A Landlord’s Insight
PM 40063056
SUMMER 2020
COVID-19: BEST PRACTICES
Making A Difference
Let’s Get Physical
We are excited to share with you our Mid Year BC Multifamily Newsletter which provides up-to-date insights about the shifting market. Please reach out to learn more about current market conditions or for a copy of the Mid Year Newsletter.
Under Contract
Sold
Sold
1601-1617 Queensway, PG
155 Oriole Road, Kamloops
669 Martin Street, Penticton
Sold
8767 French Street, Vancouver
COMING SOON North Island
Kelowna
71 units centrally located in Port Hardy
30 unit building located just outside Downtown
East Vancouver Concrete building with 13 stratified units
Kitimat Large scale investment of 199 units
For all current opportunities please contact us or visit www.jllmultifamilybc.com Patrick McEvay* Senior Vice President
James Blair* Senior Vice President
+1 604 789 0720 patrick.mcevay@am.jll.com
+1 604 790 7089 james.blair@am.jll.com
*Personal Real Estate Corporation © 2020 Jones Lang LaSalle Americas, Inc. All rights reserved. All information contained herein is from sources deemed reliable; however, no representation or warranty is made to the accuracy.
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
Bianka Cseko Member Services Representative
Board of Directors Chair Jason Middleton Vice-Chair Claire Flewelling-Wyatt, Treasurer Richard McCarvill Directors Andrew Békés, Nicolas Denux, Michael Drouillard, Jason Fawcett, Claire Immega, Richard Laurencelle, Paul Sander, Kim Schuss, Irene Tiampo, Derek Townsend
CONTENTS 4
CEO’s Message
8
A Landlord’s Insight
12
Making a Difference During a Pandemic
16
Let’s Get Physical
18
Plug and Charge Solutions
20
COVID-19: Best Practices
25
Hunter’s Hints
27
Associate Members/ Corporate Suppliers Mainland
30
Associate Members/ Corporate Suppliers Vancouver Island
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 Erin Breier
Disclaimer: This publication is designed to provide informative material of interest to readers; the opinions of the authors of the articles do not, however, necessarily represent the opinions of the board of directors. The magazine is distributed on the understanding that it does not constitute legal, accounting or other professional advice. Although the published information is intended to be helpful, neither we nor any other party will assume liability for loss or damage as a result of reliance on this material. Appropriate legal, accounting or other assistance should be sought from a competent professional. Articles cannot be re-printed or reproduced in any form without the sole permission of LandlordBC.
SUMMER 2020 | 3
THE KEY 2. Encourage the Canada Mortgage and Housing Corporation (CMHC) to reverse its change to underwriting policies to restrict re-financing under CMHC’s Multi-Unit Mortgage Loan Insurance Program. The new rule, now in force, prevents equity take-out using the guarantee provided by CMHC Mortgage Loan Insurance. While new construction is exempt, these new measures will restrict investment in existing purpose-built rental buildings for the purposes of enhancing the health, safety and resiliency of our aging stock and discourage energy efficiency investment at a time B.C. seeks to advance its CleanBC vision.
CEO’S MESSAGE David Hutniak, CEO, LandlordBC The following is an edited version of LandlordBC’s June 16, 2020 submission to the Select Standing Committee on Finance and Government Services Budget 2021 Consultation. Everyone is impacted by the coronavirus pandemic. That means economic recovery requires coordinated action by all levels of government and the private sector. Even as LandlordBC recognizes the strain that government revenues are under, continuing programs are needed to support individuals, families, and businesses to weather this storm. A robust supply of rental housing is critical to overall community health and well-being, and is an important contributor to dynamic local economies. The residential rental housing sector is an important part of economic recovery. LandlordBC and its 3,300 members, all owners and managers of rental housing, advocate for a stable rental housing market where families can be assured of safe, healthy, and sustainable homes. We ask that the B.C government focus attention on these issues: • Support rental property owners and tenants. • Address the high cost of insurance. • Address the high cost of property taxes for rental buildings. • Encourage secure purpose-built rental housing supply. • Take action on climate change.
Support Rental Propert y Owners and Tenants The pandemic has created hardships for many British Columbians, on top of housing affordability challenges that have been present here for many years. The following recommendations will help address immediate concerns and support future home buying decisions. 1. Support the Union of BC Municipalities’ recommendation to expand the Property Tax Deferral Program to all residential taxpayers. We believe this should also include purpose-built rental housing and residential development lands. Doing so will help property owners manage their expenses, including builders seeking to make more housing options available to British Columbians.
4 | SUMMER 2020
Address the High Cost of Insurance Provide mandatory risk management training and best practices for owners and managers of rental housing through the Ministry of Municipal Affairs and Housing in partnership with LandlordBC. Allow more liberal rent increases for existing tenancies to better cover maintenance and cost inflation (e.g. taxes, utilities, insurance).
Address the High Cost of Propert y Ta xes for Rental Properties Our sector operates in a heavily legislated environment including limitations on the rent we can charge tenants which is subject to a maximum allowable annual increase equivalent to CPI (for 2020 that increase is 2.6. Property taxes are an expense that the building owner has absolutely no control over with significant impact on the operation and continued investment in the maintenance and improvement of existing rental stock. Reconsider BC Assessments application of “highest and best use” for the assessment of purpose-built rental buildings. Again, allow more liberal rent increases for existing tenancies to better cover cost inflation (e.g. taxes, utilities, insurance) and maintenance.
Encourage Housing Supply 1. Exempt properties in the development process from the additional school tax. The additional school tax increases the tax burden for owners of high-valued residential properties including vacant lands in B.C. aggregated for the purposes of building new purpose-built rental housing. Taxing vacant lands held for rental development increases the cost of development, rather than encouraging rental housing supply. Renters are ultimately harmed with more costly rents. 2. Strongly encourage local governments to fast-track development applications. Some local governments are already taking steps to speed up approval of development applications, recognizing the need to match housing supply with pent-up demand. To achieve this objective, LandlordBC recommends local governments consider adopting the many measures described in the Development Approvals Review Process Final Report From A Province-Wide Stakeholder Consultation dated September 2019.
Take Action on Climate Change Commit to a long-term, widespread investment in financial incentives to help rental property owners voluntarily retrofit existing buildings to improve energy efficiency and reduce greenhouse gas emissions. Acknowledge and address two critical realities of CleanBC’s planned Alterations Code for resilient and energy efficient buildings.
LandlordBC is committed to working with the government to help rental property owners voluntarily retrofit existing buildings to improve energy efficiency and reduce green house gas emissions and we ask that appropriate incentives be put in place and that they continue indefinitely. This puts professionals to work and helps the government meet its climate change goals.
the rapidly escalating non-controllable operating expenses (most of which are government imposed), and the continued risk of vacancy control (rent control tied to the unit); and 2. The need to encourage or incent expenditures that increase the economic useful life of existing buildings versus imposing expenditures or regulations that will either shorten or end the economic useful life of existing buildings. The reality is that the Alterations Code for resilient and energy efficient buildings, when applied to existing rental buildings, is a strategy that could create significant financial hardship for the rental housing industry. It is our sector’s perception that this initiative appears to convey the message that the B.C. government would rather have these older Purpose-Built Rental (PBR) buildings knocked down and replaced with new, more energy efficient, and resilient buildings. It is LandlordBC’s view that more extensive consultation with our sector is necessary with an objective to address the financial realities of our sector.
We do, however, have serious concerns about the government’s plans through its CleanBC initiative wherein a program is being launched that specifically targets existing purpose-built rental buildings called the Alterations Code for resilient and energy efficient buildings. While we support the broad objectives of this initiative, at this juncture the absence of a firm strategy and defined incentive programs is cause for significant consternation for our sector. It is LandlordBC’s view that if the B.C. government is truly serious about the retention of the existing purpose-built rental stock and promoting affordability of rental housing, and if they’ve been attentive to the concerns raised by our industry over the past three years, there should be many red flags right now in regard to this initiative. With this proposed code upgrade for existing rental buildings, there are two critical realities that must be both acknowledged and understood by the province:
Economic Impact of the Rental Housing Sector in B.C. The rental housing industry provides housing for more than 30 per cent of all B.C. households and contributes in excess of $10.4 billion in economic activity (GDP) in the province. Our sector is significant to B.C.’s economy but, more importantly, we provide safe and secure long-term rental housing for B.C. families.
1. The negative financial trajectory that the existing rental housing stock is experiencing due to the September 2018 revisions to the maximum annual rent increase formula (from 2%+CPI to CPI only);
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LANCE COULSON
PERSONAL REAL ESTATE CORPORATION
Executive Vice President National Apartment Group - BC
604 662 5141
lance.coulson@cbre.com
GREG AMBROSE
KEVIN MURRAY
604 662 5178
604 662 5171
Senior Sales Associate National Apartment Group - BC greg.ambrose@cbre.com
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HOW CAN WE BE OF ASSISTANCE? Contact us for a no obligation valuation of your Apartment Property!
SUMMER 2020 | 5
Sold
1405 Paul St, Kelowna High-Rise Development Site $7,600,000
Sold
2629 4th Ave. W, Vancouver 10-Units $4,200,000
Sold
Hilltop Manor, Vernon 60-Units $9,150,000
Sold
Price Reduced
627 Lilac Ave. Kamloops 48-Unit Townhouse Complex $7,000,000
250 Victoria Rd, Nanaimo 32-Units $7,524,000 $6,950,000
116 Prideaux St, Nanaimo 27-Units $6,500,000 $5,950,000
Under contract
Under contract
For Sale
220 & 240 Turner St, Hope 26-Units Contact for Sale Price
1325 10th Ave. W, Vancouver 10-Units $5,000,000
767, 755, 743 W 27th Ave, Vancouver Land Assembly Contact for Price
For Sale
For Sale
Price Reduced
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Your Property Here Gardenia Villa 250-Units, Strata-Titled $110,000,000
31 Robarts St, Nanaimo 6-Units $1,150,000
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Chris Winckers
C: 778.999.5758 D: 604.714.5528
C: 778.828.9763 D: 604.714.4751
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C: 778.998.8194 D: 604.714.4756
C: 778.319.9941 D: 604.714.4777
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Vice President
Associate
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Our Mission is to Deliver Exceptional Service and to Connect People. To Relentlessly Negotiate the Expectations of Our Clients. And to Look Back on Good Deals. www.bcapartmentinsider.com
THE KEY
A Landlord’s Insight By Jason R. Middleton, CPRPM President, Cornerstone Properties. Ltd. Early this year, like many others around the world, we at Cornerstone Properties watched closely the news about COVID-19 and its progress through Asia and Europe. With the March 11, 2020 World Health Organization (WHO) pandemic declaration things began ramping up quickly. We acknowledge that there are many industries and individuals that have been devastated by this pandemic while our company has been extremely fortunate to be able operate for our clients and staff through all phases of this pandemic. Our experiences have been challenging, even frustrating at times, but our staff and management have remained safe and therefore have been able to rely on each other during this time. Contingency plans for cross training and coverage were developed but so far, they have stayed just that — contingency plans. As many other businesses learned, an early challenge we faced was identifying key areas of our business model that could be done at home vs. what had to be done on site. It really made us review our policies and procedures in a way that has never been mandated before. We had to re-train our brains and get creative to solve problems that we could never have anticipated.
• Tenancy Disputes • Residential Tribunal Hearings • Human Rights • Privacy • Building Maintenance and Protection
STRATA PROPERTY LAW CONSTRUCTION LAW NON-PROFIT HOUSING LAW
Call one of our Tenancy Lawyers or email us at info@haddock-co.ca Grant Haddock • Ola Karpik • Kimberly Hui Ripan Hans • Tara Cox • Chloe Sauder
NOR TH VA NCO U V ER / V IC TO R IA
8 | SUMMER 2020
It was a challenge for our staff at the beginning as they have had to adapt to a whole new working situation. Gaining that trust, that many of these procedures and policies have been put in place to protect staff, has not always been easy. With new working situations, it can be difficult to anticipate problems or distractions so they have had to come up with creative solutions all on their own. As many have learned, some things are easier from home while some are harder. Our team had to work together in new ways and rely on each other to facilitate efficient workflow. A key focus with our team being separated was creating a sense of community that can be missing when we do not see each other in person. We wanted our staff to know that they are part of something bigger than themselves and that we understand that everyone is likely going through the same thing. There was some initial reluctance from some of our team to work from home, but we found that they quickly embraced this new and necessary model and we were impressed with their productivity. Though to us as a business it is great seeing our team productive, we also knew that we needed to implement a routine to ensure a healthy home/work balance. We needed to ensure that staff were not spending to much time working at home just because, knowing when to stop your day and take time for yourself and family is important for your own well being and is vital in maintaining productivity.
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Truthfully, the beginning was extremely chaotic and stressful, coordinating staff at home and technology all the while ensuring we could support our customer service goals. However, with patience and endurance, we have built a system that we feel supports our business and our clients wherever our staff may be.
This pandemic presented difficulties that we had not prepared for and we couldn’t help but be reactionary. We dealt with pandemic related issues as they came up in the best way we could. However, as time went on, an acclimation process took over. Issues became easier to predict and we have been able to adopt a more proactive stance where planning for the next step or the next phase can be achieved. We learned from our experience, and welcomed feedback from our clients along the way. Keeping our lines of communication open has been essential for both our staff and clients. I think everyone’s patience and understanding levels are high right now and a team motto has been “Our clients with us and us with our clients”. We worked to ensure our interactions were coming from a place of cooperation. That is really the only way to foster positive relationships.
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THE KEY A Landlord’s Insight (Cont’d)
Part of cooperation is being flexible and understanding that every person can react to these unprecedented situations completely differently. Using the policies and procedures outlined by public health authorities as our foundation, we have been able to survive and in some areas flourish during these uncertain times. We learned that the core and heart of our company is not in a place, but in its people and their willingness and ability to provide excellent customer service to our clients.
The use of technology is not new to our company and is a key part of our mandate. We are always looking for ways to make everyone’s lives easier. As it turned out this is especially true during a pandemic. We have further embraced and in many cases enhanced our use of a diverse host of technology solutions during this time, including: • Electronic signatures on documents, • Getting our client and tenant portals up and running, • Utilizing E-transfers for rent payment, • Electronic invoice approval, • Better understanding and use of our Surface Pro tablets, • Video conferencing meetings via Zoom or Teams, • Fully embracing a paperless business model. We are still learning how some of these initiatives will integrate into our systems for the long term, however they have proved to be beyond valuable in the short term. Our business landscape would have looked much different if we were not able to access these mediums. Through this entire situation, we have learned that things we thought were not possible are in fact possible with clients and staff. For example — working from home, signing documents, doing video conference meetings.
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Now that we are in Phase 3, we have sourced out Personal Protective Equipment or PPE for all staff that will be dealing with public interaction and implemented a thorough Safety Plan and Policy for all office staff, our maintenance technicians, and our caretakers. We continue to have no interruption of communication via phone and email with clients and tenants, and are therefore able to continue to provide excellent customer service, support, and information to our clients. We have received positive feedback that this has been very reassuring. We are all in this together and how we approach and deal with this situation will show our integrity, professionalism, and compassion for one another. Jason R. Middleton is CPRPM president, Cornerstone Properties. Ltd.
10 | SUMMER 2020
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THE KEY
Making a Difference During a Pandemic By Anthony Lanni, Executive Vice President, Residential, QuadReal Property Group LP
At this point of the year, while many of us in the multi-family rental industry would be preoccupied with upcoming property budget cycles, deployment of necessary capital spending and midyear performance reviews, we are instead actively managing the serious impacts of the COVID-19 pandemic. The challenge to our industry during a time like this is real, however we can draw on the significant experiences and great ideas of our people to sustain our businesses and continue to positively impact the communities we serve. Our heroes have been the front line community management teams who focus on the satisfaction and wellbeing of our resident base; our maintenance teams who work tirelessly to keep our buildings operating safely and efficiently; and our corporate office employees who manage the numerous programs and engagements with residents and other stakeholders. Our business has continued to look at ways to improve and grow, even with the unknowns of a pandemicimpacted future facing us. While none of us could have accurately predicted the way this pandemic would ultimately affect our business, we were quick to marshal all available resources to manage what we rightly assumed
12 | SUMMER 2020
would be a future of unknowns. We were early witnesses to pandemic preparations through our offices in Hong Kong and London, where the first waves of isolation and quarantine occurred. Our QuadReal team here in Canada started to meet on a regular basis to consider what our response would be, what protocols we would have to put in place and what logistic challenges would need to be overcome. Our team worked hard in these early days to overcome the fear and unknowns the virus presented, pulling together across disciplines and functional areas to assess the risk to our residents and assets while trying to educate ourselves on what we were truly up against. We distilled our pandemic preparation efforts into three main buckets: (a) resident safety, (b) resident engagement and (c) employee safety and continuity. The safety of our residents is always a primary driver in our business, so we were quick out of the gate with a mandate to modify access to common areas, increase the frequency of cleaning in our properties, arranged for emergency cleaning of any property where we were advised of a positive COVID-19 case, ensured appropriate physical distancing measures were in place and suspended discretionary
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THE KEY Making a Difference During a Pandemic (Cont’d) capital work inside our buildings. Simultaneously, our teams developed broad operating guidelines that detailed modifications of leasing protocols, work hours and maintenance request procedures which were envisioned to allow our properties to continue to function and provide effective coverage for our essential service workers on the front lines. Our technical services and capital management teams undertook reviews of critical building systems and ensured that arrangements with key service providers were enhanced due to uncertainty around labour availability. Together, these measures were designed to enhance the comfort of our residents and ensure that they would be able to continue to see their homes as a secure place to be. Simultaneous with the development of these initial operating/safety protocols, our teams created a plan to reach out to all residents in the portfolio in order to offer assistance, connect residents to resources and ensure that those who needed help during this unprecedented time would receive it. We created a robust process to streamline requests, engage directly with affected residents and held daily meetings to fine tune our process to ensure it remained effective and impactful. We also put into practice a plan to liaise regularly with other property owners, managers and industry associations in Canada (such as LandlordBC) to ensure that our collective efforts to build a compassionate response to the real hardship faced by our residents were effectively communicated to government. The third main facet of our early pandemic preparations, employee safety and continuity, was viewed as a critical link in our ability
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to continue to manage relationships with our residents, vendors and teammates. QuadReal has spent a great deal of time building a business that is truly agile thanks to a substantial investment in technology — this investment allowed QuadReal to institute a work-from-home policy for corporate employees in mid-March, and facilitated continued communication and work among our crossfunctional teams. Daily team meetings across the company to assess the impact of the virus on our business were held; more to share information than to decide on strategic directions. In the early days, as we were all glued to our televisions to watch the latest updates, we took comfort in the critical work connections we were able to maintain, albeit at a distance. With these connections enhanced, our teams focused on making tactical improvements to our business that would enhance our ability to manage effectively. Together, we focused on establishing regular connections across our organization, engaging in team calls, social events, group chats and other initiatives that also sought to continue to build our corporate culture during an uncertain time. Impressively, our team managed to make several improvements to its resident service offering during the pandemic, including the deployment of a mobile resident services app across the portfolio. This app, QuadReal Living, has enabled residents to receive service notices, updates to operational activities, building updates and ultimately facilitate better communication with our teams. Our group also enhanced our property management platform through deployment of virtual leasing tools, continued training and development and even managed to push through a major update to our property management software system in April. Our portfolio also saw a substantial addition during the pandemic. In mid-April, our group closed a major acquisition where we acquired 746 suites in three markets, together with welcoming 11 new QuadReal colleagues. An acquisition, which includes the transition from a previous manager for resident files, service contracts and banking arrangements, as well as the onboarding of new employees, was only made possible by the care and dedication of our operating, training, investments and finance teams. These sorts of activities would be major undertakings in the normal course of business, but to have pulled together and executed these initiatives in the middle of a pandemic, while operating remotely, has been truly gratifying. We have taken stock of what we have accomplished over the last four months, and what endures most is the fact that our team and industry has risen to the challenge the virus has presented. We’ve proven that our businesses can continue to be effective in the face of major disruption; that our residents value the compassionate engagement of our front-line teams; and that our colleagues will find ways to be creative and execute no matter the obstacles placed in front of them. Together, we are privileged to be able to provide housing for Canadians and know that while the road ahead remains uncertain, we can celebrate the fact that our work so far in 2020 has made a very real difference in the lives of our residents, colleagues and stakeholders.
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14 | SUMMER 2020
Anthony Lanni is executive vice president, residential at QuadReal Property Group, LP in Vancouver. He can be reached at anthony.lanni@ quadreal.com.
THE KEY
Let’s Get Physical By Lisa N. Mackie, Partner, Alexander Holburn Beaudin + Lang LLP A Landlord’s Guide to Re-opening a Recreational Facility Olympic Heights (fictional property) is a multi-unit residential rental building in Vancouver, British Columbia. Like many other rental buildings across the province, Olympic Heights closed its gym, social room, and swimming pool in March to prevent the risk of COVID-19 transmission in the building. Now that the province has entered Phase 3 of its Restart Plan, the landlord has received multiple requests from tenants to re-open its facilities. What obligations does a landlord have to re-open recreational facilities to tenants? Are there any risks to re-opening recreational facilities sooner rather than later? Where can a landlord go for guidance? When it comes to starting up a recreational facility, landlords must first sit down with a plan.
Sorry, We’re Closed As part of several emergency measures put into place in British Columbia in March, landlords were given special permission to restrict or otherwise shut down common areas, facilities and services that present a risk of COVID-19 transmission. This permission was initially given to landlords on March 30, 2020 under Ministerial Order No. M089 and was recently extended under the replacement Ministerial Order (Order No. M195) on June 24, 2020. Under this Order, it is still reasonable for a landlord to restrict a tenant or guest’s access to common areas of a residential property if the restriction is necessary to: • protect the health, safety or welfare of the landlord, the tenant, an occupant or a guest of the residential property due to the COVID-19 pandemic; • to comply with an order of a federal, British Columbia, regional or municipal government authority, including orders made by the Provincial Health Officer or under the Emergency Program Act; or • to follow the guidelines of the British Columbia Centre for Disease Control or the Public Health Agency of Canada. Whereas the ordinary course of restricting or terminating a recreational facility would require a landlord to deliver a mandatory 30 day notice to tenants along with a corresponding, proportionate rent reduction (see: sections 27, 30, Residential Tenancy Act), these COVID-19 related restrictions are exempt from such requirements. At the time of this article, Ministerial Order M195 is still in force. Yet with the arrival of Phase 3 of our provincial Restart Plan, not all tenants are in favour of continued recreational facility closures. Ultimately, the decision to re-open a recreational facility is the landlord’s decision to make, and one that requires careful consideration and planning.
Reading the Room Re-opening a recreational facility means reading the room. Each recreational facility will come with its own re-opening considerations
16 | SUMMER 2020
and challenges. When making a plan to re-open a recreational facility, landlords may wish to consider the following questions: • Does the facility enable recommended physical distancing (currently two metres)? • Will the facility require any physical modifications or supplies to comply with health and safety standards? • How will the facility’s use be monitored and regulated? • Will there be a limit on the number of patrons in the facility at any one time? • Will there be new or reduced hours of operation? • Is the facility subject to pre-scheduled bookings, or will it be available on a first-come, first-served basis? • How and how often will the facility be cleaned? • Will sanitizers or disinfectants be supplied to patrons in the recreational facility? • Will patrons be required or encouraged to wear masks? • Does the facility prohibit rental units with persons exhibiting COVID-19 symptoms or persons who have returned from recent travel? • Who will be permitted to use the facility (i.e. is the facility restricted to residents, or will residents’ guests be permitted)? • What sort of restrictions or rules will be implemented, if any? How will they be distributed? How will they be enforced? Fortunately, landlords needn’t look very far to find help answering these questions. Both the British Columbia Residential Tenancy Branch and the British Columbia Centre for Disease Control offer COVID-19 educational resources and publications to help guide the public through Phase 3 of the provincial Restart Plan, and help reduce the risk of COVID-19 transmission. These publications include personal hygiene recommendations, public area warnings, and recommended cleaning
procedures for public spaces. Before re-opening any recreational facility, it is advisable to consult with these resources and publications and check back frequently for updates. These publications can also be printed and distributed to residents and posted at the recreational room itself. Landlords should also consult with their local health authority for guidance.
If it Ain’t Broke… Remember that as long as the Ministerial Order remains in force, a landlord may keep recreational facilities closed for the purpose of preventing COVID-19 transmission. Deferred re-opening is especially encouraged in a rental building with a confirmed case of COVID-19, or when there is serious doubt as to whether or not the facility can be safely re-opened. Before re-opening a recreational facility, extra care should be taken to ensure that the facility is in a condition that complies with current health and safety standards (see: section 32, Residential Tenancy Act). Measures should also be in place to ensure that residents cooperate with their own individual hygiene and physical distancing efforts in the facility, and to maintain reasonable health, cleanliness and sanitary standards throughout the rental property (see: section 32, Residential Tenancy Act). Everyone must do their part to safeguard against COVID-19 transmission.
A Word of Warning At the end of the day, it is important for both landlords and tenants to keep informed about COVID-19. Seniors and persons with underlying medical conditions or compromised immunity are especially vulnerable to exposure. And while the risk of COVID-19 transmission may go without saying, it ought to be said. Given that COVID-19 is extremely contagious, there is an increased risk of COVID-19 exposure when using common facilities, shared spaces and communal equipment. Posting notices and disclaimers inside and outside of a recreational facility is one way to remind facility users of this risk. Landlords may also wish to request that patrons sign a useragreement acknowledging their need to comply with recreational facility rules and procedures, as well as acknowledging the risks they assume by using the communal space and/or equipment. Although physical distancing is the key to preventing COVID-19 transmission, it is important for landlords and tenants to get on the same page when it comes to their use of a recreational facility. Lisa N. Mackie is a partner and leader of the Strata Property Practice group at Alexander Holburn Beaudin + Lang LLP, a Vancouver-based, full service law firm. Her clients include strata and rental property owners, landlords, and property managers. Email: lmackie@ahbl.ca ; Telephone: (604) 484-1759.
Apartment Financing Specialists CMHC and Conventional The Best Pricing in the Market
Derek Townsend Principal 604‐683‐2518 dtownsend@citifund.com 700 – 1111 W. Hastings St. Vancouver, BC V6E 2J3
Visit our website at www.citifund.com to see some of our past projects.
SUMMER 2020 | 17
THE KEY
Plug and Charge Solutions By Peter Mills, Co-CEO, Wyse Meter Solutions Inc. Submetering for Electric Vehicle Charging in MURBs In Canada, the transportation sector is the second largest source of greenhouse gas (GHG) emissions, accounting for a quarter of total national emissions, according to the Government of Canada. That makes electric vehicles (EVs) essential to reducing our overall emissions; every kilometre driven in an EV is one kilometre closer to our carbon reduction targets. Canadians have already driven the popularity of EVs to new heights, with more than 100,000 plug-in EVs now on the road in Canada. Naturally, this rise in EV usage is accompanied by an increased demand for landlords to provide the right charging experience. The Canadian government has set ambitious federal targets for zero-emission vehicles reaching 100 per cent of light-duty vehicles by 2040. Increasingly, metro jurisdictions are setting strict guidelines for infrastructure to accommodate these vehicles. Leading the charge toward meeting our nation’s green emission goals, Vancouver already requires 100 per cent of residential parking spaces for new developments, excluding visitor spaces, must be designed with an energized electrical outlet capable of providing Level 2 EV charging or higher to the parking space. Other major Canadian cities like Toronto are on their way as well, requiring new developments to outfit 20 per cent of parking spaces with EV supply equipment while designing the remaining spaces for future EV station installation. Beyond bylaws, ensuring your building is EV-ready is essential to meeting the future needs of residents. Your residents want a plugand-charge solution as seamless as it is efficient. Working with a submetering provider can simplify the process for both landlord/ strata and residents to provide the right plug-and-charge solution for your building. Submetering offers metering and direct billing for designated EV parking areas, and convenient solutions for visitor parking areas as well. From a set-up and operational standpoint, working with a professional submetering provider offers advantages like clean, straightforward installation that seamlessly fits into your design and available power supply. Your provider will offer reliable and robust industry leading technology, as well as proactive ongoing monitoring and maintenance. Submetering can also offer advanced energy management to reduce capital costs. As available electricity supply may become a concern as more EV charging services are required over time, the technology incorporated into the stations can be used to reduce further installation costs, power requirements, and to future-proof sites for additional deployments without heavily increasing underlying infrastructure The ideal solution for most multi-res buildings is the Level 2 EV charger supported by a cloud network because of its power-sharing and power-limiting capabilities. These Level 2 chargers — available
18 | SUMMER 2020
in wall-mount, single pedestal and double pedestal — provide your residents with convenient, reliable service while not overtaxing your building’s electrical infrastructure. This makes it possible for organizations to meet driver demand and charge more EVs without making major electrical investments. Most cloud-network enabled Level 2 chargers will allow for a variety of ways to control and monetize these amenities, including the ability to track energy and utilization, control access to select drivers, and scale-up charging station operations as demand for these services increases. By having EV charging solutions in place in visitor parking areas, you will offer EV drivers reliability, convenience and ease when visiting your building. In visitor parking areas, the common practice is to offer bill-by-the-hour service via a driver app. It is quick and convenient and well suited to a communal-use environment. In designated resident parking areas, residents of submetered buildings are increasingly seeking an alternative billing solution for EV charging, by-the-kWh. This allows for a single source bill for all electrical use and saves them money — a full charge will cost the same no matter how long it takes. By implementing submetering solutions for EV charging in your building, you will offer an elevated user experience through simplified billing, timely and accurate service, and available insights into every kWh used. From a business advantage standpoint, outfitting your building with EV charging equipment will provide a desirable sustainable living feature, enhancing your building’s marketability. Submetering your EVSE (Electric Vehicle Supply Equipment) offers advanced analytics that provide total insight into utility consumption and give ranks to buildings as well as residents. Submetering can also simplify your billing process, offering a single source bill for all electricity usage, including EV charging, which is monitored and administered by your provider. With so many options and incentives available, deploying EV charging stations is a wise and proactive choice that will attract residents, meet your jurisdiction’s building legislations, and contribute to Canada’s goals around decarbonizing transportation. Peter Mills is Co-CEO, Wyse Meter Solutions Inc., a leading provider of submetering and utility expense management services. For more information, contact pmills@wysemeter.com
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A-1 Window Rob ElliottMfg. Ltd. Sales Consultant
Unit 1 8038 Glenwood Dr. Burnaby BC V3N 5E9 Phone: 604-777-8000 Email: info@a1windows.ca Cell: Email:
604-724-5827 www.a1windows.ca robe@a1windows.ca
THE KEY
COVID-19: Best Practices By Hunter Boucher, Director of Operations, LandlordBC
Keeping You and Your Residents Safe In your role as a rental housing provider or resident caretaker in a multi-unit residential building, you are in a unique position to help flatten the curve of the spread of COVID-19. It is vital that you adopt the latest in best practices created specifically for the rental housing industry. Here, you will find best practices on everything from important building signage to alternative methods of collecting rent.
Additional Resources Supplementary to this resource, our COVID-19 webpage has regular updates with new information added frequently to ensure you are kept up to date on industry news and best practices. This webpage also has useful resources for tenants, including a list of B.C.’s active rent banks.
Cleaning and Disinfecting Regularly clean and disinfect frequently touched surfaces. Regular household cleaning products are effective against most viruses, and you can also use 1/50 solution of bleach and water (e.g. approximately 20 ml of bleach per litre of water or 2.5 ounces per gallon) as an effective disinfectant. Landlords and building managers should also refer to the BC Centre for Disease Control (BC CDC) document for more information on COVID-19 and Multi-unit Residential Buildings (MURB). This document, while quite technical addresses a wide variety of concerns about public health and MURBs.
20 | SUMMER 2020
Common Areas Shared laundry facilities present a unique challenge. We recommend communicating to your residents to limit their use of shared laundry facilities and try to use them during off peak times. Where possible, building managers should be sure to conduct more frequent cleaning of these shared laundry facilities with disinfecting products. We recommend closing shared amenities such as gyms, pools and recreation rooms. Landlords should be clear in their communications with tenants that the closing of these facilities is temporary and that they will be re-opened as soon as deemed safe. These communications should include both signage and individual notices posted on tenants’ doors.
Elevator Usage Public health authorities are recommending people practice common sense social distancing and while the recommended distance is 2 metres, this can be difficult in elevators. We suggest posting signage recommending tenants and occupants not get into already full elevators to ensure everyone can maintain adequate distance as advised. Signage should be posted on each floor to ensure all tenants and occupants are informed.
Guests While guests cannot necessarily be restricted, it is reasonable to request that residents recognize their responsibility for their own
health and safety and the health and safety of fellow residents, and therefore not invite guests recently returning to Canada from a foreign country and to support “social distancing” recommendations from our healthcare leaders.
Repairs and Maintenance As a safety precaution, we recommend landlords review their delivery of in-suite maintenance and repairs to occupied units, to reduce risk to staff, contractors, and tenants. To reduce exposure, landlords should prioritize urgent repair requests and defer non-urgent in-suite repairs and maintenance. One method that can be helpful to building managers to assess situations is utilizing online services such as skype or facetime video calls. These services allow a building manager, at the invitation of their tenant, to remotely view the inside of a rental unit and specifically the affected building element.
Showing Rental Units Showing a tenanted suite at this time is allowed but should only be done when necessary. Our general advice is to not show tenanted suites currently; where possible, limit showings to already vacant suites. When showing any suite, we encourage extra precautions to prevent transmission. These recommendations include:
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THE KEY • Avoid shaking hands and keep your distance. • Instruct potential tenants/purchasers to not touch anything. • Wipe down door handles and anything that you touch when showing the unit. • Wash your hands before and after showing the unit.
Collecting Rent BC Provincial Health Officer, Dr. Bonnie Henry has issued rules and recommendations regarding social distancing. This means people must keep a minimum distance of 2 metres and avoid going out in public unless absolutely necessary. Payment of rent poses a unique problem as some tenants pay rent in cash or cheque. Wherever possible, landlords and tenants should attempt alternative methods of payment that do not require either party leaving their home. • Email Money Transfer. Most financial institutions offer this service. The payor (tenant) sets up a payment which is sent to the payee’s (landlord) email which can be deposited into the landlords account. When setting up an email money transfer the payor must create a security question and answer which is answered by the payee to verify, they are the intended recipient. It is critical that landlords and tenants ensure that the security question and answer are not easy for a third party to guess. • Online Payment Systems. There are several online landlord/tenant payment solutions which allow tenants to pay their rent in the same way they may pay other bills such as a telephone bill. Pendo allows landlords to set up or invite your tenants to pay their rent through PendoPay’s direct bank transfers.
22 | SUMMER 2020
• Pre-Authorized Debit. A pre-authorized debit (PAD) is a direct and scheduled payment that is set up through a tenant’s and landlord’s financial institution. Landlords wanting to get this set up must contact their financial institution to request a PAD agreement which will be completed by their tenant.
Printable Building Signage Building managers are encouraged to post signage in their building to ensure residents are informed about important topics such as proper hand washing and proper social distancing. We have printable resources available that should be posted in common areas of your building: Hand Washing Poster, Using Shared Laundry Facilities, Elevator Usage Letter.
Using Shared Laundry Facilities During the COVID-19 Pandemic Current research suggests that SARS-CoV-2, the virus that causes COVID-19, can live for hours to days on hard surfaces, so laundry machines, countertops, and furniture need to be sanitized frequently. Health Canada has created a list of disinfectants that are safe and effective against the virus. Although laundry from sick people should be kept bagged and separate while in your home to prevent accidental handling, there is no need to wash or dry these items separately.
DO’S
DONT’S Wash your hands before and after. Wipe down controls, and handles before andafter use.
Dry items at highest temperature possible and dry them completely.
Wash with soap and the warmest water possible. Do not overload the machine.
Keep a 2 m distance from others.
Disinfect your hamper before filling it with clean clothes.
DON’T shake dirty laundry before putting it in the machine. DON’T leave soiled clothing or baskets on top of machines or tables.
DON’T leave cleaning residues (like bleach) that could damage other people’s clothing.
DON’T leave dryer door open when not in use. DON’T forget to wash your hands!
Created on March 31, 2020. Icons credited to The Noun Project Creative Commons (Andrew Doane; Carlos Dias, PT; Chiara Rossi, IT; Dirk-Pieter van Walsum, NL; Focus Lab, US; Luis Prado, US; Mauro Lucchesi, AR; Monkik; Roman J. Sokolov, RU; Ruslan Dezign, ID; Tomas Knopp, CZ). Production of this document has been made possible through a financial contribution from the Public Health Agency of Canada through the National Collaborating Centre for Environmental Health
Coronavirus COVID-19 BC Centre for Disease Control | BC Ministry of Health
Hand Hygiene SOAP OR ALCOHOL-BASED HAND RUB: Which is best?
Either will clean your hands: use soap and water if hands are visibly soiled.
Remove hand and wrist jewellery
HOW TO HAND WASH 1
Wet hands with warm (not hot or cold) running water
HOW TO USE HAND RUB
1
2
Apply liquid or foam soap
2
3
4
Lather soap covering all surfaces of hands for 20-30 seconds
Rinse thoroughly under running water
5
6
Pat hands dry thoroughly with paper towel
Ensure hands are visibly clean (if soiled, follow hand washing steps)
Apply about a loonie-sized amount to your hands
3
Use paper towel to turn off the tap
Rub all surfaces of your hand and wrist until completely dry (15-20 seconds)
COVID19_HH_001
If you have fever, a new cough, or are having difficulty breathing, call 8-1-1.
Hunters Hints By Hunter Boucher, Director of Operations, LandlordBC
Throughout this pandemic we have seen a series of changes, mostly restrictions, placed on almost every industry and the rental housing industry is no exception. With many of these restrictions now lifted I wanted to take the opportunity to touch on some of these fundamental aspects of operating as a rental housing provider in British Columbia.
ADVICE FOR LANDLORDS FROM THE GROUND UP
Notice of Entry In the March 30th Ministerial Order, M089, landlords were prohibited from entering a tenant’s unit without consent from their tenant. The logic behind this was to limit as much person to person contact as possible during the initial wave of infections. As our province, at the time of writing this, is fairing relatively well this restriction has been lifted. The advice from LandlordBC remains to exercise a significant amount of caution when entering a tenant’s unit and only enter if necessary. Additionally, landlords are expected to adhere to all protocols mandated by our Provincial Health Officer, Dr Bonny Henry. This includes wearing a mask, washing your hands, and practicing physical distancing. Regardless of a global pandemic — or anything else 2020 can throw at us — landlords must adhere to the basic rules about entering a tenant’s rental unit. To enter a tenant’s rental unit landlords must either request permission, and obtain it, or serve notice. Asking permission can be as simple as calling, emailing, or texting a tenant and receiving an affirmative response. If permission cannot be obtained and entry is necessary, landlords must serve notice. This notice must indicate the date, time, and
• Residential Tenancy Branch • Evictions • Landlord/Tenant Disputes • Construction and Repair Claims • Strata Disputes • Judicial Reviews • Lease Drafting and Reviews • Property Management Issues
CALL ALEX J. CHANG
LESPERANCE MENDES LAWYERS 550-900 Howe Street, Vancouver BC Phone: 604-685-3567 Email: AJC@LMLAW.CA
SUMMER 2020 | 25
THE KEY Hunters Hints (Cont’d) purpose of the entry. We recommend our members use our Notice of Entry form found in the members only section of the LandlordBC website. To be effective, notice must be received at least 24 hours and not more than 30 days before entry. Additionally, the method of service must be considered.
Serving Documents Another restriction M089 introduced (since repealed) was the prohibition of serving documents in person. Along with this restriction came the temporary allowance of the use of email as a legal method of service. When the restriction on personal service was lifted on June 24, we also lost the ability to use email as a method of service. While landlords may now serve documents in person, LandlordBC continues to urge caution and limit in-person contact to only what is essential. Other valid methods of service include: • Posting notice on a tenant’s door. • Placing notice in a tenant’s mailbox. • Mail or registered mail through Canada Post. Something we have touched on several times in our webinars, in person workshops, and The Landlord Registry™ is the need to consider any delays the method of service may have. As per the Residential Tenancy Act, each method of service comes with a timeframe as to when the notice is considered served. Method of Service
Delay
In person to the tenant or adult who appears to reside at the rental unit
Immediately
Posting on the tenants door or placing notice in the tenants mailbox
Three days
Canada Post: regular or registered mail
Five Days
This delay becomes important to consider when serving documents that are time sensitive such as a Notice of Entry. If, for example, a landlord posted a Notice of Entry on a tenants door on Monday it would not be considered received until Thursday and the landlord could enter on Friday. What about email? Through a Directors Order, landlords and tenants were allowed to serve documents via email. This Directors Order was rescinded on June 24 and with it the ability to use email as an approved method of service. Email, as a method of service is something that LandlordBC has advocated for and it was recommended by the governments Rental Housing Task Force. It will likely return as a permanent fixture to the Residential Tenancy Regulations at a future date.
Ending Tenancies Ending a tenancy is a serious measure to take and one that should not be taken lightly but there are situations where it may be the only option. Landlords often find themselves in situations where ending a tenancy is necessary to allow a close family member to move in or new owners that have sold their previous home, and occasionally due to a tenant’s behaviour. The ability to take this action was put on hold earlier this year as part of the province’s response to COVID-19. With the recent changes to the legislation, many of the restrictions in place to stop end of tenancy procedures have been lifted. With a few exceptions, landlords may now issue any of the Notices to End Tenancy which include the 10 Day, 1 Month, 2 month, and 4 Month Notices to End Tenancy. At the time of writing this there are exceptions: landlords may not issue the 10 Day or the 1 Month Notices to End Tenancy to address unpaid or repeatedly late rent or utilities if the missed or late payments occurred during the state of emergency. There will be more provisions released in the coming weeks to address the issue of unpaid rent during the state of emergency. As mentioned, ending a tenancy is a serious measure to take and a landlord considering this step should ensure they are fully informed on their rights and responsibilities before ending tenancy. Now, more than ever, landlords must work with their tenants to find common ground and avoid ending tenancies, even those allowed by legislation. If a situation arises that has no solution but to end the tenancy, landlords must be informed of their rights and responsibilities in regard to this process. Members can review these notices in our AD card:q7 12/9/11 Education 9:52 AM Landlord Page 1101 Part 2”. archived webinar, “Regional
CAMBIE ROOFING & DRAINAGE CONTRACTORS LTD.
604-261-1111
www.cambieroofing.com 1367 East Kent Ave. Vancouver, B.C. V5X 4T6
26 | SUMMER 2020
ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND Accounting
D&H Group LLP, CPA’s Michael Louie (604) 731-5881 www.dhgroup.ca Smythe LLP Daniel Lai (604) 687-1231 www.smythecpa.com
Advertising & Promotion
Places4Students.com Laurie Snure (866) 766-0767 www.Places4Students.com
Appliance - Rentals Coinamatic Canada Inc. Jack Ursaki (877) 755-5302 www.coinamatic.com Sparkle Solutions Corp. Connie Goldman (604) 455-8326 www.sparklesolutions.ca
Appliance - Sales
Midland Appliance Gary Braun (604) 278-6131 www.midlandappliance.com Penguin Appliances Sales & Services Harb Sangha (604) 377-6343 www.penguinappliances.ca
Appliance - Sales & Service
Sparkle Solutions Corp. Connie Goldman (604) 455-8326 www.sparklesolutions.ca Coinamatic Canada Inc. Jack Ursaki (877) 755-5302 www.coinamatic.com Handy Appliances Ltd. Rocky Mangat (604) 879-1555 www.handyappliances.ca The Brick LP Sherry Madden (604) 587-6658 www.thebrick.com Trail Appliances Jamie Dosanjh (604) 992-7124 www.trailappliances.com
Asbestos Removal
BMS Plumbing & Mechanical Systems Ltd Tamara Merchan (604) 253-9330 www.bmsmechanical.com Phoenix Restorations Ltd. John Wallis (604) 945-5371 www.phoenixrestorations.com ServiceMaster Restore of Vancouver Janak Lally (604) 435-1220 www.svmvancouver.ca
Biohazard Remediation
Phoenix Restorations Ltd. John Wallis (604) 945-5371 www.phoenixrestorations.com ServiceMaster Restore of Vancouver Janak Lally (604) 435-1220 www.svmvancouver.ca
Building Construction General Contractor Vancouver General Contractors Hussain Khatheer (604) 430-3004 www.vancouvergeneral contractors.com BMS Plumbing & Mechanical Systems Ltd Tamara Merchan (604) 253-9330 www.bmsmechanical.com
Building Envelope
Centra Windows Mark Estrada (604) 882-5010 www.centrawindows.com Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 www.rjc.ca Remdal Painting & Restoration Inc. Paul Maryschak (604) 882-5155 www.remdal.com Remont Construction Ltd. Robert Szpakowski (604) 837-8813 www.remontconstruction.ca
Building ManAgement Greater Vancouver Home Services Shawn Stevens (778) 580-8607 www.greatervancouver homeservices.com
Building Repair & Renovation
Nuwest Contracting Ltd. Debra Gettling (604) 525-6145 www.nuwestcontracting.com Vancouver General Contractors Hussain Khatheer (604) 430-3004 www.vancouvergeneral contractors.com
Credit Reporting Agency
RentCheck Credit Bureau Brenda Maxwell (800) 661-7312 www.rentcheckcorp.com
Elevator Rigid Protection
Inspections-Tenancy Compliance
Energy Efficiency & Conservation
Insurance
Nuwest Contracting Ltd. Debra Gettling (604) 525-6145 www.nuwestcontracting.com Yardi Canada Ltd. Amanda Moreira (905) 671-0315 www.yardi.com FRESCo. Jordan Fisher (778) 783-0315 www.frescoltd.com Wyse Meter Solutions Inc. Jessica Lewis (416) 697-2882 www.wysemeter.com
Engineers
Depreciation Reports
FRESCo. Jordan Fisher (778) 783-0315 www.frescoltd.com Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 www.rjc.ca
Drainage & Sewer
Estate & Succession Planning
Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 www.rjc.ca
Cambie Roofing Contractors Ltd. Paul Skujins (604) 261-1111 www.cambieroofing.com
Draperies and Blinds - Sales Westport Manufacturing Jon Dodge (800) 663-3587 www.west-port.com
Duct Cleaning
Air-Vac Services Canada Ltd. Brent Selby (604) 882-9290 www.airvacservices.com
Electricians
Evanson Electric Ltd. David Evanson (604) 657-7957 www.evansonelectric.com
Elevator
City Elevator Ltd. Heiner Marnet (604) 299-4455 www.cityelevator.ca Metro Elevator Ltd. Preet Binning (604) 569-2977 www.metroelevator.ca
Monarch Financial/ Manulife Securities Inc. Richard Laurencelle (604) 681-2699
EV Charging stations Sparkle Solutions Corp. Connie Goldman (604) 455-8326 www.sparklesolutions.ca
Fire Protection & Monitoring
Community Fire Prevention Ltd. Haley Balewicz (604) 944-9242 www.comfire.ca Vancouver Fire & Radius Security Joslyn Alderson (604) 232-3488 www.vanfire.com
Flooring and Carpeting
Mira Floors Limited Kevin Bergstresser (604) 856-4799 www.mirafloors.com
Canadian Tenant Inspection Services Ltd Anna Garnett (778) 846-9125 www.ctiservices.ca AC&D Insurance Services Ltd. Scott Jamieson (604) 982-1039 www.acd.insurebc.ca BFL Canada Insurance Services Inc. Ana-Maria Enescu (604) 669-9600 www.bflrealestate.ca Capri CMW Gordon Li (604) 294-3301 www.capricmw.ca Megson FitzPatrick Insurance Services Mike Nichol (250) 519-2300 www.megsonfitzpatrick.com Normac Nicole Daniels (604) 221-8258 www.normac.ca
Intercom Repairs & Installation
Vandelta Communication Systems Ltd. Christopher Rae (604) 732-8686 www.vandelta.com
Internet Listing Services Yardi Canada Ltd. Amanda Moreira (905) 671-0315 www.yardi.com
Investment & Retirement Planning Monarch Financial/ Manulife Securities Inc. Richard Laurencelle (604) 681-2699
Landscaping - Lawn & Garden Maintenance BUR-HAN Garden & Lawn Care Robert Hannah (604) 983-2687 www.bur-han.ca
Legal Services
Haddock & Company. Diane Bennett (604) 983-6670 www.haddock-co.ca
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.
SUMMER 2020 | 27
THE KEY ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND Lesperance Mendes Lawyers Alex Chang (604) 685-1255 www.lmlaw.ca
Media
MediaEdge Communications Dan Gnocato (604) 549-4521 www.mediaedge.ca
Mortgage Financing
Citifund Capital Coporation Derek Townsend (604) 683-2518 www.citifund.com CMHC Robyn Adamache (604) 737-4161 www.cmhc.ca First National Financial LP. Russ Syme (778) 327-5712 www.firstnational.ca
Online Payment Service Yardi Canada Ltd.. Amanda Moreira (905) 671-0315 www.yardi.com
Paint Sales
Cloverdale Paint Inc Dave Picariello (604) 596-6261 www.cloverdalepaint.com
Painting Service Prostar Painting & Restoration Ltd. Mo Movassaghi (604) 876-3305 www.prostar.ca Remdal Painting & Restoration Inc. Paul Maryschak (604) 882-5155 www.remdal.com
Pest Control
Assured Enviromental Solutions Brett Johnston (604) 463-0007 www.assuredenviromental.ca Solutions Pest Control Ltd. Jason Page (604) 986-8881 www.PestSolutions.ca
Pipe Lining/ Re-Piping CuraFlo of BC Ltd Randy Christie (604) 298-7278 www.curaflo.com
Plumbing/Heating/ Boilers
BMS Plumbing & Mechanical Systems Ltd Tamara Merchan (604) 253-9330 www.bmsmechanical.com
28 | SUMMER 2020
Brighter Mechanical Mike Pearson (604) 279-0901 www.brightermechanical.com FRESCo. Jordan Fisher (778) 783-0315 www.frescoltd.com Allied Plumbing, Heating & Air Conditioning Lance Clarke (604) 731-1000 www.allied-plumbing.ca Cambridge Plumbing Systems Ltd. John Jurinak (604) 872-2561 www.cambridgeplumbing.com Montalbano Plumbing Services Ltd. Giovanni Montalbano (604) 444-0222 www.montalbano.ca Viessmann Manufacturing Co. Inc. Randy Stuart (604) 533-9445 www.viessmann.ca Xpert Mechanical & JK Lillie Ltd. Kerry West (604) 294-4540 www.xpertmechanical.com
Printing
Citywide Printing Ltd. Gordon Li (604) 254-7187 www.citywideprint.com
Property Management Ace Agencies Ltd Jason Bugra (778) 908-3695 Advent Real Estate Services Ltd. Michelle Farina (604) 782-6478 Aedis Realty Azi Hosseini (778) 881-4414 Associa British Columbia Inc. Katie Khoo (604) 501-4417 www.associabc.ca Associated Property Management (2001) Ltd. Rob Zivkovic (250) 717-5010 Austeville Properties Ltd. Andrew Abramowich (604) 216-5500 www.austeville.com Avali Management Kimberly Yuen (604) 818-8177 Avenue Asset Management Inc. Stefanie Klassen (778) 558-3377
Bayside Property Services Ltd. Lynda Creamer (604) 432-7774 www.baysideproperty.com Birds Nest Properties Alvin Cheung (604) 260-9955 Bolld Real Estate Management Leo Chrenko (604) 671-0293 www.bolldpm.com CAPREIT Pamela Dimayuga (604) 632-9991 www.capreit.net Casa Rental Management Richard Van Slyke (604) 273-6801 Century 21 Energy Realty Erin Vowles (250) 785-0021 Century 21 Energy Realty Ltd Courtney Steinbach (250) 617-4864 Century 21 In Town Realty Klaus Rode (604) 760-5856 www.klausrode.ca Century 21 Prudential Estates (RMD) Ltd. Mike Blackall (604) 278-2121 www.century21pel.com Century Group Lands Corporation Tina Thygesen 604.948.3832 www.centurygroup.ca Cherry Creek Property Services Ltd. Val Ketel (250) 427-7411 www.ccps.email Coldwell Banker MacPherson Real Estate Ltd. Rob MacPherson (778) 882-0211 www.cbmre.ca Copper Ridge Court Genny Sturhahn (604) 430-5624 Custom Realty Ltd. Jolene Foreman (604) 916-6345 www.cpsreatly.ca Delaney Properties Ltd. Diana Delaney (250) 550-2120 www.rentalsvernon.com Dexter PM Kevin Skipworth (604) 868-3656 www.dexterpm.ca
Dorset Realty Group Canada Ltd. Ron Schuss 604-270-1711 ext. 111 www.dorsetrealty.com DPM Rental Management Ltd. Jane Dennison (604) 982-7059 Eagleson Properties Katherine Eagleson (604) 879-1070 EasyRent Real Estate Services Ltd. Sean Rafati (604) 662-3279 Eco-World Property Management Dan (Vicky) Yin (778) 682-7719 FirstService Residential Brian Rowland (604) 689-6975 www.fsresidential.com GMA Consulting Ltd. Glen Smith (604) 783-5404 Green Door Property Management Ben Green (250) 688-0362 GWL Realty Advisors Marcel Parsons (604) 713-6450 www.gwlrealtyadvisors.com Hathstauwk Holdings Ltd. Winnie Ng (604) 272-7494 Hewett Homes Adrienne Hewett (604) 922-1934 Holywell Properties Adam Major (604) 885-3460 www.holywell.ca HomeLife Benchmark Realty Corp. Robyn Dubord (604) 318-4140 Homelife Peninsula Property Management Doug D Holmes (604) 536-0220 www.penpm.com Hope Street Management Corp. Shamon Kureshi (403) 462-6200 Hugh & McKinnon Realty Ltd. Bruce Robinson (604) 541-5244 www.hughmckinnon.com Hume Investments Ltd. Sally McIntosh (604) 980-9304 www.humeinvestments.com
Hunter McLeod Realty Corp. Richard Anderson (604) 734-8860 Key Property Management Ltd. Lucinda Cooper (604) 764-0240 Lolly Bennett Consultants Lolly Bennett (604) 307-3080 Lougheed Enterprises Ltd. Andrew Statham (604) 980-0067 Macdonald Commercial R.E.S. Ltd. Tony Letvinchuk (604) 736 5611 www.macdonaldcommercial. com Maclab Properties Group Ltd Tina Ding (604) 291-6878 Macro Properties Imran Jivraj (416) 789-0858 www.macroproperties.com Maple Leaf Property Management Apartments Christi Anderson (604) 925-8215 Maxsave Real Estate Services Linda Stacey (250) 562-6228 Metro Vancouver Housing Corporation Stacey Hammond (604) 432-6200 Mountain Town Properties Ltd Jodie Ouimet (250) 368-7166 Murray Hill Developments Ltd. Barry Wiedman (780) 488-0288 Noahdigital George Teichman (778) 902-0396 Oak West Realty Tom Nakatani (604) 728-8230 One Flat Fee Real Estate Marianne Miller (778) 878-7304 www.salesforcemarketingltd. com Porte Realty Ltd. Daniel Bar-Dayan (604) 732-7651 www.porte.ca Prospero International Realty Inc. Jeff Nightingale (604) 669-7733
ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND Raamco International Properties Canadian Ltd. Kimm Zbierski (201) 567-5991 www.raamco.ca RE/MAX Gibsons Andrea Kerr (604) 682-3074 RE/MAX Pentiction Realty Deborah Moore (250) 486-0211 RE/MAX Realty Solutions Ashley Lutke-Schipholt (250) 485-9935 RE/MAX Realty Solutions Laurie Petura (250) 495-3873 Real Property Management Central Carla Browne (306) 229-1690 Realstar Management Colin Martin (604) 970-2444 www.realstar.ca Rent It Furnished Realty Vera Sal (604) 569-2101 Rent Real Estate Services Lucy Willcox (604) 831-5887 Rize Alliance Properties Ltd. David Downs (604) 630-1636 Roboson Holdings Ltd. Sarah Hill (604) 682-2088 www.rennie.com Ronin Property Management Gary Bains (604) 908-8861 Sunstar Realty Ltd. David Mak (604) 436-1335 www.sunrealty.ca Sutton Group - West Coast Realty Cindy Hamel (604) 807-1105 Sutton Max Realty Property Management Wallis Lee (604) 227-3399 www.suttonmaxrealty.com SwiftRent Team / Remax Crest Realty Reza Khatami (604) 239-2144 Tribe Management Fiona Therrien (778) 987-3757
Turner Meakin Management Company Ltd. Brian Meakin (604) 736-7020 Unique Real Estate Accommodations Inc. Nina Ferentinos (604) 984-7368 Valley Realty Jennifer Lal (604) 852-2234 www.valleyrealtyabbotsford.com Vancouver Luxury Realty Eason Yi Zhang (778) 688-1107 Vancouver Rent It Andy Yuen (604) 408-0008 Vancouver Rental Group Seva Roberts (604) 537-4399 Vertica Angela Thomaidis (866) 430-2140 Wesgroup Properties Sarah Liu (604) 648-1800 www.wesgroup.ca Wynn Real Estate Ltd. Juhan Lee (604) 762-4200
Real Estate Sales
CBRE Limited Lance Coulson (604) 662-5141 www.cbre.ca Cushman and Wakefield ULC Phil Joubert (604) 608-5955 www.cushmanwakefield.com Goodman Commercial Inc. Mark Goodman (604) 714-4790 www.goodmanreport.com Jones Lang LaSalle Real Estate Services Inc. (JLL) Patrick McEvay (604) 998-6056 www.jllmultifamilybc.com Macdonald Commercial Real Estate Services Ltd. Dan Schulz (778) 999-5758 www.bcapartmentinsider.com Multifamily Real Estate Services Corporation Seth Baker (778) 235-9293 www.multifamily.ca
Renovation & Repairs BMS Plumbing & Mechanical Systems Ltd Tamara Merchan (604) 253-9330 www.bmsmechanical.com
Centra Windows Mark Estrada (604) 882-5010 www.centrawindows.com Remont Construction Ltd. Robert Szpakowski (604) 837-8813 www.remontconstruction.ca
Re-Piping
BMS Plumbing & Mechanical Systems Ltd Tamara Merchan (604) 253-9330 www.bmsmechanical.com Brighter Mechanical Mike Pearson (604) 279-0901 www.brightermechanical.com Cambridge Plumbing Systems Ltd. John Jurinak (604) 872-2561 www.cambridgeplumbing.com Manna Plumbing Ltd. Chris Kobilke (604) 710-3908 www.mannaplumbing.com
Restoration
Prostar Painting & Restoration Ltd. Mo Movassaghi (604) 876-3305 www.prostar.ca Remdal Painting & Restoration Inc. Paul Maryschak (604) 882-5155 www.remdal.com Phoenix Restorations Ltd. John Wallis (604) 945-5371 www.phoenixrestorations.com ServiceMaster Restore of Vancouver Janak Lally (604) 435-1220 www.svmvancouver.ca
Roofing
Bond Roofing Daniel Fajfar (604) 375-2100 www.bondroofing.ca Cambie Roofing Contractors Ltd. Paul Skujins (604) 261-1111 www.cambieroofing.com Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520v www.rjc.ca
Security & Intercom Systems Vancouver Fire & Radius Security Joslyn Alderson (604) 232-3488 www.vanfire.com
Vandelta Communication Systems Ltd. Christopher Rae (604) 732-8686 www.vandelta.com
Software - Property Management
ITK Consulting Inc. Conal Campbell (604) 916-4386 www.itk-inc.com Pendo Jodelene Weir (855) 522-9464 pen.do/partners/landlordbc Yardi Canada Ltd. Amanda Moreira (905) 671-0315 www.yardi.com
Supplies - Hardware, Building, Maintenance
HD Supply Facilities Maintenance Isabelle Desroches (800) 782-0557 www.hdsupply.ca Rona Inc. Brad LeGrow (604) 314-1366 www.rona.ca The Home Depot Canada Michael Lirangi 416) 571-8940 www.homedepot.ca/proxtra
Wealth Management CIBC - Wood Gundy Gilbert Lam (604) 806-5508 gilbert.lam@cibc.ca www.cibcwg.com/ raymond-shum
Window Replacement/ Installation/ Renovation
A1 Windows Ltd. Rob Elliott (604) 724-5827 www.a1windows.ca Centra Windows Mark Estrada (604) 882-5010 www.centrawindows.com Retro Teck Window Mfg. Ltd Wilfred Prevot (604) 291-6751 www.retrowindow.com
Telecommunications Telus Communications Sarah Ballantyne (250) 253-5395 www.telus.com
Utilities/ Natural Gas Absolute Energy / Bluestream Energy Kirby Morrow (778) 340-1580 www.absolute-energy.ca FortisBC Energy Inc. Chris Alionis (604) 592-7985 www.fortisbc.com
Utility Sub-Metering Enerpro Systems Corp. Andrew Davidson (604) 982-9155 www.enerprosystems.com QMC Meters James Easton (604) 526-5155 www.qmeters.com
Waste/ Recycling
Waste Connections of Canada Inc. Rob Barr (604) 525-2072 www.wasteconnections canada.com
SUMMER 2020 | 29
THE KEY ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - VANCOUVER ISLAND Advertising & Promotion
Places4Students.com Laurie Snure (866) 766-0767 www.Places4Students.com
Appliance - Rentals Coinamatic Canada Inc. Jack Ursaki (877) 755-5302 www.coinamatic.com Sparkle Solutions Corp. Connie Goldman (604) 455-8326 www.sparklesolutions.ca
Appliance - Sales & Service
Sparkle Solutions Corp. Connie Goldman (604) 455-8326 www.sparklesolutions.ca Coinamatic Canada Inc. Jack Ursaki (877) 755-5302 www.coinamatic.com The Brick LP Sherry Madden (604) 587-6658 www.thebrick.com Trail Appliances Jamie Dosanjh (604) 992-7124 www.trailappliances.com WestCoast Appliance Gallery Fred Aram (250) 382-0242 www.westcoastappliance.ca
Building Envelope
Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 www.rjc.ca
Cleaning - Carpet & Upholstery
Island Carpet & Upholstrey Cleaning Inc. Ron Gould (250) 590-5060 www.islandcarpetcleaning.ca
Credit Reporting Agency
RentCheck Credit Bureau Brenda Maxwell (800) 661-7312 www.rentcheckcorp.com
Depreciation Reports Read Jones Christoffersen Ltd. (250) 213-2520 www.rjc.ca
Electrical Repairs & Maintenance Brewis Electric Mark Wyatt (250) 383-5157 www.brewiselectric.com
Electrical Service Rushworth Electrical Services Inc. Dustin Rushworth (250) 361-1231 www.rushworthelectric.ca
30 | SUMMER 2020
Energy Efficiency & Conservation
Yardi Canada Ltd. Amanda Moreira (905) 671-0315 www.yardi.com FRESCo Jordan Fisher (778) 783-0315 www.frescoltd.com Wyse Meter Solutions Inc. Jessica Lewis (416) 697-2882 www.wysemeter.com
Engineers
FRESCo Jordan Fisher (778) 783-0315 www.frescoltd.com Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 www.rjc.ca
EV Charging Stations Brewis Electric Mark Wyatt (250) 383-5157 www.brewiselectric.com Sparkle Solutions Corp. Connie Goldman (604) 455-8326 www.sparklesolutions.ca
Heating Fuels
Columbia Fuels Chris Mallory (877) 500-4328 www.columbiafuels.com
Inspections-Tenancy Compliance
Canadian Tenant Inspection Services Ltd Anna Garnett (778) 846-9125 www.ctiservices.ca
Insurance
AC&D Insurance Services Ltd. Scott Jamieson (604) 982-1039 www.acd.insurebc.ca BFL Canada Insurance Services Inc. Ana-Marie Enescu (604) 669-9600 www.bflrealestate.ca Capri CMW Gordon Li (604) 294-3301 www.capricmw.ca Megson FitzPatrick Insurance Services Mike Nichol (250) 519-2300 www.megsonfitzpatrick.com
Internet Listing Services Yardi Canada Ltd. Amanda Moreira (905) 671-0315 www.yardi.com
Legal Services
Haddock & Company Diane Bennett (604) 983-6670 www.haddock-co.ca
Media
MediaEdge Communications Dan Gnocato (604) 549-4521 www.mediaedge.ca
Mortgage Financing CMHC Robyn Adamache (604) 737-4161 www.cmhc.ca
Mortgage Financing
First National Financial LP Russ Syme (778) 327-5712 www.firstnational.ca
Online Payment Service Yardi Canada Ltd. Amanda Moreira (905) 671-0315 www.yardi.com
Pipe Lining/ Re-Piping
Victoria Drain Services Ltd Iris Payne (250) 818-1609 www.victoriadrains.com
Plumbing/Heating/ Boilers Columbia Fuels Chris Mallory (877) 500-4328 www.columbiafuels.com FRESCo Jordan Fisher (778) 783-0315 www.frescoltd.com
Property Management
Advanced Property Management Inc. Lorri Fugle (250) 338-2472 www.advancedpm.ca Brown Bros. Agencies Limited Blane Fowler (250) 385-8771 www.brownbros.com Century 21 Queenswood Cindy Lam (250) 477-1100 www.davidburr.com Charmaine Harris Charmaine Harris (250) 629-9998 Colyvan Pacific Property Management Jodi Levesque (250) 754-4001 www.colyvanpacific.com Complete Residential Property Management Dennie Linkert (250) 370-7093 Cornerstone Properties Ltd. Jason Middleton (250) 475-2005 cornerstoneproperties.bc.ca Countrywide Village Realty Ltd. Tracey Forest (250) 749-6660 Delaney Properties Ltd. Diana Delaney (250) 550-2120 www.rentalsvernon.com
Devon Properties Ltd. David Craig (250) 595-7000 www.devonproperties.com DFH Real Estate Ltd. Megan John (250) 477-7291 Duttons & Co. Real Estate Brian Ogilvie 394 Moss Street (250) 389-1011 Equitex Property Management Cynthia Smith (250) 386-6071 Homelife Peninsula Property Management Doug D Holmes (604) 536-0220 www.penpm.com Kahl Realty Inc. Jason Kahl (250) 391-8484 Maxxam Realty Ltd. Christine Moore (250) 940-3133 Meicor Realty Management Services Inc. Laurie Sims (250) 338-9979 NAI Commercial Central Vancouver Island Ltd. Leslie Ferguson (250) 741-4016 Oakwood Property Management Carol Dobell (250) 704-4391 Pemberton Holmes Property Management Claire Flewelling-Wyatt (250) 478-9141 Proline Management Ltd. Alix Baldwin (250) 475-6440 www.prolinemanagement.com Raamco International Properties Canadian Ltd. Kimm Zbierski (201) 567-5991 www.raamco.ca Royal LePage Pacific Rim Realty Property Management Marilyn Koehle (250) 723-5478 Rowan Property Management Ltd. Arthur Allan (250) 748-9090 TPM Properties Debbie Hunt (250) 383-7663 Widsten Property Management Lindsay Widsten (250) 753-8200
Real Estate Sales
Colliers International Ken Cloak (250) 388-6454 www.colliers.com
Roofing
Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 www.rjc.ca
Security & Intercom Systems Brewis Electric Mark Wyatt (250) 383-5157 www.brewiselectric.com
Software - Property Management Yardi Canada Ltd. Amanda Moreira (905) 671-0315 www.yardi.com ITK Consulting Inc. Conal Campbell (604) 916-4386 www.itk-inc.com Pendo Jodelene Weir (855) 522-9464 pen.do/partners/landlordbc
Supplies - Hardware, Building, Maintenance HD Supply Facilities Maintenance Isabelle Desroches (800) 782-0557 www.hdsupply.ca Rona Inc. Brad LeGrow (604) 314-1366 www.rona.ca The Home Depot Canada Michael Lirangi (416) 571-8940 www.homedepot.ca/proxtra
Telecommunications Telus Communications Sarah Ballantyne (250) 253-5395 www.telus.com
Utilities/ Natural Gas Absolute Energy / Bluestream Energy Kirby Morrow (778) 340-1580 www.absolute-energy.ca FortisBC Energy Inc. Chris Alionis (604) 592-7985 www.fortisbc.com
Waste/ Recycling
Waste Connections of Canada Inc. Rob Barr (604) 525-2072 www.wasteconnections canada.com
Wealth Management CIBC - Wood Gundy Gilbert Lam (604) 806-5508 www.cibcwg/raymond-shum
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NEW
NEW
NEW
Riverport Flats
Mixed-use high-rise site
Mayflower Place
14000 & 14088 Riverport Way, Richmond
10336-64 133A St. & 13380-90 103A Ave, Surrey
Corner of West 4th Ave & Stephens St
2 side-by-side waterfront apartment buildings
1.16-acre high-density development site
38-suite mixed-use building in the heart of Kitsilano
135 units
Surrey City Centre
C-2 zoned corner lot
$50,295,000
Call for price
Call for price
NEW
REDuCED
Casa Jubilee
Hawthorne at Timber Court
1555 Jubliee Avenue, Victoria
2670 Library Lane, District of North Vancouver 4651 & 4663 Hastings Street, Burnaby
Side-by-side buildings
21-suite well-maintained apartment building
New purpose-built rental apartment building in Lynn
Mixed-use investment opportunity
1.5 blocks from the Royal Jubilee Hospital
Valley featuring 75 suites.
Can be purchased on individual basis
$6,275,000
Call for price
$5,250,000 + $2,450,000 (reduced $900,000) SOLD
SOLD
Geo-Ann Apartments
Harley House
Arlington Court Apartments
310 East 13th Avenue, Vancouver
1230 Nelson Street, Vancouver
233 East 14th Avenue, Vancouver
26 suites in Mount Pleasant
21-storey concrete high-rise in the West End
54 suites in Mount Pleasant—half a block east of
Corner lot only one block east of Main
107 suites
Main Street. Massive 28,778 SF lot.
$10,800,000
Sold $52,000,000
Call for price
Mark Goodman
Cynthia Jagger
Personal Real Estate Corporation
Personal Real Estate Corporation
Direct 604 714 4790 mark@goodmanreport.com
Direct 604 912 9018 cynthia@goodmanreport.com
Goodman Commercial Inc. Office: 604 558 5511 560–2608 Granville Street Vancouver, BC V6H 3V3