Issuu

Where There is Smoke

Window of Opportunity

SPRING 2024

PM 40063056

PRIVACY: KEEPING IT SIMPLE AND PROTECTED

Furnished Rental Considerations

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

Rental Buildings. Lots of Them. Apartment Buildings | Land Assemblies Strata Dissolution | Investment Properties

Dan Schulz, PREC

Chris Winckers

dan@bcapartmentinsider.com

cwinckers@bcapartmentinsider.com

778.999.5758

778.828.9763

THE KEY

CONTENTS

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

David Hutniak Chief Executive Officer

Monika Sosnowska Director, Marketing and Communications Bryan Smith Member Services Representative

Board of Directors Board Chair: Jason Middleton Vice-Chair: Michael Drouillard Secretary-Treasurer: Derek Townsend Directors James Blair, Nicolas Denux Dorothy Friesen, Kerri Jackson, Sarah Liu, Paul Sander, Kim Schuss

Cover photo credit: Monika Sosnowska

Hunter Boucher Vice-President, Operations Lisa Henderson Senior Member Services Representative

Stephanie Watterson Member Services Representative

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

CEO’s Message

Keeping It Simple and Protected

Where There is Smoke

Furnished Rental Considerations

A Missed Opportunity for Landlord Support

Benefits of Package Locker Systems

A Window of Opportunity

2023 Recap: Vancouver Vacancy Hits All Time Low

Hunter’s Hints

Associate Members/ Corporate Suppliers — Mainland

Associate Members/ Corporate Suppliers — Vancouver Island

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

SPRING 2024 | 3

THE KEY

CEO’S MESSAGE David Hutniak, CEO, LandlordBC LITERALLY OVERNIGHT B.C.’S HOUSING LANDSCAPE HAS EXPERIENCED A SEA OF CHANGE For years, opponents of transit and infill housing in British Columbia mostly succeeded in blocking new homes and transit lines, driving up the province’s notoriously high home prices and rents. That all changed late last year when the B.C. government passed a raft of reforms to unlock more homes, in more shapes and sizes, all across the province. In November of 2023 three important bills — Bill 44, 46 and 47 — were introduced and given royal assent. Opponents of these changes have said that the government is “ramming” these changes through. For supporters of these changes, which include LandlordBC, the speed of the reforms has been welcomed. This is in addition to moves earlier in 2023 to establish housing targets for municipalities with sticks and carrots to ensure that these targets are met. The subsequent public “shaming” of 10 housing supply laggard municipalities was a surprise to many and very much welcomed by supply advocates. Under the stewardship of Premier Eby and Housing Minister Ravi Kahlon, the B.C. government announced housing-related initiatives or legislation meant to fast-track building approvals, build more housing at transit locations, and standardize design for small scale, multi-unit homes, such as townhomes, triplexes and laneway homes to expedite cities’ permitting processes. They also announced a loan program for homeowners who create secondary suites, and legislation to restrict short-term rental accommodations. It can be argued that with these combined measures British Columbia now leads Canada in opening-up more housing options, at more affordable price points, for the many residents who need them.

BILL 47: LEGALIZING TOD Of the three bills passed, it is my view that none is more important in terms of its impact on the creation of purpose-built rental housing than Bill 47: Housing Statutes (Transit-Oriented Areas) Amendment Act. We would add that of equal importance, if not more so, is government ensuring that we have a legislative environment conducive to owning and operating rental housing and LandlordBC continues to advocate for our members and broader sector on that front. Governments looking to spur housing construction have many options. Among the fastest is to simply and directly legalize multi-storey apartments. Traditionally delegated to municipalities, land use zoning remains within the jurisdiction of state and provincial governments in Canada; they have authority to step in and create their own zoning where municipalities have been unduly restrictive or exclusionary. Recognizing this legal fact, British Columbia has legalized up to 20-storey buildings within 200 metres of all SkyTrain stops, 12 storeys within 400 metres, and 8 storeys within 800 metres. In addition, 8–12 storeys are now

4 | SPRING 2024

legal next to many bus exchanges, and next to West Coast Express commuter rail stations, in all of the central municipalities of the Greater Vancouver region. Lower minimum densities and heights are also set for major bus exchanges in cities farther from Vancouver and outside the Lower Mainland (note: the municipalities have been grouped in Metro Vancouver, medium-sized municipalities, including Victoria and Kelowna, and other qualifying areas). The result is that a significant portion of Vancouver, and parts of surrounding municipalities with SkyTrain, now permit mid-rise apartment buildings. These changes are part of Bill 47, which authorizes the Minister of Housing to designate transit-oriented areas (TOAs) and bus stations, setting both minimum densities and heights, as well as the distance from each class of TOA or bus station where they will apply. The minister can also list new TOAs or bus stations by regulation, making it relatively easy to add new areas as SkyTrain expands, bus service increases, or future governments decide to upzone new areas with already-excellent bus service. Bill 47 requires local governments to designate TOAs under their own bylaws, but it provides that the province can step in and directly zone for apartments if the minister concludes that the local government is stonewalling. Bill 47 also prevents cities from requiring off-street parking as part of housing projects in TOAs, except for accessible parking spots for people with disabilities. This moves away from the current system, in which cites arbitrarily decide how much parking each housing development requires and force developers to build that parking whether residents want it or not. At $80,000 per underground space, these requirements can easily kill homes. It leads to the overbuilding of parking, too. A 2017 City of Vancouver study found that there were 1.5 residential parking spaces for every car in the dense West End neighbourhood — an oversupply of 8,000 parking spaces. Besides just the cost, building parking can slow construction, requiring huge and time-consuming parking craters before above-ground construction can begin. Opponents, several municipalities included, have leveled criticisms at the bill. While supporting transit-oriented communities in principle, a common opposition claim is that new housing is racing ahead of available space in local hospitals and schools, failing to recognize that creating a housing shortage on top of a school or hospital shortage will not make things better. If we need schools, then we should build them. And since we need housing, we should also build that. While new housing does increase population in a given area, it also brings in the property and income tax revenue that pays for new schools and hospitals. The opposition B.C. Greens have been especially vocal objecting to Bill 47 on the grounds that much of the new, dense housing may not have any affordability requirements. This is taken right from the NIMBY playbook. What’s notable is that the same criticism is rarely levied against more expensive, existing, lowerdensity housing. But in most cases, that new, dense housing will be more affordable than the single-detached homes that they replace. A final critique comes from housing advocates who decry that Bill 47 missed an important opportunity, for now, of the south and west parts of Vancouver, that have resisted apartments and transit. The entire area west of Arbutus has only one small, TOA-designated bus station. Future governments should remedy this limitation either by subway expansion and/or by designating more bus stations as TOAs. While the voracity of these dramatic legislative changes will not be known until we see how many homes, especially purpose-built rental, are actually created, we applaud the government for its commitment to taking bold and long overdue action to move the supply needle.

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THE KEY

KEEPING IT SIMPLE AND PROTECTED Personal information collection rules in B.C. By Office of the Information and Privacy Commissioner for British Columbia Landlords in B.C. are required to abide by the Personal Information Protection Act’s (PIPA) rules around collecting, using or disclosing personal information. That can seem daunting and complex, especially in the digital age. While some landlords might keep personal information related to their business in filing cabinets, for example, others might have it spread across different digital spaces and platforms.

This article aims to demystify compliance with PIPA by looking at the fundamentals of the legislation — practicable principles that apply regardless of the size of a landlord’s business or the technology used. These principles include ensuring consent to collect people’s information and a reasonable purpose for doing so, limiting the collection to what is necessary and not keeping information for any longer than necessary, as well as keeping the information you do collect secure. While PIPA applies to any person, corporation or unincorporated association renting out any property, how you comply with the legislation is scalable — someone renting a suite in their home may have different operational requirements than a rental management company, for example. By adhering to a few key privacy principles, landlords can better protect their investments and build trust with residents and prospective tenants.

6 | SPRING 2024

LIMITING COLLECTION: A GATEWAY TO GOOD PRIVACY PIPA’s definition of personal information as “information about an identifiable individual” is broad and includes everything from a person’s name and date of birth to their physical characteristics, income, description, photos, or video recordings. The legislation aims to strike a balance between landlords’ need to collect this information to run their business and people’s right to privacy. Achieving that balance starts with a key tenet of good privacy: Don’t collect what you don’t need. Reasonableness is an important factor here. Make sure you have a defined purpose for collecting a piece of personal information and ask yourself whether a reasonable person would consider the collection appropriate in the circumstances.

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THE KEY

SURVEILLANCE SYSTEMS, SUCH AS SECURITY CAMERAS, CAN ALSO LEAD TO AN OVER-COLLECTION OF PERSONAL INFORMATION. What if a tenant consents to the collection of their information in these spaces? Under PIPA, the reasonableness standard still applies. While consent, whether verbal or written, is required to collect personal information, the types of collections outlined here may still fail to meet the legislation’s requirement that the collection be reasonable in the circumstances. If that is the case, the collection is not authorized.

Ask that question and you can start crossing off the types of over-collection that are unnecessary to run your rental business. For example, diving into someone’s social media presence is likely offside of PIPA because it would mean collecting far more personal information than you need to assess their suitability as a potential renter. Some tenant screening tools take this a step further, over-collecting personal information by scraping massive amounts of it from social media and other places that are off-limits for a landlord to collect on their own. Landlords who use such services are responsible for this over-collection, which likely contravenes PIPA.

Limiting the collection of personal information to a specific reasonable purpose is a proactive approach landlords can take to put themselves on the path to compliance with PIPA.

Surveillance systems, such as security cameras, can also lead to an over-collection of personal information. A landlord should have clear purposes for using this type of technology, have exhausted other less intrusive options, and be able to demonstrate that it is for a reasonable purpose.

RETAINING AND PROTECTING PERSONAL INFORMATION Once you’ve collected personal information for a reasonable purpose and with consent, two important considerations

National Apartment Group British Columbia

CBRE LIMITED, REAL ESTATE BROKERAGE FO RS AL E

Downtown Nanaimo

Multi-Family Specialists FOURTH

A leader in Metro Vancouver and Greater Victoria rental apartment building sales, with total sales value in excess of $2.2 Billion* between 2015-2024. *SOURCE: Altus Data Studio and CBRE (January 1, 2015 – March 1, 2024). Includes transactions with co-operating Brokers.

FO RS AL E

STREET BR

UCE

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SUMMERLAND, BC

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Well-maintained 22 suite rental building Priced Under $200,000/unit Located 4 minutes from Downtown Nanaimo List Price: $4,290,000

FO RS AL E

Lance Coulson

Greg Ambrose

Executive Vice President National Apartment Group BC 604 662 5141 lance.coulson@cbre.com

Vice President National Apartment Group BC 604 662 5178 greg.ambrose@cbre.com

FO RS AL E

Corner Mixed-Use Investment Property

Abana Court Apartments

Prime Strata Retail in The Heart of Kitsilano

VANCOUVER, BC

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We are a leading apartment building sales team in BC that has the ability to reach buyers across the globe with 530+ offices situated in all major markets around the world. We are a team with significant local knowledge and expertise that is globally connected, a combination that is indispensable and creates the most competitive marketing program. We specialize in achieving maximum value for our clients, while at the same time maintaining a professional sales process all the way through! View more listings: NationalApartmentGroupBC.ca

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14884 North Bluff Road

McKenzie Manor Apartments

NANAIMO, BC

WHITE ROCK, BC

VICTORIA , BC

· 36 Unit Rental Townhome Complex · Centrally located in Nanaimo steps away from grocery-anchored retail · Status: JUST SOLD (February 2024)

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This disclaimer shall apply to CBRE Limited, Real Estate Brokerage, and to all other divisions of the Corporation; to include all employees and independent contractors (“CBRE”). All references to CBRE Limited herein shall be deemed to include CBRE, Inc. The information set out herein, including, without limitation, any projections, images, opinions, assumptions and estimates obtained from third parties (the “Information”) has not been verified by CBRE, and CBRE does not represent, warrant or guarantee the accuracy, correctness and completeness of the Information. CBRE does not accept or assume any responsibility or liability, direct or consequential, for the Information or the recipient’s reliance upon the Information. The recipient of the Information should take such steps as the recipient may deem necessary to verify the Information prior to placing any reliance upon the Information. The Information may change and any property described in the Information may be withdrawn from the market at any time without notice or obligation to the recipient from CBRE. CBRE and the CBRE logo are the service marks of CBRE Limited and/or its affiliated or related companies in other countries. All other marks displayed on this document are the property of their respective owners. All Rights Reserved. Mapping Sources: Canadian Mapping Services canadamapping@cbre.com; DMTI Spatial, Environics Analytics, Microsoft Bing, Google Earth

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THE KEY

Privacy takeaways for landlords

arise: How long can you keep the information, and how are you going to protect it?

1. Don’t collect what you don’t need.

Under PIPA, landlords are required to securely destroy personal information once it no longer serves the purpose for which it was originally collected. This principle of minimizing collection to only what is necessary will serve landlords well in mitigating the impacts of a privacy breach — you can’t lose information you no longer possess. It should be noted here that the legislation also gives people the right to request access to their personal information in a landlord’s custody and requires landlords to retain information they used to make a decision about someone — a rejected tenancy application, for example — for at least one year.

2. Make sure the personal information you collect is appropriate and reasonable. 3. Ensure you have consent to collect the information. 4. Delete or destroy personal information when it’s no longer needed (and only after one year if it is information used to make a decision about someone). 5. Minimize accounts and locations used to collect and store personal information. 6. Ensure adequate security for accounts and devices that collect or store personal information. 7. Know how to manage a potential breach. 8. Ensure any tenant screening service you may use follows these principles. Project3_Layout 1 2023-09-13 12:33 PM Page 1

PIPA also requires organizations to make reasonable security arrangements to protect personal information. Again, the term “reasonable” is used here and what that means in practice is that the safeguards can be scalable depending on the sensitivity of the information involved. A private homeowner might require a locked filing cabinet in a secured room for hardcopy records of someone’s banking information, for example, while a rental management company’s records system would require robust technological safeguards. A key principle here is that the safeguards should reflect the severity of the potential harm should that information be breached.

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THE KEY While these safeguards will differ depending on the specific scenario, practicing good security hygiene is a must for landlords. This could include things like ensuring you change the default password on your router or surveillance camera, and secure devices that contain personal information (computers, phones, some surveillance cameras) with technologies like encryption, remote wiping, and face and fingerprint scans. In keeping with the principle of minimizing the amount of information you collect, the OIPC also recommends that you limit the number of places that information is stored. This has become an increasing concern in the digital age. Landlords should, for example, not mix personal and business email accounts, and should make sure that personal information related to their rental business is kept in a secure location, ideally with a backup copy of that information in another secure place in case the former fails. (The OIPC’s Security Self-Assessment Tool and the Canadian Centre for Cyber Security website are two great resources to learn about the security measures you can take to protect personal information). Of course, even if you are minimizing the amount of personal information you are collecting and doing your best to keep what

you do collect secure, privacy breaches can still happen. If they do, it’s important to have a plan in place. OIPC guidance, “Privacy breaches: tools and resources for the private sector goes through the process of how best to respond to a privacy breach. The four main steps are to contain the breach — take commonsense steps to limit the impact of the breach; evaluate the risks — how sensitive is the information, who could be harmed and how?; decide if the potential harms warrant notifying affected individuals and, if appropriate, our office; and finally look at what went wrong and how you can guard against future breaches. The OIPC encourages landlords regardless of the size of their rental business to review the guidance and think through a worst-case scenario of a privacy breach and the steps they would take to mitigate its harms.

NEXT STEPS AND RESOURCES It’s important to remember that privacy is a process, not an end destination. By keeping the principles outlined here front of mind, landlords will be better positioned to comply with PIPA, and to foster and maintain the trust that is essential to the landlord-tenant relationship.

The OIPC’s Private Sector Landlord and Tenants guidance provides additional information and scenarios on how PIPA applies in the rental space. If you have questions not answered in the guidance, contact info@oipc.bc.ca or (250) 387-5629. The OIPC is also offering free in-person training on PIPA in Victoria on May 8, and Kamloops on May 23. For more information and to register, please visit: www.oipc.bc.ca.

LEGAL SERVICES FOR RESIDENTIAL & COMMERCIAL LANDLORDS

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12 | SPRING 2024

THE KEY

WHERE THERE IS SMOKE...

Natural disasters are increasing risks and premiums By Mike Nichol, Senior Client Executive, Acera Insurance Increased property insurance costs in recent years are driven by many various factors and are rapidly becoming a pressing concern for most property owners, including landlords. Natural disasters, such as wildfires and floods, alongside other factors that increase the risk of property damage increasingly contribute to elevated premiums. Let’s examine some of the factors that contribute to increased insurance costs.

WILDFIRES In recent years, British Columbia has experienced the most expensive and destructive wildfire seasons on record and insurance companies in the interior now refer to two seasons — wildfire season and non-wildfire season. This year, with very little snow and rain, the conditions are prime for ignition of British Columbia’s tinder-dry forests which are most frequently caused by lightning strikes and human activities. It is hard to deny that the climate has and continues to change, and we must adapt with it. In most cases, insurance companies will not consider insuring a new property within 50 km of an active wildfire. If the renewal of your current policy falls within wildfire season and there is an active fire within 50 km, new markets will not want to offer coverage, and this means you are limited to your current insurance company. It should be noted that this can have a significant

14 | SPRING 2024

impact when selling a property as it may limit a purchaser’s ability to obtain the necessary insurance for their financing.

WEATHER

Atmospheric rivers, which are narrow corridors of concentrated moisture in the atmosphere that can bring heavy rainfall, can and often do lead to flooding, landslides and ultimately property damage. The rapid increase in precipitation can lead to the rapid rising of the groundwater table, causing hydrostatic pressure that can find its way up through your foundation floor and/or walls. It is therefore crucial to have a well-functioning drainage system that is well-maintained, which includes seasonally clearing gutters and downspouts and regularly inspecting perimeter drains and storm water outlets.

Further on the weather front, unusually extreme drops in temperature can cause pipes to freeze. Coupled with insufficient insulation on fire suppression systems, this can expose pipes to frigid temperatures. When these pipes burst the cost to remediate this damage can be in the millions of dollars. A little bit of extra work can save you from an expensive headache later on. It is recommended to have a professional inspect your system for any signs of leakage, corrosion, or inadequate insulation. Additionally, before temperatures drop, exterior garden hoses should be taken indoors and indoor water valves shut off and foam faucet covers installed on hose bibs.

EARTHQUAKES

A good friend recently asked me if it was worth it to purchase earthquake coverage. Personally, I am not a gambling man, I suggested he was better off to pay for the coverage while he could still get it. If you opt-out of the coverage and change your mind in a year or two, it might not be available. It may be possible to increase your deductible or reduce the contents portion of the earthquake coverage if the savings make sense. With earthquake, there can be a sense that it won’t happen in my lifetime or in our community. Possibly because the threat is underground, or the recent “Big Ones” have mostly occurred far away from us. I like those theories, but to sleep at night I have earthquake coverage to protect my largest assets. Many parts of British Columbia are at high risk for earthquake, particularly on the coast due to its location along the Cascadian Subduction Zone. Insurance companies purchase earthquake coverage specifically from something called the Reinsurance market. Reinsurance allows insurance companies to spread the risk of earthquake losses across multiple entities, reducing their exposure to large claims. The cost of earthquake coverage in regions prone to seismic activity is increasing substantially and deductibles are following the same trend. Given the rising costs of reinsurance, many insurance companies simply cannot offer earthquake coverage as it is too costly a product to offer. Companies that are capable of offering coverage will charge more for older buildings in areas with higher seismic activity.

USE

How the property is used can also increase a chance of damage. Since the COVID-19 pandemic, more people are staying in, including many individuals who are now working exclusively from their home. Simultaneously, there is a marked increase in home and apartment fires, a likely correlation. Adding to that, we are increasingly seeing crowded living conditions, more people cooking from home, overloaded electrical devices and outlets, smoking, combustibles being stored too close to home heating sources, and arson — all of which contribute to the higher frequency of property fires and, ultimately, increased insurance costs.

HIGHER COST OF CLAIMS

“Double Double”, it’s not just your Tim Horton’s morning ritual but also the reality with renovations and remediation work — twice the cost and twice the time to complete. The increased cost of materials and a limited labour force have a predictable impact on insurance claims. If a claim happens during a large weather or fire event you can expect further delays as restoration companies will be going “full throttle.” Delays trickle down to force you or your tenants out of your homes or businesses for longer, driving up living expenses or rental income payouts. Higher demand on materials and labour and reduced emergency lodging availability will drive up claims costs. Much of British Columbia’s sought-after real estate is located in the highest risk locations: waterfront, homes backed against the forest or the secluded cabin that is nowhere near fire infrastructure such as hydrants or firehalls. Insurance companies consider these properties through a different lens. Insurance underwriters utilize the most up to date analytics to forecast the probability and severity of a loss. Prior to purchase, we suggest that you make sure the property is insurable and the cost and coverage are not prohibitive.

Acera Insurance (Formerly Megson FitzPatrick) is an all-service insurance brokerage that specializes in rental buildings and strata buildings. For more information visit our website at https://www. megsonfitzpatrick.com/. Contact Mike Nichol at mike.nichol@acera.ca.

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SPRING 2024 | 15

THE KEY

FURNISHED RENTAL CONSIDERATIONS By Hunter Boucher, Vice President of Operations, LandlordBC The complexities of the Residential Tenancy Act (RTA) and its application to various housing typologies, including furnished units, serve as a critical point of consideration for both landlords and tenants in British Columbia’s housing market.

The RTA’s broad and somewhat vague definitions allow for a flexible interpretation that encompasses a wide range of housing types. This adaptability is beneficial, yet it also introduces a layer of complexity, especially when considering the legislative framework’s impact on furnished accommodations. Landlords, as part of the LandlordBC community, are well aware of the challenges posed by navigating through the many statutes that govern residential tenancies. As members of LandlordBC will know, the legislative framework for residential tenancies can be complex with many statutes to consider. The primary piece of legislation that applies to residential tenancies is the RTA but other statues, such as the Human Rights Code and the Personal Information Protection Act, also have a significant impact. But what about furnished units specifically? The RTA does not identify furnished units directly nor does it have any sections that singularly address the unique challenges of furnished accommodation. Instead, the RTA relies on its vagueness to apply to almost any issue that can arise in any rental housing typology. Essentially, any provision in the RTA will equally apply to furnished or unfurnished units. In any tenancy, wear and tear of the rental unit and appliances is a concern. In furnished rentals, landlords must also consider wear and tear on furniture. It should be noted that the RTA does not allow for a

16 | SPRING 2024

separate deposit for furniture, leaving landlords relying solely on the half- month security deposit and, if pets are allowed, the half-month pet damage deposit. Any furnishings in a rental unit, whether it be short-term or long-term, should be chosen with longevity and ease of cleaning in mind. This does not necessarily mean putting plastic over the sofa but choosing a material that will endure use and is easily cleaned will go a long way in ensuring both landlord and tenant satisfaction. Landlords should also consider not furnishing units with furniture that has sentimental value or are difficult to replace. Long-term tenants looking for furnished accommodation will have a different set of expectations than short-term guests. You may need to ensure aspects of your furnishings are more robust while others more limited. For example, long-term tenants of furnished units will generally expect a wider array of kitchen utensils than an Airbnb guest but may want to purchase their own bedding. Pricing for long-term rentals differs significantly from short-term rentals while furnished rentals similarly differ from unfurnished. There are no guidelines for clear pricing of rental units which leaves homeowners needing to rely on market research. Luckily, as most rentals are advertised online, market research is as simple as looking at and comparing advertisements of similar rental units in your

area. The goal is to find a balance between a price that’s attractive to potential tenants, that reflects the value of your property with its furnishings, and your financial needs and goals. Placing tenants in a furnished unit is essentially the same as placing them in an unfurnished one. Landlords should employ a robust screening process and utilize tools such as reference and credit checks. The difference falls primarily in the language used to market the rental unit. Tenants seeking a furnished home, while still looking for a what is considered long-term accommodation are often not looking to make your rental unit their home for more than a year and are more focused on finding accommodation near what has brought them to your community, which is often employment. This means you should ensure your advertisement for a furnished unit identifies nearby institutions, such as hospitals and universities that might bring in temporary workers. The advertisement should also provide a good understanding of how furnished your rental unit is and what the tenant may need to supply themselves. This is made especially important as it is common for furnished rental units to be rented without the tenant viewing the unit in person prior to moving in. A way to mitigate potential confusion for tenants coming from out of town, or even country, is to utilize virtual showings and provide detailed lists of furnishings. The latter does double duty in that it provides a document to help keep track of what is in the unit. A list

LONG-TERM TENANTS LOOKING FOR FURNISHED ACCOMMODATION WILL HAVE A DIFFERENT SET OF EXPECTATIONS THAN SHORT-TERM GUESTS. of furnishing along with their condition should be included in the move-in and move-out condition inspections reports. While the RTA does not explicitly address the specifics of furnished units, its overarching principles apply, which necessitates a careful approach from landlords. The challenge of managing furnished rentals, from wear and tear on furniture to setting appropriate rental prices, requires a nuanced understanding of the market as well as the legislative landscape. For landlords, this means selecting durable and easily maintained furnishings, employing thorough tenant screening processes, and effectively marketing their properties to match the expectations of potential tenants. As with any tenancy, the success of renting out furnished units under the RTA hinges on a landlord’s ability to navigate these complexities with savvy and sensitivity towards tenant needs.

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SPRING 2024 | 17

THE KEY

A MISSED OPPORTUNITY For Landlord Support Every enlightened level of government understands that the rental housing crisis B.C. is experiencing is fundamentally a result of insufficient supply. The LandlordBC applauds the many measures and innovations advanced by the BC NDP to increase supply, and is honoured to have been and continue to be one of several key stakeholders to provide input as they implement and expand their supply strategies. But the reality is that what was announced on April 2 — contrary to the headline “More protections for renters, parents, landlords, families”— is devoid of any legitimate protections or support for landlords, nor will it increase supply for renters. Contrary to expectations, the measures announced on April 2 will, in fact, place additional financial pressure on a sector that is currently grappling with increased property taxes and maintenance costs, soaring interest rates and other financial burdens, and will decrease supply as more landlords, in particular small mom-and-pop landlords upon whom the market is disproportionately dependent, will leave the sector. Furthermore, those mom-and-pop landlords with vacant units sitting on the sidelines, will keep them on the sidelines as the risk/reward imbalance continues to diminish what was once a viable opportunity to provide critically needed housing for B.C. families, with the goal over the very long-term, to create some semblance of wealth creation for retirement. A goal that should not be demeaned as we witness increased pressure on all retirees to maintain their housing and to fund their healthcare needs. In addition to supply reducing measures such as those announced on April 2, proformas, the “numbers”, largely do not support building new purpose-built rentals and won’t until we see a major shift downward in interest rates and other cost-drivers impacting new construction. The harsh reality is that what was once a 10-year time horizon to hopefully resolve this rental housing crisis, is now more like a 15 plus time horizon. It’s not hyperbole to say that we are in a perfect storm. The premier and housing minister have both unambiguously acknowledged that our sector provides critical housing, and that the vast majority of landlords are responsible and respectful rental housing providers focused on delivering safe, secure, long-term rental housing. We agree! Moreover, LandlordBC has long been supportive of policies addressing bad actors and their negative impacts on the rental housing ecosystem. However, what our sector is now experiencing is death by a thousand cuts and, rather ironically, it’s renters that will ultimately suffer the consequences. We recognize the pressures the government faces due to the dearth of supply, but the diminishment of an industry that

18 | SPRING 2024

provides homes for more than 1.6 million British Columbians, and contributes billions of dollars to the provincial GDP, makes no sense. We genuinely believe that the premier and housing minister are sincere when they say they want to see balance in the rental housing ecosystem. Yet, this harmony is conspicuously absent! We need to have the premier and housing minister to take bold measures now to support our sector and by doing so they will in fact help renters, which is their stated goal. We are committed to continuing to collaborate with the premier and housing minister to ensure that we have a strong and vibrant rental housing ecosystem. Where the B.C. NDP should be directing their efforts right now are as follows: 1. Immediately implement a significant reduction in property taxes for all rental housing providers of purpose-built rentals and secondary market to mitigate the impacts of the soaring costs to operate, maintain and improve rental housing. 2. Reallocate the carbon tax on rental buildings to create a fund accessible to our sector to support the decarbonization objectives of CleanBC to retrofit B.C.’s aging purposebuilt rental stock. The reduction of greenhouse gas (GHG) emissions is this generation’s greatest challenge. Our sector understands that we need to be part of the solution, but the costs to upgrade the aging rental stock, a large percentage of which is the most affordable rental housing, are astronomical with no path to recoup these costs through rent increases. We need financial support to undertake these retrofits, and the redirection of the B.C. carbon tax into a sector accessible fund to reduce GHG emissions is a win-win for renters and the environment. 3. Continue to consult with LandlordBC to ensure that we have a legislative framework for residential tenancies that promotes both the preservation of current housing stock and the expansion of new rental housing supply in B.C. 4. Federally, we need our provincial government to actively advocate with us for meaningful changes to the tax treatment of enhancements to current rental properties, such as upgrading roofs, elevators, and mechanical systems, which are being mandated to undergo capitalization under CRA regulations, rather than being expensed. It is our view that the tax treatment of capital expenses should replicate

CRA’s treatment of current expenses, which will give rise to an immediate write-off, thereby providing critical financial support to our sector for the continued investment in the sustainability, health, and safety of our aging rental stock.

personal occupancy and does not occupy the unit for 12 months, the tenant may file a dispute for compensation. This additional compensation is up to 12 months of rent. •

Prohibiting evictions for personal occupancy in purposebuilt rental buildings with five or more rental units (this will be retroactive to April 3, 2024). This means that landlords (or their close family members) of buildings with five or more units will not be able to utilize the notice to end tenancy for landlords’ occupancy. We do not believe that this measure is necessary and will seek data the government used to support their decision and seek its revocation.

•

Prohibiting landlords from giving a notice to end tenancy unless the requirements or circumstances apply (or the landlord had a reasonable belief that they applied). This responds to the problem where a landlord issues frivolous notices to harass a tenant or evict a tenant by exhaustion. If this happens, the tenant will still have to dispute the notice, but they can also file a complaint with the RTB’s Compliance and Enforcement Unit. While we support an end to frivolous notices to end tenancy which is a form a harassment, we feel this needs clearer guidelines as to what constitutes frivolous and what standards are applied when considering if the requirements of a notice to end tenancy are met.

LandlordBC has undertaken a thorough review of the April 2 announcement, and we offer the following commentary. Some of the changes in the legislation will be ready to go once the bill is passed (Royal Assent) while others will require more work to do be done, primarily in the Residential Tenancy Regulations. We anticipate the regulatory changes to come into effect early this summer.

CHANGES EFFECTIVE UPON ROYAL ASSENT •

Prohibiting landlords from charging additional rent for additional occupants that are minors. This includes occupants who, at the time of signing the agreement were a minor and residing in the unit but are no longer a minor. This change has a significant impact on a landlord’s ability to cover the costs that additional occupants in the rental unit represent such as utilities and wear and tear.

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Increasing the amount of time a landlord must occupy a rental unit after ending a tenancy for personal occupancy from six months to 12 months (this will be retroactive to April 3, 2024). This means if a landlord ends a tenancy for

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THE KEY

QUICKPOINTS: • The B.C .NDP’s April 2, 2024 announcement, while aimed at increasing tenant protections, lacks substantive measures to support landlords or address the critical issue of housing supply, potentially harming renters in the long run.

CHANGES THAT WILL COME INTO EFFECT THROUGH REGULATION (EARLY SUMMER 2024) •

Increasing the amount of notice a landlord must give a tenant when ending a tenancy for personal occupancy from two months to four months. The increase in notice period is intended to give tenants more time to find new accommodations. By doubling the notice period, a new layer of complexity has been added to this process and landlords must plan much further out when considering moving into their rental unit or selling their property. We do not agree with this decision by the government. In our experience, many tenants dispute this notice, and current RTB service standards easily add two months to the notification period as the dispute wends its way through the RTB hearing process. This will allow additional time for impacted tenants to secure new housing. We are also concerned about negative impacts to the broader housing market.

•

Increasing the amount of time a tenant has to dispute a notice to end tenancy for personal occupancy from 15 days to 30 days. With the reduction in hearing wait times and the increased notice period this should not greatly affect landlords as any RTB hearing should be resolved before the effective date of the notice to end tenancy.

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Requiring landlords to use a web portal on the RTB website (which is under development) to generate notices to end tenancy for personal occupancy. This means landlords will have to enter all the required information through the new web portal before a notice is generated. This will help ensure that notices are properly completed before they’re given to tenants and help to landlords better understand when these notices to end tenancy are appropriate.

• The new policies may add financial strain on landlords, particularly small, family-run operations, risking a decrease in available rental units as these landlords may exit the market. • The sector faces a “perfect storm,” where current economic conditions and the announcement’s measures are not conducive to building new rental properties, extending the rental housing crisis. • LandlordBC supports the government’s acknowledgment of the importance of rental housing providers but emphasizes that the sector is suffering from “death by a thousand cuts,” with renters ultimately suffering the consequences. • LandlordBC urges the government to take bold steps to support the rental housing sector, suggesting measures like tax reductions and financial support for retrofits, to improve the situation for both landlords and renters.

As we approach the implementation of Bill 14, it’s important for landlords to fully understand the upcoming changes and their potential impact. With the Act’s passage imminent, it introduces a series of amendments aimed at providing additional protections for tenants, including further rent increase restrictions for households with minors and increased restrictions for landlords wishing to reclaim properties for personal use. As outlined above, the impacts of these changes are not insignificant. The regulatory updates scheduled for early summer 2024, specifically the introduction of a mandatory web portal for eviction notices and extended notice period should help tenants have greater confidence in the notices they receive for landlords’ personal occupancy and are intended to enhance the transparency and accountability in the end of tenancy processes. LandlordBC is committed to helping landlords understand and adapt to these changes while continuing to stand up for our sector against changes we believe are unnecessarily harmful to our sector. Overall, the rental housing ecosystem relies on a strong and stable foundation, the RTA, and these changes in our view undermine and weaken that foundation. As this legislation and regulations progress, we will continue to keep our members informed and up to date.

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BENEFITS OF PACKAGE LOCKER SYSTEMS By Coinamatic Canada Inc. Nothing beats the convenience of having packages delivered to your doorstep. However, for apartment residents, this everyday convenience can become a major hassle if they cannot be home when deliveries arrive. Residents often need to be concerned with theft, missed deliveries, and inconvenient timeframes. Package locker systems eliminate these concerns by providing a secure, locked location where couriers can leave packages and ensure that residents receive them at their convenience. It is not surprising that apartment package lockers are a popular amenity given the advantages they offer to both residents and property managers.

ENHANCE THE TENANT EXPERIENCE

As property managers and owners seek new ways to enhance tenant amenities, package locker systems should be at the top of their list, just as they are on the wish lists for most apartment residents. The convenience and safety they offer residents while reducing the need for facility staff to manage deliveries will be well worth the investment. Choosing the right parcel locker system for your building will provide a much easier package management and provide benefits to both tenants and landlords. Streamlining Package Handling For landlords and property managers who rely on office staff to manage package deliveries and pick-ups, package locker systems save valuable time and provide a storage solution for packages of all sizes, including, in some cases, perishable and oversized items. Rather than having to drop everything to receive a package and find the appropriate storage area, staff can focus their energies on more vital aspects of property management. Some locker systems even provide the ability to accept packages with a controlled-access package room featuring refrigerated units, various locker sizes and a secure overflow room to accommodate oversized parcels. Increased Security and Order Nearly 1 in 4 Canadians have been a victim of package theft making theft prevention one of the top benefits of package locker systems. A new survey by FedEx Canada finds that Canadians are worried that packages left at the entrance will be stolen. Traditional doorstep deliveries have for many years been inundated with theft, accidental misplacement, and even weather damage. By adding a package locker system, landlords and property managers can dramatically lower the risk of thieves stealing unattended packages from apartment buildings and help deter would-be thieves from trying to access the building in the first place since the lockers provide secure storage for each parcel that is well protected until personally collected by the intended recipient. Reduced theft also reduces the demand on management’s time and the heightened

security safeguards all types of deliveries — from clothing to higher-end items such as electronics and jewelry. Enhanced Flexibility for Parcel Pickup Busy schedules and unpredictable working hours may prevent residents from being able to easily collect their parcels or be available to sign for the delivery. With parcel lockers, however, tenants can rest assured that their deliveries are conveniently left in a secure space and available for pickup anytime. This flexibility is much appreciated by residents who no longer have to rush home, miss deliveries, or worse yet, worry about a stolen package. Having an option to collect a parcel 24/7 is invaluable — early mornings, late nights, evenings or weekends — your tenants can access their deliveries at the time that suits them best. Modernized Package Delivery For both residents and parcel carriers, offering a contactless solution provides an additional level of safety for those who prefer to limit physical interactions. Additionally, it provides a single drop-off point in each building, helping delivery companies provide their services in an efficient and economical manner, an important goal with the high volume of parcel deliveries occurring today.

CHOOSING THE RIGHT PARCEL LOCKER

When selecting a package locker system, it is important for property owners and managers to choose a safe and high-quality option. Make sure you assess the needs of the residents, the volume of deliveries, and parcel sizes. Additionally, you want to ensure that the location of the locker is easily accessible and open to residents at all times — the main lobby or a designated delivery room are often popular areas. When deciding on the parcel locker itself, verify that it has a sturdy design and provides secure locking mechanisms that has a user-friendly interface for both your tenants and delivery persons. Additional factors you may consider are the installation and maintenance costs, subscription fees, and vendor reputation; starting with the right product will help to mitigate issues down the road.

Since 1946, Coinamatic has provided vended laundry equipment and service to the multi-residential housing industry. Now through a partnership with Luxer One, Coinamatic has added the nation’s top-rated package locker system to their best-in-class lineup of services. For more information visit www.coinamatic. com/multi-residential/package-lockers/

SPRING 2024 | 21

THE KEY

WINDOW OF OPPORTUNITY Preventing serious injuries

By Jasmin Chatrath, MPH, Injury Prevention Lead, Fraser Health Authority Unintentional injuries are the number one threat to children’s health in Canada.1 In British Columbia falls are the leading cause of injury-related hospitalizations in children 0 to 19 years old.2 Window falls are a serious and almost entirely preventable cause of injury, particularly among young children. When the weather is warmer, windows are more likely to be opened; hence, the risk of children falling out of windows increases in spring and summer, with the most falls occurring from April through September. In this article, we will explore the groups most at risk, common causes of window falls, and practical tips for ensuring window safety in homes and other residential settings.

GROUPS AT RISK

While window falls can happen to anyone, certain groups are more vulnerable: 1. Young children: Children under the age of five are at the highest risk for falling from windows particularly due to their natural curiosity and lack of awareness of potential dangers. Children often begin climbing before they can walk and like to explore their surroundings. 2. Families living in multi-story buildings and older buildings: Residents of apartments or multi-story homes face a higher risk of window falls, especially if proper safety measures are not in place. Older homes often lack current window designs that reduce the risk of falls.

UNDERSTANDING THE RISKS

Window falls can occur in any type of building, from singlefamily homes to high-rise apartments. However, certain factors increase the likelihood of these incidents: 1. Unsecured windows: Windows that are left open or unlocked pose a significant risk, especially in homes with young children who may push against screens or lean out of open windows. Every year, for the last 10 years, the BC Children’s Hospital in Vancouver has cared for an average of 13 children per year who fell out of windows. 3 The major types of injuries that children sustain from window falls include head injuries and fractures to the shoulders and upper arms. These injuries are often severe and can be fatal. Alarmingly, in 2022, 19 children were treated at the BC Children’s Hospital Emergency Department. These numbers do not include the children that were taken to different hospitals in B.C. or received treatment outside of the hospital system. While the number of window falls in British Columbia varies annually, they remain a persistent public health concern.

22 | SPRING 2024

2. Low windowsills: Windows with low sills are more accessible to children, making it easier for them to climb up and potentially fall out. 3. Absence of window guards or safety devices: Without proper safeguards such as window guards or window opening control devices, children are at greater risk of falling from windows. 4. Lack of supervision: Leaving children unattended near open windows, even for a brief moment, can lead to serious falls.

7. Window screens keep bugs out and not children in: Window screens are not safety devices and can easily give way from the weight of a child. Most screens pop out easily, allowing children to push through and fall. Toddlers have a higher centre of gravity than older children and can easily fall headfirst through a window screen if they lean against it. As such, they should never be relied upon to prevent falls.

Children should always be monitored when they are around open windows. 5. Climbing Hazards: Placing furniture near windows provides children with a means to climb up and reach open windows, increasing the risk of falls.

8. Prior to the hot summer weather and extreme heat, learn the best ways to keep your home cool. Though it can be tempting to leave windows open, best practices include:

PREVENTIVE MEASURES

While window falls can result in serious injury or even death, they are also almost entirely preventable through simple measures that can be taken by parents, caregivers, and communities. Here are some tips that can be provided to tenants to reduce the risk of window falls: 1. Install window guards on windows above the ground level: Consider installing window guards on all windows, especially those in homes with young children or vulnerable individuals. Window guards are designed to prevent falls while still allowing for ventilation and cooling.

Air conditioning can keep homes cool while reducing risk of window falls. Modern window air conditioners have lower amperage than many common home appliances.

•

If possible, post information from your local health authority on extreme heat dangers and what can be done to minimize risk in common areas or share directly with tenants.

1. Statistics Canada. Table 13-10-0394-01: Leading causes of death, total population, by age group. July 7, 2023. Webpage 2. Injury Research and Prevention Unit (2021). Falls - Children and Youth. Webpage 3. BC Children’s Hospital (2023). Doctors urge window safety to protect children from falls. News article

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6. Close and lock windows: Keep windows closed and locked when children are present, especially on upper floors or in homes with young children.

•

For more information about window falls, please visit www.fraserhealth.ca/ windowsafety or feel free to reach out to us at injury.prevention@fraserhealth.ca

3. Educate: Encourage tenants to teach children about the dangers of opening and playing near windows and the importance of staying away from them. Encourage parents and caregivers to supervise young children near open windows at all times.

5. Conduct regular inspections: Regularly inspect windows and their safety features to ensure they are in good working condition. Address any issues promptly to prevent window falls.

Close windows and blinds during the day to keep the heat out. Open them when the air outside is cooler, making sure that all the above precautions are taken. At that time, fans can be placed in front of windows to pull cool air inside.

Window falls are a serious yet preventable cause of injury, particularly among young children. Window safety devices can mean the difference between life and death for young children, especially as our summers get hotter. Together, we can help keep our homes and communities safe for children.

2. Use window opening control devices: Install window opening control devices such as window stops or locks that prevent windows from opening more than four inches or 10 centimetres. This helps prevent children from opening windows wide enough to climb through or fall out.

4. Move household items away from windows: Avoid placing furniture near windows, as it can provide children with a means to climb up and reach open windows. This can discourage children and toddlers from using objects like a step stool to climb and peer out.

•

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SPRING 2024 | 23

THE KEY

2023 RECAP: VANCOUVER VACANCY HITS ALL TIME LOW Yardi’s latest Canadian Multifamily Report reveals a strong performance in the 2023 market, with trends expected to continue into 2024. The national average for in-place rents reached $1,480, while the vacancy rate dropped to a multi-year low of 2.7 per cent. British Columbia mirrored this trend, with in-place rents reaching $1,685 — the highest in the country — and a vacancy rate of 2.5 per cent. To gain deeper insights, let’s explore recent trends within the province’s multifamily market. DOUBLE-DIGIT NEW LEASE RENT GROWTH

Yardi’s data reveals significant increases in new lease rents across Canada, exceeding 10 per cent in nine out of the 12 cities and five out of the seven provinces tracked. Nova Scotia (16.1%), Ontario (15.8%), and British Columbia (12.4%) saw the most substantial year-over-year jumps. Vancouver’s population growth in 2023 fueled a 15.9% rise in new lease rents, the highest among West Coast Census Metropolitan Areas (CMAs). However, Manitoba saw the weakest growth (3.4%), attributed to its slower gains compared to other regions. Overall, this situation creates challenges for individuals seeking affordable housing, especially with projected high demand in 2024.

GROWING CONSENSUS ON THE NEED FOR MORE RENTAL HOUSING Both federal and provincial governments acknowledge the evolving multifamily landscape and have intensified efforts to stimulate purpose-built rental development. These initiatives include tax breaks for developers and the launch of a $4 billion Housing Accelerator Fund. However, the number of new developments is unfortunately declining due to rising construction and labour costs. Securing debt financing for property development has also become a significant hurdle. Major banks, traditionally the primary financiers, are becoming more cautious due to economic uncertainties and pre-sale difficulties. This makes securing funds for new projects increasingly challenging. As a result, despite government efforts, the housing market faces hurdles constraining supply.

OPTIMISTIC ECONOMIC OUTLOOK

After a slowdown in the second half of 2023, Yardi predicts that Canada’s economy will remain weak through the first half of 2024. However, British Columbia (BC) stands out with strong economic indicators. Notably, B.C. led in December job growth (+17,700) and added 74,000 new jobs in 2023, experiencing some of the highest national growth, all of them full-time positions. Despite these positive indicators, overall economic growth is not expected to reach previous levels due to consumer constraints associated with inflation and rising debt-service costs.

24 | SPRING 2024

CANADA VS. U.S.: DIVERGING HOUSING TRENDS

Both Canada and the U.S. experienced strong demand and rent growth in 2021 and 2022. However, in 2023, Canadian rent growth continued while U.S. growth plateaued. This is largely due to the significant U.S. supply response, with 1.2 million apartment units under construction and over 1 million units expected in the next two years. In contrast, Canada faces a disconnect between housing and immigration policies. While population growth outpaces the U.S., housing construction remains weak. This has resulted in rapid rent increases, migration seeking more affordable locations, and extended tenant stays to avoid significant cost increases. Data-driven decisions are crucial in the current economic climate. Yardi’s comprehensive reports provide valuable insights to invest in real estate confidently and grow your business. The Q4 2023 market analysis, drawing on data from over 470,000 units and 5,300 properties across Canada, offers insights into in-place rents, lease-over-lease rent growth, vacancy rates, and annual turnover percentages by province, CMA, and bedroom type.

To stay updated on these trends in Saskatchewan, Western Canada, or nationwide, consider subscribing to Yardi’s multifamily quarterly report (https://info.yardi.com/multifamily-market-reports-for-canada/).

HUNTER’S HINTS

The Importance of Conducting Inspections in Rental Units By Hunter Boucher, Director of Operations, LandlordBC Inspecting your rental units is a crucial aspect of maintaining your rental unit. But as the saying goes, “out of sight, out of mind,” which is especially true of the condition of rental units which leads to regular inspections being an underappreciated aspect of maintaining the integrity, safety, and value of rental units. These assessments, conducted at various stages of a tenancy, serve multiple purposes. They protect the interests of both the landlord and the tenant, ensure compliance with legal standards, and contribute to the long-term preservation of the property. In this Hunter’s Hints, I’ll delve into the significance of conducting regular inspections in rental units, highlighting the benefits they offer to all parties involved. It should be noted that there is a significant difference between a condition inspection conducted at the start and end of tenancy and the inspections that occur throughout a tenancy. The move-in and move-out inspections are highly regulated with a standard format for scheduling, conducting and documenting (form) while inspections done during a tenancy do not come with the same requirements. The only thing the Residential Tenancy Act states regarding regular suite inspections is that a landlord may conduct one up to once a month with proper notice. While in most cases conducting an inspection once a month would seem too frequent, we do recommend doing them at least twice a year and at least as often as your insurance requires. As a rental housing provider, a key pillar of a landlord’s job is to ensure your rental unit complies with health, safety, and building codes. Regular checks can identify potential hazards, such as electrical issues, gas leaks, or structural problems that could pose risks to tenants and the property in general. By addressing these concerns promptly, landlords can avoid accidents, legal liabilities, and costly repairs down the line. Regular inspections play a pivotal role in maintaining and potentially increasing the value of a rental property. They allow landlords to identify and address maintenance issues before they escalate into more significant problems. For example, a small leak might seem inconsequential, but if

SPRING 2024 | 25

THE KEY Hunter’s Hints (Cont’d)

DOCUMENTING THE CONDITION OF A RENTAL UNIT DURING INSPECTIONS PROVIDES A VALUABLE RECORD THAT CAN BE REFERENCED IN CASE OF DISPUTES OR LEGAL ISSUES.

lef t unat tended, it could lead to severe water damage, mold growth, and structural issues. By keeping the property in top condition, landlords not only safeguard their investment but also make their units more attractive to current and prospective tenants.

BEST PRACTICES FOR RENTAL UNIT INSPECTIONS

The process of conducting inspections can also strengthen the relationship between landlords and tenants. When landlords schedule inspections in advance and conduct them in a respectful and professional manner, it demonstrates their commitment to maintaining a safe and comfortable living environment. This, in turn, can encourage tenants to take better care of the property and report any issues promptly. Clear communication during these inspections can also help clarify expectations, prevent misunderstandings, and resolve any concerns, contributing to a better landlord-tenant relationship.

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Schedule Regular Inspections: Establish a regular schedule for inspections, such as bi-annually, in addition to move-in and move-out inspections. This ensures that the property is checked consistently for maintenance needs and compliance issues. Check with your insurer for their requirements.

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Provide Advance Notice: Always inform tenants well in advance of an inspection, respecting their privacy and rights. This not only fosters goodwill but also complies with the RTA. Under the RTA notice to enter must be given at least 24 hours in advance.

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Be Thorough but Respectful: Inspections should be comprehensive, covering all areas of the unit and common property elements. However, it’s crucial to conduct them in a way that respects the tenant’s privacy and minimizes inconvenience.

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Keep Detailed Records: Document the findings of each inspection with notes and photographs. These records should be organized and stored securely for future reference.

•

Knows Their Worth: Regular inspections during a tenancy are an important aspect of being a landlord but landlords should be aware that they do not replace the need to conduct the move in and out inspections in accordance with the Residential Tenancy Regulations.

•

Regular inspections are a fundamental aspect of being a successful landlord. They safeguard the health and safety of tenants, maintain and enhance the value of the property, foster positive landlord-tenant relationships, and provide a layer of protection. By adhering to best practices, landlords can ensure that their rental units remain in excellent condition, benefiting all parties involved.

Documenting the condition of a rental unit during inspections provides a valuable record that can be referenced in case of disputes or legal issues. Certainly, the move-in and move-out inspections form the basis for establishing the state of the unit at those times but inspections conducted during the tenancy are also important. Inspections, accompanied by photographs and detailed notes, can help establish the state of the property at different points during the tenancy. This documentation is crucial for addressing any disagreements over security deposits, damages, or maintenance responsibilities.

26 | SPRING 2024

To maximize the benefits of conducting inspections, landlords should adhere to a few best practices:

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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

CONCRETE WORK

Garpy Concrete & Restoration Ltd. Claudio Pineda (604) 375-3017 garpyconcrete.com Seal-Crete Restoration Ltd. Claudio Pineda (604) 375-2017 seal-crete.ca

CONTRACTORS

BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com Lambert Plumbing and Heating Ltd. Youhann Semov (604) 734-0890 lambertplumbing.ca KS Maintenance LTD Teresa Cheung (604) 339-8223 ks-propertyservices.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

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

GAS SERVICE

Absolute Energy Kirby Morrow (604) 315-2058 absolute-energy.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 Russel (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 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 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

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

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 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 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 Xpert Mechanical & JK Lillie Ltd. Kerry West (604) 294-4540 xpertmechanical.com

PRINTING

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

PROPANE

Columbia Fuels Nathan Dorie (877) 500-4328 columbiafuels.com

PROPERTY MANAGEMENT

Bayswater Projects Ltd. Nicholas Wadsley (604) 720-0603 bayswater-projects.com GWL Realty Advisors Residential Inc. Michele Caley (587) 412-5583 gwlraresidential.com Holywell Properties Adam Major (604) 885-3460 holywell.ca 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

28 | SPRING 2024

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 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 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 Hathstauwk Holdings Ltd. Terra Turton (604) 272-7626 Hathstauwk.com Hewett Homes Adrienne Hewett (604) 922-1934 hewetthomes.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. Jeff Nightingale (604) 669-7733 Quality Property Management Real Estate Services Ltd. Marianne Miller (778) 878-7304 bcpropertyspecialist.com Raven Property Management Ltd. George Holmes (250) 881-8866 RE/MAX City Realty 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

ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND Roboson Holdings Ltd. Sarah Hill (604) 682-2088 rennie.com Royal LePage Rockies West Realty Cris Leonard (250) 409-5500 mountainviewproperties.ca S.A.H. Properties Ltd. Leslie Pomeroy 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 Ltd. Lance Coulson (604) 662-5141 nationalapartmentgroupbc.ca Goodman Commercial Inc. Mark Goodman (604) 714-4790 Larry Berisoff RE/MAX Kelowna Larry Berisoff (250) 878-7417 syberrealty.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 Pospischil Realty Group Adam Pospischil (604) 263-1000 pospischilrealty.com

REDEVELOPMENT MANAGEMENT IDS Group David Adelberg (604) 245-9898 idsgroup.ca

RENOVATION & REPAIRS

BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com 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 Cambridge Plumbing Systems Ltd. John Jurinak (604) 872-2561 cambridgeplumbing.com Manna Plumbing Ltd. Chris Kobilke (604) 710-3908 mannaplumbing.com

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

RESTORATION

FirstOnSite Restoration Ltd. Amy Barilla (236) 335-0499 firstonsite.ca Incredible Restorations Mikael Gatfi (604) 639-0990 incrediblerestorations.com

ROOFING

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

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 Nathalie Meloche 514-668-0051 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

UTILITIES/ NATURAL GAS Absolute Energy Kirby Morrow (604) 315-2058 absolute-energy.ca

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

WATERPROOFING

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

WINDOW - REPLACEMENT/ INSTALLATION/RENOVATION A1 Windows Roque Datuin (604) 777-8000 a1windows.ca Centra Windows Andrew Anderson (888) 534-3333 centrawindows.com Retro Teck Window Wilfred Prevot (604) 291-6751 retrowindow.com

ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - VANCOUVER ISLAND ACCOUNTING

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

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

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

EVICTION SERVICES

Canadian Tenant Inspection Services Ltd. Anna Garnett (778) 846-9125 ctiservices.ca

SPRING 2024 | 29

ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - VANCOUVER ISLAND FIRE PROTECTION & MONITORING

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

FIRE PROTECTION, MONITORING & EQUIPMENT

Rushworth Electrical Services Inc. Dustin Rushworth (250) 361-1231 rushworthelectric.ca Vancouver Fire and Radius Security Angela Nottingham (604) 232-3473 vanfire.com

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

GAS SERVICE

Absolute Energy Kirby Morrow (604) 315-2058 absolute-energy.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

30 | SPRING 2024

Lesperance Mendes Alex Chang (604) 685-3567 lmlaw.ca Refresh Law Oscar Miklos (604) 800-8096 refreshlaw.ca

MEDIA

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

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 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

PRINTING

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

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 AQP Management Andrew Bekes (778) 966-7277 BentallGreenOak (Canada) Limited Partnership Candace Le Roux (604) 646-2814 bentallgreenoak.com Brown Bros Agencies Ltd. Drew Storey (250) 385-8771 brownbros.com Century 21 Queenswood Chris Markham (250) 477-1100 century21queenswood.ca Cherry Creek Property Services Ltd. Val Ketel (250) 427-7411 ccps.email Clover Residential Ltd. Alana Fitzpatrick (250) 532-2635 duttons.com Colliers Grant Evans (250) 414-8373 collierscanada.com Colyvan Pacific Property Management Jodi Levesque (250) 754-4001 colyvanpacific.com Complete Residential Property Management Dennie Linkert (250) 370-7093 completeresidential.com 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

Lannon Creek Holdings Ltd. Dave McClimon (250) 744-0394 Oakwood Property Management Carol Dobell (250) 704-4391 oakwoodproperties.ca Pemberton Holmes Property Management Claire Flewelling-Wyatt (250) 478-9141 thepropertymanagers.ca Proline Management Ltd. Adam Taylor (250) 475-6440 prolinemanagement.com Quality Property Management Real Estate Services Ltd. Marianne Miller (778) 878-7304 bcpropertyspecialist.com Richmond Property Group Ltd. Jean McKay (250) 388-9920 richmondproperty.ca Royal LePage Nanaimo Realty Brenda Gilroy (250) 760-2234 royallepagenanaimo.ca 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 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

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

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 Nathalie Meloche 514-668-0051 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

UTILITIES/ NATURAL GAS Absolute Energy Kirby Morrow (604) 315-2058 absolute-energy.ca

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

NEW

Yorkshire Apartments

357 West 4th Street

Burquitlam development site

2336 York Avenue, Vancouver

North Vancouver

606-624 Godwin Court, Coquitlam

35-suite building – steps to Kits Beach. Attractive

12-suite apartment building in Lower Lonsdale

34,109 SF in TOA designation for up to 3.0 FSR.

assumable CMHC financing. Ocean & water views.

neighbourhood. Residential Level 5 OCP.

15-minute walk from Braid SkyTrain Station.

List $20,500,000 (3.7% cap)

List $6,900,000 (3.5% cap)

List $11,800,000

NEW

REDUCED

Image source: Google Maps

James Lodge

Gow Block

Georgian House

1116 West 12th Avenue, Vancouver

3589 Commercial Street, Vancouver

5450 Vine Street, Vancouver

Vacant possession for 9 of the 11 units!

Mixed-use 6-unit heritage building in the Cedar

12-storey concrete rental tower. 69 suites in the

6,235 SF lot just 1.5 blocks from VGH.

Cottage neighbourhood. Completely rebuilt in 2010.

heart of Kerrisdale. Infill development potential.

Image capture: Nov 2022

List $5,700,000

List $4,600,000 (3.8% cap)

List $42,000,000

UNDER CONTRACT

SOLD

Wilby Residences

Bayside Towers

Bethany Estate

1909 Charles Street, Vancouver

1846 Nelson Street, Vancouver

3940 Pender Street, Burnaby

Completely rebuilt 9-unit 4-storey building.

43-suite 10-storey concrete rental tower in West

41 suites in Burnaby Heights – major renovation

Seniors housing investment opportunity.

End – west of Denman neighbourhood. Views.

completed. Large 26,474 SF lot.

List $4,295,000

List $22,000,000

List $11,790,000

Mark Goodman Personal Real Estate Corporation

Direct 604 714 4790 mark@goodmanreport.com

Ian Brackett Direct 604 714 4778 ian@goodmanreport.com

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.