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SUMMER 2022
DEPOLITICIZATION OF THE RENTAL HOUSING CRISIS
Investing in Rental Stock
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THE KEY
CONTENTS
Office Hours: 8:30 am to 4:30 pm weekdays Office: 830B Pembroke Street Victoria, BC V8T 1H9 Vancouver Island: 250.382.6324 Lower Mainland: 604.733.9440 Toll Free BC: 1.888.330.6707
David Hutniak Chief Executive Officer
Hunter Boucher Director of Operations
Erin Breier Events & Communications Coordinator
4
CEO’s Message
6
Depoliticization of the Rental Housing Crisis
12
Investing in Rental Stock
16
Housing Units, Population, and B.C. Municipalities
19
Elder Abuse
Bianka Cseko Member Services Representative
21
Digital Marketing Strategy
23
LandlordBC Upcoming Events
Bryan Smith Member Services Representative
24
Arbitrator’s Desk
25
Hunter’s Hints
27
Associate Members/ Corporate Suppliers Mainland
29
Associate Members/ Corporate Suppliers Vancouver Island
Lisa Henderson Member Services Representative
Monika Sosnowska Marketing & Communications Specialist
Board of Directors Chair Jason Middleton Vice-Chair Michael Drouillard Secretary-Treasurer Derek Townsend Directors Nicolas Denux,Paul Sander, Kim R. Schuss, Jason Fawcett, Claire Immega, Kerri Jackson, Sarah Lui
Cover photo credit: Erin Breier and Monika Sosnowska
The KEY is published by MediaEdge Communications For any advertising/publishing inquiries, please contact: Dan Gnocato, Publisher, dang@mediaedge.ca or t: 604 549 4521 Publication Mailing #40063056 Magazine Coordinator Erin Breier Editor Hunter Boucher, hunterb@landlordbc.ca Editor Monika Sosnowska, monikas@landlordbc.ca Production MediaEdge Communications
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.
SUMMER 2022 | 3
THE KEY
CEO’S MESSAGE David Hutniak, CEO, LandlordBC
BRACE YOURSELF Brace yourself, LandlordBC members. As if soaring inflation, rising interest rates, a pandemic and a war in Ukraine weren’t enough, pretty soon we could be adding a recession to our list of troubles. A majority of economists surveyed say Canada is headed for a recession, with some predicting that it will hit us as early as this summer, with others predicting it will happen later in 2022/early 2023. The economists cite the pandemic, inflation and interest rate hikes among reasons why Canada is ripe for a downturn. While economists are infamous for hit and miss when it comes to predictions and the timing of such, one can’t help but sense that this time, unfortunately, their predictions may prove to be right. The lifting of pandemic restrictions, while met with enthusiasm by many, beget the harsh reality that we are not out of it yet as much as some would like to believe, and that has continuing impacts on our sector in terms of staffing and tenant and building management. In the absence of reliable pandemic data from our public health leaders, we are very much flying blindly, and that’s why our advice to our members is to continue to be diligent and protect yourselves, your employees and, your tenants. We’re all hopeful that we’ll have a “normal” summer, but a new COVID-19 variant is likely in the cards for the fall, which will exacerbate the impacts of a recession.
4 | SUMMER 2022
Inflation, which hit 6.7 per cent in March and 6.8 per cent in April, rose on the fastest pace since January 1991, 31 years ago, will also bite Canadians and will be pronounced in our sector both in terms of the operation of existing rental and construction of new rental. Where the Bank of Canada lands with interest rates is still an unknown, but their hawkishness on tackling inflation and using higher interest rates to do so, suggests rather strongly that things on the interest rate front will look very different by the end of 2022. This all adds to the recession risks. Most recently, on June 1st Bank of Canada raised benchmark interest rate by 50 basis points, to 1.5 per cent and signaled that more hikes are on the way. Despite these challenges, real estate is considered a hedge against inflation, given the asset class usually has little correlation with stocks and bonds. This is not to suggest complete immunity to aggressive increases in interest rates and recession, but by and large our sector should fare better than many. While I suppose a little finger-crossing over the next handful of months is a strategy we might all adopt, history has shown that during economic downturns, people turn to what they can trust, and in dire financial times, you can really only trust tangible things. That is why “real” assets, like real estate, are the go-to for investors during the worst financial times for greater stability. So yes, perhaps we need to brace ourselves for some challenging economic times, but I remain confident that our sector will come out strong and better than many. Please stay safe and well.
Stacey Wilson Vice-President, Client Executive T. 778-374-4125 swilson@bflcanada.ca
THE KEY
DEPOLITICIZATION OF THE RENTAL HOUSING CRISIS An Interview with Mayor Lisa Helps By Hunter Boucher, Director of Operations, LandlordBC
At LandlordBC’s Virtual Education Day in April 2022, in a special keynote session, Mayor Lisa Helps shared insights from her tenure as mayor of Victoria, specifically how the city has changed its narrative from one focused on pretty gardens and high tea, both very popular in B.C.’s capital, to one of a vibrant and growing community. The driving message of this section of Mayor Helps’ presentation was rooted in Victoria 3.0, an economic action plan that works in tandem with the city’s Official Community Plan. VICTORIA 3.0 VISION As the capital city, Victoria is a future-ready, globally-fluent influencer and innovator. Working within the bounds of the Earth’s capacity to sustain us, we will use our status as a small powerhouse and nurture our innovation ecosystem to create a strong and resilient economy that meets our needs now and anticipates the future. Mayor Helps highlighted that the goals of Victoria 3.0 hinge on there being enough housing and a significant portion of that being rental housing. She provided some numbers showing Victoria’s housing demand, including that in 2021 the city saw the highest building permits values in the city’s history at just over $700 million. Additionally, based on the city report Victoria’s Housing Future, we have a latent demand of 4,500-6,300. Latent demand included people that live here now and represent future housing demand. This includes children living at home that would like to move out, roommates that would like to stop sharing a space, and people that are currently living on the streets that do not have a home. This built-in demand is something that other reports, including the recent UBCM report, leave out and is why they miss the mark on stating that housing is keeping up with demand.
6 | SUMMER 2022
Mayor Helps went on to discuss the things that municipalities have in their toolbox including: • Development process changes, • Land use planning reforms, • Market-reliant tools, • Incentives, • Grants, • Tenant supports, • Capacity building & partnership.
She explained that as a municipality, to meet housing targets they need to not focus on just one or two of these tools but in earnest deploy all of these tools. Addressing the housing minister’s comments that municipalities need to do more to ensure their communities are building more housing, Mayor Helps said that she believes that if we do not use all of the tools, then it is justified for the province to step in to ensure building can be moved
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THE KEY Housing (Cont’d)
YOU CAN LOOK AT POPULATION GROWTH AND HOUSING GROWTH AND SAY IT’S FINE BUT OUR HOUSING REPORT SAYS IT IS NOT.
along. She also stated that she believes that if a development is within the Official Community Plan that the answer as to whether it will be approved shouldn’t be allowed to be no. Mayor Helps then reviewed the recently approved project The Rapid Deployment of Affordable Housing. This project included process improvements for affordable and non-profit co-ops and uses an alternative approval process on a tiered system. The system itself is guided by the Official Community Plan but is handled entirely by staff, so it essentially depoliticizes the process of getting building approval. Mayor Helps went on to say that this approach could be rolled out for other housing types. Another project that Mayor Helps said is in development is the Village and Corridor Plans which include significant pre-zoning for rental housing and so long as the designated design guidelines are met for, the project it will be a straightforward depoliticized staffled process. This project is has not currently passed and will be up for vote by council in the coming months. To end her presentation Mayor Helps reviewed the current and potential rental housing incentives. Staff at Victoria’s city hall are currently working with our industry to build on current incentives with things such as lower or no parking minimums and fast-tracked approval processes. They are also looking at financial and regulatory incentives to support rental housing. Moving to the Q&A part of this presentation I had the honour to ask Mayor Helps a number of questions. Below are some highlights of that interview.
8 | SUMMER 2022
Question. You mentioned housing supply and specifically how there is latent demand for more housing but a recent report from the Union of British Columbian Municipalities (UBCM) has stated that supply is keeping up with demand, can you comment on how your opinion differs. Answer. Well I don’t agree with that report. I think they did not look at latent demand. You can look at population growth and housing growth and say it’s fine but our housing report says it is not. UBCM, their job is to protect municipalities’ autonomy and to do many other things as well. I co-chair the BC Urban Mayors Caucus and we have had very productive conversations with Minister Eby and Minister Collin about what municipalities can do if given more authority and more resources. Q. There is a lack of housing and significant demand in Victoria and communities across the province. What do you feel is the role of mayors and councils to address this significant issue? A. We can expedite processes and get out of the way and depoliticize and create certainty. There are some councilors across the province who still think their fundamental responsibility is land use approval. I don’t. That may have been true in the 80s and 90s. I don’t want to say that the best thing municipal councils can do is get out of the way, but they can set really strong policy for staff and leave it to our staff and industry to get the housing built. I think that is what you see with affordable housing initiative and hopefully what you will see with the pre-zoning for rentals in Villages and Corridors and the Missing Middle Housing.
THE KEY Housing (Cont’d) Q. NIMBYism is a very real thing in Victoria and many municipalities, and they are often led by a small but vocal minority with the aim to keep out higher density, rental housing and people they view as second class citizen. What is an effective voice against that for housing advocates? A. I think that story telling is a really compelling way to address concerns and now that we are in such a dire crisis some of those people who might have been against density are having to see their kids leave Victoria because there is nowhere to live when they want to leave home. I think that really compelling story telling about what it means to have a healthy housing ecosystem means that my kids are going to be able to come for Sunday dinner, it means that I will be able to see my grandchildren grow up and it means that when I go downtown to my favourite restaurant, that it will not be closed due to staffing shortages. When we make it real like that, it puts a more human face to the problem and the solution. Q. Attorney General and Housing Minister David Eby is on the record saying, “We have projects that have been in the pipeline at the municipal level for far too long.” And that “The bottom line is that municipalities are not approving
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A. I don’t know that he wants to be more prescriptive. I think he wants to see us build housing. I think the province can do one very simple thing. In 2019 the province passed legislation that each municipality had to do a housing needs assessment every five years. They are done by an independent body, and we have to provide those to the province. A very simple and elegant solution would be a mandate that we need to meet those housing needs. Leave the how up to the municipalities but tell us that we need to meet the needs that the research shows we need in our communities and that includes latent demand. I would like to extend my thanks to Mayor Helps for joining us for our Virtual Education Day and for participating by providing her deep insight into the rental housing issue communities across the province are facing. There is much work to be done but these are issues that we need to be cognizant of, especially as we go into municipal elections this autumn.
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enough housing for our population growth,” and offered that the province may need to step in with legislation to streamline the municipal approval process. What are your thoughts on this possible approach?
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THE KEY
INVESTING IN RENTAL STOCK How the industry is renewing existing rental buildings By Monika Sosnowska, Marketing & Communications Specialist, LandlordBC
British Columbia is filled with countless aging purpose-built rental buildings (PBRs) constructed between the 1950s and 1980s, many of them nearing the end of their functional life and in dire need of significant upgrades. For landlords planning to invest in their existing rental stock, there are several conditions that are vital to the success of a large building upgrade: a reliable and experienced contractor, access to necessary capital, and maybe most importantly, a legislative environment that incentivizes continuous investment in rental housing stock. WHAT TO EXPECT DURING CONSTRUCTION? The Key reached out to long-time LandlordBC partner and associate member Brighter Mechanical, a B.C. company that specializes in re-piping buildings, to gain insight of what to expect during a construction project of your residential property. With nearly 35 years of experience and 1,500 residential re-piping projects completed, Brighter is an expert in their field. In fact, many of our members have worked with
12 | SUMMER 2022
their team in the past on projects that both rejuvenated and extended the life of existing rental stock. Recently Brighter worked on re-piping a 12-storey apartment building in Vancouver’s West End neighbourhood. The highrise apartment building was constructed in the early 1960s, and like many buildings of this age, it was experiencing an increase in water related problems and ultimately required
multiple re-piping projects done simultaneously. The owners of the building, members of LandlordBC, reached out to Brighter to undertake multiple necessary upgrades that included re-piping of the domestic water system and replacement of all the drainage piping. Additionally, they replaced 35 bathtubs and tile surrounds. What’s impressive is that all this work was completed without any tenant displacement. Brighter recommends that any large project should start with an information meeting for the residents. After all, your tenants may want the opportunity to meet those who will be working within their homes. During the meeting, residents should be informed about the scope of work and be provided with schedules and calendars that outline what will be done and when. A key member of the company should also attend to introduce themselves as the main point of communication should residents have questions or concerns as the project progresses. Almost all residents will want to know what is going on in their building and their unit. Some residents may have concerns about the project, sometimes stemming from an unpleasant experience with other large projects that were done at their previous
residences. Ensure that the company you hire to undertake this type of work is a specialist in their field and provides excellent customer service. Brighter, for example, specializes in performing high quality plumbing and construction work while remaining focused on delivering exceptional service to their customers and residents. This includes working hard to mitigate the impact on tenants’ day-to-day lives, such as minimizing the times and duration that the water is shut off, ensuring that water is back on and that all fixtures (taps, toilets, showers, dishwashers, clothes washers) are working and usable by 4:00pm each day. “We recognize that we work in people’s homes, and we take steps to make the homes as livable as possible for the period that we are in their suite,” said Rick Clare, president of Brighter Mechanical. “We also take measures to clean the areas that we have worked in and take all tools and equipment from the suite at the end of our workdays. This allows residents to come home from work or school and live as normally as possible during the project.” Frequent communication with residents is essential to ensure there are no surprises on a project that can take up to 14 weeks to complete. “Whether we are doing the re-pipe work
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THE KEY Rental (Cont’d)
on just the domestic system or multiple systems at the same time, it takes a great deal of planning, communication and a delicate touch as we do all our work while the residents are still occupying their homes,” said Mike Pearson, sales and marketing manager at Brighter Mechanical. “We have an extensive communications system where we provide frequent notices to all residents on what is occurring and how it may impact them. We also track timelines and people for the work within each suite.” Often building owners take the opportunity to update many of the in-suite fixtures during re-piping as this can be least disruptive time to install new bathtubs, tile surrounds, tub valves, kitchen or bathroom sinks and faucets within the same schedule given to tenants. Some building owners also see this as an opportunity to upgrade hallway lighting and repaint hallways and ceilings. As the project nears the end, many residents will be familiar with the crew and be appreciative for the work that was completed. Some tenants will enjoy new bathtubs, tiles and sinks that modernized their units, and all tenants will benefit from an upgraded, high-quality plumbing system in the building.
UPGRADES IN OCCUPIED BUILDINGS For owners concerned about displacing tenants during a large improvement project such as re-piping, there is great news — it is rarely necessar y to relocate tenants when the project is underway, and there are industr y best-practices to avoid doing so barring exceptional circumstances. Keep in mind that frequent communication with your tenants is essential to an overall positive experience. You or your representative should attend the information session scheduled by your contractor to learn about the project, established timelines, and what to expect from start to finish. Keep the communication door open and encourage tenants to come forward should they have any concerns or questions. Do a follow up with your tenants to ensure all is in good working order. Brighter Mechanical, for example, hands out a suite completion form once the work in the suite is completed. “ The suite completion form provides tenants with an opportunity to ask questions or point out any work that needs to be finished or fixed. We also provide an opportunity for the residents to rate the team’s performance across several categories,” said Pearson. “ This information provides valuable feedback and helps us train our people and ensures they know how their work is viewed by residents. We are ver y proud of the positive results we typically receive on these reviews and believe it is a testament to the quality of the work and the ser vice level that is provided throughout the project.”
14 | SUMMER 2022
CONSIDERING ASBESTOS SAFETY
An older building will most likely require a plan for asbestos abatement, and it should be your top priority to keep tenants, staff and workers safe. Ensure that your contractor has experience with conducting asbestos abatement work and knowledge of how to work safe in an occupied building with asbestos present. Don’t hesitate to ask your contractor whether they have the training and materials to perform this type of work and to prevent tenants’ exposure to any harmful materials. A reputable company should have a plan in place to safely contain, remove and dispose of any hazardous material in compliance with any regulatory requirements, including WorkSafeBC.
HOW CAN GOVERNMENT HELP? We applaud our members who invest in existing rental stock as it is not always a simple process and requires significant planning and considerable capital investment. A re-piping project, for example, can range anywhere from $5,000 to $15,000 per unit. Hence, we need a legislative environment that supports and encourages investment in existing rental buildings. Last year, the B.C. government implemented the Additional Rent Increase (ARI) for capital expenditures, a major win for the rental housing sector as it provides rental property owners with an important tool for recovering some of the costs associated with necessary capital expenditures rental housing accommodations. LandlordBC has advocated for this tool for many years and has collaborated with the Residential Tenancy Branch in its implementation. The outcome confirms our commitment to advocacy on behalf of our members and the broader rental housing sector and reaffirms our position as a trusted advisor to the government. ARI encourages landlords to invest in rental housing without having to carry the full financial burden of such significant expenditure. This is also a major win for tenants, who now can take part in this transparent and accessible process and have increased security of rental tenure. While the ARI is a great tool for our industry, more needs to be done to encourage investment in existing buildings. We need governments at all levels to incentivize investments in existing rental stock, which are costly and time consuming. Increasingly, landlords are seeing significant increases in the costs associated with operating PBRs, while simultaneously experiencing increased regulation and rent controls that drastically inhibit investment in rental housing. Without government incentives and supports, landlords will find it challenging to keep up with the costly upgrades required to upkeep aging apartment buildings, thereby threatening the security of tenants at a time when vacancy rates are at an all-time low.
THE KEY
HOUSING UNITS, POPULATION, AND B.C. MUNICIPALITIES By Thomas Davidoff, Sauder School of Business, University of British Columbia B.C. Housing Minister David Eby has indicated that he wants B.C. municipalities to encourage more housing supply by relaxing regulations and speeding approvals. At a recent meeting at the Union of B.C. Municipalities (UBCM) he said that: “The goal right now is a cooperative shared understanding with municipal governments around the need for zoning to match population growth and housing needs and expedited processes where we work together.”
In that statement Eby echoes the consensus view that B.C. needs more housing. However, Eby also recognizes that while we all want more affordable housing, many of us do not want it placed near our homes. Metro Vancouver has 21 municipalities. Any one municipality, particularly a smaller one such as the District of North Vancouver, cannot on their own solve the housing affordability and availability problems by speeding approvals of apartments. However, they can irritate their own constituents. We thus have a severe “free-rider” problem. Local politicians have a strong incentive to deny approvals for denser housing than currently exists, and a weak incentive to accept approvals. In such a setting, it makes sense for a higher authority (i.e. the provincial or federal government) to ensure that each municipality does its part to help. If all municipalities followed their local incentives, and did not work to ensure that their jurisdiction were approving their share of homes, that would be individually rational but a collective failure. For similar reasons, it makes more sense to impose pollution taxes federally or provincially rather than locally. Hinting at what the province’s framework for dealing with municipalities might look like, Minister Eby said this to the municipalities: “What we would like to do is have community plans that reflect population growth and zoning to match that, and that we ‘incent’ communities to do that through various supports… And for the communities that don’t do that, they won’t have access to provincial funding for various programs.”
16 | SUMMER 2022
HOUSING UNITS OCCUPIED VERSUS HOUSING DEMAND While the UBCM agrees cooperation is important, it disagrees that the free rider problem needs to be addressed. Their leader, Laurey-Anne Roodenburg said of Eby’s remarks: “we want him to recognize our data tells a different story than what he’s saying.” The data I see regarding the adequacy of housing supply are rising owner costs, rising rents, and low rental vacancies. The UBCM vision of supply adequacy comes from something close to an accounting identity rather than economics. To see the difference in perspectives, imagine a store selling bread with a rapidly growing line winding around the block. At a team meeting, the regional supervisor suggests that the store add more loaves of bread. The store manager, however, suggests that the problem is that the line is too long, not that there has been a failure to offer bread. In fact, relative to yesterday, the manager notes, 100 more customers have bought bread, and 100 more loaves of bread have been sold. Bread supply is keeping up with bread demand. Moreover, the manager notes, the outlet in question has increased bread by more than any other outlet in the chain of stores. The store manager’s argument does not make sense as a response to the supervisor’s claim of a bread shortage. The supply of bread is not keeping up with demand for bread, as evidenced by the long line. The supply of bread is keeping up with purchases of bread, but that’s just a counting exercise. More bread has been sold mostly because demand for bread
has surged. If the store offered more bread, it could clearly sell more bread. The demand for bread includes the customers waiting in line, not only those who have been served. The store manager’s argument that supply is keeping up with demand is essentially the same made in a recent UBCM report (Building BC: Housing Completions & Population Growth 20162021). That study observes that British Columbia has seen percentage growth in population roughly equal to percentage growth in housing units, that B.C. has produced more homes recently than in the past, has seen more rapid unit growth than any Canadian province, and that supply growth over the past three years has been greater than any three consecutive years in the past 20 years. UBCM has noticed that we are selling as many homes as there are renter s and buyer s, but disregards those unable or unwilling to live here at current rent s and prices. Rising prices and rent s and declining vacanc y in B.C. indicate that there are many households frus trated by their inabilit y to f ind adequate housing. A nd of cour se, we all know households that have suf fered through this frus tration. Because supply is keeping up with population growth, the UBCM report reasons, the provincial government should not
Figure 2: Changes in Total Population and Total Private Dwellings in BC Major Census Metropolitan Areas, 2016-2021 35.0% 30.0% 25.0%
30.3%
21.8%
20.0% 15.5% 14.0%
15.0% 10.0%
8.0% 8.2%
7.6% 7.2%
7.3% 7.5%
5.0% 0.0%
3.3% Squamish
Kelowna
Victoria
Population Percentage Change, 2016 to 2021
British Columbia
Vancouver
4.8%
Prince George
Total Private Dwellings Percentage Change, 2016 to 2021 Source: Statistics Canada, 2021 Census of Population
worry so much about municipal governments not doing their part, and should worr y that the types of homes being built may be the wrong type of supply and that many investors may be speculators. Does the near equality of housing unit and population growth rates mean that enough supply is being added such that adding more supply will not improve affordability? Similarly, does the fact that the store referenced above is
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SUMMER 2022 | 17
THE KEY Housing (Cont’d) selling as many loaves of bread as are being bought imply that there is no need for more? Population and housing units can grow at different rates. Children can remain at home rather than form households, for example, if housing becomes more expensive. However, there are limits to how many people will crowd into space, and so there is a near equality in the rate of growth of housing units and population. Figure 2 in the UBCM report provides evidence that jurisdictions that build more homes see more population growth. More broadly, a glance at data from Statistics Canada (Population and dwelling counts: Canada, provinces and territories, census metropolitan areas and census agglomerations) reveals that the correlation between population growth and housing unit growth across metropolitan areas between 2016 and 2021 was .92. If B.C. municipalities had built fewer housing units, fewer people would have net moved to B.C. Keeping out households that did, in fact, move in and did not move out, would have required higher housing costs. If more housing had been built, more people would have been induced to move here. There are two reasons for this observed correlation between housing quantity and population growth. First, cities that see more demand growth see greater increases in prices, which leads developers to build more and councils to approve more.
Second, and more importantly within a metropolitan area, adding more housing units simply creates room for more people to move in. How can a jurisdiction accommodate more people just by building more? The market takes care of that: when landlords or home sellers find that a unit is empty, they are pressured to lower rent or price. When rents or prices are lowered, more people move into a market or don’t leave. If B.C. municipalities encouraged more supply, those extra homes would have to be occupied by households who have decided either to leave B.C. for elsewhere in Canada, or who have chosen not to move to B.C. from elsewhere because housing is too expensive. Changing those households’ minds would require lower housing costs. To fill more housing units, landlords and sellers would need to change minds. As the UBCM report makes clear, many municipalities are making efforts to expand housing choices. But the fact that the number of homes is proportional to the number of people in a market does not prove that adding more homes would not improve affordability. Some jurisdictions have added more homes than others, and some, more than others, have been more creative in allowing affordable infill in single family neighbourhoods. Elementary political analysis indicates a need for the province to ensure that all municipalities act to widen housing choice.
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ELDER ABUSE A Conversation with Alison Silgardo of Seniors Services Society of BC By Hunter Boucher, Director of Operations, LandlordBC
As part of LandlordBC’s resources on dealing with the topic of elder abuse, we have connected with Alison Silgardo, CEO of the Seniors Services Society of BC to bring you, our members, her unique insight and suggestions in how we all can learn to recognize the warning signs of elder abuse, including family, neighbour, friends, professional, or anyone that interacts with the public. Alison has been working with seniors and their housing for more than 14 years. Her mission in her role as a leader of Seniors Services Society is to enhance the quality of daily life of low-income senior renters by developing a blueprint for their care, knowledge exchange, and training and developing a framework for implementation of a system of care for this group of seniors. To get a basic understanding of this often troubling but very important topic we posed several questions to Alison.
In addition to the answers below we have included further resources provided by Allison, her team and other sources at www.landlordbc.ca/seniors. Question. What is elder abuse? Answer. Elder abuse, like all abuse is about power and how is that being used. The province defines elder abuse as “abuse and neglect of older adults means any action or inaction by any person that causes harm or risk of harm to an older
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THE KEY Abuse (Cont’d) person, occurring within a relationship where there is an expectation of trust. Basically, elder abuse is about how power is used/or withheld and the harm it poses. There are several types of elder abuse: physical, sexual, emotional or psychological, financial, neglect or self-neglect. *You can find a more detailed description of these forms of abuse on our site. Q. Who generally commits elder abuse? A. Abusers are usually people already in a relationship with or known to the older adult and who use power in a way to get what they want – whatever else is happening in the situation, the older person tends to have far less power than the person who is abusing them – the abuser can be either a spouse, or other close family member such as adult child, grandchild, other relative, close friend, caregiver, landlord or any individual in a position of power, trust or authority. According to the 2021 report from the Office of the Seniors Advocate (OAS), 68 per cent of abuse is committed by family. With family we often have the most malleable boundaries, complex dynamics and desire not to cause relational rupture. This contributes to significant issues that can develop into abusive situations. Side note: one of the most significant ways to prevent family violence (including elder abuse) is through support groups. Q. What should landlords be aware of when watching for signs of elder abuse? A. The signs break down into physical, emotional and financial categories. So, look for injury, weight loss, unwashed clothing, hygiene issues. The individual might not be permitted to speak or cowers, withdraws and isolates; a sign of emotional abuse. Additionally, they may suddenly have difficulty paying rent or bills, lack food, a new and unexpected power of attorney, unusual purchases/payments/loans. * You can find a more detailed warnings of the signs of abuse on our site. Q. Should landlords confront a person that they suspect is committing elder abuse? A. NO. If you are concerned talk to the individual you are concerned for. Find out if they have any anxieties. Listen and suspend assumption, share your concerns (non-judgmentally), share resources. For example, SAIL has a great line where people can talk to someone about their options and create a plan if they want. Only talk to the abuser if they are asking for help i.e.: a caretaker that is overwhelmed and needs resources. If you want to help shift elder abuse, get educated and be a connection to the people around you.
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Q. If a landlord suspects elder abuse, who intervenes? A. Reporting elder abuse is not like reporting child abuse. A key point to remember is B.C.’s legislation that the AGA (Adult Guardianship Act) respects adults’ autonomy. This means that individuals with capacity have the right to live at risk. That being said, the organizations mandated to investigate abuse in B.C. are the Designated Authority. There is one in each health authority plus the Community Living BC. Police can also be contacted for criminal matters such as fraud or assault. Q. How long, on average, does it take for a person to get into appropriate housing if they are no longer independent? A. This is really not quantifiable as it depends on the persons, physical condition (accessible space or elevator etc.), financial situation, need to be close to medicals support. Other factors include if they have a pet or are smokers. Q. Are there alternatives to going into some sort of supportive housing? A. Yes, the alternate would be having independent housing and access to services that can come to the home to allow the older adult to age in place. This would include wrap around services like meals, grocery shopping, light house keeping, friendly calls, and so on. For example, Better at Home services funded by United Way are worth exploring. However, these services have a waitlist of approximately two years or 50- 70 clients long.
Seniors Services Society of BC SSSBC is a nonprofit organization, located in New Westminster. It connects adults aged 60 and older to housing and supports that help them age well and thrive. With more than 40 years’ experience in the community-based service sector, the organization is on the leading edge of the response to population ageing in British Columbia. A core element of SSSBC is the focus on supporting the most vulnerable seniors across the province, including those who are homeless or at-risk. To address the housing concerns of diverse seniors who may otherwise fall through the cracks, SSSBC combines housing navigation and support services in an approach that is one-of-a-kind in B.C. Learn more about SSSBC at www.seniorsservicessociety.ca
DIGITAL MARKETING STRATEGY By Peter Altobelli, Vice President and General Manager, Yardi Canada Ltd. With the prospect of homeownership becoming increasingly challenging for many prospective buyers, renting is becoming the most feasible option — especially for younger Canadians. The national aggregate cost of a single-family home increased almost 43 per cent from March 2020 to December 2021, resulting in only five of the 42 markets being classified as “affordable,” according to the 2021 Canada Real Estate Market Outlook.
Even with annual completions of new rentals exceeding 50,000, the industry will struggle to close the gap between supply and demand as the Canadian population continues to grow. All this suggests capital will continue to flow into the rental market and real estate professionals will need to carefully prepare and plan for the next generation of renters. The future of property management includes a holistic digital marketing strategy focused on both attracting and retaining residents.
OPPORTUNITIES FOR DIGITAL MARKETING The COVID-19 era opened opportunities for rental property owners to adopt online capabilities and software to meet customer expectations for rapid and safe engagement. In fact, more than half of respondents to Informa Canada’s 2021 Multi-Res Tenant Survey found their ideal rental units through electronic means such as an ILS or property website. About 70 per cent of renters visited the landlord’s website with almost half saying the visit influenced their decision to rent. These findings signify a fundamental shift from utilizing a website as a marketing channel to including the website as part of the tour. The growing prominence of websites in the multifamily marketing and leasing process has triggered a move toward digital marketing that relies on electronic devices. Key elements of a digital marketing strategy include: • Search engine optimization (SEO) that improves search result rankings and increases organic website traffic. • Search engine marketing (SEM) that uses paid online advertising to boost website visibility search results. • Pay-per-click (PPC) ads, a flexible SEM strategy in which a business only pays when somebody clicks on its ads. • Social media marketing that uses popular platforms such as Facebook, Instagram and YouTube for brand amplification and engagement.
• Content marketing that creates helpful and easily accessible resources for customers. Options include articles, blog posts, podcasts and videos. • Email marketing that can nurture and build relationships with prospects and residents.
IMPLEMENTING A HOLISTIC APPROACH The new renter’s journey should be frictionless, from accessing listings and completing applications to submitting payments and renewing leases. Today, leasing activity begins on the website, putting a greater focus on immediate, mobilefriendly experiences that hold visitors’ interest. But how else should websites be optimized? Property managers can attract more prospects by showing them what it’s like to live in the community. As a part of an SEM or social media strategy, showcasing the property should include sharing engaging floor plans, interactive property maps, detailed lists and photos of amenities and multiple tour options such as video, 3D and self-service. As the prospective renter explores the website, community managers can encourage engagement with a chatbot. Over the last year, artificial intelligence has innovated software apps to “learn” with experience and adapt to human conversation, which improves future interactions with prospects and residents. This tool also prepares you to communicate and connect with Gen Zers, the largest generation ever, as they enter the rental market. And when the customer is ready to apply, leasing teams can use advanced screening software that has access to credit reports, rental payment histories and even international information. All are crucial features as more renters enter the market and properties compete for quality tenants.
INTEGRATING RESIDENT SERVICES Resident portals and apps have become another essential tool for marketing and leasing success. According to the
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THE KEY Digital (Cont’d) Informa Canada 2021 survey, nearly 70 per cent of renters currently use or want a tenant portal. Over two-thirds of respondents would like to communicate with their landlords electronically via a portal but only about half do. And 73 per cent expressed a desire for online payment options, such as an app, e-transfer functionality or online pre-authorized debit. Portals and apps are beneficial as they help reduce communication barriers between staff and tenants. Having easy mobile access to account details and more removes the need for residents to call the office for minor details (an option also preferred by Gen Z).
UNDERSTANDING ROI One of the smartest ways to improve customer service and marketing results is to have staff focus on high-quality leads. To identify prospects that are likely to convert, lead attribution tools in modern customer relationship management (CRM) software can help. Multi-source lead attribution data shows where every lead came from and all the touchpoints they interacted with before filling out a guest card or scheduling a tour. These sources go beyond ILSs and include organic search results, paid ads, review sites and social media platforms. With this information, you can redistribute your marketing budget to advertising sources that are proven to work. A high quality of
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leads is more valuable than a high volume of leads and will get your staff excited about following up. Advanced CRM software provides more than lead attribution, it empowers staff with automation tools and lead routing. This helps staff to meet hyper-relevant touchpoints with minimal manual effort, freeing up time to have more in-person interactions.
FINAL TAKEAWAYS The pandemic enforced unforeseen improvisations within multifamily operations and has opened the door to wideranging technology options. Such platforms are now critical for a seamless renter lifecycle and higher tenant retention. Property managers that have leveraged an integrated digital marketing strategy in 2021 should not be concerned about the next phase of normalization. They are assured a competitive edge over businesses that continue to implement historically traditional leasing tactics. Only forward-thinking rental organizations can confidently say they will be able to grow their business in the years to come.
For more information on property management technology, visit yardi.com.
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Call one of our Tenancy Lawyers or email us at info@haddock-co.ca Grant Haddock • Kimberly Little • Vedran Rasidagic • Ripan Hans Samantha Douglas • Chloe Sauder • Pearl Onyema • Faeez Ahmed
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22 | SUMMER 2022
LANDLORDBC UPCOMING EVENTS 2022 Golf Tournament and Charity Fundraiser August 19, 2022 We are so excited to welcome you back to one of our favourite events of the year – the Golf Tournament and Charity Fundraiser benefitting Covenant House Vancouver. This year the tournament will be held on Friday, August 19. We have also moved the time up by a couple of hours to an 11:00 am shotgun start so that the event will end earlier in the evening and attendees can get home to start their weekend. See our e-newsletters for more information and registrations details 2022 LandlordBC Annual General Meeting October 17, 2022 The AGM is back in person this year at the Sheraton Wall Centre Vancouver. This event will be packed with educational sessions, a trade expo, a delicious dinner and our keynote speaker David Chilton, former “Dragon” on CBC TV’s Dragons’ Den and bestselling author of The Wealthy Barber.
Looking for more from your property manager? Let’s talk.
Chilton began his career by self-publishing his book The Wealthy Barber in 1989. It was specifically targeted toward those with little investment experience, in order to help them develop positive personal-finance habits. The book has become one of the most popular Canadian books of all time, with two million copies sold since its release. Ticket and sponsorship details will be released soon, so save the date now as you won’t want to miss this.
604.873.8591 www.transpacificrealty.com
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THE KEY
ARBITRATOR’S DESK By R. Todd Wellman, Former Arbitrator, Residential Tenancy Branch CLARITY IN TENANCY AGREEMENTS After a thorough tenant selection process, the next step towards a conflict-free tenancy is a well-written, clear, and comprehensive tenancy agreement. Taking the time to fill out a tenancy agreement, reviewing the terms with the tenant and customizing your agreement with an addendum can provide the clarity and reference that may avoid future disputes. Landlords are required to prepare a written agreement for every tenancy. The tenancy agreement is the contract between landlord and tenant that can build the foundation of trust, provide transparency, and clarify expectations for both parties. Let’s look at the following example of a term for parking: Example #1: Tenant can park two cars. Example #2: Tenant can park two cars as follows: One car in the garage and one car in the driveway. When the tenant starts using the garage as storage and parking two cars in the driveway, interfering with the other tenant’s parking spot; Example #2 provides the required clarity to hold the tenant accountable, whereas the ambiguity in Example #1 can cause confusion.
Consider the following when preparing your tenancy agreement: • Obtain an updated copy of a tenancy agreement template from the RTB or LLBC. • Add email as a method of service as a term or simply add the following form to the tenancy agreement package: #RTB-51-Address for Service. • A term restricting the number of occupants in a rental unit or requiring the landlord’s permission before additional occupants can live in the rental unit. • Terms regarding pets, smoking or late-payment fees. Remember: • Both the landlord and the tenant must sign and date the agreement. • Landlords need to provide a printed copy to their tenants within 21 days of entering into the agreement. Clear terms within a tenancy agreement provide both the landlord and the tenant with mutual understanding of their respective responsibilities. The terms are also referenced when there are breaches that relate to a potential end of tenancy for unpaid rent or cause.
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LESPERANCE MENDES LAWYERS 550-900 Howe Street, Vancouver BC Phone: 604-685-3567 Email: AJC@LMLAW.CA
HUNTER’S HINTS By Hunter Boucher, Director of Operations, LandlordBC
When ending a tenancy using the two, four, or application for four-month notices, the most important consideration is how likely you will be able to follow through with the reason you stated on the end of tenancy. The penalty for ending a tenancy with the stated reasons of using the property for landlord’s use or conducting repairs/renovations/demolitions along with a few others and not following through with the stated reason on the notice could be up to 12 months’ rent. AD card:q7
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THE KEY Hunter’s Hints (Cont’d)
IS THERE ANY LENIENCY OFFERED WHEN THERE ARE SITUATIONS OUTSIDE THE CONTROL OF THE LANDLORD THAT PROHIBITED THEM FROM FOLLOWING THROUGH WITH THE STATED PURPOSE OF THEIR NOTICE TO END TENANCY?
At LandlordBC’s April Virtual Education Day I spoke with three of the industries most experienced lawyers on the topic of this steep penalty. Anyone that registered for that event will have received a recording of the sessions and for those that did not register it will be available late July. My conversation with Michael Drouillard, principal legal counsel, Drouillard Lawyers; Grant Haddock, founder, lawyer Haddock & Company; and Chloe Sauder, lawyer, Haddock & Company focused on the two month and four month notices to end tenancy and the penalty landlords could potentially be liable for should they not follow through with the stated reason on the notice. I wanted to share with all our members a key takeaway from each of these lawyers’ perspectives, specifically as it pertains to the potential for leniency should a landlord be prevented by circumstances outside their control to comply with the notice. Is there any leniency offered when there are situations outside the control of the landlord that prohibited them from following through with the stated purpose of their notice to end tenancy? Michael: Absolutely, basically a landlord’s obligation to move in after serving a two-month notice is discharged if they can show extenuating circumstances prevented them from moving in. The problem is what does extenuating circumstances mean? There is some guidance in the policy guidelines and all landlords should read it before serving a two month notice and it gives some information about what an extenuating circumstance is.
However, it does not give much information. This is an example of, in my personal opinion, poorly drafted legislation that had good intention but it’s just not dealing with the situation appropriately. Grant: Well, that’s where we come in. Lawyers are the best resource for that type of thing because we are good at figuring out what kind of evidence we should put before an arbitrator, we have done it many, many times. There is no guarantee; it really depends on the arbitrator you get. Some days they just don’t buy the very same evidence you put before them last week and there is no rhyme or reason. They are not happy when you show them what they did before. This is where we come together and say look you really need specific information. You really do need to have your ducks in a row on that because the arb will simply not take your word on it. They are going to want to see some really good concrete paperwork as to why this did not happen. Chloe: My big caution to landlords is even after your minimum requirement of six months of using the property. So, for example for a two month notice for personal use. Let’s say your daughter lives in the rental unit temporarily for six months. Don’t think that you are out of the woods yet after that six-month period has passed and no applications have been filed by your former tenants. I have had clients come to me with a notice of dispute resolution that was filed the same day as the limitation period for a claim under the Residential Tenancy Branch would have expired which is two years after the tenancy has ended. I always encourage clients to save proof that you or family member lived in that rental unit for at least six months. As all three of our legal experts have stated, an arbitrator can take into account extenuating circumstances but even with significant efforts on evidence preparation it comes down to the discretion of the arbitrator on that specific case. It is also important to note that previous decisions do not have any bearing on future cases and cannot be relied on as a guarantee of a potential outcome. The best defense is to do everything within reason to ensure the notice to end tenancy can be complied with and that when the rental unit is used for the stated purpose that evidence is saved for at least two years after the tenancy came to an end. This due diligence on the front end is really the only reliable insurance against paying the hefty penalty of 12 months’ rent.
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ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND Access Control Key Fob Vandelta Communication Systems Ltd.(VDC) Christopher Rae (604) 732-8686 vandelta.com Accounting D&H Group LLP Arthur Azana (604) 731-5881 dhgroup.ca Smythe CPA Daniel Lai (604) 687-1231 smythecpa.com Advertising - Vacancies Yardi Breeze Premier Amanda Moreira (800) 866-1124 yardibreeze.ca Advertising & Promotion Places4Students.com Laurie Snure (866) 766-0767 Places4Students.com Air Conditioning Milani Plumbing Heating & Air Conditioning Alex Milani (604) 638-8800 milani.ca Reliance Home Comfort Dan Harvey (604) 404-6672 reliancehomecomfort.com Appliance - Rentals Coinamatic Canada Inc. Jack Ursaki (604) 270-8441 coinamatic.com Penguin Appliances Sales & Services Inc. Harb Sangha (604) 451-4411 penguinappliances.com Appliance - Sales & Service Coinamatic Canada Inc. Jack Ursaki (604) 270-8441 coinamatic.com Handy Appliances Ltd. Rocky Mangat (604) 879-1555 handyappliances.ca Penguin Appliances Sales & Services Inc. Harb Sangha (604) 451-4411 penguinappliances.com The Brick Commercial Division/ Midnorthern Appliance Sherry Madden (604) 587-6658 thebrick.com Trail Appliances Catherine Maxwell (604) 838-3385 trailappliances.com Westcoast Appliance Gallery Fred Aram (778) 861-4175 westcoastappliance.ca Appraisal - Insurance Normac Client Services Team (604) 221-8258 normac.ca Asbestos Removal BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com
Phoenix Restorations Ltd. John Wallis (604) 945-5371 phoenixrestorations.com Bailiff and Collections Services IRS Corp. Sherman Fung (844) 395-4367 irscopr.ca
Montalbano Plumbing Services Ltd. Andrea Giovanni (604) 444-0222 montalbano.ca Prostar Contracting Jenny Ho (604) 876-3305 prostar.ca
Biohazard Remediation Phoenix Restorations Ltd. John Wallis (604) 945-5371 phoenixrestorations.com
Draperies and Blinds - Sales Westport Manufacturing Mary Mckinley (604) 261-9326 west-port.com
Bug Screens Bloom Bug Screens Farzana Dhanji (604) 722-4371 Bloombugrenovations.ca
Duct Cleaning Air-Vac Services Canada Ltd. Brent Selby (604) 882-9290 airvacservices.com
Building Envelope Prostar Contracting Jenny Ho (604) 876-3305 prostar.ca Atria Building Solutions Wojtek Ulasewicz (604) 837-8813 atriaconstruction.ca
Electricians Control Tech Electrical Greg Mitsiadis (604) 779-7176 contoltechelectric.com Evanson Electric Ltd. David Evanson (604) 657-7957 evansonelectric.com
Building Management Greater Vancouver Home Services Ltd. Shawn Stevens (778) 727-2888 greatvancouverhomeservices.com
Elevator Metro Elevator Ltd. Preet Binning (604) 569-2977 metroelevator.ca
Cleaning - Janitorial Services Greater Vancouver Home Services Ltd. Shawn Stevens (778) 727-2888 greatvancouverhomeservices.com Collections NRM Group Ltd. Jolene Johnson (604) 404-2108 nrmg.ca Contractors BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com Prostar Contracting Jenny Ho (604) 876-3305 prostar.ca KS Property Services Teresa Cheung (604) 339-8223 ks-propertyservices.com Vancouver General Contractors Hussain Khatheer (604) 430-3004 vancouvergeneralcontractors.com Credit Reports: Debtor Locator RentCheck Credit Bureau Brenda Maxwell (800) 661-7312 rentcheckcorp.com Decks And Balconies Prostar Contracting Jenny Ho (604) 876-3305 prostar.ca Drainage & Sewer Milani Plumbing Heating & Air Conditioning Alex Milani (604) 638-8800 milani.ca
Energy Efficiency & Conservation Yardi Breeze Premier Amanda Moreira (800) 866-1124 yardibreeze.ca BC Hydro To learn more about energy savings opportunities go to bchydro.com FortisBC Energy Inc. Chris Alionis (888) 224-2710 fortisbc.com FRESCo Building Efficiency Jordan Fisher (778) 783-0315 frescoltd.com Wyse Meter Solutions Inc. Louie Papanicolopoulos (800) 672-1134 wysemeter.com Engineers FRESCo Building Efficiency Jordan Fisher (778) 783-0315 frescoltd.com Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 rjc.ca Estate & Succession Planning Monarch Financial/Manulife Securities Inc. Richard Laurencelle (604) 681-2699 EV Charging Stations Sparkle Solutions Connie Goldman (866) 769-0680 sparklesolutions.ca Eviction Services NRM Group Ltd. Jolene Johnson (604) 404-2108 nrmg.ca
Exterior/ Siding Replacement Prostar Contracting Jenny Ho (604) 876-3305 prostar.ca
Internet Listing Services Yardi Breeze Premier Amanda Moreira (800) 866-1124 yardibreeze.ca
Fire Protection & Monitoring Telus Communications Inc. Sarah Ballantyne (250) 310-3343 telus.com
Investment & Retirement Planning Monarch Financial/Manulife Securities Inc. Richard Laurencelle (604) 681-2699
Fire Protection, Monitoring & Equipment Community Fire Prevention Ltd. Jordan Kennedy (604) 944-9242 comfire.ca Vancouver Fire & Radius Security Angela Nottingham (604) 232-3488 vanfire.com Flooring and Carpeting Prostar Contracting Jenny Ho (604) 876-3305 prostar.ca Mira Floors Limited Kevin Bergstresser (604) 856-4799 mirafloors.com Gas Service Absolute Energy Kirby Morrow (604) 315-2058 absolute-energy.ca Montalbano Plumbing Services Ltd. Andrea Giovanni (604) 444-0222 montalbano.ca Gutters, Soffits & Railing Installation Cambie Roofing Contractors Paul Skujins (604) 261-1111 cambieroofing.com Heating Fuels Columbia Fuels Chris Mallory (877) 500-4328 columbiafuels.com Inspections-Tenancy Compliance Canadian Tenant Inspection Services Ltd. Anna Garnett (778) 846-9125 ctiservices.ca Insurance AC&D Insurance Services Ltd. Athanasios Kiosses (604) 985-0581 acdinsurance.com BFL Canada Risk and Insurance Services Inc. Stacey Wilson (778) 374-4125 bflcanada.ca Capri CMW Insurance Services Ltd. Danielle Russell (604) 294-3301 capricmw.ca Megson FitzPatrick Insurance Services Mike Nichol (250) 519-2300 megsonfitzpatrick.com Intercom Repairs & Installation Vandelta Communication Systems Ltd.(VDC) Christopher Rae (604) 732-8686 vandelta.com
Landscaping - Lawn & Garden Maintenance BUR-HAN Garden & Lawn Care Robert Hannah (604) 983-2687 bur-han.ca Laundry Equipment Leasing and Sales Sparkle Solutions Connie Goldman (866) 769-0680 sparklesolutions.ca Leak Prevention Automatic Water Shut-offs CuraFlo of BC Ltd. Randy Christie (604) 298-7278 curaflo.com Legal Services Haddock & Company Jessica McNeal (604) 983-6670 haddock-co.ca Lesperance Mendes Lawyers Alex Chang (604) 685-1255 lmlaw.ca NRM Group Ltd. Jolene Johnson (604) 404-2108 nrmg.ca Refresh Law Oscar Miklos (604) 800-8096 Refreshlaw.ca Lighting Control Tech Electrical Greg Mitsiadis (604) 779-7176 contoltechelectric.com Media MediaEdge Communications Dan Gnocato (604) 549-4521 mediaedge.ca Mortgage Financing Citifund Capital Corporation Derek Townsend (604) 683-2518 citifund.com CMHC Eric Bond (604) 737-4161 cmhc.ca First National Financial LLP Michael Yeung (778) 887-8843 firstnational.ca Realtech Capital Group Inc. Anderson Ng (604) 662-4810 realtechcapital.com Online Payment Service Yardi Breeze Premier Amanda Moreira (800) 866-1124 yardibreeze.ca
This list is intended for use by the members of LandlordBC. It is distributed with the understanding that it does not constitute a recommendation or guarantee from LandlordBC. Rather it is consolidation of recommendations received by LandlordBC from its individual members. Although the information is intended to be beneficial, neither we nor any other party will assume liability for loss of damage as a result of reliance on this material.
ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND Paint Sales Cloverdale Paint Dave Picariello (604) 551-8083 cloverdalepaint.com
Xpert Mechanical & JK Lillie Ltd. Kerry West (604) 294-4540 xpertmechanical.com
Painting Service Prostar Contracting Jenny Ho (604) 876-3305 prostar.ca Remdal Painting & Restoration Inc. Paul Maryschak (604) 882-5155 remdal.com
Printing Citywide Printing Ltd. Gordon Li (604) 254-7187 citywideprint.com
Pest Control Assured Environmental Solutions Brett Johnston (604) 463-0007 assuredenvironmental.ca Solutions Pest Control Ltd. Jason Page (604) 986-8881 PestSolutions.ca Pipe Lining/ Re-Piping CuraFlo of BC Ltd. Randy Christie (604) 298-7278 curaflo.com Plumbing/Heating/Boilers Allied Plumbing, Heating & Air Conditioning Lance Clarke (604) 731-1000 allied-plumbing.ca BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com Brighter Mechanical Mike Pearson (604) 279-0901 brightermechanical.com Cambridge Plumbing Systems Ltd. John Jurinak (604) 872-2561 cambridgeplumbing.com CuraFlo of BC Ltd. Randy Christie (604) 298-7278 curaflo.com Manna Plumbing Ltd. Chris Kobilke (604) 710-3908 mannaplumbing.com Milani Plumbing Heating & Air Conditioning Alex Milani (604) 638-8800 milani.ca Montalbano Plumbing Services Ltd. Andrea Giovanni (604) 444-0222 montalbano.ca Prostar Contracting Jenny Ho (604) 876-3305 prostar.ca Reliance Home Comfort Dan Harvey (604) 404-6672 reliancehomecomfort.com Viessmann Manufacturing Co. Inc. Randy Stuart (604) 533-9445 viessmann.ca
28 | SUMMER 2022
Private Investigation and Skip tracing NRM Group Ltd. Jolene Johnson (604) 404-2108 nrmg.ca Propane Columbia Fuels Chris Mallory (877) 500-4328 columbiafuels.com Property Management Advent Real Estate Services Ltd. Michelle Farina (604) 736-6478 rentwithadvent.com Ambiance Property Management Inc. Deepak Kumar (604) 366-4959 ambianceproperty.ca Ami Dixon Property Manager Ami Dixon (604) 833-4144 Associa British Columbia, Inc.- RHOME Katie Khoo (604) 591-6060 rhomepm.ca Associated Property Management (2001) Ltd. Rob Zivkovic (250) 712-0025 apmkelowna.com Bayside Property Services Ltd. Lynda Creamer (604) 432-7774 baysideproperty.com BentallGreenOak (Canada) Limited Partnership Candace Le Roux (604) 646-2814 bentallgreenoak.com Birds Nest Properties Alvin Cheung (604) 260-9955 birdsnestproperties.ca Bodewell Realty Inc. Myra Rajan (604) 633-5511 bodewell.ca Casa Rental Management Tammy Mott (604) 273-6801 Century 21 Amos Realty Heather Yurkoski (250) 770-8671 century21amosrealty.ca Century 21 Energy Realty Erin Vowles (250) 785-0021 c21energymanagement.ca Century 21 In Town Realty Michael La Prairie (604) 685-5951 century21vancouver.com Century Group Dragana Lazic (604) 943-2203 centurygroup.ca
CLV Group Michael Forani (613) 728-2000 clvgroup.com Copper Ridge Court Vera Lloyd (250) 372-0829 Coronet Realty Ltd. Aaron Best (604) 298-3235 coronetrealtyltd.com Custom Realty Ltd. Jolene Foreman (604) 916-6345 custom-realty.ca Delaney Properties Ltd. Diana Delaney (250) 550-2120 delaneypropertiesltd.com Devon Properties Ltd. David Craig (250) 595-7000 devonproperties.com Devonshire Properties Dal Dharival (604) 879-7368 devonshire-inc.com Dexter Realty/Dexter PM Kevin Skipworth (604) 869-8226 dexterrealty.com Dorset Realty Group Canada Ltd. Damien Roussin 604-270-1711 ext. 111 dorsetrealty.com DPM Rental Management Ltd. Phillip Paull (604) 982-7051 DPMonline.ca Eagleson Properties Ltd. Katherine Eagleson (604) 879-1070 eaglesonproperties.com EasyRent Real Estate Services Ltd. Sean Rafati (604) 662-3279 easyrent.ca Fireside Property Group Ltd. Keith McMullen (403) 228-4303 firesidepropertygroup.com FirstService Residential Brian Rowland (604) 689-6975 fsresidential.com GMA Consulting Ltd. Glen Smith (604) 783-5404 Greater Vancouver Tenant & Property Management Ltd. Keaton Bessey (604) 398-4047 gvantpm.com Green Door Property Management Jayde Cooke (250) 345-2133 Gulf Pacific Property Management Ltd. Terry Roberts (604) 990-1500 gulfpacific.ca Hathstauwk Holdings Ltd. Terra Turton (604) 272-7626 Hathstauwk.com Hewett Homes Adrienne Hewett (604) 922-1934 hewetthomes.ca
Homeland Realty Miles Chen (778) 898-8282 HomeLife Benchmark Realty Corp. Victoria Astle (604) 531-1111 homelifepropertyrentals.ca Hugh & McKinnon Realty Ltd. Scott Higgins (604) 531-1909 hughmckinnon.com Hume Investments Ltd. Sally McIntosh (604) 980-9304 humeinvestments.com Hunter McLeod Realty Corp. Richard Anderson (604) 734-8860 hmrealty.bc.ca Jessica Fan PREC Jessica Fan (778) 881-8778 L 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 macdonaldcommercial.com MacGregor Realty & Management Darin Mould (604) 505-3151 MacPherson Real Estate Ltd. Rob MacPherson (604) 605-2534 cbmre.ca Macro Properties Imran Jivraj (250) 627-5003 macroproperties.com Mainline Living Property Management Ltd. Jaimie Howell (250) 808-2094 mainlineliving.ca Maple Leaf Property Management Apartments Melanie LeBar (604) 925-8215 Maxsave Real Estate Services Linda Stacey (250) 640-3471 maxsave.bc.ca Multiple Realty Ltd. Grace Cheng (778) 918-8575 Murray Hill Developments Ltd. Barry T. Wiedman (780) 488-0288 Oak West Realty Yori Nakatani (604) 731-1400 Oakwyn Realty Ltd. Arlene Chiang (604) 897-0458 oakwynpm.com Peninsula Property Management Doug D. Holmes (604) 536-0220 rentinfo.ca Picket Fence Property Management Group Cindy Hamel (604) 807-1105 picketfencepmg.com Porte Realty Ltd. Daniel Bar-Dayan (604) 732-7651 porte.ca
Prompton Real Estate Services Scott Taylor (604) 818-8070 Prospero International Realty Inc. Jeff Nightingale (604) 669-7733 Quality Property Management Real Estate Services Ltd. Marianne Miller (778) 878-7304 bcpropertyspecialist.com Raamco International Properties Canadian Ltd. Kimm Zbierski (201) 567-5991 raamco.ca RE/MAX City Realty Gibsons Andrea Kerr (604) 682-3074 coastrentals.ca RE/MAX Crest Realty Tom Wang (604) 700-3882 RE/MAX Crest Realty Frank Lin (778) 871-6566 RE/MAX Crest Realty (Aidin Ashkieh - RE/MAX Crest Realty) Aidin Ashkieh (604) 566-1010 RE/MAX Crest Realty (Cong Fu - RE/MAX Crest Realty) Cong Fu (604) 700-3882 RE/MAX Penticton Realty Deborah Moore (250) 492-2266 yoursouthokanaganhome.com Real Property Management Carla Browne (888) 272-2111 rpmcentral.ca Real Property Management Signature Albert Langbid (877) 497-0848 rpmsignature.ca Realstar Steve Matish (416) 923-2950 realstar.ca Red Door Management Corp. Lisa Biggin (778) 827-0377 reddoorpm.ca Rent It Furnished Realty Robson Souza (604) 628-3457 rentitfurnished.com Rent Real Estate Services Lucy Willcox PREC* (604) 737-8865 rentrealestateservices.ca Roboson Holdings Ltd. Sarah Hill (604) 682-2088 rennie.com Royal LePage Rockies West Realty Cris Leonard (250) 409-5500 mountainviewproperties.ca S.A.H. Properties Ltd. Leslie Pomeroy South Okanagan Property Management Ashley Lutke-Schipholt (250) 485-9935 southokanaganrentals.com Sunstar Realty Ltd. David Mak (604) 436-1335 sunrealty.ca
ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - MAINLAND Sutton West Coast Realty 120 Joseph T-Giorgis (604) 816-2928 Swift Realty Ltd. Reza Khatami (604) 239-2144 swiftrent.ca Townsend Management Don Townsend (250) 448-0242 Transpacific Realty Advisors Accounting Department (604) 873-8591 transpacificrealty.com Tribe Management Inc. Scott Ullrich (604) 343-2601 Turner Meakin Management Company Ltd. Brian Meakin (604) 736-7020 Unique Real Estate Accommodations Inc. Nina Ferentinos (604) 984-7368 VADA Asset Management Inc. Michelle Farina (604) 416-3880 vadaam.com Vancouver Property Management, VPM Group RE/ MAX Farid Entezari (877) 633-7910 VPMGroup.ca Vancouver Rental Group Seva Roberts (604) 537-4399 vancouverrentalgroup.ca Wesgroup Properties Alysha Bacus (778) 957-7376 wesgroup.ca West Kootenay Rentals Paula Owen (250) 359-5021 Real Estate Sales CBRE Limited Lance Coulson (604) 662-5141 nationalapartmentgroupbc.ca
Colliers International, Victoria Grant Evans (250) 414-8373 collierscanada.com Goodman Commercial Inc. Mark Goodman (604) 714-4790 goodmanreport.com Macdonald Commercial R.E.S. Ltd. Tony Letvinchuk (604) 736-5611 Macdonald Commercial R.E.S. Ltd. Dan Schulz (778) 999-5758 bcapartmentinsider.com McEvay Blair Multifamily Group James Blair (604) 675-5268 mbmultifamily.com Multifamily Real Estate Services Seth Baker (778) 235-9293 multifamily.ca Pospischil Realty Group Marty Pospischil (604) 263-1000 pospischilrealty.com Redevelopment Management IDS Group David Adelberg (604) 245-9898 idsgroup.ca Renovation & Repairs BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com KS Property Services Teresa Cheung (604) 339-8223 ks-propertyservices.com Re-Piping BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com
Brighter Mechanical Mike Pearson (604) 279-0901 brightermechanical.com Cambridge Plumbing Systems Ltd. John Jurinak (604) 872-2561 cambridgeplumbing.com CuraFlo of BC Ltd. Randy Christie (604) 298-7278 curaflo.com Manna Plumbing Ltd. Chris Kobilke (604) 710-3908 mannaplumbing.com Prostar Contracting Jenny Ho (604) 876-3305 prostar.ca Restoration FirstOnSite Restoration Ltd. Amy Barilla (236) 335-0499 firstonsite.ca Phoenix Restorations Ltd. John Wallis (604) 945-5371 phoenixrestorations.com Prostar Contracting Jenny Ho (604) 876-3305 prostar.ca ServiceMaster Restore of Vancouver Jennifer Hansen (604) 435-1220 svmvancouver.ca Roofing Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 rjc.ca Bond Roofing Daniel Fajfar (604) 375-2100 bondroofing.ca
Cambie Roofing Contractors Paul Skujins (604) 261-1111 cambieroofing.com Roofing Membranes Cambie Roofing Contractors Paul Skujins (604) 261-1111 cambieroofing.com Security & Intercom Systems NRM Group Ltd. Jolene Johnson (604) 404-2108 nrmg.ca Telus Communications Inc. Sarah Ballantyne (250) 310-3343 telus.com Vancouver Fire & Radius Security Angela Nottingham (604) 232-3488 vanfire.com Vandelta Communication Systems Ltd.(VDC) Christopher Rae (604) 732-8686 vandelta.com Software - Property Management Pendo Jodelene Weir (604) 398-4030 pen.do/partners/landlordbc Supplies - Hardware, Building, Maintenance Rona/Lowes Brad LeGrow (604) 314-1366 rona.ca The Home Depot Canada Michael Lirangi (416) 571-8940 homedepot.ca/pro Telecommunications Telus Communications Inc. Sarah Ballantyne (250) 310-3343 telus.com
Tenant Insurance Duuo Insurance Devon Campbell (437) 215-5286 duuo.ca Utilities/ Natural Gas Absolute Energy Kirby Morrow (604) 315-2058 absolute-energy.ca Utility Sub-Metering Enerpro Systems Corp. Andrew Davidson (604) 982-9155 enerprosystems.com Waste/ Recycling Super Save Disposal Inc. Danielle Johannes (604) 533-4423 supersave.ca Waste Connections of Canada Inc. Rob Barr (604) 834-7578 WasteConnectionsCanada.com Waterproofing Cambie Roofing Contractors Paul Skujins (604) 261-1111 cambieroofing.com Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 rjc.ca Window - Replacement/ Installation/Renovation A-1 Window Mfg Ltd. Roque Datuin (604) 777-8000 a1windows.ca Centra Windows Mark Estrada (604) 882-5010 centra.ca Retro Teck Window Mfg. Ltd. Wilfred Prevot (604) 291-6751 retrowindow.com
ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - VANCOUVER ISLAND Accounting D&H Group LLP Arthur Azana (604) 731-5881 dhgroup.ca Smythe CPA Daniel Lai (604) 687-1231 smythecpa.com Advertising - Vacancies Yardi Breeze Premier Amanda Moreira (800) 866-1124 yardibreeze.ca Advertising & Promotion Places4Students.com Laurie Snure (866) 766-0767 Places4Students.com
The Brick Commercial Division/ Midnorthern Appliance Sherry Madden (604) 587-6658 thebrick.com Trail Appliances Catherine Maxwell (604) 838-3385 trailappliances.com Westcoast Appliance Gallery Fred Aram (778) 861-4175 westcoastappliance.ca Appraisal - Insurance Normac Client Services Team (604) 221-8258 normac.ca
Appliance - Rentals Coinamatic Canada Inc. Jack Ursaki (604) 270-8441 coinamatic.com
Asbestos Removal BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com
Appliance - Sales & Service Coinamatic Canada Inc. Jack Ursaki (604) 270-8441 coinamatic.com
Bailiff and Collections Services IRS Corp. Sherman Fung (844) 395-4367 irscopr.ca
Cleaning - Carpet & Upholstery Island Carpet & Upholstrey Cleaning Inc. Ron Gould (250) 590-5060 islandcarpetcleaning.ca Collections NRM Group Ltd. Jolene Johnson (604) 404-2108 nrmg.ca Contractors BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com Credit Reports: Debtor Locator RentCheck Credit Bureau Brenda Maxwell (800) 661-7312 rentcheckcorp.com Drainage & Sewer Callaway Plumbing and Drains Ltd. Brett Callaway (250) 216-7158 callawayplumbing.ca
Victoria Drain Services Ltd. Dave Lloyd (250) 818-1609 victoriadrains.com
Wyse Meter Solutions Inc. Louie Papanicolopoulos (800) 672-1134 wysemeter.com
Electricians Rushworth Electrical Services Inc. Dustin Rushworth (250) 361-1231 rushworthelectric.ca
Engineers FRESCo Building Efficiency Jordan Fisher (778) 783-0315 frescoltd.com Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 rjc.ca
Energy Efficiency & Conservation Yardi Breeze Premier Amanda Moreira (800) 866-1124 yardibreeze.ca BC Hydro To learn more about energy savings opportunities go to bchydro.com FortisBC Energy Inc. Chris Alionis (888) 224-2710 fortisbc.com FRESCo Building Efficiency Jordan Fisher (778) 783-0315 frescoltd.com
Estate & Succession Planning Monarch Financial/Manulife Securities Inc. Richard Laurencelle (604) 681-2699 Eviction Services NRM Group Ltd. Jolene Johnson (604) 404-2108 nrmg.ca Fire Protection & Monitoring Telus Communications Inc. Sarah Ballantyne (250) 310-3343 telus.com
SUMMER 2022 | 29
ASSOCIATE MEMBERS/CORPOR ATE SUPPLIERS - VANCOUVER ISLAND Fire Protection, Monitoring, & Equipment Rushworth Electrical Services Inc. Dustin Rushworth (250) 361-1231 rushworthelectric.ca Gas Service Absolute Energy Kirby Morrow (604) 315-2058 absolute-energy.ca Callaway Plumbing and Drains Ltd. Brett Callaway (250) 216-7158 callawayplumbing.ca Heating Fuels Columbia Fuels Chris Mallory (877) 500-4328 columbiafuels.com Inspections-Tenancy Compliance Canadian Tenant Inspection Services Ltd. Anna Garnett (778) 846-9125 ctiservices.ca Insurance AC&D Insurance Services Ltd. Athanasios Kiosses (604) 985-0581 acdinsurance.com BFL Canada Risk and Insurance Services Inc. Stacey Wilson (778) 374-4125 bflcanada.ca Capri CMW Insurance Services Ltd. Danielle Russell (604) 294-3301 capricmw.ca Megson FitzPatrick Insurance Services Mike Nichol (250) 519-2300 megsonfitzpatrick.com Internet Listing Services Yardi Breeze Premier Amanda Moreira (800) 866-1124 yardibreeze.ca Investment & Retirement Planning Monarch Financial/Manulife Securities Inc. Richard Laurencelle (604) 681-2699 Leak Prevention Automatic Water Shut-offs CuraFlo of BC Ltd. Randy Christie (604) 298-7278 curaflo.com Legal Services NRM Group Ltd. Jolene Johnson (604) 404-2108 nrmg.ca Haddock & Company Jessica McNeal (604) 983-6670 haddock-co.ca Lesperance Mendes Lawyers Alex Chang (604) 685-1255 lmlaw.ca Media MediaEdge Communications Dan Gnocato (604) 549-4521 mediaedge.ca
30 | SUMMER 2022
Mortgage Financing Citifund Capital Corporation Derek Townsend (604) 683-2518 citifund.com CMHC Eric Bond (604) 737-4161 cmhc.ca First National Financial LLP Michael Yeung (778) 887-8843 firstnational.ca Online Payment Service Yardi Breeze Premier Amanda Moreira (800) 866-1124 yardibreeze.ca Paint Sales Cloverdale Paint Dave Picariello (604) 551-8083 cloverdalepaint.com Pipe Lining/ Re-Piping CuraFlo of BC Ltd. Randy Christie (604) 298-7278 curaflo.com Plumbing/Heating/Boilers BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com Callaway Plumbing and Drains Ltd. Brett Callaway (250) 216-7158 callawayplumbing.ca CuraFlo of BC Ltd. Randy Christie (604) 298-7278 curaflo.com Viessmann Manufacturing Co. Inc. Randy Stuart (604) 533-9445 viessmann.ca Printing Citywide Printing Ltd. Gordon Li (604) 254-7187 citywideprint.com Private Investigation and Skip tracing NRM Group Ltd. Jolene Johnson (604) 404-2108 nrmg.ca Propane Columbia Fuels Chris Mallory (877) 500-4328 columbiafuels.com Property Management 460 Property Management Inc. Carol Buck (250) 591-4603 460pm.com Advanced Property Management Inc. Lorri Fugle (250) 338-2472 advancedpm.ca BentallGreenOak (Canada) Limited Partnership Candace Le Roux (604) 646-2814 bentallgreenoak.com
Brown Bros Agencies Limited Kat McMicken (250) 385-8771 brownbros.com Burr Properties Ltd. Andrew Lee (250) 382-8838 Century 21 Energy Realty Erin Vowles (250) 785-0021 c21energymanagement.ca Century 21 Queenswood Chris Markham (250) 477-1100 century21queenswood.ca Colyvan Pacific Property Management Jodi Levesque (250) 754-4001 colyvanpacific.com Complete Residential Property Management Dennie Linkert (250) 370-7093 completeresidential.com Cornerstone Properties Ltd. Jason Middleton (250) 475-2005 cornerstoneproperties.bc.ca Coronet Realty Ltd. Aaron Best (604) 298-3235 coronetrealtyltd.com Countrywide Village Realty Ltd. Tracey Forest (250) 749-6660 Devon Properties Ltd. David Craig (250) 595-7000 devonproperties.com DFH Real Estate Ltd. Lisa Clark (250) 477-7291 Duttons & Co. Real Estate Ltd. Alana Fitzpatrick (250) 389-1011 duttons.com Greenaway Realty Ltd. Kirsten Greenaway (250) 216-3188 greenawayrealty.com Hugh & McKinnon Realty Ltd. Scott Higgins (604) 531-1909 hughmckinnon.com Hume Investments Ltd. Sally McIntosh (604) 980-9304 humeinvestments.com Macdonald Commercial R.E.S. Ltd. Tony Letvinchuk (604) 736-5611 macdonaldcommercial.com Oakwood Property Management Carol Dobell (250) 704-4391 oakwoodproperties.ca Pemberton Holmes Property Management Claire Flewelling-Wyatt (250) 478-9141 thepropertymanagers.ca Proline Management Ltd. Adam Taylor (250) 475-6440 prolinemanagement.com Quality Property Management Real Estate Services Ltd. Marianne Miller (778) 878-7304 bcpropertyspecialist.com
Raamco International Properties Canadian Ltd. Kimm Zbierski (201) 567-5991 raamco.ca Richmond Property Group Ltd. Jean McKay (250) 388-9920 richmondproperty.ca Rowan Property Management Ltd. Arthur Allan (250) 748-9090 rowanproperty.ca Royal LePage Nanaimo Realty Brenda Gilroy (250) 760-2234 royallepagenanaimo.ca Saanich Peninsula Realty Ltd. John Romashenko (250) 588-9246 Sutton Advantage Property Management Ltd. Gilbert Gutfreund (250) 881-8866 TPM Properties Debbie Hunt (250) 383-7663 Tribe Management Inc. Scott Ullrich (604) 343-2601 Widsten Property Management Steve Widsten (250) 753-8200 islandrent.com Real Estate Sales Macdonald Commercial R.E.S. Ltd. Tony Letvinchuk (604) 736-5611 macdonaldcommercial.com CBRE Limited Lance Coulson (604) 662-5141 nationalapartmentgroupbc.ca Colliers International, Victoria Grant Evans (250) 414-8373 collierscanada.com Goodman Commercial Inc. Mark Goodman (604) 714-4790 goodmanreport.com McEvay Blair Multifamily Group James Blair (604) 675-5268 mbmultifamily.com Renovation & Repairs BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com Re-Piping BMS Plumbing & Mechanical Systems Ltd. Tamara Merchan (604) 253-9330 bmsmechanical.com Callaway Plumbing and Drains Ltd. Brett Callaway (250) 216-7158 callawayplumbing.ca CuraFlo of BC Ltd. Randy Christie (604) 298-7278 curaflo.com Restoration FirstOnSite Restoration Ltd. Amy Barilla (236) 335-0499 firstonsite.ca
Roofing Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 rjc.ca Security & Intercom Systems NRM Group Ltd. Jolene Johnson (604) 404-2108 nrmg.ca Telus Communications Inc. Sarah Ballantyne (250) 310-3343 telus.com Software - Property Management Pendo Jodelene Weir (604) 398-4030 pen.do/partners/landlordbc Supplies - Hardware, Building, Maintenance Rona/Lowes Brad LeGrow (604) 314-1366 rona.ca The Home Depot Canada Michael Lirangi (416) 571-8940 homedepot.ca/pro Telecommunications Telus Communications Inc. Sarah Ballantyne (250) 310-3343 telus.com Tenant Insurance Duuo Insurance Devon Campbell (437) 215-5286 duuo.ca Utilities/ Natural Gas Absolute Energy Kirby Morrow (604) 315-2058 absolute-energy.ca Utility Sub-Metering Enerpro Systems Corp. Andrew Davidson (604) 982-9155 enerprosystems.com Waste/ Recycling Super Save Disposal Inc. Danielle Johannes (604) 533-4423 supersave.ca Waste Connections of Canada Inc. Rob Barr (604) 834-7578 WasteConnectionsCanada.com Waterproofing Read Jones Christoffersen Ltd. Jason Guldin (250) 213-2520 rjc.ca Window - Replacement/ Installation/Renovation A-1 Window Mfg Ltd. Roque Datuin (604) 777-8000 a1windows.ca Centra Windows Mark Estrada (604) 882-5010 centra.ca Retro Teck Window Mfg. Ltd. Wilfred Prevot (604) 291-6751 retrowindow.com
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CYNTHIA JAGGER & MARK GOODMAN METRO VANCOUVER’S MULTI-FAMILY EXPERTS NEW
NEW
NEW
The Excelsior
Prince Edward Manor
Woodland Manor
1970 West 41st Avenue, Vancouver
3075 Prince Edward Street, Vancouver
1925 Woodland Drive, Vancouver
30-suite apartment building in the heart of Kerrisdale 20 suites in Mount Pleasant. 12,115 SF corner lot.
Totally renovated 32-suite Grandview-Woodland
on a large 19,147 SF lot. 2.6% cap rate.
Directly opposite of Mt. Saint Joseph Hospital.
rental building. 1 block to Commercial Dr. 3.2% cap.
List $15,900,000
List $9,000,000
List $17,500,000
NEW
NEW
SOLD
Pacific Surf Apartments
Lord Nelson Place
Seton Place
1275 Pacific Street, Vancouver
309 West 3rd Street, North Vancouver
3940 Pender Street, Burnaby
22-storey 119-suite concrete high-rise in the West
41-suite apartment building with city & water views
41-suite three-storey apartment building in Burnaby
End. Steps to Sunset Beach waterfront.
in Lower Lonsdale. Large 24,000 SF corner lot.
Heights. Large 26,474 SF corner lot.
One-third fractional interest – call for details
List $23,500,000
List $12,000,000
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
Sign up to get exclusive reliable rental housing intelligence www.goodmanreport.com
Goodman Commercial Inc. Office: 604 558 5511 560–2608 Granville Street Vancouver, BC V6H 3V3
This communication is not intended to cause or induce breach of an existing listing agreement. The information contained herein has been obtained from sources deemed reliable. While we have no reason to doubt its accuracy, we do not guarantee it. It is your responsibility to confirm its accuracy and completeness independently.