Property Managers Source Book 2020

2020

Property Managers’ For Lower Mainland’s Property Management Industry

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Contents Reference Advocacy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .42 Associations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . .44 Biggest commercial property managers in B.C. list. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .46

Environment . . . . . . . . . . . . . . . . . . . . . . . . . . . . .16 Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . . .15 Management . . . . . . . . . . . . . . . . . . . . . . . . . . . .12 Security . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .10 Technology . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .41

Directory Building Maintenance . . . . . . . . . . . . . . . . 14, 18 Chimney Maintenance . . . . . . . . . . . . . . . . . . .19 Concrete Repairs . . . . . . . . . . . . . . . . . . . . . . . . .19 Doors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4, 19, 20 Drainage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20 Duct Cleaning. . . . . . . . . . . . . . . . . . . . . . . . . . . .21 Electrical . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .22 Energy Management . . . . . . . . . . . . . . . . . . . . . . 3 Fencing . . . . . . . . . . . . . . . . . . . . . . . . 2, 22, 23, 47 Fire Protection . . . . . . . . . . . . . . . . . . . . . . . . . . .23 Fuel Management. . . . . . . . . . . . . . . . . . . . . . . .24 HVAC . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .25 Janitorial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .26

Lighting. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .27 Locksmithing . . . . . . . . . . . . . . . . . . . . . . . . . . . .28 Overhead Doors . . . . . . . . . . . . . . . . . . . . . . . . .29 Painting . . . . . . . . . . . . . . . . . . . . . . . . 5, 30, 31, 48 Plumbing . . . . . . . . . . . . . . . . . . . . . . . . . . 9, 32, 33 Property Supplies . . . . . . . . . . . . . . . . . . . . . . . .34 Re-piping . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35, 36 Restoration. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .36 Roofing . . . . . . . . . . . . . . . . . . . . . . . . . .7, 8, 37, 38 Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .38 Surveyors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .39 Welding . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .39 Window Cleaning . . . . . . . . . . . . . . . . . . . . . . . .40

President: Alvin Brouwer Editor-in-chief, Business in Vancouver, and vicepresident, editorial, Glacier Media: Kirk LaPointe Editor: Meg Yamamoto Production: Rob Benac Sales manager: Laura Torrance Advertising sales: Corinne Tkachuk Administrator: Katherine Butler

Property Managers’ Source Book is published by Business in Vancouver Magazines, a division of BIV Media Group, 303 West 5th Avenue, Vancouver, B.C., V5Y 1J6, 604-6882398, fax 604-688-6058, biv.com. BIV Media Group also publishes Business in Vancouver.

Copyright 2019, 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.

SPONSORED BY Inter-Provincial Roof Consultants Ltd.

6 | PROPERTY MANAGERS’ SOURCE BOOK 2020

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Security

BEYOND SECURITY Vancouver office building managers deal daily with the city’s hundreds of homeless

Brent Findley, senior manager of security, life and safety at CF Pacific Centre, says the commercial real estate industry has largely changed its approach to addressing homelessness | CHUNG CHOW

HAYLEY WOODIN

T

here remains a lot of ground to cover in the time left in Vancouver’s strategic plan to end street homelessness by 2021. The City of Vancouver in 2018 counted 659 residents living on the city’s streets – 30 per cent of its homeless population.

“Everyone thinks it’s easy to get into a shelter. It’s not,” explains Brent Findley, senior manager of security, life and safety at Cadillac Fairview’s CF Pacific Centre.

“We’ve always sort of been in a bit of a homeless crisis, but it’s becoming a mental health and addiction crisis as well.”

While the percentage of Vancouver’s unsheltered homeless population remained relatively unchanged between the city’s 2016 and 2018 homeless counts,

the number of people counted as homeless increased by 18 per cent.

Overnight, many of them take refuge in the alcoves and doorways of Vancouver office towers.

“A lot of the commercial buildings, certainly in the downtown area, are often at the forefront of the mental health/addiction crisis that you see in Vancouver,” says Damian Stathonikos, president of the Building Owners and Managers Association of British Columbia. “It’s not always at the forefront of people’s minds when they think of the commercial real estate industry.”

Findley manages the security of a city within a city: a downtown mall and eight office and mixed-use towers above it that together attract around 55,000 people per day.

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The size and location of Pacific Centre make it attractive to those looking for shelter outdoors, a place to warm up early in the morning or access to public washrooms.

The security and cameras around the property offer some sense of protection.

When Findley started in the industry 25 years ago, he says, the message to those surviving on the streets was typically to get out and off of a property.

“It’s completely flipped around now.

We’re approaching it with the idea of trying to help them,” he explains.

Individuals can sleep on the property overnight, for example, and use its facilities when it opens its doors early in the morning. Night-shift employees conduct life safety checks.

Supporting this work are increased investments in high levels of first aid and mental health training for the company’s 55-person security team. Staff also learn how to de-escalate confrontations through use-of-force training and must recertify annually.

“We’re always the first responders because it’s on our property,” says Findley.

As government and community stakeholders work on solutions that address issues of homelessness and addiction, many in the building management and security industry are finding ways to manage these issues with compassion.

“We continue to have to shift our focus in the way that we’re approaching this,” says Chad Kalyk, executive vice-president of Paladin Security, which protects more than 10 million square feet of space in downtown Vancouver.

That shift includes a heightened emphasis on mental health awareness training and offering client services such as safe, accompanied walks for individuals leaving a building. Conducting work with compassion is critical.

“The problem’s not going away. In my opinion it just continues to get worse, so

we’ve got to be able to adjust and evolve our processes and policies to support the business operations,” says Kalyk.

There are aspects of Vancouver’s homelessness and addiction crisis that create challenges.

“It’s dangerous. It’s dangerous if you go to take a full garbage bag out of a garbage receptacle,” says Neil Thomson, regional vice-president of Bee-Clean Building Maintenance Inc., explaining that the potential for contact with hypodermic needles poses a health risk to employees.

It’s not the only risk for cleaners who face the homeless situation daily.

“We’ve had several staff accosted or struck or verbally abused for sweeping up cigarette butts or taking away garbage.”

As a result, Thomson says, the company sees significant staff turnover for certain positions. Cleaning staff working shifts in Vancouver’s downtown core get trained in biohazardous waste removal and in the proper disposal of drugs and drug paraphernalia.

Cha rles Gauth ier, president of the Downtown Vancouver Business Improvement Association (DVBIA), says association members have continued to express concerns about the issue and how it ought to be handled in the short term.

Members have been advised to call the non-emergency police number in the event of a difficult confrontation. Doing so gives the city’s Carnegie Outreach Program the opportunity to connect with individuals directly and offer support.

Over the long term, the DVBIA supports increasing services such as safe injection sites and additional housing options.

The latter is a key component in the city’s homelessness strategy, which states that thousands of social, supportive and rental housing units are needed to end street homelessness. É Originally published in Office Space 2019.

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Management

MIXED-USE CHALLENGES Managing complex hybrid developments tests property managers’ skills

F

rom Vancouver to Winnipeg, mixeduse developments are becoming the norm as investors and developers aim to maximize values and zoning, but there is a price to pay for merging disparate sectors into a single real estate play, a veteran property manager says.

The trend is not new: residential above retail has been a Main Street mainstay for centuries, but the new take on mixed use embraces mingling of virtually every real estate sector.

In downtown Vancouver, Boffo Developments is constructing the Smithe, a development that encompasses more than 31,000 square feet of office space over three levels, two ground-floor retail spaces and nearly 100 residential units. A few blocks away, a boutique hotel takes up a third of the space in the new Exchange office tower.

In East Vancouver, Wall Financial has mixed two floors of industrial space, offices and retail, all strata, beneath 210 residential condominiums and 70 units of social housing in the biggest industrialresidential project in British Columbia.

Across Metro Vancouver, light industrial and offices are blurring into a single entity.

Yet mixing uses also requires specific skills in property managers – and that is a problem, says Warren Smithies, CEO of Vancouver’s Martello Property Services.

Smithies manages more than 500,000 square feet of real estate, including residential mixed with retail and offices, and says the complexity of such facilities has led to a skills shortage in the industry.

“There are not enough new people coming into property management with the

WARREN SMITHIES CEO, MARTELLO PROPERTY SERVICES

If there’s a leak happening from the residential section into the commercial section, it can be a huge nightmare … where you’ve got multiple insurance companies coming into play, multiple restoration companies

skill set necessary to handle these large buildings, which are worth hundreds of millions of dollars potentially,” says Smithies. “It is putting the owners of the strata at risk for mismanagement of their asset over the life cycle of the building.”

He cites an example of a Vancouver building that has three separate entities governing it – a ground-floor retail section with its own strata council, a strata residential section made up of apartment owners and a submarket of social housing units operated by a government agency.

Retailers want foot traffic in front of their businesses and don’t want to pay for services to the residential component of the building. Residents will be more concerned about noise at night and easy access to their homes.

“The different priorities can lead to

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Boffo Developments’ Smithe on the edge of Yaletown in Vancouver: 31,000 square feet of office space, ground-floor retail and 93 units of residential all mixed in | BOFFO DEVELOPMENTS

head-butting on certain issues,” he says.

“Parking can be particularly challenging.

Even if there is any sort of maintenance issue, like if there’s a leak happening from the residential section into the commercial section, it can be a huge nightmare dealing with that kind of situation where you’ve got multiple insurance companies coming into play, multiple restoration companies.

It can get very, very challenging.”

Managing these types of structures is not always an appealing career, Smithies says.

The work is typically quite adversarial and includes lots of evening work to accommodate strata council meetings. And councils are looking for the lowest price possible, which leads to cutthroat price competition by management companies and relatively low wages for strata managers.

“In that one building, you have three

entirely separate legal titles with three entirely separate governing bodies that all have to work together in a tight space,” explains Smithies. “That can be a big challenge for a lot of people.”

Lillian Tummonds is the general manager of Vancouver’s largest single umbrella of mixed-use properties: Cadillac Fairview’s Pacific Centre, which includes Pacific Centre mall, seven connected office towers and the Four Seasons Hotel – three city blocks in all.

The benefits outweigh the challenges, she maintains.

“It’s beneficial for all the occupants and shoppers; it’s kind of synergistic to have everything tied together,” Tummonds says. É Originally published in Western Investor, January 2019.

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DOES YOUR BUILDING REQUIRE AN OPERATING PERMIT?

Many building owners don’t know that operating permits are legally required. If your building has any of the following equipment, an operating permit is needed.

ELEVATORS OR ESCALATORS

ELECTRICAL EQUIPMENT

BOILERS

Learn more about what operating permits your building requires.

VISIT TECHNICALSAFETYBC.CA/OPERATING-PERMITS OR CALL 1 866 566 7233

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Maintenance

PERMIT PLUSES Property managers can save time and money with electrical operating permits LAURA MCLEOD

P

roperty managers know that each time they have electrical work done in their building, it must be done under permit. What many don’t realize is that having an annual operating permit in place allows numerous maintenance tasks and alterations to be completed, all under one permit.

“There are great benefits that can come from having an annual electrical operating permit,” explains Technical Safety BC’s Adam McKechnie, product leader.

“If you’re taking out multiple installation permits for smaller jobs, you could save time and money by getting an annual permit in place.”

Also, sometimes an operating permit is required. Most large, multi-family residential sites, mid-to-large-sized commercial developments, all areas within hazardous locations and any building, site or development that has a supply greater than 250 kVA requires an electrical operating permit.

With an operating permit, facilities with a main service rating of 250 kVA or less can make alterations that don’t result in an increase of greater than 12.5 kVA in additional loads. Facilities with a main service rating of greater than 250 kVA can make minor alterations that don’t result in an increase of greater than 36 kVA in additional loads.

Under the supervision of a field safety representative, owners can conduct regular maintenance work without the need for installation permits, including: ■ replacement of existing equipment with equipment intended to perform

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the same function; and ■ installation, relocation and alteration of specific electrical equipment.

How do you get an operating permit from Technical Safety BC? First, confirm your location. Technical Safety BC issues electrical operating permits and assesses most areas of British Columbia, but there are several exceptions, including the City of Vancouver, City of Burnaby and City of Victoria. Contact Technical Safety BC to learn more, or search “jurisdiction” on the organization’s website at technical safetybc.ca.

If you don’t know whether you require an operating permit, reach out to Technical Safety BC or a certified electrical professional. Once you know you require this permit, contact Technical Safety BC at 1-866-566-7233 or contact@ technicalsafetybc.ca for help with your application. É This article was supplied by Technical Safety BC (formerly known as BC Safety Authority). Technical Safety BC is an independent, self-funded organization mandated to oversee the safe installation and operation of technical systems and equipment. In addition to issuing permits, licences and certificates, it works with industry to reduce safety risks through assessment, education and outreach, enforcement and research.

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Environment

GUNNING FOR NET ZERO Vancouver’s highrise developers are going green

The Stack office tower in Vancouver will be one of only two office towers in Canada built to the Net Zero Carbon standard of the Canada Green Building Council | OXFORD PROPERTIES

FRANK O’BRIEN

T

hree years ago, as part of its Greenest City Action Plan, the City of Vancouver released its Green Buildings Policy for Rezoning, which affects nearly all new buildings. A main goal of this policy is to move buildings toward low or near-zero carbon emissions by 2030.

With a record-setting 4.6 million square feet of new office space ascending in Vancouver over the next few years, developers have embraced sustainability features.

On Melville Street, Oxford Properties is building the tallest and potentially greenest office tower Vancouver has ever seen. The 36-floor Stack is one of only two

highrise buildings in Canada being built to the Net Zero Carbon standard from the Canada Green Building Council.

Net zero means that the building will be fully powered with renewable energy and will produce as much energy as it uses.

“The Stack breaks new ground by incorporating employee wellness into the fabric of its design through its use of natural light, outdoor space and cycling amenities [and] we’re future-proofing the building with the adoption of smart building technology,” says Chuck We, vice-president of office at Oxford, the real estate arm of the Ontario Municipal Employees Retirement System.

Blue-ch ip tena nts have pre-leased a total of 207,000 square feet in the

16 | PROPERTY MANAGERS’ SOURCE BOOK 2020

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525,000-square-foot tower. Construction has started and completion is expected in the first quarter of 2022. The building is targeting LEED (Leadership in Energy and Environmental Design) Platinum status, and its climbing, twisted box design is from James KM Cheng Architects and Adamson Associates Architects.

A few blocks east, GWL Realty Advisors is completing the 33-storey Vancouver Centre 2 office tower, a 371,000-squarefoot building. Expected to complete in mid-2021, and designed by Musson Cattell Mackey Partnership, Vancouver Centre 2 will be built to LEED Platinum standard and will be certified WELL, which refers to the health of the building for its occupants.

BentallGreenOak’s first Vancouver flagship will be a 32-storey office tower at 1090 West Pender aiming for the LEED Gold standard and Well certification.

The Exchange office tower on Howe Street, which includes the Exchange Hotel built from the shell of the old Vancouver Stock Exchange, was built to LEED Platinum, and the hotel section was the first LEED Platinum heritage renovation in Canada.

Telus Garden on West Georgia features its own energy district utility plant that recovers heat from adjacent buildings, as well as through an array of rooftop solar panels on the LEED Platinum tower.

Sunglass windows British Columbia’s first commercial office tower equipped with new electricpowered, sunglasses-like windows that automatically react to sunlight has already opened at 988 West Broadway in Vancouver.

The triple-A-class, 107,000-squarefoot-tower by BlueSky Properties has View smart windows installed on 10 floors of the 11-storey, fully leased tower.

Developed in Silicon Valley, the View Inc. smart exterior windows eliminate the

need for blinds or screens while providing security, since the glass can also be darkened with an app, according to View customer success manager Linh Nguyen.

T he double-pane windows are programmed to automatically track the sun and change the shading in response. While the windows reduce a building’s energy use by an estimated 20 per cent compared with conventional glazing, View is promoting the wellness aspects of the technology.

“There is more of a focus now on the health and well-being and the productivity of the occupants,” says Guthrie Cox, Canada president for View, which has offices in Vancouver, Toronto and Calgary.

Cox points to a recent survey by the Harvard Business Review that shows that 78 per cent of office employees believe access to natural light and views improves their well-being and 70 per cent report improved work performance when daylight is available.

View’s electrochromic windows use a single-line, low-voltage electrical current that allows a micro-thin layer of metal oxide to reflect or absorb light, tinting or untinting the windows.

Cox says that 1,800 square feet of View windows draw the same power as a 60watt light bulb, even when tinting.

“It is like giant sunglasses,” says Nguyen, who estimates 400 buildings in North America have had the View smart glazing installed, with another 150 in progress.

The windows can help qualify a building for up to 13 LEED credits, according to View, which is based in California.

The typical net fully installed cost of the View smart glass is $130 per square foot in the curtain wall applications of office buildings, Cox estimates, while adding that the actual cost is lower due to ongoing reductions in energy use and the elimination of blinds and overhangs. É Originally published in Green Space 2019.

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Building Maintenance

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604-744-1144

Č? Č Ç”Ç“Ç™ Č? ǙǙǖ Çź Çź Ç• Çš Ç—

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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Fencing For your Strata, Commercial or Residential properties

We build and install Fences, Sheds, Decks & more

sunburyfencing.com info@sunburyfencing.com

Fire Protection

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+\GUDQW 6HUYLFHV

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

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

6HUYLQJ /RZHU 0DLQODQG DQG EH\RQG

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

2

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Fuel Management

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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 PROPERTY MANAGERS’ SOURCE BOOK 2020 | 25

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Janitorial

Janitorial

EnviroSafe JANITORIAL SERVICES A clean healthy workplace is our mission We specialize in carpet cleaning, window cleaning, janitorial services, floor stripping and finishing since 1988.

1-866-264-7322 (1-866-2MISAFE) Office: 604-507-5535 ÜiL\Êi Û À Ã>vi > Ì À > °V>ÊUÊi > \ÊÃiÀÛ ViJ i Û À Ã>vi°V Ê 4 – 8456 – 129A Street, Surrey, BC V3W 1A2

WE ARE BUSINESS IN VANCOUVER

BIV.com 26 | PROPERTY MANAGERS’ SOURCE BOOK 2020

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Lighting

Le ov paint, burnt out Le over lights, or expired smoke alarms piling up? al Drop them off at select recycling locations for free, Drop or ccontact us to ssee if you qualify for our free pick up sservice.

Call: C

Email:

11–877–592–2972

contact@productcare.org

To learn more about our services and accepted products, visit productcare.org

Lighting

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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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

PROMOTE to building managers Showcase your services in Office Space magazine

For further information, contact

604-688-2398 ads@biv.com

28 | PROPERTY MANAGERS’ SOURCE BOOK 2020

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Overhead Doors

need help with your

overhead doors?

Talk to the experts

Overhead Door Co of Vancouver™ 604-472-5000 24-hour

service@ohdvan.com

emergency service

200 years

combined technician experience

Service and install of gates, overhead doors, electric operators and remotes.

Since

1961

PROPERTY MANAGERS’ SOURCE BOOK 2020 | 29

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Painting

Contact us today!

604-732-4223 info@painter.ca

Commercial Strata Industrial Retail

High Rises Low Rises Warehouses Parkades/Flooring

Raising Industry Standards For Over 20 Years

30 | PROPERTY MANAGERS’ SOURCE BOOK 2020

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Painting

604-876-3305

Strata, commercial and industrial >> >> >> >>

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

>> >> >> >>

Strata Maintenance Commercial Residential Complexes Warehouses

Painting

TO BOOK YOUR 2021 PROPERTY MANAGERS' SOURCE BOOK AD Call 604-688-2398 or email: ads@biv.com

Space Close: November 1, 2020

PROPERTY MANAGERS’ SOURCE BOOK 2020 | 31

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Plumbing

RE-PIPING SPECIALISTS TEAMWORK

Specialists in Re-Piping Apartment Buildings.

Over 550 buildings Re-Piped.

6ɈLYPUN M\SS YLZ[VYH[PVU VM HSS ÄUPZOLZ! drywall, painting, etc.

PLUMBING

DRYWALL

PAINTING

TILES

Organized, professional and WYV]PKPUN X\HSP[` ^VYRTHUZOPW VU ZJOLK\SL HUK VU I\KNL[ Since 1967.

Call us for a complimentary evaluation

SINCE

1967

604.872.2561 info@cambridgeplumbing.com | www.cambridgeplumbing.com 4343 Fraser Street, Vancouver, BC V5V 4G4

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.

BMS is the best solution to your plumbing

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

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.

problems.

4

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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 1,300 successfully completed projects, our goal is to give you the best repiping experience.

#107 - 4585 Canada Way, Burnaby, BC Èä{°ÓÇ °ä ä£ÊUÊÊ v JLÀ } ÌiÀ iV > V> °V Ê www.brightermechanical.com $

SUSTAINABLE BUSINESS SOLUTIONS Don’t miss BIV’s Sustainability magazine

For further information, contact

604-688-2398 ads@biv.com

PROPERTY MANAGERS’ SOURCE BOOK 2020 | 33

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xxx

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

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Re-piping

RE-PIPING SPECIALISTS TEAMWORK

Specialists in Re-Piping Apartment Buildings.

Over 550 buildings Re-Piped.

6ɈLYPUN M\SS YLZ[VYH[PVU VM HSS ÄUPZOLZ! drywall, painting, etc.

PLUMBING

DRYWALL

PAINTING

TILES

Organized, professional and WYV]PKPUN X\HSP[` ^VYRTHUZOPW VU ZJOLK\SL HUK VU I\KNL[ Since 1967.

Call us for a complimentary evaluation

SINCE

1967

604.872.2561 info@cambridgeplumbing.com | www.cambridgeplumbing.com 4343 Fraser Street, Vancouver, BC V5V 4G4

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.

BMS is the best solution to your plumbing

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

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

problems.

5

PROPERTY MANAGERS’ SOURCE BOOK 2020 | 35

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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 1,300 successfully completed projects, our goal is to give you the best repiping experience.

#107 - 4585 Canada Way, Burnaby, BC ĂˆĂ¤{°ÓǙ°ä™ä£ÊUĂŠĂŠÂˆÂ˜vÂœJLĂ€Âˆ}Â…ĂŒiÀ“iVÂ…>˜ˆV>Â?°VÂœÂ“ĂŠ www.brightermechanical.com $

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

Restoration

Strata, commercial and industrial >> Concrete Restorations >> Cement & Stucco Repairs >> Lead & Asbestos Removal >> Interior & Exterior Painting

604-876-3305

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

36 | PROPERTY MANAGERS’ SOURCE BOOK 2020

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Roofing

*/5&3 1307*/$*"- 300' $0/46-5"/54 -5% HELPING BUILDING OWNERS SINCE 1979 Roof Condition Assessment, Design, Inspection & Management Roof Maintenance Assessment and Planning Leak Investigation - Moisture testing

*OUFS 1SPWJODJBM Provides ThirE QBSUZ Independent Services For: Strata Residential Properties *Registered Roof Observer Designation Industrial/Commercial Buildings School Districts Municipalities Call or visit for more information-free quotes Institutions 604.576.5740

XXX JQSD DB Accepted Inspector for:

Member:

Member:

Member:

PROPERTY MANAGERS’ SOURCE BOOK 2020 | 37

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Roofing

25 604-593-1044

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

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.

38 | PROPERTY MANAGERS’ SOURCE BOOK 2020

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Surveyors

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

6

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Window Cleaning

PROMOTE to building managers Showcase your services in Office Space magazine For further information, contact:

604-688-2398 ads@biv.com

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

7

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Technology

THE POWER OF TECH Expense management tools offer big benefits JAMES THOMAS, FOUNDER AND CEO, ITEMIZE

P

roperty managers are constantly juggling lots of expenses: new fixtures, landscaping care and general renovations, to name a few. With so many expenses and so little time to track them, automated controls to monitor and manage expenses are crucial.

A good step is to invest in automated expense management technology. Expense management tools eliminate all manual data entry, better organize and track expenses and ultimately can save lots of time and money. It’s simply simpler.

We know several property managers who have large piles of expenses related to building maintenance and support.

The last thing they need is to be buried with mundane and error-prone data entry, but they didn’t know any better. Manually typing data into spreadsheets is all they were familiar with. Plus, new technology can be scary.

But not all expense management software is complicated. In fact, it’s quite simple to use. The same property managers who didn’t know about expense management tools now follow a few steps to manage these costs. They connect to email on their mobile phone or take a picture, and all of their expense documents automatically come together. They can even upload paper documents through apps, or websites if they prefer. That’s it.

They are now on their way to more accurately managing expense data and, more importantly, their overall business.

Here’s where this technology can really benefit you as a property manager: it allows you to add project codes and notes.

Forget writing, for example, “This is for

NICOEININO/SHUTTERSTOCK

the Main Street property” on a receipt.

Instead, do things digitally: fill in the socalled “metadata” fields for each uploaded receipt so that you know which property the costs are going into. When you put that new ceiling light on the third floor of a hallway, for example, you can capture that expense right away – and make sure you know which property it’s for.

Using these tools gives you an easy way to compare vendors and contractor agreements. For example, you might find out through tracking expenses digitally that your lawn care contractor over the past two years has become more expensive than one used in the past. You are able to see this through consistently tracking these expenses – and even producing reports – each month.

What about money? A typical property manager can probably save an extra $500 to $2,000 each month, depending on how much work they do.

Bottom line: if you want to take control of your property expenses, use automated expense management technology. You will spend more time investing in properties and less time on tedious data entry. É Originally published in Western Investor, October 2019.

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Advocacy

KEEPING BOMA BC AHEAD OF THE CURVE Association has expanded its environmental programs and entered the fourth phase of its labour market strategy

NOMAD_SOUL/SHUTTERSTOCK

MUNEESH SHARMA, DIRECTOR OF GOVERNMENT AFFAIRS AND COMMUNICATION, BOMA BC

B

OMA BC has embarked on an expansion of its environmental programs and services to increase the association’s effectiveness and to keep its members ahead of the curve with regard to ever-changing federal regulation, provincial legislation and municipal bylaws.

BOMA BC has been a leader on environmental programs and policies for decades.

It offers a Total Waste Management program, e-Energy Training, uTrack energy tracking service, energy management assistance, business energy advisory services and the BOMA BEST building certification program.

While the association is always proud

to showcase its environmental programs, it also continues to showcase the excellent quality of operations of its member’s buildings.

BOMA BC has been working closely with the federal and provincial governments to educate them on the various ways our industry has taken the bull by the horns when it comes to advancing energy efficiency and environmental responsibility.

Its new BOMA Building Tune-Up program, in partnership with Natural Resources Canada, will offer members free retro-commissioning services to find areas that may increase the productivity of building systems and identify where buildings can make improvements that will save them money and improve the overall efficiency of our building stock.

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The Building Tune-Up service offers advice and reporting at no cost to members who have older Class B and C buildings and would like to get a better idea of how those buildings are operating. Sometimes all BOMA members need is a little support from a focused expert, while they manage the everyday issues that arise in all buildings. The association has heard that commissioning is a key step to increasing the knowledge base of building managers throughout the province.

BOMA’s Energy Manager service provides ASHRAE Level 1 assessments, along with a report on what could be done to make improvements to building systems. Along with that key information, BOMA staff can help members walk through the process, identify available incentives, develop a cost-benefit analysis and build the business case for energy efficiency improvements.

The association has been lobbying governments for years to provide support for building owners who want to make energy efficiency upgrades but do not have the resources to fully plan for them. BOMA BC helps advocate for programs and services to help the industry, instead of allowing governments to rely on regulations. The provincial and federal governments have listened to BOMA BC and have begun offering incentives of up to $200,000 per project to help building owners upgrade to more energy-efficient systems.

Labour market study For years BOMA BC has heard from its members that there is not a large enough pool of qualified skilled employees to hire from, and the association is doing its part to make sure to address this issue head-on.

It has been working closely with senior industry leaders and the provincial government in trying to develop a strategic plan to address the industry’s workforce needs for the next decade and beyond.

BOMA BC has embarked on the fourth

The BOMA Building Tune-Up program will offer members free retro-commissioning services to find areas that may increase the productivity of building systems phase of the five-phase Labour Market Partnership Program with British Columbia’s Ministry of Advanced Education, Skills and Training. The third phase focused on developing a strategy to address the key barriers to skills development and career advancement in the commercial real estate industry. The fourth phase will target implementation of that strategy.

The association is focusing on the most pressing current needs and producing the information required to get a start on all of the larger strategies. For example, it plans to develop job descriptions for industrywide careers to create synergy among new employees and the different structures of each employer.

It also plans to create career path journey maps to show where one’s career might lead after entering the industry at various points. Additionally, it plans to more fully expand the BOMA BC mentorship program for commercial property managers and building operators.

According to the ministry’s labour force outlook, building operators will be the fifth-highest-in-demand occupation in the next decade. There is a lot of work that can be done to support this and other career opportunities in the sector, and BOMA BC plans to continue to lead the way. É Originally published in Office Space 2019.

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Associations

RAWPIXEL.COM/SHUTTERSTOCK

American Society of Heating, Refrigerating and Air-Conditioning Engineers (ASHRAE), B.C. chapter 800-527-4723; ashraebc.com 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 Officials’ Association of BC (BOABC) 10451 Shellbridge Way Suite 145, Richmond, B.C. V6X 2W8 604-270-9516; info@boabc.org; boabc.org Mandate: To move forwa rd w ith 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; boma.bc.ca Mandate: To help foster a favourable business environment for the commercial real estate industry and facilitate the delivery of valued services for members.

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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 Owners Association of BC (CHOA) 65 Richmond Street Suite 200, New Westminster, B.C. V3L 5P5 604-584-2462; info@choa.bc.ca; 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. LandlordBC 1847 West Broadway Suite 203, Vancouver, B.C. V6J 1Y6 Phone 604-733-9440; info@landlordbc. ca; 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, may join.

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; 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; 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. É PROPERTY MANAGERS’ SOURCE BOOK 2020 | 45

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

Source: Business in Vancouver

Partial list of key properties managed

Head office

Year founded

Total sq. ft. managed in 2019

1

Beedie

NP

Burnaby

1954

11,050,000

2

Colliers International

NP

Vancouver

1898

10,854,891

3

BentallGreenOak (Canada) LP

NP

Vancouver

1911

10,724,193

4

Warrington PCI Management

NP

Vancouver

2004

8,204,031

5

QuadReal Property Group

745 Thurlow Street, 777 Hornby Street, Park Place, Commerce Place, Broadway Tech Centre, Oakridge Centre, Willowbrook Mall

Vancouver

2016

7,671,981

6

SDM Realty Advisors Ltd

NP

Vancouver

1994

6,525,000

7

GWL Realty Advisors Inc

650 West Georgia Street, 840 Howe Street, Marine Way Market, Millstream Village, Westbank Hub, Delta iPort

Winnipeg, Man.

1891

6,506,920

8

Ivanhoé Cambridge Inc

Tsawwassen Mills, Guildford Town Centre, Metropolis at Metrotown 1 and 2, Mayfair Shopping Centre

Montreal, Que

1953

5,346,987

9

Triovest Realty Advisors (B.C.) Inc

Willingdon Park, Marine Gateway, Glenwood Estates

Toronto, Ont.

2012

5,281,219

10

Cadillac Fairview Corp Ltd

CF Pacific Centre, CF Richmond Centre

Toronto, Ont.

1968

5,246,548

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.

46 | PROPERTY MANAGERS’ SOURCE BOOK 2020

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For your Strata, Commercial or Residential properties

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