Landlord BC Magazine | Summer 2017

Preventing Eviction of Senior Tenants

Which Roofing System For Your Building?

Single biggest issue with LED

PM 40063056

SUMMER 2017

THE CHANGING RENTAL HOUSING BUSINESS

We’re in the business of creating real value through multifamily investments for our clients.

David Venance*

Our specialized team is committed to help you navigate the intricacies of the market.

+1 604 790 7089 James.Blair@am.jll.com

Let’s Connect Let’s Connect. © Jones Lang LaSalle Americas, Inc.

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James Blair*

Patrick McEvay*

+1 604 789 0720 Patrick.McEvay@am.jll.com *Personal Real Estate Corporation

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THE KEY Office Hours: 8:30 am to 4:30 pm weekdays Vancouver Office: Suite 1210-1095 West Pender Street Vancouver, BC V6E 2M6 Tel: 604.733.9440 Toll Free BC: 1.888.330.6707 Fax: 604.733.9420 Fax Toll Free: 1.877.382.6006

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

David Hutniak Chief Executive Officer

Erin Breier Events & Communications Coordinator

Hunter Boucher Director of Operations

Kimberly Lachuk Director of Member Engagement

Shona Redman Member Services Representative & CRB Specialist

Lisa Henderson Member Services Representative

Board of Directors President Jason Middleton Vice-President David Craig Treasurer Douglas Clarke Directors Andrew Békés, Bill Goold, Michael Drouillard, Jason Fawcett, Richard Laurencelle, Richard McCarvill, Paul Sander, Kim Schuss, Irene Tiampo, Claire Flewelling-Wyatt

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, ext. 223 Publication Mailing #40063056 Magazine Coordinator Erin Breier Content Editor Hunter Boucher Production MediaEdge Communications Cover Photo Digiwerxstudio.com

CONTENTS 4

CEO’s Message

8

Preventing Eviction of Senior Tenants

12

The Changing Rental Housing Business

14

Student Housing Amenities Race Ending

16

German Cockroaches: The Next Pest Scourge

18

CFAA Federal Political Update

20

Single biggest issue with LED

21

Landlord Registry Wins National Award

22

Hard Hats and Hard Truths

24

Which Roofing System For Your Building?

25

Hunter’s Hints

26

How Can CRB Help You?

27

Associate Members/ Corporate Suppliers Mainland

30

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.

SUMMER 2017 | 3

THE KEY with the legislature in session on June 22, 2017 for the first time since the May 9th election. The Liberal government will either continue to govern or have their 16-year tenure ended via a non-confidence vote led by the B.C. NDP and B.C. Green parties. The expectation of experts and pundits alike is that the Liberals will lose a non-confidence motion and the Lieutenant Governor will ask the B.C. NDP to form government. The following is a brief description of how events will likely unfold, some of which is dictated by parliamentary convention.

CEO’S MESSAGE

...it is expected that the Clark led Liberals will lose the confidence vote forcing Clark to resign.

David Hutniak, CEO, LandlordBC B.C. ELECTIONS ARE NEVER DULL By the time you read this message we will (hopefully) have some increased certainty in regard to who will be governing our province

On June 12, 2017 Christy Clark was sworn in as Premier of British Columbia leading the first minority government since 1952. The ceremony was held at the legislative chambers in Victoria. During the course of the ceremony 22 new cabinet ministers, appointed by Premier Clark, were also sworn in.

The first order of business in this new parliament will be the election of a speaker. After which, and in the aftermath of a very close election, the government will seek to determine if it continues to enjoy the confidence of the house.

Understanding that there is only a one vote margin between the two voting blocks in the B.C. Legislature (the B.C. Liberals have 43 seats and the BC NDP/BC Greens have a combined 44 seats), the naming of the speaker is expected to be contentious. Neither side is eager to give up one of their members to oversee the House.

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The Speaker enforces the rules in the legislature and only votes in the event of a tie. So if the Speaker is elected from the ranks of the BC NDP/BC Green caucuses, votes in the legislature could be routinely grid locked requiring the Speaker to break the tie.

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Assuming that a Speaker is elected, the B.C. Liberals could introduce a Throne Speech on June 22, 2017. There would be a reply from the Opposition, a debate and then a vote of confidence, setting the stage for a showdown between the parties.

If the accord between the B.C. NDP and the B.C. Greens holds, it is expected that the Clark led Liberals will lose the confidence vote forcing Clark to resign. The B.C. NDP and B.C. Greens have already sent the Lieutenant Governor a copy of their accord, so it widely thought that the B.C. NDP would be asked to form government with the support of the Greens.

If asked to form government, the NDP have said they will need a two-week period to organize the transition to power, to fire and hire political staff, potentially fire and hire senior bureaucratic staff and to

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THE KEY get access to detailed provincial transition books, including financial information to be able to prepare a budget, which must be passed before the end of September when provincial spending authority runs out.

The B.C. NDP/BC Green Accord commits to the recall of the B.C. Legislature for the delivery of the Throne Speech within one month of the naming of Cabinet.

...no indication that there are any plans to provide financial incentives or support to our industry to undertake the necessary retrofits to reduce consumption.

INDUSTRY IMPACT There can be no question that our industry is potentially facing significant challenges as the likelihood of a B.C. NDP and B.C. Green “coalition” government appears more likely.

In the “Confidence and Supply Agreement” the two parties executed, they confirmed their collective climate action intentions which include: • Implement an increase of the carbon tax by $5 per tonne per year, beginning April 1, 2018 and expand the tax to fugitive emissions and to slash-pile burning.

• Deliver rebate cheques to ensure a majority of British Columbians are better off financially than under the current carbon tax formula.

• Implement a climate action strategy to meet targets.

6 | SUMMER 2017

Even a casual observer will see that the implications of the above, on our industry, stand to be costly. While our industry is supportive of ensuring that we provide housing for British Columbians in a environmentally sensitive and sustainable fashion, the fact is much of our multi-unit residential rental stock is old (40-60 years old for the a majority) and while our industry has been a strong advocate for the implementation of innovative energy-saving technologies, the landscape going forward suggests that whereas our costs will be increasing dramatically, there’s been no indication that there are any plans to provide financial incentives or support to our industry to undertake the necessary retrofits to reduce consumption.

PS: I’d like to acknowledge Western Policy Consultants, Inc. for their assistance with this article.

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THE KEY

PREVENTING EVICTION OF SENIOR TENANTS

By Brian Dodd, Manager of Operations, Senior Services Society

Renting to seniors does not have to be risky and certainly should not be avoided. Like any other demographic, some older tenants are good tenants, and some are not. With some of the tips outlined below, you should be able to have a good understanding of some situations that may arise with seniors in your building. No one likes evictions and in many cases with a little understanding and knowledge about community resources, they may be avoided. Being proactive when faced with a tenant who may be evicted reduces tension throughout the building. When you see a tenant exhibiting behaviour that has the potential to lead to an eviction, take the opportunity to be proactive.

WHEN TALKING TO A TENANT THERE ARE SOME GENERAL DO’S AND DON’TS TO CONSIDER: • Do not delay. When you start to see a problem, ACT. Leaving any situation until a crisis happens will just make things worse.

• Do use a low-key, non-confrontational approach and treat the older adult with respect and dignity.

• Do check for health and safety concerns and make the necessary referrals for physical and mental health evaluations if possible.

8 | SUMMER 2017

• Do involve the tenant in seeking solutions.

• Do work with other agencies to maximize resources.

• Don’t press for information that makes the person uncomfortable • Don’t talk about the older adult to others as if he/she is not present.

Some of the common situations that you may face with a senior tenant include: non-payment of rent, not following building rules, noise complaints, hoarding or collecting, refusing assistance, accidentally setting fires, conflict with other tenants and alcohol and drug issues. Although these issues are not exclusive to seniors, the reasons for the problem may be age related and solvable.

RENT MAY GO UNPAID FOR A VARIET Y OF REASONS Talk to the tenant as soon as you notice the rent has not been paid.

The tenant may have experienced changes in their financial situation, such as becoming retired or widowed. Reasons for non-payment may also include lost cheques or lack of transportation to the bank.

The tenant also may not remember that rent is due.

Quick Tips: • Always collect the rent on the same day every month and always issue a receipt.

• Encourage tenants to keep receipts together in an easy to remember spot.

• Provide the option of pre-authorized rent payment or postdated cheques.

• If the tenants are receiving Income Assistance, they can arrange to have their rent paid directly.

• If the tenant has someone else managing his/her money, ensure that you have contact information for that person.

• If the tenant cannot remember to pay rent on time, but does have adequate income, the tenant may wish to have someone help him manage his money.

• If the building is not subsidized, tenants may be eligible for the provincial SAFER program to help.

If a tenant is repeatedly breaking or ignoring rules, consider the reason for this; for example are they aware or do they understand the rules?

Quick Tips: • Print rules in an easy to read and large format/font.

• Post rules in a location that is accessible to all tenants.

• Print rules in a variety of languages if appropriate.

• Post notices inside the elevators, reminding people of quiet after 10pm rule.

• Document the situation and send letters to tenants if their behaviour is in violation of the noise rules. There are community resources for folks experiencing hearing loss.

HOARDING OR COLLECTING BEHAVIOUR is the excessive collecting and retention of objects to the point that it interferes with day-to-day functioning. Severe hoarding may cause health or safety hazards. For instance, the excessive collection of papers and clothes may create a fire hazard and food items can attract pests, cockroaches or other vermin.

Tenants may hoard because the items are perceived as valuable or provide a source of security. Some tenants may have a compulsive need to keep things. Fear of losing or forgetting items and difficulty organizing and managing daily chores are other reasons why a tenant may hoard. Depression, poor health and limited mobility may also be contributing factors.

Quick Tips: • Suite inspection should be done every year. If you suspect a problem, give the tenant a reasonable time to make changes and then re-inspect. Provide the tenant with some information on cleaning tips at this time.

• Assess whether this is simply a lack of space issue. Could there be more storage made available or does the tenant need to find another offsite storage space?

• Remind tenants to read their tenancy agreement and keep it in a safe place.

• Write the tenancy agreement in plain language.

• Suggest to a tenant that they may want to give a copy of the tenancy agreement to a family member or friend they trust.

• Some tenants may not know how to read or write. Find out about literacy volunteers available in the community if this may be a problem for the tenant.

NOISE COMPLAINTS Do you have a tenant who plays their music or television too loudly?

Do you have a tenant who leaves the television or radio on even when they are out? Hearing loss is often an issue with older adults.

Quick Tips: • Identify what is causing the noise. Is the person making the noise hard of hearing or just noisy?

• Consider putting louder people in one area, and make one area of the building for quieter people.

• Suggest to tenants that they use headphones for the television or radio.

• Remind tenants to be energy efficient/power conscious and to turn televisions, radios, etc. off when not using them. Many TV’s have an auto shut off that can be set for a given length of time.

• Explain that noise is a building issue. The way it is designed does not allow for loud noises and give them this information when they move in.

SUMMER 2017 | 9

THE KEY • Is the issue not being able to keep the suite clean due to frailty of health and lack of home support? Does the tenant need to find a way to get someone to clean their suite? The local Better at Home program may be able to assist.

• If you notice a change in behaviour in the tenant, keep track of what is happening and when the changes occurred. Did this behaviour start after a particular event in their life? This may be a mental health issue or response to a particular crisis. Community resources are available.

• Have a regular pick up day with a local thrift store for all tenants and post it to all tenants to see.

• Have a building cleaning day; get other community groups involved.

• Appeal to the tenant’s sense of pride by explaining that you need their help to keep the building clean.

• Let the tenant know that the building is not suited for collecting and that it may be harmful to the health of others. Do not allow tenants to bring shopping carts inside the building.

ACCIDENTALLY SETTING FIRES AND OTHER DANGEROUS BEHAVIOURS Do you have a tenant who forgets to turn off the stove, forgets to turn off the taps, is always losing keys and wandering the hallways or accuses others of being in their suites? Memory loss is part of normal aging, eight per cent of people over 65 and 35 per cent of people over 80 have some form of dementia. Some forms of memory loss and delirium may be reversible and not related to dementia at all. Infections, depression, medication side effects, alcohol abuse, nutritional deficiencies, tumors can all present in form of memory loss and delirium and usually come on quickly. It is important that a person be assessed by a health professional.

Many dementias are progressive, meaning symptoms start out slowly and gradually get worse. Symptoms of dementia can include: • Personality changes • Wandering • Agitation and anxiety • Hallucinations, delusions • Rummaging or hoarding • Inappropriate sexual behaviour • Mood swings • Repetitive behaviours.

CONFLICT WITH OTHER TENANTS Do you have a tenant whose behaviour is abusive? Do you have a tenant whose behaviour is disruptive? There can be many reasons for this behaviour, especially if this is not a normal behavior for this tenant. The situation may be related to a mental or physical issue that can be addressed. Does the tenant have a family member, case worker or friend that you can talk to?

10 | SUMMER 2017

Quick Tips: • Understand the difference between behaviour that is annoying and that which is actually harassment.

• If a tenant is abusive, let them know immediately that their behaviour is not acceptable. Provide a written warning clearly documenting the incident and keep a copy.

• If the tenant is receiving home support report the behaviour to the case manager. There may have been changes in their physical health that would explain a change in behaviour.

• If the tenant is connected with mental health services it is important to report the situation to them.

• Mediation between tenants may be useful.

• Arrange to have a community police officer come to the tenants meeting to talk to the tenants about personal safety in their apartment and neighbourhood.

ALCOHOL AND DRUG PROBLEMS Do you have a tenant that you suspect has an alcohol or drug problem that is impacting on their ability to manage? If the senior is intoxicated, wait and talk to them when they are sober. Be specific about what you have noticed. What is it about their behaviour that is a problem and does it affect others in the building? If the problem persists, there are a number of community resources available.

Eviction is always a last resort. Make sure that all of your communications with the tenant are clear and documented.

Quick Tips: • Keep track of every incident that may lead to an eviction.

• Ensure the rental agreement covers every issue and is a legal document. If you want to evict someone because of a breach of the rental agreement you must first be certain that the agreement is legal according to the Residential Tenancy Act. • Use the proper form to give a Notice to End a Residential Tenancy; these are available through the Residential Tenancy Office or on their website. Usual notice required is either one or two months.

• The landlord can apply to end tenancy without full notice only in extreme cases (generally health and safety issues) and the landlord must be able to demonstrate sufficient urgency to the situation to justify not giving the usual notice.

• The landlord can give 10 days notice to end the tenancy for failure to pay the rent any time after the date the rent was due.

• If the tenant pays all of the outstanding rent within five days, the notice is void. The tenant may also apply to an arbitrator to extend this period.

• A tenant may apply to go to arbitration through the Residential Tenancy Office to dispute a notice to end residential tenancy.

• If a tenant refuses to leave, the landlord must go to arbitration to get an order of possession.

• If an order of possession is granted, the tenant is then presented with a date on which they must legally and peacefully leave.

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THE KEY

THE CHANGING RENTAL HOUSING BUSINESS

By Wendy Waters and Todd Nishimura, GWL Realty Advisors & Vertica Resident Services The rental housing business is undergoing a transformation. First, the typical renter has changed (or is changing): who rents, why they rent and what they expect is different from 30 years ago (when much of Canada’s and B.C.’s rental housing was built). Second, the role of rental housing in supporting a healthy urban economy and society is (again) being recognized by local governments as well as investors.

Municipal incentives to build rental and the investor incentive to own rental has converged, resulting in a construction spree nationally.

Ensuring this new rental housing matches the needs and expectations of today’s and tomorrow’s renter is essential.

As a developer, investment manager and property manager of more than 11,000 rental units across 63 buildings nationally, GWLRA closely monitors trends as well as conducts its own proprietary research. In December 2016 we completed a survey of 1,200 renters nationally along with 800 empty-nester homeowners over age 55, asking about their attitudes and preferences related to rental housing. Here we share some insights with LandlordBC readers.

BACKGROUND In the past, many rental sector watchers have worried that the rapid expansion of condo ownership opportunities (and investor-owned rental condos) would undermine the purpose-built rental sector.

Instead, the opposite has occurred. Condominiums made apartment living chic (rather than shameful) and helped to support a wider range of amenities in many higher-density neighbourhoods that also contain rental apartment buildings, thereby making them even more desirable places to live whether renting or owning. GWLRA has found that the highest rents, rental rate growth, as well as investment returns for our owner clients have been in neighbourhoods with a growing condominium stock.

RENTING AS A LOGICAL, STR ATEGIC CHOICE Many renters today rent to achieve a particular lifestyle, which they will not trade for home ownership. Living in a purpose-built rental building facilitates the experience-oriented life many covet.

Renters do not pay maintenance fees, nor experience sudden repair bills, property tax bills or condo fees. The cost-certainty of renting often allows for more disposable income, which can be spent on experiences. In the aforementioned survey, 69 per cent of renters nationally and 61 per cent in the Vancouver area said they rented for reasons other than financial necessity.

Indeed, in most Canadian cities the majority of renters can afford to own a home in their metro area (whether a condominium or ground-oriented). Even in pricey Vancouver, the most recent GWLRA research (from early 2016) suggests that 44 per cent of renters could afford to own a condo in the metro area. That’s up from 37 per cent in 2010. More suburban condominium options combined with lower mortgage rates have contributed to the increase in affordability.

CURRENT AND FUTURE RENTERS Although the majority of renters in GWLRA buildings remain in the 22-35 age bracket, the demographics are changing. In newer buildings, residents include: downsizing empty-nesters; new Canadian families selecting rental while they become familiar with the city and establish their careers; couples with some savings for ownership; and singles of all ages.

Looking ahead, young seniors and empty-nesters will likely become even more prominent. In the recent survey covering 800 homeowners over age 55 without school aged children at home, 46 per cent are considering downsizing to an apartment or condominium in the future and 36 per cent of those would consider a rental apartment when they downsize.

The rental industry needs to be ready for this group, many of who want to remain in their neighbourhoods or nearby to maintain friendships. This creates opportunities to develop new buildings, or add density to existing multi-residential sites, in or near established single-family neighbourhoods. Many downsizing renters also want and can afford larger apartment homes than young adults starting out. In cities like Vancouver or Victoria the sale of their long-held detached house often brings a financial windfall, allowing many to afford that larger unit. This demographic also demands higher levels

TOP 3 REASONS THAT EXPLAIN WHY YOU RENT

NATIONAL

VANCOUVER CMA

VANCOUVER DOWNTOWN

Hassle-free lifestyle

39.5%

30.9%

30.5%

Financial – Cannot afford anything in metro area

30.9%

43.2%

36.7%

Not ready to own

29.4%

19.6%

18.5%

Like my neighbourhood but cannot afford to own here

24.6%

35.1%

37.6%

Location offers better commute options than if I were to own

23.3%

22.8%

24.2%

Renters were asked to select their top three reasons for renting from a list of 13 options. The top 5 are recorded in the table. It should be read as “39.5% of renters nationally selected “hassle-free lifestyle” as one of their top three reasons for renting.

12 | SUMMER 2017

of customer service and more proactive property management than do many younger renters, according to GWLRA’s recent survey.

RENTERS PREFER PURPOSE-BUILT APARTMENTS The investor-owned condominium stock is not equivalent to purposebuilt rental, according to the renters themselves. The majority of renters nationally told GWLRA in the 2016 survey that if quality and costs are similar, they would prefer to be in purpose-built apartments.

In the Vancouver area, 65 per cent of renters stated a preference for purpose-built. And 70 per cent of this group also stated they would pay extra to live in purpose-built rental.

The superior customer service offered in purpose-built rental is one reason renters prefer it. In the same survey, when selecting a rental building 50 per cent of current renters and 69 per cent of homeowners aged 55+ considering downsizing said a good reputation from the property management company was a “must have” in selecting a rental building. In particular, they wanted on-site maintenance and customer service.

WHAT ELSE DO RENTERS WANT Although condo-designs and shows on HGTV have created the myth that everyone wants stone counters and stainless steel appliances, renters typically have other priorities. Natural light, in-suite storage and kitchen storage, for example, all ranked ahead of stone counters and stainless steel appliances in every survey we have conducted on the topic including the December 2016 one.

LEGACY BUILDINGS VERSUS NEW CONSTRUCTION Many renters today want a new look, however not necessarily at the expense of size. When surveyed, approximately half of renters nationally would prefer newer, smaller apartments and half would select older, larger units if the location and costs were comparable.

This split in preferences speaks to the continued tenant demand for units in older rental buildings.

GWLRA uses this information in building design. We must design buildings that appeal to renters over the lifespan of the building as our investor clients typically look to hold for 20-25 years. Our research as well as experience in managing older buildings has taught us that when the building is no longer new, legacy features such as in-suite storage, size and abundant natural light continue to draw tenants.

NEW APARTMENT BUILDINGS When developing new buildings, GWL Realty Advisors applies knowledge from surveys and research alongside our experience operating rental apartments nationally. GWLRA has completed two new rental buildings in the past 24 months, one in North Vancouver and one in Halifax, with two more underway in Toronto, one in Edmonton, one in Calgary and two in the Vancouver area for a total of 1,883 units. 1500 Robson Street in Vancouver will offer 130 units, all with balconies as well as a fitness centre, bike parking and a podium patio space with barbecues. This building will be under construction later this year for completion in early 2020.

1500 Robson Street, Vancouver

To future-proof new buildings, we look to add technology. Keyless, fob entry (and increasingly entry via one’s mobile phone) is one example of what tenants want and that we are adding. Additionally, we are leveraging technology to increase the quality of communication between the resident and management as well as making it easier to apply, pay rent or make a maintenance request.

Wendy Waters is the senior director, research services and strategy at GWL Realty Advisors. Todd Nishimura is the director, marketing, at Vertica Resident Services.

SUMMER 2017 | 13

THE KEY

STUDENT HOUSING AMENITIES RACE ENDING

By Places4Students.com Three years ago we discussed the student housing amenities race that was taking place near major college and university campuses across North America, where student housing communities were battling it out for signed leases. These communities were in a period where each was trying to trump the competition with lavish and sometimes outrageous amenities such as lazy rivers, rock-climbing walls, steakhouses and more.

Amassing a repertoire of unique and unusual amenities seemed to be the norm, where communities vied for student attention by marketing their communities as if they were a luxurious vacation destination, instead of a place to crash between classes.

Critics voiced their concerns over whether or not these amenityladen student housing communities were conducive to a good college living experience or whether they were delivering the wrong message to students. To borrow a quote from a Maclean’s

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Magazine article on luxury student housing, “For the vast majority of students, furthering their education is something they have to do in order to survive, not something they do because it comes with a tanning bed. The view that luxury is the defining aspect of student housing is rooted in the belief that money, not work, is the key ingredient to a student’s success. In this consumer model of education, getting a degree is a lifestyle that is chosen and ultimately purchased.”

Fast-forward to 2017, and we’ve started to see signs that the amenities arms race may be coming to an end, which happened to be one of the key predictions for the future of student housing.

A major student housing developer, Campus Advantage, also seems to agree. Michael Orsak said, “The trend of over-the-top amenities appears to be fading and some student housing developers are pulling away from the luxury market.”

Property Management Insider seems to agree with Orsak’s sentiment and has noted that the face of amenities is changing in student housing. Students and parents seem to be less interested in luxury amenities like tanning beds and showing a preference

Students and parents seem to be less interested in luxury amenities...and showing a preference towards more practical amenities.

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towards more practical amenities. One such amenity is the increasing popularity of study rooms that serve as a practical and valuable amenity.

While luxury amenities do have a certain marketing appeal to them, traditional amenities have been leading influencers in leasing decisions for both parents and students.

In 2012, J Turner Research surveyed 11,195 students and 3,605 parents from 159 different colleges and universities (Survey Says!

Apartment Features, Amenities and Programs That Sell To Students and Parents, J Turner Research, 2012). When asked about the most important factor for student housing only one per cent of students and two per cent of parents indicated that community features and amenities were the most important factor.

Axiometrics recently revealed the top five most wanted student housing amenities and on that list tanning beds, infinity pools and arcade rooms were nowhere to be found.

As Axiometrics put it, “practicality outpaces luxury.” The top five ended up consisting of walkability, outstanding Wi-Fi connectivity, safety/security, spacious rooms and study areas. The reality is that while a sauna and Jacuzzi room in student housing sounds nice, it isn’t all that practical.

While the amenities arms race may not be entirely over, it’s certainly on the decline. Developers are coming to realize that location, rental rate and traditional amenities are far more important than bells and whistles.

Now new trends are starting to take shape and perhaps may displace the focus on luxury student housing. One of these trends is micro-apartments for students, which offer affordability and practicality in a small, but convenient space.

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SUMMER 2017 | 15

THE KEY

GERMAN COCKROACHES: THE NEXT PEST SCOURGE

By Taz Stuart, M.Sc., P.Biol., Poulins Pest Control In the pest control industry we see peaks and valleys with certain types of pests. German cockroaches are one of those public health pests that are on the increase everywhere and you need to be aware of the biology, signs and locations when doing suite inspection for pest issues.

German cockroaches love dirty, unsanitary conditions...

First and foremost, German cockroaches are on the increase and being found in locations such as homes, restaurants and public areas where they haven’t been seen in years. German cockroaches love dirty, unsanitary conditions that assist in providing them habitat, food and most importantly, water. If there is no water source, these cockroaches will not survive for more than seven days, environmental conditions dependent.

Those are the big four conditions for cockroaches to propagate and expand in your tenants suites, homes, restaurants or other conducive environments. Another sign is the rough, small fecal matter spots along walls, edges, under sinks, stoves or fridges where German cockroach like to aggregate. These spots are great evidence that cockroaches are present.

German cockroaches go through incomplete metamorphosis which means they go through nymphal instars until they are a sexually reproductive adult. This can occur in as little as 36 days where the adult stage is ready to produce the next generation approximately 30 to 32 days later. Each egg capsule can hold anywhere from 30-48 new nymphs to be released at the end of the reproductive cycle. What is extraordinary about this species is that the female will carry the egg case until the last day or two and then place it in a crack or crevasse or a protected area where there is the potential for water and a food source.

German cockroaches thrive in environments that have dirty dishes, food stuffs on counters, open packaging, or even books, cardboard or other materials that can provide a food source.

Cockroaches regulate their water levels inside themselves by literally “holding their breath” for up to 40 minutes. This way there is little to no water loss to the environment. This self-regulation of water is key when water sources are scarce.

The best way to control German cockroaches is to ‘think like a “roach.” Turn off the lights to bring them out of their hiding spots. This can only take a few minutes as cockroaches are truly

16 | SUMMER 2017

nocturnal and will hide most of the time until it is dark enough for them to come out. Once they come out, turn on the light and watch them return to their hiding spots. This will help assist the pest management professional to treat where the cockroaches are hiding. Remember, if they can get into it, they can be there.

German cockroaches will hide approximately 70-80 per cent of the time so it’s important to bring in extra tools like a can of compressed air to try and push out any hiding cockroaches.

A very important aspect in German cockroach harbourage is placing insect monitors in all likely locations where you suspect harbourage areas are. These tools assist the pest management professional in identifying the pest and its potential hiding spots based on the monitors. If the cockroaches are being only captured on the right side of the insect monitor then the harbourage area has to be to the right of that monitor.

To be successful in controlling German cockroaches, you can use integrated pest management techniques like a hepa-filter vacuum to physically remove as many cockroaches before you provide a chemical or gel bait treatment. The treatment decision is dependent on the level of infestation. If it’s a large infestation, the licensed pest management professional should consider first the physical removal by a hepa-filter vacuum then a series of chemical treatments to first reduce the large numbers then

return after a defined time period, depending on the chemical being used, and then move to gel baiting the location.

Please note that German cockroaches are not just a kitchen and bathroom cockroach. They can be anywhere in the location, depending on water and food sites and the level of compliance/

...use integrated pest management techniques like a hepa-filter vacuum...

sanitation; a full inspection of the location needs to occur and dependent on each location either a chemical or baiting program should be implemented to rid this pest out of a home or restaurant.

Apartment Financing Specialists CMHC and Conventional The Best Pricing in the Market

Derek Townsend Vice President

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

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

SUMMER 2017 | 17

THE KEY

CFAA FEDERAL POLITICAL UPDATE

By John Dickie, President, CFAA

MARIJUANA RULES STILL HAZY If enacted in its current form, the federal marijuana legalization bill would make possession of up to 30 grams of marijuana for personal use no longer a crime for adults. For young people, the possession of up to five grams of marijuana will still be an offence, but not a crime.

The bill will also make it no longer a crime for adults to grow up to four plants per dwelling unit, whether that is a single-family home they own and occupy, a strata title apartment, a rental apartment or a rented house.

In B.C. and across Canada, most landlords do not want tenants smoking marijuana or growing marijuana in their rental units.

Landlords are concerned about electrical safety, humidity and the strong and unpleasant smell marijuana plants emit when they are flowering (which can last four to five weeks.) Currently, insurance companies and mortgage holders react very negatively to learning that a tenant is growing marijuana in a rental building. You can read CFAA’s submission at www.cfaa-fcapi.org.

For all those reasons, both LandlordBC and CFAA are opposed to tenants growing marijuana in rental buildings. The federal government addresses what is or is not a crime, while the provinces

18 | SUMMER 2017

and the municipalities can enact their own restrictions on marijuana growing and use, if they choose.

CAPITAL GAINS TA X INCREASE OFF THE TABLE FOR NOW Despite the rumours that had been swirling around in business circles, Budget 2017 did not make any changes to capital gains taxes.

CFAA had made a submission arguing against any increase in the capital gains tax, in general and on rental housing in particular. We also advocate the removal of the GST/HST from investments in rental housing, as promised by the Liberal Party in the 2015 campaign.

Budget 2017 promised a paper in the coming months to address several tax planning strategies, including: • Sprinkling income on family members (in lower tax brackets) through private corporations.

• Holding a passive investment portfolio inside a private corporation to gain better tax treatment.

• Converting a private corporation’s regular income into capital gains.

If those issues are important to you, please let CFAA know at president@cfaa-fcapi.org.

BUDGET 2017 AND THE NATIONAL HOUSING STR ATEGY Thanks to Budget 2017 we now know how much money the federal government currently plans to spend on housing over the next 11 years.

CONTINUING FUNDING Approx. $4.4 billion, by maintaining the baseline funding related to social housing operating agreements

...we’ve got you covered

• Renewal of the social housing operating agreements • Social housing capital repairs • Rent subsidies tied to the units (as now) • Rent subsidies tied to the tenants NEW FUNDING

Epoxy Lining Fire-Sprinkler Systems

$5 billion for a new National Housing Fund • A “Transformation Fund” to help social housing providers transition to new operating models • Expanded lending for new rental housing (social or affordable private units)

Epoxy Lining Plumbing

• Grants to support innovations • Rent subsidies, tied to units or tenants $3.2 billion for provinces and territories to support key priorities such as repairs of existing units, construction of new units or rent subsidies

CIPP Lining

$2.1 billion to expand the Homelessness Partnering Strategy $968 million for social housing in the Territories, urban and rural Indigenous housing and better data collection

The total is $11.2 billion of new funding, plus the $4.4 billion of continued funding. CFAA will be working hard to get pieces of the total funding allocated for private sector development or retrofits and for portable housing benefits. The provinces and other housing sector associations will also play a major role in many of those decisions.

LandlordBC is a member of the Canadian Federation of Apartment Associations, the sole national organization representing the interests of Canada’s $480 billion rental housing industry, which houses more than nine million Canadians.

SUMMER 2017 | 19

THE KEY

SINGLE BIGGEST ISSUE WITH LED

By Harneet Randhawa, principal of Oojala Lighting

Is cost the biggest issue? Well ... that applies to the entire lighting package which includes the actual light, housing and mounting parts, controls and other accessories and labour; I am only referring to the light source – the LED chip or engine.

In other words, a simple experiment shows us that the less bright LED bulb appears to be more bright, when you look at it, than a comparable incandescent; while both sources give the same lighting output level at the desired task surface.

OK then… Is it the bluish-white colour? Well ... this issue is bothersome, but only because owners allow it. This issue will either virtually disappear or become ubiquitous because of cost advantage. We digress, but a perfect analogy is the evolution of fluorescent lighting systems; poor colour rendering did not deter them from being the industry leader.

WHAT IS GOING ON HERE?

Many other concerns, like the ones above, are valid; however, one issue dominates them all. The answer is optics; Glare to be specific.

WHAT IS GLARE? In the context of lighting design, glare is a subjective visual sensation, referring to high contrast between the light source and the surrounding ambient lighting levels that the source itself generates.

Since it is a subjective perception, many definitions and sub-segments of glare exist; discussion of which is beyond the scope of this article.

BUT ... I LOVE MY LED LIGHTS As the saying goes, a picture is worth a thousand words. So, take a look at the above picture, which incandescent-looking bulb is LED? The bulb to the left is 800 lumens and the bulb to the right is 950 lumens. So, why does the LED bulb (to the left) appear brighter?

Technical data is suggesting that the incandescent bulb is brighter.

The missing piece is the technical fact that LEDs are a point source emitter while incandescent filaments are not. Lighting optics are different and hence the reality varies. This fact is further exacerbated when LED optics are ignored and the least expensive system is put in place.

A comparable analogy can be drawn from the shower head experience. For instance, depending on the current setting of the dial (think — mist to massage), one might feel that the water distribution is slower (or faster). However, the water flow rate remains the same across all settings.

In other words, incandescent bulbs (akin to the gentle mist shower) provide a softer visual experience while LEDs (much like the massage water jet) can be discomforting, when viewed directly.

WHAT IS THE SOLUTION? Since the source is the problem, glare cannot be eliminated — only minimized by pro-active control.

Indirect lights and other cut-off optics, higher mounting heights, brighter ceilings, dimming and many more strategies are all practical measures, and when combined together, produce an effective lighting design that minimizes glare.

LET US EXPLORE FURTHER Next, I took out both bulbs and then performed light output level calculations for each one, independently, by placing the light metre centered directly below the bulb and then again, on a task surface, further below (e.g. work desk, dining table, kitchen counter etc). The above figure summarizes this setup and findings.

20 | SUMMER 2017

Harneet Randhawa is the principal of Oojala Lighting and can be reached at harneet@oojala.ca Oojala Lighting is a corporate supplier of LandlordBC, delivering energy-saving retrofit lighting solutions for existing buildings in B.C. For more cost-saving updates, please visit www.linkedin.com/in/randhawaharneet

LANDLORD REGISTRY WINS NATIONAL AWARD On June 8th LandlordBC won the Association Achievement of the Year Award for its Landlord Registry. This award was presented at the Canadian Federation of Apartment Associations (CFAA) annual awards in Toronto. The Landlord Registry is a quality assurance initiative geared towards improving the rental housing industry in B.C. The Association Achievement of the Year award recognizes an apartment association which has successfully launched an innovative campaign or initiative of great usefulness to rental housing providers.

“This is wonderful recognition of an initiative that is significant to the rental housing industry in B.C. as well as our organization,” said David Hutniak, CEO, LandlordBC.

With many submissions from associations across Canada, LandlordBC and our Landlord Registry stood out as this year’s best initiative. Competition is tough as associations from many different provinces submit their initiatives that have helped to change laws or better the industry in their region.

“This is wonderful recognition of an initiative that is significant to the rental housing industry in B.C. as well as our organization,” said David Hutniak, CEO, LandlordBC. “With the Landlord Registry we have given landlords and property managers and their front-line staff a tool to enhance their legislative knowledge and recognition for their achievement.”

The Landlord Registry is an innovative new online tool that raises the level of professionalism of B.C. landlords and rental housing professionals. Renters now have the ability to search the registry to find responsible landlords who have taken the “I Rent It Right” e-learning course. The aim of the initiative is to provide landlords with a basic education on the laws that govern residential tenancies in B.C. and to provide tenants with a means of finding responsible landlords.

“In our view, enrollment in the Landlord Registry is the minimum standard necessary to operate in the rental housing industry in B.C.,” said Hutniak. “Especially if you are a landlord in the secondary market such as a basement suite or condo where landlords failing to register are exposing themselves to unnecessary financial risk.”

The registry was recognized in part for its benefit to both landlords and tenants. Bringing a new level of professionalism for landlords and a higher degree of confidence for tenants, this tool comprehensively raises the bar in B.C.’s rental housing industry for all parties.

“The Landlord Registry is precisely the type of innovation CFAA is seeking to recognize,” said John Dickie, CFAA president. “We are excited about the success this program has already achieved in the short time since being launched by LandlordBC and hope it is adopted into other regions of the country.”

CFAA has been representing the national interests of rental housing providers since 1995, and offers a strong, unified voice for its member associations and the rental housing providers they represent. CFAA currently encompasses 11 longstanding and successful partner associations from British Columbia to Nova Scotia.

The CFAA represents the owners and managers of close to one million residential rental suites in Canada, through 11 associations across Canada and direct landlord memberships.

SUMMER 2017 | 21

THE KEY

HARD HATS AND HARD TRUTHS

By Kimberly Hui, Haddock & Company

Hammering out the details of a tenant’s right to quiet enjoyment In Vancouver and the greater surrounding area, it is common to see a residential property undergo renovations from time to time. We have all heard the construction horror stories where excessive noise and limited access to services in the building can drive a tenant nuts.

I have had cases where a landlord decides to undertake a significant renovation project and the noise, dust and overall mess becomes too much for a tenant. In these cases, the tenant bolts from paying rent and usually applies for a dispute resolution hearing at the Residential Tenancy Branch (RTB) for a rent reduction, sometimes retroactively or going forward.

To avoid such disputes or respond to them, a landlord should build a strong foundation by knowing the following obligations.

A TENANT’S RIGHT TO QUIET ENJOYMENT A tenant’s right to enjoy the premises free from unreasonable disturbance has been a long held covenant in tenancy agreements

22 | SUMMER 2017

and common law. It has since been codified in section 28 of the Residential Tenancy Act (Act). Essentially, the Act protects a tenant’s entitlement to quiet enjoyment including but not limited to reasonable privacy, freedom from unreasonable disturbance and the use of common areas.

For further clarification, a landlord can turn to the RTB’s policy guidelines. Policy guideline number six elaborates on the meaning of a tenant’s right to quiet enjoyment. A landlord is obligated to ensure that the tenant’s entitlement to quiet enjoyment is protected. A breach of this entitlement means substantial interference with the ordinary and lawful enjoyment of the premises. This does not only include situations where a landlord has directly caused the interference but also situations where the landlord was aware of the interference but failed to take reasonable steps to correct them.

A few examples are: • Entering the rental premises frequently, or without notice or permission; • Unreasonable and ongoing noise; • Refusing the tenant access to parts of the rental premises; and • Preventing the tenant from having guests without cause.

A tenant may be entitled to compensation for loss of use of a portion of the property that constitutes loss of quiet enjoyment, even if the landlord has made reasonable efforts to minimize disruption to the tenant in making repairs.

Whether a tenant’s quiet enjoyment has been breached, it is necessary to balance the tenant’s right with the landlord’s responsibility to maintain the premises.

A LANDLORD’S OBLIGATION TO REPAIR AND MAINTAIN RENTAL PROPERT Y As with all renovation or repair projects, some disruption is to be expected. Tenants must be aware that when maintenance to a building is required, it is the landlord’s obligation to ensure such maintenance is done. Pursuant to section 32 (1) of the Act, “a landlord must provide and maintain a residential property in a state of decoration and repair that complies with the health, safety and housing standards required by law, and having regard to the age, character and location of the rental unit, make it suitable for occupation by the tenant”.

The RTB policy guideline states that temporary discomfort or inconvenience does not constitute a basis for a breach of the entitlement to quiet enjoyment. However, frequent and ongoing

interference or unreasonable disturbance may form a basis for a claim of a breach. A tenant’s case can be made stronger when there are multiple disturbances from a construction project such as dust build-up, lack of elevator use, garbage pile up, excessive noise and limited or no access to common use areas such as a pool or garden area.

So to hit the nail on the head, it is up to the landlord to provide notice of upcoming renovations to the tenants and to take reasonable steps to protect the tenant’s right to quiet enjoyment.

Landlords should not get un-hinged if they are planning to renovate their rental property, so long as they communicate with their tenants and remind them that some interference is warranted during construction projects that will be to the benefit of all residents.

Kimberly Hui is a lawyer at Haddock & Company in North Vancouver.

She advises on all aspects of strata property law, landlord and tenant law, co-operative housing law and human rights complaints that arise from these practice areas.

Disclaimer: This article is for general information purposes only and not intended as or to be relied upon for legal advice. If you have a situation regarding a potential claim or upcoming dispute resolution hearing, contact a lawyer for legal advice.

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THE KEY

WHICH ROOFING SYSTEM FOR YOUR BUILDING?

By Lauren Holton, Penfolds Roofing Whether you are a building owner or a contractor, selecting the right commercial roofing system for your building or project is one of the most important choices you will make.

The right roofing system will protect you or your investment for many years, while the wrong roofing system could result in costly repairs, damage to the building and potentially hindering relationships with your clients or strata members.

SEASONAL CHANGES AND WEATHER Before choosing a roof, you must take into account the weather that it will be exposed to ­­— for us on the West Coast the obvious elements are lots of rain, wind and snow.

Considering this you need a roof that can handle snow and moisture to avoid dealing with harmful water leaks. Although we are not known for our scorching heat, the summer temperatures will still have an impact on your roof.

You should consider getting a cool roof to reduce your utility costs during the hottest months without increasing your heating expenses during winter.

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Depending on what your needs are, if you want to have a long-lasting roof, going for the lowest costing product may not be the best option.

When figuring out your budget, remember that your roof choice is a major investment.

To best identify the right solution for your building, call a roof expert that can help find it within your budget, however below are some options you will probably consider: Metal Metal roofs can be made from a variety of metals but the most commonly known are galvanized steel and aluminum. Our metal system is called ZipLok and is made of aluminium.

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A flat roofing product that with the proper workmanship and installation practices, can last you long term. Typically made of woven fiberglass mixed with asphalt it is typically applied during the warmer months.

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Eco Rubber Roof The Eco Rubber roofing system is a perfect choice for owners that are looking for a long term solution and the added benefit of using recycled materials. The Eco Roof is made right here in Canada, and its main ingredient is our own recycled car tires. It is estimated that an average individual house keeps 300 tires out of the landfill.

If you have any questions or concerns with your roofing project, please do not hesitate to Penfolds Roofing. Contact number is 604.254.4663.

24 | SUMMER 2017

HUNTER’S HINTS

By Hunter Boucher, Director of Operations, LandlordBC SENIORS: ENDING TENANCIES IN SPECIAL CIRCUMSTANCES Aging tenants can present their own set up benefits as well as challenges and in recognition of this there are special rights/ processes that are available through the Residential Tenancy Act. Recently the Residential Tenancy Branch published its new regulations on ending tenancies in special circumstances. This change included a provision for tenant’s whom are accepted into supported housing to end a fixed term tenancy with one month notice anad no penalty or additional costs.

In a standard fixed term tenancy, a tenant cannot end their tenancy prior to the end date agreed to. If a tenant does leave prior to the end of the tenancy they are responsible for any lost rental revenue and liquidated damages. In the current market most B.C. communities are in, lost rent does not generally come into play but the expense of having to rent out the unit at a time when you had not planned it can be significant – which is where liquidated damages come in.

Recently the Residential Tenancy Branch published its new regulations on ending tenancies in special circumstances.

For some tenants, this extra cost can present a barrier to move into housing that may be better suited for their needs, specifically it has the potential to prohibit aging tenants from entering supported housing. These tenants are often in situations where additional costs may not be manageable on fixed incomes and this can put tenants that require extra care in risk of injury or untenable reduction of quality of life.

While we expect most landlords to accommodate tenants in these situation and allow them to leave with no extra costs there are situations where this may not occur. To ensure these tenants do not end up living in a state of crisis, the Residential Tenancy Branch has updated the regulations and Act to provide tenants with the ability to end a fixed term tenancy before the end date without additional costs.

To qualify, your tenant must be the only remaining tenant on the agreement and must be accepting into supportive housing. The director of the supported housing community must complete an RTB form vouching that this tenant has been accepted. The tenant must also give at least one months notice. This notice cannot be disputed by the landlord.

As mentioned, we generally do not feel this additional protection is needed as most landlords understand that this situation requires a higher level of consideration in regard to the tenant’s safety and simply allows the vacating tenant leave without additional costs that may normally apply to a tenancy ending before the end date of the fixed term.

AGING TENANTS – RESOURCES FOR LANDLORDS AND TENANTS As mentioned aging tenants can sometimes present unique challenges and ending tenancy is generally not the solution.

Sometimes a tenant needs some additional assistance with household tasks, such as regular cleaning or grocery shopping while sometimes seniors on fixed incomes need financial aid to ensure a stable living environment. While some of these services can be provided through the private sector there are many times where this is not an option for financial or other reasons.

In the age of the internet many of these resources can be found online, making it difficult for a generation that is less familiar and comfortable navigating the websites that contain these vital services.

Some local, more focused groups may only exist on social media such as Facebook, or they may use twitter to relay current news and information about social programs. Due to this gap in technological adeptness, it often falls to landlords to provide basic information about organizations and initiatives that may benefit their tenants.

This presents its own challenge as information is not always easy to find. Knowing the best way to search for resources is not always intuitive as landlords may not always be able to fully understand the needs of their aging tenants. To address this, LandlordBC has created a new resource page on the LandlordBC website. While we acknowledge that this does not remove the barrier that some aging tenants experience with using the internet it does provide landlords a simple one stop page to find relevant resources.

Look in the resources section of the LandlordBC site for this new tool.

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SUMMER 2017 | 25

THE KEY

HOW CAN CRB HELP YOU?

By Shona Redman, Member Service Representative and CRB Specialist, LandlordBC CRB UPDATE The Certified Rental Building Program launched in B.C. in November 2015 with Concert Realty Services and Hollyburn Properties certifying a total of 50 buildings. Since then we have had a great deal of interest in the program and have certified 33 more buildings (eight additional Hollyburn buildings, five Redbrick Properties buildings, seven Kelson Group buildings, three Orr Development Corp. buildings). This brings the total number of certified buildings in B.C. to 84. Kelson Group, Orr Development Corp. and Terra Crest Property Management are the most recent companies to complete certification. Congratulations to Kelson Group, Orr Development and Terra Crest on their recent certification!

Coming soon: Kelson Group has chosen to enroll an additional 962 rental units for 2017.

READ ON TO SEE IF CRB IS RIGHT FOR YOU CRB is a quality assurance program that allows you to certify your multi-residential buildings by meeting a set of 50 standards, based on legislative requirements and industry best practices. The certification helps tenants to know that you have well-run, and well-managed

buildings. Tenants can rent in your building with “peace of mind” and confidence knowing that the place that they have chosen to live provides excellent quality of service and quality of product.

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

1. Human Resource Management 2. Resident Management 3. Operations Management 4. Financial & Risk Management 5. Environmental Management In the last few issues of The Key, we reviewed Human Resource Management, Resident Management, Operations Management and Financial and Risk Management. In this issue, we will look at Environmental Management.

ENVIRONMENTAL MANAGEMENT Not only is it important for the planet that the rental housing industry gets on board with sustainable practices, but with housing costs soaring it also just makes good financial sense.

The environmental standards were added into the program in 2015 and are known as “Living Green Together.” These standards require building owners and managers to take steps to reduce consumption of their buildings while engaging residents to participate in green initiatives. Ultimately, the goal of the environmental standards is to reduce the environmental footprint of rental apartment buildings, while promoting healthy and more sustainable apartment communities.

Ask us how CRB can help you to lower your carbon footprint and save you money on operating costs.

For more information regarding the CRB program contact: Shona Redman, member service representative and CRB specialist. Phone: 1.888.330.6707 ext. 206 | Fax: 250.382.6006 Email: shonar@ landlordbc.ca Websites: www.landlordbc.ca, www.crbprogram.org

26 | SUMMER 2017

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ELEVATOR SERVICE & REPAIRS Metro Elevator Preet Binning T: 778.885.8630 www.metroelevator.ca

APPRAISAL REAL ESTATE Colliers International Kevin Cloak T: 250.414.8372 www.collierscanada.com

DEPRECIATION REPORTS Normac Appraisals Ltd. Margarita Carlos T: 604.221.8258 www.normac.ca

ENERGY EFFICIENCY & CONSERVATION BC Hydro Power Smart Business Helpdesk T: 1.866.522.4713 www.bchydro.com

ARCHITECTURE, DESIGN, BUILDING CODE DGBK Architects Ralf Janus T: 604-682-1664 www.dgbk.com BIOHAZARD REMEDIATION 1st Trauma Scene Clean Up Ltd. Brian Woronuik T: 1-844-246-7767 www.traumascenecleanup.ca BUILDING ENVELOPE RDH Building Science Inc Kelly Haines/Dave Ricketts T: 604.873.1181 www.rdh.com Remont Construction Ltd Robert Szpakowski T: 604.837-8813 www.remontconstruction.ca BUILDING REPAIR & RENOVATION Nuwest Contracting Ltd. Debbie Gettling T: 604.525.6145 www.nuwestcontracting.com COMMUNICATIONS/ ENTERTAINMENT Shaw Cable Frank Franco T: 604.629.3231 www.shaw.ca Telus Communications Will Nicholson T: 778-874-3574 www.telus.com CONCRETE WORK Nuwest Contracting Ltd. Debbie Gettling T: 604.525.6145 www.nuwestcontracting.com CREDIT CHECKS RentCheck Brenda Maxwell T: (800) 661-7312 http://www.rentcheckcorp.com/

RDH Building Science Inc Kelly Haines/Dave Ricketts T: 604.873.1181 www.rdh.com DOORS - ENTR ANCE & HARDWARE REPAIRS Action Glass Inc. Brad Johnston T: 604.525.5365 www.actionglassbc.com DRAINAGE & SEWER Cambie Roofing & Drainage Contractors Ltd. Paul Skujins T: 604.261.1111 www.cambieroofing.com DUCT CLEANING Air-Vac Services Canada Ltd. Brent Selby T: 604.882.9290 www.airvacservices.com ELECTRICAL CONTRACTORS Evanson Electric David Evanson T: 604.657.7957 www.evansonelectricdelta.ca ELECTRICIANS Delbrook Electric Will Kitt T: 778.772.1834 Handy Appliances Rocky Magnet T: 604.879.1555 www.handyappliances.ca HQ Electrical Solutions Slavico Golity T: 604.621.1323 www.elec3cian.com ELEVATOR City Elevator Ltd. Heiner Marnet T: 604.299.4455 www.cityelevator.ca

Commercial Lighting Products Tayhler Paul T: 604-540-4999 www.comlight.com FortisBC Ltd. Siraz Dalmir T: 604.576.7268 www.fortisbc.com

ESTATE & SUCCESSION PLANNING Monarch Insurance & Financial Services Corp.

Richard Laurencelle T: 604.681.2699 www.monarchfinancial.ca FINANCIAL PLANNING CIBC Wood Gundy Gilbert Lam T: 604.806.5508 www.cibcwg.com/ raymond-shum D&H Group LLP Michael Louie T: 604.731.5881 www.dhgroup.ca

FRESCo Building Efficiency Jordan Fischer T: 778.783.0315 www.frescoltd.com

FIRE PROTECTION & MONITORING Vancouver Fire & Radius Security Joslyn Alderson T: 604.232.3488 www.vanfire.com

RDH Building Science Inc Kelly Haines/Dave Ricketts T: 604.873.1181 www.rdh.com

StoveTop FireStop Carter Shackelford T: 817.872.1500 www.stfs.com

Yardi Systems Inc. Peter Altobelli T: 888.955.7900 www.yardi.com

FLOORING AND CARPETING Mira Floors and Interiors Kevin Bergstresser T: 604.856.4799 www.mirafloors.com

ENGINEERS FRESCo Building Efficiency Jordan Fischer T: 778.783.0315 www.frescoltd.com JRS Engineering Ltd. T: (604) 320-1999 http://www.jrsengineering.com RDH Building Science Inc Kelly Haines/Dave Ricketts T: 604.873.1181 www.rdh.com Read Jones Christoffersen Ltd. Jason Guldin T: 250.386.7794 www.rjc.ca WSP Canada Inc Kathryn Webb T: 604.924.5575 www.wspgroup.com

GARBAGE CHUTE CLEANING Air-Vac Services Canada Ltd. Brent Selby T: 604.882.9290 www.airvacservices.com GAS SERVICES Handy Appliances Rocky Magnet T: 604.879.1555 www.handyappliances.ca GLASS Action Glass Inc. Brad Johnston T: 604.525.5365 www.actionglassbc.com HANDICAP SHOWER, TUB SALES & INSTALLATION ORCA Health Care Suppliers Inc. Reynald Stringer T: (604) 733-2656 http://www.orcahealthcare.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.

SUMMER 2017 | 27

THE KEY ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND HOARDING - CLEAN UP 1st Trauma Scene Clean Up Ltd. Brian Woronuik T: 1-844-246-7767 www.traumascenecleanup.ca 604-TRASH-IT Deconstruction Disposal & Recycling Dave Abercrombie T: (604) 872-7448 www.604-trash-it.com INSPECTIONS - GENERAL CONDITION/LEASE COMPLIANCE CTI (Canadian Tenant Inspection) Services Jim Garnett T: 778.840.7611 www.ctiservices.ca INSURANCE AC&D Insurance Services Ltd. Scott Jamieson T: 604.982.1039 http://acd.insurebc.ca BFL CANADA Insurance Services Inc. Paul Murcutt T: 604.678.5454 www.bflrealestate.ca CIBC Wood Gundy Gilbert Lam T: 604.806.5508 www.cibcwg.com/ raymond-shum CMW Insurance Services Ltd. Gordon Li T: 604-294-3301 www.cmwstrata.com Hamilton Insurance Services BC Ltd Judy Laban T: 604.874.4476 www.cooperators.ca Marsh Canada Debbie Tonner T: 780.917.4873 http://canada.marsh.com/ Megson FitzPatrick Insurance Services Mike Nichol T: 250.595.5212 www.megsonfitzpatrick.com INTERCOM REPAIRS & INSTALLATION Vandelta Communication Systems Ltd. Hugh Rae T: 604.732.8686 www.vandelta.com

28 | SUMMER 2017

INTERNET LISTING SERVICE Yardi Systems Inc. Peter Altobelli T: 888.955.7900 www.yardi.com INVESTMENT & RETIREMENT PLANNING Monarch Insurance & Financial Services Corp.

Richard Laurencelle T: 604.681.2699 www.monarchfinancial.ca LANDSCAPING: LAWN & GARDEN MAINTENANCE BUR-HAN Services Inc. Robert Hannah T: 604.780.0179 www.bur-han.ca LEGAL SERVICES Haddock & Company Grant Haddock T: 604.983.6670 www.haddock-co.ca Lesperance Mendes Lawyers Sat Harwood T: 604.685.3567 www.lmlaw.ca LIGHTING Oojala Lighting Harneet Randhawa T: 778-223-2561 www.oojala.ca LIGHTING - COMMERCIAL Commercial Lighting Products Tayhler Paul T: 604-540-4999 www.comlight.com MORTGAGE FINANCING CIBC Wood Gundy Gilbert Lam T: 604.806.5508 www.cibcwg.com/raymond-shum Citifund Capital Corp.

Derek Townsend T: 604.683.2518 www.citifund.com Colliers International Dave Ganong T: 250.414.8388 www.collierscanada.com First National Financial Corp Russ Syme T: 778.327.5712 www.firstnational.ca MORTGAGE INSURANCE Canada Mortgage & Housing Corporation Robyn Adamache T: 604-742-4392 www.cmhc.ca

NARCOTICS DETECTION & SECURITY CTI (Canadian Tenant Inspection) Services Jim Garnett T: 778.840.7611 www.ctiservices.ca ONLINE PAYMENT SERVICE Yardi Systems Inc. Peter Altobelli T: 888.955.7900 www.yardi.com PAINT SALES Cloverdale Paint Dave Picariello T: 604.551.8083 www.cloverdalepaint.com Dulux Paints Robert Zelisko T: 604-358-4024 www.dulux.ca PAINT SPECIFICATIONS SERVICES Cloverdale Paint Dave Picariello T: 604.551.8083 www.cloverdalepaint.com PAINTING SERVICE Prostar Painting & Restoration Ltd. Jonathan Moorhouse T: 604.876.3305 www.prostarpainting.com Remdal Painting & Restoration Inc. Dan Schmidt T: 604.882.5155 www.remdal.com Wolfgang Commercial Painters Heinrich Schoeman T: 604.420.5552 www.wolfgangpainters.com PEST CONTROL Assured Environmental Solutions Inc. Brett Johnston T: 604.463.0007 www.assuredenvironmental.ca Poulin’s Pest Control Scott Hagon T: 604.433.2500 www.poulins.ca Solutions Pest Control Jason Page T: 604-986-8881 www.pestsolutions.ca

PIPE LINING/RE-PIPING CuraFlo of British Columbia Ltd. Randy Christie T: 604.298.7278 www.curaflo.com PLUMBING/HEATING/ BOILERS Allied Plumbing and Heating Lance Clarke T: 604.731.1000 www.allied-plumbing.ca Ashton Service Group.

Brian Williams T: 604.275.0455 www.ashtonservicegroup.com BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan T: 604.253.9330 www.bmsmechanical.com Cambridge Plumbing Systems Ltd. John Jurinak T: 604.872.2561 www.cambridgeplumbing.com CuraFlo of British Columbia Ltd. Randy Christie T: 604.298.7278 www.curaflo.com Handy Appliances Rocky Magnet T: 604.879.1555 www.handyappliances.ca Montalbano Plumbing Services LTD. Giovanni Montalbano T: 604.444.0222 www.montalbano.ca Viessmann Manufacturing Co. Inc. Randy Stuart T: 604.533.9445 ext. 222 www.viessmann.ca Xpert Mechanical & JK Lillie LTD Kerry West T: 604.294.4540 www.xpertmech.com PRINTING Citywide Printing Ltd. Gordon Li T: 604.254.7187 www.citywideprint.com PROPERTY MANAGEMENT Ascent Real Estate Management Corp.

Darren Schulz T: 604.431.1800 www.ascentpm.com

Associa British Columbia, Inc. Katie Khoo T: 604.501.4417 www.associabc.ca Austeville Properties Ltd. Andrew Abramowich T: 604.216.5510 www.aplbc.com Bayside Property Services Ltd. T: 604.432.7774 www.baysideproperty.com Beacon Hill Suites Ltd. Meredith Warden T: (250) 590-1775 Bolld Real Estate Management Leo Chrenko T: 604.671.0293 www.bolldpm.ca CAPREIT T: 604-632-9991 www.caprent.ca Century Group Lands Corporation Lisa Biggin T: 604.948.3832 www.centurygroup.ca Delaney Properties Ltd Diana Delaney T: 250.550.2120 www.RentalsVernon.com Dennison Property Management Ltd. Jane Dennison T: 604.982.7059 www.dpmonline.ca Dorset Realty Group Canada Ltd. T: 604.270.1711 http://dorsetrealty.com FirstService Residential Judith Harris T: 604.683.8900 www.fsresidential.com Gateway Property Management Corporation Scott Ullrich T: 604.635.5000 www.gatewaypm.com Homelife Peninsula Property Management Doug Holmes T: 604.536.0220 www.penpm.com Hope Street Management Corp Shamon Kureshi T: 403-462-6200 Hume Investments Ltd. Sally MacIntosh T: 604.980.9304 www.humeinvestments.com

ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND Katronis Property Management Brad Katronis T: (604) 614-6402

Unique Real Estate Accomodations Nina Ferentinos T: 604.984.7368

Li-Car Management Group Lita Powell T: 250.785.2662

Valley Realty Sita Mulder T: (604) 852-2234 www.valleyrealtyabbotsford.com

Macdonald Commercial Real Estate Services LTD. Tony Letvinchuk T: 604.736.5611 www.macdonaldcommercial.com Metro Vancouver Housing Corporation Priscilla Matei T: 604.456-8802 Pacific Quorum Properties Ltd. Lyn Stoll T: 604-635-0260 www.pacificquorom.com Porte Realty Ltd. Daniel Bar-Dayan T: 604.732.7651 www.porte.ca Prospero International Realty Inc. Jeff Nightingale T: 604.669.7733 Raamco International Properties Canadian Ltd. Kimm Zbierski T: 250.686.3131 www.raamco.com REMAX Professional Rental Management Richard Van Slyke T: 604-273-6801 www.professionalrental.ca Roboson Holdings Ltd. Sarah Hill T: 1.800.682.2088 S.A.H. Properties Ltd. Leslie Pomeroy T: 604.926.6947 Sunstar Realty Ltd. David Mak T: 604.436.1335 Sutton Group - West Coast Realty Cindy Hamel T: 604-807-1105 Sutton Max Realty Property Management Wallis Lee T: (604) 227-3399 http://suttonmaxrealty.com Turner Meakin Management Company Ltd. Kelly Kellogg T: 604.736.7020

Wesgroup Properties LP Sara Young T: (604) 648-1866 http://www.wesgroup.ca RE-PIPING BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan T: 604.253.9330 www.bmsmechanical.com Brighter Mechanical Ltd. Mike Pearson T: 604.279.0901 www.brightermechanical.com Cambridge Plumbing Systems Ltd. John Jurinak www.cambridgeplumbing.com CuraFlo of British Columbia Ltd. Randy Christie T: 604.298.7278 www.curaflo.com Manna Plumbing Ltd. Chris Kobilke T: 604.710.3908 www.mannaplumbing.com REAL ESTATE SALES CBRE Limited - National Apartment Sales Team Norm Taylor T: 604-662-5156 www.cbre.ca/vancouver Colliers International Kevin Cloak T: 250.414.8372 www.collierscanada.com Cushman & Wakefield Chris Driver T: 604-640-5819 www.cushmanwakefield.com JLL Multifamily BC James Blair T: 604-98-6001 www.jllmultifamilybc.com Macdonald Commercial Real Estate Services LTD. Dan Shulz T: 778.999.5758 www.bcapartmentinsider.com Marcus & Millchap Wynda Wauran T: 604-675-5200 www.marcusmillchap.com

Multifamily Real Estate Services Corporation Seth Baker T: 778-235-9293 www.multifamily.ca

Penfolds Roofing Jonathan Manca T: 604.379.0338 www.penfoldsroofing.com

Waste Management Inc. Tej Kullar T: 604.520.7858 www.wm.com

NAI Commercial Terry Harding T: 604.691.6615 www.apartmentblocks.ca

ROOFING MEMBRANES RDH Building Science Inc Kelly Haines/Dave Ricketts T: 604.873.1181 www.rdh.com

XeroWaste Solutions Michael Solkshinitz T: 604.674.8414 www.xerowaste.ca

The Goodman Report, David & Mark Goodman, HQ Commercial Mark Goodman T: 604.714.4790 www.goodmanreport.com

SECURITY & INTERCOM SYSTEMS ADT Canada Inc. Vince Wong 604.349.6974 www.adt.ca

RENOVATION & REPAIRS Remont Construction Ltd. Robert Szpakowski T: (604) 837-8813 www.remontconstruction.ca Quest Projects Inc. Jacqui McGregor T: 604.299.4522 www.questprojects.ca RESTORATION 1st Trauma Scene Clean Up Ltd. Brian Woronuik T: 1-844-246-7767 www.traumascenecleanup.ca Phoenix Restorations Ltd. John Wallis T: 604.945.5371 www.phoenixrestorations.com Prostar Painting & Restoration Ltd. Jonathan Moorhouse T: 604.876.3305 www.prostarpainting.com Superior Flood & Fire Restoration Mayank Anand T: 604.601.8206 www.superiorrestoration.ca ServiceMaster Restore of Vancouver Natasha Purnell T: (604) 435-1220 http://www.svmvancouver.ca ROOFING Bond Roofing Daniel Fajfar T: 604-375-2100 www.bondroofing.ca Cambie Roofing & Drainage Contractors Ltd. Paul Skujins T: 604.261.1111 www.cambieroofing.com CentriMark Ltd. Brendan Jenkins T: 604-521-8911 www.centrimark.ca

SOFTWARE - PROPERTY MANAGEMENT Pendo Rental Software Inc. Josh Heppner T: 604-306-5947 landlordbc.pen.do Yardi Systems Inc. Peter Altobelli T: 888.955.7900 www.yardi.com

WATER PROOFING RDH Building Science Inc Kelly Haines/Dave Ricketts T: 604.873.1181 www.rdh.com WINDOW - REPLACEMENT/ INSTALLATION/RENOVATION A-1 Window MFG Ltd. Rob Elliot T: 604.724.5827 www.a1windows.ca Retro Teck Window Mfg. Ltd. Wilfred Prevot T: 604.291.6751 www.retrowindow.com

SUPPLIER & MANUFACTURER PLUMBING SUPPLIES Moen Inc Shelby Wallace T: 604.390.8737 www.moen.ca

WINDOW & DOOR MANUFACTURING Canadian Vinyltek Window Corporation Patrick Malone T: 604.540.0029 www.vinyltek.com

SUPPLIES: HARDWARE, BUILDING, MAINTENANCE Rona Inc Brad LeGrow T: 604.314.1366 www.rona.ca

WINDOW MANUFACTURING, COVERS Centra Windows Matthew Burgon T: 604.882.5010 www.centra.ca

UTILITIES/ NATURAL GAS Absolute Energy Inc. / Bluestream Energy Kirby Morrow T: 778.340.1580 www.absolute-energy.ca UTILITY SUB-METERING QMC Meters James Easton T: (604) 526-5155 http://qmeters.com Wyse Meter Solutions Inc. Robert Mullin T: (647) 792-0160 http://www.wysemeter.com WASTE/RECYCLING 604-TRASH-IT Deconstruction Disposal & Recycling Dave Abercrombie T: (604) 872-7448 www.604-trash-it.com Progressive Waste Solutions Rob Barr T: 604.834.7578 www.bficanada.com

SUMMER 2017 | 29

THE KEY ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - VANCOUVER ISLAND ADVERTISING & PROMOTION Places4Students.com Laurie Snure T: 1.866.766.0767 www.places4students.com APPLIANCE - RENTALS Coinamatic Canada Inc. Jack Ursacki T: 604-787-1172 www.coinamatic.com APPLIANCE - SALES Trail Appliances Ltd. Sunny Mann T: 604.992.7124 www.trailappliances.com Westcoast Appliances Byron Loucks T:250-382-0242 APPRAISAL REAL ESTATE Colliers International Kevin Cloak T: 250.414.8371 www.collierscanada.com BIOHAZARD REMEDIATION 1st Trauma Scene Clean Up Ltd. Brian Woronuik T: 1-844-246-7767 www.traumascenecleanup.ca CLEANING - CARPET & UPHOLSTERY Island Carpet & Upholstery Cleaning Inc Ron Gould T: 250.590.5060 www.islandcarpetcleaning.ca CLEANING - JANITORIAL SERVICES Select Janitorial Beverly Wise T: 250.360.0666 www.sjivic.com COMMUNICATIONS/ ENTERTAINMENT Shaw Cable Sebrina Benson T: 250.475.7251 www.shaw.ca Telus Communications Will Nicholson T:778-874-3574 www.telus.com DRAINAGE & SEWER Victoria Drain Services David Lloyd T: 250.818.1609 www.victoriadrains.com

30 | SUMMER 2017

ELECTRICAL SERVICE Rushworth Electrical Services Inc. Dustin Rushworth T: 1.888.361.1231 www.rushworthelectric.ca ENERGY EFFICIENCY & CONSERVATION BC Hydro Power Smart Business Helpdesk T: 1.866.522.4713 www.bchydro.com FortisBC Ltd. Siraz Dalmir T: 604.576.7268 www.fortisbc.com FRESCo Building Efficiency Jordan Fischer T: 778.783.0315 www.frescoltd.com Yardi Systems Inc. Peter Altobelli T: 888.955.7900 www.yardi.com ENGINEERS FRESCo Building Efficiency Jordan Fischer T: 778.783.0315 www.frescoltd.com Read Jones Christoffersen Ltd. Jason Guldin T: 250.386.7794 www.rjc.ca FIRE PROTECTION & MONITORING Capital City Fire Equipment Mark Wyatt T: 250.727.8159 www.capitalcityfire.ca HEATING FUEL Columbia Fuels Dave Young T: 250.391.3633 www.columbiafuels.com Coastal Mountain Fuels Ron Gertzen T: 250-753-0278 HOARDING - CLEAN UP 1st Trauma Scene Clean Up Ltd. Brian Woronuik T: 1-844-246-7767 www.traumascenecleanup.ca INSURANCE BFL Canada Insurance Services Inc. Paul Murcutt T: 604.678.5454 www.bflrealestate.ca

Megson FitzPatrick Insurance Services Mike Nichol T: 250.595.5212 www.megsonfitzpatrick.com

Concise Strata Management Services Inc. Beth Kauwell T: 250.754.4001 www.concisemgmt.com

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

Cornerstone Properties Ltd. Jason Middleton T: 250.475.2005

MORTGAGE FINANCING Colliers International Dave Ganong T: 250.414.8388 www.collierscanada.com First National Financial Corp Russ Syme T: 778.327.5712 www.firstnational.ca MORTGAGE INSURANCE Canada Mortgage & Housing Corporation John Lynch T: 604.737.4161 www.cmhc.ca ONLINE PAYMENT SERVICE Yardi Systems Inc. Peter Altobelli T: 888.955.7900 www.yardi.com PAINT SALES Dulux Paints Robert Zelisko T: 604-358-4024 www.dulux.ca PAINT, PAINTING, RESTORATION SERVICES Empress Painting Ltd Chris Jefferies T: 250.383.5224 www.empresspainting.com PLUMBING/HEATING/ BOILERS Victoria Drain Services David Lloyd T: 250.818.1609 www.victoriadrains.com POWER WASHING Island Carpet & Upholstery Cleaning Inc Ron Gould T: 250.590.5060 www.islandcarpetcleaning.ca PROPERTY MANAGEMENT Advanced Property Management Lorri Fugle T: 250.338.2472 www.advancedpm.ca Complete Residential Property Management Dennie Linkert T: 250.370.7093

Devon Properties T: 250.595.7000 www.devonprop.com Duttons & Co. Real Estate T: 250.389.1011 rentals@duttons.com Equitex Property Management T: 250.386.6071 Holywell Properties Adam Major T: 604-885-3460 www.holywell.ca Meicor Realty Management Services Inc Laurie Sims T: 250.338.9979 Pemberton Holmes Property Management Claire Flewelling-Wyatt T: 250.478.9141 Proline Management Ltd Kelly Whitney T: 250.475.6440 www.prolinemanagment.com Raamco International Properties Canadian Ltd. Kimm Zbierski T:250.686.3131 www.raamco.com Roboson Holdings Ltd. Sarah Hill T: 1.800.682.2088 Rowan Property Management Ltd. Amahra LeBlanc T: 250.746.9090 www.rowanproperty.ca TPM Management Ltd Debbie Hunt T: 250.383.7663 REAL ESTATE SALES Colliers International Kevin Cloak T: 250.414.8372 www.collierscanada.com Devon Properties T: 250.595.7000 www.devonprop.com RESTORATION 1st Trauma Scene Clean Up Ltd. Brian Woronuik T: 1-844-246-7767 www.traumascenecleanup.ca

SOFTWARE - PROPERTY MANAGEMENT Pendo Rental Software Inc. Josh Heppner T: 604-306-5947 landlordbc.pen.do Yardi Systems Inc. Peter Altobelli T: 888.955.7900 www.yardi.com SUPPLIES: HARDWARE, BUILDING, MAINTENANCE Rona Inc. Brad LeGrow T: 604-314-1366 www.rona.ca UTILITIES/ NATURAL GAS Absolute Energy Inc. / Bluestream Energy Kirby Morrow T: 778.340.1580 www.absolute-energy.ca WASTE/RECYCLING Progressive Waste Solutions Rob Barr T: 604.834.7578 www.bficanada.com Waste Management Alex Dumitrescu T: 250.544.8009 ext 223 www.wm.com

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Get the Report: Subscribe to receive new listings www.goodmanreport.com

New Listing

New Listing

Sold

Oakview Apartments 3591 Oak Street, Vancouver

Augustin House 2328 Galt Street, Vancouver

Metrotown Development Site Burnaby

26-suite well maintained co-op apartment building

28-suite new purpose built apartment building

High-density residential site

132’ × 120’ lot. Shaughnessy neighbourhood

27-2Br; 1-3Br. Completion summer 2018

~1 acre

$18,500,000

$16,900,000

SOLD $33,000,000

New Sold Listing

Sold

Sold

The Leeward 1686 W. 12th Avenue, Vancouver

Development Site 5763-5775 Oak Street, Vancouver

Brookside Gardens 20834 Dewdney Trunk Rd, Maple Ridge

11-storey 48-suite concrete rental tower

Mixed-use development site with holding income

44 three-bedroom townhouse units

Corner lot 150’ × 125’ (18,750 SF)

132’ × 140’ (18,480 SF)

Improved with 8 buildings on 3.86 acres of land

$21,950,000

$16,500,000

SOLD $10,831,000

Sold

Sold

Sold

Glenhaven Apartments 1526 Arbutus Street, Vancouver

Santa Monica Apartments 1546 West 12th Avenue, Vancouver

Hudson Apartments 8638 Hudson Street, Vancouver

Co-op apartment building

13-suite well maintained apartment building

10-suite rental apartment building

10-suite—across from Kits Beach

Prime South Granville neighbourhood

Fully renovated, elevator, in-suite laundry

$7,888,000

$7,595,000

$3,900,000

David Goodman Direct 604 714 4778 david@goodmanreport.com

Mark Goodman* Direct 604 714 4790 mark@goodmanreport.com

Cynthia Jagger* Direct 604 912 9018 cynthia@goodmanreport.com

*Personal Real Estate Corporation