LandlordBC Winter 2025

A Better Spring Starts in Winter

Supply and Affordability

LandlordBC 2025 AGM

WINTER 2025

PM 40063056

INVESTING IN CAPITAL RENEWAL

Vancouver 2050 Build, Broker, Buy, Insure, Roof, Plumb, Wire, Glaze and Property Manage this:

Rental Buildings. Lots of Them.

Apartment Buildings | Land Assemblies Strata Dissolution | Investment Properties

Dan Schulz, PREC

Chris Winckers

dan@bcapartmentinsider.com

cwinckers@bcapartmentinsider.com

778.999.5758

778.828.9763

THE KEY

CONTENTS

Office Hours: 8:30 am to 4:30 pm weekdays Office: 105 — 1001 Cloverdale Ave Victoria, BC V8X 4C9 Vancouver Island: 250.382.6324 Lower Mainland: 604.733.9440 Toll Free BC: 1.888.330.6707

David Hutniak Chief Executive Officer

Hunter Boucher Vice President, Operations

Ian Cullis Vice President, Sustainability

Monika Sosnowska Director, Marketing and Communications

Lisa Henderson Senior Member Services Representative

Bryan Smith Member Services Representative

Leah Mar Member Services Representative

Alvin Christian Alfonso Membership Engagement

Board of Directors Board Chair: Nicolas Denux Vice-Chair: Michael Drouillard Secretary-Treasurer: Derek Townsend Directors James Blair, Matin Ghavi, Kerri Jackson, Sarah Lui, Shawn Punton, Kim Schuss, Allan Wasel

Cover photo credit: Monika Sosnowska

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 Publication Mailing #40063056 Editor Hunter Boucher, hunterb@landlordbc.ca Editor Monika Sosnowska, monikas@landlordbc.ca Production MediaEdge Communications

4

CEO’s Message

6

Chair’s Message

8

Protect Your Business from Slip and Fall Claims

12

Investing In Capital Renewal

15

A Better Spring Starts in Winter

18

Supply and Affordability

20

Be Proactive to Avoid Winter Window Woes

22

When a Tenant Passes Away

24

LandlordBC 2025 AGM

25

Hunter’s Hints

27

Associate Members/ Corporate Suppliers — Mainland

29

Associate Members/ Corporate Suppliers — Vancouver Island

Disclaimer: This publication is designed to provide informative material of interest to readers; the opinions of the authors of the articles do not, however, necessarily represent the opinions of the board of directors. The magazine is distributed on the understanding that it does not constitute legal, accounting or other professional advice. Although the published information is intended to be helpful, neither we nor any other party will assume liability for loss or damage as a result of reliance on this material. Appropriate legal, accounting or other assistance should be sought from a competent professional. Articles cannot be re-printed or reproduced in any form without the sole permission of LandlordBC.

WINTER 2025 | 3

THE KEY

CAN RENTING REALLY CEO’S MESSAGE BE AS GOOD AS David Hutniak, CEO, LandlordBC

OWNING? THE DEBATE CONTINUES

Over the past year, there’s been a growing anxiety felt by households across the province. Rising costs, tightening markets, and shifting expectations about what long-term housing stability truly looks like have brought the rentversus-buy debate back into the spotlight. And while owning a home has long been held up as the pinnacle of financial achievement, it is becoming abundantly clear that renting remains one of the most practical and financially sound paths available to many British Columbians today.

The recent discussion sparked by Alex Avery, author of The Wealthy Renter, illustrates why. Avery rightly points out that the real cost of home ownership is far too often minimized in the public narrative. Mortgage payments alone do not tell the story.

Layer on property taxes, insurance, strata fees, maintenance, repairs, legal costs, and the ever-present risk of interest rate volatility, and what is sold as a “wealth-building asset” can quickly become a financial burden. In markets like ours, where price corrections can occur just as swiftly as price surges, the notion that home ownership is inherently safer or more responsible simply does not hold up under scrutiny.

In August 2025 interview, Avery was quoted saying, “It’s different for every person, and each individual’s needs change over time, but I’m still a firm believer that renting is a great option. People compare mortgage payments to monthly rental rates, but mortgage payments don’t begin to cover the full costs of home ownership.”

Yet despite these realities, many Canadians continue to feel immense pressure to buy. For years, a speculative mindset distorted the conversation, pushing people into ownership even when the math made little sense. That pressure has only intensified as housing affordability challenges have grown. And while critics argue that renters will simply “spend the difference” rather than invest it, this narrative overlooks a crucial truth: tying 80 to 90 per cent of one’s net worth to a single asset is, by any reasonable standard, exceptionally high-risk. Diversified investing through RRSPs, TFSAs, FHSAs, and low-cost index funds is not only viable, but for many, far more strategic.

None of this is to say that home ownership is inherently misguided. For some, it aligns well with personal goals and financial capacity. But conflating shelter with wealth generation does a disservice to Canadians who deserve clarity, not

4 | WINTER 2025

pressure, when making decisions about their future. A home should first and foremost be a place to live, not a speculative vehicle.

This is why the rental housing sector’s role has never been more critical.

Renting remains the most affordable form of housing, and British Columbians deserve to know that rental homes can provide stability, security, and long-term quality of life. Our sector is committed to delivering exactly that: well-managed, professionally operated, sustainable rental homes that meet the needs of today’s households while supporting the economic health of our province.

Of course, this requires policies that recognize the essential role that purpose-built rental housing plays in our communities. Just as Avery argues for realistic financial conversations, our industry continues to advocate for a legislative environment that supports the construction and maintenance of more secure rental homes. We cannot address affordability without significantly increasing supply, and we cannot increase supply if policy approaches continue to undervalue the realities of operating rental housing in a high-cost environment.

As we look ahead, we do so with both caution and optimism. Caution, because the economic pressures facing British Columbians are real and immediate. Optimism, because the case for renting and for strengthening the rental sector, has never been clearer or more widely acknowledged.

LandlordBC has consistently argued that renting is the most affordable form of housing. Our sector’s commitment to the delivery of secure, professionally managed, long-term rental housing means that British Columbians who choose to rent can be confident that the homes they rent will be safe, healthy, and affordable now and long into the future.

As we approach the end of 2025, on behalf of the board and staff at LandlordBC, please accept our warmest wishes for a joyful Christmas and Holiday Season and a successful New Year. We sincerely appreciate your continued support this past year and look forward to engaging with you in 2026.

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THE KEY

CHAIR’S MESSAGE Jason Middleton, Chair, LandlordBC

The following is the chair’s message presented to LandlordBC members at the Annual General Meeting that took place virtually on October 29, 2025.

My name is Nicolas Denux and I am the chair of the board for LandlordBC. After receiving feedback from members and surveying other non-profits, the board has decided that in the interest of ensuring our members across the province have access to the AGM, and at no cost, going forward, we will be holding the AGM virtually. Whereas in past years we held the AGM in conjunction with an education event and dinner, we’ve instructed staff to create a new “signature” event independent of the AGM. We anticipate the initial event happening in the latter part of 2026.

The last time we met at an AGM, our sector was navigating challenging times with growing expenses, higher inflation and interest rates contributing to a challenging operating environment and a stalling of most purpose-built rental construction. While interest rates and inflation have improved substantially, we’re now faced with a new threat in the form of illegal tariffs and threats to our sovereignty with the accompanying uncertainty for our economy and country as a result.

Our federal government, led by newly elected Prime Minister Mark Carney, is attempting to negotiate a trade and security arrangement with a U.S. President, who is viewed by many as unstable and untrustworthy. At the same time, Prime Minister Carney, with a groundswell of support from Canadians, is seeking to reduce our dependence on the U.S. by expanding existing and building new trade and security relationships with like-minded countries around the globe.

What I find particularly exciting is that Canadians are increasingly motivated to capitalize on the resources, people, and skills we have in Canada to build a strong and vibrant economy while securing our borders and expanding our leadership in the world.

While the stakes are very high, these are nevertheless exciting times for Canada and Canadians.

However, tariffs are not the whole story for our sector. I’m sure most of you attending today’s AGM have experienced reduced

6 | WINTER 2025

demand for your rental units and increased pressure to reduce asking rents. Know that you’re not alone. A report released earlier this month from a recognized rental marketing portal indicated that rental asking prices in British Columbia are down 8.5 per cent over the past two years, and 5.5 per cnet in the past year alone. Vancouver led with largest drop in the country at 16.9 per cent in the past two years and 8.2 per cent in the past year. Vancouver starting rents are at a 41-month low and one-bedrooms are down $500 a month since 2023. This is not insignificant, and the major drivers are a substantial reduction in international students and immigration overall, plus B.C. has had a record high number of rental housing completions over the past three years.

While the reduced demand and price pressures are impactful, we continue to believe that this is a temporary phenomenon even if we’re not witnessing stalling of new rental construction. We expect eventual tightening of supply and price stability. The timeline for this shift may be a year or two, but we believe that this time horizon is supported by the virtual collapse of the condo market. Despite the demand softening, we will need to continue to build new rental supply to ensure we don’t regress into the crisis we endured during past few decades. In the interim, as rental housing providers we need to manage cost while ensuring that we are providing a superior product and exceptional service to our customers. While ours is a resilient industry providing a critical service, we continue to rely upon LandlordBC’s vital advocacy role.

Speaking of advocacy, we were pleased to meet several weeks ago with our new Minister of Housing and Municipal Affairs, Christine Boyle. Minister Boyle was elected to the B.C. Legislative Assembly in 2024 representing the riding of Vancouver-Little Mountain. She was subsequently appointed Minister of Housing and Municipal Affairs July 17, 2025 replacing Ravi Kahlon. Prior to becoming an MLA, she was a Councillor in the City of Vancouver for six years.

Our conversation with the minister was productive. We left the meeting confident that the minister understood the need for legislative stability and certainty for the sector, i.e.: no more legislative changes. We also expressed our appreciation for the significantly improved service standards at the RTB (and encouraged continued funding), and we communicated our appreciation for her government adhering to the annual maximum rent increase for the 2026 calendar year even if it is less then we’d like to see.

We repeated past concerns about the need for more balance in the context of the current regulatory environment and our strong view that the government needs to consider tax policy, specifically a property tax sub-class for purpose-built rental apartments, inflationary caps on utilities and property taxes, and initiatives to mitigate increasing insurance costs to support our sector. We also asked the minister to expand eligible cap expenditures under the Additional Rent Increase process to include sustainable plumbing.

LandlordBC continues to represent British Columbia on the national stage as well, through our membership in Rental Housing Canada.

Two board members represented LandlordBC at an upcoming Lobby Day in Ottawa in November with fellow rental housing providers from across the country. This was a great opportunity to ensure B.C. issues and concerns are communicated directly to the federal government.

I’d be remiss if I didn’t mention a form of advocacy that’s grown in importance at LandlordBC. I’m referring to our legacy initiative launched in 2023, the Rental Apartment Retrofit Accelerator Program or RARA. LandlordBC is an acknowledged leader in sustainability in B.C.’s multi-unit housing sector and, by all accounts, is years ahead of all landlord associations in Canada in this space.

At last year’s AGM we introduced you to Ian Cullis, our newly hired vice-president of sustainability. Ian and our partners including BC

Hydro, CleanBC, City of Vancouver, National Research Council of Canada, FRESCo, the Zero Emissions Innovation Centre, and others, continue to provide our members who own and operate purposebuilt rental buildings, specialized coaching and support to access rebates and incentives for energy retrofits to help reduce greenhouse gas emissions and operating costs. We are actively pursuing the federal government for greater support for retrofitting our existing rental stock. Their support will not only pay dividends in the context of extending the life of the affordable older rental stock but also contribute to addressing the challenges associated with climate change. One challenge that is particularly concerning is the addition of cooling — through RARA we are working to find cost effective solution to what is unquestionably an issue of our time.

I would like to thank our sponsors for supporting all our events each fiscal year. In addition, I would like to thank my fellow directors for their commitment to LandlordBC. You’re all great colleagues and I appreciate your support in my role as chair. At this time, I would also like to acknowledge Dorothy Friesen of Prince George, a director whose term ended this year and at which time she decided not to seek re-election. Thank you, Dorothy!

Finally, I’d like to thank the staff under the leadership of LandlordBC CEO, David Hutniak, for their dedication and hard work to make LandlordBC the great organization that it is.

WINTER 2025 | 7

THE KEY

PROTECT YOUR BUSINESS FROM SLIP AND FALL CLAIMS

By Mike Nichol, Senior Client Executive, Real Estate Partner, Acera Insurance • Your company is named as an additional insured.

• A coverage limit of at least $2 million (although $5 million is ideal).

• 30 days’ written notice of cancellation or non-renewal (so you

are informed and can respond in advance of any lapses of coverage).

ENSURE SERVICES ARE ACTIVATED AUTOMATICALLY UPON SNOWFALL Your written contract or service agreement should specify in detail:

• The parameters under which services are automatically dispatched (e.g., once certain weather conditions are met).

Slip and fall injuries are one of the most common sources of legal claims against apartment owners and especially during winter, these accidents rise sharply as snow and ice accumulate on walkways and common areas. Engaging professional snow removal providers is one of the most effective ways to protect your building during these conditions, and many insurers now require it as a condition of coverage. Drawing on 20 years of insurance and risk management experience specializing in rental property insurance, I will share best practices when contracting these services to limit your legal exposure and improve your defence against potential claims.

BEST PRACTICES WHEN CONTRACTING SNOW REMOVAL SERVICES One of the key advantages of hiring professional snow removal providers is the ability to transfer risk away from your building. This is achieved with the simple step of being added as an additional insured on the contractor’s insurance policy. If a slip and fall claim arises, the contractor’s commercial general liability responds first to cover defence costs and any resulting settlements for both the building owner and the contractor. This clause in your service agreement is one of the most effective risk management measures you can take to minimize liability during the winter.

To further reinforce your cold-weather risk management strategy, your insurance company’s in-house risk management team, often with decades of experience advising building owners and managers on loss prevention, may recommend several steps to further mitigate your risk.

REQUEST PROOF OF INSURANCE Each year, request an updated cer tificate of insurance from the contractor that confirms:

8 | WINTER 2025

• Clear timelines for response (e.g., removal beginning within a set number of hours after snowfall starts).

• The conditions under which products such as salt are to be applied and areas of application.

Automatic activation helps avoid dangerous delays and ensures timely treatment. You should also require that contractors return as needed to address re-freezing or new accumulation, particularly during freeze/thaw cycles. If you are in a coastal location, consider additional precautions such as salting whenever temperatures drop to or below 0 degree Celsius or pre-salting in advance of frost, ice or snow warnings since snow and slush can melt during the day and refreeze overnight into ice.

USE REPUTABLE SNOW REMOVAL CONTRACTORS Whenever possible, engage established snow removal companies with a proven track record in your community. These providers are more likely to carry proper insurance, maintain reliable equipment and employ trained crews who understand both safety protocols and industry standards. Don’t assume smaller or independent contractors can’t meet the same standards, but do always verify that they follow recognized best practices for snow and ice management.

PROVIDE A SITE MAP AND IDENTIFY PRIORITIES By visually identifying high-hazard areas, you give contractors clear direction on where attention is needed most. These commonly include entrances, stairs, ramps, accessible routes, mailboxes, crosswalks, heavy-use walkways Alongside the map, establish priority sequencing for service. For example, entrances and stairs should be cleared first to maintain

FAQS Why do insurers prefer property owners to hire professional snow removal services?

Many insurers now expect apartment owners to work with professional snow removal contractors because it demonstrates due diligence and proactive risk management. Professional providers carry their own insurance, maintain detailed service logs and follow recognized industry standards for timing, treatment and safety. These factors help reduce the frequency and severity of slip and fall claims, protecting both the property owner and the insurer from preventable losses.

What type of insurance covers slip and fall claims?

Slip and fall claims are typically covered under a commercial general liability (CGL) policy, which insures against claims of third-party bodily injury or property damage that occurs on your property. For building owners, this means your CGL policy may respond if someone is injured due to snow or ice on common property. However, if your snow removal contractor is properly insured and your property is listed as an additional insured, their policy will respond first so you can avoid filing a claim.

Can I handle snow removal ourselves?

Hiring a professional, insured contractor not only ensures the work is done safely and consistently, but also allows responsibility to be shifted in the event of a claim. However, if your insurer does not require you to use professional snow removal services and you choose to handle it yourselves, we highly recommend maintaining detailed logs of any snow removal and salting done. These records can be critical evidence to show that you took reasonable steps to maintain safe conditions for residents and visitors.

In what cases will property owner’s insurance still be required to respond?

This can happen if the contractor’s coverage has lapsed or is insufficient to cover the claim amount; the incident happened in areas or circumstances outside the contractor’s responsibility; the claim alleges negligence on the part of the property owner; or the contractor’s insurer denies coverage due to exclusions or breach of terms. In these cases, coverage under your building owner’s policy may be required to defend or share in the cost of the claim.

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THE KEY safe access for residents and visitors, while secondary areas can follow. This ensures the most critical zones are addressed quickly and demonstrates that your property has taken reasonable steps to prevent accidents.

MAINTAIN LOGS AND DOCUMENTATION Accurate records are one of the most important tools your property can rely on if a slip and fall claim arises. Confirm that contractors maintain detailed snow removal logs that capture the timing, frequency and scope of work completed during each visit. Your team should also keep copies of these records on file and supplement them with your own documentation when necessary. Recording any snow and ice management done by your own staff (such as applying salt or sand in common areas) is equally important. Together, this documentation demonstrates due diligence and can be critical evidence in defending against liability claims.

ESTABLISH AN INCIDENT PROTOCOL Having a clear, documented process for reporting incidents ensures you can respond quickly and effectively, while preserving important

evidence for potential claims. Your protocol should include steps for immediately gathering and recording:

• Time-stamped photos of the area where the incident occurred.

• Site and weather conditions, such as temperature, precipitation or visible ice buildup.

• Contractor contact information, including who was responsible for snow removal at the time.

• Witness details, with names and statements if possible.

Designate a person or team who will be responsible for collecting and storing this information in a central, accessible file so it can be quickly provided to insurers if a claim is made.

While slip and fall incidents are one of the most frequent causes of liability claims for property owners, they’re also among the most preventable. Protecting your property and residents during the winter months comes down to preparation. Each of these simple but powerful steps plays an important role not only in creating a safer environment for your community, but also in supporting your defence against claims.

Acera is a proudly independent Canadian insurance brokerage with national reach, operating from Victoria to Halifax. Our team of over 1,300 professionals— nearly half of whom are shareholders, focus on rental buildings and strata buildings. For more information visit our website at www.acera.ca. Contact Mike at mike.nichol@acera.ca or 250-519-2300.

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THE KEY

INVESTING IN CAPITAL RENEWAL

By Dennis Hodkinson, Principal, RJC Engineers and Brenda Scott Castro, Product Manager, Energy Efficiency & Decarbonization Solutions, BC Hydro Across British Columbia, thousands of rental buildings constructed in the 1960s, 70s, and 80s continue to house residents today. These are not short-term assets — they are the backbone of B.C.’s rental housing system. The purpose-built rental sector alone includes more than 9,000 buildings with more than 253,000 homes. Add secondary rental units, condos, and basement suites, and nearly two-thirds of the province’s low-income households live in buildings approaching end-of-life.

The question is not if these buildings will need upgrades, but when. Envelopes, windows, and roofs are nearing the end of service life. Done strategically, renewal projects are not just costs, they are opportunities to improve building performance, durability, and tenant comfort for decades to come.

WHY RENEWAL MATTERS Older building envelopes, windows, and roofs are among the weakest points in B.C.’s rental stock. Many have limited insulation, poor air sealing, and single-pane glazing. Roof assemblies often feature degraded insulation and lack reflective materials now considered standard.

The consequences are predictable: higher energy use, higher operating costs, and less comfortable homes. With rising energy prices and new carbon regulations on the horizon, these inefficiencies will only become more expensive.

Capital renewal investments can:

RENEWAL OPTIONS

• Enable access to incentives, rebates, and cost recovery mechanisms.

Modern capital renewal solutions are proven, reliable, and widely available.

Envelope upgrades can add insulation, improve moisture management, and replace cladding systems with durable materials. Window and door replacements bring older units up to modern high-performance glazing standards, dramatically reducing drafts and heat loss. Roof replacements integrate higher insulation levels, reflective membranes, and futureready designs for solar PV, extending roof life and reducing maintenance.

Residents experience warmer homes in winter, cooler interiors in summer, improved indoor air quality, and reduced noise transmission.

FROM RETROFIT TO CAPITAL RENEWAL

ENGINEERING AND INSTALLATION

Efficiency upgrades are often viewed as optional “retrofits” that can be delayed or skipped. However, envelopes, windows, and roofs are different, they are essential capital systems that every building must replace at the end of their service life. The real decision for rental housing providers is whether to simply replace like-for-like, locking in older performance standards, or to take a renewal approach that strengthens the building for decades to come. A thoughtful capital renewal project addresses unavoidable lifecycle needs, improves tenant satisfaction, and reduces turnover. By lowering heating and cooling demand, it also creates opportunities for smaller, more efficient mechanical systems in the future, while protecting the building from future climate and regulatory risks.

Successful renewal projects begin with a thorough engineering assessment. Condition assessments, load calculations, and building energy models help identify the long-term benefits of upgrades as well as the immediate costs. In many cases, improving the building envelope and windows first reduces mechanical load, allowing for more efficient and appropriately sized HVAC systems. Planning the work in phases ensures alignment with capital plans, minimizes tenant disruption, and allows project teams to coordinate trades effectively. Commissioning each system and assembly at project completion ensures that insulation, air barriers, and mechanical systems perform as intended over time, protecting both the investment and the comfort of occupants.

• Reduce energy demand and operating costs.

• Improve year-round comfort and indoor air quality.

• Strengthen durability and reliability.

• Extend building life and increase asset value.

12 | WINTER 2025

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THE KEY DURABILITY AND MAINTENANCE

Capital renewal is not just about immediate performance — it is about longevity. When designed and installed correctly, envelopes and windows can provide reliable service for 20 to 40 years, while roof systems generally last 20 to 30 years. Integrating higher-quality materials and proper detailing extends service life and reduces future maintenance costs.

Annual inspections, proactive maintenance, and periodic commissioning protect these investments, while avoiding deferred maintenance traps that can compound costs over time. By treating these projects as longterm lifecycle interventions, housing providers can “reset” the building, ensuring decades of stable performance and predictable operating costs.

INCENTIVES, FUNDING, AND THE BUSINESS CASE

River Mist Housing Cooperative Project Snapshot Location: Richmond, BC Building: 44-unit, early 1990s wood-frame Scope: Full envelope and ventilation renewal at end-of-life Building Upgrades Envelope & Exterior Walls: new sheathing, continuous air barrier, thermal spacers, semi-rigid insulation, durable cladding Windows & Doors: triple-glazed fiberglass units, improved thermal comfort, noise reduction, incentive eligibility Mechanical & Ventilation: Energy Recovery Ventilators, reduced heating/cooling loads, improved indoor air quality Results & Benefits • Airtightness and insulation improvements at marginal cost • Incentives offset glazing costs; avoided maintenance further reduced cost • Lower energy bills, quieter, more comfortable homes • Extended building life and long-term operating cost savings Key Takeaways • Strategic planning turns unavoidable capital renewal into deeper energy and comfort gains • Stacking incentives reduces upfront costs • Phased implementation minimizes tenant disruption • Properly executed renewal “resets” building lifecycle, securing decades of performance

The upfront scale of capital renewal can be daunting, but incentives and financing reduce the burden. Utility programs through BC Hydro offer rebates for energy efficiency upgrades, while provincial and federal programs such as CleanBC, CMHC MLI Select or MURB, provincial and federal tax incentives, and Canada Infrastructure Bank provide additional support. Here is an example of the available support:

• Utility programs: BC Hydro.

• Example: Window replacement project costing ~$900,000 may

receive ~$185,000 (~24% of project cost) in incentives, saving ~72,000 kWh/year (~$9,200/year).

• Provincial/federal programs: CleanBC, CMHC MLI Select, Canada Infrastructure Bank.

• Rental housing cost recovery: Additional Rent Increase (ARI) mechanisms.

• Engineering feasibility rebates support upfront studies.

When stacked together, these supports can reduce net project costs by 20–30 per cent, while improved operating efficiency increases net operating income and long-term building value.

CONCLUSION B.C.’s aging rental housing stock is here to stay. Renewal of envelopes, windows, and roofs is essential, not optional. These projects protect building value, reduce costs, improve comfort, and support climate action goals. With incentives, proven approaches, and technical guidance available, the time to plan and act is now.

Treat envelope, window, and roof upgrades as capital renewal rather than discretionary retrofits, and you unlock decades of building performance, tenant satisfaction, and asset value.

RJC Engineers is an employee-owned engineering firm that celebrates creative thinking, prompt service, and technical excellence in building structure and enclosure engineering. For over seven decades, we have helped clients enhance the performance and longevity of their buildings across Canada and beyond. Working at the intersection of structure, energy, seismic, and envelope, RJC delivers practical, data-driven solutions that enhance building resilience and efficiency. www.rjc.ca BC Hydro is a provincial Crown corporation that generates and delivers clean, reliable electricity to homes and businesses across British Columbia. We plan, build, and operate the province’s electrical system, and we help customers use energy more efficiently through rebates, programs, and tools that support upgrades, lower bills, and improve overall energy performance.

14 | WINTER 2025

A BETTER SPRING STARTS IN WINTER

By Matt Wong, Sales & Business Development Manager, Remdal When the days grow shorter and the rain returns, many building owners take the winter months as a time to rest and regroup. Major exterior projects are on hold, and spring may feel far away.

Additional tips Budgeting tips: • Request early cost estimates or assessments from contractors.

• Build in a 10–15% contingency for hidden conditions (e.g., moisture damage behind walls).

• Plan funding so critical envelope or HVAC work takes priority before cosmetic improvements.

What to look for in a contractor: • Proven experience working with strata, rental, or multi-unit properties.

• A well-rounded background in building maintenance and renewal projects.

• Strong communication, organization, and on-site supervision.

• The ability to coordinate effectively with other trades and consultants.

Smart scheduling strategies: • Sequence trades logically: envelope sealing before painting, plumbing repairs before wall finishes, etc.

• Allow buffer time for wet weather, permitting, and material lead times.

• Plan around resident activity, holidays, or building occupancy patterns.

• Communicate timing clearly with everyone involved, especially residents.

But seasoned owners and property managers know that winter is the best time to prepare. Planning early for maintenance and renewal projects — whether it’s repainting, building envelope repairs, mould remediation, or plumbing and HVAC upgrades — can mean the difference between a smooth, cost-efficient spring or a season filled with delays and last-minute scrambling.

Here are five smart steps every building owner should take before spring arrives.

1. Inspect the Building Envelope Winter weather is revealing. Rain, moisture, and temperature changes can expose weaknesses that summer often hides. That’s why a mid-winter inspection is one of the most valuable maintenance tasks you can do.

Start with the building envelope, your structure’s first line of defense against the elements. Look for:

• Peeling or blistering coatings on walls, railings, and trim.

• Cracked or failing sealant joints around windows, decks, or control joints.

• Signs of water ingress, such as efflorescence, staining, or peeling drywall inside suites.

• Mould or mildew on siding or shaded walls, especially on north-facing exposures.

• Leaks at balconies, planters, or parapet flashings.

These are early warning signs of potential moisture intrusion, which can lead to mould growth, air quality issues, and long-term structural damage if not addressed.

If you spot concerns, consider engaging a building envelope professional or contractor to perform a detailed inspection. Even if repairs

WINTER 2025 | 15

THE KEY wait until spring, documenting issues now ensures you can move quickly when the weather improves.

2. Review and Plan Your Maintenance Budget Winter is also budget season for most buildings. Use this time to evaluate your capital plan and reserve study to identify which projects need attention in the coming year.

Using winter to reach out to contractors, engineers, or consultants, you can develop detailed scopes, align expectations, and reserve preferred timelines. This is especially important for specialized work like building envelope repairs or mould remediation, which may require sequencing, testing, or safety measures before site mobilization.

Proactive planning allows you to balance routine maintenance with larger renewal work. For example, if your painting cycle is coming due but you also have sealant or waterproofing repairs on the horizon, combining them under a single project can save setup and coordination costs.

An early start also allows time for colour consultations, mockups, and pre-project communication materials. At Remdal, we often collaborate with owners and engineers during the planning phase to ensure scopes are technically sound and resident impacts are minimized.

Don’t overlook mechanical systems either. HVAC and plumbing components often face their hardest use in winter. Issues such as aging boilers, corroded pipes, or insufficient ventilation, can help you schedule upgrades alongside envelope or aesthetic work.

4. Build a Realistic, Integrated Schedule A good project plan doesn’t just list dates but also coordinates multiple moving parts. Spring is a busy time for trades, and weather adds another layer of complexity.

Getting ahead financially ensures that when spring arrives, you can act decisively rather than reactively.

When scheduling, think holistically. If your project involves building envelope repair, you may also need to coordinate HVAC or plumbing access, since these systems often penetrate the exterior. Similarly, mould remediation or interior drying work may depend on the completion of exterior sealing or drainage repairs.

3. Engage the Right Team Early The most successful projects start with the right partners, and the conversations often begin months before work commences.

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Working with a contractor who understands multi-trade coordination ensures that your spring project stays efficient, compliant, and minimally disruptive.

5. Communicate Early and Often No matter how well-planned your project is, communication is what keeps it on track. Owners, managers, contractors, and residents all need clear, consistent updates.

Start by introducing your project to the residents. Share what’s being done, why it matters, and when it will happen.

For example, if a building envelope renewal will include mould remediation or plumbing upgrades, let residents know how that might temporarily affect access, noise, or ventilation.

As the project moves forward, post visible updates and maintain an open feedback channel. To help keep everyone informed and aligned, Remdal often supports clients with communication packages to share with the residents. These packages can include pre-project notices, signage, and progress updates.

Good communication doesn’t just avoid confusion; it builds trust and reinforces professionalism throughout the process.

Look Ahead Winter planning may not be glamorous, but it’s the foundation of successful building maintenance. Taking the time now to assess your envelope, review your systems, and prepare your team sets your property up for long-term health.

A well-maintained building envelope protects against moisture and mould. Reliable plumbing and HVAC systems maintain comfort and efficiency. Together, they preserve the building’s structure, extend service life, and reduce costly emergency repairs down the road. Proactive care is one of the best investments you can make in your building’s future, and early preparation sets your project up for success.

So, as the rain continues to fall, take advantage of this quieter season. Review, inspect, and plan ahead. By the time spring arrives, your property and your team will be ready to thrive.

Matt Wong is the sales and business development manager at Remdal, a trusted leader in building renewal and maintenance services across British Columbia.

Matt brings a deep understanding of building envelope systems, surface preparation, and long-term maintenance planning to every project. The company’s collaborative approach and commitment to quality have earned it a reputation as one of BC’s most respected restoration contractors. Learn more at www. remdal.com or contact Matt Wong at mattw@remdal.com

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Derek Townsend Principal 604‐683‐2518 dtownsend@citifund.com 700 – 1111 W. Hastings St. Vancouver, BC V6E 2J3

Visit our website at www.citifund.com to see some of our past projects.

WINTER 2025 | 17

THE KEY

SUPPLY AND AFFORDABILITY A conversation with Mark Kenney, CEO and president, of Canadian Apartment Properties Real Estate Investment Trust (CAPREIT), on how a nuanced approach can support supply and affordability in response to Canada’s housing crisis.

By CAPREIT As Canada’s largest publicly traded apartment REIT, CAPREIT has undertaken a transformation in recent years by modernizing its portfolio of rental communities through the acquisition of new purpose-built rental housing and through the strategic disposition of other aging assets that no longer align with its core strategy.

This strategic approach has seen the REIT purchase recently developed communities in the Canadian rental market, particularly in British Columbia where CAPREIT has added 630 suites to its portfolio in the last two years.

CAPREIT is recognized for its efforts to strategically invest capital that will help drive increased supply, while helping preserve affordability. Among other efforts, the REIT has advocated for government support to enable non-profit organizations to acquire and maintain affordable housing.

For example, in 2024, CAPREIT completed five non-core property dispositions to community housing providers, including the sale of two communities in British Columbia to the New Vista Society, a non-profit organization focused on providing affordable housing for seniors and families. The new owner secured funding from the BC Rental Protection Fund to complete the purchase.

Q: What are the criteria to determine which properties meet this purpose?

MK: Our team engages in a review process across our national portfolio.

Through this internal exercise we evaluate opportunities to sell legacy rental communities, particularly if we believe that the involvement of affordable housing organizations can better deliver on the pursuit of affordability.

Q: What is the single most important impact you have seen so far from transferring these properties into the affordable housing sector?

MK: CAPREIT is proud to see that these properties, after a sale, are continuing to be managed in a tenant-centric manner with affordability preservation as a priority. It really shows you that the model works.

This approach managed to preserve long-term affordability for residents.

Q: CAPREIT could have taken the redevelopment approach or sold to an organization who would fundamentally redevelop. What is the benefit you are seeing to the community?

In conversation with Mark Kenney, he talks about why this strategy makes business sense for CAPREIT while offering an innovative approach to private/public partnership, a commitment to maintaining supply and a determination to protect affordable housing – an approach Mark Kenney sees as a ‘win-win’.

MK: By transferring legacy communities from CAPREIT to affordable housing organizations, the communities become more stable in the minds of residents. The structure and purpose of community or non-profit based ownership/management teams, in this model, allows them to maintain affordability.

Question: What was the strategy undertaken by CAPREIT that led to the sale of these properties to affordable housing corporations?

Q: Housing is needed nationally. Can this model be scaled or adapted for other rental housing providers?

Mark Kenney: We are determined to help meet Canada’s rental supply shortage and, concurrently, contribute in a meaningful way to meeting the challenges of housing affordability.

MK: For this model to work effectively, and at scale, the federal government must commit to programs like the Canada Rental Protection Fund, which provides community organizations and non-profits with the opportunities to successfully acquire and manage rental communities that can be operated with a commitment to long-term affordability.

Seeing it in Budget 2025 was a positive sign, and we continue to call on the federal government to implement funding.

We’re contributing to the improvement of the supply issue by purchasing recently built rental properties, thus driving demand and providing capital for developers to build more housing. At the same time, we are supporting efforts to ensure the market remains affordable by pursuing opportunities to sell some of our aging communities to non-profit community housing organizations and providers.

We believe that a strategy that encourages both new rental housing and supports an ownership/management model that better ensures affordability is good for CAPREIT, good for residents and good for the country.

18 | WINTER 2025

Q: Why did CAPREIT decide to get involved to support affordable housing initiatives?

MK: We are the rental housing leaders in Canada, and we are therefore better than most at understanding the issues surrounding both supply and affordability. Particularly as they relate to Canada’s most at-risk

renters. The strategy we are pursuing today provides an effective approach to addressing the housing shortage while offering a viable path, through a different ownership model, to effectively address issues of housing affordability.

Q: How do you facilitate the relationship with non-profit organizations?

MK: CAPREIT is active in the rental market and has been in discussions with various non-profit organizations around the country. When organizations receive funding, CAPREIT is known to be a willing and very patient participant during what can be long due diligence processes.

We allow non-profits the time to organize financing and familiarize themselves with the property. This creates a ‘win-win’.

Q: How do you measure the success of this strategy? What is the driving purpose?

MK: The main goal is to unlock capital through the sale of select buildings (through tools like the Canada Rental Protection Fund), allowing us to use these resources to finance new market rental housing acquisition opportunities. It’s an uncommonly good solution since it contributes both to affordability and supply of housing in Canada.

Q: What challenges have you encountered in developing or supporting affordable housing projects?

MK: We are focused on the opportunities the program creates and not the challenges. That said, in order for the initiative to work and to deliver a public good, potential non-profit partners must be properly funded.

As sellers, the key will lie in finding financially stable non-profit partners.

Q: How do you balance business objectives with the social goal of increasing affordable housing supply?

MK: We are proud to prioritize “win-win” scenarios in which we can achieve our business objectives while delivering a public good. We do not believe that pursuit of our business objectives and advancing goals of greater supply and affordability are mutually exclusive.

Q: What would be your recommendation to other B.C. housing providers, large and small, who want to support affordable housing?

MK: Be open. Seek out partnerships. Advocate for government funding.

The solution to the housing crisis doesn’t lie on one side or another—but in partnership. That’s the way everyone benefits.

CAPREIT is Canada’s largest publicly traded provider of quality rental housing. As at September 30, 2025, CAPREIT owns approximately 45,000 residential apartment suites and townhomes that are well-located across Canada and, to a lesser extent, the Netherlands, with a total fair value of approximately $14.5 billion. For more information about CAPREIT, its business and its investment highlights, please visit its website at www.capreit.ca.

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WINTER 2025 | 19

THE KEY

BE PROACTIVE TO AVOID WINTER WINDOW WOES

By Mark Estrada, Centra Install Pros, Multi-family As temperatures drop across British Columbia, landlords face one of the most challenging times of the year for property maintenance.

Winter doesn’t just test your mechanical systems like heating — it also challenges the building envelope, particularly the windows.

While they’re often overlooked until there’s a visible problem, windows are one of the most critical components in protecting your investment.

Drafts, condensation, and moisture damage can quickly escalate from minor nuisances to costly repairs. Understanding how winter conditions affect your windows, and taking preventative action, can make the difference between a well-maintained property and an expensive emergency call in the middle of winter.

WHY WINTER IS HARD ON WINDOWS B.C.’s diverse climate, from the wet coastal rains to freezing temperatures in the interior and north, creates a perfect storm for window wear and tear. Building envelope experts note that winter exposes weaknesses in window systems that often go unnoticed during warmer months.

HERE ARE THE KEY CHALLENGES LANDLORDS SHOULD KEEP IN MIND: Condensation and Moisture Build-Up When warm indoor air meets the cold surface of window glass, moisture forms. Left unchecked, this can lead to mould, mildew, and damage to windowsills and drywall. In multifamily buildings, condensation issues can appear widespread, often misinterpreted as window failure when ventilation or humidity control is the real culprit.

Shrinking and Expanding Materials Window frames, especially aluminum and wood, expand and contract with temperature changes. Over time, this movement can break seals, cause warping, and lead to drafts or water infiltration.

Seal Failure and Fogging The double or triple panes in insulated glass units (IGUs) rely on airtight seals to maintain energy efficiency. When those seals fail, moisture gets trapped between panes, causing fogging that can’t be wiped away.

When this happens, the lack of insulation greatly reduces the window’s performance.

Energy Loss and Tenant Comfort Issues Drafty or poorly insulated windows force heating systems to work harder, driving up energy costs. For landlords with all-inclusive rentals, this directly impacts the bottom line. Even where tenants pay utilities, poor comfort leads to complaints, turnover, or reputational damage.

PROACTIVE STEPS TO TAKE BEFORE “THE FREEZE” The good news is that many of these issues can be mitigated, or

20 | WINTER 2025

completely prevented, with proactive maintenance and a clear winterization strategy.

Experts recommend that landlords focus on the following key areas: 1. Schedule a Pre-Winter Inspection with Your Tenant A visual and functional inspection before freezing temperatures hit is one of the simplest, most cost-effective measures you can take. What you want to look for are:

• Cracked caulking or deteriorating seals around frames.

• Difficulty opening or closing windows (warping or swelling).

• Condensation between panes.

• Water stains or peeling paint around sills and trim.

2. Re-Caulk and Re-Seal Exterior caulking and sealant joints are your first line of defense against water intrusion. Over time, UV exposure and temperature fluctuations cause sealants to crack or pull away.

Re-caulking problem areas helps maintain energy efficiency and prevent

leaks. It is recommended to use high-quality exterior-grade silicone or polyurethane caulks rated for cold-weather application, especially in coastal or high-moisture environments like Vancouver Island or the Lower Mainland.

PARTNERING WITH THE RIGHT PROFESSIONALS While landlords can manage small seasonal tasks, building envelope professionals bring the expertise to identify deeper issues. A qualified team can conduct:

3. Check Window Drainage Systems Many modern windows include weep holes or drainage channels that let moisture escape. If these become clogged with debris, trapped water can freeze and expand, causing cracks or leaks. A quick check and cleaning each fall can prevent significant damage come January.

• Thermal imaging scans to locate air leaks or cold bridging.

4. Manage Indoor Humidity Levels Condensation on the inside of windows is often more about indoor humidity than window performance. Encourage tenants to:

Window specialists are trained to evaluate the full building envelope, not just individual windows. This holistic approach ensures solutions address underlying causes rather than just symptoms. For example, condensation might be due to ventilation imbalance, not faulty glass, something a general repair service might overlook.

• Use exhaust fans when cooking or showering.

• Keep blinds slightly open to allow air circulation near windows.

• Avoid drying clothes indoors during winter.

Centra’s experts suggest maintaining indoor humidity between 30–40 per cent during winter. Below that, air becomes too dry; above that, condensation increases dramatically. Installing humidity sensors or recommending dehumidifiers can help landlords stay in the ideal range.

WHEN IS MAINTENANCE NOT ENOUGH? Even with upkeep, windows have a lifespan of 25 - 30 years for most modern units, less for older aluminum or wood. Once seals start failing or frames begin to warp, no amount of caulking will fully restore performance.

When replacement becomes necessary, landlords should view it as a capital improvement that pays back over time:

• Lower operating costs: Reduced heating and cooling loads.

• Higher property value: Modern windows boost aesthetics and resale value.

• Tenant retention: Comfortable, quieter units attract longterm tenants.

• Reduced liability: Properly installed windows prevent leaks and mould which are issues that can lead to health concerns or insurance claims.

In strata and multifamily settings, timing and coordination are key. Our team often works directly with property managers, strata councils, boards, and landlords to phase replacements over several years or align them with other envelope projects. This allows for budget flexibility while addressing risk areas first.

• Glazing and sealant inspections to assess existing systems.

• Energy audits to estimate savings from upgrades.

When selecting a contractor, landlords should ensure they are experienced with multi-unit residential projects and are familiar with the BC Energy Step Code and local building envelope standards, and back everything with a substantial warranty. This ensures not only quality workmanship but compliance with evolving energy efficiency requirements.

THE COST OF WAITING The biggest mistake landlords make is assuming window issues can “wait until spring.” Winter accelerates damage, trapped water freezes, seals separate, and minor drafts turn into major leaks.

Delaying maintenance can also affect tenant satisfaction and long-term profitability. A drafty suite or fogged window in mid-January doesn’t just cost money, it sends a message about overall building upkeep. Preventative action, especially before the coldest months, almost always costs less than reactive repairs.

PROTECTING YOUR PROPERTY Windows are more than just glass and a frame, they’re vital to your building’s comfort, efficiency, and durability. For landlords, proactive maintenance and timely upgrades can mean the difference between a manageable winter and a costly spring of repairs.

As winter sets in, take a closer look at your windows. A little attention now could save thousands later and keep your investment performing at its best, no matter what winter decides to throw our way.

By investing in inspections, sealing, humidity management, and longterm planning, you protect both your property and your tenants’ comfort, a win-win for everyone.

Centra Install Pros has been helping landlords, stratas, and property managers across B.C. protect their buildings for over 40 years. Whether it’s a simple inspection on the windows or doors for replacement, or a full building envelope upgrade, Centra’s specialists can help you develop a plan that fits your budget and your long-term goals. Interested in learning more or scheduling a free window and patio door building envelope review? Visit www.centra.ca.

WINTER 2025 | 21

THE KEY

WHEN A TENANT PASSES AWAY

By Michael Drouillard, Drouillard Lawyers Dealing with the unfortunate circumstances of a tenant passing away is an important part of being a professional landlord. This article reviews the responsibilities of a landlord under the Residential Tenancy Act when a tenant passes away.

When a tenant passes away and if there is a co-tenant who lived with them under a joint tenancy agreement, the relationship is largely unchanged. The remaining tenant continues the tenancy relationship with the landlord. However, when there are no co-tenants, there are two separate, but related issues the landlord must be prepared to address.

The first issue relates to the nature of the tenancy agreement and the right of the tenant to be a tenant of the rental unit. When a tenant passes away, the tenancy is not “frustrated” and the tenancy is not automatically abandoned either. The definition of a “tenant” set out at section 1 of the RTA specifically “includes the estate of a deceased tenant.” This means the tenancy is now held by the estate of the tenant, and the tenancy agreement otherwise continues on the same terms.

The fact the tenancy continues on the same terms means that a landlord can continue to serve notices on the estate of the deceased tenant for breaches of the tenancy agreement. For example, if rent is unpaid, then the landlord may serve a notice to end tenancy for unpaid rent. It is probably insufficient to simply post such a notice

22 | WINTER 2025

on the door, or to mail it by registered mail, like one would with a typical tenancy. Similarly, the executor of the tenant’s estate can serve notices on the landlord, such as a one month notice to vacate.

One of the first things a landlord must do is try to determine who the executor is. The executor is the estate’s representative, authorized to deal with its property. Ideally, the executor is easily found, and the landlord and executor will work together cooperatively to formally end the tenancy and have the rental unit vacated.

However, it is frequently the case that identifying the executor is challenging.

Sometimes, there is no executor and there is no will. In these circumstances, a landlord should exercise caution. If unsure, access shouldn’t be provided.

Just as a landlord would not allow access to a tenant’s rental unit by a third party, even a family member, simply because that person asked, a landlord should be careful granting access to the rental unit unless satisfied that it is being accessed by someone with authorization to access the home. It’s reasonable for a landlord to require evidence that this person is authorized to deal with the tenant’s estate. It is the responsibility of the person requesting access to prove they are entitled to access.

In rare cases, a family member tries to live at the rental unit, or an occupant (not a tenant under the tenancy agreement) tries to stay. Just as a living tenant cannot assign or sublet their tenancy agreement except where permitted under the RTA, an estate cannot permit someone else to live at the rental unit either. Generally speaking, the landlord may treat these circumstances as an unauthorized sublet or assignment.

Having said that, caution should be exercised in accepting rent from the non-tenant occupant — it could be seen as creating a new tenancy agreement with that person and the landlord will be unable to end the tenancy except where permitted under the RTA.

tenant’s estate. This means that a landlord will have to rely upon section 30.3(1)(b)(i) as a basis to conclude that the rental unit and its property have been abandoned.

It is also frequently the case that no one with authorization will step up for the estate to deal with the estate’s affairs. Perhaps no one will contact the landlord. This relates to the second issue – obligations the landlord has in dealing with abandoned property.

Under the common law, landlords have very few obligations about abandoned property. Under the RTA, they have significant obligations and in fact, owe a duty of care, set out at section 30.4 of the Regulation to the RTA. It is beyond the scope of this article to describe how to comply with the abandonment procedure.

Summarized briefly, the landlord must ensure the property does not deteriorate and is not damaged, lost or stolen, and the property must be stored in a safe place for at least 30 days before it is disposed of. In fact, if the property has a market value in excess of $1,000, the landlord must try to sell it. The landlord can apply the proceeds against its actual out of pocket costs and lost rent, but any remaining amount must be paid to the administrator under the Unclaimed Property Act.

Abandonment of personal property is addressed under Part 5 of the Regulation to the RTA. The first question is whether the rental unit is truly “abandoned”. Section 30.3 of the RTA provides that a landlord may consider a rental unit abandoned in these circumstances:

ABANDONMENT OF PERSONAL PROPERTY 30.3 (1)A landlord may consider that a tenant has abandoned personal property if

Section 30.3(1)(b)(i) is interpreted subject to section 30.3(2). This means the landlord will either have to receive an express oral or written notice from someone authorized to act on behalf of the tenant’s estate that the rental unit and personal property left behind are abandoned; or failing that, the landlord will have to make a reasonable judgment call, based on all of the surrounding circumstances.

( a)the tenant leaves the personal property on residential property that the tenant has vacated after the tenancy agreement has ended, or

Earlier this year, our government revised the abandonment laws to make them more stringent on landlords. In particular, they created a new class of abandoned property called “personal value property”, which is defined as:

( b)subject to subsection (2), the tenant leaves the personal property on residential property

“personal value property” means the following items of abandoned personal property:

( i)that, for a continuous period of one month, the tenant has not ordinarily occupied and for which the tenant has not paid rent, or ( ii)from which the tenant has removed substantially all of the tenant’s personal property.

(2)The landlord is entitled to consider the circumstances described in subsection (1) (b) as abandonment only if ( a)the landlord receives an express oral or written notice of the tenant’s intention not to return to the residential property, or ( b)the circumstances surrounding the giving up of the rental unit are such that the tenant could not reasonably be expected to return to the residential property.

As mentioned, simply because a tenant has passed away does not mean that the tenancy agreement has ended. It continues through the

(a)medical equipment; ( b)photographs in paper form that are framed or otherwise demonstrative of having personal value; ( c)specific property identified as having personal value as described in section 30.3 (5); In other words, medical equipment, and family photographs cannot be summarily trashed unless storing them would be unsanitary or unsafe.

Nor can any personal property be summarily trashed if a tenant gave notice to the landlord that it was personal value property. Under the new law, a tenant can designate any personal property as personal value property. When this happens, the landlord must store the property for at least 30 days before disposing of it, giving an additional opportunity for this property to be claimed.

As shown by this article, when a tenant passes away, this has important consequences for the landlord. It can create new legal obligations as well.

It can be time-consuming to deal with this; however, it is a fundamental part of being a professional housing provider in British Columbia.

Michael Drouillard is a practicing lawyer, co-principal of Drouillard Lawyers, and vice-chair of the board of LandlordBC. In his practice, Michael has prosecuted and defended dozens of judicial reviews of decisions of the RTB and other administrative tribunals. To contact Michael, please visit www.drouillardlawyers.com.

WINTER 2025 | 23

THE KEY

LANDLORDBC 2025 AGM On October 29, 2025, members from across the province gathered online for LandlordBC’s 2025 Annual General Meeting. This year’s virtual format allowed our members to connect conveniently from across British Columbia, demonstrating the continued strength and engagement of our community.

The 2025-2026 LandlordBC Board of Directors:

The AGM provided attendees with important updates on LandlordBC’s direction, priorities, and advocacy initiatives. Those who were able to attend helped in shaping the future of LandlordBC, reaffirming our shared commitment to ensuring a strong, effective voice for landlords and rental housing providers across British Columbia.

Derek Townsend (Secretary-Treasurer)

We are pleased to announce the new slate of directors for the LandlordBC Board. We are confident that their collective expertise and commitment will guide us forward as we continue to strengthen the rental housing industry in British Columbia.

Sarah Lui

Thank you to everyone who participated and contributed to another successful AGM. Your involvement continues to drive the success and vitality of LandlordBC and the broader rental housing industry.

Nicolas Denux (Chair) Michael Drouillard (Vice-Chair) James Blair Matin Ghavi Kerri Jackson Shawn Punton Kim Schuss Allan Wasel

UPCOMING WEBINAR Rental Market Report 2025: Key Findings and Highlights Join Shiva Moshtari Doust, MA (Econ), lead economist for Vancouver at CMHC, for an exclusive look at the 2025 CMHC Rental Market Survey results. Discover the key findings shaping B.C.'s rental housing landscape, including market trends, data-driven insights, and the factors influencing supply, demand, and affordability.

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

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Date: Wednesday, January 21, 2026 Time: 12:00 PM – 1:00 PM (PST) Location: Virtual via Zoom Visit www.landlordbc.ca/webinar-series or check our newsletters for more information.

HUNTER’S HINTS

Best Practices for Pet-Friendly Buildings

By Hunter Boucher, Vice President, Operations, LandlordBC The rental market is shifting, and tenant expectations are shifting with it. One of the clearest trends in purpose-built rental today is that pet-friendly buildings are no longer a niche offering, they’re quickly becoming the baseline. With renters placing a high value on the ability to have pets, allowing animals in your building has become a straightforward business decision tied directly to occupancy, retention, and long-term stability.

But being pet-friendly doesn’t mean saying “yes” to everything.

The key is having clear expectations, consistent communication, and practical boundaries that work for both landlords and residents. Strong pet policies protect your asset while supporting the tenants who call it home.

A good starting point is clarity. Too many disputes arise simply because the expectations around pets were vague or not communicated. Your pet policy should be easy to find, easy to understand, and directly connected to the tenancy agreement, ideally through a dedicated pet agreement. While you can make your own, LandlordBC has provided one for our members which spells out any limits you’ve established, behavioural expectations, and how damage will be addressed. Clear rules upfront prevent confusion later and give everyone a shared understanding of what responsible pet ownership looks like in your building. It is important to note that pet agreements are pet specific and one should be signed for each pet permitted in the rental unit.

You may also want to consider setting reasonable limits that help balance the needs of pet owners with those of other residents.

Many landlords find that allowing up to two pets per unit strikes

the right balance. Some choose to adopt a weight limit, often around 50 pounds, to keep things manageable, while others prefer not to use weight restrictions at all because they can be difficult to enforce consistently. Breed restrictions can also be appropriate in certain cases, typically for animals like wolf-dogs, giant mastiffs, or pitbulls, where staff and resident safety is a genuine concern.

You can support pet owners while still protecting your building, and the key is to be proactive rather than reactive. Most issues, whether it’s barking, cleanliness, or shared-space etiquette, stay small when they’re addressed early. A quick conversation goes a long way, and in many cases, tenants aren’t even aware there’s a concern until you flag it for them. Approaching these situations calmly and constructively helps maintain good relationships and keeps problems from escalating into disputes.

Clear expectations are equally important. Encourage responsible use of hallways, elevators, outdoor areas, and any shared spaces where pets are present, and make sure cleanup rules are communicated consistently. When concerns do arise, documenting them in writing ensures everyone is on the same

WINTER 2025 | 25

THE KEY Hunter’s Hints (Cont’d)

PET-FRIENDLY BUILDINGS AREN’T JUST KEEPING PACE WITH THE MARKET, THEY’RE LEADING IT. page and helps create a record if issues become recurring. With a bit of clarity and early engagement, most pet-related challenges can be resolved quickly and collaboratively.

Amenities don’t have to be elaborate to be effective, especially when it comes to managing day-to-day pet impacts. Waste stations that limit odour and make it easy for tenants to dispose of pet waste, ideally placed near building entrances and preferably outside, go a long way in keeping common areas clean. Providing dog-waste bags is a small but appreciated touch that encourages responsible behaviour. Designating a clear outdoor relief area also helps direct pet activity to the right location, reducing wear on landscaping and minimizing cleanup issues throughout the property.

Landlords may also want to consider adding a pet-washing station, especially in buildings with existing laundry facilities where water access and drainage are already present. These stations don’t need to be fancy to be useful; even a basic setup helps prevent muddy paws from making their way into units and hallways. And where space and resources allow, creating an

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outdoor dog park or run, sometimes fenced, and occasionally with basic agility features, can be a standout amenity. These dedicated spaces make life easier for pet owners and help reduce the amount of pet traffic (and associated mess) throughout the building.

Overall, small touches signal that the building is set up for responsible pet ownership, and in turn, tenants tend to rise to that expectation. Thoughtful signage outlining building etiquette reinforces the message and helps keep everyone on the same page. Together, these modest amenities go a long way in promoting responsible behaviour and making life easier for both landlords and residents.

Pet-friendly buildings aren’t just keeping pace with the market, they’re leading it. With clear policies, reasonable limits, and proactive communication, landlords can provide a great living experience for tenants while protecting their properties. And as this part of the rental landscape continues to evolve, adopting strong best practices will keep you well positioned for the years ahead.

ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND ACCESS CONTROL KEY FOB Vandelta Communication Systems Ltd.(VDC) Christopher Rae (604) 732-8686 vandelta.com

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

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

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

Smythe LLP Daniel Lai (604) 687-1231 smythecpa.com ADVERTISING - VACANCIES Yardi Breeze Premier Jasmin Rodas (800) 866-1124 yardibreeze.ca AIR CONDITIONING Lambert Plumbing and Heating Ltd Youhann Semov (604) 734-0890 lambertplumbing.ca ADVERTISING & PROMOTION Places4Students.com Laurie Snure (866) 766-0767 Places4Students.com APPLIANCE - RENTALS Coinamatic Canada Inc. Lyle Silverstein (604) 270-8441 coinamatic.com Penguin Appliances Sales & Services Inc. Harb Sangha (604) 451-4411 penguinappliances.ca APPLIANCE - SALES & SERVICE Penguin Appliances Sales & Services Inc. Harb Sangha (604) 451-4411 penguinappliances.ca 3rd Gen Barons Holdings (Formerly Trail Appliances) Catherine Maxwell (604) 838-3385 trailappliances.com Coinamatic Canada Inc. Lyle Silverstein (604) 270-8441 coinamatic.com APPRAISAL - INSURANCE Normac Nicole Daniels (604) 221-8258 normac.ca ASBESTOS REMOVAL BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com Lambert Plumbing and Heating Ltd Youhann Semov (604) 734-0890 lambertplumbing.ca BUILDING ENVELOPE ATRIA Building Solutions Wojtek Ulasewicz (604) 837-8813 atriaconstruction.ca

CONTRACTORS BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com Lambert Plumbing and Heating Ltd Youhann Semov (604) 734-0890 lambertplumbing.ca CONTRACTORS RENOVATION & REPAIRS KS Maintenance LTD Teresa Cheung (604) 339-8223 ks-propertyservices.com CREDIT REPORTS RentCheck Credit Bureau Brenda Maxwell (800) 661-7312 rentcheckcorp.com DRAINAGE & SEWER Lambert Plumbing and Heating Ltd Youhann Semov (604) 734-0890 lambertplumbing.ca DUCT CLEANING Air-Vac Services Canada Ltd. Brent Selby (604) 882-9290 airvacservices.com ELECTRICIANS Evanson Electric Ltd. David Evanson (604) 657-7957 evansonelectric.com ELEVATOR Metro Atta Elevator Ltd Preet Binning (604) 569-2977 metroelevator.ca ENERGY EFFICIENCY & CONSERVATION BC Hydro To learn more about energy savings opportunities go to bchydro.com FortisBC Energy Inc. Mel Tugade (888) 224-2710 fortisbc.com FRESCo Building Efficiency Jordan Fisher (778) 783-0315 frescoltd.com Yardi Breeze Premier Jasmin Rodas (800) 866-1124 yardibreeze.ca Wyse Meter Solutions Bianca Rosales (800) 672-1134 wysemeter.com

ENGINEERS FRESCo Building Efficiency Jordan Fisher (778) 783-0315 frescoltd.com Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 rjc.ca ESTATE & SUCCESSION PLANNING Monarch Financial/ Manulife Securities Inc. Richard Laurencelle (604) 681-2699 EV CHARGING STATIONS Sparkle Solutions Connie Goldman (866) 769-0680 sparklesolutions.ca FIRE PROTECTION & MONITORING Telus Communications Inc Sarah Ballantyne (250) 310-3343 telus.com FIRE PROTECTION, MONITORING & EQUIPMENT Community Fire Prevention Ltd. Jordan Kennedy (604) 944-9242 comfire.ca Vancouver Fire and Radius Security Angela Nottingham (604) 232-3473 vanfire.com FLOORING AND CARPETING Mira Floors Limited Kevin Bergstresser (604) 856-4799 mirafloors.com FOOD WASTE DISPOSER Super Save Group of Companies Danielle Johannes (604) 533-4423 supersave.ca GAS SERVICES Lambert Plumbing and Heating Ltd Youhann Semov (604) 734-0890 lambertplumbing.ca HEATING FUELS Columbia Fuels Chris Mallory (877) 500-4328 columbiafuels.com INSURANCE AC&D Insurance Services Ltd. Robert ten Vaanholt (604) 985-0581 acdinsurance.com Acera Insurance Services Ltd. Mike Nichol (250) 519-2300 acera.ca BFL Canada Risk and Insurance Services Inc. Ajayvir (Ajay) Gill (778) 374-4125 bflcanada.ca/real-estate/ INTERCOM REPAIRS & INSTALLATION Vandelta Communication Systems Ltd.(VDC) Christopher Rae (604) 732-8686 vandelta.com

INVESTMENT & RETIREMENT PLANNING Monarch Financial/Manulife Securities Inc. Richard Laurencelle (604) 681-2699 LANDSCAPING - LAWN & GARDEN MAINTENANCE BUR-HAN Garden & Lawn Care Robert Hannah (604) 983-2687 bur-han.ca LAUNDRY EQUIPMENT LEASING AND SALES Sparkle Solutions Connie Goldman (866) 769-0680 sparklesolutions.ca LEGAL SERVICES Haddock & Company Jessica McNeal (604) 983-6670 haddock-co.ca Lesperance Mendes Alex Chang (604) 685-3567 lmlaw.ca Refresh Law Oscar Miklos (604) 800-8096 refreshlaw.ca MEDIA MediaEdge Communications Dan Gnocato (604) 549-4521 mediaedge.ca

Solutions Pest Control Ltd. Jason Page (604) 815-0093 PestSolutions.ca PIPE LINING/ RE-PIPING CuraFlo of Canada Ltd Sanjiv Gupta (604) 298-7278 curaflo.com Lambert Plumbing and Heating Ltd Youhann Semov (604) 734-0890 lambertplumbing.ca PLUMBING/HEATING/BOILERS Allied Plumbing Heating LTD Lance Clarke (604) 731-1000 allied-plumbing.ca BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com Brighter Mechanical (604) 279-0901 brightermechanical.com Cambridge Plumbing Systems ltd.

John Jurinak (604) 872-2561 cambridgeplumbing.com CuraFlo of Canada Ltd Sanjiv Gupta (604) 298-7278 curaflo.com

MORTGAGE FINANCING Citifund Capital Corporation Derek Townsend (604) 683-2518 citifund.com

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

CMHC Shiva Moshtari Doust (604) 737-4161 cmhc.ca

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

ONLINE PAYMENT SERVICE Yardi Breeze Premier Jasmin Rodas (800) 866-1124 yardibreeze.ca

Montalbano Plumbing Services Ltd. Andrea Giovanni (604) 444-0222 montalbano.ca

PAINT SALES Cloverdale Paint Dave Picariello (604) 551-8083 cloverdalepaint.com

Xpert Mechanical & JK Lillie Ltd. Kerry West (604) 294-4540 xpert.ca

PAINTING SERVICE Garpy Concrete & Restoration Ltd. Claudio Pineda (604) 375-3017 garpyconcrete.com Remdal Painting & Restoration Inc. Paul Maryschak (604) 882-5155 remdal.com PEOPLE SEARCH RentCheck Credit Bureau Brenda Maxwell (800) 661-7312 rentcheckcorp.com PEST CONTROL Assured Environmental Solutions Brett Johnston (604) 463-0007 assuredenvironmental.ca

PRINTING Citywide Printing Ltd Gordon Li (604) 254-7187 citywideprint.com PROPANE Columbia Fuels Chris Mallory (877) 500-4328 columbiafuels.com PROPERTY MANAGEMENT 88West Realty Ltd Caroline Yuen (604) 281-1828 88westrealtypm.com 8X Real Estate Dustin Miller (778) 678-9815 8x.realestate AA Property Management Ltd. Aaron Leung (604) 207-2002 aaproperty.ca Advent Real Estate Services Ltd. Michelle Farina (604) 736-6478 rentwithadvent.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.

ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND Ami Dixon Property Management Ami Dixon (604) 833-4144 Appelt Management Inc. Ryan Gray (250) 980-3577 risemanagement.ca Associa British Columbia, Inc. RHOME Property Management Ilana Roberts (604) 591-6060 rhomepm.ca Associated Property Management (2001) Ltd. Rob Zivkovic (250) 712-0025 apmkelowna.com Barbican Property Management Dragana Lazic (604) 424-8276 barbicanpm.ca Bayside Property Services Ltd. Lynda Creamer (604) 432-7774 baysideproperty.com BentallGreenOak (Canada) LP Candace Le Roux (604) 646-2814 bentallgreenoak.com Birds Nest Properties Alvin Cheung (604) 260-9955 birdsnestproperties.ca Bodewell Realty Inc. Myra Rajan (604) 633-5511 bodewell.ca Brightside Homes Ronald Singh (604) 684-3515 brightsidehomes.ca Candid Management Group Andi Pham (630) 475-7191 candidgroup.ca Cape Group (424116 BC LTD.) Misha Ratner (604) 788-9761 capegroup.ca Casa Rental Management Tammy Diego-Mott (604) 273-6801 Cathay Pacific Realty Ltd Adelina Ko (604) 657-3783 Century 21 Energy Realty Ltd Mike Buburuz (250) 785-0021 c21energymanagement.ca Century 21 In Town Realty Michael La Prairie (604) 685-5951 century21vancouver.com Chard Property Group Ltd. Renee St. Germaine (778) 800-1180 Cherry Creek Property Services Ltd. Val Ketel (250) 427-7411 ccps.email Cindy Hamel Personal Real Estate Corporation Cindy Hamel (604) 807-1105 picketfencepmg.com City2City Real Estate Services Inc Rick Chen (778) 522-2163

28 | WINTER 2025

CLV Group Isra Alsalihiy (236) 808-2745 clvgroup.com Copper Ridge Court Vera Lloyd (250) 372-0829 Coronet Realty Ltd. Aaron Best (604) 298-3235 coronetrealtyltd.com Custom Realty Ltd. Jolene Foreman (604) 916-6345 custom-realty.ca Devon Properties Ltd. Caroline Armstrong (250) 595-7000 devonproperties.com Devonshire Properties Nathan Kato (604) 879-7368 devonshire-inc.com Dexter Realty/Dexter PM Gurm Pandher (604) 869-8226 dexterrealty.com Dorset Realty Group Damien Roussin (604) 270-1711 dorsetrealty.com DPM Rental Management Ltd. Phillip Paull (604) 982-7051 DPMonline.ca Eagleson Properties Ltd. Katherine Eagleson (604) 879-1070 eaglesonproperties.com EasyRent Real Estate Services Ltd. Sharam Rafati (604) 662-3279 easyrent.ca Eve Chuang Personal Real Estate Corporation Eve Chuang (778) 881-9771 evechuang.com First Service Residential Boon Sim (604) 683-8900 fsresidential.com Four Seasons Property Management Ltd Tanveer Sandhu (778) 322-1493 fourseasonsmgmt.ca GMC Projects 2022 Inc. David Milne (604) 717-4477 gmcprojects.com Greater Vancouver Tenant & Property Management Ltd. Keaton Bessey (604) 398-4047 gvantpm.com Green Door Property Management Ltd Jayde Cooke (250) 345-2133 gdpm.ca Greystar Samantha Poyner (604) 789-8978 Greystar Canada Property Management Services Ltd. Renee St. Germaine (504) 512-6789 greystar.com

Gulf Pacific Property Management Ltd. Sarah Roberts (604) 990-1500 gulfpacific.ca GWL Realty Advisors Residential Inc. Lucy Gouveia (416) 552-5992 gwlraresidential.com Hathstauwk Holdings Ltd. Terra Turton (604) 272-7626 hathstauwk.com Holywell Properties Adam Major (604) 885-3460 holywell.ca HomeLife Property Management BC Nikki Sull (604) 644-4491 homelifepropertyrentals.ca Hope Street Management Corp.

Alice Hua (604) 416-0042 hopestreet.ca Hugh & McKinnon Realty Ltd. Scott Higgins (604) 531-1909 hughmckinnon.com Hume Investments Ltd. Sally McIntosh (604) 980-9304 humeinvestments.com Hunter McLeod Realty Corp.

Richard Anderson (604) 734-8860 hmrealty.bc.ca Inmax Realty Alex Ren (604) 364-8188 alexren.com Kim Houlind Property Management Kim Houlind (778) 363-6881 kimhoulindpropertymanagment.com L Bennett Consultants Lolly Bennett (604) 307-3080 Lions Court Management Corp.

Tanja McLellan (604) 789-8978 Locarno Riley Mari (604) 366-4111 Locke Property Management Ltd. Lorne Dennis (250) 492-0346 lockeproperties.ca Lookout Housing & Health Society Lorissa Demoskoff (604) 620-0110 Lougheed Enterprises Ltd. Andrew Statham (604) 980-0067 Macdonald Commercial R.E.S. Ltd. Tony Letvinchuk (604) 736-5611 macdonaldcommercial.com MacPherson Real Estate Ltd. Rob MacPherson (604) 605-2534 cbmre.ca Macro Properties Imran Jivraj (250) 627-5003 macroproperties.com

Maple Leaf Property Management Apartments Tim Damirov (604) 925-8215

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

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

Re/Max Sea to Sky Real Estate Ltd. Shankar Raina (604) 935-9071 remaxseatoskypm.com

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

Realstar Steve Matish (416) 923-2950 realstar.ca

Midwest Property Management Tina Ding (604) 291-6878 rentmidwest.com

Red Door Management Corp Lisa Biggin (778) 827-0377 reddoorpm.ca

Minto Properties Inc Lynne Bedard (613) 301-6097 minto.com Mountain Town Properties Ltd Jodie Ouimet (250) 368-7166 Mr. Christopher E Hughes, CCIM Christopher Hughes, CCIM (604) 833-7922 realestatex.com Northland Asset Management Debbi Nelson (778) 227-2870 northlandmanagement.ca Oak West Realty Yori Nakatani (604) 731-1400 Oakwyn Realty Ltd. Arlene Chiang (604) 897-0458 oakwyn.com Peninsula Property Management Doug Holmes (604) 536-0220 rentinfo.ca Peterson Andrew Charney (236) 668-9895 petersonrentals.ca Plandn Property Services Corp.

Matthew Li (604) 209-8066 Porte Realty Ltd. April Funk (604) 732-7651 porte.ca Prospero International Realty Inc. Jeff Nightingale (604) 669-7733 prospero.ca Quality Property Management Real Estate Services Ltd Marianne Miller (778) 878-7304 bcpropertyspecialist.com Raven Property Management Ltd. George Holmes (250) 881-8866 RE/MAX City Realty Dan Tsuji (604) 989-7474 rentlinkbc.com RE/MAX City Realty Gibsons Jason Ruck (604) 682-3074 coastrentals.ca RE/MAX Crest Realty Tom Wang (604) 897-3390

Regius Group Robert Boykiw regiussuites.com RE/MAX City Ken O’Donnell (604) 740-7652 RE/MAX Crest Realty Aidin Ashkieh (604) 566-1010 Rent It Furnished Realty Robson Souza (604) 628-3457 rentitfurnished.com Rent Real Estate Group Lucy Willcox PREC* (604) 737-8865 rentrealestateservices.ca Reside Management Ericko Toni (236) 429-6198 residemanage.com Rize Alliance Properties Ltd. Rebecca Mumford (604) 630-1645 rize.ca Roboson Holdings Ltd. Sarah Hill (604) 682-2088 rennie.com S.A.H. Properties Ltd Leslie Pomeroy (778) 230-3706 South Okanagan Property Management Ashley Lutke-Schipholt (250) 485-9935 southokanaganrentals.com Southland Mortgage Ltd. Erik Hyatt (778) 674-7925 Strand Development Kris Loncar (778) 386-0522 Sunden Management Ltd Leah Ludwig (250) 376-0062 Sundenmanagement.com Sunstar Realty Ltd. David Mak (604) 436-1335 sunstarrealty.ca Sutton West Coast Realty 120 Joseph T-Giorgis (604) 816-2928 Swift Realty Ltd. Reza Khatami (604) 239-2144 swiftrent.ca Tang and Kung Real Estate Group Randal Kung (604) 787-1234

ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND Townline Property Management Corporation Kelly Hannah (604) 327-8760 townline.ca Townsend Management Don Townsend (250) 448-0242 Transpacific Realty Advisors Accounting Department (604) 873-8591 transpacificrealty.com Tribe Management Inc. Shelley Wittal (604) 635-5000 tribemgmt.com Turner Meakin Management Company Ltd. Brian Meakin (604) 736-7020

Wealth Realty Bill Mitsui (778) 986-7759 wealthrealty.ca Wesgroup Properties Annie Hui (604) 648-1800 wesgroup.ca West Kootenay Rentals Paula Owen (250) 359-5021 Wynn Real Estate Ltd. Juhan Lee (604) 762-4200 wynnrealty.ca Zhang’s International Holdings Ltd. Lucy Liu (604) 418-7936

Unique Real Estate Accommodations Inc. Nina Ferentinos (604) 984-7368

REAL ESTATE SALES CBRE Limited Lance Coulson (604) 662-5141 nationalapartmentgroupbc.ca

VADA Asset Management Inc Michelle Farina (604) 416-3880 vadaam.com

Goodman Commercial Inc. Mark Goodman (604) 714-4790 goodmanreport.com

Vancouver Property Management, VPM Group RE/MAX Farid Entezari (877) 633-7910 VPMGroup.ca

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

Vancouver Rental Group Seva Roberts (604) 537-4399 vancouverrentalgroup.ca

Macdonald Commercial R.E.S. Ltd. Dan Schulz (778) 999-5758 bcapartmentinsider.com

Vantage West Realty Inc Brenda Maxwell (250) 868-3151

REDEVELOPMENT MANAGEMENT IDS Group David Adelberg (604) 245-9898 idsgroup.ca RENOVATION & REPAIRS BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com Lambert Plumbing and Heating Ltd Youhann Semov (604) 734-0890 lambertplumbing.ca RE-PIPING BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com Brighter Mechanical (604) 279-0901 brightermechanical.com Cambridge Plumbing Systems Ltd. John Jurinak (604) 872-2561 cambridgeplumbing.com Lambert Plumbing and Heating Ltd Youhann Semov (604) 734-0890 lambertplumbing.ca Manna Plumbing Ltd. Chris Kobilke (604) 710-3908 mannaplumbing.com

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

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

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

UTILITY SUB-METERING Enerpro Systems Corp.

Andrew Davidson (604) 982-9155 enerprosystems.com

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

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

Vandelta Communication Systems Ltd. (VDC) Christopher Rae (604) 732-8686 vandelta.com SOFTWARE PROPERTY MANAGEMENT Pendo Jodelene Weir (604) 398-4030 pen.do/partners/landlordbc SUPPLIES - HARDWARE, BUILDING, MAINTENANCE Rona Basil Sealy (604) 314-1366 rona.ca Super Save Group of Companies Danielle Johannes (604) 533-4423 supersave.ca The Home Depot Canada Michael Lirangi (416) 571-8940 homedepot.ca/pro

Waste Connections of Canada Inc. Tomas Hansen (604) 834-7578 WasteConnectionsCanada.com WATERPROOFING Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 rjc.ca WINDOW - REPLACEMENT/ INSTALLATION/RENOVATION A1 Windows Roque Datuin (604) 777-8000 a1windows.ca Centra Windows Andrew Anderson (888) 534-3333 centrawindows.com Retro Teck Window Wilfred Prevot (604) 291-6751 retrowindow.com

ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - VANCOUVER ISLAND ACCOUNTING D&H Group LLP Arthur Azana (604) 731-5881 dhgroup.ca

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

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

ASBESTOS REMOVAL BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com

ADVERTISING – VACANCIES Yardi Breeze Premier Jasmin Rodas (800) 866-1124 yardibreeze.ca ADVERTISING & PROMOTION Places4Students.com Laurie Snure (866) 766-0767 Places4Students.com APPLIANCE - RENTALS Coinamatic Canada Inc. Lyle Silverstein (604) 270-8441 coinamatic.com APPLIANCE - SALES & SERVICE 3rd Gen Barons Holdings (Formerly Trail Appliances) Catherine Maxwell (604) 838-3385 trailappliances.com Coinamatic Canada Inc. Lyle Silverstein (604) 270-8441 coinamatic.com

CLEANING CARPET & UPHOLSTERY Island Carpet & Upholstrey Cleaning Inc. Ron Gould (250) 590-5060 islandcarpetcleaning.ca CONTRACTORS BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com CREDIT REPORTS RentCheck Credit Bureau Brenda Maxwell (800) 661-7312 rentcheckcorp.com/ DRAINAGE & SEWER Callaway Plumbing and Drains Ltd. Brett Callaway (250) 216-7159 callawayplumbing.ca

ELECTRICIANS Rushworth Electrical Services Inc. Dustin Rushworth (250) 361-1231 rushworthelectric.ca ELEVATOR Metro Atta Elevator Ltd Preet Binning (604) 569-2977 metroelevator.ca ENERGY EFFICIENCY & CONSERVATION BC Hydro To learn more about energy savings opportunities go to bchydro.com FRESCo Building Efficiency Jordan Fisher (778) 783-0315 frescoltd.com FortisBC Energy Inc. Mel Tugade (888) 224-2710 fortisbc.com Wyse Meter Solutions Bianca Rosales (800) 672-1134 wysemeter.com Yardi Breeze Premier Jasmin Rodas (800) 866-1124 yardibreeze.ca

ENGINEERS FRESCo Building Efficiency Jordan Fisher (778) 783-0315 frescoltd.com Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 rjc.ca FIRE PROTECTION & MONITORING Telus Communications Inc Sarah Ballantyne (250) 310-3343 telus.com FIRE PROTECTION, MONITORING & EQUIPMENT Vancouver Fire and Radius Security Angela Nottingham (604) 232-3473 vanfire.com Rushworth Electrical Services Inc. Dustin Rushworth (250) 361-1231 rushworthelectric.ca FLOORING AND CARPETING Mira Floors Limited Kevin Bergstresser (604) 856-4799 mirafloors.com

FOOD WASTE DISPOSER Super Save Group of Companies Danielle Johannes (604) 533-4423 supersave.ca GAS SERVICE Callaway Plumbing and Drains Ltd. Brett Callaway (250) 216-7159 callawayplumbing.ca HEATING FUELS Columbia Fuels Chris Mallory (877) 500-4328 columbiafuels.com INSURANCE AC&D Insurance Services Ltd. Robert ten Vaanholt (604) 985-0581 acdinsurance.com Acera Insurance Services Ltd. Mike Nichol (250) 519-2300 acera.ca BFL Canada Risk and Insurance Services Inc. Ajayvir (Ajay) Gill (778) 374-4125 bflcanada.ca/real-estate/

WINTER 2025 | 29

ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - VANCOUVER ISLAND LEGAL SERVICES Haddock & Company Jessica McNeal (604) 983-6670 haddock-co.ca Lesperance Mendes Alex Chang (604) 685-3567 lmlaw.ca Refresh Law Oscar Miklos (604) 800-8096 refreshlaw.ca

PROPERTY MANAGEMENT 460 Property Management Inc. Carol Buck (250) 591-4603 460pm.com AQP Management Sophie Bekes (778) 966-7277 aqpmc.com

Greystar Canada Property Management Services Ltd. Renee St. Germaine (504) 512-6789 greystar.com Hugh & McKinnon Realty Ltd. Scott Higgins (604) 531-1909 hughmckinnon.com

Abingdon Moore Realty Marilyn Koehle (778) 421-8797

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

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

Advanced Property Management & Real Estate Lorri Fugle (250) 338-2472 advancedpm.ca

JKS Realty & Property Management Jason Kahl (250) 391-8484 jksrealty.ca

MORTGAGE FINANCING Citifund Capital Corporation Derek Townsend (604) 683-2518 citifund.com

Associated Property Management (2001) Ltd. Rob Zivkovic (250) 712-0025 apmkelowna.com

Lookout Housing & Health Society Lorissa Demoskoff (604) 620-0110

CMHC Shiva Moshtari Doust (604) 737-4161 cmhc.ca

BentallGreenOak (Canada) LP Candace Le Roux (604) 646-2814 bentallgreenoak.com

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

ONLINE PAYMENT SERVICE Yardi Breeze Premier Jasmin Rodas (800) 866-1124 yardibreeze.ca

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

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

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

Northland Asset Management Debbi Nelson (778) 227-2870 northlandmanagement.ca

PAINT SALES Cloverdale Paint Dave Picariello (604) 551-8083 cloverdalepaint.com/ PEOPLE SEARCH RentCheck Credit Bureau Brenda Maxwell (800) 661-7312 rentcheckcorp.com/ PIPE LINING/ RE-PIPING CuraFlo of Canada Ltd Sanjiv Gupta (604) 298-7278 curaflo.com PLUMBING/HEATING/BOILERS BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com Callaway Plumbing and Drains Ltd. Brett Callaway (250) 216-7159 callawayplumbing.ca Cambridge Plumbing Systems Ltd. John Jurinak (604) 872-2561 cambridgeplumbing.com CuraFlo of Canada Ltd Sanjiv Gupta (604) 298-7278 curaflo.com PRINTING Citywide Printing Ltd Gordon Li (604) 254-7187 citywideprint.com PROPANE Columbia Fuels Chris Mallory (877) 500-4328 columbiafuels.com

30 | WINTER 2025

Chard Property Group Ltd. Renee St. Germaine (778) 800-1180 Clover Residential Ltd. (Formerly Duttons) David Logan (250) 383-7100 cloverresidential.com Colyvan Pacific Property Management Jodi Levesque (250) 754-4001 colyvanpacific.com Colliers Grant Evans (250) 414-8373 collierscanada.com Complete Residential Property Management Dennie Linkert (250) 370-7093 completeresidential.com Coronet Realty Ltd. Aaron Best (604) 298-3235 coronetrealtyltd.com Devon Properties Ltd. Caroline Armstrong (250) 595-7000 devonproperties.com DFH Real Estate Ltd. Megan John (250) 477-7291 Equitex Realty Ltd. Joe Bellows (250) 386-6071 equitex.ca Greenaway Realty Ltd. Kirsten Greenaway (250) 216-3188 greenawayrealty.com

Pemberton Holmes Property Management Ltd. Claire Flewelling-Wyatt (250) 478-9141 thepropertymanagers.ca Peterson Andrew Charney (236) 668-9895 petersonrentals.ca Porte Realty Ltd. April Funk (604) 732-7651 porte.ca Proline Management Ltd. Adam Taylor (250) 475-6440 prolinemanagement.com Prospero International Realty Inc. Jeff Nightingale (604) 669-7733 prospero.ca Quality Property Management Real Estate Services Ltd Marianne Miller (778) 878-7304 bcpropertyspecialist.com Raven Property Management Ltd. George Holmes (250) 881-8866 Re/Max Sea to Sky Real Estate Ltd. Shankar Raina (604) 935-9071 remaxseatoskypm.com Richmond Property Group Ltd Jean McKay (250) 388-9920 richmondproperty.ca

Royal LePage Coast Capital Realty (250) 477-5353 atriumpropertymanagement.ca Royal LePage Nanaimo Realty Brenda Gilroy (250) 760-2234 royallepagenanaimo.ca S.A.H. Properties Ltd Leslie Pomeroy (778) 230-3706 Sanpra Real Estate Inc Siddharth Jain (250) 813-1961 sanpra.ca Strand Development Kris Loncar (778) 386-0522 TPM Properties Debbie Hunt (250) 383-7663 Tribe Management Inc. Shelley Wittal (604) 635-5000 TribeMgmt.com Turner Meakin Management Company Ltd. Brian Meakin (604) 736-7020 View Royal Apartments Karen Freeland (250) 812-5061 Widsten Property Management Steve Widsten (250) 753-8200 islandrent.com REAL ESTATE SALES CBRE Limited Lance Coulson (604) 662-5141 nationalapartmentgroupbc.ca Colliers Grant Evans (250) 414-8373 collierscanada.com Goodman Commercial Inc. Mark Goodman (604) 714-4790 goodmanreport.com Macdonald Commercial R.E.S. Ltd. Tony Letvinchuk (604) 736-5611 macdonaldcommercial.com RENOVATION & REPAIRS BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com RE-PIPING BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com Callaway Plumbing and Drains Ltd. Brett Callaway (250) 216-7159 callawayplumbing.ca Cambridge Plumbing Systems Ltd. John Jurinak (604) 872-2561 cambridgeplumbing.com

ROOFING Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 rjc.ca SECURITY & INTERCOM SYSTEMS Telus Communications Inc Sarah Ballantyne (250) 310-3343 telus.com SOFTWARE - PROPERTY MANAGEMENT Pendo Jodelene Weir (604) 398-4030 pen.do/partners/landlordbc SUPPLIES - HARDWARE, BUILDING, MAINTENANCE Rona Basil Sealy (604) 314-1366 rona.ca Super Save Group of Companies Danielle Johannes (604) 533-4423 supersave.ca The Home Depot Canada Michael Lirangi (416) 571-8940 homedepot.ca/pro TELECOMMUNICATIONS Telus Communications Inc Sarah Ballantyne (250) 310-3343 telus.com UTILITY SUB-METERING Enerpro Systems Corp.

Andrew Davidson (604) 982-9155 enerprosystems.com WASTE/ RECYCLING Super Save Group of Companies Danielle Johannes (604) 533-4423 supersave.ca Waste Connections of Canada Inc. Tomas Hansen (604) 834-7578 WasteConnectionsCanada.com WATERPROOFING Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 rjc.ca WINDOW - REPLACEMENT/ INSTALLATION/RENOVATION A1 Windows Roque Datuin (604) 777-8000 a1windows.ca Centra Windows Andrew Anderson (888) 534-3333 centrawindows.com Retro Teck Window Wilfred Prevot (604) 291-6751 retrowindow.com

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NEW

NEW

NEW

Edmonds dev. site by court order

Dogwood Apartments

357 West 4th Street

7109 18 th Ave; 7358 & 7376 18 th St, Burnaby

6831 Arcola Street, Burnaby

North Vancouver

Vacant 27,978 SF high-density assembled site.

13-suite apartment building in Edmonds

12-unit apartment building in Lower Lonsdale.

29-storey (3rd Reading) or woodframe/rental.

neighbourhood. 12,000 SF lot, steps to Highgate mall.

Ocean views from the penthouse unit.

List $13,000,000

List $4,500,000

List $5,998,000 (4.1% cap)

REDUCED

REDUCED

FOR SALE

The Station on Mellard

Four iconic heritage buildings

The Station at Thomas Rd

46060 Mellard Avenue, Chilliwack

140–150 West 10th Avenue, Vancouver

46180 Thomas Road, Chilliwack

Brand-new 5-storey 40-suite apartment building in

Restored income property with value-add

Two newer 5-storey buildings with 160 market

Chilliwack Proper neighbourhood. 0.72-acre lot.

potential. 2.5 blocks to Vancouver City Hall.

rentals on a 3.04-acre site. Leasehold interest.

List $15,990,000 (4.5% cap)

List $9,500,000

List $66,500,000 (4.5% cap rate)

FOR SALE

SOLD

SOLD

Royal Villa

1750 Chambers Street

Prince Rupert Villa

15158 Royal Avenue, White Rock

Victoria

727 East 7th Avenue, Vancouver

30-suite meticulously maintained apartment

12-unit apartment building in Fernwood

38 suites in Mount Pleasant. 146’ × 122’ Broadway

building with unobstructed ocean views.

neighbourhood. 10,967 SF corner lot.

Plan site – potential for up to 20-storeys / 6.5 FSR.

List $8,975,000 (4.7% cap rate)

List $2,300,000

List $12,700,000

Mark Goodman Personal Real Estate Corporation

Direct 604 714 4790 mark@goodmanreport.com

Ian Brackett Direct 604 714 4778 ian@goodmanreport.com

Megan Johal

Goodman Commercial Inc. Office: 604 558 5511 Direct 604 537 8082 560–2608 Granville Street megan@goodmanreport.com Vancouver, BC V6H 3V3 Personal Real Estate Corporation

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