Landlordbc The Key

PIPA and Landlords: FAQ

Innovative Changes to Dispute Resolution Online Application

PM 40063056

FALL 2017

HISTORIC ACTION FOR REN TAL HOUSIN G

Minimizing Fire Threats

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Our specialized team is committed to help you navigate the intricacies of the market.

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+1 604 789 0720 Patrick.McEvay@am.jll.com

James Blair*

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David Venance*

+1 604 910 3842 David.Venance@am.jll.com *Personal Real Estate Corporation

www.jllmultifamilybc.com © Jones Lang LaSalle Americas, Inc.

THE KEY Office Hours: 8:30 am to 4:30 pm weekdays Vancouver Office: Suite 1210-1095 West Pender Street Vancouver, BC V6E 2M6 Tel: 604.733.9440 Toll Free BC: 1.888.330.6707 Fax: 604.733.9420 Fax Toll Free: 1.877.382.6006

David Hutniak Chief Executive Officer

Hunter Boucher Director of Operations

Victoria Office: 830B Pembroke Street Victoria, BC V8T 1H9 Tel: 250.382.6324 Toll Free BC: 1.888.330.6707 Fax: 250.382.6006 Fax Toll Free: 1.877.382.6006 Erin Breier Events & Communications Coordinator Kimberly Coates Director of Member Engagement

Shona Redman Member Services Representative & CRB Specialist

Lisa Henderson Member Services Representative

Monika Sosnowska Marketing & Communications Specialist

Taylor Hansen Member Services Representative

Board of Directors President Jason Middleton Vice-President David Craig Treasurer Douglas Clarke Directors Andrew Békés, Bill Goold, Michael Drouillard, Jason Fawcett, Richard Laurencelle, Richard McCarvill, Paul Sander, Kim Schuss, Irene Tiampo, Claire Flewelling-Wyatt

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, ext. 223 Publication Mailing #40063056 Magazine Coordinator Erin Breier Content Editor Hunter Boucher Production MediaEdge Communications Cover Photo Digiwerxstudio.com

CONTENTS 4

CEO’s Message

8

Estate Planning

12

PIPA and Landlords: FAQ

14

LandlordBC Code of Ethics

16

Landlords Facing An Overdose Crisis

18

New Online Educational Platform Created for B.C. Landlords

20

Historic Action for Rental Housing

22

Innovative Changes to Dispute Resolution Online Application

23

Golf Tournament & Charity Fundraiser 2017

24

Minimizing Fire Threats

25

Hunter’s Hints

27

Associate Members/ Corporate Suppliers Mainland

30

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.

FALL 2017 | 3

THE KEY On September 11, 2017 a budget update was tabled by British Columbia’s Finance Minister Carol James. The update projected modest surpluses over the next three years and included several commitments that the B.C. NDP made during the campaign and the September 8th Throne Speech. Of particular interest to our industry is the $7 million in additional funding for the Residential Tenancy Branch (RTB) to address current backlogs and to reconstitute the compliance unit. This is something LandlordBC had strongly

CEO’S MESSAGE

The province will provide $500 million in new capital investments for housing which represents a potential opportunity for landlords who also develop new purpose-built rental.

David Hutniak, CEO, LandlordBC Provincial Government Budget Update 2017 advocated for with the previous government and continued to do so with the new B.C. NDP government. It is very encouraging to see that the new provincial government has addressed this issue. We have already offered our assistance to the Minister of Housing and RTB to ensure the monies are appropriately deployed and maximized.

The $400 renter rebate/tax credit was not included in the budget update. The plan appears to be deferring it until the full budget is announced in February with much more study and consultation in the interim. We will be looking to discuss this with Ministers James and Robinson as we believe renter supports are necessary and positive measures, but the issue is should they be universal?

LEGAL SERVICES FOR RESIDENTIAL & COMMERCIAL LANDLORDS

In addition, the province will provide $500 million in new capital investments for housing which represents a potential opportunity for landlords who also develop new purpose-built rental. The funding is as follows: • $208 million over four years to build 1,700 new units of affordable housing;

LANDLORD/TENANT LAW

• Tenancy Disputes • Residential Tribunal Hearings • Human Rights • Privacy • Building Maintenance and Protection

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Grant Haddock • Steven Lee • Ola Karpik Oscar Miklos • Nisha Anand • Kimberly Hui

• $291 million over two years to build and $170 million to operate 2,000 new modular housing units for people who are homeless.

HOME-SHARIN G PLATFORMS Why LandlordBC is a proponent for regulation and platform accountability As you all know, LandlordBC is a professional association representing owners and managers of long-term rental housing.

Our constituency does not include those who provide short-term rental housing through home-sharing platforms like Airbnb.

Many of you will also know that LandlordBC has been a vocal advocate for the regulation of these home-sharing platforms due to

4 | FALL 2017

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THE KEY the significant negative impact they have had on the supply of longterm rental housing in multiple jurisdictions within our province.

The proliferation of these short-term rentals, many of which are illegal (100 per cent illegal in the City of Vancouver for example) are exasperating an already challenging rental housing market.

We are also of the view that any regulatory regime proposed by a city or municipality relative to home-sharing platforms will largely be ineffective due to significant enforcement challenges unless homesharing platforms are accountable for enforcing the regulations. It is not acceptable for them to continue to market/list unlicensed units.

They must make sure that the listings on their sites are following the law.

Home-sharing is a concept that has been around for multiple decades, and living with a family, in their home, for a short period of time has a certain nostalgia to it. The notion that in a jurisdiction where short-term rentals are legal, and where the owner of a home, their primary residence, may wish to from time to time rent out a spare room or bedroom to generate additional income, is not something that LandlordBC opposes. The fact that these homesharing platforms may help facilitate that is of no concern to us.

However, that is not what is happening. What we are now seeing are “property managers” aggregating hundreds of units (condos and entire homes) to create illegal hotels while removing all this

The proliferation of these short-term rentals ...are exasperating an already challenging rental housing market.

stock from the long-term rental pool, often evicting good long-term tenants. This is not how the home-sharing platforms represent themselves. They continue to wax poetic about the nostalgia I discussed earlier. There’s nothing nostalgic about evicting good, long-term tenants and stripping the market of badly need long-term rental housing. It is for this reason that LandlordBC will continue to advocate for regulation and platform accountability.

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6 | FALL 2017

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THE KEY

ESTATE PLANNING

By Seth Baker and Mike Beishuizen

Five mistakes to avoid Avoiding mistakes in your estate planning could save you hundreds of thousands of dollars in taxes and years of expensive lawsuits after you die. If you own and invest in apartment buildings, you need to avoid these five disastrous estate planning mistakes.

As an example, take landlords Betty and Jim. Betty and Jim have lived in the same home in Burnaby since they got married in the 1960s.

They raised their three children, Ray, Julie and Dave, who now all have their own families. Jim’s plumbing business took off in the 1970s.

In 1985, Jim’s company got hired to replace the pipes in an older apartment building. Jim found out that the building was for sale, and with the money he had saved over the years, decided to buy it.

Over time, the couple acquired another, smaller building as well. They hired their son Dave to manage this smaller building in the mid-90s.

Unfortunately, for the next two years they heard nothing but complaints from suppliers and tenants about Dave’s management abilities. They had to fire Dave — and Dave didn’t take it well. After a series of arguments over the next few months, Dave moved across the country and they haven’t heard from him since. On the other hand, their other children Ray and Julie have remained very close to Betty and Jim.

8 | FALL 2017

Unfortunately, Jim passed away after a long battle with cancer last year. Luckily, they had received good estate planning advice years before and all their assets transferred by joint tenancies and beneficiary designations to Betty. But Betty now has a problem, what does she do next?

Hopefully she will avoid these five disastrous mistakes:

1. JOIN T TEN AN CIES WITH KIDS When a husband and wife own a piece of real estate together, it is usually registered in joint tenancy. That was the case in our example — so when Jim died, the home and the apartment buildings all transferred directly to Betty without the time and expense of having to go through probate. The probate process takes between one and two years to complete and during the process, the government charges roughly 1.4 per cent of the total value of the assets that that person owned.

Understandably, most people want to avoid this if possible. Betty heard this from a friend, and now thinks: “now that Jim is gone, I’ll put my son Ray on title to all the properties as a joint tenant and they will all transfer to him when I die and avoid that mess that they call probate.” There are four potentially HUGE problems with doing so: Taxes: If Betty adds Ray as joint owner of her home, because Ray doesn’t live there, the home loses the half of the “Principal Residence Exemption” for tax purposes. Generally speaking, when you sell a

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THE KEY Five Disastrous Estate Planning Mistakes to Avoid (Cont’d) piece of real estate, you have to pay tax on the capital gain (profit) that you made.

One exception to this generally is if you have lived in a property the entire time you’ve owned it, you’re exempt from this capital gains tax.

So, if Betty keeps the property in her own name, when she dies or sells it, she won’t have to pay taxes on it. Ray lives in another house though. So if he is added as half owner of the house, half of this exception disappears. Betty and Jim bought the house in the 1960s for $40,000, and it’s now worth $1.9 million. Part of this huge profit would be taxable if Ray were to be added to title, and this over time could amount to hundreds of thousands of dollars.

Open to Creditors: Ray appears to be successful in Betty’s eyes.

What she doesn’t know is that Ray’s dry cleaning business is now being sued for millions of dollars of environmental damage due to years of his dry cleaning fluids leeching into the soil beneath the store.

Ray’s creditors could seize Ray’s share of the house and apartment buildings if he is added as half owner. Also true with Ray’s wife Mary. If their relationship ever ended in a separation, she would have a claim to the house and apartment buildings if Ray was part owner.

Can’t Take it Back: Betty and her son Ray’s relationship is currently great. But if their relationship turned sour in the future, Betty could not take back those gifts of half the properties to Ray. Confusion & Lawsuits: Betty’s will says everything is to be divided equally between her children Ray and Julie. But because Ray was given the property in joint tenancy, he might argue that Betty intended for all the property to pass to him by right of survivorship, just like it did to his mom when his dad died. Julie may have a good claim to the property though, as it depends on Betty’s intent at the time of the transfer to Ray — did she intend for him to inherit it all, or did she want Ray to distribute it according to the will?

These types of disputes play out in courtrooms across Canada every day, and could cost hundreds of thousands of dollars to the family, not to mention the irreparable damage to Ray and Julie’s relationship.

2. IN TERN ET WILLS Betty considers drafting a new will, since her husband is no longer alive. She calls around and finds that the cost of a fairly basic will with a lawyer can range anywhere from $300 to $1,000. Her friend tells her that there are far cheaper solutions like do-it-yourself wills found on the internet or at drugstores. These wills are scary. Most are made in the United States. If you happen to find one made in Canada, it’s likely to be from Ontario. These places have different laws than B.C. Even if Betty finds a will that says it’s made in B.C., there are usually flaws, either in the template itself or the fill-in-the-blank portions. To fix these flaws, executors have to pay anywhere from a couple hundred to tens of thousands of dollars in legal fees — if they are fixable at all.

4. N OT MIN IMIZIN G TA XES If you are worth over two million dollars like Betty, you should be consulting with professionals about your tax-saving estate planning options. With a bit of paperwork and a few thousand in legal and accounting fees, you can save tens or even hundreds of thousands on future taxes. But only if you plan in advance. Most strategies involve using trusts which can avoid the probate fee and in some cases, allow for income splitting to save on taxes. Without planning in advance with qualified professionals, Betty stands to lose out on these savings.

5. IMPROPER TA X PLAN N IN G Assets such as Tax Free Savings Accounts, pensions, life insurance policies, RRSPs, and RRIFs allow you to designate a beneficiary to pay to when you pass away. This avoids the probate process and fee, so is generally a good idea. Betty’s house (worth $1.9 M), and sizable RRIFs (worth $1M) are worth about the same amount as her smaller apartment building (worth $3M). She has no other sizable assets.

She plans to sell the larger apartment building next year and give the proceeds to charity. She wants to give the smaller apartment building to Ray in her will when she dies. So to balance it out, she designates Julie as the beneficiary of the RRIFs and gives Julie the house in the will. Sounds simple enough. But this plan is riddled with tax problems.

Here’s what will happen in Betty’s final tax return (filed after her death): there will be no tax payable on her house; the full value of her RRIFs is included as taxable income; and half the value of the profit (capital gain) she’s made off of the rise in value of the apartment is included as taxable income. Her will says that the tax on her RRIF and the apartment building will be paid by her estate, which is common.

The problem is that Julie may end up receiving the money from the RRIFs tax free while Betty’s estate pays the taxes on them. But before Ray can receive the apartment building through Betty’s will, the executor has to pay all the taxes. These amount to roughly $450,000 for the RRIFs and $520,000 for the apartment building (since they bought it in 1996 for about $750,000).

Because the estate pays the tax for the RRIFs that went to Julie, Ray ends up with much less than her. Equally problematic is that the original plan of Betty giving Ray the apartment building and giving Julie the house likely wouldn’t be fulfilled as one or both of the properties would need to be sold to pay the $970,000 in taxes. Extreme care should be taken when designating someone as beneficiary of RRSPs or RRIFs and when giving property with a large capital gain.

Proper planning including professional advice should help Betty avoid all of these estate planning traps and allow her to pass her assets to her family with the least amount of expense and disputes.

You too can avoid extra tax and family disputes by avoiding these five disastrous estate planning mistakes.

3. WILLS VARIATION If Betty opts for getting no legal advice with a do-it-yourself template, she may not realize that there could be problems with disinheriting her estranged son Dave. After someone dies in B.C., children and spouses have the right to contest the terms of their will in the Supreme Court. Such disputes tear families apart and frequently cost well over $10,000. With proper planning and advice, Betty can lessen Dave’s chances of succeeding in such a claim.

10 | FALL 2017

A practicing lawyer, Mike Beishuizen is the founder of West Coast Wills (www.westcoastwills.com).

Seth Baker is the managing broker and owner of Multifamily Real Estate Services (www.multifamily.ca). Contact him at seth@multifamily.ca and 778.235.9293.

THE KEY

PIPA AND LANDLORDS: FAQ PIPA (Personal Information Protection Act) is a term that landlords have come to know recently through our publications and through the media. The PIPA has a significant bearing on a landlord’s business — from how we select tenants to when we destroy personal records after a tenancy has ended.

These guidelines are outlined for landlords in an easy to use document available on the LandlordBC website in the resources section. This document was developed by the Office of the Information and Privacy Commissioner.

1. What constitutes “personal information” under the Personal Information Protection Act? PIPA defines personal information as “information about an identifiable individual and includes employee personal information....”

This can mean a number of things, such as a name, date of birth, phone number, address, height, weight, eye colour, social insurance number (SIN), driver’s licence number, passport, banking information, income, photograph, etc.

2. What personal information can I collect from tenants? What information should I not collect?

When determining what personal information you should collect, ask yourself, “Is there a business need for collecting this information?”

In other words, the personal information must be connected to the

prospective tenancy. Its collection may help you make a decision about whether or not to rent property to the applicant (for instance, references from another landlord).

You can request more detailed information, but your prospective tenant can refuse if it’s not connected to the tenancy (for instance, if you ask about his or her educational background).

To verify identity, you can ask to see a prospective tenant’s driver’s license or passport but do not write down or photocopy this sensitive personal information. You should not ask prospective tenants for their social insurance number (SIN), banking information, credit card number or criminal records check.

3. Guideline 12 of the OIPC’s Privacy Guidelines for Landlords and Tenants states that I can request to see a T4 or a payslip if I have a legitimate concern that a prospective tenant may not have the financial capacity to pay the rent. What is considered a “legitimate concern?”

A legitimate concern can arise if, for example, the prospective tenant does not yet have a credit history. You can ask to see a T4 or payslip to satisfy yourself that the prospective tenant has the financial ability to pay rent in a timely manner. But remember, you should only collect necessary personal information. Tenants can remove unnecessary personal information, like a SIN number, from the T4 or paystub.

4. In regards to Section F of the Privacy Guidelines what specific safeguards must I take to protect my tenants’ personal information?

How does this apply to digital content?

As a landlord, you must make reasonable efforts to secure your tenants’ personal information to prevent unauthorized access, collection, use, disclosure, copying, modification, disposal or destruction. Paper records should be stored in a locked filing cabinet in a locked room that is inaccessible to unauthorized parties (for instance, cleaners or administrative staff) who have no need to access it. The careful storage of digital content is equally important. Store personal information about your tenants on an encrypted computer or secure server that offers robust security protection.

5. How long do I have to store my tenants’ personal information, and how should I dispose of it?

If you use your tenants’ personal information to make a decision that directly affects them, you must retain that information for at least one year after its use, so they have a reasonable opportunity to obtain access to it. This also applies to the personal information of an individual who applied for a tenancy but was unsuccessful.

If you have yet to make a decision about the tenant, or a year has passed, only keep the information for as long it is actually needed (i.e., for legal or business purposes). Don’t dispose of personal information in the garbage or recycling bin. Instead, cross-shred or have a reputable document disposal company destroy it for you. Any electronic records you no longer require should also be securely destroyed.

6. I only have one unit in my house. Does PIPA still apply?

12 | FALL 2017

Yes. If you’re an owner renting your property, PIPA applies, whether you’re renting a simple garden suite, a one-bedroom condo, or an entire house.

7. The Privacy Guidelines state that landlords can install security cameras in common areas if there is a legitimate security concern.

Can the video that is captured be used in dispute resolution hearings at the Residential Tenancy Branch (RTB) as evidence?

Yes, under certain circumstances the video footage can be used as evidence at a RTB hearing. (For instance, if it shows the destruction of common property, threats or actual violent acts that pose a threat to the health and safety of other tenants, the caretaker and/or landlord, or any other criminal act.) It’s important to note that video footage showing minor infractions, such as allowing a pet to walk through a hallway, should not be used as evidence at a RTB hearing.

8. In the Privacy Guidelines you suggest that landlords keep a log sheet in a tenant’s file to keep track of instances where personal information is disclosed. Is there an official log form that I can use for this purpose?

PIPA does not prescribe the use of a particular log form template. The log sheet you use however should track the tenant’s name, the person to whom the personal information was disclosed and their contact information, an indication of whether the tenant’s consent was obtained,

a copy of the personal information that was disclosed, when and why it was disclosed and the format in which it was disclosed (paper record or video surveillance footage). Unless an exception applies under PIPA, the tenant must consent to the disclosure of his or her personal information.

9. What advice would you give landlords about dealing with third party callers who ask for personal information about tenants?

You can provide the requested personal information if the phone call is from a law enforcement agency and you’re given the name of the police officer or civil servant and file number, assuming that the personal information is necessary for an active investigation.

However, if another third party like a collection agency calls you seeking the tenant’s personal information, you’ll need to obtain the tenant’s consent prior to disclosing any of that person’s personal information.

10. If I post a notice on a tenant’s door does it have to be in an envelope?

Landlords should always act reasonably. So yes, the notice should be placed in a sealed envelope. Include the minimal amount of personal information and ensure that posting the notice is absolutely necessary. If the tenant is habitually unavailable, for instance, posting a notice may be your only option.

Reprinted and edited from the Fall 2015 issue of The Key

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FALL 2017 | 13

THE KEY

LANDLORDBC CODE OF ETHICS IT IS OUR MISSION TO SUPPORT AN D EMPOWER OWN ERS AN D MAN AGERS OF REN TAL HOUSIN G. WE WILL GO TO BAT FOR YOU, BUT BEFORE WE DO, WE N EED TO KN OW THAT YOU FULLY UN DERSTAN D AN D ABIDE BY OUR CODE OF ETHICS.

Members shall abide by the constitution, by-laws and policies of the association.

Members shall aim to provide accommodation in which due regard has been given to the comfort, convenience, safety and privacy of the tenants and to the amenity of common areas.

Members shall be guided by the concept of mutual respect between landlord and tenant and act in a manner that merits respect in dealing with any complaints, concerns or problems brought to their attention.

Members shall consider the effect of their actions on the public attitude to the rental industry as a whole and endeavour to maintain cordial relations with their tenants.

Members shall co-operate with the association in providing an exchange of information for the benefit of good landlord and tenant relations.

Members shall endeavour to be aware of and comply with relevant municipal, provincial and federal legislation pertaining to residential rental buildings and tenancies.

Members shall be guided by the Residential Tenancy Act.

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THE KEY

LANDLORDS FACING AN OVERDOSE CRISIS

By Elizabeth O’Brien & Harrison Ellis, Pacifica Housing British Columbia is described as “ground zero” for the overdose crisis, which took 935 lives in the province last year out of 2,458 overdose deaths in Canada. It is estimated that at the present trajectory, B.C. will see 1,400 deaths this year (The Globe and Mail, June 2017). As landlords and providers of support services, Pacifica Housing has been in the frontlines of this crisis, and we have experienced its devastating impact on many of the clients in our programs and housing complexes. It has claimed the lives of numerous of our tenants (people of heart and talent) and as far as we can tell, the crisis is here to stay.

As one of Vancouver Island’s largest providers of affordable, mixedmarket and supportive housing, we own or operate 37 properties across South Vancouver Island and house more than 1,600 people.

As we continue to expand as an agency, we are developing new ways to deliver services. In the face of the opioid crisis, however, the landscape of our management is shifting and we have been forced to seek new methods of ensuring the well-being of our tenants and their families.

Pacifica uses the ‘Housing First’ approach, where persons experiencing homelessness, disabilities, or substance use can

be rapidly housed with individualized supports. As landlords of vulnerable populations, Pacifica’s approach has been to take immediate steps to address critical needs related to overdose while developing a longer-term strategy. In our Landlord Liaison and Streets to Homes programs, Pacifica works with community agencies and private landlords to increase housing options for persons experiencing barriers to housing. We currently partner with 80 private market landlords and have a 100 per cent landlord retention rate. These programs have been at the epicentre of the crisis as our agency and its partners navigate new hazards and challenges in responding to overdoses. Our program management and outreach workers continue to collaborate closely with first responders, landlords and community organizations to share information about health risks and to develop new systems that help shoulder the immediate challenges that face our communities.

In collaboration with Island Health and other community partners, Pacifica has developed practical policies and procedures to help our tenant services as well as our partner landlords prepare themselves to respond to unforeseen issues related to opioid use. The overall goal is to provide support for landlords and to maintain safe environments for tenants, neighbours and the community.

When overdose-related deaths started to hit Victoria hard, Pacifica’s first step was to reach out to Aids Vancouver Island to provide naloxone training to our outreach, maintenance, and administrative staff. Naloxone, sold under the brand name Narcan, is a temporary and completely safe, opioid reversal medication.

Assuming that our staff could encounter someone experiencing overdose at any time—either in one of our buildings or near our downtown outreach drop-in centre—we provided our staff with basic overdose response training, and implemented this knowledge into our administrative processes and incident reporting. Now our maintenance staff enters Pacifica buildings supplied not only with their regular toolkits, but trained and ready to assist with a naloxone injection kit. We also recommend providing on-site naloxone kits in buildings with vulnerable populations and installing signs to alert tenants that these kits are available. Installing naloxone kits successfully helped Pacifica to create a sense of safety and stability in buildings that housed our most vulnerable tenants. They know that if an overdose occurs with a tenant or visitor, help is nearby.

In Pacifica’s experience, providing supplies and services is most effective when coupled with education, advocacy and support.

A number of valuable resources are available for landlords and property managers to learn more about ensuring safe spaces at their properties. The BC Centre for Disease Control (BCCDC) provides excellent educational resources and supplies which are available throughout every region of the province. Through the BCCDC, property managers can order supplies such as disposable needles, sharps collectors for safer injection and plastic mouthpieces for safer inhalation. Furthermore, for landlords with tenants who may be at risk, take-home naloxone kits are available free of charge

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at more than 550 registered sites across B.C. through the The BC Take Home Naloxone (THN) program. For site locations, see http:// towardtheheart.com/site-finder. TowardtheHeart.com is operated by the BCCDC, and provides an interactive map of sites across the province where naloxone kits and services are available from the Lower Mainland to the far northwest.

For landlords, property managers, and maintenance staff, the BCCDC has a free online lesson that outlines what can be done if you witness or suspect that you are witnessing an overdose. Landlords can provide their tenants with information on peer support programs to improve quality of life for people who use substances.

Organizations like the Society for Living Injection Drug Users (SOLID), for example, provide peer-led courses on best practices for working with people who use illicit drugs. Such programs often address gaps in public service provision and help provide education and support that contribute to tenants’ long term well-being.

Finally, for landlords who are responding to overdose-related challenges, you are not alone! Landlords and management companies are encouraged to share what they have experienced and to provide each other with information about how they have successfully helped create safe spaces in their buildings. At Pacifica, we deeply value our relationships with private market landlords, and are happy to share knowledge, support, and referrals to mitigate

Pacifica’s 2015 Landlord Appreciation Day

this crisis and save lives. We believe in the importance of increasing our own awareness and skills in response to the overdose epidemic in the province. Through multiple means, together we as landlords can help create a sense of safety, support and belonging both within our housing complexes and throughout the broader community.

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FALL 2017 | 17

ADVERTORIAL

NEW ONLINE EDUCATIONAL PLATFORM CREATED FOR B.C. LANDLORDS

Whether you are a brand-new landlord with one rental suite, or an experienced landlord with a multi-residential apartment building, there is a lot that you need to know to do your job well. For that reason, LandlordBC recently launched the Landlord Registry™, a comprehensive e-learning platform for landlords who wish to become familiar with the basics of the Residential Tenancy Act, including the rights and responsibilities of landlords and tenants in the province.

Upon successful completion of the online course and the knowledge quiz, landlords will receive the “I Rent It Right™!” certificate and will be added to the Landlord Registry™ database, where renters can find responsible landlords.

LANDLORDS WILL BENEFIT FROM THE I RENT IT RIGHT™ INITIATIVE

SIMPLE, QUICK, FLEXIBLE & ECONOMICAL

The Landlord Registry™ educational program is available to all landlords in British Columbia and it provides an on-going learning and resource platform to help answer questions about the Residential Tenancy Act and mitigate landlord-tenant disputes, which in turn significantly reduces landlord’s legal cost associated with such disputes.

The I Rent It Right™ educational program operates with busy landlords in mind. Individuals can become familiar with the essential aspects of the Residential Tenancy Act in under two-hours! It’s the easiest and fastest mehod of gaining this comprehensive knowledge without having to read the full Residential Tenancy Act document.

The “I Rent It Right™!” online course also emphasizes flexibility – you can work at your own pace and follow your own schedule since the course can be completed in numerous sittings.

“I Rent It Right™!” certificate is especially suitable for pro-active landlords who want to differentiate themselves in the marketplace and demonstrate to prospective tenants that they are committed to delivering safe, secure, sustainable rental housing to all British Columbians.

This comprehensive educational program for landlords includes a three-year access to up-to-date educational resources and a listing on the Landlord Registry™ database and is available to landlords for ONLY $39 plus GST. LandlordBC members receive 20 per cent off when you use the promo code. Contact LandlordBC for more details.

IL A AV A

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THE KEY

HISTORIC ACTION FOR RENTAL HOUSING

By Robyn Adamache, CMHC By investing in the construction of more than 10,000 new rental housing units, the Canadian government is taking action to improve the lives of hard working Canadians. It will allow more middle-class Canadians to spend more time with their children by living closer to public transit, schools and services.

The Honourable Jean-Yves Duclos, Minister of Families, Children and Social Development and Minister Responsible for the Canada Mortgage and Housing Corporation, announced the launch of the Rental Construction Financing initiative (RCF) on April 20 in Montreal.

“Canada’s middle class will benefit from the construction of new rental housing, said Minister Duclos. “Through these significant investments, our government is taking action to increase the supply of new rental developments, providing housing options that are closer to public transit, schools and services for hard-working Canadian families.”

The RCF will provide $2.5 billion in low-cost loans to support the construction of new rental housing, relieving pressure in rental markets that are experiencing low vacancy rates and high rents.

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The initiative will complement commitments made in Budget 2017, which will invest more than $11.2 billion over 11 years for initiatives designed to build, renew and repair Canada’s stock of affordable housing. These significant investments are made as part of a new National Housing Strategy that will be launched later this year and help ensure that Canadians have housing that meets their needs.

The rental market is an important housing option for approximately 30 per cent of Canadians including middle class families, young adults, seniors and new immigrants to Canada.

This initiative is well-timed to build on the momentum of a recent upturn in new rental construction, particularly in low-vacancy B.C. communities. For example, during the past five years, rental construction in Metro Vancouver has been trending higher in response to strong rental demand and municipal programs incenting new rental building. Since 2013, builders have started construction on more than 17,000 new rental apartment units, a figure which took nearly 20 years to achieve prior to this.

The RCF initiative was announced as part of Budget 2016 and is expected to fund the construction of more than 10,000 new rental housing units in Canada.

Starting in 2017, the initiative will provide up to $625 million in loans each year for four years to encourage the development of new rental housing by municipalities, non-profit organizations and housing developers.

Combined with Budget 2017’s new direct lending initiative for the renewal of affordable housing, it is expected that the amount of capital available for lending at low cost will be more than $10 billion over 11 years.

To be eligible, borrowers must demonstrate that their projects are financially viable without ongoing operating subsidies. The financing initiative will prioritize projects that demonstrate greater social outcomes and may offer a loan for up to 100 per cent of the cost of these projects. Borrowers must meet minimum requirements for affordability, energy efficiency and accessibility.

Applications will also be scored on additional social outcomes such as proximity to public transit and partnerships with other government organizations.

Lower-cost loans will be provided for terms of up to 10 years, providing cost predictability during the earliest and most challenging phases of development. Loans approved through the financing initiative will include CMHC mortgage loan insurance, providing access to preferred interest rates and simplifying loan renewal throughout the life of the mortgage.

Effective May 15, CMHC will introduce enhancements to its multiunit mortgage loan insurance that will address the rental needs of Canadians while supporting efforts to expand and preserve the supply of affordable rental housing.

20 | FALL 2017

“CMHC’s products and services facilitate access to housing for all Canadians, not just homebuyers,” said Steve Mennill, senior vice-president, insurance. “The enhancements to our multi-unit mortgage loan insurance products and policies are designed to expand our participation in key market segments while stimulating the creation and preservation of affordable rental housing.”

The CMHC enhancements will include extending affordable housing flexibilities to existing rental properties, including social housing projects with up to five years remaining in the operating agreement, to support the preservation of existing affordable housing. Previously, affordable housing flexibilities were only available for new rental properties.

CMHC will be: • Expanding its definition of affordability to recognize federal, provincial, territorial or municipal housing objectives. The new affordability criteria also aligns with other CMHC initiatives and is intended to incent housing developers into the affordable rental housing market.

• Introducing greater underwriting flexibilities to better support key multi-unit market segments that address the rental housing needs of Canadians including standard apartments, student housing, single room occupancy (SRO) projects, retirement homes, and supportive housing projects.

• Introducing a revised premium schedule aligned with CMHC’s continued participation in market segments that address the rental needs of Canadians, and is reflective of the risks associated with those segments. The revised premium schedule also supports the expansion and preservation of affordable housing units. Premium surcharges will no longer be collected for construction advances,

release of rental achievement holdback, student housing or retirement homes.

CMHC is Canada’s only mortgage loan insurer for multi-unit residential properties. CMHC also offers incentives, including access to higher loan-to-value ratios and reduced premiums, to support affordable rental housing projects.

Multi-unit mortgage loan insurance provides access to preferred mortgage rates helping to lower the cost of financing for the construction, purchase and refinancing of rental properties and facilitates renewals throughout the life of the mortgage.

As at September 30, 2016, CMHC multi-unit mortgage loan insurance accounted for approximately 12 per cent of its overall insurance-in-force.

The changes apply to CMHC insured loans for five or more unit residential properties including standard apartments, student housing, single room occupancy (SRO) projects, retirement homes, and supportive housing projects.

CMHC’s Seed Funding and Affordable Rental Innovation Fund are complementary initiatives that may be combined with the Rental Construction Financing initiative and with CMHC’s multi-unit mortgage loan insurance. These initiatives support the supply of affordable and innovative rental housing without reliance on ongoing operating subsidies.

For more information, contact Robyn Adamache, Manager, Client Relations, Multi-Unit Mortgage Insurance at 604-737-4161 or via e-mail at radamach@cmhc.ca.

FALL 2017 | 21

THE KEY

INNOVATIVE CHANGES TO DISPUTE RESOLUTION ONLINE APPLICATION

By Residential Tenancy Branch staff The Residential Tenancy Branch (RTB)’s new online application for dispute resolution is available on the RTB website beginning on Monday, September 25, 2017.

contact the Residential Tenancy Branch via email at HSRTO@gov. bc.ca, in person at the Burnaby Residential Tenancy Branch office at #400 - 5021 Kingsway, or by phone at 1-800-665-8779.

WHAT’S N EW ?

Here is a summary of the service portal features for quick reference:

• Upload evidence online, • Apply for a fee waiver online, • Helpful email reminders and notifications, • Helpful information along each step of the application, • Mobile device friendly, • Ability to resume an incomplete application, • Improved look and intuitive design.

The RTB provides information and dispute resolution services for tenancies under the Residential Tenancy Act and Manufactured Home Park Tenancy Act. The RTB is working continuously to make resources as accessible, effective and intuitive as possible.

The improved design facilitates high-quality, complete applications resulting in less adjournments or dismissals due to incomplete or poor quality applications. Citizens will find helpful information within each step of the application, along with helpful email notifications advising of important dates or actions meaning citizens are less likely to have to wait in the phone queue or line up for assistance.

Effective September 25, 2017, citizens may access the online application for Dispute resolution on the RTB’s website at www.gov. bc.ca/landlordtenant/online. The website will also include helpful information on how to upload evidence, best practices for an efficient application process and other useful tips.

Citizens are encouraged to apply using their mobile devices, including tablets or smart phones, or at publicly-accessible kiosks at any Service BC location or at the RTB’s Burnaby location. Staff, in the Burnaby Residential Tenancy Branch office, is available to help those who may need assistance. To facilitate an efficient application process, citizens are encouraged to have all evidence ready to upload at the time of submission. Documents should be clearly labeled, identifiable and relevant to the dispute. A basic BCeID is required.

Citizens with extenuating challenges accessing or using technology may still apply using the paper application. The paper application for dispute resolution has been updated to facilitate a better user experience.

WHAT YOU N EED TO KN OW There are no changes to applications submitted prior to September 22, 2017 or to hearings that are already scheduled. Applicants who have questions, or who are required to update an application may

22 | FALL 2017

• The improved online application for dispute resolution (service portal) makes it easier for British Columbia’s tenants and landlords to submit an application to resolve a tenancy problem.

• Parties can upload evidence directly into an application from a mobile device or computer (electronic service of evidence between parties in not permitted).

• Parties can upload evidence after the application has been submitted by using a unique Dispute Access code.

• The application is intuitive, meaning only relevant questions and information are displayed resulting in a better user experience.

• Higher quality applications will result in fewer adjourned or dismissed hearings.

• Helpful information along each step of the application will guide applicants on what is required to support their claim(s).

• Helpful, automated email notifications inform parties of important actions and deadlines.

• The Service Portal is responsive, meaning it will automatically change to fit the device it is displayed on.

• Citizens can use the Service Portal at any time, in any place (for example, on the bus or waiting in line).

• Low income tenants can apply for a fee waiver at the time of application. Proof of income can also be uploaded online.

• Citizens who experience challenges using or accessing technology may still use the paper application.

• A Basic BCeID is required to submit an application.

• Application for direct requests will require all evidence to be uploaded at the time of application.

• Existing service of evidence options remain available (e.g., registered mail, in person, standard mail). Electronic service to between parties is not permitted.

• Applications submitted/scheduled prior to launch (legacy applications) will still be valid after launch. Dispute Resolution hearings will proceed as scheduled.

• Applications submitted prior to the launch of the new Service Portal will not accessible by citizens. Parties who wish to make changes to a legacy application will have to contact the Residential Tenancy Branch directly.

GOLF TOURNAMENT & CHARITY FUNDRAISER 2017 This years’ golf tournament was held on August 23rd at University Golf Club in Vancouver. It was a lovely day for golf and we had a lot of fun while raising money for a good cause!

This was the 12th year we have hosted this tournament to raise funds for Covenant House Vancouver and are proud to say that the total donation to Covenant House for 2017 is just over $7000. That makes the grand total that has been raised in the last 12 years over $83,000!

We would like to say a huge thank you to everyone who came out and supported this tournament, in particular our wonderful platinum sponsor BFL CANADA Insurance Services Inc. who always does such a great job.

We look forward to seeing everyone next year!

THAN K YOU TO OUR SPON SORS Platinum Sponsor

Gold Sponsorship

Silver Sponsorship

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Sparkle Solutions Haddock & Company Curaflo of British Columbia Megson Fitzpatrick Insurance Services

Putting Contest Sponsorship A-1 Windows Tote Bag Sponsorship Hollyburn Properties Golf Cart Sponsorship MetCap Living Management Inc. Mulligan Sponsorship Busybee Gardening

FALL 2017 | 23

THE KEY

MINIMIZING FIRE THREATS

By Kim Smallwood, Duradek The Importance of Deck Building Products Fire Ratings The summer of 2017 brought significant awareness to the danger and damage caused by wildfires. Thousands of wildfires have been burning throughout western North America with a state of emergency being declared in several states and provinces.

As of September 6, 2017,state and provincial government fire status websites report that there are still more than 140 wildfires active in British Columbia, 11 in Washington, 18 in Idaho, 26 in Montana and 24 in California.

While these wildfires are extreme circumstances and no preventative measures will stop such a destructive force in its path, homes in proximity to fires can minimize damage from hot ash and embers by using fire rated building products.

MIN IMIZIN G FIRE THREATS WITH DECK BUILDIN G PRODUCT In some high-risk districts, officials have been designated to do property assessments to help people make their homes more resilient to wildfire. One such official recently sought advice on fireresistant decking materials, stating, “Wood decks are a hazard that we frequently see, so I was wondering whether you are aware of any fire-resistant decking materials...that people could opt for.”

This inquiry is an excellent example of how to minimize fire risk on residential properties. Traditional slatted wood decks are very vulnerable to fire but using a fire rated deck building product can reduce the risk; potentially saving not only the deck, but the entire home.

CHOOSE A DECKIN G PRODUCT WITH A CLASS A & CLASS C FIRE R ATIN G Vinyl decking is a little different from many deck waterproofing products.

Some sheet vinyl products are not only a pedestrian surface, but also a roofing membrane. Further, some vinyl membranes are distinguished further as a classified roofing membrane. This means its product testing and performance requirements to meet building code classifications are much higher than for a deck wear surface alone.

PVC intrinsically has a degree of fire resistance, although on its own it is not necessarily a fire-resistant product. There are vinyl products on the market that provide a fire-resistant assembly. It is the whole assembly in its applied use that must be considered in classifying the fire rating.

• When applied directly to untreated plywood, fire resistant vinyl can achieve a Class C fire rating.

24 | FALL 2017

• When applied to a substrate assembly of plywood and cement board it can achieve a Class A fire rating.

CHOOSIN G A FIRE R ATED DECK BUILDIN G PRODUCT There really is no magic deck building product that is completely invulnerable to fire with the exception of concrete. However, concrete decks have their own challenges for installation and maintenance. For the average homeowner, choosing a deck fire resistant vinyl in a class A assembly with cement board over wood framed deck construction is a great choice. It meets the fire ratings set by roofing building codes and is a good measure to reduce the impact of fire from falling ash and embers.

Falling ash and embers can make a weathered, slatted wood deck act like tinder, while fire resistant vinyl deck surfaces are resistant to those effects, and in some cases, may be a contributing factor to stopping small, isolated fire exposure from being an entirely destructive force on residential properties.

FIRE R ATIN GS & DECK BUILDIN G PRODUCT TESTIN G The importance of choosing building products that have been tested to building code requirements cannot be overstated While each municipality may have their own set of governing building codes, a good place to start is by ensuring your building products meet national building codes and are evaluated to the standards of the National Building Code of Canada (NBC) or the International Code Council (ICC).

FIRE-R ATIN G REQUIREMEN TS IN CAN ADA The National Building Code of Canada tests Roof Covering Classification in accordance with CAN/ULC-S107, “Fire Tests of Roof Coverings”.

If you would like to talk to a Duradek decking specialist about your next deck project, you will be sure to get a product that has been tested to achieve a Class A or Class C fire rating. Feel free to reach out to a Duradek™professional in your area, or contact us for more information. www.duradek.com

HUNTER’S HINTS

By Hunter Boucher, Director of Operations, LandlordBC REN T IN CREASES In late August of this year the Residential Tenancy Branch (RTB) released the annual rent increase for 2018. The increase of 4 per cent is applicable for any rent increase effective as of January 1st, 2018.

This includes rent increases served within 2017 but have an effective date after January 1st, 2018.

The standard rent increase is based on inflation + 2 per cent and fluctuates from year to year. Inflation is calculated by taking the average of the last 12 months of the B.C. All Item Consumer Pricing Index(CPI) and comparing it to the previous 12 months of B.C. All Item CPI. The difference this year was two points which is then added to the base rate of 2 per cent bringing us to the 2018 total of 4 per cent.

This is not the highest allowable rent increase percentage we have seen since rent controls came into effect in 2004. In 2004 the rent increase was 4.6 per cent and 2012 saw a rent increase of 4.3 per cent while the lowest rent increase we have seen was 2.2 per cent in 2014.

These fluctuations are effected by a wide range of factors including fuel costs and the introduction and eventual repeal of the HST. It is important to note that this allowable rent increase percentage is applicable for any rent increase in 2018 whether the tenancy is a month-to-month tenancy or a fixed term tenancy and landlords

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must use the most up-to-date version of the RTB rent increase form which can be found on the RTB website. Landlords must also give at least three months’ notice and the rent increase cannot be effective less than 12 months since the last rent increase came into effect.

For more information on rent increases check in the guides section of the LandlordBC website.

The increase of 4 per cent is applicable for any rent increase effective as of January 1st, 2018.

N EVER OUT OF DATE Keeping up with changes to legislation and policy updates is not an easy task, especially if being a landlord is not your primary source of income. Filling a vacancy once a year or less can mean that you may not be familiar with current best practices. This is why LandlordBC provides several tools to keep you up-to-date on everything from legislation to what form to use and when.

1. THE LAN DLORDBC BLOG You can locate LandlordBC’s blog on the homepage of our website.

Our blog is an excellent resource filled will original content, guest posts from industry stakeholders, as well as government advocacy updates and CEO announcements. Keeping you in the loop on the latest trends in the industry.

2. PEN DO Using an outdated form can spell disaster for landlords. Out-dated tenancy documents may not comply. Pendo, one of LandlordBC’s partners, has created a tool that incorporates the most recent version of LandlordBC’s forms; including the Application for Tenancy, Residential Tenancy Agreement and an easy to use Condition AD card:q7 Inspection app. 12/9/11 9:52 AM Page 1

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FALL 2017 | 25

THE KEY Hunter’s Hints (Cont’d)

The Condition Inspection app features a mobile version of LandlordBC’s Condition Inspection form — allowing landlords and tenants to easily conduct the move-in and move-out condition inspections. This app also utilizes your phone or tablet’s camera giving landlords the ability to fully document the state of the unit at move-in and move-out.

Access to LandlordBC’s proprietary tenancy forms, including the Condition Inspection app, is exclusive for LandlordBC members.

You can start using this program today by visiting www.pend.do/ landlordbc.

3. E-N EWS Everyone gets too many emails these days but sometimes these emails contain information you need. In each e-news we highlight the most important industry updates and provide details about our upcoming educational and networking events. Keep an eye out for news on things like the current rent increase percentage, deposit interest rate changes and other industry best practices.

4. FORMS AMN EST Y We never recommend stockpiling forms as this can lead to you using non-compliant forms that can put your rental housing business in jeopardy. To help you keep your forms up-to-date we are offering a 20 per cent discount on form orders up to $60 when you exchange your old forms at one of the LandlordBC offices. This discount will be applied to the number of forms you return and this offer is valid up to November 30th 2017. Forms can be exchanged in person or via mail.

Please contact our helpline for full details.

26 | FALL 2017

ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAIN LAN D ACCOUN TIN G D&H Group LLP Michael Louie T: 604.731.5881 www.dhgroup.ca Smythe LLP Daniel Lai T: 604.687.1231 www.smythecpa.com ADVERTISIN G & PROMOTION Places4Students.com Laurie Snure T: 1.866.766.0767 www.places4students.com APPLIAN CE - REN TALS Coinamatic Canada Inc. Jack Ursacki T: 604.270.8441 www.coinamatic.com Handy Appliances Rocky Mangat T: 604.879.1555 www.handyappliances.ca APPLIAN CE - REN TALS, APPLIAN CE - SALES & SERVICE Sparkle Solutions Corp Connie Goldman T: (604) 396-3184 www.sparklesolutions.ca APPLIAN CE - SALES Coast Wholesale Appliances Inc. Robb Byrd T: 604.301.3459 www.coastappliances.com Handy Appliances Rocky Mangat T: 604.879.1555 www.handyappliances.ca Trail Appliances Ltd. Dan Fofonove T: 604.328.5556 www.trailappliances.com APPLIAN CE - SALES & SERVICE Penguin Appliances Sales & Services Sam Sangha T: (604) 451-4411 www.penguinappliance.com Coinamatic Canada Inc. Jack Ursacki T: 604-787-1172 www.coinamatic.com

APPRAISAL - IN SURAN CE N ormac Appraisals Ltd. Margarita Carlos T: 604.221.8258 www.normac.ca

DECKS & BALCON IES Duradek Canada Ltd Winston Conyers T: 604.591.5594 www.duradek.com

ELEVATOR SERVICE & REPAIRS Metro Elevator Preet Binning T: 778.885.8630 www.metroelevator.ca

APPRAISAL REAL ESTATE Colliers International Kevin Cloak T: 250.414.8372 www.collierscanada.com

DEPRECIATION REPORTS N ormac Appraisals Ltd. Margarita Carlos T: 604.221.8258 www.normac.ca

EN ERGY EFFICIEN CY & CON SERVATION BC Hydro Power Smart Business Helpdesk T: 1.866.522.4713 www.bchydro.com

ARCHITECTURE, DESIGN , BUILDIN G CODE DGBK Architects Ralf Janus T: 604-682-1664 www.dgbk.com BIOHAZARD REMEDIATION 1st Trauma Scene Clean Up Ltd. Brian Woronuik T: 1-844-246-7767 www.traumascenecleanup.ca BUILDIN G EN VELOPE RDH Building Science Inc Kelly Haines/Dave Ricketts T: 604.873.1181 www.rdh.com Remont Construction Ltd Robert Szpakowski T: 604.837-8813 www.remontconstruction.ca BUILDIN G REPAIR & REN OVATION N uwest Contracting Ltd. Debbie Gettling T: 604.525.6145 www.nuwestcontracting.com COMMUN ICATION S/ EN TERTAIN MEN T Shaw Cable Frank Franco T: 604.629.3231 www.shaw.ca Telus Communications Will Nicholson T: 778-874-3574 www.telus.com CON CRETE WORK N uwest Contracting Ltd. Debbie Gettling T: 604.525.6145 www.nuwestcontracting.com CREDIT CHECKS RentCheck Brenda Maxwell T: (800) 661-7312 http://www.rentcheckcorp.com/

RDH Building Science Inc Kelly Haines/Dave Ricketts T: 604.873.1181 www.rdh.com DOORS - EN TR AN CE & HARDWARE REPAIRS Action Glass Inc. Brad Johnston T: 604.525.5365 www.actionglassbc.com DRAIN AGE & SEWER Cambie Roofing & Drainage Contractors Ltd. Paul Skujins T: 604.261.1111 www.cambieroofing.com DUCT CLEAN IN G Air-Vac Services Canada Ltd. Brent Selby T: 604.882.9290 www.airvacservices.com ELECTRICAL CON TRACTORS Evanson Electric David Evanson T: 604.657.7957 www.evansonelectricdelta.ca ELECTRICIAN S Delbrook Electric Will Kitt T: 778.772.1834 Handy Appliances Rocky Mangat T: 604.879.1555 www.handyappliances.ca HQ Electrical Solutions Slavico Golity T: 604.621.1323 www.elec3cian.com ELEVATOR City Elevator Ltd. Heiner Marnet T: 604.299.4455 www.cityelevator.ca

Commercial Lighting Products Tayhler Paul T: 604-540-4999 www.comlight.com FortisBC Ltd. Siraz Dalmir T: 604.576.7268 www.fortisbc.com

ESTATE & SUCCESSION PLAN N IN G Monarch Insurance & Financial Services Corp.

Richard Laurencelle T: 604.681.2699 www.monarchfinancial.ca FIN AN CIAL PLAN N IN G CIBC Wood Gundy Gilbert Lam T: 604.806.5508 www.cibcwg.com/ raymond-shum D&H Group LLP Michael Louie T: 604.731.5881 www.dhgroup.ca

FRESCo Building Efficiency Jordan Fischer T: 778.783.0315 www.frescoltd.com

FIRE PROTECTION & MON ITORIN G Vancouver Fire & Radius Security Joslyn Alderson T: 604.232.3488 www.vanfire.com

RDH Building Science Inc Kelly Haines/Dave Ricketts T: 604.873.1181 www.rdh.com

StoveTop FireStop Carter Shackelford T: 817.872.1500 www.stfs.com

Yardi Systems Inc. Peter Altobelli T: 888.955.7900 www.yardi.com

FLOORIN G AN D CARPETIN G Mira Floors and Interiors Kevin Bergstresser T: 604.856.4799 www.mirafloors.com

EN GIN EERS FRESCo Building Efficiency Jordan Fischer T: 778.783.0315 www.frescoltd.com JRS Engineering Ltd. T: (604) 320-1999 http://www.jrsengineering.com RDH Building Science Inc Kelly Haines/Dave Ricketts T: 604.873.1181 www.rdh.com Read Jones Christoffersen Ltd. Jason Guldin T: 250.386.7794 www.rjc.ca WSP Canada Inc Kathryn Webb T: 604.924.5575 www.wspgroup.com

GARBAGE CHUTE CLEAN IN G Air-Vac Services Canada Ltd. Brent Selby T: 604.882.9290 www.airvacservices.com GAS SERVICES Handy Appliances Rocky Mangat T: 604.879.1555 www.handyappliances.ca GLASS Action Glass Inc. Brad Johnston T: 604.525.5365 www.actionglassbc.com HAN DICAP SHOWER, TUB SALES & IN STALLATION ORCA Health Care Suppliers Inc. Reynald Stringer T: (604) 733-2656 http://www.orcahealthcare.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.

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THE KEY ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAIN LAN D HOARDIN G - CLEAN UP 1st Trauma Scene Clean Up Ltd. Brian Woronuik T: 1-844-246-7767 www.traumascenecleanup.ca 604-TRASH-IT Deconstruction Disposal & Recycling Dave Abercrombie T: (604) 872-7448 www.604-trash-it.com IN SPECTION S - GEN ERAL CON DITION /LEASE COMPLIAN CE CTI (Canadian Tenant Inspection) Services Jim Garnett T: 778.840.7611 www.ctiservices.ca IN SURAN CE AC&D Insurance Services Ltd. Scott Jamieson T: 604.982.1039 http://acd.insurebc.ca BFL CAN ADA Insurance Services Inc. Paul Murcutt T: 604.678.5454 www.bflrealestate.ca CIBC Wood Gundy Gilbert Lam T: 604.806.5508 www.cibcwg.com/ raymond-shum CMW Insurance Services Ltd. Gordon Li T: 604-294-3301 www.cmwstrata.com Hamilton Insurance Services BC Ltd Judy Laban T: 604.874.4476 www.cooperators.ca Marsh Canada Debbie Tonner T: 780.917.4873 http://canada.marsh.com/ Megson FitzPatrick Insurance Services Mike Nichol T: 250.595.5212 www.megsonfitzpatrick.com IN TERCOM REPAIRS & IN STALLATION Vandelta Communication Systems Ltd. Hugh Rae T: 604.732.8686 www.vandelta.com

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IN TERN ET LISTIN G SERVICE Yardi Systems Inc. Peter Altobelli T: 888.955.7900 www.yardi.com IN VESTMEN T & RETIREMEN T PLAN N IN G Monarch Insurance & Financial Services Corp.

Richard Laurencelle T: 604.681.2699 www.monarchfinancial.ca LAN DSCAPIN G: LAWN & GARDEN MAIN TEN AN CE BUR-HAN Services Inc. Robert Hannah T: 604.780.0179 www.bur-han.ca LEGAL SERVICES Haddock & Company Grant Haddock T: 604.983.6670 www.haddock-co.ca Lesperance Mendes Lawyers Alex Chang 604-685-3567 www.lmlaw.ca LIGHTIN G Oojala Lighting Harneet Randhawa T: 778-223-2561 www.oojala.ca LIGHTIN G - COMMERCIAL Commercial Lighting Products Tayhler Paul T: 604-540-4999 www.comlight.com MORTGAGE FIN AN CIN G CIBC Wood Gundy Gilbert Lam T: 604.806.5508 www.cibcwg.com/raymond-shum Citifund Capital Corp.

Derek Townsend T: 604.683.2518 www.citifund.com Colliers International Dave Ganong T: 250.414.8388 www.collierscanada.com First N ational Financial Corp Russ Syme T: 778.327.5712 www.firstnational.ca MORTGAGE IN SURAN CE Canada Mortgage & Housing Corporation Robyn Adamache T: 604-742-4392 www.cmhc.ca

N ARCOTICS DETECTION & SECURITY CTI (Canadian Tenant Inspection) Services Jim Garnett T: 778.840.7611 www.ctiservices.ca ON LIN E PAYMEN T SERVICE Yardi Systems Inc. Peter Altobelli T: 888.955.7900 www.yardi.com PAIN T SALES Cloverdale Paint Dave Picariello T: 604.551.8083 www.cloverdalepaint.com Dulux Paints Robert Zelisko T: 604-358-4024 www.dulux.ca PAIN T SPECIFICATION S SERVICES Cloverdale Paint Dave Picariello T: 604.551.8083 www.cloverdalepaint.com PAIN TIN G SERVICE Prostar Painting & Restoration Ltd. Jonathan Moorhouse T: 604.876.3305 www.prostarpainting.com Remdal Painting & Restoration Inc. Dan Schmidt T: 604.882.5155 www.remdal.com Wolfgang Commercial Painters Heinrich Schoeman T: 604.420.5552 www.wolfgangpainters.com PEST CON TROL Assured Environmental Solutions Inc. Brett Johnston T: 604.463.0007 www.assuredenvironmental.ca Poulin’s Pest Control Scott Hagon T: 604.433.2500 www.poulins.ca Solutions Pest Control Jason Page T: 604-986-8881 www.pestsolutions.ca

PIPE LIN IN G/RE-PIPIN G CuraFlo of British Columbia Ltd. Randy Christie T: 604.298.7278 www.curaflo.com PLUMBIN G/HEATIN G/ BOILERS Allied Plumbing and Heating Lance Clarke T: 604.731.1000 www.allied-plumbing.ca Ashton Service Group.

Brian Williams T: 604.275.0455 www.ashtonservicegroup.com BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan T: 604.253.9330 www.bmsmechanical.com Cambridge Plumbing Systems Ltd. John Jurinak T: 604.872.2561 www.cambridgeplumbing.com CuraFlo of British Columbia Ltd. Randy Christie T: 604.298.7278 www.curaflo.com Montalbano Plumbing Services LTD. Giovanni Montalbano T: 604.444.0222 www.montalbano.ca Viessmann Manufacturing Co. Inc. Randy Stuart T: 604.533.9445 ext. 222 www.viessmann.ca Xpert Mechanical & JK Lillie LTD Kerry West T: 604.294.4540 www.xpertmech.com PRIN TIN G Citywide Printing Ltd. Gordon Li T: 604.254.7187 www.citywideprint.com PROPERTY MAN AGEMEN T Ascent Real Estate Management Corp.

Milena Carella T: 604.431.1800 www.ascentpm.com

Associa British Columbia, Inc. Katie Khoo T: 604.501.4417 www.associabc.ca Austeville Properties Ltd. Andrew Abramowich T: 604.216.5510 www.aplbc.com Bayside Property Services Ltd. T: 604.432.7774 www.baysideproperty.com Beacon Hill Suites Ltd. Meredith Warden T: (250) 590-1775 Bolld Real Estate Management Leo Chrenko T: 604.671.0293 www.bolldpm.ca CAPREIT T: 604-632-9991 www.caprent.ca Century Group Lands Corporation Lisa Biggin T: 604.948.3832 www.centurygroup.ca Delaney Properties Ltd Diana Delaney T: 250.550.2120 www.RentalsVernon.com Dennison Property Management Ltd. Jane Dennison T: 604.982.7059 www.dpmonline.ca Dorset Realty Group Canada Ltd. T: 604.270.1711 http://dorsetrealty.com FirstService Residential Judith Harris T: 604.683.8900 www.fsresidential.com Gateway Property Management Corporation Scott Ullrich T: 604.635.5000 www.gatewaypm.com Homelife Peninsula Property Management Doug Holmes T: 604.536.0220 www.penpm.com Hope Street Management Corp Shamon Kureshi T: 403-462-6200 Hume Investments Ltd. Sally MacIntosh T: 604.980.9304 www.humeinvestments.com

ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAIN LAN D Katronis Property Management Brad Katronis T: (604) 614-6402

Unique Real Estate Accomodations Nina Ferentinos T: 604.984.7368

Li-Car Management Group Lita Powell T: 250.785.2662

Valley Realty Sita Mulder T: (604) 852-2234 www.valleyrealtyabbotsford.com

Macdonald Commercial Real Estate Services LTD. Tony Letvinchuk T: 604.736.5611 www.macdonaldcommercial.com Metro Vancouver Housing Corporation Priscilla Matei T: 604.456-8802 Pacific Quorum Properties Ltd. Lyn Stoll T: 604-635-0260 www.pacificquorom.com Porte Realty Ltd. Daniel Bar-Dayan T: 604.732.7651 www.porte.ca Prospero International Realty Inc. Jeff Nightingale T: 604.669.7733 Raamco International Properties Canadian Ltd. Kimm Zbierski T: 250.686.3131 www.raamco.com REMAX Professional Rental Management Richard Van Slyke T: 604-273-6801 www.professionalrental.ca Roboson Holdings Ltd. Sarah Hill T: 1.800.682.2088 S.A.H. Properties Ltd. Leslie Pomeroy T: 604.926.6947 Sunstar Realty Ltd. David Mak T: 604.436.1335 Sutton Group - West Coast Realty Cindy Hamel T: 604-807-1105 Sutton Max Realty Property Management Wallis Lee T: (604) 227-3399 http://suttonmaxrealty.com Turner Meakin Management Company Ltd. Kelly Kellogg T: 604.736.7020

Wesgroup Properties LP Sara Young T: (604) 648-1866 http://www.wesgroup.ca RE-PIPIN G BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan T: 604.253.9330 www.bmsmechanical.com Brighter Mechanical Ltd. Mike Pearson T: 604.279.0901 www.brightermechanical.com Cambridge Plumbing Systems Ltd. John Jurinak www.cambridgeplumbing.com CuraFlo of British Columbia Ltd. Randy Christie T: 604.298.7278 www.curaflo.com Manna Plumbing Ltd. Chris Kobilke T: 604.710.3908 www.mannaplumbing.com REAL ESTATE SALES CBRE Limited - N ational Apartment Sales Team Norm Taylor T: 604-662-5156 www.cbre.ca/vancouver Colliers International Kevin Cloak T: 250.414.8372 www.collierscanada.com Cushman & Wakefield Chris Driver T: 604-640-5819 www.cushmanwakefield.com JLL Multifamily BC James Blair T: 604-98-6001 www.jllmultifamilybc.com Macdonald Commercial Real Estate Services LTD. Dan Shulz T: 778.999.5758 www.bcapartmentinsider.com Marcus & Millchap Wynda Wauran T: 604-675-5200 www.marcusmillchap.com

Penfolds Roofing Jonathan Manca T: 604.379.0338 www.penfoldsroofing.com

Waste Management Inc. Tej Kullar T: 604.520.7858 www.wm.com

N AI Commercial Terry Harding T: 604.691.6615 www.apartmentblocks.ca

ROOFIN G MEMBRAN ES RDH Building Science Inc Kelly Haines/Dave Ricketts T: 604.873.1181 www.rdh.com

XeroWaste Solutions Michael Solkshinitz T: 604.674.8414 www.xerowaste.ca

The Goodman Report, David & Mark Goodman, HQ Commercial Mark Goodman T: 604.714.4790 www.goodmanreport.com

SECURITY & IN TERCOM SYSTEMS ADT Canada Inc. Vince Wong 604.349.6974 www.adt.ca

Multifamily Real Estate Services Corporation Seth Baker T: 778-235-9293 www.multifamily.ca

REN OVATION & REPAIRS Remont Construction Ltd. Robert Szpakowski T: (604) 837-8813 www.remontconstruction.ca Quest Projects Inc. Jacqui McGregor T: 604.299.4522 www.questprojects.ca RESTORATION 1st Trauma Scene Clean Up Ltd. Brian Woronuik T: 1-844-246-7767 www.traumascenecleanup.ca Phoenix Restorations Ltd. John Wallis T: 604.945.5371 www.phoenixrestorations.com Prostar Painting & Restoration Ltd. Jonathan Moorhouse T: 604.876.3305 www.prostarpainting.com Superior Flood & Fire Restoration Mayank Anand T: 604.601.8206 www.superiorrestoration.ca ServiceMaster Restore of Vancouver Natasha Purnell T: (604) 435-1220 http://www.svmvancouver.ca ROOFIN G Bond Roofing Daniel Fajfar T: 604-375-2100 www.bondroofing.ca Cambie Roofing & Drainage Contractors Ltd. Paul Skujins T: 604.261.1111 www.cambieroofing.com CentriMark Ltd. Brendan Jenkins T: 604-521-8911 www.centrimark.ca

SOFTWARE - PROPERTY MAN AGEMEN T Pendo Rental Software Inc. Josh Heppner T: 604-306-5947 landlordbc.pen.do Yardi Systems Inc. Peter Altobelli T: 888.955.7900 www.yardi.com

WATER PROOFIN G RDH Building Science Inc Kelly Haines/Dave Ricketts T: 604.873.1181 www.rdh.com WIN DOW - REPLACEMEN T/ IN STALLATION /REN OVATION A-1 Window MFG Ltd. Rob Elliot T: 604.724.5827 www.a1windows.ca Retro Teck Window Mfg. Ltd. Wilfred Prevot T: 604.291.6751 www.retrowindow.com

SUPPLIER & MAN UFACTURER PLUMBIN G SUPPLIES Moen Inc Shelby Wallace T: 604.390.8737 www.moen.ca

WIN DOW & DOOR MAN UFACTURIN G Canadian Vinyltek Window Corporation Patrick Malone T: 604.540.0029 www.vinyltek.com

SUPPLIES: HARDWARE, BUILDIN G, MAIN TEN AN CE Rona Inc Brad LeGrow T: 604.314.1366 www.rona.ca

WIN DOW MAN UFACTURIN G, COVERS Centra Windows Matthew Burgon T: 604.882.5010 www.centra.ca

UTILITIES/ N ATURAL GAS Absolute Energy Inc. / Bluestream Energy Kirby Morrow T: 778.340.1580 www.absolute-energy.ca UTILITY SUB-METERIN G QMC Meters James Easton T: (604) 526-5155 http://qmeters.com Wyse Meter Solutions Inc Bill Gill 1.800.672.1134 ext 2223 http://www.wysemeter.com WASTE/RECYCLIN G 604-TRASH-IT Deconstruction Disposal & Recycling Dave Abercrombie T: (604) 872-7448 www.604-trash-it.com Waste Connections of Canada Rob Barr T: 604.834.7578 www.wasteconnectionscanada.com

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THE KEY ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - VAN COUVER ISLAN D ADVERTISIN G & PROMOTION Places4Students.com Laurie Snure T: 1.866.766.0767 www.places4students.com APPLIAN CE - REN TALS Coinamatic Canada Inc. Jack Ursacki T: 604-787-1172 www.coinamatic.com APPLIAN CE - SALES Trail Appliances Ltd. Sunny Mann T: 604.992.7124 www.trailappliances.com Westcoast Appliances Byron Loucks T:250-382-0242 APPRAISAL REAL ESTATE Colliers International Kevin Cloak T: 250.414.8371 www.collierscanada.com BIOHAZARD REMEDIATION 1st Trauma Scene Clean Up Ltd. Brian Woronuik T: 1-844-246-7767 www.traumascenecleanup.ca CLEAN IN G - CARPET & UPHOLSTERY Island Carpet & Upholstery Cleaning Inc Ron Gould T: 250.590.5060 www.islandcarpetcleaning.ca CLEAN IN G - JAN ITORIAL SERVICES Select Janitorial Beverly Wise T: 250.360.0666 www.sjivic.com COMMUN ICATION S/ EN TERTAIN MEN T Shaw Cable Sebrina Benson T: 250.475.7251 www.shaw.ca Telus Communications Will Nicholson T:778-874-3574 www.telus.com DRAIN AGE & SEWER Victoria Drain Services David Lloyd T: 250.818.1609 www.victoriadrains.com

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ELECTRICAL SERVICE Rushworth Electrical Services Inc. Dustin Rushworth T: 1.888.361.1231 www.rushworthelectric.ca EN ERGY EFFICIEN CY & CON SERVATION BC Hydro Power Smart Business Helpdesk T: 1.866.522.4713 www.bchydro.com FortisBC Ltd. Siraz Dalmir T: 604.576.7268 www.fortisbc.com FRESCo Building Efficiency Jordan Fischer T: 778.783.0315 www.frescoltd.com Yardi Systems Inc. Peter Altobelli T: 888.955.7900 www.yardi.com EN GIN EERS FRESCo Building Efficiency Jordan Fischer T: 778.783.0315 www.frescoltd.com Read Jones Christoffersen Ltd. Jason Guldin T: 250.386.7794 www.rjc.ca FIRE PROTECTION & MON ITORIN G Capital City Fire Equipment Mark Wyatt T: 250.727.8159 www.capitalcityfire.ca HEATIN G FUEL Columbia Fuels Dave Young T: 250.391.3633 www.columbiafuels.com Coastal Mountain Fuels Ron Gertzen T: 250-753-0278 HOARDIN G - CLEAN UP 1st Trauma Scene Clean Up Ltd. Brian Woronuik T: 1-844-246-7767 www.traumascenecleanup.ca IN SURAN CE BFL Canada Insurance Services Inc. Paul Murcutt T: 604.678.5454 www.bflrealestate.ca

Megson FitzPatrick Insurance Services Mike Nichol T: 250.595.5212 www.megsonfitzpatrick.com

Concise Strata Management Services Inc. Beth Kauwell T: 250.754.4001 www.concisemgmt.com

IN TERN ET LISTIN G SERVICE Yardi Systems Inc. Peter Altobelli T: 888.955.7900 www.yardi.com

Cornerstone Properties Ltd. Jason Middleton T: 250.475.2005

MORTGAGE FIN AN CIN G Colliers International Dave Ganong T: 250.414.8388 www.collierscanada.com First N ational Financial Corp Russ Syme T: 778.327.5712 www.firstnational.ca MORTGAGE IN SURAN CE Canada Mortgage & Housing Corporation John Lynch T: 604.737.4161 www.cmhc.ca ON LIN E PAYMEN T SERVICE Yardi Systems Inc. Peter Altobelli T: 888.955.7900 www.yardi.com PAIN T SALES Dulux Paints Robert Zelisko T: 604-358-4024 www.dulux.ca PAIN T, PAIN TIN G, RESTORATION SERVICES Empress Painting Ltd Chris Jefferies T: 250.383.5224 www.empresspainting.com PLUMBIN G/HEATIN G/ BOILERS Victoria Drain Services David Lloyd T: 250.818.1609 www.victoriadrains.com POWER WASHIN G Island Carpet & Upholstery Cleaning Inc Ron Gould T: 250.590.5060 www.islandcarpetcleaning.ca PROPERTY MAN AGEMEN T Advanced Property Management Lorri Fugle T: 250.338.2472 www.advancedpm.ca Complete Residential Property Management Dennie Linkert T: 250.370.7093

Devon Properties T: 250.595.7000 www.devonprop.com Duttons & Co. Real Estate T: 250.389.1011 rentals@duttons.com Equitex Property Management T: 250.386.6071 Holywell Properties Adam Major T: 604-885-3460 www.holywell.ca Meicor Realty Management Services Inc Laurie Sims T: 250.338.9979 Pemberton Holmes Property Management Claire Flewelling-Wyatt T: 250.478.9141 Proline Management Ltd Kelly Whitney T: 250.475.6440 www.prolinemanagment.com Raamco International Properties Canadian Ltd. Kimm Zbierski T:250.686.3131 www.raamco.com Roboson Holdings Ltd. Sarah Hill T: 1.800.682.2088 Rowan Property Management Ltd. Amahra LeBlanc T: 250.746.9090 www.rowanproperty.ca TPM Management Ltd Debbie Hunt T: 250.383.7663 REAL ESTATE SALES Colliers International Kevin Cloak T: 250.414.8372 www.collierscanada.com Devon Properties T: 250.595.7000 www.devonprop.com RESTORATION 1st Trauma Scene Clean Up Ltd. Brian Woronuik T: 1-844-246-7767 www.traumascenecleanup.ca

SOFTWARE - PROPERTY MAN AGEMEN T Pendo Rental Software Inc. Josh Heppner T: 604-306-5947 landlordbc.pen.do Yardi Systems Inc. Peter Altobelli T: 888.955.7900 www.yardi.com SUPPLIES: HARDWARE, BUILDIN G, MAIN TEN AN CE Rona Inc. Brad LeGrow T: 604-314-1366 www.rona.ca UTILITIES/ N ATURAL GAS Absolute Energy Inc. / Bluestream Energy Kirby Morrow T: 778.340.1580 www.absolute-energy.ca WASTE/RECYCLIN G Waste Connections of Canada Rob Barr T: 604.834.7578 www.wasteconnectionscanada.com Waste Management Alex Dumitrescu T: 250.544.8009 ext 223 www.wm.com

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