Landlord BC Summer 2018

Accommodating Medical Marijuana

Demand for Rental Housing

PM 40063056

SUMMER 2018

IMPACTS OF CANNABIS LEGALIZATION

Supporting Affordable Housing

BeyondAMBITIONS

JLL Multifamily BC goes above and beyond to maximize the value of your real estate decisions so you can be confident you’ve achieved the best result.

Let’s connect, call us or visit us online for the latest market insights!

Patrick McEvay* Vice President

James Blair* Vice President

David Venance* Vice President

+1 604 998 6130 www.jllmultifamilybc.com *Personal Real Estate Corporation

© 2018 Jones Lang LaSalle Americas, Inc. All rights reserved. All information contained herein is from sources deemed reliable; however,no representation or warranty is made to the accuracy.

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

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

David Hutniak Chief Executive Officer

Erin Breier Events & Communications Coordinator

Hunter Boucher Director of Operations

Kimberly Coates Director of Member Engagement

Shona Redman Member Services Representative & CRB Specialist

Lisa Henderson Member Services Representative

Monika Sosnowska Marketing & Communications Specialist

Taylor Hansen Member Services Representative

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

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

CONTENTS 4

CEO’s Message

8

Supporting Affordable Housing

12

Nipping Pot Legislation in the Bud

14

Accommodating Medical Marijuana

16

Marketing Rental Properties

18

Demand for Rental Housing

20

Impacts of Cannabis Legalization

22

Coffee Break Quiz

24

Concrete Tile Roofing

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.

SUMMER 2018 | 3

THE KEY In the past, renting was primarily considered a housing option to meet rising demand and to promote flexibility and better alignment to a more mobile labour market. Renting made it easier for individuals and families to pursue job opportunities or adapt their accommodation to changing family circumstances. Rental housing’s role has evolved to become a critical housing option for an increasing percentage of our population.

...private sector rental property investors must be assured of safe, secure and stable long-term returns...

CEO’S MESSAGE David Hutniak, CEO, LandlordBC “Private sector rental property investors must be assured of safe, secure and stable long-term returns on their investment, and a balanced and fair legislative regime.” LandlordBC British Columbia’s private rental housing sector is critical to the B.C. housing market and to the entire B.C. economy as well. In a November 2014 study published by KPMG Canada entitled Economic Impact Assessment Study – British Columbia’s Rental Housing Sector, it was estimated that the rental housing industry provides homes for more than 30 per cent of B.C. households in approximately 550,000 units of rental housing. This same report confirmed that our industry’s GDP contribution in B.C. was roughly $10.6 billion, which is greater than forestry and mining combined. Furthermore, Statistic Canada/Census Canada reported in the City of Vancouver alone, renter households as a share of all new households rose from 40 per cent in the 2000 – 2011 census period to 76 per cent for the 2011 – 2016 census period, a startling 36 per cent increase. Needless to say our industry’s long-term viability and success has huge social and economic consequences for British Columbians.

4 | SUMMER 2018

In the ground-breaking study entitled Code Red, Generation Squeeze the authors concluded that it now takes 12 years for the typical 25 to 34 year-old Canadian to save a 20 per cent down payment on an average home (up from five years in 1976). In Vancouver that same Canadian would need 23 years to save a 20 per cent down payment!

Home ownership rates are steadily dropping, and the implication is that many more younger Canadians than ever before will be renters for life when compared with preceding generations. The reality is that home ownership will likely become less common for generations of younger Canadians and this is especially true in British Columbia.

A perfect example of this phenomenon can be seen in the Victoria CMA where Stats Can reported that during the 2011 – 2016 census period household growth in the Victoria CMA recorded fewer young homeowners and more renters with an increase of 1,975 owners and 7,385 renters or almost a four-fold difference between young renters and owners.

Given this new reality, it is critical that the government create an environment in which the private rental sector can offer a viable, sustainable and attractive alternative to home ownership. For this to happen, private sector rental property investors must be assured of safe, secure and stable long-term returns on their investment, and a balanced and fair legislative regime.

This government should be recognized for taking recent action for addressing the acknowledged anomalies within the rental market and Residential Tenancy Act that were negatively impacting both responsible renters and landlords. It will take time to know the full impact of these measures on the private rental sector as they “work through the system”. Other government measures which are having an impact on the private rental sector include tax changes introduced in the February 2018 Budget which will increase the cost of building new rental housing and, recommendations by the Office of the Information and Privacy Commissioner of B.C., which will potentially increase operating costs for landlords. It is critical during this review process that the Task Force consider the significant impact on the private rental sector of actions and measures government has already taken.

It is LandlordBC’s view that the Act as it is currently enacted, largely strikes an effective balance between protecting tenants

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Terry Harding, Senior Vice President

Jackson Tang, Vice President

Brandon Harding*, Representative

604 691 6615 | tharding@naicommercial.ca

604 691 6680 | jtang@naicommercial.ca

604 691 6630 | bharding@naicommercial.ca

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THE KEY and allowing landlords to recover expenses and generate modest revenue surplus. However, in the context of the current high tax and expense environment, it does not provide any mechanism for either generating adequate contingency funding for or financing of the major investments required to make sure that the aging purpose-built rental stock keeps up with current environmental and safety standards. As a consequence, owners have not been able to establish reserves for upgrading the aging stock and the condition of much of it has languished, resulting in poor quality, less energy efficient housing. Compounding the challenges in B.C. is the fact that the private rental sector is disproportionately represented by the secondary market to provide rental homes for British Columbians.

It is this secondary market, small, generally less knowledgeable or sophisticated landlords, with mortgage helper basement suites and the like, who are particularly vulnerable to legislative change.

The government, both in its words and recent actions, has acknowledged that the chronic shortage of rental supply, most notably purpose-built rental housing, is the primary contributor to today’s rental housing crisis in B.C. In this context it is important for the government to implement tax incentives and legislative change supporting current owners of long-term, purpose-built rental housing and prospective investors to make development of rental housing as competitive as market condominiums. Notwithstanding some recent growth in purpose-built rental housing development, primarily driven by record low interest rates, the rental housing market in B.C. is highly volatile and we are on the cusp of our worst nightmare, the steady inching up of interest rates. Higher interest rates will turn the

challenging economics associated with building new purpose-built rental housing into untenable economics and cause developers to retreat to condo development.

The continuing concern expressed by all parties about timely access to accurate and timely justice at the Residential Tenancy Branch (RTB), is an administrative and financial matter, not a legislative one.

Those delays appear to be exacerbated by irresponsible tenants who repeatedly prey on small landlords.

Furthermore, while LandlordBC has long held the view that rent controls do not truly help renters and can ultimately contribute to inferior and poorly maintained rental housing, we accept that in the current environment, until perhaps such time as we can achieve market balance for a consistent period of time (ie: vacancy rates of 3-5 per cent), that it would be untenable for the government to phase them out. We get that.

It is a universal and strongly held view by our organization and our industry that the government must retain two critical elements of the current Act: 1) the Annual Allowable Increase of 2 per cent + CPI (we note some stakeholders suggesting the Annual Allowable Increase should be changed to just CPI) and, 2) rent controls tied to the tenant not the unit ie: the ability for a landlord to negotiate a new tenancy at tenant turnover on the basis of the market and the actual cost to deliver safe, secure rental housing.

Any reconfiguring of either of these existing provisions under the Act will cause irreparable long-term harm to both renters and landlords. The economics to continue providing rental housing will unravel, as will the incentive and ability to invest in one’s property.

Further, it will be impossible to build any business case for the construction of new purpose-built rental housing. This in our view is the only way in which the private sector can address the critical shortcoming in supply.

LandlordBC appreciates and supports the high priority government has placed on housing. LandlordBC also appreciates government’s significant additional funding commitment to the RTB and its decision to create a new Compliance Unit. LandlordBC is committed to continue to be an active and progressive partner with government.

LEGAL SERVICES FOR RESIDENTIAL & COMMERCIAL LANDLORDS

On May 28, 2018, the Rental Housing Task Force announced the launch of a province wide engagement. British Columbia’s Rental Housing Task Force will tour the province in June 2018, stopping in 10 communities to engage British Columbians.

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

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The task force is leading a review to modernize and balance provincial tenancy laws to provide safe, secure and affordable housing. The focus will be on both renters and rental housing providers. The public will have the opportunity to provide feedback on a range of issues of importance to them by attending a regional public meeting, making a written submission and sharing their ideas via an online engagement site. We encourage all LandlordBC members to share their ideas with the Rental Housing Task Force.

To share your ideas, or for more information on community meeting locations, visit the online engagement site before July 6th at 4 pm: engage.gov.bc.ca/rentalhousingtaskforce.

6 | SUMMER 2018

THE KEY

Supporting Affordable Housing

By Jeanette Wilkinson, Communications Specialist, CMHC Housing is at the centre of a vigorous debate about the kinds of communities we want to have in this country. Daily headlines remind us of the affordability pressures many Canadians are facing, especially in Toronto and Vancouver.

In June 2016, the government asked CMHC to lead the development of a National Housing Strategy (NHS). The vision was simple: ensure that Canadians have access to housing that meets their needs and that they can afford. Building and executing that vision, however, is anything but simple.

Over a four month period, we talked to hundreds of experts and stakeholders to get their input. We supported Indigenous groups in carrying out their own conversations, met with the mayors of our largest cities and sat down with those who live our most difficult housing challenges: the homeless, disabled people, newcomers, low-income earners, seniors, survivors of family violence, refugees, veterans and Indigenous peoples.

Our provincial and territorial partners played an integral role in shaping this strategy and will be crucial in delivering results to those who need them most.

We looked beyond our own borders for successful housing policies and initiatives that could be adapted here at home. We found these in Germany, Ireland, New Zealand, the United Kingdom and the United States. We took the best ideas and key themes and began framing our strategy. Then, we put up the walls, a roof, fashioned the interior space and furnished it as a balanced strategy to serve our most vulnerable citizens. On November 22nd last year, we threw open the doors on our new National Housing Strategy.

It’s a 10-year, $40 billion dollar commitment ­­— the federal government’s key investments in social infrastructure will help strengthen the middle class, promote inclusive growth for Canadians and lift more Canadians out of poverty. In 2016, 1.7 million Canadians were living in housing need, meaning that more than 30 per cent of their income was committed to shelter. The strategy will lift 530,000 households out of need, help cut chronic and episodic homelessness by half, repair 300,000 affordable housing units and build 100,000 new ones across the country.

Let’s look at an example of a market where the NHS will make a difference: Vancouver. It’s a beautiful, liveable city but it has its challenges — affordability for one. A recent survey ranking unaffordable cities put Vancouver third — after Hong Kong and Sydney. Some of Vancouver’s challenges are market based. They are linked to supply issues, high housing prices, high demand for rental housing and a rock-bottom vacancy rate.

Vancouver is missing the “right” supply to respond to its strong housing demands. Much of the construction is for one-bedroom or high end units. This is not ideal for residents who need familyoriented homes with three or more bedrooms or affordable rental units, more in line with their incomes.

8 | SUMMER 2018

Vancouver is also dealing with high housing prices sparked by demand from both residents and non-residents. Speculation in the housing market has also contributed to increased prices. In the rental market, high demand has led to consistently low vacancy rates. With the price of homeownership steadily increasing, many prospective home buyers choose to stay in rental accommodation longer. Further, high levels of migration to Vancouver are placing greater strain on the already-limited supply of affordable rental units.

Homelessness, too, is a pressing issue that cannot be ignored. On any given night in Canada, 25,000 people are without a warm place to sleep. On a night in March 2017, the B.C. Non-Profit Housing Association took a homelessness count: 3,605 in Metro Vancouver and an additional 606 people in the Fraser Valley Regional District.

A key component of the NHS is $2.2 billion over 10 years to help communities provide stable housing for those who are homeless.

Our goal is to reduce chronic homelessness by 50 per cent.

The NHS is primarily focused on helping those in greatest need.

However, it includes tools, initiatives and investments that will benefit all Canadians, regardless of whether they are seeking temporary shelter, living in community housing, looking for an affordable rental or considering buying a home.

In addition to billions of dollars in investments to encourage the construction of new affordable housing, the NHS includes new data and research initiatives to inform policy on affordable homeownership, urban planning and infrastructure spending so that all levels of government can better address housing needs. All programs and initiatives will be flexible and developed with significant local input to best tackle issues across the country.

We are already seeing this work in action in Vancouver. In February 2016, a 40-unit building opened its doors at 220 Terminal Avenue in the city’s Strathcona neighbourhood. The project’s modular units can be moved to another vacant site when the current land is needed for development. It was the first project announced under the Affordable Rental Innovation Fund and made possible through partnerships with the City of Vancouver and the Vancouver Affordable Housing Agency (VAHA).

There will be more of these exciting partnerships and projects as we continue to roll out the NHS in 2018. Working hand in hand with the provinces, territories, municipalities and housing partners, we will achieve better housing outcomes for Canadians.

THE KEY Supporting Affordable Housing (Cont’d) Earlier this year, the federal government began consultations to support legislation promoting a human rights-based approach to housing. Future governments will be obligated to maintain a strategy that prioritizes the needs of the most vulnerable.

At the core of the NHS is the idea of affordability and the key to increasing and maintaining a stock of affordable housing is alleviating supply challenges in some of Canada’s highest priced housing markets. We need a concerted effort involving all levels of government as well as the private and not-for-profit sectors to fundamentally rethink how land is planned, zoned and developed.

We also need to work together to de-stigmatize the idea of renting.

Remember: rent or own, it’s still a home.

This shift in thinking supports the most vulnerable groups in our society by ensuring a greater supply of housing for low-and middleincome workers so that they can move closer to the jobs they want. Through the new National Housing Co-investment Fund, for example, CMHC will make as much as $16 billion available over 10 years in loans and contributions to enable levels of government and the private and not-for-profit sectors to build new affordable housing, preserve the existing affordable housing supply, and develop new housing solutions.

This represents our primary financial contribution to new housing supply. Through this fund, we expect to create up to 60,000 new

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The NHS is an ambitious plan and getting it right is a big job. As Canada’s authority on housing, CMHC is doing its part. Our goal is to be an organization that is innovative, gets things done and is admired

by Canadians. Three years ago we took a hard look at ourselves and decided we needed to do things differently. We have undergone a difficult and liberating transformation in order to better manage housing risks and help Canadians meet their housing needs. Our team across the country now stands ready to help ensure every Canadian has a home that meets their needs and that they can afford.

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THE KEY

Nipping Pot Legislation in the Bud

By Kimberly Hui, Lawyer, Haddock & Company Lawyers What landlords should know about the Cannabis Act

• Adults will be allowed to grow up to four cannabis plants per household, but they may not be visible from public spaces; • Landlords will have the right to ban cultivation in a tenant’s unit; and

Where there’s smoke, there’s trouble, but provincial policy in B.C. may have nipped some of the potential problems landlords may face with the legalization of marijuana in the bud.

• Landlords will be able to restrict or prohibit non-medical cannabis smoking and vaping at tenanted properties.

As Canada waits for the Cannabis Act (Bill C-45), which provides for the legalization of recreational marijuana to come into force, the B.C. government has released some regulations around the smoking and growing of marijuana. However, some of the details are still a bit hazy.

Smoking cannabis in a tenant’s unit

Landlords of residential buildings must be aware of the new rules ahead of legalization, which is expected to come into force by July 2018. Some say that the legalization of marijuana will sow seeds of conflict in residential tenancies, but the new rules introduced by the provincial government seemingly protect landlords to a certain degree.

Landlords do have the green light to ban marijuana smoke, but what about residential buildings that do allow smoking? There are situations where buildings are not entirely smoke free and some tenants are grandfathered into an older tenancy agreement that allows for tobacco smoke and potentially the smoking of marijuana once it is legalized.

What we know so far

Landlords have the option to revise an existing tenancy agreement with current tenants to ban the smoking of marijuana specifically.

Additionally, under the Residential Tenancy Act (the Act), landlords may end a tenancy for cause. If a tenant has unreasonably disturbed another resident of the building or the landlord, a landlord may have grounds to issue a one month notice to end tenancy. Some residents of a multi-tenanted building may be sensitive to marijuana smoke as its smell has the potential of lingering and can enter another tenant’s unit. If this occurs, a landlord may rely on their statutory right to end a tenancy if they have sufficient evidence that the marijuana smoke has unreasonably disturbed another tenant.

• The legal age of possession will be 19, with adults allowed to possess up to 30 grams of non-medical cannabis;

Existing leases that prohibit smoking tobacco will also ban the smoking of marijuana even if it does not clearly state this, except for federally authorized medical cannabis.

Growing cannabis in a tenant’s unit On April 26th, the B.C. government announced new legislation which will deem existing tenancy agreements to prohibit the growing of cannabis. If landlords agree that a tenant can grow marijuana in the rental unit, landlords should ensure that they do not get into the weeds. It would be prudent for landlords to utilize their right to enter the rental unit and conduct inspections as allowed for under the Act.

450

As the Cannabis Act is currently half-baked, landlords will have to stay highly alert of any new upcoming changes to the legislation. One particular issue to be aware of is that the legalization of marijuana is much more nuanced than for instance, tobacco because of marijuana’s medicinal uses.

Cannabis may be a concern for landlords but they must remember to balance their rights as owners with the rights of their tenants. In order to ensure a successful tenancy, it will become a joint effort by all parties involved as further details unfold.

Kimberly Hui is a lawyer at Haddock & Company in North Vancouver.

She advises on all aspects of strata property law, landlord and tenant law, co-operative housing law and human rights complaints that arise.

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THE KEY

Accommodating Medical Marijuana

By Laura Track, human rights lawyer and director of education, BC Human Rights Clinic With marijuana legalization on the near horizon, landlords need to be aware of their obligations under B.C.’s Human Rights Code. There are situations where human rights laws may make it unlawful to end a tenancy because the tenant is growing or using marijuana in their unit.

As of July 2017, more than 200,000 Canadians had prescriptions for medical marijuana. Tens of thousands more use marijuana without a prescription to treat a range of serious medical conditions.

Marijuana is an extremely important medication for millions of people. For many, there is no other treatment that provides them the relief that marijuana does.

Here are some of the takeaways from my last article on the duty to accommodate (The Key Spring 2018) that are relevant to the issue of marijuana use in rental units: • Landlords play an important role in protecting human rights by providing inclusive, discrimination-free housing.

• The duty to accommodate requires landlords to meet the special needs of their tenants when those needs relate to characteristics protected by the Human Rights Code.

• Disabilities are protected from discrimination by the code.

• Landlords must accommodate tenants with disabilities to the point of “undue hardship.”

• Things like the cost of a requested accommodation and its impact on other tenants are relevant to determining undue hardship.

Landlords have a duty to accommodate people with disabilities who use medical marijuana as treatment. Importantly, it doesn’t necessarily matter whether they have a medical prescription or a legal authorization to grow or consume marijuana. The BC Human Rights Tribunal has held that evicting someone who uses or grows marijuana for a medical purpose in their home could be a violation of the code.

For example, in Goluch v Victoria Housing Society, Goluch had a license to grow and smoke marijuana for medical purposes. The landlord told her that the building’s policies prohibited marijuana consumption, and that her legal authorization did not matter. She was evicted. In a preliminary decision, the Tribunal held that Goluch’s complaint had a reasonable prospect of success. It was plausible that she would be able to prove that her eviction was connected to the disabilities for which she was using marijuana.

In Smith v Tung, Smith alleged that the landlord refused to rent a home to him because he intended to grow marijuana on the property.

Smith held a valid license to grow and consume marijuana for medical purposes. In a preliminary decision denying the landlord’s attempt to have the complaint dismissed, the Tribunal said that the acts alleged in Smith’s complaint, if proved, could contravene the code. This was even so though it wasn’t clear that the landlord was aware of Smith’s disabilities. The fact that the landlord was aware that Smith intended to grow marijuana for medical purposes was enough to connect the landlord’s refusal to Smith’s disability.

These cases show that refusing to rent to or evicting someone for growing or consuming medical marijuana could violate the Human Rights Code. In these cases, the landlords made no attempt to accommodate the tenants’ disabilities. They failed to consider how the tenant’s need for medical marijuana could be reconciled with the landlord’s concerns. This is the essence of the duty to accommodate.

A landlord’s duty to accommodate is not without limit. The threshold is “undue hardship” —­ the point at which you’ve done everything it’s reasonable to expect you to do, and beyond which it is unreasonable to expect you to go. So with respect to medical marijuana use, where is the undue hardship line?

It is probably an undue hardship to allow cultivation of marijuana that causes damage to the unit. In Buchanan v Spelchan, the tenant had a legal authorization to grow marijuana plants, but was growing them in a way that caused mould and excessive moisture to develop throughout the unit. The tenant appeared unwilling to discuss these concerns with the landlord. In these circumstances, the Tribunal dismissed the tenant’s complaint about his eviction on the basis

14 | SUMMER 2018

that the landlord would be able to prove he had accommodated the tenant to the point of undue hardship.

that the respondents had accommodated the tenants to the point of undue hardship and dismissed their complaint.

Finding an appropriate accommodation for a tenant’s medical needs is a joint-endeavour (forgive the pun!). The landlord and tenant must work together to figure out a reasonable accommodation and how any legitimate concerns can be addressed. In the tenancy context, the rights of other tenants to the quiet enjoyment of their homes free from issues like second-hand smoke, excessive odour, and safety concerns related to unsafe growing, must all be factored into the plan.

The upshot of all of this is that a blanket policy or lease term prohibiting all consumption or growing of marijuana is on shaky ground from a human rights perspective. The code supersedes a rental contract. A landlord cannot rely on a breach of a rental agreement’s no-smoking clause if the reason for the breach is connected to a tenant’s disability.

The case of Borutski v Crescent Housing Society provides helpful guidance on the steps landlords can take to balance the rights of their tenants. The case was mainly about second-hand cigarette smoke, and the complainants were people whose health was impacted by other tenants’ smoking. The respondents had taken steps to try to accommodate the affected tenants, including implementing no-smoking zones, moving an outdoor smoking pit, weather-stripping units, relocating affected tenants away from suites occupied by smokers, and obtaining quotes to install a new ventilation system (though given the cost of the new system, the Tribunal held it was reasonable that it was not ultimately installed).

Moreover, the complainants had been unreasonable themselves in rejecting some of the offered accommodations. The Tribunal held

The code also has what’s called “quasi-constitutional” status, meaning that it sits above other laws. If there is a conflict between the code and another law, like the Residential Tenancy Act, the code prevails. All laws, rules, policies and contracts must align with the Human Rights Code or they risk being unenforceable.

People with disabilities have a right to use medication that supports their health and well-being. Denying them accommodation or evicting them for doing so could run afoul of B.C.’s Human Rights Code.

These situations must be assessed on a case-by-case basis with an eye to ensuring that people can live together safely, securely, and with their medical needs reasonably accommodated.

Laura Track is a human rights lawyer and educator at BC Human Rights Clinic. This article is second in a series.

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SUMMER 2018 | 15

THE KEY

Marketing Rental Properties

By Shamon Kureshi, president & CEO, Hope Street Management Corporation In a most basic form, marketing is any method a vendor engages to persuade a customer to buy a product or service. This can include radio advertising for a massive sale, sending direct mail to past customers telling of a new offer, or creating a website to provide details on a new service or product offered for sale. Marketing could also include personal referrals, in person selling, and discussing a product or service transaction with a potential customer.

Landlords need to market themselves and their business every time a vacancy comes up. In order to effectively maximize cash flow at a rental property and increase ROI, a well thought out, effective, and efficient marketing plan is an absolute must.

Landlords who spend considerable time, effort, and money renovating a rental property from the ground up, or who carefully and meticulously clean a unit to create a tidy and inviting first impression but do not place a strong enough effort on marketing the property to the right tenants, sell themselves short on potential profits.

In this article, we’ll discuss some effective, modern, and usually free methods of marketing your property effectively in order to maximize occupancy rates, tenant satisfaction, and profitability.

The Paradox of Rental Marketing Conventional marketing requires a marketer to be mindful of every step of the process of selling. This can start with creating an advertisement and end with closing the sale through a personal, physical interaction. This process can include graphic design, audio marketing, print marketing, personal selling, closing the deal, etc. A used car dealership or furniture shop has the task of attracting the attention of the prospective customer, providing some compelling reason for them to attend the marketplace, and then converting the prospective buyer into an actual buyer who leaves the interaction possessing something that they did not possess previously.

Rental marketing conversely is a much simpler task because the process ends upon the prospect arriving to view the property. A landlord does not need to sell a suitable property to a prospective renter, if the landlord’s property is well taken care of and priced consistently with market conditions; then the prospective tenant will assume the role of marketer and try to convince the landlord of the merits of their application.

From the marketing perspective, this is great news because the work of the landlord becomes easier by cutting the workload in half. The landlord’s primary objective during the marketing process is to attract the attention of the renter, not persuade them to buy. Contrast this with any retail business where attracting attention is only half of the battle and landlords everywhere should breathe a sigh of relief.

How is the Industry Changing?

Landlords who have spent any significant amount of money on advertising their properties in out-dated mediums like newspapers or community newsletters realize that times have evolved and

16 | SUMMER 2018

these methods are no longer effective. Ten years ago, a three line printed classified advertisement for an accurately priced one bedroom apartment would generate dozens of useful and credible inquiries from perspective renters. Today, landlords are likely to find a questionable response to such ads at best, and no response whatsoever to the ads at worst.

The reality of our modern world is that rental marketing efforts require a significant web presence, period. While numerous other methods are still available to market your rental property offline, landlords who choose to ignore web based marketing for their vacant units are bypassing the single largest source of credible rental inquiries available anywhere. Web marketing is inexpensive when examining the ratio of cost to the size of the target audience.

Landlords can reach a wide audience of prospective tenants for a fraction of traditional advertising costs. The nature of the web based advertising medium allows renters to research and to preview the product conveniently from anywhere. Therefore, landlords have the advantage of appealing to consumers in a medium that can bring results quickly and with a more targeted response.

Another significant development to the rental marketing scene in recent years is the introduction of the concept of negative marketing.

Negative marketing refers to an increasingly common occurrence where a tenant or other group with a complaint (legitimate or not), seeks to discredit the landlord through whatever means available.

The Internet’s ability to transfer ideas across the globe means that negative marketing can be extremely detrimental, and could have a huge impact on a business or landlord. A few quick tweets from a disgruntled renter and landlords can have difficulty trying to find tenants for months afterwards. Websites like Yelp and search engines with customer reviews like Google Local are set up legitimately for members of the public to provide a common sense, fair review of a business or service based on their experiences. Unfortunately abuses of such services exist and can be extremely detrimental to landlords.

What are Some Tips for Rental Marketing?

• Post Online Listings. While this may seem elementary, many landlords still do not use website marketing as a primary source of attracting tenants to a property. Web listings are inexpensive (or free), are environmentally friendly (no paper), provide ample/ unlimited space to fully describe the property in question, usually allow for numerous pictures and can usually be picked up easily by the major search engines. Free listing sites (such as kijiji or craigslist) usually benefit from a huge inventory of rental listings, creating increased website traffic and subsequently receiving more web hits than other forms of listing sites. The greatest number of inquiries will come from such sites Targeted rental listing websites such as RentFaster.ca, Viewit.ca, or RentSpot.com are purpose built to provide marketing support to landlords. Purpose built websites will get less traffic than the free

sites, but landlords will find more serious responses from renters.

Landlords will get the best response by having pictures, a clear and concise description of the property, truthful information, and clear instructions for prospective tenants on exactly what to do.

• Pictures. The old adage that a picture can speak a thousand words holds true more than ever in rental marketing. Poor quality pictures will leave prospective renters with a sour taste in their mouth. Take dozens of pictures with a high quality camera using a variety of settings and angles. Make sure that there is a lot of light and if possible take your pictures on a day when it is sunny. Once the pictures have been taken, narrow down the selection to the top 10 or 15 pictures and be sure not to have more than one picture of the same area of the property.

Excellent web apps are available to help edit, crop, and balance out the pictures which will have a huge benefit to the overall appeal of them and generate more inquiries from your perspective tenants.

Look for apps like aperture or instagram to help edit and improve property photos.

• Descriptions. A good description for a rental property listing can make the difference between a tenant choosing to inquire or choosing to move on to the next property that has a clear and concise description of its main attributes and benefits. As a general rule, renters will respond better to a thorough description of the

benefits of a property more so than to a matter-of-fact description of the features of the property. A well-crafted description will mention that renters can “bathe in morning sunlight while having an inspiring and enlightening cup of herbal tea in their new urban oasis”, as opposed to a more basic description of the features of the home like, “Large window in kitchen.” Additionally, a clear call to action is a must-have element of a well written description. Let the tenants know exactly what it is that you want them to do.

• Videos. The runaway success of video sharing websites like YouTube and Vimeo has made online video sharing a significant and powerful new marketing method for landlords. Besides providing a great way to show a property to prospective renters, most videos are easily searchable and will show up on search results to add an new element of traffic.

• Facebook. We already know that Facebook has one billion users, and that social media is hot so prospective renters will be found there. Facebook accounts are free, and posting details and pictures of a vacant rental property provides enormous potential. With suitable promotion, compelling descriptions and clear pictures, a listing can go viral to reach thousands of people. Asking Facebook friends to assist in marketing efforts by sharing a landlord’s listing with somebody looking for a rental property is a highly effective way to generate interest.

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SUMMER 2018 | 17

THE KEY

Demand for Rental Housing

By Aly F. Jiwan, CEO, Redbrick Properties Inc. Redbrick Properties Launches First Purpose-Built Rental Building in Coquitlam in 40 Years The Lower Mainland’s housing crisis has provided many challenges for governments and also for the private sector. In the rental housing industry we have faced a market that has not, until very recently, rewarded the development of new rental buildings. The shortage of rental housing in Greater Vancouver has grown more acute in the four decades since the 1970s. Decades of government policies that were biased in favour of the economics of condo buildings over rental buildings resulted in almost no new rental buildings being built since the late 1970s. Only in the last few years municipalities like Vancouver, North Vancouver, New Westminster and recently Coquitlam have enacted secured market rental policies to spur the development of much needed rental housing.

Recently, at Redbrick Properties Inc., we have come to recognize that the existing stock of market rental buildings is coming to the end of its useful life, that there is great demand for a new supply of market rental units, and that developing and building new purposebuilt market rental units is economically justified with appropriate flexibility offered from municipal bylaw restrictions.

As a result, our company has decided to develop new purposebuilt rental buildings. Redbrick Properties Inc. was the first in four decades to propose and receive approval for a 100 per cent standalone purpose-built market rental building in the City of Coquitlam.

Our project was approved by council in December, 2015 as the first purpose-built rental building under City of Coquitlam’s new Housing Affordability Strategy (HAS). The HAS provides relaxations (e.g. increased density, much less common area amenity space and lower parking requirements) that make new rental buildings economical to build. Our new 41 unit rental building is now under construction and we anticipate it will be ready for occupancy in August, 2019.

It is definitely a positive sign that some municipalities have enacted policies to encourage new rental housing. However more still needs to be done. And our experience shows that there are still many hurdles and challenges that need to be overcome in the process. We were very fortunate to receive approval for our project even though Coquitlam did not have a formal policy for new secured market rental in place when we submitted our proposal. We were also very fortunate to have the strong support and advice from (at the time) Coquitlam-Maillardville MLA Selina Robinson who is now Minister of Municipal Affairs and Housing. Minister Robinson has been a very strong supporter of the need for more market rental housing generally and a main part of the new NDP government’s housing plan involves creating new rental housing (by the public sector, non-profits and the private sector). LandlordBC has been a great advocate for our industry with all levels of government and is continuing to lobby for policies that will encourage the development of new rental housing.

18 | SUMMER 2018

We held a ground-breaking event on March 17, 2018 and were happy to have Minister Robinson as our guest of honour along with Mayor Richard Stewart and LandlordBC CEO David Hutniak as distinguished speakers. Several Coquitlam city councillors were also in attendance.

The event was a great success. Minister Robinson offered enthusiastic words of support for our project in satisfying the need for greater housing choices in Coquitlam and she stressed the need for more purpose-built market rental housing in general. Mayor Stewart said he was pleasantly surprised that we made this project work and also spoke of the need for new purpose-built rental housing.

LandlordBC CEO David Hutniak highlighted the economic challenges faced by rental building developers and the need for progressive government policies in favour of rental housing supply. Abdul Jiwan, president of Redbrick Properties Inc., noted that since our project was approved, 2,500 new rental units were proposed or approved in Coquitlam under the new HAS including several by the largest, most prominent real estate developers in B.C. The event was very well received by the public and media coverage was extremely positive.

The positive experience from our ground-breaking event and generally the positive response from the public towards new rental housing should give market rental housing developers, owners and all levels of government confidence (rather than hesitation) to pursue even more progressive and aggressive pro-rental supply policies such as: • Municipal governments can be even more progressive with more density, less parking requirements, lower costs and speedier approvals. But we would caution against going backwards with onerous inclusionary zoning policies (such as below market suites, larger suite types such as three bedrooms and more common area amenity space); • The provincial government should enact policies to get municipal governments to expedite rental project approvals; • The provincial government should stay away from rent controls or other polices that would worsen the economics of rental housing;

• The provincial government’s recent proposal to allow municipalities to have “rental only” zones can be a helpful policy if implemented in the right way. For example, the introduction of rental only zones should: • not replace (but supplement) existing municipal rental supply policies; • apply to a diverse set of locations and not relegate rental zones to specific areas only; and • ensure that enough buildable square feet density is granted in rental-only zones in order to: (1) give existing landowners enough “land lift” in aggregate dollars (which is the important metric to incent them to sell - without existing landowners willing to sell to rental developers, it will be a failed policy) thereby not reducing the aggregate land lift relative to similar condo land lifts and (2) reduce the land cost per buildable square feet (which is the important metric for the economics of development) for rental developers.

• On the provincial government’s recent new housing tax measures, we agree with LandlordBC CEO David Hutniak’s April 10, 2018 Vancouver Sun Op-ed: (http://vancouversun.com/opinion/op-ed/ david-hutniak-renters-bear-additional-cost-of-taxes-imposed-on-owners) • Since it was never the stated intent of the provincial government to hit purpose-built rental housing with added taxes, we hope that they will exempt (or rebate upon permits) the new “speculation” tax,

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PTT hike and school tax hike on development sites (e.g. single-family homes assembled) for new purpose-built rental projects.; and • The federal government should stick to their campaign promise to eliminate the GST on “self-supply” of new rental housing.

The above list of policy suggestions is not exhaustive, but it’s a good start to further remove the disincentives to developing new purposebuilt rental housing.

We hope to develop more rental housing in the future and fully support LandlordBC’s advocacy efforts for our industry generally and especially for policies that remove the bias against new purposebuilt rental housing development.

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SUMMER 2018 | 19

THE KEY

Impacts of Cannabis Legalization

By Peter Mills, Co-CEO, Wyse Meter Solutions Inc.

As the final vote on Canada’s most buzzed about pending legislation looms nearer, many citizens, business owners and electricity bill payers are taking into consideration both the potential benefits and costs of the legalization of marijuana on varying elements of our social and economic framework.

Bill C-45, The Cannabis Act is a piece of government legislation that would legalize access to cannabis in Canada. The bill would also control and regulate how cannabis is grown, distributed and sold. Bill C-45 has been working its way through parliament and will become law once passed by the Senate. Naturally, this controversial legislation has been faced with skepticism and opposition by many, while others see it as an integral step forward for our economy, and a long-time coming for regular cannabis users. Three Senate committees and the Assembly of First Nations petitioned to delay the legislation (which proposes legalization by July 1) for another year. However, our pro-legalization Prime Minister has given no indication that he plans to extend the Bill’s timeline and it’s likely to stay on track this summer.

Until the legislation is final, there is no way to understand the full-scope of its impact. However, according to a report from CIBC analysts, by the year 2020 marijuana sales are projected to outpace liquor sales ­— with spending levels equal to wine. The CIBC report advises that by 2020, the legal market for adult-use cannabis will approach C$6.5-billion in retail sales. The responsible selling of marijuana and enforcement of regulations surrounding its legalization will no doubt take a bit of trial and error province by province.As there is no concrete way of determining the direct impact of legalizing the growth and distribution of marijuana, it will take some time for municipalities to determine their own bylaws after observing its influence on their individual communities.

The B.C. government is by far the most proactive and experienced in the matter, having already introduced a draft legislation for legal recreational cannabis use in late April. If passed, the proposed legislation will implement various guidelines around the purchasing, sale and consumption of marijuana, as well as regulations around

20 | SUMMER 2018

home growth. Most notably, the legislation would ban citizens under 19 years of age from purchasing, selling or consuming cannabis, limit possession to 30 grams per person in a public place, and limit smoking or vaping of cannabis in any place tobacco smoking is prohibited.

Furthermore, B.C.’s new legislation maintains that marijuana plants must not be visible from any public place beyond the property, and that growing is banned in households used as daycares. Residents with existing leases banning tobacco smoking and cannabis cultivation will still be prohibited from smoking and growing pot for the duration of their lease. Controversially, the legislation also provides power for strata councils and landlords to forbid growing plants inside condos and apartment buildings, despite this likely becoming legalized under federal law.

The legalization of cannabis growth will likely have a significant impact on the rental housing industry, particularly in multi-unit dwellings. Bill C-45 proposes that residents be legally allowed to grow up to four marijuana plants per suite, and indoor growth requires substantial lighting and specific environmental conditions that increase energy consumption considerably. By our estimations, approximately $600 in extra hydro costs would be accumulated annually for each residence growing four cannabis plants. Submetering provides a fair solution to rising costs resulting from in-suite cannabis growth, as residents directly control and pay for their own in-suite energy use; No one has to subsidize their neighbour’s increased usage. As a landlord/strata or building owner, preparing for an increase in electricity costs by submetering your building is a proactive solution.

It will be interesting to see the events that unfold if and when the Cannabis Act legislation is passed this summer, and the long-term effects the legalization of marijuana will have on the Canadian economy and housing industry. At this point, only time will tell.

Peter Mills is Co-CEO, Wyse Meter Solutions Inc. For more information, contact pmills@wysemeter.com.

Save the Date!

LandlordBC Annual General Meeting Oct 15, 2018 | Sheraton Wall Centre | Vancouver

Watch our e-newsletters for more info!

COFFEE BREAK QUIZ

THE KEY

What Kind of Landlord Are You? In any industry it is important to ensure you have the most accurate and up-to-date information. It is also important to know where your knowledge gaps may exist. Take this quick rental housing industry quiz to find out where you rank as a rental housing professional.

1. Which of the following questions can a landlord ask of applicants on an application form? (choose all that apply) A. Are you married?

B. What is your religion?

C. How long were you living in your current residence?

D. Do you have any children?

E. Can I have a copy of your driver’s license?

2. Regarding the inclusion of a term that disallows smoking in the rental unit, which of the following is TRUE? (choose all that apply) A. This is a Standard Term and a breach is grounds for ending tenancy.

B. This is a Standard Term and a breach is not grounds for ending tenancy.

C. This is a Material Term and a breach is not grounds for ending tenancy.

D. This is a Material Term and a breach is significant enough to end the tenancy.

3. A prospective tenant offers to give the landlord a deposit immediately if they will accept them as a tenant right away.

The landlord feels good about the applicant; however, has not completed his checks on all the prospective tenants. What would you recommend be done in this situation? (choose all that apply) A. Accept the money from the tenant but, return it if the checks for this tenant are unfavourable.

B. Inform the tenant that if they pay double the deposit right away than you would approve their application.

C. Inform the tenant that at this point you can only accept a post dated cheque.

D. Inform the tenant that you will only require a deposit once you have done all necessary checks, approved the application, and the appropriate agreement has been signed.

4. Which of the following is/are valid methods that a landlord can use to service a notice to her tenant? (choose all that apply) A. Leave a copy with a minor currently living with her tenant.

B. Send a copy by registered mail to her tenant’s residence.

C. Give a copy to her tenant directly.

D. Fax a copy of the notice to her tenant even though she is pretty sure her tenant no longer has a fax machine.

5. Under which of these scenarios would a landlord NOT have to give advance notice of entry to go into a tenant’s unit? (choose all that apply) A. To do repairs to the unit.

B. The tenant has abandoned the rental unit.

C. The tenant has given Jill his permission to enter the premises.

D. There is a fire in the unit and the tenant’s life is in danger.

22 | SUMMER 2018

6. A landlord has posted a notice of entry on her tenant’s door on Tuesday. When is the earliest date that they can enter the tenant’s premises? (choose all that apply)

11. A landlord friend wants to file an application for Dispute Resolution against a tenant that ended the tenancy a year ago. What do you tell her? (choose all that apply)

A. Saturday

A. It is too late for her to apply as the deadline for applications is 14 days from end of tenancy.

B. Wednesday C. Friday D. Thursday 7. A tenant realizes that they are not going to be able to stay in the rental unit until the end of his fixed term. He asks landlord if they can have someone take over their tenancy agreement.

This is referred to as an/a… (choose all that apply)

B. She is within the 2-year deadline so she should apply.

C. It is too late for her to apply as the deadline for applications is 15 days from end of tenancy.

D. She is within the 1-year deadline so she should apply.

Use the answer key below and find out where you rank.

A. Assignment B. Regular rental agreement C. Vacation rental D. Sublet

11 Points Way to go! You know your stuff! You are an expert.

8. Which of the following costs can a landlord not consider as liquidated damages as per the LandlordBC Tenancy Agreement? (choose all that apply) A. General rental unit repairs.

B. Cost of purchasing credit checks and forms.

9-10 Points

C. Time and costs for showing the rental unit.

Good job, make sure to read The Key magazine, LLBC blog & e-news to stay current with the changes happening in the industry.

D. Advertising costs for renting the unit.

9. A tenant has refused to pay rent for over 3 months. The landlord has served a notice to end tenancy, but the tenant has refused to vacate and has not filed to dispute the notice through the RTB dispute resolution process within the 5-day grace period. (choose all that apply) A. Sue the tenant for loss rental income.

B. Call the police to forcibly remove the tenant.

C. Apply for an order of possession through the RTB’s dispute resolution process.

6-8 Points You should complete the LLR course to brush up on your knowledge.

D. Get a debt-collecting service to her outstanding rental income.

10. Which of the following requirements must be fulfilled for a landlord to consider their tenant’s personal property as abandoned? (choose all that apply) A. A landlord receives express oral or written notice of their tenant’s intention not to return to the residential property.

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B. The tenant has not occupied the rental unit for a continuous period of one month.

C. The tenant has not paid rent for 1 month or more continuously.

Answer key: 1-C; 2-D; 3-D; 4-B and C; 5-B, C and D; 6-A; 7-A; 8-A; 9-C; 10-A,B,C and D; 11-B

D. Tenant leaves their personal property in the rental unit or on the residential property that they have vacated after the tenancy agreement has ended.

SUMMER 2018 | 23

THE KEY

Concrete Tile Roofing

By Raina Baynton, marketing specialist at Penfolds Roofing & Solar When you think of tile roofing, you often picture the terra-cotta coloured vistas of California, Florida, or some other warm destination.

This desirable aesthetic has caused many builders and homeowners to attempt to replicate this iconic look in the Pacific North-West.

Unfortunately, issues have arisen over the years mainly because in Greater Vancouver we don’t have the same dry, high-heat climate that is best suited for this roofing style. To protect one of your biggest investments, you need a roof that has zero water absorption and can withstand years of heavy rainfall.

Ninety per cent of the tile roofs in the Lower Mainland are concrete tile roofs as opposed to the more classic clay tile. Concrete tile roofing is a porous material that absorbs water which, over time, can freeze and create spider cracks. Additionally, with Vancouver’s notorious rain, erosion and wear can occur and this, of course, is an undesirable situation.

Repairing Broken Concrete Roof Tiles & Concrete Roof Tile Maintenance All roof types require maintenance and concrete tile roofs are no exception. Regular gutter cleaning, skylight washing, removing leaves and moss from your roof are needed to keep your roofing system

performing adequately. Difficulty comes into play with concrete tile roof maintenance because walking on concrete tile roofs often causes the tiles to crack and break. Over the years, concrete tiles become brittle due to exposure to ultra-violet light and will crack or break under pressure. Storm debris such as a falling tree branch, or simply from the concrete roof system naturally expanding and contracting over the years are other common factors for why tiles can break. Once a crack is noticed it’s important to correct immediately because the roofing underlay is exposed to the elements; this can prove difficult to repair because someone walking across the brittle tiles often will cause further damage. For this reason, concrete tile roofing is known for being high-maintenance in comparison to other types of roofing like standing-seam metal or rubber roofing which require very little maintenance over the years.

EPDM Gutter Lining Failure in Concrete Tile Roofs One of our most common concrete tile roof repair calls from homeowners is on developing leaks. Most often than not this is due to a failing EPDM internal gutter lining. Many of the homes that had concrete tile roofs installed in Greater Vancouver in the past were installed quickly and the EPDM internal gutters were not installed to today’s rigorous roofing standards. Nowadays, EPDM internal gutter lining is installed at tie-ins, drain seals and around other protrusions where water could potentially ingress. Many of the homes we have converted to other types of roofing materials show that the previous installers did not install EPDM internal gutters correctly at these locations or sometimes did not install any at all.

It’s important to remember that concrete roofing tiles are not waterproofing material and once EPDM internal gutters have been damaged your home will no longer be protected from precipitation.

Concrete tile roofs can reach a high surface temperature in the summer which can contribute to the expansion and contraction of the tiles; this has the potential to cause failure of the concrete roof tile system. Unfortunately, most manufacturers and roofing companies installing concrete tiles are no longer in business in B.C. which leaves concrete tile homeowners in a difficult position when in need of repair for their concrete tile roof.

The Best Roofing Material for Your Home At Penfolds Roofing & Solar we do not install concrete tile roofing because of the reasons above. To our customers we recommend converting away from concrete tile roofing to better weatherproofing material made for the West Coast, like a high-quality asphalt roof, rubber EcoRoof or standing-seam metal roof. Whatever product you choose, just make sure it is something that is approved for the “Wet Coast”.

For more info, visit us at www.penfoldsroofing.com.

24 | SUMMER 2018

Hunter’s hints

By Hunter Boucher, Director of Operations, LandlordBC Bill 12: What You Need to Know Bill 12, which had its first reading at Provincial Legislature on April 12, 2018 and received Royal Assent on May 17, 2018 makes several changes to sections 49 and 51 of the Residential Tenancy Act (RTA).

These changes affect the process for ending tenancies in very specific situations; specifically, the amendments increase notice periods, increase penalties for noncompliance and introduce a right of first refusal for tenants.

Increased Notice Period Under the previous version of the RTA, a tenant was entitled to two months’ notice if a landlord wanted to end tenancy due to landlords use, renovations, or demolition. Under Bill 12, a landlord will have to increase the notice period to four months in some situations; a Four Month Notice (Section 49 Subsection 6 of the RTA) will be required when a landlord is planning to:

Compensation and Ending the Tenancy Early

A. demolish the rental unit;

B. renovate or repair the rental unit in a manner that requires the rental unit to be vacant;

C. convert the residential property to strata lots under the Strata Property Act;

D. convert the residential property into a not for profit housing cooperative under the Cooperative Association Act;

The newly created Four Month Notice to End Tenancy, similarly to the Two Month Notice, entitles the tenant to compensation that is equivalent to one month’s rent. This compensation is given through free rent for the last month of tenancy. Also, like the Two months’ notice, the tenant can give 10 days’ notice and leave early. If a tenant chooses to leave early, their right to one months’ rent compensation is not affected.

E. convert the rental unit for use by a caretaker, manager or superintendent of the residential property;

Penalt y for Bad Faith

F. convert the rental unit to a non-residential use.

The above listed reasons to end tenancy have been removed from the Two Month Notice and are now found on the newly created Four Month Notice to End Tenancy. Along with an extended notice period, there is also a longer dispute period; tenants will have 30 days from the the notice was received AD date card:q7 12/9/11 9:52 to AMdispute Pageit.1

As with the two months’ notice to end tenancy, there is a penalty that can be levied against a landlord if after the tenant has moved out, the landlord does not use the unit for the purpose they stated on the notice to end tenancy within a reasonable amount of time.

This penalty for serving the end of tenancy notice in bad faith is equivalent to 12 months’ rent based on the rent at the time the tenancy was ended.

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604-261-1111

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SUMMER 2018 | 25

THE KEY Hunter’s Hints (Cont’d) A 12 months’ penalty is a significant increase from the two months’ penalty that was previously in place, but this new penalty also comes with an increased understanding that there are occasionally situations that are outside the control of the landlord. Previously if a landlord served a Two Month Notice to End Tenancy and did not go through with the reason they chose on notice and the tenant filed to receive the two months additional compensation, an arbitrator could not take into consideration the circumstances that lead to the landlord not following through. With the 12 months’ penalty, the

...serving the end of tenancy notice in bad faith is equivalent to 12 months’ rent...

arbitrator must consider the circumstances that caused the landlord to not follow through with their reason to end tenancy. Essentially, the arbitrator needs to determine whether the notice was served in bad faith. This penalty is in place for both the Two Months’ Notice and the Four Months’ Notice to end Tenancy.

Right of First Refusal When a tenant receives a Four Month Notice to End Tenancy due to imminent repairs or renovations, and the unit is located in a rental building with five or more units, the tenant has the option to exercise a right of first refusal and to return to the unit after the repairs or renovations have been completed. It is vital that landlords comply with this new process as the penalty for non-compliance is the same as if the notice was served in bad faith, an amount equal to 12 months’ rent paid to the tenant.

This right of first refusal does not mean the tenant can return to the unit at the same rent; essentially this would be a completely new tenancy at market rent. For the tenant to exercise their right of first refusal they must serve their landlord with notice that they intend to do so, this notice must be on the new Tenant Notice: Exercising Right of First Refusal. This notice does not commit the tenant to re-renting the unit but rather indicates that when the unit becomes available, the tenant would like to have the right of first refusal.

If, after a tenant has served the landlord with RTB-28, a landlord does not provide the tenant with a right of first refusal once the unit has undergone repairs/renovations, the tenant can apply for dispute resolution hearing. At this point, the landlord would be penalized an amount that’s equal to 12 months’ rent, based on the rent at the time the tenancy was ended. The landlord must serve the tenant with an approved form (RTB-35) which alerts the tenant that there is at least 45 days until the unit is available and they have the right of first refusal.

This new form, 45 Day Notice of Availability, must be served to the tenant at their forwarding address at least 45 days before the unit is available and it must be accompanied with a tenancy agreement.

The tenant then has until the date of availability to enter into an agreement with the landlord. If on the date of availability, the tenant has not entered into an agreement with the landlord, the tenant would no longer have any right to the rental unit.

The essence of these changes is that there is a significantly greater focus on wanting landlords to act in good faith. Willful disregard to tenants’ rights will result in increased penalties.

Update to Resident Caretaker Minimum Wage For most professions in B.C. there is a standard minimum wage, some exceptions to this exist and minimums that more accurately reflect the hours and scope of work are set. Wages for resident caretakers fall into one of these exceptions. The minimum wage for resident caretakers is a monthly wage based on the number of suites in the building.

Below are two formulas for calculating a resident caretaker’s minimum wage based on the number of units in a rental building.

For a building with nine to 60 residential suites Sept. 15, 2017 – $681.00 per month, plus $27.29 for each suite; June 1, 2018 – $759.32 per month, plus $30.43 for each suite; June 1, 2019 – $831.45 per month plus $33.32 for each suite; June 1, 2020 – $876.35 per month plus $35.12 for each suite; June 1, 2021 – $912.28 per month plus $35.56 for each suite.

For a building with 61 or more residential suites

Proud to be a

Sept. 15, 2017 – $2,319.65 per month;

Preferred Provider

June 1, 2019 – $2,832.11 per month;

June 1, 2018 – $2,586.40 per month; June 1, 2020 – $2,985.04 per month; June 1, 2021 – $3,107.42 per month.

Toll free from anywhere in BC or call Mike Nichol directly at:

1-888-595-5212 | 1-250-519-2300 megsonfitzpatrick.com 26 | SUMMER 2018

For more information on resident caretakers please visit the resources section of the members only LandlordBC website.

ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND Accounting D&H Group LLP, CPA’s Michael Louie (604) 731-5881 www.dhgroup.ca

WestCoast Appliance Gallery Byron Loucks (250) 888-3799 www.westcoastappliance.ca

Smythe CPA Danial Lai (604) 687-1231 www.smythecpa.com

Appraisal - Insurance Normac Appraisals Ltd. Margarita Carlos (604) 221-8258 www.normac.ca

Advertising & Promotion Places4Students.com Laurie Snure (866) 766-0767 www.Places4Students.com

Appraisal - Real Estate Cushman and Wakefield Phil Joubert (604) 608-5955 www.cushmanwakefield.com

Appliance - Rentals Coinamatic Canada Inc. Jack Ursaki (604) 813-7805 www.coinamatic.com

Asbestos Removal Phoenix Restorations Ltd. John Wallis (604) 945-5371 www.phoenixrestorations.com

Sparkle Solutions Corp.

Connie Goldman (604) 396-3184 www.sparklesolutions.ca

ServiceMaster Restore of Vancouver Sean Kennedy (604) 435-1220 www.svmvancouver.ca

Appliance - Sales Penguin Appliances Sales & Services Sam Sangha (604) 451-4411 www.penguinappliances.ca Rona Inc. Brad LeGrow (604) 314-1366 www.rona.ca Appliance - Sales & Service Coinamatic Canada Inc. Jack Ursaki (604) 813-7805 www.coinamatic.com Handy Appliances Ltd Rocky Mangat (604) 879-1555 www.handyappliances.ca Midland Appliance Gary Braun (604) 278-6131 www.midlandappliance.com Midnorthern Appliance The Brick Commercial Sales Division Sherry Madden (604) 587-6658 www.thebrick.com Sparkle Solutions Corp Connie Goldman (604) 396-3184 www.sparklesolutions.ca Trail Appliances Jamie Dosanjh (604) 992-7124 www.trailappliances.com

Biohazard Remediation 1st Trauma Scene Clean Up Ltd. Brian Woronuik (604) 598-8887 www.traumascenecleanup.ca Phoenix Restorations Ltd. John Wallis (604) 945-5371 www.phoenixrestorations.com ServiceMaster Restore of Vancouver Sean Kennedy (604) 435-1220 www.svmvancouver.ca Building Automation SHM Controls Inc. Melissa Coombe (604) 637-7025 www.shmcontrols.com Building Envelope RDH Building Science Inc. Janet Nacario (604) 873-1181 www.rdh.com Remdal Painting & Restoration Inc. Dan Schmidt (604) 882-5155 www.remdal.com Remont Construction Ltd. Robert Szpakowski (604) 837-8813 www.remontconstruction.ca

Building Repair & Renovation Nuwest Contracting Ltd. Debra Gettling (604) 525-6145 www.nuwestcontracting.com

Electrical Repairs & Maintenance Cove Power Dave Clauson (604) 218-3375 www.covepower.com

Building, Maintenance Rona Inc. Brad LeGrow (604) 314-1366 www.rona.ca

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

Communications/ Entertainment Shaw Cablesystems G.P. Frank Franco (604) 336-8288 www.shaw.ca Telus Michelle Mydske (604) 230-2658 www.telus.com Concrete Work Nuwest Contracting Ltd. Debra Gettling (604) 525-6145 www.nuwestcontracting.com Credit Reporting Agency RentCheck Brenda Maxwell (800) 661-7312 Ext. 221 www.rentcheckcorp.com Decks Duradek Canada Ltd. Kim Smallwood (604) 591-5594 www.duradek.com Demolition Services 604-Trash-It Dave Abercrombie (604) 872-7448 www.604-trash-it.com Drainage & Sewer Cambie Roofing Paul Skujins (604) 916-9090 www.cambierooring.com Duct Cleaning Air-Vac Services Canada Ltd. Brent Selby (604) 882-9290 www.airvacservices.com Electrical Contractors Commercial Lighting Products Ltd. Don Paul (604) 540-4999 www.comlight.com

Evanson Electric Ltd. David Evanson (604) 657-7957 www.evansonelectric.com Lenius & Osborn Electric (1991) Ltd. Paul Titterton (250) 475-6051 HQ Electrical Solutions Slavico Golity (604) 621-1323 www.elec3cian.com Elevator City Elevator Ltd. Heiner Marnet (604) 299-4455 www.cityelevator.ca Metro Elevator Ltd. Preet Binning (604) 569-2977 www.metroelevator.ca Energy Efficiency & Conservation BC Hydro Conservation and Energy Management (604) 522-4713 www.bchydro.com/business FRESCo Building Efficiency Jordan Fisher (250) 590-9440 www.frescoltd.com HQ Electrical Solutions Slavico Golity (604) 621-1323 www.elec3cian.com Wyse Meter Solutions Inc. Jessica Lewis (416) 869-3003 www.wysemeter.com Yardi Systems Inc. Sam Jaishankar (888) 955-7900 www.yardi.com Engineers FRESCo Building Efficiency Jordan Fisher (250) 590-9440 www.frescoltd.com

Enerpro Systems Corp.

Steven Roka (604) 982-9155 www.enerprosystems.com JRS Engineering Ltd. Torsten Ball (604) 320-1999 www.jrsengineering.com Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 www.rjc.ca Estate & Succession Planning Monarch Financial/ Manulife Securities Inc. Richard Laurencelle (604) 681-2699 Financial Planning, Mortgage Financing CIBC - Wood Gundy Gilbert Lam (604) 603-2889 www.cibcwg.com/raymond-shum Fire Protection & Monitoring Stove Top FireStope Carter Shackelford (604) 897-1725 www.stfs.com Vancouver Fire & Radius Security Elaine Giesbrecht (604) 232-3488 www.vanfire.com Flooring and Carpeting Mira Floors and Interiors Deverow Walters (604) 856-4799 www.mirafloors.com Furniture, mattresses, electronics Midnorthern Appliance The Brick Commercial Sales Division Sherry Madden (604) 587-6658 www.thebrick.com Handicap Shower and Tub Sales & Installation ORCA Health Care Suppliers Inc. Reynald Stringer (604) 733-2656 www.orcahealthcare.com Heating Fuels Columbia Fuels Dave Young (877) 500-4328 www.columbiafuels.com

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

SUMMER 2018 | 27

THE KEY ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND Inspections Canadian Tenant Inspection Services Ltd Jim Garnett (778) 846-9125 www.ctiservices.ca

Lighting Commercial Lighting Products Ltd. Don Paul (604) 540-4999 www.comlight.com

Insurance AC&D Insurance Services Ltd. Scott Jamieson (604) 982-1039 acd.insurebc.ca BFL Canada Insurance Services Inc. Shirley Timmins (604) 669-9600 www.bflcanada.ca

HQ Electrical Solutions Slavico Golity (604) 621-1323 www.elec3cian.com

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

Media MediaEdge Communications Dan Gnocato (604) 549-4521 www.mediaedge.ca Mortgage Financing Citifund Capital Corporation Derek Townsend (604) 683-2518 www.citifund.com First National Financial Corp Russ Syme (778) 327-5712 www.firstnational.ca

Megson Fitzpatrick Insurance Services Mike Nichol (250) 519-2300 www.megsonfitzpatrick.com

Mortgage Insurance CMHC Robyn Adamache (604) 731-5733 www.cmhc.ca

Intercom Repairs & Installation, Security & Intercom Systems Vandelta Communication Systems Ltd. Hugh Rae (604) 732-8686 www.vandelta.com

Online Payment Service Yardi Systems Inc. Sam Jaishankar (888) 955-7900 www.yardi.com

Internet Listing Services Yardi Systems Inc. Sam Jaishankar (888) 955-7900 www.yardi.com Investment & Retirement Planning Monarch Financial/ Manulife Securities Inc. Richard Laurencelle (604) 681-2699 Landscaping - Lawn & Garden Maintenance BUR-HAN Garden & Lawncare Robert Hannah (604) 983-2687 www.bur-han.ca Busybee Gardening David Hills (604) 618-7233 www.busybeegardening.com Legal Services Haddock & Company C Grant Haddock (604) 983-6670 www.haddock-co.ca

28 | SUMMER 2018

Paint Sales Cloverdale Paint Inc Dave Picariello (604) 551-8083 www.cloverdalepaint.com Dulux Paints Robert Zelisko (604) 358-4024 www.dulux.ca Painting Service Prostar Painting & Restorations Ltd. Jonathan Moorhouse (604) 876-3305 www.prostarpainting.com Remdal Painting & Restoration Inc. Dan Schmidt (604) 882-5155 www.remdal.com Pest Control Assured Enviromental Solutions Brett Johnston (604) 463-0007 www.assuredenviromental.ca Poulins Pest Control Scott Hagon (604) 433-2500 www.poulins.ca

Solutions Pest Control Ltd. Jason Page (855) 858-9776 www.PestSolutions.ca Pipe Lining/ Re-Piping CuraFlo of BC Ltd. Randy Christie (604) 298-7278 www.curaflo.com Victoria Drain Services Dave Lloyd (250) 818-1609 www.victoriadrains.com Plumbing - Supplier & Manufacturer Moen Inc. Darren McMullen (604) 679-8914 www.moen.ca Plumbing/Heating/ Boilers Allied Plumbing, Heating & Air Conditioning Lance Clarke (604) 731-1000 www.allied-plumbing.ca Ashton Service Group Brian Williams (604) 275-0455 www.ashtonservicegroup.com BMS Plumbing & Mechanical Systems Ltd Tamara Merchan (604) 253-9330 www.bmsmechanical.com Cambridge Plumbing Systems Ltd. John Jurinak (604) 872-2561 www.cambridgeplumbing.com Entity Mechanical Ltd. Derek Duex (604) 726-0987 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 Plumbing/Heating/ Boilers, Re-Piping Manna Plumbing Ltd. Chris Kobilke (604) 710-3908 www.mannaplumbing.com

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

Coldwell Banker MacPherson Real Estate Ltd. Rob MacPherson (778) 882-0211

Property Management Advent Real Estate Services Ltd. Michelle Farina (604) 782-6478

Copper Ridge Court Genny Sturhahn (604) 430-5624

Aedis Realty Azi Hosseini (778) 881-4414 Ascent Real Estate Susan Colosie (604) 431-1800 www.ascentpm.com Associa British Columbia Inc. Katie Khoo (604) 501-4417 www.associabc.ca Austeville Properties Ltd. Andrew Abramowich (604) 216-5500 www.austeville.com Bayside Property Services Ltd. Lynda Creamer (604) 432-7774 www.baysideproperty.com Beacon Hill Suites Ltd. Tess Imhoff (250) 590-1775 Bill Henderson Robert Kollen (604) 789-9600 Bolld Real Estate Management Leo Chrenko (604) 671-0293 www.bolldpm.com Brightside Community Homes Foundation Jan Robinson www.housingfoundation.ca CAPREIT Cody Neal (604) 210-7257 www.capreit.net Century 21 In Town Realty Klaus Rode (604) 760-5856 Century Group Lands Corporation Tina Thygesen 604.948.3832 www.centurygroup.ca Cherry Creek Property Services Ltd. Laurie Weitzel (250) 427-7411

Custom Realty Ltd. Jolene Foreman (604) 916-6345 www.cpsreatly.ca Dexter PM Kevin Skipworth (604) 689-8226 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 EasyRent Real Estate Services Ltd. Sean Rafati (604) 662-3279 FirstService Residential Judith Harris (604) 689-6975 www.fsresidential.com Green Door Property Management Ben Green (250) 688-0362 GWL Realty Advisors Tarek Shoukry (604) 713-3162 www.gwlrealtyadvisors.com Holywell Properties Adam Major (604) 885-3460 www.holywell.ca Homelife Peninsula Property Management Doug 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 MacIntosh (604) 980-9304 www.humeinvestments.com Lantern Properties Ltd. Jeffrey Hayes (604) 220-5333

ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND Cambridge Plumbing Systems Ltd. John Jurinak (604) 872-2561 www.cambridgeplumbing.com

Tax Planning D&H Group LLP, CPA’s Michael Louie (604) 731-5881 www.dhgroup.ca

Wesgroup Properties Sarah Liu (604) 648-1866 www.wesgroup.ca

Restoration Phoenix Restorations Ltd. John Wallis (604) 945-5371 www.phoenixrestorations.com

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

Real Estate Sales Cushman and Wakefield Phil Joubert (604) 608-5955 www.cushmanwakefield.com

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

Utilities/ Natural Gas Absolute Energy Inc. / Bluestream Energy Kirby Morrow (778) 340-1580 www.absolute-energy.ca

Roboson Holdings Lt Sarah Hill (604) 657-0069 www.rennie.com

CBRE Limited Lance Coulson (604) 662-5141 www.cbre.ca

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

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

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

Jones Lang LaSalle Real Estate Services Inc. (JLL) Ray Townsend (604) 998-6001 www.jll.ca/canada

LI-CAR Management Group Lita Powell (250) 785-2662

Real Property Management Kap Hiroti (604) 678-4696

Vancouver Rental Group Seva Roberts (604) 537-4399

Macdonald Commercial R.E.S. Ltd. T. Letvinchuk (604) 736-5611 www.macdonaldcommercial. com

Realstar Managemen John Phipps (604) 970-2444 www.realstar.ca

Vertica Angela Thomaidis (416) 552-6144

Maclab Properties Group Ltd. Carola Espinoza (604) 939-0221 Macro Properties www.macroproperties.com Imran Jivraj (416) 789-0858 Mainstreet Equity Corp.

Hanna Archutowska (604) 582-0131 www.mainst.biz Maple Leaf Property Management Apartments Dali Janic (604) 925-8215 Maxsave Real Estate Services Linda Stacey (250) 562-6228 Metro Vancouver Housing Corporation Stacey Hammond (604) 451-6504 Murray Hill Developments Ltd. Barry Wiedman (780) 488-0288 Oakwood Property Management Carol Dobell (250) 704-4391 Pacific Quorum Properties Inc. Lyn Stoll (604) 634-3039 www.pacificquorum.com Porte Realty Ltd. Daniel Bar-Dayan (604) 732-7651 www.porte.ca Prospero International Realty Inc. Jeff Nightingale (604) 669-7733 Raamco International Properties Canadian Ltd. Kimm Zbierski (201) 567-5991 www.raamco.ca RE/MAX Management Solutions Mark Shillington (250) 717-5010 Re/Max Sea to Sky Real Estate Ltd. Shankar Raina (604) 932-2300

REMAX Professional Rental Management Richard Van (604) 273-6801 www.professionalrentals.ca

S.A.H. Properties Ltd. Leslie Pomeroy (604) 926-6947 Salesforce Marketing Limited Marianne Miller (778) 878-7304 Sunstar Realty Ltd. David Mak (604) 436-1335 www.sunrealty.ca Sutton Group - West Coast Realty Cindy Hamel (604) 807-1105 Sutton Max Realty Property Management Wallis Lee (604) 726-5988 suttonmaxrealty.com SwiftRent Team Reza Khatami (604) 239-0911 www.swiftrent.ca TPM Properties Debbie Hunt (250) 383-7663 Turner Meakin Management Company Ltd. Stella Boiser (604) 736-7020 Unique Real Estate Accommodations Inc. Nina Ferentinos (604) 984-7368 Valley Realty Jennifer Lal (604) 755-4055 www.valleyrealtyabbotsford.com

Macdonald Commercial R.E.S. Ltd. Dan Schulz (778) 999-5758 www.bcapartmentinsider.com Marcus & Millichap Maulen Kalau (604) 675-5240 www.marcusmillichap.com Multifamily Real Estate Services Corporation Seth Baker (778) 235-9293 www.multifamily.ca NAI Commercial Brandon Harding (604) 349-1571 www.naiapartments.ca Renovation & Repairs Remont Construction Ltd. Robert Szpakowski (604) 837-8813 www.remontconstruction.ca Rental Market Information Cushman and Wakefield Phil Joubert (604) 608-5955 www.cushmanwakefield.com Re-Piping Brighter Mechanical Mike Pearson (604) 279-0901 www.brightermechanical.com

Remdal Painting & Restoration Inc. Dan Schmidt (604) 882-5155 www.remdal.com ServiceMaster Restore of Vancouver Sean Kennedy (604) 435-1220 www.svmvancouver.ca Superior Flood & Fire Restoration Blaine Booth (604) 601-8206 www.superiorrestoration.ca Roofing Bond Roofing Daniel Fajfar (604) 375-2100 www.bondroofing.ca Cambie Roofing Contractors Ltd. Paul Skujins (604) 916-9090 www.cambierooring.com Penfolds Roofing & Solar Jonathan Manca (604) 254-4663 www.penfoldroofing.com Roofing Membranes Penfolds Roofing & Solar Jonathan Manca (604) 254-4663 www.penfoldroofing.com Software - Property Management Pendo Rental Software Inc. Josh Heppner (604) 306-5947 www.pen.do/partners/ landlordbc Yardi Systems Inc. Sam Jaishankar (888) 955-7900 www.yardi.com

FortisBC Energy Inc. Chris Alionis (604) 592-7985 www.fortisbc.com Utility Sub-Metering QMC James Easton (604) 526-5155 www.qmeters.com Waste/ Recycling Trash It Junk Removal Ltd. (DBA 604-Trash-It) Dave Abercrombie (604) 872-7448 www.604-trash-it.com Waste/ Recycling Waste Connections of Canada Inc. (Formerly Progressive Waste Solutions) Rob Barr (604) 834-7578 www.

WasteConnectionsCanada.com Waste Management Inc. Tej Kullar (604) 520-7934 www.wm.com XeroWaste Solutions Michael Solkshinitz (604) 669-8031 www.xerowaste.ca Window - Replacement/ Installation/Renovation A1 Windows Ltd. Rob Elliott (604) 777-8000 www.a1windows.ca Retro Teck Window Mfg. Ltd Wilfred Prevot (604) 291-6751 www.retrowindow.com Window & Door Manufacturing Centra Windows Lana Gordin (604) 882-5010 www.centrawindows.com

Supplies - Hardware Rona Inc. Brad LeGrow (604) 314-1366 www.rona.ca

SUMMER 2018 | 29

THE KEY ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - VANCOUVER ISLAND Advertising & Promotion Places4Students.com Laurie Snure (866) 766-0767 www.Places4Students.com

Credit Reporting Agency RentCheck Brenda Maxwell (800) 661-7312 Ext. 221 www.rentcheckcorp.com

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

Pipe Lining/ Re-Piping Victoria Drain Services Dave Lloyd (250) 818-1609 www.victoriadrains.com

Appliance - Rentals Coinamatic Canada Inc. Jack Ursaki (604) 813-7805 www.coinamatic.com

Electrical Service Rushworth Electrical Services Inc. Dustin Rushworth (250) 361-1231 www.rushworthelectric.ca

Capri CMW R. Folkins (604) 294-3301 www.cmwinsurance.com

Power Washing Island Carpet & Upholstrey Cleaning Inc. Ron Gould (250) 590-5060 www.islandcarpetcleaning.ca

Appliance - Sales Rona Inc. Brad LeGrow (604) 314-1366 www.rona.ca Appliance - Sales & Service Coinamatic Canada Inc. Jack Ursaki (604) 813-7805 www.coinamatic.com Appliance - Sales & Service Trail Appliances Jamie Dosanjh (604) 992-7124 www.trailappliances.com Appliance - Sales & Service WestCoast Appliance Gallery Byron Loucks (250) 888-3799 www.westcoastappliance.ca Biohazard Remediation 1st Trauma Scene Clean Up Ltd. Brian Woronuik (604) 598-8887 www.traumascenecleanup.ca Cleaning - Carpet & Upholstery Island Carpet & Upholstery Inc. Ron Gould (250) 590-5060 www.islandcarpetcleaning.ca Cleaning - Janitorial Services Select Janitorial Inc. Sherry Gruber (250) 360-0666 www.sjivic.com Communications/ Entertainment Shaw Cablesystems G.P. Frank Franco (604) 336-8288 www.shaw.ca Communications/ Entertainment Telus Michelle Mydske (604) 230-2658 www.telus.com

30 | SUMMER 2018

Elevator thyssenkrupp Elevator (Canada) Limited Bob Marr (250) 474-1150 www.thyssenkruppelevator.com Energy Efficiency & Conservation BC Hydro Conservation and Energy Management (604) 522-4713 www.bchydro.com/business FRESCo Building Efficiency Jordan Fisher (250) 590-9440 www.frescoltd.com Yardi Systems Inc. Sam Jaishankar (888) 955-7900 www.yardi.com Engineers FRESCo Building Efficiency Jordan Fisher (250) 590-9440 www.frescoltd.com Read Jones Christoffersen Ltd Jason Guldin (250) 213-2520 www.rjc.ca Fire Protection & Monitoring Stove Top FireStop Carter Shackelford (604) 897-1725 www.stfs.com Heating Fuels Columbia Fuels Dave Young (877) 500-4328 www.columbiafuels.com Inspections Canadian Tenant Inspection Services Ltd Jim Garnett (778) 846-9125 www.ctiservices.ca Insurance AC&D Insurance Services Ltd. Scott Jamieson (604) 982-1039 acd.insurebc.ca

Hamilton Insurance Services BC Ltd Judy Laban (604) 874-4476 www.cooperators.ca Megson Fitzpatrick Insurance Services Mike Nichol (250) 519-2300 www.megsonfitzpatrick.com Internet Listing Services Yardi Systems Inc. Sam Jaishankar (888) 955-7900 www.yardi.com Legal Services Haddock & Company C Grant Haddock (604) 983-6670 www.haddock-co.ca Lighting Lenius & Osborn Electric Ltd. Paul Titterton (250) 475-6051 Media MediaEdge Communications Dan Gnocato (604) 549-4521 www.mediaedge.ca Mortgage Financing First National Financial Corp Russ Syme (778) 327-5712 www.firstnational.ca Mortgage Insurance CMHC Robyn Adamache (604) 731-5733 www.cmhc.ca Online Payment Service Yardi Systems Inc. Sam Jaishankar (888) 955-7900 www.yardi.com Paint Sales Dulux Paints Robert Zelisko (604) 358-4024 www.dulux.ca Paint, Painting, Restoration Services Empress Painting Ltd Chris Jefferies (250) 383-5224

Property Management Advanced Property Management Inc. Lorri Fugle (250) 338-2472 www.advancedpm.ca

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

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

Software - Property Management Pendo Rental Software Inc. Josh Heppner (604) 306-5947 www.pen.do/partners/landlordbc/

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

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

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

Supplies - Hardware Rona Inc. Brad LeGrow (604) 314-1366 www.rona.ca

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

Utilities/ Natural Gas Absolute Energy Inc. / Bluestream Energy Kirby Morrow (778) 340-1580 www.absolute-energy.ca FortisBC Energy Inc. Chris Alionis (604) 592-7985 www.fortisbc.com Waste/ Recycling Waste Connections of Canada Inc. (Formerly Progressive Waste Solutions) Rob Barr (604) 834-7578 www.WasteConnectionsCanada.com Waste/ Recycling Waste Management Inc. Tej Kullar (604) 520-7934 www.wm.com

Risk Management

Screening delivers on YardiÂŽ Resident Screening

Select and retain low-risk residents with a proven online screening system featuring comprehensive reports, reliable data and automated recommendations built into your leasing workflow.

888.569.2734 Yardi.com/ScreeningCanada

Get the Report: Subscribe to receive new listings www.goodmanreport.com

NEW

NEW

Mount Tolmie Ridge Apartments 1900 Mayfair Drive, Victoria

Capri Apartments 45 East 16th Avenue, Vancouver

Cedar Crest Manor 1569 West 12th Avenue, Vancouver

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

23 suites between Cambie and Main

10-suite South Granville apartment building

Undivided 50% freehold interest

Mount Pleasant neighbourhood

Large suites — 6-1br; 4-2br

$10,800,000

$10,520,000

$6,650,000 SOLD

The Georgian 1554 George Street, White Rock

MC2 Marine & Cambie, Vancouver

Westview Manor 1210 Seventh Avenue, New Westminster

17-suite strata-titled apartment building

Two concrete rental properties totalling 110 suites.

16-suite renovated apartment building

~155’ × 117’ (18,135 SF). Highrise development site

Luxury buildings, fully occupied, newer construction

Fraser River views

$8,950,000

$54,000,000

SOLD $5,650,000 SOLD

SOLD

SU

SOLD

BJE

CT

Metrotown Development Site 6675 & 6691 Dow Street, Burnaby

The York 2358 York Avenue, Vancouver

Landsdowne House 1537 Burnaby Street, Vancouver

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

11 suites in Kitsilano. Totally renovated.

24-suite West End apartment building close to

35,580 SF in Metrotown Downtown OCP

Ocean and mountain views

English Bay featuring 24 suites (including penthouse)

PRICE TBA

SOLD $7,800,000

SOLD $8,750,000

David Goodman Direct 604 714 4778 david@goodmanreport.com

Mark Goodman* Direct 604 714 4790 mark@goodmanreport.com

Cynthia Jagger* Direct 604 912 9018 cynthia@goodmanreport.com

*Personal Real Estate Corporation