Housing and Human Rights
Practical Wildfire Solutions
SUMMER 2025
PM 40063056
MANAGING RISING ENERGY COSTS
X Marks the Spot
Vancouver 2050 Build, Broker, Buy, Insure, Roof, Plumb, Wire, Glaze and Property Manage this:
Rental Buildings. Lots of Them. Apartment Buildings | Land Assemblies Strata Dissolution | Investment Properties
Dan Schulz, PREC
Chris Winckers
dan@bcapartmentinsider.com
cwinckers@bcapartmentinsider.com
778.999.5758
778.828.9763
THE KEY
CONTENTS
Office Hours: 8:30 am to 4:30 pm weekdays Office: 105 — 1001 Cloverdale Ave Victoria, BC V8X 4C9 Vancouver Island: 250.382.6324 Lower Mainland: 604.733.9440 Toll Free BC: 1.888.330.6707
David Hutniak Chief Executive Officer
Hunter Boucher Vice President, Operations
Ian Cullis Vice President, Sustainability
Monika Sosnowska Director, Marketing and Communications
Lisa Henderson Senior Member Services Representative
Bryan Smith Member Services Representative
Siyu Chen Member Services Representative
Alvin Christian Alfonso Membership Engagement
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
The KEY is published by MediaEdge Communications For any advertising/publishing inquiries, please contact: Dan Gnocato, Publisher, dang@mediaedge.ca or t: 604 549 4521 Publication Mailing #40063056 Editor Hunter Boucher, hunterb@landlordbc.ca Editor Monika Sosnowska, monikas@landlordbc.ca Production MediaEdge Communications
4
CEO’s Message
6
Managing Rising Energy Costs
10
CPTED: Designing Safer Communities
13
Behind Closed Doors: Trafficking in Rental Properties
14
Housing and Human Rights
16
Practical Wildfire Solutions
20
Managing Heat, Wildfire Smoke and Health
22
X Marks the Spot
25
Hunter’s Hints
27
Associate Members/ Corporate Suppliers — Mainland
29
Associate Members/ Corporate Suppliers — Vancouver Island
Disclaimer: This publication is designed to provide informative material of interest to readers; the opinions of the authors of the articles do not, however, necessarily represent the opinions of the board of directors. The magazine is distributed on the understanding that it does not constitute legal, accounting or other professional advice. Although the published information is intended to be helpful, neither we nor any other party will assume liability for loss or damage as a result of reliance on this material. Appropriate legal, accounting or other assistance should be sought from a competent professional. Articles cannot be re-printed or reproduced in any form without the sole permission of LandlordBC.
SUMMER 2025 | 3
THE KEY
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.
4 | SUMMER 2025
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.
| BFL CANADA Realty Insurance Services Flowguard Water Detection Program Protecting your Peace of Mind Did you know around 60% of residential property insurance claims 1 are caused by water damage? 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
Contact us today and find out how you can get started with BFL CANADA’s Flowguard Water Detection Program. T. 1-866-669-9602 | E. realestate@bflcanada.ca 1 2
Statistic based on BFL CANADA claims data from 2019-2023.
The credit offered under the Flowguard program are only applicable to the BFL CANADA Strata, Condo and Apartment Protect programs and are subject to the discretion of the participating property insurers. The insurers always reserve the right to determine the applicable discount based on their assessment of the installed water detection and shut-off devices. Terms and conditions apply.
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THE KEY
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.
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.
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.
6 | SUMMER 2025
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,
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THE KEY strategic steps that landlords can take today to reduce operating costs, improve building performance, and enhance tenant satisfaction.
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.
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.
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:
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.
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 electricit y 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
National Apartment Group British Columbia
Multi-Family Specialists JUST LISTED
JUST LISTED
JUST LISTED Barrera Road
2178 Triumph Street,
968 Nicola Street
4502 Rupert Street,
• 35 unit rental building in East Vancouver with excellent cap rate • Over 18,000 SF lot
• Boutique 6-suite apartment building located in the prestigious West End of Vancouver • Projected 25% mark-to-market upside to market rents
• Newly constructed 51-unit purpose built rental apartment complex • A rarely available city of Vancouver location, in close proximity to two Skytrain stations
Vancouver, BC
Vancouver, BC
LIST PRICE: $9,950,000 | $284,285 PRICE PER UNIT
LIST PRICE: $3,150,000
FOR SALE
FOR SALE
Vancouver, BC
CONTACT LISTING AGENT
SALE PENDING e Road Lakeshor
Barrera Road
18.59 ACRES
th 2383 49 Avenue
m Place 6488 Balsa POTENTIAL ASSEMBLY LISTED FOR SALE
2385 49 th Avenue
SUBJECT PROPERTY
A leader in Metro Vancouver and Greater Victoria rental apartment building sales, with total sales value in excess of $2.4 Billion* between 2015-2024. We are a leading apartment building sales team in BC that can reach buyers across the globe, with 530+ offices situated in all major markets worldwide. We are a team with significant local knowledge and expertise that is globally connected, an indispensable combination that creates the most competitive marketing program. We specialize in achieving maximum value for our clients while maintaining a professional sales process.
West 49th Avenue
2383 - 2385 West 49th Avenue Vancouver, BC
• SRP multi-family redevelopment site up to 26,632 SF • Located in Vancouver’s Kerrisdale Village LIST PRICE: $10,400,000
UNDER CONTRACT
1037 Wychbury Avenue Esquimalt, BC
• Well maintained 24-unit rental building located in Victoria • Attractive suite mix, good initial cap rate, on large land parcel LIST PRICE: $5,490,000 | $228,750 PRICE PER UNIT
Woodgrove Pines Apartments
3745 Lakeshore Road
• Newer 137 Suite Rental Complex • Significant Rental Upside (55%+)
• Once in a Lifetime, Generational Redevelopment Site • 18.59 Acres located in Lower Mission
6597 Applecross Road & 6439 Portsmouth Road, Nanaimo BC
CONTACT LISTING AGENT
UNDER CONTRACT
Pacific Villa Apartments 741 Admirals Road, Esquimalt BC
• Significant Capex Completed • Significant Rental Upside (32%+) NEW PRICE: $3,360,000 | 4.5% CAP RATE
Kelowna, BC
CONTACT LISTING AGENT
UNDER CONTRACT
5170 Hastings Street Vancouver, BC
• 12-unit cash-flowing multi-family opportunity with long-term development potential • Competitively priced and a 4.1% cap rate with significant upside
Greg Ambrose
lance.coulson@cbre.com
greg.ambrose@cbre.com
604 662 5141
Sim Waraich
Ben Sigston
Personal Real Estate Corporation
604 662 5178 604 662 5179 604 662 5198 sim.waraich@cbre.com
ben.sigston@cbre.com
LIST PRICE: $3,600,000 | $300,000 PRICE PER UNIT
View more listings: NationalApartmentGroupBC.ca This disclaimer shall apply to CBRE Limited, Real Estate Brokerage, and to all other divisions of the Corporation; to include all employees and independent contractors (“CBRE”). All references to CBRE Limited herein shall be deemed to include CBRE, Inc. The information set out herein, including, without limitation, any projections, images, opinions, assumptions and estimates obtained from third parties (the “Information”) has not been verified by CBRE, and CBRE does not represent, warrant or guarantee the accuracy, correctness and completeness of the Information. CBRE does not accept or assume any responsibility or liability, direct or consequential, for the Information or the recipient’s reliance upon the Information. The recipient of the Information should take such steps as the recipient may deem necessary to verify the Information prior to placing any reliance upon the Information. The Information may change and any property described in the Information may be withdrawn from the market at any time without notice or obligation to the recipient from CBRE. CBRE and the CBRE logo are the service marks of CBRE Limited and/or its affiliated or related companies in other countries. All other marks displayed on this document are the property of their respective owners. All Rights Reserved. Mapping Sources: Canadian Mapping Services canadamapping@cbre.com; DMTI Spatial, Environics Analytics, Microsoft Bing, Google Earth
8 | SUMMER 2025
Lance Coulson Personal Real Estate Corporation
Are you an owner of an apartment building or development site and considering selling? Curious about your property’s market value?
Contact us today for a no obligation property valuation *SOURCE: Altus Data Studio and CBRE (January 1, 2015 – December 1, 2024). Includes transactions with co-operating Brokers.
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 Energ y Costs with Pipe Insulation To cut energ y 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 bet ween 1.2 and 1.5 years. For tisBC’s pipe insulation rebate helped of fset installation costs, making this a highly cost-ef fective measure for reducing natural gas use and improving system ef ficienc y. 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
Project3_Layout 1 2023-09-13 12:33 PM Page and is the central intake for grants, tax 1credits, and pilots
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.
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Detect leaks before damage occurs. SUMMER 2025 | 9
THE KEY
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)
• Social Cohesion – Encouraging residents to get to know one
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.
• Threshold Capacity – Ensuring a space is used within its
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:
10 | SUMMER 2025
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.
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.
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THE KEY 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.
12 | SUMMER 2025
A Safer Future, By Design CPTED is more than a checklist, it ’s a mindset. It ’s about taking responsibilit y for how spaces are shaped and understanding that small environmental cues can have a big impact on safet y, well-being, and communit y connectedness. As the rental housing industr y continues to evolve, CPTED of fers a meaning ful way for landlords and managers to invest not only in their proper ties, 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.
SUMMER 2025 | 13
THE KEY
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. 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.
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
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“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.
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SUMMER 2025 | 15
THE KEY
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,
16 | SUMMER 2025
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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SUMMER 2025 | 17
THE KEY 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.
• 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.
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.
For landlords and housing providers:
4. Leverage Free Tools from FireSmart BC FireSmart BC makes it easy for both renters and landlords to get informed and take action:
• Seal vents, eaves, and any gaps in siding where embers could enter.
• The FireSmart Begins at Home Guide:
• Clean gutters regularly, especially during fire season, to remove flammable debris. • Use fire-resistant materials during renovations or upgrades whenever possible. 18 | SUMMER 2025
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
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.
ADVICE FOR LANDLORDS FROM THE GROUND UP • Residential Tenancy Branch • Evictions • Landlord/Tenant Disputes • Construction and Repair Claims • Strata Disputes • Judicial Reviews • Lease Drafting and Reviews • Applications for Rent Increases
CALL ALEX J. CHANG
LESPERANCE MENDES LAWYERS 550-900 Howe Street, Vancouver BC Phone: 604-685-3567 Email: AJC@LMLAW.CA SUMMER 2025 | 19
THE KEY
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.
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
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.
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.
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
• Check if strata bylaws or rental agreements prohibit cooling measures,
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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.
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.
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
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 SUMMER 2025 | 21
THE KEY
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.
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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
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SUMMER 2025 | 23
THE KEY
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.
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.
GRANT HADDOCK APPOINTED KING’S COUNSEL
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
24 | SUMMER 2025
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. 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”.
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
SUMMER 2025 | 25
THE KEY Hunter’s Hints (Cont’d)
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,
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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.
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Seal-Crete Restoration Ltd. Claudio Pineda (604) 375-2017 seal-crete.ca
Smythe LLP Daniel Lai (604) 687-1231 smythecpa.com ADVERTISING - VACANCIES Yardi Breeze Premier Jasmin Rodas (800) 866-1124 yardibreeze.ca AIR CONDITIONING Lambert Plumbing and Heating Ltd Youhann Semov (604) 734-0890 lambertplumbing.ca ADVERTISING & PROMOTION Places4Students.com Laurie Snure (866) 766-0767 Places4Students.com APPLIANCE - RENTALS Coinamatic Canada Inc. Lyle Silverstein (604) 270-8441 coinamatic.com Penguin Appliances Sales & Services Inc. Harb Sangha (604) 451-4411 penguinappliances.ca APPLIANCE - SALES & SERVICE Penguin Appliances Sales & Services Inc. Harb Sangha (604) 451-4411 penguinappliances.ca 3rd Gen Barons Holdings (Formerly Trail Appliances) Catherine Maxwell (604) 838-3385 trailappliances.com Coinamatic Canada Inc. Lyle Silverstein (604) 270-8441 coinamatic.com APPRAISAL - INSURANCE Normac Nicole Daniels (604) 221-8258 normac.ca ASBESTOS REMOVAL BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com Lambert Plumbing and Heating Ltd Youhann Semov (604) 734-0890 lambertplumbing.ca BUILDING ENVELOPE ATRIA Building Solutions Wojtek Ulasewicz (604) 837-8813 atriaconstruction.ca
CONTRACTORS BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com Lambert Plumbing and Heating Ltd Youhann Semov (604) 734-0890 lambertplumbing.ca CONTRACTORS RENOVATION & REPAIRS KS Maintenance LTD Teresa Cheung (604) 339-8223 ks-propertyservices.com CREDIT REPORTS RentCheck Credit Bureau Brenda Maxwell (800) 661-7312 rentcheckcorp.com DRAINAGE & SEWER Lambert Plumbing and Heating Ltd Youhann Semov (604) 734-0890 lambertplumbing.ca DUCT CLEANING Air-Vac Services Canada Ltd. Brent Selby (604) 882-9290 airvacservices.com ELECTRICIANS Evanson Electric Ltd. David Evanson (604) 657-7957 evansonelectric.com ELEVATOR Metro Atta Elevator Ltd Preet Binning (604) 569-2977 metroelevator.ca ENERGY EFFICIENCY & CONSERVATION BC Hydro To learn more about energy savings opportunities go to bchydro.com FortisBC Energy Inc. Mel Tugade (888) 224-2710 fortisbc.com FRESCo Building Efficiency Jordan Fisher (778) 783-0315 frescoltd.com Yardi Breeze Premier Jasmin Rodas (800) 866-1124 yardibreeze.ca Wyse Meter Solutions Bianca Rosales (800) 672-1134 wysemeter.com
ENGINEERS FRESCo Building Efficiency Jordan Fisher (778) 783-0315 frescoltd.com Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 rjc.ca ESTATE & SUCCESSION PLANNING Monarch Financial/ Manulife Securities Inc. Richard Laurencelle (604) 681-2699 EV CHARGING STATIONS Sparkle Solutions Connie Goldman (866) 769-0680 sparklesolutions.ca FIRE PROTECTION & MONITORING Telus Communications Inc Sarah Ballantyne (250) 310-3343 telus.com FIRE PROTECTION, MONITORING & EQUIPMENT Community Fire Prevention Ltd. Jordan Kennedy (604) 944-9242 comfire.ca Vancouver Fire and Radius Security Angela Nottingham (604) 232-3473 vanfire.com FLOORING AND CARPETING Mira Floors Limited Kevin Bergstresser (604) 856-4799 mirafloors.com FOOD WASTE DISPOSER Super Save Group of Companies Danielle Johannes (604) 533-4423 supersave.ca GAS SERVICES Lambert Plumbing and Heating Ltd Youhann Semov (604) 734-0890 lambertplumbing.ca HEATING FUELS Columbia Fuels Chris Mallory (877) 500-4328 columbiafuels.com INSURANCE AC&D Insurance Services Ltd. Robert ten Vaanholt (604) 985-0581 acdinsurance.com Acera Insurance Services Ltd. Mike Nichol (250) 519-2300 acera.ca BFL Canada Risk and Insurance Services Inc. Ajayvir (Ajay) Gill (778) 374-4125 bflcanada.ca/real-estate/ INTERCOM REPAIRS & INSTALLATION Vandelta Communication Systems Ltd.(VDC) Christopher Rae (604) 732-8686 vandelta.com
INVESTMENT & RETIREMENT PLANNING Monarch Financial/Manulife Securities Inc. Richard Laurencelle (604) 681-2699 LANDSCAPING - LAWN & GARDEN MAINTENANCE BUR-HAN Garden & Lawn Care Robert Hannah (604) 983-2687 bur-han.ca LAUNDRY EQUIPMENT LEASING AND SALES Sparkle Solutions Connie Goldman (866) 769-0680 sparklesolutions.ca LEGAL SERVICES Haddock & Company Jessica McNeal (604) 983-6670 haddock-co.ca Lesperance Mendes Alex Chang (604) 685-3567 lmlaw.ca Refresh Law Oscar Miklos (604) 800-8096 refreshlaw.ca MEDIA MediaEdge Communications Dan Gnocato (604) 549-4521 mediaedge.ca
Solutions Pest Control Ltd. Jason Page (604) 815-0093 PestSolutions.ca PIPE LINING/ RE-PIPING CuraFlo of Canada Ltd Sanjiv Gupta (604) 298-7278 curaflo.com Lambert Plumbing and Heating Ltd Youhann Semov (604) 734-0890 lambertplumbing.ca PLUMBING/HEATING/BOILERS Allied Plumbing Heating LTD Lance Clarke (604) 731-1000 allied-plumbing.ca BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com Brighter Mechanical (604) 279-0901 brightermechanical.com Cambridge Plumbing Systems ltd. John Jurinak (604) 872-2561 cambridgeplumbing.com CuraFlo of Canada Ltd Sanjiv Gupta (604) 298-7278 curaflo.com
MORTGAGE FINANCING Citifund Capital Corporation Derek Townsend (604) 683-2518 citifund.com
Lambert Plumbing and Heating Ltd Youhann Semov (604) 734-0890 lambertplumbing.ca
CMHC Shiva Moshtari Doust (604) 737-4161 cmhc.ca
Manna Plumbing Ltd. Chris Kobilke (604) 710-3908 mannaplumbing.com
ONLINE PAYMENT SERVICE Yardi Breeze Premier Jasmin Rodas (800) 866-1124 yardibreeze.ca
Montalbano Plumbing Services Ltd. Andrea Giovanni (604) 444-0222 montalbano.ca
PAINT SALES Cloverdale Paint Dave Picariello (604) 551-8083 cloverdalepaint.com
Xpert Mechanical & JK Lillie Ltd. Kerry West (604) 294-4540 xpert.ca
PAINTING SERVICE Garpy Concrete & Restoration Ltd. Claudio Pineda (604) 375-3017 garpyconcrete.com Remdal Painting & Restoration Inc. Paul Maryschak (604) 882-5155 remdal.com PEOPLE SEARCH RentCheck Credit Bureau Brenda Maxwell (800) 661-7312 rentcheckcorp.com PEST CONTROL Assured Environmental Solutions Brett Johnston (604) 463-0007 assuredenvironmental.ca
PRINTING Citywide Printing Ltd Gordon Li (604) 254-7187 citywideprint.com PROPANE Columbia Fuels Chris Mallory (877) 500-4328 columbiafuels.com PROPERTY MANAGEMENT 88West Realty Ltd Caroline Yuen (604) 281-1828 88westrealtypm.com 8X Real Estate Dustin Miller (778) 678-9815 8x.realestate AA Property Management Ltd. Aaron Leung (604) 207-2002 aaproperty.ca Advent Real Estate Services Ltd. Michelle Farina (604) 736-6478 rentwithadvent.com
This list is intended for use by the members of LandlordBC. It is distributed with the understanding that it does not constitute a recommendation or guarantee from LandlordBC. Rather it is consolidation of recommendations received by LandlordBC from its individual members. Although the information is intended to be beneficial, neither we nor any other party will assume liability for loss of damage as a result of reliance on this material.
ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND Ami Dixon Property Management Ami Dixon (604) 833-4144 Appelt Management Inc. Ryan Gray (250) 980-3577 risemanagement.ca Associa British Columbia, Inc. RHOME Property Management Ilana Roberts (604) 591-6060 rhomepm.ca Associated Property Management (2001) Ltd. Rob Zivkovic (250) 712-0025 apmkelowna.com Barbican Property Management Dragana Lazic (604) 424-8276 barbicanpm.ca Bayside Property Services Ltd. Lynda Creamer (604) 432-7774 baysideproperty.com BentallGreenOak (Canada) LP Candace Le Roux (604) 646-2814 bentallgreenoak.com Birds Nest Properties Alvin Cheung (604) 260-9955 birdsnestproperties.ca Bodewell Realty Inc. Myra Rajan (604) 633-5511 bodewell.ca Brightside Homes Ronald Singh (604) 684-3515 brightsidehomes.ca Candid Management Group Andi Pham (630) 475-7191 candidgroup.ca Cape Group (424116 BC LTD.) Misha Ratner (604) 788-9761 capegroup.ca Casa Rental Management Tammy Diego-Mott (604) 273-6801 Cathay Pacific Realty Ltd Adelina Ko (604) 657-3783 Century 21 Energy Realty Ltd Mike Buburuz (250) 785-0021 c21energymanagement.ca Century 21 In Town Realty Michael La Prairie (604) 685-5951 century21vancouver.com Chard Property Group Ltd. Renee St. Germaine (778) 800-1180 Cherry Creek Property Services Ltd. Val Ketel (250) 427-7411 ccps.email Cindy Hamel Personal Real Estate Corporation Cindy Hamel (604) 807-1105 picketfencepmg.com City2City Real Estate Services Inc Rick Chen (778) 522-2163
28 | SUMMER 2025
CLV Group Isra Alsalihiy (236) 808-2745 clvgroup.com Copper Ridge Court Vera Lloyd (250) 372-0829 Coronet Realty Ltd. Aaron Best (604) 298-3235 coronetrealtyltd.com Custom Realty Ltd. Jolene Foreman (604) 916-6345 custom-realty.ca Devon Properties Ltd. Caroline Armstrong (250) 595-7000 devonproperties.com Devonshire Properties Nathan Kato (604) 879-7368 devonshire-inc.com Dexter Realty/Dexter PM Gurm Pandher (604) 869-8226 dexterrealty.com Dorset Realty Group Damien Roussin (604) 270-1711 dorsetrealty.com DPM Rental Management Ltd. Phillip Paull (604) 982-7051 DPMonline.ca Eagleson Properties Ltd. Katherine Eagleson (604) 879-1070 eaglesonproperties.com EasyRent Real Estate Services Ltd. Sharam Rafati (604) 662-3279 easyrent.ca Eve Chuang Personal Real Estate Corporation Eve Chuang (778) 881-9771 evechuang.com First Service Residential Boon Sim (604) 683-8900 fsresidential.com Four Seasons Property Management Ltd Tanveer Sandhu (778) 322-1493 fourseasonsmgmt.ca GMC Projects 2022 Inc. David Milne (604) 717-4477 gmcprojects.com Greater Vancouver Tenant & Property Management Ltd. Keaton Bessey (604) 398-4047 gvantpm.com Green Door Property Management Ltd Jayde Cooke (250) 345-2133 gdpm.ca Greystar Samantha Poyner (604) 789-8978 Greystar Canada Property Management Services Ltd. Renee St. Germaine (504) 512-6789 greystar.com
Gulf Pacific Property Management Ltd. Sarah Roberts (604) 990-1500 gulfpacific.ca GWL Realty Advisors Residential Inc. Lucy Gouveia (416) 552-5992 gwlraresidential.com Hathstauwk Holdings Ltd. Terra Turton (604) 272-7626 hathstauwk.com Holywell Properties Adam Major (604) 885-3460 holywell.ca HomeLife Property Management BC Nikki Sull (604) 644-4491 homelifepropertyrentals.ca Hope Street Management Corp. Alice Hua (604) 416-0042 hopestreet.ca Hugh & McKinnon Realty Ltd. Scott Higgins (604) 531-1909 hughmckinnon.com Hume Investments Ltd. Sally McIntosh (604) 980-9304 humeinvestments.com Hunter McLeod Realty Corp. Richard Anderson (604) 734-8860 hmrealty.bc.ca Inmax Realty Alex Ren (604) 364-8188 alexren.com Kim Houlind Property Management Kim Houlind (778) 363-6881 kimhoulindpropertymanagment.com L Bennett Consultants Lolly Bennett (604) 307-3080 Lions Court Management Corp. Tanja McLellan (604) 789-8978 Locarno Riley Mari (604) 366-4111 Locke Property Management Ltd. Lorne Dennis (250) 492-0346 lockeproperties.ca Lookout Housing & Health Society Lorissa Demoskoff (604) 620-0110 Lougheed Enterprises Ltd. Andrew Statham (604) 980-0067 Macdonald Commercial R.E.S. Ltd. Tony Letvinchuk (604) 736-5611 macdonaldcommercial.com MacPherson Real Estate Ltd. Rob MacPherson (604) 605-2534 cbmre.ca Macro Properties Imran Jivraj (250) 627-5003 macroproperties.com
Maple Leaf Property Management Apartments Tim Damirov (604) 925-8215
RE/MAX Rental Pros Marlon Brass (250) 585-9445 remaxrentalpros.com
Maude, MacKay & Co. Ltd. Rod MacKay (604) 736-0181 maudemackay.com
Re/Max Sea to Sky Real Estate Ltd. Shankar Raina (604) 935-9071 remaxseatoskypm.com
Maxsave Real Estate Services Linda Stacey (250) 640-3471 maxsave.bc.ca
Realstar Steve Matish (416) 923-2950 realstar.ca
Midwest Property Management Tina Ding (604) 291-6878 rentmidwest.com
Red Door Management Corp Lisa Biggin (778) 827-0377 reddoorpm.ca
Minto Properties Inc Lynne Bedard (613) 301-6097 minto.com Mountain Town Properties Ltd Jodie Ouimet (250) 368-7166 Mr. Christopher E Hughes, CCIM Christopher Hughes, CCIM (604) 833-7922 realestatex.com Northland Asset Management Debbi Nelson (778) 227-2870 northlandmanagement.ca Oak West Realty Yori Nakatani (604) 731-1400 Oakwyn Realty Ltd. Arlene Chiang (604) 897-0458 oakwyn.com Peninsula Property Management Doug Holmes (604) 536-0220 rentinfo.ca Peterson Andrew Charney (236) 668-9895 petersonrentals.ca Plandn Property Services Corp. Matthew Li (604) 209-8066 Porte Realty Ltd. April Funk (604) 732-7651 porte.ca Prospero International Realty Inc. Jeff Nightingale (604) 669-7733 prospero.ca Quality Property Management Real Estate Services Ltd Marianne Miller (778) 878-7304 bcpropertyspecialist.com Raven Property Management Ltd. George Holmes (250) 881-8866 RE/MAX City Realty Dan Tsuji (604) 989-7474 rentlinkbc.com RE/MAX City Realty Gibsons Jason Ruck (604) 682-3074 coastrentals.ca RE/MAX Crest Realty Tom Wang (604) 897-3390
Regius Group Robert Boykiw regiussuites.com RE/MAX City Ken O’Donnell (604) 740-7652 RE/MAX Crest Realty Aidin Ashkieh (604) 566-1010 Rent It Furnished Realty Robson Souza (604) 628-3457 rentitfurnished.com Rent Real Estate Group Lucy Willcox PREC* (604) 737-8865 rentrealestateservices.ca Reside Management Ericko Toni (236) 429-6198 residemanage.com Rize Alliance Properties Ltd. Rebecca Mumford (604) 630-1645 rize.ca Roboson Holdings Ltd. Sarah Hill (604) 682-2088 rennie.com S.A.H. Properties Ltd Leslie Pomeroy (778) 230-3706 South Okanagan Property Management Ashley Lutke-Schipholt (250) 485-9935 southokanaganrentals.com Southland Mortgage Ltd. Erik Hyatt (778) 674-7925 Strand Development Kris Loncar (778) 386-0522 Sunden Management Ltd Leah Ludwig (250) 376-0062 Sundenmanagement.com Sunstar Realty Ltd. David Mak (604) 436-1335 sunstarrealty.ca Sutton West Coast Realty 120 Joseph T-Giorgis (604) 816-2928 Swift Realty Ltd. Reza Khatami (604) 239-2144 swiftrent.ca Tang and Kung Real Estate Group Randal Kung (604) 787-1234
ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND Townline Property Management Corporation Kelly Hannah (604) 327-8760 townline.ca Townsend Management Don Townsend (250) 448-0242 Transpacific Realty Advisors Accounting Department (604) 873-8591 transpacificrealty.com Tribe Management Inc. Shelley Wittal (604) 635-5000 tribemgmt.com Turner Meakin Management Company Ltd. Brian Meakin (604) 736-7020
Wealth Realty Bill Mitsui (778) 986-7759 wealthrealty.ca Wesgroup Properties Annie Hui (604) 648-1800 wesgroup.ca West Kootenay Rentals Paula Owen (250) 359-5021 Wynn Real Estate Ltd. Juhan Lee (604) 762-4200 wynnrealty.ca Zhang’s International Holdings Ltd. Lucy Liu (604) 418-7936
Unique Real Estate Accommodations Inc. Nina Ferentinos (604) 984-7368
REAL ESTATE SALES CBRE Limited Lance Coulson (604) 662-5141 nationalapartmentgroupbc.ca
VADA Asset Management Inc Michelle Farina (604) 416-3880 vadaam.com
Goodman Commercial Inc. Mark Goodman (604) 714-4790 goodmanreport.com
Vancouver Property Management, VPM Group RE/MAX Farid Entezari (877) 633-7910 VPMGroup.ca
Macdonald Commercial R.E.S. Ltd. Tony Letvinchuk (604) 736-5611 macdonaldcommercial.com
Vancouver Rental Group Seva Roberts (604) 537-4399 vancouverrentalgroup.ca
Macdonald Commercial R.E.S. Ltd. Dan Schulz (778) 999-5758 bcapartmentinsider.com
Vantage West Realty Inc Brenda Maxwell (250) 868-3151
REDEVELOPMENT MANAGEMENT IDS Group David Adelberg (604) 245-9898 idsgroup.ca RENOVATION & REPAIRS BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com Lambert Plumbing and Heating Ltd Youhann Semov (604) 734-0890 lambertplumbing.ca RE-PIPING BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com Brighter Mechanical (604) 279-0901 brightermechanical.com Cambridge Plumbing Systems Ltd. John Jurinak (604) 872-2561 cambridgeplumbing.com Lambert Plumbing and Heating Ltd Youhann Semov (604) 734-0890 lambertplumbing.ca Manna Plumbing Ltd. Chris Kobilke (604) 710-3908 mannaplumbing.com
ROOFING Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 rjc.ca
TELECOMMUNICATIONS Telus Communications Inc Sarah Ballantyne (250) 310-3343 telus.com
ROOFING Cambie Roofing Contractors Paul Skujins (604) 261-1111 cambieroofing.com
UTILITY SUB-METERING Enerpro Systems Corp. Andrew Davidson (604) 982-9155 enerprosystems.com
SECURITY & INTERCOM SYSTEMS Telus Communications Inc Sarah Ballantyne (250) 310-3343 telus.com
WASTE/ RECYCLING Super Save Group of Companies Danielle Johannes (604) 533-4423 supersave.ca
Vandelta Communication Systems Ltd. (VDC) Christopher Rae (604) 732-8686 vandelta.com SOFTWARE PROPERTY MANAGEMENT Pendo Jodelene Weir (604) 398-4030 pen.do/partners/landlordbc SUPPLIES - HARDWARE, BUILDING, MAINTENANCE Rona Basil Sealy (604) 314-1366 rona.ca Super Save Group of Companies Danielle Johannes (604) 533-4423 supersave.ca The Home Depot Canada Michael Lirangi (416) 571-8940 homedepot.ca/pro
Waste Connections of Canada Inc. Tomas Hansen (604) 834-7578 WasteConnectionsCanada.com WATERPROOFING Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 rjc.ca WINDOW - REPLACEMENT/ INSTALLATION/RENOVATION A1 Windows Roque Datuin (604) 777-8000 a1windows.ca Centra Windows Andrew Anderson (888) 534-3333 centrawindows.com Retro Teck Window Wilfred Prevot (604) 291-6751 retrowindow.com
ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - VANCOUVER ISLAND ACCOUNTING D&H Group LLP Arthur Azana (604) 731-5881 dhgroup.ca
APPRAISAL - INSURANCE Normac Nicole Daniels (604) 221-8258 normac.ca
Smythe LLP Daniel Lai (604) 687-1231 smythecpa.com/
ASBESTOS REMOVAL BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com
ADVERTISING – VACANCIES Yardi Breeze Premier Jasmin Rodas (800) 866-1124 yardibreeze.ca ADVERTISING & PROMOTION Places4Students.com Laurie Snure (866) 766-0767 Places4Students.com APPLIANCE - RENTALS Coinamatic Canada Inc. Lyle Silverstein (604) 270-8441 coinamatic.com APPLIANCE - SALES & SERVICE 3rd Gen Barons Holdings (Formerly Trail Appliances) Catherine Maxwell (604) 838-3385 trailappliances.com Coinamatic Canada Inc. Lyle Silverstein (604) 270-8441 coinamatic.com
CLEANING CARPET & UPHOLSTERY Island Carpet & Upholstrey Cleaning Inc. Ron Gould (250) 590-5060 islandcarpetcleaning.ca CONTRACTORS BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com CREDIT REPORTS RentCheck Credit Bureau Brenda Maxwell (800) 661-7312 rentcheckcorp.com/ DRAINAGE & SEWER Callaway Plumbing and Drains Ltd. Brett Callaway (250) 216-7159 callawayplumbing.ca
ELECTRICIANS Rushworth Electrical Services Inc. Dustin Rushworth (250) 361-1231 rushworthelectric.ca ELEVATOR Metro Atta Elevator Ltd Preet Binning (604) 569-2977 metroelevator.ca ENERGY EFFICIENCY & CONSERVATION BC Hydro To learn more about energy savings opportunities go to bchydro.com FRESCo Building Efficiency Jordan Fisher (778) 783-0315 frescoltd.com FortisBC Energy Inc. Mel Tugade (888) 224-2710 fortisbc.com Wyse Meter Solutions Bianca Rosales (800) 672-1134 wysemeter.com Yardi Breeze Premier Jasmin Rodas (800) 866-1124 yardibreeze.ca
ENGINEERS FRESCo Building Efficiency Jordan Fisher (778) 783-0315 frescoltd.com Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 rjc.ca FIRE PROTECTION & MONITORING Telus Communications Inc Sarah Ballantyne (250) 310-3343 telus.com FIRE PROTECTION, MONITORING & EQUIPMENT Vancouver Fire and Radius Security Angela Nottingham (604) 232-3473 vanfire.com Rushworth Electrical Services Inc. Dustin Rushworth (250) 361-1231 rushworthelectric.ca FLOORING AND CARPETING Mira Floors Limited Kevin Bergstresser (604) 856-4799 mirafloors.com
FOOD WASTE DISPOSER Super Save Group of Companies Danielle Johannes (604) 533-4423 supersave.ca GAS SERVICE Callaway Plumbing and Drains Ltd. Brett Callaway (250) 216-7159 callawayplumbing.ca HEATING FUELS Columbia Fuels Chris Mallory (877) 500-4328 columbiafuels.com INSURANCE AC&D Insurance Services Ltd. Robert ten Vaanholt (604) 985-0581 acdinsurance.com Acera Insurance Services Ltd. Mike Nichol (250) 519-2300 acera.ca BFL Canada Risk and Insurance Services Inc. Ajayvir (Ajay) Gill (778) 374-4125 bflcanada.ca/real-estate/
SUMMER 2025 | 29
ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - VANCOUVER ISLAND LEGAL SERVICES Haddock & Company Jessica McNeal (604) 983-6670 haddock-co.ca Lesperance Mendes Alex Chang (604) 685-3567 lmlaw.ca Refresh Law Oscar Miklos (604) 800-8096 refreshlaw.ca
PROPERTY MANAGEMENT 460 Property Management Inc. Carol Buck (250) 591-4603 460pm.com AQP Management Sophie Bekes (778) 966-7277 aqpmc.com
Greystar Canada Property Management Services Ltd. Renee St. Germaine (504) 512-6789 greystar.com Hugh & McKinnon Realty Ltd. Scott Higgins (604) 531-1909 hughmckinnon.com
Abingdon Moore Realty Marilyn Koehle (778) 421-8797
Hume Investments Ltd. Sally McIntosh (604) 980-9304 humeinvestments.com
MEDIA MediaEdge Communications Dan Gnocato (604) 549-4521 mediaedge.ca
Advanced Property Management & Real Estate Lorri Fugle (250) 338-2472 advancedpm.ca
JKS Realty & Property Management Jason Kahl (250) 391-8484 jksrealty.ca
MORTGAGE FINANCING Citifund Capital Corporation Derek Townsend (604) 683-2518 citifund.com
Associated Property Management (2001) Ltd. Rob Zivkovic (250) 712-0025 apmkelowna.com
Lookout Housing & Health Society Lorissa Demoskoff (604) 620-0110
CMHC Shiva Moshtari Doust (604) 737-4161 cmhc.ca
BentallGreenOak (Canada) LP Candace Le Roux (604) 646-2814 bentallgreenoak.com
Macdonald Commercial R.E.S. Ltd. Tony Letvinchuk (604) 736-5611 macdonaldcommercial.com
ONLINE PAYMENT SERVICE Yardi Breeze Premier Jasmin Rodas (800) 866-1124 yardibreeze.ca
Brown Bros Agencies Limited Drew Storey (250) 385-8771 brownbros.com
Minto Properties Inc Lynne Bedard (613) 301-6097 minto.com
Century 21 Queenswood Chris Markham (250) 477-1100 century21queenswood.ca
Northland Asset Management Debbi Nelson (778) 227-2870 northlandmanagement.ca
PAINT SALES Cloverdale Paint Dave Picariello (604) 551-8083 cloverdalepaint.com/ PEOPLE SEARCH RentCheck Credit Bureau Brenda Maxwell (800) 661-7312 rentcheckcorp.com/ PIPE LINING/ RE-PIPING CuraFlo of Canada Ltd Sanjiv Gupta (604) 298-7278 curaflo.com PLUMBING/HEATING/BOILERS BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com Callaway Plumbing and Drains Ltd. Brett Callaway (250) 216-7159 callawayplumbing.ca Cambridge Plumbing Systems Ltd. John Jurinak (604) 872-2561 cambridgeplumbing.com CuraFlo of Canada Ltd Sanjiv Gupta (604) 298-7278 curaflo.com PRINTING Citywide Printing Ltd Gordon Li (604) 254-7187 citywideprint.com PROPANE Columbia Fuels Chris Mallory (877) 500-4328 columbiafuels.com
30 | SUMMER 2025
Chard Property Group Ltd. Renee St. Germaine (778) 800-1180 Clover Residential Ltd. (Formerly Duttons) David Logan (250) 383-7100 cloverresidential.com Colyvan Pacific Property Management Jodi Levesque (250) 754-4001 colyvanpacific.com Colliers Grant Evans (250) 414-8373 collierscanada.com Complete Residential Property Management Dennie Linkert (250) 370-7093 completeresidential.com Coronet Realty Ltd. Aaron Best (604) 298-3235 coronetrealtyltd.com Devon Properties Ltd. Caroline Armstrong (250) 595-7000 devonproperties.com DFH Real Estate Ltd. Megan John (250) 477-7291 Equitex Realty Ltd. Joe Bellows (250) 386-6071 equitex.ca Greenaway Realty Ltd. Kirsten Greenaway (250) 216-3188 greenawayrealty.com
Pemberton Holmes Property Management Ltd. Claire Flewelling-Wyatt (250) 478-9141 thepropertymanagers.ca Peterson Andrew Charney (236) 668-9895 petersonrentals.ca Porte Realty Ltd. April Funk (604) 732-7651 porte.ca Proline Management Ltd. Adam Taylor (250) 475-6440 prolinemanagement.com Prospero International Realty Inc. Jeff Nightingale (604) 669-7733 prospero.ca Quality Property Management Real Estate Services Ltd Marianne Miller (778) 878-7304 bcpropertyspecialist.com Raven Property Management Ltd. George Holmes (250) 881-8866 Re/Max Sea to Sky Real Estate Ltd. Shankar Raina (604) 935-9071 remaxseatoskypm.com Richmond Property Group Ltd Jean McKay (250) 388-9920 richmondproperty.ca
Royal LePage Coast Capital Realty (250) 477-5353 atriumpropertymanagement.ca Royal LePage Nanaimo Realty Brenda Gilroy (250) 760-2234 royallepagenanaimo.ca S.A.H. Properties Ltd Leslie Pomeroy (778) 230-3706 Sanpra Real Estate Inc Siddharth Jain (250) 813-1961 sanpra.ca Strand Development Kris Loncar (778) 386-0522 TPM Properties Debbie Hunt (250) 383-7663 Tribe Management Inc. Shelley Wittal (604) 635-5000 TribeMgmt.com Turner Meakin Management Company Ltd. Brian Meakin (604) 736-7020 View Royal Apartments Karen Freeland (250) 812-5061 Widsten Property Management Steve Widsten (250) 753-8200 islandrent.com REAL ESTATE SALES CBRE Limited Lance Coulson (604) 662-5141 nationalapartmentgroupbc.ca Colliers Grant Evans (250) 414-8373 collierscanada.com Goodman Commercial Inc. Mark Goodman (604) 714-4790 goodmanreport.com Macdonald Commercial R.E.S. Ltd. Tony Letvinchuk (604) 736-5611 macdonaldcommercial.com RENOVATION & REPAIRS BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com RE-PIPING BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com Callaway Plumbing and Drains Ltd. Brett Callaway (250) 216-7159 callawayplumbing.ca Cambridge Plumbing Systems Ltd. John Jurinak (604) 872-2561 cambridgeplumbing.com
ROOFING Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 rjc.ca SECURITY & INTERCOM SYSTEMS Telus Communications Inc Sarah Ballantyne (250) 310-3343 telus.com SOFTWARE - PROPERTY MANAGEMENT Pendo Jodelene Weir (604) 398-4030 pen.do/partners/landlordbc SUPPLIES - HARDWARE, BUILDING, MAINTENANCE Rona Basil Sealy (604) 314-1366 rona.ca Super Save Group of Companies Danielle Johannes (604) 533-4423 supersave.ca The Home Depot Canada Michael Lirangi (416) 571-8940 homedepot.ca/pro TELECOMMUNICATIONS Telus Communications Inc Sarah Ballantyne (250) 310-3343 telus.com UTILITY SUB-METERING Enerpro Systems Corp. Andrew Davidson (604) 982-9155 enerprosystems.com WASTE/ RECYCLING Super Save Group of Companies Danielle Johannes (604) 533-4423 supersave.ca Waste Connections of Canada Inc. Tomas Hansen (604) 834-7578 WasteConnectionsCanada.com WATERPROOFING Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 rjc.ca WINDOW - REPLACEMENT/ INSTALLATION/RENOVATION A1 Windows Roque Datuin (604) 777-8000 a1windows.ca Centra Windows Andrew Anderson (888) 534-3333 centrawindows.com Retro Teck Window Wilfred Prevot (604) 291-6751 retrowindow.com
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NEW
NEW
NEW
The Station at Thomas Rd
Landmark Chateau
The Inverness
46180 Thomas Road, Chilliwack
2225 Triumph Street, Vancouver
1325 Pendrell Street, Vancouver
Two newer 5-storey buildings with 160 market
Extensively updated 42-suite townhouse complex
Well-maintained 20-suite apartment building
rentals on a 3.04-acre site. Leasehold interest.
in Cedar Cove. Ocean, mountain & city views.
located in Vancouver’s West End. $310k per unit.
List $68,400,000
List $23,400,000 (4.8% cap rate)
List $6,200,000
NEW
NEW
REDUCED
Chestnut Court Apartments
365 Residences
The Station on Mellard
5262 Ladner Trunk Road, Delta
365 East 2nd Street, North Vancouver
46060 Mellard Avenue, Chilliwack
28-unit apartment building on a large 41,334 SF lot
Brand-new 6-storey 42-suite apartment building in
Brand-new 5-storey 40-suite apartment building in
– steps to Ladner shopping mall. Dev. potential.
Lower Lonsdale neighbourhood – water views.
Chilliwack Proper neighbourhood. 0.72-acre lot.
List $9,380,000
List $33,200,000 (4% cap rate)
List $16,750,000 (4.2% cap rate)
FOR SALE
SOLD
SOLD
Corona Apartments
8-suite character apartment building
1209 Woodland Drive
1847 Barclay Street, Vancouver
1794 Frances Street, Vancouver
Vancouver
24-suite apartment building in the West End – just
6 of 8 suites recently renovated.
Total rebuilt 6-suite apartment building with massive
off Denman Street. $417,000/unit; 3.7% cap rate.
One block off Commercial Drive.
two-bedroom units. Step to Commercial Drive.
List $10,000,000
Sold $2,650,000
Sold $4,200,000
Mark Goodman Personal Real Estate Corporation
Direct 604 714 4790 mark@goodmanreport.com
Ian Brackett Direct 604 714 4778 ian@goodmanreport.com
Megan Johal
Goodman Commercial Inc. Office: 604 558 5511 Direct 604 537 8082 560–2608 Granville Street megan@goodmanreport.com Vancouver, BC V6H 3V3 Personal Real Estate Corporation
This communication is not intended to cause or induce breach of an existing listing agreement. The information contained herein has been obtained from sources deemed reliable. While we have no reason to doubt its accuracy, we do not guarantee it. It is your responsibility to confirm its accuracy and completeness independently.