Building Blocks December 2016

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FEDERAL 11 Canada’s Purpose-Built Rental Vacancy Rate Increases 13 Energy Retrofit Programs 15 National Housing Strategy May Benefit Rental Providers

PROVINCIAL 18 Ontario’s 2016 Economic Outlook and Fiscal Review

CORPORATE PROFILE Founded in 1998, the Greater Toronto Apartment Association (GTAA) represents the interests of Toronto’s most active and concerned firms working in the multifamily rental housing industry today.

19 Bill 132, Sexual Violence and Harassment Action Plan Act 20 Bill 13

MUNICIPAL 23 Apartment Regulatory By-Law Concept

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

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

GTAA’s regular meetings with municipalities throughout the GTA, including politicians and officials, provides a voice the industry needs for early warning about new policies, regulations and research reports. The GTAA also engages in effective action campaigns in the media and local communities.

Approved by City Council 25 Say No to Higher Rents 26 Combustible Materials Along Means of Egress 28 Rent Reduction Notifications 29 Solid Waste Rates and Fees

GTAA 8

President’s Message

10 Message from the Chair 31 AGM – October 20, 2016 32 Board of Directors 2016-2017 32 Executive Committee 33 Annual Dinner 36 Charitable Foundation Donates $110K at Annual Dinner 38 Sam Grossman Award of Excellence 42 The Trump Factor: What Will it Mean?

45 Upcoming Events

MEMBERSHIP HAS ITS BENEFITS GTAA is an active participant in the formation of municipal policy and helping to shape legislation and regulations that affect the industry. GTAA is “front and centre” on the entire spectrum of housing-related issues.

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

Place holder for FSC certification logo

48 Supplier Member Directory

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CONTENTS

ON THE COVER – Coming to market Fall 2017, TWO St. Thomas is a 251-suite rental property offering a premium living experience to residents desiring the Yorkville lifestyle. Amenities include spectacular Toronto views, luxuriously appointed dining room and gourmet kitchen, 24/7 concierge, outdoor lounge including fireplaces, barbeques, casual seating and an outdoor television theatre. Co-owned by Bentall Kennedy and Kingsett.

BUILDING BLOCKS VOL. 15 NO. 3 DECEMBER 2016 PUBLISHER RICHARD SOREN Design Print Media T. 416.465.6600 designprint@sympatico.ca

EDITOR DARYL CHONG President & CEO, GTAA T. 416.385.3435 X36 dchong@gtaaonline.com

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

• Please contact the Publisher for advertising dates and rates.

• Opinions expressed are those of the authors and do not necessarily reflect the views and opinions of the GTAA Board or management.

• GTAA accepts no liability for information contained herein.

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MILLENNIUM MEMBERS

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PRESIDENT’S MESSAGE

DARYL CHONG

irst, allow me to wish you and your family all the best in 2017!

F

Good riddance to 2016. It was certainly full of challenges – some lost, some won, some still works in progress. With this I certainly welcome the opportunities in this New Year, although the path is still full of obstacles.

It’s part and parcel with this industry. There isn’t an internationally recognized ‘hug your landlord’ day. There should be. Everyone needs a place to live, and many don’t wish or can’t afford to own. They rely on others to provide housing options. Purpose built rental is the best choice.

Professional owners and managers know the rules and regulations better than casual, novice investors of a single unit (or two).

As in any industry, there are a handful of participants that operate below reasonable standards. Everyone in our industry wears it whenever an article of poor conditions appears on the front page of the newspaper. Just like every police officer wears it when there is a dirty cop; and every elected official wears it when there is a corrupt politician.

Acting responsibly is what we all strive to do. Those who don’t will bring us all down. But punishing good operators – the vast majority of the industry – is not the solution.

The powers that be don’t punish all police officers and all elected officials when something goes awry. And they certainly don’t impose financially punitive measures to address the outliers.

But common sense isn’t playing a role in decisions regarding our industry. Pandering to a small vocal group and getting quoted in the media seem to be the attractive reaction.

Neither is results oriented. Neither is particularly helpful.

We will continue to work on solutions that remediate actual problems. The rest is simply part of the package, without any real benefit.

There are lots of occupations that are celebrated: International Sword Swallowers Day (February 28); Morticians Day (June 15); Newspaper Carrier Day (September 4); Rat-Catcher’s Day (June 26); and there’s even a “Be Kind to Lawyers” Day (2nd Tuesday in April).

But alas, no “hug your landlord” day. Another item for 2017’s “to do” list.

Best wishes for the New Year!

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MESSAGE FROM THE CHAIR

Recognized as a BEST PRACTICE in the Living Green

GEORGE ESPINOLA

’d like to take this opportunity to wish you and your family a wonderful Holiday Season and a New Year of Health, Happiness and Prosperity.

I

Thank you to everyone who attended our Annual Dinner.

We established a new record with 505 dinner attendees

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CONGRATULATIONS to the following GTAA Members who have been elected to our Board of Directors for a three-year term by acclamation: Debra Fine – Debra Fine, Barrister & Solicitor Bert C. Grant – Lawrence Construction Co. Limited Laura Holland – Timbercreek Communities Bonnie Hoy – Bonnie Hoy & Associates Adriana Keresztes – Northview Apartment REIT Annette M. Mincer – Direct Properties Inc. Martin Tovey – Minto Properties Apartment Regulatory By-law concept Approved by City Council City staff will develop a draft of this by-law over the next few months, for review in March 2017. The exact details will be sorted with GTAA’s input. We will continue to work towards reasonable requirements.

The CASH GRAB continues. The staff report and the Licensing & Standards Committee both recommended a fee of $8/unit/year. However, a motion on the floor of City Council to raise the fee to $10.60/unit/year was narrowly approved (20 in favour; 19 opposed). This proposed increase will require Budget Committee approval, and GTAA will meet with the committee members and appear at the public hearings to have the fee reduced.

Railings and Guardrails MLS Senior staff have advised that they will NOT take direction from Council or Committee in regards to “operations” … and that they are standing behind their report and current handling of handrails and guardrails. Status quo generic letter (not order) will continue for well maintained and safe rails.

Regulating Short-Term Rentals On October 26, 2016, the Executive Committee; directed the Executive Director, Municipal Licensing and Standards and the Chief Planner and Executive Director, City Planning to report no later than the end of the second quarter of 2017 with proposed regulations for short-term rentals. GTAA will continue to follow this matter.

I hope you can attend our annual Charitable Foundation lunch on February 7 at David Duncan House. See you there!

FEDERAL

CANADA’S PURPOSE-BUILT RENTAL VACANCY RATE INCREASES PAULA GASPARRO, CANADA MORTGAGE AND HOUSING CORPORATION

I

n the privately initiated purpose-built rental market, the average apartment vacancy rate in Canada’s 34 larger centres increased slightly to 3.4 per cent in October 2016, from 3.3 per cent in October 2015, according to the fall Rental Market Survey recently released by Canada Mortgage and Housing Corporation (CMHC).

The results of this additional question indicate that the turnover rates in purpose built rental apartments in Alberta, Saskatchewan, Manitoba and most centers in the Atlantic Canada were above the national average, while turnover rates in British Columbia, Quebec and Ontario were generally below the national average.

“Since last year, the supply of apartment units in the primary rental market increased more than the number of occupied units, causing the vacancy rate to increase slightly,” said Anthony Passarelli, Senior Market Analyst, CMHC. "That said, regional trends across the country were considerably different, roughly offsetting one another at the national level.”

“An improving provincial economy, eroding ownership affordability and rising international migration drove the Ontario vacancy rate to the lowest level since 2001”, said Ted Tsiakopoulos, Ontario Economist, CMHC.

Tailor made reports are available for Canada, the provinces, Yellowknife and major centres.

The Rental Market Report provides data and analysis for both the primary and purpose built rental market and the secondary rental market covering condominium apartments.

In Ontario, key analysis findings demand for rental outstrips the increase in supply resulting in lower Ontario vacancy rates. Toronto, London and Ottawa contribute most to the decline in the provincial vacancy rate. Turnover highest among CMAs with younger populations, lowest among more expensive markets.

REPORT HIGHLIGHTS Saskatoon (10.3%), St-John’s (7.9%), Edmonton (7.1%), Calgary (7.0%) and Saguenay (7.0%) are the major Canadian centres with the highest purpose built rental housing vacancy rates.

Victoria and Abbotsford-Mission (0.5%), Kelowna (0.6%) and Vancouver (0.7%) are the major Canadian centres with the lowest purpose built rental housing vacancy rates.

On average across Canada’s 34 larger centres, rental rates for a two-bedroom apartment rose by 2% compared to last year.

The average rent for a two-bedroom apartment is $995/month.

Rental condominium vacancy rates ranged from a high of 6.8% in Edmonton to a low of 0.3% in Vancouver.

Average month rental rates for a two-bedroom condominium apartment ranged from a high of $2,029/month in Toronto to a low of $1,033 in Québec City.

CMHC recognizes that there is demand to fill information gaps with respect to Canada’s housing markets. To address this need CMHC has, for the first time, asked property managers to provide information on the total number of units that have been occupied by a new tenant in the past twelve months.

Factors exerting downward pressure on vacancy rates include: an improving economy, rising cost gap between owning and renting and rising international migration. Factors exerting upward pressure on vacancy rates include: weaker job market prospects for youth which tempered renter household formation.

In the Greater Toronto Area (GTA), rising costs of homeownership continued to keep more people in rental accommodations. Rising supply in both primary and secondary markets had little impact on tightening vacancy rates. Millennials and newcomers to the GTA continue to drive rental demand.

“Rising costs of homeownership keep more people in rental,” said Dana Senagama, Principal, CMHC. continued on page 12

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FEDERAL

PURPOSE-BUILT RENTAL MARKET CONTINUED TO TIGHTEN IN THE GTA Growth in primary rental supply not enough to push vacancy rates higher. Purpose-built rental completions increased by 35 per cent (1,511 units) over the 12-month period ending June 30, 2016, the cut-off point for the survey. Despite increased completions, the net increase in the rental universe was negligible (only 544 units or 0.2 per cent) as some existing rental units were removed from the universe due to reasons such as demolitions, renovations and conversions to ownership, and were not enough to prevent further tightening in the vacancy rate. Tightening vacancy rates and a pick-up in rent growth induced more developers to get into the purposebuilt rental business.

In the 12 months period ending May 2016, the cut off point for the condominium survey, 18,456 condominium apartments reached completion in the GTA, down 37 per cent from an all-time high level recorded in the previous year. The number of newly completed units that were added to the condominium universe and offered for rent reached 50.3 per cent in 2016, similar to 51 per cent recorded last year.

Low interest rates, low yields for other investment asset classes and faster rising resale prices have also discouraged investors from selling at completion. Low vacancy rates have encouraged existing condominium apartment owners to lease out their properties either as a long term investment or in anticipation of future price appreciation, which was consistent with the lower number of condominium listings on the MLS® system this year.

Despite tightening vacancy rates the matched sample average condominium apartment rent decreased by 4 per cent to $1,784 in 2016 compared to the previous year.

Competition from newly completed and leased units, which boasted newer upgrades and amenities, likely forced existing condominium landlords to charge lower rents.

In 2016, the number of rental units under construction averaged 6,000 units, up by more than 40 per cent from a year ago and the highest level since 1992. Demand was stronger for newer rental buildings with modern amenities and upgrades. The majority of the existing primary rental stock was older and in need of repairs.

As Canada’s authority on housing, CMHC contributes to the stability of the housing market and financial system, provides support for Canadians in housing need, and offers objective housing research and information to Canadian governments, consumers and the housing industry.

STRONG DEMAND FOR RENTAL CONDOMINIUM APARTMENTS The condominium apartment vacancy rate dropped to one per cent in 2016, the lowest rate in seven years. Market conditions tightened despite an expansion in the rental condominium apartment universe by nearly 14 per cent (or 14,500 units).

Demand increased slightly faster as indicated by the increase in the share of rental condominium apartments to 33 per cent in 2016 from 30 per cent in 2015. These supply increases were due to a high share of newly completed condominium units and previously owner-occupied condominium units being leased.

TO TAKE ADVANTAGE OF CMHC’S MORTGAGE LOAN INSURANCE, CONTACT PAULA GASPARRO, MANAGER, BUSINESS DEVELOPMENT, MULTI-UNIT MORTGAGE INSURANCE AT 416-250-2731 OR VIA E-MAIL AT PGASPARR@CMHC.CA.

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FEDERAL

ENERGY RETROFIT PROGRAMS – WHAT WORKS BEST? FAA recently polled a number of rental housing providers about their views on incentive programs for energy retrofits. This is what we heard.

C

The Enbridge incentive structure is the most efficient and landlord friendly with both offering standard prescriptive based funding and custom applications for performance based initiatives. The advantage of having limited application stages/paperwork and allowing retroactive applications, are very favourable.

Both Enbridge and Union Gas offer incentives for measures that reduce natural gas such as boiler retrofits, automation installs, Novitherm installations and other measures.

(Novitherm installations are very effective reflectors which go behind radiators.) Most of the Enbridge incentives have been simple to apply for.

SAMPLE GAS SAVINGS PROGRAMS FROM ENBRIDGE BOILER REPLACEMENT PROGRAMS COMMERCIAL RETROFIT PROGRAM SHOWERHEAD REBATE PROGRAM

Clear communication of program details is required to optimize program use. Projects which could have benefited from a program may fail to go ahead if project managers are not aware of the full benefit available.

Processes should be as easy and streamlined as possible to minimize the demand on staff (both applicant and administrator staff).

Avoid frequent program turnover and programs which end unexpectedly or don’t look far enough ahead.

Projects requiring upfront investments must be budgeted before action can be taken, and incentive programs must be designed with lead times in mind. There must be certainty that the incentive will still be available when the project is complete.

Timing issues Whenever possible, use one-time (single) application, rather than multi-stage application process Retroactive applications accepted, rather than being paced by pre-approval processes Minimal lead time for application approval

Rental providers have also had success working with programs provided by the Independent Electricity System Operator (IESO), including the SaveOnEnergy program, but the application process has evolved to become rather cumbersome for all parties involved. Some projects need to get done very quickly and having to wait for the IESO pre-project approval can be difficult and result in lost incentives.

SAMPLE “SAVEONENERGY” ELECTRICITY SAVINGS PROGRAMS FROM INDEPENDENT ELECTRICITY SYSTEM OPERATOR (IESO) INCENTIVES FOR LIGHTING SMALL BUSINESS LIGHTING PROGRAM RETROFIT PROGRAM – CUSTOM TRACK EXISTING BUILDING COMMISSIONING

PROGRAM DESIGN AND DELIVERY Overall issues Rebates work best and are used most when distributors and contractors can handle the entire process and use this as added value in their offering.

Pay out funding quickly Commit to turnaround times and meet the time commitments.

Quantum issues The easiest programs to participate in often provide lower incentives. The larger incentives usually have a more rigorous application process to ensure incentive programs are not being abused. Making applying for incentives easier with simplified processes/forms/calculations, but giving less incentive would not be an improvement. Most rental providers do not want programs to be simplified at the expense of the amount of the incentive.

Incentives that significantly reduce the payback period for the investment work best.

Flexibility and alternate pathways Flexibility to select an appropriate product rather than being completely prescriptive avoids concerns about the quality of the product or its suitability for the property.

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FEDERAL

certifications, provisions should be in place to allow other products which will perform the same or better to be accepted.

Landlords want both prescriptive (quick and easy) programs, as well as custom programs based on performance requirements (to support other - possibly newer – technologies which can also meet the program objectives).

Provide alternate pathways. For example: Sometimes removal and disposal records are not available. Program designers should be aware of this point and provide an alternative such as a letter template which can be signed and provided in place of a formal disposal record. Programs like SaveOnEnergy have this option.

Some programs require third party involvement to qualify for incentives. For example, some commissioning rebates require that a third party commission the building, and no benefit is available to organizations who commission buildings using internal qualified employees. Allow organizations which have the in-house expertise to complete these tasks, along with a process for holding those parties accountable (e.g. P. Eng. stamp).

Other program design issues Use prescriptive incentives for standard retrofits (lighting, motors, E-star appliances, low-flow toilets, etc.)

Use custom incentives for performance based initiatives (BAS, VFD controlled ventilation/pumping, motioncontrolled lighting, etc.)

Use incentive streams, rather than loan structures, to assist with large capital investment projects leading to energy/demand savings (windows, EIFS, CHP, heat fuelswitching, etc.)

Good programs support project planning and budgeting activities by providing certainty regarding the incentive amount. For example, the IESO Certified Energy Manager incentive requires the Energy Manager to find/achieve specific savings to qualify for the incentive. As the rental provider cannot be sure what savings will be found from the outset, it must be prepared to cover the costs without the incentive.

Product certifications (e.g., DLC) can be problematic. For example, not all lighting is certified (e.g., for the same lighting product one voltage may be certified while another is not).

Where exceptions can be made, requirements should be spelled out early so information can be gathered ahead of time.

Programs and incentivised products vary between Local Distribution Companies (LDCs). A lack of consistency from one jurisdiction to the next makes portfolio-wide improvements more challenging to plan and justify.

Jurisdictional differences should be reduced.

Flexibility should be built into programs to allow exceptions to the rules where it is logical and supports the program objectives.

Other program implementation issues Forms and portals which are difficult to work with (e.g., too complex, poor guidance, poor navigation, slow to move through or upload to) and require the same information to be provided more than once should be avoided.

Having knowledgeable, helpful staff available at the incentive provider to support the program will make it more effective. Having the option to deal with a human being is nice.

Target areas Incentives that help in the areas listed below are particularly beneficial.

Insulation Window replacement Boiler upgrades Chiller upgrades Programmable thermostats Heating system conversion Lighting initiatives Supporting the implementation of sub-metering CONCLUSION CFAA will be using these and other comments to make submissions to NRCan about the energy incentives which the federal government is considering rolling out to address climate change and energy conservation.

GTAA IS A MEMBER OF THE CANADIAN FEDERATION OF APARTMENT ASSOCIATIONS, THE SOLE NATIONAL ORGANIZATION REPRESENTING THE INTERESTS OF CANADA’S $480 BILLION PRIVATE RENTAL HOUSING INDUSTRY, WHICH PROVIDES HOMES FOR MORE THAN NINE MILLION CANADIANS.

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FEDERAL

NATIONAL HOUSING STRATEGY MAY BENEFIT RENTERS AND RENTAL PROVIDERS JOHN DICKIE, CFAA PRESIDENT he interim report on the consultation for the National Housing Strategy (NHS) seems to suggest a positive outcome for low-income renters, private rental providers and developers (as well as those in the social housing sector.) On November 22, CMHC released the results of its consultation in a 66-page report entitled “What We Heard.” The report is available at LetsTalkHousing.ca.

T

CMHC used a novel format to release the report. The session began with a short video of children talking about housing and how important it is to them and their families. Then the Honourable Jean-Yves Duclos, Minister of Families, Children and Social Development conversed with Evan Siddall, the President of CMHC. The conversation was livestreamed on Facebook. Naturally, the conversation was well rehearsed.

The livestream can be viewed at www.cfaa-fcapi.org.

KEY POINTS MADE BY MINISTER DUCLOS

As stated in the message at the beginning of the report, key points made by Minister Duclos include these: Canada needs a National Housing Strategy as a vehicle for social inclusion. We wanted to hear from Canadians who face housing barriers every day, including individuals and families at-risk of or experiencing homelessness, lowincome households, Indigenous peoples, people with disabilities, seniors and newcomers.

Affordable housing can connect individuals with the facilities and services they need to build secure, productive and meaningful lives for themselves. Living close to jobs, public transportation and childcare enables people to participate fully in society and the economy.

A National Housing Strategy will align the efforts and resources of all players – governments, stakeholders in the private and non-profit sectors and others – toward improving housing outcomes for all Canadians.

We wanted to hear from a broad range of stakeholders because we recognize that the Government of Canada does not have all the answers. Nor do we have all the tools needed to address persistent housing problems.

THE CONSULTATION REPORT: “WHAT WE HEARD”

The report begins with a description of the purpose of the consultation and the methods used in it. The report then

discusses the NHS vision and the level of agreement or disagreement with it.

The report then discusses the outcome of CMHC’s on-line survey, in which respondents ranked their top desired housing outcome. With 45 per cent of the vote Canada-wide, the leading choice is affordability, namely that Canadians have housing that they can afford and that meets their needs.

The responses are as shown in table 1.

TABLE 1: TOP DESIRED HOUSING OUTCOMES DESIRED OUTCOME

CANADAONTARIO WIDE RESPONDENTS

AFFORDABILITY: CANADIANS HAVE HOUSING THAT THEY CAN AFFORD AND THAT MEETS THEIR NEEDS.

45%

47%

SUSTAINABILITY: HOUSING IS FINANCIALLY, SOCIALLY AND ENVIRONMENTALLY SUSTAINABLE

20%

21%

INCLUSIVITY: HOUSING HELPS DISTINCT GROUPS (E.G. LOW-INCOME GROUPS OR THE DISABLED)

13%

12%

HOUSING SUPPORTS A BETTER QUALITY OF LIFE

9%

9%

HEALTHY HOUSING

13%

5%

HOUSING SYSTEM SUPPORTS ECONOMIC STABILITY AND GROWTH

13%

4%

FLEXIBILITY: HOUSING OPTIONS THAT MEET DIVERSE AND CHANGING NEEDS

13%

2%

GREEN HOUSING

13%

1%

THE ROLE OF FOR-PROFIT RENTAL HOUSING PROVIDERS

CFAA has pointed out that the private rental sector provides appropriate and relatively affordable housing to more than three million low-income Canadians each year, while social housing accommodates about half that many. With better government policies, which support private rental housing, we can do an even better job of providing good housing that is affordable to people, at the least cost to taxpayers.

(CFAA’s submission to the consultation is available at www.cfaa-fcapi.org.)

Besides the on-line survey, and Roundtables with stakeholders and experts, CMHC consulted with vulnerable people in focus groups. At page 20 of the report, the first desired continued on page 16 D E C E M B E R 2 0 1 6 V O L .1 5 N O . 3 B U I L D I N G B L O C K S 1 5

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FEDERAL

outcome listed from those groups is improved housing affordability, while another is fewer homeless people.

In addressing affordability more generally, at page 24, the report notes the suggestions to “address the demand side of affordable housing by offering subsidies, supplements, benefits … to individuals. For example, a portable housing supplement could be available to low-income renters.”

At page 36, the report notes this opportunity, “focusing on affordable rental housing is important but building higher quality rental housing can also create vacancies at the lower end of the market while meeting the need of middle and higher income households.” CFAA and CFAA-member associations have long argued that tapping this “move-up effect” is a cost-effective and beneficial way to obtain more and better housing across the affordability spectrum. (It would also make for a larger, more vibrant rental housing market, which is good for rental owners, property managers and developers.)

At page 36, the report also noted suggestions for tax reform to stimulate new purpose-built rental supply. Ideas include the deferral of tax on capital gains on the sale of one rental property and purchase of another, and tax exemptions on construction or major repairs.

WHERE THE GOVERNMENT APPEARS TO BE HEADED

Based on pre-release information from the government, newspaper reports published on November 22 stated, “The high cost of housing in Canada’s largest cities, was identified as a top concern, as was building a stronger affordable housing sector, social housing renewal and more access to subsidized housing, potentially through the development of a national housing benefit or income support program.”

In response to a question from CFAA President John Dickie at the release, Minister Duclos indicated that the government has heard both place-centred concerns [about social housing], and the people-centred concern that those on low-income incomes or in difficult housing situations receive appropriate support. However, the provinces also have responsibilities for income support, along with the federal role in poverty reduction.

That suggests that the government may work with the provinces to expand the portable housing benefit programs, which a number of provinces already provide for specific groups, such as people age 55 to 64, people with disabilities, or families with children. Ontario is moving in that direction, but does not yet use portable housing benefits as much as the Western provinces.

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The full National Housing Strategy is expected to take form over the next several months, and is expected to be released in the spring, potentially in the federal Budget.

WHAT CFAA , GTAA AND YOU CAN DO

CFAA will continue to work with the federal government to address the needs of low-income Canadians in the forthcoming National Housing Strategy, in ways which work for private sector landlords too. In particular, we are promoting a Canada-wide portable housing benefit, available to all of the low-income population.

Please promote that idea, and the tax reforms needed for the move-up effect, to any politicians and any housing advocates with whom you are in contact. Extensive material and short summaries are available on the CFAA website, www.cfaa-fcapi.org.

GTAA is a member of the Canadian Federation of Apartment Associations, the sole national organization representing the interests of Canada’s $480 billion private rental housing industry, which provides homes for more than nine million Canadians.

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Property Performance Centres

2161 Midland Ave. Scarborough, Ont M1P 4T3 south east corner of Progress and Midland Ph: 416-412-7278 Fax: 416-412-7890

www.amresupply.com www .amresupply supply y..com

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PROVINCIAL

ONTARIO’S 2016 ECONOMIC OUTLOOK AND FISCAL REVIEW n November 14, 2016, The Honourable Charles Sousa, Minister of Finance released Ontario’s 2016 Economic Outlook and Fiscal Review. This lengthy publication (220 pages) outlines the government’s perspective on how they have been doing and what they plan to do next.

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It is divided into five chapters, and fifteen sections. Chapter V: A Fair and Sustainable Tax System includes the following short section regarding Multi-Residential Properties: MULTI-RESIDENTIAL PROPERTIES The government has heard concerns about the significantly higher property tax burden for multiresidential apartment buildings and its effect on housing affordability. In response to concerns about this inequity, the Province is announcing a review of the property taxation of multi-residential apartment buildings.

Currently, the average municipal property tax burden on multi-residential apartment buildings is more than double that of residential properties. In fact, many multi-residential properties are taxed by municipalities at nearly three times the rate of residential properties.

Property taxes for multi-residential apartment buildings are generally reflected in the rents paid by tenants.

Therefore, the higher property tax burden is particularly concerning given the lower average incomes of tenants in multi-residential apartment buildings.

While the review is underway, the Province will take steps to ensure that the high municipal tax burdens on multi-residential properties do not increase. For these municipalities, this means that the municipal property tax burden for multi-residential properties will be no higher in 2017 than it was in 2016. To ensure equitable taxation for education purposes, the Province will continue to set a single, consistent education property tax rate for all forms of housing.

As part of the review, the Province will consult with affected stakeholders including municipalities, renters and apartment building owners.

On November 15, 2016 in the government’s follow-up news release, the Minister of Finance announced that the Province was proposing to: Freeze the municipal property tax on apartment buildings while undertaking a review of how the high property tax burden for these buildings affects housing affordability in the rental market.

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The Provincial Government has acknowledged that the property tax rate imposed on purpose-built apartment buildings is unfair, and a financial burden on many of the lowest income families in the City of Toronto. However, the City of Toronto wants to add further to this inequity by charging a new ‘cost-recovery fee’ for inspections. The new Regulatory By-law will saddle either $8 or $10.60/unit/year.

The rhetoric at City Hall is that these new fees will not be passed on to tenants. This is likely what they thought (erroneously) when they imposed the significantly higher multi-residential property tax rate. The province recognizes in a multi-residential purpose-built rental building, approximately 20% of the rent that a tenant pays the landlord is in fact going directly to City Hall as property tax. Any new fees will certainly be passed along as well.

History repeats itself.

Back to the 2016 Economic Outlook and Fiscal Review, a further section in Chapter V refers to Modernizing Land Transfer Tax Rates. It appears that the goal is to collect more from single detached houses purchased at more than $2 million. But for unknown reasons (no rationale is provided) they have raised the land transfer tax rate on multi-residential properties.

These rates and brackets have not changed since 1989. The Province is proposing to modernize LTT rates to reflect the current real estate market, effective January 1, 2017: The tax rate on the portion of the value of consideration above $2,000,000 for purchases of one or two singlefamily residences would increase from 2% to 2.5%.

“Single-family residences” include, for example, detached and semi-detached homes, townhomes and condominiums.

The tax rate on the portion of the value of consideration above $400,000 for purchasers of all other types of property would increase from 1.5% to 2%. “All other types of property” include, for example, commercial, industrial, multi-residential and agricultural properties.

There are many sections regarding electricity costs, the carbon economy cap-and-trade regulations, that will also affect our rental housing industry. These will be reviewed in subsequent editions as additional details become available.

The whole document is available on the province’s website: Ontario.ca

PROVINCIAL

BILL 132, SEXUAL VIOLENCE AND HARASSMENT ACTION PLAN ACT he introduction of Ontario Bill 132, Sexual Violence and Harassment Action Plan Act includes portions that amend the Residential Tenancies Act (RTA) with respect to sexual violence, sexual harassment, and domestic violence. RTA changes took effect on September 8, 2016.

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Most notably is the provision to allow for 28 Day Notice of Termination. This allow tenants to easily break fixed term leases and which expose landlords to substantial fines and civil liability if they break the “secrecy” provisions.

There are actually two separate sets of rules landlords must follow and that spill out of this legislation, depending on whether there is a single tenant on the lease or multiple tenants on the lease, and all landlords and property managers need to ensure their staff are properly trained to comply with the rules.

GTAA is holding a seminar on Friday, February 24, 2017 (8:30-11 AM) to discuss the legal aspects and landlord compliance to this new provision. Our expert presenters include lawyers specializing in RTA and LTB related matters.

Debra Fine (Debra Fine Barrister & Solicitor) Joe Hoffer (Cohen Highley LLP)

GTAA SEMINAR BILL 132 Friday, February 24, 2017 8:30 – 10:30 AM 20 Upjohn Road

WATCH FOR REGISTRATION DETAILS, OR CONTACT US TO RESERVE YOUR SPOT IN ADVANCE .

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PROVINCIAL

Bill 13 ill 13, Ontario Rebate for Electricity Consumers Act, 2016 received Royal Assent on November 2, 2016.

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The Ontario Rebate for Electricity Consumers Act, 2016 authorizes financial assistance for certain Ontario electricity consumers in respect of electricity costs.

Consumers receive the financial assistance by means of an 8 per cent reduction in the amount payable before tax under their electricity accounts for each billing period. The amount of financial assistance for a billing period is required to be shown on invoices issued to consumers for the billing period.

The Act authorizes the making of regulations to reimburse electricity vendors for amounts credited to consumers’ accounts under the Act. The Act authorizes the making of various other regulations, including to set out other ways for consumers to receive financial assistance, to alter the default rules in the Act for how to calculate the financial assistance and to limit or alter who is entitled to financial assistance.

The Act contains administrative and enforcement provisions, including requirements relating to record keeping by electricity vendors and authorization for inspections and inquiries with respect to amounts of financial assistance provided and reimbursements to electricity vendors. The Ontario Energy Board Act, 1998 is amended so that provisions of the Ontario Rebate for Electricity Consumers Act, 2016 and regulations made under it will be enforceable by the Ontario Energy Board.

The Act also amends the Ontario Clean Energy Benefit Act, 2010 to authorize the making of regulations under that Act in respect of cut-off dates for financial assistance under that Act. The province’s media release noted that on January 1, 2017, your electricity costs will go down by 8% due to the Ontario’s 8% Provincial Rebate – an amount equal to the provincial portion of the HST on your monthly hydro bill.

Your local distribution company will implement these savings onto your bill by July 1, 2017. Applicable savings will be retroactive to January 1, 2017.

It appears that if an apartment is bulk metered (not individually metered), it qualifies for the rebate. It is recommended that you contact your Local Distribution

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Company (LDC) to obtain details regarding the submission of a self-declaration form. Note that this form was not available at the time of this publication. GTAA will distribute the form (and detailed instructions) when it becomes available.

The new and amended regulations do not provide any clarity regarding the eligibility of the rebate further to what is outlined in the Act. It is my understanding through the EDA that the Ministry of Energy has confirmed that there is no prescribed process to identify eligible customers. The Ministry is expecting distributors to identify those who are eligible.

We will be making available a self-declaration form for larger customers. The EDA is currently developing a template letter and form that will be made available to distributor EDA members shortly to use in the identification and outreach of large customers.

A bulk-metered apartment building electricity account would be eligible for the 8% provincial rebate. The customer should inquire with their LDC about the self-declaration form. The 8% rebate will appear on the bulk-metered account statement. For tenants to directly receive the 8% rebate they would need to either have an account with the distributor (individually metered) or be sub-metered and then they would receive the rebate on their account from the sub-meter provider.

Those eligible to receive the 8% Provincial rebate on their electricity account: Same customers eligible as under OCEB, without the cap of 3000 kWh for eligible commercial properties Demand of 50 KW or less annually, or consumption of no more than 250,000 kWh annually Any building included under definition of “residential complex” of the Residential Tenancies Act (RTA), which includes multi-unit residential buildings: condos, co-op housing, senior’s residences Exemptions under Section 5 of the RTA will not be regarded for the purposes of this Act to mitigate issues that arose with OCEB implementation for certain types of multi-unit residences. So the understanding we have of this now, per the EDA, is that Section 5 should not be considered when reading the RTA, and section 5 should not be viewed as an eligibility list.

PROVINCIAL

Potentially there will be a greater number of accounts eligible for the 8% rebate in comparison to the accounts that were eligible for OCEB.

“rental unit” means any living accommodation used or intended for use as rented residential premises, and “rental unit” includes,

From the RTA Part 1, subsection 2(1): “residential complex”, except in Part V.1, means,

a) a site for a mobile home or site on which there is a land lease home used or intended for use as rented residential premises, and

a) a building or related group of buildings in which one or more rental units are located,

b) a room in a boarding house, rooming house or lodging house and a unit in a care home;

b) a mobile home park or land lease community,

“residential unit” means any living accommodation used or intended for use as residential premises, and “residential unit” includes,

c) a site that is a rental unit, d) a care home, and, includes all common areas and services and facilities available for the use of its residents;

a) a site for a mobile home or on which there is a land lease home used or intended for use as a residential premises, and b) a room in a boarding house, rooming house or lodging house and a unit in a care home;

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MUNICIPAL

APARTMENT REGULATORY BY-LAW CONCEPT APPROVED BY CITY COUNCIL LARGER CASH GRAB RECOMMENDED n December 14, 2016, Toronto City Council approved the creation of a Regulatory By-law (NOT licensing) for apartment buildings (10 or more units, 3 storeys and taller).

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City staff will develop a draft of this by-law over the next few months, for review at the March 6, 2017 meeting of the Licensing & Standards Committee. The exact details will be sorted with GTAA’s input. We will continue to work towards reasonable requirements.

The CASH GRAB continues. The staff report and the Licensing & Standards Committee both recommended a fee of $8/unit/year. However, a motion on the floor of City Council to raise the fee to $10.60/unit/year was narrowly approved (20 in favour; 19 opposed). Mayor Tory did not support the increased fee.

This proposed increase will require Budget Committee approval, and GTAA will meet with the committee members and appear at the public hearings to have the fee reduced.

a. register the building with the City of Toronto and submit required information; b. have a process for receiving, tracking and responding to tenant repair requests; c. notify tenants of service disruptions, property standards appeals, work orders and cleaning plan; d. install notification board in central location; e. have a comprehensive pest management plan that includes the use of licensed pest management professionals; f. have a waste management plan; g. have a cleaning plan; h. use contractors with certification from Ontario College of Trades to conduct maintenance of HVAC and plumbing systems; i. have a state of good repair capital plan; and j. pay all applicable fees;

Additionally, staff were directed to explore the feasibility of a rating system similar to the City’s “DineSafe” program that would require landlords to post a colour-coded sign prominently on the building. This is a socially offensive recommendation. Labelling people’s homes is not even remotely similar to the City’s restaurant system. This proposal will be discussed at the end of 2017. GTAA will continue to work against this repulsive idea.

Your continued support is much appreciated. Please share any recommendations and comments. We will reach out to you again in the coming weeks as we meet with City staff. Thanks.

The following are the Minutes from the City Council meeting: 1. City Council approve a new regulatory by-law for rental apartment buildings that requires property owners to:

and direct the Executive Director, Municipal Licensing and Standards to report to the March 6, 2017 meeting of Licensing and Standards Committee with the new regulatory by-law.

2. City Council direct that the program be funded as follows: Program budget of $5,181,500, funded: 53 percent recovered from a $10.60 registration fee ($2,767,142) 12 percent recovered through revenues from enforcement action ($637,200) 35 percent recovered from the tax base ($1,777,161) and direct the Executive Director, Municipal Licensing and Standards to report to the Budget Committee, during the 2017 Operating Budget process, on the program budget and the twelve additional Full-Time Equivalent staff required to implement the program proposed. continued on page 24

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MUNICIPAL

3. City Council direct the Executive Director, Municipal Licensing and Standards to report in October, 2017 to the Licensing and Standards Committee, through the Tenant Issues Committee, on: a. the proposed Administrative Penalty By-law, and increased set fines which would apply to violations under the Rental Apartment Building By-law; and b. the proposed policies and operating procedures, organizational changes and financing requirements to enhance the capacity of Municipal Licensing and Standards to undertake remedial action.

4. City Council request the Province of Ontario to:

review, for Municipal Standards Officers which provide targeted timelines by violation category to bring landlords into compliance with City by-laws from the date an order is issued, and make the standards available to the public on the City website in the fourth quarter of, 2017.

8. City Council direct the Executive Director, Municipal Licensing and Standards to explore the feasibility of a rating system similar to the City’s “Dinesafe” program that requires landlords to post a colour-coded sign that displays the City’s rating in a prominent, publicly identifiable location, along with posting the same information on the City’s website and to report to the Licensing and Standards Committee in the fourth quarter of 2017.

a. introduce regulations that would exempt the registration fee from eligibility for an Above Guideline Increase; and b. amend the Building Code Act or other necessary legislation to authorize the City of Toronto to establish a system of Administrative Monetary Penalties for property standards violations.

5. City Council direct the Executive Director, Municipal Licensing and Standards to establish guidelines for when the Property Standards Committee can grant time extensions on work orders and to limit those criteria to situations that are only extraordinary circumstances.

6. City Council direct the Executive Director, Municipal Licensing and Standards to include in the new regulatory by-law for rental apartment buildings an offence for renting out vacant units if the property owner is in breach of City by-laws, including a confirmed property standards order.

7. City Council direct the Executive Director, Municipal Licensing and Standards to develop standard operating procedure service standards for 2018, subject to annual

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Say NO to Higher Rents

MUNICIPAL

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Say NO to Higher Rents

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ere is the poster that was displayed in GTAA Member buildings across Toronto, in advance of the City Council meeting.

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e vis regulator ment building proposed apart . mation, pleas to defeat the .com -roots campaign info@gtaaonline For more infor approved grass ) 385-3435 or t Association’s GTAA at (416

This, and our previous campaign “Apartment Licensing is a Tenant Tax” in June 2016, have started to educate our residents. We will develop and implement an ongoing campaign to prominently display how our industry already pays more than our fair share.

Thank you for your contributions, recommendations and especially for your tireless and continued support.

tmen act the mation, cont ter Toronto Apar ). For more infor part of the Grea mber 16, 2016 This poster is ; expires Dece bylaw (SM22816

PARKING STRUCTURE REHABILITATION BALCONY, MASONRY, AND CAULKING REPAIRS TRAFFIC DECK WATERPROOFING SYSTEMS EXPANSION JOINTS HYDRODEMOLITION SPECIALIZED CONCRETE REPAIRS

TEL 905-848-2992 FAX 905-848-3883

www.conterra.ca D E C E M B E R 2 0 1 6 V O L .1 5 N O . 3 B U I L D I N G B L O C K S 2 5

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MUNICIPAL

COMBUSTIBLE MATERIALS (UPHOLSTERED FURNITURE) ALONG MEANS OF EGRESS O

n February 5, 2016, a fire at 1315 Neilson Road – Toronto Community Housing’s Neilson Hall Apartments – claimed three lives.

in the hallway of furniture, such as beds an dining room tables, whose primary purpose is NOT decorative or for the temporary accommodation of passerby.

TCH faces several charges in violation of the Ontario Fire Code, including: failure to implement the building’s fire safety plan; failure to instruct staff in emergency fire safety procedures prior to making them responsible for fire safety; allowing combustible materials to accumulate in an exit pathway.

(2) Limited-Combustible furniture permitted, provided it meets ALL the conditions below:

An investigation determined that the fire started in combustible chairs where two halls intersected on the fifth floor of the building.

Below is a summary of the position of Toronto Fire Services with respect to the interpretation and enforcement of the Ontario Fire Code related to the placement of combustible materials along a means of egress; especially upholstered furniture.

a) Exhibits a potential heat value not exceeding 3500 Btu/lb (8141 kJ/kg) where tested in accordance with NFPA 259, Standard Test Method for Potential Heat of Building Materials. b) Has the structural base of a noncombustible material with a surfacing not exceeding a thickness of 1/8 in.

(3.2 mm) where the surfacing exhibits a flame spread rating not greater than 50 when tested in accordance with ASTM E 84, Standard Test Method for Surface Burning Characteristics of Building Materials, or ANSI/UL 723, Standard for Test for Surface Burning Characteristics of Building Materials,

ONTARIO FIRE CODE

Div. B., O. Reg.213/07 as amended Sentence 2.4.1.1. (2) states: “Combustible materials shall not be accumulated in any part of an elevator shaft, means of egress, service room or service space, unless the location, room or space is designed or intended for those materials.”

This sentence applies to any public corridor, hallway or lobby that is part of the egress route.

(1)Except as permitted in (2) to (5), noncombustible furniture (table, console bench, chairs, lamp post, umbrella stand, coat hangers, etc.) may be located within a corridor/hallway/ lobby/foyer used as an access to exit provided: a) An unobstructed width of not less than 1 100 mm is maintained at all times to accommodate emergency and everyday use. b) All such furnishing is incidental to corridor/hallway used in that the purpose of such furnishing is primarily decorative and/or for the occupants or visitors passing through the hallways.

Note: Incidental furnishing do NOT include furniture used to hold or store clothing or other combustible items, or storage

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OR Composed of materials that, in the form and thickness used, neither exhibit a flame spread rating greater than 25 nor evidence of continued progressive combustion when tested in accordance with ASTM E 84, Standard Test Method for Surface Burning Characteristics of Building Materials, or ANSI/UL 723, Standard for Test for Surface Burning Characteristics of Building Materials, and are of such composition that all surfaces that would be exposed by cutting through the material on any plane would neither exhibit a flame spread rating greater than 25 nor exhibit evidence of continued progressive combustion when tested in accordance with ASTM E 84 or ANSI/UL 723.

(3) Combustible furniture, except for those made of plastics and/or chipboards are permitted to be located within a corridor/hallway/lobby/foyer used as an access to exit, if they are: a) made of solid wood or, b) approved

MUNICIPAL

In order to be approved the following two conditions must be met and documentation satisfactory to the chief fire official shall be provided

Standard Test Method for Behavior of Materials in a Tube Furnace with a Cone-shaped Airflow Stabilizer, at 750 Degrees C, OR

(4) Upholstered furniture shall be resistant to a cigarette ignition (i.e., smoldering) in accordance with one of the following:

d) a material that, in the form in which it is used and under the conditions anticipated, will not ignite, burn, support combustion, or release flammable vapors when subjected to fire or heat.

a) The components of the upholstered furniture meet the requirements for Class I when tested in accordance with NFPA 260, Standard Methods of Tests and Classification System for Cigarette Ignition Resistance of Components of Upholstered Furniture and, b) Mocked-up composites of the upholstered furniture have a char length not exceeding 1 1/2 in. (38 mm) when tested in accordance with NFPA 261, Standard Method of Test for Determining Resistance of Mock-Up Upholstered Furniture Material Assemblies to Ignition

by Smoldering Cigarettes.

(5) Upholstered furniture, unless the furniture is located in a building fully protected throughout by an approved automatic sprinkler system, have limited rates of heat release when tested in accordance with ASTM E 1537, Standard Test Method for Fire Testing of Upholstered Furniture, as follows: a) The peak rate of heat release for the single upholstered furniture item does not exceed 80 kW. b) The total heat released by the single upholstered furniture item during the first 10 minutes of the test does not exceed 25MJ.

Combustible means that a material fails to meet the acceptance criteria set above for Noncombustible OR a material that, in the form in which it is used and under the conditions anticipated, will ignite and burn.

Approved means meets the requirements for Flammability Test (fire resistance of furniture, cover fabrics and filling materials) in accordance with any of the following standards, as applicable: a) California TB 133: Flammability Testing of Public Seating, b) California TB 116 and TB 117: Cigarette and Furniture Component Flammability c) NFPA 260 Standard Methods of Tests and Classification System for Cigarette Ignition Resistance of Components of Upholstered Furniture. [See item (4)] d) NFPA 261 Standard Method of Test for Determining Resistance of Mock-Up Upholstered Furniture Material Assemblies to Ignition by Smoldering Cigarettes [see item (4)]. e) BS 5852: Methods of test for assessment of the ignitability of upholstered seating by smoldering and flaming ignition sources, f) BS 6807 Flammability, and BS 7177 Flammability Requirements

GLOSSARY & EXPLANATORY NOTES

g) BS EN 597-1 and 2 Flammability

Noncombustible means that a material that meets the acceptance criteria of

h) EN 1021-1 and 2 Flammability

a) CAN/ULC-S114, “Test for Determination of NonCombustibility in Building Materials”,

i) IMO A652 (16) – Upholstered Furniture and IMO A688 (17) – Ignitability of Bedding Components

b) ASTM E 136, Standard Test Method for Behavior of Materials in a Vertical Tube Furnace at 750 Degrees C c) pass/fail criteria of ASTM E 136 when tested in accordance with the test method and procedure in ASTM E 2652,

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MUNICIPAL

Rent Reduction Notifications he City of Toronto sends notices each year to landlords and tenants of rental residential properties that have property tax reductions of more than 2.49% from one year to the next. In accordance with the provincial Residential Tenancies Act, tenants in these properties can reduce their rents on December 31. The notices explain how to calculate the automatic rent reduction.

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The Act requires that municipalities send out the notices of rent reductions to landlords and tenants of rental multiresidential buildings of seven or more units. Toronto City Council has directed that notices also be sent to small rental residential buildings.

In the City of Toronto, notices to landlords of 3,190 properties eligible for the rent reductions were sent on September 9, 2016.

Notices were mailed to tenants living in 45,318 units of these properties on December 9, 2016.

For residential buildings with six or fewer units, the legislation puts property taxes at about 15% of the rental charge. Using the same example of 5% tax decrease, the rent reduction for the tenant would be 0.75% (15% x 5% = 0.75%).

EXEMPTIONS

Rules about automatic rent reductions due to property tax decreases do not apply to certain types of rental residential properties. Examples include social housing, non-profit housing projects, non-profit co-operatives, vacation homes and housing owned by educational institutions. Rental properties that became occupied after November 1, 1991 are also exempt. Tenants living in any of these properties are not eligible for a rent reduction if the property tax decreases and should not receive a notice from the City. Also, if a tenant lives in a privately owned rental apartment or home which is subsidized by any level of government, the tenant is not eligible for a rent reduction, nor should the tenant receive a City notice.

Notices sent to landlords indicate the percentage by which all tenants in the building are entitled to reduce their rents.

For example, if it is a 1.65% rent reduction and the current monthly rent is $800, the exact dollar amount of the new rent is calculated like this:

SUMMARY OF AUTOMATIC RENT REDUCTIONS: 2016

45,318 UNITS IN 3,190 PROPERTIES

2015

19,784 UNITS IN 443 PROPERTIES

THE MONTHLY RENT REDUCTION: $800 X 0.0165 = $13.20

2014

59,287 UNITS IN 3,685 PROPERTIES

THE NEW MONTHLY RENT: $800 - $13.20 = $786.80

2013

37,374 UNITS IN 3,852 PROPERTIES

Note that the amount of the rent reduction is NOT the same as the amount of the property tax decrease. The provincial legislation says that property taxes make up about 20% of the rental charge in multi-residential buildings. The rent reduction is equal to 20% of the percentage tax decrease. For example, for a 5% decrease in property taxes, tenants could reduce their rent by 1% (20% x 5% = 1%).

2012

135,130 UNITS IN 4,817 PROPERTIES

2011

167,000 UNITS

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2010

128,109 UNITS

2009

128,532 UNITS

2008

330 UNITS

MUNICIPAL

2017 SOLID WASTE RATES AND FEES IN TORONTO t its meeting of December 13-15, 2016, the City Council of the City of Toronto approved an increase in current Solid Waste Rates and Fees, and the introduction of new Solid Waste Rates and Fees, all effective January 1, 2017, as indicated below.

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Single Family Residential and Residential Unit Above Commercial (RUAC) Solid Waste Rates and Fees increased by 2.0%, as shown below: SINGLE FAMILY RESIDENTIAL RATES

Multi-Residential Front End Solid Waste Rates and Fees increased by 1.0%: MULTI-RESIDENTIAL FRONT END AND MULTI-RESIDENTIAL CURBSIDE RATES VOLUME (YD³)

COMPACTED

SMALL

$249.67

MEDIUM

$303.08

LARGE

$411.62

EXTRA LARGE

$477.44

BAG-ONLY

$159.82

EXCESS/ YD³

1.917

$211.13

$14.65

0.9585

$211.13

$29.31

BAG ONLY

RESIDENTIAL UNITS ABOVE COMMERCIAL (RUAC) RATES BIN SIZE

$211.13

2017 ANNUAL RATES BI-WEEKLY

WEEKLY

SMALL

$249.67

$303.08

MEDIUM

$303.08

$411.62

LARGE

$411.62

$583.68

EXTRA LARGE

$477.44

$937.84

BAG-ONLY

$159.82

$213.25

6SHFLDO %HQHͤW for GTAA TAA AA MEMBERS T Triple riple

2017 ANNUAL RATES

2017 RATES BASE/UNIT

UN-COMPACTED

BIN SIZE

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ANNUAL GENERAL MEETING – OCTOBER 20, 2016 acclaimed, so an election was not held during the AGM. The names and biographies of the nominees were published in the 2015-2016 Annual Report which was electronically distributed to GTAA’s entire database in advance of the meeting.

CONGRATULATIONS to the following GTAA Members who have been elected to our Board of Directors for a three-year term (November 1, 2016 – October 31, 2019) by acclamation:

he GTAA’s Annual Meeting was well attended. Member commitment is strong and many were present to hear the Chair’s annual summary and the Treasurer’s report, which augmented the details and audited financial statements that were sent to every member in the 2015-2016 Annual Report.

The meeting was informative.

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Debra Fine – Debra Fine, Barrister & Solicitor Bert C. Grant – Lawrence Construction Co. Limited Laura Holland – Timbercreek Communities Bonnie Hoy – Bonnie Hoy & Associates Adriana Keresztes – Northview Apartment REIT Annette M. Mincer – Direct Properties Inc. Martin Tovey – Minto Properties At the first Board of Directors meeting on November 9, 2016, the Executive Committee members, Standing Committee Chairs, and Charitable Foundation Board were selected.

Seven (7) candidates submitted Nomination Forms for seven (7) available Board of Director positions. The nominees were

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BOARD OF DIRECTORS NOVEMBER 2016 - OCTOBER 2017

Seated (from left): Bonnie Hoy, Paula Agnelli, Cora Armstrong, Gloria Salomon, Annette Mincer, Laura Holland, Adriana Keresztes. Standing (from left): Martin Zegray, Bert C. Grant, Martin Tovey, Yehudi Hendler, Peter Duff, George Espinola, Jordan Rose, Neil Sigler, Paul Smith. Absent: Debra Fine, Perry Fryers, Rob Herman, Steve Weinrieb.

Paula Agnelli (Taeus Group) Cora Armstrong (Schickedanz Brothers) – 2nd Vice-Chair Peter Duff (Centurion Property Associates) George Espinola (Medallion Properties) – Chair Debra Fine (Barrister & Solicitor) Perry Fryers (WJ Properties) Bert C. Grant (Lawrence Construction Co.) Yehudi Hendler (Y.L. Hendler Ltd.) – Treasurer Rob Herman (Pace Property Management) Laura Holland (Timbercreek Communities)

Bonnie Hoy (Bonnie Hoy & Associates) Adriana Keresztes (Greenwin) – 1st Vice-Chair Annette M. Mincer (Direct Properties) Jordan Rose (Glen Corporation) Gloria Salomon (Preston Group) Neil Sigler (Gold Seal Management) Paul Smith (DMS Property Management) – Secretary Martin Tovey (Minto Apartments) – Past-Chair Steve Weinrieb (Park Property Management) Martin Zegray (Realstar Management)

EXECUTIVE COMMITTEE

STANDING COMMITTEES

The Greater Toronto Apartment Association has five standing committees that deal with a variety of matters that are of great importance to the apartment industry and to our members.

Members join these committees to participate more actively in the decision making of the GTAA. Each committee has a specific role and being part of it comes with some commitment.

Attending and participating at meetings and voting on issues are the main responsibilities.

Political Action & Municipal Liaison George Espinola & Martin Tovey – Co-Chairs Policy, Administration & Finance Committee Yehudi Hendler – Chair Seated (from left): Cora Armstrong, Gloria Salomon, Adriana Keresztes.

Standing (from left): Martin Tovey, Yehudi Hendler, Peter Duff, George Espinola, Paul Smith. Absent: Perry Fryers.

Utilities, Environment & Communications Committee Perry Fryers – Chair Education & Training Committee Peter Duff – Chair

CHARITABLE FOUNDATION BOARD OF DIRECTORS

Margaret Herd – Chair Peter Altobelli George Espinola

Perry Fryers Yehudi Hendler Gloria Salomon

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Members’ Services & Fundraising Committee Cora Armstrong – Chair If you are interested in learning more and/or joining a committee, please contact us via info@gtaaonline.com

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Annual Dinner his year’s Annual Meeting and Dinner of the Greater Toronto Apartment Association was held on October 20, 2016, at The Liberty Grand.

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Guests were greeted by Flappers and the sounds of a live jazz band, playing songs in tune with this year’s Roaring 1920’s theme. From centre stage on the main floor, the band echoed through the hall, and especially for our guests in the mezzanine during our reception.

It was a huge success with a new record attendance of more than 500 members and their guests, celebrating the achievements of the past year with a fun and social gathering. We started the evening with everyone standing and raising a glass for a toast in memory of Jack Buckman, Marvin Sadowski, and other pioneers who helped build our City and our industry.

Bryan Tuckey, President & CEO, Building Industry and Land Development Association (BILD) provided the evening’s keynote address. Bryan outlined the population growth projections across the region in the coming years, and the need for housing of these new residents. Available land for new residential development is shrinking, and the costs of purchasing homes is ever increasing. Rental will be more important and the market for new rental will grow. The horizon for home ownership may be gloomy, but the prospects for purpose-built rental are on the upswing.

Bryan joined us through the evening and presented cheques to our grant recipients.

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Dinner Sponsors PLATINUM DINNER

CENTRE PIECE

PHOTOGRAPHY

AUDIO VISUAL

CHOCOLATE

DINNER WINE

DINNER WINE

DINNER WINE

DINNER WINE

DINNER WINE

COCKTAIL RECEPTION

COCKTAIL RECEPTION

COCKTAIL RECEPTION

REGISTRATION

THEME ENTERTAINMENT

THEME ENTERTAINMENT

PARKING

PARKING

THEME DÉCOR

THEME DÉCOR

THEME DÉCOR

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COAT CHECK

TABLE GIFT

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CHARITABLE FOUNDATION DONATES $110,000 AT ANNUAL DINNER T

he Board of Directors of the Charitable Foundation spent its 10th full year of independent operation continuing its support of many very worthy organizations providing services to the homeless in the greater Toronto area. It pursued a sponsorship model that includes three Platinum and Gold level sponsors that would serve as automatic members of the Foundation Board.

We expanded our annual Scholarship Award to four recipients.

In our second year we had more than 50 excellent applications from residents in our members’ buildings. It was difficult to select four winners from so many qualified and deserving young residents. Blythe, Daniel, Marc and Sammy were delighted, as were their families, to each receive $3,000. We will continue and grow this great initiative.

The Board is pleased to announce that Yardi Systems Inc. has continued to be a Platinum Sponsor. We would also like to acknowledge the continued sponsorships of: WJ Properties and Park Property Management as Gold Sponsors; Preston Group, Greenrock Property Management, Lawrence Construction and Homestead Land Holdings as Silver Sponsors of our Foundation.

The Board of Directors of the Foundation wish to express its sincere thanks to everyone that supported events throughout the year, including our Annual Golf Tournament, Chair’s Luncheon and Night at the Races, which enabled us to make these contributions.

This year, the Greater Toronto Apartment Association Charitable Foundation made four donations of $20,000 and three donations of $10,000 totalling $110,000 to seven community agencies.

As noted, it would not be possible for the Foundation to make these significant investments in the community without the ongoing support of eight main corporate sponsors. Platinum ($15,000), Gold ($10,000) and Silver ($5,000) Sponsors generously donate directly to the Foundation each year. Here are our Major Sponsors:

BILD President Bryan Tuckey, and Peter Altobelli, Chair of the GTAA Charitable Foundation presented $110,000 to the seven partnering agencies at our annual dinner. All of these dedicated community based organizations are making a tremendous difference in the lives of the homeless and hard to house. We are proud to support and assist them in assisting others. The grant recipients are:

Platinum – Peter Altobelli of Yardi Systems Gold – Perry Fryers of WJ Properties Gold – Margaret Herd of Park Property Management Silver – Gloria Salomon of Preston Group Silver – Gloria Mogavero of Greenrock Property Management Silver – Bert C. Grant of Lawrence Construction Company Silver – Vera Tahiraj of Homestead Land Holdings

Horizons for Youth $20,000 Mainstay Housing $20,000 Massey Centre for Women $20,000 Street Haven $20,000 Furniture Bank $10,000 Inn From the Cold $10,000 The Scott Mission $10,000

The Charitable Foundation was also able to sponsor 125 children living in Toronto’s family shelter system to the new Ripley’s Aquarium. This day-long event was enjoyed by these children and the staff of the shelters.

We also announced our donations of $5,000 to each of the following: Dixon Hall and Our Place Peel

A number of other organizations including the Native Men’s Residence, Out of the Cold, Project Engagement and St. Matthew’s Bracondale House received grants toward worthy projects that benefit those who are homeless or requiring community support.

In all, the Foundation provided approximately $127,000 back into the community through the Housing & Community Support Fund.

YOU CAN DONATE PERSONALLY AND CORPORATELY TO THE CHARITABLE FOUNDATION SO THAT OUR INDUSTRY MAY CONTINUE AND EVEN EXPAND ON OUR ANNUAL EFFORTS TO MAKE A POSITIVE DIFFERENCE. PLEASE CONTACT GTAA (INFO@GTAAONLINE.COM) TO REQUEST THE DONATION FORM.

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MILLENNIUM MEMBERS HONOURED AT ANNUAL DINNER illennium Members represent a very important part of our association’s support from our supplier members. In addition to the $1,500 annual membership fee, Millennium Members sponsor and support many GTAA initiatives throughout the year. At the annual dinner we acknowledged them for their outstanding dedication with a token of our appreciation. We wish to further acknowledge the contribution to the GTAA of the following Millennium Members:

M

IF YOU WISH TO BECOME A MILLENNIUM MEMBER , PLEASE CONTACT US VIA INFO@GTAAONLINE .COM OR 416.385.3435 FOR DETAILS

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SAM GROSSMAN AWARD OF EXCELLENCE he Greater Toronto Apartment Association’s Founding Chair Sam Grossman was a leader in the property management industry. Sam played a major role in the development of the GTAA and encouraged all in the industry to participate in the association’s endeavours.

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The Executive Committee of the association established the Sam Grossman Award of Excellence designed to recognize an individual in the property management industry each year that has made a significant contribution to the member company as well as the association.

More than 30 years ago, a young woman joined the property management industry. She didn’t know much about the business at the time, but she was smart, she had imagination and most of all, she had audacity – a willingness to take bold risks… fearless, with pluck and grit. She learned quickly and moved from success to success and eventually started her own business. She’s been a leading marketing and public relations consultant to landlords for more than 30 years and is highly respected.

While she has great credentials in the apartment industry, she is most respected and recognized for her many humanitarian initiatives both within our industry and abroad: More than 16 years ago, she initiated the first-ever multifamily housing food drive in the country. Focusing initially on the GTA, the Spring HOPE Food Drive ultimately grew to encompass cities and towns across Ontario and over the years has resulted in the donation of millions of pounds of food to food banks across the Province, and is now spreading nationally.

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In partnership with a client, she developed the first-ever landlord-resident donation matching program for the United Way. She worked with several major landlords to establish the Jane-Finch Revitalization Project which resulted in hundreds of thousands of dollars in financial commitments from the government and major corporations.

She has worked with many clients to create community gardens, breakfast and after-school programs and to offer inner-city children an opportunity to go to summer camp.

She established a scholarship program for Christian students at a Jamaican college. BHA Awards has gone on to award approximately half a million dollars in scholarships to more than 100 Jamaican students.

She is a member of the Boards of the Greater Toronto Apartment Association and the London Property Manager’s Association.

She writes for numerous industry-related trade publications and often speaks in public forums on marketing-related issues.

You have to wonder – with all this, how does she find time to breathe let alone raise a family of three talented children all successful in their own right. She certainly couldn’t do it alone - her husband Bill has been her rock, someone she has turned to for support, encouragement and counsel.

Her energy and enthusiasm for the property management industry and her numerous charitable initiatives is boundless.

Her compassion for those less fortunate and her generosity in trying to improve the lives of so many people is unparalleled. It is with great pleasure that we should all acknowledge this year’s recipient of the Sam Grossman Award of Excellence – Bonnie Hoy.

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Charity Raffle T

hanks to the great generosity of all of the GTAA members that donated to this year’s raffle.

The contributions of our sponsors provided fantastic curated prize packages that included: Grand Prize: $5,000 Vacation Package (Airfare, hotel, spending money) 2nd Prize: $3,500 Vacation Package (Airfare, hotel, spending money) Several pairs of premium Maple Leaf and Raptors tickets Golfer’s Dream Yorkville Style Gifts for the Whole Family Leave me alone!

Our raffle was fun and exciting, and the winners were exuberant.

Most important – this year’s raffle raised a whopping $7,320 for our Charitable Foundation. All of this will go directly to the City of Toronto’s family shelters to fund some special events for children living in the City’s shelters.

Thank you to all who purchased tickets!

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Chair’s Annual Luncheon in support of the

GTAA Charitable Foundation Tuesday, February 7, 2017 12 – 2:30 PM David Duncan House 125 Moatfield Drive, Toronto

George Espinola, Chair, Board of Directors, Greater Toronto Apartment Association invites you to attend an exclusive and intimate luncheon to welcome the New Year and support the initiatives of the Charitable Foundation.

Seats require a minimum corporate or personal donation to the Charitable Foundation of $200 per person.

The full value (no deduction for the cost of the meal) of your generous donation qualifies for a tax receipt.

Please make your cheque payable to: Greater Toronto Apartment Association Charitable Foundation and mail it to 20 Upjohn Road, Suite 103, Toronto, Ontario M3B 2V9

Please email info@gtaaonline.com to register.

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GTAA AND FRPO ARE PROUD TO JOINTLY HOST THE

2017 Rental Market Survey Breakfast FEATURING Ted Tsiakopoulos & Dana Senegama Canada Mortgage & Housing Corporation (CMHC)

Thursday, February 2, 2017 | 8 – 10:45 AM | Brule Room | Old Mill Inn, 21 Old Mill Road, Toronto CMHC will be sharing some key findings from its October 2016 Rental Market Survey in major Canadian & Ontario centres with a focus on the Greater Toronto Area. The presentation will conclude with an outlook of where rental markets are headed in 2017 and beyond. Full breakfast/coffee is provided

REGISTRATION IS OPEN

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THE TRUMP FACTOR: FROM CURRENCY TO CLIMATE CHANGE, WHAT WILL IT MEAN? CANADIAN DOLLAR – SUMMER OF DISCONTENT 2016 has been a wild year for the Canadian dollar. Early in calendar 2016, the Loonie fell to a 12 year low of 69 cents per US dollar. Four months later Canadians saw our dollar being exchanged for over 79 cents per US dollar. Since that time the Loonie has seen a steady errosion in value as the chart in Figure 1 shows.

Why does this matter to consumers of natural gas in Canada?

The reason is that natural gas is priced in US dollars and needs to be converted to Canadian dollars in order to determine the price of the commodity in Canada. The lower the value of the Loonie compared to the US Greenback, the more expensive each cubic metre of gas becomes.

FIG. 2 – FOREIGN EXCHANGE NOVEMBER 2016 (CDN$/US$)

States, the U.S. dollar has strengthened against many other currencies, Canada’s dollar being one of them. The U.S. dollar has seen support based on Trump’s campaign promises that puts the U.S. economy and jobs at the center of his platform. While this lends support and strength to the U.S. dollar, it does impact the Canadian exchange rate as traders expect that an internally focused U.S. administration may hamper Canada’s ability to gain access to U.S. market.

IMPACT OF NOVEMBER ELECTION ON CANADIAN DOLLAR The net result for Canadian energy buyers is that, while the price of natural gas futures has shown some downside movement over the last month, the devaluation of the Canadian dollar has trimmed the discounts that we would normally enjoy in a more stable currency environment.

FIG. 1 – FOREIGN EXCHANGE SINCE APRIL 2016 (CDN$/US$) FROM CURRENCY TO CLIMATE CHANGE, WHAT WILL IT MEAN?

The interesting challenge with managing this variable is that the events that cause volatility in the Canadian dollar can be vastly different from events that effect energy market fundamentals.

Anything that strengthens the US dollar, like a U.S. interest rate increase by the Federal Reserve or news of accelerating job growth in the U.S., can have a negative impact on the value of the Canadian dollar as traders invest in what is perceived as a faster growing economy. Recently, with the election of Donald Trump as the 45th President of the United

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TRUMP AND CLIMATE CHANGE The election of Donald Trump is expected to have major implications for the Clean Power Plan that President Obama put in place in an attempt to reduce greenhouse gas emissions.

President Elect Trump has indicated that the Environmental Protection Agency is one of the first agencies that will see cuts within the first 100 days of his presidency.

Along with his plan to push forward with the Keystone XL crude oil pipeline project, President-Elect Trump has also vowed to increase the production and use of fossil fuels like coal. Mr. Trump puts a premium on economic development and performance versus environmental agendas and has

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indicated he would “re-negotiate” the terms of the Paris Climate Agreement. Experts have indicated that Mr. Trump can simply ignore the agreement during his presidency if he is unsuccessful in formally withdrawing the United States.

From a climate change perspective, under a Trump presidency, Lux Research is forecasting that CO2 emissions will rise over time. Figure 3 shows that estimated emissions are projected to be 16% higher over an 8 year term (versus a Hilary Clinton Administration) should he hold two terms in office.

Time will answer the many questions that now exist regarding climate change and the United States Clean Energy Plan and the true impacts on the environment and economies in Canada and Ontario. Natural gas continues to be an essential part of the energy future and commodity volatility is likely to continue as the U.S. increases production through relaxed drilling regulations while increasing demand for the fuel in both the industrial and electricity generation sectors.

THE GTAA NATURAL GAS PLAN ...

IT’S YOUR PROGRAM The GTAA Natural Gas Plan has a variety of products designed to serve your unique budgetary and fiscal needs, including a Fixed Price Program that will have a price on bill below $0.14/m3 starting November 1, 2016. If you have not signed up and are interested in learning more about the GTAA natural gas program and what it can do for you, please contact us (info@gtaaonline.com).

THE PROGRAM LETS YOU AVOID: commissioned sales people claiming to be “Independent Consultants” who will say ANYTHING to get you to sign a contract

FIG. 3 – TRUMP IMPACT ON PROJECTED CO2 EMISSIONS

WHAT DOES IT MEAN CLOSER TO HOME? Without the US investing in new clean energy technology, the ambitious goals of the Canadian Federal and Ontario governments become that much more expensive. Mr. Trump has indicated in campaign speeches that he is sceptical of the human-caused climate change claims and feels that too much outside influence and pressure has been put on the U.S. to conform to carbon fears. His primary concern is that applying a carbon tax puts U.S. industries in an uncompetitive position with other countries.

In a similar vein, many pundits believe that Canada’s current carbon pricing program will end up costing Canadians billions more dollars without the United States having a similar program. The general concern is that the Canadian government could price the country out of the global manufacturing market in its attempt to achieve their Climate Change objectives. The carbon tax represents new costs of doing business that won’t exist in the United States as Trump attempts to make US manufacturing more competitive in the international market.

sales agents offering ‘lower than market’ commodity quotes while hiding other charges elsewhere inflated transportation charges that include a nice, juicy commission for the fast talking sales person!

CURRENTLY BEING PRESSURED TO SIGN A CONTRACT?: have the GTAA provide a second opinion on the offer you have received send in the offer you’ve received to info@gtaaonline.com and we will review it for best price, and ensure there are no hidden fees or charges The GTAA offers a safe alternative to contracting alone. The GTAA Natural Gas Program offers fixed price pools as well as indexed programs that track the market. Instead of a lengthy contract with a host of new terms and conditions, the GTAA offers you a one-page, easy-to-understand contract. No tricks, no hidden fees, just straightforward products designed to help you manage your energy budget. All decisions are made

by GTAA members for GTAA members!

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UPCOMING EVENTS MARK YOUR CALENDARS NOW! CMHC 2017 RENTAL MARKET SURVEY BREAKFAST Thursday, February 2, 2017 8 AM: Registration & Breakfast 9 AM: Presentation & Panel Discussion Old Mill Inn 21 Old Mill Road Toronto, ON M8X 1G5

SPRING HOPE FOOD DRIVE Wednesday, April 19, 2017 Register your buildings now!

GTAA CHAIR’S ANNUAL LUNCHEON IN SUPPORT OF THE GTAA CHARITABLE FOUNDATION Tuesday, February 7, 2017 Noon – 2 PM David Duncan House 125 Moatfield Drive North York, ON M3B 3L6

CFAA RENTAL HOUSING CONFERENCE Tuesday, June 6 – Thursday, June 8, 2017 Toronto Westin Prince Hotel

GTAA SEMINAR - BILL 132 Sexual Violence and Harassment Action Plan Act 28 Day Notice of Termination Friday, February 24, 2017 8:30 – 10:30 AM 20 Upjohn Road

SPRINGFEST 2017 Wednesday, May 3, 2017 Metro Toronto Convention Centre, North Building

ANNUAL GOLF TOURNAMENT Monday, July 10, 2017 10 AM Shotgun Start The Country Club 20 Lloyd Street Vaughan, ON L4L 2B9

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As the holiday season approaches, our thoughts turn to those who have made our success possible.

We are truly grateful to all the members of the GTAA for your continued support and generosity over the past year.

We wish you and your family a safe and happy holiday season, with sincere best wishes for 2017.

Daryl Chong & Lorraine Fisher

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The Greater Toronto Apartment Association is very proud of the hundreds of supplier and contractor members of the association. Members are encouraged to choose an association member FIRST for all of your needs.

NEW MEMBERS

MILLENNIUM MEMBERS

BUILDING SUPPLIES/ SERVICES

ADVERTISING/MARKETING/ LEASING/TRAINING

Norstar Windows and Doors Ltd. (905) 730-1215 Ugo Amendola ugo@norstarwindows.com

4Rent.ca (Renters Classified) (905) 761-3313 Genevieve Delaney genevieve@mediaclassified.ca Rentseeker.ca (416) 800-7572 Chaim Rivlin crivlin@rentseeker.ca Yellow Pages Homes Limited (416) 626-4266 Anne Marie Breen Anne-Marie.Breen@ ypnexthome.ca

LEGAL SERVICES

Dharsee Professional Corp.

(905) 940-8223 Al Dharsee aldharsee@rogers.com PROFESSIONAL/ ENGINEERING

APPLIANCE/LAUNDRY

Rikos Engineering Services (647) 278-0055 Dale Galarneau dale@rikos.com

Coinamatic (905) 755-1946 Rod Wallace rwallace@coinamatic.com BUILDING SUPPLIES/ SERVICES

ACE Painting (416) 285-5388 Robert Ghaeli robert@acepainting.ca Alpha Creation Flooring (416) 750-0973 Altin Bufasi alphacreationinc@yahoo.ca Arctic Painting Limited (905) 787-1222 Steve Manikis arctic_painting_ltd@rogers.com

H&S Building Supplies Ltd. (905) 738-6003 Amit Shanghavi amit@hsbuild.com HD Supply (416) 521-4500 Basil Sealy Basil.Sealy@hdsupply.com CONSTRUCTION/REPAIR/ EMERGENCY SERVICES

Conterra Restoration Ltd. (905) 848-2992 Tony Crisostimo tony@conterra.ca Lincoln Construction Group (416) 675-7283 Anthony Taylor anthony@lincolnpaving.com Roma Building Restoration Ltd. (905) 794-8174 Joe Battisti joe@roma-restoration.ca FINANCIAL/REAL ESTATE/ MORTGAGES/INSURANCE

First National Financial Corporation (416) 593-2913 Peter Cook pcook@firstnational.ca FIRE SAFETY/ SECURITY/PARKING

Com-Plex Systems Limited (905) 212-1474 Doug Birnie dbirnie@com-plex.net

HiRise Fire Protection (905) 737-1135 Sam Mehrpanah info@hirise-fp.com Intelligarde International Inc. (416) 760-0000 Micheal Gavendo MichaelGavendo@intelligarde.org HVAC/MECHANICAL/PLUMBING/ ELECTRICAL/ELEVATORS

Reliance Commercial Solutions (647) 290-4605 Ricardo Ramberansingh rramberansingh@ reliancecomfort.com The Certified Group of Companies (905) 602-1555 Les Woods leswoods@thecertifiedgroup.ca LEGAL SERVICES

Cohen Highley (519) 672-9330 Joseph Hoffer hoffer@cohenhighley.com PROFESSIONAL/ ENGINEERING SERVICES

Yardi Systems Inc. (905) 671-0315 Heather Brady heather.brady@yardi.com UTILITIES/COMMUNICATIONS

Enercare Connections (416) 649-1900 Scott Beneteau sbeneteau@enercare.ca Rogers Communications Canada (416) 446-7014 Greg Stokes Greg.Stokes@rci.rogers.com Wyse Meter Solutions Inc. (416) 869-9900 Peter Mills pmills@wysemeter.com WASTE/ PEST CONTROL SERVICES

Metro Compactor (416) 743-8484 Danny Mauti danny@metrocompactor.com Miller Waste Solutions Group (416) 744-9183 Jason Tower jason.tower@millergroup.ca

WSP Canada Inc. (416) 487-5256 Dan Templeton Daniel.Templeton@wspgroup.com

SUPPLIER MEMBER DIRECTORY ADVERTISING/MARKETING/ LEASING/TRAINING

Bonnie Hoy & Associates (905) 854-1585 Bonnie Hoy bonnierents@hotmail.com Gottarent.com (888) 440-2099 Martina Gezic mgezic@gottarent.com Kijiji Real Estate (844) 387-2445 Lionel Romain lromain@kijiji.ca Landlord Web Solutions Inc (905) 397-5088 Jason Leonard jason@landlordwebsolutions.com National Efficiency Systems Inc. (519) 242-4474 Darren Henry darren@discovernes.com Places4Students.com (866) 766-0767 Laurie Snure laurie@places4students.com 4 8 B U I L D I N G B L O C K S V O L .1 5 N O . 3 D E C E M B E R 2 0 1 6

PM Training Group (905) 566-4260 Jim Kennedy info@pmtgroup.ca RentBoard Canada Inc. (403) 347-7368 Brent Daviduck bdaviduck@rentboard.ca Sheryl Erenberg & Associates (416) 256-5868 Sheryl Erenberg slbe@sympatico.ca Taeus Group Inc (416) 577-1233 Kim Reid kim.reid@taeusgroup.com TorontoRentals.com (416) 910-7722 Matt Danison md@torontorentals.com Zumper (404) 771-7302 Steve Wiley steve@zumper.com

APPLIANCE/LAUNDRY

Apartment Laundry Consulting Services (289) 707-4465 Ugo Amendola uamendola@alaundrycs.ca Appliance Canada (905) 660-2424 John Oulahen joulahen@appliancecanada.com Debsel Laundry Systems Inc. (905) 722-8534 Ann Wakelin info@debsellaundry.com Dryer Vent Wizard of York Ontario (416) 452-2468 Tyler Johnson tjohnson@dryerventwizard.com InSinkErator (Canada) (905) 717-6583 Phil Demarte phil.demarte@emerson.com Midnorthern Appliance (416) 635-4835 Michael Gnat mgnat@midnorthern.com

Sparkle Solutions Corp (905) 660-2282 Maria Mascall maria@sparklesolutions.ca BUILDING SUPPLIES/ SERVICES

Amre Supply (416) 412-7278 Larry Schaufele lschaufele@amresupply.com Atlas Overhead Doors Inc (416) 663-1574 David Stein david@atlasdoors.ca Avlawn Landscaping & Snow Removal (905) 532-0088 Tony Iafrate info@avlawn.ca The BBQ Gourmet Food Company (416) 783-7257 Scott Danyshyn mail@bbqgourmet.com

Castello Landscape Construction Ltd. (905) 790-3462 Rick Piccirillo rick@castelloconstruction.ca Florstar (905) 709-2229 Kate Collins kate.collins@florstar.ca G & G General Supply (905) 669-9556 Joe Sciammarella joe@gggeneral.com Globe LED Lighting Inc. (416) 736-8886 Guang Kurt Xiao kxiao@globesolarenergy.com Goodbye Graffiti (416) 421-1274 Brent Bowman toronto@goodbyegraffiti.com Graffiti Buffer (416) 234-9222 John Kalimeris john@graffitibuffer.com HMM Distributors Inc. (416) 840-4649 Mark Joseph mark@hmmdistributors.com Hydronic Parts Group (416) 233-4222 Andrew Mader amader@hpgsales.com LEaC Shield (855) 946-1783 Jim Lorenzen jamesl@leacshield.com Malvern Contract Interiors Limited (416) 286-3500 Juliet Neely juliet@malverncontract.com The Marble Clinic (905) 270-2959 Ron Ebeyer ron@marbleclinic.ca Metrosphere Light Corp (905) 946-1713 Eli Klein eli@metrosphere.ca Nawkaw Corporation (905) 542-7893 Will Marlatt will.marlatt@nawkaw.com Norstar Windows and Doors Ltd. (905) 730-1215 Ugo Amendola ugo@norstarwindows.com Novitherm Canada Inc (905) 815-0977 Frank Snyder frank@novitherm.com Pascoal Painting & Decorating Inc. (905) 625-9153 John Pascoal john.pascoal@thepascoalgroup.com Rainmaker LRO (231) 499-8009 Tom McDermott tmcdermott@letitrain.com RespondPlus Services Inc. (905) 567-7474 Melanie Gibson mgibson@respondplus.ca

Scooters Catering & Event Services (905) 467-0051 Scott Anders scott@scooterscatering.com Sherwin Williams (416) 504-8778 Robert Taylor robert.b.taylor@sherwin.com Simply LED (647) 969-0243 Mike Spence mike.spence@mysimplyled.com Spectrum Building Services Co. (416) 967-4461 Mike Polera mpolera@spectrumco.ca Stay-Brite Building Solutions (416) 740-3337 Jennie Boodoo jennieb@staybrite.ca Superior Pool, Spa and Leisure Ltd. (416) 665-0410 Howie Kirshenbaum howiek@superiorpool.com Traffix Inc. (905) 738-5470 Frank Barci info@traffixvinyl.ca Vrait International (416) 676-2380 Darko Dubajic vrait@rogers.com Water Matrix (905) 850-8080 Sean Kimmons seank@watermatrix.com Wenlight Ltd. (647) 258-3284 Wendy McDougall wmcdougall@wenlight.com York Sheet Metal Limited (905) 850-3500 Vince Scaturchio info@yorkchutes.com CONSTRUCTION/REPAIR/ EMERGENCY SERVICES

All Professional Trades Services Inc. (905) 475-5351 Gerry Savino gerry@allprofessionaltrades.com Atria Development Corp.

(416) 466-2144 Hans Jain info@atria.ca Brook Restoration (416) 663-7976 Geoffrey Grist ggrist@rogers.com Buffalo Construction (416) 901-5154 E.D. McQuade buffaloconstruction@rogers.com The Byng Group (905) 660-5454 Rob Settino business.development@ thebynggroup.com City Star Roofers Inc. (647) 833-8560 Amarjit Singh citystarroofers@outlook.com

Clean Cut Painting & Decorating Corp.

(416) 994-7383 Peter Giavanoglou peter@cleancutpainting.ca D.A.J. Painting Limited (416) 346-2194 Darrell Ashby dashby@dajpainting.com Davenport Construction (416) 201-5346 Dom Carnevale domcarnevale@rogers.com DEL Bridge Contracting Limited (905) 671-9709 Guy Savasta gsavasta@delbridge.ca DSG Restoration Services (416) 708-3626 Emmanuel Constas emmanuel@ dsgrestorationservices.com Edge Group (905) 850-2332 Tania Stalteri tania@edgegroupltd.com Elite Roofing & Contractors Ltd. (416) 743-1908 Howard Glowinsky howard@eliteroofing.com GTA Restoration (416) 358-6666 Tony Lleshi tony@gtarestoration.com IBX Services (416) 252-5959 Ledia Hotic ledia.hotic@ibx.ca Lamex Inc. (416) 841-6416 Larry Tzortzis lamex@rogers.com Maxim Group General Contracting Ltd. (905) 303-7711 Bill Sullivan bsullivan@maximgroup.on.ca MultiTech Contracting 2000 Inc. (905) 660-2353 Carlos Lopes carlos@multitech2000.com National Construction Design (905) 625-9153 John Pascoal johnpascoal@pascoalpainting.com Onsite Contracting (905) 761-9771 Sergio Calla sergio@oscinc.ca Paterson Evans Group Ltd. (905) 337-0199 Chris Paterson chrispaterson@cogeco.net R.F. Porter General Contracting (905) 940-4131 Magella Power mpower@rfporter.com The Restorers Group Inc. (905) 770-1323 Dale Parmentier dalep@restorersgroup.com Royalguard Industries (905) 879-1208 Jeff March jeff@royalguardindustries.com

Stoncor Group (800) 263-3112 Lyne Hoben lhoben@stoncor.com Triumph Roofing and Sheet Metal Inc. (416) 534-8877 Vanessa Spagnuolo vspagnuolo@triumphinc.ca Wilsonart (905) 565-1255 Kevin Tsuyuki tsuyukk@wilsonart.com WinMar Toronto/Brampton (416) 303-0623 Mark Hardy markhardy@winmar.ca Zgemi Inc. (905) 454-0111 Usman Khalid u.khalid@zgemi.com FINANCIAL/REAL ESTATE/ MORTGAGES/INSURANCE

Brokers Trust Insurance Group Inc. (905) 695-5159 Joseph Carnevale joseph.carnevale@brokerstrust.ca CBRE Limited (416) 815-2332 David Montressor david.montressor@cbre.com CMHC (416) 250-2731 Paula Gasparro pgasparr@cmhc.ca CMLS Financial (647) 288-9313 Chris Sharp chris.sharp@cmls.ca Insuranceland (905) 238-0668 Paul Hainer paulh@insuranceland.ca KRG Insurance Brokers (416) 631-3419 Danny Schlesinger danny@krg.com MNP LLP (416) 263-6941 Nicolas De Rooij nicolas.deRooij@mnp.ca Northridge Financial Group Ltd. (416) 705-6640 Mark Landers mark@nrfg.ca Payquad Solutions Inc. (647) 720-7368 David Janowski david@payquad.com Re/Max Unique (416) 928-6833 Les Wallace lesliejwallace@outlook.com RentMoola (416) 572-8528 Jean Nairon jean@rentmoola.com SVN ROCK Advisors Inc., Brokerage (905) 331-5700 Derek Lobo derek.lobo@svn.com Tenant Payment Systems Inc (877) 687-3520 Tom Lennox tlennox@tenantpay.com

ZipSure.ca (902) 434-8734 Victoria Thornbury Victoria.thornbury@ZipSure.ca FIRE SAFETY/ SECURITY/ PARKING

AFPS (2270185 Ontario Inc.) (905) 532-0014 Benny Marinelli benny@afps.ca Atlas Fire Alarms Inc. (416) 736-0111 Isaac Oziel isaaco@atlasfirealarms.com Canadian Fire Alarm Association (905) 944-0030 Steve Clemens sclemens@cfaa.ca Capital Fire & Security Inc. (905) 660-0007 Dino Abballe dino@capitalfireandsecurity.ca E.L.S. (416) 749-7818 Mario Gallo mgallow@els-batteries.com Galaxy Fire Protection Inc. (416) 230-7848 Brad Zaman admin@galaxyfireprotection.com Lonergan Alarms Limited (905) 738-6180 Peter Lonergan peter@lonerganalarms.com Mac1 Industries Ltd. (905) 212-9110 John MacDonald jmac@mac1.ca MPSC Security Services Inc. (416) 655-1345 Pataro Igororyizu admin@mpscsecurityservices.com Pop-A-Lock of Toronto (905) 827-4334 Adam Merrett adammerrett@popalock.ca Precise Parklink Inc. (416) 398-4052 Mary Sheridan msheridan@precisebi.com Robertson Fire Equipment (416) 233-3934 Chris Steele csteele@robertsonfire.com Trace Electric/ Trace Fire Protection (905) 415-0300 Sharon Riberdy info@trace-electric.com HVAC/MECHANICAL/PLUMBING/ ELECTRICAL/ELEVATORS

Absolute Ventilation Inc. (416) 305-0938 Mary Ongaro absolutevents@rogers.com Attard Plumbing Ltd (647) 349-0609 Richard Attard info@attardplumbing.com C.H.A.M.P. Engineering Limited (416) 741-2222 Frank Lippa frankl@champeng.com

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Camus Hydronics (905) 696-7800 Kasia Cirocka Kasia.cirocka@camus-hydronics.com Canada Pipe Lining Technologies Ltd. (905) 482-2962 Gianpaul Callipo office@cpltech.com Canadian Design & Construction inc.

(905) 712-1232 Reena Mehrotra info@cdcpro.ca Certified Building Systems (905) 282-0728 Dina Elkelish delkelish@certifiedbuildingsystems.ca Copperhead Mechanical Ltd (416) 421-2111 Adrian Lew salome@copperhead.ca Cynergy Mechanical Ltd. (416) 749-2200 Gerald McCann gmccann@cynergymechanical.ca Dacord Plumbing (905) 501-1953 Pamela Davis pam@dacordplumbing.com DBS Mechanical (416) 255-7370 Paul Ruth paul@dbsair.com Demtroys Technology (819) 780-4272 Jean-Sebastian Cyr administration@demtroys.com Elcan Industries Inc. (416) 494-1544 Mike Duffy elcanelevator@bellnet.ca F. Shaw Management & Consulting Inc. (416) 850-9153 Fazil Shaw fshawconsulting@rogers.com Firenza Plumbing & Heating Limited (416) 247-7100 Tony Baldassarra christine@firenza.ca InLight LED Solutions Inc. (416) 400-0714 Stefan Pacula stefan@inlightsolutions.ca Jermark Plumbing & Mechanical Services Limited (416) 587-9101 Mark Cohen mcohen@jermark.ca Lisi Services (647) 362-4814 Christina Franco christina.franco@lisiservices.com Log-One Ltd. (905) 729-4380 Hugues de Milleville hdemille8@log-one.com M & E Engineering Ltd. (416) 250-7222 Ed Porasz eporasz@me-eng.com

Major Air Systems Ltd. (905) 764-3200 Maria Perone mperone@majorairsystems.com National Elevator Consulting Limited (416) 777-0660 Michael Morgenstern michael@elevatorconsultant.com Ontario Duct Cleaning (416) 292-9700 Gary Lapstra gary.lapstra@ontduct.ca Pipe Shield Enterprises Inc. (905) 670-7481 Jared Faust jared@pipe-shield.com Quality Allied Elevator (905) 305-0195 Philip Staite pstaite@qaelevator.ca Rainbow Mechanical Services Limited (905) 761-9101 Amedeo Ruscio amedeo.rainbow@bellnet.ca Service Experts Commercial HVAC (905) 453-6700 Janet Gerth janet.gerth@serviceexperts.com Trident Elevator Company Ltd. (416) 724-2228 Allan Hopkirk trident@on.aibn.com Triple Plus (844) 729-8775 Mike Scott mike.scott@tripleplus.io LEGAL SERVICES

Aird & Berlis (416) 865-3060 Robert Doumani rdoumani@airdberlis.com Cassels, Brock & Blackwell (416) 860-6613 Raivo Uukkivi ruukkivi@casselsbrock.com CJK Enterprises (647) 345-7324 Carolyn Kerr carolyn@cjkparalegal.com Debra Fine, LLB (905) 889-4860 Debra Fine dfinelaw@rogers.com Dharsee Professional Corp.

(905) 940-8223 Al Dharsee aldharsee@rogers.com Horlick Levitt Di Lella (416) 512-7440 Douglas Levitt dlevitt@hldlawyers.com Miller Thomson LLP (416) 597-6047 David Tang dtang@millerthomson.com Ontario Property Management Group Inc. (905) 470 1244 Lovelyn Valdez lovelyn@opmg.ca

SPAR Property Paralegal Professional Corporation (416) 922-7897 Heather Waese hwaese@sparproperty.com PROFESSIONAL/ ENGINEERING SERVICES

Altus Group (416) 234-3785 Karen Marangone karen.marangone@altusgroup.com ArGil Property Tax Services Paralegal Professional Corporation (416) 630-7373 Paul Grosman paul@argil.ca Belanger Engineering (905) 795-9997 Terry Belanger tbelanger@belangerengineering.ca Canadian Credit Protection (416) 926-9700 Rick Mislov rick@creditprotectioncorp.com CCI Group (905) 856-5200 Greg Devine gregd@ccigroupinc.ca Concentric Associates international Incorporated (905) 286-1100 Chris Glazier chris@concentriceng.com Davroc & Associates (905) 792-7792 Rocco Liscio rocco@davroc.com Efficiency Engineering Inc. (519) 624-9965 Scott Martin smartin@efficiencyengineering.com Gatemaster Inc. (905) 509-9106 Ron Boston rboston@tenchek.com Go Beyond Collections Agency Inc. (905) 546-1212 Greg Maintinsky greg@gobeyondcollect.com GV Inspections Ltd. (778) 846-9125 Anna Garnett anna.garnett@gvinspections.com Mann Engineering Ltd (416) 201-9109 James Mann james@mannengineering.com Maritime-Ontario Environmental Inc (905) 602-4376 Cullen Woods cullenwoods@thecertifiedgroup.ca Pinchin Ltd. (905) 363-1306 Domenico Iermieri diermieri@pinchin.com Read Jones Christoffersen Ltd. (416) 977-5335 Philip Sarvinis psarvinis@rjc.ca Rent Check Credit Bureau (416) 365-7060 John Dobrowolski john@rentcheck.ca

Rikos Engineering (647) 278-0055 Dale Galarneau dale@rikos.com The SPG Engineering Group (905) 338-6662 Pat Silano psilano@spg-eng.ca Stephenson Engineering Limited (416) 635-9970 Mohsen Mansouri mmansouri@stephenson-eng.com Synergy Partners Consulting (647) 478-6291 Naj Jivaji njivaji@synergypartners.ca Tenant Verification Services Inc. (604) 576-3017 Marv Steier marv@tenantverification.com Thermaco Engineering Services (1986) Ltd. (905) 565-0650 Barry Tessler thermaco@pathcom.com Urbanation Inc. (416) 922-2200 Shaun Hildebrand shaun@urbanation.ca Watershed Technologies Inc (416) 538-7940 Doug Hart doug.hart@watershed.ca UTILITIES/COMMUNICATIONS

Bell Canada (416) 353-6880 Ryan Kartos Ryan.kartos@bell.ca Blackstone Energy (416) 996-0776 Peter Stratakos pstratakos@blackstoneenergy.com Bryenton Energy Services Limited (416) 922-4440 Catherine Bryenton catherine@ bryentonenergyservices.com Carma Industries (705) 878-0711 Shannon Williams info@carmaindustries.com Cogeco Connexion Inc. (800) 565-0273 Nolan Leiska Nolan.Leiska@cogeco.com Enbridge Gas Distribution (416) 495-5656 Warren Fisher warren.fisher@enbridge.com EnerStream Agency Services (905) 813-9333 Brian Baker brian.baker@enerstream.com Kontrol Energy Corp.

(905) 766-0400 Kristian Lavereau info@kontrolenergy.com MultiLogic Energy Solutions (905) 727-2001 Shane Blanchard sblanchard@multilogicenergy.com

New Dawn Energy Solutions (416) 855-9377 Nani Pradeepan nani@newdawn-es.com ONEnergy (647) 253-2576 Wayne Proulx wproulx@gosunwave.com Priority Submetering Solutions Inc. (905) 837-8548 Andrew Beacom abeacom@prioritymeter.com Toronto Hydro - Electric System (416) 542-2592 Mike Mulqueen mmulqueen@torontohydro.com Whitby Hydro Energy Services Corporation (905) 668-5878 Brian Vipond bvipond@whitbyhydro.on.ca WASTE/ PEST CONTROL SERVICES

1 800 Rid-Of-It (416) 743-6348 Rick Crawford rick@ridofit.ca Abell Pest Control (416) 675-3305 Tim Coleman tcoleman@abellgroup.com Citron Hygiene (647) 529-6729 Jarrett Rose jrose@citronhygiene.com Home Hardware Pest Control (416) 488-7378 Malcolm Firkser malcolm.firkser@homehardware.ca Metro Jet Wash Corporation (416) 741-3999 Leslie De Carli mjw@metrojetwash.ca Orkin Canada (905) 502-9700 Lorie Davies ldavies@orkincanada.com Professional PCO Services Inc. (888) 776-7261 Saravanan Thangarasu om@propco.ca Spinnaker Recycling Corp.

(647)2154592 Nancy Moran nmoran@spinnakerrecycling.com Terminex Canada (416) 665-7378 Dan McCabe dan@magicalpest.ca Tor Can Waste Management Inc. (905) 856-3900 Liborio Gurreri l.gurreri@torcanwaste.com Wasteco (416) 787-5000 Paul Welsman pwelsman@wasteco.com Wilkinson Chutes Canada (416) 746-5547 Doug King dougking@metrogroupcan.com

PLEASE CONTACT LORRAINE FISHER AT LFISHER@GTAAONLINE.COM FOR ANY CHANGES OR ADJUSTMENTS TO YOUR LISTING IN THIS DIRECTORY 5 0 B U I L D I N G B L O C K S V O L .1 5 N O . 3 D E C E M B E R 2 0 1 6

CONSULTING ENGINEERS

M&E Introduces LIFE SAFETY t Life Safety Inspection t Fire Code Compliance t Building Code Compliance t Fire Safety Planning t Alternative Solutions t Fire Alarm Design t planning review

STILL PROVIDING OUSTANDING SERVICE IN...

- Boiler Replacement Design - Domestic Piping - Chiller Design - Emergency Generator Design - Fire Protection Upgrade & Design - Maintenance Scheduling - Capital Planning Report - Building Audits - Project Mangement - Power & Lighting g g Design g

5 2 B U I L D I N G B L O C K S V O L .1 5 N O . 3 D E C E M B E R 2 0 1 6