Volume 51, Spring 2013
Canadian Publications Mail Agreement # 40739009
ENHANCING THE KNOWLEDGE AND SKILLS OF PROPERTY MANAGEMENT PROFESSIONALS
K9 Inspection Service
Inside President's Message . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
New IHM Members . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
3 So You are Considering a K9 Inspection Service . . . . . . . . . . . . . . . . 5 Ice Box Living . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 IHM Certificate in Property Management & Course Completions . . 7
Firepoint Fire and Life Safety Media Bulletin - Fire Drills and Floor Warden Training Programs . . . . . . . . . . . . . . . . . . . . . . . . . .8
Assaults, Threats, Harassment and Abuse are NOT Part of the Job!
Pre-Conference Workshop – Effective Building Inspections Presentation & Tour . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .10 IHM Annual Conference Program at a Glance . . . . . . . . . . . . . . . . . .11
P r e s i d e n t ’s M e s s a g e
Hello Members, As I write this message the final preparations and plans for the 2013 Annual Educational Conference are rapidly underway. It takes no small amount of effort, and neither does supporting IHM’s overall educational and administration efforts. In fact, these activities take a great deal of teamwork. Teamwork itself relies upon people coming forward and, in this case, volunteering their time and effort for a cause they believe in or support. A very famous American President once said that people should not ask what their country can do for them, but instead ask what they can do for their country. The strength of IHM is in our membership, we are an association of professionals committed to educating and mentoring future property management professionals. I know we all are truly thankful to the many IHM members that have and/or still are volunteering some their time to support our professional association. I encourage you as IHM members to contemplate what you might be able to do for the Institute of Housing Management in the future too. Through our membership involvement the value and existence of our education and accreditation efforts are realized. It is through the active involvement of IHM members that our Institute survives and thrives in the delivery of knowledge to future generations of active members. For example, this edition of the newsletter includes articles on workplace safety, and a K-9 inspection service, valuable information for property management professionals. IHM is working to enhance our partnerships in the industry and starting efforts in social media both through Linked-In and Facebook; we want you, members of our Institute, to be involved in sharing information and working to improve our IHM together. Opportunities are there for you, either through the developing social media, providing articles of interest for social media and/or for our newsletter, providing distance learning instruction, involvement with IHM’s various Committees, and even opportunities that arise to participate on the Board of Directors. I hope and look forward to seeing many of you at the 2013 conference and thank all of you for your membership and commitment to IHM, for being part of our team. Take care everyone,
Kevin O’Hara, MPA, AIHM, CMM III IHM President
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IHM News • Spring 2013
Feature
Assaults, Threats, Harassment and Abuse are NOT Part of the Job! By Carola Hicks In June 2010, Bill 168 which amends the Ontario Occupational Health and Safety Act and addresses workplace violence and harassment, became Law. Workplaces, where more than five workers are regularly employed, are required to have necessary policies, programs, measures and procedures in place. A key aspect of complying with this Bill is training to get supervisors and managers to understand the significance of workplace harassment and violence in the workplace.
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n Canada, one-third of all workplace violence incidents occur in places of health care and social services, according to a 2004 Statistics Canada report. A newsflash from the Ministry of Labour, released on February 15, 2013 announced that they will blitz long-term care homes and residential group homes. They will check that employers are: • preparing policies & programs to protect workers from workplace violence & harassment • providing information to workers on the policies & programs • assessing violence risks in the workplace • establishing measures & procedures to control violence • taking reasonable precautions to protect workers from domestic violence at work • complying with requirements for violence and harassment policies and programs Violence at work is a reality in the working lives of many residential staff members. Whether it’s community housing workers who have to tell people that the waiting list to get housing is ten years long after they’ve waited hours in
IHM News • Spring 2013
a busy, crowded waiting room, or a hospital professional interacting with patients in hectic, stressful situations, workplace violence is an issue daily that puts workers’ very lives at risk. Every day, in workplaces across Ontario, workers are physically assaulted, threatened, sexually or racially harassed and verbally abused. All too often employers have seen violence simply as part of the job – an unavoidable condition of employment and a risk that workers must assume in return for a job. But violence is not a condition of employment that anyone agrees to when taking a job. Being assaulted or abused is not in anyone’s job description!
The reason for this renewed focus on violence and harassment at work is indicative of the dangers that continue to arise from exposure to violent individuals combined with the absence of strong violence prevention programs. These factors together with organizational realities such as staff shortages and increased residents’ acuity create substantial barriers to eliminating violence in today’s residential workplace. Carola Hicks is CEO of Workplace Safety Group, experts in workplace health and safety. Workplace Safety Group has designed violence and harassment training specifically for the not-for-profit housing sector.
Email: carola@workplacesafetygroup.com
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Feature
So you are considering a K9 inspection service By Sherri Hall Elite Detection Dogs A Division of K9 Pest Management Group Inc.z
Ask about the breed
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dog’s well-known ability to track scents has been used for centuries by military and law enforcement personnel and has recently found use in entomological, health and wildlife applications. Dogs have proven themselves to be great at locating odors due primarily to their sense of smell, which is up to 10,000 times greater than a human. When trained on a single scent, a correctly handled dog can accurately locate the source of a scent 95-98% of the time. This makes dogs a potentially valuable tool for successfully locating infestations of pests in your buildings. The high level of accuracy in locating scents can only be cultivated and maintained by regular training. Because there is no body governing pest management companies that use dogs for scent detection, the responsibility falls on the customer to do their research. Here are some key considerations that can help you make an informed decision on which contractor to hire:
How many scents has the dog been trained to track? Some dogs have been trained to locate a single scent (“single purpose”) while others have been trained to locate multiple scents (“dual purpose”). Welltrained dual-purpose dogs have been
IHM News • Spring 2013
trained to identify scents that are never found together. Bed bugs, mold, carpenter ants, termites and drug odors can be found in the same location which can affect the handler’s ability to identify the type of odor, and therefore the right course of treatment for the customer. Ask what scents a vendor’s dogs have been trained on, and if in doubt, request a single purpose dog.
It is important to know the breed of dogs your service provider uses as some breeds are just not built for scent detection, especially short snouted dogs such as a Boston Terrier or Pekinese. Beagles have long been a favorite because of their hunting skills, motivation levels, availability and size. German Shepherds, Labrador Retrievers and Golden Retrievers are also becoming more commonly used, and these larger dogs are helpful for locating infestations that may be high in walls and ceilings. As a result of their flexibility, large breeds are becoming popular choices for commercial work. Look for a company that has a variety of breeds for different levels of service. Can they offer hypo allergenic services? Do they have multiple dogs for efficient multi-unit searches?
Can they provide references? Certifications are for the team, not the individuals Dog/Handler teams are certified as a pair, not individually. Before hiring, seek proof of the team’s annual certification, which should include a copy of the test protocols showing what the team had to accomplish. An independent certified master trainer must perform the certification.
Inspection services that use dogs can help you “go green” by allowing you to use treatments more strategically, thereby reducing the overall amount of chemicals being used. Dogs can also be a powerful tool in determining the success of your pest control programs through the use of follow-up inspections to confirm treatment results, which will leave you and your tenants with greater peace of mind. n
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Feature
Ice Box Living By James A. Thomas C.I.E. Mouldoff Inc.
What is an Ice Box?
Building Related Illness (BRI)
An ice box is a large fully sealed and insulated box that was used to hold food that needed to be kept cold. In other words an ice box was an area where one could control the temperature for the use at hand.
The term "building related illness" is used when symp-toms of diagnosable illness are identified and can be attributed directly to airborne building contaminants.
Inadequate Ventilation The Energy Embargo of 1973 In 1973, there was a sudden and unpredicted interruption of the supply of petroleum to the world. The result was alarming, with citizens no longer able to drive their cars, long lines at the gas pumps, and a lot of posturing by elected officials on just what to do about it. Was this really an "energy shortage" or business men posturing to increase the price of the commodities they held? There are many thoughts regarding this but one thing is for sure it made us aware of the limitations of the supply of petroleum and brought us a new consciousness of the realities of energy limitations. Prices for energy soared and people panicked.
The beginning of Ice Box Living This was the beginning of the boom to insulate and seal up our homes. Insulation companies and window and door manufactures came out of the woodwork offering solutions for saving energy and thus saving preciously earned money. Previous to the energy crisis of the 1970’s houses leaked like a sieve. This
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was not all bad because ventilation was natural allowing fresh air to enter the dwelling and stale air to exhaust. But with the energy costs rising it was important to look for ways to save energy. So the process began. We locked ourselves in a large fully sealed and insulated box. Sound familiar? Thus the term “Ice Box Living” The house as a system was more complicated than sim-ply sealing and insulating. SBS and BRI became familiar acronyms.
Sick Building Syndrome (SBS) The term "sick building syndrome" is used to describe situations in which building occupants experience acute health and comfort effects that appear to be linked to time spent in a building, but no specific illness or cause can be identified.
Building ventilation standards called for approximately 15 cubic feet per minute (cfm) of outside air for each building occupant. As a result of the 1973 oil embargo, however, national energy conservation measures called for a reduction in the amount of outdoor air provided for ventilation to 5 cfm per occupant. In many cases these reduced outdoor air ventilation rates were found to be inadequate to maintain the health and comfort of build-ing occupants. Inadequate ventilation, which may also occur if heating, ventilating, and air conditioning (HVAC) systems do not effectively distribute air to peo-ple in the building, is thought to be an important factor in SBS. In an effort to achieve acceptable IAQ while minimizing energy consumption, the American Society of Heating, Refrigerating and Air-Conditioning Engineers (ASHRAE) recently revised its ventilation stan-dard to provide a minimum of 15 cfm of outdoor air per person (20 cfm/person in office spaces). Up to 60 cfm/person may be required in some spaces depending on the activities that normally occur in that space. Chemical Contaminants - Indoor Sources Most indoor air pollution comes from
IHM News • Spring 2013
sources inside the building. For example, adhesives, carpeting, upholstery, manufactured wood products, copy machines, pesticides, tobacco smoke, and cleaning agents may emit volatile organic compounds (VOCs), including formaldehyde. Combustion products such as carbon monoxide, nitrogen dioxide, as well as respirable particles, can come from unvented kerosene and gas space heaters, woodstoves, fireplaces and gas stoves.
Chemical Contaminants - Outdoor Sources
Biological Contaminants Bacteria, moulds, pollen, and viruses are types of bio-logical contaminants. These contaminants may breed in stagnant water that has accumulated in ducts, humidifi-ers and drain pans, or where water has collected on ceil-ing tiles, carpeting, or insulation. Sometimes insects or bird droppings can be a source of biological contami-nants. Mouldoff is available to assist with any of your Mould or Air Quality concerns or testing requirements. SOURCES:
The outdoor air that enters a building can be a source of indoor air pollution. For example, pollutants from motor vehicle exhausts, plumbing vents, and building exhausts (e.g., bathrooms and kitchens) can enter the building through poorly located air intake vents, windows, and other openings. In addition, combustion products can enter a building from a nearby garage.
Indoor Air Quality Association National Association for Moisture Management EPA; Environmental Protection Agency
James A Thomas, C.I.E. (Jim) is a Master Carpenter and C.I.E. (Council-certified Indoor Environmentalist). He trained under a German Master Carpenter and an English Wheelwright and became proficient in all aspects of building restoration including but not limited to framing, trimming, cabinet building, drywall, insulation, doors and windows, fencing, decking and roofing. In
1987, after working in the restoration field as a carpenter for 15 years, Jim opened First General Services (Hamilton-Burlington) - a full service restoration company. Since opening First General Jim has acquired his certifications in Fire Restoration, Water Restoration, Odor Control and Mold Remediation including Council-certified Indoor Environmentalist, Certified Moisture Management Professional, and Certified Environmental Mold Remediator. In 2007, Jim opened Mouldoff Inc. to help homeowners and businesses with Mould and Indoor Air Quality concerns. With 35 years of experience in the restoration industry Jim is well qualified to inspect and scope building environs for indoor environmental concerns, estimate cost of remediation and coordinate full remediation and restoration procedures on all types of building structures. Jim is a proud member of IAQA (Indoor Air Quality Association), RIA (Restoration Industry Association), NAMM (National Association for Moisture Management) and IICRC (Institute of Inspection Cleaning and Restoration Certification). n
Education
IHM Certificate in Property Management & Course Completion Program Completion Certificates
Building Maintenance for Property Managers
Viktor Basha Lida Bergeron Rick Henderson Marie Nesbitt Suhaib Radwan
Kaye Banfield Lida Bergeron Livia Diaconu Rosanne Freeman Cheryl Porter Vircancis Rulona Mike Stokes
Strategic and Financial Planning for Property Managers Paul Banman Joshua Heffern Jennifer O'Farrell Luis Olivera Armas Cheryl Porter Andrea Reynolds Corina Stavre
IHM News • Spring 2013
Human Relations for Property Managers Paul Banman Livia Diaconu Cassim Docrat Ron Jabs Don Jones
Swetlana Nwaokoro Andrea Reynolds Matthew Rosenberg
Property & Building Administration Josie Cuirrier Nancy Dart Rosanne Freeman Bob Gillespie Gezim Muhametaj Rakesh Sharma Matthew Sheedy Chelvi A. Subatharan Rick Tuzi
Welcome to Our New Members Accredited Members Suhaib Radwan Dan Song
New Candidate Members Anna Marie Barletta Sarah Hommersen Asqeri Kasmi Brian Kinaschuk Robert Laforge Laurel McCorriston Liisa Plitz Ana Maria Scipcaru Darlene Sims Jennifer Swistun-Wolski Samer Taleb Mary Vukelich
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Fire and Life Safety Corner
Fire Drills and Floor Warden Training Programs
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s management-elected and trained volunteers, fire wardens ensure that occupants in an assigned area evacuate the building or are positioned in a safe haven area. The fire wardens are to walk through their assigned areas on their way out of the building, looking for occupants who have not evacuated. Fire wardens are not to place themselves in danger during this process. If fire and/or smoke are observed, wardens are to leave the building immediately. In the event that an occupant is unable to be evacuated from the building, the fire warden shall assist that individual to a safe area. Although your building’s fire safety plan outlines the roles of the fire wardens, it is critical to identify personnel who can fulfill specific roles and responsibilities, and to ensure that they are fully trained. It is best to form an efficient and effective team that will respond quickly when called upon, and who are prepared to take the simplest approach in an evacuation. Building operators should keep in mind that an emergency scenario does not require complicated routines or main team members who perform duplicate or unnecessary tasks. Each fire warden’s responsibility is strictly to assist building occupants to evacuate safely, effectively and efficiently within a matter of minutes. It is critical for fire wardens to become familiar with the procedures that are specific to their building’s fire alarm system. This requires a training session customized according to your fire safety plan. Our extensive programs provide fire wardens with assistance in reviewing
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and becoming familiar with the sectional contents of their fire safety plan. This includes a discussion of the fire alarm panel sequence of operations, the first and second stage alarms and their associated audible signals, and the related duties to be carried out at each stage during a fire emergency. It is equally important to review the floor plan layouts, means of egress and the evacuation procedures required during a second stage fire alarm signal. We assist in the creation of updated lists of occupants with physical disabilities, including those with visual impairment, various degrees of hearing loss, restricted mobil-
ity or a debilitating medical condition requiring assistance during an evacuation. Each 2-hour training session is conducted with fire wardens, supervisory staff, and management personnel of the building. It includes a presentation on fire drill evacuation procedures, pre-planning measures for a fire event, occupant search methods and the safe haven review. All trainees are brought up to date on the escort procedures required for the special-needs individuals, and pull-station activation procedures. Our sessions include a question period, and discussion on corrective measures
IHM News • Spring 2013
required to complete a successful evacuation. For our fire drill program, we provide an opportunity for real practical training in emergency evacuation procedures, and the correct use of exit facilities by building occupants. Trainees are engaged in the pre-notifications given to the fire department, activation of the fire alarm system, evacuee count at safe haven area(s) and the “all clear” building reentry notification. Upon completion of the fire drill, all personnel with delegated responsibilities attend a debriefing to report on their actions, the reactions of the occupants, observations, and recommendations to improve the evacuation process. As we progress into the new year, our training team wish to thank our current and new customers who have elected to have us assist with implementation of their fire warden and fire drill training programs. Many clients opt to have us to assist with the fire warden training at this time of the year, and proceed with an annual fire evacuation drill during the summer months. To obtain your proposal on fire warden and fire drill training, please feel free to call us at your convenience. Telephone 905-874-9400 Email info@firepoint.ca Web www.firepoint.ca – Reprinted with permission from Firepoint’s Fire and Life Safety Alert, #168, February 2013 n
Have the evacuation procedures in the Fire Safety Plan been approved by the Fire Department? YES, as the Building Manager it is important to arrange for the fire supervisory team to meet after each fire drill. This will allow the team to record and discuss their observations, and to make improvements for the next fire drill.
Have the fire evacuation procedures been implemented? Building Managers must review the Fire Department approved Fire Safety Plan and implement the Fire Wardens’ roles. Items such as megaphones and coloured hats may be purchased to indentify Fire Wardens when an emergency arises.
Are all occupants aware of the fire evacuation procedures? Building Managers may issue a one-page document four times a year to all occupants, and also post the document at the security station, in elevator lobbies and at the main entranceway to the building.
Do you conduct a meeting once your fire drill is completed? YES, as the Building Manager it is important to arrange for the fire supervisory team to meet after each fire drill. This will allow the team to record and discuss their observations, and to make improvements for the next fire drill.
Is your fire alarm panel functioning properly? YES, as the Building Manager whenever our fire alarm panel experiences a “Trouble” condition, we investigate immediately. We regularly ensure the alarm is operating according to specifications, especially during a fire drill.
Are you familiar with your tenants and all individuals with special needs? YES, as the Building Manager we request updates from our tenants on those individuals who may require assistance during an emergency evacuation or fire. We include these individuals in our fire drill practice.
Are we permitted to change or modify the evacuation procedures? Evacuation procedures within the fire safety plan have been approved by the fire department and should be followed as closely as is possible. In the event that building operators wish to modify the procedures, the updates must be submitted to the fire department for review and acceptance. – Reprinted with permission from Firepoint’s Fire and Life Safety Alerts, #147, December 2012 & #148, January 2013
Join us at IHM’s 2013 Annual General Meeting Thursday, April 18, 2013 Delta Meadowvale Hotel & Conference Centre Mississauga, ON Our AGM will be held in conjunction with the 2013 Annual Educational Conference. IHM News • Spring 2013
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IHM News • Spring 2013
IHM Job Posting and Resources Whether you are looking for a job or looking to hire a Property Management professional, this webpage has lots to offer. Separate sections have been designed – one for job postings and the other for resources and links to other websites. And remember – posting a property management related position is completely free of charge to IHM members.
You Know You’re a Property Manager When… ...You know exactly what is wrong when there is condensation inside a double or triple-pane window. ...You notice when door stops are missing, anywhere, in any building or home. ...You notice when electrical cover plates are cracked and need to be replaced, AND you can tell if they were installed too tightly and that’s the reason they are cracked!
Just supply us with a copy of the job posting along with the closing date for submissions in either a ‘Word’ or ‘PDF’ format and we will have it posted online – usually within 24-48 hours.
We’re always looking for more of these comments. Send to the Newsletter Committee at ihm@taylorenterprises.com
Send your job postings via email to ihm@taylorenterprises.com
2012-2013 Board of Directors Past President/Education Co-Chair Deborah Filice, B.A., R.S.S.W., FIHM Director of Housing www.ihm-canada.com Public Health, Safety, Social Services - Housing 220 Colborne Street (Office) P. O. Box 845, Brantford, ON N3T 5R7 Tel: 519 759-3330, Ext. 6241 President/Conference Fax: 519 759-5796 Committee Kevin O'Hara, MPA, AIHM, CMM III Email: DeborahFilice@brantford.ca Supervisor, Area Operations Secretary/Communications Waterloo Region Housing Co-Chair 235 King Street East, 6th Floor Lynn Alexander, AIHM Kitchener, ON Canada N2G 4N5 Region of Durham Housing Services Tel: (519) 575-4800 Ext. 1218 P.O.Box 623, Whitby, ON L1N 6A3 Fax: (519) 893-8447 Tel: (905) 666-6222 Email: Fax: (905) 666-6225 kohara@regionofwaterloo.ca Email: Lynn.alexander@durham.ca Vice President Treasurer Joanne Kennedy, AIHM Harry Popiluk, FIHM CDSSAB - Housing Service 2175 Sheppard Ave. E., 6 Ash Street Suite 310 Kapuskasing, ON P5N 2C8 Toronto, ON M2J 1W8 Tel: (705) 335-6179 Tel: (289) 929-9543 Fax: (705) 335-8199 Email: hpopiluk@gmail.com Email: kennedyj@cdssab.on.ca
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DIRECTORS Communications Committee Zeljka Budjinski, AIHM Williams & McDaniel Property Mgmt 66 MacDonnell Street, Suite 301 Guelph, ON L1H 2Z6 Tel: (519) 836-6402 Ext. 29 Fax: (519) 767-0771 Email: zbudjinski@williamsandmcdaniel.com Marketing/Membership Co-Chair Barb Butler, AIHM Town Homes Kingston 87 Cassidy Street, Suite 222 Kingston, ON K7K 7B3 Tel: (613) 542-0443 Ext. 105 Fax: (613)542-6305 Email: bbutler@thk.ca Nominations Chair Kathy Harris, AIHM Regional Municipality of Halton 1151 Bronte Road, Level 1 Oakville, ON L6M 3L1 Tel: (905) 826-6000 Ext. 7507 Fax: (905) 825-3879 Email: kathy.harris@halton.ca
Conference Co-Chair Deborah Parker, AIHM 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 Marketing/Membership Co-Chair Connie Van Sickle, AIHM Email: jvansickle@bell.net Education Co-Chair Kathi Zarfas, M.P.A., AIHM Email: zarfas-outram@sympatico.ca
CANDIDATE REPS Communications Committee Mitchell Grange, IHM (C) Kingston Municipal Non Profit Housing Corporation 37 Cassidy Street, Suite 222 Kingston, ON K7K 7B3 Tel: (613) 542-0443 Ext. 106 Fax: (613)542-6305 Email: mgrange@thk.ca
Conference Co-Chair Michelle Waye Region of Peel 10 Peel Centre, Suite B, 5th Floor P.O. Box 2800, Station B Brampton, ON L6T 0E7 Tel: (905) 453-1300 ext 4435 Email: michelle.waye@peelregion.ca
IHM OFFICE: 2175 Sheppard Ave. East, Suite 310, Toronto, ON M2J 1W8 Tel: (416) 493-7382 | Toll-Free: 1-866-212-4377 Fax: (416) 491-1670 | Email: ihm@taylorenterprises.com Carolyne Vigon, Operations Manager Josee Lefebvre, Education Coordinator Michelle Romanuk, Editor
IHM News • Spring 2013