Landlord BC | The Key | Winter 2018

Modern Applicant Screening

Connecting Neighbours

PM 40063056

WINTER 2018

UNDERSTANDING FAMILY STATUS PROTECTION

LandlordBC AGM 2018

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QUEEN’S PARK APARTMENTS 705 Birch Ave, Penticton

CASA BERNELLO 330 Ash St, New Westminster

BERWYN COURT 510 Ninth St, New Westminster

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Patrick McEvay*

James Blair*

David Venance*

604-998-6056 patrick.mcevay@am.jll.com

604-998-6055 james.blair@am.jll.com

604-998-6054 david.venance@am.jll.com

www.jllmultifamilybc.com *Personal Real Estate Corporation

© 2018 Jones Lang LaSalle Americas, Inc. All rights reserved. All information contained herein is from sources deemed reliable; however,no representation or warranty is made to the accuracy.

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

David Hutniak Chief Executive Officer

Hunter Boucher Director of Operations

Erin Breier Events & Communications Coordinator

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

Kimberly Coates Director of Member Engagement Lisa Henderson Member Services Representative

Taylor Hansen Member Services Representative

Monika Sosnowska Marketing & Communications Specialist

Board of Directors Chair Jason Middleton Vice-Chair Claire FlewellingWyatt, Treasurer Richard McCarvill Directors Andrew Békés, Nicolas Denux, Michael Drouillard, Richard Laurencelle, Jason Fawcett, Kim Schuss, Paul Sander, Irene Tiampo, Derek Townsend

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

Chair’s Message

6

CEO’s Message

8

Expanding Advocacy and Membership

10

Whose Quiet Enjoyment is it Anyway?

14

Connecting Neighbours

16

Understanding Family Status Protection

18

LandlordBC AGM 2018

20

Modern Applicant Screening

22

Services and Amenities for Aging Canadians

24

Hunter’s Hints

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.

WINTER 2018 | 3

THE KEY A 10-year analysis from LandlordBC for the period 2009 to 2018 confirmed that a typical apartment building had an annual operating cost increase of 7.6 per cent, while the compound annual maximum allowed rent increase for that same period of time under the Residential Tenancy Act has been 3.2 per cent. Many of these operating expenses are imposed on landlords. This not sustainable.

We are talking to all parties to ensure that we may continue to have a vibrant rental housing industry.

CHAIR’S MESSAGE Jason Middleton, Chair, LandlordBC LandlordBC’s 2018 AGM occurred on October 15th, 2018 in Vancouver at the Sheraton Wall Centre. During this event we heard from several exciting speakers and as part of the formal AGM portion of the day, I had the opportunity to address the membership. What follows is my message to my fellow LandlordBC members.

The residential rental market in B.C. is served by many responsible, long-term rental housing providers with a disproportionate number of them small landlords in the secondary market. All landlords are invested in their communities and genuinely committed to the provision of safe and secure rental housing. This critical service can only continue if landlords are able to recover the costs associated with the risks of providing rental homes while growing their businesses.

As all of you are aware, on September 26th the government adopted the recommendations of the Rental Housing Task Force as they pertain to the maximum allowable increase formula under the Residential Tenancy Act. This will mean that for 2019 the maximum allowable increase will be only 2.5 per cent, which is equivalent to CPI. While this decision will provide relief for renters in the immediate term, we are concerned that this decision will undermine the only true long-term solution for the rental housing crisis in B.C. ­— increasing the supply of rental housing sufficiently large enough to provide renters with more rental housing options at a range of price-points.

We understand that renters across the province are frustrated by cost of housing and record low vacancy rates. In the face of increasing maintenance cost, property taxes, utilities and insurance, landlords are similarly frustrated with the pressures to keep up with everincreasing costs to maintain, safe, high-quality homes.

4 | WINTER 2018

But what about new construction of purpose-built rental? It’ll be ok, right. Well actually it won’t. LandlordBC has already heard that this recommendation means some of the purpose-built rental projects that were in the planning stages will either be delayed or shelved entirely, jeopardizing the government’s goal of building 114,000 units over the next 10 years.

What is concerning to LandlordBC, and should be especially concerning to all housing advocates, is that many of the purpose-built rental buildings in the pipeline that integrated below-market rental through programs like the special CMHC construction financing program, are dependent upon market rents subsidizing the social housing units.

If market rental rates are reduced to a 2.5 per cent maximum in 2019 and each year thereafter, this will likely jeopardize many of these projects as they will no longer be financially viable.

So, as we await the full report from the Rental Housing Task Force scheduled for delivery towards the end of November, we want you to know that LandlordBC is working diligently on your behalf. LandlordBC, with expert partners, is very actively involved in the development and sharing of robust data and analysis about our industry and the negative impacts of restricting the amount of rental housing.

We are talking to all parties to ensure that we may continue to have a vibrant rental housing industry.

The stakes are very high. LandlordBC’s key focus right now is to ensure that the government understand the critical importance of hitting PAUSE and taking the necessary time to work with independent experts and our industry to fully study the economic impact of any further legislative changes.

There are many unintended consequences that could further exasperate the rental housing crisis, making matters worse, not better, for renters. In our view there’s much more work that needs to be done before any further decisions are taken.

Finally, I would like to say that it has been my pleasure to serve as chair of the LandlordBC board of directors this past year and to work with the dedicated staff led by our CEO David Hutniak. We look forward to seeing what happens in the next year, and we will continue to work hard and support the rental industry as a dedicated group.

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Terry Harding, Senior Vice President

Jackson Tang,* Vice President

Brandon Harding*, Representative

604 691 6615 | tharding@naicommercial.ca

604 691 6680 | jtang@naicommercial.ca

604 691 6630 | bharding@naicommercial.ca

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THE KEY By the time you are reading this edition, we will be close to the end of 2018 with our sights firmly set on 2019. 2018 was an extremely active year for LandlordBC on a number of fronts as we continue to advocate for a vital rental housing industry across British Columbia and on behalf of our members. Being available for and supporting our members is, and will remain, the primary focus of LandlordBC. This year, our team continued to initiate and advance extensive government relations activities; robust media relations; actively promoted the association’s value proposition to the broader industry and various stakeholders; successfully conducted a range of networking and education events; and enhanced our member services through digital tools and good old-fashioned personal service from our helpline.

CEO’S MESSAGE David Hutniak, CEO, LandlordBC

LEGAL SERVICES FOR RESIDENTIAL & COMMERCIAL LANDLORDS

LANDLORD/TENANT LAW

• Tenancy Disputes • Residential Tribunal Hearings • Human Rights • Privacy • Building Maintenance and Protection

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6 | WINTER 2018

LandlordBC diligently and strategically worked to expand its efforts to raise awareness of the concerns and benefits of our industry and to influence political and policy decision-makers at all levels of government. Throughout 2018, LandlordBC held numerous government relations meetings with the provincial government, including key ministers and their staff, and key stakeholders on a variety of issues impacting our industry. LandlordBC produced policy discussion papers and reports, facilitated meetings and media interviews, and participated in numerous government consultations on critical topics including residential tenancy legislation and taxation. We also worked very closely with several municipalities to encourage policies and measures conducive to the development of new purpose-built rental housing and spoke at public hearings or provided letters of support to a significant number of purposebuilt rental projects. It is noteworthy that many of the rental projects we supported were subsequently approved and LandlordBC’s contribution to the process was acknowledged for being critical by both municipal leaders and the proponents. Yes, 2018 was indeed a very, very busy year and none of the success we experienced would have been possible if it were not for the hard work and dedication of our staff. As CEO, I am very proud of the entire team and extremely grateful for their support.

I would be remiss if I did not extend my gratitude to the board for their guidance and support. I would like to, in particular, thank chair Jason Middleton, president and owner of Victoria-based Cornerstone Properties, for his leadership and support. In addition, I would like to take this opportunity to recognize two members of the LandlordBC board who have decided to retire after several years of dedicated service to our association and industry. They are Douglas Clarke, president of Vancouver-based Vancouver Management Ltd. and, Dave Craig, president, Victoria-based Devon Properties. On behalf of the board, staff and myself personally, I would like to thank Douglas and Dave for their important contribution to LandlordBC’s success, their support of me in my role as CEO and, the integrity and professionalism they both demonstrate every day in the management of their businesses. Thank you, gentlemen.

To you, our members, we sincerely thank you for your continued support and your commitment to the rental housing industry. We hope that you will encourage your landlord friends and colleagues, who are not currently members of LandlordBC, to join us in advancing the best interests of our industry. As I stated earlier, we wish to assure you that being available for and supporting our members is and will remain the primary focus of LandlordBC.

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THE KEY

Expanding Advocacy and Membership

By John Dickie, President, CFAA Over the last two years, CFAA played a major role in shaping the 10 year National Housing Strategy (NHS), achieving access for private rental providers to substantial funding (as set out in the article published on page 19 of the Fall 2018 issue of The Key).

The total amount of NHS spending open to for-profit rental providers is to be $22B, or close to $6,000 per rental unit in Canada on average.

CFAA is working hard to make sure you can get your share of that money, and that it is applied in a way which supports the rental housing industry in B.C. and across Canada. That means: • advocating to reduce impediments to private sector take-up, • making sure the money is not re-allocated to other purposes, such as an undue focus on community housing repairs, • supporting the federal moves toward funding portable housing allowances for a broader population than the B.C. government currently funds, and • focusing the financial support for new rental construction on areas which need it, such as Vancouver and Victoria, and away from areas with high vacancies and stagnant rents.

CFAA is calling on landlords... to join and support CFAA and its advocacy through direct membership.

Alongside the new direct membership program, LandlordBC’s association membership in CFAA will continue. LandlordBC will still be entitled to send representatives to sit on the CFAA board, and LandlordBC members will continue to receive what you receive from CFAA now. However, for those who join CFAA as direct members, CFAA will provide increased services and communications.

New Member Services For direct members, CFAA plans to make available new privileges such as: • discounts on several rental housing conferences,

Subject to its own resource constraints, CFAA also expects to move forward with its long term plan to address the various federal tax issues which negatively affect rental housing.

In order to address the tax issues, and to get the most benefit from the federal government’s funding commitments for rental housing, CFAA plans to engage a national government relations firm to provide additional monitoring of federal initiatives, and to advise and assist CFAA on the key federal issues.

To do that, CFAA needs additional support from landlords. CFAA is calling on landlords in B.C. and across Canada to join and support CFAA and its advocacy through direct membership.

CFA A’s Membership Programs Since its inception in 1995, CFAA has raised its funding primarily through membership dues from landlord associations. Through the expansion of the direct membership program, CFAA is striving to achieve more for Canada’s residential landlords by enabling access to improved member education and services, and enabling CFAA to add substantially to our government relations work, to gain more for for-profit rental housing providers from the National Housing Strategy.

8 | WINTER 2018

• discounts on numerous education programs, • access to recordings of CFAA’s conferences and education sessions, • additional webinars on accessing the CMHC programs.

Over time, we expect to roll out more member services. CFAA will listen closely to what direct landlord members want in member services, along with the enhanced advocacy work.

The annual direct membership fee for rental providers is $100 plus 50 cents per rental unit. Join CFAA now as a direct member by emailing your interest to admin@cfaa-fcapi.org.

Rental housing suppliers are welcome to join CFAA’s suppliers council, which is also being improved. If you would like to join, or to join in the membership consultation, email admin@cfaa-fcapi.org.

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. To receive articles on national or federal issues directly, sign-up to receive CFAA’s e-newsletter by emailing, communication@cfaa-fcapi.org.

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THE KEY

Whose Quiet Enjoyment is it Anyway?

By Taylor Hansen, Member Service Representative, LandlordBC What constitutes a breach of a landlord or tenant’s right to quiet enjoyment isn’t always as straightforward as we’d like to assume.

Situations such as tenants partying until 2 in the morning are cut and dry, but that isn’t the only way a landlord or tenant’s right to quiet enjoyment can be breached. In this article we will review three common situations landlords can find themselves in, they are: 1. A tenant makes continual unsubstantiated complaints.

2. A tenant feuds with another tenant.

3. A landlord is in the process of selling their unit/property.

All three situations fall under the quiet enjoyment umbrella but are different in nature.

When a tenant makes repeated unsubstantial complaints Sometimes a tenant can be higher maintenance than average, perhaps the tenant has moved into a type of unit they are unfamiliar with, usually a basement suite or older apartment unit. Small everyday noises can travel far in wood framed buildings so activities such as cooking or having a shower after quiet time (between 10pm and 9am in LandlordBC’s tenancy agreement) could lead to a tenant complaining about what most would consider reasonable noise.

As this noise is caused by reasonable behaviour, it is best to communicate with the tenant and attempt to find a solution that works for all parties. These solutions could include area rugs on non-carpeted floors to improve soundproofing, white noise machines or if available moving to another unit. If the tenant is unwilling to participate in finding a solution that works for them and they continue to complain about the noise after the landlord has explained to the tenant that the noise is reasonable, the tenant could be breaching the landlord’s right to quiet enjoyment.

While this may only apply to more extreme cases, a landlord would address the tenant’s behaviour by serving a written letter of warning telling the tenant to cease immediately. LandlordBC’s caution notice is a firmly worded template that has all the elements needed for a proper warning letter. If after being served a caution notice, the tenant continues with this behaviour a landlord may have no other option but to serve the tenant a One Month Notice to End Tenancy, found on the Residential Tenancy Branch (RTB) website, for cause.

Only one caution notice is necessary before issuing an end of tenancy notice in this situation as the right to quiet enjoyment is an important material term in any tenancy agreement.

When a tenant is feuding with another Tenants can develop feuds with other residents that can range from passive aggressive notes to physical violence. When tenants start trying to handle issues as they arise themselves rather than allowing

10 | WINTER 2018

the landlord to ensure matters stay professional, the situation can degenerate quite quickly. Manifestations such as passing insults upon sight, leaving rude letters or physical altercations are all grounds for issuing a written warning to each tenant because their inappropriate behaviour is disturbing each other’s right to quiet enjoyment as well as any other residents if there are any. For these circumstances, it would be ideal to get as many statements about the incident as possible. Have any witnesses fill out an incident report and/or write an official letter of complaint to the landlord including the tenants involved. As laid out in the previous circumstance, only one caution notice is necessary before serving a One Month Notice to End Tenancy should the behaviour continue.

What constitutes a breach of a landlord or tenant’s right to quiet enjoyment isn’t always as straightforward...

It’s important to remember in these types of situations the tenant’s safety is paramount. Should it escalate to violence and/or threats of bodily harm/property damage, the landlord should call the police right away to handle it and then address the issue appropriately. In situations where violence or threats are involved, then it is possible for the landlord to apply for an Early Order to End Tenancy through the RTB. The test for this is very high so landlords should have all the evidence that they can gather such as the police file number if there is one, witness statements, photos of any damage done, if any, and other related evidence before submitting their application.

B.C.’s natural gas supply may be limited this winter Due to the rupture of the Enbridge-owned natural gas transmission pipeline north of Prince George earlier this fall, B.C.’s natural gas supply may be limited this winter.

Until the Enbridge line is operating at full capacity, we’re asking all our customers to reduce their natural gas use. Here’s how you can help: Turn down the heat: we recognize that in some parts of B.C. it may be impractical to turn off thermostats completely due to cold weather. Where possible, set your thermostat no higher than 17 °C in common areas such as corridors, stairways and hallways.

Wear a sweater: encourage tenants to reach for a sweater to stay warm instead of turning up the heat.

Save hot water: install water-efficient showerheads and faucet aerators in each unit and ask tenants to reduce their showers by two minutes to save hot water.

Visit fortisbc.com/reduceyouruse for more energy-saving tips, or contact your FortisBC key account manager.

WINTER 2018 | 11 FortisBC Energy Inc. does business as FortisBC. The company is an indirect, wholly owned subsidiary of Fortis Inc. FortisBC uses the FortisBC name and logo under license from Fortis Inc. (18-016.38 11/2018)

THE KEY Whose Quiet Enjoyment is it Anyway? (Cont’d)

When a landlord is selling the rental unit With more tenanted properties being bought and sold, there is a possibility of affecting a tenant’s quiet enjoyment through excessive showings. As many will know, selling their property isn’t a reason to end the tenancy. This puts landlords in a position where most likely they have to show the unit with the tenant still residing there.

Showings can be frequent and usually aren’t set up with enough notice to the tenant and even when proper notice is given, doing so repeatedly in the same month can be very disruptive to the tenant.

When the landlord is entering the unit with proper notice, entering too often even with a valid reason could result in a significant disruption of a tenant’s right to quiet enjoyment.

Where possible it is a best practice to agree to a schedule that works for everyone.When giving compensation, it’s generally best to receive the rent in full and then to give them a rebate detailing exactly what the rebate is for. If the tenant doesn’t want to be accommodating for the sale of the property, then a proper written notice needs to be served to the tenant no more than 30 days in advance and not less than 24 hours to enter the unit. If a landlord were to be found entering the unit too often for showings, the tenant could be entitled to compensation for the breach to their right to quiet enjoyment.

12 | WINTER 2018

The landlord and tenant’s right to quiet enjoyment isn’t just a matter of unreasonable noise after quiet time.

Each of the scenarios described are different facets on the same issue. The landlord and tenant’s right to quiet enjoyment isn’t just a matter of unreasonable noise after quiet time. It encompasses many situations that can arise in a residential tenancy including maliciously wasting the landlord’s time, offensive comments uttered in passing, entering a tenant’s suite too often and many other circumstances. If you are unsure how to handle a situation, please call the LandlordBC helpline at 1-888-330-6707 to receive help from a member services representative.

THE KEY

Connecting Neighbours

By Francis Heng and Keltie Craig, City of Vancouver Harry & Julianna It’s a Sunday morning in March, 2018. Harry Peterson and Juliana Santo are prepping the decorations for their first building social event, an Easter Egg Hunt. They both live in a 22-storey rental apartment located in the heart of the Collingwood neighbourhood in Vancouver.

Their inaugural event, held in the building’s amenities room on the 7th floor, attracted more than 30 parents and children. Most of these residents had never met each other before this event.

Harry and Juliana are Resident Animators (RAs) for a program called Hey Neighbour! Since March, the pair have been exploring diverse ways to bring neighbours together while strengthening residents’ sense of community. Harry is a retiree who has lived in the building for two years. Juliana is an international student from Brazil studying at Langara College. When they independently joined Hey Neighbour! as RAs, both of them had expressed a desire to combat loneliness as well as get to know more neighbours.

Harry and Juliana developed a quick and strong neighbourly connection to each other. Within the first weeks of being RAs, Harry invited Juliana and her husband to go for breakfast. The couple then reciprocated the gesture and prepared a home-cooked Brazilian meal to share with Harry. Their shared interest in diverse foods deepened their appreciation and connection with each other, as food often does for community building. Since March, Harry and Juliana have hosted seven more events including a workshop on emergency preparedness.

The Hey Neighbour! Program Hey Neighbour! is a resident-led initiative aimed at increasing social connectedness, neighbourliness and resilience in multi-unit buildings. By creating opportunities for residents to get to know each other, the project hopes to achieve the following objectives: • Residents will have an increased sense of community within their buildings.

• The frequency and intensity of loneliness will decrease among residents.

• Participating buildings will feel like home, and not just a temporary place of residence.

• Residents will feel an increased sense of responsibility and care over common property.

Why does this matter? Well, social connections benefit individuals and communities: from better physical health outcomes and lower prevalence of mental health concerns, to increasing our ability to rebound from natural disasters and crises. In the event of an emergency, it is our neighbours that are our closest source of assistance; it’s not just a matter of “what” is in our emergency kit, but “who.” And in Vancouver, as well as many other cities, the growing sense of loneliness and disconnection is emerging as a serious issue.

14 | WINTER 2018

Levels of social connectedness are lower in high density multi-unit buildings. In Vancouver, where 45 per cent of the population lives in apartments, twice as many apartment dwellers as those living in single-detached homes never chat with a neighbour, and 77 per cent have never done simple favours for their neighbours. It could be hypothesized that similar trends are affecting other urban cities in B.C. with multi-unit buildings. So Hey Neighbour! was created as a way of addressing these trends by introducing positive opportunities for neighbours to come together.

So how does it work? Basically, a small team of residents (usually 2-3) from within a building are recruited to act as “Resident Animators” — to provide the initial leadership and spark to get neighbour initiatives going. They receive a monthly honorarium in recognition of their efforts, and have access to an annual budget to help cover expenses for events and supplies. These RAs can initiate events like board-game nights, skill shares, potlucks, walking clubs, etc that bring neighbours together. They can also help build up a larger pool of residents that are interested and willing to help with these initiatives. Property managers act as an arms-length liaison for the RAs, assisting if they need access to an amenity room, leveraging their buying power to purchase supplies, having periodic check-ins, but largely allowing the residents to lead the charge. The overall annual budget for the program is roughly $5-8K.

Benefits to Property Managers/ Landlords The benefits of a more socially connected building aren’t just for the residents; there are other spin-off effects that can lead to: • a higher level of job satisfaction for employees working in/with the building.

• more capacity for problem solving and dispute resolution without property management company involvement.

• less tenant turnover.

• reduced damage to common areas.

• increased emergency preparedness and risk mitigation.

What have we learned?

Working together creates strong bonds. An unanticipated impact of the project has been the level of connection that has arisen between the RAs. Working together as purposeful project partners added a deeper layer to their relationship as neighbours, resulting

in trust, friendship, and “relational resilience” that allow them to weather disagreements.

Building managers and RAs can be allies in community-building.

Support and trust from the building manager for the planning and executing of many of the events created a sense of excitement for the RAs. The spirit of collaboration between them created a new relationship, as allies in building community and not just landlord and tenant.

RA-led events can act as informal testing grounds for the effectiveness of policies and procedures. While conducting an emergency preparedness event, it was discovered that emergency evacuation procedures are often too complicated for residents to read and understand. Residents who are immigrants shared that they previously lived in countries that did not have earthquakes and hence, are not familiar with what kinds of disasters might impact them, and what to do should a disaster arise. This feedback can help improve future versions of emergency-related procedures.

Although physical spaces are hard to structurally change, décor and furnishing are easier to alter. While the building’s lobby looks aesthetically pleasing, it is not designed to support social interaction.

This highlighted the ways that lobby furnishings can support interactions among neighbours. How could some small changes to furnishing or decorations in lobbies provide opportunities for more social gathering?

Harry and Juliana’s work with Hey Neighbour! to increase sociability within their building showed that there is a strong appetite among residents to connect with each other, with many creative ways to create a “vertical village.” However, building community connections and resilience takes time, resources, and cooperation among diverse stakeholders. Harry and Juliana’s passion and work to build community and resilience is one key ingredient, but a truly connected and friendly building also requires support from building management.

Want to learn more?

The City of Vancouver piloted the Hey Neighbour! program in two buildings in 2018, The Remington (Concert Properties) and Aria (Qualex-Landmark), with support and advice from LandlordBC, planH, VCH and BC Housing. In 2019, Hey Neighbour! materials and methodology will be available for property management companies and landlords to draw on. More information is available at vancouver. ca/people-programs/hey-neighbour

Stay tuned for an upcoming presentation on Hey Neighbour! at a LandlordBC learning event in the spring, where toolkits for residents and landlords will be shared.

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WINTER 2018 | 15

THE KEY

Understanding Family Status Protection

By Laura Track, Lawyer, BC Human Rights Clinic Robbin Abernathy is the mother in a family of six. Like many families in B.C., she has struggled to find appropriate rental housing for her family.

Mr. Stevenson advertised a three-bedroom, two-bathroom property for rent. Ms. Abernathy sent Mr. Stevenson an email expressing interest in the unit. In her email, she said she was looking for a place for a family of six, which included four children between the ages of one and eight-years-old. She explained that the family’s current landlord was evicting them because he needed the property for his own use. She also noted that the family had a cat and two guinea pigs.

Mr. Stevenson responded later the same day, saying “Sorry but that is way too big of a family for the house.”

In response, Ms. Abernathy explained that the family was currently living in even smaller quarters: a three-bedroom, one-bathroom house. She wrote: “The kids are still little enough for two to a bedroom comfortably. Unfortunately, right now the market is so bad we just need a place to go, so squishing in is better than the alternative. We are good tenants and have stellar references if you think we could make it work. We’re out and about often and not at home anyway! :)” Mr. Stevenson replied: “Sorry but I am just not interested.” He explained that more people meant more wear and tear on the house. He told her it was a fairly new house in excellent condition, and he would like to keep it that way.

Ms. Abernathy and her family eventually found somewhere else to live, but it was challenging. Ms. Abernathy said that during the two months they were looking, they had six landlords refuse to rent to them because they had children. The rent at the place they moved into was more than $500 per month than Mr. Stevenson’s place would have been.

FAMILY STATUS Ms. Abernathy filed a complaint with the BC Human Rights Tribunal alleging that Mr. Stevenson had discriminated by denying her and her family tenancy on the basis of their family status.

“Family status” protections in human rights legislation include discrimination on the basis of who is in your family or who you’re related to (e.g., an employer denying someone a job because the employer does not like the applicant’s spouse) or having a particular kind of family (e.g., a landlord refusing to rent to someone because she is a single mother). It also includes the size and composition of a family.

Mr. Stevenson applied to have Ms. Abernathy’s human rights complaint dismissed. An application to dismiss allows a respondent

16 | WINTER 2018

in a human rights case to have the complaint thrown out before it goes to a hearing.

Mr. Stevenson explained: “I refused to rent to Ms. Abernathy based on the size of her family being way too large for my small rental house, and not because of her having children”. He argued that the Human Rights Code does not protect against discrimination based on the size of a family. He said that he would have been happy to rent to a family of four, but six people was simply too many. He pointed to Ms. Abernathy’s own admission that the family would have had to “squish” into the unit as evidence that it was too small to meet their needs.

However, his application to have the complaint dismissed without a hearing was unsuccessful.

The tenancy provisions of the Human Rights Code exist to protect families and others who may be screened out of tight housing markets from being unjustifiably excluded from safe and secure housing. As the Tribunal stated in another tenancy discrimination case, the law reflects the Legislature’s assessment that it is “appropriate, indeed urgent, to protect families and their children in their access to reasonable living accommodation.”

RESIDENTIAL TENANCY GUIDE In denying the application to dismiss, the Tribunal looked at a guide published by the Residential Tenancy Branch called “A Guide for Landlords and Tenants in British Columbia”. Under the heading “Discrimination”, the RTB Guide stated: “A landlord usually cannot refuse to rent to people because they have children, but can limit the number of people living in a rental unit”. This statement is also repeated in another Residential Tenancy Branch publication.

The Tribunal expressed concerns about the RTB Guide: “It is unfortunate that the RTB Guide has set out a blanket rule that landlords can limit the number of people living in a rental unit. This blanket rule does not accurately account for the fact that, under human rights law, a landlord will have to justify an occupancy rule that adversely affects people because of their family status.”

To justify a maximum occupancy policy that adversely affects families, a landlord will have to show that they adopted the policy in good faith, for reasons related to the maintenance and use of the unit. They will have to prove that the policy is not applied arbitrarily, and that it is a reasonably necessary restriction that cannot be modified without the landlord incurring undue hardship.

family would have to ‘squish’, but the Tribunal held that this fell far short of proving that the exclusion was justified. The point that Ms. Abernathy was making with that statement was that her family was happy to ‘squish’ and in fact was used to it. But a preference that families not ‘squish’ is not a justification under human rights law.

In a case called Cha v. Hollyburn Estates Ltd., the Tribunal reasoned that maximum occupancy policies could be justified based on considerations such as inadequate hot and cold water supply or insufficient parking spaces. Other considerations could include whether municipal bylaws set out space restrictions in rental units, or other legitimate health and safety considerations apply. However, as with all justifications under human rights law, the landlord will be required to bring sufficient evidence before the Tribunal to justify the exclusion of a protected group.

“Family status” protections in human rights legislation include discrimination on the basis of who is in your family or who you’re related to...

In this case, Mr. Stevenson’s only explanation for the exclusion was found in his email to Ms. Abernathy, in which he expressed a concern about “wear and tear” on the house. His original rental ad did not reference a maximum occupancy limit, which could mean that Mr. Stevenson only decided to impose the rule after he received Ms. Abernathy’s application. There was no evidence to suggest that the house could not accommodate Ms. Abernathy’s family. Mr. Stevenson relied on Ms. Abernathy’s statement that her

The Tribunal denied Mr. Stevenson’s application to dismiss the complaint and allowed the complaint to proceed. No final decision has been issued, which may mean that the parties have resolved the dispute through a settlement.

CONCLUSION Vancouver’s rental vacancy rate is less than 1 per cent. Other municipalities do not fare much better. Families are increasingly desperate to find suitable housing they can afford and that meets their needs. This case is an important reminder of landlords’ obligations under human rights law in this challenging rental market.

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

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WINTER 2018 | 17

THE KEY

2018 LandlordBC AGM The 2018 LandlordBC Annual General Meeting, held at the Sheraton Wall Centre in Vancouver on October 15th, was completely sold out and we had a packed room to watch the presentations on the new notices to end tenancy, cannabis legislation and the national housing strategy.

After a cocktail hour and dinner, attendees were treated to an entertaining and informative keynote entitled “Changing People, Changing Places - An Outlook for Rental in the Province and Major Metro Areas” from Andrew Ramlo, vice president of Rennie Intelligence.

It was a great day with lots of important and timely information shared. The 2019 AGM will be held in the fall in Victoria, keep your eyes open for more information on the 2019 events calendar coming soon.

Big thank you to our sponsors BFL CANADA Insurance Services, First National Financial, City Elevator, CMHC, Fortis BC, and Canadian Tenant Inspection Services.

LandlordBC Directors 2018-2019 The LandlordBC AGM was held Monday October 15, 2018 in Vancouver. At the Oct 16th board meeting directors unanimously

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18 | WINTER 2018

moved to add Nicolas Denux, from Victoria based Group Denux, to LandlordBC’s board. Directors are elected for two year terms and the following directors let their names stand for nomination.

Jason Middleton, Chair, Cornerstone Properties Ltd. Claire Flewelling-Wyatt, Vice-Chair, Pemberton Holmes Property Management Richard McCarvill, Treasurer, independent landlord Andrew Bekes, independent landlord Irene Tiampo, Itziar Management Ltd. Derek Townsend, V-Town Holdings Ltd. Paul Sander, Hollyburn Properties Ltd. Jason Fawcett, Kelson Group Property Management Kim Schuss, Dorset Realty Group Canada Ltd. Michael Drouillard, independent landlord and, Barrister & Solicitor, Harper Grey LLP Richard Laurencelle, independent landlord and, financial advisor, Monarch Insurance and Financial Services Corp New Nominee: Nicolas Denux, Groupe Denux The 2017 - 2018 term marked the last for Douglas Clarke and Dave Craig who have left the board. We would like to thank them for their service and support.

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250-507-2891 WINTER 2018 | 19

THE KEY

Modern Applicant Screening

By Brenda J Maxwell, CEO, Rentcheck As the end of another year approaches, most of us take some time to reflect on what we could do better in the coming 12 months.

Personally, we’re likely to make a few “resolutions,” or let’s call them “good intentions.” But professionally, we tend to be more focused; we make plans. In the housing provider industry, good planning can mean the difference between growing your business, just holdingyour-own or perhaps even losing ground.

In the critical area of applicant selection, it’s tempting to keep doing things the way we may have done them for decades: get their credit score, a piece of ID or two, contacts for their employer and maybe a previous landlord. It’s always worked … hasn’t it?

There’s nothing wrong with these basic last-century methods, as far as they go — but they don’t give you the whole picture.

In today’s digitally-driven and highly mobile society, it’s become more difficult to fully verify and evaluate applicants using criteria that go back to the 1950s and 60s. As media “nightmare” stories of tenancy scammers have told us over and over again, fraud artists are often giant steps ahead of their victims when it comes to covering their tracks. They use sophisticated technology skills to alter electronic records, falsify commonly-used documents, switch or steal identities, divert funds, and so on.

It can all sound pretty grim out there, especially if you’re a mediumto-small property investor. But you can reduce your risk of income loss by taking a fresh approach to a couple of time-tested concepts: “Knowledge is power” and “Strength in Numbers.”

A new year is a good time to explore new or updated knowledge about the products and services you currently use to do applicant inquiries on prospective tenants. It’s also a good time to commit to joining a local or regional housing provider association, or becoming more active in one you already belong to. Associations work together to support and promote their industry, and they’ll have your back when things go wrong.

Where should you start in making good business plans for the next calendar year? Here are some tips to consider: • Know your information provider. Are they based in Canada? How long have they been in business? Are they a longtime member, affiliate, or registered supplier of your housing association? Can they offer premium reports from both Equifax and TransUnion?

Some disguise their screening products under similar-sounding descriptions, such as “premier” or “prime.” Very few brokers qualify as preferred sellers for North America’s leading credit bureaus. Don’t sign up for any product until you feel satisfied about a provider’s reputation and ability to meet your business needs.

• Credit Reports — know what to ask for. Does your provider supply reports in both French and English for Canadian and US searches?

20 | WINTER 2018

Do they offer “premium” reports showing complete tradelines, credit utilization, financial patterns over time, documented risk factors, bankruptcies, aliases, fraud alerts, court judgments etc.?

Anything less than a premium report may hide risk factors that you need to know. A high credit score alone does not guarantee low risk.

• Tenancy History — a hidden gem. Accessing an applicant’s tenancy history can mean the difference between disqualifying an individual due to a minimal or poor credit profile and gaining a tenant you’ll want to keep for life. Did you know that a significant percentage of individuals with low credit scores make rental payment their top priority and have impeccable landlord references? Tenancy records contain a great deal of landlord-focused information that credit reports often miss, such as payment patterns (in full, on-time, arrears, defaults) or significant rentlife events (vandalism, unlawful use, court judgments, etc.) over years, even decades. Ask your screening provider if they also provide tenancy history and if they encourage shared landlord reporting of tenancy patterns.

• Protect your Applicant. Before your potential tenant signs a consent for you to perform a credit and background check, know whether the inquiry will result in a “hard hit,” which can have a negative impact on their credit standing, or a “soft hit,” which has no effect. Your provider should supply this information up front, but if they don’t, ask first before proceeding to order any credit reports.

• Protect your Information. Did you know that using a rental management service or screening data provider based outside Canada may compromise yours and your tenants’ information and even potentially break Canadian privacy laws? Ask your service and / or information provider where their server and digital files are and what security measures they have in place to deter hacking or data leaks.

• Be a Member. No matter how small or large your rental business, belonging to your local landlord or housing provider association can save you time, money and worry. Associations keep members up-to-date on current provincial and federal government housing legislation, offer educational seminars on key issues and concerns across the industry, provide important networking and service information, plus the strength of numbers in fighting against fraud and scams. Information and material suppliers often give discounts to housing association members in return for promotional online exposure. It’s a win-win for everyone!

And on that note, let’s all plan for well-informed success in 2019!

Brenda Maxwell is chief operating officer of Rentcheck, based in Toronto. She is a wide-ranging sales and marketing specialist with extensive real estate, rental administration and senior management experience.

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WINTER 2018 | 21

THE KEY

Services and amenities for aging Canadians

By Graeme Huycke, senior specialist, client relations, CMHC Some developers are predicting that increasing numbers of older Canadians will prefer developments with all-encompassing lifestyle appeal versus developments that depend on the surrounding community for important services. In other words, prospective residents may be more attracted to a project that offers its own wellness centre, theatre, salon, walking trails and parkland, compared to a development in an urban area that has fewer amenities offered within the project.

2. Characteristics of the target market When planning to build a rental property aimed at older Canadians, developers should balance the need to remain competitive in the marketplace with the need for cost-effective services and amenities that correspond to the demands of residents.

Unlike mainstream housing developments, where built-in amenities are largely influenced by the desire to capture the interest of the purchaser, developers targeting seniors are more likely to consider the inclusion of carefully chosen services or amenities with the expectation that these will be used — either because residents need them, or are willing to pay a premium for them, or both.

For this reason, a careful analysis of the costs and benefits of on-site amenities that require upfront investment (such as central dining facilities and a kitchen) is critical early in the planning process, as not only will these decisions affect the financial viability of the project but ongoing operational expenses, as well.

Here are some important factors CMHC recommends developers consider when planning their future retirement communities:

1. Urban or rural setting The first and most important consideration is the location of your project and the offerings of the community-at-large. Highly urban locations are more likely to have services and amenities available within walking distance, or perhaps a short drive or bus ride away.

Planned projects close to a community centre that offers fitness classes targeting seniors, for example, may only need a minimal investment in fitness facilities. Similarly, access to a local library where books and computer facilities are readily available can reduce the need to provide room for those types of facilities on site.

Projects in more rural settings, however, are more likely to require well-equipped on-site amenities given the distances involved and the frequent lack of convenient public transportation. Moreover, they can make a larger footprint because of lower land values, although the choice of amenities to be included still requires careful assessment to ensure that the investment makes sense from both a fiscal and marketing perspective.

22 | WINTER 2018

Since older Canadians are a diverse group with a wide range of needs and expectations, developers should accurately identify and understand the particular target market for a development. The first baby boomers in Canada will be retiring in the coming years, and in general, the needs and preferences of this group are very different from those of their parents.

Baby boomers are, on average, better educated, more active, healthier, more affluent and more sophisticated in their tastes. They want access to restaurants and entertainment venues and seek a “worry-free lifestyle” where they can travel without having to fret about home maintenance. If the development is targeted to the baby boom generation, the focus should be on convenience, recreation and lifestyle services and amenities.

Since baby boomers have high expectations for the range and quality of services, in some cases, they may prefer that an amenity not be offered at all rather than accept something that is wanting or substandard.

If the target market caters to an older clientele, such as seniors 75 years and over, the services and amenities should focus more on in-home support services that assist with their daily activities, and assistive technology (such as emergency response systems) to augment safety as their abilities decline.

It is also important to consider that Canada is increasingly culturally diverse. About 30 per cent of the population 65 years and over consists of immigrants. Many immigrant seniors, particularly recent newcomers who represent three per cent of the immigrant population aged 65 years and older, have different interests, activities and preferences compared with seniors who were born in Canada.

Developers and potential project sponsors working in markets where a significant proportion of the senior population is immigrant or Aboriginal should pay extra attention to providing facilities that are culturally sensitive (i.e. places of worship).

Regardless of the target demographic, it is useful to take account of seniors’ preference to “age in place.” Even when targeting a younger market, developers should ensure that the services and amenities

on offer are flexible enough to respond to the changing needs of residents. Multi-purpose rooms that can be adapted as necessary is certainly something to consider.

may give a good indication of market affordability, particularly if the competition is serving a similar group.

3. Identifying gaps in the communit y

• Game rooms

When doing market research, it’s important to pay special attention to which services and amenities are not available in the community; have long waiting lists or are expensive. In such cases, providing these services within a project potentially makes it more appealing to prospective residents. If the project is in an urban area where many services and amenities are available, providing higher quality services and amenities would be attractive to prospective residents, as they would not have to compete with the rest of the community to access these services.

Additionally, the growing diversity of the population may provide an opportunity to offer services and amenities that are culturally, linguistically or spiritually relevant, but which are currently not being offered elsewhere.

• Hair salons

4. Market affordabilit y A key element of market research is identifying how much the selected demographic can afford to pay for services and amenities and how much they are prepared to pay. Affordability is very important to the success of a project. Older Canadians generally live on fixed incomes.

Although many older Canadians choose to continue working past the traditional retirement age, they may not be willing to spend a large amount of money on services and amenities over and above their accommodation costs. Looking at the rates charged by competitors

Popular amenities found in retirement communities:

• Computer rooms • Cafés • Libraries • Theatres • Chapel areas • Private dining spaces • Walking paths • Gardens • Outdoor sitting areas Graeme Huycke is senior specialist, client relations, multi-unit underwriting at CMHC. For more information on housing for older Canadians, visit www.cmhc.ca or contact Graham at (416) 250-2705 or ghuycke@cmhc.ca.

This article is reprinted with permission from Canadian Apartment Magazine https://www.reminetwork.com/articles/services-amenities-aging-canadians/

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WINTER 2018 | 23

THE KEY

Hunters Hints

By Hunter Boucher, Director of Operations, LandlordBC

Fixed Term Tenancies As I write this, it has nearly been a year since we saw significant changes to the allowed use of vacate clauses in fixed term tenancies.

These changes came into effect through a change to the Residential Tenancy Act and Residential Tenancy Regulations and limit when a landlord can utilize the vacate clause in fixed term tenancies.

The situations whereby a landlord can use the vacate clause are found in the regulations currently one exception. If a AD card:q7 12/9/11and9:52 AM only Pagecontain 1

landlord or landlords’ spouse of a close family member of the landlord or landlords’ spouse (close family member defined as parent or child) will be moving into the rental unit at the end of the fixed term.

Cannabis and your Tenancy Agreement We have published articles on this topic in every issue of The Key this year but now that the Cannabis Control Date, October 17th, 2018, has come and gone, we felt a couple points were worth repeating.

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24 | WINTER 2018

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THE KEY Hunters Hints (Cont’d) Understanding the changes in legislation surrounding cannabis is critical in ensuring your property and rights are protected.

• Sending a fax to a number provided by the tenant as a number that has been provided by the tenant.

For tenancies entered into prior to October 17, 2018 the growing of cannabis in rental units is prohibited through a change to the Residential Tenancy Act. No action or change is needed on the part of landlord or tenant though we do recommend you share our information sheet on cannabis in existing tenancies found in the forms section of the members only area of the LandlordBC site.

Serving a document in any other manner can nullify the notice being served meaning you would have to re-serve the document for it to be effective. Having to reserve documents can cause lengthy delays and unneeded hassle.

For new tenancies entered into on or after October 17th, 2018 landlords that want to prohibit tenants growing cannabis in their rental unit or on the residential property must include a clause that covers this prohibition. The LandlordBC agreement was updated earlier this year to include this prohibition and can be found on the last page of the agreement. Always make sure you are using the most up-to-date version of the LandlordBC agreement. If you are not sure about your agreements, contact us through the helpline at 1.888.330.6707

Can I Email That ?

As you know this business involves a significant amount of paperwork and in most cases, there are rules on how these documents can be served. Not knowing the rules about serving documents can result in documents being considered to have no effect. Certain methods of service have delays to allow the other party the chance to receive the document before the notice becomes effective. There are also some methods of service that may seem like a common sense method of service but are actually prohibited, additionally some methods cannot be used for certain documents.

Section 88 of the Residential Tenancy Act sets out the different methods of service that can be used for most documents. They are: • Leaving a copy directly to the tenant.

• Sending a copy by ordinary or registered mail (Canada Post) to the tenants address or forwarding address.

• Leaving a copy at the unit with an adult who appears to reside in the rental unit.

• Leaving a copy in the mail box of mail slot associated with the residential property.

• Attaching a copy to the door or other conspicuous place.

For tenancies entered into prior to October 17, 2018 the growing of cannabis in rental units is prohibited through a change to the Residential Tenancy Act.

There are several methods that are commonly used but are not actually allowed under the Act. The most common is sliding a document under the door, it seems common sense that this should be allowed but it is not a listed method in the Act and its prohibition is actually rooted in a valid concern. Most people have mats just inside their door and it is not uncommon for papers slid under a door to also slide under a mat.

Couriers are a fast way to get documents to someone and they often have great tracking systems, so you can know for sure if your recipient has received their package, but unfortunately couriers are not a listed method of service and should not be used. Expedited mail through Canada Post is also not listed in the Residential Tenancy Act. Email is one of the most convenient and fast ways of sending information and you can use various tools to ensure your recipient has received and read your email. This, however, is also not allowed under the Act currently. Email can still be used to communicate information to your tenant that does not need to be served in an official manner. If you need to let your tenant know you are going to by the property to mow the lawn (not entering the unit) or if you want to let your tenant know about construction on their street, email is perfectly acceptable means of communication.

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ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND Accounting D&H Group LLP, CPA’s Michael Louie (604) 731-5881 www.dhgroup.ca

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Appraisal - Insurance Normac Appraisals Ltd. Margarita Carlos (604) 221-8258 www.normac.ca

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Appraisal - Real Estate Cushman and Wakefield Phil Joubert (604) 608-5955 www.cushmanwakefield.com

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Asbestos Removal Phoenix Restorations Ltd. John Wallis (604) 945-5371 www.phoenixrestorations.com

Sparkle Solutions Corp.

Connie Goldman (604) 396-3184 www.sparklesolutions.ca

ServiceMaster Restore of Vancouver Sean Kennedy (604) 435-1220 www.svmvancouver.ca

Appliance - Sales Penguin Appliances Sales & Services Sam Sangha (604) 451-4411 www.penguinappliances.ca Rona Inc. Brad LeGrow (604) 314-1366 www.rona.ca Appliance - Sales & Service Coinamatic Canada Inc. Jack Ursaki (604) 813-7805 www.coinamatic.com Handy Appliances Ltd Rocky Mangat (604) 879-1555 www.handyappliances.ca Midland Appliance Gary Braun (604) 278-6131 www.midlandappliance.com Midnorthern Appliance The Brick Commercial Sales Division Sherry Madden (604) 587-6658 www.thebrick.com Sparkle Solutions Corp Connie Goldman (604) 396-3184 www.sparklesolutions.ca Trail Appliances Jamie Dosanjh (604) 992-7124 www.trailappliances.com

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Building Repair & Renovation Nuwest Contracting Ltd. Debra Gettling (604) 525-6145 www.nuwestcontracting.com

Electrical Repairs & Maintenance Cove Power Dave Clauson (604) 218-3375 www.covepower.com

Building, Maintenance Rona Inc. Brad LeGrow (604) 314-1366 www.rona.ca

Electricians Delbrook Electric Ltd. Will Kitt (604) 985-1193

Communications/ Entertainment Shaw Cablesystems G.P. Frank Franco (604) 336-8288 www.shaw.ca Telus Michelle Mydske (604) 230-2658 www.telus.com Concrete Work Nuwest Contracting Ltd. Debra Gettling (604) 525-6145 www.nuwestcontracting.com Credit Reporting Agency RentCheck Brenda Maxwell (800) 661-7312 Ext. 221 www.rentcheckcorp.com Decks Duradek Canada Ltd. Kim Smallwood (604) 591-5594 www.duradek.com Demolition Services 604-Trash-It Dave Abercrombie (604) 872-7448 www.604-trash-it.com Drainage & Sewer Cambie Roofing Paul Skujins (604) 916-9090 www.cambierooring.com Duct Cleaning Air-Vac Services Canada Ltd. Brent Selby (604) 882-9290 www.airvacservices.com Electrical Contractors Commercial Lighting Products Ltd. Don Paul (604) 540-4999 www.comlight.com

Evanson Electric Ltd. David Evanson (604) 657-7957 www.evansonelectric.com Lenius & Osborn Electric (1991) Ltd. Paul Titterton (250) 475-6051 HQ Electrical Solutions Slavico Golity (604) 621-1323 www.elec3cian.com Elevator City Elevator Ltd. Heiner Marnet (604) 299-4455 www.cityelevator.ca Metro Elevator Ltd. Preet Binning (604) 569-2977 www.metroelevator.ca Energy Efficiency & Conservation BC Hydro Conservation and Energy Management (604) 522-4713 www.bchydro.com/business Enerpro Systems Corp.

Steven Roka (604) 982-9155 www.enerprosystems.com FRESCo Building Efficiency Jordan Fisher (250) 590-9440 www.frescoltd.com HQ Electrical Solutions Slavico Golity (604) 621-1323 www.elec3cian.com Wyse Meter Solutions Inc. Jessica Lewis (416) 869-3003 www.wysemeter.com Yardi Systems Inc. Sam Jaishankar (888) 955-7900 www.yardi.com

Engineers FRESCo Building Efficiency Jordan Fisher (250) 590-9440 www.frescoltd.com JRS Engineering Ltd. Torsten Ball (604) 320-1999 www.jrsengineering.com Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 www.rjc.ca Estate & Succession Planning Monarch Financial/ Manulife Securities Inc. Richard Laurencelle (604) 681-2699 Financial Planning, Mortgage Financing CIBC - Wood Gundy Gilbert Lam (604) 603-2889 www.cibcwg.com/raymond-shum Fire Protection & Monitoring Stove Top FireStope Carter Shackelford (604) 897-1725 www.stfs.com Vancouver Fire & Radius Security Elaine Giesbrecht (604) 232-3488 www.vanfire.com Flooring and Carpeting Mira Floors and Interiors Deverow Walters (604) 856-4799 www.mirafloors.com Furniture, mattresses, electronics Midnorthern Appliance The Brick Commercial Sales Division Sherry Madden (604) 587-6658 www.thebrick.com Handicap Shower and Tub Sales & Installation ORCA Health Care Suppliers Inc. Reynald Stringer (604) 733-2656 www.orcahealthcare.com Heating Fuels Columbia Fuels Dave Young (877) 500-4328 www.columbiafuels.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.

WINTER 2018 | 27

THE KEY ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND Inspections Canadian Tenant Inspection Services Ltd Jim Garnett (778) 846-9125 www.ctiservices.ca

Lighting Commercial Lighting Products Ltd. Don Paul (604) 540-4999 www.comlight.com

Insurance AC&D Insurance Services Ltd. Scott Jamieson (604) 982-1039 acd.insurebc.ca BFL Canada Insurance Services Inc. Shirley Timmins (604) 669-9600 www.bflcanada.ca

HQ Electrical Solutions Slavico Golity (604) 621-1323 www.elec3cian.com

Capri CMW R. Folkins (604) 294-3301 www.cmwinsurance.com Hamilton Insurance Services BC Ltd Judy Laban (604) 874-4476 www.cooperators.ca

Media MediaEdge Communications Dan Gnocato (604) 549-4521 www.mediaedge.ca Mortgage Financing Citifund Capital Corporation Derek Townsend (604) 683-2518 www.citifund.com First National Financial Corp Russ Syme (778) 327-5712 www.firstnational.ca

Megson Fitzpatrick Insurance Services Mike Nichol (250) 519-2300 www.megsonfitzpatrick.com

Mortgage Insurance CMHC Robyn Adamache (604) 731-5733 www.cmhc.ca

Intercom Repairs & Installation, Security & Intercom Systems Vandelta Communication Systems Ltd. Hugh Rae (604) 732-8686 www.vandelta.com

Online Payment Service Yardi Systems Inc. Sam Jaishankar (888) 955-7900 www.yardi.com

Internet Listing Services Yardi Systems Inc. Sam Jaishankar (888) 955-7900 www.yardi.com Investment & Retirement Planning Monarch Financial/ Manulife Securities Inc. Richard Laurencelle (604) 681-2699 Landscaping - Lawn & Garden Maintenance BUR-HAN Garden & Lawncare Robert Hannah (604) 983-2687 www.bur-han.ca Busybee Gardening David Hills (604) 618-7233 www.busybeegardening.com Legal Services Haddock & Company C Grant Haddock (604) 983-6670 www.haddock-co.ca

28 | WINTER 2018

Paint Sales Cloverdale Paint Inc Dave Picariello (604) 551-8083 www.cloverdalepaint.com Dulux Paints Robert Zelisko (604) 358-4024 www.dulux.ca Painting Service Prostar Painting & Restorations Ltd. Jonathan Moorhouse (604) 876-3305 www.prostarpainting.com Remdal Painting & Restoration Inc. Dan Schmidt (604) 882-5155 www.remdal.com Pest Control Assured Enviromental Solutions Brett Johnston (604) 463-0007 www.assuredenviromental.ca Poulins Pest Control Scott Hagon (604) 433-2500 www.poulins.ca

Solutions Pest Control Ltd. Jason Page (855) 858-9776 www.PestSolutions.ca Pipe Lining/ Re-Piping Allied Plumbing, Heating & Air Conditioning Lance Clarke (604) 731-1000 www.allied-plumbing.ca CuraFlo of BC Ltd. Randy Christie (604) 298-7278 www.curaflo.com Victoria Drain Services Dave Lloyd (250) 818-1609 www.victoriadrains.com Plumbing - Supplier & Manufacturer Moen Inc. Darren McMullen (604) 679-8914 www.moen.ca Plumbing/Heating/ Boilers Allied Plumbing, Heating & Air Conditioning Lance Clarke (604) 731-1000 www.allied-plumbing.ca Ashton Service Group Brian Williams (604) 275-0455 www.ashtonservicegroup.com BMS Plumbing & Mechanical Systems Ltd Tamara Merchan (604) 253-9330 www.bmsmechanical.com Cambridge Plumbing Systems Ltd. John Jurinak (604) 872-2561 www.cambridgeplumbing.com Entity Mechanical Ltd. Derek Duex (604) 726-0987 Montalbano Plumbing Services LTD. Giovanni Montalbano (604) 444-0222 www.montalbano.ca Viessmann Manufacturing Co. Inc. Randy Stuart (604) 533-9445 www.viessmann.ca Xpert Mechanical & JK Lillie Ltd. Kerry West (604) 294-4540 www.xpertmechanical.com

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

Coldwell Banker MacPherson Real Estate Ltd. Rob MacPherson (778) 882-0211

Property Management Advent Real Estate Services Ltd. Michelle Farina (604) 782-6478

Copper Ridge Court Genny Sturhahn (604) 430-5624

Aedis Realty Azi Hosseini (778) 881-4414 Ascent Real Estate Susan Colosie (604) 431-1800 www.ascentpm.com Associa British Columbia Inc. Katie Khoo (604) 501-4417 www.associabc.ca Austeville Properties Ltd. Andrew Abramowich (604) 216-5500 www.austeville.com Bayside Property Services Ltd. Lynda Creamer (604) 432-7774 www.baysideproperty.com Beacon Hill Suites Ltd. Tess Imhoff (250) 590-1775 Bill Henderson Robert Kollen (604) 789-9600 Bolld Real Estate Management Leo Chrenko (604) 671-0293 www.bolldpm.com Brightside Community Homes Foundation Jan Robinson www.housingfoundation.ca CAPREIT Cody Neal (604) 210-7257 www.capreit.net Century 21 In Town Realty Klaus Rode (604) 760-5856 Century Group Lands Corporation Tina Thygesen 604.948.3832 www.centurygroup.ca Cherry Creek Property Services Ltd. Laurie Weitzel (250) 427-7411

Custom Realty Ltd. Jolene Foreman (604) 916-6345 www.cpsreatly.ca Dexter PM Kevin Skipworth (604) 689-8226 www.dexterpm.ca Dorset Realty Group Canada Ltd. Ron Schuss 604-270-1711 ext. 111 www.dorsetrealty.com DPM Rental Management Ltd. Jane Dennison (604) 982-7059 EasyRent Real Estate Services Ltd. Sean Rafati (604) 662-3279 FirstService Residential Judith Harris (604) 689-6975 www.fsresidential.com Green Door Property Management Ben Green (250) 688-0362 GWL Realty Advisors Tarek Shoukry (604) 713-3162 www.gwlrealtyadvisors.com Holywell Properties Adam Major (604) 885-3460 www.holywell.ca Homelife Peninsula Property Management Doug Holmes (604) 536-0220 www.penpm.com Hope Street Management Corp.

Shamon Kureshi (403) 462-6200 Hugh & McKinnon Realty Ltd. Bruce Robinson (604) 541-5244 www.hughmckinnon.com Hume Investments Ltd. Sally MacIntosh (604) 980-9304 www.humeinvestments.com Lantern Properties Ltd. Jeffrey Hayes (604) 220-5333

ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND LI-CAR Management Group Lita Powell (250) 785-2662 Macdonald Commercial R.E.S. Ltd. T. Letvinchuk (604) 736-5611 www.macdonaldcommercial. com Maclab Properties Group Ltd. Carola Espinoza (604) 939-0221 Macro Properties www.macroproperties.com Imran Jivraj (416) 789-0858 Mainstreet Equity Corp.

Hanna Archutowska (604) 582-0131 www.mainst.biz Maple Leaf Property Management Apartments Dali Janic (604) 925-8215 Maxsave Real Estate Services Linda Stacey (250) 562-6228 Metro Vancouver Housing Corporation Stacey Hammond (604) 451-6504 Murray Hill Developments Ltd. Barry Wiedman (780) 488-0288 Oakwood Property Management Carol Dobell (250) 704-4391 Pacific Quorum Properties Inc. Lyn Stoll (604) 634-3039 www.pacificquorum.com Porte Realty Ltd. Daniel Bar-Dayan (604) 732-7651 www.porte.ca Prospero International Realty Inc. Jeff Nightingale (604) 669-7733 Raamco International Properties Canadian Ltd. Kimm Zbierski (201) 567-5991 www.raamco.ca RE/MAX Management Solutions Mark Shillington (250) 717-5010

Re/Max Sea to Sky Real Estate Ltd. Shankar Raina (604) 932-2300

Valley Realty Jennifer Lal (604) 755-4055 www.valleyrealtyabbotsford.com

Real Property Management Kap Hiroti (604) 678-4696

Vancouver Rental Group Seva Roberts (604) 537-4399

Realstar Managemen John Phipps (604) 970-2444 www.realstar.ca

Vertica Angela Thomaidis (416) 552-6144

Cambridge Plumbing Systems Ltd. John Jurinak (604) 872-2561 www.cambridgeplumbing.com

Supplies - Hardware Rona Inc. Brad LeGrow (604) 314-1366 www.rona.ca

Manna Plumbing Ltd. Chris Kobilke (604) 710-3908 www.mannaplumbing.com

Tax Planning D&H Group LLP, CPA’s Michael Louie (604) 731-5881 www.dhgroup.ca

Wesgroup Properties Sarah Liu (604) 648-1866 www.wesgroup.ca

Restoration Phoenix Restorations Ltd. John Wallis (604) 945-5371 www.phoenixrestorations.com

Rize Alliance Properties Ltd. Katherine Lui (604) 630-1636

Real Estate Sales Cushman and Wakefield Phil Joubert (604) 608-5955 www.cushmanwakefield.com

Prostar Painting & Restorations Ltd. Jonathan Moorhouse (604) 876-3305 www.prostarpainting.com

Roboson Holdings Lt Sarah Hill (604) 657-0069 www.rennie.com

CBRE Limited Lance Coulson (604) 662-5141 www.cbre.ca

Rowan Property Management Ltd. Arthur Allan (250) 748-9090

HQ Real Estate Services Inc. David Goodman (604) 714-4790 www.goodmanreport.com

Royal LePage Cascade Realty Anthony Boos (250) 719-5454

Jones Lang LaSalle Real Estate Services Inc. (JLL) David Venance 604-998-6054 www.jllmultifamilybc.com

REMAX Professional Rental Management Richard Van (604) 273-6801 www.professionalrentals.ca

S.A.H. Properties Ltd. Leslie Pomeroy (604) 926-6947 Salesforce Marketing Limited Marianne Miller (778) 878-7304 Sunstar Realty Ltd. David Mak (604) 436-1335 www.sunrealty.ca Sutton Group - West Coast Realty Cindy Hamel (604) 807-1105 Sutton Max Realty Property Management Wallis Lee (604) 726-5988 suttonmaxrealty.com SwiftRent Team Reza Khatami (604) 239-0911 www.swiftrent.ca TPM Properties Debbie Hunt (250) 383-7663 Turner Meakin Management Company Ltd. Stella Boiser (604) 736-7020 Unique Real Estate Accommodations Inc. Nina Ferentinos (604) 984-7368

Macdonald Commercial R.E.S. Ltd. Dan Schulz (778) 999-5758 www.bcapartmentinsider.com Marcus & Millichap Maulen Kalau (604) 675-5240 www.marcusmillichap.com Multifamily Real Estate Services Corporation Seth Baker (778) 235-9293 www.multifamily.ca NAI Commercial Brandon Harding (604) 349-1571 www.naiapartments.ca Renovation & Repairs Remont Construction Ltd. Robert Szpakowski (604) 837-8813 www.remontconstruction.ca Rental Market Information Cushman and Wakefield Phil Joubert (604) 608-5955 www.cushmanwakefield.com Re-Piping Brighter Mechanical Mike Pearson (604) 279-0901 www.brightermechanical.com

Remdal Painting & Restoration Inc. Dan Schmidt (604) 882-5155 www.remdal.com ServiceMaster Restore of Vancouver Sean Kennedy (604) 435-1220 www.svmvancouver.ca Superior Flood & Fire Restoration Blaine Booth (604) 601-8206 www.superiorrestoration.ca Roofing Bond Roofing Daniel Fajfar (604) 375-2100 www.bondroofing.ca Cambie Roofing Contractors Ltd. Paul Skujins (604) 916-9090 www.cambierooring.com Penfolds Roofing & Solar Jonathan Manca (604) 254-4663 www.penfoldroofing.com Roofing Membranes Penfolds Roofing & Solar Jonathan Manca (604) 254-4663 www.penfoldroofing.com Software - Property Management Pendo Rental Software Inc. Josh Heppner (604) 306-5947 www.pen.do/partners/ landlordbc Yardi Systems Inc. Sam Jaishankar (888) 955-7900 www.yardi.com

Utilities/ Natural Gas Absolute Energy Inc. / Bluestream Energy Kirby Morrow (778) 340-1580 www.absolute-energy.ca FortisBC Energy Inc. Chris Alionis (604) 592-7985 www.fortisbc.com Utility Sub-Metering QMC James Easton (604) 526-5155 www.qmeters.com Waste/ Recycling Trash It Junk Removal Ltd. (DBA 604-Trash-It) Dave Abercrombie (604) 872-7448 www.604-trash-it.com Waste/ Recycling Waste Connections of Canada Inc. (Formerly Progressive Waste Solutions) Rob Barr (604) 834-7578 www.

WasteConnectionsCanada.com Waste Management Inc. Tej Kullar (604) 520-7934 www.wm.com XeroWaste Solutions Michael Solkshinitz (604) 669-8031 www.xerowaste.ca Window - Replacement/ Installation/Renovation A1 Windows Ltd. Rob Elliott (604) 777-8000 www.a1windows.ca Retro Teck Window Mfg. Ltd Wilfred Prevot (604) 291-6751 www.retrowindow.com Window & Door Manufacturing Centra Windows Lana Gordin (604) 882-5010 www.centrawindows.com

WINTER 2018 | 29

THE KEY ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - VANCOUVER ISLAND Advertising & Promotion Places4Students.com Laurie Snure (866) 766-0767 www.Places4Students.com

Credit Reporting Agency RentCheck Brenda Maxwell (800) 661-7312 Ext. 221 www.rentcheckcorp.com

BFL Canada Insurance Services Inc. Shirley Timmins (604) 669-9600 www.bflcanada.ca

Pipe Lining/ Re-Piping Victoria Drain Services Dave Lloyd (250) 818-1609 www.victoriadrains.com

Appliance - Rentals Coinamatic Canada Inc. Jack Ursaki (604) 813-7805 www.coinamatic.com

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

Capri CMW R. Folkins (604) 294-3301 www.cmwinsurance.com

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

Appliance - Sales Rona Inc. Brad LeGrow (604) 314-1366 www.rona.ca Appliance - Sales & Service Coinamatic Canada Inc. Jack Ursaki (604) 813-7805 www.coinamatic.com Appliance - Sales & Service Trail Appliances Jamie Dosanjh (604) 992-7124 www.trailappliances.com Appliance - Sales & Service WestCoast Appliance Gallery Byron Loucks (250) 888-3799 www.westcoastappliance.ca Biohazard Remediation 1st Trauma Scene Clean Up Ltd. Brian Woronuik (604) 598-8887 www.traumascenecleanup.ca Cleaning - Carpet & Upholstery Island Carpet & Upholstery Inc. Ron Gould (250) 590-5060 www.islandcarpetcleaning.ca Cleaning - Janitorial Services Select Janitorial Inc. Sherry Gruber (250) 360-0666 www.sjivic.com Communications/ Entertainment Shaw Cablesystems G.P. Frank Franco (604) 336-8288 www.shaw.ca Communications/ Entertainment Telus Michelle Mydske (604) 230-2658 www.telus.com

30 | WINTER 2018

Elevator thyssenkrupp Elevator (Canada) Limited Bob Marr (250) 474-1150 www.thyssenkruppelevator.com Energy Efficiency & Conservation BC Hydro Conservation and Energy Management (604) 522-4713 www.bchydro.com/business FRESCo Building Efficiency Jordan Fisher (250) 590-9440 www.frescoltd.com Yardi Systems Inc. Sam Jaishankar (888) 955-7900 www.yardi.com Engineers FRESCo Building Efficiency Jordan Fisher (250) 590-9440 www.frescoltd.com Read Jones Christoffersen Ltd Jason Guldin (250) 213-2520 www.rjc.ca Fire Protection & Monitoring Stove Top FireStop Carter Shackelford (604) 897-1725 www.stfs.com Heating Fuels Columbia Fuels Dave Young (877) 500-4328 www.columbiafuels.com Inspections Canadian Tenant Inspection Services Ltd Jim Garnett (778) 846-9125 www.ctiservices.ca Insurance AC&D Insurance Services Ltd. Scott Jamieson (604) 982-1039 acd.insurebc.ca

Hamilton Insurance Services BC Ltd Judy Laban (604) 874-4476 www.cooperators.ca Megson Fitzpatrick Insurance Services Mike Nichol (250) 519-2300 www.megsonfitzpatrick.com Internet Listing Services Yardi Systems Inc. Sam Jaishankar (888) 955-7900 www.yardi.com Legal Services Haddock & Company C Grant Haddock (604) 983-6670 www.haddock-co.ca Lighting Lenius & Osborn Electric Ltd. Paul Titterton (250) 475-6051 Media MediaEdge Communications Dan Gnocato (604) 549-4521 www.mediaedge.ca Mortgage Financing First National Financial Corp Russ Syme (778) 327-5712 www.firstnational.ca Mortgage Insurance CMHC Robyn Adamache (604) 731-5733 www.cmhc.ca Online Payment Service Yardi Systems Inc. Sam Jaishankar (888) 955-7900 www.yardi.com Paint Sales Dulux Paints Robert Zelisko (604) 358-4024 www.dulux.ca Paint, Painting, Restoration Services Empress Painting Ltd Chris Jefferies (250) 383-5224

Property Management Advanced Property Management Inc. Lorri Fugle (250) 338-2472 www.advancedpm.ca

Proline Management Ltd. Kelly Whitney (250) 475-6440 www.prolinemanagement.com Raamco International Properties Canadian Ltd. Kimm Zbierski (201) 567-5991 www.raamco.ca TPM Properties Debbie Hunt (250) 383-7663 Widsten Property Management Lindsay Widsten (250) 753-8200

Brown Bros. Agencies Limited Blane Fowler (250) 385-8771 www.brownbros.com

Software - Property Management Pendo Rental Software Inc. Josh Heppner (604) 306-5947 www.pen.do/partners/landlordbc/

Complete Residential Property Management Dennie Linkert (250) 370-7093

Yardi Systems Inc. Sam Jaishankar (888) 955-7900 www.yardi.com

Concise Strata Management Services Inc. Beth Kauwell (250) 754-4001 www.concisemgmt.com

Supplies - Hardware Rona Inc. Brad LeGrow (604) 314-1366 www.rona.ca

Cornerstone Properties Ltd. Jason Middleton (250) 475-2005 Countrywide Village Realty Ltd. Tracey Forest (250) 749-6660 David Burr Ltd. Cindy Lam (250) 384-9335 davidburr.com/ Devon Properties Ltd. David Craig (250) 595-7000 www.devonprop.com Duttons & Co. Real Estate David Logan (250) 389-1011 Equitex Property Management Cynthia Blank (250) 386-6071 Kahl Realty Inc. Jason Kahl (250) 391-8484 Meicor Realty Management Services Inc. Laurie Sims (250) 338-9979 Pemberton Holmes Property Management Claire Flewelling-Wyatt (250) 478-9141

Utilities/ Natural Gas Absolute Energy Inc. / Bluestream Energy Kirby Morrow (778) 340-1580 www.absolute-energy.ca FortisBC Energy Inc. Chris Alionis (604) 592-7985 www.fortisbc.com Waste/ Recycling Waste Connections of Canada Inc. (Formerly Progressive Waste Solutions) Rob Barr (604) 834-7578 www.WasteConnectionsCanada.com Waste/ Recycling Waste Management Inc. Tej Kullar (604) 520-7934 www.wm.com

Marketing & Leasing

Marketing genius thrives on the YardiÂŽ Marketing Suite

Power your marketing genius.

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888.569.2734 Yardi.com/Marketing

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

NEW

NEW

NEW

Metrotown High-Rise Development Site 6470 & 6508 Silver Avenue, Burnaby

Cambridge Manor 2626 Fir Street, Vancouver

Collingwood Rental Development Site 3070 Kingsway, Vancouver

1.4 acres—across from Maywood Park

11-suite South Granville co-op apartment building

Rezoning approved—mixed-use 42-suite project

215,622 SF total buildable ($347/SF on base density)

Close to proposed Granville-Broadway SkyTrain station

$188/SF buildable

$52,000,000

$7,100,000

$6,388,000

REDUCED

REDUCED

SUBJECT

High-Density Development Site 1554 George Street, White Rock

Avesta Apartments 1629 St. Georges Avenue, North Vancouver

Multi-Family Redevelopment Site 320 East 15th Avenue, Vancouver

Improved with 17-suite strata-titled apartment

Totally rebuilt—22 large luxury suites

231’ × 123’ (~ 28,400 SF)

building. ~155’ × 117’ (18,135 SF). $124/SF buildable.

5-storey apartment building in Central Lonsdale

$450/SF buildable. No rezoning required.

$7,900,000 (previously $8,950,000)

$11,250,000 (previously $12 million)

$18,530,000

UNDER CONTRACT

SOLD

UNDER CONTRACT

Ridge Crest Manor 7165 Pandora Street, Burnaby

Triumph Apartments 2115 Triumph Street, Vancouver

Mount Tolmie Ridge Apartments 1900 Mayfair Drive, Victoria

14-suite apartment building

18-suite apartment building. $299,000 per unit.

107-suite rental apartment building, +/- 6-acre site

5 minutes to SFU. 14,201 SF site.

Grandview-Woodland neighbourhood

Undivided 50% freehold interest

$4,295,000

$5,390,000

CALL AGENT

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