Issuu

Be a Brand Ambassador

Stand Out with Smart Amenities

PM 40063056

WINTER 2020

THE MARKETING ISSUE

Insurance Risk Mitigation

JLL National Multifamily Team Now, more than ever, we want to thank our clients for your continued trust and partnership during these unprecedented times. We provide you a unified national platform that helps you achieve results, gives you maximum visibility and offers you cross-country service. Our team of sixteen multifamily experts is focused on the acquisition, disposition and financing of multifamily assets nationwide. Using a collaborative approach, we expose our clients to the most active capital sources, all underpinned by specialized local expertise and networks – seamlessly.

Investment Opportunities

Augustana

Core Edmonton Multifamily Portfolio

Fort Crossing

Artika

10620 99 Avenue NW Edmonton, AB

Central Edmonton, AB

403 & 407 Belvedere Gate NW Edmonton, AB

11220 103 Avenue NW Edmonton, AB

An excellent opportunity to acquire a newly constructed mixed-use trophy asset in the heart of Edmonton’s downtown core.

Three building portfolio featuring 76, 100% occupied, turn-key suites located in central Edmonton.

3.32 acre master-planned community currently under construction.

41 best-in-class luxury residential rental suites in the Oliver neighbourhood of Edmonton.

Parliament Apartments

The Mezzo

Kind Edward Apartments

10506 81 Avenue Edmonton, AB

5200 & 5300 Parliament Avenue Regina, SK

2220 Edward Street Regina, SK

Approved mixed-use development site located one block from Edmonton’s vibrant Whyte Avenue.

312-suite apartment building with potential to add another 48 townhomes. Located in Southwest Regina in a highly sought-after neighbourhood.

90 two-bedroom, spacious residential rental suites located in the River Heights Neighbourhood of Regina.

Coming Soon The Canadian Prairies Coming in early 2021, the opportunity to acquire a substantial number of rental suites located in multiple properties across the Canadian Prairies.

For all current opportunities, please contact us: Samuel Dean*

Senior Vice President | Edmonton , AB +1 780 328 2560 | Samuel.Dean@am.jll.com

Michael Betsalel*

Executive Vice President | Toronto , ON +1 647 728 0477 | Michael.Betsalel@am.jll.com

* Sales Representative

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

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

CONTENTS 4

CEO’s Message

Chair’s Message

Insurance Risk Mitigation

Stand Out with Smart Amenities

Leverage Technology

Lisa Henderson Member Services Representative

Photography Tips for Effective Marketing

Be a Brand Ambassador

Erin Breier Events & Communications Coordinator

Taylor Hansen Member Services Representative

LandlordBC Virtual Events & Webinars

Hunter’s Hints

Monika Sosnowska Marketing & Communications Specialist

Bianka Cseko Member Services Representative

Associate Members/ Corporate Suppliers Mainland

Associate Members/ Corporate Suppliers Vancouver Island

David Hutniak Chief Executive Officer

Hunter Boucher Director of Operations

Board of Directors Chair Jason Middleton Vice-Chair Michael Drouillard Secretary-Treasurer Derek Townsend Directors Claire Flewelling-Wyatt, Nicolas Denux,Paul Sander, Kim R. Schuss, Jason Fawcett, Claire Immega, Kerri Jackson, Sarah Lui

Kimberly Coates Director of Member Engagement

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

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.

WINTER 2020 | 3

THE KEY rates that are completely out of touch with the realities of our sector. Furthermore, highest and best use tax assessments for existing purpose-built rental buildings are punitive and unfair and especially so in municipalities where redevelopment moratoriums completely handcuff rental building owners.

CEO’S MESSAGE David Hutniak, CEO, LandlordBC October 24th, 2020 saw the re-election of the B.C. NDP, only this time with a majority government. LandlordBC is committed to continuing to collaborate with the government while ensuring that our sector remains strong as we navigate these challenging times together. As the leading voice for owners and managers of rental housing in B.C., and with the support of our 3,300 members, LandlordBC is committed to the provision of safe, healthy, and sustainable rental housing in communities throughout the province. These are some of the issues pertinent to our sector that we will be encouraging the NDP government to prioritize in the coming weeks, months, and years: Our sector is on a negative financial trajectory. We need support for rental property owners. By helping rental property owners the government is ultimately helping renters. While not insensitive to the challenges many renters are experiencing finding safe and affordable rental housing, the reality is that more liberal rent increases for existing tenancies to better cover cost inflation (e.g.: taxes, utilities, insurance, maintenance) are necessary for the continued viability of the sector and to ensure British Columbian’s have continued access to a safe, secure, sustainable rental housing. Renters need support. We strongly encourage the B.C. government to implement targeted rent support programming so British Columbians will have confidence that they may seek employment opportunities anywhere in the province and have the ability to choose the homes they wish to live in. We also strongly encourage the enhancement of existing rent supplement programming, namely SAFER and RAP. Address the high cost of insurance. This is not just a strata buildings issue; purpose-built rental buildings are equally impacted. Insurance markets are in the midst of change. This is not some cyclical event, this is the new normal (the new floor for insurance costs) and sadly, it is going to get worse. Address the high cost of property taxes for rental buildings. Municipalities must start operating within their financial means and cannot expect to continue to increase property taxes at

Encourage secure purpose-built rental housing supply through incentives and legislative frameworks that mitigate the risks and uncertainty facing rental owners and rental developers. Address the risk/reward imbalance between building condos and building purpose-built rental. Provincial funding tied to unit targets. Tie provincial funding for housing to specific purpose-built rental housing unit targets in every municipality. Take action on climate change and building resiliency in collaboration with our sector, recognizing that many of the buildings in our sector are at or near the end of their functional life and deep retrofits for these old buildings are neither practical nor financially feasible. Ensure that municipalities are not undermining the Residential Tenancy Act (RTA) through the creation of what can only be described as politically motivated bylaws. We are at serious risk of each municipality in effect having its own RTA. What is particularly concerning is that these same municipalities are placing the entire rental housing ecosystem at risk by considering the ill-conceived notion that vacancy control (rent control tied to the unit) is the solution to the current rental housing crisis, when the exact opposite is true. This has added to the uncertainty for our sector in terms of investment in existing buildings and the construction of new purpose-built rental housing. Vacancy control would sound the death knell for the sector, and it is renters, both current and especially future renters, who will ultimately suffer the unintended consequences. Transit investments. Renters inherently take advantage of transit options at higher rates than the rest of the population. Transit investments must be tied to land-use changes in municipalities to permit purpose-built rental everywhere. Capital investments. Owners of rental buildings are prepared to undertake capital investments that can improve the quality and safety of their buildings if there’s a reasonable expectation to partially recover those investments, over some reasonable period of time. We need a robust and transparent Additional Rent Increase (ARI) process under the RTA. We encourage you to work with our sector to arrive at an ARI process that will facilitate this investment. Residential Rental Tenure Zoning (RRTZ) is one tool in the municipal policy toolbox that can be used to shape communities. It was originally introduced by the province to increase the supply of rental homes and allow municipalities to exercise greater control over the location of this type of housing. At present, it has not been used to direct new rental housing options and has negatively impacted some rental housing providers. If used differently, RRTZ could become a mechanism to support robust CEO’s Message (Cont’d)

4 | WINTER 2020

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For Sale

627 Lilac Ave. Kamloops 48-Unit Townhouse Complex $7,000,000

For Sale

116 Prideaux St, Nanaimo 27-Units $6,100,000

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Your Property Here Gardenia Villa 250-Units, Strata-Titled $110,000,000

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Experience. Team Work. Results.

Dan Schulz PREC*

Chris Winckers

C: 778.999.5758 D: 604.714.5528

C: 778.828.9763 D: 604.714.4751

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Email: cwinckers@bcapartmentinsider.com

Carl Chen 陳學偉 PREC*

Chris Tigas

C: 778.998.8194 D: 604.714.4756

C: 778.319.9941 D: 604.714.4777

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Email: ctigas@bcapartmentinsider.com

Vice President

Associate

Senior Associate

Associate

*Personal Real Estate Corp.

Our Mission is to Deliver Exceptional Service and to Connect People. To Relentlessly Negotiate the Expectations of Our Clients. And to Look Back on Good Deals. www.bcapartmentinsider.com

THE KEY CEO’s Message (Cont’d) new regional growth and significant expansion of rental housing. We strongly encourage the government to ensure that RRTZ is not used as a “down-zoning” tool. Pet policy. While LandlordBC encourages landlords to consider providing pet-friendly homes, and we are pleased that most new purpose-built rental housing appears to be adopting such policy, at the end of the day the decision to offer pet-friendly rental homes or not must be at the discretion of the owner of the property. As such, we strongly oppose any potential consideration to enact mandatory pet legislation under the RTA. In the view of our organization and our broader industry, the decision to offer a pet-friendly rental unit must remain at the discretion of the landlord. We view this as a basic property right. Furthermore, landlords have a responsibility to deliver safe and healthy homes to their residents and to ensure that all residents can experience the quiet enjoyment of their homes. A landlord’s ability to satisfy this requirement will be compromised with mandatory pet legislation including potentially exposing the landlord to liability and litigation. Enhance Residential Tenancy Branch funding (hiring and training of arbitrators in particular) to ensure timely access to justice for both renters and landlords. Creation of the Compliance and Enforcement Unit was a long-awaited and hugely positive measure to protect responsible renters and landlords. Irresponsible behaviour, whether it be a landlord or tenant, deserves consequences. We encourage enhanced funding to allow the unit to engage in even more robust administration of its important mandate. Licensed residential rental property managers have experienced considerable hardship as a result of their inclusion under the new real estate regulations that were specifically intended to target realtors. This was done under the guise of consumer protection for renters in a sector that is already very heavily regulated with strong consumer protections in place through the RTA. The actual impact of this additional layer of regulation is penalizing licensed residential rental property managers by creating confusion for renters and increasing the property manager’s costs, which will ultimately translate into higher rents. The real estate regulations must adapt to the residential rental property manager business model to avoid negative impacts to the sector and, ultimately, renters. Enhanced tenant and landlord education focused on legislation, risk management and, industry best practices for ALL owners and managers of rental housing in partnership with LandlordBC. We specifically recommend customized and targeted education for secondary market landlords. We appreciate the continued support of our members. The COVID-19 pandemic has challenged our resiliency as a sector and while much uncertainty remains, there is also great opportunity. Know that LandlordBC is committed to ensuring that our sector is strong and growing, and that you as individual owners and managers achieve the success you desire. I hope you and your families stay safe and well and that you enjoy the holiday season and have a very Happy New Year!

8 | WINTER 2020

Meet the LandlordBC Team We are a small but dedicated group that work hard to support our members and the broader rental housing industry in B.C. Read up about our team below: David Hutniak, CEO With quick wit and the ability to see the bigger picture, David Hutniak leads the LandlordBC team. His passion for the professionalization of the rental housing industry can be seen in the initiatives he has championed, programs such as the Certified Rental Building program and the I Rent It Right online course. He is a strong voice for the delivery of safe, secure, sustainable rental housing for British Columbians, and an advocate for a diversity of housing types, across the spectrum of incomes. Hunter Boucher, Director of Operations Many of you know Hunter because you’ve attended one of the many presentations where he shares his expertise in legislative issues and industry best practices. With over 12 years of experience working with the rental housing industry, Hunter has taken on many roles within LandlordBC, including the development of our robust webinar series and the I Rent It Right online course, presenting at various workshops across the province, and managing our helpline. Kimberly Coates, Director of Member Engagement Many of our members have spoken to Kimberly Coates. For over six years, she has been driving LandlordBC’s marketing initiatives, emceeing events, and is one of the leaders of the LandlordBC team. With a keen interest in current events, Kimberly is well informed about what is happening around the world and how it impacts British Columbians. Erin Breier, Events & Communications Coordinator Erin is the woman behind member e-news, educational events, annual AGM and webinars. Erin has been an integral part of the LandlordBC team for over eight years. When the COVID-19 pandemic put a pause on our in-person events, she was quick to respond by joining forces with Hunter to organize a number of timely webinars so that the rental housing sector in B.C. could continue to benefit from frequent access to professional development. Lisa Henderson, Member Services Representative Without question, Lisa is the most popular with LandlordBC members. As a member services representative, she goes above and beyond for each member that calls our helpline, and always does it in a cheerful and friendly manner. If you talked to Lisa before, you know what we mean. Lisa’s time away from the helpline is spent enjoying her six grandchildren and whenever possible watching the Canucks in, as she puts it, “their quest for Lord Stanley’s Cup”. Taylor Hansen, Member Services Representative Taylor joined our team in 2017 and has been a valuable asset ever since. In addition to her helpline duties where she is always available to provide members with straight forward, concise advice, she also manages our Certified Rental Building Program, focused on providing quality assurance through education to our larger members. Taylor has two unbelievably cute cats and loves comic books. Monika Sosnowska, Marketing & Communications Specialist Monika brings her expertise in marketing and communications to LandlordBC. While primarily working behind the scenes (and behind a camera), you have probably seen her creativity on our social media. A skillful shutterbug, she also enjoys scrutinizing data and coming up with innovative marketing ideas. Be sure to follow LandlordBC on social media as a special shout out to Monika and her coordination of those online marketing initiatives. Bianka Cseko, Member Services Representative Bianka is the newest addition, joining the Victoria office in 2019. Bianka provides assistance on the helpline and works with our communications department. She was born in Budapest, raised in Madrid, and met her husband during a trip to Vancouver Island five years ago. She obtained her degree in media and communications studies and has a background in teaching ESL and Spanish.

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CONTACT US FOR MORE INFORMATION JAMES BLAIR* Senior Vice President Investments (604) 790-7089 James.Blair@MarcusMillichap.com *Personal Real Estate Corporation

PATRICK MCEVAY* Senior Vice President Investments (604) 789-0720 Patrick.McEvay@MarcusMillichap.com

THE KEY amalgamation of the Rental Owners and Managers Association, BC Apartment Owners and Managers Association, and the Rental Housing Council. The vision behind this merger was to create one united voice for our industry; one association that could collectively educate, support, and advocate on behalf of rental housing providers from across B.C. There were some growing pains as the new association adapted to meet the demands of the larger membership body, but that merger lead to the flourishing and vibrant organization that you are all members of today.

CHAIR’S MESSAGE Jason Middleton, Chair, LandlordBC It is an understatement to suggest that 2020 presented an entirely new set of challenges for our industry. And the year is not over yet! As a sector, we were forced to adapt our operations due to the ongoing COVID-19 health crisis and adjust to emergency measures implemented by the government to protect British Columbians. Suffice it to say we will continue to face uncertainty for some time to come, and what we knew as normal pre-COVID, is unlikely to return anytime soon, if at all. Nevertheless, LandlordBC, under the leadership of our CEO David Hutniak, and with the guidance of the board of directors, rose to this occasion. LandlordBC was embedded in consultation with the provincial government from the beginning of and throughout the COVID-19 crisis, and that robust consultation was responsible for ensuring our sector was well-represented so that government would take a balanced approach in their decision making processes. We knew that it would be naïve to believe that our sector would be left unscathed from this unprecedented crisis, but the fact is we weathered the storm significantly better than expected, and we can take considerable comfort and pride in knowing that LandlordBC’s advocacy efforts and the high esteem with which the organization is held by government, was very instrumental in those results. Where I feel our members and the broader sector recognized the full force of LandlordBC’s response to the COVID-19 crisis was in the detailed, informed and extensive communication that the team delivered day in and day out during the peak of the crisis. LandlordBC’s e-news blasts, blog and social media posts were must read resources, and the LandlordBC team’s unwavering support for association members and the broader sector remains unmatched when compared to any other industry association in the province. Not only did the team continue to provide access to the grassroots resources and tools we all expect from LandlordBC, they streamlined advocacy efforts, focused on advocating to protect the viability of rental housing in British Columbia, and positioned our association and broader sector to be leaders in this time of crisis. Without a doubt we’ve brought LandlordBC to the forefront of the housing debate and we can say with considerable confidence that LandlordBC is a housing industry thought leader respected by all levels of government, the media, and a broad range of stakeholders. This is a significant and critically important accomplishment. This year also marks LandlordBC’s 50th anniversary. LandlordBC in the form you know today, came into fruition in 2013 with the

10 | WINTER 2020

In any business, it is important that you adapt and adjust your practices to meet the changing world including ensuring that you meet society’s expectations for inclusivity by curating a culture of diversity. In the effort to actively work towards this goal, I am happy to announce that your board has put together the Diversity and Inclusion Ad Hoc Committee of LandlordBC. The primary focus of this committee, which will consist of three directors plus our chair and CEO as ex officio members, is to develop and execute policies to promote the values of diversity and inclusion within LandlordBC and its external programming and position, in light of LandlordBC’s role as an industry organization promoting the interests of landlords to the public and government. The policies and programming will be designed to promote the diversity and inclusion values of LandlordBC in four key areas: • Board of director’s composition, • LandlordBC workplace culture, hiring policies, • Industry standards, and • LandlordBC membership educational programing. This is an important step and will directly impact LandlordBC’s dynamic growth as the association that is here to represent all rental housing providers in our province while being sensitive to the approximately 1.5 million British Columbians for whom we provide homes. You will be hearing more about the work of this committee in the coming weeks and months. Thank you to all board members for the dedication and engagement that you have shown over the last year, not only to LandlordBC but to our industry. Additionally, I would also like to recognize three directors who have decided to resign from the board: Richard Laurencelle, Irene Tiampo, and Andrew Bekes. It has been a pleasure to serve as the chair of LandlordBC’s board of directors and I have valued the opportunity to work with David and the amazing team of professionals we have at LandlordBC. As mentioned, this year has been one full of unexpected twists and turns, but by building on the foundation that we have as professional owners and managers of rental housing, I am confident that 2021 will prove to be a year filled with growth and accomplishments. LandlordBC would like to acknowledge the passing of board member Richard McCarvill. Richard passed very recently after a brief illness. Richard and his wife Shelagh resided in Vernon and over the years have been landlords, eventually forming a local landlord network called the Okanagan Landlord Society which was subsequently structured as a regional chapter of ROMSBC and then LandlordBC. Richard served on the ROMSBC board and was instrumental in the amalgamation that resulted in the formation of LandlordBC in 2013. He will be remembered for his work as the LandlordBC board secretary, treasurer and chair of the finance committee. I am sure many of you met Richard at our LandlordBC events, where he and his wife Shelagh could be found happily mingling with other members. Our thoughts and condolences go out to their family.

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THE KEY

INSURANCE RISK MITIGATION By Jason Fawcett, Kelson Group, and Paul Sander, Hollyburn Properties VALUE YOUR BUILDING PROPERLY Especially as a smaller business, it may be tempting to try to low-ball your property value in order to secure a lower premium. This is a false economy because it ensures that the replacement value in the event of a claim will not be accurate or adequate. Get realistic advice from a broker or appraiser.

MAKE YOUR PROPERTIES STAND OUT

With global deflation driving a sharp rise in insurance premiums over the last two years, rental providers across B.C have had to consider new strategies to mitigate risk and lower their insurance costs. As two veteran rental providers, both of our companies have been evolving their strategies to address the challenge of rising costs. Like many of you, our insurance costs have risen 20 to 30 per cent over the last year and we are working diligently to reduce this impact on our portfolios. Here are our top tips for how any rental housing provider, large or small, can take steps to help keep their own costs in check.

MAINTAIN A GOOD RELATIONSHIP WITH YOUR BROKER One of the best decisions that Hollyburn has made over the years is to find, and keep, the right broker. Search out brokers that specialize in multi-family housing real estate. There is great value in going to firms that are knowledgeable in this particular housing niche. Kelson Group has been working with the same broker for almost 20. A few things to consider when choosing a broker and policy: • Have your broker seek quotes from multiple providers to get the best sense of what is on offer. • Understand what the broker’s commission structure is. The commission may be blended into the premium, but it still exists. Try to get a cost breakdown that lists the commission separately if possible. • Decide on the risk and deductible tolerance for your company. Different sized companies can accept different levels of risk. Have your broker clearly spell out the deductible and rates. • Consider self-insuring to keep your deductible lower.

DON’T MAKE SMALL CLAIMS There is no faster way to see your premium rise than to make too many small claims. Even if damages are slightly over your deductible, consider self-insuring so that you are not approaching the insurance company too often. Multiple claims will undoubtedly cost you in the long term. If you can afford it — pay it yourself.

12 | WINTER 2020

Demonstrate that you’re better than average to get a better rate. Show your broker that your business is professionally run, both online and in the real world. Brokers and insurance companies now make use of a lot of tools for online research, starting with the simplest such as reviews on Google maps. Make sure your online presence puts forward a good image with a current, welldesigned website with recent photos and positive results on search engines. From a maintenance perspective, be proactive from the beginning. Prove to your broker that you have mitigated the issues relating to the most common types of claims, which are flood, fire, and ‘slip trip and fall’ injuries. Upon purchase of a new property, address large issues like replacing the roof, re-plumbing, and electrical repairs in a timely way. Keep track of all your improvements, such as installing a monitored fire or other life safety systems, and provide the details to your broker annually. Be aware of the items on the ‘slip, trip and fall’ checklist and stay on top of the maintenance — correcting poor lighting, cracked concrete, low-clearance beams and other situations where injuries are likely to happen.

PREVENT COMMON ACCIDENTS Despite best efforts, accidents do happen. In the event of an injury claim, try to negotiate directly with residents before proceeding to a claim. Consider preparing a waiver, and/or offering a settlement to avoid further liability issues. Managers should keep clear and accurate logs of maintenance like salting, snow clearing, etc. and be mindful to meet all bylaw regulations. Back up the proof that maintenance has been carried out with well-kept records.

SET OUT FIRE AND EMERGENCY PLANS Work with your property managers and maintenance staff to develop effective fire and emergency plans. Communicate and post the plans throughout the property and provide details to your broker as well. Consider various ‘worst case’ scenarios and plan for the safety of everyone in the building, including staff, tenants, contractors, and guests. Decide when, and how, you will contact everyone affected by an emergency event. Clear communication in emergencies is extremely important and can help to prevent further injury or damage.

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THE KEY Insurance (Cont’d)

PROMOTE YOUR TENANTS AND CONTRACTORS CARRYING THEIR OWN INSURANCE

Sometimes claims can be reduced or avoided if third parties are carrying their own insurance. For instance, Hollyburn has had fire events in the past where the cost of deductible ended up being covered by their tenant’s own insurance policy, reducing costs to the company’s policy. It is a good idea to consider requiring contractors to carry proper insurance coverage of their own, and to check in on their progress regularly while they are on site. Accidents and damage can happen in the course of work, and it is better to catch the situation immediately and in the event of a claim, have the responsibility applied to the correct party.

PERFORM ANNUAL SUITE INSPECTIONS Schedule regular suite inspections, annually at the least, so that you can be on top of the state of your property and be aware of any damage or situations that may lead to claims. There are a variety of issues — from general damage, to water leaks, to hoarding, to grow ops — that are best discovered and noted as soon as possible. If a claim must be made as a result of these types of situations, a lack of awareness of the extent of the damage may be decided as negligence on the landlord’s part, rather than shared with the tenant who has caused the damage.

14 | WINTER 2020

USE CAUTION DURING CLAIM INVESTIGATIONS

In the event of a claim, make sure that an owner and/or senior management are present whenever insurance investigators are on site. Investigators are there to collect the evidence and comments that are critical to a claim being settled. Avoid giving them the opportunity to interview more junior employees or tenants who may make comments that are inaccurate or detrimental to your claim.

JOIN PROVINCIAL AND NATIONAL RENTAL BUILDING ASSOCIATIONS Finally, consider becoming part of, and promoting, respected rental associations at provincial and national levels. These groups offer many useful resources such as forms, checklists, plans, and other information which will assist you in improving your general operations as well as your insurance budget. Many associations offer webinars and other educational opportunities. The ability to access advice from other members, many of whom have extensive experience in the industry, is also invaluable. Seek as many accreditations as possible from groups like LandlordBC and their Certified Rental Building Program, and the be sure to let your broker know of any accreditations and awards that you receive — demonstrating your efforts will create a positive impression and help them more accurately assess your risk level, which can result in more favourable premiums.

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THE KEY

STAND OUT WITH SMART AMENITIES By Heather Harley, Vice President, Marketing & Communications, Chard Development Ltd. In 2016, Chard Development Ltd. acquired an operating residential rental property in the City of North Vancouver. The 16-storey tower (originally constructed in the 1960s) was in dire need of renovation, but the large site in a prime, Central Lonsdale location presented significant opportunity. Chard began the process of designing a two-tower development plan that would see the existing tower reduced to not much more than the concrete used to create the original structure, and then recreated as a modern rental tower. A second, 23-storey infill tower was to be constructed on the western portion of the same property. The opportunities presented by this site were numerous. The prime location would surely make this community a top choice among North Shore renters and the brand-new homes with their stainlesssteel appliance package, in suite laundry and modern finishes would be coveted by those looking to upgrade. But as the largest rental development within the area — adding a total of 256 homes to the community — it wasn’t without its challenges. Market success would require clear differentiation from the abundance of neighbouring strata buildings and the collection of new rental buildings being constructed nearby. The offering would need to justify a higher rental rate than the dated rental buildings that still dominate much of the area. A “lifestyle” amenity package on par with the most sophisticated of strata apartment buildings was quickly identified as a must, and “Club Royals” was born. Situated on the 23rd floor of Tower 2 — the penthouse level — Club Royals is a 3,300 square foot amenity space that includes a large party room, complete with a chef’s kitchen, and an adjacent lounge furnished with multiple soft seating areas and a built-in gas fireplace. An adjacent study room is ideal for students or those who work from home. A media room with a distinct sports lounge vibe includes a large screen projector TV, plush seating, games, bar seating and a wet bar. A fully equipped fitness facility is a real alternative to an expensive gym membership with free weights, cardio equipment, stretching and yoga area. In addition, four Peloton bikes allow users to “attend” live and on demand classes without any additional expense. One storey above Club Royals is the Signature Rooftop Terrace, a 5,000 square foot outdoor amenity that offers an outdoor kitchen with BBQs, dining and lounge areas, fire pit conversation zone, a children’s play area and garden plots. Two fully-furnished guest suites found on level 2 (ready for visiting friends or family) plus a dog run and wash round out the package of amenities available to residents of The Royals. With an amenity package that would no doubt set it apart from neighbouring strata buildings and older rental buildings in the area, lease up of Tower 1 at The Royals began in late June 2020… just as strata councils and landlords across B.C. were beginning to ease restrictions on the use of building common areas put in place as a result of COVID19. We held our breath as we anticipated renter push back against amenities they might not be able to use freely and, as a result, might

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not value. On the contrary, what we discovered was that the global pandemic of 2020 has made amenity spaces a top priority for renters. This past year has been one like no other. All of us are spending more time at home than ever before. Many of us are working from home and as the requirement to physically distance from friends and loved ones outside of our immediate households has become part of our “new normal”, we’re all looking for creative and safe ways to be together… just further apart. A space outside of their personal residence where they can safely gather with small groups of friends has proven a sanity saver for many. Generous outdoor space, whether private or shared, has become a non-negotiable.

spaces that fit the bill. A fully equipped fitness centre that eliminates the need for a gym membership. A communal work-from-home space that means a second bedroom isn’t a necessity. A dog wash that reduces trips to the groomer. These are all cost saving building amenities that help to set a rental community apart from its competitors. For our part, our success at The Royals has prompted an even larger purpose-built rental development on the west side of Vancouver near the Canada Line station at Marine and Cambie. Anticipated to include almost 600 homes, this two-tower development will go above and beyond, offering everything from an indoor sport court to private work pods.

On the flip side, in a province like B.C. where the cost of building new rental homes seems to continually increase, the size of new apartment homes has had to constrict. Tenants find themselves living in smaller spaces, and as such, they are placing more and more value on generous amenity spaces that provide an alternative place to work from home, a large enough room to facilitate healthy social interaction or a safe space to escape for an hour or two.

From young millennials in search of their first home to downsizing boomers in pursuit of a low maintenance lifestyle, discerning renters are demanding more from their homes. Landlords who are able to provide real value through spacious, modern amenities that not only help to improve livability, but also potentially reduce daily expenses, will find their properties a top choice.

There is no doubt that renters are placing more value on usable amenity spaces, but few are lucky enough to have a limitless budget. Those same renters who are looking for more from their homes are also demanding real value. Landlords need to provide smart amenity

Heather Harley is vice president, marketing and communications for Chard Development Ltd., a real estate development firm with residential rental, condominium and strata office developments in Metro Vancouver and Victoria.

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

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

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

WINTER 2020 | 17

THE KEY

LEVERAGE TECHNOLOGY By Heather Brady, National Director of Sales, Yardi Canada LTD. Over the last 10 years, technology has innovated the real estate industry from transforming processes, providing greater insights and access to data and creating opportunities for people to connect more efficiently. Now during the pandemic, the most desired tech solutions must also offer simplicity. If you currently have property management software, you’re well underway to supercharging your business. There are, however, steps you can take to fully experience the benefits and value of property management technology today. What do you need to make your property management business as efficient and profitable as possible? To find out, ask yourself a few basic yes-or-no questions: • Are your properties easy to find online? • Do you streamline and automate resident screening? • Can residents sign leases and make payments electronically? • Have you automated your AR and AP processes? • Are you leveraging apps and portals as a way of providing superior service?

ATTRACT MORE PROSPECTS TO YOUR PROPERTIES The 2020 Informa Canada Multi-Res Tenant Survey found that 74 per cent of renters look at property management company websites when apartment hunting. There are two types of websites: 1. Corporate websites A corporate website is one of the best ways to get your property management business noticed by investors, property owners and prospective employees. If your website is mobile-friendly, you’re even more likely to attract all the above. Here are a few recommendations for increasing the effectiveness of your website to represent your company: • Show off your portfolio. • Create and manage your landing pages. • Make customizable calls to action and contact buttons. • Pull in your property listings and map(s) of your properties. • Set up portal login pages for residents and applicants. 2. Property marketing websites Unlike a corporate site, your property site is customized for just one property. This dedicated site increases the chance that prospects will find your available units. It also lets you feature your property’s unique personality and brand. The right property management software makes it easy to create and maintain great-looking websites: • Pull in amenities, photos, office hours, etc. right out of your property management system. • Highlight features and amenities unique to each property. • Tailor each site using customizable templates. • Utilize built-in prospect portals for online applications and leasing. • Let tenants pay rent and submit maintenance requests online.

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IMPROVE YOUR APPLICATION SCREENING RESULTS Resident screening is a good idea for property management businesses of all sizes. It protects your properties and your residents. Every prospect is a stranger at first — but screening makes them familiar and gives you peace of mind. Your screening results are only as good as the tools you use to get them. If you are using the internet for DIY screening, the chance for human error is pretty high. You’re also probably unable to access all the information you need, like detailed background and credit reports. Plus, it’s time-consuming! Good real estate software should offer property managers the option to completely automate the application screening process to help you find the most reliable residents. ALLOW ONLINE LEASING & E-SIGNATURES This functionality has been gaining in popularity with the pandemic and is predicted to become a standard in the industry. Online leasing is faster and easier than printing documents and bringing prospects into the office. With electronic signatures, you can automate every aspect of the leasing lifecycle from the lease application to dropping off the keys to maintaining contactless protocol. And for those great future renters who live out of town — e-signing is the best way to bring them in. MAINTAIN SERVICE LEVELS WITH PORTALS Once your new resident is moved in, it’s important to give them access to online portals to pay rent, request maintenance and communicate with your office. These portals allow you to manage properties remotely, and they make payments and communications easier. Bear in mind that you must take into account CASL (Canada’s anti-spam legislation) protocol with regards to your communication and any good technology provider who has a strong presence and knowledge of the Canadian market will provide solutions that adhere to these laws. STRENGTHEN YOUR ACCOUNTING Having a robust accounting system will provide you visibility to accurate information and effective reporting. Automating AR/ AP processes will provide support to your staff such that they can accomplish the more perfunctory tasks with ease and fewer errors. From managing your payables, receivables or your general ledger, to streamlining your invoice process with paperless record-keeping, digitization of the accounting process makes a significant difference to your company. TECHNOLOGY AS A STRATEGY Technology is becoming the backbone of every organization. Whether it’s through the pandemic or even before, successful companies have a strategic emphasis on leveraging technology in every aspect of their operations. The result is an empowered team, more fluid operations and greater visibility to make more strategic decisions.

THE KEY

PHOTOGRAPHY TIPS FOR EFFECTIVE MARKETING

By Erin Breier, Events & Communications Coordinator at LandlordBC and Monika Sosnowska, Marketing & Communications Specialist at LandlordBC Over the past decade vacancy advertising has moved to a predominantly online model. This has its benefits as it allows you the luxury of longer descriptions and the use of photographs, and you know what they say, a picture is worth a thousand words. When it comes to marketing your rental property, a little goes a long way and photos are likely to be the first thing that prospective tenants will see. In fact, most renters won’t even look at an ad that doesn’t include photos, and since you want to give a great first impression, putting a little thought and effort into the marketing images will help you get better results when advertising your rental property. SO WHERE DO YOU START?

Begin by studying listings from other landlords. Visit various classifieds websites and study the photos used to advertise rental properties. Pay attention to the photos that appeal to you and the ones that do not. This will give you an insight of what your competitors are doing and will help you distinguish between strong and weak photos. Don’t worry if you don’t have a fancy camera, that’s OK! Today’s smart phones have excellent cameras and can produce photos that are almost indistinguishable from those taken by single-lens reflex cameras (SLR). If you have an SLR camera, this is a great time to use it. SLR cameras take professional quality photos and give you greater control, especially in low-light situations. The best camera is the one you feel most comfortable with.

LIGHTING

Lighting is everything when taking photos so consider the time of day you want to photograph your property. Utilize natural light as much as possible and avoid taking your photos after sunset. Open all window coverings and turn off incandescent overhead lights because they can give photos a yellow-ish tone. You can use some selective artificial light such as floor lamps to add a little ambience and warmth to the photo but make sure it does not overpower the natural light coming in.

WHAT DOES THE UNIT LOOK LIKE?

If you are photographing a furnished unit, ensure that the space is clean and free of clutter. Some simple staging can also make a big difference in how the unit photographs — a vase of fresh flowers, a cozy throw blanket on the couch are just a few items that are often forgotten but can add an inviting quality to your property. You want prospective tenants to be able to picture themselves, and their belongings, in the unit.

SOME TIPS FOR TAKING PHOTOS

• Ensure that your camera lens is clean as smudges can lead to blurry photos.

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• Take many photos, you will not use them all, but it is good to have options when deciding which ones to post. • Take your photos in natural daylight and do not use your flash! • Take photos of all rooms and from many different angles, both vertically and horizontally. Photograph each room with a wide angle but get closer if there are any unique features or finishes that a prospective tenant would want to know about and see. For example, does your property have a unique bathroom faucet or light fixtures that make it stand out? Make sure you include those in your advertisement. • Keep your hands steady or use a tripod to prevent blurry images. This is especially important in low-light conditions. • Photograph all outdoor spaces (yard, balcony, etc.). If the suite has a nice view, make sure to capture that as well. • Don’t forget to photograph building amenities such as a community room, gym, or pool; ensure you have at least one photo of each of those spaces. • If using an SLR camera, set your camera to a raw image format which will give you a greater control in the post-processing.

EDITING

Now that you have all these photos what should you do with them? Editing photos before you post them is an important part of this process. Look through the images and select those that most accurately depict how the suite looks. Remember to include at least one photo for each room and outdoor space. Once you have narrowed down to the photos you wish to use, it is time to edit. If you are using a smart phone, avoid using filters that are already on the phone, they can make photos look heavily edited and unnatural. Using a free photo app like Lightroom is a great option for quick and simple edits. Turning up the exposure slightly (adding light) will make the space look brighter. Play around with the options and see what looks best. You want photos to look bright, clear, and not heavily edited. If you need assistance, there are plenty of tutorials on YouTube to help you get started. A quick tip:

Before

natural daylight tends to be very blue so depending on the time of day and season you photograph your unit, you may need to adjust the white balance when editing your images. For your SLR there are many editing software options to choose from at differing price points. If photography is a new hobby you want to explore further, consider investing in professional editing software, however there are plenty of free options available to beginner photography enthusiasts. You can search online to find software that fits your needs and budget and don’t forget to consult customer reviews to confirm that it will provide appropriate tools for your editing requirements. Once you decide on an editing software, try out different features to see what works best for the image and if you need help getting started, there are many free beginner-friendly tutorials online.

After

documents or photographs, when a landlord is photographing their apartment. Strong photos really set the tone when used in marketing of your unit. If you use high-quality photos, you will be on your way to attract more prospective tenants, and you don’t need to be a professional photographer to do it. If you follow these tips you will produce attractive images that make your ad stand out against your competition.

POSTING PHOTOS

Once your images are edited and you are ready to create your ad, confirm all photos are in order and grouped by room. It is also wise to save your edited photos in a specified folder on a cloud storage or an external hard drive. This ensures that the images are protected from any computer malfunction and are easily accessible for future uses. Now it is time to post your photos. The photos of the living room and bedroom(s) should be placed first, while the photos of outdoor space and amenities can be placed last. If possible, add captions to each image so that prospective tenants viewing the ad know which room is shown in the photograph.

DON’T FORGET PRIVACY GUIDELINES

Is a landlord allowed to photograph a tenant’s apartment to advertise it for rent? If the landlord takes photographs in a tenant’s apartment, they must not collect tenant’s personal information unless they have prior consent. “Collection” could occur if the landlord’s photographs contained images that would identify a tenant or another individual. To prevent inadvertent collection of personal information, tenants should remove or cover items that contain personal information, such as

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WINTER 2020 | 21

THE KEY

BE A BRAND AMBASSADOR By Kimberly Coates, Director of Member Engagement, LandlordBC Did you know that the way you run your business impacts the way people perceive you? Not just your prospective tenants, but also future tenants and past tenants. Why does this matter? People’s perception impacts your future business viability. How do you manage perception and attract future business? You take care of your brand. It matters.

Finally, you are the owner operator of your rental property. Business owner status achieved. Check! You know the ins and outs of your contracts, what it takes to maintain the property, and you have a pretty good amount of knowledge on keeping your prospective tenants. Mission complete, right? Not so fast, there may be more you need to consider.

550 17,500

Let’s break things down further. You now have a vacant unit that you want to rent, this is your product. Managing your rental unit in a professional way is your service that you are offering. Your tenant is your customer. Considering all of this, how much thought has been given to the promotion and branding side of your business? Likely, not very much as this is one part of operating a business that is often overlooked, even by the most seasoned professionals. Most landlords have an idea of the type of tenants they want. The flip side of that coin is to establish yourself as the type of landlord tenants want to rent from. The relationships between a landlord and tenant should be a mutually respectful and beneficial, so market your business in a way that starts your professional relationship with your tenant on the right foot. The first step any business owner must take when it comes to branding and promotion is the development of a business strategy. A business strategy is a tool that is used to help you reach your business goals. Even as a small-scale landlord, it is important to set out goals for your rental business. Take the time to understand the industry you are entering and educate yourself on all applicable legislation and regulations. Be sure you understand the margins of this business so that you can set your business up for success. The biggest benefit of having a well laid out business strategy is that it gives you control over the direction your business is going and provides you with the opportunity to assess whether or not the decisions you are making are helping you reach your organization’s goals. Whether your business is small or large, a business strategy is the road map that will guide you to success. Branding is often thought of in superficial terms. It is easily overlooked when one sits down to develop their business strategy. Often, this is because there is not enough importance placed on company identity, or as previously outlined, how people perceive you. Without a clear identity you have no way to communicate who you are at your core. Therefore, you are unable to communicate how your customers or future clients should view and feel about you. In the simplest terms, a “brand” is the identity of your business and “branding” is how you, as a marketer, decide to communicate that identity to your prospective customers and also how those customers feel when they interact with you. In our current world people make emotional purchase decisions, especially about where they want to live. You want them to feel good about you, your brand, and ultimately where they will live, hopefully long term. We have all heard the stories where an inexperienced landlord with no vested interest in our industry, behaves in a way that

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ends up catching the attention of the media. These stories are not only detrimental to that business, but to the overall industry. Having a business strategy that includes a focus on branding and how you want your customers [the tenants] to feel about your rental business helps to mitigate these risks. Building a foundation that instills confidence in your customers and reinforces a sense of respectful service and professionalism are important.

Remember, any promises and expectations you set, your customers will hold you accountable to. Beyond this, you need to consider how you want customers to feel when they think about you and your brand. Is it sense of pride, confidence, or comradery? Whatever you decide, be sure that your brand strategy encompasses these traits. Your mission statement, the cornerstone of your established business strategy, should reinforce this commitment.

Building upon how you want your business to reflect your core values, keep the following three questions in mind:

3) What traits do you want to convey to your customers through marketing? This can be the most challenging part because it is the process of creating the right message and taking what is generally an intangible idea and turning into something that your customers can process in a more concrete way. Typically, this focuses on the experience that a customer can expect to have when engaging with your business. This customer experience reinforces your brand strategy and works to instill an emotional attachment between customers and your company’s products and services.

1) What does your brand stand for? This can encompass your mission statement and can include internal and external elements such as nurturing a healthy employment culture by reminding employees of their value, providing ongoing training, and engaging in education initiatives like the complimentary I Rent it Right program offered by LandlordBC. External elements that are more specific to the rental housing industry can include things like committing to an open door communication policy with your tenants, only offering rental housing that is safe and secure, and sharing information regarding community initiatives such as Block Watch programs or neighbourhood events. At a fundamental level, what your brand stands for is what your business is offering to customers, how they view you, and how you make them feel.

By keeping the above three things in mind, you will increase the value and longevity of your business. You will be able to grow your business while connecting with your current and future customers. Allocating the time to properly map out your business strategy, and focus on branding goals, sets you up for long term success. All aspects of your business strategy need to be working in sync to create a healthy brand because a healthy brand increases the trust and confidence that your customers will have in your products and services.

2) What commitment is your business making to customers? This is the promise you are making to your customers.

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NATIONAL APARTMENT GROUP | BRITISH COLUMBIA

A leader in Metro Vancouver and Victoria Apartment sales between 2015 - 2019, with a total sales value in excess of $1.02 Billion!*

*SOURCE: REALNET AND CBRE (JANUARY 1, 2015 – DECEMBER 31, 2019 COMBINED). INCLUDES TRANSACTIONS WITH CO-OPERATING BROKERS.

LOCAL KNOWLEDGE GLOBALLY CONNECTED We are a leading apartment sales team in BC that has the ability to reach buyers across the globe with 460+ offices situated in all major markets around the world. We are a team with significant local knowledge and expertise that is globally connected, a combination that is indispensable and creates the most competitive marketing program. We specialize in achieving maximum value for our clients while at the same time maintaining a professional stress free sales process all the way through!

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lance.coulson@cbre.com

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KEVIN MURRAY

604 662 5178

604 662 5171

Senior Sales Associate National Apartment Group - BC greg.ambrose@cbre.com

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HOW CAN WE BE OF ASSISTANCE? Contact us for a no obligation valuation of your Apartment Property! WINTER 2020 | 23

THE KEY

LANDLORDBC VIRTUAL EVENTS & WEBINARS LandlordBC is continuing to bring education and excellent guest speakers to our members. While in-person events are still not possible, we are hard at work on the virtual event schedule for 2021. Please keep in mind this schedule is still being confirmed and is therefore subject to change. Registration details and announcements about future webinars and virtual events will be shared in our e-newsletters, so make sure to keep an eye out.

UPCOMING WEBINARS Member Communication and Customer Engagement | December 16, 2020 Do you have a communications strategy for your business? Have you evaluated what communication methods are working for you and your clients? In this one of a kind webinar Kimberly Coates discusses LandlordBC’s communication methods, including our engagement sur veys, and how we utilize the feedback from our members to help establish our yearly goals and association’s focus.

MISSED ONE OF OUR PAST WEBINARS? Over the last several months, LandlordBC has presented several webinars on a wide range of topics. To view any of the below webinars, visit our YouTube channel or landlordbc.ca/ webinar-archive COVID-19 Precautions in Multi-Unit Residential Buildings Originally presented May 1, 2020 Rent in the Time of COVID-19 Originally presented May 7, 2020 Sponsored by Fortis BC Communicating Through a Pandemic Originally presented June 10, 2020 Sponsored by Telus Communications Insurance for Rental Housing Providers Originally presented June 25, 2020 Sponsored by Megson FitzPatrick Insurance Services COVID-19 Update Originally presented June 29, 2020 Sponsored by The Home Depot Landlord Basics: Vacation Rentals to Residential Tenancies Originally presented July 29, 2020 Privacy in the Digital Age Originally presented August 20, 2020 Sponsored by Haddock & Company Lawyers The Human Rights Code of British Columbia - Landlords and Duty to Accommodate Originally presented September 24, 2020 Sponsored by BFL Canada Insurance Services Panel Discussion - Energy Efficiency in Residential Buildings Originally presented on November 5, 2020 Sponsored by Fortis BC and Wyse Meter Solutions Landlord Basics: Buying and Selling a Tenanted Property Originally presented on November 25, 2020 Sponsored by Waste Connections of Canada

24 | WINTER 2020

HUNTER’S HINTS By Hunter Boucher, Director of Operations, LandlordBC article was on handling repair requests, the approach is the same. Ensure you have a simple way for tenants to communicate, acknowledge the complaint, communicate next steps, and follow up. This can be applied to any issue that may arise in a tenancy, including noise complaints. The difficulty you face when receiving noise complaints is how to do you resolve the complaint? To simplify, it’s easier to look at this as a series of steps. Step one is investigation; you need to interrogate the situation and determine for yourself what is occurring. If a tenant makes a complaint that their neighbour is blasting music at all hours, reach out to other tenants and determine if the noise is truly unreasonable. Get any complaints in writing and ask for permission to use it in future proceedings. It is important to not make a situation worse by acting without verifying the complaint.

You do not need to wait for a tenant to make a complaint to start the process of addressing an issue. I once had a dental hygienist that liked to play loud music while she worked, as she put it, “if you can’t listen to it loud it isn’t worth listening to.” I didn’t mind but I can’t speak for the patients in other rooms. I doubt she received any complaints but then again, it’s generally not good practice to complain to a person holding a drill to your tooth. How does this apply to your rental housing business? Simply put, as a landlord a critical aspect of your job is to ensure your tenants are not unreasonably disturbed by other tenants and occupants of the residential property. This means establishing clear lines of communication with your tenants that encourage open and constructive feedback, following up on this feedback, and when possible be proactive to a situation that could escalate if not addressed early. In the last issue of The Key I reviewed the basics of setting up a system for tenants to provide constructive feedback. While focus of that

Once you have investigated the complaint, it is time to address it with the problematic tenant, step two. Depending on the severity of the issue this should generally start with a simple conversation. This is your opportunity to resolve the issue without causing you and your tenants any unnecessary grief. If possible, have a meeting with the affected and offending tenants to try to reach an agreement for resolution. If, however, the situation is quite severe, or a conversation does not resolve the issue you may need to serve a Caution Notice to the tenant.

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WINTER 2020 | 25

THE KEY Hunters Hints (Cont’d) A Caution Notice is essentially a prelude to a Notice to End Tenancy. It warns the tenant that their actions, if not corrected, may result in their tenancy coming to an end. As such it should not be used lightly. Before serving a Caution Notice you should ask yourself, is this serious enough to end a tenancy over? Consider the very serious effects that eviction can have on your tenant and only proceed if you are certain it is the correct and only course of action. As mentioned, a Caution Notice provides a tenant with a warning that their actions may result in an end of tenancy. When filling out this notice you need to provide three pieces of information: • What is the issue? • How does the tenant resolve the issue? • When does the tenant need to resolve the issue by? Be specific and provide as much detail as possible to ensure the tenant has every opportunity to resolve the issue. This means giving dates and times of disruptions, terms of tenancy that have been breached, and providing a reasonable way for the tenant to resolve the situation. After the Caution Notice is served move to step three: follow up with the tenant that made the complaint and make sure they are aware you have addressed the issue. Ask them to keep you informed of any problems that arise. If the issue does in fact persist, you will need to further investigate and get

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written complaints that may be used in future proceedings. If possible, get complaints from more than one tenant. Step four, end of tenancy. There are four notices to end tenancy available to landlords: the 10 Day, One-, Two-, and Four-Month Notices to End Tenancy. Each notice is used for a different reason, and to address a noise complaint you would use the One Month Notice. This notice gives the tenant one clear calendar month to vacate the property. If the tenant does not vacate as per the notice you may need to obtain an Order of Possession through the Residential Tenancy Branches Dispute Resolution Services. While most complaints about disruption of quiet enjoyment are going to be based on issues with noise, they are not limited to just noise. It is possible that something such as an odour coming from a tenant’s unkempt suite is severe enough that it is affecting their neighbours. No matter what the cause of the issue is, it is important to take the appropriate steps to resolve the matter as quickly as possible. Problems like that can cause significant dissatisfaction and sow resentment among your tenants. You do not need to wait for a tenant to make a complaint to start the process of addressing an issue. If you witness a tenant breaking tenancy rules you can begin the process of investigating further and addressing it with the problematic tenant. Just because you have not received a complaint does not mean it is not an issue; addressing it early can help ensure your tenants remain happy about their choice of landlord.

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26 | WINTER 2020

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ADVERTISING & PROMOTION

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

APPLIANCE - RENTALS Coinamatic Canada Inc. Jack Ursaki (877) 755-5302 www.coinamatic.com Sparkle Solutions Corp. Connie Goldman (604) 455-8326 www.sparklesolutions.ca

APPLIANCE - SALES

Midland Appliance Gary Braun (604) 278-6131 www.midlandappliance.com Penguin Appliances Sales & Services Harb Sangha (604) 377-6343 www.penguinappliances.ca

APPLIANCE - SALES & SERVICE

Sparkle Solutions Corp. Connie Goldman (604) 455-8326 www.sparklesolutions.ca Coinamatic Canada Inc. Jack Ursaki (877) 755-5302 www.coinamatic.com Handy Appliances Ltd. Rocky Mangat (604) 879-1555 www.handyappliances.ca The Brick LP Sherry Madden (604) 587-6658 www.thebrick.com Trail Appliances Jamie Dosanjh (604) 992-7124 www.trailappliances.com

ASBESTOS REMOVAL

BMS Plumbing & Mechanical Systems Ltd Tamara Merchan (604) 253-9330 www.bmsmechanical.com Phoenix Restorations Ltd. John Wallis (604) 945-5371 www.phoenixrestorations.com ServiceMaster Restore of Vancouver Janak Lally (604) 435-1220 www.svmvancouver.ca

BIOHAZARD REMEDIATION

Phoenix Restorations Ltd. John Wallis (604) 945-5371 www.phoenixrestorations.com ServiceMaster Restore of Vancouver Janak Lally (604) 435-1220 www.svmvancouver.ca

BUILDING CONSTRUCTION GENERAL CONTRACTOR Vancouver General Contractors Hussain Khatheer (604) 430-3004 www.vancouvergeneral contractors.com BMS Plumbing & Mechanical Systems Ltd Tamara Merchan (604) 253-9330 www.bmsmechanical.com

BUILDING ENVELOPE

Centra Windows Mark Estrada (604) 882-5010 www.centrawindows.com Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 www.rjc.ca Remdal Painting & Restoration Inc. Paul Maryschak (604) 882-5155 www.remdal.com Remont Construction Ltd. Robert Szpakowski (604) 837-8813 www.remontconstruction.ca

BUILDING MANAGEMENT Greater Vancouver Home Services Shawn Stevens (778) 580-8607 www.greatervancouver homeservices.com

BUILDING REPAIR & RENOVATION

ELEVATOR RIGID PROTECTION

INSPECTIONS-TENANCY COMPLIANCE

ENERGY EFFICIENCY & CONSERVATION

INSURANCE

Nuwest Contracting Ltd. Debra Gettling (604) 525-6145 www.nuwestcontracting.com Yardi Canada Ltd. Amanda Moreira (905) 671-0315 www.yardi.com FRESCo. Jordan Fisher (778) 783-0315 www.frescoltd.com Wyse Meter Solutions Inc. Jessica Lewis (416) 697-2882 www.wysemeter.com

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

DEPRECIATION REPORTS

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

AC&D Insurance Services Ltd. Scott Jamieson (604) 982-1039 www.acd.insurebc.ca BFL Canada Insurance Services Inc. Ana-Maria Enescu (604) 669-9600 www.bflrealestate.ca Capri CMW Gordon Li (604) 294-3301 www.capricmw.ca Megson FitzPatrick Insurance Services Mike Nichol (250) 519-2300 www.megsonfitzpatrick.com Normac Nicole Daniels (604) 221-8258 www.normac.ca

DRAINAGE & SEWER

ESTATE & SUCCESSION PLANNING

INTERCOM REPAIRS & INSTALLATION

Nuwest Contracting Ltd. Debra Gettling (604) 525-6145 www.nuwestcontracting.com Vancouver General Contractors Hussain Khatheer (604) 430-3004 www.vancouvergeneral contractors.com

CREDIT REPORTING AGENCY

RentCheck Credit Bureau Brenda Maxwell (800) 661-7312 www.rentcheckcorp.com Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 www.rjc.ca

Cambie Roofing Contractors Ltd. Paul Skujins (604) 261-1111 www.cambieroofing.com

DRAPERIES AND BLINDS - SALES Westport Manufacturing Jon Dodge (800) 663-3587 www.west-port.com

DUCT CLEANING

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

ELECTRICIANS

Evanson Electric Ltd. David Evanson (604) 657-7957 www.evansonelectric.com

ELEVATOR

City Elevator Ltd. Heiner Marnet (604) 299-4455 www.cityelevator.ca Metro Elevator Ltd. Preet Binning (604) 569-2977 www.metroelevator.ca

ENGINEERS

Monarch Financial/ Manulife Securities Inc. Richard Laurencelle (604) 681-2699

EV CHARGING STATIONS

Vandelta Communication Systems Ltd. Christopher Rae (604) 732-8686 www.vandelta.com

FIRE PROTECTION & MONITORING

Yardi Canada Ltd. Amanda Moreira (905) 671-0315 www.yardi.com

Sparkle Solutions Corp. Connie Goldman (604) 455-8326 www.sparklesolutions.ca

Community Fire Prevention Ltd. Haley Balewicz (604) 944-9242 www.comfire.ca Vancouver Fire & Radius Security Joslyn Alderson (604) 232-3488 www.vanfire.com

FLOORING AND CARPETING

Mira Floors Limited Kevin Bergstresser (604) 856-4799 www.mirafloors.com

INTERNET LISTING SERVICES

INVESTMENT & RETIREMENT PLANNING Monarch Financial/ Manulife Securities Inc. Richard Laurencelle (604) 681-2699

LANDSCAPING - LAWN & GARDEN MAINTENANCE BUR-HAN Garden & Lawn Care Robert Hannah (604) 983-2687 www.bur-han.ca

LEGAL SERVICES

Haddock & Company. Diane Bennett (604) 983-6670 www.haddock-co.ca

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 2020 | 27

THE KEY ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND Lesperance Mendes Lawyers Alex Chang (604) 685-1255 www.lmlaw.ca

MEDIA

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

MORTGAGE FINANCING

Citifund Capital Coporation Derek Townsend (604) 683-2518 www.citifund.com CMHC Robyn Adamache (604) 737-4161 www.cmhc.ca First National Financial LP. Russ Syme (778) 327-5712 www.firstnational.ca

ONLINE PAYMENT SERVICE Yardi Canada Ltd.. Amanda Moreira (905) 671-0315 www.yardi.com

PAINT SALES

Cloverdale Paint Inc Dave Picariello (604) 596-6261 www.cloverdalepaint.com

PAINTING SERVICE Prostar Painting & Restoration Ltd. Mo Movassaghi (604) 876-3305 www.prostar.ca Remdal Painting & Restoration Inc. Paul Maryschak (604) 882-5155 www.remdal.com

PEST CONTROL

Assured Enviromental Solutions Brett Johnston (604) 463-0007 www.assuredenviromental.ca Solutions Pest Control Ltd. Jason Page (604) 986-8881 www.PestSolutions.ca

PIPE LINING/ RE-PIPING CuraFlo of BC Ltd Randy Christie (604) 298-7278 www.curaflo.com

PLUMBING/HEATING/ BOILERS

Allied Plumbing, Heating & Air Conditioning Lance Clarke (604) 731-1000 www.allied-plumbing.ca

28 | WINTER 2020

BMS Plumbing & Mechanical Systems Ltd Tamara Merchan (604) 253-9330 www.bmsmechanical.com Brighter Mechanical Mike Pearson (604) 279-0901 www.brightermechanical.com Cambridge Plumbing Systems Ltd. John Jurinak (604) 872-2561 www.cambridgeplumbing.com FRESCo. Jordan Fisher (778) 783-0315 www.frescoltd.com Montalbano Plumbing Services Ltd. Giovanni Montalbano (604) 444-0222 www.montalbano.ca Reliance Home Comfort Jeff Baldwin (604) 460-9969 www.reliancehomecomfort.com 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

PRIVATE INVESTIGATION AND SKIP TRACING NRM Group Ltd. Jolene Johnson (866) 593-0016 www.nrmg.ca

PROPERTY MANAGEMENT Ace Agencies Ltd Jason Bugra (778) 908-3695 Advent Real Estate Services Ltd. Michelle Farina (604) 782-6478 Aedis Realty Azi Hosseini (778) 881-4414 Associa British Columbia Inc. Katie Khoo (604) 501-4417 www.associabc.ca Associated Property Management (2001) Ltd. Rob Zivkovic (250) 717-5010 Austeville Properties Ltd. Andrew Abramowich (604) 216-5500 www.austeville.com

Avali Management Kimberly Yuen (604) 818-8177 Avenue Asset Management Inc. Stefanie Klassen (778) 558-3377 Bayside Property Services Ltd. Lynda Creamer (604) 432-7774 www.baysideproperty.com Birds Nest Properties Alvin Cheung (604) 260-9955 www.birdsnestproperties.ca Bolld Real Estate Management Leo Chrenko (604) 671-0293 www.bolldpm.com CAPREIT Pamela Dimayuga (604) 632-9991 www.capreit.net Casa Rental Management Richard Van Slyke (604) 273-6801 Century 21 Energy Realty Erin Vowles (250) 785-0021 Century 21 Energy Realty Ltd. Courtney Steinbach (250) 617-4864 Century 21 In Town Realty Klaus Rode (604) 760-5856 www.klausrode.ca Century 21 Prudential Estates (RMD) Ltd. Mike Blackall (604) 278-2121 www.century21pel.com Century Group Lands Corporation Tina Thygesen 604.948.3832 www.centurygroup.ca Cherry Creek Property Services Ltd. Val Ketel (250) 427-7411 www.ccps.email Coldwell Banker MacPherson Real Estate Ltd. Rob MacPherson (778) 882-0211 www.cbmre.ca Copper Ridge Court Genny Sturhahn (604) 430-5624 Coronet Realty Ltd. Aaron Best (604) 298-3235 Custom Realty Ltd. Jolene Foreman (604) 916-6345 www.cpsreatly.ca

Delaney Properties Ltd. Diana Delaney (250) 550-2120 www.rentalsvernon.com Dexter PM Kevin Skipworth (604) 868-3656 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 Eagleson Properties Katherine Eagleson (604) 879-1070 EasyRent Real Estate Services Ltd. Sean Rafati (604) 662-3279 Eco-World Property Management Dan (Vicky) Yin (778) 682-7719 FirstService Residential Brian Rowland (604) 689-6975 www.fsresidential.com GMA Consulting Ltd. Glen Smith (604) 783-5404 Green Door Property Management Ben Green (250) 688-0362 GWL Realty Advisors Marcel Parsons (604) 713-6450 www.gwlrealtyadvisors.com Hathstauwk Holdings Ltd. Winnie Ng (604) 272-7494 Hewett Homes Adrienne Hewett (604) 922-1934 Holywell Properties Adam Major (604) 885-3460 www.holywell.ca HomeLife Benchmark Realty Corp. Robyn Dubord (604) 318-4140 Homelife Peninsula Property Management Doug D Holmes (604) 536-0220 www.penpm.com Hope Street Management Corp. Shamon Kureshi (403) 462-6200

HostGenius Property Management Charles Mullay (604) 355-2827 Hugh & McKinnon Realty Ltd. Bruce Robinson (604) 541-5244 www.hughmckinnon.com Hume Investments Ltd. Sally McIntosh (604) 980-9304 www.humeinvestments.com Hunter McLeod Realty Corp. Richard Anderson (604) 734-8860 Investave Properties Ltd. Lei Chen (778) 968-0201 Key Property Management Ltd. Lucinda Cooper (604) 764-0240 Lolly Bennett Consultants Lolly Bennett (604) 307-3080 Lougheed Enterprises Ltd. Andrew Statham (604) 980-0067 Macdonald Commercial R.E.S. Ltd. Tony Letvinchuk (604) 736 5611 www.macdonaldcommercial. com MacGregor Realty & Management Darin Mould (604) 505-3151 Maclab Properties Group Ltd. Tina Ding (604) 291-6878 Macro Properties Imran Jivraj (416) 789-0858 www.macroproperties.com Maple Leaf Property Management Apartments Christi Anderson (604) 925-8215 Maxsave Real Estate Services Linda Stacey (250) 562-6228 Metro Vancouver Housing Corporation Stacey Hammond (604) 432-6200 Mountain Town Properties Ltd. Jodie Ouimet (250) 368-7166 Murray Hill Developments Ltd. Barry Wiedman (780) 488-0288

ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND Noahdigital George Teichman (778) 902-0396 Oak West Realty Tom Nakatani (604) 728-8230 Oakwyn Property Management Ltd Arlene Chang (604) 897-0458 One Flat Fee Real Estate Marianne Miller (778) 878-7304 www.salesforcemarketingltd. 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 City Ken O’Donnell (604) 740-7652 RE/MAX City Realty Karson Wong (778) 723-8183 RE/MAX Crest - Yolk Home Rental Jenny Wu (778) 776-7190 RE/MAX Gibsons Andrea Kerr (604) 682-3074 RE/MAX Pentiction Realty Deborah Moore (250) 486-0211 RE/MAX Realty Solutions Ashley Lutke-Schipholt (250) 485-9935 RE/MAX Realty Solutions Laurie Petura (250) 495-3873 Real Property Management Central Carla Browne (306) 229-1690 Realstar Management Colin Martin (604) 970-2444 www.realstar.ca Rent It Furnished Realty Vera Sal (604) 569-2101 Rent Real Estate Services Lucy Willcox (604) 831-5887 Rize Alliance Properties Ltd. David Downs (604) 630-1636

Roboson Holdings Ltd. Sarah Hill (604) 682-2088 www.rennie.com Ronin Property Management Gary Bains (604) 908-8861 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) 227-3399 www.suttonmaxrealty.com SwiftRent Team / Remax Crest Realty Reza Khatami (604) 239-2144 Tribe Management Fiona Therrien (778) 987-3757 Turner Meakin Management Company Ltd. Brian Meakin (604) 736-7020 Unique Real Estate Accommodations Inc. Nina Ferentinos (604) 984-7368 Valley Realty Jennifer Lal (604) 852-2234 www.valleyrealtyabbotsford.com Vancouver Luxury Realty Eason Yi Zhang (778) 688-1107 Vancouver Property Management Farid Entezari (604) 773-7910 Vancouver Rent It Andy Yuen (604) 408-0008 Vancouver Rental Group Seva Roberts (604) 537-4399 Vertica Angela Thomaidis (866) 430-2140 Wesgroup Properties Sarah Liu (604) 648-1800 www.wesgroup.ca Westwood Ridge Development Corporation Robert Smallwood (604) 871-4466 Westwynd Real Estate Services Ltd. Jeff Brown (604) 944-8917

Wynn Real Estate Ltd. Juhan Lee (604) 762-4200

REAL ESTATE SALES

CBRE Limited Lance Coulson (604) 662-5141 www.cbre.ca Cushman and Wakefield ULC Phil Joubert (604) 608-5955 www.cushmanwakefield.com Goodman Commercial Inc. Mark Goodman (604) 714-4790 www.goodmanreport.com Jones Lang LaSalle Real Estate Services Inc. (JLL) Patrick McEvay (604) 998-6056 www.jllmultifamilybc.com Macdonald Commercial Real Estate Services Ltd. Dan Schulz (778) 999-5758 www.bcapartmentinsider.com Multifamily Real Estate Services Corporation Seth Baker (778) 235-9293 www.multifamily.ca

RENOVATION & REPAIRS BMS Plumbing & Mechanical Systems Ltd Tamara Merchan (604) 253-9330 www.bmsmechanical.com Centra Windows Mark Estrada (604) 882-5010 www.centrawindows.com Remont Construction Ltd. Robert Szpakowski (604) 837-8813 www.remontconstruction.ca

RE-PIPING

RESTORATION

Prostar Painting & Restoration Ltd. Mo Movassaghi (604) 876-3305 www.prostar.ca Remdal Painting & Restoration Inc. Paul Maryschak (604) 882-5155 www.remdal.com Phoenix Restorations Ltd. John Wallis (604) 945-5371 www.phoenixrestorations.com ServiceMaster Restore of Vancouver Janak Lally (604) 435-1220 www.svmvancouver.ca

ROOFING

Bond Roofing Daniel Fajfar (604) 375-2100 www.bondroofing.ca Cambie Roofing Contractors Ltd. Paul Skujins (604) 261-1111 www.cambieroofing.com Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520v www.rjc.ca

SECURITY & INTERCOM SYSTEMS

Vancouver Fire & Radius Security Joslyn Alderson (604) 232-3488 www.vanfire.com Vandelta Communication Systems Ltd. Christopher Rae (604) 732-8686 www.vandelta.com

SOFTWARE - PROPERTY MANAGEMENT

ITK Consulting Inc. Conal Campbell (604) 916-4386 www.itk-inc.com Pendo Jodelene Weir (855) 522-9464 pen.do/partners/landlordbc Yardi Canada Ltd. Amanda Moreira (905) 671-0315 www.yardi.com

SUPPLIES - HARDWARE, BUILDING, MAINTENANCE HD Supply Facilities Maintenance Isabelle Desroches (800) 782-0557 www.hdsupply.ca

Rona Inc. Brad LeGrow (604) 314-1366 www.rona.ca The Home Depot Canada Michael Lirangi 416) 571-8940 www.homedepot.ca/proxtra

TELECOMMUNICATIONS Telus Communications Sarah Ballantyne (250) 253-5395 www.telus.com

UTILITIES/ NATURAL GAS

Absolute Energy / 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 Enerpro Systems Corp. Andrew Davidson (604) 982-9155 www.enerprosystems.com QMC Meters James Easton (604) 526-5155 www.qmeters.com

WASTE/ RECYCLING

Super Save Disposal Inc. Danielle Johannes (604) 533-4423 Waste Connections of Canada Inc. Rob Barr (604) 525-2072 www.wasteconnections canada.com

WEALTH MANAGEMENT CIBC - Wood Gundy Gilbert Lam (604) 806-5508 gilbert.lam@cibc.ca www.cibcwg.com/ raymond-shum

WINDOW REPLACEMENT/ INSTALLATION/ RENOVATION

A1 Windows Ltd. Sarb Kaler (604) 777-8000 www.a1windows.ca Centra Windows Mark Estrada (604) 882-5010 www.centrawindows.com Retro Teck Window Mfg. Ltd Wilfred Prevot (604) 291-6751 www.retrowindow.com

WINTER 2020 | 29

THE KEY ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - VANCOUVER ISLAND ADVERTISING & PROMOTION

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

APPLIANCE - RENTALS Coinamatic Canada Inc. Jack Ursaki (877) 755-5302 www.coinamatic.com Sparkle Solutions Corp. Connie Goldman (604) 455-8326 www.sparklesolutions.ca

APPLIANCE - SALES & SERVICE

Sparkle Solutions Corp. Connie Goldman (604) 455-8326 www.sparklesolutions.ca Coinamatic Canada Inc. Jack Ursaki (877) 755-5302 www.coinamatic.com The Brick LP Sherry Madden (604) 587-6658 www.thebrick.com Trail Appliances Jamie Dosanjh (604) 992-7124 www.trailappliances.com WestCoast Appliance Gallery Fred Aram (250) 382-0242 www.westcoastappliance.ca

BUILDING ENVELOPE

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

CLEANING - CARPET & UPHOLSTERY

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

CREDIT REPORTING AGENCY

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

DEPRECIATION REPORTS Read Jones Christoffersen Ltd. (250) 213-2520 www.rjc.ca

ELECTRICAL REPAIRS & MAINTENANCE Brewis Electric Mark Wyatt (250) 383-5157 www.brewiselectric.com

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

ENERGY EFFICIENCY & CONSERVATION Yardi Canada Ltd. Amanda Moreira (905) 671-0315 www.yardi.com

FRESCo Jordan Fisher (778) 783-0315 www.frescoltd.com Wyse Meter Solutions Inc. Jessica Lewis (416) 697-2882 www.wysemeter.com

ENGINEERS

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

EV CHARGING STATIONS Brewis Electric Mark Wyatt (250) 383-5157 www.brewiselectric.com Sparkle Solutions Corp. Connie Goldman (604) 455-8326 www.sparklesolutions.ca

HEATING FUELS

Columbia Fuels Chris Mallory (877) 500-4328 www.columbiafuels.com

INSPECTIONS-TENANCY COMPLIANCE

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

INSURANCE

AC&D Insurance Services Ltd. Scott Jamieson (604) 982-1039 www.acd.insurebc.ca BFL Canada Insurance Services Inc. Ana-Marie Enescu (604) 669-9600 www.bflrealestate.ca Capri CMW Gordon Li (604) 294-3301 www.capricmw.ca Megson FitzPatrick Insurance Services Mike Nichol (250) 519-2300 www.megsonfitzpatrick.com

INTERNET LISTING SERVICES Yardi Canada Ltd. Amanda Moreira (905) 671-0315 www.yardi.com

LEGAL SERVICES

Haddock & Company Diane Bennett (604) 983-6670 www.haddock-co.ca

MEDIA

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

MORTGAGE FINANCING CMHC Robyn Adamache (604) 737-4161 www.cmhc.ca

MORTGAGE FINANCING

First National Financial LP Russ Syme (778) 327-5712 www.firstnational.ca

ONLINE PAYMENT SERVICE Yardi Canada Ltd. Amanda Moreira (905) 671-0315 www.yardi.com

PIPE LINING/ RE-PIPING

Victoria Drain Services Ltd Iris Payne (250) 818-1609 www.victoriadrains.com

PLUMBING/HEATING/ BOILERS

Columbia Fuels Chris Mallory (877) 500-4328 www.columbiafuels.com FRESCo Jordan Fisher (778) 783-0315 www.frescoltd.com Reliance Home Comfort Jeff Baldwin (604) 460-9969 www.reliancehomecomfort.com

PROPERTY MANAGEMENT

Advanced Property Management Inc. Lorri Fugle (250) 338-2472 www.advancedpm.ca Brown Bros. Agencies Limited Blane Fowler (250) 385-8771 www.brownbros.com Burr Properties Ltd. Andrew Lee (250) 940-2826 Century 21 Queenswood Cindy Lam (250) 477-1100 www.davidburr.com Charmaine Harris Charmaine Harris (250) 629-9998 Colyvan Pacific Property Management Jodi Levesque (250) 754-4001 www.colyvanpacific.com Complete Residential Property Management Dennie Linkert (250) 370-7093 Cornerstone Properties Ltd. Jason Middleton (250) 475-2005 cornerstoneproperties.bc.ca Countrywide Village Realty Ltd. Tracey Forest (250) 749-6660 Delaney Properties Ltd. Diana Delaney (250) 550-2120 www.rentalsvernon.com Devon Properties Ltd. David Craig (250) 595-7000 www.devonproperties.com DFH Real Estate Ltd. Megan John (250) 477-7291

Duttons & Co. Real Estate Brian Ogilvie 394 Moss Street (250) 389-1011 Equitex Property Management Cynthia Smith (250) 386-6071 Greenaway Realty Kristen Greenaway (250) 216-3188 Homelife Peninsula Property Management Doug D Holmes (604) 536-0220 www.penpm.com Kahl Realty Inc. Jason Kahl (250) 391-8484 Maxxam Realty Ltd. Christine Moore (250) 940-3133 Meicor Realty Management Services Inc. Laurie Sims (250) 338-9979 NAI Commercial Central Vancouver Island Ltd. Leslie Ferguson (250) 741-4016 Oakwood Property Management Carol Dobell (250) 704-4391 Pemberton Holmes Property Management Claire Flewelling-Wyatt (250) 478-9141 Proline Management Ltd. Alix Baldwin (250) 475-6440 www.prolinemanagement.com Raamco International Properties Canadian Ltd. Kimm Zbierski (201) 567-5991 www.raamco.ca Royal LePage Nanaimo Realty Brenda Gilroy (250) 760-2234 Royal LePage Pacific Rim Realty Property Management Marilyn Koehle (250) 723-5478 Rowan Property Management Ltd. Arthur Allan (250) 748-9090 Saanich Peninsula Realty Ltd. John Romanshenko (250) 588-9246 Sutton West Coast Realty 120 Joseph T-Giorgis (604) 816-2928 TPM Properties Debbie Hunt (250) 383-7663 Widsten Property Management Lindsay Widsten (250) 753-8200

REAL ESTATE SALES

Colliers International Ken Cloak (250) 388-6454 www.colliers.com

ROOFING

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

SECURITY & INTERCOM SYSTEMS Brewis Electric Mark Wyatt (250) 383-5157 www.brewiselectric.com

SOFTWARE - PROPERTY MANAGEMENT Yardi Canada Ltd. Amanda Moreira (905) 671-0315 www.yardi.com ITK Consulting Inc. Conal Campbell (604) 916-4386 www.itk-inc.com Pendo Jodelene Weir (855) 522-9464 pen.do/partners/landlordbc

SUPPLIES - HARDWARE, BUILDING, MAINTENANCE HD Supply Facilities Maintenance Isabelle Desroches (800) 782-0557 www.hdsupply.ca Rona Inc. Brad LeGrow (604) 314-1366 www.rona.ca The Home Depot Canada Michael Lirangi (416) 571-8940 www.homedepot.ca/proxtra

TELECOMMUNICATIONS Telus Communications Sarah Ballantyne (250) 253-5395 www.telus.com

UTILITIES/ NATURAL GAS Absolute Energy / 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. Rob Barr (604) 525-2072 www.wasteconnections canada.com

WEALTH MANAGEMENT CIBC - Wood Gundy Gilbert Lam (604) 806-5508 www.cibcwg/raymond-shum

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nEW

Centennial House

The newport

Country Gardens

725 West 70th Avenue, Vancouver

150 East 16th Avenue, Vancouver

664 Bruce Avenue, Nanaimo

94-suite 12-storey concrete rental tower featuring

27 suites in the heart of Mount Pleasant.

19-suite 3-building rental complex. 2.25-acre site—

river and city views. Infill development potential.

Just off Main Street—large 17,424 SF lot.

redevelopment potential. $263k/unit; 3.7% cap rate.

Call for price

$11,000,000

$4,988,000

Mount Pleasant I-1 zoned property

Mayflower Place

david apartments

336 West 5th Avenue, Vancouver

Corner of West 4th Ave & Stephens St

2012 Cornwall Avenue, Vancouver

Office / industrial. Redevelop up to 3.0 FSR (18,000

38-suite mixed-use building in the heart of Kitsilano.

20-suite apartment building.

SF). Ideal for owner-users, investors or developers.

C-2 zoned corner lot. Excellent condition.

11,800 SF corner lot—steps to Kits Beach.

$6,600,000

$25,500,000

$10,800,000

nEW

undEr ConTraCT

SoLd

The Edgewater

Connie Lynn apartments

Chelsea Vista

1065 Pacific Street, Vancouver

1985 West 8th Avenue, Vancouver

2072 West 3rd Avenue, Vancouver

Development opportunity with holding income.

8 suites in Kits.

10 suites in the heart of Kitsilano.

Improved with a 30-suite rental building.

One block from future Arbutus Skytrain Station.

City, water and mountain views.

Listed $19,950,000

Listed $4,200,000

Listed $4,500,000

Mark Goodman

Cynthia Jagger

Personal Real Estate Corporation

Direct 604 714 4790 mark@goodmanreport.com

Direct 604 912 9018 cynthia@goodmanreport.com

Goodman Commercial Inc. Office: 604 558 5511 560–2608 Granville Street Vancouver, BC V6H 3V3