“Living GREEN Together” Standards
Park Property Management Inc. became the first property manager in Mississauga enrolled in the Certified Rental Building Program to recertify with FRPO’s new Environmental Standards and to receive official status within the Program. Unveiling FRPO’s “Living GREEN Together” logo at Park Property’s 2797 Battleford Rd. building in the Meadowvale area of Mississauga were (right to left) FRPO’s President & CEO Scott Andison; Park Property’s Vice President, Residential Property Management, Margaret Herd; Mississauga Ward 9 Councillor Pat Saito; and FRPO’s Board Chair Bill Zigomanis.
In November 2013, the Federation of Rental-housing Providers of Ontario (FRPO) launched its new “Living GREEN Together” standards as an extension of the Certified Rental Building (CRB) Program. The goal of these new standards is to promote sustainability by requiring property managers to follow a series of environmental standards to achieve certification and maintain CRB Program membership. In 2011, FRPO met with key members of the CRB Program to initiate development of the “Living GREEN Together” standards. After getting feedback from industry leaders who had established sustainability practices and operated LEED-certified buildings, the association formed a committee to develop ten new “green” standards. Its goal was to help members make their buildings more environmentally friendly, reduce energy consumption, and actively engage employees and residents in the sustainability process. “This new set of standards is built on grassroots fundamentals rather than a capital expenditures model,” said Ted Whitehead, Director of Certification, FRPO. “We are focused on building a culture of sustainability across the industry, educating employees on effective sustainable
measures they can implement at their buildings, engaging residents to be an active part of greening their apartment community, and promoting the need to lower consumption and a reduced building environmental footprint.” The “Living GREEN Together” standards first launched to CRB Program members in Ottawa, with cooperation from Ontario’s Minister of Energy, and have since expanded to Kingston, Mississauga and Toronto, with more communities on the way. The program currently includes 990 buildings, with over 100,000 suites and 250,000 tenants. All CRB Program members are expected to comply with the “Living GREEN Together” standards by the end of June 2015 to maintain certification and membership in the CRB program. FRPO found that it was less of a challenge than expected to get its members to comply with the ten “Living GREEN Together” standards. Many companies have been blazing the environmentally friendly trail for years, engaging in recycling programs, reducing their utilities usage, pursuing green standards, operating LEED-certified buildings and reducing their overall carbon footprint. Getting them on board with the “Living GREEN Together” standards and convincing Rental Housing Business 23
”Living GREEN Together” Standards
other members to participate seemed to be a natural extension of the CRB Program standards. Members also stated that the environmental standards provide them with a more systematic and professional approach to achieving their environmental management goals. “When we learned that FRPO was developing new environmental standards, we wanted to be a part of that, because it fits with our approach to creating better places for people to live, work and play,” said Alison Minato, Vice President Sustainability, The Minto Group. “For over a decade, Minto has maintained a steady focus on improving the energy and water efficiency of our residential rental buildings, primarily through retrofits and mechanical system audits. We believe that to maintain the benefits of our past efforts and be in a position to continue to identify new opportunities, we need to take a systematic approach to managing the environmental aspects of our business – the Certified Rental Building Program’s new environmental standards of practice do just that.” This feature article describes the ten “Living GREEN Together” standards. We’ve gathered best practices and examples from FRPO members who are currently participating (or planning to participate) in the program, including Ferguslea Properties, The Minto Group, Osgoode Properties, O’Shanter Development Company Ltd., Park Property Management Inc., Tandem Group, Williams & McDaniel Property Management and WJ Properties. Environmental policy Members must have a documented environmental policy. They should demonstrate that the policy is openly available
for everyone to read or communicated to employees, residents, the public and suppliers. FRPO has published a comprehensive list of environmental policies and standards that small companies can emulate or borrow for their own purposes. The association will also review the standards with each member to make sure that they understand what they mean and how they work, and teach them how to create an environmental policy. FRPO will also review members’ existing policies to make sure that they are compatible with the “Living GREEN Together” standards. Communicating the environmental policy to all stakeholders is also a required part of the standard; how they communicate the policy depends on the size of the building and company. To inform tenants about the property manager’s environmental policy, members can use newsletters, post information in buildings and include a copy in the new tenant information package. FRPO will also install a “Living GREEN Together” plaque in each certified building. “Members should also make their environmental standards part of the RFP process so that suppliers know what to expect,” said Ted. “They should state what they stand for to suppliers, and let them know that they should stand for the same thing if they want the business.” Environmentally preferable purchasing policy Members should demonstrate commitment to purchasing environmentally preferable products and services when possible, such as cleaning and janitorial products and services. This includes ensuring that their organization includes expectations for use of environmentally preferable products and services in RFPs, tenders or contracts with suppliers.
The first FRPO CRB Program property management company in Toronto to recertify with the Association’s new Environmental Standards is WJ Properties. Celebrants (l-r) at their 7 St. Dennis Drive building (corner of Don Mills Rd.) are WJ Properties Vice President Carol Weinbaum; President (and former FRPO Board Chair) Allan Weinbaum; Toronto Ward 26 Don Valley West Councillor John Parker; Toronto Tower Renewal Project Director Eleanor McAteer; FRPO President Scott Andison; WJ Properties CFO Perry Fryers; Senior Vice President Neil Greenspan; and FPRO Board Chair Bill Zigomanis. (Photo: Nicola Betts)
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“Living GREEN Together” Standards
Osgoode Properties in Kingston, ON is the second FRPO CRB Program property manager to launch “Living GREEN Together.” (R-L) Osgoode Properties’ Residential Portfolio Manager Geoff Younghusband; Building Manager Joyce Martin; Kingston Councillor Liz Schell (Portsmouth); FRPO Chair Bill Zigomanis; Kingston Councillor Sandy Berg (Kingscourt-Strathcona); and FRPO – CRBP Committee Chair Randy Daiter.
Companies should guide and train their staff in identifying and selecting environmentally preferable products and services, as well as how to proceed when these they are not available or practicable to purchase or use in their buildings. For example, Park Property Management switched to using carpet tiles in its buildings’ corridors. When removed, carpet tile is almost entirely recyclable, whereas rolled broadloom is not. The initial installation requires the services of a qualified installer, but building staff can complete minor replacements. When an area of carpet is damaged, the superintendent only needs to replace the damaged tile. Wear and tear commonly occurs in the walking path, so only this area would need to be changed rather than the entire carpet. “The cost for dumping fees and the volume of discarded broadloom in garbage dumps wore on our conscience, so we knew we had to make a change,” said Margaret Herd, Vice President Residential Property Management, Park Property Management Inc. “Although the cost for carpet tile is higher, we recognized that the long-term savings in maintenance costs and the fact that carpet tiles can be recycled convinced us to make the switch.” Environmental performance monitoring Members are required to record environmental data, monthly or by billing period, that includes electricity, gas and water consumption and costs. This involves regularly analyzing the recorded data to identify abnormalities and reduce excessive usage. Companies should also document processes to identify actions for their staff to take when abnormal usage has been identified.
A number of FRPO’s members installed submeters in their rental units so that they could charge hydro separately from rent. They found that it motivates residents to be more responsible in their hydro usage, and has led to a significant reduction in overall hydro consumption. Reducing the building’s total hydro consumption and expense also reduces pressure on the property manager to raise rents, which makes it more competitive. “We charge separately for hydro whenever an apartment turns over, so every year a larger percentage of our portfolio pays separately for hydro,” said Allan Weinbaum, Owner, WJ Properties. “Given the large number of residents in the province, this will eventually have a huge impact on energy usage in Ontario.” Note: Submetering is allowed in all buildings where applicable regulations are followed. In Ontario, electrically heated buildings that were not submetered prior to January 1, 2011 (when the Energy Consumer Protection Act, 2010 was enacted) are not allowed to submeter the heat/cool portion but can charge for electrical power consumption of appliances, lighting and other items in accordance with the rules and regulations. If a building owner had submetered prior to January 1, 2011, they can submeter the heat/cool portion of the electricity. Electrical consumption Reducing electrical consumption in their buildings is a requirement for this particular standard. This includes replacing all fixtures and bulbs in common areas and suites with energy efficient alternatives, installing LED Exit signs, and replacing appliances with Energy Star qualified Rental Housing Business 25
”Living GREEN Together” Standards
Mississauga Ward 9 Councillor Pat Saito (far right) congratulated Park Property Management’s leadership for their strong commitment to FRPO’s new Environmental Standards under the banner “Living GREEN Together” at 2797 Battleford Rd. Park Property Management was the first property manager in Mississauga to achieve Certified Rental Building Program status. Helping pull the cord (l-r) FRPO’s Board Chair Bill Zigomanis; Park Property’s 2797 Battleford Rd. Building Superintendent Thomasina Debi; Property Manager Alpesh Modi; Vice President Residential Property Management Margaret Herd; and FPRO’s President & CEO Scott Andison.
Flanking FRPO’s ‘Living GREEN Together’ unveiled logo is WJ Properties’ President (and former FRPO Board Chair) Allan Weinbaum (3rd from right) and Vice President Carol Weinbaum (4th from left). WJ Properties is the first property manager in the City of Toronto enrolled in the CRB Program to recertify with FRPO’s new Environmental Standards and to receive official status within the Program. Participating in the launch festivities (l-r) Eleanor McAteer, City of Toronto’s Tower Renewal Project Director; FRPO President & CEO Scott Andison; Toronto Ward 26 Councillor John Parker; FRPO Chair Bill Zigomanis; and WJ Properties’ CFO Perry Fryers. (Photo: Nicola Betts)
appliances (or their equivalent) when appropriate. Members should educate and inform tenants on energy reduction and electricity conservation, as well as the proper disposal of CFLs and fluorescent lighting.
Company discovered that it could retrofit existing motors using a variable speed drive kit. This option is much more affordable than replacing the entire motor or unit, and provides sufficient savings in electricity to payback within two to three years.
Companies found different ways to reduce energy usage in their building. For example, Tandem Group plans to replace its booster pumps because a supplier presented technology that offered significant cost savings and payback. Their buildings currently have two 25-horsepower booster pumps. The company will be installing three replacement pumps with variable speed drives that operate at 7.5 horsepower each with variable speed drives. Thanks to the efficiency of the new equipment and an Ontario Hydro incentive, payback will take about two years. “The cost savings are about $10,000 to $15,000 per year per building,” said Leonard Visconti, Property Manager, Tandem Group. “The pumps have a five-year warranty with 100 per cent coverage; once the warranty ends, we will enter into a maintenance agreement to ensure that the pumps are maintained properly. The Ontario Hydro incentive will cover up to 50 per cent of the total cost.” Companies have discovered that electrical equipment that includes variable speed drives, particularly boilers, chillers and fans, offer significant potential for energy savings. Variable speed drives allow motors to operate more slowly during off-peak periods instead of always on, and then ramp up to meet higher volumes when necessary. O’Shanter Development 26 november 2014
Gas consumption Boilers and heating systems are required to regular and ongoing preventative maintenance to ensure that equipment operates at maximum efficiency. Regular monitoring and tracking efficiency will enable companies to respond to changes in performance. They are also encouraged to take advantage of new technologies, such as installing boilers with variable speed drives, which can reduce gas consumption by up to 25%. Companies in the existing program have been maintaining and upgrading their boilers and heating systems for years. Ferguslea Properties took their efforts to reduce gas consumption a step further by installing a ground source heatpump system at one of its high rise properties. This cutting edge heating and cooling solution is one of the most efficient ways to heat and cool a building, even though the cost of installing the system makes the payback longer than other technologies. The company believes that the cost is justified because of the environmental benefit of reducing its carbon footprint. “We’ve realized energy savings of 25 per cent over the first six months of 2014 compared to historical energy consumption during the same period,” said Steve Ryan, Vice President Asset Management, Ferguslea Properties. “This
”Living GREEN Together” Standards
achieved a 45 per cent decrease in natural gas consumption, and gas boilers are now only required for domestic hot water and as a back-up supplement for severe cold weather.” Water consumption There are a number of ways to reduce water consumption as described by this standard. Existing toilets, showerheads and faucets must meet minimum standards with respect to flush volume or flow rate, and replacement toilets, showerheads and faucets must meet higher standards to help reduce water usage. For example, existing toilets must have a maximum flush volume of 6 litres (1.6 gallons) per flush, while replacement toilets must have a maximum flush volume of 4.8 litres (1.28 gallons) per flush. Common area laundry facilities should also be equipped with Energy Star or equivalent rated machines. Members should employ a program to encourage residents to report leaking fixtures; once notified, repairs of waterrelated leaks must be completed within two business days, which is a current CRB Program standard. Members should also conduct annual in-suite inspections of water-related fixtures to determine if they are leaking or malfunctioning. Building owners are well aware that the cost of water in Toronto (and Ontario) has been increasing by about 10% per year for the last decade. While water costs were once relatively immaterial, today’s water bill is on the same order of magnitude (not the same amount) as the heating bill. Some building owners use utility meter monitoring systems to measure water consumption in real time, and can produce reports to view trends over time to identify excessive water usage. They can use the system to calculate a leak ratio by comparing water usage during a two-hour period in the early morning (when people are usually sleeping) to water consumption over a 24-hour period. If the leak ratio increases, then there is a problem that must be identified. “We are investigating the feasibility of harvesting rainwater at our largest complex to offset the cost of municipally supplied water used in grounds irrigation and a water feature,” said Adam Krehm, Principal, O’Shanter Development Company Ltd.” The property currently consumes about $12,000 per year in municipally supplied water to maintain the grounds, so it is worth looking into innovative ways to reduce our water consumption.” Waste management This standard directs members to ensure that their buildings have documented policies, operational practices
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and procedures that outline the proper disposal, recycling or redirection of waste. Documentation should inform residents, staff and contractors about the building’s policies and practices for managing different types of waste. Companies should track their garbage, recycling and waste disposal activities to determine waste diversion rates and set waste diversion targets. It is also important to establish a communication plan that promotes resident awareness and encourages their participation in the building’s waste reduction and recycling efforts. FRPO and its members have borrowed a number of waste diversion strategies and practices from the City of Toronto, as the city has a very good waste diversion program. Every municipality has different waste diversion and recycling practices, so companies in different cities tend to adopt different methods that work for them. The association has found that its members have put forwardthinking practices in place to reduce their waste output, and have actually surpassed the municipalities in which their buildings are located. “O’Shanter Development Company has achieved a waste diversion rate near 70 per cent, while the City of Toronto average is around 23 to 27 per cent,” said Ted. “Among other things, they engage frontline staff and residents in their waste programs, produce a waste toolkit that includes instructions on where waste disposal locations are found, put recycling receptacles throughout the building, and actively communicate with residents on how well they are doing.” Indoor air quality Equipment maintenance is an important component of maintaining indoor air quality standards. Members should ensure that kitchen and bathroom exhaust fans are working properly during annual in-suite inspections. They should also employ qualified HVAC service providers to regularly inspect, maintain and repair HVAC and air handling equipment so that they perform in accordance to regulations. Efforts to maintain and improve indoor air quality should go beyond traditional methods. Where available and practicable, members should purchase materials and products that have no or low chemical emissions and that are scent free, including paints, carpeting, flooring and cleaning products that contain or produce volatile organic compounds (VOCs). Contractors working on their properties should use materials and products that follow these standards, and undertake measures to reduce dust, dirt
“Living GREEN Together” Standards
and other contaminants while working. Companies should also educate and inform residents on how in-suite activities can affect building air quality, which includes smoking regulations and municipal by-laws.
to strong chemical smells let us know they also appreciate the fact that we have eliminated the use of traditional cleaners, some of which left an unpleasant odour.”
Many of FRPO’s members have implemented different methods of improving the air quality in their buildings. For example, Osgoode Properties’ environmental committee decided to eliminate the use of containers of pre-mixed cleaning products in its buildings. They installed a mixing station in a room, which combines water with an environmentally friendly concentrate to produce different types of cleaning products. There is no need to store or recycle product containers, and the concentrate bags last longer, so orders do not have to be replenished as quickly.
Employee engagement
“After some initial reluctance, our staff found that these cleaning products work just as well if not better than the products they were using before,” said Geoff Younghusband, Residential Portfolio Manager, Osgoode Properties. “They appreciate that the products they now use are not harmful to the environment. We have had some residents who are sensitive
Members with 20 or more employees are required to establish a joint environmental operations committee that meets at least three times per year. However, it makes sense for companies of all sizes to follow suit to ensure employees are engaged and involved in environmental efforts. One person is designated to coordinate building-specific environmental initiatives and apply environmental policies at their building. One person should be certified in a CRB Program-approved awareness and leadership training program, and at least one person should attend all CRB Program “Champions Training” modules. Companies should ensure that current and new staff receive training on environmental standards, competency training on conservation and environmentally responsible operating practices, and training in environmental policy, practices, and procedures. This includes providing updates
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”Living GREEN Together” Standards
Kingston City Councillors Sandy Berg and Liz Schell (5th & 6th from left), FRPO Chair Bill Zigomanis (7th from left), CRB ProgramCommittee Chair Randy Daiter (front right) and the Osgoode Properties team unveiled their new “Living GREEN Together” banner at Westview Place, 52 Bayswater Place.
when procedures are changed or new processes, materials, equipment or supplies are introduced. A number of FRPO’s members, including The Minto Group, have established multi-disciplinary environmental committees to take advantage of the experience across their organization when planning, implementing and improving programs and practices. This allows the company to identify and evaluate issues and proposed changes from different perspectives. Committing to environmental monitoring and reporting allows the member to track how it is doing and guides the evolution of its conservation programs. “The renewed level of engagement across our residential rental team has been a particularly positive outcome,” said Alison.“Through our Environmental Operations Committee, we’ve mined opportunities for improvement that have been enthusiastically addressed and in a way that ensures real integration with how we operate on a day-to-day basis. I’m confident that the influence of the new environmental standards on our environmental program will benefit our residents, our operations and the environment.” Resident engagement A documented and active resident education and awareness program is an essential part of this standard. The program should inform existing and new residents about the organization’s environmental policy, including updates or changes to the policy. It should provide annual updates and information on building-specific activities, strategies or targets that the staff has implemented to enhance environmentally responsible building operations. Companies in the program should describe their expectations and procedures for residents on waste management, recycling and other environmental measures for the building. They should also encourage residents to change their behaviours and adopt conservation habits that positively impact the environment. Some companies have found that the best way to motivate residents to buy into the environmental program is to lead 30 november 2014
by example. In addition to communicating its efforts to reduce its carbon footprint, they offer free annual pickup of unwanted items so that they are properly disposed of according to its environmental policy. The landlord conducts annual suite inspections, which includes cleaning heating radiators to create better heat quality, checking for plumbing leaks and cleaning air vents to ensure better air quality. It also installs high efficiency laundry equipment in its buildings to reduce tenants’ use of laundry detergent. “Our residents appreciate that we reinvest any savings generated from these initiatives back into our buildings,” said Zeljka Budjinski, Director of Operations, Williams & McDaniel Property Management. “They recognize their benefit in participating in this program and enjoy living at a well-maintained building.” Conclusion The CRB Program has helped to improve operations, profitability, professionalism and living standards in rental properties. The “Living GREEN Together” standards can be expected to improve environmental standards and sustainability efforts in rental properties, and make them better places to live. It is a worthy goal to increase energy efficiency and waste diversion, as well as making landlords and residents more environmentally responsible. Every effort to reduce our carbon footprint and make properties healthier places to live is laudable, and should be supported by everyone in our industry. “As a company, we want to be a strong corporate citizen and a conscientious manager of our residents’ homes,” said Geoff. “We have the ability to take a leadership role in bringing prominence to the issue of reducing our environmental footprint. We believe our staff and our residents appreciate it, and not only can they see how we operate in an environmentally responsible fashion, we can help them learn new ways in which they, as individuals, can help to do the same, both in our buildings and beyond in the community.” RHB