Lbc magazine fall2016

Page 1

Monthly Fire Safety Inspection Reports

Looking to Buy Rental Property?

PM 40063056

FALL 2016


Energy Efficiency Upgrades

is now Jones Lang LaSalle

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Credible. Competent. Committed. Working together to create value in the world of real estate.

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Jones Lang LaSalle Real Estate Services Inc. • 355 Burrard Street • 14th Floor • Vancouver, BC V6C 2G6

@2016 Jones Lang LaSalle IP, Inc. All rights reserved. All information contained herein is from sources deemed reliable; however, no representation or warranty is made to the accuracy thereof. E. & O. E. Jones Lang LaSalle Real Estate Services, Inc. Real Estate Brokerage

THE KEY Office Hours: 8:30 am to 4:30 pm weekdays Vancouver Office: #203 - 1847 West Broadway Vancouver, BC V6J 1Y6 Tel: 604.733.9440 Toll Free BC: 1.888.330.6707 Fax: 604.733.9420 Fax Toll Free: 1.877.382.6006

David Hutniak Chief Executive Officer

Hunter Boucher Member Services Manager

Shona Redman Member Services Representative & CRB Specialist Allison Saturley Office Manager Victoria & Member Services Representative

Victoria Office: 830B Pembroke Street Victoria, BC V8T 1H9 Tel: 250.382.6324 Toll Free BC: 1.888.330.6707 Fax: 250.382.6006 Fax Toll Free: 1.877.382.6006

Erin Breier Events & Communications Coordinator

Kimberly Lachuk Membership Development Manager

Lisa Henderson Member Services Representative

The KEY is published by Board of Directors MediaEdge Communications President Andrew Békés For any advertising/publishing inquiries, Vice-President Jason Middleton please contact: Treasurer Irene Tiampo Dan Gnocato, Publisher, Directors Douglas Clarke, or t: 604 549 4521, ext. 223 David Craig, Jason Fawcett, Publication Mailing #40063056 Claire Flewelling-Wyatt, Magazine Coordinator Erin Breier Bill Goold, Richard Laurencelle, Content Editor Hunter Boucher Richard McCarvill, Paul Sander, Production MediaEdge Communications Kim Schuss, Michael Drouillard Cover Photo


Chair’s Message


CEO’s Message


Colliers Apartment Market Update


Monthly Fire Safety Inspection Reports: It’s the Law


Energy Efficiency Upgrades


Mass Rental Renovation Crisis


Looking to Buy Rental Property?


Hunter’s Hints


Priority Management


How Can CRB Help You?


Housing Advocacy


Building Upkeep


WorkSafeBC Requirements


Associate Members/ Corporate Suppliers Mainland


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.

FALL 2016 | 3

THE KEY look back now and say that it was the best business decision we could have made for our members and the industry. Our members are better served on a daily basis having the support and resources they need to make doing business easy and successful, and the broader rental housing industry is better represented to all stakeholders.

CHAIR’S MESSAGE Andrew Békés, Chair, LandlordBC As this will be the last chair message I write, with the impending election of a new chair this coming October, I would like to take this opportunity to reflect upon the past few years as well as focus on the future. It is hard to believe that I started as a board member for ROMS BC in Victoria in 1998. I have seen our industry move and change so much since then. In particular, it has been both an honour and privilege to have been involved in the establishment of our new provincial organization, LandlordBC, effective July 1, 2013 and, to have served as the chair of the LandlordBC board of directors since the inception of the new association these past three years. LandlordBC is the result of the amalgamation of three organizations to form the largest landlord professional industry association and the true voice of the rental housing industry in the province. LandlordBC is B.C.’s top resource for owners and managers of rental housing. During my tenure as chair, I have had the pleasure of working with an amazing group of volunteer directors who have demonstrated, and continue to demonstrate, their strong commitment to the strength, professionalism and, vibrancy of our industry and to the entity that is leading it, LandlordBC. They are all very busy managing their own businesses and their dedication is sincerely appreciated. Their knowledge and expertise has been invaluable and they made my responsibilities as chair that much easier. My sincere gratitude to all the directors. The LandlordBC staff has been, needless to say, integral to our success to-date and will continue to be as where we go from here. Their hard work, dedication and commitment to customer service are exemplary, and I wish to thank them personally for all their efforts and support these past few years. While each of them has been outstanding, I must single out David Hutniak. David has not only been an exceptional CEO, he has been invaluable to me and the board as together we moved the organization to the highly professional level it is at today. David has had the vision and the leadership skills to propel our organization to a level we have not previously seen in our industry, and his commitment to continually look for ways to grow and improve our industry is unwavering. He has accomplished this in two years. We are very fortunate to have David as our CEO and I look forward to seeing him continue to make his mark on our industry on behalf of the board, our members and, the broader rental housing industry. The amalgamation to form LandlordBC was an exciting time for our members and the broader industry. While there were those that may have been skeptical of the merits of the amalgamation, we can all

4 | FALL 2016

The board and leadership team of LandlordBC are committed to four key goals in the coming months and years: 1) to continue to grow the membership, 2) to continue to increase the profile of landlords and LandlordBC among all stakeholders, 3) to integrate technological innovation to deliver current and future services and to integrate these in our member’s businesses to the fullest extent possible, 4) to expand our influence with all levels of government. It is with these four goals in mind that we focus our time, energy and resources as we move forward. Every month, we have new landlords discovering LandlordBC’s value proposition including but not limited to our proprietary forms, supplier programs, education platforms and, of course, our dedicated “help line”, the only one of its type in the industry in Canada. On the educational front, LandlordBC introduced a webinar series that has experienced fantastic participation rates, growing each time one is conducted. The webinars combined with online guides (in the secure members-only section of the website) and our formal and ad hoc in-person education days, ensure that members get the knowledge and information they need, when they need it and how they want it delivered. Building the LandlordBC brand has been and continues to be an important focus for the organization. Along the way we’ve had some fun with the “spot the bus” promotion to support our bus ad campaign in Victoria, our continuing advertising partnership with the Times Colonist and the recent News 1130 traffic and weather “tags” in Vancouver. I certainly encourage everyone to follow LandlordBC on social media (Facebook and Twitter in particular) and “like” us and retweet whenever they can. Staff is actively building our digital presence and footprint, which is where the future lies. LandlordBC maintains a proactive and positive advocacy role with government, media and stakeholders to promote and conserve the interests and rights of those engaged in the rental housing industry. We continue to promote and expand reliance on LandlordBC in the development of government legislation and respond to policy issues from all levels of government as required. The resolution to fast-track purpose-built rental construction at the City of Victoria and the provincial government’s amendment to Employment Standards regulations as they pertain to resident caretakers, are two recent examples of LandlordBC’s influence in this regard. Our CEO’s extensive media presence on rental housing issues including the supply challenges and opportunities, the need to control home sharing services like AirBnB, and knowledge transfer to foster better public understanding of the industry, have helped shape the dialogue and ensure that all stakeholders look to LandlordBC on all issues that pertain to rental housing. The commitment to professionalize the rental housing industry is perhaps the most important component of LandlordBC’s mission. The most significant measures our industry has initiated in this regard is the launching of the Certified Rental Building Program (CRB). CRB takes our industry to a whole new level in terms of delivering safe, secure, sustainable rental housing. The only quality assurance program of its type in our industry in North America (B.C. is the second jurisdiction to implement the program), CRB was launched on

November 25th, 2015 with Hollyburn Properties and Concert Realty Services further demonstrating why they are industry leaders by being the first two companies to enroll all their purpose-built rental properties into the CRB program. We have a steady stream of new entrants into the program with a goal of 10,000 units enrolled by Dec 31st, 2016. We are confident we will achieve that target. Our industry in B.C. and, perhaps more importantly, renters in B.C., are both big winners because of CRB.

continuing to play a leadership role in CFAA on behalf of our members and the broader industry across Canada. Our CEO, David Hutniak, was elected Co-Chair of the CFAA Board this past June, which will ensure that the B.C. perspective is represented even more prominently than it has been in the past. I know that David, and his co-chair partner Scott Andison of the Federation of Rental-Housing Providers of Ontario, are dedicated to creating a strong national presence for our industry and we look forward to supporting their efforts in that regard.

While CRB targets larger owners and managers, LandlordBC will soon be launching an initiative that will deliver similar value to smaller landlords and their tenants. LandlordBC will soon be launching a quality assurance program for those landlords called the Landlord Registry. The Landlord Registry will allow smaller landlords to gain Landlord 101 knowledge about the Rental Tenancy Act and the business of being a landlord, have that knowledge tested and, upon successful completion, secure a “Competency Certificate”. The certificate will provide smaller landlords a means by which they can differentiate themselves from other landlords while providing renters with a tool to source landlords committed to delivering a quality product and thereby providing them with increased confidence when renting their next home.

There were many goals in my tenure but the main one I have touted as the most important was industry recognition and credibility. I wanted to ensure that when I leave that we were at a point that when a rental housing issue is raised from any stakeholder, be it the general public, the media, all levels of government, renters, tenant advocates, landlords and property managers, LandlordBC, would be their “go to” organization. Well we did it! What an accomplishment. A true team effort.

LandlordBC has supported our national association, the Canadian Federation of Apartment Associations (CFAA) since its inception and will continue to do so. I had the opportunity to serve on the CFAA Board of Directors for several years and look forward to LandlordBC

While it is my intention to continue to serve on the LandlordBC board as a non-executive member, my time as chair is something that I will always look upon with a deep sense of satisfaction knowing that our team of directors and staff never wavered in their commitment to our members and our industry and that, because of their work, we are a better industry. I thank them all and you for your support during my tenure as chair and I look forward to LandlordBC’s continued success.


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CEO’S MESSAGE David Huntiak, CEO, LandlordBC This is not the time for our industry to be perceived as behaving unfairly. I recently distributed an email to all our members entitled “Bidding Wars and Rent Gouging”. That striking headline was deliberate and intended to get attention. It did. I have received a huge number of positive emails from our members expressing appreciation for my raising this issue (and a couple negative ones too). The goal was simple, to remind our members, and really the broader industry, that while renters know and expect that we will conduct ourselves in a responsible, professional and fair manner, now, in particular, is not the time for our industry to be perceived as behaving unfairly. We have a housing crisis and that includes rental housing. It is an extremely challenging environment for renters in many markets with Vancouver and Victoria most notable with near zero vacancy rates. We cannot afford to be insensitive to this reality. As the same time, I do appreciate that it is increasingly more difficult to get into our business or to grow if you are already in it due to high acquisition costs. Frankly, in the MURB space, it is becoming a business only available for those with really deep pockets. As for new single family home buyers, ie: the mortgage helper crowd, they are hugely challenged because they need massive rent to cover their massive mortgages. Some have pointed at the government’s role in the today’s housing and rental market. Well, that’s well documented (they are taking some action now….we’ll see what happens). That does not excuse a landlord using nefarious means to evict existing tenants to secure new tenants at significantly higher rents or, even worse, using these evictions for the intention of moving out of long term rental housing into house-sharing programs like Air BnB. This is not what we are about. So I think it is worth repeating my earlier message. LandlordBC strongly condemns the recent actions of a small cohort of the rental housing industry subjecting prospective tenants to a “bidding war” process to secure long term rental housing. This behavior is completely inconsistent with the professional business practices of our industry. Not only is this process categorically unfair to renters, it is also unfair to the landlords and property managers who are responsible and respectful of their tenant relationships. While it is indisputable that landlords and property managers are entitled to seek market value

6 | FALL 2016

for their rental suites as permitted under the Residential Tenancy Act, fair market value is what is expected and appropriate in accordance with industry best practices. Gouging has no place in our industry. The potential negative consequences to our industry as a result of the few who feel it is appropriate to gouge renters due to the ridiculously low vacancy rate, should not be lost on anyone in the industry. We are in the midst of an election campaign with huge pressure on the two major parties to address the housing challenges both buyers and renters are facing. Unfortunately, it is often easier and political expedient for either political party to implement punitive measures on the rental housing industry than it is to go after homeowners. LandlordBC urges all our members to consider the broader implications of negative actions and recognize that gouging new renters with unreasonable increases to your current rents and, potentially subjecting them to “bidding wars” , is irresponsible and unfair to both renters and responsible landlords and property managers. This is not the time for our industry to be perceived as behaving unfairly. LandlordBC continues to advocate on behalf of B.C. landlords and renters by encouraging all levels of government to take strong action to help our industry address the chronic rental housing supply shortages in the province. The absence of sound government policies to help create more purpose-built rental housing and choice for tenants continues to be the challenge, but LandlordBC is at the table with all levels of government and remains optimistic that they are forthcoming. When governments stimulate private investment with stable affordable housing policies, more rental housing gets built, and tenants have more choices of affordable homes. Simply put — more purpose-built rental housing means more affordable housing.

UNDERSTANDING FIXED TERM TENANCIES AND RENT INCREASES The Residential Tenancy Act has two rules on the topic of rent increases; the first is that tenants must have three months notice of a rent increase, and the second is that the increase be at the prescribed amount. The Act also states that these requirements cannot be avoided. The practice of using fixed term tenancies to potentially raise an existing tenant’s rent significantly higher than the allowed percentage and, without the required three months, can be perceived as an attempt to avoid the Act and a practice that hurts our industry as a whole. It puts tenants in a situation where they feel they have no choice but to stay and pay the higher rent as the alternative is to attempt finding other accommodations in today’s challenging market.

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COLLIERS APARTMENT MARKET UPDATE INVESTMENT OVERVIEW The Greater Victoria Apartment investment market continues to gather more momentum as demand for properties, across all sectors, continues to far outpace the inventory of available product. In fact, all of the recent reported sales over $1M in the South Island market have fallen into the “off market” category. That is, prospective Buyers are approaching owners with attractive offers and, given a combination of circumstances, some owners are taking these Buyers up on what are considered to be generous expressions of interest. Investor interest in this sector is based on the secure and stable nature of this product category and there are a number of drivers that are conspiring to create a “perfect storm” of both tenant and investor demand in the purpose built rental sector such as: • Continued positive market fundamentals with respect to vacancy and rental rates being exerted on existing rental inventory. • Escalating housing values forcing many first time buyers to continue to rent while they save for an increasingly high down payment. • A healthy provincial economy experiencing an influx of employable millennials entering the market from other jurisdictions. • An increasing number of seniors looking for rental accommodation as a result of downsizing or relocation from other parts of the country. In spite of the extreme lack of available quality product for investors to target, sales volumes from January-June 2016 were $58,351,650 exceeding the sales for the first 6 months of 2015 which topped out at just over $30M. We typically restrict our research to sales over $1M in value and it is also interesting to note, in spite of the scarcity of product, the market was able to achieve a +/- 50% increase in sales principally as a result of the completion of a $17M sale of the Dunsmuir House Apartments, an 85 unit building with excess land located near waterfront in Esquimalt. Other than this transaction, there were no significant trades to report.

• Lastly, sustained historically low interest rates, combined with significant capital in the hands of lenders looking to put these funds to work, are enabling investors to justify lower returns while maintaining acceptable spreads. Another dynamic that continues to impact our market is the delivery of numerous new, purpose-built rental buildings, both in the Westshore and Downtown Victoria markets. This recent increase in construction has been in reaction to market demand fundamentals from a robust tenant base looking to upgrade their accommodation. Purpose-built rental buildings in the planning, approval or construction stages now total approximately 1,574 units vs. the 875 units noted in last year’s Mid-Year Report.

DEVELOPMENT UPDATE: PURPOSE BUILT RENTAL Over the next 12 to 24 month period, we will see the delivery of a significant number of new, purpose built units to the market. There are also a number of purpose built developments contemplated or under construction (+/- 325 units) in the Westshore Region. In total, for the Downtown, we are anticipating delivery of +/-1,500 units over the period noted above. Construction of new condominium projects is again on the rise relative to this same period last year. As such, we anticipate that further additions to rental inventories will be coming in the form of investor owned units that will be turned over to the rental pool. Historically, it is estimated that +/- 20 percent of new condominium product finds its way to the rental pool at rental rates that are typically at the high end of the market ranges.


• New market participation across all sectors by an increasing number of Mainland Chinese investors entering our South Island market for the reasons stated above.

CMHC recently released its Spring 2016 Housing Market Outlook for the Victoria Census Metropolitan Area (CMA). As reported by CMHC, vacancy rates for the Region are up slightly from year end 2015 levels of 0.6 percent to an estimated 0.8 percent level for 2016, which remains in keeping with very tight market vacancy conditions for those looking to enter the rental market. Naturally, this dynamic serves to put upward pressure on rental rates such that CMHC is forecasting rental increases across all unit types through to the end of 2017. Sustained high demand for rental units is at the root of these increases, however, the delivery of more newly completed investor condo product and new purpose built rental buildings will also serve to contribute to higher rents.

• Investors of all stripes continue to view the apartment market segment as a stable and secure destination for investment dollars.

Sustained market demand from renters continues to be good news for both apartment owners and investors alike which will continue to

From an investment market perspective, the sustained demand is a result of a combination of factors including: • An influx of capable investors from the Lower Mainland who are being frustrated, by market circumstances, which include historically low returns associated with a very thinly traded Lower Mainland product category.

8 | FALL 2016

reinforce investor demand for properties in this product segment. As noted in our previous report, demand from renters continues to be on the rise based on 4 main factors: • In migration into the South Island from seniors as well as younger employable millennials principally in the 25 to 34 year range seeking positions in Victoria’s growing technology industries. • Improving employment in the Region as the economy continues to ramp up, with GDP growth estimated at 2.3 percent for 2016 (Source: Conference Board of Canada). • The thriving technology sector that tends to employee millennials who prefer to live and work downtown and demand quality rental accommodation as opposed to condo or dated rental. • The presence of 3 major post-secondary education centres remains a contributor encouraging an influx of younger renters into the market. • Rapidly increasing housing prices across the South Island Region is also serving to encourage existing renters to stay put as they continue to save to enter the housing market.

MARKET TR ANSACTIONS The market demand from investors for all classes of apartment rental properties continues at a furious pace. However, this demand

continues to be frustrated by a lack of available quality product as owners are reluctant to face tax consequences that tend to accompany historical ownership when contemplating a sale. These owners also are typically reluctant to give up current returns, understanding that although they are deriving a premium pricing for their properties, they will have difficulty replacing these return levels in today’s market.

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APARTMENT PROTECT 8/19/2016 10:23:12 AM

FALL 2016 | 9

THE KEY Colliers Apartment Market Update (Cont’d) However, an aging owner demographic combined with estate planning issues, will mean in isolated cases, sales by way of off market transactions to deliver product to the market. For the first half of this year, 18 sales were completed for a total dollar sales volume of $58,351,650 representing an average of $187,529 per unit at an average overall return or capitalization rate of 4.30 percent. The higher than usual price per unit is a reflection of a dominant number of smaller trades that typically lifts this average. In addition, the most significant sale for the period did include an excess land factor which contributed to the lower capitalization rate. Compared to a year ago in the same period, the market experienced 11 sales at a total value of just over $30M at an average overall return to investors of 4.81 percent.

MULTI FAMILY MARKET FORECAST Both vacancy rates as well as rentals across all unit types are anticipated to be positively influenced by robust market demand. In spite of the delivery of an estimated +/- 1,500 new purpose built units to the market over the next 18 – 24 month period, vacancy rates are expected to increase only marginally. As for rental rates, these are anticipated to increase as some renters make the conscious decision to upgrade their accommodation to new product alternatives. Vacancy rates for the older 60’s and 70’s-era buildings, which still represent over 80 percent of this market, will be

moderated somewhat by the entry of new, younger renters entering the market in reaction to increasing employment opportunities. However, as an offset to this dynamic, the prospect of affordability becomes a consideration as a portion of the rental tenant base struggles to absorb ongoing rental increases. The demand being placed on the limited supply of purpose built units, combined with increasing operating costs faced by owners of older rental stock remains a significant contributor to continued upward pressure on rental rates. We expect to see more robust absorption leading to only moderate increases in the vacancy rate to the end of 2016. As to rental rates, we expect to see a continuation of upward pressure due to both a sustained demand across all product types combined with an increase in the delivery of new, more expensive units. In their Spring Housing Market Outlook, CMHC is forecasting a vacancy rate of 0.8 percent to the end of this year compared to 0.6 percent at the end of 2015 growing to a projected 1 percent in 2017 as a result of the delivery of more new units to the market. We are forecasting that investors will continue to target this product category in spite of ongoing downward pressure on returns. The reasons include the demand/supply imbalance, sustained, historically low interest rates, a robust rental market and declining returns in the Lower Mainland markets driving investors to look further afield for both product and higher return levels.


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10 | FALL 2016

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MONTHLY FIRE SAFETY INSPECTION REPORTS: IT’S THE LAW By Susanna Chu, Vancouver Fire and Radius Security Has your local fire department ever asked for a copy of your monthly inspection reports? Do you know what information is required in these reports? The B.C. Fire Code requires building owners and managers to have fire protection equipment and systems professionally inspected monthly, and to keep accurate records of the results. The code, citing the National Fire Protection Association guidelines, sets out monthly inspection, testing and maintenance requirements for your fire extinguishers, emergency lighting, fire alarms, sprinklers and fire pumps. Unsure of what you need to do? Here’s an overview of your monthly obligations and excerpts from a sample inspection report form.

FIRE EXTINGUISHERS You must ensure your fire extinguishers are accessible, visible and in their designated locations with legible operating instructions on the nameplate, facing outwards. Check the unit, including safety seals, tamper indicators and nozzles for damage and other failures. The pressure gauge should indicate the extinguisher is operable.

EMERGENCY LIGHTING Check every month whether your emergency lighting unit will function if there is a power outage. At least once per year, test how long the unit will last in a simulated blackout. Make sure the pilot lights are functioning and not damaged or blocked. Terminal connections should be clean, lubricated and not rusty. Terminal clamps should be clean and tight. And the battery surface should stay clean and dry if the area is flooded.

FIRE ALARMS Test your fire alarm system on a rotating basis: one field device or manual pull station, one emergency telephone and voice paging to one zone per month. Do the audible and visual trouble signals work? Are the battery terminals clean and lubricated and the clamps secure? If applicable, are the battery electrolyte level and specific gravity as specified by the manufacturer? And does the monitoring station actually receive your alarm signals?

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System trouble indicator off

Power lamp on

Battery terminals clean

Battery terminals secure

Disconnect A/C Power: Power lamp off Audible trouble on

 

Visual trouble lamp on One emergency phone

 

Activate Field Device - Location:


Location of Phone:


Alarm/visual signal sounds

Displays correctly on annunciator

Panel reset & clear

Signal received at monitoring

SPRINKLERS Every month, ensure all valves and gauges are in good working condition. Make sure you have a sprinkler wrench and spare heads on site. If you have a standpipe/hose, check that the hand wheels, hose threads and caps on all your pressure-reducing valves are in good working condition and that the valves are not leaking. For dry pipe valve systems, check the temperature of the valve enclosure (40 F). Is the compressor in running condition and its oil level adequate?

Quarterly, check all alarm devices for damage and test: • All flows and pressure switches • Low air switch • Post indicator valves • Quick opening device • Main drain (flow and observe water, take static and residual pressure readings) Qty on site

Qty Inspected


Qty Passed


Qty Failed or Damaged +

Qty Missing

Sprinkler Control Valves Correct position, locked and supervised:




Sprinkler Wrench:




Spare Sprinkler Heads:




Gauges Water & Air:





Standpipe & Hose Systems PRV: Handwheels valves closed good condition:





PRV: Caps in good condition:




Dry pipe systems:

Enclosure around valve temp 40°F

Compressor oil level


Compressor run okay

Fire-department connection and standpipe/hose systems also have specific quarterly inspection requirements.

FIRE PUMP Your fire pump is critical to keeping your building safe. The NFPA guidelines set out monthly checklists for inspecting, testing and maintaining the following components: • Valves, piping, loops and gauges • Electrical drive and controller • Diesel drive and controller • Oil lubrication system • Water cooling system • Battery system • Alarms, meters, controller starting system • Exhaust systems • Fire pump (starting pressure, suction and discharge psi, discharge, noises, vibration, overheating) Overwhelmed? A professional fire safety provider can conduct your inspections and send out monthly reports for you. Alternatively, it can train your employee to conduct monthly inspections and assume responsibility for fire code compliance.

FALL 2016 | 13

THE KEY Monthly Safety Inspection Reports: It’s The Law (Cont’d) Control/Check Valves, Piping, Loops, Gauges Suction, discharge and bypass valves open Pump house is adequately heated? Electrical Drive and Controller Indicating power on, transfer switching indicating Pump run time for at least 10 mins? _____ mins Diesel Drive and Controller - Fuel System Fuel tank at least 2/3 full? Flexible hoses & connectors in fuel tank & coolant okay? Oil Lubrication System Water Cooling System Cooling water level normal? Cleaned water strainer in cooling system?

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Battery System Battery voltage & charger reading normal? Battery case clean, dry, free of corrosion & tight? Alarms-Meters-Controller-Starting System Did pump start automatically? Engine oil pressure gauge? _____ psi Exhaust Systems Free of leakage? Drain condensate trap operational? Fire Pump Record Pump starting pressure? _____psi Pump packing gland showing slight discharge? Record suction _____ psi & discharge _____ psi while running

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10-11-13 1:30 PM

ENERGY EFFICIENCY UPGRADES By Jordan Fisher, FRESCo Building Efficiency FortisBC’s Rental Apartment Efficiency Program has reduced energy consumption and costs for landlords and is welcomed by tenants alike. Less than a year ago FortisBC launched the Rental Apartment Efficiency Program (RAP) to help landlords increase energy efficiency. The program provides landlords with three things: 1. Free installations of high efficiency showerheads and faucet aerators (and LED bulbs in FortisBC’s electricity service territories). This gives landlords an immediate gas savings of about 12% and further savings in water/sewer charges. 2. Free energy assessments to identify opportunities to further reduce utility costs. 3. (Optional) Free professional support with planning and implementing additional efficiency upgrades (e.g. boilers) and obtaining rebates. FortisBC’s Rental Apartment Efficiency Program (RAP) was developed with input and support from LandlordBC, an organization that has taken a leadership role to increase energy efficiency. RAP has been very well received and has had no shortage of subscribers. Landlords have made it clear they are attracted to the opportunity to reduce their operating costs and receive professional support at no cost for building improvements. While the benefits to landlords are clear, some are wondering, what do tenants think about this? It was important for FortisBC to find out, which is why they provided a survey to tenants in buildings that had participated.

FortisBC’s Rental Apartment Efficiency Program is provided to landlords at no cost, however space is limited and the program is filling up quickly. If you are interested in reducing your operating costs and taking steps to reduce impacts to the environment apply today to secure yourself a space in the program while there’s still room. Go to for program details, eligibility requirements, and the application form. Or call 1-877-327-6137 for more information. Jordan Fisher is president of FRESCo, a company that helps building owners, utilities, and governments capitalize on the financial benefits of energy efficiency strategies. Jordan is the project manager for the FortisBC Rental Apartment Efficiency Program. He is also a landlord. Jordan can be reached at or 778.783.0315


Overall tenants showed a high level of satisfaction with the program and were especially happy with their new showerheads and faucet aerators. Additionally, many tenants indicated that they were pleased to see the efforts being taking to reduce environmental impacts and were happy to be a part of a positive initiative. More efficient shower heads and faucet aerators have multiple environmental benefits: • Reducing greenhouse gas emissions (GHGs). • Reducing the use of potable water. • Reducing load on sewer systems. Many people are becoming increasingly concerned about environmental impacts and want to contribute to reducing GHGs and to water conservation. The RAP program provides landlords with a way to make a positive impact on the environment while reducing costs at the same time. Landlords who want to further reduce costs and environmental impacts are taking advantage of the program’s cost-free professional support and rebates in order to undertake additional energy efficiency upgrades. These include high efficiency boiler and water heater upgrades that help modernize buildings and further reduce gas costs.


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


Grant Haddock • Steven Lee Ola Karpik • Oscar Miklos • Nisha Anand

w w • 604.983.6670 2 0 0 � 1 6 9 5 M A R I N E D R I V E • N O R T H VA N C O U V E R , B C • V 7 P 1 V 1

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MASS RENTAL RENOVATION CRISIS By Mike Kozakowski, Over 20,000 Victoria rental apartments due for major renos or replacement by 2025. Citified was invited to participate in a rental housing roundtable organized and hosted by LandlordBC, the industry association representing over 3,300 of British Columbia’s rental housing providers. The roundtable, attended by property managers, real-estate developers, realtors, appraisers and LandlordBC leadership proved to be an insightful exposé of the challenges facing the industry as it prepares for a mass housing stock renovation scenario. The following is a synopsis of the discussion. The issues raised and the solutions discussed affect all residents of the CRD, whether as renters, as home owners, purpose-built rental developers or industry professionals. According to one of the region’s largest rental management companies, nearly half of metropolitan Victoria’s 50,000 rental units are due for significant restorative work, remediation or replacement by 2025.

That’s nearly the equivalent of every single house, rental apartment and condo in Colwood, Langford, and Sooke — combined. David Hutniak, CEO of LandlordBC, confirms that mechanical and structural upgrades, building envelope remediation, boiler replacements, new wiring — even tear-downs and complete rebuilds — are indeed on the horizon for a large swath of Victoria’s purpose-built rental units. And in some cases, says Hutniak, the landlord’s decision to undertake the work will be one of forced compliance rather than choice. “We now have situations on southern Vancouver Island where insurance companies are unwilling to extend insurance terms for aging buildings. What this means is a landlord will be forced to conduct immediate upgrades. And these are not cases of building mismanagement or a lack of maintenance, they are a reality of aging inventory that must be overhauled in order to qualify for insurance,“ Hutniak says. The question on many Victorians minds is how did such a housing crisis sneak up on the region? The answer from the industry: it didn’t.

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“The rental housing industry has been warning of this very scenario for many years, decades even. When we began sounding alarm bells in the 1990s about housing supply issues and the need for all levels of government to intervene, our concerns failed to resonate,” Hutniak said. As such only a limited supply of rental housing was built on southern Vancouver Island over the last 25 years, a situation the development community largely attributes to lukewarm support for high-density rental developments and overly restrictive zoning. The last two decades were also a time when financing for purpose-built rentals was difficult to secure without government intervention and support. However, hundreds of market condos-turned-rentals by their owners and single-family-dwellings offering secondary suites did enter the market over that time and lessened the effects of a stagnant housing supply. But unlike purpose-built rental housing, secondary suites and rental condos can be available one day and gone the next given their lack of security of tenure. And in the case of condos, rental rates can be higher than comparable apartments as owners attempt to cover carrying costs that include a mortgage, strata fees, specialized insurance and in some cases, management fees. Although the reality of Victoria’s housing situation is concerning, Hutniak maintains there is still time to add enough capacity in the coming years to avoid an all-out disaster. “We’re seeing new purpose-built rentals coming on stream in Victoria, which is great, but we need to accelerate the current level of construction for the next decade, at least. If we can manage that, we can avoid a worst-case scenario where demand far outstrips available supply at all price points.”

By the numbers the situation plays out like so: currently under construction across southern Vancouver Island (as tracked by Citified) are some 1,330 purpose-built rental units among 17 buildings. Maintaining this level of construction for the next decade will yield approximately 13,000-15,000 homes in 170-200 buildings. In order to fuel that pace of construction local governments must adapt their planning regimes to ensure proposals are not bogged down in years of municipal wrangling, a historic kink in the region’s housing supply chain. Coincidentally that is what City of Victoria politicians say they plan to do ­— nearly a decade after talks of bonus densities and relaxed planning requirements were first raised by Victoria councillors. “Starting this year, the City of Victoria will implement a fast-tracked planning process for purpose-built rentals. The changes will mirror the planning process currently used for affordable and subsidized housing projects which fall under less scrutiny and can jump the planning queue,” Hutniak says, adding that LandlordBC is encouraged by the city’s plans and will monitor the changes while working to bring other municipalities onboard with a similar fast-tracked planning process. While streamlined and expedited planning may be laudable, Hutniak has outlined additional measures municipalities should take to bring about expedited construction periods, lower rental rates and more housing.

“What we would like to see next is consideration in terms of development cost levy and community amenity contribution waivers, parking reductions, relaxation of unit sizes and density increases. When combined, these considerations could all be linked to housing and non-stratification agreements for 60 years or the life of the building if properly structured,” said Hutniak. “Ultimately,“ says Hutniak, “with a steady stream of new purpose-built rental housing affordability will be improved, housing transitions will be easier for tenants, and the market will have enough capacity to allow landlords to undertake necessary building upgrades without putting tenants in situations where they are unable to find alternative housing.” As for tenants who are concerned about possible remediation in their building and how it may affect them, Hutniak stresses the key is open and frequent communication. “Responsible landlords will always ensure that proper relocation consideration is given to tenants, often above and beyond what is required under the Residential Tenancy Act to ensure that any disruption is handled in a fair and equitable manner, while at the same time respecting the landlord’s right to invest in their asset. Communication is always key and tenants are advised to speak with their landlord or rental management company if they have any questions pertaining to future building upgrades which may affect them.” Re-printed with the permission of

FALL 2016 | 17


LOOKING TO BUY RENTAL PROPERTY? By Alex Wong, Smythe LLP Income Tax Considerations of Personal vs. Corporate Ownership. Given the strong real estate rental market in BC, many people are now looking to purchase a rental property. With the recent changes to income tax rates, we will revisit the tax considerations of owning rental property in a company or personally.

THE BASICS Real estate can be held in many different types of entities; however, the most common ownership structures are personal or corporate. Depending on the specific situation, it may be beneficial to utilize more complex structures involving partnerships, joint ventures or bare trusts, which will not be discussed in this article. The following is a high level description of personal and corporate ownership from a tax perspective. It is also important to consider the relevant legal issues of the ownership structure, as these can be equally as important. A corporation is a separate legal entity from its shareholders, and as such any income is taxed within the corporation. In order to remove the after-tax income from the corporation, dividends are paid to the shareholders. This process requires a corporation income tax return and dividend information return to be filed on an annual basis. From a legal perspective, as the corporation is a separate legal entity, it can provide liability protection to the shareholders and allow for flexible ownership and management structures. Legal considerations such as shareholder agreements, authority of directors and contract signing authorities should be discussed with a lawyer.

The Canadian personal income tax system is graduated with the tax rates increasing as income increases. For 2016, the marginal tax rates in BC range from 20% for income under $38,000 to 47.7% for income above $200,000. Single Owner

Joint Ownership

Rental Income




Personal Tax




Net after-tax income to owner




Combined after-tax income





Effective tax rate

Table 1 – Power of personal marginal income tax rates The personal marginal tax rates can be utilized to lower the overall personal tax liability by means of income splitting. Table 1 illustrates the effectiveness of income splitting. This example compares the after-tax income from $100,000 of rental income earned by one person or the same $100,000 split between two people. After taking the basic personal tax credits into account, there is a $8,000 savings if the $100,000 is split between two people.


The most basic ownership structure is to own the real estate personally. Any income generated from the property would be taxed directly on the owner’s personal tax return. This reduces the compliance costs normally associated with corporate ownership, such as additional income tax filings and annual legal reporting requirements.

The Canadian tax system is designed to be integrated, meaning that the total taxes paid on the rental income should be the same whether it is earned corporately or personally. An example of integration in the Canadian tax system is the dividend tax refund rules, which will be discussed below. This article only deals with tax rules for Canadianowned corporations.



Rental income from personally owned property is reported directly on the owner’s personal tax return. The rate at which this income is taxed is dependent on the total amount of personal income reported.

For most companies, rental income is treated as investment income. For 2016, the corporate tax rate for investment income earned in BC is 49.67%, which is similar to the highest personal marginal tax rate.

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In order to achieve integration, once a company pays taxable dividends to the shareholders, 30.67% of the taxable investment income is refunded to the company. In addition, the shareholder also receives a dividend tax credit, which reduces the personal tax rates on dividends.

Given the liability protection and flexible ownership and management structures available through a corporation, corporate ownership may make sense when there are multiple owners and large properties involved. Often companies will be part of a more complicated ownership structure involving partnerships, joint ventures and family trusts.

Corporate Income Tax Rental Investment Income


Corporate Tax

(49, 670)

Refundable Tax


Corporate after-tax income available for distribution


Personal Income Tax

Single Shareholder

Two Shareholders

Taxable dividend




Personal tax




Net after-tax income to owner




Combined after-tax income





Effective tax rate (personal & corporate)

tax savings that result from personal-ownership and the additional compliance costs associated with corporate-ownership, it is generally economically advantageous for single owners with small rental properties to own the properties personally.

In addition to the income tax considerations, it is also important to consider the legal and operational factors when considering the most appropriate ownership structure for an investment property. As with many things, the ownership structure should be tailored to the specific situation. Alex Wong is a partner in the Real Estate and Construction Group at Smythe LLP. Smythe LLP is one of the leaders in accounting and tax advisory services in the real estate and construction industries in BC. For further information, contact us at 604.687.1231 or visit The information provided is a general overview and should not be construed as tax advice. We recommend seeking professional advice from your tax advisor in respect of your specific situation.

Table 2 – Effect of integration Table 2 shows the effect of integration by considering the total taxes for $100,000 of investment income earned in a corporation. Due to the dividend tax credit, the personal income tax rate on dividends is significantly lower than the rates for ordinary personal income because corporate taxes have already been paid. In theory, the total taxes paid on investment income earned corporately should be the same as investment income earned personally if the system was perfectly integrated. In practice, there is often a marginal difference between the two. When comparing the total taxes paid for personally-owned property (Table 1) to corporately-owned investment property (Table 2), there is a small savings by owning the property personally.

BUSINESS INCOME For some companies, corporately-owned rental income is considered business income, which would be subject to the general active business corporate tax rates. In order for the rental income to qualify as business income, the company must employ more than five fulltime employees in the rental business. For 2016, the corporate tax rate for general active business income earned in BC is 26%. For small businesses, the first $500,000 of income is only taxed at 13%. This article does not discuss the details of business income.

SUMMARY The Canadian tax system is designed to not give a tax benefit to investment income earned within a corporation. Given the small

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HUNTER’S HINTS by Hunter Boucher, Member Services Manager, LandlordBC LANDLORDBC, THE RTB AND BEYOND LandlordBC through various means works hard to represent the rental housing industry from local community organizations all the way to the federal government. This work takes many fronts, including stakeholder input to RTB policy change, landlord representation in legislation and broader industry concerns.

POLICY GUIDELINE 19 One recent RTB policy change is in regards to Policy Guideline 19, Assignment and Sublet. Through LandlordsBC involvement in RTB quarterly stakeholder meetings, this policy guideline was updated to clarify many concerns and gaps in policy. This process was one of the longest consultative exercises in policy change we have been involved with, over the course of two years this policy guideline was discussed regularly, The work on this policy guideline has resulted in some long needed clarification on both sublet and assignment. As landllords the most important thing to take from the update is the point that tenants renting out a room in the unit they live in is not considered a sublet or an

assignment if they also remain in the unit. This has always been the opinion of LandlordBC but now we can support this will something in writing. Another clarification that was much needed has to do with the length of a sublet term. In the policy guideline we are able to find that a term for sublet needs to be shorter than the original tenancy otherwise it would be considered an assignment. The sublet term must be shorter than the original term by at least a day. This can also be applied to month to month tenancies though subletting is not compulsory in month to month tenancies. “Unlike assignment, a sublet is temporary. In order for a sublease to exist, the original tenant must retain an interest in the tenancy. While the sublease can be very similar to the original tenancy agreement, the sublease must be for a shorter period of time than the original fixedterm tenancy agreement – even just one day shorter. The situation with month-to-month (periodic) tenancy agreements is not as clear as the Act does not specifically refer to periodic tenancies, nor does it specifically exclude them. In the case of a periodic tenancy, there would need to be an agreement that the sublet continues on a month-to-month basis, less one day, in order to preserve the original tenant’s interest in the tenancy. Where an individual agrees to sublet a tenancy for the full period of the tenancy, and does not reserve some period of time at the end of the sublease, the agreement likely amounts in law to an assignment of the tenancy rather than a sublease; an arbitrator may make that determination in a hearing.” The final point that we are happy to see is in regards to the rights the sub-tenant is granted, specifically in regards to notices to end tenancy. Under the previous policy guideline it was unclear how a tenant subletting their unit would do with their subtenant if their tenancy was ended. The paragraph below is directly from policy guideline 19 and explains that: “The sub-tenant’s contractual rights and obligations are as set out in the sublease. Generally speaking, the sub-tenant does not acquire the full rights provided to tenants under the Act. For example, if the landlord ends the tenancy with the original tenant, the tenancy ends for the sub-tenant as well. The sub-tenant would not be able to dispute the landlord ending the tenancy with the original tenant; it would be up to the original tenant to dispute the notice.”

RESIDENT CARETAKER AMENDMENT Effective October 1st 2016 an amendment to the Employment Standards Regulation will take effect. This change is the result of the hard work of LandlordBC and several member stakeholders and is a perfect example of the change we can effect when we work together. The amendment, made under the auspices of the Hon. Shirley Bond, Minister of Jobs, Tourism and Skills Training and the Minister responsible for Labour, allows that, where there are two or more persons who each meet the Regulation’s definition of resident caretaker, the

20 | FALL 2016

employer may designate, in writing, one or more of those employees as a resident caretaker. Only those persons so designated are entitled to the existing alternate standards under the Regulation for resident caretakers, including a minimum monthly wage.Â

This is a significant amendment to the existing regulations for our industry and will provide owners and property managers of rental housing the flexibility they need to properly staff and manage their properties without the encumbrances of the original regulations. The net result will be operating efficiencies and the potential for reduced operating expenses.

LandlordBC would like to thank Maureen McMahon, vice-president, human resources, Gateway Property Management and, Jeff Nightingale, vice-president, residential properties, Prospero International Realty Inc. for their input during the consultation process LandlordBC undertook with the minister’s staff. We have included a copy of the letter from Minister Bond thanking LandlordBC for our effort in researching and advocating for this much needed amendment.

FALL 2016 | 21


PRIORITY MANAGEMENT by Deana Srdic, Wolfgang Commercial Painters Tips For Improved Efficiency & Effectiveness Priority Management is described as a management discipline which incorporates goal setting, quality strategic planning and project management. As a commercial painting company, we set the bar high with priority management ensuring that our proposals include individual job special considerations, leading product recommendations and a competitive price. Project managing large scale painting jobs requires sound priority management. Here are a few of our Wolfgang go to tips benefiting a multitude of industries:

PRIORITIZE Reflect: To start, take your time in reflecting on longer term goals; identify and schedule potential key goals for a given segment of time. Wolfgang Pro Tip: When considering short and long term goals always begin with the end in mind. Define: Write out and clearly define in a measurable way what your most important goals are for a given segment of time, be it for the day, week, month or year.

Simplify: Identify only up to three goals for the week and month, and one per day.

PLAN Plan To Plan: Ensure that you schedule time for planning at the beginning of your day. Try either 10 minutes at the beginning of each work day, or goal for 30 minutes per week. First Things First: After scheduling your time to plan, schedule your daily, weekly, monthly or annual priorities into your calendar. Wolfgang Pro Tip: We suggest using a cloud based calendar such as Google Calendar for 24/7 access. Be Realistic: Be realistic about time on a task; do not over schedule and ensure that you have accounted for slush time between scheduled activities and travel. Task Manager: Utilize a Task Manager tool to keep track of all quick to do items that do not require scheduling. “Inbox Blocks”: When planning, schedule one or more Inbox Blocks to complete all minor items in your Task Manager. Inbox Blocks are the ideal time to check your email, too.

FOCUS Identify: Refer to your calendar to identify the specific task to tackle, and the specific outcome to reach.

Each property is unique. Your risk solution should be too.

Clear: Turn off all possible external stimuli; put your phone on Do Not Disturb mode, shut down your email and select the right environment for the task at hand. Set a timer for up to 60 minutes and focus solely on the task at hand for that duration, avoiding all distractions.

CMW’s insurance solutions are built for you from the ground up by our experienced Risk Advisors. Get the solution that’s right for you.

Discipline: Create habits to make certain that you only check email and deal with the items in your Task Manager in scheduled Inbox Blocks. Wolfgang Pro Tip: Close each day by reflecting on daily achievements, and taking a glance at the week ahead. Be aware of meetings and upcoming deadlines to provide for a stress free evening and an easy transition into work the next day.

Talk to a CMW Risk Advisor today. 604 294 3301 |

Break: Enjoy a break for 5-15 minutes. Get active, have a snack and walk away from any work. Upon returning to work deal with any urgent phone messages before moving on to the next task.

The tips above assist in prioritizing, planning and focusing on immediate and distant tasks. After the work day is over, Wolfgang also encourages taking the necessary time to exercise, stay social, rest and recuperate. We celebrate team wins in a variety of ways, including team lunches letting us leave the office and escape the screen for face to face connection. We choose to approach work in a calm, disciplined manner and practice sound priority management. Building ownership and property management require the right priority management skills and we hope these help. For more priority management tips, to discuss the article above, or to book a complimentary in person Lunch & Learn, please email

22 | FALL 2016

HOW CAN CRB HELP YOU? By Shona Redman, Member Service Representative & CRB Specialist, LandlordBC CRB UPDATE The Certified Rental Building Program launched in BC in November 2015 with Concert Realty Services and Hollyburn Properties certifying a total of 50 buildings. Since then we have had a great deal of interest in the program and have certified 12 more buildings (8 additional Hollyburn buildings and 5 Redbrick Properties buildings). This brings the total number of certified buildings in BC to 62. Redbrick Properties was the third company to complete certification. Congratulations to Redbrick on their recent certification! We are pleased to announce that four other companies with a total of 29 buildings are currently going through the certification process and we expect them to be certified in the next few months, which will bring us up to 91 total CRB buildings in the province. Companies currently completing requirements to gain accreditation are Kelson Group Property Management, Terra Crest Property Management, Orr Development Corp., and Austeville Properties Ltd. CRB is a quality assurance program that allows you to certify your multi-residential buildings by meeting a set of 50 standards, based on legislative requirements and industry best practices. The certification helps prospective tenants to know that you have well-run, and wellmanaged buildings. Tenants can rent in your building with “peace of mind” and confidence knowing that the place that they have chosen to live provides excellent quality of service and quality of product.

requests are responded to with a suggested plan of action within 48 hours are examples of standards found in this section of the program. As part of the program you will develop and/or update existing policies and procedures relating to privacy, pest management, notices to tenants, maintenance requests and complaint resolution. As a CRB participant you will have access to training, education materials as well as templates and guides. Reviewing your resident management practices is vital to ensuring your tenants are happy and your business is running smoothly. Your tenants are your customers and tenant satisfaction is critical to the success of your business. The CRB program helps to ensure that your resident management practices are at their best and are in compliance with legislation. For more information regarding the CRB program contact: Shona Redman, Member Service Representative and CRB Specialist. Phone: 250.382.6324 ext. 206 | Fax: 250.382.6006 Email: Websites:,

In order to become certified you must be a member, in good standing, with LandlordBC and must complete an application and screening process. Once registered in the program you have access to the 50 standards of practice (SOPs) involved in the program. You then begin to build a ‘compliance binder’ (digital or print) to show how your company meets the standards of the program. In order to gain accreditation you must be compliant with all 50 standards. There are five key areas in which you must be able to show compliance: 1. 2. 3. 4. 5.

Human Resource Management Resident Management Operations Management Financial & Risk Management Environmental Management

In the next several issues of The Key we will review each of the five areas and discuss why each is important to running your business. In this issue we will look at Resident Management.

RESIDENT MANAGEMENT If you have tenants than resident management affects you and your business and is something that you need to consider. Not only are their industry best practices that are important to be aware of, but there are also legislative requirements that you must meet. You are required by law to comply with The Personal Information Protection Act (PIPA) and the Residential Tenancy Act (RTA). Ensuring all residents have 24 hour access to an emergency contact number, and that all maintenance

FALL 2016 | 23


HOUSING ADVOCACY By John Dickie, CFAA CFAA has joined with the Canadian Home Builders’ Association (CHBA) and numerous other housing and social housing advocacy groups to form the National Housing Collaborative (NHC). The NHC is supported by the United Way. The expectation is that the NHC’s work will influence the National Housing Strategy which the new Liberal government has committed to bringing in. The NHC will seek to develop transformative policy solutions within a few areas of broadly shared interest, with a priority on four areas. This article spells out what the NHC is working on, as well as work CFAA is doing with CHBA.

IMPROVING SOCIAL HOUSING The NHC will address some changes needed in the social housing sector to deal with the end of established operating agreements. A major goal is to help transform social housing into mixed communities. That can come about through wholesale re-development, the rental of more units at market rents, or infill development to add newer, more attractive units to existing communities, while targeting those newer units to people who have moderate incomes (rather than low incomes.) The decision to implement such plans would rest with each social housing provider.

PRIVATE RENTAL HOUSING Of all major centres in Canada, Vancouver suffers from the greatest shortage of purpose-built rental housing The growing condo rental market has minimized the impact on overall rental vacancy rates, but that is not the optimal solution. CFAA and CHBA are working on policy suggestions to make building market-rent housing more attractive for developers. Such development is occurring in in numerous centres such as Winnipeg, Regina, London and Halifax. However, development charges, planning and zoning delays, the federal tax system and other costs are still road blocks in Vancouver and Toronto, and impediments elsewhere. The NHC is exploring policy options to encourage investment in the construction of new projects with affordable housing as a component,

Rob Barr

Account Executive D: 604 636 2605 C: 604 834 7578 F: 604 604 525 855 5762 0565

34321 Industrial 25 Fawcett Road Way Abbotsford, C V6V2 2S 7M6 Coquitlam, BCBV3K

24 | FALL 2016

and investment in preserving existing rental units, most of which are relatively affordable. Various policy instruments will be considered, including grants or loans for repairs and retrofits. An expansion of those programs could be of great benefit to existing rental owners, such as the majority of LandlordBC’s members, wherever they operate.

HOUSING ASSISTANCE THROUGH FINANCIAL SUPPORT Outside aboriginal reserves, and some immigrant communities used to less living space per person, almost everyone in Canada occupies large enough housing in a reasonable state of repair, but many people have an affordability problem, which means they are in core housing need. See the chart. Renter households in core housing need Metro Vancouver


One-person households



Single parents



Renter couples with children



Couples without children






Source: CMHC and the 2011 Census For most who experience it, core housing need is a temporary issue. To address affordability, the NHC will be considering how governments can best expand portable housing benefits, like the long-standing BC program Shelter Aid for Elderly Renters (SAFER), and the more recent Rental Assistance Program for working families with children. CFAA advocates strongly for such programs across Canada, including the use of federal housing money to fund those programs.

HOMELESSNESS Regarding homelessness issues, the NHC will address the renewal of the Homelessness Partnering Strategy, Housing First approaches, and how the federal government can best support the development of supportive housing in communities. Expanding supportive housing is good for the private sector since hard-to-house tenants can demand to be housed under Human Rights legislation, but then be disruptive in private buildings. The more people needing supports who can be given supportive housing, the easier life will be for private landlords and for well-behaved tenants. John Dickie is CFAA president. CFAA continues to advocate for the interests of for-profit rental housing providers at the federal level. That work is now more important than ever because of the renewed interest in housing by the new Liberal government.

BUILDING UPKEEP By Lisa Henderson, Member Service Representative, LandlordBC The leaves are falling which means winter is just around the corner. This is a great time to inspect your properties and touch base with your tenants regarding snow removal and winter maintenance. Below are some suggestions for winterizing. Prune hedges, shrubs, and branches. Snow and ice can weigh down trees and shrubs with large surface areas and the weight can snap them easily. Check the perimeter of the rental property for any plants that may benefit from a good trim. This practice also gives plants a better start in the spring, keeping them healthier and looking their best. Clear rain gutters. It’s important that you don’t skip this fall task, because it could have a big impact on the rental property in the winter. Clear out leaves, sticks and other debris so the gutters can easily drain water from the roof. If the gutters are clogged, the roof could suffer damage from poor drainage, ice dams and melting snow. Inspect the roof. It’s much easier to repair or replace shingles in the non-winter months and that ensures your rental property roof will be strong enough to withstand even the biggest winter blizzard. Winterize yard sprinklers. If the rental property has a sprinkler system, you can empty them of any leftover water to ensure they don’t freeze and burst. Whether you do this yourself or hire a service, it’s a small task that could have a big impact if not done. Seal sidewalk and driveway cracks. Water gets into cracks in sidewalks and driveways and expands them via freezing and thawing. What was a small crack in the fall can turn into an eyesore or a safety hazard by spring. Use a concrete sealer manufactured for just this purpose to stop the process.

Inspect doors and windows. Locate areas around doors and windows where heat is most likely to escape, such as loose caulking, torn weather stripping and gaps where doors and windows meet frames. Wrap pipes before winter. Look for un-insulated pipes and wrap them with foam sleeves to ensure they won’t freeze when temperatures drop. Frozen pipes can easily burst, causing all kinds of water damage. By getting a jump on it, you can prevent this kind of catastrophe. Don’t forget to detach garden hoses from spigots and draining those lines as well. Inspect the heating system. Turn the heater on to ensure that everything is working properly so you can get a service person out before it’s the middle of winter and the waiting list is very long. Also, replace the furnace filter and make sure vents open and close properly. Arrange for a furnace tune-up. Many professional services offer winterizing tune ups for furnaces, and it’s always a good idea for a professional to perform maintenance on the furnace than it is to wait for it to break. Check alarms. Smoke detectors and carbon monoxide detectors are a critical part of keeping tenants safe, and it’s your duty to ensure that they are all in proper working order. Carbon monoxide detectors are particularly important in winter, as people tend to keep windows closed. Clean ducts out. At reasonable intervals, it’s a smart idea to get the ductwork of the rental property vacuumed out. Debris can build up, restricting the flow of air and putting strain on heating and cooling systems.

Take care of the A/C unit. If your rental property has an A/C system, fall is a wonderful time to safeguard it for the winter. Clean out any debris and cover it up, especially if you live in an area of heavy snow or ice.

Inspect the chimney. If your rental property has a fireplace and chimney, make sure it is taken care of before tenants use the fireplace for the first time. Arrange for a professional to inspect and clean the chimney, clearing it for debris and checking to make sure no other repairs are needed. A faulty chimney can become a health hazard as well as a safety and fire hazard.

Arrange for snow removal services now. Whether you will be doing snow removal, or you are working with the tenant or a professional company, work out the details about snow removal right now.

These suggestions may seem daunting, but with a little money and time spent now could save you thousands later by averting a AD card:q7 12/9/11 9:52 AM Page 1 catastrophe mid-winter.

✓ Are YOU looking to reduce stress and stop hounding for Rent? ✓ Would YOU like to free up time and/or resources that showings take from YOU? ✓ Have YOU had trouble finding reliable contractors for those small jobs? ✓ Have YOU ever wanted a company that will keep you informed and updated with regular communications?

If YOU said YES to any of the above, call us! Property Management. Your Investment. Our Priority



604-261-1111 1367 East Kent Ave. Vancouver, B.C. V5X 4T6

FALL 2016 | 25


WORKSAFEBC REQUIREMENTS by Wendy Jones, Employers’ Advisers Office Top 5 Tips for Landlords or Rental Property Owners WHAT IS THE EMPLOYERS’ ADVISERS OFFICE? We are a branch of the Ministry of Jobs, Tourism and Skills Training and Ministry Responsible for Labour. We provide no-charge advice, assistance, representation and education to employers related to the workers’ compensation system, independent of WorkSafeBC.

TOP 5 TIPS ABOUT WORKSAFEBC REQUIREMENTS: You may need to be registered for an account with WorkSafeBC, if the company or contractor you hire does not have their own valid, up-to-date account with WorkSafeBC. It is easy to register for an account, and in most cases your payment is not due until after the end of the calendar year. The WorkSafeBC website ( contains access to the online registration

system for faster registration, or you can print their forms for fax or mail. You can check to see if a contractor or company you wish to hire has WorkSafeBC coverage by asking them for their WorkSafeBC account number and then checking online for an account Clearance Letter. The online search, available 24/7, takes just minutes and there is no charge. All Clearance Letters show the expiration date. If an individual meets the WorkSafeBC definition of “worker”, which can include self-employed contractors, they may not qualify for their own account with WorkSafeBC. As a property owner, failure to have an account to cover “workers” or contractors who do not have a valid account with WorkSafeBC can have serious consequences. You could be responsible for injury claim costs and back payments owing for non-remittances. WorkSafeBC requirements are law in B.C.; you cannot use another insurance provider. Regularly inspect and assess the hazards and risks at each location. Ensure these are addressed promptly and keep documentation of your inspections and corrective actions. When you need to have repairs, renovations, or specific maintenance done, ensuring everyone’s safety is essential. Hire only qualified and experienced people to do the work. Develop and update policies and procedures with regards to safety at work. Ensure workers receive training on how to do their job safely. Ensure supervision of workers. Communication and check-ins can be essential in ensuring safe work practices are followed and that workers who are working alone or in isolation have a check-in system to ensure their safety. Investigate all incidents that have or could potentially affect the health and safety of workers. Document your findings and undertake corrective actions. These tips have been written for LandlordBC by Wendy Jones, Employers’ Adviser in Victoria.

How can I find out more information about Employers’ Advisers services or speak with a Duty Adviser to have my questions answered? Phone: (604) 713-0303; Toll-Free Phone: 1-800-925-2233; Toll-free Fax: 1-855-664-7993; Email: Regular business hours: Monday to Friday 8:30 AM-4:30 PM 8 Locations in B.C.: Abbotsford; Kamloops; Kelowna; Nanaimo; Prince George; Richmond; Trail; Victoria. Website:

26 | FALL 2016


Coinamatic Canada Inc. Maxi Castillo T: 604.270.8441

SmytheCPA Bob Sanghera T: 604.694.7547

APPRAISAL - INSURANCE Normac Appraisals Ltd. Cameron Carter T: 604.221.8258

ADVERTISING & PROMOTION Laurie Snure T: 1.866.766.0767

APPRAISAL REAL ESTATE Colliers International Christina Dhesi T: 250.414.8371

AIR CONDITIONING Canada Furnace Heating & Air Conditioning Ryan Cocking T: 604-460-9969

ARCHITECTURE, DESIGN, BUILDING CODE DGBK Architechs Ralf Janus T: 604-682-1664

APPLIANCE - RENTALS Coinamatic Canada Inc Maxi Castillo T: 604.270.8441

BIOHAZARD REMEDIATION 1st Trauma Scene Clean Up Ltd. Brian Woronuik T: 604.598.8887

Handy Appliances Rocky Magnet T: 604.879.1555

BUILDING CONSTRUCTION GENERAL CONTRACTOR Quest Projects Inc. Jacqui McGregor T: 604.299.4522

APPLIANCE - RENTALS, APPLIANCE - SALES & SERVICE Sparkle Solutions Corp. Connie Goldman T: (604) 396-3184 APPLIANCE - SALES Coast Wholesale Appliances Inc. Robb Byrd T: 604.301.3459 Handy Appliances Rocky Magnet T: 604.879.1555 Midland Appliance Gary Braun T: 604.278.6131 Trail Appliances Ltd. Sunny Mann T: 604.992.7124 APPLIANCE - SALES & SERVICE Penguin Appliances Sales & Services Sam Sangha T: (604) 451-4411

COMMUNICATIONS/ ENTERTAINMENT Shaw Cable Frank Franco T: 604.629.3231 Telus Communications Joel Watts T: 778.877.0646 CONCRETE WORK Nuwest Contracting Ltd. Debbie Gettling T: 604.525.6145 CREDIT CHECKS RentCheck Brenda Maxwell T: (800) 661-7312 CREDIT REPORTING AGENCY TVS Tenant Verification Service Inc. Marv Steier T: 604.576.3004 DECKS & BALCONIES Duradek Canada Ltd Winston Conyers T: 604.591.5594

BUILDING ENVELOPE RDH Building Science Inc Kelly Haines/Dave Ricketts T: 604.873.1181

DEPRECIATION REPORTS Normac Appraisals Ltd. Cameron Carter T: 604.221.8258

Remont Construction Ltd. Robert Szpakowski T: (604) 837-8813

RDH Building Science Inc Kelly Haines/Dave Ricketts T: 604.873.1181

BUILDING REPAIR & RENOVATION Nuwest Contracting Ltd. Debbie Gettling T: 604.525.6145

DOORS - ENTRANCE & HARDWARE REPAIRS Action Glass Inc. Brad Johnston T: 604.525.5365

CLEANING - BIOHAZARDOUS PuroClean Restoration Grant Blanden T: 778.985.7876

DRAINAGE & SEWER Cambie Roofing & Drainage Contractors Ltd. Paul Skujins T: 604.261.1111

CLEANING - CARPET & UPHOLSTERY First Class Carpet Cleaning Harry Deligiannidis T: 604-839-9008

DUCT CLEANING Air-Vac Services Canada Ltd. Brent Selby T: 604.882.9290

ELECTRICAL CONTRACTORS Evanson Electric David Evanson T: 604.657.7957 ELECTRICAL SERVICE NS Electric Co. Ltd. Norman Haas T: 604.418.3365 ELECTRICIANS Delbrook Electric Will Kitt T: 778.772.1834 ELECTRICIANS Handy Appliances Rocky Magnet T: 604.879.1555 ELEVATOR City Elevator Ltd. Heiner Marnet T: 604.299.4455 ELEVATOR SERVICE & REPAIRS Metro Elevator Preet Binning T: 778.885.8630 ENERGY EFFICIENCY & CONSERVATION BC Hydro Power Smart Business Helpdesk T: 1.866.522.4713 FortisBC Ltd. Siraz Dalmir T: 604.576.7268 FRESCo Building Efficiency Jordan Fischer T: 778.783.0315 RDH Building Science Inc Kelly Haines/Dave Ricketts 604.873.1181 Yardi Systems Inc. Peter Altobelli T: 888.955.7900 ENGINEERS FRESCo Building Efficiency Jordan Fischer T: 778.783.0315 JRS Engineering Ltd. T: (604) 320-1999

RDH Building Science Inc Kelly Haines/Dave Ricketts T: 604.873.1181 Read Jones Christoffersen Ltd. Jason Guldin T: 250.386.7794 WSP Canada Inc Kathryn Webb T: 604.924.5575 ESTATE & SUCCESSION PLANNING Monarch Insurance & Financial Services Corp. Richard Laurencelle T: 604.681.2699 EXTERIOR/ SIDING REPLACEMENT Legacy Windows & Doors Jayden Kuik T: 778.792.6464 FINANCIAL PLANNING CIBC Wood Gundy Gilbert Lam T: 604.806.5508 raymond-shum D&H Group LLP Michael Louie T: 604.731.5881 FIRE & WATER DAMAGE RESTORATION PuroClean Restoration Grant Blanden T: 778.985.7876 FIRE PROTECTION & MONITORING Vancouver Fire & Radius Security Joslyn Alderson T: 604.232.3488 StoveTop FireStop Carter Shackelford T: 817.872.1500 FLOORING & CARPETING GQ Contracting Ltd. Enrique Quiroza T: 604.540.9575 www,

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.

FALL 2016 | 27

THE KEY ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND Mira Floors and Interiors Deverow Walters T: 604.856.4799 FLOORING SALE & INSTALLATION Exclusive Floors Ltd Ron Shukyn T: 604.575.9550 FURNACE & CHIMNEY CLEANING Canada Furnace Heating & Air Conditioning Ryan Cocking T: 604-460-9969 GARBAGE CHUTE CLEANING Air-Vac Services Canada Ltd. Brent Selby T: 604.882.9290 GAS SERVICES Handy Appliances Rocky Magnet T: 604.879.1555 GLASS Action Glass Inc. Brad Johnston T: 604.525.5365 HANDICAP SHOWER, TUB SALES & INSTALLATION ORCA Health Care Suppliers Inc. Reynald Stringer T: (604) 733-2656 http://www.orcahealthcare. com/

BFL CANADA Insurance Services Inc. Paul Murcutt T: 604.678.5454

Lesperance Mendes Lawyers Sat Harwood T: 604.685.3567

Remdal Painting & Restoration Inc. Dan Schmidt T: 604.882.5155

Viessmann Manufacturing Co. Inc. Randy Stuart T: 604.533.9445 ext. 222

CIBC Wood Gundy Gilbert Lam T: 604.806.5508 raymond-shum

MORTGAGE FINANCING CIBC Wood Gundy Gilbert Lam T: 604.806.5508 raymond-shum

Wolfgang Commercial Painters Heinrich Schoeman T: 604.420.5552 www.wolfgangpainters. com

Xpert Mechanical & JK Lillie LTD Kerry West T: 604.294.4540

Citifund Capital Corp. Derek Townsend T: 604.683.2518

PEST CONTROL Assured Environmental Solutions Inc. Brett Johnston T: 604.463.0007

CMW Insurance Services Ltd. Gordon Li T: 604.484.0117 Hamilton Insurance Services BC Ltd Judy Laban T: 604.874.4476 Marsh Canada Debbie Tonner T: 780.917.4873

First National Financial Corp Russ Syme T: 778.327.5712

Megson FitzPatrick Insurance Services Mike Nichol T: 250.595.5212

Peoples Trust Company Dennis Dineen & Jonathan Wong T: 604.331.2247

INTERCOM REPAIRS & INSTALLATION Vandelta Communication Systems Ltd. Hugh Rae T: 604.732.8686

MORTGAGE INSURANCE Canada Mortgage & Housing Corporation John Lynch T: 604.737.4161

Vandelta Communication Systems Ltd. Hugh Rae T: 604.732.8686

HOARDING - CLEAN UP 1st Trauma Scene Clean Up Ltd. Brian Woronuik T: 604.598.8887

INTERNET LISTING SERVICE Yardi Systems Inc. Peter Altobelli T: 888.955.7900

HOARDING - CLEAN UP CONT’D 604-TRASH-IT Dave Abercrombie T: (604) 872-7448

INVESTMENT & RETIREMENT PLANNING Monarch Insurance & Financial Services Corp. Richard Laurencelle T: 604.681.2699

INSPECTIONS - GENERAL CONDITION/LEASE COMPLIANCE GV Inspections Jim Garnett T: 778.840.7611 INSURANCE AC&D Insurance Services Ltd. Scott Jamieson T: 604.982.1039

28 | FALL 2016

Colliers International Dave Ganong T: 250.414.8388

LANDSCAPING: LAWN & GARDEN MAINTENANCE BUR-HAN Services Inc. Robert Hannah T: 604.780.0179 LEGAL SERVICES Haddock & Company Grant Haddock T: 604.983.6670

NARCOTICS DETECTION & SECURITY GV Inspections Jim Garnett T: 778.840.7611 ONLINE PAYMENT SERVICE Yardi Systems Inc. Peter Altobelli T: 888.955.7900 PAINT SALES Cloverdale Paint Dave Picariello T: 604.551.8083 PAINT SPECIFICATIONS SERVICES Cloverdale Paint Dave Picariello T: 604.551.8083 PAINTING SERVICE Mountain Crest Pro Painting Ed Hart T: (604) 597-2070 Prostar Painting & Restoration Ltd. Jonathan Moorhouse T: 604.876.3305

Solutions Pest Control Jason Page T: 1.855.858.9776 PIPE LINING/RE-PIPING CuraFlo of British Columbia Ltd. Randy Christie T: 604.298.7278 PLUMBING/HEATING/ BOILERS Allied Plumbing and Heating Lance Clarke T: 604.731.1000 Ashton Service Group Brian Williams T: 604.275.0455 BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan T: 604.253.9330 Cambridge Plumbing Systems Ltd. John Jurinak T: 604.872.2561 Canada Furnace Heating & Air Conditioning Ryan Cocking T: 604-460-9969 CuraFlo of British Columbia Ltd. Randy Christie T: 604.298.7278 Handy Appliances Rocky Magnet T: 604.879.1555 Montalbano Plumbing Services LTD. Giovanni Montalbano T: 604.444.0222

PRINTING Citywide Printing Ltd. Gordon Li T: 604.254.7187 PROPERTY MANAGEMENT Ascent Real Estate Management Corp. Darren Schulz T: 604.431.1800 Associa British Columbia, Inc. Katie Khoo T: 604.501.4417 Austeville Properties Ltd. Andrew Abramowich T: 604.216.5510 Bayside Property Services Ltd. T: 604.432.7774 Bolld Real Estate Management Leo Chrenko T: 604.671.0293 Century Group Lands Corporation Lisa Biggin T: 604.948.3832 CML Properties Michelle Neufeld T: 250.372.1232 Custom Realty Ltd. Jolene Foreman T: 604.916.6345 Delaney Properties Ltd. Diana Delaney T: 250.550.2120 Dennison Property Management Ltd. Jane Dennison T: 604.982.7059 Dorset Realty Group Canada Ltd. T: 604.270.1711

ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND FirstService Residential Judith Harris T: 604.683.8900

PROPERTY MANAGER Beacon Hill Suites Ltd. Meredith Warden T: (250) 590-1775

Gateway Property Management Corporation Scott Ullrich T: 604.635.5000

Katronis Property Management Brad Katronis T: (604) 614-6402

Homelife Peninsula Property Management Doug Holmes T: 604.536.0220 Hume Investments Ltd. Sally MacIntosh T: 604.980.9304 Li-Car Management Group Lita Powell T: 250.785.2662 Macdonald Commercial Real Estate Services LTD. Tony Letvinchuk T: 604.736.5611 Metro Vancouver Housing Corporation Priscilla Matei T: 604.456-880 Porte Realty Ltd. Daniel Bar-Dayan T: 604.732.7651 Prospero International Realty Inc. Jeff Nightingale T: 604.669.7733 Raamco International Properties Canadian Ltd. Kimm Zbierski T: 250.686.3131 Roboson Holdings Ltd. Sarah Hill T: 1.800.682.2088 S.A.H. Properties Ltd. Leslie Pomeroy T: 604.926.6947 Sunstar Realty Ltd. David Mak T: 604.436.1335 Turner Meakin Management Company Ltd. Kelly Kellogg T: 604.736.7020

Kyle Properties Ltd. T: (604) 732-5263 http://www.kylepropertiesltd. ca Royal LePage Prince Rupert Keith Lambourne T: (250) 627-7551 princerupert Sutton Max Realty Property Management Wallis Lee T: (604) 227-3399 http://suttonmaxrealty. com Wesgroup Properties LP Sara Young T: (604) 648-1866 REAL ESTATE SALES Colliers International Kevin Cloak T: 250.414.8372 JLL Bill Goold T: 604.263.2823 Macdonald Commercial Real Estate Services LTD. Dan Shulz T: 778.999.5758 MultiFamily Real Estate Services Corporation Seth Baker T: 778.235.9293 NAI Commercial Terry Harding T: 604.691.6615 The Goodman Report, David & Mark Goodman, HQ Commercial Mark Goodman T: 604.714.4790

Unique Real Estate Accomodations Nina Ferentinos T: 604.984.7368

RENOVATION & REPAIRS Custom Realty Ltd. Jolene Foreman T: 604.916.6345

Valley Realty Sita Mulder T: 604.852.2234

Remont Construction Ltd. Robert Szpakowski T: 604).837.8813

RENT NEGOTIATION & ARBITRATION D.J. MAC Consulting Don MacPherson T: 778.837.1952 www.ownertenantmediation. com Re-Piping BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan T: 604.253.9330 Brighter Mechanical Ltd. Mike Pearson T: 604.279.0901 Cambridge Plumbing Systems Ltd. John Jurinak T: 604.872.2561 Manna Plumbing Ltd. Chris Kobilke T: 604.710.3908 RESTORATION 1st Trauma Scene Clean Up Ltd. Brian Woronuik T: 604.598.8887 FirstOnSite Restoration Kris Kuran T: 604.436.1440

ROOFING MEMBRANES RDH Building Science Inc Kelly Haines/Dave Ricketts T: 604.873.1181 SECUITY & INTERCOM SYSTEMS ADT Canada Inc. T: (604) 349-6974



Legacy Windows & Doors Jayden Kuik T: 778.792.6464

SUPPLIES - HARDWARE, BUILDING, MAINTENANCE HD Supply Facilities Maintenance Stanley Neumann T: 604.562.6764 Rona Inc. Scott Souder T: 604.787.0049

Phoenix Restorations Ltd. John Wallis T: 604.945.5371 Prostar Painting & Restoration Ltd. Jonathan Moorhouse T: 604.876.3305

UTILITY SUB-METERING QMC Meters James Easton T: (604) 526-5155

ServiceMaster Restore of Vancouver Natasha Purnell T: 604.435.1220 ROOFING Cambie Roofing & Drainage Contractors Ltd. Paul Skujins T: 604.261.1111 Penfolds Roofing Brent May T: 604.254.4663

RDH Building Science Inc Kelly Haines/Dave Ricketts T: 604.873.1181

SOFTWARE - PROPERTY MANAGEMENT Yardi Systems Inc. Peter Altobelli T: 888.955.7900

UTILITIES/ NATURAL GAS Absolute Energy Inc. / Bluestream Energy Kirby Morrow T: 778.340.1580

Superior Flood & Fire Restoration Mayank Anand T: 604.601.8206

WATER PROOFING Arbutus Roofing & Drains Ltd. Kelly Quinn T: 604.272.7277

Wyse Meter Solutions Inc. Robert Mullin T: (647) 792-0160 WASTE/RECYCLING 604-TRASH-IT Dave Abercrombie T: 604. 872.7448 Progressive Waste Solutions Rob Barr T: 604.834.7578 WASTE MANAGEMENT INC. Tej Kullar T: 604.520.7858 XeroWaste Solutions Michael Solkshinitz T: 604.674.8414

Retro Teck Window Mfg. Ltd. Wilfred Prevot T: 604.291.6751 WINDOW & DOOR MANUFACTURING Canadian Vinyltek Window Corporation Patrick Malone T: 604.540.0029 WINDOW MANUFACTURING, COVERS Centra Windows Matthew Burgon T: 604.882.5010

FALL 2016 | 29


DRAINAGE & SEWER CONT’D Victoria Drain Services David Lloyd T: 250.818.1609

Megson FitzPatrick Insurance Services Mike Nichol T: 250.595.5212

APPLIANCE - RENTALS Coinamatic Canada Inc. Maxi Castillo & Sam Chan T: 604.270.8441

ELECTRICAL SERVICE Rushworth Electrical Services Inc. Dustin Rushworth T: 1.888.361.1231

INTERNET LISTING SERVICE Yardi Systems Inc. Peter Altobelli T: 888.955.7900

APPLIANCE - SALES Trail Appliances Ltd. Sunny Mann T: 604.992.7124 APPRAISAL REAL ESTATE Colliers International Christina Dhesi T: 250.414.8371 ASBESTOS REMOVAL R.S. Restoration Services Ltd DKI Gladys Abrams T: 250.383.0030 BIOHAZARD REMEDIATION 1st Trauma Scene Clean Up Ltd. Brian Woronuik T: 604.598.8887 CLEANING - CARPET & UPHOLSTERY Island Carpet & Upholstery Cleaning Inc Ron Gould T: 250.590.5060 CLEANING - JANITORIAL SERVICES Select Janitorial Beverly Wise T: 250.360.0666

ELEVATOR SERVICE & REPAIRS Thyssenkrupp Elevator (Canada) Inc. Bob Marr T: 250.474.1150 ENERGY EFFICIENCY & CONSERVATION BC Hydro Power Smart Business Helpdesk T: 1.866.522.4713 FortisBC Ltd. Siraz Dalmir T: 604.576.7268 FRESCo Building Efficiency Jordan Fischer T: 778.783.0315 Yardi Systems Inc. Peter Altobelli T: 888.955.7900 ENGINEERS FRESCo Building Efficiency Jordan Fischer T: 778.783.0315 Read Jones Christoffersen Ltd. Jason Guldin T: 250.386.7794

COMMUNICATIONS/ ENTERTAINMENT Shaw Cable Sebrina Benson T: 250.475.7251

FIRE PROTECTION & MONITORING Capital City Fire Equipment Mark Wyatt T: 250.727.8159

Telus Communications Joel Watts T: 778.877.0646

HEATING FUEL Columbia Fuels Dave Young T: 250.391.3633

CREDIT REPORTING AGENCY TVS Tenant Verification Service Inc. Marv Steier T: 604.576.3004 DRAINAGE & SEWER GoodSense Plumbing Inc Glen Boyd T: 250.213.8700

30 | FALL 2016

HOARDING - CLEAN UP 1st Trauma Scene Clean Up Ltd. Brian Woronuik T: 604.598.8887 INSURANCE BFL Canada Insurance Services Inc. Paul Murcutt T: 604.678.5454

LAWYERS Jawl Bunden LLP R.C. (Tino) Di Bella T: 250.385.5787 MOLD INSPECTION & REMOVAL R.S. Restoration Services Ltd DKI Gladys Abrams T: 250.383.0030 MORTGAGE FINANCING Colliers International Dave Ganong T: 250.414.8388 First National Financial Corp Russ Syme T: 778.327.5712 Peoples Trust Company Dennis Dineen & Jonathan Wong T: 604.331.2247 MORTGAGE INSURANCE Canada Mortgage & Housing Corporation John Lynch T: 604.737.4161 ONLINE PAYMENT SERVICE Yardi Systems Inc. Peter Altobelli T: 888.955.7900 PAINT, PAINTING, RESTORATION SERVICES Empress Painting Ltd Chris Jefferies T: 250.383.5224 PLUMBING/HEATING/ BOILERS GoodSense Plumbing Inc Glen Boyd T: 250.213.8700 Mac’s Heating Ltd. Dean Houstin T: 250.384.9263 Victoria Drain Services David Lloyd T: 250.818.1609

POWER WASHING Island Carpet & Upholstery Cleaning Inc Ron Gould T: 250.590.5060 PROPERTY MANAGEMENT Advanced Property Management Lorri Fugle T: 250.338.2472 Complete Residential Property Management Dennie Linkert T: 250.370.7093

TPM Management Ltd. Debbie Hunt T: 250.383.7663 REAL ESTATE SALES Colliers International Kevin Cloak T: 250.414.8372 REAL ESTATE SALES Devon Properties T: 250.595.7000 Macdonald Realty Tracy Keenan-Whyte T: 250.388.5822

Concise Strata Management Services Inc. Beth Kauwell T: 250.754.4001

RESTORATION 1st Trauma Scene Clean Up Ltd. Brian Woronuik T: 604.598.8887

Cornerstone Properties Ltd. Jason Middleton T: 250.475.2005

R.S. Restoration Services Ltd DKI Gladys Abrams T: 250.383.0030

Devon Properties T: 250.595.7000 Duttons & Co. Real Estate T: 250.389.1011 Equitex Property Management T: 250.386.6071 Meicor Realty Management Services Inc Laurie Sims T: 250.338.9979 Pemberton Holmes Property Management Claire Flewelling-Wyatt T: 250.478.9141 Proline Management Ltd Kelly Whitney T: 250.475.6440 Raamco International Properties Canadian Ltd. Kimm Zbierski T: 250.686.3131 Roboson Holdings Ltd. Sarah Hill T: 1.800.682.2088 Rowan Property Management Ltd. Amahra LeBlanc T: 250.746.9090 Royal LePage Prince Rupert Keith Lambourne T: 250.627.7551 princerupert South Island Property Management Ltd. Robert Pearson T: 250.595.6680

SOFTWARE - PROPERTY MANAGEMENT Yardi Systems Inc. Peter Altobelli T: 888.955.7900 SUPPLIES: HARDWARE, BUILDING, MAINTENANCE Rona Inc. Scott Souder T: 604.787.0049 UTILITIES/ NATURAL GAS Absolute Energy Inc. / Bluestream Energy Kirby Morrow T: 778.340.1580 WASTE/RECYCLING BFI Canada Inc. Rob Barr T: 604.834.7578 WASTE MANAGEMENT Alex Dumitrescu T: 250.544.8009 ext 223


YARDI Genesis2™ You wear every hat. Now your software can, too.

Yardi Genesis2 is our cost-effective, web-based, SaaS property management and accounting solution for small to mid-sized companies. Genesis2 supports many different property types, including multifamily, condo/strata, office, industrial and retail properties. Built-in features to handle all your daily tasks include:

Maintenance Management • Automated Workflows and Dashboards CAM Reconciliation • Cheque Writing and Bank Reconciliation Integrated General Ledger • Correspondence • Analytics and Reporting A/R and A/P Functions • Electronic Payments

YARDI Genesis2 Suite™ Adopt optional add-on products from the fully integrated Yardi Genesis2 Suite that will improve your bottom line and provide enhanced services for your tenants: Coming Soon in 2016:


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To learn more, call 888.569.2734 or visit



Get the Report: Subscribe to receive new listings

New Listing




Southview Gardens

Skyline Manor

5363 & 5393 201 Street, Langley

3240 East 58th Avenue, Vancouver

111 West Windsor Road, North Vancouver

New 114-suite purpose-built luxury rental apartment

6.58-acre redevelopment site in Champlain Heights.

26-suite rental apartment building. 21,000 SF lot.

and townhouse project in Langley. 4% cap rate.

16-building townhouse complex (140 units).

Upper Lonsdale with city & water views.


Call for price



New Listing

New Listing

Creswell Apartments

Mixed-Use Investment

The Kaleden

1455 West 8th Avenue, Vancouver

3618 East Hastings Street, Vancouver

1015 West 13th Avenue, Vancouver

South Granville character apartment building.

Mixed-use property on Hastings corridor.

11-suite apartment building in South Granville.

25 suites. Zoned C-3A Commercial.

8 residential units & 1 CRU.

Massive units with amazing suite mix. Renovated.







Bole Apartments

Glen Apartments

Villa Rose-Marie

46155 Bole Avenue, Chilliwack

8685 Osler Street, Vancouver

2475 West 1st Avenue, Vancouver

48-suite apartment building in Chilliwack.

Well-maintained 13-suite apartment building.

Prime Kitsilano 12-suite apartment building.

Well maintained building. $88,541 per suite.

Marpole neighbourhood. 10,008 SF corner lot.

City, ocean and mountain views.



Bid process

David Goodman Direct 604 714 4778

Mark Goodman* Direct 604 714 4790 *Personal Real Estate Corporation

Cynthia Jagger Direct 604 912 9018

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