work laptop of a chartered professional accountant

Offering Reliable & Quality
Financial Advice since 2005

Contact Us

Professional Services


  • Financial and non-financing reporting
  • Compilation engagement
  • Start-up counselling
  • Preparation and analysis of financial information, cash flows, and budgets
  • Bookkeeping

Audit & Assurance

  • Audit engagement
  • Review engagement

Income Taxes

  • Taxation planning, compliance, and reporting for businesses and individuals
  • Corporate Income Tax Returns
  • Personal Income Tax and Benefit Returns
  • Estate and Trust Income Tax and Information Returns

Lian, CPA, CA is a Chartered Professional Accountant with over 15 years of experience assisting a wide range of clients with their accounting and tax needs – including consultants, contractors, investment holders, manufacturers, real estate professionals, retail and wholesalers, securities trader and trade schools.

Our Values


At L YAP LTD. , we strive to provide sound financial and accounting advice so you can rest assured.
CPA can you achieve financial freedom

About Lian Yap, CPA, CA

Established in 2005, L YAP LTD.'s mission is to provide sound advisory financial and tax advice to businesses and individuals in a timely manner.

A Chartered Professional Accountant, Lian has extensive experience in the public practice. She also holds a certificate from The Canadian Securities Institute – giving her an enhanced knowledge of the Canadian financial service industry. She offers a strong set of accounting and managerial skills required for today’s changing environment. Lian undertakes appropriate analysis, exercises good judgement and communicates effectively. She is fluent in spoken and written English, Mandarin and Cantonese.

Client Testimonials

" Lian and her staff have always been very professional, knowledgeable and reliable. I strongly recommend her services. "
Benjamin S. Jang
" I believe we were one of the first clients for L YAP LTD. when Lian got started! We have had nothing but exemplary service and solid professional advice from Lian over the years. She is prompt to respond, thorough with every matter, extremely patient to her clients and an excellent communicator, always providing extra information that can help our businesses. We would proudly recommend her as a CPA for any business or individual. "
S. and D. Bosch
" I am a Vancouver-based lawyer in private practise and Lian has served as my corporate and personal accountant for over 15 years. I have a high confidence level in Lian and have always found her to be professional, personable and attentive to my needs. She is very knowledgeable and responds promptly to any questions or concerns that I may have. Lian makes a special effort to keep me apprised of changes or proposed changes in tax laws and regulations which may affect my business or which may have an impact on my personal or corporate tax obligations. I always enjoy my dealings with Lian and would highly recommend her to anyone seeking an accountant for their personal or corporate needs. "

L YAP LTD. has moved effective June 1, 2022.

#12 – 8980 Fraserwood Court (2nd floor)
Burnaby BC V5J 5H7

Our Hours

9:00 AM – 5:00 PM
Monday – Friday

Contact Us
Phone: 604 421 2699
Fax: 604 421 2622