LANDLORD BC | Spring 2019

Maintaining a Flat Roof

Marijuana Grow-Ops in Rental Properties

PM 40063056

SPRING 2019

A NEW TAX DISGUISED AS ENVIRONMENTAL POLICY

CFAA Lobbying

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

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

The KEY is published by MediaEdge Communications For any advertising/publishing inquiries, please contact: Dan Gnocato, Publisher, dang@mediaedge.ca or t: 604 549 4521, ext. 223 Publication Mailing #40063056 Magazine Coordinator Erin Breier Content Editor Hunter Boucher Production MediaEdge Communications Cover Photo Monika Sosnowska

CONTENTS 4

CEO’s Message

8

Marijuana Grow-Ops in Rental Properties

13

CFAA Rental Housing Conference 2019

14

CFAA Lobbying Returns to Tax Issues

16

A New Tax Disguised as Environmental Policy

19

Why Choose Communal Laundry Rooms

22

Maintaining a Flat Roof

24

Top Reasons to Enroll in the Landlord Registry

25

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.

SPRING 2019 | 3

THE KEY members of parliament representing British Columbia, Finance Minister Morneau, and Prime Minister Trudeau, to deliver on their election promise. Our efforts continue in collaboration with B.C. Premier Horgan, Municipal Affairs and Housing Minister Robinson, City of Vancouver Mayor Kennedy Stewart, Victoria Mayor Lisa Helps and numerous other stakeholders as well. We encourage you to make your voice heard.

We are sharing with you the fact sheet that we have employed in our advocacy efforts here, so that you can appreciate the issue. You can obtain a digital copy of the fact sheet by contacting Erin at erinb@ landlordbc.ca (please indicate GST Fact Sheet in the subject line of your email).

We encourage you to make your voice heard.

CORRECTING GST INEQUITIES TO STIMULATE NEW PURPOSE-BUILT RENTAL HOUSING FACT SHEET

CEO’S MESSAGE David Hutniak, CEO, LandlordBC Persistently low vacancy rates, across Metro Vancouver, Victoria and Kelowna to name just a few regions of the province, demand that we aggressively build significant new supply of secure purpose-built rental housing. The Liberal Party of Canada 2016 election platform stated that “We will encourage the construction of new rental housing by removing all GST on new capital investments in affordable rental housing. This will provide $125 million per year in tax incentives to grow and renovate the supply of rental housing across Canada.”

This election promise has not been enacted and with the impending federal election in October 2019, LandlordBC has made and continues to make a very concerted effort directly with the 18 federal Liberal

4 | SPRING 2019

Rental Housing Context Facilitating an adequate supply of rental housing is important to a healthy social system, a healthy housing system and a healthy economy.

For the past several decades, British Columbia and Canada have been challenged by insufficient investment in new rental housing development. Simply put, not enough rental housing is being built to keep up with increasing demand. This significant, and well recognized problem, has led to supply and affordability challenges in the rental housing market.

Rental Housing Supply and Affordability Challenge British Columbia and Canada are being challenged by supply shortages of rental housing units which are driving up rents for tenants. This issue is perhaps most challenging in Canada’s largest urban centres such as Victoria, Vancouver and the Lower Mainland in British Columbia.

Over the last two decades significantly less purpose-built rental housing has been developed and built. One of the key factors behind this decline in rental housing supply is the federal GST/ HST policy on new rental housing construction.

GST Impact on Rental Housing Development Since the Goods and Services Tax (GST) was introduced in 1991, rental housing developers must pay GST on the development and operating costs of rental housing buildings. However, because residential rents are classified as GST exempt (a policy designed to help keep rents affordable for lower-income households),

THE KEY CEO’s Message (Cont’d) landlords are unable to recover the GST paid on the development, repair or improvement of residential buildings. Consequently, residential rental landlords are ‘stranded’ in relation to their input credits because they have no allowable stream of GST/HST receipts from which these credits can be deducted.

The effect of the current GST/HST treatment of rental housing is higher development and operating costs which has had the perhaps unintended consequence of substantially decreasing investment into the development of rental housing and, thereby reducing the available supply of rental housing since the GST was introduced.

The cost of the GST on rental housing — without rebate or exemption — increases the amount of investor equity required to develop and operate a rental housing building. The cost of the GST on rental housing also increases the amount of rent revenue required by developers to make a new residential rental development an attractive investment.

Ironically, lower-income renters, the targeted beneficiaries of the decision to exempt rents from the GST when it was introduced, ultimately pay higher rents and suffer from reduced supply and choice due to the GST built into the cost structure of new rental housing development.

For the rental market as a whole, the GST has resulted in higher rents and reduced supply.

The Inequity of GST on Rental Housing Unlike rental housing developers and owners, commercial rental developers and owners (office and shopping buildings) pay GST on the development and operating costs of their buildings, but are allowed to deduct “input tax credits” from the GST/HST they collect on the rents paid by tenants prior to remitting the net GST/HST to government.

Also, unlike rental housing owners, residential home owners are eligible for a GST rebate, a policy designed in part to encourage home ownership, but a policy that in practice discriminates against rental housing owners who provide housing for people who choose not to, or, who cannot afford to, buy their own home.

In practice, the inequitable application of the GST on rental housing has the effect of discriminating against rental housing owners and tenants alike by driving up the cost of developing and operating rental housing buildings even though the tenants themselves are exempt from paying GST on rents.

Consequently, the GST on rental housing — perhaps unintentionally — creates inequities in the application of the GST in the broader housing and commercial building market and acts as a disincentive to develop new rental housing, exacerbating the well-recognized and significant shortage of rental housing supply.

Self-Supply Rules Deter Investment in New Purpose-Built Rental Housing Under the current GST rules, a rental developer pays GST on the “self-supply” of purpose-built rental building when construction

6 | SPRING 2019

is completed. This means that while a rental developer intends to keep, manage, and operate the newly built purpose-built rental building rather than sell it, the developer and future operator must pay GST on the market value of the property at completion “as if” they have sold it. This is essentially paying a sales tax on a sale that will never occur. In this situation, the tax is punitive and acts as a further deterrent and disincentive to attract new investment in rental housing.

Broken Election Promise to Eliminate GST on Rental Housing The Liberal Party of Canada 2016 election platform stated that “We will encourage the construction of new rental housing by removing all GST on new capital investments in affordable rental housing. This will provide $125 million per year in tax incentives to grow and renovate the supply of rental housing across Canada.”

Following the election, then newly-elected Prime Minister Trudeau stipulated in his November 12, 2015 Mandate Letter to Finance Minister Morneau “Remove the GST on new capital investments in rental housing and modernize the existing Home Buyer’s Plan to support Canadians impacted by sudden and significant life changes.” That mandate was never implemented.

Instead, in November 2017, Prime Minister Trudeau publicly stated that his government was dropping the campaign pledge to waive the GST on the construction of new rental units, claiming research had shown there were better ways to boost the supply of affordable housing. This announcement was made shortly before the release of the National Housing Strategy.

While the National Housing Strategy does provide funding and other incentives for public and non-profit rental housing development, it does not include any significant incentives to stimulate private sector investment in new rental housing development. Understanding that the vast majority of rental housing is developed by the private sector, this is a significant gap in a strategy to stimulate new rental housing.

Recommendations - Enact the Campaign Promise to Remove the GST on New Rental Housing LandlordBC strongly recommends that the federal government immediately enact the Liberal Party of Canada’s election promise to remove the GST from the cost of developing new rental housing units. This will stimulate new rental housing investment, thereby, increasing supply and enabling a downward pressure on rents.

A full removal of the GST on rental housing development will have an immediate impact on lowering the level of investor equity required to build new rental housing, and, will have a favourable follow through impact on the investor’s return on equity increasing the incentive to developers to invest in rental housing.

LandlordBC also recommends that the federal government change GST rules regarding the “self-supply” of multi-unit residential buildings to more appropriately be based on “cost plus profit” to remove this disincentive to construct new rental housing.

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THE KEY

Marijuana Grow-Ops in Rental Properties

By Shamon Kureshi, President & CEO, Hope Street Management Corporation Asia where the plants are indigenous. Most cultivators will try and mirror the seasonal conditions of this region of the world in their grow operations by adjusting the amount of light, moisture, and nutrients the plants receive during specific periods of the growth cycle. The results are marijuana plants that are bigger, more potent, and more chemically enhanced than ever before. This natural drug can contain as many as 25 different noxious chemicals and growth hormones.

The average marijuana plant will yield approximately five ounces of marketable material. Most courts have established a value for each ounce of marijuana to be worth about $250, so a five-ounce plant is worth $1,250 to the cultivator. The average sized grow operation will house 500 plants, which means that the proceeds from the sale of these plants will equate to approximately $625,000 per growth cycle, or nearly $2 million dollars per year.

Owning vs. Renting

What you need to know to protect yourself and your investment Grow-op or marijuana grow-op is a term that refers to the illegal cultivation of marijuana for the illicit purpose of distribution and sale for profit. Grow-ops can be found in houses, duplexes, townhouses, apartments and commercial property. The popularity of these grow-ops is on the rise throughout North America in general, but is an even bigger problem in Canada where inclement weather conditions force this type of drug cultivation indoors. Some reports have suggested that the incidence of grow-ops in large Canadian centres to be as much as one grow-op per 1,000 houses. Here, we will look at ways to spot a grow-op and how to steer clear of these dangerous and expensive criminal operations in your rental property.

Marijuana Marijuana can be cultivated through hydroponic methods or through soil-based growth, with the soil-based method showing a decisive rise in popularity in recent years. A hydroponic operation grows marijuana by placing the roots of the plants in a nutrient and chemical rich, water based solution. This method has fallen from popularity due to an increased likelihood of detection by police technology because hydroponic operations emit a huge amount of traceable moisture throughout the house. Soil based methods are considerably more difficult to detect and seem to be the current desired method by most criminal operations.

Marijuana is an annual plant, meaning that at the end of the plant’s life cycle, it dies. A typical season of life for a marijuana plant is 90 – 120 days and this mirrors the growth season in Central and South East

8 | SPRING 2019

The majority of grow-ops are housed in properties that are rented.

Criminals are able to rent property through sophisticated and elaborate schemes involving fraudulent misrepresentation and fictitious identities. According to Staff Sargent Tom Hansen of the RCMP’s ALERT (Alberta Law Enforcement Response Team), law enforcement officials have noticed a significant shift from perpetrators owning the properties used in this type of crime through obtaining fraudulent mortgages to acquiring use and possession of these properties by renting them from unsuspecting, busy, or out of town landlords.

Recent changes by the Canadian government and CMHC have made the process of applying for or obtaining a mortgage significantly more difficult than in previous years. This also virtually eliminates the ability of grow-op perpetrators to create straw buyers or fictitious persons to apply for and gain mortgages for such properties. Many cultivators of grow-ops will search out landlords who are less sophisticated in their screening practices and who largely forget about the rental property once a regularly scheduled rental payment arrives. These landlords can be busy professionals, expats who live abroad, or new and inexperienced property investors.

Grow Operation Effects Grow-ops cause significant damage to the physical structure housing them. While remediation costs vary with the size of the house and the severity of damage done, some reports suggest the cost of cleaning up after a grow-op to range from $100,000 - $250,000. This damage is primarily caused by harmful or noxious mold and mildew growth throughout the house, but criminal cultivators will also usually find ways of stealing water and electricity by drilling a large hole through the foundation of the house to access utility services and bypassing the utility metering system.

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THE KEY Marijuana Grow-Ops in Rental Properties (Cont’d) Grow-ops need a lot of light and water to be successful; and cultivators know that abnormally high hydro bills will blow their cover. Most insurance companies will specifically exclude grow-ops in the wording of their home insurance policies and will decline any coverage to clean up after a grow-op is discovered. To add insult to injury, many jurisdictions in Canada have a policy in place to charge the landlord with the cost of the investigation and police action, which can tack on another $10,000.

Legal problems stemming from a grow-op are also extremely expensive. Most regional health bodies will inspect a property and register an “Unfit for Human Habitation” order onto the property’s title with corresponding instructions for remediation. Usually, this requires stripping the house down to its frame, dis-infecting all areas remaining, and then rebuilding the house to its original condition with new materials. This order will stay on title until a follow-up inspection has deemed the remediation to have been successfully completed.

It is a well-known fact that any mortgage company or bank will register an encumbrance against the title of a property at the time of lending the owner enough money to buy it. This means that the property serves as collateral to the bank if an individual has some problem making payments. In the case of a grow-op, the bank’s collateral is compromised. Once a lender is made aware of a grow-op, they insist on the full balance of the mortgage being paid back instantly. Failure to do so shall result in a foreclosure action where the bank shall file court proceedings against a landlord for the right to acquire the property for market value minus the amount owing to them. This is

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

Despite having cleaned up and fully remediated a former grow-op property, owners often find that the property remains stigmatized, or considered untouchable to future buyers. This creates an obvious drop in the value of the home for future transactions. Real estate boards throughout the country insist that all agent members subscribe to a strict code of conduct and ethics; in this case the code of conduct forces them to disclose any known issues relating to a property. If a property has been used as a grow-op, then the agents are forced to pass this info along to any and all interested buyers who will likely have second thoughts about making the purchase. The value of the property shall be decreased forever despite having nothing wrong with it. This will cost owners thousands upon thousands of dollars in lost sales profit for the foreseeable future because interest in buying the property will be limited.

Signs of a Grow-Op • The house does not look lived in. This can mean numerous things, and some homeowners keep their home and grounds so tidy that one would never know the home had an occupant in the first place. Look for newspapers piling up, overgrown grass, and lack of footprints in the snow to name only a few.

• Blocked windows, especially in the basement. Cultivators know that growing a crop of marijuana will require light for 24 hours per day during the initial stages of growth. This light is usually provided by large sun lamps placed directly over top of the plants. In order to avoid detection from neighbours, the cultivators will often place high-tech materials over the windows to prohibit this light from becoming visible from the exterior of the house.

• The home has an un-finished basement. This allows for easy set up of necessary electrical wiring, coring through foundations, and sectioning off of rooms for various stages of growth. Cultivators show a preference for renting homes with unfinished basements.

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harmful to the landlord’s credit, and the value of the house will have been decreased significantly from the damage caused during the grow-op. The lender will also have the right to come after the landlord for any shortfall if the home’s value is less than the amount owed.

• There is a pungent, “skunky” smell coming from the home. Most of us have come across the un-mistakable smell of marijuana at some point in the past. This smell is usually most prevalent coming from dryer vents and other areas where air can pass from the inside of the house to the outside.

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• Cash payments from your tenant or their friends. Some landlords will appreciate a smooth transaction that does not run the risk of bouncing, and will actually ask tenants to pay their rent in cash. Cash payments are untraceable and are a prime method of paying the rent from cultivators of marijuana grow-ops.

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• Tenants provide significant opposition when you request an inspection. For obvious reasons, the tenants will make excuses, cancel existing inspection appointments, be out of town or unavailable, and certainly will not be interested in allowing the inspection without being present.

NOR TH VA NCO U V ER / V IC TO R IA

• Roof seems to have less snow than neighbouring houses in winter. The huge number of sun lamps used in a grow-op emits

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THE KEY Marijuana Grow-Ops in Rental Properties (Cont’d) an extreme amount of heat. This heat rises and melts the snow on the roof of the property. There is no way around this condition for cultivators so it can be a common method of telling that the property has a lot more heat inside it than the neighbouring homes.

• Garbage does not get taken out. Most neighbourhoods now subscribe to the “blue bin” or “black bin” methods of garbage and recycling pick up. Since grow-ops are not likely to have somebody living in them, minimal or non-existent amounts of garbage are likely. Compare this to the neighbouring homes with regular garbage pick-up requirements.

How do I Prevent a Grow-Op from Occurring in My Rental Property ?

Screen your tenants well and check references.

This entails all of the obvious steps like checking with the applicant’s employer, verifying income, calling around for reference and reliability checks. Sophisticated grow-op cultivators will anticipate some screening and coach references or manufacture details and contacts for their applications. Try contacting the references and asking if they could refer you to some further references for your tenant. Do your tenants have a previous landlord and previous rental property address? If so, drive by and verify that the property exists.

Inspect the property at least every three months.

A quick inspection of the property may or may not reveal a grow-op, but will definitely deter somebody who is contemplating one. Rental legislation seems to differ from province to province but all provinces allow for a landlord to inspect a rented dwelling. Be mindful that with more warning of an upcoming inspection, cultivators have more time to hide any incriminating evidence of the grow-op.

Introduce yourself to the neighbours and give them your contact info.

Inspecting a property is an effective deterrent, but is by no means fool proof. The neighbours however, will have a constant set of eyes and ears and are concerned about the safety of the neighbourhood and the homes in it. Neighbours are the best and most effective way of catching and dismantling grow-ops.

Continually re-educate yourself.

Grow-ops are big business. Cultivators can illegally net millions of dollars from the sale of marijuana that they grew in your rental property. As such, they are constantly evolving their process to avoid detection. Tips and tricks that are effective to detect grow-ops in rental property today will not necessarily be useful tomorrow or in coming years. Educate yourself through seminars, books, articles, and discussions with law enforcement to stay one step ahead of the criminals.

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CFAA Rental Housing Conference 2019 Working Together To Help You Succeed Following CFAA’s well received conference in Vancouver in May 2018, CFAA Rental Housing Conference 2019 will take place from May 13 to 15, 2019, at the Hyatt Regency hotel in downtown Toronto. Register and book a hotel room now before the room block runs out! Register at www.cfaa-rhc.ca.

CFA A-RHC 2019 - Schedule in brief Mon, May 13

Building Innovations Tour Welcome Reception Benjamin Tal

Tues, May 14

Executive Round Table 9 Breakout sessions Awards Dinner Murtaza Haider and Stephen Moranis

Wed, May 15

11 Breakout sessions Greg Millen

As keynote speakers, CFAA will be presenting:

Internet of Things: What is it? Where is it advancing the fastest?

What impact is it having on rental housing? What will the future hold?

The benefit to existing owners of encouraging new purpose-built rental: New PBR would benefit renters, and moderate housing costs.

Learn how and why existing rental owners would also benefit from more new rental housing development.

US rental data and analysis: What new information is available through CFAA’s new partnership with the National Apartment Association? What can we learn from that to apply to Canadian markets?

Canadian rental markets: Looking at some key markets, what can we glean now from the CMHC rental market reports, and other CMHC data which is available? How do we go far beyond the vacancy and average rent increases? What changes would you like to see in CMHC’s reports?

Steps to Success: Some leaders in rental housing who now manage 2,000, 10,000 or 25,000 rental units began their careers with humble beginnings. Our panelists began in the rental industry as a laundry worker in a hotel, an administrative assistant, and a building superintendent. Find out how they advanced their careers to reach their current positions, managing tens of thousands of rental units, and how you can too.

• Benjamin Tal, CIBC World markets, on the world economy and what it means for Canada.

Top new marketing trends: Where is rental marketing going, both in the digital world and in the non-digital world? (One session on each).

• Murtaza Haider and Stephen Moranis, authors of the HaiderMoranis Bulletin, on key rental development issues.

OTHER TOPICS

• Greg Millen, NHL commentator and educator, on Leadership through Courage and Teamwork.

Other topics will address issues such as:

CONFERENCE STREAMS AND TOPICS

• Corporate Social Responsibility for rental providers,

CFAA-RHC 2019 will offer breakout sessions in the following streams: technology, tenant relations, rental development, rental markets, human resources, marketing and leadership. Some sample topics include the following: Artificial intelligence: What is AI? Where is AI advancing the fastest?

What will AI mean for rental housing?

Among many sub-topics, the panelists will address how AI will: Take rental providers from preventative maintenance to proactive maintenance; and Empower chat bots to assess and process prospective renters 24/7 with no overtime, premium time, or sick time.

Find out how AI will change the future of rental housing. Get your questions answered.

• Improving the reputation of rental providers, • Influencing government, • Employment Law update, • Operations Round Table, • Serving the tenants of today, • Building communities within rental communities, • Revenue Management, and • Energy retrofits.

Whether you are a rental housing executive or manager, a hands-on owner or a rental industry supplier, there will be great information, ideas and contacts for you at CFAA Rental Housing Conference 2019. Come meet with other engaged individuals in the rental housing industry, exchange ideas and see how we benefit from working together.

For more information, or to register for CFAA-RHC 2019, please visit www.CFAA-RHC.ca. Act now to ensure your registration and hotel room.

SPRING 2019 | 13

THE KEY

CFAA lobbying returns to tax issues

By John Dickie, President, Canadian Federation of Apartment Associations While the federal government’s actions on housing and mortgage financing have a significant effect on the rental housing industry, the most direct federal impact is through the income tax and GST/ HST systems. Since the next federal election is due to take place in October, now is the best time to influence the parties’ election platforms.

The housing affordability crisis, which is centred in Vancouver and Toronto, could well be an opening to make progress on tax issues, which have long been a priority for CFAA. As a result, CFAA engaged Len Farber, a consultant on tax policy, who was the general director, tax policy branch, at the Department of Finance from 1973 to 2005.

Farber’s unique insight has helped to hone our tax reform message, focusing on what stands the best chance of success.

Reductions in taxes on rental income would tend to increase the rental housing supply, and consequently improve housing affordability. All the CFAA tax reform proposals are pitched as ways of improving affordability. This is the policy angle that the government is the most likely to respond to. All the proposals should benefit many landlords or developers directly, and benefit all landlords and developers indirectly by making rental housing a more attractive investment.

(That is what would increase rental supply.)

We need to be selective about what we ask for, because the finance officials are still opposed to any sweeping reforms which would cost the federal treasury substantial amounts of money. However, various modest changes would improve the situation for many rental providers, and lead to an increase in rental supply, addressing housing affordability.

THREE TA X ISSUES CFAA is advocating for three tax issues which our consultants say have the best chance of being achieved. Those three are: 1. Taking advantage of the move-up effect by eliminating or reducing the GST/HST charged on new rental buildings.

2. Gaining active business tax treatment for rental income to allow some deferral of recapture on sale and reinvestment, to allow investors to access the middle corporate tax rate (rather than the current high rate, which is close to 50 per cent in B.C. and most provinces), and to allow small corporate rental providers to access the small business tax rate.

3. Expanding the ability to claim expensive building improvement work as repairs (rather than capital improvements), even though the work provides a better item at the building than the item that was replaced (e.g. replacing mid-efficiency boilers with high efficiency boilers).

In a lobbying blitz between February 19 and 21, CFAA met with five MPs with key roles in housing and tax (from all three major parties), and also with the tax and housing policy officials in the Privy Council

14 | SPRING 2019

The move up effect When new rental projects become available, existing renters often move up, thereby making available the units they move out of. In turn, renters from older, economical units move into the units the existing tenants vacated. That makes affordable rental housing available quickly to those who need it, at a fraction of the cost of subsidizing the construction of what is called affordable housing.

The move up effect is a key fact tying together support for new rental development with increasing the supply of affordable housing. The former leads to the latter.

Office, the director of policy for the minister responsible for housing, and a key policy advisor in the office of the Minister of Finance.

CCA R ates Our suggestions were received with interest by all concerned, although different politicians and officials were warmer to some of the proposals than to others. One key contact, who had not been friendly to rental industry proposals in the past, asked about the Capital Cost Allowance rate for rental buildings, and indicated that

he would be glad to champion an increase in order to incentivize new rental supply. We will explore that further. It was a goal CFAA sought in the past. That change would improve development proformas now, while the modest negative impact on tax revenue would mostly occur in the future.

The meetings were organized by Robert McCreight of the Capital Hill Group, who is CFAA’s new lead external government relations person. McCreight and I attended all the meetings. Having honed CFAA’s messages, Farber attended the meetings which were more technical. Housing issues were also raised depending on the interests and roles of the different MPs and policy directors.

If the on-going direct membership drive continues to raise the necessary funding, CFAA will continue with Farber and McCreight’s work throughout this summer and into the future, to solidify and advance CFAA’s total lobbying efforts.

For more information about becoming a direct member of CFAA, see the last issue of The Key or www.cfaa-fcapi.org, or e-mail admin@ cfaa-fcapi.org.

LandlordBC is a member of the Canadian Federation of Apartment Associations, the sole national organization representing the interests of Canada’s $480 billion rental housing industry.

Robert McCreight, of Capital Hill Group, has been hard at work for CFAA since December, 2018. He has been extremely valuable in gathering information and opening doors for CFAA, and in helping to hone CFAA’s messaging to enable us to get the best reception from CMHC and the government, on housing and tax issues.

SPRING 2019 | 15

THE KEY

A New Tax Disguised as Environmental Policy

By Lori Bryan, Executive Director, Waste Management Association of BC

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Metro Vancouver is a recognized leader in waste diversion and recycling with a diversion rate of more than 60 per cent. This has been achieved by an open and competitive marketplace with governments and private waste services industry working collaboratively to foster the development of a vibrant recycling industry.

As Metro Vancouver continues to grow and its population rises, the proverbial “low hanging fruit” has been picked and the region now faces many challenges, particularly as it relates to the diversion of waste in the industrial, commercial and institutional (ICI) sector which includes multiresidential residences.

In 2017, Metro Vancouver proposed three new bylaws with the stated intent to increase waste diversion in the ICI sector with a specific focus on multi-family residences. However, the Waste Management Association of B.C. (WMABC) feels that this should not be considered a waste diversion strategy but rather characterized as revenue

generating or tax strategy with significant and unintended economic and environmental consequences that will result in increased taxes and costs for businesses and taxpayers, further impacting the lack of affordability within the region.

that the high diversion rate for the single-family residential sector in Metro Vancouver is largely skewed by leaf and yard waste collection which is not a significant contributor in terms of waste materials in the multi-family sector.

Waste Generation in Metro Vancouver

While waste diversion at multi-family dwellings has historically lagged the single-family residential sector in Metro Vancouver, the diversion rate is far better than in other jurisdictions across North America.

However, Metro Vancouver’s Bylaws 308 and 307 pose a considerable financial risk to property management companies.

Metro Vancouver generates nearly 3.3 million tonnes of non-hazardous solid waste from more than 2.4 million persons and over 117,000 businesses in the region. The ICI sector, which includes multi-residential residences, generates more than 70 per cent of the waste in Metro Vancouver, nearly 2.5 million tonnes. As per the Metro Vancouver 2017 Biennial 5 Year Report, in 2016: • over 1.45 million tonnes of waste were generated by demolition, land clearing and construction with a diversion rate of 71 per cent; • over 676,000 tonnes of ICI waste were generated by the commercial/ institutional waste with 329,620 tonnes diverted for a 49 per cent diversion rate, and; • over 333,000 tonnes of waste were generated by the multi-family residential waste with a diversion rate of 35 per cent.

In contrast, Metro Vancouver’s single-family residential sector generated approximately 30 per cent of the waste, over 832,000 tonnes in 2016 with a diversion rate of 62 per cent. It should be noted

Bylaw 308: Waste Generator Levy Fee In November 2017, Metro Vancouver passed Bylaw 308, a waste generator levy which is essentially a split disposal fee structure whereby the current disposal tip fee is split into two parts — a fee to cover fixed costs and another fee to cover variable costs such as funding for new infrastructure.

If a private waste collector disposes of waste materials at a Metro facility, they will pay both components of the fee. However, if the waste collector chooses to deliver its waste materials to a private facility, not a Metro Vancouver facility, the commercial hauler license (Bylaw 307) would permit the region to review the company’s records and force the collector to remit the generator levy (currently at $42/ tonne),

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THE KEY A New Tax Disguised as Environmental Policy (Cont’d) to the region for those tonnes not delivered to a Metro Vancouver facility. This forces companies to dispose of their waste materials at Metro Vancouver facilities while allowing the region to have the ability to increase their split fee at their discretion.

The levy provides Metro Vancouver unrestricted ability to increase and lower the fee. It also creates an uneven playing field and protects Metro Vancouver operations and in effect blocks the private waste sector from providing competing services and pricing for its ICI customers. Metro Vancouver will have the ability to increase this charge to any level to fund any program and/or infrastructure they propose such as the building of a new incinerator.

It should be noted that when the waste generator levy was introduced, Metro Vancouver stated that future increases would be marginal.

However, in late 2018, the region announced it would increase its 2019 tipping fees for large haulers by nearly 10 per cent, which is well above the rate of inflation. Over a five-year period, Metro Vancouver has now projected tip fees, for large waste collectors who serve multi-family buildings, will continue to increase which is dramatically different from what was presented by the region to the waste services industry and waste generators in 2017.

Bylaw 307: Commercial Hauler License In addition to the waste generator levy, Metro Vancouver also introduced Bylaw 307 forcing all commercial waste collection companies to obtain a license to operate within the region as a mechanism to ensure waste diversion systems are in place at

multi-family and commercial and industrial businesses for the previously stated reason to increase diversion rates.

Bylaw 307 forces waste collectors to undertake performance measures that for some smaller or medium sized collection companies would be technically and operationally impossible for the

...in late 2018, the region announced it would increase its 2019 tipping fees for large haulers by nearly 10 per cent... waste collection company to implement. This could result in smaller companies being pushed out of the market thus reducing competition and choice for customers. Even so, the costs to adhere to the bylaw would be passed directly onto the customer.

The WMABC conservatively estimates that if approved, Metro Vancouver’s Bylaw 307 will cumulatively increase waste disposal costs for each business with collection service in Metro Vancouver on average by more than 50 per cent or $2,400 per year which, at a minimum, collectively represents more than $133 million per annum of additional costs borne by Metro Vancouver’s ICI sector. These increases would vary on the waste hauling requirements of each business, depending on the type of waste, the degree of collection (once, twice, thrice a week pick up), the size of container, etc.

Summary The WMABC believes that with all the public debate about affordability in the region it seems rather tone deaf that Metro Vancouver would introduce a new tax on businesses and residents.

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The WMABC has recommended to the Minister of Environment and Climate Change Strategy that Bylaws 307 and 309 be rejected. We have also recommended the minister bring together the private waste services industry, waste generators like B.C. landlords along with other stakeholders including Metro Vancouver and other regional districts to meet in a transparent, inclusive and collaborative environment to discuss the key issues/barriers and a process to develop a sustained approach to waste diversion in the ICI sector in Metro Vancouver and across B.C. The WMABC believes that Metro Vancouver is using its authority to regulate solid waste disposal in the region to advance its own private commercial interests at the expense of private waste processing facilities which we consider an abuse of power under Section 79 of the Competition Act. For over 30 years, the Waste Management Association of BC has been the voice for B.C.’s private sector waste management industry.

The association is comprised of over 70 member companies including collectors and haulers, waste and recycling facility operators, material marketers and a wide range of industry suppliers. WMAC members provide the majority of the waste and recycling handled in the province, support free market competition and are dedicated to providing efficient and effective, private sector waste management solutions.

WHY CHOOSE COMMUNAL LAUNDRY ROOMS

By Kim R. Schuss, CPRPM, Senior Property Manager & Vice President, Dorset Realty Group Canada We are frequently asked to provide advice to our clients on the question of what laundry service option is best for their residential development. And we often assist our clients in the effective design of the laundry facility room in their new developments, or design effective conversions to existing buildings.

We find that the communal laundry format (laundry facilities shared by all residents), is usually the superior choice when compared to the option of placing individual machines within each unit.

Of course, there is the market-applicable decision that has to be considered to the option of in-suite versus the common room.

Higher-end rental buildings may need to have in-suite to be competitive with other similar rental projects or even condo-suite rentals. Tenants willing to pay much higher rent levels will typically expect the suite to have in-suite laundry, dishwashers, etc.

Will the tenants pay the ‘enhanced’ rent for in-suite services, estimated to be about $50 to $75 extra per month? We often hear from our tenants about the low quality, ineffective, and undersized in-unit washers and dryers, typically installed within suites (typically condo rentals as well).

The following are the many reasons that support the common facility format.

IN-SUITE OPTION In-suite laundry is considered a desirable enhancement to the marketability for the rental suite. However, there are several important details that you should consider that adversely affect the ‘in-suite’ option.

Full-size machines don’t usually fit (that’s a big laundry room and space allocation). The ones you certainly would buy for your home do not usually fit in the designed closet. You can’t effectively wash a larger load, such as queen/king linens, comforters etc. These items can’t be washed properly in machines under four-cubic foot. Maybe separate loading of individual items. An additional waste- use of hot-water supply, etc.

The cheaper model-types of smaller capacity stacking systems are often chosen as a ‘cost-effective’ purchase for the in-suite option, but they are less effective in doing the job, are not higher end design or more durable, and are NOT cost-effective in terms of maintenance/ repairs over their typical five plus years of service life.

We have lengthy experience with BOSCH or other higher-end stacking machine sets. Much higher purchase cost, and very high repair/parts/ servicing costs. And, you usually have to pull out the whole stacksystem to do the repairs. Much higher service cost factor. Architects typically spec a very small-tight closet for a stacking pair of machines.

Thus, the overall maintenance costs for in-suite laundry machines is significantly higher. Typically, within the first 3 to 5 years, there will be the potential need to conduct repairs to the machines... and more frequently to the washer. Some service calls due to Tenants improper use (or abuse).

You would need an annual (or at least every 2-years but that pushing it) dryer vent-cleaning program to address the usual lint build-up in the dryer output line to the exterior vent-grill.

DESIGN-BUILD ISSUES The common room relieves the space planning required for the in-suite Laundry systems, allowing more open rental space plan for the residents. Your residents will have more room inside their unit, instead of creating a closet for the washer and dryer which complicates the layout per suite/per level. Designers have more freedom to allocate the space for a pantry, linen closet, or other helpful storage closet areas.

Consider the following significant extra construction-build-design issues for in-suite: • Larger domestic hot water system and storage tank-demand system are needed to supply adequate supply for all suites with in-suite washers.

• Larger electrical supply systems needed for all in-suite dryers (240-volt).

• Need to add the design- install for the exhaust venting line for each dryer.

SPRING 2019 | 19

THE KEY Why Choose Communal Laundry Rooms (Cont’d) • Additional plumbing connections to provide to the in-suite laundry closet; Overflow floor drain (to help address possible machine flooding/break-down events), water connections box, washer drain stack, possibly a vent-ceiling fan.

• Bi-fold access door, or traditional door (preferred).

MORE BENEFITS • The landlord saves money.

• The coin-op machines are obviously a source of income for your property and can certainly help add to the revenue side.

• Usually more directly than with the in-suite option.

• Consider: How much do you really gain in rent due to the in-suite machines? Maybe $50/month or perhaps more in enhanced rent.

• With the lease-rental format of the common machines, the annual operating cost budgeting is much easier to forecast.

• There are the obvious lower overall maintenance and utility costs, and no need to add future machine replacements, and you only need to focus on the operating costs to support the communal room’s operations.

• In most cases, the communal laundry room just makes more sense.

• The larger commercial machines provide a larger load and more reliable service.

• If residents have a large load, they can use two washers/dryers at

500

20 | SPRING 2019

a time if needed to effectively get their clothing done more quickly.

• Landlord does not pay for repairs. That responsibility is with the leasing service company usually up to 75/25 per cent revenue split (Landlord gets 75 per cent, laundry company gets 25 per cent).

• New laundry systems do not use coins. New systems are now operated through web-based account cards. The tenants add funds to their laundry card as needed through on-line banking and then apply the card to each machine as used. And a charge-up modem connected machine can also be added to the laundry room to allow ATM style recharging convenience to the residents.

• The charge rates for the washe/dryer use cycles can also be adjusted as needed (with proper notice to the tenants).

LESS NOISE DISTURBANCE This point may seem odd, but if you have a properly designed and central laundry room(s), residents can do ‘any-time’ laundry (late night or very early morning) without disturbing other residents. Your tenants can be unpredictable, and sometimes need to do a special load of cleaning for an event or missed their schedule slot.

The landlord or building management will usually create scheduled time slots for each suite during the prime-time laundry periods (typically 4-PM to 10-PM weekdays, and 8am to 10-PM weekends).

Some landlords will allow anytime washer/dryer use if the common room is properly laid out and insulated to dampen noise transfers to neighbouring suites.

With the common room format, your residents don’t have to worry about extra noise created within their own unit, and you don’t have to worry about getting complaints about laundry noises from a neighbouring unit.

COMMUNAL IS THE GREENER CHOICE Utilizing one room allows for more efficient use of resources, including water, electricity, and space. And in order to save themselves time and money, residents are more likely to use the machines more efficiently as well.

NUMBER OF MACHINES With consideration of our experience in our many existing apartment buildings, we recommend the following: • For every 10 to 15 suites/residential units (you could have potentially 20 to 30 residents that need laundry support), four machines or two pairs are both reasonable and appreciated.

• Then, plan to add another pair for every 15/20 suites.

• Example: For a 50-suite building, three-pairs (six machines) are the minimum.

• For 75-suites, four-pairs (eight machines) are the minimum. And try to spread them out into two strategic rooms.

We have seen a number of smaller buildings with just one machine pair in a depressing little laundry-dedicated area. Not very inviting or helpful arrangement for 10 or more residents trying to referee their use times.

More consideration needs to be applied to this important amenity facility. Having too few machines create undesirable timing-use conflicts between tenants.It’s always better to add another extra set to ensure the residents have the convenience and capacity to look after their cleaning needs. Don’t make the laundry services a hated or despised experience.Laundromats are set-up this way. Extra machines, even a single larger capacity mixed with regular machines, are another worthwhile approach to providing effective machines for residents.

LAUNDRY ROOMS AND DESIGN IDEAS For larger buildings, seriously consider having more than one common-laundry room. Maybe add a room per floor, or at opposite ends to minimize the travel distance, and make the common-use format more attractive to the tenants.

Try to take away the negatives of travelling through the elevator and long corridors to get to the laundry room. Design rooms that are bright, attractive and maybe add vending machines (now low cost and helpful products for the residents, cans/bottles of water/pop etc.). You will make a bit more profit through these enhanced income sources to improve the viability of the laundry centre.

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THE KEY

Maintaining A Flat Roof

By Jonathan Manca, Commercial Manager, Penfolds Roofing and Solar A common misconception is that a flat roof in British Columbia’s wet, rainy climate doesn’t make sense. It DOES make sense, particularly if you have height restrictions in your area and want to maximize your view or if you have a large building and want to minimize your cost.

Like any roof, flat roofs require regular maintenance and care. There are a number of things you can do (and not do) to make sure that you get the most out of your flat roof.

Do perform visual inspections.

Regular inspections are an important factor of maintaining your flat roof. Look for signs of splitting, blistering or ponding and excessive standing pools of water. Regular inspections give you the opportunity to perform maintenance that will prolong your roof membrane’s life span and avoid the costs and headaches associated with major repairs.

Inside, keep a close eye on anything wrong with your ceiling. Blistering, sagging, water stains or mildew/mold can all be signs of trouble.

Do perform regular maintenance.

Hire a professional to safely remove dirt, leaves and debris from your roof, gutters and drains on a regular basis. The most important thing

on a flat roof is to not impede the water flow. Use the least invasive tool for each maintenance item in order to prevent further damage.

It is also important to ensure all overhanging tree limbs are cut back to avoid blockage and damage due to fallen leaves and branches.

Vegetation and growth penetrate the membrane eventually leading to roof failure.

Water is more likely to pool on a flat roof. If the pooling is excessive it could be a sign of building settlement or that not enough slope was provided during the previous roofing phase. Snowfall can also cause significant damage and should be shovelled off the roof carefully as soon as it’s safe to do so.

DO NOT, unless your roof has been designed for it, use your flat roof as a living area. Most membranes are not designed for foot traffic. Standing or repeated walking on a flat roof can damage and compromise your roof as well as potentially puncture the surface. Be mindful that your deck may have a roof membrane if it is over living space. Storing items on your deck may compromise the membrane.

If you do identify any issues, DO NOT attempt repairs by yourself.

This could often lead to a lot more problems than what you began with, especially if any open flame is required. It is also important to remember that compatible materials need to be used to avoid failure.

Make sure you check references and hire a roofing contractor that has the experience and knowledge to do the job properly. A general rule of thumb is if your flat roof is more than 10 years old, it might be time to call in the professionals.

Penfolds Roofing & Solar provides commercial and residential roofing services. Founded in 1937, Penfolds has grown to become one of the largest and most trusted roofing contractors in B.C. Penfolds specializes in roof removal, new roof installation, roof repair and roof maintenance.

For more information and/or to request a free, no-obligation quote, visit: www.penfoldsroofing.com or call 604.254.4663.

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THE KEY

Top Reasons to Enroll in the Landlord Registry

By Hollyburn Properties At Hollyburn, our business is anchored in four core principles that guide every member of our team: professionalism, service, quality, and commitment.

In order to uphold these standards across our portfolio we feel a responsibility to self-govern; this not only helps us develop best practices, but more importantly, it ensures we’re providing the best service to the residents who rent from us.

The introduction of LandlordBC’s Landlord Registry in 2017 allowed us to raise the bar on quality assurance even higher. So far, over our two-year enrollment in the program, we’ve learned how to better educate our teams, streamline our procedures, and provide reassurance to our residents.

Here are five reasons we think you should enroll in the LandlordBC Registry:

Since enrolling, we’ve found that the Landlord Registry creates a sense of comradery among our teams. Providing our resident managers with the appropriate tools to understand the Residential Tenancy Act and property management regulations undoubtedly increases morale and boosts confidence, allowing them to make informed decision quickly, efficiently, and professionally.

The Landlord Registry provides a user-friendly online experience that’s accessible to everyone.

5.Create a United Industry

1.Build Trust Aligning with programs like LandlordBC’s Landlord Registry, as well as the Certified Rental Building Program (CRB), offers next level credibility and business integrity to your renters. Participating in programs like these is another way we communicate our commitment to providing safe, secure, and professional rental housing to our residents.

2.Expert Knowledge The Landlord Registry provides a user-friendly online experience that’s accessible to everyone. From the application process to ending a tenancy, the registry covers it all – providing invaluable industry knowledge, whether you own one unit or 100 units.

3.Promote Sales The Vancouver rental market is competitive and crowded; in our experience, enrolling in the Landlord Registry has proven to be an excellent differentiator and contributing factor for residents when choosing to make Hollyburn their home.

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4.Strengthen Values

If every landlord in B.C. was enrolled in the registry, it would establish consistency and unite us as an industry and oblige landlords to uphold standardized procedures. In turn, this would act as a safeguard for residents, allowing them to rent with confidence, security, and peace-of-mind.

Enrolling in the Landlord Registry has deepened our understanding of residential tenancy law, promoted sales, and strengthened Hollyburn’s values. We utilize the registry as a means for standardizing our customer service experience and expanding industry knowledge, while the complex Certified Rental Building program ensures our buildings are well-maintained, safe, and up-to-code through regular audits and inspections. Combined, these programs create an all-encompassing governing system for Hollyburn residents.

What’s the difference between the Landlord Registry and the Certified Rental Building Program?

LandlordBC is the creator of two quality assurance programs that provide renters with increased confidence when securing rental home — the Landlord Registry and the Certified Rental Building Program.

The Landlord Registry is an award-winning, multilingual e-learning program that provides individual landlords with fundamental knowledge necessary to succeed when operating a rental housing business. It was designed for secondary market landlords with a one to a handful of suites, and who we know will benefit the most from this robust online educational tool.

The CRB Program is North America’s first and only quality assurance program for multi-unit residential apartment buildings. It was designed to give landlords with multi-unit buildings an opportunity to set themselves apart from the crowd. The program consists of 52 robust standards of practice that are based on legislative requirements and industry best practices.

Hunters Hints

By Hunter Boucher, Director of Operations, LandlordBC

Fixed Term Tenancies and Notices to End Tenancy A recent B.C. Court of Appeal ruling highlighted an issue that, while rare, can cause significant problems and disputes for landlords and tenants. The issue at the heart of this ruling was a confusion of the rules surrounding a fixed term tenancy and the two-month notice, specifically rules about compensation and leaving early. In this ruling Judge Daphne Smith wrote that the tenants understanding that they could leave their tenancy early because a Two Month Notice to End

Tenancy had been served was incorrect and that the tenancy that was in place was a fixed term tenancy.

The ruling left the tenant in a position where they owed their landlord money as opposed to being owed a month compensation for being served a Two Month Notice to End Tenancy. The tenants assumed that their tenancy was a month-to-month tenancy as it did not have a provision which required them to vacate at the end of the fixed term and that because of this they had the ability to end tenancy early with 10 days’ notice, a right tenants can exercise when served either a Two AD card:q7 12/9/11 9:52 AM Page 1 or Four Month Notice to end tenancy.

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SPRING 2019 | 25

THE KEY Hunters Hints (Cont’d) This confusion mostly came from the tenants not reading their agreement or the information on the notice to end tenancy that their landlords had served but it brings up a topic that landlord and tenants alike are often confused about: how does a notice to end tenancy affect a fixed term tenancy?

While customarily true the answer is not as simple as, it ends the tenancy, there are many factors that both landlords and tenants need to consider when a notice to end tenancy is served and a notice served during a fixed term tenancy can have implications that neither party may have counted on. The various notice to end tenancy forms have a significant amount of information printed on the back of the forms and this information is useful but does not have all considerations.

10 Day and One Month Notices to End Tenancy The 10 Day Notice to End Tenancy and One Month Notice to End Tenancy primarily affect a tenancy, fixed term or otherwise in the same manner. They end it. But beyond the obvious there is one point that should be considered which is, what does this notice to end tenancy do to a tenant’s obligation to the fixed term. If the tenant served notice, they would be responsible for lost rental revenue for the remainder of the term and to cover the costs incurred by the landlord to re-rent the unit (covered by the liquidated damages clause in the LandlordBC agreement).

Do these financial obligations apply when the landlord serves notice?

Yes, when a landlord serves either the 10 Day Notice to End Tenancy or the One Month Notice to End Tenancy they are reacting to an action or inaction of tenant that has breached their agreement. This breach, whether it be non-payment of rent as covered by the 10 day notice or something less concrete such as significant disruption of another occupant’s quiet enjoyment, is the thing that ends the tenancy and the notice that the landlord serves is a reaction to that breach. Another way of looking at it is that the tenant is the party that has ended their tenancy by causing the breach.

As is the case when a tenant ends a fixed term early, they are responsible to pay the rent until either the landlord finds another tenant or to the end of the fixed term. The tenant must also pay for the cost of renting the unit out including advertising costs, the landlord’s time for showing the unit and reasonable mileage. This information is not outlined in the “Information for Tenants” section of either of the

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notices and is something that is often overlooked by landlords and certainly by tenants.

T wo and Four Month Notices to End Tenancy There are many things to consider when a two or four month notice to end tenancy is served during a fixed term. Firstly, can either of these notices be used to end a fixed term and secondly can a tenant exercise their right to end the tenancy early by giving 10 days’ notice?

On the first point the answer is the two and four month notice to end tenancy can be served during a fixed term but the effective date cannot be earlier than the end date of the fixed term. This differs significantly from the other notices to end tenancy that a landlord can use as they can end a fixed term at any time in the term.

When either of these notices are served a tenant has the right to end their tenancy early by giving their landlord 10 days’ notice but if the notice period, two or four months respectively, is during a fixed term the tenant cannot give notice to end tenancy prior to the end of the term. Essentially this option is not available to tenants until and unless the tenancy is a month-to-month tenancy.

Mutual Agreement to End Tenancy During the course of a tenancy there may arise situations where both a landlord and tenant agree that a tenancy should come to an end. In these situations, there is the option to sign a mutual agreement to end tenancy. It is important for landlords to understand the implications of signing a mutual agreement to end tenancy and specifically how it affects a fixed term, specifically past simply ending it.

A mutual agreement to end tenancy ends a tenancy on the date that is agreed to by both the landlord and tenant and as of that effective date the obligations of the tenant to the length of tenancy are nullified.

This would mean that if the effective date was prior to end of a fixed term the tenant would not be responsible for rent for the remainder of the fixed term. Additionally, a tenant in this situation would not be responsible to cover the landlord’s cost to rent the unit out.

Ending a tenancy can be a difficult task and there are many moving parts to consider; having a clear understanding of the process is important in ensuring you are protecting yourself from potential loss or disputes. Communicating your expectations with your tenant is an effective method of assuring they understand their rights and responsibilities, no matter the issue at hand.

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Byron Loucks (250) 888-3799 www.westcoastappliance.ca Appraisal - Insurance Normac Appraisals Ltd. Margarita Carlos (604) 221-8258 www.normac.ca Appraisal - Real Estate Cushman and Wakefield Phil Joubert (604) 608-5955 www.cushmanwakefield.com

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

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

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

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

Handy Appliances Ltd

Phoenix Restorations Ltd.

Rocky Mangat (604) 879-1555 www.handyappliances.ca Midland Appliance

Gary Braun (604) 278-6131 www.midlandappliance.com Midnorthern Appliance The Brick Commercial Sales Division

Sherry Madden (604) 587-6658 www.thebrick.com

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

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

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

Building, Maintenance Rona Inc. Brad LeGrow (604) 314-1366 www.rona.ca Communications/ Entertainment Telus Michelle Mydske (604) 230-2658 www.telus.com Concrete Work Nuwest Contracting Ltd. Debra Gettling (604) 525-6145 www.nuwestcontracting.com

Elevator City Elevator Ltd. Heiner Marnet (604) 299-4455 www.cityelevator.ca Metro Elevator Ltd.

Preet Binning (604) 569-2977 www.metroelevator.ca Energy Efficiency & Conservation Enerpro Systems Corp.

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

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

Wyse Meter Solutions Inc.

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

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

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

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

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

Read Jones Christoffersen Ltd.

Drainage & Sewer Cambie Roofing Paul Skujins (604) 916-9090 www.cambierooring.com Duct Cleaning Air-Vac Services Canada Ltd. Brent Selby (604) 882-9290 www.airvacservices.com Electricians Evanson Electric Ltd. David Evanson (604) 657-7957 www.evansonelectric.com

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

Estate & Succession Planning Monarch Financial/ Manulife Securities Inc. Richard Laurencelle (604) 681-2699 Financial Planning, Mortgage Financing CIBC - Wood Gundy Gilbert Lam (604) 603-2889 www.cibcwg.com/ raymond-shum Fire Protection & Monitoring Vancouver Fire & Radius Security Elaine Giesbrecht (604) 232-3488 www.vanfire.com

Flooring and Carpeting Mira Floors and Interiors Deverow Walters (604) 856-4799 www.mirafloors.com Furniture, mattresses, electronics Midnorthern Appliance - The Brick Commercial Sales Division Sherry Madden (604) 587-6658 www.thebrick.com Heating Fuels Columbia Fuels Dave Young (877) 500-4328 www.columbiafuels.com Inspections Canadian Tenant Inspection Services Ltd Jim Garnett (778) 846-9125 www.ctiservices.ca Insurance AC&D Insurance Services Ltd. Scott Jamieson (604) 982-1039 acd.insurebc.ca BFL Canada Insurance Services Inc. Shirley Timmins (604) 669-9600 www.bflcanada.ca Capri CMW

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

Mike Nichol (250) 519-2300 www.megsonfitzpatrick.com Intercom Repairs & Installation, Security & Intercom Systems Vandelta Communication Systems Ltd. Hugh Rae (604) 732-8686 www.vandelta.com

This list is intended for use by the members of LandlordBC. It is distributed with the understanding that it does not constitute a recommendation or guarantee from LandlordBC. Rather it is consolidation of recommendations received by LandlordBC from its individual members. Although the information is intended to be beneficial, neither we nor any other party will assume liability for loss of damage as a result of reliance on this material.

SPRING 2019 | 27

THE KEY ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND Internet Listing Services Yardi Systems Inc. Sam Jaishankar (888) 955-7900 www.yardi.com

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

Investment & Retirement Planning Monarch Financial/ Manulife Securities Inc. Richard Laurencelle (604) 681-2699

Remdal Painting & Restoration Inc.

Landscaping - Lawn & Garden Maintenance BUR-HAN Garden & Lawncare Robert Hannah (604) 983-2687 www.bur-han.ca Legal Services Haddock & Company C Grant Haddock (604) 983-6670 www.haddock-co.ca Media MediaEdge Communications Dan Gnocato (604) 549-4521 www.mediaedge.ca Mortgage Financing Citifund Capital Corporation Derek Townsend (604) 683-2518 www.citifund.com First National Financial Corp

Russ Syme (778) 327-5712 www.firstnational.ca

Mortgage Insurance CMHC Robyn Adamache (604) 731-5733 www.cmhc.ca Online Payment Service Yardi Systems Inc. Sam Jaishankar (888) 955-7900 www.yardi.com Paint Sales Cloverdale Paint Inc Dave Picariello (604) 551-8083 www.cloverdalepaint.com

Dan Schmidt (604) 882-5155 www.remdal.com

Pest Control Assured Enviromental Solutions Brett Johnston (604) 463-0007 www.assuredenviromental.ca Solutions Pest Control Ltd.

Jason Page (855) 858-9776 www.PestSolutions.ca

Pipe Lining/ Re-Piping Allied Plumbing, Heating & Air Conditioning Lance Clarke (604) 731-1000 www.allied-plumbing.ca CuraFlo of BC Ltd. Randy Christie (604) 298-7278 www.curaflo.com Victoria Drain Services

Dave Lloyd (250) 818-1609 www.victoriadrains.com Plumbing - Supplier & Manufacturer Moen Inc. Darren McMullen (604) 679-8914 www.moen.ca Plumbing/Heating/ Boilers Allied Plumbing, Heating & Air Conditioning Lance Clarke (604) 731-1000 www.allied-plumbing.ca BMS Plumbing & Mechanical Systems Ltd

Tamara Merchan (604) 253-9330 www.bmsmechanical.com Cambridge Plumbing Systems Ltd. John Jurinak (604) 872-2561 www.cambridgeplumbing.com Montalbano Plumbing Services LTD.

Giovanni Montalbano (604) 444-0222 www.montalbano.ca

28 | SPRING 2019

Viessmann Manufacturing Co. Inc.

Century Group Lands Corporation

Hugh & McKinnon Realty Ltd.

Xpert Mechanical & JK Lillie Ltd.

Cherry Creek Property Services Ltd.

Hume Investments Ltd.

Coldwell Banker MacPherson Real Estate Ltd.

Lantern Properties Ltd.

Randy Stuart (604) 533-9445 www.viessmann.ca

Kerry West (604) 294-4540 www.xpertmechanical.com Printing Citywide Printing Ltd. Gordon Li (604) 254-7187 www.citywideprint.com

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

Azi Hosseini (778) 881-4414 Ascent Real Estate

Susan Colosie (604) 431-1800 www.ascentpm.com Associa British Columbia Inc.

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

Austeville Properties Ltd.

Andrew Abramowich (604) 216-5500 www.austeville.com

Bayside Property Services Ltd.

Lynda Creamer (604) 432-7774 www.baysideproperty.com Beacon Hill Suites Ltd.

Tess Imhoff (250) 590-1775 Bill Henderson

Robert Kollen (604) 789-9600 Bolld Real Estate Management

Leo Chrenko (604) 671-0293 www.bolldpm.com Brightside Community Homes Foundation

Jan Robinson www.housingfoundation.ca CAPREIT

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

Klaus Rode (604) 760-5856

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

Rob MacPherson (778) 882-0211

Copper Ridge Court

Genny Sturhahn (604) 430-5624

Custom Realty Ltd.

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

Kevin Skipworth (604) 689-8226 www.dexterpm.ca Dorset Realty Group Canada Ltd.

Ron Schuss 604-270-1711 ext. 111 www.dorsetrealty.com DPM Rental Management Ltd.

Jane Dennison (604) 982-7059

EasyRent Real Estate Services Ltd.

Sean Rafati (604) 662-3279

FirstService Residential

Judith Harris (604) 689-6975 www.fsresidential.com Green Door Property Management

Ben Green (250) 688-0362

Bruce Robinson (604) 541-5244 www.hughmckinnon.com Sally MacIntosh (604) 980-9304 www.humeinvestments.com Jeffrey Hayes (604) 220-5333

LI-CAR Management Group

Lita Powell (250) 785-2662

Macdonald Commercial R.E.S. Ltd.

T. Letvinchuk (604) 736-5611 www. macdonaldcommercial.com Maclab Properties Group Ltd.

Carola Espinoza (604) 939-0221

Macro Properties

www.macroproperties.com Imran Jivraj (416) 789-0858 Mainstreet Equity Corp.

Hanna Archutowska (604) 582-0131 www.mainst.biz

Maple Leaf Property Management Apartments

Dali Janic (604) 925-8215

Maxsave Real Estate Services

Linda Stacey (250) 562-6228

Metro Vancouver Housing Corporation

Stacey Hammond (604) 451-6504

GWL Realty Advisors

Murray Hill Developments Ltd.

Holywell Properties

Oakwood Property Management

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

Homelife Peninsula Property Management

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

Hope Street Management Corp.

Shamon Kureshi (403) 462-6200

Barry Wiedman (780) 488-0288 Carol Dobell (250) 704-4391

Pacific Quorum Properties Inc.

Lyn Stoll (604) 634-3039 www.pacificquorum.com Porte Realty Ltd.

Daniel Bar-Dayan (604) 732-7651 www.porte.ca

ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND Prospero International Realty Inc.

Sutton Max Realty Property Management

Multifamily Real Estate Services Corporation

Cambie Roofing Contractors Ltd.

Raamco International Properties Canadian Ltd.

SwiftRent Team

Renovation & Repairs Remont Construction Ltd. Robert Szpakowski (604) 837-8813 www.remontconstruction.ca

Penfolds Roofing & Solar Jonathan Manca (604) 254-4663 www.penfoldroofing.com

Jeff Nightingale (604) 669-7733

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

RE/MAX Management Solutions

Mark Shillington (250) 717-5010

Re/Max Sea to Sky Real Estate Ltd.

Shankar Raina (604) 932-2300

Wallis Lee (604) 726-5988 suttonmaxrealty.com Reza Khatami (604) 239-0911 www.swiftrent.ca TPM Properties

Debbie Hunt (250) 383-7663 Turner Meakin Management Company Ltd.

Stella Boiser (604) 736-7020

Real Property Management

Unique Real Estate Accommodations Inc.

Realstar Managemen

Valley Realty

Kap Hiroti (604) 678-4696

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

REMAX Professional Rental Management

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

Katherine Lui (604) 630-1636

Roboson Holdings Lt

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

Rowan Property Management Ltd.

Arthur Allan (250) 748-9090

Royal LePage Cascade Realty

Anthony Boos (250) 719-5454

S.A.H. Properties Ltd.

Leslie Pomeroy (604) 926-6947

Salesforce Marketing Limited

Marianne Miller (778) 878-7304

Sunstar Realty Ltd.

David Mak (604) 436-1335 www.sunrealty.ca

Sutton Group - West Coast Realty

Cindy Hamel (604) 807-1105

Nina Ferentinos (604) 984-7368

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

Seva Roberts (604) 537-4399

Seth Baker (778) 235-9293 www.multifamily.ca

Rental Market Information Cushman and Wakefield Phil Joubert (604) 608-5955 www.cushmanwakefield.com Re-Piping Brighter Mechanical Mike Pearson (604) 279-0901 www.brightermechanical.com Cambridge Plumbing Systems Ltd.

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

Vertica

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

Wesgroup Properties

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

Angela Thomaidis (416) 552-6144 Sarah Liu (604) 648-1866 www.wesgroup.ca

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

Lance Coulson (604) 662-5141 www.cbre.ca HQ Real Estate Services Inc. David Goodman (604) 714-4790 www.goodmanreport.com Jones Lang LaSalle Real Estate Services Inc. (JLL)

David Venance 604-998-6054 www.jllmultifamilybc.com Macdonald Commercial R.E.S. Ltd.

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

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

Prostar Painting & Restorations Ltd.

Jonathan Moorhouse (604) 876-3305 www.prostarpainting.com Remdal Painting & Restoration Inc.

Dan Schmidt (604) 882-5155 www.remdal.com

ServiceMaster Restore of Vancouver

Sean Kennedy (604) 435-1220 www.svmvancouver.ca Superior Flood & Fire Restoration

Blaine Booth (604) 601-8206 www.superiorrestoration.ca Roofing Bond Roofing Daniel Fajfar (604) 375-2100 www.bondroofing.ca

Paul Skujins (604) 916-9090 www.cambierooring.com

Roofing Membranes Penfolds Roofing & Solar Jonathan Manca (604) 254-4663 www.penfoldroofing.com Software - Property Management Pendo Rental Software Inc. Josh Heppner (604) 306-5947 www.pen.do/partners/ landlordbc

Window Replacement/ Installation/ Renovation A1 Windows Ltd. Rob Elliott (604) 777-8000 www.a1windows.ca Retro Teck Window Mfg. Ltd

Wilfred Prevot (604) 291-6751 www.retrowindow.com

Window & Door Manufacturing Centra Windows Lana Gordin (604) 882-5010 www.centrawindows.com

Yardi Systems Inc.

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

Supplies - Hardware Rona Inc. Brad LeGrow (604) 314-1366 www.rona.ca Tax Planning D&H Group LLP, CPA’s Michael Louie (604) 731-5881 www.dhgroup.ca Utilities/ Natural Gas Absolute Energy Inc. / Bluestream Energy Kirby Morrow (778) 340-1580 www.absolute-energy.ca FortisBC Energy Inc.

Chris Alionis (604) 592-7985 www.fortisbc.com

Utility Sub-Metering QMC James Easton (604) 526-5155 www.qmeters.com Waste/ Recycling Waste Connections of Canada Inc. (Formerly Progressive Waste Solutions) Rob Barr (604) 834-7578 www.

WasteConnectionsCanada. com

SPRING 2019 | 29

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

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

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

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

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

30 | SPRING 2019

Energy Efficiency & Conservation FRESCo Building Efficiency Jordan Fisher (250) 590-9440 www.frescoltd.com Yardi Systems Inc.

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

Engineers FRESCo Building Efficiency Jordan Fisher (250) 590-9440 www.frescoltd.com Read Jones Christoffersen Ltd

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

Heating Fuels Columbia Fuels Dave Young (877) 500-4328 www.columbiafuels.com Inspections Canadian Tenant Inspection Services Ltd Jim Garnett (778) 846-9125 www.ctiservices.ca Insurance AC&D Insurance Services Ltd. Scott Jamieson (604) 982-1039 acd.insurebc.ca BFL Canada Insurance Services Inc.

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

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

Megson Fitzpatrick Insurance Services

Mike Nichol (250) 519-2300 www.megsonfitzpatrick.com Internet Listing Services Yardi Systems Inc. Sam Jaishankar (888) 955-7900 www.yardi.com Legal Services Haddock & Company C Grant Haddock (604) 983-6670 www.haddock-co.ca Media MediaEdge Communications Dan Gnocato (604) 549-4521 www.mediaedge.ca Mortgage Financing First National Financial Corp Russ Syme (778) 327-5712 www.firstnational.ca Mortgage Insurance CMHC Robyn Adamache (604) 731-5733 www.cmhc.ca Online Payment Service Yardi Systems Inc. Sam Jaishankar (888) 955-7900 www.yardi.com Pipe Lining/ Re-Piping Victoria Drain Services Dave Lloyd (250) 818-1609 www.victoriadrains.com Power Washing Island Carpet & Upholstrey Cleaning Inc. Ron Gould (250) 590-5060 www.islandcarpetcleaning.ca Property Management Advanced Property Management Inc. Lorri Fugle (250) 338-2472 www.advancedpm.ca Brown Bros. Agencies Limited

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

Complete Residential Property Management

Dennie Linkert (250) 370-7093

Concise Strata Management Services Inc.

Beth Kauwell (250) 754-4001 www.concisemgmt.com

Cornerstone Properties Ltd.

Jason Middleton (250) 475-2005

Countrywide Village Realty Ltd.

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

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

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

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

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

Supplies - Hardware Rona Inc. Brad LeGrow (604) 314-1366 www.rona.ca Utilities/ Natural Gas Absolute Energy Inc. / Bluestream Energy Kirby Morrow (778) 340-1580 www.absolute-energy.ca FortisBC Energy Inc.

Duttons & Co. Real Estate

Chris Alionis (604) 592-7985 www.fortisbc.com

Equitex Property Management

Waste/ Recycling Waste Connections of Canada Inc. (Formerly Progressive Waste Solutions) Rob Barr (604) 834-7578 www.WasteConnectionsCanada. com

David Logan (250) 389-1011

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

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

Laurie Sims (250) 338-9979

Pemberton Holmes Property Management

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

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

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

Debbie Hunt (250) 383-7663 Widsten Property Management

Lindsay Widsten (250) 753-8200

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NEW

NEW

UNDER CONTRACT

Three Lane Manor 1935 Cypress Street, Vancouver

Walnut Court 8770 Selkirk Street, Vancouver

Dogwood Apartments 6831 Arcola Street, Burnaby

10-suite apartment building in Kitsilano. Corner lot

26-suite Marpole rental apartment building—

13-suite South Burnaby apartment building.

just off West 4th Avenue—5 blocks to Kits Beach

17,076 SF corner lot. Across from Ebisu Park.

3 blocks to Highgate Village shopping centre

$4,995,000

$8,750,000

$3,800,000 REDUCED

Geo-Ann Apartments 310 East 13th Avenue, Vancouver

Landsdowne House 1537 Burnaby Street, Vancouver

Avesta Apartments 1629 St. Georges Avenue, North Vancouver

26-suite Mount Pleasant apartment building—large

24 suites close to English Bay—17 vacant suites

Totally rebuilt—22 large luxury suites.

corner lot only one block east of Main Street

ready for renovation

5-storey apartment building in Central Lonsdale

$11,100,000

$10,800,000

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

SOLD

SOLD

SOLD

Ridge Crest Manor 7165 Pandora Street, Burnaby

Triumph Apartments 2115 Triumph Street, Vancouver

Acacia Tree Place 228 East 15th Street, North Vancouver

14-suite rental apartment building in Burnaby’s

18-suite apartment building.

11-suite apartment building in Central Lonsdale.

Westridge neighbourhood. 5 minutes to SFU.

Grandview-Woodland neighbourhood

Across from Lions Gate Hospital

Sold: $3,889,000

Sold: $5,200,000

Sold: $5,200,000

David Goodman Direct 604 714 4778 david@goodmanreport.com

Mark Goodman

Cynthia Jagger

Personal Real Estate Corporation

Personal Real Estate Corporation

Direct 604 714 4790 mark@goodmanreport.com

Direct 604 912 9018 cynthia@goodmanreport.com

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