RHB Magazine November 2015

Canada’s for Apartment Owners, Managers and Association Executives Canada’s #1,Voice most widely read publication for Apartment Owners, Managers and Association Executives

Vol.8 No.5 November 2015 rentalhousingbusiness.ca

RENTAL HOUSING BUSINESS

Making your

energy savings

automatic

Understanding the changes in Ontario’s

electricity bills

Always Cando More

Bigger is always better...

or is it?

A legal look at

Canada’s seniors’ housing Reducing long-term

insurance costs

The inside to outside approach is a comprehensive method of looking at our buildings and the tenant experience. It’s the best form of advertising to invest in, as it will make the tenant experience better, reduce turnover and increase referrals. page 18

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LETTER

FROM THE

M

EDITOR

y daughter lost her first tooth after watching it wiggle for a couple of weeks. After some discussion of trying to yank it out (which she was not going to let us do), it ended up just falling out on its own after a bit more wiggling with her tongue. It just goes to show you – some things just need to happen on their own.

This month’s main feature article is on Cando Apartments, a family-owned and operated property management firm based in the Greater Toronto Area. The company has always used an inside to outside approach of maintaining its properties, which has enabled them to increase net operating income, identify and implement operating efficiencies, and improve the tenant experience. They apply the same approach to their third party managed properties, which has helped them to achieve positive results for their clients as well.

The RHB Reports sections cover several interesting topics. We take a look at Canada’s seniors’ housing options from a legal perspective, discussing consumer protection rules, regulatory compliance and areas of risk. We examine how tenant insurance can help to reduce your long-term insurance costs, as we look at what it covers and provide tips on how to ensure that your tenants are also insured. We discuss how building automation systems can help to make your building’s energy savings automatic, what they should be used for and the incentives that can help to improve savings. We also examine the reasons, benefits and incentives associated with retrofitting or replacing booster pumps.

Please note that RHB Magazine is the official media partner for FRPO’s MAC Awards, which is taking place on December 3, 2015 at the Metro Toronto Convention Centre. Join us as we recognize excellence in Canada’s rental housing industry.

As per usual, this issue contains a lot of great content, such as an article on the changes coming to Ontario’s electricity bills, various news updates in the In The Know section and CFAA’s newsletter, National Outlook.

Enjoy the issue!

David Gargaro CO-FOUNDER, DIRECTOR

Juan Malvestitti juan@rentalhousingbusiness.ca

CO-FOUNDER, PUBLISHER

Marc L. Côté marc@rentalhousingbusiness.ca

EDITORIAL

David Gargaro david@rentalhousingbusiness.ca All contents copyright © RHB Inc. Canadian Publications Mail Product Sales Agreement No. 42652516

CONTRIBUTING EDITOR

John Dickie, President CFAA jdickie@rentalhousingbusiness.ca

DESIGN

Thomas Calvert

PHOTOGRAPHY Mark Brezek

OFFICE MANAGER Kayla Clark

SUBSCRIPTIONS One year $37 CDN Two year $59 CDN Single copy sales: $9.00 CDN

Opinions expressed in articles are those of the authors and do not necessarily reflect the views and opinions of the CFAA Board or management. CFAA and RHB Inc. accept no liability for information contained herein. All rights reserved. Contents may not be reproduced without written permission from the publisher.

P.O. Box 696 Maple, ON, L6A 1S7 416.236.7473 www.rentalhousingbusiness.ca

Reputations are Earned Over 20 years working with owners and tenants back up our level of professionalism and commitment to customer service

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understanding the changes in ontario’s electricity bills p.28

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COVER FEATURE always cando more: building quality from the inside out p.14

34

RHB ReportS A legal look at canada’s seniors’ housing p.34 reducing long-term insurance costs p.38

38

making your energy savings automatic p.42 bigger is always better... or is it? p.44

IN THE KNOW

42

p.30

[ w w w. r e n ta l h o u s i n g b u s i n e ss . ca ]

CONTENTS

President’s Corner

C

anadians are soon to welcome 25,000 refugees who have fled Syria to escape the terrible civil war raging there. While many Syrians are well educated and speak English or French as well as Arabic, most of the refugees are not in that situation. They will have a hard struggle to learn one of Canada’s main languages, and to adapt to this country.

The federal government apparently plans to house the refugees in temporary centres near Montreal, Toronto and Ottawa for about 12 weeks before sending them on to cities and towns across Canada, hopefully to move into more permanent housing.

On average over the course of a year, Canada already receives about 25,000 refugees from various countries.

Existing settlement agencies support them and find housing that is affordable for them. What is different about this Syrian re-settlement initiative is the short time over which the refugees will arrive.

The governments of Canada and Ontario are already reaching out to Canada’s apartment associations to find out whether we can help. CFAA is co-ordinating a response about available rental units, and about the programs the government needs to bring in to make the re-settlement a success. Found following page 46, National Outlook addresses what governments need to do, and how landlords can help. (For on-going updates, see www.cfaa-fcapi.org.)

National Outlook then addresses the positive impact of immigrants and refugees on the rental market.

National Outlook also provides information about the new Liberal Minister responsible for CMHC and housing policy. Minister Duclos is a renowned economist who has studied how government policies impact lowincome people. He is ideally suited to understand the rental housing markets as markets. The Liberal campaign promises are the subject of the fourth article in National Outlook. Not all of the promises are as positive as the new Minister may be. CFAA will continue to monitor the government’s intentions and advocate for the rental housing industry.

In finalizing your 2016 training and conference budgets, remember the CFAA Rental Housing Conference 2016, which will take place in Toronto from Tuesday, June 7, to Thursday, June 9. The CFAA conference is ideal for rental housing executives and investors, regional managers, property managers and hands-on owner–operators, as well as department heads and team members in marketing, leasing, HR and building science. There will be many networking opportunities, including the building innovations tour on Tuesday, and the reception and Wyse After-Party on Wednesday.

Please also decide whether your company should purchase the CFAAAccompass Rental Housing Compensation and Benefits report for your city or area. Details can be found at page 33.

John Dickie John Dickie, CFAA President

NATIONAL OUTLOOK IN THIS ISSUE DECEMBER 2015

NATIONAL OUTLOOK

RHB EDITION

Landlords’ Roles in the Syrian Refugee Resettlement Programs

The current plan appears to be to admit about 900 refugees per day and house them temporarily at centres near Montreal and Toronto. The temporary centres will include military bases and temporary rented accommodation

the syrian refugee influx impact on landlords In the near future, Canada will admit 25,000 Syrian refugees. Many people and communities are stepping forward to help the refugees. CFAA and FRPO stand ready to help, and so do many landlords.

Photograph: Michal Bednarek

a new minister for housing

By John Dickie, CFAA President

More than four million Syrian refugees are registered with the United Nations High Commission for Refugees in various countries in the Middle East, mostly in Lebanon, Jordan and Turkey. The Government of Canada intends to bring 25,000 of those refugees to Canada in the near future. That will probably represent between 6,000 and 8,000 households.

RHB EDITION

such as conference centres or recently closed colleges.

Then, over the next three or four months, the refugees will be relocated across Canada to homes which are meant to offer some degree of permanence.

The Canadian Federation of Apartment Associations (CFAA) is in touch with the Government of Canada to provide information and a chain of contact with Canada’s continued on page 3

A New Minister for Housing: How Will He Implement Liberal Party Promises?

Jean-Yves Duclos is Canada’s newly elected Minister of Families, Children and Social Development. The portfolio name is new, representing a somewhat new departmental configuration, but that ministry is responsible for CMHC and federal housing policy.

Minister Duclos is the first Liberal MP to represent his riding of Quebec (City), since Gilles Lamontagne left in1984 to become

the Lieutenant Governor of Quebec. This is Minister Duclos’ first term as a Member of Parliament. He won his seat with 29% of the vote in a tight four way race against the NDP, the Conservatives and the Bloc Quebecois. Minister Duclos does not have much experience as a politician, but he has a background that more than qualifies him for the position. continued on page 4

National Outlook - RHB Edition 1

NATIONAL OUTLOOK - DIGITAL EDITION available at www.cfaa-fcapi.org

Minister Duclos is a renowned economist. He is an expert on the impact of public policies on the poor. Time will tell whether his programs will support the private rental market.

The Impact of Immigrants and refugees on the rental market Every year Canada receives about 250,000 immigrants, including many refugees. That influx has a particularly strong, positive impact on rental demand, and thus on the success of rental housing providers.

liberal campaign promises affecting rental housing The Liberals promised a fight on poverty, and more affordable housing. Lowincome people are likely to rent their homes, and any extra income helps them pay their rents in full and on time.

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

Saskatchewan Landlord Association Inc. (SKLA) www.skla.ca P: 306-653-7149

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

Waterloo Regional Apartment Management Association (WRAMA) www.wrama.com P: 519-748-0703

Greater Toronto Apartment Association (GTAA) www.gtaaonline.com P: 416-385-3435

Professional Property Managers’ Association (of Manitoba) (PPMA) www.ppmamanitoba.com P: 204-957-1224

Hamilton & District Apartment Association (HDAA) www.hamiltonapartmentassociation.ca P: 905-632-4435

LandlordBC www.landlordbc.ca P: 1-604-733-9440

Investment Property Owners Association of Nova Scotia (IPOANS) www.ipoans.ns.ca P: 902-425-3572

Vancouver Office P: 604.733.9440 Victoria Office P: 250-382-6324

The Canadian Federation of Apartment Associations represents the owners and managers of close to one million residential rental suites in Canada, through 11 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

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9. Name of RHB ’s newest Rally creation that br Canada’s top loc ings together al rental housing leaders for a Ci Expo and Confer rcuit, ence.

Jeff Birman, Senior Property Manager, Cando Apartments

Always Cando more: Building quality from the inside out

A beautiful exterior can sometimes conceal a lot of interior issues and give the impression that all is better than it is. However, what tenants truly care about is having a comfortable, well-functioning home environment. Cando Apartments has always invested its resources into ensuring that their buildings are well maintained from the inside out. This is as true today as it has been in their more than 30-year history. The family-owned and operated company continues to own and manage its buildings using this same approach, and has consistently shown a commitment to quality for its buildings, tenants, clients and staff.

[ Cando Apartments ]

Background Harry Birman founded Cando Property Management in 1981 (later renamed Cando Apartments Ltd. in 2013), when he owned and managed two apartment buildings with a combined 160 units at opposite ends of the city. It was a two-person company, and they were responsible for all aspects of the business – from rent review to construction to property management.

Efficiency was a necessity – they even used white-out so that they could recycle the monthly rent rolls.

Cando Apartments grew through the 1980s and 1990s, during which time they purchased most of their rental properties. The company focused on buying buildings that ran along the Highway 401 corridor, as ease of access to highways was a key selling feature to potential and existing tenants.

Their buildings were also located close to schools, shopping malls and other amenities.

“My father avoided acquiring properties that were tucked in residential areas, as it presented a greater challenge to attracting tenants,” said Jeff Birman, Senior Property Manager, Cando Apartments. “Harry focused on buildings that were located in high traffic areas, and were in walking distance to surrounding amenities.”

After graduating from York University in 2001, Harry’s son, Jeff, joined Cando Apartments. He became the west end property manager, and had to learn everything from first-hand experience. After working in this capacity for seven years, Jeff took a more senior role in the organization, which involved overseeing business operations, hiring and training employees, marketing rental properties and modernizing operations.

“It was a challenging way to learn the business, as I made a lot of mistakes along the way,” said Jeff.

“However, I had a strong work ethic and I took a common sense approach to my duties. I built a strong working relationship and a high level of trust with our staff, and I developed a greater understanding of how to run and grow the business.”

16 november 2015

[ Cando Apartments ]

The inside to outside approach is a comprehensive method of looking at our buildings and the tenant experience.

We will look for ways to make the building as efficient as possible, upgrade the tenant experience, enhance cleanliness and improve customer service. It’s the best form of advertising to invest in, as it will make the tenant experience better, reduce turnover and increase referrals.” jeff birman

The company currently manages 26 apartment buildings, spanning the Greater Toronto Area from the east end of Scarborough to Oakville. Even with this growth, Cando Apartments has remained a lean organization, with only eight office employees plus on-site staff managing more than 3,000 units.

Inside to outside approach Cando Apartments believes that consistently investing in their buildings and units enables them to achieve long-term growth. Their business model was built on the premise that you cannot purchase rental properties for the sole purpose of pulling money out of the investment.

To get a true return on investment and increase net operating income, ownership believes that an inside to outside approach must be taken with one’s multi-unit residential buildings.

“The inside to outside approach is a comprehensive method of looking at our buildings and the tenant experience,” said Jeff. “We will look for ways to make the building as efficient as possible, upgrade the tenant experience, enhance cleanliness and improve customer service. It’s the best form of advertising to invest in, as it will make the tenant experience better, reduce turnover and increase referrals.”

The inside to outside approach involves looking at various physical elements that could affect the building’s interior. This includes monitoring the roof for leaks to prevent water damage within the units, and to help preserve the units’ marketability. Cando Apartments takes advantage of

18 november 2015

available incentives to upgrade lighting in all their buildings, especially hallways, because it helps to improve brightness and energy efficiency.

Cando Apartments modernizes equipment to find efficiencies and improve operations, such as upgrading elevators to minimize future breakdowns and to ensure reliable transport for tenants. The company has upgraded and replaced boilers and HVAC systems, and has replaced storage tanks with instantaneous hot water systems.

This has helped to reduce energy costs and improve tenant comfort.

They have also installed building automation systems in many of their properties. This enables the company to monitor and control their buildings’ heating and hot water temperatures, as well as stay on top of maintenance issues and reduce down times.

“I can log in to check and change the hot water and heating temperatures, check when pumps are open or closed, and make sure that we are not over-heating or under-heating our buildings,” said Jeff.

“I can also fine-tune building temperatures, which is very important during the shoulder months from September to November and March to May. For example, if it’s more than 15 degrees outside, the boilers will automatically shut down. It helps to reduce tenant frustration and creates a better living experience.”

The inside to outside philosophy includes using a very targeted strategy to maintaining and upgrading in-suite features. Cando Apartments avoids taking an “all or nothing” approach to apartment upgrades, and will not haphazardly spend their resources on simply updating kitchens and bathrooms. Management takes a look at every building on an individual

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[ Cando Apartments ]

Jeff Birman in a recently updated Cando Apartments kitchen

basis, weighing factors such as the building’s structural integrity, location and tenant demographics. Then they will determine where to spend their time and resources to achieve the best results.

Cando Apartments ensures that all suites, kitchens and bathrooms are clean and show well for prospective tenants. For example, they have replaced single-pane windows with thermal windows, which are more energy efficient and contribute to a better tenant living experience. They have also updated in-unit lighting to improve energy efficiency as well as brightness levels. The company has made other changes that might seem small to some, but they have proven to provide a positive impact for tenants.

“We’ve found that we get good results and achieve higher rents without having to incur large in-suite expenses,” said Jeff. “We have also modernized the lobbies and vestibules over time, improved our laundry rooms and upgraded the intercom systems. Small changes can have a significant impact on the living experience.”

Of course, Cando Apartments does not ignore their buildings’ exteriors, as prospective tenants see the outside first when they check out apartments.

Updating the landscaping and building exteriors is part of developing the buildings’ curb appeal, as well as providing a positive living experience for tenants. They continue to invest in and install attractive brand signage at all properties. Signage serves to represent the company’s professionalism, reinforce the brand and create an iconic image to traffic.

20 november 2015

“When prospective tenants are driving around the city and seeing our signage, it helps send the message that Cando is a responsible and sophisticated management company,” said Jeff. “It’s a one-time advertising cost that provides long-term returns, and enhances our visibility as a brand.”

Embracing efficiencies Cando Apartments continues to run a lean and efficient business.

They have learned to make the most of everyone’s skills and available resources. The company is efficient in its use of on-site staff, giving them both the tools and capacity to make decisions at the building level. This has enabled property managers to focus on other areas of their jobs and increase productivity.

The company developed MOPO, a proprietary purchase order (PO) software system, and installed it on dedicated computers at every site.

This enables on-site staff to engage with service and tradespeople, create and manage POs, and be more responsive to tenants’ repair needs. They also have the ability to organize and access information on the trades, and deal with repairs more efficiently. Property managers can log in to the system to view, edit and approve POs when necessary, pull reports on what projects have been completed, identify how often units have been painted, determine when appliances have been changed, and more.

Congratulations to Cando Apartments Ltd. for achieving 35 years of excellence in the real estate industry! We wish you continued success.

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[ Cando Apartments ]

We believe that all aspects of the business can be completed through the use of the tablet, smartphone and various applications. It’s just another way of creating greater efficiencies, and finding ways to reduce expenses.” jeff birman

“Our long-term goal is to reach a point where both the office at the building and at the head office are paperless,” said Jeff. “We believe that all aspects of the business can be completed through the use of a tablet, smartphone and various applications. It’s just another way of creating greater efficiencies, and finding ways to reduce expenses.”

Cando Apartments has also worked on making the tenant application process more efficient for their employees and customers. Their website makes the apartment viewing process more efficient, and is one of the few that offers live updates on available units. Today’s renters want information at their fingertips, and they want to make decisions based on real-time information. The company’s website enables prospective tenants to view real-time updates on available units, determine what and when units are coming available, and schedule viewing appointments with the on-site staff.

Building automation systems enable Cando Apartments to monitor and control boiler temperatures, and improve energy efficiency. In-suite temperature gauges are connected to software to determine and adjust comfort levels. Wireless sensors are installed on corner units on upper floors, which indicate whether buildings are being over- or under-heated.

They can also adjust boiler operations during weather and temperature changes to reduce heating costs and improve tenant comfort.

“We can log in and see whether the controls are working properly, in addition to receiving alerts when boiler temperatures drop below a predetermined set point,” said Jeff. “This helps with preempting service and tenant calls, and reduces tenant inconvenience.”

Focus on staff Cando Apartments maintains a simplified management structure. There are no management layers and there is no corporate ladder, so there is no internal competition for jobs. They maintain a high level of transparency and fluidity in the way they operate, so everyone works toward helping to achieve the best interests of the organization.

22 november 2015

Ownership has put a lot of faith in the ability of their employees, particularly on-site staff. They are on the front lines of ensuring that buildings are properly maintained and tenants live in a comfortable environment. Cando Apartments has given on-site staff the ability to deal with repairs and maintenance issues, providing them with on-site computers and proprietary software to make their jobs easier. As a result, many on-site employees have been with the company for a long time (some dating back more than 20 years).

Cando Apartments maintains close communications with on-site staff, facilitating feedback on issues and challenges. They spend a significant amount of time and resources in selecting and training employees. New staff members are trained with current staff, which speeds up the learning process, helps with identifying existing and potential issues, and aids in developing a better understanding of the ins and outs of the business.

The company also ensures that on-site staff know that they will have the resources available to make their jobs better, and provide tenants with a positive living experience.

“I perform regular site visits and maintain personal relationships with every employee of this company, including on-site staff,” said Jeff. “They keep me informed of things that are working well or poorly, and let me know about issues with contractors, so that I can help where needed. It shows that we are committed to their success, and they reciprocate by being committed to our buildings and tenants.”

Cando Apartments has also implemented a constructive, detailed bonus system for employees. Rather than awarding discretionary bonuses to employees at the end of the year, they attach a bonus to achieving certain goals, such as reducing turnovers or improving move-in times for new tenants. This provides additional incentive to employees for hard work and commitment to their tasks, and shows how the company appreciates the employees’ efforts and commitment to their success.

“It’s a more sophisticated way of measuring results than an arbitrary bonus system,” said Jeff. “It enables employees to know how they did

Proud supplier to CANDO Apartments We wish you continued growth and future success!

[ Cando Apartments ]

and understand why they received a particular bonus. It’s a structured way of using bonuses to help employees achieve better results.”

Third party property management Cando Apartments first engaged in third party property management in the late 1980s. Although not a significant part of their growth, the company has cautiously explored growing this side of the business. Over the years, they have learned that a successful relationship depends on proper alignment between their business model and how the landlord wants to run their building.

When Cando Apartments approaches a third party property management situation, they determine what the building needs to be successful, and what is required to increase the property’s net operating income. They view each of their clients’ buildings separately, and address each one individually. They look at how each building works, and what is necessary to make it efficient and profitable. Cando Apartments also keeps clients informed on the process, and develops trust that they will invest the client’s funds in such a way as to provide a return on investment.

“Conflicting objectives can frustrate the owners and make the situation difficult,” said Jeff. “When we lay out the expectations for the building, the owner has to believe in our ability to achieve those goals. This includes spending resources on the property in a cost-efficient manner, making it clean and livable, and ensuring that it is well maintained.”

Several years ago, Cando Apartments took over the management of a rental property that posed numerous challenges. The building was located in a lowincome area, and it experienced high vacancy rates and higher operating costs.

These factors contributed to the building owners experiencing low net operating income. Other issues affected the tenants’ living experience, such as excessive litter, noise complaints, and lack of adherence to building policies.

Cando Apartments applied their inside to outside approach to the management of this building. They addressed a number of structural integrity issues, updated the lighting and brought in new staff. The company invested in in-suite upgrades, and implemented annual unit inspections to ensure that they were properly maintained.

Cando Apartments also addressed the overall living experience to attract new tenants and keep the good ones. They implemented a more demanding tenant application and screening process, and improved customer relations to ensure that they were able to keep good tenants. The company “overstaffed” the building to ensure that it was properly maintained and cleaned, and staff were on hand to handle tenants’ work orders. This ensured that the building and units were kept clean, and tenant requests were handled in an expedient manner.

This inside to outside approach achieved positive results almost immediately.

Within the first 12 months of taking over the building’s management, that

24 november 2015

[ Cando Apartments ]

approach increased net operating income by 18 per cent (excluding capital expenses); in the second year of managing the property, they increased net operating income by 51 per cent. These numbers reinforced the fact that Cando Apartments’ business model works, and demonstrated to the building’s owner that this management style will work for them.

“We are very proud of these results,” said Jeff. “We have the infrastructure in place to properly manage other people’s rental properties, and we know what we are doing. As long as we and the building owner are aligned in our goals, we can improve the building for the betterment of the tenants and to the owner’s benefit.”

Challenges and lessons learned “Make sure to work within the confines of the Residential Tenancy Act, as interpretations may vary and can cause issues,” said Jeff.

“Some tenants may feel that their actions have no consequences, and evictions can take three to four months. Guideline increases are also a challenge, due to increasing utility, water and realty tax expenses.

You also need to stay on top of paperwork, and be aware of updates in policies and procedures.”

As a proud partner, Rogers congratulates CANDO on their ongoing success!

26 november 2015

Future plans Cando Apartments is always looking to expand their operations. However, they feel that the current economic climate, competitive marketplace and low interest rates make it difficult to do so. Given the cyclical nature of the rental housing industry, ownership expects to purchase new buildings when the environment dictates and opportunities arise.

The company also looks at growth through third party property management in the same way, and plans to develop this part of the business in a gradual way. Cando Apartments will pursue opportunities where there is a good fit between their method of doing business and how the building owner wants to operate their building. They will continue to follow their inside to outside approach, and make their existing portfolio as efficient and profitable as possible.

“We want to engage in regular, consistent investment in our buildings to increase net operating income and achieve better return on investment, and use our resources in a cost-effective way to achieve the greatest impact,” said Jeff. “We also want to produce a better living experience for our tenants, and zero in on those items that produce the best results.” RHB

Congratulations to Jeff & Harry Birman, CANDO Apartments Best Wishes for continued success.

Congratulations to Cando Apartments Ltd. TD Commercial Banking is a proud partner of Cando Apartments Ltd. and we wish them continued success.

速

The TD logo and other trade-marks are the property of The Toronto-Dominion Bank.

M05236 (0314)

Rental Housing Business 27

[ Power ]

Understanding the changes in Ontario’s electricity bills Some changes are coming to Ontario’s electricity bills, and they could significantly impact your bottom line, as well as your tenants’ wallets.

The Ontario Clean Energy Benefit is scheduled to end on December 31, 2015, and the debt retirement charge is coming off residential hydro bills.

The government is also launching the Ontario Electricity Support Program effective January 1, 2016.

Ontario Clean Energy Benefit On January 1, 2011, the Ontario government launched the Ontario Clean Energy Benefit (OCEB), which provided residential customers, farms and small businesses with a 10 per cent rebate on the first 3,000 kilowatt hours of electricity consumed per month. The average family of four consumes about 800 kilowatt hours per month, so most consumers would receive the full 10 per cent rebate on their electricity bills, which equals $6 to $10 per month. The rebate applied to electricity charges, delivery charges, regulatory charges, the debt retirement charge and related HST charges. (For more information on the OCEB, refer to the “In the Know” section of the magazine.)

The OCEB is ending on December 31, 2015, which means that consumers will no longer receive the 10 per cent rebate going forward. However, there is still time for multi-unit rental properties that did not register for the OCEB to do so prior to December 31, 2015 and receive a retroactive rebate on their electricity bills dating back to January 1, 2011.

Some multi-unit rental buildings might still be classified as commercial properties, and have never received the OCEB. To qualify for retroactive benefits, you must submit a self-declaration form to your utility provider, which states that your building is a multi-unit rental property. This form lists the number of suites in your building and enables the utility to properly calculate the OCEB and cap.

“We can help landlords fill out their self-declaration form to make sure that they qualify for the Ontario Clean Energy Benefit,” said Shannon Williams, Vice President, CARMA Billing Services Inc. “Eligible customers can receive a credit on their electricity invoice going back five years.“ Billing rates If you own or manage multiple unmetered self-contained units, then you are automatically billed according to the Hourly Ontario Electricity Price (HOEP), which is also known as the Spot Market Price. Completing a

28 november 2015

self-declaration form enables you to state the number of separate units being billed by one meter, which makes you eligible to be billed under the Regulated Price Plan (RPP). You might also be eligible for a higher OCEB amount based on the number of declared units.

The Ontario Energy Board sets the commodity rates for the RPP. Residential customers, small businesses, farm customers and other designated customers can purchase power through the RPP. Landlords who own or manage a building with multiple residences, where the building has only one meter, may declare this information to qualify for the RPP for each unit.

“Landlords who currently receive a bulk electricity utility bill tend to accept the rate classification to which they have been assigned,” said Williams. “However, there may be advantages to reviewing electricity usage and assessing your billing classification. Being in the proper rate class may result in long-term savings.”

It should be noted that new winter electricity prices have come into effect as of November 1, 2015. The new tiered RPP electricity prices are 12.5 per cent higher than last year’s winter prices.

Debt retirement charge The Ontario government established the Ontario Electricity Financial Corporation (OEFC) on April 1, 1999, under the Electricity Act, 1998, to manage and retire the former Ontario Hydro’s debt and other liabilities, which totalled $38.1 billion. Ontario Hydro accumulated this debt through building Ontario’s electricity generation and transmission infrastructure. Ontario Hydro’s assets covered part of this debt, but OEFC still had to manage $19.4 billion in unfunded liabilities (also known as stranded debt).

To pay for the stranded debt, the OEFC imposed a debt retirement charge (DRC) on all electricity consumers until it is retired. Effective January 1, 2016, the Ontario government is removing the debt retirement charge (DRC) from all residential class users’ bills. The typical residential ratepayer will save about $70 per year. All other electricity users will continue to pay the DRC until the residual stranded debt is retired, which is estimated to occur near the end of 2018. Multi-unit residential buildings can become exempt from paying the DRC by filling out a DRC self-declaration exemption form.

“Filling out the self-declaration form means that you will be eligible for an exemption of up to 1500 kWh per suite of debt retirement charges,”

[ Power ]

said Paul Elliott, Director, Billing Systems and Regulations, CARMA Billing Services Inc. “However, if you don’t declare, you will continue to be treated as a commercial account, and will continue to pay the debt retirement charge on your bulk utility bill.”

Ontario Electricity Support Program

Conclusion It’s important to understand what you are paying on your electricity bills and where your money is going. Consider engaging industry experts to help you with the required paperwork. Being knowledgeable about your rate class and payment options can help you to save money over the short and long

term, and even produce retroactive savings.

Work with your utility and billing services provider to make the best decisions about your electricity bill. RHB

By David Gargaro, in collaboration with Shannon Williams and Paul Elliott of CARMA Billing Services Inc.

On March 26, 2015, the Ontario Minister of Energy launched the new Ontario Electricity Support Program (OESP). Its purpose is to provide monthly assistance to help lowincome consumers pay their electricity bills.

Consumers can apply now and start receiving benefits effective January 1, 2016.

Qualified consumers will receive an on-bill credit amount from $30 to $50 per month.

The OESP is based on household income and the number of people living in the residence.

For example, a person who lives alone and earns less than $28,000 per year will receive $30 per month, while a home with seven or more people and a total household income of $39,000 will receive $50 per month.

Some consumers might receive a higher level of assistance, ranging from $45 to $75 per month, depending on their electricity requirements. For example, they might have electric heating in their units, or they might use medical devices that require a significant amount of electricity.

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“Once a consumer qualifies, they are enrolled in the program for two years, after which they’ll need to re-apply,” said Elliott.

“The credit will be automatically applied to their account each month until which time the two-year term expires, they move or their financial situation changes.”

Program funding comes through a perkilowatt charge on all ratepayers’ electricity bills. The Independent Electricity System Operator collects and distributes these funds to utilities, which includes local electricity distributors and sub-meter providers. Utilities then apply the OESP credits to qualified consumers’ bills.

“The OESP can help to reduce consumers’ electricity bills,” said Williams. “For landlords, the OESP remains cash flow neutral, providing low-income tenants with additional support.”

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Rental Housing Business 29

COMING COMING

2016 2016 Announcing the MINGO Rally shows for 2016!

MINGO Rally, the one day building circuit and expo is coming to a city near you with our unique, educational and fun show. Come and join us at our stops in Vancouver, Halifax and Toronto.

MINGO Rally is produced by RHB Inc., creators of RHB Magazine, RHB Newsreel, RHB Insider Network and RHBtv. As Canada’s one-stop platform and #1 voice for apartment owners and managers, RHB is working with the Canadian Federation of Apartment Associations (CFAA) to bring you this premier industry specific event, which is not to be missed!

MINGO Rally Vancouver, hosted by LandlordBC, the province’s top resource for owners and managers of rental housing, which represents 3,300 landlords across the province. The one day action pack show delivers a handson learning building circuit experience, a uniquely laid out “winding” trade show environment and a luncheon opportunity to capitalize on the knowledge of industry colleagues, experts and professional speakers. This event is exclusive to the real decision makers of the apartment industry, building owners, property/facility managers, building operations professionals, architects, engineers and developers.

Admission to the MINGO Rally is restricted to owners, managers, engineers and operations professionals responsible for strata/condominium and apartment buildings. This unique show offers industry suppliers multiple opportunities to meet with these professionals and now, it’s never been easier with exclusive exhibitor and sponsorship packages.

Vancouver

Halifax Vancouver

Toronto Halifax

LandlordBC, CFAA and MINGO Rally invite you to take advantage of this unique event with an early bird pricing for booth space and preferred pricing when booking all three 2016 MINGO Rally events! Event Sponsors also benefit March March May with exclusive pre-determined booth locations and theMay option of finding and creating theSeptember sponsorship package that’s right for you!

Further details and information on how you can attend or participate visiting our website, mingorally.ca

mi n g o r ally. c a m ing o r ally.ca

COMING

2016

Vancouver March

Halifax May

mi n g o r ally. c a

Toronto

September

IN THE KNOW

2016 RENT INCREASE GUIDELINES

Each year, the provincial governments which impose rent control set a guideline rent increase for landlords for the upcoming year. The guideline is the maximum amount by which most landlords can increase a tenant’s rent during the year without making an application to the Landlord and Tenant Board or Rental Board (the name of which varies from province to province).

In most cases, the rent for a unit can be increased if at least 12 months have passed since the tenant first moved in, or since his or her last rent increase. Depending on the province, the tenant must generally be given proper written notice of the rental increase at least two months to six months before the rent increase takes effect.

Ontario: 2.0%

Manitoba: 1.1% British Columbia: 2.9 % plus a calculated percentage in a manufactured home park PEI: Heated premises: 0% Unheated premises: 0% Mobile home site only in a mobile home park: 0% Nova Scotia: Land lease communities (only) 1.5%

Tra ns pa re nt bi l l i ng Cont rol r i s i ng ut i l i t y cos t s Cus tomi ze d s ol ut i ons 3 5 ye a rs of e xpe r i e nce

32 november 2015

Quebec The Quebec guideline increase should be announced in late January 2016 to cover the period from April 2, 2016 to April 1, 2017. There are usually different guideline amounts for dwellings heated by different fuels, or rented to tenants who pay for the fuel.

Other Provinces The provinces not listed above do not limit the amount of a rent increase, although they do usually control the timing of a rent increase relative to the last rent increase or the commencement of the lease. Currently free of control on the amount of rent increase are rental units in Newfoundland and Labrador, New Brunswick, Saskatchewan, Alberta and Nova Scotia (except for land lease lot rentals in Nova Scotia).

Elimination of the Ontario Clean Energy Benefit and Debt Retirement Charge The Ontario Clean Energy Benefit is scheduled to end on December 31, 2015. Instituted on September 1, 2012, the Ontario Clean Energy Benefit provided residential customers with a 10 per cent rebate on the first 3,000 kilowatt hours of electricity used per month.

This included electricity charges, delivery charges, regulatory charges, the debt retirement charge and related HST charges.

Small businesses and farms also received the benefit on the first 3,000 kilowatt hours of use. Apartment buildings and condominiums that do not have individually metered units should confirm that their utility has an accurate record of the number of units contained in their building. This will enable the utility to properly calculate the Ontario Clean Energy Benefit and cap.

The debt retirement charge (DRC) is being removed from all residential class users’ utility bills effective January 1, 2016. As a result, the typical residential

taxpayer will save about $70 per year. The DRC will remain on all other electricity users’ bills until the residual stranded debt is retired (estimated for the end of 2018).

For more information and pricing, see the compensation survey section of the CFAA website at www.cfaa-fcapi.org.

The DRC is provided for under the Electricity Act, 1998, and is payable to the Ontario Electricity Financial Corporation (OEFC) on electricity consumed in Ontario. When Ontario Hydro was restructured on April 1, 1999, OEFC was founded to manage and retire Ontario Hydro’s debt and other liabilities, totalling $38.1 billion. OEFC receives revenues to service and retire the stranded debt, including the DRC paid by electricity users. The Electricity Act, 1998 allows for charging the DRC until the residual stranded debt is retired. Information on the status of the residual stranded debt can be found in the Ontario Economic Outlook and Fiscal Review, www.fin.gov.on.ca/en/budget/fallstatement, and on the OEFC website www.oefc.on.ca.

Digital Privacy Act now in force The Privacy Commissioner of Canada has just posted a fact sheet on the Digital Privacy Act, which made amendments to the Personal Information and Electronic Documents Act (PIPEDA). PIPEDA applies to landlords outside BC, Alberta and Quebec, which have their own privacy laws.

CFAA Rental Housing Employee Compensation Survey now available What do you need to pay to retain and recruit good employees?

• Allow more disclosure without consent

Find out from the CFAA Employee Compensation Survey reports for 2015-16, which are now available for 17 cities and areas across Canada. The survey reports on the average and range of compensation for both building-based and head office positions.

Across Canada most city reports present actual city data for building superintendents, cleaners, leasing agents, maintenance technicians, property accountants, property administrators, assistant property managers and property managers. Other building-based positions and head office positions are usually addressed through statistical estimates from the Canada-wide or Regionwide data, which is provided in each report.

Key changes already in force:

• Define valid consent to disclosure

• Allow the Privacy Commissioner to enter into compliance agreements • Broaden the scope of what can be disclosed “in the public interest” • Exclude business contact information from PIPEDA • in fraud investigations

• in the sale of businesses, or

• to communicate with next of kin of a person who is injured, ill or deceased.

New provisions to require reporting of significant breaches of security standards will come into force once regulations have been put in place.

For more details, go to the website of the Privacy Commissioner of Canada, and click on the item in “What’s New” dated November 20, 2015.

Over the next 6 to 12 months, the Privacy Commissioner intends to reach out to remind landlords of the obligations under PIPEDA.

Information on benefits plans and turnover rates is also available in the “full reports.”

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Rental Housing Business 33

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REPORT professional services

A legal look at canada’s senior housing There are many affordable, practical housing options for today’s aging Canadians; however, they only work when the operator provides an appropriate level of management and resident care.

In collaboration with Joe Hoffer of Cohen Highley LLP Lawyers

reducing long-term insurance costs Some renters don’t understand the value of tenant insurance, and there is good reason to educate and encourage them to purchase insurance.

In collaboration with Jamie Reid of Zipsure.ca and Randy Daiter of M&R Property Management

A legal look at

Canada’s seniors’ housing There are many affordable, practical housing options for today’s aging Canadians, including multi-unit rental properties, condominiums, land lease communities, life lease communities, and elder care & retirement homes. However, these options only work well when the operator is capable of providing an appropriate level of management and resident care. Operators can include church groups, ethnic groups, non-profit and municipal housing agencies, private owners and developers, property management companies and retirement home operators. Whoever operates and manages the seniors’ housing, they must thoroughly understand the legal oversight under which they will operate.

Consumer protection rules With the increasing market demand for seniors’ housing options, there has been growing demand for development and enforcement of legislation that addresses consumer protection issues and seniors’ health and welfare concerns. Provincial governments are primarily responsible for drafting and enforcing laws that deal with senior housing and care.

As a result, seniors’ housing rules vary from province to province.

For example, in Ontario, a rental housing operation that provides minimal “care services,” such as in-suite “personal emergency response services” and organization of social activities, can fall under three levels of regulatory control. These include default provisions under the Residential Tenancies Act (RTA), the RTA’s “care home” special rules, and default provisions under the Retirement Home Act. Each level has different administrative and operational rules.

“Each of the three layers of legislation imposes different administrative and operational rules,” said Joe Hoffer, Partner, Cohen Highley LLP Lawyers. “Failure to comply with the rules can result in rent rebate liability, provincial fines, and financial liability based on non-compliance with required lease and rent increase provisions.”

36 november 2015

Degree of regulatory compliance Seniors’ residences are often subject to higher standards under the Fire Code and Building Code. Safety and housing inspectors tend to have broader discretion to impose orders under audibility, sprinkler systems, and fire watch guidelines. Rental housing staff must be properly trained and educated to identify and address accessibility and human rights legislation, particularly when it comes to “duty to accommodate.” They should also be well versed in leasing and policy documentation, which helps to minimize risk and ensures operator and consumer compliance.

The nature of seniors’ housing will affect the details of the regulatory compliance required. For example, in standard condo developments, there are few regulatory compliance issues; however, human rights’ cases tend to occur more often, as the condo corporation has an obligation to “accommodate” condo owners with respect to parking and mobility. In vacant land and common element condo developments, residents control their own suites so even fewer issues arise. Seniors have a higher degree of independence; however, higher costs and prices can restrict the market.

“In land lease communities, there is generally rent regulation, and a potential for separate care service options in a clubhouse facility or door-to-door services,” said Hoffer. “But, generally, they require less regulatory restrictions since the tenants own their homes and just rent the sites and/or purchase the care services independently.”

The rental housing sector tends to see the greatest demand for seniors’ housing. Most seniors tend to rent property in rental buildings or complexes. The seniors’ rental market offers a combination of affordability, care and social services, and “carefree” lifestyles.

These types of rental developments are attractive to potential tenants. However, as the seniors’ housing sector has the highest level of regulatory compliance requirements, operators must be highly

disciplined in staff training, document management, and resident communication to reduce their risks.

occupancy restrictions, offer community facilities and activities, and are compatible with a retirement lifestyle.

Note: According to the courts, and at least one provincial Human Rights Tribunal, setting occupancy in a seniors’ development with an age restriction of 50+ does not contravene human rights legislation. Seniors have been historically discriminated against (e.g., hiring practices), so discriminating in their favour is accepted under the Human Rights Code.

However, in Ontario, the Landlord and Tenant Board has determined that many of these types of properties fall under the RTA. As a result, provincial law imposes rent control, security of tenure rules, and maintenance and repair requirements. The RTA can apply even though its effect is to place operators in contravention of municipal zoning bylaws and drinking water regulations.

Areas of risk

“In one case, a motor home was declared to be subject to the RTA, thereby requiring the operator to supply hydro, water, sewage and garbage disposal year round to the owner of a motor home,” said Hoffer. “Careful adherence to quality documentation, administration and operation of recreational housing can prevent an operator from unwittingly falling prey to the regulatory web imposed by the RTA.”

“Life lease” rental housing carries a high level of risk for private developers and management operators. Non-profit groups, such as church and community organizations, tend to operate these types of developments. However, other than court involvement, there are no real regulations of contractual lease terms. Life leases are a “legal minefield” in most of Canada; only Manitoba imposes minimal rules on life leases.

“It is just a matter of time before we see some explosive legal developments with life lease arrangements,” said Hoffer. “Private developers and operators are best advised to avoid life lease developments for the time being, pending clear legislative or judicial direction as to the regulatory framework which governs the operation.”

Land lease housing for “snowbirds” is another potential risk area for developers and operators. Most provinces allow zoning of “recreational” campgrounds with self-contained sewage and water systems. These areas enable residents to install “park model” mobile units (i.e., mobile homes that are meant to be parked over the long term) or “manufactured homes” on rented lots. Campgrounds are typically closed during the winter season, which is when residents typically head south to live in similar housing accommodations. Seniors appreciate these types of properties because they are often affordable, operate with age and

Conclusion Although there is a growing demand for more types of seniors’ housing, rental properties tend to provide the most affordable and flexible housing options. Seniors’ rental housing comes with operational risks, and those risks must be properly managed to improve the likelihood of financial success. Well-run seniors’ housing operations have properly trained staff, adhere to high standards in running their properties, and offer competitive rental rates. Successful developers identify and meet demand by providing affordable seniors’ lifestyle rental housing and forming relationships with property managers that provide a high quality of seniors’ housing services. RHB

By David Gargaro, in collaboration with Joe Hoffer of Cohen Highley LLP Lawyers

Rental Housing Business 37

Reducing long-term

insurance costs Some renters don’t understand the value of tenant insurance. In fact, fewer than 25 per cent of tenants have property or liability insurance.

That leaves them (and their landlords) open to risk of loss due to fire and water damage, injuries, lawsuits, and more. Tenants are responsible for approximately 30 per cent of all building damage, which is why you should educate and encourage them to get insurance to protect them and you from the risks of being uninsured.

The importance of tenant insurance Tenant insurance can help to reduce your insurance premiums. When tenants are not insured, your insurance provider might have to pick up the cost of responding to claims, which will increase your premiums.

Getting tenants to buy and maintain insurance will reduce the number of claims on your insurance over the long term.

Telling renters that tenant insurance will help to lower your premiums won’t convince them to do so. But you have the right to seek judgment against tenants for any accidental damage they cause to the building or injuries they cause to tenants. For example, if an uninsured tenant leaves the water running in their unit and floods the unit below, they are legally liable for the repair costs… and that can be financially devastating.

Many renters, particularly those living on their own for the first time, do not realize that there is a significant replacement cost when possessions are destroyed. First-time renters often lived at home with

38 november 2015

very little responsibility for their own needs. Their parents might have provided them with furniture, or they could have purchased secondhand furniture; without tenant insurance, they will have to purchase replacement furniture. They might believe the landlord is responsible for the loss, but your insurance won’t cover the loss or damage of tenants’ personal belongings, unless you are proven negligent (and most damage is from unforeseeable accidents.)

“Many students living away from home believe that they are covered by their parents’ insurance policies,” said Jamie Reid, President, Zipsure.ca. “Some insurance policies provide some coverage for some students living away from home under certain circumstances. This applies to dependents, and students who pay their own rent do not qualify as dependents. Also, their parents’ liability insurance will not extend to them in these situations.”

When a major disaster strikes rental properties, such as fire, ice storms, tornados, water damage, and power outages, there is a public outcry from residents who have to stay in shelters or with family and friends due to their lack of insurance coverage. Tenants often think that the landlord is responsible for putting them in another unit or building, but this is simply not true. Tenant insurance can cover the costs of finding a temporary place to live, and will protect them against being forced to live in an uncomfortable environment.

“I recall when the underground transformer vault blew up at a building in Toronto a number of year ago, it was the tenants

who had valid insurance who were able to easily find alternative accommodation,” said Randy Daiter, Vice President, Residential Properties, M&R Property Management. “Even during the ice storm, tenants lost all the food in their fridge and freezer. During other power outages and power surges, computer and electronic equipment can be affected and their insurance would likely cover this.”

Understanding tenant insurance A comprehensive tenant insurance package policy typically includes different types of insurance. Content insurance covers loss and damage to the renter’s possessions, and can be adjusted for different types of risk. So they’ll be covered if they lose their clothing, jewellery, electronics or other possessions due to theft or damage. Insurance for additional living expenses covers the cost of relocating to another unit due to damage to their unit, hotel costs (when a unit is not available), and costs associated with moving to another building (when there is significant building damage), such as hookup charges, moving costs, storage fees, and so on.

Tenant insurance should include two types of liability insurance.

One type covers the tenant’s legal liability to the unit, such as accidental damage due to stove fires, sprinkler breaks and overflowing tubs. Third party liability covers tenant damage to the rest of the building, adjoining units, other residents and visitors, such as flooding that damages adjoining units and a visitor who becomes injured from tripping over a rug in the tenant’s unit.

“Each type of insurance has inherent value, although landlords typically care most about the liability insurance, as it covers the unit, building and other tenants,” said Reid. “Tenants should have insurance that covers their goods and provides added living expenses. They also have a legal responsibility to the building and their neighbours’ property, and their neighbours can sue them for damage they cause.”

Ensuring that tenants are insured Each province has different regulations regarding tenant insurance.

For example, Ontario law allows a landlord to require tenants to have tenant insurance to lease an apartment, but it is difficult to enforce the contractual obligation to maintain it. Make tenant insurance a mandatory part of the lease agreement. Include the requirement in your information package when showing apartments to potential tenants and at the beginning of the rental application process.

Inform applicants that qualification for an apartment requires tenant insurance. Provide potential renters with the reasons and benefits of having tenant insurance.

Include tenant insurance as one of the checklist items when preparing to get an apartment, such as finding cable, telephone, Internet and hydro providers. Make recommendations on insurance providers that specialize in tenant insurance, as first-time renters might not know where to purchase it. You might lose a few potential clients who do not want to buy insurance. However, all large property management firms require tenant insurance. You don’t want to attract the type of renter who does not have or want insurance, as they are most likely to cause damage in your buildings.

“Promote the importance of and reasons for tenant insurance by writing about it in resident newsletters and the building’s website,” said Daiter. “Put up posters about tenant insurance on notice board in elevator lobbies on every floor and in the management office, and include the information when issuing Notice of Rent increases.”

Once they have tenant insurance, make sure that residents maintain coverage. It is a difficult task, as tenants could cancel their insurance right after they sign their lease. Ask for proof of insurance upon the tenant’s lease renewal, or on an annual basis. It can become a manually intensive process, but you can set up calendars and schedules to remind you to follow up with tenants.

“Work with brokers or insurance companies that monitor the insurance policies for your tenants and advise you when they cancel or do not renew,” said Reid. “If you work with a provider who will advise you on cancellations or non-renewals, and a large portion of your tenants buy from that provider, then you are left only having to manually follow up with those who do not buy or buy elsewhere.”

Conclusion Every landlord has a different level of engagement with tenants, which can include recommending tenant insurance. No matter what you are doing now, take steps to do a bit more. If you do not currently require tenant insurance, start recommending it as part of the lease agreement. If you are doing that, ask for proof upon lease renewal; if you are doing that, educate them on the benefits of having insurance.

Work with an insurance provider that specializes in tenant insurance to support the process, which will help to increase the number of insured tenants. This will put claim costs where they belong, and help to reduce long-term insurance costs. RHB

By David Gargaro, in collaboration with Jamie Reid of Zipsure.ca and Randy Daiter of M&R Property Management

Rental Housing Business 39

Exclusively for Landlords Landlord Tenant Board ● Building Code ● Small Claims Fire Code ● Condominiums ● Human Rights

Joe Hoffer ▪ Kristin Ley ▪ Laura McKeen ▪ Mark Melchers Alex Papaiconomou ▪ Maria Mavrikkou Lawyers Paul Cappa Rent Control Consultant/Licensed Paralegal Emma Sims ▪ Shannon Kiekens ▪ Rachel Henderson Gail Kukor Lang ▪ Lindsay Mills ▪ Alexander Oda Licensed Paralegals

London Office

One London Place 255 Queens Ave, 11th floor London, ON N6A 5R8 tel. 519 672-9330

Kitchener Office

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55 King Street West, Suite 1002 Kitchener, ON N2G 4W1

1350 L’Heritage Drive Sarnia, ON N7S 6H8

tel. 226 476-4444

tel. 519 344-2020

www.cohenhighley.com

Chatham Office

101 Keil Drive South, Unit 2 P.O. Box 520 Chatham, ON N7M 5K6 tel. 519 672-5960

landlordreps@cohenhighley.com

REPORT energy management

making your energy savings automatic Regardless of your building’s size, there are affordable building automation systems that can help you to reduce your heating and energy costs, as well as improve tenant comfort.

In collaboration with Ed Porasz, P.Eng. of M & E Engineering Ltd.

bigger is always better... or is it?

Booster pumps are essential for maintaining hot and cold water pressure but many older buildings have oversized systems that operate at full capacity at all times.

In collaboration with Kai Grundt of Rikos Engineering Ltd.

Making your

energy savings

automatic

When some people hear the phrase “building automation system,” they often think that it will be very large and prohibitively expensive. This might be the case for the large, corporate-owned and managed building complexes, which could have systems worth tens of thousands of dollars.

However, regardless of your building’s size, there are affordable building automation systems that can help you to reduce your heating and energy costs, as well as improve tenant comfort. You could also see payback in less than four years.

boilers only have on and off switches, or relatively rudimentary controls.

Building automation systems allow you to control the temperature based on input from outdoor sensors, adjust set points, monitor the equipment, set lead and lag boilers, and more. They can also control the makeup air units, which supply outside air to interior corridors for building pressurization. They can also control operation and settings in chillers and cooling towers, separately or in combination with the boilers.

Types of systems

What to automate To benefit from building automation systems, you only need to control a few key pieces of equipment. This includes boilers for heating and domestic hot water, makeup air systems, and (if your building has them) chillers and cooling towers. Using a building automation system to control exhaust fans does not provide as much benefit since such fans must be on all the time or controlled by the tenants.

“Some people also think that you also need to automate your lights,” said Ed Porasz, P.Eng., President, M & E Engineering Ltd. “However, they are best controlled with motion sensors and timers, particularly in stairwells, corridors and underground garages.”

Buildings could have three to six boilers for providing heating and domestic hot water, as well as six to ten pumps for circulating water. Older

42 november 2015

Newer boilers, makeup air units and chillers might come with integrated control systems. They could essentially control themselves, and will make constant adjustments based on temperature changes and other factors several times per hour. They are relatively easy to use, and will prevent the user from doing anything to “break” the equipment. Boilers can even “talk” to each other through these built-in systems, and provide tracking, data logging and online reports.

Many older boilers, makeup air units and chillers have rudimentary systems, and offer very little control over operation. They might have nothing more than on/off switches; this makes it very difficult and impractical to adjust to temperature changes. They are also inefficient because they are always on or off and set at one mode of operation for long periods of time. There are two ways to make equipment more

building automation system might cost $7000 to $8000, although it will provide a better interface and expandability.”

Savings and incentives Energy savings from installing either a standalone controller or modular building automation system will depend almost entirely on how well or poorly the system was being controlled before installation. Installing a standalone controller on an older boiler that had rudimentary controls could reduce heating expenses by as much as 20 to 25 per cent.

However, replacing several properly functioning standalone controllers with a modular building automation system might only provide savings of five per cent.

Being able to control boilers, makeup air units and chillers (and their associated components) can produce significant savings because they enable you to react to weather and temperature changes. You can check and change the water temperature on a boiler six times per hour, rather than six times per year, which means greater control of energy costs.

“Every three degrees Fahrenheit temperature decrease in boiler water temperature can reduce energy and gas usage by one per cent,” said Porasz. “So you could see a five per cent decrease in energy costs when the outside temperature is less than design conditions, and you are able to reduce the supply temperature from 1800ºF to 1650ºF.”

efficient – install a standalone controller on each piece of equipment or install a modular building automation system.

Standalone controllers manage and monitor individual pieces of equipment, so one must be installed on each boiler, makeup air unit and chiller. They are relatively easy to install and maintain, and can provide simple monitoring as well as control over the system. However, each standalone controller only works with the equipment to which it is attached. They are not designed to interact with other standalone controllers, so you will have to check and monitor each one separately.

Modular building automation systems enable you to monitor, control and connect all the systems from a central panel. These systems allow the addition of modules, so you can connect and monitor the boilers and makeup air units, and then add systems later on, such as chillers and CO2 sensors.

Control sequences are easier to program and manage, and the systems provide more comprehensive online control and reporting than standalone controllers. However, modular building automation systems cost more than standalone controllers and cost more to maintain over time.

“Modular building automation systems can cost 10 to 20 per cent more than standalone controllers,” said Porasz. “For example, a standalone controller for four boilers could cost $4000 to $5000, and adding Internet access with reporting could cost an additional $1000 to $2000. A modular

Across Canada, different utility providers offer regional incentives for installing boiler controls. Usually, there is no need for an energy audit.

Ask your engineer to give your utilities provider a description of the boiler configuration, size of boilers and gas consumption, and type of controls that will be installed. Then they will provide you with the available incentive. The combination of higher efficiency and incentives can help to reduce the payback period of the investment in system controls.

“Depending on the type and quality of the existing boiler controls and replacing it with a new controller, either standalone or modular building automation systems, you should get from a one to four-year payback,” said Porasz. “However, it is very dependent on the existing controls and type of existing boilers.”

Conclusion Building automation systems do not have to be expensive, and they can produce significant heating and energy savings. All you need to do is automate the monitoring and control of your boilers, makeup air units, chillers and cooling towers. Of course, you will also need to stay on top of the maintenance of your controls and units to see long-term benefits.

Investing in standalone controllers or modular building automation systems will give you greater control over your building’s heating and cooling systems, as well as your utility bills. RHB

By David Gargaro, in collaboration with Ed Porasz, P.Eng. of M & E Engineering Ltd.

Rental Housing Business 43

Bigger

is always better…

or is it?

Booster pumps are essential for maintaining hot and cold water pressure in multi-unit high rise apartment buildings. As long as tenants are able to wash their dishes and take hot showers, all is good in the world. However, most booster pumps in older buildings are oversized and operating at full capacity at all times. As a result, rental properties’ utility bills are 40 to 50 per cent higher than they should be. The constant water pressure also places a lot of stress on plumbing infrastructure, which will lead to leaks, water damage and increased plumbing-related expenses.

It’s best to address booster pump issues before they arise. Take steps to retrofit existing booster pumps to make them more efficient.

Nothing lasts forever, and that includes booster pumps, so know what to look for when it comes time to purchase a new system. As the government provides financial incentives for upgrading inefficient equipment, including booster pumps in multi-unit rental properties, it makes sense to apply for those incentives to reduce upfront costs and improve return on investment.

like pumping the brake while keeping your foot on the gas. In addition to being inefficient, PRVs require costly annual maintenance.

Address both issues by replacing PRVs with variable frequency drives (VFDs), which enable the booster pump to adjust output based on the building’s demand for hot water. This ensures that the booster pump does not use more energy than necessary to maintain water pressure during peak times, which will significantly reduce energy consumption. Pressure transducers can also be installed on plumbing risers, which connect to the control, which enables the system to adjust the speed of the booster pump to meet actual water demand.

“Variable frequency drives act like a throttle and enable you to create a demand-based system,” said Kai Grundt, Maintenance and Research Manager, Rikos Engineering Ltd. “They ensure smooth and constant water flow and delivery, and can save you thousands of dollars per year in hydro consumption.”

Most older booster pumps were configured for the worst-case scenario, such as recovering from a complete loss of water pressure. While this is ideal from an engineering point of view, it is not entirely practical, as buildings require full pumping capacity less than one per cent of the time.

Running the booster pump at full capacity at all times is extremely energy inefficient, as there is often a significant difference between pumping capacity and what the system is required to provide.

Booster pumps are critical pieces of equipment, as sufficient water pressure is essential for other building systems. However, many older systems lack redundancies, and rely on one pump that must remain in operation at all times. Upgrade booster pumps by installing a multi-stage system with two to four pumps. Each pump feeds the next as necessary, where one pump remains in use during off-peak hours, and the rest come on to provide additional water pressure or emergency support when another pump fails. This setup is more efficient than a single pump system, as less torque and horsepower are required to pump the same amount of water.

Pumps can be turned off and repaired to ensure uninterrupted water flow.

Older booster pumps typically use pressure regulating valves (PRVs) to regulate water pressure and water flow. However, with the pumps operating at full capacity at all times, trying to reduce water pressure is

Booster pumps can also be retrofitted with a water filtration device, which captures and filters out suspended particles. These particles can damage equipment, clog pipes and cause pinhole leaks. The booster

Retrofitting existing booster pumps

44 november 2015

pump can use the water filtration device to backflush the system during off-peak hours to ensure that it remains clean and functional.

“These water filtration systems are common in Europe, and will eventually become the norm here,” said Grundt. “You can adjust the screening capacity from 100 to 500 microns, and reduce the amount of suspended particles entering your system.”

Installing new booster pumps All equipment has a life span, and will eventually need to be replaced, even after it has been upgraded. A booster pump’s life span depends on how much it is used. Older booster pumps might not last as long as newer models, as older models were often built to operate at 100 per cent capacity at all times.

“To determine when it’s time to replace your current booster pumps, keep an eye out for warning signs,” said Grundt. “Pay attention to things like increased noise and vibration, excessive heat, leaks in shafts, and corrosion issues.”

New booster pumps should support a modular approach, so another pump can be added to increase pumping capacity. The booster pump system should include VFDs, and have two to four pumps. This will support incremental increases in demand, as well as isolation, removal and repair of pumps with no loss of water pressure. New booster pumps should be equipped with water filtration systems and low pressure shutoff switches, which will prevent equipment burnout in case the building’s water supply is turned off (due to breaks in the city water main).

Incentives and savings Before retrofitting or replacing existing booster pumps, contact your utility provider (or service provider) to determine what incentives are available for covering project costs. For example, SaveOnEnergy program, administered by Ontario’s Independent Electricity System Operator (IESO), provides incentives for 50 per cent of eligible project costs, which can equal up to $25,000, and this includes retrofitting or replacing booster pumps. The SaveOnEnergy program also provides rebates for doing the assessment to determine whether the retrofit or new equipment is worth the investment. BC Hydro’s Power Smart Partner Program provides funding for up to 75 per cent of the cost of energy-efficiency projects, which includes retrofitting booster pumps and installing VFDs. New and retrofitted booster pumps are more energy efficient, and will significantly reduce energy consumption, which will reduce energy costs going forward. Combined with the incentives, project payback can be achieved in less than three years “We replaced the pressure reducing valves in a three-pump booster pump system with variable frequency drives,” said Grundt. “The building, which had more than 600 units, saved more than $15,000 per year in electricity costs, and received an incentive of $18,400. The payback was about 15 months.”

Conclusion Older booster pumps are often oversized and overpowered, which means that you are using much more electricity to maintain hot water pressure than necessary. They are costing you money, and they’re likely damaging your pipes in the process. Take advantage of current technology to make your booster pumps work only as hard as demand requires. Upgrading your system will produce long-term energy savings, and combined with incentives, will pay back the cost of the project in a very short time. RHB

By David Gargaro, in collaboration with Kai Grundt of Rikos Engineering Ltd.

Rental Housing Business 45

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NOVEMBER 2015

NATIONAL OUTLOOK

RHB EDITION

Photograph: Michal Bednarek

Landlords’ Roles in the Syrian Refugee Resettlement Programs

By John Dickie, CFAA President

More than four million Syrian refugees are registered with the United Nations High Commissioner for Refugees in various countries in the Middle East, mostly in Lebanon, Jordan and Turkey. The Government of Canada intends to bring 25,000 of those refugees to Canada in the near future. That will probably represent between 6,000 and 8,000 households.

The current plan appears to be to admit about 900 refugees per day and house them temporarily at centres near Montreal and Toronto. The temporary centres will include military bases and temporary rented accommodation

such as conference centres or recently closed colleges.

Then, over the next three or four months, the refugees will be relocated across Canada to homes which are meant to offer some degree of permanence.

The Canadian Federation of Apartment Associations (CFAA) is in touch with the Government of Canada to provide information and a chain of contact with Canada’s landlords. continued on page 3

A New Minister for Housing: How Will He Implement Liberal Party Promises?

Jean-Yves Duclos is Canada’s newly elected Minister of Families, Children and Social Development. The portfolio name is new, representing a somewhat new departmental configuration, but that ministry is responsible for CMHC and federal housing policy.

Minister Duclos is the first Liberal MP to represent his riding of Quebec (City), since Gilles Lamontagne left in 1984 to become

the Lieutenant Governor of Quebec. This is Minister Duclos’ first term as a Member of Parliament. He won his seat with 29% of the vote in a tight four way race against the NDP, the Conservatives and the Bloc Quebecois. Minister Duclos does not have much experience as a politician, but he has a background that more than qualifies him for the position. continued on page 4

National Outlook - RHB Edition 1

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The Federation of Rental Housing-providers of Ontario (FRPO) is in touch with the Government of Ontario to share its expertise, information and resources. LandlordBC and other regional apartment associations are also in touch with government and settlement agencies in their locations.

CFAA and FRPO will address what the governments can do to help the refugees access suitable rental housing that they can afford.

In entering into any tenancy agreement, landlords are concerned to know that the rent will be paid, the premises will not be damaged, and the new tenants will not disturb other tenants or neighbours. All of these concerns will be in play when landlords decide whether to offer a rental home to a refugee or refugee family.

Governments and settlement agencies can help with many of those issues, through effective orientation programs, support services, and guarantees (or backstops) concerning the rent and any damage to the premises.

Many people and communities are stepping forward to help the refugees. CFAA and FRPO stand ready to help, and so do many landlords. However, everyone needs to be mindful of the impact of the influx of refugees on Canadian residents who need assistance to afford housing.

In its recent Bulletin to members, FRPO stated, “Through FRPO, [Ontario’s rental housing providers have] reached out to provincial officials and pledged to support the government in efforts they make to balance the immediate needs of those in crisis with the longer term needs of those Ontarians who wait for affordable housing.”

Readers who want to assist should check for updates on the CFAA website at www.cfaa-fcapi.org.

The impact of immigrants and refugees on the rental market

By John Dickie, CFAA President

Every year Canada receives about 250,000 immigrants (including refugees), which is eight-tenths of one per cent of Canada’s current population.

Most newcomers rent their homes. That is expected to continue. Any large, steady, incoming stream of renters is good for the rental housing market, and rental housing providers.

According to Census Canada 2011, two thirds of the people added to the population of Canada since 2006 have been immigrants. See chart 1 for the changes in the contribution to population growth since 1976, and forecasts out to 2026. continued on page 6

National Outlook - RHB Edition 3

NATIONAL OUTLOOK

Key Ministry official responsible for housing Minister Duclos’ newly-appointed Chief of Staff, Jennifer Robson, also has an impressive academic record. She holds a PhD in Public Policy and degrees in Political Science and Psychology. Dr. Robson was director of policy for the non-profit SEDI (now Prosper Canada), a senior research officer with Policy Horizons, and a senior associate with the Social Research and Demonstration Corporation.

At different times, Dr. Robson was chair of the Task Force on Family and Social Policy for the Liberal Party of Canada’s Renewal Commission, and previously served as a political assistant to the Minister of Intergovernmental Affairs, the Minister of Human Resources and Skills Development and as a policy assistant in the Office of the Prime Minister. continued from page 1

Minister Duclos earned an undergraduate degree in economics from the University of Alberta followed by a doctorate from the London School of Economics. quarter_page_magazine_ad_PRINT.pdf

1

2014-10-16

3:45 PM

Before becoming an MP, he was Chair of the Economics Department at Laval University in Quebec City. An author of many academic papers about taxation, inequality and the elderly, Dr. Duclos is an expert on the impact of public policies on the poor. He is president-elect of the Canadian Economics Association, although he is now unlikely to take up that position. In 2014, he was made a fellow of the Royal Society of Canada, the highest honour given to Canadian researchers.

Many people consider housing to be a social issue, when in actuality housing is best seen as a complex set of inter-connected markets, with policy challenges relating to different market segments. As the core of their discipline, economists study markets and how they work. An economist is best positioned to recognize the value of the housing markets, and to implement positive policy change. From that perspective, Minister Duclos is highly qualified to be the person for responsible for housing.

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Over the years, several economists have served in cabinet. William Watson, columnist for the Financial Post and chair of McGill University’s Economics Department from 2005 to 2010, believes that Minister Duclos is the most qualified academic economist to be appointed to the cabinet in Canada. In his column of November 4, 2015, Watson describes Minister Duclos’ work as “acute intelligence acutely applied.” Academic economists work with models that sometimes over simplify reality. The danger of this can be that reality is not so easily manipulated, but Watson is confident that Minister Duclos understands these difficulties.

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continued on page 9

4 National Outlook - RHB Edition

National Outlook - RHB Edition 5

incoming stream of renters is good for the rental housing market, and rental housing providers.

NATIONAL OUTLOOK According to Census Canada 2011, two thirds of the people added to the population of Chart 2 Canada since 2006 have been immigrants. See chart 1 for the changes in the continued from page 3 contribution to population growth since 1976, and forecasts out to 2026.

Chart 1

The country of origin shown in chart 3.

The country of origin also makes a difference in regards to preferences as shown chart 3. to housing alsohousing makes a difference in inregards

prefe

Chart 3

All Charts are from: “Who’s Moving In? Demographics and Rental Housing” by Peter Norman, MA, the Altus Group based on data from Statistics Canada.

Chart 1 aging population and a declining birth With an rate, immigration has become a significant factor in our population growth.

For several leading Based on those figures, seems safeato assume that, With an aging population and decades a3 declining birth rate, immigration hasit become Chart up to 1986, natural increase was the main driver for after they leave the temporary reception centres, the vast significant factor in our population growth.

For several decadestoleading upthat, to 1986, those seems assume they leave th population growth in Canada. Based Then theon birth rate figures, fell bulkit of all new safe Syrian refugees will live firstafter in apartments, natural increase was the main driver for population growth in Canada.

Then the birth and, immigration increased, so that two thirds of growth reception centres, the and vast of all new Syrian refugees willfigures live first in willbulk continue to live in apartments.

Based on the israte nowfell the and, resultimmigration of immigration.increased, Immigration so is athat key two shown in chart 4, those apartments will be rental apartments. thirds of growth is now the result of and will continue to live in apartments. Based on the figures shown in ch driver keeping the rental housing industry in a healthy (Other than in large cities, the refugees may live in low-rise immigration. Immigrationapartments is a key driver keeping the rental housing industry in a the healthy will be rental apartments. small centres, refugees may situation going forward. housing, but that will (In be mostly low-rise rental housing.) situation housing, butclass, thatthe will be mostly low-rise rental housing.)

Immigrantsgoing fall intoforward. four classes: the family

Chart 4 business class, skilled workers and refugees. As shown in Immigrants fall into four classes: the family class, the business class, skilled workers Chart 2, the majority of skilled workers and refugees choose Refugees Continue to Rent Longer than all and refugees. majority workers and other refugees choose to continue to live to continue to live in The apartments.

Mostof of skilled those apartments Immigrants are rental apartments. apartments. Most of those apartments are rental apartments.

in

Chart 2

Chart 4

If the current rate of immigration stays the same or continues to grow, the rental housing market will remain strong. An If the current rate of immigration stays the or continues to grow, the renta intake of refugees hassame a particularly strong positive impact on rental This means the new federal government’s will remain strong. An intake of demand. refugees has a particularly strong positive impa refugee initiative will help to maintain rental demand, as well demand. This means the new federal government’s refugee initiative will help to as providing the refugees a safe life in Canada.

demand, as well as providing the refugees a safe life in Canada.

All charts courtesy of: “Who’s Moving In? Demographics and Rental Housing” by Peter Norman, MA, the Altus Group, based on data from Statistics Canada.

rigin also makes a difference in regards to housing preferences as .

6 National Outlook - RHB Edition

NOTE TO MARC: If possible, the title of Chart 4 should be changed to “Re

OCTOBER 2015

CFAA RENTAL HOUSING CONFERENCE 2016

rs and Association Executives

TORONTO

Tuesday to Thursday, June 7-9, 2016

siness

Organized by the Canadian Federation of Apartment Associations with the support of FRPO and GTAA.

WHO SHOULD ATTEND?

• Rental Housing Executives

• Regional Managers rs and Association Executives • Asset Managers

• Property Managers

• Rental Investors

• Marketing Managers

• Owner – operators

• Human Resources Personnel

• Maintenance Managers

siness Topic streams

By-Law Number 1

To be addressed by 70 speakers in 30+ sessions. rs and Association Executives

Rental Investment, featuring 12+ sessions & Benjamin Tal Benjamin Tal is Deputy Chief Economist at CIBC World Markets and a recognized expert on Canada’s rental housing market.

Benjamin Tal will present his economic update and give his forecasts about where interest rates, jobs and rental demand will go.

Rental Operations, including: • Building Retrofits & Repairs • Employee Management • Human Resources • Marketing & Leasing

New this y ear: O ne-on-on demonstra e tio of operatio ns ns technology

rs and Association Executives Budget now and plan to attend with your team!

For more information on the conference visit www.cfaa-fcapi.org or call 613.235.0101 National Outlook - RHB Edition 7

NATIONAL OUTLOOK

Liberal Campaign Promises Affecting Rental Housing During the recent election campaign, the Liberals promised improved economic security for the middle class, a fight on poverty, and more affordable housing. Their campaign promises and the resulting policies and initiatives may have a significant impact on the rental housing industry.

Landlords generally benefit when low-income people gain more income, since the low-income people are likely to rent their homes, and the extra income helps them pay their rents in full and on time.

Here are some of the positive promises made in the Liberal election platform, “Real Change”: • Income splitting for seniors will be retained.

• Age 65 will be restored for eligibility for Old Age Security and Guaranteed Income Supplement • The Guaranteed Income Supplement for low income seniors will be increased by 10% (almost $1,000 more each year.)

• The Child Tax Benefit will no longer be universal, but rather linked to income.

• Family income for a typical family of four will be increased by $2,500 per year, tax free.

However, private market landlords are often side-swiped by housing programs which fund new social housing. When tenants move to the new social housing, that reduces the demand for private rental units, raising vacancies and reducing rents. As a result, marginal buildings are demolished or converted. The new social housing “crowds out” market rental housing.

8 National Outlook - RHB Edition

Here are relevant promises from “Real Change about rental construction or repairs”: • Renew federal leadership in housing starting with a 10 year investment in social infrastructure.

• Prioritize investments in affordable housing and seniors’ facilities, build more new housing units and refurbish old.

Support municipalities to maintain rent geared to income subsidies in co-ops. Give communities money for Housing First initiatives for the homeless.

• Encourage construction of new rental housing by removing GST on new capital investments in affordable rental housing.

(The Liberals believe that will provide $125 million per year to grow and renovate the supply of rental housing.)

• Provide financing to support the construction of affordable rental housing for middle and low income Canadians. (We can hope that much of that will be private-market rental housing.)

The danger of investing into social housing alone is that vacancy rates can be affected and rents supressed in private-market units. For government policy to result in more actual housing that is affordable, the better policy is to provide portable housing allowances to tenants so that they can afford to rent the housing they need. Portable housing allowances make tenants better off, while supporting the existing housing stock. A higher demand for rental housing tends to draw out more housing supply.

The Liberals may execute a positive set of policies, but some of their platform statements on housing are cause for concern. CFAA will continue to monitor and advocate for the best policies for Canadians and the rental industry.

NOVEMBER 2015

continued from page 4

In his 2006 Innes Lecture to the Canadian Economics Association titled,” Equity and Equality,” Dr. Duclos examined society’s understanding of equity and equality, and addressed the difference. In examining various theories of equity, he spoke of the importance of freedom of choice. “To be treated with respect and to lead a good life requires that we not be forced into lifestyle choices that are against our conceptions of ourselves,” he said.

In that lecture on “Equity and Equality,” Dr. Duclos spoke of an example drawn from child care policy, praising the then-government’s policy of giving cash to parents to spend on the childcare method of their choice. This shows appreciation of the benefits of the free-market approach and the choices it provides.

Landlords can hope that the desire to support choice will extend to housing policy decisions, such as the allocation of federal funding between social housing (in which low income people are essentially assigned to rental units), and portable housing allowances (which provide recipients with choice.)

Starting in 1979, segments of the federal Liberal Party have supported portable housing allowances as an important and under-used housing policy tool.

More recently, in “The Pink Book: A Policy Framework for Canada’s Future”, volume 2, the Liberal Women’s Caucus endorsed a portable shelter subsidy as the best tool to provide housing assistance to newly separated women and their children. With their ease and speed of access, and the substantial element of choice left for recipients, portable housing allowances are an excellent tool to assist most low-income people with their housing needs.

Time will tell whether Minister Duclos is willing and able to implement portable housing allowances to expand choice for the recipients of federally funded housing support.

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CFAA – Rental Housing Conference 2016 – June 7-9, 2016 Toronto – Westin Prince Hotel The Canadian Federation of Apartment Associations (CFAA) will present its annual Rental Housing Conference at the Westin Prince Hotel in Toronto, covering both rental investment and operational topics. Already booked is Benjamin Tal who will give his always-relevant economic update. For information about CFAA or past conferences, visit www.cfaa-fcapi.org or telephone 613-235-0101. To receive email updates about the upcoming 2016 conference, please email Jeremy Newman at admin@cfaa-fcapi.org

LPMA – Christmas Party December 8, 5 - 8pm London – RiverBend Golf Club lpma.ca/calendar/

GTAA – Chair’s Annual Lunch February 3, 12:00 - 2:30pm Toronto – David Duncan House www.gtaaonline.com

PPMA – Holiday Luncheon December 17, 12pm Winnipeg – Victoria Inn www.ppmamanitoba.com

LPMA – Employee Evaluation Seminar Febraury 9, 8:30am - 12:00pm London – Belfor Restoration Meeting Room lpma.ca/calendar/

IPOANS IPOANS Certified Apartment Manager Course Begins January 12 Halifax – Nova Scotia Community College www.ipoans.ca

SKLA – Interactive Lunch and Learn Residential Tenancies Training II February 9, 11:30am - 1:30pm Saskatoon – Smileys www.saskatchewanlandlordassociation.ca

LPMA – Member’s Dinner and General Meeting January 12, 5:30 - 8:30pm London – Lamplighter Inn lpma.ca/calendar/

SKLA – Interactive Lunch and Learn Residential Tenancies Training II February 11, 11:30am - 1:30pm Regina – Executive Royal Hotel www.saskatchewanlandlordassociation.ca

HDAA – January Dinner Meeting January 13, 6pm Hamilton – The Waterfront Centre www.hamiltonapartmentassociation.ca/events

LandlordBC – Education Day & Trade Expo February 17, 1:30 - 6:30pm Vancouver – Italian Cultural Centre landlord.ca/events

PPMA – January General Membership Meeting January 20, 7:30am Winnipeg – Masonic Memorial Temple www.ppmamanitoba.com

PPMA – February General Membership Meeting February 17, 7:30am Winnipeg – Masonic Memorial Temple www.ppmamanitoba.com

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