FE November 2021 by MediaEdge

NOVEMBER 2021

IMPACTS OF THE FEDERAL ELECTION CMHC RENTAL MARKET ANALYSIS THE NEW “SHELTER” DOCUMENTARY TRANSITIONING TO AN ESG CULTURE THE VOICE OF THE FEDERATION OF RENTAL-HOUSING PROVIDERS OF ONTARIO

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CONTENTS NOVEMBER 2021

FEATURES 14 DRIVING POSITIVE CHANGE

Maximizing your ESG impact in multi-residential real estate

CITY OF APARTMENTS

Policy changes affecting the rental housing industry

21 ONLINE LISTINGS THAT WORK

Getting the most from your digital ads

24 MARKET INSIGHTS FROM CMHC

New data indicates higher degree of vulnerability at the national level

DEPARTMENTS

COLUMNS 6

PRESIDENT’S MESSAGE

10 CFAA REPORT 30 CERTIFIED RENTAL BUILDING UPDATE

UPCOMING INDUSTRY EVENTS

23 SPONSOR SPOTLIGHT 28 SMALL LANDLORD, BIG PROBLEMS 36 2021 MEMBER DIRECTORY

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

PRESIDENT’S MESSAGE

WINDING DOWN ANOTHER COVID YEAR

T TONY IRWIN

President & CEO FRPO

FAIR EXCHANGE | NOVEMBER 2021

he last 20 months has been quite a journey for everyone across the globe. Here in Ontario, rental-housing providers have stepped up and played a vital role in supporting our rental ecosystem. You continued to provide exceptional service to your residents, while operating expenses increased and revenues declined. Thank you. You have my utmost respect and admiration. FRPO has worked hard all year to ensure you have a strong voice at Queen’s Park. Since the start of the pandemic, we have provided regular updates to policy makers on how COVID-19 is impacting our industry. In 2021, our advocacy has focused on ensuring the rent freeze was not extended and that the 2022 rent guideline, announced in June, was not rescinded. In addition, FRPO continued to call for an increase in resources to improve the functioning of the Landlord and Tenant Board Despite the ongoing challenges of COVID-19, the past few months have felt relatively normal compared to where we were a year ago. Talk of the omicron variant has begun to stir up new concerns as we head into the holiday season, but it’s still too soon to fully understand the implications of the new strain. With kids under twelve now eligible for vaccination, let’s hope we can better manage any new storms that come our way. If this pandemic has proven anything, it’s that we’re resilient. On the positive side, the 2021 MAC Awards are just around the corner, and we at FRPO anticipate a wonderful evening of fun and celebration! Like last year, the event will be held virtually—but that won’t stop us from properly acknowledging the industry’s accomplishments or celebrating the hard work that went into making this unprecedented year a success. A shout-out to all our members for their ongoing commitment to providing quality rental housing despite the continued challenges.

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FRPO UPCOMING EVENTS

UPCOMING INDUSTRY EVENTS DEC

THE BUILDINGS SHOW

Dec 1-3, 2021 | 8:00 am - 4:00 pm Metro Toronto Convention Centre North America’s leading exposition, networking and educational event for design, construction and property management industries returns face-to-face in 2021. Our team is busy planning a safe and fantastic event and we look forward to reconnecting! We will continue to closely monitor the situation around COVID-19 and will update you across our channels. The Buildings Show and Informa are committed to making the Show a safe and secure environment.

DEC

2021 MAC AWARDS VIRTUAL PRESENTATION

Dec 3, 2021 2:00pm - 4:00pm Virtual Event The MAC Awards is the most important annual event for our members and recognizes the leaders in Ontario’s vibrant rental housing industry. These prestigious awards highlight excellence in a variety of categories including customer service, construction, sustainability, marketing and personnel. Last year marked the 20th anniversary of the MAC Awards program. We are pleased to re-introduce our full complement of awards this year and have received a record number of submissions. After careful consideration, the 2021 MAC Awards will be held virtually this December as FRPO gears up for a gradual return to in-person events in 2022. This was a difficult decision but one that was made in the best interest of our members and staff. We appreciate your understanding during these challenging times.

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

FAIR EXCHANGE | NOVEMBER 2021

APR

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CFAA REPORT

OPPORTUNITIES AND RISKS

What’s changed since the September federal elections BY

JOHN DICKIE, CFAA PRESIDENT

ince the Liberal party was re-elected on September 20, 2021, not much has changed in terms of the dynamics of how Canada will be governed. The natural “partners” remain the Liberals and the NDP, and the Liberals can still win a confidence vote if any one of the three main opposition parties votes with them, or even abstains. What has changed to some degree is the focus on various issues, including housing and energy measures that may have an impact on the rental sector.

The September 20 federal election made hardly any change in the dynamics of governing Canada. As before the election, the natural “partners” are the Liberals and the NDP. As before the election, the Liberals can win a confidence vote if any one of the three main opposition parties votes with them, or even abstains. Table 1 shows the election result by regions of interest. 10

FAIR EXCHANGE | NOVEMBER 2021

HOME OWNERSHIP ISSUES

Housing affordability was a major focus of the campaign, largely in the owner-occupation space. The Conservatives promised to encourage better access to home ownership through speeding up construction and facilitating borrowing via better treatment for the self-employed in mortgage and mortgage insurance applications, promoting seven

Table 1: Seats won 2021 Federal General Election Party

Canada

Ontario

GTA

Ontario outside the GTA

Canada other than Ontario

Liberals

160

Conservatives

119

Bloc

NDP

Canadian houses” for the next two years • And, expanding the upcoming tax on vacant housing owned by non-resident, non-Canadians “to include foreign-owned vacant land within large urban areas”.

32 5

Green

Total

338

121

217

Source: https://www.theglobeandmail.com/politics/federal-election/2021-results/ November 8, 2021

to 10-year mortgage terms, and allowing current homeowners to switch between lenders without needing to pass the stress test. Meanwhile, the Liberals promised a long list of changes mostly aimed at helping firsttime home buyers, including: • Programs to encourage rent-to-own arrangements • Forcing CMHC to cut mortgage insurance rates for first-time home buyers by 25% – saving the average homeowner $6,100 over their mortgage term • A new First Home Savings Accounts for savings for a down-payment of up to $40,000 – tax free on deposit, withdrawal and on the future sale of the home • And, doubling the first-time home buyers credit from $5,000 to $10,000.

money put into the First Home Savings Account should be taken into income when the house is sold.

CURBING HOUSING SPECULATION

The Liberals also promised an assortment of measures aimed at curbing speculation. These include: • An “anti-flipping tax” on residential properties, requiring properties to be held for at least 12 months, apart from certain exceptions, such as needing to move to take a new job or a family breakdown • Banning “new foreign ownership of

These measures would deliver additional tax and mortgage preferences to homeowners, who are already heavily favoured over renters. For fairness to renters, CFAA believes the

We can expect to see many of those Liberals promises implemented, possibly in stages.

RENTAL HOUSING ISSUES

The Liberals also promised a $4B fund for major municipalities to speed up planning approvals and provide offsets for inclusionary zoning requirements. As well as being positive for rental housing developers, this could have some impact on reducing the current excess pressure on the housing markets. CMHC’s Rental Construction Financing Initiative will likely continue, with the funding as announced over the last few years. The Liberals also promise to continue with the National Housing Strategy (NHS), which is set to assist with the renewal and construction of 150,000 affordable homes, probably split 2/3 to renewal and 1/3 to new construction. The NDP promised to build 500,000 new affordable housing units over 10 years with

HOUSING NEED Immigration is likely to be increased to 400,000 to 425,000 people per year for three years (to catch up on the immigrants Canada did not receive because of the pandemic restrictions). Lots of immigration makes for lots of rental demand, but it would be better if the governments solved the issues of delays in housing development before increasing immigration.

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

CFAA REPORT

half of them over the first five years. They also promised financial help for tenants while that construction process played out. That was a positive promise by the NDP, who have historically focused entirely on building new social housing, rather that supporting renters with money to help them to pay their rents in the private market. Unfortunately, the Liberals seem disinclined to expand the Canada Housing Benefit beyond the modest increases already planned within the NHS. To some degree, the government’s priorities on rental housing issues may change depending on the views of the new Minister responsible for housing. The out-going Minister, Ahmed Hussen, was re-elected handily in his riding, and he may be re-appointed to that portfolio. His Parliamentary Secretary, Adam Vaughan, a long-time Toronto City Councillor and housing advocate, did not run for re-election.

ENERGY ISSUES

Under the Paris Accord, Canada’s commitment is to reduce Greenhouse Gas emissions by 30% of 2005 levels by 2030. A recent international report has called for that to be increased to 45%. The Liberals’ goal is to reduce emissions by 40 to 45%. As part of their plan to achieve that, the Liberals plan to increase the carbon tax from $40 per tonne to $170 per tonne by 2030, which will significantly raise the cost of natural gas and fuel oil. Through the National Research Council, the government is working on a new retrofit code, addressing retrofit requirements. The Liberals promise to have that code in place by 2025. The Liberals set 2030 as the goal for all new buildings to be “net-zero energy ready”. (In practical terms, that means all new low-rise buildings would need to be built with roofs strong enough to

take solar panels, but some may not have the solar panels installed.) To achieve those major GHG emissions reductions in rental housing, what is needed is major building retrofits. To heat buildings with electricity (either through resistance heating or heat pumps), buildings need to be made much better insulated and much more airtight. That means mechanical ventilation must be added, along with insulation and air sealing. With current technology and electricity costs, the necessary retrofits are cost-prohibitive. The rental housing industry needs better technology, cheaper electricity and/or substantial incentives to pay part of the costs of the necessary retrofits. The cost will be massive. CFAA is aware of the problem, and is working with the federal government to address it.

CFAA RENTAL HOUSING CONFERENCE 2022 The CFAA Rental Housing Conference 2022 will take place in downtown Toronto, in-person, from May 9 to May 11. Visit www.CFAA-FCAPI.ORG for more details. CFAA looks forward to seeing you there! FRPO is a key association member of CFAA, the sole national organization representing exclusively the interests of Canada’s $600 billion rental housing industry, which houses more than ten million Canadians.

FAIR EXCHANGE | NOVEMBER 2021

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DRIVING POSITIVE CHANGE Maximizing your ESG impact in multi-residential real estate BY

BITA MOMENI MANAGER, MARKETING & PRODUCT METERGY SOLUTIONS INC

FAIR EXCHANGE | NOVEMBER 2021

FEATURE

n Tuesday, October 26th, FRPO and Metergy partnered together to present a webinar session highlighting the benefits of ESG strategies in the multi-residential industry. The panelists discussed how a well-thought-out ESG strategy not only drives positive change in the communities we serve but also improves building operating costs, resident loyalty and building marketability.

The expert panel included Nisha Agrawal, Director, Sustainability and Operational Excellence at QuadReal, Marlee Kohn, Director, ESG at Starlight Investments, Ben Lemire, Director Corporate Sustainability at GWLRA, and Joe Brown, Vice President, Building Technology & Decarbonization Lead at KingSett. The session was moderated by Adrien Deveau, President at Metergy Solutions Inc. The panellists shed light on some of the challenges with implementing ESG strategies in multi-residential buildings. Ben shared that some of the opportunities include balancing sustainability and maximizing performance. The panellists also discussed the limited opportunities to recover costs in capitalintensive retrofits as well as benchmarking and integrating data management to shape sustainability efforts. They also highlighted that most of the time, building residents and tenants are not aware of the importance and benefits of incorporating ESG approaches in their building. Marlee summarized that there is a lot of emphasis on energy efficiency, but the spotlight is shifting to finding low cost, low carbon energy and the need to be mindful of not only the kind of energy we use, but also when we are using it rather than just solely focusing on reducing usage. Nisha shared some of the starting points for implementing sound ESG management. She mentioned that it starts with building certifications (i.e. LEEDS) and building

“

data collection. She highlighted the importance of the industry becoming more transparent to allow for more data sharing. Joe emphasized that the new goal of the E (Environment) in ESG is carbon reduction and that for developing new buildings, the focus will be on utilizing Passive House principles and zerocarbon as starting points. The panellists also shared some of the issues they’re looking into tackling for their multi-residential portfolios in the coming months and years. The panellists agreed that submetering will be key to efficiently managing building resources (for example, energy and water) and will be crucial to data reporting and the ability to continuously improve property management. Nisha brought up that another focus will be integrating smart buildings such as automation systems that can be remotely monitored, controlled, and fixed through cameras and sensors to future-proof building portfolios. On the social aspect of ESG, Marlee pointed out the importance of a balanced “peoplefirst” approach as people are the most important factor to moving the needle in the ESG across the buildings. Further examples include building meaningful relationships with the community and across the supply chain, expanding on resident/tenant well-being and finding ways to measure social impact. Embedding ESG strategies in property management is all about making everyone accountable for the organization’s priorities

(for example, establishing a sustainability scorecard across the organization’s assets). In 2030-2040, the panellists envisioned their portfolios to be smart, connected, resilient to climate change, and overall healthier buildings. Decarbonization of energy means moving towards electrification and exploring renewables. The audience was engaged throughout the session with one member who asked what part does G or governance plays in ESG? Panellists agreed on the need to align different sustainability standards (such as the Global Real Estate Sustainability Benchmark or Task Force on Climate-Related Financial Disclosures) and the challenge of benchmarking not being mandated. The invited industry experts also stressed the importance of accomplishing benchmarks with integrity and being honest with the results especially for those areas where the organization needs room for improvement. The panel also suggested that Canada should promote and be proud of its achievements in ESG strategies. Specifically, Adrien pointed out that Canada is one of the leaders in the Global Real Estate Sustainability Benchmark. A huge thank you to our panellists and all who attended the session. For those who missed out, please visit Registration (gotowebinar.com) to catch up on maximizing your ESG impact in multi-residential real estate. We look forward to partnering with FRPO to host more sessions in the near future!

DECARBONIZATION OF ENERGY MEANS MOVING TOWARDS ELECTRIFICATION AND EXPLORING RENEWABLES.”

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

FEATURE

CITY OF APARTMENTS

New “Shelter” documentary shines a spotlight on Toronto’s legacy of immigrant builders BY

JESSICA GREEN, DIRECTOR, PARTNERSHIPS GREENWIN INC

FAIR EXCHANGE | NOVEMBER 2021

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ho built Toronto? According to Ron Chapman’s documentary, “Shelter”, there’s only one answer to that question: immigrants. Between 1952 and 1975, over 500,000 rental apartment units were built by Jewish immigrants. These buildings were constructed to create community, safety, and shelter for those coming to the city to start a new life.

The documentary features interviews with some of the most successful and prolific developers in Toronto history: the Tenenbaums, the Diamonds, the Greens, the Browns, and many more. These are names that might not be familiar to all Torontonians, but they undoubtedly created the core infrastructure that made Toronto into the city it is today.

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CITY OF FIELDS TO CITY OF APARTMENTS

Toronto was the city that many immigrants from Europe came to before, during, and after World War II. What they found when they arrived was a city still in its infancy—one that wasn’t always hospitable to immigrants, particularly those who were Jewish or Catholic. They also found that there were not many places to live. In fact, back then Toronto was not much more than a small city surrounded by fields and farms. With 100,000 immigrants pouring into the city, housing was in critical need. As many of these new Canadians arrived virtually penniless, affordable housing was even more needed. Purchasing a car was out of reach for many, let alone a home or land. “They were broke, not poor,” clarifies Cary Green, Chairman of Greenwin, in the documentary. “They were committed Canadians. They knew what freedom meant.” They also knew that they needed to take care of each other. The spirit of community and love of neighbour was strong, with many sharing food, clothing, and anything else they could. But this commitment also developed in another way: several entrepreneurial-minded families decided to get involved in building the very shelter that so many people needed, effectively creating Toronto as we know it today from the ground up.

LEARNING WHILE YOU GO

Developing and building rental apartments was certainly not easy. From learning how to work with the city and navigating complicated zoning and building permit processes, there was also determining where to buy, where to build, when and how to sell. For many Jewish immigrants who arrived with goals of continuing to work in engineering fields, they found it impossible to deal with the anti-

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

FEATURE

“

DEALS WERE MADE OVER EGGS AND ONIONS AT STUBBY’S SMOKESHOP ON BATHURST. ON ANY GIVEN MORNING, YOU COULD WALK IN AND BUMP INTO A BUILDER OR THE MAYOR.”

Semitism they faced while trying to get a foothold in those positions. So, they turned to fixing and building, repairing things like walls and chimneys and getting paid in livestock— rarely ever in money. But as the years went by, they would work together and support each other, regardless of what development company they worked for or what family they were from. Often, this manifested in Saturday morning meetups between many of the Jewish developers in Toronto at a local coffee shop, Shopsy’s, where they would make deals, trade tips, and learn how to build the city together. They created their own little family. For the film’s Executive Producer Mark Kenney, being able to share these untold stories has been a passion project years in the making. As the President & Chief Executive Officer of CAPREIT, former Senior Property

Manager at Greenwin, and a self-described “fiercely proud Canadian”, he knows the hard work and determination it took to make Toronto into the welcoming place it is today. “Deals were made over eggs and onions at Stubby’s smokeshop on Bathurst. On any given morning, you could walk in and bump into a builder or the mayor. These moments built the foundation for what Toronto is today. With this film, we have been able to preserve and celebrate the stories—and buildings— that came out of landmarks like Stubby’s,” says Kenney. “We now have permanent documentation of the contributions that these iconic characters have made to our city.”

ONE-OF-A-KIND TORONTO

Rental housing is what makes Toronto unique. In fact, it has more older apartment buildings than any other city in North America. But what

makes these buildings really stand out? Their quality. They were built with the idea that they needed to look good, so the community looked good too. They were built with the idea that if you used quality materials, you would reduce the cost of maintenance over time. Mainly, though, they were built this way because people deserve to live a quality life. If you want to have a healthy city, you need to build. Toronto continues to grow, welcoming immigrants from around the world, because it is a place where they can belong. As we continue to open our arms to them, we need to not lose sight of the fact they need a place to live and call their own once they arrive. Toronto is uniquely positioned to give people the space they need to build their lives, thanks to the dedicated builders and developers that immigrated here over 60 years ago.

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COVER STORY

ONLINE LISTINGS THAT WORK Getting the most from your digital ads BY

HEATHER BRADY, REGIONAL SALE DIRECTOR, YARDI CANADA LTD.

re your rental listings attracting prospects? Is your message striking the right chord with apartment seekers? When marketing rental properties online, there are certain words and messages that should be avoided as they may unintentionally leave a negative impression. On the other hand, some words are known to have a positive impact.

WHAT TO AVOID IN YOUR ONLINE LISTING:

2/ Don’t put down your competition

1/ Don’t assume what the reader likes or dislikes

“We’re much more affordable than several other properties across the street.” This is almost like giving free advertising to your competitors. Wouldn’t you want to see if those higher-priced units come with bonus amenities that make the extra cost worth your while? It’s also a bad look to be negative. Stick to marketing your own property and show everyone why they should rent with you. If you just renovated several vacant units while your competition lags, focus on how great your improvements are. Don’t even mention the folks “down the street.”

“Our properties offer great throwback designs to a simpler time.” Maybe your prospects and residents aren’t into old-fashioned décor. In other words, you’re accidentally telling them to move along and look for something else. Instead, ask each prospect what they’re looking for, then highlight their interests throughout your communications, property tours, etc. Pro Tip: Craft questions for your leasing staff to explore with the prospects or use surveys to garner better insights on which features are most attractive on your properties (according to your current residents).

3/ Never make excuses “We haven’t had time to redo the carpeting, but that’s why this unit is such a great deal!” If any aspect of your property isn’t up to snuff, make it a priority to renovate and improve those features. If you have photos that show old or ragged carpeting, for instance, explain that you have plans to change the carpeting before anyone moves in. THE VOICE OF THE FEDERATION OF RENTAL-HOUSING PROVIDERS OF ONTARIO

COVER STORY

4/ O nly say you’ll do something or provide a service you know you can deliver on “Have friends who want to live here? Let’s get together to work it out.” It’s never a good idea to try to sell someone on a future scenario or service you can’t provide with certainty. Using the “friends” example above, the landlord in this case will have no way of knowing if a prospective renter will pass a credit and criminal background check. Pro tip: It’s always a good idea to ask for references. Just don’t make promises you can’t keep.

5/ D on’t advertise the flaws “It might be a noisy neighbourhood, but that’s the price you pay for such a great location.” Never ask anyone to make a sacrifice. You might as well be challenging your prospect to keep looking until they find their dream home. On the other hand, if the prospect has a concern, acknowledge what they’re saying, then contrast it with positive features of the property that offset the negative.

WORDS TO AVOID: “COZY” It’s well-established at this point that this word sounds like a substitute for “small” or “cramped.” “CHARMING” Like cozy, this word sounds like you’re covering something up. Are you putting a positive spin on a tiny, unrenovated kitchen? That’s not charming. It’s undesirable. “CLEAN” This should be a given. How dirty was it before? “UNIQUE” Do you mean no closets? Angled walls? “VINTAGE” Old. If you are referencing a particular style — like mid-century modern — say so! “MOTIVATED” Why? Some people are just casually browsing rentals. However, you might be able to motivate them with the perfect strategy, which includes knowing what not to say in your online property marketing.

SMART & IMPACTFUL WORDS TO USE: “YOU” Use “you” as your pronoun in any descriptive sentences to give the reader a sense of ownership already. Write like you are talking to a person who will probably move in. “You will see breathtaking mountain views from your kitchen.” “You can get to the freeway in just five minutes.” 22

FAIR EXCHANGE | NOVEMBER 2021

“UPDATED/NEW” If you’ve done anything to update your vacant space — whether it’s residential or commercial — let readers know right away. Updates tell potential renters that you’re the kind of landlord who takes care of their properties. It also puts them at ease to know there’s at least one thing they don’t have to worry about fixing anytime soon. “LANDSCAPED/LANDSCAPING” Be sure to describe the grounds as well as the building, especially if you live in an area with nice weather. Landscaping and other curb appeal factors add value to rentals too. “READY” Let renters know your space is ready to go, and there will be no wait or hassle moving in. “TILE/GRANITE/WOOD/STAINLESS” If your vacancy has any of these finishes, be sure to call them out in your online listing. “PETS” Whether you allow pets or not, being upfront about your policy will make sure you attract the right applicants without wasting anyone’s time. Remember, you need to know the difference between pets and emotional support animals. “CALL NOW/APPLY TODAY” Like any ad, you should include a clear call to action that will help convert prospects into leads. Tell them what the next step is.

READY, SET, MARKET!

As our world gets progressively more virtual and prospects are bombarded with messaging and imagery, it is essential to learn, acknowledge and articulate what makes you different as a brand, as a property. Language on your website is all about adding character to your properties and an essential part of creating a community. By using the right descriptors, coupled with a dynamic website and powerful imagery, you are well on your way to setting yourself apart in this thriving sector. Heather Brady is the Regional Sale Director at Yardi Canada, Ltd.

SPONSOR SPOTLIGHT

Noteworthy news and updates from our Platinum Corporate Sponsors

ROGERS

Ignite SmartStream makes it easier to find your favourites by integrating popular streaming services – with voice search! So you can search and discover new content in seconds.

Ignite SmartStream offers users:

• All-in-one streaming dashboard: Connect your streaming service subscriptions to Netflix, Amazon Prime and much more to get access to all your favourites in one place – including free content! • Smart voice search: Control your TV with your voice! The Voice Remote lets you search across all your streaming accounts for what you want to watch using simple voice commands. Try searching by actor or director, genre or even by a famous quote from a show or movie. Plus, you can use your voice to change TV settings, check your WiFi network and more! • Personalized recommendations: Easily discover new favourites with personalized content recommendations on the dashboard.

YARDI

As we come close to the end of the year, we begin the tradition of reflecting and goal setting. This is the time when industry leaders leverage data to help drive their business decisions to fuel growth. To understand the residents of tomorrow the Multifamily Tenant Preference Survey results is a valuable resource. From the 36,000 responses, about 70% of renters confirmed they visited the landlord’s website, and almost half said it influenced their decision. Respondents also listed online tenant portals as a desired tech feature for their next unit. Overall, tenants want convenience. When evaluating your business needs, invest in technology that will automate and integrate your entire leadto-lease cycle, help you stay connected with quality prospects and residents, and empower your team to provide a seamless customer experience. Visit Yardi.com/Multifamily to learn more.

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

FEATURE

MARKET INSIGHTS FROM CMHC New data indicates higher degree of vulnerability at the national level BY

ANGELINA RITACCO, BRIEFINGS & SECTOR FINDINGS CANADIAN MORTGAGE AND HOUSING CORPORATION (CMHC)

T 24

he Canadian housing market has moved from a moderate to a high degree of vulnerability according to the September 2021 Housing Market Assessment (HMA).

FAIR EXCHANGE | NOVEMBER 2021

Overview of HMA Results in Canada HIGHLIGHTS

• Recent episodes of price growth, however, were FEATURE

not fully explained by improving housing market fundamentals—evidenced by price acceleration and overvaluation imbalances at the national level.

• The degree of vulnerability of the Canadian

housing market has moved from moderate to high. The detection of price acceleration at the national level, alongside persistent overvaluation imbalances, prompted the change.

• Existing home sales remained elevated relative to

new listings, maintaining evidence of overheating in Canada.

• Monetary and fiscal policy support, the global

• The degree of vulnerability of the housing

economic recovery, and the rollout of mass vaccination programs over the first half of 2021 have underpinned the ongoing economic recovery in Canada. This supported housing market fundamentals during this period.

We noted evidence of price acceleration at the national level. As we saw an increasing pace of rising prices during the pandemic and persistent overvaluation, it increased market vulnerability at the national level. Price measures used in the assessment showed increases from 14% to 33% between the second quarter in 2021 to the second quarter in 2020. This steady increase from previous quarters indicates price acceleration imbalances. The acceleration in prices have contributed to the persistence of moderate (yellow) overvaluation. Housing prices differ significantly from their level consistent with housing market fundamentals. Over the first half of 2021, improved fundamentals couldn’t explain the recent home price growth. These fundamentals are supported by: • historically low interest rates • global economic recovery • rollout of mass vaccination programs Canada saw home sales reach a historic high in the first quarter of 2021. Demand strongly outpaced the supply of available homes. Market overheating was still detected at the national level despite the moderation of home sales in the second quarter. “Exceptionally strong demand and home price appreciation through the course of the pandemic may have contributed to increased expectations of continued price growth for homebuyers in several local housing markets across Ontario and Eastern Canada,” said Bob Dugan, CMHC’s chief economist. “This, in turn, may have caused more buyers to enter the market than was warranted.” Comparisons between the March 2021 and September 2021 reports This table compares evidence of imbalances and market vulnerability between March 2021 and September 2021 at the time of the release of the report. The results in the table for September are based on data up to the end of the second quarter of 2021, and market intelligence up to August 2021. The HMA looks for potential imbalances by assessing 4 key factors: Overheating, Price acceleration, Overvaluation and Excess inventories. Download the latest assessment (PDF)

market is high in Toronto and Montréal and low in Vancouver.

Comparisons between the March 2021 and September 2021 reports Market Vulnerability

Evidence of Imbalances

Price Excess Overheating Acceleration Overvaluation* Inventories Mar. 2021 Sep. 2021 Mar. 2021 Sep. 2021 Mar. 2021 Sep. 2021 Mar. 2021 Sep. 2021 Mar. 2021 Sep. 2021 Canada Victoria Vancouver Edmonton Calgary Saskatoon Regina Winnipeg Hamilton Toronto Ottawa Montréal Québec Moncton Halifax The HMA methodology is presented in the Appendix of this report.

Low

Moderate

High

The September 2021 ratings are based on preliminary estimates of overvaluation, and the March 2021 ratings on revised estimates.

WHAT WE SAW ACROSS CANADA

Intensified and persistent imbalances in several local housing markets across Ontario and Eastern Canada can also be attributed to Canada’s high degree of vulnerability. Western Canada showed low and moderate levels of housing market vulnerability. Victoria indicates moderate market vulnerability • The degree of market vulnerability remained moderate in the second quarter of 2021. Evidence of overheating and price acceleration are now detected. • Record low listings have kept the Victoria market at a sellers’ market condition, albeit detached home sales showing signs of slowing down. • With limited inventory, competition remains fierce among buyers. • Substantial gains of the job market in Victoria contributed to income growth and home value appreciation. Low mortgage rates remained the strongest driver for home ownership. Vancouver shows low market vulnerability • Vancouver’s rating was reduced from a moderate to a low degree of vulnerability. This suggests less risk of and smaller consequences from a housing market downturn. • Price growth has settled down in Vancouver as the pace of sales in the market has slowed. • Young adult employment has improved considerably in the past two quarters as more businesses have opened. • Homeowners have listed their homes in larger numbers than usual and eased the competition among buyers. Edmonton indicates a moderate degree of market vulnerability • We maintained our assessment of a moderate degree of market vulnerability in Edmonton. • Moderate evidence of overvaluation is still detected as observed house price growth outpaced the contribution from housing market fundamentals — including demography and incomes. • The pace of new home sales remains strong but moderate evidence of excess inventories persists. THE VOICE OF THE FEDERATION OF RENTAL-HOUSING PROVIDERS OF ONTARIO

FEATURE

“

THE DEMAND-SUPPLY IMBALANCE IN THE TORONTO MARKET FOR EXISTING HOMES CONTRIBUTED TO THE PERSISTENCE OF PRICE ACCELERATION.”

• We didn’t detect evidence of overheating or price acceleration, but market conditions show strong demand from buyers. Calgary’s moderate market vulnerability persists • Evidence of overvaluation remains below the critical threshold as fundamental house prices decreased marginally. This was largely due to a shrinking population estimate in the 25 to 35 age cohort. • Evidence of excess inventories declined to a moderate level with falling unsold inventories. Strong demand led to higher absorption (sold and occupied) of completed inventory. • Market trends are pointing to a strong sellers’ market, although we didn’t detect evidence of overheating. • House price growth was relatively steady hence evidence of price acceleration wasn’t detected.

Saskatoon maintained a low degree of market vulnerability • There continues to be no evidence of overheating and price acceleration in the Saskatoon market. • Evidence of excess inventories was not detected in the second quarter of 2021. Regina indicated a low degree of market vulnerability • There continues to be no evidence of overheating and price acceleration in Regina. • Low evidence of overvaluation is detected in the second quarter of 2021. • Moderate evidence of excess inventories is maintained in the second quarter as a result of ongoing imbalances in the rental market. Winnipeg has a low degree of market vulnerability • Overvaluation and excess inventories continue to show low evidence of imbalances. • The continued tightening of resale market conditions has led to evidence of overheating. • Considerable price growth in 2021 has led to moderate evidence of price acceleration. Hamilton keeps its high degree of market vulnerability • Overheating, price acceleration and overvaluation have remained the same. Demand for homes in the area continued to outpace supply, resulting in strong upward pressure on prices. • Evidence of excess inventories remained low but the high number of condominium apartments under construction may add to inventories once completed. Toronto and GTA continues to be assessed at a high degree of market vulnerability • This is despite existing home sales starting to ease and the pandemicinduced buying frenzy dissipating during the second quarter of 2021. • Existing home sales remained elevated relative to the number of new listings coming to market. Housing market conditions have remained favorable to sellers for an extended period, which led us to detect evidence of overheating in Toronto. • The demand-supply imbalance in the Toronto market for existing homes contributed to the persistence of price acceleration. Specifically, the decline in new listings in the more expensive groundoriented segment kept market conditions tight and price growth elevated. Ottawa maintains high market vulnerability • Imbalances in all housing market indicators have maintained our assessment at high degree of vulnerability for Ottawa’s housing market.

FAIR EXCHANGE | NOVEMBER 2021

FEATURE

• Employment recovery particularly in the public administration sector has supported the economy and the housing market. • Sales began to trend down since April. Sellers’ market conditions still prevail as inventory remains at historic lows, pressuring price growth. • The high rental market inventory is only a temporary phenomenon, once student and immigration flows resume supply shortages may arise once more. Montréal’s degree of vulnerability is moving from moderate to high • The market was already showing signs of overheating and price acceleration. The overall vulnerability assessment change is due to an increase from moderate to high evidence of and overvaluation. • There are signs of overheating despite a declining pace of sales and more properties for sale. • Prices continue to rise at an increasing rate given the persistent imbalances between supply and demand. • House prices are well above the level warranted by fundamentals (for example, personal disposable income or the population aged 25 to 34). These factors would justify much weaker price growth than real house prices, which have risen sharply. With fundamental factors not justifying the current price level, moderate signs of overvaluation are now being detected. Québec’s degree of vulnerability of the housing market remains low • Signs of price acceleration have not been detected and signs of overvaluation and excess inventory are low. • Demand for properties remained relatively higher than supply in the Quebec City market. Signs of overheating remain.

VISIT US AT

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

Moncton has a high degree of vulnerability • Evidence of price acceleration and high evidence of overvaluation lead to a high degree of market vulnerability in Moncton. • House prices have continued to grow in 2021 (23% year-to-date) reflecting the underlying disconnect between the supply and demand for housing. Halifax’s market vulnerability stays high • The degree of market vulnerability stays high in Halifax as moderate evidence of price acceleration and overvaluation are still detected. • The housing market remains overheated. This is primarily due to elevated sales levels remaining high in the first two quarters of 2021. Continued population growth from interprovincial migration and relatively low interest rates have supported this strong sales activity. • Moderate evidence of overvaluation is still detected in the market because observed house prices exceed the estimated fundamental housing price. Elevated observed prices have been fueled by high sales activity coming against limited housing supply. The Housing Market Assessment provides information on the state of the housing market. Housing prices are a benchmark in select imbalance categories and incomes form part of the model to determine what prices should theoretically be. None of the imbalances consider household capacity and ability to pay. The Housing Market Assessment identifies significant imbalances that could increase the risk and consequences of a housing market downturn. The assessment doesn’t gather all of the data required to determine housing affordability. Determining affordability requires data household capacity and the ability to pay. The Housing Market Assessment only reports on economic and housing market conditions in Canada. The results help policy makers and stakeholders to make better-informed housing-related decisions to transition towards more balanced conditions.

CONTACT

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

www.cohenhighley.com

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

SMALL LANDLORD, BIG PROBLEMS

WHEN TENANTS INTERFERE WITH PEST TREATMENTS Steps for resolving this common but tricky situation BY

DAVID LYMAN, DICKIE & LYMAN, LAWYERS LLP

A 28

s a small landlord, imagine if several units in your building were infested with bedbugs. Now imagine you have brought in a pest control company, but one of the tenants isn’t complying with the necessary steps. You have talked to the tenant in question, urged them to follow the instructions, but they still won’t do the necessary work.

FAIR EXCHANGE | NOVEMBER 2021

SMALL LANDLORD, BIG PROBLEMS

You have given the tenant an N5 notice for substantial interference with the reasonable enjoyment of other tenants (and interfering with your legal rights and interests). Then, after the tenant fails to prepare during the 7-day remedy period, you have given them a second N5 notice, and applied to the Landlord and Tenant Board (LTB). However, you now understand that a hearing will probably be four or more months away, and a decision may be made many weeks after the hearing, never mind the delay with the Sheriff after that. The other tenants are angry since the pest problem is not solved, and they cannot put their clothes away. They are talking about calling the City property standards department or claiming against you at the LTB themselves. What can you do? Here are some suggestions: The first step is to talk to the tenant—again—to try to find out the reason for their unwillingness to comply. If you determine it’s a language barrier, perhaps you can explain the pest treatment instructions to them or enlist the help of an interpreter. If the reason is financial and related to the laundry cost, perhaps you figure out a solution for that. You can also try to find out more by observing the tenant during your conversation, or by inquiring with the neighbouring tenants. For privacy reasons, you as the landlord must refrain from sharing any information, but your tenants are allowed to tell you what they have noticed or heard. If the tenant has a disability, whether it’s physical or a mental health/cognitive issue, you could seek the help of a supportive family member or a social worker and arrange a three-way

meeting. The City may be able to access resources to assist the tenant with the necessary preparation. There might be a social enterprise that can help with pest preparation at a reasonable price. Such a social enterprise might be willing to work with the family member to keep the cost down. If it all comes down to motivation, and the tenant continues to interfere with your pest treatment process, ask your lawyer for a letter threatening a claim for any damages you or your tenants suffer. An expedited hearing You can also seek an expedited hearing from the LTB. Expedited hearings are usually granted if there is a safety hazard to another tenant or the landlord, such as for an application against a tenant who has committed an assault, or a tenant who poses a fire risk. However, your situation borders on a safety or mental health risk to the other tenants. To make the claim for an expedited hearing, be sure to tell the LTB that you have explored all the options outlined above, while underscoring that this behaviour is jeopardizing the health of your other tenants. Even if you do not get your expedited hearing, having sought it would help you defend against the claims by the other tenants should they suggest you did not take reasonable steps to solve the pest problem. A final option would be to send in a contractor to lay down diatomaceous earth (DE) along the walls (and in any electrical or other conduit) adjoining the problem tenant’s unit. That should stop the entry of bedbugs from the problem unit to the adjacent unit(s), both while you deal with the current problem and afterwards.

City By-laws In Gatineau, Quebec, the property standards office will issue a letter to tenants, telling them they have to prepare for pest treatment, or they will be breaking the City’s by-laws, and be liable for a fine of $300 or more. In Ottawa, the City has just passed a by-law which requires landlords to adopt an Integrated Pest Management Plan, and requires tenants to follow the preparation instructions they receive from their landlord. A tenant violation brings a $100 fine. Over time, landlords in Ontario may be able to get other cities to adopt such measures so that the by-law officer can help with motivation.

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

CERTIFIED RENTAL BUILDING UPDATE

THE POSITIVE IMPACTS OF ESG REPORTING The movement is real, and it’s working… BY

TED WHITEHEAD, DIRECTOR OF CERTIFICATION, FRPO CRBP

FAIR EXCHANGE | NOVEMBER 2021

CERTIFIED RENTAL BUILDING UPDATE

he movement towards Environmental, Social, and Governance (ESG) reporting is rapidly intensifying among multi-res organizations, with growing evidence that transitioning to an ESG culture has numerous benefits, including enhancing the reputation of the industry at large. Doing it well simply requires adapting the old adage, “Say What We Do, Do What We Say,”— something many members of FRPO’s Certified Rental Building program (CRBP) can attest.

CRBP requires that member organizations state and provide evidence of their corporate policies in support of meeting various requirements, and to demonstrate that the requisite actions are being carried through in their daily operations and interactions with residents. In a recent McKinsey & Co. article coauthored by Witold Henisz, Tim Koller, and Robin Nuttal, ESG is explained in a simple and effective way, which I’ve paraphrased here: Your business, like every business, is deeply intertwined with the environmental, social, and governance (ESG) concerns of the day. It makes sense, therefore, that a strong ESG proposition can create value for your business, and it may well be necessary for long-term survival.

“

ENVIRONMENTAL

The environmental criteria in ESG includes the energy your company takes in and the waste it discharges, the resources it needs, and the consequences for living beings as a result. Not least, E encompasses carbon emissions and climate change. Every company uses energy and resources; every company affects, and is affected by, the environment.

SOCIAL

The social criteria addresses the relationships your company has and the reputation it fosters with people and institutions in the communities where you do business. S includes labour relations, housing, diversity & inclusion, etc. Every company operates within a broader, diverse society.

GOVERNANCE

Governance refers to the internal system of practices, controls, and procedures your company adopts to govern itself, make effective decisions, comply with the law, and meet the needs of external stakeholders. Every company, which is itself a legal creation, requires governance. Just as ESG is an inextricable part of how we do business, its individual elements are themselves intertwined. For example, social criteria overlaps with environmental criteria and governance when companies seek to comply with environmental laws and broader concerns about sustainability. Every leader knows, sound governance can never be separated from the real world of business. Indeed, excelling in governance calls for mastering not just the

EVERY LEADER KNOWS, SOUND GOVERNANCE CAN NEVER BE SEPARATED FROM THE REAL WORLD OF BUSINESS.”

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

CERTIFIED RENTAL BUILDING UPDATE

letter of laws but also their spirit—such as getting in front of violations before they occur, or ensuring transparency and dialogue with regulators.

https://www.mckinsey.com/business-functions/ strategy-and-corporate-finance/our-insights/ five-ways-that-esg-creates-value?cid=eml-web)

Additionally, ESG is manifesting itself in the workplace as a growing number of employees are now gauging their decision to join organizations based on these types of policies. Finally, regulators and policymakers are more interested in ESG because they need the corporate sector to help them solve social problems, such as environmental pollution, housing affordability, and workplace diversity and inclusion issues.

IMPORTANCE OF INDUSTRY-WIDE ADOPTION

FRPO & CRBP’S WORK TO INCREASE ESG AWARENESS

(For the full article, Click here: Five ways that ESG creates value

Many think that adopting a commitment to ESG reporting is only required for large industry players that are actively in the business of attracting investment capital, or that are actively being tracked by the investment community and market analysts. There is an inherent danger to this kind of thinking as it could serve to sink the industry into greater depths of despair while creating more support for advocate groups that are already painting our industry as “irresponsible” and “uncaring.” As well, there is growing evidence that government stakeholder organizations and everyday consumers are now demanding higher standards of sustainability from our industry. They will look to an ESG framework of reporting to gain greater knowledge on what businesses are doing to support the day’s environmental and social issues.

FAIR EXCHANGE | NOVEMBER 2021

Certainly, a formal commitment to ESG reporting and belonging to the GRESB’s community is not for the faint of heart. It requires an organization’s formal pledge and commitment and requires a substantial financial outlay with supporting infrastructure, and resources. However, adoption of a “less intense” ESG way of thinking across the wider industry can be accomplished through education and FRPO working collaboratively with its members. As one industry professional stated recently, “Our company does a lot of great things every day that could be classified as ESG initiatives; we’ve just never reported them as such!” The same is true for many FRPO members.

Over the next several months, FRPO & CRBP will be developing a project plan and framework to leverage reporting ESG Initiatives (for those members who are non-GRESB FRPO members). This will include investigating the value of FRPO publishing a first-ever industry report on ESG initiatives. Our future efforts will include working to provide greater education on the ESG front across the industry. Note: FRPO’s Certified Rental Building™️ Program (CRBP) is part of GRESB’s list of recognized and approved green building certification programs. It’s Standards of Practice coupled with its thirdparty audit verification process provide a unique framework in supporting member organization’s ESG and sustainability efforts. CRBP offers a six-pronged focus on Human Resources, Resident Operations, Building Operations, Financial/Risk Management, and Environmental Management, as well as State of Condition Standards. Its certification approach ensures the development of member initiatives that can potentially set them apart from others within the industry. More importantly, CRBP provides a solid educational background as well as a prudent set of operating guidelines that can both complement and support an organization’s ESG direction and focus.

For more information on FRPO’s CRBP and how it could assist members with their ESG efforts and GRESB, please contact Ted Whitehead at twhitehead@frpo.org

INTERVAL HOUSE

F RPOmembersteeupinsupportof

Platinum Event Sponsors

On September 13th, FRPO members participated in the 2021 FRPO Charity Golf Classic held at the Country Club in Woodbridge. This annual event supports Interval House which is Canada’s first centre for abused women and children. After the cancellation of the 2020 tournament due to COVID-19, it was wonderful to bring everyone together safely to raise funds for a great cause. While there were several changes this year to ensure the safety and enjoyment of our players, one important tradition remained the same. We are pleased to announce that this year's tournament raised over $63,000 which will directly benefit Interval House’s innovative and specialized programs. Over the last 12 years, this event has provided $711,000 to Interval House. FRPO and its members are proud to support the shelter’s lifesaving work to ensure access for women and children seeking refuge after experiencing family violence.

FRPO

Charity Golf Classic Raises

$63,000 for Interval House

2021 golf tournament held at the Country Club on September 13th

Tony Irwin re cently spoke to Lesley Ac krill, Executiv of Interval H e Co-Director ouse to anno unce this year ’s donation.

Interval House As the first centre for abused women and children in Canada, Interval House is a leader in the campaign for women’s empowerment, providing innovative specialized services that help abused women and their children transform their lives and break the cycle of violence. Interval House’s holistic approach provides a continuum of services from crisis intervention to re-integration into the workforce and community, giving women and children the chance to rebuild their lives. For more information visit www.intervalhouse.ca

Bronze Sponsors

CMLS Financial Greenwin McIntosh Perry Midnorthern Appliance NorthEdge Properties Sherwin Williams Sparkle Solutions

Thank You

to our event sponsors Gold Sponsors

Hole Sponsors

Dulux Paints Metro Jet Wash Sifton Properties

Driving Range Sponsor

Aird & Berlis All Professional Trades KG Group Solid General Contractors

Water Bottle Sponsor

Ace Group of Companies

Hand Sanitizer Sponsor ECNG

Raffle Sponsor

Absolute Ventilation

Beverage Cart Sponsor Media Partner $1000 Grand Prize Sponsor

Silver Sponsors

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

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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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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

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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

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

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.

FAIR EXCHANGE | NOVEMBER 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.

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Contact InLight for a Free Assessment neil@inlightsolutions.ca (647) 294-1787 2 Holland Dr Unit 10 Bolton, Ontario, Canada, L7E 1E1

LED LIGHTING

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FE November 2021

Articles inside

MARKET INSIGHTS FROM CMHC

CITY OF APARTMENTS

DRIVING POSITIVE CHANGE

ONLINE LISTINGS THAT WORK

SMALL LANDLORD, BIG PROBLEMS

CFAA REPORT

PRESIDENT’S MESSAGE

SPONSOR SPOTLIGHT