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regional edition

OTTAWA

The regional market perspective for the Ottawa rental housing industry

2020


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FOREWORD

Produced by RHB Inc., creators of RHB Magazine, RHB TV, RHB Newsreel, Perpetual Media Group (PMG) and Boldtv and in collaboration with the Canadian Federation of Apartment Associations (CFAA), theANNUAL delivers a complete market perspective for the rental housing industries of Ottawa, Hamilton, Waterloo and London. There are reasons why in-depth analysis and forecasting aren’t done in this form and on this scale for our industry! Time, resources and industry knowledge are required to deliver a comprehensive report respecting individual regional apartment owners and managers while allowing them to respond to market needs, size and competition. What you’ll find in this Regional Edition of theANNUAL: •  The State of the Industry Report, an in-depth look at the individual cities’ market conditions, based on CMHC and Stats Canada data. •  Realty Check, a look at multi-family sales and purchases in each of the four regional markets, with a special showcase of notable transactions and analysis from Joshua Perlstein of Lennard Commercial Realty, Brokerage. •  Association Report, from our partners at HDAA, LPMA, WRAMA and EOLO, an overview of what you need to know about each city and association.

2 – theANNUAL Ottawa

•  Neighbourhood Trends, information and stats you need to know showing what makes them trend! •  Delinqencies and Arrears, Jack Bryan of Suite Excel Collections Canada Inc shares his insight on how to handle delinquent tenants. •  Five Things You Should Know, some interesting tips and tools for managing the key aspects of your buildings provided by Snaile, Parity, Wyse Meter Solutions and Huebsch. The industry’s first vetted report of the Top Ten Owners, Managers and REITs for each area. As Canada’s national voice for the apartment industry, RHB Inc. delivers the latest news and information. Therefore, we’d like to acknowledge the following people and companies for their help with this comprehensive guide: • John Dickie, CFAA and Eastern Ontario Landlord Organization (EOLO); • Arun Pathak, Hamilton and District Apartment Association (HDAA); • Lisa Smith, London Property Management Association (LPMA); • Andrew Macallum, Waterloo Regional Apartment Management Association (WRAMA); • Joshua Perlstein, Lennard Commercial Realty Brokerage; • Jack Bryan, Suite Excel Collections Canada Inc. RHB Inc accepts responsibility for accurately delivering relevant news to the rental housing industry. As well, we always want to hear from you, the people who make up the rental housing industry. Let us know your thoughts on what you’ve read and what you’d want to see next year in theAnnual, both at the National and Regional levels. All the best,

Nishant Rai

Associate Publisher

Associate Publisher Nishant Rai Associate Publisher Debbie Dollar-Seldon Contributing Editor John Dickie, President CFAA Art Director Scott Clark Office Manager Geeta Lokhram Owner Marc Côté

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Welcome to the 2020 Regional editions of theANNUAL. Not unlike our National edition, theANNUAL is a special industry specific periodical, delivering relevant, timely information and data with a single-minded approach; “What does the Apartment industry need to know!” With that as our goal, our research team reviewed extensive data from numerous sources to bring you the regional editions of theANNUAL. From CMHC, Stats Canada, association executives, Government sources and apartment owners, managers & REITs, we bring you the most complete and thorough industry guide that delivers regional specific information and data.

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TABLE OF CONTENTS

2 – FOREWORD

STATE OF THE INDUSTRY – 8

15 – REALTY CHECK

ASSOCIATION REPORT – 21

4 – theANNUAL Ottawa


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29 – NEIGHBOURHOOD TRENDS

TOP 10 – 35

47 – DELINQUENCIES AND ARREARS

5 THINGS YOU SHOULD KNOW – 55

6 – theANNUAL Ottawa


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Gloucester North / Orleans

7

10

6 8

Western Ottawa & Surrounding Area AVR: 2.1% 2BR: $2104

5

1

AVR: 1.7%

2

2BR: $998

3

4

9

Nepean AVR: 2.5% 2BR: $1321

ClarenceRockland**

AVR: 1.9% 2BR: $1281

Russell**

Eastern Ottawa & Surrounding Area**

AVR: 0.0% 2BR: $1148

AVR: 0.9% 2BR: $1053

North Grenville AVR: N/A 2BR: N/A

current population

1,095,134

*

*refers to the Ottawa part of Ottawa-Gatineau

Ottawa Zone Statistics

** Eastern Ottawa & surrounding includes Clarence and Russell

1 Downtown: AVR: 2.6% | 2BR: $1798

6 Chinatown/Hintonburg/Westboro N: AVR: 2.3% | 2BR: $1653

2 Sandy Hill/Lowertown: AVR: 2.7% | 2BR: $1635

7 New Edin./Manor Park/Overbrook: AVR: 1.6% | 2BR: $1558

3 Glebe/Old Ottawa South: AVR: 0.9% | 2BR: $1501

8 Westboro S/Hampton Pk/Britannia: AVR: 0.9% | 2BR: $1268

4 Alta Vista: AVR: 1.7% | 2BR: $1283

9 Hunt Club/South Keys: AVR: 1.5% | 2BR: $1181

5 Carlington/Iris: AVR: 1.1% | 2BR: $1266

10 Vanier: AVR: 1.4% | 2BR: $1135 AVR= Average Vacancy Rate at October 2019 2BR= Average Rent of 2 Bedroom Suite

AVERAGE RENT SENIORS RENTAL HOUSING IN 2019in 2017 average rent inINsenior’s rental housing

$3330 8 – theANNUAL Ottawa

per month


28.8% of Ottawa’s housing units are

APARTMENTS

15.5% of Ottawa’s housing units are

PART OF A CONDOMINIUM

10,593

CONDOMINUM RENTAL SUPPLY AS OF 2019 RENTERS STRUCTURE TYPE

42.3%

Single-Detached

21.3%

Semi-Detached

5.4%

Row

1.8%

Duplex

10.5%

Low-Rise Apt

18.3%

High-Rise Apt Other

0.3%

0

10

20

30

40

50

theANNUAL Ottawa – 9


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State of the Industry Ottawa Bach 1 bdrm

2 bdrm

3+ bdrm Row Condos

Primary Market Defined

Secondary Market Defined

The primary rental market consists of apartment buildings of 3 units or more, and rental row house or garden home complexes of 3 units or more.

The secondary rental market consists of rented condos, single family homes, doubles, duplexes or other buildings of two units or fewer (such as a single family home with an accessory suite).

Others

Ottawa’s primary and secondary rental market universe totals

Primary

71,210

Secondary

57,075

44.5% 55.5%

Total: 128,285

Important things to know about Ottawa’s condo market

Total Condo Units in 2019 35,452

Total Condo Units Used for Rental 2019 10,593

Percent of condo units used for rental 29.9%

theANNUAL Ottawa – 11


Info

Alta Vista

Eastern Ottawa & Surrounding Areas

Oct-18

Oct-19

Oct-18

Oct-19

Oct-18

Oct-19

Average Vacancy

2.1%

1.1%

1.6%

1.5%

1.7%

1.8%

2.0%

N/A

1.7%

1.7%

Average Rent

$853

$907

$1,020

$1,096

$1,239

$1,283

$1,718

$1,683

$1,135

$1,207

12 – theANNUAL Ottawa

1 Bedroom

2 Bedroom

3 Bedrooms +

Total

Oct-18

Oct-19

Oct-18

Oct-19

Oct-18

Oct-19

Oct-18

Oct-19

Oct-18

Oct-19

Average Vacancy

1.0%

0.4%

0.9%

1.2%

1.7%

1.1%

0.6%

N/A

1.2%

1.1%

Average Rent

$909

$899

$1,007

$1,072

$1,187

$1,266

$1,491

$1,561

$1,094

$1,162

Bachelor

1 Bedroom

2 Bedroom

3 Bedrooms +

Total

Survey Date

Oct-18

Oct-19

Oct-18

Oct-19

Oct-18

Oct-19

Oct-18

Oct-19

Oct-18

Oct-19

Average Vacancy

1.1%

2.9%

1.3%

1.7%

1.8%

3.3%

N/A

N/A

1.4%

2.3%

Average Rent

$867

$979

$1,075

$1,273

$1,412

$1,653

$1,644

$2,082

$1,133

$1,357

Bachelor

1 Bedroom

2 Bedroom

3 Bedrooms +

Total

Survey Date

Oct-18

Oct-19

Oct-18

Oct-19

Oct-18

Oct-19

Oct-18

Oct-19

Oct-18

Oct-19

Average Vacancy

1.3%

2.6%

1.7%

2.3%

1.0%

3.3%

N/A

N/A

1.4%

2.6%

Average Rent

$931

$932

$1,183

$1,289

$1,583

$1,798

$1,708

$1,668

$1,251

$1,387

Info

Bachelor

1 Bedroom

2 Bedroom

3 Bedrooms +

Total

Survey Date

Oct-18

Oct-19

Oct-18

Oct-19

Oct-18

Oct-19

Oct-18

Oct-19

Oct-18

Oct-19

Average Vacancy

N/A

N/A

2.1%

0.0%

0.0%

1.1%

N/A

N/A

0.5%

0.9%

Average Rent

N/A

N/A

$804

$879

$965

$1,053

N/A

N/A

$942

$1,017

Bachelor

1 Bedroom

2 Bedroom

3 Bedrooms +

Total

Survey Date

Oct-18

Oct-19

Oct-18

Oct-19

Oct-18

Oct-19

Oct-18

Oct-19

Oct-18

Oct-19

Average Vacancy

0.0%

0.0%

0.1%

0.8%

N/A

1.1%

0.0%

0.0%

0.5%

0.9%

Average Rent

$846

$919

$1,101

$1,181

$1,411

$1,501

$1,701

$1,929

$1,251

$1,334

Bachelor

1 Bedroom

2 Bedroom

3 Bedrooms +

Total

Survey Date

Oct-18

Oct-19

Oct-18

Oct-19

Oct-18

Oct-19

Oct-18

Oct-19

Oct-18

Oct-19

Average Vacancy

N/A

N/A

0.7%

1.4%

0.9%

1.6%

N/A

N/A

0.7%

1.5%

Average Rent

$820

N/A

$940

$1,003

$1,142

$1,181

$1,436

N/A

$1,046

$1,101

Info

Nepean

Bachelor

Survey Date

Info

Hunt Club & South Keys

Total

Oct-19

Info

Glebe/ Old Ottawa South

3 Bedrooms +

Oct-18

Info

Downtown

2 Bedroom

Oct-19

Info

Chinatown/ Hintonburg/ Westboro N

1 Bedroom

Oct-18

Info

Carlington/ Iris

Bachelor

Survey Date

Bachelor

1 Bedroom

2 Bedroom

3 Bedrooms +

Total

Survey Date

Oct-18

Oct-19

Oct-18

Oct-19

Oct-18

Oct-19

Oct-18

Oct-19

Oct-18

Oct-19

Average Vacancy

2.0%

4.0%

2.2%

2.6%

2.3%

2.4%

5.1%

2.8%

2.4%

2.5%

Average Rent

$999

$1,095

$1,068

$1,151

$1,274

$1,321

$1,453

$1,514

$1,209

$1,270


Info

Gloucester and North Orleans

Overbrook, Manor Park, and New Edinburgh

Westboro/ S Hampton Park/ Britannia

Total

Oct-19

Oct-18

Oct-19

Oct-18

Oct-19

Oct-18

Oct-19

Average Vacancy

0.0%

0.9%

1.6%

1.3%

1.0%

2.4%

1.7%

1.7%

1.2%

1.9%

Average Rent

$830

$870

$1,002

$1,077

$1,152

$1,281

$1,343

$1,376

$1,111

$1,187

Bachelor

1 Bedroom

2 Bedroom

3 Bedrooms +

Total

Survey Date

Oct-18

Oct-19

Oct-18

Oct-19

Oct-18

Oct-19

Oct-18

Oct-19

Oct-18

Oct-19

Average Vacancy

N/A

N/A

N/A

N/A

N/A

N/A

N/A

N/A

N/A

N/A

Average Rent

N/A

N/A

N/A

N/A

N/A

N/A

N/A

N/A

N/A

N/A

Info

Bachelor

1 Bedroom

2 Bedroom

3 Bedrooms +

Total

Survey Date

Oct-18

Oct-19

Oct-18

Oct-19

Oct-18

Oct-19

Oct-18

Oct-19

Oct-18

Oct-19

Average Vacancy

1.1%

0.4%

2.9%

2.2%

N/A

1.6%

1.7%

0.0%

4.5%

1.6%

Average Rent

$812

$886

$1,174

$1,240

$1,494

$1,558

N/A

N/A

$1,336

$1,404

Bachelor

1 Bedroom

2 Bedroom

3 Bedrooms +

Total

Survey Date

Oct-18

Oct-19

Oct-18

Oct-19

Oct-18

Oct-19

Oct-18

Oct-19

Oct-18

Oct-19

Average Vacancy

1.6%

3.9%

1.3%

2.4%

1.1%

2.4%

0.5%

N/A

1.2%

2.7%

Average Rent

$880

$947

$1,186

$1,220

$1,459

$1,635

$1,740

$2,524

$1,235

$1,402

Bachelor

1 Bedroom

2 Bedroom

3 Bedrooms +

Total

Survey Date

Oct-18

Oct-19

Oct-18

Oct-19

Oct-18

Oct-19

Oct-18

Oct-19

Oct-18

Oct-19

Average Vacancy

N/A

N/A

1.3%

2.1%

0.9%

2.1%

N/A

N/A

1.1%

2.1%

Average Rent

N/A

N/A

$1,596

$1,754

$1,793

$2,104

N/A

N/A

$1,696

$1,924

Info

Vanier

3 Bedrooms +

Oct-18

Info

Western Ottawa & Surrounding Area

2 Bedroom

Oct-19

Info

Sandy Hill/ Lowerton

1 Bedroom

Oct-18

Info

North Grenville

Bachelor

Survey Date

Bachelor

1 Bedroom

2 Bedroom

3 Bedrooms +

Total

Survey Date

Oct-18

Oct-19

Oct-18

Oct-19

Oct-18

Oct-19

Oct-18

Oct-19

Oct-18

Oct-19

Average Vacancy

N/A

N/A

N/A

0.8%

2.0%

1.7%

N/A

N/A

N/A

1.4%

Average Rent

$747

$820

$898

$999

$1,034

$1,135

N/A

$1,543

$967

$1,074

Info

Bachelor

1 Bedroom

2 Bedroom

3 Bedrooms +

Total

Survey Date

Oct-18

Oct-19

Oct-18

Oct-19

Oct-18

Oct-19

Oct-18

Oct-19

Oct-18

Oct-19

Average Vacancy

1.6%

0.5%

0.9%

1.2%

0.7%

0.5%

0.0%

0.8%

0.8%

0.9%

Average Rent

$872

$928

$1,023

$1,070

$1,213

$1,268

$1,336

$1,420

$1,097

$1,146

theANNUAL Ottawa – 13


Joshua Perlstein Associate Vice President, Multifamily Investment

Your commercial real estate partner. Joshua Perlstein* specializes in the purchase and sale of multifamily properties across Ontario. josh@lennard.com 647.993.5674

Lennard Commercial is an industry leading brokerage with over 120 employees across three offices in the GTA. Learn more about us at lennard.com *Sales Representative

200-55 University Avenue, Toronto 416.649.5920

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Realty Check

The transactions of note in:

Ottawa & Surrounding Areas

theANNUAL Ottawa – 15


Ottawa

Realty Check

With a number of development projects reaching completion, there was 1,233 new purpose-built units added to the rental supply in Ottawa. These new rental properties in the downtown core are fetching rents in excess of $3.00 per square foot. In 2019, Ottawa saw over 2,200 new units break ground. Ottawa, which has traditionally been a vehicular city, has maximized density along the new Light Rail Transit Line in a push for the city to become more environmentally friendly.

Ottawa had the largest rental growth across Canada in 2019, at 8.4%, with average rents increasing from $1,174 to $1,281. Key drivers of rental demand include: international students attending university and college in Ottawa, a booming tech scene and an unemployment rate below 5.0%. However, in 2020, due to COVID-19, a lack of international students and a higher unemployment rate has caused an increase in the vacancy rate among higher end rental units. With that being said, CMHC predicts that the Ottawa vacancy rate is expected to stay below 2.0% until at least 2022.

Joshua Perlstein Associate Vice President Multifamily Investment Sales Representative Lennard Commercial Realty, Brokerage

Summary Table Weighted Avg $/Unit

Highest $/Unit

Lowest $/Unit

Highrise Cap Rate Range

2019 Vacancy Rate

$197,634

$340,909

$115,958

4.25%-5.00%

1.80%

* Unit prices, and cap rates derived from Realnet and Costar Research, Vacancy Rate from October 2019 CMHC report * Unit prices encompass only 2019 sales listed below of multifamily properties. Does not include student residences or seniors housing.

1971-1975 St Laurent Blvd Purchaser: Starlight Investments Stories: 18 Units: 50 Price/Unit: $192,000

1825 Russell Rd Purchaser: Aera Investments (Ontario) Ltd Stories: 6 Units: 104 Price/Unit: $221,154

Sold at

$96,000,000

Sold at

$23,000,000

theANNUAL Ottawa – 17


Realty Check 100 Weeping Willow Lane Purchaser: Homestead Land Holdings Ltd Stories: 8 Units: 85 Price/Unit: $210,488

161 Presland Rd Purchaser: Holland Properties Association Stories: 4 Units: 64 Price/Unit: $171,875

$11,000,000

Purchaser: JB Holdings Inc Stories: 3.5 Units: 44 Price/Unit: $204,545

Purchaser: Private Individual Stories: 7 Units: 34 Price/Unit: $166,176

18 – theANNUAL Ottawa

$17,891,000

Sold at

341-345 Whitby Ave

90 Willow St

Sold at

Sold at

$5,650,000

Sold at

$9,000,000


Recent Realty Transactions 276-280 Montreal Rd Purchaser: 1048279 Ontario Inc Stories: 3.5 Units: 24 Price/Unit: $115,958

72-80 Bolton St Purchaser: 80 Bolton Inc. Stories: 4 Units: 22 Price/Unit: $340,909

$7,500,000

Purchaser: 1470475 Ontario Inc Stories: 3 Units: 20 Price/Unit: $212,500

Purchaser: J1470475 Ontario Inc Stories: 3 Units: 12 Price/Unit: $214,583

$2,783,000

Sold at

55 Sweetland Ave

324 Chapel St

Sold at

Sold at

$4,250,000

Sold at

$2,575,000

theANNUAL Ottawa – 19


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Association Report

theANNUAL Ottawa – 21


Association Report

NEW CITY OF OTTAWA PROPERTY MANAGEMENT BY-LAW In 2019, the City of Ottawa considered bringing in a landlord licensing regime. ACORN Ottawa and the other advocates for licensing argued that a significant number of rental properties were not well maintained, and that tenants did not know how to get maintenance problems resolved, or were afraid to request repairs. ACORN sought to have landlord licensing or registration apply to all Ottawa rental properties, using the Toronto model, ACORN also wanted extensive proactive unit inspections, even if that meant substantial registration fees to be charged to landlords for each rental unit. EOLO convinced the City officials and Councillors that a licensing regime was unduly expensive and would lead to higher rents, less rental supply, and additional costs to the taxpayer. We were also able to convince the City that pest control issues were largely due to some tenants failing to co-operate with pest control treatment. The City decided against a licensing or registration regime, and decided to address the concerns about tenants knowledge and alleged fear by way of a Rental Housing Property Management By-law, including a requirement to deliver a specified information package to all tenants, and a Pest Management bylaw (which imposes new obligations on tenants as well as landlords).

22 – theANNUAL Ottawa

The By-law was adopted by Council on August 26, 2020. The implementation date is to be August 31, 2021, although rental housing providers will be well advised to get ready to comply well ahead of that date. More background and details about the new requirements are set out below.

Theresa Pelletier, Director of Operations Ottawa, of Minto Properties, says: Unlike a registration or landlord licensing system, the new Rental Housing Property Management By-law does not require rental providers to pay any fees. That will keep our costs from rising and avoid upward pressure on rents.

Background In all or parts of four other Ontario cities, small landlords are required to file extensive documents, to provide extensive documents to tenants and to pay a licensing fee ranging from $200 to $600 per unit per year. In Toronto, landlords with 10 units or more are required to file extensive documents, to make extensive documents available to tenants and to pay a registration fee of $11 per unit per year.


ACORN Ottawa sought to have landlord licensing apply to all Ottawa rental properties of two units or more, using the Toronto model, but with higher registration fees to pay for the system and for extensive proactive unit inspections. Six or 7 “progressive” Councillors supported them in that request. ACORN wanted the City to inspect every rental unit annually, which would take 100 or more new by-law enforcement officers at enormous expense. Until late 2019, the City employed 18 by-law officers. Thanks to work by EOLO itself, its members and numerous other rental providers, the City rejected licensing. However, the City decided to enhance the regulation of property management, providing minimum standards, based on good practices. The City also hired two new by-law officers, who are doing some proactive enforcement in the common areas of problematic rental buildings. However, the system is

still largely complaint driven. The two new officers are being funded by the fines levied on failures to comply with property standards orders. In addition, the City accepted EOLO’s position that pest control issues are often the result of tenants’ refusal to cooperate with pest control treatment, and directed that new bylaws be passed to require landlords have pest management plans, and that tenant abide by landlord’s instruction for pest treatment preparation and follow up.

The key measures in the new By-law Even though City Council agreed that there should be no registration or licensing system or fees, other requirements could raise the operation costs that landlord face, and put upward pressure on rents. EOLO worked have to make the requirements in the new By-law as manageable as possible, in order to minimize upward pressures on costs, and thus on rents.

Table 1 sets out the five key measures introduced by the new By-law (with effect on August 31, 2021.)

Table 1: Five key measures in the By-law #

Measure

Key points and comments

1

Standards for tenant services (repair timelines and procedures)

The landlord needs to reply to a tenant repair request within 24 hours for urgent matters, and within 7 days for non-urgent matters (including pest infestations). It is implicit that the landlord should start to assess or organize the repair work within that time, but clear that the landlord need NOT complete the repair within those timelines. The By-law does not set any timeline for the completion of repairs. Landlords need to keep a record of communications and their actions for each repair request. What is currently recorded in property management software should be largely sufficient. Keeping records is already a good practice. Therefore, this should not add to compliance costs.

2

Information for tenants, including contact information, waste handling rules and parking rules

Most landlords are already providing tenants with the required information, just not providing it in one package. The delivery requirements were made more manageable for landlords through EOLO’s discussions with the City officials. Therefore, this should impose only a minimum of addition work and cost.

Al Bolduc, Director of Operations, of Accora Village, says: Under the new By-law, the City is requiring landlords to give tenants information in a package, but that will be relatively easy since we provide them most of the information now, just not all in one package.

theANNUAL Ottawa – 23


Association Report 3

Assistance registry

Under the Human Rights Code, tenants with disabilities can already request a landlord to make special provision for them. That is known as “accommodation”. The By-law requires a record to be kept of requests and the landlord’s response. It does not change the law on what a landlord is legally required to do. Therefore, this should impose only a minimum of additional work and cost.

4

Capital maintenance plan

For buildings of 10 or more units, or 3 or more floors (with more than one unit) the property owner (or manager) will be required to inspect the building at least once a year, record the date of the inspection, describe the condition of 8 to 10 key building elements, and note when the landlord plans to remedy each significant deficiency. In other words, if a building element is in good condition, landlords just need to note that (writing “good” or “G”), and do not have to project when they will refurbish or replace it. This will require a minimum amount of work, and the inspection and work planning is a good practice. What is required is much less than is required in Toronto, and in the cities with licensing. The document does not need to be filed with the City unless requested, and it will not be given to tenants except in a court proceeding. Sample forms are expected to be produced by the City of Ottawa, in consultation with EOLO, during the Spring of 2021. For all those reasons, this should impose only a minimum of additional work and cost.

5

Pest control

The By-law will require all landlords to adopt an Integrated Pest Management (IPM) plan. After consultation with EOLO, the City will provide one or more templates. IPM requires planning and prevention (including inspecting properties for pests proactively, checking neighbouring units after a report of pests, treating pest infestations promptly and effectively, and evaluating the need further steps. Greater emphasis will be put on tenant education. Under the By-law, tenants are required: • to report pest infestations (including one bed bug), • to follow treatment preparation instructions, and • to keep units clean to discourage pests. Failure to do so will be an offence for which a tenant can be fined by By-law Enforcement. Most landlords do most of what the By-law requires now. Therefore, this should impose only a minimum of additional work and cost. The new work and the obligations on tenants should result in easier and more successful pest treatment over time.

Martin Vervoort, Corporate Legal Counsel, of CLV Group, says: Rental housing providers spend considerable time and money to try to keep our buildings pest-free, but our efforts are often frustrated by a few residents who refuse to prepare their units for treatment, or who keep bringing pests into the buildings. The new By-law will make it easier for us to get co-operation from all residents so that our pest control efforts will work, which is a major win.

Further steps and Conclusion There is to be a searchable data base of property standards violations. ACORN wants all complaints to be public. EOLO is arguing for the publication only of failures to comply with property standards orders. In other words,

24 – theANNUAL Ottawa

not complaints, and not the initial property standards order (or notice of violation), but just failures to comply with orders. Ottawa’s major rental housing providers believe the new By-law is reasonable and manageable. It is far better than


the alternative, which could have seen more documentary requirements, many proactive inspections and a licensing fee on top of those requirements and inspections. The pest control obligations imposed on tenants are a big win for rental housing providers, and for tenants who want pest infestations dealt with quickly and well Theresa Pelletier, Director of Operations Ottawa, of Minto Properties, says: I am very impressed with the job EOLO’s representatives did in avoiding new fees and charges to landlords (which are passed on to tenants), and in persuading the City to make the new requirements manageable. Al Bolduc, Director of Operations, of Accora Village, says: EOLO’s representatives kept the Board of Directors fully informed throughout the whole consultation. EOLO also kept other landlords informed. By working together, we were able to work effectively with the City to achieve an excellent result for responsible landlords and responsible tenants. Martin Vervoort, Corporate Legal Counsel, of CLV Group, says: I think rental housing providers in Ottawa do so well because EOLO’s representatives present solid arguments about the likely impacts of what the City considers doing, while also building consensus among rental housing providers, both large and small.

AN IMPROVEMENT IN THE RTA Enacted in late July 2020, Bill 184 introduced several improvements in the Residential Tenancies Act. A key change has to do with information disclosure by tenants on arrears applications. Before August 2020, tenants had the right to introduce evidence of a landlord’s failure to repair a rental unit at an eviction hearing without notice to the landlord. Many landlords sought to address that risk by inspecting units shortly before the eviction hearing and by being ready with the maintenance file for the rental unit. But that was often wasted time and effort. Alternately, a landlord could request an adjournment, but that resulted in more delay, when there was already far too much delay in the dispute resolution process, even before the new backlog introduced by the COVID-19 shut down.

Thanks to Bill 184, a tenant now needs to disclose any repair claims at least five days before the hearing, using a form made available by the Landlord and Tenant Board. That should reduce the work which landlords need to do to prepare for eviction hearings for non-payment of rent.

ABOUT EOLO The Eastern Ontario Landlord Organization (EOLO) represents the largest for–profit residential landlords in Ottawa, as well as many other landlords. EOLO’s vision is to promote a positive environment for rental housing, and to facilitate the responsible and effective management and ownership of residential rental property, in Eastern Ontario.

EOLO’s Mission Statement 1. To create and maintain positive relationships with the City of Ottawa, the news media, business groups and other political decision makers in Ottawa; 2. To advocate fair and positive policies relating to rental housing from the City of Ottawa, including property tax policies, housing policies and municipal services policies; 3. To educate decision-makers and the public about the benefits of a healthy, free-market rental housing system for the economic and social well-being of Ontario; 4. To improve the public perception of rental housing providers in Eastern Ontario through media relations and education; and 5. To improve the knowledge and skills of rental housing providers in Eastern Ontario. EOLO works continually to build positive relationships with City staff, city Councillors. Social housing providers, residential tenants, rental housing employees and community members. Through that work, and with the consistent and strong support of landlords in Ottawa, we expect to be able to protect and serve rental housing providers in Ottawa in 2020, 2021 and future years.

theANNUAL Ottawa – 25


Association Report EOLO’S WORK DURING THE COVID-19 PANDEMIC As on a number of past issues, EOLO’s work to support rental housing providers this Spring and Summer included the following activities: • Information sharing about best practices and distribution of those practices • Positioning landlords in the media as reasonable and responsible • Providing template letters to send to tenants. To deal with COVID-19, EOLO’s specific work included: • Dealing with the City about the statements being made to tenants about paying their rent • Providing messaging for use in rent collection, and forwarding CMHC’s messages about the need to pay rent • Communicating with Ottawa Public Health (OPH), and relaying their guidance to keep tenants safe, and landlords free of liability.

EOLO’s specific communications - April to May In the first phase of the pandemic, EOLO took the following steps: • Informed members of the first shut down order (and its general non-application to landlords) • Informed members of the second shut down order,

gaining a good By-law enforcement position on unit turnover work, and informing members about that • Reported on changes affecting landlords, including financial relief for tenants, especially CERB (and its timing), and advice about notices of rent increase to take effect on August 1, including taking the increase even if a landlord defers actually collecting it • Informed members of the City’s updated position allowing more landscaping as essential work • Distributed OPH guidance on showing units • Informed members about best practices about masks in apartment buildings.

EOLO’s specific communications - June to August In the second phase of the pandemic, EOLO took the following steps: • Informed members about the new CMHC Use of Funds rules for upward re-financing • Surveyed members about their views on masks, and the City’s plans • Communicated with the City about the proposed hand sanitizer rules and mask rules; informing members of the new obligations • Informed members about the new City of Ottawa financial support for tenants with rent arrears.

JOIN EOLO FOR YOUR BENEFIT and the benefit of the rental housing industry. In the Fall of 2020, and into 2021, EOLO will be taking action to provide the best support for rental housing in Ottawa. We invite rental housing providers to join EOLO to receive the information we distribute and to coordinate your actions with the actions of other rental housing providers for the good of everyone in the rental housing industry. E-mail admin@EOLO.ca for information about becoming a member of EOLO. 26 – theANNUAL Ottawa


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Neighbourhood Trends The latest information in Ottawa’s many neighbourhoods like:

Kanata & Stittsville, Nepean

Rural Eastern Ottawa, East & West Orleans, Gloucester

theANNUAL Ottawa – 29


Neighbourhood Trends

1,095,134 Ottawa’s total population 30 – theANNUAL Ottawa

373,755 total private households

128,285 are rental households


Tenant Household Income distribution (before taxes)

Less than $20,000 before taxes $20,000 to $39,999 before taxes $40,000 to $59,999 before taxes

Less than $20,000 before taxes – 25,545

$60k – $79,999k before taxes

$20,000 to $39,999 before taxes – 29,230

$80k – $99,999k before taxes

$40,000 to $59,999 before taxes – 25,590

$100k+ before taxes

$60,000 to $79,999 before taxes – 18,740 $80,000 to $99,999 before taxes – 12,295

0

5000

10000

15000

20000

25000

30000

17.4% of rental households include at least 1 senior

The age cohort most likely to rent is

25-34

$100,000 and over before taxes – 16,885

years old

Ottawa tenant population by immigrant status Immigrant demographic Includes:

Immigrant Non-permanent resident

27%

3.8% Non-immigrant

21.1%

69.2%

of private rental households include at least one child under 18 theANNUAL Ottawa – 31


Neighbourhood Trends

NUMBERS ARE THE TOTAL OF STARTS (ACTUAL), UNDER CONSTRUCTION, AND COMPLETIONS IN 2019 ACROSS ALL INTENDED MARKETS (* INDICATES 2020 NUMBERS)

Gloucester North / Orleans

UNDER

STARTS (ACTUAL)

COMPLETION

CONSTRUCTION

330

apartments

28

877

row houses

apartments*

281

row houses*

270

apartments

258

row houses

Eastern Ottawa Surrounding Area

COMPLETION

UNDER

STARTS (ACTUAL)

CONSTRUCTION

277

apartments

79

row houses

32 – theANNUAL Ottawa

277

apartments*

172

row houses*

171

apartments

16

row houses


Kanata & Stittsville

UNDER

STARTS (ACTUAL)

COMPLETION

CONSTRUCTION

408

apartments

152

row houses

757

apartments*

588

row houses*

395

apartments

131

row houses

Nepean

COMPLETION

UNDER

STARTS (ACTUAL)

CONSTRUCTION

328

apartments

81

row houses

373

apartments*

885

row houses*

206

apartments

12

row houses

theANNUAL Ottawa – 33


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Top 10 Ottawa’s top ten private landlords by size

theANNUAL Ottawa – 35


Top 10

Owners, Managers & REITs

* According to their respective suite count in Ottawa.

Paramount Properties

Category:

Owner

Website:

paramountapts.com

Number of suites

7879

Homestead

36 – theANNUAL Ottawa

Category:

Owner

Website:

homestead.ca

Number of suites

5779


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Top 10

Owners, Managers & REITs

The Minto Group Category:

Owner

Website:

mintoapartments.com

Number of suites

5167

CLV/InterRent REIT

38 – theANNUAL Ottawa

Category:

REIT

Website:

www.clvgroup.com

Number of suites

3800


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Top 10

Owners, Managers & REITs

Osgoode Properties Category:

Owner

Website:

osgoodeproperties.com

Number of suites

3158

Timbercreek Asset Management Category:

REIT

Website:

timbercreek.com

Number of suites

2630

Ferguslea Properties Ltd.

40 – theANNUAL Ottawa

Category:

Owner

Website:

fergusleaproperties.com

Number of suites

2465


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Top 10

Owners, Managers & REITs

CAPREIT Category:

REIT

Website:

caprent.com

Number of suites

2377

Regional Group of Companies Category:

REIT

Website:

regionalgroup.com

Number of suites

2000

Urbandale Corporation

42 – theANNUAL Ottawa

Category:

Owner

Website:

urbandalecorporation.com

Number of suites

1580


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44 – theANNUAL Ottawa

Honourable Mentions

Taggart Realty

Morguard REIT

ABA Management

HE Reinert Holdings

Empire Holdings

Capital Properties

Village Millcraft Apartments

Silver Mangement Group

United Preperties Ottawa

Arnon Development Corporation Ltd.

Saickley Enterprises

I.P.T. Investments

Golden Equity

Apollo Management

GWLRealty Advisors Residential

Sleepwell Management

Killam Apartment REIT

Starlight Investments

G&S Regal Management Ltd

District Realty

Owners, Managers & REITs


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Delinquencies and Arrears

theANNUAL Ottawa – 47


Delinquencies and Arrears Dealing with tenant delinquencies and arrears Knowing and understanding eviction guidelines and collection procedures is essential, especially as we deal with a pandemic and the government making impactful decisions affecting our industry. While staying up to date is important, understanding and interpreting the new regulations can make the difference in your success and profitability. This year, theANNUAL reached out to Jack Bryan, Managing Director Sales of Suite Excel Collections Canada Inc., who for more than 20 years has specialized in property management, overseeing some of the largest portfolios in Canada. We asked Jack to share his expertise in dealing with delinquencies. theANNUAL is pleased to bring you his insight. We hope the information allows you to implement some guidelines that will help you with tenants and your business. Landlords and property managers depend on tenants regularly paying their rent for their income. Despite best efforts to find good tenants, some will end up being delinquent or fall into arrears, and you’ll have to take steps to recover the bad debt when the tenancy concludes. The pandemic will only make this process more difficult as vacancy rates climb and new Residential Tenancies Act (“RTA”) provisions call for repayment plans to be negotiated with existing delinquent tenants prior to commencing legal actions. Some people look at rental properties as an investment, and treat them like stocks that can either pay off or lead to losses. When an investor loses money on the stock market, it’s “not that bad” because it’s a paper investment – there’s no personal interest in the investment. However, landlords and property managers have a vested interest in their property, as they put a lot of time and effort into maintaining their investment (i.e., the rental property). It’s also more than an investment, as landlords and property managers take pride in providing safe, clean, and affordable housing to their tenants. It’s more of a personal insult when someone does not pay you for the hard work you put into providing them with a home. As a landlord or property manager, it’s up to you to protect your investment to the best of your ability. That involves finding the right tenants who have the ability and desire to pay their rent regularly and treat the property like their home.

Managing the interview and application process Your relationship with a tenant begins during the initial interviews. You’ll need to develop a sense of

48 – theANNUAL Ottawa

their character, which should come with experience. Over time, you’ll probably develop a sixth sense about who would make a good tenant for your rental property. You should periodically check that you are not letting conscious or sub-conscious biases affect your judgment. Generally, tenants are responsible and simply want a safe and affordable place to live, and have every intention of fulfilling their financial obligations when they sign the lease agreement. Escalating vacancy rates will also compel property managers to adjust their criteria for acceptable tenants and their usual vetting process. Most tenants will pay their rent and maintain their rental unit. However, you have to do your due diligence to screen out potential tenants who are either unwilling or incapable of regularly paying rent, or who would be a risk to your building and other tenants. The screening process will provide background on the prospective tenant, such as sources of funding, employment status, rental history, and other important information. Collecting the required facts will help you with making a reasonable and informed decision on whether to enter into a rental agreement with the applicant. Every potential tenancy begins with the prospect filling out a rental application. Make sure they fill it out in its entirety and their writing is legible. There have been cases of tenants skipping out or being evicted for non-payment of rent, and the landlord was unable to recover the funds because the initial application was either incomplete or contained illegible information. Always ask the applicant to provide a legal form of identification, such as a driver’s license. You could ask for a date of birth and Social Insurance Number,


So now you’ve rented your unit after screening the tenant, who passed all the tests. Then the first payment is a few days late, the next month’s rent is a week late, and the third one hasn’t shown up. but the applicant is not legally obligated to provide this information. The legal identification is essential, as it will confirm the applicant’s identity, date of birth, and current address, which should match the information provided on the application. It will also help to prevent identity fraud. There have been cases where someone rented an apartment with a fake ID, ran up rental arrears, and had an order from the Landlord and Tenant Board (LTB) set aside by swearing an affidavit that someone used their ID fraudulently. The application should include the names and contact information of the applicant’s previous landlords and employers. Call previous landlords to find out if the applicant owes back rent or if they were problem tenants. If the applicant is employed, contact the employer to confirm the applicant has a current source of income and will be able to pay rent monthly. The applicant should also provide a signed document from their bank that indicates how much money they have in their account, how long it has been open, and whether they have any missed debit payments or NSF cheques, which are good indicators of their fiscal responsibility. The applicant should provide emergency contacts and references. It’s important to be able to contact someone in case of an emergency situation involving the tenants, as well as when you need to track down the tenant should they skip out on their rental obligations. A friend or relative of the tenant would be able to provide a new address or location for the tenant under these circumstances. A credit report is also useful, as it will provide a history of the applicant’s ability to pay their bills and maintain financial obligations. However, a poor credit report should not automatically disqualify a potential tenant. Depending on where your rental property is located, you might have high vacancy rates and competition from other landlords. It can be difficult to find the “perfect” tenant, so you should have some flexibility when dealing

with people who have poor or incomplete credit histories. Some younger tenants might have bad credit or no credit. Requiring them to provide a guarantor, such as a parent or other relative, will provide a layer of security in the payment of rent.

What to do when the rent is late So now you’ve rented your unit after screening the tenant, who passed all the tests. Then the first payment is a few days late, the next month’s rent is a week late, and the third one hasn’t shown up. This is not the time to panic. People make mistakes and might encounter temporary financial hardships. Rather than getting upset and starting an adversarial relationship with your tenant, try to determine why their payment is late. In most cases, the tenant will be more than willing to explain why they’re having difficulties keeping up with payments. They might have just lost their job or had unexpected expenses. Now is the time to figure out how you can work with the tenant to resolve existing issues and avoid future problems with paying rent on time. If the rent is late once and the tenant is currently short of funds, you can ask how much they can apply to their rent owed and what they can commit to catch up on the rent. Giving the tenant a chance to cooperate with paying their rent is a good approach. However, you can only be accommodating for so long and cannot give a series of second chances. The goal is to keep the tenant in the unit so the rent gets paid and the income flows regularly. But you’re also running a business, and you have to ensure that if the tenant cannot handle their commitments, you are prepared to take the next steps to mitigate ongoing losses.

Dealing with delinquent tenants After trying to work things out with the tenant, the situation might become adversarial. The tenant might refuse to pay their outstanding rent,

theANNUAL Ottawa – 49


Delinquencies and Arrears While the LTB may rule in your favour, and the adjudicator may agree the tenant owes you back rent, it will not collect the owed funds for you. or the deadline for catching up on the rent will have passed. At this point, you will have to take the situation to the next level, which normally commences with the delivery of an N4 Notice to End Tenancy for Non-Payment of Rent. However, the pandemic has led to the RTA being amended to add new requirements for landlords. Landlords must attempt to negotiate repayment arrangements with tenants who fell behind this year, prior to filing an application and show proof of the attempt before proceeding with the application at the LTB. To meet that requirement, include a letter with the N4 Notice inviting the tenant to reach out to discuss a repayment plan. If possible, mention some community resources, such as a rent bank to assist them. If an agreement for repayment of arrears is reached, the LTB has a new payment form that details the repayment plan, which must be signed by both parties and filed with their office. If an agreement cannot be reached or the tenant does not respond to an offer to repay, proceed to make your application to the LTB. If the tenant makes good before the LTB makes a ruling on the filing, you can thank them for fulfilling their obligations and re-establish the non-adversarial landlord-tenant relationship.

owed. There are two ways to recover the debts: get the tenant to voluntarily enter a repayment arrangement or enforce the LTB’s order through a garnishment. Even though the tenancy has been terminated, you can request the delinquent tenant to start paying you back. Send a letter or email that lays out what will happen if they do not fulfill their duty to pay back the owed funds. Consequences of taking further action may include garnishing their wages, reporting their debt to the credit bureau, or hiring a collection agency to recover the owed funds. Voluntary repayment enables the delinquent tenant to avoid these consequences. However, it is likely you will have to take action to enforce the LTB’s order of repayment. The usual approach is to issue a garnishee to the tenant’s employer or on their bank account. This typically involves filing the LTB order at Small Claims Court in the jurisdiction in which the debtor lives. Filing a garnishee request involves a fee on your part. Before you submit the paperwork, make sure the delinquent tenant is still employed at the company listed on the application. You must list the correct legal name of the place of employment. For example, you cannot garnishee someone at Tim Horton’s, as it is a trade name; the legal name of the franchise where the tenant works might be something like 12345678 Ontario Inc. or Jack’s Donut Dream Inc.

If the tenant does not follow through after an application has been filed or hearing has occurred, you must continue the process and engage the sheriff to provide an eviction date. Evicting a tenant is never a good situation but you must protect your investment, and get a paying tenant back into the unit. Once you reach the point of eviction, you have agreed to terminate the relationship with the tenant.

Note that other garnishees might take precedence over yours, such as a family support garnishment. The ex-tenant might have to pay family support, which means you will not see any payments, or they might be delayed for years.

While the LTB may rule in your favour, and the adjudicator may agree the tenant owes you back rent, it will not collect the owed funds for you. Many landlords mistakenly think that a trial judge will force the delinquent tenant to pay what you are

Trying to garnishee bank accounts can also be an exercise in futility. If the tenant has bounced a number of rent payment cheques, and you’ve evicted them, they will have to come up with first and last month’s rent for their next rental. Therefore,

50 – theANNUAL Ottawa


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Delinquencies and Arrears The statute of limitations, or length of time in which you have to bring a court action in a civil (i.e., financial) matter, is two years from the last acknowledgment date. it’s unlikely they’ll have the bank funds to cover what they owe you. The end results of pursuing a bank garnishment might not be worth the effort. Note that Small Claims Court does not follow up on garnishees. You are responsible for ensuring that the debtor’s company has received the garnishee and will make regular payments. Some companies have not followed through due to mistakes on the part of the payroll person or failure to understand what the garnishee meant. In these cases, refer the company to Small Claims Court for an explanation of the employer’s obligations. One drawback to dealing with the LTB is its failure to address lost future rental income due to early lease termination, damages to the unit, and unpaid or outstanding utility and other bills that are now your responsibility. To recover these debts from the delinquent tenant, you will have to file a second claim with Small Claims Court to make up the shortfall in the LTB’s order. Alternatively, you can send the account for collections for the amount owed for rental arrears, lost future rental income, damages, and other charges owed. When the tenant skips out on the rent, or the LTB terminates the tenancy, the landlord is responsible for mitigating the loss. For example, if the tenant leaves two months into a one-year lease, you cannot simply sue the tenant for the remaining 10 months on the lease. The Small Claims Court requires you to take “reasonable” steps to release the unit in a timely manner. This typically involves advertising the unit for rent and keeping a record of prospective tenants to show the court you are doing what is required to fill the unit.

Working with a paralegal or collection services Choosing to work with a paralegal or collection agency depends on your level of expertise and circumstances around the arrears. Some landlords

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and property managers are experienced with preparing documentation, appearing before the LTB, and attending Small Claims Court, Others might benefit from hiring a legal representative to handle LTB action until the tenant has either paid their debts or vacated the unit. If you have an easily attachable asset for a garnishee, such as an employment, you might want to issue a garnishee on the ex-tenant after obtaining an order and recover you funds instead of paying a fee to a collection agency. However, if you do not have the opportunity to garnishee or are unsuccessful in your efforts, consider hiring collection services to collect the debt. If you do not have the former tenant’s contact information or they have skipped out on owing money, you might want to retain outsourced collection services. Under these circumstances, you do not need a Tribunal Order or Small Claims Court Judgment to pursue your monies. As long as the funds are owed to you, a collection agency can attempt to recover these monies on your behalf. How long you have to collect the monies owed will depend on different factors. The statute of limitations, or length of time in which you have to bring a court action in a civil (i.e., financial) matter, is two years from the last acknowledgement date. This is usually the last payment date or the date of the agreement if no payment was made. If you obtain a court order from the LTB or Small Claims Court, this will extend the period the debt is owing to six years from the date of the order. An unpaid account will remain on an individual’s credit report when it is listed with Equifax and TransUnion for seven years. Some collection agencies will attempt to collect a debt after the statute of limitations has run, but to have the best chance of success, it is always better to act sooner than later.


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5 things you should know Five things every property manager should know about submetering – Page 56 – By Wyse Meter Solutions

Five tips on energy management – Page 57 – By Parity

Here are five key ways a smart parcel locker can help streamline parcel management: – Page 58 – By Snaile, Canada’s Parcel Locker Company

Five tips on maintaining your building’s laundry room – Page 59-60 – By Huebsch

theANNUAL theANNUALOttawa Ottawa––55 55


5 things you should know Five things every property manager should know about submetering – By Wyse Meter Solutions We know your world has become more uncertain. Increased competition for residents. Escalating costs. Desires to become more sustainable. For many developers, submetering has provided much-needed stability in these areas. Here are five questions I get asked most often about submetering:

1 Aren’t rental increases enough to keep pace with utility costs? No. In Ontario, rent increases are frozen for 2021. Even if they thaw in the future, it will likely never be enough. We’ve seen that electricity rates have outpaced guideline increases each and every year over the past decade. Managing utility expenses is key to your property’s success.

2 What is the financial impact of submetering on my new development? Submetering is essential to a well-managed building of the future, with potential savings of $1,800 per suite per year in building financial performance.

3 What type of organizations are embracing submetering in their projects? Submetering providers work with a range of partners, including institutional investors, international investors, family offices, real estate income trusts, as well as boutique and large-scale developers.

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4 Can I submeter for water in existing buildings? Absolutely. Wireless technology now exists to retrofit for watering. It is a great way to incorporate water meters into each suite during the suite turnover renovation process.

5 How do residents feel about submetered units? More than 3-in-5 Canadian tenants prefer to have their suite metered and pay only for the utilities they use, according to a 2019 Informa survey.


Five tips on energy management – By Parity

1 Investing in Energy management solutions that reduce energy costs can pay higher dividends in the long run compared to traditional investment strategies

2 Insurance premiums are on the rise due to an increase in climate change related natural disasters. (flooding in particular)

3 Rental multi family building Co2 levels can have a dramatic impact on resident wellness and the transmissions of COVID 19. Lower is better, anything over 800ppm in common areas should be investigated.

4 Parity’s Energy management as a service solution is geared towards looking at Energy Waste in HVAC systems. Even if your building already has a BAS running, there are still savings to be had in almost all cases.

5  According to a recent US survey (4800 residents surveyed), 80% of rental residents believe that Energy saving initiatives are beneficial to their and the planet’s well being.

theANNUAL Ottawa – 57


5 things you should know Here are five key ways a smart parcel locker can help streamline parcel management – By Snaile, Canada’s Parcel Locker Company

1 AVOID COSTLY CLUTTER

Fire code violations can be costly. In 2019, legislation was passed enabling even steeper fines for subsequent offences, bringing the cap for a second infraction to $1.5 million! By requiring that deliveries are deposited to a smart locker, lobbies and hallways are kept clear and hefty fines can be avoided.

2 GO CONTACTLESS

The arrival of COVID-19 has resulted in carriers waiving signature requirements and property managers prohibiting carrier foot traffic throughout buildings. A smart parcel locker allows carriers to deposit multiple parcels within minutes, without going past the designated delivery area. QR code scanning for contactless parcel pickup and the bank-grade touch-screen terminal, along with the flat steel surface of the lockers themselves, allow the units to be cleaned and disinfected with ease.

3 FACILITATE THE NEW WORK-FROMHOME NORM As apartments and condos are doing double-duty as the new 9-to-5 workspace, the number of deliveries is increasing accordingly. When a deposit occurs to a smart parcel locker, the recipient is notified the instant the compartment door closes. This allows for timely collection, clearing the compartment for subsequent use, and means that time-sensitive deliveries are flagged right away so no time is lost in a resident’s important workday.

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4 PREVENT THEFT AND DAMAGE

The way we now shop means that valuable items are coming to us, rather than being picked up in store. StatsCan says yearover-year ecommerce revenue is up 110% between May 2019 and May 2020. Items such as phones, computers – as well as sensitive documents that could lead to identity theft – should never be left unattended. Property managers can avoid the liability concerns around theft and damage by ensuring that all deliveries are made to an industrial grade smart locker where parcels are safely contained until the resident has an opportunity to collect them.

5 RELIEVE EMPLOYEE STRESS

Happy employees are more productive. By streamlining parcel deliveries, concierge and security staff will no longer spend countless hours managing incoming deliveries and tracking down recipients. Surveys show 1 parcel takes 10 minutes to log, store and dispatch. Instead those human resource hours can be directed to other, more important endeavours and your team can get back to dealing with people, not parcels.


Five tips on maintaining your building’s laundry room – By Huebsch A clean, well-lit laundry room is a valuable amenity for your apartment building. Not only does an inviting laundry area make a positive first impression on potential renters, it gives current residents a sense of security when laundry day arrives. Here are a few ideas to help you make your apartment building the rental of choice with a welcoming, community-focused laundry room.

1 Communicate COVID-19 guidelines During these times, most residents are likely concerned for their health. Keep a safe space by encouraging residents to avoid hanging out in the laundry room while they’re waiting for their loads to finish. Limit the number of people who can be in the laundry room at one time and hang a sign to let other residents know if they can enter.

2 Make sure you have enough machines Having sufficient commercial washers and dryers is crucial to a successful multihousing laundry room in an apartment or condominium. Constantly having to wait for machines can spur animosity between residents and overall dissatisfaction throughout your building. Angry, annoyed and unsatisfied tenants are probably not going to be as apt to get to know their neighbors, embrace a community vibe or re-sign a lease in your building.

3 Make the space bright and inviting It shouldn’t come as a surprise that residents won’t want to do their laundry in a room that’s dark, cold and uninviting. Even with spending less time in laundry rooms because of COVID-19, an inviting laundry room is important to residents. With that in mind, brightening up the shared laundry area and making it homier and welcoming is a natural way to build that community feel. Consider windows and natural light, natural light lamps and live plants, a fresh coat of paint, and other fun design and decor items.

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5 things you should know 4 Showcase the community What better way to build the community than to feature the people and news that’s important to your residents? Shared spaces in apartment buildings, such as the laundry room, are a great place for a bulletin board that features residents of the building, important local news and events, and other relevant community information. Especially at a time where many people are isolated from each other, it’s the perfect opportunity to learn more about their neighbors and feel like they’re part of a community. If residents are allowed to add pictures and notes to the board, it’s also a great way for landlords and property managers to get to know the tenants better.

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5 Secure the room: No one is going to want to do laundry in a place they don’t feel safe. Securing the entrance to your laundry area helps assure the space is only accessible to residents, giving everyone a little peace of mind. Security cameras can also help you better monitor the space and make sure that tenants are treating others and your equipment respectfully. Hopefully, these tips will help you and your residents get more out of the laundry area and the building overall. With a little attention and TLC, a shared laundry room can be an incredibly valuable space in your apartment complex.


Find ongoing savings with energy-efficient upgrades Free in-suite incentives: • Low-flow showerheads • Heat reflector panels

Free expert help, from start to finish

We provide up to $200,000* in incentives to help affordable housing providers and eligible market-rate housing providers with low-income tenants in Ontario upgrade to high-efficiency equipment. Get up to $8,000 for an energy audit to uncover savings in your building. Start today by contacting an Energy Solutions Advisor for free, expert help.

What equipment is eligible? Boilers

Water heaters

Control systems

Make-up air units

ERVs and HRVs

Custom solutions

Lasting benefits

Reduce energy consumption and greenhouse gas emissions.

Lower ongoing operating costs mean increased reserve for other improvements.

Enhance comfort and well-being for residents.

enbridgegas.com/affordable Connect with an advisor. 1-866-844-9994 energyservices@enbridge.com

© 2020 Enbridge Gas Inc. All rights reserved. * HST is not applicable and will not be added to incentive payments. All incentive offers are available to Enbridge Gas Inc. customers, including those formerly served by Union Gas Ltd. Terms and conditions apply. Visit website for details.


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Profile for Marc Cote

theANNUAL Ottawa 2020  

theANNUAL, Ottawa, EOLO

theANNUAL Ottawa 2020  

theANNUAL, Ottawa, EOLO

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