Installing Solar PV on MURBs
LandlordBC Legislative Helpline
WINTER 2024
PM 40063056
LANDLORDBC 2024 AGM
Navigating Strata Bylaws and RTA
Vancouver 2050 Build, Broker, Buy, Insure, Roof, Plumb, Wire, Glaze and Property Manage this:
Rental Buildings. Lots of Them. Apartment Buildings | Land Assemblies Strata Dissolution | Investment Properties
Dan Schulz, PREC
Chris Winckers
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THE KEY
CONTENTS
Office Hours: 8:30 am to 4:30 pm weekdays Office: 105 — 1001 Cloverdale Ave Victoria, BC V8X 4C9 Vancouver Island: 250.382.6324 Lower Mainland: 604.733.9440 Toll Free BC: 1.888.330.6707
David Hutniak Chief Executive Officer
Ian Cullis Vice-President, Sustainability
Hunter Boucher Vice-President, Operations
Monika Sosnowska Director, Marketing and Communications
Lisa Henderson Senior Member Services Representative
Bryan Smith Member Services Representative
Siyu Chen Member Services Representative
Alvin Christian Alfonso Membership Engagement
Board of Directors Board Chair: Nicolas Denux Vice-Chair: Michael Drouillard Secretary-Treasurer: Derek Townsend Directors James Blair, Dorothy Friesen, Matin Ghavi, Kerri Jackson, Sarah Lui, Shawn Punton, Kim Schuss, Allan Wasel
Cover photo credit: Monika Sosnowska
The KEY is published by MediaEdge Communications For any advertising/publishing inquiries, please contact: Dan Gnocato, Publisher, dang@mediaedge.ca or t: 604 549 4521 Publication Mailing #40063056 Editor Hunter Boucher, hunterb@landlordbc.ca Editor Monika Sosnowska, monikas@landlordbc.ca Production MediaEdge Communications
4
CEO’s Message
6
Chair’s Message
8
LandlordBC 2024 AGM
12
Funding and Retrofits for a Sustainable Future
16
Installing Solar PV on MultiUnit Rental Buildings
18
Navigating Strata Bylaws and RTA
22
Insurance 101: Five Ways To Improve Your Building
25
Hunter’s Hints
27
Associate Members/ Corporate Suppliers — Mainland
29
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 2024 | 3
THE KEY
CEO’S MESSAGE David Hutniak, CEO, LandlordBC
THE FINAL RESULTS ARE IN: B.C. ELECTION 2024 After nine days of waiting, the B.C. NDP, despite holding a narrow majority, was asked by Lieutenant Governor Janet Austin to form a government. What then unfolded were two recounts that failed to resolve the outcome, thus leading to a judicial recount. We learned the final results on November 8th with the B.C. NDP continuing to hold their narrow majority with 47 seats, the B.C. Conservatives 45 seats, and the B.C. Greens 2 seats. We congratulate Premier Eby and his MLA colleagues and look forward to his government collaborating with LandlordBC to strengthen B.C.’s rental housing ecosystem.
RENTAL MARKET TO COOL
Recently, the federal government announced it will be cutting immigration in response to mounting economic pressures, including the cost and availability of housing. This move from the feds would involve lowering the cap on permanent residents and introduce controlled targets for temporary residents. The repeal on immigration comes after years of intense population growth, with January 2023 to January 2024 seeing an annual population growth rate of 3.2 per cent — the highest rate since 1957. Of those 1,271,872 newcomers, 97.6 per cent were made up of permanent and temporary immigrants, with only 2.4 per cent of that growth stemming from natural increase, according to Statistics Canada. With such intense immigration occurring in a short period of time, and an inadequate amount of new housing coming online, the housing market tightened and the gap between the number of would-be homebuyers and renters and supply widened to critical levels — an issue only exacerbated by high interest rates, the growing cost to build, and high land costs, just to name a few factors. Overall, Canada will welcome 900,000 less newcomers over the next two years and see its population decline by 0.4 per cent by 2026, followed by slow growth beginning in 2027. Economists are calling these new immigration targets one of the more consequential
4 | WINTER 2024
policy reversals in recent memory. These reductions are accompanied by a number of other policy changes aimed at reducing immigration, including the cap on international students and increased eligibility requirements for temporary foreign workers. In light of these changes, economists collectively predict that Canada’s housing market can expect to see some substantial impacts both in the long and short term.
DECLINING RENTER POPULATION
One of the first areas to experience the impacts of reduced immigration — already visible in B.C.— will be the rental market, as newcomers, especially temporary residents, rely more heavily on renting than owning. Any net outflow of non-permanent residents will shrink rental demand in the near term—especially in areas close to post-secondary education institutions where ballooning international student enrolment crushed vacancy rates. At the same time, we are seeing a substantial amount of condo and purpose-built rental completions come online, which, when coupled with a declining renter population, will produce a supply surplus that could slow rent hikes. They could even drive rent lower if vacancies jump materially. The unfortunate outcome could be cautious investors shying away from throwing their money into condos and purposebuilt apartment buildings if demand remains low. It is my view that we must not retreat from the momentum we’ve begun to witness in the construction of new purpose-built rental housing. The government must ensure that we have the necessary policies and support in place to maintain the current momentum during these uncertain times.
MIND THE GAP
In the longer term, the gap between housing supply and demand could be lessened as a result of fewer immigrant households being formed. The sheer lack of would-be-homeowners and renters could provide a significant opportunity for Canada to get back on track with its housing targets assuming we keep up the recent pace of homebuilding. But the shift won’t be felt immediately. It is estimated that growth in housing stock fell short of new households by 545,000 between 2015 and 2023. This gap will take years to undo. In the meantime, construction costs remain high due to factors outside of immigration, meaning homebuilders will continue to struggle to deliver affordable homes. Simply put, we need to keep building housing.
A SHORT PERSONAL NOTE ABOUT THE 2024 AGM
The 2024 AGM held in Vancouver was a huge success with a great member turnout and a fantastic program. Thank you to all the guest speakers and panel members who participated in our program, and a special thank you to all our sponsors, without whom we could not deliver the programming and events that we do. I would also like to take this opportunity to personally thank two departing directors, Jason Middleton and Paul Sander. Jason served as chair of the board of directors for the past eight years and I will always be grateful for his leadership and support. Paul is undoubtedly the longest serving director we’ve had, with more than 25 years of service with LandlordBC and our predecessor association BCAOMA. I knew I could always count on Paul for his industry expertise, for which I’m most appreciative. Thank you both for your service.
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THE KEY
CHAIR’S MESSAGE Jason Middleton, Chair, LandlordBC
The following is the chair’s message presented to LandlordBC members at the Annual General Meeting that took place on October 15, 2024 in Vancouver. Last year, I remember saying to you that like all British Columbians, our sector is navigating challenging times with out-of-control operating expenses, spiralling inflation and the Bank of Canada aggressively increasing interest rates, the latter contributing to a stall in most purpose-built rental construction. While we are seeing a slow tempering of interest rates, we’re not out of the woods yet, and the overall picture for our sector and broader economy has not improved markedly. As rental housing providers, we will continue to be vigilant in managing our rental businesses. Despite ongoing challenges in our sector, as an optimist, I truly believe that this is a resilient industry with strong long-term growth potential. Needless to say we need responsive governments at all levels with innovative solutions that support, not harm, our sector. That’s why LandlordBC role as advocate remains so critical. While we were pleased that our advocacy efforts resulted in the province implementing a maximum allowable rent increase of 3 per cent for 2025, there continues to be a disconnect between the allowable annual increases and the true cost of operating rental housing. This is an area that LandlordBC continues to pursue with the government, and earlier this year the premier privately acknowledged that his government needs to explore the tools at its disposal to support our sector while ensuring rental housing is attainable for tenants. Our plan is to aggressively build upon our continuing advocacy on tax policy, including the potential creation of a property tax sub-class for purpose-built rental apartments with a reduced mill rate, for example. We also believe that it would be appropriate to limit property tax increases to CPI and look at tying utility cost increases to CPI as well. One area where LandlordBC has been persistent in its advocacy is regarding the Residential Tenancy Branch and its responsibility to deliver timely access to justice for both landlords and tenants. We have in fact seen meaningful improvement in wait times for both participatory hearings and adjudicated decisions. Current participatory hearings wait times are two weeks for emergency hearings, seven weeks for standard hearings, and 10 weeks for monetary hearings. This represents a 64 per cent improvement in the past 24 months. As for adjudicated decisions, i.e. direct requests, the wait times are under 10 days which represents a 79 per cent drop in the past 24 months. These are good results, and we will continue to liaise with RTB to ensure they remain responsive.
6 | WINTER 2024
Another area where LandlordBC, as part of our advocacy work, has been particularly active is regarding the challenges surrounding the eviction of difficult tenants. We have been particularly concerned about the “serial” abusers who typically target smaller, secondary market landlords with some egregious results including large sums of unpaid rent, significant damage to units and, threats of physical harm to landlords. We have urged the Housing Minister, Honourable Ravi Kahlon, to provide the RTB with all the necessary resources to enforce the Residential Tenancy Act and provide landlords with recourse to recover expenses related to removing these irresponsible tenants. In the course of those discussions, largely over the past 18-24 months, it was obvious that Minister Kahlon was interested in a solution whereby the province could provide some sort of assurance that landlords would be able to recover these costs. What emerged was not necessarily our first choice, but last month the minister announced an insurance scheme that we feel has merit, although there’s more details to flesh out. In his announcement, Minister Kahlon noted that he’s very concerned that some homeowners have suites that they don’t want to rent because they’re afraid of being scammed. As well, some landlords lose out on unpaid rent, even after the Residential Tenancy Branch rules in their favour, because the tenant can’t be located to repay. The insurance program he announced is essentially a “backstop,” he said, and he will consult with LandlordBC to finalize the program and work with our team for its roll out. The program is focused on landlords with four or fewer units and will compensate landlords for related removal costs of a tenant, such as hiring a bailiff, removing belongings left behind, as well as reimbursing for any outstanding rent. However, damage to the rental suite wouldn’t be covered because that would be available through the landlord’s property insurance. The program will be optional for landlords, but the minister expects many to sign on, and so do we. A small premium will be charged although that remains to be determined and is somewhat dependent upon overall participation. We’ll keep you posted. We know most tenants are responsible, and while this solution is perhaps not the panacea for dealing with problematic tenant situations, it is a step in the right direction. We certainly will continue to advocate for more supports for our sector to ensure that it continues to grow. I’d be remiss if I didn’t mention a form of advocacy that’s grown in importance at LandlordBC. At last year’s AGM I shared with you the June 2023 launch of the Rental Apartment Retrofit Accelerator Program or RARA, and since then I know you’ve seen a lot of information shared about the program in our e-newsletter and social media. This two-and-a-half year pilot program funded by CleanBC, the City of Vancouver, and BC Hydro continues to expand with new incentive funding emerging from the province, BC Hydro, and other sources. In fact, those who attended our October AGM would have learned more about the new MURB funding opportunities. The learnings from RARA will better position our sector to negotiate with government to secure supports while tempering their expectations in terms of what is achievable, how fast, and at what cost when it comes to energy retrofits. We are committed to seek similar opportunities
LANDLORDBC WELCOMES NICOLAS DENUX
for the secondary market. (Learn more about RARA on page 12)
The board of directors welcomes Nicolas Denux as the new board chair.
To reinforce our commitment to support our members and sector on this front we have created a dedicated role within LandlordBC to lead our sustainability efforts. We are pleased to have Ian Cullis join us as vice president, sustainability in September. Ian has an impressive track record in this space including 12 years leading the sustainability efforts for the B.C. Non-Profit Housing Association and he will be engaging with many of you in the coming weeks and months.
Nicolas is a partner at Groupe Denux, a second generation family business that started 50 years ago. As a B.Sc. graduate of the University of Victoria, he has been involved in the operations, maintenance, management and development of apartment buildings since his teen years, spending his summers cutting lawns, painting apartments and repairing fences. Proudly based in Victoria, B.C., Groupe Denux is managed by five siblings and their spouses who operate apartments primarily on Vancouver Island, with a number of apartment properties located in B.C., Alberta and Quebec. Groupe Denux is exited to bring to market the three rental apartment projects currently under construction on Vancouver Island, totaling 226 apartments, with another seven projects in early planning and construction phase.
Finally, for those of you who do not know, I will be leaving the LandlordBC board of directors at the completion of the 2024 AGM. It has been my pleasure to serve as a director of LandlordBC and chair of the board. To my fellow directors past and present, thank you for your friendship and partnership and dedication to the association.
Nicolas has served on the board of LandlordBC since 2019, and prior to the amalgamation of B.C.’s rental housing associations, he served on the board of ROMS B.C., both as board member and as treasurer. “I am very honoured to be named chair of the board of LandlordBC. I look forward to working with the CEO David Hutniak, the staff and my colleagues on the board in defending our industry and promoting rental housing to help our members succeed with their rental properties,” he says.
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View more listings: NationalApartmentGroupBC.ca This disclaimer shall apply to CBRE Limited, Real Estate Brokerage, and to all other divisions of the Corporation; to include all employees and independent contractors (“CBRE”). All references to CBRE Limited herein shall be deemed to include CBRE, Inc. The information set out herein, including, without limitation, any projections, images, opinions, assumptions and estimates obtained from third parties (the “Information”) has not been verified by CBRE, and CBRE does not represent, warrant or guarantee the accuracy, correctness and completeness of the Information. CBRE does not accept or assume any responsibility or liability, direct or consequential, for the Information or the recipient’s reliance upon the Information. The recipient of the Information should take such steps as the recipient may deem necessary to verify the Information prior to placing any reliance upon the Information. The Information may change and any property described in the Information may be withdrawn from the market at any time without notice or obligation to the recipient from CBRE. CBRE and the CBRE logo are the service marks of CBRE Limited and/or its affiliated or related companies in other countries. All other marks displayed on this document are the property of their respective owners. All Rights Reserved. Mapping Sources: Canadian Mapping Services canadamapping@cbre.com; DMTI Spatial, Environics Analytics, Microsoft Bing, Google Earth
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WINTER 2024 | 7
THE KEY
LANDLORDBC 2024 AGM
Thank you to all of the speakers, attendees, and sponsors of LandlordBC’s 2024 AGM! On October 15, 2024, we hosted our Annual General Meeting at the Sheraton Wall Centre in Vancouver. The event featured a packed agenda, with dynamic guest speakers addressing a wide array of timely topics, including market trends, strategies for accelerating purpose-built rental construction, and available energy efficiency retrofit subsidy programs. We are deeply grateful to our event sponsors, whose generous support made this gathering possible. Special thanks to our Premier Sponsor, Home Depot; Gold Sponsor, Haddock & Co.; Tech Sponsor, Yardi; Dinner Sponsor, RJC Engineers; Beverage Sponsor, Acera Insurance; and Panel Sponsor, FortisBC. A special thank you to our keynote speaker, Gregor Craigie. And, last but not least, thank you to all our members who attended and contributed to making this AGM a success! We are pleased to announce the new slate of directors for the LandlordBC Board. We are confident that their collective expertise and commitment will guide us forward as we continue to strengthen the rental housing industry in British Columbia. Our 2024-2025 LandlordBC Board of Directors: Nicolas Denux (Chair) Michael Drouillard (Vice-Chair) Derek Townsend (Secretary-Treasurer)
8 | WINTER 2024
James Blair
Sarah Lui
Dorothy Friesen
Shawn Punton
Matin Ghavi
Kim Schuss
Kerri Jackson
Allan Wasel
We are especially excited to welcome three new members to our board: Matin Ghavi, Shawn Punton, and Allan Wasel. Their diverse perspectives and experience will be invaluable to the success of our organization. As we look to the future, we would also like to extend our sincere gratitude to outgoing directors Jason Middleton (pastchair) and Paul Sander for their dedication and service to the LandlordBC community. Their contributions have been significant, and we deeply appreciate their leadership and commitment. Please join us in welcoming the new directors and in thanking our departing directors for their service.
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6 things you need to know about gas absorption heat pumps Gas absorption heat pumps are relatively new to B.C. but have been used in Europe for space and water heating for more than two decades. Here’s what you need to know about this innovative technology:
1 They can operate at more than 100 per cent efficiency.
4 They can reduce GHG emissions2 with fewer upgrades.
By using the evaporation and absorption of liquids to transfer heat, a gas absorption heat pump creates more than one unit of heat for every unit of energy it uses.1
Gas absorption heat pumps can use the gas equipment that’s already available in a building, like ductwork and piping.
2 They can maintain a comfortable space on the coldest days. Gas absorption heat pumps are designed to operate efficiently in colder climates, even when temperatures drop below -40 °C.
3 They can be used in a variety of buildings. These heat pumps can be suitable for a wide range of commercial, multi-unit residential and institutional buildings, like offices, hotels, care homes, recreation centres and more.
1 Coefficient of performance (COP) and gas usage efficiency (GUE) results of more than 1.0 were achieved in a Robur A gas absorption heat pump system with dynamic controls, as recorded by Building Energy Solutions (BES) Ltd. in its measurement and verification report for the gas absorption heat pump pilot, phase three and four, September 9, 2021.
When compared to standard-efficiency, 80 per cent annual fuel utilization efficiency, gas furnaces and boilers.
2
5 They allow customers to choose their preferred energy source. Gas absorption heat pumps can help reduce energy use, operating costs and associated GHG emissions for customers who prefer—or need to use—gas for space and water heating.
6 Gas heat pumps allow customers to further reduce emissions with Renewable Natural Gas.3 These units provide an opportunity for customers to designate up to 100 per cent of their energy as Renewable Natural Gas (RNG) to help lower overall emissions further.
3 Renewable Natural Gas (also called RNG or biomethane) is produced in a different manner than conventional natural gas. It is derived from biogas, which is produced from decomposing organic waste from landfills, agricultural waste and wastewater from treatment facilities. The biogas is captured and cleaned to create RNG. When RNG is added to North America’s natural gas system, it mixes with conventional natural gas. This means we’re unable to direct RNG to a specific customer. But the more RNG is added to the gas system, the less conventional natural gas is needed, thereby reducing the use of fossil fuels and overall greenhouse gas emissions.
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When compared to standard-efficiency, 80 per cent annual fuel utilization efficiency, gas furnaces and boilers.
*
FortisBC Inc. and FortisBC Energy Inc. do business as FortisBC. The companies are indirect, wholly owned subsidiaries of Fortis Inc. FortisBC uses the FortisBC name and logo under license from Fortis Inc. (24-122.10 11/2024)
THE KEY
FUNDING AND RETROFITS FOR A SUSTAINABLE FUTURE By Ian Cullis, Vice President, Sustainability, LandlordBC A growing trend in policy and funding aimed at reducing building carbon emissions and enhancing energy efficiency is driving the adoption of heat pumps, particularly in the rental sector and multi-unit residential buildings (MURBs). Undertaking building retrofits can realize many benefits, but requires careful planning to allow time to identify the most cost-effective retrofit options that can avoid potential higher costs associated with electrical capacity and structural upgrades. Fortunately, the LandlordBC Rental Apartment Retrofit Accelerator (RARA) program administered by FRESCo provides more than $60,000 worth of support for the planning and implementation of retrofits.
CURRENT TRENDS
British Columbia is grappling with both a housing crisis and a climate emergency; and increasing the availability of rental housing and reducing the environmental impacts of housing are two parallel priorities. As many existing buildings will still be operational in 2050, there is a growing push from all levels of government for building retrofits. For instance, LandlordBC continues active consultation with the B.C. provincial government as it considers an Alterations Code for Energy Efficient, Resilient Buildings which may set requirements for renovations and upgrades to bring older buildings up to current standards, make them more energy efficient, and reduce greenhouse gas emissions. Many aging gas-heated buildings can reduce energy bills by up to 30 per cent through energy efficiency retrofits, leading to substantial carbon emissions savings. Landlords have various retrofit options available—from simple lighting upgrades to comprehensive overhauls—including HVAC, DHW, window, envelope and mechanical system retrofits. Residents increasingly want resilient buildings that offer enhanced comfort, improved air quality, reduced noise levels, lower energy costs, and aesthetic appeal. The demand for cooling solutions has surged since the 2021 heat dome, which caused 98 per cent of heat-related deaths to occur in residences, with 40 per cent of those among residents of MURBs. A solution available to landlords is the installation
12 | WINTER 2024
OPPORTUNITIES FOR BUILDING RETROFIT FUNDING Recognizing the high costs of building renewal with highperformance equipment, various rebates, incentives, and tax credits have emerged to support these efforts. Here are some key funding options to support building renewal: 1. CleanBC Multi-Unit Residential Building (MURB) Retrofit Who: Multi-unit residential buildings, three storeys or higher with common area lighting and central mechanical systems. What: Rebates for equipment upgrades such as lighting, pumps, fans, and heating systems. Amount: Prescribed rebates for electric equipment. 2. Fortis Rebates Who: Multi-unit residential buildings, three storeys or higher. What: Prescriptive rebates based on building systems. Amount: Varies based on system efficiency and energy savings. 3. CMHC MLI Select Insurance Who: Existing affordable, energy-efficient, and/or accessible housing projects. What: Insurance incentives based on affordability, energy efficiency, and accessibility. Amount: Longer amortization and higher loan-to-value ratios based on points scored. 4. BC Clean Buildings Tax Credit Who: Commercial and multi-unit residential buildings with four or more units. What: Tax credit for reducing the energy use intensity of eligible buildings. Amount: 5 per cent of qualifying expenditures. 5. Federal Clean Technology Investment Tax Credit Who: Taxable corporations, mutual fund trusts, or real estate investment trusts. What: Tax credits for electric infrastructure, including heat pumps. Amount: Refundable tax credit up to 30 per cent of capital costs. 6. Victoria and Saanich Property Tax Exemption Who: Multi-unit residential buildings with 3 or more units. What: Municipal property tax exemption. Amount: Up to 100 per cent of eligible project expenses over a maximum term of 10 years.
THE KEY of heat pumps, which provide both heating and cooling. This enables building owners to maintain comfortable conditions year-round. Additionally, the electric vehicle (EV) market is expanding, with sales of plug-in and hybrid vehicles making up 13 per cent of the overall market, and 22 per cent in British Columbia. This growth will necessitate the development of EV charging infrastructure in market rental buildings. Collectively, these demands for electrification are placing significant pressure on rental sector buildings, budgets, and the province’s electrical grid.
FREE PLANNING AND IMPLEMENTATION SUPPORT Developing an asset management and capital renewal strategy to leverage incentives (see sidebar) can lead to significant longterm financial benefits and increased value for stakeholders. By embedding sustainability-focused plans and utilizing existing data, building owners can navigate funding programs more efficiently, ultimately reducing costs and enhancing tenant comfort. During the planning phase, owners of market rental buildings can access free coaching support, screening assessments, options studies and/or feasibility studies from the LandlordBC RARA program, valued at up to $60,000. Additionally, the CleanBC program offers opportunity assessments and feasibility studies for MURBs, while FortisBC provides free walkthrough energy assessments to identify low-cost energy conservation measures. As retrofits are implemented, owners must consider factors such as building electrical capacity, neighbourhood electrical capacity, system
space requirements, cooling demand, potential bylaws, and investor interests in high-performance buildings. Given the complexities and costs associated with comprehensive energy-efficient retrofits, early planning is crucial. With support from FRESCo provided by the LandlordBC RARA program and by phasing retrofits and focusing on reducing energy demand, building owners can decrease system costs and mitigate the need for extensive upgrades. Over the next five years, our goal is to support the rental sector in planning for climate change mitigation while piloting innovative technologies and programs. In building the business case for these upgrades, it’s essential to consider benefits beyond energy savings, including maintenance, health improvements, insurance, and available funding opportunities. To navigate the extensive array of funding options, programs like the LandlordBC RARA offer expert guidance throughout the retrofit process. This initiative, supported by various government and utility organizations, provides valuable resources to ensure the successful implementation of energy efficiency and decarbonization retrofits in British Columbia’s rental sector. LandlordBC’s Rental Apartment Retrofit Accelerator (RARA) program is supported with funding from the City of Vancouver, the City of Victoria, the District of Saanich, BC Hydro, the Province of BC and federal funding through the Zero Emissions Innovation Centre (ZEIC) as part of the BC Retrofit Accelerator (BCRA). The RARA program is a LandlordBC initiative, administered in partnership with FRESCo Building Efficiency.
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THE KEY
INSTALLING SOLAR PV ON MURBS By Colyn Strong, Founder & President, Shift Energy Group The adoption of solar photovoltaic (PV) systems for multi-unit rental buildings (MURBs) has become a powerful way to reduce energy expenses, enhance property value, and demonstrate environmental stewardship. HOW DOES SOLAR WORK? Solar photovoltaic (PV) systems work by converting sunlight into electricity through solar panels installed on the roof or other suitable locations on your building. Each panel contains cells made from semiconducting materials, usually silicon, which generate an electric current when exposed to sunlight. This direct current (DC) power is then converted into alternating current (AC) by an inverter, making it compatible with the building’s electrical system and ready to power the buildings electrical needs.
WHAT IS NET METERING AND NET BILLING? Net metering and net billing are programs that negate the need for battery storage. These programs allow rental building owners to earn credit or payment for excess energy generated by their solar PV system. With net metering, if your building produces more electricity than it consumes, the excess power is sent back to the utility grid, then banked as an energy credit on your utility bill. Surplus credits can then offset your energy costs in months when solar generation is lower, such as in winter. Net billing, on the other hand, is slightly different: instead of receiving credits, you are paid for the surplus power at a predetermined rate, which is often lower than the retail rate you pay for electricity from the grid. Both programs can reduce operating costs by allowing you to capitalize on excess solar energy. Since 2004, BC Hydro has offered a net metering program. However, in July 2024, BC Hydro made an application to the BCUC to transition to net billing, with the intent of aligning the value of excess generation with the true cost of power on a kilowatt-hour (kWh) basis.
INSTALLATION CONSIDERATIONS Installation of solar PV on a MURB may seem daunting, but with proper planning, it’s a relatively straightforward process. Professional installers conduct thorough site assessments, considering roof space, orientation, and shading. They will also evaluate the building’s electrical and structural infrastructure to determine the best way to integrate solar power. Rooftop PV systems are the most common choice, and most modern buildings have sufficient space and capacity for these installations. For properties with limited roof space, covered parking (carports) or ground-mounted solar can provide additional options, allowing for greater flexibility, albeit at a higher cost. The permitting process varies by location. Reputable solar installers can handle all aspects of project development to ensure the installation goes smoothly.
INCREASE NET OPERATING INCOME Installing solar PV systems in rental properties can reduce the building’s overall electricity costs, cutting down a fixed operating expense significantly. Property owners can use solar energy to power common
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areas such as hallways, elevators, laundry rooms, and parking lots – decreasing the dependency on grid electricity.
LONG-TERM DURABILITY AND LOW MAINTENANCE Solar PV systems are known for their durability and minimal maintenance requirements, making them ideal for property owners who seek longterm, hands-off investments. The average lifespan of a solar PV panel is about 30 years, retaining up to 87.5 per cent of their initial power capacity after 30 years in use. High-quality panels and inverters typically come with warranty terms of 10-30 years, and modern systems are designed to withstand weather conditions such as wind, rain, and snow. Maintenance for solar PV systems is minimal. Cleaning of the panels, usually once a year, is recommended to ensure maximum efficiency, although natural rain can often be sufficient. Periodic inspection of mechanical and electrical connections can bring an added level of preventative maintenance. Most PV systems come with online monitoring, providing system production reporting, as well as e-mail alerts in the unlikely event of a system fault.
ENVIRONMENTAL STEWARDSHIP Installing solar PV supports global sustainability goals by reducing greenhouse gas emissions and dependence on fossil fuels. For a multiunit rental property, this translates to a reduction in carbon footprint. Many tenants are actively seeking ways to lessen their environmental impact, so having a solar-powered building aligns with the values of today’s eco-conscious residents. In addition to attracting tenants, a commitment to sustainability enhances the property’s reputation. Owners can leverage solar PV as a unique selling point, showcasing the property’s green initiatives in marketing materials, websites, and leasing tours. This can positively impact community relations and create a favourable image among residents and neighbouring property owners alike.
ENERGY INDEPENDENCE Utility rates are expected to continue rising over time. Solar PV offers a measure of energy independence, allowing MURBs to mitigate these increases. Installing solar today can help protect owners and tenants alike from future energy price hikes, contributing to long-term stability and predictability in utility costs. For properties in areas with frequent power outages or grid instability, solar PV systems can pair with battery storage to provide backup power. Though batteries involve an added cost, they offer an extra layer of resilience and reliability that many tenants can appreciate, like keeping elevators and common area lighting running during a power outage.
INCREASED PROPERTY VALUE Solar PV systems contribute to the building’s market value. Properties equipped with renewable energy systems are appraised at higher values, which benefits owners in the case of future sales or refinancing. With capitalization rates in the province averaging 4 to 5 per cent, the value of ongoing energy savings now far outweighs the net capital cost of a design-built system.
CASE STUDY – COLWOOD BC Shift Energy Group recently completed a solar project on a 72-unit purpose-built rental building in Colwood. The owner was interested in piloting solar to offset the buildings common area costs. After all federal and provincial grants and tax incentives, the net project cost was just over $100,000. At today’s energy rates, the project nets an annual savings of almost $12,500. The result is a 30-year IRR of over 8 per cent at a modest 3 per cent electricity cost escalation. Using an average cap rate of 4.5 per cent for new construction in the Capital Region, the energy savings results in a cap value of over $275,000. Immediately increasing the property’s value. Investing in solar energy for rental buildings enhances ESG (Environmental, Social, and Governance) performance by reducing
FINANCIAL INCENTIVES
BC Hydro Grant – Up to $25,000 at $1,000 per kilowatt of installed generator capacity to a maximum of 50 per cent of the project cost. Federal ITC – The Clean Technology Investment Tax Credit (ITC) allows companies investing in renewable energy and energy storage projects to recoup 30 per cent of their capital costs as a refundable tax credit. Federal ACCA - Additionally, under class 43.1 and 43.2 of Canada’s Income Tax Regulations, The Accelerated Capital Cost Allowance (ACCA) allows investors an accelerated write-off of equipment used to produce energy from alternative sources. Combined, these programs can result in capital cost savings of over 50 per cent.
the carbon footprint and appealing to eco-conscious tenants. Solar power lowers energy costs, increases profits, and offers financial incentives and tax benefits. This investment aligns business goals with sustainability, supporting responsible management and longterm value.
Shift Energy Group “Shift”, a leading solar and energy storage installer, specializes in residential and commercial design-build projects with offices nationwide. Our energy solutions provide lasting value, saving customers money while benefiting the environment. Contact our team at shift.ca or 1.844.507.4438.
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THE KEY
NAVIGATING STRATA BYLAWS AND RTA By Oscar Miklos, Lawyer & Founder, Refresh Law
For instance, if the strata corporation has a no-pet bylaw, a landlord cannot authorize a tenant to keep pets in the unit. Similarly, if the strata corporation enforces a prohibition on short-term accommodations (eg. Airbnb) or a limit on the number of occupants residing in a strata lot, these conditions must be mirrored in the tenancy agreement. Not aligning the tenancy agreement with strata bylaws and rules may result in the tenant unknowingly violating them, which could lead to fines or even an eviction notice from the strata corporation. 2. Always provide the tenant with your strata corporation’s bylaws and rules and get the tenant to sign off on a Form K. Landlords must provide tenants with a copy of the strata corporation’s bylaws and rules and ensure they understand their responsibilities under these documents. According to Section 146 of the SPA, landlords are obligated to provide tenants with a Form K- Notice of Tenant’s Responsibilities. The tenant must sign this form, which serves as an acknowledgment of their responsibility to comply with the strata corporation’s bylaws and rules. The landlord must return this signed form to their strata corporation within two (2) weeks of renting their strata lot.
For residential landlords renting units in strata developments, a clear understanding of both the Strata Property Act (SPA) and the Residential Tenancy Act (RTA) is essential. As a landlord of a stratified rental unit, renting a strata lot involves juggling various legal obligations to both the tenant and the strata corporation to ensure smooth management of the rental unit and compliance with all legal requirements.
1. Make sure there is no conflict between the strata corporation’s bylaws and rules and your tenancy agreement. A tenancy agreement that is inconsistent with the strata corporation’s bylaws and/or rules can lead to significant complications. Section 119 of the SPA provides that strata corporations have the authority to create and enforce bylaws that govern the conduct of owners and tenants both on common property and within a strata lot. Section 125 of the SPA provides strata corporations with the authority to create and enforce rules that govern the use, safety and condition of the common property and common assets. This means residential landlords need to review their strata corporation’s bylaws and rules carefully and ensure that their tenancy agreements align accordingly.
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Along with a meticulous tenant-selection process and a carefully drafted tenancy agreement, ensuring that their tenant has read and understood the strata corporation’s bylaws and rules is the best way to prevent any unwelcome surprises that could lead to conflicts between the tenant and the strata corporation – conflicts that landlords will invariably be dragged into. 3. Understand that your strata corporation’s actions (or inaction) may create a liability for you. In strata developments, maintenance and repair responsibilities are generally divided between individual unit owners and the strata corporation. Section 72 of the SPA places responsibility for common property repairs on the strata corporation. However, issues with delayed or inadequate maintenance on the part of the strata corporation can affect a tenant’s right to quiet enjoyment under the RTA. Under Section 28 of the RTA, tenants are entitled to quiet enjoyment of their rental property, which includes freedom from unreasonable disturbances, including prolonged repairs or disruptions in common areas. This includes situations in which the landlord has directly caused the interference, and situations in which the landlord was aware of an interference or unreasonable disturbance, but failed to take reasonable steps to correct them. As such, landlords may still bear responsibility under the RTA if their tenant’s right to quiet enjoyment is compromised due to the strata corporation’s delays in repairing common property. For instance, if the strata corporation is dragging
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THE KEY
LANDLORDS SHOULD ALWAYS OBTAIN INDIVIDUAL HOMEOWNER INSURANCE TO COVER POTENTIAL GAPS IN THE STRATA CORPORATION’S POLICY... its feet on repairs to the building envelope that is resulting in water ingress in the rental unit, the tenant may end up making a claim against the landlord for a breach of their right to quiet enjoyment even though the landlord does not bear the responsibility to repair and maintain the building envelope under the strata corporation’s bylaws. Likewise, if a neighbouring resident creates recurring disturbances impacting the tenant’s enjoyment of the rental unit, the strata council’s response (or lack thereof) could also lead to a breach of a tenant’s quiet enjoyment. In such cases, it is essential for landlords to communicate promptly with the strata corporation and advocate for timely resolution of issues that impact their tenant’s living conditions, including making a claim before the Civil Resolution Tribunal against the strata corporation, if necessary. 4. Understand how insurance operates in the strata context. Strata insurance requirements are covered under Section 149 of the SPA, which mandates that strata corporations must obtain insurance for the replacement value of the strata development, including common property and shared amenities. However, this insurance
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does not cover individual units’ contents or the specific liability risks faced by owners and tenants. Landlords should always obtain individual homeowner insurance to cover potential gaps in the strata corporation’s policy, such as coverage for the deductible portion of the strata’s insurance policy which can, in certain circumstances, be charged back to the owner of the strata lot. Additionally, landlords should require tenants to secure comprehensive tenant insurance which can cover personal belongings and provide liability protection for accidental damage they may cause. Tenant insurance can help minimize disputes or financial strain if property damage or liability issues arise within the unit. 5. Consider the consequences of tenant’s bylaw and rule violations. If a tenant breaches a strata corporation’s bylaws or rules, the strata corporation has the authority to impose fines, which, as per Section 131 of the SPA, can be collected from either the tenant or the owner (landlord). This provision underscores the importance of tenant compliance with strata bylaws, as landlords may be held financially accountable for their tenant’s actions. In cases of repeated or continuing breaches of significant bylaws or rules, such as ongoing noise disturbances, the strata corporation may escalate enforcement. According to Section 138 of the SPA, the strata council has the authority to issue a notice to end tenancy, effectively serving as an eviction notice to the tenant. Although evictions by strata corporations are not yet widespread, they emphasize the need for landlords to carefully vet tenants and clarify their obligations under strata corporation’s bylaws and rules.
CONCLUDING THOUGHTS
Navigating the intersection of the Strata Property Act and the Residential Tenancy Act can be challenging for landlords of strata units in British Columbia. Ensuring consistency between tenancy agreements and strata bylaws and rules, providing tenants with strata bylaws and rules, understanding insurance responsibilities, and being prepared for the implications of bylaw and rules breaches are critical aspects of successful tenancy management. By staying informed about these obligations and fostering a proactive approach with both tenants and the strata corporation, landlords can better protect their interests, avoid legal complications, and provide a positive rental experience.
Oscar Miklos is the founding lawyer and principal of Refresh Law, a law firm in Burnaby, offering advice to residential landlords, strata corporations and strata homeowners across British Columbia. Refresh Law is a proud corporate member of LandlordBC. www.refreshlaw.ca
| BFL CANADA Realty Insurance Services Flowguard Water Detection Program Protecting your Peace of Mind Did you know around 60% of residential property insurance claims 1 are caused by water damage? Coming up with solutions to prevent this costly problem has never been more important, yet until now there have never been any insurance incentives to reward proactive measures. That’s why we’re pleased to introduce the BFL CANADA Flowguard Program - an innovative solution that rewards properties that install water detection systems to help curb rising claims. Flowguard is more than just an insurance incentive - it’s a smart investment that will save you money, time and hassle in the long run. Don’t wait until it’s too late! 2
Contact us today and find out how you can get started with BFL CANADA’s Flowguard Water Detection Program. T. 1-866-669-9602 | E. realestate@bflcanada.ca 1 2
Statistic based on BFL CANADA claims data from 2019-2023.
The credit offered under the Flowguard program are only applicable to the BFL CANADA Strata, Condo and Apartment Protect programs and are subject to the discretion of the participating property insurers. The insurers always reserve the right to determine the applicable discount based on their assessment of the installed water detection and shut-off devices. Terms and conditions apply.
BFL CANADA Realty Insurance Services
THE KEY
INSURANCE 101: FIVE WAYS TO IMPROVE YOUR BUILDING By Ajay Gill, Vice-President Client Executive, BFL CANADA, Realty Division
There are many benefits to owning apartment buildings. Landlords tell me they see themselves contributing to a solution for the housing shortage and get satisfaction from providing people with the flexibility of where they may live without the obligations of home ownership.
Of course, there are also some challenges as in any business enterprise. As an insurance professional and broker who has worked with landlords for many years, they often share their apprehensions—whether it’s local regulations, problem tenants, or just the frustration of rising costs and limits on increasing rents. Mixed in there is the the cost of insurance, which has fluctuated over the past few years largely as a result of inflation, pandemic, and supply chain issues. Part of my role is to work with owners and explain to them how the insurance industry works and to help them develop strategies to ensure they get the best value for their premiums. For apartment owners, the key to understanding the insurance market and individual premiums is to understand that the industry operates according to a business cycle that is tied to the general state of the Canadian — and global — economy. This has been especially true over the past four years, when the market hardened or contracted, resulting in increased property insurance premiums, and higher property deductibles.
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In addition, during this time some insurers placed limits on the types of properties they wanted to insure or left the property insurance market entirely. These moves reduced the capacity and number of insurers available within the market, putting an upward pressure on premiums. There is some light on the horizon now. After years of increased premiums and rising deductibles, coupled with strong interest rates and inflationary pressure, insurers are beginning to enter the realm of profitability again which has ramifications for clients like apartment owners.
THE RISE AND FALL OF THE MARKETS We are now entering a softer market, which means that pricing will be more competitive, property deductibles will decline, and new companies will enter the property insurance market again. Although this all may seem promising for the future of insurance premiums, there are some things that landlords need to know now that can help them manage their premiums and also make their buildings — their investments — grow.
Insurers can harness technology and software to more quickly and accurately determine which types of properties are more attractive to insure, and which are the least attractive. With that business intelligence in mind, I have been recommending that owners build a plan with their broker to best present each property in a way which attracts the greatest number of insurers and provides the ability to leverage their negotiating power. Here are five ways an owner can optimize their building and make it more attractive to insurers: 1. Review and update your building’s systems: There are a number of improvements that can be made that will ensure the structure carries less risk. If the building has a shingle roof, it should be updated or replaced every 20 years. If the building has a metal or slate roof, it should be updated and replaced every 50 years. If the building’s roof is past its useful life but functioning well, have a roofing contractor complete a report showing the roof remains in satisfactory condition.
be updated every 25 years, and an evaluation needs to be completed by a heating contractor showing the system is in an acceptable condition. 2. Remedy the cause of any previous insurance claims: If your building has more than two similar losses in the past three years, insurers will be more willing to negotiate if the property implements risk mitigation measures to avoid comparable future losses. Some examples of this could include: • Install sprinkler cages over sprinkler heads if you had a claim for an accidental sprinkler discharge • Implement a connected water detection system that includes an automatic shut-off valve if the claim was a result of a water overflow • Devlop a plan to replace plumbing if the building had a cause of loss due to multiple burst pipes
Electrical systems also need to be modernized. If the building’s wiring is aluminum, at a minimum have the building ‘pigtailed.’ An electrical pigtail is a technique used to lengthen short wires or combine multiple wires together and leave one conductor that can connect to electrical devices such as a switch or outlet. If the building has fuses, have the building updated to circuit breakers with a minimum of 100 amps. If the building was built prior to 1990, have an electrician’s report completed showing that the wiring is in satisfactory condition.
3. Assess your building’s true value: It is very important to have an accurate building appraisal. With the rising cost and shortage of materials and labour, as well as large building fires experienced in the last few years, insurers continue to look to insure properties to more accurate values. Lenders have also now begun to look into replacement cost values to ensure the assets remain protected. It is recommended to obtain an appraisal for your property that is based on replacement cost, completed by a certified appraiser, and includes the cost of debris removal, landscaping, and building by-laws.
Plumbing is another area of concern for insurers. If the building has Poly-B plumbing, have the building updated to PEX or cross-linked polyethylene, a type of flexible piping designed to replace copper or rigid plastic plumbing. PEX doesn’t corrode and is resistant to scale and chlorine. As a rule of thumb, for buildings built before 1990, have a plumbing report completed showing that the plumbing is in satisfactory condition. Finally, heating systems should
4. Implement leasing agreements and building rules: Insurers will often request and require that lease agreements be a minimum of one year in order to insure a property. Any short-term lease agreements could restrict the number of insurers available for your property, reducing the ability to negotiate a lower premium. A few other items that will work to your advantage are clear rules in place that include no smoking regulations and that all residents must have tenant insurance and provide proof.
AT A GLANCE • Landlords have seen their costs rise over the past years and have limited options to offset by raising rents. • Insurance premiums have gone up in the past four years as a result of the pandemic and othe economic factors. • The state of the economy is key to understanding variances in insurance premiums. • Apartment owners can mitigate the cost of insurance by implementing a number of relatively simple improvements and upgrades to their buildings. • An insurance broker can help you select the best options and approach.
WINTER 2024 | 23
THE KEY 5. Consider removing wood burning fireplaces and stoves: Insurers are now giving wood burning fireplaces and stoves greater scrutiny. Each insurer has its own requirements, but with the implementation of restrictions and reporting on the use of of wood burning fireplaces for heating and wood burning stoves for cooking in the Metro Vancouver area, it is recommended that owners investigate the benefits of closing and removing these fixtures to protect the property from a significant fire. If wood burning fireplaces are left in place, insurers will require further details and may impose higher premiums if they are still in use.
TECHNOLOGY PLAYS AN IMPORTANT ROLE IN THE INSURANCE MARKET The outlook for the multi-unit residential property insurance market is expected to improve over the next few years. As insurers harness the power of technology to map and plan more accurately to ensure that resources are used in the most effective way — capacity allocation — in certain areas and for certain types of properties, it is important to choose a broker that has a vast array of insurers at their disposal.
The ability to access multiple insurers provides greater negotiating power, increased leverage, and overall longevity of your insurance portfolio. As time passes, it is important that you monitor the overall health of the economy and interest rates as they have an effect on an insurer’s overall investment returns. If lower interest rates result in reduced financial returns, this combined with lower premiums, will mean that the insurer’s profitability may deteriorate. Their profitability will also be hindered if the cost of claims continues to increase, and as detailed above, the cost of materials and labour continues to rise. Taking all of these factors into consideration, over the next few years we may see insurance premiums come down slightly, and then begin to stabilize. Of course, we can never truly predict the future, so it’s important to stay in touch with your broker and facilitate a plan using the recommendations I’ve suggested to negotiate and leverage each of your properties to their full potential. This will allow property owners to take advantage of the market in a climate which in the past few years has proven to be difficult.
With BFL CANADA since 2018, Ajay Gill, vice-president client executive, has extensive knowledge insuring apartments, residential strata corporations and commercial buildings. He understands the risks faced by landlords and stratas and is always ready to help clients navigate the complexities of property insurance. Contact Ajay at agill@bflcanada.ca or 1.778.329.4182.
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HUNTER’S HINTS
Why Precision Matters in Tenant Communication
By Hunter Boucher, Vice-President, Operations, LandlordBC
In past issues of Hunter’s Hints, I have spoken at length about why effective communication is essential for maintaining positive relationships between landlords and tenants, especially when addressing sensitive or contentious issues. In those past issues, I focused primarily on how landlords should use communication to defuse tense situations, document issues, and express expectations. Something I have not covered as directly is the need for precision in language when communicating with tenants, particularly in situations that may result in an end of tenancy.
Using vague or inaccurate information when cautioning a tenant about negative behaviour or negligence—even with the best intentions—can lead to tenant confusion and may result in dismissal of the complaint if reviewed by an arbitrator. In residential tenancies, it’s essential to address issues in terms of their impact on the rental unit or property, the landlord, or other occupants. For instance, if a tenant holds a party in their unit, a caution notice should not simply state, “Tenant had a party; don’t do it again.” Instead, it should specify why the party was problematic, such as noting that the noise level was excessive
and disturbed other occupants. Our role is to clearly connect the tenant’s actions to their impact. Identifying the impact of a tenant’s action goes beyond simply stating the impact; it also requires ensuring that the identified impact is accurate. Saying that other occupants were unreasonably disturbed by a tenant’s party is only useful if it’s both true and can be proven. In this example, proof would come in the form of incident reports completed by the affected tenants.
WINTER 2024 | 25
THE KEY Hunter’s Hints (Cont’d)
WHEN LANDLORDS COMMUNICATE IN A DETAILED, FACTUAL MANNER, THEY ARE BETTER EQUIPPED TO RESOLVE TENANCY ISSUES.... A common concern in rental units is tenant clutter or “hoarding,” which can pose health and safety risks. In the past, I have written about the need to avoid the term “hoarding” as it is often inaccurate; sometimes it’s just clutter or slovenliness. This is not to say that either is without cause for concern or doesn’t need to be addressed. When addressing the issue of clutter, messiness, or hoarding, it is important that landlords accurately identify why the mess or clutter in question is problematic. Some common issues caused by these behaviours include fire hazards, restricted access and egress, damage to the rental unit, attraction of pests or vermin, and foul odors. To cite any of the above impacts on the unit caused by the tenant’s clutter or mess, landlords need to document how they came to that conclusion. This sometimes means having external experts inspect the unit or reviewing photographic evidence of the unit’s condition. For example, someone from the fire department or a pest control specialist may visit the unit and provide a written opinion on how the unit is, or is likely to be, negatively impacted. When dealing with tenancy concerns, avoid framing statements as opinions, such as “I feel uncomfortable with the amount of noise.” Tenancy issues should be addressed based on facts rather than feelings. Example: Rather than saying, “I feel like the noise level is too high,” a landlord can state, “The noise level is exceeding acceptable levels and extending past quiet hours as outlined in the tenancy agreement. This has unreasonably disturbed other occupants of the residential property.” Providing specific details keeps the focus on objective standards instead of subjective impressions. Using precise language promotes transparency, showing tenants that concerns are based on concrete standards rather than opinions. This can reduce defensiveness and encourage tenants
to take corrective actions without feeling attacked. Moreover, careful language reflects professionalism, helping to maintain respect and trust with tenants even when addressing difficult issues. The need for effective and accurate communication goes beyond fostering positive relationships with tenants; it is also crucial in enforcing notices to end tenancy, especially if a notice is served and subsequently disputed. When evaluating the validity of a notice to end tenancy for cause, arbitrators will assess whether the landlord has demonstrated that the tenant’s behaviour breached tenancy agreements or the Residential Tenancy Act and justified the notice. This includes whether the landlord clearly documented specific incidents, provided accurate descriptions, and articulated how the tenant’s actions negatively impacted the property, landlord, or other tenants. Inadequate or vague communication may lead an arbitrator to dismiss the notice, as they need clear evidence that the behaviour warranted an end to tenancy. When landlords communicate in a detailed, factual manner, they are better equipped to resolve tenancy issues efficiently and effectively. The risk of miscommunication diminishes, tenants are more likely to respond positively, and potential legal disputes are minimized. For landlords, being deliberate and precise in language isn’t just a matter of best practice—it’s essential for fostering a professional, respectful, and operationally sound approach to residential tenancies.
LandlordBC Legislative Helpline If you are a LandlordBC member who recently joined, or if you’ve been fortunate enough not to need advice in the past, you may not be aware of our exclusive, members-only Legislative Helpline. This invaluable service is here to assist you with clarifying your rights and responsibilities under the Residential Tenancy Act and providing guidance on best practices for managing your properties. The best part? Unlike automated systems, our helpline is staffed by real experts who are ready to answer your questions and offer personalized support to help you navigate the complexities of B.C.’s rental regulations. This service is the only landlord phone support of its kind in Canada—an exclusive benefit for LandlordBC members. You can reach our legislative experts Monday to Friday, from 8:30 a.m. to 4:30 p.m., toll free at 1.888.330.6707 or via email at info@ landlordbc.ca.
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Control Tech Electrical Greg Mitsiadis (604) 779-7176 contoltechelectric.com Evanson Electric Ltd. David Evanson (604) 657-7957 evansonelectric.com
ELEVATOR
Metro Atta Elevator Ltd. Preet Binning (604) 569-2977 metroelevator.ca
ENERGY EFFICIENCY & CONSERVATION
BC Hydro To learn more about energy savings opportunities go to bchydro.com FortisBC Energy Inc. Mel Tugade (888) 224-2710 fortisbc.com FRESCo Building Efficiency Jordan Fisher (778) 783-0315 frescoltd.com Yardi Breeze Premier Jasmin Rodas (800) 866-1124 yardibreeze.ca
ENGINEERS
FRESCo Building Efficiency Jordan Fisher (778) 783-0315 frescoltd.com Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 rjc.ca
ESTATE & SUCCESSION PLANNING Monarch Financial/ Manulife Securities Inc. Richard Laurencelle (604) 681-2699
EV CHARGING STATIONS Sparkle Solutions Connie Goldman (866) 769-0680 sparklesolutions.ca
EVICTION SERVICES
Canadian Tenant Inspection Services Ltd. Anna Garnett (778) 846-9125 ctiservices.ca
EXTERIOR/ SIDING REPLACEMENT
Lambert Plumbing and Heating Ltd. Youhann Semov (604) 734-0890 lambertplumbing.ca
FIRE PROTECTION & MONITORING
Telus Communications Inc. Sarah Ballantyne (250) 310-3343 telus.com
FIRE PROTECTION, MONITORING & EQUIPMENT
Community Fire Prevention Ltd. Jordan Kennedy (604) 944-9242 comfire.ca Vancouver Fire and Radius Security Angela Nottingham (604) 232-3473 vanfire.com
FLOORING AND CARPETING
Lambert Plumbing and Heating Ltd Youhann Semov (604) 734-0890 lambertplumbing.ca
Mira Floors Limited Kevin Bergstresser (604) 856-4799 mirafloors.com
FOOD WASTE DISPOSER Super Save Group of Companies Danielle Johannes (604) 533-4423 supersave.ca
GAS SERVICE
Absolute Energy Kirby Morrow (604) 315-2058 absolute-energy.ca
GUTTERS, SOFFITS & RAILING INSTALLATION
Cambie Roofing Contractors Paul Skujins (604) 261-1111 cambieroofing.com
HEATING FUELS Columbia Fuels Nathan Dorie (877) 500-4328 columbiafuels.com
INSPECTIONS-TENANCY COMPLIANCE
Canadian Tenant Inspection Services Ltd. Anna Garnett (778) 846-9125 ctiservices.ca
INSURANCE
AC&D Insurance Services Ltd. Robert ten Vaanholt (604) 985-0581 acdinsurance.com BFL Canada Risk and Insurance Services Inc. Stacey Wilson (778) 374-4125 bflcanada.ca/real-estate Capri CMW Insurance Services Ltd. Danielle Russel (604) 294-3301 capricmw.ca Megson FitzPatrick Insurance Mike Nichol (250) 519-2300 megsonfitzpatrick.com
INTERCOM REPAIRS & INSTALLATION
Vandelta Communication Systems Ltd.(VDC) Christopher Rae (604) 732-8686 vandelta.com
INTERNET LISTING SERVICES
Yardi Breeze Premier Jasmin Rodas (800) 866-1124 yardibreeze.ca
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 bur-han.ca
LAUNDRY EQUIPMENT LEASING AND SALES Sparkle Solutions Connie Goldman (866) 769-0680 sparklesolutions.ca
LEGAL SERVICES
Haddock & Company Jessica McNeal (604) 983-6670 haddock-co.ca Lesperance Mendes Alex Chang (604) 685-3567 lmlaw.ca Refresh Law Oscar Miklos (604) 800-8096 refreshlaw.ca
LIGHTING
Control Tech Electrical Greg Mitsiadis (604) 779-7176 contoltechelectric.com
MEDIA
MediaEdge Communications Dan Gnocato (604) 549-4521 mediaedge.ca
MORTGAGE FINANCING
Citifund Capital Corporation Derek Townsend (604) 683-2518 citifund.com CMHC Eric Bond (604) 737-4161 cmhc.ca
ONLINE PAYMENT SERVICE
Yardi Breeze Premier Jasmin Rodas (800) 866-1124 yardibreeze.ca
PAINT SALES
Cloverdale Paint Dave Picariello (604) 551-8083 cloverdalepaint.com
PAINTING SERVICE
Garpy Concrete & Restoration Ltd. Claudio Pineda (604) 375-3017 garpyconcrete.com Lambert Plumbing and Heating Ltd. Youhann Semov (604) 734-0890 lambertplumbing.ca Remdal Painting & Restoration Inc. Paul Maryschak (604) 882-5155 remdal.com
PEST CONTROL
Assured Environmental Solutions Brett Johnston (604) 463-0007 assuredenvironmental.ca Solutions Pest Control Ltd. Jason Page (604) 815-0093 PestSolutions.ca
PIPE LINING/ RE-PIPING CuraFlo of Canada Ltd. Randy Christie (604) 298-7278 curaflo.com
This list is intended for use by the members of LandlordBC. It is distributed with the understanding that it does not constitute a recommendation or guarantee from LandlordBC. Rather it is consolidation of recommendations received by LandlordBC from its individual members. Although the information is intended to be beneficial, neither we nor any other party will assume liability for loss of damage as a result of reliance on this material.
ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND PLUMBING/HEATING/ BOILERS
Allied Plumbing, Heating & Air Conditioning Lance Clarke (604) 731-1000 allied-plumbing.ca BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com Cambridge Plumbing Systems Ltd. John Jurinak (604) 872-2561 cambridgeplumbing.com CuraFlo of Canada Ltd. Randy Christie (604) 298-7278 curaflo.com Lambert Plumbing and Heating Ltd. Youhann Semov (604) 734-0890 lambertplumbing.ca Manna Plumbing Ltd. Chris Kobilke (604) 710-3908 mannaplumbing.com Montalbano Plumbing Services Ltd. Andrea Giovanni (604) 444-0222 montalbano.ca Reliance Home Comfort Dan Harvey (416) 707-5964 reliancehomecomfort.com Xpert Mechanical & JK Lillie Ltd. Kerry West (604) 294-4540 xpertmechanical.com
PRINTING
Citywide Printing Ltd. Gordon Li (604) 254-7187 citywideprint.com
PROPANE
Columbia Fuels Nathan Dorie (877) 500-4328 columbiafuels.com
PROPERTY MANAGEMENT
Bayswater Projects Ltd. Nicholas Wadsley (604) 720-0603 bayswater-projects.com GWL Realty Advisors Residential Inc. Michele Caley (587) 412-5583 gwlraresidential.com Holywell Properties Adam Major (604) 885-3460 holywell.ca 88West Realty Ltd. Shirin Saleh 88westrealty.com A A Property Management Ltd. Aaron Leung (604) 207-2002 aaproperty.ca Advent Real Estate Services Ltd. Michelle Farina (604) 736-6478 rentwithadvent.com Aedis Realty Azi Hosseini (778) 881-4414 azihomes.com
28 | WINTER 2024
Ambiance Property Management Inc. Deepak Kumar (604) 366-4959 ambianceproperty.ca Ami Dixon Property Manager Ami Dixon (604) 833-4144 Appelt Management Inc. Ryan Gray (250) 980-3577 risemanagement.ca Associa British Columbia, Inc.- RHOME Katie Khoo (604) 591-6060 rhomepm.ca Associated Property Management (2001) Ltd. Rob Zivkovic (250) 712-0025 apmkelowna.com Atrium Pacific Properties Inc. Accounts Payable (250) 477-5353 atriumpropertymanagement.ca Barbican Property Management Dragana Lazic (604) 943-2203 Barbicanpm.ca Bayside Property Services Ltd. Lynda Creamer (604) 432-7774 baysideproperty.com BentallGreenOak (Canada) Limited Partnership Candace Le Roux (604) 646-2814 bentallgreenoak.com Birds Nest Properties Alvin Cheung (604) 260-9955 birdsnestproperties.ca Bodewell Realty Inc. Myra Rajan (604) 633-5511 bodewell.ca Bolld Real Estate Management Leo Chrenko (855) 266-8588 bolldpm.com Brightside Homes Ronald Singh (604) 684-3515 brightsidehomes.ca Casa Rental Management Tammy Diego-Mott (604) 273-6801 Cecilia Court Armida Cumberbirch Century 21 Energy Realty Ltd. Mike Buburuz (250) 785-0021 c21energymanagement.ca Century 21 In Town Realty Michael La Prairie (604) 685-5951 century21vancouver.com CLV Group Michael Forani (613) 728-2000 clvgroup.com Cogir Real Estate Kevin Anderson (905) 434-2243 cogir.net Copper Ridge Court Vera Lloyd (250) 372-0829
Coronet Realty Ltd. Aaron Best (604) 298-3235 coronetrealtyltd.com Custom Realty Ltd. Jolene Foreman (604) 916-6345 custom-realty.ca Deecorp Properties Patricia Dee (604) 683-0002 Delta King Place Housing Society Lucy Borges (250) 632-6535 deltakingplace.ca Devon Properties Ltd. David Craig (250) 595-7000 devonproperties.com Devonshire Properties Paola Lopez (604) 879-7368 devonshire-inc.com Dexter Realty/Dexter PM Gurm Pandher (604) 869-8226 dexterrealty.com Dorset Realty Group Canada Ltd. Damien Roussin (604) 270-1711 ext.111 dorsetrealty.com DPM Rental Management Ltd. Phillip Paull (604) 982-7051 DPMonline.ca Eagleson Properties Ltd. Katherine Eagleson (604) 879-1070 eaglesonproperties.com EasyRent Real Estate Services Ltd. Reception EasyRent (604) 662-3279 easyrent.ca Fireside Property Group Ltd. Keith McMullen (403) 228-4303 firesidepropertygroup.com FirstService Residential Jaclyn Jeffrey (604) 683-8900 fsresidential.com GMC Projects Inc. David Milne (604) 717-4477 gmcprojects.com Greater Vancouver Tenant & Property Management Ltd. Keaton Bessey (604) 398-4047 gvantpm.com Green Door Property Management Jayde Cooke (250) 345-2133 Gulf Pacific Property Management Ltd. Terry Roberts (604) 990-1500 gulfpacific.ca Hathstauwk Holdings Ltd. Terra Turton (604) 272-7626 Hathstauwk.com Hewett Homes Adrienne Hewett (604) 922-1934 hewetthomes.ca HomeLife Benchmark Realty Corp. Rawad Najjar (604) 644-4491 homelifepropertyrentals.ca
Hope Street Management Corp. Daria Vagner (604) 416-0042 hopestreet.ca Hugh & McKinnon Realty Ltd. Scott Higgins (604) 531-1909 hughmckinnon.com Hume Investments Ltd. Sally McIntosh (604) 980-9304 humeinvestments.com Hunter McLeod Realty Corp. Richard Anderson (604) 734-8860 hmrealty.bc.ca JKS Realty & Property Management Jason Kahl jksrealty.ca L Bennett Consultants Lolly Bennett (604) 307-3080 Locarno Riley Mari Lougheed Enterprises Ltd. Andrew Statham (604) 980-0067 Macdonald Commercial R.E.S. Ltd. Tony Letvinchuk (604) 736-5611 macdonaldcommercial.com MacPherson Real Estate Ltd. Rob MacPherson (604) 605-2534 cbmre.ca Maple Leaf Property Management Apartments Melanie LeBar (604) 925-8215 Maxsave Real Estate Services Linda Stacey (250) 640-3471 maxsave.bc.ca Metro Vancouver Housing Corporation Farah Kassam (604) 432-6300 metrovancouver.org Midwest Property Management Tina Ding (604) 291-6878 rentmidwest.com Minto Properties Inc. Lynne Bedard minto.com Mountain Town Properties Ltd. Jodie Ouimet (250) 368-7166 Mr. Christopher E Hughes, CCIM Christopher Hughes, CCIM (604) 833-7922 Multiple Realty Ltd. Grace Cheng (778) 918-855 Murray Hill Developments Ltd. Barry Wiedman (780) 488-0288 Oak West Realty Yori Nakatani (604) 731-1400 Oakwyn Realty Ltd. Arlene Chiang (604) 897-0458 oakwynpm.com Peninsula Property Management Doug Holmes (604) 536-0220 rentinfo.ca
Picket Fence Property Management Group Cindy Hamel (604) 807-1105 picketfencepmg.com Porte Realty Ltd. Ryan Singleton (604) 732-7651 porte.ca Prospero International Realty Inc. Jeff Nightingale (604) 669-7733 Quality Property Management Real Estate Services Ltd. Marianne Miller (778) 878-7304 bcpropertyspecialist.com Raven Property Management Ltd. George Holmes (250) 881-8866 RE/MAX City Realty Gibsons Andrea Kerr (604) 682-3074 coastrentals.ca RE/MAX Crest Realty Tom Wang RE/MAX Crest Realty Aidin Ashkieh (604) 566-1010 RE/MAX Penticton Realty Deborah Moore (250) 492-2266 yoursouthokanaganhome.com Re/Max Sea to Sky Real Estate Ltd. Shankar Raina (604) 935-9071 remaxseatoskypm.com Real Property Management Carla Browne (888) 272-2111 rpmcentral.ca Real Property Management Signature Albert Langbid (877) 497-0848 rpmsignature.ca Realstar Steve Matish (416) 923-2950 realstar.ca Red Door Management Corp. Lisa Biggin (778) 827-0377 reddoorpm.ca Reign Realty Andi Pham (604) 404-4888 reignrealty.ca REMAX City Ken O’Donnell (604) 740-7652 Remax City Realty Ken Zhou Rent It Furnished Realty Robson Souza (604) 628-3457 rentitfurnished.com Rent Real Estate Services Lucy Willcox PREC* (604) 737-8865 rentrealestateservices.ca Reside Management Ericko Toni residemanage.com Rize Alliance Properties Ltd. Rebecca Mumford (604) 630-1645 rize.ca
ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND Roboson Holdings Ltd. Sarah Hill (604) 682-2088 rennie.com Royal LePage Rockies West Realty Cris Leonard (250) 409-5500 mountainviewproperties.ca S.A.H. Properties Ltd. Leslie Pomeroy South Okanagan Property Management Ashley Lutke-Schipholt (250) 485-9935 southokanaganrentals.com Southland Mortgage Ltd. Erik Hyatt Strand Development Kris Loncar Sunstar Realty Ltd. David Mak (604) 436-1335 sunrealty.ca Sutton West Coast Realty 120 Joseph T-Giorgis (604) 816-2928 Swift Realty Ltd. Reza Khatami (604) 239-2144 swiftrent.ca Townsend Management Don Townsend (250) 448-0242 Transpacific Realty Advisors Accounting Department (604) 873-8591 transpacificrealty.com Tribe Management Inc. Scott Ullrich (604) 202-5500 Turner Meakin Management Company Ltd. Brian Meakin (604) 736-7020 Unique Real Estate Accommodations Inc. Nina Ferentinos (604) 984-7368 VADA Asset Management Inc. Michelle Farina (604) 416-3880 vadaam.com
Vancouver Property Management, VPM Group RE/MAX Farid Entezari (877) 633-7910 VPMGroup.ca Vancouver Rent It Andy Yuen (604) 408-0008 Vancouver Rental Group Seva Roberts (604) 537-4399 vancouverrentalgroup.ca Ville Property Management Ltd. Jade Yu Virani Property Management Anthony Fong virani.ca Wealth Realty Inc. Bill Mitsui billmitsui.com Wesgroup Properties Alysha Bacus (778) 957-7376 wesgroup.ca West Kootenay Rentals Paula Owen (250) 359-5021 Westwynd Real Estate Services Ltd. Jeff Brown (604) 944-8917 Wynn Real Estate Ltd. Juhan Lee (604) 762-4200 wynnrealty.ca
REAL ESTATE SALES
CBRE Ltd. Lance Coulson (604) 662-5141 nationalapartmentgroupbc.ca Goodman Commercial Inc. Mark Goodman (604) 714-4790 Larry Berisoff RE/MAX Kelowna Larry Berisoff (250) 878-7417 syberrealty.com Macdonald Commercial R.E.S. Ltd. Tony Letvinchuk (604) 736-5611 macdonaldcommercial.com
Macdonald Commercial R.E.S. Ltd. Dan Schulz (778) 999-5758 bcapartmentinsider.com McEvay Blair Multifamily Group James Blair (604) 790-7089 mbmultifamily.com Multifamily Real Estate Services Seth Baker (778) 686-3330 multifamily.ca Pospischil Realty Group Adam Pospischil (604) 263-1000 pospischilrealty.com
REDEVELOPMENT MANAGEMENT IDS Group David Adelberg (604) 245-9898 idsgroup.ca
RENOVATION & REPAIRS
BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com KS Maintenance Ltd. Teresa Cheung (604) 339-8223 ks-propertyservices.com
RE-PIPING
BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com Cambridge Plumbing Systems Ltd. John Jurinak (604) 872-2561 cambridgeplumbing.com Manna Plumbing Ltd. Chris Kobilke (604) 710-3908 mannaplumbing.com
RE-PIPING: RESTORATION Lambert Plumbing and Heating Ltd. Youhann Semov (604) 734-0890 lambertplumbing.ca
RESTORATION
FirstOnSite Restoration Ltd. Amy Barilla (236) 335-0499 firstonsite.ca Incredible Restorations Mikael Gatfi (604) 639-0990 incrediblerestorations.com
ROOFING
Bond Roofing Daniel Fajfar (604) 375-2100 bondroofing.ca Cambie Roofing Contractors Paul Skujins (604) 261-1111 cambieroofing.com Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 rjc.ca
ROOFING MEMBRANES
Cambie Roofing Contractors Paul Skujins (604) 261-1111 cambieroofing.com
SECURITY & INTERCOM SYSTEMS
Telus Communications Inc. Sarah Ballantyne (250) 310-3343 telus.com Vandelta Communication Systems Ltd.(VDC) Christopher Rae (604) 732-8686 vandelta.com
SOFTWARE - PROPERTY MANAGEMENT Pendo Jodelene Weir (604) 398-4030 pen.do/partners/landlordbc
SUPPLIES - HARDWARE, BUILDING, MAINTENANCE Rona Nathalie Meloche 514-668-0051 rona.ca Super Save Group of Companies Danielle Johannes (604) 533-4423 supersave.ca
The Home Depot Canada Michael Lirangi (416) 571-8940 homedepot.ca/pro
TELECOMMUNICATIONS
Telus Communications Inc Sarah Ballantyne (250) 310-3343 telus.com
UTILITIES/ NATURAL GAS Absolute Energy Kirby Morrow (604) 315-2058 absolute-energy.ca
UTILITY SUB-METERING Enerpro Systems Corp. Andrew Davidson (604) 982-9155 enerprosystems.com
WASTE/ RECYCLING
Super Save Group of Companies Danielle Johannes (604) 533-4423 supersave.ca Waste Connections of Canada Inc. Tomas Hansen (604) 834-7578 WasteConnectionsCanada.com
WATERPROOFING
Cambie Roofing Contractors Paul Skujins (604) 261-1111 cambieroofing.com
WATERPROOFING
Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 rjc.ca
WINDOW - REPLACEMENT/ INSTALLATION/RENOVATION A1 Windows Roque Datuin (604) 777-8000 a1windows.ca Centra Windows Andrew Anderson (888) 534-3333 centrawindows.com Retro Teck Window Wilfred Prevot (604) 291-6751 retrowindow.com
ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - VANCOUVER ISLAND ACCOUNTING
D&H Group LLP Arthur Azana (604) 731-5881 dhgroup.ca Smythe LLP Daniel Lai (604) 687-1231 smythecpa.com
ADVERTISING - VACANCIES Yardi Breeze Premier Jasmin Rodas (800) 866-1124 yardibreeze.ca
ADVERTISING & PROMOTION
Places4Students.com Laurie Snure (866) 766-0767 Places4Students.com
APPLIANCE - RENTALS Coinamatic Canada Inc. Lyle Silverstein (604) 270-8441 coinamatic.com
APPLIANCE - SALES & SERVICE
Coinamatic Canada Inc. Lyle Silverstein (604) 270-8441 coinamatic.com Trail Appliances Catherine Maxwell (604) 838-3385 trailappliances.com
APPRAISAL - INSURANCE Normac Nicole Daniels (604) 221-8258 normac.ca
ASBESTOS REMOVAL
BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com
CLEANING - CARPET & UPHOLSTERY
Island Carpet & Upholstrey Cleaning Inc. Ron Gould (250) 590-5060 islandcarpetcleaning.ca
CONTRACTORS
BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com
CREDIT REPORTS
RentCheck Credit Bureau Brenda Maxwell (800) 661-7312 rentcheckcorp.com
DEBTOR LOCATOR
RentCheck Credit Bureau Brenda Maxwell (800) 661-7312 rentcheckcorp.com
DRAINAGE & SEWER
Callaway Plumbing and Drains Ltd. Brett Callaway (250) 216-7159 callawayplumbing.ca Victoria Drains Dave Lloyd (250) 818-1609 victoriadrains.com
ELECTRICIANS
Rushworth Electrical Services Inc. Dustin Rushworth (250) 361-1231 rushworthelectric.ca
ENERGY EFFICIENCY & CONSERVATION
BC Hydro To learn more about energy savings opportunities go to bchydro.com FortisBC Energy Inc. Mel Tugade (888) 224-2710 fortisbc.com
FRESCo Building Efficiency Jordan Fisher (778) 783-0315 frescoltd.com Yardi Breeze Premier Jasmin Rodas (800) 866-1124 yardibreeze.ca
ENGINEERS
FRESCo Building Efficiency Jordan Fisher (778) 783-0315 frescoltd.com Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 rjc.ca
EVICTION SERVICES
Canadian Tenant Inspection Services Ltd. Anna Garnett (778) 846-9125 ctiservices.ca
WINTER 2024 | 29
ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - VANCOUVER ISLAND FIRE PROTECTION & MONITORING
Telus Communications Inc. Sarah Ballantyne (250) 310-3343 telus.com
FIRE PROTECTION, MONITORING & EQUIPMENT
Rushworth Electrical Services Inc. Dustin Rushworth (250) 361-1231 rushworthelectric.ca Vancouver Fire and Radius Security Angela Nottingham (604) 232-3473 vanfire.com
FOOD WASTE DISPOSER Super Save Group of Companies Danielle Johannes (604) 533-4423 supersave.ca
GAS SERVICE
Absolute Energy Kirby Morrow (604) 315-2058 absolute-energy.ca Callaway Plumbing and Drains Ltd. Brett Callaway (250) 216-7159 callawayplumbing.ca Heating Fuels Columbia Fuels Nathan Dorie (877) 500-4328 columbiafuels.com
INSPECTIONS-TENANCY COMPLIANCE
Canadian Tenant Inspection Services Ltd. Anna Garnett (778) 846-9125 ctiservices.ca
INSURANCE
AC&D Insurance Services Ltd. Robert ten Vaanholt (604) 985-0581 acdinsurance.com BFL Canada Risk and Insurance Services Inc. Stacey Wilson (778) 374-4125 bflcanada.ca/real-estate Capri CMW Insurance Services Ltd. Danielle Russell (604) 294-3301 capricmw.ca Megson FitzPatrick Insurance Mike Nichol (250) 519-2300 megsonfitzpatrick.com
INTERNET LISTING SERVICES
Yardi Breeze Premier Jasmin Rodas (800) 866-1124 yardibreeze.ca
LEGAL SERVICES
Haddock & Company Jessica McNeal (604) 983-6670 haddock-co.ca
30 | WINTER 2024
Lesperance Mendes Alex Chang (604) 685-3567 lmlaw.ca Refresh Law Oscar Miklos (604) 800-8096 refreshlaw.ca
MEDIA
MediaEdge Communications Dan Gnocato (604) 549-4521 mediaedge.ca
MORTGAGE FINANCING
Citifund Capital Corporation Derek Townsend (604) 683-2518 citifund.com CMHC Eric Bond (604) 737-4161 cmhc.ca
ONLINE PAYMENT SERVICE Yardi Breeze Premier Jasmin Rodas (800) 866-1124 yardibreeze.ca
PAINT SALES
Cloverdale Paint Dave Picariello (604) 551-8083 cloverdalepaint.com PIPE LINING/ RE-PIPING CuraFlo of Canada Ltd. Randy Christie (604) 298-7278 curaflo.com
PLUMBING/HEATING/ BOILERS
BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com Callaway Plumbing and Drains Ltd. Brett Callaway (250) 216-7159 callawayplumbing.ca Cambridge Plumbing Systems Ltd. John Jurinak (604) 872-2561 cambridgeplumbing.com CuraFlo of Canada Ltd. Randy Christie (604) 298-7278 curaflo.com
PRINTING
Citywide Printing Ltd. Gordon Li (604) 254-7187 citywideprint.com
PROPANE
Columbia Fuels Nathan Dorie (877) 500-4328 columbiafuels.com
PROPERTY MANAGEMENT 460 Property Management Inc. Carol Buck (250) 591-4603 460pm.com Abingdon Moore Realty Marilyn Koehle (778) 421-8797
Advanced Property Management Inc. Lorri Fugle (250) 338-2472 advancedpm.ca AQP Management Andrew Bekes (778) 966-7277 BentallGreenOak (Canada) Limited Partnership Candace Le Roux (604) 646-2814 bentallgreenoak.com Brown Bros Agencies Ltd. Drew Storey (250) 385-8771 brownbros.com Century 21 Queenswood Chris Markham (250) 477-1100 century21queenswood.ca Cherry Creek Property Services Ltd. Val Ketel (250) 427-7411 ccps.email Clover Residential Ltd. Alana Fitzpatrick (250) 532-2635 duttons.com Colliers Grant Evans (250) 414-8373 collierscanada.com Colyvan Pacific Property Management Jodi Levesque (250) 754-4001 colyvanpacific.com Complete Residential Property Management Dennie Linkert (250) 370-7093 completeresidential.com Cornerstone Properties Ltd. Jason Middleton (250) 475-2005 cornerstoneproperties.bc.ca Coronet Realty Ltd. Aaron Best (604) 298-3235 coronetrealtyltd.com Countrywide Village Realty Ltd. Simranjeet Kaur (250) 749-6660 Devon Properties Ltd. David Craig (250) 595-7000 devonproperties.com DFH Real Estate Ltd. Lisa Clark (250) 477-7291 Equitex Realty Ltd. Joe Bellows (250) 386-6071 equitex.ca Greenaway Realty Ltd. Kirsten Greenaway (250) 216-3188 greenawayrealty.com Hugh & McKinnon Realty Ltd. Scott Higgins (604) 531-1909 hughmckinnon.com Hume Investments Ltd. Sally McIntosh (604) 980-9304 humeinvestments.com
Lannon Creek Holdings Ltd. Dave McClimon (250) 744-0394 Oakwood Property Management Carol Dobell (250) 704-4391 oakwoodproperties.ca Pemberton Holmes Property Management Claire Flewelling-Wyatt (250) 478-9141 thepropertymanagers.ca Proline Management Ltd. Adam Taylor (250) 475-6440 prolinemanagement.com Quality Property Management Real Estate Services Ltd. Marianne Miller (778) 878-7304 bcpropertyspecialist.com Richmond Property Group Ltd. Jean McKay (250) 388-9920 richmondproperty.ca Royal LePage Nanaimo Realty Brenda Gilroy (250) 760-2234 royallepagenanaimo.ca TPM Properties Debbie Hunt (250) 383-7663 Tribe Management Inc. Scott Ullrich (604) 202-5500 Widsten Property Management Steve Widsten (250) 753-8200 islandrent.com
REAL ESTATE SALES
CBRE Limited Lance Coulson (604) 662-5141 nationalapartmentgroupbc.ca Colliers Grant Evans (250) 414-8373 collierscanada.com Goodman Commercial Inc. Mark Goodman (604) 714-4790 goodmanreport.com McEvay Blair Multifamily Group James Blair (604) 790-7089 mbmultifamily.com
RENOVATION & REPAIRS BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com
RE-PIPING
BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com Callaway Plumbing and Drains Ltd. Brett Callaway (250) 216-7159 callawayplumbing.ca Cambridge Plumbing Systems Ltd. John Jurinak (604) 872-2561 cambridgeplumbing.com
RESTORATION
FirstOnSite Restoration Ltd. Amy Barilla (236) 335-0499 firstonsite.ca
ROOFING
Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 rjc.ca
SECURITY & INTERCOM SYSTEMS
Telus Communications Inc. Sarah Ballantyne (250) 310-3343 telus.com
SOFTWARE - PROPERTY MANAGEMENT
Pendo Jodelene Weir (604) 398-4030 pen.do/partners/landlordbc
SUPPLIES - HARDWARE, BUILDING, MAINTENANCE Rona Nathalie Meloche 514-668-0051 rona.ca Super Save Group of Companies Danielle Johannes (604) 533-4423 supersave.ca The Home Depot Canada Michael Lirangi (416) 571-8940 homedepot.ca/pro
TELECOMMUNICATIONS
Telus Communications Inc. Sarah Ballantyne (250) 310-3343 telus.com
UTILITIES/ NATURAL GAS Absolute Energy Kirby Morrow (604) 315-2058 absolute-energy.ca
UTILITY SUB-METERING Enerpro Systems Corp. Andrew Davidson (604) 982-9155 enerprosystems.com
WASTE/ RECYCLING
Super Save Group of Companies Danielle Johannes (604) 533-4423 supersave.ca
WATERPROOFING
Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 rjc.ca
WINDOW REPLACEMENT/ INSTALLATION/ RENOVATION
A1 Windows Roque Datuin (604) 777-8000 a1windows.ca Centra Windows Andrew Anderson (888) 534-3333 centrawindows.com Retro Teck Window Wilfred Prevot (604) 291-6751 retrowindow.com
NEW
NEW
NEW
Windsor Apartments
Corona Apartments
Findlay Garden Apartments
2575 Windsor Street, Vancouver
1847 Barclay Street, Vancouver
3223 Findlay Street, Vancouver
20-suite apartment building in Mount Pleasant just
24-suite apartment building in the West End – just
12-suite apartment building – steps to Trout Lake,
off East Broadway and a short walk to VCC.
off Denman Street. $437,000/unit; 3.5% cap rate.
just off Commercial Dr. 11 two-bed & 1 one-bed.
List $7,200,000
List $10,500,000
List $4,000,000
8-suite character apartment building
Vacant Broadway Plan site
Cedar Court & Griffiths Manor
1794 Frances Street, Vancouver
414 E 10th Avenue, Vancouver
345 Cedar St & 461 Griffiths Pl, New West
4.6% cap rate – 6 of 8 suites recently renovated.
18,284 SF (150’ × 122’) site – 400 m from Mount
Combined 72 suites on 41,382 SF of land.
One block off Commercial Drive.
Pleasant Station. Build up to 20 storeys / 6.5 FSR.
$292,000 per unit; 3.5% cap rate.
List $2,950,000 (4.6% cap)
List $18,000,000 ($151/SF buildable)
List $21,000,000
NEW
SOLD
SOLD
The Copper Lion
Park Vista
Rim Rock Manor
8747 Granville Street, Vancouver
2060 Comox Street, Vancouver
8630 Osler Street, Vancouver
17 suites in Marpole with exceptional cash flow.
Exceptionally well-located 12-storey 41-suite
21 suites in Marpole just off West 70th Avenue &
Just off West 71st Avenue on Granville Street.
concrete rental tower in Vancouver’s West End.
Oak Street. Well maintained with capital upgrades.
List $7,650,000 (5% cap)
List $21,000,000
List $6,100,000
Mark Goodman Personal Real Estate Corporation
Direct 604 714 4790 mark@goodmanreport.com
Ian Brackett Direct 604 714 4778 ian@goodmanreport.com
Goodman Commercial Inc. Office: 604 558 5511 560–2608 Granville Street Vancouver, BC V6H 3V3
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