DEI Training Delivers Double Benefits
SPRING 2023
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MAXIMIZING YOUR INVESTMENT
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Elevating Maintenance is Critical
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THE KEY
CONTENTS
Office Hours: 8:30 am to 4:30 pm weekdays Office: 105 — 1001 Cloverdale Ave Victoria, BC V8X 4C9 Vancouver Island: 250.382.6324 Lower Mainland: 604.733.9440 Toll Free BC: 1.888.330.6707
David Hutniak Chief Executive Officer
Hunter Boucher Vice-President, Operations
Monika Sosnowska Director, Marketing and Communications
Lisa Henderson Senior Member Services Representative Bianka Cseko Member Services Representative
Bryan Smith Member Services Representative
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Board of Directors Board Chair: Jason Middleton Vice-Chair: Michael Drouillard Secretary-Treasurer: Derek Townsend Directors James Blair, Nicolas Denux Jason Fawcett, Dorothy Friesen Kerri Jackson, Sarah Liu, Paul Sander, Kim Schuss
Cover photo credit: Erin Breier and Monika Sosnowska
The KEY is published by MediaEdge Communications For any advertising/publishing inquiries, please contact: Dan Gnocato, Publisher, dang@mediaedge.ca or t: 604 549 4521 Publication Mailing #40063056 Magazine Coordinator Erin Breier Editor Hunter Boucher, hunterb@landlordbc.ca Editor Monika Sosnowska, monikas@landlordbc.ca Production MediaEdge Communications
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CEO’s Message
6
Maximizing Your Investment
12
DEI Training Delivers Double Benefits
14
Privacy and Surveillance
16
Guide to Rental Property Management Services
18
Temporary Housing for Refugee Claimants
20
Elevating Maintenance is Critical
22
Friendly Landlord Network
23
LandlordBC Upcoming Events Schedule
24
Hunter’s Hints
27
Associate Members/ Corporate Suppliers — Mainland
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Associate Members/ Corporate Suppliers — Vancouver Island
Disclaimer: This publication is designed to provide informative material of interest to readers; the opinions of the authors of the articles do not, however, necessarily represent the opinions of the board of directors. The magazine is distributed on the understanding that it does not constitute legal, accounting or other professional advice. Although the published information is intended to be helpful, neither we nor any other party will assume liability for loss or damage as a result of reliance on this material. Appropriate legal, accounting or other assistance should be sought from a competent professional. Articles cannot be re-printed or reproduced in any form without the sole permission of LandlordBC.
SPRING 2023 | 3
THE KEY
CEO’S MESSAGE David Hutniak, CEO, LandlordBC BUILDING ELECTRIFICATION In 2021, LandlordBC supported the development of the report Electrification of Multi-Unit Residential Buildings that highlighted electrification opportunities, the general considerations and approaches for building electrification, and the education and engagement efforts needed for the rental housing industry. Phase two of this work is presented in a report released in March 2023 entitled Electrification of Multi-Unit Residential Buildings — Understanding Electrification Opportunities and Challenges in BC Apartment Buildings, which digs deeper into the information needed to operationalize building electrification. Specifically, the report starts by investigating the financial considerations (how much will it cost and what are the factors contributing to higher and lower costs) and the technical considerations (what technologies are already available and emerging and what are the benefits and technical installation considerations of each building electrification option). The report then identifies the key program, policy and industry capacity considerations that are essential to scaling up and accelerating building electrification. Building electrification, or fossil fuel to electricity for space and water heating, is a topic of growing importance of the rental housing sector in B.C. This importance is driven by environmental, regulatory and occupant comfort and life-safety imperatives. The environmental imperative: It is widely accepted that climate change, through greenhouse gases (GHGs) emissions, is having serious negative impacts that threaten our health, environment, and economy. Like all Canadians, the residential rental housing sector is committed to playing its part in reducing energy consumption in buildings and using efficient and climatefriendly technologies. The regulatory imperative: The province commits, in the CleanBC Roadmap to 2030, to requiring that all space and water heating equipment sold and installed in B.C. after 2030 is to meet or exceed 100 per cent efficiency (i.e., conventional natural gas combustion equipment may no longer be installed).
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As a result, the rental housing sector needs to be provided with viable, reliable, and cost-effective building electrification options for existing rental housing and for new rental construction as a pathway for meeting the upcoming regulations. The occupant comfort and life-safety imperative: Since the 2021 heat wave and the realization that B.C. will continue to experience hotter weather, demand for air conditioning has greatly increased in the province. In addition to general interest in accessing air conditioning for improving home comfort, cooling has been identified as an important life safety building upgrade. The B.C. Coroners Service (BCCS) confirmed the heat related deaths of 619 people who died because of the extreme heat event that occurred within one week, June 25–July 1, 2021. Key recommendations of the BCCS include the implementation of extreme heat prevention and long-term risk mitigation strategies that include improving access to active cooling measures (such as installing heat pumps) and passive cooling measures (such as upgrading building enclosures). Building electrification is a key solution to addressing these important environmental, regulatory and occupant comfort and life-safety imperatives. On the other side of the coin, it is equally important that B.C. maintains and grows the stock of rental housing in the province and that this housing remains affordable to build, maintain and operate. As the leader in the rental housing sector in B.C., LandlordBC aims to continue to support both research and practical projects that advance and accelerate building electrification in the province. The information in this report fills some critical gaps in knowledge and identifies practical next steps for introducing programs, policies and industry capacity building for enabling building electrification. We will be using the findings to inform our membership and continue to take a leadership role in advocating for support for improving rental housing, reducing greenhouse gas emissions from the sector, and maintaining housing affordability.
Stacey Wilson Vice-President, Client Executive T. 778-374-4125 swilson@bflcanada.ca
THE KEY
MAXIMIZING YOUR INVESTMENT By James Blair, Senior Vice President of Investments, Marcus & Millichap
What a difference a year makes! This time last year we were negotiating multifamily transactions at historically low interest rate levels, inflation was not yet a nightly dinner discussion, and COVID was still making news headlines. Thankfully, the latter of the three has subsided and we can all enjoy life more freely, but for the other two points (among others), our business in the multifamily world has certainly changed. level of turnover occurs, is in many cases stable. On the other hand, owners of apartment buildings are seeing doubledigit revenue growth on turnover, record-low vacancy rates, and the current housing crisis in B.C. coupled with record levels of immigration are putting substantial pressure on existing housing stock. Simply put, multifamily fundamentals have never been stronger. Demand is clearly high for rental units in B.C. and with not enough supply coming to market, private owners are still relied upon to provide the majority of affordable housing. Now, with two points of view from those looking to purchase and those holding the keys, how does this all translate into current market conditions and values? First, let’s review the data.
Political headwinds, specifically two years of 0 per cent and 1.5 per cent annual rent increases followed by a substantially below-level-of-inflation 2 per cent increase, a rise in operating expenses (especially insurance, taxes, and utilities), and a general interest rate-induced cooling of the real estate market across Metro Vancouver and most of B.C. is resulting in news stories daily indicating markets are in a downward spiral. All other asset classes aside, what is actually happening to the value of apartment buildings across B.C.? As a multifamily broker, owner, and operator of apartment buildings, this question is posed daily, and I often respond with a mix of detailed data and general intuition. On one hand, there is a case to be made that values of apartment buildings should be dropping — the cost of debt is substantially higher and operating expenses are higher today than they were yesterday, while revenue, unless a strong
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Our multifamily investment group analyzes the sale of apartment buildings across the province and compiles the data into four quarterly reports — the biggest and most comprehensive being our year-end report which was recently published. During 2022, we noted the sale of 223 apartment buildings across the province resulting in just over $2.7 billion in dollar volume — both substantial numbers. The Lower Mainland accounted for over half of those sales with 126, while Vancouver Island boasted 54, and Interior, Central, and Northern BC accounted for 43. However, as interest rates started to rise in the spring of last year, one must review the year in two halves, as they tell two different stories. Of the 223 sales in 2022, only 52 transactions or 23 per cent occurred in the second half of the year — a substantial shift. For further context let’s review back a bit further. Over the last five years, 2022 saw the third highest volume of sales, behind 2021 and 2018, with 2021 being the record-setter with more than $3.5 billion in sales volume. What is interesting is that the median price-per-unit (PPU) for sales remained virtually the same year-over year 2021 to 2022 at roughly $300,000 while the average cap rate (net operating income divided by purchase price) across the province decreased from 3.73 to 3.33 per cent. For context to show how much the market has increased in value, the median PPU in 2019 was $242,000 while the average cap rate was 4.09 per cent that same year. Ultimately, values of apartment buildings across the province have increased substantially over the last
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THE KEY
DEMAND IS CLEARLY HIGH FOR RENTAL UNITS IN B.C. AND WITH NOT ENOUGH SUPPLY COMING TO MARKET, PRIVATE OWNERS ARE STILL RELIED UPON TO PROVIDE THE MAJORITY OF AFFORDABLE HOUSING several years and based on the historical data, will continue to do so over the long-term. However, we cannot overlook the significance that the cost of borrowing has had and will continue to have on the market. This rapid rise in interest rates has not been seen in decades and certainly not in my 12 years in the business. For a more in-depth review of the current lending environment and some examples of how this is impacting the market, I encourage you to review my colleague Derek Townend’s article in last season’s issue of The Key (Winter 2022). In summary, rising interest rates are challenging the market and its impacts are being felt across every asset class. Going back to the data for 2022, we took a look at PPU and cap rate metrics comparing the first and second halves of the year. We already noted there was a substantial shift in the number of transactions, but did values change? Across the province, the median PPU for the first half was $314,003 while the average cap rate was 3.29
per cent. For the second half these numbers were $333,612 per unit (an increase over the first half ) while the average cap rate was 3.52 per cent (also an increase). The higher cap rate would be a direct result of rising interest rates (signalling a potential decrease in value) but the PPU is up, signalling the opposite. Our conclusion is that the rise in interest rates has created a slow-down in transactions while owners and investors take more time to assess the market conditions. Further, of the properties that did sell, cap rates were higher, but the PPU was also higher, resulting in values that were stable. This signals the current appetite of the market that is not necessarily concerned with values, but more concerned with the return, or cap rate, offered. This ver y much aligns with the current market sentiment — buildings that offer stronger than average returns are trading (and at strong values) while buildings that offer lower cap rates are proving more difficult to trade and owners are
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THE KEY investment (cont’d) simply holding, rather than selling at values perceived to be lower than average. Motivations vary in every market, but apartment building owners typically do not have to sell.
into the Additional Rent Increase for Capital Expenditures (ARI-C) program when completing major renovations to your building.
As we approach the end of the first quarter of 2023, interest and demand from multifamily investors is more robust than it was during the last half of 2022, but we still feel a cautious approach. We expect current market conditions to improve throughout the year but if you are planning to sell in the coming months or years, there are things you can do that are in your control to improve your investment. It may seem obvious but keeping up with what little annual rent increase is available is more important than ever. As the numbers show, cap rate expectations are rising, but if your revenue can improve, your value will follow suit. When you have a unit turnover, take advantage, and do your research. You may be surprised by what the market will accept for monthly rent. Capital improvements are important too and with the cost of goods and ser vices on the rise, investors are more cognizant of additional costs with any investment they make. If a building requires fewer capital expenditures, an investor can allocate more money into the down payment and focus on the purchase price. It may be worth looking
The market we are in today is not a bad market by any means, it is just different. As an apartment building owner, I feel it is important to work with what you can control today to improve your investment. Owners and investors alike are adapting to today’s interest rate environment and although one needs a crystal ball to predict what this market looks like in another year’s time, it is safe to say we will remain in a tight rental market with little supply and high demand. With the pandemic seemingly in the past and with a new set of challenges to take on, I am excited about today’s market and being involved in the crucial ecosystem of rental housing in B.C.
10 | SPRING 2023
James Blair is a senior vice president of investments at Marcus & Millichap based in Vancouver, specializing in representing owners and investors of multifamily apartment buildings and development sites across B.C. He is an active board member of LandlordBC and an owner/operator of a B.C. apartment building portfolio.
THE KEY
DEI TRAINING DELIVERS DOUBLE BENEFITS By Kerri Jackson, Senior Vice President, Property Management, Concert Properties There is compelling evidence that a strong employment culture supported by diversity training provides dual benefits: it allows employees to be their authentic selves at work, and results in a greater understanding of other viewpoints, hence improving customer service. Both are true for the property management team at Concert Properties.
Concert Properties was founded in 1989 with a mandate to build affordable rental housing. The company has since diversified beyond rental homes into condominiums, commercial property, seniors’ active aging communities (under the Tapestry brand), and infrastructure projects across Canada. Building and managing rental homes remains a core business, and the company now owns and manages more than 5,000 rental homes in Canada, with almost 2,500 in B.C. Given that Vancouver and Toronto are two of the most diverse cities on the planet, it is not a surprise that our employees and our residents also reflect a wide variety of backgrounds, cultures and genders. In 2021, Concert’s People Experience team rolled out a diversity, equity and inclusion (DEI) strategy as a company priority to ensure that our workforce reflects and represents the communities in which we live and work — and to deliver better customer service. This strategy included education and training, which has been very helpful to employees for two reasons. One, it helps ensure that the diverse cultures and backgrounds of employees are recognized so they can more comfortably be themselves at work. Two, the training ensures staff are more sensitized to the many differences of the residents that they interact with on a day-to-day basis. This process has taken time and has not always been easy. It began with unconscious bias training followed by an employment engagement survey to measure the beliefs and experience of DEI culture at Concert, and a DEI review to help understand the opportunities and potential barriers that may impact inclusion throughout the organization. “We need to be open to different people’s experience; then the strategy follows. After listening to staff, we’ve been delivering training and education to help overcome the biases that we did uncover, and that training has been very positively received at every level across the company,” says Aran Clarke, senior vice president, People Experience. Concert Properties completed construction of Collingwood Village in East Vancouver in 2004 — a transit-oriented, master-planned community with five buildings. The property
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management team on site supports more than 1,000 residents who call it home. Libby Krishna, a community manager there, deals with hundreds of residents during her work week. She believes the DEI training that she and her team have received has been invaluable in improving both the team’s comfort level and their level of customer service. “Collingwood is a very diverse community, with our staff interacting with and working closely with residents on a daily basis to listen to and then address their needs and concerns. This diverse environment informs our team, and supported by the DEI training we’ve received, helps our team build strength in dealing effectively and professionally with our residents, ensuring mutual respect and collaboration.” Companies that are inclusive of diversity are more creative and innovative, are better able to respond to local and global markets, have higher employee engagement and a stronger financial bottom line. Patrice Charles is a People Experience advisor based in our Toronto office and has been involved from the start with the launch of the DEI strategy. She is inspired by the positive feedback she has received to date. “Being a part of the launch and implementation of Concert’s DEI strategy has been inspiring and rewarding because of the continued support from Concert’s leaders and the ongoing engagement and positive feedback from our workforce,” she says. “An upcoming initiative will further enable us to better understand employee perceptions and experiences and empower us to foster human connections in the workplace and with clients, residents, and the community.” It is one more important step that Concert Properties is taking to build a people-first future.
Kerri Jackson joined Concert Properties as senior vice president, property management in July 2020. With almost 20 years in real estate, she has a proven record of providing strategic direction and operations leadership to diverse property management teams across the country. KJackson@ConcertProperties.com.
THE KEY
PRIVACY AND SURVEILLANCE By Vedran Rasidagic, Lawyer, Haddock & Company Tenant privacy is a hot-button topic in British Columbia recently. Landlords often choose to deal with safety issues and/or criminal activity using video surveillance. At other times, tenants themselves look to install security cameras. However, both parties are obligated to respect the peace and quiet enjoyment of the rental premises, both under the Residential Tenancy Act (RTA), the B.C. Privacy Act, and under most tenancy agreements. These potentially conflicting circumstances must be fully considered before any action is taken.
RTA section 28 states that the tenant is entitled to quiet enjoyment, including reasonable privacy, freedom from unreasonable disturbance, and use of common areas for reasonable and lawful purposes free from significant disturbance. Likewise, RTA section 47 notes that tenants must not significantly interfere with or unreasonably disturb another occupant or the landlord, seriously jeopardize their health or safety or lawful rights or interests or put the landlord’s property at significant risk. Further, tenants must not allow individuals on the property that cause extraordinary damage or engage in illegal activity. While not explicitly indicated in the RTA, landlords themselves have a right to reasonable privacy, as anyone would. So, while there are safeguards in place to protect tenant privacy, it should not be forgotten that landlords are entitled to similar expectations.
In Heckert v. 5470 Investments Ltd., 2008 BCSC 1298, a tenant sued a landlord for video surveillance they claimed was unnecessary and intrusive. The court found in favour of the tenant for breach of privacy under the B.C. Privacy Act, awarding $35,000 in the process. The landlord had installed a 12th floor hallway camera that was plainly directed at the plaintiff’s door. Guest faces were clearly visible, and the landlord said the grounds were to catch trespassers. However, the court found:
While both parties may wish to deter vandals and thieves from damaging or stealing property, implementing video surveillance is not as easy as simply installing cameras. Both parties must first consider such privacy laws.
3. There came a point where surveillance was no longer necessary as it was apparent that the (trespassing) problem had ceased, yet the landlord continued surveillance, nonetheless.
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1. The tenant had a reasonable expectation to privacy, and it was unreasonable to have their every move watched; 2. The real motive of installing the camera was to watch the tenant; and
The BC Office of the Privacy Commissioner has likewise provided directives to landlords when setting up video surveillance: 1. When setting up and installing operating cameras, the system should collect the minimum amount of information necessary for effectiveness to reduce the intrusion on the individual’s privacy. The threshold for intrusion appears to be on a caseby-case basis, indicating that a “reasonable person” standard should be employed. 2. Cameras should be positioned to reduce images of individuals who are not being targeted. 3. Cameras should not be aimed in areas where persons would have heightened expectations of privacy such as change rooms or showers. Additionally, be careful about what lies beyond the area you are watching over. 4. Sound should not be recorded, unless necessary for some reasonable purpose. 5. If the camera is being monitored, the recording function should only be turned on when unlawful activity is suspected or occurring. Essentially, this means judgment has to be used to start recording when something concerning is about to happen, which is of course difficult to determine in real life. It then follows that an unmonitored camera is a better choice, because then there is no reliance on a person having to decide when a situation is “recordable”.
Generally, where security cameras are concerned, landlords can reasonably rely on “implied” consent from tenants to capture their image. However, it remains advisable to either post signs or distribute policies explaining what surveillance is used and to keep the other party informed if anything changes. This includes information on the following: the rationale and purpose of the surveillance; the location and field of vision; who will be privy to the recordings; whether and when recordings will occur; and how the recordings will be managed, including security, use, disclosure and retention. Open and clear communication can avoid most disputes down the road, or at the very least provide a reasonable justification and defense should a claim be made by either party. Taken together, this indicates that surveillance should only occur for the following reasons: to monitor access to and from the property; to protect the personal property of the landlord or tenants; to protect the physical property itself; or to protect the security and physical safety of the landlord or tenant. Consequently, the safest areas for video surveillance, whether by a landlord or tenant, are common or outdoor areas, including exterior entrance and exit locations for pedestrian and vehicle traffic; common area entrance and exits; and other areas where safety or security may be a reasonable concern. In no circumstances should either party attempt to surveil the interior of a residence or unit, as it remains abundantly clear that such areas are off-limits and under the protection of exclusive use and privacy rights.
The Acts and related resources indicate that only specific areas of concern should be targeted, with minimization of any privacy intrusion and the use of unmonitored equipment. Anything recorded or collected should be secured and not disclosed to any third parties, unless: required or authorized by law to do so; it becomes necessary to pursue or defend a claim related to the purposes for the surveillance itself, including a Residential Tenancy Branch hearing; during the course of a criminal investigation related to theft, vandalism, assault or the like; or when disclosure is consented to in writing by the other party. Finally, the need for surveillance should routinely be reexamined, with the recorder determining whether: the cameras were effective in addressing the problem; does the problem still exist; and would a less intrusive way now be effective. Most importantly, all parties are strongly encouraged to use reasonable judgment when assessing the privacy rights of others and to respect these entitlements accordingly.
Vedran Rasidagic is an associate lawyer with Haddock & Company, B.C.’s housing lawyers. Haddock & Company is a recognized leader in the delivery of legal services to the residential housing industry, and our lawyers are sought-after speakers and educators. Vedran can be reached at vedran@haddock-co.ca.
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SPRING 2023 | 15
THE KEY
GUIDE TO RENTAL PROPERTY MANAGEMENT By BC Financial Services Authority Many British Columbians are unaware of who can provide rental property management services and how to ensure they are working with a licensed rental property manager. BC Financial Services Authority (BCFSA) has the resources they need — and useful information for landlords about rental property management services. THE ROLE OF LICENSED RENTAL PROPERTY MANAGERS A licensed rental property manager can help landlords in the following ways: • Assist in finding tenants; • Collect rent and security deposits from tenants; • Make payments on behalf of the landlord to third parties; • Supervise employees or contractors hired by the landlord; • Negotiate or enter into contracts on behalf of the landlord; and • Manage landlord and tenant matters. All licensed rental property managers provide their services through real estate brokerages. They are overseen by a managing broker, who is responsible for the activities of professionals at the brokerage.
providing rental property management services. In cases where consumer funds are at risk, the Superintendent of Real Estate has the authority to make an Order in Urgent Circumstances and freeze the accounts of those companies prior to an investigation.
HAVE A SERVICE AGREEMENT IN PLACE Once you have chosen a rental property manager, it’s essential you have a service agreement in place. The service agreement is a protective measure for both parties and will help ensure that your rental property manager only acts within the scope of authority granted by you. The service agreement should also outline obligations of both parties, including the following: • Names of all parties; • The property address; • Any commissions or remuneration being paid; • Duration of the agreement and how it can be terminated;
TIPS FOR LANDLORDS WORKING WITH RENTAL PROPERTY MANAGERS There are benefits to working with a licensed rental property manager. Firstly, any rents or deposits collected by the brokerage are held in trust accounts and protected through the provisions provided by the Real Estate Services Act. A licensed rental property manager must always act in their client’s best interest, which includes providing sound advice on rental rates and screening tenants. They will also ensure you know your obligations under the Residential Tenancy Act and advise when you may be at risk of violating it. When it comes time to sell your property, or if you need to evict a tenant, a rental property manager will advise you of your obligations, suggest you get independent legal advice if necessary, and provide referrals.
ENSURE THE RENTAL PROPERTY MANAGER IS PROPERLY LICENSED A key step in choosing a rental property manager is to ensure the person you are considering is properly licensed. BCFSA’s Find a Professional search page is a useful tool. Use our online register to find information about real estate licensees and brokerages, including contact details, licence category, and any recent disciplinary history. You can look up professionals by their personal or team name, business name, location, and licence number. BCFSA investigates companies who are not properly licensed and are
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• Information about accounting statements and records; • Dealing with security and pet deposits; • Regularity and scope of any inspections; and • Anything else you feel is important to you in regards to the management of your property.
TRADING SERVICES LICENSEES CAN PROVIDE LIMITED SERVICES Did you know that trading services licensees can provide a limited amount of rental property management services? If you are a trading services licensee and have recently helped a buyer client purchase a rental property, you can help your client find tenants. Additionally, you can collect: • Security deposits; • Pet damage deposits; and • Other deposits paid for the rental or lease of real estate. To provide ongoing management of the rental property, including collecting rent, you will require a rental property management licence. Licensees who provide those services without the appropriate licence will face disciplinary action. BCFSA recently issued penalties against a trading services representative who provided rental property management services without being
licensed to do so. This led to the representative being ordered to pay $50,000 for the disciplinary penalty and associated enforcement costs. The representative also faced a 30-day licence suspension.
PAY ATTENTION TO RENTAL FRAUD Exercising due diligence in any role — as a landlord, a rental property manager, or a trading services licensee — is crucial in helping to protect British Columbians from rental fraud. Doing your due diligence to help flag and prevent fraud includes knowing your client, and ensuring prospective tenants are who they say they are.
KNOW YOUR CLIENT • Talk to your clients and get to know them. Meet them in person if possible. As a rental property manager, your clients are any property owners that you’re considering working with. • Look for red flags that might call for greater scrutiny, such as refusals to publicly advertise the property and unusual email address formats. • Retrieve the title of the property from the Land Titles Survey Authority to confirm that your client is the owner of the rental property, and whether there are additional owners of the property.
VERIFY INFORMATION YOU RECEIVE • Information provided in a tenancy application should always be verified. This includes calling references and confirming that the prospective tenant works where they say they do. • If the information provided by a prospective tenant does not match the information you have gathered, determine if there is any way to verify what is true. The Office of the Information and Privacy Commissioner provides a Guidance Document for Private Sector Landlords and Tenants. Specifically, Section 21 includes guidelines on how and when landlords can use social media to collect or verify personal information. • Take notes to record the information. If the information provided changes over time, it may raise a red flag and prompt additional clarification or confirmation.
BCFSA is the independent provincial regulator that oversees the financial services sector and protects the public during big financial life decisions. You can help build a strong, confident financial services marketplace by reporting concerns, complaints, and potential misconduct that may require investigation. BCFSA’s practice standards advisors are available to help answer your questions about practice issues and regulatory matters. They provide confidential information services to real estate professionals and members of the public. BCFSA Engagement Team can be reached at engage@bcfsa.ca
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SPRING 2023 | 17
THE KEY
TEMPORARY HOUSING FOR REFUGEE CLAIMANTS
By Marzieh Nezakat and Nikita Laranjeira, MOSAIC, Refugee Settlement and Integration Program
Maria and Lewis arrived to Canada just over a year ago with nothing but their children and a few pieces of luggage in tow. Having fled their country due to war and uncertainty, the family was left trying to navigate their new lives in a country with a different language and culture.
With limited money and resources upon their arrival, Maria reflects on this time of her life: “First I was frustrated to have to move to another country that has totally different customs and culture. [It was] a change for the children completely. They started suffering with the language because nobody understands you.” At no point in history has there been as many forcibly displaced people than right now. As of 2023, UNHCR estimates more than 103 million people have been forced to flee their homes worldwide. To put this number into perspective, that is over three times more than Canada’s population that have been displaced as a result of a well-founded fear of persecution. The province of British Columbia received and processed just under 4,000 refugee claims by the end of 2022, making it one of the most popular destinations for refugee claimants in Canada.
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During the first few months of their arrival to Canada, refugee claimants are vulnerable as they commonly have little to no family, friends or other social networks in Canada, no housing options, and very few resources available to them. Not only have their past experiences caused immense hardship — racism, sexism, and classism are among the many forms of prejudice that are familiar, leading to challenges integrating into society. Culture shock and exposure to racist or homophobic sentiments are unfortunately not isolated incidents for many refugees and refugee claimants. During their journey to become fully immersed into Canadian society, housing consistently ranks as one of the most important and most difficult needs to address. With increasing rental prices and low availability many refugee claimants must often choose between precarious emergency shelter living or homelessness.
POSITIVE IMPACTS OF TEMPORARY HOUSING In an attempt to address this need, many refugee-serving organizations have founded creative solutions which relate to housing and community building. MOSAIC’s temporary housing was established through a local developer partnership. As part of its interest in expanding the supply of affordable and safe housing in the Lower Mainland, it used the small handful of houses set to be demolished as a temporary housing opportunity for refugee claimant clients. In only nine months, MOSAIC has housed more than 70 individuals and families, most moving onto more permanent forms of housing. Staying at temporary houses, similar to MOSAIC’s, provides refugee claimants with the opportunity to receive support on how to navigate the rental market and Canadian culture. Having lived in these houses for only a few months, Maria and Lewis were able to move on and secure their own basement apartment. Maria says “it was a relief to get into the houses. It was a very good experience. We [started] cooking and making our food. The kids started to get adjusted to the new environment. [As] other families started coming into the houses, we knew more people and supported each other”. These sentiments were echoed by her husband Lewis stating “I knew [we] were the first arrivals at the houses and I felt very happy. As soon as I had the chance to make my own food, I felt well.”
agencies including the Canadian Security Intelligence Service (CSIS) and the RCMP. The refugee determination process involves background security checks, fingerprinting, and interviews, making them one of the most safe and secure populations to rent to. Refugee claimants are highly educated on their tenancy rights. Refugee-serving organizations such as MOSAIC work closely with claimants to educate them on rental expectations and tenancy rights, making them great tenants. Next time you are looking for a tenant, consider engaging in this life saving practice and positively impact the future trajectory of a refugee claimant’s life. Note: “Maria” and “Lewis” are pseudonyms. “Paul” is also a pseudonym used for safety and security reasons.
Marzieh Nezakat manages Refugee Settlement and Integration at MOSAIC, which serves thousands of refugee claimants annually. She can be contacted at mnezakat@mosaicbc.org. Nikita Laranjeira coordinates the BC CHARMS Project, aimed at enhancing refugee claimant housing experiences across the province. She can be contacted at nlaranjeira@mosaicbc.org.
Paul and his family arrived in Canada in 2022, fleeing torture and persecution in their home country. After connecting with MOSAIC, the family of four, including a newborn baby, were given the opportunity to take residence at the temporary houses. Following their departure to more permanent housing, Paul reflects on his time in the houses, stating: “Today we officially hand over the house that during all this time [you] did us the favour of lending. We have no words to thank the support you gave us during all this time, on behalf of all the members of my family and [me], thank you very much again. And if we can repay all this help with something, we will gladly do it.”
WHY REFUGEE CLAIMANTS MAKE GOOD TENANTS Refugee claimants contribute to Canadian society. Despite the challenges refugees face, statistics have shown that they become significant contributors to Canadian society. The role refugees play in Canada’s economy and cultural fabric cannot be overstated, with their income tax contribution often surpassing the costs associated with any public benefits and services they received over a 20-year period. As refugee claimants are eligible to receive work permits, many reports have highlighted their ability to not only retain employment but provide employment opportunities for other Canadians, with 14 per cent being self-employed or business owners. Refugees often arrive to Canada early in their lives meaning they are more likely to be of working-age thus increasing their opportunity to contribute to Canada’s economy. Refugee claimants are highly vetted. Before refugee claimants step foot into Canada, they are highly vetted by multiple government
SPRING 2023 | 19
THE KEY
ELEVATING MAINTENANCE IS CRITICAL By Earl Towson, Technical Leader (Elevating), Technical Safety BC It’s a scenario that’s seen in movies, or perhaps one that people with claustrophobia fear: being trapped inside an elevator and unable to get out. While these cases are more rare than common, safety officers at Technical Safety BC remember an incident when three out of four ropes dislodged from their grooves and the elevator came to an abrupt stop. A passenger heard “loud, clanking noises” during this event, and was then trapped inside the elevator. Firefighters rescued the passenger, but it could have been worse.
An investigation later found that a problem developed in the bearings of the counterweight pully as the elevator was descending with a passenger on board. The bearing collapsed which tilted the pully onto its side and caused the elevator’s steel ropes to come out of their grooves. The elevator was found suspended by a single rope that remained in the pully system.
Not to mention, owners are responsible by law for overseeing elevating maintenance providers and how they deliver on their service contracts. Owners must have a maintenance contract with a licensed elevating contractor. The contractor must verify that only certified elevating devices mechanics, performing under licensed elevating contractors, are doing the work.
In speaking with the building owner, property manager, and the maintenance workers involved, Technical Safety BC found that the elevator had not been properly maintained for several months. It’s possible that a mechanic performing regular on-site maintenance could have heard any noises coming from the pully system before it failed. Communication issues between the building manager, the property manager, and the maintenance contractor also affected the lack of maintenance performed.
When in doubt, owners can request electronic record of their elevating device’s maintenance history through their maintenance contractor. Further, owners can ask their maintenance contractor to verify that their devices are being maintained according to the Maintenance Control Program (MCP).
In 2022, 55 incidents and 15 injuries related to elevating devices were reported to Technical Safety BC. Although it may not always be top of mind, maintenance continues to be a critical factor in elevating safety.
OWNERS ARE RESPONSIBLE FOR MAINTENANCE Owners who maintain their elevating devices regularly may reap the benefits of avoiding long outages for repairs, less tenant complaints, and perhaps avoid a heftier bill if there was a catastrophic failure, or a need to bring their device into compliance.
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HOW TO BE AN INFORMED BUILDING OWNER Technical Safety BC recommends that owners stay proactive, informed, and diligent when it comes to their elevating devices. Firstly, learn how frequently an elevating device should be maintained by speaking with your maintenance contractor. At the very minimum, contractors should come by quarterly, but many elevating devices may require monthly check-ups. Ask your contractor, “When are the next mandatory (category) tests due to be performed?” Staying proactive in booking service contracts can help save money and time since costs are increasing and the availability of contractors may be in short supply.
Secondly, stay up-to-date by reviewing records of the maintenance completed on elevating devices. Elevating devices contractors are required to keep and provide these electronic records to owners when they are requested. Logbooks can also be found in the elevator machine room. Elevating contractors are required to update the logbook each time maintenance is performed. If owners would like to access this logbook, it’s suggested to do so with a certified elevating devices mechanic present, as there is moving equipment and the room may be hazardous. Lastly, is there a Maintenance Control Plan in effect for each device? Owners can see the date of the last test performed via their online account at Technical Safety BC, to determine whether their contractor is following the MCP conscientiously. Preventative maintenance may be a prudent investment for owners to keep elevating devices running smoothly and safely throughout their lifecycle. At the very least, peace of mind knowing that due diligence was exercised in case of litigation may be worth it.
ELEVATING CHECKLIST: BEST PRACTICES FOR BUILDING OWNERS • Know your responsibilities as owners. Find information in the Safety Standards Act, Elevating Devices Safety Regulation.
• Are you an owner of an apartment building or development site and considering selling? • Curious about your property’s market value? Contact us today for a no obligation property valuation!
• Meet with a licensed elevating devices contractor regularly to discuss compliance updates or service needs. • (For owners with multiple buildings) Hire a technical expert to oversee technical contracts. • Review test results to ensure life safety systems (call button, Fire Emergency Service functionality) are programmed and work correctly. • Prepare elevating devices for earthquakes. Review test results to check your elevators’ reaction to seismic activity. • Have a building plan for floods and fires that include elevating devices. • Report an incident or hazard to Technical Safety BC if you have any concerns.
Technical Safety BC is an independent, self-funded organization that oversees the safe installation and operation of technical systems and equipment. This includes overseeing the safety of elevators, escalators, moving walkways, dumbwaiters, lifts, and construction hoists in accordance with the Safety Standards Act and the Elevating Devices Safety Regulation. www.technicalsafetybc.ca
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• Stay up-to-date with regulatory notices and through newsletters from the Technical Safety BC.
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SPRING 2023 | 21
THE KEY
FRIENDLY LANDLORD NETWORK By David Savory, Manager of Metrics and Data Analysis, Aunt Leah’s Place According to the Demographia Report on International Housing Affordability in 2022, Vancouver is the least affordable city in North America and the third least affordable city in the world. A September 2022 StatCan report indicated that homeownership in Canada is decreasing while rentership is increasing. The growth in renter households (+21.5 per cent) more than doubled the growth in owner households (+8.4 per cent). One third of renters are living in unaffordable housing, that is, they are spending more than 30 per cent of their income on shelter costs. In 2016, the Canadian Observatory on Homelessness and A Way Home Canada released the findings from Without a Home, the largest national study on youth homelessness ever conducted in Canada that surveyed more than 1,100 participants. The results are mind-boggling and illustrate the need to prevent young people from ever experiencing homelessness. The average age when these youth first left home was 15.7, and 40.1 per cent were younger than 16 when they first experienced homelessness. According to the 2020 Metro Vancouver Homeless Count, 3,634 individuals were found to be homeless and of this total, 32 per cent were formerly in foster care. The lack of affordable housing is problematic for educational attainment and future employment, thus delaying or prohibiting long-term personal development, stability, and independence. One must work less, or not at all, while attending school. While young adults from parented homes are receiving subsidized rents and living supports well into their 20s, former foster youth are struggling to even find an apartment to rent. In fact, foster care has been deemed a “superhighway to homelessness.” This affects housing tenure and/ or one’s ability to complete schooling. Yet, education is increasingly necessary in order to get a job in B.C. WorkBC estimates that between 2021 and 2031, nearly 80 per cent of jobs in B.C. will require postsecondary education. Educational, economic, social, and wellness outcomes for many youth aging out of care are poor compared to most young people. The costs of adverse outcomes for these youth could lie between $222 and $268 million for the cohort of 1,000 youth aging out each year. Moral arguments aside, the higher earnings and increased taxes paid by supported youth, coupled with the reduced need for income assistance, government health care, criminal justice-related and other service expenditures will exceed the costs of intervention. As if an unaffordable housing market weren’t enough, we are also grappling with a poisoned drug supply and a global pandemic. These three crises intersect to make life more stressful and confusing for all of us but even more so for former youth in care whose lives are already precarious. Clearly some sort of intervention is necessary. The City of New Westminster is building 2,000 units for supported housing, but these will not be ready until 2030. Recently, Premier Eby announced three
22 | SPRING 2023
actions as part of a “100-day plan” to increase the housing stock: 1. Removing strata rental restrictions to turn empty units into homes. 2. Ending most age restrictions for strata so young people and families have more options. 3. Working closer with municipalities to identify housing needs, especially areas that need housing the most. These brick-and-mortar solutions can be effective but they take longer to realize than programmatic ones which can also be very successful. Three years ago, A.M. was a young man at imminent risk of homelessness. Once he was housed, Aunt Leah’s Connections Program referred him to the Bootstraps employment program at the beginning of 2021 to find a second income when his employment hours were reduced in the restaurant industry due to COVID restrictions. During his time in the Bootstraps Program, A.M. actively engaged and participated in a number of programs, including the Social Enterprise Employment Training Program, Coffee Chats, POP workshops, and the Sharing Circle. Through the support of the Bootstraps Program, A.M. successfully acquired a second job through his external networks in food preparation and continued with this interest applying for a postsecondary culinary program, where he is currently enrolled. In the spirit of the notion that “It takes a village to raise a child,” I would like to introduce the Friendly Landlord Network, a collaboration between a number of partnering organizations. It is a Metro Vancouverwide network of homeowners and property managers, who rent suites to youth transitioning or transitioned out of government care. Friendly Landlords receive rent and tenancy support from a network of experienced support organizations. This collaboration supports young people on their journey to self-sufficiency by providing supported housing, job training and coaching on essential life skills. We are actively looking for landlords with independent units (basement suites and apartments) who want rental income and also want to be part of a solution with the support of organizations with a wealth of experience working with youth in and from foster care. If you are willing to give someone a chance, you are our kind of landlord!
If you are interested in being part of the solution, please visit www. friendlylandlordnetwork.com to learn more. Please contact the program coordinator David Savory at dsavory@auntleahs.org
LANDLORDBC EVENTS We’re always working to continue to bring education, excellent guest speakers and fun events to our members. This year we will have a mix of virtual and in-person events including a Breakfast-and-Learn event in Vancouver, our annual Charity Golf Tournament, and our AGM which will be held in Victoria in the fall. Make sure to read our e-newsletters for the most up to date information on upcoming events including registration and ticket sales, as well as sponsorship opportunities.
UPCOMING EVENTS Spring Breakfast & Learn May 11, 2023 8:00 am — 12:00 pm Morris J Wosk Centre for Dialogue, Vancouver Golf Tournament & Charity Fundraiser June 13, 2023 Olympic View Golf Club, Victoria
SPRING 2023 | 23
THE KEY
HUNTER’S HINTS What Kind of Insurance Do I Need?
By Hunter Boucher, Vice-President, Operations, LandlordBC Insurance is one of the most significant purchases for a rental housing provider yet understanding which insurance product is the right fit can be difficult. I had the opportunity to sit down with Mike Nichol, the realty/LandlordBC account executive at Megson FitzPatrick Insurance Services to discuss some common scenarios and what landlords should look for in their insurance policy. Q. For anyone that owns and rents out a condo to long term tenants their building should have insurance but what additional coverage should they consider?
• Unit improvements and betterments — unit owner is responsible for insuring unit improvements and betterments made since the building’s original construction.
A. This is a very common question we get. Landlords in this scenario should look specifically for a landlord (rented condo unit) policy with coverage that includes:
• Coverage to protect an owner should the strata corporation assess damages, for example, the strata corporation’s insurance deductible from a claim origination in that owner’s unit. Limits of coverage may be capped at $25,000 so options should be discussed with your broker.
• Contents (for example appliances). • Rental income — will continue to pay rents coverage if tenant is required to move out during claim and rent payments stop.
• Liability protection.
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A. This really comes down to ensuring you are advising your broker that you are renting out a suite in your house which will cause a small additional surcharge to be added to the home insurance. Landlords will also need to ensure that there is enough contents coverage under the home insurance policy to cover the appliances in the unit. Landlords should also be aware that their home insurance policy will NOT cover the personal contents of tenants and that the tenant should secure a tenant insurance policy to cover their personal items. Further landlords should review the rental income coverage under their home insurance policy to make sure it is enough to cover additional living expenses as well as the loss of rental income. Q. Does this change if it’s a subdivided single-family home versus a duplex where the owner lives in the other half? A. No, it does not change if the owner owns the whole building as long as there are separate self-contained units. Q. And how about a carriage house where an owner lives on the property? A. Most residential insurance companies are requiring that a separate coverage be taken out on the carriage house — “rented dwelling coverage.” This can usually be added to the home insurance policy as a second location. Additionally, your tenant should also be required to carry insurance. Q. Before getting to the details of tenant insurance, are there other considerations that should be factored in if this unit is a townhouse? A. Not really because it is still ownership of a unit within a condo/strata. However, townhomes often have more square footage so townhome owners may require higher limits when it comes to coverage of improvements, betterments, and contents, and so on. Q. Moving out of stratified units, what should an owner look for if they rent out a basement suite in the house they live in?
Q. How does this change if the owner is renting out a singlefamily dwelling and they do not live on the residential property? A. This would be considered a stand-alone rental property and could be insured on its own or as a second location on your primary home insurance policy. There are insurance programs that are specifically designed to do this that offer specialized coverages designed for the modern day landlord. Q. Between a single-family dwelling with one tenancy and a larger building, where is the line where an owner should consider different insurance? A. If the building has four units or more, a commercial policy willAD likely be required. Most 9:52 commercial policies are settled on a card:q7 12/9/11 AM Page 1
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www.cambieroofing.com 1367 East Kent Ave. Vancouver, B.C. V5X 4T6
SPRING 2023 | 25
THE KEY Hunter’s Hints (Cont’d) Replacement Cost basis. The coverage limit should reflect 100 per cent of the rebuilding/replacement value including costs associated with demolition and debris removal as well as increased costs due to changes in building codes and by-laws. This is really quite important as coverage will cease when the limit of coverage is exhausted. In most circumstances, a dwelling with up to three units is considered a personal lines policy and can qualify for Guaranteed Replacement Cost (GRC) coverage in the event of a total loss. A policy with GRC will pay to rebuild regardless of the cost, in other words it is not subject to the coverage limit. For older homes built before 1970, increased re-building and repair costs due to by-laws and code upgrades should be considered and discussed with your broker because an extension of coverage may be required. Q. For someone with a larger building, say 50 units, what should they be looking for in their insurance products? A. Owners should secure a comprehensive commercial insurance policy and ensure it includes the following: • Broad Form/All Risk and Replacement Cost coverages. sewer/drain back-up, flood and earthquake coverages often need to be purchased in addition so ensure these are discussed with a broker. • Given the current supply chain and labour constraints, the gross rental period of indemnity should be no less than 24 months and ideally reflect the maximum length of time required to rebuild in the event of a total loss. • The policy should include a stated amount waiver of co-insurance to remove the possibility of suffering a co-insurance penalty in a claim scenario. • Deductibles should be manageable but considering higher deductibles is a great way to mitigate premium increases.
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• Depending on the location of the building, earthquake coverage can be very important. The earthquake deductible is a percentage, usually 10 to 20 per cent, and it is applied to the coverage limit. Understanding the application and quantifying exposure is important as it can amount to millions of dollars. • Commercial general liability — protects landlords should they be sued by a third party for bodily injury or property damage. Slip, trip & fall claims are common. A minimum coverage limit of $5,000,000 is recommended. • Equipment breakdown — provides coverage for boiler and other equipment and machinery in the event of sudden or accidental breakdown.
OTHER CONSIDERATIONS
• Building coverage limit should reflect the full replacement value including demolition and debris removal as well as increased costs due to changes in building codes & by-laws. A replacement cost appraisal is the best way to determine this. • Gross rents coverage limit should reflect 100 per cent of the gross rents assuming full occupancy over the desired indemnity period. • Additionally, it is very important to promote tenant insurance as it protects both landlords and tenants. Should a tenant cause a loss, it will increase the chances of the landlord’s insurer recovering the cost of damages from the tenant’s insurer. Tenants will also have additional living expense coverage which will pay for alternate accommodations should they be displaced during a claim. • Cyber/privacy insurance, Employment Practices Liability (EPL) if the landlord has employees such as live-in caretakers and pollution coverage, if pollutants such as fuel tanks are present on the property, should also be discussed with a broker. I would like to give a big thank you to Mike for sharing his vast insurance expertise with myself and our members. In his role, Mike has been managing their rental building insurance program for the past 15 years. Having also been a landlord for more than 20 years he has a unique perspective on the industry. Megson FitzPatrick is a full service insurance broker with a specialized rental building program designed exclusively for LandlordBC members with buildings with 10 units or less. Megson FitzPatrick also offers preferred terms to members that own larger buildings.
ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND ACCESS CONTROL KEY FOB Vandelta Communication Systems Ltd.(VDC) Christopher Rae (604) 732-8686 vandelta.com ACCOUNTING D&H Group LLP Arthur Azana (604) 731-5881 dhgroup.ca Smythe LLP Daniel Lai (604) 687-1231 smythecpa.com ADVERTISING - VACANCIES Yardi Breeze Premier Jasmin Rodas (800) 866-1124 yardibreeze.ca ADVERTISING & PROMOTION Places4Students.com Laurie Snure (866) 766-0767 Places4Students.com AIR CONDITIONING Reliance Home Comfort Dan Harvey (416) 707-5964 reliancehomecomfort.com APPLIANCE - RENTALS Coinamatic Canada Inc. Lyle Silverstein (604) 270-8441 coinamatic.com Penguin Appliances Sales & Services Inc. Harb Sangha (604) 451-4411 penguinappliances.com APPLIANCE - SALES & SERVICE Coinamatic Canada Inc. Lyle Silverstein (604) 270-8441 coinamatic.com Penguin Appliances Sales & Services Inc. Harb Sangha (604) 451-4411 penguinappliances.com Trail Appliances Catherine Maxwell (604) 838-3385 trailappliances.com APPRAISAL - INSURANCE Normac Nicole Daniels (604) 221-8258 normac.ca ASBESTOS REMOVAL BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com BUILDING ENVELOPE ATRIA Building Solutions Wojtek Ulasewicz (604) 837-8813 atriaconstruction.ca Lambert Plumbing and Heating Ltd Youhann Semov (604) 734-0890 lambertplumbing.ca BUILDING MANAGEMENT Greater Vancouver Home Services Ltd. Shawn Stevens (778) 727-2888 greatvancouverhomeservices.com
CLEANING - JANITORIAL SERVICES Greater Vancouver Home Services Ltd. Shawn Stevens (778) 727-2888 greatvancouverhomeservices.com COLLECTIONS NRM Group Ltd. Jolene Johnson (604) 404-2108 nrmg.ca CONTRACTORS BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com KS Maintenance LTD Teresa Cheung (604) 339-8223 ks-propertyservices.com Lambert Plumbing and Heating Ltd Youhann Semov (604) 734-0890 lambertplumbing.ca Vancouver General Contractors Hussain Khatheer (604) 430-3004 vancouvergeneralcontractors.com CREDIT REPORTS RentCheck Credit Bureau Brenda Maxwell (800) 661-7312 rentcheckcorp.com DEBTOR LOCATOR RentCheck Credit Bureau Brenda Maxwell (800) 661-7312 rentcheckcorp.com DECKS AND BALCONIES Lambert Plumbing and Heating Ltd Youhann Semov (604) 734-0890 lambertplumbing.ca DRAINAGE & SEWER Lambert Plumbing and Heating Ltd Youhann Semov (604) 734-0890 lambertplumbing.ca DRAPERIES AND BLINDS - SALES Westport Manufacturing Mary Mckinley (604) 261-9326 west-port.com DUCT CLEANING Air-Vac Services Canada Ltd. Brent Selby (604) 882-9290 airvacservices.com ELECTRICIANS Control Tech Electrical Greg Mitsiadis (604) 779-7176 contoltechelectric.com Evanson Electric Ltd. David Evanson (604) 657-7957 evansonelectric.com ELEVATOR Metro Atta Elevator Ltd Preet Binning (604) 569-2977 metroelevator.ca
ENERGY EFFICIENCY & CONSERVATION BC Hydro To learn more about energy savings opportunities go to bchydro.com FortisBC Energy Inc. Mel Tugade (888) 224-2710 fortisbc.com FRESCo Building Efficiency Jordan Fisher (778) 783-0315 frescoltd.com Yardi Breeze Premier Jasmin Rodas (800) 866-1124 yardibreeze.ca ENGINEERS FRESCo Building Efficiency Jordan Fisher (778) 783-0315 frescoltd.com Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 rjc.ca ESTATE & SUCCESSION PLANNING Monarch Financial/Manulife Securities Inc. Richard Laurencelle (604) 681-2699 EV CHARGING STATIONS Sparkle Solutions Connie Goldman (866) 769-0680 sparklesolutions.ca EVICTION SERVICES Canadian Tenant Inspection Services Ltd. Anna Garnett (778) 846-9125 ctiservices.ca NRM Group Ltd. Jolene Johnson (604) 404-2108 nrmg.ca EXTERIOR/ SIDING REPLACEMENT Lambert Plumbing and Heating Ltd Youhann Semov (604) 734-0890 lambertplumbing.ca FIRE PROTECTION & MONITORING Telus Communications Inc Sarah Ballantyne (250) 310-3343 telus.com FIRE PROTECTION, MONITORING & EQUIPMENT Community Fire Prevention Ltd. Jordan Kennedy (604) 944-9242 comfire.ca Vancouver Fire and Radius Security Angela Nottingham (604) 232-3473 vanfire.com FLOORING AND CARPETING Lambert Plumbing and Heating Ltd Youhann Semov (604) 734-0890 lambertplumbing.ca Mira Floors Limited Kevin Bergstresser (604) 856-4799 mirafloors.com
FOOD WASTE DISPOSER Super Save Group of Companies Danielle Johannes (604) 533-4423 supersave.ca GUTTERS, SOFFITS & RAILING INSTALLATION Cambie Roofing Contractors Paul Skujins (604) 261-1111 cambieroofing.com HEATING FUELS Columbia Fuels Nathan Dorie (877) 500-4328 columbiafuels.com INSPECTIONS-TENANCY COMPLIANCE Canadian Tenant Inspection Services Ltd. Anna Garnett (778) 846-9125 ctiservices.ca INSURANCE AC&D Insurance Services Ltd. Robert ten Vaanholt (604) 985-0581 acdinsurance.com BFL Canada Risk and Insurance Services Inc. Stacey Wilson (778) 374-4125 bflcanada.ca/real-estate Capri CMW Insurance Services Ltd. Danielle Russell (604) 294-3301 capricmw.ca Megson FitzPatrick Insurance Mike Nichol (250) 519-2300 megsonfitzpatrick.com INTERCOM REPAIRS & INSTALLATION Vandelta Communication Systems Ltd.(VDC) Christopher Rae (604) 732-8686 vandelta.com INTERNET LISTING SERVICES Yardi Breeze Premier Jasmin Rodas (800) 866-1124 yardibreeze.ca INVESTMENT & RETIREMENT PLANNING Monarch Financial/Manulife Securities Inc. Richard Laurencelle (604) 681-2699 LANDSCAPING - LAWN & GARDEN MAINTENANCE BUR-HAN Garden & Lawn Care Robert Hannah (604) 983-2687 bur-han.ca LAUNDRY EQUIPMENT LEASING AND SALES Sparkle Solutions Connie Goldman (866) 769-0680 sparklesolutions.ca LEGAL SERVICES Haddock & Company Jessica McNeal (604) 983-6670 haddock-co.ca Lesperance Mendes Alex Chang (604) 685-3567 lmlaw.ca
NRM Group Ltd. Jolene Johnson (604) 404-2108 nrmg.ca Refresh Law Oscar Miklos (604) 800-8096 refreshlaw.ca LIGHTING Control Tech Electrical Greg Mitsiadis (604) 779-7176 contoltechelectric.com MEDIA MediaEdge Communications Dan Gnocato (604) 549-4521 mediaedge.ca MORTGAGE FINANCING Citifund Capital Corporation Derek Townsend (604) 683-2518 citifund.com MORTGAGE FINANCING CMHC Eric Bond (604) 737-4161 cmhc.ca ONLINE PAYMENT SERVICE Yardi Breeze Premier Jasmin Rodas (800) 866-1124 yardibreeze.ca PAINT SALES Cloverdale Paint Dave Picariello (604) 551-8083 cloverdalepaint.com PAINTING SERVICE Lambert Plumbing and Heating Ltd Youhann Semov (604) 734-0890 lambertplumbing.ca Remdal Painting & Restoration Inc. Paul Maryschak (604) 882-5155 remdal.com PEST CONTROL Assured Environmental Solutions Brett Johnston (604) 463-0007 assuredenvironmental.ca Solutions Pest Control Ltd. Jason Page (604) 815-0093 PestSolutions.ca PIPE LINING/ RE-PIPING CuraFlo of Canada Ltd Randy Christie (604) 298-7278 curaflo.com PLUMBING/HEATING/BOILERS Allied Plumbing, Heating & Air Conditioning Lance Clarke (604) 731-1000 allied-plumbing.ca BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com Brighter Mechanical Bryn Werry (604) 279-0901 brightermechanical.com
This list is intended for use by the members of LandlordBC. It is distributed with the understanding that it does not constitute a recommendation or guarantee from LandlordBC. Rather it is consolidation of recommendations received by LandlordBC from its individual members. Although the information is intended to be beneficial, neither we nor any other party will assume liability for loss of damage as a result of reliance on this material.
ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND Cambridge Plumbing Systems Ltd. John Jurinak (604) 872-2561 cambridgeplumbing.com CuraFlo of Canada Ltd Randy Christie (604) 298-7278 curaflo.com Lambert Plumbing and Heating Ltd Youhann Semov (604) 734-0890 lambertplumbing.ca Manna Plumbing Ltd. Chris Kobilke (604) 710-3908 mannaplumbing.com Montalbano Plumbing Services Ltd. Andrea Giovanni (604) 444-0222 montalbano.ca Reliance Home Comfort Dan Harvey (416) 707-5964 reliancehomecomfort.com Viessmann Manufacturing Co. Inc. Glen Mellis (604) 533-9445 viessmann.ca Xpert Mechanical & JK Lillie Ltd. Kerry West (604) 294-4540 xpertmechanical.com PRINTING Citywide Printing Ltd Gordon Li (604) 254-7187 citywideprint.com PRIVATE INVESTIGATION AND SKIP TRACING NRM Group Ltd. Jolene Johnson (604) 404-2108 nrmg.ca PROPANE Columbia Fuels Nathan Dorie (877) 500-4328 columbiafuels.com PROPERTY MANAGEMENT 88West Realty Ltd Shirin Saleh 88westrealty.com A A Property Management Ltd. Aaron Leung (604) 207-2002 aaproperty.ca Advent Real Estate Services Ltd. Michelle Farina (604) 736-6478 rentwithadvent.com Aedis Realty Azi Hosseini (778) 881-4414 azihomes.com Ambiance Property Management Inc. Deepak Kumar (604) 366-4959 ambianceproperty.ca Ami Dixon Property Manager Ami Dixon (604) 833-4144 Appelt Management Inc. Ryan Gray (250) 980-3577 risemanagement.ca Associa British Columbia, Inc.- RHOME Katie Khoo (604) 591-6060 rhomepm.ca
28 | SPRING 2023
Associated Property Management (2001) Ltd. Rob Zivkovic (250) 712-0025 apmkelowna.com Atrium Pacific Properties Inc. Accounts Payable (250) 477-5353 atriumpropertymanagement.ca Barbican Property Management Dragana Lazic (604) 943-2203 Barbicanpm.ca Bayside Property Services Ltd. Lynda Creamer (604) 432-7774 baysideproperty.com Bayswater Projects Ltd Nicholas Wadsley (604) 720-0603 bayswater-projects.com BentallGreenOak (Canada) Limited Partnership Candace Le Roux (604) 646-2814 bentallgreenoak.com Birds Nest Properties Alvin Cheung (604) 260-9955 birdsnestproperties.ca Bodewell Realty Inc. Myra Rajan (604) 633-5511 bodewell.ca Bolld Real Estate Management Leo Chrenko (855) 266-8588 bolldpm.com Brightside Homes Ronald Singh (604) 684-3515 brightsidehomes.ca Casa Rental Management Tammy Diego-Mott (604) 273-6801 Cecilia Court Armida Cumberbirch Century 21 Energy Realty Ltd Mike Buburuz (250) 785-0021 c21energymanagement.ca Century 21 In Town Realty Michael La Prairie (604) 685-5951 century21vancouver.com CLV Group Michael Forani (613) 728-2000 clvgroup.com Cogir Real Estate Kevin Anderson (905) 434-2243 cogir.net Copper Ridge Court Vera Lloyd (250) 372-0829 Coronet Realty Ltd. Aaron Best (604) 298-3235 coronetrealtyltd.com Custom Realty Ltd. Jolene Foreman (604) 916-6345 custom-realty.ca Deecorp Properties Patricia Dee (604) 683-0002 Delta King Place Housing Society Lucy Borges (250) 632-6535 deltakingplace.ca
Devon Properties Ltd. David Craig (250) 595-7000 devonproperties.com Devonshire Properties Paola Lopez (604) 879-7368 devonshire-inc.com Dexter Realty/Dexter PM Gurm Pandher (604) 869-8226 dexterrealty.com Dorset Realty Group Canada Ltd. Damien Roussin 604-270-1711 ext. 111 dorsetrealty.com DPM Rental Management Ltd. Phillip Paull (604) 982-7051 DPMonline.ca Eagleson Properties Ltd. Katherine Eagleson (604) 879-1070 eaglesonproperties.com EasyRent Real Estate Services Ltd. Reception EasyRent (604) 662-3279 easyrent.ca Fireside Property Group Ltd Keith McMullen (403) 228-4303 firesidepropertygroup.com FirstService Residential Jaclyn Jeffrey (604) 683-8900 fsresidential.com GMC Projects Inc. David Milne (604) 717-4477 gmcprojects.com Greater Vancouver Tenant & Property Management Ltd. Keaton Bessey (604) 398-4047 gvantpm.com Green Door Property Management Jayde Cooke (250) 345-2133 Gulf Pacific Property Management Ltd. Terry Roberts (604) 990-1500 gulfpacific.ca GWL Realty Advisors Residential Inc. Michele Caley (587) 412-5583 gwlraresidential.com Hathstauwk Holdings Ltd. Terra Turton (604) 272-7626 Hathstauwk.com Hewett Homes Adrienne Hewett (604) 922-1934 hewetthomes.ca Holywell Properties Adam Major (604) 885-3460 holywell.ca HomeLife Benchmark Realty Corp. Rawad Najjar (604) 644-4491 homelifepropertyrentals.ca Hope Street Management Corp. Daria Vagner (604) 416-0042 hopestreet.ca Hugh & McKinnon Realty Ltd. Scott Higgins (604) 531-1909 hughmckinnon.com
Hume Investments Ltd. Sally McIntosh (604) 980-9304 humeinvestments.com Hunter McLeod Realty Corp. Richard Anderson (604) 734-8860 hmrealty.bc.ca JKS Realty & Property Management Jason Kahl jksrealty.ca L Bennett Consultants Lolly Bennett (604) 307-3080 Locarno Riley Mari Lougheed Enterprises Ltd. Andrew Statham (604) 980-0067 Macdonald Commercial R.E.S. Ltd. Tony Letvinchuk (604) 736-5611 macdonaldcommercial.com MacPherson Real Estate Ltd. Rob MacPherson (604) 605-2534 cbmre.ca Maple Leaf Property Management Apartments Melanie LeBar (604) 925-8215 Maxsave Real Estate Services Linda Stacey (250) 640-3471 maxsave.bc.ca Metro Vancouver Housing Corporation Farah Kassam (604) 432-6300 metrovancouver.org Midwest Property Management Tina Ding (604) 291-6878 rentmidwest.com Minto Properties Inc Lynne Bedard minto.com Mountain Town Properties Ltd Jodie Ouimet (250) 368-7166 Mr. Christopher E Hughes, CCIM Christopher Hughes, CCIM (604) 833-7922 Multiple Realty Ltd Grace Cheng (778) 918-855 Murray Hill Developments Ltd. Barry Wiedman (780) 488-0288 Oak West Realty Yori Nakatani (604) 731-1400 Oakwyn Realty Ltd. Arlene Chiang (604) 897-0458 oakwynpm.com Peninsula Property Management Doug Holmes (604) 536-0220 rentinfo.ca Picket Fence Property Management Group Cindy Hamel (604) 807-1105 picketfencepmg.com Porte Realty Ltd. Ryan Singleton (604) 732-7651 porte.ca
Prospero International Realty Inc. (604) 669-7733 Quality Property Management Real Estate Services Ltd Marianne Miller (778) 878-7304 bcpropertyspecialist.com Raamco International Properties Canadian Ltd. Kimm Zbierski (201) 567-5991 raamco.ca Raven Property Management Ltd. George Holmes (250) 881-8866 RE/MAX City Realty Gibsons Andrea Kerr (604) 682-3074 coastrentals.ca RE/MAX Crest Realty Tom Wang RE/MAX Crest Realty Aidin Ashkieh (604) 566-1010 RE/MAX Penticton Realty Deborah Moore (250) 492-2266 yoursouthokanaganhome.com Re/Max Sea to Sky Real Estate Ltd. Shankar Raina (604) 935-9071 remaxseatoskypm.com Real Property Management Carla Browne (888) 272-2111 rpmcentral.ca Real Property Management Signature Albert Langbid (877) 497-0848 rpmsignature.ca Realstar Steve Matish (416) 923-2950 realstar.ca Red Door Management Corp Lisa Biggin (778) 827-0377 reddoorpm.ca Reign Realty Andi Pham (604) 404-4888 reignrealty.ca REMAX City Ken O’Donnell (604) 740-7652 Remax City Realty Ken Zhou Rent It Furnished Realty Robson Souza (604) 628-3457 rentitfurnished.com Rent Real Estate Services Lucy Willcox PREC* (604) 737-8865 rentrealestateservices.ca Reside Management Ericko Toni residemanage.com Rize Alliance Properties Ltd. Rebecca Mumford (604) 630-1645 rize.ca Roboson Holdings Ltd. Sarah Hill (604) 682-2088 rennie.com Royal LePage Rockies West Realty Cris Leonard (250) 409-5500 mountainviewproperties.ca
ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND S.A.H. Properties Ltd Leslie Pomeroy Sahota Associates Ranjeeva Samaranayake (778) 823-2750 South Okanagan Property Management Ashley Lutke-Schipholt (250) 485-9935 southokanaganrentals.com Southland Mortgage Ltd. Erik Hyatt Strand Development Kris Loncar Sunstar Realty Ltd. David Mak (604) 436-1335 sunrealty.ca Sutton West Coast Realty 120 Joseph T-Giorgis (604) 816-2928 Swift Realty Ltd. Reza Khatami (604) 239-2144 swiftrent.ca Townsend Management Don Townsend (250) 448-0242 Transpacific Realty Advisors Accounting Department (604) 873-8591 transpacificrealty.com Tribe Management Inc. Scott Ullrich (604) 202-5500 Turner Meakin Management Company Ltd. Brian Meakin (604) 736-7020 Unique Real Estate Accommodations Inc. Nina Ferentinos (604) 984-7368 VADA Asset Management Inc Michelle Farina (604) 416-3880 vadaam.com Vancouver Property Management, VPM Group RE/MAX Farid Entezari (877) 633-7910 VPMGroup.ca
Vancouver Rent It Andy Yuen (604) 408-0008 Vancouver Rental Group Seva Roberts (604) 537-4399 vancouverrentalgroup.ca Ville Property Management Ltd Jade Yu Virani Property Management Anthony Fong virani.ca Wealth Realty Inc. Bill Mitsui billmitsui.com Wesgroup Properties Alysha Bacus (778) 957-7376 wesgroup.ca West Kootenay Rentals Paula Owen (250) 359-5021 Westwynd Real Estate Services Ltd. Jeff Brown (604) 944-8917 Wynn Real Estate Ltd. Juhan Lee (604) 762-4200 wynnrealty.ca REAL ESTATE SALES CBRE Limited Lance Coulson (604) 662-5141 nationalapartmentgroupbc.ca Goodman Commercial Inc. Mark Goodman (604) 714-4790 goodmanreport.com Macdonald Commercial R.E.S. Ltd. Tony Letvinchuk (604) 736-5611 macdonaldcommercial.com Macdonald Commercial R.E.S. Ltd. Dan Schulz (778) 999-5758 bcapartmentinsider.com McEvay Blair Multifamily Group James Blair (604) 790-7089 mbmultifamily.com
Multifamily Real Estate Services Seth Baker (778) 686-3330 multifamily.ca
Incredible Restorations Mikael Gatfi (604) 639-0990 incrediblerestorations.com
Pospischil Realty Group Adam Pospischil (604) 263-1000 pospischilrealty.com
Lambert Plumbing and Heating Ltd Youhann Semov (604) 734-0890 lambertplumbing.ca
REDEVELOPMENT MANAGEMENT IDS Group David Adelberg (604) 245-9898 idsgroup.ca
ROOFING Cambie Roofing Contractors Paul Skujins (604) 261-1111 cambieroofing.com Bond Roofing Daniel Fajfar (604) 375-2100 bondroofing.ca
RENOVATION & REPAIRS BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com RENOVATION & REPAIRS KS Maintenance LTD Teresa Cheung (604) 339-8223 ks-propertyservices.com RE-PIPING BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com Brighter Mechanical Bryn Werry (604) 279-0901 brightermechanical.com Cambridge Plumbing Systems Ltd. John Jurinak (604) 872-2561 cambridgeplumbing.com Lambert Plumbing and Heating Ltd Youhann Semov (604) 734-0890 lambertplumbing.ca Manna Plumbing Ltd. Chris Kobilke (604) 710-3908 mannaplumbing.com RESTORATION FirstOnSite Restoration Ltd. Amy Barilla (236) 335-0499 firstonsite.ca
Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 rjc.ca ROOFING MEMBRANES Cambie Roofing Contractors Paul Skujins (604) 261-1111 cambieroofing.com SECURITY & INTERCOM SYSTEMS NRM Group Ltd. Jolene Johnson (604) 404-2108 nrmg.ca Telus Communications Inc Sarah Ballantyne (250) 310-3343 telus.com Vandelta Communication Systems Ltd.(VDC) Christopher Rae (604) 732-8686 vandelta.com SOFTWARE - PROPERTY MANAGEMENT Pendo Jodelene Weir (604) 398-4030 pen.do/partners/landlordbc SUPPLIES - HARDWARE, BUILDING, MAINTENANCE Rona/Lowes Brad LeGrow (604) 314-1366 rona.ca
Super Save Group of Companies Danielle Johannes (604) 533-4423 supersave.ca The Home Depot Canada Michael Lirangi (416) 571-8940 homedepot.ca/pro TELECOMMUNICATIONS Telus Communications Inc Sarah Ballantyne (250) 310-3343 telus.com UTILITY SUB-METERING Enerpro Systems Corp. Andrew Davidson (604) 982-9155 enerprosystems.com WASTE/ RECYCLING Super Save Group of Companies Danielle Johannes (604) 533-4423 supersave.ca Waste Connections of Canada Inc. Tomas Hansen (604) 834-7578 WasteConnectionsCanada.com WATERPROOFING Cambie Roofing Contractors Paul Skujins (604) 261-1111 cambieroofing.com Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 rjc.ca WINDOW - REPLACEMENT/ INSTALLATION/RENOVATION A1 Windows Roque Datuin (604) 777-8000 a1windows.ca Centra Windows Andrew Anderson (888) 534-3333 centrawindows.com Retro Teck Window Wilfred Prevot (604) 291-6751 retrowindow.com
ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - VANCOUVER ISLAND ACCOUNTING D&H Group LLP Arthur Azana (604) 731-5881 dhgroup.ca Smythe LLP Daniel Lai (604) 687-1231 smythecpa.com ADVERTISING - VACANCIES Yardi Breeze Premier Jasmin Rodas (800) 866-1124 yardibreeze.ca ADVERTISING & PROMOTION Places4Students.com Laurie Snure (866) 766-0767 Places4Students.com APPLIANCE - RENTALS Coinamatic Canada Inc. Lyle Silverstein (604) 270-8441 coinamatic.com
APPLIANCE - SALES & SERVICE Coinamatic Canada Inc. Lyle Silverstein (604) 270-8441 coinamatic.com Trail Appliances Catherine Maxwell (604) 838-3385 trailappliances.com Westcoast Appliance Gallery Fred Aram (250) 382-0242 westcoastappliance.ca APPRAISAL - INSURANCE Normac Nicole Daniels (604) 221-8258 normac.ca ASBESTOS REMOVAL BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com
CLEANING - CARPET & UPHOLSTERY Island Carpet & Upholstrey Cleaning Inc. Ron Gould (250) 590-5060 islandcarpetcleaning.ca COLLECTIONS NRM Group Ltd. Jolene Johnson (604) 404-2108 nrmg.ca CONTRACTORS BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com CREDIT REPORTS RentCheck Credit Bureau Brenda Maxwell (800) 661-7312 rentcheckcorp.com
DEBTOR LOCATOR RentCheck Credit Bureau Brenda Maxwell (800) 661-7312 rentcheckcorp.com DRAINAGE & SEWER Callaway Plumbing and Drains Ltd. Brett Callaway (250) 216-7159 callawayplumbing.ca VICTORIA DRAINS Dave Lloyd (250) 818-1609 victoriadrains.com ELECTRICIANS Rushworth Electrical Services Inc. Dustin Rushworth (250) 361-1231 rushworthelectric.ca ENERGY EFFICIENCY & CONSERVATION BC Hydro To learn more about energy savings opportunities go to bchydro.com
FortisBC Energy Inc. Mel Tugade (888) 224-2710 fortisbc.com FRESCo Building Efficiency Jordan Fisher (778) 783-0315 frescoltd.com Yardi Breeze Premier Jasmin Rodas (800) 866-1124 yardibreeze.ca ENGINEERS FRESCo Building Efficiency Jordan Fisher (778) 783-0315 frescoltd.com Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 rjc.ca
SPRING 2023 | 29
ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - VANCOUVER ISLAND EVICTION SERVICES Canadian Tenant Inspection Services Ltd. Anna Garnett (778) 846-9125 ctiservices.ca NRM Group Ltd. Jolene Johnson (604) 404-2108 nrmg.ca FIRE PROTECTION & MONITORING Telus Communications Inc Sarah Ballantyne (250) 310-3343 telus.com FIRE PROTECTION, MONITORING & EQUIPMENT Vancouver Fire and Radius Security Angela Nottingham (604) 232-3473 vanfire.com Rushworth Electrical Services Inc. Dustin Rushworth (250) 361-1231 rushworthelectric.ca FOOD WASTE DISPOSER Super Save Group of Companies Danielle Johannes (604) 533-4423 supersave.ca Callaway Plumbing and Drains Ltd. Brett Callaway (250) 216-7159 callawayplumbing.ca HEATING FUELS Columbia Fuels Nathan Dorie (877) 500-4328 columbiafuels.com INSPECTIONS-TENANCY COMPLIANCE Canadian Tenant Inspection Services Ltd. Anna Garnett (778) 846-9125 ctiservices.ca INSURANCE AC&D Insurance Services Ltd. Robert ten Vaanholt (604) 985-0581 acdinsurance.com BFL Canada Risk and Insurance Services Inc. Stacey Wilson (778) 374-4125 bflcanada.ca/real-estate Capri CMW Insurance Services Ltd. Danielle Russell (604) 294-3301 capricmw.ca Megson FitzPatrick Insurance Mike Nichol (250) 519-2300 megsonfitzpatrick.com INTERNET LISTING SERVICES Yardi Breeze Premier Jasmin Rodas (800) 866-1124 yardibreeze.ca LEGAL SERVICES Haddock & Company Jessica McNeal (604) 983-6670 haddock-co.ca Lesperance Mendes Alex Chang (604) 685-3567 lmlaw.ca
30 | SPRING 2023
NRM Group Ltd. Jolene Johnson (604) 404-2108 nrmg.ca Refresh Law Oscar Miklos (604) 800-8096 refreshlaw.ca MEDIA MediaEdge Communications Dan Gnocato (604) 549-4521 mediaedge.ca MORTGAGE FINANCING Citifund Capital Corporation Derek Townsend (604) 683-2518 citifund.com CMHC Eric Bond (604) 737-4161 cmhc.ca ONLINE PAYMENT SERVICE Yardi Breeze Premier Jasmin Rodas (800) 866-1124 yardibreeze.ca PAINT SALES Cloverdale Paint Dave Picariello (604) 551-8083 cloverdalepaint.com PIPE LINING/ RE-PIPING CuraFlo of Canada Ltd Randy Christie (604) 298-7278 curaflo.com PLUMBING/HEATING/BOILERS BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com Brighter Mechanical Bryn Werry (604) 279-0901 brightermechanical.com Callaway Plumbing and Drains Ltd. Brett Callaway (250) 216-7159 callawayplumbing.ca Cambridge Plumbing Systems Ltd. John Jurinak (604) 872-2561 cambridgeplumbing.com CuraFlo of Canada Ltd Randy Christie (604) 298-7278 curaflo.com Viessmann Manufacturing Co. Inc. Glen Mellis (604) 533-9445 viessmann.ca PRINTING Citywide Printing Ltd Gordon Li (604) 254-7187 citywideprint.com PRIVATE INVESTIGATION AND SKIP TRACING NRM Group Ltd. Jolene Johnson (604) 404-2108 nrmg.ca PROPANE Columbia Fuels Nathan Dorie (877) 500-4328 columbiafuels.com
PROPERTY MANAGEMENT 460 Property Management Inc. Carol Buck (250) 591-4603 460pm.com Abingdon Moore Realty Marilyn Koehle (778) 421-8797 Advanced Property Management Inc. Lorri Fugle (250) 338-2472 advancedpm.ca BentallGreenOak (Canada) Limited Partnership Candace Le Roux (604) 646-2814 bentallgreenoak.com
Lannon Creek Holdings Ltd Dave McClimon (250) 744-0394 Macdonald Commercial R.E.S. Ltd. Tony Letvinchuk (604) 736-5611 macdonaldcommercial.com Oakwood Property Management Carol Dobell (250) 704-4391 oakwoodproperties.ca Pemberton Holmes Property Management Claire Flewelling-Wyatt (250) 478-9141 thepropertymanagers.ca
Cherry Creek Property Services Ltd. Val Ketel (250) 427-7411 ccps.email
Proline Management Ltd. Adam Taylor (250) 475-6440 prolinemanagement.com Quality Property Management Real Estate Services Ltd Marianne Miller (778) 878-7304 bcpropertyspecialist.com Raamco International Properties Canadian Ltd. Kimm Zbierski (201) 567-5991 raamco.ca
Clover Residential Ltd. Alana Fitzpatrick (250) 532-2635 duttons.com
Richmond Property Group Ltd Jean McKay (250) 388-9920 richmondproperty.ca
Colliers Grant Evans (250) 414-8373 collierscanada.com Complete Residential Property Management Dennie Linkert (250) 370-7093 completeresidential.com Colyvan Pacific Property Management Jodi Levesque (250) 754-4001 colyvanpacific.com
Royal LePage Nanaimo Realty Brenda Gilroy (250) 760-2234 royallepagenanaimo.ca
Brown Bros Agencies Limited Drew Storey (250) 385-8771 brownbros.com Century 21 Queenswood Chris Markham (250) 477-1100 century21queenswood.ca
Cornerstone Properties Ltd. Jason Middleton (250) 475-2005 cornerstoneproperties.bc.ca Coronet Realty Ltd. Aaron Best (604) 298-3235 coronetrealtyltd.com Countrywide Village Realty Ltd. Simranjeet Kaur (250) 749-6660 Devon Properties Ltd. David Craig (250) 595-7000 devonproperties.com DFH Real Estate Ltd. Lisa Clark (250) 477-7291 Equitex Realty Ltd. Joe Bellows (250) 386-6071 equitex.ca Greenaway Realty Ltd. Kirsten Greenaway (250) 216-3188 greenawayrealty.com Hugh & McKinnon Realty Ltd. Scott Higgins (604) 531-1909 hughmckinnon.com Hume Investments Ltd. Sally McIntosh (604) 980-9304 humeinvestments.com
TPM Properties Debbie Hunt (250) 383-7663 Tribe Management Inc. Scott Ullrich (604) 202-5500 Widsten Property Management Steve Widsten (250) 753-8200 islandrent.com REAL ESTATE SALES CBRE Limited Lance Coulson (604) 662-5141 nationalapartmentgroupbc.ca Colliers Grant Evans (250) 414-8373 collierscanada.com Goodman Commercial Inc. Mark Goodman (604) 714-4790 goodmanreport.com Macdonald Commercial R.E.S. Ltd. Tony Letvinchuk (604) 736-5611 macdonaldcommercial.com McEvay Blair Multifamily Group James Blair (604) 790-7089 mbmultifamily.com RENOVATION & REPAIRS BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com RE-PIPING BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com Brighter Mechanical Bryn Werry (604) 279-0901 brightermechanical.com
Callaway Plumbing and Drains Ltd. Brett Callaway (250) 216-7159 callawayplumbing.ca Cambridge Plumbing Systems Ltd. John Jurinak (604) 872-2561 cambridgeplumbing.com RESTORATION FirstOnSite Restoration Ltd. Amy Barilla (236) 335-0499 firstonsite.ca ROOFING Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 rjc.ca SECURITY & INTERCOM SYSTEMS NRM Group Ltd. Jolene Johnson (604) 404-2108 nrmg.ca Telus Communications Inc Sarah Ballantyne (250) 310-3343 telus.com SOFTWARE - PROPERTY MANAGEMENT Pendo Jodelene Weir (604) 398-4030 pen.do/partners/landlordbc SUPPLIES - HARDWARE, BUILDING, MAINTENANCE Rona/Lowes Brad LeGrow (604) 314-1366 rona.ca Super Save Group of Companies Danielle Johannes (604) 533-4423 supersave.ca The Home Depot Canada Michael Lirangi (416) 571-8940 homedepot.ca/pro TELECOMMUNICATIONS Telus Communications Inc Sarah Ballantyne (250) 310-3343 telus.com UTILITY SUB-METERING Enerpro Systems Corp. Andrew Davidson (604) 982-9155 enerprosystems.com WASTE/ RECYCLING Super Save Group of Companies Danielle Johannes (604) 533-4423 supersave.ca WATERPROOFING Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 rjc.ca WINDOW - REPLACEMENT/ INSTALLATION/RENOVATION A1 Windows Roque Datuin (604) 777-8000 a1windows.ca Centra Windows Andrew Anderson (888) 534-3333 centrawindows.com Retro Teck Window Wilfred Prevot (604) 291-6751 retrowindow.com
CYNTHIA JAGGER & MARK GOODMAN METRO VANCOUVER’S MULTI-FAMILY EXPERTS NEW
NEW
REDUCED
Oxford Estates
Chestnut Court Apartments
Lonsdale Court
2275 Oxford Street, Vancouver
5262 Ladner Trunk Road, Delta
8669 Heather Street, Vancouver
42 suites in Grandview-Woodland.
28-unit apartment building on a 41,334 SF lot –
23 suites in Marpole.
Large corner lot – 21,139 SF. 3% cap rate.
steps to Ladner shopping mall. 3% cap rate.
10-minute walk to the Marine Drive Skytrain station.
List $15,760,000
List $10,000,000
List $6,980,000
UNDER CONTRACT
SOLD
SOLD
Image: Google Maps
Mountain Ash Manor
Carlton Court
1990 West 41st Avenue
2291 W 1st Avenue, Vancouver
2295 W 1st Avenue, Vancouver
Vancouver
12 suites in Kitsilano with ocean and mountain
12 suites in Kitsilano with ocean and mountain
20-suite concrete apartment building.
views. 2 blocks to Kits Beach. 3.5% cap.
views. Corner lot – 2 blocks to Kits Beach. 3.9% cap.
Located in the heart of Kerrisdale.
List $6,100,000
List $5,988,000
List $9,800,000
Mark Goodman
Cynthia Jagger
Personal Real Estate Corporation
Personal Real Estate Corporation
Direct 604 714 4790 mark@goodmanreport.com
Direct 604 912 9018 cynthia@goodmanreport.com
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Goodman Commercial Inc. Office: 604 558 5511 560–2608 Granville Street Vancouver, BC V6H 3V3
This communication is not intended to cause or induce breach of an existing listing agreement. The information contained herein has been obtained from sources deemed reliable. While we have no reason to doubt its accuracy, we do not guarantee it. It is your responsibility to confirm its accuracy and completeness independently.