Lisa Henderson Senior Member Services Representative
Siyu Chen Member Services Representative
Board of Directors
Board Chair: Nicolas Denux
Vice-Chair: Michael Drouillard
Secretary-Treasurer: Derek Townsend
Directors
James Blair, Dorothy Friesen, Matin Ghavi, Kerri Jackson, Sarah Lui, Shawn Punton, Kim Schuss, Allan Wasel
Cover photo credit: Monika Sosnowska
Hunter Boucher Vice President, Operations
Monika Sosnowska Director, Marketing and Communications
Bryan Smith Member Services Representative
Alvin Christian Alfonso Membership Engagement
The KEY is published by MediaEdge Communications
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Dan Gnocato, Publisher, dang@mediaedge.ca or t: 604 549 4521
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CEO’s Message
Managing Rising Energy Costs
CPTED: Designing Safer Communities
Behind Closed Doors: Trafficking in Rental Properties
Housing and Human Rights
Practical Wildfire Solutions Managing
Wildfire
CEO’S MESSAGE
David Hutniak, CEO, LandlordBC
AFFORDABLE HOUSING IN CANADA
While some progress has been made, housing affordability remains a serious issue in Canada, and without decisive action the situation will continue to deteriorate. Addressing it requires a coordinated set of policies focused on increasing supply, reducing costs, and supporting vulnerable populations.
To address housing affordability in Canada, a combination of policies is needed that focus on increasing supply, reducing costs, and supporting vulnerable populations. These include streamlining development processes, investing in affordable housing projects, and encouraging both domestic and foreign investment, while curbing speculation through innovative policy approaches. Here are some ideas for the new federal housing minister.
INCREASING HOUSING SUPPLY
Streamlining development processes: Reducing bureaucratic hurdles and restrictive zoning practices can speed up construction.
Leveraging Public Lands: Unlocking government-owned land for housing development can increase the availability of sites for new construction of affordable units.
Encouraging innovative construction methods: Embracing technologies like modular construction can reduce building times and costs. Allowing single-stair apartment buildings would mean more affordable units on smaller lots. These units could also be larger and cooler.
Increase the supply of rental housing: Tax incentives and low-cost financing encourage the construction of new rental units. The federal government’s proposed re-introduction of the ‘70s-era MURB incentive program could be the incentive our sector has been waiting for. If permitting, municipal costs, stable interest rates, and infrastructure support is paired with the introduction of this program, it could drive mid-rise rental development on a scale we’ve not seen since the ‘70s.
REDUCING HOUSING COSTS
Lowering development charges: Reducing or eliminating municipal development charges for multi-unit residential housing, especially purpose-built rental, can make it more affordable to build.
Investing in affordable housing: The private sector will not be the source of affordable housing for low-income households. Providing funding for new affordable housing projects and renovations can increase the supply of affordable units for this cohort of the renter population.
Addressing speculation: Measures like vacant home taxes have had unintended negative consequences, namely the crippling of the multiunit housing market. We need both domestic and foreign investment in multi-unit housing to ensure we have a strong and healthy housing market and home building industry.
Let’s learn from past mistakes and implement measures that encourage investment but curb speculation. When looking to curb speculation, there are some innovative approaches that show promise. One measure suggested is to allow foreign investors to purchase entire purpose-built rental buildings on the condition that they must hold these assets for a minimum of 20-25 years. Similarly, for condos, foreign investors could be required to place their non-occupied condos into the long-term rental pool for 10-15 years. This measure could potentially curb speculation in the condo market while creating additional rental housing.
SUPPORTING VULNERABLE POPULATIONS
Housing first initiatives: Inclusionary zoning has been an abject failure! It is well-documented that access to permanent, affordable housing for individuals experiencing homelessness is critical in stabilizing their lives. Creating new affordable purpose-built housing on public lands will help address the needs of this cohort. It will be good for them and good for the community. furthermore, eliminating inclusionary zoning policies will significantly increase the odds that a market rental housing project will advance.
Rental assistance programs: Providing financial assistance to low-income renters has a proven track record for success in helping them afford housing. Portable housing benefits are easy to deploy and have an immediate positive impact supporting vulnerable populations.
Financial literacy programs: Educational materials to help students and adults increase their financial knowledge and skills have historically been neglected in Canada. Financial knowledge and skills are especially important for renters to help reduce reliance on home equity for basic needs and retirement.
The ideas outlined here offer a roadmap for addressing the complicated and diverse issues faced by our housing sector and are aimed at increasing supply, reducing development costs, and ensuring meaningful support for those most in need. By streamlining processes, leveraging public lands, incentivizing rental construction, and adopting innovative anti-speculation measures, we can begin to rebuild a healthy and functional housing ecosystem. At the same time, targeted investments in affordable housing and support programs for vulnerable populations must remain a priority. LandlordBC will be advancing these and other ideas to the new federal housing minister in the coming weeks and months.
Flowguard Water Detection Program Protecting your Peace
Did you know around 60% of residential property insurance claims are caused by water damage? 1
Coming up with solutions to prevent this costly problem has never been more important, yet until now there have never been any insurance incentives to reward proactive measures.
That’s why we’re pleased to introduce the BFL CANADA Flowguard Program - an innovative solution that rewards properties that install water detection systems to help curb rising claims. Flowguard is more than just an insurance incentive - it’s a smart investment that will save you money, time and hassle in the long run. Don’t wait until it’s too late! 2
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MANAGING RISING ENERGY COSTS
By Jasmine Mastracci, Decarbonization Policy and Strategy Consultant, FRESCo Building Efficiency and Ian Cullis, Vice President, Sustainability, LandlordBC
If you own or manage a rental building in B.C., you’ve likely felt the pressure of rising costs. There’s a lot of buzz about energy efficiency in buildings, and for good reason. Making buildings more efficient can reduce utility costs, enhance tenant comfort, lower maintenance needs, and protect long-term building value.
THE OPPORTUNITY: EFFICIENCY FIRST
Saving energy is often about two simple principles: Making the building and equipment as efficient as possible and making sure your building only uses energy when and where it’s needed.
The reality is that some upgrades, like installing windows or replacing heating systems can offer excellent long-term returns but can come with significant upfront capital costs. But there is good news. Rental building owners and managers can take advantage of many low- and moderate cost efficiency improvements.
START WITH LOW-MEDIUM COST ENERGY EFFICIENCY UPGRADES
Simple, affordable upgrades can deliver major savings and comfort improvements in your building, without requiring major renovations or capital investments. Here are some of the most effective ways to boost performance, reduce utility bills, and take advantage of available incentives.
Start with lighting. Replacing outdated bulbs with high-efficiency LEDs and adding motion sensors or timers is one of the fastest ways to lower energy use, by as much as 80 per cent. These upgrades also reduce maintenance thanks to longer product lifespans and are frequently eligible for BC Hydro rebates.
Water efficiency is another quick win. Installing low-flow aerators, showerheads, and toilets reduces water consumption, and the energy required to heat it, resulting in immediate savings. It’s a low-cost investment with high returns, especially in buildings with older fixtures.
Next, look at the building envelope. Sealing gaps and leaks with weatherstripping and caulking helps retain heat in the winter and cool air in the summer. This not only reduces energy loss but also improves tenant comfort and lowers strain on mechanical systems.
Improving the efficiency of hot water systems is another smart step. Insulating hot water pipes and tanks reduces heat loss and energy use with minimal effort or expense. For additional envelope upgrades, consider applying reflective window films. These reduce heat gain during the summer and retain warmth during winter months, providing year-round comfort and savings at a fraction of the cost of window replacement.
Temperature control offers another big opportunity. Programmable or smart thermostats help manage heating and cooling in suites and common areas, optimizing schedules to reduce waste and enhance occupant comfort automatically.
For buildings with domestic hot water recirculation systems, adjusting or adding pump controls to avoid constant operation can significantly reduce unnecessary energy use. Similarly, adding a hydronic heating additive to boiler systems improves heat transfer and system efficiency, especially valuable during high-demand periods.
More advanced mechanical upgrades can deliver strong returns as well. Variable speed pumps and variable frequency drives allow systems to adjust in real-time to actual demand, cutting energy consumption and mechanical wear. And optimizing boiler performance, through outdoor reset controls, sequencing, or night setbacks, can yield meaningful efficiency gains without the cost of full replacement.
Each of these upgrades ranges from low to moderate in cost, and many are eligible for utility rebates. More importantly, they represent smart,
BMS Plumbing & Mechanical is the best solution to your plumbing problems. Family owned and operated, we has been repiping throughout the Lower Mainland since 1986. Having pioneered and implemented innovative systems, we consistently deliver the highest quality service both on time and on budget. BMS takes your project from planning stages to the finished project, while ensuring your experience is stress free.
strategic steps that landlords can take today to reduce operating costs, improve building performance, and enhance tenant satisfaction.
These upgrades range from low to moderate in cost, but the impact on your bottom line and tenant experience can be major. Get started today, rebates are available, and savings begin right away.
MORE THAN JUST ENERGY SAVINGS
These upgrades don’t just lower utility bills; they have a range of co-benefits such as:
• Lower building heat loads reduce summer overheating and tenant complaints.
• Less wear and tear on pumps, belts, and fans reduces breakdowns and costly repairs.
• Fewer maintenance calls and longer equipment life protect your bottom line.
• Simple measures like variable speed equipment and pipe insulation can deliver payback in as little as one to two years, with ongoing savings year after year.
Simple upgrades can start paying off immediately. In some cases, landlords have seen payback periods as short as one to two years, with ongoing savings continuing year after year.
At a time when many building owners are being squeezed by rising costs, these measures offer a reliable way to stabilize expenses and avoid the unexpected. The following case studies provide real world examples of the impact of these high efficiency/ low-cost upgrades:
1. Saving Money and Reducing Maintenance Calls A landlord replaced older hallway and common area lighting with new LED fixtures. The project cost $81 and saved 394 kWh of electricity annually. With a simple payback of 1.7 years, the upgrade quickly began saving money. An added bonus was a significant reduction in maintenance calls, as LEDs last much longer than older bulbs and require fewer replacements.
2. Improving Boiler Efficiency with a Hydronic Heating Additive A landlord of a multi-unit residential building improved heating system efficiency by adding a hydronic heating additive to the boiler system. The additive enhances heat transfer and reduces energy loss in the system. The project cost $5,346 and delivered an annual natural gas savings of 68 GJ, equivalent to approximately $1,028 in utility
cost reductions. The project achieved a simple payback of 4.2 years and provided additional benefits such as improved occupant comfort and extended equipment life.
3. Reducing Heat Loss and Energy Costs with Pipe Insulation To cut energy waste, a landlord insulated exposed hot water piping in the mechanical room. One project cost $357 and saved $297 per year, while another larger insulation project cost $757 and saved $481 annually. Both upgrades achieved a simple payback between 1.2 and 1.5 years. FortisBC’s pipe insulation rebate helped offset installation costs, making this a highly cost-effective measure for reducing natural gas use and improving system efficiency.
HOW TO MOVE FORWARD
Even low- and moderate-cost upgrades require investment. Fortunately, several rebate programs in B.C. help offset costs by providing subsidized assessments, technical studies, and project rebates:
A few of the key programs available include:
• The Rental Apartment Retrofit Accelerator program offers free* concierge retrofit planning and implementation support and is the central intake for grants, tax credits, and pilots
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available for multi-unit rental apartment buildings. Visit: https://landlordbc.ca/rara/
• CleanBC MURB Retrofit Program Rebates: Offers custom incentives and energy studies to help landlords make informed decisions on energy-saving upgrades, from lighting and controls to larger building system improvements. Visit: https://www.bchydro.com/powersmart/business/programs/ multi-unit-residential-buildings.html
• FortisBC Rental Apartment Efficiency Program: Provides qualifying buildings with a free energy assessment and installation of products in each suite to help you and your guests and tenants save energy, water and money. Visit: https://www.fortisbc.com/rebates/businessenergyefficiency-for-rental-apartments-and-accommodations
Lower-cost energy efficiency upgrades offer building owners a practical first step toward better performance and reduced operating costs. These “low-hanging fruit” measures can deliver meaningful energy savings with relatively quick paybacks, improving cash flow and reducing maintenance demands. In many cases, the savings generated from these smaller improvements can be reinvested to fund larger capital upgrades over time, helping owners build a strong foundation for long-term building improvements.
Detect leaks before damage occurs.
CPTED: DESIGNING SAFER COMMUNITIES
By Kelly Prebble, ICPS, President, CPTED Canada
As property owners and managers, you play a vital role in shaping safe, and welcoming communities. Beyond collecting rents and maintaining buildings, you’re often the first line of defense in addressing concerns about crime, safety, and livability. In today’s rental housing environment, it’s more important than ever to consider proactive approaches to safety — ones that not only deter unwanted activity but also foster a sense of ownership, pride, and community among tenants. One such approach is Crime Prevention Through Environmental Design, or CPTED (pronounced SEP-TED)
At its core, CPTED is based on a simple but powerful premise: the way we design and manage physical space influences human behaviour. CPTED strategies aim to reduce crime and fear by using the built environment to influence the choices people make. These techniques have been applied successfully across Canada in a variety of settings, from parks and schools to high-rise apartment buildings and transitional housing. For rental housing providers, CPTED offers a practical, cost-effective set of tools to enhance safety, reduce property damage, and promote tenant satisfaction.
What Is CPTED?
Crime Prevention Through Environmental Design (CPTED) is both a philosophy and a framework. It’s grounded in the idea that opportunities for crime can be minimized through thoughtful design and ongoing stewardship of spaces. CPTED emphasizes positive human activity and the legitimate use of space, making it more difficult for crime and nuisance behaviour to take root.
There are two main generations of CPTED:
First-Generation CPTED focuses on four key principles:
1. Natural Surveillance – Improving visibility within a site so people can see and be seen. This can be achieved by trimming overgrown vegetation, adding lighting, orienting windows toward shared spaces, or positioning mailboxes and laundry rooms in highly visible areas.
2. Natural Access Control – Guiding movement through a space using physical and symbolic barriers. Fences, pathways, gates, and even landscaping can subtly influence how people move through a property and discourage unauthorized access.
3. Territorial Reinforcement – Creating clear distinctions between public, semi-public, and private space. Well-maintained signage, personal touches from tenants (like flower pots on balconies), and tidy common areas signal that a space is “owned” and monitored.
4. Maintenance – A well-cared-for property sends a strong message that people are watching and that unwanted behaviour won’t go unnoticed. Graffiti removal, timely repairs, and cleanliness all play a role in maintaining a sense of order.
Second-Generation CPTED builds on these physical strategies by acknowledging the social dynamics of a space. It includes:
• Social Cohesion – Encouraging residents to get to know one another, which increases informal surveillance and helps resolve issues early.
• Connectivity – Designing walkways, lighting, and gathering spaces that support positive use and interaction.
• Community Culture – Creating a sense of identity and pride through beautification, art, or tenant engagement activities.
• Threshold Capacity – Ensuring a space is used within its intended limits to prevent overcrowding, loitering, or misuse.
Together, these principles support not only crime prevention but also a higher quality of life for residents.
Applying CPTED in Rental Housing
For landlords and property managers, CPTED isn’t about turning buildings into fortresses. It’s about designing and managing properties in a way that encourages legitimate use and deters unwanted behaviour — without compromising comfort or aesthetics. Here are several ways CPTED can be applied in rental housing:
Lighting and Visibility
Ensure common areas, entrances, and parking lots are welllit, especially after dark. Consider motion-activated lighting and energy-efficient fixtures. Avoid bright spots that cast deep shadows — consistency is key. Good lighting not only increases visibility but also contributes to a feeling of safety for residents.
Defensible Space and Signage
Use fencing, landscaping, and walkways to define property boundaries and direct traffic flow. Strategic placement of signage helps communicate rules, reinforce ownership, and guide visitors appropriately. Avoid confusing layouts that create hidden or ambiguous zones.
Access Control
Limit access to private areas such as stairwells, utility rooms, and roof spaces through the use of locks, gates, or entry systems. Intercoms, key fobs, or controlled entry points can enhance safety without making the environment feel restrictive.
Maintenance and Repair
Stay ahead of wear and tear. Fix broken fixtures, clean graffiti quickly, and maintain landscaping. Properties that appear neglected often attract negative activity. Regular maintenance also demonstrates to residents that their safety and comfort are valued.
Community Engagement
Encourage tenants to participate in the stewardship of the property. Host seasonal clean-ups, promote tenant groups, or create bulletin boards where residents can share information. These small efforts foster a greater sense of belonging and accountability.
The Business Case for CPTED
Implementing CPTED doesn’t have to be expensive and in many cases, it can lead to significant savings over time. A well-lit, wellmaintained property with good visibility is less likely to experience vandalism, break-ins, or nuisance complaints. Properties that feel safer tend to attract and retain quality tenants, which reduces vacancy rates and turnover costs.
CPTED can also help with insurance claims and liability concerns. Documenting proactive efforts to maintain safety, such as installing lighting, repairing fencing, or responding to tenant concerns, demonstrates due diligence and risk mitigation.
Getting Started
You don’t have to be a security expert to begin using CPTED principles. Start with a walkaround of your property ideally during both day and nighttime hours. Look at sightlines, lighting, landscaping, and how people move through the space. Talk to your tenants. They often have valuable insights about what feels safe or unsafe.
If you’re interested in a more in-depth approach, consider working with a certified CPTED practitioner. Many police services across Canada have officers trained in CPTED, and your municipality may also have staff with CPTED expertise. Reaching out to these local resources is a great first step.
A Safer Future, By Design
CPTED is more than a checklist, it’s a mindset. It’s about taking responsibility for how spaces are shaped and understanding that small environmental cues can have a big impact on safety, well-being, and community connectedness. As the rental housing industry continues to evolve, CPTED offers a meaningful way for landlords and managers to invest not only in their properties, but in the people who live there.
At CPTED Canada, we believe safer communities start with informed decisions and collaborative solutions. Rental housing providers are key partners in this effort, and with CPTED, you have a valuable set of tools at your fingertips.
CPTED Canada is a not-for-profit organization dedicated to advancing Crime Prevention Through Environmental Design. With a diverse, multi-disciplinary membership, CPTED Canada supports education, collaboration, and safer communities across Canada. Learn more at www.cptedcanada.ca or contact us at info@cptedcanada.ca.
Reference
Crowe, T., & Fennelly, L. (2013). Crime Prevention Through Environmental Design third edition. Waltham, MA: Elsevier.
BEHIND CLOSED DOORS: TRAFFICKING IN RENTAL PROPERTIES
By The Canadian Centre to End Human Trafficking
Human trafficking can happen to anyone, but in Canada, it’s most often experienced by people facing systemic barriers and social vulnerabilities. These vulnerabilities can make it harder to find safe housing, access support, or leave an exploitative situation.
Education and awareness are key to prevention. Knowing the signs of trafficking — and what to do if you spot them — can help keep our communities, including your tenants, safe. It’s not always obvious when someone is being trafficked. At its core, trafficking is about control. Traffickers use force, fraud or coercion to exploit people for profit — often by taking advantage of someone’s need for safety, income, or a sense of belonging. In Canada, the most reported form of human trafficking is sex trafficking, which disproportionately affects women, youth, and gender-diverse people. Labour trafficking is also a serious concern, particularly among migrant workers who may be isolated, underpaid, or living in inhumane conditions with little power to speak out or leave.
Data collected by the Canadian Centre to End Human Trafficking, a national charitable organization working to end all forms of trafficking in Canada, indicates that trafficking happens in communities of all sizes: from the largest urban centres to the smallest rural hamlets.
Some traffickers will move people frequently to avoid suspicion, rarely staying in one place long enough to raise red flags. One major trafficking corridor runs from Halifax through Montreal, Ottawa, and Toronto, stretching as far as the prairies and West Coast.
But not all trafficking involves movement. Other traffickers may stay in the same location and exploit people in a single community — sometimes for months or even years.
Traffickers are increasingly using online platforms to recruit, advertise, and exert control. Social media, dating apps, ride-sharing services and short-term rental platforms can all be misused to enable trafficking. These platforms have made it easier for traffickers to hide behind fake identities, appear credible, and trustworthy to gain trust with the intent of using the property to facilitate trafficking.
Rental properties can be attractive to traffickers because they offer privacy, frequent turnover, and limited oversight. As a landlord or property manager, you’re in a key position to help disrupt this form of exploitation. Your awareness can make a meaningful difference — for your tenants and the broader community.
Sex trafficking isn’t always easy to spot, so it helps to know what to look for. One sign on its own might not mean that trafficking is happening, but when several happen together, they may point to someone being controlled or exploited. Here are some common warning signs:
• Being controlled by others, driven to-and-from locations;
• Being monitored, escorted and watched by others;
• Doesn’t have access to their own passport or other forms of ID;
• Doesn’t have control of their own money or mobile phone;
• Isn’t familiar with the neighbourhood where they live or work;
• Moves frequently; claims to be “new” or “just visiting”;
• Isn’t allowed to contact family or friends;
• Lies about their age or uses a fake ID;
• Provides scripted or rehearsed answers to casual questions;
• Has excess cash or items inconsistent with their financial means;
• Is frequently absent from home, school or other activities.
Putting clear anti-human trafficking policies and protocols in place is an important step toward keeping your property — and tenants — safe. Measures like thorough tenant screening and mandatory staff training not only help prevent exploitation, but also contribute to safer, more informed communities. The Canadian Centre to End Human Trafficking works with individuals, organizations, and businesses to provide customized training and education on the realities of trafficking.
The centre also operates the Canadian Human Trafficking Hotline, a confidential, multilingual service available 24/7 to connect victims, survivors and communities with social services, law enforcement, and emergency services. If you’re concerned about something you’ve seen or simply want to better understand what to watch for, the hotline is always here to help.
Here are some meaningful ways that landlords and property managers can be part of the fight against human trafficking:
1. Connect with local anti-trafficking organizations like the centre to learn more about the issue and how to spot possible human trafficking
2. Implement an annual anti-human trafficking awareness training for management, maintenance staff and security personnel
3. Develop a policy for suspected trafficking situations, so staff and tenants feel supported and empowered if they encounter a trafficking situation
4. Post the Canadian Human Trafficking Hotline’s free awareness materials in common spaces and property management office. This ensures that anyone seeking information, support or resources knows where to turn.
5. Use thorough screening practices to verify the identity of prospective tenants, especially when applying online. Conduct regular check-ins and required unit inspections, and work to foster a shared sense of safety and responsibility within the property.
Traffickers rely on privacy, inaction and silence. But with training, clear policies, and an informed team, you can make your properties harder to exploit — and safer for everyone who lives and works there.
The Canadian Centre to End Human Trafficking is a national charity dedicated to ending all types of human trafficking in Canada. Call the Canadian Human Trafficking Hotline at 1-833-900-1010, available 24/7/365 and in over 200 languages. To learn more, contact info@ccteht.ca.
HOUSING AND HUMAN RIGHTS
By Laura Track, Director of the BC Human Rights Clinic, part of the Community Legal Assistance Society
Landlords have a critical role to play in upholding human rights. As housing providers, landlords are responsible for meeting a core human need — access to safe and adequate housing — the second step on Maslow’s “hierarchy of needs” and a necessary foundation for all of us.
Many tenants are members of groups that face barriers to safe and secure housing. People with disabilities, Black, Indigenous, and other people of colour, people on income assistance, and other marginalized groups have faced exclusion from Canada’s housing market. Consider that in B.C., there are still discriminatory covenants on old land titles that explicitly prevent rentals to people of African and Asian descent. While these covenants are technically void and unenforceable, their continued existence serves as a reminder of the racist history underlying Canada’s housing policies, and underscores the importance of taking a human rights-based approach to housing today.
THE BC HUMAN RIGHTS CODE
B.C.’s Human Rights Code is one tool to promote equity and fairness in housing. The code prohibits discrimination regarding any term or condition of a tenancy, and prevents housing providers from denying someone
a tenancy based on a list of protected characteristics that includes race, Indigenous identity, physical or mental disability, sexual orientation, and lawful source of income, among other protected grounds.
Few landlords set out to discriminate against anyone. Most housing providers seek a mutually beneficial arrangement with their tenants that prioritizes stability and respectful relations. However, landlords may run afoul of human rights law if they are unaware of their obligations under the law. Discrimination is not always intentional. Human rights legislation is concerned with eradicating the effects of discrimination, no matter its cause. Even the most well-intentioned landlord may discriminate against a tenant if they fail to understand what human rights law requires.
WHAT HUMAN RIGHTS LAW REQUIRES
Landlords have three main duties under B.C.’s human rights legislation: 1) avoid making decisions based on protected characteristics; 2) take action if discrimination is occurring; and 3) take all reasonable and practical steps to accommodate people’s protected characteristics, like disabilities or cultural needs, when required.
Don’t base decisions on protected characteristics
If you’re renting out a unit, the law requires you to assess applicants without bias or discrimination based on protected characteristics. For example, the code prohibits you from denying a unit to someone because they’re on income assistance (provided they can afford the rent) or because they have children. Declining a tenant because of their ethnic background, religion, sexual orientation, or disability is also impermissible.
“Family status” is a protected characteristic and includes the size and composition of a family. This means that a landlord cannot refuse to rent to a family because of the number of children, unless there are compelling reasons to justify that decision.
Take action on discrimination
Every tenant has a right to “quiet enjoyment” of their rental unit. This includes the right to be free from discriminatory harassment. If you’re the landlord of a multi-unit building, you have a duty to ensure you’re providing a discrimination-free home for your tenants. While you can’t control everything that happens in your building, discriminatory treatment of one tenant by another is something to take seriously.
If a tenant reports that their neighbour is making racist comments or using homophobic, transphobic, or otherwise discriminatory language, you have a duty to act. If someone’s neighbour is sexually harassing them or acting cruelly because of their religion or disability, you must take steps
within your power to put a stop to it. This might include taking steps to protect the targeted tenant, fining the perpetrator, and in some cases, evicting them if the behaviour does not stop.
Meet your duty to accommodate
Most human rights cases against housing-providers centre on the landlord’s duty to accommodate the tenant’s disability-related needs. The duty to accommodate a person with a disability is a core and fundamental human rights principle. Where a physical barrier prevents a person with a disability from accessing their rental unit safely and with dignity, accommodation requires that the housing provider take all reasonable and practical steps to remove that barrier.
This may not always be easy, convenient, or cost effective. Reasonable and practical steps to remove disability-related barriers may involve some cost or inconvenience. But unless the steps impose an “undue hardship”, like an unmanageable cost or serious disruption to other residents, the accommodations must be made.
In recent years, the BC Human Rights Tribunal has ordered housing providers to make the following accommodations:
• Provide a ramp for a disabled senior who used a wheelchair and
could not independently come and go from her home without one;
• Allow an Indigenous woman to smudge (burn sage), an important cultural practice, in her home;
• Grant permission to install a heat pump to mitigate the impacts of heat on the complainant’s disabilities;
• Allow the tenant to have a service or support dog, despite a no-pet rule;
• Promptly address the impacts of smoking and mould on tenants with disabilities like asthma and COPD that are impacted by these issues;
• Provide the tenant with a washing machine capable of a hot-water wash, so he could manage symptoms of his disabilities.
Many landlords do a great job at meeting the diverse needs of their tenants. Armed with knowledge of your human rights obligations and an open mind on how best to meet them, landlords can ensure that tenants’ human rights are respected, protected, and fulfilled.
Laura Track is the director of the BC Human Rights Clinic, a program of the Community Legal Assistance Society (CLAS). The Clinic provides free legal services to low-income people with human rights disputes. The Clinic also delivers workshops and trainings to help people understand their rights and responsibilities under BC’s human rights law. To learn more visit www.bchrc.net.
PRACTICAL WILDFIRE SOLUTIONS
By FireSmart BC
As wildfires become increasingly frequent and intense across British Columbia, it’s clear that wildfire preparedness is no longer a seasonal concern. It’s a year-round responsibility. While much of the focus tends to fall on homeowners, the reality is that renters and rental housing providers play just as critical a role in protecting homes, properties, and communities from the devastating effects of wildfire.
WHY RENTERS AND LANDLORDS MUST BE FIRESMART
Wildfire behaviour is influenced by a complex mix of weather, vegetation, topography, and built environment. The way homes and buildings are maintained, what surrounds them, and how people prepare for potential emergencies can significantly influence how wildfire impacts a property or whether it reaches it at all.
For renters, the sense of ownership over wildfire preparedness might feel unclear. You might not own the building, but that doesn’t mean you’re any less vulnerable. In the event of a wildfire, renters face the same threat as homeowners: the potential loss of their home and everything in it. Personal belongings, cherished keepsakes,
important documents, and even short-term rental housing can all be wiped out in minutes. That’s why understanding and applying FireSmart principles to your residence, whether it’s a detached home, a basement suite, or a rental unit in a larger complex, is so important. Your actions, like keeping outdoor areas clear, reporting maintenance issues, and preparing for evacuation, can make a significant difference in protecting both your safety and your belongings.
For rental housing providers, from single-unit landlords to professional property managers, creating a FireSmart property isn’t just about safety, it’s about protecting your investment and supporting your tenants’ well-being.
FIRESMART
BC: YOUR GO-TO WILDFIRE SAFETY
RESOURCE
FireSmart BC is a provincial program dedicated to reducing the impacts of wildfire. It serves as the go-to resource for individuals, neighbourhoods, and communities seeking to protect their homes and properties from the threat of wildfire. Based on scientific research, FireSmart BC emphasizes simple, proactive steps that can significantly improve a property’s resilience to wildfire — many of which can be implemented at little to no cost.
Visit FireSmartBC.ca to find downloadable checklists, guides, infographics, videos, and more. Whether you’re a tenant or a landlord, these tools are designed to make wildfire preparedness practical and approachable.
UNDERSTANDING THE SCIENCE BEHIND FIRESMART
To effectively reduce wildfire risk, it helps to understand how wildfires ignite and spread.
Wildfires need fuel, such as dry grass, shrubs, and trees, to start and grow. Embers, small, smouldering pieces of debris that can travel kilometres ahead of a fire front, are a major factor in the spread of
wildfire and pose the most significant threat to structure ignition. Embers, often made of bark, needles, branches, and even flammable building materials, can land on rooftops, decks, or in gutters, sparking new fires far ahead of the main fire front.
Once a structure ignites, fire can quickly spread to others via connected fuels or radiant heat. That’s why the first line of defense is managing the area around the home — what FireSmart calls the Home Ignition Zone —to eliminate potential fuels and prevent ember ignition.
FOUR KEY STEPS TO REDUCE WILDFIRE RISK
1. Create and Maintain Defensible Space
Defensible space refers to the area around a structure that is intentionally managed to slow the spread of wildfire and reduce the chance of ignition.
For landlords and housing providers:
• Remove dry leaves, pine needles, and other debris from roofs, gutters, decks, and yards.
• Trim trees and shrubs to prevent “ladder fuels,” which allow fire to climb from the ground into the canopy.
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• Keep a 1.5-metre non-combustible zone around all structures, free of flammable materials like firewood, patio furniture, planters, or bark mulch.
• Incorporate FireSmart landscaping principles by choosing fire-resistant plant species and spacing them appropriately. Certain plants — like deciduous trees and low-resin groundcovers — are less flammable and can slow the spread of fire. Learn more about wildfire-resilient plants through resources provided by FireSmart BC and your local garden centre.
For renters:
• If you have access to outdoor areas, help maintain them by sweeping up leaves, reporting overgrown vegetation, or removing clutter.
• Talk to your landlord about landscaping choices and encourage the use of fire-resistant plants and materials.
2. Stay on Top of Building Maintenance
Embers can find their way into even the smallest gaps in a building, and maintenance plays a critical role in preventing fire from entering a structure.
For landlords and housing providers:
• Seal vents, eaves, and any gaps in siding where embers could enter.
• Clean gutters regularly, especially during fire season, to remove flammable debris.
• Use fire-resistant materials during renovations or upgrades whenever possible.
For renters:
• Report issues such as cracked siding, missing roof tiles, or clogged gutters.
• If you notice a buildup of dry material on balconies or near exterior walls, bring it to your landlord’s attention.
3. Educate and Empower Tenants
Wildfire safety starts with awareness. Many renters may not know how wildfire could affect them, or what steps they can take to stay safe. Education is key.
Landlords and housing providers can:
• Share FireSmart BC resources with tenants. Even a simple flyer in a hallway or an email reminder at the start of spring and summer can dramatically improve preparedness levels across a rental property.
• Post building evacuation maps, emergency contact numbers, and guidance on graband-go bags in shared spaces.
• Include wildfire preparedness information in welcome packages or lease agreements.
Renters should:
• Learn your building’s emergency plan and know your evacuation route.
• Prepare an emergency kit that includes water, food, a first aid kit, important documents, and other essentials.
• Sign up for local emergency alerts to stay informed during fire season.
Even as renters, your actions like maintaining outdoor spaces, reporting hazards, and preparing for emergencies can make a meaningful difference in wildfire resilience.
4. Leverage Free Tools from FireSmart BC
FireSmart BC makes it easy for both renters and landlords to get informed and take action:
• The FireSmart Begins at Home Guide: Provides easy steps to make your property FireSmart, while also covering how wildfires grow and spread, and the bigger picture of creating FireSmart communities.
TOGETHER, THROUGH EDUCATION, COMMUNICATION, AND PROACTIVE PLANNING, WE CAN CREATE WILDFIRE-RESILIENT COMMUNITIES — ONE RENTAL AT A TIME.
• FireSmart Coordinators: Many communities have local experts who offer personalized advice and FREE property assessments.
• Emergency Wildfire Preparedness Checklist: Provides tips to help prepare your household, protect your property and understand what to do if a wildfire is close to your community.
• The FireSmart Landscaping Guide: Provides an extensive list of fire-resistant plants, as well as tips on how to create a FireSmart landscape around your property.
These resources are available for free at FireSmartBC.ca under home tools.
A SHARED RESPONSIBILITY
Wildfire preparedness isn’t just a job for homeowners or emergency services. It’s a community-wide effort that includes every resident, property manager, and housing provider.
Renters might not be able to make structural changes, but their role
ADVICE FOR LANDLORDS
FROM THE GROUND UP
in keeping areas tidy, staying informed, and preparing for evacuation is just as important. Similarly, landlords and housing providers are in a position to create safe, resilient properties and empower their tenants with the tools and knowledge they need. Once informed, you can share that insight, helping to build resilience not just for your property, but for your entire neighbourhood.
Together, through education, communication, and proactive planning, we can create wildfire-resilient communities — one rental at a time.
FireSmart BC helps build wildfire resiliency and reduce the negative impacts of fire for everyone in the province. The BC FireSmart Committee was initiated by the BC Wildfire Service in May 2017 to provide direction for wildfire prevention activities. Members of the committee include the BC Wildfire Service, FireSmart Canada, the Office of the Fire Commissioner, the Union of B.C. Municipalities, the Fire Chiefs’ Association of B.C., Emergency Management and Climate Readiness (EMCR), the Forest Enhancement Society of B.C., the First Nations’ Emergency Services Society of B.C. (FNESS), Indigenous Services Canada, the Ministry of Forests - Regional Operations, Parks Canada, and BC Parks.
MANAGING HEAT, WILDFIRE SMOKE, AND HEALTH
By Fraser Health and Vancouver Coastal Health
Extreme heat and wildfire smoke events can put housing residents at risk for illness or death, even when they are at home in their units. Owners and managers of rental and strata housing can make potentially lifesaving decisions that protect housing residents.
HEAT AND HEALTH
Heat events can cause heat-related illnesses such as heat exhaustion and heat stroke and can worsen preexisting health conditions such as heart disease. This can lead to severe illness or death. As the climate warms, heat events will become more common.
Hundreds of people died during the 2021 B.C. heat dome, and most who died lived alone in the community. People who live in buildings without air conditioning are at higher risk because heat can increase indoors day-after-day during heat events. Indoor temperatures of 31°C or higher are especially dangerous, and temperatures over 26°C can be harmful for people who are more susceptible. Indoor temperatures can also remain high late into the evening and for days after a heat event, even when temperatures have dropped outside. It may also be difficult for people to find other cool places to stay.
People who are elderly are at more risk because they are less physically able to control their body temperature and may not notice thirst or high body temperature as easily. Certain medications can also make it harder for
the body to regulate heat. Similarly, people with mental health concerns, including schizophrenia, are at higher risk. Risk is heightened for those who lack social connections and support, with no one around to check on them.
BARRIERS TO STAYING COOL
Owners and managers of rental housing or stratas sometimes enforce policies about residents installing and using air conditioning or using other cooling measures, such as window covers or awnings. These barriers can put people’s health at risk.
Health Authority recommendations for heat:
In advance of the summer season, we recommend owners and managers of rental and/or strata housing consider reducing any barriers that would prevent residents from keeping cool.
• Check if strata bylaws or rental agreements prohibit cooling measures, and if they exist, encourage the strata council or building management to change them. Advertise any changes to housing residents.
• Learn about changes to the Rental Tenancy Act which states that not allowing air conditioning units could be considered unconscionable if it impacts tenant health. Allow air conditioning, where possible. Newer models are usually low wattage, reducing cost and power load.
• Share information and posters on how to stay healthy during the heat. Materials are available on the Regional Health Authority websites.
• Encourage residents to check on potentially isolated neighbours. Resources on how to complete a supportive heat wellness check can be found on the Regional Health Authority websites.
Health Authorities encourage owners and managers of buildings to:
• During heat events, open a cool, air-conditioned common room for residents. For people at risk from heat, even walking or rolling a few blocks may worsen health conditions so cooling spaces at home may be the only option for these residents to cool down. If this is not possible, encourage the use of nearby cool outdoor green spaces or cooling centres.
• Share information about nearby cooling centres and spaces. Local government websites and social media accounts often have lists or maps of these cooling resources.
• Explore BetterHomesBC and other retrofitting programs for long-term energy savings and health benefits for your residents.
RISK OF FALLS FROM WINDOWS
Dangerous falls can occur during hot weather when windows are used to cool homes. From 2016 to 2020, trauma centres across B.C. admitted 81 children after falls from windows or balconies. Building owners and managers can help prevent these injuries by installing window guards or window stops, and/or permitting housing residents to do so.
AIR QUALITY EVENTS AND HEALTH
Wildfire smoke events are becoming more frequent and severe as the climate changes, resulting in more days with poor air quality that can impact health.
Wildfire smoke contains tiny particles of pollution (PM2.5) that can travel into your lungs and blood stream. This can have both shortterm and longer lasting health impacts, especially for people at higher risk, including pregnant people, infants, children, people with medical conditions, and older adults.
Providing filtered air inside all buildings is the best way to protect health during wildfire smoke events. Building owners and managers can help protect housing residents by preparing the building for air quality events.
Health Authority recommendations for air quality: Owners and managers of rental and/or strata housing are encouraged to:
• Conduct regular maintenance of HVAC systems.
• Have a smoke readiness plan based on ASHRAE 44 guidance. If
your building has a mechanical ventilation (HVAC) system, your smoke readiness plan may include actions to reduce outdoor air intake and upgrade air filters to the highest rating possible, ideally minimum MERV 13. Make sure these changes do not reduce building pressure.
• Consider creating a temporary cleaner air space in the building where residents can spend time in filtered air. Add portable HEPA filter air cleaners or do-it-yourself (DIY) air cleaners to a common space. Refer to the Health Canada Guidance on Cleaner Air Spaces.
• Subscribe to air quality advisories and alerts for your region (Metro Vancouver or British Columbia).
• During smoke events, share/ post resources on the health impacts of smoke and how to access the Air Quality Health Index (AQHI) nearest to you, in multiple languages if possible. People living outside of urban centres may find more accurate local air quality data on AQMap.ca
For more information to share with your residents and partners, please see fraserhealth.ca/heatsafety or fraserhealth. ca/airquality or vch.ca/climatechange. For more guidance, please contact healthybuiltenvironment@fraserhealth.ca or healthy.environments@vch.ca
X MARKS THE SPOT
Mapping Out a Smooth Tenancy
By Hunter Boucher, Vice President, Operations, LandlordBC
Renting out a portion of a single-family home — whether it’s a basement suite, a laneway home, or a secondary unit within the home — can be a great way to maximize your investment and provide housing in a tight rental market. But it also brings a few unique considerations, particularly when it comes to setting up the tenancy agreement. Clarity in your tenancy agreement is crucial in ensuring a successful tenancy.
When renting out a suite in a subdivided single-family home, you should start with a solid foundation, like the LandlordBC tenancy agreement. It’s designed to be legislatively compliant and comprehensive, but no agreement can cover every situation. Properties with shared spaces and unique layouts often require additional clauses to clarify things like use of laundry areas, yard access, and yard maintenance. These types of tenancies aren’t one-size-fits-all, so it’s important to tailor the agreement to reflect your property’s realities. Think of the standard agreement as your starting point, and the LandlordBC agreement gives you a wide head start but it’s not the finish line.
A common source of friction in shared dwellings is unclear expectations around shared amenities. The agreement should clearly identify:
• Exclusive-use areas: Is the back yard just for the main-floor tenant?
• Common areas: Will several tenants have access to the front yard? What about storage areas, laundry, or a shared garden bed?
If you’re planning to allow shared use of a space like the laundry room or a portion of the garage, outline how that’s to be coordinated, including times, schedules, and permitted uses.
It may sound a bit overkill, but including a simple map or sketch of the property can save you a ton of trouble down the line. You don’t need to be an artist or an architect. A hand-drawn layout that labels who has access to what, driveway spots, entrances, shared lawn space, can go a long way in preventing misunderstandings. Attach this map as an addendum to the tenancy agreement.
When a tenant has exclusive use of a portion of the yard, like a fenced backyard or a private garden area, it’s reasonable to assign them responsibility for basic upkeep of that space. This could include tasks like mowing the lawn, watering plants, and just generally keeping the area tidy. However, it’s important to clearly outline those responsibilities in the tenancy agreement. Be specific about what’s expected and consider referencing this area on a property map included as an addendum to avoid any confusion about boundaries.
It’s less common, and not generally advisable, to make tenants responsible for maintaining shared or common yard areas. Coordinating upkeep across multiple households can lead to disagreements or neglect. Landlords are typically better positioned to maintain common landscaping or hire a contractor to ensure consistency and quality. If tenants are expected to pitch in with shared areas, it should be clearly
defined and agreed to in writing, but in most cases, it’s better to keep that responsibility with the landlord.
Living in a subdivided single-family home means residents will naturally experience more sound transfer than in a purpose-built rental building. Even with good separation, some level of noise such as footsteps, doors, plumbing will carry between units. While
SETTING CLEAR EXPECTATIONS EARLY HELPS PREVENT FRUSTRATION DOWN THE LINE.
this doesn’t need to be written into the agreement, it’s important to have a conversation with incoming tenants about what to expect. Setting clear expectations early helps prevent frustration down the line.
You should also take the opportunity to point out the quiet hours included in the LandlordBC tenancy agreement. These standard provisions support respectful living and give you a reference point if issues do arise. A simple, upfront discussion about what’s normal in this type of living arrangement goes a long way in creating a better experience for everyone under the same roof.
Utility responsibilities can be a bit more complex in subdivided homes, especially when spaces like laundry rooms, hallways, or storage areas are shared. As a rule, tenants are only responsible for the utilities that directly service the space they have exclusive use of. If a utility also serves common areas or other units, that bill should not be in the tenant’s name, even if they’re only paying a portion of it.
GRANT HADDOCK APPOINTED KING’S COUNSEL
Instead, it’s both fair and permissible under the Residential Tenancy Act to keep utilities in the landlord’s name and charge the tenant a percentage of the cost that reasonably reflects their share of usage. This calculation can be based on factors such as square footage or the number of occupants. Whatever method you choose, make sure it’s clearly outlined in the tenancy agreement, along with a list of included utilities.
Subdivided single-family homes can sometimes blur the lines between landlord and housemate. Maintain a professional boundary, use written agreements, and keep communication documented. Remember, the Residential Tenancy Act applies fully, even if you live onsite. The only exception is when a homeowner and “tenant” share a bathroom or kitchen.
Setting up these tenancies properly at the start prevents problems later and keeps everyone on the same page, literally, if you include that map.
We are proud to extend our sincere congratulations to Grant Haddock on being appointed King’s Counsel (KC) for 2024 — one of the highest honours in the British Columbia legal profession. Grant’s appointment recognizes not only his legal excellence but also his longstanding commitment to access to justice, affordable housing advocacy, and the mentorship of future legal professionals. As the founder of Haddock & Company, he has been instrumental in advancing housing law and developing programs that expand legal support across the province.
At LandlordBC, we have had the privilege of working closely with Grant for many years. He is a frequent and valued speaker at our in-person and virtual events, sharing his deep expertise with our members. His firm also plays a central role in our preferred-provider legal program, which gives LandlordBC members preferred rates and access to senior legal associates specializing in landlord/tenant matters — regardless of where they are located in B.C.
This recognition is incredibly well-deserved, and we are grateful for Grant’s continued contributions to the legal and housing communities.
Congratulations, Grant!
To contact Grant or learn more about Haddock & Company, visit www.haddock-co.ca
HUNTER’S HINTS
The Duty to Minimize Loss in Residential Tenancies
By Hunter Boucher, Vice President, Operations, LandlordBC
Loss is sometimes inevitable and in tenancies there are several situations that can arise where either rental housing providers or renters suffer some form of financial loss. Whether it’s property damage, unpaid rent, or a unit left vacant partway through a fixed-term lease, rental housing providers are right to be concerned. However, when seeking compensation through the dispute resolution process, one key principle can often be overlooked: the duty to minimize loss.
Let’s unpack what this means in practical terms for rental housing providers and why ignoring this duty could weaken your claim.
At its core, the duty to minimize loss (or “duty to mitigate”) is about fairness. It prevents a wronged party from sitting back and allowing damages or financial loss to pile up without taking reasonable steps to limit that harm. It’s a principle that we find quite early in the Residential Tenancy Act (RTA), section 7. Essentially, if you’re claiming a loss, you need to show that you did what any reasonable person in your shoes would have done to reduce the impact.
What qualifies as reasonable? That’s where common sense and documentation come into play.
Say a tenant moves out early in violation of a fixed-term tenancy, leaving you with an empty unit. As a landlord, you are expected to list the unit promptly and at a rent that reflects the current market. Delaying a listing without a good reason would be seen as not mitigating loss — arbitrators want to see that you tried, within reason, to re-rent the unit as soon as possible.
The duty to mitigate applies beyond early move-outs. Consider a case of tenant damage: if a leak is causing water damage to the unit and potentially the tenants belongings. If a tenant becomes aware of a leak but fails to promptly inform the landlord, they may be held responsible for any additional costs or damage that occur as a result of the delay. On the other hand, if a landlord is
made aware of a leak and does not take timely steps to address the issue, they could be responsible for any resulting damage to the tenant’s belongings. Both parties have a duty to act quickly and reasonably to prevent further loss.
Another area where this principle comes into play is betterment, which is something I wrote about in the last issue of The Key when discussing Policy Guideline 40. When damage occurs and the replacement results in an upgrade, compensation needs to reflect the actual loss, not the added value. If a scratched arborite countertop from the 1960s is replaced with a gleaming slab of quartz, you’ll be hard-pressed to recover the full cost of what might be considered a luxury upgrade. The Act does not allow for a party to profit from a loss but rather be “made whole”.
MITIGATING YOUR LOSSES IS NOT JUST A LEGISLATIVE REQUIREMENT
— IT’S A REFLECTION OF GOOD BUSINESS PRACTICE.
This would mean that you would likely only be awarded the amount represented by replacement with a similar product. This is not to say that you cannot upgrade at this time but simply that the cost would reflect actual loss. (Read the previous issue’s Hunter’s Hints for more information on claiming for damage, including depreciation of building elements.)
It’s also worth highlighting that partial mitigation, or making some effort but falling short, can result in a partial award. If you took some steps to re-rent a unit or reduce damage but missed critical actions, you may only receive compensation for part of your claim. Arbitrators are looking for a sustained, logical effort to reduce the loss. Sporadic or half-hearted attempts are unlikely to meet the threshold.
When preparing to make a claim for a monetary order, whether for loss of rent, damages, or other costs, documentation is your best friend. Advertisements for the rental unit, screenshots from rental sites, records of viewings, correspondence with prospective tenants (with personal information redacted), quotes from contractors,
and photos of damage all help build your case. The stronger your evidence of reasonable effort, the more likely you are to succeed.
At LandlordBC, we encourage rental housing providers to be proactive, fair, and professional. Mitigating your losses is not just a legislative requirement — it’s a reflection of good business practice. In an industry that faces significant regulations and a dispute resolution process that can sometimes be unpredictable, understanding the nuances of your obligations helps protect your investment and reputation.
Whether you’re dealing with an unexpected vacancy, a unit damaged during a tenancy, or you’re pursuing compensation after a dispute, always ask yourself: What steps have I taken to minimize the loss? If you can answer that question with confidence and provide supporting evidence, you’re well on your way to a stronger outcome.
Until next time, stay informed, stay professional, and as always — be the landlord you’d want to rent from.
Hunter’s Hints (Cont’d)
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Vandelta Communication Systems Ltd.(VDC)
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Yardi Breeze Premier
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