Property Managers' Sourcebook B.C. 2013

Property Managers’ Source Book 2013

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Contents Reference Recycling. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Security. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Expertise. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Sustainability. . . . . . . . . . . . . . . . . . . . . . . . . . . . .

13 15 17 19

Directory Accountants/accounting services. . . . . . . . 26 Air conditioning. . . . . . . . . . . . . . . . . . . . . . . 27, 28 Appraisers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29 Blinds/window coverings . . . . . . . . . . . . . . . . 29 Boilers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 108 Building envelope. . . . . . . . . . . . . . . . . . . . . . . . 30 Building envelope maintenance. . . . . . . . . . 30 Building maintenance. . . . . . . . 31, 32, 33, 102 Building services. . . . . . . . . . . . . . . . . . . . . . . . . 34 Chimney maintenance. . . . . . . . . . . . . . . . . . . 34 Commerical lighting. . . . . . . . . . . . . . . . . . . . . 34 Common-area maintenance . . . . . . . . . . . . . 35 Disposal bins. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36 Doors. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36, 37, 38 Doors – repair. . . . . . . . . . . . . . . . . . . . . . . . . . . . 38 Drainage. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39, 40 Duct cleaning. . . . . . . . . . . . . . . . . . . . . . . . . 40, 41 Electrical. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42 Energy management. . . . . . . . . . . . 42, 101, 107 Fire protection. . . . . . . . . . . . . . . . . . . . . . . . . . . 43 Fire safety. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43 Flooring. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43 Fuel management . . . . . . . . . . . . . . . . . . . . . . . 44 Generators. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45 Graffiti removal. . . . . . . . . . Outside back cover Heating. . . . . . . . . . . . . . . . . . . . . . . . . . . 46, 47, 48 Heating/hvac. . . . . . . . . . . . . . . . . . . . . . . . . . . 47 Hvac. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48, 49, 50 Indoor air quality. . . . . . . . . . . . . . . . . . . . . . . . 109 Insurance. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50, 51 Janitorial. . . . . . . . . . . . . . . . 8, 51, 52, 53, 54, 104 Janitorial/facilities systems . . . . . . . . . . . . . . . 54 Junk removal. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 55 Publisher: Paul Harris Managing publisher: Gail Clark Editor: Noa Glouberman Sales manager: Joan McGrogan Advertising sales: Lori Borden, Corinne Tkachuk Administrator: Katherine Butler Production: Carole Readman List research: Richard Chu President, BIV Media Group: Paul Harris

6—Property Managers’ Source Book 2013

Energy use. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Associations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

List: Commercial property managers. . . . .

Emergency resources. . . . . . . . . . . . . . . . . . . .

21 23 25 26

Landscaping. . . . . . . . . . . . . . . . . . . . . . 55, 56, 57 Legal services. . . . . . . . . . . . . . . . . . . . . . . . . . . . 57 Lighting. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57, 103 Locksmithing . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58 Maintenance. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58 Mats. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60 Overhead doors. . . . . . . . . . . . . . . . . . . . . . . . . . 59 Painting. . . . . . . . . . . . . . . . . . . . . 4, 10, 60, 61, 62 Parking enforcement. . . . . . . . . . . . . . . . . . . . . 62 Parking management. . . . . . . . . . . . . . . . . . . . 63 Pest control. . . . . . . . . . . . . . . . . . . . . . . 63, 64, 65 Plumbing. . . . . . . . . . 65, 66, 67, 68, 69, 70, 106 Power sweeping. . . . . . . . . . . . . . . . . . . . . . . . . 71 Power washing. . . . . . . . . . . . . . . . . . . . . . . . . . . 72 Pressure washing. . . . . . . . . . . . . . . . . . . . . . . . .73 Property maintenance . . . . . . . . . . . . . . . . . . . 75 Property supplies . . . . . . . . . . . . . . . . . . . . . . . . 74 Re-piping. . . . . . . . . . . . . . . . . . . . . . 11, 75, 76, 77 Recycling. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12, 77 Renovations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 78 Restoration. . . . . . . . . . . 9, 79, 80, 81, 82, 83, 84 Roofing. . . . . . . Inside front cover, 3, 7, 85, 86, 87, 88, 89, 90, 91, 92, 110, inside back cover Roofing consultants. . . . . . . . . . . . . . . . . . . . . . 92 Security. . . . . . . . . . . . . . . . . . . . . . 93, 94, 95, 105 Security gates. . . . . . . . . . . . . . . . . . . . . . . . . . 5, 96 Signs. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 96 Snow removal. . . . . . . . . . . . . . . . . . . . . . . . . . . .97 Surveyors. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 97 Tree service. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 98 Utilities – sub-metering. . . . . . . . . . . . . . . . . . 99 Welding. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 100 Windows. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 100 Property Managers’ Source Book is published by Business in Vancouver Magazines, a division of BIV Media LP, 102 4th Ave. East, Vancouver, B.C. V5T 1G2, 604-688-2398, fax 604-688-6058, www.biv.com. Business in Vancouver Media Group also publishes Business in Vancouver.

Copyright 2012, 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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Professional Janitorial & Facility Maintenence Service Providers Encore provides the following services.

• • • • •

Complete expert janitorial services Green Cleaning Day porter service Window and high window cleaning Emergency clean-ups

• • • • •

Carpet cleaning Landscaping Hard surface floor care Lighting Parking lot cleanup

Encore provides services to the following types of business.

• • • • •

Office buildings Residential buildings Banks Schools Manufacturing and warehouses

• • • • • •

Hotels and restaurants Medical facilities Health clubs Government facilities Retail stores Shopping malls

Benefits of working with Encore • Encore is fully insured for general liability, workers compensation, fidelity bonding, and automobile liability.

• Encore provides ongoing extensive training for its employees in Safety and modern related industry technologies.

• Encore provides services based on it’s clients schedule and individual needs.

• Encore’s hiring process includes RCMP background check and full reference check with prior employers.

• Encore is the 24/7, 365-day single source provider for all your commercial cleaning and service needs – whether you need a one-time service call or an ongoing maintenance program.

• As an Encore client, you have the advantage of obtaining multiple services under one contract with a single point of contact, making it easy for you to outsource these functions without administrative headaches. We provide any or all services on a local and regional basis.

Encore is a member of the following associations.

• BOMA BC, Canada • CGBC (Canada Green Building Council) • BCCCA (British Columbia Contract Cleaners Association)

Encore Facilities Management Group Inc. Suite 600, 1055, West 4th Street, North Vancouver, BC, V7P-3P2 Tel: 604- 973-0213 / 604-782-5837 Fax: 604-909-2680 E-mail: info@encorefacilities.com Website: www.encorefacilities.com

Property Managers’ Source Book 2013—9

604.876.3305

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Strata Commercial Residential Complexes Interior/Exterior High Rise

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Pacific Centre Office Towers When Cadillac Fairview was looking for a solution to systemic pipe problems in two of its office towers at Pacific Centre, it had to be a very tenant-friendly one.

Both of the affected office towers are 40 year old landmarks in downtown Vancouver, and their original copper plumbing systems have been carrying the city’s aggressive water since day one. In the last year plumbing leaks were beginning to seriously disrupt building operations, threaten tenants’ valuable assets, and flushing dissolved copper out into the environment daily.

CASE STUDY

take multiple weeks to complete be highly intrusive to tenants • require recycling and disposal of drywall, copper pipe, and other building materials • be expensive, in both labor and materials including new drywall and copper pipes • install new copper plumbing systems that would corrode all over again • •

In the end Mortimer and his consulting engineers chose CuraFlo’s repipe alternative: epoxy lining the existing copper pipes with CuraPoxy®.

Even though CuraFlo offers superior and holistic repiping services, Mortimer chose our epoxy pipe lining services because of the: shorter project completion time lower level of disruption to tenants • reduced costs in labor and materials • greener aspect: minimal amounts of copper and drywall would be removed and replaced, and dissolved copper will no longer be flushed out into the environment • •

“CuraFlo’s plumbers and technicians were extremely professional and worked well with my team to reduce the impact on operations. The project was completed on time and on budget,” said Mortimer.

Pacific Centre management and the two office towers’ tenants are enjoying leak free pipes, thanks to the greener solution that extended the plumbing systems’ service life by another 40-60 years.

Don Mortimer, Facilities Manager for Pacific Centre, had first considered repiping the two office towers. He knew though, that even the best managed repipe project would:

Case Study – Pacific Centre Office Towers

For more information on how epoxy lining can solve your building’s pipe problems, contact us at curaflo.com/bc or 604. 298.7278.

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REcycling

How to improve your existing recycling program or start one from scratch

M

ulti-tenant commercial buildings offer challenges and rewards when it comes to implementing or improving a recycling program.

Recycling programs can work very efficiently to divert enormous amounts of waste, and can often reduce costs. If you follow the steps below to an easy, convenient and accessible recycling program for your tenants, you will achieve success.

If you already have a recycling program in place and you want to make it even better, refer to the section of this story entitled, “Already recycling? Not sure what more you can do?”

Steps to starting an office recycling program • Look at your garbage. A lot of it is likely paper or cardboard, although that depends on the type of property and the businesses that lease from you. As a first step, ensure that all banned materials are being recycled (for more on Metro Vancouver material bans visit www.metrovancouver.org/services/solidwaste/disposal/ pages/bannedmaterials.aspx).

• Find out if your property management company is a member of the Building Owners and Managers Association (BOMA). If so, call BOMA at 604-6843916; alternatively, phone Urban Impact Recycling at 604-273-0089 or email info@urbanimpact.com to find out about the special recycling-services agreement available to BOMA members.

• Choose a recycling contractor. Often your garbage contractor can also be

your recycler. Phone around to compare costs and services.

• Is your janitorial company responsible for your garbage collection? If so, remember that custodial staff members can play a key role in the success of your recycling program. Ask for their input and co-operation. Ensure that they understand what should and can’t be recycled. Perhaps they can offer suggestions as to how you might improve your recycling program (i.e., what’s working and what’s not)?

• Are your tenants responsible for taking out their own garbage and recycling? If so, notify them of any changes, such as material bans, and provide them with a notice of the materials they should be recycling.

• Talk to your recycler about the number and types of recycling bins you’ll need.

You may need to purchase or rent additional bins. Often your recycling hauler can offer this service. Remember that the placement of bins is critical for effective participation. Encourage tenants to place recycling bins near where recyclable materials are generated. As well, recycling bins should be placed adjacent to all garbage bins.

• Ask your recycler for signs and labels.

Clearly mark all recycling bins with the types of materials that can and can’t be recycled. Use pictures and words.

Some examples are available at www. metrovancouver.org/services/solidwaste/ zerowaste/pages/signs.aspx.

• Education is key to program success.

If you have a tenant newsletter, be Property Managers’ Source Book 2013—13

REcycling sure to include information about your recycling program in it. Use posters and stickers as reminders.

• What about those materials that are not picked up through recycling programs?

Post a sign that tenants can go to www. metrovancouverrecycles.org to find out where to take anything they may need to dispose of.

• Once your recycling program is in place, monitor your garbage on collection day.

You may find that bins are not full and that you can save money by renting a smaller bin or having your waste-hauler pick up less frequently.

Already recycling? Not sure what more you can do?

Ensure that all materials accepted in your recycling program are recycled 100 per cent of the time (or as close to that as possible). Check how much paper, cardboard and other recyclables are in the garbage. If the properties you manage already recycle fibre (cardboard and paper) but not other materials banned

by Metro Vancouver, talk to your recycler about your options. To ensure your program’s success, check that: • everyone has convenient access to a recycling bin; • everyone knows what materials are and are not accepted in your recycling program; • recycling bins are properly labelled and remain free of garbage – and, conversely, garbage bins are free of recyclables (if not, more education is needed); • your janitorial company has opportunities to provide suggestions to staff and tenants for improving the recycling program; • most of the paper in the recycling bins is used on both sides (if not, encourage 14—Property Managers’ Source Book 2013

employees to use both sides or make scratch pads with the single-sided paper); and • garbage and recycling bins are being emptied often enough, but not unnecessarily.

Once all banned materials are being effectively recycled, consider expanding the types of materials included in your recycling program. Look at your garbage, decide what other materials you could add to your program and talk to your recycling contractor.

Tips that may save you money on your garbage disposal • Ensure your bin is full when it is picked up. If not, consider less-frequent pickups or renting a smaller bin.

• If you suspect people or businesses are using your garbage bin without permission, consider putting a lock on it. This can be arranged through your hauler.

• Garbage contracts usually have automatic renewal clauses. Be aware of your renewal date and call around to compare prices for the service level you need. Avoid paying for services you don’t require.

• If you pay based on weight, be sure to keep the lid on your bin to avoid paying for hauling rainwater.

• If you pay based on volume, make sure you don’t pay for hauling air. Consider purchasing or renting a compactor. • Metro Vancouver, the regional authority that deals with garbage collected from Lions Bay to Langley, created Metro Vancouver Recycles to make it easy for you to donate or recycle the stuff you no longer want. Together, we’ll find a way to keep that stuff out of the trash. Visit www. metrovancouverrecycles.org.

Security

Security

Communications key to modern building safety

By Rebecca Edwards

B

uilding-security services are more efficient, effective and accountable thanks to developments in wireless technology. Internet-based systems let building managers access cameras and security logs from anywhere in the world or receive real-time reports on patrols or any actions taken by security guards.

Most importantly, according to Bruce Marginson, president of Fusion Security Inc. in Vancouver, reporting software is user-friendly and can analyze data to show trends and patterns that help users manage resources.

“The data has been there in the past, but it has never been so easy to use,” he said. “By looking at the access-card data

and security logs, we can tell when people are using different parts of the building and concentrate security and building-management resources on the most appropriate places.”

Building managers, he added, can also get reports emailed to them every morning that help them with their day-to-day managerial decisions, rather than written reports “that might not be accessed for six to eight months at a time.”

For some time, GPS tracking has allowed security companies to monitor their mobile patrols. Panic-button apps use the popularity of smartphones to give people the same peace of mind.

Securiguard Services Ltd. offers the Property Managers’ Source Book 2013—15

SOS Response app for smartphones. When activated, it sends location co-ordinates to the company’s operation room and also takes 30 photos in 30 seconds, sending them to the call centre. “[From] what they are seeing, they can call for the police, ambulance or fire, or if it seems like a false alarm they can give the user a call and check that they are OK,” said Nigel Bullers, vice-president of operations at Securiguard.

Most companies see new technology as a way to enhance – not replace – the benefits of having human security guards on the spot.

“Organizations sometimes forget that security guards represent their [firms] on the ground,” said Michael Kowalchuk, who, at press time, was director of sales at Kinetic Security in Vancouver. “We have created a training course to show security guards the proper way to resolve issues quickly using proper communication. Our guards engage with people, not stand guard over them.”

Bullers said it’s important to strike a balance between making security visible enough to deter wrongdoers and not scaring away customers: “We want to have a guard in front of the office, making eye contact, dressed smartly and visibly and assisting passersby with queries, while also showing the bad people that this is a well-protected building.”

Some companies are also foregoing traditional security to offer “value-added” services suiting clients’ individual needs.

16—Property Managers’ Source Book 2013

Photo: Secured Security Group

Security

“In these tough economic times, it is no longer an option for many organizations to hire security merely to rattle doors,” said Paul Stanney, former vicepresident of Secured Security Ltd. in Vancouver.

Stanney described what the company has to offer as a “one-stop” building service: “One phone call, and we will take care of your security, janitorial, landscaping and parking-enforcement requirements. We will carry a complete property assessment each night and, when the property manager wakes up, he or she will have a one-page overview of [the entire portfolio]. There is, in effect, 24-hour supervision.” •

Expertise

BOMA program improves energy performance in buildings

By Noa Glouberman

S

ince its launch in 2005, the Building Owners and Managers Association (BOMA) of Canada’s Building Environmental Standards (BESt) program has become an industry standard for green-building certification, helping owners and managers across the country know their properties inside and out.

“In addition to creating environmental standards for the commercial buildingmanagement industry where they didn’t exist five years ago, we’ve given owners and managers a tool they can use to benchmark their energy, water and waste programs … in a pragmatic, rational and affordable way,” said British Columbia (BOMA BC) executive vicepresident Paul LaBranche.

“We’ve also provided recognition for industry leaders who have been very proactive in achieving those standards, and that’s the BOMA BESt program.”

Over 1,300 buildings are certified and, at any given time, hundreds are going through the process to become among Canada’s “BESt.” These numbers suggest that certification is important to building owners and managers. While B.C. has fewer participating properties than the more densely populated Ontario and Quebec, the province boasted a respectable 211 BOMA BESt-certified buildings as of press time.

Lorina Keery, energy and environmental manager at BOMA BC, called the recent achievement of BESt Level 4 certi-

fication by 3383 Gilmore Way in Burnaby and the Shangri-La in Vancouver “very exciting.”

“Level 4 is the highest designation that buildings can receive through the BOMA BESt program,” said Keery. “Previously, there was only one building in B.C. certified at this level: the Shaw Tower on West Cordova.”

Managed by Shaw Communications and Westbank Projects Corp., that tower exemplifies outstanding achievements in environmentally responsible management. Points of pride there are programs such as battery recycling and commuter ride-sharing for the building’s tenants.

“Attaining BESt Level 4 is no easy task,” said LaBranche when the building was certified in 2009. “Shaw Tower has demonstrated high performance with low energy consumption and diligent tracking. [Its] management practices are an excellent example for all buildings across Canada.”

Four scores Winner of a 2010 BOMA EARTH Award in the new-building category, 3383 Gilmore Way employed various design elements to achieve Level 4 certification, which requires buildings to meet BESt practices in energy and water management, emissions and effluents, waste reduction and indoor environment and environmental management, as well as scoring 90 per cent or better on a full assessment.

Property Managers’ Source Book 2013—17

Expertise Managed by Morguard Corp., the building boasts high-efficiency windows; three energy-recovery ventilators; energy-efficient lighting; dual-mode flush toilets and “waterless” urinals; and a cistern that collects water for landscape irrigation. An interactive touch-screen directory in the lobby shows real-time data for the building’s electricity, carbondioxide, non-potable water, natural-gas and waste-management utilities.

Unlike 3383 Gilmore Way, which is a purely commercial office space, the 62-storey Shangri-La at 1128 West Georgia Street in Vancouver, managed

by Dodwell Realty Ltd., contains a hotel and its offices on the first 15 floors, with residential apartment units occupying the remainder of the tower.

Radu Ghita, engineering and maintenance manager at Dodwell, says the Shangri-La was the first building of its kind in B.C. (and one of the first two in Canada) to receive BESt certification.

“When BOMA introduced a multi-unit residential module as part of the upgraded version of its program, the Shangri-La became eligible for certification,” said Ghita, adding that the tower features such sustainable technologies as a geothermal heating and cooling system, energy-efficient lighting and a green roof.

Take two The aim of BOMA BESt Version 2, released in January 2012, is to keep pace with the ever-evolving green real-estate sector. The addition of the multi-unit residential module is a change that BOMA describes as a “long-awaited and highly anticipated extension to the program.”

The latest iteration of BESt also includes revisions aimed at making re18—Property Managers’ Source Book 2013

certification easier for commercial spaces, such as offices, open-air retail plazas, shopping centres and light-industrial properties. Version 2 has simplified recertification by providing transparent scoring that states clearly how many points each question is worth and offers a more user-friendly log-in procedure.

While streamlined administrative procedures are important to the update, Keery says Version 2 also introduces a more rigorous set of requirements for new applicants and those seeking recertification.

“The benchmarking scales for energy and water performance, for example, have been adjusted in order to reflect the fact that buildings are becoming more and more efficient,” she explained.

Other upgrades include references to Energy Star; additional questions about commissioning, site enhancement, commuting and effluent management; and an enhanced indoor-environment section that addresses acoustics and lighting.

The new version also gathers information about innovative environmental practices and technologies used by participating building owners, allowing BOMA to keep its finger on the pulse of trends in the green-building sector and, in turn, benefiting the industry as a whole.

Other developments: helpful links to external resources, tips on how to answer questions and unit-conversion features. All provide educational value to participants and encourage certification and re-certification among building owners and managers across Canada. Visit www.bomabest.com for more information. •

Sustainability

Deep green retrofits

By Frank O’Brien ot only can owners of commercial buildings make more income “mining” existing inventory than building new, they could also make a big reduction in greenhouse-gas emissions.

Metro Vancouver has nearly 1,700 highrises over 30 years old, representing 98.5 per cent of the city’s commercial space.

“A staggering number of these buildings are in need of complete retrofits if they are to continue to perform efficiently and remain attractive to tenants,” Building Owners and Managers Association of British Columbia energy and environmental manager Lorina Keery told a June 2012 meeting organized by Vancouver’s Lighthouse Building Centre.

The aging buildings are often heated with old boilers, cooled inefficiently, lacking control systems and in need of lighting upgrades. They also waste a lot of valuable lease space.

Bryce Conacher, director of business development for Ledcor Renew, says bringing this inventory up to modern energy-saving standards is an investment, not a cost.

“This is the new resource, the resource for the next decade. Mining that resource for energy savings and other opportunities is the real payback,” he said, adding that the per-square-foot productivity of an old building can be dramatically improved with a “deep green” upgrade.

Instead of “chipping away” at an older building by slowly replacing old equipment to save energy, Ledcor Renew

Photo: Colliers International

N

feels it’s best to do the entire upgrade at once, putting in modern control systems to make it all work together.

This isn’t always an easy sell. The typical building owner must tolerate a 10-year horizon on financing, but will see immediate annual returns on investment (ROIs) that would beat most equity or stock plays, according to Conacher. Ledcor has documented the average ROI for a whole-building retrofit of an aging commercial building at 9 per cent or better.

More lease space In one case study, a $22 million retrofit (to LEED silver) and energy-saving program in a 22-storey, 40-year-old office building worked out to a 17 per cent ROI – and not just in energy savings. As in many old towers, the existing HVAC hardware took the entire two top storeys. By upgrading to efficient compactProperty Managers’ Source Book 2013—19

Sustainability heating systems, an entire floor was freed up for leasable space.

“The value proposition is … instead of improving the bottom line through acquisition, look into the existing portfolio and mine that asset,” said Conacher.

Experts say it isn’t cutting-edge green construction that’s key to turning old Class B space into Class A inventory.

Rather, it’s replacing old equipment and getting tenants to adopt an energy-saving attitude. Such changes may not be as “sexy” as green roofs or solar panels, but they can deliver a much better return.

On rooftops, for example, it’s more efficient to add improved insulation than opt for solar heating panels or planted materials. Neither is it (often) worth the cost to replace existing glazing, as long as what’s there is in good shape – and at least double paned.

Jim MacKenzie, vice-president of facility services, Colliers International, says energy saving usually focuses on boilers, coolers and lighting, where the payback can be measured and immediate. Plus, many building owners are, rightfully, wary of fancy new green technology, which may become “obsolete before it is paid for.”

Keep it simple Simple solutions can provide big savings. When a tenant in a 105,000-squarefoot Vancouver office building hired more staff, the energy costs also increased. By upgrading the digital controls to monitor and direct the new demands, energy consumption for heating was reduced by 26 per cent, resulting in a two-month payback.

“Simple is better,” MacKenzie said. For instance, replacing conventional exit 20—Property Managers’ Source Book 2013

lights with LED lamps can reduce energy use from 30 watts per fixture to three.

Good Earth A case in point is the Good Earth Building at 595 Howe Street in Vancouver, built in the mid-70s and totally retrofitted in 2006. Under a Colliers program, all lighting was replaced with T-8 lamps with electronic controls and old boilers and coolers were replaced with high-efficiency units. As in many old buildings, the original coolers and boilers were at least 30 per cent oversized.

The result: a 32 per cent reduction in energy costs, an increase in lease rates for the 112,000-square-foot Class B building, a 618-tonne reduction in greenhouse-gas emissions and payback of the total cost in less than 13 years.

Oxford Properties Group also discovered simple works best when it embarked on the whole-building retrofit of the 45-yearold Guinness Tower on West Hastings Street. While the entire HVAC, water and lighting systems were replaced, small changes also delivered large savings.

By just upgrading the lighting in the underground parking area with occupancy sensors (a $20,000 expense), Oxford saved $4,075 per year. And delaying the startup of mechanical systems by two hours each day was a “no-cost energy-saving measure,” according to Oxford director of real-estate management Derek Page.

Tenant buy in Energy-efficiency upgrades must include an attitude adjustment by building tenants. This means education on turning off lights and computers when not in use and accepting central control of heating and cooling systems. •

Energy Use

Optimize energy conservation in your building

By Noa Glouberman

M

ost buildings allocate a large portion of their energy to lighting, heating and ventilation: expensive both for the budget and the environment.

Fortunately, energy is one of the most easily controlled costs. Measures related to operations, equipment and mechanical controls can save you 20 per cent on average.

Guiding light Lighting accounts for 20 to 40 per cent of the average building’s energy use. Controls that automatically turn lights off when they’re not needed or dim them to produce no more light than necessary can improve energy efficiency. The equipment used to achieve these functions ranges from simple mechanical timers to complex electronic dimming circuits. Overall, the addition of controls to existing buildings has been shown to reduce consumption of lighting energy by 50 per cent and up.

Occupancy sensors, which turn lights on and off based on the presence or absence of people, are also crucial to lighting control. They’re often tied to heating, ventilating and air-conditioning systems as well.

Additionally, the idea of using natural light to save energy has really picked up in recent years. Systems designed to control window blinds in order to make maximum use of daylight will eventually

become so sophisticated, they’ll be able to make the decision whether to raise or lower the blinds on the basis of such factors as glare and, in the summertime, excessive heat.

Air supply With heating, cooling and ventilating, the challenge lies in balancing standards of indoor air quality (IAQ) against those of energy efficiency.

Demand-controlled ventilation (DCV) uses carbon-dioxide sensors to supply outdoor air to a building in accordance with the actual occupancy of the room – that is, the demand.

DCV lets you apportion the air that you’re bringing into a building to the number of persons in the space. It thus improves IAQ and saves the energy normally wasted in ventilating unoccupied spaces.

Power tool A critical component of increasing energy efficiency involves the collection, analysis and communication of realtime intelligence to building managers.

Energy-management software (EMS) does just that, enabling savings of up to 25 per cent with improved operating efficiency.

EMS can find energy-wasting anomalies among various building systems and controls that wouldn’t normally be detected and puts that information into Property Managers’ Source Book 2013—21

Energy Use your hands. The benefits of using such a tool include saving money by lowering energy use, detecting spikes in demand, reducing trouble calls and making maintenance more efficient.

Most facility managers who implement EMS immediately start to see ways of saving both energy and money. EMS can also take measurements and calculate savings from energy-retrofit programs to help you determine whether systems, equipment and mechanical controls are working as they should be.

Training today Let’s back up from the technicalities and look at the human side.

According to the Office of Energy Efficiency (OEE) at Natural Resources Canada, the first step to energy efficiency involves behavioural change.

“Building occupants … use energy, and their habits have a great effect,” reads the OEE’s website. “You may want to explore training and awareness opportunities for your staff.”

The Energy Training for Building Operations course offered by the Building Owners and Managers Association of British Columbia (BOMA BC) is one such opportunity. Delivered online in a self-learning format, course 22—Property Managers’ Source Book 2013

content is designed to raise energy awareness and competency through practical training that building operators can apply day to day. Upon its completion, participants can better identify and implement energy savings.

“Surveys and other research we have done suggest that having knowledgeable, skilled operating personnel in the building is a key requirement for successful energy-reduction programs,” said Paul LaBranche, executive vice-president of BOMA BC. “The [program] was designed to raise awareness about energy conservation among existing folks in the industry and to give them a good, solid understanding of energy principles they can use in their own building operations.” •

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

What members get: Newsletters and technical handbooks (design guidelines), regular meetings, membership roster.

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

BC Apartment Owners & Managers Association (BAOMA) 1847 West Broadway Avenue, Suite 203, Vancouver, B.C., V6J 1Y6 Phone 604-733-9440; fax 604-733-9420 Email questions@bcaoma.com; web www.bcaoma.com Mandate: To promote and sustain residential renting housing in B.C. through lobbying and public relations activities directed to local and provincial governments.

What members get: General assistance, phone support, tenancy forms and supplies, media resources and educational resources, discounts with trades and suppliers.

Who may join: Apartment owners and property managers with holdings ranging from one rental suite to thousands and suppliers that offer goods and services to apartment owners.

Building Officials’ Association of BC (BOABC) 3740 Chatham Street, Suite 205, Richmond, B.C., V7E 2Z3 Phone 604-270-9516; fax 604-270-9488 Email info@boabc.org; web www.boabc.org Mandate: To advance high, consistent standards of building-official practice through the professional competence of its members.

What members get: Educational programs, certification examinations.

Who may join: Provincial and municipal building inspectors and plan checkers and employees of relevant branches of government and companies in the building industry.

Building Owners and Managers Association of BC (BOMA BC) 409 Granville Street, Suite 556, Vancouver, B.C., V6C 1T2 Phone 604-684-3916; fax 604-684-4876; web www.boma.bc.ca Mandate: To act as the voice of the commercial buildings industry and promote education, professionalism and leadership for members.

What members get: Membership directory, online buying guide, leasing guide, networking meetings, professional designations, special events, total waste management recycling program.

Who may join: Individuals and firms that own, manage, lease, market, develop and plan office buildings, institutions, government agencies, industrial parks and retail centres, and suppliers and providers of professional services.

Property Managers’ Source Book 2013—23

Associations Condominium Home Owners’ Association (CHOA) 624 Columbia Street, Suite 202, New Westminster, B.C., V3M 1A5 Phone 604-584-2462 (toll-free 877-353-2462); fax 604-515-9643 Email info@choa.bc.ca; web 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: Any strata corporation with a residential component, including mixed commercial/residential, highrise condominiums, leasehold stratas, townhouses, bare-land stratas and duplexes.

National Association of Industrial and Office Properties (NAIOP), Vancouver chapter 211 Columbia Street, Suite 102, Vancouver, B.C., V6A 2R5 Phone 604-601-5106; fax 604-681-4545 Email office@naiopvcr.com; web www.naiopvcr.com Mandate: To provide communication, networking and business opportunities for real estate-related professionals within the local commercial market.

What members get: Continuing education, networking opportunities, library resources, social events.

Who may join: Professionals in/associated with the real estate industry.

Professional Association of Managing Agents (PAMA) 2025 West 42nd Avenue, Suite 340, Vancouver, B.C., V6M 2B5 Phone 604-267-0476; fax 604-267-0479; web 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, news on topical issues.

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

Rental Owners and Managers Association of BC (ROMS BC) 830B Pembroke Street, Victoria, B.C., V8T 1H9 Phone 888-330-6707; fax 877-382-6006; web www.romsbc.com Mandate: To provide services, products and representation to help members succeed as rental owners.

What members get: Immediate response to questions by phone anywhere in B.C., legal forms, bi-monthly news magazine, insurance designed specifically for owners of small rental properties.

Who may join: All owners and managers of residential rental property in B.C. 24—Property Managers’ Source Book 2013

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

Source: Business in Vancouver

Company

Partial list of properties managed

Head office

Year founded

Total sq. ft. managed in 2012

1

Bentall Kennedy (Canada) LP

Bentall Centre, Bentall Tower 5, 1075 West Georgia, 1050 West Pender, Broadway Tech Centre, 3030 East Broadway, Imperial Square, Willowbrook Shopping Centre, Park and Tilford, Airport Executive Park, Sun Life Building, Evergreen Building

Vancouver

1911

15,216,795

2

Colliers International

NP

Vancouver

1898

8,169,0001

3

Beedie Group

Home Depot, Brewers Distributors Ltd., Tree of Life, Caterpillar Logistics Services

Burnaby

1954

7,936,820

4

Tonko Realty Advisors/ Redcliff Realty Management2

Willingdon Park, Capilano Business Park, 1333 West Broadway, 3100 Production Way, 1285 West Broadway, Cross Roads, Glenwood Industrial Estates

Calgary

1985

6,501,8913

5

Ivanhoe Cambridge Inc.

Guildford Town Centre, Mayfair Shopping Centre, Metropolis at Metrotown, Metrotower Office complex, Oakridge Centre, Richmond Centre, Woodgrove Centre

Montreal

1960

5,972,386

6

GWL Realty Advisors

Park Place, Vancouver Centre, Commerce Place, 840 Howe, Crestwood Corporate Centre, Northwoods Business Park, Knightsbridge Business Park, Millstream Village, Poco Place Shopping Centre

Winnipeg

1891

5,812,393

7

Morguard Investments

1500 West Georgia, 333 Seymour, 865 Hornby, 111 Dunsmuir, 3383 Gilmore Way, South Fraser Distribution Centre, Marine Drive Industrial Centre, Coquitlam Centre, Sevenoaks Shopping Centre, Cottonwood Mall

Toronto

1973

5,633,325

8

Canreal Management Corp.

Kingswood Industrial Park, Fleetwood Town Square, Guildford Village Square, Kingswood Business Park

Vancouver

1979

5,008,278

9

Dorset Realty Group Canada Ltd.

Industrial parks, VIP warehouses, Seafair Mall, Cambie Plaza, Sunshine Hills Centre, Acrkroyd Plaza, Blundell Centre, Ladner Centre, Randall Building, Medical Arts Building

Richmond

1975

4,900,000

10

Cadillac Fairview Corp.

PricewaterhouseCoopers Place, The Station, Waterfront Centre, Granville Square, Pacific Centre, HSBC Building, TD Tower, Canaccord Tower, 777 Dunsmuir, 700 West Pender, 750 West Pender, 701 West Georgia

Toronto

1968

4,264,586

Sources: Interviews with above firms and BIV research.

NP - Not provided 1 - 2011 figure 2 - Merged in October 2011 3 - Includes both Tonko and Redcliff properties

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

Researched by Richard Chu: lists@biv.com.

Property Managers’ Source Book 2013—25

Emergency Resources

Crisis phone lines and online links Reporting and recovery Police, fire, ambulance: 9-1-1 Provincial emergency reporting in B.C.: 800-663-3456; www.pep.bc.ca BC Centre for Disease Control: 604-707-2400; www.bccdc.ca Emergency Social Services: 800-585-9559; www.ess.bc.ca Power outages and emergencies: 888-POWERON (769-3766), *HYDRO (*49376) on cell (BC Hydro 24-hour line) WPS Disaster Management Solutions Ltd.: 800-545-9028; www.wps-plan.com Online resources Emergency Info BC: www.pep.bc.ca Maintains awareness, preparedness, response and recovery programs to reduce the human and financial costs of emergencies and disasters. Also, the BC Inter-Agency Emergency Preparedness Council oversees B.C.’s emergency management activities; www.pep.bc.ca/iepc/iepc.html has links to ministries with emergency management responsibilities.

Public Safety Canada: www.publicsafety.gc.ca Builds and implements national policies for emergency management and national security.

Emergency Preparedness for Industry and Commerce Council: www.epicc.org Promotes preparedness within the business community.

Metro Vancouver Electoral Area A Emergency Response: www.metrovancouver.org/planning/emergency Metro Vancouver is responsible under provincial legislation for emergency planning and response in Electoral Area A. Integrated Partnership for Regional Emergency Management: www.iprem.ca Works to improve emergency management at all levels of government in Metro Vancouver.

St. John Ambulance: www.sja.ca Charitable organization providing first-aid training and community service.

Canadian Centre for Occupational Health and Safety: www.ccohs.ca Promotes safe, healthy workplace environments by providing information and advice about occupational health and safety.

Accountants/accounting services

26—Property Managers’ Source Book 2013

Air conditioning

Office: (604) 244-2225 Fax: (604) 244-2255 STOLZ MSS Inc Unit 111 4268 Lozells Ave Burnaby, BC V5A 0C6 www.stolzmss.com

Your Complete Industrial Commercial HVAC and refrigeration specialists “We design and build systems that work” • Preventative Maintenance Programs • Electronic Dispatch & Reporting • Boilers, Chillers, Cooling Towers • Multi Zones, Make Up Air • Rooftop HVAC Equipment • Heat Pumps, Hydronic Systems & Pumps • Controls Complete HVAC Mechanical Solutions specializing in Commercial, Retail, Warehouse, Municipal and Recreation Facilities At STOLZ we provide effective preventative maintenance programs individually tailored to meet the exact needs of your equipment, operating environment and operating budget.

SOLUTIONS THAT WORK Heating, Ventilation, Air Conditioning, Refrigeration, Energy Management, Building System Audits, Equipment Life Cycle Analysis, Installation, Design, Sales, Service Property Managers’ Source Book 2013—27

Air conditioning 1490 VenAbles street VAnCouVer, b.C. V5l 4X8 telepHone: (604) 255-2461 FAX: (604) 255-5145

RefRigeRation & aiR Conditioning Co. Ltd.

Providing HVAC & Refrigeration service to Vancouver’s building management community since 1957.

From office building installations to specialized computer and industrial environments, we offer a full selection of retrofit and upgrade services for HVAC systems. In addition, we offer multiple levels of planned maintenance support for all our services to maximize your refrigeration and cooling system investment.

engineering + design + drafting + design build+ 24 hr service + planned maintenance + online access to account service history tel:

(604) 255-2461 toll free: 1-800-774-5411 www.broadwayrefrigeration.com

28—Property Managers’ Source Book 2013

Appraisers iCi appRaisals Property Valuations for IFRS, Asset, Mortgage Financing, Sale, Estate or Litigation Purposes.

Real estate appRaiseRs Consultants & tax agents

2nd Floor, 602 W. Hastings st., VancouVer, B.c. V6B 1P2 WWW.bcappraisers.com

604-689-1233

pRo FoRma analysis Analyze Rents and Detailed Operating Costs Relative to Markets to Maximize Return on Investment. pRopeRty taxes Review Assessments; Negotiate with Assessor; File Appeals.

Consulting Depreciation Reports • Expropriations • Insurance Valuations Due Diligence Reports • Land Lease Negotiations Community Amenity Contribution Negotiations.

Blinds/window coverings The smarT choice since 1952 Quality blinds don't cost you…

They save you!

• Custom-made 1" and 2" venetians • Wood blinds • Roller shades • Vertical blinds • Draperies Cleaning • Repairs • Parts • Sales

604 874-1121

www.venetianblindcentre.ca 331 West 7th Avenue, Vancouver (Parking in back) Commercial and residential • Pick up and delivery available

BE EARTHQUAKE READY Did you know? We live in an earthquake-active region, where over 1,200 small earthquakes are recorded annually. There is a real risk that one of these could be “the big one.” Look for earthquake safety and preparedness tips throughout this book.

Property Managers’ Source Book 2013—29

Building envelope

• Complete Building Envelope Restoration • Cladding Replacements & Upgrades • Premium Panel Siding Systems • Balcony & Roof Membranes • Multi-Family, Commercial, Institutional

www.columbiarestorations.ca | 604.574.1580 | info@columbiarestorations.ca

Building envelope maintenance • Quality • Innovations • Service Bonded and Insured I HPO Certified

Duraseal is a Specialty Contractor that has provided quality construction solutions since 1989.

Duraseal specializes in: • Construction Management • Building Envelope Maintenance and Waterproofing • Window and Glazing Replacement or Rehabilitation

• Sealant and Coatings Application • Concrete Repair and Injection • Industrial Solar Panel Installation • Industrial Floor Coatings • Asbestos Abatement

Phone: 604.472-1919 Fax: 604.472.1917 E-mail: info@duraseal.ca #306-2071 Kingsway Avenue, Port Coquitlam, BC V3C 6N2

www.duraseal.ca Gates, sectional doors, dock levelers Rolling doors, specialty work 24-hour service

20

%

off

Up to $1,000 repairs

604 888-6116 • valmartdoors.com

30—Property Managers’ Source Book 2013

Building maintenance

Five Star Service.

Five Star Maintenance.

BC's largest building maintenance firm specializing in servicing residential and strata buildings

Full building maintenance, caretaker and janitorial services tailored to fit your unique needs for residential/strata buildings.

201 – 2555 Commercial Drive, Vancouver BC V5N 4C1 T: 604-435-0515 F: 604-435-0516 E: info@fivestarbc.ca W: www.fivestarbc .ca

Building maintenance

K.C. Cleaning & Restoration Specializing in: Carpet Cleaning • Upholstery Cleaning Blind Cleaning • Blind Manufacture Strip & Wax Floors • Tile & Grout Cleaning Construction Cleaning • Flood Restoration 604-809-2065 • www.kccleaning.ca Eco Friendly Products • State-of-the-Art Machines We’re Not the Biggest “Just the Best”

Building maintenance

Let us make your building CLEAN & GREEN CONTRACT CLEANING • CARPET CLEANING • WINDOW CLEANING PRESSURE WASHING • POWER SWEEPING Try out our professional customized services. Allow our integrated cleaning system to reduce your cleaning costs while improving your indoor air quality.

Ask how you can audit the cleaning from your desktop with our Cleantelligent software Tel 604-253-4698 | Fax 604-253-5648 info@utcs.com | www.ultratechcleaning.com Professional Memberships: BOMA BCCCA CMI BCSCA PAMA

Property Managers’ Source Book 2013—31

Building maintenance

32—Property Managers’ Source Book 2013

Building maintenance

“Deep-Rooted Pride & Professionalism” A Division of Overtime Commercial Landscaping Ltd.

Servicing Greater Vancouver and the Fraser Valley Commercial/Industrial Maintenance Services 778-772-0407

info@oclservices.com www.oclservices.com

We take pride in working with Property Managers and Building Owners to create a customized plan to meet their property maintenance needs.

Ask about our portfolio pricing.

COMMERCIAL BUILDING & PROPERTY MAINTENANCE Customized Maintenance Schedules & Reports Window Washing Awning Cleaning Pressure Washing Electrical Repairs Signs and Lighting Lot Maintenance Litter Pick Up

Professional and Uniformed Staff fully insured and covered by WCB. Property Managers’ Source Book 2013—33

Building services

Chimney maintenance Vancouver Chimney Chief Ltd. • Chimney Cleaning • Repairs • Rain Caps • Duct/Dryer Vents • Apartments/Complexes • Member of the BBB • W.E.T.T. Certified Celebrating more than 30 years in business

www.chimneychief.com 1222 Frances St, Vancouver 604-251-1860 • chimneychief@shaw.ca

Commercial lighting Western Canada’s Largest Lighting Distributor LAMPS ~ BALLASTS ~ LED FIXTURES ~ HID ~ INDUCTION RETROFITS ~ REBATE CONSULTANTS Delta Head Office Phone - 604.540.4999 www.comlight.com

Specializing In Energy Efficient Solutions

34—Property Managers’ Source Book 2013

Common-area maintenance One StOp ShOpping

JanitoriaL SErviCES “Our Name Says It All” Serving the Lower Mainland since 1986

Call Nelson for a free estimate

604-644-9042

24 Hour Customer Service

Better Image provides a full range of Property Services, ensuring cost-effective and worry-free maintenance of your Retail, Commercial, Industrial or Multi-Residential Properties. We are based throughout the Lower Mainland – with crews and equipment strategically located, allowing quick response to all service requests.

Better Image has designed and refined property maintenance programs to ensure that your properties receive the best possible service, regardless of size or location. Our broad scope of services means you can rely on us for most of your property needs, and our reputation allows you to rest assured that the property is being serviced and maintained to your exact requirements.

Services We Provide • Parking Lot & Building Perimeter Litter Control • Janitorial Services • Lighting Services • Graffiti Removal

• Lawn & Garden Maintenance • Snow Removal ( sidewalks ) • Pressure Washing • Handyman Services – Interior / Exterior

For your convenience go to our website to get a quote.

www.maintenancecrew.ca • Exterior Maintenance • Litter Control • Landscape Services Property Managers’ Source Book 2013—35

Disposal bins

Rent-a-bin • Super fast Same day service Open 7 days a week Doors 24 HOUR EMERGENCY SERVICE

604-597-4040

Repair costs spiraling out of control?

Call Door Pro and let us put our 28 years of experience to work for you.

• Maintenance service programs designed to reduce operating and repair costs • Written service reports after each visit with recommendations to improve safety reliability and security.

PARKING GARAGE DOORS – DRIVEWAY GATES – WAREHOUSE DOORS

Doors

36—Property Managers’ Source Book 2013

Doors

24

Gates, sectional doors, dock levelers Rolling doors, specialty work

HR SERViCE

1 2 3

A Valmart Door offers a wide selection of sliding, swing and overhead custom security gates.

Valmart offers maintenance contracts to assure a smooth operation and fewer repairs to your gates.

Valmart will discuss with you the best type of maintenance program you require for your situation.

Valmart Doors has been in business in the British Columbia marketplace for 36 years. This makes Valmart Doors one of the oldest established door companies serving the industrial and commercial door market.

Valmart Doors offers 24 HOUR emergency service to our industrial and commercial customer as well as our residential clients Valmart offers maintenance contracts for all types of gates & doors.

The frequency of the doors operation will usually determine the frequency of breakdowns if not the higher cost of the repairs.

Seriously consider the savings to your company with regular maintenance servicing.

114- 9644 192 St., Surrey, B. C. V4N 4C6 Phone 604 888-6116 Fax 604 888-8828 Email info@valmartdoors.com

valmartdoors.com

COUPON OFFER

20Up%toOFF $1,000 repairs

Property Managers’ Source Book 2013—37

Doors Valley All–Door Distributing Ltd. • Serving the property management community for 37 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

Doors – repair Sales, Parts & Repairs

For All Types Of Door Closers, Panic Hardware, Fire Doors, Commercial Doors, Revolving Doors & All Types Of Automatic Doors

24 HR. EmERgEncy SERvicE Authorized deAler

besam

113 – 11121 Horseshoe Way Tel: 604-272-5611 Richmond Fax: 604-272-5822 www.pacificdoor.com

38—Property Managers’ Source Book 2013

Drainage

Blue Mountain Services Ltd. Residential ▲ CommeRCial ▲ industRial

#10 – 3051 Underhill Ave. Burnaby, BC V5A 3C2

24-Hour emergency service

604-444-3711

P l u m b i n g • H e at i n g • D r a i n a g e • g e n e r a l C o n t r a C t i n g

Professional Service Work with Stratas Serving the Entire Lower Mainland Camera Work (CD provided) All plumbing repairs and replacements All heating repairs and replacements Fast response time www.bluemountainservices.com Fax: 604-444-3611

Serving the Entire Lower Mainland

Drainage

BE EARTHQUAKE READY

Tip: Prepare for an earthquake now to minimize and avoid injury and property damage.

Property Managers’ Source Book 2013—39

Drainage Best Rates in Town!

www.papaplumbing.ca • Flood Restoration • Plugged Drains Unclogged • Drain Tile & Sewer Lines • High Pressure Flushing • Sump Pump Service 24 hour • Yard Drainage EMERGENCY 604-437-PAPA (7272)

SERVICE 7 DAYS A WEEK

Certified Plumbers & Gas Fitters • Quality Workmanship

Duct cleaning

LTD. Specializing in:

• Furnace & Air Conditioning Duct Cleaning • Dryer Vent Cleaning ~ Residential Buildings ~

Duct & dryer vent cleaning is the healthiest indoor improvement investment you will ever make!

• Reduces heating/maintenance costs • Helps maintain a cleaner home • Reduces fire hazards in clothes dryer • Cuts down problems with allergies or respiratory problems Call for a FREE inspection and written estimate.

Phone: 604-589-1112 Cell: 604-306-7283 E-mail: sales@Clean-Air.ca Website: Clean-Air.ca

Customer Satisfaction Guaranteed

BE EARTHQUAKE READY

Tip: Develop an action plan, identifying areas that can provide the most protection during an earthquake, escape routes and, if necessary, an off-premises meeting place.

40—Property Managers’ Source Book 2013

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 ■ Outside only cleaning • High-rise rappelling • Low rise Ladder work ■ In & Out complete cleaning ■ In-suite C.O.D. cleaning ■ Common laundry exhaust cleaning ■ Video inspections ■ Booster fan supply & install

Ventilation Cleaning ■ HVAC system cleaning ■ Hall pressure system cleaning 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 2013—41

Electrical

Electrical Startup/Commissioning Engineering Studies Pacific Powertech Inc (formerly Magna IV BC) has been offering electrical testing and commissioning services to its customers since 1994.

Please call or visit our web site to learn more about the specialized power system services that we offer.

Maintenance Plans

Emergency Services (24 Hr) Electrical Field Services

Energy/Power Quality Audits Troubleshoot/Diagnostics

Safety Planning Assistance Equipment Refurbishing

Contact us with your electrical system questions or requirements 604.944.6697 (24 HR) www.pacificpowertech.ca

Energy management

Increase the Value of Your Building!

And do it with a Payback of Less Than Three Years!

Kemp Agencies Limited In conjunction with Camus Hydronics Ltd.

Let Kemp Agencies increase the energy efficiency of your building hot water heating system and/or domestic hot water heating system with an upgrade of your existing hot water boilers to a condensing or near-condensing high efficiency hot water boiler by Camus Hydronics Ltd. Not only Save Operating Costs but also Increase the Value of your Building Asset.

Kemp Agencies is pleased to introduce the new Camus DynaForce and DynaMax Fully Condensing Hot Water Boilers with effciencies to 97%

For more info on how a DYNAFLAME HIGH-EFFICIENCY BOILER can increase performance and save money, contact: KEMP AGENCIES LIMITED PHONE: 1.604.876.9297 ext. 137 3590 Commercial Street FAX: 1.604.876.1199 Vancouver, BC V5N 4E9 TOLL FREE: 1.800.663.6169 ext. 137 42—Property Managers’ Source Book 2013

Fire protection

Fraser Valley

Hydrant Services • Fire Hydrant Service Maintenance Programs • Emergency Repairs • Backflow Preventors Testing & Installations

Tel: 604-232-2450 / 1-877-270-9236

Fax: 604-232-2466 E-mail: fvhydrantservice@telus.net

#2135 – 13560 Maycrest Way, Richmond, BC V6V 2W9

Fire safety

Flooring

Property Managers’ Source Book 2013—43

Fuel management

44—Property Managers’ Source Book 2013

Generators

POWER GENERATION & INDUSTRIAL ENGINES

PLANNED MAINTENANCE -Dedicated Preventative Maintenance Programs -Dedicated Product Support Specialists 24/7 -Fuel Polishing -CSA 282-09 / ASTT -Custom Maintenance Packages Available -Factory Trained Service Technicians -Extensive Parts Inventory PORT COQUITLAM

PRINCE GEORGE

NANAIMO

1-800-374-6766 INFO@SIMSON-MAXWELL.COM

Property Managers’ Source Book 2013—45

Heating

KPH

KEITH PLUMBING & HEATING CO LTD 100 Year Anniversary 1911 - 2011

604-988-5241 Fax: 604-988-5399

Commercial - Industrial - Residential 24 Hour Emergency Service Calls

For all your plumbing, heating, refrigeration & A/C needs Preventative Maintenance Service • Plumbing • Draining Heating • Boilers • Gas • A/C • Controls • Refrigeration #1 - 40 Gostick Place, North Vancouver, V7M 3G3

Heating

BE EARTHQUAKE READY

Tip: Make sure evacuation routes and emergency exits are clearly marked and well lit.

46—Property Managers’ Source Book 2013

Heating Best Rates in Town!

www.papaplumbing.ca • Furnaces • Boilers • Hot Water Heating • Hot Water Tanks • Air Conditioners & Heat Pumps • Yard Drainage 604-437-PAPA (7272)

24 hour

EMERGENCY SERVICE 7 DAYS A WEEK

Certified Plumbers & Gas Fitters • Quality Workmanship

Heating/HVAC

Spears

“The Pump Service Centre” Quality Service Since 1960

SALES & SERVICES LTD. COMMERCIAL • INDUSTRIAL • RESIDENTIAL BOILERS • MOTORS • CONTROLS PUMPS – SUBMERSIBLE / HVAC / FIRE /WELL / BOOSTER • SALES • INSTALLATION • SERVICE • CONSULTATION • MAINTENANCE • TECHNICAL DESIGN 9,000 Sq. Ft. Parts, Repair, and Warranty Service Facility 24-Hour Fully Equipped Mobile Service Fleet

(604) 872-7104 Local 122 Toll Free: 1-800-663-6169 • Fax: (604) 872-7102 3586 Commercial St., Vancouver, BC V5N 4E9 Phone: (604) 513-2445 • Fax: (604) 513-2446 Unit #11, 19725 Telegraph Trail, Port Kells/Langley, BC Monday-Friday 7:30-5:00 www.spearssales.com

enterprise Mechanical systeMs pluMbing, heating & gas fitting

Commercial • Residential • High Quality of • Plumbing, Heating Professional Service • Bonded/Insured Gas Contractor • Reasonable Rate • Repiping Phone: 604-931-7575 • Fax: 604-936-3997 • Cell: 604-612-4347 Property Managers’ Source Book 2013—47

Heating

Universal Heating Ltd

PLUMBING, HEATING & AIR CONDITIONING

Your boiler service and replacement specialists

24 HOUR SERVICE Free Estimates Reasonable Rates

604.873.3551

Since 1975

FAX – 604-248-1700

www.universalheating.ca

HVAC

McQuay Service

Your One Source for Comprehensive HVAC Service Flexible – Cost Effective – Responsive Planned Maintenance, Emergency Repairs, Equipment Modernization, Equipment Replacement, Sustainable Systems, Capital Budgeting 203 – 8988 Fraserton Court, Burnaby, B.C. V5J 5H8 ph: 604.419.0629 fax: 604.419.0631 service.vancouver@mcquay.com

HVAC

Complete heating, ventilation and air conditioning service for your strata, apartment complex or commercial building. Licensed Boiler, Electrical and Gas Contractor. Preventative maintenance, upgrades or emergency repairs to your mechanical systems.

Phone 604-942-2313, Fax 604-942-2316 email stan@system-ex.com

24 Hour SErviCE

48—Property Managers’ Source Book 2013

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 2013—49

HVAC Trane improves the performance of buildings around the world.

Trane provides an optimal indoor building environment through the use of efficient heating, ventilation and air conditioning systems, contracting services, as well as parts support for commercial buildings.

For more information, contact: 1-604-473-5600 or visit us at www.trane.com

Insurance

CONSTRUCTION

PUBLIC SECTOR

REAL ESTATE

MANUFACTURING

Local Ownership – Global Reach Madison Centre 700 - 1901 Rosser Avenue Burnaby, BC V5C 6R6

Telephone: 604-294-3301 Toll Free: 1-800-263-3313

www.cmwinsurance.com

BE EARTHQUAKE READY

Tip: Emergency kit items include food and water, a batterypowered radio, flashlights, extra batteries, tools, first-aid supplies and blankets.

50—Property Managers’ Source Book 2013

Insurance LEADERS IN CONDOMINIUM AND CONSTRUCTION INSURANCE

BFL CANADA INSURANCE SERVICES INC. RISK MANAGEMENT AND INSURANCE SERVICES Tel: 604-669-9600

www.BFLCANADA.ca

Fax: 604-683-9316

Vancouver - Kelowna - Calgary - Winnipeg - Toronto - Ottawa - Montreal - Quebec City - Halifax

Janitorial Offering Sustainable Solutions for Today’s Building Management Professionals Take your building to new heights with Alpine’s Sustainable Cleaning Program. With over 25 years of experience, Alpine combines a proven track record with the latest in environmentally preferable cleaning alternatives. We combine traditional janitorial and maintenance services with enhanced programs to address Indoor Air Quality, Cleaning Chemistry and Sustainable Solutions to improve recycling both within the office and the sanitary facilities at your sites. Providing full-service building cleaning while maintaining an environment safe for even the most sensitive individuals, let Alpine Building Maintenance help bring your customers a workplace that feels like home. www.alpineservices.ca

|

T: 604.821-1541

|

F: 604.821-1545

|

C: 778.231.7364

Janitorial

Property Managers’ Source Book 2013—51

Janitorial CLEANING SERVICES LTD

Experience You Can Trust

Tel: 604 - 252 - 9599 • Commercial • Industrial • Retail

• Complete Janitorial Services • Exterior Maintenance

• Pressure Washing • Window Cleaning

Coastline is your “Solution Expert” since 1997 www.coastlineclean.ca

Janitorial Encore Facilities Management Group Inc.

604-973-0213

www.encorefacilities.com info@encorefacilities.com

• Complete expert janitorial services • Green cleaning • Day porter service • Window and high window cleaning • Emergency clean-ups • Carpet cleaning • Landscaping • Hard surface floor care • Lighting • Parking lot cleanup

Janitorial

Marathon Janitorial Services & Supplies Your One Stop Cleaning Shop

604-538-3575 phone 604-538-3565 fax

#103 – 2343 156th St Surrey admin@marathonjanitorial.com

52—Property Managers’ Source Book 2013

Floor & Carpet MaintenanCe power washing, windows & gutters initial & CoMplete Janitorial serviCes apartMent, Condo, & strata Cleaning

janitorial SupplieS BrooMs, Mops, BuCkets garBage Bags, paper produCts CoMMerCial Cleaners & CheMiCals

Janitorial

Real Eco Cleaning & Maintenance Ltd. Great results with a healthy choice.

Quality commercial cleaning services • general janitorial • pressure washing • dry/wet carpet cleaning • complete floor care • flood cleanup • power scrubbing & sweeping • blind cleaning and blind sales • snow removal Eco combines a holistic approach to a cleaner, safer and more sustainable environment with our commitment to your business needs.

CO C L E A N

RE

LE

IN G

A

Call our office at 604.558.3358 for detailed service information or to learn how our services are kind to the environment. www.real-eco.ca

ECO PURE

Janitorial Building Relationships for Life by Exceeding our Client’s Expectations

Security Guards • Mobile Patrols Alarm Response • Private Investigations Security Consultants • Concierge Parking Enforcement Services Remote Video Monitoring Janitorial Services • Landscaping An ISO 9001 Certified Company t: 604 579 0166 • info@securedsecurity.com • www.securedsecurity.com

Property Managers’ Source Book 2013—53

Janitorial

Let us make your building CLEAN & GREEN CONTRACT CLEANING • CARPET CLEANING • WINDOW CLEANING PRESSURE WASHING • POWER SWEEPING Try out our professional customized services. Allow our integrated cleaning system to reduce your cleaning costs while improving your indoor air quality.

Ask how you can audit the cleaning from your desktop with our Cleantelligent software Tel 604-253-4698 | Fax 604-253-5648 info@utcs.com | www.ultratechcleaning.com Professional Memberships: BOMA BCCCA CMI BCSCA PAMA

Janitorial Contact your Wood Wyant Account Manager and quickly discover the value of working with the leaders. woodwyant.com | info@woodwyant.com | 1 800 361-7691

The Experts in Sanitation Solutions

Janitorial/facilities systems

Western Canada’s premier facility services provider Alberta: SerVantage Services Inc. Suite 308, 301 - 14th Street SW Calgary, AB T2N 2A1 Tel: 403.263.8170 Fax: 403.263.4189

www.servantage.ca 54—Property Managers’ Source Book 2013

British Columbia: SerVantage Services Corp.

101-245 Fell Avenue North Vancouver, BC V7P 2K1 Tel: 604.985.7141 Fax: 604.985.8140

info@servantage.ca

Junk removal

Landscaping SINCE 1989

GET MORE THAN YOU PAY FOR

• Certified Landscape Horticulturist on site • Servicing Greater Vancouver: Strata, Co-op and Commercial • All aspects of landscape maintenance – customized to your needs • Friendly and professional • Industry Insured; WCB coverage • Reasonable rates

Cell 604-729-0556 | Office: Phone/Fax 604-585-0442 Security Guards Mobile Patrols Alarm Response Private Investigations Security Consultants

Building Relationships for Life by Exceeding Parking Enforcement Services our Client’s Expectations

Remote Video Monitoring Janitorial Services Landscaping Concierge

t: 604 579 0166 • info@securedsecurity.com • www.securedsecurity.com Property Managers’ Source Book 2013—55

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 “Deep-Rooted Pride & Professionalism”

Professional and Uniformed Staff fully insured and covered by WCB. 56—Property Managers’ Source Book 2013

Landscaping

Terra Firma

Lawn & Garden Services

Professional Landscape Maintenance

Serving the Lower Mainland since 1992

COMMERCIAL • INDUSTRIAL • STRATA

Experienced, courteous and uniformed crews Quality work and personal service guaranteed • Fully insured and WCB covered

Contact us for a free estimate! terrafirmalawnandgarden.ca 604.761.LAWN (5296)

Legal services

Timely. effecTive. efficienT.

Make Borden Ladner Gervais LLP your first call to handle all your legal needs. We can assist on all property management issues including lease negotiations, lease enforcement and service contracts.

For more information, please call: mark lewis | Partner | Commercial Real Estate 604.640.4143 | mlewis@blg.com Blair Rebane | Partner | Litigation 604.640.4130 | brebane@blg.com Calgary | Montréal | Ottawa Toronto | Vancouver | Waterloo Region Lawyers | Patent & Trade-mark Agents Borden Ladner Gervais LLP is an Ontario Limited Liability Partnership.

blg.com

Lighting

Vancouver 1-877-378-0111 Victoria 1-800-372-0111

albritelighting.com Property Managers’ Source Book 2013—57

Locksmithing

Maintenance

Genguard Generator Planned Maintenance Finning has the right tools and the right people to keep you running.

CSA-282 & Z32 Compliant • 5 Year Service Inclusive of Meggar Testing • ATS Maintenance and Infrared Scanning • Engine Tune Up • Load Bank Testing • S.O.S. Fluid Analysis • Battery Replacement • Fuel Polishing • Generator Cleaning • Cooling System Maintenance • Upgrades & Repairs • Replacement Generator Sales • Comprehensive Rental Fleet Government Certified Technicians (ASTT Certified) 24/7 Service

Contact us today: 1-888-finning 1-888-346-6464 Genguard Dispatch: 604-231-3936

BE EARTHQUAKE READY

Tip: Bolt file cabinets, bookshelves and heavy equipment to structural walls. Secure top-heavy furniture, appliances, computers and other items against movement.

58—Property Managers’ Source Book 2013

Overhead doors

Overhead Door Company of Vancouver 4263 Phillips Avenue, Burnaby, BC V5A 2X4 Tel: (604)420-4411 Fax: (604)420-5749 www.overheaddoor.ca

24 hour emergency service 604-420-4411 Complete Security Parking Door Installations Access Control Systems Preventative Maintenance Programs Overhead Doors Rolling Steel Doors Electric Operators Radio Transmitters and Receivers

Members of the Canadian Door Institute and the Greater Vancouver Home Builders Association Property Managers’ Source Book 2013—59

Mats

Painting

ALL CANADIAN PAINTING A Great Start to a Perfect Finish

A. C. P. Serving the Lower Mainland

Multi-Residential Stratas All work Commercial & Industrial guaranteed Single Residential Projects Interior/Exterior 778-RE-PAINT (778-737-2468) • Power Washing www.allcanpaint.com • Caulking 604-377-0640 • Waterproofing We match or beat competitor prices

Painting

60—Property Managers’ Source Book 2013

Painting

C W

C W Painting 2000 Ltd.

• Multi-Residential & Strata Property Management • Concrete Restoration & Epoxy Coatings • Weatherproofing Systems • We Do Complete Renovations Ph: 604-671-0425 Fx: 604-468-8555 E-mail: cwpainting2000@shaw.ca

Painting

• Strata • Commercial • Interior/Exterior • High Rise • Residential Complexes

604.876.3305

www.prostarpainting.com Painting

Remdal Painting & RestoRation inc.

• Townhouse & Apartment Repainting • Hi-Rise & Special Access Expertise • Concrete Restoration & Floor Systems • Interior Painting & Renovations Ph: 604-882-5155 www.remdal.com Serving Greater Vancouver since 1974 Property Managers’ Source Book 2013—61

Painting • Strata & MultiResidential, • Commercial & Industrial • High Rises & Towers • Interiors & Residential

Raising industry standards, one coat at a time.

604-732-4223

Finalist Marketplace Excellence Award Trust

•

Performance

•

Integrity

www.Painter.ca Parking enforcement Building Relationships for Life by Exceeding our Client’s Expectations

Security Guards • Mobile Patrols Alarm Response • Private Investigations Security Consultants • Concierge Parking Enforcement Services Remote Video Monitoring Janitorial Services • Landscaping An ISO 9001 Certified Company t: 604 579 0166 • info@securedsecurity.com • www.securedsecurity.com commercial and residential painters specializing in multi-unit complexes

604.542.5064

www.warlinepainting.ca 62—Property Managers’ Source Book 2013

Parking management Parking Management Services Consulting Service Contracts Manpower Contacts

1

Vinci Park 1440 West Pender Street Vancouver, BC V6G 2S2

www.vincipark.ca www.vinciparkcanadaplace.ca

Phone: 604-684-6634 Fax: 604-684-6186 vinciparkvancouver@vincipark.ca

Parking management Providing Parking Management Services for Public and Privately owned facilities since 1948.

Trusted. Dependable.

604 682 6744

EasyPark offers solutions that work. www.easypark.ca

Friendly, Affordable & Convenient Parking!

Look for the orange

Pest control

Property Managers’ Source Book 2013—63

Pest control

64—Property Managers’ Source Book 2013

Pest control

Why pay more?

Environmentally safe

Residential • Commercial • Industrial • 7 Days Service • Written Guarantee University Trained Specialists • Government Licensed and Certified Fully Bonded • Unmarked Vehicles • Free Estimates • Bed Bugs Treatments

Guaranteed pest control at a fair price.

Vancouver

East Vancouver & Burnaby

604-730-9202

604-434-8501 IPM Services Inc. 23 Years of Pest Management Experience

E-mail: ipm.pestcontrol@shaw.ca

Plumbing

Blue Mountain Services Ltd. Residential ▲ CommeRCial ▲ industRial

#10 – 3051 Underhill Ave. Burnaby, BC V5A 3C2

24-Hour emergency service

604-444-3711

P l u m b i n g • H e at i n g • D r a i n a g e • g e n e r a l C o n t r a C t i n g

Professional Service Work with Stratas Serving the Entire Lower Mainland Camera Work (CD provided) All plumbing repairs and replacements All heating repairs and replacements Fast response time www.bluemountainservices.com Fax: 604-444-3611

Serving the Entire Lower Mainland BE EARTHQUAKE READY

Tip: Duplicate and store your property’s vital records off site.

Property Managers’ Source Book 2013—65

Plumbing

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.

604-515-9330 / Fax 604-515-9340

BMS is the best solution to your plumbing problems.

Plumbing

Repiping

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

With over 900 successfully completed projects, our goal is to give you the best repiping experience.

2140 – 21000 Westminster Hwy, Richmond, BC 604.279.0901 • info@brightermechanical.com www.brightermechanical.com

BE EARTHQUAKE READY

Tip: Take a first-aid course. It could save lives.

66—Property Managers’ Source Book 2013

Plumbing RE-PIPING SPECIALISTS Cambridge Specializes in Re-Piping Apartment Buildings and has Re-Piped over 400 totalling more than 17,000 suites.

We offer full restoration of all finishes: drywall, painting, etc.

“TEAMWORK”

Plumbing

Drywall

Painting

tiles

Organized, professional and providing quality workmanship on schedule and on budget, since 1967.

For a complimentary evaluation call, 604.872.2561 SINCE

1967

4343 Fraser St., Vancouver, BC V5V 4G4 TEL: 604.872.2561 FAX: 604.877.1602 info@cambridgeplumbing.com | www.cambridgeplumbing.com

Plumbing

enterprise Mechanical systeMs pluMbing, heating & gas fitting Commercial • Residential • High Quality of • Plumbing, Heating • Bonded/Insured Gas Contractor Professional Service • Repiping • Reasonable Rate

Phone: 604-931-7575 • Fax: 604-936-3997 • Cell: 604-612-4347

Plumbing

KPH

KEITH PLUMBING & HEATING CO LTD 100 Year Anniversary 1911 - 2011

604-988-5241 Fax: 604-988-5399

Commercial - Industrial - Residential 24 Hour Emergency Service Calls

For all your plumbing, heating, refrigeration & A/C needs Preventative Maintenance Service • Plumbing • Draining Heating • Boilers • Gas • A/C • Controls • Refrigeration #1 - 40 Gostick Place, North Vancouver, V7M 3G3 Property Managers’ Source Book 2013—67

Plumbing

Plumbing

BE EARTHQUAKE READY

Tip: A practice earthquake drill once a year is an excellent safety measure.

68—Property Managers’ Source Book 2013

Plumbing

Best Rates in Town!

• • • • • • • • • • • •

Hot Water Tanks Drain Cleaning Plugged Drains Unclogged Drain Tile & Sewer Lines Main Water Lines Toilets Sinks Faucets Garburators High Pressure Flushing Sump Pump Service Video Pipeline Inspection

604-437-PAPA (7272) www.papaplumbing.ca

24 hour

EMERGENCY SERVICE

7 DAYS A WEEK

Certified Plumbers & Gas Fitters • Quality Workmanship Property Managers’ Source Book 2013—69

Plumbing

Universal Heating Ltd

PLUMBING, HEATING & AIR CONDITIONING

Your boiler service and replacement specialists

24 HOUR SERVICE Free Estimates Reasonable Rates

604.873.3551

Since 1975

FAX – 604-248-1700

www.universalheating.ca

Plumbing

Shop Online at Wolseley Express

24/7

and get access to your Wolseley Account • View net pricing • Print invoices and statements • Build draft orders • Check inventory

• Create custom lists • Check account status • Monitor order status • Take Online Training

Making it easier for you to do business!

Go to www.wolseleyexpress.com to register today Security Guards Mobile Patrols Alarm Response Private Investigations Security Consultants

Building Relationships for Life by Exceeding Parking Enforcement Services our Client’s Expectations

Remote Video Monitoring Janitorial Services Landscaping Concierge

t: 604 579 0166 • info@securedsecurity.com • www.securedsecurity.com 70—Property Managers’ Source Book 2013

Power sweeping

Your Cleaning Professionals

Sweeper scrubber Flat surface cleaner water recycling unit

• Street sweeping • Parking lot maintenance • Power scrubbing • Line painting • Construction clean up BBB member

valleypowersweep@telus.net www.valleypowersweep.com

1-888-423-8003

Since 1993

Property Managers’ Source Book 2013—71

Power washing

YOUR PROPERTY MAINTENANCE SPECIALIST

Commercial Residential Industrial Parkades

Graffiti Removal 200° Hot Water Fully Insured WorkSafe BC

778 297 7302 Fax: 604 273 1848

Email: info@pacificpowerwashing.ca 10751 River Drive, Richmond, BC V6X 1Z2

www.pacificpowerwashing.ca 72—Property Managers’ Source Book 2013

Pressure washing CLEANING SERVICES LTD

Experience You Can Trust

Tel: 604 - 252 - 9599 • Commercial • Industrial • Retail

• Complete Janitorial Services • Exterior Maintenance

• Pressure Washing • Window Cleaning

Coastline is your “Solution Expert” since 1997 www.coastlineclean.ca

Pressure washing

Let us make your building CLEAN & GREEN CONTRACT CLEANING • CARPET CLEANING • WINDOW CLEANING PRESSURE WASHING • POWER SWEEPING Try out our professional customized services. Allow our integrated cleaning system to reduce your cleaning costs while improving your indoor air quality.

Ask how you can audit the cleaning from your desktop with our Cleantelligent software Tel 604-253-4698 | Fax 604-253-5648 info@utcs.com | www.ultratechcleaning.com Professional Memberships: BOMA BCCCA CMI BCSCA PAMA

Pressure washing • Pressure washing • Concrete cleaning • Window cleaning • Graffiti & gutters

604-732-4223

www.Painter.ca Property Managers’ Source Book 2013—73

Property supplies

74—Property Managers’ Source Book 2013

Property maintenance

Re-piping

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.

604-515-9330 / Fax 604-515-9340

BMS is the best solution to your plumbing problems.

Re-piping

RE-PIPING SPECIALISTS Cambridge Specializes in Re-Piping Apartment Buildings and has Re-Piped over 400 totalling more than 17,000 suites.

We offer full restoration of all finishes: drywall, painting, etc.

“TEAMWORK”

Plumbing

Drywall

Painting

tiles

Organized, professional and providing quality workmanship on schedule and on budget, since 1967.

For a complimentary evaluation call, 604.872.2561 SINCE

1967

4343 Fraser St., Vancouver, BC V5V 4G4 TEL: 604.872.2561 FAX: 604.877.1602 info@cambridgeplumbing.com | www.cambridgeplumbing.com

Property Managers’ Source Book 2013—75

Re-piping

Repiping

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

With over 900 successfully completed projects, our goal is to give you the best repiping experience.

2140 – 21000 Westminster Hwy, Richmond, BC 604.279.0901 • info@brightermechanical.com www.brightermechanical.com

Re-piping Considering a Repipe?

Consider CuraFlo Restoring pipe and peace of mind for over fifty years ®

• Widest range of restoration options • Best warranty in the industry

Call CuraFlo 604-298-7278 www.curaflo.com/bc

enterprise Mechanical systeMs pluMbing, heating & gas fitting

Commercial • Residential • High Quality of • Plumbing, Heating Professional Service • Bonded/Insured Gas Contractor • Reasonable Rate • Repiping Phone: 604-931-7575 • Fax: 604-936-3997 • Cell: 604-612-4347 76—Property Managers’ Source Book 2013

Re-piping

Recycling Your Complete Solution to Waste Diversion anD recYcling • Recycling Collection (Single Source to Single Stream) • Waste Removal • Organics Collection • Cart and Toter Services • Front End Containers • Roll Off Containers and Bin Servicing • Compactor Sales and Rental • Demolition and Construction Waste Collection and Recycling

Free estimate

604-635-0999

www.emterra.ca

PROMOTE to building managers Showcase your services in Office Space magazine For further information, contact Katherine Butler 604-608-5158 kbutler@biv.com Property Managers’ Source Book 2013—77

Renovations

Renovations

Star Renovations 604-357-1936 Since 1985

Exterior/Interior Renovations • Maintenance & Repairs Hazardous Material Removal (Asbestos, Mould) • Water & Leak Repairs cell: 604-727-7032 | starreno.com | info@starreno.com

BE EARTHQUAKE READY

Tip: I f you are outdoors when an earthquake starts, do not enter a building.

78—Property Managers’ Source Book 2013

LEADING CANADIAN AND GLOBAL PARTNER LEADING CANADIAN AND GLOBAL PARTNER IN DAMAGE RESTORATION AND DISASTER RECOVERY SOLUTIONS IN DAMAGE RESTORATION AND DISASTER RECOVERY SOLUTIONS

Restoration LEADING CANADIAN AND GLOBAL PARTNER IN DAMAGE RESTORATION AND DISASTER RECOVERY SOLUTIONS

24/7 EMERGENCY RESPONSE 1-888-432-1123 24/7 EMERGENCY RESPONSE 1-888-432-1123

• Vancouver • Surrey • Abbotsford • Victoria • Duncan • Nanaimo • Courtenay • Kelowna • Prince George • • Vancouver • Surrey • Abbotsford • Victoria •www.belfor.com Duncan • Nanaimo • Courtenay • Kelowna • Prince George • www.belfor.com

Restoration

24/7 EMERGENCY RESPONSE 1-888-432-1123

• Vancouver • Surrey • Abbotsford • Victoria • Duncan • Nanaimo • Courtenay • Kelowna • Prince George • www.belfor.com

BE EARTHQUAKE READY

Tip: If you are indoors when an earthquake starts, do not exit the building.

Property Managers’ Source Book 2013—79

Restoration

• Complete Building Envelope Restoration • Cladding Replacements & Upgrades • Premium Panel Siding Systems • Balcony & Roof Membranes • Multi-Family, Commercial, Institutional www.columbiarestorations.ca | 604.574.1580 | info@columbiarestorations.ca 80—Property Managers’ Source Book 2013

Restoration CANADA’S EMERGENCY RESTORATION EXPERTS

• Water Extraction & Dry-out • Flood and Fire Restoration • Content Cleaning and Storage • Environmental and Bio-Hazard Clean-Up • Carpet and Upholstery Cleaning • 24/7 Emergency Response

VANCOUVER 1385 Boundary Road 604.436.1440

SURREY 24-13260 78th Avenue 604.590.1440

ABBOTSFORD CHILLIWACK 30936 Peardonville Road #5-8465 Harvard Place 604.854.5309 604.795.4884

TOLL FREE: 1.877.778.6731

www.firstonsite.ca

Restoration

Offering more than just “Restoration”

Emergency 24/7

• “Live” claim updates, anywhere, anytime • Customizable after hours Emergency Call Center • Expertise in commercial and residential to large scale business and industrial

BE EARTHQUAKE READY

Tip: The safest places to be inside a building during an earthquake are beneath sturdy furniture, beside a solid inside wall or inside an inner hallway. Attempt to stay near the core of the building. Avoid windows and heavy objects that could fall or tip over.

Property Managers’ Source Book 2013—81

Restoration

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

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

n

n

n

n

604 521-4300

www.polycreterestorations.com • 202 - 204 Cayer Coquitlam

BC.'s Recognized Experts in Concrete Repair Since 1978

Restoration

• Concrete Restorations • Cement/Stucco Repair • Parkade Restoration • Waterproofing/Caulking • Finishing Carpentry

604.876.3305

www.prostarpainting.com Restoration

Remdal Painting & RestoRation inc.

• Concrete Restoration • Hi-Rise Painting Expertise • Industrial Floor Coating Systems • Roof & Deck Membranes Ph: 604-882-5155 www.remdal.com Serving Greater Vancouver since 1974 82—Property Managers’ Source Book 2013

Restoration

Restoration

BE EARTHQUAKE READY

Tip: Once you’re in a safe place, protect your head and hold on until all motion stops.

Property Managers’ Source Book 2013—83

Restoration • Maintenance of existing surfaces • resurfacing of sierra stone / rubber stone / concrete • Waterproofing • Moss and algae treatMents

See our gallery at www.sierrastonebc.ca Email: sierrastone@shaw.ca

604-952-0505

Restoration

Specialists in disaster restoration, home/commercial renovations and property service

•

• • • •

Flood, Fire, Wind, Bio Hazard Vandalism and Vehicle Impact Water Regression 24 Hour Emergency Response Servicing the Lower Mainland & Fraser Valley TOLL FREE: 1-877-800-8541 www.yaletownrestoration.com Members of the Better Business Bureau

BE EARTHQUAKE READY

Tip: You or others may be injured after an earthquake.

Treat yourself first, then assist others.

84—Property Managers’ Source Book 2013

Roofing 21st Century roofers Ltd. Since 1978

• Residential, Commercial, Strata • New & Re-roofing, Repairs, Service • Shingles, Torch-On, Tar & Gravel • Metal Roofing Systems • Continuous Aluminum Gutters

10354-149A St, Sry V3R 4A4 www.21stcentury.ca - - - - - - - - - - - - - - - 604-581-1666

Roofing Ltd. Residential • industRial • CommeRCial Full WCB & Liability Insurance

• Asphalt & Fibreglass Shingles • Flat Roofing/Torch-on Systems • Clay & Concrete Tile Repairs • Cedar Roof Conversions

All Work Guarantee

24 Hour EmErgEncy SErvicE SErving tHE lowEr mainland

Free Written Estimates

• Internal Gutter Systems & Downspouts • Metal Flashings • Skylights • Soffit Venting • Roof Maintenance & Repairs

Setting the Standard

604-937-7730 604-942-7731 www.affiliatedroofers.ca CommerCial, industrial and multi-Family residential rooFing

Marine roofing (604) 433-4322 repairs@marineroofing.com 24 Hr emergenCy serviCe

Property Managers’ Source Book 2013—85

Roofing

CommerCial & industrial roofing 24/7 emergency response • Specializing in SinglePly and Cold Applied Systems • Free roof analysis featuring a roof condition report

www.centimark.com Call 604-521-8911 Toll-free 1-877-374-7911 CentiMark Ltd. is the One Single Source for All of Your Roofing Needs 86—Property Managers’ Source Book 2013

Roofing

BBB, RCABC, CRCA, CCN, BCAOMA & GAF Master Elite Certified Company Property Managers’ Source Book 2013—87

Roofing

Inter-Provincial Roof Consultants Ltd. provides third party, independent, professional consulting services throughout the province of British Columbia, including Vancouver Island.

Free quotations: Usually provided within 24 hours, depending on detail and complexity of project and can easily be requested online at www.iprc.ca. or by contacting our office at 604-576-5740.

Roof Condition Reporting: Surveys of existing roofs, leak investigation reporting, roof repair and replacement advice.

Depreciation Reporting (Roof Only): Provide drawings, maintenance scheduling and checklist, life expectancy reporting.

Thermography: Determine which areas are suffering from moisture ingress or determining water ingress origin. Is it really the roof leaking, or could it be the wall or window seals?

Specification Writing and Tendering: Preparation of specifications, tender documents, and tender reviews to assist in decision making.

Observation: We provide site visits while work is in progress on new construction and reroofing projects. Upon completion of the project, we perform a final roof observation and submit a final roof observation report ensuring the client that all work has been completed in accordance with specifications; or contrarily listing any/all outstanding deficiencies, thus ensuring the integrity of the application.

Inter-Provincial Roof Consultants Ltd. Phone: 604 – 576 - 5740 5828 176 St., Surrey, BC V3S 4E2 www.iprc.ca

88—Property Managers’ Source Book 2013

Roofing No TIME time OR orMANPOWER maNpower NO to do ROOFING roofiNgMAINTENANCE? maiNteNaNce? TO DO Let our Roof Maintenance Crews handle it for you.

Keeping up with routine roof maintenance may not be the first thing on your list, but it’s the first thing on ours.

Specializing in small repair and maintenance projects, our professional maintenance crews take the hassle out of these routine chores: Annual roof cleanings Drain and curb installations Joint sealing Flashing repairs and installations Emergency and non-emergency leak repairs Offering timely service and quality workmanship, our crews are available on a project or time and material basis to perform these and various other roof repair and maintenance services.

If you’d like to put our crew to work for you, or would like more information: call 604.789.8668

www.tremcoroofing.com www.tremcoroofing.com a service division of Tremco Canada

Property Managers’ Source Book 2013—89

Roofing

WESTCOAST ROOFING SYSTEMS LTD.

COMMERCIAL & RESIDENTIAL SERVICES SLOPED ROOF SYSTEMS

FLAT ROOF SYSTEMS

Metal Panel Systems

Modified Bituminous Membranes - SBS

Cedar Shakes & Shingles Asphalt Shingles Slate

90—Property Managers’ Source Book 2013

Single Ply - EPDM , TPO Built Up Roof Systems Organic & Non-organic

Roofing

25 years of professional design & installations.

604.880.6407 commercial@wrs.biz

WALL SYSTEMS

OTHER SERVICES:

Rain Screen

Leak Investigation

Waterproofing

Roof Repair Work

Cladding & Windows

Condition Reports

Sheet Metal Fabrication and Installation

Roof Management

Property Managers’ Source Book 2013—91

Roofing

604-534-8651 Roofing

Roofing consultants

www.rooftech2000.com WESTERN CANADA CHAPTER

ROOFING INSPECTORS & CONSULTANTS ASSOCIATION OF B.C.

92—Property Managers’ Source Book 2013

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 2000 has consulted on millions of square footage, on all types of existing and planned properties – commercial, institutional, industrial, educational and residential.

Security

Serving Residential and Commercial Stratas since 1997

Professional Concierge and Security Specialists * Licensed * Experienced * Flexible * 24/7 www.cmiconcierge.com 604.691.1733 Security

service-oriented security staff | comprehensive training program proven quality assurance process | innovative security solutions unique value added package | NEW parking management services

(604) 689- 4005 concordsecurity.com | concordparking.com BE EARTHQUAKE READY

Tip: After an earthquake, check telephones and hang up any receivers that have fallen off their hooks. Phone lines need to be kept open for emergency responders.

Property Managers’ Source Book 2013—93

Security integritassecuritygroup.ca info@isecuritygroup.ca T. 604.284.5538 (24 hrs.)

“Customer-oriented security service you can trust.”

• Uniformed Guard Service • Bike and Mobile Patrol • Security Consulting • Concierge/Security Services • Private Investigations • Loss Prevention Services • Mystery Shopping • Integrity Shopping

Security Building Relationships for Life by Exceeding our Client’s Expectations

Security Guards • Mobile Patrols Alarm Response • Private Investigations Security Consultants • Concierge Parking Enforcement Services Remote Video Monitoring Janitorial Services • Landscaping An ISO 9001 Certified Company t: 604 579 0166 • info@securedsecurity.com • www.securedsecurity.com

Gates, sectional doors, dock levelers Rolling doors, specialty work 24-hour service

20

%

off

Up to $1,000 repairs

604 888-6116 • valmartdoors.com

94—Property Managers’ Source Book 2013

Security

Security

604 593 5454

www.unicornsecurity.com

Call Us Today

for FREE site Assessment & Quote

| Uniformed Security Officers | Officers available on short notice | 24/7 Customer Care Center | 24/7 Emergency Response | GPS & Laptop equipped fleet | Realtime incident & Alarm Response Reports sent to your smartphone | Smart Solution for your security needs | Affordable Rates | Quality Services

BE EARTHQUAKE READY

Tip: After a quake, if you smell gas, turn it off (carefully). Check for any small fires. Turn off the main water tap if necessary. Always be aware of possible hazards, like broken glass and weakened walls.

Property Managers’ Source Book 2013—95

Security gates Extensive dealer network throughout Western

Canada provides you quality service and expert advice. Call us for a dealer near you!

•

• • • • •

Locally designed and manufactured security parking gates and hardware Complete door and automation systems Low profile, low noise, high-cycle parking gate operators Extensive dealer network High security options Retrofit applications

info@westgatedoor.com

w w w. w e s t g a t e d o o r. c o m

1 888 421 8788

105 - 2285 Queen Street, Abbotsford, BC V2T 6J3

Signs

604.598.8414

www.signsbcilluminated.com Graffiti Proof Signs

Directories

Banners

Sign Repair

Directory Changes

Stencilling

Line Painting

Engraving

Parking Passes

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.

BE EARTHQUAKE READY

Tip: For detailed information on preparing for an earthquake, visit the Provincial Emergency Program (PEP) website at www.pep.bc.ca.

96—Property Managers’ Source Book 2013

Snow removal Building Relationships for Life by Exceeding our Client’s Expectations

Security Guards • Mobile Patrols Alarm Response • Private Investigations Security Consultants • Concierge Parking Enforcement Services Remote Video Monitoring Janitorial Services • Landscaping An ISO 9001 Certified Company t: 604 579 0166 • info@securedsecurity.com • www.securedsecurity.com

Surveyors

Servicing the Entire Lower Mainland Professional Land Surveying Company Specializing in Leasing Surveys Shopping Centres | Office Towers | Warehouses Proud Member of BOMA BC

Quality Products & Services

Measurements: Retail / Office / Industrial BOMA: Floor Plans & Area Certifications

Yvon Gosselin

Lease Division Manager | 604.424.4833 YGosselin@McElhanney.com

Sustainable business solutions Don’t miss BIV’s Green Space BC magazine For further information, contact Katherine Butler (604-608-5158; kbutler@biv.com)

Property Managers’ Source Book 2013—97

Tree service

Monkey Tree Services Contemporary Experts

Serving Vancouver, Burnaby, Richmond and the North Shore

Large and Small Tree Removal/Pruning Stumpgrinding • Arborist Reporting Free Estimates/Full Insurance

604-833-2479 monkeytreeservices.com

Tree service

PACIFIC WEST TREE SERVICE INC. We Offer the Following Services: • Stump Chipping • Hazardous Tree Assessments • Removals • Thinning • Pruning • Hedge Trimming • Crown Reduction • View Trimming • Maintenance Plans • BC Hydro Certified • Certified Arborists • Utility Arborists Dedicated to providing professional and dependable tree care

Free Estimates • Fully Insured 24 Hour Emergency Service (604) 341-0651 Office: (604) 980-8334 www.pacificwesttreeservices.ca

SuStainable buSineSS SolutionS Don’t miss BIV’s Green Space BC magazine For further information, contact Katherine Butler 604-608-5158 kbutler@biv.com 98—Property Managers’ Source Book 2013

Utilities – sub-metering

Multi-unit Residential Smart Sub-metering Services

Multi-unit Residential Smart Sub-metering S

No hidden costs.

Unparalleled support.

100% Worry-free solutions.

CARMA Smart Sub-meters reduce your operating expenses and protect your investment with technology that is engineered to last the lifetime of your building – eliminating the risk of costly upgrades and replacements.

With CARMA, you invest once.

We perform for life.

Guaranteed.

1-888-298-3336

Want to learn more? Call now: CARMA Sub-metering & Billing Solutions carmaindustries.com ©CARMA Industries Inc. 2012. All rights reserved.

Property Managers’ Source Book 2013—99

Welding

Windows

PROMOTE to building managers Showcase your services in Office Space magazine For further information, contact Katherine Butler 604-608-5158 kbutler@biv.com 100—Property Managers’ Source Book 2013

Some people Save power.

Some people Save money.

The SmarT oneS geT paid money To Save power.

BC Hydro is offering substantial financial rebates to small businesses that invest in energy efficient upgrades. Upgrades that will lower your power bill and improve your bottom line. Our network of contractors can help you identify energy saving opportunities that will benefit you the most and guide you through the process.

To find out more call our business help desk at 1 866 522 4713 or visit bchydro.com/save

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

ACCREDITED BUSINESS

Turn property management into prosperity management.

At Albrite Lighting Solutions, we work closely with property managers to develop lighting solutions that can reduce overhead costs and energy bills while improving the overall quality of light in even the most challenging situations. When you work with us, it’s clear that smarter light is just smarter business. Visit us online or call an Albrite Solutions Specialist to learn more.

Vancouver 1-877-378-0111 • Victoria 1-800-372-0111

albritelighting.com

The Experts in Sanitation Solutions

The expertise of Wood Wyant could help you to: | | |

Enhance your processes to save time and costs

Reduce your ecological footprint by choosing exclusive care products and innovative work methods

Reduce the absenteeism rate in your industry by providing a healthy work environment

Contact your Wood Wyant Account Manager and quickly discover the value of working with the leaders.

Subsidiary of Sani Marc Group

woodwyant.com | green.sanimarc.com info@woodwyant.com | 1 800 361-7691

Building Relationships for Life

by Exceeding our Client’s Expectations

"The Future is Secured"

Security Guards Mobile Patrols Alarm Response Private Investigations Security Consultants Concierge Parking Enforcement Services Remote Video Monitoring Janitorial Services Landscaping

T: 604 579 0166 F: 778 574 0847 E: info@securedsecurity.com Suite 1400 Marine Building, 355 Burrard Street, Vancouver, V6C 2G8

www.securedsecurity.com An ISO 9001 Certified Company

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: 604.515.9330

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@bmsmechanical.com

Make efficiency pay From energy assessments and building re-commissioning to boiler and water heater rebates, our energy efficiency programs and incentives can improve your bottom line, now and into the future.

Program

Offer*

Efficiency Ă la Carte

up to $3,500 per appliance

Efficient Boiler (New, easy application process!)

up to $60,000

Commercial Water Heater

up to $15,000

Commercial Energy Assessment

no charge

Continuous Optimization

see website for details

For details visit fortisbc.com/efficiencypays or call toll-free 1-866-884-8833.

*Terms and conditions apply.

Increase the Value of Your Building!

And do it with a Payback of Less Than Three Years!

Kemp Agencies Limited In conjunction with Camus Hydronics Ltd. Let Kemp Agencies increase the energy efficiency of your building hot water heating system and/or domestic hot water heating system with an upgrade of your existing hot water boilers to a condensing or nearcondensing high efficiency hot water boiler by Camus Hydronics Ltd. Not only Save Operating Costs but also Increase the Value of your Building Asset.

Kemp Agencies is pleased to introduce the new Camus DynaForce and DynaMax Fully Condensing Hot Water Boilers with effciencies to 97%

For more info on how a

DYNAFLAME HIGH-EFFICIENCY

BOILER can increase performance and save money, contact:

PHONE: 1.604.876.9297 ext. 137 KEMP AGENCIES LIMITED FAX: 1.604.876.1199 3590 Commercial Street TOLL FREE: 1.800.663.6169 ext. 137 Vancouver, BC V5N 4E9 Email to merlin@spearssales.com

Indoor Air Quality is Our Business Let us show you how it can impact your business or workplace!

Our services include: • Proactive indoor air quality testing • Reactive indoor air quality investigations • Indoor air quality testing TM for LEED NC certification • Mould investigations and assessments

• Indoor air quality audit for TM LEED Existing Building (EB) certification • Hazardous material surveys (asbestos, lead paint, PCBs, etc.)

• Occupational hygiene and health and safety consulting services

310-1122 Mainland St., Vancouver, B.C. V6B 5L1 www.sterlingiaq.com Toll Free 1-877-993-9933

mglassco@sterlingiaq.com (tel) 604.681.2701 ext. 102

Commercial Commercial//Industrial Industrial//Residential Residential Flat FlatRoofing Roofing/Sloped /SlopedRoofing Roofing Re-Roofing Re-Roofing//New NewRoofing Roofing Emergency EmergencyRepairs Repairs

604-534-8651 604-534-8651 www. www.langleyroofing langleyroofing.com .com

Advertiser index: alphabetically Company

Page

Website

2000 Rooftech

pg 92

www.rooftech2000.com

21St Century

pg 85

www.21stcentury.ca

4Refuel

pg 44

www.4refuel.com

505 Junk

pg 55

www.505junk.com

Acura Landscaping

pg 55

Affiliated Roofers

pg 85

www.affiliatedroofers.ca

Air-Vac

pg 41

www.airvacservices.com

Albrite Lighting

pg 103

www.albritelighting.com

Albrite Lighting

pg 57

www.albritelighting.com

All Canadian Painting

pg 60

www.allcanpaint.com

Alpine Building

pg 51

www.alpinesersvices.ca

Assured Environmental

pg 63

www.assuredenvironmental.ca

BC Hydro

pg 101

www.bchydro.com/save

BC Site Service

pg 74

www.bcsiteservice.com

Bee-Clean

pg 51

www.bee-clean.com

Belfor

pg 79

www.belfor.com

Better Image

pg 35

www.maintenancecrew.ca

BFL Canada

pg 51

www.bflcanada.ca

BLG

pg 57

www.blg.com

blue Chip Painting

pg 60

www.bluechippainting.com

Blue Mountain Service

pg 39

www.bluemountainservices.com

Blue Mountain Service

pg 65

www.bluemountainservices.com

BMS Plumbing

pg 106

www.bmsmechanical.com

BMS Plumbing

pg 66

www.bmsmechanical.com

BMS Plumbing

pg 75

www.bmsmechanical.com

Brighter Mechanical

pg 66

www.brightermechanical.com

Brighter Mechanical

pg 76

www.brightermechanical.com

Broadway Refrigeration

pg 28

www.broadwayrefrigeration.com

Burgess Cawley Sullivan

pg 29

www.bcappraisers.com

Cambridge

pg 67

www.cambridgeplumbing.com

Cambridge

pg 75

www.cambridgeplumbing.com

Canada Mats

pg 60

www.canadamats.ca Property Managers’ Source Book 2011—i

Advertiser index: alphabetically

Company

Page

Website

Canada Trauma Scene

pg 79

www.traumascenecleanup.com

Carma

pg 99

www.carmaindustries.com

Centimark

pg 86

www.centimark.com

CMI Concierge

pg 93

www.cmiconcierge.com

CMW insurance

pg 50

www.cmwinsurance.com

Coastline Cleaning

pg 52

www.coastlineclean.ca

Coastline Cleaning

pg 73

www.coastlineclean.ca

Columbia Restoration

pg 30

www.columbiarestorations.ca

Columbia Restoration

pg 80

www.columbiarestorations.ca

Commercial Lighitng

pg 34

www.comlight.com

Concord Security

pg 93

www.concordsecurity.com; www.concordparking.com

Crown Roofing

pg 111

www.crownresidentialroofing.com; www. crownroofingltd.com

Crown Roofing

pg 87

www.crownresidentialroofing.com; www. crownroofingltd.com

Cura Flo

pg 76

www.curaflo.com/bc

CuraFlo

pg 11

www.curaflo.com/bc

CW Painting

pg 61

Door Pro

pg 36

www.doorpro.ca

DownTown Floors

pg 43

www.dtfloors.ca

DSN

pg 43

www.designsafety.ca

Dura Seal

pg 30

www.duraseal.ca

E & H Duct Cleaning

pg 40

www.clean-air.ca

EasyPark

pg 63

www.easypark.ca

Emterra

pg 77

www.emterra.ca

Emterra.ca

pg 12

www.emterra.ca

Encore

pg 52

www.encorefacilities.com

Encore

pg 8

www.encorefacilities.com

Enterprise Mechanical

pg 47

Enterprise Mechanical

pg 67

Enterprise Mechanical

pg 76

ii—Property Managers’ Source Book 2011

Advertiser index: alphabetically

Company

Page

Website

Entrance Automation

pg 38

www.entranceautomation.com

Finning

pg 58

www.finning.ca

Firstonsite

pg 81

www.firstonsite.ca

Five Star Service

pg 31

www.fivestarbc.ca

FortisBC

pg 107

www.fortisbc.com/efficiencypays

Fraser Valley Hydrant

pg 43

www.fvfireprotection.com

Goodbye Graffiti

pg 112

www.goodbyegraffiti.com

Integritas

pg 94

www.integritassecuritygroup.ca

Inter-Provincial Roofing

pg 7

www.iprc.ca

Inter-Provincial Roofing

pg 88

www.iprc.ca

IPM Services

pg 65

www.ipmpestcontrol.ca

KC Cleaning

pg 31

www.kccleaning.ca

Keith Plumbing

pg 46

www.keithplumbingandheatingcoltd.com

Keith Plumbing

pg 67

www.keithplumbingandheatingcoltd.com

kemp Agencies

pg 108

www.spearssales.com

kemp Agencies

pg 42

www.spearssales.com

Lambert Plumbing

pg 46

www.lambertplumbing.ca/biv

Lambert Plumbing

pg 68

www.lambertplumbing.ca/biv

Lanlgey Roofing

pg 110

www.langleyroofing.com

Lanlgey Roofing

pg 92

www.langleyroofing.com

Manna Plumbing

pg 68

www.mannaplumbing.com

Manna Plumbing

pg 77

www.mannaplumbing.com

Marathon

pg 52

www.marathonjanitorial.com

Marine Roofing

pg 3

www.marineroofing.com

Marine Roofing

pg 85

www.marineroofing.com

McElhanney

pg 97

www.mcelhanney.com

McQuay Service

pg 48

www.mcquay.com

Monkey Tree

pg 98

www.monkeytreeservices.com

Networx

pg 100

www.networx-excellence.com

Nikls

pg 100

www.niklsonecall.com

Nikls

pg 32

www.niklsonecall.com Property Managers’ Source Book 2011—iii

Advertiser index: alphabetically

Company

Page

Website

Nikls

pg 36

www.niklsonecall.com

Nikls

pg 39

www.niklsonecall.com

Nikls

pg 42

www.niklsonecall.com

Nikls

pg 58

www.niklsonecall.com

On Side Restoration

pg 81

www.onside.ca

Orange Bins

pg 36

www.orangebins.com

Overhead Door

pg 59

www.overheaddoor.ca

Overtime Commerical

pg 56

www.overtimelandscaping.com

Overtime Maintenance

pg 33

www.oclservices.com

Pacific Coast Installations

pg 78

www.pcibc.com

pacific Controls

pg 49

www.pacificcontrols.bc.ca

Pacific Door Closer

pg 38

www.pacificdoor.com

Pacific Heights

pg 75

www.pacificheightsinc.com

Pacific Power Washing

pg 72

www.pacificpowerwashing.ca

Pacific Powertech

pg 42

www.pacificpowertech.ca

pacific West Tree

pg 98

www.pacificwesttreeservices.ca

Papa Plumbing

pg 40

www.papaplumbing.ca

Papa Plumbing

pg 47

www.papaplumbing.ca

Papa Plumbing

pg 69

www.papaplumbing.ca

PCM Pomeroy

pg 102

www.pomeroyconstruction.com

Polycrete

pg 82

www.polycreterestorations.com

Priority Building Services

pg 34

www.cleaningservicegroup.com

Priority Building Services

pg 53

www.cleaningservicegroup.com

Prostar Painting

pg 10

www.prostarpainting.com

Prostar Painting

pg 61

www.prostarpainting.com

Prostar Painting

pg 82

www.prostarpainting.com

Reid Hurst Nagy

pg 26

www.rhncga.com

Rela Eco Cleaning

pg 53

www.real-eco.ca

Remdal Painting

pg 61

www.remdal.com

Remdal Painting

pg 82

www.remdal

Rite Group

pg 83

www.ritegroup.ca

iv—Property Managers’ Source Book 2011

Advertiser index: alphabetically

Company

Page

Website

Rite Handyman

pg 9

www.ritehandyman.ca

Samson Maxwell

pg 45

www.simson-maxwell.com

Secured Security

pg 105

www.securedsecurity.com

Secured Security

pg 53

www.securedsecurity.com

Secured Security

pg 55

www.securedsecurity.com

Secured Security

pg 62

www.securedsecurity.com

Secured Security

pg 70

www.securedsecurity.com

Secured Security

pg 94

www.securedsecurity.com

Secured Security

pg 97

www.securedsecurity.com

Servantage

pg 54

www.servantage.ca

Servicemaster

pg 83

www.servicemasterrestore.ca

Sierra Stone

pg 84

www.sierrastonebc.ca

Signs BC

pg 96

www.signsbcilluminated.com

Spears

pg 47

www.spearssales.com

Star Renovations

pg 78

www.starreno.com

Sterling IAQ

pg 109

www.sterlingiaq.com

Stolz

pg 27

www.stolzmss.com

System-Ex

pg 48

www.system-ex.com

Terra Firma

pg 57

www.terrafirmalawnandgarden.ca

The Venetian Blind

pg 29

www.venetianblindcentre.ca

Trane

pg 50

www.trane.com

Transwest Roofing

pg 2

www.transwestroofing.com

Transwest Roofing

pg 92

www.transwestroofing.com

Tremco

pg 89

www.tremcoroofing.com

Tyco Security

pg 95

www.InterconSecurity.com

Ultra-Tech

pg 31

www.ultratechcleaning.com

Ultra-Tech

pg 54

www.ultratechcleaning.com

Ultra-Tech

pg 73

www.ultratechcleaning.com

Unicorn security

pg 85

www.unicornsecurity.com

Universal Heating

pg 48

www.universalheating.ca

Universal Heating

pg 70

www.universalheating.ca Property Managers’ Source Book 2011—v

Advertiser index: alphabetically

Company

Page

Website

Valley All-Door

pg 38

www.valleyalldoordistributing.ca

Valley PowerSweep

pg 71

www.valleypowersweep.com

Valmart Doors

pg 30

www.valmartdoors.com

Valmart Doors

pg 37

www.valmartdoors.com

Valmart Doors

pg 94

www.valmartdoors.com

Vancouver Bed Bug

pg 64

www.vancouverbedbugcontrol.com; allpropestcontrol.ca

Vancouver Chimney Chief

pg 34

www.chimneychief.com

VanGuard Painting

pg 4

www.painter.ca

Vanguard Painting

pg 62

www.painter.ca

Vanguard Painting

pg 73

www.painter.ca

Vinci Park

pg 63

www.vincipark.ca

Warline Painting

pg 62

www.warlinepainting.ca

Wesgate Doors

pg 96

www.westgatedoor.com

West Coast Roofing

pg 90 & 91

www.wrs.biz

WestGate

pg 5

www.westdatedoor.com

Wolseley

pg 70

www.wolseleyexpress.com

Wood Wyant

pg 104

www.woodwyant.com

Wood Wyant

pg 54

www.woodwyant.com

Yaletown Restoration

pg 84

www.yaletownrestoration.com

vi—Property Managers’ Source Book 2011

Advertiser index: by page number

Company

Page

Website

Transwest Roofing

pg 2

www.transwestroofing.com

Marine Roofing

pg 3

www.marineroofing.com

VanGuard Painting

pg 4

www.painter.ca

WestGate

pg 5

www.westdatedoor.com

Inter-Provincial Roofing

pg 7

www.iprc.ca

Encore

pg 8

www.encorefacilities.com

Rite Handyman

pg 9

www.ritehandyman.ca

Prostar Painting

pg 10

www.prostarpainting.com

CuraFlo

pg 11

www.curaflo.com/bc

Emterra.ca

pg 12

www.emterra.ca

Reid Hurst Nagy

pg 26

www.rhncga.com

Stolz

pg 27

www.stolzmss.com

Broadway Refrigeration

pg 28

www.broadwayrefrigeration.com

Burgess Cawley Sullivan

pg 29

www.bcappraisers.com

The Venetian Blind

pg 29

www.venetianblindcentre. ca

Columbia Restoration

pg 30

www.columbiarestorations. ca

Dura Seal

pg 30

www.duraseal.ca

Valmart Doors

pg 30

www.valmartdoors.com

Five Star Service

pg 31

www.fivestarbc.ca

KC Cleaning

pg 31

www.kccleaning.ca

Ultra-Tech

pg 31

www.ultratechcleaning.com

Nikls

pg 32

www.niklsonecall.com

Overtime Maintenance

pg 33

www.oclservices.com

Priority Building Services

pg 34

www.cleaningservicegroup. com

Vancouver Chimney Chief

pg 34

www.chimneychief.com

Commercial Lighitng

pg 34

www.comlight.com

Better Image

pg 35

www.maintenancecrew.ca

Orange Bins

pg 36

www.orangebins.com

Door Pro

pg 36

www.doorpro.ca Property Managers’ Source Book 2011—vii

Advertiser index: by page number

Company

Page

Website

Nikls

pg 36

www.niklsonecall.com

Valmart Doors

pg 37

www.valmartdoors.com

Valley All-Door

pg 38

www.valleyalldoordistributing.ca

Entrance Automation

pg 38

www.entranceautomation. com

Pacific Door Closer

pg 38

www.pacificdoor.com

Blue Mountain Service

pg 39

www.bluemountainservices.com

Nikls

pg 39

www.niklsonecall.com

Papa Plumbing

pg 40

www.papaplumbing.ca

E & H Duct Cleaning

pg 40

www.clean-air.ca

Air-Vac

pg 41`

www.airvacservices.com

Nikls

pg 42

www.niklsonecall.com

Pacific Powertech

pg 42

www.pacificpowertech.ca

kemp Agencies

pg 42

www.spearssales.com

Fraser Valley Hydrant

pg 43

www.fvfireprotection.com

DSN

pg 43

www.designsafety.ca

DownTown Floors

pg 43

www.dtfloors.ca

4Refuel

pg 44

www.4refuel.com

Samson Maxwell

pg 45

www.simson-maxwell.com

Keith Plumbing

pg 46

www.keithplumbingandheatingcoltd.com

Lambert Plumbing

pg 46

www.lambertplumbing. ca/biv

Papa Plumbing

pg 47

www.papaplumbing.ca

Spears

pg 47

www.spearssales.com

Enterprise Mechanical

pg 47

Universal Heating

pg 48

www.universalheating.ca

McQuay Service

pg 48

www.mcquay.com

System-Ex

pg 48

www.system-ex.com

pacific Controls

pg 49

www.pacificcontrols.bc.ca

Trane

pg 50

www.trane.com

viii—Property Managers’ Source Book 2011

Advertiser index: by page number

Company

Page

Website

CMW insurance

pg 50

www.cmwinsurance.com

BFL Canada

pg 51

www.bflcanada.ca

Alpine Building

pg 51

www.alpinesersvices.ca

Bee-Clean

pg 51

www.bee-clean.com

Coastline Cleaning

pg 52

www.coastlineclean.ca

Encore

pg 52

www.encorefacilities.com

Marathon

pg 52

www.marathonjanitorial. com

Rela Eco Cleaning

pg 53

www.real-eco.ca

Secured Security

pg 53

www.securedsecurity.com

Priority Building Services

pg 53

www.cleaningservicegroup. com

Ultra-Tech

pg 54

www.ultratechcleaning.com

Wood Wyant

pg 54

www.woodwyant.com

Servantage

pg 54

www.servantage.ca

505 Junk

pg 55

www.505junk.com

Acura Lnadscaping

pg 55

Secured Security

pg 55

www.securedsecurity.com

Overtime Commerical

pg 56

www.overtimelandscaping. com

Terra Firma

pg 57

www.terrafirmalawnandgarden.ca

BLG

pg 57

www.blg.com

Albrite Lighting

pg 57

www.albritelighting.com

Nikls

pg 58

www.niklsonecall.com

Finning

pg 58

www.finning.ca

Overhead Door

pg 59

www.overheaddoor.ca

Canada Mats

pg 60

www.canadamats.ca

All Canadian Painting

pg 60

www.allcanpaint.com

blue Chip Painting

pg 60

www.bluechippainting.com

CW Painting

pg 61

Prostar Painting

pg 61

www.prostarpainting.com

Remdal Painting

pg 61

www.remdal.com Property Managers’ Source Book 2011—ix

Advertiser index: by page number

Company

Page

Website

Vanguard Painting

pg 62

www.painter.ca

Secured Security

pg 62

www.securedsecurity.com

Warline Painting

pg 62

www.warlinepainting.ca

Vinci Park

pg 63

www.vincipark.ca

EasyPark

pg 63

www.easypark.ca

Assured Environmental

pg 63

www.assuredenvironmental.ca

Vancouver Bed Bug

pg 64

www.vancouverbedbugcontrol.com; allpropestcontrol.ca

IPM Services

pg 65

www.ipmpestcontrol.ca

Blue Mountain Service

pg 65

www.bluemountainservices.com

BMS Plumbing

pg 66

www.bmsmechanical.com

Brighter Mechanical

pg 66

www.brightermechanical. com

Cambridge

pg 67

www.cambridgeplumbing. com

Enterprise Mechanical

pg 67

Keith Plumbing

pg 67

www.keithplumbingandheatingcoltd.com

Lambert Plumbing

pg 68

www.lambertplumbing. ca/biv

Manna Plumbing

pg 68

www.mannaplumbing.com

Papa Plumbing

pg 69

www.papaplumbing.ca

Universal Heating

pg 70

www.universalheating.ca

Wolseley

pg 70

www.wolseleyexpress.com

Secured Security

pg 70

www.securedsecurity.com

Valley PowerSweep

pg 71

www.valleypowersweep. com

Pacific Power Washing

pg 72

www.pacificpowerwashing.ca

Coastline Cleaning

pg 73

www.coastlineclean.ca

Ultra-Tech

pg 73

www.ultratechcleaning.com

Vanguard Painting

pg 73

www.painter.ca

x—Property Managers’ Source Book 2011

Advertiser index: by page number

Company

Page

Website

BC Site Service

pg 74

www.bcsiteservice.com

Pacific Heights

pg 75

www.pacificheightsinc.com

BMS Plumbing

pg 75

www.bmsmechanical.com

Cambridge

pg 75

www.cambridgeplumbing. com

Brighter Mechanical

pg 76

www.brightermechanical. com

Cura Flo

pg 76

www.curaflo.com/bc

Enterprise Mechanical

pg 76

Manna Plumbing

pg 77

www.mannaplumbing.com

Emterra

pg 77

www.emterra.ca

Pacific Coast Installations

pg 78

www.pcibc.com

Star Renovations

pg 78

www.starreno.com

Belfor

pg 79

www.belfor.com

Canada Trauma Scene

pg 79

www.traumascenecleanup. com

Columbia Restoration

pg 80

www.columbiarestorations. ca

Firstonsite

pg 81

www.firstonsite.ca

On Side Restoration

pg 81

www.onside.ca

Polycrete

pg 82

www.polycreterestorations. com

Prostar Painting

pg 82

www.prostarpainting.com

Remdal Painting

pg 82

www.remdal

Rite Group

pg 83

www.ritegroup.ca

Servicemaster

pg 83

www.servicemasterrestore. ca

Sierra Stone

pg 84

www.sierrastonebc.ca

Yaletown Restoration

pg 84

www.yaletownrestoration. com

21St Century

pg 85

www.21stcentury.ca

Affiliated Roofers

pg 85

www.affiliatedroofers.ca

Marine Roofing

pg 85

www.marineroofing.com Property Managers’ Source Book 2011—xi

Advertiser index: by page number

Company

Page

Website

Centimark

pg 86

www.centimark.com

Crown Roofing

pg 87

www.crownresidentialroofing.com; www.crownroofingltd.com

Inter-Provincial Roofing

pg 88

www.iprc.ca

Tremco

pg 89

www.tremcoroofing.com

West Coast Roofing

pg 90 & 91

www.wrs.biz

Lanlgey Roofing

pg 92

www.langleyroofing.com

Transwest Roofing

pg 92

www.transwestroofing.com

2000 Rooftech

pg 92

www.rooftech2000.com

CMI Concierge

pg 93

www.cmiconcierge.com

Concord Security

pg 93

www.concordsecurity.com; www.concordparking.com

Integritas

pg 94

www.integritassecuritygroup.ca

Secured Security

pg 94

www.securedsecurity.com

Valmart Doors

pg 94

www.valmartdoors.com

Tyco Security

pg 95

www.InterconSecurity.com

Unicorn security

pg 85

www.unicornsecurity.com

Wesgate Doors

pg 96

www.westgatedoor.com

Signs BC

pg 96

www.signsbcilluminated. com

Secured Security

pg 97

www.securedsecurity.com

McElhanney

pg 97

www.mcelhanney.com

Monkey Tree

pg 98

www.monkeytreeservices. com

pacific West Tree

pg 98

www.pacificwesttreeservices.ca

Carma

pg 99

www.carmaindustries.com

Nikls

pg 100

www.niklsonecall.com

Networx

pg 100

www.networx-excellence. com

BC Hydro

pg 101

www.bchydro.com/save

xii—Property Managers’ Source Book 2011

Advertiser index: by page number

Company

Page

Website

PCM Pomeroy

pg 102

www.pomeroyconstruction. com

Albrite Lighting

pg 103

www.albritelighting.com

Wood Wyant

pg 104

www.woodwyant.com

Secured Security

pg 105

www.securedsecurity.com

BMS Plumbing

pg 106

www.bmsmechanical.com

FortisBC

pg 107

www.fortisbc.com/efficiencypays

kemp Agencies

pg 108

www.spearssales.com

Sterling IAQ

pg 109

www.sterlingiaq.com

Lanlgey Roofing

pg 110

www.langleyroofing.com

Crown Roofing

pg 111

www.crownresidentialroofing.com; www.crownroofingltd.com

Goodbye Graffiti

pg 112

www.goodbyegraffiti.com

Property Managers’ Source Book 2011—xiii

Notes

xiv—Property Managers’ Source Book 2011

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