CAM Nov/Dec 2023

Apartment CANADIAN

VOLUME 20 / NUMBER 6 / NOVEMBER/DECEMBER 2023

MASTER-PLANNED RENTAL COMMUNITIES SUCCESS IS IN THE DESIGN

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EDITOR’S NOTE>>

THE POWER OF TECH

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Navigating the complicated world of technology comes with its share of challenges, but at the end of the road, the rewards are typically worth it. Even Artificially Intelligence (AI) is evolving from its former uses to deliver further operational savings—meaning, those that adopted the technology early are already seeing significant new benefits. In our lead feature on page 14, Barbara Carss delves into emerging ‘Generative AI’ applications that every property manager should know about.

In other news, master-planned communities are an old concept gaining new momentum. Many developers today are taking this approach to create seamless, connected residential communities that make life easier for residents. Filled with a variety of amenities and services to meet a spectrum of needs, the concept can be applied to densely populated downtown developments as well as expansive suburban properties. The key is to meticulously plan ahead, incorporate the latest technology, and offer the types of amenities residents want. We speak with FirstService Residential Alberta’s president, Glenne Manlig, about what makes mater-planned residential communities work on page 20.

Speaking of new communities, Mirvish Village in downtown Toronto continues to be a work in progress with the official opening now slated for summer 2024. Of course, technology and innovation are at the heart of this massive redevelopment project, and on page 22, we take a peek at the unique new Central Utility Plant (CUP) that’s poised to power it all.

I hope you enjoy the issue and wish you all the best through the holiday season. Please reach out anytime if you have a story idea you’d like to share.

Editor

Erin Ruddy

Art Director

Annette Carlucci

Graphic Designer

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Production Coordinator Ines Louis Contributing Writers Andy Schwartze, Barbara Carss National Sales

Jake Blanchard Melissa Valentini

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Steven Chester

Circulation

Adrian Holland 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 2023 Canada Post Canadian Publications Mail Sales Product Agreement No. 40063056 ISSN 1712-140X Circulation 416-512-8186 ext. 234 circulation@mediaedge.ca 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.

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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.

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NEW & EMERGING TECH

Artificial Intelligence (AI), Virtual Reality (VR), Augmented Reality (AR), and the Internet of Things (IoT) are all at the forefront of property technology trends today.

Blockchain technology facilitates

smart contracts and digital agreements, eliminating thirdparty involvement and paper trails to enhance transparency and security.

Drone technology

has made property showings more convenient and complete, offering aerial perspectives with comprehensive views; drones can also help with property maintenance by giving access to hard-to-reach areas for inspection.

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VOLUME 20 / NUMBER 6 / NOVEMBER/DECEMBER 2023

FEATURE 14 EMERGING GENERATIVE AI APPLICATIONS From ESG tracking to risk assessment, new opportunities abound

by Barbara Carss 26 HUMAN RIGHTS OBLIGATIONS IN RENTAL HOUSING Ontario’s HRBA framework helps pinpoint and reduce discriminatory practices

by Erin Ruddy

COLUMNS 8 Transactions Q3 Rental Market Update 10 CMHC Achieving Housing Affordability by 2030 30 Ask The Expert Parkades in the EV Era 32 Newsworthy Industry Hot Topics 36 Insurance Looking Forward isn’t Easy

COVER STORY

DEPARTMENTS

20 MASTER-PLANNED FOR SUCCESS Smartly designed rental communities make life (and work) easier for residents

by Erin Ruddy

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ON THE COVER:

Apartment CANADIAN

Editor’s Note

VOLUME 20 / NUMBER 6 / NOVEMBER/DECEMBER 2023

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Q3 RENTAL MARKET UPDATE High levels of immigration continue to drive demand The Canadian multi-suite residential rental market continued to forge ahead during the third quarter with demand outdistancing supply in most regions. Rents continued to rise to record high levels; however, there were signs that the increases were moderating in the GTA. Homeownership remained too expensive for many renting families, which bolstered demand for rental accommodation.

Meanwhile, high levels of international immigration continued to drive demand. As Keith Reading, Director of Research at Morguard, sees it, “Market conditions will remain tight over the near term.”

Investment market Multi-suite residential rental properties were a prime investment target for many groups in Q3, however, activity levels were muted given the high cost of debt and economic and financial market uncertainty.

While investors continue for exhibit confidence in the long-term outlook in the sector, investment activity levels will likely remain muted until interest rates decline.

New & Notable Transactions Address

Source: Morguard

City

Sale Price (Millions)

# of Units

Sale Price/ Unit

Purchaser

1.

4875-4905 des Erables St

Montreal

$20.3

123

$165,041

THE 4875 Inc.

2.

728 Meaford Rd

Langford

$43.5

106

$410,377

Starlight Investments

3.

420 Parkdale Ave

Ottawa

$15.0

55

$272,500

SerCo Realty Group

4.

50 Laurier Ave E

Ottawa

$96.0

212

$452,830

Homestead

5.

The Standard 1142 Granville St

Vancouver

$48.0

106

$452,830

Concert Properties

8 | Canadian Apartment | Part of the REMI Network |

TRANSACTIONS >>

Insights from Yardi’s fourth quarter multifamily report According to the latest report from Yardi, rental market conditions in Canada will remain strong for the foreseeable future primarily due to robust immigration bolstering the need for more housing.

In recent months, policymakers have been scrambling to find ways to fast-track housing development. Notable steps to address the supplydemand imbalance include subsidies to incentivize projects and speed up the entitlement process.

In a game-changing move this fall, the federal government eliminated the 5 per cent goods and services tax (GST) for future rental housing development, spurring thousands of new rental units. More recently, the Ontario government announced it was removing the full eight per cent provincial portion of the Harmonized Sales Tax (HST) on qualifying new purpose-built rental housing, a move that is sure to help bolster further development.

Meanwhile, Canada’s economy is starting to show signs of strain as consumer balance sheets are impacted by inflation in both energy and housing. The unemployment rate has started to drift up, and Canada’s GDP is recording weaker than normal growth. According to Yardi’s findings, the total number of employed residents in Canada was at an all-time high of almost 20.3 million in September, but growth has waned slightly since due to job shortages persisting in industries such as hospitality, healthcare, and retail.

Still, rent growth continued to escalate in the third quarter of 2023 with the average in-place rent in Canada rising by $26 to an alltime high of $1,457.

More notable highlights: • Housing shortages have kept vacancies and turnover rates extremely low: Canada’s average vacancy rate rose 10 basis points to 2.8 per cent in Q3 2023 but has remained below 3.0 per cent for five straight quarters.

• Alberta led the provinces for strong national rent gains, up 3.1 per cent in Q3 2023 and 9.0 per cent year-over-year. Calgary experienced the strongest rent growth, followed by Edmonton.

• Updated data from CMHC indicates Canada needs at least 22 million housing units by 2030 (an increase of 5.5 million units) to restore affordability to 2004 levels. Yet at current production levels, the country is only on track to add 2 million homes by 2030, representing a 3.5-millionunit shortfall.

• The biggest housing shortages are currently in Ontario (1.5 million units), Quebec (860,000 units) and British Columbia (610,000 units), per the CMHC report. The lack of production is caused by labour and material shortages and costs, and challenges in securing financing.

• Robust population growth has created the need for more housing, which has been underbuilt for years due to the regulatory environment and high building costs.

| www.REMInetwork.com | November/December 2023 | 9

Achieving housing affordability by 2030 Private investment, social responsibility, and government solutions play key roles Canada is known for its vibrant cities, breathtaking landscapes, and diverse culture, making it a desirable place for many to call home. Unfortunately, parts of Canada are becoming more known for their high housing costs and severely declining rental options. Deputy Chief Economist Aled ab Iorwerth is part of a team of housing economists and researchers currently striving to improve Canada’s understanding of drivers and barriers in housing markets and how they impact affordability; he is also part of a national team of researchers and analysts investigating impediments to housing supply and potential solutions.

“W

e face a crisis of housing affordability that is becoming entrenched,” he stated in a recent report. “We’ve needed more housing in Canada for years—in all forms, in every market and for everyone across the housing spectrum and quickly.”

10 | Canadian Apartment | Part of the REMI Network |

According to the latest CMHC data, Canada’s housing stock must climb to over 22 million housing units by 2030 to achieve affordability. This translates to an additional 3.5 million new housing units beyond what is currently being built. A rough estimate suggests this amounts to an investment of at least $1 trillion.

To get there, analysts believe it will require a range of government policies and investments, and increased participation from the private sector. There must be a drastic transformation involving an ‘allhands-on-deck’ approach if the nation hopes to meet constantly growing demand.

CMHC REPORT >>

filtering process needs to be accelerated as it unfortunately takes time.”

When demand is strong and consistently growing, combined with insufficient and unresponsive supply, housing experts, economists and advocates can all agree that housing affordability will reach

crisis levels. “It’s no longer a question of whether we need to increase supply but rather how it can be increased,” he said.

“Where there is disagreement, however, is how we can achieve affordability via the massive influx of supply over the next decade.”

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For its part, the federal government introduced the National Housing Strategy in 2017 to give more people a safe and affordable place to call home. Federal supply programs like the Rental Construction Financing Initiative (RCFi), the Rapid Housing Initiative (RHI) and the recently announced Canada Mortgage Bond allocation increase are just some of the innovative measures developed to tackle supply shortages across the housing continuum. Provinces and Territories are also investing in more supply. But as a country more, much more, is needed.

Social housing will form part of the solution, but CMHC’s best estimate is that it should remain around 4 per cent of the overall stock.

“We need to think of housing as a system,” Aled ab Iorwerth wrote. “All parts of it need to be strengthened together because problems in one area affect another. Solutions must include more market supply of housing for rental and for homeownership. This includes boosting market-driven processes to help us achieve affordability. New supply of market housing will gradually make older housing units more affordable. This

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CMHC REPORT >>

More housing insights from Deputy Chief Economist Aled ab Iorwerth: Private ownership is essential.

“Our pressing need for more housing supply—particularly purpose-built rental housing—means that the private sector needs appropriate incentives to invest the massive sums required. Given the positive role private ownership can bring, the activities of some bad actors need to be addressed through effective regulation rather than blaming the whole industry.”

We lack the data.

“Specifically, more data is needed to understand the scale of negative practices by private landlords and their impact on affordability. We need to shed light on the extent of these problems.

Therefore, we ask municipalities and provinces to provide the data to help us get to better understand any negative behaviours by landlords.”

We need more private investment in housing.

“Private investment (i.e., financialization) can play an important and essential

1.

2.

role in solving our housing affordability challenges when it operates within a sound regulatory framework that addresses poor actions. All players involved also need to do their part in supporting Canada’s commitment to progressively realize the right to adequate housing.

The solutions we put forward must help increase supply and provide everyone a safe and affordable place to live. No one should be left behind.”

Urgent change is needed.

“It is not only a question of more resources to address housing supply; changes in the way of doing things within government and the private sector must also be addressed. We’ve worked with partners to examine how municipal land use regulations are correlated to housing affordability.

The federal government introduced the Housing Accelerator Fund to help reform these policies. There needs to be more integration of policies across governments so that the red tape and financial burden on new construction

4.

3.

is lower but social and environmental objectives are kept.”

In short, Aled ab Iorwerth says the private sector has a key role to play and needs to up its game as well. The issue of labour capacity in several provinces has also been raised, and international evidence suggests productivity growth in construction has not been strong enough. “We need to strengthen skills, increase automation and innovation in construction, streamline supply chains and move from custom design to mass manufacturing to lower costs.”

Achieving housing affordability in Canada by the next decade requires a comprehensive and coordinated effort that combines private investment, social responsibility, and government solutions.

The perfect storm of these three elements can bring about transformative change and improve housing affordability for everyone living in Canada, now and in the future.

For more info, download the Housing Supply Report at: cmhc-schl.gc.ca

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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.

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Emerging Generative AI Applications From ESG tracking to risk assessment, new opportunities abound

by Barbara Carss Artificial Intelligence (AI) is projected to deliver further operational savings in buildings through the ability to make real-time micro-adjustments to energy and water usage. However, emerging generative AI applications could shake up the status quo even more within commercial real estate’s property administration, brokerage, and investment management services.

T

hat could come with the ability to glean, scan and interpret troves of data, and integrate it into management software systems, ESG tracking, risk assessment and a range of other formulations, calculations and models at a fraction of the time and labour expenditure currently required. Panellists participating in a recent online discussion sponsored by the Open Standards Consortium for Real Estate (OSCRE) International tallied these opportunities to work faster, comprehend more, improve accuracy and liberate humans from tedium, along with some of the limitations and uncertainties at this still 14 | Canadian Apartment | Part of the REMI Network |

early stage of application development and industry adoption.

“It’s offering the ability to analyze and ingest and work with the amount of data that we create today, which currently is estimated at something like 300 million terabytes of data every day,” observed Ian Niblock, director of development with MRI Software and a member of OSCRE’s board of directors.

“There’s also an ability to interact with your data by asking questions. That’s proving very popular and very beneficial because you don’t need to have an underlying knowledge of the data structures. You can literally do something like ask a question and get the

answer that you’re seeking.”

Generative AI opens up these possibilities through its capacity to evolve or learn once it has been trained, enabling it to produce new outputs such as text, code, video, audio or mathematically generated synthetic data or to make predictions. This differs from traditional AI, which follows programmed directions to perform specific tasks. Applications considered promising for real estate harness generative AI’s so-called computer vision or ability to see and interpret like a human and its language processing skills, which can grasp the meaning and intent of questions posed to it.

FEATURE >>

Taming broad and unstructured data Michael Thompson, the global lead with JLL Technologies’ data advisory division and another OSCRE board member, cited three broad functions that could deliver efficiencies and more informed insights for decision-making. This includes the ability to quickly scan and extract meaning from the vast amount of “broad” data already stored in the industry’s databases, and the ability to find and pull relevant information from “unstructured” data contained in documents such as leases, contracts and other types of text and visual images. As well, generative AI can read and seamlessly translate a multiplicity of global languages.

“It’s notoriously difficult to collect real estate data. There are so many different providers, so many different standards. We have a lot of quantitative data that has to do with performance. We have a lot of qualitative data that has to do with leases. We have brokerage assessments that are deep in text,” Thompson enumerated. “We have raw data across financial, engineering and operating

topics. We can bring all that together, faster than what we’ve been doing before, and start to rely more on AI to interpret, make connections, discover things.”

For example, lease abstraction could be largely left to AI that can grasp the context of words, phrases and/or syntax to identify and capture relevant information. In turn, that could free analysts from time-consuming and labour-intensive tasks to focus more on the big picture emerging from AI outputs.

“We have people who spend all day looking at leases and they have great experience knowing what to look for in terms and conditions, covenants and all those things that are in leases, but, when we hire people like that, we hire them for their knowledge, not for their ability to read per se. We want them to have the opportunity for fulfilling careers and spend more time applying their knowledge instead of just pouring through documents.” Thompson mused.

“It enables a lot more data sharing,” Niblock added. “You can start to pass lease

documents directly into your operational system without having to re-key tens of thousands of different fields manually, which is a mind-numbing activity for most people to do that.”

Among other possibilities, Thompson foresees real-time analysis of investment behaviour as AI enhances manoeuvrability around the estimated 25 trillion data points markets generate daily. Niblock highlights predictive capabilities that could help identify the most lucrative leads or tenants at risk of falling into arrears.

“Then, of course, there’s energy efficiency and sustainability. Through some of the work we’ve (JLL Technologies) done, we can see the potential to reduce energy costs by an additional 20 or 30 per cent,” Thompson reported. “That comes down to an intelligent operating centre that can make real-time micro-adjustments in certain buildings or certain floors, depending on how those floors are being used, depending on the stresses that are being put on the equipment in those environments.”

| www.REMInetwork.com | November/December 2023 | 15

FEATURE >>

Ranking smart investment priorities For owners/managers pondering this or earlier steps in the digital transformation of buildings, the Building Owners and Managers Association (BOMA) of Canada launched BOMA BEST Smart earlier this year.

The benchmarking and certification program — which is aligned with the longstanding BOMA BEST assessment for environmental performance of existing buildings — addresses technological systems and connectivity in buildings with a focus on five key areas: security and safety; operations and management; network and integration; enduser experience; and reporting and analysis.

The assessment takes enrollees through a series of questions related to those areas, and tailored to seven different asset types: office; enclosed shopping centre; openair retail; light industrial; multifamily; health care facilities; and universal. These were developed with input from a taskforce of BOMA members.

“It was done with the industry, for the industry,” Marlene Farias, JLL’s senior vice president of operations, services, property

and asset management in Canada, told attendees at BOMA Canada’s 2023 annual conference earlier this fall. “For anyone who’s embarking into the digital transformation, I would encourage you to look at some of those questions that we have developed. It’s not just about optimizing energy at a building level. It’s looking at tenant experience; it’s looking at cybersecurity; it’s looking at decarbonization as well.”

Context critical for training models Thompson and Niblock acknowledged that industry input will be critical to developing generative AI applications, especially when training the models that will propel their learning. At this embryonic stage of development and adoption, there is a skills shortage for both building and training models and integrating new processes into existing technology.

“At the moment, software developers, software providers will be responsible for building these models and training them, and we need to know the context, we need to know how to train them,” Niblock said.

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“Generative AI, large language models and machine learning has been likened to a child.

It will believe everything that you tell it and repeat everything that you tell it.”

Thompson concurred that conscious effort must be taken to incorporate diversity at the back end. “If you’re trying to create an experience that fits everybody, think about your prompt engineers, who they are and the backgrounds and context they represent.

It’s a really important time to focus on the people behind as much as the technology,” he advised.

Prospective adopters may also want to consider embodied carbon.

“We see the word ‘cloud’ and perhaps we don’t appreciate the enormous amount of physical infrastructure that actually exists to power that,” Niblock said. “The data centres required to process some of this ML (machine learning) and LLM (large language model) data now cost in the tens of millions to build and use phenomenal amounts of power.”

Barbara Carss is editor-in-chief of Canadian Property Management.

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BEST PRACTICES FOR CONTROLLING COCKROACHES IN MULTI-RESIDENTIAL BUILDINGS

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he German cockroach may only live for three or four months, but during that short time, a female will lay over 200 eggs and is capable of reproducing without a partner. Controlling cockroaches in residential buildings takes effort from landlords, exterminators and tenants. In pest control circles, treatments for German cockroaches rank high on the list.

When the weather turns colder, the cockroach radar in multi-residential properties goes up. Partnered with a plan for consistent pest control treatments, cleanliness on the part of the unit occupants is a vital part of the insect’s eradication.

“If the resident is rigid in cleaning their property that’s really going to help the issue,” says Shaw Haghgoo, CEO of Pest B Gone Canada Inc., who has learned a thing or two about cockroaches over the years he’s been in business. He explains that a pregnant female will look for nooks and crannies to lay her eggs. From there, the egg hatches and becomes an infant and then an adult.

Vacuuming can really help, but a big issue is that many residents only have mops.

“A lot of residents don’t want to vacuum because they don’t have carpets,” Haghgoo explains. “Cockroaches lay their eggs in corners and crevices, not in the middle of the floor. With a vacuum, you can get into the baseboards and corners.”

Once vacuumed up, the contents of the vacuum bag should be disposed of outside the unit before the collected eggs hatch. He suggests purchasing a bagless vacuum, if possible, and tightly sealing garbage bags before throwing them out completely.

“Some people don’t empty the garbage every day. These insects hatch in the garbage can and then crawl out.”

According to Haghgoo, a secondary issue is that frustrated residents run to pick-up do-it-yourself products which have a weaker active ingredient than the products available to licensed exterminators. “That actually counteracts what we’re doing,” he cautions, explaining that the use of such products leads pests to build up an immunity to the product making it more difficult to treat.

The exterminators themselves are responsible for carefully considering which chemicals are used to provide the most efficacy. “When we repeatedly use the same active ingredient, we create resistance. The exterminator has to maintain a logbook and

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consider what has been applied previously in the property, and how frequently it can be applied. Is it time to change to a product with a different active ingredient?”

Haghgoo says that the vehicles driven by the Pest B Gone exterminator team carry tanks containing different chemical groups, making it easy and quick for their staff to change up the product used.

“Manufacturers have given the active ingredients grouping numbers—there could be 10 different products in group 1, while group 2 uses different chemicals.

Changing up the active ingredients is key with cockroaches.”

In apartment buildings, cockroaches travel along the plumbing lines making use of warm, moist areas.

“They use every type of tubing as their highway from one unit to another. If you’ve got a problem with cockroaches, it may not be your unit—it’s not necessarily the one next to you either.”

Haghgoo cautions that many people don’t understand the number of parasites and pathogens that cockroaches carry and how much of a health risk they pose.

“Every part of their body is contaminated,” he says. “They’re known for Salmonella and E. Coli, and they’re nocturnal, so while you’re sleeping, they’re out there feasting.

They walk over utensils, pots and pans, and throughout your pantry.”

He stresses that a cockroach infestation should never be ignored. “It’s critical that the issue is addressed.” Cockroaches can also be brought in from a trip to the grocery store and have a particular fondness for hops and barley. “Cockroaches love beer.

They are drawn to the spill from broken bottles at beer stores, and the dark boxes

they can hide in. The German cockroach is the most common cockroach variety in Canada, and it likes to be near humidity, moisture and warmth.”

When approached by a building manager receiving complaints about the crawling insects, Pest B Gone will begin treatment, and then return in ten days to see the progress.

“When we start to see a lot of dead cockroaches, we’ve hit the right chemical,” Haghgoo says. “We make a note of what’s worked and that the same chemical is not to be used past that generation. Each cockroach can create six generations, so we do not want to use that same chemical on the second generation as it will create a resistance.”

If you have an issue with cockroaches, the first thing to do is reduce the amount of clutter that is kept in closets and cupboards. Transferring food to airtight containers can be very helpful, as is decluttering the pantry.

“If you have an over cluttered pantry, you can never monitor it. This is an area which should be vacuumed using the small nozzle on the vacuum cleaner and especially around where the pipes are going through the wall. Vacuum around your baseboards, and behind the fridge if you can reach there. Areas where we get a low volume hum—like the compressor on a refrigerator—are areas where we find more cockroaches.”

He warns that it’s rare to find “just one” cockroach. For severe infestations, Pest B Gone uses a ‘fogging’ method which can reach all areas of an apartment, but still won’t kill cockroach eggs.

“Our pesticides are designed to kill the insects, but during the egg stage they are safe,” he explains. “As soon as they hatch, they want to eat. If there’s bait waiting for them, we’re going to get it under control.”

There is one final warning for building owners and managers: mice love cockroaches, says Haghgoo.

“In buildings that are heavily infested with cockroaches, mice multiply just as quickly.

We have treatments for mice and cockroaches and recommend combining treatments at the same time.”

Pest B Gone service all through the Greater Toronto and Hamilton region, including Kitchener/Waterloo.

Connect at www.pbgcanada.ca or 289-597-BUGS (2847)

COVER STORY >>

MASTER-PLAN FOR SUCCESS Smartly designed rental communities make life (and work) easier for residents

By Erin Ruddy Master-planned residential communities are nothing new in Canada, but they’ve certainly evolved since the 1960s. Designed to meet a spectrum of resident needs, these expansive, self-contained developments are created with a comprehensive plan that includes everything from street layout to the type of homes and amenities that will be available within their boundaries.

20 | Canadian Apartment | Part of the REMI Network |

NNED

| www.REMInetwork.com | November/December 2023 | 21

COVER STORY >>

The golf course at Trilogy La Quinta, one of FirstService Residential’s master-planned communities

An old concept made new Master-planned communities exist around the world, but their official origin is the subject of debate. While some say Victorian England is the source for the “master-planned” concept, others argue it goes all the way back to ancient Greece.

Typically, these expansive residential communities are developed and planned in significant detail to address things like housing sustainability and community connectivity. Often, they have a distinctive look and feel intended to appeal to a particular customer base. In the US and Canada, masterplanned communities began to emerge in the 1960s and were usually located in the suburbs or adjacent to golf courses. Today we are seeing them pop up everywhere, including in dense downtown neighbourhoods.

“F

irstService Residential defines a masterplanned residential community as a comprehensive and thoughtfully designed living environment,” says Glenne Manlig, President, FirstService Residential Alberta. “These communities are strategically developed to provide a wide range of amenities, services, and living spaces while fostering a sense of community and convenience for our residents.”

While some master-planned communities consist of just single-family dwellings and will sometimes target a specific tenant base, such as retirees, many newer developments offer a wider range of property types, including high-rise rental apartments, mid-rises, and townhomes. Typical services available to residents commonly include retail and dining, as well as an array of professional services like medical clinics, daycares, and hair salons.

“The idea is to develop communities that allow the residents to easily live, work, and play within a few blocks,” Manlig says. “During

22 | Canadian Apartment | Part of the REMI Network |

development, top considerations for amenities and features include understanding the unique needs and preferences of the target market, cost-effectiveness, sustainability and ensuring a balanced mix of services and facilities that enhance the overall quality of life for residents.”

That said, Manlig points out that the demographics of a community will eventually change—meaning the needs and wants of its residents will change too. Therefore, it’s important to reevaluate the usefulness of the amenities and be able to “flex and evolve” as needed.

But one thing that Manlig anticipates won’t change is the requirement for modern, techenabled features.

“Tenants today are often looking for modern, sustainable, and tech-enabled amenities in their living spaces,” he says. “Communities consider these trends by incorporating smart home technology, energy-efficient designs, and community gathering spaces that foster social interaction.”

Some new and trending amenities Manlig has observed recently include children’s playrooms, bike wash and repair stations, and hobby rooms.

“We’ve also noticed the more traditional theatre rooms are being converted to TV rooms. Something that can cater to hosting a gathering for the Superbowl or finale of a popular TV show,” he says.

Local appeal FirstService Residential manages more than 7,800 rental units in 160 buildings across Western Canada. This includes a new property named “The Mercury Block” which is set to open to residents in December 2023. Designed by local Edmonton architect firm Hodgson Schilf Evans Architects and developed by Edmonton-based Autograph, the mixed-use, seven-storey purpose-built community located at 10204 123 Street NW blends modern residential living with unique ground-level retail.

COVER STORY >>

“The Mercury Block is a magnetic community within a community that blends modern residential living with curated retail experiences – centred around a dynamic public space that is unlike anything else in Edmonton.”

The Mercury Block is located in the central neighbourhood of Oliver, in close proximity to several businesses, public transit, a bicycle lane, and Edmonton’s beautiful river valley. Manlig anticipates it will be “the catalyst for more mixed-use development” in this up-and-coming area.

The dynamic community includes 163 rental units surrounding an inner, openair public courtyard featuring diverse and

immersive art installations. Amenities include a modern fitness centre, bike and pet features, premium outdoor rooftop space, and heated underground parking with bike storage. Like FirstService Residential’s other rental communities, well-maintained landscaping, security services, and access to various community activities are anticipated to be key aspects that set the property apart.

“Our industry-leading knowledge of multifamily property management in Alberta empowers us to deliver solutions that maximize occupancy and enhance the resident experience,” Manlig says. “We’re excited to turn The Mercury Block into a place residents will love to call home.”

For more information about this project, visit: www.themercuryblock.ca

Innovation Drives Progress at Mirvish Village

Rendering courtesy of Henriquez Partners Architects

The former Honest Ed’s retail outlet at Bathurst and Bloor in Toronto has been the site of a massive redevelopment project since the iconic building was demolished in 2018. Marred by slowdowns and legal complications, the intended grand opening of the 900,000 square-foot, mixed-use development has come and gone in 2022. But one integral aspect of the Mirvish Village project is primed and ready to go: a unique

heating, cooling, and electrical microgrid system, designed by Creative Energy and installed by Black & McDonald.

The Central Utility Plant (CUP) is comprised of a Central Heating Plant (CHP), a boiler plant, and a chiller plant. Cogeneration—also known as combined heat and power—provides baseload electrical demand, and the waste heat that dissipates from the engine is captured and used for things like space heating, domestic hot water heating, and ice-melting. According to Mechanical Superintendent Vince Capotosto, the new system will soon produce “highly reliable and affordable energy” while bringing tangible environmental, economic, and resilience benefits to Mirvish Village tenants; it will also serve as a node for establishing a district heating and cooling system for future developments in the neighbourhood.

The CUP is anticipated to reduce the overall carbon footprint of the Mirvish Village project and improve energy security while reducing energy costs for future residents and businesses. The energy requirements for this project were designed to meet the Tier 2 benchmark from the Toronto Green Building Standard and LEED Platinum targets.

Developed by Vancouver-based Westbank, Mirvish Village is described as a “complete, pedestrianoriented rental community” that’s set to transform the neighbourhood around Bloor and Bathurst, bringing 900+ new rental homes to market, a third of which will be affordable.

| www.REMInetwork.com | November/December 2023 | 23

SPONSORED CONTENT

DYNAMIC APPROACH TO APARTMENT

PEST MANAGEMENT

I

n the world of pest control, no two multi-residential buildings are the same. Every apartment is home to unique communities, living spaces, public areas, and environmental factors that require tailored and sustainable solutions.

Paolo Bossio with Advantage Pest Control has been working with multi-family managers and owners for years to create and execute bespoke pest management strategies. Ahead, he shares insights into what it takes to keep pests at bay.

FIRST, WHAT MAKES PEST CONTROL IN AN APARTMENT SUCH A UNIQUE CHALLENGE? One of the biggest reasons multi-residential properties pose a unique challenge for us is the fact that there are so many shared walls and vents, which makes it easy for roaches, bedbugs, and all manner of crawling insects to move from one unit to the next.

In fact, we’ll often find that the unit we’ve been called in to tackle isn’t even “Ground Zero” for the infestation and that they are actually getting invaded by pests who have traveled from neighbours who are units down the hall.

That’s another factor, too: Infestations in an apartment may originate in units with people who either don’t know they have an issue, have a cognitive disability and can’t express their issue, or are maybe too embarrassed to say something. Some of the worst infestations we have seen have been from units that have a zero history of complaints.

And that’s the crux of the challenge; the fact that apartments are home to different people living right next to each other, each with their own unique factors that need to be considered. This is why we will start by doing block treatments and inspections to assess each issue in a more comprehensive manner and hone in on everything that may be contributing to the infestation.

WAS THE PANDEMIC A FACTOR IN MULTIFAMILY INFESTATIONS? Due to the pandemic, many restaurants, plazas, bakeries, and food providers shut down and transferred solely to delivery through services like Uber Eats or Skip the Dishes. The increase in delivery traffic played a part in relocating roaches, mice, and rats from commercial buildings to residential properties. There is also the fact that people were working from home and eating more inside their units, which caused a huge rise in pest controlrelated issues in residential properties.

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WHAT IS A “DYNAMIC, INTEGRATED APPROACH” TO PEST MANAGEMENT, AND WHY IS IT MORE EFFECTIVE FOR MULTI-RESIDENTIAL BUILDINGS? A dynamic approach simply means that it takes all factors into consideration and that you need a tailored and ongoing strategy based on the building’s specific issues, requirements, and populations. It is an approach that recognizes the fact that insects and people are very dynamic. Because of this, a dynamic integrated pest management technique is best practice for multiresidential buildings; we know this to be true through experience.

For example, we can’t treat an apartment where the tenant is bedridden the same way we would treat an apartment that has a newborn baby.

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TAKE US THROUGH A TYPICAL MULTI-RESIDENTIAL ENGAGEMENT. We always like to start with an inspection and generate welldocumented notes on problematic units. By doing this, we can design and conduct the appropriate remediation strategy, as well as follow up as necessary. Again, the idea is to do that upfront assessment and legwork to figure out exactly what’s going on and how we can stop it using our integrated services and technologies.

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WHAT ARE COMMON QUESTIONS/CONCERNS CLIENTS TYPICALLY HAVE DURING THIS PROCESS? There are always questions, and that’s part of the process. Property managers, owners, and residents alike will naturally want to know the extent of their issue, what we’re doing in terms of remediation, and how it will impact the building. That’s why communication is key with building staff, tenants, and homeowners. It’s also why we always provide reports and preparation documents so that there are no surprises and everyone has confidence in what we’re doing.

With pest control, proper preparation is 80% of the program.

HOW DOES ADVANTAGE PEST CONTROL HELP CLIENTS PREPARE FOR THE WINTER? We self-audit at Advantage Pest Control. We hire a specific technician to visit all our accounts in the fall to make sure that stations are being placed correctly and filled properly, as well as check for structural issues on the properties to ensure points of entry are addressed before insects and rodents look for access.

If you’re concerned about pests in your building and want to know how to keep them at bay, please contact our office to book a consultation.

Paolo Bossio is the President and CEO of Advantage Pest Control Inc., a family-owned and operated business specializing in Dynamic Integrated Pest Management programs.

416-297-8010 info@advantagepestcontrol.co www.advantagepestcontrol.co

FEATURE >>

Human rights obligations in Rental Housing Ontario’s HRBA framework helps pinpoint and reduce discriminatory practices

by Erin Ruddy “Housing” and “human rights” are two terms we often hear strung together, but rarely in a positive context.

Discriminatory practices in the rental process have long been the subject of housing reports, whether it be the prevalence of racism in the tenant selection process or the lack of affordable housing available to residents in disadvantaged communities.

26 | Canadian Apartment | Part of the REMI Network |

FEATURE >>

B

ut the problem is bigger than housing; it extends to all facets of society— hence why the Ontario Human Rights Commission (OHRC) released its Human RightsBased Approach (HRBA) Framework, a webbased educational tool to help users develop and deliver policy, program, and service initiatives that meet obligations under the Ontario Human Rights Code. From individuals to organizations, small business owners to large property managers, all citizens of Ontario are encouraged to refer to the guidelines as a means to identifying and eradicating systemic injustices that may or may not be overt.

“Understanding human rights obligations is the foundation for building policies and programs which meet the human rights of all Ontarians,” said OHRC Chief Commissioner Patricia DeGuire. “The new HRBA framework will help people understand their responsibilities and take human rights into consideration at every step of their planning and implementation.”

DeGuire calls it “a practical way to build a human rights culture in Ontario”—a culture she says should recognize the dignity and worth of every person and provide equal rights and opportunities without discrimination. For rental housing providers, the knowledge gained through the HRBA framework may be applied to multiple areas of business, including creating workplace policies that reflect the needs of a vast mix of employees.

“The purpose of the framework is to identify inequalities and remedy existing discriminatory practices and to encourage service providers to think differently about their procedural and substantive human rights obligations,” said Kristin A Ley, Partner at Cohen Highley LLP Lawyers.”

It’s about building and implementing policies and programs that meet the human rights of all Ontarians.”

Fortunately, Ley says the HRBA framework is easy to navigate and shouldn’t be feared

by prospective users. It applies a “human rights lens” to policy, program, and service planning in a way that mitigates discrimination by asking probing questions that educate and challenge individuals to think differently.

“Very little preparation is required by landlords prior to delving in,” she said. “The objective is to help people understand their responsibilities and take human rights into consideration at every step of planning and implementation.”

While such an involved planning process is likely to result in slightly lengthier processes for rental housing providers, Ley expects the end result won’t be more complicated—in fact, the knowledge gained through the framework is more likely to lead to smoother workplace operations with policies in accordance with what people want. For example: flex-hours.

“When implementing a new flex-time policy, employers may consider the needs

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FEATURE >>

“The objective is to help people understand their responsibilities and take human rights into consideration at every step of planning and implementation.” of those with childcare obligations or those with religious observances,” Ley said. “Or, it may help inform recruitment policies, ensuring the company provides for widely accessible job ads and inclusive advertising for their vacant rental units.”

That said, while HRBA does offer a practical way to support organizations in meeting their human rights obligations, it does not replace legal advice where necessary.

“With proper implementation, the HRBA framework should help to positively shape the rental market in the future by ensuring that human rights obligations permeate the entire program and policy development cycle,” Ley concluded. “It can also help empower marginalized communities by supporting their participation in policy-development.”

Identifying and remedying discrimination The OHRC calls on everyone in Ontario, including service providers and employers, to make use of this new tool to identify inequalities and remedy discriminatory practices.

The HRBA framework can help users: 1. Identify the human rights context of the organizational policies and programs in development.

2. Save time and effort by considering every aspect of a project at the planning stage, rather than after it has been implemented.

3. Work with impacted communities to develop appropriate engagement processes.

4. Conduct research and analysis to consider and reflect human rights obligations.

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5. Capture evidence-based research, analysis, and rationale for future reference.

6. Develop options and recommendations to respond to the rights, needs, and perspectives of impacted communities.

7. Engage in decision-making to thoroughly consider and address human rights obligations.

8. Uphold human rights when developing and delivering organizational policies and programs.

9. Monitor/evaluate outcomes of policies to assess human rights impacts.

10. Become an expert in human-right policy and program development.

Inclusive dress codes Using the example of dress codes in the workplace, the HRBA framework can help organizations design inclusive rules for men and women, people with disabilities, and anyone who needs accommodation for religious reasons. The tool supports the development of dress codes or “dress rules” that meet business requirements, such as the need for wearing a uniform or a protective gear, without undermining an employee’s dignity and right to fully participate in the workplace. For instance, the dress code may state that religious head coverings of any type can be worn with a uniform, and women can choose to wear pants instead of a skirt. As noted in the framework, female employees who wish to dress modestly for religious reasons appreciate the option of being able to wear ankle-length skirts without needing to make an accommodation request.

In conclusion, the OHRC points out that discriminatory barriers often arise due to requirements that seem neutral, such as imposing a dress code at work, but have unintended negative impacts on people identified by the Code’s prohibited grounds of discrimination, such as gender, sex, or creed.

For more information, visit: ohrc.on.ca

28 | Canadian Apartment | Part of the REMI Network |

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Parkades in the EV Era From code changes to fire safety, now’s the time to plan ahead In the coming decade, car manufacturers in Canada will be subject to penalties for not producing and selling the right quota of electric vehicles (EV), contributing to a rapid rise in EV ownership. Given electric-powered vehicles are heavier than their gas-fuelled counterparts, there’s a good chance Building Code requirements will be changing in the near-term to address design loads for parkades, particularly as more electric pick-up trucks and SUVs begin flooding the market.

“C

urrently, it’s the owner’s decision whether or not to upgrade their parkades,” says Frank Cavaliere, Managing Principal at RJC Engineers.

“But new parkades being designed and constructed should, prudently, be 30 | Canadian Apartment | Part of the REMI Network |

engineered to support more load than the Code requires to provide capacity for future vehicles,” he says. “We know what’s coming—and that’s larger, heavier models, including…dare I say…electric Hummers.”

The current recommendations for ac-

ceptable floor coatings in parkades were based on lighter passenger car vehicles with pneumatic or “air-inflated” tires. As Cavaliere points out, these floor coatings are important because they are protecting the floor structure from corrosion.

ASK THE EXPERT >>

Not only are EV vehicles forecast to be heavier, but the tire types are forecast to be changing to non-pneumatic,” he says.

“Non-pneumatic tires would resemble a wire-mesh frame-type, like those used for the Moon Buggy driven by the astronauts.

Today these tires are quite expensive and not yet market competitive. They’ll require much less maintenance and won’t get flat, but they’ll impose much higher stresses on the floor coatings, which will need to be made stronger.”

Charging infrastructure Weight-bearing and coating issues aside, all parkades today should have some charging infrastructure in place to meet the needs of the growing contingent of EV users. Charging stations are becoming more and more common in both private and public carparks, but

they can be a source of significant demand on a building’s electrical supply.

“For stand-alone, open-air parkades that do not have outlets for engine block warmers, and where the largest power draw might be an elevator, EV charging stations represent a significant increase in the total power used in the operation of the parkade,” Cavaliere explains. “Usually, they require larger electrical services and transformers at significant capital expense to the owner. In parkades that are enclosed and attached to buildings, there is also an increase in power demand but not nearly as much as that of, say, an office or residential tower.”

While there are systems and software available that help parkade operators control when and how much power is used by charging stations—thus minimizing the peak power demands—these systems aren’t available everywhere, and in some cases the local electrical utilities regulations may impact how they can be connected to the power grid. As electrical energy providers grapple with the issue of being able to provide enough power to meet the demands of EVs, solutions in the short-term could include: • caps on peak power supply during peak hours, • mandates that EV charging only occur during overnight hours, • separate services/metering for EV charging units so they can be limited or charged at different rates.

Fire prevention Meanwhile from a safety perspective, Cavaliere says fire prevention is a primary concern given that open-air parkades generally do not have sprinkler systems—and even if they did, EVs burn too hot for standard sprinkler systems to be of any use.

“The current fire-fighting methodology is to let the fires burn themselves out while keeping them from spreading,” he explains. “Sometimes, the burning vehi-

cles will be dragged out into the open air where they are allowed to burn until they exhaust themselves.”

Keeping in mind that all vehicle fires, whether gas-powered or electric, release an abundance of hazardous gases and materials that pose significant risk to anyone in the parkade, it’s not hard to imagine the devastation that would result from the simultaneous fire coming from a row of six EVs plugged side-by-side into charging stations. As such, Cavaliere asserts that fire-spread and fire-resistance ratings need to be investigated further, particularly due to the increased temperature at which EV vehicles burn, and the duration of those fires. His conclusion is that fire-suppression systems in parkades is one of the most important upgrades to be considered or investigated in existing parking structures.

Looking ahead In terms of future parkades, a lot will likely have to change, including increased loadcarrying capacity, improved fire-suppression systems, and increased power supply to accommodate EVs and charging stations. In other words, now is the time to plan ahead.

“In addition, the use of electric longhaul trucks will need to be considered for transportation infrastructure,” Cavaliere notes. “Since upgrading the load-carrying capacity of all transportation corridors is not a feasible option, I expect that those trucks will have their cargo-carrying ability limited to remain within current axle load limits.

This means that more vehicles will be required to transport the same amount of cargo, which means even more demand on the electrical supply. Location, frequency, and speed of EV charging stations along all highways will have to increase significantly to make the largescale use of EVs for long-distance travel and transportation reasonable.”

Frank Cavaliere is Managing Principal at RJC Engineers. You can reach him directly at fcavaliere@rjc.ca. | www.REMInetwork.com | November/December 2023 | 31

NEWSWORTHY >>

Industry Hot Topics Canada and Quebec announce major housing agreement

C

anada and Quebec have entered into an agreement through the Housing Accelerator Fund (HAF) that will result in the creation of tens of thousands of housing units and bring about regulatory reforms in Quebec.

Through the agreement, Canada will provide Quebec with a total contribution of $900 million, which corresponds to nearly 23 per cent of the total federal funding—the aim of which is to add at least 100,000 residential units over and above historical averages across Canada over four years.

“We’ve heard Canadians and we’re working hard to build more housing, faster,” Prime Minister Trudeau said. “The agreement announced today is historic and supports Quebec’s efforts to ensure that all Quebecers have a safe and affordable place to live. Together with our provincial and municipal partners, we will continue to cut red tape and build the safe, affordable communities that Canadians need and deserve, from coast to coast to coast.”

In its November 7 economic and financial update, the Quebec government announced that it will also invest $900 million, bringing the combined total to $1.8 billion in new funding for housing construction.

This investment will directly create 8,000 social and affordable housing units, 500 of which will be earmarked for clients who are homeless or at risk of homelessness.

The Quebec government will also set up an interdepartmental project acceleration unit in co-operation with Quebec municipalities, and will adopt new government policies for land use planning, with housing construction indicators on which municipalities will have to base their targets. The province intends to propose legislative amendments to improve urban densification and facilitate the authorization of residential building construction, thus reducing related delays.

“The current housing crisis is a complex problem that is affecting many Quebecers,” said François Legault, Premier of Quebec. “I’m proud to announce, in partnership with the federal government, an $900 million agreement, free of conditions, to build more affordable housing. In this week’s economic update, we also added $900 million for housing, bringing the total combined investment to $1.8 billion.

Everyone must work together to speed up housing construction, and Quebec is doing its part.”

Saskatchewan backs secondary rental suites

T

he Saskatchewan government is introducing an incentive to help fund new secondary rental suites in single-family homes. Homeowners could receive up to $35,000 toward the costs of building a separate dwelling unit in their homes, backyards, or laneways.

“Saskatchewan is growing at its fastest pace in more than a century and we need housing stock across a wide range of communities and price ranges,” says Donna Harpauer, Saskatchewan’s Minister of Finance and Deputy Premier. “A secondary suite can help homeowners with the cost of a mortgage while providing affordable options for renters.”

To qualify, a unit must have its own dedicated entrance and a full kitchen and bathroom. The incentive will cover a maximum of 35 per cent of eligible costs, including architectural, engineering and construction services, building materials, mechanical/electrical/plumbing systems and standard appliances. Application forms are not yet available, but projects initiated between April 1, 2023 and March 31, 2026 will qualify.

The host dwelling must be the homeowner’s primary residence and only one incentive per home will be allocated. Homeowners will also be responsible for obtaining all the necessary local permits and approvals for the new suites.

“Secondary suites will add much-needed rental supply for the province,” maintains Cameron Choquette, chief executive officer of the Saskatchewan Landlord Association. “Our association looks forward to supporting new rental housing providers that arise as a result of this incentive.”

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Rental construction declined in Q3

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he number of purpose-built rentals under construction in the GTA fell to 18,267 units in Q3-2023, according to recent data from Urbanation.

“This represents the lowest level of activity underway since Q2-2021.

The recent GST announcement will provide a much-needed shot in the arm for new rental construction in the GTA, but it’s clear given recent trends that much more help is required to improve the economics of building rentals,” said Shaun Hildebrand, President of Urbanation. “The construction of new purpose-built rentals should be a primary policy objective in the battle to improve housing affordability in Canada.”

Compared to the multi-decade high of 19,994 rentals under construction in Q1-2022, when interest rates were just beginning to increase, the level of rental construction underway in the GTA has fallen by 9 per cent. The 2,938 new rental units that started construction during the first three quarters of 2023 represented a 54 per cent decline compared to the first three quarters of 2021 when rental construction was at a recent high.

According to Hildebrand, the decline in rental construction was focused on the most affordable parts of the GTA within the 905 Region. These projects have been most susceptible to increased costs as rents have generally not been high enough to make new development financially feasible. At 2,955 units in Q3-2023, the number of rentals under construction in the 905 Region dropped 42 per cent from its recent high in Q1-2022 (5,083 units).

Hildebrand says the elimination of GST on new rental development is expected to improve construction activity moving forward. As of Q3-2023, there was a total of 41,034 approved purpose-built rental units in the pipeline in the GTA that had not yet started construction, including 10,113 units in the 905 Region.

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NEWSWORTHY >>

Six new transit-oriented communities planned for Toronto

Nova Scotia releases “Our Homes, Action for Housing” plan

T

T

housands of new homes will be rising near future transit stations along the Ontario Line subway and Scarborough Subway Extension in Toronto. Ontario is proposing about 5,900 residential and affordable units overall. The mixed-use projects promise jobs, community amenities and more retail and office space.

They include a first transit-oriented community (TOC) on the Scarborough Subway Extension, close to the Lawrence and McCowan Station. Plans call for 770 residential and affordable units, a new park, and pedestrian connections to a transit plaza.

On the Ontario Line, the Eastern Avenue TOC would provide pedestrian and cyclist access to the future East Harbour Transit Hub—a new SmartTrack GO Station and interchange station.

The Cosburn TOC, near Cosburn Station, would add about 620 units, refreshed streetscapes and public spaces, and new landscaping and street furniture for people who gather along Pape Avenue.

Near Pape Station, another TOC promises around 440 units with direct and accessible connections. Heading south, the proposed Gerrard-Carlaw South TOC, at the south side of future Gerrard Station, would create approximately 1,310 units. The design for a TOC at the future Thorncliffe Park Station envisions 2,660 units, enhanced public spaces and a transit plaza.

The City of Toronto is currently reviewing the plans before they funnel through a consultation process with Indigenous groups, stakeholders, and the public.

Earlier this year, public engagement sessions took place for the proposed Gerrard-Carlaw North TOC, at the future Gerrard Station. This TOC would deliver an additional 1,080 residential units and approximately 225 new jobs, with enhanced greenspace, a grocery store and other public amenities.

34 | Canadian Apartment | Part of the REMI Network |

he Nova Scotia government has released its five-year “Our Homes, Action for Housing” plan, which represents a projected $1-billion investment. Informed by a provincewide housing needs assessment report, the plan captures feedback from 21,000 Nova Scotians, 115 employers, and more than 100 organizations in an effort to create the conditions needed to urgently develop a minimum of 40,000 new housing units.

“Housing is a shared responsibility, and we need all levels of government, non-profits, developers and communities working together to solve these unprecedented housing challenges,” said John Lohr, Minister of Municipal Affairs and Housing. “This plan is a collection of action we’ve already taken and a road map of where we intend to go as we continue to work diligently with our partners. This plan was not built in a boardroom.

It was crafted with input from the voices of thousands of Nova Scotians representing our province’s rich diversity. Our vision for the future is clear – more Nova Scotians will have access to safe and affordable housing, faster. Our future is bright.”

The needs assessment report by Turner Drake & Partners Ltd., estimates that at the current pace of construction, which brings about 6,000 units to market each year, there will be a shortage of 41,200 housing units by 202728 if aggressive action is not taken.

Our Homes, Action for Housing brings partners together to address the gap identified in the needs assessment by increasing housing supply; growing and sustaining affordable housing across the province; and delivering the programs people need. The plan highlights 12 key actions that will help departments reach the Province’s first housing targets, by helping people right now and into the future.

“This assessment is a significant information resource that will support the provincial government and communities across Nova Scotia in responding to housing issues.” said Andrew Scanlan Dickie, Manager, Planning Division, Turner Drake & Partners. “While the results of our analyses and the perspectives shared by so many fellow Nova Scotians help us understand how housing challenges vary from place to place, the overarching lessons must be that they are the result of both recent and long-running trends, they will not be resolved without sustained attention and investment, and the private, public, and non-profit sectors of the housing system all have crucial roles to play.“

ASK THE EXPERT >>

Average asking rent in Canada hits new high

F

or the sixth month in a row, the average asking rent for vacant dwellings in Canada rose to a new high, according to Rentals.ca and Urbanation’s latest National Rent Report.

Since June 2023, average rents have increased by 8.8 per cent, bringing the national average up to $2,178.

In October, the annual rate of rent growth in Canada stood at 9.9 per cent, a modest slowing from the 11.1 per cent annual pace in September. However, it marked the second-fastest annual increase over the past seven months. Additionally, average asking rents experienced a 1.4 per cent monthover-month increase in October, showing somewhat slower growth than the monthly gains of 1.5 per cent in September and 1.8 per cent in August. This deceleration can be attributed to seasonal factors influencing the rental market.

“While headline rent inflation for Canada continued to run hot in October, the slowing of rents in cities such as Toronto and Vancouver was significant, showing that affordability challenges are causing renters to shift into less expensive markets,” said Shaun Hildebrand, president of Urbanation.

For the first time, two-bedroom apartment rents surpassed $2,300 in October, registering at $2,311.

One-bedroom apartments experienced the fastest annual growth, with rents increasing by 14.1 per cent. With an average of $1,538, studio apartment asking rents rose by 12 per cent compared to a year ago, while three-bedroom apartment rents increased annually by 8.9 per cent to reach an average of $2,532.

Alberta, Quebec, and Nova Scotia saw concentrated rent inflation driven by strong population growth and increased supply entering the market at higher rents. Alberta experienced a 16.4 per cent year-over-year increase in asking rents, leading the provinces in growth. In Nova Scotia, average asking rents for apartments increased 13.6 per cent from a year ago to $2,097, with annual growth following close behind in Quebec at 13.3 per cent, where average asking rents reached $1,977.

For the ninth straight month, Calgary was the leader in annual rent growth for apartments in Canada’s largest cities with a 14.7 per cent annual increase. Montreal

maintained the second spot with annual rent growth of 10.2 per cent, which averaged $2,046 in October. Toronto however, witnessed a year-over-year decline of 0.8 per cent in asking rents, the first annual decrease since August 2021.

B.C. maintained the top spot on the list of the most expensive small- and mediumsized markets, with North Vancouver, Coquitlam, and Richmond leading the

way. Côte Saint-Luc in Quebec witnessed the highest annual growth among smalland mid-sized markets, with a staggering 36.6 per cent increase.

Listings for shared accommodations in B.C., Alberta, Ontario, and Quebec increased by 42 per cent from the previous year with average asking rents for roommate rentals growing by 19 per cent, reaching $964 per month..

   

| www.REMInetwork.com | November/December 2023 | 35

INSURANCE >>

Looking Forward Isn’t Easy Exploring the trickle-down effect of global issues on your insurance rates

by Andy Schwartze

36 | Canadian Apartment | Part of the REMI Network |

INSURANCE >>

As I’ve stated here before, the insurance world is a direct reflection of what’s happening in the real world—which doesn’t bode well for what’s to come. The current unpleasant realities of international conflict overseas will most certainly increase the restrictive nature of insurance availability (and cost) here in Canada. Even though the problems are happening “elsewhere”, one shouldn’t be hasty in thinking we won’t be impacted here.

R

ecent tensions on college and university campuses are telling of tensions rising elsewhere, and insurance managers are watching these developments very carefully. Liability policies cover alleged property damage and bodily injury. Growing violence will affect that category of insurance in an environment where the right to sue, coupled with a contingency fee legal system, makes it easy for anyone to initiate legal action. Already, it is likely that some colleges and universities have notified their liability insurers that they may be the subject of legal actions by students whose “safety” was not assured. That safety can even encompass mental distress, not just physical injury. Some directors of institutions and corporations may well find themselves on the receiving end of a lawsuit for having damaged the “brand” that they were supposed to promote and protect.

In the world of employment, we’re hearing more and more about the struggles employers are facing when it comes to hiring and keeping good workers. Human Resource departments have taken on the most difficult responsibilities within organizations, as the needs of employees have begun to overtake the old notion that hard work and reliability are what get you ahead.

Of course, adding to the current challenging climate is the reality that our infrastructure is getting old, despite the rapid expansion of residential communities. An excellent example of this is in the Mississauga community of Port Credit. This lovely little village by Lake Ontario has been overrun with multiresidential development and will soon add between 30,000 and 40,000 people to the community. Exponential growth of this nature without the right supporting infrastructure is a recipe for disaster.

Specific to property managers and landlords, the stock of multiresidential buildings in Canada is also getting older. For those seeking or renewing insurance, this should be an area of focus.

Buildings with a greater need for upgrades and improvements will be met with general disinterest from insurers.

At this time, the rolling over of mortgages, which will happen over the next few years, will put additional pressures on owners to forego expenditures that can be pushed forward. That points to increased claims as building envelopes creak and groan from aging. Insurance managers are well aware of the unpleasant pressures that higher interest rates impose on owners. We have to expect that world events will continue to put upward pressure on the reinsurance community and that the currents events

mentioned here will put upward pressure on retail insurance rates locally.

Full circle, it is unavoidable that negative impacts on our societies, businesses and infrastructure create upward pressures on insurance costs, but equally important is that insurance availability becomes more challenging for certain risks that are assumed to be less attractive to underwriters. It is smart to be working with a knowledgeable insurance broker/risk manager and, above all, one who tells you what you need to hear and not what you want to hear.

For questions regarding multi-residential housing insurance, please visit: www.takecover.ca

WE

UNDERSTAND INSURANCE BROKERAGE & RISK MANAGEMENT SERVICES FOR BUSINESS

We bring years of experience.

Speak to a trustworthy professional today.

905-271-2070 | www.takecover.ca 92 Lakeshore Rd. East, 2nd Floor, Missisauga, ON L5G 4S2 Mr. Andreas Schwartze, BSc, MBA, CIP | andy@takecover.ca

| www.REMInetwork.com | November/December 2023 | 37

Smart Ideas

SAY GOODBYE TO MUNDANE TASKS

How AI is changing the industry for the better Effective property management involves numerous daily tasks, some of which are more time-consuming and detail-oriented than others.

From collecting rent and screening tenants, to managing emergency maintenance requests, daily PM duties can run the gamut from intense to tedious. But thanks to the advent of Artificial Intelligence (AI), property managers today are finding more time to focus on what matters most: creating a safe, comfortable, harmonious environment for their residents.

Currently, one of the most significant benefits of AI in property management is its ability to automate routine tasks. AI real estate tools are software applications that leverage artificial intelligence and machine learning to streamline various aspects of property management and real estate transactions. They use advanced algorithms to analyze data, provide insights, and automate processes that once involved the extensive use of spreadsheets.

Here are 5 ways AI can help improve your processes: 1. Leasing - AI-powered leasing software allows for faster response to queries when leasing out vacant units.

2. Marketing - AI can help create highly engaging content to amp up your social media engagement, and even create immersive virtual tours of your properties.

3. Screening – AI can analyze the information of each prospective tenant and even allocate scores.

4. Maintenance – Predictive maintenance is a popular AI application that collects, analyzes, and uses data from various systems and sensors to help reduce the risk of error or failure.

5. Accounting – AI can help automate numerous accounting tasks, including financial reporting, audits, and data analysis.

For more general tips and insights, follow us at www.REMInetwork.com

38 | Canadian Apartment | Part of the REMI Network |

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