Landlord BC Fall 2018

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Making Good Landlords Great

PM 40063056

FALL 2018


No Pets Clauses

Rental Unit Maintenance

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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

David Hutniak Chief Executive Officer

Victoria Office: 830B Pembroke Street Victoria, BC V8T 1H9 Tel: 250.382.6324 Toll Free BC: 1.888.330.6707

Kimberly Coates Director of Member Engagement

Hunter Boucher Director of Operations

Lisa Henderson Member Services Representative

Erin Breier Events & Communications Coordinator

Taylor Hansen Member Services Representative

Monika Sosnowska Marketing & Communications Specialist

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

The KEY is published by MediaEdge Communications For any advertising/publishing inquiries, please contact: Dan Gnocato, Publisher, or t: 604 549 4521, ext. 223 Publication Mailing #40063056 Magazine Coordinator Erin Breier Content Editor Hunter Boucher Production MediaEdge Communications Cover Photo Monika Sosnowska


CEO’s Message


RENTT: Carbon Pricing and Government Involvement


Rental Tax Implications


Making Good Landlords Great


New Subsidies for Rental Housing Providers


No Pets Clauses and Human Rights


Rental Unit Maintenance


Submetering Strategy


15 Days from When?


Associate Members/ Corporate Suppliers Mainland


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.

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THE KEY three plus hour workshop that took a “deep-dive” into the financial considerations related to building purpose-built rental, and the critical role municipalities and their political leaders play in the process.

...the risk/reward imbalance of purpose-built rental versus condos persists....

Just under 100 candidates attended, with the majority being non-incumbents. While the candidates attending where extremely engaged in the workshop (90 minutes of Q&A is definitely a proof of that!), we are not entirely convinced that cities and municipalities want to see more market purpose-built rental getting built in their communities. Here’s why.

CEO’S MESSAGE David Hutniak, CEO, LandlordBC “Do cities and municipalities really want to see more market purpose-built rental housing built in their communities? Probably not.” On August 28th, 2018 LandlordBC co-presented with the City of Vancouver Renters Advisory Committee a non-partisan workshop entitled “Delivering Rental Housing in Your Community”.* The workshop was exclusively for declared Metro Vancouver mayoral and council candidates in the upcoming fall civic election. To ensure that the candidates felt free to ask candid question, no media was allowed during the workshop. The workshop offered candidates information that is unavailable anywhere else so that they could learn about opportunities and barriers to building secure purpose-built rental housing in their communities. This was a

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As an ever-increasing number of people look to rent, the pressure on the limited supply rises. While the solution seems obvious, build more purpose-built rental, the reality is that building more purposebuilt rental is easier said than done. This is especially true as long as the risk/reward imbalance of purpose-built rental versus condos persists, and cities and municipalities continue to insist that they get “paid” when we build purpose-built rental just like they do for condos. More on that later. At the same time municipalities are largely silent on the suggestion by some stakeholders that rent controls should be expanded or that rents should be frozen — they are not willing to “walk the walk”. As a landlord, one of the largest expenses we have is property taxes. If you compare the legislated allowable rent increase to the budget increases year over year for pretty much any city or municipality in the province, you will find a larger and larger gap. Somehow landlords are required to make ends meet with 2 per cent, but it is sacrosanct for a mayor and council to stick to 2 per cent as a year-over-year budget increase. Cities want the quality of rental housing to improve, and so do we. This is a worthy goal, but cities seem to be blissfully ignorant of the fact that every improvement (cost to the landlord) needs to be covered by revenue — “There is no money tree out back.” Rental property owners are not willing to lose money. We are, after all, in the business of providing homes. With constantly changing bylaws and building standards we will be forced to simply cut back on maintenance, something no one wants to do, or other expenses. This results in an ongoing degradation of the quality of the existing rental stock and it is ultimately renters who suffer. To be clear, new bylaws and constantly changing building standards are directly linked to and cause higher rents.


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Terry Harding, Senior Vice President

Jackson Tang,* Vice President

Brandon Harding*, Representative

604 691 6615 |

604 691 6680 |

604 691 6630 |

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THE KEY THERE IS A SIGNIFICANT RISK /REWARD IMBALANCE BET WEEN BUILDING PURPOSEBUILT RENTAL HOUSING AND CONDOS There are all kinds of symptoms surrounding the real issue and often, these are tackled in hopes of finding a solution. This sometimes produces short term breathing room, but nothing long term is going to change until the root of the issue is addressed. One of the major problems that continues to persist is the fact that it is significantly less risky and more profitable to build condominiums than purpose-built rental housing. And this is where cities and municipalities come in.

PURPOSE-BUILT RENTALS SIMPLY DON’T FEED THE MACHINE At some stage, municipalities decided to demand part of the profits from developments. In the early days it was a legitimate request. Developers were building subdivisions at a frantic pace and civic governments were trying to keep up with fire halls, sewers, domestic water, etc. for the new suburbs. What they demanded was a “contribution.” Developers were making huge profits from rezoning and building on virgin land. Surely, they could pay for some of the civic facilities required. Now, this was in spite of the fact that civic governments don’t have taxing powers (they can only charge for services), so their demands were essentially illegal, but it was all for a good cause, so quickly these “contributions” became a pillar of municipal revenue. The money did build some new infrastructure, but soon it was mostly flowing into general expenses. Other cities and municipalities, some without any or very limited expansion, decided they shouldn’t be missing out, so the practice grew. What has been witnessed is gross profiteering from the practice. One Metro Vancouver municipality has a $1 plus billion surplus sitting in a reserve, and no incentives to build purpose-built rental housing! To add insult to injury they continue to allow existing purpose-built rental housing to be redeveloped into high-end condos for wealthy investors. That’s just wrong. So, while cities and municipalities tell renters “we are on your side”, they are in fact discouraging purpose-built rental building through unfriendly bureaucracy and a fee structure designed for condominiums. Purpose-built rentals simply don’t feed the machine.

BUT WE ARE DOING SOMETHING ABOUT IT Some cities have launched programs to try to stimulate rentals. We would submit they have been marginally effective because most civic programs only go part of the way and, consequently, are not as effective as they could be. Those people who were already going to build rental will take the money. Anyone else will ignore the incentives because building purpose-built rental doesn’t make business sense for them. They will continue to build condos because they are lower risk and more profitable. A successful program needs to be supported by the math. If a condominium in downtown Vancouver or Victoria can be sold for $1800 per sq. ft. and a rental unit sells for $1300 per sq. ft, then the tax on condominiums needs to be $550 per sq. ft or the incentive to rentals needs to be $550 per sq. ft. It is important to note that the costs to build condos or purpose-built rentals are pretty much a wash.

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In addition, incentives for purpose-built rentals cannot be for sale. As an example, some cities and municipalities offer additional density for building rentals. A good idea. The issue is developers can also buy the same density for less than the gap between condominiums and rentals. For clarity, it is more profitable to build condominiums and buy density from the city than it is to build rentals and get the density for free. Developers will always make the better business decision.

WHAT NEEDS TO CHANGE? Quite simply, the playing field needs to level for purpose-built rental housing. And we say simply, because it really is a simple problem to solve with a little political will. Here are some suggestions: • Rental incentive programming needs to be based on the difference between the sale price of condominiums and the sale price of rentals. The math needs to make sense and going half way won’t work. • Bonuses for building rentals cannot be for sale or bargained away. • Municipalities need to consider building code changes for rental buildings more carefully. • Taxes need to be fair. It cannot be significantly worse to build or own an apartment building from a tax point of view. • Incentive programs need to have hard goals tied to number of purpose-built rental buildings built, not just the number of units. We like the idea of 50% of new multi-unit building permits being purpose-built rental. • Finally, don’t make the rental business unattractive. At the end of the day, the health of the rental market depends on investors wanting to put capital into new buildings and units. When a government becomes heavy-handed with regulations, rent controls and other restrictions, people will simply invest elsewhere.

DON’T FORGET TO VOTE ON OCTOBER 20TH, 2018 And be sure to attend LandlordBC’s 2018 AGM on October 15th in Vancouver. Email for registration information.

* We wish to express our sincere appreciation to Byron Chard, Principal & CFO of Chard Development Ltd for his keynote presentation, and Karen Sawatzky, Chair of the Renters Advisory Committee for her leading the collaboration with LandlordBC on behalf of the RAC. Definition: Purpose-Built Rental (PBR) housing is designed and built expressly as long-term rental accommodation. It is different from other types of rentals, such as condominiums or secondary suites, which may be available in the rental pool one year and not the next. Purpose-Built Rental housing is the most secure form of rental housing available.

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RENTT: CARBON PRICING AND GOVERNMENT INVOLVEMENT In this month’s issue, we asked our esteemed RENTT (Rental Executives National Think Tank) panelists to share their experiences with government legislation and initiatives that affect the rental housing industry. We focused on the carbon pricing system, and discussed what members of the rental housing industry would like the government to do to help their industry. We also asked questions specific to our panelists’ regions (B.C., Ontario and New Brunswick). RENTT panelists: Paul Sander, director, Hollyburn Properties, Willy Scholten, CFO, Colpitts Developments, Adam Krehm, president and treasurer, O’Shanter Development Company Ltd, Brent Merrill, president and CEO, MetCap Living RHB: Welcome, everyone, to RHB Magazine’s RENTT panel. Thank you for taking the time to participate and share your insights and experience. We are sure that our readers will learn a lot from your responses. Today we’d like to begin with a discussion of the federal carbon pricing policy. To begin, how will the federal carbon pricing plan affect your business in your area? Paul Sander: It is an additional tax that negatively impacts our business. Carbon tax reduces the amount we can spend on repair and maintenance, which stifles those programs. This tax will detrimentally affect the owner who wants to update their boilers and spend money to improve their building’s efficiency. It will do the opposite of what it is intended to do. Willy Scholten: We really have not heard much about the carbon tax application in New Brunswick. I believe as of right now New Brunswick has not signed on to do a carbon tax but it is up for discussion and likely will be an election issue for the election this September. My thoughts are businesses in New Brunswick are feeling overwhelmed with the taxes currently in place and having another tax added on would not be supported by us. If this is put into place and we need to plan for additional taxes, this will impact cash flow and reduce the amount of work we can do in our properties. Adam Krehm: The carbon tax will make natural gas more costly. This additional cost under current rent control legislation cannot be passed on to our tenants by way of increased rents. Brent Merrill: This carbon tax business adds about $70 a unit to the average gas bill. In a 100-unit apartment it’s about $7000, or maybe 20 per cent cost increase. We can’t pass it on to our customers. Imagine the cost to administer this system. Is the purpose of imposing a carbon tax not to get the consumer to adjust their usage habits? If

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the tenant does not pay this increase, what habits will change? While the cost of consumption is not passed on to the tenant, the cost of replacing aging heating equipment could be, at least in Ontario, with an above guideline increase for the cost of replacing a boiler. So the tenant might pay some cost here… at least on the capital side. RHB: How does the federal carbon policy affect your decision making on capex projects? Willy Scholten: Building costs are already rising with the tariff uncertainty right now and to add another element that will increase costs would mean less projects and major repairs for us. Paul Sander: It won’t affect my decision making. If you take the average apartment building with 20 to 30 suites, where you might spend about $200,000 to upgrade the boiler room, the carbon tax will cost an extra $150 per suite per year. Therefore, there is no financial motivation to make the upgrade. Carbon tax robs rental owners of desperately needed funds to improve the efficiency of their buildings. There is no way to recover environmental upgrade projects or carbon tax in a rent-controlled environment. Why would the government think that carbon tax would motivate the landlord to upgrade their old buildings? It’s laughable. Adam Krehm: Our firm has for many years used a rough rule of thumb that an investment in a capital expenditure should have a simple payback of not more than three or three and a half years to be a worthwhile investment. The advent of cap and trade may cause our firm to consider long simple payback periods. Brent Merrill: We might change aging boilers or controllers quicker. That’s about it. RHB: What do you want your federal government to do to help you and other rental housing providers? Willy Scholten: Many of our tenants are seniors on fixed incomes. The federal government could help more with energy efficiency grants for new and to be renovated projects, which would give them lower costs for their homes. The Bank of Canada could also stop increasing interest rates. They seem to believe that the economy is doing so well

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THE KEY RENTT: Carbon Pricing and Government Involvement (Cont’d) that rates can be increased. We have two more years of un-certainty with President Trump. Being overly optimistic on the economy could add a lot of problems for rental housing construction while we are already dealing with increased costs from the tariff issues.

to reduce bureaucracy and red tape to build accommodations, especially apartments.

Paul Sander: The government should put together a committee of market rental housing providers — not social housing providers or independent living providers. Pair people who build, manage or maintain market rental housing with a government facilitator, along with energy and other repair and maintenance consultants, so that they can work together to find real ways to reduce energy usage in rental properties. Apply the money collected from the carbon tax to fund the committee and their proposals, such as implementing a smart thermostat program, doing energy benchmarking, and servicing and cleaning boilers and digital submetering, especially for heat. Then they can share the data collected and determine best practices with other landlords, so everyone benefits.

RHB: Paul, how is the carbon tax system either better or worse than cap and trade for rental housing providers in B.C.?

Brent Merrill: Provide further tax incentives for investing in our aging rental stock. Come up with a nationwide social security system that provides rent supplements rather than programs geared to income. This would incentivize people to work part- or full-time, as they could apply some of their wages. Force the provinces to equalize condo and apartment realty taxes faster to lessen the incentive to build condos and increase it to build apartments. Also, force provinces

Paul Sander: While there are many things that we would like to see happen, such as the elimination of rent controls, we must be realistic. Our hope is that there are no major changes made to the Residential Tenancies Act that make things worse. For example, leave the Annual Allowable Increase at the Consumer Price Index, or CPI, plus two per cent. We would also like to keep rent controls tied to the tenant, not the unit, so that the landlord can negotiate a new tenancy upon

Adam Krehm: Federal legislation, as I understand it, has very little impact on how we conduct our day-to-day business.

Paul Sander: The carbon tax system and cap and trade, as currently implemented, are essentially the same, as far as rental properties go. You need more than 5,000 suites on a single gas meter to meet the cap and trade consumption standard. Hospitals, large factories and similar large facilities can participate in cap and trade. Everyone else is just paying a straight carbon tax. RHB: A number of organizations in B.C. made suggestions collected by the Rental Housing Task Force. What changes would you like to see put into force, or not put into force, and why?



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tenant turnover based on the market rate and the actual cost to deliver safe, secure rental housing.

RHB: Willy, what do rental property owners want to see with respect to property tax reform in the province?

RHB: Adam and Brent, with the new government scrapping cap and trade, as well as energy efficient incentives, how will this affect current and future capex projects?

Willy Scholten: The property tax rate in New Brunswick is 194 per cent higher than the rest of Atlantic Canada and 254 per cent higher than the rest of Canada. The reason for this is that New Brunswick has a dual tax system, where non-owner occupied properties get charged both a municipal tax and a provincial tax. Owner-occupied properties are only charged the municipal rate. Housing, whether owned or rented, should not be taxed differently. We want New Brunswick to eliminate their portion of the property tax, which will make us more comparable to other provinces.

Adam Krehm: This situation will increase the incentive to reduce fuel consumption in our apartment buildings. Brent Merrill: In my opinion, there won’t be much impact, as no one understands it yet. RHB: What do you want the new provincial government to do to help you and other rental housing providers? Adam Krehm: Rescind the legislation that forbids the conversion of bulk metered electrically heated buildings to “tenant pay“ individually metered apartment suites. It is a well-documented fact that when tenants pay their own electrical bills the consumption is reduced 30 per cent or more. We would also like the government to phase out rent controls. Brent Merrill: Ontario could increase building by a ton and reduce the pressure on tight rental markets by scrapping rent control. It would create a little pain for long-term gain and a more balanced rental market. They could also provide incentives or fast track apartment builds — both new builds and infill.

RHB: What do you want your provincial government to do to help you and other rental housing providers? Willy Scholten: The property tax rates are the main issue. We want them to fix this. Many of our tenants are seniors on fixed incomes. The province could help more with energy efficiency grants for new and to be renovated projects, which would give them lower costs for their homes. RHB: Thank you all for your insight and experience. Article originally published in RHB magazine, July/August 2018 edition

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THE KEY RENTT: Carbon Pricing and Government Involvement (Cont’d)

A CLOSER LOOK AT CARBON PRICING The purpose of a carbon pricing system is to help reduce greenhouse gas (GHG) emissions that contribute to climate change. It does so by charging companies that emit GHGs for their emissions. Its goal is to help change consumer behaviour by increasing the cost of products and services that are more GHG-intensive (and making things that are less GHG-intensive less expensive). There are two types of carbon pricing systems that will be used in Canada. Direct pricing systems apply a fixed price on emissions, such as a tax or levy on fossil fuels based on the amount of GHG content in each fuel. The quantity of emission reductions is not certain. Cap and trade systems set a limit on the quantity of emissions allowed within a sector over a period of time. The market determines the price of a unit of emissions, as the availability of emission allowance credits will change over time. Canada is developing its own carbon pricing policy under the Greenhouse Gas Pollution Pricing Act. The legislation would require provinces and territories to either apply their own carbon pricing system by January 1, 2019, or adopt the federally administered carbon pricing system (the backstop). The backstop starts at $20 per tonne in 2019 and increases to $50 per tonne in 2022. The federal government will impose the backstop on any

province or territory that does not adopt a carbon pricing system, or if their pricing system fails to meet federal standards, by the given date. This is to ensure that the whole country meets the minimum carbon pricing commitments, while also encouraging emission reductions. How the federal government uses its backstop revenues will help to determine the success of implementing a Canada-wide carbon pricing plan. According to the pending federal legislation, the government must return any money collected through the federal backstop to the collecting province or territory. Any provincial or territorial government that requested the backstop instead of setting up their own carbon pricing policy will receive those revenues to spend as they see fit. If a province or territory does not comply with the carbon policy, the federal government can decide where to spend that money. This could involve sending refund cheques directly to taxpayers, investing in federal priorities within that province or territory, or providing grants to municipalities. Saskatchewan and Ontario are currently non-compliant, and both provinces could lose out on a lot of funding (or the option to spend the funding where they see fit). Revenue from applying the backstop in Saskatchewan could surpass $500 million in 2019. Last year, Ontario collected $2.4 billion from permit auctions, and the federal backstop could produce the same amount next year with the new provincial government abandoning its cap and trade program.

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RENTAL TAX IMPLICATIONS By Maggie Puhacz, partner at Smythe LLP If you own a condominium unit in B.C. that is currently vacant or being rented on a short-term basis, or if short-term rentals are contemplated, there are certain tax and non-tax implications to consider. This article provides a brief list of items to discuss with your tax advisor. INCOME TA X CONSIDER ATIONS Business Income vs. Property Income Generally, rental income earned from the rental of real property may be considered property income or business income. Income from property generally includes rent; however, the specific facts must be considered in the determination of such income as property or business. Such considerations can include, inter alia, the offering of services in addition to basic services (i.e., parking and heat) such as meals, cleaning services and washroom supplies. The classification of rental income as business income or property income is important as it will result in certain income tax implications, such as: • Capital Cost Allowance (depreciation). Where rental income is classified as property income, depreciation cannot be claimed in excess of net rental income. Such limitation does not exist where rental income is treated as business income. • Income Attribution. Generally, where property transferred by a taxpayer to the taxpayer’s spouse, common-law partner or child under 18 results in property income (or loss), the income may be attributed back to the taxpayer. These rules typically do not apply to attribute business income back to the taxpayer even in situations where the business operates with property acquired from the taxpayer.

may be deferred subject to certain requirements and tax elections being made. These rules are complex and should be considered each time a change in use of real property is contemplated.

GOODS AND SERVICES TA X (GST) Requirement to Charge GST Generally, short-term rentals (i.e., rentals of a period less than one month) are subject to GST unless you have taxable supplies below $30,000 in the previous four quarters, meet the requirement of being a “small supplier”, and are not currently registered for GST. Therefore, where you earn more than $30,000 in taxable supplies (i.e., revenue from short-term rentals), you are required to register for, collect, and remit GST. Please note that a GST registrant may claim input tax credits (ITCs) in respect of GST paid on reasonable related expenses. Sales of Units The sale of a unit is generally exempt from GST if it is considered a “residential complex”. The following may indicate the unit is not a residential complex: • If the seller is a builder • If the seller claimed an ITC on the acquisition of the unit or on any improvements • If there was a substantial renovation made to the unit

• Non-resident Taxpayers. Generally, when a non-resident taxpayer earns property income from the rental of Canadian real property, income tax withholdings on the gross rental income is required, subject to certain elections being made. Where such income is considered business income, the non-resident will be subject to Canadian federal and provincial income tax.

• If the unit is a hotel, boarding house, lodging house or other similar premise. Whether the unit is considered a hotel or similar premise will depend on if the building is primarily (more than 50 per cent) used by the owner or the owner’s family as a residence, and if all or substantially all (90 per cent or more) of the rental periods are for less than 60 days.

If you own the unit through a corporation, the corporate tax rate will depend on whether the income is considered property or business.

If your unit is not considered a residential complex, it may not be exempt from GST.


Change in Use

Generally, when there is a change in the use of a property, to or from an income-earning purpose, you are deemed to have disposed of the property at its fair market value and to have reacquired the property for the same amount. A gain in respect of a change in use to incomeearning, or a gain in respect of a change in use from income-earning,

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A conversion of a unit to or from a residential complex may result in the requirement for a taxpayer to self-assess GST on the fair market value. CRA has not updated many of its policies for the current changes to the rental market industry and therefore determining the GST implication can be challenging.

PST and Municipal and Regional District Tax (MRDT)

Vancouver Business License

Generally, PST and MRDT applies to short-term accommodations provided in B.C., unless specifically exempted. Accommodation provided for a continuous period of more than one month is generally exempt from PST and MRDT, subject to certain requirements.

Effective September 1, 2018, eligible short-term rental operators must have a business license and must include the business license number on all rental listings. The City of Vancouver has indicated that short-term rentals may only be operated from a principal residence and therefore any other short-term rentals are simply not allowed. Further, non-compliance may result in substantial fines. As the specific rules regarding the business license requirement are new, we caution that consideration to these rules should be given where short-term rentals are contemplated.

OTHER CONSIDER ATIONS City of Vancouver Vacancy Tax Units that are considered vacant face an additional property tax of 1 per cent of the assessed value of the unit. Vacant property includes units that are unoccupied for more than 180 days during the vacancy reference period. Unoccupied property includes units that are not the principal residence of the occupier or are not occupied by a tenant or subtenant for a term of at least 30 consecutive days. Accordingly, subject to certain exceptions, your units may be considered vacant and subject to the 1 per cent tax. BC Speculation Tax Residential units that are considered unoccupied for six months within a calendar year face a speculation tax. A thorough analysis should be made once legislation is released, which is expected to occur this fall.

Maggie Puhacz is a partner in the Real Estate and Construction Group at Smythe LLP. Smythe LLP is a proud member of LandlordBC, and is one of the leaders in accounting and tax advisory services in the real estate and construction industries in B.C. Our experience with real estate owners, investors and construction companies allows us to tailor our services to our client’s specific needs. For further information, contact us at 604.687.1231 or visit our website at The information provided is a general overview and should not be construed as tax advice, especially given the constant changes occurring in the area of short-term rentals. We recommend seeking professional advice from your tax advisor in respect of your specific situation.

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MAKING GOOD LANDLORDS GREAT By Monika Sosnowska, Marketing and Communications Specialist, LandlordBC

In January 2017 LandlordBC launched the Landlord Registry, a new innovative e-learning program for landlords in British Columbia. Since its official launch, the registry has achieved many milestones, most notably it won a national award from the Canadian Federation of Apartment Associations and secured a grant from the Real Estate Foundation of BC that makes it accessible to an increased number of landlords in B.C. by providing the e-learning program in two additional languages — Mandarin and Punjabi. The Key sat down with LandlordBC CEO, David Hutniak, to learn more about the Landlord Registry and what’s in store for the future. The Key: David, can you tell us more about the Landlord Registry? How does it work and how do landlords benefit from completing it? DH: The Landlord Registry is a comprehensive e-learning program specifically designed for landlords who wish to learn the basics of the Residential Tenancy Act and become familiar with the rights and responsibilities of both tenants and landlords in British Columbia. The program is the only resource of its kind available to rental housing providers in the province.In fact, it’s the only program of its kind available in North America, and it works to enhance the knowledge base, credibility and professionalism of the rental market in British Columbia, particularly within the secondary and investment markets such as condos, homes, basement suites, and laneway houses. Landlords can complete the program in as little as an hour and achieve the I Rent it Right sticker to show potential renters that they understand and follow the Residential Tenancy Act. The best part is that landlords can complete it on their own time and in more than one seating, so a landlord can take an hour here or 20 minutes there to pass the course when time allows. As long as it is completed within 30 days of signing up, it allows landlords the flexibility to learn on their time.

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Ultimately, the Landlord Registry is meant to prevent landlords from exposing themselves to significant and unnecessary risks due to lack of knowledge; it aims to mitigate potential or existing problems since many of these can be avoided if landlords understand the Residential Tenancy Act regulations and guidelines. The Key: Why did you decide to translate it into Mandarin and Punjabi? DH: Since the launch of the English-version of the program, we have heard from our members, various organizations, multicultural groups and individuals asking for the translation of the initiative into other languages. We did further research to ensure the registry was a needed resource and what we found was that more than 44 per cent of Metro Vancouver residents have a mother tongue other than English or French and that in B.C., more than 198,000 residents speak Punjabi and over 186,000 speak Mandarin. Along with the feedback we gathered from our members, our own analytics and various B.C. communities, we realized that we should translate it into Punjabi and Mandarin. We certainly want to engage wider communities and we want to hear back from our members and stakeholders on what other languages are recommended for the initiative to be inclusive and engaging. We know that translating it into Mandarin and Punjabi will provide a significant number or British Columbians the opportunity to educate themselves on the Residential Tenancy Act in the language they feel most comfortable with and will remove potential language barriers. We understand that many landlords discover there is a lot to know and it is not easy to obtain that knowledge on their own, especially when English isn’t their first language. The translated Landlord Registry increases the pool of landlords who understand the tenancy legislation and are empowered to conduct their rental business in a

professional way. We expect that the program will positively impact many communities. The Key: Are there similar resources available to landlords? DH: The Residential Tenancy Branch provides a two-page What Every Landlord and Tenant Needs to Know information sheet in various languages, including Punjabi and Mandarin. However, this document is very basic and limited in information and does not offer a comprehensive overview of the Residential Tenancy Act. For landlords who wish to have a more thorough understanding of the tenancy law, the only option is the Landlord Registry. The Key: How does the Landlord Registry benefit landlords? DH: To start, the e-learning platform combines education and certification in one simple platform that 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 method of gaining this comprehensive knowledge without having to read the full Residential Tenancy Act document. The course also emphasizes flexibility — landlords can work at their own pace and follow their own schedule since the course can be completed in more than one sitting. It is important to add that landlords who complete the registry will be provided with a three-year access to the platform and can revisit

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THE KEY Making Good Landlords Great (Cont’d) during that time to search for answers about the Residential Tenancy Act. Having this access can mitigate landlord-tenant disputes and significantly reduce landlord’s legal cost associated with such disputes. The program also provides information of how to properly screen potential tenants to ensure a landlord selects the tenants that is the best fit for their property. LandlordBC’s Trilingual Landlord Registry will further provide landlords with educational resources that simplify the RTA legislation and encourage further investment in the residential rental housing industry. It also provides a benefit to tenants looking for professional and knowledgeable landlords. The Key: You mentioned that it also benefits tenants? Can you provide more information about the benefits to tenants? DH: We took numerous steps to ensure a lasting impact of this initiative because our province is struggling with vacancy rates below one per cent and a considerably small number of available rental units. Upon successful completion of the online course and the knowledge quiz, landlords receive the “I Rent It Right!” certificate and are added to the Landlord Registry database, where renters can find landlords who are committed to providing safe, secure, professional rental housing. The primary aim of the initiative is to provide landlords with a fundamental education on the laws that govern residential tenancies in B.C., and to provide tenants with a

means of finding responsible landlords who have taken the “I Rent It Right” e-learning course. Renters can now access a searchable database when considering a prospective landlord’s rental unit. This is the first legitimate due diligence tool renters have ever had especially in this very challenging rental market. As a renter, it is critical to know whether your prospectiveor current landlord has credibility and knowledge. If they are in the Landlord Registry™ the tenantcan have that confidence! The Key: What are your hopes for the registry? DH: LandlordBC understands that landlords need more education. The online educational program is available to all landlords in British Columbia and it will provide an on-going learning and resource platform to help answer questions about the Residential Tenancy Act and mitigate landlord-tenant disputes, and we hope to increase the number of available rental units to help solve the housing crisis our communities are now experiencing. The tri-lingual Landlord Registry will help to achieve our goal. We also hope for a positive uptake of the translated registry and when that happens, we are ready for the next step of more translations and sharing the registry with a wider landlord audience. Our goal is for all landlords in British Columbia to learn more about being a great landlord.

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NEW SUBSIDIES FOR RENTAL HOUSING PROVIDERS By John Dickie, President, CFAA For-profit rental providers can apply to two new programs to obtain financial assistance for new rental construction or for repairs and retrofits in the 10 year National Housing Strategy (NHS). The Canadian Federation of Apartment Associations (CFAA) achieved commitments for government spending of: $5.7 billion for major repairs or retrofits and $7.4billion for new rental construction.

the rents that they can charge. However, numerous leading rental providers and LandlordBC advocate for government support for new rental construction for the “missing middle” in communities which need it, such as Toronto and Vancouver, and so does CFAA.

Both pools of money are open to for-profit rental housing providers, as well as community housing (i.e. social housing). Both are administered through the new National Housing Co-Investment Fund, under CMHC.

Governments have trouble justifying subsidies for pure market oriented construction. The New Construction Stream strikes a compromise by allowing up to 70 per cent of units to be rented at market rents for new rental product, while insisting on some affordable units to justify the support.



The New Construction Stream is making available $5.19 billion in low-interest loans and $2.26 billion in capital contributions over 10 years.To be eligible, the federal investment in a project needs to be at least $1 million.

The Repair and Renewal Stream is making available $3.46 billion in loans and $2.26 billion in capital contributions over 10 years.The Repair and Renewal Stream has requirements similar to the New Construction Stream, but the minimum federal contribution is set at $250,000. In effect, in exchange for enabling community supports and integration, rental providers are being given opportunity for rent lift on up to 70 per cent of their units.

The loans will be interest-only, for a 10-year term, renewable for a further 10 years with an interest rate reset. The amortization can be for up to 50 years. To qualify, properties must have a least five units, be primarily residential, and meet minimum requirements for partnerships, affordability and accessibility. At a minimum, new construction needs to achieve a 25 per cent decrease in energy consumption and greenhouse gas emissions relative to the most recent national building and energy codes. CFAA understands that most new projects are built to meet that minimum anyway. For a minimum of 20 years, applicants must keep rents for a minimum of 30 per cent of units below 80 per cent of the Median Market Rental rate. That means 70 per cent of the units are not subject to a limit on their rents, other than any provincial rent control regime that applies. A project must include a provincial or municipal funding contribution, which can presumably be for providing energy savings or accessibility. To choose among possible projects, and determine the depth of assistance (and how much is a capital contribution as opposed to a loan), CMHC will use a scoring grid that takes into account:

Conclusion Under both streams of the National Housing Co-Investment Fund, the federal government is challenging the private sector to create inclusive communities.

EXPANSION OF CFAA MEMBERSHIP SERVICES As well as lobbying CMHC to improve their housing subsidy programs, and other government relations work, CFAA is moving forward with a number of initiatives to add value to what we do for Canada’s rental housing providers and industry suppliers. Over the next four to six months, we expect to make the following improvements in member services : • A revamped website. • Improved branding. • Expanded access to education and training.

• Greater depth, breadth or length of affordability commitments.

• A renewed CFAA Awards program.

• Exceeding the minimum requirements for energy efficiency or accessibility.

• An enhanced Suppliers Council program.

• Partnerships with other governments beyond funding contributions. • Proximity to community services, stores and work opportunities. • Presence of integrated supports and service for tenants on site. • Targeting priority populations. Some rental owners are opposed to incentives for new rental construction, believing that it competes with their units, and limits

• Discounts for various items. • One or more new international partnerships. To implement those and other changes, CFAA wants and needs your input. To provide your input, or find out how to participate in our membership services review, please email Jeremy Newman, CFAA director of external relations, at

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NO PETS CLAUSES AND HUMAN RIGHTS By Laura Track, Human Rights Lawyer and Director of Education, BC Human Rights Clinic

As you know from reading my last two articles in The Key, landlords have a duty to accommodate tenants with disabilities. This may include providing accessibility measures like ramps, parking stalls, and automatic door openers, or allowing people who use marijuana for medical purposes to consume or even grow cannabis (safely) in their homes. Landlords play an important role in protecting human rights by providing discrimination-free housing and fulfilling their legal duty to accommodate. Accommodating tenants with a disability-related need for a service or support animal is part of providing discriminationfree housing and complying with the B.C. Human Rights Code. Some jurisdictions, notably the United States and France, have taken steps to recognize having a companion animal as a basic civil right. However, Canadian law does not presently recognize the right to have a pet as a human right. While no-pet clauses are specifically banned in Ontario, landlords in B.C. are within their rights under the Residential Tenancy Act to prohibit pets in their rental units. However, the B.C. Human Rights Code provides an important caveat. A person with a disability who relies on an animal in connection with their disability has a right to have their needs accommodated. No-pet clauses may be discriminatory in these circumstances. Some organizations argue that preventing people from having pets is discriminatory in any circumstance. In particular, they note the special importance pets have for many seniors, people transitioning

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from homelessness into housing, and people with mental health challenges. They also note that allowing pets can be a good business decision for landlords, as people with pets tend to stay in their units much longer than people without pets, reducing turnover rates and related costs. These arguments have not been tested by the Human Rights Tribunal. However, the Tribunal has stated in numerous cases that refusing to rent to someone because they have a service or support dog, evicting them, or requiring them to get rid of the animal may be discrimination and a violation of the code. Does it matter that the dog is not registered as a certified guide dog or service dog? For human rights purposes, no, it does not. Guide dogs (to assist people who are visually impaired) and service dogs (to assist people with other disabilities) can be certified under B.C.’s Guide Dog and Service Dog Act. Strata bylaws and rental terms prohibiting or restricting pets do not apply to B.C. certified guide and service dogs. However, therapy and emotional support dogs are not eligible for certification. But as one Tribunal member stated in a recent case, “that is not the end of the matter. If [the complainant] has a disability and is suffering from an adverse impact related to his disability because of the [rule restricting pets], then he may be entitled to reasonable accommodation.�1 1

BH obo CH v. Creekside Estates Strata, 2016 BCHRT 100 at para 88.

In another case, the Tribunal stated in even stronger terms: The parties made much of whether Max was a certified assistance dog. I do not find this question relevant to the circumstances of this case. Ms. Devine is Deaf. I have found, based on the medical evidence, that a dog was of assistance to her because of her deafness, for instance in alerting her to someone knocking at her door, or peering in her window or the ringing of her phone, in addition to indicating when she dropped things. In these circumstances, the respondents were required to reasonably accommodate Ms. Devine’s disability, that is, to allow her to have a dog even though the [strata] had a bylaw prohibiting dogs unless to do so would create undue hardship.2 In sum, the fact that the animal is not certified is not relevant to whether a landlord (or strata) has a duty to accommodate. The duty arises whenever a tenant has a disability and depriving the tenant of their support animal would have a negative impact on them. As always, a landlord’s duty to accommodate is not without limit. Landlords have a duty to accommodate tenants with disabilities to the point of undue hardship. If there is a bona fide and reasonable justification for a landlord’s inability or unwillingness to accommodate the tenant’s animal, then it is not discrimination. The Tribunal has held that it would be an undue hardship to require a landlord to accommodate a tenant’s service dog where there was a good chance it and the landlord’s own dog would interact and get 2

Devine v david burr Ltd. (No. 2), 2010 BCHRT 37 at paras 107-8.

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The duty arises whenever a tenant has a disability and depriving the tenant of their support animal would have a negative impact on them.

into a fight. A landlord was also found not to have discriminated when the landlord evicted a tenant whose service dog barked, lunged, and frightened other tenants on multiple occasions. Landlords may also be within their rights to restrict the number and size of dogs a tenant may own. But unsupported claims that allowing a service dog will encourage others to move in with pets and falsely call them service animals won’t get you very far — and could result in a costly human rights complaint. In every situation, the duty to accommodate requires landlords to consider and respond to the individual circumstances before them. While there is no one-size-fits-all approach that will work in every case, listening to your tenant’s needs and working with them to create an accommodation plan is always best practice.

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RENTAL UNIT MAINTENANCE By Lisa Henderson, Member Services Representative, LandlordBC Inspect your properties for winter preparedness The leaves are falling which means winter is just around the corner. This is a great time to inspect your properties and touch base with your tenants regarding snow removal and winter maintenance. Below are some suggestions for winterizing your rental unit 1. Prune hedges, shrubs, and trees. Snow and ice can weigh down trees and shrubs with large surface areas and the added weight and wind can cause them to snap. Check the perimeter of the rental property for any plants that may benefit from a good trim. This practice also gives plants a better start in the spring, keeping them healthier and looking their best. 2. Clear rain gutters. It’s important that you don’t skip this fall task; it could have a big impact on the rental property in the winter. Clear out leaves, sticks and other debris so the gutters can easily drain water from the roof. Clogged gutters can cause damage to your roof and potentially cause flooding in your building. 3. Inspect the roof. It’s much easier to repair or replace shingles in the non-winter months and that ensures your rental property

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roof will be strong enough to withstand even the biggest winter blizzard. 4. Winterize yard sprinklers. If the rental property has a sprinkler system, you can empty them of any standing water to ensure they don’t freeze and potentially burst. Whether you do this yourself or hire a service, it’s a small task that could have a big impact if not missed. It is also advisable to drain any exterior faucets. 5. Seal sidewalk and driveway cracks. During the winter months, water that accumulates in these cracks will freeze and expand potentially turning a small crack into a pothole. What was once a small crack in the fall can turn into an eyesore or a safety hazard by spring. Use a concrete sealer manufactured for just this purpose to stop the process.

6. Take care of the A/C unit. If your rental property has an A/C system, fall is a wonderful time to safeguard it for the winter. Clean out any debris and cover it up, especially if you live in an area of heavy snow or ice. 7. Arrange for snow removal services now. Determine who is responsible for snow removal; is it you or your tenant. You may need to consult your rental agreement to ensure all parties are on the same page. If you are responsible for snow removal but intend to hire a snow removal service, we recommend starting this conversation early as once the snow begins it can be difficult to find a reliable service that is not already booked to April. 8. Inspect doors and windows. Locate areas around doors and windows where heat is most likely to escape, such as loose caulking, torn weather stripping and gaps where doors and windows meet frames. In older homes with large single frame windows you may consider offering your tenants window insulation film to add another layer of protection against the cold. 9. Wrap pipes before winter. Look for un-insulated pipes and wrap them with foam sleeves to ensure they won’t freeze when temperatures drop. Frozen pipes can easily burst, causing significant water damage. By getting a jump on it, you can prevent this kind of catastrophe. 10. Inspect the heating system. Turn the heater on to ensure that everything is in working order and if needed get a service

person out before it’s the middle of winter and the delays become too significant. 11. Arrange for a furnace tune-up. Many professional services offer winterizing tune ups for furnaces, and it’s always a good idea for a professional to perform maintenance on the furnace than it is to wait for it to break. 12. Check alarms. Smoke detectors and carbon monoxide detectors are a critical part of keeping tenants safe, and it’s your duty to ensure that they are all in proper working order. Carbon monoxide detectors are particularly important in winter, as people tend to keep windows closed. 13. Clean air ducts. At reasonable intervals it is a smart idea to get the ductwork of the rental property vacuumed. Debris can build up, restricting the flow of air and putting strain on heating and cooling systems and reducing their efficiency. 14. Inspect the chimney. If your rental property has a fireplace and chimney, make sure it is taken care of before tenants use the fireplace for the first time. Arrange for a professional to inspect and clean the chimney, clear it for debris and check to make sure no other repairs are needed. A faulty chimney can become a health hazard as well as a safety and fire hazard. These suggestions may seem daunting, but with a little time spent now you could save thousands later by averting a catastrophe mid-winter.




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FALL 2018 | 23


SUBMETERING STRATEGY By Peter Mills, Co-CEO, Wyse Meter Solutions Inc. A green and fiscally responsible solution for Canadian property owners Due to rapidly increasing utility costs, submetering is becoming the go-to strategy for relief from rising operating costs and low cap acquisitions in a rent controlled Canadian market. It also plays a crucial role in reducing a building’s environmental impact — a factor that is becoming more important to property owners as our country continues to put more focus on green initiatives and environmental conservation. With residents paying for their own consumption, they have lower fixed costs and more control over their cost of living, and the owner is only responsible for common area costs that can be controlled through efficient design and conservation practices. The process of moving from bulk billing to individual billing is quite simple. For the majority of installations, which are uncomplicated, a submetering company will usually install the meters often at no cost to the owner. The submetering company will recover the cost of the installation through a monthly customer charge, which is typically the same or lower than the LDC would charge. The residents will not see this customer charge: it will only be one element of a line called “Delivery Charge” as required by provincial rules — the same practice that the LDC’s must follow. People are inevitably more conservative with their consumption when they are paying for it meter by meter. Major Canadian cities such as Toronto, Ottawa and Vancouver have been exploring the positive impacts of installing submetering systems for some time now, and the results speak for themselves. A recent case study conducted by Wyse Meter Solutions monitored a sample of five buildings containing 1,124 suites for their electricity consumption in submetered versus non-submetered units. The results were astounding, showing an average 52 per cent in-suite reduction in consumption for bill-paying residents vs. non-bill payers. The average bill paying units’ electricity consumption was 158.99 kWh, while non-bill paying residents showed an average consumption of 303.1 kWh. That’s 83,000 grams of GHG emissions reduced by each bill payer. Evidently, submetering truly changes behaviour, allowing residents to monitor and control their ecological footprint and live a greener lifestyle. As a landlord or property owner, having your building submetered is equally as environmentally responsible, as the overall building’s consumption is significantly reduced when tenants are accountable for their own usage. Once five of Wyse Meter Solutions’ buildings were fully turned over to submeters, they showed an average $600,000 savings in operating costs per building. The other benefits? Most landlords don’t change their rents once they submeter. Therefore, the entire utility cost per unit goes straight to their bottom line in savings. In a typical suite, that’s $50 per month

24 | FALL 2018

in cost savings. However, in the case of electricity, rates in some provinces are forecast to rise by 10 per cent annually for years to come. So by 2020, $50 per month will become $90 per month. If cap rates are at 6 per cent, that is $18,000 in additional value created per unit by 2020 through submetering. In terms of the hardware, when it comes to any utility metering project it’s always advisable to work with a provider who can tailor a project to your specific building requirements. Beyond reading the usage in a specific area, (eg. a unit) newer technology called “High Density Digital Submeters” incorporate additional capabilities, such as automated meter reading, interval metering (enabling Time of Use (TOU) electricity pricing) hourly, daily and monthly online consumption reporting, and remote outage tracking and programming updates. In newer and high-end buildings, property owners are often looking for a sleek, non-invasive solution, and these compact smart meters are designed to be wireless, seamless and hidden from plain sight, with no physical imprint. Basically, you can still submeter, increasing your building’s energy efficiency, reducing your costs and your building’s overall carbon footprint, while maintaining a modern, clean aesthetic with optimal efficiency and functionality. For more information, contact

15 DAYS FROM WHEN? By Hunter Boucher, Director of Operations, LandlordBC

The liability of dealing with deposits Improperly handling security deposits can present a significant liability for landlords. With the penalty for even a simple mistake being double the deposit, it is vital to have firm understanding of the processes that surround returning, retaining, and documenting deposits. In this article we will cover a few of the most common issues landlords face when dealing with deposits. Most issues for landlords concerning deposits happen at the end of the tenancy after the condition inspection has been completed. Determining when and how to make deductions from a deposit can be a confusing endeavour. As the landlord, you have 15 days from the end of the tenancy or the date you received the forwarding address to deal with the deposit. The first point of confusion lies in determining when you start counting down 12/9/11 the 15 days. If at AM the end of 1the tenancy the tenant AD card:q7 9:52 Page

has provided their forwarding address you must act within 15 days. If, however, the tenant has not provided their forwarding address you do not start counting down the 15 days. The tenant has one year to provide their forwarding address, if they fail to do so they have waived their right to their deposit. Your first option is to return the deposit in full; this does not mean it has to be in the tenant’s hands within 15 days — just that you have sent the deposit. We do not recommend returning the deposit in cash, instead use a method that allows you to prove you have in fact returned it such as cheque or email money transfer. If you choose to return the deposit using email money transfer, the tenant is still obligated to provide a forwarding address. The next two options are used when you need to retain all or part of a deposit. Ideally you will calculate the required deductions and come to an agreement on the amount with your tenant. If an agreement can be reached it must be in writing with the tenant’s signature. Both the LandlordBC Condition Inspection form and the standard Residential Tenancy Branch (RTB) form have a section titled Deposit Statement.

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THE KEY 15 Days from When? (Cont’d) In this section you record the deposits, interest, and deductions. This is also the form that the tenant can sign in agreement to any deductions. Alternatively, a letter that outlines the deductions and is signed by both landlord and tenant would suffice. If there is deposit left over, you must return remainder within the 15 days. Your last option for making deductions from a deposit is to apply at the Residential Tenancy Branch to retain all or part of the deposit. This is done through the Residential Tenancy Branches Dispute Resolutions process. While the application needs to be made within the 15 days, the hearing itself will be held several months from the application date. There is occasionally confusion as to how to deal with the deposit while you are waiting for your hearing. If you applied within the 15 days you simply retain the deposit until the hearing has occurred and an arbitrator has issued a decision. If your tenant owes you more than the deposit will cover, you can include this in your application as a monetary order.

It is important to note that all tenancies entered into after the Cannabis Control Date, must include terms that specifically prohibit the use and growing of cannabis and cannot rely on the retroactive prohibition. LandlordBC members using our most recent agreement will already have these vital clauses. Any agreement entered into after the Cannabis Control Date will be considered to allow smoking and growing cannabis unless there is a clause that specifically prohibits these actions.

...there will be a retroactive prohibition on the growing, cultivation and harvest of cannabis in all rental units...

CANNABIS REFRESHER In May of 2018 Bill 30 was presented in the B.C. legislature. A small section of this bill provided landlords and tenants a clear understanding of their rights and responsibilities regarding the growing and consumption of recreational cannabis. This change is, retroactive, to all tenancies entered into before the “Cannabis Control Date” (October 17th 2018), which is the date this legislation becomes law. Any agreement entered into after this date must include a prohibition that specifically mentions cannabis or is a broad prohibition, such as the LandlordBC tenancy agreement which bans the smoking and vaping of all combustible materials. The cultivation of cannabis in rentals units has been a major focus of LandlordBC’s advocacy efforts over the past year and we are happy to announce that due to these efforts there will be a retroactive prohibition on the growing, cultivation, and harvest of cannabis in all rental units across B.C. This ban on growing cannabis in rental units is a significant step to ensure landlords retain the right to determine how their property is used. The legislative change states that all tenancy agreements entered into before the Cannabis Control Date are considered to prohibit the growing, cultivation, and harvesting of cannabis in the rental units, regardless of whether the agreement has a clause that already includes this prohibition.

2019 RENT INCREASE The RTB released the 2019 allowable rent increase on September 7th and at 4.5 per cent the rent increase for 2019 is the highest we have seen in 14 years. This allowable increase applies to all existing tenancies and landlords that choose to raise their rent must follow a legislated process that includes using a government provided form. There are a few key points to understand when considering a rent increase, they include: • The increase must not take effect less than 12 months since the last increase or the date the rent was originally set. • The increase must not take effect less than three months from the date notice of increase is served. • The increase must be issued on an approved RTB form. • The increase must not be higher than the allowed rate for that year (4.5 per cent for 2019). The process for increasing rent applies to all existing and continuing tenancies, including both month-to-month and fixed terms. If a fixed term tenancy is ending and the tenant is staying either on another fixed length of time or as a month-to-month, the landlord must still follow the approved rent increase process.

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ELECTRICIANS Delbrook Electric Ltd. Will Kitt (604) 985-1193

COMMUNICATIONS/ ENTERTAINMENT Shaw Cablesystems G.P. Frank Franco (604) 336-8288 Telus Michelle Mydske (604) 230-2658 CONCRETE WORK Nuwest Contracting Ltd. Debra Gettling (604) 525-6145 CREDIT REPORTING AGENCY RentCheck Brenda Maxwell (800) 661-7312 Ext. 221 DECKS Duradek Canada Ltd. Kim Smallwood (604) 591-5594 DEMOLITION SERVICES 604-Trash-It Dave Abercrombie (604) 872-7448 DRAINAGE & SEWER Cambie Roofing Paul Skujins (604) 916-9090 DUCT CLEANING Air-Vac Services Canada Ltd. Brent Selby (604) 882-9290 ELECTRICAL CONTRACTORS Commercial Lighting Products Ltd. Don Paul (604) 540-4999

Evanson Electric Ltd. David Evanson (604) 657-7957 Lenius & Osborn Electric (1991) Ltd. Paul Titterton (250) 475-6051 HQ Electrical Solutions Slavico Golity (604) 621-1323 ELEVATOR City Elevator Ltd. Heiner Marnet (604) 299-4455 Metro Elevator Ltd. Preet Binning (604) 569-2977 ENERGY EFFICIENCY & CONSERVATION BC Hydro Conservation and Energy Management (604) 522-4713 FRESCo Building Efficiency Jordan Fisher (250) 590-9440 HQ Electrical Solutions Slavico Golity (604) 621-1323 Wyse Meter Solutions Inc. Jessica Lewis (416) 869-3003 Yardi Systems Inc. Sam Jaishankar (888) 955-7900 ENGINEERS FRESCo Building Efficiency Jordan Fisher (250) 590-9440

Enerpro Systems Corp. Steven Roka (604) 982-9155 JRS Engineering Ltd. Torsten Ball (604) 320-1999 Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 ESTATE & SUCCESSION PLANNING Monarch Financial/ Manulife Securities Inc. Richard Laurencelle (604) 681-2699 FINANCIAL PLANNING, Mortgage Financing CIBC - Wood Gundy Gilbert Lam (604) 603-2889 FIRE PROTECTION & MONITORING Stove Top FireStope Carter Shackelford (604) 897-1725 Vancouver Fire & Radius Security Elaine Giesbrecht (604) 232-3488 FLOORING AND CARPETING Mira Floors and Interiors Deverow Walters (604) 856-4799 FURNITURE, MATTRESSES, ELECTRONICS Midnorthern Appliance The Brick Commercial Sales Division Sherry Madden (604) 587-6658 HANDICAP SHOWER AND TUB SALES & INSTALLATION ORCA Health Care Suppliers Inc. Reynald Stringer (604) 733-2656 HEATING FUELS Columbia Fuels Dave Young (877) 500-4328

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.

FALL 2018 | 27

THE KEY ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND INSPECTIONS Canadian Tenant Inspection Services Ltd Jim Garnett (778) 846-9125

LIGHTING Commercial Lighting Products Ltd. Don Paul (604) 540-4999

INSURANCE AC&D Insurance Services Ltd. Scott Jamieson (604) 982-1039 BFL Canada Insurance Services Inc. Shirley Timmins (604) 669-9600

HQ Electrical Solutions Slavico Golity (604) 621-1323

Capri CMW R. Folkins (604) 294-3301 Hamilton Insurance Services BC Ltd Judy Laban (604) 874-4476

MEDIA MediaEdge Communications Dan Gnocato (604) 549-4521 MORTGAGE FINANCING Citifund Capital Corporation Derek Townsend (604) 683-2518 First National Financial Corp Russ Syme (778) 327-5712

Megson Fitzpatrick Insurance Services Mike Nichol (250) 519-2300

MORTGAGE INSURANCE CMHC Robyn Adamache (604) 731-5733

INTERCOM REPAIRS & INSTALLATION, SECURITY & INTERCOM SYSTEMS Vandelta Communication Systems Ltd. Hugh Rae (604) 732-8686

ONLINE PAYMENT SERVICE Yardi Systems Inc. Sam Jaishankar (888) 955-7900

INTERNET LISTING SERVICES Yardi Systems Inc. Sam Jaishankar (888) 955-7900 INVESTMENT & RETIREMENT PLANNING Monarch Financial/ Manulife Securities Inc. Richard Laurencelle (604) 681-2699 LANDSCAPING - LAWN & GARDEN MAINTENANCE BUR-HAN Garden & Lawncare Robert Hannah (604) 983-2687 Busybee Gardening David Hills (604) 618-7233 LEGAL SERVICES Haddock & Company C Grant Haddock (604) 983-6670

28 | FALL 2018

PAINT SALES Cloverdale Paint Inc Dave Picariello (604) 551-8083 Dulux Paints Robert Zelisko (604) 358-4024 PAINTING SERVICE Prostar Painting & Restorations Ltd. Jonathan Moorhouse (604) 876-3305 Remdal Painting & Restoration Inc. Dan Schmidt (604) 882-5155 PEST CONTROL Assured Enviromental Solutions Brett Johnston (604) 463-0007 Poulins Pest Control Scott Hagon (604) 433-2500

Solutions Pest Control Ltd. Jason Page (855) 858-9776 PIPE LINING/ RE-PIPING Allied Plumbing, Heating & Air Conditioning Lance Clarke (604) 731-1000 CuraFlo of BC Ltd. Randy Christie (604) 298-7278 Victoria Drain Services Dave Lloyd (250) 818-1609 PLUMBING - SUPPLIER & MANUFACTURER Moen Inc. Darren McMullen (604) 679-8914 PLUMBING/HEATING/ BOILERS Allied Plumbing, Heating & Air Conditioning Lance Clarke (604) 731-1000 Ashton Service Group Brian Williams (604) 275-0455 BMS Plumbing & Mechanical Systems Ltd Tamara Merchan (604) 253-9330 Cambridge Plumbing Systems Ltd. John Jurinak (604) 872-2561 Entity Mechanical Ltd. Derek Duex (604) 726-0987 Montalbano Plumbing Services LTD. Giovanni Montalbano (604) 444-0222 Viessmann Manufacturing Co. Inc. Randy Stuart (604) 533-9445 Xpert Mechanical & JK Lillie Ltd. Kerry West (604) 294-4540

PRINTING Citywide Printing Ltd. Gordon Li (604) 254-7187 PROPERTY MANAGEMENT Advent Real Estate Services Ltd. Michelle Farina (604) 782-6478 Aedis Realty Azi Hosseini (778) 881-4414 Ascent Real Estate Susan Colosie (604) 431-1800 Associa British Columbia Inc. Katie Khoo (604) 501-4417 Austeville Properties Ltd. Andrew Abramowich (604) 216-5500 Bayside Property Services Ltd. Lynda Creamer (604) 432-7774 Beacon Hill Suites Ltd. Tess Imhoff (250) 590-1775 Bill Henderson Robert Kollen (604) 789-9600 Bolld Real Estate Management Leo Chrenko (604) 671-0293 Brightside Community Homes Foundation Jan Robinson CAPREIT Cody Neal (604) 210-7257

Coldwell Banker MacPherson Real Estate Ltd. Rob MacPherson (778) 882-0211 Copper Ridge Court Genny Sturhahn (604) 430-5624 Custom Realty Ltd. Jolene Foreman (604) 916-6345 Dexter PM Kevin Skipworth (604) 689-8226 Dorset Realty Group Canada Ltd. Ron Schuss 604-270-1711 ext. 111 DPM Rental Management Ltd. Jane Dennison (604) 982-7059 EasyRent Real Estate Services Ltd. Sean Rafati (604) 662-3279 FirstService Residential Judith Harris (604) 689-6975 Green Door Property Management Ben Green (250) 688-0362 GWL Realty Advisors Tarek Shoukry (604) 713-3162 Holywell Properties Adam Major (604) 885-3460 Homelife Peninsula Property Management Doug Holmes (604) 536-0220

Century 21 In Town Realty Klaus Rode (604) 760-5856

Hope Street Management Corp. Shamon Kureshi (403) 462-6200

Century Group Lands Corporation Tina Thygesen 604.948.3832

Hugh & McKinnon Realty Ltd. Bruce Robinson (604) 541-5244

Cherry Creek Property Services Ltd. Laurie Weitzel (250) 427-7411

Hume Investments Ltd. Sally MacIntosh (604) 980-9304 Lantern Properties Ltd. Jeffrey Hayes (604) 220-5333

ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND LI-CAR Management Group Lita Powell (250) 785-2662 Macdonald Commercial R.E.S. Ltd. T. Letvinchuk (604) 736-5611 www.macdonaldcommercial. com Maclab Properties Group Ltd. Carola Espinoza (604) 939-0221 Macro Properties Imran Jivraj (416) 789-0858 Mainstreet Equity Corp. Hanna Archutowska (604) 582-0131 Maple Leaf Property Management Apartments Dali Janic (604) 925-8215 Maxsave Real Estate Services Linda Stacey (250) 562-6228 Metro Vancouver Housing Corporation Stacey Hammond (604) 451-6504 Murray Hill Developments Ltd. Barry Wiedman (780) 488-0288 Oakwood Property Management Carol Dobell (250) 704-4391 Pacific Quorum Properties Inc. Lyn Stoll (604) 634-3039 Porte Realty Ltd. Daniel Bar-Dayan (604) 732-7651 Prospero International Realty Inc. Jeff Nightingale (604) 669-7733 Raamco International Properties Canadian Ltd. Kimm Zbierski (201) 567-5991 RE/MAX Management Solutions Mark Shillington (250) 717-5010

Re/Max Sea to Sky Real Estate Ltd. Shankar Raina (604) 932-2300

Valley Realty Jennifer Lal (604) 755-4055

Real Property Management Kap Hiroti (604) 678-4696

Vancouver Rental Group Seva Roberts (604) 537-4399

Realstar Managemen John Phipps (604) 970-2444

Vertica Angela Thomaidis (416) 552-6144

Cambridge Plumbing Systems Ltd. John Jurinak (604) 872-2561

SUPPLIES - HARDWARE Rona Inc. Brad LeGrow (604) 314-1366

Manna Plumbing Ltd. Chris Kobilke (604) 710-3908

TAX PLANNING D&H Group LLP, CPA’s Michael Louie (604) 731-5881

Wesgroup Properties Sarah Liu (604) 648-1866

RESTORATION Phoenix Restorations Ltd. John Wallis (604) 945-5371

Rize Alliance Properties Ltd. Katherine Lui (604) 630-1636

REAL ESTATE SALES Cushman and Wakefield Phil Joubert (604) 608-5955

Prostar Painting & Restorations Ltd. Jonathan Moorhouse (604) 876-3305

Roboson Holdings Lt Sarah Hill (604) 657-0069

CBRE Limited Lance Coulson (604) 662-5141

Rowan Property Management Ltd. Arthur Allan (250) 748-9090

HQ Real Estate Services Inc. David Goodman (604) 714-4790

Royal LePage Cascade Realty Anthony Boos (250) 719-5454

Jones Lang LaSalle Real Estate Services Inc. (JLL) Ray Townsend (604) 998-6001

REMAX Professional Rental Management Richard Van (604) 273-6801

S.A.H. Properties Ltd. Leslie Pomeroy (604) 926-6947 Salesforce Marketing Limited Marianne Miller (778) 878-7304 Sunstar Realty Ltd. David Mak (604) 436-1335 Sutton Group - West Coast Realty Cindy Hamel (604) 807-1105 Sutton Max Realty Property Management Wallis Lee (604) 726-5988 SwiftRent Team Reza Khatami (604) 239-0911 TPM Properties Debbie Hunt (250) 383-7663 Turner Meakin Management Company Ltd. Stella Boiser (604) 736-7020 Unique Real Estate Accommodations Inc. Nina Ferentinos (604) 984-7368

Macdonald Commercial R.E.S. Ltd. Dan Schulz (778) 999-5758 Marcus & Millichap Maulen Kalau (604) 675-5240 Multifamily Real Estate Services Corporation Seth Baker (778) 235-9293 NAI Commercial Brandon Harding (604) 349-1571 RENOVATION & REPAIRS Remont Construction Ltd. Robert Szpakowski (604) 837-8813 RENTAL MARKET INFORMATION Cushman and Wakefield Phil Joubert (604) 608-5955 RE-PIPING Brighter Mechanical Mike Pearson (604) 279-0901

Remdal Painting & Restoration Inc. Dan Schmidt (604) 882-5155 ServiceMaster Restore of Vancouver Sean Kennedy (604) 435-1220 Superior Flood & Fire Restoration Blaine Booth (604) 601-8206 ROOFING Bond Roofing Daniel Fajfar (604) 375-2100 Cambie Roofing Contractors Ltd. Paul Skujins (604) 916-9090 Penfolds Roofing & Solar Jonathan Manca (604) 254-4663 ROOFING MEMBRANES Penfolds Roofing & Solar Jonathan Manca (604) 254-4663 SOFTWARE - PROPERTY MANAGEMENT Pendo Rental Software Inc. Josh Heppner (604) 306-5947 landlordbc Yardi Systems Inc. Sam Jaishankar (888) 955-7900

UTILITIES/ NATURAL GAS Absolute Energy Inc. / Bluestream Energy Kirby Morrow (778) 340-1580 FortisBC Energy Inc. Chris Alionis (604) 592-7985 UTILITY SUB-METERING QMC James Easton (604) 526-5155 WASTE/ RECYCLING Trash It Junk Removal Ltd. (DBA 604-Trash-It) Dave Abercrombie (604) 872-7448 WASTE/ RECYCLING Waste Connections of Canada Inc. (Formerly Progressive Waste Solutions) Rob Barr (604) 834-7578 www. Waste Management Inc. Tej Kullar (604) 520-7934 XeroWaste Solutions Michael Solkshinitz (604) 669-8031 WINDOW - REPLACEMENT/ INSTALLATION/RENOVATION A1 Windows Ltd. Rob Elliott (604) 777-8000 Retro Teck Window Mfg. Ltd Wilfred Prevot (604) 291-6751 WINDOW & DOOR MANUFACTURING Centra Windows Lana Gordin (604) 882-5010

FALL 2018 | 29


CREDIT REPORTING AGENCY RentCheck Brenda Maxwell (800) 661-7312 Ext. 221

BFL Canada Insurance Services Inc. Shirley Timmins (604) 669-9600

PIPE LINING/ RE-PIPING Victoria Drain Services Dave Lloyd (250) 818-1609

APPLIANCE - RENTALS Coinamatic Canada Inc. Jack Ursaki (604) 813-7805

ELECTRICAL SERVICE Rushworth Electrical Services Inc. Dustin Rushworth (250) 361-1231

Capri CMW R. Folkins (604) 294-3301

POWER WASHING Island Carpet & Upholstrey Cleaning Inc. Ron Gould (250) 590-5060

APPLIANCE - SALES Rona Inc. Brad LeGrow (604) 314-1366 APPLIANCE - SALES & SERVICE Coinamatic Canada Inc. Jack Ursaki (604) 813-7805 APPLIANCE - SALES & SERVICE Trail Appliances Jamie Dosanjh (604) 992-7124 APPLIANCE - SALES & SERVICE WestCoast Appliance Gallery Byron Loucks (250) 888-3799 BIOHAZARD REMEDIATION 1st Trauma Scene Clean Up Ltd. Brian Woronuik (604) 598-8887 CLEANING - CARPET & UPHOLSTERY Island Carpet & Upholstery Inc. Ron Gould (250) 590-5060 CLEANING - JANITORIAL SERVICES Select Janitorial Inc. Sherry Gruber (250) 360-0666 COMMUNICATIONS/ ENTERTAINMENT Shaw Cablesystems G.P. Frank Franco (604) 336-8288 COMMUNICATIONS/ ENTERTAINMENT Telus Michelle Mydske (604) 230-2658

30 | FALL 2018

ELEVATOR thyssenkrupp Elevator (Canada) Limited Bob Marr (250) 474-1150 ENERGY EFFICIENCY & CONSERVATION BC Hydro Conservation and Energy Management (604) 522-4713 FRESCo Building Efficiency Jordan Fisher (250) 590-9440 Yardi Systems Inc. Sam Jaishankar (888) 955-7900 ENGINEERS FRESCo Building Efficiency Jordan Fisher (250) 590-9440 Read Jones Christoffersen Ltd Jason Guldin (250) 213-2520 FIRE PROTECTION & MONITORING Stove Top FireStop Carter Shackelford (604) 897-1725 HEATING FUELS Columbia Fuels Dave Young (877) 500-4328 INSPECTIONS Canadian Tenant Inspection Services Ltd Jim Garnett (778) 846-9125 INSURANCE AC&D Insurance Services Ltd. Scott Jamieson (604) 982-1039

Hamilton Insurance Services BC Ltd Judy Laban (604) 874-4476 Megson Fitzpatrick Insurance Services Mike Nichol (250) 519-2300 INTERNET LISTING SERVICES Yardi Systems Inc. Sam Jaishankar (888) 955-7900 LEGAL SERVICES Haddock & Company C Grant Haddock (604) 983-6670 LIGHTING Lenius & Osborn Electric Ltd. Paul Titterton (250) 475-6051 MEDIA MediaEdge Communications Dan Gnocato (604) 549-4521 MORTGAGE FINANCING First National Financial Corp Russ Syme (778) 327-5712 MORTGAGE INSURANCE CMHC Robyn Adamache (604) 731-5733 ONLINE PAYMENT SERVICE Yardi Systems Inc. Sam Jaishankar (888) 955-7900 PAINT SALES Dulux Paints Robert Zelisko (604) 358-4024 PAINT, PAINTING, RESTORATION SERVICES Empress Painting Ltd Chris Jefferies (250) 383-5224

PROPERTY MANAGEMENT Advanced Property Management Inc. Lorri Fugle (250) 338-2472

Proline Management Ltd. Kelly Whitney (250) 475-6440 Raamco International Properties Canadian Ltd. Kimm Zbierski (201) 567-5991 TPM Properties Debbie Hunt (250) 383-7663 Widsten Property Management Lindsay Widsten (250) 753-8200

Brown Bros. Agencies Limited Blane Fowler (250) 385-8771

SOFTWARE - PROPERTY MANAGEMENT Pendo Rental Software Inc. Josh Heppner (604) 306-5947

Complete Residential Property Management Dennie Linkert (250) 370-7093

Yardi Systems Inc. Sam Jaishankar (888) 955-7900

Concise Strata Management Services Inc. Beth Kauwell (250) 754-4001

SUPPLIES - HARDWARE Rona Inc. Brad LeGrow (604) 314-1366

Cornerstone Properties Ltd. Jason Middleton (250) 475-2005 Countrywide Village Realty Ltd. Tracey Forest (250) 749-6660 David Burr Ltd. Cindy Lam (250) 384-9335 Devon Properties Ltd. David Craig (250) 595-7000 Duttons & Co. Real Estate David Logan (250) 389-1011 Equitex Property Management Cynthia Blank (250) 386-6071 Kahl Realty Inc. Jason Kahl (250) 391-8484 Meicor Realty Management Services Inc. Laurie Sims (250) 338-9979 Pemberton Holmes Property Management Claire Flewelling-Wyatt (250) 478-9141

UTILITIES/ NATURAL GAS Absolute Energy Inc. / Bluestream Energy Kirby Morrow (778) 340-1580 FortisBC Energy Inc. Chris Alionis (604) 592-7985 WASTE/ RECYCLING Waste Connections of Canada Inc. (Formerly Progressive Waste Solutions) Rob Barr (604) 834-7578 WASTE/ RECYCLING Waste Management Inc. Tej Kullar (604) 520-7934

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Avesta Apartments 1629 St. Georges Avenue, North Vancouver

Triumph Apartments 2115 Triumph Street, Vancouver

Cedar Crest Manor 1569 West 12th Avenue, Vancouver

Totally rebuilt — 22 large luxury suites

18-suite apartment building. $341,666 per unit.

10-suite South Granville apartment building

5-storey apartment building in Central Lonsdale

Grandview-Woodland neighbourhood

Large suites — 6-1br; 4-2br



$6,650,000 SOLD


The Georgian 1554 George Street, White Rock

Mount Tolmie Ridge Apartments 1900 Mayfair Drive, Victoria

Tudor Manor 121 West 21st Avenue, North Vancouver

Highrise development site. 17-suite strata-titled

107-suite rental apartment building, +/- 6-acre site

29 suites in Central Lonsdale

apartment building ~155’ × 117’ (18,135 SF)

Undivided 50% freehold interest

Mid-rise rental development site, up to 2.6 FSR



ASKING $10,500,000







Bonnie Brae Apartments 1955 Western Drive, Port Coquitlam

Metrotown Development Site 6675 & 6691 Dow Street, Burnaby

Landsdowne House 1537 Burnaby Street, Vancouver

65 suites on a 1.5-acre site

High density site — up to 6.3 FSR. 2 lots totalling

24-suite West End apartment building close to

Large suites — 8-bach; 33-1br; 24-2br

35,580 SF in Metrotown Downtown OCP

English Bay featuring 24 suites (including penthouse)

ASKING 13,500,000


SOLD $8,750,000

David Goodman Direct 604 714 4778

Mark Goodman* Direct 604 714 4790

Cynthia Jagger* Direct 604 912 9018

*Personal Real Estate Corporation

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