ONTARIO FIRE CODE UPDATE AND WHAT IT MEANS FOR RENTAL HOUSING PROVIDERS
WHY RENTS IN CANADA ARE CONVERGING TO THE MID-MARKET
2025 FRPO MAC AWARDS THE STORIES BEHIND EACH AWARD-WINNING PROJECT HONOURING
DBS DEVELOPMENT'S GLORIA SOLOMON
RECEIVES FRPO LIFETIME ACHIEVEMENT AWARD
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PRESIDENT'S MESSAGE
TONY IRWIN President & CEO FRPO
Setting the pace for a stronger 2026
As we step into a new year, I find myself reflecting on the incredible resilience and dedication that define our sector. The start of a new year is always a natural time for renewal, but for FRPO, it is also a moment to double down on our commitment to creating a rental housing system that works for every Ontarian.
The challenges we face—supply gaps, rising operational costs, and an uncertain economic outlook—are well known to all of us. However, I believe 2026 offers a unique opportunity to shift the conversation. Our goal for the coming year is clear: we will continue to be the leading voice for professional rental housing, advocating for the supply-side solutions and streamlined processes that our province desperately needs.
Our strength lies in our collective expertise and our unwavering focus on our residents. By continuing to work as a trusted partner with government and stakeholders, we can ensure that rental housing remains a high-quality, stable, and respected choice. We are not just building and managing units; we are building the foundation of Ontario’s future.
I want to thank our members for their continued engagement and professionalism. Your work provides homes for millions of people, and together, we will continue to make a lasting impact. Let’s make 2026 a year of progress, partnership, and pride in everything we do.
Tony Irwin, President and CEO, FRPO
EVENTS
WEBINAR: BUILDING RESILIENCE: A MAINTENANCE-FIRST APPROACH TO RESIDENTIAL ASSETS
Date and Time:
February 19, 2026 | 11:00 am – 12:00 pm
Cost: $25 for members, $50 for non-members
Join FRO and Metro Compactor for an essential session on building resilient residential assets with a maintenance-first approach across the building lifecycle. Learn how proactive maintenance strengthens safety, ensures compliance, controls costs, and protects both new and aging buildings, and discover practical steps operators can take to prevent rapid asset degradation before issues escalate.
This practical discussion will explore how preventative maintenance directly impacts safety, compliance, and long-term asset performance. Through real-world examples and proven strategies, we'll examine why even new buildings fail without proper care, how targeted maintenance supports cost control and resident outcomes, and why critical areas like waste rooms must be treated as essential infrastructure, not an afterthought.
2026 CMHC RENTAL MARKET SURVEY BREAKFAST
Date and Time:
February 24, 2026 | 8:00 am – 10:30 am
Cost: $80
Join FRPO, GTAA & CMHC for a delicious breakfast as CMHC shares key findings from their 2025 Rental Market Survey for the Greater Toronto Area. This presentation will provide a high-level overview of CMHC's key programs, recent enhancements, and successful housing projects. It will highlight how these initiatives support housing affordability, supply, and innovation, showcasing real-world impact through case studies. Attendees will gain insights into available resources and opportunities to engage with CMHC to advance their housing initiatives. This in-person event is open to both FRPO and GTAA members.
RENTAL HOUSING CANADA CONFERENCE
Date and Time:
May 26 – May 28, 2026 | 8:00 am – 4:00 pm
Rental Housing Canada is heading to the nation’s capital. Join them on May 26–28, 2026 at the iconic Rogers Centre in Ottawa for the must-attend event of the year for Canada’s rental housing sector. From policy to innovation and leadership to sustainability, this national conference brings it all together in one powerful platform for learning, connection, and impact. Stay tuned for more information.
Please check www.frpo.org regularly for newly added events.
MEMBER UPDATE UPDATE
We’re excited to welcome our latest FRPO members Now is the perfect time to connect, share expertise, and explore new opportunities, bringing housing professionals and suppliers together to build strong, lasting partnerships in the rental housing community.
NEW RENTAL HOUSING PROVIDER, ASSOCIATE & CORPORATE SUPPLIER MEMBERS
Dunsire Developments
Runwise
Building Technology: Smart Heating Solutions
Attn: Isabelle Hawkes t. 973-722-8655
e. isabelle@runwise.com
Contracting & Renovations General Contracting & Maintenance Services
Attn: Charlsey Brunne t 226-972-2147 e. charlsey.brunne@hcscontracting.ca
Attn: Danni Wang t. 905-761-5111 X 4402 e. ea@tileshoppes.com The Tile Shoppe Inc. Tile & Flooring Supplier
REGISTRATION IS OPEN REGISTRATION IS OPEN
Attn: Savo Popovic t 647-569-0232 e. savop@popspro.ca
Estate Development
Attn: Kim Evoy t 226-972-6729
e. ke@vivedevleopment.ca Vive Development
A Maintenance-First Approach to Residential Assets
Join FRPO and Metro Compactor for an essential session on building resilient residential assets with a maintenance-first approach across the building lifecycle. Learn how proactive maintenance strengthens safety, ensures compliance, controls costs, and protects both new and aging buildings, and discover practical steps operators can take to prevent rapid asset degradation before issues escalate.
Thursday February 19th, 2026 11:00 am - 12:00 pm Cost: $25
Rental Housing Provider Member
GRENADIER SQUARE:
ADVANCING OUR SUSTAINABILITY GOALS
By Angela
Thomaidis-Göbel National Senior Manager, Customer Experience & Communications, and Krystian Imgrund, VP, Sustainability & EOHS, GWL Realty Advisors Residential Inc
Grenadier Square’s recent recognition with the MAC Climate Leadership Award of Excellence reflects the progress we’re making toward our broader sustainability objectives. This achievement is part of GWLRA’s effort to reduce greenhouse gas (GHG) emissions and energy use as we work toward our 2030 goal of reducing our portfolio’s carbon footprint (tCO2e/$ MV) by 50%, relative to 2019.
Embedding sustainability considerations in our business activities
Sustainability considerations are embedded into our business processes and help guide how we operate. Our approach focuses on creating smarter, climate-resilient, healthier, and accessible buildings for residents and tenants. We aim to deliver inclusive, livable spaces while managing portfolios efficiently to support the transition to a lowcarbon economy.
Our sustainability framework considers five of the United Nations Sustainable Development Goals (UN SDGs), which influence our strategies, values, and core processes as a vertically integrated real estate advisor.
Grenadier Square’s role in the journey
Located in Toronto’s High Park neighbourhood, Grenadier Square includes two 20-storey towers built in 1969, 40 High Park Avenue and 77 Quebec Avenue. Between
July 2018 and June 2025, these towers achieved a 35% reduction in Scope 1 and 2, whole-building GHG emissions and a 33% reduction in energy consumption, while maintaining occupancy levels of 95–97%. These results were driven by a series of upgrades and operational improvements, including:
• Building automation system (BAS): Added a BAS to improve HVAC performance with advanced controls such as temperature setbacks, variablefrequency drives (VFDs), and demand-controlled ventilation
• LED lighting retrofits: Upgrades in common areas and exterior spaces
• Pool heat recovery: Installation of a heat recovery unit to reduce energy use
• Submetering initiatives: Expanded suite-level electricity submetering to approximately 70% of units
• Boiler restoration & efficiency additives: Added hot water storage and introduced EndoTherm hydronic additive to improve heating efficiency
• Suite turnover upgrades: Energy-efficient appliances, fixtures, and digital thermostats installed upon suite turnover These improvements were complemented by light envelope restoration and continuous monitoring to ensure sustained performance.
Data and accountability
We track emissions at both the building and portfolio levels using ENERGY STAR Portfolio Manager and internal tools to monitor progress toward our 2030 goal.
Resident engagement
Resident participation is also important in helping to achieve our sustainability goals. Through educational campaigns, digital resources, and suite-level submetering, we encourage energy conservation and waste diversion. Initiatives like our “How To” video series provide practical guidance to residents on recycling and reducing environmental impact.
Leadership perspective
“This award reflects the collective effort of our teams and residents across the portfolio. Grenadier Square’s success is one example of how we’re integrating sustainability into our operations to meet our 2030 goals. It’s about continuous improvement, collaboration, and dedication.”
— Krystian Imgrund, VP, Sustainability & EOHS
Looking ahead
Grenadier Square’s recognition is a milestone in our journey, but it represents just one part of a larger strategy. By embedding sustainability into our business and engaging residents, we’re building a foundation for longterm environmental performance and resilient multi-residential communities.
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ONTARIO FIRE CODE 2026 UPDATE AND WHAT IT MEANS FOR RENTAL HOUSING PROVIDERS
By Gurjot Manku, Fire Safety Consultant, Ignis Building Solutions
Ontario Regulation 87/25 brings a significant set of amendments to the Ontario Fire Code, consolidated into O. Reg. 213/07 and effective January 1, 2026. For owners and managers of residential rental properties, these changes are not merely administrative: they alter inspection practices, reporting formats, maintenance schedules, and the legal responsibilities tied to deficiency remediation. The following article translates the key points from the regulation into practical guidance for Federation of Rental-housing Providers of Ontario members and their operations teams.
Background and regulatory context
The 2026 amendments harmonize many provisions with national standards while preserving Ontario-specific retrofit and operational requirements. A central outcome is that the edition of referenced standards listed in Table 1.2.1.A now determines compliance. This means inspection and testing reports must explicitly reference the correct edition of each standard. The update also elevates the role of standardized reporting and owner accountability in the inspection lifecycle.
Major changes that affect residential properties
Standardized reporting: The CAN/ULCS-536 reporting forms are now mandatory and have been incorporated
into the body of the latest standard. Service providers must use the standardized forms for fire alarm monthly and annual inspection reports. The Deficiency Page has new mandatory elements: every listed deficiency must include the specific Fire Code or Building Code reference, and the building owner or authorized agent must sign the deficiency page to confirm repairs and closure. This signature requirement formalizes remediation accountability.
Integrated systems testing: Integrated systems testing under CAN/ULCS-1001 has been added to Part 6 of the Ontario Fire Code. Systems installed on or after January 1, 2020 are subject to integrated testing rules. While a limited waiver applies to some first-year integrated tests for systems installed before January 1, 2026, owners must plan for a five-year periodic integrated systems test cycle. That requires a documented inventory of interconnections—elevators, HVAC, door releases, generators, and other life-safety interfaces—and a schedule for periodic verification.
Egress and exit equipment: Part 2 requires operability checks for all doors forming part of a means of egress, and annual functional tests for revolving doors, certain sliding doors, and electromagnetic locks. Itemized records of these checks and tests must be retained. Part 6 also re-affirms exit sign testing: signs with battery backup require monthly visibility checks and an annual full-duration test to confirm visibility for the design criterion.
Smoke control testing: For buildings using pressurization strategies, Part 7 mandates that all doors in the path of exit travel be tested under the smoke control system’s pressure conditions. The objective is to ensure pressure differentials do not trap occupants during a smoke control test.
Carbon monoxide (CO) alarms and lobby safety: Carbon monoxide alarm requirements expand where a forcedair fuel-burning appliance serves a space, even if the appliance is external. CO alarms are required in service rooms, corridors heated by the appliance, and on each storey of suites without sleeping areas. Lobby furniture that affects exit access is permitted only under strict material, spacing, sprinkler, and detection conditions and must be approved by the authority having jurisdiction.
Practical implications for property managers
These regulatory changes require immediate operational responses:
• Update fire safety plans to reference the correct editions in Table 1.2.1.A and to add new maintenance schedules for revolving and sliding doors, electromagnetic locks, and integrated systems testing.
• Revise vendor contracts to mandate use of CAN/ ULCS-536 standardized forms and to require itemized records and code references on deficiency pages.
• Create an integrations inventory that maps all lifesafety interconnections and schedules the five-year integrated systems tests.
• Implement a deficiency remediation workflow that tracks repairs, documents completion, and secures owner or agent sign-off on the S536 Deficiency Page.
• Conduct a CO alarm audit to identify forced-air appliances and install alarms where the new triggers apply.
• Train operations staff on monthly and annual testing requirements and on record retention practices to demonstrate compliance during inspections.
Moving from compliance to best practice
Compliance is the baseline; resilience and tenant safety are the goals. Treat the new requirements as an opportunity to modernize maintenance programs, tighten vendor oversight, and improve documentation practices. Standardized reporting and owner sign-off create clearer accountability chains; integrated systems testing provides a more holistic assurance that life-safety systems will function together when needed.
How Ignis Building Solutions can assist
Ignis Building Solutions offers end-to-end support to help rental housing providers meet the new Fire Code requirements. Services include Fire Safety Plan updates, CAN/ULCS-536 inspection coordination, S1001 integrated systems testing management, CO alarm audits, deficiency remediation workflows, and training for operations teams to maintain compliant records and schedules. Ignis can act as your independent partner to ensure site compliance across all fire protection aspects.
Recognized by the Federation of Rentalhousing Providers of Ontario with the Rental Development of the Year – Secondary Market award, 40 Towering Heights Boulevard represents Homestead Land Holdings Limited’s commitment to delivering high-quality, purpose-built rental housing in communities where it is most needed.
Located in the highly desirable Glenridge neighbourhood of St. Catharines, the property is surrounded by tree-lined streets, mature homes, and access to nature, including Burgoyne Woods and the Twelve Mile Creek trail system. Residents benefit from a peaceful, community-oriented setting while remaining just minutes from downtown St. Catharines, Brock University, shopping, and major roadways. This balance of tranquility and connectivity made Glenridge an ideal location for a modern rental community that complements its surroundings.
The decision to develop 40 Towering Heights was informed by strong demand for new rental housing in St. Catharines, where much of the existing stock is aging and no longer meets the needs of today’s renters. Professionals, families, and downsizers were seeking spacious layouts, modern amenities, and a higher standard of comfort, without leaving the community they love. As the second phase on the site, following the success of 32 Towering Heights, the development also benefited from strong local awareness and builtin demand.
Construction began in September 2020 and progressed steadily despite the challenges of the global pandemic. Every stage of the four-year build was guided by Homestead’s belief that apartments should feel like homes, not temporary spaces. The final occupancy permit was issued on April 1, 2024, marking the completion of a new flagship rental community for St. Catharines.
By Iqra Searle, Assistant Vice President – Marketing, Communications, & Paralegal Services, Homestead Land Holdings Ltd
Waterproofing
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Rising 20 storeys, 40 Towering Heights offers sweeping views of the Niagara Escarpment, Twelve Mile Creek, and Lake Ontario. Spacious one-bedroom, onebedroom plus den, and two-bedroom suites are a defining feature of the development. With layouts reaching up to 1,485 square feet—among the largest in the region—residents have room to live comfortably, work from home, entertain, or downsize from a house without sacrificing space. This focus on generous layouts is a longstanding hallmark of Homestead’s approach to rental housing.
The amenity offering was designed to foster connection and everyday enjoyment. Residents share access to a rooftop patio, pool, fitness centre, cinema, and social lounge, spaces that support wellness, leisure, and social interaction. From swimming laps to hosting billiards nights or casual gatherings, these amenities help create a strong sense of community and belonging.
Sustainability was integrated from the outset. The building features hydronic heat pumps with energy recovery ventilators, water submetering, high-
efficiency boilers, and a comprehensive building automation system that optimizes performance and reduces energy waste. Together, these systems lower the building’s environmental footprint while supporting long-term efficiency and resident comfort.
Accessibility is thoughtfully woven throughout the property, with barrier-free entrances, automatic door openers, accessible parking, accessible common-area washrooms, a pool lift, and select suites designed with wider doors and lower switches. These features ensure residents of all abilities can participate fully in community life.
Today, 40 Towering Heights Boulevard stands as a clear example of what’s possible in secondary markets when long-term vision meets local understanding. It reflects Homestead’s belief that rental housing should be more than functional; it should be generous, welcoming, and built to last. Most importantly, it delivers on a simple promise: creating homes where people can settle in, connect, and truly feel at home.
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CULTIVATING COMMUNITY:
HOW STARLIGHT INVESTMENTS’ CHILDREN’S BOOK PROGRAM BLOOMED INTO AN AWARDWINNING INITIATIVE
By Gwen McGuire, Director of Communications, Starlight Investments
Creating a sense of belonging, pride, and possibility within our communities is at the heart of Starlight Investments’ mission. For many Canadian families, apartment living is not a temporary stop – it is home. Starlight’s Children’s Book Initiative, Floor Friends: Ivan’s Garden of Hope, was created to reflect that reality with warmth and authenticity, celebrating the richness of life in well-managed, amenitized rental communities where families can thrive.
We are honoured that this initiative was recently recognized with the prestigious FRPO Impact Award. What began as a simple story about kindness and connection has grown into a national program that celebrates community life in multi-family buildings and that affirms an important truth: families do not need to compromise when they rent. They can build meaningful lives, relationships, and traditions in vibrant rental communities.
Real families, real stories
Launched in 2024, Ivan’s Garden of Hope set out to champion representation in children’s literature and cultivate a sense of belonging among residents. Created in partnership with author Jackie Burns, the story follows Ivan, a young boy who immigrates to Canada with his mother. Struggling to adjust to a new life, Ivan embarks on a heartwarming mission to ease his mother’s homesickness. With the help of neighbours in their multi-family apartment building and a vibrant community garden as a backdrop, they create her favourite meal for an upcoming potluck. Ivan’s small act of kindness grows into a powerful symbol of hope, reminding both his mother and the wider community of the strength found in connection and shared experiences.
Importantly, the story presents apartment living as a positive, enriching experience. Ivan’s home is not portrayed as transitional or limiting, but as a place filled with opportunity where shared amenities, green spaces, and engaged neighbours create an environment that supports families across all stages of life. This representation was intentional, reflecting Starlight’s belief that well-managed rental buildings offer stability, community, and quality of life for families who choose to call them home.
The inspiration behind the book
The idea for Ivan’s Garden of Hope came from a desire to authentically portray the lives of Canadian families in multi-family rental buildings. Many children grow up in these communities, yet rarely see their surroundings reflected in the stories they read. Starlight also recognized the continued need for access to quality children’s literature; according to First Book Canada, nearly one-quarter of Canadian households have no books at home.
Collaborating with Jackie Burns, author of The Condo Kids series, was a natural fit. Jackie has long championed the normalization of apartment and condo living in children’s literature, recognizing a meaningful gap in how families like those living in multi-family communities are represented.
Starlight shared this passion. With thousands of families of all ages living in our communities, we saw an opportunity to build on Jackie’s existing storytelling platform. Together, we set out to create a story that not only reflected how families live today, but also helped children feel proud of where they live.
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As part of the story development process, Jackie Burns visited Starlight properties, meeting residents and gathering inspiration firsthand. These conversations reinforced a simple but powerful insight: children form their sense of belonging early. When they see their homes reflected positively in stories, it validates their experiences and helps them understand that community, friendship, and opportunity are not defined by home ownership, but by connection, care, and shared spaces. Ivan’s character was inspired by these conversations, capturing the emotional journey of adjusting to a new country and the joy of shared experiences.
Bringing the story to life
Throughout 2024 and 2025, Ivan’s Garden of Hope was rolled out across Starlight’s multi-family communities in Canada. The initial launch coincided with Mother’s Day and the start of the spring gardening season, aligning with the story’s themes of renewal and family togetherness.
Over 5,000 copies were distributed to families across Starlight’s properties. Resident programming included community garden planting events and Mother’s Day celebrations, where families received the book alongside gardening kits to encourage hands-on participation. The book continued to be shared at summer socials, community BBQs, educational events, holiday gatherings, and as housewarming gifts for new residents.
The initiative was a cross-functional effort, involving teams from Marketing and Communications, Sustainability, Asset Management, and Property Management, transforming the book launch into a shared experience that strengthened community ties.
Resident-focused programming
The impact of Ivan’s Garden of Hope has been profound and beyond expectation. Feedback from families has been overwhelmingly positive, and property managers have reported increased engagement and positive community sentiment during events.
The book sought to promote diversity and inclusion, showcasing a multicultural apartment community where neighbours support one another. Bringing storytelling together with interactive activities has showcased firsthand the importance of putting resident well-being at the centre of property-level programming.
Building on the program’s success, Starlight is launching the second book in the Floor Friends series, Priya’s Pets. It tells the story of Priya, a young resident whose special way with animals leads her and her
“Floor Friends” on an adventure throughout their rental community when a beloved dog goes missing while pet sitting for an elderly neighbour. This new story will continue the series’ focus on showcasing the positive relationships, everyday connections, and sense of belonging within multi-residential communities.
Creating a lasting impact
The Floor Friends book series embodies Starlight’s commitment to resident and community well-being, a central area of focus within our sustainability and resident engagement strategies.
This program demonstrates how storytelling can foster connection, making residents feel seen, valued, and supported. It stands as a testament to how creativity, thoughtful representation, and communitydriven programming can come together to reshape perceptions, foster pride in apartment living, and create lasting social impact.
OUT WITH THE OLD: NEW PATHS TO NEW HOUSING
FRPO was proud to support the Toronto Region Board of Trade’s “Out with the Old: New Paths to New Housing” event as the Podium Sponsor on December 9th, 2025
President & CEO, Tony Irwin, had the honour of speaking and introducing Rob Flack, Ontario’s Minister of Municipal Affairs and Housing, helping to set the tone for an important discussion on real solutions to the region’s housing challenges
The event brought together policymakers, developers, financiers, and innovators to explore what it will take to build more homes, fasterincluding reforms to development charges, updates to the building code, and the scaling of modular and factory-built construction. New financing and ownership models aimed at improving affordability were also front and centre. As the housing pressures facing the region continue to grow, the need for bold reforms and cross-sector collaboration has never been clearer
Thank you to TRBOT for convening leaders across the housing ecosystem. FRPO is proud to support conversations that will help shape the Toronto region’s housing and economic future.
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Congratulations to all of this years’ MAC Award Winners from your Trusted Advisors at RJC Engineers
P a r t y l i k e i t ’ s P a r t y l i k e i t ’ s 1985! 1985!
CONGRATULATIONS TO THE WINNERS CONGRATULATIONS TO THE WINNERS
OF THE 2025 FRPO MAC AWARDS OF THE 2025 FRPO MAC AWARDS
The 2025 MAC Awards took place on Thursday,
The 2025 MAC Awards took place on Thursday, December 4, at the Metro Toronto Convention Centre, December 4, at the Metro Toronto Convention Centre, marking another milestone in celebrating excellence marking another milestone in celebrating within Ontario’s rental housing sector. For more than within Ontario’s housing sector. For more than 25 years, the Marketing, Achievement, and 25 years, the Marketing, Achievement, and Construction Awards have recognized innovation, Construction Awards recognized innovation, leadership, and outstanding performance, shining a leadership, and outstanding performance, shining a spotlight on the individuals and organizations that spotlight the individuals and organizations that elevate our industry. These awards reflect the elevate our industry. These awards reflect the ongoing commitment of our members to delivering ongoing commitment of our members to delivering high quality rental housing across the province. high quality rental housing across the province.
took Metro Convention housing sector. the Marketing, leadership, outstanding spotlight the These the high housing Ontario’s is whose work communities Whether
focused members continue lead purpose
Each impact
Ontario’s rental housing industry is strengthened by Ontario’s housing industry is strengthened by dedicated professionals whose work makes a lasting dedicated professionals whose work makes a lasting difference in the communities they serve. Whether difference in the communities they serve. Whether through visionary developments, community- through visionary developments, communityfocused initiatives, or exceptional customer service, focused initiatives, exceptional customer service, FRPO members continue to lead with purpose and FRPO members continue lead with purpose and integrity. Each year, you raise the bar, demonstrating integrity. Each year, you raise the bar, demonstrating the positive impact and potential of rental housing the positive impact and potential of housing throughout Ontario throughout Ontario
Tony Irwin, FRPO President & CEO, was honoured to Tony Irwin, President & CEO, was honoured to serve as host for this year ’ s celebration, serve as for year ’ s accompanied by Board Chair Jason Ashdown accompanied by Board Jason Ashdown addressing attendees and recognizing the continue addressing attendees and recognizing the continue support of FRPO’s annual corporate partners support FRPO’s annual corporate partners
On behalf of the FRPO Board of Directors and staff, behalf the FRPO Board of and staff, we warmly congratulate the 2025 award recipients we warmly congratulate the 2025 award and finalists on their exceptional accomplishments finalists their exceptional accomplishments and dedication to excellence We also extend our and dedication to excellence We also extend our sincere appreciation to our valued sponsors, whose sincere appreciation to our valued sponsors, whose ongoing commitment plays a vital role in supporting ongoing commitment plays a vital role in supporting FRPO and advancing Ontario’s rental housing and Ontario’s housing iindustry. ndustry.
We look forward to We forward to welcoming you all back you all back at the 2026 MAC Awards at the 2026 Awards
s by Board award exceptional accomplishments dedication also whose plays a vital Ontario’s industry. you all the
To learn more about this event, visit: frpomacawards.com.
To learn more about this event, visit: frpomacawards.com.
OF THE 2025 FRPO MAC AWARDS OF THE 2025 FRPO MAC AWARDS
Social Media Award of Excellence Social Media Award of Excellence Media of
This award recognizes a rental housing provider that has demonstrated excellence through use
This award recognizes a rental housing provider that has demonstrated excellence through use of social media to create a genuine connection with their residents, prospects and employees. of social media to create a connection with their residents, prospects and employees. has through social media create residents, prospects
WINNER WINNER WINNER
This award recognizes a rental housing provider that has demonstrated clarity, innovation and This award recognizes a housing provider that has demonstrated clarity, innovation and excellence in a single advertising or marketing campaign. Entries are judged on overall concept, excellence in a single advertising or marketing campaign. Entries are judged overall concept, creativity, execution and results creativity, execution and results a marketing overall concept, creativity, execution and results
WINNER WINNER WINNER
Minto Apartments Minto Apartments At 88 Beechwood, people are welcome, too
Sloane by Fitzrovia
Best Property Management Website Best Property Management Website
Property Management Website
This award recognizes a rental housing provider that has demonstrated excellence in creativity, This award recognizes a housing provider that has demonstrated excellence in creativity, design, content structure, ease of navigation, accessibility, and overall utilization of the medium design, content structure, ease of navigation, accessibility, and overall utilization of the medium recognizes a that has creativity, content accessibility,
WINNER WINNER WINNER
Sloane by Fitzrovia
This award recognizes a rental housing provider that has achieved excellence in renovating the
This award recognizes a housing provider that has achieved in renovating the interior of an existing rental unit. interior of an existing unit. achieved interior unit.
WINNER WINNER WINNER
177 St George, Toronto
Contractor: Sky Group of Companies
Best Suite Renovation Over
Over $50,000
Best Suite Renovation Over $50,000
WINNER WINNER WINNER
Minto Apartments Minto Apartments
Minto
WINNER WINNER WINNER
Best Amenities - Renovation Best Amenities
Best
This award recognizes a rental housing provider that has demonstrated excellence in providing, This award recognizes a housing provider that has demonstrated in providing, creating or improving common areas and amenity spaces for their residents creating or improving common areas and amenity spaces for residents demonstrated providing, improving and residents
WINNER WINNER WINNER
Fitzrovia Fitzrovia Maddox Cabbagetown, Toronto
Best Amenities - New Development Best Amenities - New Development - New Development
This award recognizes a rental housing provider that has demonstrated excellence in providing,
This award recognizes a housing provider that has demonstrated in providing, exceptional amenity spaces and common areas for their residents in a new development. exceptional amenity spaces common areas their residents a new development. providing, amenity spaces common residents
WINNER WINNER WINNER
FINALISTS FINALISTS FINALISTS
DBS Developments - Bela Square, Toronto
DBS Developments - Bela Square, Toronto Skyline Living - Skyline Living Ta Ta lisman Gate Apartments, Gravenhurst lisman Gate Apartments, Gravenhurst
DBS Developments - Square, Living Talisman Gate Apartments,
WINNER WINNER WINNER
WINNER WINNER WINNER
Rental Development of the Year - Secondary Market
Rental Development of the Year - Secondary Market
Rental Development of the Year - Secondary Market
This award recognizes a rental housing provider that has achieved excellence in the This award recognizes a rental housing provider that has achieved excellence the development of a new rental housing project within the secondary market development of a new rental housing within the secondary market recognizes a of new rental secondary market
This award recognizes a rental housing provider that has demonstrated excellence in
award recognizes a rental housing provider that has demonstrated excellence in environmental stewardship, sustainability, and a commitment to greener rental communities. environmental stewardship, sustainability, and a commitment to greener rental communities.
that has a greener
Climate Leadership Award Climate Leadership Award Climate Award
This award recognizes a rental housing provider that has demonstrated outstanding This award recognizes a rental housing provider that has demonstrated outstanding commitment to climate action through measurable and verified reductions in greenhouse gas commitment to climate action through and verified in greenhouse gas emissions. emissions. recognizes a that has outstanding greenhouse Grenadier Square -
WINNER WINNER WINNER
Property Manager of the Year Property Manager of the Year Property Manager of the
This award recognizes a property manager that has demonstrated excellence and award recognizes a property manager that has demonstrated excellence professionalism in managing their portfolio, staff, capital projects, and budgets, while also professionalism managing portfolio, staff, capital projects, and budgets, while also ensuring a high level of customer service and resident satisfaction ensuring a high level of customer and satisfaction award manager professionalism also FINALISTS FINALISTS FINALISTS
the Year Professional of
Leasing Professional of the Year Leasing Professional of
This award recognizes a leasing professional that has done an outstanding job in leasing, This award recognizes a leasing professional that has done an outstanding job leasing, tenant screening, and revenue management over the past year Entries are judged on closing tenant screening, revenue management over the past year Entries are judged on closing ratio, volume of tenants screened, vacancy rates, and overall professionalism. ratio, volume of tenants screened, vacancy rates, and overall professionalism.
WINNER WINNER WINNER
professional job leasing, tenant revenue past year closing ratio, rates, Marlene
Resident Manager of the Year Resident Manager of the Year Resident Manager of
This award recognizes an employee or team that has demonstrated excellence and award recognizes an employee or that has excellence professionalism in on-site management while building positive relationships with residents, as professionalism in on-site management while building positive relationships with residents, well as providing a clean and safe environment for their community to call home well providing a clean safe environment for community to call home
award recognizes on-site management building with a community home
WINNER WINNER WINNER
FINALISTS FINALISTS FINALISTS
Gino
Customer Service Award of Excellence Customer Service Award of Excellence Customer Service of
This award recognizes a rental housing provider that has delivered an outstanding customer award recognizes a rental housing provider that has delivered an outstanding customer service to its residents Organizations are judged on their commitment to high standards of service its residents Organizations are judged on their commitment to high of resident care in their teams as well as a willingness to go above and beyond the status quo. resident care their teams well as a willingness to go above beyond the status quo.
housing provider that has outstanding residents high of well a beyond
WINNER WINNER WINNER
FINALISTS FINALISTS FINALISTS
Company Culture Award of Excellence Company Culture Award of Excellence Company Culture of Excellence
This award recognizes a FRPO member organization that shows an extraordinary commitment award recognizes a FRPO member organization that shows an extraordinary commitment to company culture. This includes demonstrated focus on company vision, work environment, to company culture. This includes demonstrated focus on company vision, work environment, recruitment and training programs, diversity and inclusion, rewards, recognition, and high levels recruitment and training programs, diversity and inclusion, rewards, recognition, and high levels of engagement and satisfaction, of and satisfaction, award a member organization that includes environment, programs, diversity inclusion,
This award recognizes a supplier member organization that has gone above and beyond to give This award recognizes a member organization that has gone above and beyond to give back to its communities Entries are judged on volunteer activities, charitable donations, back its communities Entries are judged on volunteer activities, charitable donations, service projects or events, and the positive impact that their efforts have made. service projects or events, the positive impact that their efforts made.
activities, events, impact efforts made.
a rental housing provider organization that has gone
and
to Entries judged activities, events, impact efforts made
award recognizes a rental housing provider organization that has above and beyond to give back to its communities. Entries are judged on volunteer activities, charitable donations, to give back to its communities. Entries judged on volunteer activities, charitable donations, service projects or events, and the positive impact that their efforts have made service projects or events, the positive impact that their efforts made
WINNER WINNER WINNER
Impact Award Impact Award Award
This award recognizes a rental housing provider that has achieved extraordinary social award recognizes a rental housing provider that has achieved extraordinary social outcomes related to one project or initiative. Nominees must demonstrate the positive impact outcomes related one or initiative. Nominees must demonstrate the positive impact of their efforts. Projects may include affordable housing, community initiatives, financial relief, of their efforts. Projects may include affordable community initiatives, financial relief, advocacy or other service projects advocacy or other service projects award provider achieved outcomes related one impact efforts. Projects may initiatives,
WINNER WINNER WINNER
Starlight Investments Starlight Investments
Children's Book Launch: Ivan's Garden of Hope
Lifetime Achievement Award Lifetime Achievement Award Lifetime Achievement
This award honours a rental housing provider whose career reflects exceptional leadership and
This award honours a rental housing provider whose career reflects leadership and a lasting commitment to Ontario’s rental housing industry. This prestigious award recognizes a commitment to Ontario’s rental housing industry. This prestigious award recognizes exemplary contributions that have advanced the sector and supported the mission of the contributions that have advanced the sector and supported the mission the Federation of Rental-housing Providers of Ontario, leaving a meaningful and enduring legacy Federation of Rental-housing Providers of Ontario, leaving a meaningful enduring legacy housing whose industry. This contributions the the Rental-housing leaving
RECIPIENT RECIPIENT RECIPIENT
Gloria
Developments
With over 35 years of leadership in the rental housing
With years housing made of Group), founded by Carrying her she has Toronto’s
With over 35 years of in the rental housing sector, Gloria has made a lasting impact as Chair of DBS sector, Gloria has made a impact as Chair of DBS (formerly Preston Group), a family-run business founded (formerly Preston Group), a family-run business founded by David Bela Salomon. Carrying forward her family’s by David Bela Carrying forward her family’s legacy, she has helped shape DBS into a leading force in legacy, she has helped DBS into a leading force in Toronto’s rental housing industry. Toronto’s rental housing industry.
Salomon Gloria Salomon DBS
Inside the 88 BEECHWOOD CAMPAIGN:
Building a vibrant, pet-friendly community
By Courtney Allaire, Integrated Marketing Manager, Minto Apartments
When the team set out to market 88 Beechwood, a premium rental property in Ottawa’s Beechwood Village, the goal was clear: position the building as a premier destination for upscale, inclusive living. But what began as a traditional leasing campaign quickly evolved into something far more distinctive: a celebration of community, lifestyle, and the bond between people and their pets.
The vision behind the campaign
The slogan, “At 88 Beechwood, people are welcome, too,” was more than clever wordplay – it was a bold statement. Previously used a decade ago as a brand campaign and then re-invented into a narrower property campaign, it flips the conventional narrative of pet-friendly marketing on its head. Instead of treating pets as an afterthought, the campaign placed them at the centre of the story, creating a pet-forward environment where dogs were the stars of the show. From lounging in amenity spaces to strolling through the neighbourhood, the imagery showcased pets living their best lives while subtly reminding prospective residents that their own comfort and happiness were equally prioritized.
This approach wasn’t just about marketing; it was about building a brand identity rooted in inclusivity and lifestyle. The campaign invited people to imagine a home where their furry companions weren’t just tolerated, they were celebrated.
Why pets took centre stage
Initially, the target demographic for 88 Beechwood was downsizers and young professionals. However, early leasing data revealed a surprising insight: nearly 70% of residents moving in had pets. This discovery prompted a strategic pivot. The marketing team recognized that pet ownership wasn’t just a lifestyle choice; it was a defining characteristic of the community. By embracing this reality, the campaign could resonate more deeply with its audience and differentiate the property in a competitive market.
This insight also aligned with broader trends in urban living. For many renters, pets are family, and housing decisions increasingly hinge on pet-friendly policies. By leaning into this truth, 88 Beechwood positioned itself as a leader in modern, lifestyle-driven rental experiences.
Multi-channel strategy for maximum impact
To bring this vision to life, the team deployed a robust, multi-channel approach that blended digital innovation with traditional outreach:
• Digital advertising & social media: Eye-catching photo and video content tailored for platforms like Instagram, Facebook, and YouTube showcased the property’s pet-friendly amenities and vibrant community.
• Email marketing & direct mail: Personalized messaging reinforced the campaign’s inclusive tone, while Canada Post mailers and poster drops extended visibility offline.
• Out-of-home placements: From bus panels to digital screens in office buildings, the campaign ensured high-frequency exposure in key urban touchpoints.
• Experiential perks: In-house dog walking, grooming services, and pet-focused events created tangible value for residents and prospects alike.
This integrated approach ensured that the campaign reached audiences wherever they were – online, on the go, and in their own neighbourhoods.
Creative execution
The creative assets were designed to immerse prospects in the lifestyle offered at 88 Beechwood. Professionally staged model suites featured both people and pets, reinforcing the message of harmony and inclusivity. Video content captured candid moments of dogs enjoying the building’s amenities: meeting in common areas, exploring the neighbourhood, and even relaxing in their own suites. This authentic storytelling approach made the campaign relatable and aspirational at the same time.
The tone was warm, inviting, and playful, striking a balance between sophistication and approachability. Every detail—from typography to colour palette—was chosen to evoke a sense of comfort and community, while aligning with the brand colours.
Operational excellence behind the scenes
Executing a campaign of this scale required meticulous planning and collaboration. Deliverables included multiple video formats optimized for different channels, graded clips in 4K resolution, and a library of still images for email and web use.
Pano Media served as the production studio behind the storyboarding and directing, collaborating with Capital Film Wranglers to bring in professional dog actors known for their roles in beloved Hallmark films. This partnership ensured that every frame captured the warmth and authenticity that defined the campaign.
The impact
While the campaign’s ultimate success metrics— leasing velocity and occupancy stabilization—were critical, its impact extended beyond numbers. By embracing a pet-first narrative, 88 Beechwood carved out a unique identity in Ottawa’s rental market. Residents didn’t just find a place to live; they found a community that welcomed every member of their household, paws included.
NEW Rentals.ca x CRB-Certified Filter
Now it’s easier than ever to find a CRB Certified™ Building
We’re excited to share that CRB-Certified™ properties now have their own dedicated filter on Rentals.ca.
This feature makes it easier for prospective residents to find CRB-Certified™ communitieshighlighting properties that are well-run, well-managed, and well-maintained.
What this means for Rental Housing Providers:
Increased visibility with thousands of renters searching daily
A competitive edge by showcasing your CRB Certification Added confidence for residents, investors, and partners
If your properties are CRB-Certified™, they’ll automatically benefit from this new filter, another way your certification works for you.
LET’S BUILD ONTARIO
LBO campaign update
The new year marks an exciting new chapter for the Let’s Build Ontario initiative with the official launch of our latest campaign: Proud to Rent.
Reshaping the narrative
For too long, public discourse has treated renting as a “last resort” or a temporary stopgap. We know the reality is different. Millions of Ontarians choose to rent for the financial freedom, unparalleled flexibility, and vibrant community perks it provides. Proud to Rent is a digital movement designed to celebrate those choices and challenge outdated stigmas. Through social media content and authentic storytelling, we are reframing rental living as a smart, empowered, and modern lifestyle choice.
Driving advocacy through awareness
By building a more positive and balanced public perception of the rental sector, we are creating a stronger environment for our advocacy efforts. Proud to Rent isn’t just about awareness; it’s about mobilizing a community of supporters who want to see a fairer
housing system with more supply and more choice. We are inviting residents to join us in saying they are proud to call a rental their home.
A renewed call for member stories
While we celebrate the resident experience, our campaign’s heart remains the incredible work of our members. As we look ahead to 2026, we are issuing a renewed call for Member Stories. Whether it is a “day in the life” of your onsite staff, a major sustainability upgrade, or a community initiative that made a difference, your stories are the best tool we have to counter misinformation.
We invite you to get involved. Follow the campaign on our social channels, share our content with your teams, and help us show the province why we should all be proud of Ontario’s professional rental housing sector.
Visit letsbuildontario.ca to learn more and submit your stories.
Together, let’s build an Ontario we can be proud of.
RAISE THE BAR FOR PEST CONTROL: WHY THAT’S GOOD NEWS FOR BOTH RESIDENTS AND LANDLORDS
By Simon Leith, President, Homepro Pest Control
Across Ontario, municipalities are introducing property management by-laws that are reshaping how pest control is managed in multiunit residential buildings. Toronto set the precedent with RentSafeTO. Mississauga and Ottawa followed suit a few years later. Now, Hamilton has joined the fray with the enactment of the Safe Apartment Buildings Bylaw on January 1, 2026.
Some of the new requirements under Hamilton’s property management by-laws include a 72-hour deadline to inspect suspected pest infestations, mandatory quarterly preventative pest inspections, a written integrated pest management plan, and a detailed log of all pest treatment activities and service reports.
While the specifics vary by municipality, these by-laws share a common objective: higher standards for pest control in the apartment industry.
Municipalities are no longer satisfied with a reactive approach where action is taken only after a tenant complaint. These by-laws align pest control with other essential building systems such as fire safety, elevators, and HVAC – areas where proactive oversight has long been the norm.
At first glance, these by-laws may appear to introduce additional obligations for apartment owners and property managers. In reality, they reinforce best practices that protect both residents and the bottom line.
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.
Guaranteed vacancy reduction, revenue growth and net profitability — 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
A proactive pest management program identifies pest issues early, when they are easier and less costly to resolve. Early intervention limits treatments to source units, reduces the risk of spread to neighbouring units, and minimizes disruption for residents. Over time, this approach lowers overall pest control costs and avoids the compounding expenses that come with widespread infestations.
Equally important, pest-free buildings experience fewer tenant complaints, lower turnover, and stronger resident satisfaction. In an increasingly regulated environment, pest control has evolved from a routine maintenance task to a critical component of a successful property management strategy.
More municipalities are expected to adopt similar by-laws in the coming years. Apartment owners who adopt a proactive pest control approach will be better positioned to reduce enforcement risk, improve their residents’ experience, and protect the long-term value of their assets.
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Why rents in Canada are converging to the mid-market
Why rents in Canada are converging to the mid-market
By ?????
By Rentals.ca
For the past 18 months, headlines about the rental market in Canada have focused on the declining national average rent. Since peaking in mid-2024, Canada’s national average asking rent has fallen by approximately 6%, or roughly $125 per month.
However, as housing providers know, the aggregate price of all unit types doesn’t reflect everything going on in the market. Different local markets have seen varying trends, along with different unit types, buildings, and so on. A deeper dive into the data does reveal one consistent trend, though: rents are converging toward the mid-market.
This trend can be seen across different geographies, market price segments, and ownership types. As renters are more focused on affordability and vacancy rates increase, there has been downward price pressure on the highest-premium rental units, but also upward price pressure on the most affordable ones.
Driving factors
The past five years have been a period of rapid changes in Canada’s rental market. Various incentive programs, particularly CMHC’s MLI Select, created a boom in new rental unit construction, with over 180,000 units under construction as of Q3 2025. According to the latest data, purpose-built rental apartments now comprise nearly half of all housing units under construction, compared to just one-fifth in 2015.
Combined with the rising cost of living, this has created competitive forces at opposite ends of the market; with renters seeking greater affordability, there is increased competition to rent the most affordable units. In fact, 69% of renters identified high rent prices as their greatest obstacle when searching for a rental, according to the latest survey from Rentals.ca. On the other end of the spectrum, with more new-build apartment and condo stock coming to market, there is more competition between property owners to lease up new builds and retain quality tenants.
In addition, the population boom that fuelled rapid rent increases has receded. According to the latest data from Statistics Canada, net international migration is now negative, with Canada posting the first significant negative quarterly population growth on record.
These factors are driving rents toward the mid-market in three key ways: geographic convergence, price segment convergence, and primary-secondary market convergence.
Geographic convergence
The decrease in national average rents has been driven primarily by large, expensive markets, particularly Toronto and Vancouver. Meanwhile, more affordable cities such as Saskatoon, Winnipeg, and Edmonton have seen sustained rent growth, leading to an overall narrowing in the range of rents across major cities.
In mid-2023, the difference in average rent between Saskatoon and Vancouver was over $2,100 per month. As of November 2025, the difference is less than $1,100.
Price segment convergence
The same trend holds for different price segments in the rental market. Although asking rents have dropped substantially at the top end, units at the more affordable end of the market continue to see price growth. This reflects the opposing market forces being experienced at each end of the market as renters continue to prioritize affordability.
PROTECTING LIVES.
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One Partner. Everything Managed.
Ignis Building Solutions provides a partnership relationship when it comes to fire and life safety compliance. From consulting, system testing and verification to documentation and maintenance, we ensure your systems are code-compliant, integrated, and inspection-ready at every stage. Our team maintains your documentation, performs scheduled service and maintenance, and develops both your test plan and documentation plan. Ignis has qualified Inspection Test Coordinators on staff. We verify that all systems are integrated and operating correctly - keeping your building in sync with the latest code requirements. Reduce compliance risks, and ensure that every component of your fire and life safety system works together seamlessly.
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Primary-secondary market convergence
Traditionally, condos have rented at a higher price point than purpose-built apartments. However, as more high-quality new construction comes to the primary market, and condos struggle to find buyers and are pushed onto the secondary rental market, the gap is narrowing. In November 2022, the average condo unit was 23.9% more expensive than a 2-bedroom purpose-built apartment ($2,280 vs $1,840), but as of November 2025, that gap has narrowed to just 4.7% ($2,060 vs $2,157).
As more new supply comes to market, these two segments are likely to engage in greater direct competition with each other, further reducing the price distinction between these unit types.
What’s next for 2026?
While the future remains uncertain, most indicators point to a continuation of the trends we’ve seen in 2025 for the near term. The government’s immigration levels plan indicates continued reduction in population for 2026, while the rental stock under construction will continue to come to market. If so, there will be upward pressure on vacancy rates and continued downward pressure on rents.
A key consideration during this inflection point will be attracting and retaining quality tenants, particularly for buildings that are not subject to rent control. With pricing being a top priority for renters and lease-up becoming more challenging, there will be significantly more competition on the property management side for tenants. Understanding local market trends and responding quickly to minimize unnecessary turnover and vacancies will be critical during this time.
THE ROLE OF SIGNAGE IN BUILDING SAFETY AND ACCESSIBILITY
By Conall Mackinnon, Founder & CEO, Signify Sign Company
In the ever-evolving world of building compliance, staying current isn’t just about checking boxes; it’s about protecting your property, your tenants, and your reputation. From accessibility upgrades to new fire safety requirements, property owners and managers are navigating an increasingly complex set of responsibilities.
As regulations tighten and enforcement becomes more proactive, signage has moved from afterthought to essential infrastructure. The good news? Staying compliant also improves tenant satisfaction, supports inclusion, and reduces long-term liability.
Ontario Building Code: Accessibility as standard
The Ontario Building Code (OBC) now mandates that newly constructed buildings and major renovations meet expanded accessibility standards. But even in older buildings where updates aren’t necessarily required, voluntarily adopting these standards signals forward-thinking management and makes your property more welcoming for all.
Some of the key accessibility signage requirements include:
• High-contrast lettering for improved readability
• Tactile text and Braille to assist those visually impaired
• Consistent sign placement at accessible heights (1500 mm from floor as per the OBC requirement)
• Non-glare finishes and clean, legible fonts
Note: Please consult the Ontario Building Code for the full list of requirements.
Whether someone has a visual impairment or is new to the building, these features make your spaces easier and safer to navigate for tenants, visitors, and staff.
2026 Fire Code updates: How it relates to signage
The 2026 Ontario Fire Code update introduces new requirements and enforcement tools that may catch isome property owners off guard.
One of the biggest changes is the introduction of Administrative Monetary Penalties (AMPs), which allow fire departments to issue on-the-spot fines for Fire Code violations. This means missing a sign could lead to an instant fine.
Here are a few of the signagerelated items inspectors will be looking for:
• Warning signs for hazardous materials or restricted areas
• Illuminated exit signage, regularly tested and clearly visible
• Evacuation maps on every floor or posted near elevators
• Braille and tactile floor numbers on every floor near elevator door jamb
• Braille and tactile EXIT placards at all exit doors
• Labelled exterior hose connections for fire department access
• Fire access route signage where applicable
• Clear floor identification signage in stairwells
Note: Please consult the Fire Code for the full list of requirements
As buildings age, signs naturally fade, go missing, or become outdated. Prioritizing replacing a missing evacuation map or unlit exit sign can mean the difference between a safe evacuation and a serious incident.
Routinely conducting audits with your signage vendor not only helps to avoid fines but, more importantly, keeps your tenants safe and your building functional in high-stress situations.
Rules and regulations: Boosting the tenant experience
Compliance might be driven by regulations, but the impact is most visible in how tenants experience the space.
For those with disabilities or limited mobility, well-designed signage provides a sense of independence and clarity. For new residents and guests, it’s a sign (literally!) of a wellmanaged, safety-conscious building. For seniors, families, or tenants with limited English proficiency, clear, consistent signage that utilizes symbols and graphics can make everyday tasks like finding the laundry room or exiting the building much easier.
Conclusion: Compliance that adds value
When signage is inconsistent or absent, tenants and regulatory bodies notice. By taking a proactive approach like regular signage audits, staying informed about Code changes, and embracing accessibility best practices, property managers can protect their buildings and reputations, support their tenants, and stay ahead of the compliance game.
BAKERFIELD II
FILLING AN UNDERSERVED HOUSING NEED IN NEWMARKET
By The Rose Corporation
When The Bakerfield II was awarded Rental Development of the Year - 200 Units or Less at the 2025 FRPO MAC Awards, it was a fitting culmination for a project that brought an elevated purpose-built rental product to an area that had been underserved for decades.
The Bakerfield II is the final phase of a three tower, 4.5-acre master planned development that contains over 600 new units in the heart of uptown Newmarket. With large suites, ground access townhomes, incredible views, and firstclass amenities typically only found in high-end condominiums, this was not something that existed in Newmarket previously.
“We are deeply grateful for this recognition from FRPO. After almost 45 years in business and over a decade of delivering purpose-built rental communities, The Bakerfield II stands out as something truly special. This building and its neighbour, The Bakerfield I, serve a wide range of households and income levels, including affordable units delivered in partnership with all levels of government, constructed to meet high sustainability (LEED Silver) and civic standards. This community reflects what can be achieved when public agencies and private developers work together with a shared vision,” said Daniel Berholz, President at The Rose Corporation.
The Rose Corporation worked closely with CMHC, York Region, and the Town of Newmarket to transform a derelict industrial site into a thriving new community along the Viva Rapid Transit corridor.
Through this genuine public-private partnership, The Rose Corporation was able to make quality rental living accessible to all by serving a wide range of households and income levels. Inclusion was a central consideration throughout the development process, with 25% of the total units designated affordable under the CMHC, Regional, and Town definitions.
A variety of suite sizes, layouts, types (single and multi-level units), and three different levels of accessibility are offered. In addition
to the 31 AODA compliant units in the building, The Bakerfield II has several large suites that meet stringent “Universal” and “Adaptable” accessibility requirements. These enhanced units feature roll-in showers, floating vanities, grab bars and shower seats, all-in-on or sideby-side washing machines, front controls on all appliances, as well as the ability to adapt the unit to add many other features on an as-required basis. In this way, the Bakerfield II offers a more diverse community than is found in a typical new rental apartment building.
The Bakerfield II’s ample indoor and outdoor amenity space also sets a new bar for rental buildings in Newmarket and the surrounding area. Significant on-site outdoor amenities are
particularly unique and include a 4,000 square feet privately owned public space, direct access to a new public park, and other public and private open spaces through the master planned community. Inside, tenants and their guests can gather and play in the social lounge, movie theatre, golf simulator, or games room. There are co-working spaces, fireside lounges, and meeting rooms. Another distinct feature is that residents not only have access to a variety of amenities in their own building but can also enjoy the amenities offered at The Rose Corporation’s neighbouring Bakerfield I rental building at no additional cost.
A full complement of on-site staff including a dedicated community manager ensures the community is maintained to the highest standard, with the highest calibre of living experience. The on-site property management team, BGO, encourages residents to use the shared amenity spaces for events, and hosts learning experiences and holiday-themed parties.
“It has been an incredible journey, and we look forward to continuing to steward this community, and future communities, and for years to come,” said Daniel Berholz.
455 Danforth Ave., Toronto, ON M4K 1P1
3225 Wolfedale Rd Unit 2 Mississauga, ON L5C 1V8
70 Carson Street, Etobicoke, ON M8W 4Z6
20 Eglinton Ave West, Suite 1200, Toronto, ON M4R 1K8
5320 Bradco Blvd., Mississauga, Ontario L4W 1G7
40 Belvia Road Etobicoke, ON M8W 3R3
2001 Albion Road, Unit 22, Etobicoke, ON M9W 6V6
145 Heartlake Road, Brampton, ON L6W 3K3
2816 Bristol Circle, Oakville, ON L6H 5S7
922 The East Mall Suite 200 Toronto, ON M9B 6K1
2233 Argentia Rd, Suite 100 Mississauga, ON, L5N 2X7
Ethos Plumbing Inc
Attn: John Kamarlingos T: (647) 461-6522
info@ethosplumbinginc.com
Franco's Landscaping & Plowing Inc.
Attn: Fabio Franco T: (416) 989-5314
francolandscaping24@gmail.com
HD Supply Canada Inc.
Attn: Andrea Hullah T: (416) 677-3082 andrea.hullah@hdsupply.com
Attn: Dan Drori (647) 458-9144 ddrori@wysemeter.com
Z and T Contracting Inc
Attn: Ahmet Tasdemir T: (416) 827-1429 info@zt-contracting.com
SOFTWARE
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SUPPLIES
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TENANT VERIFICATION/ INSPECTIONS
• Gatemaster Inc.
• Rent Check Credit Bureau
WASTE & WATER
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