Canadian Apartment Investment Report 2013

CAIR Fall 2013 Magazine_! REF Win08 Toronto 2013-10-25 7:14 PM Page 1

CANADA’S LEADING

September 2013

Apartment Investment THE GOLD STANDARD FOR REAL ESTATE INTELLIGENCE

T R O REP

Huge, unfettered and liquid, U.S. residential market attracting investors

Tighter capital, slower sales squeezing smaller developers TENANTS SENSIBLE WHEN CHOOSING WHERE TO LIVE

Canadian multi-residential market in “stellar” shape

September 25, 2013 Metro Toronto Convention Centre

CAIR Fall 2013 Magazine_! REF Win08 Toronto 2013-10-25 7:14 PM Page 2

CBRE Limited National Apartment Group Canada’s leading Multi-Residential Real Estate Group.

Please visit our website at www.cbre.ca/nag-canada or contact us to learn more about how we can help you.

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Waterloo Region :: Martin Cote* 519 340 2317 martin.cote@cbre.com

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CAIR Fall 2013 Magazine_! REF Win08 Toronto 2013-10-25 7:14 PM Page 3

Contents A Message from the Conference Co-Chairs Huge, unfettered and liquid, U.S. residential market attracting investors Is the US apartment market on your radar?

Tenants sensible when choosing where to live Tighter capital, slower sales squeezing smaller developers Canadian multi-residential market in “stellar” shape

3 4 4 6 8 10

CANADIAN APARTMENT INVESTMENT CONFERENCE TEAM Maria Encarnacion Jean Pickering George Przybylowski Sarah Segal Petra Srdic Informa Canada Inc. George Przybylowski Vice President Mark Stephenson Vice President About Informa BRINGING KNOWLEDGE TO LIFE Businesses, professionals and academics worldwide turn to Informa for unparalleled knowledge, up-tothe minute information and highly specialist skills and services. Our ability to deliver high quality knowledge and services through multiple channels, in dynamic and rapidly changing environments, makes our offer unique and extremely valuable to individuals and organisations.

www.informacanada.com CANADIAN APARTMENT INVESTMENT REPORT MAGAZINE The magazine is published yearly, coinciding with the Canadian Apartment Investment Conference in Toronto in September.

EDITOR Michel Rémy Michel Rémy is the editor of TheSquareFoot.ca, a commercial real estate publication that specializes in timely market information, news and networking.

DESIGN gbc-design.com ©2013 Informa Canada Inc. Disclaimer: The views, opinions, positions or strategies expressed by the authors and those providing comments are theirs alone, and do not necessarily reflect the views, opinions, positions or strategies of Informa Canada.

TO ADVERTISE, CONTACT Frank Scalisi Director of Sponsorship and Advertising Sales • Phone: 416-512-3815 Email: Frank.Scalisi@informacanada.com CONFERENCES For more information on the Conferences, visit our website at

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A Message from the Conference Co-Chairs

Kris Boyce

Greg Speirs

The successes of 2013 will prepare investors to get even more excited for 2014, says conference co-chair Kris Boyce.

A

s the chief executive officer of Greenwin Inc., a full service real estate firm in central Canada, Boyce is extremely optimistic about future market performance. “2013 was a great year for many people. A lot of our clients were making some great purchases; some were selling and making great money. Everybody is hoping the interest rates don’t go too crazy and they can continue into 2014 with a little bit of caution, but still seeing the growth.”

In the meantime, major market players are gearing up for redevelopment beginning next year.

“We’re looking at our existing properties, we’ve applied for permits, and we’ll be doing some building in 2014. I think it’s going to be a great year for our markets, a lot of shovels in the ground, even though no one is speaking publicly about that right now.”

Boyce believes the most important indicator for real estate lies in employment and job growth. “As long as we’re in a thriving economy where people are investing in our cities, and we continue to have growth centers, the job growth will continue our success. If that changes, that could be a concern.

“This year, a lot of people will be talking about not just condos but also muti-residentials. It’s not a bad word and people should be speaking about it.”

Greg Speirs, senior vice president of investment management at Realstar Management, is more cautious about the year to come.

“The investment market is more balanced between buyers and sellers. momentum for the market has slowed down. We’re not in a down phase but in a stabilization phase, where people are looking more carefully at deals, taking the time to evaluate not only if it’s the right asset but, ‘Am I going in at the right price?’” he says.

Much of the strong investor demand in the first half of the year seems to have settled down following the June increase in interest rates.

The impact of higher interest rates has meant the financial models used to develop pricing strategies for assets needed to be adjusted. “Similarly, REITs were impacted by their unit prices being reduced materially; ultimately, they will have more difficulty raising capital,” says Speirs.

However, Speirs says they will continue to look at new projects while considering ways to enhance the value of their existing pool of assets. This will make them more competitive, he says, in a market where “we’re seeing more innovation in services provided to tenants,” particularly among condo developers, US multi residential operators, and even the hospitality sector.

Kris Boyce Conference Chair

Greg Speirs Conference Chair

Canadian Apartment Investment Report / SEPTEMBER 2013

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HUGE, UNFETTERED AND LIQUID,

U.S. residential market attracting investors “The sheer number of people in the United States leads to a massive number of households being formed each year,” observed Milestone Apartments REIT CEO Rob Landin. “The population of Canada is about 34 million. The population of Texas is about 34 million.”

Rob Landin

M

ilestone – which since March has been listed on the TSX as a Canadian mutual fund trust – has invested heavily in garden apartments in the Southeast and Southwest United States, where Americans attracted by sunbelt jobs are joined by more than 1.2 million immigrants flooding north annually, driving residential growth.

“Most of those folks are renters,” noted Landin, whose firm only owns properties in the United States.

Milestone’s two- and three-storey, 20-plus acre sites include “significant amenities such as pools, business centres, clubhouses, tennis courts and playgrounds.”

“The majority of apartment product in Canada is highrise,” Landin contrasted. “It’s an older-stock, highrise product which offers a much different experience.”

Is the Amy Erixon

“The other big difference is rent controls,” he continued, “which primarily governs the Canadian market. Where we operate, we don’t have any.”

“That lets us create asset value through renovation and management efficiency,” Landin explained, “increasing rent as well as the quality of the experience for the tenant.”

Size also gives Milestone’s 1,000-person, vertically integrated staff significant buying leverage, operational efficiency, access to deals, and the ability to implement its business and investment strategies in a very timely and seamless manner, he added.

“The multifamily space in the United States is a very large and liquid asset class, with some $100 million in transactions during the last 12 months,” Landin said. “Historically it has been a very liquid market, continues to be and we expect it to remain so for the foreseeable future.” ■ Robert Frank

US apartment market on your radar?

C

Class AA projects for $80,000 to $100,000 a door,” Erixon says. anadians are the first to admit it: the United States boasts a “The same project in any major Canadian city would be closer much more robust inventory of institutional grade apartto $200,000 to $300,000 for Class A units, so we feel that ments than Canada. While here at home most multi-resithere’s great upside potential.” dential developers have focused on condominiums, the US rental If there is a hitch, it’s taxes. Unlike stocks, real estate is not apartment market is filled with new product. treaty protected, so a Canadian who buys US real estate must Avison Young operates an active US apartment fund with pay taxes in both countries. both American and Canadian “We’re able to buy class A and double A Companies such as Avison investors. Since real estate got projects for $80,000 to $100,000 a door.

Young have designed structures overbuilt and the US housing market fell apart, “Apartments The same project in any major Canadian city – some more elaborate than others – to help minimize the burhave really been the most active would be closer to $200,000 to $300,000.” den. Some of these structures are and the most popular product Amy Erixon, Avison Young tax efficient but require filing a type,” says Amy Erixon, the US tax return; others don’t require filing in the US but involve firm’s principal and managing director of investments. paying US taxes and getting reimbursed in Canada. “They’re Cap rates are another reason to invest across the border. all effective,” Erixon says, “and structured based on the indiWhile rates in the gateway cities are similar to those in Toronto vidual needs of investors.”

■ or Vancouver, those in second tier markets are considerably Robert Frank more attractive in the US. “We’re able to buy Class A and

4

Canadian Apartment Investment Report / SEPTEMBER 2013

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TENANTS SENSIBLE WHEN

Choosing where to live

Mark Rousseau

A survey of 10,000 tenants across Canada conducted by Metroland Media last spring shows that while most tenants remain sensible when deciding where to live, they are also driven by brand recognition. Canadian tenants also use technology to a lesser extent than might be assumed by extrapolating U.S. data.

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he first seven elements that determine tenant choices are fairly stable across the country, says Mark Rousseau, Metroland’s managing director of revenue.

Most respondents (89%) cited cost as the most important element in choosing what to rent. After that, important issues were: cleanliness of building (81%), safety (69%), parking (58%), neighbourhood reputation (55%), nearby social activities and shopping (48%) and local availability of schools and work (50%). “We have another dozen or so factors too, but the ranking depends on the province, city size, age, household income, and whether the survey respondent lived in a condo or a general apartment rental,� said Rousseau.

Branding also influences them. “Sixty percent of tenants identified branding as an important factor,� said Rousseau. “Sometimes groups were looking for specific buildings or property management groups they believed would provide the experience they want. It’s very important for people in certain demographics to find the right property management firms.�

Important Factors for Cdn Tenants Cost of Rent Cleanliness of Building Building Safety Tenant parking Neighbourhood Reputation Social/Shopping Nearby Schools/Work Nearby Public Transit Nearby Building/PM Service Level Building Storage

Similar studies conducted in the United States found that property owners could reach 70% of their tenants through smart phones, but that won’t work here. Just as many Canadians own such devices, but less than a quarter of them use mobile internet to find rental properties unless they are aged between 18 and 34, when use rises to almost half.

Canadian tenants conduct their search by looking at apartment listings on the web, asking for referrals or consulting printed advertising. More than half (51%) found homes by simply driving through the area. â–

Tracey Arial

6

Canadian Apartment Investment Report / SEPTEMBER 2013

88.9% 80.8% 69.3% 58.2% 55.4% 48.4% 50.4% 48.9% 47.5% 46.0%

CAIR Fall 2013 Magazine_! REF Win08 Toronto 2013-10-25 7:15 PM Page 7

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TIGHTER CAPITAL, SLOWER SALES squeezing smaller developers Steven Gross

“While the decrease in condo sales that we’ve seen during the past year or two is probably going to continue for the next 12 months,” forecasts Steven Gross, “rising rents have, at the same time, made the development of new rental apartments viable.”

“C

onsequently, many smaller condo developers who no longer have the same access to debt capital are now considering converting their projects to apartments and/or selling them to rental developers,” remarked Bentall Kennedy’s vice president, investment management.

Gross attributes part of the change to demand driven by boomers returning downtown after their offspring have decamped.

“It has driven up rents a bit, plus CMHC has made home ownership more difficult and costly,” he observed.

By rightsizing suite design, Gross explained, developers have reduced wasted and dead space in new projects, resulting in much more efficient use of space.

8

Canadian Apartment Investment Report / SEPTEMBER 2013

“Nonetheless, it’s not the cost of construction that has made developing new apartment buildings economically viable,” he observed. “Rather, it is rising rents. We have seen a growing number of residents prepared to pay a fair rent for good quality rental accommodation and for the flexibil- “...many smaller condo ity and lifestyle that renting developers who no affords them.” longer have the same There also tends to be litaccess to debt capital tle difference today between adjacent condo and apart- are now considering ment developments in terms converting their projof in-suite specifications and ects to apartments or amenities, he added. selling them to rental Canadian condo markets remain uneven, though, developers.” and Gross noted that more Steven Gross, Bentall Kennedy developers are experiencing difficulty thus far in Toronto than Vancouver.

“New high-rise rental seems most viable in Calgary and Toronto,” he recounted. “We haven’t seen as many developers in Vancouver coming forward to explore alternatives.”

“With the highest rental apartment inventory in the country, the Montreal condo market has been slow to get going,” Gross contrasted. “Montreal has a long way to go before the inventory and delivery of condos gets anywhere near to where Toronto and Vancouver already are.” ■

Robert Frank

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CANADIAN MULTI-RESIDENTIAL

market in “stellar” shape

Paul Morassutti

According to Paul Morassutti, executive vice president & senior managing director, valuation & advisory services at CBRE, Canada’s multi-residential market remains very strong.

During our interview, Morassutti said the multi-residential market is coming off a record year of investment volumes with pricing at historic highs.

Vacancy Rate by Market Vacancy Rate (%) 4.0%

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A

s a result of a steady demand for residential housing, Morassutti did mention that there was “…an increasing amount” of purpose-built residential development activity across the country, and likely more to come, but not enough too materially affect the nation’s vacancy rates. He also mentioned that he wasn’t overly concerned about the amount of condominium units being offered for rent since “condo” rents and “conventional” apartment rents are substantially different price points. However, if the condo market were to weaken significantly, this price gap would narrow and the impact could be bigger.

Morassutti also points to on-going demand stimulus in the form of continued strong immigration trends as a positive attribute. Western Canada in particular has seen an increasing amount of immigration and interprovincial migration. Not surprisingly, both Calgary and Edmonton have registered the lowest vacancy rates in the nation while the national vacancy rate (2.5%) has remained steady for over a decade.

While the multi-residential market continues to reflect enviable market fundamentals, Morassutti did mention that the era of ever decreasing interest rates may well be over.

Although national capitalization rates are as low as they have ever been at around 5.0%, he believes that investors should pay attention to the speed and the severity of the increase in long-term bond yields that shook up the market earlier this summer. Aside from his own observations, he believes that opinion is still divided about where interest rates will go but even so, “…we live in interesting times.” ■

P.A. Sévigny

10

Canadian Apartment Investment Report / SEPTEMBER 2013

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SPEAKERS Steven Albiani SPEAKERS Aik Aliferis Steven Albiani Sean Allman Aik Aliferis PPeter eter Altobelli Sean Allman Angers Jean-Charles PPeter eter Altobelli Scott Armstrong Jean-Charles Angers Michael Betsalel Scott Armstrong Ugo Bizzarri Michael Betsalel David Da vidBizzarri Bloomstone Ugo Mike David Da vidBonneveld Bloomstone Steven Bozek Mike Bonneveld Wayne W ayne Byrd Steven Bozek Bruce Wayne W ayneCadieux Byrd George Carras Bruce Cadieux Jason Castellan George Carras Catherwood Colin Ca therwood Jason Castellan TTodd odd oColinCo Cowan wan Catherwood Ca therwood Scott Cryer yer Cowan wan TTodd ooddCr Co Cryer ScottDonovan Cr yer PPeter eter PPeter eter Donovan Andrew Drexler Andrew Drexler Amy Erixon AmyGeremia Erixon Rob Rob Geremia Robert Given RobertGold Given Harley Harley Gold Gene Gomes GeneGraf Gomes Rick Rick Graf Car y Green Cary Caryy Green Car Steven Gross Steven Gross Sand y Harrington Sandy Sandyy Harrington Sand Alfred Hendr Hendryy Hendryy Alfred Hendr Joe Hoffer Joe Hoffer Mark MarkHumphreys Humphreys Stacy Stac yyHunt Stacy Stac Hunt Matt Ma ttttJordan Matt Ma Jordan Evan EvanKirsh Kirsh Kozak Adrian ozak AdrianK KKozak ozak Kufner Earl ufner EarlK KKufner ufner Robert RobertLandin Landin Jason JasonLeonard Leonard David Da vid David Da vidLieberman Lieberman Lorne LorneMacDougall MacDougall Brock BrockMacLean MacLean BrentMerrill Merrill Brent MaralynneMonteith Monteith Maralynne Henry Henr Morton Henry Henr yyMorton CareyP PPoon oon Poon Carey oon atrickPostrehovsky ostrehovsky PPatrick aPPatrick trick PPPostrehovsky ostrehovsky RobertRichardson Richardson Robert Gregory Gregor Romundt Gregory Gregor yyRomundt Gloria Salomon Gloria Salomon DanSander Sander Dan Kareem Sethi Kareem Sethi EzioSicurella Sicurella Ezio TTim im Sommer Tim Tim Sommer Soucyy FFrédéric rédéric Souc Frédéric Soucy Frédéric Soucy Leo St. Germain Leo St. Germain Stephen Stewart Stephen Sweenyy Dermot Stewart Sween Dermot Sween Wayne W ayne Sweeny TTuck uck y Wayne Tuck WScott ayne Ullrich Tuck Scott ChrisUllrich VVangou angou Chris Vangou LeslieVangou VVeiner einer Leslie Veiner Veiner Wedgbury Jeremy W edgbury Wedgbury Jeremy W edgbury Wengler Gerd W engler Wengler Gerd W engler Jamie Ziegel Jamie Ziegel Bill Zigomanis Bill Zigomanis

Metro Toronto Toronto o Convention Ce Centre, North Building | September 25, 2013

THE E MUL MULTI-RES LT TI-RES TI R EVOLUTION TI-R EVOLUTION

Examining Major Trends, Trends, Issues, Opportunities and Strategies Strategies in Canada's Multi-Unit Residential Market

CONFERENCE CHAIRS Kris Bo Boyce yce | Greg Speirs

KEYNOTE KEYNO TE SPEAKERS PPaul aul Morassutti | PPeter eter Norman | Mark Rousseau | Benjamin TTal al

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CAIR Fall 2013 Magazine_! REF Win08 Toronto 2013-10-25 7:16 PM Page 14

A4

from Lessons Learned fr om Owners and Operators Oper Markets ators in U.S. Mark ets

Room 104D

AltusGroup

PROGRAM PR ROGRAM OG O INFORMA INFORMATION FORMA AT TIO TION

Metro Toronto Toronto o Convention Centre, North Building | September 25, 2013 eakfast Continental Br Breakfast

7:15 a.m.

Concurrent Concurr ent Sessions A (Attend 1 of 4)

10:20 a.m.

MODERA ATOR T MODERATOR ging Director, Director, CBRE Peter Donovan Donovan Senior Mana Managing PANEL P A ANEL Rick Graf Graf President and CEO, Pinnacle Famil Familyy of Companies Rick ystar Real Esta te Partners Stac Stacyy Hunt Executive Director Director,, Gre Greystar Estate Director, LaSalle Investment Mana gement Matt Jordan Jordan Managing Managing Director, Management Evan Ev an Kirsh President, Starlight U.S. Multi-Famil Multi-Familyy Robert Landin Chief Executive Officer Officer,, Milestone Apartments REIT

John Bassett Theatre

A1

Cross-Country Cross-Country Investment Investment Activity Update

Concurrent Concurrent Sessions B (Attend 1 of 4)

11:30 a.m.

Room 104C

W Welcome elcome and Opening Remarks

8:05 a.m.

What's Really Going on with the Market? aree the Condo Mark et? What ar Room 104AB Implications for Apartment Owners Market? and the Rental Mark et?

B1

CONFERENCE CO-CHAIRS Kris Bo Boyce yce Chief Executive Officer Officer,, Greenwin Inc. Greg Greg Speirs Senior Vice President, Investment Mana Management, gement, Realstar Mana Management gement

Economic Outlook for 2013 and Beyond

8:10 a.m.

MODERATOR MODERA ATOR T Carey Car ey Poon Director, Director, Multi-Residential VValuation, aluation, Altus Group PANEL P A ANEL Aik Aliferis Principal, Primecorp Commercial Realty Inc. Jean-Charles Angers Managing Managing Director, Director, RBC Capital Capital Markets Colin Catherw Catherwood ood Partner Partner,, Brookfield Financial Robert Given Vice Chairman, CBRE, Inc. TTim im Sommer Vice President, Ca Capital pital Markets, Cushman & Wakefield Wakefield Ltd.

Benjamin TTal aal Deputy Chief Economist, CIBC W World orld Markets Inc.

Wher Wheree is Rental Demand Coming From and What Changes are are on the Horizon?

Room 103

Are Are We We in Stor Storee for a Recor Record d Amount of New Development?

Development? What are are the Driving Forces?

Forces?

Bentall Kennedy (Canada) LP

PANEL P A ANEL George George Carras Carras President, RealNet Canada Inc. TTodd odd o Cowan Cowan Managing Managing Partner, Partner, CD Capital Capital Partners tional Earl Kufner Vice President, TToronto oronto o Office, Colliers Interna International

B2 Room 104D

Cross Bor Cross Border der Opportunities: Resolving the Myth yth About TTax ax a Implications in Order Or Invest der to Inv est in the U.S.

8:45 a.m.

MODERATOR MODERA ATOR T David Da avvid Bloomstone Director, Director, TD Securities Inc.

Peter Nor Norman man Chief Economist, Altus Group

Overview Overview of Multi-Family Residential VValues alues a Across A Canada

A2

MODERATOR MODERA ATOR T Steven Gross Vice President, Investment Mana Management, gement,

9:15 a.m.

PANEL P A ANEL Steven Bozek Vice President, Development,

MODERATOR MODERA ATOR T Maralynne Maralynne Monteith Senior enior TTax aax La Lawyer, wyer, WeirFoulds WeirFoulds LLP

Oxf Oxford ord Property Group Caryy Gr Car Green een Chairman, Greenwin Inc. Mark Humphr Humphreys eys Chief Executive Officer, Officer, Humphre Humphreys ys & Partners Architects, L.P. L.P. Adrian Kozak Director Director,, Investments, Concert Properties Ltd. Stephen Stew Stewart art Director, Director, Mortga Mortgage ge Investments, Centurion Apartment REIT

PANEL P A ANEL Amy Erixon Principal and Mana Managing ging Director, Director, Investments,

A3

CORP CO ORP COMMERCIAL REALTY REA R REAL LTY T INC. INC. BROKERAGE BR AG

How do You Yoou Create Create V Value alue in Y Your oour Existing Stock of Pr Properties? operties?

AAvison vison v YYoung oung o

Robert Given Vice Chairman, CBRE, Inc. Chris Vangou Vangou Partner, Partner, PwC

B3

Diversity Through Div ersity Thr ough Student Housing?

What Y You ou o Need to Know

Room 103

Room 104AB

Paul Morassutti Morassutti Executive Vice President and Senior Mana Managing ging Director,, CBRE Limited Director

Morning Morning Refreshments Refreshments Foyer 104

MODERATOR MODERA ATOR T Andrew Andrew Drexler Drexler Assistant Vice President, Commercial Mortga Mortgages, ges,

9:45 a.m.

MODERA ATOR T MODERATOR yer Chief Financial Officer Officer,, CAPREIT Scott Cr Cryer PANEL P A ANEL Sean Allman Mana Manager, ger, Property Condition Assessments, Halsall Associa Associates tes

Frédéric Fréd Frédé ric Soucy Soucy Executive Vice President, Cog Cogirir Management Management Corporation Corporation ting Officer, Officer, Wayne W ayne Tuck Tuuck Vice President of Opera Operations, tions, Chief Opera Operating Centurion Property Associa Associates tes Inc. Bill Zigomanis Vice President, Investments, Boardwalk Rental Communities

First Na National tional Financial LP

PANEL P A ANEL Sandy Sandy Harrington Broker Broker,, Principal, IC Funding Financial Corpora Corporation tion

Henr Henryy Morton President, Campus Suites Gr Gregory egory Romundt President and CEO, Centurion Apartment REIT

CAIR Fall 2013 Magazine_! REF Win08 Toronto 2013-10-25 7:16 PM Page 15

B4

Is ther theree a Str Strategic ategic Adv Advantage antage to Inv Investing esting Outside of Cor Coree Cities?

Room 104C

How ar aree Small and Large Large Landlords Landlords Using Technology to Improve Technology e Improve Their Room 104C Bottom Line?

C3

THANK NK Y YOU OU O TToo all our Particip Participa Participating ting Sponsors including Ke Association Keyy Supporting Association

MODERATOR MODERA ATOR T Da avvid Lieberman Lieberman Vice President, Na National tional Apartment Team, Team, e David Avison Young Avison v Young

Office of the Privacy Commissioner of Canada

PANEL P A ANEL Mike Bonneveld Director Director,, Acquisitions, Mike Skyline Asset Mana Management gement Inc. Brent Brent Merrill President and CEO, MetCa MetCapp Living Mana Management gement Inc. Scott Ullrich Ullrich President and CEO, Corporation Gateway Ga teway Property Management Management Corporation Leslie Veiner Veiner President and CEO, True Trrue North Apartment REIT

Luncheon Luncheon

12:30 p.m. p.m.

Room 105

MODERATOR MODERA ODERA ATOR T Lorne Lor ne MacDougall Director, Director, Toronto Tooronto Office,

Luncheon Refreshments

PANEL P A ANEL Peter Altobelli Vice President and General Mana Manager, ger, tions, Yardi Yardi a Systems Inc. Canadian Opera Operations, Bruce Cadieux Marketing Coordina Coordinator, tor, Homestead Land Holdings Limited Jason Leonar Leonardd Director Director,, Business Development, Landlord W Web eb Solutions Brockk MacLean Executive Vice President, Homes.com Broc Patrickk Postrehovsky Postrehovsky Co-Founder and CEO, RentMoola Patric

C4

Afternoon Refreshments

Lanyards Lan yards

Pens

Record Pricing: Is it TTime Record ime to Sell?

How to Best Structure Your Structure Y our o Exit

Room 103 Presenter Biog Biographies raphies

Sur Survey vey Results: Understanding es TTenant enant e Desir Desires

1:30 pp.m. .m.

Room 105

Mark Rousseau Mana Managing ging Director, Director, Revenue, Digital Digital Revenue Metroland Media Group Inc.

Concurrent Concurrent Sessions C (Attend 1 of 4)

2:10 pp.m. .m.

MODERA MODERATOR ODERA ATOR T Michael Mic hael Betsalel Vice President, Investment Services, Services, Colliers Interna International tional

PANEL P A ANEL Steven Albiani Partner, Partner, Stra Stratum tum Advisory Advisory Group Inc. Gene Gomes Managing Managing Director, Director, Abacus Private Private Equity Dan Sander Director Director,, Vice President, Holl Hollyburn yburn Properties Ltd. Kareem Kar eem Sethi Managing Managing Director, Director, Streetwise Capital Capital Partners Inc.

Closing Session— The Last W Word: ord: Wher Wheree Do W Wee Go From Her Here? e?

Journals

3:15 pp.m. .m.

Room 105

Mints

What’ss Going on with Financing What’ and Underwriting? How Exposed Room 104AB Could Y You ou o Be?

C1

Multimedia

MODERA MODERATORS ODERA ATORS T Kris Bo Boyce yce Chief Executive Officer Officer,, Greenwin Inc. Gr eg Speirs Senior Vice President, Investment Mana Greg Management gement Realstar Mana Management gement

MODERATOR MODERA ATOR T Jamie Ziegel Managing Managing Director, Director, TD Securities Inc. PANEL P A ANEL Wayne Wayne Byr Byrdd Chief Financial Officer Officer,, Skyline Group of Companies Harley Gold Vice President, Business Development, CMLS Financial Ltd.

Leo St. Ger Germain main Vice President, Commercial Real Esta Estate te Lending, MCAP Financial Corpora Corporation tion Jeremy Jeremy Wedgbury Wedgbury Mana Managing ging Director, Director, Commercial Mortgages, Mortgages, First Na National tional Financial LP

C2 Room 104D

Properties With Pr operties of Significant Age is Improve it Better to Impr ove or TTear eear Down? aree the Str Strategies?

What ar ategies?

PANEL P A ANEL Managing ging Director, Director, Portfolio Portfolio Management Management and Ugo Bizzarri Founding Mana

Netw Networking orking Reception

4:15 p.m. p.m.

Supporting Associa Associations tions

Foyer 105 MODERATOR MODERA ATOR T Gloria Salomon Chief Executive Officer Officer,, Preston Group PANEL P A ANEL Armstrong Scott Ar mstrong Associa Associate, te, MMM Group Joe Hoffer Lawyer, Lawyer, Cohen Highley Highley LLP Dermot Dermot Sweeny Principal, Sweeny Sweeny Sterling Finlayson Finlayson &Co Architects Inc. gement Inc. Gerd Gerd Wengler Wengler President, Park Property Mana Management

Corpora Corporate te

imbercreek Asset Mana Management gement Investments, TTimbercreek Jason Castellan CEO & Co-Founder Co-Founder,, Skyline Group of Companies Rob Ger Geremia emia President, Boardwalk REIT Alfred Alfr ed Hendry Hendry Chief Executive Officer Officer,, Homestead Land Holdings Limited Robert Ric Richardson hardson Executive Vice President and CFO, Killam Properties Inc. Ezio Sicur Sicurella ella Vice President, Investments, Residential and Hotels, Ivanhoé Cambridge Inc.

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CAIR Fall 2013 Magazine_! REF Win08 Toronto 2013-10-25 7:17 PM Page 16

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CAIR Fall 2013 Magazine_! REF Win08 Toronto 2013-10-25 7:17 PM Page 17

CANADIAN APARTMENT INVESTMENT CONFERENCE SPONSOR DIRECTORY AltusGroup Altus Group is the leading multidisciplinary provider of independent, professional real estate services and value-added data and analytics. The core of the firm consists of superior valuation, cost consulting, project management and tax practices with decades of experience. altus-info@altusgroup.com www.altusgroup.com

We are the world’s largest brokerage company servicing Canadian apartment building owners and investors through our National Apartment Group.

David Montressor 416.815.2332 david.montressor@cbre.com www.cbre.ca

Colliers is the leader in global real estate services.

Through a culture of service excellence, we integrate the resources of real estate specialists to accelerate the success of our partners.

First National is Canada's source for all your real estate financing needs. Because mortgage lending is our specialty, we develop financing solutions while providing ongoing expert service and advice.

Michael Betsalel 416.643.3465 michael.betsalel@colliers.com www.collierscanada.com

Jeremy Wedgbury 416.593.3007 jeremy.wedgbury@firstnational.ca www.firstnational.ca

For superior products and services contact us. We use the latest technology to deliver asphalt paving, winter maintenance, exterior construction, building and structural repairs, concrete paving, and landscape construction.

Assurance | Accounting | Tax | Advisory

People who know Real Estate, know BDO. BDO’s Real Estate practice combines in-depth knowledge of the industry with a truly global network of support. All through a single point of contact.

Centurion Asset Management Inc. manages Centurion Apartment REIT, a real estate investment fund focused on multi-family apartments and student housing with assets under management of $500 million.

Founded in 1987 District Realty is a full-service property management, commercial real estate, apartment rental company. Portfolio includes buying, selling and managing properties.

Frank Delzotto 905.946.2514 fdelzotto@bdo.ca www.bdo.ca

Greg Romundt 416.733.5601 gromundt@centurionreit.com www.centurionreit.com

Elaine Carroll 613.759.8383 elainecarroll@districtrealty.com www.districtrealty.com

A full service real estate investment bank providing investment banking, brokerage and advisory services to public and private real estate clients throughout North America.

CMHC is Canada’s only provider of mortgage insurance for multi-unit residential properties (5+ units) such as rental buildings, student housing, senior’s housing and condo construction.

Dundee Capital Markets' Real Estate Group provides a full array of real estate financing and strategic advisory services combined with industry leading research and merchant banking activities.

Gardiner Roberts is one of Canada's leading firms in multi-residential real estate. We offer extensive knowledge and expertise. Gardiner Roberts understands the needs of the entrepreneurial client.

Ashi Mathur 416.359.5855 ashi.mathur@bmo.com www.bmocm.com

Paula Gasparro 416.250.2731 pgasparr@cmhc.ca www.cmhc.ca

Brad Cutsey 647.428.8346 bcutsey@dundeecapitalmarkets.com www.dundeecapitalmarkets.com

David Epstein 416.865.6698 depstein@gardiner-roberts.com www.gardiner-roberts.com

EnerCare Connections is a full service sub-metering and water management company serving the multiresidential and commercial markets in Ontario, Alberta and elsewhere in Canada.

Professional Property Management (Residential & Commercial) since 1964. Every day, 130 corporate employees and 350 on-site employees located in 40+ communities across Canada deliver top results for our clients.

Andrea Caruso 416.708.5297 andreac@forestcontractors.com www.forestcontractors.com

CMLS Financial The Canada Green Building Council is the leading national industry organization advancing green building and sustainable community development practices. Our goal is to make every building greener.

CaGBC Customer Service 1.866.941.1184 info@cagbc.org www.cagbc.org

Since 1974 CMLS Financial has been providing commercial mortgages to real-estate investors and developers. CMLS specializes in multi-residential (CMHC and conventional), office, retail and industrial mortgages.

Chris Sharp 647.288.9313 chris.sharp@cmls.ca www.cmls.ca

CFAA is the voice of rental housing owners and managers at the federal level, and on national issues.

CFAA represents the rental housing industry to the Government of Canada and CMHC.

Cohen Highley provides legal services to owners of real estate in Ontario. Our legal team acts exclusively for landlords and specializes in services to the multires and commercial leasing sectors.

613.235.0101 www.cfaa-fcapi.org

Joe Hoffer 519.672.9330 hoffer@cohenhighley.com www.cohenhighley.com

CARMA is a manufacturer and distributor of Submetering and Billing Solutions. Metering for electricity, gas and water, CARMA helps rental owners and tenants take control of their utility costs.

Coinamatic provides vended laundry equipment to the multi-unit housing industry along with ultimate customer service with 24/7 multilingual live voice call centre supported by a national service team.

Rick Williams 1.888.298.3336 info@carmaindustries.com www.carmaindustries.com

Susan Reynolds 905.755.1946 sreynolds@coinamatic.com www.coinamatic.com

Scott Beneteau 416.649.1892 sbeneteau@enercare.ca www.enercare.ca

FCT is Canada’s leading provider of title insurance and other real estate related products and services offering pre-eminent protection to its clients for over 20 years.

Marvin Daley 905.287.3411 mdaley@firstcdn.com www.fctcommercial.ca

The provincial voice of the rental housing industry. We represent those who own, manage, build and finance residential rental properties across Ontario. Benefits include: bulk-purchase discounts, legal advice and education.

Vince Brescia 416.385.1100 x 20 vbrescia@frpo.org www.frpo.org

Shelley Wittal 519.579.9057 swittal@gatewaypm.com www.gatewaypm.com

Greenwin is one of Canada’s largest privately owned asset and property management companies operating in the residential and commercial marketplace throughout central Canada.

Kris Boyce 416.487.3883 info@greenwin.ca www.greenwin.ca

Represents the interests of greater Toronto’s most active and concerned firms participating in the multifamily rental housing industry.

416.385.3435 www.gtaaonline.com

CAIR Fall 2013 Magazine_! REF Win08 Toronto 2013-10-25 7:17 PM Page 18

CANADIAN APARTMENT INVESTMENT CONFERENCE SPONSOR DIRECTORY CORP COMMERCIAL REALTY INC. BROKERAGE

Halsall Associates is a building engineering company that evaluates, repairs and greens buildings and provides capital planning for the multi-unit residential rental sector.

MetCap is Canada’s #1 Ranked Apartment Management Company with over 25 years and $2 billion in assets under our care. We pride ourselves on our professional, full-service and hands on approach.

Primecorp Commercial Realty is a multi-disciplined Realty Advisor, having completed over $5 billion in transactions in over 51 cities across Canada, since its inception in 1998.

Sam Evangelista 416.644.0419 sevangelista@halsall.com www.halsall.com

KM Shahnewaz 647.887.5676 k.m.shahnewaz@metcap.com www.metcap.com

Aik Aliferis 613.722.2020 ext. 234 aaliferis@primecorp.ca www.primecorp.ca

We specialize in providing on-premise laundry services in the rental apartment building sector. We supply, service and manage coin and card operated washers and dryers, while helping our customers to reduce operating cost in their laundry rooms.

Maria Mascall 905.660.2282 x 249 maria@sparklesolutions.ca www.sparklesolutions.ca

PRINCIPLED

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Since 1961, the name Harco has been synonymous with dependability, expertise, and service second to none. Call us if you are in the process of purchasing or leasing coin/card operated laundry equipment.

A family owned real estate development, construction and management company with operations in Ottawa, Toronto, London, Calgary and Florida. Our vision: Minto creates better places to inspire life.

Principled Apartment Advisor is a team of multi-family experts with 40+ years of experience in the apartment industry. Practicing throughout Ontario, we specialize in long-term investment relationships.

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James Roy 416.721.7922 jroy@principledadvisor.ca www.principledadvisor.ca

HUB International Limited is Canada's largest insurance brokerage. HUB International provides a broad array of property and casualty, life & health benefits and risk management products & services.

MNP is one of the largest chartered accountancy and business consulting firms in Canada, providing a variety of assurance, tax, risk and financing services to our clients in the real estate industry.

An engineering firm specializing in building inspections and building sciences. We understand your buildings, your priorities and provide innovative engineering solutions with practical results.

Involved in over $200,000,000 of apartment sales since 2010 alone, our mission is to provide service excellence with uncompromised integrity, while striving to exceed our clients’ goals.

Kim Stewart 416.576.1962 kim.stewart@hubinternational.com www.hkmb.com

Glenn Willis 416.515.3850 glenn.willis@mnp.ca www.mnp.ca

Philip Sarvinis 416.977.5335 psarvinis@rjc.ca www.rjc.ca

Mneesh Mittal 416.825.4655 mneesh@stonebank.ca www.stonebank.ca

Humphreys & Partners Architects is the largest multifamily architecture firm in the U.S., with offices coast to coast and in Toronto.

To O’Shanter, property management means managing to do the right thing. Award winning for environmental excellence and ISO Certified for quality management equals a healthy, efficient quality of life.

Realstar Management specializes in asset and property management for Canadian multi-residential.

It manages over 25,000 suites coast-to-coast for institutional and private owners and investors.

Timbercreek Asset Management is a specialized real estate manager founded in 1999, and now managing approximately $3.2 billion in direct real estate, mortgage debt and global real estate securities.

Hermann Rivadeneira 416.466.2642 x 304 hermann@oshanter.com www.oshanter.com

Greg Speirs 416-966-8371 greg.speirs@realstar.ca www.realstar.ca

Carrie Morris 416.800.1552 cmorris@timbercreek.com www.timbercreek.com

Mark Humphreys 972.701.9363 marketing@humphreys.com www.humphreys.com

The Square Foot is a subscription based niche marketing tool that specializes in news and networking. We cater to the commercial real estate community that seeks timely market information for local, national along with international trends.

Michel Rémy 514.481.1203 mremy@pi2.ca www.pi2.ca – www.sqft.ca

®

Since 1975, Larlyn has raised the bar in customer service offering local care and expertise with national support and resources to maximize clients' return, protect investments and achieve unique goals.

Peoples Trust is very active in originating and servicing mortgages. Peoples also offers very competitive deposit products and is a pioneer in prepaid card programs in Canada.

RentMoola is a mobile and online payment network in partnership with Visa, MasterCard, Discover and American Express. Accept credit payments at no cost!

Let your residents earn rewards faster!

Toronto Hydro offers incentives and technical help to improve your building’s energy efficiency. Get started by contacting our consultants who will guide you through the process and maximize ROI.

Michael Holmes 1.888.496.0753 x 3304 mrholmes@larlyn.com www.larlyn.com

Michael Lombard 416.304.2078 michaell@peoplestrust.com www.peoplestrust.com

Austin Woodward 1.888.665.8870 x 3 austin@rentmoola.com www.rentmoola.com

416-542-3388 cdm@torontohydro.com www.torontohydro.com/business

MCAP, with more than 35 years of experience and $38 Billion AUM, is one of Canada’s largest independent real estate lenders, providing residential, commercial and construction financing.

PHELPS offers outstanding service and the finest laundry equipment on the market to the Apartment Industry. With over 25 years of experience PHELPS can generate higher revenue at a lower cost.

Rogers understands what you’re looking for in an entertainment provider. That's why with us, you’ll rest assured knowing you've partnered with experts you can really count on.

For nearly 30 years, Yardi Systems has been solely dedicated to the design, development, and support of real estate investment management and property management software.

Mark Yhap 416.591.2715 mark.yhap@mcap.com www.mcap.com

Don Neufeld 519.496.0007 don@phelps.ca www.phelpslaundry.ca

Greg Stokes Greg.Stokes@rci.rogers.com

Peter Altobelli 1.888.569.2734 peter.altobelli@yardi.com www.yardi.com