Issuu

Repiping Occupied Buildings

Asbestos Risk Management Basics

Building Retrofit Opportunity and Incentives

PM 40063056

SUMMER 2026

HOW TO HELP TENANTS DURING HEAT WAVES

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THE KEY

CONTENTS

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THE KEY

Oﬃce: 105 — 1001 Cloverdale Office Hours: 8:30 am Ave to 4:30 pm weekdays CEO’s Message 4 Victoria, BC V8X 4C9 Vancouver Island: 250.382.6324 Office: Vancouver Island:Housing: 250.382.6324 6 Modular a Smarter Lower Mainland: 604.733.9440 105 — 1001 Cloverdale Ave Lower Mainland: 604.733.9440 Way to Build Toll Free BC BC: V8X 1.888.330.6707 Victoria, 4C9 Toll Free BC: 1.888.330.6707 10 Hunter Boucher David Hutniak Vice President, Chief Executive Officer Oﬃcer Operations

THE KEY

How Landlords Can Spot Senior Financial Abuse Hunter Boucher Hunter Boucher Vice President, Vice President, Addressing Procedural Operations Operations Unfairness

Ian Cullis Monika Sosnowska Vice President, Director, Marketing Oﬃce Hours: 8:30 am to 4:30 pm weekdays 18 Sustainability and Communications

Investing in EV Charging Jacqueline Rimmer Monika Sosnowska Manager, Member Director, Marketing Succession Planning Engagement and Communications

Oﬃce: 105 — 1001 Cloverdale Ave Lisa Henderson Bryan Smith Victoria, BC V8X 4C9Member Senior Member Services Vancouver Island: 250.382.6324 Services Representative Representative Lower Mainland: 604.733.9440 Toll Free BC: 1.888.330.6707

Building Community is Good for Business Bryan Smith Member Services Representative Annual General Meeting Changes

CONTENTS CONTENTS

THE KEY

CEO’s Message

Modular Housing: a Smarter Way toMessage Build CEO’s

10 6

Landlords Can During Spot How H ow to Help Tenants

14 10

Repiping Occupied Buildings

Common Strata Tenancy

Addressing Procedural Unfairness

Investing in EV Charging Misconceptions

CONTENTS

Succession Planning

Frustrated Contracts:

20 4

Damage the Residential Unit Buildingto Community is Good CEO’s Message for Business Building Retrofit Opportunity Modular Housing: a Smarter and Incentives Annual General Meeting Way to Build Changes

18 6 24

Alvin Christian Alvin ChristianAlfonso Alfonso 10 25 Hunter’s Hints Membership 22 Hunter Boucher Engagement 27 Associate Members/ 27 Vice President, 14 Corporate Suppliers — Operations Mainland 24 LandlordBC’s Sustainability Team The KEY is published by Board ofisDirectors The KEY published by MediaEdge Communications Board Chair: Nicolas Denux MediaEdge Communications 16 29 29 Associate Members/ Ian Caeleigh Marshall Ian Cullis Cullis Monika Sosnowska 27 For any Vice-Chair: Michael Drouillard advertising/publishing inquiries, For any advertising/publishing inquiries, Corporate Suppliers — Building Energy Vice-President, Vice President, Marketing Secretary-Treasurer: Derek please contact:Director, please contact:Sustainability 18 Specialist, PMP Vancouver Island Sustainability and Communications Townsend Dan Gnocato, Publisher, Dan Gnocato, Publisher, dang@mediaedge.ca dang@mediaedge.ca 20 Directors or t: 604 549 4521 or t: 604 549 4521 29 BryanbySmith The KEY is published Board of Directors Lisa Henderson James Blair, Dorothy Friesen, Matin Publication Mailing #40063056 n Publication Mailing #40063056 Member Services MediaEdge Communications Board Chair: Nicolas Denux Senior Member Ghavi, Jackson, Sarah Lui, Shawn Editor Hunter Boucher, hawn EditorKerri Hunter Boucher, Representative 24 Vice-Chair: Drouillard Services Representative Punton, KimMichael Schuss, Allan Wasel hunterb@landlordbc.ca hunterb@landlordbc.ca For any Monika advertising/publishing Secretary-Treasurer: Derek Editor Sosnowska, inquiries, Editor Monika Sosnowska, please contact: Townsend monikas@landlordbc.ca monikas@landlordbc.ca Dan Gnocato,MediaEdge Publisher, Alvin Christian Alfonso 25 Leah Mar Production Production MediaEdge dang@mediaedge.ca Directors Membership Member Services Communications Cover photo credit: Monika Sosnowska wska Communications or t: 604 549 4521 James Blair, Matin Ghavi, Kerri Engagement Representative 27 Publication Mailing #40063056 Jackson, Sarah Lui, Shawn Punton, Disclaimer: This publication designed to of provide informative material of interest to readers; the opinions of the authors of nformative material of interest to readers;isthe opinions the authors of Boucher, Kim Schuss, Allan the ofEditor the boardHunter of directors. The magazine is distributed on the the do not, however, necessarily he opinions of thearticles board of directors. The Wasel magazine isrepresent distributed onopinions the understanding that it does not constitute legal, accounting or other professional advice. Although the published information unting or other professional advice. Although the published information hunterb@landlordbc.ca 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 arty will assume liability for loss or damage as a result of reliance on this The KEYfrom is published by Board of Directors Appropriate legal, accounting or other assistance be soughtMonika a competent professional. Articles cannot stance shouldmaterial. be sought from a competent professional. Articles cannot shouldEditor Sosnowska, be re-printed or reproduced in any form without the sole permission of LandlordBC. Communications sole permission of LandlordBC. MediaEdge Board Chair: Nicolas Denux 29 monikas@landlordbc.ca For any advertising/publishing inquiries, Vice-Chair: Michael Drouillard Cover photo credit: Monika Sosnowska Production MediaEdge Communications Secretary-Treasurer: Derek please contact: FALL 2025 | 3 Townsend Dan of Gnocato, Publisher, Disclaimer: This publication is designed to provide informative material 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 dang@mediaedge.ca 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 Directors or 604from 549 4521 professional. Articles cannot material. Appropriate legal, accounting or other assistance should be t: sought a competent be re-printed or reproduced in any form without the sole permission of LandlordBC. James Blair, Dorothy Friesen, Matin Publication Mailing #40063056 LBC_Magazine_Fall_2025.indd 3 2025-10-27 1:19 PM Ghavi, Kerri Jackson, Sarah Lui, Shawn Editor Hunter Boucher, Punton, Kim Schuss, Allan Wasel hunterb@landlordbc.ca Leah Mar Alvin Christian Alfonso Member Services Membership Representative Engagement David Hutniak Chief Executive Oﬃcer

Senior Financial Abuse Heat Waves

Important Tenancy Dates How Landlords Hunter’s Hints Can Spot Senior Financial Abuse Asbestos Risk Management Associate Members/ Basics Addressing Procedural Corporate Suppliers — Unfairness Mainland Hunter’s Hints Investing inMembers/ EV Charging Associate Corporate Suppliers — Corporate Suppliers Succession Planning Vancouver Island — Mainland Associate Members/

Building Community is Good

A ssociate Members/ for Business

Corporate Suppliers — Vancouver Island Annual General Meeting Changes Hunter’s Hints Associate Members/ Corporate Suppliers — Mainland Associate Members/ Corporate Suppliers — 2025 | 3 VancouverFALL Island

SUMMER 2026 | 3

2025-10-27 1:19 PM

THE KEY

CEO’S MESSAGE David Hutniak, CEO, LandlordBC

MORE SUPPLY MEANS MORE TURNOVER CREATING HIGHER RENTS Recently I was challenged by a member who asked me why I continue to be such a strong proponent for more rental supply (purpose-built rental in particular) when we are facing higher vacancy rates and softening rents. My response was simple: more supply means more turnover creating higher rents. Let me explain. The idea that “more supply means more turnover creating higher rents” sounds counterintuitive at first — usually, in basic economics, more supply leads to lower prices. However, in the complex world of real estate, there is a specific mechanism where this can happen, primarily driven by market resetting. Here is the breakdown of why increased supply can lead to higher turnover and, subsequently, higher rents:

1. THE “TURNOVER GAP” (MARKET RESETTING)

In many markets, sitting tenants pay less than the current “market rate” because of some landlords providing small “loyalty” discounts or as is the case in B.C., rent control laws that cap increases for existing leases. • The Mechanism: When a new building (supply) opens nearby, it often lures existing tenants away with modern amenities or “move-in specials.” • The Result: When that tenant leaves their old apartment, the landlord is no longer bound by “renewal” price caps. They can renovate the unit and relist it at the full, current market price. This “reset” often results in a significant jump in rent.

2. THE “AMENITY EFFECT” (INDUCED DEMAND)

New supply is rarely “cheap” housing; developers usually build luxury or “Class A” apartments to recoup high construction costs. • The Mechanism: A cluster of new, high-end buildings can change the character of a neighbourhood, making it more desirable. • The Result: Owners of older “Class B” buildings nearby see high rents

being paid at the new luxury building. They may realize they are undercharging, leading them to increase their own rents to match the new neighbourhood standard.

3. SUPPLY AS A MAGNET FOR DEMAND

Sometimes, increasing supply actually creates its own demand (a concept similar to “induced demand” in highway traffic). • The Mechanism: More supply creates a more liquid and “active” market. If a neighbourhood suddenly has 1,000 new units, it attracts businesses, restaurants, and infrastructure. • The Result: This makes the area more attractive to a wealthier demographic who weren’t considering the neighbourhood before. The resulting competition can drive up rents across the board, even if there are technically more units available.

4. SELECTION BIAS IN NEW SUPPLY

It’s important to note that supply usually lags behind demand. Developers only build when rents are already high enough to make the project profitable. • The Illusion: Because you see cranes in the sky at the same time rents are hitting record highs, it looks like the new supply is causing the high rent. In reality, the high rent caused the supply, but the supply hasn’t yet reached the volume needed to saturate the market and force prices down. So, you see, more supply means more turnover creating higher rents. Just like I said.

Don’t miss an important update from our CEO in the next issue of The Key. 4 | SUMMER 2026

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THE KEY

HOW TO HELP TENANTS DURING HEAT WAVES By Vancouver Coastal Health and Fraser Health Heat waves are increasing in British Columbia and unsafe heat in our homes is one of the greatest risks.

DANGEROUS INDOOR TEMPERATURES

We often think the biggest danger during a heat wave is outside in the sun, but the greatest risk is actually indoors. During the 2021 heat dome, 619 people died in one week in British Columbia, and 98 per cent of those deaths happened at home. People living in buildings without air conditioning are at higher risk. Many homes in B.C. were designed to keep heat inside during winter, and they can quickly overheat in summer. Indoor temperatures of 31°C or higher are especially dangerous, and even above 26°C can be harmful for those more vulnerable to heat. Homes also stay hot well into the evening and for days after a heat wave, since buildings take time to cool down. So even if it feels cooler outside, it may still be unsafe indoors.

HEAT AND HEALTH

Heat waves are the leading cause of weather-related deaths in Canada and are becoming more common. Heat waves can cause heat-related illnesses like heat stroke and can worsen pre-existing health conditions. Anyone can get heat-related illness, but some people are at higher risk. People 60 plus years old (older adults) may not notice thirst or overheating. Age, alcohol, medications, and other drugs such as stimulants and sedatives can affect perception and

6 | SUMMER 2026

how well the body cools itself down. People with pre-existing health conditions, like heart, kidney or lung disease, and those with mental health concerns, including schizophrenia, are also at higher risk of severe illness or death. Heat can make daily tasks like shopping or picking up medications harder. People may feel too unwell to go out or take the bus in the heat. Those with mobility challenges may also struggle to reach cooler places or find accessible options. Even though people often want to stay home when they feel tired or the weather is bad, it may not be safe to stay home during a heat wave.

CHECKING ON PEOPLE CAN SAVE LIVES

Some people receive regular visits from family, healthcare workers, community programs, or other caregivers, but many are not connected to these supports and may be socially isolated. During the 2021 heat dome in B.C., 56 per cent of those who died lived alone. Isolation increases risk during heat waves, as there may be no one to check if someone is unwell or needs help getting to a cooler place. Heat check-ins from community organizations, building managers, and neighbours can help prevent deaths during heat waves.

WHAT IS A HEAT CHECK-IN AND WHO CAN HELP?

A heat check-in is a visit, call, or text message to check if someone shows signs of heat-related illness, if their home is too hot, and if they need help.

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THE KEY Anyone can do a heat check-in and it does not require first aid training.

HOW TO CHECK-IN DURING HOT WEATHER

Identify who may need help Before the heat season, think about who in your building or community may be at higher risk during heat waves. Do they have regular support, or could they be socially isolated? How hot does their home get? Do they have a thermometer they can check? Do they have air conditioning? Consider sending a survey for tenants to opt in to check-ins, or asking those at risk if they’d like check-ins during heat waves. Even if they decline, it’s still a chance to share heat preparedness information. Plan when and how to check-in Heat check-ins are recommended when Environment and Climate Change Canada issues a heat warning and may continue for a few days after a heat warning. People can still be at risk after the warning ends, since buildings take longer to cool off and some people take longer to recover, especially people at higher risk. Ideally, check-ins happen at least once a day. Morning check-ins can help prevent heat-related illness later in the day, while evening check-ins are important for spotting signs of illness when indoor temperatures are highest. For people most at risk, try to check in multiple times a day, especially during a red level heat warning.

Decide how you’ll check in with people: by phone, text, in person, or a mix. Ask what format they prefer so they’re more likely to respond. BC Housing also offers Tenant Extreme Heat Check-In Cards that can be taped on doors during check-ins. Share your plan It’s also important to talk with people ahead of time about the plan. Let them know when and how you’ll check in, confirm the best way to reach them, and collect key details like their address and an emergency contact. Ask what they prefer that you do if they don’t answer, such as calling their emergency contact or 9-1-1. Print the heat check-in guide Print and practice going through the national guide Health Checks During Extreme Heat Events. It explains how to conduct both in-person and phone check-ins, including questions to ask and steps to take if the person is experiencing an overheated space or heat-related illness. This can be posted in common areas such as mail rooms and elevators. It is also available in multiple languages. Prefer videos? Check out Vancouver Coastal Health’s online heat check-in training video.

PLANNING TO SUPPORT TENANTS

Prepare a heat plan Heat waves may occur early in the summer and there may only be a short

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*SOURCE: Altus Data Studio and CBRE (January 1, 2015 – September 20, 2025). Includes transactions with co-operating Brokers. This disclaimer shall apply to CBRE Limited, Real Estate Brokerage, and to all other divisions of the Corporation; to include all employees and independent contractors (“CBRE”). All references to CBRE Limited herein shall be deemed to include CBRE, Inc. The information set out herein, including, without limitation, any projections, images, opinions, assumptions and estimates obtained from third parties (the “Information”) has not been verified by CBRE, and CBRE does not represent, warrant or guarantee the accuracy, correctness and completeness of the Information. CBRE does not accept or assume any responsibility or liability, direct or consequential, for the Information or the recipient’s reliance upon the Information. The recipient of the Information should take such steps as the recipient may deem necessary to verify the Information prior to placing any reliance upon the Information. The Information may change and any property described in the Information may be withdrawn from the market at any time without notice or obligation to the recipient from CBRE. CBRE and the CBRE logo are the service marks of CBRE Limited and/or its affiliated or related companies in other countries. All other marks displayed on this document are the property of their respective owners. All Rights Reserved. Mapping Sources: Canadian Mapping Services canadamapping@cbre.com; DMTI Spatial, Environics Analytics, Microsoft Bing, Google Earth. CBRE Limited, Real Estate Brokerage.

THE KEY time from when a heat warning is declared to when hot weather starts. Communication, equipment, staffing and check-in plans are best prepared ahead of the summer season. To learn more on how to prepare a heat plan, check out the Vancouver Coastal Health guide Heat, Wildfire Smoke and Health: Recommended Actions for Owners and Managers of Rental and Strata Housing, and visit the BC Housing Prepare an Extreme Heat and Wildfire Smoke Response Plan webpage. Distribute heat information Share the risk of heat waves with your community during the pre-season and once heat alerts are announced. Multiple forms of communication are best because some people may not have phone or internet access. Consider fliers, posters in the building, hosting a heat preparedness meeting or engaging key community members to spread the message. See vch.ca/ heat or visit your local health authority’s heat webpage for resources. Consider a shared cooling space During emergencies, people often go to places they know and trust. People with mobility challenges may not be able to access cool spaces in the community. Even if your building does not have central air conditioning, there are different types of cooling spaces you can set up that offer relief from the heat.

Indoor options may be a common room with central air-conditioning, portable air-conditioning or no air conditioning, such as a cool basement. Outdoor cooling spaces may be a tent structure or a shaded area, with lots of water to keep people cool. For more information on setting up and operating a cool space see the Vancouver Coastal Health guide Creating Cooling Spaces During Hot Weather.

OTHER WAYS TO SUPPORT TENANTS

Share neighbour-helping-neighbour resources Neighbours can help each other by planning ahead and checking in during heat waves. Building these connections can also help people feel less isolated, which promotes health and community year-round. The B.C. NGO Building Resilient Neighbourhoods has a free guide titled Prepare Together for Extreme Heat, with ideas on how neighbours can connect, prepare, and support each other. Help people at higher risk prepare Encourage people at higher risk from heat to plan for heat waves, connect with a “heat buddy” and prepare a go-bag in case they need to go to a cooling centre or a cooler space. Once a heat wave arrives, individuals with mobility challenges or medical conditions may lack energy to pack, which can be a barrier to moving to a safer cool space.

Contact PreparedBC at PreparedBC@gov.bc.ca to get free printed copies of the PreparedBC Extreme Heat Preparedness Guide. For more information to share with your residents and partners, please see vch.ca/heat, fraserhealth.ca/heatsafety, or visit your local health authority’s heat webpage. Project3_Layout 1 2023-09-13 12:33 PM Page 1

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Detect leaks before damage occurs. SUMMER 2026 | 9

THE KEY

REPIPING OCCUPIED BUILDINGS By Tylar Clare, Sales & Marketing Manager, Brighter Mechanical

For many building owners, repiping projects (the replacement of a building’s plumbing system) begin long before walls are opened. They often start with recurring leaks, rising insurance pressure, emergency service calls, resident complaints, and growing concern about what the next plumbing failure could cost. In aging buildings, plumbing infrastructure eventually reaches a point where reactive repairs are no longer enough. The challenge then becomes not only replacing the system but doing so while residents continue living in the building throughout construction. Before looking at how these projects are managed, it’s important to understand why many systems are reaching this stage in the first place.

WHEN COPPER REACHES ITS LIMIT

In the Lower Mainland, water chemistry has historically contributed to the reduced lifespan of copper piping systems. Metro Vancouver’s drinking water, while some of the best in the world to drink, is naturally slightly acidic, which can accelerate corrosion in copper over time. To address this, Metro Vancouver implemented a Corrosion Control Program in 2022 to adjust pH levels and reduce system-wide corrosion. While this is an improvement for newer systems moving forward, it does not reverse decades of prior exposure. Many existing systems are already approaching or exceeding their expected service life, regardless of current water conditions.

THE POLY-B PROBLEM

Additionally, a significant portion of local housing still contains Poly-B (polybutylene) piping, a material many are familiar with for unfavourable reasons. Poly-B was removed from the national plumbing code in 2005 and no longer carries any warranty due to its documented failure history, major leaks, and related lawsuits. Insurance providers often require full replacement of Poly-B piping in homes as a condition of coverage, even without a history of leaks, simply due to the associated risk. As a result, repiping projects are often driven as much by long-term risk management and insurance requirements as by active leaks themselves. For many buildings, the question eventually becomes less about if a repipe is needed, and more about when.

OCCUPIED BUILDINGS CHANGE THE PROCESS ENTIRELY

Tackling a large-scale renovation becomes more complex when buildings remain occupied throughout the entire process. The technical scope may stay the same, but the environment does not. Instead of an empty building with predictable access, crews are working in lived-in spaces: pets that are suspicious of strangers, residents working from home, and people who are generally trying to go about their day while a wall is temporarily open in their living room.

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THE KEY

Unlike many renovation projects, the best outcome in repiping is often the least noticeable one. Because most of the work happens behind walls and above ceilings, the focus shifts toward minimizing disruption rather than showcasing visible progress. Success is often measured by how smoothly residents can continue living in the building while work is underway, and by how well suites are restored once construction is complete.

renovations or DIY plumbing modifications, and residents with varying schedules, concerns, and comfort levels around construction activity.

That is why protection of finishes, dust control, cleanliness, and respectful conduct become just as important as the plumbing work itself. Every interaction takes place within someone’s home rather than a traditional construction site, which changes both expectations and responsibilities for everyone involved.

COORDINATING THE SCOPE

MANAGING A BUILDING WHILE CONSTRUCTION IS UNDERWAY

For property managers, occupied repiping projects involve far more than construction coordination alone. Residents still expect normal building operations throughout the process. The administrative workload can become substantial without clear systems and communication protocols in place. Alongside setting expectations for working in occupied spaces, communication is what allows the process to function smoothly. These projects rely on structured, ongoing communication that includes advance notice before entering units, detailed scheduling, consistent project updates, and clear points of contact for residents and management alike. It also means being prepared for the realities that come with occupied buildings: suites packed wall-to-wall with furniture and storage, undocumented

12 | SUMMER 2026

In situations like these, communication can matter just as much as the construction work itself. The approach needs to remain organized, considerate, and consistent throughout the duration of the project.

A repipe project is really a sequence of interconnected steps that can involve demolition, plumbing, drywalling, tiling, painting, inspections, and finishing work. Many buildings choose to centralize project coordination under a single contractor responsible for managing the full scope of work from start to finish, rather than coordinating multiple companies throughout the project. For property management teams, this can simplify communication, scheduling, accountability, and overall project oversight. When the work is coordinated as one continuous process, trades can move through the building in a more structured and predictable way. Plumbing leads into drywall, drywall into painting, and painting into finishing, helping reduce delays and minimize prolonged disruption within occupied suites. It also creates clearer accountability. Rather than separating responsibility across several vendors, management and residents have a more direct understanding of who is coordinating scheduling, safety, communication, and overall project delivery.

THE KEY

...REPIPING PROJECTS ARE ULTIMATELY ABOUT LONG-TERM RELIABILITY, RISK REDUCTION, AND KEEPING BUILDINGS FUNCTIONING... This can significantly reduce the amount of day-to-day coordination required from management while allowing resident concerns and project questions to be addressed consistently throughout construction.

BUILDING LONG-TERM BENEFITS

Beyond immediate results like mitigating leaks and improving insurability, repiping is ultimately about long-term building performance. The benefits extend well beyond repairs alone: reduced emergency maintenance, fewer unexpected failures, lower long-term risk exposure,

more reliable plumbing performance, and clearer warranty coverage. In some cases, buildings may also see improved property value and more favourable insurance positioning over time. Just as importantly, a well-managed project can help maintain resident confidence throughout what is otherwise a disruptive undertaking. How a project is communicated and coordinated often shapes resident perception as much as the technical outcome itself. Clear scheduling, responsiveness to concerns, respectful site conduct, and predictable processes all influence how residents experience the project long after construction is complete. For building owners and property managers, repiping projects are ultimately about long-term reliability, risk reduction, and keeping buildings functioning the way they should. The plumbing system may be hidden behind walls, but its reliability affects every resident in the building. While the construction phase is temporary, the decisions made around timing, planning, communication, and execution can influence building performance, operational stability, and resident confidence for decades afterward.

Tylar Clare is the sales and marketing manager at Brighter Mechanical with over nine years of experience supporting repiping projects. For more information or a free proposal, contact Tylar at tylar@brightermechanical.com

SUMMER 2026 | 13

THE KEY

COMMON STRATA TENANCY MISCONCEPTIONS

By Alex J. Chang, Lawyer and Partner, Lesperance Mendes Lawyers, with contributions from Amal Qattan There are advantages for landlords in renting a unit in a strata property. The cost of buying a strata lot to rent may be cheaper than a house in the same area, and a great deal of property maintenance can be taken care of by the strata corporation. Many also find it more sensible to rent their condos than sell them in a down market. However, landlords of rental units in strata developments face challenges in navigating the Residential Tenancy Act (the RTA), the tenancy agreement, the Strata Property Act (the SPA), and the strata corporation’s bylaws and rules. The rights and duties of landlords, tenants, and strata councils toward one another are often poorly understood. This article addresses some common misconceptions about this three-party relationship.

STRATA CORPORATIONS CANNOT RESTRICT TENANCIES

Some strata corporations may believe they can restrict tenancies, but that has not been the case for some time. Under section 141 of the SPA, strata corporations are not allowed to screen tenants, require the approval of tenants, require the insertion of terms in tenancy agreements or otherwise restrict the rental of a strata lot. Section 121(c) of the SPA also provides that a strata bylaw is unenforceable if it prohibits or restricts the right of an owner to freely lease a strata lot. Until November 24, 2022, some strata corporations were allowed to have bylaws that could restrict the number of rentals in a strata development or the length of those tenancies. However, the Building and Strata Statutes Amendment Act, 2022, repealed the provisions of the SPA that authorized those bylaws. As a result, no strata corporations in British Columbia can restrict tenancies.

TENANTS’ OBLIGATIONS TO FOLLOW THE BYLAWS

To ensure a tenant is aware of and will abide by the strata corporation’s bylaws, section 146 of the SPA requires tenants to sign a “Form K” acknowledging and agreeing to the bylaws. However, some do not think beyond that — how bylaws are enforced,

14 | SUMMER 2026

who is responsible when a tenant breaches the bylaws, and what landlords should do to protect themselves are not always well understood. Despite tenants accepting the bylaws in the Form K, landlords may be held liable to the strata corporation for tenants’ breaches. Under section 131 of the SPA, landlords can be held responsible for fines and the costs of remedying any bylaws contravention imposed against their tenants. The strata corporation may even recover reasonable legal costs from the landlord for remedying bylaw contraventions. Section 138 of the SPA also allows strata corporations to evict tenants directly through the Residential Tenancy Branch if a tenant repeatedly or continually contravenes a reasonable and significant bylaw that seriously interferes with another resident’s use and enjoyment of their property. Strata corporations may even seek to claim the cost of that eviction process from the landlord. Under section 135 of the SPA, if a tenant in a strata corporation is subject to a bylaw infraction complaint, both landlords and tenants should be given notice of the complaint, including the particulars of the alleged infraction, the relevant bylaw, and potential penalties. The strata corporation must also give the owner and tenant a reasonable opportunity to respond to the complaint before imposing a fine or charge for remedying the bylaw breach. However, what happens if the tenant does not respond to strata bylaw complaints and leaves the landlord to pay for the fines and charges? Prudent landlords should clarify in their tenancy agreements that tenants must: • comply with the bylaws as a material term of the tenancy; • respond to bylaw complaints against them, and even legally challenge a complaint if appropriate; and

• reimburse the landlord for all strata fines and charges for their breaches of the bylaws. Even with those protections, landlords should be proactive to ensure their tenants are not breaching the bylaws, or, if the complaints against the tenant are unfounded, that appropriate steps are taken (ideally by the tenant) to challenge them.

YES, STRATA CORPORATIONS HAVE TENANT DUTIES

It is a somewhat common misconception that strata corporations think they do not owe duties to tenants. Some strata corporations tend to see a tenant as the landlord’s problem or assume they must only deal with the landlord. This is not true. The SPA is rife with examples of the strata corporations’ duties toward tenants. For example, tenants must typically be given direct notice by the strata corporation of requests to access strata lots. It is not legally sufficient under Standard Bylaw 7 to give notice to the landlord and expect the landlord to pass it on to their tenant. As noted above, tenants must also be given notice of bylaw complaints and penalties under section 135 of the SPA. Tenants are also entitled to respond at a hearing before the council, with or without the landlord.

THE KEY Indeed, tenants are also entitled to hearings with the strata council on any issue affecting them in the strata property under section 34.1 of the SPA. The strata corporation must hold the hearing within four weeks of the request and issue a written decision within one week. If the issues raised by tenants with the strata corporation are not addressed, tenants have several rights under the SPA to take direct legal action against the strata corporation, and in recent years, there have been several examples of tenants suing strata corporations in the Civil Resolution Tribunal. For example, tenants can sue strata corporations for taking significantly unfair action against them, failing to reasonably investigate bylaw complaints against other residents for noise, or failing to repair. This brings us to our next common misconception. Landlords may need to remind the strata corporation and tenants of their rights and duties

to each other, and when they should communicate directly with each other.

THE LANDLORD CAN’T FIX EVERYTHING

Under the RTA, landlords must repair and maintain the rental property. Tenants’ obligations to repair are more limited. This may give rise to a misconception among some tenants that their landlord must fix almost everything, which is not true in the strata context. Section 72 of the SPA requires the strata corporation to maintain and repair the common property. The strata corporation may also be responsible for repairing certain parts of the rental unit as set out in the bylaws. The strata corporation’s obligation to repair can vary somewhat from one development to another, but often includes exterior elements of the rental unit, such as windows, exterior walls, doors that front onto common property, and balconies.

Where repairs are required in an area that the strata corporation is responsible for, and the landlord has no authority to do the work, the Residential Tenancy Branch’s Policy Guideline 21 says that no order should be made against the landlord if they have notified the strata corporation of the problem. To avoid claims from their tenant, a prudent landlord may wish to set out in the tenancy agreement that the strata corporation is responsible for certain repairs and confirm whether it is the landlord’s or the tenant’s obligation to bring an application against the strata corporation to complete repairs, if appropriate.

CONCLUSION

While renting strata property has distinct advantages, it has its complexities. Landlords should ensure that their tenancy agreements address those issues and seek early advice from a lawyer with experience in strata and tenancy matters when disputes arise.

Lesperance Mendes Lawyers has been representing and advising British Columbia strata corporations, landlords, and managers since 1997. Alex J. Chang is a partner at Lesperance Mendes, the leader of the tenancy practice, and co-leader of the strata law group. Amal Qattan is an associate who practices construction, strata and tenancy law. To find out more, contact Alex at ajc@lmlaw.ca.

ADVICE FOR LANDLORDS FROM THE GROUND UP • Residential Tenancy Branch • Evictions • Landlord/Tenant Disputes • Construction and Repair Claims • Strata Disputes • Judicial Reviews • Lease Drafting and Reviews • Applications for Rent Increases

CALL ALEX J. CHANG

LESPERANCE MENDES LAWYERS 550-900 Howe Street, Vancouver BC Phone: 604-685-3567 Email: AJC@LMLAW.CA SUMMER 2026 | 15

THE KEY

FRUSTRATED CONTRACTS: DAMAGE TO THE RESIDENTIAL UNIT By Vedran Rasidagic, Lawyer, Haddock & Company Landlords hope it never comes to this, but it is crucial to consider what to do when there is such extensive damage to the rental unit that you must deem the tenancy “frustrated.” This term has a particular meaning in the residential tenancy context; a contract is frustrated when, due to unforeseeable circumstances, the unit has become uninhabitable. Examples can include fire, flood, earthquakes or other natural disasters.

In terms of first steps, landlords should always contact their insurance broker immediately after they become aware of the damaging event. Your broker is a professional that can determine the property and rental loss damage involved. By the same token, landlords should pre-emptively require tenants to obtain tenants’ insurance and make it a requirement of the tenancy agreement itself prior to entering a tenancy. It is crucial to reasonably determine causation, both for insurance purposes and for Residential Tenancy Act application purposes. The Residential Tenancy Act provides relatively generalized guidance on the doctrine of frustration. Section 44(1)(e) dictates that a tenancy can be ended if the tenancy agreement is frustrated, and Section 56 elaborates that a tenancy is frustrated when the rental unit is uninhabitable or the tenancy agreement is otherwise frustrated. Lastly, Section 92 notes that the Frustrated Contract Act and the doctrine of frustration of contract apply to tenancy agreements.

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Policy Guideline 34 states that “A contract is frustrated where, without the fault of either party, a contract becomes incapable of being performed because an unforeseeable event has so radically changed the circumstances that fulfillment of the contract as originally intended is now impossible. Where a contract is frustrated, the parties to the contract are discharged or relieved from fulfilling their obligations under the contract.” The same guideline further notes that this is a high threshold, and that the change in circumstances must “totally affect the nature, meaning, purpose, effect and consequences of the contract so far as either or both of the parties are concerned. Mere hardship, economic or otherwise, is not sufficient grounds for finding a contract to have been frustrated so long as the contract could still be fulfilled according to its terms.” If the parties contemplated the issue when the contract was entered into, or if the change is due to their own “deliberate or negligent act or omission,” then frustration has not occurred.

THE KEY Landlords must prove that the residential unit cannot be lived in due to the damage or the extent of necessary repairs. For example, the tenancy is likely to be found frustrated: when an electrical fire or other event causes extensive damage; when repairs are ongoing; when the tenant cannot move back into the unit; when no party was at fault for the fire; when major components like walls and floors no longer exist or have to be removed; and when it would take a significantly long time before the unit is ready to occupy. It may help if landlords think of frustration as an event rendering it impossible to fulfill the tenancy agreement, including the services and facilities promised therein. It can also be argued that since Policy Guideline 34 does not specifically refer to length of repair time, a tenant’s claim that they are willing to wait for the unit to be rebuilt is not valid. This is because when a party cannot meet their obligations in the agreement through no fault of their own, the contract is frustrated. Keep in mind that after frustration occurs, a tenant is no longer responsible for rent, and any rent paid after that date must be returned to the tenant. When the landlord and tenant cannot mutually determine whether a tenancy has been frustrated, one of the parties can file a claim with the Residential Tenancy Branch for dispute resolution. When this occurs, it

is crucial for the landlord to take the necessary steps. This includes notifying the tenant in writing that the tenancy is frustrated, including citing the sections of the Act and the Guidelines above. The landlord should consider making an application under section 56.1 for a declaration of frustration and a consequent Order of Possession. Otherwise, it may be prudent to obtain mutual agreements to end tenancy from any willing tenants. Financially, the landlord should carefully calculate any refund on rent that must be paid back to the date of frustration and then return the damage deposit as well. The landlord should never take actual possession of the unit without following the legal process, even if the tenant is away from the unit and is simply rejecting the position that the tenancy is frustrated. Without the tenant’s agreement in writing, it is risky to simply declare the tenancy frustrated. Landlords also have to consider what to do with the tenant’s possessions, if they are not destroyed or significantly damaged, in order to avoid a claim by the tenant for damages related to compensation for damage or loss. I recommend consulting with a lawyer for the determination and review of whether an event has rendered your tenancy agreement frustrated, and to consider next steps going forward.

Vedran Rasidagic is an associate lawyer with Haddock & Company, BC’s housing lawyers. Haddock & Company is a recognized leader in the delivery of legal services to the residential housing industry, and our lawyers are sought-after speakers and educators. Vedran can be reached at vedran@haddock-co.ca.

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SUMMER 2026 | 17

THE KEY

BUILDING RETROFIT OPPORTUNITY AND INCENTIVES By LandlordBC’s Sustainability Team For many rental housing providers in British Columbia, building retrofits can feel complex and expensive. Owners are managing aging systems, rising operating costs, tenant expectations, and increasing regulatory pressure, all while trying to preserve housing affordability and asset value. and how to navigate available incentives. Retrofit projects often involve multiple steps, including technical analysis, financing decisions, and coordination with contractors and utilities, which can feel overwhelming. RARA is designed to simplify that process. Delivered in partnership with FRESCo Building Efficiency, the program provides structured, expert-led support to participating owners. Participating buildings are eligible for support services including: • Opportunity assessments • Feasibility studies • Building energy analysis and benchmarking • Incentive and rebate guidance Participants also receive direct access to technical experts from both LandlordBC and FRESCo who help translate building conditions into clear retrofit pathways.

What is changing is the level of support available to help make those decisions easier and more financially viable. Across the province, emerging programs combine technical assistance with financial incentives. Through LandlordBC’s Rental Apartment Retrofit Accelerator (RARA) and new Climate Action Tax Exemption (CATE) pilots on Vancouver Island, rental housing providers can access both expert guidance and localized tax relief to improve retrofit feasibility. Together, these programs help extend the life of existing rental buildings, reduce emissions, improve tenant comfort, and strengthen longterm building performance.

Rather than requiring owners to manage engineering studies and incentive applications independently, RARA provides a coordinated process that reduces upfront planning costs and clarifies decision-making. Supported measures may include heat pump retrofits, domestic hot water system upgrades, lighting improvements, ventilation enhancements, electrical upgrades, and building envelope or system efficiency improvements. The focus is on practical, scalable upgrades that improve operational performance, reduce long-term costs, and enhance occupant comfort.

CLIMATE ACTION TAX EXEMPTION

WHAT IS THE RENTAL APARTMENT RETROFIT ACCELERATOR?

In Victoria and Saanich, new municipal pilot programs are adding a financial incentive layer through Climate Action Tax Exemptions (CATE). These initiatives support electrification retrofits by reducing municipal property taxes for qualifying projects.

Many owners know their buildings require improvements but face uncertainty about where to start, which upgrades are most cost-effective,

Instead of upfront rebates, CATE programs provide long-term property tax exemptions tied to the cost of eligible upgrades. The intent is to improve project economics while accelerating the transition away from fossil fuel systems in existing buildings.

LandlordBC’s RARA was created to reduce barriers to action for rental housing providers considering building upgrades.

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THE KEY

VICTORIA RARA TAX EXEMPTION PROGRAM

In partnership with LandlordBC, the City of Victoria pilot offers a 10-year municipal property tax exemption for qualifying projects that replace fossil fuel-based space and domestic hot water systems with electric or hybrid alternatives through RARA. Up to 100 per cent of project costs are included. Additional energy efficiency measures may also qualify when included as part of a broader retrofit. Eligible buildings must be located in Victoria and include multi-unit residential, mixed-use, or commercial properties. They must use fossil fuels for space heating or domestic hot water, be between three and six storeys, contain at least 10 suites, and have been built before 2000.

SAANICH CATE PROGRAM

The District of Saanich program follows a similar model but with broader eligibility. It provides a 10-year municipal property tax exemption for electrification retrofits covering space heating, domestic hot water, and ventilation systems. Unlike Victoria, Saanich does not restrict eligibility based on building height or age. Buildings of any size qualify, provided they contain at least three suites and are located within the district.

Both programs are currently operating as pilots with limited intake capacity, but have the potential to grow with more participant interest. Tax incentive programs offer another layer of support for building owners and can be stacked with other rebates (like RARA) to significantly improve a project’s business case and feasibility.

WHY THESE PROGRAMS MATTER

Across British Columbia, many rental buildings are reaching the point where major mechanical systems are nearing end of life. Boilers, domestic hot water systems, and ventilation equipment are becoming more costly to operate and maintain, while also contributing to higher emissions and operational risk. At the same time, energy costs are rising, and regulatory expectations around building performance are tightening. Programs like RARA and CATE provide a practical way to address these challenges proactively rather than reactively. For owners, retrofit investments supported through these programs can deliver long-term benefits, including reduced operating and maintenance costs, improved system reliability, lower greenhouse gas emissions, and stronger asset performance. They also help position buildings for future regulatory requirements related to energy efficiency and emissions reduction.

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SUMMER 2026 | 19

THE KEY When combined with utility rebates and other incentive programs, municipal tax exemptions can significantly improve overall project economics.

OPPORTUNITY FOR BETTER BUILDINGS AND BETTER HOUSING

Retrofit programs benefit both owners and tenants. For tenants, upgraded building systems can improve daily living conditions through more consistent indoor temperatures, better air quality, improved ventilation, reduced mechanical noise, and more reliable hot water service. These improvements are especially important in older buildings where systems are nearing end of life. From a housing stability perspective, retrofits help extend the lifespan of existing rental buildings, supporting continued supply in a constrained market while improving overall housing quality. For owners, this is also a strategic moment. Many purpose-built rental buildings across British Columbia are entering a major capital renewal cycle. Rather than replacing systems in isolation, owners can use programs like RARA to assess whole-building opportunities and align upgrades with available incentives and tax exemptions. For buildings already considering boiler, heating, hot water, ventilation, or

electrical upgrades, current programs can significantly improve project feasibility. Timing is increasingly important as building standards and operating conditions continue to evolve and demand more.

GETTING STARTED

One of the biggest barriers to retrofit action is knowing where to begin. Many owners recognize the need for upgrades but lack clarity on sequencing, costs, and incentive eligibility. RARA is designed to address that gap. Through structured technical support from LandlordBC and FRESCo, rental housing providers can better understand retrofit opportunities within their buildings, identify cost-effective measures, and develop a clear, phased approach to implementation. Whether an owner is preparing for a small lighting update, a major electrification project or beginning to explore long-term capital planning options, early engagement can help unlock both financial and operational benefits. As energy systems evolve and policy expectations continue to shift, programs like RARA and CATE represent a timely opportunity to invest in the long-term resilience, efficiency, and performance of British Columbia’s rental housing stock.

Rental housing providers interested in learning more about RARA retrofit opportunities or the CATE pilot programs in Victoria and Saanich are encouraged to contact LandlordBC’s sustainability team at sustainability@landlordbc.ca.

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THE KEY

IMPORTANT TENANCY DATES By Hunter Boucher, Vice-President, Operations, LandlordBC In residential tenancies, dates matter. In fact, many disputes are not only about what happened, but when it happened. When was the tenant entitled to possession? When was the agreement signed? When was notice served? When did the tenant move out? When was the forwarding address received? These questions may seem to be administrative trivia, but they can have real consequences for both rental housing providers and tenants. WHEN DOES THE TENANCY START?

One of the first dates that must be clear is the tenancy start date. This should reflect when the tenancy begins: the date the tenant is entitled to possession and rent becomes payable, whether in full or prorated. If a tenant moves in on June 20 and pays rent from that date, the agreement should generally show June 20 as the start date, rather than July 1. The end date of a fixed-term tenancy may still fall on the last day of a month, but the start date should accurately reflect when possession begins. This may mean a tenant pays a prorated amount to keep the billing cycle consistent with the start of each month. Distinguishing the tenancy start date from the date the agreement becomes binding is also important. Even if possession begins later, signing the agreement may create obligations right away. If either party wants to end the tenancy before the tenant moves in, the tenancy is not automatically void simply because possession has not been taken; proper notice requirements under the Residential Tenancy Act still need to be considered and followed.

SECURITY DEPOSIT

A security deposit should generally be paid at the time the tenancy agreement is signed, or shortly after, so that both parties have certainty before the tenancy begins. Under the Residential Tenancy Act, a housing provider may require a security deposit as a condition of entering into the tenancy agreement, but the tenant must pay it within 30 days of the date it is required to be paid under the agreement. If the tenant does not pay the security deposit within that timeframe, the housing provider may have grounds to end the tenancy, provided the proper process is followed.

IMPORTANT DATES DURING THE TENANCY

Once the tenancy is underway, there are several dates that continue to matter. The rent due date is one of the most obvious. Rent should be paid when required under the tenancy agreement, and rental housing providers should keep accurate records of payments, late payments, arrears, and any written communications about payment arrangements. Repair timelines should also be documented. When was the issue reported? When did the housing provider respond? When was a contractor contacted? When was access requested? When was the repair completed? These details can be very important if there is disagreement later about whether the housing provider acted reasonably. Rent increases are another date-sensitive area. A rent increase must be served properly, use the correct form, provide the required amount of notice, and comply with the applicable rules. An incorrect date or insufficient notice can result in the increase being invalid.

WHEN THE TENANCY IS ENDING

The end of a tenancy can create some of the most important date-related questions. There may be a date when notice is given, a date when the tenancy is legally set to end, a date when the tenant physically moves out, and a date when possession is returned to the housing provider. These dates are not always as clean or simple as they appear. Where there is uncertainty about the tenancy end date, rental housing providers should use

the earliest possible date when calculating the deadline to return or deal with the deposit.

THE MOVE-OUT INSPECTION

The move-out condition inspection should take place after the tenant has vacated the rental unit and before a new tenant or occupant moves in. The unit should be empty of the tenant’s belongings so its condition can be properly assessed and compared to the move-in inspection report. Rental housing providers should also remember there are specific rules for scheduling the inspection, including offering the tenant proper opportunities to participate.

THE 15-DAY DEPOSIT DEADLINE

One of the most important deadlines at the end of a tenancy is the deposit deadline. Once the tenancy has ended and the housing provider has received the tenant’s forwarding address in writing, the housing provider generally has 15 days to either return the deposit, obtain the tenant’s written agreement to retain some or all of it, or apply for dispute resolution to retain it. This is a short timeline and missing it can be costly. A housing provider who does not act within the required time may be exposed to a claim for double the deposit.

FINAL THOUGHTS

A tenancy is shaped by more than the agreement itself. It is shaped by the dates that give that agreement meaning. Rental housing providers do not need to memorize every possible deadline, but they should understand that dates matter. By documenting key events, using accurate dates in agreements and notices, and acting promptly when timelines are triggered, housing providers can reduce risk, avoid unnecessary disputes, and manage tenancies more effectively.

SUMMER 2026 | 21

THE KEY

ASBESTOS RISK MANAGEMENT BASICS By WorkSafeBC

Did you know that property owners and managers are responsible for managing asbestos hazards in all areas of their property where work is likely to occur?

As the owner or manager of a rental property in B.C., you may be required to get your property inspected by a qualified person and tested for asbestos before a renovation or demolition project, or before maintenance work that could disturb asbestos. This is the first of several essential steps that will help ensure the health and safety of everyone working on the project — as well as your tenants’ health and safety. What is asbestos? Asbestos is a mineral that was used for fire protection and insulation against heat and noise in more than 3,000 building materials from the 1950s to 1990s. Building materials that frequently contained asbestos include drywall, textured ceiling coat, insulation, vinyl flooring, and window putty.

WHY DO I NEED TO MANAGE ASBESTOS HAZARDS?

When asbestos-containing materials are disturbed, asbestos fibres can

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be released into the air. Exposure to airborne asbestos can cause serious health issues for anyone working or living on your property. Asbestos exposure is the number one killer of workers in B.C. and was a contributing factor in 61 work-related deaths in 2022, or about 33 per cent of all work-related deaths in the year.

HOW DO I KNOW IF I HAVE ASBESTOS IN MY PROPERTY?

It’s hard to know if you have asbestos in your building because it’s often mixed with other materials. However, if the building was constructed before 1990, it’s likely that at least some parts of it will contain asbestos that could be released with any renovation, demolition, or maintenance work. Newer properties can also have asbestos if they were built with older materials, so it’s important to hire qualified contractors that know where to look for it and how to remove it safely.

THE KEY

WHAT DO I NEED TO DO TO MANAGE ASBESTOS SAFELY?

You have an important role to play in dealing safely with asbestos and protecting everyone’s health and safety. If you’re doing a renovation or demolition: 1. Hire a licensed asbestos surveyor The surveyor will take samples of possible asbestos-containing materials, and will send them to a lab for testing. They will then provide you with a report of the locations of asbestos in your home. 2. Hire a licensed asbestos abatement contractor to contain or remove the asbestos-containing materials Provide the contractor with the report from the surveyor to ensure that all the identified asbestos-containing materials are removed. Once the work has been completed, the abatement contractor will provide you with a report confirming that all asbestos has been contained or removed, and your property is ready for demolition or renovation. If you’re conducting building maintenance or repairs, you also need to hire a qualified person to create an inventory of any asbestos present. This step will let you advise anyone doing the work (e.g., electricians, plumbers, HVAC workers) about the hazards they might encounter.

ANYONE YOU HIRE TO DEAL WITH ASBESTOS IN YOUR BUILDING MUST BE LICENSED TO DO THAT WORK IN B.C.

Anyone you hire to deal with asbestos in your building must be licensed to do that work in B.C. If you hire unlicensed contractors, you are putting workers’ health at risk, as well as risking your tenants’ health. You could also face consequences from WorkSafeBC such as a stop-work order, and you may have to pay additional costs for proper cleanup and abatement.

To learn more about your responsibilities for managing asbestos, or to find a list of licensed surveyors and abatement contractors, visit thinkasbestos.com.

SUMMER 2026 | 23

THE KEY

HUNTER’S HINTS

BBQs, Balconies, and Summer Safety

By Hunter Boucher, Vice-President, Operations, LandlordBC With summer starting and our signature beautiful B.C. weather taking hold, balconies and patios quickly become some of the most used spaces for renters. From a quiet morning coffee to gardening to a summer barbeque, outdoor spaces are an important part of how renters live in your rental buildings.

While nice, balconies and patios can also become a source of complaints, safety concerns, and disputes. This is especially true when expectations are unclear or not regularly communicated. A barbeque may be seen as a normal part of summer but also may be a fire risk to the building or a nuisance to other residents. The line between a few planters and patio chairs and excessive storage can sometimes be blurry, but the key issue is whether the items create a safety risk, interfere with maintenance, attract pests, or negatively impact other residents. Smoking, vaping, propane storage, noise, and balcony clutter all become more noticeable once windows are open and renters are using outdoor spaces more often.

READ BEFORE SPEAKING

The beginning of summer is a good time for rental housing providers to review how balcony use, barbeques, smoking, storage, and related building rules are communicated and enforced. The goal is not to overregulate how renters enjoy their homes, but to ensure that expectations are clearly communicated, safety risks are addressed, and rules are applied fairly.

Ultimately, this matters because enforcement is much easier when a rental housing provider can point to a clear rule or term. Vague statements in communications, such as “renters must use balconies safely,” or relying on a conversation at the start of the tenancy where a no-smoking expectation was discussed, do not form part of an enforceable agreement.

24 | SUMMER 2026

You can only enforce rules that actually exist; rental housing providers should always check their agreements thoroughly before communicating rules to their renters. Things that may seem like common sense still need to be documented in a tenancy agreement if they are to be relied on as rules to be adhered too. The LandlordBC agreement anticipates most situations that arise in the average tenancy and includes terms on barbeques, smoking, use of common areas, and storage. In addition to the comprehensive agreement we provide to our members, rental housing providers should consider the specifics of their property that might require further terms in the agreement.

THE KEY Hunter’s Hints (Cont’d)

SOME BUILDINGS PROHIBIT PRIVATE BARBEQUES BUT PROVIDE A SHARED OUTDOOR BARBEQUE AREA FOR RESIDENTS.

In situations where rules are unclear, rental housing providers may still be able to address genuine safety concerns or unreasonable interference with other renters, but the process becomes more difficult. Clear written expectations reduce confusion and help avoid disputes over what is or is not permitted.

BBQS: BE SPECIFIC ABOUT WHAT IS ALLOWED

Barbeques are one of the most common summer balcony issues. They are also one of the areas where vague rules can create the most confusion. The LandlordBC agreement has a term that states that renters may not have a barbeque without the owner’s written permission. That rule in itself is simple and to the point, the confusion comes in when a rental housing provider does allow a barbeque. Are barbeques allowed at all? Are only electric barbeques permitted? Are propane BBQs allowed? Are charcoal barbeques prohibited? Are barbeques allowed on all balconies, or only on patios and ground-level spaces? What are additional rules about clearance from walls, railings, overhangs, or combustible materials?

While aesthetics can sometimes be addressed, it is typically easier to address safety and quiet enjoyment issues. Rental housing providers should be careful not to frame every messy balcony as a breach of the tenancy agreement. Renters are entitled to reasonably use their home, and outdoor spaces are often part of that use. However, when the issue is safety, damage, pest control, or interference with others, rental housing providers should address it clearly and in writing. Clutter may become a legitimate concern when it creates a fire risk, blocks access, attracts pests, causes water damage, interferes with drainage, creates a falling-object hazard, or prevents necessary maintenance. Cardboard boxes, garbage, combustible materials, and improperly stored items can create real problems.

Permission allowing barbeques should also distinguish between private balconies and common areas. Some buildings prohibit private barbeques but provide a shared outdoor barbeque area for residents. If barbeques are allowed in common areas or even provided by the housing provider for renters’ use, rules about clean up should also be included.

HAZARDOUS MATERIALS STORAGE

The tenancy agreement may allow barbeques, but it is just as important to consider the storage of the various fuels used in barbeques such as propane, charcoal, and pellets. Policies on this topic should be based on safety and insurance requirements. Where and how much of these items may be stored should be clearly set out in the tenancy agreement. If limited storage is permitted, explain the limits. If the building only allows electric barbeques, make that clear as well. As with all rules, consistency matters. If propane tanks are prohibited, the rule should not be enforced only when a complaint is made about one renter while being ignored elsewhere in the building. Inconsistent enforcement can make future disputes more difficult to manage.

FOCUS ON THE RISK, NOT THE AESTHETICS

Balcony clutter is another common summer issue. Renters might use balconies to store bikes, boxes, furniture, planters, sports equipment, recycling, or household items. What’s reasonable depends on the building and the amount.

SUMMER 2026 | 25

THE KEY

ENFORCE CONSISTENTLY

When dealing with barbeques, balcony clutter, smoking, or summer safety concerns, housing providers should aim for enforcement that is both consistent and proportionate. Not every issue requires an immediate formal notice. In many cases, a friendly reminder may be enough, especially where the concern appears to come from misunderstanding rather than something intentional. However, where there is a serious safety risk, housing providers may need to act more in a more official capacity and provide a caution notice. The key is to document the concern, communicate expectations in writing, and give the renter a reasonable opportunity to correct the issue where appropriate. If the problem continues, the housing provider will be in a much better position if they can show a clear record: the applicable rule, the concern, the communication to the renter, the time given to correct it, and any continued breach.

SMOKING

Housing providers should also avoid selective enforcement. If a building has a no barbeque rule, it should not be enforced against only one renter while several others continue using barbeques without consequence. Similarly, if balcony storage rules exist, they should be applied in a fair and consistent way across the property.

Where smoking is not permitted on the property, it can be helpful to remind renters of this expectation before the warmer weather fully arrives. Summer often means more open windows, more time spent outdoors, and more opportunities for smoke to travel into neighbouring units. Even where a renter is smoking off the property, it can be helpful to remind them that they should be mindful of how close they are to open windows, doors, balconies, and air intakes, as smoke can still interfere with other residents’ enjoyment of their homes.

Fair enforcement does not mean every situation is identical. A minor clutter issue may be treated differently from a serious fire hazard. But housing providers should be able to explain why they responded the way they did.

When smoking is allowed, there should be a reminder to dispose of cigarette butts safely. They should never be tossed from balconies, dropped into planters, left in landscaped areas, or placed in garbage containers while still warm. British Columbia’s dry and warm summer conditions can increase the risk of fire, and unsafe disposal of smoking materials can create serious risk for residents, buildings, and surrounding properties.

A short seasonal reminder can be very effective. It does not need to be heavy-handed. In fact, a friendly tone is often better. The reminder can simply let renters know that, as warmer weather arrives, the housing provider is asking everyone to review the building’s expectations around barbeques, balcony storage, smoking, noise, planters, and general safety.

STRATA BUILDINGS

For rental housing providers dealing with strata rental units, balcony and barbeque issues may involve an additional layer of rules. Strata bylaws and rules may govern barbeques, smoking, storage, balcony appearance, planters, common property, and amenity spaces. Renters in strata properties should be made aware that strata bylaws and rules may apply to them. A renter may view the balcony as part of their home, but strata rules may still limit how that space can be used. Housing providers should ensure renters receive the current strata bylaws and understand that breaches may have consequences. This is particularly important because strata fines or complaints often come to the owner first. A housing provider who waits until fines begin arriving may find themselves trying to manage a problem that could have been avoided with clearer communication at the beginning of the tenancy.

26 | SUMMER 2026

SET EXPECTATIONS

One of the best ways to manage summer balcony issues is to communicate before complaints begin.

This type of communication serves several purposes. It reminds renters of the rules, reduces the chance of misunderstandings, and shows that the housing provider is managing the property proactively. It can also make later enforcement easier because the housing provider can show that expectations were communicated clearly. Balconies and patios are valuable spaces for renters, particularly during the summer months. The goal should not be to prevent renters from enjoying those spaces, but to ensure they are used safely and in a way that does not create unreasonable risk or interfere with others. For rental housing providers, the best approach is to be clear, consistent, and proactive. Review your rules before the summer season is in full swing. Confirm what is permitted. Communicate expectations in writing. Focus on actual risks rather than appearances. And when enforcement is necessary, apply the rules fairly and proportionately.

2026 RECOMMENDED TRADES AND SUPPLIERS - MAINLAND ACCESS CONTROL KEY FOB Vandelta Communication Systems Ltd. (VDC) Christopher Rae (604) 732-8686 vandelta.com

CONCRETE WORK Garpy Concrete & Restoration Ltd. Claudio Pineda (604) 375-3017 garpyconcrete.com

ACCOUNTING D&H Group LLP Arthur Azana (604) 731-5881 dhgroup.ca

Seal-Crete Restoration Ltd. Claudio Pineda (604) 375-2017 seal-crete.ca

Smythe LLP Daniel Lai (604) 687-1231 smythecpa.com ADMINISTRATION Delegate Me Services Karen Sawatsky info@delegateme.biz www.delegateme.biz

CONTRACTORS BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com KS Maintenance Ltd. Teresa Cheung (604) 339-8223 ks-propertyservices.com

ADVERTISING - VACANCIES Yardi Breeze Premier Jasmin Rodas (800) 866-1124 yardibreeze.ca

Lambert Plumbing and Heating Ltd. Youhann Semov (604) 734-0890 lambertplumbing.ca

ADVERTISING & PROMOTION Places4Students.com Laurie Snure (866) 766-0767 Places4Students.com

ODRA Construction Robert Szpakowski (604) 805-7544

AIR CONDITIONING Lambert Plumbing and Heating Ltd. Youhann Semov (604) 734-0890 lambertplumbing.ca APPLIANCE - RENTALS Coinamatic Canada Inc. Lyle Silverstein (604) 270-8441 coinamatic.com Penguin Appliances Sales & Services Inc. Harb Sangha (604) 451-4411 penguinappliances.ca APPLIANCE SALES & SERVICE Coinamatic Canada Inc. Lyle Silverstein (604) 270-8441 coinamatic.com Penguin Appliances Sales & Services Inc. Harb Sangha (604) 451-4411 penguinappliances.ca APPRAISAL - INSURANCE Normac Nicole Daniels (604) 221-8258 normac.ca ASBESTOS REMOVAL BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com Lambert Plumbing and Heating Ltd. Youhann Semov (604) 734-0890 lambertplumbing.ca BUILDING ENVELOPE ATRIA Building Solutions Wojtek Ulasewicz (604) 837-8813 atriaconstruction.ca

CREDIT REPORTS RentCheck Credit Bureau Brenda Maxwell (800) 661-7312 rentcheckcorp.com DRAINAGE & SEWER Lambert Plumbing and Heating Ltd. Youhann Semov (604) 734-0890 lambertplumbing.ca DUCT CLEANING Air-Vac Services Canada Ltd. Brent Selby (604) 882-9290 airvacservices.com ELECTRICIANS Evanson Electric Ltd. David Evanson (604) 657-7957 evansonelectric.com ELEVATOR Metro Atta Elevator Ltd. Preet Binning (604) 569-2977 attaelevators.com/locations/ vancouver ENERGY EFFICIENCY & CONSERVATION FRESCo Building Efficiency Jordan Fisher (778) 783-0315 frescoltd.com Yardi Breeze Premier Jasmin Rodas (800) 866-1124 yardibreeze.ca BC Hydro 604) 522-4713 bchydro.com/business FortisBC Energy Inc. Mel Tugade (888) 224-2710 fortisbc.com Wyse Meter Solutions Bianca Rosales (800) 672-1134 wysemeter.com

ENGINEERS FRESCo Building Efficiency Jordan Fisher (778) 783-0315 frescoltd.com Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 rjc.ca ESTATE & SUCCESSION PLANNING Monarch Insurance and Financial Services Corp. Richard Laurencelle (604) 681-2699 EV CHARGING STATIONS Sparkle Solutions Connie Goldman (866) 769-0680 sparklesolutions.ca FIRE PROTECTION & MONITORING Telus Communications Inc. Sarah Ballantyne (250) 310-3343 telus.com Community Fire Prevention Ltd. Jordan Kennedy (604) 944-9242 comfire.ca FIRE PROTECTION, MONITORING & EQUIPMENT The Radius Group formerly (Vancouver Fire and Radius Security) Angela Nottingham (604) 232-3473 theradiusgroup.com

INTERCOM REPAIRS & INSTALLATION Vandelta Communication Systems Ltd. (VDC) Christopher Rae (604) 732-8686 vandelta.com INVESTMENT & RETIREMENT PLANNING Monarch Insurance and Financial Services Corp. Richard Laurencelle (604) 681-2699 LANDSCAPING - LAWN & GARDEN MAINTENANCE BUR-HAN Garden & Lawn Care Robert Hannah (604) 983-2687 bur-han.ca LAUNDRY EQUIPMENT LEASING AND SALES Sparkle Solutions Connie Goldman (866) 769-0680 sparklesolutions.ca LEGAL SERVICES Haddock & Company Jessica McNeal (604) 983-6670 haddock-co.ca Lesperance Mendes Alex Chang (604) 685-3567 lmlaw.ca Refresh Law Oscar Miklos (604) 800-8096 refreshlaw.ca

FLOORING AND CARPETING Mira Floors Limitied Kevin Bergstresser (604) 856-4799 mirafloors.com

MEDIA MediaEdge Communications Dan Gnocato (604) 549-4521 mediaedge.ca

FOOD WASTE DISPOSER Super Save Group of Companies Danielle Johannes (604) 533-4423 supersave.ca

MORTGAGE FINANCING Canada Mortgage and Housing Corporation Shiva Moshtari Doust (604) 737-4161 cmhc.ca

GAS SERVICE Lambert Plumbing and Heating Ltd Youhann Semov (604) 734-0890 lambertplumbing.ca HEATING FUELS Columbia Fuels Chris Mallory (877) 500-4328 columbiafuels.com INSURANCE AC&D Insurance Services Ltd. Robert ten Vaanholt (604) 985-0581 acdinsurance.com Acera Insurance Services Ltd. Mike Nichol (250) 519-2300 acera.ca/coverage/landlord-bc BFL Canada Risk and Insurance Services Inc. Ajayvir (Ajay) Gill (778) 374-4125 bflcanada.ca/real-estate

Citifund Capital Corporation Derek Townsend (604) 683-2518 citifund.com ONLINE PAYMENT SERVICE Yardi Breeze Premier Jasmin Rodas (800) 866-1124 yardibreeze.ca PAINT SALES Cloverdale Paint Dave Picariello (604) 551-8083 cloverdalepaint.com PAINTING SERVICE Garpy Concrete & Restoration Ltd. Claudio Pineda (604) 375-3017 garpyconcrete.com

THE KEY PEOPLE SEARCH RentCheck Credit Bureau Brenda Maxwell (800) 661-7312 rentcheckcorp.com PEST CONTROL Assured Environmental Solutions Brett Johnston (604) 463-0007 assuredenvironmental.ca Solutions Pest Control Ltd. Jason Page (604) 815-0093 PestSolutions.ca PIPE LINING/ RE-PIPING CuraFlo of Canada Ltd. Sanjiv Gupta (604) 298-7278 curaflo.com Lambert Plumbing and Heating Ltd. Youhann Semov (604) 734-0890 lambertplumbing.ca PLUMBING/HEATING/BOILERS BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com Brighter Mechanical Filomena Botelho (604) 279-0901 brightermechanical.com Cambridge Plumbing Systems Ltd. John Jurinak (604) 872-2561 cambridgeplumbing.com CuraFlo of Canada Ltd. Sanjiv Gupta (604) 298-7278 curaflo.com Lambert Plumbing and Heating Ltd. Youhann Semov (604) 734-0890 lambertplumbing.ca Manna Plumbing Ltd. Chris Kobilke (604) 710-3908 mannaplumbing.com Allied plumbing heating Ltd. Lance Clarke (604) 731-1000 allied-plumbing.ca Montalbano Plumbing Services Ltd. Andrea Giovanni (604) 444-0222 montalbano.ca Xpert Mechanical & JK Lillie Ltd. Kerry West (604) 294-4540 xpert.ca

ODRA Construction Robert Szpakowski (604) 805-7544

PRINTING Citywide Printing Ltd Gordon Li (604) 254-7187 citywideprint.com

Remdal Painting & Restoration Inc. Matt Wong (604) 882-5155 remdal.com

PROPANE Columbia Fuels Chris Mallory (877) 500-4328 columbiafuels.com

This list is intended for use by the members of LandlordBC. It is distributed with the understanding that it does not constitute a recommendation or guarantee from LandlordBC. Rather it is consolidation of recommendations received by LandlordBC from its individual members. Although the information is intended to be beneficial, neither we nor any other party will assume liability for loss of damage as a result of reliance on this material.

SUMMER 2026 | 27

THETRADES KEY AND SUPPLIERS - MAINLAND 2026 RECOMMENDED PROPERTY MANAGEMENT GWL Realty Advisors Residential Inc. Lucy Gouveia (416) 552-5992 gwlraresidential.com Holywell Properties Adam Major (604) 885-3460 holywell.ca Macdonald Commercial Real Estate Services Ltd. Tony Letvinchuk (604) 736-5611 macdonaldcommercial.com Townline Property Management Corporation Laurel Terry (604) 327-8760 Trimark Property Management Jason Trimark (604) 323-4467 A A Property Management Ltd. Aaron Leung (604) 207-2002 aaproperty.ca Ami Dixon Property Manager Ami Dixon (604) 833-4144 Appelt Management Inc. Ryan Gray (250) 980-3577 risemanagement.ca Asia Pacific Investors Ltd. Suzanne Robinson (250) 248-3454 Associa British Columbia, Inc. RHOME Property Management Ilana Roberts (604) 591-6060 rhomepm.ca Associated Property Management (2001) Ltd. Rob Zivkovic (250) 712-0025 apmkelowna.com AWM-Alliance Real Estate Group Ltd. (604) 685-3227 awmalliancegroup.com Barbican Property Management Dragana Lazic (604) 424-8276 Barbicanpm.ca Bayside Property Services Ltd. Lynda Creamer (604) 432-7774 baysideproperty.com BentallGreenOak (Canada) LP Candace Le Roux (604) 646-2814 bentallgreenoak.com Birds Nest Properties Alvin Cheung (604) 260-9955 birdsnestproperties.ca Bodewell Realty Inc. Myra Rajan (604) 633-5511 bodewell.ca Brightside Homes Shannon Davidson (604) 684-3515 brightsidehomes.ca

28 | SUMMER 2026

Candid Management Group Andi Pham (630) 475-7191 candidgroup.ca

Dorset Realty Group Damien Roussin (604) 270-1711 dorsetrealty.com

Hunter McLeod Realty Corp. Richard Anderson (604) 734-8860 hmrealty.bc.ca

Cantabria Holdings Ltd Mark Chala

DPM Rental Management Ltd. Phillip Paull (604) 982-7051 DPMonline.ca

Justin Leigh Personal Real Estate Corporation Justin Leigh (604) 780-3457 leighrealestate.ca

Cape Group (424116 BC LTD.) Misha Ratner (604) 788-9761 capegroup.ca Casa Rental Management Tammy Diego-Mott (604) 273-6801 Cathay Pacific Realty Ltd. Adelina Ko (604) 657-3783 Century 21 Energy Realty Ltd. Mike Buburuz (250) 785-0021 c21energymanagement.ca Century 21 In Town Realty Michael La Prairie (604) 685-5951 century21vancouver.com Chard Property Group Ltd. Danielle Compton (778) 800-1180 Cherry Creek Property Services Ltd. Val Ketel (250) 427-7411 ccps.email Christopher E Hughes Christopher Hughes (604) 833-7922 Cindy Hamel Personal Real Estate Corporation Cindy Hamel (604) 807-1105 picketfencepmg.com

Eagleson Properties Ltd. Katherine Eagleson (604) 879-1070 eaglesonproperties.com EasyRent Real Estate Services Ltd. Shahram Rafati (604) 662-3279 easyrent.ca First Service Residential Boon Sim (604) 683-8900 fsresidential.com Greater Vancouver Tenant & Property Management Ltd. Keaton Bessey (604) 398-4047 gvantpm.com Green Door Property Management Ltd. Jayde Cooke (250) 345-2133 gdpm.ca Greystar Canada Property Management Services Ltd. Renee St. Germaine (504) 512-6789 greystar.com Gulf Pacific Property Management Ltd. Sarah Fuson (604) 990-1500 gulfpacific.ca

City2City Real Estate Services Inc. Rick Chen (778) 522-2163

Hathstauwk Holdings Ltd. Terra Turton (604) 272-7626 hathstauwk.com

Cityplex Property Management Feras Ghesen (778) 926-2971

Highliving Properties Ltd. Jaskaran Pannu (604) 305-0002

CLV Group Isra Alsalihiy (236) 808-2745 clvgroup.com

Home Life Deeyar Realty Azi Hosseini (778) 881-4414 azihomes.com

Copper Ridge Court Vera Lloyd (250) 372-0829 Coronet Realty Ltd. Aaron Best (604) 298-3235 coronetrealtyltd.com

HomeLife Property Management BC Brett Youngberg (604) 644-4491 homelifepropertyrentals.ca

Custom Realty Ltd. Jolene Foreman (604) 916-6345 custom-realty.ca Devon Properties Ltd. Caroline Armstrong (250) 595-7000 devonproperties.com Devonshire Properties Dal Dharival (604) 879-7368 devonshire-inc.com Dexter Realty/Dexter PM Gurm Pandher (604) 869-8226 dexterrealty.com

Hope Street Management Corp. Alice Hua (604) 416-0042 hopestreet.ca HS Canada 8950 University High Street, L.P. Tina Ding (604) 291-6878 rentmidwest.com Hugh & McKinnon Realty Ltd. Scott Higgins (604) 531-1909 hughmckinnon.com Hume Investments Ltd. Sally McIntosh (604) 980-9304 humeinvestments.com

Kim Houlind Property Management Kim Houlind (778) 363-6881 kimhoulindpropertymanagment. com L Bennett Consultants Lolly Bennett (604) 307-3080 Lions Court Management Corp. Tanja McLellan (604) 789-8978 Locarno Riley Mari (604) 366-4111 Locke Property Management Ltd. Lorne Dennis (250) 492-0346 lockeproperties.ca Lookout Housing & Health Society Lorissa Demoskoff (604) 620-0110 Lougheed Enterprises Ltd. Andrew Statham (604) 980-0067 MacPherson Real Estate Ltd. Rob MacPherson (604) 605-2534 cbmre.ca Macro Properties Imran Jivraj (250) 627-5003 macroproperties.com Maple Leaf Property Management Apartments Tim Damirov (604) 925-8215

Peninsula Property Management Doug Holmes (604) 536-0220 rentinfo.ca Peterson Andrew Charney (236) 668-9895 petersonrentals.ca Plandn Property Services Corp. Matthew Li (604) 209-8066 Porte Realty Ltd. April Funk (604) 732-7651 porte.ca Prompton Real Estate Services Inc. Aime Bent (604) 899-2333 prompton.com Prospero International Realty Inc. Jeff Nightingale (604) 669-7733 prospero.ca RE/MAX City Realty Gibsons Jason Ruck (604) 682-3074 coastrentals.ca RE/MAX Crest Realty Tom Wang (604) 566-1010 RE/MAX Sea to Sky Real Estate Ltd. Shankar Raina (604) 935-9071 remaxseatoskypm.com Realstar Steve Matish (416) 923-2950 realstar.ca Red Door Management Corp Lisa Biggin (778) 827-0377 reddoorpm.ca REMAX City Ken O’Donnell (604) 740-7652

Maude, MacKay & Co. Ltd. Rod MacKay (604) 736-0181 maudemackay.com

Rent Real Estate Group Lucy Willcox PREC* (604) 737-8865 rentrealestateservices.ca

Maxsave Real Estate Services Linda Stacey (250) 640-3471 maxsave.bc.ca

Reside Management Ericko Toni (236) 429-6198 residemanage.com

Minto Properties Inc Lynne Bedard. (613) 301-6097 minto.com

Reza Mahmoodi Reza Mahmoodi (778) 240-8181 rezrealty.ca

Mountain Town Properties Ltd. Jodie Ouimet (250) 368-7166

Rize Alliance Properties Ltd. Rebecca Mumford (604) 630-1645 rize.ca

Northland Asset Management Debbi Nelson (778) 227-2870 northlandmanagement.ca Oak West Realty Yori Nakatani (604) 731-1400 Oakwyn Realty Ltd. Arlene Chiang (604) 897-0458 oakwyn.com

S.A.H. Properties Ltd Leslie Pomeroy (778) 230-3706 South Okanagan Property Management Ashley Lutke-Schipholt (250) 485-9935 rentsopm.com Southland Mortgage Ltd. Erik Hyatt (778) 674-7925

2026 RECOMMENDED TRADES AND SUPPLIERS - MAINLAND Strand Development Kris Loncar (778) 386-0522 Sunstar Realty Ltd. David Mak (604) 436-1335 sunstarrealty.ca Sutton West Coast Realty 120 Joseph T-Giorgis (604) 816-2928 Swift Realty Ltd. Reza Khatami (604) 239-2144 swiftrent.ca Tamarack Ventures Inc Brandi Samoleski (306) 242-0313 tamarackproperties.ca Tang and Kung Real Estate Group Randal Kung (604) 787-1234 Townsend Management Don Townsend (250) 448-0242 Transpacific Realty Advisors Accounting Department (604) 873-8591 transpacificrealty.com Tribe Management Inc. Shelley Wittal (604) 635-5000 tribemgmt.com Troika Property Management Inc. Ashley Burroughs (778) 215-5580 troikadevelopments.com Turner Meakin Management Company Ltd. Brian Meakin (604) 736-7020 Unique Real Estate Accommodations Inc. Nina Ferentinos (604) 984-7368

VADA Property Management Inc. Michelle Farina (604) 736-6478 rentwithadvent.com Vancouver Management Ltd. Douglas Clarke (604) 263-1766 Vancouver Property Management, VPM Group RE/MAX Farid Entezari (877) 633-7910 vpmgroup.ca Vancouver Rental Group Seva Roberts (604) 537-4399 vancouverrentalgroup.ca Vista Realty Ltd. Wayne Thornberg (604) 925-8824 vistarealty.net

Macdonald Commercial Real Estate Services LTD. Tony Letvinchuk (604) 736-5611 macdonaldcommercial.com

Lambert Plumbing and Heating Ltd. Youhann Semov (604) 734-0890 lambertplumbing.ca

Macdonald Commercial Real Estate Services Ltd. Dan Schulz (778) 999-5758 bcapartmentinsider.com

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

RENOVATION & REPAIRS BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com KS Maintenance Ltd. Teresa Cheung (604) 339-8223 ks-propertyservices.com

Wealth Realty Bill Mitsui (778) 986-7759 wealthrealty.ca

Lambert Plumbing and Heating Ltd. Youhann Semov (604) 734-0890 lambertplumbing.ca

Wesgroup Properties Annie Hui (604) 648-1800 wesgroup.ca

ODRA Construction Robert Szpakowski (604) 805-7544

West Kootenay Rentals Paula Owen (250) 359-5021 Wynn Real Estate Ltd. Juhan Lee (604) 762-4200 wynnrealty.ca REAL ESTATE SALES CBRE Limited Lance Coulson (604) 662-5141 nationalapartmentgroupbc.ca Goodman Commercial Inc. Mark Goodman (604) 714-4790 goodmanreport.com

RE-PIPING BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com Brighter Mechanical Filomena Botelho (604) 279-0901 brightermechanical.com Cambridge Plumbing Systems Ltd. John Jurinak (604) 872-2561 cambridgeplumbing.com

THE KEY Rona Blaze Gentile (416) 570-3441 rona.ca The Home Depot Canada Michael Lirangi (416) 571-8940 homedepot.ca/pro

RESTORATION SERVICES ODRA Construction Robert Szpakowski (604) 805-7544

TELECOMMUNICATIONS Telus Communications Inc. Sarah Ballantyne (250) 310-3343 telus.com

ROOFING Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 rjc.ca

TENANT COMMUNICATION Delegate Me Services Karen Sawatsky info@delegateme.biz www.delegateme.biz

Cambie Roofing Contractors Paul Skujins (604) 261-1111 cambieroofing.com

UTILITY SUB-METERING Enerpro Systems Corp. Andrew Davidson (604) 982-9155 enerprosystems.com

SECURITY & INTERCOM SYSTEMS Telus Communications Inc. Sarah Ballantyne (250) 310-3343 telus.com

WASTE/RECYCLING Super Save Group of Companies Danielle Johannes (604) 533-4423 supersave.ca

Vandelta Communication Systems Ltd.(VDC) Christopher Rae (604) 732-8686 vandelta.com

Waste Connections of Canada Inc. Laura Brend (604) 834-7578 wasteconnectionscanada.com

SOFTWARE - PROPERTY MANAGEMENT Pendo Jodelene Weir (604) 398-4030 pen.do/landlordbc

WATERPROOFING Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 rjc.ca

SUPPLIES - HARDWARE, BUILDING, MAINTENANCE Super Save Group of Companies Danielle Johannes (604) 533-4423 supersave.ca

WINDOW - REPLACEMENT/ INSTALLATION/RENOVATION Centra Windows Andrew Anderson (888) 534-3333 centrawindows.com

2026 RECOMMENDED TRADES AND SUPPLIERS - VANCOUVER ISLAND ACCOUNTING D&H Group LLP Arthur Azana (604) 731-5881 dhgroup.ca

APPLIANCE - SALES & SERVICE Coinamatic Canada Inc. Lyle Silverstein (604) 270-8441 coinamatic.com

CREDIT REPORTS RentCheck Credit Bureau Brenda Maxwell (800) 661-7312 rentcheckcorp.com

Smythe LLP Daniel La (604) 687-1231 smythecpa.com

APPRAISAL - INSURANCE Normac Nicole Daniels (604) 221-8258 normac.ca

DRAINAGE & SEWER Callaway Plumbing and Drains Ltd. Brett Callaway (250) 216-7159 callawayplumbing.ca

ADMINISTRATION Delegate Me Services Karen Sawatsky info@delegateme.biz www.delegateme.biz ADVERTISING - VACANCIES Yardi Breeze Premier Jasmin Rodas (800) 866-1124 yardibreeze.ca ADVERTISING & PROMOTION Places4Students.com Laurie Snure (866) 766-0767 Places4Students.com APPLIANCE - RENTALS Coinamatic Canada Inc. Lyle Silverstein (604) 270-8441 coinamatic.com

ASBESTOS REMOVAL BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com CLEANING - CARPET & UPHOLSTERY Island Carpet & Upholstery Cleaning Inc. Ron Gould (250) 590-5060 islandcarpetcleaning.ca CONTRACTORS BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com

ELECTRICIANS Rushworth Electrical Services Inc. Dustin Rushworth (250) 361-1231 rushworthelectric.ca ELEVATOR Metro Atta Elevator Ltd. Preet Binning (604) 569-2977 attaelevators.com/locations/ vancouver ENERGY EFFICIENCY & CONSERVATION FRESCo Building Efficiency Jordan Fisher (778) 783-0315 frescoltd.com

Yardi Breeze Premier Jasmin Rodas (800) 866-1124 yardibreeze.ca BC Hydro (604) 522-4713 bchydro.com/business FortisBC Energy Inc. Mel Tugade (888) 224-2710 fortisbc.com Wyse Meter Solutions Bianca Rosales (800) 672-1134 wysemeter.com ENGINEERS FRESCo Building Efficiency Jordan Fisher (778) 783-0315 frescoltd.com Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 rjc.ca

FIRE PROTECTION & MONITORING Telus Communications Inc. Sarah Ballantyne (250) 310-3343 telus.com FIRE PROTECTION, MONITORING & EQUIPMENT The Radius Group formerly (Vancouver Fire and Radius Security) Angela Nottingham (604) 232-3473 theradiusgroup.com Rushworth Electrical Services Inc. Dustin Rushworth (250) 361-1231 rushworthelectric.ca FOOD WASTE DISPOSER Super Save Group of Companies Danielle Johannes (604) 533-4423 supersave.ca

SUMMER 2026 | 29

THETRADES KEY AND SUPPLIERS - VANCOUVER ISLAND 2026 RECOMMENDED GAS SERVICE Callaway Plumbing and Drains Ltd. Brett Callaway (250) 216-7159 callawayplumbing.ca

PIPE LINING/ RE-PIPING CuraFlo of Canada Ltd. Sanjiv Gupta (604) 298-7278 curaflo.com

HEATING FUELS Columbia Fuels Chris Mallory (877) 500-4328 columbiafuels.com

PLUMBING/HEATING/BOILERS BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com

INSURANCE AC&D Insurance Services Ltd. Robert ten Vaanholt (604) 985-0581 acdinsurance.com

Callaway Plumbing and Drains Ltd. Brett Callaway (250) 216-7159 callawayplumbing.ca

Acera Insurance Services Ltd.

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

Mike Nichol (250) 519-2300 acera.ca/coverage/landlord-bc BFL Canada Risk and Insurance Services Inc. Ajayvir (Ajay) Gil (778) 374-4125 bflcanada.ca/real-estate LEGAL SERVICES Refresh Law Oscar Miklos (604) 800-8096 refreshlaw.ca Haddock & Company Jessica McNeal (604) 983-6670 haddock-co.ca Lesperance Mendes Alex Chang (604) 685-3567 lmlaw.ca MEDIA MediaEdge Communications Dan Gnocato (604) 549-4521 mediaedge.ca MORTGAGE FINANCING Canada Mortgage and Housing Corporation Shiva Moshtari Doust (604) 737-4161 cmhc.ca Citifund Capital Corporation Derek Townsend (604) 683-2518 citifund.com ONLINE PAYMENT SERVICE Yardi Breeze Premier Jasmin Rodas (800) 866-1124 yardibreeze.ca PAINT SALES Cloverdale Paint Dave Picariello (604) 551-8083 cloverdalepaint.com PEOPLE SEARCH RentCheck Credit Bureau Brenda Maxwell (800) 661-7312 rentcheckcorp.com

30 | SUMMER 2026

CuraFlo of Canada Ltd. Sanjiv Gupta (604) 298-7278 curaflo.com PRINTING Citywide Printing Ltd. Gordon Li (604) 254-7187 citywideprint.com PROPANE Columbia Fuels Chris Mallory (877) 500-4328 columbiafuels.com PROPERTY MANAGEMENT Colliers Grant Evans (250) 414-8373 collierscanada.com Equitex Realty Ltd. Michael Hadfield (250) 386-6071 equitex.ca

Brown Bros Agencies Ltd. Drew Storey (250) 385-8771 brownbros.com

Raven Property Management Ltd. George Holmes (250) 881-8866

Century 21 Queenswood Chris Markham (250) 477-1100 century21queenswood.ca

RE/MAX Rental Pros Marlon Brass (250) 585-9445 remaxrentalpros.com

Clover Residential Ltd. (Formerly Duttons) David Logan (250) 383-7100 cloverresidential.com

Richmond Property Group Ltd. Jean McKay (250) 388-9920 richmondproperty.ca

Colyvan Pacific Property Management Jodi Levesque (250) 754-4001 colyvanpacific.com Complete Residential Property Management Dennie Linkert (250) 370-7093 completeresidential.com Coronet Realty Ltd. Aaron Best (604) 298-3235 coronetrealtyltd.com Devon Properties Ltd. Caroline Armstrong (250) 595-7000 devonproperties.com DFH Real Estate Ltd. Megan John (250) 477-7291 GMC Projects 2022 Inc. David Milne (250) 885-8961 gmcprojects.com Greenaway Realty Ltd. Kirsten Greenaway (250) 216-3188 greenawayrealty.com

Townline Property Management Corporation Laurel Terry (604) 327-8760

Gulf Pacific Property Management Ltd. Sarah Fuson (604) 990-1500 gulfpacific.ca

460 Property Management Inc. Carol Buck (250) 591-4603 460pm.com

Hugh & McKinnon Realty Ltd. Scott Higgins (604) 531-1909 hughmckinnon.com

Abingdon Moore Realty Marilyn Koehle (778) 421-8797

Hume Investments Ltd. Sally McIntosh (604) 980-9304 humeinvestments.com

Advanced Property Management & Real Estate Lorri Fugle (250) 338-2472 advancedpm.ca AQP Management Sophie Bekes (778) 966-7277 aqpmc.com BentallGreenOak (Canada) LP Candace Le Roux (604) 646-2814 bentallgreenoak.com

Lookout Housing & Health Society Lorissa Demoskoff (604) 620-0110 Pemberton Holmes Property Management Ltd. Claire Flewelling-Wyatt (250) 478-9141 thepropertymanagers.ca Proline Management Ltd. Adam Taylor (250) 475-6440 prolinemanagement.com

Royal LePage Coast Capital Realty Natalie Burns (250) 477-5353 atriumpropertymanagement.ca TPM Properties Debbie Hunt (250) 383-7663 Tribe Management Inc. Shelley Wittal (604) 635-5000 TribeMgmt.com View Royal Apartments Karen Freeland (250) 812-5061 Widsten Property Management Steve Widsten (250) 753-8200 islandrent.com REAL ESTATE SALES Colliers Grant Evans (250) 414-8373 collierscanada.com CBRE Ltd. Lance Coulson (604) 662-5141 nationalapartmentgroupbc.ca Goodman Commercial Inc. Mark Goodman (604) 714-4790 goodmanreport.com RENOVATION & REPAIRS BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com RE-PIPING BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com Callaway Plumbing and Drains Ltd. Brett Callaway (250) 216-7159 callawayplumbing.ca Cambridge Plumbing Systems Ltd. John Jurinak (604) 872-2561 cambridgeplumbing.com

ROOFING Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 rjc.ca SECURITY & INTERCOM SYSTEMS Telus Communications Inc. Sarah Ballantyne (250) 310-3343 telus.com SOFTWARE - PROPERTY MANAGEMENT Pendo Jodelene Weir (604) 398-4030 pen.do/landlordbc SUPPLIES - HARDWARE, BUILDING, MAINTENANCE Super Save Group of Companies Danielle Johannes (604) 533-4423 supersave.ca Rona Blaze Gentile (416) 570-3441 rona.ca The Home Depot Canada Michael Lirangi (416) 571-8940 homedepot.ca/pro TELECOMMUNICATIONS Telus Communications Inc. Sarah Ballantyne (250) 310-3343 telus.com TENANT COMMUNICATION Delegate Me Services Karen Sawatsky info@delegateme.biz www.delegateme.biz UTILITY SUB-METERING Enerpro Systems Corp. Andrew Davidson (604) 982-9155 enerprosystems.com WASTE/RECYCLING Super Save Group of Companies Danielle Johannes (604) 533-4423 supersave.ca Waste Connections of Canada Inc. Laura Brend (604) 834-7578 wasteconnectionscanada.com WATERPROOFING Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 rjc.ca WINDOW -REPLACEMENT/ INSTALLATION/RENOVATION Centra Windows Andrew Anderson (888) 534-3333 centrawindows.com

METRO VANCOUVER’S MULTI-FAMILY & DEVELOPMENT LAND EXPERTS NEW

REDUCED

FOR SALE

Clark Park

Le Warde and Gauntlett Manor

1408 East 15th Avenue, Vancouver

1330 & 1336 West 14th Avenue, Vancouver

Royal Villa 15158 Royal Avenue, White Rock

51-unit newer condo-quality apartment building in

Side-by-side buildings in Fairview – totalling 22

A meticulously maintained 30-suite apartment

the Cedar Cottage neighbourhood. $868/SF.

suites and 100’ frontage. Available separately.

building boasting exceptional ocean views.

List $27,100,000 (4.0% cap rate)

List $8,990,000 (4.1% cap rate; 409k/unit)

List $8,975,000 (4.7% cap rate; 299k/unit)

SOLD

644 East Victoria Park Avenue

Grande Manor

Greenbrier Hotel

North Vancouver

1134 Burnaby Street, Vancouver

1393 Robson Street, Vancouver

10-suite apartment building: 6 two-beds; 4 one-

21-suite apartment building in the West End. Just

Rarely available corner property in Vancouver’s

beds. Directly across from Victoria Park.

off Thurlow and a short walk to Sunset Beach.

West End – 32 suite hotel / apartment building.

Sold $3,000,000

Sold $6,100,000

Sold $15,150,000

Mark Goodman Personal Real Estate Corporation

Direct 604 714 4790 mark@goodmanreport.com

Ian Brackett Direct 604 714 4778 ian@goodmanreport.com

Megan Johal

Sign up to get exclusive reliable rental housing intelligence Direct 604 537 8082 goodmanreport.com megan@goodmanreport.com Personal Real Estate Corporation

Goodman Commercial Inc. Office: 604 558 5511 560–2608 Granville Street Vancouver, BC V6H 3V3

This communication is not intended to cause or induce breach of an existing listing agreement. The information contained herein has been obtained from sources deemed reliable. While we have no reason to doubt its accuracy, we do not guarantee it. It is your responsibility to confirm its accuracy and completeness independently.