Canada’s #1, most widely read publication for Apartment Owners, Managers and Association Executives
Vol.7 No.2 April 2014 rentalhousingbusiness.ca
RENTAL HOUSING BUSINESS
Ready. Set. Grow!
Industry Trivia
Association Spotlight: SRHIA
Energy Management in Rental Properties
National Outlook: RHB Edition
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hen you read this, CFAA will have met again with the Conservative Housing and Construction Caucus. Our presentation educates MPs about rental housing and why little new purpose-built rental housing has been developed over the last decades. Since the main problem is the unfavourable federal tax situation, improving that is the key way to solve the problem. CFAA is also excited to produce an improved Rental Housing Conference, in Vancouver from June 9 to 11. Rather than addressing rental investment on day one and rental operations on day two, this year’s conference covers both broad topics on both days. Instead of two streams of topics per day, there will be three. As well, CFAA has arranged for four key note speakers, two per day, to add more energy to the conference. Benjamin Tal will be back with his always-entertaining economic update. Also on June 10, Michelle Ray will address the issues in leading our multigenerational workforce and customer base. See the preview of her talk at pages 24 and 25. On June 11, we will welcome Lisa Trosien, the Apartment Expert, to speak about the human factor in leasing. Michael Geller will address the development of new rental housing, including new incentive programs and the impact of new development on existing rental housing. Besides the keynote speakers, CFAA will present more than 50 experienced landlords, consultants and suppliers, in a total of over 30 education sessions. Speakers will address topics of relevance to landlords of all sizes on both days.
after-party hosted by Wyse Meter Solutions, all at the Vancouver Lookout Tower (June 10); two full days of educational sessions; and lots of networking opportunities. More details are set out in National Outlook, following page 24. National Outlook includes an article by Daniel Chodos on human rights issues in employees’ requiring time off or flexible hours to provide child-care or elder-care. Elsewhere in RHB Magazine you will find a profile of the Saskatchewan Rental Housing Industry Association, and another one of Akelius Canada, based in Toronto. Still available from CFAA is the Rental Housing Employee Compensation Survey for 17 cities or areas across Canada, which includes both building-based and head office positions. For details about the compensation survey, or the 5th annual CFAA Rental Housing Conference, visit www.cfaa-fcapi.org or telephone 613-235-0101 (between 9:00 and 5:00 Eastern time). We look forward to hearing from you!.
John Dickie John Dickie, CFAA President
The Conference will include the building innovations tour (during the afternoon of June 9); a reception and supper, and an
CFAA Member Associations Eastern Ontario Landlord Organization (EOLO) www.eolo.ca P: 613-235-9792
London Property Management Association (LPMA) www.lpma.ca P: 519-672-6999
Federation of Rental-housing Providers of Ontario (FRPO) www.frpo.org P: 416-385-1100, 1-877-688-1960
Manufactured Home Park Owners Alliance of British Columbia (MHPOA) www.mhpo.com P: 1-877-222-4560
Greater Toronto Apartment Association (GTAA) www.gtaaonline.com P: 416-385-3435
New Brunswick Apartment Owners Association (NBAOA) www.nbaoa.myidealhome.com P: 506-640-1460
Hamilton & District Apartment Association (HDAA) www.hamiltonapartmentassociation.ca P: 289-440-3185
Professional Property Managers’ Association (of Manitoba) (PPMA) www.ppmamanitoba.com P: 204-957-1224
Investment Property Owners Association of Nova Scotia (IPOANS) www.ipoans.ns.ca P: 902-425-3572
Landlord BC www.landlordbc.ca P: 1-888-330-6707
Kingston Rental Property Owners Association (KRPOA) www.kingstonrentals.com P: 613-572-7276
Vancouver Office (formerly BCAOMA) www.bcaoma.com P: 604.733.9440, 1-877-700-9440
Victoria Office (formerly ROMS BC) www.romsbc.com P: 250-382-6324, 1-888-330-6707 Saskatchewan Rental Housing Industry Association (SRHIA) www.srhia.ca P: 306-653-7149 Waterloo Regional Apartment Management Association (WRAMA) www.wrama.com P: 519-748-0703 The Canadian Federation of Apartment Associations represents the owners and managers of close to one million residential rental suites in Canada, through 13 apartment associations and direct landlord memberships across Canada. CFAA is the sole national organization representing the interests of Canada’s $480 billion rental housing industry. For more information about CFAA itself, see www.cfaa-fcapi.org or telephone 613-235-0101
TABLE OF CONTENTS
Jordan Milewicz, President, Akelius Canada Ltd. (Page 10)
10 31
AKELIUS CANADA LTD. While some business strategies are more successful in one market than another, quality crosses international boundaries. Akelius Canada Ltd. has successfully imported its particularly European style of condo-quality apartments to Toronto’s rental housing market, and has made a name for itself in a relatively short time..
8 22
Test your rental housing knowledge against your peers to see how well you know your industry.
ENERGY MANAGEMENT IN RENTAL PROPERTIES Building owners and landlords are often very proactive in finding ways to reduce energy costs. A utilities monitoring system is one tool that can help with reducing energy usage that has not seen as much uptake as other technologies.
CFAA Conference: Special Preview The CFAA brings together the rental housing industry across Canada to Vancouver on June 9-11, 2014. It features keynote speakers, several topic streams, education sessions, numerous networking opportunities and much more.
RHB Industry Trivia
26
Association spotlight: SRHIA Learn more about SRHIA’s role in serving its membership, as well as the issues and challenges facing this regional association.
April 2014
NATIONAL OUTLOOK
RHB EDITION
CFAA Rental Housing Conference to include 31 education sessions In June, 2014 CFAA will host its annual Rental Housing Conference in Vancouver. The program includes 31 different education sessions organized into six topic streams. The conference begins on Monday afternoon, June 9, with a tour of innovative rental buildings in Vancouver.
CFAA’s
On Tuesday, June 10, presentations will focus on investment in rental housing, and managing employees. The investment streams will include: s "ENJAMIN 4AL S %CONOMIC 5PDATE
The stream on managing employees will cover:
s -AJOR RENTAL ASSET SALES IN MARKETS ACROSS #ANADA
s (IRING AND EMPLOYMENT CONTRACTS
s %XECUTIVE 2OUND 4ABLE AND A ROUND TABLE FOR )NDEPENDENT Rental Owners
s /RIENTATION AND EVALUATION
s -ICHELLE 2AY ON (OW TO ,EAD AND 3UCCEED SEE THE ARTICLE starting at page 24, opposite) s 4OPICS FOR )NDEPENDENT 2ENTAL /WNERS SUCH AS HOW TO grow a portfolio, and due diligence for purchases s )NTEREST RATES AND LENDING CONDITIONS
al Nationok Outlo dition
s ! (EALTH AND SAFETY UPDATE s 3OCIAL MEDIA FOR EMPLOYEES s 3UPERVISING AND JOB DISCIPLINE June 10 will end with the CFAA supper and the Wyse AfterPARTY AT THE 6ANCOUVER ,OOKOUT 4OWER /VERLOOK BEAUTIFUL 6ANCOUVER IN THE DAYLIGHT DUSK AND DARK WHILE YOU NETWORK WITH COLLEAGUES AND ENJOY GOOD FOOD DRINKS AND COMPANY
RHB E
continued on page 3
In National Outlook (Digital edition) Available at www.cfaa-fcapi.org
Medical marijuana in rental suites New prostitution law proposed
Childcare and eldercare: the human rights challenges for employers By Daniel Chodos
Recently, demographic shifts have presented challenges for employers in the areas of childcare and eldercare. In several recent cases before Canadian human RIGHTS TRIBUNALS AND ARBITRATORS THESE ISSUES HAVE TAKEN CENTRE STAGE 4HE NET effect for employers across the country is a renewed emphasis on appropriate dialogue with employees who request accommodations to care for their children or their elderly parents. )N $EVANEY V :26 (OLDINGS )NC (24/ #AN,)) THE (UMAN 2IGHTS 4RIBUNAL OF /NTARIO WAS ASKED TO CONSIDER WHETHER IT WAS DISCRIMINATORY TO TERMINATE A YEAR EMPLOYEE WHO MISSED A GREAT DEAL OF WORK TO CARE FOR HIS ailing mother. At the hearing, the employer relied on an older line of cases which continued on page 6
National Outlook - RHB Edition 1
NATIONAL OUTLOOK National Outlook, the newsletter of the Canadian Federation of Apartment Associations (CFAA), provides political news, policy updates, association news and other information to keep rental housing providers up to date and ready for future opportunities and risks.
CFAA RENTAL HOUSING CONFERENCE 2014
REGISTER NOW! June 9 - 11, 2014 Sheraton Vancouver Wall Centre Hotel
Don’t miss Benjamin Tal’s Economic Update and CFAA’s other great keynote speakers, Michelle Ray, Michael Geller and Lisa Trosien, as well as more than 50 landlords, consultants, suppliers and other experts Building Innovations Bus Tour - June 9 Investment and Managing Employees topics - June 10 Vancouver Outlook Supper and After-party - June 10 Rental Operations and Investment topics - June 11 For more details, visit our website www.cfaa-fcapi.org or call CFAA: 613.235.0101 Hotel deadline May 19 - Final registration deadline June 3 Organized by CFAA with the support of LandlordBC.
Editor’s Note
I
was pleased to read an article in a local newspaper about a new rental housing project in the GTA, which RHB Magazine covered several issues ago. It’s nice to see that the mainstream media is becoming aware of what we already know – the rental housing industry is growing and thriving in our market. And, of course, we are ahead of the game when it comes to rental housing, as is evidenced in this month’s issue. Our main feature profiles Akelius Canada Ltd. This is a real coup for our magazine, as this is the first time that the organization has been profiled in any publication in Canada. Akelius Canada is owned by Akelius Foundation, which manages more than C$7.7 billion in assets and serves 20,000 clients in 60 countries. The company has imported its particularly European style of condo-style apartment living to Toronto and the Canadian rental housing scene. While Akelius Canada has only been here for three years, it has already made a name for itself by changing how people view rental housing and providing a higher level of service. We also have an article on energy management in rental properties. The utilities monitoring system is an often overlooked technology that can help landlords to track and improve energy usage, while submetering is much more in demand as a way to reduce a building’s overall energy costs. For the second consecutive year, RHB Magazine is the exclusive media partner at Landlord WEBCON, which takes place on May 8 at Pearson Convention Centre in Toronto. A new feature at this year’s WEBCON, and exclusive to us, is the RHB Launch Pad, which enables industry suppliers to introduce their new technologyrelated products or services. RHB Magazine is also the exclusive media partner for CFAA’s Rental Housing Conference, which takes place at the Sheraton Vancouver Wall Centre Hotel in Vancouver, BC on June 9-11. This year’s conference four keynote speakers, six topic streams, a building innovation bus tour, the popular Wyse after-party and trade show, and much more. Check out the magazine for more details. Make sure that you sign up to read RHB Newsreel, which features industry headlines, market updates and the latest trends. Don’t forget to read the rest of the magazine, including our new trivia contest on page 8, CFAA’s newsletter, National Outlook, and our association spotlight of SRHIA.
Vol. 7 No. 2 CO-FOUNDER, DIRECTOR
Juan Malvestitti juan@rentalhousingbusiness.ca
CO-FOUNDER, PUBLISHER
Marc L. Côté marc@rentalhousingbusiness.ca
EDITORIAL
David Gargaro david@rentalhousingbusiness.ca
CONTRIBUTING EDITOR
John Dickie, President CFAA jdickie@rentalhousingbusiness.ca
DESIGN
Thomas Calvert
PHOTOGRAPHY Mark Bezek
OFFICE MANAGER Kayla Clark
SUBSCRIPTIONS Canada: One year $27.00 Elsewhere: $39.00 Single copy sales: Canada $9.00 Elsewhere: $12.00 Opinions expressed in articles are those of the authors and do not necessarily reflect the views and opinions of the CFAA Board or management. CFAA and RHB Inc. accept no liability for information contained herein. All rights reserved. Contents may not be reproduced without written permission from the publisher.
P.O. Box 696 Maple, ON, L6A 1S7 416.236.7473 www.rentalhousingbusiness.ca
Enjoy the issue!
David Gargaro All contents copyright © RHB Inc.
To view the online edition of RHB, please go to www.rentalhousingbusiness.ca
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Industry Trivia Brought to you by:
New is our Industry Trivia, a fun way to test your rental housing knowledge. Topics range from politics to marketing and everything fun in-between! Have a go and let’s see who has what it takes; you may just win a free pair of tickets to a major industry event!
?
Top scoring sub missions will be entered into a draw to win two tickets to CFAA’s Rent al Housing Conference 20 14.
*
Congratulations
Dean Pandurov, Starlight Investments, winner of last issue’s Trivia. We hope you enjoy Landlord Webcon!
1. 2. 3. 4. 5. 6.
7.
RENTAL HOUSING What is the average rent in Canada for a one bedroom apartment? Which Canadian province has the highest vacancy rate?
POLITICS Since what year has the current Prime Minister been the Prime Minister? Which party is the Official Opposition?
LEGAL In your province what is the name of the statute (law) that governs residential tenancies? In your province, is a landlord effectively able to enforce a no-pets clause (without needing evidence of the negative impact of a pet on specific other tenants)?
MARKETING/SOCIAL MEDIA What is the maximum number of characters allowed within a single tweet?
Submit your answers now to www.rentalhousingbusiness.ca/IndustryTrivia
Jordan Milewicz, President, Akelius Canada Ltd.
10 april 2014
European style meets
Canadian living Some business strategies are much more impactful or successful in one country or market than another. But quality is one factor that crosses international boundaries. Akelius Canada Ltd. (the organization’s Canadian arm) has made this feature their calling card in every building and unit. The company has successfully imported its particularly European style of condo-quality apartments to Toronto’s rental housing market, and has made a name for itself in a relatively short time.
[ Akelius ]
Background and history Roger Akelius was a successful entrepreneur when, in 1994, he purchased a real estate portfolio in Sweden, which became Akelius Fastigheter AB, eventually growing it to 24,000 rental units. In 2006, the company entered the German market, following the Swedish model and growing that portfolio to 16,000 rental units. Today, Akelius Invest Ltd., which is owned by the Akelius Foundation, manages more than C$7.7 billion in assets and serves 20,000 clients in 60 countries. In June 2011, the company formed Akelius Canada Ltd. with the purpose of entering Canada’s rental housing market. Ownership decided to focus on Toronto, as they felt that it was the right time and place to make their entry into the Canadian marketplace. The company decided to follow the same business model that enabled it to grow so successfully in Sweden and Germany, which involved buying C-level properties in A- and B-level locations in larger cities.
he worked his way up from asset management, eventually becoming regional manager, where he oversaw three cities out of Akelius’ Munich office. In 2011, Jordan was promoted to president of Akelius Canada, making him responsible for all aspects of setting up and running the organization, which included human resources, property purchases, and asset management. “My role was to oversee Akelius’ entry into the Canadian market by bringing what I learned on the job in Germany,” said Jordan. “I learned a lot about what to do, and not to do, about purchasing and managing properties in different types of markets. Akelius wanted me to take this particular knowledge and experience and apply it to the Canadian style. Now that we have 18 people in our office, I can share these responsibilities with the appropriate personnel and focus on my task of running the company.”
“Our approach to upgrading rental units is to compete with condos is quite common in Germany but few companies are doing what we’re doing in Toronto or Canada. First Class ensures that every unit in every market is designed with the same look and feel, and we work diligently to create the highest quality of living standards for our tenants.” “We determined that, in 2011, Canada had a stable economy and Toronto was a good, mature market for purchasing rental properties,” said Jordan Milewicz, President, Akelius Canada Ltd. “Our goal is to assess and purchase properties in good locations, and that will enable us to achieve market rent. We’ll then upgrade those buildings to meet our standards.” Akelius Canada’s first purchase in 2011 was a 16-unit rental property in the Yonge and Lawrence area of uptown Toronto. Since then, the company has grown its portfolio to more than 1700 units across 22 properties throughout Toronto. Its most recent purchase was two properties with 48 units on Isabella Street near Yonge and Bloor. Before he joined Akelius Canada, Jordan Milewicz studied real estate and worked in a small boutique property management firm, where he had various roles, including asset management, property management, leasing, and sale of properties. After joining the organization in 2008,
12 april 2014
Establishing higher quality buildings When Akelius Canada purchases and takes ownership of a building, it engages in a thorough review and conditioning process to identify and assess major and minor issues. The company will determine what needs immediate repair or upgrade, such as leaking roofs or faulty HVAC equipment, and what can wait until it makes sense, such as making apartment upgrades when tenants move out. Management will meet with tenants to identify any outstanding issues or requests, and work with them to reduce disturbances as much as possible. Akelius Canada’s approach to providing higher quality rental living is known as First Class. Its goal is to equip every building across all markets in every country with condo-quality building décor, suite design, and amenities so that they all have the same “Akelius feel.” First Class means that everything, from renovations to operations, is
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[ Akelius ]
geared toward providing tenants with a higher-end product and experience, and to compete with the condo market as well. “Once we’ve taken care of the major issues, we’ll upgrade hallways and lobbies to meet our standards,” said Jordan. “First Class outlines how every apartment should look and feel, such as colours, materials, hardware, equipment, and so on. We’ll upgrade units when tenants move out, and ensure a condo quality experience when new tenants move in.” At the building level, First Class involves retrofitting every aspect that will improve efficiency and create a better building, such as replacing windows and upgrading mechanical components. Akelius Canada will provide amenities in smaller buildings that are often found only in large condo properties, such as fitness rooms. The company will also upgrade lobbies, corridors, and other common areas to ensure that their buildings have the signature look and feel of an Akelius property. They focus on integrating new or repurposed design elements to assure that public spaces are warm and welcoming. Akelius Canada’s commitment to its First Class philosophy extends to individual apartments. They invest in designing and furnishing suites with high-end appliances, fixtures, and finishes to create a classic, timeless look. Akelius uses customized materials in many aspects of unit design, such as high-grade hardwood floors imported from Sweden, Italian porcelain tiles, and European kitchen cabinets. High-end kitchen appliances are paired with superior fixtures and quartz countertops. Some units are also equipped with en suite laundries, which are relatively rare in rental properties. “Our approach to upgrading rental units to compete with condos is quite common in Germany, but very few companies are doing what we’re doing in Toronto or Canada,” said Jordan. “First Class ensures that every unit in every market is designed with the same look and feel, and we work diligently to create the highest quality of living standards for our tenants.” Raising the level of service Since its arrival on the Toronto rental housing scene, Akelius Canada has employed a third-party property management company to provide services to its buildings and tenants. Effective May 5, Akelius Canada will be moving its property management services in house under the First Class umbrella. While the change in property management has been amicable, the company decided to bring their property management services in house to make the process more efficient and more closely align those services with its philosophy. “Third-party property management companies have their own way of thinking and doing things that is different from our philosophy,” said Jordan. “They tend to lead to inconsistencies in service across
14 april 2014
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[ Akelius ]
buildings, as individual property managers are not always aware of each building’s particular issues. Decision-making on repairs tends to take longer than tenants expect, and some property managers are hesitant to make quick decisions when timing is an issue.” Now that Akelius Canada will be handling all aspects of property management for its buildings, tenants will be able to call one number for all services. The goal is to provide fewer steps for tenants, so that it is easier to reach the required service and get resolutions more quickly. Akelius Canada will be using the Yardi Voyager® software platform to manage all aspects of its property management services, including apartment leasing. When a tenant contacts an agent, he or she will direct them to one of three in-house departments: maintenance, accounting or property management. Maintenance is responsible for any service or repair issues, such as leaking pipes, furnace issues, and malfunctioning elevators, with the goal of addressing all issues within 24 hours or sooner for emergency issues. Tenants are directed to accounting when there are rental payment or other financial issues. Other requests that do not fall under either of these two categories, such as replacing carpeting in units or dealing with difficult neighbours, are directed to the property manager. Akelius Canada’s property management structure is based on its German model, which is quite different from the norm in the Canadian rental housing industry. The company’s property managers fall under the purview of its asset managers, and act as one of their arms rather than independently; they also take over tenant relations after being passed on by the leasing manager. Akelius’ property managers are not
responsible for accounting or maintenance issues, so they can focus on specific tenant matters, such as customer relations and handling move-ins and move-outs. “For example, a tenant might approach the property manager about changing a feature in their apartment for aesthetic reasons, such as replacing a worn carpet,” said Jordan. “The property manager will provide the tenant with several choices and negotiate the rent increase that results from replacing the carpet or installing hardwood. It’s a different role than is expected from the typical property manager, so we’ve been diligent in hiring the right people for the position.” First Class also applies to the company’s leasing arm, as they employ a professional team of leasing managers and agents to help bring its products (available units) to customers. Backed by its Yardi software platform, agents will develop web pages to highlight properties and units, hold open houses, and walk potential tenants through all steps in the rental process. Akelius Canada plans to work hard to ensure that all its employees, including its leasing agents, pay attention to the needs of their customers. “With the implementation of First Class and in-house property management, we will extend the service to our current tenants to ensure that they feel that they are getting the service they deserve,” said Jordan. “We have a responsibility to deliver basic human needs to our customers, which means providing housing that is clean, safe, and comfortable. And we expect to provide a high level of service so that we meet and exceed those needs.”
“We have a responsibility to deliver basic human needs to our customers, which means providing housing that is clean, safe, and comfortable. And we expect to provide a high level of service so that we meet and exceed those needs.”
16 april 2014
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Rental Housing Business 17
[ Akelius sidebar ]
Currently investing in Toronto and Montreal. Acquiring residential properties of 10 units or more.
Business concept entails:
ness concept entails:
ong-term ownership, evelopment, and management of sidential properties;
r Long-term ownership, development, and management of residential properties; r Generating constantly growing cash-flow; r Ensuring low financial risk through low loan-to-value ratios, fixed interest rates, and long periods of capital investments.
enerating constantly growing ash-flow;
nsuring low financial risk through w loan-to-value ratios, fixed usiness concept entails: terest rates, and long periods of apital investments.
Long-term ownership, development, and management of ocus is achieving the highest residential properties;
ity in allItsaspects its operations: focus is of achieving the Generating constantly growing highest quality in all aspects cash-flow; of its operations:
cquisitions in Class A and B Ensuringr Acquisitions low financial cations; in Classrisk A andthrough B locations; r Upgrades andratios, luxurious fixed renovations low loan-to-value
pgrades and luxurious renovations of common suites, and building interest rates, andareas, long periods of structures; f capital common areas, suites, and investments. r Providing First Class apartments and uilding structures; First Class service.
soviding focus is First achieving highest Classthe apartments uality in all aspects of its operations: nd First Class service. Akelius Canada, the Canadian branch Acquisitions in Class A and B of Akelius Apartments Ltd., is a rapidly-growing residential real estate firm based in Toronto. No interest in commercial properties. locations;
Upgrades and luxurious renovations 18 april 2014 of common areas, suites, and
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Rental Housing Business 19
[ Akelius ]
Growth strategy and future plans Akelius Canada employs a growth strategy that mirrors its counterparts in other countries. The company takes a buy and hold approach, where it purchases and improves its buildings for the purpose of long-term growth, only selling when necessary. This strategy is based on getting return on cash growth and growth in value, and it has resulted in a 12% annual return for the private firm. The goal is to double the size of the company every seven years. While Akelius Canada has followed the path laid out in Germany, it has had to adapt to the Canadian rental housing market. One of its challenges has involved working with contractors that understand what is required to upgrade rental properties to the company’s exacting standards, and then matching those standards to prices that make financial sense. While this has proven more difficult, the Canadian market has provided greater security and transparency in purchasing rental properties. “Purchasing properties is much more secure in Canada,” said Jordan. “When you try to buy properties in Germany, a vendor can change their mind or increase the price after you’ve already invested money in doing your due diligence. Here, contracts serve to protect
20 april 2014
your right to purchase, so you can choose to buy if the deal makes sense. Canadian brokers seem to have high professional standards in how they behave and do business.” Akelius Canada plans to remain in Toronto for the immediate future, and continue buying rental properties that meet its standards and criteria. Toronto is an attractive city, as it has a balance of economic resources, such as finance and IT. The company is aiming to reach a total of 10,000 units within the next two years, although there is no pressure to purchase or grow for the sake of growth. It is also looking to enter other A-level markets, such as Montreal, Calgary, and/or Edmonton; however, Toronto will continue to be its focus over the immediate term, as the organization has received great feedback from what it has achieved to this point. “Canada, and Toronto in particular, is a safe place to do business,” said Jordan. “We believe in doing business honestly and transparently, and having pride in what we are doing. As a result, we’ve developed a reputation and have met some great people who want to help us grow. We’ve found the right niche, and we plan to continue doing what has made us successful.” RHB
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Visit www.pwc.com/ca/realestate Lori-Ann Beausoleil Canadian Real Estate Leader 416 687 8617 / lori-ann.beausoleil@ca.pwc.com Š 2014 PricewaterhouseCoopers LLP, an Ontario limited liability partnership. All rights reserved. 3054-07-0414
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Rental Housing Business 21
[ Energy Management ]
Energy management in rental properties By David Gargaro
The rental housing market has always had a high sensitivity to energy costs. As a result, building owners and landlords tend to rely on handson activities to realize savings, and are often very proactive in finding ways to reduce those costs. This often involves upgrading systems that provide immediate returns in energy cost reductions. Landlords will often update lighting in common areas, such as parking garages, hallways and stairwells, and replace aging existing equipment, such as boilers and unit heaters, with more efficient models. However, one tool that can help with reducing energy usage, but that has not seen as much uptake as other technologies, is a utilities monitoring system. This system enables landlords to track electricity, natural gas and water usage in their buildings and compare the results against historical energy data. A utilities monitoring system can demonstrate that a boiler is using more fuel on a particular winter day as compared to previous years under the same weather conditions. This could indicate that the boiler needs recalibration or repair, and can have a significant impact on performance and operating efficiency. “Utility monitoring has enabled me to isolate energy efficiency problems by tracking usage in specific common areas,” said Jason Birnboim, Owner and President, Beaux Properties. “Being able to monitor my buildings’ electrical usage has inspired me to look for ways to improve efficiencies in other areas, which has resulted in the dual benefits of reduced consumption and reduced cost.” A utilities monitoring system can also track the building’s water usage and identify anomalies. When fixtures function properly, there should be nearly zero water usage during the early morning period after midnight.
22 april 2014
A utilities monitoring system can notify the landlord of abnormal water usage, which could indicate that a tap or toilet is running. The landlord can then post a notice about the issue in the elevators or around the building to inform tenants of the matter and ask for feedback instead of doing a building-wide suite inspection. “One of the key benefits of a utilities monitoring system is that it provides timely awareness of over-consumption of water or electricity, which enables landlords to correct the problem in a timely manner,” said Rick Williams, President, CARMA Industries. “By connecting the system directly to a building’s utility meters, we can monitor performance on a day-to-day basis in real time, and set up automated alarms to notify the building’s landlord of the matter.” Some landlords prefer to manually monitor their utility expenses by comparing their current and past utility bills. This method is insufficient to identify fluctuations in usage. A comprehensive utilities monitoring system can identify hourly, daily, monthly and annual variations in water utilities usage. Natural gas usage is weather dependent and relies on daily heating degree day information to evaluate boiler efficiency. Many boilers do not have feedback systems, so monitoring software is the only way to determine when the equipment is not operating efficiently. As with any cost-saving analysis tool, utility monitoring requires an investment from the landlord. There is a cost associated with accessing the city’s utility meters, installing the monitoring equipment in the building and providing monthly monitoring services. A key benefit of this investment is the ability to identify anomalies and waste in utility usage that will produce significant savings over the long term.
“Over the last two years, we’ve been able to reduce long-term maintenance costs by re-verifying utility monitoring systems,” said Rick. “This involves replacing all the meter electronics in the building, without disrupting the power to tenants, to determine whether there is accuracy drift. We retest and replace equipment every six years to ensure that monitoring remains accurate within one per cent.” Suite submetering is a popular and growing trend among landlords, as it provides energy savings and reduced expenses. Some markets (such as Ontario) require tenant turnover before suite electricity submeters can be activated, which would then make the tenants responsible for their own electricity usage. Submetering removes each activated unit’s electricity cost from the building’s overall electricity usage costs, and enables the landlord to measure electricity usage between past and current tenants to identify differences.
their client base, are more informed and educated about submetering and energy efficiency. Potential tenants commonly ask about whether utilities are included in the rent, and want to know whether the building possesses environmentally friendly features, such as lighting timers and energy efficient appliances.
“Landlords have to be aware and educated about issues that are important to tenants, and that includes making their buildings more environmentally friendly and tracking energy usage and costs,” said Jason. “I’m currently exploring the prospect of solar power and how it can be implemented in our multi-residential properties on a cost-effective basis.” RHB
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“The Ontario Energy Board has prescriptive rules for the implementation of submetering in rental properties, so there is no risk for building owners or service providers,” said Rick. “There are also definite benefits for tenants, as they get a better handle on their electrical consumption. There has been a 47 per cent reduction in electrical consumption in enrolled rental suites once the meters have been activated.” Landlords who have implemented utility monitoring or submetering have realized a number of benefits from the technology. Understanding how they can save money by tracking energy usage has inspired some landlords to make their buildings more energy efficient, such as installing LED lighting in corridors and replacing windows to reduce heat loss. It has also enabled them to conserve energy as part of an overall initiative of being more environmentally responsible. Some landlords have found tenants are more responsible with their personal usage because they are more accountable for the costs. They have also determined that current and potential tenants in their 20s, who make up almost half of
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Rental Housing Business 23
IN THE KNOW JIM FLAHERTY On Wednesday, April 16, family, friends and colleagues from all sides of the political spectrum came together in Toronto’s St. James Cathedral to pay their final respects to Jim Flaherty, former federal finance minister. After resigning from the federal cabinet on March 18 to spend more time with his family, he passed away on Thursday, April 10, from a massive heart attack at the age of 64. James Michael (Jim) Flaherty was born in Lachine, Quebec in 1949. He earned a bachelor’s degree from Princeton University and a law degree from York University’s Osgoode Hall Law School. He was also founding partner of the law firm Flaherty Dow Elliott. Flaherty was married to Christine Elliot, MPP, and had three triplet sons (Quinn, Galen and John). Flaherty was involved in politics for almost 20 years, but was best known for being finance minister in Prime Minister Stephen Harper’s Conservative government. He was involved in reducing the GST by two percentage points, creating the Registered Disability Savings Plan and Tax-Free Savings Accounts, and abolishing the penny. Even though he struggled with a serious skin condition that affected his health, Flaherty continued working longer than he planned to balance the federal budget. Although Flaherty was known as a loyal Conservative and described as “fiercely partisan,” he was well liked across party lines and by everyone who had the opportunity to meet him. Thousands of people from all walks of life paid their final tributes during the visitation at the Abilities Centre in Whitby, an initiative he and his wife had long championed. Numerous dignitaries, and high-ranking politicians from all
political parties, attended Flaherty’s state funeral, an honour customarily reserved for current or former prime ministers or cabinet ministers who die in office. FOCUS ON WHAT YOU CAN CONTROL: SUCCEEDING WITH GEN Y – AS EMPLOYEES AND AS TENANTS Landlords often feel the impact of a difficult economy, and seek ways to increase revenue or to reduce expenses. Every business owner or manager faces issues in finding and retaining quality employees. Many landlords seek effective ways to attract and retain customers. In addressing these business challenges, every manager must learn how to deal with Millennials (also known as Generation Y), as this large population cohort makes up a large proportion of new hires, and is becoming a formidable percentage of potential tenants. So what can landlords and property managers do to deal with these significant issues? The solution is to focus on what is within your control. You cannot control the economy, or its impact on the rental market, mortgage rates or vacancies. But you can control how you lead and operate your organization. That includes being forward thinking and leading your organization to adapt to changing business practices and workplace dynamics. “For the rental housing industry to thrive, it is important to lead rather than manage, and to have long-term strategies that are future focused,” says Michelle Ray, the author of Lead Yourself First! “View leadership as a mindset, and be the best leader that you can be. Create a workplace where people will want to stay and contribute. As a leader, teach your team about the importance of building relationships with all stakeholders. Focus on your sphere of influence. This is how you become an employer of choice and create a loyal customer base.”
Hassle-Free Laundry Rooms For more information, contact us today! 1.877.755.5302 ■ info@coinamatic.com ■ www.coinamatic.com 24 march 2014
Continued on page 25
April 2014
NATIONAL OUTLOOK
RHB EDITION
CFAA Rental Housing Conference to include 31 education sessions In June, 2014 CFAA will host its annual Rental Housing Conference in Vancouver. The program includes 31 different education sessions organized into six topic streams. The conference begins on Monday afternoon, June 9, with a tour of innovative rental buildings in Vancouver. On Tuesday, June 10, presentations will focus on investment in rental housing, and managing employees. The investment streams will include: s "ENJAMIN 4AL S %CONOMIC 5PDATE
The stream on managing employees will cover:
s -AJOR RENTAL ASSET SALES IN MARKETS ACROSS #ANADA
s (IRING AND EMPLOYMENT CONTRACTS
s %XECUTIVE 2OUND 4ABLE AND A ROUND TABLE FOR )NDEPENDENT Rental Owners
s /RIENTATION AND EVALUATION
s -ICHELLE 2AY ON (OW TO ,EAD AND 3UCCEED SEE THE ARTICLE starting at page 24, opposite) s 4OPICS FOR )NDEPENDENT 2ENTAL /WNERS SUCH AS HOW TO grow a portfolio, and due diligence for purchases s )NTEREST RATES AND LENDING CONDITIONS
s ! (EALTH AND SAFETY UPDATE s 3OCIAL MEDIA FOR EMPLOYEES s 3UPERVISING AND JOB DISCIPLINE June 10 will end with the CFAA supper and the Wyse AfterPARTY AT THE 6ANCOUVER ,OOKOUT 4OWER /VERLOOK BEAUTIFUL 6ANCOUVER IN THE DAYLIGHT DUSK AND DARK WHILE YOU NETWORK WITH COLLEAGUES AND ENJOY GOOD FOOD DRINKS AND COMPANY continued on page 3
In National Outlook (Digital edition) Available at www.cfaa-fcapi.org
Medical marijuana in rental suites New prostitution law proposed
Childcare and eldercare: the human rights challenges for employers By Daniel Chodos
Recently, demographic shifts have presented challenges for employers in the areas of childcare and eldercare. In several recent cases before Canadian human RIGHTS TRIBUNALS AND ARBITRATORS THESE ISSUES HAVE TAKEN CENTRE STAGE 4HE NET effect for employers across the country is a renewed emphasis on appropriate dialogue with employees who request accommodations to care for their children or their elderly parents. )N $EVANEY V :26 (OLDINGS )NC (24/ #AN,)) THE (UMAN 2IGHTS 4RIBUNAL OF /NTARIO WAS ASKED TO CONSIDER WHETHER IT WAS DISCRIMINATORY TO TERMINATE A YEAR EMPLOYEE WHO MISSED A GREAT DEAL OF WORK TO CARE FOR HIS ailing mother. At the hearing, the employer relied on an older line of cases which continued on page 6
National Outlook - RHB Edition 1
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NATIONAL OUTLOOK
7EDNESDAY *UNE WILL COVER ADDITIONAL %XECUTIVE OR Investment topics, such as: s $EVELOPING NEW RENTAL HOUSING BY -ICHAEL 'ELLER s .EW TECHNIQUES FOR MORE ECONOMICAL CONSTRUCTION s 4HE ,ANDLORD "# #OST 2EVENUE SURVEY s #OMPENSATION ORGANIZATION TRENDS s 2EVENUE MANAGEMENT PRINCIPLES AND SOFTWARE s (OW #-(# CONSIDERS A MORTGAGE INSURANCE APPLICATION s 3UCCESSION PLANNING June 11 will also cover other rental operations topics, including: s 4HE (UMAN &ACTOR IN ,EASING BY ,ISA 4ROSIEN s -ATCHING EXPECTATIONS BETWEEN INVESTOR AND PROPERTY managers s -ARKETING BOTH NON PAID AND PAID E G ),3 00# s 3CREENING TENANTS AND READING CREDIT CHECKS
April 2014
Other information, including registration For the latest updates, or to register, go to the conference page at www.cfaa-fcapi.org. Companies registering 3 or more delegates can obtain a discount code from CFAA at 613-235-0101. Independent rental owners should remember that the conference registration fees and any hotel and travel expenses are deductible expenses for tax purposes. After taxes, your net cost is much less than what you pay out to attend. 4HE EDUCATION SESSIONS WILL BE HELD AT THE 3HERATON 6ANCOUVER Wall Centre Hotel, in the heart of downtown Vancouver. $ISCOUNTED HOTEL ROOMS ARE AVAILABLE UNTIL -AY "E SURE TO BOOK YOUR HOTEL ROOM THROUGH THE #&!! WEBSITE 4HE lNAL REGISTRATION DEADLINE IS 4UESDAY *UNE 2EGISTER NOW SO THAT YOU DON T MISS OUT
Enjoy the CFAA Trade Show
s %MERGENCY PLANNING AND DISASTER RECOVERY s .EW WAYS TO COLLECT PAYMENTS FROM TENANTS s 2ECYCLING BUILDING WASTE n MAKING IT HAPPEN A great many of the topics are relevant for hands-on LANDLORDS hINDEPENDENT RENTAL OWNERSv NOT JUST EXECUTIVES and operational staff in large companies. 3PEAKING OF THE #&!! #ONFERENCE 3HELLEY 7ITTAL OF 'ATEWAY 0ROPERTY -ANAGEMENT SAID h4HE CONFERENCE WAS GREAT THIS YEAR ) M EXTREMELY GLAD ) WAS ABLE TO ATTEND 4HE education topics were fresh and aimed at current challenges which had not been recently addressed. I am very much LOOKING FORWARD TO THE NEXT #&!! CONFERENCE v Other speakers -AJOR LANDLORDS COMMITTED TO SPEAK INCLUDE !LLAN #ARR OF -IDWEST 3COTT 5LLRICH AND -AUREEN -C-AHON OF 'ATEWAY +RIS "OYCE AND *ENNY !FFE OF 'REENWIN $AVID (ORWOOD OF %FFORT 4RUST "* 3ANTAVY OF 3KYLINE !PARTMENT 2%)4 "ARRY 2EMAI OF 2EMAI 'ROUP 7AYNE 4UCK OF #ENTURION !PARTMENT 2%)4 AND 2OB (UNTER OF $EVON 0ROPERTIES /THER KEY INDUSTRY lGURES INCLUDE 0ETER !LTOBELLI OF 9ARDI 3YSTEMS 2ICHARD "ROWN OF % #OMM -EDIA *OHN $OMBROWSKI OF 2ENT #HECK $ARREN (ENRY OF .ATIONAL %FlCIENCY 3YSTEMS )NC *OHN ,YNCH OF #-(# 4ONY -ANGANIELLO +EVIN -EIKLE AND 4IM 3OMMER OF #USHMAN 7AKElELD AND 3TEVEN /SIEL OF 0AL "ENElTS )NC Delegates will also hear from numerous hands-on landlords, lawyers, accountants, engineers, appraisers, lenders, CMHC, apartment association leaders and others.
#&!! LIMITS THE 4RADE 3HOW TO EXHIBITORS EACH DAY TO ensure your experience is relaxed, informative and personal. $ELEGATES LIKE THE SIZE OF THE 4RADE 3HOW AND OFTEN lND valuable options for their operations and investments there. %XIBITORS WILL INCLUDE
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National Outlook - RHB Edition 3
NATIONAL OUTLOOK
Vancouver Lookout Supper and Wyse After-Party
APRIL 2014
Building innovation bus tour On Monday, June 9, CFAA will be presenting a building innovation tour from 1:00 pm to 5:00 pm. Among the BUILDINGS ON THE TOUR WILL BE )NTERNATIONAL 0LAZA !PARTMENTS AT -ARINE $RIVE .ORTH 6ANCOUVER OWNED AND MANAGED BY #!02%)4 !CCESS TO THE BUILDING REQUIRES A DRIVE ACROSS THE ,IONS 'ATE "RIDGE WHICH IS WORTHWHILE in and of itself. For the other buildings on the tour, go to the conference page at www.cfaa-fcapi.org. Delgates must register for the building tour in advance, perferably when they register for the education sessions.
On Tuesday, June 10, CFAA Conference delegates are INVITED TO JOIN THEIR COLLEAGUES AT THE 6ANCOUVER ,OOKOUT 3UPPER AND 7YSE !FTER 0ARTY 'UESTS WILL BE TREATED TO AN EVENING lLLED WITH FOOD ENTERTAINMENT AND NETWORKING WHILE ENJOYING THE ÂŽ aerial view of Vancouver. The adventure starts with a 40 SECOND GLASS ELEVATOR RIDE WHISKING GUESTS FEET METERS SKYWARD TO THE PANORAMIC OBSERVATION DECK Three different guided tours will each be offered at several TIMES THROUGHOUT THE EVENING BOTH IN DAYLIGHT AND DARKNESS namely the general tour, the Rental Housing tour and the #RIMES AND 'HOSTS TOUR 2UNNING FROM TO PM THE 7YSE !FTER 0ARTY INCLUDES THE VIEWS FROM THE 6ANCOUVER ,OOKOUT A CHOICE OF THE THREE GUIDED TOURS A HOST BAR SNACKS AND NETWORKING with your colleagues. )N ADDITION TO THE GUIDED TOURS THE ,OOKOUT 4OWER HAS FOUR 60-inch television screens allowing for the viewing of a 3TANLEY #UP GAME AN HISTORIC HOCKEY GAME OR HIGHLIGHTS 4RANSPORTATION WILL BE PROVIDED BETWEEN THE 3HERATON 6ANCOUVER n 7ALL #ENTRE (OTEL AND THE 6ANCOUVER ,OOKOUT 4OWER
4 National Outlook - RHB Edition
For more information or to register %XACT TOPICS AND SPEAKERS ARE SUBJECT TO CHANGE IF NEED BE For the latest updates, or to register go to the conference page at www.cfaa-fcapi.org. Companies registering three or more delegates can obtain a discount code from CFAA at 613-235-0101. 4HE EDUCATION SESSIONS WILL BE HELD AT THE 3HERATON Vancouver Wall Centre Hotel, in the heart of downtown Vancouver. Discounted hotel rooms are available until 4:00 PM ON -AY "E SURE TO BOOK YOUR HOTEL ROOM THROUGH THE #&!! WEBSITE
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NATIONAL OUTLOOK
April 2014
Rental Housing Tax Reform Status CFAA continues to advance the interests of private landlords in housing and tax policy. Many people and groups are concerned that too little purpose-built rental housing is being CONSTRUCTED #&!! TAKES EVERY OPPORTUNITY TO EXPLAIN THAT the cause of the shortfall is the federal tax system, and the KEY WAY TO ENCOURAGE MORE PURPOSE BUILT RENTAL HOUSING IS TO reduce the tax burden on the rental housing sector. #&!! WILL BE MAKING THAT POINT AGAIN WHEN WE NEXT MEET THE Conservative Housing and Construction Caucus, when we meet Minister Kenney and when we meet the new Finance Minister, Joe Oliver. 4HE &INANCE $EPARTMENT OFlCIALS ARE ALWAYS CONCERNED about the revenue the government would give up through any reduction in the taxes on rental housing. However, new RENTAL DEVELOPMENT WOULD PROVIDE JOBS AND CONTRIBUTE TAX dollars, both at the time of construction and while the new rental buildings are operated. CFAA has obtained estimates of those offsets, which show that the net cost of tax relief for rental housing would be modest.
0ROVIDING TAX DEFERRAL ON SALE AND REINVESTMENT IN RENTAL PROPERTY IS AT THE TOP OF #&!! S LIST OF PROSPECTIVE TAX REFORMS For that, the offset calculations suggest that the initial net cost would be in the order of $100M per year, which would all be a deferral of tax, not tax given up permanently. After THREE TO lVE YEARS THE DEFERRAL COST WOULD DECLINE TO ZERO and then the government could expect to collect more tax revenue than it does now. "ESIDES ANY SUPPORT FOR NEW CONSTRUCTION EXISTING RENTAL housing also needs to pay less tax so that investors want more rental assets, and old rental housing is not crowdedout by the new supply. #&!! IS WORKING HARD TO ADVANCE THE TAX REFORM AGENDA NOW THAT THE END OF THE FEDERAL DElCIT IS IN SIGHT 3TAY TUNED FOR more updates, both at the CFAA Rental Housing Conference, AND IN .ATIONAL /UTLOOK
continued from page 1
HELD SO CALLED hFAMILY STATUSv DECISIONS TO A HIGHER STANDARD THAN OTHER HUMAN RIGHTS AREAS SUBMITTING THAT A WORKPLACE RULE HAD TO RESULT IN A hSERIOUS INTERFERENCE WITH A SUBSTANTIAL PARENTAL OR OTHER FAMILY DUTY OF OBLIGATION OF THE EMPLOYEEv TO be discriminatory. 4HE 4RIBUNAL mATLY REJECTED THIS APPROACH INSTEAD HOLDING THAT AN EMPLOYER S DECISION CAN BE DISCRIMINATORY IF IT RESULTS IN AN hADVERSE IMPACT ON THE EMPLOYEE S CARE GIVING NEEDS v If the employee can establish such a need, the employer can still argue that accommodating that need would result in an hUNDUE HARDSHIP v &ATAL TO THE EMPLOYER S ARGUMENT IN THE $EVANEY CASE WAS its failure to engage in any meaningful discussion with the employee; the Tribunal found that it made no real inquiries REGARDING THE EMPLOYEE S ELDERCARE NEEDS THEREBY VIOLATING AT LEAST THE PROCEDURAL ASPECT OF A COMPANY S duty to accommodate.
#OMMUNICATIONS %NERGY AND 0APERWORKERS 5NION ,OCAL V 3-3 %QUIPMENT )NC #AHILL 3AUNDERS 'RIEVANCE ; = ! ' ! ! .O IS A SIMILAR CASE THIS TIME INVOLVING childcare obligations. In that case an Alberta-based arbitrator HELD THAT A WELDER S EMPLOYER VIOLATED THE PROVINCE S HUMAN rights legislation by refusing to switch her shift with another employee so that she could be home with her children after DARK 4HE EMPLOYEE IN THIS CASE WAS A SINGLE MOTHER WITHOUT local family support, who rotated between day and night shifts for seven-day periods. Her union successfully argued that the employer should have agreed to let another welder switch shifts with her. 3INCE THE SUGGESTED ACCOMMODATION WOULD HAVE RESULTED IN NO UNDUE HARDSHIP TO THE COMPANY S OPERATION THE ARBITRATOR HELD THAT THE EMPLOYER S REFUSAL AMOUNTED TO A DISCRIMINATORY DECISION )N SO DOING THE ARBITRATOR ALSO REJECTED THE hSERIOUS INTERFERENCEv TEST DESCRIBED ABOVE INSTEAD ASKING WHETHER continued on page 8
6 National Outlook - RHB Edition
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April 2014
continued from page 6
THE DECISION ADVERSELY IMPACTED ON THE EMPLOYEES FAMILY caregiving needs.
discriminatory decision. As a result, Telus was not required TO ACCOMMODATE THE JOB TRANSFER REQUEST
Despite these decisions, employers can rest assured that there are some family obligations which will not force their hand. In a 2012 decision involving federally-regulated EMPLOYER 4ELUS REPORTED AT , ! # TH AN EMPLOYEE WAS DENIED AN INTERVIEW FOR A JOB RELOCATION SHE REQUESTED SPECIlCALLY TO ALLOW HER TO BE CLOSER TO HER ELDERLY AND ILL PARENTS "ECAUSE THE EMPLOYER BASED ITS REFUSAL ON THE EMPLOYEE S POOR PERFORMANCE AND ATTENDANCE RECORD n which evidently were not themselves related to family-care OBLIGATIONS n THE ARBITRATOR HELD IT WAS A RATIONAL AND NON
Of note, however, the Telus arbitrator found no distinction BETWEEN ELDERCARE AND CHILDCARE ISSUES STATING BLUNTLY h4HE obligations of a daughter vis-Ă -vis her parents are, for human rights purposes, worthy of the same protection as that of the OBLIGATIONS OF A PARENT WITH HER CHILDRENv PARA
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8 National Outlook - RHB Edition
Canadian employers wading through the waters of family status issues are nevertheless frustrated because they tend to arise repeatedly and sporadically for years on end, often WITHOUT WARNING &URTHERMORE UNLIKE FOR EMPLOYEES WHO ROUTINELY CALL IN SICK IT CAN BE DIFlCULT TO INSIST ON OBTAINING A DOCTOR S NOTE OR SOME OTHER FORM OF OBJECTIVE EVIDENCE THAT the absences are necessary. &OR THESE REASONS IT IS VERY IMPORTANT THAT EMPLOYERS n BIG AND SMALL n RECOGNIZE BOTH THEIR SUBSTANTIVE AND PROCEDURAL obligations in addressing their duty to accommodate employees with family-care needs. For this reason, we recommend the following considerations to avoid potential liability, and ensure employees are aware of their rights and obligations: s 7HERE AN EMPLOYEE RAISES AN ELDERCARE OR CHILDCARE ISSUE sit down with the employee to engage in a meaningful dialogue‌ and document that discussion; s )F EXCESS ABSENTEEISM IS BECOMING A PROBLEM DETERMINE whether the absences are related to such responsibilities or other human rights issues, and address them accordingly; s )T MAY BE APPROPRIATE TO ASK FOR DOCUMENTATION OF THE CARE NEEDS TO THE EXTENT SUCH DOCUMENTATION EXISTS BEFORE A particular decision is made; s .EVER DISMISS AN ACCOMMODATION REQUEST OUT OF HAND consider whether it would amount to an undue hardship, and whether there is an alternative measure which could address the issue; s #ONSIDER ALLOWING EMPLOYEES TO WORK FROM HOME periodically, if possible; and s )F YOU HAVE ANY DOUBTS AS TO THE RIGHT APPROACH GET specialized legal advice. Daniel Chodos is a lawyer at Whitten & Lublin, Employment Lawyers. Daniel advises and represents both employers and employees in litigating or resolving various disputes that arise within employment relationships. Daniel has particular expertise in workplace violence and harassment matters, including conducting work place investigations. He can be reached at 416-640-2667 or at dchodos@whittenlublin.com
Continued from page 24
One way to take control is to structure your business around being more employee-centric. Create a company culture that emphasizes issues that are important to current and potential employees. Develop a value proposition that ties your employees’ values to your industry’s values, and understand what motivates people to pursue a career in your industry. Develop employment processes and hiring practices that entice people to join your firm and encourage them to stay. Determine what is important to your employees, and show that you value their input, ideas and opinions, so that they become part of the solution and help you to grow your business. This methodology is particularly important when hiring and retaining Millennials, who make up 30 per cent of the workforce. Once you bring them into the organization, you have to encourage them to stay, particularly when you identify quality personnel. Understand what they value in a workplace, and they can become one of your greatest strengths. Most Millennials are technologically savvy and comfortable with social media. They know how to speak to and engage with members of their generation, who constitute a growing portion of your potential tenant base; and so, using that knowledge and skill set will help you maintain and grow your business. “Attracting new employees begins with having an open mind, which means not categorizing or generalizing your younger employees, but understanding their values and their strengths,” says Michelle. “Establishing an employee-centric workplace depends on those in leadership roles buying into this mindset. Recognize that your employees have something to offer, and that you can learn from them as well. They can help you to better engage with and connect to your tenants, which is positive for your bottom line.” Just as leadership is necessary for attracting and retaining quality employees, it is also essential for attracting and retaining tenants. Commitment to customer service begins with buy-in from owners and management, and spreads throughout the organization from the top down. “Every interaction, whether it occurs with an employee or a customer, is a moment of truth,” says Michelle. “During such encounters, individuals instantly form impressions regarding our verbal and non-verbal communication. Therefore, each
‘moment’ should ideally be a positive encounter in order to build tenant relationships and develop customer loyalty.” Work toward developing a sense of community, engaging your residents and incorporating their suggestions into making your buildings better places to live. Take advantage of the tools and the people in your organization to engage in two-way communication with your tenants, and become a part of their community. You can also take control of your business and your success by finding ways to over-deliver to customers and exceed their expectations. Companies that make the customer service experience a key priority will increase tenant retention and generate greater profits. Your customers – your buildings’ residents – are your best advocates for increasing tenant retention. When they enjoy where they live, they will stay longer and tell others about their experience. Today’s tenants (particularly Millennials) are more savvy , more aware and more educated about their choices than ever before. They are determined to speak their minds and tell their friends, family and the world about their customer service experiences, which is why delivering customer service should be such a priority. “Building high levels of customer satisfaction and loyalty is within your control,” says Michelle. “By providing outstanding service, your team can influence a tenant’s decision to move or stay. Your tenants are customers, who have certain expectations about the service they deserve to receive. Tenants are more likely to remain loyal and renew if they experience a caring attitude from your front line staff. When you prioritize the tenant experience, you create loyalty and advocacy.” Michelle Ray will expand on these ideas, and more, at the CFAA Rental Housing Conference in Vancouver, BC, on June 10, when she will present her talk entitled “How to Take the Lead and Succeed with your Workforce and your Customers.” For more details, see National Outlook, following page 24.
Rental Housing Business 25
[ Association Spotlight ]
Saskatchewan Rental Housing Industry Association (SRHIA) Geographic area served: All of Saskatchewan, including Regina, Saskatoon, smaller cities, towns and rural areas.
PAULA SIMON Chief Executive Officer
Association establishment: Under a different name, the Saskatchewan Rental Housing Industry Association was incorporated in 1994. The current name was adopted in 1998. (The short form, SRHIA, is pronounced as “shree-ah.”)
Main occupation: SRHIA CEO
Total unit count of SRHIA members: over 35,000 rental units throughout Saskatchewan The main SRHIA roles: To assist owners and managers of rental housing by informing them of issues affecting the industry, promoting fair rental housing legislation and creating opportunities to manage properties more effectively and efficiently. The most important issues facing SRHIA today: s -ANAGING THE NEW 4ENANT !SSISTANCE 0ROCESS 4!0 WHICH PROVIDES a recourse for tenants facing rent increases above 10%. As a process run by the industry itself, TAP is unique to Saskatchewan. Through mediation by experienced landlords, TAP addresses rent increases which raise rents to amounts above market levels. Under TAP, SRHIA sometimes provides information to tenants about the rent supplement program operated by the government to assist tenants with low incomes to afford adequate housing. s !SSISTING IN THE ESTABLISHMENT OF A #RIME &REE -ULTI (OUSING program in Regina. s !DDRESSING THE IMMINENT ROLLOUT OF MANDATORY RECYCLING PROGRAMS for multi-residential properties in Saskatoon and Regina. The most important challenges SRHIA faces: s %NSURING THAT MEMBERS TAKE REASONABLE POSITIONS ABOUT RENT increases in TAP, to continue to avoid government-run rent control. s %NFORCING THE 32()! #ODE OF #ONDUCT FOR THE GOOD OF ALL LANDLORDS IN Saskatchewan. s %NSURING THAT /FlCE OF 2ESIDENTIAL 4ENANCIES CONTINUES TO DEAL FAIRLY WITH the concerns of landlords, and to provide timely hearings and orders.
26 april 2014
Most rewarding aspect of leading SRHIA: The phenomenal growth SRHIA has experienced. The Association had increased substantially between 2008, when I took the position of Executive Officer, and 2012. Then in November, 2012, the Residential Tenancies Act was amended to make SRHIA the one approved association of landlords, whose members are able to raise rents more easily than non-members. That resulted in a tripling of the number of members. The key thing Paula would change in rental housing: The stereotyping of the industry implying that “All landlords are either slumlords, or money hungry.” KRIS FIGURSKI President (a rotating volunteer position) Main occupation: Property manager/Area director of residential rental properties Most rewarding aspect of leading SRHIA: The success the SRHIA Board has achieved thorough coming together in a real team effort in order to lobby the provincial government and avoid government-run rent control. The key thing Kris would change in rental housing: More accurate knowledge by the general public about the negative effects of government-run rent control, and the positive things that the rental housing industry does in providing housing that is more flexible and less costly than home ownership: for new immigrants, for low-income residents, and for people who choose to rent. RHB
NEW TO WEBCON 2014!
During breaks between sessions, industry suppliers will be “launching” new products or services. Each company will get a maximum of 5 minutes to make their announcement. The next big technology breakthrough might just be revealed at WEBCON this year and
SCHEDULE OF ANNOUNCEMENTS 9:45
Opening Remarks
11:30
RentersPages.com
9:50
Landlord Web Solutions
11:40
RentCompass.com
10:00
Yardi
12:35
Walk Score
10:10
Renters Guide
12:45
Suite View
10:20
Homes.com
12:55
Navut.com
10:30
RentMoola
1:05
BuildingLink.com
10:40
renthello
TBD
Additional Launches
Powered by
Apartment Marketing Conference
www.landlordwebcon.ca
!!
" #
Rental Housing Business 29
30 april 2014
CFAA Rental Housing Conference 2014: Special Preview
June 9 - 11, 2014 Sheraton Vancouver Wall Centre Hotel
A word from B.J. Santavy: The CFAA brings together the rental housing industry across Canada. A vital component to our dynamic industry is the suppliers and industry professionals, who bring forward new and innovative solutions that allow owners and managers to operate buildings more efficiently and profitably. As a preview to this year’s Conference, the CFAA has prepared two feature spreads as a glimpse of what you can expect to see and learn about this year.
At the 2014 Rental Housing Conference you will benefit from:
Better Math. Better ROI.
’ 4]c` YSg\]bS a^SOYS`a ORR`SaaW\U YSg WaacSa P]bV money and people oriented: ’ BVS Tcbc`S SQ]\][g O\R eVOb it means for rental housing – Benjamin Tal
BENJAMIN TAL The future economy and what it means for rental housing
’ BOYW\U bVS ZSOR O\R acQQSSRW\U with Gen Y, both as tenants and employees – Michelle Ray ’ BVS Vc[O\ TOQb]` W\ ZSOaW\U ³ Lisa Trosien
Michelle Ray Taking the lead and succeeding with Gen Y, both tenants and employees
’ @S\bOZ RSdSZ]^[S\b ³ eVS`S O\R how it has happened, and what that means for existing rentals – Michael Geller ’ ! SRcQObW]\ aSaaW]\a (up from 16)! ’ $ ab`SO[a ]T b]^WQa c^ T`][ "
mazing. LRO will give es by building, or or our buck by notTROSIEN LISA human factor in leasing r targetedThe vacancy,
Â’ :]ba ]T \Sbe]`YW\U Â’ :]ba ]T b]^WQa T]` ]e\S`a managers and many specialists in rental housing!
Michael Geller Rental development - where and how it has happened, and what it means for existing rentals
Living
We hope to see you at the 2014 CFAA Rental Housing conference. Register today!
Keeping your `S\b W\ QVSQY
Water: The New Electricity and Gas
[ CFAA Rental Housing Conference 2014: Special Preview ]
Keeping your rent in Check Avenue Living Deploys LRO at over 5,000 Units
Rainmaker is the leading provider of Revenue Management software and services to the multifamily housing and hospitality industries in North America. Rainmaker LRO® Revenue Management software is the bestin-class system on the market – the one that most effectively optimizes rental rates and maximizes revenue from new apartment leases and renewals. The statistical data provided by LRO, combined with the market experience of owners/operators, results in business process improvements and average 3-5% revenue growth over market and over competitive systems. LRO works for all types of properties in all market conditions (up or down markets), and in every LRO implementation, positive results have been realized—many times far more significant than the average. LRO maximizes revenue from day one, balancing between rents, occupancy, and turn-costs while considering market conditions. LRO significantly improves the bottom line for over 300 multifamily owners and operators, representing well over 1 million units, including 10 of the 14 U.S. public REITs that have revenue management. Multifamily housing owners/operators using Rainmaker LRO include leaders such as AvalonBay Communities, Bentall Kennedy, Brookfield, Equity Residential, Gables Residential, Post Properties, MAA and many more. Recently in Canada, Calgary-based Avenue Living is deploying LRO at over 5,000 units in its Western Canadian portfolio. With an aggressive growth strategy, Avenue Living is relying on LRO revenue management to standardize pricing strategies and provide faster stabilization to the distressed assets targeted by the firm’s acquisition team. Why LRO? Answer: for superior unit pricing and lease expiration management, bestin-class reporting and analytics, and business intelligence sophistication – all for maximum financial and operational results.
32 april 2014
“The level of reporting that LRO provides is amazing, and we are really looking forward to leveraging the analytics that come with the LRO solution. With our portfolio comprised of smaller, walk-up communities, our pricing strategy up to now has been a very lengthy and complicated practice. LRO will give us the ability to pinpoint pricing and incentives by building, or even by unit type, to get the maximum bang for our buck by not applying needless concessions to achieve our targeted vacancy, rent and revenue goals. LRO will provide the day-to-day pulse check on our rents without our team members having to constantly read and react, as the system is doing that for us. When you’ve been operating an asset for five years, you have a pretty good handle on rent. When you have a brand new asset in a brand new market, there’s some learning that can hopefully be resolved with the genius statistics and analytics in the LRO tool.” - Marc Gravel, Vice President of Finance, Avenue Living. Join Avenue Living and many others in adopting best-in-class technologies to help you realize your revenue goals. Talk with a Rainmaker LRO rep at our booth onsite at CFAA 2014 in Vancouver in June to discover how you too can leverage the power of LRO. Other Rainmaker products include LRO Budget™, the only automated budgeting tool for streamlined forecasting abilities, as well as LRO Student™, the first revenue management platform of its kind engineered specifically for the student housing market. Check out www.LetItRain.com or email Rainmaker@LetItRain.com for further information.
Better Math. Better ROI.
The Most Sophisticated Optimized REVENUE MANAGEMENT SOFTWARE for New Lease and Renewal Pricing Accurate Forecasts and Superior Pricing Optimization that Maximizes Revenue Growth Proven Revenue Lift with Real Result$ Flexible Lease Terms Meet Resident Needs Best-In-Class Reporting & Analytics Business Intelligence
“The level of reporting that LRO provides is amazing. LRO will give us the ability to pinpoint pricing and incentives by building, or even by unit type, to get the maximum bang for our buck by not applying needless concessions to achieve our targeted vacancy, rent and revenue goals.” Marc Gravel, Vice President of Finance, Avenue Living Avenue Living in Western Canada is deploying Rainmaker LRO® at over 5,000 units in its portfolio. Join Avenue Living, and more than 300 other multifamily owners and operators, in adopting this best-in-class technology to help you realize your revenue goals.
Stop by the Rainmaker booth at CFAA or email Rainmaker@LetItRain.com for more information. Rental Housing Business 33
[ CFAA Rental Housing Conference 2014: Special Preview ]
Water: The New Electricity and Gas
Over the past 25 years the focus of utility costs for multi-residential properties has been transitioning from electricity and natural gas to the cost of water. With water and sewer rates rising anywhere from 4-20% per year, depending on the region, it has very quickly become a critical concern for many property owners and managers. In 1996 the government changed the building code for new construction to mandate the installation of toilets flushing with 6 litres or less. At the time these were considered “high efficiency”. This was the beginning of a new age of water efficiency and the push for newer and better technology. Many owners made the change from their existing 40 year old 13-22 litre toilets to 6 litre toilets from 1996 to 2009. This alleviated 30-40% of the water consumption in buildings and saved thousands of dollars for the owners every month. The main concern from owners since retro-fitting to 6 litre toilets was the constant increase in water rates year after year with no other viable options for reducing their consumption. This was the case until 2009 when a new Canadian technology became available revolutionizing water efficiency and toilet technology. The 3 litre Proficiency toilet, a standard gravity toilet with a patented air transfer system, has completely taken over the water conservation retro-fit market because it provides greater savings than any other toilet product world-wide. The Proficiency toilet has been installed in over 150,000 apartment and condominium units throughout Canada boasting incredible results. 80% of the toilets removed from buildings are now 6 litre toilets
and the resulting overall water reduction is consistently between 2035%. The buildings that have had these toilets installed range from townhomes to low rise and high rise properties varying in age from new construction to 80 years old. Property owners and managers have found the Proficiency toilet reduces their water consumption and related costs without compromising on performance. The patented technology within the flushing mechanism allows the toilet to work effectively with only 3 litres of water and makes the Proficiency toilet the only 3 litre toilet available in the world. For any dual flush toilet enthusiasts, Water Matrix will also be unveiling a 3.6/1.9 lpf toilet with an amazing average flush volume of only 2.5 litres. Water Matrix has been working in the water conservation industry for 25 years with multi residential, institutional and commercial buildings across Canada. Water Matrix is the master distributor of the 3 litre Proficiency toilets and has worked with hundreds of satisfied owners and managers who now use this product exclusively in all of their properties because of the unparalleled savings and performance. The free water audit service offered by Water Matrix assists the owner by providing a detailed analysis of the project cost, available savings and the project pay back. Water Matrix is proud to be a supporter of the CFAA and looks forward to attending the show in Vancouver and discussing all the water efficiency needs of the attendees.
“The installation of this product will continue to be part of our strategy for optimizing water efficiency in our buildings and I would not hesitate recommending it to other property owners and managers interested in reducing costs and maintenance.” Geoffrey A. Younghusband CPM Residential Portfolio Manager, Osgoode Properties
34 april 2014
CFAA RENTAL HOUSING CONFERENCE 2014 VANCOUVER, JUNE 9 - 11, 2014
We would like to thank all of our conference partners I Wednesday Host Partner
GOLD PARTNERS
SILVER PARTNERS
ADDITIONAL PARTNERS
36 april 2014
Media Partner
Principal Conference Partner
Double Platinum Partner
After-Party Partner
Rental Housing Business 37
COAST TO COAST LPMA – Members’ Dinner, General Meeting & Elections May 13, 5:15 pm - 9:00 pm Lamplighter Inn, LondonTThe London Property Managers Association (LPMA) is hosting its annual Members’ Dinner, General Meeting & Elections. Sponsorship opportunities are available. Rick Smith from the Electrical Safety Authority will talk about common electrical hazards found in rental properties. Jason Leonard from Landlord Web Solutions will unveil LPMA’s new online rental application and online tenancy agreement, as well as LPMA’s upgraded website. Registration opens at 5:15, dinner starts at 5:45 and the general meeting runs from 7:00 – 9:00 pm. Visit the LPMA website for details www.lpma.ca. WRAMA – Dinner and General meeting May 14 Golf’s Steak House and Seafoode WRAMA (Waterloo Regional Apartment Management Association) General Meetings feature industry experts presenting up to date information that matters for landlords and property managers. Join WRAMA for the dinner in the dining room at 6:00 pm for only $28. (Includes soup, salad bar, entree, dessert, coffee, tax and gratuity) The general meeting starts at 8:00 p.m. in the banquet room. (You do not have to attend the dinner to attend the general meeting.) Visit the WRAMA website for the speakers and other details www.wrama.com/ events/calendar/. GTAA – Night at the Races May 15, 5:30 pm - 9:00 pm Woodbine Race Tracke The Greater Toronto Apartment Association (GTAA) is hosting a night at the Woodbine Racetrack. Dinner begins at 6:30, and the first race is at 7:25. Purchase an individual ticket for $80 or a table of 8 for $615. To register, contact Lorraine Fisher at lfisher@gtaaonline.com
38 april 2014
PPMA – RTB Session May 20, 9:30 am - 11:30 am 1335 Henderson Hwy., Winnipeg The Professional Property Managers Association (of Manitoba) is hosting an RTB session covering topics such as repair issues and suite rehabs on May 20. RTB sessions are open to members and guests. See the PPMA website for more details: www.ppmamanitoba.com/index.php/ppma-events. PPMA – General Member Meeting May 21, 8:00 am - 10:00 am Masonic Memorial Temple, Winnipeg The Professional Property Managers Association (of Manitoba) is hosting a General Member Meeting on May 21 for members only. Paladin Security will be providing a presentation in security. See the PPMA website for more details: www.ppmamanitoba.com/index.php/ppma-events. HDAA – Dinner Meeting May 21, 6:00 pm The Water Front Center, Hamilton The Hamilton District Apartment Association is hosting a dinner meeting at the Water Front Center with a presentation on Mental Health & Hoarding. Dinner is $30 for members and $50 for non-members. Dinner starts at 6 pm. Visit the HDAA website for details www.hamiltonapartmentassociation.ca. IPOANS – Annual General Meeting May 22, 5:00 pm - 9:00 pm Westin Halifax The Investment Property Owners Association of Nova Scotia (IPOANS) is hosting its 2014 Gala Dinner and AGM at the Westin Halifax. Visit the website for details www.ipoans.ca.
LandlordBC – Charity Golf Tournament FRPO - Spring Golf Classic August 21 May 28, 11:00 am - 7:30 pm University Angus GlenGolf GolfClub, ClubVancouver This annual event will be held at the University GolfofClub. Proceeds from Join FRPO (Federation of Rental-Housing Providers Ontario) for a great this on charity tournament go to the Food Bank.isNew day the links raising money forGreater IntervalVancouver House. Registration now this year an exciting hole-in-one opportunity chance For to win a new car or, open.isRegister early, as this event sells outand veryaquickly. sponsorship $25,000 cash! For information or Michal to register, go to http://www.landlordbc. information, please contact Lynzi at lmichal@frpo.org. See more at: ca/event www.frpo.org/Events. CFAA – 2014 Rental Housing Conference June 9, 1:00 pm - June 11, 4:20 pm Sheraton Vancouver Wall Centre Hotel The CFAA Rental Housing Conference will open on Monday, June 9, with a tour of innovative rental buildings in Vancouver. On Tuesday, June 10, two streams of speakers will address investment in rental housing while one stream addresses hiring, managing and disciplining employees. The keynote speakers will be Benjamin Tal of CIBC World Markets, giving his Economic Update, and Michelle Ray addressing How to take the Lead and Succeed with your Workforce and Customers. On Tuesday evening, delegates are invited to a CFAA reception and supper, and the Wyse After-Party at the Vancouver Lookout Tower. The conference will wrap up on Wednesday, June 11, with two streams of speakers on rental operations and one and a half streams on investment issues. On June 11, the keynote speakers will be Lisa Trosien, addressing the Human Factor in Leasing, and Michael Geller addressing rental housing development and the impact on existing properties. Over 50 speakers will provide their experience and expertise. To learn more, or register go to the CFAA website www.cfaa-fcapi.org. Or contact CFAA today at admin@cfaa-fcapi.org or at 613-235-0101. Discounted hotel rooms are available until May 18 through the CFAA website. Discounted registration is available for companies registering 3 or more delegates. Call CFAA for the discount code.
PPMA – 16th Annual PPMA Golf Tournament – SOLD OUT June 16 The Professional Property Managers Association (of Manitoba) is hosting a Golf Tournament on June 16. This popular event has sold out for 2014. See the PPMA website for more details: www.ppmamanitoba.com/index.php/ ppma-events. HDAA – 2014 Golf Tournament June 16, 10:30 am Century Pines Golf Course The Hamilton District Apartment Association is hosting a Golf Tournament on June 16. Visit the HDAA website for details www.hamiltonapartmentassociation.ca. LandlordBC – 2014 Education Day and Trade Expo June 25, 9:00 am - 5:00 pm Victoria Education, a trade expo, and networking are the key elements of this day. The day will begin at 9:00 a.m. with coffee and pastries, lunch at noon, and end at 5:00 p.m. A great opportunity to promote your brand, spend time with current clients, and meet new clients. For information or to register, go to www.landlordbc.ca/event. GTAA - Charitable Golf Tournament July 14, 10:00 am - 3:30 pm Country Club Golf Club The Greater Toronto Apartment Association (GTAA) is hosting a Charitable Golf Tournament at the Country Club Golf Club. To register contact Lorraine Fisher at lfisher@gtaaonline.com LandlordBC – Charity Golf Tournament August 21 University Golf Club, Vancouver This annual event will be held at the University Golf Club. Proceeds from this charity tournament go to the Greater Vancouver Food Bank. New this year is an exciting hole-in-one opportunity and a chance to win a new car or, $25,000 cash! For information or to register, go to http://www.landlordbc.ca/events.
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http://www.cfaa-fcapi.org/ Tel: (613) 235-0101 | Fax: (613) 238-0101 Email: admin@cfaa-fcapi.org Rental Housing Business 39
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BROOK RESTORATION www.brookrestoration.ca . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . OBC CARMA INDUSTRIES www.carmaindustries.com . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7+39 CENTURY RESTORATION www.centuryrestorationinc.com . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 CFAA www.cfaa-fcapi.org . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 COINAMATIC www.coinamatic.com . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IBC + 24 + 40 FRPO www.frpo.org . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29 GOTTARENT www.gottarent.com . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 H&S BUILDING SUPPLIES www.hsbuild.com . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 NORSTAR WINDOWS www.norstarwindows.com . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 NORTHERN AIR www.northernair.ca . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 PINCHIN ENVIRONMENTAL www.pinchin.com . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19 PWC www.pwc.com/ca . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21 QUALITY ALLIED ELEVATOR www.qualityalliedelevator.ca . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21 RAINMAKER www.letitrain.com . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33 RENTSEEKER www.rentseeker.ca . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30 SIGMA FIRE & SECURITY www.sigmafire.ca . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 TAKE COVER www.takecover.ca . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 TASCO www.tascoappliance.ca . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19 WATER MATRIX www.watermatrix.com . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19 YARDI www.yardi.com . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IFC + 29 + 38 Bolded advertisers are CFAA Allied Members
40 Profile
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