Volume 35, Spring 2009
Welcome Spring
Canadian Publications Mail Agreement # 40739009
Inside
ENHANCING THE KNOWLEDGE AND SKILLS OF PROPERTY MANAGEMENT PROFESSIONALS
President’s Message
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Mould . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .3 The Human Rights Code and Residential Tenancies: Relevance of the Code to Housing Providers . . . . . . . . .5 IHM Certificate in Property Management Recipients Course Completions . . . . . . . . . . . . . . . . . . . . . . . . . . . . .6 Marijuana Grow Operation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .7 New IHM Members . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .7
P r e s i d e n t ’s M e s s a g e
Hello Members, Have you ever experienced one of those days when absolutely everything at the office has gone wrong? A pipe burst at one of your buildings, lease renewal packages never made it to the mail, the network server is down, staff members are ill, the phones are ringing off the hooks, and to make matters worse… there are no more coffee filters! "The horror! The horror!" Sounds like a nightmare…sounds like a typical day in Property Management? So, how is it that we can manage all this turmoil day after day, but cringe at the very thought of “another meeting”? Each of us has a role in identifying ineffective or dysfunctional meetings and an opportunity to identify the fix. You will know your meetings are in trouble when: • • • • • •
Members arrive late and leave early There is lack of closure to discussions Team members are not participating equally People leave the meeting drained of optimism and energy Meetings end without detailed action plans There are follow-up meetings behind closed doors to determine what went wrong
So let us spin this around to the basic fundamentals of what does make an effective meeting: • • • •
A well-developed agenda distributed in advance Be mindful of the meeting environment An experienced facilitator and/or chairperson Participants recognize and exhibit respectful conduct (including cell phones and Blackberry turned off) • Accurate minute taking and action notes • Careful time keeping so that discussions are thorough but the meeting ends on time • Effective conflict management and a meeting evaluation process And most importantly, you need to facilitate appropriate breaks! There is no better way to jazz up a meeting and re-energize than by taking a well deserved, short break! Watch out for those pitfalls of not understanding the culture of your company, expectations of members, and your own decision-making ability. Never promise what you cannot deliver. My thoughts are with you and my coffee is now in hand. Let the meeting begin! Regards,
Deborah Filice, AIHM, R.S.S.W IHM President
Reminder of the Annual General Meeting… The Annual General Meeting of the Institute of Housing Management will take place on the following date/time: Be sure to attend to hear the 2009-10 Board of Directors announced and to hear the reports on Committee activities over the past year.
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Date:
Thursday April 23rd, 2009
Time:
4:30 – 5:30 p.m.
Location: Sheraton Hamilton Hotel, Southwest Ballroom
IHM News • Spring 2009
Feature
MOULD By Samantha Anderson and Galib Peermohamed
ould is a generic term used to describe visible fungal growth. Moulds belong to the Kingdom Fungi, are found in virtually every environment and have been in existence since before our time. It is estimated that over 1.5 million fungal species exist with only 10% of those having been discovered. Moulds are extremely resistant to eradication and can regenerate after long periods of time without moisture. Their purpose on earth is to eat, drink and reproduce. In order to reproduce, the fungi release spores which are transported through the air we breathe and are eventually deposited on a surface. These spores will then germinate provided the necessary components for growth are available. Moulds play an integral role in the breakdown of organic material and without moulds the environment would be overwhelmed with dead organic materials. Some species of fungi are considered hazardous to humans, under certain conditions, while others are beneficial to us. Fungi are used to produce very useful products such as antibiotics, bread, and beer.
There are fungi that require high moisture content for growth, while other fungi colonize in areas with low moisture content. The nutritional requirements of fungi vary depending on the species. Nutrients and vitamins are acquired from the environment in which the fungi are living. Fungi can attain their nutritional requirements on a wide range of building materials including wood, drywall and cellular-based insulation, etc.
In order to grow, fungi require nutrients as well as suitable moisture, temperature and oxygen conditions. Each species has its own minimum and optimum temperature and moisture requirements for growth. Some fungi thrive in very warm temperatures, while others thrive in cooler temperatures. In general, the optimum temperature for growth is between 4 and 38 degrees Celsius.
How quickly mould spores colonize or grow is species dependent, but the quickest type can commence in 24 hours. These types of species are considered Primary colonizers and usually indicate short-term water damage. Moulds which are considered Secondary colonizers can take a couple of months to grow and are indicative of long-term water damage.
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IHM News • Spring 2009
Infestations of dust mites, rodents, cockroaches and silverfish can be indicators of mould growth as these organisms feed on the fungi and can help to disperse the mould spores.
Infestations of dust mites, rodents, cockroaches and silverfish can be indicators of mould growth as these organisms feed on the fungi and can help to disperse the mould spores. In buildings moisture is the key component to limiting the growth of moulds. As such, it is important to understand external and internal moisture sources. Moisture can be present in either liquid or vapour form and can originate from inside the building or from outside. Some examples of external sources of moisture are diffusion and infiltration of vapour, direct leak from rain or snow storms, back-ups from sanitary or storm sewer lines, flooding from surface water or saturation of soils, seepage from ice dams at roof edges and poor construction. Internal moisture sources can be cooking, respiration, washing, leaking pipes, HVAC components, overflow from tubs, sinks or clogged drains and poor construction. Proper grade slope, waterproofing foundations, repairing plumbing leaks, efficient venting of exhaust (stove top, bathroom), maintenance of building systems and architectural projections used to shed water from roofs are some of the means used to control moisture. The use of residential units for indoor marijuana grow-operations can lead to interior mould growth. Typically, growoperations utilize large amounts of water, organic material, heat and humidcontinued on page 4
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ity: the critical components required for mould growth. Exposure to moulds can cause a wide range of symptoms in individuals. These symptoms may be dizziness, headaches, nausea, skin rashes, sinusitis, fatigue, respiratory problems, asthma, eye, nose and throat irritation and central nervous system effects, to name a few. Quite often the first indication of a fungal problem can be from the occupants of the affected area who exhibit symptoms of allergy, respiratory irritation or irritation of the eyes, nose and throat. Some moulds can cause serious medical problems to susceptible individuals, such as those with immune deficiencies. The term “toxic mould” refers to the species of moulds which produce mycotoxins. Mycotoxins are used by fungi to fight their competition, bacteria. Currently, there are no mould-specific regulations or legislations in Canada. The Federal Ministry of Labour, Canada Mortgage and Housing Corporation (CMHC) and the Manitoba Department of Health have issued alerts, bulletins, newsletters and guidelines to address mould contamination. The guidelines suggest that if mould growth is detected within an occupied building it must be remediated. Procedures and survey sampling protocols as well as strict remediation protocols have been set in many recognized standards published by private and governmental agencies. Some of these include the American Industrial Hygiene Association (AIHA), American Conference of Governmental Industrial Hygienists (ACGIH), Manitoba Department of Health, Environmental Protection Agency and the New York Department of Health (NY DOH). In the past, the NY DOH protocols were enforced by the Ontario Ministry of Health as a minimum standard for remediation. Ontario has adopted guidelines from the “Mould Guidelines for the Canadian Construction Industry”, CCA82, 2004 (Canadian Construction Guidelines). The Canadian Construction Guidelines break down remediation work into three levels: Level I small scale (<10ft2); Level II medium scale (10100ft2); and Level III large scale (>100ft2). Levels II and III remediation
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must be performed by trained abatement workers equipped with personal protective equipment. The first step in determining the presence of a mould issue is to contract the services of a professional with experience in mould related work. A carefully planned building survey should be conducted by a professional to determine the species and extent of moulds present in the building. The survey report should include the conclusions of the investigation and the recommendations for remediation of mould growth issues. It is important to remember that even if all visible moulds are removed, if the source of the moisture has not been mitigated the moulds can easily re-grow. Mould spores travel easily through the air; efforts to contain the spores during remediation should be taken to eliminate cross contamination. Early detection and removal of the moisture sources are the keys to minimizing fungal growth. REFERENCES: “Field Guide for the Determination of Biological Contaminants in Environmental Samples” Second Edition, published by the American Industrial Hygiene Association, 2005. “Mould Guidelines for the Canadian Construction Industry”, Canadian Construction Association, CCA-82-2004.
Ms. Samantha Anderson is an environmental scientist with a diploma from the Niagara College Environmental Field and Laboratory Technician program. Ms. Anderson has conducted numerous air quality and designated substance investigations for residential, commercial and industrial buildings. She has completed training relevant to Asbestos Regulation 278/05 and has performed numerous asbestos surveys as well as mould surveys. Galib Peermohamed is the Head of Trow Hazardous Materials Group. He specializes in hazardous materials, pre-demolition, and designated substances surveys. These include PCBs, mould assessments,
abatement, remediation, and the decommissioning and demolition of buildings. Over the past ten years, Mr. Peermohamed has received personalized training and instruction from Building Science Investigations Inc. (Holland, New York) in the investigation, identification and remediation of fungal contamination in water damaged buildings as well as from the MidAtlantic Environmental Hygiene Resource Centre (Philadelphia, PA). Mr. Peermohamed has over ten (10) years of professional experience during which he has carried out numerous mould, designated substances, and asbestos investigations, surveys, and assessments of residential, commercial and institutional facilities, including field supervision of remediations, decommissioning and demolition of buildings. Mr. Peermohamed is the asbestos and mould abatement planner for several large institutional renovation projects and has conducted designated substance surveys for construction and demolition purposes. About Trow Associates Inc. Founded in 1957, Trow has grown into one of the largest engineering and consulting companies in Canada. With offices across Canada and the U.S. and projects around the globe, Trow offers clients in both the private and public sectors a full range of services provided by a dedicated team of over 1,200 from more than 35 Canadian, U.S. and international locations. Selected as a winner of Canada’s 50 Best Managed Companies Program for 2001, 2002, 2003 and a requalifier for 2007, Trow practices in numerous technical disciplines and specializes in Buildings, Environment, GeoScience, Infrastructure, and Materials & Quality Management. Today the Company continues to enjoy dynamic growth across Canada, the USA and internationally.
EDITOR'S NOTE: It should be recognized that tenant lifestyle humidity can cause window condensation and localized mould but tenants themselves should clean these issues and be coached on their lifestyle habits (i.e. using cooking and bathroom exhaust fans, etc.). ■
IHM News • Spring 2009
Upcoming IHM Workshop
The Human Rights Code and Residential Tenancies:
Relevance of the Code to Housing Providers By Kristin Carnie and Joe Hoffer, Cohen Highley LLP
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ince the relatively recent decision of the Ontario Divisional Court in Walmer Developments v. Wolch (2003), the primacy of the Human Rights Code, R.S.O. 1990, c. H.19 (the “Code”) has been acknowledged and applied by the Landlord and Tenant Board (the “Board”) in its decisions concerning relationships between landlords and tenants.
In accordance with s. 2(1) of the Code, every person has the right to equal treatment with respect to the occupancy of accommodation without discrimination. In most cases where discrimination is raised by a tenant in an application or in a response before the Board, the Board Member must have regard to Code provisions in his/her deliberations. Housing providers and landlords must stay informed about their rights and obligations under the Code, especially given the increased frequency of Code grounds being raised before the Board. The Board is obliged to take into account Code grounds in considering whether to grant an eviction order for arrears of rent. If the effect of the eviction would adversely affect a particular individual or group of individuals pro-
IHM News • Spring 2009
tected by the Code, the eviction may not be granted. For example, where an individual requiring wheelchair accessible accommodation has failed to pay rent, an eviction within the standard time might have a discriminatory effect as finding such accommodations at an affordable rate might be unavailable or limited. In those cases it is likely that the Board will defer the requested eviction or set up a long-term payment plan in lieu of issuing an eviction order. In addition, housing providers must understand the “duty to accommodate” pursuant to the Code in order that their residential rental premises are barrierfree and accessible to all. Where the residential rental premises are not barrier-free or where access is limited, landlords must be familiar with the OHRC’s (Ontario Human Rights Commission) policies regarding accommodation. General principles proposed by the OHRC regarding the duty to accommodate include: respect for dignity; individualized accommodation; and integration and full participation. Moreover, an understanding of the concept “undue hardship” is essential to the provision of Code-compliant accommodations and the prevention of costly litigation.
Not all complaints with respect to a tenancy agreement need to be nor will be brought to the Board. Tenants may bring complaints regarding discrimination in housing accommodations directly to a Human Rights Tribunal for determination. Thus, it is also prudent to be familiar with the significant procedural changes under the Code since June 30, 2008. Since that date, the OHRC complaints of discrimination are filed directly with the Human Rights Tribunal of Ontario (the “HRTO”). Until December 31, 2008, complainants who filed with the OHRC prior to June 30, 2008 were given the option of transferring their complaints to the HRTO’s “expedited process”. Once transferred to the Tribunal, the complaints will be dealt with by the HRTO using its regular rules of procedure. There are numerous “transitional” procedural rules of which housing providers should be aware as a failure by the housing provider to respond can result in “deemed” findings of discrimination. All of the fines and compensation order limits under the Code have also been opened up considerably, leaving an uninformed landlord/housing provider a continued on page 6
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proverbial “sitting duck” when it comes to issues of liability and damages.
Recent Trends and Developments at the LTB Between the Landlord and Tenant Board (LTB) and the Divisional Court, housing providers in Ontario have been at the receiving end of many new interpretations of obligations to their tenants. Most topical are issues concerning obligations to ensure premises are fit for habitation (some astounding rulings on “bedbugs”) and the protocols for land-
lords to follow when carrying out major maintenance work on buildings. In addition to legal interpretations of the Residential Tenancies Act (RTA), housing providers have to deal with a culture among LTB Members, which gives rise to legitimate concerns about the degree of impartiality a housing provider can expect when appearing at the LTB. The landscape of landlord and tenant relations is constantly changing and the relationships are constantly evolving. Legislators and decision-makers are continually reflecting those changes and it is
imperative for housing providers to stay informed and up-to-date regarding their rights and obligations under both the Residential Tenancies Act, 2006 (RTA) and the Code. An opportunity to stay informed on recent RTA and Code developments will be provided by Kristin Carnie and Joe Hoffer, both of whom are lawyers with Cohen Highley LLP, at an upcoming IHM workshop April 21 and 22 at the Annual Conference in Hamilton. A full outline of the curriculum for the workshop is available at www.ihm-canada.com ■
IHM Certificate in Property Management - Course Completions Program Completion Certificate Sue Bowness Claudette Mason
Strategic and Financial Planning for Property Managers Badre MD Alam Jaime Batista Sorin Boldan Michael Bonitatibus Simona Botez Maria Edna De Guzman Deirdre Erichsen Cherrill Fleming Jeff Flom Mitchell Grange Sondang Hutapea Anjela Kalendjian Viera Klauz Glen Kliks Gezim Kolaj Paul Kordish Habibe Lamcja Dumitru Matei Anila Mollaj Simon Naimark Sarita Navarro Eniko Eva Pop Luka Privicevic Parviz Ravani Kostaq Skenderi Carmel J. Spiteri Bogdanka Stojanovic Rosemarie Tanti Evgeniy Zolotarenko
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Property & Building Administration Bridgette Bays Lesley-Ann Campbell Colleen Cybulski Oleh Dudko Bianca Ignat Lucian Ionescu Dave Lenarduzzi Claudette Mason Mylan McErlean Valerie McGlynn Tania Ormshaw Ben Reubeni Jelena Slomka Meghan Townsend Sinziana Vornicu
Human Relations for Property Managers Sorin Amoraritei Jennifer Besserer Tanya Bulic Iladia Bove David Chung Frances Cullinane Jessica Govea Diana Hirboca Bianca Ignat Tracy Labonte Mihaela C. Loigner Josie Lopez Lily Lu Stefan Milisic Luan Peci Andreea Popescu
Josefina Rivera Cindy Roberts Larisa Semina Arben Senka Bodgan Somcutean Emil Todorov Samuel Wong Lauren Walmsley Natalie Yewchyn
Building Maintenance for Property Managers Jaime Batista David Belluomini Sharona Bookbinder Sue Bowness Chris Brown Melania Burchin Bianca Ignat Joanne Johnston Nancy Lee Josie Lopez Danijela Macakanja Jaroslaw Martyniuk Costinela Moldovan Rosen Nedyalkov Marie Nesbitt Lynn Rochon Paul Rousell Kostaq Skenderi Jelena Sljuka Jelena Slomka Stephanie Trevana Frank Tullio Nathan Walker
IHM News • Spring 2009
Feature
Marijuana Grow Operation What is it?
• Sounds of construction and ventilation fans may be heard • Growing marijuana produces a strong skunklike odour that may be detected outside
A marijuana grow operation is any residence or business that has been modified in order to grow large amounts of marijuana. This marijuana is then sold on the street by criminal organizations. Sophisticated and significant structural changes are made in order to supply light, water and ventilation to plants. These changes make the location uninhabitable for any future residents without major repairs. A ‘home grow’ operation typically steals electricity worth $1000 per month.
New Accredited Member Potentially dangerous conditions linked to marijuana grow operations:
Lynne Johnson
New Candidate Members
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Home grow operations are found in all types of neighbourhoods. Sometimes large homes are preferred because they provide a large grow capacity. A home grow operation can generate revenue up to a million dollars in tax free cash which finances various organized criminal activities.
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What you can look for:
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• Residents only attend homes occasionally for short periods • Exterior appearance of the property is untidy • Entry is often made through the garage or back door to conceal activities • Trash bags containing used soil and plant material • Windows are covered to prevent light from entering the home and to conceal activities • Bright light can be seen escaping from windows and heavy condensation may also be present • Electricity meters/lines show signs of tampering
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IHM News • Spring 2009
Welcome to Our New Members
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• Fire and health dangers to surrounding homes due to unsafe use of electricity and chemicals Shock or electrocution hazards can be created by illegal electrical bypasses charging the ground Future owners/renters may be at risk due to structural damage, electrical modifications, residual chemicals and toxic moulds A family home could literally be destroyed by a home grow operation Strong odours and untidy appearances Property values of surrounding homes can be affected Theft of electricity leads to higher utility bills Marijuana from home grow operations is sold to our children There is a risk of violence and residual crime in neighbourhoods linked with illegal activity Emergency responders are exposed to hazardous conditions
What you can do:
Sergio Basna Julie Bertrand-Rioux Harry Blinkhorn Kathy Brown Jerry Caradonna Claudia Kartick Kylie Evans Joseph Fiore Lynn Guo Ella Goldsmith Lynda Hallett Sarah Hughes Bianca Cecilia Ignat Pamela Kartasinski Anthony Mark Kellyman Anneliese Kraehling Leif Lahtinen Geoff Lee Veronique McLean Dan Meikle Mike Oswin
If you suspect that there is a home grow operation or the theft of electricity in your neighbourhood, it is important that you contact the police or call Crime Stoppers (1800-222-TIPS).
Ilana Popov Susan Raiskums Nora Rios Jelena Slomka Peter Walberg
*Article is reprinted with permission from Waterloo Regional Police Services ■
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Mark Your Calendars
and plan to attend the
2009 IHM Annual Educational Conference at the Sheraton Hotel in Hamilton, Ontario Premier Sponsor:
Wednesday, April 22nd through Friday, April 24th, 2009 Exciting workshop sessions being planned include such topics as: • Bed Bug Pilot Program • Best Practices (Operations) • Eviction Prevention • Preventive Maintenance • The Dream Team • Understanding Mental Health • Energy Conservation Plus… • Bus Tour to the Royal Botanical Gardens and First Place Hamilton (a unique housing community) • Outstanding networking opportunities and social events. • Also featuring a performance by Mr. & Mrs. Hypnotist at an optional offsite dinner at the Royal Hamilton Yacht Club and entertainment by the “UpFront” live band!
Platinum Sponsors:
Visit the IHM website at www.ihm-canada.com to register online or to download a registration form.
2008-2009 Board of Directors www.ihm-canada.com PRESIDENT:
SECRETARY/TREASURER:
Deborah Filice, AIHM, R.S.S.W CityHousing Hamilton Community Services City of Hamilton 55 Hess Street South, 23rd Floor P.O. Box 2500 Hamilton, ON L8N 4E5 Tel: (905) 546-2424 Ext. 7817 Fax: (905) 546-2762 Email: dfilice@hamilton.ca
Harry Popiluk, FIHM Victoria Park Community Homes 155 Queen St. N., Hamilton, ON L8R 2V7 Tel: (905) 527-0221 Ext.215 Fax: (905) 527-3181 Email: hpopiluk@vpch.com
VICE-PRESIDENT Kevin O’Hara, AIHM, D.P.A. Communications Chair Region of Waterloo Waterloo Region Housing 235 King Street East, 6th Floor Kitchener, ON N2G 4N5 Tel: (519) 575-4800, ext. 1218 Fax: (519) 893-8447 Email: kevino@region.waterloo.on.ca
IHM OFFICE:
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PAST-PRESIDENT: Greg Grange, FIHM Public Relations Officer Email: greggrange@yahoo.com DIRECTORS: Lynn Alexander, AIHM Communications Committee Region of Durham Housing Services P.O. Box 623, Whitby, ON L1N 6A3 Tel: (905) 666-6222 Fax: (905) 666-6225 Email: Lynn.Alexander@durham.ca
Lynn Morrovat, Administrator Josee Lefebvre, Administrative Assistant
David Chambers, A.R.M., AIHM Membership Chair; Conference Chair CityHousing Hamilton 2255 Barton Street East Hamilton ON L8H 7T4 Tel: (905) 523-8496 ext 7897 Fax: (905) 546-2256 Email: dchamber@hamilton.ca Terry McErlean, FIHM Education Chair Social Housing Division, County of Simcoe 136 Bayfield Street, 4th Floor Barrie, ON L4M 3B1 Tel: (705) 725-7215 ext. 1846 Email: tmcerlean@simcoe.ca Deborah Parker, AIHM Marketing Chair Girl Guides of Canada 50 Merton Street Toronto, ON M4S 1A3 Tel: (416) 487-5281, ext. 209 Fax: (416) 487-5570 Email: parkerd@girlguides.ca
Doug Rollins Education Committee City of Toronto, Office of the General Manager, Shelter, Support & Housing Administration Metro Hall, 55 John Street, 6th Floor Toronto, ON M5V 3L6 Tel: (416) 392-8638 Fax: (416) 392-0548 Email: drollin@toronto.ca Kathi Zarfas, AIHM Education Committee Social Housing Services Corporation 390 Bay Street, 7th Floor Toronto, ON M5H 2Y2 Tel: (416) 594-9325 ext 215 Fax: (416) 594-9422 Email: kzarfas@shscorp.ca
CANDIDATE REPRESENTATIVE Sennan Vandenberg Candidate Rep - Membership Committee St. Lawrence Youth Association P.O. Box 23003 Amherstview RPO Kingston, ON K7N 1Y2 Tel: 613-384-4869, ext 110 Fax: 613-384-8873 Email:svandenberg@slya.ca
2175 Sheppard Ave. East, Suite 310, Toronto, ON M2J 1W8 Tel: (416) 493-7382 / 1-866-212-4377 • Fax: (416) 491-1670 • Email: ihm@taylorenterprises.com
IHM News • Spring 2009