vol. 8 no. 5 april 2010 greater toronto apartment … · we win. every season, for the past 60...

VOL. 8 NO. 5 APRIL 2010 GREATER TORONTO APARTMENT ASSOCIATION

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BUILDING BLOCKSVOL. 8 NO. 5 APRIL 2010

PUBLISHERRICHARD SORENDesign Print MediaT. [email protected]

EDITORBRAD BUTTPresident, GTAAT. 416.385.3435 [email protected]

• Building Blocks is published six times per annum (February, April, June, August,October and December) by Design Print Media on behalf of the GreaterToronto Apartment Association (GTAA) and is distributed through controlledcirculation to the GTAA membership.

• Please contact the Publisher for advertising dates and rates. • Opinions expressed are those of the authors and do not necessarily reflect

the views and opinions of the GTAA Board or management. • GTAA accepts no liability for information contained herein.

ON THE COVER – 100 Roehampton Avenue, Toronto

C O N T E N T S

www.gtaaonline.com

FEDERAL9 Federal Budget is Good for Landlords11 Apartment Living is Green Living12 CFAA Joins with CPMA to Fight Bedbugs

PROVINCIAL14 New Laws on Workplace Takes Effect in June15 2010 Budget’s HST Setback

MUNICIPAL16 Toronto Apartment Taxes Down in 201016 Toronto Election Heats Up17 Waste Lawsuit Resumes April 9th

GTAA8 President’s Report10 Message from the Chair18 Healthy Housing Forum April 20th

18 Cabinetry Replacement19 What’s in Their Wallets?21 Campaign Promotes Housing as Human Right22 Is Your Property Everything You Think it Is?24 Earth Hour Goes Digital25 Hundreds of Buildings Celebrate Earth Hour26 Handling Waste Mercury-Containing Lighting28 Implement Friendly Pest Management to Prevent Pests39 Annual Chair’s Lunch Raises $6K for Foundation31 Perspectives on Estate Structuring32 Fenestration Certification Program33 Avoiding the DAWG Factor34 Bed Bug Forum at Springfest35 More than 800 Apartments in Spring Hope35 K#D – Taking Back Control of the Thermostat36 Saving Money Saves the Planet38 Toni Blake Roars back to Toronto39 Website Re-vamped40 What’s Your Building Worth?41 Charitable Foundation Donates $5K to Oolagen42 Waste Diversion Forum

www.gtaaonline.com

CORPORATE PROFILEFounded in 1998, the Greater Toronto Apartment Association(GTAA) represents the interests of Toronto’s most activeand concerned firms working in the multi family rentalhousing industry today.

In a climate of rapidly changing issues such as realty taxes,municipal fees, property and fire standards, inspectionsand bylaws, the GTAA was established as a municipalassociation to advocate for the rental housing industry andto provide a source of vital information, representation andleadership in the rental housing industry.

The GTAA now boasts more than 240 property managementcompanies that own and operate more than 160,000apartment units. As well, there are over 150 suppliermembers in all trade categories.

GTAA’s regular meetings with municipalities throughoutthe GTA, including politicians and officials, provides avoice the industry needs for early warning about newpolicies, regulations and research reports. The GTAA alsoengages in effective action campaigns in the media andlocal communities.

MEMBERSHIP HAS ITS BENEFITSGTAA is an active participant in the formation of municipalpolicy and helping to shape legislation and regulationsthat affect the industry. GTAA is “front and centre” on theentire spectrum of housing-related issues.

GTAA will inform member firms how actions by therespective municipal governments and other agencies concerning the building code, affect the multifamily industry’s costs and operations. GTAA will alert members to important proposals to change the model codes, informmembers of code improvements favored by the industry,and interpret the practical impact of major code decisions.


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BRAD BUTT

P R E S I D E N T ’ S R E P O R T

Spring is that time of year when we all feel a lot better!We’ve survived another cold winter season and we’re

stating to see signs of new growth and hope.

Each year our members demonstrate their commitmentto the community and in supporting those who need itthrough a number of initiatives. None greater than theSpring HOPE Food Drive.

Started by industry stalwart Bonnie Hoy a number ofyears ago, this event has become the rallying point eachyear for building management and residents to worktogether for a common cause. It has generated hundredsof thousands of pounds of food each year and thousandsof dollars in donations to the food banks in the greater-Toronto area.

Further our members continue to actively support ourown Charitable Foundation which has granted outalmost $500,000 in the last ten years to the communityand homelessness related causes. Members supportevents like the Chair’s Lunch in February and theupcoming Night at the Races in May that generate manythousands in support of the Foundation’s mandate.

And Spring also means that our US speaker series in heldin late March to motivate us before the heavy springrenting season. What a joy it was to have Toni Blakecome back and share her very inspirational life journeyand three decades of experience in rental housing with us!

There is much HOPE in Spring. Join us or continue yourvery active support of our exciting initiatives.

SPRINGHOPE

M I L L E N N I U M M E M B E R S

www.gtaaonline.com



2010 FEDERAL BUDGET IS GOOD NEWS FOR LANDLORDS

DIANA MENDES, DIRECTOR OF COMMUNICATIONS, CFAA

Rental housing providers should be pleased with the 2010federal budget, says the head of Canada’s rental housing

association.

“Considering how bad it could have been, we’re happy with thisbudget,” said John Dickie, President of the CanadianFederation of Apartment Associations (CFAA). “The Budgetended a discriminatory program, imposed no new taxes andprovides several measures of some benefit to landlords. Rentalhousing providers should be pleased,” he said.

The federal government released its 2010 budget on March4th. With record deficits and shrinking income, manyobservers warned that any government action would pairspending cuts with an increase in taxes. Both of thesemeasures were absent in this budget.

The main focus of the budget was deficit reduction, with thegovernment planning to find $17.6 billion in savings overthe next five years mostly through trimming the publicservice, freezing departmental budgets and slowing militaryspending. The government is also relying on a quicktransition back to strong economic growth to bring thegovernment accounts back into the black within five years.As it is, the Finance Department projects the deficit to fallfrom $53.8 billion this year to $1.8 billion by 2015.

The budget contained very few new tax initiatives or increases.Finance Minister Jim Flaherty called it a “small spending”budget and said Canadians would appreciate the government’srestraint as families across the country try to tighten theirbelts. While Flaherty admitted the budget contained “nogoodies,” it did dole out a final $19 billion in stimulusspending the government hopes will kick-start the Canadianeconomy.

While not a complete victory for the rental housing industry,the budget did contain several positive developments forlandlords. Here are some highlights of interest to rentalhousing providers.

The Home Renovation Tax Credit, considered an example ofthe government’s discriminatory treatment of renters, was

discontinued. “While CFAA would have been happy to see theTax Credit extended to the rental housing industry instead of beingended, we are just as happy to see the end of this discriminatorytax credit that unfairly rewarded those capable of renovatingtheir homes,” said Dickie.

Another issue of some interest to rental housing providerswas the implementation of the planned decrease in thecorporate tax rate. While this affects only one third of CFAAmembers, it is nonetheless a benefit to many major rentalhousing providers who hold their property through one ormore corporations.

Many rental housing providers will be pleased the federalgovernment did not increase its investment in social housing.The 2010 budget announced only $1billion for social housing,with much of that coming in the form of funding for badlyneeded repairs. The government also made an investment inspecial needs housing for those requiring support services aspart of the $1 billion.

Rental housing providers will also be happy to hear aboutthe government’s $6 billion investment in municipal andprovincial infrastructure. This money will have severalbeneficial consequences for landlords. First of all, additionalfunds will allow municipalities to do more without raisingproperty taxes. Second, there is a good chance that much ofthis money will be used for transit facilities, which is often goodnews for tenants and rental buildings. Third, infrastructurefunds often create jobs which help tenants to continue to paythe rent.

Finally, the budget extended Employment Insurance (EI)benefits to a cost of $1.5 billion dollars. Many of those whoreceive EI benefits rent their homes; therefore, this increasewill help people afford their apartments.

While all the above measures are helpful to the rental housingindustry, John Dickie stressed CFAA members should notlose sight of the primary advantage of this budget: no newtaxes. “In a time where there are huge deficits, governmentsoften raise taxes,” he said. “I am happy we didn’t see that withthis government.”

F E D E R A L

GTAA IS ONE OF 17 MEMBERS OF THE CANADIAN FEDERATION OF APARTMENT ASSOCIATIONS, THE SOLE NATIONAL ORGANIZATION REPRESENTING THE INTERESTS OF CANADA’S $40 BILLION

PRIVATE RENTAL HOUSING INDUSTRY WHICH PROVIDES HOMES TO MORE THAN SEVEN MILLION CANADIANS.


PERRY FRYERS

As we start to look forward to the warmer weather theMayoritorial race is also heating up with the recent

announcement by Rob Ford as a candidate. This shouldadd a little more excitement to the Mayoritorial debates.Given all the municipally related key issues such as thewaste levy, property tax rates, green apartment tax rate,energy conservation initiatives, housing allowances,tenant defense funding, multi-residential apartmentbuilding audit program, property standard by-laws, bedbugs and visitor pay parking it is imperative more thanever that our voice is heard. With these very importantissues in mind, Brad and I along with members of yourexecutive committee will be meeting with the significantcandidates running for Mayor to discuss the key issuesthat affect our industry. It is our goal to ensure that theelected Mayor along with counsel will view the GreaterToronto Apartment Association as a valued partner andinvite dialog to inform and consult with us on all keyissues before they are released to the public.

After attending the recent industry marketing seminarpresented by Toni Blake and organized by the GTAAeducation committee, I can truly say that all whoattended left with new creative ideas to increase operatingprofit and lower vacancies at their properties. Toni notonly got her educational content across in a comedicfashion but left those in attendance highly motivatedwith her inspirational story of her climb up Hallet Peak.Leaving us with the thought, “I reached the summit andwhat was possible changed forever.”

I hope to see you all out for our next fundraising eventfor the Charitable Foundation at Woodbine Racetrack for“The Night at the Races” on Wednesday May 19, 2010.This was an enjoyable event in its inaugural year and will be even better this year. This event allows for greatnetworking among members, and with a little luck theentire evening will not cost you a cent.

M E S S A G E F R O M T H E C H A I R

www.gtaaonline.com

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Apartment Living is Green Living

JOHN DICKIE, PRESIDENT, CANADIAN FEDERATION OF APARTMENT ASSOCIATIONS

The author, John Dickie, is the President of the Canadian Federation of ApartmentAssociations, which represents the owners and managers of close to one millionresidential rental suites in Canada, through 17 associations across Canada, includingGTAA. CFAA is the sole national voice for Canada’s $40 billion private rentalhousing industry, which provides homes for more than seven million Canadians.

The article above is reprinted with thepermission of Media Edge, the publishers ofthe Canadian Apartment Magazine, where itoriginally appeared. The magazine’s websiteis www.canadianapartmentmagazine.ca.

Across Canada and around the world, people are concernedthe environment, climate change and pollution. The

Copenhagen Conference attempted to address the need forsustainability, sometimes with grand plans that may cost agreat deal. More cost-effective solutions are available throughencouraging the expansion of the rental housing sector.

Rental housing has a smaller environmental footprint thansingle family homes. Rental housing uses less electricity,uses less water, produces less waste and makes the use ofpublic transit more achievable.

For example, in 2006, the Ontario Power Authority foundthat the average single family home in Ontario consumed9,600 Kilowatt hours of electricity per year, while averagelow-rise residential home consumed 7,000 Kwh/year, asaving of 27%.

In 2008, the Tampa Bay Water authority found that the averagesingle family home consumed 800 cubic feet of water permonth, while the average apartment consumed 520 cu.ft./month,a saving of 35%. The US Environmental Protection Agencyfound that higher density development generates less stormwater runoff per home, largely because apartments require asmaller area of pavement than single family homes.

Numerous comparisons show that apartment householdsgenerate much less garbage than single family homes. Asshown in the chart, the difference in Toronto is 1.1 tonnesper year for single family homes versus 0.4 tonnes per yearfor multi-family households a saving of 64%, while inOttawa the difference is very similar. Less recycling is donein apartments, but the amount of waste is much less to start with.

Besides extending the life of landfills, less waste means fewertrucks to collect the waste, less fuel to truck the waste, andless exhaust fumes to poison the air.

According to the 2006 Census of Canada, rental householdshave shorter commutes than home owners. On average, thecommute to work of a home owner is 10.2 kilometers, versusbetween 5.7 and 6.5 km for renters, a saving of 36% to 44%.

Higher density rental housing also enables more people tolive near public transit stops and corridors. For example, inToronto and Ottawa two thirds of centrally located high-riseapartment units are within 1 kilometer of a rapid transitstation, compared to only 7% and 18% of detached housingin the inner suburbs. The figures for the outer suburbs areeven worse.

The examples given could be multiplied many times over forother cities in Canada and around the world.

If people want more sustainable development a good way toachieve it would be to encourage the higher densities whichcome with apartment and rental living. While protectingthe environment may not be as simple as just promotingapartment construction and apartment living, promotinghigher density development would provide a significant steptoward greater sustainability.

F E D E R A L


www.gtaaonline.com

CFAA JOINS WITHCPMA TO FIGHTBEDBUGSFor over forty years, bedbugs had been relegated to

children’s stories and fairytales, but no longer.

Thanks to international travel and increased resistance tochemicals, bedbugs are becoming a fact of life in hotels,student residences, institutions and rental housing acrossCanada and the United States. Once a unit is infested,bedbugs can be found in bedding, clothing, backpacksand luggage, as well as electrical sockets. Bedbugs spreadbecause they are excellent hitchhikers.

F E D E R A L




There is little that can be done to prevent bedbugs fromcoming into a property. The best approach is to be preparedto handle the issue when it does occur.

The Canadian Federation of Apartment Associations (CFAA)recently co-hosted a day long Bedbug Symposium with theCanadian Pest Management Association (CPMA). Present atthe event were Dr. Dini Miller, the foremost North Americanexpert on bedbugs, and an official from Canada’s PestManagement Regulatory Agency, as well as leading pestcontrol operators and legal experts.

According to Brett Johnson and Sean Rollo, top pest controloperators (PCOs) working in British Columbia, the bestbedbug management strategy includes the following steps:

1. Obtain or prepare information sheets for tenants withinfestations.

2. Train your staff to deal with tenants (some of whomcan be upset to the point of being traumatized). Allreports of bedbug infestations should be treated as if theyare bedbug infestations; otherwise you risk offending thetenant and aggravating the situation. Frontline employeesshould be instructed to keep the tenant calm, to besympathetic and to hand out information on the processfor dealing with an infestation.

3. Quickly call in a reputable pest control operator toverify the problem is bedbugs. Medical professionalssometimes misdiagnose allergic reactions to otherallergens as bedbug bites. Tenants can also be mistaken.

4. Proactive inspections once an infestation has beenidentified. Once an infestation has been reported, studiesindicate there is about a 25% chance of it spreading to anearby unit (beside, above or below). To prevent this, havea pest control operator inspect neighbouring units.

5. Use reputable pest control operators who help you gobeyond chemical treatments. There are many productsavailable to kill bedbugs, but the easiest and most efficientway to handle the problem is by calling a professionalPCO. Getting rid of bedbugs will usually involve at leasttwo applications, as well as a system for action that goesbeyond chemicals. Belongings will have to be dried at ahigh heat (heat has proven especially effective in killingbedbugs), and wrapped in plastic bags or sealed containersuntil the infestation is eliminated. Contaminatedmattresses will have to be covered with a mattresscovering or disposed of.

6. Assist tenants unable to prepare their units or tenantsunable to understand the instructions for preparation.Adequately preparing a unit for treatment is one of the

most important factors in making the treatment successful.It is also a long and laborious process. Elderly tenants, ortenants with language issues, should be assisted in order toensure they prepare properly. For tenants who aredisabled and on social assistance, social service agenciesmay provide help.

7. Repeat inspections and repeat treatments as need. Dueto the life cycle of bedbugs, one treatment is not enough toeradicate the bugs and their eggs. At least two, andsometimes three treatments, along with severalinspections, are often required to fully expel bedbugs froma unit.

There are a number of other issues that pest controloperators, legal experts and CFAA view as important forproperty managers and owners to address:

8. Decide on whether to charge tenants for bedbugtreatments. Owners may want to charge tenants for theextermination treatments on the theory that the tenantsmust have brought in the bedbugs. However, unless thetenants brought in used (and infested) furniture, thetenant may not be at fault for the infestation. Bedbugscan be picked up in reputable hotels and even in highquality hotels. They can also be picked up from otherapartments or hallways. It may be wiser not to chargeback bedbug costs to encourage tenants to reportinfestations so that they can be cleared up effectivelybefore they spread. In Ontario, the Landlord and TenantBoard will not award a landlord the cost of bedbugtreatments unless the landlord can prove the tenant hasbeen negligent (e.g. by bringing in a discarded mattressmarked with an X).

9. Establish a plan for reacting to the media (andarrange media training for the appropriate staff).With the Internet and speed of technology, news of aninfestation is bound to spread. Be prepared for it.Designate one person in the company to speak withmembers of the media and direct all inquiries to them.

NOTE: Encourage tenants to keep their mattresses and box spring. Theydo not need to be replaced. It is sufficient to encase them in a cover designedto control bedbugs, and to clean them after the bedbugs are dead. If themattress is to be thrown out, insist that the tenant encase it to take itthroughout the hallway. (Slash the mattress to prevent it from being usedagain, and further spreading the infestation.)

CFAA is currently discussing with the Canadian PestManagement Association the possibility of taking a full daysession on bedbugs across the country. Stay tuned for moreinformation from GTAA.

F E D E R A L

GTAA IS ONE OF 17 MEMBERS OF THE CANADIAN FEDERATION OF APARTMENT ASSOCIATIONS, THE SOLE NATIONAL ORGANIZATION REPRESENTING THE INTERESTS OF CANADA’S $40 BILLION PRIVATE RENTAL HOUSING INDUSTRY

WHICH PROVIDES HOMES TO MORE THAN SEVEN MILLION CANADIANS.


NEW LEGISLATION ON WORKPLACE VIOLENCE ANDHARASSMENT TO TAKE EFFECT IN JUNE 2010The Ontario government has enacted legislation that will

require employers to assess the risk of violence in theirworkplaces, establish workplace violence and harassmentpolicies, and develop programs to ensure these policies areimplemented.

AMENDMENTS TO THE OCCUPATIONAL HEALTH ANDSAFETY ACT – BILL 168Changes have been made to the Ontario Occupational Healthand Safety Act to prohibit workplace violence and workplaceharassment as well as creating additional responsibilities foremployers in Ontario. Changes to the legislation define“workplace violence” to mean using physical force against an employee in a workplace that could cause injury. Underthe new law workplace violence also includes attempts toexercise physical force that could cause injury as well asstatements or behaviour that could be interpreted as a threatto cause injury.

“Workplace harassment” is defined under this new lawsimilarly to that found in the Ontario Human Rights Code – it is defined as a “course of vexatious comment or conduct againsta worker in a workplace that is known or ought reasonably to beknown to be unwelcome”.

WORKPLACE POLICIESStarting June 15, 2010, Ontario employers must have policiesin place to deal with the issues of workplace violence andworkplace harassment. These policies must be posted in aconspicuous place in all workplaces that have more than fiveemployees. Employers must also provide instruction toemployees on the contents of these policies.

WORKPLACE ASSESSMENTS REGARDING WORKPLACE VIOLENCEEmployers must be prepared to assess the risk of workplaceviolence that may arise. This assessment must consider thenature of the workplace, the type of work and the conditionsof work. The health and safety committee, the health andsafety representative (or the employees themselves insmaller organizations) must be advised of the results of theassessment.

There are new legislative requirements that the employerreassess the risks of workplace violence as often as isnecessary to ensure the workplace programs continue toprotect workers from workplace violence. While there is nomandatory timeframe in which reassessments must be

performed, there is an ongoing obligation to ensure that thepolicy and program continue to protect workers fromworkplace violence.

PROGRAMS REGARDING WORKPLACE VIOLENCE AND WORKPLACE HARASSMENTEmployers must develop and maintain programs to implementthe policies with respect to workplace violence and workplaceharassment. Employers will be required to develop andmaintain a program to implement the workplace violencepolicy. This program must contain measures to control therisks of workplace violence, emergency response procedures,incident reporting procedures and procedures setting outhow employers will investigate and deal with incidents orcomplaints of workplace violence. Similarly, the workplaceharassment program must contain measures on reportingthe harassment and how the employer will investigate theharassment. Employers must ensure they train employees onthe policies and programs about workplace violence andworkplace harassment.

REFUSALS TO WORKIt has been the case in Ontario that workers have a right torefuse to work if they believe they are likely to endangerthemselves or others through the use of an unsafe piece ofequipment or if the workplace environment itself is seen asunsafe to the worker. As of June 2010 workers will also beable to refuse to work if they have reason to believe that theyare likely to encounter workplace violence.

NEW DUTIES IN THE WORKPLACE REGARDING DOMESTIC VIOLENCE Unlike any other province in Canada, Bill 168 specificallyaddresses domestic violence in the workplace. It requiresemployers to take “every precaution reasonable in thecircumstances” to protect employees from domestic violencethat would likely cause physical injury to workers in theworkplace. This obligation is triggered only when theemployer is aware or ought reasonably to have been aware ofthe circumstances. What constitutes “domestic violence” isnot defined.

PROVISION OF INFORMATIONCurrently the Occupational Health and Safety Act requiresthat employers provide information and supervision toworkers to protect employees’ health and safety. As well,there is an obligation on supervisors to advise workers of theexistence of any potential or actual danger. These provisions

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of the Act will be extended to oblige employers andsupervisors to disclose personal information about oneworker to another in certain instances. In particular,information about a person with “a history of violentbehaviour” needs to be disclosed if a worker will likelyencounter that person while working and the risk ofworkplace violence is likely to expose the worker tophysical injury. No guidance exists yet as to what countsas a “history of violent behaviour” nor is there a definitionof “domestic violence”. There is also an obvious concernabout keeping personal information about the violenthistory of an employee confidential once anotheremployee has been told about it. How these requirementswill develop in practice remains to be seen.

This new law takes effect on June 15, 2010. Pleasecontact Stephanie Montgomery for further informationas to what steps employers should take to ensure thatappropriate workplace policies and program are inplace in advance of this new law taking effect.

On Thursday March 25th, the McGuinty governmentpresented the 2010 Ontario Budget. The Federation of

Rental-housing Providers of Ontario (FRPO) expresseddisappointment in the Budget, which did nothing to mitigateany of the huge negative effects of the HST on rentalhousing.

The Ontario budget is a major setback for landlords andtenants, who will see reduced services as property ownersgrapple with a new $400 annual cost increase per unit,almost entirely caused by the HST. A $400 reduction inrepairs and maintenance, the only major discretionaryexpense landlords can reduce, represents a 45% reductionin the repair budget for a typical rental building.

While the McGuinty government is poised to reap over $1billion more in sales tax revenue following implementationof the HST, not one initiative was introduced to assist therental housing industry with a record low rent guideline, agrowing need for capital repairs, and growing demands forenergy conservation – all major challenges now that the HSTwill increase our costs significantly.

Other key budget facts include:

• Enhanced sales tax credits and property tax credits for low-to middle-income families and individuals, announced lastyear but that take effect in 2010

• Increases to basic-needs allowances and maximum shelterallowances by 1% for people on Ontario Disability Supportand Ontario Works, providing marginal benefit to lowerincome renters.

• Ontario’s minimum wage will rise to $10.25 per hour onMarch 31, 2010.

• A wage freeze for 350,000 non-unionized governmentworkers and political staff, as well as a broader publicwage freeze

• Ontario's debt – already at $134.5 billion – will balloon byanother $110.2 billion by 2017-18 under the government'splan to eliminate annual deficits.

• Since the Liberals were first elected, government revenuesgrew from $84B in 2004/05 (first full year) to $107B in 2010/11,an increase of $23B (27%), while spending has grown by $40B(47%) from $85B to $126B over the same period.

P R O V I N C I A L

2010 Budget’s HST SetbackMIKE CHOPOWICK, FRPO


TORONTO APARTMENT TAXES DOWN IN 2010The City of Toronto’s multi-residential tax rate will continue

to be lower in 2010 due to current value assessment (CVA)and the City’s tax rate adjustment on over taxed classesresulting in a net average property tax decrease of 1.76%. By 2017, the City expects that tax rate on multi-residentialproperty to be 2.5 times the residential rate down from thehistorical high of 3.8 times.

The multi-residential tax rate in 2010 will be 3.32 timesassessed value down from 3.46 times for 2009. It is not

expected that the reduction in 2010 will trigger automaticrent reductions notices as only buildings with a property taxdecrease of 2.49% or greater fall into this category.

“We want to applaud the City for continuing the gradualreduction of the multi-residential tax rate for apartments inToronto,” said Brad Butt, President, Greater TorontoApartment Association. “Although we would prefer it to befaster, this does bring the rate down and recognizes the historicalover-taxing of rental apartments.”

Toronto Election Heats Up

FOR ALL INFORMATION ON CANDIDATES AND TO DETERMINE WHO IS RUNNING IN YOUR AREA, GO TOWWW.TORONTO.CA/ELECTIONS.

M U N I C I P A L


www.gtaaonline.com

The Greater Toronto Apartment Association plays animportant role in the municipal elections every four

years in both providing important information to memberson issues and candidates and by working with thosecandidates on strong and effective housing policy. We willbe meeting with all the major Mayoralty candidates andsharing policy ideas with them. We will also be looking atCouncil races Ward by Ward and providing members withhelpful information about those races.

The association does not “endorse” candidates but do provideinformation on which members can make their own decisions.The Mayoralty race has now been basically closed with fivemain contenders for office.

ROB FORD

GIORGIO MAMMOLITI

JOE PANTALONE

ROCCO ROSSI

GEORGE SMITHERMAN

The association will be requesting information from each ontheir views of the rental housing sector in Toronto, issues ofmost importance to them and their general philosophyabout working with the sector. Stay tuned!

2010 UPCOMINGEVENTSMARK YOUR CALENDARS NOW!*

FOR MORE INFORMATION ON ALL EVENTS OR HOW YOU CAN SPONSOR AN EVENT, CONTACT SAMANTHA WILKINSON AT [email protected] OR CALL 416-385-3435 X 37

APRIL 13, 2010 – Spring HOPE FoodDrive Door to Door Canvass Night

APRIL 20, 2010 – Members’ Forumwith CERA on Dealing with MCS

APRIL 28, 2010 – PM Springfest –Bed Bug Seminar with TorontoPublic Health

MAY 19, 2010 – Second Annual“Night at the Races” at Woodbine

JULY 5, 2010 – Annual Charity Golf Classic at The Country Club

SEPTEMBER 16, 2010 – Third Annual “Fun Run”

OCTOBER 21, 2010 – Annual Meeting & Dinner at The Liberty Grand

OCTOBER 25, 2010 – Municipal Election Day



WASTE LAWSUITRESUMES APRIL 9TH

M U N I C I P A L

The lawsuit against the City of Toronto on quashingthe by-law that created the apartment waste levy

system resumed on April 9th. The parties are determiningthe length of time needed to hear the case and what otherparties or items need to be considered. It is not likely thetrial part would start until later this fall.

“The Greater Toronto Apartment Association remainscommitted to this action,” said Brad Butt, President. “Thereare issues here that must be addressed by a Judge.”

Members support of the Special Assessment Fund areassisting with the costs of this important action on behalfof thousands and apartment properties in Toronto.

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Cabinetry Replacement: Is It Time? Arecent study revealed that with normal usage, kitchen

cabinets could last up to 50 years. Many landlords withaging inventory are creating long term replacement plans andwant to ensure they are getting the best value for their money.

With this in mind The Byng Group offers the following toassist building owners and managers who are consideringreplacing their cabinets.

Landlords need to be assured of no unexpected surprises.When considering replacement, defining scope of work anddeveloping specifications are critical to ensure thoroughness.You should consider all of the following:

TYPE OF CABINET:

• Basic – White melamine

• Mid Range – White Thermofoil doors

• Upgrade – Special finishes, colour options and hardware.

HOW WILL IT BE BUILT AND INSTALLED?

• Is it built with a 5/8 backer board on the upper cabinetsto allow for easy installation on uneven surfaces? Aredrawer bottoms constructed of the same 5/8 backerboard for durability?

• Are parts secured with mechanical fasteners to allow forrepairs without having to disassemble complete cabinets?

CREATING HEALTHY HOUSING: FORUM ON APRIL 20THThe Centre for Equality Rights in Accommodation (CERA),

a non-profit human rights advocacy organization, isworking with the Greater Toronto Apartment Association,the Federation of Rental Housing Providers of Ontario andother community partners to promote healthy building andmaintenance practices among multi-unit housing providersin Toronto and other parts of Ontario. CERA’s goal is to developa workable “healthy housing” protocol and associated resourcekit to give housing providers strategies and tools to improvethe air quality in their buildings.

The associations have come together to host a forum on April20, 2010 designed to bring property managers, contractors andsuppliers together to see if there are changes to the way weall work that could minimize the use and impact of toxins inapartment properties.

When we think about air pollution, we tend to think aboutthe outdoor environment, with its smog and vehicle exhaust.In fact, indoor air can actually be a lot more polluted thanthe air we find outside. Levels of about a dozen toxic VolatileOrganic Compounds (VOC’s), for example, have been foundto be two to five times higher in homes than outside.

In apartment buildings, VOC’s and other toxins are releasedinto the air by common building and maintenance materials,such as cleaners, paints, glues, treated wood products,

carpeting, and air fresheners. Residents also contribute toproblem through smoking and by using scented personalcare products, such as perfumes. Major repairs andrenovations, increasingly common among Ontario’s agingapartment stock, further degrade air quality, as canventilation systems that fail to provide adequate fresh air.

Poor indoor air quality is unhealthy for everyone. However,it has particularly serious health implications for children,pregnant women and people with Environmental Sensitivities(ES) and other immune system or respiratory conditions.People with ES can become very ill or even disabled as aresult of exposure to very low levels of pollutants in the air.

In order to develop these educational tools, CERA will berelying on experiences of those working in the multi-unithousing sector. People working in the sector can help usunderstand what can be done and what can’t, and whatresources will make it easier to create healthier housing.We don’t think that improving indoor air quality has to beoverwhelming. In many cases, these changes will primarilyinvolve adjusting day-to-day cleaning and maintenancepractices. But these changes could make a huge difference tothe health of building residents – and staff. They could alsomake buildings more attractive to prospective residents.

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• Who will be removing existing cabinetry?

• Will disposal be in onsite bins?

• Who will disconnect the plumbing?

• Will the cabinets be delivered to the units?

• Who will move, disconnect and reconnect appliancesincluding dishwashers, sinks and faucets?

• Will a building shut down be required?

• Should I consider replacing the branch lines at thistime?

• Is the labour component of installing new fixtures andsinks included?

• How long will the entire process take?

• What is the total cost?

SHOULD I CONSIDER CHANGING THE FLOORING

AT THE SAME TIME?

This may be a good time to consider your flooringoptions as repairs may be required when you install yournew cabinets.

QUALIFIED CONTRACTORS SHOULD:

• Work with clients on design – budget constraints, doordesign, hinges, hardware and layout.

• Value engineer – legs with levelers, gables that move,metal drawer glides, European hinges, so thatinexpensive repairs can be completed.

• Assist in countertop colour selection- There are avariety of colours to choose from. Many offer lessvisibility to small scratches and cuts.

A qualified contractor should take into consideration allof the above and offer clients a superior product withaccelerated timelines at no increase in cost. Qualifiedcontractors, such as The Byng Group, will work withinyour budget and timelines, thus allowing faster turnoversresulting in less vacancy loss and better tenant retention.

For more information, please contact The Byng Groupat (905) 660-5454 or email: [email protected]

BEFORE

AFTER

WHAT’S IN THEIR WALLET? MEETING THE NEEDSOF YOUR RESIDENTSAdvancements in technology have enabled revolutionary

innovations in electronic payments. Debit andCredit payments have become more and more a part ofour day-to-day lives, as product and service providerslook to make paying for our purchases safer and moreefficient. Here we look at the development of electronicpayments in two key industries.

Looking back, up to the late 1970’s, if you wanted toperform any banking transaction you had to stand in lineat the bank and wait for a teller to complete your request.In the early 1980’s to help reduce costs the banks introducedATM/ABMs to automate the teller-based transactions andincrease the convenience of accessing cash.

At the same time, in the grocery industry during the 1970’sif you walked into a grocery store to buy your groceries youhad two payment options, either cash or cheque…anybodyremember waiting in line for a managers approval of acheque? Compare that to today where most people usedebit or credit cards to purchase their groceries. Theintroduction of the bank card/debit was used to increasethe customer experience and reduce their back endhandling of cash and cheques.

Both examples show how the availability of technologyhas fundamentally changed our behavior. It also showshow offering a full spectrum of payment options makesour products and services more attractive to ourcustomers, while more importantly reducing our costs.As technology changes we find better ways to completetasks, increase our access and create convenience, couldwe ever go back?

Debit cards were launched nationally in 1994 and by2001 more transactions in Canada were completed usingdebit cards than cash. In 2009, in an attempt to satisfyconsumer needs for convenient alternatives to cash



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On March 1, 2010, The Ontario Human Rights Commission,the City of Toronto, the Federation of Rental-Housing

Providers of Ontario, the Greater Toronto ApartmentAssociation and the Human Rights Legal Support Centrehave joined forces to promote housing as a human right. Thepartners are encouraging Toronto tenants and landlords tolearn more about these rights by today launching a posterthat will appear in 120 transit shelters across Toronto duringthe month of March.

The “Housing is a human right” campaign tells people abouttheir rights and how to use them. The poster directs peopleto the websites of the partnering organizations for moreinformation.

The campaign reflects the principles contained in the City’srecently adopted Toronto Housing Charter – Opportunity forAll. In addition to supporting the human right to housing,the Charter is also intended to discourage the not-in-my-backyard reaction to the creation of new affordable housing.

This is the first phase of a province-wide OHRC initiativeto educate tenants and landlords about their rights andresponsibilities relating to human rights and housing.

“When we did public consultations for our new Policy onHuman Rights and Rental Housing, we often heard that tenantsand landlords did not know that human rights applied to housing,”said Barbara Hall, Chief Commissioner of the OHRC. “I ampleased that such a diverse group is helping send such a strongcollective message.”

“Access to safe, secure and affordable housing is the foundationon which successful lives and healthy communities are built,”said Councillor Giorgio Mammoliti, chair of the City ofToronto’s Affordable Housing Committee. “This campaignreminds people that housing is a human right and highlights theCity’s support for people to live in the neighbourhood of theirchoice without discrimination.”

“Everyone looking for housing deserves respect and fair treatment,”said Vince Brescia, President and CEO of FRPO. “All housingproviders have an obligation to be educated about their humanrights responsibilities and FRPO is proud to work with ourpartners today to promote awareness. There is no place fordiscrimination in the housing marketplace.

“We are proud to be part of this important campaign in Toronto,”said Brad Butt, President and CEO of GTAA. “Discrimination inany form is unacceptable. Housing providers have a responsibilityto respect the Human Rights Code and promoting that adherenceis essential.”

“We are pleased to work with landlords to send a clear messagethat there’s no room for discrimination,” added Kathy Laird,Executive Director of the HRLSC.

SMALLER VERSIONS OF THE POSTER, IN BOTH ENGLISH AND FRENCHWILL BE AVAILABLE FOR DOWNLOADING ON THE OHRC WEBSITE. ASWELL, CAMPAIGN MATERIALS CAN BE UPDATED TO INCLUDE THELOGOS AND DETAILS OF OTHER ORGANIZATIONS OR MUNICIPALITIESTHAT ARE INTERESTED IN HELPING THE OHRC SEND THE MESSAGETHAT HOUSING IS A HUMAN RIGHT FOR ALL ONTARIANS.

CAMPAIGN PROMOTES “HOUSING AS A HUMAN RIGHT”

Trow


IS YOUR PROPERTY EVERYTHING YOU THINK IT IS?DEREK LOBO

Leaving money on the table by setting rents too low is thelast thing any apartment property owner wants to do, but

pricing yourself out of the market can lead to vacancy problemsand bottom-line issues. So what is the market position of yourproperty? How do you know if your rents are set right? How doyou measure and test rents?

Knowing your market position enables you to make manykey decisions about your property, from making improvementsto setting rents. The best tool to identify your market positionis the market survey.

MARKET SURVEY GOALSMarket surveys have the following goals:

1. Determine the market position of your property relative to competitors.

2. Identify and understand the positives and negatives ofyour property.

3. Identify demographic or geographical factors affectingyour property.

4. Determine ways for your property to achieve improvedmarket position.

5. Determine appropriate market pricing for your property.

COLLECTING DATA IN THE FIELDJust as every parent imagines their child will blossom intothe next great hockey star, property owners often don’t seetheir properties as a renter sees them. Conducting a marketsurvey is best done by an objective third-party companyemploying data collectors who do not know or work for theproperty owner. Data collectors should gather data in thefield, posing as renters, which provides a renter’s perspectiveon your property and is more useful than raw data gatheredvia telephone, internet, or real estate listings. This approachallows data collectors to make observations which generateassessments and recommendations aimed at improving theoverall appeal of a property in the eyes of renters.

When surveying a building, data collectors should keepthe following rules in mind to ensure data is consistent:

• Make observations which a typical renter would make,without special inside knowledge.

• Collect information a typical renter would be able togather, without inside access (do not collect informationfor which a typical renter would not have access, assuminga basic level of questioning and inquisitiveness).

• Information not available to a typical renter includesvacancy data, resident rent rolls, staff commissions,overhead costs, etc.

CONDUCTING A MARKET SURVEY – QUESTIONS TO ASKWhen conducting a market survey, data collectors andproperty owners should answer the following questions:

• Location – What is good or bad about your location?What local amenities benefit your renters? Is yourproperty located in a good neighbourhood?

• Curb Appeal – What sort of street presence and visibilitydoes a property have? Is the property attractive to renters?Will renters be encouraged to enter the property?

• Signage – Does signage attract the attention of rentersand encourage them to enter the property? Does signagepromote the best features of a property? Does signagereinforce the property owner or manager’s brand?

• Marketing – What types of advertising and supportdocuments are used to promote the property? Are theseeffective? How can they be improved?

• Leasing Agents – Do leasing agents have professionalsales skills? Where do they fall short? Do they needtraining? Which competitors have the best leasing agentsin the market? How do your leasing agents compare?

• Amenities – What sort of amenities are offered? Are theyin good condition? Do they match the needs of targetrenters? How do competitors in the market compare?

• Apartment Units – Are units in good condition and dothey appeal to renters? Would renters want to make thistheir new home? How do your units compare to competitorsin the market? Are your units priced appropriately for themarket?

SELECTING COMPETITORSCompetitors should be selected based on the comparabilityof a given property with your property. In other words, yourproperty should only be compared with properties and unitsthat are roughly similar in quality, appeal, and configuration.For example, there is no point in comparing your B-classbuilding with the D-class building across the street, nor isthere any point in comparing your 1 bedroom units with 3bedroom townhouses down the street—these appeal todifferent markets.

Another way to select competitors is to restrict yourself to adefined geographic area. For example, don’t compare your

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property in Etobicoke with a property in Richmond Hill,since the two cities have completely different markets withdifferent renter profiles.

Ultimately, data collectors and property owners must usetheir best judgement when selecting competitors and keep inthe mind the renter’s perspective.

DATA ANALYSISOnce data has been collected, it is time to start data analysis.At this stage comparisons between your property andcompetitors are made to identify the market position of yourproperty (compared to competitors) and to determine howyour market position can be improved and rents adjusted forthe market.

The focus of data analysis should be on comparing rents andamenities, although other factors such as unit sizes, utilities,and parking fees should be included. Data should betabulated for ease of use. From this analysis, you should beable to answer the following questions:

• Which is the “best” building in the market?

• Which is the “worst” building in the market?

• How does my property rank compared to the above?

• What improvements can I make to increase my property’srank (if possible)?

• What are the appropriate rents for each unit type in my property?

• What are the appropriate utilities and parking fees for my property?

In addition to analyzing your property in relation to yourcompetitors, you should also analyze the following marketfactors (where appropriate) :

• What is the impact of “specials” and rental incentives onthe market and the competitiveness of your property inthe market?

• What is the impact of condominium rentals on the marketand the pool of renters available to your property?

• What is the profile of the target renter in this market? (usedemographic and economic data, subject to availability)

• What future market trends are expected? (use CMHC reports)

FINAL THOUGHTSStudying the market with objectivity will enable you tobetter understand your position in the marketplace. Thiswill lead to rents that are reflective of market conditions,lower vacancy rates and an overall improved NOI.

DEREK LOBO is the CEO of Rock Apartment Advisors Inc., a boutique apartment brokerage firm and Derek A. Lobo & Associates Inc., a performance-based consulting firm with its sole focus on the apartment industry.

If you would like to learn more about conducting market studies, please contact us: [email protected].


EARTH HOUR MESSAGE GOES DIGITALON ONESTOP’S RESIDENTIAL NETWORK Delivering the Earth Hour message to hundreds of

thousands of Toronto residents is an important socialresponsibility of the Greater Toronto Apartment Association(GTAA) and its members. Traditionally landlords andproperty managers have struggled to find a greener methodto more effectively deliver this green message; using printmedia (memos, flyers, newsletters) to deliver messages totenants has been the primary means of communication foryears. To help remedy this challenge, this year, through thesupport of its members, the GTAA launched its first paperlesscampaign effort. The Earth Hour message ran on the OnestopResidential Network of digital screens already deliveringtimely and relevant building specific messages to tenants inmany of Canada’s leading properties.

Today’s economic and environmental concerns related towaste control are forcing companies to re-think communicationstrategies in order to more efficiently communicatemessages. Some GTAA property managers and landlordmembers have reacted to these grave concerns moreprogressively than others, by adopting Onestop’s ResidentialNetwork to deliver their year round messages to tenants,digitally.

“It is important to us that we lead our members by example, andthe Earth Hour campaign running on the Onestop ResidentialNetwork demonstrates our commitment to our environmentevery hour, of every day. Not only were we able to deliver such atimely and relevant message as Earth Hour to tenants using amore cost effective and environmentally friendly method, we didit in a fashion that is relevant and meaningful to them.” saysBrad Butt President of GTAA.

The association has promoted Onestop to develop a strategyto maximize awareness of Earth Hour among high-riseresidents. To start, a real-time Earth Hour countdown,displaying the actual days, hours and minutes remaininguntil Earth Hour was added to the entire ResidentialNetwork portfolio. In addition, a high-impact 30-secondmessage was developed to educate the tens of thousands ofToronto residents that view the Onestop Residential Networkabout the importance of Earth Hour and why they areencouraged to participate.

The Earth Hour program is but one example of the digitalmessaging capabilities that Onestop’s Residential Networkprovides to landlords and property managers. As with theEarth Hour campaign, landlords and property managers have

unlimited access to utilize the Network within their ownbuildings to deliver any and all notices, information orannouncements of interest; while significantly decreasingthe waste typically associated with print notices in elevatorsand individual mailboxes. Onestop’s digital technologysupporting the Residential Network has revolutionized the way landlords, property managers and advertiserscommunicate with tenants. Some of the landlords andproperty manager groups working with the association andOnestop Residential to modernize tenant communicationinclude: Briarlane, Berkley, Minto, O’Shanter, ParkProperties, Sterling Karamar, and TransGlobe.

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Hundreds ofBuildings CelebrateEarth HourEarth Hour was held on March 27, 2010 where

people are encouraged to turn off their lights forone hour between 8:30 – 9:30 p.m. to make astatement about the world and our environment.Each year apartment buildings and their residents areencouraged to participate making the appearance ofmany buildings in the greater-Toronto area virtuallydark for the entire hour.

This event makes an important statement to theresidents about responsible use of electricity givenmost buildings still have electricity costs in the rent.Making residents more aware of energy conservationby turning out lights and discretionary appliances andelectronics makes a lot of sense.


Human exposure to bio-toxins such as lead, asbestos,pesticides, PCB’s and tobacco has been successfully

reduced over the past several years. Now the risk of mercuryexposure is coming to the attention of the public. Most peoplehave been exposed to mercury, through fish consumption,contaminated water, vaccinations, dental amalgam,incidental exposure from broken fluorescent lamps, batteries,thermometers and other mercury containing devices.

Mercury, a proven neurotoxin, seeps into our bodiesunwittingly, through chronic, low-level and incidentalexposure, which in the long run causes severe healthproblems. Recent studies have linked mercury exposure toincreased risk of heart attack, autism, birth defects andneurological disorders. Exposure to mercury vapour can alsodamage the central and peripheral nervous systems, lungs,kidneys, skin, eyes and the list goes on. It is also mutagenicand affects the immune system.

All of which leads to the suggestion of a complete ban onthe substance. This argument, however impractical, is notcompletely without merit when one considers howirresponsibly the world handles its waste mercury products.So much ends up in landfills, eventually leaching intoground water creating a steady bio-accumulation. Moreover,mercury retorted from waste products is sold on the openmarket, often ending up in crude gold mines in thedeveloping world, where unknowing fortune seekers use itin a primitive process to separate gold from copper. Thewaste from this process contaminates their environmentsand damages human health. Many organizations, includingsome in Canada and the United States, are currently seekingan export ban on mercury because of the disastrous humanand environmental consequences.

So what is Canada doing with its waste fluorescent lamps,batteries and other mercury containing devices? Estimatesvary, but all the information I have seen lists recovery ratesat well below 50%. Moreover, my long term involvement inthe lighting and electrical industry leads me to believe thatmost mercury containing devices end up in a garbage bin atthe back of the shop “one box at a time.” Furthermore, mostof our customers are unaware that fluorescent and HIDlamps contain mercury in the first place. And to confess, I

too only became aware of the acute dangers within the pastcouple of years.

The problem is that mercury is a very useful substance.Quick silver, as it is also known, is unique in that in its solidform it actually has many of the properties of a liquid,including the ability to form a vapour. Its unique propertiesmake mercury irreplaceable for a variety of industrialprocesses and commercial uses. For example, mercuryvapour is a key element in most high efficiency lightingsystems, batteries, temperature gauges and a host of otherirreplaceable household and commercial items.

The case for mercury use is a strong one. Our society isprobably as dependant on mercury as we are on oil. From alighting perspective, the primary advantage of mercury useis energy efficiency. Mercury makes artificial light much lessdependant on energy than non-mercury sources. For example,incandescent and halogen light sources create between 10and 20 lumens per watt. Whereas fluorescent T8 and T5sources are able to emit 80 to 100 lumens per watt, 4 to 10times more efficient. Mercury substantially reduces ourconsumption of electricity, the generation of which is a majorsource of greenhouse gases and other air contaminants.Furthermore, whereas mercury can be recovered after use,the pollutants created by electricity generation cannot.Essentially, banning mercury use would be trading a pollutionstream which can be minimized for one that cannot.

It is not the intent of this article to create panic. Mercury isnot inherently dangerous as an industrial ingredient. Wejust need to handle the waste devices more responsibly.Unavoidably, fluorescent and HID bulbs will get broken fromtime to time during shipping, installation, removal andstorage. This can be limited by a few simple procedures. Thereal damage is caused by the steady bio-accumulation frommishandled waste sent to landfills.

The challenge is to identify devices which contain hazardousmaterials and handle them in a safe and cost effective manner.For industrial properties, mercury containing devices may beused for industrial processes beyond lighting waste. Similarly,commercial and multi-residential properties may be responsiblefor maintenance and subsequent waste in common areas;

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PROPER STORAGE AND HANDLING OF WASTEMERCURY-CONTAINING LIGHTING

MICHAEL COLLIGAN



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however individual tenant procedures may result in thecreation of hazardous waste with uncertain disposal methods.Everyone that occupies your property should be made awareof the dangers and offered opportunities to act responsibly.Indeed, the role of the property manager is to inform andempower.

Here are a few simple tips to protect your tenants,maintenance personnel, contractors and the environment.

1. Create awareness. Inform people. Be direct with yourmessage. Create understanding of the dangers andempower people to do the right thing.

2. Review your current removal procedures for hazardousmaterials. Determine which waste items are being stored,where they are being stored and who is responsible fortheir disposal.

3. Remove stored waste materials. Investigate service providerswho will safely remove and dispose of the waste for acompetitive price.

4. Survey your current hazardous waste removal needs.Especially focus on determining thehazardous waste handling andremoval practices of your tenantsand residents.

5. Once your needs have beendetermined, create a hazardouswaste management system forlamps, batteries, electronics, paint,and other items that you may beuncertain of. Store the new productsand old products separately in drylocations. Give special attention tothe devices which are easily broken,especially fluorescent and HIDlamps, which release minor amountsof the toxin when the glass jacket iscompromised.

6. Insist contractors identify anddivert all hazardous waste duringre-lamping, retro-fitting, lightingupgrades or general contracting.

Write these requirements into RFP’s and tenders andfollow up on them.

7. Create an outreach strategy to your tenants and employees.Inform them of your protocol for handling and removinghazardous waste.

8. Make it part of your organization’s environmental policyto oversee and insure the correct disposal of all household,industrial and commercial hazardous waste used in thebuilding. Add these costs to your maintenance budget tosolidify your long term commitment.

9. Avoid controversial measures such as “drum top crushers”and other lamp management schemes that encourage thedismantling or processing of fluorescent lamps at your site.

10. Steer clear of waste lamp management systems thataccept inevitability of broken fluorescent lamps. Choosea system which effectively reduces breakage and providessafe, convenient storage between pick ups.

MICHAEL COLLIGAN, PRESIDENT AND MANAGINGDIRECTOR, LIGHTING SOLUTIONS.


GREEN: THE COLOR OF SPRINGIMPLEMENT ENVIRONMENTALLY FRIENDLY PEST MANAGEMENT TO PREVENT PESTS

BILL MELVILLE

Bill Melville is Quality Assurance Director for Orkin PCO Services. Mr. Melville has 35 years of experience in the industry and is an acknowledged leader in the field of pest management.

For more information, email Mr. Melville at [email protected] or visit www.orkincanada.com.

While spring might be known for an “out with the oldand in with the new” mindset, you don’t need to limit

yourself to just cleaning. In addition to necessary repairs,prepping the pool for summer and planting new flowers onyour property this season, review your pest managementprogram for ways to green-up operations.

As your residents call for more environmentally friendlyoptions at your community, you can look to more than justrecycling bins. Green pest control is an easy way to startmaking an impact. Not to mention, your residents willthank you for creating a healthier environment that reliesless on chemical treatments and more on preventive practicesto discourage pests.

Integrated Pest Management, or IPM, utilizes proactivemeasures such as sanitation and facility maintenance to cutout pests’ access to their survival needs – food, water andshelter – all of which can be found on your property.

Use the following tips to make sure new tenants come in theform of residents, not pests:

When going about regular repairs keep a close eye on theexterior of your buildings for any holes or cracks. Sealunnecessary openings with weather-resistant sealant.Install new door sweeps, window screens and weatherstripping to keep small pests from squeezing through.

Regularly empty and wash garbage cans around theproperty, which can contain pest-attracting residues. Askresidents not to leave trash sitting outside apartments, butrather use the dumpster, which should be placed as far aspossible from apartment buildings, with lids kept closed,to keep any pests at a distance.

Before choosing what plants to incorporate, considerstaying away from ones attractive to pests. Brightlycolored flowers, white clover and flowering weeds can

attract bees, while shrubbery and ivy around the pool cancall to mosquitoes. Steer clear of fruit-baring trees, whichalso attract pests.

In addition to preventing pests, incorporate the followinggreen pest management options into your IPM program:

Sticky boards are non-toxic and can be highly effective toolsto help monitor for pests. Work with your pest managementprofessional to monitor the sticky boards for activity, whichcan help determine the extent and origin of a pest problemand help prevent an infestation from getting out of hand.

Fly lights use ultraviolet rays to attract flying pests to a non-toxic sticky board. Install fly lights in community rooms orwaste disposal areas. Replace the sticky boards regularly andswap out attractant light bulbs twice per year to maintaineffectiveness.

Organic cleaners can help to green up your sanitationroutine by breaking down grease and grime that collectsaround your property. Use a brush and organic cleaningproduct with naturally occurring bacteria.

Non-volatile baits come in different forms, including gels orpucks. They contain low doses of chemical compounds thatdo not become airborne, therefore providing targetedtreatment applications that eliminate the need for residualsprays. Keep in mind, only licensed pest managementprofessionals should apply baits.

Consult with your pest management professional on greenelements that work best for your property. A strongpartnership is the foundation for any successful pestmanagement program, so make sure to open the lines ofcommunication between you, your pest managementprovider and your staff. With environmentally friendlytechniques and everyone on board spring will be off to agreat start.

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Annual Chair’s LunchRaises $6,000for FoundationThe annual Chair’s Lunch hosted by Perry Fryers,

Chair, Greater Toronto Apartment Association onFebruary 24, 2010 raised just over $6,000 for theCharitable Foundation. This has become an annualevent started by former Chair Paul Smith several yearsago. Members are invited to make a minimum $200donation to the Foundation for an invitation to dinewith the current year’s Chair.

This year the lunch was held at the very popular DavidDuncan House where just over 30 people attended.Perry Fryers thanked all those for attending and notedthat 2009 and 2010 are even more difficult years for thecharities the Foundation supports so every extra dollarcounts even more.

If you missed it or you simply like to make a donation,please contact Brad Butt at 416-385-3435 x 36 oremail [email protected]. Mark your calendarfor late February 2011 for next year’s Chair’s Lunch!

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We manage our business from the bottom up, putting decision-making in the hands of our seasoned local management teams who are in the best position to understand and meet the needs of our customers and communities.

Reach Your Market Here

Call me now and I’ll tell you how

Richard @ 416.465.6600



PERSPECTIVES ON ESTATE STRUCTURING

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Imagine this scenario - You’ve worked hard to get ahead yourentire life, and are proud of what you’ve accomplished. You

have a loving family and through tenacity and a little bit ofluck, have amassed something of a family fortune. You havemoney for generations, and as you’ve built up your fortuneresponsibly, you’ve also taken steps to plan for your deathresponsibly. Your lawyer and accountant have assured youthat your wealth will be managed across your family. Yousleep well at night because you’ve made prudent plans acrossthe board.

But are you sure that your planning has been as prudent asyou thought? Your lawyer and accountant, unfortunately,work in narrow silos that deal with business and legal issues.As such, familial issues are often overlooked in estateplanning, even though it is these issues that can be the mostdestructive following your death. A death is an extremelyemotional period with any family, and especially so whenthe patriarch or matriarch dies with complex family issueson the table.

For instance:Should siblings be forced to co-manage real estate assetstogether rather than individually so they can make theirown decisions?

Should a child who is non-active in business be managingreal estate assets that they don’t have the skill or desire tomanage? Some children within families who commandinter-generational wealth will want to pursue reinvestmentwhile others will just want enough dividends to supporttheir lifestyle.

The damage of not having an open communication processwith children in their 30’s and 40’s can have unfortunateeffects. Imagine the harm that occurs when a will is read and

its contents are a complete surprise to those hearing it forthe first time. When it’s too late to make changes or obtainfeedback from your family, fights often begin betweensiblings that can even involve their spouses. Because of thewealth involved, these conflicts can become intractable, andcan leave lasting scars within the family.

Without proper estate structuring that takes familialconsiderations into account, unforeseen issues can lead toconfusion that can cause all kinds of tensions within a family.

Pre-Empting Family ConflictsFamily unity is important to us all, but it’s usually the mostoverlooked component in most estate plans. As someonewith years of experience in structured estate planning I haveseen the damage that an improperly structured estate can doto a family. Our firm was founded in response to this problemand our process is about delving into the details to develop acomprehensive estate structure that preserves your family’swealth and legacy from all angles.

At F&K, we work with some of the wealthiest families in thecountry. These families have one thing in common - theyunderstand that wealthier individuals need estate structuringthat goes beyond the ‘one size fits all’ approach. Their needsare unique to them and their family. If you have significantwealth, but haven’t considered all the implications, perhapsyou could benefit from an expertly structured estate planas well.

TEL 905-848-2992 FAX 905-848-3883www.conterra.ca

3633 ERINDALE STATION ROAD, MISSISSAUGA, ONTARIO L5C 2S9

PARKING STRUCTURE REHABILITATION

BALCONY, MASONRY, AND CAULKING REPAIRS

TRAFFIC DECK WATERPROOFING SYSTEMS

EXPANSION JOINTS

HYDRODEMOLITION

SPECIALIZED CONCRETE REPAIRS

Neil Feigelsohn is a principle partner at Feigelsohn and Kellar. To learn more about their services, call 416-410-4181 or visit www.feigelsohnkellar.com


G T A A


www.gtaaonline.com

FenestrationInstallation PersonnelCertification Program

BRIAN BURTON

BRIAN BURTON IS A REGULAR COLUMNIST FOR GLASS CANADA AND

BUSINESS DEVELOPMENT CONSULTANT FOR KLEINFELDT CONSULTANTS

LTD. HE CAN BE REACHED AT [email protected] OR VISIT WWW.KCL.CA

The CSA with the support of the CWDMA and the NRChave started work on what is called the Fenestration

Installation Personnel Certification Program. A committeemade up of 25 representatives from all sectors of thefenestration industry is currently meeting on a regular basisand is working with the CSA to ensure that the program iscomprehensive and addresses the needs of the variousstakeholders across Canada.

SCOPE OF THE FIT PROGRAM

The stated scope of the voluntary program is as follows:“CSA’s Fenestration Installation Personnel Certification Programaddresses the need to ensure the competencies of the personsinstalling factory assembled windows, exterior doors and unitskylights in residential buildings up to three stories. Certifiedindividuals will have demonstrated proficiency in understandingand applying manufacturer installation instructions, generalbuilding principles, the CSA A440.4 window installationstandard and other industry standards and/or best practices.”

To summarize this program provides a job description, a listof applicable standards and sets out the parameters of theprogram including the prerequisites and minimumqualifications. It also provides the details about howexaminations will be conducted and describes all the othernecessary information relating to the program for thevarious stakeholders.

FIT PERFORMANCE CHECKLIST

The CSA has developed a “Performance Checklist” that isused to describe some of the skills and knowledge that arerequired to meet the criteria.

Fenestration installers need a working knowledge of healthand safety issues, an ability to understand constructiondocumentation, knowledge regarding industry standards andan understanding of the house as a system.

They also need a certain degree of manual dexterity andmust be able to communicate and solve problems. They alsoneed to be able to use a variety of tools and equipment thatare necessary to install fenestration products correctly.

According to Miles Murphy, the Manager of the program wecan probably expect to see “roll-out” late this year or perhapsearly in 2011.

RAISING THE BAR FOR FENESTRATION PRODUCT INSTALLATION

I spoke with Kevin Pelley of Kohltech International Ltd inN.S. who is the President of the CWDMA about the benefitsof the program for all parties involved.

According to Kevin the FIT Program is viewed as a major stepforward and although it will take some time to implement,it will definitely “raise the bar” for fenestration productinstallation.

“There is no doubt that creating this program is a significantchallenge however it will benefit all of the stakeholders involvedincluding consumers, manufacturers, dealers and the installersthemselves.” reports Pelley.

Kevin also added that most members of the CWDMA feltthat this initiative was long overdue.

Stephen Hopwood’s of the National Research Council reportsthat the FIT Program is likely to be used in conjunction withthe Energy Star Program in the future.



G T A A

AVOIDING THE DAWG FACTORSIMPLE WAYS TO MAKE YOUR BUILDING’S VALUE SHINE THROUGH

CLIFF FORD

Now and then I get the privilege of touring propertieswith other potential buyers and have often heard an

expression used to describe buildings that would make anowner cringe. Whenever a building is not nearly reachingits potential esthetically, a potential buyer will refer to theproperty as a “dog”.

In the spirit of the younger generation, I am going to addressthese types of properties with a little bit of English slang. Wewill look at ways to avoid what I call the “DAWG factor”.Whether you are looking to improve tenant retention or areconsidering selling your property in the coming months,focusing on these four key areas will allow the value of yourproperty to shine through and avoid them becoming the easydistraction.

“D” IS FOR DIRTYNothing puts off a potential buyer or tenant quite like seeingdirty common areas in a building. Just as in residentialproperties, curb appeal (both indoors and out) plays animportant role in a person’s decision making process. Whenyou are showing your property to people, ensure that yourcommon areas give the impression that the building is caredfor. You would be surprised how many buildings do not takethe time to do the simple things.

Taking the Dirty factor out of your property can be assimple as:

• Cleaning the dead bugs out of light fixtures

• Dusting ledges, handrails, and the tops of radiators

• Organizing the laundry and utility areas

Not only are these items easy fixes, but they can play asignificant part in obtaining an offer on your property orsecuring that new tenant.

“A” IS FOR AGEDPotential buyers and tenants both have critical eyes whenviewing your property for the first time. One of the tell-talesigns that a building is being neglected is by the age of theproperty - or at least the age it appears to be due to itscondition. Whether the building’s age is 10 years old or 60years old is irrelevant, the impression of age is what youwant to consider.

Simple things can be done to improve the appearance ofage at your property:

• Replace older equipment (utilities, intercoms, mailboxes)to give a modern-day impression

• Upgrade suites to remove dated styles and furnishings

• Common areas should be painted using neutral, timelesscolours rather than whatever the hot trend colour is of theday.

“W” IS FOR WEATHEREDThere is nothing we can do to stop the external weatherconditions from changing the appearance of our buildings,however regular maintenance and cleaning can show aviewer of your property that it is indeed looked after. When abuilding appears to be neglected, it devalues the property inthe mind of the viewer.

To remove the weathered factor in your property, why not:

• Clean your exterior windows regularly to removemoisture stains and grit from outdoors

• Clean the exterior facing with a power washer regularly toremove weather stains on bricks or siding

• Perform regular maintenance and inspection on yourroofing system to ensure it looks and performs to itsoptimal level. During a property showing, this can be oneof the key differences between generating an offer or not.

“G” IS FOR GARBAGEThe waste management areas of your property can speakvolumes to potential tenants or buyers because it reveals alot about your management and tenant base. It may not beeasy to enforce proper placement of garbage as it relates toyour tenants, but it is easy to introduce standards that youron-site supervision and management team can implement -setting the example for the tenants. Often, when the buildingis maintained well, the tenants respect their homes more andwill continue to uphold the standards personally.

To improve the impression your waste management givesabout your building, consider:

• Organizing your waste disposal area for convenience andproper sorting. Rule of thumb: If it’s inconvenient for the

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tenant, they won’t adhere to the rule.

• Provide clear signage indicating how to dispose ofwaste in your building.

• Implement regular spot checks of common wastedisposal areas and garbage chutes. Keeping it clean willencourage the tenants to do likewise, not to mentiondiscouraging unwanted pests.

While some may argue that the appearance of a buildingplays only a little role in determining its value on paper,we cannot deny the human element that can easily bedistracted by the visuals it sees. If your building isplagued by the “DAWG Factor”, consider implementingsome of these simple steps to bring out the true potentialto that future tenant or purchaser.

SKYVIEW REALTY LTD, BROKERAGE

WE DON’T JUST LIST APARTMENT BUILDINGS… WE SELL THEM!

[email protected]

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www.gtaaonline.com

Beg Bug Forumat SpringfestThe Greater Toronto Apartment Association and Toronto

Public Health are hosting a seminar at PM Springfest onApril 28, 2010 at the Metro Toronto Convention Centre onthe bed bug issue and steps building owners and managersand residents need to take in the fight on this issue.

Registration is handled through PM Springfest and it is freeto registrants. Alicia Lowe and Richard Grotsch of the City ofToronto will make the presentations.

FOR MORE INFORMATION ON THE BUD BUG ISSUE GO TO WWW.TORONTO.CA/HEALTH.


On April 13, 2010, over 800 apartment properties in thegreater-Toronto area will participate in the Spring HOPE

Food Drive in support of the Daily Bread Food Bank, the NorthYork Harvest Food Bank and The Mississauga Food Bank.

At the kick-off event on March 23, 2010, representatives ofthe three food banks detailed how important this drive isevery year in helping the agencies meet their annual food in-take goals. They praised the rental apartment industry andtheir residents for committing to do this every year and formaking an extra effort in 2010 due to the overwhelming need.

As a bonus, John Dobrolowski, President, Rent Check,attended the meeting and made cheque presentations to eachof the food banks to “kick-off” the 2010 drive. He challengedother firms to do the same to assist the drive meet its goals.Thank you Rent Check for your great generosity!

Donations can be made through the Spring HOPE Food Drivewebsite at www.springhopefooddrive.ca. Thank you to allthe building staff, residents and other volunteers who makethis event a success each year.

K3D - TAKING BACK CONTROL OF THE THERMOSTAT

CHRIS GEORGE IS A SALES REPRESENTATIVE FOR ROCK ADVISORS INC., A SPECIALTY BROKERAGE IN THE MULTI-FAMILY INDUSTRY.CHRIS CAN BE REACHED AT 905.484.4882 OR [email protected]

When it comes down to it, we’re all creatures of comfort.How many of us are guilty of turning up the thermostat

when we feel cold instead of putting on a sweater or evenopening a window instead of turning down the thermostatwhen we become too warm?

Faced with increasing energy costs for his own 2 buildings,one enterprising Landlord in Windsor decided to takecontrol of his heating costs. Teaming up with his friend, aMaster Electrician, together they designed the K3D software,an innovative way of controlling the distribution of heatwithin his building and apartment units.

With wind anemometers and temperature sensors on hisroof and individual temperature apartment sensors, the K3Dsoftware constantly monitors the changing temperaturesand makes changes accordingly thus limiting the maximumamount of heating energy supplied to the apartments – allwithin Ontario guidelines.

Plus the K3D system is designed to provide coordinated duty-cycling to reduce peak load and demand charges as well asimplement night set-backs (a further savings to owners).

With his own buildings, the control system was installedover the summer of 2007, commissioned and tested over the2007-2008 heating season and put into operation on June 1,2008. From his data for the year duration, electricity usagefor space heating was reduced by an average of 34%, resultingin a 23% reduction in total electricity.

The K3D system has now been installed in several Windsorand Toronto buildings, showing similar savings.

The K3D may not be the end answer to creature comforts but the savings it provides to landlords is comforting. Foradditional information, please go to www.k3d.ca.


G T A A

MORE THAN 800 APARTMENTSIN SPRING HOPE FOOD DRIVE


SAVING MONEY SAVES THE PLANETSAM HINDAWI

In our previous article on the benefits LED published in theJanuary issue we visited some of the critical reasons to

consider upgrading your lights to their LED equivalents.Having much longer lifetime (50,000 hours), significantlybetter power efficiency and critically lower impact on theenvironment, switching to LEDs is a successful businessdecision. LED technology is here to stay. Switching to greenertechnology also qualifies your organization to receive energyrebates offered by several government agencies that can coverportions of your purchase. In addition, the option of leasing

your LED purchase can move the cost of implementationfrom your capital to your operational budget, an optionpreferred by smaller organizations.

Today we will look at comparing two popular models oflights to their LED equivalent, fluorescents T8 4' and the two-pin MR16. These are often used in hallways, garages, kitchensand elevators. We will show the substantial savings LEDscan introduce to your bottom line. We will be using actualtechnical numbers from product specifications sheets inour comparisons to show the true savings.

The above two calculation are only two examples for the many different types of LED lights available to you today.Word of caution, make sure you look for the CSA certification on all of the LED lights you decide install in addition toextended warranty by the supplier.

SAM HINDAWI IS V.P. BUSINESS DEVELOPMENT AT GLOSYNERGY INC. CEL: 416.725.6200/TEL:905.477.8899

G T A A


www.gtaaonline.com

CONVENTIONAL GLOSYNERGYT8 4' LAMP LED T8 LAMP

LAMP WATTAGE (WITH BALLAST) 39 18

BULB LIFETIME IN HOURS 15,000 50,000

BALLAST LIFETIME IN HOURS 20,000 N/A

ELECTRICAL COST IN HOURS 12 CENTS \/KWH

TOTAL KILOWATTS ANNUALLY 341.64 157.68

TOTAL ELECTRICITY COST ANNUALLY $41.00 $18.92

LABOR AND BALLAST $25.00 $5.00REPLACEMENT COST

CARBON EMITTED IN METRIC TONS 0.2010 0.0928

PRORATED ANNUAL HARDWARE COST $13.87 $0.88OVER THE LIFETIME OF THE LED

CONVENTIONAL GLOSYNERGYMR16 HALOGEN LED MR16

LAMP WATTAGE 50 5

BULB LIFETIME IN HOURS 3,000 50,000

ELECTRICAL COST IN HOURS 12 CENTS/KWH

TOTAL KILOWATTS ANNUALLY 438 43.8

TOTAL ELECTRICITY COST ANNUALLY $52.56 $5.26

LABOR REPLACEMENT COST $5.00 $5.00

CARBON EMITTED IN METRIC TONS 0.2577 0.0258

PRORATED ANNUAL HARDWARE $14.60 $0.88COST OVER THE LIFETIME OF THE LED

LED MR16 halogen equivalent to the 50watts halogen runs on only 5 watts. Theannual save of $47.30 in power in additionto the annual prorated save of $13.72totals $61.03 per blub. This representsover $348 cost save per bulb over thelifetime of the LED (5.7 years with 24X7 usage)

LED T8 lamps do no used an externalballast. They run on 18 watts per tube.The annual saving of $22.08 in power inaddition to the annual prorated saving of$12.99 in hardware totals $35.07 per tube.This represents over $200 cost save pertube over the lifetime of the LED (5.7years with 24X7 usage)


Are you contemplating the sale of your apartment property?

VANCOUVER CALGARY EDMONTON WINNIPEG LONDON KITCHENER TORONTO OTTAWA MONTREAL SAINT JOHN HALIFAX

Consider the following:

The National Apartment Group: :

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www.gtaaonline.com

THANKS TONI FOR COMING BACK TO TORONTO AND INSPIRING ANOTHER GROUP OF PROPERTY MANAGEMENT PROFESSIONALS!

The incomparable Toni Blake – motivationalspeaker, rental marketing guru and property

management consultant – brought her new2010 Marketing Summit program to Torontoon March 25, 2010 and disappointed no one.

Her morning session geared to rental andmarketing personnel inspired over 140 peoplein attendance prior to the busy spring rentalseason in the greater-Toronto area. Toni’s useof humour and proven strategies made thesession very memorable for everyone.

During lunch her powerful message to industryleaders that they have an important role to playin leading and motivated the rental housingsector was well received. And supplier andcontractor members were also given tips andideas on marketing and selling to propertymanagement firms in the afternoon.

Toni Blake shared many great ideas andemphasized the use of social media as the newand mandatory way to get to people in an everchanging world.

Toni Blake RoarsBack to Toronto!



G T A A

WEBSITERE-VAMPED

The Greater Toronto Apartment Association has done acomplete overhaul of its website making it brighter

and much easier to navigate. Members are encouraged tovisit the site often and use the various tools provided.

Members wishing to establish a link to the site can contactSamantha Wilkinson at 416-385-3435 x 36 or [email protected]. A cost of $150 + tax will applyfor a one-time set up fee.


WHAT’S YOUR BUILDING WORTH? TIM STOATE

It may surprise you to learn that this depends a lot on yourenergy costs. Why? Because the value of your building

essentially comes down to two factors: your net operatingincome and the capitalization rate (cap rate).

The cap rate is essentially out of your hands – it is whatinvestors think is a reasonable return for an investment inyour kind of real estate. Right now, a reasonable estimate ofthe cap rate is around 7% for the Toronto market.

Net operating income, on the other hand, is very much underyour control. And the better you can control your expenses,the higher your net income is likely to be.

To calculate the value of your building, you simply divideyour net operating income (NOI) by the cap rate. For exampleif a building yields a net income of $70,000 and the cap rate is7%, the value of the building is $1 million ($70,000 dividedby 7%).

Now consider that the number one controllable expense foryour building is energy costs and you’ll start to see howimproving the energy efficiency of your building can helpyou to improve your building’s value. With a 7% cap rate,for example, a $10,000 increase in NOI increases the value ofyour building by $143,000.

One of the easiest ways to secure a $10,000 or more increasein NOI is to improve the energy efficiency of your building.A well-planned and comprehensive retrofit can easily deliverutility bill savings of 15% or more and a payback of underfive years. And the result is a more valuable building.

Savvy investors already understand this simple arithmetic. Infact, they will often deliberately look for buildings with poorenergy performance knowing that they can quickly increasethe building’s value by improving its energy efficiency.

But the case for improving energy efficiency to boost yourbuilding’s value is about to get even more compelling. Asof July, you will be paying HST on your gas, electric andwater bills – an overnight 8% cost increase. If you donothing, that 8% is going to take a big chunk out of thevalue of your building.

Say, for example, your annual utility costs are $500,000. TheHST will add $40,000 to that bill and, even more alarmingly,will reduce the value of your building by close to $572,000($40,000 divided by 7%).

But if you implement energy saving measures that save you aconservative 14% on your annual utility costs, the result ismuch different. Instead of watching your building’s valuedecline by $572,000, you will see it increase by $508,000. Thenet result is that you will have gained more than $1 millionin value for your building compared to what would havebeen the case if you had done nothing (avoided value loss of$572,000 plus increase in value of $508,000).

Let’s put it another way. You and your bother own identicalbuildings -- identical in value and NOI and energy costs. Hedoes the energy retrofit and you do not. One year later you bothsell your building on the same day to the same buyer, but yourbrother sells his for $1,080,000 more. How does that make youfeel? And how would it make you feel if the purchaser does theenergy retrofit you did not do and then re-sells the building for$1,080,000 more than he paid you for it?

Now let’s look at the return on investment generated bythe energy retrofit. Let’s say the capital cost of the retrofitis $400,000 and the increase in NOI generated by thisinvestment is $75,600 ($70,000 in energy cost savings plus$5,600 in avoided increased tax costs as a result of the HST).The results are solid: a seven year return on investment of32.3%, a seven year internal rate of return of 7.5%, and a 5.3year payback. What other sure-bet investments do youknow that will generate these kinds of returns?

Then look at what it means in terms of building value. Here,your $400,000 investment has delivered $1,080,000 inmaintained and increased building value, a return of 270%!

By going forward with an energy retrofit now there is aquadruple win for the owner of a building:

1) Lower operating costs translate into an increased NetOperating Income (NOI) and therefore protects orincreases the building’s value.

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2) Incentives that will help offset the capital costs ofupgrades are still available, but many programs expire byDecember 2010 – check our website at www.TowerWise.cafor a list of programs.

3) Efficiency improvements can more than can recoup the8% HST increase – many retrofits can improve efficienciesby 15% or more

4) The reduced costs makes the building more competitive inthe market place – (and this is even more so if a buildingbecomes sub metered, in which case consumers will be farmore concerned about their all-in cost)

The best news of all is that our free TowerWise ConservationIncentive Advisor Service is here to help you gain access toincentive programs and get started with a retrofit today. Ifyour building is in the 416 area code, pick up the phone andcall Rob Detta Colli at 416-450-7989 or [email protected] can provide free advice and one-window access toincentive programs that can help you reduce gas, electric andwater bills.

And if you still need to be convinced about the potential forenergy retrofits to increase your building’s value, crunch thenumbers for yourself using the return on investmentcalculators on the TowerWise website. Just click on“Calculators” in the Quick Links menu in the left column.

TIM STOATE | ASSOCIATE DIRECTOR, MANDATE RELATED FINANCE | TORONTO ATMOSPHERIC FUND

CHARITABLE FOUNDATION DONATES$5,000 TO OOLAGENThe Greater Toronto Apartment Association (GTAA) is

helping to make a big difference in the lives of at-risk youthin Toronto. A recent gift, of $5,000, made to Oolagen, a youthmental health centre, is helping with much needed repairs andrenovations to the Annex House – one of two residentialtreatment facilities they operate in downtown Toronto.

The Annex House is nearly 100 years old and houses some ofthe most vulnerable kids in Toronto. Many of these youthhave lived through extreme physical, emotional and sexualabuse and without treatment they all are at huge risk ofhomelessness. The house they call home with its wornfloors, broken stove and inadequate washroom facilities is,with the help of the GTAA, getting some of the attention itneeds and deserves.

“The donation from the GTAA will help do a lot of the neededrepairs and in doing so will also provide a better, more home-likeatmosphere for the kids. Importantly, the support of the GTAAwill also let the youth know that people do care and are makingan investment in their future,” said Bob Engel, Oolagen’sExecutive Director.

Oolagen first opened its doors, in 1967, to provide a safe andsecure home in Toronto for at-risk youth. Since then theirprogramming has expanded to include two residential

treatment homes, three school-based programs, a walk-inclinic and various programs that help troubled Torontoyouth and their families. A University of Toronto teachingfacility, each year they reach more than 4,000 youth andfamilies through treatment and prevention programs.Oolagen’s partners include the Children’s Aid Society (CAS),Catholic Children’s Aid Society, Jewish Child and FamilyServices, Toronto District School Board and Native Child andFamily Services.

Each year, thousands of Toronto youth – one in five or 20 percent – struggle with difficulties that impede their success inschool or in life. Some of the issues young people deal withinclude depression, anxiety, suicidal ideation, gang violence,bullying, eating disorders and other social and emotionaldifficulties that impede their success in school and in life.

Studies show most mental health disorders in youth aretreatable. In order to overcome these problems, they must get the help they need while they are young. If not, theirunresolved issues can lead to school failure, family conflicts,drug abuse, homelessness, violence and even suicide – allwhich profoundly impact families and our society as a whole.

To find out more about Oolagen visit www.oolagen.org


Waste DiversionForum Offers Options

ROD MUIR, SIERRA CLUB OF TORONTOMONEY AND MORALS – THE TWO REASONS TO DIVERT

VINCE SFERRAZZA, DIRECTOR OF POLICY & PLANNING

CITY OF TORONTO, SOLID WASTE MANAGEMENT SERVICESTORONTO’S MULTI-RESIDENTIAL WASTE DIVERSION PROGRAM

ADRIAN DOUGHERTY, BFI CANADABFI CANADA’S RECYCLING COLLECTION SERVICES

GERALD GRANT, PRESIDENT, SPINNAKER RECYCLING CORPTAKING THE “WASTE” OUT OF GARBAGE – WASTE AUDITS AND EFFECTIVE WASTE DIVERSION

MICHELE FARLEY, PRESIDENT, FCS FIRE CONSULTANTSWASTE DIVERSION AND THE FIRE CODE -

HOW TO REMAIN IN COMPLIANCE WITH THE FIRE CODE WHILE CAPITALIZING ON GREEN INITIATIVES

DAVE DOUGLAS, PRESIDENT, VISIONQUEST ENVIRONMENTAL STRATEGIESEASY DOES IT – COLLECTING RECYCLABLES IN APARTMENTS

CHARLOTTE UETA, COORDINATOR OF VOLUNTEER MANAGEMENT, 3RS AMBASSADOR PROGRAMA VOLUNTEER-DRIVEN WASTE DIVERSION EDUCATION AND OUTREACH PROGRAM FOR MULTI-RESIDENTIAL BUILDINGS

DOUG KING, DIRECTOR OF BUSINESS DEVELOPMENT, METRO GROUPUPDATED STRATEGIES TO MITIGATE WASTE COSTS & IMPROVE DIVERSION

THE ASSOCIATION WOULD LIKE TO EXPRESS ITS THANKS TO EACH SPEAKER AND FOR THE EXCELLENT VISUAL PRESENTATIONS PROVIDED THAT EACH ATTENDEE RECEIVED ON A CD.

On March 9, 2010 the Greater Toronto ApartmentAssociation hosted a half day forum at The Weston Golf

Club to inform members on options they can implement atapartment properties to improve waste diversion and getupdates on the City of Toronto waste collection system andthe private delivery option.

The presenters provided excellent ideas and providedcommentary on the state of recycling at apartmentproperties and the drive to significantly improve the rate.The panel consisted of the following speakers and topics.

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greater than 99% of retailers offered Debit (aka InteracTMDirect Payment) as a primary payment form. Credit cards arealso an increasingly popular method of payment asconsumers look to derive more from their payments bycollecting points or cashback on every dollar they spend.

How does this all relate to the Property Management andRental Unit Industry?

1. The use of electronic payments (Debit, Credit & Online)will reduce back end costs and eliminate the additionalcosts of collecting and depositing cheques every month. Itwill also help eliminate the uncertainty of waiting forcheques to clear, by providing instant verification that rentis paid. Imagine not having to chase residents whosecheques don’t clear.

2. Electronic payment options also allow you to verifypayment from new residents wishing to secure anapartment, eliminating the need for a second trip to dropoff the cheque.

3. Your current and prospective residents likely use debit andcredit cards for all their payments. Not offering theseelectronic payment options may lead to missedopportunities with renewals or new tenants.

So…what form of payment experience are you creating foryour residents? One that flashes them back to the 70’s, orone that offers the technology they use every day…

To answer the question ask yourself –“What’s in their wallet?”

SEAN CULLITON | CORPORATE SOLUTIONS CONSULTANT | MONEXGROUP

MONEXGROUP IS AN ESTABLISHED LOW-COST HIGH-SERVICE, CANADIAN CARD PAYMENT PROVIDER - OFFERINGDEBIT AND CREDIT TRANSACTION PROCESSING THROUGH COUNTER-TOP, ONLINE & RECURRING SOLUTIONS.

continued from page 19


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vol. 8 no. 5 april 2010 greater toronto apartment … · we win. every season, for the past 60...

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