CPM BC AB

THE B.C./ALBERTA EDITION December/January 20131

THE B.C./ALBERTA EDITIONCANADIAN PROPERTY MANAGEMENT MAGAZINEVolume 20 No. 4 December/January 2013

INDusTRY lEADER

A 30 year veteran of the facili-ties and property management industry, Susan Dodsworth has learned the business literally

from the bottom up. The Pacific regional director of SNC-

Lavalin O&M (SNC) has come a long way since she began working at the bank straight out of high school.

Prior to joining SNC, the Vancouver native spent 23.5 years with RBC Finan-cial Group (RBC), starting in admin-istration and eventually moving up to managing building operations for the company’s branch network and previ-ously critical operations data centre.

“I actually wanted to be a nurse,” recalls Dodsworth, 54.

However, an opportunity in the bank’s real estate department led her to dis-covering a passion for the work and she decided to stay. It was a valuable training ground as she learned the various aspects and facets of building and operations management. During that time, she also earned her Real Property and Facilities Management Administrator designations.

When RBC outsourced the real estate department in 2000, Dodsworth oversaw

the transition for more than three years before joining SNC-Lavalin O&M in 2004. She joined initially as senior facility manager of the Canadian Broadcasting Corporation (CBC) premises in down-town Vancouver before being promoted to regional director in 2006.

In her role, Dodsworth currently over-sees a portfolio of approximately 5 mil-lion square feet for BC Hydro and Public Works and Government Services Canada (PWGSC). She leads a team of more than 100 including facility managers, maintenance supervisors, technicians and administration and support services across 106 buildings.

“We manage their day-to-day building operations and provide them with best in class solutions to maintain their buildings and assets,” explains Dodsworth, noting other clients in B.C. include Standard Life and CBC, which she previously managed.

With regional offices across Canada, SNC is the largest property and facility management provider in the country. Its portfolio includes more than 9,000 facili-ties spread across 110 million square feet. Its parent company SNC-Lavalin Group is the largest engineering and construction

By Cheryl Mah

firm in Canada and one of the largest in the world.

“We offer a full suite of services …facili-ties management technical services, health and safety, finance, project and program management, commercial letting and com-missioning. We use many benchmarking best practices and provide value added ser-vices,” says Dodsworth, going on to point out exceeding the expectations of clients has been key to their success.

By leveraging their recognized exper-tise and access to global vendors, SNC is able to provide fully integrated real estate services “in-house” for clients with signif-icant cost savings as well as the personnel necessary to ensure efficient operations of their facilities.

Dodsworth relies on her highly skilled and professional team to meet their cli-ents’ needs.

“The way I do my job is to remove the road blocks and provide the tools so that they [her team] can succeed in their jobs. My motto is you don’t manage people, you manage things. You lead people,” she says.

The team’s outstanding service and best practices have been recognized with a number of recent awards. Library

Lobby of the Douglas Jung Building

Susan Dodsworth

12-082_No_contest_8.125x10.875-PRESS.indd 1 Wednesday12-08-15 3:03 PM


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THE B.C./ALBERTA EDITION CANADIAN PROPERTY MANAGEMENT MAGAZINE

PublisherDAN GNOCATO

[email protected]

Managing EditorCHERYL MAH

Graphic DesignTANG CREATIVE INC.

British Columbia/Alberta SalesDAN GNOCATO

Tel: 604.549.4521 ext. 223

Contributing WritersVERONICA FRANCO

TONY GIOVENTuROBERT KRAVITZ

ROBERT MARCHIORIIAIN MORTON

PresidentKEVIN BROWN

Published and printed (four times yearly as follows: April, June/July, Sept/Oct., Dec./Jan.) by MediaEDGE Communications Inc.

114 – 42 Fawcett Drive Coquitlam, BC V3K 6X9

Tel: 604.549.4521 | Fax: 604.549.4522email: [email protected]

Printed in Canada

ISSN 1915-6049

Vol. 20 No.4 December/January 2013

February 13 & 14, 2013www.buildexvancouver.com

Profile: Susan Dodsworth, SNC-lavalin O&M .................................... 1Safety/Security .................................................................................. 5Piping/hVaC ..................................................................................... 8legal ............................................................................................... 10Buyer’s Guide .................................................................................. 11In the headlines ............................................................................... 16

IN THIs IssuE...

B.C.’s coast was hit with a string of major earthquakes in late 2012, reminding us once again that we live in a high seismic risk zone. For many it was a wake up call, and renewed concerns about the inevitable “Big

One” dominated public discussion. Of course, the predominant question is: are you ready?

I would like to think my family is ready. We have some emer-gency supplies prepared (but probably not sufficient) and we’ve discussed the safe and dangerous places in our home. With no way of predicting the next major and possibly devastating earth-quake, the key is to be prepared.

This is especially critical for businesses. An earthquake is only one possible disaster or emergency that could affect buildings. It is imperative that a formal disaster plan is in place to pro-tect property and lives. Tony Gioventu from the Condominium Home Owners’ Association of BC shares insights into estab-lishing check lists as critical planning and operations tools in case of emergencies.

Also in this issue, learn about common plumbing problems and what you need to know when it comes to commercial boiler retrofits in our piping/HVAC section. With our building stock

aging, energy efficient retrofits are top of mind.

For our profile, we chat with Susan Dodsworth, SNC-Lavalin O&M regional director. A 30 year industry veteran, Dodsworth cur-rently oversees a portfolio for cli-ents BC Hydro and Public Works and Government Services Canada. With regional offices across Canada, SNC O&M is the largest property and facility manage-ment provider in the country.

Finally, don’t forget to check out our Buyer’s Guide contained inside. Browse the listing for services and products you might need.

All the best for 2013.

Cheryl MahManaging Editor

wAkE uP CAll

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FROM THE EDITOR

December/January 2013 THE B.C./ALBERTA EDITION4

PROFIlE

Square Tower was honoured with a 2012 BOMA BC Earth Award and the Douglas Jung Building earned a 2011 BOMA BC TOBY. The Outstanding Building of the Year (TOBY) awards are the most prestigious handed out by the commercial real estate industry across North America.

SNC also earned Clean Air Awards from The National Air Filtration Association in 2011 for five PWGCS facilities in the Lower Mainland. The awards recognize buildings operated by companies that dem-onstrate outstanding effort in maintaining a clean and healthy indoor work environ-ment while reducing operating costs.

“Health and safety is paramount with our company,” notes Dodsworth.

Like many leaders in the real estate industry, sustainability is a key part of

SNC’s strategy with a commitment to green maintenance practices and energy conservation. SNC supports BOMA BESt and has a number of buildings certified.

“We work with our clients to under-stand their priorities on environmental stewardship and put programs in place to achieve them,” says Dodsworth, citing as an example the opportunity to maximize BC Hydro’s waste management program which they are currently working on.

Dodsworth counts sustainability as one of the biggest and most important changes in the industry since she started.

“It’s the way we do business now. We need to recycle so we’re diverting from the landfill. We’re using products and building materials that have been made in a sustainable manner. It’s all very much at the forefront,” says Dodsworth. “I enjoy

seeing and experiencing the innovation in buildings and how buildings are man-aged with new technology with the focus on environmental stewardship.”

As for the future, she feels one of the focuses for the industry will be on maxi-mizing the use of space given the high cost of acquiring and maintaining real estate.

“We are re-thinking how we use space whether it be office or industrial,” says Dodsworth. “There will always be a need for bricks and mortar but we have to think outside of the box on how to more effectively and efficiently manage the amount of space we need to do our job — our work.”

When it comes to building opera-tions and maintenance, highly skilled personnel is an important requirement. With an aging workforce, finding skilled workers is a growing concern. Building technicians are increasingly in short supply, notes Dodsworth.

“We found that at local colleges there doesn’t seem to be the same amount of enrollment in that area,” she says. “It could be a challenge.”

As second vice president and treasurer of BOMA BC, Dodsworth also dedicates time to the industry at large. She has served on the board for four years and joined the executive this year.

“BOMA is an important advocate for the commercial real estate industry…and it’s about giving back,” says Dodsworth, who most recently obtained her rental property management license from the UBC Sauder School of Business.

Giving back to the community is also part of the company culture. In October, nine employees in Vancouver took part in Habitat for Humanity. It’s one of the many organizations that SNC supports. This was the first time the Vancouver office took part, building a townhome project in Burnaby.

While no two days are alike for Dod-sworth, she does work long days and is often in the office by 6am, allowing her to connect with various colleagues within the organization back east.

But life isn’t all work for the mother of two who recently became a grandmother. At the end of the day, she looks forward to going home and spending time with her husband of 29 years, who just retired. She enjoys reading, being active and vol-unteers at her church.

“I literally have a hard time sitting still,” she says. v

Library Square Tower


Every time we have a major earthquake in the Pacific Region, arm chair disaster speculators venture into emer-

gency planning, prophesying the doom of the “big one”. No matter what event occurs or when it comes, we will still have to maintain our residential prop-erties and commercial interests. For anyone who has survived a building fire or major water escape, the benefits of a reasonable disaster or emergency plan are immediately obvious. Disasters and emer-gencies that affect buildings may relate to sudden internal water escape or fire, severe weather events, industrial disasters, air crash, seismic events, or community infrastructure failure such as electricity, natural gas, or communications. Over the last 100 years, each of these incidents has occurred in B.C., occasionally with a loss

of life and serious injury, but always with a significant loss to property and personal cost. Simply executing a disaster plan is

insufficient unless your community also has a focused awareness program that is routinely delivered and updated to the residents and owners of the property.

sAFETY/sECuRITY

DIsAsTER PlANNINGBy TONy GIOVeNTu

For anyone who has survived a building fire or major water escape, the benefits of a reasonable disaster or emergency plan are immediately

obvious.

The 2008 summer loss of a power sub station in Vancouver illustrated how a local event has a substantial impact on property use. The power loss spanned two days resulting from an underground fire. Emergency generators in commer-cial buildings and residential properties started and for some continued to pro-vide continuous service; however, one of CHOA’s member buildings shut down within 45 minutes as the fuel back up had not been restored in three years, and at least one other commercial building experienced generator shut downs relating from cooling failures con-nected to water pressure drops due to fire fighting. The domino effect resulted in loss of critical power for high tech service providers, commercial property, building access, and building safety and security systems being compromised.


sAFETY/sECuRITY

Home owners, occupants, tenants: • Educate yourselves on emergency exits and building

procedures. Inform the strata council of the names of all occupants and pets.

• Maintain your occupant insurance, including a living out allowance in the event the building cannot be oc-cupied. Review the strata corporation insurance policy with your insurance broker to secure the best coverage.

• Maintain a water proof safety kit including a battery or manually charged radio, several LED or manually charged flash lights, extra batteries, water and non per-ishable food for at least 72 hours, can opener, mobile phone, medication, important documents, emergency blankets, emergency contact information.

• Establish an emergency contact or location in the event your family is separated. Make sure you update your kit at least once a year.

• Do not use open flames such as candles or barbeques in or adjacent to buildings in the event of an emergency that may have compromised the gas delivery system, such as a gas line break or earthquake.

strata councils and managers: • Create checklists for all building systems and operations.

A disaster averted is management at its best. • Consolidate a master service plan that lists all suppli-

ers and emergency responders. Provide a copy of the check lists and service responder plans to every council member.

• Identify the shut off locations for gas, water, electrical, security. Mark door entries for these areas with security protocols and access requirements.

• Educate your owners and occupants annually. An emer-gency status report as part of the annual meeting notice package and post disaster plan reminders in elevators and public areas.

• Maintain and review your insurance annually and re-port the insurance immediately upon renewal to your owners and occupants. Owners and tenants are named insureds on the policy as deemed by the Act.

• Maintain owner, tenant and pet lists. They may be cru-cial in a building failure, and a critical tool in assisting emergency responders. Identify anyone who has special access limitations or requirements.

Not every emergency has a contingent solution, but don’t be impacted by an avoidable response.

Check lists are critical planning and operations tools for trans-portation, health care, security, national defense, financial insti-tutions, government operations, utility planning and service, emergency responders, and public safety. A reliable check list provides the user with a complete list of obligations, duties, time frames, and directions in the event of a disaster. They are easily published and used as a continuing education model for your clients. During the recent hurricane in the U.S. one of the television announcers was advising that viewers go to websites

for more information. If you are using a website for disaster planning after the event, it is too late, and it is likely you have no power or access to the web in any event. Publish check lists that assist owners, occupants, tenants, strata councils, strata managers, service providers and emergency responders with the information they need to access your buildings and to address the immediate crisis.

A few simple check lists and who they should affect: start with identifying who needs to complete a plan and take inven-tory of your occupants and property. The Strata Property Act requires that owners, tenants and occupants must identify themselves to the strata corporation. This is essential in emer-gency planning for building evacuation. In 1962, hurricane Freda made it clear to B.C. residents that we are not immune to the disasters shared by the rest of the world. The best plan is one we never have to implement. v

Tony Gioventu is executive director, The Condominium Home Owners’ Association of BC. More information at www.choa.bc.ca or [email protected].

Check lists are critical planning and operations tools...


sAFETY/sECuRITY

safety, security and compliance have become several of the top influencing factors that tenants consider when signing off on

commercial lease agreements. Most large regional, national or multi-

nations tenants have reached a point of sophistication in their risk management approach to have detailed requirements of how they locally, regionally or globally deploy a standardized, systematic approach to protecting their personnel, assets and now more than ever, information. These firms also need to comply with their own customers’ information privacy concerns, and in turn conduct and be subject to security and information audits.

As a result, infrastructure security is becoming increasingly important for commercial property owners and man-agers to invest in and to upgrade with purpose, while also implementing and testing robust supporting programs of how the technology is utilized.

So how has the security industry evolved to allow for property owners and managers to stay in step with emerging requirements without breaking the bank?

Traditional Building security ApproachDepending on where they are in a tech-nology refresh cycle, basic building secu-rity systems in Canada typically offer a functional key replacement card access system, a camera surveillance system of varying quality surveying high traffic and sensitive areas. Both of these sys-tems are most often located on site, with

an offsite monitoring service for critical alarms such as fire. In most cases, these are standalone systems located within the building offering no redundancy and are often underutilized. For example, many active card records are not vigorously audited on a periodic basis to ensure lost or former employees or contractor cards are cancelled. And many video systems are reviewed post-event and are not inte-grated for alarm triggered viewing.

Compounding these issues prevalent in a traditional building is an economic pres-sure to not install costly security centres and 24-hour stationary guard positions with limited functionality and what can seem to owners like a small return on invested time.

Recently, the industry has seen a surge toward upgrading card access systems to smart card systems and video systems that offer much higher resolution mega-pixel images.

Intelligent security DesignWe have seen a trend of partial remotely managed environments with the industry focus on managed services, however in many cases this provides limited function-ality without tightly integrated triggers between systems for intelligent decision making and response. Further, the design and response procedures may not be in full harmony with a comprehensive risk management plan, and the tenants’ own programs and standards.

We recommend regular and thorough risk assessments that examine threats and hazards and evaluate the vulnerability and

potential consequences from an event in order to understand and prioritize their risk mitigation and management strategy. All strategies should include a prepared-ness plan in advance of a potential event, a mitigation plan to restrict risk and harden targets, a response and escalation plan, and a recovery plan to resume core business services. There is no “one-size-fits-all” approach; plans will and should vary from one building to the next.

In today’s world, these plans should be tested, and shareable with the large tenant stakeholders and adaptable to include specific requirements to meet a tenant’s own risk management strategy.

Technology and services selectionWith the risk management plan in place the selection of technology and sup-porting services and vendor capabilities should follow.

With ever-evolving technology, adapt-able solutions are available that can tran-sition a building through many lifecycle stages from relatively basic, fully-stand-alone security systems with smart device control for the owner/manager to tightly integrated remote monitoring station managed systems that replace all but the on-site event response person.

These solutions allow the users to validate on their smart devices that their space has been armed, allow them to change an individual’s access rights, and can offer a remote escort of a late night employee leaving the building. Tech-nology also allows users to monitor deliv-eries by opening a loading dock remotely. All of these action events are process driven and auditable.

If you have local or multiple sites, make sure you are working with a vendor that can support those sites nationally for con-sistency across your portfolio. v

Iain Morton is vice president, Canada region at Tyco Integrated Security. The company’s focus is on customer service, quality, cost affordability with flexible security solutions that help protect clients’ employees, assets and their bottom lines.

INVEsTING IN sECuRITYBy IaIN MOrTON


Plumbing, which is an ongoing concern in commercial and multi-residential properties, generally become problem-

atic — and expensive — as buildings age. However, there are many plumbing-related problems that can be corrected fairly quickly, at minimal expense, and with limited interruption to building tenants.

A recent study by Waterless Company, which has manufactured and installed no-water urinals for more than 25 years, has identified the most common commercial plumbing issues. The study also suggested problems that in-house staff can cost-effectively correct.

Restoring the Toilet GurgleThe toilet gurgle is heard at the end of a complete flush. If there is no gurgle, the water will run, which is often corrected by jiggling the handle.

However, if this problem is ongoing, it usually indicates there is a more serious situation. One of the most common rea-sons for a running toilet is a sticky flush valve. Opening the tank and pulling on the chain connected to the flush valve is sometimes all that is needed. Otherwise, the flush valve and the assembly holding it in place will need to be replaced. Most replacement parts are typically inexpensive

and can be purchased at a hardware store. And, as long as you follow the instructions, replacement and installation are easy.

leaky FaucetsLeaky faucets can often be fixed by tight-ening connections. If the leak is in a pipe, remove the affected section and replace it. “Patch kits” for plumbing leaks are also available at hardware stores. While a patch kit is designed to be a temporary fix, it can often be used on a permanent basis if the fixture and pipe are sound. Another quick and easy temporary measure is wrapping waterproof tape over the bad spot. Start the tape about two to three inches from the hole and extend it the same length. It should be noted that when a pipe leaks, especially as a result of corrosion, addi-tional leaks in other areas of the pipe may occur. In this case, the whole section of pipe will likely need to be replaced by a qualified plumber.

Clogged DrainsGrease, hair, and other debris typically build up inside sink drain pipes. Since buildup can happen regularly, knowing how to fix this problem can be a cost saver and in most cases, it is very easy. Using a plumber’s snake, which is another item available at hardware stores, slowly push

and crank the snake down the drain. This action will break up the blockage. Some material may go down the drain and the rest may come up with the snake, indi-cating the cause of the problem should you need to mention this to a tenant.

Clogged ToiletsUsually, clogged toilets can be fixed using a plunger…correctly. Turn off water to the fixture, leaving some water in the bowl so the plunger can work. The secret to using a plunger is to not break the suction seal over the drain. Place the plunger over the bowl/drain, push in, and then pull out sharply, while maintaining the seal. Repeat until the water begins to drain.

If the problem persists, use a plumber’s snake as described earlier. There may be an actual obstruction in the pipe that must be removed.

Foul OdoursIf a clean restroom has malodours, a floor or sink drain may be the cause. A drain will have a “U” or “J” pipe directly under-neath and there is a reason. Water builds up in this area, preventing sewer odours from being released. But if the water evap-orates, sewer odours are released.

“The most effective way to address this problem is to use a liquid trap primer,” says Klaus Reichardt, CEO and founder of Waterless Co. “A quality liquid trap primer can last for years, essentially elimi-nating this problem.”

when to Call the PlumberNot every plumbing problem can or should be fixed in-house and in some cases, should not even be attempted. Low water pressure, no hot water, burst pipes, or no water at all requires a plumber.

But, many plumbing issues are surpris-ingly easy to correct.

“Building engineers should do a little experimenting when it comes to plumbing problems,” adds Reichardt. “If the situation is not an emergency, try to repair the [plumbing] problem in-house. Very often, it is far easier to do than expected.” v

Robert Kravitz is a writer for the pro-fessional cleaning and building industries.

COMMON PluMBING PROBlEMsBy rOBerT KraVITz

PIPING/HVAC


PIPING/HVAC

There are a number of reasons why a building owner may be considering retrofitting an existing commercial boiler. The equipment may be at the end of its service life, the maintenance costs may be getting too high, or

the potential savings in fuel with a more modern system are all good reasons. Regardless of the reason why you have decided to retrofit your boiler, we are going to look at where to start and what to look for.

As a building owner or property manager, you are most likely not a boiler or heating expert. So who you do you call? Your first step is to source out mechanical contractors who specialize in commercial boiler retrofits. Not all plumbing, heating or mechanical contractors are certified and experienced in this type of installation. In most jurisdictions, commercial installations require companies to be certified by a provincial authority to carry out these installations. As well, there is likely to be more than one inspection agency to deal with; that is to say that most installations require not only a boiler or pressure vessel permit, but often they also require a gas permit, or plumbing permit and an electrical permit. You may also be required to obtain a seismic engineer’s report, a chemical engineer’s report, and a commis-sioning report. When looking for an appropriate contractor, ask for proof of their experience, as well as for references. Con-tractor associations, such as the Mechanical Contractors Associa-tion, are a good place to find the right companies and will know which companies specialize in this area. The local or provincial authorities can provide information on which companies are cer-tified to carry out commercial boiler retrofits.

Once you have identified qualified contractors in your area, you will want to get proposals from them. This is where things can get confusing because there are a number of different types of boilers, as well as heating systems. For instance, condensing boiler tech-nology is being widely used now. So what is a condensing boiler? The answer is a heating appliance that utilizes the latent heat of condensation. But what does this mean to you? If you don’t know what latent heat is, or what perfect combustion is, don’t worry, you don’t need to know. What you are looking for is to get the best value from your heating system. To get the best value, you will want to be asking some key questions. Specifically, you will want to analyze the payback from a new system.

It is assumed that older heating equipment is not as efficient as new heating equipment. Therefore, there should be savings to be realized in fuel consumption. The variable is in how many years it will take before the savings in fuel use will equal the cost of the installation. A few other key questions to be asking are:

• What are the anticipated maintenance costs of the new system? Even new equipment requires preventative maintenance

• Are there any incentives available? Almost everywhere in Canada now, there are incentives available. A good heating contractor will know what incentives are available and should either include them in the proposal or, at the very least, be able to walk you through the processes.

• What is the life expectancy of the new equipment? The life expectancy of a piece of equipment is very dependent

on the conditions of the installation. I have seen “top of the line” equipment fail in a relatively short period of time because of an improper installation condition. The manu-facturer likely won’t replace it under warranty.

• What is the warranty on the new equipment from the manu-facturer, and what kind of warranty is the contractor pro-viding on the installation?

• What type of relationship do the manufacturer and the contractor have? Most manufacturers offer contractor training for their products and, therefore, certify certain contractors in the installations of their products. Look for a contractor that has a good local relationship with the equipment manufacturer.

• What type of contractor will be used for the project, and who will provide the contract documents? Often, if a contractor provides an “in house” contract document, there is a percep-tion by the customer that the contract benefits the contractor more than the customer. The same is true if the customer provides the contractor with the documents. The Canadian Construction Association has developed a series of construc-tion contracts that are designed to provide mutual protection for the contractor and the customer. These contract docu-ments are purchased and therefore registered through the Canadian Construction Association.

The outcome or success of a commercial boiler retrofit project will depend largely on the contractor who does the installation. Taking the time and putting in the effort to source a good con-tractor will be worthwhile in the end result. v

Rob Marchiori is owner of Ram Mechanical Ltd., a company that specializes in high quality boiler retrofits to save energy and provide better comfort.

COMMERCIAl BOIlER RETROFITsBy rOB MarChIOrIWhat you need to Know

Ram Mechanical owner Rob Marchiori beside a Viessmann Vitodens 200 WB2B-35 wall hung condensing boiler.


sMOkING AND sTRATA CORPORATIONsBy VerONICa FraNCO

lEGAl

with people becoming more aware of the health dangers of second-hand smoke, there are more

conflicts between smokers and non-smokers in strata corporations. People are demanding “clean” air around them. Beyond cigarettes, marijuana is causing conflict. In fact, with the growing accep-tance of medicinal marijuana, we may see it smoked more openly.

The B.C. Tobacco Control Act (“TCA”) and Regulation (“TCR”) bans smoking in common areas of con-dominiums and within three metres of a doorway, window or air intake of common areas of condominiums (“buffer zone”). Also, the TCA requires strata cor-porations and their property managers to enforce the smoking ban. Failure to do so is a contravention of the TCA. Some municipalities have enacted bylaws that are either similar to, or more stringent than the TCA. Strata corporations should check their municipal bylaws to determine whether the bans are limited to the areas specified under the TCA or are broader.

Because the TCA only deals with tobacco products, it cannot be used to prevent smoking of other substances, such as marijuana. Although it is illegal to smoke marijuana under the federal Controlled Drugs and Substances Act, the extent to which it is enforced varies from municipality to municipality. As a result, a strata corporation or a resident cannot rely on the government statutes

to ban marijuana smoking in a strata corporation.

While the BC Strata Property Act (the “SPA”) does not address smoking directly, the owners may ban smoking by bylaw or rule. Because smoking bans under the TCA or the municipality’s bylaws must be enforced, a strata corporation should consider creating a no smoking bylaw that mirrors or goes beyond the legislation. Without its own bylaw, the strata corpora-tion may be limited in its ability to enforce the government imposed smoking bans.

Even without a specific bylaw, the strata corporation may have other bylaws to limit smoking. For example, the Standard Bylaws to the SPA provides that an owner, tenant, occupant or visitor must not use a strata lot or common property in a way that is a nuisance. Nuisance is defined as an unreasonable interference with the use and enjoyment of land. If a complaint about smoke is made, the council must investigate the complaint in order to determine whether it is a nuisance. The investigation may involve hiring an expert or going to the “scene”. Note that cigar smoke has been held to be a nuisance (Raith v. Coles, 1984 BCSC).

If smoking is found to be a nuisance, it is unlikely that the smoker will comply with a complete ban. As a result, a negotiated solution involving solutions that minimize transfer of smoke, such as renovations to the strata lot and its ventilation system, may be required. However, according to the Clean Air Coalition of BC, air filters,

purifiers and ventilation systems do not eliminate second-hand smoke. Accord-ingly, the repairs may not be effective and other solutions may need to be found.

Ultimately, if the problem continues, the strata corporation will have to enforce its bylaws by levying fines or denying access to a recreational facility in accordance with the SPA. If these measures do not work, the strata corporation may have to apply to court for an injunction to ban smoking or if the smoker is a tenant, an order to evict the tenant pursuant to section 148 of the SPA. An owner who fails to abide by a court injunction may be found in con-tempt of court proceedings, and be forced to pay a fine or go to jail. Alternatively, the strata corporation could apply to court to force the owner to vacate the strata lot pursuant to section 165 of the SPA.

If the strata corporation fails to enforce the bylaw, the owner has two possible remedies. First, the owner may apply to court for an order to force the strata cor-poration to enforce its bylaws (Chorney v. The Owners, Strata Plan VIS770, 2011 BCSC 1811). Second, an owner may bring a claim under the Human Rights Code (the “Code”) that the strata corporation has discriminated by failing to provide a smoke free environment, which the owner requires because of his or her disability (McDaniel and McDaniel v. Strata Plan LMS 1657 (No. 2), 2012 BCHRT 167).

While there are examples of code com-plaints by non-smokers, there are very few cases brought by smokers. Where marijuana is involved, the alleged discrim-ination is often on the basis that smoking is required for medicinal purposes to treat a disability (Goluch v. Greater Victoria Housing Society, 2011 BCHRT 68).

The negative effects of second-hand smoke are now well documented. These demands conflict with a smoker’s desire to smoke in the comforts of his or her home. The strata corporation is obliged to resolve these conflicts. A proactive strata council will take the necessary steps to avoid costly legal action. v

Veronica Franco is a partner at Clark Wilson LLP.

Buyers’ Guide 2013

12 | 2013 CANADIAN PROPERTY MANAGEMENT BUYERS’ GUIDE ThE B.C. EDITION

Listing IndexBuyers’ Guide 2013 Acoustic Finishes

Acoustic & Noise Control

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Acoustic FinishesAcoustic & Noise Control . . . . . . . . . . . . . . . . . . . . .12

Architectural Specialties . . . . . . . . . . . . . . . . . . . . .12

Window Treatments & Finishes . . . . . . . . . . . . . . . .12

Allied servicesBonds & Certificates . . . . . . . . . . . . . . . . . . . . . . . .12

ArchitecturAl/Building Products & servicesAdhesives . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .13

Custom Millwork . . . . . . . . . . . . . . . . . . . . . . . . . . .13

decorAtive & lighting ProductsDesigner Showrooms . . . . . . . . . . . . . . . . . . . . . . .13

Fabrics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .13

Wall Coverings . . . . . . . . . . . . . . . . . . . . . . . . . . . .13

Flooring, tile & cArPetAccessories & Materials . . . . . . . . . . . . . . . . . . . . .13

Flooring . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .13

Flooring Underlayments . . . . . . . . . . . . . . . . . . . . .13

Stone Care . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .13

Tile-Ceramic . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .13

MechAnicAl & electricAlElectrical Distribution . . . . . . . . . . . . . . . . . . . . . . .14

Energy Consulting Services . . . . . . . . . . . . . . . . . . .14

Energy Savings/LEED . . . . . . . . . . . . . . . . . . . . . . .14

Mechanical Systems Commissioning . . . . . . . . . . .14

Testing, Adjusting & Balancing . . . . . . . . . . . . . . . .14

ProFessionAl servicesBuilding Envelope Consultants . . . . . . . . . . . . . . . .14

Commissioning . . . . . . . . . . . . . . . . . . . . . . . . . . . .15

Consulting Engineers . . . . . . . . . . . . . . . . . . . . . . .15

General Contractor . . . . . . . . . . . . . . . . . . . . . . . . .15

Green Rating System Consulting . . . . . . . . . . . . . . .15

Insurance Services . . . . . . . . . . . . . . . . . . . . . . . . .15

Property Condition Assessments . . . . . . . . . . . . . . .15

Retro-Commissioning . . . . . . . . . . . . . . . . . . . . . . .15

Telecommunications Equipment . . . . . . . . . . . . . . .15

siteworkHazardous Materials Removal . . . . . . . . . . . . . . . . .15

Sitework Construction . . . . . . . . . . . . . . . . . . . . . . .15


Listing IndexBuyers’ Guide 2013 Acoustic Finishes

Acoustic & Noise Control


Architectural Specialties


Window Treatments & Finishes


Allied Services

Bonds & Certificates

Travelers CanadaSuite 2500, 650 West Georgia PO Box 11542Vancouver, BC V6B 4N7Phone: (604) 684.6574Toll Free: (866) 684-6574Fax: (604) 684-5172Email: [email protected]: www.travelerscanada.ca

Contact Name: Aimee Mather


Acoustic FinishesAcoustic & Noise Control . . . . . . . . . . . . . . . . . . . . .12

Architectural Specialties . . . . . . . . . . . . . . . . . . . . .12

Window Treatments & Finishes . . . . . . . . . . . . . . . .12

Allied servicesBonds & Certificates . . . . . . . . . . . . . . . . . . . . . . . .12

ArchitecturAl/Building Products & servicesAdhesives . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .13

Custom Millwork . . . . . . . . . . . . . . . . . . . . . . . . . . .13

decorAtive & lighting ProductsDesigner Showrooms . . . . . . . . . . . . . . . . . . . . . . .13

Fabrics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .13

Wall Coverings . . . . . . . . . . . . . . . . . . . . . . . . . . . .13

Flooring, tile & cArPetAccessories & Materials . . . . . . . . . . . . . . . . . . . . .13

Flooring . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .13

Flooring Underlayments . . . . . . . . . . . . . . . . . . . . .13

Stone Care . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .13

Tile-Ceramic . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .13

MechAnicAl & electricAlElectrical Distribution . . . . . . . . . . . . . . . . . . . . . . .14

Energy Consulting Services . . . . . . . . . . . . . . . . . . .14

Energy Savings/LEED . . . . . . . . . . . . . . . . . . . . . . .14

Mechanical Systems Commissioning . . . . . . . . . . .14

Testing, Adjusting & Balancing . . . . . . . . . . . . . . . .14

ProFessionAl servicesBuilding Envelope Consultants . . . . . . . . . . . . . . . .14

Commissioning . . . . . . . . . . . . . . . . . . . . . . . . . . . .15

Consulting Engineers . . . . . . . . . . . . . . . . . . . . . . .15

General Contractor . . . . . . . . . . . . . . . . . . . . . . . . .15

Green Rating System Consulting . . . . . . . . . . . . . . .15

Insurance Services . . . . . . . . . . . . . . . . . . . . . . . . .15

Property Condition Assessments . . . . . . . . . . . . . . .15

Retro-Commissioning . . . . . . . . . . . . . . . . . . . . . . .15

Telecommunications Equipment . . . . . . . . . . . . . . .15

siteworkHazardous Materials Removal . . . . . . . . . . . . . . . . .15

Sitework Construction . . . . . . . . . . . . . . . . . . . . . . .15

2013 CANADIAN PROPERTY MANAGEMENT BUYERS’ GUIDE | 13ThE B.C. EDITION

Architectural/Building Products & Services

Adhesives

MAPEI Inc.7440 Vantage WayDelta, BC V4G 1H1Phone: (604) 940-0002Toll Free: (800) 361-9309Fax: (604) 940-2572Email: [email protected]: www.mapei.comContact Name: JD Eckmire

MAPEI is the world leader in the manufacturing of adhesives and complementary products for the installation of all types of floor and wall coverings. The company also specializes in manufacturing other chemical products for building including waterproofing products, special mortars and admixtures for concrete, products for concrete restoration and special decorative and protective coatings for walls. MAPEI has been supplying residential and major commercial projects for 75 years.

Custom Millwork

VVI Construction LtdBox 2988Revelstoke, BC V0E 2S9www.vicvanislegroup.comPhone: 250-837-2919Fax: 250- 837-6145Toll-Free: 866-837-2900Email: [email protected]: Steve SmithMarketing CoordinatorBranches:Kelowna, BC 250- 861-5768

Decorative & Lighting Products

Designer Showrooms

Crown Wallpaper & Fabrics88 Ronson DriveEtobicoke, ON M9W 1B9Phone: (416) 245-2900Toll Free: (800) 268-1300Website: www.crownwallpaper.comEmail: [email protected] Name: Earl Cohen, Director of Sales & Operations

Crown Wallpaper & Fabrics is a leading Resource in Canada for wallcovering, fabrics, decorative trims and accessories for residential and commercial applications. Crown distributes exclusive and specialty brands from around the world, serving the Interior Design, Commercial and Retail segments, with full-time dedicated Account Executives from coast to Coast, and trade-only showrooms in Vancouver, Toronto and Montreal.

Fabrics



Wall Coverings



Flooring, Tile & Carpet

Accessories & Materials

Custom Building Products of Canada12638-82nd AvenueSurrey, BC V3W 3G1Phone: 604-657-5574Fax: 604-462-0099Email: [email protected]: www.custombuildingproducts.comContact: Garett ShandlerNational Sales & Marketing Manager

Flooring

MAPEI Inc.7440 Vantage WayDelta, BC V4G 1H1Phone: (604) 940-0002Toll Free: (800) 361-9309Fax: (604) 940-2572Email: [email protected]: www.mapei.comContact Name: JD Eckmire

MAPEI is the world leader in the manufacturing of adhesives and complementary products for the installation of all types of floor and wall coverings. The company also specializes in manufacturing other chemical products for building including waterproofing products, special mortars and admixtures for concrete, products for concrete restoration and special decorative and protective coatings for walls. MAPEI has been supplying residential and major commercial projects for 75 years.

Flooring-Under Layments


Stone Care


Tile Ceramic



Mechanical & Electrical

Electrical Distribution

Nedco, Western Canada4455 No. 6 RoadRichmond, BC V6V 1P8Phone: 604-231-4600Fax: 604-273-5567Website: www.nedco.caEmail: [email protected]

Richmond, BC 604-273-2244Surrey, BC 604-501-2244North Vancouver, BC 604-985-0466Langley, BC 604-530-0711Vancouver, BC 604-899-0229Victoria, BC 250-383-1116Nanaimo, BC 250-756-1177Vernon, BC 250-545-5391Quesnel, BC 250-992-6008Prince George 250-563-1292Penticton, BC 250-492-8365Edmonton, AB 780-465-9511Calgary, AB 403-508-7999Fort McMurray, AB 780-743-3461Lloydminster, AB 780-875-1335Red Deer, AB 403-348-5162

With 20 branches across Western Canada, Nedco is your electrical and data communications distributor. Global Coverage, Local Presence. Visit one of our branches today, call or click.

Energy Consulting Services

Halsall Associates930 West 1st Suite 112North Vancouver, BC V7P 3N4Phone: 604-924-5575Fax: 604-924-5573Toll-Free 1-866-542-5752Email:[email protected]: www.halsall.comContact: Ted DennistonExecutive Vice President Halsall Associates (www.halsall.com) is an engineering services company with a passion for sustainability. We have over 50 years’ experience in building design, evaluation and renewal, as well as one of Canada’s largest and most experienced teams dedicated to providing green strategies for facility and community design. Halsall is the building engineering division of Parsons Brinckeroff’s Canadian operating company (www.pbworld.com). Calgary, AB (403) 255-7946Edmonton, AB (780) 496-9123

Energy Savings/LEED




Mechanical Systems Commissioning

K.D. Engineering Co.3735 Myrtle StreetBurnaby, BC V5C 4E7Phone: (604) 872-8651 Fax: (604) 872-8653Email : [email protected] name: Arno TattoGENERAL MANAGER

Testing, Adjusting & Balancing

K.D. Engineering Co.3735 Myrtle StreetBurnaby, BC V5C 4E7Phone: (604) 872-8651 Fax: (604) 872-8653Email : [email protected] name: Arno TattoGENERAL MANAGER

Professional Services

Building Envelope Consultants


Commissioning


2013 CANADIAN PROPERTY MANAGEMENT BUYERS’ GUIDE | 15ThE B.C. EDITION

Consulting Engineers

Read Jones Christoffersen Ltd.Email: [email protected]: www.rjc.caOver six decades delivering excellence in: Structural Engineering, Building Science, Structural Restoration and Parking Planning.Vancouver, BC . . . . . . . . . . . . . . (604) 738.0048Victoria, BC . . . . . . . . . . . . . . . .(250) 386-7794Nanaimo, BC . . . . . . . . . . . . . . .(250) 716-1550Calgary, AB . . . . . . . . . . . . . . . (403) 283-5073Lethbridge, AB . . . . . . . . . . . . .(403) 320-0467Edmonton, AB . . . . . . . . . . . . . .(780) 452-2325Kitchener, ON . . . . . . . . . . . . . .(519) 954-6392Toronto, ON . . . . . . . . . . . . . . . .(416) 977-5335Kingston, ON . . . . . . . . . . . . . . .(613) 767-6936

General Contractors


Green Rating System Consulting


Insurance Services

BFL CANADA Insurance Services, Inc.200-1177 West Hastings St.Vancouver, BCPhone: (604) 678-5403Fax:(604) 683-9316Toll Free: 1-866-669-9602Email: [email protected]:www.bflcanada.caContact: Christina GarsonVice President — Real EstateVancouver, BC (604) 669-9600Kelowna, BC (250) 575-2327Calgary, AB (403) 451-4132Winnipeg, MB (204) 661-2446Toronto, ON (416) 599-5530Ottawa, ON (613) 722-7798Montreal, QC (514)843-3632Quebec City, QC (418)658-6337Halifax, NS (902) 864-4982

Property Condition Assessments

Halsall Associates930 West 1st Suite 112North Vancouver, BC V7P 3N4Phone: 604-924-5575Fax: 604-924-5573Toll-Free 1-866-542-5752Email:[email protected]: www.halsall.comContact: Ted DennistonExecutive Vice President Halsall Associates (www.halsall.com) is an engineering services company with a passion for sustainability. We have over 50 years’ experience in building design, evaluation and renewal, as well as one of Canada’s largest and most experienced teams dedicated to providing green strategies for facility and community design. Halsall is the building engineering division of Parsons Brinckeroff’s Canadian operating company (www.pbworld.com).

Retro-Commissioning

Halsall Associates930 West 1st Suite 112North Vancouver, BC V7P 3N4Phone: 604-924-5575Fax: 604-924-5573Toll-Free 1-866-542-5752Email:[email protected]: www.halsall.comContact: Ted DennistonExecutive Vice President Halsall Associates (www.halsall.com) is an engineering services company with a passion for sustainability. We have over 50 years’ experience in building design, evaluation and renewal, as well as one of Canada’s largest and most experienced teams dedicated to providing green strategies for facility and community design. Halsall is the building engineering division of Parsons Brinckeroff’s Canadian operating company (www.pbworld.com).

Telecommunications Equipment




Sitework

Hazardous Materials Removal Quantum Murray LP 3640-61st Avenue SE, Suite 1 Calgary, AB T2C 2J3 Branches: Nationally Toll Free: 1-800-251-7773 Local: 403-520-5400 Fax: 403-520-9998 [email protected] www.quantummurray.com

Sitework Construction



IN THE HEADlINEs

Hassen Joins MadisonMadison Pacific Properties Inc. announced the appointment of Marvin Haasen as its new president and chief executive officer. Haasen is also joining the board of directors.

Haasen has more than 27 years of expe-rience in the real estate industry. In 2006 he relocated to Vancouver, where he set up his own real estate advisory firm, assisting high net worth individuals invest in commercial real estate. He holds an Honours Bachelor degree from the Uni-versity of Western Ontario (Urban Devel-opment Program) and a Masters in Busi-ness Administration from the University of Toronto.

Development Boom According to Jones Lang LaSalle’s Look Forward series, new office development projects either currently under construc-tion or confirmed in Canada’s four largest office markets represent the most sig-nificant uptick in new construction in a decade or more.

Calgary is projected to benefit from five new buildings totalling more than 5.2 million square feet while Vancouver is on track to add 11 buildings and more than 2.7 million square feet by the end of 2017.

Confirmed Calgary projects include Eight Avenue Place — West and Calgary City Centre. Vacancy is expected to peak at 5.7 per cent in 2017 following the pro-jected completion of the bulk of proposed and confirmed developments.

In Vancouver, confirmed projects include Telus Garden and 745 Thurlow. With 11 buildings expected to be added to the downtown market, the vacancy rate is likely to peak at a five year high of 8.5 per cent at the end of 2017.

Top MarketsAccording to PwC Canada’s Emerging Trends in Real Estate report, Calgary and Edmonton are the top ranked Canadian real estate markets. Toronto, Vancouver and Ottawa round out the top five. The research organization provided a snapshot of Canada’s top five markets, ranked by survey respondents and their outlook for each of the markets in investment, devel-opment and home building. The report noted Vancouver’s government red tape continues to make it more difficult to develop real estate every year. Vancouver placed second in last’s year’s survey.

Redevelopment PlansHarbour Centre in downtown Vancouver managed by Polaris Realty Canada is set to undergo a significant redevelopment in 2013. Extensive construction work will expand and upgrade the food court and revitalize the complex’s streetscape to improve shopping and dining experience for customers.

The core of the redevelopment is the food court expansion. A portion of the existing second level floor will be removed to accommodate a two-storey galleria. Approximately 17,000 square feet of eating and common area with more than 600 seats will be served by 14 contempo-rary food vendors offering healthy food options and a selection of world cuisines.

Interior upgrades will include higher ceilings, open-concept lounge spaces, and a fresh colour palette. Increased natural light will brighten the lower common and retail areas. Other additions include com-plimentary Wi-Fi zones, larger washroom facilities, and digital directories.

Construction will begin in the spring, with completion expected in late 2013.

Tax RatiosDowntown Vancouver, Toronto and Montreal continue to share the dubious reputation for having Canada’s highest commercial-to-residential tax ratios, all in excess of 4:1, according to a 2012 survey of property tax rates of major urban cen-tres produced by the Altus Group for the Real Property Association of Canada (REALpac).

On an absolute tax basis, Calgary, Van-couver, Edmonton and Winnipeg have the lowest estimated property taxes per $1,000 of commercial assessment. On the residen-tial assessment side, Vancouver, Calgary, Edmonton and Toronto have the lowest property taxes per $1000 of residential assessment, while Winnipeg, Ottawa, Montreal and Halifax have the highest.

station square TransformsRedevelopment of the 12-acre Station Square site by Anthem Properties and Beedie Living has begun. The former Burnaby retail plaza site will be transformed with five residential towers, 310,000 square feet of retail and 145,000 square feet of office space. The first tower is scheduled for completion in the fall of 2015. Total build out is expected by 2018 at the earliest.

Construction stable GrowthPrivate sector investment in new non-residential construction will comple-ment healthy residential activity to keep construction workloads stable with min-imal price increases in B.C. for 2013, according to BTY Group’s annual Market Intelligence Report on construction costs across Canada.

Major new investments in commercial-retail as well as mining and energy will lead the way in B.C. Metro Vancouver will see the highest concentration of new com-mercial and residential activity.

Highlights from across B.C. include:• Five new office towers worth $1.6 bil-

lion are under way in downtown Van-couver, with three major mall renewals in Metro Vancouver under construction or in the planning stage.

• Discount retailer Target is revamping 26 Zellers stores across B.C. over the next two years at $10 million a store.

• B.C.’s housing starts are projected to increase to 29,100 for 2013.

• Encana/Apache are investing $4.7 billion in the Kitimat Liquid Natural Gas Terminal and Pipeline

• Rio Tinto/Alcan is moving ahead on a $3.3 billion modernization of the Kitimat smelter.

Economic ActivityAccording to CIBC World Markets’ latest Canadian Metropolitan Economic Activity Index, the top spot goes to Toronto for the second year in a row in terms of economic strength. Vancouver came in eighth place behind Edmonton and Calgary.

Toronto’s economic momentum is currently at its highest level in more than 10 years, led by growth in population, employment and housing starts.

The index is based on several factors, including population growth, employ-ment growth, unemployment rate, bank-ruptcy rates and housing starts.

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