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50 Years For Kelson Group

SUMMER 2024

PM 40063056

HOW DO WE BUILD MORE RENTAL HOMES?

Steps to Take For a Natural Disaster

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

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THE KEY

CONTENTS

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

David Hutniak Chief Executive Officer

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

How Do We Build More Rental Homes?

Mental Health: 5 Things to Keep in Mind

Helping Older Adults Shine

Key Tips From a Property Manager

Celebrating 50 Years of Kelson Group

Is AI the Future of Tenancy Agreements?

Steps to Take For a Natural Disaster

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.

SUMMER 2024 | 3

THE KEY

CEO’S MESSAGE David Hutniak, CEO, LandlordBC

As we enter this provincial election year, there has been a notable surge in housing-related announcements from the B.C. government. Amidst this flurry of announcements and communications, it’s crucial to assess the record of B.C. government using real data. Since the B.C. NDP came into power in 2017, approximately 700,000 individuals have migrated to British Columbia, with at least half of those individuals settling in the Greater Vancouver area. Of these newcomers, approximately 75 per cent are renters, highlighting the pressing demand for rental housing.

This means, conservatively, 262,500 renters moved to Greater Vancouver while this current government has been in power. In contrast, the number of purpose-built rental homes added to the market during this period has been very limited:

3,144

3,805

2023

1,602

2022

1,464 2019

2,388

2021

793 2018

2020

229 2017

Total: 13,425 This figure starkly contrasts with the influx of renters, totaling 262,500 individuals. That means our provincial government has built less than one rental home for every 19 people moving to the Greater Vancouver area. The scarcity of rental housing options to house the many newcomers to B.C. is the reason for the escalating rents observed across the region.

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While government initiatives such as housing announcements, rental preservation funds, Airbnb regulations, vacancy taxes, speculation taxes, and measures targeting money laundering and foreign buyers are touted by the government year after year, none of these policies have addressed the fundamental issue with our rental market: the inadequate supply of rental housing.

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4 | SUMMER 2024

The reality is that only the market can meet the demand for 262,500 rental homes. Tax-payer-funded government construction, non-profit organizations or cooperatives cannot even come close to building this many rental homes. LandlordBC sees beyond the rhetoric and political maneuvers and instead continues to advocate for policies that facilitate the market’s ability to address the housing shortage effectively. By removing barriers, streamlining processes and incentivizing rental construction, the government can enable the market to fulfill its role in providing much-needed rental housing options. That is the one thing this current B.C. government has not yet done.

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THE KEY

HOW DO WE BUILD MORE RENTAL HOMES? By Cassandra Smith, Director, Policy & Research — Urban Development Institute (UDI)

Anyone who has looked for a place to rent in B.C. knows how challenging it is. It’s clear that there is a shortage of supply throughout the market. Demand for rental housing is outpacing new construction, causing starting rents to continue to rise, so why can’t we build more purpose-built rental (PBR), faster?

This is one of the many questions that governments at all levels are now grappling with. There are many positive and negative factors influencing the development of new PBR buildings. What are the most impact factors driving rental construction today, and how can we accelerate PBR delivery tomorrow?

POSITIVES

Two of the main driving forces behind rental construction today are the steadily increasing demand for this tenure of housing and the incentives created by specific government programs and policies. Demand: B.C.’s population grew by nearly 180,000 people in 2023, which put the annual growth rate at 3.3 per cent, the highest growth rate since 1971. Many of these new residents have chosen to rent, especially since nearly two-thirds were non-permanent residents, holding either study or work permits. With high interest rates and rising prices making it harder to afford a down payment, some existing residents are staying in the rental market longer now than in the past. Vacancy rates for

6 | SUMMER 2024

purpose-built rental remain chronically low at 1.2 per cent for all of B.C., and 0.9 per cent in Greater Vancouver, the lowest of any major metro region in the country. Such strong demand continues to buoy starting rents, because of the lack of supply. Government Policies and Programs: The federal government recently announced a new housing plan — unambiguously titled: Solving the Housing Crisis: Canada’s Housing Plan. While the plan may be perceived as too little, too late in many respects, it does represent a shift in this government’s narrative to increase the supply of housing — rather than just reducing housing demand and tackling “the financialization of housing.” We can see this shift through the series of announcements to speed up the delivery of PBR housing that have occurred since last fall, such as: •

The newly enhanced GST rebate applied to new rental construction;

•

An exemption from the excessive interest and financing expenses limitation (EIFEL) rules;

•

An accelerated capital cost allowance; and

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THE KEY •

Renewed funding for the Apartment Construction Loan Program (formerly RCFI) and adding flexibility in program’s requirements.

While the extent that these changes will impact rental investment remains unknown, at a minimum, these changes reflect a willingness on the part of the federal government to apply supplyside measures and incentives to accelerate PBR construction. In addition to changing the way that growth is planned and funded through legislative reforms, the provincial government is also revamping its rental partnership programs through the BC Builds initiative. Launched in early 2024, the program aims to leverage underutilized public and non-profit owned lands for mid-market rental housing through partnerships with private developers. Although the program has started small, with only a handful of sites, it aims to scale-up, offering low-cost financing and grants to get projects approved and off the ground quickly.

NEGATIVES

While senior governments have become laser-focused on increasing rental construction, the current environment for building housing, especially rental housing, remains very challenging, largely due to rising costs and uncertainty. Interest Rates: The current interest rate environment disproportionately affects rental developments, which have take-out loans that take decades to pay off. In addition, carrying costs become significantly more expensive, which is compounded by the lengthy approval process for new housing. More equity is now needed to meet financing requirements. This is also putting upward pressure on capitalization rates, further impacting the viability of new rental projects. Construction Costs: The cost of building new housing of all types has increased dramatically over the past few years. Materials, labour, and time all add up to per square foot costs of more than $500 in many projects. These costs have also increased as buildings have become more complex, incorporating increasing government requirements like energy efficiency and adaptability standards. These construction costs do not include the cost of land, or the soft costs associated with the project. It also excludes the government taxes and fees which are layered on top. Taxes, Fees and Charges: Government-driven costs have a significant impact on rental construction. In a 2023 study, UDI estimated that up to 33 per cent of the value of monthly starting rents would be paid towards government charges — nearly

$900 on a unit renting for $2700 per month. While this included a couple of taxes that have since been removed for new rental — the cost burden remains substantial — especially with Metro Vancouver’s massive increases to regional development cost charges starting next year. Taxes on the property prior to development, development charges, amenity fees, affordable housing funds (or in-kind provision of below-market housing) and permit fees all add to the cost of delivering rental homes. Approval Timelines: Housing approvals, even rental, take months, if not years. This adds incremental costs to projects, because proponents must pay more in property taxes and for loans as their projects await a green light. The risk also increases as delays can also open the project up to changes in government policy or regulations. Regulatory Uncertainty: Building and operating rental is a longterm investment in the community. PBR projects have a much longer return of investment horizon than a market condo development would, and rental buildings are subject to a constantly changing regulatory environment. Over the past seven years, we have seen numerous changes to both the development process and the operating environment for existing rental buildings. These include new taxes, the introduction of Residential Rental Tenure Zoning, multiple changes to the annual allowable rent increase formula including a rent freeze. Without stability, investments in rental housing will go to other jurisdictions where the environment is more favourable and predictable. With the rental sector facing these strong headwinds, what needs to happen to meet the rapidly growing demand for rental in B.C.? It’s clear that governments cannot address the housing shortage in British Columbia without the private development sector. This will require a more balanced rental ecosystem where both tenants and rental providers feel supported. We also need government leadership at all levels to remove barriers to new housing and create the kind of PBR market that attracts rental investment, rather than pushing it away to other jurisdictions. From its peak during the 1970s when the federal government was supporting approximately 40 per cent of new housing starts across the country annually, government support has waned. Although the federal government has begun re-engaging in the housing sector, this is not nearly enough to move the needle — we need to see changes and investments on a much larger scale.

PROJECT TIMELINE 48-90 MONTHS TOTAL 12-18

6-12

6-10

18-42

6-8

Months Rezoning

Months Development Permit

Months Building Permit

Months Construction

Months Lease Up Period

Permitting: 24-40 Months

Source: UDI Taxing Growth Report, 2023

8 | SUMMER 2024

Construction & Leasing: 24-50 Months

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THE KEY There are opportunities to accelerate rental construction through incentives at all levels of government.

FEDERAL •

Deferred tax obligations contingent on reinvestment of revenues into new rental development, like the 1031 Exchange provision in the United States;

•

Extending the enhanced GST rebate to projects already under construction if the savings are reinvested into creating new rental; and

•

Reducing the cost to participate in government programs like MLI Select and the Apartment Construction Loan Program.

PROVINCIAL •

Return to a predictable rent increase formula;

•

Improve the operating environment for current rental providers by reducing annual costs; and

•

Improve the Additional Rent Increase framework to provide faster and more predictable reimbursements.

Project3_Layout 1 2023-09-13 12:33 PM Page 1

MUNICIPAL •

Waive amenity changes and fees for PBR developments;

•

Zone for adequate density to make new rental projects financially viable; and

•

Significantly reduce processing times for applications.

All levels of government should also avoid introducing policies, like vacancy control limits, that halt investment in PBR. There is no one silver bullet, and the solutions will require collaboration between rental providers and governments. Improvements in these areas could support the long-term delivery of rental — leading to more supply, more choice, and stable rents. There are significant headwinds facing purpose-built rental construction today, but there are also opportunities to accelerate rental construction in the future. Cassandra Smith is the policy and research director at UDI. She and UDI’s policy Team, work alongside LandlordBC on rental policy and advocacy issues. She can be reached at csmith@udi.org.

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THE KEY

MENTAL HEALTH: 5 THINGS TO KEEP IN MIND By Stu Elmes, Housing Portfolio Manager, Vancouver and Burnaby Region, at MPA Society Addiction and mental health issues are present and active in B.C.’s population. This obvious and plainly visible fact will come as a surprise to no one. While most obvious and visible in Vancouver’s Downtown East Side, they are by no means limited to the people who call this much-derided corner of our beautiful province home.

According to Statistics Canada, no less than 18 per cent of Canada’s population met the diagnostic criteria for a mood, anxiety, or substance use disorder in 2022. For those keeping count at home, that’s 5 million Canadians. While Canada more broadly — and B.C. more specifically — offer some of the most robust supports for people struggling with mental health issues and addictions in the world, both disorders can (and do) still create serious difficulties and barriers for the people struggling to cope with them. In no area of life is this simple fact more true than it is when it comes to housing. I’m not here to lecture you about the stigma associated with addictions and mental health. I’m not here to shame you for feeling uncomfortable with having people use drugs or experience mental health episodes while living in your properties. What I am here to tell you is that whether you know it or not, based on the statistics cited above (and many more like them), either or both of these disorders are, in all likelihood, already present in your market rental properties. I’m also here to talk about what that means and what you can do to mitigate the issues that mental illness and addiction can bring to market rental tenancies. Here are five things you should keep in mind when dealing with an emerging mental health or addiction issue in a market rental tenancy.

12 | SUMMER 2024

TAKE A BREATH

Yes, mental health and addiction issues can be uncomfortable and scary, particularly when someone is in crisis. However, it’s important to remember that patience is a virtue. Proceeding assertively/aggressively in the moment can often make things worse for everyone involved. An intoxicated person - or a person in the midst of a mental health crisis — isn’t generally in a position to resolve anything right away. Intoxication wears off with time, and mental health crises pass or ease off with proper support and/or medication. Most people living independently are aware of how to cope, access required medications, and connect with the supports they need. Approaching them a day or two later once things have calmed down can often yield much more productive results.

BREAK IT DOWN

Many tenancies have issues. This is just as true of tenancies where addiction and mental health are not present as it is of those where they are. Leaving issues unaddressed and letting resentments build up with a tenant can create tension. When a situation arises, zoom out and take a good hard look at what’s going on. The fact that someone has a mental health or addiction issue isn’t something that you’re going to be able to address

THE KEY and change right away, but the behaviour(s) resulting from those issues is a different matter. What are they doing that’s causing an issue? Who is it impacting? What are the potential consequences if it continues? Calmly explaining these three things to a tenant with addiction and /or mental health issue empowers them to make the necessary changes to meet your needs as a landlord and preserve their tenancy. Better still, explain these three things to their support team!

SUITE INSPECTIONS MATTER!

If there’s one thing I’ve learned in my years working with tenants with mental health/addiction issues and their landlords, it’s this: suite inspections are the most effective tool available to landlords to mitigate issues in tenancies as they arise. If there’s a second thing I’ve learned, it’s that most landlords don’t do them. Suite inspections can reveal a whole lot about how a tenancy is progressing and how a tenant is doing. They can offer a crucial window into the mental state of a tenant, and they give landlords a clear picture of exactly who and what they’re dealing with. Conducting regular (quarterly at a minimum) suite inspections, addressing the issues that these inspections reveal, and completing the required repairs and maintenance that these inspections can flag up is a very effective way to make sure that your properties remain safe, clean, and in great shape.

YOU AREN’T ALONE

Many people in B.C. with mental health and/or addiction issues are connected with supports within B.C.’s robust continuum of care. In MPA’s housing subsidy program, for example, a team of experts like myself are available to help address issues in tenancies for clients receiving one of our subsidies. We have close relationships with mental health teams, outreach workers, etc. who can (and do) help mitigate the issues that arise in tenancies for people effected by addictions and mental health. For tenancies where subsidies and housing portfolio managers aren’t part of the equation, there are often other ways to connect with practitioners who might be able to help. In most cases, they will be more than willing to intervene to help preserve their clients’ tenancies and keep them housed. Obviously, there are limits to what any of these stakeholders can do, but, in my experience, most tenancy issues can be sorted out quite quickly once those who work closely with such tenants get involved.

YOU HAVE OPTIONS

Given the realities of mental health and addiction in B.C.’s population, avoiding tenants with mental health and addiction issues completely can be exceedingly difficult - if not impossible. This is particularly true for units at the lower end of the rental market at any given time (but certainly not exclusive to it) In many cases, people coping with mental health and addiction issues can make great tenants.

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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

14 | SUMMER 2024

Here at MPA we’ve successfully housed hundreds of such people across the province in market rental units. Many of these tenancies have remained stable and mutually beneficial for as long as a decade. Working with organizations familiar with these issues and equipped to deal with problems as they arise can put landlords in a much stronger position to receive the support they need when emerging mental health and addiction issues cause tension in a market rental tenancy. It’s also worth mentioning that, at least in MPA’s program, we pay full current market rates and guarantee that rent is paid every month for the duration of

all our tenancies. We’ll even pay full rent while units are vacant or being repaired between tenancies. These are just a few of the benefits of working with organizations like ours. Providing housing to someone with a mental health or addiction issue is an act of civic kindness, and we at MPA appreciate every landlord who is willing to house those who struggle with these issues. Although there are cases where such tenancies don’t work out, there are just as many cases — more, in fact — where they do.

Stu Elmes is the housing portfolio manager, Vancouver and Burnaby Region, at MPA Society with more than 15 years in the field of addictions and mental health across a variety of sectors. Stu acts as a liaison between landlords and mental health team to procure tenant market rental housing units for persons receiving housing subsidies due to mental illness. He also works closely with landlords, tenants, and their mental health teams to mitigate issues in tenancies and keep tenancies running along smoothly. www.mpa-society.org/

SUMMER 2024 | 15

THE KEY

HELPING OLDER ADULTS SHINE By Seniors Services Society of BC Seniors Services Society of BC (SSSBC) is a community based non-profit charity located in New Westminster, with more than 40 years of experience in the community-based service sector. A core element of SSSBC is supporting the most vulnerable seniors across the province, including those who are at risk of poverty, discrimination, becoming homeless, or already experiencing being homeless. Stable and affordable housing is an important basis for social equity and inclusivity. The Seniors Housing Information and Navigation Ease (SHINE) program is one of a kind in B.C. and addresses the many and varied housing concerns of diverse seniors who may otherwise fall through system gaps. When SSSBC started the SHINE program in 2019, they had no idea how vital it would become to vulnerable older adults in the province of British Columbia during ensuing years of rising housing costs, restrictions on access to services and the isolation imposed by the COVID-19 pandemic. One such story states: “The fact that I didn’t feel isolated and that somebody was able to offer me support and help when I desperately needed it was and is still so appreciated,” said a woman who found herself caring for her sick husband and needing housing. “They are very knowledgeable about resources in various areas that a senior might not be aware of and it’s just comforting to know there is ‘someone’ out there. Without their help and support I don’t know where I would be.” As a leader in the sector, SSSBC successfully partnered with other service providers to develop a network of key housing navigators across the province. Using a collaborative approach with partner

QUICK FACTS: • Canadian Census data (2019) shows that 24.6 per cent of seniors aged 65 and above now live alone with little or no family or friend contacts. • The most common gaps identified are isolation, access to income supports, mental health services and connection to housing supports. • Experiences such as retirement, loss of loved ones, isolation, physical or mental health problems, ageism and inadequate income can contribute to seniors facing discrimination and marginalization. • In the Lower Mainland homeless seniors have increased 5 times in 10 years and account for about 24 per cent of the homeless population.

organizations in New Westminster, Richmond, Nanaimo, Kelowna, Vancouver, Prince George, Langley, Surrey, Sidney and Penticton, SHINE connects older adults and their caregivers to housing and support services in their regions, hence enhancing their ability to maintain stable housing and improve their overall health and wellness. Since its inception, SHINE has provided: 1. Housing navigation and information referrals. 2. Connection to other support services (friendly support calls, medical transportation for residents of New Westminster, grocery shopping, form filling assistance, income tax clinic, mental health supports etc.) 3. Knowledge mobilization (training for housing navigators, building managers, social workers, volunteers and families keen to learn how to navigate systems for older adults). The SHINE program is funded by the Ministry of Mental Health and Addictions. “We are incredibly grateful for the funding from the Ministry of Mental Health and Addictions, as it couldn’t have come at a more urgent time,” said Alison Silgardo, Seniors Services Society of B.C.’s chief executive officer. When the Canadian Mortgage and Housing Corporation (CMHC) announced its challenge that all Canadians should have access to

16 | SUMMER 2024

affordable housing by 2030, “innovation and research” as part of the National Housing Strategy (NHS) was identified as a key component to its success. SHINE was one of the 12 models featured in CMHC’s Spotlight: Housing Innovation e-Booklet, showcasing SHINE’s exceptional contributions to affordable housing innovation across the country. Spotlight goes on to describe SHINE: “In following a network-based model, SSSBC is able to scale the impact of their platform with place-based and context-specific service provision across regions in BC…With success in scaling across British Columbia already, SHINE has built a system that, with the appropriate placebased research partners and service providers, could help protect ageing in place across the country.”

Without the services provided by SHINE, many seniors throughout the province can be at risk of poverty, homelessness, and discrimination. SHINE facilitates timely access to and navigation of appropriate housing services, income, mental health and other supports for seniors. For private sector landlords, health and functional assessments conducted by local health authorities are the first steps to determine what type of housing is most appropriate for the aging tenants.

More recently, SHINE was acknowledged as best practice by Dr. Naheed Dosani, palliative care physician and health and human rights activist, at the 2022 Provincial Summit on Aging in B.C. which brought together community-based seniors’ services (CBSS) organizations, older adults, family and friend caregivers, academia, and government representatives to discuss and collaborate on current issues and innovations in healthy aging.

There are many resources for landlords including LandlordBC and having access to local health authorities’ intake phone numbers is beneficial; however, rental housing providers may not be able to intervene in tenants’ personal lives. Landlords may want to reach out to local senior serving agencies like SSSBC who then can start the process of assisting their elder tenants. Balancing the duty to protect tenant’s privacy and landlord’s obligation for the health and safety of other tenants and the property itself is a difficult one to achieve. SHINE network has created a wider base of senior serving agencies throughout the province, and continues to expand, to assist landlords in this sensitive situation.

Dr. Dosani believes that “The SHINE program is an important intervention that addresses health disparity gaps for elders. It is an inspiring example of what’s possible when key stakeholders come together to create person-centred care models. Simply incredible work!”

The Seniors Services Society of BC has more than 40 years of experience in providing programs and services for vulnerable older adults. To learn more or to donate visit www.seniorsservicessociety.ca/donate.

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SUMMER 2024 | 17

THE KEY

KEY TIPS FROM A PROPERTY MANAGER By Claire Flewelling-Wyatt, CEO and Managing Broker, Pemberton Holmes Property Management Becoming a landlord is a significant decision that requires thorough consideration. In today’s rental landscape, navigating legislation is just the beginning. Whether you’re renting out your personal residence or investing in a property, there are crucial details to understand. Establishing a successful landlord-tenant relationship hinges on finding the right match for your property, starting with effective marketing.

Digital platforms and social media have made marketing more accessible than ever. Capture high-quality, clutter-free images of the property, including exteriors, garages (if applicable), and neighbourhood highlights. Pay attention to details like ensuring toilet seats are down. Provide an accurate description of the property, specifying the number of bedrooms and bathrooms, pet policies, and nearby amenities such as theatres, walkability, recreational facilities, and schools. While withholding the full address can deter unnecessary drive-bys, disclosing the general area and street is advisable.

The application should be thorough and include current and previous landlord references. The current landlord may be eager to move the tenants on, but the previous landlord has nothing to lose and will provide candid insights. It is important to ensure the tenants fit the property. If the applicant has two vehicles and you cannot provide parking, you may face parking issues throughout the lease. If the tenant is a shift worker and a major construction site is about to commence next door, you may receive noise complaints. The key is to ensure you have the best possible fit for your property, as this relationship generally lasts at least a year.

Offer clear instructions on how to contact you, when showings will commence, and the application process. Whenever possible, meet applicants in person to gauge compatibility. Ask pertinent questions about their reasons for moving, pet ownership, and desired move-in dates to avoid mismatches in timing.

Ensure you have a well-written agreement, clearly spell out the expectations before the tenants move in, and advise your tenants how you prefer to be communicated with. Although texting is popular, it can overly familiarize the relationship; email is best. Adjust your expectations and remember, you are inviting

18 | SUMMER 2024

a stranger to live in your home. Property damage can happen and can be expensive. As a landlord, taking preventative steps is crucial for a successful tenancy.

meticulous records of everything, including phone conversations, dates, times, and discussions. This will save you time and energy if you must go to dispute resolution.

Conduct a detailed move-in inspection report, taking many photos of both good and bad conditions. For example, document the condition of the glass top stove at move-in to avoid disputes at moveout. Accurate photos tell the story. Conduct routine inspections to gauge how the tenants are treating your home. If you see issues or concerns, document them and enforce the lease expectations.

The tenant-landlord relationship is much like any other relationship. Your actions must reflect how you expect to be treated. Immediately discuss issues that arise, enforce the terms of the lease, and follow up until concerns are resolved. Sound daunting? That’s because it is.

Always keep in mind that you are entering into a relationship and your tenants may not see things the same way you do, so ensure you are well-versed in the Residential Tenancy Act. Know your legal obligations and those of your tenants. Landlords are required to make certain repairs essential to the habitability or safety of the home. However, you do not have to jump at every request. Refer to the lease and the expectations discussed at the start of the tenancy; communication is key. It’s easy and understandable to get annoyed when tenants cause problems, but getting angry will only exacerbate issues and create animosity. Evaluate the situation carefully from all sides and take the time you need to find the best approach. It is vitally important to keep

For those who may not feel prepared to take on the responsibilities of being a landlord, seeking the assistance of a professional property management company can provide valuable support and expertise. In British Columbia, third-party property managers must be licensed through the B.C. Financial Services Authority, ensuring compliance with ongoing education requirements. These agents are equipped to handle various aspects of property management, from tenant screening to maintenance, easing the burden on individual landlords and ensuring compliance with changing regulations. Overall, being a landlord requires careful consideration, proactive management, and a commitment to maintaining open communication and fulfilling legal obligations.

With over two decades of experience, Claire Flewelling-Wyatt navigates property management complexities and human interactions as a licensed real estate, strata, and property manager. She believes in team, loyalty and leadership and has been with her current brokerage Pemberton Holmes Ltd. for 20 years. The team at Pemberton Holmes can be reached at 250.478.9141 or www.thepropertymanagers.ca.

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LESPERANCE MENDES LAWYERS 550-900 Howe Street, Vancouver BC Phone: 604-685-3567 Email: AJC@LMLAW.CA SUMMER 2024 | 19

THE KEY

CELEBRATING 50 YEARS OF KELSON GROUP Kelson Group, a family-owned property management and property development company, is a long-standing member of LandlordBC, providing safe, clean, and attractive rental homes throughout Western Canada for the last five decades. Founded by Ron Fawcett, Kelson Group bought its first property in Kamloops in 1974. However, Fawcett got his start in the rental property management industry 13 years earlier when he purchased a basement suite in Prince George.

That investment eventually spurred his interest and paved the way for growing the successful business that now has more than 62 properties across British Columbia and Alberta. “I’ve enjoyed every step,” said Ron. “It’s been a pleasure to work with people who I consider my friends, focused on providing homes for our residents, many of whom have lived with us for a very long time. It’s a family business, and I hope people know that the name Kelson comes from my two sons’ names, Kelly and Jason.” Eventually, Fawcett’s vision and ambition drove the expansion of Kelson Group, leading to the acquisition of more properties and the establishment of the company under its current name around 1980. Jason Fawcett, Ron’s oldest son and president of the company, attributes much of Kelson Group’s success to his father’s optimism and ability to inspire others to rally around a shared vision. “In a certain way, optimism is his super strength in bringing people together,” said Jason. “He came up with a philosophy and a way for us to grow this business, and it has hardly wavered in 50 years.”

20 | SUMMER 2024

Jason himself has been an integral part of the company for almost 25 years, witnessing firsthand the growth and evolution of Kelson Group. Joined by his younger brother Kelly, the family has played a crucial role in shaping the company’s culture and values. “Our father has been an inspiration for my brother and I and our team,” noted Kelly. “He would always tell us to ‘trust that you know’. That gave Jason and I, as well as our leadership team, the opportunity to think about a problem or an opportunity, do the research we needed, and move forward — trusting that we knew the best next step. It’s inspired me as a professional and in my role as vice president.” One of the defining aspects of Kelson Group’s success has been the trust they have placed in their employees. “Our employees are a dedicated group that strives to provide quality apartments to help our residents live better, and that is one of the things we are most proud of,” said Ron. “Although Jason, Kelly, and I help, the base of our company has always been our residents and our staff. I’m very proud of the way our organization runs. We would be lost without each and every member.”

“WE LOOK FORWARD TO WHAT THE NEXT 50 YEARS WILL BRING FOR OUR FAMILY-OWNED AND OPERATED BUSINESS...”

Jill Davies, controller at Kelson Group, emphasized the importance the company places on its people and how that has made her time working for the company for 20 years a pleasant experience. “The leadership understands that the people are important, and without the people, their business wouldn’t be successful,” she said. Over the past 50 years, Kelson Group has not only grown their portfolio of apartment buildings and created a cohesive workplace culture, but they have also generously supported the communities in which they operate. Just last year, the company donated to both the Abbotsford Emergency Support Services and Salvation Army Cascade Community Church, which were on the ground immediately after a fire in Kelson Group’s Delair Court apartment building helping 57 displaced families find shelter and support. Giving back is in Kelson Group’s DNA. “For many years now, we have enjoyed the opportunity to participate in our Annual Residents Food Drive, where we matched the food and cash donations our residents collectively gathered to support local food banks in the 10 cities where we own and operate apartment buildings,” added Jason. In addition, as big supporters of the arts community in Kamloops, in 2022, Ron and his wife Rae donated a fully renovated building to the city to be leased and operated by the Kamloops Symphony and the Western Canada Theatre. Since then, the 20,000-squarefoot building now known as Kelson Hall has not only been home to the theatre and symphony offices but has also become an arts hub for the city that will host a variety of community arts organizations, individuals, and students. As the property management industry has evolved over the last five decades, Kelson Group has evolved, venturing into property development, and embracing new opportunities.

“Our biggest change since 1974 is that we began to build great rental buildings along with acquiring existing ones. For over 35 years, we only purchased buildings and operated, maintained, and renovated them to a high standard. However, with our new building program, which star ted in 2012, we are now involved with ever y aspect of the construction and development, which is extremely rewarding to build what works best for our residents,” said Jason. Since building Wellesley Cour t in Abbotsford in 2014, 10 more projects ranging in size from 50 to 200 suites have been completed or are under construction. Currently, Kelson Group’s team is focused on the Cit y Gardens development in downtown Kamloops, the cit y ’s largest ever residential development, which will include six new buildings and hundreds of new housing units. Reflecting on the past 50 years, Ron acknowledged the challenges the company has overcome, including the devastating fire at Heatheridge Estates in Edmonton in 2012 and the complexities of the COVID-19 pandemic. Yet, through it all, Kelson Group’s leadership team has remained steadfast, demonstrating resilience and dedication to their residents and employees. “It ’s been a long journey, a fun journey though. I think I’ve enjoyed ever y step,” he said. “ We are deeply grateful for the chance to be a par t of numerous individuals’ journeys, from students moving into their first apar tment to at tend universit y, to young families get ting star ted on their journey before buying their first home, and assisting seniors in finding a secure and comfor ting communit y as they downsize,” added Jason. “ We look for ward to what the next 50 years will bring for our family-owned and operated business as we work to provide apar tments to help people live bet ter.”

SUMMER 2024 | 21

THE KEY

IS AI THE FUTURE OF TENANCY AGREEMENTS? By Hunter Boucher, Vice-President of Operations, LandlordBC and ChatGPT In the digital age, artificial intelligence (AI) offers a multitude of conveniences — from automating mundane tasks to providing quick answers to complex queries. One such application is the use of AI services, like ChatGPT, to generate legal documents, including tenancy agreements. While this technology may seem like a boon for landlords looking to streamline their operations, it is essential to approach with caution, especially considering the stringent regulatory frameworks governing rental agreements, such as those in British Columbia.

One of the primary reasons landlords should be wary of using AI to generate tenancy agreements is the lack of localized legal knowledge. AI, while sophisticated in handling general information, often lacks the capacity to fully understand and integrate specific provincial legislation or requirements into the documents it produces. For instance, B.C.’s Residential Tenancy Act (RTA) contains detailed provisions that govern the rights and responsibilities of landlords and tenants, which may not be fully captured by a generalized AI system. AI-generated documents tend to rely on generic templates that may not cater to specific needs or nuances of a particular locality. For example, B.C. law requires specific clauses about security deposits, pet deposits, and maintenance duties that may not be adequately addressed by a standard template. These omissions can lead to legal issues down the line, as any non-compliance with local laws could render a tenancy agreement void or unenforceable. As you can see by the tenancy agreement (on next page) included in this article, a ChatGPT tenancy agreement covers only the basics, even less than the tenancy agreement provided by the province. Laws and regulations are continually evolving, and AI systems

22 | SUMMER 2024

may not always be updated in real-time. Changes in legislation, such as updates to rental increase caps or eviction protocols, may not be immediately integrated into the AI’s database. This delay can result in outdated information, potentially leading landlords to inadvertently violate new laws. While AI tools like ChatGPT offer convenience and efficiency, and they can even write articles, such as this one, outlining their deficiencies, landlords must approach them with caution when generating legal documents such as tenancy agreements. The potential for non-compliance with specific provincial laws, coupled with issues of personalization and updates in legislation, suggests that relying solely on AI may be risky. As a member of LandlordBC your best option for a tenancy agreement is LandlordBC’s tenancy agreement available in the members-only section of the LandlordBC website.

This article was compiled by ChatGPT and edited by Hunter Boucher, a bona fide real-life human. Because sometimes even AI needs someone to correct their ones and zero.

RESIDENTIAL TENANCY AGREEMENT (ChatGPT) PARTIES: 1. Landlord(s): [Landlord's Full Name(s)] 2. Tenant(s): [Tenant's Full Name(s)]

SECURITY DEPOSIT: • Amount: $[Amount, not more than half of the first month’s rent] • Due Date: Upon signing of this agreement

CONDITIONS OF TENANCY: 1. Maintenance and Repairs: The tenant agrees to keep the rented premises clean and orderly, and to notify the landlord of any damages or need for repairs. 2. Alterations: No alterations to the premises are permitted without prior written consent from the landlord. 3. Occupancy Limit: Only those named in this agreement and their minor children may reside in the unit without prior written consent. 4. Pets: [Specify if pets are allowed, any restrictions, or if a pet deposit is required] 5. Smoking Policy: [Specify if smoking is allowed or prohibited on the property] 6. Insurance: The tenant is advised to obtain personal tenant insurance. 7. Subletting and Assignment: Subletting or assignment of the lease is prohibited without prior written consent of the landlord.

INCLUDED UTILITIES AND SERVICES: • [List utilities included in the rent, e.g., Water, Electricity, Gas, Internet]

LANDLORD'S DUTIES: • Maintain the premises in a good state of repair and comply with health, safety,

PREMISES: • Address: [Complete Address of Rental Unit] • Type of Unit: [e.g., Apartment, House, Condo] TERM: • Start Date: [Start Date, e.g., YYYY-MM-DD] • End Date: [End Date, e.g., YYYY-MM-DD] or [Specify if month-to-month]

O D , d e t a r e n e g AI

RENT: • Amount: $[Amount] per month • Due Date: Payable on the first day of each month • Payment Method: [e.g., Bank Transfer, Check]

housing, and maintenance standards. • Provide the tenant with a copy of this agreement within 21 days after its execution. TENANT'S DUTIES: • Pay rent timely. • Use the premises in a reasonable manner and not engage in illegal activities.

E S U NOT TERMINATION: • Notice for termination must be given according to the RTA: [Specify notice periods for different conditions]

ADDITIONAL TERMS: • [Include any other terms or conditions agreed upon, such as parking arrangements, use of communal areas, etc.] SIGNATURES: Landlord Signature:________________________ Date: _______________________________________ Tenant Signature: __________________________ Date: _______________________________________

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SUMMER 2024 | 23

THE KEY

STEPS TO TAKE FOR A NATURAL DISASTER By Residential Tenancy Branch Staff Every year, many British Columbians are impacted by natural disasters like wildfires and floods. These events can disrupt tenancies, leaving landlords and tenants in uncertain situations. As landlords, it’s essential to understand the legal framework under the Residential Tenancy Act (RTA) and the options available to you to navigate these situations. BEFORE A NATURAL DISASTER

Communication: Landlords and tenants may have trouble contacting one another during a disaster or while evacuated. Tenants and landlords must provide each other with contact information, such as a phone number or email address, to ensure they can stay in contact even when under evacuation order.

DURING A NATURAL DISASTER

Pay attention to government communications and evacuation orders: The circumstances around wildfires and floods can change quickly. To ensure your safety and your tenants’ safety, be sure to visit Emergency Info BC often to stay informed about any emergencies that may affect your tenancy: www.emergencyinfobc.gov.bc.ca. Paying rent: Tenants must continue to pay rent, even if they are evacuated from or can’t live in the rental unit. If tenants can’t pay their rent as they normally would (for example, by cheque), landlords and tenants should discuss other options or methods of payment. Alternate accommodations: Unless the tenancy agreement states otherwise, tenants are responsible for finding and paying for alternate accommodation during and after a natural disaster if they can’t live in their rental unit. A tenant’s insurance policy may cover temporary housing expenses incurred due to a natural disaster. Tenant belongings: Tenants are responsible for their personal belongings. Landlords cannot be held responsible for damages to personal belongings during a natural disaster. Resolving disputes: Landlords and tenants can continue to access the Residential Tenancy Branch’s dispute resolution services during a natural disaster. However, it can be challenging to participate in a dispute resolution proceeding when being affected by a natural disaster, for example, if you’re under an evacuation order. Because of this, we encourage landlords and tenants to work together to find solutions to problems and keep everyone involved safe and secure.

AFTER A NATURAL DISASTER

Ensuring the rental property is safe and livable: After a natural disaster, landlords are responsible for repairing any damage and ensuring the property is safe and liveable before a tenant moves back in. “Safe and livable” means the rental property must meet

24 | SUMMER 2024

all health, safety, and housing standards. Landlords do not have to meet with their local government before letting their tenants back into the unit, but they should have the property inspected if there are health and safety concerns. Once the rental property is safe and livable, landlords must give their tenants access, and the tenancy will continue under the RTA. If you had to change the locks while completing repairs, be sure to give your tenant new keys. If further repairs are needed to the property after the tenant has moved back in, make sure you either have the tenant’s permission before entering the property or provide 24 hours’ notice. Rental property was destroyed: Landlords and tenants should take photos and videos of the rental unit after a natural disaster. If the rental unit is damaged beyond repair and is unlivable or unsafe, the landlord and tenant should make a written agreement to end the tenancy on the basis that the tenancy agreement is frustrated. If the landlord and tenant do not agree about whether the rental property is unlivable, they can apply to the Residential Tenancy Branch for dispute resolution. Reduced rent when rental property is uninhabitable: Under the RTA, a tenant can ask for a rent reduction if they were unable to live in their rental unit for a period of time, for example, if they were evacuated or the landlord needed to complete repairs before the tenant could return to the property. A tenant may speak to their landlord about compensation or a rent reduction for not being able to use their rental unit. If the landlord and tenant can’t work out a solution together, the tenant may apply to the Residential Tenancy Branch for dispute resolution and seek a rent reduction. Landlords are crucial in supporting tenants and ensuring rental properties are safe during and following natural disasters. By understanding their rights and responsibilities under the RTA, landlords can handle these tough situations and ensure a positive relationship with their tenants in the future.

Additional resources: If your rental property is damaged due to a natural disaster, contact your insurance provider as soon as possible. If you have any questions about your tenancy, you can contact the Residential Tenancy Branch’s information services by phone at 1-800-665-8779 and by email at HSRTO@gov.bc.ca.

HUNTER’S HINTS Withhholding Tax

By Hunter Boucher, Director of Operations, LandlordBC

Over the past few months there has been significant media coverage of something called withholding tax and how it can affect residential tenancies. But what is withholding tax? Withholding tax is a Canada Revenue Agency’s (CRA) requirement whereby a payer must deduct tax from payments made to a recipient. This tax is withheld at the source of income, such as salaries, wages, interest, dividends, or royalties, and, in the case of residential tenancies, payments of rent and/or fees before the recipient receives the funds. In residential tenancies, withholding tax is set to 25 per cent and is intended to ensure tax compliance, aid in collecting tax revenue, and prevent tax evasion by non-residents or businesses that do not otherwise have a taxable presence in Canada.

The media coverage we have seen over the past few months has focused on whether tenants are responsible for withholding this amount and remitting it to CRA and furthermore, what consequences exist if this does not happen. And while the short answer is that tenants are not expected to withhold this tax, it is much more complicated than that. The primary point of confusion is that by law and quite pointedly on the official CRA site it states, “If you receive rental income from real or immovable property in Canada, the payer (such as the

SUMMER 2024 | 25

THE KEY Hunter’s Hints (Cont’d)

...THERE WAS A RECENT CASE WHERE A MONTREAL-BASED TENANT WAS ORDERED TO PAY SIX YEARS OF THIS TAX WITH INTEREST ON BEHALF OF A NON-RESIDENT LANDLORD WHOM CRA WAS UNABLE TO COLLECT FROM.

So, what is protecting tenants from needing to withhold and remit this tax? A history of non-enforcement on the part of CRA and Canada’s Minister of National Revenue Marie-Claude Bibeau. In a statement made on X (formally Twitter) Minister Bebeau stated that the recent case “was an extremely rare situation” and that “there is not a single instance of an assessment made to an individual tenant in the last decade”. Minister Bibeau went on to say, “I am working with my colleague, the Minister of Finance, to provide absolute clarity on the law”.

tenant) or agent (such as the property manager) must withhold non-resident tax of 25 per cent on the gross rental income paid or credited to you.” To compound this issue, there was a recent case where a Montreal-based tenant was ordered to pay six years of this tax with interest on behalf of a non-resident landlord whom CRA was unable to collect from. It is clear that requiring residential tenants to withhold taxes for non-resident landlords would complicate rental arrangements and introduce challenges for both parties involved. It would put an administrative burden on tenants and potentially mean every landlord would need to prove residency within Canada.

While tenants are not expected to withhold and remit this tax, that same leniency is not afforded to property managers or agents of non-resident landlords. Requirements and procedures for dealing with the withholding tax should be built into management agreements. A property manager’s job is to withhold 25 per cent of the gross income and submit it to the CRA. In most cases this 25 per cent is higher than the real tax liability of the non-resident landlord. The 25 per cent can, by application to CRA, be reduced from Gross to 25 per cent of net income after expenses when the non-resident and their property manager co-sign a NR6 form. In conclusion, the recent spotlight on withholding tax and its impacts for residential tenancies underscores the complexity and potential challenges inherent in its application. While the law mandates a 25 per cent withholding tax on rental income for non-resident landlords, the responsibility for withholding and remitting this tax is not placed on tenants, but rather on property managers or agents. However, the recent case of a Montreal tenant ordered to pay six years of tax on behalf of a non-resident landlord has raised concerns and highlighted the need for clarity and consistent enforcement from the Canada Revenue Agency (CRA). Minister Marie-Claude Bibeau’s assurance of addressing these issues and providing clarity on the law is crucial in ensuring fair and effective implementation. Moving forward, it is imperative for property managers, tenants, and landlords to understand their respective roles and obligations regarding withholding tax, and for proper procedures to be established to mitigate confusion.

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ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND ACCESS CONTROL KEY FOB Vandelta Communication Systems Ltd.(VDC) Christopher Rae (604) 732-8686 vandelta.com

ACCOUNTING

D&H Group LLP Arthur Azana (604) 731-5881 dhgroup.ca Smythe LLP Daniel La (604) 687-1231 smythecpa.com

ADVERTISING - VACANCIES Yardi Breeze Premier Jasmin Rodas (800) 866-1124 yardibreeze.ca

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

AIR CONDITIONING

Reliance Home Comfort Dan Harvey (416) 707-5964 reliancehomecomfort.com

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Greater Vancouver Home Services Ltd. Shawn Stevens (778) 727-2888 greatvancouverhomeservices.com

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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

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

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

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

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

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

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Community Fire Prevention Ltd. Jordan Kennedy (604) 944-9242 comfire.ca Vancouver Fire and Radius Security Angela Nottingham (604) 232-3473 vanfire.com

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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

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

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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

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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 | SUMMER 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

SUMMER 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 | SUMMER 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

REDUCED

Colwood & Sechelt development sites

Yorkshire Apartments

357 West 4th Street

Townhome, rental or condo projects

2336 York Avenue, Vancouver

North Vancouver

3 development sites with plans in place.

35-suite building – steps to Kits Beach. Attractive

12-suite apartment building in Lower Lonsdale

Can be purchasesd separately.

assumable CMHC financing. Ocean & water views.

neighbourhood. Residential Level 5 OCP.

Call for details

List $19,800,000 (3.9% cap)

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

James Lodge

Gow Block

Georgian House

1116 West 12th Avenue, Vancouver

3589 Commercial Street, Vancouver

5450 Vine Street, Vancouver

Vacant possession for 8 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.

List $5,700,000 (est. 4.7% cap)

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

List $42,000,000

UNDER CONTRACT

SOLD

Vancouver C-2 zoned warehouse

Kits Point waterfront dev site

Bayside Towers

57 Lakewood Drive, Vancouver

1000 Cypress Street, Vancouver

1846 Nelson Street, Vancouver

C-2 zoned warehouse / development site.

14,256 SF Kits Point DP-approved waterfront

43-suite 10-storey concrete rental tower in West

24,142 SF corner lot. Build up to 3.0 FSR.

development site with direct beach access.

End – west of Denman neighbourhood. Views.

List $12,700,000

List $14,500,000

Sold $20,450,000

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.