CANADA’S NATIONAL PUBLICATION FOR APARTMENT OWNERS AND MANAGERS
VOLUME 13 / NUMBER 6 / JANUARY 201 7
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THE RIGHT MIX TOP 5 TRENDS, RISKS & OPPORTUNITIES SHAPING THE APARTMENT MARKET TODAY
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Editor’s Note
New Year, New Opportunities
/cammediaedge /cdnapartmentmag /mediaedgecam
The multi-residential market demonstrated some significant changes in 2016 with decreasing cap rates that hit record lows. While markets, such as Toronto and Vancouver, experienced continued development and price growth, Edmonton and Calgary experienced economic change that led to limited price growth and significant reduction in development. In this issue of Canadian Apartment we explore the trends risks and opportunities that made 2016 the year it was, while also looking ahead at the future. Loaded with expert commentary and insightful analysis, the issue looks at what is relevant to apartment owners today—from new legislation and building efficiencies, to allimportant strategies for attracting and retaining new tenants. In the GTA, changes are afoot with the City’s proposed apartment licensing program expected to take shape by March, 2017. You can read up on those details in our feature article on page 16. Kijiji’s Al Maitland offers some terrific insight into rental trends on page 27, while our regular market commentator, Morguard’s Keith Reading, provides the year’s top transactions of 2016 on page 11. And finally, we all know the power of good curb appeal. To help inspire your upcoming efforts, this issue has some great tips and suggestions on ways to freshen up your building’s exterior. Don’t miss Lucy Correia’s article entitled, “Show Them you Care” on page 28. Here’s to an amazing year!
Sincerely,
Editor
Erin Ruddy
Publisher
Mitchell Saltzman
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Contributing Writers
aula Gasparro P Keith Reading Andy Schwartze Lucy Correia
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Group Publisher Mark Rumble Copyright 2017 Canada Post Canadian Publications Mail Sales Product Agreement No. 40063056 ISSN 1712-140X Circulation ext. 246 Subscription Rates: Canada: 1 year, $50*, 2 years, $90*, US $75 International $100, Single Copy Sales: Canada: $12* * Plus applicable taxes Requests for permission to reprint any portion of this magazine should be sent to Melissa Valentini
Quoteworthy “I expect cap rates to remain low, and purchasers to make their returns by adding value and increasing profitability, particularly on turnover.” - Michael Betsalel, JLL.
– page 19 4 | Canadian Apartment | Part of the REMI Network |
Authors: Canadian Apartment Magazine accepts unsolicited query letters and article suggestions. Manufacturers: Those wishing to have their products reviewed should contact the publisher or send information to the attention of the editor. The opinions expressed are those of the authors of articles and do not necessarily reflect the views of Canadian Apartment Magazine. This information is general and is not a substitute for legal advice. Sworn Statement of Circulation: Available from the publisher upon written request. Although Canadian Apartment Magazine makes every effort to ensure the accuracy of the information published, we cannot be held liable for any errors or omissions, however caused. Printed in Canada.
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CONTENTS COVER STORY
FEATURES
19 Top 5 Trends, Risks & Opportunities
16 Stricter Rules Ahead for
GTA Apartment Owners
A look back at the stories that dominated apartment headlines in 2016
By Erin Ruddy
24 The FPRO MAC Awards:
Honouring the Industry
COLUMNS 10
Transactions The Canadian Multi-suite Rental Market By Keith Reading
12
CMHC Canada’s Secondary Rental Market By Paula Gasparro
26 Newsworthy Ottawa’s LeBreton Flats and the U.K’s first “Build-to-Rent” Apartment 27 Marketing Supply Demand and Vacancy: An Interview with Kijiji’s Al Maitland 28 Management Show them You Care: Curb Appeal Tips By Lucy Correia 32
Insurance Legal Matters and Lessons Learned By Andy Schwartze
DEPARTMENTS 4
Editor’s Note
30
Ask the Expert
ON THE COVER: Rendering of the new mixed-use development, King Portland Centre, which is currently under construction in Toronto
CANADA’S NATIONAL PUBLICATION FOR APARTMENT OWNERS AND MANAGERS
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THE RIGHT MIX TOP 5 TRENDS, RISKS & OPPORTUNITIES SHAPING THE APARTMENT MARKET TODAY
Curb Appeal
PA R T O F T H E
Fresh aesthetics
PA R T O F T H E
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Smart Ideas
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January 2017
StanBrooke rental tower breaks ground in Montreal
Reducing maintenance costs with energy efficiency
Brivia Group and Gansu Tianqing Real Estate Group, partners in the YUL Condominiums project, have begun construction on StanBrooke, a 19-storey high-end rental tower on Stanley Street near Sherbrooke, in downtown Montreal.
Despite the challenges of working with increasing economic restraints, a large portion of savings can be maximized through occupant engagement, sustainable practices and ensuring components perform at optimum levels.
New Canadian context for real estate education Students awakening to the possibilities of a career in Canada’s commercial real estate sector have typically done so through the medium of American textbooks on investment and finance. But now, a new textbook responds to growing demand for teaching tools and industry mentoring, the Canadian way.
All the Buzz
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Tragedy accentuates fire safety in buildings
LEED on the rise
Simple ways to improve your lobby
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Oakland warehouse deaths underscore importance of compliance
LEED registered projects in Canada now total more than one billion square feet.
Colour and design trends from Anita Wiklém Powered by
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Transactions
The Canadian Multi-suite Rental Market A Look Back at 2016’s Highs and Lows By Keith Reading, Director of Research, Morguard
From an overall investment standpoint, 2016 delivered a continued strong performance, with MSCI reporting an average return of 8.5% for Canada’s major markets combined for the 12 months ending on September 30, 2016 (Calgary 1.5%, Montreal 7.5%, Toronto 11.7%, Vancouver 14.0%, Edmonton 2.1% and Halifax 5.3%). On average, property values held at the peak for the cycle, with modest upward movement recorded over the past year. The exception once again was in resource-driven markets, like Calgary and Edmonton. Investment sales activity was strong throughout 2016, with a total of $4.5 billion in sales closed in the nation’s largest urban areas over the first three quarters of the year. Vancouver, Montreal and Toronto were the largest contributors to the total, accounting for 21.9%, 21.4% and 19.2% respectively.
Investment demand for multi-suite rental property was largely strong across the country, including in Alberta. National average vacancy held steady at 3.4% for the country’s 34 largest metros, up just 10 bps YOY from 3.3% as of October 2016. Vacancy held firm or decreased in most major urban centres across Canada, except for resource-driven metros – Saskatoon, Calgary and Edmonton. Development activity remained healthy with the addition of 26,660 newly built units between October 2015 and October 2016. Demand for rental accommodation was broadly positive. Demand was rooted in a sharp increase in international migration, the increase of the national population and higher employment levels for workers aged between 15 and 29 years. Demand
10 | Canadian Apartment | Part of the REMI Network |
strengthened in most regions, except for the resource-based economies. Vancouver boasted the strongest rent growth of late, with the national average two-bedroom apartment rent increasing by 2.0% between October 2015 and October 2016. And now for the lows… Overall vacancy in Saskatchewan and Alberta increased substantially for a second year in a row. Calgary vacancy hit a 25-year high at 7.0%, while Saskatoon and Edmonton also posted sharp increases in vacancy YOY as of October 2016. Landlords in Alberta were forced to offer increased incentives to lure tenants, although asking rents held firm. St John’s also saw a significant increase in vacancy as demand failed to keep pace with the delivery of new supply.
Transactions
Top 2016 Apartment Transactions Address
City
Sale Price (millions)
#of Units
Transaction Date
Sale Price per Unit
Purchaser
Minto Ottawa Portfolio
Ottawa
$180.3
850
Jun-16
$212,059
CAPREIT
Aura II (50%)
Calgary
$35.0
158
Jan-16
$443,038
Hydro Quebec
300 Regina St N
Kitchener
$84.0
412
Jan-16
$203,883
Timbercreek Asset Management
Cromwell Portfolio
Montreal
$120.5
415
Jan-16
$290,361
Akelius Canada
160 Chapel St
Ottawa
$67.0
370
Feb-16
$181,081
Morguard REIT
The Birkenshaw
Calgary
$50.2
215
Mar-16
$233,500
Homestead
Parkway Park
Ottawa
$55.7
418
May-16
$133,254
InterRent REIT
Auburn Landing
Calgary
$51.2
238
Jul-16
$215,000
Boardwalk REIT
67 & 70 Parkwoods Village Dr
Toronto
$27.5
144
Oct-16
$190,972
Starlight Investments
2703 James Mowatt Trail SW
Edmonton
$37.0
200
Oct-16
$185,175
Skyline REIT
Vantage Towers
Toronto
$57.0
329
Oct-16
$173,252
Minto Group
2, 4 Greentree Crt, 31 Clearview Heights
Toronto
$14.1
115
Oct-16
$122,391
Marlin Spring
3655 Papineau Ave
Montreal
$18.0
121
Nov-16
$148,636
Timbercreek Asset Management
| www.REMInetwork.com | January 2017 | 11
CMHC
Canada’s Secondary Rental Market Key Facts and Findings from CMHC By Paula Gasparro
In January, CMHC released a Research Highlight, which estimates the number of secondary rental units and their share of the rental market in Canada and its census metropolitan areas (CMAs). The Research Highlight describes the mix of housing types in the secondary market, compares the rents charged to those prevailing in the primary market, and investigates the socio-economic makeup of renters in the two markets. The Research Highlight utilized the 2011 Census National Household Survey Housing Series and outlines the following eight findings on the secondary market. 1. The secondary market is home to more than half of renter households Since 1996, the secondary rental market has consistently accounted for almost half of rented homes in CMAs (see Figure 1). The estimated share dropped moderately from 1996 to 2006, a period of strong homeownership demand and increasing ownership rates. It then rose from 2006 to 2011, years touched by recession
and characterized by weaker employment growth and rising rental demand. The secondary market accounts for an even higher percentage of the rental market in Canada as a whole than in CMAs collectively. In 2011, more than half of renter households in Canada lived in homes in the secondary market—an estimated 2.2 million out of 4.1 million households.
12 | Canadian Apartment | Part of the REMI Network |
2. The secondary market is an important source of rental supply in every CMA The relative sizes of primary and secondary markets vary significantly across Canada. The secondary share of the rental market is relatively low in many, but by no means all, CMAs in Atlantic Canada and Quebec, and relatively high in CMAs in British Columbia. It is also high in parts of Canada outside
CMHC CMAs: large, purpose-built rental complexes, especially high-rise apartment buildings, are far less common outside CMAs than in major urban centres. Even in those CMAs where the secondary market is comparatively small, secondary units are nonetheless an important source of rental housing. In all but a handful of CMAs, at least 40 percent of renter households found homes in the secondary market in 2011. 3. Apartments are the most common type of secondary rental market housing The secondary market is characterized by a diversity of housing types. In 2011, apartments (most of them condominiums or subsidized housing) were the most common type of secondary market housing, accounting for 41 percent of all secondary units in Canada. Single-detached houses made up another quarter of the national total. Duplexes, the structure type group into which many accessory suites and basement apartments would fall, represented 16 percent of the secondary market. Semi-detached houses and row houses together accounted for about the same percentage as duplexes. There is considerable local variation in the composition of secondary market housing. In two thirds of CMAs, apartments were the most common type of secondary market housing in 2011. In others, single-detached homes or duplexes were the largest single component. Differences across CMAs in the mix of dwelling types in the secondary market likely reflect a range of factors, including the makeup of the housing stock in each centre, community size, and local rental market conditions. In the three largest CMAs—Toronto, Montréal, and Vancouver—apartments represented close to half or more of the secondary market.
Secondary Market as a % of All Renter-Occupied Housing, Canada, 1996-2011 Per cent 55 53.4%
50 4. Condominiums are an important source of secondary market housing in many communities Many secondary market renters live in condominiums. Condominiums made up just over a fifth of the secondary market in Canada in 2011 and 25 percent of the market in CMAs. Many of the communities in which condominiums held higher-than-average shares of the secondary market were places where condominiums are popular, that is, where the stock of condominiums was relatively large. They included Toronto and most CMAs in Western Canada. There were other CMAs, however, such as Sherbrooke and London, where condominiums
49.5% 45 40
47.5%
1996
45.9% 2001 All CMAs
45.2% 2006
2011
Canada
The 1996 to 2006 censuses do not include data required to compute national estimates. Source: CMHC (Rental Market Survey) and adapted from Statistics Canada (Census of Canada and National Household Survey) Figure 1. More than half of renter households occupy secondary market units | www.REMInetwork.com | January 2017 | 13
CMHC were not a particularly large component of the housing stock yet made up a substantial portion of the secondary market. Ultimately, the mix of housing in the secondary market reflects both the characteristics of the local housing stock as well as the demand for particular types of rental housing. Condominiums, for example, can offer renters attractive central locations and amenities such as recreational facilities, but
these often come, as discussed below, at the cost of higher-than-average rents.
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5. The secondary market provides both affordable and high-end rental housing Monthly shelter costs on average are moderately higher in the secondary market than in the primary market but vary considerably by housing type. Not surprisingly, subsidized housing provides the most affordable accommodation in
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the secondary market. Duplexes (including accessory apartments and basement suites) and “other” units also cost less than average. In contrast, average costs for condominiums, single-detached houses, and semi-detached houses are a good deal higher than average. Costs reflect the attributes of each type of housing. Single-detached houses, semidetached houses and some condominiums, typically offer more living space than standard rental apartments. Many would also have yards. Condominiums can have other attractions as well, such as entertainment and recreational facilities, security features and locations in established neighbourhoods. Many condominiums are of relatively recent construction and hence may have more modern designs, appliances, and finishes than older rental apartments. Shelter costs for each housing type in the secondary market range widely. To varying degrees, each type supplies units at the affordable end of the cost spectrum. Most also include appreciable numbers of relatively costly rentals. By comparison to the primary market, the secondary market in 2011 had a higher proportion of low-cost (less than $500 a month) rentals—more than half of them subsidized units. It also had a higher proportion of rentals costing $1,250 or more—a majority of them single-detached houses or condominiums. 6. Many low-income households find housing in the secondary market The incomes of secondary market renters are consistent with the relatively high proportions of affordable and high-end rentals in the market. There was a greater percentage of renters in the secondary market with before-tax household incomes of less than $20,000 and of renters with before-tax incomes of $75,000 or more when compared to the primary market. The mix of income ranges in the secondary market and in other rental housing varied from community to community. Among the three largest CMAs, the difference in the percentages of low-income renters in the primary and secondary markets was particularly pronounced in Toronto. In 2011, around half of renter households in the secondary market with incomes under $20,000 lived in subsidized housing. Almost two thirds of those with incomes of $75,000 or more lived in unsubsidized freehold single-detached houses or unsubsidized condominiums.
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CMHC 7. Secondary market housing is popular with families who have children Families with children make up a disproportionate share of secondary market renters. In 2011, couples with children, lone-parent families and multi-family households were each overrepresented in the ranks of secondary market renters by comparison to their shares of the primary market. As discussed above, the diversity of housing in the secondary market includes structure types, such as single-detached and semi-detached houses, that are typically more spacious than other rental units and therefore likely to appeal to families with children. In 2011, single-detached houses were the most common type of secondary market housing among couples with children and multi-family households. In contrast, more lone parents lived in subsidized housing than in any other type of secondary market housing. The same was true for one-person households. 8. Secondary market renters come from all age groups Though similar to that of other renters, the age makeup of secondary market renter households is weighted somewhat more heavily toward households with middle-aged (35-54) maintainers. This difference is consistent with the comparatively high proportion of families with children living in the secondary market. Among households with maintainers under age 35, condominiums were the most common type of secondary market housing in 2011. In middle age (3554), single-detached houses were the most popular choice. At ages of 55 or older, subsidized housing was the most common type of secondary market rental. Summary and Implications The secondary rental market comprises all rentals except those in privately initiated, purpose-built rental structures of three units or more. It includes a diversity of housing—rented condominiums, subsidized housing, and rentals in structures of fewer than three units. Though labelled “secondary,” the secondary market is not less important than the primary. In 2011, more than half of renter households in Canada resided in secondary market units. These units accounted for a substantial portion of the rental supply in every CMA. They housed a diverse population that, by comparison to the primary market, included relatively high numbers of low-income households, high-income households, families with children and households with middle-aged maintainers. Families with children were drawn to relatively spacious housing choices, especially single-detached houses. The diversity of incomes in the secondary market reflected a supply that included higher percentages
of both low-cost and high-cost rentals than the primary market. A majority of the lowest-cost housing in the secondary market was subsidized. Much of the housing in the secondary market, including condominiums and accessory suites, could revert to owner occupancy. At the same time, units not currently being rented and newly created secondary units could become part of the secondary supply in the future. This kind of flexible adjustment to changing market conditions and needs is apt to be more
rapid than construction of new rental projects, a characteristic that further underscores the importance of the contribution of the secondary market to rental supply in Canada.
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David Montressor* | Executive Vice President 416.815.2332 | david.montressor@cbre.com CBRE Limited, Real Estate Brokerage
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* Sales Representative This disclaimer shall apply to CBRE Limited, Real Estate Brokerage, and to all other divisions of the Corporation; to include all employees and independent contractors (“CBRE”). The information set out herein, including, without limitation, any projections, images, opinions, assumptions and estimates obtained from third parties (the “Information”) has not been verified by CBRE, and CBRE does not represent, warrant or guarantee the accuracy, correctness and completeness of the Information. CBRE does not accept or assume any responsibility or liability, direct or consequential, for the Information or the recipient’s reliance upon the Information. The recipient of the Information should take such steps as the recipient may deem necessary to verify the Information prior to placing any reliance upon the Information. The Information may change and any property described in the Information may be withdrawn from the market at any time without notice or obligation to the recipient from CBRE. CBRE and the CBRE logo are the service marks of CBRE Limited and/or its affiliated or related companies in other countries. All other marks displayed on this document are the property of their respective owners. All Rights Reserved.
| www.REMInetwork.com | January 2017 | 15 vertical-magazine-ad-design - de changes v2.indd 1 Untitled-4 1
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Feature
PASS CONDITIONAL
PASS
Stricter Rules Ahead for GTA Apartment Owners Toronto’s New Bylaw Aims to Help Tenants—But Will it? By Erin Ruddy
Toronto city council has approved a plan that will impose stricter rules on apartment building owners, but may inadvertently lead to higher rents for tenants. The new regulatory program, which is expected to cost $5 million and aims to be in place by the summer of 2017, will require rental property owners to register their buildings with the city for an annual registration fee of $10.60 per rental unit and comply with an ongoing inspection regiment. While intended to be a solution to tenant dissatisfaction, over-taxed landlords and building owners in the GTA are seeing the program as just another penalty that will impede affordability. 16 | Canadian Apartment | Part of the REMI Network |
“The real question tenants should be asking is, will this new registration fee increase the quality and quantity of rental housing in the city? The answer is no,” says Scott Andison, president and CEO of The Federation of Rental Housing Providers of Ontario (FRPO). “The city already has the necessary powers to enforce sanctions on landlords operating poor quality buildings—instead of taking action to
help tenants in poorly run apartment buildings, council is focused on simply raising costs on tenants. We think council’s approach is wrong.” On the flipside, city councillor Josh Matlow and tenant advocacy group, Acorn, have been pushing for an apartment licensing program all year and are positive the new plan will only improve conditions for tenants, requiring that landlords maintain better properties.
Feature
CLOSED
PASS “For far too long, too many landlords have been able to keep their buildings in disrepair, leaving renters in shameful conditions without as much accountability and consequences as we need,” Matlow told the Toronto Star on Wednesday following the vote. “This demonstrates that Toronto councillors as a whole recognize that tenants need us to take substantive action to make sure that they are better protected.” To kick start regulatory efforts, city staff will be performing a city-wide audit of the 3,500plus rental buildings and 200,000 rental units that currently house about half of Toronto’s population. Apartment buildings and management will need to meet specific criteria to be eligible for the license—including, having a comprehensive pest management plan that employs only licensed professionals; using licensed contractors for all building repairs; and having a state of good repair capital plan. It will also require a process to track tenant complaints, and ask for hard targets so city staff can ensure issues are being identified and resolved.
While the aim is to penalize bad landlords who aren’t already providing these services, Andison believes the approach is wrong. “The city has now turned its focus on tenants to raise money to finance a bloated bureaucracy. Council is focused on its own well-being, not the well-being of tenants,” he asserts. As a GTA landlord and property manager with over 500 units in his portfolio, Adam Kitchener echoes Andison’s sentiments and sees the proposed solution as redundant. “There are already a variety of resources that exist for tenants with long standing complaints, like the Landlord Tenant Board and Public Health,” he says. “Tenants should use these resources if they are in a poorly managed building rather than have the government create yet another program that already exists. Penalties and fines should be given out to individual landlords based on the merit of the complaint or long standing issue. But the majority of landlords, including myself, run quality buildings
and address issues in a timely fashion. This is just an added expense to the operator that will inevitably be passed along to the renter.” Kitchener adds that at a time when affordable housing is lacking in the GTA, landlords should be given more incentives to lower their rents—not reasons to increase them. “We have essentially created a service that already exists,” he says. Ranking rental buildings As part of the proposal, a ranking system similar to the city’s DineSafe program, is under consideration. This might consist of a colour-graded sign that apartment building owners would be required to post in their lobbies, indicating their rating within the system. City staff will have until March to draft the bylaw, which would also include the recommended staffing levels and program costs as part of 2017 budget discussions, with the aim of launching the program by next summer. | www.REMInetwork.com | January 2017 | 17
Cover Story
18 | Canadian Apartment | Part of the REMI Network |
Cover Story
TOP 5 TRENDS, RISKS & OPPORTUNITIES A look back at the stories that dominated apartment industry headlines in 2016 By Erin Ruddy
It was a year marked by news of record low cap rates, affordable rental shortages, carbon pricing and economic uncertainty in our resource-based economies. A year rife with highs and lows, risks and challenges—but as always, plenty of stable rewards. To kick-start 2017, here is a summary of the top five apartment market trends and influences that made 2016 the notable year it was, including some valuable insights from key industry experts.
1
Record low cap rates; demand outpacing supply
Record low cap rates and a lack of available product defined the apartment market in most of Canada’s urban centres throughout 2016. In the GTA specifically, apartment transactions decreased by 36 percent in the first three quarters, bringing in $594 million in total sales versus $809 million for the same period in 2015. But despite the tremendous reduction in the overall suite volume traded, the sustained level of dollar volume can be attributed to the cap rate compression that occurred over the past five years.
“It is my belief that unless major portfolios are traded, we will continue to be in an era of low transaction volume,” predicts Michael Betsalel, MBA, Senior Vice President Multi-Residential Advisory Group, JLL. “There has been a lot of consolidation particularly among the high rise communities. As well, given the lack of available supply and the fact that it is still generally cheaper to buy than to build concrete buildings, I expect cap rates to remain low, and purchasers to make their returns by adding value and increasing profitability, particularly upon organic turnover.” | www.REMInetwork.com | January 2017 | 19
Cover Story
2
The affordable rental housing shortage and inclusionary zoning
Affordable housing is a topic that dominated news headlines throughout 2016 and will no doubt persist into the New Year, and beyond. With policy makers and industry leaders searching for solutions to ease the affordable rental housing shortage, one controversial proposal had many developers seeing red. Inclusionary zoning has now been given the green light in Ontario, which means in due time, cities will have the power to make apartment developers include affordable housing in all new residential projects, setting aside a percentage of their new units for low- to moderate-income households. Many cities outside of Canada have now embraced the approach, with precedents being set in major municipalities—including New York, Chicago, San Francisco, and London, U.K.—but to
3
date there are no real equivalent programs here in Canada.
Joe Hoffer, Cohen Highley LLP, is not convinced this approach will be helpful, noting the potential for a ripple effect of negative implications. “The new powers will be viewed by municipalities as a mandate to expand municipal departments, create studies, create regulations, and of course, impose fees on landlords and developers to pay for the increased bureaucracy,” he forewarned. “Though it is still too early in the process to know what other direct impact the new municipal powers will have, there may be delays in municipal processing of infilling redevelopment proposals while municipal staff address the planning implications this will cause.”
Carbon pricing and the multiresidential sector
20 | Canadian Apartment | Part of the REMI Network |
171,360
Ontario households are currently waiting for affordable housing - ONPHA (Ontario Non-Profit Housing Agency
When Ontario unveiled the details of its cap-and-trade program—the government’s solution to cutting greenhouse gas (GHG) emissions and boosting the economy— the apartment sector felt another collective sting. As Barbara Carss reported, vague language in the Climate Change Action Plan (CCAP) suggested that rental housing landlords might be uniquely prohibited from passing cap-and-trade related costs farther down the chain of consumers. The document states: “Ontario will consider options for legislative and/or regulatory change that lessen the impact on residential tenants of increased energy costs from cap and trade. The government wants to make sure that carbon pricing does not get passed on to tenants who are unable to make changes to reduce energy use.” To offset the considerable cost hike in 2017, landlords are being advised to pursue energy efficiency upgrades and take advantage of available incentives, like boiler replacements, adaptive thermostats and lighting retrofits—where traditionally they may have obtained above-guideline rent increases. “Tenants appear to be the only group that the government is specifically proposing to protect from the impact of cap-and-trade,” said Scott Andison, president and CEO of the Federation of Rental-housing Providers of Ontario (FRPO). “It’s not trying to protect public transit riders from higher fares. It’s not telling the airlines that they have to do something to protect the airline travelling public.” Carbon emission allowances are expected to increase natural gas prices by $0.84 to $1.05 per gigajoule during the first four-year period of cap-and-trade. Electricity price add-ons could also be an issue after 2020.
4
Airbnb and short-term rentals
12,000 11,000 10,000 9,000 8,000 7,000 6,000 5,000 4,000 3,000 2,000
Source Tom Slee and custom tabulations. July 2016
June 2016
May 2016
April 2016
March 2016
Feb 2016
Jan 2016
Dec 2015
Nov 2015
July 2015
June 2015
Feb 2015
1,000 0
May 2015
5
Number of Airbnb in Toronto (2013-2016)
Dec 2013
The multinational “home sharing” giant, Airbnb, has grown immensely in popularity over the past few years—but just how damaging has it been to our already-limited rental supply? In a report entitled, “Nobody’s Business: Airbnb in Toronto”, the Canadian Centre for Policy Alternatives looks at the effects of this onslaught of unauthorized short-term rentals that are seemingly violating lease agreements and eating into Toronto’s precious rental stock. The report examines Airbnb activity in Toronto from December 2013 to present. “The increased usage of unregulated short-term rentals could very well impact the supply of long-term rentals and increase the cost of the housing stock that is available,” the report states. “One thing is for certain: short-term rentals offered through the platform do not in any way help the problem of low vacancy rates for long-term renters seeking affordable housing in Toronto, and elsewhere.” For a breakdown of unit-types, hosts, neighbourhoods and stay-lengths, download the full report at: www.policyalternatives. ca/airbnb
Embracing technology in pursuit of savings
In an attempt to counter the effects of rising utility costs and aging building stock, apartment owners are readily turning to technology to help them improve operational efficiencies. From high efficiency boilers and advanced building automation, to simple LED lighting retrofits, one new system that got apartment owners talking in 2016 was cogeneration, otherwise known as CHP (combined heat and power). Defined as “the simultaneous production of electrical and thermal energy from a single fuel source,” cogeneration is a reliable way to produce power while redirecting ‘waste heat’ back into the building as useful energy. The Skyline Group of Companies has been a leading force behind the cogeneration surge in the multi-residential sector. “Reducing consumption at a property is the most effective way to hedge against rising energy costs,” said Roy Jason Ashdown, co-founder and chief operating officer at Skyline Group of Companies. “But CHP offers a new solution that complements other energy conservation initiatives. It allows property owners to generate cost-effective, on-site power, and the byproduct is hot water that is reclaimed and used for a multitude of heating purposes. The potential islanding if the grid goes down is also a bonus.”
| www.REMInetwork.com | January 2017 | 21
Cover Story
2017 Market Outlook: Canada’s multifamily sector is expected to perform strongly Timbercreek Asset Management’s 2017 Market Outlook, released in January, identifies key trends the firm sees playing out for global real estate securities in the year ahead. Overall, the report predicts strong performance across regions including Canada and the United States, with the firm forecasting that global REITs are priced to deliver total returns in the range of 8.5% and 10.5%. “Global real estate is well positioned to experience another year of growing demand and modest supply, which combined with attractive public market valuations should lead to positive total returns in 2017,” stated Corrado Russo, Senior Managing Director, Investments, Global Head of Securities, Timbercreek Asset Management. “More generally, we believe a rising interest rate environment signals a brighter economic outlook and a return to moderate inflation, which means more people working in office buildings, more household spending and more income to be spent on travel and hotels.” Specifically, Canada’s national apartment market will remain attractive, with asset values continuing to be supported by immigration, limited new supply and deterrents to home ownership—including high prices for singlefamily homes and stronger mortgage rules. Looking at the U.S. market, Mr. Russo notes, “President-elect Trump’s campaign promises, including his agenda of lower corporate and personal taxes, higher infrastructure and defense spending and less financial regulation have the potential to result in a significant increase in fiscal stimulus. If implemented effectively, this could lead to renewed economic growth in U.S. GDP, more jobs and better longer-term productivity.” To view the full report, please visit: w w w.timbercreek .com/quick-link s/ white-papers/
22 | Canadian Apartment | Part of the REMI Network |
The Rise of Mixed-Use Developments: Toronto’s King Portland Centre 2016 saw no shortage of new purpose-built apartments arrive on the scene, particularly as part of mixed-use developments. 2017 will no doubt deliver more of the same. In January, Allied Properties REIT and RioCan REIT announced that King Portland Centre, which is currently under construction in downtown Toronto, will include a 116-unit rental property along with office and retail components. The overall development site for King Portland Centre includes 79,975 square feet of land with frontage on King Street West, Portland Street and Adelaide Street West and is comprised of a restored heritage structure, 602-604 King West (the “Rental Property”), an adjacent property extending from King West through to Adelaide West (the “Development Property”) and a heritage structure under restoration, 642 King West (the “Ancillary Property”). Currently, the Rental Property component of King Portland Centre is substantially leased and is expected to remain so through the development process. The Ancillary Property is undergoing restoration and is scheduled for completion in early 2018. Allied and RioCan are building a new structure on the Development Property that will be integrated with the Rental Property and the Ancillary Property. The new structure will be comprised of 256,173 square feet of office GLA and 13,035 square feet of retail GLA fronting on King West and approximately 116 rental residential units fronting on Adelaide West. The office and retail components of King Portland Centre have been designed to a LEED CS Platinum standard and will include best-in-class operational, environmental, life-safety and health and wellness systems. Each of Allied and RioCan owns an undivided 50 percent interest in the Rental Property, the Development Property and the Ancillary Property. On completion of the new component of King Portland Centre, which is scheduled for early 2019, Allied will manage the office component and RioCan will manage the retail and residential components.
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Honouring the Industry The 2016 FRPO MAC Awards By Erin Ruddy
The 2016 FRPO MAC Awards were held on Thursday, December 1st at the Metro Toronto Convention Centre, providing the industry with the opportunity to recognize and celebrate innovation, quality of work and leadership among Ontario rental housing providers. Setting a record with more than 1,000 industry professionals in attendance, this year’s awards gala culminated with an inspirational speech by Canadian businesswoman, investor, author, and television personality (formerly of the Dragon’s Den) Arlene 24 | Canadian Apartment | Part of the REMI Network |
Dickinson. The theme of this year’s event was: Be the Change. This year’s Lifetime Achievement Recipient was 90-year old “Iggy” Kaneff, an industry icon renowned for his patience, dedication, entrepreneurial spirit and boundless sense
of charity. For more than 50 years, his company, the Kaneff Corporation—a residential, retail and commercial development company—has been operating successfully in Ontario, and seeing continual results. ““I am extremely proud to have been able to build quality homes for families across Peel Region, and in the process, to have helped build strong communities,” said Bulgarian-born Kaneff. “I am honoured to be recognized by FRPO for my lifelong commitment to my customers – without them, I would not have achieved my success.”
Congratulations to all the nominees and the following winners: Lifetime Achievement Recipient: Ignat Kaneff, Kaneff Group of Companies Best Property Management Website: CAPREIT – www.caprent.com Advertising Excellence for a Single Campaign: Hollyburn Properties – Free Rent Contest Advertising Excellence – Social Media: Greenwin Inc.
Best Suite Renovation under $12,500: Cherishome Living professionally managed by Sterling Karamar Property Management 64 St. Clair Avenue West, Toronto Best Suite Renovation over $12,500: Starlight Investments Ltd. – 295 Dufferin Street, Toronto Rental Development of the Year: Sun Life Financial – Alto – 1544 Dundas Street West, Toronto
Best Lobby Renovation: Starlight Investments Ltd. – 35 Walmer Toronto
Amenities Excellence: KG Group – 299 Roehampton Avenue & 322 Eglinton Avenue East, Toronto
Best Curb Appeal: Briarlane – 350 & 390 Queen’s Quay West, Toronto
Outstanding Community Service: Minto Properties Inc.
For more on the 2016 FRPO MAC Awards, visit www.frpo.org
Environmental Excellence: Skyline Group of Companies Leasing Professional of the Year: Michael Vezina – Vertica Resident Services Property Manager of the Year: Cathie Wilson – M&R Holdings Resident Manager of the Year: Janice Mahy – CAPREIT Customer Service Award of Excellence: M&R Holdings Marvin Sadowski Memorial Award for Certified Rental Building Member of the Year: Minto Properties Inc. | www.REMInetwork.com | January 2017 | 25
Newsworthy
Plans Unveiled for Ottawa’s LeBreton Flats
Claridge Homes announced plans to expand its LeBreton Flats condo development in Ottawa, painting the picture of a high-density, “complete” neighbourhood with shops, cafés, affordable rental housing and beautiful park space along the aqueduct that currently runs through the area. At the centre of the new development will be five residential towers ranging in height from 25 to 55 storeys. The new LeBreton Flats plans were unveiled at a public meeting in Ottawa on Monday, January 9th, but won’t be achievable unless the city rezones the area to allow for the taller buildings. Currently, the zoning only allows for 10-storey buildings. Aside from Claridge’s vision, the massive redevelopment of the LeBreton Flats neighbourhood will also include a hockey arena, more housing, and other urban amenities. Highlights of the plan include: • 1,650 residential units, double what was in the previous plan • Five residential towers ranging from 25 to 55 storeys • Affordable rental housing, including for seniors • Commercial retail, including a grocery store • Park system that incorporates the aqueduct and five historical bridge • Cycling and pedestrian walkways Claridge officials said the plans are far from complete but that discussions with the National Capital Commission and the city are underway. The rezoning and layout of the LeBreton Flats area will need approval from both bodies.
26 | Canadian Apartment | Part of the REMI Network |
UK’s first Modular “Build-to-Rent” Apartment Towers Underway The city of London will soon be welcoming its first modular build-to-rent apartment complex, located 500 metres from Greenwich town centre. Developed by rental specialist Essential Living, and designed by Assael Architecture, the new development known as Creekside Wharf, will include a building designed specifically for families—a first for the UK property market—while a quarter of the apartments will be discounted to accommodate low-income households. Discount market rent (DMR) homes will be priced from 55 percent of market rent and blended in with the market-rented apartments. As such, it will be the first housing development to include DMR apartments. The new development is made up of one 23-storey block and a 12-storey block designed exclusively for families. Creekside Wharf will be one of the tallest residential buildings to be constructed using pre-manufactured off-site methods. It won a Project Award for Private Rented Sector Development at the Housing Design Awards and Best Housing Project at the Sunday Times British Home Awards. Over 1,400 square metres of shared amenity space is planned, including exercise areas, cinemas, communal lounges and kitchens, workshop space for school projects or DIY, and barbecues, pizza ovens and rooftop allotments provided on the external terraces. Greenwich town centre includes the Greenwich Maritime UNESCO World Heritage Site, along with a vibrant range of shops, restaurants and bars. Deptford town centre, to the west of the site, is increasingly popular with artists and creative professionals, not least due to the proximity of the Stirling Award winning Trinity Laban Conservatoire, which is adjacent to Creekside Wharf. Construction work on this first of its kind modular buildto-rental apartment community commenced in 2016 with completion expected in mid-2018.
Marketing
Supply, Demand and Vacancy A Snapshot of 2016’s Rental Trends from Online Real Estate Channel, Kijiji With over 395,000 live listings currently in its real estate channel—of which, over 83,000 listings are apartments and condos for rent—Kijiji’s rent listing data provides a great window into the Canadian rental market. We spoke with Al Maitland, Kijiji’s Head of Real Estate, for insights into the trends in listing supply, pricing and “time to rent” within all of our Canadian markets. Here is what his data tells us:
A look back at 2016 “We’ve seen significant changes in supply in differing ways across the country. Supply in Ontario and Quebec declined significantly in 2016,” Maitland observed. “Conversely, in the prairies, supply increased sharply early last year but tapered off in late 2016, and the market has begun to stabilize. The B.C. market transformed from a growing supply of apartments early in the year, to a negative supply towards the end, possibly due to foreign ownership rule changes leading to previous investment properties being sold to occupants instead of continued rental arrangements.” Maitland noted that although “time to rent” remained fairly flat in most markets last year, including Ontario, Quebec and the prairies, it fluctuated significantly in B.C.—again, likely as an impact of the new foreign ownership rules. “Prices were up, down or the same,” he said, “depending on where you were in Canada in 2016. The prairies saw prices fall between 5 and 10 per cent. Prices were fairly flat in Ontario and Quebec, staying within three per cent. And in B.C., prices rose in 2016, reflecting the lack of supply and landlords trying to pass new ownership rule price impacts along to tenants.”
Expectations for 2017 Looking ahead, Maitland’s predicts that the decline in supply of rental apartments in Ontario and Quebec shows no sign of changing in 2017. “We expect those markets to remain highly competitive. In the prairies, however, as the market adjusts to new oil prices, we expect rental supply to flatten out over the course of the year. And B.C.’s supply should continue to contract as additional costs of ownership are felt.” Maintland added that “time to rent” should continue to be consistent in Ontario, Quebec and the prairies. “The volatility we saw in B.C. last year will likely settle down in mid-2017 as landlords adjust to the “new normal” of ownership rules and can evaluate their new tax costs in Q1.” On price, his expectation is that it will remain consistent with what we saw in 2016 in most of Canada. “Prices should begin flattening in B.C. as the market settles there, but it may take until mid-year.”
| www.REMInetwork.com | January 2017 | 27
Management
Show Them You Care Tapping into the Unlimited Potential of Curb Appeal By Lucy Correia
Depending on where you are located, chances are there is an ugly mountain of snow currently obstructing the view of your property. But, as hard as it is to think ”Curb Appeal”, now is the ideal time to do it. An apartment’s curb appeal will either encourage potential renters to stop and learn more, or make them want to drive by to explore other options. A well-maintained building signals that the owners and managers care about the property, and therefore their residents, too. According to statistics from Realcorp, improving the curb appeal of a property increases the chances that it is sold by 15 – 20 percent. These same statistics can be applied to the process of “selling” your property to potential renters. If the building does not look as if it is well taken care of from the outside, many renters will look elsewhere. In fact, the general rule of thumb is that it takes a mere 30 seconds for a prospect to make a decision about your property. Use those 30 seconds wisely by maximizing your curb appeal. Here are the top four places to start: 28 | Canadian Apartment | Part of the REMI Network |
Paint & building maintenance While your actual suites may be stunning on the inside, if the exterior paint is fading and the building needs maintenance, potential renters are going to be disappointed. Chances are, these outside conditions may prevent the person from ever taking a look inside. You can improve the outside appearance of buildings by repainting or touching up the paint, changing the siding and ensuring that all other elements (like gutters, shutters and doors) are well maintained. Parking lot The parking lot is more than just something people drive and park on; a well-maintained parking lot provides a safe and
Management aesthetically pleasing look for the overall apartment building. Pot holes, cracks or fading are all elements that will drive people out before they even step foot in the building. Landscaping People lead busy lives. The hustle and bustle of the daily grind has made life more stressful than ever. So how does curb appeal help conquer this problem? It’s simple. Make your property a tranquil refuge for your residents. Imagine coming home to a property that features a stunning fountain or a gently babbling brook. Your landscaping efforts can include these valueadded enhancements that will provide an instant air of relaxation to the property. Even a few strategically placed bird baths can help to create a tranquil atmosphere and encourage your residents to spend more time enjoying the grounds. Of course, adding these accents won’t mean a thing if you don’t ensure the grass is cut and the trees and flowerbeds are maintained properly. Be sure to add these tasks into your weekly schedule.
Signage When advertising your building at street level, consider a sign that will pop - include your logo, address and contact information in a colour and font that stand out. Don’t be afraid to let your creative side shine through while you work with a professional signage company. Having a memorable sign will make your property instantly recognizable and will separate you from competitors. Now that you’ve mastered these four key elements, it’s time to work on how your property looks at night - the crucial but oftenforgotten aspect of curb appeal: A light in the dark Your building might look beautiful during the daytime hours, but does nighttime tell a different story? Safety and security are very important aspects of curb appeal, and your exterior lighting needs to be maintained throughout the year. If a potential renter is greeted by burned out bulbs and inadequate lighting, why would they want to even look at the inside of your building? If they don’t feel safe coming home at night, they will look to live elsewhere.
Try upgrading to floodlighting or spotlights, particularly around areas of your property that are dark or shadowed. In addition to providing a sense of safety to your renters, it can even help deter burglaries. Be a show off You’ve worked hard to make your building look beautiful, so it’s time to show off a little bit. Use spotlights to highlight fountains, gardens or art installations. You can even give your property a dramatic flair by investing in floodlights that are placed at the base of large trees and shine directly upwards. The goal of curb appeal is to attract new renters, but by adding the flourishes listed above you’ll also be encouraging your current residents to stay longer. You’ll be giving them a sense of pride in where they live—a place that they are happy to come home to each day. So even though there might be snow on the ground right now, it’s time to start planning your curb appeal efforts for the remainder of the year.
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| www.REMInetwork.com | January 2017 | 29
Ask the Expert
Advances in Fire Alarm Technology
Peter Redfern, Commercial Sales Leader at Tyco Integrated Fire & Security, Canada
Tyco’s Peter Redfern shares the benefits of addressable notification systems Fire alarm technology is an important consideration for any apartment building owner today. By installing a current system featuring the latest advances, facility owners and managers can better commit to the safety of an apartment building’s occupants and help to increase operational efficiency. Addressable notification technology for fire alarm systems uses targeted audio messaging that guides apartment residents to safety and offers directional assistance in a range of emergency situations, including weather related issues or external threats. This technology helps ensure the safety of the residents by providing clear communication and direction, whether that be to shelter in place or move to a different location. To find out more about the many benefits of this technology, read the following insights from industry expert Peter Redfern, Commercial Sales Leader at Tyco Integrated Fire & Security, Canada. How has the technology changed? Gone are the days where building owners needed to wire each device with conventional systems. Addressable notification systems leverage “smart” technology that differentiates them from conventional systems that are hardware-based. Facility managers are now able to access and test systems remotely from a central location without causing loud, time consuming maintenance disruptions for apartment occupants. With conventional systems, only the wiring to each device is supervised, so manual tests must be done to determine operational readiness of a notification appliance. Addressable technology helps protect residents while giving facility managers a convenient and cost effective method for notification.
What are the benefits? Although addressable notification is not a new technology its value can be unprecedented, particularly for fire alarm systems. Some of the top benefits include: Targeted messaging for enhanced emergency communication. Addressable speakers have the capability to deliver targeted audio messages to specific areas within an apartment building, including in stairways, main lobbies and outside apartments depending on where the concern is. In times of emergency, this targeted audio-messaging enables the delivery of critical, time-sensitive and eventspecific information to designated areas of an apartment building.
30 | Canadian Apartment | Part of the REMI Network |
Improved audibility and intelligibility. Emergency situations can be uneasy and concerning, and residents may not always know the next best steps. Improved, targeted messaging technology in offers guidance and clear direction to help guide residents to safety and so they do not have to think twice about where to go in the case of an emergency. Easier testing and maintenance (appliance self-testing). As today’s lifestyle is more on-the-go than ever, self-testing capability allows devices to be remotely activated and tested, saving residents the aggravation of disturbances and apartment owners time. Furthermore, self-tests can either be run manually, or scheduled to run automatically, allowing testing to be done at the most convenient time for building occupants.
Ask the Expert Flexible design and improved aesthetics. The wiring architecture of addressable speakers is extremely flexible, which means easier, more efficient design for building engineers and owners. The system is also highly scalable, allowing facility managers to easily accommodate a growing amount of work as apartments grow and the safety needs of residents evolve. Cost-efficient installation and ownership. Apartment building budgets are an ongoing task and can be a challenge when thinking about integrating security, which is why it’s important for apartment owners to focus on cutting costs while not skimping on security technology. The system’s easy, cost-efficient installation, increased wiring efficiency and reduction in equipment result in lower maintenance costs and ultimately a lower cost of ownership. These systems can help to save time and money for building owners, while providing residents with the safety they deserve and expect. What’s in it for you? Addressable fire alarm notification systems help to ensure the highest level of safety for apartment occupants through intelligent messaging that enhances emergency communication, offering residents guidance in the event of an emergency. Additionally, easy and cost-effective integration, and remote access increase the operational efficiency for facility managers and building owners, keeping apartment residents happy as a result of less disturbance and better upkeep. These benefits allow both the residents of the apartment and those in charge of building operations to profit from addressable fire alarm technology. Choosing to invest in the latest addressable technology the industry has to offer is an investment in running a smooth and efficient business, while also offering the most robust safety and cost-effective solutions available.
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| www.REMInetwork.com | January 2017 | 31 LincolnPaving_CAM_OctoberNovember_2016.indd 1
2016-10-17 3:49 PM
Insurance
Legal Matters and Lessons Learned By Andy Schwartz
2016 saw some interesting legal developments Social media recent development in the U.S. involving social media is one we can that affected the world of employment, and Adefinitely expect to see happening here. Amazon’s pilots’ union—the as every rental building owner and property members of which had been ordered back to work—used social media warn customers that their unhappiness with this order might result manager knows, the success of the business relies to in delayed deliveries of Christmas orders. These messages could have heavily on the staff. Seeing as I am not a lawyer, had a devastating impact on Amazon’s business, and could have given recourse against the union. Though, judging by the financial for this article, I am drawing from information Amazon reports, this will not develop to anything, we need to recognize that contained in a recent National Post article by the social media activities may be libellous, at which point potential damages be awardable. It is one thing to use social media for advertising (or well-known Toronto employment lawyer Howard may “propaganda”) purposes, but ultimately a court must decide if a line Levitt, who is frequently heard on radio and is has been crossed. It is imperative that employers remind their teams to from slanderous, or socially unacceptable comments. As I remind highly respected in his field. I intend only to raise refrain clients constantly, all forms of social media, including e-mails, are public the issues, and I encourage all who wish to learn pronunciations and it only takes one angry reader to trigger expensive legal problems. 13-07-22 2:54 PM more, toTakeCover_CAM_August_2013_FINAL.pdf consult with their preferred1 legal advisors In an unrelated case, the Toronto Transit Commission was recently in the field of employment law. criticized for having a Twitter address that customers could use to help enable the TTC’s improvement of service. While this may sound like a sensible customer service initiative, the tweets were often targeted at specific employees who didn’t appreciate being publically criticized. The arbitrator has apparently ordered controls on the Twitter account to prevent employee slandering, or to take the address down. It is not clear what decision was made by management. Home grown contracts Another important development relates to bonuses and long term incentive programs, and whether or not these are payable after an employee has been wrongfully dismissed. Clearly, an employer could time the termination so as to avoid certain downstream obligations. In both Ontario and Alberta this option seems to have solidified the notion that the employee could recover such amounts if they were payable during the notice period. At some point, I believe we will arrive at a clearer definition of what rights an employee, who has been dismissed, has with respect to earnings that are tied to very long term performance. An interesting case in Ontario upheld the contents of an employment contract that had apparently been poorly written. The Court of Appeal decided that the employee fully understood what he had agreed to and ignored any legal errors or ambiguities that might have enabled the contract to be set aside. This is a very interesting case, which is going to be appealed, as we do see a whole raft of home grown agreements entered in to between employers and employees unwilling to seek independent legal advice. The mere fact that the complainant understood what the intent was can possibly override the contract wording’s poor construction. To employers, one can only advise caution. Where you use a home grown contract, it might be worth the extra step of writing out a signed plain language summary of the important intent items that are of importance. 32 | Canadian Apartment | Part of the REMI Network |
Insurance Apparently in Ontario, there is a cap on what a wrongfully dismissed employee can claim against the former employer. This cap of 24 months was set aside, in a case in Kitchener, where the court awarded the complainant 26 months. Some might suggest that those extra two months are really not such a big deal, but the fact that the court broke with the cap essentially challenges it and points to the possibilities that, in future cases, this kind of settlement might go well beyond. In particular, as the older generation is targeted for exit by employers wish-
ing to hire younger and cheaper replacements, this case has some daunting future possibilities. Most of us who are entrepreneurs, managers and employers are focused on running the business—and, of course, growing its future. But it is interesting to witness that many larger corporations that once used to seek out their leaderships from the sales or technical specialties, are not shy to appoint human resources experts in very high positions. Having an HR specialist as the CEO of a large enterprise is no longer that strange.
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Four advanced LinkedIn hacks you may not know about By Steven Chester LinkedIn is an extremely powerful tool for growing your business and personal brand. Here are my top four lesser-known hacks that will get you more from the platform: 1. You can message people you’re not connected with. Gone are the days of free InMail to people you’re not connected with. But there’s a workaround. In any group you join, you can view the member list, and message those members right from the list. 2. See what your connections and prospects are up to: Go to a member’s profile. Hover your mouse over the arrow next to the Endorse button and click View recent activity. You’ll get a digest of everything your prospect has been reading, sharing, commenting on and liking. 3. Hide your connections from your competition. Worried about connecting to someone who may be a competitor? Then don’t let them mine your contacts. To hide your connections, go to the Privacy & Settings section, click the Privacy tab, then click Who can see your connections – select “only you.” 4. Export your connections’ email addresses: Hover over your My Network tab and click Connections. Click the gear icon in the top right corner. Under Advanced Settings, click Export LinkedIn Connections at top right, choose file type, then export. You can now add those email addresses to your Outlook.
Steven Chester is the Digital Media Director of MediaEdge Communications. With 15 years’ experience in cross-platform communications, Steven helps companies expand their reach through social media and other digital initiatives. To contact him directly, email gosocial@mediaedge.ca.
| www.REMInetwork.com | January 2017 | 33
Smart Ideas
DECORATIVE PLANTING Get inspired with these unique seasonal looks
No matter how ugly the weather, your property should make an impact on your residents (and potential residents) all year round. Urban Garden, an award winning landscaping team based in Toronto, offers decorative planting programs to help residential building owners spruce up their properties using planters, garden beds, rooftop gardens and BIAs. Here are some quick tips and seasonal looks to help make your entrance, garden, or rooftop more welcoming:
Winter – Imaginative concepts of lush greenery and colourful accents transform the urban winter environment.
Spring – Vibrant colour combinations welcome a fresh and bright aesthetic into the spring season.
Summer – Tropical foliage blends with long lasting blooms, bringing an energetic ambiance to the city.
Fall – Groupings of warm fall colours and textures showcase autumn’s striking transition.
34 | Canadian Apartment | Part of the REMI Network |
Over 25 Years’ Experience in Renovating Apartments and Condominiums
COMMERCIAL • INDUSTRIAL • RESIDENTIAL • INSTITUTIONAL General Renovations
Kitchen Renovations
Painting
Cleaning of Units
Plumbing*
Flooring
Bathroom Renovations
Electrical*
Fire and Flood Restoration
Custom Cabinetry
Drywall and Crown Molding
Fencing
* Use a Licenced Plumber and Licenced Electrician (ESA)
91 Pippin Road, Concord, ON L4K 4J9 Tel: 905-660-2353 / 1-888-660-2353 Fax: 905-660-8390 / 1-888-660-8390 sales@multitech2000.com
www.multitech2000.com
Municipal Licence No. T85-4186258
Protect your properties from resident-caused loss and gain peace of mind with required renters insurance.
SOCIAL. MOBILE. SMART. ResidentShield® Protection Plan
TM
Provide this affordable renters insurance option for your residents to reduce property risk, with easy pre-approved enrollment and automated compliance tracking built into Yardi Voyager® and Yardi Genesis.2™ To learn more, call 888.569.2734 or visit www.yardi.com/residentshield