Page 1

regional edition

HAMILTON

The regional market perspective for the Hamilton rental housing industry

2021


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FOREWORD

2 – theANNUAL Hamilton

what makes them trend! •  Understanding Parcel Lockers, Patrick Armstrong of Snaile, Canada’s Smart Parcel Locker Company, shares his insight on how to select the right parcel locker supplier for your building. Need to know information with parcel deliveries at an all time high. •  Five Things You Should Know, some interesting tips and tools for managing key aspects of your buildings provided by EVSTART, Yardi Canada, RJC Engineers and PAC Building Group. • The industry’s first vetted report of the Top Ten, Owners, Managers and REITs for each region. This has been a labour of love. As Canada’s national voice for the apartment industry, RHB Inc. prides itself on always delivering the latest news and information that help our industry maintain a competitive advantage. Therefore, we’d like to acknowledge the following people and companies for their help gathering the information and data which enabled us to deliver this comprehensive guide: John Dickie, CFAA and Eastern Ontario Landlord Organization (EOLO); Tina Novak, Hamilton District Apartment Association, (HDAA); Shane Haskell, London Property Management Association (LPMA); James Craig, Waterloo Region Apartment Association (WRAMA); Kyle Church, Principal Interest Multifamily Investments, Royal LePage Grand Valley Realty; Patrick Armstrong, Snaile, Canada’s Smart Parcel Locker Company; EVSTART, Powered by Wyse Meter Solutions and Elexicon Group; Peter Altobelli, Yardi Canada; Stephen Epp, BSc, P.Eng., RJC Engineers; and David Petrozza, PAC Building Group. 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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Opinions expressed in articles are those of the authors and do not necessarily reflect the views and opinions of the CFAA Board or management. CFAA and RHB Inc. accept no liability for information contained herein. All rights reserved. Contents may not be reproduced without the written permission from the publisher. P.O. Box 696, Maple, ON L6A 1S7 416-236-7473 Produced in Canada All contents copyright © RHB Inc. Canadian Publications Mail Product

INC.

Welcome to the 2021 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 region specific information and data. Produced by RHB Inc., creators of RHB Magazine, RHBTV, RHB Newsreel, Perpetual Media Group (PMG) and Boldtv 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. Developing a standalone resource guide with vital and practical information is never an easy undertaking. 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 Kyle Church, Broker, Principal Interest Multifamily Investments, Royal LePage Grand Valley Realty • Association Report, from our partners at HDAA, LPMA, WRAMA and EOLO, an overview of what we need to know about each city and association. •  Neighbourhood Trends, information and stats you need to know showing

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TABLE OF CONTENTS

2 – FOREWORD

STATE OF THE INDUSTRY – 8

15 – REALTY CHECK

ASSOCIATION REPORT – 21

4 – theANNUAL Hamilton


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TABLE OF CONTENTS 29 – NEIGHBOURHOOD TRENDS

TOP 10 – 35

47 – UNDERSTANDING PARCEL LOCKERS

5 THINGS YOU SHOULD KNOW – 55

6 – theANNUAL Hamilton


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current population

767,000

Ancaster, Dundas, Flamborough & Glanbrook 4

AVR: 1.8% | 2BR: $1347

5

1

2 3

AVR: 3.5% 2BR: $1188

Stoney Creek and Grimsby

AVR: 6.5%

AVR: 2.4%

2BR: $865

2BR: $1129

Mountain

Hamilton Zone Statistics 1. Downtown Core: AVR: 4.5% | 2BR: $1238 2. Central East: AVR: 3.4% | 2BR: $1000 3. Central: AVR: N/A | 2BR: $1185

AVR= Average Vacancy Rate at October 2020 2BR= Average Rent of 2 Bedroom Suite

4. West End: AVR: 4.5% | 2BR: $1236

TOTAL: 4420

HAMILTON’S

universe of SENIOR’S residency spaces

7.4%

81%

13% 6%

Standard: 3585 Non-Standard: 262 Unknown: 573

$3390

Vacancy Rate -

Average Rent -

STANDARD SPACES

STANDARD SPACES

8 – theANNUAL Hamilton


26.3% Percentage of housing units are apartments

13.0% Percentage of housing units are part of a condominium

$75,422

Median rental household income before taxes

RENTERS STRUCTURE TYPE 12.8%

Single-Detached

14.2%

Semi-Detached

2.0%

Row

4.4%

Duplex

22.0%

Low-Rise Apt

44.2%

High-Rise Apt

0.5%

0

10

20

30

Other

40

50

theANNUAL Hamilton – 9


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State of the Industry Hamilton’s primary and secondary rental market universe totals

Primary

44,298

Secondary

42,562

51%

49%

Total: 86,860 Immigrant demographic includes: 80

Immigrant

70 60

Non-Immigrant

50 40 30

Non-Permanent Resident

20 10 0

29.7% 69.5% 0.8%

Guelph Info

Bachelor

1 Bedroom

2 Bedroom

3 Bedrooms +

Total

Survey Date

Oct-19

Oct-20

Oct-19

Oct-20

Oct-19

Oct-20

Oct-19

Oct-20

Oct-19

Oct-20

Average Vacancy

3.1%

N/A

2.0%

2.4%

2.0%

2.2%

0.4%

0.4%

2.0%

2.2%

Average Rent

$819

$871

$1,145

$1,212

$1,282

$1,356

$1,368

$1,383

$1,228

$1,295

RENTERS STRUCTURE TYPE IN GUELPH 14.5%

Single-Detached

15.2%

Semi-Detached

3.5%

Row

9.9%

Duplex

31.7%

Low-Rise Apt

25.0%

High-Rise Apt Other

0.1%

0

5

10

15

20

25

30

35

theANNUAL Hamilton – 11


Ancaster/ Dundas/ Flamborough/ Glanbrook

Info Survey Date

Oct-20

Oct-19

Oct-20

Oct-19

Oct-20

Average Vacancy

N/A

N/A

3.4%

2.0%

3.0%

1.5%

1.0%

0.0%

3.4%

1.8%

Average Rent

$866

$1,001

$1,038

$1,152

$1,272

$1,347

$1,405

N/A

$1,177

$1,255

10.2%

3.2%

3.7%

4.5%

4.1%

4.7%

5.1%

4.1%

4.2%

4.5%

Average Rent

$853

$947

$997

$1,068

$1,187

$1,238

$1,781

$1,935

$1,067

$1,141

Survey Date

12 – theANNUAL Hamilton

Oct-20

2 Bedroom

Oct-19

Oct-20

Total

Average Vacancy

1 Bedroom

Oct-19

3 Bedrooms +

Oct-19

Bachelor

Oct-20

2 Bedroom

Oct-20

3 Bedrooms +

Oct-19

Oct-20

Total

Oct-19

Oct-20

Oct-19

Oct-20

Oct-19

Oct-20

Oct-19

Oct-20

Oct-19

Oct-20

Average Vacancy

N/A

N/A

6.6%

3.5%

3.5%

2.7%

6.7%

4.2%

4.8%

3.1%

Average Rent

$933

$956

$954

$997

$1,096

$1,142

$1,258

$1,374

$1,059

$1,107

Survey Date

Bachelor

1 Bedroom

2 Bedroom

Oct-19

Oct-20

Oct-19

Oct-20

Average Vacancy

N/A

0.0%

5.2%

3.4%

4.1%

2.3%

Average Rent

$789

$842

$938

$985

$1,054

$1,129

Survey Date

Bachelor

1 Bedroom

Oct-19

Oct-20

2 Bedroom

3 Bedrooms + Oct-19

Total

Oct-20

Oct-19

N/A

0.5%

4.7%

2.4%

$1,209

$1,251

$999

$1,073

3 Bedrooms +

Oct-20

Total

Oct-19

Oct-20

Oct-19

Oct-20

Oct-19

Oct-20

Oct-19

Oct-20

Oct-19

Oct-20

Average Vacancy

N/A

N/A

N/A

5.0%

2.9%

4.2%

N/A

N/A

4.9%

N/A

Average Rent

$690

$675

$906

$983

$1,119

$1,185

$1,335

$1,277

$1,000

$1,080

Survey Date

Bachelor

1 Bedroom

2 Bedroom

3 Bedrooms +

Total

Oct-19

Oct-20

Oct-19

Oct-20

Oct-19

Oct-20

Oct-19

Oct-20

Oct-19

Oct-20

Average Vacancy

N/A

N/A

4.1%

3.3%

4.0%

1.8%

N/A

N/A

4.1%

3.4%

Average Rent

$579

$661

$825

$882

$996

$1,000

$1,062

$1,152

$912

$944

Survey Date

Bachelor

1 Bedroom

2 Bedroom

3 Bedrooms +

Total

Oct-19

Oct-20

Oct-19

Oct-20

Oct-19

Oct-20

Oct-19

Oct-20

Oct-19

Oct-20

Average Vacancy

8.3%

3.7%

4.8%

2.7%

4.6%

4.2%

7.9%

2.8%

5.0%

3.5%

Average Rent

$825

$868

$954

$1,033

$1,111

$1,188

$1,246

$1,315

$1,046

$1,121

Info West End

1 Bedroom

Oct-19

Info Mountain

Bachelor

Survey Date

Info Hamilton Central East

Total

Oct-19

Info Hamilton Central

3 Bedrooms +

Oct-20

Info Stoney Creek & Grimsby

2 Bedroom

Oct-19

Info East End

1 Bedroom

Oct-20

Info Downtown Core

Bachelor Oct-19

Survey Date

Bachelor

1 Bedroom

2 Bedroom

3 Bedrooms +

Total

Oct-19

Oct-20

Oct-19

Oct-20

Oct-19

Oct-20

Oct-19

Oct-20

Oct-19

Oct-20

Average Vacancy

4.2%

N/A

4.0%

4.3%

3.2%

4.6%

4.7%

2.9%

3.7%

4.5%

Average Rent

$916

N/A

$1,039

$1,086

$1,221

$1,236

$1,460

$1,447

$1,138

$1,172


Additional areas with HDAA Membership

Mississauga City

Niagara Falls

Oakville

St. Catharines

Burlington

Brantford

Vacancy Rate 2019: 1.2% 2020: 2.4%

Vacancy Rate 2019: 0.7% 2020: 2.3%

Vacancy Rate 2019: 2.2% 2020: 3.0%

Vacancy Rate 2019: 2.6% 2020: 2.9%

Vacancy Rate 2019: 1.8% 2020: 2.0%

Vacancy Rate 2019: 2.3% 2020: 2.2%

Average Rent 2019: $1,466 2020: $1,558

Average Rent 2019: $1,046 2020: $1,097

Average Rent 2019: $1,570 2020: $1,721

Average Rent 2019: $1,182 2020: $1,226

Average Rent 2019: $1,506 2020: $1,635

Average Rent 2019: $1,037 2020: $1,102

Important things to know about Hamilton’s primary rental market

2019

2020

Vacancy Rate

3.9%

3.5%

Average Rent

$1,219

$1,291

Median Rent

$1,136

$1,200

Important things to know about Hamilton’s secondary rental market

2019

2020

Vacancy Rate - Condo Apt

0.2%

0.3%

Total Condo Units Used for Rental

3,198

3,869

Total Condo Units

16,637 17,281

Percent of Condo Units Used for Rental

19.2% 22.4%

Average Rent

$1,717 $1,773

RENTERS HOUSEHOLD SIZE

0

10

20

30

44.5%

One-person

28.9%

Two-person

12.5%

Three-person

8.0%

Four-person

6.0%

Five-or-more-person

40

Average household size

2.1 people 50

theANNUAL Hamilton – 13


MULTIFAMILY INVESTMENTS

We help investors buy and sell mid sized apartment buildings in Southwestern Ontario

900+

UNITS SOLD

$150Million+

SOLD

$45Million+

SOLD IN 2021

Recent Transactions

42 Units Apartment Building $205,000 per unit

29 Unit Townhouse Complex $319,000 per unit

22 Units Apartment Building $160,000 per unit

If you are interested in buying or selling apartment buildings in Southwestern Ontario, please subscribe to our mailing list to receive our quarterly report, market updates and exclusive listings. Visit principalinterest.ca

Kyle Church

Andrew Macallum

Broker

kyle.church@royallepagecommercial.com

Contact us: 519.745.7000 Top 2% in Canada

Royal LePage Grand Valley Realty, Brokerage 15C-370 Highland Road West, Kitchener, N2M 5J9 www.principalinterest.ca

Sales Representative andrewmacallum@royallepagecommercial.com

PRINCIPAL INTEREST

MULTI FAMILY INVESTMENTS

Not intended to solicit sellers or buyers currently under contract. Royal LePage® is a registered trademark used under license. All offices are independently owned and operated unless otherwise noted. ©2021 Bridgemarq Real Estate Services Manager Limited. All rights reserved.


Realty Check

The transactions of note in:

Hamilton & Surrounding Areas

theANNUAL Hamilton – 15


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Realty Check Hamilton 2020 was a great year for multi-family investments, and Hamilton was no exception to that trend that was seen across the province. As interest rates reached record lows, cap rates compressed in Hamilton from 4.0% - 4.5% down into the mid 3.5% range for stabilized properties in good locations. This cap rate compression led to increased per unit prices, and demonstrated that Buyers were willing to pay for future upside as rental rates continue to climb.

Looking forward, expect to see further investment and appreciation in well located properties, especially areas in close proximity to the soon to be built Light Rail Transit line. Kyle Church, Broker Principal Interest Multifamily Investments Royal LePage Grand Valley Realty

Summary Table Average $/Unit

Highest $/Unit

Lowest $/Unit

Vacancy Rate

Average Rent

$183,480

$443,508

$83,750

Unchanged at 3.5%

$1,207 up by 5.4%

Source: Realnet, Realtrack and CMHC

104 Sherman Avenue South, Hamilton Purchaser:

Sherman Apartments Inc.

Units:

16

Price per Unit:

$129,375

Date Closed:

11/30/2020

8 North Oval, Hamilton Purchaser:

Westdale Village Investments Inc.

Units:

12

Price per Unit:

$229,167

Date Closed:

11/19/2020

Sold at:

$2,070,000

Sold at:

$2,750,000

theANNUAL Hamilton – 17


Realty Check 2194 King Street East, Hamilton Purchaser:

Pulis Investments

Units:

25

Price per Unit:

$170,000

Date Closed:

10/26/2020

150 Sanford Avenue North, Hamilton Purchaser:

1256384 B.C. Ltd.

Units:

149

Price per Unit:

$174,497

Date Closed:

07/31/2020

$4,250,000

Sold at:

$26,000,000

15 Don Street, Hamilton Purchaser:

InterRent REIT - Public Investor

Units:

36

Price per Unit:

$145,000

Date Closed:

07/23/2020

160 Hughson Street South, Hamilton Purchaser:

Pulis Investment Group

Units:

56

Price per Unit:

$205,357

Date Closed:

7/15/2020

18 – theANNUAL Hamilton

Sold at:

Sold at:

$11,500,000

Sold at:

$5,220,000


Recent Realty Transactions 37 Wellington Street South, Hamilton Purchaser:

37 Wellington Apartments Inc.

Units:

23

Price per Unit:

$142,391

Date Closed:

6/30/2020

115 Leinster Avenue South, Hamilton Purchaser:

Executive Properties Management Inc.

Units:

12

Price per Unit:

$256,000

Date Closed:

4/8/2020

$1,536,000

Purchaser:

2256759 Ontario Inc.

Units:

6

Price per Unit:

$208,333

Date Closed:

3/10/2020

Purchaser:

Hyde Aberdeen Apts Inc.

Units:

18

Price per Unit:

$193,611

Date Closed:

1/13/2020

$3,275,000

Sold at:

261 Mohawk Road East, Hamilton

479 Aberdeen Avenue, Hamilton

Sold at:

Sold at:

$1,249,999

Sold at:

$3,485,000

theANNUAL Hamilton – 19


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Association Report

theANNUAL Hamilton – 21


Association Report

It’s hard to believe that we are still in the woes of a worldwide pandemic with not much improvement other than vaccinations being rolled out. We have all been forced to adapt to this new normal and we are doing the best we can collectively to continue with life. Although the pandemic seems to be at a stalemate, there have been many changes in Hamilton throughout the last year as it relates to the rental apartment industry, some positive and some that may be detrimental to the rental industry in Hamilton.

22 – theANNUAL Hamilton


COVID Update: Hamilton continues to face difficulties due to the pandemic but the opening of the province has been helpful to get many hard hit industries back up and running. However, many businesses that suffered the worst and were not able to weather the storm will not be opening up again and many residents still rely on government assistance. It may be some time before we see a significant improvement and the effects on the economy gradually subside. The City of Hamilton continues to do what it can to support residents and businesses as well as provide guidance to rental property owners and managers. Recently, the City of Hamilton’s Medical Officer of Health released a Letter of Instruction mandating COVID-19 measures in high-rise apartments and condominiums that are twelve storeys or higher. It includes requirements that certain cleanliness measures be followed to prevent the spread of the virus and mandates that a safety plan be in place. The requirements encompass everything from cleaning requirements, availability of sanitation stations to HVAC system requirements. The City and HDAA have also been partnering together to provide educational webinars to our members in regards to COVID-19 best practices, information and where to access resources. After over a year of being in a pandemic and dealing with the virus, property managers have a good idea of what needs to be done to help stop the spread and as long as we continue to do what we can hopefully the virus will eventually become a distant memory. Real Estate Market: The real estate market in Hamilton continues to remain strong with prices continuing to increase. Inventory remains substantially low with demand continuing to remain strong which is carrying the increasing prices. These increases are still expected to last for the foreseeable future and have caused affordability issues forcing many individuals, particularly firsttime home buyers, out of the area and into areas that are more affordable for them. The general need for more living space and more outdoor space continues but with a need for proximity to

transit as many expect to be commuting to work as the pandemic subsides. We expect that there will be some effects on the market once immigration is opened again, as well as some effects from inventory being placed on the market from those homeowners who were wary of selling during the worst of the pandemic. We doubt that enough additional inventory will come onto the market to meet the current demand; and certainly, there will not be enough to meet additional demand from elevated immigration. This issue is not one to be over anytime soon, as housing inventory is at the lowest point it has been in decades, and as long as the pandemic continues many will be hesitant to make a move or downsize and put their homes on the market. Rising Rental Amounts: Hamilton was said to be one of a dozen or so Canadian cities to see an increase in rental prices in 2020 and this remains the case in 2021. Hamilton was declared the third least affordable housing market in North America when comparing income to housing prices, which creates many challenges for those looking for affordable units. The same issues with inventory versus demand are at play here as well. The availability of rental units in general, and in particular affordable units, in the City of Hamilton has not been able to keep up with demand for some time, and this has been exacerbated by the pandemic and the migration of people out of Toronto to seemingly more affordable areas. The lack of planning, proper policies, encouragement of development and overall poor foresight of future issues has created an environment where supply cannot meet demand. This problem has become a much larger issue due to the pandemic. The rise in home prices has also made selling appealing to many landlords who want to take advantage of the prices and who may no longer see a benefit to being a landlord with ever increasing legislation that is skewed against them. The biggest issue with this is that some of these rental properties are being converted back to single family homes which is furthering the lack of supply. Many

theANNUAL Hamilton – 23


Association Report renters may also be staying where they are to avoid the hassle of moving during a pandemic, as well as having a lack of options, which creates less movement within the rental market. Student Rentals: The City of Hamilton has two major post-secondary institutions, Mohawk College and McMaster University, that bring tens of thousands of students into the City each year. The closure of post-secondary institutions and the decision to continue with online learning had created quite the impact on the student rental segment as units were staying empty and demand for them was severely diminished. Some landlords decided to sell their rental properties outright while others filled their units with longer-term renters. With the return of in person learning this fall the remainder of the year should hopefully be quite positive for the student rental sphere and any landlords that are still struggling to fill their units should have an easier time doing so. General Economy: The pandemic continues to have detrimental effects on the general economy especially on smaller businesses who have been struggling to make ends meet. Many businesses have closed while others have made a transition to online retail. Those continuing to run store fronts will have to continue to work with government recommendations and requirements for the near future which will continue to pose a struggle. As of August 2021 the unemployment rate in the City of Hamilton was 4.8% below the peak from June 2020 but still remains higher than the long-run average. Full-time employment was also still down 8,900 jobs from the peak in October 2019 but stood 25,100 jobs above the figures in June 2020. There has been an improvement since the start of the pandemic but things have still not gone back to normal and it will likely be some time before we get there. We also still have many individuals relying on government assistance which has not allowed a true picture of the detrimental effects of the pandemic. The future is still uncertain but we have some experience under our belts and hope we can weather any future waves or lockdowns if they occur.

24 – theANNUAL Hamilton

The need for vaccination passports may also bring with it some more financial losses to many of the industries, most notably restaurants, venues and gyms, which have been some of the worst hit throughout the pandemic. The struggles will continue for some time but with the majority of the adult population already vaccinated hopefully the effects won’t be any more significant than those that have already been felt. LRT Update: It seems at every turn we receive new information on the on and off again Light Rail Transit (LRT) here in Hamilton. After funding was cancelled by the provincial government many thought that it would be the end of the LRT but shortly thereafter came an announcement that the government would provide funding for transportation and transit infrastructure after all and a task force was created to decide how this funding should be used. The task force provided their recommendations and then received news that the Federal and Provincial governments would each be contributing $1.7 billion dollars to build the LRT line in Hamilton. It seems this controversial project is back on the table now that Hamilton has the funding it needs and we are interested to see how it all unfolds. Licensing: Before the start of the pandemic the City of Hamilton’s Planning Committee was preparing to reintroduce the conversation of licensing in the City and after several delays the Planning Committee finally discussed licensing at their August 10, 2021 meeting. The staff report recommended that the matter be delayed to Q1 of 2023 due to the effects of the pandemic as well as wanting to give the revamped property standards bylaw and new legislation regarding secondary dwellings time to have their effects shown. Unfortunately, the Planning Committee decided to disregard the staff recommendations and voted unanimously to proceed with a two year licensing pilot project. The Planning Committee will be meeting again on September 21, 2021 to discuss the implementation of the licensing regime as well as other related matters. The HDAA will be delegating at this meeting and hope that


Association Report we can provide some guidance as to the general implementation of the regime. The introduction of licensing in the City is very concerning and we are anticipating that it will have an overall negative impact on rental supply, affordability and a possible increase in homelessness. Property Standard By-laws: Last year, the Planning Committee passed a motion to look into improving the property standards bylaw mostly with the intention to protect tenants who may be living in unsafe and unhealthy conditions. The City of Hamilton’s Planning Committee met earlier this year to discuss the Property Standards By-law Review to which the HDAA submitted written submissions with our thoughts. The Committee voted unanimously to have the bylaw toughened up to make sure units are properly maintained, changes would include common area cleanliness, appliances being kept in good repair and floors and walls having similar finishes upon repair. Landlords will essentially be required to ensure that things such as appliances, faucets, intercoms, security locks, garbage chutes and ventilation systems are maintained and in working order. The timeline for the completion of the new bylaw is uncertain at this time but we look forward to seeing what the City incorporates. Secondary Dwellings: The City of Hamilton has also been full steam ahead on revamping their policies on secondary dwellings in order to coincide with provincial guidelines. As part of their multiphase Residential Zoning Project, the City began discussions on allowing secondary dwellings in principal dwellings and the regulations surrounding them. After public meetings and engagement, to which the HDAA took part in, the City announced that the amendments to the previous by-laws have been approved to permit Secondary Dwelling Units. This is very positive news for the City of Hamilton which has been struggling with rental supply and affordability. Vacant Homes Tax: In an effort to help ease supply issues, the City of Hamilton is looking to draft legislation, waiting approval by city council, that

26 – theANNUAL Hamilton

will bring in Vacant Home Tax to the City. With the lack of affordability and lack of supply in the City, the City is looking at ways to help solve the issues and it seems this would be the next avenue they wish to explore. Currently, the City does require owners of vacant properties to register them on a city register, with a cost of $297 to register and $840 for yearly inspections, and through this is aware of 221 vacant residential properties. The City is considering implementing a mandatory property declaration as well to identify a more accurate number. Depending on the tax rate implemented the City hopes to generate between $800K to $1.6M in revenue through the Vacant Homes Tax and, of course, put more supply on the market. Whether this legislation has the intended results in Hamilton is to be seen but there are examples of other cities that have already implemented a similar program, with other cities considering doing the same. Vancouver implemented their Vacant Homes Tax in 2017 and apparently has generated significant revenues as well as reduced vacant properties from approximately 2,500 to 1,900. Toronto has already approved a home tax plan with a planning start date of 2022 and Ottawa has also approved moving forward with a vacant residential unit tax as well. Anything that complicates the housing market or adds an additional cost on its face is not positive but with the issues surrounding supply and affordability it is no surprise that more and more cities are considering such a tax. The City of Hamilton, as with the rest of the country, has quite uncertain times ahead and no one can predict how the pandemic will continue to affect us in the months and perhaps years to come. Many things are on the horizon for the rental industry and the industry will undoubtedly be affected by the decisions of the City of Hamilton whether that be in a positive or negative way. The HDAA will continue to advocate for our membership and for the rental industry in general to ensure that decisions are reached with proper knowledge and with consultations with all parties involved.


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Neighbourhood Trends Latest information on some of HDAA’s many neighbourhoods in…

Burlington

Hamilton

Brantford

theANNUAL Hamilton – 29


Neighbourhood Trends

23.3%

767,000

of rental households are maintained by people over 65

15.0% of rental households are couples with children

Hamilton population

Hamilton’s rental household income distribution 30000

$100K +

$40K – $59,999

5000

$20K – $39,999

10000

Less than $20k

15000

$80K – $99,999

20000

$60K – $79,999

25000

of rental households include at least one senior

0

Average rental household income before taxes…

30 – theANNUAL Hamilton

24.7%

$49,542


Hamilton NUMBERS ARE THE TOTAL OF STARTS (ACTUAL) AND COMPLETIONS IN 2020 ACROSS ALL INTENDED MARKETS (* UNDER CONSTRUCTION INDICATES 2021 NUMBERS)

STARTS (ACTUAL) Hamilton Downtown Core

Stoney Creek and Grimsby

0

row houses

63

row houses

292

apartments

316

apartments

UNDER CONSTRUCTION

Stoney Creek and Grimsby

245 1,582

row houses*

apartments*

COMPLETION

218

row houses

0

apartments

Ancaster/Dundas/ Flamborough/Glanbrook

theANNUAL Hamilton – 31


Neighbourhood Trends

193,668 Burlington population 134,203 Brantford population

78.7%

of rental households in Burlington have no children less than 18 years old

Burlington (top) & Brantford (bottom) rental household income distribution Less than $20,000 before taxes - 1,965 20,000 to $39,999 before taxes - 3,950 $40,000 to $59,999 before taxes - 3,595

22.9%

$60k – $79,999k before taxes - 2,655 $80k – $99,999k before taxes - 1,850 $100k+ before taxes - 2,825

0

500

1000

1500

2000

2500

3000

3500

4000

of Brantford’s rental households include at least one senior

Less than $20,000 before taxes - 2,905 20,000 to $39,999 before taxes - 4,945 $40,000 to $59,999 before taxes - 3,145 $60k – $79,999k before taxes - 1,700 $80k – $99,999k before taxes - 850 $100k+ before taxes - 980

0

1000

2000

3000

32 – theANNUAL Hamilton

4000

5000


Burlington & Brantford NUMBERS ARE THE TOTAL OF STARTS (ACTUAL) AND COMPLETIONS IN 2020 ACROSS ALL INTENDED MARKETS (* UNDER CONSTRUCTION INDICATES 2021 NUMBERS)

STARTS (ACTUAL)

Burlington East

Burlington Southwest

0 row houses

0 row houses

0 apartments

0 apartments

Brantford West

Brant

6 row houses

15 row houses

132 apartments

10 apartments

UNDER CONSTRUCTION Burlington Southwest

Burlington East

0 row houses*

6 row houses*

758 apartments*

0 apartments*

Brantford West

Brant

21 row houses*

139 row houses*

340 apartments*

49 apartments*

COMPLETION Burlington Southwest

Burlington East

18 row houses

0 row houses

0 apartments

143 apartments

Brantford West

Brant

172 row houses

8 row houses

0 apartments

0 apartments

theANNUAL Hamilton – 33


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Top 10 Hamilton’s top ten private landlords by size

theANNUAL Hamilton – 35


Top 10

Owners, Managers & REITs

Effort Trust

Category:

Owner

Number of suites

Website:

effortrentals.com

9259

CLV/InterRent REIT

36 – theANNUAL Hamilton

Category:

REIT

Number of suites

Website:

interrentreit.com

2529


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*

Kijiji Internal Data: Total unique searches in the year 2020 in Kijiji’s ‘For Rent’ category


Top 10

Owners, Managers & REITs

The DMS Group Category:

Manager

Number of suites

Website:

dmsproperty.com

2256

EIWO Canadian Management

38 – theANNUAL Hamilton

Category:

Manager

Number of suites

Website:

eiwocanadian.com

2055


Top 10

Owners, Managers & REITs

Victoria Park Community Homes Category:

Owner

Number of suites

Website:

www.vpch.com

1892

Q Residential Category:

Owner

Number of suites

Website:

qresidential.ca

1476

Valery Properties

40 – theANNUAL Hamilton

Category:

Owner

Number of suites

Website:

valeryhomes.com

1283


Top 10

Owners, Managers & REITs

East Hamilton Kiwanis Homes Category:

Owner

Number of suites

Website:

kiwanishomes.ca

1250

Starlight Investments Category:

Owner/Asset Management

Number of suites

Website:

starlightinvest.com

962

Homestead Land Holdings

42 – theANNUAL Hamilton

Category:

Owner

Number of suites

Website:

homestead.ca

891


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44 – theANNUAL Hamilton

Honourable Mentions

Berkley Property Management

Smar Holdings

Skyview

Golden Equity

Central Erin Property Management

Parente Construction

Sifton Properties Limited

Pulis Investments

Wilstar

Victoria Community Homes

Hazelview Investments

Greenwin

Owners, Managers & REITs


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Understanding Parcel Lockers

theANNUAL Hamilton – 47


Understanding Parcel Lockers What You Need to Know About Choosing a Parcel Locker or Parcel Room Supplier in Canada

By Snaile Inc.

Remember the days when a delivery driver used to leave a package in a parcel room or a mechanical steel lockand-key depository in the lobby? If you are still using a parcel room to store deliveries, be sure to read the pitfalls here. Parcel lockers and parcel rooms have come a long way, now falling into the category of a SaaS (softwareas-a-service) model. Consumers expect a lot more from their parcel management system, such as realtime notifications, access via their smartphone, and the option to leave items in their locker for collection and return. With that in mind, Canadian companies looking for a parcel locker or room supplier are faced with a number of factors to consider. If you’re looking to choose a resident delivery management solution that can deliver the service people want and expect in 2021 and beyond, read on for what you need to know.

Parcel lockers and rooms in 2021: What do people want? As the volume of e-commerce purchases has continued to grow, so have the number of parcel delivery companies (Amazon uses more than 12 carriers in Canada alone). Therefore, we need more sophisticated parcel delivery solutions to receive and process data from multiple sources. Multi-family residences demand seamless access to their deliveries from lockers and rooms in condominiums, apartment blocks, high-rise towers, school campuses, and student housing. Users want to pick up their parcels from a secure location when they shop online. Rather than keep a key, locker users now expect to access their items via the internet from a smart device, necessitating cloud storage for critical data and smart receptacles driven by printed circuit boards, firmware, and software. Parcel locker and smart parcel room suppliers should have:

personal details to send notifications • Software sophisticated enough to accommodate returns of e-commerce items and collection of new outbound parcels • Data hosting in Canada to protect Personally Identifiable Information (PII) Compliance with Canada’s Anti-Spam Legislation (CASL) • A multi-tiered approach to data security and privacy • Liability insurance that pays out in Canada • Commercially accepted best practices governing procedures for company-owned software upgrades, maintenance, and fixes (i.e., ISO 27001 and SOC II) • Experienced staff to offer remote and on-site support within Canada In addition, the best solutions will: • Comply with Canadian Electrical Code and Fire Code ratings • Accommodate disabilities — for example, wheelchair users and visually impaired people • Incorporate commercial-grade screens

• Established agreements with delivery companies in Canada

• Be adequately constructed to prevent theft

• Software that integrates with property management software to allow instant access to residents’

• Have motorized locks

48 – theANNUAL Hamilton

• Have some form of compartment content detection • Have child safety locks for internal release.


Let’s look at each of these factors in more detail to help you decide on the most appropriate supplier for you.

Agreements with Canadian delivery companies A key consideration for smart lockers and rooms is whether or not they will be used systemically by Canadian delivery companies. Rather than just being a case of a delivery driver electing to use a locker, the actual delivery corporation must sanction every single delivery. Established delivery agreements ensure Canadian delivery companies: • Have tested and approved the locker or room • Know in advance that they must identify a parcel locker or room at the location to complete deliveries • Will deposit the parcel in the right locker at the municipal address • Accept liability for the parcel as they would in the standard course of business • Know there are contractual recourse and remedies if the delivery driver fails to deliver to the locker.

Parcel lockers or parcel rooms? Parcel rooms appear more effective on paper than in reality. A major drawback is that carriers tend to dump parcel deliveries for multiple residents in the room without notifying each resident that their parcel has arrived. For instance, a carrier has deliveries for units 302, 407, 621, and 801. They gain access to the room using the details for unit 302’s delivery only. The carrier is busy as usual and short on time, so they leave the deliveries for 302, 407, 621, and 801 in the parcel room without entering each resident’s details into the system; this practice is easy and therefore becomes habitual. As a result, only the resident living in 302 knows to come and collect their parcel. The net effect is that packages end up piling up in the parcel room because only one resident in each batch is notified of their delivery, the person whose details the delivery person used to gain access to the room. The rest of the parcels accumulate, which then invites confusion, theft, potential damage and tenant dissatisfaction.

Parcel pickups and returns The next step in parcel locker innovation is for end users to be able to return a parcel or ship out a new package via their locker. In addition, parcel lockers are ideal receptacles for other essential services

requiring items to be collected and deposited, such as dry cleaning and laundry. To facilitate the collection of items, parcel locker suppliers need contracts in place with parcel carriers, plus software integration, so that carriers are notified of a pickup request that they need to act on.

Data hosting in Canada Cloud data hosting location is an important factor when choosing a parcel locker or smart room supplier in Canada. All countries have their own laws designed to protect Personally Identifiable Information (PII), such as names, phone numbers, addresses, and email addresses. In Canada, PII is strictly protected under the Personal Information Protection and Electronic Documents Act (PIPEDA). However, data must be hosted in Canada for PIPEDA to apply. If PII data leaves Canada and goes to the U.S., then the U.S. Patriot Act will apply.

Data security A parcel locker company should take a multi-tiered approach to data security and privacy. This can include: • ISO-27001 information and security certification to ensure compliance with industry-leading standards set by subject matter experts •  SOC 2 compliance from a SaaS provider, an auditing procedure that ensures service providers securely manage a company’s data to protect the organization’s interests and its client’s privacy •  Ongoing third-party penetration testing in which an ethical hacking company attempts to break into the parcel locker supplier’s software; the third party then provides remediation reports according to what issues they find •  Cyber insurance to protect your company, endusers, and the parcel locker provider in the event that anything goes wrong •  A Chief Information Security Officer (CISO), who is abreast of legal and best practice requirements for data privacy and security compliance in Canada.

Integration with property management and building automation software For a parcel locker to send out pickup codes and reminders to end users, they will need access to PII. There are two options here: •  Integration with building management software. If you integrate your parcel lockers, usually by API, to your property management or building automation system, you will need to maintain your

theANNUAL Hamilton – 49


Understanding Parcel Lockers building software. Your parcel lockers will call in automatically for updates. Residents will be able to specify how they are notified when a delivery takes place — for example, whether they prefer an email or cellphone notification. •  Maintaining two separate systems. You will need to maintain two software systems — the property management software and the parcel locker resident roster — which is double the work.

Compliance with Canada’s Anti-Spam Legislation (CASL) Since parcel lockers send out emails or text messages to end users to supply locker pickup codes, those messages should follow Canada’s Anti-Spam Legislation (CASL). These laws are specific to Canada, so check that your parcel locker and parcel room supplier is compliant with CASL.

The same applies to parcel lockers. Ensure that your parcel locker supplier can supply updates as required so that your equipment can be maintained and serviced in a timely manner.

Support, repair, and expertise Choose a locker supplier that can help with installing smart lockers and dealing with issues. Ideally, they should have: • An inventory of spare parts • Experienced installation technicians • A detailed Service Level Agreement (SLA) • Locally trained and certified service technicians to support their IT team • A dedicated account manager to support administration on premises • 24/7 support.

Canadian liability insurance Your parcel locker supplier should have the following policies that pay out in Canada: •  Commercial product liability insurance: Members of the public will use the parcel lockers, and the lockers are likely to be hosted in a commercial business’s premises. Coverage should be at least $2 million. •  Cyber insurance: Parcel lockers use an SaaS model and they host PII, so they need to be protected against data breaches. A minimum coverage of $2 million is ideal. •  Professional liability: This form of insurance helps protect professional advice and service-providing individuals and companies from bearing the total costs of defending a client’s negligence claim and any damages awarded. A $2 million coverage is a good starting point.

Company-owned software Parcel lockers are as much about the software that facilitates their operation as they are about the hardware. If something goes wrong with the locker door or lock, most companies will be able to fix the issue without a problem. However, the software is a separate issue. The software controls the locker terminal, the cloud application where data is stored, the notifications sent out to end users, and triggering of actions at the locker (e.g., opening a specific compartment). When the software is proprietary to the company that made it, a reseller cannot service it. It would be like asking a local IT person to fix an issue with Microsoft Windows in the source code when you need a software patch from Microsoft.

50 – theANNUAL Hamilton

Support

Compliance with Canadian Electrical Code Parcel lockers are electrical devices. It’s essential that they comply with the Canadian Electrical Code and have independent certification from proper organizations (e.g., SGS, Intertek, ESA). Any electrical device that does not carry an approval is subject to a $1 million fine in Canada. Choose lockers with a cUL or CSA certification, which are more likely for lockers made in higher production volumes. Low-volume manufacturing or imported volume lockers should carry at least an ad hoc certification, such as SPM1000.

Canadian Fire Code rating Parcel lockers installed in commercial premises and as a permanent fixture must be Fire Code rated and compliant. In Canada, lockers should be tested


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Understanding Parcel Lockers by an independent lab (e.g., Element Materials Technology) to CAN/ULC S102 standards.

Accessibility consideration and compliance Accessibility laws, such as the Accessibility for Ontarians with Disabilities Act (AODA), are in place to reduce and remove barriers for people with disabilities. Consider how everyone can use the lockers, including those living with disabilities. Examples include ensuring there is a sufficient turn circle for a wheelchair in front of the lockers. For the visually impaired, have a raised home key on the keypad to help them use the screen. Have the ability to set lock compartment maximum height for those in wheelchairs and have a 24/7 bilingual call centre in place for end-user support.

Commercial screens and components Screens in high-use environments should be commercial grade. The same applies to parcel lockers and their components. Look for components rated to a high number of cycles (e.g., 500,000 to 1 million cycles).

Parcel locker construction The purpose of a parcel locker is to take custody of a delivery for a period of time. Therefore, it is vital that manufacturers build them to be strong enough to ward off any intrusion attempts and hold up in general over time. Indoor lockers should be steel construction with a powder coat finish. Outdoor lockers should be made from galvanized steel with a zinc epoxy primer or stainless steel. In colder outdoor climates, the electronics should have a heater to keep them operational even when temperatures dip.

To reduce theft, the construction of the compartment doors is key. The best designs have an inset compartment door design, which means the door is within the frame. Where there is an overlay compartment door, the door closes on top of the frame, which allows for easy prying with a crowbar. With an inset design, there is no lip to pry the door open from underneath.

Compartment content detection Some parcel lockers come with open/close door detection to determine whether a package has been delivered. The locker owner receives notification that the door was opened and closed when a package is delivered. Other parcel lockers have compartment content detection. This technology resides inside each compartment of the parcel locker. The locker tells the computer when there is something or nothing in the compartment.

Compartment motorized locks Most locker suppliers use solenoid locks, which are a type of electromagnetic lock. The force to open and close the locker comes from the minimal force generated by its magnets. If too much pressure is applied to the solenoid latch, the magnet cannot overcome the friction, and the locker will not open. Solenoid locks are prone to jamming when parcels are forced inside, which can happen when a delivery person deposits a parcel that is too big for the selected compartment. The parcel puts pressure on the solenoid lock’s latch from the inside of the compartment; this is called backpressure. Backpressure overcomes the solenoid lock’s magnetic force that usually opens the lock and releases the latch. As a result, the locker will not open. Consider a parcel locker supplier that uses motorized locks. They have a motor to open and close the lock, which has more power to release the latch, even when there is backpressure inside the locker.

Compartment child safety locks

Inset compartment construction

52 – theANNUAL Hamilton

Large parcel locker compartments can be dangerous for children, as they could become trapped inside. It’s an essential preventive measure to ensure that large compartments have a way to open them up from within, in the same way the law requires car manufacturers to have an inside trunk release latch.


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5 things you should know 5 Things You Need to Know About EV Charging – Page 56 – By EVSTART, powered by Wyse Meter Solutions and Elexicon Group

5 tech functionalities that flourished during the pandemic and are here to stay – Page 57 – By Yardi Canada LTD.

5 Regular reviews for your roof – Page 58 – By RJC Engineers

5 Benefits of a Condominium Refurbishment Partner – By PAC Building Group

theANNUAL Hamilton – 55 theANNUAL Hamilton – 55


5 things you should know 5 Things You Need to Know About EV Charging

–B  y EVSTART, powered by Wyse Meter Solutions and Elexicon Group Government incentives, municipal requirements, and blue chip car manufacturer announcements all point to the same direction: electric vehicles (EVs). EVs have become a reality and sales will increase exponentially in the next few years. Accelerating sales also mean increased pressure on multi-family building owners, developers, and condominium corporations to provide reliable, personal EV charging stations. Here are five key aspects that should help building managers rise to this challenge:

1 EV Charging Solutions Are Cheaper

When Dealt with During Construction: Wrong choices during planning and design phases may lead to higher, if not prohibitive costs to add EV chargers in the future. During construction, it is the right time to prepare the building for future EV charging demand. As an example, running conduits to individual parking spots, and properly sizing panels and transformers will result in big future savings. An energized parking spot during construction may cost 50-70% less than a retrofit, considering the full infrastructure cost.

2 Scale Is Key to Increase Efficiency

of Retrofit Projects: There are several activities in an EV charging retrofit that benefit greatly from scale e.g., running conduits. When conducting a retrofit, it is important to plan wisely to dramatically reduce the long-term cost per charger installed. Through optimization of installation for scalable items, we can achieve up to 40% savings in a retrofit project.

3 EV Charging Is Not A Burden, But An

Opportunity For Additional Revenue: With the right turn-key partner, EV charging complexity is reduced and building owners can focus on unlocking new revenue opportunities such as (i) increased rent led by amenities (up to $100 per suite per month), (ii) collection of revenues on pay-as-you-go stations (varies depending on location), (iii) rental of parking spots at premium prices (up to $10k for EV installed parking).

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4 Federal Government Incentives

Can Save Up to 50% of EV Charging Infrastructure Costs: In 2019, the Government of Canada launched the Zero Emission Vehicle Infrastructure Program (ZEVIP) with the objective of addressing the lack of charging stations in Canada – one of the key barriers to EV adoption. ZEVIP is a 5-year $280 million program ending in 2024, that will cover up to 50% of total EV charging project costs. For level 2 chargers (most common in MURBs) the rebate is capped at $5,000 per charger.

5 Finding The Right Partner Early Is

a Game Changer: There are many variables in an EV charging solution: technology, load management, number of chargers to install, visitor vs. designated, regulatory constraints and not to mention that the costs to install a charger may range from $1,500 to $10,000+. Finding the right partner early on is critical to run smoothly, find optimal solutions that buy only what you need (and nothing more), and thus be able focus on opportunities and additional revenue potential.


5 tech functionalities that flourished during the pandemic and are here to stay – By Yardi Canada Ltd.

1 Going paperless to streamline

4 Moving to the cloud and adding more

document management Electronic rent collection, invoice and payment processing (including utilities) and outsourcing manual/repetitive tasks like data entry enabled teams to transact with greater efficiency and focus on more critical tasks.

security to help refine your data management Relying on external experts to host and protect data, which may be accessed in real time, empowers teams and further enhances operations.

2 Leveraging online collaboration tools to

5 Onboarding with e-learning to simplify

strengthen team management Video conferencing and virtual document management gained momentum as a great way to feel more connected to and work more effectively with your teams.

growth management Nothing is more crucial than onboarding and training new team members with the added complexity of remote work or flexible schedules. 24/7 access to videos and training tools is the future of talent management.

3 Offering virtual leasing options to supercharge leasing and marketing management Online tours, a tool that was trending prior to the pandemic, further facilitated the lead to lease cycle. The use of CRM, texting, self-service applicant screening and electronic signatures strengthened customer service and have become the industry standard.

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5 things you should know 5 Regular reviews for your roof – By RJC Engineers

Stephen Epp, BSc, P.Eng., RRO, ARCA Accepted Inspector, is a Project Engineer with RJC Engineers. He specializes in roof assembly design, assessments and construction review. He is a Registered Roof Observer (RRO) through the Roofing Consultants Institute (RCI). Contact Stephen at sepp@rjc.ca.

1 Clean debris from the roof surface and out of drains. Look for and remove moss, weeds, excessive bird droppings, loose conduits, and abandoned equipment.

2 Identify areas of ponding water or staining away from the roof drain. Ponding water can lead to premature failures of roofing components.

3 Review main traffic routes to, and around, roof top units or access hatches/ladders. Consider providing a high-density rubber walkway in these areas, as unprotected, high traffic areas can accelerate membrane deterioration. Ensure walkways are ballasted or adhered to mitigate risk of blow-off during high wind events.

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4 Note any changes in the membrane condition between reviews including membrane ridging, blistering (air bubbles below the membrane), failures/buckling of seams, degranlation, cracking etc. and identify any soft spots or irregularities underfoot as you walk the roof.

5 Review sealants around mechanical unit and/or conduit penetrations for cracks or failures and review flashings on parapets or at penetrations if loose or missing entirely.


5 Benefits of a Condominium Refurbishment Partner – By PAC Building Group Condo refurbishment reaps benefits for owners and residents alike. Making it through the process successfully, however, is no small task. From planning to design, and project scheduling and team coordination, refurbishments can overwhelm even the most seasoned property management team. Here’s where partnering with a Design-Build General Contractor can have its advantages. There are numerous reasons why property stakeholders trust end-to-end contracting firms to quarterback a project. At a high level, they include:

1 Single point of contact: Between architects, designers, engineers, and onsite crews, there is no shortage of teams to keep track of during a refurbishment. That said, having a general contracting partner to serve as your voice and manage third-parties reduces stress, strengthens collaboration, and helps to avoid miscommunications.  “It simply comes down to having one contract, and a single point of responsibility,” says David Petrozza, Owner Principal, PAC Building Group. “The key advantage of a specialized contractor is leveraging their management process. They integrate all the moving parts necessary to complete a project, and that has tremendous value.”

2 A consistent vision: It’s difficult to see a vision from its inception to completion. Having a specialized Design-Build General Contracting firm on the team from the start ensures all parties (trades, residents, property teams) begin on the same page and remain in alignment. Here again, establishing a single point of contact between property owners/managers and their refurbishment teams keeps everyone on track and moving towards the same goals.

3 Greater accountability: With a single point of contact comes greater visibility into the progress of a refurbishment. General contractors can be the “eyes on the ground” to monitor activity, address challenges, and hold other trades and vendors to task.  “All workers are an extension of the contractor and need to represent the client accordingly,” says David.

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5 things you should know 4 Safety first: Timelines and budgets are key, but nothing is more important than keeping everyone safe. This includes the crews on the ground, building residents, and the property management team. Herein, an experienced general contractor can enforce leading safety practices at all times and ensure worker health and wellbeing is a top priority throughout all the stages – even, for example, through a worldwide pandemic. For example, says David: “As a reopened business, we adapted with new policies and procedures to operate under Ontario’s health and safety guidelines. We are positioned to approach all projects with a focus on constant sanitization and optimal physical distancing.”

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5 Avoiding surprises: A general contractor will know what to watch out for. As such, they can help tackle (or outright avoid) the common pitfalls and “surprises” that creep up during a refurbishment project. After all, says David, “It’s construction – there can always be new challenges. That’s why being dynamic and responsive is imperative to a contractor’s success in upholding their client’s best interest.”


Making capital upgrades easier than ever Free expert help and up to

Free expert help, from start to finish

200,000*

$

in equipment upgrades

We help affordable housing providers and eligible market-rate housing providers with low-income tenants upgrade to high-efficiency equipment to boost building performance.

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 Start today by contacting an Energy Solutions Advisor. 1-866-844-9994 energyservices@enbridge.com © 2021 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 enbridgegas.com/affordable for details.


INC. Canada’s One-Stop Source for the Rental Housing Industry

Profile for Marc Cote

theANNUAL Hamilton 2021  

theANNUAL, Hamilton, HDAA

theANNUAL Hamilton 2021  

theANNUAL, Hamilton, HDAA

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