FE December 2021

WINTER 2021 SPECIAL NEWS EDITION

INDUSTRY UPDATE THE VOICE OF THE FEDERATION OF RENTAL-HOUSING PROVIDERS OF ONTARIO

PM #40063056

SEASONAL MAINTENANCE TIPS, RENTAL MARKET DATA, LEGISLATIVE NEWS, AND MORE

Affordable Multi-Family Housing Program

Bottom-line benefits for you and your clients — Team up with our experts for free help In response to the pandemic, housing providers are looking for ventilation solutions to improve indoor air quality while controlling energy costs.

The Affordable Multi-Family Housing Program provides free expert help and incentives up to $200,000 for high-efficiency make-up air units and more.

What buildings are eligible for incentives?

• • • •

Social and municipal housing Shelters and co-ops Rent-geared-to-income housing Eligible private market-rate multi-family buildings

Connect with an Advisor.

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200,000*

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Boilers

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High-efficiency upgrades, lasting benefits

Lower utility costs and increased reserve for operational improvements.

Enhance comfort and well-being of residents.

Reduce energy consumption and greenhouse gas emissions.

1-866-844-9994 energyservices@enbridge.com enbridgegas.com/affordable

* HST is not applicable and will not be added to incentive payments. All incentive offers are available to Enbridge Gas Inc. customers, including those formerly served by Union Gas Ltd. Terms and conditions apply. Visit enbridgegas.com/affordable for details. © 2021 Enbridge Gas Inc. All rights reserved. ENB 580 07/2021

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WINTER 2021 SPECIAL NEWS EDITION

CONTENTS WINTER 2021

FEATURES 8

ONTARIO’S NEW HOUSING TASK FORCE

What to expect from the 9-member panel

14

WINTER-PROOFING YOUR PROPERTY

Keeping your building in safe, working order

18 4 PERIODIC REVIEWS WITH CRITICAL BENEFITS

Tips for mitigating weather-related risks

22 WASTE NOT, WANT NOT

Why waste diversion should be a priority in 2022 and beyond

COLUMNS

DEPARTMENTS

10 RENTAL DEVELOPMENTS

6

11 THE 2021 MAC AWARDS

36 2021 MEMBER DIRECTORY

UPCOMING INDUSTRY EVENTS

12 RENTAL MARKET UPDATE

THE VOICE OF THE FEDERATION OF RENTAL-HOUSING PROVIDERS OF ONTARIO A PUBLICATION OF:

MANAGER, COMMUNICATIONS & EDITOR

20 Upjohn Road, Suite 105 Toronto, ON M3B 2V9 | Tel: 416-385-1100 www.frpo.org

CO-PUBLISHER

SENIOR DESIGNER

Chloe Hill x30 chill@frpo.org

Bryan Chong x232 bryanc@mediaedge.ca

Annette Carlucci

EXECUTIVE ASSISTANT TO THE PRESIDENT & CEO/ADMINISTRATIVE COORDINATOR SUBSCRIPTIONS & ADDRESS CHANGES

Kelly Nicholls x269 kellyn@mediaedge.ca

Rachel Selbie x263 rachels@mediaedge.ca

Lechelle Cohen x24 lcohen@frpo.org

FRPO IS A MEMBER OF:

EXECUTIVE EDITOR

Erin Ruddy x266 erinr@mediaedge.ca

PRODUCTION

SALES

Sean Foley x225 Blair Wilson x246 PRESIDENT

Kevin Brown DESIGNED & PUBLISHED BY:

Opinions expressed in articles are those of the authors and do not necessarily reflect the views and opinions of the FRPO Board or Management. FRPO and MPH Graphics accepts no liability for information contained herein. All rights reserved. Contents may not be reproduced without written permission from the publisher.

2001 Sheppard Avenue East, Suite 500, Toronto, Ontario M2J 4Z8 Tel: 416-512-8186 | Fax: 416-512-8344 | Email: info@mediaedge.ca

FRPO UPCOMING EVENTS

UPCOMING INDUSTRY EVENTS APR

PM SPRINGFEST

Apr 28, 2022, 8:00am - 4:00pm Virtual Event PM Springfest was created to help property managers address their daily challenges – from navigating the latest regulatory, health and life safety changes, to energy management strategies, retrofitting aging buildings, dealing with difficult tenants and capital planning. It’s your complete source for products and services, new innovations, and latest trends for managing and operating buildings. We appreciate the industry’s ongoing support and look forward to seeing you at PM Springfest, April 28, 2022.

28

MAY

9

CFAA RENTAL HOUSING CONFERENCE 2022

May 9, 2022, 8:00am - May 11, 5:00pm Hyatt Regency - Toronto CFAA-RHC 2022 will take place from May 9 to 11 at the Hyatt Regency hotel in downtown Toronto. Thank you to everyone who supported previous CFAA Rental Housing Conferences, and especially those who stuck with CFAA during our virtual events. We look forward to returning to our in-person format in 2022, COVID-depending. In the coming weeks, we expect to announce more details. We hope to see you in Toronto!

Please check www.frpo.org regularly for newly added events.

6

FAIR EXCHANGE | WINTER 2021

JUNE

APARTMENTALIZE

June 22, 2022, 9:00am- June 24, 4:00pm San Diego, California Experience the unstoppable energy of Apartmentalize, where the industry’s thought leaders, trendsetters, and innovators come together to share ideas and solutions. The Apartmentalize schedule is designed to maximize your connections with other attendees and exhibitors. With interactive sponsored activities, the NAA Exposition and structured networking sessions, Apartmentalize provides countless opportunities to meet and exchange ideas with the best in the industry. Innovative learning formats and open spaces that foster knowledge exchanges allow you to align your own education to your personal learning level, need and interests. As you design your own education experience with your professional objectives in mind, you will be able to challenge yourself to explore and find fun in your learning.

22

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FEATURE

ONTARIO’S HOUSING

AFFORDABILITY TASK FORCE Expect recommendations from the new panel in early 2022

O

n December 6th, the Ontario government announced it had appointed nine members to a Housing Affordability Task Force whose goal is to find solutions to the issues impacting the province’s affordable housing shortage. Specifically, the mandate of the Task Force includes recommending ways to: • Increase the supply of market rate rental and ownership housing; • Build housing supply in complete communities; • Reduce red tape and accelerate timelines; • Encourage innovation and digital modernization, such as in planning processes; • Support economic recovery and job creation; and • Balance housing needs with protecting the environment.

“Young families, seniors and all hardworking Ontarians are desperate for housing that meets their needs and budget,” said Premier Doug Ford.

“At a time when our government is hard at work building an economy that works for everyone, this Task Force will provide us with concrete, expert advice that will support our government as we make it easier for more Ontarians to realize the dream of home ownership.”

Chaired by Jake Lawrence, CEO and Group Head, Global Banking and Markets at Scotiabank, the Task Force represents

8

FAIR EXCHANGE | WINTER 2021

a diverse range of experts in not-for-profit housing, Indigenous housing, real estate, home builders, financial markets and economics. The chair’s report outlining the Task Force’s recommendations will be published in early 2022.

“I’m honoured to have been appointed as the Chair of Ontario’s new Housing Affordability Task Force,” said Lawrence. “I’m proud to work with a diverse team of experts who are committed to ensuring improved housing affordability for current and future Ontarians. We are eager to begin our work to identify and recommend actionable solutions and policies to support the government’s efforts to address the province’s housing affordability crisis.”

“Our government’s policies under the Housing Supply Action Plan are working to address affordability, but more needs to be done at all levels of government,” added Steve Clark, Minister of Municipal Affairs and Housing. “The Housing Affordability Task Force will help our government build on our progress by identifying more opportunities

to increase the supply of all kinds of housing, especially the missing middle. Under Mr. Lawrence’s strong leadership, I am confident in the expertise and experiences of this Task Force, and I thank them for their commitment to help us address the housing crisis.”

WHO’S ON THE TASK FORCE?

The intent to create a housing task force was announced in the fall as part of the 2021 Ontario Economic Outlook and Fiscal Review: Build Ontario, but the nine members weren’t named until earlier this month. They include: Jake Lawrence, Chief Executive Officer and Group Head, Global Banking and Markets, Scotiabank Lalit Aggarwal, President, Manor Park Management David Amborski, Professional Urban Planner and Professor, Ryerson University’s School of Urban and Regional Planning Julie Di Lorenzo, President, Diamante Urban Corp.

Andrew Garrett, Senior Principal, Real Estate, Investment Management Corporation of Ontario Tim Hudak, Chief Executive Officer of the Ontario Real Estate Association Justin Marchand, Chief Executive Officer of Ontario Aboriginal Housing Services Ene Underwood, Chief Executive Officer of the Habitat for Humanity Greater Toronto Area

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FEATURE

A HAPPY, COVID-FREE HOLIDAYS Ontario’s steps to reduce threat of Omicron

T

he holidays have arrived—and just like last year, the festive spirit for many has been dampened by COVID-19.

In response to the rapidly spreading Omicron variant, the Ontario government, in consultation with the Chief Medical Officer of Health, has had to apply additional public health and workplace safety measures, including capacity and social gathering limits. According to the Province, these measures will help curb transmission and continue to safeguard Ontario’s hospitals and ICU capacity as the province continues to rapidly accelerate its booster dose rollout.

10

FAIR EXCHANGE | WINTER 2021

“Throughout this entire pandemic, we’ve never faced an enemy like Omicron given how quickly it spreads,” Premier Doug Ford said on December 17th. “We need to do everything we can to slow its spread as we continue to dramatically ramp up capacity to get as many booster shots into arms as possible. Doing so is the best way to safeguard our hospital and intensive care units.”

The latest modelling suggests that the increased transmissibility of the Omicron variant could put additional strain on Ontario’s

hospital capacity, making it critical to slow the spread as the government dramatically increases vaccine capacity and expands eligibility for booster doses. The province recently doubled its vaccination capacity and continues to ramp up further to get as many vaccines into arms as possible. Over 156,000 doses were administered on December 16, 2021, with capacity increasing to 200,000 – 300,000 in the days following.

Wearing masks indoors continues to be an important step in the battle against COVID-19.

As the holidays unfold, we will keep you informed about the latest changes impacting the rental housing sector via our social media channels. In the meantime, stay safe and we look forward to interacting in the New Year.

THE 2021 MAC AWARDS

Congratulations to this year’s winners and nominees!

The 2021 virtual MAC Awards gala took place on Friday, December 3rd, honouring the year’s notable leaders and achievements. The annual industry event is the largest of its kind in Canada with a vast array of categories spanning all facets of the business. MAC Awards are given to those who lead, innovate, and continue to raise the bar in Ontario.

Here are the year’s winners:

Social Media Award of Excellence Fitzrovia

Rental Development of the Year – Under 200 Units Fitzrovia – 484 Spadina Avenue, Toronto

Best Advertising Campaign Fitzrovia The Waverley – Boutique Rental Living at College & Spadina

Environmental Excellence Skyline Group of Companies

Best Property Management Website Fitzrovia – www.fitzrovia.ca Best Suite Renovation Under $25,000 Hapfield Developments – 160 Elgin Street North, Mount Forest Best Suite Renovation Over $25,000 QuadReal Property Group – 44 Jackes Avenue, Toronto Best Lobby Renovation BentallGreenOak – Residential Services 93 Bold Street, 75 Bold Street and 90 Duke Street, Hamilton Best Curb Appeal Rhapsody Property Management & Rockport Group 25 Montgomery Avenue – Toronto Best Amenities (Renovated or Existing) Hazelview Properties – 2870 Cedarwood Drive, Ottawa Best Amenities (New Development) Fitzrovia – The Waverley 484 Spadina Avenue Toronto Rental Development of the Year – Over 200 Units KG Group – 18 Erskine Avenue, Toronto

Property Manager of the Year Sarah-Jane Beehoo – BlueStone Properties Leasing Professional of the Year Lily Luckin – BlueStone Properties Resident Manager(s) of the Year Rose Sekaric – Greenwin Corp.

Darlene & Michael Scott – Realstar Certified Rental Building Program Member of the Year Sterling Karamar Property Management Community Service Award of Excellence – Supplier Member Wyse Meter Solutions Community Service Award of Excellence – Rental Housing Provider QuadReal Property Group Outstanding Company Culture Ferguslea Properties Customer Service Award of Excellence KG Group Impact Award Skyline Living

Stay tuned for a full feature on our MAC Awards coming early 2022!

Click here for more info: frpomacawards.com

THE VOICE OF THE FEDERATION OF RENTAL-HOUSING PROVIDERS OF ONTARIO

11

FEATURE

GTA RENTAL MARKET UPDATE Average rents are on the rise in most cities in Ontario

12

FAIR EXCHANGE | WINTER 2021

FEATURE

O

ctober marked the first month since March 2020 that average GTA rents increased year over year, according to recent data from Bullpen Research & Consulting and TorontoRentals.com.

Up 1.6 per cent for all property types, GTA rents reached $2,137 on average for the month of October compared to $2,103 last October.

Having steadily declined throughout 2020 and into the early part of this year, average rents hit a low of $1,971 in March 2021 before slowly climbing.

The narrative that tenants are leaving the downtown core for larger units in suburban areas is still supported by the data.

Average rents for Richmond Hill, Burlington, Ajax, and Markham all experienced annual increases of over 7 per cent in October, while Toronto experienced an annual increase of 3.9 per cent.

The start of 2021 saw studio units, one-bedroom, two-bedroom, and three-bedroom units experience 14 per cent to 18 per cent year-over-year declines in average rental rates. Four- and fivebedroom units did not experience the same levels of decline.

The average rent for condo apartments rose 11.8 per cent since last October from $2,161 per month in 2020 to $2,416 per month this year. But the average investor-held condo for rent is still $145 per month cheaper than it was in October 2019, as the average rent steadily declined the latter half of 2019 and all of 2020.

Apartments have yet to experience the same levels of recovery as condo and single-family homes. Year over year, the average rental rate for apartments has declined 2.2 per cent from $2,013 in October 2020 to $1,969 this October. One caveat here is that incentives for apartments were high last year at this time, and many of those incentives are no longer offered. Many vacant units in higher-rent areas such as Toronto have now been leased, leaving a higher share of the listings in lower-rent areas.

AVERAGE MONTHLY RENTS

Other key takeaways from the report: • The average rent for apartments did not experience the same levels of decline as condo apartments and have stayed steady throughout the pandemic. Condo apartments, after a long period of annual declines, are on the path to recovery as average rental rates are moving higher than the early 2020 levels.

• The main downtown Toronto postal codes have all experienced significant annual rent growth, with two of the most active areas—M5V and M5A—seeing average rent increases of 13.6 per cent and 15.5 per cent respectively.

• Average monthly rents for condo apartments increased 13.6 per cent year over year in Toronto in October, after being down 17.7 per cent in October 2020. In Etobicoke, average monthly rents for condo apartments increased 14.8 per cent year over year in October, after being down 15.2 per cent in October 2020.

• Data from three active condo buildings shows the roller coaster ride of rents since 2019: Average monthly rent at Ten York declined 16 per cent year over year in October 2020 followed by an annual increase of 17 per cent this October. The average rent at Harbour Plaza – East Tower declined 25 per cent in October 2020 before increasing 12 per cent in October. Average monthly rent at 87 Peter decreased 15 per cent in October 2020 before increasing 10 per cent in October.

When comparing October figures to March, prospective tenants seeking a studio unit are looking at spending $60 more based on average asking rents. Tenants looking for a one-bedroom could spend $120 more than they might have in March, while twobedroom units are nearly $160 more expensive per month than they were seven months ago.

“October marked a milestone in the COVID-19 recovery,” said Ben Myers, president of Bullpen Research & Consulting. “Average rents were up year over year for the first time since the pandemic started. For anyone who has looked for a rental apartment in the past, nothing is more normal than rising rents in the Greater Toronto Area. One- and two-bedroom condo and rental apartments units have been very popular, especially in the downtown postal codes of M5A, M5V and M5G. This is particularly impressive given that new condo and rental completions in the City of Toronto will finish 2021 at the second highest level in over 20 years (per CMHC data)” Average monthly rents for single-family homes have risen 16.6 per cent since last October, an increase of more than $400 a month. Although average rental rates declined throughout most of 2020 for single family homes, rents in October have surpassed the peak levels of 2019.

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THE VOICE OF THE FEDERATION OF RENTAL-HOUSING PROVIDERS OF ONTARIO

13

COVER STORY

WINTER-PROOFING YOUR PROPERTY Tips for mitigating weather-related risks BY

CRAIG SMITH, DIRECTOR, COMMERCIAL BUSINESS DEVELOPMENT, FIRST ONSITE PROPERTY RESTORATION

W

e’ve all heard that the best defense is a good offense. Well, the same concept applies to winterproofing apartment buildings. Having a business continuity plan and preventative measures in place to stave of weather-related risks is not only good practice, but it can significantly decrease expensive and overwhelming insurance claims. The key is to remember how winter impacts people’s homes and lives. Specific considerations need to be made for apartment buildings given residents are relying on their management team to ensure certain safety steps are in place.

OVERCOMING COMMON PITFALLS

Experienced facility managers understand that things won’t always go as planned, especially when weather is involved.

However, there are a few common pitfalls managers should be aware of to help them prepare for any issues that may arise.

Relying on an undefined or unclear set of plans or systems is the best way to be caught by surprise. Not having a preparedness plan or not identifying the risks a building faces can have costly consequences.

Conducting a full risk-assessment of the building with the goal of identifying potential issues is a start. Other recommended steps: • Inspect roof space and clear debris. Clear your building’s roof space of leaves and anything that can cause blockage of roof drains and gutters as this can impede the proper flow of melting snow away from the building. Ensure you keep two metres away from the edge of the roof and only clean up debris if it can be done safely.

• Routinely check property during cold periods. Check your commercial spaces regularly during the winter months.

Make sure stair well doors are closed as cold air can cause hydronic heating lines to freeze and burst.

• Beware of moisture and mould buildup. Ice and snow can quickly turn to water that seeps through foundations and cause mould which can lead to extensive damage and health risks. Always inspect for any visible cracks and ensure foundations are sealed.

• Check furnaces. Ensure filters are in good condition and that the furnace is working efficiently and properly to avoid expensive re-pairs or unwanted heating interruptions. Your HVAC provider should complete maintenance in advance of cold weather and ensure boilers are working optimally.

• Check alarms. Check carbon monoxide and smoke alarms.

During the winter, people stay indoors longer and increased use of heaters can lead to risks of fire and carbon monoxide poisoning.

THE VOICE OF THE FEDERATION OF RENTAL-HOUSING PROVIDERS OF ONTARIO

15

COVER STORY

“

COMPROMISED PIPES AND WATER MANAGEMENT SYSTEMS CAN BE A MESSY OR CATASTROPHIC SITUATION IF NOT ADEQUATELY CARED FOR.”

• Avoid frozen pipes and plumbing issues. Compromised pipes and water management systems can be a messy or catastrophic situation if not adequately cared for. Winter plumbing and water issues tend to take place in batches and impact multiple units at once. Water issues are expensive in general, but when they affect multiple units, they can be astronomically costly.

• Regularly check for exposed sprinkler lines to ensure they are either properly insulated or have heat trace cables to prevent them from freezing. Ensure

isolation valves that supply water have been closed and that snow melt systems that use glycol are serviced and working properly.

LEAK DETECTION

Finally, trying to find leaks in multiresidential buildings is not always easy.

By installing leak detection technology, abnormal water flows can be detected and alerted to management. Installing leak detection systems in buildings also

allows building managers to analyze usage patterns and identify methods to reduce water consumption which can help with sustainability goals.

In the depths of winter, we learn that nothing burns like the cold. Buildings have continuous issues, but through proactive winter maintenance strategies, apartment managers can take steps to keep residents and infrastructure safe and resilient no matter what the season brings.

Craig Smith is Director, Commercial Business Development at First Onsite Proper ty Restoration

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4 PERIODIC REVIEWS WITH CRITICAL BENEFITS Why, when, and how to inspect key exterior systems

18

FAIR EXCHANGE | WINTER 2021

FEATURE

A

s an apartment owner or manager, ensuring the safety of your residents, staff and workers is of the utmost importance. That’s why experts like Nikolas Marsall-Moritz, Project Engineer with RJC Engineers, advise building owners to conduct periodic reviews of their physical assets as a measure to prevent a system failure.

System failures can develop gradually from general wear and tear, or suddenly due to a dramatic weather event, a construction deficiency, or any number of reasons. To ensure your building remains in safe, working order for the long-haul, here are the top four reviews recommended by Marsall-Moritz:

1. THE EXTERIOR ENVELOPE

The exterior envelope is made up of several systems that prevent moisture from accessing the building interior, including roofing and walls. These systems are prone to nuisance leakage, or in more extreme scenarios, failing to prevent deterioration of the structure.

“While the specifics of a review will depend on the individual building, it generally begins with a discussion about any known moisture ingress issues, followed by a visual review of the exterior to identify areas of deterioration, moisture staining or outright failed assemblies,” he says. “A more in-depth review into specific problem areas may entail the removal and replacement of

“

exterior or interior finishes to examine hidden construction and their condition.”

Reviews should also identify safety issues like loose cladding or flashing.

“While in shorter buildings, a review may be possible from the ground using binoculars, in taller ones, a close-up review via swingstage or rope access is usually warranted,” he says. “This allows the reviewer to physically examine suspect areas than may not be evident from a distance.”

How often is it recommended?

It all depends on the assemblies themselves. For example, most roofing associations recommend that a roof be reviewed every one or two years, but even this may vary. “If your roof was recently replaced, conducting reviews may be a condition of the warranty,” he says. “Also, certain municipalities may have bylaws that mandate timelines between reviews.”

To be safe, Marsall-Moritz recommends speaking with a professional about your specific building.

2. FALL PROTECTION SYSTEMS

Exterior access systems such as fall protection/tieback anchors and horizontal lifelines allow maintenance workers to safely access certain areas of the building’s exterior.

Where there is a fall hazard, it is vital to ensure these systems are in serviceable condition and proper working order.

“A review generally involves examining the system for signs of deterioration, damage, or deflection,” he says. “The reviewer will also take a look at the overall system and will notify you if there are any changes to the applicable codes that result in the system no longer meeting current standards. Certain assemblies may also be load tested to ensure they continue to be able to support required loads.”

How often is it recommended?

Current CSA standards require that fall protection systems are reviewed annually, or prior to use if these systems are not frequently used. But given window washing relies on these systems for taller buildings, an annual review is usually the norm.

FOR SUSPENDED PARKING AREAS, REVIEWS GENERALLY INVOLVE A VISUAL ASSESSMENT OF ANY EXPOSED WATERPROOFING FOR SIGNS OF DAMAGE OR WEAR, AS WELL AS A REVIEW OF THE UNDERSIDE FOR LEAKAGE STAINING.” THE VOICE OF THE FEDERATION OF RENTAL-HOUSING PROVIDERS OF ONTARIO

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FEATURE

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FAIR EXCHANGE | WINTER 2021

How often is it recommended?

While there is no mandated review period for parkades, MarsallMoritz recommends doing one every year or two depending on usage.

4. POST-TENSIONED SYSTEMS

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Exterior wall

While these areas can include exterior on-grade asphalt lots, Marsall-Moritz warns that suspended parking areas are of particular concern. Suspended slabs are the ones in which the underside is not in direct contact with the ground, and there is often usable space below. Like with the building envelope, moisture ingress can lead to deterioration, making suspended parking areas more susceptible to wear and tear, as well as chlorides (salt) brought in from vehicles.

“For suspended parking areas, reviews generally involve a visual assessment of any exposed waterproofing for signs of damage or wear, as well as a review of the underside for leakage staining,” he says. “Sometimes a flood test is also conducted, generally in concert with a periodic cleaning event to help identify areas of failed waterproofing.”

Acoustic sounding in the form of a chain drag or hammer sound is also common to help identify areas where the waterproofing may look fine, but the concrete beneath is deteriorated. On-grade areas reviews are also advised for safety concerns, like tripping hazards or pooling water.

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Post-tensioning is a structural concrete reinforcement system that is used less regularly today than it was in the 1950s through 80s.

For older buildings with this system, there is an increased risk of damage from moisture ingress, which can result in corrosion of the steel strand, and eventually cause breakage.

“A review of post-tensioned assemblies typically involves conducting a penetration test at a sample of previously exposed strands at an existing recess,” he says, pointing out that “a recess” can generally be identified by a steel plate bolted to the underside of a concrete slab. “The test will identify whether the stand is still under tension, and therefore continuing to reinforce and support the concrete structure.”

How often is it recommended?

The general recommendation for PT system reviews is once every year or two depending on condition and history of deterioration.

Each report should outline these details including when the next review should be undertaken.

In short, by conducting these four periodic reviews, you will be staving off serious issues and prolonging the integrity of your building, while keeping workers and occupants safe.

Visit w w w.rjc.ca for more information.

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(888) 569-2734 | Yardi.com/RENTCafe ©2021 Yardi Systems, Inc. All Rights Reserved. Yardi, the Yardi logo, and all Yardi product names are trademarks of Yardi Systems, Inc.

WASTE NOT, WANT NOT Why waste diversion should be a priority in 2022 and beyond

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FAIR EXCHANGE | WINTER 2021

FEATURE

S

ubpar waste diversion results in Ontario’s ICI and multi-residential sectors are impeding efforts by the province to conserve landfill capacity and meet future waste reduction targets. Currently about 85 per cent of waste coming from Ontario businesses, public institutions, and residential buildings with six or more units ends up in landfill, including a vast amount of recyclable material. By contrast, 50 per cent of waste generated from Ontario’s single-family households is diverted thanks to effective recycling programs.

Released in late November as part of the Auditor General’s annual environmental review, the waste diversion audit concludes that Ontario came close to meeting its 2020 objective to divert 30 per cent of generated waste from landfill on the strength of the single-family residential contribution. However, it is well off-pace to achieve stated targets of 50 per cent diversion by 2030 and 80 per cent diversion by 2050.

“If Ontario continues on its current trajectory of waste generation and disposal, existing landfill capacity in the province will be filled within the next 11 to 14 years,” the audit report projects. “Our audit found that improving waste management in the IC&I sector — which generates and disposes of the majority of Ontario’s waste — holds the key to meeting the province’s waste goals, as well as to avoiding Ontario’s looming landfill shortage.”

RECOMMENDATIONS

According to the report, getting back on track would involve a threepronged approach of: 1) expanding the base of regulated entities required to recycle, conduct waste audits and implement waste reduction plans; 2) providing more resources for compliance and beefing up enforcement of regulations; and 3) mandating a broader range of materials to be recycled.

Currently up to 98 per cent of organizations in the ICI sector are not required to recycle, despite those same exempt entities collectively being responsible for generating more than half of the sector’s waste volume.

VISIT US AT

CONTACT Michael Gnat Phone: 416-635-4835 Email: mgnat@midnorthern.com

LONDON 255 Queens Avenue 11th Floor London, N6A 5R8 519-672-9330

KITCHENER 55 King Street W Suite 1001 Kitchener, N2G 4W1 226-476-4444

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EXCLUSIVELY FOR LANDLORDS Lawyers Licensed Paralegals Rent Control Consultant LANDLORD TENANT BOARD FIRE CODE SMALL CLAIMS BUILDING CODE CONDOMINIUMS HUMAN RIGHTS THE VOICE OF THE FEDERATION OF RENTAL-HOUSING PROVIDERS OF ONTARIO

23

FEATURE

“

MORE THAN 98 PER CENT OF BUSINESSES AND INSTITUTIONS ARE NOT REQUIRED TO RECYCLE, SO THEY OFTEN DON’T.”

“More than 98 per cent of businesses and institutions are not required to recycle, so they often don’t,” Lysyk submits. “Sending waste to landfills is relatively cheap, so even easily recyclable products from places like offices, restaurants, movie theatres, retail stores and warehouses end up as landfill garbage.”

The audit also reveals a varying commitment to compliance.

Data for approximately 1,260 inspections conducted over a fiveyear period ending in 2019 shows an overall 88 per cent compliance rate with building-level requirements to separate out recyclable materials from the waste stream, with office and multi-residential buildings both surpassing that average.

Waste audit figures for the same period provide more insight.

Multi-residential buildings are not subject to requirements for selfreported audits and waste reduction plans, but office buildings demonstrate a wide range of performance — from a low of 36 per cent to a high of 90 per cent waste diversion. That’s a pattern seen

24

FAIR EXCHANGE | WINTER 2021

elsewhere, with universities exhibiting one of the widest swings from a low of 11 per cent to a high of 81 per cent diversion.

QUALITY CONTROL NOT ENFORCED THROUGH INSPECTIONS

The report notes that during inspections, designated bins for recyclable materials and waste are looked at for evidence of source separation, but inspectors typically don’t check to ensure recyclable material is uncontaminated with waste or organics. Nor do they require recordkeeping to show that recyclables are shipped to legitimate recycling facilities.

“Broad compliance with the Source Separation Regulation does not necessarily result in higher waste diversion. The regulation does not require establishments to achieve a specific performance outcome, such as a diversion target, only to make ‘reasonable efforts’ to divert collected materials,” the audit report states.

It suggests the government’s pullback on requirements for audits and reduction plans could be part of that disconnect. Since April 2019, Ministry inspectors have focused only on the rules for separating recyclable and waste mate-rials, downplaying the documentation and planning exercises that are meant to steer participants’ attention to opportunities to curb waste and increase diversion.

The audit also raises serious concerns about where much of the recyclable material goes after it is sorted out at buildings — deducing that it often ends up in landfill because it is taken to transfer stations that aren’t equipped to handle it. In response, the report calls for more data and transparency.

“Establishments do not have access to information about waste industry activities to verify where recyclables are taken or to make informed decisions when contracting waste services,” it states.

“The Ministry does not compile or publish information about waste management companies’ operations, such as their diversion rates, the types of materials they divert, or what they do with the materials they handle.”

The Ministry is urged to update its 25-year-old list of mandated materials for recycling to add the coffee cups, compostable packaging and an expanded range of plastics that it is now feasible to recycle, and to more actively promote looming targets for diverting organic waste in the ICI and multi-residential sectors. The latter were invoked through the 2018 organic waste policy.

“The policy requires multi-residential buildings and large establishments to reduce and divert organic waste by either 50 per cent or 70 per cent, depending on their size and subsector, by 2025,” the audit advises. “This could result in added costs for the affected multiresidential buildings and establishments that require budgeting, but the Ministry has not yet provided essential guidance on how to calculate the baseline for the target, nor undertaken outreach activities to promote compliance with the policy.”

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2021 CORPORATE MEMBERS

For more information on the benefits of Corporate Membership please contact us at membership@frpo.org.

4RENT.CA 610 Applewood Crescent, Suite 401 Vaughan, ON L4K 0E3

Attn: Leo Racioppo TF: 888-761-3313 ext. 2222 leo@mediaclassified.ca

2800 14th Avenue, Unit 13 Markham, ON L3R 0E4

AIRD & BERLIS LLP Brookfield Place 181 Bay Street, Suite. 1800, Box 754 Toronto, ON M5J 2T9

Attn: Tom Halinski T: 416-865-7767 F: 416-863-1515 thalinski@airdberlis.com

1903-2300 Yonge Street Toronto, ON M4P 1E4

2001 Sheppard Avenue East, Suite 500 Toronto, Ontario M2J 4Z8

CANADIAN APARTMENT MAGAZINE Attn: Bryan Chong T: 416-512-8186 ext. 232 bryanc@mediaedge.ca

18 York Street, Suite 400 Toronto, ON M5H 2T8

50 Ritin Lane, Unit 4 Concord, ON L4K 4C9

25 Advance Road Toronto, ON M8Z 2S6

169 City View Drive Toronto, ON M9W 5B1

One London Place 255 Queens Avenue, 11th Floor London, ON N6A 5R8

100 Sheppard Avenue East, Suite 300 Toronto, ON M2N 6Z1

947 Verbena Road Mississauga, ON L5T 1T5

301 Matheson Boulevard West Mississauga, ON L5R 3G3

155 Regina Road #4 Vaughan, ON L4L 8L9

366 Westpark Crescent Waterloo, ON N2T 3A2

174 Simcoe Street North Oshawa, ON L1G 4S9

202 - 225 Pinebush Road Cambridge, ON N1T 1B9

110 Matheson Blvd W, Suite 210 Toronto, ON L5R 4G7

550 Alden Road Unit 110 Markham, ON L3R 6A8

448 Hargrave #4B Winnipeg, MB R3A 0X5

HORIZON

C O N N E C T

C O N S T R U C T I O N

25 Mobile Drive North York, ON M4A 1H5

43 McCormack Street Toronto, ON M6N 1X8

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FAIR EXCHANGE | WINTER 2021

Attn: Don Neufeld C: 403-815-8672 F: 905-755-8885 dneufeld@coinamatic.com

Attn: Jon Mesquita T: 226-751-3790 jon@diversoenergy.com

Attn: Lauri Alty T: 519-624-9965 lalty@efficiencyengineering.com

Attn: David Morris T: 905-470-7723 davidmorris@firetronics.ca

Attn: Theo Petridis T: 416-333-3329 theo@grebiangroup.com

1 Concorde Gate, Suite 900 Toronto, ON M3C 4H9

Attn: Michael Lirangi T: 416-571-8940 MICHAEL_LIRANGI@homedepot.com

18 York Street, Suite 1500 Toronto, ON M5J 2T8

34 Leading Road, Unit 10 Etobicoke, ON M9V 3S9

70 Carson Street Etobicoke, ON M8W 4Z6

C.H.A.M.P ENGINEERING LIMITED Attn: Frank Lippa T: 416-741-2222 frankl@champeng.com

Attn: Paula Gasparro T: 647-729-8435 F: 416-646-1009 paula.gasparro@cmls.ca

CYNERGY MECHANICAL LTD. Attn: Gerald McCann T: 416-749-2200 F: 877-749-2200 gmccann@cynergymechanical.ca

DULUX PAINTS 8200 Keele Street Concord, ON L4K 2A5

Attn: Mark Doyle T: 416-768-4110 doyle@ppg.com

ENBRIDGE GAS INC. 500 Consumers Road North York, ON M2J 1P8

Attn: George Hantzis T: 416-758-4762 george.hantzis@enbridge.com

FIRST NATIONAL FINANCIAL CORP. 100 University Avenue North Tower, Suite 700 Toronto, ON M5J 1V6

Attn: Aaron Cameron T: 416-597-7681 F: 416-593-1900 aaron.cameron@firstnational.ca

GOTTARENT.COM 211 Pritchard Rd. Unit #4 Hamilton, ON L8J 0G5

Attn: Martina Gezic T: 888-440-2099 mgezic@gottarent.com

HOMEPRO PEST CONTROL 3400 14th Avenue, Unit #3 Markham, ON L3R 0H7

Attn: Simon Leith T: 416-488-7378 info@homepropestcontrol.ca

ICS FACILITY SERVICES

HD SUPPLY CANADA INC. Attn: Basil Sealy TF: 800-782-0557 basil.sealy@hdsupply.com

Attn: Pauline Grist T: 416-663-7976 pauline@brookrestoration.ca

CMLS

HOME DEPOT CANADA

HORIZONCONNECTCONSTRUCTION Attn: Jamie Carvalho T: 416-745-8555 jamie@horizoncc.ca

Attn: Guy-Anne Duval T: 613-748-2000 F: 416-250-3204 gduval@cmhc-schl.gc.ca

GREBIAN GROUP INC.

GRYD

Attn: Josh Glow T: 866-343-4793 info@gryd.com

17 Haas Road Toronto, ON M9W 3A1

FIRETRONICS 2000 INC.

FIRSTONSITE

Attn: Craig Smith T: 877-778-6731 craig.smith@firstonsite.ca

11 Kelfield Street Toronto, ON M9W 5A1

CANMAR CONTRACTING LIMITED Attn: Mark Lecce T: 416-674-8791 F: 416-674-7956 markl@canmarcontracting.com

Attn: Laura Mastrandrea T: 905-302-1565 laura.mastrandrea@bell.ca

BROOK RESTORATION

EFFICIENCY ENGINEERING

EN-PRO

Attn: Luke Slater T: 416-587-9420 lslater@en-pro.com

100 Wynford Drive, 3rd Floor Toronto, ON M3C 4B4

DIVERSO ENERGY

EDGE GROUP LTD

Attn: Frank Di Giacomi T: 905-850-2332 ext. 102

Attn: Toto Babic T: 416-626-6289 toto@bradaconstruction.com

COINAMATIC CANADA INC.

DELTA ELEVATOR CO. LTD. Attn: Jeff Righton T: 905-828-4423 F: 519-745-7587 jrighton@delta-elevator.com

Attn: Joe Almeida T: 416-673-4015 joe.almeida@avisonyoung.com

Attn: Robert Ghaeli T: 416-285-5388 F: 416-285-7088 mail@acegroupgta.ca

BELL

CMHC ONTARIO BUSINESS CENTRE

COHEN HIGHLEY LLP Attn: Kristin Ley T: 519-672-9330 F: 519-672-5960 ley@cohenhighley.com

39 Cranfield Road East York, ON M4B 3H6

BRADA CONSTRUCTION LTD.

CITREX

Attn: Vladyslava Kapustina T: 800-643-6922 C: 416-877-9229 info@citrex.ca

Attn: Naji Hassan T: 905-474-9569 naji@absi.ca

ACE GROUP OF COMPANIES ACE PAINTING & DECORATING CO. / CRANFIELD GENERAL CONTRACTING/ V&E CLEANING

AVISON YOUNG COMMERCIAL REAL ESTATE

BONDI ENERGY CORP Attn: Belinda Gilbey T: 416-300-0042 belinda@bondicorp.com

ACCENT BUILDING SCIENCES INC.

6500 Silver Dart Drive, Unit 228A Mississauga, ON L5P 1A2

Attn: Ron Boyko T: 416-402-5497 ron@i-c-solutions.ca

1200-20 Eglinton Avenue West Toronto, ON M4R 1K8

Attn: Amanda Dunn amanda.dunn@informa.com

Attn: Greg Abramowitz T: 416-934-2040 gabramowitz@kijiji.ca

500 King Street West Toronto, ON M5V 1L9

LANDLORD WEBCON/ RENT SYNC 271B Merritt St Unit 4 St. Catharines, ON L2T 1K1

Attn: Leigh-Ann Frommann T: 905-397-5088 ext. 22 leighann@landlordwebsolutions.com

2001 Albion Road, Unit 22 Etobicoke, ON M9W 6V6

Attn: Anthony Taylor T: 416-771-9483 anthony@lincolngroup.ca

450 West 33rd Street New York, AB, 10018

Attn: Greg Devine T: 905-856-5200 g.devine@mcintoshperry.com

METRO JET WASH CORPORATION 14 Ronson Drive Toronto, ON M9W 1B2

Attn: Brian DeCarli T: 416-741-3999 F: 416-741-9088 brian@metrojetwash.ca

8133 Warden Avenue, Suite 601 Markham, ON L6G 1B3

2816 Bristol Cir. Oakville, ON L6H 5S7

610 Applewood Crescent #401 Vaughan, ON L4K 4B4

158 Don Hillock Drive, Unit 3 Aurora, ON L4G 0G9

R

944 South Service Road Stony Creek, ON L8E 6A2

OD BYRNE CONTRACTING 20 Hamilton Road Barrie, Ontario L4N 8Y5

Students.com

94 Church Street St. Catharines, ON L2R 3C8

Attn: Lori Flear T: 647-948-8181 lorif@odbyrne.ca

RELIANCEPROPERTY MANAGEMENTDIVISION 2 Lansing Square 12th Floor Toronto, ON M2J 4P8

Attn: Sahil Kapila T: 416-270-7736 SKapila@reliancecomfort.com

65 Woodstream Boulevard, Unit 12 Vaughan, ON L4L 7X6

100 University Ave, North Tower, Suite 400 Toronto, ON M5J 1V6

90-100 Floral Parkway North York, ON M6L 2C6

200 Yorkland Boulevard Toronto, ON M2J 5C1

4299 14th Avenue Markham, ON L3R 0J2

Attn: Robert McKellar, P.Eng. T: 416-992-3418 bmckellar@multilogicenergy.com

NORSTAR WINDOWS & DOORS LTD.

Attn: John Vacca T: 905-643-9333 F: 905-643-3633 jvacca@norstarwindows.com

Attn: David Petrozza, Director T: 905-605-4722 david@pacbuildinggroup.com

91 Pippin Road Concord, ON L4K 4J9

X G

40 Bethridge Road Etobicoke, ON M9W 1N1

NORTEX ROOFING LTD. Attn: Mark Dovale T: 416-236-6090 F: 416-236-6091 markr@nortexroofing.com

PARITY INC. 579 Richmond Street West, Suite 200 Toronto, ON M5V 1Y6

80 Citizen Court, Unit 11 Markham, ON L6G 1A7

Attn: Mike Mulqueen T: 647-444-9644 mikem@paritygo.com

Attn: Philip Staite T: 905-305-0195 pstaite@qaelevator.ca

RENTSYNC

Attn: Allan Chau TF: 888-665-8870 allan@rentmoola.com

672 Dupont Street, Unit 504 Toronto, ON M6G 1Z6

Attn: Greg Stokes T: 416-446-7014 F: 416-446-7416 greg.stokes@rci.rogers.com

Attn: Max Steinman T: 905-397-5088 sales@rentsync.com

SAGE BUILT LTD. 28 Sykes Avenue Toronto, ON M9N 1C9

Attn: Marc Anthony Clauser T: 647-688-1349 Estimating@SageBuilt.ca

SKY CONTRACTING INC

SHERWIN-WILLIAMS CO. 24 Carlaw Avenue Toronto, ON M4M 2R7

Attn: Carlos Lopes T: 905-660-2353 TF: 888-660-2353 sales@multitech2000.com

QUALITY ALLIED ELEVATOR

Attn: Maria Lato T: 416-398-4052 ext. 316 mlato@precisebi.com

Attn: Ben Strong T: 647-457-8618 swrep6993@sherwin.com

Attn: Steve Cornelius T: 647-278-0190 steve.cornelius@mesca.ca

MULTITECH CONTRACTING 2000 INC.

ROGERSCOMMUNICATIONSINC. 855 York Mills Road Toronto, ON M3B 1Z1

Attn: Yivgeni Matoussov T: 416-743-8484 ext. 141 F: 416-740-8687 sales@metrocompactor.com

MITSUBISHI ELECTRIC SALES CANADA INC.

RENTMOOLA 1030 West Georgia Street #710 Vancouver, BC V6E 2Y3

SIMPLY GROUP OF COMPANIES Attn: Michael Spence T: 647-969-0243 mike.spence@mysimplyled.com

145 Heart Lake Road South Brampton, ON L6W 3K3

PRECISE PARKLINK

READJONESCHRISTOFFERSENLTD. Attn: Philip Sarvinis T: 416-977-5335 PSarvinis@rjc.ca

Attn: Michael Gnat T: 416-635-4835 F: 416-635-4798 mgnat@midnothern.com

Attn: David Boyle T: 647-426-2641 david.boyle@mcap.com

METRO COMPACTOR SERVICE

PAC BUILDING GROUP

PLACES4STUDENTS.COM Attn: Laurie Snure T: 866-766-0767 ext. 102 F: 905-346-0859 laurie@places4students.com

Attn: Craig Thornton T: 877-513-5133 SalesInquiry@metergysolutions.com

MULTILOGIC ENERGY SOLUTIONS INC.

NEXTHOME

Attn: Jacky Hill T: 905-532-2588 jacky.hill@nexthome.ca

200 King Street West, Suite 400 Toronto, ON M5H 3T4

MIDNORTHERN APPLIANCE 4250 Dufferin Street North York, ON M3H 5W4

Attn: Leigh Newman T: 416-889-8421 leigh@leostargroup.com

MCAP FINANCIAL CORPORATION

Attn: Ross Middleton T: 289-233-1283 rmiddleton@livnorth.com

METERGY SOLUTIONS

MOEN

Attn: Michael Hicks T: 905-829-6197 michael.hicks@moen.com

3583 Sheppard Avenue East Toronto, ON M1T 3K8

LIV NORTH 4 Paget Road Brampton, ON L6T 5G3

Attn: Steven Gross T: 416-577-6320 sgross@kingsettcapital.com

LEOSTAR GROUP

Attn: Robert Mancuso T: 631-404-9082 mancuso@latch.com

MCINTOSH PERRY 6240 Highway 7, Suite 200 Woodbridge, ON L4H 4G3

40 King Street West, Suite 3700 Toronto, ON, M5H 3Y2

LATCH

LINCOLN CONSTRUCTION GROUP

CONSTRUCTION GROUP

KINGSETT CAPITAL

KIJIJI FOR BUSINESS

INFORMA CONNECT

Unit 3, 2410 Dunwin Drive Mississauga, ON L5L 1J9

Attn: Berat Bajrami T: 905-820-5500 beratb@skycontractinginc.com

THE VOICE OF THE FEDERATION OF RENTAL-HOUSING PROVIDERS OF ONTARIO

27

2021 CORPORATE MEMBERS

SNAILE, CANADA’S PARCEL LOCKER COMPANY 1 Crescent Road, The Hub Bldg Snaile suite 214 Huntsville, ON P1H 1Z6

2550 Victoria Park Avenue, Suite 602 Toronto, ON M2J 5A9

Attn: Patrick Armstrong T: 705-242-4808 patrick.armstrong@snaile.com

STEPHENSON ENGINEERING LIMITED

Attn: Mohsen Mansouri P.Eng., LEED AP T: 416-635-9970 ext. 222 C: 647-923-2481 F: 416-635-9985

66 Leek Crescent Richmond Hill, ON L4B 1H1

3200 Dufferin Street, Suite 300 Toronto, ON M6A 3B2

TAC MECHANICAL INC. 36 Kelfield Street Toronto, ON M9W 5A2

Attn: Patrick Carbone T: 416-798-8400 F: 416-798-8402 patrick@tacmechanical.com

66 Wellington Street West, 39th Floor Toronto, ON M5K 1A2

TORLYS SMART FLOORS INC. 1900 Derry Road East Mississauga, ON L5S 1Y6

Attn: Jon Kronemeyer T: 416-882-3769 jon.kronemeyer@torlys.com

72 Corstate Avenue Vaughan, ON L4K 4X2

3390 South Service Road, Suite 201 Burlington, ON L7N 3J5

2021 ASSOCIATE MEMBERS

ADVERTISING & PUBLISHING SERVICES 4rent.ca Canadian Apartment Magazine Gatemaster Inc. - Vroomsi Gottarent.com Gryd Kijiji For Business Magneto Design National Efficiency Systems NextHome Places4Students.com Rent Board of Canada Rental Housing Business (RHB) Magazine APPLIANCES & LAUNDRY SERVICES Better Distribution Coinamatic Canada Inc. Midnorthern Appliance River Rock Laundry Sparkle Solutions APPRAISERS, MARKET ANALYSIS & RESEARCH Altus Group Ltd. Veritas Valuation Inc. ASSESSMENT AGENCY Municipal Property Assessment Corp.

ASSET MANAGEMENT Suitespot Technology BUILDING ENVELOPE, ENVIRONMENTAL & ENGINEERING CONSULTANTS Accent Building Sciences Inc. C.H.A.M.P. Engineering Efficiency Engineering Inc. Mann Engineering Ltd. McIntosh Perry Parity Pretium Engineering RJC Engineers Roma Building Restoration Ltd. Sense Engineering Ltd. Stephenson Engineering Limited Synergy Partners Consulting Watershed Technologies Inc.

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FAIR EXCHANGE | WINTER 2021

SYNERGY PARTNERS CONSULTING

25 Sheppard Avenue West #300 North York, ON M2N 6S6

TD COMMERCIAL MORTGAGE GROUP

Commercial • Residential • Industrial • Hospitality

100 Wilkinson Road, Unit 16-18 Brampton, ON L6T 4Y9 Montreal

•

Ottawa

•

Toronto

WSP Wynspec Engineering CABLE, SATELLITE & TELECOM Bell Canada Rogers Communications Canada Inc. CONSULTING Altus Group Ltd. Canadian Tenant Inspection Services Ltd. H&L Management Ltd. LATCH Parcel Pending PSN – Performance Solutions Network Corp.

Rentsync ELEVATOR MAINTENANCE & REPAIR Delta Elevator Co. Ltd. Quality Allied Elevators ENERGY SERVICES Bondi Energy Corp.

Diverso Energy ECNG Energy Group Enbridge Gas Inc. Enersavings Inc. En-Pro InLight LED Solutions Metergy Solutions Metrosphere Light Corp.

Mitsubishi Electric Canada MultiLogic Energy Solutions Inc. Nerva Energy Novitherm Canada Inc. Reliance Property Management Division Simply Group of Companies Watershed Technologies Inc Wyse Meter Solutions Inc. Yardi Canada Ltd. FINANCES & MORTGAGE SERVICES Canadian Mortgage Capital Corporation CMHC CMLS Financial First National Financial Corp.

KingSett Capital MCAP Financial Corporation

•

Edmonton

511 Edgeley Boulevard, Unit 2 Vaughan, ON L4K 4G4

6 Gurdwara Rd. Suite 205 Ottawa, ON K2E 8A3

Attn: Victoria Thornbury TF: 844-999-7687 vthornbury@westlandmygroup.ca

FIRE SAFETY SERVICES AFPS - Accurate Fire Protection & Security Firetronics 2000 Inc. Trace Fire Protection INSURANCE Westland MyGroup Zipsure.ca LEASING PROFESSIONALS Bonnie Hoy & Associates Places4Rent Inc./The Rent Board of Canada Sheryl Erenberg & Associates LEGAL SERVICES, RENT CONTROL & PROPERTY TAX Aird & Berlis LLP Altus Group Ltd. Cohen Highley LLP Debra Fine Barrister & Solicitor Dharsee Professional Corp Dickie & Lyman Lawyers LLP Frank Feldman Law Gardiner Roberts LLP SPAR Property Paralegal Professional Corporation Zarnett Law Professional Corporation PARKING Edge Group Ltd. Precise ParkLink PEST MANAGEMENT HomePro Pest Control Orkin Canada Pest Control Plus Terminix Canada PROPERTY MAINTENANCE, CONSTRUCTION & REPAIR Absolute Ventilation Inc. ACE Painting & Decorating Co. All Professional Trades Services Inc. Altona Renovation Ltd.

Attn: Frank Settino T: 855-873-2964 F: 905-660-9229 frank.settino@thebynggroup.com

VISTA SERVICES

Attn: Ron Buffa T: 905-660-3334 ext. 341 F: 905-761-9841 rbuffa@torquebuilders.com

Peoples Group TD Commercial Mortgage Group Vista Services

Attn: Elik Jaeger T: 647-797-1997 elik.jaeger@suitespottechnology.com

THE BYNG GROUP

Attn: Alex Rukin T: 416-983-5819 F: 416-944-6650 alex.rukin@td.com

Attn: Yusuf Yenilmez T: 905-454-0111 F: 905-454 0121 info@zgemi.com

Attn: Maria Mascall T: 416-671-1916 F: 905-660-2268 maria@sparklesolutions.ca

SUITESPOT TECHNOLOGY

Attn: Naj Jivaji T: 647-479-8561 njivaji@synergypartners.ca

Attn: Robert Kuh T: 416 -399-3849 rkuh@vistaservices.ca

WYSE METER SOLUTIONS INC. 7077 Keele Street, Suite 201 Concord, ON L4K 0B6

ZGEMI INC.

YARDI CANADA LTD. 5925 Airport Road, Suite 605 Mississauga, ON L4V 1W1

100 Courtland Avenue Concord, ON L4K 3T6

WESTLAND MYGROUP

T: 905-850-8080 sales@watermatrix.com

Attn: Peter Altobelli T: 888-569-2734, ext. 7211 F: 905-362-0939 sales@yardi.com

Attn: Safiyyah Alibhai T: 905-475-0707 safiyyah@solidgc.ca

TORQUE BUILDERS INC.

WATER MATRIX INC. 7930 Huntington Road, Unit 3 Vaughan, ON L4H 4M8

SPARKLE SOLUTIONS

SOLID GENERAL CONTRACTORS INC.

Attn: Peter Mills T: 416-709-0079 F: 416-869-3004 pmills@wysemeter.com

ZIPSURE.CA 3390 South Service Road, Suite 201 Burlington, ON L7N 3J5

AMRE Supply Beautiful Floors & Janitorial Brada Construction Ltd. Brook Restoration CanMar Contracting Ltd. CDM Distribution Inc. – 4 Corners Certified Clean Air Services Inc. CitRex Corp.

Conterra Restoration Ltd. Cranfield General Contracting Cynergy Mechanical Ltd. DBS Dulux Paints Edge Group Ltd. FirstOnSite Restoration Forest Contractors Ltd. Grebian Group Inc. H&S Building Supplies Ltd. HCS Contracting HD Supply Canada Inc. Horizon Connect Construction ICS Facility Services Intact Renovations & Contracting Inc. JDavis Painting LEaC Shield Ltd. Leostar Group Lincoln Construction Group Liv North Maxim Group General Contracting Metro Compactor Service Metro Jet Wash Corporation Modern Pro Contracting Moen Multitech Contracting 2000 Inc. Neutral Contracting Group Inc. New-Can Group Inc. Norstar Windows and Doors Ltd. Nortex Roofing Ltd. Nu-Era Building Restoration Inc. OD Byrne Ltd. PAC Building Group Palmark Construction Ltd. Reliance Property Management Division Roma Building Restoration Ltd. Sage Built Ltd. Sherwin-Williams Co. Sky Contracting Inc. Snaile, Canada’s Parcel Locker Company Solid General Contractors Inc.

Attn: Victoria Thornbury TF: 844-999-7687 vthornbury@westlandmygroup.ca

Suitespot Technology Tac Mechanical Inc. The Byng Group The Home Depot The Pascoal Group TORLYS Smart Floors Inc. Torque Builders Inc. Traffix Vinyl Flooring Inc. Water Matrix Inc. ZGemi Inc. PROPERTY MANAGEMENT SOFTWARE Suitespot Technology Yardi Canada Ltd. REAL ESTATE Avison Young Commercial Real Estate CBRE Limited Colliers International London Colliers International Toronto EPIC Investment Services LP Skyview Realty Ltd., Brokerage SVN Rock Advisors Inc., Brokerage RENT PAYMENTS Payquad Solutions Inc. RentMoola RENTAL HISTORY, TENANT CREDIT REPORTING & COLLECTION AGENCIES Canadian Credit Protection Corp.

Gatemaster Inc. - TenChek Rent Check Credit Bureau TENANT SERVICES UR Concierge Services Inc. TRAINING & EDUCATION Informa Connect PSN - Performance Solutions Network Corp.

Sheryl Erenberg & Associates Taeus Group Inc. WASTE MANAGEMENT Metro Compactor Service Waste Management of Canada Corp.

Over 25 Years’ Experience in Renovating Apartments and Condominiums

General Renovations

Kitchen Renovations

Painting

Cleaning of Units

Plumbing *

Flooring

Bathroom Renovations

Electrical *

Fire and Flood Restoration

Custom Cabinetry

Drywall and Crown Molding

Fencing

* Use a Licenced Plumber and Licenced Electrician (ESA)

www.multitech2000.com

Municipal Licence No. T85-4186258

“Yardi Investment Manager has been a critical element of Baceline’s ability to grow our investor base and scale our investor relations department.

The level of comprehensive, dynamic investment data brings confidence to our investors and credibility to our business.”

BACEL I N E I N V ES T M EN TS Lindsey Reevie Partner

Investments grow on Yardi •

Provide a branded investor portal to publish property metrics and data

•

Automate the subscription agreement process for new investment opportunities

•

Track capital activity, investor commitments, contributions and distributions

Learn with us at Yardi.com/Webinars

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