Page 1

regional edition

OTTAWA

The regional market perspective for the Ottawa rental housing industry

2021


VISIT OUR NEWLY RENOVATED APPLIANCE SHOWROOM Huge selection of High End Appliances Appliances showcased in beautiful “Live” Kitchen Displays Commercial Pricing Nation-Wide Delivery Service

New “In-Store” Appliance Clearance Area AT BLOWOUT PRICES Reward Yourself - Ask about how you can earn Brick dollars for your referrals

SELECT REWARDS

OUR BENEFITS Commercial & Hospitality Pricing Easy, One-Stop Shopping Distribution Across Canada Extended Warranty & Repair Services Industry Leading Brands

PLEASE CONTACT THE BRICK COMMERCIAL 4250 DUFFERIN STREET (Dufferin St. and Steeprock Drive)

Michael Gnat Phone: 416-635-4835 Email: mgnat@midnorthern.com


YOUR ONE STOP

SOURCE FOR QUALITY MAINTENANCE PRODUCTS

• COMMERCIAL • MULTI-UNIT • RESIDENTIAL • INDUSTRIAL • INSTITUTIONAL

H&S Building Supplies Ltd. is one of Ontario’s premier maintenance supply wholesalers. We specialize in the multi-unit residential space; providing quality products, competitive prices, exceptional customer service, on-time delivery, and product knowledge second to none. We carry over 14,000 products in stock, daily.

96 Maplecrete Road, Concord, ON L4K 1A4 • sales@hsbuild.com • 1.800.207.8325 • HSBUILD.COM


FOREWORD

2 – theANNUAL Ottawa

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

Subscriptions $59.99 Cdn

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

Canadian Publication Mail Products Sales Agreement No. 42652516


MULTI-RESIDENTIAL Contracting COMMON-AREAS

AMENITY SPACES suite renovations

COVID-19 SAFETY AWARENESS We follow strict safety precautions with a focus on sanitization, personal protective equipment and physical distancing.

building envelope PAC Building Group is a full-service General Contracting firm servicing Southern Ontario, Montreal and Ottawa regions. We deliver comprehensive building solutions for all project types. We partner with our clients to understand their goals and interpret their vision, building spaces that are distinctly suited for each environment. With an integrated approach and seamless process, we outpace traditional expectations.

INFO@PACBuildinggroup.com | 905-605-4722 7500 MARTIN GROVE ROAD UNIT 6, VAUGHAN, ON L4L 8S9


TABLE OF CONTENTS

2 – FOREWORD

STATE OF THE INDUSTRY – 8

15 – REALTY CHECK

ASSOCIATION REPORT – 21

4 – theANNUAL Ottawa


Mi Property Portal For Canadian property managers & landlords

Built per Canadian regulations

Fast Tenant Screening

Online Rent Collection

Accounting & Reporting

Lead Management

Lease with e-Signature

Automated LTB Forms

Maintainance Tracking

Property Inspection

www.mipropertyportal.com


TABLE OF CONTENTS

29 – NEIGHBOURHOOD TRENDS

TOP 10 – 35

47 – UNDERSTANDING PARCEL LOCKERS

5 THINGS YOU SHOULD KNOW – 55

6 – theANNUAL Ottawa


FULL PAGE AD

Outstanding Products

Unsurpassed Service

Lifetime Commitment

TORONTO ~ LONDON ~ OTTAWA ~ WINDSOR ~ WINNIPEG ~ CALGARY ~ EDMONTON

Century Building Restoration and SKYLINE Railings and Windows are proud to present you with the highest quality of services and workmanship concerning BUILDING RESTORATION, PARKING GARAGE REHABILITATION, WINDOWS AND RAILINGS. Being in this business for over 30 years we have established a solid leadership and a sound relationship with our clients and suppliers.

395Steelcase SteelcaseRoad RoadEast East 395 Markham,Ontario OntarioL3R L3R1G3 1G3 Markham, Tel.905-415-7773 905-415-7773 Tel. www.centuryrestorationinc.com www.centuryrestorationinc.com www.skylinewr.com paul@centuryrestorationinc.com info@centuryrestorationinc.com


Gloucester North / Orleans

7

10

6 8

Western Ottawa & Surrounding Area AVR: 2.6% 2BR: $2483

5

1

AVR: N/A

2

2BR: $970

3

4

9

Nepean AVR: 3.2% 2BR: $1385

ClarenceRockland**

AVR: 1.5% 2BR: $1343

Russell**

Eastern Ottawa & Surrounding Area**

AVR: 0.0% 2BR: $1188

AVR: 0.4% 2BR: $1428

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

current population

1,018,001

*

*refers to the Ottawa part of Ottawa-Gatineau

Ottawa Zone Statistics

** Eastern Ottawa & surrounding includes Clarence and Russell

1 Downtown: AVR: 5.3% | 2BR: $1646

6 Chinatown/Hintonburg/Westboro N: AVR: 4.6% | 2BR: $1819

2 Sandy Hill/Lowertown: AVR: 6.7% | 2BR: $1726

7 New Edin./Manor Park/Overbrook: AVR: 1.6% | 2BR: $1637

3 Glebe/Old Ottawa South: AVR: 2.3% | 2BR: $1546

8 Westboro S/Hampton Pk/Britannia: AVR: 1.3% | 2BR: $1339

4 Alta Vista: AVR: 6.7% | 2BR: $1466

9 Hunt Club/South Keys: AVR: 1.3% | 2BR: $1313

5 Carlington/Iris: AVR: 1.7% | 2BR: $1333

10 Vanier: AVR: N/A | 2BR: $1190 AVR= Average Vacancy Rate at October 2020 2BR= Average Rent of 2 Bedroom Suite

AVERAGE RENT SENIORS RENTAL HOUSING IN 2020in 2017 average rent inINsenior’s rental housing

$3474 8 – theANNUAL Ottawa

per month


30.6% of Ottawa’s housing units are

APARTMENTS

15.5% of Ottawa’s housing units are

PART OF A CONDOMINIUM

10,689

CONDOMINUM RENTAL SUPPLY AS OF 2020 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


As an industry leader in utility submetering, utility billing, and utility expense management, Wyse proudly serves Canadians living in more than 200,000 suites under contract, including 13,000 of your neighbours in Ottawa. We look forward to creating a brighter future through the latest innovation in sustainable, energy-efficient solutions:

• Wireless submetering • Electric Vehicle (EV) charging • HVAC services with a 25-year warranty • Automated sustainability reporting • Internet of Things (IoT) proptech • Solar energy solutions

The FUTURE is closer than you think. Register now at WyseFuture.com


State of the Industry Ottawa 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).

Ottawa’s primary and secondary rental market universe totals

Primary

Secondary

66,708 61,577

52%

48%

Total: 128,285

Important things to know about Ottawa’s condo market

Total Condo Units in 2020 35,863

Total Condo Units Used for Rental 2020 10,689

Percent of condo units used for rental 29.8%

theANNUAL Ottawa – 11


Info

Alta Vista

Eastern Ottawa & Surrounding Area

Oct-19

Oct-20

Oct-19

Oct-20

Oct-19

Oct-20

Average Vacancy

1.1%

0.0%

1.5%

4.2%

1.8%

N/A

N/A

N/A

1.7%

6.7%

Average Rent

$907

$937

$1,096

$1,167

$1,283

$1,466

$1,658

$1,876

$1,205

$1,297

12 – theANNUAL Ottawa

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

0.4%

1.2%

1.5%

1.5%

1.4%

2.1%

N/A

0.0%

1.4%

1.7%

Average Rent

$899

$971

$1,075

$1,128

$1,278

$1,333

$1,561

$1,488

$1,170

$1,206

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

2.9%

5.2%

1.4%

4.8%

2.9%

4.0%

N/A

N/A

2.0%

4.6%

Average Rent

$972

$1,022

$1,261

$1,352

$1,624

$1,819

$2,082

$1,945

$1,340

$1,465

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

2.6%

3.6%

2.4%

6.5%

3.4%

2.8%

N/A

N/A

2.6%

5.3%

Average Rent

$932

$1,037

$1,245

$1,284

$1,720

$1,646

$1,668

$1,825

$1,336

$1,339

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

N/A

N/A

0.0%

N/A

1.1%

0.4%

N/A

N/A

0.9%

0.4%

Average Rent

N/A

N/A

$879

N/A

$1,053

$1,428

N/A

N/A

$1,017

$1,367

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

0.0%

4.0%

0.8%

2.0%

1.1%

N/A

0.0%

1.2%

0.9%

2.3%

Average Rent

$919

$1,009

$1,181

$1,259

$1,501

$1,546

$1,929

$1,809

$1,334

$1,400

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

N/A

1.7%

1.4%

0.9%

1.6%

1.8%

N/A

N/A

1.5%

1.3%

Average Rent

N/A

$918

$1,003

$1,098

$1,181

$1,313

N/A

$1,713

$1,104

$1,211

Info

Nepean

Bachelor

Survey Date

Info

Hunt Club & South Keys

Total

Oct-20

Info

Glebe/ Old Ottawa South

3 Bedrooms +

Oct-19

Info

Downtown

2 Bedroom

Oct-20

Info

Chinatown/ Hintonburg/ Westboro N

1 Bedroom

Oct-19

Info

Carlington/ Iris

Bachelor

Survey Date

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

3.6%

0.0%

2.4%

3.5%

2.3%

1.7%

2.8%

N/A

2.4%

3.2%

Average Rent

$1,102

$1,167

$1,170

$1,239

$1,330

$1,385

$1,514

$1,515

$1,277

$1,340


Info

Gloucester and North Orleans

Overbrook, Manor Park, and New Edinburgh

Westboro/ S Hampton Park/ Britannia

Total

Oct-20

Oct-19

Oct-20

Oct-19

Oct-20

Oct-19

Oct-20

Average Vacancy

0.9%

0.7%

1.1%

1.5%

2.4%

1.6%

1.7%

N/A

1.8%

1.5%

Average Rent

$866

$923

$1,031

$1,141

$1,281

$1,343

$1,376

$1,506

$1,162

$1,239

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

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-19

Oct-20

Oct-19

Oct-20

Oct-19

Oct-20

Oct-19

Oct-20

Oct-19

Oct-20

Average Vacancy

0.4%

1.0%

2.3%

2.2%

1.6%

1.3%

0.0%

1.3%

1.7%

1.6%

Average Rent

$886

$902

$1,246

$1,314

$1,570

$1,637

N/A

N/A

$1,410

$1,500

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

3.9%

4.8%

2.3%

6.6%

2.3%

N/A

N/A

N/A

2.6%

6.7%

Average Rent

$947

$1,008

$1,294

$1,336

$1,736

$1,726

$2,524

$2,202

$1,467

$1,456

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

N/A

N/A

2.0%

1.3%

2.1%

4.1%

0.0%

N/A

2.0%

2.6%

Average Rent

N/A

N/A

$1,726

$1,941

$2,104

$2,483

N/A

N/A

$1,907

$2,236

Info

Vanier

3 Bedrooms +

Oct-19

Info

Western Ottawa & Surrounding Area

2 Bedroom

Oct-20

Info

Sandy Hill/ Lowertown

1 Bedroom

Oct-19

Info

North Grenville

Bachelor

Survey Date

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

N/A

N/A

0.9%

5.3%

1.7%

N/A

N/A

N/A

1.4%

N/A

Average Rent

$822

$825

$1,023

$1,032

$1,135

$1,190

$1,561

$1,806

$1,091

$1,193

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

0.5%

1.4%

1.2%

1.8%

0.5%

0.7%

0.8%

0.7%

0.9%

1.3%

Average Rent

$928

$977

$1,070

$1,133

$1,268

$1,339

$1,420

$1,533

$1,146

$1,218

theANNUAL Ottawa – 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:

Ottawa & Surrounding Areas

theANNUAL Ottawa – 15


THE SAFER WAY TO MAKE YOUR LAUNDRY PAYMENT

With the COINAMATIC® CP Mobile App laundry has never been easier!

DOWNLOAD TODAY FOR A FREE WASH AND DRY!

Download today! Available on


Ottawa

Realty Check The nation’s capital experienced an increase in vacancy in 2020, while also seeing average rent increase by 4.5%. From an investment perspective prices remained stable or gained during the pandemic, with the average price per unit being $221,000. Landlords of Ottawa benefited from a stable labour market through the lockdown of the pandemic, with the lowest rent arrears in all of Canada. With vacancy rates on the rise - it will be interesting to see if rental

rates continue to climb, or if the overheated housing market will result in less tenant turnover and less opportunity for landlords to increase rents. Kyle Church, Broker Principal Interest Multifamily Investments Royal LePage Grand Valley Realty

Summary Table Average $/Unit

Highest $/Unit

Lowest $/Unit

Vacancy Rate

Average Rent

$221,657

$313,333

$90,909

Increased at 3.9%

$1,358 up by 4.5%

Source: Realnet, Realtrack and CMHC

141 Augusta St, Ottawa Purchaser:

CAPREIT Apartments Inc

Units:

50

Price per Unit:

$197,900

Date Closed:

11/30/2020

280 Laurier Ave E, Ottawa Purchaser:

280 Laurier Ave East Holdings Inc

Units:

40

Price per Unit:

$207,500

Date Closed:

11/30/2020

Sold at:

$9,890,000

Sold at:

$8,300,000

theANNUAL Ottawa – 17


Realty Check 11, 15, 19 Frank St, Ottawa Purchaser:

RMH First Funding Inc

Units:

18

Price per Unit:

$311,944

Date Closed:

11/30/2020

255 Metcalfe St, Ottawa

$5,615,000

Sold at:

Purchaser:

255 Metcalfe Street Inc

Units:

60

Price per Unit:

$221,100

Date Closed:

08/21/2020

$13,266,000

109 Doane St, Ottawa Purchaser:

Siteline (109 Doane) Inc

Units:

72

Price per Unit:

$128,472

Date Closed:

07/08/2020

135 Echo Dr, Ottawa Purchaser:

Lawrence Kelly Holdings Inc

Units:

13

Price per Unit:

$269,231

Date Closed:

03/16/2020

18 – theANNUAL Ottawa

Sold at:

Sold at:

$3,500,000

Sold at:

$9,250,000


Recent Realty Transactions 810 Connaught Ave, Ottawa Purchaser:

2789652 Ontario Inc

Units:

18

Price per Unit:

$150,000

Date Closed:

12/02/2020

272 Byron Ave, Ottawa

Sold at:

$2,700,000

Sold at:

Purchaser:

2762555 Ontario Inc

Units:

13

Price per Unit:

$215,385

Date Closed:

16/10/2020

$2,800,000

2400 Carling Ave. Ottawa Purchaser:

Rosewood Apartments Ltd

Units:

119

Price per Unit:

$220,168

Date Closed:

01/12/2020

3360 Paul Anka Dr, Ottawa Purchaser:

GF II 3360 Paul Anka Drive Ltd

Units:

232

Price per Unit:

$232,069

Date Closed:

11/30/2020

Sold at:

$26,200,000

Sold at:

$53,840,000

theANNUAL Ottawa – 19


Exclusive Discounts for the Rental Housing Industry Member and supplier members of apartment associations can save on auto and home insurance with MyGroup Insurance Broker Ltd.

CELEBRATIN A G 40 YEARS

A Storm Insurance Group Company

GET A QUOTE TODAY WWW.MYGROUP.CA/CFAA 1-844-999-7687

MyGroup Auto and Home Insurance is a trademark of MyGroup Insurance Broker Ltd., a licensed insurance broker in NS, NB, ON, PE, NL, MB, SK, BC, AB, NT, NU.

CELEBRATIN A G 40 YEARS

Insuran r ce Brokers Ltd.

A Storm Insurance Group Company

Your Tenants Need Insurance! A renter’s insurance policy from ZipSure gives your tenants the protection they need and you the peace of mind you deserve. Low-cost coverage & convenient online purchasing for your tenants, Hassle-free set-up & tenant policy monitoring for you.

For more information, or to setup a program, contact our Business Development Team at 1-866-856-9876.

Disclaimer: Zipsure Insurance Brokers Limited, an Insurance brokerage licensed in the provinces of Alberta, British Columbia, Manitoba, New Brunswick, Newfoundland, Nova Scotia, Ontario, PEI, and Saskatchewan. Tenant policies are managed by ZipSure Insurance Brokers Ltd., and are underwritten by Echelon Insurance, Intact Insurance, Gore Mutual Insurance, Wawanesa Insurance.


Association Report

theANNUAL Ottawa – 21


Association Report

NEW CITY OF OTTAWA RENTAL HOUSING 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 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 less rental supply, higher rents, 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

22 – theANNUAL Ottawa

requirement to deliver a specified information letter to all tenants, and a Pest Management bylaw (which imposes new obligations on tenants as well as landlords). The By-law was adopted by Council on August 26, 2020. For most requirements, the implementation date was set as August 31, 2021, although as a practical matter, rental housing providers still have some additional time to change their systems. 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 close to $12 per unit per year. ACORN Ottawa sought to have landlord licensing apply to almost all Ottawa rental properties, using the Toronto model, but with higher registration fees to pay for the system and to pay for extensive proactive unit inspections by the City. Six or seven “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, City Council 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. As a result, new bylaws were passed to require landlords maintain integrated pest management plans, and to require tenants to follow their landlord’s instruction for pest treatment preparation and follow up.

Martin Vervoort, Corporate Legal Counsel, of CLV Group and InterRent REIT, 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 in 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.

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 much to compliance costs.

theANNUAL Ottawa – 23


Association Report 2

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

Landlords need to provide the information letter to in-coming tenants when they sign their leases. For existing tenants, the letter is to be delivered by November 30, 2021. Most landlords were already providing tenants with the required information, just not providing it in one letter. The delivery requirements were made more manageable for landlords through EOLO’s discussions with the City officials. There is also a concession about delivery to the continuing pandemic. Therefore, this should impose only a minimum of additional work and cost.

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 (with more than one unit other than townhouses and condos), 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 12 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. 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. The City has provided a 21 page template. 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 for 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.

After consultation with EOLO, the City has posted information and templates at www.ottawa.ca/landlords. To our members, EOLO is making available shorter and simpler templates.

24 – theANNUAL Ottawa


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 landlords face, and put upward pressure on rents. EOLO worked hard 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.

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

Conclusion There is no question that the new requirements add work, to set up the systems and records, and add a little more work to keep those records. That is unfortunate. However, the new regime is much better than it could have been. In other Ontario cities, an application for a license to operate rental property is required, sometimes with a substantial annual licensing fee. In Toronto, extensive information about major repair plans must be posted for tenants to view. In other cities, much more paperwork is required than is required in Ottawa. Here, the rental housing community does not face those costs and annoyances. As well, the new means to enforce tenants’ obligations concerning pest elimination are welcome.

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 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, Ottawa’s 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 2021, 2022 and future years.

JOIN EOLO FOR YOUR BENEFIT and the benefit of the rental housing industry. In the Fall of 2021, and into 2022, 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. theANNUAL Ottawa – 25


Association Report RTA and LTB changes Various changes to Ontario’s Residential Tenancies Act (RTA), and to Landlord and Tenant Board (LTB) procedures, took effect on September 1, 2021.

Claims against current tenants City fines or utility arrears In an application to the LTB, rental housing providers can now seek compensation for reasonable out-ofpocket expenses arising from tenant, occupant or guest misconduct. That can include fines imposed by the municipality on the landlord for what the tenant or their guest did or did not do. Typical examples would be fines for garbage violations, like putting solid waste out to early or in the wrong place, or fines for noise violations. Claims for compensation for expenses incurred due to a tenant’s unpaid utility charges could be made previously, but now they must be made through the LTB, rather than Small Claims Court.

Conduct based termination applications A new L2 application form is required for all conductbased grounds for termination and eviction (e.g., persistent late rent, illegal acts, impaired safety). The LTB will reject applications made using old L2 forms.

Renovation, demolition, or personal use applications N12 and N13 applications for termination (for personal use, renovations, demolitions, or change of use) must now include statements about whether the applicant has served N12s or N13s on tenants for any of the applicant’s rental units (at any address) within the last two years. If so, certain details must be included. For an application based on an N12 notice, an applicant must provide the date the notice was served, the address of the rental unit, the intended occupants (for an N12) or the intended activity (for an N13), and any applicable LTB file numbers. Landlords applying based on an N13 (for termination for renovations, demolition or change of use), must include the information listed above and more.

26 – theANNUAL Ottawa

The purpose of the new disclosure rules is to make it easier for tenants to contest those applications for termination which are not made in good faith. If a landlord fails to disclose such earlier notices within the two-year time period, that is in itself a sufficient reason for the LTB to refuse the landlord’s application. Prior bad faith uses of N12 or N13 notices will reduce the likelihood of success of current applications, but legitimate applications should still be accepted. For up to two years, tenants who vacated due to N12 or N13 notices given in bad faith may apply to the LTB. Potential remedies include the increase in rent paid, moving costs, an administrative fine against the landlord (payable to the LTB), and as of September 1, up to 12 months of the last rent charged. Tenants who were denied their right of first refusal (which they claimed) have two years to apply to the LTB for a remedy for that.

Claims against former tenants Claims against former tenants who vacated on or after September 1, 2021, must proceed through the LTB rather than Small Claims Court. There is a new application form, L10, for this purpose. Applications against former tenants can include claims for: • Rent arrears; and • Compensation for: • use of a rental unit after termination of the tenancy; • undue damage; • reasonable out-of-pocket expenses incurred due to conduct by a former tenant or others they are responsible for; or • expenses incurred due to a former tenant’s failure to pay utilities. Landlords are responsible for serving (i.e. delivering) applications and notices of hearing naming former tenants. The LTB will issue the notice of hearing to the applicant, who will need to serve it on the former tenant at least 30 days before the hearing date. Usual methods of service should be used, or a request for alternate means of service can be made. The landlord would have to make that request 40 days before the hearing. Therefore, the need for such a request should be addressed early in the application process.


Hello Canada Coinamatic is now an Official Canadian Distributor of Luxer One Contactless Parcel Delivery Lockers

• Designed to accept 100% packages, whether it’s a diamond ring or a set of skis. • Best in class technology with 99.9% guaranteed uptime, the most powerful hardware & software suite in the business • Unparalleled service, support teams available 24/7 for carriers, residents and communities • Indoor - Outdoor and Refrigerated models available

Why do property owners and managers prefer Luxer One According to the 2018 Package Delivery Report by NMHC & Kingsley Research, Luxer One is the #1 package locker solution in multifamily. With over 15 years in multifamily lockers, we’ve perfected the delivery experience for residents, carriers, and property managers.

R EG I ST E R E D

PA R T N E R

1-877-755-5302 | marketing@coinamatic.com


Introducing the next generation Discover intuitive & powerful residential & commercial property management software

Get a personalized demo to see why Yardi Breeze Premier is the perfect tool to run your business from anywhere YardiBreeze.ca | (888) 569-2734


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

Nepean Kanata & Stittsville

Rural Eastern Ottawa East & West Orleans Gloucester

theANNUAL Ottawa – 29


Neighbourhood Trends

1,018,001 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 – 25,545

Less than $20,000 before taxes

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

$20,000 to $39,999 before taxes

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

$40,000 to $59,999 before taxes

$60,000 to $79,999 before taxes – 18,740

$60k – $79,999k before taxes

$80,000 to $99,999 before taxes – 12,295

$80k – $99,999k before taxes

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

$100k+ before taxes

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

years old

Ottawa tenant population by immigrant status Immigrant demographic Includes:

Immigrant Non-permanent resident

27%

3.8%

21.1%

Non-immigrant

69.2%

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


Neighbourhood Trends

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

Gloucester North / Orleans

UNDER

STARTS (ACTUAL)

COMPLETION

CONSTRUCTION

464

row houses

16

890

apartments

row houses*

325

apartments*

316

row houses

113

apartments

Eastern Ottawa Surrounding Area

COMPLETION

UNDER

STARTS (ACTUAL)

CONSTRUCTION

189

row houses

40

apartments

32 – theANNUAL Ottawa

330

row houses*

244

apartments*

143

row houses

78

apartments


Kanata & Stittsville

UNDER

STARTS (ACTUAL)

COMPLETION

CONSTRUCTION

318

row houses

268

apartments

511

row houses*

699

apartments*

376

row houses

221

apartments

Nepean

COMPLETION

UNDER

STARTS (ACTUAL)

CONSTRUCTION

82

row houses

265

apartments

453

row houses*

819

apartments*

296

row houses

219

apartments

theANNUAL Ottawa – 33


We hope to partner with you today... ...to build for a SOLID tomorrow

Emergency Response | Disaster Restoration | Suite Upgrades | Capital Improvements | New Development

Montreal | Ottawa | Toronto | Edmonton | Calgary | Vancouver | Victoria

66 Leek Crescent, Richmond Hill, ON, L4B 1H1 info@solidgc.ca (905) 470-0707 solidgc.ca


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

8000

Homestead Land Holdings

36 – theANNUAL Ottawa

Category:

Owner

Website:

homestead.ca

Number of suites

5171


LONDON

KINGSTON

DOES THE GROWTH OF YOUR BUSINESS INCLUDE EXPANSION, RENOVATION OR A NEW BUILDING?

WE MAKE BUILDINGS WORK Callidus Engineering provides Plumbing, HVAC, Fire Protection and Electrical building services design for customers across Canada VISIT OUR WEBSITE FOR A FULL LIST OF OUR ENGINEERING SERVICES AVAILABLE

t: 613.900.0845 e: info@callidus.ca w: www.callidus.ca 4 Cataraqui Street, Unit 202, Kingston, ON K7K 1Z7


Top 10

Owners, Managers & REITs

The Minto Group Category:

Owner

Website:

minto.com mintoapartments.com

Number of suites

5167

CLV/InterRent REIT

38 – theANNUAL Ottawa

Category:

REIT

Website:

interrentreit.com

Number of suites

3762


Top 10

Owners, Managers & REITs

Osgoode Properties Category:

Owner

Website:

osgoodeproperties.com

Number of suites

3158

CAPREIT Category:

REIT

Website:

caprent.com

Number of suites

2757

Ferguslea Properties Ltd.

40 – theANNUAL Ottawa

Category:

Owner

Website:

fergusleaproperties.com

Number of suites

2400


The world has changed.

How has your property management process evolved? liv.rent gives landlords and property managers innovative solutions for marketing, tenant screening and digital lease signing all on one platform, helping you secure a quality tenant in as few as 7 days from when you list.

Listing Sharing

Suggested Tenants

Use liv.rent’s share tool to advertise your listing on Facebook Marketplace, Kijiji, and more with just a few clicks.

Get a custom list of verified tenants whose search filters match your listing and message them right on liv.rent.

Credit Checks

Digital Lease & Addendums

Easily view applicants’ full details including credit check, employment status, and income verification.

Auto-generate a digital lease that your selected applicants can sign within the liv.rent platform.

Digital lease signed

Payment received

Your listing is 3.0% more than similar listings in the area Find your perfect tenant

5 new applications

3 new inquiries

Sign up or Login Browse listings

Learn more about our full suite of features at www.liv.rent Matisse Yiu Marketing Manager matisse@liv.rent 604-593-3020

Scan the QR code to learn more


Top 10

Owners, Managers & REITs

Hazelview Investments Category:

REIT

Website:

hazelview.com

Number of suites

2339

Regional Group of Companies Category:

REIT

Website:

regionalgroup.com

Number of suites

2000

Starlight Investments

42 – theANNUAL Ottawa

Category:

Owner/Asset Management

Website:

starlightinvest.com

Number of suites

1742


THE PERFECT STORM! A pandemic along with new government regulations have have created created the the perfect perfect storm! storm! regulations

In todays’ environment protecting your asset

has never been more important

Knowledge is power and now applicants can’t hide from their history Instantly Verify Employment Income

Average Closing Bank Balance

Consistent Rent Payments

Identity and Address

Average Monthly Debt Payments

Overdraft Percentage

… And Much More

Rentify the legal and comprehensive tenant screening solution that uses bank statement analysis powered by the Canadian banks. Protect your asset, find long-term tenants and significantly reduce evictions

Get

Rentify

Other benefits include: Reduce verification time from 2 hrs to 5 mins on average

Save up to 50% when compared to a traditional credit check

Rentify does not leave a mark on an applicants score

Bank Statements predict a tenants predispositions better than a credit score

Save Thousands by reducing your evictions

For More Information And To Book Your Demo visit www.rentify.house


44 – theANNUAL Ottawa

Honourable Mentions

Capital Properties

Village Millcraft Apartments

Silver Mangement Group

United Preperties Ottawa

Arnon Development Corporation Ltd.

Q Residential

Saickley Enterprises

I.P.T. Investments

Golden Equity

Apollo Management

Vertica

Sleepwell Management

G&S Regal Management Ltd

District Realty

Killam Apartment REIT

Urbandale

Owners, Managers & REITs


Canada’s first online news broadcast for the multi-residential industry • Nationally distributed to approximately 36,000 rental housing professionals per month • Approximately 1,000 unique viewers per month

Make sure you’re seen, contact us for sponsorship opportunities at info@rhbtv.ca


Canada’s Canada’s Parcel Parcel Locker Locker Company Company La société La société de casiers de casiers intelligents intelligents du Canada du Canada

Trusted Trusted byby of of 9 the 9 10 Largest Largest the 10 Canadian Canadian Building Building Owners Owners

+ Servicing 55+ Canadian Towns & Cities + Trusted Data Security & Privacy ISO CERTIFIED + Servicing 250+ Canadian Customers

MANAGING RESIDENT DELIVERIES

WHY SNAILE CANADA?

Scan QR Code to find out!

Multi-Residential | Retail | Office | School Campus

CONTACT US! info@snaile.com or visit www.snailelockers.com for contactless and secure resident delivery information


Understanding Parcel Lockers

theANNUAL Ottawa – 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 Ottawa

• 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 Ottawa – 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 Ottawa

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


CHECK ALL THE BOXES Durable construction so machines last longer Reliable machines reduce breakdowns Easy-to-use controls residents love All that plus the lowest cost of ownership.

Cross replacing laundry equipment off your to-do list for good.

Huebsch.com/checkmark


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 Ottawa

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.


LOW-RISE TO HIGH-RISE and everything in between

COMMERCIAL INDUSTRY LEADER FOR OVER 35 YEARS DISTRIBUTION SERVICES & SHOWROOMS ACROSS ONTARIO

https://www.appliancecanada.com/builders/ CONTACT: ADAM ZARETSKY 905-761-2471 azaretszky@appliancecanada.com


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 theANNUALOttawa Ottawa––55 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).

56 – theANNUAL Ottawa

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. Sources: NRCan, ZEVIP.


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.

theANNUAL Ottawa – 57


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.

58 – theANNUAL Ottawa

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.

theANNUAL Ottawa – 59


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.”

60 – theANNUAL Ottawa

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 Ottawa 2021  

theANNUAL, Ottawa, EOLO

theANNUAL Ottawa 2021  

theANNUAL, Ottawa, EOLO

Recommendations could not be loaded

Recommendations could not be loaded

Recommendations could not be loaded

Recommendations could not be loaded