Visit our showroom Metro Vancouver 604-879-1415 212 E. 17th Ave, Vancouver Richmond 604-244-0220 for all your plumbing needs Surrey 604-596-1077 www.hillcrestplumbing.com

Plumbing

KPH

KEITH P-6.#*/( & H&"5*/( CO L5% Over 100 Years in Business Since 1911

604-988-5241

Commercial - Industrial - Residential

Fax: 604-988-5399

24 Hour Emergency Service Calls

For all your plumbing, heating, refrigeration & A/C needs 1SFWFOUBUJWF .BJOUFOBODF 4FSWJDF r 1MVNCJOH r %SBJO $MFBOJOH )FBUJOH r #PJMFST r (BT r " $ r $POUSPMT r 3FGSJHFSBUJPO #1 - 40 Gostick Place, North Vancouver, V7M 3G3 PROPERTY MANAGERS’ SOURCE BOOK 2017 | 59

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xxx

Plumbing

604-710-3908

repiping@mannaplumbing.com

Power Sweeping

• Street Cleaning • Parking Lot Sweeping/Cleaning • Underground Parking Scrubbing • Snow Plowing and Salting • Competitive Rates • Professional Bonded Drivers/Operators • New State of the Art Equipment

778-968-1158 | info@supersweep.ca

Pressure Washing CERTIFIED GREEN CLEANING

CLEANING FOR HEALTH Advanced Innovative Cleaning

Carpet Cleaning Power Sweeping

www.utcs.com Making BOMA

Contract Janitorial 604 - 253 - 4698 YOU

Window Cleaning Pressure Washing

info@utcs.com

Look Good to YOUR Customers

BCCCA

BCSCA

CMI

PAMA

CCCA

60 | Property Managers’ Source Book 2017

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Property Supplies

Think of us for anything you can not find in your hardware store

Deadbolt Lock Guards Anti-Skateboard Guards

Dome Mirrors

Garbage Receptacles

Line Painting Stencils

Steel bollards

Bulletin Boards

Garage Door Remotes

Sign Posts

Commercial Benches

Bird Spikes

...and hundreds more!

Shop Online Using Your Company Account The online store for Property Managers in the Vancouver Lower Mainland

www.BCSiteService.com Email: service@bcsiteservice.com

Phone: 604-598-8414

PROPERTY MANAGERSâ&#x20AC;&#x2122; SOURCE BOOK 2017 | 61

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Re-piping

Repiping

is our business Since 1988 Brighter Mechanical has been providing answers to Metro Vancouver's plumbing problems.

With over 1,200 successfully completed projects, our goal is to give you the best repiping experience.

2140 â&#x20AC;&#x201C; 21000 Westminster Hwy, Richmond, BC 604.279.0901 $ info@brightermechanical.com www.brightermechanical.com

Re-piping

RE-PIPING SPECIALISTS Specialists in Re-Piping (WHY[TLU[ )\PSKPUNZ

TEAMWORK

6]LY I\PSKPUNZ HUK TVYL [OHU Z\P[LZ 9L 7PWLK 6MMLYPUN M\SS YLZ[VYH[PVU VM HSS Ã&#x201E;UPZOLZ! KY`^HSS WHPU[PUN L[J

PLUMBING

DRYWALL

PAINTING

TILES

6YNHUPaLK WYVMLZZPVUHS HUK WYV]PKPUN X\HSP[` ^VYRTHUZOPW VU ZJOLK\SL HUK VU I\KNL[ Since 1967 *HSS \Z MVY H JVTWSPTLU[HY` L]HS\H[PVU TEL: SINCE

1967

604.872.2561° °-(?!° °

PUMV'JHTIYPKNLWS\TIPUN JVT°°c°°www.cambridgeplumbing.com °-YHZLY°:[YLL[ °=HUJV\]LY °)*°°= =° . °

62 | PROPERTY MANAGERSâ&#x20AC;&#x2122; SOURCE BOOK 2017

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Re-piping

PLUMBING & MECHANICAL

w w w. b m s m e c h a n i c a l . c o m

Your RE-PIPE specialists For best results employ the services of a professional, experienced re-piping specialist that takes the project from the planning stages to the finished project, within the allotted time and budget.

604-253-9330 / Fax 604-253-9340 info@bmsgroup.ca and www.bmsmechanical.com

BMS is the best solution to your plumbing problems.

Re-piping

Considering a repipe?

Call the experts at CuraFlo for: t The best managed plumbing project in the city. t The highest quality workmanship. t The largest choice of restoration options. t Longest warranty in the industry

ated Nomin tractor of on MA C rd for BO year Awa the by irview a F c la Cadil

CuraFlo of British Columbia Ltd. 7436 Fraser Park Drive, Burnaby, BC V5J 5B9 604.298.7278 www.curaflobc.com

Re-piping

604-710-3908 repiping@mannaplumbing.com PROPERTY MANAGERS’ SOURCE BOOK 2017 | 63

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Restoration

Setting the Standards in the Restoration Industry FirstOnSite has been providing disaster restoration services to property managers across British Columbia for more than 30 years.

Abbotsford | Chilliwack | Surrey | Vancouver | Victoria 24-HOUR EMERGENCY LINE

Restoration

Epoxy injection of leaking cracks Parking Deck Membranes Q Watertight Expansion Joints Q Foundation Walls Q Corrosion Repairs

Complete Concrete Restoration Services Shotcrete Q Shotblasting/Blastrac (Surface Preparation) Q Composite Strengthening Systems

Q

Q

Q

Q

604 521-4300

XXX QPMZDSFUFSFTUPSBUJPOT DPN r $BZFS $PRVJUMBN

BC.'s Recognized Experts in Concrete Repair Since 1978

EARTHQUAKE TIP Bolt file cabinets, bookshelves and heavy equipment to structural walls to help prevent shifting or tipping during an earthquake.

6

64 | PROPERTY MANAGERSâ&#x20AC;&#x2122; SOURCE BOOK 2017

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Restoration

604-876-3305 >> Concrete Restorations >> Cement & Stucco Repairs >> Lead & Asbestos Removal

>> Waterproofing & Caulking >> Finishing Carpentry >> Parkade Restoration

Restoration

TO BOOK YOUR 2018 PROPERTY MANAGERS' SOURCE BOOK AD Call Marie at 604-608-5158 or email: mpearsall@biv.com

Space Close: October 18, 2017

PROPERTY MANAGERSâ&#x20AC;&#x2122; SOURCE BOOK 2017 | 65

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Roofing

WESTCOAST ROOFING SYSTEMS LTD.

COMPLETE BUILDING ENVELOPE SERVICES SLOPED ROOF SYSTEMS FLAT ROOF SYSTEMS Cedar Shakes and Shingles

SBS Membranes (Torch On)

Fiberglass Laminate Shingles

Single Ply - EPDM, TPO

Metal Panel Systems

Built Up Roof Systems

Slate Tiles

Liquid Applied PMMA

66 | PROPERTY MANAGERSâ&#x20AC;&#x2122; SOURCE BOOK 2017

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Roofing

35 years of professional design & installations

604.926.7325 commercial@wrs.biz westcoastroofingsystems.ca S n)

BUILDING ENVELOPE

LEAK INVESTIGATION

Rain Screen Wall Assemblies

Masonry and Chimneys

Deck Waterproofing

Skylights and Installations

Windows and Cladding

Condensation | Ventilation

Sheet Metal Fabrication

Roof Management

PROPERTY MANAGERSâ&#x20AC;&#x2122; SOURCE BOOK 2017 | 67

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Roofing

BQR Systems Ltd.

Best Quality Roofing Proudly servicing the Lower Mainland, Fraser Valley & Sea-to-Sky Corridor since 1999

24 hour emergency Service Roof Inspections All types of roofing, Repairs & Maintenance

604-716-5325 Free Estimates

WWW.BCROOFING.CA 68 | PROPERTY MANAGERSâ&#x20AC;&#x2122; SOURCE BOOK 2017

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Roofing

604-576-5740 www.specifex.com

PROPERTY MANAGERSâ&#x20AC;&#x2122; SOURCE BOOK 2017 | 69

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Roofing NO TIME OR MANPOWER TO DO ROOFING MAINTENANCE?

www.tremcoroofing.com

70 | PROPERTY MANAGERS’ SOURCE BOOK 2017

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Roofing

Roofing

23 604-593-1044

Roofing

OLYMPIC ROOFING LTD. , - / ÊUÊ " , ÊUÊ 1-/, Roofing / Flashing / Repairs , vÊ > Ìi > ViÊ*À }À> ÃÊEÊ,i« ÀÌÃ i LiÀÃÊ vÊ,

]Ê , ]Ê- ]Ê/À Ì iÃÊ > LiÀÊ vÊ

iÀVi]Ê Ê > > `Ê ]Ê->viÌÞÊ ",ÊViÀÌ wi`° * i\Ê604-552-4743Ê >Ý\ÊÈä{ xxÓ {ÇnÎ > \Êinfo@olympicroofing.caÊ7iLÃ Ìi\Êhttp://www.olympicroofing.ca PROPERTY MANAGERS’ SOURCE BOOK 2017 | 71

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Roofing COMMERCIAL, INDUSTRIAL AND MULTI-FAMILY RESIDENTIAL ROOFING

(604) 433-4322 Service@marineroofing.com 24 HR EMERGENCY SERVICE

Roofing Contractors The cost to replace or install a roof is one of the most expensive factors in facility management. With proper direction, the roof system of a building can exceed its designed life cycle and ultimately reduce costs. While input of roofing contractors and manufacturers is helpful, it may leave one with an ‘apples or oranges’ comparison of costs versus advantages. Consulting with an impartial industry professional enables clients to make the best, most cost effective decisions.

Roof Tech has consulted on millions of square footage, on all types of existing and planned properties – commercial, institutional, industrial, educational and residential.

www.rooftechconsultants.ca Email: info@rooftechconsultants.ca

WESTERN CANADA CHAPTER

ROOFING INSPECTORS & CONSULTANTS ASSOCIATION OF B.C.

Security Today’s G4S. More ways than ever to protect you

Corporate Risk Services

Secure Integration

AMAG Technology

Securing Your World

Security Personnel

1-888-717-4447 solutions@ca.g4s.com www.g4s.ca

biv.com 72 | PROPERTY MANAGERS’ SOURCE BOOK 2017

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Signs

604.598.8414 www.signsbcilluminated.com Parking Passes & Signs

Braille Signs

Directories

Address Signs & Pylons

3D Building Signs

Line Painting

Large Format Printing

Repair and Services

Traffic Signs

We are equipped and set up to cater to the property management industry.

Your signs will be delivered to your office or installed by our installers.

Surveyors

Proud Member of BOMA BC

Measuring for your success.

For leasing surveys contact Yvon Gosselin ygosselin@mcelhanney.com | 604-424-4833.

Point cloud and scanning surveys now available Certified

Engineering | Surveying | Mapping Planning | Environmental

www.mcelhanney.com

EARTHQUAKE TIP Secure top-heavy furniture, appliances and computers against movement.

7

PROPERTY MANAGERSâ&#x20AC;&#x2122; SOURCE BOOK 2017 | 73

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Tree Services

FOR THE LIFE OF YOUR TREES.

Call 877.BARTLETT (877.227.8538) or visit BARTLETT.COM

Welding (604.663.2255) www.NiklsOneCall.com

Mobile Welding Repairs and Shop Fabrication Aluminum, Steel, Stainless Steel

Heavy Duty Railings & Fences

Custom Built Gates & Enclosures

Repairs after Break & Entry

Innovative Service Solutions for Property Managers Since 1994

EARTHQUAKE TIP Duplicate and store vital records off-site.

8

74 | PROPERTY MANAGERSâ&#x20AC;&#x2122; SOURCE BOOK 2017

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Window Repairs/Replacement

SUSTAINABLE BUSINESS SOLUTIONS Don’t miss BIV’s Green Space magazine

For further information, contact Marie Pearsall

604-608-5158 mpearsall@biv.com

EARTHQUAKE TIP Clearly label the on-off positions for the water, electricity and gas throughout your building.

9

PROPERTY MANAGERS’ SOURCE BOOK 2017 | 75

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Technology

RENTAL REVOLUTION New app billed as Tinder for roommates

BY ALBERT VAN SANTVOORT

W

ith rising home prices and a low vacancy rate, Vancouver is an optimal place for tech startups to benefit from the city’s housing crunch.

Enter Roomi, an NYC-based app company with an online platform aimed at simplifying the search for roommates, apartments and sublets in big cities where it’s often too expensive to live alone.

“Something like Roomi I think is a fair app that lets people who have a good deal on a month-to-month rental move out and not let go of that property,” said James Walker, manager of Vancouver Rent It, a rental property management firm.

The Vancouver rental market and tech industry haven’t always had the best relationship. Walker said Airbnb has created an issue with illegal subletting in the city, and Craigslist, widely used for rentals, has faced complaints over lack of verification, false advertising and spam – problems that Roomi founder and CEO Ajay Yadav has experienced first-hand.

“I started Roomi because of my own problem,” said Yadav, who calls his product a sort-of Tinder for roommates. “Since college I’d do the same thing over and over again. I’d go on Craigslist or other platforms trying to find safe and affordable housing and the right people to live with.

After so many years of doing the same thing, the process never got better. No one was really solving the problem the way it should have been, so I had to do it myself.”

The app, for Android and iOS, lets users post and respond to listings and contact renters directly. It came out of beta testing in June 2015 and, after a year, had 400,000 users in 15 markets in the U.S. In late 2016

the company had plans to expand to Toronto and Vancouver.

Walker said technology could help solve problems within the Vancouver rental market, specifically with transparency, by giving users access to a database to see and compare properties’ prices as well as sales and damage history. Roomi has partially achieved this by creating an online marketplace for subletting apartments where listings can be compared.

Yadav said a main difference between Roomi and competitors like Airbnb is length of stay. While the latter rents out room for nights or weeks, Roomi is intended for people seeking more permanent residences. And, unlike Craigslist, the app includes a screening process: security specialists use tools like location verification and reverse image search to ensure listings are real and pictures are not from Google.

“We had an interview with a writer … who tried to post an apartment, like a fake listing on our platform and two other competitors,” Yadav said. “And we didn’t approve it and the listing got approved on other platforms.”É Originally published in Business in Vancouver, August 2016.

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Associations

American Society of Heating, Refrigerating and Air-Conditioning Engineers (ASHRAE), B.C. chapter 800-527-4723; www.ashraebc.co Mandate: To advance the arts and sciences of heating, refrigerating, air conditioning and ventilation.

What members get: Handbook series, bookstore discounts, networking, knowledge, members-only website.

Who may join: Anyone involved in the heating, refrigerating and air-conditioning industry, as well as interested students.

Building Officialsâ&#x20AC;&#x2122; Association of BC (BOABC) 10451 Shellbridge Way Suite 145, Richmond, B.C. V6X 2W8 604-270-9516; info@boabc.org; www. boabc.org

Mandate: To move forward with the highest standards in professionalism, competency and consistent practice in the building community.

What members get: Networking, educationa l prog ra ms, certi fication examinations.

Who may join: Local government building officials and those involved in building design, construction, testing and research.

Building Owners and Managers Association of BC (BOMA BC) 409 Granville Street Suite 556, Vancouver, B.C. V6C 1T2 604-684-3916; bomabc@boma.bc.ca; www.boma.bc.ca Mandate: To help foster a favourable business environment for the commercial real estate industry and facilitate the delivery PROPERTY MANAGERSâ&#x20AC;&#x2122; SOURCE BOOK 2017 | 77

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Associations of valued services for our members.

What members get: Monthly luncheons with keynote speakers and other special events; seminars, workshops and professional certification programs; reports, industry surveys and leasing guides; news and notices; networking opportunities and membership directory inclusion; environmental and other programs.

Who may join: Firms and individuals that own, manage, plan, develop, market or lease office buildings, institutions, government agencies, facilities, retail centres and industrial parks, as well as suppliers and professional service companies that cater to the building industry.

Condominium Home Ownersâ&#x20AC;&#x2122; Association of BC (CHOA) 65 Richmond Street Suite 200, New Westminster, B.C. V3L 5P5 604-584-2462; info@choa.bc.ca; www. choa.bc.ca Mandate: To promote the understanding of strata-property living and the interests of strata-property owners.

What members get: Advisory services, bulletins, education, CHOA Journal and other publications, resources, seminars and workshops at reduced member costs.

Who may join: Strata corporations, individual owners and businesses that serve the strata industry, strata-related associations, and governmental agencies across B.C. National Association of Industrial and Office Properties (NAIOP), Vancouver chapter 211 Columbia Street Suite 102, Vancouver, B.C. V6A 2R5 604-601-5106; office@naiopvcr.com; www. naiopvcr.com Mandate: To provide strong advocacy, education and business opportunities for members and connect members through a powerful North American network.

What members get: Professional development through educational programs,

networking opportunities, library resources, access to member-only resources such as job postings, government relations letters and event presentations.

Who may join: Commercial real estate developers, owners and investors of office, industrial, retail and mixed-use properties.

Professional Association of Managing Agents (PAMA) 2025 West 42nd Avenue Suite 340, Vancouver, B.C. V6M 2B5 Phone 604-267-0476; admin@pama.ca; www.pama.ca Mandate: To uphold and maintain high professional, ethical and educational standards within residential property management and promote the advancement of and give an authoritative voice to the industry in its dealings with legislative and governmental bodies.

What members get: Lunches, special events and seminars with industry speakers, continuing professional education opportunities, news on topical issues.

Who may join: Licensed property management companies, individual licensed property managers and a limited number of support-service companies.

LandlordBC 1847 West Broadway Suite 203, Vancouver, B.C. V6J 1Y6 Phone 604-733-9440; info@landlordbc. ca; www.landlordbc.ca Mandate: To provide support and resources for owners and managers of rental housing.

What members get: Access to education, advocacy, group programs, proprietary tenancy forms, online tools to manage and market properties, networking opportunities and operational advice.

Who may join: Owners of all forms of rental housing, from highrise buildings to investment condos to secondary suites. Ă&#x2030; All details accurate at press time.

78 | PROPERTY MANAGERSâ&#x20AC;&#x2122; SOURCE BOOK 2017

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Biggest commercial property managers in B.C. Ranked by total commercial square footage managed in B.C.

Source: Business in Vancouver

Company

Partial list of properties managed

Head office

Year founded

Total sq. ft. managed in 2016

1

Bentall Kennedy (Canada) LP

Bentall 5, 1075 West Georgia, 1070/1090 West Pender, Broadway Tech Centre, Airport Executive Park, Willowbrook Shopping Centre, Park & Tilford

Vancouver

1911

15.4 MLN

2

IvanhoĂŠ Cambridge Inc

Metropolis at Metrotown, Oakridge Centre, Tsawwassen Mills

Montreal

1960

9.3 MLN

3

Beedie Development Group

Gloucester Industrial Estates, Campbell Heights, Annacis West Business Centre, Glenlyon Business Park, 401 Industrial Park

Burnaby

1954

8.2 MLN

4

Colliers International

NP

Toronto

1898

8.2 MLN

5

GWL Realty Advisors Inc

Park Place, Commerce Place, Vancouver Centre, Crestwood Corporate Centre, Northwoods Business Park, Millstream Village, Kelowna Central Park

Winnipeg

1891

7.3 MLN

6

Morguard Investments

111 Dunsmuir St, 333 Seymour St, Cliveden West Business Centre, Viking Way Business Centre, Marine Way Industrial

Toronto

1973

6.1 MLN

7

Onni Group

Golden Ears Business Centre, Suter Brook Village, Oasis

Vancouver

1965

6.1 MLN

8

SDM Realty Advisors Ltd

1040 West Georgia, 1500 West Georgia, 1090 West Georgia, Tsawwassen Common, The Rise, Southpoint Exchange, Annacis Business Park, Knightsbridge Business Park, Greypointe Business Park

Vancouver

1994

5.7 MLN

9

Cadillac Fairview Corp Ltd

Pacific Centre, Richmond Centre

Toronto

1968

5.2 MLN

10

Triovest Realty Advisors (BC) Inc

Willingdon Park, Cross Roads, 1333 West Broadway, Marine Gateway, King George Station, Glenwood Industrial Park, South Fraser Industrial,789 West Pender

Richmond

1975

5.1 MLN

Sources: Interviews with above firms and BIV research.

NP - Not provided

Business in Vancouver makes every attempt to publish accurate information in its lists, but accuracy cannot be guaranteed.

Researched by Anna Liczmanska: lists@biv.com.

PROPERTY MANAGERSâ&#x20AC;&#x2122; SOURCE BOOK 2017 | 79

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0&)6 Ɯ+! .2 )&Ɯ"! ), ) - &+1"/0 1, &! 6,2/ -/,'" 10

Fresh Paint specifies strata projects and provides multiple quotes from screened local painters Take your time back No more wasted time trying to find reliable painters and prompt quotes.

Serve your clients better Focus on serving your clients’ needs instead of coordinating projects.

Quality guaranteed No matter which painter you choose Fresh Paint guarantees the work.

-* CALL US NOW:

VISIT US ONLINE:

1-844-77-FRESH

FRESHPAINT.CA

SEND AN EMAIL:

ACES@FRESHPAINT.CA

PMS 2017.indd 80

A+

2016-11-21 10:37 AM

The Maintenance and Installation EExperts

r -"/%4$"1& */45"--"5*0/ "/% ."*/5&/"/$& r r '3&& &45*."5&4 r 4&37*/( 5)& -08&3 ."*/-"/% r

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phone:

(778) 895-7710

www. getgrowinglandscaping.ca 0'' 8)&/ :06 .&/5*0/ 5)*4 "% * 40.& $0/%*5*0/4 .": "11-: 1-&"4& $0/5"$5 '03 %&5"*-4

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PLUMBING &

MECHANICAL w w w. b m s m e c h a n i c a l . c o m

Your RE-PIPE specialists RESIDENTIAL APPLICATIONS - APARTMENT COMPLEXES - CONDO DEVELOPMENTS - SENIORS’ ASSISTEDLIVING RESIDENCES

COMMERCIAL APPLICATIONS - SCHOOLS - INSTITUTIONS/HOSPITALS - HOTELS - COUNTRY CLUBS - HERITAGE BUILDINGS

Tel: 604.253.9330 PMS 2017.indd 82

You know you have to re-pipe.

You have two options; the first is to hire individual contractors for plumbing, drywall installation, painting, etc., then organize and oversee their work. The potential for problems is enormous. The second option is obviously your best solution. Employ the services of a professional, experienced re-piping specialist that takes the project from the planning stages to the finished project, within the allotted time and budget.

BMS is the best solution to your plumbing problems.

For questions or inquiries log on to bmsmechanical.com or email us at info@bmsgroup.ca

2016-11-21 10:37 AM

“These are people’s homes and tenant comfort is a top priority for our company.”

Bill Henderson, partner, Carlisle Management Inc.

Small changes can add up to big savings Rental property manager Bill Henderson knows the importance of maintenance. That’s why he signed up for the Rental Apartment Efficiency Program.

As Henderson says, “Why wouldn’t a landlord want to participate? With the free upgrades and support, it’s like having your own personal energy guru!”

That’s energy at work. fortisbc.com/rentalsavings FortisBC uses the FortisBC name and logo under license from Fortis Inc. (16-207.10 09/2016)

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Sometimes work is the best therapy.

Goodbye Graffiti™ provides training and employment to people in our community who are recovering from mental illness, and are graduates of Coast Mental Health’s Therapeutic Employment Program.

Working side by side with Goodbye Graffiti’s expert staff, people on the road back to mental health can now experience the pride and self-respect that comes along with a paycheque.

coastmentalhealth.com

WORLD LEADERS IN GRAFFITI REMOVAL AND ABATEMENT www.goodbyegraffiti.com

PMS 2017.indd 84

1-877-684-4747

2016-11-21 10:37 AM