PPMA TODAY 2023

THE OFFICI A L PUBL IC ATION OF THE PROFE S SION A L PROPERT Y M A N AGERS A S SOCI ATION

2023

of the Property Manager

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CONTENTS

The Evolving Role of the Property Manager Financialization, An Overview EV Charging Infrastructure: Common Considerations for Upgrades Revolutionizing Urban Living: The Benefits of EV Charging for Apartments and Condos Maximizing NOI Through Water Management Pest Control at a Glance The PPMA Awards of Excellence 2023 Suite Living Conference and Tradeshow Photo Gallery 2023 PPMA Golf Tournament Photo Gallery

09 13 16 20 25 29 32 34 42

DEPARTMENTS President’s Message 07 Advertiser Product & Service Centre 46

Managing Editor: Julia Waterer Marketing Manager: Chad Morrison

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The contents of this publication may not be reproduced by any means, in whole or in part, without the prior written consent of the publisher.

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PRESIDENT’S MESSAGE

EMBRACING THE FUTURE SANDRA SUMNER

I I am a better Property Manager and person from being a part of the PPMA family.

It has been an absolute privilege to have served you.

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am honoured to have served the past two years as the president of the Professional Property Managers Association (PPMA); an organization of like-minded individuals working collectively to provide housing to thousands of Manitobans.

During my tenure as president, we have seen many changes take place. First and foremost, I became the fi rst female president of the PPMA. Our Board of Directors is also more representative of the industry, underlining the importance of inclusivity. We are fostering an environment of positive change and moving forward collectively to better support our membership.

The PPMA fosters and encourages continued education for the membership by hosting experienced speakers at our monthly meetings to bring added value to our members. The association has worked hard to ensure the content is up to date and ‘with the times.’ Gone are the days when every third month was a presentation on asbestos, and most of the attendees were just there for breakfast.

We recognize how technological and environmental advances are shaping our industry and have been able to provide experienced speakers who can share their knowledge on these topics. We are embracing the need for more tech savvy and environmentally friendly options such as electric cars, AI, and the use of drones.

The tech is here to stay, and we want to understand how these advances will better serve us rather than be our demise.

We see the value-added difference in our numbers, with our membership growing significantly over the past few years. Social events such as our Night at the Races, Annual Golf Tournament, and Holiday Luncheon sold out last year. Our 2023 Trade Show and Conference saw a dramatic increase in the number of attending delegates, where we introduced Chris Walby as a guest speaker and Ace Burpee as master of ceremonies of the luncheon.

Our Board of Directors is comprised of the most experienced property managers in the industry with many of the major property management companies represented – Shindico Realty, Globe Property Management, CW Stevenson, Towers Realty, Private Pension Partners, Devereaux Apartment Communities, and Kay Four Properties. It is awesome to see us all come together to face and address challenges that aff ect us as an industry.

It will be an emotional time for me when I step down as president in the spring of 2024, as I have taken so much away from this experience. I am a better Property Manager and person from being a part of the PPMA family. It has been an absolute privilege to have served you.

Our current Vice President Robyn Grant will assume the role of president in May of 2024. I know she will continue to lead the force of positive change for the association with her experience, strong leadership skills, innovative thinking, and passion for the industry.

We hope you enjoy the publication!

2023 | THE PROFESSIONAL PROPERTY MANAGER | 07

of the Property Manager

F

or many by 2025 (and clearly for everyone by 2030) the nearly 100-year-old title of ‘Property Manager’ will be replaced by titles far more refl ective of the role, span of operational and ‘total asset experience’ control, level of expertise, financial/business decision-making authority, technology acumen and overall leadership requirements.

Property Management and the position of today’s Property Manager began as a career in the early 1930s as the roles of a Building Supervisor (an elevated engineer).

Formation of the Institute of Real Estate Management (IREM) began to elevate a

career in property management. The title Certified Property Manager was created and the status and quality of Property Managers were significantly enhanced (today there are around 9,000 CPMs). Real estate professional organizations such as NA A, BOMA, ICSC, ULI, IFMA, and NMHC, among others, also elevated the role and quality of the Property Manager (also including the apartment industry’s Community Manager) positions. Unfortunately, yesterday’s Property Manager is not today’s and clearly will not be tomorrow’s Property Manager.

As the real estate industry moves to 2025, the title, role and responsibilities of the

As the real estate industry moves to 2025, the title, role and responsibilities of the Property Manager will change dramatically. In addition to managing four walls and the resident experience, tomorrow’s Property Managers will be as or more focused on what is inside the four walls.”

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By Christopher Lee, CEL & Associates, Inc.

Property Manager will change dramatically.

In addition to managing four walls and the resident experience, tomorrow’s Property Managers will be as or more focused on what is inside the four walls.

Creating valued workplace environments, experiential retail destinations and interactive homes (not apartment units) will require interpretation of and adapting to new technologies, the IoE, automation, robotics, online tenant/resident interface, civic philanthropy, environmental sensitivity, disaster/emergency protocols, management of social media, predictive analytics and knowledge of new building materials and processes. The Property Manager of tomorrow will act more like the Concierge at the Ritz-Carlton, utilize technology like a Googler, and execute like an Air Traffic Controller. This new role is more akin to an Enterprise or Business Director, because managing a ‘property’ is becoming an increasingly smaller part of a Property Manager’s responsibilities.

2023 | THE PROFESSIONAL PROPERTY MANAGER | 09

Residents will likely have ‘Tenant Chips’ or wear an apparel item that will provide entry, elevator and restroom access, will turn lights on and off, and regulate temperature control to accommodate the ‘work pattern’ of each individual. Eventually, these Tenant Chips will track wellness, activate multimedia and communications technology and carry out various tasks. Work orders will be placed via apps, and technology (such as that being offered by Zenplace and being developed by others) will track FFE usage and lifecycles. Chatbots and AI bots will handle work orders.

Software will take data from its property management software and automatically create work orders. Leasing and property tours can be conducted virtually. Cloud-based property management software will give owners and residents 24/7 dashboard-like access to real-time information, video streaming and reporting. Voice recognition will create instant communications between residents and tomorrow’s Property Managers. Energy monitoring apps will help buildings to be more energy efficient.

Sensors in carpeting and common areas will enable better utilization and reduced maintenance costs.

Integrated building systems, ‘sustainable’ and ‘wellness’ ratings will be commonplace, cost management systems and telecommuting will require commercial buildings to become 24/7 hubs and portals for tomorrow’s mobile and connected workforce. Video conferencing, digital files and the redefinition of ‘work’ will alter building usage and utilization.

Clearly, disrupters are changing resident

By 2025 and beyond, where we work, live, shop and play will become an interwoven fabric of connectivity, accessibility (on demand), generational preferences, plus social, behavioural and experienced-based environments. Purpose, meaning and impact will be valued more than financial performance.” service expectations and delivery systems. The Property Manager title and responsibilities today are soon to be turned upside down.

Predictions • By 2025 up to 15% of buildings under 100,000 sf could be managed remotely.

• By 2025 most Property Managers will be utilizing some form of AI. • By 2025 new building materials will begin to rapidly transform space utilization.

• By 2025 every Property Manager will seek a wellness rating for their building.

• By 2030 the title of Property Manager will be eliminated.

By 2025 and beyond, where we work, live, shop and play will become an interwoven fabric of connectivity, accessibility (on demand), generational preferences, plus social, behavioural and experienced-based

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environments. Purpose, meaning and impact will be valued more than financial performance. Authenticity will be the foundational driver of occupiers as services increasingly replace space in buildings.

As much as 18 percent to 24 percent of revenues from property management could come from ‘network effect’ services, not management fees. Up to 50 percent of a Property Manager’s time will be managing platform expectations, experience, predictive analytics and automated building systems. Within the next decade, it is increasingly likely to see an industry consolidation of real estate organizations from the Big 10 to the Big 5.

Indeed…the life of today’s Property Manager will be dramatically different from today. The implications on hiring, training, certification and professional development will be significant.

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FINANCIALIZATION, AN OVERVIEW

By Avrom Charach, FCGA, FCPA

In 2022,

right-to-housing advocates suggested that the fi nancialization of housing was creating signifi cant issues and denying people fundamental rights. They used this to attack housing providers and advocate for greater rent controls and less control by rental housing providers over whom they rent to. The Federal government took this evidence into consideration, and the housing minister set up a National Housing Council (NHC) panel to investigate this and other housing-related issues.

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THE NHC DEFINES FINANCIALIZATION AS “The growing dominance of financial actors in the housing sector, which is transforming the main function of housing from a place to live into a financial asset and a tool for investor profits.”

The financialization of purpose-built rental housing refers to the acquisition of purposebuilt rental housing (housing built with the intention of renting it out) by financial firms and institutional investors. These may include asset management companies, hedge funds, pension funds, private equity funds, real estate investment trusts (REITs), real estate operating companies and sovereign wealth funds. The financialization of purpose-built rental housing has been linked to a range of negative impacts for renters, such as evictions, rising rents and reduced building services and maintenance.”

Their mandate includes “Solutions within the jurisdiction of Parliament to address the financialization of housing in order to protect the right to adequate housing and advance its progressive realization in Canada, which may include opportunities to work with provincial, territorial and municipal levels of government to take measures to achieve these ends.”

2023 | THE PROFESSIONAL PROPERTY MANAGER | 13

As previously written, the questions of advocates and definition above led to the establishment of the NHC, a three-person hearing panel which accepted verbal and written submissions from April 2023 – August 2023, and will be holding additional hearings over the fall of 2023. I provided a submission on behalf of the PPMA. The Canadian Federation of Apartment Associations (CFAA) and many of its other members also made submissions. Each of our submissions used impartial third-party data and our own stories to poke large holes in the anecdotal arguments of the housing advocates.

The largest target of the housing groups was corporate rental providers, especially REITs. They argued three main points: • They said that the shareholders of REITs and corporations get wealthy because REITs do not pay income taxes, and corporations pay lower taxes than individuals.

• They argued that these companies regularly renovict people to increase their property values. (Renoviction is the act of evicting a tenant just so you can renovate their unit and raise rents).

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• Finally, they said that these two groups control most of Canada’s housing market and thus prevent segments of society from renting apartments.

Canada’s tax system is set up to ensure that similar taxes are payable regardless of who income is attributed to. Let us use an example where an individual, Janet, earned rental income such that $x of tax was payable. If a REIT earned that amount of income and had one shareholder, Janice, the REIT would pay no tax but would transfer all of the earnings to the stakeholder Janice, who would owe the same $x in tax. Finally, if a corporation owned by Janet earned the income and distributed dividends, the general rule would be that the total tax paid by the corporation plus taxes on dividends distributed to Janet would equal $x. Thus, it is a half-truth to say REITs do not pay taxes and to suggest there is unfair tax treatment.

We now look at the contention that it is common practice for REITs and corporations to renovict. My submission to the NHC refers to a study by Statistics Canada, which indicates that about 7/1,000 tenants are evicted each year in Canada. The following comes from my submission to the NHC: The main complaint about financialized landlords is that they are said to evict tenants to perform major renovations and then re-rent to new tenants at higher rents. The two main grounds for eviction (sale and owner’s own use) are not open to REITs or to corporations (or any financialized landlords), and thus are almost entirely used in the secondary rental market.

With very rare exceptions, a property can only be taken back for the use of a human being, or for a purchaser (who must be a human being and either the owner or their direct relatives, in most cases) to occupy it. Thus, the data shows that REITs, corporations and financialized landlords are not responsible for a disproportionately high share of evictions; rather they are responsible for a relatively low share of evictions, especially because under most legislation, including Manitoba’s, a corporation which owns purpose-built rental units can only evict for personal use of its owner, and thus only if it is closely held by one family.

In other words, REITS and corporations generally do not have the right to renoviction, only private landlords do.

This eliminates the second major argument of these housing advocates.

Our PPMA submission pointed out that renoviction are not allowed in Manitoba, citing the rules of our Unit-by-Unit Renovation CLICK TO RETURN TO CONTENTS

program, which only allows rent adjustment if a tenant voluntarily vacates.

It points out that our housing market is tight, not because of rapidly increasing rents, but because of a growing market for rental housing; it is growing faster than our supply.

Finally, the contention was that REITS and large corporations own, operate, and control the majority of rental housing in Canada.

That is not true.

CFAA’s submission included data showing that corporations (traditional, large and family owned) provided 16% of housing in Canada, and that 16% was considered secondary market (that is when a person owns one condo, for example, and rents it out) or community housing. 68% of Canada’s housing market is registered as owner occupied.

That does not look at types of corporations.

Family-owned companies are not the same as widely held companies. They are more akin to a private person owning property. A look at the PPMA’s largest members shows that most of them are family held (ignoring the recent change in Edison’s ownership). Thus, in Manitoba far less than 50% of rental properties are owned or controlled by REITs or large corporations – the same is true in many other provinces.

In the end, less than one third of Canada’s housing is rental property, and less than 50% of that is controlled by REITS and large corporations. The data refutes their arguments.

Finally, I share the opening remarks of Krish Vadivale, the current chair of CFAA, to the NHC. Krish is the CFO of Skyline REIT which operates in Manitoba, and he makes four important points in his submission.

1) He points out that Skyline distributed a 4% rate of return last year while government bonds were at 3.5%. That is not excessive given the risk rental providers face while government bonds are risk free.

2) Skyline’s average rent was $1,276 per unit.

Based on the national housing affordability standard of 30% of income that would be affordable to families earning approximately $51,000 per year. The national average income at that time was in excess of $54,000. This means that much of their housing (and based on CMHC data for Manitoba the majority of our housing) is affordable based on Canada’s definition.

3) Skyline is one of Canada’s larger landlords and they have never renovicted. This refutes the generalization of renoviction, notwithstanding the fact that REITs often do not have the legal right to renovict.

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4) As noted above at 22,000 plus units, they are one of Canada’s largest landlords, yet they account for less than 0.4% of Canada’s housing market. That hardly makes any large corporation a large influencer.

I trust that this article educates the membership to one of Canada’s largest hot button issues in housing, one that will surely continue to be an issue for years to come.

There is much work to do to ensure that the public and decision makers have whole truths, not half-truths when they look at topics like the financialization of housing.

The PPMA and CFAA will continue to work hard to ensure decision-makers have the complete and correct data to protect our industry.

Avrom Charach is a Chartered Professional Accountant entering his third decade in Property Management. Avrom is the Vice president of finance and administration of Kay Four Properties Inc. and has served the PPMA and CFAA in various leadership roles for more than two decades. He currently is the Director of External Relations for the PPMA Board and sits on the CFAA Board as the Manitoba representative.

2023 | THE PROFESSIONAL PROPERTY MANAGER | 15

Charging Infrastructure: Common Considerations for Upgrades

E

lectric vehicles are no longer a future consideration. EVs are now; they are ubiquitous, and their numbers are only growing as EVs become more aff ordable, and as considerations like climate change and fuel prices become more pressing. One of the limiting factors is reliable charging for car owners who want to be able to maintain their regular driving habits.

Choosing to upgrade a multi-unit residential building to support EV charging is not only relevant to the current market, it also makes good business sense, in terms of keeping units filled. Upgrading an existing building can take some time, and as the need for EV charging inevitably increases, the competition for future occupancy of a unit will decrease if needs are not met.

16 | THE PROFESSIONAL PROPERTY MANAGER | 2023

“When it comes to upgrading a multi-unit residential building for EV infrastructure, there are many important factors to consider,” says Sean Woroniak, Product Management Supervisor from Manitoba Hydro. “There is no silver bullet – every situation will be unique, but there are similar challenges across the board to keep in mind.”

• Building infrastructure is complex.

You have to know how your building is serviced, and be literate in how your electrical bill functions as a metric of usage. Do you have heated parking areas? Outdoor plugs?

Having a qualifi ed electrician outline the layout of your building’s electric infrastructure is paramount.

• Stakeholders have opinions too.

Owners, tenants, condo boards,

managing companies, even neighbors, can have opinions about how your plan takes shape. You have to engage with your stakeholders early on in the process, including them in planning. Naysayers do exist, but eventually, competitiveness of future occupancy will decrease if infrastructure isn’t there. Are you losing out on future occupancy?

Getting started on upgrading existing infrastructure can be daunting, but Sean has key questions that can help you to get planning: • What are your goals? Is this a building amenity? User-pay? How do you want to position your building for the future?

• What do your tenants want? Have meetings, take surveys. You will CLICK TO RETURN TO CONTENTS

be surprised by what you discover; perhaps some tenants have wanted an EV for some time, but lacked somewhere to charge it?

• Tailor your approach. Your preferred approach will depend on building size, confi guration, current needs as well as future, and how electrical service reaches your building.

• What’s your plan? Create a plan that considers your overall objectives of off ering EV charging. It should also include technical building considerations, tenant feedback, policies and rules about who is paying and charging etiquette, and how your building uses energy and demand to better understand how EV charging will impact your energy bill.

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• Does Hydro know? Upgrading infrastructure can take months, so letting Hydro know as early as possible of your plans can help. Speak with your Energy Services Advisor, or get one at energyexpert@hydro.mb.ca.

There are three common charging installation approaches, each type reflective of current tenant and future tenant needs.

• The individual approach is usually for use by one tenant. It is generally installed at the users parking spot, and the tenant usually pays all installation and charging costs.

• The global approach is ideal for new constructions, where charging infrastructure is hard wired into every parking spot all at once, and charging hardware can be easily connected

as needed. Infrastructure costs are shared by all, and tenants pay charging costs. In new constructions, these can be wired directly to the individual unit meter.

• The shared approach can work for new builds or existing. A few parking stalls are dedicated charging stalls, available to all tenants, and charges can be pay-per-use, time based, or shared.

This approach works best with enforced guidelines and policies in place – ‘charging etiquette.’

Demand charges are one of the most important parts of understanding your building’s electricity bill, and how being clever and creative with your usage can stop unexpected demand charges from making your bill signifi cantly higher than it needs to be.

2023 | THE PROFESSIONAL PROPERTY MANAGER | 17

50kW x $11.52/kW = $575

How Fast – Demand (kW)

New Peak caused by DCFC 5 hours

Previous Peak Demand (kW)

250 kWh x $0.045/kWh = $11.25

How Much (kWh) (area under the curve) How Long & When (Hours)

Above is an example of how using a DC Fast Charger (DCFC) during a buildings peak can signifi cantly increase the demand charges on an energy bill. In this example EVs were plugged into the DC Fast Charger during the building’s peak for a 5-hour duration. The demand charge associated with plugging in the EVs during the building peak was $575 however the cost of energy was only $11.25. The demand charge could have been entirely avoided if the EVs would

have charged during one of the periods of low demand (i.e. the ‘valleys’ in the above diagram).

Your monthly demand charge is based on your building’s peak usage of electricity during that month. Peak usage is pretty predictable- when people are at home, using heating/cooling and appliances.

Adding to that peak with an EV charger can very easily add extra costs to your bill if precautions aren’t made. “Knowing your tenants and knowing the patterns of your

electricity bill is one of the most important parts of avoiding high demand charges,” says Sean. Minimizing demand charges can be done by: • Incentivizing smart charging windows.

If your tenants charge in low-usage hours, like at night or in a specific window of time, added demand charges can be limited. Incentivizing this, like offering free or cheaper charging in specific time periods, can help the process.

• Don’t oversize your infrastructure.

Know your tenants’ requirements and know what will best suit their needs in terms of chargers. Understand how bigger is not always better. The below table shows roughly what the diff erent levels/types of EV charging can cost to install, as well as how they may aff ect a buildings monthly Demand Charges.

Sean’s Key Takeaways • Understand your current and future tenant needs • Understand your building and your bill • Start building a plan earlier than you think • Let Hydro know about your plans

Voltage

Demand (kW)

Charge Speed (km/hr.)

Install Cost

Potential Demand Charges ($/month)

Level 1 – AC

120

1-1.5

7-9

$500-$1,000

Up to $17

Level 2 – AC

240

3-11

30-50

$5,000+

Up to $125

DC Fast Charger

480

24-150

250+

$50,000-$150,000

Up to $1500

Type

Interested in learning more about EVs? Visit www.hydro.mb.ca/your_home/electric_ vehicles or scan the QR code.

18 | THE PROFESSIONAL PROPERTY MANAGER | 2023

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FROM THE FIELD

Revolutionizing Urban Living:

The Benefits of Charging FOR APARTMENTS AND CONDOS

T

he global transition towards sustainable transportation has ignited a surge in the adoption of EVs. As cities strive to minimize their carbon footprint and promote environmentally conscious living, the demand for EV charging infrastructure has skyrocketed.

One of the primary motivations for drivers switching to EVs lies in their reduced environmental impact compared to traditional internal combustion engine vehicles. By extending the accessibility of EV charging to apartment and condo residents, we help expedite the adoption of electric mobility. This translates to cleaner air, lower greenhouse gas emissions, and a substantial contribution to a more sustainable urban environment. However, it does not go without some challenges.

20 | THE PROFESSIONAL PROPERTY MANAGER | 2023

The foremost challenge encountered by EV owners residing in apartments and condos is the scarcity of convenient charging options. Unlike single-family homes where homeowners can easily install charging stations, urban dwellers often lack dedicated parking spots, let alone charging points.

It’s not all about sustainability.

Property developers and managers stand to gain as well by incorporating EV chargers in their properties. Beyond investing in sustainability, offering EV charging stations enhances the appeal of their properties and, with the increasing prevalence of EV ownership, potential buyers and renters are placing greater emphasis on charging infrastructure availability. Apartments and CLICK TO RETURN TO CONTENTS

“It’s clear that EV vehicles are becoming a larger part of our transportation network. As an apartment building designer & owner, it’s important that our properties remain desirable. We feel that providing a place for residents to charge EV’s is important step in future proofing our developments. We believe that if we provide the infrastructure to charge vehicles, it will encourage our residents to purchase EV’s, and it will also attract current EV owners to be our residents.”

condos equipped with charging stations enjoy a competitive edge in the real estate market, potentially leading to elevated property values and lower vacancy rates.

This can be done without breaking the bank. Charging infrastructure in apartments and condos can be not only convenient, but also economically sound. Networked (sometimes referred to as “smart”) chargers are the most recommended for the needs of apartment and condo residents.

Armed with advanced load management capabilities they can dynamically distribute available power among multiple vehicles.

This ensures effi cient charging without straining the electrical grid, eff ectively minimizing infrastructure upgrade costs for property owners while averting peak-demand charges stemming from simultaneous charging. The networking also allows for proactive monitoring of the stations with the ability to control the time of day when stations are accessible, as well as the option to charge a fee for use.

By offering a scalable and adaptable charging solution property managers and owners can easily integrate multiple charging ports into shared parking areas in a scalable way, providing residents with convenient access to charging infrastructure without requiring major infrastructure upgrades.

Recognizing the uniqueness of each property, tailoring the system’s configuration to fi t the property’s layout, power availability, and future expansion plans. This fl exibility ensures that the charging infrastructure seamlessly integrates with the property’s existing design and infrastructure. Consultation with an Application Engineer is recommended, they can help identify the best layout and explore your building’s existing capacity to minimize installation costs.

Louis Pereira Sherwood Developments Ltd.

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2023 | THE PROFESSIONAL PROPERTY MANAGER | 21

Providing the best charging experience In an era marked by digital integration seamlessly incorporating technology to enhance user experience is a must. Through an intuitive mobile app and online platform, residents can conveniently monitor charging progress and track expenses. This level of connectivity empowers users to make informed decisions about their charging habits, optimizing their EV usage for both convenience and cost-efficiency.

Conclusion By facilitating EV adoption in apartments and condos you can actively contribute to a more sustainable future. With each vehicle that transitions from fossil fuels to electricity, the reduction in air pollution and carbon emissions brings us closer to healthier cities and a cleaner planet.

About the company FLO is a leader in EV charging solutions with over 14 years of experience and more than 95,000 chargers deployed in public and private settings, has emerged as a pioneering provider in the industry, off ering innovative solutions tailored to the unique needs of apartment and condo residents. FLO’s chargers are manufactured in Canada, built for our harsh Canadian climate.

FLO’s CoRe+ series off ers customizable solutions with patented technologies like PowerSharingTM and PowerLimitingTM. By addressing the unique challenges of shared parking facilities and energy, the CoRe+ system transforms the way residents’ access and utilize charging infrastructure. With its adaptable design, intelligent load management, and commitment to

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sustainability, the CoRe+ system propels apartments and condos into a greener and more promising future, where EV ownership is both viable and advantageous.

In Manitoba, FLO has strategically partnered with GB Agencies, a local manufacturers representative. Together, they have made FLO more accessible through wholesale distribution

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2023 | THE PROFESSIONAL PROPERTY MANAGER | 23

TRUSTED QUALITY for over 70 years

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Maximizing NOI Through Water Management Co-authored by ProTELEC Alarms and Alert Labs

W

ater leaks and water damage can take a big bite out of net operating income (NOI) when managing properties, but smart water sensors can help. High water bills, huge repair costs, unhappy residents, and increasing insurance premiums pose challenges to even the best property management teams.

If you want to protect building assets and the people in them from water damage and high costs, you need to focus on the fi rst rule of water damage: TIME = DAMAGE = MONEY The longer a fl ood goes unnoticed, or taps or toilets are allowed to leak, the worse the damage and the greater the costs.

While we cannot predict the future, facilities and operations teams now have access to another kind of superpower: CLICK TO RETURN TO CONTENTS

smart water monitoring systems that detect water damage events the second they happen. 24/7 Live Monitoring and immediate notifi cations direct key staff to the sources of water damage, which can then be fi xed quickly, making all sides of the time = damage = money equation as small as possible.

(5) an emergency or command centre that responds to alerts to minimize damage and lower water costs.

To help you determine what kind of Water Monitoring System is best for your building, let’s elaborate on these key components by considering the following questions.

But what is a Water Monitoring System?

The most eff ective Water Monitoring Systems consists of fi ve key components: (1) non-intrusive water fl ow sensors that strap onto water meters in seconds (2) reliable water leak detectors placed near leak sources such as hot water tanks (3) cellular connection that allows for secure and scalable transmission of water usage and leak data (4) an easy-to-use platform that automatically identifi es cost-saving insights and alerts

What kind of smart water sensor alerts do you need?

Water sensors allow you to choose how you want to be alerted. Options such as automated phone calls, text messages, emails, and instant notifi cations can be sent to your staff, but that does not ensure they will always respond quickly enough to minimize damage. The best water sensors come with the option to be monitored by an Emergency Monitoring Centre staff ed by professional personnel that responds 24/7/365.

2023 | THE PROFESSIONAL PROPERTY MANAGER | 25

It is a good idea to avoid those sensors that only alert you with a loud noise. If no one’s around to hear it, does it actually make a sound?

How does it connect?

If you are thinking about WiFi connected water sensors, consider this: each WiFi sensor needs to be paired to a WiFi network. For condo and apartment

buildings, each resident has their own internet connection. In a 100-unit building, that is 100 (or more) separate connections – each one a potential point of failure.

Regardless of building type, it is faster, easier and more secure to use sensors that connect to the internet through a cellular connection. So fast, in fact, that cellular connected water sensors can be installed at a 100-unit building in less than a day.

The Floodie flood sensor makes automated phone calls whenever it comes in contact with water.

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26 | THE PROFESSIONAL PROPERTY MANAGER | 2023

Will it work during power outages?

If the sensors you are using rely on WiFi, they will not work when the power goes out, but a cellular connected sensor will.

And if you have to plug your water sensor into an electrical outlet, then you’re out of luck, too. Smart water sensors that run on batteries (or include a backup battery) will keep monitoring your entire building while the power is out. The system you choose should also send low battery notifi cations to keep your water damage detection system operational.

Is it waterproof?

You might be tempted to hop on Amazon and pick up a water sensor for $10. Sounds like a bargain, right? That is, until you realize that these water sensors aren’t waterproof and are one-time use only.

They break after they get wet or stop working due to normal wear and tear.

Often, these sensors only have audible alarms, so someone has to be within earshot to do anything about the leak.

Better to get a waterproof sensor that sends multiple forms of alerts and can be reused for years.

Part of a complete water solution?

Water damage is only part of the water problems that buildings face. Another big challenge is high water costs due to leaks.

By combining diff erent cellular connected water sensors for leaks and fl oods, you’ll be providing maximum protection against the many risks that water poses.

How can you avoid high water bills at multi-family housing?

Water usage can now be tracked remotely in real-time using a smart water fl ow monitoring system. This should be part of a strategy to reduce operating costs, minimize property damage and boost NOI. Toilets, a common cause of high water bills A leaky toilet may not sound like a big problem, but the costs from water constantly pouring down the drain, quickly add up. A property management company saved $100,000 a year by using the insights generated from a water intelligence platform that identifi ed water use ineffi ciencies caused by running CLICK TO RETURN TO CONTENTS

toilets. Read more about this case study at www.alertlabs.com/post/water-leakdetector-saves-property-management100-000-dollars.

Considering that 1 in 4 toilets leak, your NOI could be seriously reduced by undetected leaks that have existed for years.

As the case study shows, leaky toilets and other wasteful plumbing fixtures or water using systems can be detected with smart leak and flood solutions.

Detect abnormal water use to lower bills Management teams can avoid costly surprises by familiarizing themselves with the unique water-use profi les of their properties. Real-time water usage data helps establish a baseline of normal water use. Property Managers can then more easily identify deviations from the norm and reduce water bills.

For example, tenants may typically use 5,000 liters of water from 7 a.m. to 8 a.m. during the week, but not on weekends.

A building manager would probably investigate if this same volume of water was being used at 7 a.m. on a Sunday.

Similarly, if a property is supposed to

be vacant, there should be no water consumption. Water use at a vacant or unoccupied building could indicate a fl ood or leak.

Smart leak and fl ood sensors catch unusual water consumption giving operations teams insights into water use.

A historical record of water consumption and leak incidents can be viewed on a water management dashboard. For example, cooling towers that use an abnormally high volume of water can be detected and readjusted to use water more efficiently.

Quickly detect abnormal water use such as a burst pipe to minimize water damage and repair costs A water intelligence platform will also detect the sudden abnormal water usage that occurs when a pipe bursts. This type of leak could go undetected for several hours or longer and lead to signifi cant water damage and costs. This abnormal water usage is detected quickly by the platform, the Emergency Monitoring Centre receives the water alarm, and key staff are quickly contacted and dispatched to the building.

Boost net operating income By detecting and identifying water-related problems when they happen, immediate steps can be taken to maximize operational efficiencies and reduce wasted water before it shows up on utility bills.

Randy Pokrant, Business Development Manager, is dedicated to developing long term partnerships that allow ProTELEC to provide our clients with best-in-class customized solutions. One example of this is our partnership with Alert Labs that provides smart water sensor technology and data driven water usage analytics, along with ProTELEC’s 24/7 Emergency Monitoring, to ensure your valuable properties and the people that work and live in them, are always fully protected!

For more information on this subject and the companies that contributed to this article, please contact: ProTELEC Security + Safety Ltd. Attn: Randy Pokrant – Business Development Manager 431-388-2298 rpokrant@protelecalarms.com

About: ProTELEC is a Manitoba-based company that has been protecting Life and Property since 1968. Our industry-leading solutions assist organizations across North America and focus on preventative and proactive Security and Safety services, all backed by our local 24/7/365 ULC-certifi ed Emergency Monitoring Centre.

ProTELEC (in partnership with Alert Labs), combines Alert Labs’ AlertAQ™ water intelligence platform with ProTELEC’s 24/7 Emergency Monitoring to help you manage water smarter and ensure you receive a swift response to leaks, minimizing potential damages and saving you costly repairs.

The AlertAQ™ water intelligence platform highlights abnormal water use in yellow. These insights help property management teams save millions of dollars on water every year.

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2023 | THE PROFESSIONAL PROPERTY MANAGER | 27

PROTECTING

WINNIPEG

We want to partner with you to ensure that your people and property are fire safe.

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LIZ

204.285.3959 CLASSICFLS.COM

W

PEST CONTROL AT A GLANCE

hether you manage a large multi-unit complex or a singlefamily dwelling, whether you’re a property management rookie or a seasoned veteran, nothing strikes more fear and anxiety than the thought of having a pest issue or infestation. What’s even worse, is that it is only a matter of time before you face such a situation. All properties, regardless of location or social economic status of your residents, are susceptible to pest issues. However, if you are proactive and are prepared for the inevitable, you can improve the speed of recognizing and eradicating pest issues as quickly as possible.

So where do we start? It is always recommended to have a comprehensive Integrated Pest Management Program with a trusted pest management company that includes monitoring, identifi cation, control, and evaluation

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By Marty Nienhuis, A1 Pest Control

with the basic goals of prevention, and eradication if needed. Your pest management company should be willing and able to discuss treatment options and protocols along with the advantages and disadvantages of each.

Let’s discuss a couple common pest issues you may encounter, and what your tenants may be able to do to lessen the chances of an infestation.

Bed Bugs

Bed Bugs are small brownish-red insects found in structures and homes often around beds or areas of rest and immobility. Bed bugs will feed on the blood of their human host and occasionally also feed on other warm-blooded mammals.

Bed bugs are found throughout our society, often seen in public buildings or places of gathering. Bed bugs are non-discriminate, opportunistic, and great ‘hitchhikers,’

often stowing away in luggage and belongings, which allows them to travel long distances very easily and unnoticed.

Improperly treated or unrecognized infestations of bed bugs can spread throughout homes, multi-residential dwellings, hotels etc. Bed bugs need to feed for survival, but can go for month without, with some literature reporting survival of over a year under ideal conditions without a blood meal.

Residents can reduce their chances of bed bug infestations by using ADULT BEDBUG caution when travelling, checking hotel rooms, inspecting items they bring into their homes, placing clothing into a dryer on high heat for at least 30 minutes.

Use caution with second hand furniture and furnishings; have them inspected or heat treated prior to bringing them into the home.

2023 | THE PROFESSIONAL PROPERTY MANAGER | 29

ADULT GERMAN COCKROACH

Cockroaches

Cockroaches all have a pair of antennae, six long legs and a flattened oval-shaped body.

Manitoba has 3 species of cockroaches: American, German, and Oriental, varying in size and color. Cockroaches are not picky eaters and will feast on almost any organic matter. Cockroaches are very resourceful insects that often enter your home within containers, used electronics or appliances and can migrate easily between homes or suites in multi-residential dwellings.

Cockroaches prefer confined spaces in areas of high humidity, such as cracks and crevices behind kitchen cupboards, under counter tops, around sinks, faucets and showers, as well as in the motor area of refrigerators and

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freezers. Cockroaches will be most active at night, exploring under the cover of darkness in search of food.

Residents can reduce their chances of a cockroach infestation by being cautious and inspecting the items being brought into the homes, disposing of garbage and organic matter nightly, keeping the residence clean, not leaving food on counters or stoves, keeping food in sealed containers, wiping up spills and food debris, and removing standing water in sinks etc.

There are some pest issues that control should never be attempted by an untrained person: the two insects mentioned above are both prime examples of such situations where improper treatments, improper techniques or inadequate pesticides can worsen the situation, increasing costs and time to eradicate, and can cause migration throughout a structure to unaffected areas.

What is the fi rst thing as a Property Manager we need to know before calling a pest control company?

We must be aware of the concern or pest issue. Although this sounds obvious, in my experience, this is often where things start to go wrong! Occasionally, pest infestations are identified by chance while conducting other tasks or business, often revealing long-standing pest issues and situations where residents are accepting the issue or attempting self treatments. Most often, we need to rely on the resident or tenant to come forward with their concern. There are many reasons residents don’t come forward with pest concerns, as Manitobans and Canadians, we have never experienced such a time of vast diversity with increasing immigration and population growth, with significant changes and adaptation by our new neighbors coming from a variety of backgrounds and various countries. Many don’t recognize that seeing a cockroach or bed bug represents a potentially significant pest issue, or are reluctant to come forward for fear of eviction or getting into trouble.

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30 | THE PROFESSIONAL PROPERTY MANAGER | 2023

These concerns are not only limited to our new neighbors, but many people are also reluctant to come forward with pest concerns due to several reasons: fear of eviction, financial penalties, embarrassment, or fear of judgement just to name a few.

We can overcome some of these barriers and improve communication between residents and Property Managers by discussing and making clear the expectation of residents regarding pest issues, outlining management’s responsibilities, resident’s responsibilities, and processes for dealing with pest issues at the time of lease signing.

Your pest control company should be able and willing to work with you to develop a protocol and documentation for resident expectations regarding pest issues to ensure they will be inline with any potential future treatments.

ADULT AMERICAN COCKROACH

**The above is generalized information only and a pest control professional should be consulted for your specifi c situation**

Marty Nienhuis is the Owner and President of A1 Pest Solutions Inc, he is a certified Master Heat Technician for bed bug eradication, licensed Pest Control Officer, and Wildlife Technician. He is detailed oriented and has an unwavering focus for Customer Service.

A1 Pest Solutions Inc. is a locally owned and operated pest control company serving Winnipeg and Manitoba since 2015 providing a wide range of services for all your residential and commercial pest control and wildlife needs, priding ourselves on customer service while providing the very best and latest techniques in Pest Management.

A1 Pest Solutions will be the last pest control company you’ll call, so why not make us your fi rst!

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THE PPMA AWARDS OF EXCELLENCE The PPMA Awards of Excellence will be presented at the Suite Living Trade Show & Conference on March 12, 2024 at the Victoria Inn & Conference Centre.

Visit www.ppmamanitoba.com/awards to nominate someone today.

Recognize the best in our industry by nominating a person, property, or company in the following categories:

AWARDS CATEGORIES ADVERTISING AWARD Open to both Principal and Associate Members on a self-nominating basis. This award will recognize an outstanding advertising campaign. Logos, signage, printed material etc. which can be submitted to show your company’s well communicated and successful advertising campaign.

INNOVATION AWARD Open to both Principal and Associate Members on a self-nominating basis. This award will recognize innovative products, services or new technology within your company that has resulted in increased productivity, efficiency, customer satisfaction etc. Written descriptions of your innovation should be submitted.

OUTSTANDING COMMUNITY SERVICE This award recognizes a member company or individual who is involved in their community through volunteer activities, contributions to charitable activities, tenant relations and community activities. The community service should be industry related and support housing, homelessness initiatives or tenant support services.

L ANDSCAPING AWARD Open to Principal Members on a self-nominating basis.

This award will recognize a property with an exceptional, innovative or upgraded landscaping or gardening project.

Entries must include pictures showing the landscaping results. (Remember this award for next year if you didn’t take pictures of your project this year)

RENOVATION OF THE YEAR Open to Principal Members on a self-nominating basis.

This award will recognize outstanding renovations and rehabilitations completed by a Principal Member firm.

Renovations/rehabilitation can involve building exterior, suites, lobbies, or common areas etc. Before and after photographs of the project should be submitted.

HISTORICAL BUILDING OF THE YEAR Open to Principal Members on a self-nominating basis.

This award will recognize a company for maintaining the historical appearance of a building 75 years or older.

Entries must include pictures showing suites and common areas.

OUTSTANDING CUSTOMER SERVICE Open to both Principal and Associate Members on a self-nominating basis. This award will recognize outstanding service offered by a member company. Written descriptions of occurrences and situations should be submitted.

32 | THE PROFESSIONAL PROPERTY MANAGER | 2023

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MAINTENANCE PERSON OF THE YEAR This award will recognize a staff person of a Principal Member company who has shown dedication to providing quality maintenance service through use of their expertise and skills and demonstrates a willingness to promote, learn and adapt to new methods. Principal Members can nominate staff for this award.

RESIDENT MANAGER OF THE YEAR This award recognizes a Resident Manager who has shown dedication to both residents and owners, provides quality customer service through use of their expertise and skills, including effective written and verbal communication skills.

The individual being nominated should also demonstrates a willingness to learn and adapt to new methods. Principal Members can nominate staff for this award.

LONG TERM SERVICE This award recognizes a Resident Manager who has served 15 years or longer for a property or specific management firm. Principal Members can nominate staff for this award. An individual can only be awarded this recognition one time.

PROPERTY MANAGER OF THE YEAR This award recognizes a Property Manager of a Principal Member company who has shown dedication and innovation to providing exceptional services to their owners and residents. A person who grows and develops within the industry enhancing building values, sharing knowledge within the industry, staff development through education and training, professional development, excellent communication and customer services skills.

PRINCIPAL MEMBER OF THE YEAR This award recognizes a PPMA Owner/Property Manager who has been enthusiastically involved in activities to help promote our industry including sharing their expertise, promoting professionalism in the industry, new member recruitment, attendance at monthly membership meetings and participation in association events.

ASSOCIATE MEMBER OF THE YEAR This award will recognize a PPMA Associate Member who has been enthusiastically involved in activities to help promote our industry, including sharing their expertise, promoting professionalism in the industry, new member recruitment, attendance at meetings, as well as support of our association through meeting sponsorship, participation in association events, newsletter advertising, etc.

Our concern for the environment is more than just talk

This publication is printed on Forest Stewardship Council® (FSC®) certified paper with vegetable oil-based inks. Please do your part for the environment by reusing and recycling.

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2023 | THE PROFESSIONAL PROPERTY MANAGER | 33

2023

SUITE LIVING CONFERENCE AND TRADESHOW

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2023 | THE PROFESSIONAL PROPERTY MANAGER | 39

PRESENTED BY

SUITE LIVING Conference and Tradeshow

March 12, 2024

7:30 a.m. – 4:00 p.m.

The Victoria Inn and Conference Centre 1808 Wellington Avenue Winnipeg, MB

T HE OF F ICI A L PUBL IC AT ION OF T HE PROF E S SION A L PROPER T Y M A N AGERS A S S OCI AT ION

PPMA TODAY, the exciting, new membership magazine of the Professional Property Managers Association (PPMA) in Manitoba, wants to

SHOWCASE YOUR BUSINESS TO YOUR TARGET MARKET. A special section in our annual publication called “The Faces of the PPMA,” aims to highlight the diverse range of businesses that provide essential goods and services to property managers in Manitoba. This section will feature one profile per industry, allowing business owners like yourself to share their remarkable journeys, accomplishments, and the unique value they bring to the industry.

By delving into the personal stories behind these companies, we aim to create compelling content that truly connects with our readers. It’s an ideal opportunity to make a lasting impression on our engaged and highly targeted audience.

Here are the key details of this exclusive advertising opportunity:

THE ES

PROFILE: You’ll have an entire page (or two) dedicated solely to showcasing your business, giving you ample space to captivate our readers with your story, products, and services.

FAC

EXPERT WRITE-UP AND DESIGN: You can provide your own content or our talented editorial staff will work with you to provide any assistance you need. Our graphic designers will then bring your vision to life through a professionally designed layout that commands attention.

of the

YOUR PROFILE

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15 | THE PROFESSIONAL

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| 2023

LIMITED AVAILABILITY: To maintain exclusivity and maximize each profile’s impact, we only accept one profile per service/ industry. This means that once a spot is taken, it will be closed to competitors, securing your position as the sole representative of your industry.

TARGETED EXPOSURE: PPMA Today features a controlled circulation of 2,000 copies distributed directly to property managers in Manitoba and all members of the PPMA. Additionally, our pass-along readership of over 7,000* ensures that a wide network of industry professionals will see your profile.

INVESTMENT VALUE: A full-page profile costs only $1700 (or $2500 for a double-page spread) covering the complete preparation and distribution process.

To reserve space for your story, please contact me directly.

You can also visit our media kit at www.kelmanonline.com/online_mediakits/ppma CHAD MORRISON: chad@kelman.ca | 204-985-9788

We look forward to showcasing your business in “The Faces of the PPMA.”

2023

GOLF TOURNAMENT

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2023 | THE PROFESSIONAL PROPERTY MANAGER | 45

ADVERTISER PRODUCT & SERVICE CENTRE PPMA Today is made possible by the companies below who convey their important messages on our pages. We thank them for their support of PPMA and its publication and encourage you to contact them when making your purchasing decisions. To make it easier to contact these companies, we have included the page number of their advertisement, their phone number, and, where applicable, their website.

COMPANY

PHONE

WEBSITE

ABC Fire & Safety Equipment Ltd.

204-233-6083

www.abcfireandsafety.com

8

Astroid Management

204-338-4671

www.astroidrentals.com

23

03

Bison Janitorial Services Ltd.

204-589-0112

www.bisonjanitorial.ca

11

04

Canadian Prime Solutions, Inc.

204-951-6379

www.cpswpg.ca

31

05

Classic Fire & Life Safety, Inc.

204-285-3959

www.classicfl s.com

28

06

Clean Line

204-800-7741

www.cleanline.ca

47

07

Cloverdale Paint

604-551-8083

www.cloverdalepaint.com

10

08

Coinamatic Canada, Inc.

800-361-2646

www.coinamatic.com

30

09

Duxton Windows & Doors

204-339-6456

www.duxtonwindows.com

6

10

Efficiency Manitoba

204-944-8181

www.efficiencymb.ca

4

11

Huron Windows

204-589-1333

www.huronwin.com

19

01 02

PAGE

12

Image Flooring

204-663-0203

www.imagefl ooringinc.ca

23

13

Imperial Flooring

204-697-4707

www.imperialfl ooring.ca

14

14

Insight Service Solutions, Inc.

204-957-5757

www.insightservicesolutions.ca

3

15

Jem Building Services

204-777-4536

www.jemcommercial.com

12

16

JJ Cabinet Warehouse

204-783-0870

www.jjcabinetwarehouse.ca

48

17

MJ Roofing

204-586-8411

www.mjroofing.net

22

18

Mr. Tubbs/Wpg Bathtub Refinishing Ltd.

204-269-6817

www.mrtubbs.ca

14

19

ProTELEC Security + Safety Ltd.

204-949-1417

www.protelecalarms.com

26

20

Shindico Realty, Inc.

204-474-2000

www.shindico.com

22

21

Sunbelt Rentals

204-914-0910

www.sunbeltrentals.com

15

22

Superior Asphalt Paving Co.

204-254-3737

www.superiorasphaltpaving.ca

11

23

Winnipeg Building & Decorating

204-942-6121

www.wbdmb.ca

24

24

Yardi Systems

800-866-1144

www.yardi.com

2

L THE OFFICI A OF PUBL IC ATION SION A L THE PROFE S A N AGERS PROPER T Y M A S SOCI ATION

2023

nager

of the Property Ma

To reach professionals through PPMA Today and its targeted readership, contact Chad at your earliest convenience to discuss your company’s promotional plans.

CHAD MORRISON, Marketing Manager Toll Free: 866-985-9788 E-mail: chad@kelman.ca

Agreement #40065075 to: Publication Mails le Canadian items Return undeliverab Address??

46 | THE PROFESSIONAL PROPERTY MANAGER | 2023

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Why do many managers end up using our products in both their rentals & their personal homes?

DURABILITY FOR THE LONG HAUL: Plywood cabinets are built to last. Unlike thermofoil and melamine, which often show wear and tear over a relatively short time. Plywood cabinets will better maintain their structural integrity, lasting longer and needing replacement less often, saving you big money in the long run.

MOISTURE RESISTANCE: Plywood’s natural resistance to moisture better endures costly water damage that can more easily affect thermofoil and melamine cabinets. Protect your investment from expensive repairs!

CUSTOMIZATION WITHOUT REPLACEMENTS: Over the years, your style preferences may change. Plywood cabinets and wood doors can be more easily refinished or painted, allowing you to update your kitchen or bathroom without the expense of completely replacing cabinets.

ECO-FRIENDLY AND SUSTAINABLE: Plywood cabinets use sustainable wood sources and significantly less resins or other binding chemicals, aligning with a more eco-conscious choice. They’re not just better for your wallet but also for the planet.

STURDY AND LOW MAINTENANCE: Plywood’s overall structural stability means peace of mind, fewer repairs and maintenance costs. Go ahead and get that heavy stone top!

BOOST VALUE: Quality materials like plywood can increase your home’s value. So, your initial investment can pay you back when it’s time to sell your property.

Getting the value of plywood cabinets is the smart choice for long-term durability, overall cost savings and quality.

Don’t settle for lesser options that may end up costing you more in repairs, maintenance and replacements down the road. Be kind to your future self.

Invest in Quality, Save for Life.

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