LANDLORD BC | WINTER 2019

Landlord Liability

Tenant Management Systems

PM 40063056

WINTER 2019

COLLECTING & PROTECTING PERSONAL INFORMATION

LandlordBC AGM 2019

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

David Hutniak Chief Executive Officer

Hunter Boucher Director of Operations

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

Erin Breier Events & Communications Coordinator

Taylor Hansen Member Services Representative

Monika Sosnowska Marketing & Communications Specialist

Bianka Cseko Member Services Representative

Board of Directors Chair Jason Middleton Vice-Chair Claire Flewelling-Wyatt, Treasurer Richard McCarvill Directors Andrew Békés, Nicolas Denux, Michael Drouillard, Jason Fawcett, Claire Immega, Richard Laurencelle, Paul Sander, Kim Schuss, 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 Monika Sosnowska

CONTENTS 4

Chair’s Message

8

CEO’s Message

10

Collecting & Protecting Personal Information

14

Landlord Liability

16

Tenant Management Systems

18

LandlordBC AGM 2019

20

Co-Living: the Key to Unlocking Higher Cap Rates

22

PM or Personality Management

57

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. Articles cannot be re-printed or reproduced in any form without the sole permission of LandlordBC.

WINTER 2019 | 3

THE KEY publications and collaborating with all stakeholders in the rental housing industry. Like all past years, this has been a busy year in our industry, and I would like to share with you a few of the highlights that have been accomplished.

Let’s start with the Rental Housing Task Force. This had many people worried, but the overall report was very favourable for landlords with the Task Force not recommending that rents are tied to unit. We can just imagine the negative impact that this would have on housing. The report also maintained a landlord’s right to determine whether they offer pet-friendly rental.

Now, it is a fact that the allowable rent increase was lowered by 2 per cent annually, however LandlordBC is working closely with the province to create a robust, transparent and easy to administer Additional Rent Increase process as recommended under the Rental Housing Task Force. This will permit landlords to recover a meaningful portion of their capex investments made in the 18-month period prior to implementation of the process, with recovery over a defined period of time. We anticipate the details to be finalized in the next few months and this will result in a spring/summer 2020 implementation.

CHAIR’S MESSAGE Jason Middleton, Chair, LandlordBC My name is Jason Middleton and I am the chair of the board of directors for LandlordBC. I am also the owner of Cornerstone Properties Ltd, a Victoria-based property management firm. It was my pleasure to welcome many of our members at this year’s AGM on October 7th in Victoria. On behalf of the LandlordBC board of directors and staff I would like to thank all our sponsors and exhibitors for their generous support. Without your sponsorship we could not make this event happen.

I would also like to recognize our board of directors that have served you during the past year: • Claire Flewelling-Wyatt, Vice Chair • Richard McCarvill, Secretary-Treasurer • Andrew Bekes, Director • Nicolas Denux, Director • Michael Drouillard, Director • Jason Fawcett, Director • Claire Immega, Director • Richard Laurencelle, Director • Paul Sander, Director • Kim R. Schuss, Director • Irene Tiampo, Director • Derek Townsend, Director.

LandlordBC is committed to supporting landlords across British Columbia. This is done through educational events, webinars,

4 | WINTER 2019

LandlordBC continues to advocate that rent control for existing rentals is actually harmful to the industry as well as to the tenants.

LandlordBC has done thorough research into this topic and has even produced a white paper that you all have likely seen. This white paper, titled Understanding BC’s History of Rent Control and Tax Policy to Improve Today’s Rental Housing Crisis, shows with hard facts that rent control is destructive to the rental housing industry. If you have not read it, I strongly recommend that you do. It can be found on the LandlordBC website.

LandlordBC was pleased to participate in the complete reversal of the privacy commissioner office’s very flawed guidance document the Office and Information and Privacy Commission released in March 2018. This reversal did not happen by accident; it was a result of persistent and strategic advocacy by LandlordBC and building a very positive professional relationship with the new commissioner.

The advocacy that LandlordBC provides on all these fronts is significant and meaningful for rental housing providers of existing rentals. Persistently low vacancy rates continue to represent one of the greatest challenges for our industry. It is also the reason the province and municipalities are implementing regulations that are harmful to our industry and the operation of existing rentals. Advocacy for new purpose-built rental buildings will continue to be an area that we will focus on.

Have you signed up for Landlord Registry? What is Landlord Registry?

It is a quality assurance program for individual landlords across B.C. It is designed to assist renters in identifying knowledgeable landlords who are committed to providing safe, secure, professional rental housing. So, what’s the benefit? The Registry can help you stand out from the crowd. It will only take about an hour or so out of your day to learn the fundamentals of being a successful landlord and support the program at the same time.

In conclusion, it has been my pleasure to serve as the chair of the LandlordBC board of directors this past year and to work with the very 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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THE KEY is felt in many communities across the province, and most acutely in Metro Vancouver and the Capital Region.

The search for solutions has resulted in new taxes, financial reforms and policy measures that have had various levels of effectiveness.

Residential Rental Tenure Zoning (RRTZ) was introduced in 2018 by the provincial government. This new zoning tool is untested in Canada and allows municipalities to zone buildings, sites and areas of communities as exclusively rental tenure. The goal is laudable: To protect rental units, increase housing choice and improve affordability for British Columbians. While well intentioned, its flawed implementation may inflict more harm on the very people it is intended to help.

CEO’S MESSAGE David Hutniak, CEO, LandlordBC Residential Rental Tenure Zoning (RRTZ) Could Work if Implemented Properly British Columbia has a problem — a severe shortage of affordable homes. The affordable housing crisis is a widespread problem that

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

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In the few municipalities where RRTZ has already been applied, it has generally not been used to direct new rental supply and has in fact negatively impacted rental housing providers. RRTZ will not create new homes unless it is combined with an increase in density.

If a property is more valuable to an owner in its present state than it would be if redeveloped, the rental suites will continue in their present state and not be renewed or increased. In effect, this zoning designation may freeze the properties and allow them to deteriorate until the land market adjusts years or decades later.

Owners call this designation “downzoning,” if it is not combined with density increases. If used improperly, RRTZ discourages investment in residential buildings and destabilizes the regulatory framework, shaking the confidence of investors who often require decades to realize a return on their investment. It may no longer be viable to own and operate rental buildings in RRTZ areas, which will reduce the number of safe and secure rental homes available. Property devaluation, a lack of consultation, and a climate of uncertainty will lead to builders choosing other types of projects over rental home construction. It is noteworthy that the City of Victoria is pursuing a mass “downzoning” of an estimated 500 purpose-built rental buildings through the application of RRTZ.

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Unfortunately, with little guidance from provincial policy makers, the new zoning law has been interpreted by some municipalities in ways that have devalued properties, reduced incentives to create new homes and infringed on property rights. Contrary to the assertion by some elected officials, RRTZ alone will neither provide affordable rental homes for future tenants nor prevent displacement.

While Residential Rental Tenure Zoning alone cannot address the critical housing challenges facing British Columbia today, if properly defined and implemented with substantial density, RRTZ could encourage rental development in transit priority areas, encourage more rental development in single-family home areas, encourage more rental development in commercial and mixed-use spaces and, finally, unlock the potential for new rental homes on existing rental properties.

LandlordBC both directly and collaboratively with other stakeholders continues to actively advocate for the proper implementation of Residential Rental Tenure Zoning. One specific area of our focus is demanding appropriate consultation with rental building owners.

Consultation and consent are two integral parts to any land use change.

Articles cannot be re-printed or reproduced in any form without the sole permission of LandlordBC.

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THE KEY

COLLECTING & PROTECTING PERSONAL INFORMATION

By Caitlin Lemiski, Director, Policy, Office of the Information and Privacy Commissioner for BC Recently, I had the pleasure to speak at the LandlordBC’s Annual General Meeting. This was a welcome occasion to engage with LandlordBC following the release of our revised, Private Sector Landlord and Tenant Guidance. As David Hutniak noted in last issue’s CEO message, this publication was the result of a fruitful collaboration between the OIPC and LandlordBC, and the meeting was an ideal opportunity for me to present the guidelines and hear feedback from you, the people whose lives and work they impact most directly.

I also received questions from landlords seeking clarity on issues such as the rules around storing personal information outside of Canada, through cloud or other online services.

Here, I would like to respond to those queries and highlight some of the points from our revised guidance that all landlords should know.

INTRODUCTION In B.C., landlords must comply with the Personal Information Protection Act (PIPA). PIPA governs how organizations collect, use, store, disclose, and protect personal information. PIPA applies to any person, corporation, or unincorporated association offering to rent any property, whether a secondary suite, condominium unit, or apartment.

A name, date of birth, physical characteristic, income, or a description of an individual are all examples of personal information. Personal information can be recorded or spoken (like a verbal reference about a tenant). Either way, PIPA applies. In most circumstances, a landlord needs consent to collect, use, or disclose an individual’s personal information. PIPA does not require consent to be in writing. However, it is a good idea for a landlord to get consent in writing wherever practical so that if someone challenges the consent later on the landlord can demonstrate that the individual consented.

PIPA requires an organization to protect personal information in its custody or under its control by making reasonable security arrangements to prevent unauthorized access, collection, use, disclosure, copying, modification or disposal, or similar risks.

KEEPING PERSONAL INFORMATION SECURE: THE BASICS Developing reasonable safeguards to protect personal information means collecting only the personal information you need for a particular purpose. If you don’t need it, don’t collect it. If you do, you must take appropriate precautions.

A good idea is to take an inventory about all the personal information you collect and from whom you collect it.

STORING PERSONAL INFORMATION OUTSIDE OF CANADA 10 | WINTER 2019

Landlords can store personal information outside of Canada, as long as it is in a secure location. Secure usually means a professionallymanaged data centre with things like restricted access control, 24-hour security, and encrypting data while it is at rest. It also means that whoever manages the data centre doesn’t let other people, or other companies, use or access your data for their own purposes.

When you are travelling, avoid crossing borders with personal information if you can, as border-crossing guards may be able to access it and copy it. If you are using the cloud, avoid using companies that store data in countries that have weak privacy laws.

STORING PERSONAL INFORMATION IN THE CLOUD Increasingly, landlords are not storing personal information on a computer they own. They might also not be using a computer program that they run on their own computer. This is often referred to as using the cloud, and “software as a service”.

PIPA permits landlords to use these tools, provided the companies that host these services are not using personal information for their own purposes. To evaluate if a company is doing something else with the data you give them, consider their business model. If the service is free, that is a good indicator that the business model is to monetize the data you give them by reusing it for their own purposes (sometimes called “data mining” or selling it). If you pay for a service, it is an indicator the company is not monetizing customer data.

Another essential step is to read the company’s privacy policy to look for any obvious problems, like if it says it will sell or use the data for its own purposes.

OTHER CONSIDER ATIONS Along with ensuring secure storage of personal information and obtaining consent, landlords need to keep in mind several other considerations related to personal information. Here are some of them:

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THE KEY Access to information PIPA provides individuals with a right to request their personal information from a landlord. Subject to certain exceptions, an organization must give them that information. Landlords should be prepared to respond to requests for access to personal information under PIPA.

Contrary to common belief, a landlord cannot collect any information from a resident’s social media account.

Surveillance A landlord should have clear purposes for collecting personal information using surveillance such as security cameras. If an individual complains, the landlord must be able to demonstrate that the surveillance is for purposes that a reasonable person would consider appropriate in the circumstances.

Social media searches Contrary to common belief, a landlord cannot collect any information from a resident’s social media account. The rule that the collection must be for purposes that a reasonable person would consider appropriate in the circumstances still applies. In addition, PIPA usually requires a landlord to obtain consent. Even if a landlord obtains consent, collecting personal information from social media is still problematic because the landlord will usually (either deliberately or not) collect more personal information about the individual than a reasonable person would consider appropriate in the circumstances.

PRIVACY RIGHT The OIPC has also published a series of educational — and entertaining — webinars on how to build a privacy management program, which cover everything from the basics of drafting a privacy policy to building and maintaining security safeguards. These resources are available at www.oipbc.bc.ca/PrivacyRight.

CONCLUSION The Office of the Information and Privacy Commissioner is B.C.’s privacy regulator. We seek to work proactively with landlords in B.C. to help them with their questions about B.C.’s privacy laws.

For more resources and for contact information, please visit www. oipbc.bc.ca

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THE KEY

LANDLORD LIABILITY

By Aleksandra (Ola) Karpik, lawyer, Haddock & Company Discrimination by Other Tenants Many landlords are aware of a tenant’s right to quiet enjoyment during their tenancy under the Residential Tenancy Act, [SBC 2002] CHAPTER 78 (RTA) and a right to freedom from discrimination in tenancy under protected characteristics set out in the British Columbia Human Rights Code, [RSBC 1996] CHAPTER 210 (Code).

The landlord must not unreasonably breach that right to quiet enjoyment or discriminate based on a protected ground. However, fewer landlords will know that the landlord’s obligation to ensure a tenant’s freedom from discrimination extends beyond the landlord’s own actions, to include those of other tenants.

A recent British Columbia Human Rights Tribunal (HRT) case, Dawson v. Boundary Management, 2019 BCHRT 150 (CanLII) (Dawson Case), put the spotlight on a landlord’s obligations in preventing discrimination in tenancy caused by other tenants.

As a recap, the protected characteristics under section 10 of the Code, which deals with discrimination in tenancy premises, are race, colour, ancestry, place of origin, religion, marital status, family status, physical or mental disability, sex, sexual orientation, gender identity or expression, age or lawful source of income of that person or class of persons, or of any other person or class of persons. The addition of ‘gender identity or expression’ is a recent change. Accordingly, landlords are not permitted to discriminate against a tenant or prospective tenant based on any of the above characteristics.

In the Dawson case, an ex-tenant complainant who identified as a trans person alleged discrimination in tenancy against the landlord for failing to deal with complaints of discriminatory slurs by other tenants. Ms. Dawson claimed that other tenants had called her by derogatory trans and homophobic names, that she notified the landlord (or their agents) about this harassment, and that the landlord did not do anything beyond suggesting that she call 911.

Although the direct wrong-doers were other tenants, she claimed the landlord’s failure to take her allegations of discrimination and harassment seriously were enough to make the landlord culpable for discrimination in tenancy.

The landlord attempted to have the complainant’s application dismissed in the Dawson Case on the grounds of ‘no prospect of reasonable success’; however, the application to dismiss was denied.

The substantive issues in this case have not yet been decided on by the HRT as of the writing of this article. For our purposes, what is important is that the case clearly highlights a landlord’s obligation to respond appropriately to allegations of discrimination related to protected characteristics by other tenants where the landlord is informed of such allegations. Specifically, at paragraph 22 of the Dawson Case, the Tribunal writes: [22] A landlord may be liable for discrimination in tenancy where

14 | WINTER 2019

a complainant alleges that they were harassed by co-tenants for reasons related to their protected characteristics and told the respondent landlord about it, and the landlord did not respond appropriately: Tenant A v. Landlord and Manager (No. 2), 2007 BCHRT 321 (CanLII) at para. 27. For me to decide that Ms. Dawson’s complaint has no reasonable prospect of success, I would need to know at the very least what Boundary says about whether Ms. Dawson reported tenants allegedly making discriminatory comments to her and what, if anything, it then did about it.

Here, the landlord had failed to directly address the allegations and inadequately responded to discrimination by other tenants. Hence, the Tribunal Member could not say that the complaint — on its face — did not have a reasonable prospect of success. Instead, the landlord brought evidence of the complainant’s own disruptive behaviour that had led to their eviction. Although this may have been helpful at the Residential Tenancy Branch hearing considering the eviction dispute application, the landlord’s evidence was not directly related to the complaint before the HRT. So, it was not helpful to the landlord in dismissing the application. It might have been different had the landlord provided a cogent and direct response to the allegations, supported by evidence.

You may wonder what is the appropriate response as a landlord when allegations of tenant by tenant discrimination arise? The answer is unfortunately not simple. Each response must be based on the facts of the case. That said, general options for landlords to consider include sending warning letters to the offending tenants or to even go as far as serving the offending tenants with eviction notices should the behaviour be serious or persistent and especially if there is evidence of the alleged discrimination. It becomes more complicated when both tenants are making accusations.

The 2007 British Columbia HRT case cited in paragraph 22 of the Dawson Case above, Tenant A v. Landlord and Manager (No. 2),

2007 BCHRT 321 (CanLII), (Tenant A Case) concerned allegations by a tenant complainant (Tenant A) who alleged that another tenant (Tenant B) had discriminated against her and that the landlord was made aware of this, but did not respond appropriately. The Tribunal Member here expressed that the discrimination allegation must be rooted in a tenancy relationship, by (for instance) showing that the other tenant’s discrimination negatively affects a term or condition of the complainant’s tenancy.

The Tribunal Member in the Tenant A Case described these considerations below: [27] In my view, the doubts expressed in decisions such as Emard, Martin and Davis, as to whether discrimination by one tenant against another may, without more, be the basis of a complaint under s.

10, against either the co-tenant or the landlord, are well-founded.

I agree with the Tribunal in Davis that there must be some tenancy or tenancy-like situation between the parties to a complaint under s. 10. Where a complaint finds its genesis in allegations of discrimination by one tenant against another, there must be some allegations of fact linking that alleged discrimination to the tenancy relationship. The cases suggest that one way in which that link may be found is where the co-tenant has the ability to negatively affect a term or condition of the complainant’s tenancy. They also suggest that another way in which that may occur is where the

landlord, knowing of the co-tenant’s discrimination, fails to take appropriate action, within its power, to rectify the situation. There may be others.

In her response to the landlord’s application to dismiss, the complainant in this case set out the landlord’s failures to appropriately deal with discrimination by other tenants. Specifically, the complainant claimed that she repeatedly requested help and that she was dismissed, and was told that she would simply have to deal with the harassment herself or ignore it. She also alleged that a manager threatened her “… by having a health nurse suggest that she was troubled and that a social worker/mental health worker should be called.” Based largely on these allegations, the landlord’s application to dismiss was denied.

As a landlord faced with a similar situation, remember that failing to respond appropriately may result in a costly complaint against you at the HRT. If you are not sure how to proceed, contact a housing lawyer who practices landlord and tenant law or human rights law with a focus on housing. They can help you navigate a potential legal minefield.

Aleksandra (Ola) Karpik is a housing lawyer at Haddock & Company.

Karpik’s practice focuses on all aspects of Landlord and Tenant Law, Human Rights Law.

WINTER 2019 | 15

THE KEY

TENANT MANAGEMENT SYSTEMS

By Conal Campbell, Director of sales, ITK Consulting

The Next Step in Knowing your Customer We live in times of rapid ongoing technological change that to the average business owner or property manager seems like confusing techno-babble. We are now urged to map our customers’ journeys in order to digitally transform our companies, avoid disruption, and facilitate the collection of big data for machines to artificially learn intelligence. What? It is just so hard to keep up. This briefing series is meant to separate the realistic from the futuristic, and to provide comprehensible advice about the relevant IT issues facing the landlord and property management community. This article is about tenant management systems.

The number of younger computer savvy tenants is large and will continue to grow. Their genuine generational differences and millennial values are exacerbated by the manner in which they embrace and use new technologies. They are ‘mobile first’ users who have different expectations in any customer/ vendor interaction, which includes the landlord /tenant relationship. Some of these include: • Texting, messaging, and web chatting instead of using phone calls, faxes, and emails to communicate and transact; • Seeking to do everything quickly through web sites and mobile apps with near instantaneous response versus a more conventional

16 | WINTER 2019

combination of automated and manual sets of processes for everything from tenant applications to service management, which have been traditionally conducted at a more sedate pace; and, • Assuming that each of these different application channels — text, message, chat, and web — records everything that has already happened to them in terms of communications, information, and transactions, and that data is fully shared when they switch to another channel.

These evolutions and expectations cause issues and problems for landlords and property managers, as well as frustrations and anger in younger tenants. Conventional property management systems tend to focus on the properties themselves and the full set of financial transactions, and are more concerned with getting accounting right, rather than providing responsive and complete tenant service. These systems were often developed many years ago before the latest era of technological advances, which makes upgrades to keep pace with current software even more cumbersome and challenging. As a result, the desired features are missing and delivering the right information for and about tenants is difficult to near impossible.

Some landlords have been slower to react to these new expectations, while others have added fragmented systems, such as multiple websites or portals, or simple tenant communications automation, in order to satisfy these new tenant requirements. These efforts may have helped stem some of the tide, but there are still many unresolved

younger tenant needs. This random or reactionary implementation of solutions leads to a patchwork quilt of different systems, each with a different way of using them. Importantly, these different systems rarely talk to each other. As a result, much time is spent (and wasted) in the care and feeding of these systems. This reality is not something that most property managers relish as information technology is rarely a core competence.

However, a modern and functional ecosystem doesn’t have to be that complex, difficult, or technical. New generation tenant management systems put the tenant side of the business on equal footing with traditional things like properties and rent rolls. This software has been specifically developed to support these new style communication trends of portals, chats, and messaging, while also including property management and financial transactions. These tools are truly real time and fully integrated in nature. They all tend to be in the Cloud using ‘Software as a Service’ subscription models, both of which are new and challenging concepts within the property management industry. (For a fuller discussion about these two concepts, go to https://itk-inc.com/2019/10/28/simple-explanations-of-the-cloud-andthe-software-as-a-service-saas-model.)

Tenant management systems are usually relatively easy to use, providing the same “look and feel” across mobile apps, email, and web-based access. They can also provide a visual representation

of the major business processes landlords have, including new rentals, leasing, and service request management. Tenants can be easily sorted into a variety of groups (for instance by building, city, interests) in order to provide streamlined and specifically tailored tenant communications. A backbone of tenant management systems provides significant support for workflows and work management, including user specific notifications. Most importantly, these new systems are designed to have everything about a tenant — such as rental agreements, all communication, static information, rental and payment history, service requests, and so on — stored together for ready access. This concept is sometimes called a ‘360-degree view’ of your tenant. This consolidation of documents, data, and communications is also securely safe-guarded and privacy levels can be controlled. Better reporting and analytics are more accessible to help you the landlord better manage your business. This structure really is the next step in knowing your customer.

Conal Campbell is the director of sales for ITK Consulting, a leading Microsoft implementation partner. He can be contacted at conal. campbell@itk.email. For more information about these systems, please see https://itk-inc.com/property-expertise. The next briefing is: The real problem of cybersecurity even for smaller businesses.

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

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

WINTER 2019 | 17

THE KEY

2019 LANDLORDBC AGM & TRADE EXPO Our 2019 AGM was held in Victoria at the Victoria Conference Centre on October 7th. We decided to switch it up a bit this year by making it a breakfast event where attendees enjoyed a delicious breakfast buffet while we conducted the AGM. Following the AGM, LandlordBC’s director of operations, Hunter Boucher, gave a presentation on Judicial Reviews. Attendees learned when they can be used, and what impact they have on the rental housing industry. Next up was Caitlin Lemiski, Director of Policy at the Office of the Privacy Commissioner for BC. This presentation was a great update for members on the most recent guidance from the OIPC as it pertains to the collection and utilization of personal information as it relates to tenant screening.

The morning concluded with our keynote speaker Andrey Pavlov, who is a professor of Real Estate Finance at the SFU Beedie School of Business. In his thought provoking and entertaining presentation, Pavlov examined the effect of rental housing supply on rents and affordability and the long-term sustainability of our rental markets.

We would like to say a big thank you to our presenters and our event sponsors.

Premier Sponsor: Fortis BC Keynote Speaker Sponsor: The Home Depot Breakfast Sponsors: BFL Canada Insurance Services and Megson Fitzpatrick Coffee & Tea Sponsor: First National Financial The 2020 AGM will be held in Vancouver, please stay tuned for more information on that, and our other 2020 events!

18 | WINTER 2019

WINTER 2019 | 19

THE KEY

CO-LIVING: THE KEY TO UNLOCKING HIGHER CAP RATES

By Roman Bodnarchuk For investors in Canada, owning and renting out multifamily properties is not the same capital building enterprise that it used to be. Although vacancy rates are decreasing, with a national average of 2.4 per cent in 2018 and rates much lower in larger cities like Toronto and Vancouver, cap rates are also being driven down, with multifamily homes offering the lowest rates in real estate. Typically, a cap rate of between 7 to 10 per cent was seen as a good return on investment.

In Canada, investors can expect to see cap rates that do not exceed 5 per cent, due to the relative low risk of the investment and the rising cost of living. When selecting a rental property, investors need to start considering new options to unlock higher cap rates in a saturated market. One viable option that is gaining traction across larger, densely populated cities is co-living.

WHAT IS CO-LIVING? The concept of co-living is not new, although it has become increasingly popular over the past few years. It offers residents a private, furnished bedroom with access to shared communal spaces, such as the kitchen, bathrooms, common living room and outdoor space. Unlike traditional apartments, co-living tenants pay one monthly bill, which includes rent, all utilities, cleaning services and basic common provisions such as towels, kitchen supplies and other necessities. Because of the all-inclusive nature of co-living, it is seen as being similar to a hotel stay, although the duration is longer, typically on a six-month lease.

Co-living also sets itself apart by building communities and relationships among tenants. By taking away the pain points of living with others — such as cleaning — it allows tenants to bond with one another. Roommate selection is highly strategic and done through meticulous algorithms that place an emphasis on common interests, goals and living styles to maximize compatibility. Community events usually occur regularly in co-living homes as well. Birthdays, barbecues and other social activities are often planned to give members a chance to interact and take advantage of what their city and community offers. For this reason, co-living is frequently used for newcomers or for people looking to build their network. With an increase in remote and freelance workers, co-living can fill in the gap socially and can offer shorter leases to entice people who may move frequently for work.

THE DIFFERENCE BET WEEN CO-LIVING AND OTHER RENTAL PROPERTIES Similar to multifamily rentals, in co-living homes, there are multiple leaseholders involved. The difference is that each leaseholder occupies a single room, and there are multiple leases in one home.

This takes the stress off of the tenant, as their lease is separate from their roommates and will not be impacted by others moving out.

20 | WINTER 2019

It also helps investors, as they can charge per room, resulting in a higher yield on the property overall.

To promote higher rental rates, co-living homes need to be newly renovated and modern. High-end appliances and furnishings are investments and will help raise the prices of each room. This is important because co-living homes also require the investor to pay for expenses that traditional multifamily homes would not, such as internet, cable and other amenities. Individuals who are looking for convenience are willing to pay a premium for their room in a co-living home, as they are offered more amenities than a traditional bachelor or one bedroom apartment. This can yield up to 40 per cent more than a traditional rental price, while still offering residents around a 20 per cent discount to living alone.

BUILDING FOR CO-LIVING There are many different models for co-living houses. Some take existing townhomes and renovate them to suit co-living needs, while others take large houses and rent rooms out individually. Some operate in condos, using three-bedroom units or entire floors to create a space for co-living. Whichever way the co-living space works, there are some important elements needed to create a luxurious space that will appeal to tenants.

In general, co-living homes are made up of a minimum of three bedrooms and three bathrooms. They also typically only have one kitchen in them, and as the kitchen is the most expensive room to renovate, this helps to bring costs down. Some properties boast further amenities; rooftop patios with city views, workout rooms or offices all help add value to the property and will help to yield higher return. When building for co-living, considering the needs of the tenants is key, including amenities outside of the house. Proximity to city centres, transit and a vibrant community will help newcomers feel at ease in a new city.

To create the community aspect of co-living, many co-living providers are looking to invest in multiple homes in a close radius. With the extra elements involved in managing a co-living facility, this helps the efficiency of running the operation. This will also help foster a sense of community outside of the house. On top of that, there is the expectation that events will be planned for all of the co-living members. Whether this is a monthly or weekly endeavor is up to the provider, but social events help individuals meet each other, which will help them feel comfortable and encourage them to stay in a co-living home.

MANAGING A CO-LIVING HOME Although owning and managing a co-living property can seem daunting, many co-living homes operate in a similar way to hotels.

Traditionally, there are those who own the co-living buildings, but the property management is outsourced to co-living facility management experts. The building owner will enter into a long-term management agreement with a co-living provider, which could last multiple years, where rent and income is shared among the owner and provider.

Unlike rental agreements, management agreements take the stress off the building owner to select tenants, run events, worry about utilities or invest in furnishings. It will ensure consistent revenue and high rents for the property, without the overhead costs.

The co-living provider may renovate the home to increase rental value, which also increases property value for the building owner. Also, the nature of co-living ensures that the property manager retains rights

Co-living is the key to an evolving industry where renters are expecting more and are willing to pay for these luxuries...

to go to the property and inspect it regularly. This ensures that the tenants act respectfully to each other and to the space. For real estate investors, this management system alleviates the stress of having to invest the time into creating a functioning co-living environment.

With vacancy rates and cap prices decreasing, it will be important for building managers and owners to look at alternatives for increasing revenue on rental properties. Co-living is the key to an evolving industry where renters are expecting more and are willing to pay for these luxuries, without putting the burden on building owners and investors.

Roman Bodnarchuk is the founder and CEO of Sociable Living, Canada’s first co-living community, located in Toronto.

Reprinted with permission from Canadian Apartment Magazine October 2019.

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WINTER 2019 | 21

THE KEY

PM OR PERSONALITY MANAGEMENT

By Robert Côté, Property Manager, Pemberton Holmes Ltd. There is a joke my colleagues and I have: As a licensed property manager, the abbreviation is PM; however, what that abbreviation truly stands for, versus what is assumed, remains the subject of a discussion best left to a Friday evening after a few choice beverages.

You could be forgiven for thinking PM stands for property manager, because to the initiated few, licensed or unlicensed, that abbreviation likely means “personality manager”, or perhaps “problem mitigator”.

Regardless of what that elusive PM abbreviation stands for, it is clear to me, after 14 years of picking up the phone or answering emails for owners and tenants, another abbreviation remains constant: CYA. Cover Your Assets. There is a value in cultivating positive and long-term relationships based on trust, facts and professionalism, but let us not mince words, at the end of a tenancy, all we have from that relationship is the (hopefully) long, winding, oft-bumpy, paper trail of correspondence, photos, reports, contracts and receipts. The difference in journeys between an amateur landlord compared to that of an experienced one, is the undeniable, quantifiable proof of the fruits of our labour. To re-appropriate a line from my old pal Baz, if I could offer you only one tip for the future (as a property manager) documenting your course would be it.

...screen often, screen consistently and screen thoroughly.

It is important not to mistake luck for experience. The former comes from playing the odds on the statistical probabilities of success versus failure (spoiler alert, house rules means the landlord is the odds-on favourite, so beware of confirmation bias); the latter comes from seeing a person’s true nature when faced with a no-win scenario, and you must spend hour after painstaking hour crafting a 500 word timeline to summarize a five year tenancy, justifying why your tenant owes $13,789 for damages and unpaid rent.

There are essential points in this industry, each building on the last: 1. Screen well 2. Always expect an arbitration, so keep good records 3. Be flexible and reasonable 4. Be strong (possibly silent) 5. Stick to the facts.

The first point is one I frequently shake my head at, especially with non-licensed property managers. The landlord (owner or agent), has the right to choose to whom a lease is granted. That is a substantial decision when juxtaposed to the average time most landlords spend

22 | WINTER 2019

screening prospective tenants. As a licensed agent for a property owner, I am painstakingly aware my decision is capable of affecting one of the largest investments in my client’s lifetime. When there are literally hundreds of thousands or even millions of dollars in assets at stake, getting “a good feeling” from a person is not enough. Landlords have the ability to ask for current and previous landlord references, current employment references, and can pull a credit report to better decide on whether a person can pay rent and be a good tenant. Yet somehow, the number of landlords who decide on a person without leveraging these tools is alarming. When I report to my clients, I do so based on a cocktail of facts and evidence, mixed together so I can pour the owners a smooth, easily enjoyed tenancy, with a pleasant aftertaste. In short, screen often, screen consistently, and screen thoroughly. Future you says thanks!

Once a suitable candidate is selected from your shortlist of prospects (based on a combination of interviews, references and credit factors), landlords should brace themselves for the harsh reality of rentals: there is an alarmingly high probability that new tenancy will end in conflict or strain. Whether that is borne out through an informal dispute resolution, or an all-out arbitration, it is almost unavoidable if step 1 is ignored. One may say that is a pessimistic start to a new relationship, but while it is important you expect a tenancy will go smoothly, the fact is a landlord will often be caught straddling the line of wanting to be friendly and needing to lay down the law. Enter that professionalism element. Venturing into a financial partnership with an unknown person is risky, so maintaining an arms-length relationship is the best way to ensure long-term consistency in followthrough, mutual respect, and accountability. Remember, a tenant doesn’t want a friend, they want someone who will look after their home; landlords want someone to enjoy and respect their property.

Thus, a balance is needed. Tenants need you, and you need them. If

THE KEY PM or Personality Management (Cont’d) that balance waivers, remember this maxim: “if it’s not documented, it’s not done”, so build a good paper trail.

Part of balancing tenant relationships includes being flexible and adept. Knowing when to stand your ground, and when to make a deal is critical. The truth is, people have a price, and when it comes to smoothing over a wrinkle in the tenancy, the value of a gift card as a gesture of appreciation from the landlord can go a long way toward positive relations. Instead of cringing at the expense of giving a tenant $50 or $100, ask yourself what your time is worth. Giving a gift card to let a tenant know you have a vested interest in a long-term, professional relationship, reminds them you value their comfort and satisfaction. This is a far greater return on investment when compared to paying $100 to the Residential Tenancy Branch, then piling hours of work into an arbitration package. Like Kenny Rogers sang, you gotta know when to hold’em, and know when to fold’em.

This is business; there will always be expenses.

In a similar vein, eventually an unreasonable and disgruntled tenant will find you. When that happens, you will need to know when to say something, and when to stay quiet. Regardless of the screening tools and procedures, there will always be the human element, and a duplicitous individual will eventually move in. When that happens, it is important not to panic, or lose composure. That is your time to shine, by falling back on your professionalism, and facts about the tenancy. They may call you a slumlord, or a liar, but you have built a pile of evidence, showing you have done your due diligence, been reasonable, level-headed and responsible.

Knowing when to stand your ground, and when to make a deal is critical.

If you have a concise, well assembled arbitration package, the facts can prevail. Remember that comment about covering your backside?

This is what that comment alluded to. If an arbitrator sees you are a calm, measured, professional and responsive landlord who solves the problem, manages the personalities and have served the best interests of the tenant and the property, then you are an experienced landlord. Insults from a tenant are like snowflakes on your shoulder, fleeting, short-lived and inconsequential when you have the proper protection. Don’t ignore a tenant’s concerns, and don’t downplay them, either. But when tempers flare, be the bigger person and look beyond the insults or accusations, ensuring legitimate problems are resolved. And when you don’t know the answer, lean on the folks at LandlordBC, they have your back.

Remember, this job is cumulative, and the best property managers are the ones who can stand toe-to-toe with the most persistent, aggravating and unreasonable problems, then calmly ask “what’s next?”

500

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HUNTERS HINTS

By Hunter Boucher, Director of Operations, LandlordBC

HAVE YOU FINE-TUNED YOUR TENANT SCREENING PROCESS? Have you fine-tuned your tenant screening process to help you quickly and effectively approve or deny applicants? Are you concerned that your applicant might back out before moving in? These are the top do’s and don’ts you need to consider in your selection process.

1. Don’t request an application fee. They are not permitted under the Residential Tenancy Act. 2. Do be prepared with a thorough yet streamlined process.

3. Don’t prematurely establish a tenancy by taking a deposit from an applicant before approval.

4. Do know your rights regarding payment of rent.

DO’S AND DON’TS OF TENANT SELECTION A perennial issue landlords face is ensuring applicants they are screening are in fact serious about taking the rental unit and will not change their mind right before moving in or signing the agreement.

This issue has been exasperated with the current housing crisis where we see tenants hedging their bets and applying for multiple rental units at the same time. This practice is understandable but can put landlords in the difficult position of having a unit sit empty for a month when their applicant backs out at the last minute.

There are several things a landlord can do to mitigate their risk in these situations and many things that cannot be done. In this guide we will go through some do’s and don’ts in the tenant screening process to help you in setting up successful and sustainable tenancies.

BE PREPARED Set up a tenant selection process that is thorough yet streamlined enough that you can navigate quickly to make it easy to approve or deny your applicants in a timely manner. If you are left scrambling to figure out how you should screen your tenant after they have applied, you are losing precious time.

To make your process effective and timely there are some do’s and AD to card:q7 AM your Pagevacancy.

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WINTER 2019 | 25

THE KEY Hunters Hints (Cont’d) • Do document your process (better yet make a checklist and check off each step as you complete it to ensure you don’t miss anything).

• Do prepare your initial applicant interview questions.

• Do make sure you have an application form such as the LandlordBC Application for Tenancy.

• Do prepare your questions for the applicants’ landlord and employment references.

• Do make sure you have an active account with a credit reporting agency such as Rent Check.

• Don’t make a process that requires a lot of back and forth with the applicant.

select the best tenant possible and not have the tenant back out at the last minute. There are some significant issues that can arise if you misstep during this process – issues such as establishing multiple tenancies with multiple applicants or establishing a tenancy before you have completed your selection process.

• Do ask interview questions.

• Do check references.

• Do run a credit check if you need more information.

• Don’t demand or take a deposit, this establishes a tenancy.

• Don’t take first months’ rent.

• Don’t sacrifice thoroughness for speed.

• Don’t sign the application for tenancy until and after you have approved the applicant as a tenant.

COMMUNICATE

• Don’t wait until the first day of the tenancy to sign the agreement, it should be signed as soon you have approved the applicant.

In any kind of relationship, be it personal or professional most issues arise from a lack of transparent communication. When selecting a tenant, it is important to make sure all parties are on the same page about the timeline and their commitments.

From initial contact to signing the agreement here are some do’s and don’ts on what should or shouldn’t be communicated.

• Do be clear about the important rules in your tenancy up front, such as no pets or no smoking.

• Do explain that the application for tenancy is an offer to rent which means that if you, the landlord, approve the applicant after conducting your tenant screening process you have established a tenancy.

• Do show your applicant your tenancy agreement which they will sign if they are approved.

• Do explain what the applicant, should they be approved, must pay and when.

• Don’t request money up front (more on this below).

• Don’t tell the applicant they are approved until you are 100 per cent sure.

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MONEY AND ESTABLISHING A TENANCY It is vital that you know how and when a tenancy is established to ensure you do not end up prematurely entering into an agreement or setting up multiple tenancies with multiple applicants for the same rental unit. Taking money in the form of a deposit or even first month’s rent from an applicant to secure the rental unit will establish a tenancy which you cannot back out of if any issues arise. This could mean that if you have several applicants that you accept deposits from, you will effectively establish several tenancies which are binding.

WHAT IF MY APPLICANT BACKS OUT AFTER I HAVE APPROVED THEM? If you have completed your tenant selection process to find your tenant no longer wants to move in, you may be entitled to recover your loss. If you approved your applicant and communicated this to them, you have entered an agreement which is backed up the by the wording on the LandlordBC Application for Tenancy. The first thing you need to consider is whether you have or will likely incur loss.

What constitutes loss in this situation? Lost rent primarily, and our application for tenancy explains to the applicant that should they decide to not move in, and the landlord has lost their opportunity to re-rent to the unit to a new tenant they may be liable for one month’s rent. This money, as mentioned above should not be accepted up front but is payable if the tenant backs out and the landlord incurs this loss.

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

Sparkle Solutions Corp

Remont Construction Ltd.

Smythe CPA

Trail Appliances

Jamie Dosanjh (604) 992-7124 www.trailappliances.com

BUILDING REPAIR & RENOVATION Nuwest Contracting Ltd. Debra Gettling (604) 525-6145 www.nuwestcontracting.com

Daniel Lai (604) 687-1231 www.smythecpa.com ADVERTISING & PROMOTION Places4Students.com Laurie Snure (866) 766-0767 www.Places4Students.com APPLIANCE - RENTALS Coinamatic Canada Inc. Jack Ursaki (604) 813-7805 www.coinamatic.com Sparkle Solutions Corp.

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

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

WestCoast Appliance Gallery

Byron Loucks (250) 888-3799 www.westcoastappliance.ca APPRAISAL - INSURANCE Normac Appraisals Ltd. Margarita Carlos (604) 221-8258 www.normac.ca APPRAISAL - REAL ESTATE Cushman and Wakefield Phil Joubert (604) 608-5955 www.cushmanwakefield.com

ASBESTOS REMOVAL Phoenix Restorations Ltd. John Wallis (604) 945-5371 www.phoenixrestorations.com ServiceMaster Restore of Vancouver

Sean Kennedy (604) 435-1220 www.svmvancouver.ca

APPLIANCE - SALES & SERVICE Coinamatic Canada Inc. Jack Ursaki (604) 813-7805 www.coinamatic.com

BIOHAZARD REMEDIATION 1st Trauma Scene Clean Up Ltd. Brian Woronuik (604) 598-8887 www.traumascenecleanup.ca

Handy Appliances Ltd

Phoenix Restorations 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

John Wallis (604) 945-5371 www.phoenixrestorations.com ServiceMaster Restore of Vancouver

Sean Kennedy (604) 435-1220 www.svmvancouver.ca BUILDING ENVELOPE Remdal Painting & Restoration Inc. Dan Schmidt (604) 882-5155 www.remdal.com

Robert Szpakowski (604) 837-8813 www.remontconstruction.ca

BUILDING, MAINTENANCE Rona Inc. Brad LeGrow (604) 314-1366 www.rona.ca BUILDING SUPPLIES Home Depot Michael Lirangi (416) 571-8940 www.homedepot.ca/proxtra COMMUNICATIONS/ ENTERTAINMENT Telus Michelle Mydske (604) 230-2658 www.telus.com CONCRETE WORK Nuwest Contracting Ltd. Debra Gettling (604) 525-6145 www.nuwestcontracting.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 ENERGY EFFICIENCY & CONSERVATION Enerpro Systems Corp.

Steven Roka (604) 982-9155 www.enerprosystems.com FRESCo Building Efficiency

Jordan Fisher (250) 590-9440 www.frescoltd.com

Wyse Meter Solutions Inc.

Jessica Lewis (416) 869-3003 www.wysemeter.com Yardi Systems Inc.

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

CREDIT REPORTING AGENCY RentCheck Brenda Maxwell (800) 661-7312 Ext. 221 www.rentcheckcorp.com

ENGINEERS FRESCo Building Efficiency Jordan Fisher (250) 590-9440 www.frescoltd.com

DECKS Duradek Canada Ltd. Kim Smallwood (604) 591-5594 www.duradek.com

Read Jones Christoffersen Ltd.

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

Jason Guldin (250) 213-2520 www.rjc.ca

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

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

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FINANCIAL PLANNING, Mortgage Financing CIBC - Wood Gundy Gilbert Lam (604) 603-2889 www.cibcwg.com/ raymond-shum

Mike Nichol (250) 519-2300 www.megsonfitzpatrick.com

R. Folkins (604) 294-3301 www.cmwinsurance.com Megson Fitzpatrick Insurance Services

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 2019 | 27

THE KEY ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND INTERCOM REPAIRS & INSTALLATION, SECURITY & INTERCOM SYSTEMS Vandelta Communication Systems Ltd. Hugh Rae (604) 732-8686 www.vandelta.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 LEGAL SERVICES Haddock & Company C Grant Haddock (604) 983-6670 www.haddock-co.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

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

28 | WINTER 2019

PAINT SALES Cloverdale Paint Inc Dave Picariello (604) 551-8083 www.cloverdalepaint.com 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 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 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

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

PROPERTY MANAGEMENT Advent Real Estate Services Ltd. Michelle Farina (604) 782-6478

CAPREIT

Cody Neal (604) 210-7257 www.capreit.net Century 21 In Town Realty

Doug Holmes (604) 536-0220 www.penpm.com

Century Group Lands Corporation

Shamon Kureshi (403) 462-6200

Cherry Creek Property Services Ltd.

Bruce Robinson (604) 541-5244 www.hughmckinnon.com

Klaus Rode (604) 760-5856

Tina Thygesen 604.948.3832 www.centurygroup.ca Laurie Weitzel (250) 427-7411

Coldwell Banker MacPherson Real Estate Ltd.

Rob MacPherson (778) 882-0211

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

Sally MacIntosh (604) 980-9304 www.humeinvestments.com Lantern Properties Ltd.

Jeffrey Hayes (604) 220-5333

Macdonald Commercial R.E.S. Ltd.

Dexter PM

Katie Khoo (604) 501-4417 www.associabc.ca

Hume Investments Ltd.

Custom Realty Ltd.

Ascent Real Estate

Associa British Columbia Inc.

Hugh & McKinnon Realty Ltd.

LI-CAR Management Group

Genny Sturhahn (604) 430-5624

Azi Hosseini (778) 881-4414 Susan Colosie (604) 431-1800 www.ascentpm.com

Hope Street Management Corp.

Copper Ridge Court

Jolene Foreman (604) 916-6345 www.cpsreatly.ca

Aedis Realty

Homelife Peninsula Property Management

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

Lita Powell (250) 785-2662

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

GWL Realty Advisors

Stacey Hammond (604) 451-6504

Holywell Properties

Barry Wiedman (780) 488-0288

Tarek Shoukry (604) 713-3162 www.gwlrealtyadvisors.com Adam Major (604) 885-3460 www.holywell.ca

Murray Hill Developments Ltd.

ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND 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

Real Property Management

Kap Hiroti (604) 678-4696

Realstar Managemen

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

REMAX Professional Rental Management

Richard Van (604) 273-6801 www.professionalrentals.ca Rize Alliance Properties Ltd.

Katherine Lui (604) 630-1636

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 Valley Realty

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

S.A.H. Properties Ltd.

Seth Baker (778) 235-9293 www.multifamily.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 Cambridge Plumbing Systems Ltd.

Manna Plumbing Ltd.

Angela Thomaidis (416) 552-6144 Wesgroup Properties

CBRE Limited

Lance Coulson (604) 662-5141 www.cbre.ca Goodman Commercial Inc.

Leslie Pomeroy (604) 926-6947

Mark Goodman 604.714.4790 www.goodmanreport.com

Salesforce Marketing Limited

Jones Lang LaSalle Real Estate Services Inc. (JLL)

Marianne Miller (778) 878-7304

Multifamily Real Estate Services Corporation

Vertica

Rowan Property Management Ltd.

Anthony Boos (250) 719-5454

ROOFING Bond Roofing Daniel Fajfar (604) 375-2100 www.bondroofing.ca

Maulen Kalau (604) 675-5240 www.marcusmillichap.com

Seva Roberts (604) 537-4399

REAL ESTATE SALES Cushman and Wakefield Phil Joubert (604) 608-5955 www.cushmanwakefield.com

Royal LePage Cascade Realty

Marcus & Millichap

Dan Schulz (778) 999-5758 www.bcapartmentinsider.com

John Jurinak (604) 872-2561 www.cambridgeplumbing.com

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

Arthur Allan (250) 748-9090

Superior Flood & Fire Restoration

Vancouver Rental Group

Roboson Holdings Lt

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

Macdonald Commercial R.E.S. Ltd.

David Venance 604-998-6054 www.jllmultifamilybc.com

Chris Kobilke (604) 710-3908 www.mannaplumbing.com RESTORATION Phoenix Restorations Ltd. John Wallis (604) 945-5371 www.phoenixrestorations.com Prostar Painting & Restorations Ltd.

Jonathan Moorhouse (604) 876-3305 www.prostarpainting.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

Blaine Booth (604) 601-8206 www.superiorrestoration.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 Jodelene Weir (855) 522-9464 www.pen.do/partners/ landlordbc

WASTE/ RECYCLING Waste Connections of Canada Inc. (Formerly Progressive Waste Solutions) Rob Barr (604) 834-7578 www.

WasteConnectionsCanada. com 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

Yardi Systems Inc.

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

SUPPLIES - HARDWARE Rona Inc. Brad LeGrow (604) 314-1366 www.rona.ca TAX PLANNING D&H Group LLP, CPA’s Michael Louie (604) 731-5881 www.dhgroup.ca 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

WINTER 2019 | 29

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

COMMUNICATIONS/ ENTERTAINMENT Telus Michelle Mydske (604) 230-2658 www.telus.com

Capri CMW

APPLIANCE - RENTALS Coinamatic Canada Inc. Jack Ursaki (604) 813-7805 www.coinamatic.com

CREDIT REPORTING AGENCY RentCheck Brenda Maxwell (800) 661-7312 Ext. 221 www.rentcheckcorp.com

Mike Nichol (250) 519-2300 www.megsonfitzpatrick.com

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 BUILDING SUPPLIES Home Depot Michael Lirangi (416) 571-8940 www.homedepot.ca/proxtra 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

30 | WINTER 2019

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

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 BFL Canada Insurance Services Inc.

Shirley Timmins (604) 669-9600 www.bflcanada.ca

R. Folkins (604) 294-3301 www.cmwinsurance.com Megson Fitzpatrick Insurance Services

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

Brown Bros. Agencies Limited

Blane Fowler (250) 385-8771 www.brownbros.com

Colyvan Pacific Property Management

Jodi Levesque (250) 754-4001 www.colyvanpacific.com

TPM Properties

Debbie Hunt (250) 383-7663 Widsten Property Management

Lindsay Widsten (250) 753-8200

Complete Residential Property Management

Dennie Linkert (250) 370-7093

SOFTWARE - PROPERTY MANAGEMENT Pendo Jodelene Weir (855) 522-9464 www.pen.do/partners/ landlordbc

Cornerstone Properties Ltd.

Yardi Systems Inc.

Jason Middleton (250) 475-2005

Countrywide Village Realty Ltd.

Tracey Forest (250) 749-6660 David Burr Ltd.

Cindy Lam (250) 384-9335 davidburr.com/

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

SUPPLIES - HARDWARE Rona Inc. Brad LeGrow (604) 314-1366 www.rona.ca

MORTGAGE FINANCING First National Financial Corp Russ Syme (778) 327-5712 www.firstnational.ca

David Craig (250) 595-7000 www.devonprop.com

UTILITIES/ NATURAL GAS Absolute Energy Inc. / Bluestream Energy Kirby Morrow (778) 340-1580 www.absolute-energy.ca

Duttons & Co. Real Estate

FortisBC Energy Inc.

MORTGAGE INSURANCE CMHC Robyn Adamache (604) 731-5733 www.cmhc.ca

Equitex Property Management

ONLINE PAYMENT SERVICE Yardi Systems Inc. Sam Jaishankar (888) 955-7900 www.yardi.com PIPE LINING/ RE-PIPING Victoria Drain Services Dave Lloyd (250) 818-1609 www.victoriadrains.com POWER WASHING Island Carpet & Upholstrey Cleaning Inc. Ron Gould (250) 590-5060 www.islandcarpetcleaning.ca PROPERTY MANAGEMENT Advanced Property Management Inc. Lorri Fugle (250) 338-2472 www.advancedpm.ca

Devon Properties Ltd.

David Logan (250) 389-1011

Cynthia Blank (250) 386-6071 Kahl Realty Inc.

Jason Kahl (250) 391-8484 Meicor Realty Management Services Inc.

Laurie Sims (250) 338-9979

Oakwood Property Management

Carol Dobell (250) 704-4391

Pemberton Holmes Property Management

Claire Flewelling-Wyatt (250) 478-9141 Proline Management Ltd.

Kelly Whitney (250) 475-6440 www.prolinemanagement. com Raamco International Properties Canadian Ltd.

Kimm Zbierski (201) 567-5991 www.raamco.ca

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

A refreshingly simple way to manage your properties

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NeW

ReDuCeD

ReDuCeD

Carmel Apartments

elliot Manor

Side-by-side buildings

1122 Burnaby Street, Vancouver

210 Agnes Street, New Westminster

4651 & 4663 Hastings Street, Burnaby

Well-maintained 23-suite West End building.

Well maintained and updated 18-suite apartment

Mixed-use investment opportunity

$426,000 per unit / 3% cap rate

building. 3.9% cap rate

Can be purchased on individual basis

$9,800,000

$4,980,000 (previously $5,218,000)

$5,350,000 + $2,600,000 (reduced $650,000)

ReDuCeD

uNDeR CoNRACt

uNDeR CoNRACt

Landsdowne House 1537 Burnaby Street, Vancouver

Magnolia Manor

Nelson Plaza

325 Ash Street, New Westminster

1019 Bute Street, Vancouver

24 suites close to English Bay. Renovation program

27-suite three-storey apartment building improved

16-suite West End apartment building with infill

almost complete – 3.9% cap rate.

on a large ~21,000 SF lot.

development potential.

$11,800,000 (previously $12,600,000)

$6,150,000

$9,250,000 (previously $10,250,000) SoLD

SoLD

SoLD

Sharon Apartments

8-suite apartment building

1175 Pacific Street, Vancouver

4987 Main Street, Vancouver

Balmoral Park Apartments 1265 West 13th Avenue, Vancouver

23 suites in the West End—facing Sunset Beach.

Redevelopment potential (Little Mountain Adjacent

44 suites in South Granville on a massive 25,000 SF

Requires TLC —$391k per unit.

Area Rezoning Policy, up to 2.3 FSR)

lot. 500 metres to future S. Granville SkyTrain station

Listed $9,000,000

Listed $3,800,000

Listed $24,000,000

David Goodman Direct 604 714 4778 david@goodmanreport.com

Mark Goodman

Cynthia Jagger

Personal Real Estate Corporation

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