FE Magazine - Winter 2023

WINTER EDITION 2023

MAC AWARDS FINALISTS TORONTO LEADS THE COUNTRY WITH RECORD HOUSING CONSTRUCTION THE VOICE OF THE FEDERATION OF RENTAL-HOUSING PROVIDERS OF ONTARIO

CANADIAN CRB PROGRAM EXPANDS INTO

SASKATCHEWAN

CONTENTS WINTER EDITION 2023

IN THIS ISSUE

8 2023 Awards Finalists

32 Human Rights Code Review

12 Artificial Intelligence Realities

Forward-Looking Summary of the 34 AOntario Electricity Market in 2024

16 Let’s Build Ontario

40 Talking Trash

18 Conscious-Living Box Giveaway

Training Leasing Staff is Crucial in 42 Why a Challenging Market

Leads the Country with Record Burnout in the 24/7 World of 20 Toronto 44 Tackling Housing Construction Property Management

24 CFAA Reports

Building Group's #SmilesForMiles 46 PAC 2023 Charity Car Rally Raises $35,000 for Feed Ontario

Certified Rental Building 30 Canadian 47 From Darkness to Hope: Kaya’s Story Program Expands into Saskatchewan

THE VOICE OF THE FEDERATION OF RENTAL-HOUSING PROVIDERS OF ONTARIO

Nishant Rai nishant@rentalhousingbusiness.ca

A PUBLICATION OF:

Justin Kreslin justink@rentalhousingbusiness.ca

20 Upjohn Road, Suite 105 Toronto, ON M3B 2V9 | Tel: 416-385-1100 www.frpo.org SUBSCRIPTIONS & ADDRESS CHANGES

Lynzi Michal x22 lmichal@frpo.org

Publisher

Account Executive

Creative Director / Designer Scott Clark

Editor

David Gargaro david@rentalhousingbusiness.ca

Office Manager

FRPO IS A MEMBER OF:

Geeta Lokhram accounts@rentalhousingbusiness.ca Opinions expressed in articles are those of the authors and do not necessarily reflect the views and opinions of the FRPO Board or Management. FRPO and MPH Graphics accept no liability for information contained herein. All rights reserved.

Contents may not be reproduced without written permission from the publisher.

THE VOICE OF THE FEDERATION OF RENTAL-HOUSING PROVIDERS OF ONTARIO

3

PRESIDENT'S MESSAGE

A

s the leaves turn and the crisp autumn air ushers in a season of change, at FRPO we too are embracing new developments and continuing our push for advancements in the rental housing market. It's a period of transition and momentum, and I’m proud to outline the strides we've made.

This season marked a new chapter in Ontario's political landscape as we welcomed Paul Calandra and Rob Flack into their roles as the Minister of Municipal Affairs and Housing and Associate Minister of Housing, respectively. Their appointments come at a critical juncture, as we steer through the challenges of the housing market, and their perspectives are keenly anticipated.

We've seen monumental movements at the federal level, too, with the government’s bold step to eliminate the GST on new purposebuilt rental projects. This initiative is a leap forward in making rental housing development more viable and accessible. Following suit, the Ontario government announced the removal of the provincial portion of HST from purpose-built rentals, a move we not only celebrate but also stood in unity with during the announcement alongside Ministers Bethlenfalvy, Calandra, and Flack.

TONY IRWIN

President & CEO FRPO

My participation in ULI Toronto’s panel on the HST/GST removal provided a platform to echo FRPO's support for these tax changes and to delve into the practical implications for our industry. These discussions aren't just theoretical; they’re about shaping policy that directly impacts our ability to deliver housing solutions to Ontarians.

The Ontario Chamber of Commerce Ontario Economic Summit was another pivotal event, bringing together minds from across the spectrum to forge paths toward economic resilience. Housing, as we all understand, is at the core of this.

We also took centre stage at an Empire Club Evening Event dedicated to housing. As sponsors, we facilitated a rich dialogue among experts and key stakeholders. These are the conversations that drive change, and that turn ideas into action.

It's important to recognize the momentum we're experiencing didn't happen overnight. It’s no small feat that housing supply is now universally acknowledged as the answer to solving Ontario's housing crisis. This shift in narrative is a testament to the relentless advocacy and hard work by FRPO and its allies. Our voices have been instrumental in steering the conversation and will continue to be so.

As we look forward, we’re not resting on our laurels. The road ahead is lined with opportunity and responsibility. We will persist in our mission, pushing for policies and practices that benefit our members and the residents of Ontario's rental housing market.

Together, we are making a difference, and together we will ensure the solutions we champion not only take root but flourish. I look forward to sharing more successes in our next update.

In the meantime, stay engaged, stay connected, and let's continue to drive the conversation on rental housing forward.

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FAIR EXCHANGE | WINTER EDITION 2023

Coming soon...

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Contact Michael Gnat 416-635-4835 mgnat@midnorthern.com

EVENTS PM EXPO AT THE BUILDINGS SHOW

PM SPRINGFEST

Date and Time: November 29, 2023 to December 1, 2023 8:00 am - 4:00 pm

Date and Time: May 9, 2024 9:00 am – 2:30 pm

Supported by TCA, BOMA, BILD, Concrete Ontario, and CABA, The Buildings Show, comprised of Construct Canada, PM Expo, HomeBuilder & Renovator Expo, and World of Concrete Toronto Pavilion, is back in-person from Nov. 29 to Dec. 1, 2023. For over 30 years, The Buildings Show has provided a unique platform for the industry to see first-hand a complete overview of the built environment.

MORE INFORMATION Please note: This is not a FRPO event; all inquiries should be directed to: events@informacanada.com.

2023 FRPO MAC AWARDS

EXCLUSIVELY FOR PROPERTY MANAGEMENT PROFESSIONALS Equip yourself with new information and technologies to better position and optimize your buildings as well as expand your professional network! PM Springfest brings together property management professionals to connect with leading suppliers, explore new innovations, and learn from industry experts about the latest regulatory, health, and life safety changes; efficient energy management strategies; retrofitting aging buildings; essential capital planning details; and much more. Find out more here.

2024 FRPO CHARITY GOLF CLASSIC Date and Time: July 23, 2024 9:00 am – 7:30 pm

This popular event will take place on Tuesday, July 23 in support of Interval House. We are pleased to announce this year's tournament will once again take place at Lionhead Golf Club. More information about this event will be provided in the spring. Save the date!

Date and Time: November 30, 2023 5:00 pm - 9:00 pm

The MAC Awards is the most important annual event for our members and recognizes the leaders in Ontario’s vibrant rental housing industry. We are so excited to celebrate this year’s MAC Awards in person and invite you to be part of it! This is a must-attend event for real estate and property management firms, large and small alike. The 2023 MAC Awards will be held on Thursday, November 30 in conjunction with the Buildings Show and PM Expo. We hope you will join us for the industry event of the year!

Find out more about these awards by visiting www.frpomacawards.com.

Please check www.frpo.org regularly for newly added events.

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FAIR EXCHANGE | WINTER EDITION 2023

Yes, we can!

Since MetCap Living established itself as a leader in property management, we have routinely been asked one, simple question; “Can you help us run our property more effectively?” And, for well over thirty years, the answer has remained — Yes, we can! Our managers are seasoned professionals, experienced in every detail of the day to day operations and maintenance of multi-unit rental properties. From marketing, leasing, finance and accounting, to actual physical, on-site management, we oversee everything.

We concentrate on revenue growth, controlling expenses, and strategic capital investment in your property to maximize your profitability over the long term — when you’re ready to discuss a better option; we’ll be there. You can count on it.

Kazi Shahnewaz Director, Business Development Office: 416.340.1600 x504 C. 647.887.5676 k.m.shahnewaz@metcap.com

www.metcap.com

Winners will be announced on November 30 at the MAC Awards Gala.

Awards Categories & Finalists Best Property Management Website

Best Lobby Renovation of the Year

• Rhapsody Property Management Services www.rhapsodyliving.ca

• Minto Apartments – The ROE 150 Roehampton Avenue, Toronto Contractor – PAC Building Group

• Morguard www.thebayclub.ca Website Developer: Yardi RentCafe • Killam Apartment REIT & RioCan Living www.livingatluma.com

Best Advertising Campaign • BGO – The Junction, On Us! • Morguard – Bay and Better • Fitzrovia – Fitzrovia and Toronto Raptors

Social Media Award of Excellence • Hazelview Properties • Tricon Residential Inc. • Shiplake Properties

Best Curb Appeal • Starlight Investments 7170-7280 Darcel Avenue, Mississauga • Ferguslea Properties (Accora Village) 58 Bayshore Drive, Ottawa • Starlight Investments 1915 Martin Grove Road, Etobicoke

• Dream – Residence at Weston 33 King Street, York Contractor – PAC Building Group • Starlight Investments 2233-2235 Hurontario Street, Mississauga

Best Amenity Space – Renovated • Canadian Apartment Properties REIT 4000 & 4010 Lawrence Avenue, Toronto • Rhapsody Property Management Services Trilogy on King 1100 King Street West, Toronto • Starlight Investments 5600 Sheppard Avenue East, Scarborough

Best Suite Renovation of the Year — Under $40,000 • Glenview Management Ltd. – Imperial Apartments 171 O'Connor Street, Ottawa • Dream 107 Redpath Avenue, Toronto Contractor: Seasons Colours Ltd • Morguard – Aspen Grove 1563 Mississauga Valley Boulevard, Mississauga

FEATURE

Best Suite Renovation of the Year — Over $40,000 • QuadReal Property Group – 57 Charles at Bay 57 Charles Street, Toronto • Killam Apartment REIT 301 Heritage Drive, Kitchener • Briarlane Rental Property Management Inc. Park Lane Terrace 109 Jameson Avenue, Toronto Contractor: PAC Building Group

Customer Service Award of Excellence • Fitzrovia • Tricon Residential • Skyline Living

Best Rental Development of the Year — 200 Units or Less • DBS Developments – 2Fifteen 215 Lonsdale Road, Toronto • Killam Apartment REIT – Civic 66 66 Weber Street East, Kitchener • Colonnade BridgePort – The Bradshaw On Bank 1050 Bank Street Ottawa

Best Rental Development of the Year — Over 200 Units • Tricon Residential – The Taylor 57 Spadina Avenue, Toronto • Fitzrovia – The Parker 200 Redpath Avenue, Toronto • BGO – The Campbell 299 Campbell Avenue, Toronto

Best Amenities in a New Development • BGO – The Campbell 299 Campbell Avenue, Toronto • DBS Developments – 2Fifteen 215 Lonsdale Road, Toronto • Fitzrovia – The Parker 200 Redpath Avenue, Toronto

Environmental Excellence • Skyline Group of Companies • Dream • Starlight Investments

Outstanding Community Service for Rental Housing Providers • BlueStone Properties Inc. • Greenwin Corp.

• Dream

Outstanding Community Service for Supplier Members • Wyse Meter Solutions • Rogers Communications • PAC Building Group

Outstanding Company Culture • Killam Apartment REIT • Hazelview Properties • Tricon Residential Inc.

Leasing Professional of the Year • Matheu Kavanagh Sterling Karamar Property Management • Tamara Oliver Killam Apartment REIT • Diane Murray Park Property Management

Property Manager of the Year • Mehul Jani Canadian Apartment Properties REIT • Ben Antwi Signet Group • Steven Guthrie Fitzrovia

Resident Manager of the Year • Bill Gardiner Skyline Living • Arnel Arce Minto Apartments • Anna Ciulli Greenwin Corp.

The Impact Award • Hazelview Properties BGC Ottawa Partnership • Skyline Group of Companies 10 Shelldale Crescent • Greenwin Corp.

Make Your Future (MYF)

By Peter Altobelli, Vice President and General Manager, Yardi Canada Ltd.

A

mong the hot topics in today’s business world—including property management—are artificial intelligence (AI) and the Internet of Things (IoT). Not only are these forces pertinent to a variety of social and business interactions, but, with operational energy use in buildings representing about 30% of global final energy consumption and considering Canada’s net zero emissions commitments, they’re also at the centre of property management.

AI colours the landscape Today, generative AI is writing text and cutting code.

ChatGPT is one of the most prominent generative AI tools that are changing the world. The chatbot reached 100 million users in just two months, the fastest growth of a consumer app in history. For perspective, TikTok took around nine months to reach the 100 million-user milestone, while it took Instagram more than two years. Even more powerful interactions are on the horizon.

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FAIR EXCHANGE | WINTER EDITION 2023

Yardi has made its ventures into AI to enhance efficiencies and elevate the property management experience. One solution for the multifamily market, for example, employs AI to support multiple communication channels including live chat, texts, emails, and phone calls for prospective renters. This tool is trained to understand intent, non-standard grammar, and irregular spelling to provide a seamless human experience.

AI also powers paperless invoice processing solutions. These platforms drive faster approvals, reduce mistakes, and enable staff to spend more time on collaboration and value-add tasks. In the maintenance realm, AI engines are being leveraged to analyze work orders from initial contact to completion, improving data collection and customer interactions for millions of maintenance requests per year.

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It's clear that IoT-linked devices and programs will be key in this effort by carr ying out complex tasks in real time and allowing decision-makers to expedite changes to conser ve energy, save money, and gain competitive advantages.

Meanwhile, energy efficiency has been a major focus for landlords and occupiers. The adoption of the IoT, which encompasses technology connecting electrical devices, thermostats, lighting systems, and more via the internet, has accelerated. By forecasting costs and analyzing past and predictive data, AI-powered controls help building operators optimize energy usage by efficiently balancing comfort with energy and space utilization.

On another front, maintenance software solutions automate HVAC system operations, reducing costs and keeping tenants comfortable by pre-emptively addressing issues. Such technology automatically creates a work order when it detects a fault, enabling swift servicing and continuous operation to sustainability standards. These systems also generate guidelines for retrofitting systems and installing low-carbon heating technologies. A recent Yardi study shows that energy automation solutions with IoT tools prevent system faults and optimize energy efficiency portfolio-wide, saving up to 15% annually through reduced energy consumption and waste.

Simple solutions with big impact Energy demand from buildings in Canada increased by 11% between 2009 and 2019. This growth was driven by increasing energy demand in the services sector, according to the International Energy Agency. But even simple energy efficiency projects can make a significant impact. Replacing incandescent light bulbs with LED bulbs is a lowcost solution that requires no building changes, for example.

Another means of improving energy efficiency is real-time reporting from electrical meters. Remote sub-metering provides consumption data on a circuit level and can lead to better, faster energy conservation decisions. For larger portfolios, comparing several buildings to identify trends is a great way to prioritize savings initiatives. AI and IoT developments have led to more detailed data from energy meters that can detect anomalies and find savings opportunities while keeping tenants comfortable.

14

FAIR EXCHANGE | WINTER EDITION 2023

“

IoT focus expands

Property managers seeking to implement IoT systems might consider using data from their equipment and systems to: • Create goals and processes; that data can form the basis of new standards and improved processes • Avoid equipment downtime, make proactive maintenance plans, and schedule necessary replacements • Make the right decisions on resources, equipment spending, and staff responsibilities The key to Canada’s clean energy future “will be empowering our workers to harness Canada’s vast resources in ways that make sense environmentally and economically for their region,” Jonathan Wilkinson, Canada’s Minister of Natural Resources, said in 2022 regarding the country’s $100 billion commitment toward climate action and clean growth. This total includes major investments in clean power, energy efficiency, industrial decarbonization, clean technology, and transportation. It's clear that IoT-linked devices and programs will be key in this effort by carrying out complex tasks in real time and allowing decision-makers to expedite changes to conserve energy, save money, and gain competitive advantages.

Staying focused The convergence of AI and IoT presents an exciting opportunity for the Canadian real estate industry.

As these technologies continue to develop and become more advanced, it is important to consider which solutions can optimize your performance, streamline your operations, and enable meaningful human interactions. To learn more about your technology options, visit yardi.com.

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LET’S BUILD ONTARIO Building momentum: The latest advances in Ontario’s rental housing campaign

A

s Ontario continues to grapple with the intricacies of its housing crisis, the collaborative and sustained efforts of FRPO and the Let’s Build Ontario campaign remain pivotal in promoting the supply of rental housing. Our persistent advocacy through strategic communications and alliances is making headway in reshaping the rental housing landscape.

It is due in no small part to the efforts of Let’s Build Ontario that the debate has shifted to one that sees more housing supply as critical to solving the housing crisis.

Persistent presence on social media

Our dedicated commitment to fostering the growth of rental housing is echoed across all social media platforms. By maintaining a robust online presence, Let’s Build Ontario ensures the message of increasing rental housing supply gains traction and reaches a broad audience. Through a series of coordinated posts, infographics, and insightful discussions, we are steering the conversation toward actionable outcomes and longterm solutions.

Spotlight on leadership FRPO’s President & CEO Tony Irwin recently illuminated the nuances of the rental housing sector on the CBC, articulating the challenges and talking about solutions.

Our campaign strategically amplified this appearance, leveraging the platform's reach to heighten public and stakeholder awareness of the sector's importance.

Simultaneously, an insightful op-ed by Asquith Allen, FRPO’s Director of Policy and Regulatory Affairs, received promotion across social media channels.

Allen’s expertise and articulate advocacy of property tax reform in the City of Toronto underscores the campaign’s reasoned approach to policy development and regulatory reform.

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FAIR EXCHANGE | WINTER EDITION 2023

Expanding excellence

United voices for change

The Canadian Certified Rental Building Program (CRBP) reaches new horizons with its launches in Saskatchewan and Nova Scotia. By championing the CRBP, Let’s Build Ontario highlighted our commitment to quality, sustainability, and professionalism in rental housing.

These achievements are a testament to the program’s integrity and FRPO’s relentless push for national standards.

Understanding the power of collective action, our outreach has extended to a diverse range of potential stakeholders, inviting them to join our cause. By assembling a coalition of voices from varied sectors, we aim to forge a unified front that underscores the universal necessity for more rental housing. This inclusivity enriches our campaign with a range of perspectives and amplifies our call for an upsurge in supply.

Mobilizing support: The “Say Yes” campaign In a further step, we envisioned, planned, and are preparing the launch of the new “Say Yes” digital mobilization campaign. This campaign will leverage the Let’s Build Ontario brand and previous work to enlist Ontarians in engaging with local elected officials and advocating for increased rental housing supply. This campaign is designed to empower residents to take a proactive stance, encouraging a dialogue that demands attention and action.

As we move forward, our endeavours continue to evolve with purpose. The Let’s Build Ontario campaign is steadfast in its objective: to ensure that rental housing remains a cornerstone of the housing market in Ontario.

We are eager to welcome more voices and ideas to our growing alliance. To learn more, get involved, and lend your voice to this vital cause, visit the Let’s Build Ontario website at https://letsbuildontario.ca/. Together, we are not just building rental housing—we are fostering communities and shaping the future of our province.

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THE VOICE OF THE FEDERATION OF RENTAL-HOUSING PROVIDERS OF ONTARIO

17

FEATURE

CONSCIOUS-LIVING BOX GIVEAWAY As the Canadian CRB Program expands nationally, we were excited to launch the 3rd Annual Conscious-Living Box Giveaway!

What is the Conscious-Living Box Giveaway?

This exciting national allowed participants across Canada to enter for their chance to win 1 of 100 Conscious-Living boxes via online entry. Giveaway participants will be prompted to fill out a short questionnaire as part of their entry.

What’s in the Conscious-Living Box? The specially curated includes 8-10 exclusive products sourced from socially conscious Canadian smallbusiness partners and their brands. Every box includes a variety of products from beauty, health and wellness.

Here are some of the highlights from the campaign:

Top Provinces Approximately 86% of entries were captured from the top 3 provinces.

Ontario 49% BC 23% Alberta 14% Top Cities London, Toronto, Calgary, Kamloops, Edmonton, Mississauga, Vancouver, Prince George

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FAIR EXCHANGE | WINTER EDITION 2023

Here are the answers to the online entry form questions: Q1: Do you live in a Certified Rental Building (CRBapproved) apartment building?

1,465 entries (38.73%) Yes 1,361 entries (35.97%) No 728 entries (19.24%) I don’t know 229 entries (6.05%) Did not answer Q2: When considering apartment living, how important is it to you that your apartment community is practicing environmental waste diversion?

888 entries (23.47%) Extremely Important 1,140 entries (30.14%) Very Important 946 entries (25.00%) Important 499 entries (13.19%) Somewhat Important 60 entries (1.59%) Not Very Important 250 entries (6.61%) Did Not Answer Q3: When considering apartment living, how important is it to you that your apartment community engages in sustainable activities as a means to lower carbon emissions, reducing energy and water consumption?

845 entries (22.34%) Extremely Important 1,128 entries (29.82%) Very Important 1,009 entries (26.67%) Important 480 entries (12.69%) Somewhat Important 81 entries (2.14%) Not Very Important 240 entries (6.34%) Did Not Answer Q4: How willing are you to change your lifestyle to reduce damage to the environment?

984 entries (26.01%) Extremely Willing 1,717 entries (45.39%) Very Willing 812 entries (21.46%) Somewhat Willing 41 entries (1.01%) Not At All Willing 229 entries (6.05%) Did Not Answer

EXPERIENCE....the difference hotel and apartment Construction renovations and new builds Baycon.ca 416-625-2522 | 403-483-6968 THE VOICE OF THE FEDERATION OF RENTAL-HOUSING PROVIDERS OF ONTARIO

19

25 Advance Road Toronto, ON M8Z 2S6

nda@bondicorp.com

NADIAN APARTMENT AGAZINE

toto@bradaconstru

CANMAR CON LIMITED

169 City View Drive Toronto, ON M9W 5B1

n: Bryan Chong 16-512-8186 ext. 232 nc@mediaedge.ca

Attn: Mark Lecce T: 416-674-8791 F: 416-674-7956 markl@canmarcont

CMHC ONTARI BUSINESS CEN

REX

n: Vladyslava Kapustina Attn: Guy-Anne Du 100 Sheppard Avenue East, Suite 300 00-643-6922 B y J or d a n Na nowski, Market Advisory , Ca n a da Mo rt g a g e a n d H o u s i n g Co rpo ra t i on T: 613-748-2000 Toronto, ON M2N 6Z1 16-877-9229 In the first half of 2023, total housing starts increased slightly across Canada’s six largest census F: 416-250-3204 metropolitan areas (CMAs). This is according to the latest edition of the Canada Mortgage and Housing @citrex.ca Corporation’s (CMHC) Housing Supply Report, which examines new housing construction trends in gduval@cmhc-schl Vancouver, Calgary, Edmonton, Toronto, Ottawa, and Montréal. Notable changes were observed in individual dwelling types and CMAs. Apartment starts showed significant strength, offsetting declines in other dwelling types like single-detached, semi-detached, and row homes. This growth was concentrated in Toronto and Vancouver, resulting in substantial overall start increases in these CMAs. Meanwhile, other CMAs, particularly Montréal, saw reduced starts (see Table 1).

HEN HIGHLEY LLP

COINAMATIC C

n: Kristin Ley Attn: DoninNeufeld Table 1: Housing starts by dwelling type, first half of 2023, and percentage change from same period 19-672-9330 previous year, select CMAs C: 403-815-8672 Single-detached Semi-detached Apartment Total 19-672-5960 301 MathesonRow Boulevard West F: 905-755-8885 Units Change Units Change Units Change Units Change Units Change @cohenhighley.com Mississauga, ON L5R 3G3 dneufeld@coinama Vancouver

1,511

-4%

560

1%

1,062

0%

14,325

68%

17,458

49%

Calgary

2,513

-13%

806

5%

1,281

37%

3,506

-1%

8,106

0%

Edmonton

2,077

-34%

380

-19%

985

4%

1,630

-38%

5,072

-29%

Toronto

2,271

-21%

116

-66%

2,181

-25%

21,200

58%

25,768

32%

Ottawa

663

-45%

-18%

72

-45%

675

-45%

2,164

38%

3,574

Montréal

488

-54%

96

-72%

139

-76%

5,204

-57%

5,927

-58%

Total

9,523

-25%

2,030

-22%

6,323

-17%

48,029

15%

65,905

1%

LTA ELEVATOR CO. LTD.

DIVERSO ENER

Attn: Jon Mesquit n: Jeff Righton The number of housing starts recorded in the Toronto CMA was 25,768 units. This was a notable 32 per T: on226-751-3790 05-828-4423 cent increase over the same period in the previous year (19,520 units), and the highest number record.

366 Westpark Crescent Growth was entirely attributable to a strong increase in apartment starts in both the condominium and 19-745-7587 Waterloo, N2T 3A2 however, was largely ajon@diversoenergy. purpose-built rental segments. This uptick in apartmentON construction, reflection of previous, more favourable macroeconomic and financial conditions. Elevated construction costs and ton@delta-elevator.com Source: CMHC

interest rates are likely to present challenges for future projects and result in fewer housing starts going forward.

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FAIR EXCHANGE | WINTER EDITION 2023

Elevated pre-construction unit sales that occurred at the peak of the market (in late 2021 and early 2022) translated into record condominium apartment starts over the first half of 2023. Over this period, 14,813 condominium apartments were started in the Toronto CMA, the vast majority of which were in the City of Toronto. This was a 24 per cent increase over the year-before level (11,992 units).

Purpose-built rental apartment starts over the first half of 2023 (6,387 units) were 4.5 times their yearbefore level (1,436 units). This was the largest number of rental apartment units initiated in the Toronto CMA over the last several decades (see Figure 1). As with condominium apartments, most rental apartment units (72%) were started in the City of Toronto (concentrated in the downtown core). The remainder were in the York (13%), Peel (9%), and Durham (6%) regions.

Figure 1: Purpose-built rental apartment starts from January to June (Toronto CMA) 7,000 6,000 5,000 4,000 3,000 2,000 1,000 1990 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023

0

The significant uptick in rental apartment construction in 2023 may be explained by a few different factors: • Developers were responding to tight rental market conditions (the vacancy rate in the Toronto CMA

stood at 1.6 per cent as of our October 2022 Rental Market Survey), robust population growth, and eroding homeownership affordability.

• According to market intelligence gathered, the feasibility of purpose-built rental projects has improved

thanks to government financing programs launched in recent years.

• More construction resources were available to begin projects that were already financed. This was

due to a multi-decade high in rental apartment completions over the first half of the year, following prolonged delays due to supply chain issues and labour shortages.

Despite recent strength, rental apartment construction in Toronto faces challenges. High land costs, construction costs, and interest rates make it so developers would need to set high rents to reach financial performance benchmarks. These rents, in many cases, would be too high for the market, preventing some projects from moving forward. Additionally, the rapid rise in construction costs and interest rates has increased the amount of equity developers need to bring to a project. As such, those with insufficient capital can’t build, while those building in the current climate may now have less capital available to put toward future projects.

22

FAIR EXCHANGE | WINTER EDITION 2023

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CFAA REPORTS

By Tony I r wi n, CFAA In terim -President

Government introduces new legislation to build more rental homes On September 21, Chrystia Freeland, Deputy Prime Minister and Minister of Finance, led off the fall parliamentary sitting by announcing Bill C-56, the Affordable Housing and Groceries Act. This legislation is of interest to rental housing developers because it remove the GST on new rental housing construction. The Act would also increase competition in the grocery sector.

“By removing the GST from new apartment construction, we are going to create more units at prices Canadians can afford across Canada,” said Sean Fraser, Minister of Housing, Infrastructure and Communities. “This is going to get builders to build projects that otherwise weren’t going to go ahead.”

The Affordable Housing and Groceries Act would enhance the Goods and Services Tax (GST) Rental Rebate on new rental housing to incentivize the construction of more apartment buildings, student housing, and seniors’ residences. The GST Rental Rebate would increase from 36 per cent to 100 per cent and remove current GST Rental Rebate phase-out thresholds for new rental housing projects. A two-bedroom rental unit valued at $500,000 would see $25,000 in tax relief. The enhanced GST Rental Rebate would apply to projects that begin construction on or after September 14, 2023, and on or before December 31, 2030, and complete construction by December 31, 2035.

“In today’s economic environment, the prospect of starting and completing a new purposebuilt rental building is less economically viable than it has been in recent decades,” said Krish Vadivale, CFAA Board Chair and VP Finance, Skyline Group of Companies. “While it may not address all the economic headwinds currently challenging the rental housing industry, the federal government’s proposed GST relief measures certainly are a step in the right direction.”

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FAIR EXCHANGE | WINTER EDITION 2023

Government of Canada increasing annual limit for Canada Mortgage Bonds by $20 billion

recommendations that focus on specific measures to incent more purpose-built rental housing, while also improving the operating climate for purposebuilt rental housing providers.

On September 23, Freeland announced the federal government was increasing the annual limit for Canada Mortgage Bonds from $40 billion to up to $60 billion. This measure will unlock low-cost financing for multi-unit rental construction, with the goal of helping to build up to 30,000 more rental apartments per year.

Specific recommendations include:

The Canada Mortgage and Housing Corporation (CMHC) and the Canada Mortgage Bond program providing mortgage loan insurance and securitization to support low-cost financing of new rental housing. Following the announcement of the Affordable Housing and Groceries Act, there is expected to be more demand for low-cost financing to fund the development of new multi-unit rental apartments.

The $20 billion annual increase in the Canada Mortgage Bond issuance limit is designated for funding mortgage loans on multi-unit rental projects insured by CMHC. To qualify for mortgage loans, projects must have at least five rental units.

Developments can include apartment buildings, student housing, and seniors’ residences.

“If you are a home builder, we want you to build,” said Sean Fraser, Minister of Housing, Infrastructure and Communities. “We are going to help by changing the financial equation. Given the cost pressures home builders are facing, this will ensure projects go ahead that otherwise would have sat on the shelf. Today’s announcement is a signal to the market. If you’re in the business of building homes, it’s time to get shovels in the ground.”

To support the construction, purchase, and refinancing of residential properties, CMHC MultiUnit Mortgage Loan Insurance protects lenders against loss from mortgage default, which helps to give builders access to capital and reduce their borrowing costs. Builders can access inexpensive and reliable access to funding through CMHC securitization programs, which enables them to pay more competitive rates. CMHC plans to engage in consultations with the housing financing sector to identify other rental housing supply solutions, such as how to increase the supply of housing, improve efficiency and competition in the housing finance market, and stabilize the financial system.

FRPO updates its 10-point Ontario rental housing strategy With the appointment of the Hon. Paul Calandra as the new Minister of Municipal Affairs & Housing in Ontario, FRPO sent a revised set of 26

FAIR EXCHANGE | WINTER EDITION 2023

• The creation of an “as-of-right” zoning framework to fast-track infill development on existing purpose-built rental sites that can accommodate additional buildings • A density and height bonus to help purpose-built rental compete with more lucrative condominium projects for land • A separate queue with dedicated resources to fast-track appeals of purpose-built rental proposals at the Ontario Land Tribunal • Rebates for development charges (DCs), community benefit charges (CBCs), and parkland levies (PLs) aimed at unlocking more midmarket rental projects • Zero-rating of GST and PST to greenlight even more purpose-built rental projects • Removal pf prohibitive regulations to incentivize the development of more low- to mid-rise apartments by addressing issues such as double egress, parking minimums, setbacks, floor space index, and other prohibitive requirements FRPO also urges the Minister to consider how operating conditions impact the decision to build or not build purpose-built rental in this province. To this effect, we asked the Minister to: • Ensure the rent increase guideline for pre-2018 units is aligned with the Ontario CPI • Maintain the current rental policy regime that governs above-guideline increases, vacancy decontrol, and the post-2018 exemption • Ensure the Landlord and Tenant Board meets its own service standards FRPO will continue to ensure rental housing providers have a strong voice with the Ontario government and look forward to meeting with the new Housing Minister soon.

CBC Radio’s The Current: A discussion on Canada’s housing crisis On September 27, Tony Irwin joined Matt Galloway, host of The Current on CBC Radio, in a discussion on Canada’s housing crisis. The episode focused on soaring housing costs in Weston, a “middle-class” neighbourhood in Toronto that was once known for being an affordable place to live. Galloway invited several locals to talk about rising housing costs and how their community has changed, as well as

potential solutions that could be applied across Canada.

Toronto and Vancouver and need to be replicated elsewhere.

Part 1 of the program involved an interview with people who live in Weston. They discussed how the high cost of living prevented them from looking for more appropriate accommodations for their families. Some apartments are housing more people than they are designed for (e.g., six people in a two-bedroom unit) because they cannot afford to move into a larger home. Everyone also agreed the rising cost of food was contributing to the difficulties with being able to afford rent.

Returning to financialization, Irwin talked about the positive role REITs play by allowing ordinary Canadians to invest in rental housing, and contribute significantly to their retirement plans.

He also offered that REITs are able to attract the necessary capital to build more housing, and to invest in housing.

Kristen Vittraino, a mortgage broker, spoke about how customers are having difficulty with being able to afford a down payment on a home. Many people are also worried about making their mortgage payments due to rising interest rates. She believed the system must change so people can afford to live in the communities they want to be in.

Part 2 of the program included Bryan Douthwright, advocacy manager at the Weston King Neighbourhood Centre; Sharlene Henry, co-chair of the Weston Tenants Union; and Mohammed Mohammed, executive director of Jane’s Alliance Neighbourhood Services. They discussed the difficulties involved in finding an affordable apartment in the area, and the increase in the number of people using food banks and getting social assistance. Henry spoke about her tenant group’s rent strike, as they are protesting an above guideline rent increase that followed a series of renovations in their buildings.

In a one-on-one interview with Matt Galloway, Tony Irwin began by acknowledging that many people are struggling, and that rental property owners are also facing serious challenges due to the rising costs of operating their buildings. He stated that the lack of rental housing supply is a major factor in the rising costs of rents across Canada.

“We have had an under-building of purpose-built rental housing in Canada for decades,” said Irwin.

“We need far more of it and we need more housing of all types. That’s pretty clear. But rental housing is the most affordable housing option there is, and we need a lot more of it.”

When asked if financialization of rental housing is the cause of rising rents, Irwin explained that most rental properties in Ontario are rent controlled, as 90 per cent of the rental stock was built before 1980. He conceded that units built more recently are rent control exempt, but that without the exemption, rental rates would still need to go up due to inflation and other rising costs. Irwin also talked about creative partnerships between all levels of government, the private sector, and nonprofits that have provided affordable housing in

“That is, of course, how the private market functions,” said Irwin. “So companies that are doing that and who are revitalizing old stock, that needs major money to do that.”

Irwin discussed why rental property companies would need to apply for above guideline increases in rents (e.g., replacing HVAC equipment, repairing balconies, making major investments in older buildings). He encouraged his members to maintain communications with tenants when discussing rents when they are tied to building repairs and upgrades. He also discussed how increasing supply would help to bring down costs, and how the private markets used to be more competitive when there was more supply of rental stock.

“More supply does mean there are more options and it will impact prices,” said Irwin. “We still need to look at how we can make units affordable for long periods of time, but I think more supply definitely helps.”

The interview closed by Matt Galloway asking Tony Irwin what he wanted to say to people who feel like they’re being priced out. Irwin said he feels for people who have shared their stories about their daily challenges and for people who feel like they have nowhere to go and feel like they are being forced out.

“No one wants to feel that way,” said Irwin. “No one wants to feel insecure in their housing. I would like us to be on the same side, to say, we all want to get to the same place. We may not always agree on how to get there, but we all want to get to the same outcome. How can we do that together?”

Part 3 of the program involved a discussion with Jeff Brenner, Partner at Castlepoint Numa; Heather Tremain, CEO of Options for Homes; and Ene Underwood, CEO of Habitat for Humanity GTA. They discussed the barriers to building more housing, as well as more affordable housing. Some of those challenges included rising construction costs, the shortage of available land, the time required to get projects approved, rising interest rates, and government fees for approving developments.

Underwood stated that it takes three to four times longer to get building permits in Canada than it does in Finland or Norway. Projects can spread

THE VOICE OF THE FEDERATION OF RENTAL-HOUSING PROVIDERS OF ONTARIO

27

over years to get approved and construction costs go up in the meantime. They also have to deal with community members protesting developments due to NIMBYism, which is wasting both time and money. Underwood added that the government often makes the problem worse by trying to make it better.

bedroom units) with amenity space and utilities on the ground floor. The project, to be completed by summer 2024, will be home to vulnerable populations in Peterborough, including Black Canadians, people with disabilities, Indigenous Peoples, homeless people or those at risk of homelessness.

Brenner said that affordable housing and market housing are tied together, as housing is a supply and demand issue. There’s also a growing shortage of skilled trades, which affects the ability to increase the supply of housing. He believes that investing in skilled trades will help to address this part of the problem.

• The second portfolio of projects will include the repair of 945 affordable homes owned and operated by the Peterborough Housing Corporation. More than 30 per cent of the units are allocated to women and children, and at least 20 per cent of units will be accessible. Repairs will achieve a minimum reduction of 25 per cent in energy consumption and greenhouse gas emissions. Repairs are expected to be completed

by December 2025.

Tremain discussed different financial options for people who need help to get into home ownership.

She explained that some groups have fewer ways to access funding than others (e.g., they don’t have families to lend them money, they don’t qualify for certain mortgages). Helping people to get into rentals or affordable housing ends up helping others as well, as it opens up more affordable living options.

RHI supporting development of over 1,000 new affordable homes in Peterborough On October 11, CMHC announced a partnership between the federal government, Ontario government, and City of Peterborough to fund to the construction and repair of more than 1,000 affordable homes in Peterborough. The federal government is providing more than $42 million through RHI and the National Housing CoInvestment Fund (NHCF). The federal and provincial governments are jointly investing over $1.8 million through the Ontario Priorities Housing Initiative (OPHI) and over $2.4 million through the Canada– Ontario Community Housing Initiative (COCHI), an initiative of the Canada-Ontario Bilateral Agreement under the National Housing Strategy. The City of Peterborough is providing over $5 million in funding for these projects.

“Increasing the stock of affordable housing has been a priority for the Government of the Northwest Territories over the last four years, and I’m thrilled to see this project proceed thanks to Canada’s Rapid Housing Initiative,” said Cochrane. “The construction of a 50-unit apartment building in Yellowknife’s downtown core is going to change many lives for the better.”

The funding is going toward three groups of projects: • A new six-storey building will include 53 units (37 one-bedroom, 11 two-bedroom, and 5 three28

FAIR EXCHANGE | WINTER EDITION 2023

• A six-storey building will include 85 units (oneand two-bedroom units) for people experiencing homelessness.

Vaughan to get 1,700 new housing units through Housing Accelerator Fund On October 5, Prime Minister Justin Trudeau and Vaughan Mayor Steven Del Duca announced that the City of Vaughan will receive $59 million from the Housing Accelerator Fund to build more than 1,700 new housing units. The funds will go toward removing barriers to building housing, and will incentivize the construction of thousands of new homes over the next three years.

The Housing Accelerator Fund is a $4 billion federal initiative that is designed to help cities, towns, and Indigenous governments to unlock new housing supply through innovative approaches. The funding will allow high-density developments to be built near public transit, including GO train and subway stations, prioritize the construction of apartments and affordable housing, and address outdated permitting systems to reduce time to development.

The City of Vaughan will also change its zoning bylaws to allow construction of up to four residential units on one lot.

“Vaughan has always been a destination of choice that people dream of calling home and where future generations wish to raise their families, start businesses, and enjoy an unrivalled quality of life,” said Del Duca. “Working with my fellow Members of Vaughan Council, we were pleased to work with the federal government to ensure Vaughan secured this critical city-building investment.”

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CANADIAN CERTIFIED RENTAL BUILDING PROGRAM

EXPANDS INTO

SASKATCHEWAN On September 27, FRPO officially welcomed the expansion of the Canadian Certified Rental Building Program (CRBP) into Saskatchewan. It is with great pride that we extend our congratulations to Melchior Management and the M Group of Companies for achieving the distinction of becoming the first CRBP-certified property management organization in the province. In addition, Melchior Management has also earned the Living Green Together certification for environmental excellence.

The CRBP is North America’s leading rental housing quality assurance and sustainability certification program, designed to give residents peace of mind by knowing that they live in a quality, sustainable, professionally managed, and forwardlooking community. CRBP certified properties must meet and implement over 55 industry leading standards of practice, including 10 environmental standards and over 250 specific requirements.

All CRBP and Living Green Together approved properties are independently audited to ensure these standards and requirements are being met.

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FAIR EXCHANGE | WINTER EDITION 2023

The CRBP and Living Green Together checkmark provides a recognizable way for rental housing residents, as well as property and asset managers throughout the province, to have a clear and easy way to differentiate quality, professionalism, and sustainability in rental housing.

Tony Irwin, President & CEO of FRPO said, “The expansion of CRBP to Saskatchewan shows the appetite of rental housing providers and operators across the country to adhere to and demonstrate the ultimate commitment to providing quality, sustainable homes and excellent service to our residents. We are delighted to bring this program to Saskatchewan and look forward to growing the ranks of certified providers across the province in the coming months.”

Said Dino Melchior, President & CEO of Melchior Management and the M Group of Companies, “Melchior is proud to be the first rental housing provider to provide CRBP-certified homes to the renters of Saskatoon and Martensville. Our four certified local properties join a growing network of CRBP-certified properties across Canada. At Melchior, we are committed to the fundamental principles of quality and sustainability in all our properties, and we look forward to continuing to expand our network in Saskatchewan and beyond.”

Mayor Charlie Clark of Saskatoon said, “Having good quality housing for everyone is fundamental for a healthy community. I welcome this new Rental Certification Program to Saskatoon to provide a framework for housing providers to demonstrate quality assurance for people renting homes in our city.”

The CRBP was launched in 2008 by FRPO in Ontario, and since then it has grown and expanded to other provinces, including British Columbia, Alberta, and Saskatchewan, with more still to come.

ABOUT Melchior Management 777 Corporation Melchior Management 777 Corporation has been providing high quality property management services since 1984. Melchior provides property management services for over 1,500 residential units across Canada, in addition to commercial plazas, and office and medical buildings.

THE VOICE OF THE FEDERATION OF RENTAL-HOUSING PROVIDERS OF ONTARIO

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HUMAN RIGHTS CODE REVIEW

By D o ug L ev i tt

The following article was prepared as part of FRPO’s 2023 Residential Tenancies Act seminars by Doug Levitt of LEVITT DI LELLA DUGGAN & CHAPLICK LLP. For questions, please contact Doug at dlevitt@hldlawyers.com

P

ursuant to the Human Rights Code (the “Code”), tenants have the right to equal treatment in housing without discrimination based on the grounds set out in the Code, which grounds include “disability”.

Disability is broadly defined in the Code as meaning, among other things, both mental disorders and physical disabilities, including

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FAIR EXCHANGE | WINTER EDITION 2023

physical reliance on a guide dog or other animal. The Code does not define discrimination. That said, discrimination in housing based on a Code-protected ground can be described as any distinction or action that has the effect of either imposing burdens on an individual or group that are not imposed upon others, or withholding or limiting access to opportunities

or benefits that are available to others. The right to equal treatment without discrimination applies when, among other things, a landlord is renting a unit, evicting a tenant, applying occupancy rules and regulations, and offering or providing access to services and facilities.

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Pursuant to the Code, landlords have an obligation to accommodate tenants up to the point of undue hardship when legitimate concerns arise based on a Code-protected ground. For example, if a tenant has a special need related to a disability, the landlord may need to modify the residential complex to accommodate the tenant’s disability. A landlord may also be required to accommodate the tenant’s special need by being flexible with respect to the application of its occupancy rules and regulations. When dealing with an accommodation request based on a tenant’s disability, the duty to accommodate requires a landlord to, among other things, take steps to understand the tenant’s disability-related needs, to undertake an individualized investigation of potential

accommodation measures to address those needs, and to implement as quickly as possible the most appropriate accommodation (if warranted), short of undue hardship. Both the landlord and the tenant have a joint responsibility to cooperate in the accommodation process.

This might require the tenant to provide relevant medical or other personal information.

A landlord is only required to accommodate a tenant up to the point of undue hardship. The Code sets out three factors that may be considered when assessing whether an accommodation would cause undue hardship, being the costs of the accommodation, whether there are outside sources of funding that could defray the aforesaid costs, and the health and safety requirements of the residential complex.

It follows that, even when an appropriate accommodation is identified, it may not always be possible to provide same without resulting in undue hardship. If accommodating a tenant will result in undue hardship, then the landlord is not obligated to provide the accommodation.

That said, if the most appropriate accommodation would cause undue hardship, there is still a duty to implement interim or nextbest solutions that will not cause undue hardship.

Landlords must balance and manage the legitimate concerns of all tenants. Sometimes, one tenant’s needs or conduct may conflict with or have a negative impact on another tenant such that it can be argued that providing the accommodation to one tenant would cause undue hardship on another tenant on the basis of health and safety grounds.

Even if a tenant’s needs or conduct negatively impacts others, pursuant to the Code, a landlord is expected to take steps to determine whether the situation can be resolved by accommodating the tenant’s Code-related needs.

The consequences of breaching the Code can be significant. As a result of a Code breach, a tenant can initiate proceedings at the LTB, the Human Rights Tribunal of Ontario, or the court and obtain, among other orders, an award of compensation against the landlord.

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FAIR EXCHANGE | WINTER EDITION 2023

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“

Even if a tenant’s needs or conduct negatively impacts others, pursuant to the Code, a landlord is expected to take steps to determine whether the situation can be resolved by accommodating the tenant’s Code-related needs.

“

Additionally, under the Code, it is an offence to infringe on the right to equal treatment with respect to housing. If convicted of a Code offence, a landlord can be fined up to $25,000. Similarly, under the RTA, it is an offence to, among other things, knowingly harass a tenant or interfere with a tenant’s reasonable enjoyment of the residential complex (which could conceivably include a Code breach). If convicted of an RTA offence, an individual can be fined up to $50,000 and a corporation can be fined up to $250,000.

Finally, where a landlord has initiated an eviction application that is based on conduct that is caused by a disability, the LTB may dismiss the application if the landlord failed to take steps to first accommodate the tenant up to the point of undue hardship.

to prohibit pets would have an adverse effect on a tenant who requires a service animal to help them with their disability-related need, such as a blind person who uses a seeing eye dog. As set out above, a landlord is required to accommodate the needs of a tenant who, as a result of their disability, requires the use of a service animal. Accordingly, the landlord may need to exempt that tenant from the application of a rule that prohibits the presence of an animal. Additionally, if the tenant requires modifications to be made to a rental unit to have a service animal, the landlord may need to carry same out to accommodate its tenant.

Finally, there are two other pieces of legislation that should be considered in any discussion regarding service animals.

With respect to support animals, First, the Blind Person Rights Act the RTA prevents landlords (BPRA) provides that persons from prohibiting the presence of with blindness have the right animals in or about the residential to be accompanied by a guide complex. Such a prohibition dog in all public places and would also raise human rights have the right to keep or be concerns. A rule that attempts accompanied by a guide dog in

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FAIR EXCHANGE | WINTER EDITION 2023

a self-contained dwelling unit.

The BPRA specifically pertains to guide dogs that are trained as a guide for a blind person and that have the specific qualifications prescribed by the BPRA’s regulations. Second, the Integrated Accessibility Standards regulation under the Accessibility for Ontarians with Disabilities Act (AODA) requires landlords (among others) to ensure that persons with disabilities using a service animal are permitted to enter into the public areas of their premises with the animal and to keep the animal with them (unless otherwise excluded by law). Under the AODA, an animal is considered to be a service animal if the animal can be readily identified as one that is being used because of the person’s disability or if the person with a disability provides documentation from a qualified “regulated health professional” confirming same. Landlords are also required to ensure that their staff are properly trained on how to interact with persons with disabilities requiring the assistance of a service animal.

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THE VOICE OF THE FEDERATION OF RENTAL-HOUSING PROVIDERS OF ONTARIO

37

A FORWARD-LOOKING SUMMARY OF THE ONTARIO ELECTRICITY MARKET IN 2024

O

ntario has a reasonable supply of generation (although nuclear refurbishments are reducing the baseload supply at times) and slightly increasing demand. The grid will be able to meet the demand over the next year to reliably supply electricity to Ontario homes and businesses, per the Independent Electricity System Operator (IESO).

The price of natural gas at dawn should have a more pronounced influence on the HOEP (Hourly Ontario Energy Price) going forward. Generally, the higher the gas price, the higher the electricity price will be, especially during periods of higher demand such as winter (heating) and summer (cooling).

The nuclear retirements at Pickering should not affect power costs in 2024 as they won’t be taken offline until the end of the year or into 2025/2026.

It is also possible the provincial government will ask Ontario Power Generation (OPG) to extend operations there (assuming the extension is approved by regulators).

Electricity consumption in Ontario grew by 2.8 per cent in 2022, rising to 137.5 Terawatt hours.

Consumption is expected to be similar in 2023 but should increase by almost 2 per cent in 2024 to 139.2 Terawatt hours.

The Ontario Energy Board (OEB) recently released the new RPP rates for the 12 months starting November 2023 to October 2024. Their estimate for HOEP is 3.2 cents/kWh and their Global Adjustment estimate is 7.3 cents/kWh. Overall, the OEB estimate for total commodity cost is 10.5 cents/kWh, which is in-line with previous years. ECNG’s estimate for total costs would be comparable to the OEB’s for 2024.

Also, the Ontario Electricity Rebate was increased by the provincial government from 11.7 per cent to 19.3 per cent, effective November 1, 2023.

On the generation side of the market, OPG is in the process of building for small modular nuclear reactors (SMRs) at the Darlington location, the first of which should be online by the end of the decade.

As well, Ontario is starting preliminary work on new, large scale nuclear reactors at the Bruce Power site on Lake Huron, looking to build another 4800 MW of new capacity there.

For more information on how ECNG can assist with your gas or electricity needs, please contact: SASHA GIURICI Client Account Specialist 905.635.3280 sgiurici@ecng.com 38

FAIR EXCHANGE | WINTER EDITION 2023

ELECTRICITY UPDATE November 2023 As of November 1st, 2023, the Ontario Electricity Rebate (OER) has increased from the previous 11.7% to 19.3%. The OER is a pre-tax credit that appears at the bottom of your electricity invoice(s), applying only to eligible account(s).

In addition, the Regulated Price Plan (RPP) rates have also increased November 1st as below:

Time Of Use

Periods / Thresholds

New Rate

Previous % Rate Change

Off-Peak

Weekends 7 p.m. - 7 a.m.

All day weekends and holidays

8.7

7.4

18%

Mid-Peak

Weekdays 11 a.m. - 5 p.m.

12.2

10.2

20%

On-Peak

Weekdays 7 a.m. - 11 a.m. and 5 p.m. - 7 p.m.

18.2

15.1

21%

Tier 1

Residential - first 1,000 kWh/month Non-residential - first 750 kWh/month

10.3

8.7

18%

Tier 2

Residential - electricity above 1,000 kWh/month Non-residential - electricity above 750 kWh/month

12.5

10.3

21%

Tiered Pricing

TALKING TRASH

FEATURE

W

aste and recycling issues are always messy. There aren’t many systems within the typical multi-res building envelope that experience the same kinds of abuse, misuse, and overall stresses that the waste management infrastructure faces… and the indirect impacts of this system upon other systems are seldom correlated. Many of these impacts are also messy.

The aim is always to set up a building with an effective waste management system and strategies right from construction with the best tools, systems, equipment, communications, and service provision. But as we likely all know, the initial system must be followed up on with a strategy that will prevail through multiple managers, supervisors, maintenance operators, and cleaning contractors over the life of the building. From experiences gleaned over numerous (even hundreds) of site visits, it all boils down to what we now refer to as the five Cs of effective waste management.

Capacity, convenience, communication, cleanliness, and consistency… (we have spoken about the four Cs in the past, but it was time for an upgrade).

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FAIR EXCHANGE | WINTER EDITION 2023

By Gerald Grant Founder, Innovate Waste Solutions Corp.

Baking these five elements into building operations is key to successful waste management. In brief, here is what we need to look at to address these five necessary components.

Capacity. Ask: Do you have enough serviceable containers, with enough volume to store the materials in the various streams that you are managing for their respective service windows?

Similarly, are your common areas adequately equipped?

Convenience. Ask: Are residents (and staff!) able to access the various waste streams effectively and equitably? Are access points kept safe, secure, and well lit?

Communication. Ask: Does your resident base (and staff) know what they are supposed to do with their various waste types? Explain what, where, when, and how and, if needed, provide information that supports your organization’s ‘Why’. Way-finding, bin labelling, adequate container provision within common areas, and access to information on building system portals might need to be reviewed.

Cleanliness. Ask: Are odour management, vector management, structural integrity, and first impressions being impacted by this often overlooked building system?

Ensure that touch-points, equipment, floors, and related chutes and waste-related HVAC systems are kept clean and up to date.

Consistency. Ask: Does your building operate with Standard Operating Procedures and checklists for everything else, but not the waste functions? It all starts with a good, consistent platform of action that spells out all of the first four Cs daily, weekly, monthly, and beyond.

Every building is different, but these five Cs can play an important role in creating a solid platform, where waste diversion, operational and environmental sustainability, and structural/ systemic integrity can be effectively maintained, which will hopefully in turn keep residents and staff happy.

Gerald Grant is the founder of Innovate Waste Solutions Corp.

He is recognized as a subject matter expert within the multi-res sector regarding all things waste related, both for existing buildings and new builds. He has over 15 years of experience in the area and over 30 years of experience in the waste management industry.

He can be reached at 647-8827723 and gehgrant@gmail.com.

THE VOICE OF THE FEDERATION OF RENTAL-HOUSING PROVIDERS OF ONTARIO

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WHY TRAINING L

CRUCIAL IN A CHAL

By Sheryl Erenberg, President, Sheryl Erenberg & Associates

W

hy is a Starbucks experience fundamentally the same in Toronto as it is in Tokyo? How do you get the same wonderful check-in treatment at the Ritz Hotel in Grand Cayman as the Ritz in Geneva?

In a word: training. When building any successful brand, customers should have the same experience across every touchpoint in any location. And staff have to be trained to deliver it.

The same can be said for the rental housing industry. Landlords should strive to give prospects the same experience across their portfolio, whether their holdings are two buildings or 200. This is especially important in a challenging economy when many landlords are competing for the attention of the same few prospects. Each part of your prospect’s journey should be considered, and staff should be trained on how to deliver a positive and consistent experience at every step.

Capturing leads Many prospects slip through the net simply because information isn’t captured at the time. Staff should create a record of each prospect as they can get to know them so they can reach out to them later. Train your staff to ask questions in a conversational manner so they can tailor their sales pitch to their needs.

Are they new to town? If so, staff should sell the benefits of your neighbourhood. Are they competitively shopping? If your price is higher, your staff may have to pre-empt sticker shock. Have they been to your website already and seen your plans? Then, your staff should focus on showing your model suite and touring building amenities. Your leasing staff should be well versed in both what your property and the nearby competition offer because chances are your prospects will visit them, too. It all comes back to, you guessed it, training.

Qualifying leads Leasing staff need to be able to separate a tirekicker from a qualified lead. That means knowing how to get pertinent information in a conversational manner. Since no prospect wants to feel bombarded by questions, you may want to use a bit of role-playing and coaching in your training. By the end of their rental presentation, your staff should know: • Number of people moving • Ideal suite type

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FAIR EXCHANGE | WINTER EDITION 2023

• Ideal move-in date • Budget • Whether parking and/or electric charging station is required • Why they are moving • Where they are working (physically) and their occupation • Where they are in the leasing process (have they seen other apartments and what did they think of them)

LEASING STAFF IS

LLENGING MARKET Knowing the competition It goes without saying that your staff should be well-versed in building amenities, suite layouts, and the surrounding neighbourhood. What may not be so evident is that they should be equally familiar with your competition. Have staff visit the competition so they know about strengths and weaknesses (no balconies or parking challenges, for example). This way, staff can focus on selling the advantages and/or pre-empt any perceived weaknesses of your property. Also, if a prospect says the competition is offering a certain incentive, leasing staff will know if this is true.

Overcoming objections Being prepared to respond to roadblocks that a prospect may raise also requires training. Roleplaying and coaching are great ways to learn this skill. This is key because your prospect wouldn’t be raising the issue if they weren’t seriously considering renting with you. Leasing staff need to know how not to argue or become defensive, how to come across as understanding, and how to gently present solutions or alternatives and highlight your property’s positives.

Asking for the order (closing) The best rental agents continually ask for feedback during the presentation. That means knowing when to stop talking and start listening to your prospect. A great trainer used the analogy of a garden sprinkler: if you leave it on too long, you get pooling. Turn it off and let the water (in this case, the information) sink in. If the prospect doesn’t want to proceed at the time of their visit, find out

what is preventing them from signing that day and try to address the issue. If their spouse has to see it or they say they have other appointments that day, staff need to propose a solution.

Tracking leads If the prospect doesn’t commit on the spot, they will fall into the lead pile. Leasing staff needs to be trained on how to track these and follow up appropriately. Property Vista and Yardi (amongst others) offer software modules to track new leads and are economical ways to maintain visitor information and encourage follow-up by staff. You’ll want to train staff on how to use these solutions and encourage their use.

Following up The goal, of course, is to get the prospect back into the rental office. As a general rule of thumb, the follow-up should happen within three days of the original visit. If your prospect has rented elsewhere, train staff to suss out valuable information for your future marketing efforts. For example, if you keep losing prospects to the same building, you may need to adjust your product, pricing or promotion.

Without proper leasing agent training, your customer experience can be all over the map.

If you’re not sure how your leasing agents are delivering your pitch, a great option is to send in a “mystery shopper”. That will help show where you might need a little work and make your leasing program more successful in the long run.

You’ve invested a lot in your product. Don’t you owe it to yourself to invest in the staff who are bringing it to market?

Sheryl Erenberg is the President of Sheryl Erenberg and Associates, a company specializing in the lease-up of new purpose-built rental buildings. For online training programs for new and legacy leasing agents, visit www.sherylerenberg.com.

THE VOICE OF THE FEDERATION OF RENTAL-HOUSING PROVIDERS OF ONTARIO

43

TACKLING BURNOUT

IN THE 24/7 WORLD OF PROPERTY MANAGEMENT

By Theresa Lapensée Regional Manager, London & Hamilton, Medallion Corporation

L

ong before “burnout” became a well-known term to describe the experience of cumulative stress, property management employees have understood the reality of work that requires going above and beyond in terms of time, energy, and problem solving.

Career longevity remains common in the rental industry. Many people commit decades of their working lives to property management. There is also an influx of young employees who are new to the industry, which will continue as older workers retire and more rental housing is built across the country.

To support the stability and growth of our industry, we need to consider how to prevent and address burnout. Experienced and skilled people remain at the centre of successful property management. Tackling burnout is one crucial way to support our people.

Burnout shows up differently for employees, dependent on their stage of life, role or length of time in property management and other personal and work-related factors. Talking about burnout within our teams is an important first step. The next step includes proactive action that both organizations and individuals can put into practice.

How can employers help to address burnout? Here are a few ideas: • Use an after-hours call centre to field emergency calls (reduces the number of calls received by employees after hours).

• House superintendents in suites that are not identifiable to residents (allows for greater privacy and avoids knocks on the door).

• Create and implement a disconnect policy to prevent a “work around the clock” culture.

• Automate processes. Use software such as PayQuad and Yardi to simplify tasks such as leasing applications, vacancy reports, inspections, and work order requests.

Technology simplifies the required tasks, allowing for greater flexibility to address complex problems.

• Show no tolerance when tenants exhibit inappropriate or harassing behaviour to staff.

Use legal avenues available to stop the tenant behaviour and protect/support staff.

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FAIR EXCHANGE | WINTER EDITION 2023

In addition to the above, leaders can foster an environment in which teams are comfortable to chat about their workloads and share if they’re feeling overwhelmed. Open communication, whether it’s one on one or in a group setting, helps to alleviate stress. Team lunches, coffee chats, social committees, and community or charity work can also help build connections with teams and reduce stress.

As individuals, we can also take steps to prevent and address burnout: • Abide by your organization’s disconnect policy.

If emails and work are not expected after 5 pm, stick to it.

• Take and enjoy your vacation time. Avoid the temptation to read emails and check in with your team when you are on vacation.

• Talk to a colleague or your leader if you are overwhelmed. Come equipped with a few ideas on how to improve the situation.

• Take your lunch break. Often people work throughout the day without taking time to recharge. Time away from devices and work problems—even for 20-30 minutes—can greatly improve your mood and effectiveness.

• Respect other people’s time and boundaries, both within and outside of your organization.

This self-awareness contributes to more positive working relationships, which in turn reduces stress.

The key is to acknowledge that burnout shows up in property management, and to work together to learn how to prevent burnout and support one another.

15

Years of Experience

LAUMAR DESIGN LTD.

Laumar Design is a leading and reputable contracting company based in Toronto.

For the past 15 years we've taken a comprehensive approach to project management, providing clients with a wide range of services. Dedicated specialists in carpentry, drywall, flooring, design & more, Laumar Design Ltd. provides professional, efficient and reliable services for both residential and commercial clients.

WE PROVIDE RENOVATIONS FOR Residential Properties Commercial Properties Condominiums Apartments

RENOVATING SERVICES INCLUDE

CONTACT US 416-550-1903

Plumbing & Electrical

www.laumar.ca

Finishes (Flooring, Countertop, etc)

info@laumar.ca

Carpentry Painting & Plaster

212 Pellatt Avenue, Unit 1 North York , ON. M9N 2P6

THE VOICE OF THE FEDERATION OF RENTAL-HOUSING PROVIDERS OF ONTARIO

45

PAC BUILDING GROUP'S

#SMILESFORMILES 2023 CHARITY CAR RALLY RAISES $35,000 FOR FEED ONTARIO

Celebrating community, cars, and compassion

T

he #SmilesForMiles 2023 Charity Car Rally raised an impressive $35,000 for Feed Ontario, the province's largest collective of hunger-relief organizations. Proudly hosted

by PAC Building Group every September, this annual event has become much more than just a drive – it is a shared journey of celebration and support that brings together car enthusiasts and the community at large.

It was more than just a funfilled day. It was a heartfelt and original event that PAC Building Group created in memory of a cherished member of the multi-family industry, Joe Crupi, who sadly passed away during the pandemic. Each year, in collaboration with the Crupi family, PAC Building Group selects different charitable organizations to support. Since its inception, they have raised an impressive sum of over $95,000.

This event has proven to be a resounding success in its third year. On Sunday, September 24, 2023, family, friends, and associates gathered on a beautiful day for a guided cruise.

Over 40 supercars, sports cars, muscle cars, classics, and motorcycles mobilized on a carefully curated route to Hockley Valley Resort. The family-friendly event garnered media coverage, drew support from sponsors, and attracted participants with other attractions such as a car show, a large barbecue, ice cream truck, face painting, balloon twisting, photo booth, raffle prizes, and refreshments.

This year, the chosen charity was Feed Ontario. Feed Ontario works tirelessly with other food banks, industry partners, and local communities to end hunger and poverty by delivering fresh and healthy food, developing innovative programming, and driving change through research and advocacy.

The $35,000 that PAC Building Group has raised will make a significant impact in supporting their vital work. Beyond the financial contributions, the #SmilesForMiles Charity Rally has fostered a sense of unity within the community and across the industry. It serves as a tribute to Joe Crupi and his passion for making a positive difference.

The event continues to gain momentum and support each year, leaving a lasting impact on participants and sponsors alike.

PAC Building Group takes great pride in being the driving force behind this remarkable event, inspiring others to spread joy, support, and goodwill.

Congratulations to all the participants and sponsors who made this year's event a resounding success. They have shown that, by coming together, we can drive change and make a difference in the lives of those in need.

For more information about PAC Building Group and the Smiles for Miles Charity Rally, visit https://www.pacbuildinggroup.com/events/smiles-for-miles-2023.

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FAIR EXCHANGE | WINTER EDITION 2023

FROM DARKNESS TO HOPE: KAYA’S STORY Your Support Gives Survivors a Chance at a Life Free From Violence When Kaya* arrived at Interval House, she was a broken shell of a woman. Scared and emotionally battered, Kaya had endured a relentless storm of abuse at the hands of her partner that had shattered her self-esteem and left her in a state of constant anxiety.

The abuse escalated to terrifying heights: “He would hit me so hard that I’d black out,” shares Kaya. “Every time he flew into a rage, my entire body would tremble with fear.”

A turning point in Kaya’s life came when she discovered she was pregnant. She had dreams of becoming a mother, but her joy quickly turned to sorrow. Kaya began experiencing abdominal pain and bleeding, prompting her to seek medical help. Tragically, she suffered a miscarriage within the first trimester.

Intimate partner violence during pregnancy is a grim reality. Often, when a woman is pregnant, abuse escalates for a variety of reasons including stress and the abuser’s loss of power and control.

Despite the profound sadness of losing her pregnancy, Kaya’s survival instinct kicked in, giving her the strength to break free from her abuser. She recalls, “I knew I had to leave for my own sake and for the sake of any future children I might have.”

Now, with support from Interval House and caring donors like you, Kaya is on the path to rebuilding her life, free from the fear that once consumed her. She’s determined to heal and regain her sense of self-worth.

“I want to live a life where I can be truly happy and safe,” Kaya says with determination in her voice.

Thank you for helping to empower women like Kaya! With your support, we can continue to provide a safe place and life-changing services for women fleeing abuse. *Name has been changed to protect the survivor’s identity.

If you’d like more information about how you can support the women and children of Interval House, visit our website www.intervalhouse.ca or call 416-924-1411 ext. 238

Inside Interval House | October 2023

Interval House is a registered Canadian charity with a charitable tax number of 11897 1159 RR0001

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47

2021 CORPORATE MEMBER

For more information on the benefits of Corporate Membership please contact us at membership@frpo.org.

For more information on the benefits of Corporate Membership please contact us at membership@frpo.org.

For more information on the benefits of Corporate Membership please contact us at member ACE PAINTING & DECORATING CO. / CRANFIELD GENERAL CONTRACTING/ V&E CLEANING

TF: 888-761-3313 ext.

2222 Tom Halinski T:Attn: (416) 285-5388 Attn: Robert Ghaeli Markham, ONRoad, L3R 0E4 1261 Kennedy Unit mail@acegroupgta.ca T: 416-865-7767 leo@mediaclassified.ca 18 York Street, Suite 4005, 39 Cranfield Road ON M1P 2L4 F: 416-863-1515T: 416-285-5388 Scarborough, Toronto, ON M5H 2T8 4RENT.CA Toronto,York, ON M5J East ON2T9M4B 3H6 416-285-7088 thalinski@airdberlis.com ACE F:GROUP OF COMPANIES Attn: Leo Racioppo Attn: Robert Ghaeli 2800 14th Avenue, Unit 13 Apartments.com LLP mail@acegroupgta.ca Crescent, Suite 401 AIRD & BERLIS ACE PAINTING & DECORATING CO. / CRANFIELD GENERAL CONTRACTING/ V&E CLEANING

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1800,1E1 Box 754 ACE PAINTING & DECORATING CO. / CRANFIELD GENERAL CONTRACTING/ V&E CLEANING

TF: 888-761-3313Attn: ext.John 2222 T: 416-285-5388 Le L4K 0E3 39 Cranfield Road Attn: Tom Halinski ENERGY CORP T:BONDI (804) 572-6270 East York, ON M4Bleo@mediaclassified.ca 3H6 F: 416-285-7088 AIRD & BERLIS LLP 3438 PeachtreeT:Rd NE Unit# jle@costargroup.com Attn: Belinda Gilbey 416-865-7767 mail@acegroupgta.ca 1500 Atlanta, GA Tom Halinski T: 416-300-0042 Attn:

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4Rent.ca AccentACCENT Building Sciences Accessible Daily Living BUILDING ACE COMPA For more information Membership please contact usGROUP at OF mem 4RENT.CA on the benefits of Corporate Attn: Racioppo Attn: John GroeAttn: Robert Ghaeli Inc. SCIENCES INC. Attn: Leo Leo Racioppo 610 Applewood Crescent, Suite 401 T:TF: (905) 761-3313 39 Cranfield Road T: (647) 280-9244 2800 14th Avenue, Unit 13 Attn: Naji Hassan T: 416-285-5388 610 Applewood Crescent, Attn: Naji Hassan 888-761-3313 ext. 2222 e contact leo@mediaclassified.ca Suite 401, 2800 14th Avenue, 13, Vaughan, ON us L4K 0E3at membership@frpo.org.

East York, ON M4B 3H6john@myadl.ca F: 416-285-7088 Markham, ON Unit L3R 0E4 T: 905-474-9569 T: (905) 474-9569 leo@mediaclassified.ca 6221 Highway 7, Unit 8, ACCENT BUILDING Vaughan, ON L4K OE3 Markham, ON, L3R 0E4 4RENT.CA naji@absi.ca naji@absi.ca mail@acegroupgta.ca Vaughan, ON, L4H 0K8 SCIENCES ACCENTINC. BUILDING For more information on Attn: Leo Racioppo 4RENT.CA escent, SuiteFor 401 more 39Aird Cranfield 2800 14th Avenue, Unit 13 Advantage Attn: Naji HassanINC.please contact SCIENCES Ace Companies Pest Control & Berlis LLP information onGROUP the benefits of Corporate Membership us atRoad membership TF:Leo 888-761-3313 ext.Group 2222 ofACE Attn: Racioppo OF COMPANIES AIRDFrank & BERLIS LLP BELL3H6 YOUNG 0E3 East ON M4B Markham, L3R 0E4 Attn: Evangelou Attn:York, Tom Halinski T: 905-474-9569 se contact us leo@mediaclassified.ca at membership@frpo.org. t, Suite 401 39 Cranfield Road 2800 14th ON Avenue, Unit 13 Inc. AVISON Attn: Naji Hassan ACE PAINTING & DECORATING CO. / CRANFIELD GENERAL CONTRACTING/ V&E CLEANING

ACE PAINTING & DECORATING CO. / CRANFIELD GENERAL CONTRACTING/ V&E CLEANING

Attn: Paolo Bossio Attn: Laura Mastrandrea COMMERCIAL REAL ESTATE T: (416) 865-7767 Brookfield Place, 181 Bay St., T: (416) 297-8010 thalinski@airdberlis.com T: 905-302-1565 Attn: Joe Almeida Suite 1800, info@pestservices.ca 100 2T9 Wynford Drive, 3rd Floor Attn: Leo Racioppo laura.mastrandrea@bell.ca T: 416-673-4015 Toronto, ON M5J 610 Applewood Crescent, Suite 401

naji@absi.ca T: 905-474-9569

4RENT.CA East York, ON M4B 3H6

naji@absi.ca ACCENT BUILDING ON M3C 4B4 SCIENCES INC. Vaughan, ON L4KToronto, 0E3

joe.almeida@avisonyoung.com

TF: 888-761-3313 ext. 2222 leo@mediaclassified.ca

AC

Attn Arguson 39 Cranfield RoadMultiCon Inc T: 41 Attn: Paul Clarkson East York, ON M4B 3H6 F: 4 BROOK RESTORATION T: (416) 627-3252 Attn: Pauline Grist mai paul@argusonmulticon.ca ACE PAINTING & DECORATING CO. / CRANFIELD GENERAL CONTRACTING/ V&E CLEANING

AVISON YOUNG Attn: David Dyck T: 905-474-9569 COMMERCIAL BRADA CONSTRUCTIONREAL LTD. ESTATE T: (778) 917-9667 APOLLOAttn: Insurance Naji Hassan

AVISON YOUNG david@apollocover.com Attn: Toto Babic naji@absi.ca Attn: Joe Almeida 18 York Street, Suite 400 2655 N Sheridan Way, Suite 400, T: 416-663-7976 T: 416-626-6289 COMMERCIAL REAL ON, ESTATE AIRD &Drive, BERLIS LLP ite. 1800, 30326 Box 754USA F: 416-863-1515 100 Wynford 3rd Floor L5K 2P8 BELL T: 416-673-4015 Mississauga, 11 Kelfield Street Toronto, ON M5H 2T8 pauline@brookrestoration.ca 25 Advance Road 1903-2300 Yonge Street belinda@bondicorp.com toto@bradaconstruction.com Attn: Tom Halinski T: 416-865-7767 Attn: Joe Almeida 2T9 Toronto, ON M3C 4B4 thalinski@airdberlis.com Attn: Laura Mastrandrea joe.almeida@avisonyoung.com Toronto, ON M9W 5A1 T: 416-865-7767 18 YorkToronto, Street, ON Suite M8Z 2S6400 Toronto, ON M4P 1E4 800, Box 754 ARS Global Emergency Avison YoungT: 416-673-4015Brookfield Place Baycon 100Construction Wynford Drive, 3rd FloorBE F: 416-863-1515 AIRD & BERLIS LLP AVISON T: 905-302-1565 Toronto, ON M5H 2T8 Management Commercial RealYOUNG Estate 181 Bay Street, Suite. 1800, Box 754 Managers F: 416-863-1515 BELL Toronto, ON M3C 4B4 Attn thalinski@airdberlis.com Attn: Tom Halinski joe.almeida@avisonyoung.com REAL ESTATE Attn: Joe COMMERCIAL Almeida Attn: thalinski@airdberlis.com Gary Ulias Toronto, ON M5J 2T9 100 Wynford Drive, 3rd Floor Attn: Ashley laura.mastrandrea@bell.ca Attn:Bettencourt Laura Mastrandrea CANMAR CONTRACTING C.H.A.M.P ENGINEERI ce APARTMENT T:CANADIAN (416) 347-9211 T: (416) 673-4013 T: (416) 625-2522 T: 416-865-7767 18 York Street, Suite 400, T: 9 Attn: Joe Almeida Toronto, ONAvenue, M3C 4B4 ENERGY 1140 Sheppard Ave. W. Unit 6, T: 905-302-1565 LIMITED 18 York Street, Suite2T8400 BONDI CORP BRADA CONSTRUCTION LTD. ashleyb@arsgem.com joe.almeida@avisonyoung.com gary@baycon.caLIMITED Toronto, ON M5H MAGAZINE 31 Box Densley , Suite. 1800, 754 100 Wynford Drive, 3rd Floor North York, ON M3K 2A2 F: 416-863-1515 169 City View Drive laur T: 416-673-4015 Attn: Mark Lecce 100 Drive, 3rd Floor laura.mastrandrea@bell.ca Toronto, ON,Avenue M6M 2P5 Toronto,Toronto, ON M5H 2T8 Attn: Frank Lippa 17 Haas Road Attn: Bryan Chong 2001Wynford Sheppard East, Suite 500Gilbey Attn: Belinda Attn: Toto Babic ON M9W 5B1 5J 2T9 Toronto, Toronto, ON M3C 4B4 T: 416-674-8791 thalinski@airdberlis.com joe.almeida@avisonyoung.com ON M3C 4B4 T: 416-741-2222 Toronto, ON M9W 3A1 T: 416-512-8186 ext. 232 ENERGY CORP Toronto, Ontario M2J 4Z8 T: 416-300-0042 T: 416-626-6289 BONDI ENERGYBell CORP BRADA CONSTRUCTION LTD. BondiBONDI F: 416-674-7956 Canada BG Multifamily Energyfrankl@champeng.com Corp. bryanc@mediaedge.ca Attn: Belinda Gilbey 11 Kelfield Street markl@canmarcontracting.com Attn: Laura Mastrandrea Attn: Christina Lee Attn: Belinda Gilbey 25 Advance Road Street belinda@bondicorp.com toto@bradaconstruction.com Attn: Belinda Gilbey Attn: Toto Babic BROOK RESTORATION T: 416-300-0042 T: (905) 302-1565 T: (336) 899-8646 T: (416) 300-0042 Toronto, ON M9W 5A1 Toronto, ON M8Z 2S6 1E4 1903-2300 Yonge belinda@bondicorp.com T: 416-300-0042 T: 416-626-6289 1903-2300 YongeStreet Street, Attn: Pauline Grist laura.mastrandrea@bell.ca chlee@bgmultifamily.com belinda@bondicorp.com BR CMHC ONTARIO 100 Wynford Drive, BONDI ENERGY CORP BRADA CONSTRUCTION LTD. BROOK RESTORATION .

Toronto, ON M4P 1E4 CITREX CMLS Toronto, ON M4P 1E4 11 Kelfield Street North York,belinda@bondicorp.com ON M3C 4B4 25 Advance Road t BUSINESS CENTRE toto@bradaconstruction.com T: 416-663-7976 14901 Quorum Dr, Suite 125, Attn: Pauline Grist Attn: Belinda Gilbey Attn: Toto Babic Attn: Vladyslava Kapustina Attn: Paula Gasparro Attn Attn: Guy-Anne Duval Dallas TX, 75254 USA Toronto, ON M9W 5A1 T: 41 11 Kelfield Street Toronto, ON M8Z 2S6 100 Sheppard Avenue East, Suite 300 pauline@brookrestoration.ca T: 800-643-6922 T: 416-663-7976 T: 647-729-8435 T: 416-300-0042 T: 416-626-6289 50 Ritin Lane, Unit 4 18 York Street, Suite 1500 T: 613-748-2000 CANMAR CONTRACTING The Byng Group Cabinets to Kitchens Can Mar Contracting Ltd Toronto, ON M2N 6Z1 C: 416-877-9229 F: 416-646-1009 Kelfield Street 11 2T8 Kelfield Street pauline@brookrestoration.ca Toronto, 5A1 pau CANADIAN APARTMENT Concord, ONON L4K M9W 4C9 25 Advance Road ge Street 11 Toronto, ON M5J belinda@bondicorp.com F:toto@bradaconstruction.com 416-250-3204 Attn: Customer Service Attn: Hassan Gafri Attn: Mark Lecce

4P 1E4

info@citrex.ca Toronto, ON M9W 5A1 MAGAZINE T: (855) 873-2964

111 Water Street Unit 210 Vancouver, BC V6B 1A7

Toronto, ON M8Z 2S6

LIMITED

gduval@cmhc-schl.gc.ca T: (416) 878-6464 hassan.gafri@mfrg.ca

196 City View Drive,

CANADIAN APARTMENT Toronto,T: ON 5A1paula.gasparro@cmls.ca (416)M9W 674-8791

MAGAZINE Attn: Mark Lecce Toronto, ON M9W 5B1 Edgeley UnitBryan 2, 17sales@canmarcontracting.com Haas Road Attn: Chong enue East,511 Suite 500 Blvd, CANMAR CONTRACTING Attn: Bryan Chong 2001 Sheppard Avenue East, Suite 500 Vaughn, ON L4K 4G4 T: 416-674-8791 CANADIAN APARTMENT COHEN 1115 Westport Cres., Toronto, ON M9W 3A1 T: 416-512-8186 ext.

232 HIGHLEY LLP M2J 4Z8 COINAMATIC CANADA INC. CYNERGY T: 416-512-8186 ext. 232MECHANICA Toronto, Ontario M2J 4Z8 LIMITED Attn: Kristin Ley Mississauga, ON L5T 1E8 F:Don416-674-7956 C.H.A.M.P ENGINEERING MAGAZINE Attn: NeufeldCONTRACTING 34 Leading Road, Unit 10 bryanc@mediaedge.ca CANMAR Attn: Gerald McCann C.H bryanc@mediaedge.ca C.H.A.M.P ENGINEERING 169 City View Drive T: 519-672-9330 CANADIAN Canadian APARTMENT Attn: Mark Lecce Etobicoke, ON M9V 3S9CHAMP Design & CARMAC: Corp Engineering 403-815-8672 markl@canmarcontracting.com T: 416-749-2200 LIMITED 17 Haas Road Attn:MAGAZINE Bryan Chong F: 519-672-5960 East, SuiteOne500 LIMITED 301ON Matheson Boulevard West Attn: ToryLIMITED London Place Limited LIM Dolliver Toronto, M9W 5B1 Construction Inc F: 905-755-8885 F: 877-749-2200 T: 416-674-8791 169 City View Drive Attn: Frank Lippa ley@cohenhighley.com 17 Haas Road Mississauga, ON L5R 3G3 Attn: Mark Lecce Toronto, ON M9W 3A1 Attn 255 Queens Avenue, 11th Floor Attn: Frank Lippa Attn: Frank Lippa 17 Haas Road T: (705) 878-0711 T: 416-512-8186 232Kemal Ekmekci Z8Avenue East, Suite 500 Attn: 17 Haas Road dneufeld@coinamatic.com Attn: Bryanext.

Chong gmccann@cynergymechanica Walsh Toronto, ONRoad M9W 5B1 tdolliver@carmacorp.com F: 416-674-7956 London, ONON N6AM9W 5R8 T: (416) 805-7970 T: 416-674-8791 T: 416-741-2222 132 Toronto, ON M9W 3A1 Toronto, CMHC ONTARIO 17 Haas Road, T:ext. info@cdcpro.ca bryanc@mediaedge.ca T: 41 Toronto,frankl@champeng.com ONCITREX M9W 3A1 T:3A1 416-512-8186 232T: 416-741-2222 o M2J 4Z83095 Lindsay ON, K9V 4R3 Toronto, ON M9W 3A1 sales@canmarcontracting.com WolfedaleCITREX Road, B3, markl@canmarcontracting.com F: 416-674-7956 Attn: Vladyslava Kapustina fran frankl@champeng.com BUSINESS CENTRE frankl@champeng.com bryanc@mediaedge.ca Mississauga, ON, L5C 1V8 Attn: VladyslavaDELTA Kapustina T: 800-643-6922 DIVERSO markl@canmarcontracting.com ELEVATOR CO. LTD. DULUX PAINTS 50 Ritin Lane, Unit 4 Attn: ENERGY Guy-Anne Duval 100 Sheppard Avenue East, Suite 300 T: 800-643-6922 CitRex Corp.

CMHC CMLS Attn: Jon Mesquita C:Street, 416-877-9229 Attn: Jeff Righton Attn: Mark 4 Concord, ON L4K 4C9 18 York Suite 1500Doyle T: 613-748-2000 CMHC Attn: Vladyslava Kapustina Attn: Guy-Anne Duval ONTARIO Attn: info@citrex.ca Paula Gasparro T: 226-751-3790 T: 905-828-4423 T: 416-768-4110 Toronto, ON M2N 6Z1 947 Verbena Road 366 Westpark Crescent C: 416-877-9229 8200 Keele Street CITREX 4C9 ON M5Jdoyle@ppg.com 2T8 CMHC ONTARIO CENTRE Concord, ON L4K 2A5Toronto, F: 416-250-3204 CMLS T:F:(416) 877-9229 T: (416) 250-2731 T: (647) 729-8435 jon@diversoenergy.com 519-745-7587 BUSINESS Mississauga, ON L5T 1T5 Waterloo, ON N2T 3A2 CITREX CM info@citrex.ca 50 Ritin Lane, CMLS info@citrex.ca gduval@cmhc-schl.gc.ca paula.gasparro@cmls.ca Attn: Vladyslava Kapustina BUSINESS CENTRE jrighton@delta-elevator.com Attn: Paula Gasparro gduval@cmhc-schl.gc.ca Concord, ON L4KAttn: 4C9 Vladyslava Kapustina 100 Sheppard Ave East, Suite Attn: Guy-Anne 18Duval York Street, 15th Floor, Attn: Paula Gasparro 100Sheppard Sheppard East, Suite 300 Attn: Guy-Anne DuvalToronto, ON M5J 2T8 COHEN HIGHLEY LLP1500 Attn T: 800-643-6922 T: 647-729-8435 300, Toronto, ONAvenue M2N 6Z1 18 York Street, Suite 1500 100 Avenue East, Suite 300 18 York Street, Suite T: 800-643-6922 T: 6 T: 613-748-2000 Unit 4 18 York Street, Suite 1500Ley Attn: Kristin T: 647-729-8435 Toronto, T: 613-748-2000 F: 416-646-1009 Toronto,ONONM2N M2N6Z16Z1 18 York ON Street, Suite 1500 C:M5J 416-877-9229 Toronto, 2T8416-877-9229 C: Toronto, ON M5J 2T8 COHEN HIGHLEY LLP Cohen Highley LLP Coinamatic Canada Inc. Colorise Decor Painting Co. EDGE GROUP LTD EFFICIENCY ENGINEERING 4K 4C9 F: 416-250-3204 Toronto, ONT:M5J 2T8 ENBRIDGE GAS INC. F: 4 519-672-9330 F: 416-250-3204 paula.gasparro@cmls.ca F:Giacomi 416-646-1009 COINAMATIC CANADA INC. Toronto, ON M5J 2T8 info@citrex.ca Attn: Don Neufeld Attn: F: Akis Marolahakis Attn:Kristin Frank DiLey info@citrex.ca Attn: Lauri Alty Attn: George Hantzis pau Attn: Kristin LeyAttn: 519-672-5960 gduval@cmhc-schl.gc.ca Road,T: 416-758-4762 Unit 10 paula.gasparro@cmls.ca Attn: Don NeufeldOne London Place500 Consumers Road 34T: Leading T:T:(519) 672-9330 T: (905) 795-1946 (647) 801-4101 905-850-2332 ext. 102 T: gduval@cmhc-schl.gc.ca 519-624-9965 202 - 225 Pinebush Road ley@cohenhighley.com T: 519-672-9330 255 Queens Avenue, 11th Floor ley@cohenhighley.com dneufeld@coinamatic.com Aki@colorise.ca Etobicoke, ON M9V 3S9 lalty@efficiencyengineering.com george.hantzis@enbridge.com 155 Regina Road #4 Cambridge,Blvd ON W., N1T 1B9 York, ON M2J 1P8 C: 403-815-8672 London, ON N6ANorth 301 Matheson 5R8 F:8L9519-672-5960 301 Matheson Boulevard West 255 Queens Avenue, 11th Flr., Vaughan, ON L4L 1237D Woodbine Avenue, Mississauga, ON L5R 3G3 CYNERGY MECHANICAL LTD. HIGHLEY LLP F: 905-755-8885 East York, ON, M4C 4E5 London, ON N6ACOHEN 5R8 LLP COINAMATIC CANADA INC. INC. ley@cohenhighley.com CY 34 LeadingCOHEN Road, Unit 10HIGHLEY e, 11th Floor COINAMATIC CANADA Attn: Gerald McCann Mississauga, ON L5R 3G3 Attn: Kristin Ley dneufeld@coinamatic.com Attn: Kristin Ley 34 Leading Road, Unit 10 CYNERGY MECHANICAL LTD. Cynergy Mechanical Ltd. Dajica Cabinetry Delta Elevator Co. Ltd. Attn: Don Neufeld Etobicoke, ON M9V 3S9 34 Leading Road, Unit 5R8 DELTA ELEVATOR CO.10LTD.Attn T: 416-749-2200 FIRETRONICS 2000Neufeld INC. Attn: Don EN-PRO FIRST NATIONAL T: 519-672-9330 Gerald McCann Attn: James Harvey Attn:ON JeffM9V Righton 34 LeadingT:Road, Unit 10 Attn: Etobicoke, 3S9 519-672-9330 C: 403-815-8672 Attn: Gerald McCann Attn: David Morris Attn: Jeff Righton Attn: Luke Slater FINANCIAL CORP. T: 41 F: 877-749-2200 Etobicoke, F:Unit 519-672-5960 301Bayview Matheson Boulevard West T: (647) 234-9400 C: 403-815-8672947 Verbena Road, T: (416) 749-2200 T: (905) 828-4423 ON M9V 3S9 ace 34 Leading Road, 10, 41 Drive, 550 Alden Road Unit 110 West Etobicoke, ON M9V 3S9 T: F: 905-470-7723 Attn: Aaron Cameron F: 8 T: 416-587-9420 905-755-8885 T: 905-828-4423 100 University Avenue F: 519-672-5960 174 Simcoe Street North 301 Matheson Boulevard T: 416-749-2200 gmccann@cynergymechanical.ca gmccann@cynergymechanical.ca jimh@dajica.ca jrighton@delta-elevator.com 947 Verbena Road L5T 1T5 ON M9V 3S9 Barrie, ON, L4N ley@cohenhighley.com Mississauga, ONON8Y2 L5R Mississauga, ON enue, 11th Etobicoke, Floor F: 905-755-8885 Markham, L3R 3G3 6A8 davidmorris@firetronics.ca T: 416-597-7681 lslater@en-pro.com North Tower, Suite 700 Oshawa, ON ley@cohenhighley.com L1G 4S9 F: 519-745-7587 dneufeld@coinamatic.com DIVERSO ENERGY gmc DELTA ELEVATOR CO. LTD. Mississauga, ON L5T 1T5 Mississauga, ON L5R 3G3 F: 877-749-2200 h Floor F: 416-593-1900 6A 5R8 Toronto, ON M5J 1V6 dneufeld@coinamatic.com jrighton@delta-elevator.com Attn: Jon Mesquita Attn: Jeff Righton gmccann@cynergymechanical.ca aaron.cameron@firstnational.

Edge Group Ltd Efficiency Engineering T: 226-751-3790 T: 905-828-4423Dulux PaintsPPG DULUX PAINTS 366 Westpark Crescent 8200 Keele Street Inc. Attn: Mark Doyle Attn: Frank Di Giacomi jon@diversoenergy.com F:DELTA 519-745-7587 DIVERSO ENERGY ELEVATOR CO. Mark LTD.Doyle Attn: DU L5T 1T5 Waterloo, ON N2T 3A2 Attn: Lauri Concord, ONAlty L4KGOTTARENT.COM 2A5 LTD T:FIRSTONSITE (416) 768-4110 T: (905) 850-2332 GREBIAN GROUP INC. EDGE GROUP 8200 Keele Street, Attn: Jon Mesquita jrighton@delta-elevator.com doyle@ppg.com frank@edgegroupltd.com T: (519) 624-9965 Attn: Jeff Righton T: 416-768-4110 Attn Attn: Martina Gezic Attn: Craig Smith Attn: Theo Petridis DIVERSO ENERGY 8200 KeeleDELTA Street ELEVATOR CO. LTD. Attn: Frank Di Giacomi customerservice@ thebynggroup.com

Concord, ON L4K 2A5

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155 Regina Road, Unit 4, DULUX PAINTS

doyle@ppg.com 905-828-4423 110 Matheson Blvd Suite 210 25 Mobile Drive8L9 Vaughan, ON L4L oad 366 Westpark Crescent Concord, ONAttn: L4KW,T:2A5 Jeff Righton T: 877-778-6731 4G7F: 519-745-7587 craig.smith@firstonsite.ca North York, ON M4A 1H5 Attn: Mark DoyleWaterloo, ON L5T 1T5Toronto, ON L5R ON N2T 3A2 T: 905-828-4423 Enbridge Gas 366 Westpark Crescent Inc. jrighton@delta-elevator.com T: 416-768-4110 8200 Keele Street

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EDGE GROUPAttn: LTDBriannadoyle@ppg.com F: 519-745-7587 Shen Waterloo, ON N2T 3A2 Concord, ON L4K 2A5 T: (416) 495-7783 Attn: Frank Di Giacomi jrighton@delta-elevator.com 500 Consumers Road, GRYD energyservices@enbridge.com ENBRIDGE GAS INC. T: 905-850-2332 Attn: ext. 102 Josh Glow

North York, ON M2J 1P8

202 - 225 Pinebush Road

Matheson Blvd. E., Unit 925, EDGE GROUPT: 866-343-4793 LTDAttn: George Hantzis 2425 Mississauga, ON, L4W 5K4 Cambridge, ON N1T 1B9 448 Hargrave #4B

T: 416-758-4762 500 Consumers Road info@gryd.com 1 Concorde Gate, Suite 900 Winnipeg, MB R3A 0X5Attn: Frank Di Giacomi george.hantzis@enbridge.com Toronto, ON M3C 4H9 North York, ON M2J 1P8 ext. 102 202 - 225 Pinebush Road EDGET: 905-850-2332 GROUP LTD

ENBRIDGE GAS INC. 48 FAIR EXCHANGE | WINTER EDITION 2023 Attn: Frank Di Giacomi T: 905-850-2332 EN-PRO ext. 102

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info@efficiencyengineering.com 225 Pinebush Road, Suite 202, T: 888-440-2099 T: T: 416-333-3329 226-751-3790 211 Pritchard Rd. Unit #4 T: 41 Attn: Jon Mesquita T: 905-850-2332 ext. 102 Cambridge, ON N1T 1B9 8200 Keele Street mgezic@gottarent.com theo@grebiangroup.com Hamilton, ON L8J 0G5 jon@diversoenergy.com doy

Entrata Inc.

T: 226-751-3790155 Regina Road #4

Vaughan, ON L4L 8L9 EFFICIENCY ENGINEERING jon@diversoenergy.com

Concord, ON L4K 2A5

Attn: Shannon Hylton T: (647) 995-7647 HOME DEPOT CANADA 5250 Solar Drive, Unit 31, shylton@entrata.com Mississauga, ON L4W 5M8 Attn: Michael Lirangi

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ESW 8200 Building Services Keele StreetInc.

Attn: Martin Wladyka T: (905) 624-1854 HOMEPRO PEST CONTR info@eswbuildingservicesinc.com

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500 Consumers RoadSimon Leith EN-PRO Attn: 416-488-7378 Slater NorthAttn: York,Luke ON T:M2J 1P8

174 Simcoe Street North 3400 14th Avenue, Unit #3

T: 519-624-9965 Consumers Road lslater@en-pro.com L3R 0H7 EFFICIENCY ENGINEERING Oshawa, ON L1GMarkham, 4S9 ON 500 lalty@efficiencyengineering.com North York, ON M2J 1P8 Attn: Lauri Alty

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Fenix Construction and EN-PRO Labour Services

Attn: Luke Slater Attn: Flavio Burgos 174 Simcoe NorthSt., Unit #35, T: 416-587-9420 130Street Industry T: (647) 982-6309 lslater@en-pro.com Toronto, ON, M6M 5G3 Oshawa, ON L1G 4S9 flavio@fenixca.com

Firetronics Inc. FIRETRONICS2000 2000 INC.

550 Alden Road Unit 110 550 Alden Road, Unit 110, Markham, ONON L3RL3R 6A8 6A8 Markham,

Flynn Group Of Companies

136 Market 25 Mobile DriveAve, Unit 800, Winnipeg, R3B North York, ONMBM4A 1H50P4

The Home Depot

900 - 1 Concorde Gate, Toronto, 448 Hargrave #4B ON M3C 4H9

Winnipeg, MB R3A 0X5

1 Yonge Street, Suite 1801, Toronto, ON M5E 1W7

HORIZON

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43 McCormack Street Toronto, ON M6N 1X8

36

Attn: Michael Lirangi (416) 571-8940 GRYDT:michael_lirangi@homedepot.com

Attn: Josh Glow T: 866-343-4793 info@gryd.com

IRestify Inc. Attn: Rada Matasova T: (437) 984-5770 rada@irestify.com

HORIZONCONNECTCONSTRUCTION

Attn: Jamie Carvalho T: 416-745-8555 Kingsgate Restoration jamie@horizoncc.ca Inc.

2680 Skymark Avenue, Suite 110, Mississauga, ON L4W 5L6

1 Concorde Gate, Suite 900 Toronto, ON M3C 4H9 500 King St. West, Toronto, ON M5V 1L9

70 Carson Street Etobicoke, ON M8W 4Z6

2001 Sheppard Ave., E., Suite 500, North York, ON M2J 0A1

922 The East Mall Suite 200 Toronto, ON M9B 6K1

94 Church Street, St. Catherines, ON L2R 3C8

Attn: Anthony La Torre T: (289) 404-7333 anthony@lebengineers.com

Attn: Kevin Brown T: (416) 512-8186 kevinb@mediaedge.ca

Attn: Carlos Lopes T: (416) 990-4412 carlos@multitech2000.com

Nusite Contractors

Attn: Joseph Visconti T: (416) 244-6161 jvisconti@novi-eng.ca

Attn: Dan Zilbershtein T: (647) 293-3244 dan@nusitegroup.com

20 Eglinton Ave West,

40 King St. West, Suite 3700, Toronto, ON M5H 3Y2

201-462 Wellington St., West, Toronto, ON M5V 1E3

Attn: Basil Sealy T: (416) GOTTARENT.COM 276-8630 Attn: Martina Gezic basil.sealy@hdsupply.com

T: 888-440-2099 mgezic@gottarent.com

Attn: Mike Mulqueen T: (647) 444-9644 mikem@paritygo.com

T: 416-488-7378 info@homepropestcontrol.ca

KingSett Capital Attn: Steven Gross T: (416) 577-6320 sgross@kingsettcapital.com

ICS FACILITY SERVICES

Attn: Ron Boyko T: 416-402-5497 6500 Silver Dart Drive, Unit 228A Lincoln Construction ron@i-c-solutions.ca Mississauga, ON L5P 1A2 Group 2001 Albion Road, Unit 22, Etobicoke, ON M9W 6V6

Attn: Anthony Taylor T: (416) 771-9483 anthony@lincolnpaving.com

Metergy Solutions Inc. 8133 Warden Ave, Suite 601, Markham, ON L6G 1B3

Attn: Craig Thornton T: (416) 649-1900 Craig.Thornton@metergysolutions.com

Midnorthern Appliance 4250 Dufferin Street, Toronto, ON M3H 5W4

Attn: Michael Gnat T: (416) 635-4835 mgnat@midnorthern.com

Norstar Windows And Doors Ltd. 944 South Service Road, Stoney Creek, ON L8E 6A2

Attn: John Vacca T: (905) 643-9333 jvacca@norstarwindows.com

Omega Superior Maintenance Inc. 31 Densley Ave., Toronto, ON M6M 2P5

Parity 1150 Northside Rd, Unit 9, Burlington, ON L7M 1W8

Attn: Alexander Christie T: (416) 523-3686 alexander@omegamaintenance.ca

Paul Davis GTA West Group Attn: Heather Laird T: (800) 805-9662 heather.laird@pauldavis.com

Places4Students.com

Pomerleau

Precise ParkLink Inc

Attn: Laurie Snure T: (866) 766-0767 laurie@places4students.com

Attn: David Morley T: (613) 244-4323 david.morley@pomerleau.ca

Attn: Adamo Donatucci T: (416) 398-4052 adonatucci@precisebi.com

343 Preston Street Unit 220 Ottawa, ON K1S 1N4

Quality Allied Elevator 80 Citizen Court, Unit 11, Markham, ON L6G 1A7

211 Pritchard Rd. Unit #4 Hamilton, ON L8J 0G5

Multitech Contracting 2000 Inc.

PAC Building Group

7500 Martin Grove, Unit #6, Vaughan, ON L4L 8S9

70 Carson Street, Etobicoke, ON M8W 4Z6

Suite 1200, Attn: Michael Lirangi Toronto, ON M4R 1K8 T: 416-571-8940 MICHAEL_LIRANGI@homedepot.com 3400 14th Avenue, Unit #3 Kijiji Markham, ON L3R 0H7

NoVi Engineering Ltd.

Attn: David Petrozza T: (416) 771-9221 info@pacbuildinggroup.com

HD Supply Canada Inc.

Attn: Teresa Domingues Baker HOMEPRO PEST CONTROL T: (416) 512-3465 Attn: Simon Leith teresa.baker@informa.com

Attn: Brian DeCarli T: (416) 741-3999 brian@metrojetwash.ca

24 Rivalda Road, Toronto, ON M9M 2M3

F: 416-593-1900 aaron.cameron@firstnational.ca

Informa Connect

Attn: Yivgeni Matoussov T: (416) 743-8484 ymatoussov@metrocompactor.com

91 Pippin Road, Concord, ON L4K 4J9

Attn: Scott Bullock Attn: Aaron Cameron T: (866) 844-9994 T: 416-597-7681 aaron.cameron@firstnational.ca

Attn: Ron Boyko T:HOME (416)DEPOT 402-5497 CANADA info@icsfacilityservices.ca

Metro Jet Wash Corporation

Attn: Peter Brewda T: (800) 465-6130 peter.brewda@moen.com

FINANCIAL CORP.

100 University Avenue 16 YorkNorth Street, Suite Tower, Suite1900, 700 Toronto, ON M5J 0E61V6 Toronto, ON M5J

ICS Facility Services

Metro Compactor Service 14 Ronson Drive, Toronto, ON M9W 1B2

T: 416-758-4762 george.hantzis@enbridge.com

First National Financial FIRST NATIONAL LP

Mediaedge Communications

Moen 2816 Bristol Circle, Oakville, ON L6H 5S7

T: 416-333-3329 theo@grebiangroup.com

Attn: Basil Sealy TF: 800-782-0557 Leading Edge Building basil.sealy@hdsupply.com Engineers

McIntosh Perry

145 Heartlake Road, Brampton, ON L6W 3K3

Attn: Josh Donen GROUP INC. T:GREBIAN (866) 343-4793 Attn: Theo Petridis info@gryd.com

HD SUPPLY CANADA INC.

Attn: Yaz Yadegari T: (416) 917-8464 yaz@kingsgaterestoration.com 350 Creditstone Road, Unit 201, FAIR EXCHANGE | NOVEMBER 2021 Vaughan, ON L4K 3Z2

6240 Highway 7, Suite 200, Woodbridge, ON L4H 4G3

davidmorris@firetronics.ca

Attn: Lionel Romain (416) 934-2040 lromain@kijiji.ca

40 Belvia Road Etobicoke, ON M8W 3R3

Attn: Greg Devine T: (905) 856-5200 g.devine@mcintoshperry.com

Attn: DavidMorris Morris Attn: David T:T: (905) 470-8305 905-470-7723 davidmorris@firetronics.ca

Gryd

FIRSTONSITE Attn: Suzanne Mooney

Attn: Craig Smith T: (416) 605-0412 6435 Northwest Drive, suzanne.mooney@ 110 Matheson Blvd W, Suite Mississauga, ON210 L4V 1K2 T: 877-778-6731 flynncompanies.com craig.smith@firstonsite.ca Toronto, ON L5R 4G7

500 Consumers Road North York, ON M2J 1P8

Registon Building Restoration LTD

Attn: Philip Staite T: (905) 305-0195 pstaite@qaelevator.ca

100 Floral Parkway, Toronto, ON M6L 2C5

1520 Trinity Drive, Unit 16 Mississauga, ON L5T 1N9

Attn: Jay Sandhu T: (437) 922-4444 jay@registon.ca

Reliance Home Comfort 2 Lansing Square, 12th Floor, Toronto, ON M2J 4P8

Attn: Tina Kalogeropoulos T: (416) 490-5989 tkalogeropoulos@reliancecomfort.com

THE VOICE OF THE FEDERATION OF RENTAL-HOUSING PROVIDERS OF ONTARIO

49

2023 Corporate Members

2023 Associate Members

Rentsync 4-271B Merritt Street, St. Catherines, ON L2T 1K1

Restorex Contracting Ltd.

Attn: Jason Leonard T: (905) 397-5088 jason@rentsync.com 22 Bramwin Court, Unit B, Brampton, ON L6T 5G2

RJC Engineers

100 University Ave, North Tower, Suite 400, Toronto, ON M5J 1V6

11 Progress Ave., Unit# 2, Scarborough, ON M1P 4S7

Attn: Philip Sarvinis T: (416) 977-5335 psarvinis@rjc.ca

855 York Mills Road, Toronto, ON M5J 1S3

Sky Contracting Inc. Attn: Berat Bajrami T: (905) 820-5500 beratb@skycontractinginc.com

Attn: Mike Laurie T: (905) 475-0707 michael.laurie@solidgc.ca

101 Prospect Avenue, NW, 1000 Midland Bldg, Cleveland, OH 44115, USA

Sparkle SolutIons

100 Courtland Avenue, Concord, ON L4K 3T6

Stephenson Engineering Limited Victoria Park Ave, Suite 602, Toronto, ON M2J 5A9

Attn: Mohsen Mansouri T: (416) 635-9970 mohsen.mansouri@salasobrien.com

TruSeal Injection Inc.

Unilux CRFC Corporation

Attn: Tania Stalteri T: (800) 475-0776 info@trusealinjection.com

Attn: Ayman Ashebir ayman@uniluxcrfc.com

Attn: Victoria Thornbury T: (289) 527-4040 vthornbury@zipsure.ca

14 Meteor Drive Etobicoke, ON M9W 1A4

3055 Lenworth Drive, Unit 2, Mississauga, ON L4X 2G3

Wyse Meter Solutions Inc. 7077 Keele Street, Suite 201, Concord, ON L4K 0B6

Attn: Peter Mills T: (416) 709-0079 pmills@wysemeter.com

Xcel Construction Limited Attn: Dave Pusateri T: (905) 599-2547 dave@xcelconstruction.ca

255 Carrier Drive, 2nd Flr., Etobicoke, ON M9W 5Y8

Yardi Canada Ltd.

Yuhu Inc.

ZGemi Inc

Attn: Peter Altobelli T: (888) 569-2734 sales@yardi.com

Attn: Hugh Kolias T: (416) 992-9038 hughkolias@yuhu.io

Attn: Yusuf Yenilmez T: (905) 454-0111 yusuf@zgemi.com

CONSULTING, TRAINING & ASSESSMENTS

240 Richmond Street West, Toronto, ON M5V 1V6

• Water Matrix Inc

• Beautiful Floors & Janitorial

• Watershed Technologies Inc.

• Innovate Waste Solutions Corp

ENGINEERING

• Laumar Design Limited

• Mann Engineering • Pretium Engineering Inc • Sense Engineering Ltd. • Synergy Partners

• H&L Management Limited

• WSP Canada Inc.

• Ignis Building Solutions

• Wynspec Engineering

• Municipal Property Assessment Corp.

FINANCIAL

• Performance Solutions Network Corp.

• Canadian Mortgage Capital Corporation

• Taeus Group Inc

• Peoples Trust Company

ENERGY SERVICES

FIRE SAFETY

• Certified Building Systems

• Accurate Fire Protection And Security

• ECNG Energy L.P.

• Trace Electric

• Elexicon Group Inc.

INTERIOR BUILDING/ RENOVATIONS • Absolute Ventilation Inc.

• Nerva Energy

• All Professional Trades Services Inc.

• Novitherm Canada Inc.

• Altona Renovation Ltd.

50

Attn: Maria Mascall T: (905) 660-2282 Maria@SparkleSolutions.ca

Attn: Ron Buffa T: (905) 663-3334 rbuffa@torquebuilders.com

• Warrior Digital

• Metrosphere

2410 Dunwin Drive, Unit 3, Mississauga, ON L5L 1J9

Torque

• Rental Housing Business (RHB) Magazine

• InLight LED Solutions

28 Sykes Avenue, Toronto, ON M9N 1C9

Attn: Ben Strong T: (216) 566-1688 benjamin.p.strong@sherwin.com

• Magneto Design

• EVSTART Inc

Attn: Marc Anthony Clauser T: (647) 688-1349 marcanthony@sagebuilt.ca

Sherwin-Williams Co.

ADVERTISING & PUBLISHING SERVICES

• DBS

Attn: Greg Stokes T: (416) 446-7014 greg.stokes@rci.rogers.com

Sage Built Ltd.

Attn: Klaudian Shehu T: (647) 285-2840 info@seasonscolours.ca

Westland MyGroup

5925 Airport Road, Suite 605, Mississauga, ON L4V 1W1

18 King Street East, Suite 1400, Toronto, ON, M5C 1C4

Seasons Colours Limited

72 Corstate Ave., Vaughan, ON L4K 4X2

100 Main Street, Suite 2030, Dartmouth, NS B2X 1R5

Attn: Tomas Ronis T: (416) 886-3439 tomas@rhenti.com

Rogers Communications Canada Inc.

Solid General Contractors Inc. 66 Leek Crescent, Richmond Hill, ON L4B 1H1

Attn: David Petrina T: (905) 669-2835 info@restorex.ca

Rhenti

FAIR EXCHANGE | WINTER EDITION 2023

• Modern Pro Contracting Inc. • Neutral Contracting Group

LEGAL • Dharsee Professional Corp • Dickie & Lyman Lawyers LLP • Sheryl Erenberg & Associates

100 Wilkinson Rd., Units 16-17 Brampton, ON, L6T 4Y9

PEST CONTROL • HomePro Pest Control • Orkin Canada • Pest Control Plus Inc.

• New-Can Group Inc. • Roma Building Restoration

SOFTWARE • BuildingLink

REAL ESTATE/LEASING PROFESSIONALS

• Mi Property Portal

• Bonnie Hoy & Associates

• Property Vista

• CB Richard Ellis • EPIC Investment Services LP • Gottarent.com

• Payquad Solutions

SUPPLIES • Amre Supply • H & S Building Suplies Ltd.

• Spar Property Paralegal Professional Corporation

• Rentals.ca

• Zarnett Law Professional Corporation

• SVN Rock Advisors, Inc.

MARKET ANALYSIS & RESEARCH

RETROFIT, RESTORATION & CONSTRUCTION

• Canadian Credit Protection Corp

• Conterra Restoration Ltd.

• Gatemaster Inc.

• Altus Group Ltd. • Veritas Valuation Inc

PAINTING

• Skyview Realty Ltd.

• First OnSite Property Restoration

• JDavis Painting

• Forest Contractors Ltd.

• Pascoal Painting & Decorating Inc.

• Index Construction Inc. • Learmont Roofing Ltd.

• Swift Painters

• Maxim Group General Contracting

TENANT VERIFICATION/ INSPECTIONS • Canadian Tenant Inspection Services Ltd. • Rent Check Credit Bureau

National Apartment Group - Ontario

Ontario’s multi-residential sector remains one of the most resilient segments of commercial real estate capital markets. Notwithstanding broader market volatility, investor sentiment for multifamily assets remains strong. Through Q4 2023, values have weathered the impact of higher borrowing costs and are well-positioned to counteract higher interest rates through recurring income growth. Please see below for a summary of recent deals and active listings as of Q4 2023.

For more information, please contact:

David Montressor * Vice Chairman (416) 815-2332 david.montressor@cbre.com

Tom Schuster * Associate Director (416) 847-3257 tom.schuster@cbre.com

* Sales Representative

For additional info on cap rates, valuations, and market trends in the current investment landscape, please reach out to a member of the CBRE National Apartment Group.

Scan to receive Apartment Listings and Market Research

Premier Niagara Region Apartment Portfolio

4854 Bathurst Street

Welland, Ontario

Toronto, Ontario

5 Properties | 427 Units

71 Units

ACTIVE LISTING

ACTIVE LISTING

50 Laurier Ave East, Toronto, Ottawa

Sterling Hill Portfolio, Toronto, Ontario

212 Units + Retail + Commercial

220 Units | $317,273 Per Suite

Closed September 2023

Closed October 2023

SOLD FOR: CONTACT AGENT

SOLD FOR: $69,800,000