Property Managers' Source Book 2012

Designed specifically for the Lower Mainlands property management industry

Property Managers

Source Book2012

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Property Managers Source Book 20123

4909 Byrne RoadBurnaby, BC V5J 3H6

Tel: (604) 433-4322Fax: (604) 433-9741Email: [email protected]

Commercial and Industrial

Roofingt"MMTJ[FSPPGTGSPN)VHFNBMMTUP4NBMMCVJMEJOHTt/FXDPOTUSVDUJPOBOESFSPPGJOHt"MMUZQFTPGSPPGJOHBOEXBUFSQSPPGJOHNFNCSBOFTt 8FIBWFUIFMBSHFTUIJHIMZUSBJOFEBOE FYQFSJFODFESFQBJSBOENBJOUFOBODF EFQBSUNFOUJOUIF-PXFS.BJOMBOE

We offer 24 hour emergency service

t-FBLUSBDJOHBOESFQBJSTt'BTUBOEDPNQFUFOUTFSWJDF

t3PPGSFQBJSTBOEBMUFSBUJPOTt4IFFU.FUBM"QQMJDBUJPOT

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ROOFING CONTRACTORSASSOCIATION OF B.C.

Marine Roofing

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4Property Managers Source Book 2012

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Networx provides consistent high quality workmanship and overall professionalism. From the quote process through project completion, they are simply a pleasure to deal with on every level. I would highly recommend them to anyone.

SANDRA ROBERTSON, ASSOCIATED PROPERTY MANAGEMENT

PROJECT: THE MOGULS, BIG WHITE, BC

n e t w o r x - e x c e l l e n c e . c o m

E X P E R I E N C E T H E N E T W O R X D I F F E R E N C E

METRO VANCOUVER604.294.2300FRASER VALLEY604.625.0960

KELOWNA250.860.0960VERNON250.542.0960

W I N D O W , D O O R , S I D I N G / E X T E R I O R R E P L A C E M E N TA N D R E N O V A T I O N S P E C I A L I S T S

Excellence

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HEADER

Access control . . . . . . . . . . . . . . . . . . . . . . . . . . .25Accountants/accounting services . . . . . . . .25Air conditioning . . . . . . . . . . . . . . . . . . . . . . . . . .26Appliances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .27Associations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .27Blinds/window coverings . . . . . . . . . . . . . . . .28Boilers/energy management . . . . . . . . 28, 92Building envelope maintenance . . . . . . . . . .29Building maintenance . . . . . .29, 30, 31, 32, 86Chimney maintenance . . . . . . . . . . . . . . . . . . .32Commercial lighting . . . . . . . . . . . . . . . . . . . . .33Consulting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .33Doors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33, 34Doors repair . . . . . . . . . . . . . . . . . . . . . . . . . . . .35Drainage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35,36Duct cleaning . . . . . . . . . . . . . . . . . . . . . . . . 36, 37Electrical . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .38Electrical contractors . . . . . . . . . . . . . . . . . . . . .38Elevator maintenance . . . . . . . . . . . . . . . . . . . .39Energy management . . . . . . . . . . . . . . . . . . . . .91Fire alarms . . . . . . . . . . . . . . . . . . . . . . . . . . . 39, 89Fire protection . . . . . . . . . . . . . . . . . . . . . . . 39, 40Fire safety . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .40Floor restoration . . . . . . . . . . . . . . . . . . . . . . . . .41Fuel management . . . . . . . . . . . . . . . . . . . . . . .42Generators . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .43Glass . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .44Graffiti removal . . . .44, 45, outside back coverGreen building . . . . . . . . . . . . . . . . . . . . . . . . . . .45Green building certification . . . . . . . . . . 45, 93Heating . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .46 Heating/HVAC services . . . . . . . . . . . . . . . . . . .47HVAC . . . . . . . . . . . . . . . . . . . . . . . . . 10, 11, 46, 47Indoor air quality . . . . . . . . . . . . . . . . . . . . . . . . .17

Industrial overhead doors . . . . . . . . . . . . . . . .48Inspections . . . . . . . . . . . . . . . . . . . 25, 41, 49, 64Insurance . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49, 50Janitorial/facilities services . . . . . . . . . . . . . . .50Janitorial services . . . . . . . . . . . . . . . . .51, 52, 53Landscaping . . . . . . . . . . . . . . . . . . . . . .53, 54, 55Legal services . . . . . . . . . . . . . . . . . . . . . . . . . . . .56Lighting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56, 87Locksmithing . . . . . . . . . . . . . . . . . . . . . . . . . . . .56Painting . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4, 57, 58Parking management . . . . . . . . . . . . . . . . . . . .59Pest control . . . . . . . . . . . . . . . . . . . . . . . . . . 59, 60Plumbing . . . . . . . . . . . . . . 61, 62, 63, 64, 85, 90Power sweeping . . . . . . . . . . . . . . . . . . . . . . . . .65Pressure washing. . . . . . . . . . . . . . . . . . . . . . . . .66Property maintenance . . . . . . . . . . . . . . . . . . .67Property management . . . . . . . . . . . . . . . . . . .67Re-piping . . . . . . . . . . . . . . . . . . . . . . . . .67, 68, 69Restoration . . . . . . . . . . . . . . . . . . . . 70, 71, 72, 73Roofing . . . . . . . . . . Inside front cover, 3, 8, 73,

74, 75, 76, 77, 88, 94, inside back coverRoofing consultants . . . . . . . . . . . . . . . . . . . . . .78Rubbish removal . . . . . . . . . . . . . . . . . . . . . . 7, 79Security . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9, 79, 80Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .80Sub-metering . . . . . . . . . . . . . . . . . . . . . . . . . . . .81Surveyors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .82Tree services . . . . . . . . . . . . . . . . . . . . . . . . . . . . .82Video surveillance . . . . . . . . . . . . . . . . . . . . . . . .83Waste removal . . . . . . . . . . . . . . . . . . . . . . . . . . .12Welding . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .83Window coverings . . . . . . . . . . . . . . . . . . . . . . .84Windows . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5, 84

Directory

Publisher: Paul HarrisManaging publisher: Gail ClarkEditor-in-chief: Naomi Wittes ReichsteinEditor: Noa GloubermanProofreader: Renate PreussSales manager: Joan McGroganAdvertising sales: Lori Borden, Corinne TkachukAdministrator: Katherine ButlerSales assistant: Caroline SmithProduction: Carole ReadmanPresident, BIV Media Group: Paul Harris

Property Managers Source Book is published by Business in Vancouver Magazines, a division of BIV Media LP, 102 4th Ave. East, Vancouver, B.C. V5T 1G2, 604-688-2398, fax 604-688-6058, www.biv.com. Business in Vancouver Media Group also publishes Business in Vancouver.

Copyright 2011, Property Managers Source Book. All rights reserved. No part of this book may be reproduced in any form or incorporated into any information-retrieval system without permission of Property Managers Source Book. The list of services provided in this publication is not necessarily a complete list of all such services available in the Lower Mainland. The publishers are not responsible in whole or in part for any errors or omissions in this publication.

ReferenceRecycling . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13Building expertise . . . . . . . . . . . . . . . . . . . . . . . .15Green buildings . . . . . . . . . . . . . . . . . . . . . . . . . .18

Energy use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20Associations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .21Advice to managers . . . . . . . . . . . . . . . . . . . . . .23

Contents

PMS BC 2012.indd 6 11/19/11 1:41:28 PM

Remove your junkwithout lifting a nger.

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Well remove almost anything - from old furniture, appliances and electronics to yard waste and renovation debris. Plus, we do all the loading and cleanup.

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www.iprc.ca | [email protected] - 19232 Enterprise Way, Surrey, BC V3S 6J9 ph. 604-576-5740 | fax. 604-576-5790

Experienced Roof Consultants

Expert AdviceExceptional Service

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Your Complete Synergy Solution

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Design | Installation | 24/7 ServicePreventive Maintenance

T: 604-451-0064 | F: 604-451-0084www.northwestac.ca

NorthwestRefrigeration and Air Conditioning

Your premiere HVAC solution provider

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For all your building automation, flame safe-guard, hydronics, HVAC and environmental control needs, give us a call!

2055 Columbia Street, Vancouver, BC 1-800-661-0173

440 Garbally Road, Victoria, BC 1-888-277-6208

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PMS BC 2012.indd 11 11/19/11 12:47:33 PM

We care so much about paper and packaging; when youre done with it we want it back

Cascades Recovery is an integral part of Cascades Inc. Together, we are responsible manufacturers of paper and packaging, we produce it, and after it has been used we want it back.

Unlike waste companies whose primary business is waste to landfill our busi-ness is to divert material from landfill and find ways to use the discarded materials over and over again, working towards zero waste.

We assist our customers in achieving their sustainability goals while deliver-ing cost effective recovery methods. Through our Recovery PLUSTM Pro-gram, a customized material recovery plan is developed for each customer.

The PLUS takes our efforts beyond simple recovery and incorporates program efficiencies into each business processes, ensuring that every effort is made to find beneficial uses for all discarded materials.

Programs:Industry Compliant / Waste Audits / AssessmentsTenant and Staff Awareness / Education Environmental Certificates / Diversion ReportsMarketing / Communications

Services:Compactor / Baler Installation Paper Recovery / Recycling / Secure Document DestructionOrganic Food Waste / Mixed Plastics / E-wasteWood Pallets / Metal Recycling / Hazardous WasteGeneral Refuse and Equipment Supply

Please call us at 604-327-5272 - Web Site: www.recoverycascades.com

PMS BC 2012.indd 12 11/19/11 12:47:33 PM


your recycler. Phone around to com-pare costs and services.

r*TBKBOJUPSJBMDPNQBOZSFTQPOTJCMFGPSZPVSHBSCBHFDPMMFDUJPO *GTPSFNFN-CFSDVTUPEJBMTUBGGNFNCFSTQMBZBLFZSPMFJOUIFTVDDFTTPGBSFDZDMJOHQSPHSBN"TLGPSUIFJSJOQVUBOEDPoperation. Make sure they understand XIBUTIPVMEBOEXIBUDBOUCFSFDZ-DMFE1FSIBQTUIFZDBOPGGFSTPNFTVH-gestions as to how you might improve ZPVSSFDZDMJOHQSPHSBNJFXIBUTworking and whats not).

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RECYCLING

How to improve your existing recycling program or start one from scratch

MVMUJUFOBOUCVJMEJOHTPGGFSDIBMMFOHFTand rewards when it comes to implementing or improving a recycling QSPHSBN3FDZDMJOHQSPHSBNTXIJDISFRVJSFOPNJDSPNBOBHFNFOUCZQSPQFS-UZNBOBHFSTDBOXPSLWFSZFGGJDJFOUMZUPEJWFSUFOPSNPVTBNPVOUTPGXBTUFPGUFOSFTVMUJOHJODPTUTBWJOHT*GZPVGPMMPXUIFTUFQTUPBOFBTZDPOWFOJFOUBOEBDDFT-TJCMFSFDZDMJOHQSPHSBNGPSZPVSUFOBOUTyou will achieve success.*GZPVBMSFBEZIBWFBSFDZDMJOHQSPHSBN

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rZPVSKBOJUPSJBMDPNQBOZIBTPQQPSUVOJ-UJFTUPQSPWJEFTVHHFTUJPOTUPTUBGGBOEUFOBOUTGPSJNQSPWJOHUIFSFDZDMJOHprogram;

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RECYCLING

PMS BC 2012.indd 14 11/19/11 12:49:30 PM


BUILDING EXPERTISE

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PMS BC 2012.indd 15 11/19/11 12:49:30 PM


XJUI#$)ZESPwTJODFUIFFBSMZTBOETJODFUIFOXFWFCFFOWFSZproactive in our energy-conservation FGGPSUTuFYQMBJOFE1PMBSJT3FBMUZFOFSHZNBOBHFS"QPTUPMPT5PMJ4JEJSPQPVMPTEVSJOHBOJOUFSBDUJWFXFCDBTUBCPVUFOFSHZNBOBHFNFOUi*Ow#$)ZESPTFOFSHZNBOBHFSQSPHSBNwBMMPXFE1PMBSJT3FBMUZUPIBWFBGVMMUJNFNBOBHFSPOTJUFwUPJEFOUJGZBOEGPMMPXUISPVHIPOBSFBTXIFSFPVSCVJMEJOHTTBWFFWFONPSFFMFDUSJDJUZu"TPOTJUFNBOBHFS4JEJSPQPVMPT

TBWFEZFUNPSFFOFSHZBU"9"1MBDFCZJOTUBMMJOHBTUBUFPGUIFBSUCVJMEJOHmanagement system and real-time energy-monitoring system; implement-JOHQVSDIBTJOHQPMJDJFTGPDVTJOHPOFOFSHZFGGJDJFOUQSPEVDUTBOEUFTUJOHBOEVTJOHOFXUFDIOPMPHJFTMJLF-&%TBOETNBSUDPOUSPMT)FBMTPFTUBCMJTIFEa tenant-driven green team that relays PQQPSUVOJUJFTGPSDPOTFSWBUJPOBOETVT-UBJOBCJMJUZUPUIFPUIFSPDDVQBOUTPGUIFCVJMEJOHi&TUBCMJTIJOHBO"9"1MBDF(SFFO5FBN

IBTHFOFSBUFEBIJHIMFWFMPGBXBSFOFTTamong tenants and [promotes] energy-TBWJOHCFIBWJPVSBUUIFXPSLQMBDFBOEBUuIFTBJE.BLJOHUFOBOUTBXBSFPGUIFWBMVFPGiTIVUUJOHPGGUBTLMJHIUJOHBOENPOJUPSTuXBTBiWFSZCJHuGBDUPS4JEJSPQPVMPTFGGPSUTIFMQFE"9"1MBDF

TBWFQFSDFOUJOFOFSHZJOPWFSBOEBGVSUIFSQFSDFOUCZUIFUJNFUIFUPXFSXPO#0."#$T&BSUI"XBSEJOUIFFYJTUJOHCVJMEJOHTcategory.

Capital savings8JUI#0."#&4UDFSUJGJFEQSPQFSUJFT

PO7BODPVWFS*TMBOE+BXM1SPQFSUJFT-UEIBTBMTPDPMMBCPSBUFEXJUI#$)ZESPUPBDIJFWFPVUTUBOEJOHMFWFMTPGFOFSHZsavings in its operations."GUFSFOFSHZBVEJUTBUPGJUTCVJME-

JOHTJO7JDUPSJBBOE4BBOJDIUIFDPNQB-OZJODSFBTFEUIFJSFGGJDJFODZJOIFBUJOHWFOUJMBUJPOBJSDPOEJUJPOJOHBOEDPO-USPMTBMMXJUIPVUEFUSBDUJOHGSPNUFOBOUTDPNGPSU5IFXIPQQJOHSFEVDUJPOPGper cent in energy consumption port-GPMJPXJEFSFTVMUFEJO+BXM1SPQFSUJFTCFJOHOBNFEBT#$)ZESPT1PXFS4NBSU&OFSHZ$IBNQJPO*UEJEOUIBQQFOPWFSOJHIU5IFHSPVQ

TVDDFFEFEMBSHFMZCZFEVDBUJOHBMMCVJMEJOHVTFSTBOEDIBOHJOHUIFJSCFIBWJPVST4BZT,BSFO+BXMi*UXBTSFBMMZimportant to inspire everyone who uses PVSCVJMEJOHTXIJDIJODMVEFTPVSTUBGGBOEUFOBOUTUPHFUPOCPBSEXJUIPVSDPOTFSWBUJPOFGGPSUTu+BXMIFMQFEUPJNQMFNFOUBiXPSL-

place conservation-awareness pro-HSBNuUPFOHBHFCVJMEJOHFNQMPZFFTand occupants through various mar-LFUJOHBOEDPNNVOJDBUJPODIBOOFMTJODMVEJOHOFXTMFUUFSTBOECVJMEJOHTJHOT4VDIFGGPSUTIBWFGPTUFSFEBTJHOJGJDBOUDVMUVSFDIBOHFUPXBSEDPO-servation.iUIFQPXFSPGQFPQMFT

BDUJPOTBOEBXBSFOFTTXJUIUIFCFO-FGJUTPGQIZTJDBMJNQSPWFNFOUTXIBUJUNFBOTUPCFBSFTQPOTJCMFMFBEFSJODPNNFSDJBMQSPQFSUZNBOBHFNFOUushe says.i&WFSZPOFIBTCFFOJODSFEJCMZTVQ-

QPSUJWFPGPVSFGGPSUTUPNBLFBMFTTOFHBUJWFJNQBDUPOUIFFOWJSPONFOU*UTBMTPHPPEGPSCVTJOFTTBTSFEVDJOHPVSenergy costs has helped to improve our CPUUPNMJOFu

BUILDING EXPERTISE

PMS BC 2012.indd 16 11/19/11 12:49:30 PM


Tel 604-681-2701 Toll Free 1-877-993-9933310-1122 Mainland St. Vancouver, B.C. V6B 5L1Website: www.sterlingiaq.com

Tenants demand indoor environments of the highest quality.Since 1973, Sterling IAQ Consultants Ltd. has set the standards for indoor environmental quality and hazardous materials consulting services.

Whether you are managing an existing building, constructing a new building or renovating, Sterling IAQ Consultants Ltd. is your single source for the most current indoor air quality and hazardous material knowledge, services and product information.

We can assist you in managing the environmental performance of your existing building or all phases of a building project from Site Selection through Design, Construction and Commissioning.

Sterling IAQ Consultants Ltd. will also assist you to develop programs required for BOMA BESt and LEED certification.

Sterling IAQ Consultants Ltd. provides services across Canada

Pro-active Indoor Air Quality ProgramsAsbestos, Hazardous Material and MouldIndoor Air Quality AssessmentRadon testing for compliance with new Health Canada guidelinesOccupational Health & Safety Program Development Building, Finishing and Furnishing Materials and HVAC System SelectionBuilding Commissioning for Indoor Air Quality

K`d\kf8[[i\jjk_\@e[ffi8`i

FLIJ


Are green buildings healthy buildings?#Z&MJB4UFSMJOHBOE.JDIBFM(MBTTDP

CPODFSOTBCPVUJOEPPSBJSRVBMJUZ*"2JODPNNFSDJBMCVJMEJOHTGJSTUTVSGBDFEJOUIFNJET#BDLUIFO*"2QSPCMFNTXFSFBTTPDJ-

BUFEXJUINJTEJSFDUFEFGGPSUTUPSFEVDFFOFSHZVTFJOCVJMEJOHT5IFFGGPSUTPGCanadian property managers to imple-ment energy-management practices XFSFMBSHFMZHVJEFECZHPWFSONFOUJOJUJBUFEFOFSHZQPMJDJFTXIJDISFDPN-mended sealing and tightening the CVJMEJOHFOWFMPQFSFEVDJOHWFOUJMBUJPOSBUFTFYQBOEJOHUIFSNPTUBUUFNQFSB-ture set points and lowering lighting levels.4JNVMUBOFPVTMZOFXTZOUIFUJDNBUFSJ-

BMTXFSFCFJOHVTFEJOCVJMEJOHGJOJTIFTBOEGVSOJTIJOHTJOUSPEVDJOHWPMBUJMFPSHBOJDDPNQPVOETBOEGPSNBMEFIZEFJOUPUIFBJS$PNCJOFEUIFTFGBDUPSTDSF-BUFEIFBMUIFGGFDUTBVUIPSJUJFTEFGJOFEBTiTJDLCVJMEJOHTZOESPNFu4#4#Z)FBMUI$BOBEBSFQPSUFEUIBU

SBS was reaching epidemic propor-UJPOT4ZNQUPNTJODMVEFEFZFOPTFBOEUISPBUJSSJUBUJPOIFBEBDIFTBOEGBUJHVF"MUIPVHIBOOPZJOHUIFTFTZNQUPNTusually disappeared when the occupant MFGUUIFCVJMEJOHBOEXFSFOPUBTTPDJBU-ed with any serious health impairment./VNFSPVTTUVEJFTDPODMVEFEUIFQSJO-

DJQBMDBVTFPG*"2QSPCMFNTJODPNNFS-DJBMSFTJEFOUJBMBOEJOTUJUVUJPOBMCVJME-JOHTXBTJOUIFEFTJHOQFSGPSNBODFPQFSBUJPOBOENBJOUFOBODFPGIFBUJOHventilation and air conditioning systems. "TBSFTVMUDPODFSUFEFGGPSUTXFSFNBEFUPJNQSPWF*"2XJUIBQBSUJDVMBSGPDVT

PO)7"$TZTUFNT5IFTFNFUIPETXFSFMBSHFMZFGGFDUJWF#ZWFOUJMBUJPOQSBDUJDFTIBE

JNQSPWFEBOECVJMEJOHPQFSBUJPOQSPDF-EVSFTIBECFFOFOIBODFEUPUIFQPJOUUIBU*"2QSPCMFNTSFTVMUJOHGSPNWFOUJ-MBUJPOJTTVFTSBSFMZPDDVSSFE*OGBDU*"2QSPCMFNTSFMBUFEUPNPVMEBOECBDUFSJBJOGFTUBUJPODBVTFECZNPJTUVSFJOUIFCVJMEJOHCFDBNFUIFNBJODPODFSOT/PXJOUIFOFXNJMMFOOJVNUIFSFBM

estate and development industries BSFPODFBHBJOGBDFEXJUIBOFOFSHZNBOBHFNFOUDIBMMFOHF5IJTUJNFUIFGPDVTJTPOSFEVDJOHHSFFOIPVTFHBTFNJTTJPOT()(TUPSFWFSTFUIFFGGFDUTPGDMJNBUFDIBOHF8FBSFJOUIFNJETUPGBNBTTJWFQBSB-

EJHNTIJGUUPXBSEiHSFFOuJOOPWBUJPOTJOEFTJHOBOEDPOTUSVDUJPO5PBDDPNQMJTIUIJTUIFSFIBTCFFOBSBQJEBEPQUJPOPGHSFFOCVJMEJOHDFSUJGJDBUJPOTZTUFNTGPSCPUIOFXBOEFYJTUJOHCVJMEJOHTXJUIUIF$BOBEB(SFFO#VJMEJOH$PVODJMT$B(#$-FBEFSTIJQJO&OFSHZBOE&OWJSPONFOUBM%FTJHO-&&%QSPHSBNSBQJEMZCFDPNJOHUIFDPVSTFPGDIPJDFGPSOFXCVJMEJOHT*OGBDUNBOZHPWFSONFOUTQSJWBUFBOE

Real estate and development

industries are once again faced with

a significant energy management

challenge

GREEN BUILDINGS

PMS BC 2012.indd 18 11/19/11 12:49:31 PM


JOTUJUVUJPOBMPXOFSTBOEEFWFMPQFSTBSFNBOEBUJOHUIFVTFPG-&&%UPDFSUJGZHSFFOCVJMEJOHT#VUBSFBMMHSFFOCVJMEJOHTIFBMUIZ

CVJMEJOHT *OBXPSEOP/PUBMMHSFFOCVJMEJOHT

IBWFHPPE*"28IJMFUIFJOUFOUPGTVTUBJOBCMFCVJMEJOHDFSUJGJDB-UJPOQSPHSBNTMJLF-&&%JTTPVOEBOEJOOPWBUJWFUIFSFBSFBGFXGMBXT6OEFSUIFDSFEJUTZT-tem implemented CZUIF$B(#$UIFuser may select what credits to BQQMZGPS"TBSFTVMUJUJTQPT-TJCMFGPSBCVJME-JOHUPCF-&&%DFSUJGJFEXJUIPVUBDUVBMWFSJGJDBUJPOthat air-quality PCKFDUJWFTIBWFCFFONFU5IBUDPNCJOFEXJUIUIFGBDUUIBUOPSFDFSUJGJDBUJPOJTSFRVJSFEBGUFSBCVJMEJOHJTJOJUJBMMZ-&&%BDDSFEJUFEMFOETJUTFMGto situations that could result JOQPPS*"25IJTJTOPUUPTVHHFTUUIBU-&&%BDDSFEJUFECVJMEJOHTIBWFQPPSBJSRVBMJUZCVUJUEPFTJNQMZUIBUHSFFOCVJMEJOHTTIPVMEOPUBVUPNBUJDBMMZCFDPOTJEFSFEBTIBWJOHHPPE*"25PDPNQMJDBUFUIFJTTVFPG*"2GVSUIFS

GPSCVJMEJOHTCFJOHDPOTUSVDUFEOPXBOEJOUIFGVUVSFOFXWFOUJMBUJPOBOEUIFSNBMDPNGPSUTUBOEBSETIBWFCFFOBEPQUFEJO/PSUI"NFSJDBJOBOBUUFNQUUPSFEVDFUIFFGGFDUTPGDMJNBUFDIBOHF5IFTFOFXTUBOEBSETIBWFMPXFSFEWFO-

tilation requirements and eroded ther-NBMDPNGPSUSFRVJSFNFOUT'PSFYBNQMFthe new guidelines allow temperature MFWFMTJOTPNFDPNNFSDJBMCVJMEJOHTUPSJTFBTIJHIBT'$BOEIVNJEJUZlevels to drop as low as zero per cent

relative humidity.We have come a long way in

UIFPQFSBUJPOPGCVJMEJOHTUPQSPWJEF*"2TPMV-

tions and started new programs related to TVTUBJOBCMFEFWFM-PQNFOU#VUJOPVSSVTIUPFNCSBDF FOFSHZFGGJDJFODZprograms and SFEVDF()(TBSFwe neglecting the indoor envi-ronment as we EJEJOUIFT

Are we headed SBQJEMZCBDLUP

the past without having learned any-

UIJOH

Elia Sterling, president of Theodor Sterling Associates

Ltd., XXXTUFSMJOHJBRDPN has been providing indoor environmental services to the Canadian real estate industry since 1973. He also chairs the International Standards Organizations Canadian Advisory Committee on Indoor Air Quality. Michael Glassco is president of Sterling IAQ Consultants Ltd. He is respon-sible for IAQ, hazardous materials, OH&S and sustainable building services, as well as implementing the proprietary Lungs of the City Internet-based proactive IAQ management program.

GREEN BUILDINGS

PMS BC 2012.indd 19 11/19/11 12:49:33 PM


MPTUCVJMEJOHTBMMPDBUFBMBSHFQPSUJPOPGUIFJSFOFSHZUPMJHIUJOHIFBUJOHBOEWFOUJMBUJPOFYQFOTJWFGPSUIFCVEHFUBOEUIFFOWJSPONFOU'PSUVOBUFMZFOFSHZJTPOFPGUIFNPTUFBTJMZDPOUSPMMFEDPTUT.FBTVSFTSFMBUFEUPPQFSBUJPOTFRVJQ-ment and mechanical controls can save ZPVQFSDFOUPOBWFSBHF-JHIUJOHBDDPVOUTGPSUPQFSDFOU

PGUIFBWFSBHFCVJMEJOHTFOFSHZVTF$POUSPMTUIBUBVUPNBUJDBMMZUVSOMJHIUTPGGwhen theyre not needed or dim them to produce no more light than neces-TBSZDBOJNQSPWFFOFSHZFGGJDJFODZ'SPNsimple mechanical timers to complex FMFDUSPOJDEJNNJOHDJSDVJUTUIFBEEJUJPOPGDPOUSPMTUPFYJTUJOHCVJMEJOHTIBTCFFOTIPXOUPSFEVDFDPOTVNQUJPOPGMJHIU-JOHFOFSHZCZQFSDFOUBOEVQ0DDVQBODZTFOTPSTXIJDIUVSOMJHIUT

POBOEPGGPOUIFCBTJTPGUIFQSFTFODFPSBCTFODFPGQFPQMFBSFBMTPDSVDJBMUPMJHIUJOHDPOUSPM5IFZSFPGUFOUJFEUPIFBUJOHWFOUJMBUJOHBOEBJSDPOEJUJPOJOHsystems as well.8JUIIFBUJOHDPPMJOHBOEWFOUJMBUJOH

UIFDIBMMFOHFMJFTJOCBMBODJOHTUBOEBSETPGJOEPPSBJSRVBMJUZ*"2BHBJOTUUIPTFPGFOFSHZFGGJDJFODZ%FNBOEDPOUSPMMFEWFO-UJMBUJPOVTFTDBSCPOEJPYJEFTFOTPSTUPTVQ-QMZPVUEPPSBJSUPBCVJMEJOHJOBDDPSEBODFXJUIUIFBDUVBMPDDVQBODZPGUIFSPPNUIBUJTUIFEFNBOE*UUIVTJNQSPWFT*"2and saves the energy normally wasted in ventilating unoccupied spaces."DSJUJDBMDPNQPOFOUPGJODSFBTJOH

FOFSHZFGGJDJFODZJOWPMWFTUIFDPMMFDUJPOBOBMZTJTBOEDPNNVOJDBUJPOPGSFBMUJNF

JOUFMMJHFODFUPCVJMEJOHNBOBHFST&OFSHZNBOBHFNFOUTPGUXBSF&.4EPFTKVTUUIBUFOBCMJOHTBWJOHTPGVQUPQFSDFOUXJUIJNQSPWFEPQFSBUJOHFGGJDJFODZ&.4DBOGJOEFOFSHZXBTUJOHBOPNBMJFT

BNPOHWBSJPVTCVJMEJOHTZTUFNTBOEDPO-USPMTUIBUXPVMEOUOPSNBMMZCFEFUFDUFEBOEQVUTUIBUJOGPSNBUJPOJOUPZPVSIBOET5IFCFOFGJUTPGVTJOHTVDIBUPPMTBWJOHNPOFZCZMPXFSJOHFOFSHZVTFEFUFDUJOHTQJLFTJOEFNBOESFEVDJOHUSPVCMFDBMMTBOENBLJOHNBJOUFOBODFNPSFFGGJDJFOU.PTUGBDJMJUZNBOBHFSTXIPJNQMFNFOU

&.4TUBSUJNNFEJBUFMZUPTFFXBZTPGTBWJOHCPUIFOFSHZBOENPOFZ&.4DBOalso take measurements and calculate TBWJOHTGSPNFOFSHZSFUSPGJUQSPHSBNTUPIFMQZPVEFUFSNJOFXIFUIFSTZTUFNTequipment and mechanical controls are XPSLJOHBTUIFZTIPVMECF5SBJOJOHDBOBMTPIFMQ5IFF&OFSHZ

5SBJOJOH1SPHSBNPGGFSFECZUIF#VJMEJOH0XOFSTBOE.BOBHFST"TTPDJBUJPOPG#SJUJTI$PMVNCJB#0."#$

EFMJWFSFEPOMJOFJOBTFMGMFBSOJOHGPSNBUJTEFTJHOFEto raise energy awareness and competen-DZUISPVHIQSBDUJDBMUSBJOJOHUIBUCVJMEJOHPQFSBUPSTDBOBQQMZEBZUPEBZ6QPOJUTDPNQMFUJPOQBSUJDJQBOUTDBOCFUUFSJEFO-UJGZBOEJNQMFNFOUFOFSHZTBWJOHTi5IFF&OFSHZ5SBJOJOH1SPHSBNXBT

EFTJHOFEUPSBJTFBXBSFOFTTBCPVUFOFS-HZDPOTFSWBUJPOBNPOHFYJTUJOHGPMLTJOUIFJOEVTUSZBOEUPHJWFUIFNBHPPETPMJEVOEFSTUBOEJOHPGFOFSHZQSJODJQMFTUIFZDBOVTFJOUIFJSPXOCVJMEJOHPQFS-BUJPOTuTBZT1BVM-B#SBODIFFYFDVUJWFWJDFQSFTJEFOUPG#0."#$

Optimize energy conservation #Z/PB(MPVCFSNBO

ENERGY USE

PMS BC 2012.indd 20 11/19/11 12:49:33 PM


ASSOCIATIONS

American Society of Heating, Refrigerating and Air-Conditioning Engineers (ASHRAE), B.C. chapter$BOBEB8BZ4VJUF#VSOBCZ#$7(41IPOFwww.ashrae.bc.ca/bcMandate: 5PBEWBODFUIFBSUTBOETDJFODFTPGIFBUJOHSFGSJHFSBUJOHBJSDPOEJUJPOJOHand ventilation.What members get: /FXTMFUUFSTBOEUFDIOJDBMIBOECPPLTEFTJHOHVJEFMJOFT

SFHV-MBSNFFUJOHTNFNCFSTIJQSPTUFSWho may join:"OZPOFJOWPMWFEJOUIFIFBUJOHSFGSJHFSBUJOHBOEBJSDPOEJUJPOJOHJOEVTUSZBTXFMMBTJOUFSFTUFETUVEFOUT

BC Apartment Owners & Managers Association (BAOMA)8#SPBEXBZ"WF4VJUF7BODPVWFS#$7+:[email protected]; www.bcaoma.comMandate: 5PQSPNPUFBOETVTUBJOSFTJEFOUJBMSFOUBMIPVTJOHJO#$UISPVHIMPCCZ-JOHBOEQVCMJDSFMBUJPOTBDUJWJUJFTEJSFDUFEUPMPDBMBOEQSPWJODJBMHPWFSONFOUTWhat members get: (FOFSBMBTTJTUBODFQIPOFTVQQPSUUFOBODZGPSNTBOETVQQMJFTNFEJBSFTPVSDFTBOEFEVDBUJPOBMSFTPVSDFTEJTDPVOUTXJUIUSBEFTBOETVQQMJFSTWho may join: Apartment owners and property managers with holdings ranging GSPNPOFSFOUBMTVJUFUPUIPVTBOETBOETVQQMJFSTUIBUPGGFSHPPETBOETFSWJDFTUPapartment owners. Building Officials Association of BC (BOABC)$IBUIBN4U4VJUF3JDINPOE#$7&;[email protected]; www.boabc.orgMandate: 5PBEWBODFIJHIDPOTJTUFOUTUBOEBSETPGCVJMEJOHPGGJDJBMQSBDUJDFUISPVHIUIFQSPGFTTJPOBMDPNQFUFODFPGJUTNFNCFSTWhat members get: 5IFBTTPDJBUJPOJTBDUJWFJOUIFFEVDBUJPOBOEDFSUJGJDBUJPOPGCVJMEJOHJOTQFDUPSTCZPGGFSJOHFEVDBUJPOBMQSPHSBNTBOEDFSUJGJDBUJPOFYBNJOBUJPOTWho may join: 1SPWJODJBMBOENVOJDJQBMCVJMEJOHJOTQFDUPSTBOEQMBODIFDLFSTBOEFNQMPZFFTPGSFMFWBOUCSBODIFTPGHPWFSONFOUBOEDPNQBOJFTJOUIFCVJMEJOHJOEVTUSZ Building Owners and Managers Association of BC (BOMA BC)(SBOWJMMF4U4VJUF7BODPVWFS#$7$5 [email protected]; www.boma.bc.caMandate: 5PBDUBTUIFWPJDFPGUIFDPNNFSDJBMCVJMEJOHTJOEVTUSZBOEQSPNPUFFEVDBUJPOQSPGFTTJPOBMJTNBOEMFBEFSTIJQGPSNFNCFSTWhat members get: .FNCFSTIJQEJSFDUPSZPOMJOFCVZJOHHVJEFMFBTJOHHVJEFOFUXPSLJOHNFFUJOHTQSPGFTTJPOBMEFTJHOBUJPOTTQFDJBMFWFOUTUPUBMXBTUFNBOBHF-ment recycling program.Who may join:*OEJWJEVBMTBOEGJSNTUIBUPXONBOBHFMFBTFNBSLFUEFWFMPQBOEQMBOPGGJDFCVJMEJOHTJOTUJUVUJPOTHPWFSONFOUBHFODJFTJOEVTUSJBMQBSLTBOESFUBJMDFOUSFTBOETVQQMJFSTBOEQSPWJEFSTPGQSPGFTTJPOBMTFSWJDFT

PMS BC 2012.indd 21 11/19/11 12:49:33 PM


ASSOCIATIONS

Condominium Home Owners Association of B.C. (CHOA)$PMVNCJB4U4VJUF/FX8FTUNJOTUFS#$7." [email protected]; www.choa.bc.caMandate: 5PQSPNPUFUIFVOEFSTUBOEJOHPGTUSBUBQSPQFSUZMJWJOHBOEUIFJOUFSFTUTPGTUSBUBQSPQFSUZPXOFSTWhat members get:"EWJTPSZTFSWJDFTCVMMFUJOTFEVDBUJPOCHOA Journal and other QVCMJDBUJPOTSFTPVSDFTTFNJOBSTBOEXPSLTIPQTBUSFEVDFENFNCFSDPTUTWho may join: "OZTUSBUBDPSQPSBUJPOXJUIBSFTJEFOUJBMDPNQPOFOUJODMVEJOHNJYFEDPNNFSDJBMSFTJEFOUJBMIJHISJTFDPOEPNJOJVNTMFBTFIPMETUSBUBTUPXOIPVTFTCBSFMBOETUSBUBTBOEEVQMFYFT

National Association of Industrial and Office Properties (NAIOP), Vancouver chapter$PMVNCJB4U4VJUF7BODPVWFS#$7"[email protected]; www.naiopvcr.comMandate: 5PQSPWJEFDPNNVOJDBUJPOOFUXPSLJOHBOECVTJOFTTPQQPSUVOJUJFTGPSSFBMFTUBUFSFMBUFEQSPGFTTJPOBMTXJUIJOUIFMPDBMDPNNFSDJBMNBSLFUWhat members get:$POUJOVJOHFEVDBUJPOOFUXPSLJOHPQQPSUVOJUJFTMJCSBSZresources and social events.Who may join:1SPGFTTJPOBMTJOBOEBTTPDJBUFEXJUIUIFSFBMFTUBUFJOEVTUSZ

Professional Association of Managing Agents (PAMA)8OE"WF4VJUF7BODPVWFS#$7.#[email protected]; www.pama.caMandate: 5PVQIPMEBOENBJOUBJOIJHIQSPGFTTJPOBMFUIJDBMBOEFEVDBUJPOBMTUBO-EBSETXJUIJOSFTJEFOUJBMQSPQFSUZNBOBHFNFOUBOEQSPNPUFUIFBEWBODFNFOUPGand give an authoritative voice to the industry in its dealings with legislative and HPWFSONFOUBMCPEJFTWhat members get: -VODIFTTQFDJBMFWFOUTBOETFNJOBSTXJUIJOEVTUSZTQFBLFSTOFXTBOEBSPTUFSPGDPNNJUUFFTPOUPQJDBMJTTVFTWho may join: -JDFOTFEQSPQFSUZNBOBHFNFOUDPNQBOJFTJOEJWJEVBMMJDFOTFEQSPQFSUZNBOBHFSTBOEBMJNJUFEOVNCFSPGTVQQPSUTFSWJDFDPNQBOJFT

Rental Owners & Managers Society of BC (ROMS BC)#1FNCSPLF4U7JDUPSJB#$75)1IPOFUPMMGSFFGBYUPMMGSFF

[email protected]; www.romsbc.comMandate: 5PQSPWJEFTFSWJDFTQSPEVDUTBOESFQSFTFOUBUJPOUPIFMQNFNCFSTTVD-ceed as rental owners.What members get:*NNFEJBUFSFTQPOTFUPRVFTUJPOTCZQIPOFBOZXIFSFJO#$MFHBMGPSNTCJNPOUIMZOFXTNBHB[JOFJOTVSBODFEFTJHOFETQFDJGJDBMMZGPSPXOFSTPGsmall rental properties.Who may join:"MMPXOFSTBOENBOBHFSTPGSFTJEFOUJBMSFOUBMQSPQFSUZJO#$

PMS BC 2012.indd 22 11/19/11 12:49:33 PM


ADVICE TO MANAGERS

FOTVSFUIBUQFSGPSNBODFPGBMMSFRVJSFEUBTLTBOEUFTUTJTNFFUJOHDPEFGPSthe mandatory monthly and annual SFRVJSFNFOUT*UTZPVSSFTQPOTJCJMJUZVOEFSUIF4BGFUZ4UBOEBSET"DUUPNBLFTVSFTBGFUZUFTUTBSFDPOEVDUFEevery three years in B.C.

Pricing:(PMPXBOEEFMJWFSZTVGGFSTPricing must realistically suit the SFRVJSFNFOUTPGUIFUZQFPGFRVJQNFOUUPCFNBJOUBJOFEBOEUIFEFNBOETPGUIFCVJMEJOH

Standards and accountability:5IF$4"#FMFWBUPSDPEFJTUIFNJOJNVNTUBOEBSEBOENVTUUIFSFGPSFCFNFUPSFYDFFEFEBUBMMUJNFT"TPXOFSZPVSFSFTQPOTJCMFGPSNPOJUPSJOHEFMJWFSZCZDPMMFDUJOHBOEGJMJOHDPQJFTPGFWFSZ1.EPDVNFOUFYFDVUFECZUIFTFSWJDFQSPWJEFSTNFDIBOJDGPSBMMUBTLTQFS-GPSNFEPOZPVSTZTUFNT*OEFFEUIFCJHHFTUNJTTFEBTQFDUPGFMFWBUPSTJTBDDPVOUBCJMJUZ4DSVUJOJ[FZPVSQSPWJE-FSTEFMJWFSZCZPCUBJOJOHDPQJFTPGUIFPM documentation every week and month depending on the contractual BSSBOHFNFOUTBOETFSWJDFEFNBOETGPSZPVSCVJMEJOH#ZDPEFDPQJFTPGBMM1.EPDVNFOUBUJPONVTUCFLFQUPOTJUFGPSGJWFZFBSTJOMPHCPPLGPSNBU*EFBMMZservice providers supply documenta-UJPOJOUSJQMJDBUFGPSNBUMFBWJOHPOFDPQZJOUIFFMFWBUPSNBDIJOFSPPNUIFTFDPOEXJUIUIFCVJMEJOHPXOFSBOEUIFUIJSEXJUIUIFNFDIBOJDGPS

Your elevator-JGFMJOFPGZPVSCVJMEJOH#Z/PSNBO)JMM

ATBOPXOFSZPVSFSFTQPOTJCMFGPSLFFQJOHZPVSCVJMEJOHTWFSUJDBMUSBOTQPSUBUJPOTTBGFSFMJBCMFBOEFGGJ-DJFOU5IFMPOHFWJUZPGFMFWBUPSTDPNFTdown to preventative maintenance 1./FWFSCFBGSBJEUPBTLZPVSTFSWJDFQSPWJEFSGPSUIFRVBMJGJDBUJPOTPGUIFNFDIBOJDTXIPXJMMXPSLJOZPVSCVJME-JOH5IFZOFFETQFDJGJDUSBJOJOHBOEexperience with your equipment. While UIFDIPJDFPGDPNQBOZJTJNQPSUBOUoptimal delivery usually comes down to a good mechanic.

Contracts: (FOFSBMMZBOBUJPOBMDPOUSBDUQSFQBSFECZBDPOTVMUBOUJTCBMBODFEGPSCPUIZPVSPXOBOEZPVSTFSWJDFQSPWJEFSTJOUFSFTUT"MMUPPPGUFODPO-USBDUTQSFQBSFECZQSPWJEFSTXFJHIUPPIFBWJMZJOUIFQSPWJEFSTGBWPVSBOEBSFWBHVFMZXPSEFE$POUSBDUVBMPCMJ-HBUJPOTNVTUCFTQFDJGJDBOEDBSWFEJOTUPOFSFHBSEJOHGPSFYBNQMFUIFTDIFEVMJOHPG1.BOEBEIFSFODFUPUIF4BGFUZ4UBOEBSET"DUPG#$)JHIspeed commercial highrise elevators JOFWJUBCMZSFRVJSFXFFLMZPSCJXFFLMZ1.BOEZPVSDPOUSBDUBOE1.EPDV-NFOUBUJPOTIPVMEDMFBSMZSFGMFDUUIJTAlso make sure your contract includes UIF$4"#FMFWBUPSDPEF#FUUFSTUJMMJGZPVSFQMBOOJOHUPFOUFSJOUPBDPO-USBDUOPXNBLFTVSFUIFUFSNTJODMVEF$4"#BOE#NBOEBUPSZmonthly maintenance. Your PM docu-mentation should also include the #SFRVJSFNFOUTUPIFMQDMFBSMZ

PMS BC 2012.indd 23 11/19/11 12:49:33 PM


ADVICE TO MANAGERS

IJTPGGJDF%PDVNFOUUIFIPVSTPGdelivery and whether the mechanic JTDBMMFEBXBZ*UTBEWJTBCMFUPLFFQBiUJNFJOmUJNFPVUuMPHJOXIJDIZPVOPUFBDDFTTUPUIFCVJMEJOHBOEFMFWB-tor machine room and the arrival and EFQBSUVSFPGUIFNFDIBOJD"MTPLFFQBOPDDVSSFODFCPPLUPNPOJUPSBMMcalls placed to the provider. With an FBHMFFZFNPOJUPSTZTUFNTEFMJWFSZUPFOTVSFJUBCJEFTCZZPVSDPOUSBDUBOEDPEFPCMJHBUJPOT1.EPDVNFOUB-UJPOJTBOFYUFOTJPOPGUIFDPOUSBDUJOQMBDF%POUSFMZPOZPVSQSPWJEFSUPLFFQBOFMFDUSPOJDSFDPSEJOHTZTUFNCFDBVTFQSPWJEFSTUIBUQSPNPUFBOEuse such documentation rarely meet UIFDPEFSFRVJSFNFOUTCZJOTUBMMJOHhard copies on site.

Check that rWBMJEDPOUSBDUJTJOQMBDFr#$4BGFUZ"VUIPSJUZ#$4"PQFSBUJOHQFSNJUJTWBMJEXJUIGFFTVQUPEBUF

rTBGFUZUFTUTBSFDVSSFOUrOPEJSFDUJWFTBSFPVUTUBOEJOHrFMFWBUPSNBDIJOFSPPNIBTBTFSWJDFEGJSFFYUJOHVJTIFS

rFMFWBUPSNBDIJOFSPPNIBTBEFRVBUFMJHIUJOHJODMVEJOHFNFSHFODZMJHIUJOHand access-area lighting;

rFMFWBUPSDBCJOUFSJPSNFFUTBMMTUBOEBSET

rDPEFSFRVJSFEJODBSDPNNVOJDBUJPOJTworking;

rFOUSBODFTJMMTBSFDMFBOFESFHVMBSMZrQVTICVUUPOTBSFDMFBOBOEJOHPPE

repair;rFMFDUSPOJDEPPSQSPUFDUJPOTZTUFN

works; andrEBJMZPSBUMFBTUXFFLMZGMPPSMFWFMMJOHJTDIFDLFEGPSUSJQQJOHIB[BSETReport immediately to your provider

BOZVOVTVBMTPVOETTIBLJOHWJCSBUJPOCPVODJOHFMFWBUPSTNJTTJOHGMPPSTEPPSTOPUPQFOJOHFUD"MMJODJEFOUTBSFSFQPSUBCMFUPUIF#$4"

Audits:)BWFBOVOCJBTFEJOEFQFOEFOUFMFWBUPSPQFSBUJPOBMBVEJUQFSGPSNFESFHVMBSMZ'SFRVFODZXJMMEFQFOEPOZPVSCVJMEJOHTEFNBOET'PSFYBNQMFyou might audit every three to six NPOUITUPLFFQPOUPQPGUIFQSP-WJEFSTEFMJWFSZNBLFUIFQSPWJEFSBDDPVOUBCMFBOEFOTVSFUIFEPDV-NFOUFEFWJEFODFPGXPSLQFSGPSNFEmatches the actual delivery.

Norman Hill is owner of Canadian Elevator Quality Assurance Inc.

As an owner, youre responsible

for keeping your buildings

vertical transportation safe,

reliable and efficient

PMS BC 2012.indd 24 11/19/11 12:49:36 PM

Property Managers Source Book 201225Property Managers Source Book 201225

Access control

Accountants/accounting services

Analysis inspections

NAVIGATORSurveillance Systems inc. 24 Hour Service

604-671-2254

Sales z Service z Installation MemberCasinoCertified

Videophone z Enterphone z Managed/Hosted Access

The Access Control Experts

KANTECHAccess Control and Integrated Systems

LeZfm\iè^KfdfiifnjJligi`j\j#Kf[Xp

nnn%^c\ee[loYlip$èjg\Zk`fej%Zfd

-'+$,)+$),')(),;\Y\ZbJki\\kE\nN\jkdèjk\i

Ask for a Certified & Licensed Inspector!

>c\ee;loYlip8jjfZ`Xk\j9l`c[è^@ejg\Zk`feXe[:fejlckè^ We provide critical information to help Property Managers and their clients save their very valuable time, with verification/confirmation/investigation.

BBB Member with an A+ Rating

PMS BC 2012.indd 25 11/19/11 12:49:37 PM

26Property Managers Source Book 201226Property Managers Source Book 2012

Air conditioning

REFRIGERATION &AIR CONDITIONING CO. LTD.

Providing HVAC & Refrigeration service to Vancouvers building management community since 1957.From ofce building installations to specialized computer and industrial environments, we offer a full selection of retrot and upgrade services for HVAC systems. In addition, we offer multiple levels of planned maintenance support for all our services to maximize your refrigeration and cooling system investment.

engineering + design + drafting + design build+ 24 hr service + planned maintenance + online access to account service history

1490 VENABLES STREETVANCOUVER, B.C. V5L 4X8TELEPHONE: (604) 255-2461FAX: (604) 255-5145

Tel: (604) 255-2461 Toll Free: 1-800-774-5411 www.broadwayrefrigeration.com

PMS BC 2012.indd 26 11/19/11 12:49:37 PM


Appliances

Associations

Coinamatic offers a wide range of productsand services for all of your laundry needs.

For a FREE no-obligation surveyof your laundry services call1.877.755.5302 or email

[email protected]

Increase resident safety and buildingsecurity by removing cash completelyfrom your building

Lower your utility costs by up to 42%with state-of-the-art HE Front LoadEquipment

www.coinamatic.com

WE PROVIDEt 4JUF4QFDJD3FQBJOUJOH4QFDJDBUJPOTt "O*OTQFDUJPO1SPHSBN$POTVMUBUJPOTt 5FDIOJDBM4VQQPSUGPS"SDIJUFDUT4QFDJFSTBOE1SPQFSUZ.BOBHFST

*OHFMUPO"WF#VSOBCZ7$(1IPOF'BY&NBJMJOGP!NQEBOFU

paintinfo.com specifypaint.com specifygreen.com

1SPUFDUJPOGPSZPVS1BJOUJOH1SPKFDUTPAINT QUALITY ASSURANCE

Insist on the Paint Quality Program offered through MPDA

PMS BC 2012.indd 27 11/19/11 2:00:14 PM


Blinds/window coverings

Boilers/energy management

THE SMART CHOICE SINCE 1952

Quality blinds don't cost youThey save you!

604 874-1121 www.venetianblindcentre.ca

331 West 7th Avenue, Vancouver (Parking in back)$PNNFSDJBMBOESFTJEFOUJBMt1JDLVQBOEEFMJWFSZBWBJMBCMF

t$VTUPNNBEFBOEWFOFUJBOTt8PPECMJOET t3PMMFSTIBEFTt7FSUJDBMCMJOET t%SBQFSJFT

$MFBOJOHt3FQBJSTt1BSUTt4BMFT

For more info on how a DYNAFLAME HIGH-EFFICIENCYBOILER can increase performance and save money, contact:KEMP AGENCIES LIMITED3590 Commercial StreetVancouver, BC V5N 4E9

PHONE: 1.604.876.9297 ext. 137FAX: 1.604.876.1199TOLL FREE: 1.800.663.6169 ext. 137

Increase the Value of Your Building!And do it with a Payback of Less Than Three Years!

Kemp Agencies Limited In conjunction with Camus Hydronics Ltd.Let Kemp Agencies increase the energy efciency of your building hot water heating system and/or domestic hot water heating system with an upgrade of your existing hot water boilers to a condensing or near-condensing high efciency hot water boiler by Camus Hydronics Ltd.Not only Save Operating Costs but also Increase the Value of your Building Asset.

Kemp Agencies is pleased to introduce the new Camus DynaForce and DynaMax Fully Condensing Hot Water Boilers with effciencies to 97%

Uniclean Systems Inc.604-515-0614 [email protected] do both small and large ofce areas

Better Business Bureau Member

Serving Vancouver for 35 years!

Free Estimates

PMS BC 2012.indd 28 11/19/11 12:49:38 PM


Building envelope maintenance

Building maintenance

Dura Seal is a Specialty Contractor.We have identied several niche areas within the high rise and low rise construction industry and developed the expertise to excel in those areas.

Dura Seal specializes in: Window and Glazing replacement

or rehabilitation Sealant and Coating application Building Envelope Maintenance Concrete repair and injection

#306 2071 Kingsway AvePort Coquitlam, BC V3C 6N2

Phone: (604) 472-1919 Fax: (604) 472-1917

HPO Certied

Website:www.duraseal.ca Email: [email protected]

Bonded and Insured

ONE STOP SHOPPING

Call Nelson for a free estimate

604-644-9042Or 24 hour customer service

604-682-1800t&YUFSJPS.BJOUFOBODFt-JUUFS$POUSPMt-BOETDBQF4FSWJDFT

Serving the Lower Mainland since 1986

#6*-%*/(."*/5&/"/$&

Our Name Says

It All

r$PNNFSDJBM3FUBJM3FTJEFOUJBM*OEVTUSJBMr$PNQMFUF+BOJUPSJBM4FSWJDFTr&YUFSJPS$MFBOJOH$VSC4XFFQJOHr1PXFSXBTIJOH8JOEPX$BOPQZ$MFBOJOHr(SBGGJUJ3FNPWBMri)BOEZNBO4FSWJDFur)PVS$VTUPNFS4FSWJDF

5PUBM.BJOUFOBODF4FSWJDFT

PMS BC 2012.indd 29 11/19/11 12:49:38 PM




www.corporatecleaning.bc.ca

Commercial, Strata and Industrial Janitorial Servicess4ILEANDGROUTCLEANINGCARPETCLEANINGs0OSTCONSTRUCTIONCLEANSs4ILERElNISHINGs7AREHOUSEmOORSCRUBBING

604-465-46991-866-543-4666

T O L L - F R E E 1 8 7 7 6 3 2 3 3 5 0

W W W . O M I C R O N A E C . C O M

INTEGRATED PROJECT DELIVERY

REAL ESTATE STRATEGY + ARCHITECTURE + INTERIOR DESIGN

ENGINEERING + CONSTRUCTION + MAINTENANCE

UnitedCleaningServicesLimited

Daily and Periodic Janitorial Window Cleaning Carpet Care Maintenance of Parking Lots Snow Removal & Landscaping

www.ucsl.com(604) 368.2528

PMS BC 2012.indd 30 11/19/11 12:49:39 PM



Nikls One CALL Property Services has been providing building and shopping plaza maintenance services to professional property managers since 1994. Our growth and diversification has enabled us to retain expertise, knowledge and the right equipment to handle the day to day operational tasks of property maintenance and emergency response.

Operating from our 9,000 sq ft facility, we have more than 30 personnel in the field, ready to provide you with our unique One Call service.

PROPERTY MAINTENANCE SERVICES

Locksmithing, Rekeying, Mailboxes, Electric Strikes, Door ClosersSecurity Upgrades, Burglary Prevention Guards, High Security LocksDoor & Window Repairs, Glass Replacement, Wood & Metal DoorsGarage Gate Repairs, Preventative Maintenance, Remote OpenersElectrical Repairs, Service, Electrical Upgrades, Infrared InspectionsPlumbing, HW Tanks, Drains, Leaks, Upgrades, Catch Basins, MainsPainting & Drywalling, Hole Repairs, Tiles, Carpet, Laminate FlooringFlood Restoration, Emergency Water Extraction, Mold CleanupMasonry Repairs, Concrete Grinding, Coring, Sidewalk PaversMobile Welding, Aluminum, Steel, Stainless SteelMetal Fabrication, Custom Gates, Railings and EnclosuresAsphalt Repairs, Pot Holes, Speedbumps, Line PaintingPressure Washing, Hot and Cold Water, Gum RemovalBucket Truck Service, 48ft Reach, Light Poles & Building LightingPump Truck Service, Hydroflushing, including Underground ParkadesHandyman Service, General Repairs, Bird Spikes & NettingLot Maintenance, Rubbish Removal, Graffiti Removal

It is our objective to take on the operational challenges of a property managers portfolio to free their time to deal with the other property management issues. For example, One CALL to our 24 hour service number will dispatch necessary trades such as a locksmith, plumber, and cleanup crew to handle an emergency flood, whether its 2:00 PM or 2:00 AM, just by making One CALL.

We would welcome the opportunity to review our services with you to start saving you time while simplifying your workload.

www.NiklsOneCall.com

Innovative Service Solutions for Property Managers Since 1994

We service your ...

Shopping Malls Rental Buildings Strata Complexes

( 6 0 4 . 6 6 3 . 2 2 5 5 )

PMS BC 2012.indd 31 11/19/11 12:49:39 PM




Chimney maintenance

Five Star Service. Five Star Maintenance.BC's largest building maintenance rm specializing in servicing residential and strata buildings

201 2555 Commercial Drive, Vancouver BC V5N 4C1T: 604-435-0515 F: 604-435-0516 E: info@ vestarbc.ca W: www. vestarbc .ca

Full building maintenance, caretaker and janitorial services tailored to t your unique needs for residential/strata buildings.

Let us make your building CLEAN & GREEN

Ask how you can audit the cleaning from your desktop with our Cleantelligent software

Tel 604-253-4698 | Fax 604-253-5648 [email protected] | www.ultratechcleaning.com

Professional Memberships: BOMA BCCCA CMI BCSCA

CONTRACT CLEANINU,*/ U7 "7 *,--1,7- U*"7,-7

*

Try out our professional customized services. Allow our integrated cleaning system to reduce your cleaning costs while improving your indoor air quality.

Vancouver Chimney Chief Ltd.

www.chimneychief.com1222 Frances St, VancouverrDIJNOFZDIJFG!TIBXDB

r$IJNOFZ$MFBOJOHr3FQBJSTr3BJO$BQTr%VDU%SZFS7FOUTr"QBSUNFOUT$PNQMFYFTr.FNCFSPGUIF###r8&55$FSUJFE

Celebratingmore than

30 yearsin business

PMS BC 2012.indd 32 11/19/11 12:49:40 PM


Commercial lighting

Consulting

Doors

'HOWD+HDG2IFH3KRQHZZZFRPOLJKWFRP

6SHFLDOL]LQJ,Q(QHUJ\(IFLHQW6ROXWLRQV

/$036a%$//$676a/('),;785(6a+,'a,1'8&7,21

5(752),76a5(%$7(&2168/7$176

:HVWHUQ&DQDGDV/DUJHVW/LJKWLQJ'LVWULEXWRU




>c\ee;loYlip8jjfZ`Xk\j9l`c[`e^@ejg\Zk`feXe[:fejlck`e^Serving the Lower Mainland, Fraser Valley and Sea-to-Sky Corridor Available on short notice Not just another inspection firm BCIT trained and fully insured 12 years experience as a licensed Property Manager Complete, thorough and detailed inspections from top to bottom Written Reports available immediately after your inspection Member - ASTT and BC Institute of Property Inspectors


24 HOUR EMERGENCY SERVICE

604-597-4040Repair costs spiraling out of control?

Call Door Pro and let us put our 28 years of experience to work for you.

s-AINTENANCESERVICEPROGRAMSDESIGNEDTOREDUCEOPERATINGANDREPAIRCOSTSs7RITTENSERVICEREPORTSAFTEREACHVISITWITHRECOMMENDATIONS

TOIMPROVESAFETYRELIABILITYANDSECURITy.

PMS BC 2012.indd 33 11/19/11 12:49:41 PM


Doors

Doors

Doors


Apartment Doors and Garage Gates 24 Hr. Emergency Repairs

Garage Gates Quarterly Service

Custom Built Gates & Enclosures

Gate Security Upgrades

Door and Frame Replacement

Repairs after Break and Entry

Steel, Wood, and Glass Doors

www.NiklsOneCall.com( 6 0 4 . 6 6 3 . 2 2 5 5 )

SAMS GARAGE DOORS

Sales 24 hr service Specializing in parking security gates

3FTJEFOUJBMr$PNNFSDJBM(BSBHF%PPST

Serving the Lower Mainland Since 1990

Office 604-554-0145 | Fax 604-554-0146

Serving the property management community for 37 years

24 hour emergency service security gates Installation of radio control systems Service and inspection contracts Fire door replacement

Phone: 604.533.4121 Fax: 604-533-4632 Email: [email protected]

Valley AllDoor Distributing Ltd.

PMS BC 2012.indd 34 11/19/11 12:49:41 PM


Doors repair

Doors repair

Drainage

Sales, Parts & RepairsFor All Types Of Door Closers, Panic Hardware, Fire Doors, Commercial Doors, Revolving Doors & All Types Of Automatic Doors

TEL: 604-272-5611FAX: 604-272-5822

24 HR. EMERGENCY SERVICE

113 11121 Horseshoe WayRichmond

www.pacificdoor.com

AUTHORIZED DEALER

besam


Plumbing & Drainage Repair

Catch Basin & Storm Cleaning

Hydro-Flushing

Water Main & Drain Repair


PMS BC 2012.indd 35 11/19/11 12:49:42 PM


Drainage

Duct cleaning

Serving the Entire Lower Mainland

www.bluemountainservices.comFax: 604-444-3611

Blue Mountain Services Ltd.RESIDENTIAL S COMMERCIAL S INDUSTRIAL

24-Hour Emergency Service604-444-3711

#10 3051 Underhill Ave. Burnaby, BC V5A 3C2

Professional ServiceWork with Stratas

Serving the Entire Lower MainlandCamera Work (CD provided)

All plumbing repairs and replacementsAll heating repairs and replacements

Fast response time

*1 U/ U , U ," /,/

Customer Satisfaction Guaranteed

Specializing in: sFurnace & Air Conditioning Duct CleaningsDryer Vent Cleaning

~ Residential Buildings ~

Duct & dryer vent cleaning is the healthiest indoor improvementinvestment you will ever make!

sReduces heating/maintenance costssHelps maintain a cleaner homesReduces fire hazards in clothes dryer

sCuts down problems with allergies or respiratory problems

Call for a FREE inspection and written estimate.Phone: 604-589-1112 Cell: 604-306-7283E-mail: [email protected] Website: Clean-Air.ca

LTD.

PMS BC 2012.indd 36 11/19/11 12:49:42 PM


Duct cleaning

SERVICES CANADA LTD.UPFRONT SELLING. You pay the same price you

have been quoted.ASK AROUND. Air-Vac Services is very well known

and respected in the industry.

Over 40 years in the business of air duct cleaning.

Dryer Vent Cleaning Outside only cleaning t)JHISJTFSBQQFMMJOHt-PXSJTF-BEEFSXPSL In & Out complete cleaning In-suite C.O.D. cleaning Common laundry exhaust

cleaning Video inspections Booster fan supply & install

Ventilation Cleaning )7"$TZTUFNDMFBOJOH )BMMQSFTTVSFTZTUFNDMFBOJOH

Garbage Chute Cleaning

Air Filter Sales & Service

Furnace & Air Duct Cleaning

Ph 604 882 9290Fax 604 882 [email protected]

www.airvacservices.com

Air-Vac Services has been locally owned and operated since 1966.

Services provided:

PMS BC 2012.indd 37 11/19/11 12:49:43 PM


Electrical

Electrical contractors


Electrical Repairs & Lighting Service


Call us to service your pylon signs, parking lot & building lights, neon, and electrical issues.

48 ft

Introducing our Preventative Maintenance Program which includes:r*OGSBSFE5IFSNPHSBQIZr6MUSBTPOJD5FTUJOH

r*OTQFDUJPOQFSGPSNFECZB$FSUJFE&MFDUSJDJBO5FDIOJDJBO

24 HOUR EMERGENCY SERVICE'PSTFSWJDFDBMM4BTDPBU604.299.1640

PSHPUPwww.sascocontractors.com

111 - 3070 Norland Avenue, Burnaby, BC V5B 3A6


Y O U R O N E S O U R C E

WWW.UCSL.COM Tel: (604) 368.2528

FOR INTERIOR & EXTERIOR FACILITYFF MAINTENANCE SERY VICESRR

PMS BC 2012.indd 38 11/19/11 12:49:44 PM


Elevator maintenance

Fire alarms

Fire protection

Serving You Since 1974

Since 1974 we have prided ourselves on our prompt service and immaculate attention to detail. Richmond Elevator has the largest elevator manufacturing facility in Canada and as such we are completely customizable for all your needs and requirements. Please contact us today with any questions about your current elevator needs.

We specialize in cylinder replacements ::: 24 Hour Rapid Response Technicians all over Lower Mainland

Yesterday Richmond Elevator carried 15 million people. Today we will do it all over again!Please visit our website to learn more! ::: www.richmond-elevator.com

12091 #5 Road, Richmond, British Columbia, Canada, V7A 4E9

P. 604-274-8440 ::: F. 604-274-0099 ::: E. [email protected]

Richmond Elevator is Canadas largest independent elevating devices service provider, providing quality service, maintenance, and repairs to existing equipment, along with new construction and modernizations.

Fraser ValleyHydrant Services

t'JSF)ZESBOU4FSWJDF.BJOUFOBODF1SPHSBNTt&NFSHFODZ3FQBJST

t#BDLnPX1SFWFOUPST5FTUJOH*OTUBMMBUJPOT

5FM'BY&NBJMGWIZESBOUTFSWJDF!UFMVTOFU

o.BZDSFTU8BZ3JDINPOE#$778

PMS BC 2012.indd 39 11/19/11 12:49:44 PM


Fire protection

Fire safety

ASK THE EXPER SWe are a national company with 30 ofces coast-to-coast. Count on our expertise and 24 hour Emergency Service for peace of mind.

Capabilities:

SprinklersFire Safety PlansFire Alarm Systems

We know Life Safety to a T.

Rely on us for Fire Safety Plans and all Sprinkler/Fire Alarm Inspections!

t

Emergency LightsStandpipes/Fire HosesAntifreeze LoopsKitchen HoodsFire Extinguishers

Fire HydrantsBack Flow PreventionSpecial SuppressionFire Pumps

www.troylfs.com



www.ucsl.com(604) 368.2528

PMS BC 2012.indd 40 11/19/11 12:49:45 PM


Floor restoration

Inspections

GOT CONCRETE?

Telephone: 604.629.8705web: www.fab-u-oors.com

Contact your Concrete Floor Specialists today!

Serving Vancouver for 35 years! Uniclean Systems Inc.

604-515-0614 [email protected] do both small and large ofce areas


Free

Estim

ates







PMS BC 2012.indd 41 11/19/11 12:49:45 PM


Fuel management

PMS BC 2012.indd 42 11/19/11 12:49:46 PM


Generators

3URXGO\VHUYLQJWKH/RZHU0DLQODQGIRURYHU\HDUV(0(5*(1&


Glass

Graffiti removal

Storefront repairs & renovations Replacement and repairs

Commercial and residential glass and Door repairs plus auto glass

24 Hour Emergency Service

Head offi ce: 7915 Edmonds St, Burnaby BC V3N 1C1Tel: 604-525-5365 Fax: 604-525-5369

Toll Free: 1-877-525-5365Email: [email protected] / www.actionglassbc.com

You Will Find Satisfaction With.

INC.

Our services are tailor-made to meetour clients needs and include -

Call 604-629-7931 or email [email protected] or search Ace Graffiti on Facebook

- Graffiti Removal & Abatement - Gum Removal & Sidewalk Cleaning - Wrap Programs - Anti-Graffiti Landscape Design - Snow Removal - We use EcoLogo certified products - Fully Insured/WCB

Dont pay too much for graffiti removal!

PMS BC 2012.indd 44 11/19/11 12:49:47 PM


Graffiti removal

Green building

Green building certification

Eco-Friendly HOT WATER COMMERCIAL INDUSTRIAL GUM REMOVAL

[email protected] 351 5868

Fully Insured Worksafe BC

r(SBUJ3FNPWBMr%JTUSJCVUPSPG%FMUB&OWJSPDMFBO(SBUJ

3FNPWBMBOE$MFBOJOH1SPEVDUT

Free Assessment 1-888-930-7366

Renovati ons Windows & doors

Home repairs Handyman services

Weatherizati on Painti ng

AFFORDABLE QUALITY CHARITABLY

www.embersgreenrenovati ons.com

Vancouvers not for profi t contractor

PMS BC 2012.indd 45 11/19/11 12:49:47 PM


Heating

Heating

HVAC

604-988-5241 Commercial - Industrial - Residential Fax: 604-988-5399 24 Hour Emergency Service CallsFor all your plumbing, heating, refrigeration & A/C needs0REVENTATIVE-AINTENANCE3ERVICEs0LUMBINGs$RAINING(EATINGs"OILERSs'ASs!#s#ONTROLSs2EFRIGERATION

#1 - 40 Gostick Place, North Vancouver, V7M 3G3

KPH KEITH P,5-").' & H%!4).' CO L4$100 Year Anniversary1911 - 2011

Jc^kZghVa=ZVi^ c\AiY

PLUMBING, HEATING & AIR CONDITIONING

24 HOUR SERVICE Free Estimates 604.873.3551 Since 1975 Reasonable Rates FAX 604-248-1700

www.universalheating.ca

Refrigeration Air Conditioning Ventilation Heating Heat Pumps Boilers GeoUhermal Plumbing Electrical

1835 Broadway Street, Port Coquitlam BC, Canada V3C 4Z1 Tel: 1-604-945-7728 Fax: 1-604-945-0467 Toll Free: 1-800-641-6838 www.customair.org

Planned Maintenance 24/7 Emergency Service Installations Retro-fit and Design

Your total solution provider!Greater Vancouver Fraser Valley Whistler Sea to Sky Okanagan Southern Interior

PMS BC 2012.indd 46 11/19/11 12:49:48 PM


Heating/HVAC services

HVAC

SpearsSALES & SERVICES LTD.COMMERCIAL INDUSTRIAL RESIDENTIAL

The Pump Service CentreQuality Service Since 1960

BOILERS MOTORS CONTROLSPUMPS SUBMERSIBLE / HVAC / FIRE /WELL / BOOSTER

SALES INSTALLATION SERVICE CONSULTATION MAINTENANCE TECHNICAL DESIGN

9,000 Sq. Ft. Parts, Repair, and Warranty Service Facility24-Hour Fully Equipped Mobile Service Fleet

(604) 872-7104 Local 122

Toll Free: 1-800-663-6169 Fax: (604) 872-71023586 Commercial St., Vancouver, BC V5N 4E9

Phone: (604) 513-2445 Fax: (604) 513-2446Unit #11, 19725 Telegraph Trail, Port Kells/Langley, BC

Monday-Friday 7:30-5:00 www.spearssales.com

Trane improves the performance of buildings around the world.

Trane provides an optimal indoor building environment through the use of efficient heating, ventilation and air conditioning systems, contracting services, as well as parts support for commercial buildings. For more information, contact: 1-604-473-5600 or visit us at www.trane.com

UnitedCleaning

ServicesLimited



FOR INTERIOR & EXTERIOR FACILITYFOR INTERIOR & EXTERIOR FACILITYFOR INTERIOR & EXTERIOR F MAINTENANCE SER MAINTENANCE SERACILITY MAINTENANCE SERACILITY VICES MAINTENANCE SERVICES MAINTENANCE SER

PMS BC 2012.indd 47 11/22/11 1:03:40 PM


Industrial overhead doors

Overhead Door Company of Vancouver4263 Phillips Avenue, Burnaby, BC V5A 2X4

Tel: (604)420-4411 Fax: (604)420-5749 www.overheaddoor.ca

Complete Security Parking Door InstallationsAccess Control Systems

Preventative Maintenance ProgramsOverhead Doors

Rolling Steel DoorsElectric Operators

Radio Transmitters and Receivers

24 HOUR EMERGENCY SERVICE

604-420-4411

Members of the Canadian Door Institute and

the Greater Vancouver Home Builders Association

PMS BC 2012.indd 48 11/19/11 12:49:48 PM


Inspections

Insurance

Insurance

Home and Commercial Inspections LtdHouses Apartments Commercial PropertiesLicensed Home Inspections 24 Hour Servicewww.clsdinspections.com

604.726.7585

JONATHAN BLOOMFIELD 778.329.9262 [email protected]

STEVE ELIAS 778.329.9280 [email protected]

Replacement Cost Appraisal ServiceAs a diligent property manager, when trusting a company to calculate the Replacement Cost of your building for insurance purposes, accuracy should be the most important factor to you. A valuation by Canadas largest real estate consulting company, backed by data from live, current construction projects across Canada, is the best way to ensure that you are neither paying too much for your insurance premiums, nor at risk of being underinsured in the event of a loss.

RESIDENTIAL COMMERCIAL INDUSTRIAL

LEADERS IN CONDOMINIUMAND CONSTRUCTION INSURANCE

BFL CANADA INSURANCE SERVICES INC.RISK MANAGEMENT AND INSURANCE SERVICES

Tel: 604-669-9600 www.BFLCANADA.ca Fax: 604-683-9316

Vancouver - Kelowna - Calgary - Winnipeg - Toronto - Ottawa - Montreal - Quebec City - Halifax

PMS BC 2012.indd 49 11/19/11 12:49:48 PM


Insurance

Janitorial/facilities services

CONSTRUCTION PUBLIC SECTOR REAL ESTATE MANUFACTURING

Local Ownership Global Reach

Madison Centre700 - 1901 Rosser AvenueBurnaby, BC V5C 6R6

Telephone: 604-294-3301

Toll Free: 1-800-263-3313 www.cmwinsurance.com

Western Canadas premier facility services provider

British Columbia:SerVantage Services Corp.101-245 Fell AvenueNorth Vancouver, BC V7P 2K1Tel: 604.985.7141Fax: 604.985.8140

www.servantage.ca [email protected]

Alberta:SerVantage Services Inc.Suite 308, 301 - 14th Street SWCalgary, AB T2N 2A1Tel: 403.263.8170Fax: 403.263.4189

Uniclean Systems Inc.604-515-0614 [email protected] do both small and large ofce areas


Serving Vancouver for 35 years!

Free Estimates

PMS BC 2012.indd 50 11/19/11 12:49:49 PM


Janitorial services

Janitorial services

Janitorial services

Take your building to new heights with Alpines Sustainable Cleaning Program. With over 25 years of experience, Alpine combines a proven track record with the latest in environmentally preferable cleaning alternatives. We combine traditional janitorial and maintenance services with enhanced programs to address Indoor Air Quality, Cleaning Chemistry and Sustainable Solutions to improve recycling both within the of ce and the sanitary facilities at your sites. Providing full-service building cleaning while maintaining an environment safe for even the most sensitive individuals, let Alpine Building Maintenance help bring your customers a workplace that feels like home.

www.alpineservices.ca | T: 604.821-1541 | F: 604.821-1545 | C: 778.231.7364

Offering Sustainable Solutions for Todays Building Management Professionals

Complete Building MaintenanceProviding innovation in cleaning technologies across Canada for over 40 years.

1-877-435-3356www.bee-clean.com

s&ULL3ERVICE*ANITORIALs#ARETAKER3ERVICESs&LOOR-AINTENANCEs#ONCIERGE3ERVICES

Call us at : 604-244-1660 or Email us: customerservice@cleantechjanitorial.comwww.cleantechjanitorial.com

CLEANTECH JANITORIAL

We are your Strata Cleaning experts

s7INDOW7ASHINGs'UTTER#LEANINGs0OWER7ASHINGs(ANDYMAN3ERVICES

PMS BC 2012.indd 51 11/19/11 12:49:50 PM


Janitorial services

Janitorial services

ONE STOP SHOPPING





+"/*503*"-4&37*$&4Our Name

Says It All

r$PNNFSDJBM3FUBJM3FTJEFOUJBM*OEVTUSJBMr$PNQMFUF+BOJUPSJBM4FSWJDFTr-JUUFS$MFBOVQ$VSC4XFFQJOHr(SBGGJUJ3FNPWBMri)BOEZNBO4FSWJDFur1PXFSXBTIJOH8JOEPX$BOPQZ$MFBOJOHr)PVS$VTUPNFS4FSWJDF

5PUBM$MFBOJOH4FSWJDFT

Tel: 604 - 973 - 0122s#OMMERCIALs)NDUSTRIALs2ETAIL

E x p e r i e n c e Y o u C a n T r u s t

CLEANING SERVICES LTD

s#OMPLETE*ANITORIAL3ERVICESs%XTERIOR-AINTENANCEs#ONSTRUCTION#LEANING

Coastline is your Solution Expert since 1997www.coastlineclean.ca

s0RESSURE7ASHINGs7INDOW#LEANINGs#ARPET5PHOLSTERY#LEANING

Serving Vancouver for 35 years! Uniclean Systems Inc.

604-515-0614 [email protected] do both small and large ofce areas


Free

Estim

ates

PMS BC 2012.indd 52 11/19/11 12:49:51 PM


Janitorial services

Janitorial services

Landscaping

www.corporatecleaning.bc.ca

Commercial, Strata and Industrial Janitorial Servicess4ILEANDGROUTCLEANINGCARPETCLEANINGs0OSTCONSTRUCTIONCLEANSs4ILERElNISHINGs7AREHOUSEmOORSCRUBBING

604-465-46991-866-543-4666






*


SINCE 1989

GET MORE THAN YOU PAY FOR

Cell 604-729-0556 | Of ce: Phone/Fax 604-585-0442

s#ERTIlED,ANDSCAPE(ORTICULTURISTONSITEs3ERVICING'REATER6ANCOUVER3TRATA#OOPAND#OMMERCIALs!LLASPECTSOFLANDSCAPEMAINTENANCEnCUSTOMIZEDTOYOURNEEDSs&RIENDLYANDPROFESSIONALs)NDUSTRY)NSURED7#"COVERAGEs2EASONABLERATES

PMS BC 2012.indd 53 11/19/11 12:49:51 PM


Landscaping

Landscaping

ONE STOP SHOPPING





-"/%4$"1*/(Our Name

Says It All

r$PNNFSDJBM3FUBJM3FTJEFOUJBM*OEVTUSJBMr$PNQMFUF(BSEFOJOH4FSWJDFTr&YUFSJPS-JHIUJOH.BJOUFOBODFr)BOEZNBO(SBGGJUJ3FNPWBM4FSWJDFT

r$VSC8FFE$POUSPMr)PVS$VTUPNFS4FSWJDF

5PUBM-BOETDBQF4FSWJDFT

Servicing RESIDENTIAL, STRATA and COMMERCIAL propertiesCovered by Insurance/WCB.

Member of BBB (A+ rating Jan 09) BCLNA

We employ a Certifi ed Landscape Professional (CLP), and a Certifi ed Horticultural Technician (CHP).

LANDSCAPE MAINTENANCE, DESIGN & INSTALLATION

PMS BC 2012.indd 54 11/19/11 12:49:52 PM


Landscaping

Now acc

epting

new c

lients!

Professional Landscape MaintenanceServing the Lower Mainland since 1992

$PNNFSDJBMr*OEVTUSJBMr4USBUBr"OOVBMGVMMTFSWJDFDPOUSBDUTr-BXOBOEHBSEFONBJOUFOBODF

r1SPGFTTJPOBMQSVOJOHr$PSFBFSBUJPOBOEQPXFSSBLJOHr'MPXFSQMBOUJOHQSPHSBNT

r4PJMBOECBSLNVMDIJOTUBMMBUJPOr/FXMBOETDBQFJOTUBMMBUJPO

r(FOFSBMDMFBOVQr0SHBOJDHBSEFOJOH

r'FODJOHBOETOPXSFNPWBM

&YQFSJFODFEDPVSUFPVTBOEVOJGPSNFEDSFXT2VBMJUZXPSLBOEQFSTPOBMTFSWJDFHVBSBOUFFE

'VMMZJOTVSFEBOE8$#DPWFSFE

$POUBDUVTGPSBGSFFFTUJNBUFterrafi rmalawnandgarden.ca

604.761.LAWN (5296)

PMS BC 2012.indd 55 11/19/11 12:49:52 PM


Legal services

Lighting

Locksmithing

Make Borden Ladner Gervais LLP your rst call to handle all your legal needs. We can assist on all property management issues including lease negotiations, lease enforcement and service contracts.

TIMELY. EFFECTIVE. EFFICIENT. For more information, please call: Mark Lewis | Partner | Commercial Real Estate

604.640.4143 | [email protected] Blair Rebane | Partner | Litigation 604.640.4130 | [email protected]

Calgary | Montral | Ottawa Toronto | Vancouver | Waterloo Region Lawyers | Patent & Trade-mark Agents Borden Ladner Gervais LLP is an Ontario Limited Liability Partnership.

blg.com

1371 Kebet Way Port Coquitlam, BC V3C 6G1

604.945.9060877.378.0111


Mobile Locksmith Service - 24 Hr. Emergency Repairs

Repairs after Break and Entry

Re-Keying and Master Keying

Lock Guards

Security Surveying & Upgrading

Door and Frame Replacement

High Security Locks


PMS BC 2012.indd 56 11/19/11 12:49:52 PM


Painting

Painting

Painting

Multi-Residential StratasCommercial & IndustrialSingle Residential Projects Interior/ExteriorU*i7>}U>}U7>iw}

ALL CANADIAN PAINTINGA Great Start to a Perfect Finish

Serving the Lower Mainland

778-RE-PAINT (778-737-2468)www.allcanpaint.com604-377-0640

A. C. P.

All work guaranteed

COMMERCIAL | RESIDENTIAL | EXTERIOR | INTERIOR

Blue Chip Performance.Blue Chip Service.BLUE CHIP PAINTING(H

604.779.0040 www.bluechippainting.com

Ph: 604-671-0425 Fx: 604-468-8555 E-mail: [email protected]

CW

C W PAINTING2000 LTD.

U,i`i>E->>*i>>}iiUVii,i>E>}U7i>iw}-iU7iii,i>

PMS BC 2012.indd 57 11/19/11 12:49:53 PM


Painting

Painting

Painting

REMDAL PAINTING & RESTORATION INC.

Ph: 604-882-5155 www.remdal.com

Serving Greater Vancouver since 1974

U/iE>i,i>}U,iE-iV>VViiiUVii,i>E-iUi*>}E,i>

HIGH RISE | COMMERCIAL | MULTI-UNIT STRATA | RESIDENTIAL

| COMPLETE PROFESSIONAL PAINTING & RESTORATION SERVICES GUARANTEED!| PROFESSIONAL TEAM OF UNIFORMED PAINTERS & MANAGEMENT STAFF| INTERIOR & EXTERIOR APPLICATIONS

LIABILITY INSURED | WCB COVERAGE

604.760.3363summitpainting.ca

PMS BC 2012.indd 58 11/19/11 12:49:53 PM


Parking management

Parking management

Pest control

Parking Management ServicesConsultingService ContractsManpower Contacts

Vinci Park1440 West Pender StreetVancouver, BC V6G 2S2

Phone: 604-684-6634Fax: [email protected]

www.vincipark.cawww.vinciparkcanadaplace.ca

1

604 682 6744

Friendly, Affordable & Convenient Parking!

Providing Parking Management Services

for Public and Privately owned facilities

since 1948.

Trusted. Dependable.

EasyPark offers solutions that work.

www.easypark.ca

Look for the orange

Why pay more?Environmentally safe

,iì>UiV>U`>U>-iViU7i>>ii 1i/>i`-iV>UiiVii`>ìvi`

ìÙ1>i`6iViUii>iUi`}/i>iGuaranteed pest control at a fair price.

IPM Services Inc.23 Years of Pest Management Experience

>\iVJ>V>

6>Vi

604-730-9202

>6>ViE>L

604-434-8501

PMS BC 2012.indd 59 11/19/11 12:49:53 PM


Pest control

PMS BC 2012.indd 60 11/19/11 12:49:54 PM


Plumbing

Plumbing

Serving the Entire Lower Mainland

www.bluemountainservices.comFax: 604-444-3611

Blue Mountain Services Ltd.RESIDENTIAL S COMMERCIAL S INDUSTRIAL

24-Hour Emergency Service604-444-3711

#10 3051 Underhill Ave. Burnaby, BC V5A 3C2

Professional ServiceWork with Stratas

Serving the Entire Lower MainlandCamera Work (CD provided)

All plumbing repairs and replacementsAll heating repairs and replacements

Fast response time

*1 U/ U , U ," /,/

w w w . b m s m e c h a n i c a l . c o m

For best results employ the services of a professional, experienced

re-piping specialist that takes the project from the planning stages

to the nished project, within the allotted time and budget.

604-515-9330 / Fax 604-515-9340

Your RE-PIPE specialists BMSis the best solution to your plumbing

problems.



www.ucsl.com(604) 368.2528

PMS BC 2012.indd 61 11/19/11 12:49:55 PM


Plumbing

Plumbing

Brighter Mechanical

604.279.0901 GOOD COMPANY TO HAVE AROUND

2140-21000 Westminster Highway Richmond BC Canada V6V 2S9

Office 604.279.0901 Fax 604.279.0902 [email protected]

www.brightermechanical.com

Domestic Water Re-pipe Specialists

Brighter Mechanical has been a leader in re-piping high and low rise apartment buildings in the Lower Mainland since 1988.

We offer a unique service approach where we systematically and efficiently replace the water system in your entire building while minimizing inconveniences to the occupants.

Our One-Stop solution includes design, installation of new plumbing, all drywall repair and repainting.

Its all done for you!

R E - P I P I N G S P E C I A L I S T S

Cambridge Specializes in Re-Piping Apartment Buildings and has Re-Piped over 375 totalling more than 17,000 suites.

We offer full restoration of all finishes: drywall, painting, etc.

Organized, professional and providing quality workmanship on schedule and on budget, since 1967.

For a complimentary evaluation call, 604.872.2561

SINCE 1967

TEAMWORK

4343 Fraser St., Vancouver, BC V5V 4G4 TEL: 604.872.2561 FAX: 604.877.1602 [email protected] | www.cambridgeplumbing.com

PLUMBING

TILES

DRYWALL

PAINTING





PMS BC 2012.indd 62 11/19/11 12:49:55 PM


Plumbing

(Installed without digging a trench)



Plus

9ARD$RAINAGE

0LUGGED$RAINS

7ET"ASEMENTS

(IGH0RESSURE&LUSH

3EPTIC4ANK)NSTALLATION

6IDEO0IPE)NSPECTION

0IPE2EPLACEMENT

!LL0LUMBING3ERVICES

PMS BC 2012.indd 63 11/19/11 12:49:56 PM


Plumbing

Plumbing

Property inspection

604-988-5241 Commercial - Industrial - Residential Fax: 604-988-5399 24 Hour Emergency Service CallsFor all your plumbing, heating, refrigeration & A/C needs0REVENTATIVE-AINTENANCE3ERVICEs0LUMBINGs$RAINING(EATINGs"OILERSs'ASs!#s#ONTROLSs2EFRIGERATION

#1 - 40 Gostick Place, North Vancouver, V7M 3G3

KPH KEITH P,5-").' & H%!4).' CO L4$100 Year Anniversary1911 - 2011

Jc^kZghVa=ZVi^ c\AiY

PLUMBING, HEATING & AIR CONDITIONING

24 HOUR SERVICE Free Estimates 604.873.3551 Since 1975 Reasonable Rates FAX 604-248-1700

www.universalheating.ca







PMS BC 2012.indd 64 11/19/11 12:49:56 PM


Power sweeping

Your Power Cleaning Professionals

1-888-423-8003

[email protected] www.valleypowersweep.com

t4USFFUTXFFQJOHt1BSLJOHMPUNBJOUFOBODFt1PXFSTDSVCCJOHt-JOFQBJOUJOHt$POTUSVDUJPODMFBOVQ BBB member

PMS BC 2012.indd 65 11/19/11 12:49:57 PM


Pressure washing

Pressure washing

Pressure washing

Tel: 604 - 973 - 0122s#OMMERCIALs)NDUSTRIALs2ETAIL

E x p e r i e n c e Y o u C a n T r u s t

CLEANING SERVICES LTD

s#OMPLETE*ANITORIAL3ERVICESs%XTERIOR-AINTENANCEs#ONSTRUCTION#LEANING

Coastline is your Solution Expert since 1997www.coastlineclean.ca

s0RESSURE7ASHINGs7INDOW#LEANINGs#ARPET5PHOLSTERY#LEANING

Eco-Friendly HOT WATER COMMERCIAL INDUSTRIAL GUM REMOVAL

www.detailpressurewashing.com604 351 5868

Fully Insured Worksafe BC

r#VJMEJOH1BSLBEF.BJOUFOBODFr1PXFS4XFFQJOH(SBUJ3FNPWBM






*


PMS BC 2012.indd 66 11/19/11 12:49:57 PM


Property maintenance

Property management

Re-piping

Contact us for a FREE estimate: 778-322-4469 | www.mpmaintenance.ca

PRESSURE WASHING GRAFFITI REMOVAL SITE CLEAN-UP CUSTOMIZED MAINTENANCE PLANS

w w w . b m s m e c h a n i c a l . c o m

For best results employ the services of a professional, experienced

re-piping specialist that takes the project from the planning stages

to the nished project, within the allotted time and budget.

604-515-9330 / Fax 604-515-9340

Your RE-PIPE specialists BMSis the best solution to your plumbing

problems.

PMS BC 2012.indd 67 11/19/11 12:49:58 PM


Re-piping

Re-piping

R E - P I P I N G S P E C I A L I S T S

Cambridge Specializes in Re-Piping Apartment Buildings and has Re-Piped over 375 totalling more than 17,000 suites.

We offer full restoration of all finishes: drywall, painting, etc.

Organized, professional and providing quality workmanship on schedule and on budget, since 1967.

For a complimentary evaluation call, 604.872.2561

SINCE 1967

TEAMWORK

4343 Fraser St., Vancouver, BC V5V 4G4 TEL: 604.872.2561 FAX: 604.877.1602 [email protected] | www.cambridgeplumbing.com

PLUMBING

TILES

DRYWALL

PAINTING

Brighter Mechanical

604.279.0901 GOOD COMPANY TO HAVE AROUND

2140-21000 Westminster Highway Richmond BC Canada V6V 2S9

Office 604.279.0901 Fax 604.279.0902 [email protected]

www.brightermechanical.com

Domestic Water Re-pipe Specialists

Brighter Mechanical has been a leader in re-piping high and low rise apartment buildings in the Lower Mainland since 1988.

We offer a unique service approach where we systematically and efficiently replace the water system in your entire building while minimizing inconveniences to the occupants.

Our One-Stop solution includes design, installation of new plumbing, all drywall repair and repainting.

Its all done for you!



www.ucsl.com(604) 368.2528

PMS BC 2012.indd 68 11/19/11 12:49:58 PM


Re-piping

PMS BC 2012.indd 69 11/19/11 12:49:58 PM


Restoration

Restoration

24/7 Emergency Responders Water & Fire Damage Restoration

604.549.0099 and 1.866.578.3138 www.canstarrestorations.com





PMS BC 2012.indd 70 11/19/11 12:49:59 PM


Restoration

Restoration

FIRSTGENERALSERVICES

Specialists in Strata LossesWATER WIND FIRE MOULD

First General Services Vancouver Inc. www.fi rst-general.com

EMERGENCY 24/7604.291.2880

Steve Page, Project Manager steve.page@fi rstgeneral.ca

VANCOUVER1385 Boundary Road604.436.1440

SURREY24-13260 78th Avenue604.590.1440

ABBOTSFORD30936 Peardonville Road 604.854.5309

CHILLIWACK#5-8465 Harvard Place604.795.4884

CANADAS EMERGENCY RESTORATION EXPERTS

TOLL FREE: 1.877.778.6731 www.fi rstonsite.ca

r8BUFS&YUSBDUJPO%SZPVUr'MPPEBOE'JSF3FTUPSBUJPOr$POUFOU$MFBOJOHBOE4UPSBHFr&OWJSPONFOUBMBOE#JP)B[BSE$MFBO6Q

r$BSQFUBOE6QIPMTUFSZ$MFBOJOHr&NFSHFODZ3FTQPOTF



www.ucsl.com(604) 368.2528

PMS BC 2012.indd 71 11/19/11 12:50:00 PM


Restoration

Restoration

Restoration

Offering more than just Restoration

UiV>`>i]>ii]>iU>Li>vii}iV

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Epoxy injection of leaking cracks Parking Deck Membranes Watertight Expansion Joints Foundation Walls Corrosion Repairs

604 521-4300 XXXQPMZDSFUFSFTUPSBUJPOTDPNr$BZFS$PRVJUMBN

Complete Concrete Restoration Services Shotcrete Shotblasting/Blastrac

(Surface Preparation) Composite Strengthening Systems

BC.'s Recognized Experts in Concrete Repair Since 1978

REMDAL PAINTING & RESTORATION INC.

Ph: 604-882-5155 www.remdal.com

Serving Greater Vancouver since 1974

UVii,i>U,i*>}iiU`>>}-iU,vEiViL>i

PMS BC 2012.indd 72 11/19/11 12:50:01 PM


Restoration

Roofing

Specialists in disaster restoration,

home/commercial renovations and property service

TOLL FREE: 1-877-800-8541

www.yaletownrestoration.com

Members of the Better Business Bureau

Flood, Fire, Wind, Bio Hazard Vandalism and Vehicle Impact Water Regression 24 Hour Emergency Response

Servicing the Lower Mainland & Fraser Valley

RE

Property Managers' Source Book 2012

Documents

Transcript of Property Managers' Source Book 2012