Welcome to the 2024 Regional editions of the ANNUAL . Not unlike our National edition, the ANNUAL , is a special industry specific periodical, delivering relevant, timely information and data with a single-minded approach; “What does the Apartment industry need to know!” With that as our goal, our research team reviewed extensive data from numerous sources to bring you the regional editions of the ANNUAL . From CMHC, Stats Canada, association executives, Government sources and apartment owners, managers & REITs, we bring you the most complete and thorough industry guide that delivers region specific information and data.
Produced by RHB Inc., creators of RHB Magazine, RHBTV, RHB Newsreel, Perpetual Media Group (PMG) and BoldTV, the ANNUAL delivers a complete market perspective for the rental housing industries of Ottawa, Hamilton, Waterloo and London.
Developing a standalone resource guide with vital and practical information is never an easy undertaking. There are reasons why in-depth, analysis and forecasting aren’t done in this form and on this scale for our industry! Time, resources and industry knowledge are required to deliver a comprehensive report respecting individual regional apartment owners and managers while allowing them to respond to market needs, size and competition.
What you’ll find in this Regional Edition of the ANNUAL:
• The State of the Industry Repor t, an in-depth look at the individual cities’ market conditions, based on CMHC and Stats Canada data.
• Realty Check, a look at multi-family sales and purchases in each of the four regional markets, with a special showcase of notable transactions.
• Association Report, from our partners at HDAA, LPMA and EOLO, an overview of what we need to know about each city and association.
FOREWORD
• Neighbourhood Trends, data provided by Rentals.ca on tenant searches and trends.
• Energy Efficiency, Enbridge provided some insight on how you can improve the energy efficiency in your building.
• Five Things You Should Know, some interesting tips and tools for managing key aspects of your buildings provided by Yardi Canada, EXP Services, Metro Compactor, Dufferin Iron & Railings, and CTI Services.
• The industry’s first vetted report of the Top Ten, Owners, Managers and REITs for each region.
This has been a labour of love. As Canada’s national voice for the apartment industry, RHB Inc. prides itself on always delivering the latest news and information that help our industry maintain a competitive advantage. Therefore, we’d like to acknowledge the following people and companies for their help gathering the information and data which enabled us to deliver this comprehensive guide:
John Dickie, Chair and Spokesperson, Eastern Ontario Landlord Organization (EOLO); Daniel Chin, President, Hamilton District Apartment Association, (HDAA); Richie Anand, President, London Property Management Association (LPMA); Rentals.ca; Enbridge; Yardi Canada, EXP Services, Metro Compactor, Dufferin Iron & Railings, and CTI Services.
RHB Inc accepts responsibility for accurately delivering relevant news to the rental housing industry. As well, we always want to hear from you, the people who make up the rental housing industry. Let us know your thoughts on what you’ve read and what you’d want to see next year in the ANNUAL , both at the National and Regional levels.
All the best, Nishant Rai
Publisher
Publisher
Nishant Rai
Associate Publisher
Debbie Dollar-Seldon
Art Director
Scott Clark
Office Manager
Geeta Lokhram
Owner
Marc Côté
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The primary rental market consists of apartment buildings of 3 units or more, and rental row house or garden home complexes of 3 units or more.
Secondary Market Defined
The secondary rental market consists of rented condos, single family homes, doubles, duplexes or other buildings of two units or fewer (such as a single family home with an accessory suite).
Important things to know about Ottawa’s condo market
Ultra
Ottawa
& Surrounding
Areas The transactions of note in:
Realty Check Ottawa
Realty Check
Recent Realty Transactions
7 Monk St, Ottawa
Purchaser: 1000361615 Ontario Inc
per Suite: $525,000 Date Closed: September 28, 2023
416 Somerset St W, Ottawa Price
Purchaser: 416 Somerset Street Inc
per Suite: *
Date Closed: May 9, 2023
St,
9
per Suite: $236,111 Date Closed: March 3, 2023
not available
$4,200,000
295 Besserer St, Ottawa Price
Purchaser: Jaber’s Real Estate Inc
Closed: January 18, 2023
$3,000,000
Association Report
Association Report
Over the past year, the major change affecting rental housing providers at the City of Ottawa was the adoption of a Solid Waste Master Plan with a new requirement for organic recycling for multi-residential buildings. That will be phased in over the next four years. The Eastern Ontario Landlord Organization worked with our members, the City staff, the Multi-residential Solid Waste Working Group, the Solid Waste Sounding Board, the Environment Committee and various individual Councillors, to ensure that the views of rental housing providers were taken into account.
The City also adopted an Affordable Housing Community Improvement Plan to subsidize affordable housing, and agreed with the federal government to speed up its housing development approvals, and liberalize its zoning.
Coming up will be revisions to the charges for water, sewer and storm water services, a new zoning by-law, and consideration of a City housing “Acquisition Fund” and an anti-renoviction by-law.
Solid Waste Master Plan
The City of Ottawa relies on the Trail Road Landfill to dispose of most of the solid waste (garbage) which residents generate. However, at the current rate of use the landfill will run out of room in 10 to 12 years. Getting approval for a new landfill, and building that facility would take ten years or more. A possible alternative is an incinerator (also known as the Waste-to-Energy model). However, that would take as long or longer, and it would leave residue that has to be land filled. Therefore, it is crucial that the life span of the Trail Road Landfill be extended.
After lengthy study and consultation, the City has adopted a new Solid Waste Master Plan to reduce the waste going into the Trail Road Landfill, and extend its life. New restrictions apply to garbage from all residents, including all waste collected through curbside collection and through bin collection at multi-family buildings. For multi-family buildings, the main change is coming about through the new multiresidential waste diversion strategy, which includes mandatory organic recycling.
Mandatory organic recycling
In 2022, it became clear the Province of Ontario would soon ban organics from landfills. There has been considerable pressure from Ottawa City Councillors and environmental advocates to require multi-residential property owners to make organic recycling available to renters at all buildings that receive solid waste collection services from the City.
The EOLO Board decided that EOLO could not stop mandatory organic recycling. Instead, we have sought:
• A new requirement that results in the least additional trouble and expense for rental owners, managers, and tenants
• Maximum help from the City to overcome tenant reluctance to recycle organics
• Communication to EOLO members about how to proceed with the least trouble and expense, and the most success.
The City’s Solid Waste staff realizes many of the barriers to effective organic recycling in multi-res buildings, including:
• Barriers faced by residents
• Barriers in buildings
• Barriers due to tenant behaviour
• Difficulties in property staffing.
Table 1: Timelines for mandatory green bins
Many solutions to those barriers have been uncovered at properties which owners and managers voluntarily on-boarded over the last five years or more. Those managers include three prominent EOLO members, as well as numerous social housing providers, including Ottawa Community Housing (OCH) and Centretown Citizens of Ottawa Corporation (CCOC).
According to a schedule that was adopted by City Council in June 2024, all multi-residential properties that make use of the City-organized solid waste collection will be required to provide organic recycling (green bins) according to the timelines shown in Table 1.
When work begins on each “tier”, the City’s Solid Waste staff will contact property management companies in alphabetical order. Property managers will assign the order for their properties to be onboarded within each tier. EOLO sought flexibility for owners and managers, and achieved some.
Tier Description of properties in each tier (All tiers assume use of the City-organized garbage collection service) Number Expected onboarding time period
1 Currently receive regularly scheduled additional collections above allocation, but not enrolled in the organics program 220 July 2024 to April 2025
2 Properties with less than 100 units that are not on additional collections program or green bin program
260 May 2025 to April 2026
3 Properties with 100 or more units that are not on additional collections program or green bin program 260 May 2026 to April 2027
4 Properties with constraints that prevent them from onboarding immediately, based on best practices 387 May 2027 to Dec 2028
TOTAL
The main contact will be a letter or email from the City arranging for a City Solid Waste inspector to meet on site with a property manager or other responsible person. For tiers 1, 2, and 3, the inspector will make suggestions for the placement of green bins, both for use and for storage, and for other potential minor renovations to make access convenient for tenants, and to make the waste storage and removal work. (For tier 4, we expect a more fulsome conversation, after what may well be more work by EOLO.)
Subject to their resource constraints, the City will provide Environmental Education Assistants (EEAs) to work with property managers and their residents to provide on-site outreach, onboarding, and education about organic recycling.
While there have been some minor scheduling hiccups with the EEAs, EOLO members have generally found their work to be valuable. When the EEAs reach out to tenants, it is clear that the call to separate organic waste is coming from the
Association Report
City, rather than as a new demand initiated by the landlord. The EEAs are bringing language capabilities, videos in multiple languages and printed material with clear visuals, minimizing the language issues faced especially in rental housing. EOLO is pleased with the work of the EEAs, and supports more City staffing to expand that work. In the expansion of the Green Bin program, we all have to remember that the implementation is not “once and done”. Success for the program requires work at implementation, and then follow up work to remind tenants what they need to do, and to educate new tenants.
Ottawa Affordable Housing Community Improvement Plan
On May 1, 2024, Ottawa City Council decided to adopt the new proposed Affordable Housing Community Improvement Plan (“AHCIP”) to subsidize the inclusion of affordable rental units within new housing developments of a variety of sizes on a City-wide basis. Subject to other constraints, units can be included in the program until they have been given an occupancy permit.
The AHCIP provides a Tax Equivalent Increment Grant (“TEIG”) of up to 50% of the tax increment for the development. The specific amount per unit varies with the limit placed on the rent relative to the Average Market Rent (AMR) for the unit size. The TEIG can be stacked with other subsidies such as CMHC programs. For more details, see the staff report which is part of the April 17, 2024 Council Agenda, available on Ottawa.ca.
Housing Accelerator Fund Agreement
Two years ago, the federal government created the Housing Accelerator Fund (HAF) to provide funding to municipalities which agree to speed up their housing development approvals, and to liberalize their zoning, permitting denser or higher developments. In particular, all lots must be zoned to accept four residential units (but not four storeys).
Recently, the City of Ottawa agreed with the federal government to several specific changes to speed up its housing development approvals, and to liberalize
its zoning.
Other specific steps are being taken with that agreement as one of the justifications. For example, Ottawa has a demolition control by-law that applies to the five inner city wards, which prohibits the demolition of a building unless the owner has a building permit for the construction of a replacement building. The Councillors and the community complain about dilapidated, problematic properties, whereas EOLO believes the by-law is one of the causes of that problem. An amendment to limit the application of that by-law was recently advanced, with the HAF agreement as one of the justifications for making the amendment.
UPCOMING ISSUES
Water rate review
This summer and fall, the City is running a public engagement campaign to solicit feedback to inform its review of the water rate structure. Since 2019, the water charges have consisted of a combination of a fixed rate (based on the pipe size), and variable consumption rates for water and wastewater services. The first tier of the variable rate is the lowest rate, but the rate rises at each of the remaining three consumption levels.
Stormwater maintained the fixed charge, which was established in 2016, based on property type. At that time EOLO succeeded in obtaining a lower per unit rate for apartments and row houses than the rate that applies to single family homes, doubles and duplexes.
The City is now asking property owners how the water, wastewater and stormwater charges can be done in a fair and equitable manner, to meet the costs of providing those services.
To maintain transparency and accountability, the fees for water, wastewater and fire supply will continue to be separate charges and will each continue to include a fixed component. The City is exploring ways to make all property owners pay a similar proportion of their bill as fixed fees. For large muti-residential properties, this would mean an increase in the proportion of the bill that
is fixed and a reduction of the billing based on consumption.
Council has also asked staff to explore charging stormwater fees based on impervious area, i.e., the hard surface area of a property, such as rooftops or pavement, which are highly resistant to the infiltration of water. With advancements in Geographic information Systems (GIS) technology, the City can now use aerial photography and Artificial Intelligence (AI) technology to determine and calculate impervious spaces accurately and consistently. This method is being explored, as such charges would be directly correlated to stormwater run-off, whereas property assessment is not. That change would tend to shift stormwater charges onto shopping centres and away from tall office buildings.
If applied to multi-res buildings, that change would tend to shift stormwater charges away from tall buildings with multi-floor parking structures toward shorter buildings with ground level parking.
Allowances may be made for properties with storm water holding ponds, or even rain barrels, to encourage on-site retention of stormwater.
The feedback received will be reviewed and consolidated to inform the development of water rate structure options, which will be presented to the relevant Committees and City Council in 2025. EOLO will represent the rental housing industry, as we have before on these issues.
Zoning By-Law
On May 31, 2024, the City released the first draft of the new comprehensive Zoning By-law, a set of regulations that sets rules on what can be built as of right, without having to seek specific permission. Residents are encouraged to review the draft by-law and provide feedback both online and at in-person open-house events.
The new Zoning By-law will implement the policies and directions in the City’s Official Plan, which outlines a comprehensive land-use policy framework to guide growth and development within the city to the year 2046.
The complete draft, including maps, can be found on the City’s public engagement site, engage. ottawa.ca. Generally, the City avoids downzoning properties so that if a property is now zoned for 8 storeys, it will remain zoned for 8 storeys or more. As well, in numerous high density residential areas, the City is allowing non-residential uses which serve residents, such as convenience stores, personal services and restaurants. However, that is done on a site-by-site basis. If a property owner wants more flexibility for such uses on their property, now is the best time to ask for them to be allowed.
A virtual open house to discuss the draft Zoning By-law was held on Thursday, June 20. This round of consultations will continue until the end of September. Visit engage.ottawa.ca for dates of more open houses.
Staff will compile the results of this round of the consultation and use them to create a second draft of the Zoning By-law, which will be presented for consideration in the spring of 2025 at the relevant Joint Committee. Public consultations will then continue until the fall of 2025 when a final draft is scheduled to be considered at Joint Committee once more and then approved by Council. Do not wait until the second round to comment.
Possible City Acquisition fund
Based on a recent Council direction, City staff are evaluating “acquisition funds” which are being established by other cities and some provinces, which will be used to purchase existing privately owned affordable housing units so that they can be owned and operated by non-profit housing agencies to be preserved as affordable housing. Funding may well be available for the City to support the Ottawa Land trust in assisting in such property acquisition.
City staff has consulted EOLO about issues such a program should address, and how best to communicate with prospective sellers of such property. Like the Canadian Federation of Apartment Associations (CFAA) and the Federation of Rental Housing Providers of Ontario (FRPO), EOLO is not opposed to such acquisition funds provided that property owners are not required to
Association Report
give the fund a right of first refusal, or otherwise limited as to how the owners can realize the best value for their properties in the time and by the means the owners most prefer.
EOLO has emphasized that any acquisition fund needs to be able to make decisions at the speed of private sector buyers, rather than expecting the property sales process to be delayed to suit their convenience.
City of Ottawa moves on an anti-renoviction by-law
Based on another recent Council direction, Ottawa City staff are studying Hamilton’s newly enacted antirenoviction by-law, with a view to considering a similar by-law for Ottawa. London, Toronto and Kitchener are also moving forward with such by-laws.
Set out below are perspectives that came up in the public submissions and in the debate at both the City Committee and Council when the study was debated. The perspectives come up repeatedly in City debates on various specific housing policy issues.
Competing perspectives on current housing policy issues
Rental housing owners
More rental supply is the answer to rising market rents. Looser government restrictions and lower government charges will help to increase rental supply.
Owners have a right to move their rental units to market rent, at least when tenants turn over.
Rental regulations need to be reasonable to encourage investors to provide rental housing. To have a rental sector, you need people willing to invest money in rental housing.
Renters should be well-housed and affordably housed, and the cost of the affordability should be borne by society as a whole, just as the need for food and clothing is met by society as a whole, not by food retailers and clothing retailers.
Housing advocates
New market rental supply is not affordable. The government might as well collect all it can from new supply, and force developers to replace all the affordable housing they demolish with replacement units, at a similar rent.
Society has a right to control rents even on turnover. That is an important and legitimate way to retain the affordable housing that low income and middle-income people need.
Renting out housing is highly profitable, and rental investors can tolerate strict regulations, which are needed to protect tenants.
Renters should be well-housed and affordably housed, and the cost of the affordability should be borne largely by rental housing providers because no one should make a profit at the expense of the human right to housing.
Some City Councillors hold one set of views firmly. Many Councillors hold views somewhere in the middle, or on one side on some issues and on the other side on other issues.
EOLO works with many Councillors to explain the rental industry’s positions, and to achieve compromises that enable the rental industry to succeed even though there are more controls and requirements than rental housing providers would like to see.
Conclusion
EOLO works continually to build positive relationships with City Councillors, City staff, the media, Ottawa’s social housing providers, residential tenants, rental housing employees and community members. Through that work, and with the consistent and strong support of rental housing providers in Ottawa, we expect to be able to protect and serve the rental housing industry in Ottawa in 2024, 2025 and future years.
To learn more about EOLO, visit www.eolo.ca. To join EOLO, e-mail admin@eolo.ca.
Neighbourhood Trends
The latest information in Ottawa’s many neighbourhoods like:
Nepean
Kanata & Stittsville
Rural Eastern Ottawa
East & West Orleans
Gloucester
Neighbourhood Trends
Rent / Sqft
Lead Submission of Prospective Tenants by Bed Count
Neighbourhood Trends
Searches by Property Type
Top 10
Ottawa’s top ten private landlords by size
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Owners, Managers & REITs
Urbandale
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Arnon Development Corporation Ltd.
United Preperties Ottawa
Silver Mangement Group
Village Millcraft Apartments
Capital Properties
Centurion Asset Management
Skyline
Energy Efficiency Upgrades
Energy Efficiency Upgrades
There are many different reasons to invest in energy-efficient upgrades, from more comfort for residents to lower energy use to avoiding downtime due to breakdowns. When you offset the upfront costs by applying for financial, 2 it becomes even easier to invest in high-efficiency technologies.
Lower operating costs
How much of your maintenance budget is going towards repairs, replacements and renovations? Upgrading to energyefficient equipment is the key to reducing operating costs in the long run. Costly maintenance isn’t the only consideration— factor in staff labour and disruptive downtime for residents, too.
Future-proof building systems
Don’t let your building become vulnerable to extreme weather and rising operating costs. Signs such as uneven heating can be mitigated with energy-efficient equipment. The right upgrades will contribute to the resilience of your building for years to come.
Keep residents comfortable
Consistent indoor temperatures and reliable HVAC systems lead to more comfort for residents. A high-performance building will see less turnover and fewer complaints, saving valuable staff time.
contractors to perform the work.
Social and municipal housing providers, co-ops and shelters $2.00/m3
natural gas saved up to 75 percent of energy efficiency upgrade costs, 3 up to a maximum of $200,000 per project.
natural gas saved up to 50 percent of energy efficiency upgrade costs, 3 up to a maximum of $200,000 per project.
Eligible upgrades include building and ventilation controls, hybrid heat pumps, variable frequency drives and more.
Take charge of energy use with controls
Find out why Enbridge Gas recommends building and ventilation controls to affordable housing providers looking to save energy.
What are controls?
Control technologies use sensors to automatically operate your HVAC system at a much higher efficiency. With controls, you can also remotely monitor and manage boilers, ventilation systems, rooftop units and more. This means you’re going beyond manual operation of your boiler. This helps eliminate the potential for human error.
What are the benefits of controls technology?
Controls improve resident comfort, lower operating costs and have the potential of extending the lifetime of your equipment. There’s also a lot you can do remotely with a building automation system (BAS). You’re not just waiting until someone complains there’s no heat. You can use the BAS as a preventative maintenance tool and actually start diagnosing what’s wrong.
Are the upgrades easy to implement?
With minimal downtime, quick payback and Enbridge Gas incentives, it’s one of our most commonly recommended upgrades for affordable housing providers.
What’s one common misconception about controls?
That smaller or simpler systems won’t benefit from control solutions. However, even residential furnaces are now being managed with smart thermostats. If you’re working with a system larger or more complex than a home furnace, using similar controls can reduce manual interventions on your building’s heating system, optimize performance and lower operational costs.
Can you share any recent success stories?
There was a three-storey co-op in the Greater Toronto Area. Its 25-year-old control system hadn’t been functioning for years and all the boilers were switched to manual control. We walked them through various options that were right for them and their budget. We were able to help them upgrade even though they had an existing system. They also had their makeup air units put on the BAS and were able to schedule them more efficiently.
The superintendent is much happier now, because he knows he doesn’t have to react when the outdoor air temperatures drop suddenly. He’s not always upstairs in the boiler room, trying to get them to stop firing on high when they don’t need to.
SPONSORED CONTENT
How do I know controls are right for my building?
Contact an Enbridge Gas Energy Solutions Advisor. We’ll assess your building for free, tell you how much energy you could save, which incentives you could receive and even help you find the right people to do the work.
Signs it may be time to upgrade
Increased operating costs
Older equipment tends to operate less efficiently, leading to higher energy consumption, emissions and operating costs.
Reduced resident comfort
Temperature swings or uneven heating in some areas could be caused by malfunctioning HVAC controls, reducing comfort for residents.
Increased maintenance costs
If building systems need costly and frequent maintenance and repairs, this could indicate they’re reaching end of life.
Partnering to improve building performance
Success story | Finch
Birchmount
Reducing energy use with collaboration
As Canada’s largest social housing provider, Toronto Community Housing Corporation (TCHC) buildings are home to nearly 60,000 low- and moderate-income households in neighbourhoods across the city.
TCHC has a commitment to meeting Canada Mortgage and Housing Corporation’s goal of a 25 percent reduction of energy
Energy Efficiency Upgrades
Scarborough was built in 1970 and has 12 storeys, plus ambitious capital planning targets to meet.
Key building enhancements
• Condensing boilers.
• Domestic hot water heaters.
• Condensing make-up air units.
Project highlights
$67,831
Enbridge Gas incentive
$27,513
Annual natural gas savings
178 tonnes CO2e
Greenhouse gas reduction
“The partnership we have with Enbridge Gas is very important. It’s helped us to renew our buildings, which our tenants call home.”
Boyd Dyer, Director, Smart Buildings Energy Management, TCHC
Success story | Danforth Midland
Improving resilience and control
It captures excess thermal energy that would normally be lost during power generation and uses it for space and water heating. This creates efficiencies, lowers energy costs and reduces greenhouse gas emissions.
With support from the Affordable Housing Multi-Residential program incentives, TCHC upgraded to a combined heat and power system, helping to lower operational costs.
Key building enhancements
• Combined heat and power system.
Project highlights
$118,000
Enbridge Gas incentive
$44,000
Annual natural gas savings 288 tonnes CO2e
Greenhouse gas reduction
“Combined heat and power systems provide resilient power 24/7 in the event of grid outages and they can be paired with other clean energy technologies like solar PV to maximize natural gas savings.”
Dana McCormack, Senior Advisor Energy Solutions, Enbridge Gas
Energy Efficiency
Why work with an Energy Solutions Advisor?
Affordable housing providers have limited time, capacity and resources for building retrofit projects. An Energy Solutions Advisor provides expert advice and support that can help make energy efficiency improvements more accessible to housing providers at all levels.
1. Complimentary consultation
With a building walkthrough and a review of your natural gas consumption data, we’ll help you evaluate and prioritize opportunities to save energy.
2. Calculate estimated savings
We’ll calculate projected natural gas savings and financial incentives to help build the business case needed to move projects forward.
service agents/contractors who can complete the energy efficiency upgrades.
4. Help to apply for programs and incentives
We’ll help you maximize available incentives, submit all required paperwork and receive your incentive cheque from Enbridge Gas.
Contact an Energy Solutions Advisor today enbridgegas.com/affordable 1-866-844-9944 energyservices@enbridge.com
1 Any references to energy savings are based on the assumption the participant is reducing their natural gas consumption through participation in the Affordable Housing Multi-Residential program.
2 HST is not applicable and will not be added to incentive payments. Terms and conditions apply. See enbridgegas.com/affordable for details.
3 ‘Upgrade costs’ refer to the difference between the equipment and implementation costs of the energy-efficient option and those of the alternate option considered.
4 Eligible private market-rate multi-residential buildings are those with either: i) at least 30 percent of units rented at less than 80 percent of the median market rent, determined by the Canada Mortgage and Housing Corporation and based on information gathered during a rent roll review by Enbridge Gas or ii) participation in a federal, provincial or municipal affordable housing funding program in the last five years.
5 Any references to energy savings and greenhouse gas (GHG) emission reductions are based on the case study participant reducing their natural gas consumption through participation in the Affordable Housing Multi-Residential program. The natural gas savings are calculated using tools based on industry-accepted energy management practices. The GHG reductions are determined by using an emission factor of 0.001932 tonnes of CO2 equivalent per cubic metre of natural gas, as specified in the 2022 National Inventory Report. These projections are specific to this example. Actual savings and GHG reductions may vary for each project.
Industry insights from the 2024 Canadian Multi-Residential Marketing & Leasing study – Page 56
– By Yardi Canada
5 ‘R’s of maintaining value and obtaining best returns for your property – Page 57 – By EXP
5 factors property managers should consider prior to purchasing wrought iron products – Page 58 – By Dufferin Iron & Railings
5 steps to ensure minimization and management of waste in your high-rise building – Page 59 – By Metro Compactor Service
5 reasons to conduct inspections – Page 60 – By CTI Services
5 things you should know
Industry insights from the 2024
Canadian Multi-Residential Marketing
& Leasing study
– By Yardi Canada
A collaborative research project by simplydbs and Yardi Canada Ltd., looking at marketing and leasing strategies within the professional housing provider community, surveyed nearly 400,000 units across Canada. The findings revealed a gap between industry perception and resident preferences.
Here are the top five key website considerations:
Resident preferences when searching for their next unit:
1 Over 90% prefer property specific websites as the main online touchpoint, with more than half finding them essential.
2 Even internet listing services (ILS) sites still hold value for renters (76% demand), although only one third consider them essential.
Website update challenges:
3 87% desired 24-hour response time for both initial inquiries and service requests.
4 A sizable portion (45%) of housing providers is not updating their websites frequently enough.
5 The top reasons for infrequent updates include internal resource constraints and lack of content (57%).
What does this suggest?
The data highlights a critical need for Canadian housing providers to align their current online presence with current resident expectations. While ILS still plays a role, prospective renters prefer a robust and informative property website as their central hub. Investing in resources to regularly update websites with fresh content is essential to attract, convert and retain residents. Incorporating features they value, like a 24/7 omni-channel chatbot, online screening and leasing and tenant portals for payments and maintenance requests, can further enhance the digital experience and streamline the leasing process. By prioritizing a resident-centric online strategy, housing providers can gain a competitive edge in the Canadian multi-residential market. To learn more about your marketing and leasing technology options, visit reachbyrentcafe.com
5 ‘R’s of maintaining value and obtaining best returns for your property
– By EXP Services Inc.
Given the extreme climatic conditions experienced, particularly taking into consideration the changing climate and its severities, buildings in Canada consistently experience aging and there is a need for ongoing maintenance, mid-life service repairs and renewals, and endof-life replacements. Inadequate maintenance and failure to repair, renew and replace aged building components contribute to depreciating property values and increased operating costs. Understanding the merits of the below 5 ‘R’s and performing them when and where they are applicable as it relates to building envelope can provide the best returns.
1 Reviews: Periodic reviews of a property, conducted at a minimum annual basis, is a basic necessity to monitor performance and proactively address issues or potential issues regardless of whether the building is new or aging. For instance, locating a failed sealant joint while conducting a periodic review on the exterior cladding, can reduce the impact of climate elements on underlying components and prevent premature failure of an assembly. Additionally, reviews for financial planning, such as capital replacement fund studies, are a requirement to assess the remaining service life of building assemblies and components and ensuring adequate funding for future capital projects. Assessments on the other hand are targeted reviews to evaluate the as-built and performance conditions of an assembly to mitigate a reported issue, e.g. water leak investigations.
2 Repair and maintenance: Repairs typically relate to localized failure of assemblies and components, that are either premature due to inadequate construction, extreme weather conditions or general aging. They are often reactive and sometimes planned to extend service life of assemblies and components. Regular periodic reviews as noted above will help ensure that repairs are planned rather than reactive. Planned repairs are more cost effective than reactive emergency repairs.
3 Renewal or replacement: Renewal or replacement are planned capital actions on assemblies that require a mid-service life renewal or replacement in addition to the periodic repairs and maintenance activities for continued performance. Some of the common renewal or replacement projects include replacement of joint sealants, doors and windows, roof assembly, waterproofing membrane, traffic coating and certain cladding assemblies. Such renewal or replacement projects may sometimes provide an opportunity to improve the original design intent.
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Restoration or rehabilitation: Restoration or rehabilitation projects are capital projects, similar to renewal and/or replacement projects, conducted to restore the integrity of the assemblies. For instance, structural rehabilitation of balcony decks or parking garages. They often involve a comprehensive assessment of the existing condition to determine the extent and type of restoration needed.
5 Revitalization: Revitalization is a holistic approach in conducting major capital projects that takes a step back to evaluate and strategize options that includes combining, sequencing, and phasing various independent capital projects for optimal overall solutions. For instance, instead of dealing with cladding, windows, doors and joint sealants independently in a building elevation, they can be combined, and if required, phased through multiple years to complete a full recladding project. Revitalization can add significant value in terms of long-term durability, improved aesthetics, energy conservation, user experience, occupant comfort, cost savings and possibly climate resilience. Revitalization projects may immediately increase the property’s value.
While some of the above ‘R’s are the basic needs, some are alternative approaches, and thus a clear understanding of the above can help make an informed decision.
5 things you should know
5 factors property managers should consider prior to purchasing wrought iron products
By Dufferin Iron & Railings
1 Safety standards and building codes:
It’s essential to understand and comply with Ontario Building Code (O.B.C.) and safety regulations regarding railing height, spacing, and other requirements. Ensuring compliance helps protect residents and reduces liability for property managers.
2 Maintenance requirements:
Interior wrought iron products typically require little to no maintenance. However, exterior wrought iron products are subjected to environmental elements. We recommend using hot-dipped galvanized iron before painting instead of opting for powder coating for better protection and easier long-term maintenance.
3 Aesthetic appeal:
The design of the railings should complement the architectural style of the property and appeal to potential tenants. Consider a variety of styles of pickets, finishes and think about how the railings can enhance the interior or curb appeal and overall property value.
4 Installation process:
Proper installation is crucial for safety and functionality. Consider the complexity of the design and any structural modifications that may be needed for proper support, we strongly suggest that all iron products should be installed with well experienced and trained professionals.
5 Garbage enclosures:
We strongly suggest that property managers should request stamped engineered drawings from their fabricators to ensure the safety of the structure for residents.
5 steps to ensure minimization and management of waste in your high-rise building
By Metro Compactor Service
In today’s fast-paced waste and recycling landscape, reducing waste and optimizing equipment performance is crucial. Across Canada, many landfills are nearing capacity, prompting municipalities to introduce stricter waste management regulations. Tight budgets for both new and existing properties demand smarter, cost-effective solutions to stay compliant without compromising efficiency.
1 Identifying your region’s waste management guidelines
Staying compliant with local waste management regulations is essential for any building or development. Most municipalities publish updated waste guidelines, outlining specific requirements for proper waste disposal and recycling. Developers, builders, and key personnel should be well-versed in these guidelines to ensure their projects align with local bylaws. Being proactive helps avoid penalties while contributing to community sustainability.
2 Understanding the waste streams and equipment mandates in your region
Each municipality may have different waste and recycling streams, along with requirements for sorting waste. Some regions may mandate separating recycling into categories like organics, plastics, and paper, while others might have general requirements. Additionally, municipalities often legislate the type and size of waste containers, whether bins, totes, or other receptacles. In some cases, they may supply the bins for specific streams.
3 Ensuring your building has the right equipment
Having the right waste management equipment is crucial for maximizing efficiency and minimizing contamination. Key pieces like sorters and compactors can significantly streamline your waste management process. Consider conducting an internal audit to assess your current equipment and practices.
• Are you properly separating waste streams to minimize contamination?
• Are you making full use of the tools available to your building?
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Scaling your equipment for maximum efficiency
Is your waste management system appropriately scaled for your building’s size? This includes assessing the number of waste chutes, bins, and scheduled pickups. If your building generates more waste than your current setup can handle, it may be time to re-evaluate. A properly scaled system can save operational costs and reduce wear on equipment.
5 Are residents properly using the system
Even the most advanced waste management system can fall short if residents do not use it correctly. On-site staff should regularly train residents on proper waste sorting and disposal. Clear signage and instructional materials can reinforce proper usage. It’s also essential to maintain equipment through a Preventative Maintenance Plan. Regular servicing helps avoid breakdowns and extends the lifespan of your equipment. A well-maintained system, paired with educated users, will help keep your waste management practices compliant and costeffective.
Effective waste management goes beyond following regulations—it’s about optimizing systems for efficiency, sustainability, and cost savings. By ensuring compliance with local guidelines, investing in the right equipment, scaling systems appropriately, and educating residents, you can create a streamlined process that benefits both your building and the community. At Metro Compactor Service, we’re here to help you achieve these goals with innovative solutions that meet today’s waste challenges.
5 things you should know
5 reasons to conduct inspections
– By CTI Services
1 Validate landlord’s insurance
Conducting regular inspections helps ensure that properties are maintained according to the standards required by insurance policies. Insurance companies often require proof that the property is being well cared for, and periodic inspections can serve as this proof. This validation can prevent the risk of voided policies or denied claims in the event of damage or liability incidents. Proper documentation from inspections gives landlords peace of mind that they are in compliance with insurance requirements, which is critical for protecting their assets.
2 Identify health and safety risks
Routine inspections help identify potential hazards. Early detection allows for timely intervention, ensuring that both the property and its occupants remain safe. Regularly addressing these risks also helps landlords comply with local safety regulations and avoid legal liabilities that could arise from tenant injury or unsafe living conditions. Proactively maintaining the property keeps tenants safe and reduces the risk of costly legal actions.
3 Save thousands of dollars in remediation by identifying issues in the early stages
Early detection of maintenance issues, such as water leaks, HVAC malfunctions, or pest infestations, can prevent them from escalating into costly repairs or replacements. Addressing these problems early on not only reduces remediation costs but also prolongs the lifespan of the property’s infrastructure and major systems. Inspections offer a way to monitor the property’s condition, allowing landlords to budget for repairs over time instead of facing unexpected, large-scale expenses.
4 Identify breaches / promote compliance
Inspections help identify tenant breaches such as unauthorized pets, subletting, or damage beyond normal wear and tear. By catching these issues early, landlords can take corrective actions before they become larger legal or financial problems. Additionally, regular inspections promote compliance with lease terms, fostering better communication between the landlord and tenant. When tenants are aware of regular inspections, they are more likely to follow the rules, protecting the property and reducing the need for conflict resolution.
5 Bridge landlord / tenant relationships
Regular inspections provide an opportunity for landlords and tenants to engage in positive, constructive dialogue. This open communication fosters a sense of trust and transparency, ensuring that tenants feel cared for and landlords stay informed about the condition of their property. By being proactive and addressing tenant concerns during inspections, landlords can strengthen their relationships with tenants, leading to improved tenant satisfaction, longer tenancies, and fewer disputes. It shows that the landlord is invested in providing a wellmaintained living environment, which can improve tenant retention rates.
These elaborations highlight how inspections are not just about property management but also about protecting investments, ensuring compliance, and maintaining strong tenant relationships.
The case for energy efficiency upgrades
There are many different reasons to invest in energyefficient upgrades, from more comfort for residents to lower emissions3 and long-term resiliency. With the Affordable Housing Multi-Residential Program, you receive incentives to help cover upgrade costs and expert support throughout your entire project.
natural gas saved up to 50 percent of upgrade costs, up to a maximum of $200,000 per project. Eligible upgrades include boilers, building controls, variable frequency drives and more.
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