Issuu

A Thank You to Past Board Members

Energy Performance Upgrades

PM 40063056

SPRING 2021

RESIDENTIAL TENANT OCCUPIED PROPERTY

Water Damage Claims

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

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CONTENTS 4

CEO’s Message

A Thank You to Past Board Members

Residential Tenant Occupied Property

Energy Performance Upgrades

David Hutniak Chief Executive Officer

Kimberly Coates Director of Member Engagement

Hunter Boucher Director of Operations

Lisa Henderson Member Services Representative

RTB: Compliance and Enforcement Unit

Water Damage Claims

Erin Breier Events & Communications Coordinator

Taylor Hansen Member Services Representative

LandlordBC Virtual Events & Webinars

Hunter’s Hints

Monika Sosnowska Marketing & Communications Specialist

Bianka Cseko Member Services Representative

Associate Members/ Corporate Suppliers Mainland

Associate Members/ Corporate Suppliers Vancouver Island

Board of Directors Chair Jason Middleton Vice-Chair Michael Drouillard Secretary-Treasurer Derek Townsend Directors Claire Flewelling-Wyatt, Nicolas Denux,Paul Sander, Kim R. Schuss, Jason Fawcett, Claire Immega, Kerri Jackson, Sarah Lui

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

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

SPRING 2021 | 3

THE KEY The I Rent It Right course guides you through the steps that must be taken before a tenancy even begins, starting with the tenant selection process.

CEO’S MESSAGE David Hutniak, CEO, LandlordBC As I prepared this message, we’ve reached a milestone that a year ago none of us envisioned, the one-year mark of the beginning of the COVID-19 pandemic. Who would have imagined that so many British Columbians would have succumbed to the pandemic, and that we find ourselves continuing to navigate through it, although with considerably greater hope and optimism? The vaccine rollout is under way and we are hearing encouraging predictions from our healthcare leaders that we should be returning to “normal” by the summer. The arrival of summer is always a promising time, and if those predictions hold true, the arrival of summer 2021 may well prove to be more promising than all summers past. On behalf of the board and staff of LandlordBC, we all hope that you and your families are safe and well. With the new year, and particularly after the one we’ve just been through, I thought it was important to highlight the need for you, our members, both as landlords and rental property managers, to continue to enhance your industry knowledge. Knowledge is the best way to mitigate your risk and to ensure successful tenancies, and one of the most accessible resources available to you as a member of LandlordBC (and to landlord friends and colleagues who may still not be members of LandlordBC) is the I Rent It Right online e-learning program. Education is a fundamental necessity for success and operating in the rental housing industry is no exception. As a landlord, you must strike a balance between your rights and responsibilities and your tenant’s rights and responsibilities as dictated by the multiple pieces of legislation that govern our industry. Trying to do this without basic knowledge often ends in frustration for all parties involved. To meet the need of landlords, large and small, from across British Columbia, LandlordBC developed the comprehensive online e-learning course, titled I Rent It Right (www.landlordbc.ca/irir). Over the course of a tenancy, the Residential Tenancy Act (RTA) is the primary piece of legislation that a landlord must have a firm understanding of, and while most landlords understand that they must adhere to the RTA and its regulations, there are other pieces of legislation that can impact your business.

4 | SPRING 2021

What do you, the landlord, need to know about tenant selection? In truth — a lot. The process used for selecting your tenant is the most important stage of a tenancy. However, there is not much guidance in the RTA to assist you with this. While the RTA kicks in when a tenancy begins, the tenant selection process is primarily governed by the Human Rights Code and the Personal Information and Protection Act (PIPA). The goal of your tenant selection process should be to find the best possible candidate for the vacancy. This mean making sure the person you choose to be your tenant will be able to afford the rent, respect the property, and get along well with their neighbours and you. To do this correctly, you need to get as much information as needed to make an informed decision. Collecting personal information is where the PIPA becomes relevant. LandlordBC’s I Rent it Right course goes into detail regarding what information landlords can ask for and, more importantly, what they cannot. The course addresses basic questions that many landlords often find confusing. Questions like: • Are landlords allowed to run a credit check on applicants? • Should a landlord take a photocopy of an applicant’s government ID such as a driver’s license or passport? Many landlords are surprised to find that credit checks are generally allowed but taking a photocopy of an applicant’s ID is prohibited. The Human Rights Code must also be considered during a landlord’s tenant selection process. Specifically, you must be sure that you do not discriminate against personal traits that are protected by the Code. These protected traits include race, colour, ancestry, place of origin, religion, marital status, family status, physical or mental disability, sex, sexual orientation, gender identity or expression, age, or lawful source of income. I Rent It Right™ provides guidance as to why these traits are protected and how you as the landlord can ensure that you are not unintentionally discriminating against someone and situations where a protected trait, like age can be used as a deciding factor. I Rent It Right is a comprehensive e-learning course designed to provide landlords and rental property managers with the fundamental knowledge of operating a rental housing business in B.C. Upon successful completion enrollees receive an I Rent It Right certificate and digital sticker. Completion of this course demonstrates your commitment to providing secure, professional rental housing. Proudly saying “I Rent it Right” will let renters know that you are a knowledgeable landlord and rental property manager, committed to professional rental housing. To learn more about this program and LandlordBC’s other great resources, visit www.landlordbc.ca

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THE KEY

A THANK YOU TO PAST BOARD MEMBERS Andrew Békés Andrew Békés joined the then ROMSBC board in 1999 and at that time he served in many capacities, most notably, as chair of board after the amalgamation. His leadership during this transitionary time set a new foundation for this chapter in the organization’s history. Andrew, a licensed broker, residential/strata property manager and landlord, is passionate about the industry and it shows in his dedication to our association’s wellbeing. He has also served on several boards and non-profits, including service clubs such Rotary International.

Q: AS A BOARD MEMBER WHAT IS AN ACCOMPLISHMENT YOU ARE PROUD OF? A: This one is easy, the work done to bring the regional associations throughout B.C. together to form LandlordBC. As the chair of the committee that facilitated the merger and subsequently as board chair of the newly formed LandlordBC, it was rewarding to be see the considerable work that went into making LandlordBC the one voice of the rental housing industry in B.C.

proven it worthwhile. Seeing the unified association become a balanced voice for landlords that is also sensitive to the realties that tenants face is amazing, and really, necessary for the future of our industry.

Q: WHAT IS A HOPE YOU HAVE FOR THE BOARD GOING FORWARD? A: We are in challenging times and I have confidence and hope that the association will continue to have a good relationship with the housing minister and the Residential Tenancy Branch. Being at that table is more valuable than most will understand.

Q: NOW THAT YOU HAVE SOME MORE FREE TIME WHAT IS SOMETHING YOU ARE FOCUSED ON? A: We have a few projects on the go at Itziar and I have been able to devote more attention to these initiatives. I am also on the board of the BC Honey Producers Association and serve as their treasurer.

Richard Laurencelle Q: WHAT IS A HOPE YOU HAVE FOR THE BOARD GOING FORWARD? A: LandlordBC has gained recognition locally and nationally and my hope is that that continues, and more landlords realize the immense value LandlordBC brings to their business and the industry at large to continue and grow in membership.

Q: NOW THAT YOU HAVE SOME MORE FREE TIME, WHAT IS SOMETHING YOU ARE FOCUSED ON? A: I continue to be involved in strata and residential property management. I have always been significantly involved with Rotary International and as such will become President of the Oak Bay Rotary Club later this summer.

Richard is a Vancouver-based landlord and in his real life a very successful financial planner with Monarch Wealth Corporation. Richard began his involvement with the association as a BCAOMA director and was the chair of BCAOMA during the amalgamation to form LandlordBC. We appreciate his service to the organization and industry, and especially for the thoughtful and positive demeanor that he always exhibited as a director.

Q: AS A BOARD MEMBER WHAT IS AN ACCOMPLISHMENT YOU ARE PROUD OF? A: I was the chair of the BCAOMA board at the time of the merger and it was a step that made perfect sense to me. Bringing together the two similar associations to ensure we had a clearer message to all levels of government was the obvious next step for us.

Irene Tiampo In the eight years that Irene has served on our board she has shown a significant commitment to our association. Having a significant knowledge of the industry in both Victoria and Vancouver, Irene has been a great asset to several of the boards committees, including the finance committee and the forms committee. An avid beekeeper, Irene has also served on the Capital Region Beekeepers Association and the BC Honey Producers Association. We wish her continued success in her many ventures.

Q: WHAT IS A HOPE YOU HAVE FOR THE BOARD GOING FORWARD?

Q: AS A BOARD MEMBER WHAT IS AN ACCOMPLISHMENT YOU ARE PROUD OF?

A: Free time? I continue to manage my financial advisory practice which is certainly a full-time job in itself. I am also adding properties to my real estate portfolio which takes a significant amount of time and effort. I am looking forward to being able to travel again once things return to normal.

A: The bringing together of the Vancouver and Victoria based associations to become LandlordBC. It was not an insignificant amount of work on anyone’s part and the result, LandlordBC, has

6 | SPRING 2021

A: Continue to bring on a diverse array of board members with their own unique experiences. Having different perspectives is really the only way to effectively address the concerns of our multi-faceted industry.

Q: NOW THAT YOU HAVE SOME MORE FREE TIME WHAT IS SOMETHING YOU ARE FOCUSED ON?

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THE KEY

RESIDENTIAL TENANT OCCUPIED PROPERTY Risks to buyers and sellers

By Michael Drouillard, Lawyer, Harper Grey LLP

subject to the following existing tenancies, if any: Vacant Possession The Real Estate Council of B.C. also recommends real estate licensees use the following clause: Notice to Tenants Clause. The seller will give legal notice to the tenant to vacate the premises, but only if the seller receives the appropriate written request from the buyer to give such notice in accordance with the requirements of section 49 of the Residential Tenancy Act. Typically, other than the above two clauses, nothing more is stated about the rights and responsibilities of the buyer and the seller in relation to the buyer’s request that the seller deliver vacant possession of the property.

In the last several years, our province has implemented significant measures intended to protect tenants of residential housing. This legislation has inadvertently exposed another group of vulnerable consumers, buyers and sellers of residential housing, to risks never seen before in the context of the sale of residential property which is occupied by a residential tenant. This article discusses the most common and significant sources of risk the author has started to see develop rapidly in B.C. since the recent legislative change. Additionally, this article provides suggestions about how to mitigate that risk until there is greater industry awareness about the issue, and further legislative reform. In the typical residential real estate transaction, a buyer may wish to occupy the home in question on completion and the buyer’s real estate agent will draft a contract requesting vacant possession of the property at section 5 of the standard form real estate contract used in our province as follows: 5. POSSESSION: The Buyer will have vacant possession of the Property at [date and time]. (Possession Date) OR,

8 | SPRING 2021

Usually, it works out. In most cases, the tenant leaves in response to the notice to end tenancy, and vacant possession is delivered as requested by the buyer. However, there are a growing number of cases in which the tenant does not leave. Also, sometimes a buyer may back out of the contract for legitimate reasons after the notice has already ended the tenancy. These scenarios can result in substantial legal consequences for buyers and sellers.

RISKS TO SELLERS WHEN A TENANT FAILS TO LEAVE Occasionally, after being served a notice, the tenant will dispute the notice to end tenancy. In some rare occasions the tenant will simply refuse to leave. This has become much more common since COVID-19 after the province implemented an emergency order which temporarily allowed tenants to ignore notices of this kind. This emergency order did not address the impact of that decision for buyers and sellers of real estate and may have caused many sellers across British Columbia to breach their contracts for reasons outside of their control. If the tenant disputes the notice, or does not voluntarily leave, then this raises the following issues. • Who pays for the cost of litigation with the tenant to compel the tenant to leave? The buyer who requested the notice be served in the first place or the seller who is the tenant’s current landlord? o The current contractual language typically used does not address this issue, resulting in confusion about which party is supposed to deal with the litigation, which prejudices both buyers and sellers. • If the tenant doesn’t leave on possession date, then can the buyer back out? The case law is mixed in this area, and there

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THE KEY Legal (Cont’d) are examples of cases in which the court found it was a material term of the contract giving a buyer a right to terminate, and there are other cases in which the court found that the buyer still had to complete, and only had a right to sue in damages. o The current contractual language typically used by buyers and sellers does nothing to address this issue. The result of this uncertainty is that buyers are using the failure of the tenant to leave as an opportunity to substantially renegotiate the terms of a contract shortly before completion, using the threat of refusing to complete, in circumstances which could be unfair to the seller who has now become exposed to the risk that the transaction may not proceed.

RISKS TO BUYERS WHEN A TENANT FAILS TO LEAVE One of the recent legislative changes made by the province was to impose a punitive award of 12 months’ rent in favour of the tenant when a tenant is evicted because the landlord or purchaser intends to use the property, and the property is then not used for that purpose. The author calls the award “punitive” because it may be in excess of the tenant’s actual damages and may result in a windfall to the tenant. The intention of this legislative change was to deter landlords from using this basis of eviction as a ruse to obtain vacant possession. In particular, the legislation provides as follows: Tenant’s compensation: section 49 notice 51 (2) Subject to subsection (3), the landlord or, if applicable, the purchaser who asked the landlord to give the notice must pay the tenant, in addition to the amount payable under subsection (1), an amount that is the equivalent of 12 times the monthly rent payable under the tenancy agreement if (a) steps have not been taken, within a reasonable period after the effective date of the notice, to accomplish the stated purpose for ending the tenancy, or (b) the rental unit is not used for that stated purpose for at least 6 months’ duration, beginning within a reasonable period after the effective date of the notice. (3) The director may excuse the landlord or, if applicable, the purchaser who asked the landlord to give the notice from paying the tenant the amount required under subsection (2) if, in the director’s opinion, extenuating circumstances prevented the landlord or the purchaser, as the case may be, from (a) accomplishing, within a reasonable period after the effective date of the notice, the stated purpose for ending the tenancy, or (b) using the rental unit for that stated purpose for at least 6 months’ duration, beginning within a reasonable period after the effective date of the notice. This provides that a buyer of a property, who asks an owner to evict a tenant on the basis that the buyer intends to move into the property, must pay the tenant 12 months’ rent as a penalty to the tenant if the buyer ends up not actually moving into the property after the tenant leaves in response to the notice.

10 | SPRING 2021

The buyer is excused from this obligation if there are “extenuating circumstances”. However, the meaning of that term is largely undefined by case precedent and by policy guidelines. Arbitration decisions of the Residential Tenancy Branch of B.C. are not binding or precedential either. The result is that the question of whether the circumstances are “extenuating” is unpredictable. This creates a source of significant risk for the buyer, as follows. • What if the buyer backs out of the contract for an unrelated reason after all conditions are waived, but the tenant leaves in response to the eviction notice that was already served? The buyer is prima facie liable to the tenant to pay 12 months’ rent, subject to the buyer showing extenuating circumstances. An arbitrator may not agree that backing out of the contract necessarily constitutes extenuating circumstances. There is no case law, legislation, or policy guideline which gives any degree of certainty to the outcome. • What if the buyer backs out of the contract on the basis that the tenant failed to leave on the possession date, and yet the only reason the tenant has not left is because the tenant has started a legal proceeding to set aside the notice the buyer asked be delivered? • What if the buyer even included language in the contract to the effect that the contract is terminated if the premises are not vacant on possession? The tenant isn’t bound by that agreement, and so if the tenant leaves in response to the notice, the buyer is still responsible to pay 12 months’ rent, subject to an arbitrator agreeing the buyer is discharged due to extenuating circumstances. As with the above examples for sellers, the current contractual language typically used by buyers and sellers does nothing to address these issues.

SUGGESTIONS MOVING FORWARD Until standardized clauses dealing with these issues are created and used by the industry, legal counsel is necessary to draft language dealing with the issues described above when selling tenant occupied property. Dealing with these outcomes in a way that properly protects a party’s interests can be complex, since it involves drafting a contractual language which addresses multiple unpredictable outcomes, and so it requires the services of a lawyer. Further legislative reform in this area is needed so that innocent buyers and sellers are not accidentally caught with liability that was intended for unscrupulous landlords and not for them. This could include, for example, legislative reform clarifying the meaning of “extenuating circumstances” that discharge a buyer from having to pay 12 months’ rent to a tenant, and consequences for tenants (and landlords) filing frivolous claims before the Residential Tenancy Branch of B.C. (currently there are very few consequences).

Michael Drouillard is vice chair of the board of directors of LandlordBC, and a practicing lawyer with Harper Grey LLP.

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THE KEY

ENERGY PERFORMANCE UPGRADES Saving money and attracting tenants

By Jason Guldin, AScT, GSC, RRO, associate with RJC Engineers

While many properties are not celebrating their 50th anniversary yet, many are older buildings that would benefit from appropriate energy performance upgrades. Upgrades aren’t just better for the environment, they can help save money, attract and retain tenants, and make a property more attractive to prospective buyers. Three options that often provide the best benefits to landlords and tenants are:

WINDOW UPGRADES A simple infrared camera evaluation can show where heat is coming out of a building. If your property has older windows, especially aluminum framed, single glazed windows, chances are a lot of energy is escaping. Buildings often lose up to 25 per cent of their heated or cooled air through windows — that means losing 25 per cent of energy that’s paid for! Replacing windows is one of the most popular building upgrades for good reason. Replacing existing windows with improved thermal performance windows will: • Save heating and cooling costs: By significantly reducing the loss of heated or cooled air, it will cost less to keep the interior space comfortable. • Improve occupant comfort: Energy efficient, well-sealed windows will reduce cold drafts and hot spots. Low-e coatings will also limit solar heat gain effect in a unit, and another bonus is that new windows can substantially reduce the amount

12 | SPRING 2021

of noise tenants can hear from outside. People are often very happy with how quiet their residence is after a window replacement, helping to attract and retain tenants. • Improve aesthetics: New windows look great from the exterior and interior. They update and modernize a space, helping to attract and retain tenants. New exterior and interior trim can enhance the new look even more.

LED LIGHTS Upgrading to LED light bulbs is perhaps one of the lowest cost ways to improve energy efficiency, while providing landlords and tenants with benefits. Payback periods for this upgrade are often very short. Some of the benefits that can be expected are: • Save money on energy costs: Energy star rated LED light bulbs can cut energy electric use by 75 per cent. They require much less power to illuminate a space resulting in lower electricity costs. • Replace lights less often: LED lights last longer, requiring replacement much less often than their traditional counterparts.

• Improve safety: LED bulbs do not generate heat, reducing risk of burns or transfer of heat to surrounding fixtures.

covered by a warranty for 5 — 10 years, reducing unexpected costs and interruptions to service.

• Improved aesthetics: LED bulbs and fixtures come in a variety of shapes, styles and lighting options. Tenants can easily customize lighting in their space and have more options for the type of lighting.

• Select on Demand Hot Water Systems: These systems can also offer convenience and substantial energy cost savings over traditional boilers. All of these upgrades will make your property more attractive to tenants and prospective buyers should you want to sell your asset. If you want to consider upgrading the performance of your building, now is a good time to start learning more about what the best solution is for your specific property to provide a return on your investment.

• Motion activated lights in common spaces is also an option, a feature that is often highly valued by tenants, while also reducing building operation costs.

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Making small changes will also make a difference. For example, strategically replace appliances as they fail or reach the end of their service life with ‘Energy Star’ appliances (which are also eligible for incentives).

If your boiler is already providing adequate central heating and hot water, the cost of installing a new one may seem unnecessary. However, there are many benefits to a new boiler. • It will cost less to heat: Savings can be substantial. If you spread the cost of a new boiler over 10 years for example, the monthly energy cost savings could be higher than the payments for your new boiler, essentially paying for itself. • You’ll save money on maintenance repairs: Repairs are costly and annoying for everyone. A new boiler will be made with better, more efficient components and will be far less likely to require repairs as often. If it does, it will most likely be

If you want to learn how your building is currently performing, there are several options to help establish this baseline which in turn can help inform life cycle planning and investment decisions. • Infrared Camera Evaluation: Thermography measures surface temperature and shows where temperature variations occur on the exterior and interior of the building. The evaluation

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SPRING 2021 | 13

THE KEY Energy (Cont’d) maps where warm and cool air is escaping, which trained professionals can evaluate to determine and explain what is happening. This is a low cost tool to see where energy is being lost and how to best retain that energy. • Blower Door Testing: This testing helps to establish a baseline measurement of how many air change per hour (ACHs) occur within a building. Similar to the infrared camera evaluation, it measures air leakage which is an indicator of where hot and cool air is pooling or being lost. • Building Energy Modelling (BEM): BEM is a versatile, multipurpose software tool for new and existing buildings. Of the several features and information BEM can provide, it can generate a 3D model of a building’s thermal performance, taking into account building enclosure systems (exterior walls, windows, doors, roofs) in addition to building geometry, orientation on site, lighting systems, elevators, heating and cooling systems, etc. It can also factor in projected present or improved building air tightness. With a completed BEM, landlords can consider the effects and cost of a variety of energy conservation measures (ECMs) that best suit their building. To help landlords establish performance baselines and make sustainable improvements to their properties, the B.C. government offers a number of incentives to offset costs. Resources include https://cleanbc.gov.bc.ca/ which has a stepby-step rebate guide.

Depending on the upgrades selected, and the impact of the upgrades, landlords may be able to also apply for different certifications. These designations can be appealing to tenants and prospective buyers. Examples of possible certifications are: • BOMA Best • LandlordBC Certified Rental Building • LEED® Canada for Existing Building Operations & Maintenance.

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THE KEY

RTB: COMPLIANCE AND ENFORCEMENT UNIT By Scott McGregor, Director, Compliance and Enforcement Unit, Residential Tenancy Branch In 2017, the Provincial Government made a considerable financial investment in the RTB to address wait-times, and to allow for the creation of a Compliance and Enforcement Unit (CEU). In September 2018, I was hired to be the director of the new unit. The first steps were to develop the new service area, hire staff and develop processes. By May 2019, the CEU was fully operational with one director, two senior investigators and two compliance officers. The CEU now provides mechanisms for enforcement for repeated or serious and deliberate contraventions of the tenancy laws of B.C., or for failure to follow orders or decisions of the director. The goal of the unit is not the levying of penalties, but rather to promote compliance through education, information, verbal and written warnings and as a last resort, by levying administrative monetary penalties.

The primary purpose of the Residential Tenancy Branch (RTB) is to assist landlords and renters understand their rights and obligations under the tenancy laws of B.C. and to ensure compliance with that legislation. The RTB accomplishes this primarily through its Information Services division, which provides education and information, and through the Dispute Resolution Services division, which provides assistance in settling and arbitrating disputes where parties have been unable to do so on their own. It is estimated that there are approximately 675,000 tenancies in the province. The RTB hears approximately 20,000 dispute hearings a year, which represents approximately 2.9 per cent of all tenancies; therefore, the vast majority of tenancies are managed effectively by landlords and renters themselves. That said, there are a small number of landlords and tenants who believe that the decisions made at arbitration do not need to be followed, and in addition, an even smaller number who believe that the tenancy laws are without any force or effect. Although there have been powers in the legislation since 2006 to allow the director to conduct investigations and levy administrative penalties, the branch has focused its attention on information services and dispute resolution.

16 | SPRING 2021

To date, the unit has assessed more than 260 complaints, conducted almost 160 investigations of varying scope and complexity, issued verbal and written warnings, conducted early interventions and in 14 cases, assessed administrative penalties. Of the 14 administrative penalties, 10 have been against landlords and four against tenants. To date, the unit has concluded more than 173 complaints and currently has 28 active investigations underway. The unit is most proud to be able to report that 57 per cent of all cases undertaken, have resulted in compliance without having to levy administrative penalties.

ADMINISTRATIVE PENALTIES

Dispute resolution is a matter between parties, whereas a compliance and enforcement investigation becomes a matter between the party being investigated and the government. If an administrative penalty is levied, it is owed to government, not the other party. While the vast majority of issues between landlords and tenants continue to be resolved through information services or dispute resolution, the CEU can now step in and formally hold those who deliberately flout the law accountable through the use of monetary penalties. When the director makes a decision to levy an administrative penalty, it can go up to $5,000 per day for each contravention that has occurred. Before a decision is made, the responding party is provided with an opportunity to be heard, and at that time is presented with full disclosure of the case against them. The respondent can then make submissions arguing why a penalty is not appropriate or why it should be reduced. The director takes all information into consideration before making a final decision. Once the payment period of 60 days has lapsed, the penalty is transferred to the Ministry of Finance to commence collections. Any party levied a penalty is afforded the same opportunities for review of those decisions, or to apply for judicial review as with other decisions of the director.

OPERATIONAL EFFECTIVENESS

Complaints can be made by affected parties, third parties, media, advocates, other law enforcement agencies, internal government channels or from within the RTB itself. The RTB developed a compliance and enforcement section on the RTB website that provides information about the CEU and how to submit complaints (www2.gov.bc.ca/gov/content/ housing-tenanc y/residential-tenancies/solving-problems/ compliance-and-enforcement). Complaints are first assessed by compliance officers who have considerable experience with interpreting the legislation and the dispute resolution processes. At the intake phase, compliance officers determine if the matter meets the threshold for a CEU investigation or early intervention. The team focuses on the most serious cases and those that have failed time and again at dispute resolution to achieve compliance. Complaints to the CEU are categorized and then prioritized based on level of risk. A high-risk file is one where the immediate health and/or safety of the occupants are in jeopardy (which can include imminent loss of housing) or at risk of immediate and significant negative financial impact. An assessment is then made concerning complexity. A complex investigation could be described as including multiple tenancies/properties, contraventions over a lengthy period of time, numerous historical hearings and decisions, and/or the requirement

to work with multiple agencies including law enforcement, fire, other ministries and agencies. The unit has undertaken investigations of varying scope and complexity, from single family dwellings with suites, to large property management companies with multiple buildings and hundreds of tenants. The unit has experienced some early successes in gaining compliance and protecting landlords and renters. It has also successfully intervened in some significant and high-profile situations where some extremely vulnerable people were being negatively impacted. Not just landlords have been the subject of investigations. The unit has also investigated a number of tenants. These types of investigations can be complex as they can involve non-payment of rent over the course of years and across multiple tenancies. The subject is often difficult to trace and doesn’t surface again until they have victimized another landlord. To assist with these challenges, the unit has developed excellent working relationships with other law enforcement agencies and developed processes for sharing of information. In one case, a renter was not paying rent in 16 different tenancies over a 12-year period and owed $64,500. The renter had numerous court orders, none of which had been enforced. This renter was assessed an administrative penalty of $5,000, an important first step toward breaking the cycle of behaviour. When the decision is published, the director can refuse future service and the Ministry

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SPRING 2021 | 17

THE KEY Enforcement (Cont’d) of Finance has considerable powers to collect debts. These are all strong deterrents that help ensure compliance with our program. One area where the CEU has seen some significant success has been through expanding the scope of early intervention processes currently used by the Information Services division. An early intervention process typically begins when the branch receives an inquiry or a complaint regarding a serious situation that is happening in real-time that is negatively affecting health or safety. The CEU can take a pro-active approach by immediately contacting the parties to confirm the necessary facts. If appropriate, the parties are advised of their obligations under the tenancy laws of B.C. and the consequences of not complying. In one such high-profile case, a single parent with three children had fallen behind in rent for a two-month period and rather than filing for dispute resolution, the landlord removed all the doors and windows. The CEU immediately contacted both parties and the landlord was advised that the doors and windows had to be immediately replaced or he could face an immediate administrative penalty, for each day that the home remained insecure. The landlord did the right thing and replaced the doors and windows within eight hours of hearing from the CEU and proceeded through the proper channels for ending a tenancy. The CEU is happy to work with landlords and tenants to find ways to avoid an investigation or the potential financial consequences of not doing so. Even if a penalty has been levied, the director can

also enter into an agreement if certain conditions are met within a specific time period, for example repairs, then the penalty can be reduced or waived. In two such cases, landlords completed the repairs immediately and the penalties were significantly reduced. Again, the goal of the unit is to achieve compliance. The reality is, that even if a landlord is levied a penalty (for example, emergency repairs and they are never completed), the renter ultimately suffers the consequence of that. If a party comes into compliance, even after a penalty has been levied then the system is working. I have often said to the team that if we have a year where no penalties have to be levied, the unit will be a resounding success. The CEU continues to work hard to inform and educate the public about the unit, our mandate and process. We are most grateful for the collaboration and professional relationships developed with organizations such as LandlordBC. The unit continues to receive a number of complaints that simply do not meet the threshold for an investigation, so there is still work to be done in the area of education. The CEU will continue to foster relationships in the community and with local governments to support our role in maintaining stability for people in the rental market. We know the vast majority of landlords and renters in the province are doing it right. With the CEU in place, hopefully those few who flout the law can be effectively held accountable to protect the vast majority of law-abiding landlords and renters in B.C.

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THE KEY

WATER DAMAGE CLAIMS Tighter scrutiny from insurance provider By Randy Christie, CuraFlo of BC

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Has your building insurance renewal arrived providing you with your first taste of 2021? Many are finding significant increases in insurance rates and higher deductibles, with a few losing insurance coverages altogether. Insurance companies report that 65 to 70 per cent of residential multi-unit building insurance claims are related to water damages, with the vast majority of those being from pipe leaks (plumbing, heating, and fire suppression systems). Those leaks can be further divided into two major categories: system failures and spills caused by residents.

As service providers of domestic water pipe restoration, we receive calls every day with inquiries from building owners, managers, and council representatives about the costs of restoring failing plumbing and sprinkler systems. One such call arrived in mid-2020 and illustrated the importance of being proactive when it comes to restoration of failing water systems. The council member was calling back for an updated quotation as the building water damage deductible had increased from $5,000 in 2016 to $250,000 in 2019, and there was a true concern that the building would not be insured at all in 2021. As some buildings, especially rental buildings, are approaching the end of their useful service lives, investment into plumbing and sprinkler systems is of great importance. According to Rob McFarlane, vice president of CapriCMW insurance, “Water damage can exceed $1 million and frequently cause several hundreds of thousands of dollars in damage. Often such losses are triggered by the failure of worn, corroded, or faulty pipes. Other common causes are toilet tank damage or failure and (far more often than I would have expected) people being distracted and simply forgetting to turn off a tap to the bathtub or sink.” One strategy the insurers use to combat such claims is high deductibles for water damage; $50,000 is usual, $250,000 is not unheard of. In a purpose-built rental building, the building owner must absorb those deductibles, then must address the insurance consequences of the claim at insurance renewal.

As water damage losses are a big challenge for insurers, they tend to be very sensitive to such claims and, especially in the current challenging insurance marketplace, react strongly. Those reactions usually reflect a premium increase, often accompanied by a further one in the water damage deductible or an absolute exclusion for losses arising from water damage. The increased deductibles are expensive for the landlord, but water damage exclusions can be catastrophic. The insurance impact from water damage losses can often be mitigated by taking appropriate action to prevent further leaks, such as water pipe replacement or lining. In addition, properly installed and well-placed water detectors connected to automatic shutoff devices can be effective at mitigating damage, whether due to human error or failure of plumbing systems. Regarding damage caused by tenant negligence (i.e., a tenant leaving taps running), ensuring tenants have their own insurance can protect the landlord’s insurance record (and premium) by allowing the building insurer to recoup the claims cost from the negligent tenant. Insurance is intended to look after unexpected/emergency issues, not to replace good building maintenance practices. The service life of each of the piping systems found in buildings (domestic water supply/wastewater/hydronic heating/fire suppression systems) varies from a few decades to the full life of the building. With good maintenance and timely system replacement, most water leaks from these pipes can be prevented.

SPRING 2021 | 21

THE KEY Most building owners and managers are aware of just how aggressive the local water is to unlined domestic copper water pipes. Systems that have been epoxy lined or repiped with top-quality PEX pipe have a service life of up to 50 years. Many buildings constructed in the past 25 years have hybrid systems of half copper and half PEX pipe, while older systems tended to be completely copper. Replacing or epoxy lining the copper portions of the system will add many decades of reliable service life to the plumbing system. A few buildings (mostly townhouses) are plumbed with Poly-B pipe, and that can be challenging to get insurance coverage, so replacement is strongly recommended or at least out fitting the building(s) with automatic water shut-off valves could help save the day. Domestic wastewater drains built out of cast iron pipes are structurally very reliable, although they need maintenance to stay clean with the water flowing freely. If residents on the first level start complaining of bubbling in the bathtub or toilets, it is time to get the drain pipes cleaned. Every 10 years or so, we suggest lifting the toilets and replacing wax seals. Hydronic heating pipes are sealed systems and, with good maintenance (water treatment), can last the life of the building. Metal fire suppression pipes are usually reliable, but not always. The dry systems located in unheated areas tend to have issues

after 30 or 40 years, while the wet system pipes are more reliable, but some buildings have problems with Microbe Induced Corrosion (MIC) and can then fail after 20 or so years. When this happens, epoxy lining the pipes is a reliable cost-effective maintenance procedure. Protecting fire suppression sprinkler heads with cages or installing flush mount heads will prevent accidental tripping of the system, and once again, could pay for the cost by preventing just one event.

THE KEY YOUR ONE-STOP RESOURCE FOR OWNING & MANAGING RENTAL HOUSING IN BC LANDLORDBC.CA

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“KEEPING RESIDENTS REMINDED OF THEIR RESPONSIBILITIES AND/OR LIABILITIES IS ANOTHER WAY OF PREVENTING WATER DAMAGE.”

While staying on top of the maintenance of the piping system in a building can help reduce the risks of water damage, this does nothing to prevent resident-caused spills. Keeping residents reminded of their responsibilities and/or liabilities is another way of preventing water damage. Water sensors and automated alert/shutoff valves can help with this issue and often can pay for themselves by preventing just one leak. Water alarm sensor/shutoff have evolved into powerful and affordable ways of addressing unattended water flow (spills) over the past few years. In Canada, we are lucky to have several excellent full-ser vice leak detection companies to choose from, such as WaterProtec and Sinope’s Sedna-Mesh, just to name two. CuraFlo started including these new devices as an option on our lining

and repipe quotations five years ago and has seen steady growth in demand for them with interest spiking over the last few months. A cost-effective way of making your building ready for automatic water shutoffs during a repipe or lining project is to install special valve bases. That would make the new system ready for the installation of an automatic water shutoff system in the future and often with no additional plumbing or dr y wall work.

Randy Christie, sales manager af CuraFlo of BC, can be reached by email at christier@curaflo.com or 604.298.7278.

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SPRING 2021 | 23 LandlordBC Ad.indd 1

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THE KEY

LANDLORDBC VIRTUAL EVENTS & WEBINARS While in-person events are still not possible, LandlordBC will continue to bring education and excellent guest speakers to our members via our webinar series and virtual events. Registration details and announcements about future webinars and virtual events will be shared in our e-newsletters, so make sure to keep an eye out. *Please note that this schedule is subject to change. Fire Safety Sponsored by: The Home Depot May 19, 2021 Negotiating with Tenants June 16, 2021 EV charging in multi-family rental buildings & another topic TBC July 21, 2021 Documentation & Service September 15, 2021

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HUNTER’S HINTS By Hunter Boucher, Director of Operations, LandlordBC

If you have ever managed a project at your rental property you will know it’s no easy task. There are countless moving parts, and it is easy for things to get derailed, while many things are uncertain until the work has actually begun. One issue many rental housing providers face is how to deal with tenants living in the rental property while work is being carried out. From setting clear expectations to entering tenant’s rental units, it is vital to communicate transparently with your tenant(s) to limit delays. It is also vital that proper procedures surrounding accessing a tenant’s unit are followed. AD card:q7

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THE KEY Hunters Hints (Cont’d)

COMMUNICATION

In the past couple issues of The Key, I have focused heavily on communication as a means to ensuring you have a successful tenancy. When undertaking a project at your rental property it is even more important to ensure you communicate with your tenant(s). Keeping them in the know about when trades and inspectors are going to be on the property is key to tenant satisfaction through, what can be, a disruptive process for those living in the building. You do not need to provide details that do not pertain specifically to your tenants, but it helps to provide a general timeline and scope of the work. By sharing this kind of information along with some explanation as to how the tenant will benefit from this work you can get tenant buy in on the project which can really help along the way. For example, if you are replacing the heating system with something more efficient and reliable let your tenants know that you may need to access their unit or even ask to move some of their belongings. People are generally more inclined to accommodate these requests if they understand the benefits.

ACCESS

I have covered the topic of how to correctly enter a tenant’s rental unit several times in Hunters Hints but in the past I have generally focused on the basics: give at last 24 hours notice in writing, have a reasonable purpose for entering, and always remember that if you don’t give the notice in person directly to the tenant you may have to add three days to the notice if you post it on the tenant’s door. Sometimes, however, you may need to do more than just enter a tenant’s rental unit. You may need access to a specific part of the unit that may require the movement of some of the tenant’s belongings. When accessing a tenant’s rental unit, it is generally recommended that you do not touch any of the tenant’s belongings. This means that when you provide your tenant with notice that you are entering their unit you should also request that they move their belongings from the area you may be working on. This requires some additional consideration regarding how much notice you provide and

what details about the work being completed you include in your Notice of Entry. For example, if you are working on a tenant’s patio or deck and you need them to remove their outdoor furniture for a few days you should provide them with more notice than the required 24 hours. Consider how much work they will need to do to comply with your request and endeavour to give as much time for them to complete that task as possible. This is where early communication with your tenants about the scope of work and how it will affect them is vital. Giving your tenants advance notice well before the work starts, that they will need to clear their patios or move furniture within their rental unit, can help things move along more smoothly when you provide official notice.

COMPENSATION

A topic that often comes up when a landlord is conducting repairs or renovations in an occupied rental unit is compensation. Do you have to provide the tenant with compensation? Maybe, it really depends on how much and how long the tenant will be disturbed by the work being done. Generally speaking, short periods of minor inconvenience do not warrant any compensation while significant inconvenience that go on for weeks, or even months, often requires some form of compensation. Consider how the work you are undertaking will affect the tenant and for how long. There is no formula as to how much compensation to provide your tenant as each tenancy is unique. Establishing positive relationships with your tenant pays off as generally compensation is determined on a case-by-case basis through negotiations with your tenant. We recommend documenting any agreement regarding compensation with a written agreement. Undertaking a renovation or repair in a tenanted unit can, understandably, be a daunting project but by putting the effort in early on to foster positive relationships with your tenants you can save yourself a significant amount of headache down the road. It is important to remember that your rental units are your tenants’ homes and to consider what you would expect with work being done in your own home.

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26 | SPRING 2021

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ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND ACCOUNTING

D&H Group LLP Michael Louie (604) 731-5881 www.dhgroup.ca Smythe CPA Daniel Lai (604) 687-1231 www.smythecpa.com

ADVERTISING & PROMOTION

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

AIR CONDITIONING

Milani Plumbing Heating & Air Conditioning Alex Milani (604) 638-8800 www.milani.ca Reliance Home Comfort Jeff Baldwin (778) 874-2984 www.reliancehomecomfort.com

APPLIANCE SALES & SERVICE

Handy Appliances Ltd. Rocky Mangat (604) 879-1555 www.handyappliances.ca Penguin Appliances Sales & Services Inc. Harb Sangha (604) 451-4411 www.penguinappliances.com The Brick Commercial DivisionMidnorthernAppliance Shane Grant (604) 517-5815 www.thebrick.com Trail Appliances Catherine Maxwell (778) 571-3476 www.trailappliances.com

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

ASBESTOS REMOVAL

BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 www.bmsmechanical.com Phoenix Restorations Ltd. John Wallis (604) 945-5371 www.phoenixrestorations.com Prostar Contracting Co. Ltd. Jenny Ho (604) 876-3305 www.prostar.ca ServiceMaster Restore of Vancouver Janak Lally (604) 435-1220 www.svmvancouver.ca

BAILIFF AND COLLECTIONS SERVICES NRM Group Ltd. Jolene Johnson (866) 593-0016 www.nrmg.ca

BIOHAZARD REMEDIATION

Phoenix Restorations Ltd. John Wallis (604) 945-5371 www.phoenixrestorations.com ServiceMaster Restore of Vancouver Janak Lally (604) 435-1220 www.svmvancouver.ca

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Atria H&YI Wojtek Ulasewics (604) 837-8813 www.atriaconstruction.ca Prostar Contracting Co. Ltd. Jenny Ho (604) 876-3305 www.prostar.ca Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 www.rjc.ca Remdal Painting & Restoration Inc. Paul Maryschak (604) 882-5155 www.remdal.com

BUILDING MAINTENANCE AND MANAGEMENT Greater Vancouver Home Services Ltd. Shawn Stevens (778) 727-2888

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Prostar Contracting Co. Ltd. Jenny Ho (604) 876-3305 www.prostar.ca

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CLEANING - JANITORIAL SERVICES Greater Vancouver Home Services Ltd. Shawn Stevens (778) 727-2888

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Telus Communications Sarah Ballantyne (250) 253-5395 www.telus.com

CONTRACTORS

Prostar Contracting Co. Ltd. Jenny Ho (604) 876-3305 www.prostar.ca Vancouver General Contractors Emily Kosichek (604) 430-3004 vancouvergeneralcontractors.com

CREDIT REPORTING AGENCY

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

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Prostar Contracting Co. Ltd. Jenny Ho (604) 876-3305 www.prostar.ca

DEMOLITION SERVICES

Prostar Contracting Co. Ltd. Jenny Ho (604) 876-3305 www.prostar.ca

DEPRECIATION REPORTS

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

DRAINAGE & SEWER

Milani Plumbing Heating & Air Conditioning Alex Milani (604) 638-8800 milani.ca

DRAPERIES AND BLINDS - SALES Westport Manufacturing Mary Mckinley (604) 261-9326 www.west-port.com

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Air-Vac Services Canada Ltd. Brent Selby (604) 882-9290 www.airvacservices.com

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Evanson Electric Ltd. David Evanson (604) 657-7957 www.evansonelectric.com Prostar Contracting Co. Ltd. Jenny Ho (604) 876-3305 www.prostar.ca

ELEVATOR

City Elevator Ltd. Heiner Marnet (604) 299-4455 www.cityelevator.ca Metro Elevator Ltd. Preet Binning (604) 569-2977 www.metroelevator.ca

ENERGY EFFICIENCY & CONSERVATION

BC Hydro To learn more about energy saving opportunities go to www.bchydro.com FortisBC Energy Inc. Chris Alionis (604) 592-7985 www.fortisbc.com FRESCo Building Efficiency Jordan Fisher (778) 783-0315 www.frescoltd.com Wyse Meter Solutions Inc. Peter Mills (800) 672-1134 www.wysemeter.com

ENGINEERS

FRESCo Building Efficiency Jordan Fisher (778) 783-0315 www.frescoltd.com Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 www.rjc.ca

ESTATE & SUCCESSION PLANNING

Monarch Financial/Manulife Securities Inc. Richard Laurencelle (604) 681-2699

EV CHARGING STATIONS Sparkle Solutions Corp. Connie Goldman (604) 396-3184 www.sparklesolutions.ca

EXTERIOR/ SIDING REPLACEMENT

Prostar Contracting Co. Ltd. Jenny Ho (604) 876-3305 www.prostar.ca

FIRE PROTECTION & MONITORING

Community Fire Prevention Ltd. Brett Johnston (604) 944-9242 www.comfire.ca Vancouver Fire & Radius Security Joslyn Alderson (604) 232-3488 www.vanfire.com

FIRE PROTECTION, MONITORING, & EQUIPMENT

Telus Communications Sarah Ballantyne (250) 253-5395 www.telus.com

FLOORING AND CARPETING

Mira Floors Limited Kevin Bergstresser (604) 856-4799 www.mirafloors.com

Prostar Contracting Co. Ltd. Jenny Ho (604) 876-3305 www.prostar.ca

GUTTERS, SOFFITS & RAILING INSTALLATION Prostar Contracting Co. Ltd. Jenny Ho (604) 876-3305 www.prostar.ca

HEATING FUELS

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

INSPECTIONS-TENANCY COMPLIANCE Canadian Tenant Inspection Services Ltd. Anna Garnett (778) 846-9125 www.ctiservices.ca NRM Group Ltd. Jolene Johnson (866) 593-0016 www.nrmg.ca

INSURANCE

AC&D Insurance Services Ltd. Brody Stonehouse (604) 982-1039 www.acd.insurebc.ca BFL Canada Insurance Services Inc. Stacey Wilson (778) 374-4125 www.bflrealestate.ca Capri CMW Insurance Services Ltd. Gordon Li (604) 294-3301 www.capricmw.ca Megson FitzPatrick Insurance Services Mike Nichol (250) 519-2300 www.megsonfitzpatrick.com

INVESTMENT & RETIREMENT PLANNING

Monarch Financial/Manulife Securities Inc. Richard Laurencelle (604) 681-2699

LANDSCAPING - LAWN & GARDEN MAINTENANCE BUR-HAN Garden & Lawn Care Robert Hannah (604) 983-2687 www.bur-han.ca

LAUNDRY EQUIPMENT LEASING AND SALES Sparkle Solutions Corp. Connie Goldman (604) 396-3184 www.sparklesolutions.ca

LEGAL SERVICES

Haddock & Company Diane Bennett (604) 983-6670 www.haddock-co.ca

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

SPRING 2021 | 27

THE KEY ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND Lesperance Mendes Lawyers Alex Chang (604) 685-1255 lmlaw.ca

MEDIA

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

MORTGAGE FINANCING

Citifund Capital Corporation Derek Townsend (604) 683-2518 www.citifund.com CMHC Eric Bond (604) 737-4161 www.cmhc.ca First National Financial LP Michael Yeung (778) 887-8843 www.firstnational.ca Realtech Capital Group Inc. Anderson Ng (604) 662-4810 realtechcapital.com

NARCOTICS DETECTION & SECURITY NRM Group Ltd. Jolene Johnson (866) 593-0016 www.nrmg.ca

PAINT & COATING INSPECTION

Prostar Contracting Co. Ltd. Jenny Ho (604) 876-3305 www.prostar.ca

PAINT SALES

Cloverdale Paint Inc. Dave Picariello (604) 596-6261 www.cloverdalepaint.com

PAINTING SERVICE

Prostar Contracting Co. Ltd. Jenny Ho (604) 876-3305 www.prostar.ca Remdal Painting & Restoration Inc. Paul Maryschak (604) 882-5155 www.remdal.com

PEST CONTROL

Assured Environmental Solutions Brett Johnston (604) 463-0007 www.assuredenvironmental.ca Solutions Pest Control Ltd. Jason Page (604) 986-8881 www.PestSolutions.ca

PIPE LINING/ RE-PIPING CuraFlo of BC Ltd. Randy Christie (604) 298-7278 www.curaflo.com

PLUMBING/HEATING/ BOILERS

Allied Plumbing, Heating & Air Conditioning Lance Clarke (604) 731-1000 www.allied-plumbing.ca

28 | SPRING 2021

BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 www.bmsmechanical.com Brighter Mechanical Mike Pearson (604) 279-0901 www.brightermechanical.com Cambridge Plumbing Systems Ltd. John Jurinak (604) 872-2561 www.cambridgeplumbing.com Columbia Fuels Chris Mallory (877) 500-4328 www.columbiafuels.com Manna Plumbing Ltd. Chris Kobilke (604) 710-3908 www.mannaplumbing.com Milani Plumbing Heating & Air Conditioning Alex Milani (604) 638-8800 milani.ca Montalbano Plumbing Services Ltd. Giovanni Montalbano (604) 444-0222 www.montalbano.ca Prostar Contracting Co. Ltd. Jenny Ho (604) 876-3305 www.prostar.ca Reliance Home Comfort Jeff Baldwin (778) 874-2984 www.reliancehomecomfort.com Viessmann Manufacturing Co. Inc. Randy Stuart (604) 533-9445 www.viessmann.ca Xpert Mechanical & JK Lillie Ltd. Kerry West (604) 294-4540 www.xpertmechanical.com

POWER WASHING

Prostar Contracting Co. Ltd. Jenny Ho (604) 876-3305 www.prostar.ca

PRINTING

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

PRIVATE INVESTIGATION AND SKIP TRACING NRM Group Ltd. Jolene Johnson (866) 593-0016 www.nrmg.ca

PROPERTY MANAGEMENT Advent Real Estate Services Ltd. Michelle Farina (604) 736-6478 rentwithadvent.com Aedis Realty Azi Hosseini (604) 330-3122

Aidin Ashkieh Aidin Ashkieh (604) 566-1010 Ambiance Property Management Inc. Deepak Kumar (604) 366-4959 www.ambianceproperty.ca Associa British Columbia Inc. Katie Khoo (604) 501-4417 www.associabc.ca Associated Property Management (2001) Ltd. Rob Zivkovic (250) 712-0025 www.apmkelowna.com Austeville Properties Ltd. Andrew Abramowich (604) 216-5500 www.austeville.com Bayside Property Services Ltd. Lynda Creamer (604) 432-7774 www.baysideproperty.com Bayswater Projects Ltd. Nicholas Wadsley (604) 720-0603 Bayswater-projects.com BentallGreenOak Candace Le Roux (604) 646-2814 Bill Henderson Robert Kollen (604) 789-9600 Birds Nest Properties Alvin Cheung (604) 260-9955 birdsnestproperties.ca Bodewell Realty Inc. Myra Rajan (604) 633-5511 www.bodewell.ca/ Brightside Community Homes Foundation Reception Brightside (604) 684-3515 www.housingfoundation.ca CAPREIT LIMITED PARTNERSHIP Pamela Dimayuga (604) 632-9991 caprent.com Casa Rental Management Richard Van Slyke (604) 273-6801 Century 21 Energy Realty Erin Vowles (250) 785-0021 Century 21 In Town Realty Michael La Prairie (604) 685-5951 www.century21vancouver.com Century 21 Prudential Estates (RMD) Ltd. Mike Blackall (604) 278-2121 www.century21pel.com Century Group Lands Corporation Tina Thygesen (604) 948-3832 www.centurygroup.ca CLV Group Michael Forani (613) 728-2000 www.clvgroup.com

Copper Ridge Court Vera Lloyd (250) 372-0829 Property Management Coronet Realty Ltd. Aaron Best (604) 298-3235 www.coronetrealtyltd.com Countrywide Village Realty Ltd. Tracey Forest (250) 749-6660 Custom Realty Ltd. Jolene Foreman (604) 916-6345 www.custom-realty.ca Deecorp Properties Patricia Dee (604) 683-0002 Delaney Properties Ltd. Diana Delaney (250) 550-2120 www.delaneypropertiesltd.com Delta King Place Housing Society Lucy Borges (250) 632-6535 www.deltakingplace.ca Devon Properties Ltd. David Craig (250) 595-7000 www.devonproperties.com Dexter Realty/Dexter PM Kevin Skipworth (604) 869-8226 www.dexterrealty.com Dorset Realty Group Canada Ltd. Ron Schuss (604) 270-1711 www.dorsetrealty.com Downtown Suites Ltd. Nicholas Meyer (604) 694-8801 downtownsuites.ca DPM Rental Management Ltd. Phillip Paull (604) 982-7051 www.DPMonline.ca Eagleson Properties Ltd. Katherine Eagleson (604) 879-1070 eaglesonproperties.com EasyRent Real Estate Services Ltd. Sean Rafati (604) 662-3279 www.easyrent.ca FirstService Residential Christopher Mis (604) 689-6975 www.fsresidential.com GMA Consulting Ltd. Glen Smith (604) 783-5404 Green Door Property Management Ben Green (250) 688-0362 GWL Realty Advisors Angela Lange (604) 713-6450 www.gwlrealtyadvisors.com Hathstauwk Holdings Ltd. Terra Turton (604) 272-7626 www.Hathstauwk.com

Haven Management Co. Ltd. Tim Sader (604) 239-0280 www.havenproperties.ca Hewett Homes Adrienne Hewett (604) 922-1934 www.hewetthomes.ca HomeLife Benchmark Realty Corp. Victoria Astle (604) 531-1111 homelifepropertyrentals.ca Hugh & McKinnon Realty Ltd. Scott Higgins (604) 531-1909 www.hughmckinnon.com Hume Investments Ltd. Sally McIntosh (604) 980-9304 www.humeinvestments.com Hunter McLeod Realty Corp. Richard Anderson (604) 734-8860 www.hmrealty.bc.ca Investave Properties Ltd. Lei Chen (778) 968-0201 Jenny Wu at RE/MAX Crest Realty Jenny Wu (778) 776-7190 www.yolkhomerental.com Key Property Management Lucinda Cooper (604) 900-2225 www.keypropertymanagement.ca L Bennett Consultants Lolly Bennett (604) 307-3080 Lookout Housing & Health Society Lorissa Demoskoff (604) 620-0110 Lougheed Enterprises Ltd. Andrew Statham (604) 980-0067 Macdonald Commercial R.E.S. Ltd. Tony Letvinchuk (604) 736-5611 www.macdonaldcommercial.com MacGregor Realty & Management Darin Mould (604) 505-3151 Maclab Properties Group Ltd. Tina Ding (604) 291-6878 MacPherson Real Estate Ltd. Rob MacPherson (778) 882-0211 www.cbmre.ca Macro Properties Imran Jivraj (416) 789-0858 www.macroproperties.com Mainline Living Property Management Ltd. Jaimie Howell (250) 808-2094 www.mainlineliving.ca Maple Leaf Property Management Apartments Melanie LeBar (604) 925-8215

ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND Marcus & Millichap James Blair (604) 675-5240 www.marcusmillichap.com Maxsave Real Estate Services Linda Stacey (250) 640-3471 www.maxsave.bc.ca Metro Vancouver Housing Corporation Leslie Calvert (604) 432-6300 metrovancouver.org Murray Hill Developments Ltd. Barry Wiedman (780) 488-0288 Oak West Realty Tom Nakatani (604) 728-8230 Oakwyn Property Management Ltd. Arlene Chiang (778) 929-0200 www.oakwynpm.com One Flat Fee Real Estate Marianne Miller (778) 878-7304 www.bcpropertyspecialist.com Picket Fence Property Management Group Cindy Hamel (604) 807-1105 www.picketfencepmg.com Porte Realty Ltd. Daniel Bar-Dayan (604) 732-7651 www.porte.ca Prospero International Realty Inc. Jeff Nightingale (604) 669-7733 Raamco International Properties Canadian Ltd. Kimm Zbierski (201) 567-5991 www.raamco.ca RE/MAX City Realty Karson Wong (778) 723-8183 RE/MAX City Realty Gibsons Andrea Kerr (604) 682-3074 www.coastrentals.ca RE/MAX Pentiction Realty Deborah Moore (250) 486-0211 Real Property Management Carla Browne (866) 317-8566 www.realpropertymgt.ca Realstar Steve Matish (416) 966-9362 www.realstar.ca Red Door Management Corp. Lisa Biggin (778) 827-0377 www.reddoorpm.ca Reign Realty Andi Pham (604) 404-4888 www.reignrealty.ca REMAX City Ken O’Donnell (604) 740-7652

Rent It Furnished Realty Vera Sal (604) 628-3457 rentitfurnished.com Rent Real Estate Services Lucy Willcox (604) 737-8865 www.rentrealestateservices.ca Roboson Holdings Ltd. Sarah Hill (604) 682-2088 www.rennie.com Ronin Property Management Gary Bains (604) 908-8861 S.A.H. Properties Ltd. Leslie Pomeroy Sunstar Realty Ltd. David Mak (604) 436-1335 www.sunrealty.ca Sutton Group West Coast Vancouver Rental Properties Cameron Fazli (604) 561-8420 www.vancouverrentalproperties.com Sutton Max Realty and Property Management Wallis Lee (604) 227-3399 suttonmaxrealty.com Sutton West Coast Realty 120 Joseph T-Giorgis (604) 816-2928 Tribe Management Inc. Fiona Therrien (604) 343-2601 Turner Meakin Management Company Ltd. Brian Meakin (604) 736-7020 Unique Real Estate Accommodations Inc. Nina Ferentinos (604) 984-7368 VADA Asset Management Inc. Stefanie Shimoda - Klassen (604) 416-3880 www.vadaam.com Vancouver Property Management (VPM Group) RE/MAX Farid Entezari (877) 633-7910 www.VPMGroup.ca Vancouver Rental Group Seva Roberts (604) 365-5001 www.vancouverrentalgroup.ca Wesgroup Properties Sarah Liu (604) 648-1800 www.wesgroup.ca West Kootenay Rentals Paula Owen (250) 359-5021 Westwynd Real Estate Services Ltd. Jeff Brown (604) 944-8917 Wynn Real Estate Ltd. Dayton Zhao (604) 762-4200 www.wynnrealty.ca

REAL ESTATE BROKERAGE Pospischil Realty Group Marty Pospischil (604) 263-1000 www.pospischilrealty.com

REAL ESTATE SALES

CBRE Limited Lance Coulson (604) 662-5141 www.nationalapartmentgroupbc.ca Century 21 Prudential Estates (RMD) Ltd. Mike Blackall (604) 278-2121 www.century21pel.com Goodman Commercial Inc. Mark Goodman (604) 714-4790 www.goodmanreport.com Macdonald Commercial R.E.S. Ltd. Tony Letvinchuk (604) 736-5611 www.macdonaldcommercial.com Macdonald Commercial R.E.S. Ltd. Dan Schulz (778) 999-5758 www.bcapartmentinsider.com Marcus & Millichap James Blair (604) 675-5240 www.marcusmillichap.com Multifamily Real Estate Services Corporation Seth Baker (778) 235-9293 www.multifamily.ca Pospischil Realty Group Marty Pospischil (604) 263-1000 www.pospischilrealty.com

RENOVATION & REPAIRS

BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 www.bmsmechanical.com Prostar Contracting Co. Ltd. Jenny Ho (604) 876-3305 www.prostar.ca Vancouver General Contractors Emily Kosichek (604) 430-3004

www.vancouvergeneralcontractors.com

RENTAL MARKET INFORMATION

Multifamily Real Estate Services Corporation Seth Baker (778) 235-9293 www.multifamily.ca

RE-PIPING

BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 www.bmsmechanical.com Brighter Mechanical Mike Pearson (604) 279-0901 www.brightermechanical.com

Cambridge Plumbing Systems Ltd. John Jurinak (604) 872-2561 www.cambridgeplumbing.com Manna Plumbing Ltd. Chris Kobilke (604) 710-3908 www.mannaplumbing.com

RESTORATION

Phoenix Restorations Ltd. John Wallis (604) 945-5371 www.phoenixrestorations.com Prostar Contracting Co. Ltd. Jenny Ho (604) 876-3305 www.prostar.ca Remdal Painting & Restoration Inc. Paul Maryschak (604) 882-5155 www.remdal.com ServiceMaster Restore of Vancouver Janak Lally (604) 435-1220 www.svmvancouver.ca

ROOFING

Bond Roofing Daniel Fajfar (604) 375-2100 www.bondroofing.ca Cambie Roofing Contractors Ltd. Paul Skujins (604) 261-1111 www.cambieroofing.com

ROOFING MEMBRANES

Prostar Contracting Co. Ltd. Jenny Ho (604) 876-3305 www.prostar.ca

SECURITY & INTERCOM SYSTEMS Telus Communications Sarah Ballantyne (250) 253-5395 www.telus.com Vancouver Fire & Radius Security Joslyn Alderson (604) 232-3488 www.vanfire.com Vandelta Communication Systems Ltd. Hugh Rae (604) 732-8686 www.vandelta.com

SHREDDING & DOCUMENT DISPOSAL Super Save Disposal Inc. Danielle Johannes (604) 533-4423 supersave.ca

SOFTWARE - PROPERTY MANAGEMENT

Yardi Canada Ltd. Amanda Moreira (905) 671-0315 www.yardi.com

SUPPLIES - HARDWARE, BUILDING, MAINTENANCE Rona Inc. Brad LeGrow (604) 314-1366 www.rona.ca The Home Depot Canada Michael Lirangi (416) 571-8940 www.homedepot.ca/pro

TELECOMMUNICATIONS Telus Communications Sarah Ballantyne (250) 253-5395 www.telus.com

TENANT INSURANCE Duuo Insurance Devon Campbell www.duuo.ca

UTILITIES/ NATURAL GAS Absolute Energy Kirby Morrow (604) 375-2058 www.absolute-energy.ca

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

WASTE/ RECYCLING

Super Save Disposal Inc. Danielle Johannes (604) 533-4423 www.supersave.ca Waste Connections of Canada Inc. Rob Barr (604) 834-7578 www.WasteConnectionsCanada.com

WATERPROOFING

Prostar Contracting Co. Ltd. Jenny Ho (604) 876-3305 www.prostar.ca

WINDOW - REPLACEMENT/ INSTALLATION/ RENOVATION A-1 Window Mfg Ltd. Roque Datuin (604) 777-8000 www.a1windows.ca Centra Windows Mark Estrada (604) 882-5010 www.centra.ca Prostar Contracting Co. Ltd. Jenny Ho (604) 876-3305 www.prostar.ca Retro Teck Window Mfg. Ltd. Wilfred Prevot (604) 291-6751 www.retrowindow.com

ITK Consulting Inc. Conal Campbell (604) 916-4386 www.itk-inc.com Pendo Jodelene Weir (604) 398-4030 www.pen.do/partners/ landlordbc

SPRING 2021 | 29

THE KEY ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - VANCOUVER ISLAND ADVERTISING & PROMOTION

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

APPLIANCE - RENTALS Coinamatic Canada Inc. Jack Ursaki (800) 361-2646 www.coinamatic.com

APPLIANCE - SALES & SERVICE

Coinamatic Canada Inc. Jack Ursaki (800) 361-2646 www.coinamatic.com The Brick Commercial DivisionMidnorthernAppliance Shane Grant (604) 517-5815 www.thebrick.com WestCoast Appliance Gallery Byron Loucks (250) 382-0242 www.westcoastappliance.ca

BAILIFF AND COLLECTIONS SERVICES NRM Group Ltd. Jolene Johnson (866) 593-0016 www.nrmg.ca

BUILDING ENVELOPE

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

CLEANING - CARPET & UPHOLSTERY

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

COMMUNICATIONS/ ENTERTAINMENT Telus Communications Sarah Ballantyne (250) 253-5395 www.telus.com

CREDIT REPORTING AGENCY

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

DEPRECIATION REPORTS

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

ELECTRICIANS

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

ENERGY EFFICIENCY & CONSERVATION

BC Hydro To learn more about energy saving opportunities go to www.bchydro.com

FortisBC Energy Inc. Chris Alionis (604) 592-7985 www.fortisbc.com FRESCo Building Efficiency Jordan Fisher (778) 783-0315 www.frescoltd.com Wyse Meter Solutions Inc. Peter Mills (800) 672-1134 www.wysemeter.com

ENGINEERS

FRESCo Building Efficiency Jordan Fisher (778) 783-0315 www.frescoltd.com Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 www.rjc.ca

EV CHARGING STATIONS Sparkle Solutions Corp. Connie Goldman (604) 396-3184 www.sparklesolutions.ca

FIRE PROTECTION, MONITORING, & EQUIPMENT

Rushworth Electrical Services Inc. Dustin Rushworth (250) 361-1231 www.rushworthelectric.ca Telus Communications Sarah Ballantyne (250) 253-5395 www.telus.com

LEGAL SERVICES

Haddock & Company Diane Bennett (604) 983-6670 www.haddock-co.ca

MEDIA

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

MORTGAGE FINANCING CMHC Eric Bond (604) 737-4161 www.cmhc.ca

NARCOTICS DETECTION & SECURITY NRM Group Ltd. Jolene Johnson (866) 593-0016 www.nrmg.ca

PAINT SALES

Cloverdale Paint Inc. Dave Picariello (604) 596-6261 www.cloverdalepaint.com

PIPE LINING/ RE-PIPING

Victoria Drain Services Ltd. Dave Lloyd (250) 818-1609 www.victoriadrains.com

PLUMBING/HEATING/ BOILERS Columbia Fuels Chris Mallory (877) 500-4328 www.columbiafuels.com

HEATING FUELS

PRIVATE INVESTIGATION AND SKIP TRACING

INSPECTIONS-TENANCY COMPLIANCE

PROPERTY MANAGEMENT

Columbia Fuels Chris Mallory (877) 500-4328 www.columbiafuels.com Canadian Tenant Inspection Services Ltd. Anna Garnett (778) 846-9125 www.ctiservices.ca NRM Group Ltd. Jolene Johnson (866) 593-0016 www.nrmg.ca

INSURANCE

BFL Canada Insurance Services Inc. Stacey Wilson (778) 374-4125 www.bflrealestate.ca Capri CMW Insurance Services Ltd. Gordon Li (604) 294-3301 www.capricmw.ca Megson FitzPatrick Insurance Services Mike Nichol (250) 519-2300 www.megsonfitzpatrick.com

LAUNDRY EQUIPMENT LEASING AND SALES Sparkle Solutions Corp. Connie Goldman (604) 396-3184 www.sparklesolutions.ca

NRM Group Ltd. Jolene Johnson (866) 593-0016 www.nrmg.ca

460 Property Management Inc. Carol Buck (250) 591-4603 Advanced Property Management Inc. Lorri Fugle (250) 338-2472 www.advancedpm.ca Brown Bros. Agencies Limited Kat McMicken (250) 385-8771 www.brownbros.com Burr Properties Ltd. Andrew Lee (250) 940-2826 Century 21 Queenswood Realty Ltd. Katie Markham (250) 477-1100 www.century21queenswood.ca Coastal Life Realty Ltd. Charmaine Harris (250) 629-9998 www.coastalliferealty.ca Colyvan Pacific Property Management Jodi Levesque (250) 754-4001 www.colyvanpacific.com

Complete Residential Property Management Dennie Linkert (250) 370-7093 www.completeresidential.com Cornerstone Properties Ltd. Jason Middleton (250) 475-2005 www.cornerstoneproperties.bc.ca Devon Properties Ltd. David Craig (250) 595-7000 www.devonproperties.com DFH Real Estate Ltd. Lisa Clark (250) 477-7291 Duttons & Co. Real Estate Ltd. Brian Ogilvie (250) 389-1011 www.duttons.com Equitex Realty Ltd. Joe Bellows (250) 386-6071 www.equitex.ca Greenaway Realty Kirsten Greenaway (250) 216-3188

www.sookepropertymanagement.ca

Homelife Peninsula Property Management Doug Holmes (604) 536-0220 www.rentinfo.ca Lannon Creek Holdings Ltd. Dave McClimon (250) 744-0394 Meicor Realty Management Services Inc. Hillary Turple (250) 338-9979 meicorproperty.com Oakwood Property Management Carol Dobell (250) 704-4391 oakwoodproperties.ca Pemberton Holmes Property Management Claire Flewelling-Wyatt (250) 478-9141 www.thepropertymanagers.ca Proline Management Ltd. Adam Taylor (250) 475-6440 www.prolinemanagement.com Raamco International Properties Canadian Ltd. Kimm Zbierski (201) 567-5991 www.raamco.ca Rowan Property Management Ltd. Arthur Allan (250) 748-9090 www.rowanproperty.ca Royal LePage Nanaimo Realty Brenda Gilroy (250) 760-2234 www.royallepagenanaimo.ca Royal LePage Pacific Rim Realty Property Management Marilyn Koehle (250) 723-5478 Saanich Peninsula Realty Ltd. John Romashenko (250) 588-9246

Sutton Advantage Property Management Ltd. Gilbert Gutfrend (250) 881-8866 TPM Properties Debbie Hunt (250) 383-7663 Widsten Property Management Steve Widsten (250) 753-8200 www.islandrent.com

REAL ESTATE SALES

Colliers International, Victoria Ken Cloak (250) 388-6454 www.collierscanada.com

ROOFING

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

SECURITY & INTERCOM SYSTEMS Telus Communications Sarah Ballantyne (250) 253-5395 www.telus.com

SOFTWARE - PROPERTY MANAGEMENT ITK Consulting Inc. Conal Campbell (604) 916-4386 www.itk-inc.com Pendo Jodelene Weir (604) 398-4030 www.pen.do/partners/ landlordbc Yardi Canada Ltd. Amanda Moreira (905) 671-0315 www.yardi.com

SUPPLIES - HARDWARE, BUILDING, MAINTENANCE Rona Inc. Brad LeGrow (604) 314-1366 www.rona.ca The Home Depot Canada Michael Lirangi (416) 571-8940 www.homedepot.ca/pro

TELECOMMUNICATIONS Telus Communications Sarah Ballantyne (250) 253-5395 www.telus.com

TENANT INSURANCE Duuo Insurance Devon Campbell www.duuo.ca

UTILITIES/ NATURAL GAS Absolute Energy Kirby Morrow (604) 375-2058 www.absolute-energy.ca

WASTE/ RECYCLING Waste Connections of Canada Inc. Rob Barr (604) 834-7578

www.WasteConnectionsCanada.com

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NeW

Tamarac apartments

The Dalip

Mixed-use rental building

1160 Broughton Street, Vancouver

5656 Victoria Drive, Vancouver

7312 Magnolia Terrace, Burnaby

75-suite 10-storey rental tower. Well maintained –

Brand new 6-storey mixed-use building in Victoria-

15 suites in Edmonds neighbourhood “The Village”.

$440k per unit. Corner lot – steps to Davie Village.

Fraserview. 46 rental suites + 5,642 SF retail space.

2.8% cap rate – corner lot. Built in 2001.

List $33,000,000

List $33,900,000

List $7,200,000 ReDuCeD

Georgian House

Mayflower Place

Centennial House

5450 Vine Street, Vancouver

Corner of West 4th Ave & Stephens St

725 West 70th Avenue, Vancouver

12-storey 69-suite concrete rental tower in the heart

38-suite mixed-use building in the heart of Kitsilano.

94-suite 12-storey concrete rental tower featuring

of Kerrisdale. Infill potential.

C-2 zoned corner lot. Excellent condition. 3.1% cap.

river and city views. Infill development potential.

List $46,000,000

List $22,800,000

List $39,800,000 (reduced $3M)

SOLD

Park West

Normandy House

Riverport Flats

1869 Comox Street, Vancouver

1290 West 13th Avenue, Vancouver

14000 & 14088 Riverport Way, Richmond

86-suite 12-storey concrete rental tower.

23 suites in South Granville.

2 side-by-side waterfront apartment buildings.

Mountain & ocean views – West End.

12,500 SF corner lot.

135 units.

List $45,500,000

List $10,500,000

Sold $45,600,000

Mark Goodman

Cynthia Jagger

Personal Real Estate Corporation

Direct 604 714 4790 mark@goodmanreport.com

Direct 604 912 9018 cynthia@goodmanreport.com

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