Benefits of Going Ductless
The Road to Recovery
PM 40063056
FALL 2020
LANDLORDBC CELEBRATES 50 YEARS
Strong Foundations
JLL National Multifamily Team A unified national platform that ensures clients achieve results, are afforded maximum visibility and benefit from a seamless cross-country service. The National Multifamily Team represents a unified platform of sixteen multifamily experts focused on the acquisition, disposition and financing of multifamily assets across the country. Using a collaborative team-based approach, the group offers clients national exposure to the most active capital sources, all underpinned by specialized local expertise and networks.
Investment Opportunities
Augustana
Fairgreen Gardens
Fort Crossing
Artika
10620 - 99 Avenue NW, Edmonton, AB
4007 - 108 Street NW, Edmonton, AB
403 & 407 Belvedere Gate NW, Edmonton, AB
11220 - 103 Avenue NW, Edmonton, AB
An excellent opportunity to acquire a newly constructed mixed-use trophy asset in the heart of Edmonton’s downtown core.
Four building, three storey wood-frame apartment complex featuring a total of 168 spacious residential rental suites.
3.32 acre master-planned community currently under construction.
41 best-in-class luxury residential rental suites in the Oliver neighbourhood of Edmonton.
For all current opportunities, please contact us: Samuel Dean*
Senior Vice President, Edmonton , AB
Sundance Estates Mt Sundance Manor West, Lethbridge, AB 50 newly constructed residential condominium titled units and seven garages out of a total 75 residential units in the development.
Porchlight-Marwest Multifamily Portfolio
Windsor Multifamily Portfolio
Regina SK & Winnipeg, MB
Windsor, ON
468-suite, three property multifamily portfolio in Central Canada. The assets are located in Winnipeg and Regina, offering stable economies with diverse growth drivers.
231-suite, five property multifamily portfolio. Located minutes from the Detroit, Michigan border, the Properties are within the urban centre of Windsor, Ontario.
+1 780 328 2560 Samuel.Dean@am.jll.com
Michael Betsalel*
Executive Vice President, Toronto , ON +1 647 728 0477 Michael.Betsalel@am.jll.com
* Personal Real Estate Corporation
© 2020 Jones Lang LaSalle IP, Inc. All rights reserved. All information contained herein is from sources deemed reliable; however, no representation or warranty is made to the accuracy thereof.
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
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
Hunter Boucher Director of Operations
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 Publication Mailing #40063056 Magazine Coordinator Erin Breier Editor Hunter Boucher Editor Monika Sosnowska Production MediaEdge Communications
CONTENTS 4
CEO’s Message
8
Strong Foundations
10
50 Years and Counting
12
LandlordBC Virtual Events & Webinars
14
Member Profile: Ron Schuss, Dorset Realty Group
16
CMHC’s Rental Market Survey Evolution
18
Celebrating a 16-year Partnership
20
The Road to Recovery
22
Benefits of Going Ductless
24
Hunter’s Hints
27
Associate Members/ Corporate Suppliers Mainland
30
Associate Members/ Corporate Suppliers Vancouver Island
Disclaimer: This publication is designed to provide informative material of interest to readers; the opinions of the authors of the articles do not, however, necessarily represent the opinions of the board of directors. The magazine is distributed on the understanding that it does not constitute legal, accounting or other professional advice. Although the published information is intended to be helpful, neither we nor any other party will assume liability for loss or damage as a result of reliance on this material. Appropriate legal, accounting or other assistance should be sought from a competent professional. Articles cannot be re-printed or reproduced in any form without the sole permission of LandlordBC.
FALL 2020 | 3
THE KEY
CEO’S MESSAGE David Hutniak, CEO, LandlordBC I think we can all agree that 2020 will go down as one of the more challenging years of our collective lives. And it is still not over, folks! Let’s face it, there hasn’t been much to celebrate this year. It is thus fortuitous that we here at LandlordBC — our members, directors and staff — do indeed have something to celebrate in 2020. This is the 50th year of our sector coming together to represent the interests and rights of owners and managers of rental housing, to foster public understanding of the industry, and to promote the professional operation of the rental housing industry through education and support. Happy 50th anniversary, LandlordBC!
• Tenancy Disputes • Residential Tribunal Hearings • Human Rights • Privacy • Building Maintenance and Protection
STRATA PROPERTY LAW CONSTRUCTION LAW NON-PROFIT HOUSING LAW
Call one of our Tenancy Lawyers or email us at info@haddock-co.ca Grant Haddock • Ola Karpik • Kimberly Hui Ripan Hans • Tara Cox • Chloe Sauder
NOR TH VA NCO U V ER / V IC TO R IA
4 | FALL 2020
As is typical of CEO messages when celebrating a milestone, you thank those who got you here. On behalf of LandlordBC and our members, I would like to thank the owners and managers of rental housing who had the vision to form an industry association built on the very same principles that guide LandlordBC today, and will guide us long into the future. Our values have been shaped by these industry leaders who 50 years ago recognized the importance of integrity, transparency, professionalism and, above all, respect for the estimated 1.5 million British Columbians for whom we provide safe, secure, long-term rental housing. A robust supply of rental housing is vital to overall community health and well-being, and is an important contributor to dynamic local economies. The homes we provide to B.C. families are critically important and our responsibility as rental housing providers is to educate ourselves to ensure successful tenancies, call-out those in our sector who seek to operate in a manner that harms all of us, and generally embrace best-practices knowing that doing so is the only real path to a successful rental business. To our members: we are appreciative for your support and thank you for your continued confidence in LandlordBC as we look forward to the next 50 years. We genuinely enjoy working with you and doing our best to help you succeed as rental housing providers.
LEGAL SERVICES FOR RESIDENTIAL & COMMERCIAL LANDLORDS
LANDLORD/TENANT LAW
Now some may argue that LandlordBC is actually only seven years old, having been formed through the amalgamation of three predecessor organizations on July 1, 2013 to form the largest association representing the sector in B.C. Fair comment. But we believe that where we came from is just as important as where we are going, so we are going to celebrate 50 years of industry representation and leadership, critics be damned. And here is a fun fact, LandlordBC is not only the largest landlord association in B.C., but we are also the largest landlord association in Canada. That’s right, in terms of number of members, LandlordBC is the largest landlord association in all of Canada. So, congratulations LandlordBC members!
To our team: Hunter Boucher, Erin Breier, Kimberly Coates, Bianka Cseko, Taylor Hansen, Lisa Henderson and Monika Sosnowska. To be successful requires having incredible people in your organization. As CEO of LandlordBC, I am so grateful for the opportunity to work every day with a group of talented and caring people. Your commitment to supporting our members, and the help you provide to each other, is very much appreciated. You are the best. To our supplier partners: I would like to thank our associate members and corporate suppliers for their professionalism in serving our members and for their continued support of our organization. You make our industry and association better and we look forward to continuing to partner with you long into the future. We will have many milestones to celebrate in the future, but today we do pause to mark this one. Happy 50th Anniversary LandlordBC.
Re-pipe expeRts A+ Rating
BMS is the best solution to your plumbing problems. Family owned and operated, BMS Plumbing & Mechanical has been repiping throughout the Lower Mainland since 1986. Having pioneered a systematic procedure, BMS consistently delivers the highest quality service both on time and on budget. BMS takes your project from planning stages to the finished project, while ensuring your experience is stress free. 1263 Clark Drive Vancouver, BC V5L 3K6
t. 604.253.9330 f. 604.253.9340
Info@bmsgroup.ca www.bmsmechanical.com
Sold
Sold
Sold
1325 10th Ave. W, Vancouver 10-Units Contact for Sale Price
2629 4th Ave. W, Vancouver 10-Units Contact for Sale Price
220 & 240 Turner St, Hope 26-Units Contact for Sale Price
Sold
Sold
Sold
1405 Paul St, Kelowna High-Rise Development Site $7,600,000
Price Reduced
250 Victoria Rd, Nanaimo 32-Units $7,100,000
627 Lilac Ave. Kamloops 48-Unit Townhouse Complex $7,000,000
Price Reduced
116 Prideaux St, Nanaimo 27-Units $6,100,000
Hilltop Manor, Vernon 60-Units $9,150,000
For Sale
520 N. Nanaimo St, Vancouver 20-Units $6,900,000 $6,500,000
For Sale
For Sale
For Sale
989 West 20th Ave, Vancouver 13-Units $5,850,000 $5,400,000
2655 Warren Ave, Kimberley 57-Units $4,900,000
Gardenia Villa 250-Units, Strata-Titled $110,000,000
Experience. Team Work. Results.
Dan Schulz PREC*
Chris Winckers
C: 778.999.5758 D: 604.714.5528
C: 778.828.9763 D: 604.714.4751
Email: dan@bcapartmentinsider.com
Email: cwinckers@bcapartmentinsider.com
Carl Chen 陳學偉 PREC*
Chris Tigas
C: 778.998.8194 D: 604.714.4756
C: 778.319.9941 D: 604.714.4777
Email: carl.chen@bcapartmentinsider.com
Email: ctigas@bcapartmentinsider.com
Vice President
Associate
Senior Associate
Associate
*Personal Real Estate Corp.
Our Mission is to Deliver Exceptional Service and to Connect People. To Relentlessly Negotiate the Expectations of Our Clients. And to Look Back on Good Deals. www.bcapartmentinsider.com
THE KEY
STRONG FOUNDATIONS By Hunter Boucher, Director of Operations, LandlordBC Fifty years ago, an influx of rental housing development shaped legislation and helped solidify landlord associations in B.C. Seven years ago, the BC Apartment Owners and Managers Association (BCAOMA), the Rental Owners and Managers Society of BC (ROMS BC), and the Rental Housing Council (RHC) merged to form LandlordBC, a united and progressive voice for B.C.’s residential rental industry. With this merger the three organizations, each with their own rich histories, became a single organization rooted in these strong foundations while also looking to the future.
and demanded more protections. The first of these protections came in 1969 when the NPA-led Vancouver City Council voted to create the Vancouver Rental Accommodation Grievance Board. This bylaw created the momentum that both landlord and tenant advocacy groups needed to solidify their agendas and pressure the provincial government to update the Landlord and Tenant Act with representation from all stakeholders. The then separate associations lobbied the government to ensure a balanced approach was applied to this new legislation.
Our association’s history is tied directly with the industry that it represents — through the legislation that has governed it and the types of landlords that have operated within it. Today, LandlordBC is Canada’s largest landlord association, and we continue to build on this collective knowledge.
Throughout the years the Vancouver and Victoria associations continued their advocacy efforts both independently and sometimes in conjunction through the Rental Housing Council of BC. The changes to the legislation in 1970 were not the end but rather a beginning of a process that continues to this day, most recently in the establishment of the 2018 Rental Housing Taskforce. The Taskforce consulted with individual landlords and tenants and with stakeholders, including LandlordBC and various tenant advocacy groups, to begin a process of assessing and reevaluating residential rental legislation to ensure it remains relevant in an ever-changing industry.
THE BEGINNING
INDUSTRY CHANGES
Through the mid- to-late 60s a handful of small landlord associations formed, merged, and changed names. It was a nebulous time, with formerly loose associations beginning to tighten their focus and Mandate to become the type of industry association we would recognize today. It was around this time that BCAOMA found its roots, though at the time it was called the Greater Vancouver Apartment Owners Association. Over in Victoria, the Greater Victoria Apartment Owners Association, a predecessor to ROMS BC, was formed in October of 1970. Hence, this October LandlordBC is celebrating its 50th anniversary, not only because 50 years ago ROMS BC was officially formed but also because it marks a significant shift in rental practices and, in many ways, a reimagining of the residential rental industry. In the spring of 1970, the provincial government, led by Premier W. A. C. Bennett and the Social Credit Party introduced “Bill 20; An Act to Amend the Landlord and Tenant Act” — the first comprehensive amendment to the residential rental legislation since confederation. Prior to the 1970 amendment, the Landlord and Tenant Act was a complex piece of legislation nearly directly copied from British common law. While at the core of the original Landlord and Tenant Act were some fundamental rights based on the principal that a man’s house was his castle, it provided little protection for tenants and landlords. With a quickly changing rental market and demographic of tenants, there was significant pressure to put into place a piece of legislation that had modern solutions for the then modern problems.
ADVOCACY
These modern problems were brought on by an influx of new rental stock and a new demographic of tenants — tenants that organized
8 | FALL 2020
Over the last 50 years landlords and tenants have seen massive changes to our industry. With significant development of purposebuilt rental housing throughout the late 60s and 70s, to a near standstill for 30 years. Many communities saw no new purposebuilt rental at all. In its place, there was the rise of the secondary rental market. This new sector of our industry was made up of mom and pop landlords renting out their basements, second homes, and eventually condos. This secondary market valued our association’s advocacy efforts and, additionally, looked to us as a source of reliable and relevant information. The professionalization of our industry through education has become a primary goal of LandlordBC and as our industry evolved to be more complex, we have had to diversify our offerings. In 1970, landlords had to have an understanding of and operate under essentially one piece of legislation: The Landlord and Tenant Act. Now, in addition to the Residential Tenancy Act, we have other statutes such as the Human Rights Code and the Personal Information Protection Act which provide direction for our industry. To address both the various pieces of legislation and the fact they frequently change, LandlordBC has built on our history of providing timely education and shifted to a robust online education offerings, with members-only guides, webinars, and an award winning self-paced I Rent it Right course. From our roots as several smaller associations representing specific urban centers to a province-wide and nationally recognized organization we are today, LandlordBC is thankful for our history and for the people that helped write it. We do not know what the next 50 years will bring, but LandlordBC will continue to adapt to and lead in the changes yet to come.
We are proud to announce our move to Marcus & Millichap as Senior Vice Presidents, where we will help lead the growth of the multifamily division in B.C., and continue to serve the needs of apartment building owners across Metro Vancouver and throughout the Province. Our focus will remain, as it always has, on multifamily investment sales and development sites, where we are excited to bring an even greater level of service with the unparalleled resources available through the firm.
JAMES BLAIR* Senior Vice President Investments T (604) 675-5268 M (604) 790-7089 James.Blair@MarcusMillichap.com
PATRICK MCEVAY* Senior Vice President Investments T (604) 675-5267 M (604) 789-0720 Patrick.McEvay@MarcusMillichap.com
INVESTMENT PROPERTIES FOR SALE SHERITON MANOR
1635 EAST 4TH AVENUE
THE HARTETHORNE
FOR SALE
FOR SALE
FOR SALE
30-unit rental apartment building in Kelowna
13-unit stratified apartment building right off Commercial Drive
Charming 10 Unit Apartment Building in South Granville
OCEANVIEW
VIEWPOINT
1845 FAIRBURN DRIVE
FOR SALE
FOR SALE
FOR SALE
Seven stratified apartment buildings, totalling 119 units in Kitimat
Eight apartment buildings, totalling 80 units in Kitimat
Multifamily mansion in Saanich
*Personal Real Estate Corporation
THE KEY
50 YEARS AND COUNTING: WELL WISHES FROM THE LANDLORDBC COMMUNITY Congratulations to LandlordBC and all of its valued members on the 50th anniversary advocating for a better rental housing industry in B.C. Fifty years of tireless effort providing meaningful education, support and resources to its members as well and being a trustworthy source to the province and RTB. Derek Townsend, LandlordBC Director, Citifund
Waste Connections of Canada would like to congratulate LandlordBC on fifty years of excellence! The services you provide are invaluable and provide great advantages to all LandlordBC stakeholders. Keep up the good work…another fifty, here we come!
Dear Members, It is an honour working for you, since 2015, as a Director of LandlordBC during our 50th year. I have been a member since 2005, because LandlordBC and its predecessors have played an immensely important role in advocacy for residential landlords in B.C., as well as preserving the reputation of the industry, with initiatives such as member education, and collaboration with its stakeholder partners. Your membership in LandlordBC helps it advocate for regulatory change that is respectful of the legitimate interests of housing providers. Thank you. Yours truly,
Waste Connections of Canada
Michael Drouillard, LandlordBC Director, Landlord/Harper Grey LLP
Congratulations to LandlordBC on 50 years of superb service! We have been proud members since 2009 and continue to rely on your expertise and resources. Your help, guidance and advocacy has helped us thrive in the BC’s rental property market.
Congratulations on LandlordBC’s first 50 years! What a great organisation it is to be part of! As a 33-year member our family’s apartment business has greatly benefited from being a member of LandlordBC! We consider LandlordBC to be an invaluable “team member” for the information and guidance it provides in our continued success. LandlordBC has played and continues to play a key advocacy role for British-Columbia’s rental industry. Congratulations to David and the entire team at LandlordBC for all your work and success!
Duttons & Co. Real Estate Ltd.
Congratulations to LandlordBC on the first 50 years! The rental housing industry has never had such a strong representation as it does currently under David and his team. Having been actively involved with the board for the last 20 years, I’m proud of the leadership role the LLBC has taken, in not only tirelessly representing the needs and interests of small landlords across the province, but also elevating our industry in the eyes of municipal and provincial governments. This last year in particular has been incredibly challenging. Housing policy has risen to a crisis-level issue. LLBC and David have been there at every turn championing our industry – my hat’s off to everyone at that office. On behalf of the industry, now more than ever, we appreciate and are thankful for such strong representation. Paul Sander, LandlordBC Director, Hollyburn Properties
Nicolas Denux, LandlordBC Director, Groupe Denux
Dear Members, It is hard to believe that this organization has been around for 50 years. The rental industry landscape has changed so much over this period of time. We have dealt with many legislation changes, market adjustments, supply and demand issues among many other topics. It has been my privilege to sit on the board for 13 years to help navigate these challenges. With vast level of expertise on the board and our very hard-working staff, we wish to say thank you for your valued membership. Your membership not only provides you with support and guidance for your immediate needs, it also assists the entire sector as LandlordBC is able to speak for the industry. So thank you for your continued trust and support. Jason Middleton, Chair, LandlordBC, Cornerstone Properties
TELUS would like to extend our congratulations to LandlordBC for reaching 50 years as a key player in B.C.’s residential rental housing industry. As a long-standing member, we are grateful for our partnership in helping connect our services to Canadians across the province. We look forward to continuing working with LandlordBC and supporting our valued partners and customers in the future. Sincerely, Sarah Ballantyne, Elena Chau & Kayla Bosch TELUS MDU Channel Manager Team
10 | FALL 2020
Dear Members,
As a newer member and director of LandlordBC, I am honoured to be a part of and serve this organization. LandlordBC plays a critical role in the BC rental housing industry, supporting the small and large landlords who provide such an essential service to our economy and our society. As landlords navigate an ever-changing and challenging rental housing landscape, LandlordBC is at our side, providing education, resources, support, and advocacy. Fifty years is an incredible accomplishment, and as we evolve, change, and respond to the needs of the market and our community, we look forward to 50 more. Thank you for your membership, trust, and support.
Congratulations to LandlordBC on its 50th anniversary and thank you for being a part of this important industry. The organization has worked hard over the decades to support rental owners and their goal to provide quality housing to British Columbians and will continue to do so in the years ahead. We face many new obstacles and issues on a day to day basis at many levels but we will succeed if we work together along with the help of LandlordBC. We should all be very proud of our role as rental housing provides and we look forward to another 50 years of growth. Yours truly,
Claire Immega, LandlordBC Director, Singleton Reynolds LLP
Jason Fawcett, LandlordBC Director, Kelson Group
Warmest congratulations from the Rentcheck Credit Bureau team to LandlordBC for 50 years of trusted service to rental housing providers across British Columbia. We are so proud of your valued affiliation with our national network of Canadian housing industry professionals. Wishing your organization another 50 years of growth and success! Rentcheck Credit Bureau
Congratulations LandlordBC on 50 years of tireless industry advocacy and education! Landlords and those of us who serve them have seen many changes in the business over the last years and LandlordBC has been there to support us, rising to the challenge to become a recognized, trusted and compelling voice in BC on housing and landlord issues. Great work by really nice people. Here’s to another 50 years of success! Grant Haddock, Haddock & Company
CBRE LIMITED
NATIONAL APARTMENT GROUP | BRITISH COLUMBIA
A leader in Metro Vancouver and Victoria Apartment sales between 2015 - 2019, with a total sales value in excess of $1.02 Billion!*
*SOURCE: REALNET AND CBRE (JANUARY 1, 2015 – DECEMBER 31, 2019 COMBINED). INCLUDES TRANSACTIONS WITH CO-OPERATING BROKERS.
LOCAL KNOWLEDGE GLOBALLY CONNECTED We are a leading apartment sales team in BC that has the ability to reach buyers across the globe with 460+ offices situated in all major markets around the world. We are a team with significant local knowledge and expertise that is globally connected, a combination that is indispensable and creates the most competitive marketing program. We specialize in achieving maximum value for our clients while at the same time maintaining a professional stress free sales process all the way through!
BIRCHWOOD MANOR APARTMENTS
FOR SALE
VANCOUVER ISLAND APARTMENT PORTFOLIO
1777 FRANCES STREET, VANCOUVER
FOR SALE
FOR SALE
31 SUITES | LARGE 45,270 SF SITE 5 BRAND NEW PURPOSE-BUILT RENTAL BUILDINGS Well located near amenities and a major transit route Combined 318 rental suites on Vancouver Island List Price: $6,700,000 List Price: Contact Agents
1445 W 10TH AVENUE, VANCOUVER
401 FIFTH STREET, NEW WESTMINSTER
CBRE LIMITED REAL ESTATE BROKERAGE
59 SUITES | LARGE 26,840 SF CORNER SITE Steps from transit & amenities on Commercial Drive List Price: $18,495,000
1245 & 1255 W 10TH AVENUE, VANCOUVER
SOLD!
SOLD!
SOLD!
14 SUITES | 13,068 SF SITE Central New West location | Repositioning Opportunity SOLD OCT 2020; Contact Agents for Details
11 SUITES | PRIME SOUTH GRANVILLE LOCATION 200 M from Future Millennium Line SkyTrain Station SOLD SEPT 2020; Contact Agents for Details
2 RENTAL BUILDINGS | COMBINED 12,500 SF SITE Steps from Future Millennium Line SkyTrain Station SOLD JULY 2020; $7,375,000
Have a rental apartment property and are considering selling? Wondering if now is the time to sell? Need advice or have questions? Contact Us!
For more listings, visit our website:
NationalApartmentGroupBC.ca
LANCE COULSON
PERSONAL REAL ESTATE CORPORATION
Executive Vice President National Apartment Group - BC
604 662 5141
lance.coulson@cbre.com
GREG AMBROSE
KEVIN MURRAY
604 662 5178
604 662 5171
Senior Sales Associate National Apartment Group - BC greg.ambrose@cbre.com
Senior Sales Associate National Apartment Group - BC kevin.murray4@cbre.com
HOW CAN WE BE OF ASSISTANCE? Contact us for a no obligation valuation of your Apartment Property! FALL 2020 | 11
THE KEY
LANDLORDBC VIRTUAL EVENTS & WEBINARS LandlordBC is continuing to bring education and excellent guest speakers to our members! We are utilizing technology to bring you interactive webinars as a temporary replacement for our in-person events. Registration details and announcements about future webinars and virtual events will be shared in our e-newsletters, so make sure to keep an eye out.
ANNUAL GENERAL MEETING | OCTOBER 21, 2020
Landlord Basics - Buying and Selling a Tenanted Property | November 25, 2020 In this Landlord Basics webinar LandlordBC Director of Operations, Hunter Boucher, will explain the ins and outs of buying and selling a tenanted property. After this in-depth webinar participants will be better prepared for their next property sale or acquisition. Sponsored by
The 2020 LandlordBC AGM will be held virtually via Zoom on October 21, 2020 and it will consist of a business session only. Visit landlordbc.ca/member-events to register.
UPCOMING WEBINARS Panel Discussion — Energy Efficiency in Residential Buildings | October 20, 2020 The benefits of an energy and resource efficient building system is not a mystery. The real mystery is where do you begin. In this special LandlordBC webinar, Jordan Fisher from FRESCo Building Efficiency and Peter Mills of Wyse Meter Solutions Inc. will discuss some of the leading strategies in building efficiency.
Member Communication and Customer Engagement | December 16, 2020 Do you have a communications strategy for your business? Have you evaluated what communication methods are working for you and your clients? In this one of a kind webinar Kimberly Coates discusses LandlordBC’s communication methods, including our engagement surveys, and how we utilize the feedback from our members to help establish our annual goals and association’s focus. Sponsored by
Watch our e-newsletters for registration links to our upcoming webinars.
MISSED ONE OF OUR PAST WEBINARS? Over the last several months, LandlordBC has presented several webinars on a wide range of topics. To view any of the below webinars, visit our YouTube channel or landlordbc.ca/webinar-archive COVID-19 Precautions in Multi-Unit Residential Buildings Originally presented May 1, 2020 Rent in the Time of COVID-19 Originally presented May 7, 2020 | Sponsored by Fortis BC Communicating Through a Pandemic Originally presented June 10, 2020 | Sponsored by Telus Communications Insurance for Rental Housing Providers Originally presented June 25, 2020 |Sponsored by Megson FitzPatrick Insurance Services COVID-19 Update Originally presented June 29, 2020 | Sponsored by The Home Depot Landlord Basics: Vacation Rentals to Residential Tenancies Originally presented July 29, 2020 Privacy in the Digital Age Originally presented August 20, 2020 | Sponsored by Haddock & Company Lawyers The Human Rights Code of British Columbia - Landlords and Duty to Accommodate Originally presented September 24, 2020 | Sponsored by BFL Canada Insurance Services
12 | FALL 2020
Commercial Sales & Leasing Property & Asset Management Strata Management
604.736.5611
Macdonald Commercial’s team of outstanding professionals are here to assist you with all of your apartment real estate needs At Macdonald Commercial we’ve built our reputation by providing our clients with the very best in full service commercial real estate services - Sales, Leasing, Property Management, and Luxury Strata Management
PERFORMANCE, TRUST & PROVEN RESULTS - ALL UNDER ONE ROOF macdonaldcommercial.com
THE KEY
MEMBER PROFILE: RON SCHUSS AND DORSET REALTY GROUP
By Monika Sosnowska, Marketing and Communications Specialist, LandlordBC Ron Schuss, founder and president of Dorset Realty Group, has been a dedicated member of LandlordBC* for more than five decades. Based in Richmond, and operating in all areas of Metro Vancouver, Dorset Realty was established in 1975 and specializes in residential property management. However, Schuss has been a committed advocate of the rental housing industry since the 1950s. Besides being president of Dorset Realty, he is also involved in a number of companies and ventures that own and operate apartment buildings in the Vancouver and Victoria areas, and he is an owner of several apartment buildings that he acquired as far back as 1965. Schuss’ long-standing career started in 1956 as a young property manager in charge of a portfolio of rental properties. He remembers how different the industry was back then, “At that time there was no government legislation, no need for security deposits, no locked entrances to apartment buildings.” Throughout the 1950s and 1960s the legislation encouraged the development of rental housing, he told us, “There was no rent controls, so we built a lot of new rental buildings. Back then, we could get a new building in South Granville or West End planned, developed and ready for occupancy in under a year. I remember that the monthly rent was between $110 and $115 per month, and I still own that building. We gave the twelfth month free rent as there were lots of vacancies due to lots of supply.” By 1962, eager to advocate on behalf of the caretakers of smaller rental buildings, he joined the New Westminster Apartment Association. “I became a member to advocate for our industry, to point to the government and the public that we are providing a needed service and that rental housing providers are operating with integrity and fairness… and to fight unfair legislation and taxation, which has been the root cause of a lack of rental housing supply in B.C. in the years to follow,” he said. Around the same time the Greater Vancouver Apartment Association (GVAOA) was founded to provide a unified voice for rental housing providers in Metro Vancouver. The two associations merged in mid-1970s to become a stronger advocate for the rental housing sector and oppose rent controls and capital gains taxes. In the years to follow, Schuss served 32 years as the director of GVAOA and was the president of the association in the 1980s. The role of LandlordBC and its predecessor organizations in working with government to ensure legislation does not have an adverse *Predecessor of LandlordBC in 1970s was the Greater Vancouver Apartment Association (GVAOA) which merged with several local rental housing associations to eventually become The BC Apartment Owners and Managers Association (BCAOMA). In 2013 BCAOMA merged with the Rental Housing Council and Rental Owners and Managers Society of BC. More information about the history of LandlordBC is outlined on page 8
14 | FALL 2020
The team at Dorset Realty Group
effect on industry is a topic Schuss is passionate about, “I believe that all this unfavourable legislation has seriously impacted the supply of rental housing and resulted in the negligible vacancy rates in recent years. The industry was much easier to navigate in the 1950s and 1960s, when a single page tenancy agreement was sufficient, compared to today when it is more restrictive, and we have to add many more clauses to our rental agreements. Even so, those entering the industry today, with enough education and information should be able to make informed decisions of where the industry is heading and adapt accordingly.” Overall, Schuss looks back on his 60-year career in the rental housing industry favourably, “This has been my career — building, buying and managing these attractive looking buildings and giving back to the industry whenever I can.” Looking to the future, Schuss hopes to see an increase in incentive to develop purpose-built rental housing, especially on land that easily accommodates rental properties across all of B.C. “Delays in legislation, municipal zoning and slow processing of construction applications can add five or more years for the development to move forward,” he said. He hopes to see quicker rezoning and approval of construction applications for future rentals and continues to advocate for solutions to have dispute resolutions resolved within 30 days and looks to the government and the industry for solutions, “Can we put money into it and get the cases heard and resolved? Then we can build more rental homes for B.C. families.”
THE KEY
CMHC’S RENTAL MARKET SURVEY EVOLUTION By Eric Bond, Senior Specialist — Market Analysis, CMHC A retrospective look at how CMHC’s rental market data continues to inform the rental sector.
Canada Mortgage and Housing Corporation (CMHC) contributes to housing market stability by providing information that helps businesses, governments and the public make informed decisions about housing. For members of LandlordBC and their partners, the ability to make sound business decisions regarding investment and development in Canada’s rental housing sector depends on access to accurate rental market data. Thanks to the ongoing collaboration of landlords across the country, CMHC has been able to provide rental market intelligence through its Rental Market Survey (RMS) results for more than 50 years. This article will provide a retrospective look at how the survey has evolved since its creation to meet the growing needs of the rental sector, as well as a look ahead as to how this year’s survey will help provide additional insights on the current rental environment.
OVERVIEW OF CURRENT METHODOLOGY
CMHC’s RMS gathers information on privately-initiated structures that are intended to supply the rental market. We specifically target structures with at least three rental units, which have been on the market for at least three months. The survey is conducted through property managers, landlords, and owners every year in October across all centres with a population of at least 10,000. The annually updated survey universe encompasses about 200,000 structures from which a sample of close to 75,000 structures covering 70 per cent of all primary rental units is drawn. Thanks to this robust sample combined with high response rates, the RMS enables the production of an annual time series of reliable vacancy and rent statistics.
EVOLUTION OF THE SURVEY COVER AGE AND MEASURES
The survey coverage, as well as the nature and geographic area of the rental market statistics CMHC has been able to provide, has evolved over the preceding decades. While selected rental
16 | FALL 2020
data was collected in the 1950s and 1960s, the RMS began in its current form in 1971 with the publication of vacancy rate and rent statistics for major Canadian centres, such as Vancouver and Toronto, based on their census geographies at the time. Over the coming years, the geographic coverage expanded to include all centres with a population of at least 10,000, providing a wide cross-section of rental market data for all of Canada. This change also enabled the publication of provincial and national statistics for the first time.
Figure 1. Purpose-built rental market apartment vacancy rate (%), all bedroom types, 1971-2019, Vancouver CMA. Interestingly, the overall vacancy rate has been below 3% over this entire period. Source: CMHC Rental Market Survey.
The vacancy rate (Figure 1) and average monthly rent have been core measures in the RMS since its creation, although the richness of this data and the number of cross-tabulations possible has grown significantly. Results by unit size (number of bedrooms), structure size (number of units), structure age, and neighbourhood-level geographies all expanded the usefulness of the survey results as the Canadian rental sector grew. In 2015, CMHC piloted the creation of a new measure, the turnover rate, in the Vancouver rental market. This measure, which was subsequently expanded to other major markets in 2016, captures how many units in the structure changed tenants in the previous 12 months. The turnover rate is both important business measure for landlords as well as indicator of the overall depth of the rental market, and its creation represents one recent example of the RMS growing to meet the needs of its users.
EXPANDING ACCESS TO CMHC’S RENTAL MARKET INFORMATION
In addition to expanding the richness of rental market data available over the previous decades, access to CMHC’s data has been enhanced with new investment and changes in technology. The first RMS results were first published as tabulations in the annual Canadian Housing Statistics data book. This printed compendium, which was once available as reference material in
libraries across Canada, was later supplemented with marketspecific analysis in CMHC’s Rental Market Report. This report, which continues to this day, is authored by CMHC’s team of market analysts across the country. It presents the rental market data for Canada’s major centres and interprets the results in the context of local market and economic conditions. Both the report and the accompanying data are now exclusively available online on our website at cmhc.ca.
of September, and how this compares with the same month last year. The insights from this data will help rental stakeholders have informed discussions about the challenges that the pandemic has created for the sector, as well as chart a path to recovery for both landlords and tenants. The results of the 2020 RMS, including responses to both new and existing questions, are expected to be available with the January 2021 publication of CMHC’s Rental Market Report.
In 2014, CMHC launched its Housing Market Information Portal (www.cmhc.ca/hmiportal) to greatly enhance client access to a wide variety of housing market data, including the results of the RMS. This free, map-driven tool allows customized tabulations to be generated for the geographic area of interest, as well as historical data back to 1990. Access to CMHC’s data will be further enhanced in the future, including the ability to interface more directly with analytical software.
We strongly believe that better, more informed housing decisions are made with the availability of quality housing market data. CMHC’s Rental Market Survey has been a mainstay of the sector for more than 50 years; its data provides a common language for businesses, governments, and the general public to discuss rental market issues and developments. The success of the survey depends on the participation of landlords across the country who recognize the importance of quality data, and for that, CMHC thanks you! We look forward to continuing to evolve our rental market data offerings over the next 50 years to serve the needs of the rental sector and all Canadians.
CONTINUALLY EVOLVING TO MEET THE NEEDS OF THE RENTAL SECTOR
For 2020, CMHC plans to introduce three new questions to the RMS to help gauge the impact of the unique circumstances of the COVID-19 pandemic on the rental sector. These questions will capture the number of units in rent arrears in the structure as of September, the total amount of rent in arrears in the structure as
Eric Bond is CMHC’s senior specialist - market analysis for the Vancouver region. As an economist, he provides analysis and insights on new home construction, resale, and rental market developments and their impacts on the housing market. He can be reached at ebond@cmhc.ca.
Apartment Financing Specialists CMHC and Conventional The Best Pricing in the Market
Derek Townsend Principal 604‐683‐2518 dtownsend@citifund.com 700 – 1111 W. Hastings St. Vancouver, BC V6E 2J3
Visit our website at www.citifund.com to see some of our past projects.
FALL 2020 | 17
THE KEY
CELEBRATING A 16-YEAR PARTNERSHIP By Kristy Hayter, Senior Manager, Communications, Covenant House Vancouver LandlordBC and Covenant House Vancouver
Our team coached them on how to call a landlord, what to ask, and how to set up viewing times. We escorted them to half a dozen viewings. During the drives, the young couple talked openly about their hopes and dreams. He had been out of work for the past few weeks due to a slow period. She was working temporary labour jobs, but wanted to find something permanent. They admitted they were nervous that landlords might judge them because, at the time, they were receiving income assistance. We encouraged them to be honest and emphasized that being on income assistance was nothing to be ashamed of. The hard work paid off, and with the help of a wonderful landlord, we helped them find a place — a lovely one-bedroom apartment on the ground floor of a house. The landlord was kind and welcoming. She even offered snacks and drinks while we filled out the tenancy agreement. It was a positive experience for everyone, and that couple now has a safe, healthy place to start building their new life.
16 YEARS OF INCREDIBLE SUPPORT
LandlordBC’s CEO, David Hutniak, and his team have spent countless hours every year off the side of their desks coordinating a fun day on the golf course, their Annual Golf Tournament & Charity Fundraiser, to raise vital funds for Covenant House Vancouver. For more than 16 years, Covenant House Vancouver has been honoured to have the strong support of LandlordBC. Throughout the years, and in a variety of ways, LandlordBC has raised more than $100,000 for young people experiencing homelessness. On top of this direct financial support, the association has supported rental housing initiatives that are vital to the health of housing in our community — especially for vulnerable populations. “Covenant House Vancouver is beyond grateful for the support from LandlordBC and their kind-hearted team,” said Tracy Brown, director of development for Covenant House Vancouver. “Thank you, LandlordBC, for being a philanthropic leader in our community and for your dedication to helping vulnerable youth in our community.”
PROVIDING A SAFE SPACE
As you can imagine, it can be difficult for young people who have experienced homelessness to find housing in the Lower Mainland. Our housing support workers help youth find, and hold on to, safe and affordable housing in our community. A young couple was living in an SRO in Vancouver’s downtown east side and they wanted out. They wanted to get away from the drugs, violence, and chaos. They wanted to improve their lives and felt that doing so would be difficult without finding a safer place to live. Our housing team talked with them about their budget and their employment goals. This helped to determine how much they could afford to pay in rent and narrowed the search to ideal locations near transit.
18 | FALL 2020
But when the COVID-19 pandemic began, it became clear this key event would have to be put on hold. Not missing a beat, the LandlordBC team began brainstorming how they could still raise money for an organization that is dear to their hearts. They connected with us and learned about our upcoming Sleep Out: Home Edition — our first-ever virtual Sleep Out, which allowed people to safely be “together” in solidarity with homeless youth while remaining physically apart in order to raise funds and awareness for youth experiencing homelessness. LandlordBC was already familiar with our Sleep Out Vancouver initiative. Previously, David had participated in our Sleep Out: Executive Edition where business leaders spend a night out in the back alley behind one of our locations to raise awareness and critical funds for vulnerable young people. So, the LandlordBC team eagerly agreed to sign up for Sleep Out: Home Edition, and to give up their beds for one night to raise funds. They almost doubled their initial fundraising goal thanks to the many individuals and organizations that generously supported them. Their amazing Sleep Out team raised more than $8,270! Participating in the Covenant House Sleep Out: Home Edition was also a positive experience for the LandlordBC team. “Taking part in the Sleep Out Home Edition was a wonderful experience. I was thrilled with the support that our team received, and was so happy that we were able to raise over $8000 for such a great cause,” said Erin Breier, events and communications coordinator at LandlordBC.
Wet coast inspired... West coast built REPLACEMENT OF HIGH RISE WINDOWS AND PATIO DOORS 350 Series Aluminum Window and Patio Door System • U Value: 1.02–2.64 (W/m²K) • CW performance class • DP100 (15psf/720Pa) Water Penetration Resistance* • A3/Fixed Air Tightness • Quality Auditing Institute certified • Polyamide thermal break • Santoprene gaskets • Electrostatically applied finish • Dual colour (in/ out) available • Rainscreen technology Air/water/structural tested to North American Fenestration Standard/Specification (NAFS) *Patio Door DP60 (9psf/440Pa) Thermal evaluated and simulated to CSA A440.2 Fenestration Energy Performance
Supplied and Installed in accordance with local and provincial building codes including 3rd party structural and water management engineering
A-1 Window Rob ElliottMfg. Ltd. Sales Consultant
Unit 1 8038 Glenwood Dr. Burnaby BC V3N 5E9 Phone: 604-777-8000 Email: info@a1windows.ca Cell: Email:
604-724-5827 www.a1windows.ca robe@a1windows.ca
THE KEY
THE ROAD TO RECOVERY By Kimberly Hui, Lawyer, Haddock & Company Lawyers Collecting your monetary order
An arbitration at the Residential Tenancy Branch (RTB) can be a long and arduous journey but obtaining a monetary order against your tenant often makes it worthwhile. For the purposes of this article, I will outline the various methods in recovering the debt owed to a landlord by a tenant. Monetary orders are official documents that are enforceable through the courts. The RTB does not enforce orders. Instead, the successful party can file the monetary order at Small Claims Court to enforce the order. The first major consideration before taking the road to recovery is to determine how you can collect the amount you are owed costeffectively. You have already lost money — you do not want to lose more money attempting to collect a debt from an individual where there is no practical ability to do so.
the type of business. The information can be requested from local government (City Hall). • Court Registry Searches — this search reveals whether the debtor has any claims for or actions against. A search of the file can reveal what other people already know about the debtor. • Manufactured Home Registry Searches — This search reveals whether the debtor is the owner of a manufactured home. • Internet Searches — There is a wide range of information that can be turned up by undertaking a simple internet search. However, be aware of privacy legislation regarding social media sites such as Facebook, Twitter, LinkedIn and Instagram, among others. Do not attempt to gain access to an individual’s account.
LOCATE THE DEBTOR
Once you determine it is worthwhile to pursue the debtor, you must serve the monetary order onto the tenant, which is final and binding. You must provide a reasonable deadline for payment to the tenant. If the tenant defaults and fails to make payment to you, you must contact the RTB to confirm whether the tenant has applied for a review consideration application. Once you confirm a review consideration application has not been made within the allotted time or has been made but dismissed, you are able to enforce the monetary order.
TAKE STOCK OF WHAT YOU ALREADY HAVE
To apply to Small Claims Court for enforcement of the monetary order, you must file the monetary order and provide the Small Claims Court Registry with proof of serving the monetary order onto your tenant. Once these documents have been filed, you can look into which method best applies to collecting the judgment from your tenant.
There are a few cost-effective searches that may be undertaken by a landlord that may help determine if pursuing the debtor is worthwhile.
Debtors may remain in place in the rental unit or they may have departed the unit without leaving a forwarding address. Trying to collect money from a debtor is very difficult if you cannot find them. A skip tracer may need to be hired to locate the debtor.
You may already have useful information about the debtor. For instance, copies of voided or cancelled cheques and banking information is very valuable when considering execution options. Knowing the debtor’s employer can also be important. You may also have motor vehicle information collected as part of any parking allocation at the rental property.
TYPICAL SEARCHES
There are many public record search avenues that can be examined. • Land Title Search — the debtor may have an interest in land that can be attached and sold to satisfy the debt. Use the debtor’s name to find interests in land in the name of the debtor. • Personal Property Registry Search — this is where you will find listings of property owned by individuals or companies that have financing. For instance, most, if not all car loans are registered here. You can search the registry using the name of the debtor. Besides listing property owned by the debtor, you may also find useful contact information. • Business License Search — Such searches may reveal if the debtor owns or operates a business, where the business is located and
20 | FALL 2020
There are various methods by which a landlord might attempt to collect from a debtor in the Small Claims Court. • Payment Hearing — A payment hearing is a hearing before a Judge or Justice of the Peace to determine that debtor’s ability to pay and to consider whether a payment schedule should be ordered. In order to take advantage of this procedure, you must know where the debtor is as you will be required to effect personal service of court documents on the debtor. This can be an effective tool as it is rather intrusive on the debtor. It forces the debtor to attend at court before a Judge or Justice of the Peace and explain in person why they cannot pay the outstanding judgement. Failure to show up at the hearing could result in a warrant for the arrest of the debtor — quite a down-side for an individual wanting to avoid payment. The landlord may want a hearing to set up a payment schedule. A landlord may want a payment schedule to ensure that some effort will be made to pay off the judgment debt. The court will examine the debtor’s ability to pay.
ORDER FOR SEIZURE AND SALE
An order for seizure and sale is a procedure in which property belonging to the debtor can be seized and sold at public auction. The net proceeds of the sale, of any, are provided to the creditor. In order to take advantage of this procedure, you must know where the debtor is as you will be required to effect personal service of court documents on the debtor and you should have some idea of what assets are available for seizure and sale or the process is not of any economic benefit. You may have obtained the required information at the Payment Hearing. A landlord may ask the registrar for an order for seizure and sale if a payment schedule has not been ordered, or if it has not been complied with. The landlord may suggest the particular property should be seized — for example, a car or computer — or that general property of the debtor be seized or sold. There are certain goods that are exempt from forced seizure or sale such as the debtor’s necessary clothing, household furnishing, medical and dental aids, etc.
EXECUTION AGAINST LAND
If the debtor owns land in British Columbia, the landlord may register the judgment against the land. Registration against the land may allow payment of the judgment on any sale or transfer of the property, depending on the price and the priority of the judgment. It will usually prevent the debtor form selling or mortgaging the property until the debt is paid.
GARNISHMENT
This process allows the landlord to attach a garnishment to money in bank accounts or to partially attach a garnishment to wages. In order to take advantage of this procedure, the landlord must know where the debtor is located, know the exact branch that the debtor banks at and/or the name and location of the debtor’s employer. Keep in mind that you cannot collect a debt from someone that does not have any assets or income. As such, it is important to first determine whether it will be worth your time and efforts to collect a monetary order in the first place. Seeking advice from a lawyer at an early stage can assist you in making an informed decision about whether going down the road to recovering a debt will be worth the trouble.
Disclaimer: This article is for general information purposes only and not intended as or to be relied upon for legal advice. If you have a situation regarding a collections matter, contact a lawyer for legal advice.
Kimberly Hui is a lawyer at Haddock & Company in North Vancouver. She advises on all aspects of strata property law, landlord and tenant law, co-operative housing law and human rights complaints that arise from these practice areas.
FALL 2020 | 21
THE KEY
BENEFITS OF GOING DUCTLESS By Jeff Baldwin, Regional Account Manager at Reliance Home Comfort BC Hydro also has significant rebate programs in place that make this upgrade more financially manageable and the ROI that much quicker.
THE PROBLEM
Do your units have electric baseboard heating? If so, you’re missing out on potential energy and cost savings that come from a ductless heat pump solution. With flexible installation and placement options, offering winter heating and summer cooling, a growing number of rental property owners are turning to ductless heat pumps as a smart way to increase revenues through greater value to renters while reducing energy costs. Having been on the market for more than 50 years now, ductless heat pumps have evolved through enhanced technology, features and functionality. Fifty years ago, around the time that LandlordBC was founded, those early generation ductless heat pumps were known for being bulky, difficult to install, and expensive, but this is all changing and their future couldn’t be brighter (and more efficient!).
The electric baseboard heater was invented almost a century ago and provides heat by using electricity to warm a metal coil. When cool air hits the coil, it is heated and then naturally rises into the room. In many homes, electric baseboards represent up to 44 per cent of the annual cost of electricity because they are in a constant, costintensive battle with cold air. “With the aging stock of rental properties across Canada, we’re seeing a growing number of owners searching for ways to upgrade their properties to ensure energy savings, comfort and safety,” says Louie Papanicolopoulos, director of property management at Reliance Home Comfort. “When they install a ductless heat pump solution, they’ve effectively found a way to help save on electricity costs and add air conditioning to their units for greater comfort to their tenants, a sure way to maximize rental income.”
NEW AND EVOLVING TECHNOLOGIES
Popular around the world, ductless heat pump systems work by
550 17,500
22 | FALL 2020
transferring heat to rooms that need it most. Through an outdoor compressor and indoor air handling units, they deliver the appropriate heating or cooling without the need for expensive ductwork or intrusive home renovations. Connected to the compressor by a simple line (which can often be hidden behind walls or in the ceiling), the indoor unit heats or cools the living space directly. Because of their versatile install options, ductless units can be the best solution for single family dwellings, apartments or condominiums — especially units that don’t have existing ductwork in place. With recent advances in technology, ductless heat pumps can now work equally well in extreme weather conditions. The equipment extracts heat energy from the air at temperatures as low as 30C below freezing and transfers it to provide cost-efficient heating versus baseboard systems. Moving heat energy is far easier than creating heat energy, which is why the performance of a ductless heat pump is three times that of an electrical baseboard. Simply said, with a ductless system, the customer can receive $3 of heat for every $1 spent on electricity. With baseboards, they would only receive $1 of heat from every $1 spent on electricity.
RETURN ON INVESTMENT
Ductless heat pumps use up to 60 per cent less electricity than standard baseboard heating. This could translate into significant savings, providing a return on investment within only a few years — not to mention the BC Hydro rebates and benefit of having air conditioning included.
“With this new technology we have begun to see an increase in our rental rates as well as an immediate cost reduction of 35 per cent in operating costs,” says Rikesh Bhogal, managing director of Blue Spark Property Management. “Plus, our tenants are happy to be in control of their heating and cooling comfort levels.” Additionally, with rental equipment options, landlords and property owners can see an immediate cash flow savings due to no upfront installation costs and future service and maintenance included — making rental a very attractive solution. Most importantly, with cooler rooms on hot summer days and warmer ones in the dead of winter, rental property owners can give their tenants the promise of greater comfort all year long. As the summers in B.C. continue to heat up, and forest fire smoke has become more frequent, this is impacting indoor air quality and the ability for residents to open their windows. Ductless heat pumps are a great option to solve both of these concerns and provide greater value for your tenants, all the while ensuring your electric heating bills *A version of this article was originally printed in the FRPO September/ October 2019 issue.
Jeff Baldwin is the regional account manager at Reliance Home Comfort, a corporate supplier of LandlordBC. Reliance specializes in heating, cooling, water heater and plumbing solutions throughout B.C. Visit www.ReliancePropertyManagement.ca
BFL CANADA Real Estate Insurance Broker Prepare for a changing property market, we are here to help you navigate through the unpredictable.
LET US HELP YOU INSURE YOUR PROPERTY BFL CANADA Insurance Services Inc. 1-866-669-9602 realestate@bflcanada.ca bflcanada.ca |
FALL 2020 | 23
THE KEY
HUNTERS HINTS By Hunter Boucher, Director of Operations, LandlordBC
Listening to Your Tenants: Building Maintenance
why it is a valuable endeavour for any landlord or property manager. In this issue I will focus on building maintenance and repairs, both as an exercise in customer service and to safeguard your asset.
I love reading online reviews on sites like Yelp and TripAdvisor; it’s a guilty pleasure of mine to see the mundane complaints people have about random businesses I will likely never patronize, in cities I will likely never visit. It may be odd to some, but I think this not so bragworthy pastime has given me some insight into what really drives customer frustration and it can be directly applied to your rental housing business.
In the age of social media, reputation is critical even for rental housing providers, and having a robust tenant communication strategy can assist in protecting your asset in a very real and practical way. Knowing about a leak under a sink or about new crack in the drywall early on can save thousands in remediation costs. Sometimes the costliest repairs stem from longstanding issues that simply went un-reported. If your goal is to have a building that stands the test of time, you need tenants that are willing to communicate with you about building issues.
What drives a customer to leave a negative review? Most often it is a sense that their concerns were not heard or taken seriously by a representative. The risk of not listening to your customers (and tenants are our customers) can be a costly mistake both to your reputation and your bottom line. You will have heard from LandlordBC countless times that communication is critical in your success as a rental housing provider and over the next two issues of The Key I will be digging into this further with a look into how to ensure that your tenants feel heard and
To start, let us look at how to establish a system that allows and encourages constructive tenant communication. The mission here is to provide your tenants with an easy way to let you know about issues in the rental unit or property, occasionally remind them that you want to hear from them when there is an issue, and less frequently directly solicit information. It is also important to note that even if you have implemented what appears to be theAD most intuitive12/9/11 and easy9:52 to use card:q7 AMreporting Page 1 system, there will
CAMBIE ROOFING & DRAINAGE CONTRACTORS LTD.
604-261-1111
www.cambieroofing.com 1367 East Kent Ave. Vancouver, B.C. V5X 4T6
24 | FALL 2020
RenovatoRs, dealeRs and building envelope pRofessionals Welcome
We manufacture and install complete, engineered window and patio door replacement packages • Single family residences to multi-storey apartment buildings • High performance aluminum or vinyl frames • AAMA/WDMA/CSA 101/I.S.2/A440-08 and BC Energy Efficiency Act compliant
604-291-6751
Vancouver Island and the Okanagan 1-866-291-6751 www.retroteckwindow.ca Email: retrowindow@telus.net | Fax: 604-291-6750 #104 - 8218 North Fraser Way, Burnaby, BC | #2 – 616 Hillside Ave., Victoria, BC | 1622 Northfield Rd., Nanaimo, BC
THE KEY Hunters Hints (Cont’d) be tenants that choose to report issues in their own way. Where possible it is good to be flexible and not overly limit your tenants to only reporting issues in your preferred method. So where do you start? Begin with establishing clear lines of communication that are easy to use. This could mean having something as sophisticated as an online tenant portal or as simple as placing a few service request forms in your building lobby. Its important that the system you set up for receiving service requests is made clear to your tenants and is something that you can regularly check. For example, having paper forms that tenants are to put in a building mail slot is great if you are checking it daily but significantly less effective if only checked once a week. Once you have set up your system for receiving service requests, you need to communicate this to your tenants. For incoming tenants simply include this in your tenant orientation package, and for existing tenants a combination of email and posting notice in a common area is generally sufficient to ensure no tenants fall through the cracks. You may also need to occasionally remind tenants of your service request protocol which can be done with a semi-annual check-in email and posting notice in common areas. Sporadically, you may want to conduct a tenant satisfaction survey and directly solicit information. I will go more into this in the next issue. Being heard is much more than just providing opportunity to give feedback, it’s also how we respond to that feedback. As part of
Custom Insurance Solutions. From the Ground Up. Built for you from the ground up by our experienced Risk Advisors, CapriCMW provides industry-leading solutions to protect your property.
your communications strategy,you should set timelines for responding to service requests and it should be consistent no matter how trivial the issue may be. It’s important to note that your initial response does not need to provide a solution, but simply acknowledge the issue and set an expectation as to when you will be able to investigate further. This initial response should be prompt and positive and if possible, set an expectation as to when you may be able to provide more details on a solution. For example, if your tenant has informed you that they have a slow leak under their sink, let them know you have received their request and that you will contact the plumber on the next business day. Once you have determined the best course of action to repair the issue, this should be communicated to your tenant and not just with a notice of entry; let your tenant know what action you intend to take and if possible give a timeframe for completion. Once the repairs or maintenance is completed, your job is not finished. Follow up within a week after the work is completed to make sure the repair has held and that the tenant is satisfied. This kind of attention to detail ensures your tenants will be willing to come to you with an issue next time. In the next Hunter’s Hints, I will focus on noise and quiet enjoyment complaints and how these situations can, if not handled correctly, sour the atmosphere of a building.
ADVICE FOR LANDLORDS FROM THE GROUND UP • Residential Tenancy Branch • Evictions • Landlord/Tenant Disputes • Construction and Repair Claims • Strata Disputes • Judicial Reviews • Lease Drafting and Reviews • Property Management Issues
Talk to a Risk Advisor today. 604 294 3301 • info@capricmw.ca
capricmw.ca
26 | FALL 2020
CALL ALEX J. CHANG
LESPERANCE MENDES LAWYERS 550-900 Howe Street, Vancouver BC Phone: 604-685-3567 Email: AJC@LMLAW.CA
ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND ACCOUNTING
D&H Group LLP, CPA’s Michael Louie (604) 731-5881 www.dhgroup.ca Smythe LLP 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 (877) 755-5302 www.coinamatic.com Sparkle Solutions Corp. Connie Goldman (604) 455-8326 www.sparklesolutions.ca
APPLIANCE - SALES
Midland Appliance Gary Braun (604) 278-6131 www.midlandappliance.com Penguin Appliances Sales & Services Harb Sangha (604) 377-6343 www.penguinappliances.ca
APPLIANCE - SALES & SERVICE
Sparkle Solutions Corp. Connie Goldman (604) 455-8326 www.sparklesolutions.ca Coinamatic Canada Inc. Jack Ursaki (877) 755-5302 www.coinamatic.com Handy Appliances Ltd. Rocky Mangat (604) 879-1555 www.handyappliances.ca The Brick LP Sherry Madden (604) 587-6658 www.thebrick.com Trail Appliances Jamie Dosanjh (604) 992-7124 www.trailappliances.com
ASBESTOS REMOVAL
BMS Plumbing & Mechanical Systems Ltd Tamara Merchan (604) 253-9330 www.bmsmechanical.com Phoenix Restorations Ltd. John Wallis (604) 945-5371 www.phoenixrestorations.com ServiceMaster Restore of Vancouver Janak Lally (604) 435-1220 www.svmvancouver.ca
BIOHAZARD REMEDIATION
Phoenix Restorations Ltd. John Wallis (604) 945-5371 www.phoenixrestorations.com ServiceMaster Restore of Vancouver Janak Lally (604) 435-1220 www.svmvancouver.ca
BUILDING CONSTRUCTION GENERAL CONTRACTOR Vancouver General Contractors Hussain Khatheer (604) 430-3004 www.vancouvergeneral contractors.com BMS Plumbing & Mechanical Systems Ltd Tamara Merchan (604) 253-9330 www.bmsmechanical.com
BUILDING ENVELOPE
Centra Windows Mark Estrada (604) 882-5010 www.centrawindows.com Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 www.rjc.ca Remdal Painting & Restoration Inc. Paul Maryschak (604) 882-5155 www.remdal.com Remont Construction Ltd. Robert Szpakowski (604) 837-8813 www.remontconstruction.ca
BUILDING MANAGEMENT Greater Vancouver Home Services Shawn Stevens (778) 580-8607 www.greatervancouver homeservices.com
BUILDING REPAIR & RENOVATION
ELEVATOR RIGID PROTECTION
INSPECTIONS-TENANCY COMPLIANCE
ENERGY EFFICIENCY & CONSERVATION
INSURANCE
Nuwest Contracting Ltd. Debra Gettling (604) 525-6145 www.nuwestcontracting.com Yardi Canada Ltd. Amanda Moreira (905) 671-0315 www.yardi.com FRESCo. Jordan Fisher (778) 783-0315 www.frescoltd.com Wyse Meter Solutions Inc. Jessica Lewis (416) 697-2882 www.wysemeter.com
Canadian Tenant Inspection Services Ltd Anna Garnett (778) 846-9125 www.ctiservices.ca
DEPRECIATION REPORTS
FRESCo. Jordan Fisher (778) 783-0315 www.frescoltd.com Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 www.rjc.ca
AC&D Insurance Services Ltd. Scott Jamieson (604) 982-1039 www.acd.insurebc.ca BFL Canada Insurance Services Inc. Ana-Maria Enescu (604) 669-9600 www.bflrealestate.ca Capri CMW Gordon Li (604) 294-3301 www.capricmw.ca Megson FitzPatrick Insurance Services Mike Nichol (250) 519-2300 www.megsonfitzpatrick.com Normac Nicole Daniels (604) 221-8258 www.normac.ca
DRAINAGE & SEWER
ESTATE & SUCCESSION PLANNING
INTERCOM REPAIRS & INSTALLATION
Nuwest Contracting Ltd. Debra Gettling (604) 525-6145 www.nuwestcontracting.com Vancouver General Contractors Hussain Khatheer (604) 430-3004 www.vancouvergeneral contractors.com
CREDIT REPORTING AGENCY
RentCheck Credit Bureau Brenda Maxwell (800) 661-7312 www.rentcheckcorp.com Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 www.rjc.ca
Cambie Roofing Contractors Ltd. Paul Skujins (604) 261-1111 www.cambieroofing.com
DRAPERIES AND BLINDS - SALES Westport Manufacturing Jon Dodge (800) 663-3587 www.west-port.com
DUCT CLEANING
Air-Vac Services Canada Ltd. Brent Selby (604) 882-9290 www.airvacservices.com
ELECTRICIANS
Evanson Electric Ltd. David Evanson (604) 657-7957 www.evansonelectric.com
ELEVATOR
City Elevator Ltd. Heiner Marnet (604) 299-4455 www.cityelevator.ca Metro Elevator Ltd. Preet Binning (604) 569-2977 www.metroelevator.ca
ENGINEERS
Monarch Financial/ Manulife Securities Inc. Richard Laurencelle (604) 681-2699
EV CHARGING STATIONS
Vandelta Communication Systems Ltd. Christopher Rae (604) 732-8686 www.vandelta.com
FIRE PROTECTION & MONITORING
Yardi Canada Ltd. Amanda Moreira (905) 671-0315 www.yardi.com
Sparkle Solutions Corp. Connie Goldman (604) 455-8326 www.sparklesolutions.ca
Community Fire Prevention Ltd. Haley Balewicz (604) 944-9242 www.comfire.ca Vancouver Fire & Radius Security Joslyn Alderson (604) 232-3488 www.vanfire.com
FLOORING AND CARPETING
Mira Floors Limited Kevin Bergstresser (604) 856-4799 www.mirafloors.com
INTERNET LISTING SERVICES
INVESTMENT & RETIREMENT PLANNING Monarch Financial/ Manulife Securities Inc. Richard Laurencelle (604) 681-2699
LANDSCAPING - LAWN & GARDEN MAINTENANCE BUR-HAN Garden & Lawn Care Robert Hannah (604) 983-2687 www.bur-han.ca
LEGAL SERVICES
Haddock & Company. Diane Bennett (604) 983-6670 www.haddock-co.ca Lesperance Mendes
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.
FALL 2020 | 27
THE KEY ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND Lawyers Alex Chang (604) 685-1255 www.lmlaw.ca
MEDIA
MediaEdge Communications Dan Gnocato (604) 549-4521 www.mediaedge.ca
MORTGAGE FINANCING
Citifund Capital Coporation Derek Townsend (604) 683-2518 www.citifund.com CMHC Robyn Adamache (604) 737-4161 www.cmhc.ca First National Financial LP. Russ Syme (778) 327-5712 www.firstnational.ca
ONLINE PAYMENT SERVICE Yardi Canada Ltd.. Amanda Moreira (905) 671-0315 www.yardi.com
PAINT SALES
Cloverdale Paint Inc Dave Picariello (604) 596-6261 www.cloverdalepaint.com
PAINTING SERVICE Prostar Painting & Restoration Ltd. Mo Movassaghi (604) 876-3305 www.prostar.ca Remdal Painting & Restoration Inc. Paul Maryschak (604) 882-5155 www.remdal.com
PEST CONTROL
Assured Enviromental Solutions Brett Johnston (604) 463-0007 www.assuredenviromental.ca Solutions Pest Control Ltd. Jason Page (604) 986-8881 www.PestSolutions.ca
PIPE LINING/ RE-PIPING CuraFlo of BC Ltd Randy Christie (604) 298-7278 www.curaflo.com
PLUMBING/HEATING/ BOILERS
Allied Plumbing, Heating & Air Conditioning Lance Clarke (604) 731-1000 www.allied-plumbing.ca
28 | FALL 2020
BMS Plumbing & Mechanical Systems Ltd Tamara Merchan (604) 253-9330 www.bmsmechanical.com Brighter Mechanical Mike Pearson (604) 279-0901 www.brightermechanical.com Cambridge Plumbing Systems Ltd. John Jurinak (604) 872-2561 www.cambridgeplumbing.com FRESCo. Jordan Fisher (778) 783-0315 www.frescoltd.com Montalbano Plumbing Services Ltd. Giovanni Montalbano (604) 444-0222 www.montalbano.ca Reliance Home Comfort Jeff Baldwin (604) 460-9969 www.reliancehomecomfort.com Viessmann Manufacturing Co. Inc. Randy Stuart (604) 533-9445 www.viessmann.ca Xpert Mechanical & JK Lillie Ltd. Kerry West (604) 294-4540 www.xpertmechanical.com
PRINTING
Citywide Printing Ltd. Gordon Li (604) 254-7187 www.citywideprint.com
PROPERTY MANAGEMENT Ace Agencies Ltd Jason Bugra (778) 908-3695 Advent Real Estate Services Ltd. Michelle Farina (604) 782-6478 Aedis Realty Azi Hosseini (778) 881-4414 Associa British Columbia Inc. Katie Khoo (604) 501-4417 www.associabc.ca Associated Property Management (2001) Ltd. Rob Zivkovic (250) 717-5010 Austeville Properties Ltd. Andrew Abramowich (604) 216-5500 www.austeville.com Avali Management Kimberly Yuen (604) 818-8177
Avenue Asset Management Inc. Stefanie Klassen (778) 558-3377 Bayside Property Services Ltd. Lynda Creamer (604) 432-7774 www.baysideproperty.com Birds Nest Properties Alvin Cheung (604) 260-9955 Bolld Real Estate Management Leo Chrenko (604) 671-0293 www.bolldpm.com CAPREIT Pamela Dimayuga (604) 632-9991 www.capreit.net Casa Rental Management Richard Van Slyke (604) 273-6801 Century 21 Energy Realty Erin Vowles (250) 785-0021 Century 21 Energy Realty Ltd Courtney Steinbach (250) 617-4864 Century 21 In Town Realty Klaus Rode (604) 760-5856 www.klausrode.ca Century 21 Prudential Estates (RMD) Ltd. Mike Blackall (604) 278-2121 www.century21pel.com Century Group Lands Corporation Tina Thygesen 604.948.3832 www.centurygroup.ca Cherry Creek Property Services Ltd. Val Ketel (250) 427-7411 www.ccps.email Coldwell Banker MacPherson Real Estate Ltd. Rob MacPherson (778) 882-0211 www.cbmre.ca Copper Ridge Court Genny Sturhahn (604) 430-5624 Coronet Realty Ltd. Aaron Best (604) 298-3235 Custom Realty Ltd. Jolene Foreman (604) 916-6345 www.cpsreatly.ca
Delaney Properties Ltd. Diana Delaney (250) 550-2120 www.rentalsvernon.com Dexter PM Kevin Skipworth (604) 868-3656 www.dexterpm.ca Dorset Realty Group Canada Ltd. Ron Schuss 604-270-1711 ext. 111 www.dorsetrealty.com DPM Rental Management Ltd. Jane Dennison (604) 982-7059 Eagleson Properties Katherine Eagleson (604) 879-1070 EasyRent Real Estate Services Ltd. Sean Rafati (604) 662-3279 Eco-World Property Management Dan (Vicky) Yin (778) 682-7719 FirstService Residential Brian Rowland (604) 689-6975 www.fsresidential.com GMA Consulting Ltd. Glen Smith (604) 783-5404 Green Door Property Management Ben Green (250) 688-0362 GWL Realty Advisors Marcel Parsons (604) 713-6450 www.gwlrealtyadvisors.com Hathstauwk Holdings Ltd. Winnie Ng (604) 272-7494 Hewett Homes Adrienne Hewett (604) 922-1934 Holywell Properties Adam Major (604) 885-3460 www.holywell.ca HomeLife Benchmark Realty Corp. Robyn Dubord (604) 318-4140 Homelife Peninsula Property Management Doug D Holmes (604) 536-0220 www.penpm.com Hope Street Management Corp. Shamon Kureshi (403) 462-6200
HostGenius Property Management Charles Mullay (604) 355-2827 Hugh & McKinnon Realty Ltd. Bruce Robinson (604) 541-5244 www.hughmckinnon.com Hume Investments Ltd. Sally McIntosh (604) 980-9304 www.humeinvestments.com Hunter McLeod Realty Corp. Richard Anderson (604) 734-8860 Investave Properties Ltd. Lei Chen (778) 968-0201 Key Property Management Ltd. Lucinda Cooper (604) 764-0240 Lolly Bennett Consultants Lolly Bennett (604) 307-3080 Lougheed Enterprises Ltd. Andrew Statham (604) 980-0067 Macdonald Commercial R.E.S. Ltd. Tony Letvinchuk (604) 736 5611 www.macdonaldcommercial. com MacGregor Realty & Management Darin Mould (604) 505-3151 Maclab Properties Group Ltd Tina Ding (604) 291-6878 Macro Properties Imran Jivraj (416) 789-0858 www.macroproperties.com Maple Leaf Property Management Apartments Christi Anderson (604) 925-8215 Maxsave Real Estate Services Linda Stacey (250) 562-6228 Metro Vancouver Housing Corporation Stacey Hammond (604) 432-6200 Mountain Town Properties Ltd Jodie Ouimet (250) 368-7166 Murray Hill Developments Ltd. Barry Wiedman (780) 488-0288
ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND Noahdigital George Teichman (778) 902-0396 Oak West Realty Tom Nakatani (604) 728-8230 Oakwyn Property Management Ltd Arlene Chang (604) 897-0458 One Flat Fee Real Estate Marianne Miller (778) 878-7304 www.salesforcemarketingltd. com Porte Realty Ltd. Daniel Bar-Dayan (604) 732-7651 www.porte.ca Prospero International Realty Inc. Jeff Nightingale (604) 669-7733 Raamco International Properties Canadian Ltd. Kimm Zbierski (201) 567-5991 www.raamco.ca RE/MAX City Ken O’Donnell (604) 740-7652 RE/MAX City Realty Karson Wong (778) 723-8183 RE/MAX Crest - Yolk Home Rental Jenny Wu (778) 776-7190 RE/MAX Gibsons Andrea Kerr (604) 682-3074 RE/MAX Pentiction Realty Deborah Moore (250) 486-0211 RE/MAX Realty Solutions Ashley Lutke-Schipholt (250) 485-9935 RE/MAX Realty Solutions Laurie Petura (250) 495-3873 Real Property Management Central Carla Browne (306) 229-1690 Realstar Management Colin Martin (604) 970-2444 www.realstar.ca Rent It Furnished Realty Vera Sal (604) 569-2101 Rent Real Estate Services Lucy Willcox (604) 831-5887 Rize Alliance Properties Ltd. David Downs (604) 630-1636
Roboson Holdings Ltd. Sarah Hill (604) 682-2088 www.rennie.com Ronin Property Management Gary Bains (604) 908-8861 Sunstar Realty Ltd. David Mak (604) 436-1335 www.sunrealty.ca Sutton Group - West Coast Realty Cindy Hamel (604) 807-1105 Sutton Max Realty Property Management Wallis Lee (604) 227-3399 www.suttonmaxrealty.com SwiftRent Team / Remax Crest Realty Reza Khatami (604) 239-2144 Tribe Management Fiona Therrien (778) 987-3757 Turner Meakin Management Company Ltd. Brian Meakin (604) 736-7020 Unique Real Estate Accommodations Inc. Nina Ferentinos (604) 984-7368 Valley Realty Jennifer Lal (604) 852-2234 www.valleyrealtyabbotsford.com Vancouver Luxury Realty Eason Yi Zhang (778) 688-1107 Vancouver Property Management Farid Entezari (604) 773-7910 Vancouver Rent It Andy Yuen (604) 408-0008 Vancouver Rental Group Seva Roberts (604) 537-4399 Vertica Angela Thomaidis (866) 430-2140 Wesgroup Properties Sarah Liu (604) 648-1800 www.wesgroup.ca Westwood Ridge Development Corporation Robert Smallwood (604) 871-4466 Westwynd Real Estate Services Ltd. Jeff Brown (604) 944-8917
Wynn Real Estate Ltd. Juhan Lee (604) 762-4200
REAL ESTATE SALES
CBRE Limited Lance Coulson (604) 662-5141 www.cbre.ca Cushman and Wakefield ULC Phil Joubert (604) 608-5955 www.cushmanwakefield.com Goodman Commercial Inc. Mark Goodman (604) 714-4790 www.goodmanreport.com Jones Lang LaSalle Real Estate Services Inc. (JLL) Patrick McEvay (604) 998-6056 www.jllmultifamilybc.com Macdonald Commercial Real Estate Services Ltd. Dan Schulz (778) 999-5758 www.bcapartmentinsider.com Multifamily Real Estate Services Corporation Seth Baker (778) 235-9293 www.multifamily.ca
RENOVATION & REPAIRS BMS Plumbing & Mechanical Systems Ltd Tamara Merchan (604) 253-9330 www.bmsmechanical.com Centra Windows Mark Estrada (604) 882-5010 www.centrawindows.com Remont Construction Ltd. Robert Szpakowski (604) 837-8813 www.remontconstruction.ca
RE-PIPING
BMS Plumbing & Mechanical Systems Ltd Tamara Merchan (604) 253-9330 www.bmsmechanical.com Brighter Mechanical Mike Pearson (604) 279-0901 www.brightermechanical.com Cambridge Plumbing Systems Ltd. John Jurinak (604) 872-2561 www.cambridgeplumbing.com Manna Plumbing Ltd. Chris Kobilke (604) 710-3908 www.mannaplumbing.com
RESTORATION
Prostar Painting & Restoration Ltd. Mo Movassaghi (604) 876-3305 www.prostar.ca Remdal Painting & Restoration Inc. Paul Maryschak (604) 882-5155 www.remdal.com Phoenix Restorations Ltd. John Wallis (604) 945-5371 www.phoenixrestorations.com ServiceMaster Restore of Vancouver Janak Lally (604) 435-1220 www.svmvancouver.ca
ROOFING
Bond Roofing Daniel Fajfar (604) 375-2100 www.bondroofing.ca Cambie Roofing Contractors Ltd. Paul Skujins (604) 261-1111 www.cambieroofing.com Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520v www.rjc.ca
SECURITY & INTERCOM SYSTEMS
Vancouver Fire & Radius Security Joslyn Alderson (604) 232-3488 www.vanfire.com Vandelta Communication Systems Ltd. Christopher Rae (604) 732-8686 www.vandelta.com
SOFTWARE - PROPERTY MANAGEMENT
ITK Consulting Inc. Conal Campbell (604) 916-4386 www.itk-inc.com Pendo Jodelene Weir (855) 522-9464 pen.do/partners/landlordbc Yardi Canada Ltd. Amanda Moreira (905) 671-0315 www.yardi.com
SUPPLIES - HARDWARE, BUILDING, MAINTENANCE
Rona Inc. Brad LeGrow (604) 314-1366 www.rona.ca The Home Depot Canada Michael Lirangi 416) 571-8940 www.homedepot.ca/proxtra
TELECOMMUNICATIONS Telus Communications Sarah Ballantyne (250) 253-5395 www.telus.com
UTILITIES/ NATURAL GAS
Absolute Energy / Bluestream Energy Kirby Morrow (778) 340-1580 www.absolute-energy.ca FortisBC Energy Inc. Chris Alionis (604) 592-7985 www.fortisbc.com
UTILITY SUB-METERING Enerpro Systems Corp. Andrew Davidson (604) 982-9155 www.enerprosystems.com QMC Meters James Easton (604) 526-5155 www.qmeters.com
WASTE/ RECYCLING
Waste Connections of Canada Inc. Rob Barr (604) 525-2072 www.wasteconnections canada.com
WEALTH MANAGEMENT CIBC - Wood Gundy Gilbert Lam (604) 806-5508 gilbert.lam@cibc.ca www.cibcwg.com/ raymond-shum
WINDOW REPLACEMENT/ INSTALLATION/ RENOVATION
A1 Windows Ltd. Rob Elliott (604) 724-5827 www.a1windows.ca Centra Windows Mark Estrada (604) 882-5010 www.centrawindows.com Retro Teck Window Mfg. Ltd Wilfred Prevot (604) 291-6751 www.retrowindow.com
HD Supply Facilities Maintenance Isabelle Desroches (800) 782-0557 www.hdsupply.ca
FALL 2020 | 29
THE KEY ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - VANCOUVER ISLAND ADVERTISING & PROMOTION
Places4Students.com Laurie Snure (866) 766-0767 www.Places4Students.com
APPLIANCE - RENTALS Coinamatic Canada Inc. Jack Ursaki (877) 755-5302 www.coinamatic.com Sparkle Solutions Corp. Connie Goldman (604) 455-8326 www.sparklesolutions.ca
APPLIANCE - SALES & SERVICE
Sparkle Solutions Corp. Connie Goldman (604) 455-8326 www.sparklesolutions.ca Coinamatic Canada Inc. Jack Ursaki (877) 755-5302 www.coinamatic.com The Brick LP Sherry Madden (604) 587-6658 www.thebrick.com Trail Appliances Jamie Dosanjh (604) 992-7124 www.trailappliances.com WestCoast Appliance Gallery Fred Aram (250) 382-0242 www.westcoastappliance.ca
BUILDING ENVELOPE
Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 www.rjc.ca
CLEANING - CARPET & UPHOLSTERY
Island Carpet & Upholstrey Cleaning Inc. Ron Gould (250) 590-5060 www.islandcarpetcleaning.ca
CREDIT REPORTING AGENCY
RentCheck Credit Bureau Brenda Maxwell (800) 661-7312 www.rentcheckcorp.com
DEPRECIATION REPORTS Read Jones Christoffersen Ltd. (250) 213-2520 www.rjc.ca
ELECTRICAL REPAIRS & MAINTENANCE Brewis Electric Mark Wyatt (250) 383-5157 www.brewiselectric.com
ELECTRICAL SERVICE Rushworth Electrical Services Inc. Dustin Rushworth (250) 361-1231 www.rushworthelectric.ca
ENERGY EFFICIENCY & CONSERVATION Yardi Canada Ltd. Amanda Moreira (905) 671-0315 www.yardi.com
FRESCo Jordan Fisher (778) 783-0315 www.frescoltd.com Wyse Meter Solutions Inc. Jessica Lewis (416) 697-2882 www.wysemeter.com
ENGINEERS
FRESCo Jordan Fisher (778) 783-0315 www.frescoltd.com Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 www.rjc.ca
EV CHARGING STATIONS Brewis Electric Mark Wyatt (250) 383-5157 www.brewiselectric.com Sparkle Solutions Corp. Connie Goldman (604) 455-8326 www.sparklesolutions.ca
HEATING FUELS
Columbia Fuels Chris Mallory (877) 500-4328 www.columbiafuels.com
INSPECTIONS-TENANCY COMPLIANCE
Canadian Tenant Inspection Services Ltd Anna Garnett (778) 846-9125 www.ctiservices.ca
INSURANCE
AC&D Insurance Services Ltd. Scott Jamieson (604) 982-1039 www.acd.insurebc.ca BFL Canada Insurance Services Inc. Ana-Marie Enescu (604) 669-9600 www.bflrealestate.ca Capri CMW Gordon Li (604) 294-3301 www.capricmw.ca Megson FitzPatrick Insurance Services Mike Nichol (250) 519-2300 www.megsonfitzpatrick.com
INTERNET LISTING SERVICES Yardi Canada Ltd. Amanda Moreira (905) 671-0315 www.yardi.com
LEGAL SERVICES
Haddock & Company Diane Bennett (604) 983-6670 www.haddock-co.ca
MEDIA
MediaEdge Communications Dan Gnocato (604) 549-4521 www.mediaedge.ca
MORTGAGE FINANCING CMHC Robyn Adamache (604) 737-4161 www.cmhc.ca
MORTGAGE FINANCING
First National Financial LP Russ Syme (778) 327-5712 www.firstnational.ca
ONLINE PAYMENT SERVICE Yardi Canada Ltd. Amanda Moreira (905) 671-0315 www.yardi.com
PIPE LINING/ RE-PIPING
Victoria Drain Services Ltd Iris Payne (250) 818-1609 www.victoriadrains.com
PLUMBING/HEATING/ BOILERS
Columbia Fuels Chris Mallory (877) 500-4328 www.columbiafuels.com FRESCo Jordan Fisher (778) 783-0315 www.frescoltd.com Reliance Home Comfort Jeff Baldwin (604) 460-9969 www.reliancehomecomfort.com
PROPERTY MANAGEMENT
Advanced Property Management Inc. Lorri Fugle (250) 338-2472 www.advancedpm.ca Brown Bros. Agencies Limited Blane Fowler (250) 385-8771 www.brownbros.com Burr Properties Ltd. Andrew Lee (250) 940-2826 Century 21 Queenswood Cindy Lam (250) 477-1100 www.davidburr.com Charmaine Harris Charmaine Harris (250) 629-9998 Colyvan Pacific Property Management Jodi Levesque (250) 754-4001 www.colyvanpacific.com Complete Residential Property Management Dennie Linkert (250) 370-7093 Cornerstone Properties Ltd. Jason Middleton (250) 475-2005 cornerstoneproperties.bc.ca Countrywide Village Realty Ltd. Tracey Forest (250) 749-6660 Delaney Properties Ltd. Diana Delaney (250) 550-2120 www.rentalsvernon.com Devon Properties Ltd. David Craig (250) 595-7000 www.devonproperties.com DFH Real Estate Ltd. Megan John (250) 477-7291
Duttons & Co. Real Estate Brian Ogilvie 394 Moss Street (250) 389-1011 Equitex Property Management Cynthia Smith (250) 386-6071 Greenaway Realty Kristen Greenaway (250) 216-3188 Homelife Peninsula Property Management Doug D Holmes (604) 536-0220 www.penpm.com Kahl Realty Inc. Jason Kahl (250) 391-8484 Maxxam Realty Ltd. Christine Moore (250) 940-3133 Meicor Realty Management Services Inc. Laurie Sims (250) 338-9979 NAI Commercial Central Vancouver Island Ltd. Leslie Ferguson (250) 741-4016 Oakwood Property Management Carol Dobell (250) 704-4391 Pemberton Holmes Property Management Claire Flewelling-Wyatt (250) 478-9141 Proline Management Ltd. Alix Baldwin (250) 475-6440 www.prolinemanagement.com Raamco International Properties Canadian Ltd. Kimm Zbierski (201) 567-5991 www.raamco.ca Royal LePage Nanaimo Realty Brenda Gilroy (250) 760-2234 Royal LePage Pacific Rim Realty Property Management Marilyn Koehle (250) 723-5478 Rowan Property Management Ltd. Arthur Allan (250) 748-9090 Saanich Peninsula Realty Ltd. John Romanshenko (250) 588-9246 Sutton West Coast Realty 120 Joseph T-Giorgis (604) 816-2928 TPM Properties Debbie Hunt (250) 383-7663 Widsten Property Management Lindsay Widsten (250) 753-8200
REAL ESTATE SALES
Colliers International Ken Cloak (250) 388-6454 www.colliers.com
ROOFING
Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 www.rjc.ca
SECURITY & INTERCOM SYSTEMS Brewis Electric Mark Wyatt (250) 383-5157 www.brewiselectric.com
SOFTWARE - PROPERTY MANAGEMENT Yardi Canada Ltd. Amanda Moreira (905) 671-0315 www.yardi.com ITK Consulting Inc. Conal Campbell (604) 916-4386 www.itk-inc.com Pendo Jodelene Weir (855) 522-9464 pen.do/partners/landlordbc
SUPPLIES - HARDWARE, BUILDING, MAINTENANCE HD Supply Facilities Maintenance Isabelle Desroches (800) 782-0557 www.hdsupply.ca Rona Inc. Brad LeGrow (604) 314-1366 www.rona.ca The Home Depot Canada Michael Lirangi (416) 571-8940 www.homedepot.ca/proxtra
TELECOMMUNICATIONS Telus Communications Sarah Ballantyne (250) 253-5395 www.telus.com
UTILITIES/ NATURAL GAS Absolute Energy / Bluestream Energy Kirby Morrow (778) 340-1580 www.absolute-energy.ca FortisBC Energy Inc. Chris Alionis (604) 592-7985 www.fortisbc.com
WASTE/ RECYCLING
Waste Connections of Canada Inc. Rob Barr (604) 525-2072 www.wasteconnections canada.com
WEALTH MANAGEMENT CIBC - Wood Gundy Gilbert Lam (604) 806-5508 www.cibcwg/raymond-shum
A refreshingly simple way to manage your properties
“ You can’t go wrong with Yardi Breeze. It will make your life so much easier! ” – Joni Butterfield GF Property Management Group
Property management software for smaller portfolios See for yourself at YardiBreeze.ca | 888.569.2734 Multifamily | Commercial | Mixed Portfolios
Sign up to get exclusive reliable rental housing intelligence www.goodmanreport.com
neW
neW
neW
david apartments
development site
Mayflower Place
2012 Cornwall Avenue, Vancouver
5056–5076 Earles Street, Vancouver
Corner of West 4th Ave & Stephens St
20-suite apartment building.
Prior-to letter in place—65 strata units proposed.
38-suite mixed-use building in the heart of Kitsilano.
11,800 SF corner lot—steps to Kits Beach.
Norquay Village neighbourhood. $293/SF buildable.
C-2 zoned corner lot.
Call for price
$16,880,000
Call for price
neW
undeR ContRaCt
north Park apartments
Mixed-use high-rise site
Riverport Flats
1032 North Park Street, Victoria
10336-64 133A St. & 13380-90 103A Ave, Surrey
14000 & 14088 Riverport Way, Richmond
11-suite 4-storey apartment building.
1.16-acre mixed-use transit-oriented high-rise
2 side-by-side waterfront apartment buildings.
Built in 2016—3.8% cap rate.
development site in Surrey’s City Centre.
135 units.
$4,185,000
$33,800,000
$50,295,000
undeR ContRaCt
SoLd
SoLd
Spruce West
646 east 44th avenue
Geo-ann apartments
1089 West 13th Avenue, Vancouver
Vancouver
310 East 13th Avenue, Vancouver
6-unit concrete apartment mid-rise.
16 suites in Fraser / Main neighbourhood.
26 suites in Mount Pleasant.
One large suite per floor—central Fairview location.
$328,000 per unit.
Corner lot only one block east of Main.
Listed $4,750,000
Listed $5,250,000
Listed $10,800,000
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