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T H E V O I C E O F T H E F E D E R A T I O N O F R E N T A L- H O U S I N G P R O V I D E R S O F O N T A R I O






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6 8 10 17 39







The voice of the Federation of Rental-housing Providers of Ontario

EDITOR: Lynzi Michal • x22


20 Upjohn Road, Suite 105 Toronto, ON M3B 2V9 Tel: 416-385-1100 • DIRECTOR OF Lynzi Michal • x22 MEMBERSHIP & MARKETING: SUBSCRIPTIONS & Matthew Blow • x24 ADDRESS CHANGE:


5255 Yonge Street, Suite 1000 Toronto, ON M2N 6P4 Tel: 416-512-8186 • Fax: 416-512-8344 Email: PUBLISHER: Mitchell Saltzman • x222 EXECUTIVE EDITOR: Erin Ruddy • x266 DIGITAL & SALES Paula Miyake Pigoli • x263 COORDINATOR: SENIOR DESIGNER: Annette Carlucci DESIGNER:

Jennifer Carter


Sean Foley • x225

Stephanie Philbin • x262


Kevin Brown

GROUP PUBLISHER: Melissa Valentini


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.




y now we have all become familiar with the daily headlines focused on the looming real estate crash, affordability issues and the housing crisis facing many Canadians. Depending on who you ask, you are likely to get a variety of opinions on how this will all play out and what the solution is. Many associations, such as FRPO, have and continue to dedicate much of their resources to government consultations, lobbying efforts and working with other groups to find solutions. One thing that is certain is that housing in Canada has changed significantly over the last decade. Demand for rental units is trending upwards due to a number of factors including homeowner affordability costs, generational differences and better choice in the marketplace for today’s renter. Renting certainly has its advantages including convenience, better amenities, a sense of community and the flexibility it affords. In large cities such as Toronto and Vancouver, the reality is that many will likely remain lifelong renters given the current climate. As the pool of renters continues to increase, the rental industry is evolving. It has become a very sophisticated sector not only focused on providing a high quality product for its residents but also an emphasis on asset management. Property managers must now balance the needs and wants of their residents while being cognizant of property values and finding a happy median within regulatory confines. As we all know, this can be a difficult task given the strict nature of rental legislation in Ontario. The environment has become top of mind for many as Ontario introduced its Climate Change Action Plan earlier this year, which focuses on reducing emissions and builds policies that promote a low carbon economy. The province also announced an energy retrofit incentive plan that provides up to $400 million in rebates or grants for private residential apartment buildings for the purchase or installation of energy efficient technologies. As it stands, these capital improvements cannot be recouped through rent increases. FRPO continues to engage the province in providing clarity on this plan and the impact it will have on rental housing.

With new mandates taking hold and an increased focus on sustainability, it has become the norm for organizations to employ a point person to oversee these directives and find creative ways to reduce consumption and spend on these line items. We are fortunate that environmental technologies are keeping pace and there are many innovative products and services to assist in these areas. From reducing utility costs by installing the latest toilet technology, new boilers, lighting retrofits, suite metering, recycling and even resident education programs, there are a wide array of options with varying payback times. In our opinion, the rental housing industry is a leading sector in terms of these initiatives and has long been implementing these types of retrofits. Though your residents may not be aware of what is going on behind the scenes, many are looking to live in buildings that are active in environmental sustainability. FRPO’s own Certified Rental Building Program launched a “Living Green Together” initiative two years ago to address this. The program focuses on reducing water and energy consumption, decreasing waste, promoting recycling and conservation. Ultimately, the goal of these environmental standards is to reduce the footprint of rental apartment buildings, while promoting healthy and more sustainable apartment communities. Residents can now be assured that when they choose to live in a Certified Rental Building they are selecting a Property Manager and staff that not only care about the quality of their building and the service provided, but also the impact that daily operations have upon the environment. This issue of FE aims to highlight some of the technologies and methods that exist to help curb maintenance and energy costs as well as reducing the environmental impact of apartment buildings. As always, please feel free to reach out to me with any feedback you may have or ideas for upcoming issues. Happy reading!

LYNZI MICHAL Editor, FE magazine Director of Membership & Marketing, FRPO

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November 30, 8:00am – December 2, 4:00pm Metro Toronto Convention Centre The 28th Annual PM Expo at the Metro Toronto Convention Centre on November 30th – December 2nd, 2016 will be held concurrently with Construct Canada, HomeBuilder & Renovator Expo and World of Concrete Pavilion in the South Building, and IIDEXCanada in the North Building. All shows combined will create The Buildings Show, North America’s largest exposition, networking and educational event. Visit 1,600+ exhibits, including 100+ international exhibitors, bringing the latest in design and construction innovation in products, technologies, best practices and applications.




December 1, 5:00pm – 9:00pm Metro Toronto Convention Centre - Hall F FRPO will celebrate the 16th annual MAC Awards on Thursday, December 1st in conjunction with PM Expo. This important event attracts 1000 industry professionals as we award the year’s ‘best in the biz’. Event registration will open in in October. Please check the FRPO website for more details. Save the date as we celebrate our industry leaders.


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HITTING THE RESET BUTTON Putting affordable rental housing back at the top of the Ontario government's agenda SCOTT ANDISON

President & CEO, FRPO




n September 12th, the Ontario government hit the reset button by proroguing the Legislature. Only time will tell if it’s a true reset, or just a re-profiling of the same policies. The decision to prorogue causes any piece of legislation before the Legislative Assembly for debate to become inactive. The only way for any of these bills to get passed into law would be to re-introduce them. Proroguing the Legislature is akin to any government granting themselves a do-over, and providing an opportunity to talk about a new or revised agenda for the remainder of their mandate. In this case, for the remaining two years before the general election that will take place in 2018. Of current interest to our industry is Bill 204, the Promoting Affordable Housing Act, which contains the legal recipe to spread inclusionary zoning powers to municipalities. With these powers, municipalities will be able to prescribe how many rental units would have to be offered at below market rents in any new rental project, including how much below market, and for how long. FRPO certainly agrees with the government that we need more rental housing built in the province—the data clearly shows rental housing stock is not keeping up with growing demand. But

where the discussion begins to fall apart is on the best way to achieve this goal. Families need more rental homes, and the rental housing industry is keen to provide them. But when the numbers just don’t work under the mountain of patchwork public policies that put upward pressure on development costs, the available private sector capital investment drifts out of Ontario and into more business-friendly jurisdictions. The government has a real opportunity now to drive leadership in the lack of available rental housing in the province by removing the barriers that are preventing more cranes popping up in many of Ontario’s vibrant municipalities. Last summer FRPO provided the government with our most comprehensive advice on development policies entitled Removing Barriers to New Rental Housing in Ontario, where we offered up solutions supported by evidence in other jurisdictions to help reboot investment in new rental housing in Ontario. If the government’s intent is to reset the agenda when it comes to getting more rental homes built in Ontario, we have given them the proper play book to make that happen, and that play book is FRPO’s June 2015 consultation submission. If this ends up being just a re-profiling of the same policies, then the government should reasonably have to expect the same outcome.

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fter some years of largely being ignored by the federal government, housing policy and programs are now the subject of intense attention. That attention extends also to the Province of Ontario, and Ontario’s municipalities. The next few years may see substantial differences in conditions for rental development and operations. Many of the possible changes would be good for rental owners, but some would not. In Budget 2016 the federal government allocated close to $2.5B in new housing spending, across a range of programs. Of the most interest to private sector housing providers are the following three. Over the years 2016 and 2017, $504M will be spent on the Affordable Housing Initiative. That money can be used for new social or supportive housing construction, direct financial assistance to tenants, or forgivable repair loans for private landlords. Over the next five years, there will also be low cost loans for the development of affordable market rental housing of up to $500M per year, and $208M in total for an Affordable Rental Housing Innovation Fund to be administered by CMHC. The latter program is aimed at finding and piloting ways to include affordable housing within larger developments. In the meantime, the Province of Ontario has brought out its updated Long Term Affordable Housing Strategy. Among other goals it seeks to create an equitable, portable system of financial assistance for low-income tenants, and to end (chronic) homelessness. $178M is to be directed into more supportive housing and a pilot project 10


of portable housing allowances for survivors of domestic violence. Ontario has also required the municipalities to create 10 year housing and homelessness plans. The City of Ottawa is using portable housing allowances and social service supports to move chronic homeless people out of its shelters. Of the 297 people who have been permanently housed since the program began 10 months ago, 24% moved into supportive housing, 20% into social housing and 56% into the private sector. PORTABLE HOUSING ALLOWANCES While social housing construction will also increase, portable housing allowances are gaining great traction in Ontario, and may also be adopted by the federal government in its new National Housing Strategy. Long advocated by FRPO and CFAA, portable housing allowances are great for low-income tenants. They avoid stigma, allow tenant choice, allow tenants to stay where they are or move if they prefer, and can enable recipients to obtain housing assistance quickly. For landlords, portable housing allowances: • help tenants pay their rent in full and on time • leave landlords with the ability to vet tenants appropriately • avoid administrative burden • potentially reduce the arguments for tighter rent control A broad program of portable housing allowances would also increase the demand for rental housing, especially at low or moderate rent ranges. The expansion of portable housing allowances would be an excellent policy change.

INCLUSIONARY ZONING Ontario is also bringing in a system of inclusionary zoning. That has two main goals. For some advocates the point is to create mixed income communities. For other advocates, the point is to force the private sector to add affordable housing since the government does not have enough tax money to build the social housing those advocates perceive to be needed. The later approach implements what amounts to a new tax on development, since the subsidies extracted from developers have to be paid for through higher prices on the regular units. Experience in the U.S. shows that inclusionary zoning only works to create more rental units in total if the tax-like impact is offset by benefits such as density bonusing or fee relief. One intriguing possibility is this: some of the new federal and provincial money for affordable housing could potentially be directed to the affordable units mandated within new developments by inclusionary zoning. By that means, the goal of mixed income communities can be achieved, without the negative effect of forcing developers to build affordable units without compensation. CFAA and FRPO are working on these issues, in cooperation with the Building Industry and Land Development Association (BILD) and the Canadian Home Builders Association. Stay tuned for the developments, and find out who will be helped or stung. FRPO is a member of the Canadian Federation of Apartment Associations, the sole national organization representing the interests of Canada’s $480 billion dollar private rental housing industry, which provides homes for more than nine million Canadians.



The MAC Awards Gala is the most important annual event for our members, and is well attended by over 1000 rental housing providers, ranging from hands-on owners/ managers to third party management and holding companies. Moreover, as a result of working together productively over the years on policy issues, there will be in attendance high ranking provincial housing policy officials and politicians. The 16th Annual Achievement Awards recognize excellence in the rental housing industry and the advancement of high standards that the Federation of Rental-housing Providers aim to promote.

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ntario’s rising utility costs are no secret. There may be a secret, though, to how some of the largest multifamily owners and managers throughout North America are finding innovative ways to thrive despite rising utility costs. Ontario has recently joined a growing list of jurisdictions that mandate energy and water reporting for large building owners, and require verification that the data is accurate. In jurisdictions that have already implemented this requirement, owners and managers are turning a bureaucratic compliance process into a way to improve their bottom line. Energy Star claims that most organizations can achieve anywhere from 2 to 10 percent annual energy savings through better energy management. Some organizations with challenging buildings have delivered efficiency programs and achieved as much as a 60 percent reduction in their energy budget. These savings can have a

WHEN: The Ministry of Energy is rolling EWRB implementation requirements out over three years. Reporting dates below reflect when data for the previous year is due to be

reported. For example, a multi-unit property larger than 100,000 square feet would report consumption data for the 2017 calendar year by July 2018. WHAT: Certain one-time data is required by Portfolio Manager to build a profile for your property. The regulation states that public utilities must provide relevant data, as needed. After the one-time data is reported, only consumption (i.e. kWh, M3) is required on an ongoing basis. Required One-Time Data: • Property Name • Property Address • Total Gross Floor Area (includes all areas, such as garages, common areas, etc.) • Irrigated Area • Year Built/Planned Construction Completion • Occupancy (% of Gross Floor Area) • Number of Buildings



Multi-Unit Residential

Reporting Date


250,000 sq ft and larger


July 2017


100,000 sq ft and larger

100,000 sq ft and larger

July 2018


50,000 sq ft and larger

50,000 sq ft and larger

July 2019

Figure 1: EWRB Roll-out Schedule - Ontario


significant influence on the health of your business and your ability to attend to the needs of your residents. Required energy and water consumption reporting for multifamily is mandatory in Ontario now that Bill 135 (The Energy Statute Law Amendment Act, 2015) has passed. This article will be brief and direct in helping owners or managers understand the proposed regulation, including when reporting is due, what is involved in the reporting, and introduce the reporting software. The currently required reporting tool is Energy Star’s Portfolio Manager software. This tool is the same software that is used by other North American jurisdictions that require EWRB compliance, including New York and Seattle.




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Required Ongoing Data: Y • 12 consecutive months of consumption data (this can be provided CM monthly as bills arrive or in a yearly input before that year’s reporting MY deadline) • Basic meter information will need to be updated asCY necessary CMY

MEET PORTFOLIO MANAGER: The primary functions PortfolioK Manager serves are to assign your buildings a 1-100 efficiency score and to track efficiency changes. The score indicates how efficient your building is relative to other buildings. Efficiency change tracking can include changes over a period of time as well as targets or milestones. Portfolio Manager is accessible enough that owners or managers should be able to navigate the tool in order to comply with the requirements. However, many owners who are most successfully implementing an energy management or compliance plan choose to continue focusing on their core business and allow utility expert partners to focus on utility management and EWRB compliance. Whatever path your organization chooses, be ready to meet compliance as well as to get the most benefit you can out of a tool you’re required to implement across your portfolio of buildings. The proposed regulation is expected to receive final approval in the next few months. Proactive owners and managers will be monitoring closely for any changes or updates, which could have an impact on internal compliance processes. Wyse Meter Solutions Inc. is the 29th Fastest-Growing Company in Canada, as ranked by the prestigious 2016 PROFIT 500. The company provides turnkey submetering and utility expense management services to building owners, developers and property managers across Canada. Wyse is unique in its ability to provide clients with financial and utility consumption transparency, as well as accountability. During PM Expo, Wyse will present the session Bill 135: New Energy Regulations for Owners and Managers on Wed, Nov. 30 at 9:00 a.m. in Room 711.



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TECHNOLOGIES Building owners can save hundreds of thousands of dollars by embracing the latest pipe rehabilitation systems BY BRAD ARNOLD, TECHNICAL CONSULTANT, PIPE SHIELD ENTERPRISES INC.


s buildings and their infrastructures age, building owners and managers are faced with spending huge amounts of money to replace their domestic hot and cold water, heating, drain and sewer piping networks. This is inevitable. At some point, the band aid approach will be cost prohibitive and the task of tearing out walls, floors, ceilings and excavating driveways will become necessary. Or will it? The latest pipe rehabilitation technologies can rehabilitate old corroded, eroded and leaking piping networks to a better-thannew state without the need to rip open walls, ceilings, floors and roadways. Today there are proven engineered lining systems that can be used to renew a building’s infrastructure at a fraction of the cost of replacement that are a permanent solution 14


that will last the “life of the building.” Here are a few examples of those technologies. CIPP OR CURED-IN-PLACE-PIPE CIPP or Cured-In-Place-Pipe systems can be used to line a building’s drainage, venting and sewer systems with pipe diameters of 2” and larger. The liner forms into a new ASTM certified pipe within the existing deteriorated pipe. The process involves installing a flexible felt or woven tube that is impregnated with resin into the pipe using multiple methods (inverted, pulled or pushed) from existing access points such as cleanouts or manholes in the building or property. The CIPP technology is able to structurally line both vertical stacks and horizontal pipe with changes in direction. It can also be used on any material including copper,

cast iron, PVC and steel pipes. CIPP liners are excellent for sealing joints and cracks in sewer lines as well as preventing tree root intrusion. The cost to install a CIPP liner is anywhere from 30% to 50% less expensive than replacing the piping network with a life cycle of 50 to 100 years. BELT OR BLOWN EPOXY LINING TECHNOLOGY As plumbing systems age, water quality and dependability begin to deteriorate. Building owners and managers are faced with increased maintenance costs as they deal with problems such as encrusted or rust corroded water pipes, pin-hole leaks, insufficient flow and poor water quality. Traditionally, the answer was for temporary, spot or band-aid repair solutions, or costly


“rip & replace” the entire piping system. But, there is an alternative, engineered method of rejuvenating or rehabilitating these pipes to a “better-than-new” condition no matter the composition – copper, lead, or galvanized. The BELT or Blown Epoxy Lining technology utilizes the benefits of computational fluid dynamics or calibrated compressed air technology to apply an epoxy liner to the inside surface of piping networks, 1/2 inch and larger. Piping systems for domestic hot and cold water, heating and process piping are rehabilitated insitu (or “in place”) without the aftermath of costly renovation work of replacing walls, ceilings and floors associated with the conventional pipe repair or replacement methods. The epoxy coating (certified to ANSI/NSF Standard 61 for use on potable or drinking water systems) is applied after the existing pipe is dried and cleaned by using dry, hot compressed air and an abrasive medium. The BELT lining system will restore the existing pipe to compete against a replacement pipe, but with the following additional benefits: Longevity & Maintenance – Epoxy lined pipes protect from future corrosion or pinhole leaks indefinitely. An epoxy resin coating creates a permanent protective shield between the water and the inside surface of the pipe. Independent testing has confirmed that epoxy lined piping will “last the life of the building", 100 years or longer. Water Quality – No further contamination from the leaching of lead, metal or copper that may be used in the manufacture of pipes, resulting in improved drinking water quality. Economics – Long-term savings due to reduced maintenance and disposal costs with little to no cosmetic costs for plastering and painting. Process is quicker than replacement which reduces disruption to occupants. Reduced Risk / Liability – With the installation of a new piping network, there are risks associated with the 1,000’s of new solder joints that could, with poor workmanship, cause leaks, property damage and mold. Pipe lining the existing pipe eliminates these risks. Brad Arnold C.Tech., Fellow OACETT, RSE² is a technical consultant at Pipe Shield Enterprises Inc. Pipe Shield is an industry leader in providing safe, long lasting pipe lining solutions that rejuvenate pipes and drains that are worn, corroded, leaking, cracked or root penetrated.



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WHEN PROPERTY DAMAGE HAPPENS The dangers of not vetting your vendors BY TIM BLACKWELL


acky incidents involving contractors damaging apartments during construction or renovations may seem hard to imagine. But serious damage and liability can result from those sometimes seemingly comical bumps, oopsies, and drops. Just listen to these doozies, all true stories shared by Compliance Depot: A cement truck enters an apartment community drive for a concrete pour and rolls past the job site as the driver feverishly pumps the brakes – right into the side of two units. Fortunately, only one of the units was occupied, as the truck crushed an exterior wall. Nobody was hurt, but property management had to move the family to a different place while the units were being rebuilt. While brushing a new colour on the second-storey balcony, a painter forgets that a five-gallon can of semi-gloss is resting on the railing just a few inches away. With a gentle stroke, he bumps the can and it tumbles down into the front seat of a resident’s Mercedes convertible in the parking lot below. The car’s leather interior is ruined and the resident is hopping mad. Landscape maintenance day took an interesting turn when the lawn mower driver wasn’t paying close attention while cutting the grass between the parking lot and building. The lawn mower clipped a sprinkler head, which shot from the mower deck and shattered the window of a resident’s car.



In each of these instances, somebody was liable and had to pay. One might assume that bonded and insured contracting companies responsible for these bumbling feats would pick up the bill and the apartment community would dodge costly repair expenses. Not always true. In each example, the vendors did not have the proper insurance to cover the damage they caused. Properties that have verified that their vendors are covered usually have only the inconvenience to manage. Those that are stuck with the repairs because the contractor wasn’t covered are left holding the bag—or empty paint bucket. Averting the pandemonium is hard, but managing the repercussions can be easier, says Tracy Castleman, RealPage’s Director of Operations & Risk Management for vendor credentialing. Castleman will present, “Don’t Gamble When It Comes To Vendor Credentialing” at RealWorld July 1719 in Las Vegas. A licensed risk manager, insurance agent and claims adjuster with over 15 years of experience specializing in the multi-family industry, Castleman has seen plenty of crazy instances where the unimaginable has happened, some of which have cost apartments. She has helped establish vendor credentialing programs for over 150 property management companies. In her presentation, Castleman will discuss avoiding the top 10 most common mistakes that apartment communities make with their vendors. “Properties need to make sure that vendors working on site are financially accountable for mishaps or damage to the asset,” she said. “Certainly, claims will be created, and if the vendor is not covered it will fall on the shoulders of the property management company.” Here are four of the 10 things Castleman will discuss that can get properties in the most trouble by not credentialing vendors:

NO BACKGROUND SCREENING Vendor owners who have criminal histories, or companies that are not insured, can put a property at risk. A background review that includes verification of corporate status, potential fraudulent activity, possible criminal actions against a vendor’s owners and insurance verification can help identify vendors who are bad news for properties. NO VENDOR AGREEMENTS AND CONTRACTS Vendor agreements and contracts set the expectation of performance between the vendor and client. Without them, the property management company may have to settle for unsatisfactory work or be responsible for damages as a result of repairs or issues related to sub-standard performance. INADEQUATE INSURANCE KNOWLEDGE Properties sometimes don’t fully understand what to look for on a certificate of insurance, says Castleman. Policy endorsements − amendment forms attached to an insurance policy that will either add, remove or alter the scope of coverage under the policy – must be considered. MISSING SIGNS OF FRAUD Property management staff should be educated to identify signs of fraud when assessing vendors. Castleman said it’s not uncommon for documents to be modified and falsely state coverage. Castleman advises properties to fully vet their vendors and work with an established credentialing firm. If not, a property that doesn’t put the brakes on hiring non-reputable vendors can put an apartment community at risk for significant financial losses. Originally published in Property Management Insider

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n September 2015, FRPO members received a bulletin highlighting a serious issue where the Small Claims Court was willing to hear a matter related to recovering the cost of damages to a rental unit. Through the support of FRPO and some quick-acting housing provider members, this issue has finally been resolved through a recent precedent-setting decision by the Divisional Court. This issue was first brought to FRPO’s attend last August, when a Small Claims Court decision (Finney v. Cepovski, 2015) dismissed a claim related to damage done to a unit. The original Landlord and Tenant Board (LTB) eviction order was issued in March of that year, but the discovery of $3,500 in damage to the unit was not discovered until after the tenant had vacated the unit. The Residential Tenancies Act (RTA) is clear that it does not have jurisdiction to hear matters related to damages done to the unit if the application is not made to the board while the tenant is still in possession of the unit. In the Finney v. Cepofski case, the property owner did not discover the damage until after the tenant was evicted from the unit under the LTB order. Subsequently, the property owner appropriately filed a claim in Small Claims Court seeking payment from the former tenant for the estimate of damages done to the unit. Unfortunately, the Deputy Judge who heard the case dismissed the application citing that the LTB is the appropriate body to deal with the matter.

Upon discovering this situation, FRPO worked with the property owner through their management company to bring an appeal application before the Divisional Court where FRPO sought standing as an intervenor, or friend of the Court, to provide additional facts for the Court’s consideration as to the impact this decision would have on the industry. We were fortunate to have received a favourable decision from the Divisional Court that set aside the original Small Claims Court order, and a new hearing to be scheduled before a different judge, thereby removing the precedent this original decision could have set. It is faster and cheaper for a property owner to file an application with the LTB where it is discovered damage has been done to the unit before the tenant vacates the unit. It is for this reason that FRPO continues to recommend to its members to complete an inspection of the unit just prior to the end of the tenancy. Housing providers are still able to seek a remedy for damage from the Small Claims Court either before or after a tenancy has ended, however the cost of pursuing the matter through the Small Claims Court is often more expensive and more time consuming that the LTB. Thanks to this appeal decision, there should be no question going forward what the full options are for rental housing providers to seek remedies from tenants related to damage to rental units.

By Steven Chester Now that we’ve discussed finding the right platform, audience acquisition and content strategy, it’s finally time to join the party. Here are some dos and don’ts for your social media execution and brand promotion. • Do join topical groups on LinkedIn, and spread your message across other platforms with hashtags – this is how you expand your reach outside of your followership. • Don’t automate. If you’re automating your messages, you’re speaking without listening. This has been cleverly referred to as “mannequin marketing” – would you send a mannequin of yourself to a networking event, with a bunch of post-it note messages stuck to its head? • Do ask your audience questions! This is a perfect opportunity to be engaging by creating that essential two-way conversation. Also take note during this time of what your audience is interested in – more food for your next content post. • Do share, share, share. Looking to get your posts noticed? Surprise, so is everyone else. Share and credit others for their great work, and they just might one day reciprocate. • Don’t over market yourself. A decent guideline is the 80-20 rule: Dedicate 20 per cent of your content to your brand, and 80 per cent should be content that truly interests and engages your audience. • Don’t be afraid to outsource. Social media can be daunting, and a massive time suck. There are great agencies out there that can build a content and execution strategy for you around your business and audience needs. Steven Chester is the Digital Media Director of MediaEdge Communications. With 15 years’ experience in cross-platform communications, Steven helps companies expand their reach through social media and other digital initiatives. To contact him directly, email






he future for going green in new home building and apartment construction looks rosy. Builders and remodelers seem to be shaking perceptions that green building is too expensive and plan to incorporate sustainable construction practices in future homes. Architects and construction companies that specialize in multifamily say it’s not rocket science to go green, and, in some cases, the cost is negligible. In fact, new and better products in the marketplace are making it easier to reach energy efficiency levels associated with Leadership in Energy and Environmental Design (LEED) certification. Many new apartments are being built right out of the chute with energy efficiency in mind without breaking the bank. ENERGY EFFICIENT APARTMENTS HELP DURING LEASE-UPS A 2015 Dodge Data & Analytics’ New SmartMarket Report, created in conjunction with the National Association of Home Builders (NAHB), reported that more than half of home builders believe that 60 percent of the new homes they build by 2020 will be green. These expectations of higher green involvement emerge despite concerns about the cost of building green. Nearly 80 percent of home builders and remodelers say that building green has an incremental cost over traditional construction of five percent. Much of the additional cost for energy efficiency lies within mechanical and ventilation systems, which can add $400 to $500 per unit. But the higher cost is justifiable, not specifically for getting greater rents, but at lease-up on new apartment



buildings, says architect David Hensley of Hensley Lamkin Rachel, Inc. “I think it’s a competitive market,” he said. “Even though management groups don’t think they justify additional rents, they know that lease-up stabilization is much faster if they sell that story. They may or may not get any more rent, but they definitely rent faster. Where I’m seeing that it is absolutely a must, is the Northwest. Those communities are adamant about sustainability.” STANDARD PRACTICES ARE APPROACHING LEED CERTIFICATION Hensley said his firm sometimes gets pressure from developers about costs to incorporate green design into new projects. The standard practice is to add value by creating as tight a building envelope as possible just by using better insulation and energy-efficient features. “What we found was putting in better windows helped the quality of the building by improving the envelope,” he said. “The vinyl windows instead of aluminum windows performed better, the glass performed better. We would do 2 x 6 walls with R19 insulation instead of 2 x 4 with R13. You got better insulation plus you had less stud packs with the 2 x 6 framing. You had less wood. I can sell those things as standard because there is value.” In some cases, new home and apartment construction is approaching LEED energy certification standards just by taking advantage of better products on the market, said one panelist at the 2016 Crittenden Multifamily Conference in March in Dallas. In some cases, units are built to LEED Silver status, one of

four certification standards designated by the U.S. Green Building Council. However, some builders are choosing not to pursue certification because of the expense and paperwork and because they don’t think the badge means that much to residents. What matters is that the apartment is energy efficient. DEMAND FOR SUSTAINABLE, HEALTHIER LIVING WILL DRIVE FUTURE While LEED certifications may matter little to renters, the value of green living extends beyond just saving a few bucks on energy and water bills. Dodge Data & Analytics’ findings show that consumers want green homes because they promote healthier living, which increases the potential for future growth. Most home builders polled in the SmartMarket report believe that consumers will pay more for homes that have better air quality. Proper ventilation in kitchens and bathrooms and fresher air can reduce poor indoor air quality and pollution, which, according to the Centers for Disease Control, can irritate the eyes, nose and throat and lead to other health issues. “We have seen the commercial sector of the construction industry focus on the impact of buildings on the health of their occupants in the last few years, but these findings suggest that attention to healthier homes may offer an even higher gain for green in the residential market,” said Steve Jones, Senior Director of Industry Insights at Dodge Data & Analytics. Originally published in Property Management Insider



Toronto, Ontario – Over 300 members and guests enjoyed a great day on the course for FRPO’s 12th annual Charity Golf Classic. This year's event was held at the beautiful Rattlesnake Point Golf Club in Milton. The fun-filled day saw golfers enjoy a BBQ lunch, prizes, dinner and some healthy competition all while helping out a worthy cause. All guests had a chance to meet and be photographed with former Toronto Maple Leaf Captain Darryl Sittler who joined The Byng Group to show his support of Interval House. Thanks to record attendance and support from our generous sponsors and members who donated prizes to the silent auction and raffle, this event was a great success raising a total of $60,000. In 8 years of partnering with Interval House, FRPO has contributed over $410,000 for Interval House.


Golf Classic Raises


for Interval House 2016 Golf Tournament held at Rattlesnake Point Golf Club on July 25th

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.

Thank You

to our event Sponsors

Bronze Sponsors Interface KG Group Multitech 2000 Contracting Midnorthern Appliance Sparkle Solutions Beverage Cart Sponsor Maxim Group General Contracting Chocolate Sponsor WSP Raffle Sponsor Absolute Ventilation Water Bottle Sponsor Cranfield General Contracting

Wine Sponsor All Professional Trades $1000 Hole Sponsors Pretium Anderson Lincoln Paving & Contracting Ltd. Hole Sponsors Accurate Fire Protection AMRE Supply HCS Contracting Driving Range Sponsors H&S Building Supplies Welcome Bag Sponsors Spinnaker Recycling Union Gas



TECHNOLO Coming soon to a multifamily residence near you



he path to smart home technology adoption in multifamily maintains a twisting route navigated with short steps, much like the pace of the industry that promises systems to propel residential living of the future into the next galaxy. The subject has been a hot topic at just about every major multifamily housing industry conference in the last two years. And while multifamily movers and shakers continue to drive the transition of smart thermostats, lighting and entry accesses through pilot programs and select installations across the country, few have reached third gear. Some are even stalling on the drawing board when money is a consideration. PROVIDERS, MULTIFAMILY OPTIMISTIC ABOUT FUTURE OF SMART HOME TECHNOLOGY At a 2014 National Multifamily Housing Council conference, executives from Forest



City Residential Group, Lincoln Property Co., and AMLI Residential approached smart technology with cautious optimism. Hightech devices were seen as potential valueadds for both landlord and resident but security and privacy questions persisted. Today, those sentiments are still at play as the smart home technology industry attempts to build momentum toward mass adoption. In a recent smart home technology market update, BI Intelligence said it believes the market is “stuck in the ‘chasm’ of the technology adoption curve, in which it is struggling to surpass the early-adopter phase and move to the mass-market phase of adoption.” The big roadblock is the technological fragmentation of the smart home ecosystem, which dictates that consumers need multiple networking devices and apps to operate a smart home. Until that issue and others − high prices, limited consumer

demand and long device replacement cycles – are resolved, the smart home needs more tutoring. However, providers and multifamily executives are optimistic that smart home technology will be a steady player in providing future high-tech living. A what-can-you-do-for-me generation of new renters wants the technology, and apartment owners and operators continue to see value in potential energy benefits and other savings resulting from data generated by the devices. The very near future could determine how fast smart home technology gets to the finish line in multifamily, some say. Developers of the technology say hold on to your hats. “The industry will be surprised by just how the smart apartment will become common place in the coming three to five years,” says Embue President and CEO Robert Cooper, whose company is on the leading


GY edge of networking the devices for better operational efficiency. “The competitive drive to keep residents is what will incent them to install smart apartment platforms that match the expectations of today and tomorrow’s renters.” CONSUMER INTEREST IS GROWING IN NORTH AMERICA, EUROPE Consumer interest in smart home technology is growing. “Smart Homes and Home Automation – 4th Edition” published by Berg Insight in May reports that North America’s smart home market growth in 2015 skyrocketed 62 percent with 16.9 million installations. About 2.8 million were multifunction or whole-home systems, compared to 14.1 million point solutions designed for one specific function – a thermostat or smart door lock. North America is now the top smart home market on the globe with installations in 9.7 percent of all households. Europe lags but is

making up ground. By the end of last year, smart homes in the EU28+2 countries doubled to 6.6 million. Berg Insight predicts that 36 million homes in Europe and North America will be smart by next year. Point solution purchases are expected to fuel the growth, but how fast smart home technology latches onto the multifamily industry is a wait-and-see. Multifamily operators and owners will feel the crunch of demand by renters of all ages. Pamela Darmofalski, Director, Advantage Solutions/National Accounts and Sustainability for Greystar, says “residents of all ages are interested in the technology and they are just starting to see how it can enhance their lifestyle.” According to the National Apartment Association (NAA), some operators say they are getting $45 to $65 a month in additional rent from Texas to California. Others tout energy savings of 10 percent to 20 percent per month using smart thermostats. But embracing the technology is slow as the multifamily industry struggles with many unanswered questions around functionality, privacy and value. MULTIFAMILY CAUTIOUS ABOUT PRIVACY ISSUES, RISKS, ROI Darmofalski, who spoke on smart home technology at the 2016 National Apartment Association Education Conference & Exposition, and others see a methodical adoption in multifamily. Greystar has implemented the technology in about 1,000 units across its ownership portfolio. Understanding the return on investment can be challenging says Darmofalski, because residents benefit from the energy savings rather than the communities. Smart thermostats, which are typically more expensive than non-programmable thermostats, are viewed as more of an amenity, like granite countertops, and are a selling points for the unit. Industry players are concerned that the information within the devices could be potentially invasive. Knowing exactly when residents lock their doors, indicating times the apartment is occupied or vacant, could raise concerns and create fear among residents who may not even want the technology. “The technology is a matter of personal preference,” said Darmofalski. “You can select to opt-out or customize the system to meet your lifestyle. If you opt out of the program you still have a functional home and the technology would simply be inactive.” Earlier this year, the NAA formed a technology committee to work through the privacy, safety and risks. A pressing task is creating a white paper with guidelines on available technology, scalability, longevity, privacy policies, data creation and data ownership and security of smart home technology. A team of owners, developers and technology specialists are contributing to the paper, which is due in the fall. Michael Flynn, NAA’s chief information officer, hopes the paper will help members better navigate a subject that many can’t completely get their arms around. “There are people who willing to try something, but nobody is willing to jump in with both feet.” KEY IS FINDING SYSTEMS THAT CAN TALK TO EACH OTHER Until the apartment industry achieves a comfort level of offering high-tech living, adoption will continue to be slow, stakeholders say. As Berg Insights projects, point solutions will likely be in favor. Smart locks are logical first choices to be installed, because they don’t harbor information. Before a full-scale adoption make sense, the smart technology industry must overcome the device fragmentation and efficiently network devices so residents don’t need multiple apps to control them and operators can have access when need. The tech gurus, including Embue, point to the cloud as a solution. Embue’s system works through a central portal and creates a redundant wireless network within an apartment building. But costs, not just for systems like the one that Embue offers, will need to come down to make installation justifiable for owners and developers. The price to outfit a unit can be steep and the return on investment is not clearly visible, says Darmofalski. Mike Smith, who is a technology consultant for the commercial building and apartment industry with White Space Building Technology, says the price for going




smart will become more affordable as new players enter the market. But right now, costs in some cases are forcing some developers and owners to slash smart technology from building projects. “It’s still a big topic of conversation with the owners that I talk to, but it’s also the first thing that seems to get value-engineered out,” he said. “So, you need to cut several thousand dollars from your project, you take all the smarts and parts inside the apartment.” Holli Beckman, vice president of marketing and leasing operations, says W.C. Smith is dabbling in smart technology by installing smart locks at its properties. She’s particularly interested in how a resident’s smart wearables can interact with an apartment to enhance the living experience. But, the company is satisfied to take a methodical approach and watch how the rest of the industry maneuvers through adoption. “We’d love to see it happen,” she said. “It’s the way to go with technology. But there are challenges. We’re okay to be a follower.” DATA GENERATION, AUTOMATION WILL DRIVE MASS ADOPTION Smith says owners can benefit from smart

technology although many think that the residents are the sole beneficiaries by saving on utilities. It’s just a matter of convincing them that smart technology can potentially improve the asset and resident experience, which leads to retention, through detection and equipment monitoring. It’s also about better data, not big data, and not about big brother. “The technology, from an owner’s perspective, is not to control occupied units but to control vacant utilities,” he said. “And then it’s to get any errors like the HVAC is not operating efficiently. If I can get notified before the resident ever knows, it keeps the resident happy, it’s all about resident retention, extending the life of the equipment. It’s to get more insight into what’s going on.” Cooper agrees that a big value of smart technology is being able to see inside the inner workings of an apartment to better maintain and improve efficiency of the asset. Also, as the sharing economy moves into multifamily housing, he believes operators will see they can make more money offering flexible, shorter stays with help from smart home technology that automates and personalizes locks, thermostats and lights.

“This will be one of the key drivers to hasten mass adoption.” Already, Embue is working with a number of owners and managers who are running pilot programs, which Cooper believes will lead to smart building technology becoming part of the spec for new construction, renovation and the apartment turnover upgrade packages. For now, easy does it in multifamily Still, smart technology has a lot of ground yet to gain, at least to one multifamily stakeholder who was polled by NAA’s Units magazine in July. The respondent said the thermostats, light bulbs, ovens and security systems make for a pretty great things however the technology is still being refined. Darmofalski says the multifamily industry will continue to keep an eye on the emerging trend. “The combination of increased resident’s expectations and the speed of changing technology could make this the next important amenity over the next few years,” she said. “We will continue to review the technology and monitor the demand.” Originally published in Property Management Insider

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SAVINGS Conserving water with the right toliet BY JORDAN EDL WATER MATRIX


ver the past 25 years the focus of utility costs for multiresidential properties has been transitioning from electricity and natural gas to the cost of water. With water and sewer rates rising anywhere from 4-20% per year, depending on the region, it has very quickly become a critical concern for many property owners and managers. In 1996 the government changed the building code for new construction to mandate the installation of toilets flushing with 6 litres or less. At the time these were considered “high efficiency”. This was the beginning of a new age of water efficiency and the push for newer and better technology. Many owners made the change from their existing 40 year old 13-22 litre toilets to 6 litre toilets from 1996 to 2009. This alleviated 30-40% of the water consumption in buildings and saved thousands of dollars for the owners every month. The main concern from owners since retro-fitting to 6 litre toilets was the constant increase in water rates year after year with no other viable options for reducing their consumption. This was the case until 2009 when a new Canadian technology became available revolutionizing water efficiency and toilet technology. The 3 litre Proficiency toilet, a standard gravity toilet with a patented air transfer system, has completely taken over the water conservation retrofit market because it provides greater savings than any other toilet product world-wide. The Proficiency toilet has been installed in over 150,000 apartment and condominium units throughout Canada boasting incredible results. 80% of the toilets removed from buildings are now 6 litre toilets and the resulting overall water

reduction is consistently between 2035%. The buildings that have had these toilets installed range from townhomes to low rise and high rise properties varying in age from new construction to 80 years old. Property owners and managers have found the Proficiency toilet reduces their water consumption and related costs without compromising on performance. The patented technology within the flushing mechanism allows the toilet to work effectively with only 3 litres of water and makes the Proficiency toilet the only 3 litre toilet available in the world. Water Matrix has been working in the water conservation industry for 25 years with multi residential, institutional and commercial buildings across Canada. Water Matrix is the master distributor of the 3 litre Proficiency toilets and has worked with hundreds of satisfied owners and managers who now use this product exclusively in all of their properties because of the unparalleled savings and performance. The free water audit service offered by Water Matrix assists

the owner by providing a detailed analysis of the project cost, available savings and the project pay back. Water Matrix has been delivering sustainable water solutions since 1989. Over the twenty-five (plus) years, we’ve developed an unparalleled expertise and technical proficiency that allows us to deliver custom water solutions across industries and business sizes. This experience means that we know how to partner with you to deliver against your goals – water savings, energy efficiency, environmental certifications (e.g. LEED), renewal/ resale, service or monitoring. We build professional partnerships that include comprehensive audits, right-sized recommendations, effective project management, turn-key solutions and exceptional ongoing service.




MULTIFAMILY UNIT REPOSITIONING Strategies for upgrading units on time and on budget



ultifamily Unit Repositioning can be one of the fastest ways to increase rents, reduce expenses, and lower management burden. While many factors affect the costs when renovating, the main factors include the scope of work, product specification and process. Addressing each of these thoroughly up front will result in cost control, consistency and predictably. OVER-IMPROVING THE PROPERTY There are many variables that impact rents— the age of the building, where it’s located, its tenant profile, rent rate goals and the surrounding competition being among the more prominent factors. If you are in a C-Class area with mostly service employees and you have overrenovated your building, your tenants will love you but you won't be able to meet your rental income goals. Your market affects layout, function, colour, style and budget. Kitchen upgrades, which are usually right off the entrances of most rental units, have a dramatic impact and set the stage for the entire apartment. Wood (or woodlike) flooring continues the transformation and is fast becoming a very productive improvement. Other ROI winners include engineered or natural stone countertops as well as minor and inexpensive improvements to an apartment’s lighting, Before launching a program, design, test and, if necessary, "reset” is often the best approach. Modifying the scope of work, trade pricing and product selections may be necessary before full implementation. PRODUCT SPECIFICATIONS Once the scope of work is identified, an important next step is product selection.




Considerations include price, durability and availability as well as achieving green building goals. Repositioning all the units in a building could take years. Choosing products that will be readily available over the long term is important from a branding and maintenance perspective. Many multifamily owners and managers are leveraging their buying power more than ever when selecting products and many material suppliers are establishing attractive multifamily rebate programs. OUTGOING INSPECTIONS Once the final scope of work, product and pricing are set, the execution phase begins. Accessing the unit as soon as possible after the tenant gives notice is critical. Unit condition reports and the capture of any/all site conditions (including tenant damage) make for improved preparedness in the renovation plan. TIMELY APPROVALS Recognizing upcoming vacancies and inspecting them as early as possible are two key components to effective turnover

management. A third essential is timely approval to all involved the turnover project. All stakeholders should be given authorization to proceed as early as possible so that items such as kitchen cabinetry, vanities, countertops, and other lead time items are ready and available before they are needed. 22 BUSINESS DAYS Proper planning is very important, especially when a large amount of work is needed to get the units rent-ready for the next month. Many buildings restrict work; Monday to Friday from 8am to 5pm with limited ability to work on weekends, evenings or statutory holidays. Compounding the challenge is that most large multifamily buildings have several units being renovated in any given month. 100 TASKS Incredibly, repositioning a unit involves, on average, 100 tasks that need to be completed. These tasks have many interdependencies. Plumbing must be disconnected before demolition, rough plumbing and rough electrical before boarding…and so on.

It is critical to maintain the sequential order of these tasks. Managing work in progress to ensure all is on plan is complex, especially with short timelines, multiple units and other building sensitivities. CONTRACTOR MANAGEMENT Multifamily owners and managers expect more from trades that participate in the turnover process. Completion guarantees, levelled pricing and rebates are all part of what are becoming prerequisites in the name of standardization, cost control, compressed turnaround times and minimizing vacancy loss. While unit repositioning strategies continue to evolve, keeping the units moving through a critical path has become complex. A well thought-out repositioning plan can be the fastest way to increase cash flow and add significant value to your property.

The Byng Group is a full-service interior renovation company specializing in “turn-key” multifamily turnover from simple turnovers to complete repositions. Integrating all construction services into our offering, we are able to accelerate the turnover process, yielding our clients significant savings in time and money.

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How new technologies have created a cost-effective and resident responsive solution, all in one BY GRAHAM BLAIR, VP PARTNERSHIPS, ECOVENA


uring the hot and hazy days of summer, your building’s electrical heating costs don’t tend to be top of mind. But maybe they should be? With space heating accounting for approximately 50% of energy used in apartments, and the annual cost of electricity continuing to rise at double-digit rates, the prospect of yet another year’s heating season can be daunting. Now add residents into the equation. Ensuring resident comfort and adequate heating levels while responding to frequent fluctuations in outside temperatures can be a challenge. Experience shows that if this balance is not achieved, then some residents resort to opening windows and outside balcony doors as their temperature control mechanism rather than using their in-suite thermostat. Up until now, property owners/managers of electrically heated buildings have had few options available to address the need for responsive temperature control that ensures adequate heating levels, as well as a system that can respond to both appropriate and inappropriate resident behaviours. All that could be done is to watch heating costs and electricity bills soar. But times are changing and new technologies are now ensuring that both a cost-effective and a resident responsive solution is available, all in one. Thermium, by the Canadian company Ecovena, is an example of a combined hardware and software solution that can reduce your electrical heating costs by 20-35%. Thermium is a Heating Management System for controlling and monitoring the amount of energy made available for heating suites in multi-unit residential buildings. It ensures only the energy required to



maintain appropriate in-suite temperatures is in fact provided to each suite. The hardware component of this product is a small box that is easily and innocuously installed in each resident’s unit. This box is responsible for proportioning or limiting the amount of energy made available to existing baseboards in a suite. The amount of energy made available is based upon real-time monitoring of outside weather conditions, factors such as a building’s design features, as well as Thermium’s capacity to learn patterns of acceptable building and resident consumption. While residents continue to control their heating through their existing thermostat, Thermium seamlessly ensures that excessive energy is not being used. The Thermium Heating Management System also monitors actual usage, alerts to abnormal consumption, provides the mechanism for adjusting energy requirements on a per suite basis to meet specific resident circumstances, and provides property managers and building staff with real-time monitoring tools and reports to manage energy use and the associated heating costs at their buildings. Thermium’s integrated monitoring tools

provide property managers and/or building staff with the flexibility to be hands-off, or if desired, to be actively involved in monitoring real-time data on energy use, temperature, and other factors on a per suite, per building or even portfolio-wide basis. Ecovena’s Thermium Heating Management System is currently installed in several thousand suites across Ontario and is being used by Property Managers/Owners including a large Ontario REIT as a sound strategy for managing rising electrical heating costs. With an ROI often under three years and current Government of Ontario Save on Energy Retrofit incentives covering up to 50% of costs (depending upon type of organization), payback often becomes less than two years. Before the fall ends and a new heating season is upon us, it makes good economic sense to explore technology and how it can be a cost-effective answer to reducing electrical heating costs at your buildings.

Ecovena is a Research and Development Corporation. Our efforts produce real-world solutions to Energy Management and conservation. Our Products save Energy. And Money.



WASTE MANAGEMENT Strategies for implementing, measuring and improving waste diversion BY GERALD GRANT, PRESIDENT, SPINNAKER RECYCLING


016 is shaping up to be one of the most active years for waste issues, and the promotion of waste diversion within the private and public sector. There is no doubt that this increase in focus will have an effect on the multi-residential industry across Ontario, and across the country. In Ontario, a new chapter is being written in the story of how waste is going to be managed going forward. Bill 151, the ‘Waste-Free Ontario Act’ has been passed by the legislature, receiving Royal Assent on June 9, 2016. This act will form the framework for a change in approach, attitude and responsibility when it comes to improving waste diversion with a combination of existing and new strategies. At the end of the day, fiscal ‘responsibility’ for the final disposition of products will eventually fall to the firms that create the material, which should motivate those parties into creating better end-of-life solutions for the materials, and creating the ideal conditions for a circular economy. In Toronto, there has been adoption of a new Long Term Waste Management Strategy, with everything on the table for consideration…from new processing technologies, to flow control mechanisms, to community ‘sharing’ strategies to reduce the need for more materialism around ‘stuff’, and generate more community interaction. Bold strategies which will see pilots, focus groups, and other outreach techniques in play to get more people within the city engaged are becoming commonplace. The multifamily rental sector is going to see a lot of focus in the coming months and years, as diversion is stalling, well below the single family dwelling numbers. We can already see the City of Toronto creating a buzz with the Towering Challenge, a competition pitting buildings against themselves and each other to implement, measure and improve their waste diversion. While this is happening, in the neighbouring Region of Peel, there is a new scorecard tool being implemented at all multires properties, with a goal of educating the owners and operators, and providing them with some real statistics on a regular interval. On the commercial side of the service equation, for buildings that are serviced by commercial haulers under contract, there should be an expectation that there will be an increase in costs, likely much higher than the Consumer Price Index that most of these firms use as their typical benchmark. There is a decrease in the number of outlets for recyclables due to a depressed marketplace for the commodities collected, and a decrease in the number of processors of this material. Additionally, mergers and acquisitions affecting some of the largest Canadian waste management companies will likely have a negative trickle down effect, as the purchasers push to get a return on their investments. We were fortunate to have the opportunity to speak at this years CFAA Annual Conference, with feedback from members telling

us that waste related issues, in conjunction with other ‘green’ mandates, are becoming a more pressing issue for existing buildings and new builds alike. This has motivated us to put together an online survey that can be made available to tenants within member buildings, and help us gauge the perceived quality of your waste diversion program. Please reach out to us at 647-215-4592 if you are interested in engaging your buildings in this study.

Spinnaker Recycling is a full service recycling and waste management consultancy. With more than 60 years of combined experience, and an offering that covers all of your company's needs, we provide the 'one stop shopping' experience that helps you not only save time, but also save money.

How Can Older Buildings Compete with New Developments?

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Without preventative maintenance, what’s hidden behind your walls could be your worst nightmare BY JAN D. NYBIDA, VICE PRESIDENT, CYNERGY MECHANICAL


our building envelope is like your whole home system, or even like the human body. Homeostasis is key to keeping everything in simpatico, all working together smoothly and efficiently. One part of this system is your plumbing. This is often forgotten about because frankly it’s something we don’t see, feel, or touch on a regular basis. It’s hidden behind the walls, under our floors, and in our hallways. For tenants, high rise living comes with lots of advantages, including the convenience of not having to worry about plumbing problems. For the building owner, property manager, super and crew it’s a bit of a different story when it comes to plumbing. As everyone knows a plumbing problem is normally one that’s been there for awhile but hasn’t surfaced because a physical leak hasn’t happened. When it does it’s an urgent issue that can’t wait to be addressed and is the #1 reason we dispatch emergency service plumbing mechanics. There’s a leak, it’s a big leak, or worse, it’s been a small leak for some time and now has damaged the structure or has 30


burst. Weather doesn’t help this as small issues can quickly become larger leaking issues when the weather gets extremely cold within a short period of time. Then the thaw hits and wham you’re hit with a burst pipe. KEY PROBLEMS A key issue, and one that is not solvable, is that you can’t control what people put down their drains—specifically grease or any other type of coagulant. Our plumbers have come across some interesting items and it highlights that tenants will really try to flush anything down a toilet or attempt to put items down a drain that clearly aren’t meant to be there. If you can imagine it, someone has tried to flush it! And sometimes it makes it out of their unit only to get lodged later in the plumbing system. You might not see problems right away and it could take months or years for this to entirely clog the system. Then you have a much larger problem. Ok so what can you do? How do you maintain your plumbing system, keep the drains flowing, and the water moving in your building effectively? Well you can ignore

what might be there because you aren’t seeing or hearing about clogs, or you can be proactive for a low cost to avoid the high cost and tenant disruption for large scale clogs and leaks down the road. Without proper preventative maintenance, these lovely items that are either not dissolvable on their own (think toy truck or sock, or any liquid substance that can solidify, like glue, concrete, and or tar) can build-up over time. Without regular jetting you will absolutely have a replacement situation on your hands and you will be left with no other option than to replace your entire building piping and plumbing system. And don’t go thinking regular Drano or a similar household chemical will do the trick. It won’t. If anything this will only harm your system when the acid contained in these products eventually burns through your pipes, causing the same end result as the clog—the costly replacement of an entire system. In the end, all blockages, deterioration, and damage can result in expensive repairs and major inconveniences. Typically without proper stack cleaning there can be major



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failures that can ultimately result in having to tear out residents’ cabinets and sinks in order to repair them. Or worse you are doing an entire riser, horizontal replacement or both, which is not only very costly and time consuming, it’s pretty messy and will mean ripping through walls, cabinets, and floors. REGULAR MAINTENANCE Regular stack and drain cleaning/jetting can prevent serious headaches and unexpected costs. It prevents grease build-up, ensures a free flowing drainage system, prolongs the life of your cast iron stacks, and eliminates the constant service calls for blockages. An effective service will ensure high pressure cleaning and flushing. All pipes have a clean out in the stack. It’s where your plumber can complete the jetting and/or snaking. After that your plumber can do a camera inspection to ensure clear and clean flow. At the bottom of the stack there’s a 90 angle pipe that directs the flow away from the building. If it’s been too long since it’s been serviced the grease or affluent will have solidified and no camera or snake will be able to get through. In these circumstances there is no choice but to cut the pipe and replace a section, which is never good. Regular PM on your pipes will prevent costly and invasive repairs.

Cynergy Mechanical Ltd is a full service commercial and industrial HVAC/R and Plumbing Services company. We have been providing a “best in class” single source mechanical services solution to clients throughout the GTA area and Southwestern Ontario since 1994.

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…Would you purchase new computers or software? Hire a new employee to help offset the work load? Re-invest in human resources with training? Would you put that new found money toward renovations of an existing property?


t may be hard to imagine for some and for others the wish list may be a few years old. If you become an ASSOCIUM Advantage member through your FRPO membership your imagination need not wait any longer. We CAN put that money back into your company’s bottom line. As many of you know by now, ASSOCIUM Advantage is a procurement services division of ASSOCIUM. Our procurement services division is celebrating its 20th year helping organizations with cost containment strategies, procurement processes, soft costs and so much more – including our group purchasing program. With our buying power businesses, regardless of size, actually save money on the operational and administrative costs. We can help your business realize funds, you thought were lost to overhead. We do it every day. RECYCLING LAMPS AND BULBS – OUR NEW PARTNER – A GREAT FIT FOR FRPO MEMBERS Because our team acts as your own external team, we are about to launch a special partner to the program called Take Back The Light because of our relationship with FRPO. TBTL, is a mercury-containing lamp recycling program that was developed by environmental not-for-profit, Recycling Council of Ontario. TBTL is designed to make recycling lamps easy and cost effective. The program is built on the principles of green procurement, which necessitates that end-oflife management be taken into account when a product or service is purchased, just as 32


performance, customer service and cost are considered. TBTL works with lamp suppliers, contractors, and buyers of lamps to recover and recycle spent bulbs whether they are generated through re-lamping, on-going lighting maintenance or a facility retrofit. Take Back The Light is able to offer value added collection and recycling services in addition to fulfilling your lighting needs. Take Back The Light offers great service which includes recycling of all lamps/bulbs in all quantities from small to thousands at a time, as well as light fixtures; reporting to ensure that the lamps are properly recycled, tracked and verified by a 3rd party for accuracy and impartiality. TBTL also profiles program participants and provides promotional materials so that TBTL participants can be recognized for their progressive efforts to recycle their lights. Companies such as Staples, SC Johnson, and Hydro Embrun are already recycling their facility lamps through the program. In fact, to date, over 14 Million lamps have been recycled through TBTL. For organizations looking to take advantage of save ONenergy programs, Take Back The Light can be used to help satisfy the IESO’s Verification of Recycling requirement. TBTL has the necessary processes in place to track and verify every lamp that goes through the program. This verification process can help lighten the load for Local Distribution Companies when assessing applications because TBTL guarantees the lamps have been recycled

to the highest environmental, health, and safety standard. For more information on this new partner, the ASSOCIUM Advantage program and benefits that are exclusively offered to FRPO Members, please contact or 416-867-9350 ext. 243. Reach out today to start saving!



WOMEN’S LUNCHEON A behind-the-scenes peek at the inspirational annual gathering SPONSORED BY:



RPO’s 4th Annual ‘Women in Rental Housing Luncheon’ took place on Thursday August 25th at the Old Mill Inn in Toronto. The vibrant panel of speakers included Greenwin’s dynamic CEO Kris Boyce as the moderator, and notable industry leaders Kristina Lauesen, Vice President of Government & Industry Relations at FRPO; Jessica Green, Founder and Principal, Cursive PR; Brandi McIlvenny, Director of Multi-Residential Apartments, Sifton Properties; and Andrea Rocheleau, Director of Business Operations, Skyline Living. With 150 in attendance, making it the largest of its kind to date, the annual women’s luncheon provides an opportunity for industry women to gather, mingle, and listen to inspirational stories and viewpoints on a range of topics—including wellness in the

Absolute Ventilation workplace, community service and mentoring. “This important event brings together women working in the rental housing industry to motivate, inspire and share their experiences,” said primary organizer, Lynzi Michal, Director of Membership and Marketing at FRPO. “FRPO is pleased to support the advancement of women and highlight their stories for the next generation of leaders. This is an exciting time for rental housing and it is encouraging to see greater diversity in senior management as women continue to excel in this field.” Kris Boyce kicked off the discussion with a rundown of the “10 Secrets to Success” every woman should know about. From the importance of being true to oneself and accepting mistakes and failures, to the benefits of paying it forward to other young rising stars, the discussion was also

a reminder of the struggles faced by past generations of working women who were denied opportunities and rights due to gender inequality. At the top of the agenda was health and wellness and the constant pursuit of that elusive work-life balance. “Creating an environment that allows you to be successful often means creating boundaries and taking important steps just for you,” advised Kristina Lauesen. “It’s easy to say invest in yourself, make time for yourself, but how many of us actually go ahead and do that?” added Brandi McIlvenny. “We need to be mindful of what makes us happy and what fills our cup up. By investing just a fraction of energy towards ourselves, everything in our lives will benefit.” “As women, we tend to think we are so bad if we steal a moment for ourselves,” said Jessica Green. “But taking care of yourself and prioritizing your health and your wellbeing are not bad. So be kind to yourself and remember that everyone struggles with this concept.” Finding strength and a voice in the maledominated boardroom is another struggle for many working women today, and this was touched on by the panelists who have all been in that situation. “I remind myself that everybody, male or female, brings something different to the discussion,” said Lauesen. “Everybody comes from different backgrounds and brings their own expertise to the table. If their voices weren’t valid, then they wouldn’t be sitting there.” Andrea Rocheleau said that showing support and being a role model for other young women is critical to breaking barriers and getting a more balanced representation in leadership roles. “Without those women who saw potential in me, I know I would not be where I am today.”






s landlords, we have a serious responsibility to our tenants—and to the planet—to “walk the talk” when it comes to environmental efficiencies. When students, families and seniors are making the decision to call one of your properties home, they’ll be doing their research, taking into consideration not only the usual factors, such as the building’s reputation and Walk Score, but what you’re doing to encourage sustainability practices, both as a corporation and among your tenant community. A thorough, fully-developed environmental plan for a landlord should encompass methods of improving efficiencies, reducing waste, and—arguably the most important aspect—educating your network of tenants (and building staff) about how they can do



their part to complement your efforts. Getting buy-in not just from your C-suite leaders, but from your staff manning the front lines of your business, is crucial to ensure that you will create a culture of enthusiasm around environmentally-friendly practices at the building level. Our company, Skyline, has multifamily properties in over 40 Ontario communities (nearly 200 properties total across Canada, with more than 16,000 suites). We have implemented an ongoing sustainability plan to ensure that each of these properties is performing at its best while also reducing its environmental footprint. We’re also constantly on the lookout for new developments in green technologies to improve our efforts further. Our environmental initiatives allow us to build on the relationships we have with

Environmental Excellence

our customers, as well as suppliers and business partners in the real estate industry. We have also fostered key relationships with innovative green energy organizations such as the Ontario Sustainable Energy Association (OSEA), as well as LDCs like Horizon Utilities, Hydro One, Guelph Hydro, and London Hydro, all of whom have consumption and demand targets that we assist them in achieving. We have also garnered provincial and national recognition for our efforts; in the past year, we’ve been named one of Canada’s Best Managed Companies, an Aon Best Employer, and one of Canada’s 10 Most Admired Corporate Cultures—and we were recently named a Top-2 Finalist for the 2016 Ontario Business Achievement Awards’ “Sustainability” award (we’ve got


our fingers crossed!). Last, but certainly not least, we are a three-time winner of the prestigious FRPO M.A.C. award for Environmental Excellence. We’re very proud to have been recognized among the Ontario rental housing community for our environmental efforts. Our portfolio-wide sustainability plan, the Portfolio Efficiency Plan (PEP), celebrates its tenth birthday this year. The PEP is the most established component of our overarching environmental blueprint: it is an ongoing effort designed to improve building efficiencies and bring together our more than 25,000 tenants to make our buildings cleaner, safer, and greener. Over the past ten years, the PEP has: • Saved enough natural gas to take 30,000 cars off the road for a year, through boiler system replacements, window replacements, and the installation of heat reflector panels • Saved enough water to fill 24,000 swimming pools, through showerhead, aerator, and toilet replacements • Saved enough kWh to power 500 single-family homes for a year, through refrigerator replacements and the installation of occupancy sensors We are also currently implementing a vast, portfolio-wide lighting retrofit upgrading to LED bulbs (more than 16,000 suites, including tenant-paid). More than 300,000 bulbs will be upgraded from incandescent and CFL to these high-efficiency lights. With this huge initiative, we are yet again cutting the hydro consumption (for lighting) of our entire portfolio by more than 50%. Improving efficiencies doesn’t just stop at in-suite solutions such as replacing light bulbs and toilets, however. Sometimes, it’s the buildings themselves that can be recycled. As a rule of thumb, the most sustainable building is the one that has already been built, and if some history can be preserved in the process, that’s even better. Over the years, we at Skyline have been presented with several opportunities to repurpose and revitalize unique and historically significant properties in our multi-family portfolio. For example, Place Sainte Marie, a 70,000 square foot convent in Northern Ontario, was constructed in 1927, and served as a nunnery and a school for more than 80 years. Recognizing a need for a seniors’ multi-residential dwelling in the area, we repurposed the building to become a beautiful and functional assisted living community. We also gave new life to

a 160-year-old heritage building called the Gummer, in downtown Guelph, Ontario – Skyline’s hometown. Nearly destroyed by arson in 2007, the building was a burntout shell, and there was an outcry from the community for fear of the building being demolished. We have since transformed the Gummer into 77,000 square feet of office, commercial, and luxury residential space, and the building is now our Skyline headquarters. In both instances, the building upgrades were extensive, including replacement of the entire mechanical systems, insulation, and installation of high-efficiency lights, windows, and appliances. In the case of the Gummer Building, we also installed a living green roof. However, not only do

these costs pale in comparison to those that would be incurred by a complete teardown and rebuild, “recycling” these buildings saved countless tons of waste from landfill, while preserving the architectural beauty and historical significance for which these properties are prized. Another way to drastically reduce longterm energy costs is to harness the power of the sun. Imagine if you could provide heat and power to your entire property through a virtually infinite resource, using traditional sources of power solely as a contingency plan in extreme weather conditions. We have already installed 61 rooftop solar systems on our properties, which cumulatively generate enough green energy to power 400 homes for a year. Under the IESO’s FIT 4




Our sustainability initiatives are an intrinsic component of our mission to build strong communities. contract, we are also considering another 3 megawatts of solar on Skyline properties— enough to power nearly 500 additional homes. We strongly believe in the future of alternative energy—so much so that in 2015 the Skyline founders co-created Anvil Crawler Development Corp, an alternative energy provider that is changing the way people think about powering their homes, buildings, and work sites. Anvil Crawler’s range of products includes a 100% scalable and 100% portable energy facility that operates on solar power—called the Anvil Power House—that will be a game-changer for the real estate and construction industry. The Power House works in tandem with solar outfitting, housing both the inverters to convert energy and the battery reserve



to store excess energy for use in non-ideal weather conditions. Anvil Crawler will also play a key role in the future installations of Combined Heat and Power Systems (CHP), also known as Co-Generation systems, at our properties. These systems supply hydro power to buildings through very efficient natural gas generators. Unlike traditional generators, CHP systems make use of the by-product of hot water to heat the building, drastically eliminating wasted energy from the process. We have installed several of these systems at our residential buildings in St. Catharines, ON, and will have a total of 30 systems installed by year-end 2016. Just one of these systems can supply up to 90% of a property’s hydro needs. We have made an

application to the Ontario Power Authority to complete detailed engineering studies for an additional 200 Skyline properties—a potential multi-million dollar investment that will have an incredible impact on our buildings’ energy savings. Our sustainability initiatives are an intrinsic component of our mission to build strong communities, and we’re always looking for additional ways, both big and small, to contribute even further to minimizing our environmental footprint. Green technology is ever-changing, but we don’t see that as an excuse to sit on the sidelines. We strongly advocate making the best possible use of the technology available, while also fostering an attitude of enthusiasm and education among staff and tenants, and introducing programs and initiatives that make participation convenient and empowering. Whether it's the switch to a high-efficiency light bulb, or the installation of an alternative energy generator, every effort makes a big difference.

Roy Jason Ashdown is the Co-Founder & Chief Operating Officer at the Skyline Group of Companies

2016-09-26 12:40 PM




Why LED retrofits are a smart energy management choice BY SHANE BLANCHARD, VICE-PRESIDENT, MULTILOGIC ENERGY SOLUTIONS


atisfy residents. Improve marketability. Reduce energy use. These are some of the competitive advantages that drive multi-residential owners and managers to implement energy management retrofits across their building portfolios. With energy rates increasing approximately 10% per year and Ontario’s rent cap fixed at 1.5% in 2017, forwardthinking landlords are weaving sustainability practices into operational strategies. A good place to start is with a LED lighting retrofit, well known to be the low hanging fruit of energy management. There are no other eco-efficiency projects that can match the substantial energy savings and fast paybacks of LED lighting while minimally impacting a building’s structure, as well as residents. A measurement tool can be used before and after a retrofit to track the significant energy consumption reduction. The government recognizes the value of LED lighting retrofits and offers generous incentives that cover up to 40% of project capital costs. In April 2016, the incentive program ‘SaveONEnergy’ was retooled to allow for simplified applications and faster rebates. Landlords may not be aware that they can use a single Local Distribution Company (LDC) to handle incentive applications for their entire portfolio, including properties in other jurisdictions in Ontario. Many energy

management providers will take care of all aspects of the incentive paperwork, with some providers designated to have ‘frontof-the-line’ status. Toronto Hydro has an Applicant Representative Initiative (ARI) that gives official providers expedited incentive services, allowing energy management projects to be approved within weeks. Once LED lamps are installed, the energy savings are locked in. LEDs use 10 times less electricity than incandescent bulbs – without the headaches associated with CFL bulbs, such as mercury disposal issues and inconvenient warm up times. LED lamps reach full brightness immediately and are available with GU24 bases (i.e. two pin), which are ideal for retrofits because residents cannot swap in replacement incandescent bulbs. For example, a recent LED retrofit of 36 buildings in Hamilton had a project cost of $1.8 million for new lamps and fixtures, with a rebate of $480,000. The annual energy savings are over $600,000, allowing for a 2.5 year payback. For owners and managers that retrofitted their buildings with CFL technology 3-5 years ago and only want to look at re-lamping options, there are simple and economic solutions to modify existing fixtures to upgrade to LEDs. Generous government incentives ensure the cost difference between a LED and CFL lamp is only a

few dollars more, with the energy savings delivered by LED making up difference. For a 140 suite building with 6 fixtures in-suite and 100 fixtures in common areas, the payback would be less than six months to upgrade to LED lamps from existing CFL fixtures. Extremely low maintenance costs for LED retrofits are another bottom line benefit. LED lamps last between 50,000 to 70,000 hours, delivering 20 to 30 years of usage in-suite. Common area usage is between 6 to 9 years, and can be significantly longer with the addition of smart controllers. Jurisdictions such as the City of London have approved the use of dimmers in hallways and stairwells, which further reduce energy use by 90%. A LED retrofit can produce significant financial savings and contribute to a culture of green in multi-residential buildings. More information is available from FRPO resources and also service providers.

MultiLogic Energy Solutions Inc. is a leading energy management services firm that was established to provide multi-residential property owners and managers with services specifically tailored to their unique industry needs. Specializing in energy efficient LED lighting solutions, their services have generated savings of over $17-million in communities across Canada. Winner of the 2016 Best Channel Partner Lighting Award from Horizon Utilities.




THE HEATHVIEW, BY MORGUARD A sustainable urban revitalization development in the heart of Forest Hill BY MELANIE KURZUK, MORGUARD CORPORATION

Rental Development of the Year


ecognized by FRPO with a MAC Award as the 2015 Rental Development of the Year, The Heathview, owned by Morguard Corporation, is a 30-storey, twin-tower, purpose-built rental building located in Forest Hill Village. With strong rental trends across the Greater Toronto Area, Morguard realized an opportunity to meet the demand for new rental product in the local market. The Heathview was the first new high-rise rental in the community in forty years and provides a formidable alternative to condominiums in a prime location with historically low vacancy rates. REVITALIZATION Morguard acquired the 2.3 acre site in 2000 with a future vision for redevelopment. The site housed two existing 12-storey rental buildings with 250 total units. The buildings were constructed in 1962 and were at the end of their economic life. In 2009, Morguard received planning approval to replace the existing buildings with a significantly increased density of 5.5 times the site area, allowing for 600 units in two new 30-storey towers. Demolition of the existing buildings in the dense urban setting required that Morguard work closely with the City of Toronto and many neighbouring buildings in a consultative approach. Through extensive meetings, Morguard received support for a phased demolition to minimize noise and disruption. To support existing tenants, Morguard provided interim accommodations and relocation assistance during the demolition and reconstruction. In addition, The Heathview contains 146 rental replacement units for the benefit of former tenants. The result was the replacement of end-oflife buildings with a LEED-designed, purposebuilt rental building with a smaller footprint - that uses less energy, minimizes waste and provides abundant indoor amenity and



outdoor green space. The Heathview is a longterm value investment for Morguard that has revitalized the community with a sustainable development that will help keep St. Clair West a strong, vibrant neighbourhood. SUSTAINABLE DESIGN Setting a new standard for purpose-built rentals, The Heathview is a LEED Gold Candidate currently pursuing certification by the Canada Green Building Council. A myriad of sustainable design features include water-saving fixtures, a natural rainwater containment system for irrigation, a green roof system to reduce heat load and lower energy consumption, heat recovery units, and improved indoor air quality through use of low VOC materials during construction. Each tower contains over 100 bike parking stalls, a car share program and electric charging stations The Heathview's bold architecture by Page + Steele Architects blends seamlessly with the fabric and character of the historic neighbourhood. The twintowers are equipped with high efficiency oversized windows optimizing natural light and providing excellent sightlines in every direction. The design pairs classic, contemporary design with open living spaces. Kitchens feature sleek stainless steel and quartz finishes and custom cabinetry. All suites feature an in-suite washer and dryer.

AMENITY RICH The Heathview is a destination address for a diverse demographic from young professionals to empty nesters. It offers a diverse mix of urban styled suites featuring studio, one, two and three bedroom luxury rental units ranging from 450 square feet up to 2,070 square feet. Each tower has its own dedicated amenities housed in a connecting 2-storey podium. Amenities include a fully-equipped fitness centre with yoga studio and steam room, party and billiards lounge, theatre and a private dining room. The South Tower boasts a European-inspired indoor pool. The fitness and lounge areas open onto an outdoor terrace with fireplace seating and entertainment areas. A 24-hour concierge adds to the condoquality of the building. TRANSIT-ORIENTED DEVELOPMENT The transit-oriented development (TOD) is within steps of the St. Clair West subway and St. Clair streetcar line. Riding, cycling or walking are all options for residents. Locally, the Forest Hill Village and St. Clair West neighbourhods offer excellent options for dining, shopping, parks, trails and the arts. The Heathview is a testament to Morguard’s ability to revitalize communities, create sustainable buildings and provide an exceptional living experiences for tenants.




hen you’re given the honour of writing about one of the founders of the multi-unit housing industry, you take on a daunting task. How do you write about a lifetime in just one page, especially when it’s about a man who’s as revered as Marv Sadowski. Who would have thought that the young man who came from Massey, Ontario (a small town in Northern Ontario) would become not only a leader in the property management industry but one of its giants. Marv was one of those men who had his hand in everything and was engaged with everybody. He started his career in the auto industry but quickly switched to housing and remained there for the rest of his life. His presence extended beyond the housing industry to numerous charitable enterprises. Marv was on the board of Baycrest, a Governor of Haifa University, Chairman of the Board of Directors for

Toronto Community Housing as well as the CAPREIT board. His life reflected the perfect balance of work and family. He was married to Ruth for over fifty years and raised three fine children. When Ruth died, Marv met and married Victoria with whom he spent more than a decade. His family’s passionate eulogies made it clear how much they all cared for him. One of the things that someone shared during his funeral service was Marv’s firm belief that to have successful relationships you have to be prepared to give sixty percent and only ever expect forty percent in return. That one line resonated with me because on reflection, I believe that Marv lived that way his entire working life. He mentored many people in various positions within our industry including many of its top executives. Many of his protégés, now successful in their own right, attended the funeral service. I recently discovered that Marv continued to

lunch with many of these people several times a year. It’s truly remarkable how he managed to find the time. Recently, Mark Kenney, COO of CAPREIT shared a story with me about his last visit with Marv. He said that Marv knew he was dying and told Mark that he only had a day or two left. He spoke with a positive reassurance and gratefulness about the fact that he knew he had had a wonderful life. He had two beautiful wives that cherished him and a family that he loved. During that visit, Mark told him that FRPO would be acknowledging his contribution to the industry by creating a Marvin Sadowski scholarship award to be given to a worthy recipient. Marvin was touched beyond words and thanked Mark for the acknowledgement and the honour. That was Marvin to the core: humble, honoured and forever grateful. We were better for having known him. His was a life well lived and we’ll all miss him dearly.

EVENTS ROUND-UP A look back at FRPO’s July Open House and Fall Social BY CHLOE HILL


RPO hosted an Open House on July 20th and it was a great success. 40 new and prospective members gathered to gain insight into the benefits of being part of an association and to learn more about how FRPO can help them with their business. The event kicked off with a government relations seminar presented by FRPO President and CEO Scott Andison. Scott also highlighted several key features of FRPO memberships and program offerings.

Attendees were given the opportunity to network and meet the FRPO staff while enjoying appetizers and refreshments. Guests were eager to increase their knowledge of the rental housing industry, make new connections and participate in discussion. The event wrapped up with a question and answer period and some more networking. Overall we are very pleased with the positive feedback we have received from participants and thank those who attended. We look forward to hosting

another Open House in the future! The annual Fall Social took place on September 7th at the Badali Bar and Cucina. This FRPO networking event was held immediately following the Canadian Apartment Investment Conference and brought together 85 members from various organizations. Thank you to all who attended and we look forward to our Spring Social, which will be held following Springfest.



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17 Ogilvie Street Dundas, ON L9H 6V3

4000 Victoria Park Avenue Toronto, ON M2H 3P4

1305 Marie-Victorin, Suite 200 St-Bruno, QC J3V 6B7

ACE GROUP OF COMPANIES Attn: Frank Evangelou T: 416-285-5388 F: 416-285-7088

BEAULIEU CANADA Attn: Jerry Lukawski T: 416-579-7016

THE BYNG GROUP Attn: Frank Settino T: 855-873-2964 F: 905-660-9229

CANNON PEST CONTROL Attn: Jarrett Rose T: 905-946-1711 ext. 32

C.H.AM.P ENGINEERING LIMITED Attn: Frank Lippa T: 416-741-2222

COINAMATIC CANADA INC. Attn: Don Neufeld T: 905-755-1946 F: 905-755-8885

DELTA ELEVATOR CO. LTD. Attn: Jeff Righton T: 905-828-4423 F: 519-745-7587

EDISON ENGINEERS INC Attn: Jason Truman T: 866-397-2506

ENERCARE Attn: Ephram Spiegelman T: 1-877-513-5133

GERFLOR CANADA INC Attn: Carmen McCracken T: 647-521-5509

HD SUPPLY CANADA INC. TF: 800-782-0557 70 Carson Street Etobicoke, ON M8W 4Z6

MEMBERS 373 Commissioneirs Road West, Suite 200 London, ON N6J 1Y4

161 Bay Street, 27th floor Toronto, ON M5J 2S1

375 Pendant Drive Mississauga, ON L5T 2W9

233 Evans Avenue, Suite 201 Etobicoke, ON M8Z 1J6

4250 Dufferin Street North York, ON M3H 5W4

91 Pippin Road Concord, ON L4K 4J9

176 James Street St. Catharines, ON L2R 5C5

P.O. Box 178 Newmarket, ON L3Y 4X1

1984 Yonge Street Toronto, ON M4S 1Z7

2832 16th Avenue Markham, ON L3R 0K8

36 Kelfield Street Toronto, ON M9W 5A2

IC FUNDING Attn: Fred Grossman T: 519-636-3528

J.D. POWER Attn: Kimberly White T: 484-753-3813

KRAUS FLOORING Attn: Victor Crnac T: 905-510-7934

LUMENIX T: 855-586-3649

MIDNORTHERN APPLIANCE Attn: Willy Gnat T: 416-635-4832 F: 416-635-4798 MULTITECH CONTRACTING 2000 INC. Attn: Carlos Lopes T: 905-660-2353 TF: 888-660-2353

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

RIKOS ENGINEERING LTD. Attn: Dale Galarneau T: 647-278-0055

SCHWARZ LAW LLP Attn: Jayson Schwarz LLM T: 416-486-2040 Ext. 223 F: 416-486-3325 TF: 888-609-8888 SOLID GENERAL CONTRACTORS INC. Attn: Carlos Munoz T: 905-475-0707

TAC MECHANICAL INC. Attn: Patrick Carbone T: 416-798-8400 F: 416-798-8402

For more information on the benefits of Corporate Membership contact: Chloe Hill at or 416-385-1100 ext. 30

INFORMA EXHIBITIONS T: 416-512-3809 134 Peter Street, Suite 1602 Toronto, ON M5V 2H2

10 Alcorn Avenue, Suite 100 Toronto, ON M4V 3A9

500 King St. West Toronto, ON M5V 1L9


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

20 Mural Street, Unit 1B Richmond Hill, ON L4B 1K3

1340 Pickering Parkway, Suite 101 Pickering, ON L1V 0C4

KIJIJI FOR BUSINESS Attn: Lionel Romain T: 844-387-2445

LINCOLN CONSTRUCTION GROUP Attn: Anthony Taylor T: 416-771-9483

MAJOR AIR SYSTEMS LTD. Attn: Maria Perone T: 647-628-2665

MPAC - MUNICIPAL PROPERTY ASSESSMENT CORPORATION Attn: Lenny DelMedico T: 289-317-0859 F: 905-508-4986

3-208 Britannia Road East, Mississauga, ON L4Z 1S6

40 University Avenue, Suite 502 Toronto, ON M5J 1S3

1105 Britannia Road East Toronto, ON L4W 3X1

855 York Mills Road Toronto, ON M3B 1Z1

24 Carlaw Avenue Toronto, ON M4M 2R7

100 Courtland Avenue Concord, ON L4K 3T6

PIPE SHIELD ENTERPRISES INC. Attn: Jared Faust T: 905-670-7481

ROGERS COMMUNICATIONS INC. Attn: Greg Stokes T: 416-446-7014 F: 416-446-7416

SHERWIN-WILLIAMS CO. Attn: Alexandra Anka T: 416-428-2018

SPARKLE SOLUTIONS Attn: Maria Mascall T: 416-671-1916 F: 905-660-2268

TD COMMERCIAL MORTGAGE GROUP 66 Wellington Street W., 39th Floor Attn: Alex Rukin Toronto, ON M5K 1A2 T: 416-983-5819 F: 416-944-6650

KILMER ENVIRONMENTAL INC. Attn: Glenn Kilmer T: 905-890-8908 F: 905-890-8915

408 Pitt Street Cornwall, ON K6J 3R2

@LIVECONX Attn: Michael Dowrich T: 800-267-9132

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

MCAP FINANCIAL CORPORATION Attn: Leo St. Germain T: 416-847-3870 C: 416-624-9424

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

MULTILOGIC ENERGY SOLUTIONS INC. Attn: Shane Blanchard T: 647-822-4947


MURRAY & COMPANY LIMITED Attn: Mr. Robert Lynch T: 416-598-0950 F: 416-597-8415

INTERFACE Attn: Atiyeh Ghanbari T: 416-504-8100 x52531

944 South Service Road Stony Creek, ON L8E 6A2

1465 Pickering Parkway, Suite 100 Pickering, ON L1V 7G7

NORSTAR WINDOWS & DOORS LTD. Attn: John Vacca T: 905-643-9333 F: 905-643-3633

PRIORITY SUBMETERING SOLUTIONS INC. Attn: Andrew Beacom T: 866-836-3837 x2

SENSORSUITE INC. Attn: Johnny Ramoutar T: 855-773-6767 1650 Dundas Street East, Suite 200, Mississauga, ON L4X 2Z3

50 Kenview Boulevard. Brampton, ON L6T 5S8

300-675 Cochrane Dr., West Tower Markham, ON L3R 0B8

777 Bay Street, Suite 2901 Toronto, ON M5G 2C8

SHNIER GESCO LP Attn: Stephen Aked T: 905-789-3707

STANTEC CONSULTING LIMITED Attn: Martin Ling C: 416-435-1860 T: 905-415-6386 F: 905-474-9889 UNION GAS LTD. Attn: Joe Meriano T: 416-496-5318




WATER MATRIX INC. T: 905-850-9100 555 Hanlan Road, Suite 1 Vaughan, ON L4L 4R8

500-401 The West Mall Etobicoke, ON M9C 5J5

YELLOW PAGES NEXTHOME Attn: Anne-Marie Breen T: 416-626-4266

2100 Matheson Boulevard East, Suite 201 Mississauga, ON L4W 5E1

WYSE METER SOLUTIONS INC. Attn: Peter Mills T: 416-709-0079 F: 416-869-3004

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

ZGEMI INC. Attn: Yusuf Yenilmez T: 905-454-0111 F: 905-454 0121

5925 Airport Road, Suite 605 Mississauga, ON L4V 1W1

323 Dundas Street East Waterdown, ON L0R 2H0

YARDI CANADA LTD. Attn: Peter Altobelli T: 888-569-2734, ext. 7211 F: 905-362-0939

ZIPSURE.CA & A.P. REID INSURANCE LTD. Attn: Stephanie Barrett T: 844-856-9876

2016 ASSOCIATE MEMBERS ADVERTISING & PUBLISHING SERVICES Canadian Apartment CMG Toronto Gatemaster Inc. - Vroomsi Gryd Kijiji For Business Magneto Design National Efficiency Systems Postmedia Network Inc. Rent Board of Canada Rental Housing Business (RHB Magazine) Yellow Pages Next Home


Capital Planning Solutions Concentric Associates International Inc. J.D. Power JDR Canada Inc. Stantec Consulting Ltd.

ELEVATOR MAINTENANCE & REPAIR Delta Elevator Co. Ltd. Quality Allied Elevator


Municipal Property Assessment Corp.

Bryenton Energy Services Limited Carma Industries Inc. ECNG Energy L.P. Ecovena Enbridge Gas Distribution EnerCare Globe LED Lighting Inc Internat Energy Solutions Canada KG Group Kontrol Technologies Lumenix Metrosphere Light Corp MultiLogic Energy Solutions Inc. Novitherm Canada Inc. Priority Submetering Solutions Inc. Property Power Corp SensorSuite Inc. Union Gas Ltd. Whitby Hydro Energy Services Corporation Wyse Meter Solutions Inc.



APPLIANCES • LAUNDRY SERVICES Coinamatic Canada Inc. Midnorthern Appliance Sparkle Solutions



TMDL Property Management Inc.

BUILDING ENVELOPE, ENVIRONMENTAL & ENGINEERING CONSULTANTS CHAMP Engineering Edison Engineers Mann Engineering Ltd. Maritime-Ontario Environmental Inc. Pretium Anderson Rikos Engineering Ltd. Synergy Partners Consulting WSP


Atrium Mortgage Investment Corporation CMHC Cyr Funding Inc. #11681 First National Financial Corp. IC Funding MCAP Financial Corporation Murray & Company Limited Peoples Trust Company TD Commercial Mortgage Group


Accurate Fire Protection & Security Firetronics 2000 Inc.

Rogers Communications Inc. Shaw Direct Satellite TV







Bonnie Hoy & Associates Lease Our House Inc Sheryl Erenberg & Associates

LEGAL SERVICES • RENT CONTROL • PROPERTY TAX Aird & Berlis LLP Cohen Highley LLP Debra Fine Barrister & Solicitor Dharsee Professional Corp Dickie & Lyman Lawyers LLP Gardiner Roberts LLP Horlick Levitt Di Lella LLP Schwarz Law LLP SPAR Property Consultants Ltd. Zarnett Law Professional Corporation


Bed Bug Authority Canada Limited Cannon Pest Control Magical Pest Control Inc. Orkin Canada

PROPERTY MAINTENANCE • CONSTRUCTION & REPAIR • SUPPLIES A-1 Restoration B.E.S. Absolute Ventilation Inc. Ace Group of Companies All Professional Trades Services Inc. Amre Supply Avlawn Landscaping & Snow Removal Ltd. Beaulieu Canada Commercial Flooring Division Brook Restoration The Byng Group Certified Building Systems The Certified Group Conterra Restoration Ltd. Cynergy Mechanical Ltd. DBS Air Dulux Paints Empire Roofing Corporation Forest Contractors Ltd. Gerflor Canada Inc Goodbye Graffiti Toronto HD Supply Canada H.C.S. Contracting H&S Building Supplies Ltd. Interface Kilmer Environmental Inc. Kraus Flooring LEaC Shield Ltd. Lincoln Construction Group Lisi Services Magnetite Canada Major Air Systems The Master People Inc Maxim Group General Contracting Modern Pro Contracting Multitech Contracting 2000 Inc. New-Can Group Inc. Norstar Windows and Doors Ltd. Ontree Pascoal Painting & Decorating Inc.

PCM Inc. Pipe Shield Enterprises Inc. Sherwin-Williams Co. Shnier Gesco LP Solid General Contractors Inc. Spartan Interiors Ltd. Tac Mechanical Inc. Trace Electric Water Matrix Inc ZGemi Inc.



The Communications Group


Avison Young Commercial Real Estate CB Richard Ellis Primecorp Commercial Realty Inc. Skyview Realty Ltd. Stonecap Realty Partners Inc. Sutton Group-Admiral Inc. SVN Rock Advisors Inc.

RENT PAYMENTS Payquad Solutions

RENTAL HISTORY • TENANT CREDIT RECORDING • COLLECTIONS Canadian Credit Protection Corp. Gatemaster Inc. - TenChek Rent Check Credit Bureau

TENANT SERVICES Remote Concierge


Institute of Housing Management Informa Exhibitions PSN - Performance Solutions Network Taeus Group Inc.

WASTE MANAGEMENT Spinnaker Recycling Corp.


Landlord Web Solutions


YOUR ENERGY SAVINGS SOLUTION More building owners today are turning to Combined Heat and Power (CHP) as a way to save energy and reduce electricity costs

Efficiency Savings Revenue

Energy Costs Co2 emissions Contact DBS to learn about CHP technology, incentives and benefits. Other DBS Services:

HVAC • Boilers • Building Automation • Electrical • CWB Welding • Energy Management • Sustainability Planning • Government Incentive Support • Project Financing • IAQ • Metal Fabrication


POWER AND ENERGY • 416.255.7370


In 2015, Wyse created value for our clients:

$850 million

increase in property value from metering

$4.6 million utility credits found for clients

• Increased NOI: $600/suite/year • Increased NPV: $18,000/suite • Transparent: utility use & financial data • Open protocol hardware • Integrated: all property management software • Flexible: contracts & terms • On-time, accurate billing • Customer service: 14h/day, 26 languages, no wait time • SyNERGY: utility expense management • CONTROL: ancillary service contract management


Image: CASA II by Cresford Developments

FRPO's Fair Exchange of Rental Industry News  

September/October 2016

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