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RISING TALL, GROWING TOGETHER For Bayshore Property Management Inc., delivering peace of mind is job number one. As the largest property management company north of the Greater Toronto Area, the Barrie-based firm has built its reputation on providing a no-hassle, full-service approach to asset management backed by its industry-leading team and over 30 years of measured growth and direct management experience.
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Bayshore Property Management Inc. Condominium management, non-profit housing management, residential management, and property maintenance.
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Bayshore Property Management Inc.
FOUNDED:
SIZE:
1982
4,500 units
And like everything else in real estate, having a good location never hurts. “Barrie is a great place to live and work, and it’s a huge positive for us because being here lets us service a large demographic area,” says Lloyd Bristow, Bayshore Management’s Manager of Business Development, who took the reigns in 2002 after merging the (then) 20-year-old company with another property management organization from Midland, Ontario. No doubt, Bayshore Management’s location has served a large role in its success. Strategically headquartered in Barrie’s north end, just steps from Highway 400, Bayshore Management services a growing list of condominium corporations as far south as Woodbridge and as far north as Huntsville. Today, its condominium portfolio includes a mix of big city assets and cottage country properties, including thousands of units located within its home base city and up and down the Highway 11 corridor. “Thanks to where we are, our low operating overhead, and how we conduct business, we can be very competitive when it comes to bidding on larger buildings in the northern GTA,” adds Bristow. Being competitive is just one of Bayshore Management’s strengths. Topping the list is its comprehensive menu of asset management services designed to help owners and Board of Directors rest easy knowing their high-rise, low-rise, townhouse, or common element condo properties are in good hands at all hours of the day. “That’s another advantage we have thanks to the way we’re set up and the types of corporations we serve,” offers Bristow, explaining, “Over the years, we’ve been given the opportunity to manage all facets of condo corporations, from eight-unit properties to town houses, and 300-unit high-rises to stacked buildings. Being able to work within all these buildings has given us the experience to service a wide range of clients and their diverse set of needs, which we may not have had the opportunity to do
AREA OF OPERATION:
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if we were in Toronto dealing primarily with high-rises and little else.” Indeed, Whether it’s overseeing day-today building operations and preventative maintenance, or providing expertise from its in-house auditing and financial team, Bayshore Management supplies a wide range of services to an equally diverse range of clients. And thanks to the company’s size and team-based service model, it takes pride in doing so with a personal touch. “We’re different than the GTA companies; we’re boutique,” offers Joanna Tomaszewski, Condominium Operations Manager. “We’re all very close here, and we’re continually working together for our clients, which can be a huge difference compared to larg-
er companies where they can become another file on someone’s desk.” Bayshore Management’s value added services can also be tailored for clients of all sizes and needs. It includes offerings such as in-house paralegal services, property branding, and sustainability consulting; as well as access to preferred vendor pricing, insurance, and banking rates. “We have a lot of different facets to our company, but our main focus for each is to bring peace of mind to our clients,” adds Bristow. For clients, that peace of mind begins the moment they sit down with a Bayshore Management professional. It starts with a comprehensive review of their asset, tenant
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TEAM-BASED CULTURE
population, and operational needs; and continues with a tailor-made management strategy based on input from a large team of real estate experts. “Our first goal is always to make the transition as easy as possible for the owners and the Board of Directors,” says Tomaszewski. All combined, it’s this all-in commitment and people-centered philosophy that has kept Bayshore Management in high standing with its clients. After all, notes Tomaszewski, in this business, relationships are gold. “One of the biggest achievements we have is we’ve managed a number of condo corporations for over 20 years. They’re satisfied with the services we provide, and so every so often when the boards do their due diligence by obtaining other proposals, they end up staying with us.” “There’s very little turnover, so there’s loyalty going both ways, ” she adds.
An effective team is a happy team. That’s why Bayshore Management believes in helping its staff achieve a work-life balance, and encouraging a flexible, stress-free environment. “We like to have fun at what we’re doing, which is important given the nature of the industry,” offers Tomaszewski. “We have to be as flexible as possible with our staff’s needs and be as supportive during stressful times. At the end of the day, we’re all here to enjoy what we do. That said, our clients always come first.” Thanks to this philosophy, Bayshore Management enjoys low employee turnover, with many of its veterans celebrating their time at the company in decades, rather than years. That loyalty makes sense, says Gail Shanahan, administrative manager, noting, “Staff are more willing to go above and beyond if they’re happy, they have some flexibility to their work, and they know they aren’t coming to a cookie-cutter job.”
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TOTAL TEAM COMMITMENT
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Bayshore Property Management Inc.
One need only read between the lines to uncover the secret to Bayshore Management’s success. Surely, it’s the company’s team of 50-plus staff who live and breathe its values and service approach on a daily basis, whether on site or back at their Barrie headquarters. Yet just as Bayshore Management’s team is driven to support its clients, so too is the company dedicated to helping every employee reach their full potential. Staff development is a focus from day one, beginning with extensive company training the moment they come through the doors, and continuing throughout their careers with paid industry training and education. Thanks to this focus, nearly half of the company’s property management staff have achieved Registered Condominium Manager (RCM) certification from ACMO, while the remaining are completing their designation training. No doubt, building and maintaining the right team is a top focus for Bayshore Management—especially in an industry that is constantly evolving and demanding more from those within it. “Today’s property manager has to be knowledgeable in all aspects of asset management, not just the maintenance side of things,” insists Tomaszewski. “That’s why we support training — to make sure our property managers are educated in every side of their business, and that they know how do things like prepare a budget, do a status certificate, answer a maintenance call, and everything else that’s expected of them in this industry.” Part of that support includes spending the time and resources to develop talent from within. For Bristow, that means exposing veterans and rookies alike to all facets of the business, and mentoring them in the company’s unique brand of service. “We just don’t hire outside staff and give them buildings. We prefer to have them work within our company for up to a year before they start getting involved in boards, because we genuinely believe that gives them a better idea of our philosophy, how we manage our corporations, and how we interact with our trades and suppliers,” he says.
Bayshore Management’s door is always open to talent outside of the company as well, however it believes in rewarding long-term loyalty and success internally through internal promotions. Doing so, says Bristow, contributes to the firm’s culture of trust and loyalty while also ensuring clients are matched with property managers that understand the business inside and out. “Promoting from within is definitely encouraged because it’s hard to find good quality people. That’s really becoming the biggest challenge now, especially because the sheer amount of properties being built in Toronto is overwhelming and there are just not enough good quality people to fill those positions,” insists Bristow, noting, “For us, that makes it even more important to take the time to develop our staff and move people up from within our company into leadership roles when they are ready.” Surely, Bayshore Management takes pride in helping each employee reach their maximum potential. Speaking to Bayshore Management’s staff development strategy from a bird’s eye view, Bristow adds, “Probably my biggest mandate is taking someone and giving them a career that they want. I don’t want to see somebody sit back and not like what they’re doing. I want to see them grow, and I want to see us grow. It just makes for a better company.” Top: The Gables of Kleinburg | Bottom: Legends at the Falls
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TESTIMONIALS
“
Our property management company, Bayshore, was bidding on two waterfront condominiums in Barrie and I was asked for a reference. Part of the bid was a tour of our building, and after a long process Bayshore obtained the contracts, replacing the management company that was providing that service. In a recent conversation with one of the board presidents, she told me that a deciding factor was their visit here. They were extremely impressed with the cleanliness, attractiveness, gardens, and well-managed nature of our facility. For this, Bayshore are to be congratulated. I would also like to point out that we are lucky to have a core of dedicated residents who have a
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passion for maintaining a high quality of life in the community. Their efforts, along with those of our management company result in making Tiffin Pier a great place to live.
Dan Downey, Board of Directors President SSCC348
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We currently have the most professional and capable property manager we’ve ever had. She consults and advises us, but always stresses that any decisions concerning our condominium need to be made by our Board of Directors. Somehow, she always manages to make herself available if any of us need her for any reason, and how she manages all this when she has other properties to manage is beyond me. Otherwise, Bayshore Management efficiently takes care of
Bayshore Management has shown me that
all our accounting, and our property manager chairs all
they have our best interests in mind for all they
our meetings and takes minutes. When we need a
do for our condominium. Their knowledge and
contractor, we benefit from the experience of
compassion is important to helping us meet
all of Bayshore Management’s team.
our needs, and in helping our board be the
Molly, Director, Simcoe Condominium Corporation No. 89
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I have been on the condo board for a year an half, and in that time I have found that working with
Bayshore Property Management Inc.
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best we can be.
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David MacMain, President of the Board of Directors SSCC376
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Our Condo in Bradford was in dire straits when we first approached Bayshore to take over management. Not only did Bayshore provide us a new direction, but it helped us regain trust in the management of our condo. Bayshore is a team of professionals I feel works to help strengthen our condominium operations. Our manager has shown dedication and commitment to helping us on the
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As an owner, I have been very pleased with Maria’s accessibility and the professional and timely manner in which she deals with concerns. As a member of the Ardagh Bluffs condo Board of Directors, it is a pleasure working with Maria. Bayshore should pride themselves on providing people to deliver that service. Paul, President of the Board for SCECC 395
board achieve our goal, and I would not hesitate in recommending Bayshore Property Management or their personnel to any potential clients. Steve Walley, Board President for SSCC 317
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an excellent service and choosing the right
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As a management company, I have the highest regards for the work and effort put forward by Bayshore Property Management Inc. They are very efficient in handling our condo’s budgets and operating costs, and conducting effective work contract negotiations and distributions. Bayshore’s staff handle the every day operation of the condo with friendly and efficient on-site concierge and superintendent personnel, and maintain order with the owners through constant communication. As well, Bayshore’s staff is very knowledgeable regarding the Condominium Act. Our
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particular condo unit manager, Lisa, responds quickly to any questions or concerns raised by our Board of Directors and owners.
George Oliver, President and Director of SSCC # 388
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AN EFFECTIVE SERVICE NETWORK
LLOYD BRISTOW
Owner and Manager of Business Relations
Bayshore Management’s commitment to developing the right team is the same it applies to building its network of trusted service providers. Here again, the company draws from its years of experience to link clients with contractors and tradesmen who will respond to service requests with speed, efficiency, and professionalism. That network is also built on client feedback and bi-monthly meetings with Bayshore Management staff, through which the company’s list of service providers is constantly evaluated and updated. “It’s really important that we meet as a team to get everyone’s input and make sure we’re servicing our clients with a substantial trades list that both our clients and ourselves can rely on,” says Bristow. “It’s only out of those meetings where we’ll hear stories about people we hired for a job who didn’t deliver on time or up to our level of quality or — more often — the ones who delivered excellent workmanship at a great price. Obviously, when we hear those positive stories, we do what it takes to make sure those are the ones we work with again.” As with any company that relies on third-party work, Bayshore Management Top: The Arbors | Bottom: Renaisssance
JOANNA TOMASZEWSKI
RCM & Manager of Condominium Operations
GAIL SHANAHAN
Administrative Manager
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Bayshore Property Management Inc.
is always competing for quality service providers. This can be a challenge when competing against its big city competition and during busy summer seasons. Understanding this, the company takes extra care to foster its third-party partnerships. “We believe in building that relationship, and paying our trades as fast as we possibly can when the work is done right. Then, next time, they’ll come back with an even better price and do an even better job, which is good for everyone,” says Bristow, adding, “It all goes back to loyalty, and that’s very important to us.”
MOVING AHEAD
Bayshore Management’s approach to client service, team development, and network building has fueled its growth and strong reputation. It’s this reputation that allows the company to continue bringing new clients into the fold without the need for traditional marketing. “All our growth is word of mouth. The clients who come to us are ones who heard about us through other condominium corporations, suppliers, or trades, or even just people they may have talked to in the community,” says Tomaszewski.
Thanks to that word of mouth, Bayshore Management is looking forward to expanding its service footprint north of the GTA and beyond in the coming years; as well as seeking new and innovative ways to bring value to its sizable portfolio. But only, says Tomaszewski, if the time is right. “We’re not interested in growing for the sake of growing. We always want to make sure to have the right team within the office first, so when a new corporation hires us, they know they are being managed with experience.” It’s been a successful journey so far. And looking forward to the next few decades, the Bayshore Management team is eager to build on its successes while creating a company that both its clients and its staff can be proud of. “Our growth’s not going to stop. We’re having too much fun growing, and with the amount of condos that are being built all around the province, it’s inevitable that we’re only going to get bigger,” predicts Bristow. “We’re a great company to work for, and I’m looking forward to working with everyone here and our clients for the next 20 years.”
CRISIS MANAGEMENT Sooner or later, something goes wrong. In those moments, it pays to have a team at the ready with extensive emergency management experience, and the resources to stop a temporary issue from becoming a long-term source of pain. Bayshore Management’s team provides this through 24-7 crisis management support. It begins with an all-hours emergency phone line, on-call property managers, and a team of service representatives who are ready to act the moment disaster strikes. And since emergencies don’t wait until the ideal time to strike, Bayshore Management is prepared to take action no matter when and where they’re needed. “Things have a way of happening when you least expect them,” says Tomaszewski, recalling, “A couple of years ago, for example, everyone was at a Christmas party just outside of town when we suddenly got a call that there was carbon monoxide detected in one of our Barrie condos. Even though we were all away from the office, we immediately got everyone together to organize the fire department and evacuate the building. Thanks to our team and our network, we were able to handle it properly and quickly and make sure everybody was safe, the fire department was happy, and no one was injured.” Surely, says Bristow, no disaster is too big and no time too inconvenient. “We’re always available because we just have to be. It’s just part of the job.” BrownBeattie_Bayshore_Condo_Supplement_2015_FINAL.pdf
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2015-10
IN CONVERSATION WITH BAYSHORE MANAGEMENT What changes and opportunities await today’s property managers? Bayshore’s Joanna Tomaszewski, Registered Condo Manager (RCM) and Manager of Condominium Operations; and Lloyd Bristow, Owner and Manager of Business Relations discuss the industry’s future and Bayshore’s growing role within it. How would you characterize today’s condominium industry?
How do you see the changes to the Condo Act affecting the industry?
J: It’s very healthy, but on the whole it’s starting to flatten a little bit. And then there’s Barrie. There are a large number of projects coming here over the next five years, and we’ve become a bedroom community for GTA commuters. The condominium activity doesn’t show many signs of stopping, and that’s good news for us.
J: The Condo Act is going to do a number of things. It’s going to make the licensing of managers and management firms mandatory, and it’s also going to make education for directors mandatory. These are all positive developments. I don’t see these changes being a challenge for us specifically, because we’re already ACMO 2000 certified and half of
our managers are already RCMs, while the other half are well on their way to becoming RCMs. It will mostly be our condo directors who might have to adjust in order to meet those education guidelines. L: I do think the Condo Act changes will pose a bit of a challenge for the industry overall, though. You’re going to see a lot of managers exit the industry, and there may be firms who can’t get licensed because they don’t have any RCMs. Like
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Joanna said, this is a good thing because it will raise the quality and reputation of the industry. However, we already don’t have enough firms to deal with the amount of projects coming online in and around the GTA, so the pressure will be on existing firms to step up their game and take on those opportunities. How is Bayshore Management positioned to take advantage of those opportunities? L: Because we’ve focused on building ourselves through managed growth, we’ve already spent the time looking ahead and preparing for what’s coming. We’ve seen who we need in terms of talent, and we’re training our staff accordingly while promoting from within to make sure we have the right people in play. Do you see more accountability in the industry being a good thing? L: Yes, absolutely. It had to happen sooner or later, so it’s good it’s happening now. Before these changes, anyone could
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As an ACMO 2000 certified company, Bayshore Management is used to being on the front lines. Many of its staff are involved in training programs and industry events, and the company itself is a longtime supporter of ACMO and the Canadian Condominium Institute (CCI) and its many yearly events. Tomaszewski sits on the Board of CCI Huronia, and works with her colleagues to get involved in ongoing industry initiatives. “In this business, you need people who know what’s coming, and that is becoming more and more important, especially with all the changes to the condo act,” she insists. “It’s all part of delivering a service our clients both want and need.”
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change careers and pursue a job as a property manager overnight. These same people could be managing a million-dollar budget, even though they don’t understand the business or may not have the skills to do so responsibly. So now, they’re running the show on massive projects, but without that training or background, who knows what damage they can do.
with aging demographics. Now, especially in Barrie, we’re seeing more and more retirees purchasing condos, and they’re looking for places where all they have to worry about is locking the front door. They’re more demanding, so as a property management company, we have the opportunity to be the company that can best serve them.
J: And then there’s the condo board’s perspective. With these changes, condo corporations are going to be better protected from inexperienced property managers, and the fraud-related damages that can sometimes occur. There’s been some really high-profile cases of fraud with condo corporations, so hopefully this will put an end to it.
L: It’s an opportunity, but it’s also going to be a challenge. Society has changed. The demographics are getting older, and property managers are now dealing with owners who may have challenges with dementia or mobility issues. That’s making it harder to manage, but like Joanna said, it’s giving us a chance to show our leadership as well.
Condo Act aside, what other opportunities do you see for property managers? J: There’s definitely going to be an advantage to working with more educated board of directors, and there will be an opportunity to become a leader in working
management software we already use. We’re also working daily to grow our staff through regular in-house team-building sessions and social events, and we actively participate in the yearly ACMO and CCI national conference. It’s just making sure we’re involved in the industry and that our staff is always evolving. L: We’re also looking for the right staff. For example, we’re focusing even more on customer service for the people we’re currently interviewing to hire. We need people who have that boots-on-theground experience with dealing with all kinds of customers, because in the end it is that level of customer service that will continue to set us apart. Are you confident in Bayshore’s future?
What is Bayshore Management doing to stay successful now and in the future? J: We’re always working to bring in new staff, and support them with top-of-the line software like Yardi, which is a property
J: Absolutely. 100%. L: Definitely. We have a lot new projects coming in through the door and we’re not afraid to take them on, as long as we continue to manage our growth.
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