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SPRING 2020
COVID-19: What Landlords Need to Know
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THE KEY Office Hours: 8:30 am to 4:30 pm weekdays Vancouver Office: Suite 1210-1095 West Pender Street Vancouver, BC V6E 2M6 Tel: 604.733.9440 Toll Free BC: 1.888.330.6707
David Hutniak Chief Executive Officer
Victoria Office: 830B Pembroke Street Victoria, BC V8T 1H9 Tel: 250.382.6324 Toll Free BC: 1.888.330.6707
Kimberly Coates Director of Member Engagement
Hunter Boucher Director of Operations
Lisa Henderson Member Services Representative
Erin Breier Events & Communications Coordinator
Taylor Hansen Member Services Representative
Monika Sosnowska Marketing & Communications Specialist
Bianka Cseko Member Services Representative
Board of Directors Chair Jason Middleton Vice-Chair Claire Flewelling-Wyatt, Treasurer Richard McCarvill Directors Andrew Békés, Nicolas Denux, Michael Drouillard, Jason Fawcett, Claire Immega, Richard Laurencelle, Paul Sander, Kim Schuss, Irene Tiampo, Derek Townsend
The KEY is published by MediaEdge Communications For any advertising/publishing inquiries, please contact: Dan Gnocato, Publisher, dang@mediaedge.ca or t: 604 549 4521, ext. 223 Publication Mailing #40063056 Magazine Coordinator Erin Breier Content Editor Hunter Boucher Production MediaEdge Communications Cover Photo Monika Sosnowska
CONTENTS 4
CEO’s Message
8
Understanding Tenants and the Rental Market
12
What Landlords Need to Know
15
Insurance Challenges
16
Water Damage Protection 101
18
Handling Deposits Correctly
20
Federal Tax Threatens Rental Housing
21
LandlordBC Travels Across B.C.
22
LandlordBC Breakfast & Learn
24
Cannabis: Post Legalization
25
Hunter’s Hints
27
Associate Members/ Corporate Suppliers Mainland
30
Associate Members/ Corporate Suppliers Vancouver Island
Disclaimer: This publication is designed to provide informative material of interest to readers; the opinions of the authors of the articles do not, however, necessarily represent the opinions of the board of directors. The magazine is distributed on the understanding that it does not constitute legal, accounting or other professional advice. Although the published information is intended to be helpful, neither we nor any other party will assume liability for loss or damage as a result of reliance on this material. Appropriate legal, accounting or other assistance should be sought from a competent professional. Articles cannot be re-printed or reproduced in any form without the sole permission of LandlordBC.
SPRING 2020 | 3
THE KEY
CEO’S MESSAGE David Hutniak, CEO, LandlordBC In this issue of The Key we will be providing an update of the Rental Housing Task Force. LandlordBC members will recall that in April 2018 the B.C. government appointed a Rental Housing Task Force to advise on how to improve security and fairness for renters and landlords throughout the province. The Task Force conducted a province-wide engagement with landlords, renters, and other concerned citizens during the spring and summer of 2018 and followed up with two early recommendations to the provincial government in September 2018, and the full report in December, 2018. Since that date, the Residential Tenancy Branch (RTB) has been working on the recommendations, and later in this edition of The Key, a in-depth update and analysis is provided. It should be noted that LandlordBC has been extensively consulted by the RTB throughout the process of their working on the Task Force recommendations. When the Rental Housing Task Force was announced, the government stated that their overarching goal was to make renting work better for everyone and to make sure renters and landlords know their rights under the law and have a place to go when there’s an issue with those rights. The Honourable Selina Robinson, Minister of Municipal Affairs and Housing noted at the time that “Housing is a foundation of people’s lives. We want to create a rental market where there are no surprises, renters and landlords are treated fairly and there is better security for both sides.” While we can collectively agree in principal with the government’s overarching goal, and the minister’s sentiments, the reality is that we continue to experience huge challenges in communities across B.C. with persistently low vacancy rates, a dearth of new supply, and exponentially increasing costs to operate a rental housing business. Operational challenges are exacerbated by a regulatory environment that fails to recognize these realities, with the September 2018 change to maximum annual allowable increase the most notable culprit. On the plus side, the Additional Rent Increase process, which LandlordBC has been diligently working to design and finalize with the Minister Robinson, is progressing positively and will hopefully have been announced by the Minister by the time you read this issue of The Key. The wheels of government move slowly, except when they don’t. To further complicate an already challenging landscape, an increasing number of municipalities are determined to undermine
4 | SPRING 2020
the Residential Tenancy Act to suit their own, generally politically motivated, objectives. Ironically, these actions are being done under the guise of “helping renters” when the complete opposite is true. How does discouraging responsible investment in existing rental buildings (while ensuring best practices are employed to mitigate tenant displacement), and increasing the risks and costs associated with the building of new purpose-built rental housing, help renters? For rents to grow in line with incomes, we need an abundance of housing options in all communities for renters. And I would add that we need to take our responsibilities as rental housing providers seriously, and we need to ensure that governments properly support our sector so that we can continue to provide safe, secure, sustainability homes for British Columbians right across this great province. Needless to say, a considerable investment in time, energy, and resources is being expended by LandlordBC to continue to advocate on behalf our members and the broader rental housing industry with all levels of government, and this will continue unabated. We need and appreciate your continued support and encourage to you tell your landlord colleagues, who are not members of LandlordBC, to support their industry by joining today.
COVID-19 As we were preparing to publish this issue of The Key, an unprecedented health crisis struck our communities, province, country and world. The initial response was social distancing and plenty of handwashing. As our worst fears were realized, wherein the crisis evolved into the COVID-19 pandemic, our governments at the federal, provincial and municipal level, heeding the expert advice of our many amazing health experts, demanded that Canadians stay at home, forcing multiple businesses to close, throwing hundreds of thousands of Canadians out of work and into financial turmoil. As the crisis unfolded and we could see that many British Columbians could be at risk of losing their homes, LandlordBC immediately encouraged its members, and the broader rental housing sector, to work with their tenants to find solutions to help them stay housed, show compassion, and remember that we’re all in this together. We then began the tireless work of helping owners and managers of rental housing navigate this crisis, with our commitment to do so until this horrible crisis passes. The B.C. government responded to this crisis on March 23, 2020 with a $5 billion financial package for businesses and individuals, which was subsequently augmented by a dedicated renter support program announced on March 25, 2020. LandlordBC diligently advocated on behalf of our sector to seek balance, knowing that the province faced an untenable health crisis that necessitated British Columbians staying at home. To do so requires a home. At the time of my writing this message, know that LandlordBC continues to advocate for stronger measures to support and protect our sector. These are challenging times. In this issue of The Key, we decided to summarize the key elements of that March 25, 2020 renter support package. Our work continues and we are unwavering in our commitment to ensure the continued strength and viability of our sector. We hope you and your families are safe and well. In the words of provincial medial health officer Dr. Bonnie Henry, “Be kind, be calm, be safe.”
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THE KEY
Understanding tenants and the rental market By David Gargaro Most owners of multi-unit residential buildings know what’s going on with respect to rent levels and vacancy rates. However, do they truly know their tenants’ wants and needs? Knowing more about tenants is essential to keeping current tenants in their buildings, and attracting new tenants when there is turnover. RHB Magazine analyzed data acquired from multiple sources to help building owners and property managers understand renters’ preferences and identify rental housing trends.
What will the rental housing market look like in 2020? If 2019 is any indication, average rental rates are expected to rise in most markets across Canada, as vacancy rates continue to stay low or even decrease. Toronto is expected to see an average rent increase of around seven per cent, given greater migration to the city, higher housing prices, and the continuation of new rental supply falling behind demand. According to our research, national average rents will increase by three per cent year over year. Demand for rental units is on the rise, due to various factors, including the cost of buying a home, shifts in lifestyle demands, changing demographics, growth in the short-term rental market, and increasing migration. Lack of rental supply in many markets will likely continue to be a story in 2020, even though purpose-built rental housing construction is expected to increase. There will be opportunities to add to the rental housing supply, such as renovating older multi-unit apartment buildings, given the return on investment from higher rents, and cities looking at alternative rental options, including co-living developments, laneway suites, and smaller homes. Some companies will also purchase entire condominium developments and lease out the entire building as a pooled rental arrangement. Developers will continue to construct new rental properties, but might focus on smaller and more affordable units, and providing more shared amenities.
Who are your tenants? Tenants come from all walks of life, and span all age groups, family situations, and backgrounds. The demographics of one building in one area might vary widely from the demographics of a building located in another neighbourhood, city or province. If we were to profile the “typical” tenant based on demographics and research, they would be female, under the age of 40, living with one roommate and no dependants, and working full-time with a household annual income greater than $50,000. They probably speak English as their first language and have no pets. They also prefer to rent because all aspects of their housing are taken care of for them. Our research identified some interesting results when comparing families with and without children. The majority of renters with children are over the age of 30, while renters without children are
8 | SPRING 2020
mostly under the age of 40. When asked about whether their unit fully meets their needs, families with children were equally split, while more families without children were more satisfied than not. The key complaint for families with children was the lack of space, while those without children were more concerned about the lack of an in-suite washer/dryer. Families with children were more bothered by tenants smoking cannabis in outside common areas. Both types of families had some common interests. For example, both preferred a bathtub/shower combination over just a shower, and one full bathroom and one powder room rather than two full bathrooms. Having a basic gym was preferable over having a higher end facility or working out elsewhere. The most popular way to pay for rent was via pre-authorized debit, and both family types preferred paying for the utilities they used. There was also no great interest in using technology like Google Home or Alexa to control their units.
What features and amenities are important to tenants? It’s important to know what matters to prospective tenants when promoting your building’s features and amenities, so that you know what to mention in advertising available units. It’s also relevant for retaining tenants, as they are more likely to stay in the building longer if it already has what they want. According to our research, the three most desired building amenities are having a washer/dryer in the building (or in the suite), free guest parking, and high-speed Internet access. The most desired building features include elevator access, air barriers (or air handling equipment) to prevent smells from entering common areas, and large windows. The most essential suite amenities include soundproof walls, having a balcony or private outdoor space, and an abundance of natural light in suite. Valet parking was the least desired building amenity, while the least popular suite amenity was having a built-in speaker/ sound system. It’s interesting to note that, regardless of the age or demographic, everyone would like a luxury shared space, but would still prefer the private balcony. The percentage of people who preferred a luxury shared space to a private balcony was low, and relatively equal across all demographics. Most tenants stated that they are attracted to a particular building due to its amenities, and the majority use those amenities regularly after they move in. The most preferred building services include regular housekeeping, a digital portal for communications and social functions, and winter/summer tire change/storage. The most popular program offerings are tenant social events, followed by yoga and Pilates classes and cooking classes; the least popular are child and family planning services.
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THE KEY Understanding Tenants and the Rental Market (Cont’d)
What about tr ansportation and parking? Demographic shifts have led to an increase in the sharing economy, so many younger people don’t own vehicles. However, many families tend to rely on their vehicles for getting the kids to and from school, shopping, and activities. Location plays a factor, as people who live downtown seem to make do with public transit, while people who live in the suburbs or areas not easily accessible by public transit tend to drive where they need to go. As a result, building owners have to think about issues such as parking and transit access. According to our research, tenants who commute to school tend to take public transit, and tend to live within 15 minutes of their school. The majority of tenants who commute to work drive rather than taking public transit, and most live within 20 minutes of where they work. Most tenants own one vehicle, have a designated spot, and have sufficient parking to meet their needs. The majority also live in buildings with guest parking, but do not want visitor parking to be metered or time limited.
The percentage of tenants who have rental insurance has increased significantly... How important is location? Although building owners have no control over the amenities located near their properties, knowing what matters to prospective and existing tenants will help you to determine what to focus on when promoting your building as the ideal place to live. People prefer to live in safe, clean neighbourhoods, as well as being close to the amenities that would make their lives more convenient or enjoyable. Real estate is all about location, and the same goes for rental properties. According to the Canadian Multi-Res Tenant Rental Survey, the three most desirable amenities to have in close proximity to a building are grocery stores, parks and outdoor space, and restaurants and retail. Regardless of whether you live in Toronto, Montreal, or Vancouver, people most want to live near a grocery store. While living near public transit (either subways, buses or streetcars) is the next most popular amenity to live near in Vancouver and Toronto, the second most popular choice for tenants in Montreal involves living near parks and outdoor space. Every age group most wanted to live close to a grocery store. However, people under the age of 20 were also most interested in living near where they work, followed slightly by living near parks and outdoor spaces. People aged 30-55 and over 55 were both interested in living near parks and outdoor spaces as their second-most popular choice. However, for their third choice, people aged 30-55 preferred to live closer to work, while people over 55 wanted to live near restaurants and retail. The Rentals.ca National Rent Report shows different results for neighbourhood amenities. The data showed that proximity to schools is the most important community amenity, followed by transit friendliness and living near grocery stores. As the number
10 | SPRING 2020
of bedrooms in the rental unit increased, so did the percentage of respondents who ranked proximity to schools as a high priority. The analysis suggests that as more families continue to rent, there will be an increasing willingness to sacrifice the ability to take transit or walk to the grocery store in favour of living near a quality school.
How do tenants communicate and use technology ? Renters typically use technology to find a place to live. According to our research, most tenants visited the building’s website before renting, and the website made a positive impression on most searchers. The most popular method of looking for rentals was an online listing service, with Kijiji leading the way, closely followed by word-of-mouth through a friend or referral. Therefore, building owners and property managers should not ignore the fact that current tenants can help to promote their buildings to prospects. There are a lot of assumptions about how tenants from different generations want to make use of technology in their lives. Some believe that there is a hard technological divide between age groups; tenants of a certain age rely entirely on their smartphones, and if a showing or application can’t be done via texting or an app, then they are simply not interested. The data shows that most common methods of communicating with building owners and property managers are in person or over the phone. However, most tenants would prefer to communicate via email. With online ordering so prevalent, building owners and managers must adapt to how their tenants shop as well as how they live. Most tenants purchase goods and groceries online, and have them delivered to their homes. The majority have to go to their mailbox to pick up their packages, but only some receive an email notice. However, most tenants would prefer to receive a text, email or app notice when their package arrives. Even though Amazon and other e-commerce providers will deliver directly into the unit, most tenants would not feel comfortable with allowing entry into their homes. Most rental properties do not have a storage locker, while a high percentage of tenants would want an automated package locker system.
What about insur ance? Rental insurance is much more popular in the west than it is in the east. Edmonton, Calgary, and Vancouver have the highest percentage of tenants with insurance, while tenants in Montreal are at the bottom of the list. Overall, more than 80 per cent of tenants currently have rental insurance, and a significant percentage would purchase insurance through the building owner or property manager if they provided a group discount. The percentage of tenants who have rental insurance has increased significantly in recent years, which is a positive sign for the rental housing industry.
Conclusion Rents are on the rise and vacancy rates are either declining or stable in most markets. These trends may continue for some time, but they can also end and change direction for various reasons. There’s a lot of research, data, and analysis on renters’ demographics, preferences, and habits. How you decide to use this information is up to you. Excerpted from article originally appearing in RHB magazine Dec/Jan, 2020
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THE KEY
What Landlords Need to Know Residential Tenancies and COVID-19
A: The rental supplement is meant to be applied for by tenants, but the payment is made directly to their landlord. Q: Is this supplement provided instead of EI or other government aid?
The announcement made by Premier John Horgan, Housing Minister Selena Robinson, and MLA Spencer Chandra-Herbert outlined several initiatives and policy changes that will occur to address the unique challenges landlords and tenants are facing in the time of COVID19. The plan from government has a broad scope, touching on rent increases, evictions, access to common areas, methods of service, and landlords’ access to rental units. With that said, a core message delivered by the premier is that tenants should still be paying their rent and the Province of BC, in partnership with other provincial and federal aid programs, will be there to ensure they are.
Rent Increases The premier announced that a “Rent Freeze” will be implemented effective April 1st and will be in effect for the duration of the Provincial State of Emergency. The rent freeze, which is really a rent increase freeze, nullifies any rent increases already served with an effective date of April 1st onwards. This also prohibits landlords from serving new rent increases while the province is in a state of emergency. This means tenants who have received a rent increase with their rent to be increased April 1st or later will continue to pay their existing rent. To re-iterate, this is a freeze on rent increases not a freeze on rent in general. Q: Is the rent increase I served last month still effective? A: No, the tenant will continue to pay their rent at the current rate with no increase. Q: Can I serve a rent increase next month to be effective after things have normalized? A: No, landlords must wait for the Provincial State of Emergency to be lifted before serving a notice of rent increase.
Rent Supplement for Low to Middle Income Tenants The focus of the announcement was on a new supplement to help tenants pay rent. This new supplement will be administered by BC Housing in a similar fashion to their other rental subsidy programs such as SAFER. While full details on how this subsidy will work have yet to be released, it was announced that the subsidy available is up $500 and will be paid directly to the landlord. Our understanding is that a tenant facing a reduction in income due to COVID-19 who has also applied for federal aid will be eligible for this additional rent supplement.
A: No, this supplement is meant to be in addition to other government aid with the exception of those already on a rental focused provincial subsidy such as SAFER. Q: Is the tenant still responsible for the remainder of the rent? A: Yes, tenants are responsible to pay their rent. This supplement is meant to help cover a portion of a tenant’s rent with the remainder coming form other sources of income such as EI, Canada Emergency Response Benefit, and the BC Emergency Benefit for Workers.
Evictions Currently, we are in a state of emergency which requires many of us to stay home. It is important that people have stability in their housing situation. To address this issue the provincial government has halted the use of eviction during this crisis. This would mean that if a tenant does not pay rent on the first of the month a landlord should not issue a 10-day Notice as serving this notice would have no effect. This also means that end of tenancy procedures that have already begun will not be enforced by the RTB or a bailiff. This does not mean that tenants do not have to pay rent. Indeed, the message from Premier John Horgan was clear – tenants who can pay their rent, should continue to pay their rent. If a tenant does not pay rent, we encourage landlords to communicate the options available for financial aid through federal, provincial, and municipal programs. Landlords can also enter into a payment agreement with their tenant whereby it is acknowledged that rent was not paid in full and will be repaid in accordance with a payment schedule that both landlord and tenant agree to. For any end of tenancy procedures that may have already begun it will be important for both the landlord and tenant to communicate to ensure both parties are on the same page. If, for example, a landlord served a Four-Month Notice to End Tenancy in December of 2019 to have the vacate at the end of April the landlord and tenant should have a conversation confirming the continuation or end of the tenancy. Q: Is rent still due on the 1st of the month? A: Yes, though some tenants facing significant reductions in earnings may not be able to pay their rent on the first as it is unlikely they will receive payments from EI, Canada Emergency Response Benefit, and the BC Emergency Benefit for Workers in time to make their April 1st rent payment.
No information currently as to when this program will fully launch and how exactly tenants will access this new supplement is currently available. However, the Housing Minister did say during her March 25th announcement that the forms were under development. We will continue to keep you informed on the progress of this important rental aid program.
Q: If my tenant does not pay their rent on April 1st what should I do?
Q: Do I apply for the rental supplement or does my tenant?
A: We have a Payment Agreement form which allows the landlord
12 | SPRING 2020
A: Reach out to your tenant to discuss their situation. If they are having a difficult time coming up with the funds to cover their rent, you should suggest making a payment agreement. Q: What is a Payment Agreement?
and tenant to agree to a deferral of all or part of their rent for a month to be paid over a specified period. Both landlords and tenants should work together to ensure a reasonable agreement is reached.
tenant’s rental unit to show the unit or perform routine maintenance and this recommendation still stands. Email or text message may be used to request consent from a tenant to enter their unit and email or text from the tenant providing consent is also sufficient. As in any situation we recommend landlords keep a record of their communication with their tenants. Again, we encourage all landlords, for the safety of themselves, their family and their tenants, to put off any regular maintenance and only conduct suite showing on vacant units.
Q: What if I have a violent tenant, can I end their tenancy? A: Yes, the Residential Tenancy Branch is still in operation and will be taking applications for expedited hearings in situations where a tenant has put the safety of the landlord or other tenants of the residential property at risk. Q: My tenant is breaching a material term of my tenancy agreement can I evict them, or should I issue them a Caution Notice?
Q: If I see water flowing out of my tenant’s rental unit, am I allowed to enter their unit or do I have to wait to ask them for consent to enter their unit?
A: At this time evictions are prohibited; we recommend landlords document infractions and communicate with their tenant their concerns. Once this order is lifted, landlords will be able to more thoroughly address issues.
A: In emergency situations landlords may and should enter their tenant’s rental unit to asses and resolve the issue. Q: I am conducting my annual inspection next month, am I allowed to enter my tenant’s unit?
Landlord’s Right to Enter Rental Unit Restricted
A: While landlords may enter with the consent of their tenant, it is advised that landlords not conduct their regular inspections or maintenance. Landlords should limit their entry to rental units to only situations where it may be necessary, such as an emergency repair.
Under this announcement landlords will not be able to enter a tenant’s rental unit without the consent of the tenant unless there is an exceptional situation that warrants entry to protect the health or safety of the tenant or other occupants of the residential property. We have previously communicated to our members to avoid entering a
Q: I have a tenant moving out next month and I would like to show the rental unit, am I allowed?
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SPRING 2020 | 13
THE KEY What Landlords Need to Know (Cont’d) A: Showing a tenanted suite at this time is not recommended even with the consent of a tenant. Landlords should stick to showing only vacant suites and, in such cases, stick to strict social distancing practices.
Methods of service During this health crisis we must adhere to social distancing and must limit our contact with people outside our household. To help facilitate this, email will become an approved method of service and both landlords and tenants should not serve anything in person. As in any situation landlords should ensure they keep copies of their communications with tenants. Landlords must also consider their duty to protect a tenant’s personal information. When using email landlords should ensure they have a secure password and are using a trusted email service provider. Consider setting up an email address specifically to be used to manage your properties, communicating with tenants, and serving notice to limit the chance of information being accidentally shared or accessed. Q: Is text message an approved method of service? A: No, landlords and tenants may now use email as an approved method of service, but text message should only be used for communications where service of a specific document is not required.
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Q: Can I knock on my tenant’s door to provide them with a document? A: No, landlords should stick to other methods of service such as email.
Restricting the Use of Common Areas While many landlords have already taken the prudent step of restricting access to common areas such as gyms, game rooms, or pools by their tenants or guests, the recent announcement cements this as a landlord’s right. Landlords may also set limits to the number of individuals allowed in a laundry room at any given time or post rules prohibiting tenants or their guests from gathering in lobbies or hallways. Q: Do I have to reduce my tenants rent because I am restricting a service or facility such as the pool or gym? A: No, the closure of pools, gyms, games rooms and other common areas is meant to be temporary to ensure the safety of all tenants and the landlord. Landlords are not required to reduce the rent but are also required to re-open such facilities when the government deems it is safe to do so. Q: How do I inform my tenants of these new restrictions? A: Landlords should post signage in common areas explaining the required closures and limitations.
Insurance Challenges By Jordan Fisher, FRESCo Rebates and support for equipment upgrades are available to landlords. The Issue With the insurance industry experiencing its most challenging period in years, many building owners are facing significant increases in insurance costs. In some cases, landlords are receiving outright rejections from insurers. This is particularly true for older buildings, with older infrastructure. Unfortunately, as 80 per cent of B.C.’s apartment buildings are more than 35 years old, and many of these have equipment that is well past its rated life, this represents a huge portion of the rental housing market. Insurers are looking for opportunities to lower risk. An important way to do this is to show that major building components, such as boilers and water heaters, have been upgraded recently. James McCracken of Megson FitzPatrick Insurance Services explains: “Upgrading building systems (including heating, hot water and ventilation systems) will improve the insurability of older buildings. Aging building infrastructure can lead to insurance claims, and because of this, many insurers will not entertain insuring older buildings unless they have been fully upgraded. In this ‘hard’ insurance market, informing insurers of building upgrades…is very important as it makes the property more attractive to underwriters.” Aging heating, hot water, or ventilation equipment not only presents risks from an insurance perspective. Unexpected failure of this equipment can lead to significant disruption for tenants and a huge headache for owners and managers. “Emergency” equipment replacements can cost significantly more than planned replacements. It can also lead to a rushed process where there isn’t time to find the best solution. Whatever install you do get, you’ll be stuck with for many, many years to come.
The Opportunit y The good news is that upgrading to modern, efficient equipment not only helps reduce risk, it also helps conserve energy and reduce utility costs. If your building needs equipment upgrades, there are resources and rebates available to help, such as FortisBC’s Rental Apartment Efficiency Program (RAP). RAP is a free program that helps owners and managers of buildings nine units and larger reduce natural gas consumption by up to 27 per cent and lower water bills. This B.C. wide program is largely known for its free supply and installation of water efficient shower heads and faucet aerators, as well as free energy assessments. More than 1,000 buildings have taken advantage of this program. Many landlords are not aware that the program also includes optional implementation support for upgrades to heating boilers, hot water systems, and make-up air units.
Implementation support includes free support from a professional engineer, an independent expert that can develop specifications for equipment replacements, confirm exact rebate amounts, and assist in getting quotes from qualified contractors. The engineer reviews contractors’ proposals and provides landlords with a business case that outline their options, including costs and estimated savings. The engineer also reviews installations once they are completed to confirm they meet the specifications. Finally, they take care of the paperwork for processing rebates for high efficiency equipment.
What to do if you think your building may benefit from an upgr ade If you’re not sure whether your building may benefit from an upgrade, RAP’s free energy assessment can help you evaluate the situation. This professional evaluation of your building will provide estimates of costs and savings for upgrades of older components, including up-todate details on rebates for new, efficient equipment. For example, rebates for water heaters have just increased, and a new rebate for condensing make-up air units was recently introduced. Summer is the ideal time to replace heating equipment as winter replacements can be challenging to do without additional costs and tenant disruption. As it takes time to evaluate your options, develop specifications, get quotes, and schedule installations — begin the process right away to ensure you have enough time. Jordan Fisher is an energy efficiency consultant with FRESCo (www. frescoltd.com) and the implementation contractor for the FortisBC RAP program. He and his team have helped over 1,000 rental buildings, representing over 48,000 units, improve their buildings and reduce operating costs. For more information on the RAP program go to fortisbc.com/ apartment, email apartmentrebates@fortisbc.com, or call 1-877-327-6137.
SPRING 2020 | 15
THE KEY
Water damage protection 101 By Désirée Larocque and Ray Carson, Sinopé Technologies As a landlord, your bottom line is clearly a primary concern, which means ensuring your investment is managed in the most efficient way possible. One of the challenges resides in maintaining your building in an adequate state while limiting unexpected maintenance costs. This can translate into installing proper protection to prevent future issues. Water damage is the number one cause of insurance claims across Canada. According to a recent survey, 60 per cent of people in Vancouver live in condos where one burst pipe can damage multiple dwellings. Even if you have never suffered from water damage, the risks are high that it may happen. Ensuring your property is equipped with the right protection is undoubtedly worth your investment. Water damage is far more than just thousands of dollars spent on repairs. It is also the emotional burden related to the loss of goods, property deterioration, and all the hassle to coordinate the repairs with everyone. Moreover, water damage can have a significant impact on the rise of building insurance rates when claimed to the insurers. It can also lead to loss of rent if tenants need to relocate for the duration of the repairs.
Protection resides in proactiveness Being proactive with building maintenance by installing a water damage protection system, for instance, will have a positive impact. As reported by the Insurance Brokers Association of British Columbia (IBABC), proactivity “will put your building in the best light and the best position for risk assessment.” Many insurance companies offer rebate programs to their clients equipped with a water damage protection system composed of water leak detectors, a shut-off valve, or both. These programs vary from an insurer to another, and they often aren’t widely advertised. The best way to know what is offered by your insurer is to ask. Like this journalist who called his own insurance company when testing a smart water damage protection system for a product review for Metro newspaper. As a landlord himself, he was interested in learning about the additional benefits the installation of such a device could mean to him. In his case, it turned out to be conclusive, and he confirmed the discount he obtained would repay for the system cost and installation within the next three years. In a nutshell, selecting the right system can save you money, time, and energy in addition to simplifying your life from future water damage events.
Selecting the right system A great variety of water damage protection systems are available on the market, from complicated and expensive solutions to easy-to-use and affordable ones. The first step of your selection process is to evaluate your needs, and the existing plumbing setup of your building as this will impact on the selection of product and installation cost.
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An adequate system would combine leak detectors and a shut-off valve that closes the main water inlet as soon as water is detected to avoid any damage. Ideally, the valve should be compact to fit in narrow spaces, and the head (or controller) should be removable from the valve body to facilitate the installation by a plumber. Smart devices enable remote control of the devices. Opening and closing a valve remotely and receiving alerts on your smartphone through email and SMS are indeed assets to consider. Once you have narrowed down your selection with products that meet your needs, you can move forward with these questions to confirm your choice. 1. Is it easy to use? Ease of use and installation is of the essence. The devices must be easy to set up and to control, both manually and remotely. Simplicity will facilitate use by both the tenant and the landlord, whether it is to close the valve when leaving the property proactively or to react quickly when a leak is detected. Sophisticated devices are also longer to install, which impacts on the installation cost. 2. Is the system automatic? Automatic systems react within seconds to avoid water damage. As soon as one of the water detectors senses a leak, the valve connected to the main water inlet closes, and a notification is sent. Smart water damage protection systems also provide a user interface or app showing where the leak was detected and enabling the possibility to reopen the valve remotely. 3. Is centralized management offered? Centralized management is the best option for anyone who needs to monitor and take action towards several locations, even if it is within
the same building. Hence, landlords should always look for water damage protection systems equipped with such an option. Other essential characteristics of the interface are the ability to monitor and control all devices (valves and water leak detectors) remotely. This is especially important to close a valve proactively when tenants leave on vacation or to receive various alerts through preferred means. Having direct and easy access to the platform also helps for general maintenance, when batteries need to be changed, for instance. A commercial platform, as it is generally called, empowers the manager to be in charge of the entire system and gives direct control to ensure the locations are adequately protected. Additionally, make sure the system you are looking at includes standard alerts, including water detection, low-battery (for batterypowered devices), and frost risk since low temperatures can cause water damage. 4. Is the water flow measured? Valves and water leak sensors can present a wide variety of useful characteristics, and a flow meter is one of them. A leak can be detected in two ways. Water can be sensed on the floor by a detector, or a valve component can identify unusual water activity such as an uninterrupted water flow for an extended period. In the first case, the leak would most likely happen between the wall and an appliance,
such as a washing machine or the dishwasher. In the latter, the leak is happening within the wall, and without a flow meter, it can take days or weeks before it is noticeable. By then, the damage is already made. This second kind of leak is insidious, and selecting a water damage protection system equipped with a flow meter certainly has its benefits. 5. Does my insurer recognize it? Lastly, once all criteria are met by the systems included in your selection, contact insurers to learn about the rebate programs offered. Their discounts may monetize your investment faster than you thought!
Don’t forget the emergency power source! Water damage protection systems should always be equipped with a double power source: electricity as the primary power source, with battery back-up. This ensures enhanced security in the event of a power outage or if batteries run low. When it comes to water damage protection, proactiveness is the key. The selection process is now easier than ever with all the devices available, and installing a water damage protection system certainly conveys more pros than cons.
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SPRING 2020 | 17
THE KEY
Correctly Handling Deposits By Hunter Boucher, Director of Operations, LandlordBC Improperly handling security deposits can present a significant liability for landlords. With the penalty for even a simple mistake being double the deposit, it is vital to have firm understanding of the processes that surround returning, retaining, and documenting deposits. In this article we will cover a few of the most common issues landlords face when dealing with deposits. Most issues for landlords concerning deposits happen at the end of the tenancy after the condition inspection has been completed. Determining when and how to make deductions from a deposit can be a confusing endeavour. As the landlord, you have 15 days from the end of the tenancy or the date you received the forwarding address to deal with the deposit. The first point of confusion lies in determining when you start counting down the 15 days. If at the end of the tenancy, the tenant has provided their forwarding address you must act within 15 days. If, however, the tenant has not provided their forwarding address you do not start counting down the 15 days. The tenant has one year to provide their forwarding address, if they fail to do so they have waived their right to their deposit. Your first option is to return the deposit in full; this does not mean it has to be in the tenant’s hands within 15 days — just that you have
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sent the deposit. We do not recommend returning the deposit in cash, instead use a method that allows you to prove you have in fact returned it such as cheque or email money transfer. If you choose to return the deposit using email money transfer, the tenant is still obligated to provide a forwarding address. The next two options are used when you need to retain all or part of a deposit. Ideally you will calculate the required deductions and come to an agreement on the amount with your tenant. If an agreement can be reached it must be in writing with the tenant’s signature. Both the LandlordBC’s Condition Inspection form and the standard Residential Tenancy Branch form have a section titled Deposit Statement. In this section you record the deposits, interest, and deductions. This is also the form that the tenant can sign in agreement to any deductions. Alternatively, a letter that outlines the deductions and is signed by both landlord and tenant would suffice. If there is deposit left over you must return the remainder within the 15 days. Your last option for making deductions from a deposit is to apply at the Residential Tenancy Branch to retain all or part of either deposit. This is done through the Residential Tenancy Branches Dispute Resolutions process. While the application needs to be made within the 15 days, the hearing itself will be held several months from the application date. There is occasionally confusion as to how to deal with the deposit while you are waiting for your hearing. If you applied within the 15 days, you simply retain the deposit until the hearing has occurred and an arbitrator has issued a decision. If your tenant owes you more than the deposit will cover, you can include this in your application as a monetary order.
Cannabis Refresher
Grant Haddock • Ola Karpik • Oscar Miklos • Kimberly Hui Daniella Lyman • Ripan Hans • Tara Cox • Chloe Sauder
In May of 2018 Bill 30 was presented in the B.C. Legislature. A small section of this bill provided landlords and tenants a clear understanding of their rights and responsibilities regarding the growing and consumption of recreational cannabis.
NOR TH VA NCO U V ER / V IC TO R IA
This change is retroactive to all tenancies entered into before the “Cannabis Control Date” (October 17th 2018), which is the date this
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legislation becomes law. Any agreement entered into after this date must include a prohibition that specifically mentions cannabis or is a broad prohibition, such as the LandlordBC tenancy agreement which bans the smoking and vaping of all combustible materials. The cultivation of cannabis in rentals units has been a major focus of LandlordBC’s advocacy efforts over the past year and we are happy to announce that due to these efforts there will be a retroactive prohibition on the growing, cultivation, and harvest of cannabis in all rental units across B.C. This ban on growing cannabis in rental units is a significant step to ensure landlords retain the right to determine how their property is used. The legislative change states that all tenancy agreements entered into before the “Cannabis Control Date” are considered to prohibit the growing, cultivation, and harvesting of cannabis in the rental units, regardless of whether the agreement has a clause that already includes this prohibition. It is important to note that all tenancies entered into after the “Cannabis Control Date”, must include terms that specifically prohibit the use and growing of cannabis and cannot rely on the retroactive prohibition. LandlordBC members using our most recent agreement will already have these vital clauses. Any agreement entered into after the Cannabis Control Date will be considered to allow smoking and growing cannabis unless there is a clause that specifically prohibits these actions.
2019 Rent Increase The RTB released 2019’s allowable rent increase on September 7th and at 4.5 per cent the rent increase for 2019 is the highest one we have seen in 14 years. This allowable increase applies to all existing tenancies and landlords that choose to raise their rent must follow a legislated process that includes using a government provided form. There are a few key points to understand when considering a rent increase, they include: • The increase must not take effect less than 12 months since the last increase or the date the rent was originally set. • The increase must not take effect less than three months from the date of notice of increase is served. • The increase must be issued on an approved RTB form. • The increase must not be higher than the allowed rate for that year (4.5 per cent for 2019). The process for increasing rent applies to all existing and continuing tenancies, including both month to month and fixed terms. If a fixed term tenancy is ending and the tenant is staying either on another fixed length of time or as a month to month the landlord must still follow the approved rent increase process.
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SPRING 2020 | 19
THE KEY
Federal Tax Threatens Rental Housing By John Dickie, President, Canadian Federation of Apartment Associations CFAA is deeply concerned about the federal government’s proposal to impose an Interest Deductibility Limitation (IDL) of 30 per cent of earnings before interest, taxes, depreciation and amortization (EBITDA) on all business corporations. If the rental housing sector is not given an exemption from the proposed IDL, the income taxes payable by corporations providing rental housing could be doubled in many cases, and substantially increased in other cases.
Source of the request The government says that the proposal to impose a general IDL is a request of the Organization for Economic Cooperation and Development (the OECD). The OECD is an organization of the world’s 37 First World countries, which seeks to harmonize economic and tax policy, while promoting development in the Third World. The OECD recommendation aims to prevent income tax avoidance through the “transfer” of income from high-tax countries (like Canada) to low-tax countries (such as the Cayman Islands). Some multi-national corporations apparently seek to achieve income transfer through taking out high levels of debt in high-tax countries. However, almost all rental housing corporations are not part of a multi-national group, and none use income transfers through low-tax countries for tax avoidance. Rental housing and all real estate is very capital intensive. Rental owners certainly provide on-going services like cleaning and repairs, and pay utilities and insurance, but the bulk of what we provide is the use of a suite in a building. That has been paid for by equity and borrowing, and most buildings are still encumbered with substantial mortgages on which substantial interest is paid. Moreover, Canada and the US have a rental housing industry with a structure different from that of all the other countries in the OECD. In the rest of the OECD, rental housing is almost entirely provided by “mom and pop owners” with, at most, a handful of rental units. They would all be exempt under the OECD’s de minimis rules (rules for excluding small operators). However, in Canada and the US, many rental housing is provided by principal business corporations or real estate investment corporations, which would be subject to the proposed IDL rules. For many rental housing providers, paying 30 or 40or 50 per cent of EBITDA in interest on rental projects is not tax avoidance; rather, it is the usual course of investing in and operating rental housing (or other real estate). Indeed, CMHC insures much of our mortgage financing as part of a deliberate government policy of encouraging the provision of rental housing.
The US ex ample The US has recognized the unique nature of rental housing and commercial real estate by allowing all corporate real estate investors to opt out of the OECD’s IDL rules in exchange for adopting a slightly longer depreciation schedule than would otherwise apply. That longer depreciation allows more depreciation (and thus more tax deferral) than Canada allows to all rental housing providers.
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Impact on rental housing in Canada As noted above, if the rental housing sector is not given an exemption from the proposed IDL, our income taxes could be doubled in many cases, and substantially increased in other cases. That would be devastating to those who have invested in rental housing, and it would be devastating to the various programs under which the Government of Canada, and the other orders of government, encourage the production of rental housing to meet the housing crisis in Greater Vancouver, Greater Victoria, Greater Toronto, and many other growing communities across Canada. Applying an IDL to rental housing would result in: • much less new rental supply, • much less investment in existing rental buildings, • many fewer building upgrades to reduce greenhouse gas emissions, and • higher rents for renters. Applying an IDL to rental housing would run contrary to virtually all other government policies related to the rental housing sector. It would especially hurt the four million Canadians who live in core housing need each year, which the government is seeking to help through the National Housing Strategy.
Conclusion CFAA has put these points to the government, meeting with the Finance Minister’s key political staff, the Prime Minister’s office, the Privy Council office, and numerous influential members of parliament. We have also communicated with the key officials in the finance department, in CMHC and in the office of the minister responsible for housing. LandlordBC assisted CFAA by providing timely information about the impact of the proposal on several B.C. corporate landlords. CFAA appreciates that assistance, and has masked the identities in the report we provided to the government, to keep them strictly confidential. At the time this issue of The Key went to press, Budget 2020 had not been tabled. CFAA and LandlordBC sought a full and automatic exemption for rental housing from any Interest Deductibility Limitation. In the perfect world, the IDL would not go forward at all, or a full and automatic exemption for rental housing (and all real estate) would be included in the announcement. Even if an exemption is not announced, an exemption or an ability to opt out (as is available in the US) may still be attainable through the budget implementation process. If need be, CFAA will fight hard for that. Visit CFAA’s website at www.cfaa-fcapi.org for updates on the budget announcement, CFAA’s work, the status of the issue.
LandlordBC travels across B.C. Thirteen communities benefit from landlord education In 2019, LandlordBC was selected by the Honourable Selina Robinson, Minister of Municipal Affairs and Housing, to develop and administer educational workshops for rental housing providers as part of the recommendations put forth by the B.C.’s Rental Housing Task Force. The Task Force advocated for increased learning opportunities for both landlords and renters on their rights and responsibilities. As a result, last autumn the LandlordBC team travelled across the province to deliver a series of regional educational workshops for landlords, property managers and resident caretakers. We visited 13 communities in seven of the eight provincial regions — it was great to meet so many of you at these workshops and to engage in a candid conversation about your experiences, successes and challenges while operating in this sector. Landlord 101 was an interactive workshop that focused on introducing participants to several pieces of legislation that govern the rental housing sector in B.C. Hunter Boucher, director of operations at LandlordBC, was keen to share the tools and fundamental knowledge needed for successful tenancies. Topics included the basics of the Residential Tenancy Act, the Human Rights Code, and important privacy guidelines from the Office of the Privacy Commissioner. For those who were unable to attend a seminar, LandlordBC organized a two-part webinar that was offered in February. Part two of these workshops was scheduled to take place this April and May. Due to the COVID-19 pandemic, these workshops have
been cancelled. Please keep and eye on our website, newsletters, and social media for information on when they will be rescheduled.
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SPRING 2020 | 21
THE KEY
LandlordBC Breakfast & Learn February 19, 2020 Pinnacle Hotel Harbourfront, Vancouver Our first event of the year was a breakfast & learn held in downtown Vancouver. We started the morning early with a delicious buffet breakfast and intro from CEO David Hutniak. David then asked Ben Nishi, Regional Energy Solutions Manager with Premier sponsor Fortis BC to come out and say a few words about their programs for landlords. Following Ben was Caitlin Lemiski, Director of Policy at the Office of the Privacy Commissioner for BC. Caitlin covered a wide range of topics including an overview of BC’s legal and regulatory landscape, tenant screening and privacy laws, automated decision making, and surveillance. After Caitlin was a rental housing panel discussion with Jill Atkey, CEO, BC Non-Profit Housing Association, Eric Bond, Senior Specialist, Market Analysis (Vancouver), Housing Markets and Indicators, CMHC, and Wendy Waters, Vice President, Research Services & Strategy, GWL Realty Advisors. The focus of this panel was the immediate need for robust investment in new rental housing, recognizing that there are advantages to having the private sector and community housing sector working together to jointly advocate for action by all levels of government to create an environment conducive to building new rental housing, including the
requisite funding to provide homes across the spectrum of incomes. The panel was moderated by CEO David Hutniak. We would like to say a big thank you to everyone who attended and also to our sponsors Fortis BC and BFL Canada Insurance Services.
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SPRING 2020 | 23
THE KEY
Cannabis: Post Legalization By Michael Drouillard It has been over a year since cannabis use and personal use cultivation was legalized in Canada. Despite some predictions that the sky would essentially fall on rental housing providers, it is largely business as usual. Perhaps this is in part because consumers typically choose to purchase cannabis rather than go through the hassle of growing their own in their homes, so the increase in personal use cultivation was not to the magnitude as expected. Also, consumption is not as disruptive to neighbouring occupants as expected, perhaps because the most disruptive means of consuming cannabis, smoking, is not necessarily used as frequently as edibles or vaping. All of this said, there have been many Residential Tenancy Branch hearings in the past year concerning a tenant’s use of cannabis in a rental unit, and so legalization certainly has had an impact on operations, and it is worth reviewing your rights and responsibilities as a landlord as it concerns a tenant’s potential use and cultivation of cannabis in your rental unit. Residential landlords have always had a common law right to restrict a tenant’s use of a property by contract. So, and for example, a landlord can prohibit a tenant from using a rental unit for a commercial purpose by contractual agreement, or from using certain items within it, like water beds. The only restriction on this right is that a landlord in British Columbia cannot impose a term that is unconscionable, conflicts with the Residential Tenancy Act, or contravenes human rights legislation. In this regard, although it is now legally permissible for someone to cultivate cannabis in his or her home, this does not mean you cannot restrict the practice in your rental unit. A landlord can prohibit a tenant from cultivating cannabis in his or her rental unit by contractual agreement. Doing so is not unconscionable, nor does the prohibition conflict with the Residential Tenancy Act. There may be cases where a tenant could show a reasonable basis under the Human Rights Code that the need for personal cultivation is as such that they have a protected right to do so, but such a case is unusual and would extend only to circumstances where there is a bona fide medical reason that cannot be reasonably accommodated by other means. Incidentally, and thanks in part to advocacy by LandlordBC, section 21.1 of the Residential Tenancy Act was enacted by the province before legalization to deem all existing tenancy agreements to include a contractual provision prohibiting a tenant from cultivating cannabis in his or her rental unit unless it is cultivated for a medical purpose under authorization from applicable federal law. This deeming provision protected landlords and the status quo. Moving forward, it is necessary to have express contractual language prohibiting cultivation. Section 21.1 only applied to existing tenancies at the time it was enacted. Notably, the form of residential tenancy agreement offered by LandlordBC includes a prohibition against personal use cultivation. Secondly, a landlord can control how cannabis is consumed in a rental unit. A landlord cannot simply prohibit a tenant from consuming
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cannabis. Although doing so does not breach any express term of the Residential Tenancy Act, such a term likely is unconscionable and would not be enforced by a residential tenancy arbitrator. A landlord can instead, by contract, restrict how cannabis is consumed by, for example, prohibiting cannabis from being smoked in the rental unit. Such a term likely isn’t unconscionable, since it doesn’t blanket prohibit a tenant from using cannabis. In respect of human rights legislation, the tenant would have to demonstrate that smoking cannabis is not only a necessary means of consuming cannabis for a medical purpose, but that this medical need cannot be reasonably accommodated by, for example, requiring the tenant to smoke cannabis outside of the rental unit and away from other building residents. While it is theoretically possible that someone has a medical need of this kind that would have to be accommodated, legitimate cases of this kind seem highly unusual and will not apply to the typical tenant. It’s notable that this area of the law is not yet settled and that there have been no full hearings on the merits before the B.C. Human Rights Tribunal addressing this issue since legalization. Importantly, section 21.1 of the Residential Tenancy Act also deemed all existing tenancy agreements to include a prohibition against smoking cannabis inside the rental unit, provided that the tenancy agreement at the time already had a contractual prohibition or limitation against smoking. To the extent the prohibition or restriction applied to smoking tobacco, it is deemed to include smoking cannabis as well. Also, the LandlordBC form of tenancy agreement includes a prohibition against smoking cannabis. The undersigned’s view is that, with good business practices, including the use of contractual prohibitions against personal use cultivation and the smoking of cannabis in tenancy agreements, as well as a robust and informed approach of accommodation to unusual cases of human rights claims by tenants who claim medical needs to cultivate and smoke cannabis, the impact of legalization on your rental property can be minimized and controlled. Michael Drouillard is a real estate lawyer whose practice is intentionally split between commercial real estate transactions and real estate disputes to give his clients dynamic legal advice in a shifting cooperative or adversarial context. Michael is also a director of LandlordBC.
Hunters Hints By Hunter Boucher, Director of Operations, LandlordBC In December of 2018 the Rental Housing Task Force presented a final report of their in-depth investigation of the rental housing industry. This investigation included significant consultation with landlords and tenants through in-person community forums, written submissions and online discussion. The report, titled Recommendations and Findings primarily focused on 23 recommendations, all with the aim to help modernize the Residential Tenancy Act (RTA) and overall rental housing industry. While the report came out in December of 2018, most of the recommendations are yet to be acted on; this is in part due to the sheer amount of policy work needed to bring these recommendations to life. There are a few recommendations for other pieces of legislation but, most are aimed at the RTA and Residential Tenancy Branch (RTB). The RTB has begun the necessary research and policy work to bring these recommendations to life and we will likely see several years of changes as this work is completed. In this Hunters Hints I will review some of the task force’s recommendations and where they are at. Recommendation 1: Stop renovictions.
Recommendations 5: Strengthen enforcement of the law, including implementing a clear process for making, investigating and reporting administrative penalty complaints. This recommendation addresses the concern many have over how problematic landlords and tenants who repeatedly are found to be non-compliant with the RTA and Residential Tenancy Regulations. The RTB has long had a process to address repeat offenders through administrative penalties though these powers were limited and seldom used. Beginning in 2017 we have seen a strengthening of legislation and the creation of the RTB’s Compliance and Enforcement Unit. The Compliance and Enforcement Unit has a mandate to investigate significant and repeated infractions of the RTA and its regulations and where possible bring the offending parties into compliance. In situations where a landlord or tenant does not come into compliance the Compliance and Enforcement Unit can and has issued administrative penalties. This unit also has the ability to publish its decisions when it feels it may be necessary, and we expect to see several published in the coming months.
This first recommendation is meant to address the concerns many tenants have regarding landlords ending tenancies to allow for repairs or renovations. The recommendation states that the RTB should monitor the situation as we have already seen many changes to this Notice to End Tenancy. There is direction to take further action if the changes already implemented are not successful in curbing misuse of this Notice to End Tenancy. To review, the changes to this Notice to End Tenancy includes an increase to the penalty for bad faith from two months rent compensation to 12 months rent compensation. Additionally, the notice period has changed from two months to four months, which also increased the amount of time a tenant has to dispute the notice to 30 days from the date the notice is received. LandlordBC members have access to extensive guides on the two and four month Notices to End Tenancy in the members only section of the LandlordBC website.
Rob Elliott
550 17,500
Sales Consultant
Cell: Email:
604-724-5827 robe@a1windows.ca
A-1 Windows Mfg Ltd Unit 1 – 8038 Glenwood Drive Burnaby, B.C. V3N 5E9 604-777-8000| www.a1windows.ca
SPRING 2020 | 25
THE KEY Hunters Hints (Cont’d) Recommendation 6: Strengthen penalties for breaking the law, including refusal of service for outstanding administrative penalties. The primary focus of the Compliance and Enforcement Unit is help landlords and tenants come into compliance. If, administrative penalties are levied, failure to pay may result in that party being refused service through the RTB’s Dispute Resolution service. Recommendation 10: Maintain rent tied to the renter, not the unit. Leading up to the publication of the Rental Housing Rask Force’s report, there was significant pressure from various tenants’ advocacy groups to tie rent and specifically rent increases to the rental unit. This would have meant that landlords would not have the ability to raise rent between tenancies higher than the allowed rent increase percentage. The Rental Housing Task Force, due to LandlordBC’s advocacy work, included a recommendation stating that rent increases should remain tied to the renter and not the rental unit. Recommendation 12: Make the Residential Tenancy Branch more responsive, accessible and proactive with more opportunities to learn from and educate landlords and renters on their rights and responsibilities. As LandlordBC is best positioned to address the concerns of landlords and to educate them, the Hon. Selina Robinson, Minister of Municipal Affairs and Housing, commissioned LandlordBC to deliver a series of robust regional educational workshops. These workshops are meant to educate landlords, property managers, rental building managers and resident caretakers on their rights and responsibilities. During the fall of 2019 LandlordBC visited 13 communities across the province delivering a four-hour Landlord 101 workshop. These workshops were just part one of our regional education tour and in the fall of 2020, we will be returning to provide landlords with Landlord 102 which includes education on more complex landlord/ tenant issues. Recommendation 18: Speed up the return of damage deposits to tenants by allowing tenants to make a direct request to the Residential Tenancy Branch for the damage deposit where no damage has been found and reported by the landlord.
In 2017 there was a change to the Residential Tenancy Act that allowed for the option for tenants to apply to have their security deposit returned via a direct request process. The change to the legislation was made, but no action was taken to implement this change. The Rental Housing Task Force highlighted this as a simple step to increase efficiently of RTB’s Dispute Resolution Services. After significant investigation and input from LandlordBC into how to best set up this process, the RTB has now made this tool available. This change is a step in the right direction in the RTB’s efforts to streamline their Dispute Resolution Services and reduce hearing wait times. Overall, the change is minimal. Landlords have 15 days from the date of the end of tenancy or the date they get the forwarding address to properly deal with the deposit; this is not new. If a landlord does not take the appropriate action within this timeline, a tenant may apply for the return of the deposit through dispute resolution. Previously this hearing would be a standard participatory hearing which would be scheduled several weeks to several months out. Under the new process, these claims will be dealt with in a much quicker direct request process. A landlord’s right regarding the use of deposits has not changed and as always, it is important that landlords are educated on how to correctly handle the deposit at the end of tenancy. Summary We will keep our members up-to-date on new developments within our industry, and specifically that stem from The Rental Housing Task Force’s report. LandlordBC is thoroughly engaged with the RTB AD card:q7 12/9/11 9:52 AM Page 1 and other government agencies as the voice of landlords in B.C.
CAMBIE ROOFING & DRAINAGE CONTRACTORS LTD.
604-261-1111
www.cambieroofing.com 1367 East Kent Ave. Vancouver, B.C. V5X 4T6
26 | SPRING 2020
ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND Accounting
D&H Group LLP, CPA’s Michael Louie (604) 731-5881 www.dhgroup.ca Smythe LLP Daniel Lai (604) 687-1231 www.smythecpa.com
Advertising & Promotion
Places4Students.com Laurie Snure (866) 766-0767 www.Places4Students.com
Appliance - Rentals Coinamatic Canada Inc. Jack Ursaki (877) 755-5302 www.coinamatic.com Sparkle Solutions Corp. Connie Goldman (604) 455-8326 www.sparklesolutions.ca
Appliance - Sales
Midland Appliance Gary Braun (604) 278-6131 www.midlandappliance.com Penguin Appliances Sales & Services Harb Sangha (604) 377-6343 www.penguinappliances.ca
Appliance - Sales & Service
Sparkle Solutions Corp. Connie Goldman (604) 455-8326 www.sparklesolutions.ca Coinamatic Canada Inc. Jack Ursaki (877) 755-5302 www.coinamatic.com Handy Appliances Ltd. Rocky Mangat (604) 879-1555 www.handyappliances.ca The Brick LP Sherry Madden (604) 587-6658 www.thebrick.com Trail Appliances Jamie Dosanjh (604) 992-7124 www.trailappliances.com
Asbestos Removal
BMS Plumbing & Mechanical Systems Ltd Tamara Merchan (604) 253-9330 www.bmsmechanical.com Phoenix Restorations Ltd. John Wallis (604) 945-5371 www.phoenixrestorations.com ServiceMaster Restore of Vancouver Janak Lally (604) 435-1220 www.svmvancouver.ca
Biohazard Remediation
Phoenix Restorations Ltd. John Wallis (604) 945-5371 www.phoenixrestorations.com ServiceMaster Restore of Vancouver Janak Lally (604) 435-1220 www.svmvancouver.ca
Building Construction General Contractor Vancouver General Contractors Hussain Khatheer (604) 430-3004 www.vancouvergeneral contractors.com BMS Plumbing & Mechanical Systems Ltd Tamara Merchan (604) 253-9330 www.bmsmechanical.com
Building Envelope
Centra Windows Mark Estrada (604) 882-5010 www.centrawindows.com Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 www.rjc.ca Remdal Painting & Restoration Inc. Paul Maryschak (604) 882-5155 www.remdal.com Remont Construction Ltd. Robert Szpakowski (604) 837-8813 www.remontconstruction.ca
Building ManAgement Greater Vancouver Home Services Shawn Stevens (778) 580-8607 www.greatervancouver homeservices.com
Building Repair & Renovation
Nuwest Contracting Ltd. Debra Gettling (604) 525-6145 www.nuwestcontracting.com Vancouver General Contractors Hussain Khatheer (604) 430-3004 www.vancouvergeneral contractors.com
Credit Reporting Agency
RentCheck Credit Bureau Brenda Maxwell (800) 661-7312 www.rentcheckcorp.com
Elevator Rigid Protection
Inspections-Tenancy Compliance
Energy Efficiency & Conservation
Insurance
Nuwest Contracting Ltd. Debra Gettling (604) 525-6145 www.nuwestcontracting.com Yardi Canada Ltd. Amanda Moreira (905) 671-0315 www.yardi.com FRESCo. Jordan Fisher (778) 783-0315 www.frescoltd.com Wyse Meter Solutions Inc. Jessica Lewis (416) 697-2882 www.wysemeter.com
Engineers
Depreciation Reports
FRESCo. Jordan Fisher (778) 783-0315 www.frescoltd.com Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 www.rjc.ca
Drainage & Sewer
Estate & Succession Planning
Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 www.rjc.ca
Cambie Roofing Contractors Ltd. Paul Skujins (604) 261-1111 www.cambieroofing.com
Draperies and Blinds - Sales Westport Manufacturing Jon Dodge (800) 663-3587 www.west-port.com
Duct Cleaning
Air-Vac Services Canada Ltd. Brent Selby (604) 882-9290 www.airvacservices.com
Electricians
Evanson Electric Ltd. David Evanson (604) 657-7957 www.evansonelectric.com
Elevator
City Elevator Ltd. Heiner Marnet (604) 299-4455 www.cityelevator.ca Metro Elevator Ltd. Preet Binning (604) 569-2977 www.metroelevator.ca
Monarch Financial/ Manulife Securities Inc. Richard Laurencelle (604) 681-2699
EV Charging stations Sparkle Solutions Corp. Connie Goldman (604) 455-8326 www.sparklesolutions.ca
Fire Protection & Monitoring
Community Fire Prevention Ltd. Haley Balewicz (604) 944-9242 www.comfire.ca Vancouver Fire & Radius Security Joslyn Alderson (604) 232-3488 www.vanfire.com
Flooring and Carpeting
Mira Floors Limited Kevin Bergstresser (604) 856-4799 www.mirafloors.com
Canadian Tenant Inspection Services Ltd Anna Garnett (778) 846-9125 www.ctiservices.ca AC&D Insurance Services Ltd. Scott Jamieson (604) 982-1039 www.acd.insurebc.ca BFL Canada Insurance Services Inc. Ana-Maria Enescu (604) 669-9600 www.bflrealestate.ca Capri CMW Gordon Li (604) 294-3301 www.capricmw.ca Megson FitzPatrick Insurance Services Mike Nichol (250) 519-2300 www.megsonfitzpatrick.com Normac Nicole Daniels (604) 221-8258 www.normac.ca
Intercom Repairs & Installation
Vandelta Communication Systems Ltd. Christopher Rae (604) 732-8686 www.vandelta.com
Internet Listing Services Yardi Canada Ltd. Amanda Moreira (905) 671-0315 www.yardi.com
Investment & Retirement Planning Monarch Financial/ Manulife Securities Inc. Richard Laurencelle (604) 681-2699
Landscaping - Lawn & Garden Maintenance BUR-HAN Garden & Lawn Care Robert Hannah (604) 983-2687 www.bur-han.ca
Legal Services
Haddock & Company. Diane Bennett (604) 983-6670 www.haddock-co.ca
This list is intended for use by the members of LandlordBC. It is distributed with the understanding that it does not constitute a recommendation or guarantee from LandlordBC. Rather it is consolidation of recommendations received by LandlordBC from its individual members. Although the information is intended to be beneficial, neither we nor any other party will assume liability for loss of damage as a result of reliance on this material.
SPRING 2020 | 27
THE KEY ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND Lesperance Mendes Lawyers Alex Chang (604) 685-1255 www.lmlaw.ca
Media
MediaEdge Communications Dan Gnocato (604) 549-4521 www.mediaedge.ca
Mortgage Financing
Citifund Capital Coporation Derek Townsend (604) 683-2518 www.citifund.com CMHC Robyn Adamache (604) 737-4161 www.cmhc.ca First National Financial LP. Russ Syme (778) 327-5712 www.firstnational.ca
Online Payment Service Yardi Canada Ltd.. Amanda Moreira (905) 671-0315 www.yardi.com
Paint Sales
Cloverdale Paint Inc Dave Picariello (604) 596-6261 www.cloverdalepaint.com
Painting Service Prostar Painting & Restoration Ltd. Mo Movassaghi (604) 876-3305 www.prostar.ca Remdal Painting & Restoration Inc. Paul Maryschak (604) 882-5155 www.remdal.com
Pest Control
Assured Enviromental Solutions Brett Johnston (604) 463-0007 www.assuredenviromental.ca Solutions Pest Control Ltd. Jason Page (604) 986-8881 www.PestSolutions.ca
Pipe Lining/ Re-Piping CuraFlo of BC Ltd Randy Christie (604) 298-7278 www.curaflo.com
Plumbing/Heating/ Boilers
BMS Plumbing & Mechanical Systems Ltd Tamara Merchan (604) 253-9330 www.bmsmechanical.com
28 | SPRING 2020
Brighter Mechanical Mike Pearson (604) 279-0901 www.brightermechanical.com FRESCo. Jordan Fisher (778) 783-0315 www.frescoltd.com Allied Plumbing, Heating & Air Conditioning Lance Clarke (604) 731-1000 www.allied-plumbing.ca Cambridge Plumbing Systems Ltd. John Jurinak (604) 872-2561 www.cambridgeplumbing.com Montalbano Plumbing Services Ltd. Giovanni Montalbano (604) 444-0222 www.montalbano.ca Viessmann Manufacturing Co. Inc. Randy Stuart (604) 533-9445 www.viessmann.ca Xpert Mechanical & JK Lillie Ltd. Kerry West (604) 294-4540 www.xpertmechanical.com
Printing
Citywide Printing Ltd. Gordon Li (604) 254-7187 www.citywideprint.com
Property Management Ace Agencies Ltd Jason Bugra (778) 908-3695 Advent Real Estate Services Ltd. Michelle Farina (604) 782-6478 Aedis Realty Azi Hosseini (778) 881-4414 Associa British Columbia Inc. Katie Khoo (604) 501-4417 www.associabc.ca Associated Property Management (2001) Ltd. Rob Zivkovic (250) 717-5010 Austeville Properties Ltd. Andrew Abramowich (604) 216-5500 www.austeville.com Avali Management Kimberly Yuen (604) 818-8177 Avenue Asset Management Inc. Stefanie Klassen (778) 558-3377
Bayside Property Services Ltd. Lynda Creamer (604) 432-7774 www.baysideproperty.com Birds Nest Properties Alvin Cheung (604) 260-9955 Bolld Real Estate Management Leo Chrenko (604) 671-0293 www.bolldpm.com CAPREIT Pamela Dimayuga (604) 632-9991 www.capreit.net Casa Rental Management Richard Van Slyke (604) 273-6801 Century 21 Energy Realty Erin Vowles (250) 785-0021 Century 21 Energy Realty Ltd Courtney Steinbach (250) 617-4864 Century 21 In Town Realty Klaus Rode (604) 760-5856 www.klausrode.ca Century 21 Prudential Estates (RMD) Ltd. Mike Blackall (604) 278-2121 www.century21pel.com Century Group Lands Corporation Tina Thygesen 604.948.3832 www.centurygroup.ca Cherry Creek Property Services Ltd. Val Ketel (250) 427-7411 www.ccps.email Coldwell Banker MacPherson Real Estate Ltd. Rob MacPherson (778) 882-0211 www.cbmre.ca Copper Ridge Court Genny Sturhahn (604) 430-5624 Custom Realty Ltd. Jolene Foreman (604) 916-6345 www.cpsreatly.ca Delaney Properties Ltd. Diana Delaney (250) 550-2120 www.rentalsvernon.com Dexter PM Kevin Skipworth (604) 868-3656 www.dexterpm.ca
Dorset Realty Group Canada Ltd. Ron Schuss 604-270-1711 ext. 111 www.dorsetrealty.com DPM Rental Management Ltd. Jane Dennison (604) 982-7059 Eagleson Properties Katherine Eagleson (604) 879-1070 EasyRent Real Estate Services Ltd. Sean Rafati (604) 662-3279 Eco-World Property Management Dan (Vicky) Yin (778) 682-7719 FirstService Residential Brian Rowland (604) 689-6975 www.fsresidential.com GMA Consulting Ltd. Glen Smith (604) 783-5404 Green Door Property Management Ben Green (250) 688-0362 GWL Realty Advisors Marcel Parsons (604) 713-6450 www.gwlrealtyadvisors.com Hathstauwk Holdings Ltd. Winnie Ng (604) 272-7494 Hewett Homes Adrienne Hewett (604) 922-1934 Holywell Properties Adam Major (604) 885-3460 www.holywell.ca HomeLife Benchmark Realty Corp. Robyn Dubord (604) 318-4140 Homelife Peninsula Property Management Doug D Holmes (604) 536-0220 www.penpm.com Hope Street Management Corp. Shamon Kureshi (403) 462-6200 Hugh & McKinnon Realty Ltd. Bruce Robinson (604) 541-5244 www.hughmckinnon.com Hume Investments Ltd. Sally McIntosh (604) 980-9304 www.humeinvestments.com
Hunter McLeod Realty Corp. Richard Anderson (604) 734-8860 Key Property Management Ltd. Lucinda Cooper (604) 764-0240 Lolly Bennett Consultants Lolly Bennett (604) 307-3080 Lougheed Enterprises Ltd. Andrew Statham (604) 980-0067 Macdonald Commercial R.E.S. Ltd. Tony Letvinchuk (604) 736 5611 www.macdonaldcommercial. com Maclab Properties Group Ltd Tina Ding (604) 291-6878 Macro Properties Imran Jivraj (416) 789-0858 www.macroproperties.com Maple Leaf Property Management Apartments Christi Anderson (604) 925-8215 Maxsave Real Estate Services Linda Stacey (250) 562-6228 Metro Vancouver Housing Corporation Stacey Hammond (604) 432-6200 Mountain Town Properties Ltd Jodie Ouimet (250) 368-7166 Murray Hill Developments Ltd. Barry Wiedman (780) 488-0288 Noahdigital George Teichman (778) 902-0396 Oak West Realty Tom Nakatani (604) 728-8230 One Flat Fee Real Estate Marianne Miller (778) 878-7304 www.salesforcemarketingltd. com Porte Realty Ltd. Daniel Bar-Dayan (604) 732-7651 www.porte.ca Prospero International Realty Inc. Jeff Nightingale (604) 669-7733
ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND Raamco International Properties Canadian Ltd. Kimm Zbierski (201) 567-5991 www.raamco.ca RE/MAX Gibsons Andrea Kerr (604) 682-3074 RE/MAX Pentiction Realty Deborah Moore (250) 486-0211 RE/MAX Realty Solutions Ashley Lutke-Schipholt (250) 485-9935 RE/MAX Realty Solutions Laurie Petura (250) 495-3873 Real Property Management Central Carla Browne (306) 229-1690 Realstar Management Colin Martin (604) 970-2444 www.realstar.ca Rent It Furnished Realty Vera Sal (604) 569-2101 Rent Real Estate Services Lucy Willcox (604) 831-5887 Rize Alliance Properties Ltd. David Downs (604) 630-1636 Roboson Holdings Ltd. Sarah Hill (604) 682-2088 www.rennie.com Ronin Property Management Gary Bains (604) 908-8861 Sunstar Realty Ltd. David Mak (604) 436-1335 www.sunrealty.ca Sutton Group - West Coast Realty Cindy Hamel (604) 807-1105 Sutton Max Realty Property Management Wallis Lee (604) 227-3399 www.suttonmaxrealty.com SwiftRent Team / Remax Crest Realty Reza Khatami (604) 239-2144 Tribe Management Fiona Therrien (778) 987-3757
Turner Meakin Management Company Ltd. Brian Meakin (604) 736-7020 Unique Real Estate Accommodations Inc. Nina Ferentinos (604) 984-7368 Valley Realty Jennifer Lal (604) 852-2234 www.valleyrealtyabbotsford.com Vancouver Luxury Realty Eason Yi Zhang (778) 688-1107 Vancouver Rent It Andy Yuen (604) 408-0008 Vancouver Rental Group Seva Roberts (604) 537-4399 Vertica Angela Thomaidis (866) 430-2140 Wesgroup Properties Sarah Liu (604) 648-1800 www.wesgroup.ca Wynn Real Estate Ltd. Juhan Lee (604) 762-4200
Real Estate Sales
CBRE Limited Lance Coulson (604) 662-5141 www.cbre.ca Cushman and Wakefield ULC Phil Joubert (604) 608-5955 www.cushmanwakefield.com Goodman Commercial Inc. Mark Goodman (604) 714-4790 www.goodmanreport.com Jones Lang LaSalle Real Estate Services Inc. (JLL) Patrick McEvay (604) 998-6056 www.jllmultifamilybc.com Macdonald Commercial Real Estate Services Ltd. Dan Schulz (778) 999-5758 www.bcapartmentinsider.com Multifamily Real Estate Services Corporation Seth Baker (778) 235-9293 www.multifamily.ca
Renovation & Repairs BMS Plumbing & Mechanical Systems Ltd Tamara Merchan (604) 253-9330 www.bmsmechanical.com
Centra Windows Mark Estrada (604) 882-5010 www.centrawindows.com Remont Construction Ltd. Robert Szpakowski (604) 837-8813 www.remontconstruction.ca
Re-Piping
BMS Plumbing & Mechanical Systems Ltd Tamara Merchan (604) 253-9330 www.bmsmechanical.com Brighter Mechanical Mike Pearson (604) 279-0901 www.brightermechanical.com Cambridge Plumbing Systems Ltd. John Jurinak (604) 872-2561 www.cambridgeplumbing.com Manna Plumbing Ltd. Chris Kobilke (604) 710-3908 www.mannaplumbing.com
Restoration
Prostar Painting & Restoration Ltd. Mo Movassaghi (604) 876-3305 www.prostar.ca Remdal Painting & Restoration Inc. Paul Maryschak (604) 882-5155 www.remdal.com Phoenix Restorations Ltd. John Wallis (604) 945-5371 www.phoenixrestorations.com ServiceMaster Restore of Vancouver Janak Lally (604) 435-1220 www.svmvancouver.ca
Roofing
Bond Roofing Daniel Fajfar (604) 375-2100 www.bondroofing.ca Cambie Roofing Contractors Ltd. Paul Skujins (604) 261-1111 www.cambieroofing.com Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520v www.rjc.ca
Security & Intercom Systems Vancouver Fire & Radius Security Joslyn Alderson (604) 232-3488 www.vanfire.com
Vandelta Communication Systems Ltd. Christopher Rae (604) 732-8686 www.vandelta.com
Software - Property Management
ITK Consulting Inc. Conal Campbell (604) 916-4386 www.itk-inc.com Pendo Jodelene Weir (855) 522-9464 pen.do/partners/landlordbc Yardi Canada Ltd. Amanda Moreira (905) 671-0315 www.yardi.com
Supplies - Hardware, Building, Maintenance
HD Supply Facilities Maintenance Isabelle Desroches (800) 782-0557 www.hdsupply.ca Rona Inc. Brad LeGrow (604) 314-1366 www.rona.ca The Home Depot Canada Michael Lirangi 416) 571-8940 www.homedepot.ca/proxtra
Wealth Management CIBC - Wood Gundy Gilbert Lam (604) 806-5508 gilbert.lam@cibc.ca www.cibcwg.com/ raymond-shum
Window Replacement/ Installation/ Renovation
A1 Windows Ltd. Rob Elliott (604) 724-5827 www.a1windows.ca Centra Windows Mark Estrada (604) 882-5010 www.centrawindows.com Retro Teck Window Mfg. Ltd Wilfred Prevot (604) 291-6751 www.retrowindow.com
Telecommunications Telus Communications Sarah Ballantyne (250) 253-5395 www.telus.com
Utilities/ Natural Gas Absolute Energy / Bluestream Energy Kirby Morrow (778) 340-1580 www.absolute-energy.ca FortisBC Energy Inc. Chris Alionis (604) 592-7985 www.fortisbc.com
Utility Sub-Metering Enerpro Systems Corp. Andrew Davidson (604) 982-9155 www.enerprosystems.com QMC Meters James Easton (604) 526-5155 www.qmeters.com
Waste/ Recycling
Waste Connections of Canada Inc. Rob Barr (604) 525-2072 www.wasteconnections canada.com
SPRING 2020 | 29
THE KEY ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - VANCOUVER ISLAND Advertising & Promotion
Places4Students.com Laurie Snure (866) 766-0767 www.Places4Students.com
Appliance - Rentals Coinamatic Canada Inc. Jack Ursaki (877) 755-5302 www.coinamatic.com Sparkle Solutions Corp. Connie Goldman (604) 455-8326 www.sparklesolutions.ca
Appliance - Sales & Service
Sparkle Solutions Corp. Connie Goldman (604) 455-8326 www.sparklesolutions.ca Coinamatic Canada Inc. Jack Ursaki (877) 755-5302 www.coinamatic.com The Brick LP Sherry Madden (604) 587-6658 www.thebrick.com Trail Appliances Jamie Dosanjh (604) 992-7124 www.trailappliances.com WestCoast Appliance Gallery Fred Aram (250) 382-0242 www.westcoastappliance.ca
Building Envelope
Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 www.rjc.ca
Cleaning - Carpet & Upholstery
Island Carpet & Upholstrey Cleaning Inc. Ron Gould (250) 590-5060 www.islandcarpetcleaning.ca
Credit Reporting Agency
RentCheck Credit Bureau Brenda Maxwell (800) 661-7312 www.rentcheckcorp.com
Depreciation Reports Read Jones Christoffersen Ltd. (250) 213-2520 www.rjc.ca
Electrical Repairs & Maintenance Brewis Electric Mark Wyatt (250) 383-5157 www.brewiselectric.com
Electrical Service Rushworth Electrical Services Inc. Dustin Rushworth (250) 361-1231 www.rushworthelectric.ca
30 | SPRING 2020
Energy Efficiency & Conservation
Yardi Canada Ltd. Amanda Moreira (905) 671-0315 www.yardi.com FRESCo Jordan Fisher (778) 783-0315 www.frescoltd.com Wyse Meter Solutions Inc. Jessica Lewis (416) 697-2882 www.wysemeter.com
Engineers
FRESCo Jordan Fisher (778) 783-0315 www.frescoltd.com Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 www.rjc.ca
EV Charging Stations Brewis Electric Mark Wyatt (250) 383-5157 www.brewiselectric.com Sparkle Solutions Corp. Connie Goldman (604) 455-8326 www.sparklesolutions.ca
Heating Fuels
Columbia Fuels Chris Mallory (877) 500-4328 www.columbiafuels.com
Inspections-Tenancy Compliance
Canadian Tenant Inspection Services Ltd Anna Garnett (778) 846-9125 www.ctiservices.ca
Insurance
AC&D Insurance Services Ltd. Scott Jamieson (604) 982-1039 www.acd.insurebc.ca BFL Canada Insurance Services Inc. Ana-Marie Enescu (604) 669-9600 www.bflrealestate.ca Capri CMW Gordon Li (604) 294-3301 www.capricmw.ca Megson FitzPatrick Insurance Services Mike Nichol (250) 519-2300 www.megsonfitzpatrick.com
Internet Listing Services Yardi Canada Ltd. Amanda Moreira (905) 671-0315 www.yardi.com
Legal Services
Haddock & Company Diane Bennett (604) 983-6670 www.haddock-co.ca
Media
MediaEdge Communications Dan Gnocato (604) 549-4521 www.mediaedge.ca
Mortgage Financing
CMHC Robyn Adamache (604) 737-4161 www.cmhc.ca
Mortgage Financing
First National Financial LP Russ Syme (778) 327-5712 www.firstnational.ca
Online Payment Service Yardi Canada Ltd. Amanda Moreira (905) 671-0315 www.yardi.com
Pipe Lining/ Re-Piping
Victoria Drain Services Ltd Iris Payne (250) 818-1609 www.victoriadrains.com
Plumbing/Heating/ Boilers Columbia Fuels Chris Mallory (877) 500-4328 www.columbiafuels.com FRESCo Jordan Fisher (778) 783-0315 www.frescoltd.com
Property Management
Advanced Property Management Inc. Lorri Fugle (250) 338-2472 www.advancedpm.ca Brown Bros. Agencies Limited Blane Fowler (250) 385-8771 www.brownbros.com Century 21 Queenswood Cindy Lam (250) 477-1100 www.davidburr.com Charmaine Harris Charmaine Harris (250) 629-9998 Colyvan Pacific Property Management Jodi Levesque (250) 754-4001 www.colyvanpacific.com Complete Residential Property Management Dennie Linkert (250) 370-7093 Cornerstone Properties Ltd. Jason Middleton (250) 475-2005 cornerstoneproperties.bc.ca Countrywide Village Realty Ltd. Tracey Forest (250) 749-6660 Delaney Properties Ltd. Diana Delaney (250) 550-2120 www.rentalsvernon.com
Devon Properties Ltd. David Craig (250) 595-7000 www.devonproperties.com DFH Real Estate Ltd. Megan John (250) 477-7291 Duttons & Co. Real Estate Brian Ogilvie 394 Moss Street (250) 389-1011 Equitex Property Management Cynthia Smith (250) 386-6071 Homelife Peninsula Property Management Doug D Holmes (604) 536-0220 www.penpm.com Kahl Realty Inc. Jason Kahl (250) 391-8484 Maxxam Realty Ltd. Christine Moore (250) 940-3133 Meicor Realty Management Services Inc. Laurie Sims (250) 338-9979 NAI Commercial Central Vancouver Island Ltd. Leslie Ferguson (250) 741-4016 Oakwood Property Management Carol Dobell (250) 704-4391 Pemberton Holmes Property Management Claire Flewelling-Wyatt (250) 478-9141 Proline Management Ltd. Alix Baldwin (250) 475-6440 www.prolinemanagement.com Raamco International Properties Canadian Ltd. Kimm Zbierski (201) 567-5991 www.raamco.ca RealHomes Management Corporation Marlene Jess (250) 590-9919 Royal LePage Pacific Rim Realty Property Management Marilyn Koehle (250) 723-5478 Rowan Property Management Ltd. Arthur Allan (250) 748-9090 TPM Properties Debbie Hunt (250) 383-7663 Widsten Property Management Lindsay Widsten (250) 753-8200
Real Estate Sales
Colliers International Ken Cloak (250) 388-6454 www.colliers.com
Roofing
Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 www.rjc.ca
Security & Intercom Systems Brewis Electric Mark Wyatt (250) 383-5157 www.brewiselectric.com
Software - Property Management Yardi Canada Ltd. Amanda Moreira (905) 671-0315 www.yardi.com ITK Consulting Inc. Conal Campbell (604) 916-4386 www.itk-inc.com Pendo Jodelene Weir (855) 522-9464 pen.do/partners/landlordbc
Supplies - Hardware, Building, Maintenance HD Supply Facilities Maintenance Isabelle Desroches (800) 782-0557 www.hdsupply.ca Rona Inc. Brad LeGrow (604) 314-1366 www.rona.ca The Home Depot Canada Michael Lirangi (416) 571-8940 www.homedepot.ca/proxtra
Telecommunications Telus Communications Sarah Ballantyne (250) 253-5395 www.telus.com
Utilities/ Natural Gas Absolute Energy / Bluestream Energy Kirby Morrow (778) 340-1580 www.absolute-energy.ca FortisBC Energy Inc. Chris Alionis (604) 592-7985 www.fortisbc.com
Waste/ Recycling
Waste Connections of Canada Inc. Rob Barr (604) 525-2072 www.wasteconnections canada.com
Wealth Management CIBC - Wood Gundy Gilbert Lam (604) 806-5508 www.cibcwg/raymond-shum
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NeW
SOLD
Harley House
Hawthorne at Timber Court
1230 Nelson Street, Vancouver
2670 Library Lane, District of North Vancouver 1393 Robson Street, Vancouver
21-storey concrete high-rise in the West End
New purpose-built rental apartment building in Lynn
High-density mixed-use development site
107 suites
Valley featuring 75 suites.
Up to a maximum of 8.75 FSR
Call for price
Call for price
Call for price
reDUCeD
Greenbrier Hotel
UNDer CONrACT
SOLD
Side-by-side buildings
Arlington Court Apartments
Chatelaine Apartment
4651 & 4663 Hastings Street, Burnaby
233 East 14th Avenue, Vancouver
132 West 4th Street, North Vancouver
Mixed-use investment opportunity
54 suites in Mount Pleasant—half a block east of
10 suites in Lower Lonsdale. Close to Lonsdale Quay
Can be purchased on individual basis
Main St. Massive 28,778 SF lot.
and SeaBus station.
$5,250,000 + $2,450,000 (reduced $900,000) Call for price
Listed $3,850,000 SOLD
SOLD
SOLD
Carmel Apartments
Magnolia Manor
Nelson Plaza
1122 Burnaby Street, Vancouver
325 Ash Street, New Westminster
1019 Bute Street, Vancouver
Well-maintained 23-suite apartment building
27-suite three-storey apartment building improved
16-suite West End apartment building with infill
West End neighbourhood
on a large ~21,000 SF lot.
development potential.
Sold $9,600,000
Sold $5,750,000
Sold $8,500,000
Mark Goodman
Cynthia Jagger
Personal Real Estate Corporation
Personal Real Estate Corporation
Direct 604 714 4790 mark@goodmanreport.com
Direct 604 912 9018 cynthia@goodmanreport.com
Goodman Commercial Inc. Office: 604 558 5511 560–2608 Granville Street Vancouver, BC V6H 3V3