Issuu

Apartment CANADIAN

VOLUME 18 / NUMBER 4 / AUGUST 2021

EQUIPPED FOR SUCCESS WHAT IT TAKES TO BE “FUTURE-PROOF”

plus

PA R T O F T H E

TOP AMENITIES

PM#40063056

BALCONY

SAFETY

GREEN SPACES

P A R T

O F

T H E

Yes, we can! Since MetCap Living established itself as a leader in property management, we have routinely been asked one, simple question; “Can you help us run our property more effectively?” And, for well over thirty years, the answer has remained — Yes, we can! Our managers are seasoned professionals, experienced in every detail of the day to day operations and maintenance of multi-unit rental properties. From marketing, leasing, finance and accounting, to actual physical, on-site management, we oversee everything. We concentrate on revenue growth, controlling expenses, and strategic capital investment in your property to maximize your profitability over the long term — when you’re ready to discuss a better option; we’ll be there. You can count on it. Kazi Shahnewaz Director, Business Development Office: 416.340.1600 x504 C. 647.887.5676 k.m.shahnewaz@metcap.com

www.metcap.com

EDITOR’S NOTE>>

Apartment CANADIAN

WHAT’S TRENDING IN AMENITIES

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Arguably the biggest shift in renter preferences since the onset of COVID has been a noticeable movement to the outer regions of cities. The work-from-home mandate enabled so many people to live further from the office, in larger units for less monthly rent. But now, as COVID cases continue to decline and offices begin to reopen, will downtown markets see the same pre-pandemic demand? Time will tell, but for now it’s less about the precise location and more about what’s in and around the vicinity. Renters want access to wifi and workspace, bike paths and transit, and amenities that facilitate the “work, live, play” ideal. Of course, balconies have seen a surge in popularity—because, hey, after numerous lockdowns and “shelter in place” orders, who wouldn’t want their own private slice of the great outdoors? In our cover story we look at Grand Central Mimico, a new mixed-use neighbourhood opening on the west end of Toronto. Master-planned and transit-oriented, the development checks all the boxes when it comes to catering to the modern resident. Read all about it in our cover story on page 18. We also provide balcony safety information, tips for preventing wasp infestations, rental market highlights and great ideas for sprucing up communal interior spaces. If you have a topic or an article idea you’d like to share, please reach out via the REMInetwork.com and follow us for daily news. Stay safe and enjoy the rest of summer!

Editor

Erin Ruddy

Art Director

Annette Carlucci

Graphic Designer

Thuy Huynh

Production Manager

Rachel Selbie

Contributing Writers

Andy Schwartze Chad Benning

National Sales

Bryan Chong Kelly Nicholls Blair Wilson

Digital Media Director

Steven Chester

Circulation

Rob Osiecki For sales information call (416) 512-8186

Canadian Apartment Magazine is published six times a year by:

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President Kevin Brown Group Publisher Sean Foley Copyright 2021 Canada Post Canadian Publications Mail Sales Product Agreement No. 40063056 ISSN 1712-140X Circulation 416-516-8186 ext. 234 circulation@mediaedge.ca

Erin Ruddy @cdnapartmentmag

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 Erin Ruddy. Authors: Canadian Apartment Magazine accepts unsolicited query letters and article suggestions.

rent trends

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.

AMENITIES FOR THE MODERN TENANT

Living walls

Transit access Bike & walking paths

Balconies

Work/study space

In-suite laundry

EV chargers

Retail offerings

WiFi

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Apartment CANADIAN

VOLUME 18 / NUMBER 4 / AUGUST 2021

FEATURES 16 The Appeal of Private Balconies How to design with safety and tenant satisfaction in mind 26 Preventing Wasp Infestations Tips for keeping your outdoor amenities pest-free

COLUMNS 8 Transactions Rental Market Update 10 CMHC COVID’s Impact on Seniors’ Housing 24 Ask the Expert Bringing the Outdoors in 28 Newsworthy Industry Hot Topics 32 Insurance Collapse of a Florida High-Rise by Andy Schwartze

COVER STORY

DEPARTMENTS

Apartment

18 Aspiring to be Future-Proof Grand Central Mimico puts pandemic lessons to good use by Erin Ruddy

EQUIPPED FOR SUCCESS

CANADIAN

Editor’s Note

34 Smart Ideas plus

PA R T O F T H E

TOP AMENITIES

BALCONY PM#40063056

@cdnapartmentmag @REMINetwork

Grand Central Mimico in the GTA

WHAT IT TAKES TO BE “FUTURE-PROOF”

SAFETY

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P A R T

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For daily industry news, please follow us on Twitter at:

ON THE COVER:

VOLUME 18 / NUMBER 4 / AUGUST 2021

2021-08-09 10:49 AM

O F

T H E

DIVERSIFIED CONSTRUCTION

24 HOUR EMERGENCY SERVICE ASPHALT PAVING CONCRETE PAVING SITE servicing LANDSCAPE CONSTRUCTION BUILDING RESTORATION WINTER SNOW SERVICES service@forestgroup.ca 416.524.3000 www.forestgroup.ca

RENTAL MARKET UPDATE Investment activity remains strong as we head into fall After an unprecedented year of uncertainty, there has been an increase in optimism related to the multi-suite residential rental sector, due in large part to the rollout of the national COVID-19 vaccine program and expectations of the continued reopening of the economy.

“L

andlords are eagerly awaiting the reopening of Canadian borders and return of post-secondary students, foreign students and an increase in international migrants, all of which are expected to boost rental demand,” said Keith Reading, Director of Research at Morguard.

“In the meantime, landlords continue to collect rent from most tenants, some of which have relied on government support.” While some landlords in more expensive downtown submarkets continue to offer incentives to prospective tenants, suburban rents have remained relatively stable. Looking

ahead, Reading says rental market conditions are expected to strengthen substantially as pandemic restrictions are loosened in late 2021 or early 2022. Despite the negative impacts of the pandemic on the sector, investment sales remained brisk, as buyers look to acquire

New & Notable Transactions: Address

City

# of Units

Sale Price (Millions)

Sale Price/ Unit

Purchaser

Montreal

151

$30.6

$202,318

CAPREIT

2. 920 Inverhouse Drive

Mississauga

$33.0

$347,379

InterRent REIT

Scarborough

216

$61.5

$284,722

MetCap

4. Park Lane Towers

Vancouver

$37.3

$414,444

Mayfair Properties

5. Tamarac Apartments

Calgary

$29.8

$396,667

Starlight Investments

6. Brantford/Ottawa Portfolio

Brantford/ Ottawa

541

$119.4

$220,610

Starlight Investments

Greater Montreal Portfolio

3434 Eglinton Avenue East

8 | Canadian Apartment | Part of the REMI Network |

TRANSACTIONS >>

CAPREIT expands presence in Ontario and B.C.

properties in a sector that boasts a solid outlook. Institutional and private capital continues to flow into the sector at a near record pace. Conversely, investment in the office and retail sectors has slowed significantly, given heightened outlook uncertainty. “Investment activity has also been strong in the industrial sector,” said Reading. “Multi-suite residential rental sector property values remain at the cycle-high and cap rates at all-time lows across the country.”

On the heels of acquiring the Greater Montreal portfolio in late May, CAPREIT completed the acquisition of seven apartment buildings (548 suites) in London, Ontario, and six apartment buildings (335 suites) in Victoria, B.C. “We continue to grow our value-add residential portfolio with these accretive acquisitions,” said Mark Kenney, President and CEO. “Both portfolios are in strong and stable suburban markets, offering residents quality suites with more space, at affordable rental rates, characteristics that are in high demand today,” CAPREIT paid approximately $214.5 million for the thirteen properties, funded by CAPREIT’s Acquisition and Operating Facility and the assumption of approximately $8.4 million in mortgages with a blended interest rate of 1.33 per cent. Both portfolios contain a mix of unit sizes within well-located buildings that recently underwent renovations. To keep up with the latest apartment transactions, follow us at www.reminetwork.com

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This disclaimer shall apply to CBRE Limited, Real Estate Brokerage, and to all other divisions of the Corporation (“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 | August 2021 | 9

COVID’s Impact on Seniors’ Housing CMHC survey reveals rising vacancy rates in retirement homes Vacancy rates in seniors’ housing are rising in all provinces except Newfoundland and Labrador, according to CMHC’s 2021 Seniors’ Housing Survey. Overall, the vacancy rate for standard spaces—those that do not offer high-level care—grew by 7.0 percentage points and currently holds at 15.6 per cent.

10 | Canadian Apartment | Part of the REMI Network |

CMHC REPORT >>

onducted between April and May 2021, the survey looked at seven regions across Canada, compiling data about private and non-private residences in which 50 per cent or more of occupants are above the age of 65. The data reveals an increase in supply across most provinces, while the number of residents has decreased or only moderately increased. The weak demand could reflect the reluctance of households to move into seniors’ residences during the COVID-19 pandemic. Quebec again posted the highest capture rate in the country despite a decrease overall. 17 per cent of seniors aged 75 and older live in seniors’ housing in that province compared to only 5 to 10 per cent in others. HERE ARE KEY HIGHLIGHTS FROM THE SURVEY: British Columbia “Independent living space” vacancies continued to increase from 5.1 per cent in 2020 to 12.5 per cent in 2021 with the largest increase in the Lower Mainland (14.7%). Vacancies on Vancouver Island increased from 3.4 per cent to 10.7 per cent with the Victoria region experiencing an increase of 13.9 per cent. Higher priced independent living spaces had a larger vacancy increase as units over $5,000 increased from 4.9 per cent to 14.6 per cent. Conversely, the $1,900 to $2,399 segment only saw an increase of 1.9 percentage points (from 5.3 % to 7.2 %). Average rents in B.C. across all unit types increased from $3,364 to $3,541 in 2021. In total, 877 spaces of mainly one-bedroom units were added, representing a 2.7 per cent increase in units. Alberta The Albertan seniors’ housing standard spaces continued to see rising vacancies jumping from 15.1 per cent in 2020 to 26.8 per cent in 2021. The Edmonton Census Metropolitan Area continued to see the largest increase in vacancy rate (from 12.6% in to 27.6%). Standard spaces below $2,499 saw the largest increase in vacancy rates. In the

The “Campuses of Care” Model Results from a 2021 research report from AdvantAge Ontario sheds positive light on a specific model of senior care that has been operating successfully in Ontario for decades. Known as “campuses of care”, these are settings in which a mix of communitybased health and social supports are offered in one location along with different types of housing and long-term care beds. “Campuses offer a sustainable and innovative solution for a new generation of seniors’ care,” said Jane Sinclair, Chair of the AdvantAge Ontario Board of Directors. “They bring services, supports and care together in one setting, which is incredibly valuable. But more importantly they are vibrant, age-friendly communities that promote friendships, social inclusion, mutual support, and positive aging.” AdvantAge Ontario initiated a multi-year, province-wide research study of campuses of care supported by a Canadian Institutes of Health Research (CIHR) Health Systems Impact Fellowship and with in-kind contributions from the Institute for Health Policy, Management and Evaluation (IHPME) at the University of Toronto. The final report, published by BMC Geriatrics and titled, “Seniors’ Campus Continuums: Local Solutions for Broad Spectrum Seniors’ Care,” was the first academic research of its kind on campuses. The association’s research identified many important advantages offered by campuses, including built-in opportunities for providers and community partners to communicate, collaborate, and share expertise in order to promote more integrated, person-centred care that avoids unnecessary long-term care placements and hospital admissions. “The COVID-19 pandemic and the terrible toll it has taken on long-term care adds greater urgency to discussions on how to keep residents safe and healthy and to ensure that we have viable options for the vast majority of Ontario’s seniors who wish to continue to live as independently as possible for as long as possible,” said Levin. “Campuses are uniquely equipped not only to respond but also to lead the creation of new and innovative approaches to care that support people and sustain health care systems.” AdvantAge Ontario is an association representing the full spectrum of the senior care continuum, including not-for-profit, charitable, and municipal long-term care homes, seniors’ housing, assisted living in supportive housing and community service agencies.

segment of $2,000 to $2,499, rent spaces increased from 16 per cent in 2020 to 31.2 per cent in 2021. Higher vacancy rates were observed in these spaces in the rest of Alberta, compared to Calgary and Edmonton. Average rent for standard spaces in Alberta continued to increase this year in all centres. For example, the average rent saw Calgary reaching $4,140 and Edmonton reaching $3,047. Meanwhile, the number of total spaces grew by 11 per cent in total for the province, bringing the number of standard seniors’ housing units to 16,523 .

Saskatchewan The vacancy rate for standard spaces increased by 7.4 percentage points to 22.4 per cent with the Regina Census Metropolitan Area recording the largest increase to 30.2 per cent. Saskatoon increased by only 4.6 percentage points (to 19.1%). The average senior housing rent level in Saskatchewan remained relatively stable at $3,116, compared to $3,105 last year. In terms of units added, most of the net changes in senior spaces were located in Regina where the area had an increase | www.REMInetwork.com | August 2021 | 11

CMHC REPORT >>

The vacancy rate for standard spaces in Ontario increased to 19.6 per cent in 2021, up from 11.0 per cent in 2020.

of 220 units, bringing the total number of spaces to 2,120.

adding 31 net spaces to bring the city’s total to 4,405 and the province’s total to 5,080.

Manitoba

Ontario

Vacancy rates increased for all unit types throughout the province of Manitoba, with the provincial vacancy rate increasing by 6.0 percentage points to 8.7 per cent. Vacancies in the Winnipeg Census Metropolitan Area were 8.2 per cent, while outside the city, vacancies were at 12.1 per cent. Average rents for standard units remained stable—$2,844 in 2021 compared to $2,849 in 2020. Meanwhile, seniors’ housing supply increased marginally this year with Winnipeg

The vacancy rate for standard spaces in Ontario increased to 19.6 per cent in 2021, up from 11.0 per cent in 2020. The vacancy rate increased across all unit types. Demand for total spaces in Ontario’s seniors’ residences declined, while the total supply of seniors’ housing increased by 3.8 per cent. The average rent for a standard space increased by 3.5 per cent to $3,999. Only 5.0 per cent of Ontario’s seniors aged 75

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and over currently live in seniors’ residences, representing a lower capture rate than the 2020 proportion of 5.5 per cent. Quebec The vacancy rate rose to a peak of 12.8 per cent in 2021, up from 6.9 per cent in 2020 for standard spaces. The average rent for standard spaces was $1,922 in 2021, compared to $3,652 for heavy-care spaces. An increase in rents for standard spaces has been registered in most regions with an average increase of 4.2 per cent overall. The highest average rent for standard spaces is in Gatineau at $2,287. Atlantic Canada The total number of spaces in Atlantic Canada grew 5.7 per cent to 10,599 units in 2021. This was primarily due to growth in Halifax where there was a 27 per cent increase in the number of units over the year. A decline in vacancies in Newfoundland and Labrador (from 22.6% to 17.5%) came against increases in vacancies across the other three Atlantic Provinces. Despite the decline, Newfoundland and Labrador still maintained the highest vacancy rate in the region. The increase in vacancies were concentrated in spaces with rents of $3,000 and more, with the biggest change in spaces with rents between $3,000 and $3,499. As Canada’s authority on housing, we contribute to the stability of the housing market and financial system, provide support for Canadians in housing need, and offer unbiased housing research and advice to Canadian governments, consumers and the housing industry.

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SPONSORED CONTENT

“Every time a visitor interacts with the Hive Intercom, the device takes a clear snapshot of the user and logs the details of their interaction,” Damyar explains. “That image and data is then recorded and stored so if there’s ever an incident, the manager can go back into those logs and find out who came into their building, their time of visit, and other key details.” Of course, seeing who is at the front door adds also delivers peace of mind for residents. According to Jinesh Patel, resident and co-owner at Lofts St-James: “After using Hive Intercom, it only makes answering more secure, especially with a video camera to get a glimpse before unlocking the door.’ Privacy is also a priority within multi-residential buildings. To that end, Hive intercom users can choose to remove their names and personal details from the touchscreen directory and respond to requests anonymously.

Speaking to Hive’s value offering for unit owners and renters overall, Denney adds: “Not everyone can afford to have a concierge, so this is an inexpensive and user-friendly way for residents to know you’re letting the right people in and out.” GENERATING BUZZ HIVE’s Smart Video Intercom offers a glimpse at how residential and commercial buildings alike are tapping into digital solutions to keep pace with modern demands. And thanks to its ease of installation, user-friendly design, and low cost of entry compared to traditional intercom systems, HIVE’s front door innovation is catching on. “We launched Hive into the market in early 2021 and the interest has been very high,” Damyar reports. “Part of that early buzz is the fact that property owners and managers are looking for technologies that make their operations smarter and more streamlined, while building occupants are gravitating to any technology that keeps them more

connected and in control of their environment.” Certainly, says Denney, requests to install Hive among condos, apartments, and office buildings have been climbing, especially as property teams pursue ways to keep pace with modern demands. “At the end of the day, Hive is about intercoms catching up with the smartphone world, and everyone is recognizing the benefits,” he adds. Learn more about InLight and the HIVE Smart Video Intercom at www.inlightsolutions.ca/ hive-x-inlight.

The Appeal of Private Balconies How to design with safety and tenant satisfaction in mind by Chad Benning In the wake of COVID-19, multifamily housing developers are emphasizing outdoor amenity spaces more than ever with private balconies now at the top of many tenants’ must-have lists. In a recent white paper published by Newmark in conjunction with Hartman Design Group, a major developer reported that 70 per cent of its upcoming units are now being designed to include private balconies, compared to 40 to 50 per cent in prepandemic days. Furthermore, the developer anticipates raising rent premiums for this in-demand amenity.

hile there’s no question balconies have the power to drive added value in multifamily residential buildings, they also require careful specification. The combination of being elevated and outside presents structural and safety concerns that must be planned for from the outset. Code compliance First and foremost, balcony railings must be specified to code. Requirements vary by jurisdiction, so it is important to consult with a subcontractor well-versed in the engineering requirements for guardrail systems to assure compliance with codes, such

16 | Canadian Apartment | Part of the REMI Network |

as height restrictions, wind loading, live loads, snow loads, uplift, and materials selection for the environment—including anchors and fasteners. Due to the structural loading required by building code, it is important that railings are considered early in the design phase to ensure the balcony structures can handle the proper loading criteria. A good supplier partner will provide a comprehensive proposal that contains all the pertinent details a developer might need, including detailed takeoffs with specific inclusions (or exclusions) for railings within the project scope. Additionally, a qualified team will include 3-D renderings based on the architectural and structural specifics for a project.

These precision measurements eliminate the risk of human error and are especially helpful during the approval process. They also save weeks of manual field measuring and result in a much faster track to manufacturing. Aesthetics In addition to ensuring safety, balcony railings should meet the architect’s design intent and enhance the exterior aesthetic of a building. Design considerations include colour, codecompliant height, engineering requirements and panel infill design. Once utilitarian, today’s railing options for multifamily buildings are as varied and versatile as their single-family and commercial counterparts. Many are available

FEATURE >>

with a range of infill options including traditional pickets along with industrial-inspired mesh inserts and transitional glass panels. Railings today can also be upgraded with LED lighting for added ambiance and safety.

including for wood substrate, concrete, and wall attachments. Another benefit is that assembly may require no special tools or tightening, while the components can be modified on site to fit field conditions.

Installation Another reason to consider balcony railings early in the design process is because installation requires close collaboration with other trades to assure the construction for anchorage points meets code requirements and product design intent. Proper phasing of activities is essential for aligning with construction methods and scheduling. For example, at the Ascent by Watermark luxury multifamily community in Colorado Springs, a detailing of each unique site condition was created to allow the Trex team to proactively identify opportunities to optimize sequencing with trade partners and constructability of stair conditions. Versatility and ease of installation should also be considered when evaluating railing options. For instance, some balcony railing systems are available in pre-assembled panels that can accommodate interchangeable infill options and work with multiple anchoring options,

Longevity If designed with proper material selection and connections, balcony railings should last the lifetime of the building. Aluminum is an ideal choice for balconies because it offers superior strength and design flexibility. Durable powder coating allows railings to resist corrosion and retain their colour with very little maintenance—and because aluminum is a sustainable material that can be made from recycled content, installing the right system can contribute to the LEED Recycled Content credit. Proper connections are equally important for ensuring longevity. It’s not uncommon to see a lack of detail related to railing

connections, which can create future cost variances and construction issues when left ambiguous. Again, this is where an experienced supplier partner can prove extremely valuable. Early collaboration with the general contractor will enable the developer to take advantage of a product’s anchoring options to accommodate any specific design intent of the balcony structure that differed from the original rail attachment plans. In conclusion, architects and developers should enlist the help and expertise of a qualified manufacturer at the beginning of design planning to best understand what’s possible when it comes to balcony railings, and what’s required for an optimal outcome. When done right, balcony railings can enhance privacy, optimize views, and create an outdoor oasis that commands a premium while delivering tenant satisfaction.

Chad Benning is Vice President of Projects for Trex Commercial Products, a leader in engineering and fabricating architectural railings for commercial applications. To learn more, visit www.trexcommercial.com.

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COVER STORY >>

ASPIRING TO BE FUTURE-PR

Grand Central Mimico puts pandemic lessons to goo

COVER STORY >>

ROOF

od use

By Erin Ruddy

Spanning four city blocks and anchored by over 1.85 million square feet of residential space, Grand Central Mimico is a transit-tailored, mixed-use community in Toronto’s west end. Envisioned by majority owner Vandyk Properties and brought to life by award-winning architects long before COVID-19 reared its head, the would-be development promised an all-inclusive experience in a vibrant, master-planned neighbourhood—all grounded by the Mimico Go Station, enabling residents a connected, car-free existence. | www.REMInetwork.com | August 2021 | 19

“We thought the term ‘future-proof’ would best describe the Grand Central Mimico development,” says John C. Vandyk, President and CEO. “Since the beginning, we have ensured that the transit-oriented property will continue to be of use and thriving as time goes on, and that it will continuously be able to adapt to environmental changes and factors. From the landscaped plaza, pathway planter boxes and permeable pavements, to the green streets, green parking and green roofs, Grand Central Mimico will create a sustainable and resilient environment.” Aside from its sprawling green spaces and slew of public amenities, Grand Central Mimico will feature touchless technology throughout the mixed-use buildings—something certain to appeal to the postpandemic resident. “We have implemented the Vandyk Smart Connect, an innovative technology system that promotes a touchless environment, limiting 20 | Canadian Apartment | Part of the REMI Network |

opportunities for disease transmission and health concerns,” Vandyk says. “Our developments and communities are also built to have multiple access points as well as outdoor spaces, allowing people the opportunity to enjoy the outdoors in a socially distanced capacity. We took into consideration that many of us will be working from home on a permanent basis, or using a more flexible, hybrid model—which is why we included an indoor and outdoor co-working space as part of our amenity offerings.” Additionally, connectivity and accessibility will be present at its very core. Situated at the Mimico Triangle, a 55-acre site that has been deemed as a priority Regeneration Area by the City of Toronto, the project includes the first signed, binding agreement between Metrolinx and a private developer. From the agreement, Grand Central Mimico will see a new modern reconstruction of the Mimico GO Station with integrated access points to several

COVER STORY >>

Unique affordable housing component The Grand Central Mimico development is set to become an all-inclusive community, with condominium, retail, and office space, as well as a unique affordable housing component. As this development is still ongoing, there are intentions for rental units, but how many and in what form is still uncertain. “To further reinforce our commitment to making this community accessible for all, we have created the Vandyk Start Program, which is a Home Ownership Assistance Program designed to help eligible purchasers reach their dreams of home ownership,” says Sherman Chan, VP and Managing Director of Vandyk Properties. “The program reduces upfront deposit requirements, features an extended deposit structure over 540 days, and includes an interest-free, payment-free loan funded by the City of Toronto, reducing the resident’s mortgage carrying costs.” Find out more at grandcentralmimico.com

of the new buildings, connecting residents to downtown Toronto and the future Ontario Line. “Grand Central Mimico is truly a one-of-a-kind transitoriented development in the GTA that factors in the importance of accessibility to public transportation, especially as more and more of us begin to favour easy and hasslefree commuting,” he says. “Connectivity at Grand Central Mimico is also about being connected more locally and on a pedestrian and cyclist capacity. The development will include construction of a future 1.25-kilometre greenway at the southern edge of the site, which will connect west to Judson and east to Mystic Pointe.” Sense of Community In the wake of COVID-19, resident preferences have shifted

“Grand Central Mimico is truly a one-of-a-kind transitoriented development in the GTA that factors in the importance of accessibility to public transportation, especially as more and more of us begin to favour easy and hassle-free commuting.” | www.REMInetwork.com | August 2021 | 21

COVER STORY >>

“Grand Central Mimico is also comprised of mixed-use space, anchoring the property development with a grocery store, retail shops and over 50,000 square feet of office space. All this to say, it’s a community equipped to thrive.” with more and more evidence supporting the fact that people no longer want just a suitable home to live in, but a community to settle into. “People are looking for a connection beyond their homes,” says Sherman Chan, VP and Managing Director of Vandyk Properties. “Grand Central Mimico is equipped with amenities that can provide a sense of community to the residents.” Featuring a variety of public gathering and entertainment spaces including a social club, a co-working space and a wellness centre, residents of Grand Central Mimico can easily stay connected with their greater community or remain at a social distance if desired or required. “The Buckingham residential tower features a 20,000 square-foot outdoor terrace,” 22 | Canadian Apartment | Part of the REMI Network |

says Chan. “Developed strategically to be connected to nearby green spaces, Grand Central Mimico is in close proximity to Grand Avenue Park, which is known for its active sports field, splash pad, skate park and picnic areas. We also developed a number of mixeduse spaces, including business and retail spaces, allowing residents to only be a few steps away from local shops, restaurants and other essential and non-essential businesses.” The Buckingham also features what Chan describes as a “unique and state-of-the art” social club complete with two fireplace lounges, a sports lounge, a virtual golf simulator, several movie theatre rooms, and ample dining space. Meanwhile, the wellness centre is fully equipped with a gym, a yoga studio, a steam room, massage therapy rooms

and a lounge. Individually, the residential towers will each offer a landscaped terrace complete with seating areas, a cabana lounge, fire pit lounge areas, barbecue stations and al fresco dining. “Grand Central Mimico is also comprised of mixed-use space, anchoring the property development with a grocery store, retail shops and over 50,000 square feet of office space,” Chan says. “All this to say, it’s a community equipped to thrive.” If the pandemic has taught us anything, it’s that predicting the future is not always easy, but preparing for it is necessary to ensure resilience in an uncertain world. To find our more about Grand Central Mimico, visit: grandcentralmimico.com

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Bringing the Outdoors In From living walls to potted plants, tips for creating beautiful interior green spaces The health and wellness benefits of nature have long been understood, and the pandemic has truly underscored its importance. For the past year, as people were forced into lockdown for extended periods of time—a challenge particularly for those in multi-residential buildings—having access to nature became vital to our wellbeing. Hella Keppo, President at Stems Interior Landscaping, says that this past year, many found themselves “plant parents” as a means of distraction and to lessen the anxiety of living through COVID.

24 | Canadian Apartment | Part of the REMI Network |

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“T

ending to plants helped take their minds off the situation,” she says. “It is almost meditative in that while you’re wiping leaves or trimming brown tips, your mind is allowed to wander in a stress-free undistracted way.” As case rates decline across most of Canada and life returns to some semblance of normal, our appreciation for plants and flowers is doing the opposite—it’s rising. Tabletop moss gardens and living walls are popping up in residential and office buildings. Landscaped gardens and perennial arrangements have migrated indoors. If you are a property manager or apartment owner looking to spruce up an interior space, Keppo offers the following insights: What are some of the benefits of living walls in common areas? Plants are considered the “Lungs of the Earth” for a reason: they breathe in carbon dioxide and breathe out fresh, clean oxygen. In this way, we are directly linked to plants through a symbiotic relationship as we inhale the oxygen that they release and plants absorb the carbon dioxide that we breathe out. Plants provide so many benefits—not only for the planet, but also for each of us individually. Studies have shown that just by looking at plants we can benefit from reduced stress and feeling happier. Not only are they beautiful companions, but they also clean the air of chemicals, while improving our mood, concentration, productivity, and creativity. What’s trending right now in interior green spaces? The use of moss continues to be popular in both tabletop displays and moss walls. They are typically created using preserved moss that doesn’t require water or light to look beautiful. There are many different varieties of moss such as reindeer moss, which comes in a variety of colours, pole moss, sheet moss, and Spanish moss. How has the pandemic impacted design? The trend has been to create a physically distanced oasis through the use of floor plants that act as a beautiful room separator almost like a privacy hedge. This can be seen all over the city on

sidewalks to separate people walking by from patrons at a patio restaurant. In some indoor spaces, the use of moveable living walls and moss walls have been used as they can easily be relocated to create larger or smaller segregated areas for privacy and to ensure physical distancing. What do you recommend for small lobbies or communal spaces with limited light? There are many plants that will thrive with limited light or no sunshine at all if they are given proper care. Even with no natural light, many of the modern pot lights provide enough energy for a plant to survive. We have found that a strategically pointed high

wattage pot light right onto the plant for about 12 hours is all a plant might need. Some lower light species that embrace the coming and going of people through a lobby are ZZ plant, Aglaonema (Chinese Evergreen), Dracaena plants (such as Lisa Cane), and Sansevieria (Snake Plant). Be careful not to overwater them, especially in limited light levels as the roots will quickly rot. Also, be mindful to always use watertight containers so there is no chance of water seeping onto a lobby floor. If colour through the use of flowers is desired, look into a plant or flower rotation that will change the blooming plant on a regular schedule so there is always something beautiful to look at.

Stems offers interior landscaping, live plants, live art, bloomer plants, living walls, moss walls and seasonal planters in the Greater Toronto Area. For more information visit www.stems.ca | www.REMInetwork.com | August 2021 | 25

PREVENTING WASP INFESTATIONS Tips for keeping your outdoor amenities pest-free by Alice Sinia, Ph.D. Since the onset of the pandemic, people have been spending more time at home, and this combined with the warmer temperatures of summer have made mosquitoes and wasps a prominent concern. Busy outdoor amenity spaces and resident patios offer opportunities for both mosquitoes and wasps to loiter where they are not wanted. Late summer is the prime breeding time for wasps in particular, so it is crucial that vigilant steps are taken to avoid infestations on apartment properties.

26 | Canadian Apartment | Part of the REMI Network |

FEATURE >>

asps can be a threat to people’s safety, and many people fear them. Their constant buzzing can be an annoyance to residents and reactions to stings can sometimes be deadly. If someone is allergic to their venom, wasps pose a larger risk. For mosquitoes, with more than 82 species in Canada alone, transmission of diseases like West Nile virus and bites are concerns; as are allergic reactions which can sometimes lead to secondary infections. Fortunately, with the proper steps, both pests can be treated and prevented in the future, so residents can get back to enjoying outdoor spaces. Standing water on balconies Patios and balconies are often a large selling point for floor plans in apartments, but they can easily offer up rent-free stays for flying pests, especially in the late summer and early fall months. Virtually any amount of standing water is an attractant for mosquitoes, so reminding residents not to overwater plants or to empty overwatered plant containers is crucial. Advising residents to keep an eye out for wasp nests on their patios will also help, as they can alert management as soon as they notice one. Most common nesting sights are under eaves, in wall voids or behind objects or furniture on patios or balconies. Early detection leads to quicker and more effective removal by your pest management professional. Cleaning gutters, clearing trash Gutters should be cleaned and cleared regularly to avoid the buildup of debris and any potential wasp nests. Making sure other general pest control on the property is up to date will also help with wasps, as other pests such as spiders and insects are tasty treats and can attract wasps. Garbage, trash, food or flowering plants on resident’s patios and balconies can attract wasps as well. Inspect and seal cracks, holes and voids in

“As a property owner, the best defense against wasps is to keep the areas clean and to reduce the number of potential nesting sites for wasps.”

exterior walls to prevent queen wasps from overwintering on property and thereby readily starting their next season. Bee preventative! For common areas, the same rule applies for standing water—water is the number one thing mosquitoes need to reproduce and lay their eggs; even a droplet of water is enough to serve as a breeding spot for mosquitoes. Being consistent with your preventive measures in larger areas is crucial for success in repelling mosquitoes, as they can rapidly reproduce and become an issue before you realize there is even a problem. As long as the weather is suitably warm, mosquitoes are active. Any common area trash cans, pool furniture, over watered plants with large leaves or decorative ornaments, and poorly drained areas near the pool or countertops for grills can create standing water and attract mosquitoes, Landscaping that is dense or overgrown can also provide resting spots for mosquitoes, so be sure to trim them regularly.

Flowers and certain landscaping can also be the culprit for your poolside wasps. Any outdoor eating areas such as grills or poolside snack areas are prime places to find crumbs or sugary soda spills, both of which can attract wasps to common areas. As a property owner, the best defense against wasps is to keep the areas clean and to reduce the number of potential nesting sites for wasps. By taking proactive measures against pests that pose both a health risk and a nuisance to residents, you will create an unfavorable environment for them, forcing them to find more appealing places to congregate. But, if you find yourself unsure of where to start, contact your pest management provider. Working with an expert who knows your property will help you successfully mitigate the issues and develop an Integrated Pest Management plan, which focuses on exclusion and minimal use of insecticide products. Putting a prevention plan in place now will help you for seasons (and years) to come.

Alice Sinia, Ph.D. is quality assurance manager of regulatory/lab Services for Orkin Canada focusing on government regulations pertaining to the pest control industry. For more information, email Alice Sinia at asinia@orkincanada.com or visit www.orkincanada.com. | www.REMInetwork.com | August 2021 | 27

NEWSWORTHY >>

Industry Hot Topics Heat waves fuel urgency to retrofit homes and buildings

new report by the Pembina Institute concludes that a national renovation wave of deep building retrofits could generate more than $48 billion in economic development, while creating up to 200,000 jobs and significantly lowering carbon emissions. Home retrofits would also reduce heat wave-related deaths and protect people from other extreme weather events caused by climate change by cooling and better insulating homes. The report, entitled Canada’s Renovation Wave: A plan for jobs and climate, details how a massive public investment of $10 to $15 billion per year is urgently needed for housing infrastructure and $6 billion for non-residential buildings, to protect the climate and Canadians. The analysis also finds that the investment in buidling retrofits will pay for itself more than twice over in job

creation, GDP growth, and increased tax revenues. “This report provides ‘proof of concept’ that public investment in retrofits makes good sense for the economy, the environment, and the health of Canadians,” said Tom-Pierre Frappé-Sénéclauze, director of Buildings and Urban Solutions, Pembina Institute. “To meet climate targets, we need to eliminate carbon pollution from homes and buildings before 2050 by phasing out fossil fuels and powering buildings with clean energy. Heat pumps will also reduce the impact of deadly heat waves, as they cool homes, in addition to heating them. Retrofits make Canadian homes more resilient to extreme weather and floods. A massive investment is needed in our housing infrastructure and the health of Canadians, but it will pay for itself more

than twice over in job creation, GDP growth, and increased tax revenues.” To put this in perspective, Canadians invested $80 billion in renovations in 2019. Canadian utilities, provinces and the federal government currently provide less than $2.5 billion per year of funding for energy renovations. Canada’s buildings account for 17.5 per cent of Canada’s overall emissions, which includes 12.5 per cent from direct combustion of fuels in buildings and another 5 per cent from the production of electricity used in buildings. Paired with a rapid decarbonization of our electricity grids, building retrofits could decarbonize most of Canada’s buildings by 2040. Essentially, deep building retrofits replace fossil fuel heating systems with heat pumps and other technologies to eliminate carbon pollution from buildings, and improve the health of residents.

Vacant office tower conversion underway in Calgary Two non-profit organizations have joined forces to convert a vacant office tower in downtown Calgary into much-needed affordable housing. Sierra Place, located in a prime location on the C-Train line at the corner of 7th Avenue and 6th Street S.W, was purchased by HomeSpace Society, a leading affordable housing provider in Calgary. When complete, the 10-storey building will feature six floors and 82 units intended for vulnerable populations including low-income women, women with children, Indigenous people, and newcomers to the area. The remaining four floors will house shelter, transitional and support services to be provided by Inn from the Cold. A first-of-its kind project in Calgary, Sierra Place will not only serve to address the city’s office vacancy issue, but will create 160 jobs for the private sector while helping to bring vibrancy and economic stimulation in the struggling downtown core. To fund the vacant office conversion project, HomeSpace and Inn from the Cold are launching Project Thrive, a joint $28.5 million Capital Campaign. “We are proud to count the City of Calgary as a project partner that sees this building renovation as an important first step to bolstering Calgary’s struggling downtown core,” the HomeSpace website proclaims. “The City has pledged $5.5 million to the project, situating the redevelopment of the Sierra Place family hub inside a larger commitment to reinvigorating Calgary’s downtown.” 28 | Canadian Apartment | Part of the REMI Network |

NEWSWORTHY >>

Rental housing regaining on pandemic losses

ecent data from Rentals.ca shows that rental housing rates in the Greater Toronto Area are climbing back from a year of decline. Average rent commanded across all districts and property types fell from $3.11 per square foot in June 2020 to $2.78 in June 2021. However, June saw a 1.1% month-overmonth increase in average rents, and a 1.5% increase within the city of Toronto. Data drawn from Rentals.ca listings for purpose-built and condominium units pegs the average monthly rent for Toronto’s 20 most active neighbourhoods at $2,044 in June—up from $1,991 in February, which has been the market low point thus far in 2021. Drilling down further, average rent commanded varies from $2,384 in RosedaleMoore Park to $1,662 in Cabbagetown-South St. James Town. “The seven most expensive rental neighbourhoods in Toronto have all seen their rents increase in comparison to February and 11 of the top 20 neighbourhoods have seen increases. The highest rent growth in June 2021 versus February 2021 was around 8%

in Yonge-St. Clair, the Annex, the Waterfront communities, and Wallace Emerson,” the latest national rent report states. Looking beyond Toronto, month-overmonth average rent increases were also seen in Oakville (4.2%), Markham (3.8%), Burlington (3.3%), Vaughn (2.9%), Richmond Hill (2.8%) and Brampton (1.4%). Mississauga and Hamilton were in the minority with average rent slippages of 0.5% and 2.7% respectively. Ontario-wide, June marked the third consecutive month of upward trending rents,

nudging the average up to approximately $135 below the June 2020 level. “On a national basis, large units continue to outpace small units in terms of rent growth as many tenants anticipate working from home for longer, while others expect the move to remote work is permanent,” the report notes. “The average rent for condos has started to turn up, but remains well below peak levels as the high-end downtown markets have yet to fully recover.”

Shift in priorities identified in new housing report

ccording to a new housing report from Finder, more than a quarter of the Gen Z respondents (27%) said they intend to get a new rental this year, compared to just 1 in 10 Boomers. In terms of what priorities and preferences are influencing Canadians as they consider their next housing move, the top five factors are: more space and rooms (48.3%); style and look of the home (48%); spacious backyard or out-door space (43.8%); driveway or garage (43.7%); low-crime neighbourhood (38.1%). “It’s understandable that with the unprecedented amount of time Canadians have spent in their homes, they are prioritizing factors like more space or rooms and outdoor space,” said Nicole McKnight, Canada PR Manager at Finder. “Other pandemic housing trends that will likely continue will be the desire for a home office.” Other key findings from the housing report: • Millennials are most likely to want a bigger (52%) more stylish (49%) home with luxury details (23%) and they also care more than any other generation about having a home office (26%) and being near amenities (39%). • For Gen Z, it’s all about proximity to work (39%), transit (37%) and friends (35%). • Half of Boomers (50%) identified having a driveway or garage as the most important factor in their next home, while the other half (47%) said it’s living in a low-crime neighbourhood. About a quarter of Boomers (26%) also said they want to have a green or energy efficient home. • Gen Xers care more than any other generation about having a large backyard (47%). • Compared to men, women care much more about the style and look of the home (53% vs 44%), being in a low-crime neighbourhood (44% vs 33%) and having a spacious backyard (50% vs 38%).

| www.REMInetwork.com | August 2021 | 29

NEWSWORTHY >>

BMO pledges $12 in financing towards affordable housing in Canada

MO has announced a $12 billion commitment to finance the development or refurbishment of housing that meets accredited affordable housing definitions in regions across Canada. This financing will help enable clients to purchase, develop, renovate and maintain affordable housing, social housing, community housing, shelters and housing for vulnerable populations. “We’re proud to support CMHC’s vision while aligning strongly with BMO’s Purpose to Grow the Good by committing $12 billion to economic and social inclusion through affordable housing,” said Sharon HawardLaird, General Counsel and Co-Chair of

30 | Canadian Apartment | Part of the REMI Network |

BMO’s Sustainability Council, BMO Financial Group. “Investing in housing for all Canadians means removing barriers that exclude so many from a better life.” Part of BMO’s commitment will support the financing of affordable housing and infrastructure projects that increase access to housing and promote economic development for Indigenous Peoples, both on and off-reserve. “We are truly pleased to have BMO join us in our efforts to create a new generation of housing in Canada. Safe and affordable housing is a basic need to create a more inclusive society,” said Romy Bowers, President

& CEO, CMHC. “Governments alone cannot solve Canada’s housing challenges. The private sector also has a role to play in building strong, vibrant communities for all. I hope commitments such as this one from BMO today inspires more companies to help us achieve our goal of housing affordability for everyone living in Canada.” BMO’s commitment will be managed by its Sustainable Finance Group, with eligible projects including lending, investing and underwriting solutions for retail, commercial and corporate clients involved in originating and funding affordable multifamily mortgages, as well as financing provided to affordable developments through BMO’s partnership with Options for Homes and other programs. Increasing access to affordable and quality housing aligns with BMO’s commitment to build a more inclusive society. This ten-year commitment enhances housing accessibility in Canada and aligns with the bank’s prioritization of affordable housing in the U.S. through its Community Reinvestment Act funding that includes community development investments, community development loans and mortgage loans. BMO’s Sustainable Finance Group brings together capabilities from across the bank to mobilize financing for a sustainable future. The Sustainable Finance Group is responsible for raising capital and providing finance for clients pursuing sustainable outcomes, offering advisory services, and managing BMO’s Impact Investment Fund.

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COLLAPSE OF A FLORIDA HIGH-RISE For multi-residential building owners, insurance implications are inevitable by Andy Schwartze The recent collapse of a high-rise residential building in Surfside, Florida, is an unimaginable tragedy that sadly underscores the importance of structural safety and the drastic consequences that could result if exposure to moisture goes unchecked. Though investigators have not yet revealed the precise cause of the collapse that killed at least 97 people, a 2018 engineering report indicated that the 40-year-old complex had multiple structural deficiencies.

32 | Canadian Apartment | Part of the REMI Network |

INSURANCE >>

ake no bones about it: this tragedy will create an aftereffect, not only in the way condominium corporations and private apartment building owners are regulated as to the structural safety of their buildings, but also in the world of insurance company underwriting. Underwriting is a reactive business. There are no crystal balls enabling us to predict what will happen in the future, so instead we wait for events to happen and then adjust our ‘risk avoidance’ strategies accordingly. In the case of the Champlain Towers South, it is likely that the salty ocean environment played a role in weakening the structural integrity of the building. The 12-storey condominium tower had partially collapsed on June 27th before the remaining structure was demolished late on July 4th to expedite search and rescue efforts ahead of Tropical Storm Elsa. Exposure to moisture: a threat It has always been known that concrete cures forever, albeit at slower rates as time passes. Concrete relies on structural steel for its strength and conversely the steel beams and reinforcing rods rely on the concrete for protection from rust and corrosion. When regularly subjected to a professionally managed waterproofing program, the lifespan of this tough team can last for a very long time. On the flipside, when corrosion occurs due to prolonged exposure to moisture and a lack of regular care, the structure develops weaknesses that can be detrimental. The combination of shifting and vibration, when applied to aging structural components that have been exposed to serious moisture, is a threat to certain types of buildings—in particular, those with below grade infrastructure, like parking facilities. While salt moisture accelerates this process, which is clearly worse in coastal areas, like Florida, road salt brought into parking garages here in Canada during the winter can also be destructive. In other words: no matter where your building is located, early detection and remediation needs to be a priority. In fact, I once had a client lose an entire underground parking deck after it separated from the support pillars, the result of winter salt buildup and some unexpected road work creating vibrations in front of the building. Thankfully, no one was hurt, but an important lesson was learned about the importance of being proactive with building maintenance. Unlike weather-related disasters, which cannot be avoided, failures due to structural deficiencies can. A sad case such as this one in Florida will prompt high-rise building underwriters to demand more accountability with respect to maintenance programs intended to provide early detection and remediation. It is still too soon to try to predict how the insurance underwriting world will react to this horrible event but react it will—eventually.

Compensation for Surfside collapse victims Victims and families who suffered losses in the collapse of the Champlain Towers South building will get a minimum of $150 million in compensation initially, according to the judge at the hearing held on July 21, 2021. That sum includes insurance on the condominium and the expected proceeds from the sale of the Surfside property where the structure once stood.

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For questions regarding multi-residential housing insurance, please visit: www.takecover.ca | www.REMInetwork.com | August 2021 | 33

Smart Ideas

IT’S AN ONLINE WORLD Is your property equipped to handle it?

The COVID-19 pandemic has significantly impacted the behaviours of Canadians, particularly regarding their online usage. Conducted from November 2020 to March 2021, Statistics Canada’s “The Canadian Internet Use Survey” found that 75 per cent of Canadians aged 15 years and older engaged in various Internet-related activities more often, while almost half (48%) of Canadians performed at least one internet-related activity for the first time. Video conferencing for work, school and socializing has risen dramatically Reportedly, Canadians aged 25 to 34 were the group most likely to use video conferencing services more frequently during the pandemic (72%), while a quarter of senior citizens also increased their usage of these services (29%). Students, meanwhile, relied heavily on the internet for daily online learning. Problem: Residents today expect fast, uninterrupted internet service and will seek out apartments that deliver it over properties that are unable to meet their online needs. Solution: reliable Wifi In May, WiredScore launched a new service aimed at multifamily operators called “WiredScore North America Home”. This service enables landlords and developers to understand, benchmark, improve, promote and monitor the 34 | Canadian Apartment | Part of the REMI Network |

digital connectivity in their buildings, ensuring it is completely tech-ready and able to fulfil all renters’ digital requirements. Visit www.wiredscore.com for details. The popularity of online shopping is expected to continue 82 per cent of Canadians procured items online in 2020 compared to 72 per cent in 2018. From meal kit boxes and groceries to clothing and other physical goods, e-commerce was one sector that certainly flourished during the pandemic, as did food delivery services like DoorDash and UberEats. Problem: A typical 200-suite building can receive on average up to 75 packages a day. For multifamily landlords with limited space and resources, managing the influx of constant deliveries is no easy feat—and the online shopping trend is not expected to wane despite the reopening of shops and restaurants. Solution = parcel lockers Designed to accept every type and size of package, Luxer One Package Lockers for residential buildings are smart, safe and mobile-friendly with 24/7 support and live surveillance. They are available in different sizes and options, and best of all, they free up building staff to focus on more important issues than keeping track of parcel deliveries. Visit www.coinamatic.com for details.

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