CPM BC Edition January by MediaEdge

THE B.C./ALBERTA EDITION

Volume 19 No. 4

CANADIAN PROPERTY MANAGEMENT MAGAZINE

December/January 2012

building relationships By cheryl mah

or Colin Murray, a fortuitous summer job working in the operations department for a Calgary office building has turned into a successful 25 year career in the commercial real estate industry. Today, the 45-year-old is the vice president of leasing for B.U.K. Realty Corporation with an extensive background in property management and operations. Growing up in North Vancouver, Murray had early exposure to buildings and real estate through his father who worked in the industry. But going through school, he did not have a clear career path (“I didn’t know what I wanted to be when I grow up and still don’t,” he jokes) until he went to Calgary in 1986. “It wasn’t a conscience decision… somehow that summer job turned into five years with Brookfield,” recalls Murray with a laugh. THE B.C./ALBERTA EDITION

In 1991, he moved back to Vancouver as a property manager, managing 840 Howe Street downtown for Brookfield. During this time, he completed the urban land economics diploma at UBC. He also has his Real Property Administrator designation. Murray joined GWL Realty Advisors in 1997 when 840 Howe Street was purchased by the company. He spent eight years helping to grow the portfolio, eventually becoming the director of property management for B.C. He then worked almost four years for Bosa Development as vice president of property management before joining B.U.K. in November 2008. “I like the real estate that B.U.K. has and they have a great reputation as being a very well run but smaller real estate company,” says Murray about his decision to move to B.U.K. “It was an opportunity for me to learn more of the leasing 1

December/January 2012

From The editor

happy new year

emergency preparedness while Honeywell highlights some of the trends and new security technology that will give property managers and owners greater control of and access to their properties. Finally, learn more about property encroachment issues in our legal article. Inside this issue, you will also find our annual Buildex Vancouver show preview, highlighting some of the exciting events and seminars. Looking for a service or product? Flip through our listings in our Resource Guide. Enjoy this issue and please do not hesitate to contact me (cherylm@mediaedge.ca) with news, events or story ideas.

he end of the year and the start of the next always seem to catch me by surprise. The controlled chaos of wrapping up magazine issues and then the pending holidays with family obligations made December a blur. And here we are on the threshold of 2012. This winter in B.C. has been relatively mild so far but I still dream of warmer temperatures. When I spoke with Colin Murray, vice president of leasing at B.U.K. Realty, he had just returned from a family vacation to Hawaii. We commiserated about the winter weather here. The North Vancouver native is a 25 year veteran of the commercial real estate industry. Find out more about the current BOMA BC president and B.U.K.â&#x20AC;&#x2122;s philosophy and future growth plans in our profile story. In our piping/HVAC feature, we take a look at more sustainable operation and maintenance of a buildingâ&#x20AC;&#x2122;s plumbing system along with retro-commissioning opportunities for operators. When it comes to important issues, safety and security are always top of mind. Victor Smart of Cadillac Fairview discusses

Cheryl Mah Managing Editor

THE B.C./ALBERTA EDITION

CANADIAN PROPERTY MANAGEMENT MAGAZINE

Vol. 19 No.4

January 2012

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

British Columbia/Alberta Sales DAN GNOCATO Tel: 604.739.2115 ext. 223 Contributing Writers Emily Clough Randy Christie Judy Rost Victor Smart

President KEVIN BROWN Published and printed (four times yearly as follows: April, June/July, Sept/Oct., Dec./Jan.) by MediaEDGE Communications Inc. 402-1788 West Broadway, Vancouver, B.C. V6J 1Y1 Phone: 604.739.2115 Fax: 604.739.2117 email: bcedition@mediaedge.ca Printed in Canada

ISSN 1915-6049

February 8 & 9, 2012

www.buildexvancouver.com

THE B.C./ALBERTA EDITION

IN THIS ISSUE... Profile: Colin Murray............................................................................ 1 Safety/Security .................................................................................. 6 Piping/HVAC.................................................................................... 10 Legal................................................................................................ 14 Resource Guide................................................................................ 19 In the Headlines................................................................................ 24 3

December/January 2012

profile

side of the business — to be involved in the early stages of the transaction when you’re showing the space and doing the initial negotiations, which is different from property management. It’s given me a better understanding of the full real estate cycle.” Working closely with existing tenants, new tenants, and the brokerage community, Murray ensures the B.U.K. portfolio provides high quality, efficient premises at competitive rates. “My responsibility is really to try to have our portfolio fully leased and to minimize vacancies,” says Murray. “Retaining our tenants is key. I spend a lot of time on lease renewals and being proactive in getting to know all the tenants, identifying their space needs and getting in front of them well in advance of their lease expiring.” The current portfolio consists of approximately 1.5 million square feet of industrial, flex office parks and some retail. The company follows a conservative philosophy of acquiring and maintaining quality long-term investments with a focus on building relationships by providing excellent service to its tenants. December/January 2012

“A lot of our tenants have been in our properties longer than I’ve been with B.U.K. It really speaks to the reputation of B.U.K. and the way tenants have been treated,” says Murray. With the economic uncertainty over the last few years, tenants have been reluctant

With an eye on future growth, the company is actively looking to expand its portfolio through acquisitions. to commit to long term leases but Murray is seeing some confidence returning. “Our renewals have been great throughout 2010-11 and we’ve done a surprising number of new transactions in 2011 as well,” he says. “The economy is still a bit volatile but ten4

ants seem more agreeable to talking about five or seven year leases whereas a couple of years ago, many wanted to just focus on 24 months out.” B.U.K. is a privately held company founded in 1981 by one of the largest private, family businesses in Germany. Properties include International Business Park in Richmond (a six building 350,000 square foot business park), Creekside Village, Marine Way Business Park in Burnaby and others on Annacis Island and Victoria. Murray credits their success to long standing relationships with tenants and the quality of the people in the company. “We’re a very close knit group of eight. We have a flat organizational structure so there are no layers of bureaucracy. We all work together as a team on each transaction so it feels like a family business here,” he says. “There’s tremendous amount of pride in the real estate that B.U.K. owns.” With an eye on future growth, the company is actively looking to expand its portfolio through acquisitions. “This is a difficult market to acquire the kind of real estate that we would like to own,” says Murray, noting the company THE B.C./ALBERTA EDITION

profile

Indoor Air Quality and Sustainable Buildings go hand-in-hand IAQ Credit Assistance for LEED™ and BOMA BESt IAQ & Mould Assessments hazardous materials management (i.e. asbestos) has done some development in the past. “It’s quite competitive because there are lots of buyers interested in similar products but definitely our mandate is to grow the portfolio in 2012.” When it comes to the current emphasis on green building management practices, he says they are committed to upgrading existing building performance whenever possible. “Where opportunities present themselves, we do try to update the efficiencies of our buildings whether it’s lighting or HVAC,” says Murray. “Tenants demand high quality and environmentally friendly buildings.” As the current president of BOMA B.C., Murray also dedicates time to the industry at large. He has served on the BOMA board for eight years and has been a member since 1991. During his term, raising awareness of the profession and industry in partnership with educational institutions has been a particular focus. “We feel it’s important that younger people start to be aware that this industry even exists,” he says. “We need to work on raising that awareness with THE B.C./ALBERTA EDITION

students who are in post secondary. Not many people think I want to be a property manager or leasing manager. That’s concerning because the number of job opportunities is going to increase in the next 5-15 years.” Murray had the honour of being the 43rd president during BOMA B.C.’s 100th anniversary. Founded in 1911, it is the oldest association representing building owners and managers in Canada. “I feel lucky and honoured. I don’t know many associations that have been around for 100 years so it was great to celebrate the centennial,” he says. Looking back, Murray says it’s been a rewarding career with every day bringing something new and different. “I really enjoy the variety and the people,” he says. “No two days are the same. No two lease transactions are ever the same. Every day I’m learning something new and I think that keeps you interested in what you’re doing.” In his spare time, he enjoys a variety of sports including golfing, skiing and running. He has been married 13 years to Kenda and has two children, Eric and Jillian. v 5

general occupational health & safety consulting

December/January 2012

safety/security

The Era of the “Connected” Building By Chris Welling

One of the biggest security tech trends over the past few years has been the proliferation of using mobile devices…

hysical security technology in the 21st century is about a lot more than just security. The primary reason for this is the growing realization among technology manufacturers that today’s facility is expected to function as a business asset that contributes meaningfully to profit margins. As such, the latest wave of security technology is designed to do more than provide protection. It’s designed to help create “connected buildings,” otherwise known in the facility management space as “intelligent” or “smart” buildings. What has traditionally given the buildings those “smarts” is connectivity between various building subsystems including lighting; heating, ventilation and air conditioning (HVAC), and of course, security. While this type of integration became a bigger part of the facility management conversation over the last several years, the exploding popularity of mobile devices has provided a different sort of connectivity — not only are the subsystems connected, but building managers and owners can stay connected December/January 2012

to their operations at all times. This latter type of connectivity greatly enhances the former and gives managers greater control of and access to their properties. With that in mind, here are some of the latest connected building developments facility owners, operators and managers should be aware of:

Multi-Site Remote Monitoring One of the biggest security tech trends over the past few years has been the proliferation of using mobile devices — laptops, smart phones and tablets — to manage and stay connected to alarm panels. Whenever an incident is detected, an email notification can be sent to the property manager, who can then access the system remotely, check live video, etc. Conversely, the user can control the system using these devices. While this development speaks to the consumers’ demands for mobile connectivity, though, it hasn’t been without its shortcomings. Early versions of this technology were somewhat difficult to navigate, especially for owners who needed to manage multiple properties. 6

Newer versions address this with “multisite” features that greatly improve the interface. For example, property managers using our Total Connect remote services can upload actual images of their locations and employees and simply click on a photo to remotely check the status. Similarly, enhanced graphics enable more of a dashboard-type display that improves system efficiency by allowing managers to see all of their properties on a single display. As far as management goes, newer mobile apps offer a hierarchal structure that allows owners and property managers to add multiple users and customize access settings for each one. For example, they can set varying access rights for contractors, employees, cleaning crews, etc.

Sensor Advancements As mentioned before, advancements such as improved mobile apps are designed to help property managers monitor more today than just security. This is where new sensing technology comes into play. Specifically, more interest is brewing in the area of environmental sensors that can detect more than just intruders. The ability to detect unusual temperature changes or water from bursting pipes, for instance, is particularly useful considering just as much property damage can occur from a flood as it can from an intrusion. In many cases, these environmental sensors are wireless, which enables managers to monitor hardTHE B.C./ALBERTA EDITION

safety/security to-reach areas. In the same vein, other new sensor advancements enabled by wireless include motion-detection devices that attach to assets such as expensive electronics and decorative artwork. The idea here is that these devices should be placed on objects that aren’t supposed to move. The sensors can be programmed to transmit signals if they are in motion for a specified time period. Remember that sensing technology also includes cameras. Other new advancements in this area include stand-alone video applications that allow property managers to install a network of small Internet cameras that can provide remote video capabilities without the security systems.

Accommodating Consumers It’s important to remember that in addition to management advantages, many new security technology developments are designed to greatly benefit end-user consumers by simplifying their daily lives. For managers who operate multi-residential properties, this is especially important. Aside from mobile, one of the biggest consumer technology trends that has greatly influenced the security space has been touch screen interfaces. Mobile phones, for example, have evolved from pure cellular telephones to devices that help people manage their daily lives. Touch screen technology has played a major part in adding to the appeal of these devices. In much the same way, providing residents the ability to use touch screens to manage their own security systems very much plays to consumers’ technology expectations. Newer touch screen devices can also accommodate protocols such as Z-Wave® to integrate with thermostats and lighting systems and create the connectivity needed to achieve things like improved energy efficiency. In general, all of these advancements are geared toward giving facility managers and their customers more information to go about their daily routines. And in the end, it’s the information that truly makes a facility “smarter,” more “intelligent” and “connected” all around. v Chris Welling is the vice president, sales, Canada at Honeywell Security & Communications. An industry veteran, he has been in the security industry for 30 years. www. honeywell.com/security/canada. THE B.C./ALBERTA EDITION

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December/January 2012 Client: RoofStar (RCABC)

Canadian Property Managers

safety/security

EMERGENCY PREPAREDNESS — A COLLABORATIVE EFFORT By Victor Smart

mergency planning and training directly influences the outcome of an emergency situation. Property managers and their tenants, with well-prepared employees and well-developed preparedness plans, are likely to incur fewer or less severe employee injuries and minimize disruption to their business. Are property managers and tenants taking emergency preparedness seriously? What are they planning for? What are their immediate risks? What can they do to test their plans? The dreaded annual “fire drill”, is the time of year when property managers look forward to sending hundreds of their tenants down the evacuation stairs and out to assembly areas in an effort

December/January 2012

to be “code compliant”. How are property managers’ expectations of the drill communicated to their tenants? Is there an opportunity to debrief with tenant representatives? The fire drill does not only have to be a “code compliancy” exercise, but can be managed as a “practice run” for all emergency and/or fire wardens to evaluate their response in the event of an emergency and provide a practical application of their roles and responsibilities at the same time. In the past, tenants have considered the annual fire drill as something that has to be done. Perhaps the intended purpose of the exercise was something that was not understood and communicated properly. 8

THE B.C./ALBERTA EDITION

safety/security In some cases, tenants wanted to know the exact date and time of the drill, so that they could inform their organization. This resulted in hundreds of employees leaving the premises via the elevators minutes before the start of the drill, thus negating the objectives of the exercise. In the emergency preparedness and response industry, property managers find themselves in a position needing to conduct these events “around the regular business schedule”, or to not conduct them at all. Over the past five years, there’s

gency management stakeholders from across the province, it was decided to align the Great BC ShakeOut with similar drills in California, Guam, Idaho, Nevada, Oregon and the Yukon, for a mass earthquake drill at the same time on the same day. At 10:20 a.m. on October 20, 2011, British Columbians were once again asked to “Drop, Cover and Hold On”. More than 530,000 British Columbians participated in this drill. Some property managers and their tenants took the opportunity to involve themselves in both of these drills but to what extent?

Identify not just emergencies like fires and earthquakes, but the potential for power outages, hazardous materials events, and inclement weather. Property managers should assist tenants with developing mitigation strategies for such events. been a new paradigm shift of tenants who realize the importance of emergency planning. Tenants have become willing participants. In most cases, tenants still request to know the day of the drill, but they limit the spread of that information so as to have maximum participation and to also enhance the “surprise factor”. Additionally, some tenants have taken the exercise a step further and are holding their own internal drills in addition to the events the property manager may be scheduling. Property managers should ensure that their tenants are educated on emergency preparedness and business continuity methodology. Lunch and Learns are a great way to get the word out. If a property manager has never held a session, the first one can be an eye opener for both the tenants and the property manager, as it may be discovered that tenants have their own ideas and preconceptions about the role of the property manager in the event of an emergency. For example, some tenants may be under the belief that the property manager is responsible to ensure there is enough food and water on site for the occupants of the building. When in reality, the property manager believes that it is the tenants’ responsibility to have emergency ration supplies on hand for their staff in the event of emergency. Communication is the key! Open a dialogue with your tenants and advise them of the risks and responsibilities that both of you face. Identify not just emergencies like fires and earthquakes, but the potential for power outages, hazardous materials events, and inclement weather. Property managers should assist tenants with developing mitigation strategies for such events. The Great British Columbia ShakeOut Drill in 2011 brought a new and unique challenge to property managers in B.C. The exercise was a province-wide earthquake drill initiative aimed at educating people on the proper procedure of “Drop, Cover, and Hold On”. The inaugural ShakeOut drill was held on January 26, 2011, and more than 470,000 people in B.C. registered to participate in the event. The January date was selected to coincide with the last 9.0 magnitude earthquake (1700) that occurred in this region. Subsequently, after consulting with school districts, the Ministry of Education, and through a survey that involved emerTHE B.C./ALBERTA EDITION

Was it beneficial? Were the expectations of the drill communicated to the tenants? Emergency planning and response for business is everyone’s responsibility. It should never be considered “someone else’s job”. The property manager and their tenants must work together in a collaborative effort to mitigate the effects of any emergency that may befall the property or the city. v Victor Smart is manager, Fire & Life Safety at Cadillac Fairview Corporation — Vancouver Properties victor.smart@cadillacfairview.com

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December/January 2012

piping/hvac

How Green is a Building’s Plumbing System? By Randy Christie

pesticide residues and heavy metals including iron and copper. Developers typically spend more money on the more visible components that go into a building such as carpeting, cabinets, doors, etc. so they tend to be better quality. While they shop by price for components, potential buyers don’t see or are not interested in, they choose the lowest priced (least efficient/least reliable) heating equipment, pipe insulation (which is often minimal/non-existent) and hot water recirculation/heat tracing systems that are left to operate around the clock with no control systems in place. While lower priced mechanical system components tend to be less efficient, they also are less reliable and will require replacement much sooner than better quality products. When was the last time you insisted on a more efficient heating system over marble countertops? Or a non-leaching, corrosion-resistant plumbing system over hardwood floors while out shopping for new digs?

decade ago little or no attention was paid to sustainable construction and maintenance practices and the “greener” operation of buildings; even less attention was paid to how a plumbing system’s construction and operation affected our environment. Most understood the importance of primary and secondary waste water treatment and the environmental benefits of more efficient domestic water heating equipment. They also knew that our water supplies were chlorinated to ensure we did not pick up any “nasty bugs,” but they were still unsure as to the impact this all had on the environment, and a more detailed understanding of the domestic water plumbing system’s impact on the environment was completely unknown territory. Many questions were never taken into consideration when evaluating a building and its plumbing systems such as: • What is a plumbing system, by itself, constructed of? • What if anything leaches out of those materials into the environment? • How toxic are those lactates to residents and/or the environment? •H ow energy efficient is the hot water distribution/ recirculation systems? • How frequently would the system need replacing? • How would its replacement affect the environment?

What Would a Greener Plumbing System Look Like? Replacing pipes with non-metallic pipes or lining the existing metal pipes can prevent the leaching of metals (primarily copper and iron) into the environment; extending the life cycle of the plumbing system will reduce the reconstruction/replacement impact on the environment. Reducing corrosion of the pipes is of greatest importance in areas of the country with soft/aggressive water however, it affects building plumbing systems everywhere. Educational programs could reduce chemical contaminates from finding their way into the waste water and not being removed by processing, therefore ultimately entering the environment — call it the “Be Careful about what you Flush” program. While government programs have promoted the use of more efficient domestic water heating equipment, they could go further and promote smart control systems on domestic hot water recirculation systems. These are just a few first steps that would be easy to take towards more sustainable operation and maintenance of a building’s plumbing system. We are not going to change overnight so it is time to get started with some very small steps. If everyone takes a few small steps each month or even each year, they will add up to the changes needed.

Call for a Green Operations Rating System

Serious changes in human behaviour only occur slowly and only after a major shift in the collective consciousness of society. Ten years ago, Canadians would politely pay lip service to sustainable and environmental concerns arising from their use of water and its’ return to the environment. Things have changed for the better — there is more awareness of the environmental /sustainability issues and people are asking tougher questions of developers, governments, property managers and mechanical maintenance contractors.

Defining the Problems

For the past 20 years, suggestions have come forward from a number of organizations for a ranking system of a building’s sustainability and greener operations — but as of today, nothing has developed. One could imagine that if every major building had a green and a sustainability rating with a set of numbers posted in the entrance, it would ultimately influence buying and renting decisions. For example, if we use a scale of 1 to 10 to rank sustainable construction/maintenance practices and a second scale to rank how green a building’s operation is, would be one way of doing it. v

Sewage treatment facilities with primary and secondary water treatments are capable of removing solids, organic materials, and much of the biological content from human/food wastes and if it is a better system it may remove some soaps and detergents. However, the water treatment systems do not remove PCBs, Bissphenol-A,

Randy Christie is sales and marketing manager at CuraFlo, the largest pipe restoration company serving Vancouver and the Lower Mainland. He has been associated with the plumbing and heating industry for more than 25 years.

December/January 2012

THE B.C./ALBERTA EDITION

piping/hvac

Retro-commissioning Opportunities

ith LEED and other building certification programs pushing the ‘energy efficiency’ envelope, building owners are constantly looking for ways to upgrade their older building stock in order to optimize occupant comfort while lowering utility bills. The challenge is knowing which operational changes and retrofit projects will yield the best results. Retro-commissioning helps pinpoint specific opportunities to improve a building’s overall performance. Retrocommissioning studies can help resolve problems that occur during design or construction, or help address issues that may have developed over the course of a building’s lifetime. To help building operators understand the types of opportunities that may exist in their buildings, we have compiled a list of the “Top 10 Retro-commissioning

December/January 2012

Opportunities”, commonly identified in our Retro-commissioning studies.

10. Eliminate Passing (leaky) Valves Our engineers have found that passing valves that control heating or cooling coils can result in unnecessary energy consumption. The following conditions can interfere with a valve’s ability to fully stop the flow through the coil when in a closed position: an improperly connected, aligned or adjusted actuator and valve; insufficient seat load; debris or other contaminants caught in the seating surface; and equipment wear and tear.

9. Add or Improve Chilled Water Temperature Reset We regularly find chillers operating at fixed supply temperature set points, rather than according to the building’s actual cooling demands. Increasing the 12

chilled water supply temperature will improve the chiller efficiency. This can be achieved by revising the DDC system to provide chilled water supply temperature reset based on cooling valve positions, high temperature variance, or outdoor temperature, depending on the application.

8. Volume Control for Pumps and Fans It is a common practice to install variable speed drive on pumps and fans in variable volume systems. However, inefficiencies result in the system when speed drives are continuously running at high capacity. This can be caused by excessive pressure set points, critical zone reset algorithms that do not address rouge zones, air intakes clogged with debris, operator overrides, and many other causes. Modulating pumps or fans to deliver the required flow will save energy. THE B.C./ALBERTA EDITION

7. Optimize Ventilation Rates Optimizing ventilation rates in air handling units provides further opportunities for energy savings. For instance, an air handling unit serving a gymnasium could be outfitted with occupancy and carbon dioxide sensors which would provide demand controlled ventilation and maintain minimal outdoor air when there is limited or no occupancy.

6. Eliminate Unnecessary Lighting Hours Even when building lighting control systems are programmed by a schedule, lights will occasionally remain on when the space is unoccupied. To minimize lighting hours, require the first person using the space to manually turn on the lights and set up the system to sweep off the lights at fixed intervals after normal occupancy hours.

5. Optimize Zone Temperature Set Points When a system is programmed to satisfy the highest cooling demand in a space, a single zone with low set point can set the system in full cooling mode, while reheat coils serving other zones are open to provide heat. To rectify the situation, avoid having one zone dictate the supply temperature, limit the range of occupant temperature reset, and follow up by investigating the root cause of the problem.

a DDC space temperature sensor controlling the VAV box, the same space may be simultaneously heated via the baseboard and cooled from overhead.

2. Optimize Economizer Operation Our engineers often find economizer dampers that are failed in minimum position (which results in inadequate free cooling), incapable of full closure, or lacking full range operation. This often occurs with aging actuators and damper bearings that are overdue for maintenance.

1. Reduce Equipment Runtime The most prevalent opportunity for increasing energy efficiency in buildings is reducing equipment runtime. In our experience, equipment is often left on by accident or by decision of the building operator. Instead of simply restoring the auto or scheduled running times, we work with the building operator to address the root cause of the problem, which yields better long term results. Use energy monitoring information to identify opportunities to reduce equipment runtime. Often, DDC schedules are not aligned with statutory holidays. The DDC system should

Another energy saving opportunity is found when the supply air temperature set point is fixed instead of being on a reset schedule. In some cases, the set points are chosen based on the operator’s desire to minimize complaints. In order for the system to run optimally, temperature must be adjusted based on the actual requirements of the spaces and occupants.

At Canstar, Getting your business back to business is priority.

3. Eliminate Simultaneous Heating and Cooling

THE B.C./ALBERTA EDITION

This article was supplied by Prism Engineering (www.prismengineering.com), a B.C. based energy management consulting firm providing DDC design and building retro-commissioning services.

This boardroom was boarded up after the fire.

4. Optimize Supply Air Temperature

Eliminating simultaneous heating and cooling offers an important means of reducing energy consumption. One prime example is when a Variable Air Volume (VAV) system is delivering a low supply air temperature but all the VAV boxes downstream are in heating mode. Another occurs when the building has a mix of DDC and pneumatic controls. With the pneumatic thermostat controlling the hydronic baseboard heaters and

be programmed to reduce equipment runtime, as when in unoccupied mode. Our engineers, and the operators that oversee their buildings, use a variety of tools to assess and monitor a building’s energy performance. These tools include energy profiles, DDC trend logs, DDC graphics (for quick troubleshooting and verification), exception reports that generate alarms, and CUSUM analysis to track energy savings. This list of retro-commissioning opportunities is focused on restoring a building system’s optimal operational conditions. They are all non-capital, operational measures that have relatively quick paybacks of between one to three years. Ultimately, compared to the cost of wasted energy, additional maintenance, and equipment downtime, retro-commissioning studies represent an excellent investment and offer an extremely cost-effective way to enhance the energy performance of existing buildings. v

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legal

What’s Yours May be Mine

Encroachments in British Columbia by Judy Rost and Emily Clough Introduction

neighbour with a payment of money. The court will determine the amount of compensation based on all the circumstances, taking into account the overall impact on the parties of the order granted.

Mistakes sometimes happen in relation to the location of the property line between lots which can result in an encroachment. If a land survey reveals that a building or a fence extends onto the neighbouring property, relief may be available with payment of appropriate compensation.

The Outcome of the Scenario As you may have guessed, our scenario was an actual case brought before the Supreme Court of British Columbia. In that case, the court found that there was no basis for removing the encroachment or for declaring a vesting order over the 4" strip. Instead, the court ordered that there be a time-limited easement for the 4" strip. The easement would stop at the end of the reasonable, economic life of the building. The bigger issue was the compensation the developer should be awarded for the easement. The developer claimed $113,171.50 in compensation for loss of property value, costs of shoring, costs of underpinning plan and costs of re-drawing plans. The court disagreed, instead preferring the evidence provided by Mr. Robert Rennie regarding loss of property value. Mr. Rennie’s evidence was that one would expect the reduction in building size to be spread out among the units, but even if the 4" loss is deducted from the end units, that deduction would not cause a decrease in the value of each strata unit. In deciding the case, the court found the following factors important: • the parties were not aware of the encroachment until a recent survey was done; • the size of the encroachment was not substantial; and there was no evidence of functional loss on the neighbouring property due to the encroachment.

The Scenario Imagine this scenario: Your neighbor is developing a commercial strata property building. It is discovered that your commercial property is sitting 4" onto the neighboring land. The developer is now demanding that you allow them to underpin your property, and alleging that they have suffered damages as a result of your building sitting 4" onto their land. What can you do? Will you be allowed to keep your building, despite that it is sitting on your neighbour’s land? The answer is an application under the Property Law Act. Below is the analysis.

Torrens System In British Columbia, we buy and sell land through a registration system called the “Torrens System”. To purchase land, you must file documents with the Land Title Office requesting that legal title to a property be registered in your name. Upon approval, the Land Title Office will grant a Certificate of Indefeasible Title in your name. This Certificate of Indefeasible Title is critical — it is what establishes that you own the legal title to the property. With very few exceptions, legal title cannot be defeated, revoked or made void; the person who has legal title to land has a right to the land that is good against the world. On that basis, it seems you should have no right to keep your building intact. Your neighbours have a Certificate of Indefeasible Title showing that they are the owners of the land. Their title should be as good against you as the rest of the world, right?

Ultimately, the court awarded the developer $1,000 as compensation for the easement. The court refused to award the developer damages for the extra costs of shoring the property, as compared to underpinning. The court found that the developer would have had to pay the extra costs of shoring regardless of whether there was an encroachment. Although the above case involved a matter of inches, the same analysis would be applied to a more significant encroachment.

Encroachments In British Columbia, the Property Law Act may provide a solution for you and for your neighbour. You or your neighbour may make an application to the Supreme Court of British Columbia to resolve the dispute. The court is authorized to do any of the following: • give you legal title to the encroached area (called a “vesting order”); • grant you an easement over the encroached area (which allows you to retain the building on the neighbour’s land and allows you access). The easement may be forever, or may be limited to a certain length of time; or • require you to remove the building so that it no longer encroaches on your neighbour’s property.

Conclusion If a building or fence encroaches on a neighbouring property, the Supreme Court of British Columbia may grant orders to remedy the situation. The relief is available in the context of both commercial and residential properties. The court may vest title in the encroached land, may grant an easement over the encroached land, or may order that the encroachment be removed. The outcome will depend on an assessment of the impact on the parties and any prior knowledge of the encroachment. Judy Rost and Emily Clough are members of the law firm of Alexander Holburn Beaudin & Lang LLP’s commercial litigation group. If you have any questions regarding this article, contact them at www.ahbl.ca.

Compensation If the court grants you a vesting order or an easement over the area, the court will also order you to compensate your December/January 2012

THE B.C./ALBERTA EDITION

BUILDEX is about designing, building and managing real estate

FEBRUARY 8 & 9, 2012

VA N C O U V E R C O N V E N T I O N C E N T R E W E S T

www.buildexvancouver.com

PHOTO: FREDERICK LIN

Our Biggest Show Yet! BUILDEX Vancouver is excited to welcome over 13,000 industry professionals to the Vancouver Convention Centre West on February 8 & 9. This year’s seminar line-up has something for everyone. Annual seminar highlights include a Real Estate Outlook for the Vancouver Market, a Conversation on the Construction Market with the VRCA, an Architectural Keynote Panel, and the Interior Design Keynote Panel. Also returning for 2012 are the BOMA BC luncheon and the PAMA educational streams. Other special events taking place during BUILDEX include the IIDA/IDC Leaders Breakfast and the ICBA’s invite-only CEO Breakfast. New for 2012 are partnerships with CHBA BC and the NKBA, these two associations have new seminar streams throughout the 2 days of BUILDEX, keep your eye out for them in the planning guide and online. There are over 60 seminars available and we encourage you to visit www. buildexvancouver.com for full details and to register. As always BUILDEX Vancouver presents the largest tradeshow ﬂoor of its kind in western Canada with over 600 exhibits to explore from across the industry. Tradeshow ﬂoor access is FREE if you pre-register prior to the January 25 Early Bird Deadline. Finally we would like to extend a thank you to our exhibitors, sponsors, industry partners, speakers and everyone else that helps make this event possible. We look forward to seeing you on February 8 & 9!

Visit the tradeshow ﬂoor where you will ﬁnd over 600 exhibits.

Multiple Industries: One Show BUILDEX Vancouver encompasses multiple industries including: 3 PROPERTY MANAGEMENT

3 CONSTRUCTION

3 REAL ESTATE DEVELOPMENT

3 RENOVATION

3 FACILITIES / OPERATIONS MANAGEMENT

3 INTERIOR DESIGN / ARCHITECTURE

PLATINUM SPONSOR

GOLD SPONSOR

PRINCIPAL SPONSOR

INDUSTRY PARTNER SPONSOR

MEDIA SPONSORS

SPECIAL FEATURE | 2012 BUILDEX Vancouver Show Preview

Seminar Highlights W09 – Turn the Cost of Owning/Managing a Building into Cash: How to Leverage BC Hydro and Finance Companies to Increase Cash Flow by Turning the Cost of Construction and Retrofitting into an Energy-Efficient, Cash Flow Positive Project Wednesday, Feb. 8 • 10:30am – 12:00pm This seminar will provide attendees with the latest financial programs available in British Columbia which reward the stakeholders of any construction project throughout the life cycle of a ‘build’ for designing, building, and utilizing energy-efficient systems and technology and ‘green’ build aspects that support LEED certification. From BC Hydro incentives for energy-efficient architectural design and construction specs, to incorporating ‘green’ products and carbon-neutral services, to continuing benefits for operations and maintenance related to energy efficiency and measurably higher cash flow as a direct effect of energy efficient approaches.

Chang Han

Ray Salama

Gil Yaron

Presenters: Chang Han, Chief Strategy Oﬃcer, Light Power Ray Salama, President, Atticus Financial Group Gil Yaron, Senior Business & Policy Advisor, Light House Sustainable Building Centre

W20 – Too Much Mumbo Jumbo? Ten Truths for Real Estate Industry Marketing in 2012 Wednesday, Feb. 8 • 1:00pm – 2:30pm In 2008 the world was rocked by a global financial crisis, and consumer behavior changed forever. Nowhere is this more true than in the real estate sector, because buying a home remains the most important and expensive purchase a consumer will ever make. But uncertainty breeds experimentation, and since 2008 David Alllison there’s been a lot of marketing mumbo jumbo from a million marketing experts. A company owner or marketing VP can spend an eternity trying to figure out what the heck is going on in the marketing world, and more importantly, what to do next. David Allison has been watching the marketing revolution play out from the frontlines. In this presentation he offers a simple and straightforward set of Ten Truths that make sense for 2012, rules based on what’s worked and what hasn’t for his real estate development clients. These Ten Truths can offer immediate help to residential real estate developers, commercial property owners, bankers, agents, guys who make windows...it doesn’t matter. If there’s a story to be told, the Ten Truths are the signposts that make the new marketing roadmap make sense. Presenter: David Allison, Co-Founder & President, Braun/Allison Inc.

T04 – High Office Energy Efficiency with a Low Price Tag Thursday, Feb. 9 • 8:30am – 10:00am SPONSORED BY Cost is often the biggest challenge faced when going “green”. This presentation outlines the steps taken during a recent commercial office interior renovation where the project team was challenged to achieve equal or better energy performance in comparison to new commercial office spaces while using existing fixtures, maintaining occupant comfort and increasing productivity. By employing low-cost, intelligent design strategies and by aligning

the older, owner provided light ﬁxtures with the oﬃce workspaces, the project team was able to achieve better than the current “best-in-class” standard for lighting performance. Presenters: Graeme Scott, Western Green Business Leader – Green Planning & Design, Halsall Associates Doug Webber, Green Building Practice Leader – Green Planning & Design, Halsall Associates

T05 – Green Building Rating Systems for Existing Buildings Thursday, Feb. 9 • 8:30am – 10:00am This session will provide an overview of Green Building Rating Systems available for existing buildings, specifically, BOMA BESt and LEED® EBOM, and how they are applied and reviewed. Participants will learn how to go about “greening” their existing buildings and how to get them certified and rated under various rating systems. They will gain a thorough understanding of the basic principles of sustainability and energy efficiency in regards to existing buildings. They will learn about the options that are available from a technical, financial, and operational perspective for greening their existing building systems and operations, and getting third party verification to attract and retain tenants. Presenter: Rod Yeoh, P.Eng., P.E., LEED® AP, Principal, Omicron Architecture Engineering Construction

P01 – Legal Update for Strata Managers Wednesday, Feb. 8 • 8:10am – 10:00am SPONSORED BY Hear Adrienne Murray as she discusses the latest information on recent changes to industry related legislation, recent court decisions and information on other current legal issues aﬀecting the strata property management industry. Speaker: Adrienne Murray, Principal, Adrienne Murray Law Corp

P03 – New Regulations for Garbage Collection Wednesday, Feb. 8 • 1:00pm – 2:50pm Metro Vancouver (formerly GVRD) is responsible for managing the garbage produced by 2.3 million residents and businesses in the Lower Mainland. In an effort keep 70% of waste out of landfills by 2015, Metro Vancouver will implement new ways to improve reduction, reuse and recycling efforts. To accomplish this goal, local governments will be reinforcing the 3R’s values with the implementation of new regulatory tools such as bylaws and material bans. As property managers, you are caught between managing a budget, adhering to bylaw requirements all while keeping your tenants or owners appeased. This session will review Metro Vancouver’s Solid Waste Management Plan, and show you how to set up a recycling program, how to make it effective, and how to engage tenants to take responsibility. Presenters: Esther Bérubé, Project Engineer - Solid Waste Department, Metro Vancouver Nicole Hoiss, Major Account Manager, Commercial Property, Waste Management

Visit our website For further information on these and other exciting seminars, or to register please visit

www.buildexvancouver.com

SPECIAL FEATURE | 2012 BUILDEX Vancouver Show Preview

FEBRUARY 8 & 9, 2012 VANCOUVER CONVENTION CENTRE WEST

Exhibitor List

(Current to January 4, 2012)

21st Century Roofers Ltd.

BC Apartment Owners and Managers Association

Can-Cell Industries Inc.

Dasal Industries Ltd.

2nd Century Rug Co.

Cansel Survey Equipment Inc.

Delco Fireplaces

A Squared Construction

BC CITO

Canstar Restorations Ltd.

Design Lighting

A.K. Draft Seal Ltd.

BC Construction Association

Carmichael Engineering

Design Quarterly Magazine

Abbotsford Concrete Products

BC Construction Safety Alliance

Cascade Aqua-Tech Ltd.

Detail Pressure Washing Ltd.

Abell Pest Control Inc.

BC Safety Authority

Cascadia Energy

Dicon Global Inc.

Abet Corporation

BC Wood Specialities Group

Centra Windows + Restorations

Dinoﬂex Group LP

ACO Systems Ltd.

Bell Mobility

Centura Floor & Wall

DMX Plastics Ltd.

Acrylabs

Benjamin Moore & Co. Limited

CERACLAD

Acrytec Panel Industries

Best Choice Built-In Vacuums

CertainTeed Siding Products Group

Downtown Surrey Business Improvement Association

Active Fire & Safety Services Ltd.

BFL Canada Insurance Services Inc.

CertainTeed Gypsum & Insulation

Dunleavy Cordun Associates Inc.

Adfast

Bitzer Canada

CGC Inc.

Dura-Line Painting

Advanced Building Products, Inc.

BL Innovative Lighting

CGS GripStrip Products

Dural

Advanced Geothermal Systems

City Elevator Ltd.

Dutch Green Design Inc.

Aﬃliated Roofers Ltd.

Black & Decker Hardware and Home Improvement Group

Coast Wholesale Appliances LP

DYG Windows Ltd.

Aﬃnity Building Systems Inc. (Quiktherm)

Blue Grouse Wine Cellars

Colonial Countertops

Earth-Line SSL

Air Quality Engineering Inc.

BMS Plumbing & Mechanical Systems Ltd.

Condominium Home Owners Association

Edgewood Matting

Albrite Lighting Ltd.

BOMA BC

Construction Business Magazine

Element Designs

All Weather Windows Ltd.

Bosch & Siemens Home Appliances Group

Constructive Solutions For Business Inc.

Eltec Elevator Ltd.

Allied Windows

Bramalea Elevator Ltd.

Cool Air Rentals

EMBERS Green Renovations

American Express

Broco Glass Group

Core Systems

Engineered Assemblies Inc.

Ames Tile & Stone Ltd.

Brodi Specialty Products Ltd.

CoreBrace, LLC

Euro Gutters Ltd.

Ampco Graﬁx

Building Technologies

Corﬂex Partition Inc.

EuroLine Windows Inc.

Andersen Windows

C.R Laurence Co., Inc

Coulson Manufacturing Ltd.

European Flooring

Apex Granite & Tile Inc.

C/S Construction Specialties Company

CP Distributors Ltd.

Everest Woodcarving Co.

ASSA ABLOY Canada

C3 Integrated Solutions

Crown Rooﬁng & Drainage Limited

Expocrete Concrete Products

Assured Environmental Solutions Inc.

Canadian Aqualine Sales Inc.

CST Innovations

Fab-u-Floors

Atlas Anchor Systems (BC) Ltd.

Canadian Construction Institute Inc.

Curaﬂo of BC Ltd.

Fastenal

Award Magazine

Curly’s Carpet Repair

Finning Canada

AZEK Building Products

Canadian Home Builders Association of British Columbia

Custom Building Products

Fireplaces Unlimited Inc.

Bailey Metal Products Ltd.

Canadian Institute of Quantity Surveyors

Custom Ornamental Ironworks

Firestone Building Products

Barker Manufacturing Inc.

Daizen Joinery

FirstOnSite, Edenvale Division

Barkman Concrete Ltd.

Canadian Precast/Prestressed Concrete Institute

Daltile of Canada Inc.

Fitness Town Inc.

Basalite Concrete Products

Canadian Property Management Magazine

Danver

Five Star Building Maintenance Ltd.

BASF Canada Inc.

Canadian Stone Industries

Daro Flooring Construction Inc.

Flextherm Incorporated

SPECIAL FEATURE | 2012 BUILDEX Vancouver Show Preview Floform Countertops

JELD-WEN Windows & Doors

On Side Restorations

Fluke Electronics Canada LP

Johnsonite/Tarkett Canada

OSRAM SYLVANIA Ltd.

Source Floor & Specialties Inc. dba Henderson Mat

Folding Sliding Doors Canada Ltd.

Julian Tile

Overhead Door Company of Vancouver

Spray-Lock

Forbo Flooring Systems

Karndean International

PacBlue Digital Reprographics

Standard Products Inc.

FortisBC

Kartners

Paciﬁc Home And Art Centre Ltd.

Stanpro Lighting

Four Seasons Insulation

Kate Holland Landscape

Paciﬁc Range Hood (Canada) Ltd.

Fox Blocks

Kerrisdale Lumber

Paciﬁc Stainless Hinge

Garaventa Lift BC

Kitchen Craft

Paisley Products of Canada Incorporated

Garland Canada

KJA Consultants Inc.

Paladin Security

GE Lighting

KM Roberts + Associates Ltd.

PAMA

General Paint

KSI Koben Systems Inc

Pangaea Natural Stone

Genesis Restorations Ltd.

Leisure Baths Ltd.

Para Paints

Gentek Building Products

Levey Wallcoverings

Patcraft Designweave

Giacomini S.P.A.

Leviton Manufacturing of Canada

PBIBC/RCITO

GL Stone

Light Power

Pella Windows and Doors

Glacier Paciﬁc Insulation

Logix Insulated Concrete Forms

Peoples Trust Company

Glass World

Lowe’s Canada

Philips Lighting (div. of Philips Electronics)

Global DEC-K-ING

LSC Pre-cast Systems

Picasso Mouldings

Goodbye Graﬃti Inc.

Lynden Door Inc.

Pigeon Patrol

Gordon R. Williams Corporation

Magna IV Engineering

PJ White Hardwoods Ltd.

GoRici Inc.

Mainland K2 Stone

Plasti-Fab Ltd.

Grappo Basalto Enterprises Ltd.

Mainline Backﬂow Products Inc.

Ply Gem

Green Sheet Construction Data

Malco Products, Inc.

PNA Group

Greentop Lighting

Mansonville Plastics

Poly-Mor Canada Inc.

The Grounds Guys Landscape Management Inc.

Griﬀ Building Supplies

MAPEI INC.

Pontek ﬂooring Distribution

Tigertel Communications Inc.

GTW Cabinets

Maple Leaf Self Storage

Power House Building Solutions

Tile Safe Products

Guardian Building Products Distribution

Margranite C&S Group

PPG Pittsburgh Paints

Total Power Ltd.

Guardian Industries (Flat Glass Division)

Marquis Fiberglass Windows Inc.

Precise Parklink Inc.

TR Trades Reproduction

Hafele Canada Inc.

Marvin Windows and Doors

Precision Gutters

Trail Appliances

Hambro

Masonry Institute of BC

Protecto Wrap Company

Trespa North America Ltd.

Hardwoods Specialty Products

Max Wall Construction

PSS Poly Surface Solutions

Trex

Harvey’s – Kuppersbusch

Maxium Financial Services

Tufdek

Hays Specialist Recruitment Canada

Maxxon Corp

Public Works and Government Services Canada

HD Supply Facilities Maintenance

Mayne Coatings Corp

Pure Painters

Universal Lighting Technologies Inc.

Hettich Canada L.P.

McGregor & Thompson Hardware

QMI Manufacturing Inc.

University Sprinklers

High Proﬁle Roof Care Inc.

McKillican Canadian

Quad-Lock Building Systems Ltd.

Upper Canada Forest Products Ltd.

Homeowner Protection Oﬃce

MediaEDGE Communications West Inc.

Quality Edge Inc.

Valley Countertops Industries

Houle Electric Limited

Mercedes-Benz Canada

Quantum Lighting Inc.

Vancouver Regional Construction Association

Hurd Windows & Doors

Metal Building Group

Ramos Holdings Ltd.

VaproShield

Ican Tile Distributors Ltd.

Metl-Span LLC

RCABC

Vicwest Corp.

ICBA

Metro Vancouver

Reed Construction Data

Viessmann Manufacturing Co. Ltd.

Icon Building Products

Metro Wallcoverings

Regal Ideas

Viewpoint Construction Software

IDIBC – Interior Designers Institute of British Columbia

Midland Appliance

REIC Greater Vancouver

Vinci Park

Morse Canada Systems Inc.

Resisto

VingCard Elsafe

IFMA – British Columbia Chapter

Moulding and Millwork

Resolution Repographics/Fraser Valley Repo.

Vinyltek Windows

IMAGINiT Technologies

MVCC Video Communications Corp.

Rev Sales & Marketing

Wall2wall Media

InfraRed Imaging Solutions Inc.

Nana Wall Systems

Robinson Lighting & Bath Centre

Waste Management

Innotech Windows Canada Inc.

Natural Resources Canada (Building Division)

Rocky Mountain Stoneworks

WBI Home Warranty

Innovation Stones Ltd.

Schluter Systems (Canada) Inc.

West Coast Windows

Innovative Fall Protection

Natural Resources Canada (Equipment Division)

Schock Canada

Westcoast Outbuildings Inc.

Integrated Pest Supplies Ltd.

Neogard

Sea-Jae Builders Ltd.

Westeck Windows Mfg Inc.

Inter Provincial Roof Consultants Ltd.

Networx Windows & Doors

Shur-Fit Products / BC Insulators

Western Elevator Ltd.

Interior Designers of Canada

NewGen Technologies

SignSource Architectural Signage

Wide Plank Hardwood Ltd.

IREM BC Chapter 50

Nichiha USA

Simson-Maxwell

Willis Supply

ISC Doors and Windows Inc.

Nissan Canada

SJ Imports Ltd.

Wine Cellar Depot

ITW Construction Products

NKBA

Skyline Building Systems

Wishbone Site Furnishings

I-XL Masonry Supplies

NLD Reserve Advisors

Skyline Deﬁciency Solutions

Woodtone

J & S Cabinet Doors Ltd.

Northern Contours

Smart Garage Door Ltd.

Worksafe BC

J&T Distribution Inc. (Stelrad/Express Radiant)

Northwestern Systems Corp.

Xibita

Jaga Canada Climate Systems Inc.

Nuna Innovations Inc.

Solaira Heating Systems Inforesight Consumer Products

James Hardie

Oasis International

Solid Rock Fencing

YouRHere Inc.

Janda Busse Treatment Systems

Old World Door

Sound Advice

Zurn Industries Limited

Starline Windows Starpatch Concrete Products Steels Industrial Products Ltd. Stilewood International Door & Window Stonecraft / Aggressive Distribution Inc. Studio G3 Glass Graphic Group Ltd. Swiss Solar Tech Ltd. SYNLawn Westcoast Ltd. T.O.C. Green Pro Taiga Building Products Ltd. Talia Distribution - Delonghi Talius Tansi Media / Trade-Bid.com Taymor Industries Ltd. Tech-Crete Processors Ltd. Techno Metal Post BC LTD Tendu Stretch Ceiling Group Terratek Energy Solutions Inc.

Unisource

Yardi Systems, Inc.

Early Bird Deadline January 25 Register by January 25 to beneﬁt from lower seminar prices and FREE admission to the exhibition. You will also receive your badge in the mail before the show! Visit www.buildexvancouver.com for more information.

Buyersâ&#x20AC;&#x2122; Guide 2012

Buyers’ Guide 2012 Listing Index Acoustic Finishes

decorAtive & lighting Products

ProFessionAl services

Acoustic & Noise Control . . . . . . . . . . . . . . . . . . . . . .2

Designer Showrooms . . . . . . . . . . . . . . . . . . . . . . . .3

Consulting Engineers . . . . . . . . . . . . . . . . . . . . . . . .4

Architectural Specialties . . . . . . . . . . . . . . . . . . . . . .2

Fabrics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .3

Property Management . . . . . . . . . . . . . . . . . . . . . . .4

Window Treatments & Finishes . . . . . . . . . . . . . . . . .2

Wall Coverings . . . . . . . . . . . . . . . . . . . . . . . . . . . . .3

Allied services

Flooring, tile & cArPet

security & Fire sAFety Products/services

Bonds & Certificates . . . . . . . . . . . . . . . . . . . . . . . . .3

Flooring . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .4

General Contractors . . . . . . . . . . . . . . . . . . . . . . . . .3

Flooring-Resilient . . . . . . . . . . . . . . . . . . . . . . . . . . .4

Roof Survey . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .3

Tile . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .4

Roofing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .3

Tile-Ceramic . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .4

ArchitecturAl/Building Products & services

Tile-Marble & Granite . . . . . . . . . . . . . . . . . . . . . . . .4

Shading Systems . . . . . . . . . . . . . . . . . . . . . . . . . . .3

Fire Alarm Sales & Services . . . . . . . . . . . . . . . . . . .4 Fire Alarm & Sprinkler . . . . . . . . . . . . . . . . . . . . . . . .5 Fire Safety Plans Monitoring . . . . . . . . . . . . . . . . . .5 Security Systems & Products . . . . . . . . . . . . . . . . . .5 Sprinkler Products . . . . . . . . . . . . . . . . . . . . . . . . . .5 Security Monitoring & Installation . . . . . . . . . . . . . . .5

MechAnicAl & electricAl Mechanical Insulation . . . . . . . . . . . . . . . . . . . . . . . .4

Buyers’ Guide 2012 Acoustic Finishes

Architectural Specialties

Window Treatments & Finishes

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

Acoustic & Noise Control

2 | 2012 CANADIAN PROPERTY MANAGEMENT BUYERS’ GUIDE

ThE B.C. EDITION

Allied Services Bonds & Certificates

Architectural/Building Products & Services

Fabrics

Shading Systems

Travelers Canada Station 2500, 650 West Georgia PO Box 11542 Vancouver, BC V6B 4N7 Phone: (604) 682-2663 Toll Free: (800) 555-9431 Fax: (604) 682-2664 Email: amather@travelers.com Website: www.travelerscanada.ca Contact Name: Aimee Mather

General Contractors

Acciona Infrastructure Canada Inc. PO Box 49125, 2000 Three Bentall Centre 595 Burrard Street Vancouver, BC V7X 1J1 Phone: (604) 622-6550 Fax: (604) 687-6088 Email: lmadruga@acciona.ca Website: www.acciona-na.com Contact Name: Lee Madruga Calgary, AB . . . . . . . . . . . . (403) 355-1614 Toronto, ON . . . . . . . . . . . (416) 214-7042 Montreal, QC . . . . . . . . . . (514) 658-6153

Roof Survey

Aase Roof Inspection Ltd. 9255 Robson Road Prince George, BC V2N 5B3 Phone: (250) 614-3369 Phone 2: (250) 964-2204 Fax: (250) 964-2287 Email: monaase@telus.net Contact Name: Mons Aase, President RRO

Fraser Shading Systems 18568 96th Avenue Surrey, BC V4N 3P9 Phone: (604) 881-4881 Fax: (604) 881-4882 Email: kerry@frasershading.com Website: www.frasershading.com Contact Name: Kerry Nikolai

Decorative & Lighting Products Designer Showrooms

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

Wall Coverings

Roofing

Aase Roof Inspection Ltd. 9255 Robson Road Prince George, BC V2N 5B3 Phone: (250) 614-3369 Phone 2: (250) 964-2204 Fax: (250) 964-2287 Email: monaase@telus.net Contact Name: Mons Aase, President RRO

ThE B.C. EDITION

2012 CANADIAN PROPERTY MANAGEMENT BUYERSâ&#x20AC;&#x2122; GUIDE | 3

Flooring, Tile & Carpet

Tile-Ceramic

Flooring

Consulting Engineers

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

Daltile Canada 2770 Bentall Street Vancouver, BC V5M 4H4 Phone: (604) 251-8995 Fax: (604) 251-3987 Email: brian.unrau@daltile.com Website: www.daltile.com Contact Name: Brian Unrau

Flooring-Resilient

Tile-Marble & Granite

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

Tile

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

Property Management Daltile Canada 2770 Bentall Street Vancouver, BC V5M 4H4 Phone: (604) 251-8995 Fax: (604) 251-3987 Email: brian.unrau@daltile.com Website: www.daltile.com Contact Name: Brian Unrau

Mechanical & Electrical Mechanical Insulation

Daltile Canada 2770 Bentall Street Vancouver, BC V5M 4H4 Phone: (604) 251-8995 Fax: (604) 251-3987 Email: brian.unrau@daltile.com Website: www.daltile.com Contact Name: Brian Unrau

Professional Services

Barclay Street Real Estate Ltd. 407-8th Avenue South West, Suite 200 Calgary, AB T2P 1B5 Phone: (403) 290-0178 Phone 2: (403) 629-1117 Fax: (403) 262-1314 Email: dvilleneuve@barclaystreet.com Website: www.barclaystreet.com Contact Name: Dennis B. Villeneuve

Security & Fire Safety Products/Services Central Okanagan Mechanical Insulation Ltd. 10422 OK Centre Road East BC, V4V 1K9 Phone: (250) 878-5040 Phone 2: (250) 766-9213 Fax: (250) 766-0552 Email: comi@telus.net Contact Name: Neil Kobayashi

4 | 2012 CANADIAN PROPERTY MANAGEMENT BUYERSâ&#x20AC;&#x2122; GUIDE

Fire Alarm Sales & Service

Vancouver Fire & Radius Security 22131 Fraserwood Way Richmond, BC V6W 1J5 Phone: (604) 232-3488 Fax: (604) 232-3456 Email: jalderson@vanfire.com Website: www.vanfire.com Contact Name: Joslyn Alderson

ThE B.C. EDITION

Fire Alarm & Sprinkler

Buyers’ Guide 2012

Sprinkler Products

Company Name Index

Aase Roof Inspection Ltd. . . . . . . . . . . . . . . . . . . . . .3

Fire Safety Plans Monitoring

Security Monitoring & Installation

Acciona Infrastructures Canada Inc. . . . . . . . . . . . . .3 Barclay Street Real Estate Ltd. . . . . . . . . . . . . . . . . .4 Central Okanagan Mechanical Insulation Ltd. . . . . . .4 Crown Wallpaper & Fabrics . . . . . . . . . . . . . . . . . . . .3 Daltile Canada . . . . . . . . . . . . . . . . . . . . . . . . . . . . .4 Fraser Shading Systems . . . . . . . . . . . . . . . . . . . . . .3 Fusion Security Inc.. . . . . . . . . . . . . . . . . . . . . . . . . .5 GWP Wallworks Acoustic Architectural Products Inc. . . . . . . . . . . . . . . . .2 MAPEI Inc. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .4

Read Jones Christoffersen Ltd. . . . . . . . . . . . . . . . . .4 Travelers Canada . . . . . . . . . . . . . . . . . . . . . . . . . . .3 Vancouver Fire & Radius Security . . . . . . . . . . . . . 4, 5

Security Systems & Products

Fusion Security Inc. 999 Hastings Street, Suite P1 Vancouver, BC V5C 2W2 Phone: (604) 647-6470 Fax: (604) 647-6476 Email: bmarginson@fusionsecurity.ca Website: www.fusionsecurity.ca Contact Name: Bruce Marginson Contact 2: Dean Brassington

ThE B.C. EDITION

2012 CANADIAN PROPERTY MANAGEMENT BUYERS’ GUIDE | 5

in the headlines Eighth Avenue Construction

Strong Demand

Construction has begun on the second tower of the Eighth Avenue Place development in downtown Calgary. The tower will be an 850,000 square foot office building and will be 40 stories high. Initial occupancy is planned for the spring of 2014. The first glass tower, completed in 2011, is the first high rise office building in Canada and the third in North America to awarded LEED Platinum status.

Canada’s commercial real estate sector experienced a strong year, with declining vacancy rates in most major markets, according to the National Office Trends, Fourth Quarter Report by Cushman & Wakefield. Class A office vacancy rates continued to decline at a rapid rate across the country. Overall national office vacancy rates dipped from 8.8% to 7.3% from Q4 2010 to Q4 2011, a significant drop. Demand for office space is expected to remain steady, increasing pressure for new property developments, especially in the Calgary and Vancouver markets.

TOBY 2011 Sheldon M. Chumir Health Centre in Calgary was honoured as a national TOBY 2011 by The Building Owners and Managers Association (BOMA) of Canada. It won in the medical office building category. The Outstanding Building of the Year (TOBY) award recognizes excellence in property management, operations, resource conservation, customer service and innovation, leasing and building design and environmental awareness. The 2011 winners were announced at BOMA Canada’s national awards gala during BOMEX 2011.

Grosvenor Acquisition

Rental Vacancy Drop

Grosvenor Americas has acquired 1520 Fourth Street in Calgary’s Beltline district. The 10-storey, 106,000 square foot office building includes 24,000 SF of retail space and a 34,000 SF surface parking lot that can be developed in the future. This is Grosvenor Americas’ third acquisition in the last three months and its fourth for the year. The property was built in 1974 and was acquired in 2005 by Great West Life, which invested over $2.3 million in capital improvements. Grosvenor Americas plans to spend approximately $1 million more for additional upgrades. The property is located at the intersection of 4th Street, a main arterial leading into the city centre from the south, and 17th Avenue, the Beltline’s main commercial corridor. It is just eight blocks from the central business district, with extensive public transportation options. The building is more than 90 percent leased, with office tenants including government, accounting, oilfield services, education, along with several restaurants.

According to Canada Mortgage and Housing Corporation (CMHC), investorowned condos and houses make up half of the rental accommodation in Metro Vancouver, where the rental vacancy rate has fallen to 1.4 per cent, down from 1.9 per cent a year ago. Overall, the average annual rents increased by 2.3 per cent. Investors are seeing both higher rents and lower vacancies for their condominium rentals. The vacancy rate for rented condos is 0.9 per cent in the Metro region, the survey found, while average rents are from 10 per cent to 20 per cent higher than in the conventional apartment market.

December/January 2012

New Location FirstOnSite Restoration, Canada’s largest independent disaster restoration company, has officially opened a branch in Edmonton. The new location bolsters the company’s presence in the province and adds to the more than 40 branches it has across the country. FirstOnSite Restoration also opened a branch in Medicine Hat, Alberta to continue to meet the needs in the province. 24

Vancouver In central Vancouver, the Q4 office vacancy rate stayed flat from Q3 to Q4 2011, at 3.7%. On a yearover-year basis, the downtown core’s office vacancy rate declined from 8.1% in Q4 2010 to 7.5% in the same period this year. In the suburbs, vacancy took a slight decline from Q3 2011 at 13.4% to 12.9% in Q4, with market activity stable, though no major transactions were noted there. Overall Class A inventory in the suburbs and the core combined dropped from 9.4% in Q4 2010 to 7.6% Q4 2011, while Class A space in the core itself is a steady 2.8%. Calgary With energy sector growth fuelling the demand for space and record absorption, Central Calgary experienced the strongest demand of any major Canadian market, with the vacancy rate taking a massive drop from 12.3% in Q4 2010 to just 3.9% in Q4 in 2011. Central Class A office space also witnessed a major decline in vacancy moving from 10.6% in Q4 2010 to 1.6% Q4 2011.

Construction Starts Ivanhoe Cambridge has announced that construction of Metrotower III, a 29-storey office tower, will begin in January 2012 and is slated for completion in April 2014. The project stalled in 2008 when the global economic crisis hit. The $170 million LEED platinum project will feature more than 400,000 square feet of AAA-class office space, bringing the total square footage of the Complex to over one million square feet. THE B.C./ALBERTA EDITION