RHBâ€™s forum for rental housing associations to share news, events and industry information
Hot Topics: HDAA discusses the debate over the rental licencing pilot project, as well as the results of the January dinner meeting. pg. 45 LPMA talks about how the shortage of LTB adjudicators has threatened landlordsâ€™ livelihoods. pg. 49 WRAMA discusses its presentation before Waterloo Regional Council, as well as the implications of tax season. pg. 53 EOLO talks about the new City of Ottawa plan to pay for damage to Housing First units, and the review of the ten year Housing and Homelessness Plan. pg. 57
The Member Associations
President’s message Happy New Year! HDAA is working hard on events and education to help make 2019 a great year for our members. Along with our continued fight against licencing, we are also making a few recommendations to the Ontario government’s development of a housing supply action plan. Our core priorities are to promote ways to create positive climates for both new supply and existing stock. HDAA suggests that new supply can be achieved by: • Maintaining vacancy decontrol • Adjusting the annual rent increase guideline to reflect the costs associated with building operation • Reducing the burden of HST • Supporting housing benefit programs • Eliminating inclusionary zoning • Reducing red tape on new developments and municipal hurdles that prevent the increase of supply HDAA also suggests we can create a positive climate for existing stock by: adjusting the multi-residential tax rate to be in line with the residential tax rate, improving the ability to enforce evictions, increasing the staffing at LTB, streamlining the Landlord and Tenant Board Process, banning cannabis cultivation in rental units, allowing sub-metering of electrically heated buildings to align with other sources of heat, and ensuring that government-funded legal clinics are not supporting illegal activities or rent strikes. - Arun Pathak, President
Licencing On September 27, the Rental Housing SubCommittee voted 7-4 to recommend a trial two-year licencing program in Wards 1 & 8. On December 11, 2018, the City’s Planning Committee listened to the community and industry professionals regarding issues with the rental licencing motion. There were 18 delegates that spoke from the heart and explained that while they wanted to provide
housing, the additional charges associated with this program would make it difficult to run their business. Many felt that the only option for HDAA Member Robert Flis talking about the close them, as smaller relationship he has with his student rentals. housing providers, would be to shut down their rentals. Others spoke about how they will be forced to raise rents to compensate for the additional cost being forced on them, adding again to the affordable housing issues in Hamilton. One delegate felt unfairly targeted for having housing in a student ward and that the rental licencing pilot project does not outline concrete measures of success with targets. Many of the delegates voiced that implementing another layer of red tape to the process could deter citizens from establishing a secondary unit within their primary property. It was also pointed out that since zoning is still being figured out, making a decision on licencing now would be the equivalent of putting the cart before the horse. There were a few heated moments while the delegates discussed their positions. It was apparent that a few of the councillors had a biased opinion of the industry as a whole, stating, “If we wait for [the rental housing] industry to comply we will wait forever.” The councillor said they didn’t want to compare the entire private rental housing industry to the oil and tobacco industry, but they still did. The comparison was made to prove that housing providers don’t care to improve their tenants’ welfare any more than the oil industry cares about the environment or the tobacco industry cares about people’s health. The statement clearly promotes the idea that the housing industry is comprised of people who have no moral compass. This is part of the problem.
rentalhousingbusiness.ca | 45
A leader of a community should be working to bring people together, not encouraging the vilification of an entire industry. The group that the City is looking at licencing, these “villains of big business,” are local teachers, construction workers, doctors, sales reps and other small business owners who have purchased a rental to supplement their income or pay for their own mortgage. They are not faceless. They are not evil. They are just fellow Hamiltonians who are trying to provide for their families too. HDAA Board member Lucie Brusse begged the When a councillor dehumanizes Planning committee to reconsider the implementation of a licencing program. an entire industry, it encourages conflict and does nothing to help opposing sides see each other as humans. The good news is that there were changes to the motion before it was passed. The updated motion has included asking City staff to draft a comprehensive plan/proposal for a rental licencing pilot project that includes: • Education for tenants and landlords • Concrete metrics for success • An analysis of staffing levels • An analysis of the financial offsets for the project • A review of the affordable housing and potential • Displacement issues of such a project
January dinner meeting Arun Pathak reviewed the CMHC Rental Market report for the Hamilton CMA. The overall vacancy rate increased to 3.1%, but remained below the ten-year average for Hamilton. Rental supply increased more than demand. Factors contributing to greater rental demand were fewer renters transitioning into home ownership, higher immigration and a greater number of student renters. Rent growth was strong, as renters had few alternatives to choose from. Danny Iannuzziello and Cliff Ford from Skyview Realty did a fantastic presentation on some key trends and insights of the Multi-Unit Residential Market in Hamilton. They talked about how Toronto rents are expected to increase by 11% in 2019. They compared
46 | January 2019
Hamilton and downtown Toronto in terms of what you can expect for $1,900 in rent. They believe Hamilton is a great secondary market because of its proximity to the GTA, its lower Danny Iannuzziello Skyview Realty
property prices and rising rental rates. They suggest the future trend will be a continued expansion out from the GTA.
Some of the factors for growth in Hamilton’s rental market that have caused the increase in applications from GTA commuters are: • Continued rise in immigrants and international students • Transportation improvements • Education emphasis • Health care reputation • Employment opportunities • The Hamilton culture appeal
They discussed the changes in the types of tenants, and how the ‘renter’ stigma is disappearing with the Millennial mindset (Transient Nature, Now vs. Future). Because ownership costs continue to outpace rental costs, people are renting longer, creating bidding wars on rentals and causing rental rates to rise 4% (2017 to 2018). Today’s tenants are knowledgeable about their rights and are willing to exercise them. They want to be accepted over other applicants and have gone so far as to create tenants’ resumes to add to the rental applications. Overall, they believe the Ontario rental market remains strong and competitive and Hamilton is well poised for continued rental market growth. They believe building values will continue to rise due to continued buyer demand and growth opportunities.
rentalhousingbusiness.ca | 47
President’s message – Ushering in positive housing reforms in 2019 It’s safe to say that 2018 was quite a year for the rental housing industry. We saw some positive changes with the Ford government’s removal of rent control for new units. However, one area of concern centres on the excessively long wait times for hearings at the Landlord and Tenant Board. Wait times have lengthened from 25 business days to 10 weeks and, as a result, small landlords are having trouble paying their mortgages. Last fall, the government announced consultations into topics such as barriers to new housing supply and ways of increasing the Board’s efficiency. In response, the presidents of provincial landlord associations, including LPMA, banded together and are working on submissions. The government set a deadline of January 25. We also hope the government will continue to help with affordable housing as more tent cities for the homeless pop up across Ontario. - Lisa Smith, President
Landlords’ livelihoods threatened by shortage of LTB adjudicators Landlord advocates are sounding the alarm about excessively long wait times for eviction hearings at the Landlord and Tenant Board. The Board’s wait times of 25 business days have doubled and, as a result, many landlords are teetering on the edge of financial disaster while the tenants they’re trying to evict live rent-free. The problem centres on a shortage of adjudicators needed to conduct hearings and clear the backlog of cases waiting to be heard. “They (landlords) will lose their property,” said London lawyer Joe Hoffer. “It’s really the backlog that creates the risk for landlords. That backlog is completely artificial.” The current wait time for a hearing before the Board is 10 weeks for all application types, said Vanessa Campbell, communications advisor for Social Justice Tribunals Ontario (SJTO). The SJTO is comprised of eight tribunals, including the Landlord and Tenant Board.
In the annual SJTO 20172018 report, published last October, Michael Gottheil, outgoing executive chair, stated that the provincial election “worsened the situation Joe Hoffer by delaying appointments or limiting appointment extensions to six months. As a result, several of our experienced adjudicators left before their final term expired for other opportunities, and several vacancies have yet to be filled.” In 2017-2018, the Board received 80,791 applications, which includes landlord, tenant and co-op applications. Of those, 59 per cent were to terminate a tenancy and evict due to non-payment of rent. Historically, the Board has managed its workload with 45 full-time and eight to 10 part-time adjudicators, who are appointed by the Lieutenant Governor on the recommendation of the Attorney General, Campbell said. However, as of January 1, 2019, that number has fallen to 33 full-time and four part-time adjudicators. The Board is hoping to have new adjudicators in place early in the new year. However, Hoffer said there was no guarantee that qualified people would be appointed and it could be months before the actual appointments start to flow. Landlords who want to evict tenants must give them a Notice of Termination. That can be done as early as the day after they fail to pay the rent on time. Once the required 14-day notice period has passed, landlords can then file an application with the Board seeking a judgment for tenants’ rent arrears, with eviction as the consequence of continued failure to pay. Staff at the Board office then process the applications and assign hearing dates.
rentalhousingbusiness.ca | 49
Tenants currently often owe three or four months of rent arrears before landlords even have a first appearance at the Board, Hoffer said, instead of two months at most previously. There are also options for tenants to seek adjournments and delay the matter further. “Before you know it, you can be easily into five or six months of lost rent. For landlords, that has an immediate impact,” he said. Daryl Chong, President of the Greater Toronto Apartment Association (GTAA), said the eviction process needs to be more efficient. “A responsible landlord acting professionally still encounters a four- or five-month process to evict a tenant who is in arrears.” Under previous legislation, for applications based on rent arrears, a default eviction order was issued unless the tenant filed a defence within five days of service of the initial application. “Reinstating the default process would streamline the process and reduce the overhead costs of the LTB,” Chong noted. Tony Irwin, President of the Federation of Rental-housing Providers of Ontario (FRPO), said the organization communicated its concerns to the provincial housing minister in September and is working behind the scenes on behalf of Tony Irwin the rental-housing industry. It’s beneficial to landlords and tenants to have their matters resolved more quickly while ensuring that tenants can present their case and argue their position. “But, at the same time, when you’re starting to see a system where it takes five or six months to have a matter such as non-payment of rent resolved, I don’t think that’s in anyone’s interest,” Irwin said. FRPO published a report in 2011 titled Justice Denied: Ontario’s Broken Rent Dispute Process. The report showed that most provinces had more efficient processes and didn’t take as long to schedule hearings as Ontario. In other provinces, such as New Brunswick, no hearings were held for nonpayment of rent. Many tenants don’t appear at their hearing, which wastes time and staff resources, Irwin said. Unless tenants intend to appear, there is no sensible reason to schedule a hearing. “Like everything, it’s finding the right balance between both the tenant and landlord. But based on our report in 2011, and what we’re seeing now, the balance is way out of whack and we need to look at what’s been going on,” Irwin noted. All tenants suffer as well because the costs incurred by non-paying tenants are passed to all of the other tenants through higher rents.
50 | January 2019
Ontario could look at other jurisdictions and determine how to resolve issues more quickly and minimize costs and stress, “which are made far worse by the length of time it takes to resolve these matters,” Irwin said. The statutory timelines, such as the 14-day notice period, could also be shortened to smooth the process. Hoffer pointed to an eviction application he filed in mid-December, 2018 on behalf of a landlord to recover $950 rent payable for each of November and December, which constitutes arrears of $1,900. Due to a shortage of Board members to process applications, a hearing was scheduled for March. If the tenant continues to avoid paying rent, the landlord will be owed $4,750 by the hearing date, including the rent for January, February and March. “The judgment for that amount, assuming the hearing actually goes ahead that day, will most likely not be recoverable,” Hoffer said. “For a small landlord, the mortgage payments and utility bills for that five-month period, and for the subsequent enforcement period, which can run into the end of April, will come out of the landlord’s pocket.” Hoffer said the Board is allocating additional cases to each docket to help process the backlog; however, that move increases the likelihood that scheduled hearings will be adjourned because there is insufficient time to deal with all the cases that day. Beyond the overdue rent, there are financial impacts for tenants. For example, once the landlord files an application, the rent is due along with the $190 filing fee that the landlord has paid. Ultimately, if the Board grants an eviction order, the landlord applies to the sheriff to carry out the eviction and another $330 is added to the bill. If the
tenants want to avoid eviction, they have to pay everything, including the sheriff’s fees, resulting in increased financial liability for them. “Any of these delays increase the prospects for a tenant to simply give up and drag things out as long as they can before they’re forced to move elsewhere,” Hoffer said. As a result, landlords are bypassing good tenants with shaky financial circumstances. They can’t afford to take a chance, only to find it will take months to evict them due to the backlog if that course of action becomes necessary. Affected tenants include those whose income is derived from social assistance or disability payments, even though the majority are reliable and know how to prioritize their rent payments. “It’s discrimination for the landlord to refuse to rent to them, but the landlord has to make a choice between taking a risk that is going to be very costly if they lose their bet and potentially they’ll lose a good tenant,” Hoffer said. Last fall, Minister of Finance Vic Fedeli announced consultations into topics such as barriers to new housing supply and ways of increasing the Board’s efficiency. The presidents of provincial landlord associations, including FRPO, GTAA and LPMA, are working on submissions. The government set a deadline of January 25. Irwin said the new government understands the difficulty in finding affordable housing. “We’re hopeful, because of that, that the government will make some positive changes to housing policy that will benefit everyone. That’s our objective and we’re optimistic about where the government will go on this,” said Irwin.
London Property Management Association (LPMA) is a non-profit organization, located in London, Ontario, Canada, that provides information and education to landlords. LPMA represents the interests of both large and small property owners. The association has more than 400 landlord members representing approximately 35,000 rental units. Membership is open to landlords and property management professionals who own or manage one or more residential rental units.
Sign up online or call Rebecca David. Ph: 519-672-6999 Web: www.LPMA.ca
rentalhousingbusiness.ca | 51
Presidentâ€™s message The Waterloo Regional Apartment Management Association greets 2019 with its newly elected Board of Directors, each of whom represent a spectrum of interests in real estate and rental housing provision.
WRAMA BOARD OF DIRECTORS 2019
Andrew Macallum, President
James Craig, Vice President
George Dube, Treasurer
Lars Sterne, Past President
Not pictured: Directors At Large Veronika Mitchell Rose Bradley Julie Popesku John Lawrence Sandra Knapp, Administrator Conner Godin, Marketing Manager Darlene Rehman, Secretary
WRAMA is proud to have hosted a number of experts and guest speakers over the past two events that ended 2018 and kicked off 2019! The association welcomed Chris Evans and Brian Dietrich from SAFEsystem. Mr. Evans described how his experience as a firefighter in Waterloo Region helped in the development of SAFEsystem, an Emergency Lock Box Network that integrates modern technology into current lock box programs.
Chris Evans (right) and Brian Dietrich flank the SAFEsystem screen.
Peter Miller, Director At Large
Larry Smith, Director At Large
He explained that his product dramatically removes the current threat of malicious removal, which can cause a huge expense in re-keying. It also reduces patient contact times and damage caused by forcible entry. More information can be found at www.safesystem.ca. Jeffrey Schumacher is the Supervisor, Housing Programs and Development for the Region of Waterloo and spoke to the different housing initiatives available to residents. Much of the presentation discussed the Secondary Suite Program made available through Ontario Renovates funding. This program requires a 15-year commitment to provide housing that must remain at 80 per cent market rent.
rentalhousingbusiness.ca | 53
On Monday, December 10, 2018, WRAMA was grateful to have had the opportunity to present at a City of Waterloo Council Meeting. With hopes of raising important questions and provoking dialogue about residential rental licensing and its inception eight years ago to how it impacts the current landscape of rental housing provision today, Council was asked to consider that almost every candidate running for Regional, Municipal and Township councils during the fall election had mentioned housing as a platform priority during their campaigns. With housing, affordable housing and affordability of housing regularly making headlines, WRAMA offered Concerns, Facts and Sources to help engage the conversation. Eleven items were provided as considerations to the residential rental licensing program, which has been regarded as unfair and a duplication of laws that currently exist at all three levels of government. The 11 points included support that the bylaw is indeed a tax. Additionally, it contradicts the current Police Record Checks Reform Act. The Waterloo “tax grab” was recognized by the Landlord and Tenant Board in a landlord’s application for an above guideline rent increase (AGI) based on the levy of the licensing fee as an extraordinary cost in “municipal taxes and charges.” The rent increase resulting from Waterloo’s license fee levies was 6.0% plus the Guideline increase of 1.8%, for a total of 7.8% (on average about $70.00 per month increase in monthly rent). Two tenants, funded by the Province of Ontario, appealed the Board’s decision to the Divisional Court and Cohen Highley Lawyers defended the landlord’s position seeking a dismissal of the appeal. The Divisional Court (2017) dismissed the tenants’ appeal and awarded the landlord legal costs of $7500.00. The Police Record Checks Reform Act, passed in December 2015 by a vote of 93-0 at Queen’s Park, became law on Nov. 1, 2018, fundamentally changing the rules around what police can tell prospective employers, volunteer agencies and foreign governments about Ontarians. The legislation was prompted by The Toronto Star’s Presumed Guilty investigation, which revealed tens of thousands of Canadians have records in police databases, despite never having been convicted of a crime. The investigation showed disclosure of those records has undermined careers and educations, crushed ambitions and limited international travel. In many cases, it ruined lives. With these 11 points in mind, WRAMA respectfully called upon City of Waterloo Council for the following three actions: • Include the Waterloo Regional Apartment Management Association as a viable partner in addressing rental housing issues in the city • Establish an independent task force to review the rental licensing by-law and its impact on the community, rental housing providers and affordable housing efforts • Provide relief and cancel the rental licensing by-law required costs & documents and rely on existing federal, provincial & municipal law and policy to achieve housing standards and code compliance The proposed 10-year licensing fee structure was subsequently passed unanimously by Council.
54 | January 2019
Season’s greetings – Tax season, that is Whoever said that “Canada has five seasons!” forgot Tax Season. As municipalities begin the new year with budget deliberations, the setting of property taxes, and ritual whittling down of increases, let’s take a moment to peek into the complexity of Ontario property taxes. Here in Waterloo Region, there’s a movement afoot to redress an imbalance in the property tax system, led by John MacDonald Architect. Like many municipalities across Ontario (with the exception of Barrie, Bruce County, Muskoka and York Region), the Region of Waterloo has a behindthe-scenes tax multiplier (the “Tax Class Ratio”) for multi-residential properties (7+ units) built before April 1, 2001. These older properties are taxed at 1.95 times their newer multi-res brethren and other classes of residential property. This situation is a hold-over from earlier years. At the turn of the Millennium, the Province instructed municipalities to lower the multi-residential tax ratio (Waterloo Region’s was then at 3.24) to be within a Fairness Ratio of between 1.0 and 1.1. For a decade, progress was made, but the municipal components of the rate have been stalled since 2010 at 1.95. The education portion (set by the Province, and about 8% of total tax) is already at 1.0. It’s a complex subject, but an important one. It has ramifications for the affordability of housing options and the rental market, and may be a factor that inhibits property owners from renewing older units. If you’d like to assist the effort, or want to know more, contact john@ johnmacdonaldarchitect.ca. By John MacDonald – JMA
Market survey results Rental demand in the Census Metropolitan Area of Kitchener-Cambridge-Waterloo (KCW CMA) grew this past year. One indication of this is that average rents among structures common to the CMHC’s annual Rental Market Survey in 2017 and 2018 increased by 5.7%, which is higher than the 2.3% annual growth experienced historically over the past decade. Higher borrowing costs and elevated prices are contributing to affordability concerns, keeping some potential homeowners in the rental market for longer. Despite growing demand, the overall vacancy rate in KCW CMA rose from 1.9% in 2017 to 2.9% in 2018. This was mainly due to the large rental supply increase over the last two years, just under two-thirds of which are two-bedroom units. The overall vacancy rose due to the increase in 1-bedroom and 2-bedroom units; however, the vacancy rate for 3+bedroom units actually fell from 3.1% to 1.7%, the lowest rate it has been since 2001. This suggests that there is growing demand for larger rental units – units capable of hosting larger households, such as families. Looking ahead, certain demographic trends suggest that vacancy rates will remain relatively low in the short term. The KCW CMA population continues to grow, and has actually been increasing faster over the last three years. In particular, international students are a segment of the population sure to continue adding to rental demand. The rising proportion of seniors in KCW CMA will also support rental demand. By Jennifer Y. Tsao – Senior Analyst, Economics, CMHC
Discover the benefits of being a member of our association The mission of the Waterloo Regional Apartment Association is to actively and positively develop and sustain the integrity of its members’ business – the provision of private residential rental accommodation – in Waterloo , Kitchener, Cambridge, Guelph and surrounding areas. To view the full range of valuable property managment resources we offer to our members, or to apply online go to http://wrama.com/, or contact WRAMA at 519-748-0703.
rentalhousingbusiness.ca | 55
Claims for undue damage to units provided for Housing First By John Dickie, EOLO Chair
As reported in earlier issues, the City of Ottawa has substantially improved the Rent Supplement program to obtain more landlord take-up. Improvements include higher maximum rents that vary with household size, one-time commitments and paying reasonable costs for the repair of excess damage to units. Recently, the City has introduced a separate program to pay reasonable costs for the repair of excess damage to units occupied by clients of the Housing First program, who receive ongoing social service supports from various agencies, such as the Ottawa Mission and Options Bytown. Those units are sometimes rented through the Landlord Partnership Program. The City consulted with EOLO about the terms of the new program, which is known as the Landlord Damage Fund (LDF). The LDF can reimburse a landlord for significant damage, whether or not the tenant still resides in the rental unit. When they assist clients to rent a unit, the Housing First Case Managers will complete a move-in checklist and take photos of any existing damage. They will encourage their clients (i.e., Housing First tenants) to report maintenance and repair needs as the tenancy unfolds. With the tenant’s specific consent, the case manager can communicate with the landlord directly. Upon termination of a tenancy, the agencies’ case managers are to complete a move-out checklist and take photos of any damage. The landlord may make a claim within one month of becoming aware of damage beyond normal wear and tear or turnover
needs. (Normal turnover needs would include cleaning appliances, or painting over holes from hanging pictures). The damage may have been done by the tenant, guests or home takeover perpetrators, and it can include extreme cleaning, and cartage due to hoarding. The repair work must be modest and of similar quality/standards as the items being replaced or repaired, returning the property to the same condition as when the tenant moved in. If the landlord chooses to make an upgrade while repairing the damage, estimates must be provided for both the restoration and the upgrade. The City will only reimburse up to the cost of the restoration. The repair work can be done by the landlord’s own staff, and in that case the landlord must provide an invoice specifying the number of staff hours, and the staff’s hourly rate. If the landlord has an HST number, this must be shown on the invoice. Photographs are required both before and after the damage is repaired. The claim must be submitted to the City using Form 4 – LDF – Landlord’s Damage Claim form. The claim must include either two estimates (if made before the work is done), or an actual invoice (if made after the work is done). The City will ask the agency to compare the claim with their records of any damage, and may inspect the unit. The City will then decide whether and how much to pay, and provide its decision in writing. With this new program, renting to a challenging tenant through the Landlord Partnership Program should be significantly better in all ways than renting to a similar
rentalhousingbusiness.ca | 57
tenant who lacks the Housing First case management supports. Questions can be directed to Etienne Westlake, Program Coordinator, City of Ottawa, Housing Services, Homelessness Programs and Residential Services Branch at (613) 580-2424, Ext. 24857 or Etienne.Westlake@Ottawa.ca. EOLO hopes that the new program will assist landlords in making the decision to provide rental units for the Landlord Partnership Program, thereby contributing to the reduction of chronic homelessness in Ottawa.
Ten Year Housing and Homelessness Plan review Five years ago, the City of Ottawa adopted its first Ten Year Housing and Homelessness Plan. EOLO worked with the City and many other housing sector groups in the development of that plan. The City is now in the process of refreshing the plan, and EOLO is again participating in the process. Under provincial law, the plan needs to include: • Assessment of current and future housing needs • Objectives and targets related to housing needs • A description of the measures proposed to meet the objectives and targets • A description of how progress toward meeting the objectives and targets will be measured The plan is to be informed by broad consultation including those with lived experience (i.e., people who have experienced homelessness or housing need). As part of the consultation, the City intends to inform and educate stakeholders and improve the public’s understanding of the plan, the housing sector and housing services. The City wants to learn more about barriers to progress, including regulatory barriers, to be able to eliminate or reduce them. (One example is the introduction of the Landlord Damage Fund, which is to address the issue that landlords are reluctant to rent to certain tenants because landlords believe the risk of unit damage is elevated, a concern that EOLO has been advancing for several years. See the article above.) Along with other speakers and topics, EOLO will invite the City to address the Housing and Homelessness Plan review at EOLO’s Education event on March 19, 2019. Learn about what’s in the plan, and provide your input on how the plan can be improved going forward!
58 | January 2019
New supportive and affordable housing The City of Ottawa recently announced the recipients of funding for new supportive and affordable housing. A total of 46 units of supportive housing and 74 additional units of affordable housing are to be built with government subsidies of $16.8M, an average subsidy of $140,000 per unit. Here are the winning proponents and their projects.
John Howard Society of Ottawa John Howard Society of Ottawa (JHS) provides child and youth services, employment and training services, and adult justice programs to both men and women who have come into conflict with the law, or who are at risk of doing so. Since 2009, JHS has provided Housing First supports and services to chronically homeless men, women and youth. Funded in large part with $6M from the Province’s Home for Good program, the new building at 289 Carling Avenue will consist of 40 self-contained apartment units with on-site supports for transitional-aged youth and adults, and single men and women, as well as JHS’s central office.
DeafBlind Ontario Services DeafBlind Ontario Services helps individuals who are deafblind increase their independence and improve their quality of
life through specialized services. DeafBlind Ontario Services will receive $850,000 to construct a six-unit congregate living residence in Vars with intensive supports and specific accessible features for visual, auditory and physical impairments.
King’s Daughters and Sons Apartments Inc. The new building being constructed by the King’s Daughters and Sons Apartments Inc. (KDS) at 567 Cambridge St. will address seniors’ affordable housing needs through additional affordable units. KDS will facilitate aging in place and independent living by working with partners to provide health-related support services on-site for low-income seniors. Funding was already in place for 30 units, but an additional $2.4M has been allocated for 20 more units.
Ottawa Community Housing Ottawa Community Housing (OCH) will replace end-of-life-cycle row housing at 811 Gladstone Avenue with a new, 140-unit midrise apartment building. The building will include stacked townhouses along Balsam Street to accommodate households with children. This is the first phase of a larger redevelopment plan for OCH’s Rochester Heights community. Funding was already in place for 86 units (including 30 for seniors), but an additional $7.6M has been allocated for 54 more units.
BECOME AN EOLO MEMBER NOW! EOLO invites Ottawa area landlords to join the organization. Have your interests and concerns heard, and benefit from EOLO’s support. As an EOLO member, you will be able to: • Receive
prompt emails of relevant City rule changes
two networking receptions a year
two free education events a year
Receive all 6 annual issues of RHB Magazine with current developments, City and provincial funding programs, and landlord-tenant laws.
To apply for membership, go to www.eolo.ca, download the membership application form and send it to us at the contact info on that website.
rentalhousingbusiness.ca | 59
RHB, RHB Magazine, Regional Association Voice, RAV, HDAA, LPMA, WRAMA, EOLO