Canadian Apartment Magazine

Apartment CANADIAN

VOLUME 14 / NUMBER 6 / DECEMBER/JANUARY 2018

GREEN APPEAL

EXTERIOR FEATURES THAT SOOTHE AND SERVE

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Our Business is to Make Yours Shine!

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Quality management begins behind the scenes prior to commencing a job all employees are evaluated and or training to the whiterose standard given special attention to health and safety policies.

Whiterose Janitorial Services is a full service company and a member of ACMO and CCI. Specializing in cleaning and live in & live out Superintendents for the past 30 years.

Spectrum of Cleaning Services: • Facility assessment • House keeping and general cleaning services • Customized cleaning service plan • Customized cleaning schedules • Window cleaning (Exterior high rise) • Garage cleaning • Marble restoration & Polishing • Carpet cleaning

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EDITOR’S NOTE>>

Apartment CANADIAN

THE REAL VALUE OF CURB APPEAL

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Whether your apartment building was constructed in 1968 or 2008, whether it sits on the side of a busy street or in the centre of a sprawling acreage, curb appeal can be achieved in many ways and add value to any property. But, as Justin Taylor, Chief Operating Officer at Greenrock Property Management points out, in the end the resident experience must always live up to that first impression.

As the 2017 recipient of the FRPO MAC Award for best curb appeal, we spoke to Mr. Taylor about the recent landscaping project that earned Greenrock the win, and what those top honours mean—particularly in the wake of recent news coverage about lax security at the iconic Church and Wellesley property. Read our cover story on page 20 for an in-depth look at the upgrades made to the Village Green grounds, and how the new landscaping was designed with ambiance, and security, in mind.

Lighting, of course, is an important aspect of both curb appeal and security. On page 16, our feature contributors Latif Jamani and Bryant Tse point out the many ways low-cost lighting will transform a building’s exterior while fostering a feeling of safety among residents.

And speaking of exteriors, Winnipeg is a city undergoing massive revitalization. As the skyline changes before Winnipeggers’ eyes, and as new development continues to grow the region, we take a look at some of the new apartment buildings that have sprung up in the thriving city’s downtown core.

Of course, don’t miss our Canadian market report and see some of the top apartment transactions of Q4-2017. As we move into the New Year, we are excited to continue covering Canada’s rental housing news and being your preferred source for the industry stories that matter.

Erin Ruddy

Publisher

Mitchell Saltzman

Senior Designer

Annette Carlucci

Production Manager

Rachel Selbie

Contributing Writers

arbara Carss B Paula Gasparro Latif Jamani Bryant Tse

National Sales

Sean Foley Stephanie Philbin Melissa Valentini

Digital Media Director Steven Chester Circulation

Yeshdev Singh For sales information call (416) 512-8186

Canadian Apartment Magazine is published six times a year by:

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President Kevin Brown Group Publisher Sean Foley Copyright 2018 Canada Post Canadian Publications Mail Sales Product Agreement No. 40063056 ISSN 1712-140X Circulation 416-516-8186 ext. 234 circulation@mediaedge.ca Subscription Rates: Canada: 1 year, $50*, 2 years, $90*, US $75 International $100, Single Copy Sales: Canada: $12* * Plus applicable taxes Requests for permission to reprint any portion of this magazine should be sent to Erin Ruddy.

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Authors: Canadian Apartment Magazine accepts unsolicited query letters and article suggestions.

Manufacturers: Those wishing to have their products reviewed should contact the publisher or send information to the attention of the editor.

The opinions expressed are those of the authors of articles and do not necessarily reflect the views of Canadian Apartment Magazine. This information is general and is not a substitute for legal advice.

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Sworn Statement of Circulation: Available from the publisher upon written request. Although Canadian Apartment Magazine makes every effort to ensure the accuracy of the information published, we cannot be held liable for any errors or omissions, however caused. Printed in Canada.

WHAT DRIVE-BY APARTMENT SEEKERS ARE LOOKING FOR:

EXTERIOR LIGHTING

GREEN SPACE

MANICURED GROUNDS

SMOOTH PAVEMENT

CLEAN WINDOWS

FRESH PAINT

OUTDOOR SEATING AREAS

VISIBLE SECURITY CAMERAS

WELL-LIT PATHWAYS SOOTHING FOUNTAINS

FORECASTING

PEACE-OF-MIND AHEAD!

W W W . A C E G R O U P G T A . C A

Apartment CANADIAN

VOLUME 14 / NUMBER 6 / DECEMBER/JANUARY 2018

FEATURES 16 Lighting the Way to Happier Tenants

By Latif Jamani and Bryant Tse 26 Red Hot Winnipeg

By Erin Ruddy 28 Recognizing Apartment Excellence

COLUMNS 10 Transactions Multi-Residential Market Report

By Erin Ruddy 12 CMHC Foreign Ownership in Canadian Residential Real Estate

By Paula Gasparro 25 Trendspotting Exterior Designs that Go Beyond 30 Newsworthy Industry Hot Topics

COVER STORY

DEPARTMENTS

20 Beauty, Pride and Purpose Adding luster and security to the grounds at Village Green

By Erin Ruddy

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Village Green in Toronto, image courtesy of Greenrock Property Management

GREEN APPEAL

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VOLUME 14 / NUMBER 6 / DECEMBER/JANUARY 2017/2018

Editor’s Note

RENTAL MARKET TRENDS

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CMHC’s policy changes are positive for borrowers

(Here’s why)

Here are some of the highlights: GUARANTEES More flexibility. CMHC will now entertain alternative factors when determining the need for personal guarantees, including corporate guarantees, equity retention, replacement reserves, collateral security, etc. Previous CMHC policy required personal guarantees for any financing with a loan to value above 75%.

Standardized guarantee percentage. For existing rental properties, CMHC now requires only 40% guarantee of the outstanding loan amount owing under the mortgage. For construction loans, the guarantee amount is 100% until the borrower achieves stabilized rents, at which time the guarantee decreases to 40% of the outstanding loan amount.

Non-recourse threshold: The limit for a nonrecourse loan has increased to 65% loan to value (up from 60%).

This summer, the CMHC (Canada Mortgage and Housing Corporation) rolled out a series of policy changes that have changed the game in regards to mortgage loan insurance for multi-unit residential properties.

Developed with a pragmatic approach, the changes are designed to make rental and affordable housing more accessible to more Canadians.

“Ultimately, CMHC amended their policy to generally come more in line with un-insured (conventional) mortgage industry standards,” explains Aaron Cameron, senior manager for Commercial Operations with First National.

Of course, he adds, changes of this magnitude are rarely straightforward and there is a lot of new information to digest: “The good news is that much of the policy transformation favours borrowers when it comes to both guarantees and underwriting.”

“Limiting the guarantee requirements means the borrowers have less risk,” says Cameron, adding, “In the event of default the borrower has less liability to cover the losses that could potentially be incurred by the lender in such a ‘worst case scenario’.”

UNDERWRITING Permitted non-residential space. The maximum threshold for permitted nonresidential space has been increased to 30% (up from 20%).

Consideration of bulk lease revenue. The revenue garnered as a result of a bulk lease for a portion of the residential units will now be considered, where such arrangement is directly in support of affordable housing, housing in the north, housing for students, or housing for vulnerable groups.

Consideration of furnished suites.

Furnished suites may now be considered, where the units are intended for long-term occupancy.

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Retirement Homes and Student Housing.

CMHC may now consider amortization periods of up to 40 years for these property types.

Premium Structure: This has been amended for new construction and affordable housing premiums. Slight changes have also been made for existing rental properties with loans between 70 – 75% loan to value.

“The underwriting changes increase CMHC flexibility to incorporate more complex situations,” explains Cameron.

“This flexibility is in line with their mandate to support the Canadian population and their housing needs. By including bulk leases or furnished suites, they are ultimately helping the individuals who reside in those types of units.”

In addition to these amendments,

“Ultimately, CMHC amended their policy to generally come more in line with un-insured (conventional) mortgage industry standards,” explains Aaron Cameron, senior manager for Commercial Operations with First National. the CMHC has also implemented additional policies for rental achievement requirements for new construction, second mortgage maturity requirements, as well as new policies to simplify its affordable housing requirements.

Still, while the policy changes are positive and have created new potential

opportunities for borrowers, there are a number of intricacies to dissect and understand. As such, Cameron notes, “As the largest CMHC lender in Canada, First National can help. We work closely with CMHC to ensure our borrowers get the best product and we can benchmark each submission against other similar CMHC insured financings we have done. Also, since we have offices across the country in the same cities as CMHC, so we have an appreciation for the intricacies and different approaches of each office.”

For more information and insurance expertise, visit www.firstnational.ca.

Multi-Residential Market Report Favourable Conditions Projected for 2018 Avison Young released its annual commercial real estate forecast in early January and predicts change and opportunity will abound in 2018. According to the report, Canada’s commercial real estate sector continues to possess varying, but largely healthy, property market fundamentals across the country’s regions and asset classes—supported by a stable economy, which is the envy of the G7 countries.

“Despite the favourable market conditions, there is a sense that we are late in the cycle and a slowdown is inevitable,” commented Bill Argeropoulos, Principal, Practice Leader, Research (Canada) for Avison Young. “The commercial real estate sector is having to re-evaluate challenges and opportunities in a technologically transforming world – a world that Canada appears to be making a concerted effort to lead, rather than follow.”

Downtown Winnipeg will be seeing major changes this year, as several multifamily and commercial mixed-use projects are set to reach completion in 2018. More than $900 million has been invested in the city’s downtown core during the last decade. Phase 1 of the $400 million True North Square project is already taking shape, and construction on a $165-milion, 40-storey commercial/residential tower has begun.

In Toronto, a vast amount of capital chasing limited product continues to keep prices high and cap rates low. Scarcity of product is pushing some investors toward more challenged assets, and/or locations, to capitalize on redevelopments or future growth, requiring buyers assume some risk.

In Halifax, the multifamily investment sector is more active than ever. Many developers are local, family-owned

10 | Canadian Apartment | Part of the REMI Network |

businesses, strategically building and selling assets to publically traded companies and organized syndicates that are both local and from abroad.

The major markets in western Canada are beginning to show signs of recovery. In Calgary the total investment dollar volume of transactions were up compared with 2016, with a high proportion of investment coming from groups that do not have existing exposure to the local market. An increasing number of transactions in 2018 are expected to drive investment dollar volume to its highest level in three years.

Looking back at Q4 2017 The apartment market in 2017 ended with a flurry of activity, which, according to Morguard’s Keith Reading, will likely result in a new record high for apartment sales volume. Reading also noted that public and private capital sources have been very active, with pricing held at the peak for the cycle resulting in record-low yields for prime assets. As with previous quarters, the supply of assets available for purchase—particularly in cities like Toronto and Vancouver— continues to fall short of capital availability.

October Vacancy Rate - Selected CMAs and Canada Apartment Structures of Three or More Units, Privately Initiated Vacancy Rate (%)

2017

Halifax

QuĂŠbec

Montreal

Ottawa

Toronto

Winnipeg

Regina

Saskatoon

Calgary

Edmonton

Vancouver

Victoria

0

2016

Canada

11 10 9 8 7 6 5 4 3 2 1

Q4 Notable Apartment Transactions Address

City

#of Units

Sale Price (Millions)

Sale Price/Unit

Purchaser

New Westminster

282

$90.8

$316,376

Realstar

1.

527 Carnarvon St

2.

1020 Paisley Rd

Guelph

126

$40.0

$317,810

Starlight

3.

Boardwalk Estates

Regina

649

$71.7

$111,778

Mainstreet Equity Corp.

4.

Starlight National Portfolio

National

1,250

$196.8

$157,440

Northview REIT

5.

Har-Par Calgary

Calgary

685

$142.5

$208,000

Timbercreek

6.

212 Davis Dr

Newmarket

225

$75.0

$333,233

Homestead

7.

2548 Kipling Ave

Etobicoke

153

$33.0

$215,686

Golden Equity

8.

1220 Merivale Rd

Ottawa

184

$30.0

$163,043

Paramount Properties

9.

Homestead Hamilton

Hamilton

439

$59.2

$134,755

Q Residential

10.

24 Forest Manor Rd

North York

128

$35.2

$275,391

Homestead

11.

1801 Riverside Dr

Ottawa

136

$21.5

$158,088

Paramount Properties

12.

2181 Lawrence Ave E

Scarborough

142

$25.0

$176,056

Shelborne Capital

| www.REMInetwork.com | December/January 2018 | 11

CMHC REPORT >>

Foreign Ownership in Canadian Residential Real Estate Survey Says: Condo Apartments Owned by Non-Residents Remains Low

by Paula Gasparro A recent report from CMHC indicates that the share of condominium apartments owned by non-residents remains low in the 17 Canadian Census Metropolitan Areas (CMAs) surveyed, with the majority reporting shares of less than 1 per cent. Non-resident ownership shares remained stable in Vancouver and Toronto, while Montreal saw an increase.

T

he share of condominium apartments owned by non-residents remained low and stable in Canada,” said Bob Dugan, Chief Economist, Canada Mortgage and Housing Corporation. “The lack of growth in Toronto and Vancouver, combined with the increases in Montréal, indicate the possibility of a shift from these centres after the introduction of foreign buyers’ taxes in Ontario and British Columbia. Other factors attracting demand to Montréal include lower housing prices and a relatively strong economy. It should be noted that foreign

12 | Canadian Apartment | Part of the REMI Network |

ownership is just one of the factors influencing Canada’s housing markets.

Other important factors include housing and land supply constraints as well as the economic and demographic fundamentals that drive housing demand.”

CMHC and Statistics Canada both define a non-resident homeowner (often referred to as a “foreign homeowner”) as an individual whose principal residence is outside of Canada. “Foreign ownership,” in this case, technically refers to the nonCanadian residency of the legal owner of the property, irrespective of the owner’s

nationality. It should be noted that this definition would classify Canadian citizens whose primary residence is outside of Canada as “non-resident.”

2017 CHMC report highlights • Toronto, Vancouver, Montréal, Halifax, Victoria and Gatineau have non-resident ownership shares above 1% of the condominium apartment stock.

• Montréal saw an increase in the share of non-resident ownership of condominium apartments, rising from 1.1% in 2016 to 1.7% in 2017.

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| www.REMInetwork.com | December/January 2018 | 13

CMHC REPORT >>

Rental Supply Shortages Fuel Demand Insights from CMHC’s 2017 Rental Market Survey According to CMHC’s 2017 Rental Market Survey, the average vacancy rate for purpose-built rental apartment units across all surveyed centres decreased from 3.7 per cent in October 2016 to 3.0 per cent in October 2017. During the same timeframe, the number of purpose-built rental apartments increased by approximately 23,000 units, or 1.2 per cent. This represents a significant slowdown in the growth of supply when compared to the roughly 40,000-unit increase registered between October 2015 and October 2016.

“Nationally, increased demand for purpose-built rental apartment units outpaced growth in supply, leading to a decline in the vacancy rate and a reversal of the trend we’ve seen over the last two years,” said Gustavo Durango, Senior Market Analyst at CMHC. “Demand for purpose-built rental apartments can be attributed to historically high levels of positive net international migration, improving employment conditions for younger households and the on-going aging of the population.”

As mentioned, new international migrants are a key source of rental housing demand because they have a strong tendency to rent during the first few years of their arrival, when compared to non-migrants and migrants who have been in Canada longer. While Canada saw a decline in the number of net new immigrants over the first half of 2017 compared to the same period in 2016, 2016 saw a nearrecord high level of new immigrants. As a result, the level of net international immigration to Canada remains well-above historical averages, thus providing a strong level of support for rental demand.

Younger households and aging Canadians are also affecting rental demand.

While younger households tend to have lower incomes and are more likely to gravitate towards renting, the growing aging population is contributing to the increase in occupied rental units.

Major market facts • Toronto’s primary vacancy rate reached a 16-year low at 1.0 per cent.

Homeownership affordability concerns kept more households in rental. Supply of new private purpose-built rental units was insufficient to meet growing demand. Condominium apartments continued to act as the de-facto new rental accommodation supplier.

• Despite record construction of new units in Vancouver, strong demand for rental accommodation kept the vacancy rates below 1 per cent for both primary rental apartments and rental condominium apartments. The rapid increase in entrylevel home prices and higher migration to the region have contributed to rental demand.

• Due to strong demand, the vacancy rate in the Montréal area decreased in 2017 to 2.8 per cent. The change in the average rent was about 2 per cent.

• After increasing for three consecutive years, the apartment vacancy rate in Calgary declined in 2017 to 6.3 per cent. In Edmonton, it remained unchanged at 7 per cent.

• Kelowna and Abbotsford-Mission (both at 0.2%), Victoria (0.6%) and Vancouver (0.9%), Kingston (0.7%) and Toronto (1.0%), have the lowest purpose-built rental vacancy rates.

• Saskatoon (9.6%), Regina and Edmonton (both at 7.0%) and St. John’s (7.2%), have the highest purpose-built rental vacancy rates.

14 | Canadian Apartment | Part of the REMI Network |

• Downtown Montréal and Nun’s Island reported the largest increase in the share of non-resident owners, from 4.3% in 2016 to 7.6% in 2017, followed by Montréal Island (from 1.7% to 2.7%) and West of Island Montréal (from 0.9% to 1.5%).

• In Toronto, the largest structures registered a non-resident ownership share of 4.2% compared to the overall share of 2.5%, Vancouver registered a share of 3.3% in the largest structures versus the overall share of 2.2%, while the CMA of Montréal registered a largest-structures share of 3.7% vs the overall share of 1.7%.

CMHC and Statistics Canada partnership In order to address the data gap on foreign ownership in Canadian residential real estate, CMHC began collecting information in 2014 on the non-resident share of ownership in condominiums via its Condominium Apartment Survey. CMHC has produced estimates for selected major centres, including Vancouver and Toronto. In Budget 2017, the Government of Canada provided funding to Statistics Canada to improve housing data through the CHSP. These efforts have resulted in Statistics Canada publishing its first estimates from the CHSP focusing on non-resident ownership for Vancouver and Toronto.

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FEATURE >>

Lighting the Way to Happier Tenants How Low-Cost Lighting Improvements Can Transform Your Building’s Exterior

by Latif Jamani and Bryant Tse First impressions matter, especially when it comes to apartment buildings. For some prospective tenants, the outside appearance of an apartment building can make or break whether they would choose to live there, even before they step foot in the lobby. Improving the curb appeal of an apartment building will also help foster a feeling of security for its tenants.

It can even promote a feeling of pride akin to homeownership. Imagine coming home from a long day at work and entering a building with a beautifully lit exterior? Good lighting with a well thought-out design plan will help beautify any building, and it can be done with a low capital investment. Improving the curb appeal of your building gives you a chance to make multiple great first impressions—and getting started is as easy as 1, 2, 3. Do one, or do them all!

16 | Canadian Apartment | Part of the REMI Network |

FEATURE >>

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Outside lighting can help provide a visual beacon for your building and help draw the eye towards it in an otherwise busy skyline.

Building Façade Lighting The first component of any building’s outdoor lighting project is façade lighting.

This creates a halo effect around your building, highlighting its architectural details, and helping set it apart from other buildings in the area.

There are certain factors to keep in mind for landlords and property managers in urban or suburban settings. In suburban areas, light pollution can be a concern.

Landlords need to strike a balance between having sufficient light around the building, and not flooding the area with too much light. One way to work around these restrictions is to have lighting around the façade of a suburban apartment building that sits low, which illuminates the building without adding light pollution.

Property managers of urban apartment buildings can be a little bit more adventurous with their lighting choices because they do not have to contend with the same concerns. Outside lighting can help provide a visual beacon for your building and help draw the eye towards it in an otherwise busy skyline. Illuminating the sides of a building showcases its texture – whether it has tile, or stone, or stucco, it’s a nice way to create visual texture. A small amount of light can go a long way as the light can simply graze the sides of the building, avoiding hotspots so there is an even amount of light throughout.

Façade lighting is generally inexpensive and can be energy-efficient, as long as care is taken in the placement of the lighting fixtures and the selection of products that are used around the building. Colour temperature is something to consider as well. Cooler versus warmer lights give different dimensions and can dramatically change the look and feel of your building.

ARE YOU CONTEMPLATING THE SALE OF YOUR APARTMENT PROPERTY? Consider the following: • Who will represent your best interest?

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$52,300,000 (180 Suites - $290,555 p/s) 2770 Aquitaine Avenue Mississauga, ON

$50,250,000 (264 Suites - $190,349 p/s) 1485 Williamsport Drive & 3480 Havenwood Drive, Mississauga, ON

$46,000,000 (152 Suites - $302,632 p/s) 111 Lawton Boulevard Toronto, ON

$22,750,000 (105 Suites - $216,667 p/s) 5 Rittenhouse Road Kitchener, ON

David Montressor* | Executive Vice President 416.815.2332 | david.montressor@cbre.com CBRE Limited, Real Estate Brokerage

Please visit our website: www.cbre.ca/nag-toronto

* Sales Representative This disclaimer shall apply to CBRE Limited, Real Estate Brokerage, and to all other divisions of the Corporation; to include all employees and independent contractors (“CBRE”). The information set out herein, including, without limitation, any projections, images, opinions, assumptions and estimates obtained from third parties (the “Information”) has not been verified by CBRE, and CBRE does not represent, warrant or guarantee the accuracy, correctness and completeness of the Information. CBRE does not accept or assume any responsibility or liability, direct or consequential, for the Information or the recipient’s reliance upon the Information. The recipient of the Information should take such steps as the recipient may deem necessary to verify the Information prior to placing any reliance upon the Information. The Information may change and any property described in the Information may be withdrawn from the market at any time without notice or obligation to the recipient from CBRE. CBRE and the CBRE logo are the service marks of CBRE Limited and/or its affiliated or related companies in other countries. All other marks displayed on this document are the property of their respective owners. All Rights Reserved.

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| www.REMInetwork.com | December/January 2018 | 17

2/2/2016 10:38:00 AM 2016-02-08 9:04 AM

FEATURE >>

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Landscape Lighting Some property managers and landlords have dismissed landscape lighting as it used to be difficult to maintain, especially in Canada’s harsh climates. However, thanks to new technology, landscape lighting is going through a huge resurgence.

Landscape lighting can enhance the ambience of the grounds around an apartment building, increasing the curb appeal of the entire property. When done well, it promotes the enjoyment of the surrounding areas of the building during the day as well as at night. Apartment dwellers may miss having an outdoor space available to them. If your property

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includes a greenspace or garden area, good landscape lighting can help them feel like they too can have a yard regardless if they live in an urban or suburban neighbourhood.

Property managers will be pleased to know that cost points have decreased significantly for landscape lighting. Because of new LED technology, light fixtures are now smaller than they used to be, since you can get more or less the same amount of illumination from smaller bulbs. They are easier to install, and can be hidden within trees and shrubs, making them less intrusive – especially in the daytime. New housing is now available that better protects the lights and is more resistant to the elements, so the fixtures last longer. Little to no maintenance is required – you can just set it and forget it. All of the costs are upfront, making it easier on your budget.

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18 | Canadian Apartment | Part of the REMI Network |

Roof Lighting One way to increase the curb appeal of highrise apartment buildings is by installing roof lighting. This type of outdoor lighting draws the eye up to the top of the building and can leave a striking impression. The possibilities are endless with roof lighting: a well-thought out lighting design can change the overall aesthetic of your building and truly transform its look.

As an example, just look at the Calgary condo tower, pictured on the next page. The building’s rooftop features a pyramid structure, surrounded by arches on all four sides of the

FEATURE >> building. Our new lighting design focused on highlighting these architectural details, to make it stand out from the skyline since the building can be seen throughout the city. Previously, other structures on the roof created strange-looking shadows. Now, its distinctive pyramid roof is a feature on the Calgary skyline. This approach also works with high-rise apartment buildings.

Another roof lighting option for apartment buildings is to add LED colour changing strips that can be added to the edges of your roofline.

This is a recent trend that is growing because of its wide appeal. The lights can be changed in colour by season, or even if you are having a community event for the tenants in the building.

The lights are easy to install, versatile, and are both low cost and low maintenance.

to the curb appeal of their buildings. If you have a portfolio of buildings, you can create a plan to begin rolling out updates to your outdoor lighting over a period of time, and take advantage of energy rebates being offered by provincial governments as well as major Canadian municipalities.

Your local commercial lighting distributor can help you get started and can offer advice from design and installation, to energy rebates and cost

management. Investing in improving an apartment building’s curb appeal will pay off in increased interest from potential tenants as well as a positive experience for residents and the greater community around your property.

Latif Jamani is the President of Calgary Lighting Products located in Calgary.

Bryant Tse is the President of Lumenix, based in Toronto, with offices in Vancouver, Calgary, and Ottawa.

Retrofit your apartment building & reduce operating costs.

The City of Toronto can help.

The City’s Hi-RIS Program offers low-cost loans to owners of eligible apartment buildings for energy-saving and water-saving improvements.

• Competitive, fixed interest rates and repayment terms of up to 20 years • Cost savings from improvements help to offset the cost of financing • Incentives of up to $100,000 are available • Work with the contractors of your choice • Easy to apply

What Property Managers Can Consider Adding to the curb appeal of your building through lighting is easier and more cost effective than ever before. With the rise of new technology – both for lights and lighting systems – designing a new lighting scheme and installing new fixtures is worth revisiting.

Older apartment buildings may already have previous light installations that have not been maintained, or left unchanged over time.

Façade, landscape, and rooftop lighting can be retrofitted and updated with newer fixtures that are not only more energy-efficient and require lower maintenance, but can also instantly update the look of your building.

Now is also a good time for property managers with multiple units to plan to add

Apply now.

Visit toronto.ca/hi-ris

toronto.ca/hi-ris tower@toronto.ca | 416-397-5257

| www.REMInetwork.com | December/January 2018 | 19

COVER STORY >>

BEAUTY, PRIDE

by Erin Ruddy

Residents of Toronto’s Church-Wellesley Village are no strangers to Village Green, the three-building apartment complex that’s been a neighbourhood fixture since the towers were erected in the 1960s. As the downtown community suffers an upswing in crime, and as Greenrock faces scrutiny over what some are calling “lax” security measures, the company has been hard at work contemporizing the rental property’s expansive exterior—a massive overhaul that took place in three phases from November 2015 to September 2017 and helped earn it a coveted MAC Award for best curb appeal in late November.

20 | Canadian Apartment | Part of the REMI Network |

COVER STORY >>

AND PURPOSE Adding luster and security to the grounds at Village Green

| www.REMInetwork.com | December/January 2018 | 21

COVER STORY >>

“Our primary focus when it comes to curb appeal is to enhance our residents’ living experience within our Greenrock communities,” explains Justin Taylor, Chief Operating Officer. “We do it because we’re proud of our buildings and we want our residents to be proud of where they live. Good curb appeal pays off not just in the way your property is represented, but in its impact on the property’s reputation and in the long-term satisfaction and pride of your residents.”

Initially driven by the

need to re-waterproof the underground parking garage roof slab back in 2015, Greenrock saw an opportunity to enhance the landscape aesthetic and improve the flow of vehicular traffic. “We also wanted to address concerns with pedestrian accessibility by eliminating curbs wherever possible, and security by planting low and improving sightlines both to and from the property,” says Taylor. “This also gave us the opportunity to enhance the green space on the roof of the parking garage, which creates a common

courtyard between the three towers in the community.”

To fulfill this vision, Greenrock turned to awardwinning, Toronto-based landscape architect Quinn Design Associates Inc., and through its partnership a new plan emerged—one that included an infinity edge waterfall and fountain with a dedicated lookout deck as its focal point, flanked by seating walls amidst large green spaces. Today, the combination of greenspace, industry-leading hard and soft-scape materials,

Before

After

22 | Canadian Apartment | Part of the REMI Network |

volumes of plants and unique design features, combine to make a huge impact at the property while improving the overall aesthetics of the interconnecting grounds.

Of course, as all property managers know, good curb appeal runs deeper than mere aesthetics. “It’s an inherent promise we must keep to our residents,” asserts Taylor. “A promise to the individuals living in our communities who arrive back each day and say, ‘I’m home.’ It’s nice to say that curb appeal brings new people through the doors, but

“Good curb appeal pays off not just in the way your property is represented, but in its impact on the property’s reputation.” the approach really has to take into account all aspects of the resident experience. It has to live up to the promise of the first impression.”

In other words: “You can’t just put lipstick on a pig,” says Taylor. Curb appeal on its own without the commensurate service and quality of suites and common areas can have the opposite effect on resident satisfaction and engagement. To make curb appeal truly count, property managers must equally invest in the building itself, and serve to the needs of the residents who live there.

Happy pets, happy tenants Catering to Village Green’s abundant four-legged residents, Greenrock opted to incorporate a private multi-level dog park to its newly renovated grounds using special synthetic grass, and even small, accessible “pet grass” curbs off the side entrance of each building.

“The dog park incorporates a full sprinkler and drainage system to wash the area daily and maintain sanitation,” notes Taylor. “Security gates were also installed to limit access and improve security for this space designed exclusively for our residents.”

As the household makeup of urban rentals changes, and as more people of all types and backgrounds are choosing to rent in the city to reduce their commute times, Taylor maintains that attentiveness to detail and to the types of services and amenities being offered today, is more critical than ever. “We have a real opportunity right now to incorporate elements into our exterior programming that enhance the lifestyle of our renters. Pet-related features are a perfect example. Our self-cleaning dog park and the synthetic pet grass strategically placed throughout the property not only looks good but allows our residents more time to do the things they really want to do because they’ve been able to spend less time on something as routine as taking their dog out.”

Gardens, ponds and sculptures…

Among the unique features of the newly-upgraded grounds at Village Green are the curated sculpture installations and the sculpture garden at the north end of the property.

According to Taylor, these sculptures were strategically

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| www.REMInetwork.com | December/January 2018 | 23

COVER STORY >>

Before

After placed so that the passing public could view them from the street, while allowing residents to relax and enjoy them from the privacy of the courtyard. The aim of the sculpture garden was to provide an immersive experience in a serene setting, allowing residents to take a pause from

their fast-paced lives and forget for a moment about their urban surroundings.

“The thoughtful placement of our chosen plant material around the site creates texture and brings beautiful colours to contrast the concrete curbs and pavers,” says Taylor. “The large ponds

Balcony Modernization Parking Structure Rehabilitation Roof Assessment & Replacement Window Upgrades Site Improvements Interior Upgrades New Amenities

.

Asset Transformation Consulting Engineers Project Managers Materials Testing & Inspection

DAVROC & A S S O C I A TE S L TD .

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24 | Canadian Apartment | Part of the REMI Network |

DAVROC. CO M

© DAVROC & ASSOCIATES LTD.

Building Envelope Repairs

that used to exist were reduced in size and enhanced with a dedicated lookout deck, infinity edge waterfall and fountains to maximize the sensory experience, amplified within the courtyard. Though it is difficult to extract one singular feature that makes the grounds stand out, we feel that the overall vision, the holistic approach to encompass all of the above mentioned attributes is the feature that makes the most impact.”

And with a MAC Award for best curb appeal to prove it, Taylor and the team at Greenrock hope that all their efforts to improve the grounds at Village Green will have a positive influence on other areas beyond aesthetics—namely security.

“While we can’t influence what crime occurs beyond our property walls, we can ensure that our grounds and building are designed so that residents feel safer within them. Good curb appeal definitely includes proper lighting and landscaping that allows for adequate lines of sight, but it’s also important because it gives residents a sense of pride in their home.

We’ve found that increased engagement and pride in the community means that if a resident does see something suspicious, they’re more inclined to be a good neighbour and act on it rather than just ignore it.”

And in 2018, Greenrock anticipates Village Green will be newsworthy for just that: increased engagement and community pride.

TRENDSPOTTING >>

Exterior Designs that Go Beyond These Aren’t your Run-of-the-Mill Multi-Residential Buildings Fountains and dog parks are coveted features that can certainly help boost a building’s curb appeal. But a unique design can also add flair and allure to a residential property, launching it into a league of its own. Here are a few examples of some of the world’s most fascinating new structures, envisioned by architects who weren’t afraid to think out of the box.

Round windows

Inside out

Located in a small residential neighbourhood just outside of Melbourne, Australia, is the recently completed Cirqua Apartments—a unique building designed by BKK Architects that features 42 rental units with large porthole windows and an exterior made of weathered brick and standing seam metal.

JSARQ has designed a unique apartment building, called ONE, located in San José, Costa Rica.

Completed in 2017, the 10-storey building was designed from the inside out, offering perfectly rectangular units that are easy to furnish and decorate, with the added purpose of leaving no wasted space.

A new spin

Tall and passive

In Malmo, Sweden, stands Scandinavia’s tallest residential building: the HSB Turning Torso. Designed by renowned architect, sculptor and structural engineer Santiago Calatrava, the awesome tower rises 54 storeys and twists a full 90 degrees from top to bottom. What’s more, the building is completely powered by renewable energy.

In 2022, the city of Vancouver will likely be home to the world’s tallest passive house towers, designed by New York-based Robert A.M. Stern Architects and Vancouver firm MCM Partnership. The project will feature 450 homes, including 129 rental units—and, as per Passive House building standards, will give off close to zero greenhouse gas emissions.

Horizontal The Horizontal Skyscraper, designed

by Steven Holl Architects, is a massive mixed-use building on the outskirts of Shenzhen, China that’s as long as the Empire State Building is tall. The LEED Platinum office-hotel and apartment complex hovers over a giant tropical garden and appears as though it’s floating above a high sea. | www.REMInetwork.com | December/January 2018 | 25

FEATURE >>

RED HOT Winnipeg It’s a New Dawn for Canada’s 7th Largest City The revitalization of Downtown Winnipeg is gaining momentum with more than $1 billion in proposed developments planned for the next few years, including more than 1,200 new residential units —almost as many as in the previous 10 years combined.

M

ajor projects include the $400-million True North Square, $140-million ARTIS REIT residential structure at Portage and Main, and the $200-million SkyCity Centre condominium tower, which will rise in the heart of the SHED district and soon be Manitoba’s tallest structure.

Here’s a quick look at some of the latest eye-catching rental developments adding style and flavour to this bustling downtown core: Heritage Landing Soaring above the tree-lined Assiniboine riverbank, this high-rise apartment complex includes 234 units and three floors of commercial space.

Glasshouse A modern 21-storey residential glass tower located directly across from the MTS Centre, featuring 200 loft-style suites.

370 Donald Originally built in 1905 the beautiful warehouse has been extensively renovated to meet new building code and provide tenants with modern day conveniences.

Avenue on Portage Modern rental apartments in the heart of downtown, in the revitalized Avenue Building on Portage Avenue.

H20 Waterfront Located on Winnipeg’s Waterfront Drive in the Exchange District, H2O offers 85 units boasting spectacular river views.

Residences on York Spacious rental suites with luxurious features, including stylish kitchen appliances, chic bathrooms and beautiful maple hardwood floors.

Downtown Commons A modern 14-storey “green” residential tower located in the heart of downtown close to the intersection of Portage Avenue and Memorial Boulevard.

26 | Canadian Apartment | Part of the REMI Network |

Photo courtesy of Tourism Winnipeg

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For well over a decade, Winnipeg has been striving to become a more liveable city—one with a better built environment, increased cultural amenities, a thriving economy, improved social wellbeing for its citizens, and sustainability for generations to come.

According to downtwonwnnipegtrends.com, more than $2 billion has been invested in downtown since 2005—and the reasons for investment are plenty. For starters, Downtown Winnipeg is currently home to: We are committed to THE BEST PRODUCT, THE BEST SERVICE, THE BEST VALUE

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• 210 free WIFI locations, with dozens more currently being installed • Over 324, 000 Twitter followers of downtown agencies • More than 69,000 people who come downtown to work every day • More than 24,000 students who come downtown to learn every year • 1,812 housing units constructed since 2005, with 1719 more planned • More than 2.8 million out-of-town tourists each year, who spend an estimated $647 million • An estimated 308,000 event and conventiongoers annually

BEFORE

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• 4 million annual visitors to The Forks, which was recently named a “Best Public Space in Canada by the Canadian Institute of Planners

Building Science & Restoration Consultants

• 1 million annual visitors to the MTS Centre, the 13th busiest venue in North America

■

• 20% of the city’s creative industries are located downtown (670 businesses in total) • 18 major public art installations • An estimated 6,200 people who commute downtown by bicycle • Over 440,000 m2 of downtown green space Visit downtownwinnipegtrends.com for more upto-date market research.

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rjc.ca | www.REMInetwork.com | December/January 2018 | 27

FEATURE >>

Recognizing Apartment Excellence Highlights from the 2017 FRPO MAC Awards

The 2017 FRPO Mac Awards gala, held The prestigious event provides the at the Metro Toronto Convention Centre in late November, set a new attendance record with over 1,000 guests for its annual sit-down dinner and cocktail reception on the last eve of the PM Expo and Buildings Show.

28 | Canadian Apartment | Part of the REMI Network |

opportunity for the Ontario rental housing industry to celebrate innovation and a commitment to quality, while also recognizing everything that goes into promoting the brand of rental housing.

This year’s event showcased FRPO’s new #rentON public relations campaign while underscoring the continued need for

quality rental accommodations throughout Ontario. After a challenging year in which new government policies have created additional restrictions for landlords in Ontario, FRPO’s mission is to continue to promote equity for the industry, while highlighting the positive role rental plays in meeting the province’s housing needs.

“The FRPO MAC Awards are an

opportunity to celebrate the best of our industry and our members’ commitment to providing high quality service and rental housing,” said Lynzi Michal, Director, Membership & Marketing. “This event continues to grow year over year in submissions, as well as in attendance. On behalf of the FRPO staff and board, we wish to extend our congratulations to this year’s winners and nominees as they continue to raise the bar.”

This year, the coveted Rental Development of the Year Award went to Sifton Properties Limited for its West 5 Townhomes, located in London, Ontario. Sifton also took home a MAC Award for Environmental Excellence and Property Manager of the Year (Theresa Lapensee).

Other big winners of the night included Greenwin Inc., which took home three awards, and Hollyburn Properties Ltd., which took home two. Of course, with hundreds of applicants competing each year, it is a significant achievement just to be nominated. Canadian Apartment would like to congratulate everyone who participated in these awards and helped make 2017 such a significant year for the rental-housing industry.

The 4Rent.ca team mingles at the cocktail reception.

Hollyburn Properties Ltd. accepts their CRB Member of the Year Award

Here are the 2017 FRPO MAC Award winners: Lifetime Achievement Recipient: Tom Schwartz, CAPREIT Best Property Management Website: Hollyburn Properties Ltd. – www.hollyburn.com Advertising Excellence for a Single Campaign: Skyline Living – Harris Place Phase I & II

Rental Development of the Year: Sifton Properties Limited – West 5 Townhomes, London Amenities Excellence: Minto Properties Inc. – 185 Lyon Street North, Ottawa Outstanding Community Service: Starlight Investments

Advertising Excellence – Social Media: Greenwin Inc. Environmental Excellence: Sifton Properties Limited Best Lobby Renovation: Hollyburn Properties Ltd. – 103 Avenue Road, Toronto

Leasing Professional of the Year: John Burns, Greenwin Inc.

Best Curb Appeal: Greenrock Property Management Ltd – 40, 50 Alexander Street & 55 Maitland Street, Toronto

Property Manager of the Year: Theresa Lapensee – Sifton Properties Limited

Best Suite Renovation under $12,500: Preston Group – 2 Secord Avenue, Toronto

Resident Manager of the Year: Linda & Fernando DaSilva, Greenwin Inc.

Best Suite Renovation over $12,500: Metcap Living Management Inc. – 201 Sherbourne Street, Toronto

Customer Service Award of Excellence: Minto Properties Inc. Marvin Sadowski Memorial Award for Certified Rental Building Member of the Year: Hollyburn Properties Ltd.

For more on the 2017 FRPO MAC Awards, visit www.frpo.org

| www.REMInetwork.com | December/January 2018 | 29

NEWSWORTHY >>

Industry Hot Topics GTA condo rents surge nine per cent in Q4

A

total of 27,219 condominium apartments were leased through the MLS System in the Greater Toronto Area in 2017, up by one per cent compared to 2016 to reach a record high annual volume, according to Urbanation Inc.’s recently released Q4-2017 rental results. However, the number of units leased in Q4-2017 fell 11 per cent year-over-year as listings dropped 16 per cent.

Lower condo rental supply in 2017 was caused by an increased share of units resold as investors took advantage of quickly rising condo prices, as well as a fall in new project completions to a four-year low of 15,827 units registered in 2017. High rent levels and new rent control regulations are causing tenants to move less often, further reducing available supply. Urbanation found that the average length of time between same unit lease transactions was 22.8 months in the fourth quarter of 2017, climbing from 19.7 months in Q4-2016 and 16.4 in Q4-2015.

The continued tightening market conditions resulted in rents surging by as much as 12.4 per cent in Q4-2017 in downtown Toronto to an average of $2,392 ($3.37 per square foot). This led to a surge in rental activity in the less expensive suburban regions of the GTA, where the number of leases increased by 26 per cent year-over-year in Q4, while rents increased eight per cent to $1,867 ($2.45 per square foot). Overall, the average monthly rent for a condo in the GTA increased by 9.1 per cent year-over-year to $2,166. When calculating price increases by square footage, the average price to rent a condo apartment

30 | Canadian Apartment | Part of the REMI Network |

increased by 5.8 per cent to $2.93 per square foot, marking a slower rate of growth than previous quarters.

Of the 5,094 condo units leased through the MLS System in the fourth quarter, Urbanation found that 10 per cent of landlords were represented by companies instead of personal names. The share was unchanged from Q4-2016.

This information is helpful to provide more information on condo ownership in Toronto, following a report from Statistics Canada stating that seven per cent of condominium units are owned by non-residents of Canada. As some non-resident owners may use corporations to purchase units, they may not be included in Statistics Canada’s estimates.

By the end of the year, there were 7,184 rental units under construction, the highest level in over 25 years. A total of 3,644 units began construction last year, including 1,198 units in Q4.

After some cancellations and a pause in new application after the implementation of new rent control rules earlier in the year, the inventory of proposed purpose-built projects rose to 33,787 units by the end of the year, with 5,410 units announced during Q4.

“Persistently strong rent growth throughout 2017 was simply the result of demand fundamentals for renting far outweighing supply,” said Shaun Hildebrand, Urbanation’s senior vice president, in a press release. “This has raised the confidence of developers to add more units to the pipeline, a trend that will need to continue in order to meet future housing needs for the GTA.”

Quebec tweaks building upkeep and repair rules

A

recent amendment to Quebec’s labour relations act allows educational and health care facilities, charitable organizations and some small landlords and businesses to rely on unpaid help for minor building upkeep and repair. Previously, provincial construction industry regulations prohibited voluntary work.

Now, certified tradespersons can provide services free of charge to a registered charity or within a dwelling they occupy or intend to occupy in the future. Volunteers who are not certified construction workers can perform tasks such as painting and finishing of interior furnishings in a few specified scenarios.

In the multi-residential sector, this includes small rental complexes with up to four units if the owner lives in the building, co-ownership buildings of up to four units and cooperative housing buildings of any size. Public and private schools, colleges, universities, facilities related to health and social services, cooperative daycare centres and commercial businesses with fewer than 10 employees are also eligible.

Neither Quebec’s largest rental housing association nor public sector union is happy with the change. CORPIQ (Corporation des propriétaires immobiliers du Québec) estimates about 150,000 duplex, triplex or quadruplex dwellings are excluded because the owners live off-site, while the Canadian Union of Public Employees (CUPE) questions why the legislation still prevents public sector building managers from assigning their own part-time staff to the tasks.

“At present, only permanent employees can do maintenance work,” observes Denis Bolduc, president of CUPE-Québec.

“The government is prohibiting our members from doing it, but giving its permission to volunteers. It’s absurd.”

CORPIQ likewise calls it “paradoxical” that many small landlords cannot undertake tasks in their own buildings that they could do as volunteers in a housing co-op. During last year’s public consultation on the amendment, CORPIQ had lobbied for the inclusion of rental housing up to six units, noting that insurers and lenders do not classify such buildings as businesses.

Quebec’s allowable rent increases for renovations equate to a 41-year payback, while market wages for certified contractors are in the range of $70 to $80 per hour. In that light, CORPIQ suggests volunteers should be able to conduct more types of maintenance and building upkeep than the new rules allow.

“CORPIQ was, and remains, in agreement with requiring certified workers for safety-related jobs such as gas, plumbing, electricity and carpentry,” says Hans Brouillette, the association’s director of public affairs. “But where’s the logic that an owner can change a bedroom door, but not an entry door?”

Meanwhile, small landlords who are themselves certified tradespersons can only do wiring, plumbing, gas-fitting or carpentry within the units they personally occupy. “Yet, these same certificate holders, who can’t work for free on their own buildings, can do volunteer work for a charity,” Brouillette adds.

Saskatchewan amends rental legislation

S

askatchewan has introduced amendments to rental legislation to address recent concerns about cannabis, misuse of the eviction process, and the disposal of abandoned goods.

“Through this legislation, government is ensuring that the balance between landlords’ and tenants’ rights is maintained,” said Justice Minister and Attorney General Don Morgan. “These amendments address concerns we’ve heard from landlords about issues such as the upcoming legalization of cannabis and abuses of the eviction process.”

The Residential Tenancies Amendment Act, 2017 takes into account the upcoming legalization of cannabis and gives landlords the right to impose rules prohibiting the possession, use, and sale of cannabis in the rental unit. This extends to the growing and possession of cannabis plants.

The legislation also repeals provisions in The Residential Tenancies Act, 2006 that require a tenant to deposit half a month’s rent with the Court of Queen’s Bench when appealing an eviction hearing decision made by the Office of Residential Tenancies.

This provision will be replaced with a requirement that the renter continue to pay rent to the landlord until the conclusion of an appeal.

This is in response to ongoing concerns about the exploitation of the appeal process by tenants. While these cases are rare, the hardship they cause affected landlords is significant. Additionally, landlords will now be able to dispose of abandoned goods if the value of the goods does not exceed $1,500.

Previously, landlords needed to obtain an order from the Office of Residential Tenancies to dispose of any abandoned goods.

Government expects the Act to come into force in spring 2018.

The Office of Residential Tenancies received 8,446 applications in 2016-17, of which 6,876 were made by landlords and 1,460 were made by tenants. These applications involve disputes over security deposits, overdue or unpaid rent, damages to property, and abandoned personal property. | www.REMInetwork.com | December/January 2018 | 31

NEWSWORTHY >>

Toronto Community Housing announces 2018 revitalization plans

R

MOBILE FRIENDLY

32 | Canadian Apartment | Part of the REMI Network |

esponding to feedback from both tenants and the City of Toronto, the Toronto Community Housing Corporation (TCHC) has announced a range of tenant service enhancements and capital renewal plans for 2018.

Further to the 2017 Ipsos tenant survey results and the City’s 2017 Tenants First report, TCHC says it will continue to improve the quality of its homes, invest a record $300 million in major capital renewal, implement an enhanced fire life safety program, and introduce a new tenant service framework.

The corporation also says it will focus on meeting tenant expectations around well-maintained buildings, respectful interactions with staff and contractors, and being kept informed about all issues relating to their buildings and neighbourhoods.

“Our goal is to make TCHC a more tenant-centric, responsive and accountable social housing provider, and an organization the entire city can be proud of,” said Kathy Milsom, TCHC’s President and CEO. “The 2017 tenant survey found that tenants feel our service delivery is improving in most areas. There is more we need to do, but we are headed in the right direction.

We are committed to building a positive work environment and a culture dedicated to delivering responsive service, greater accountability for results, and continued improvement of our operating and financial performance.”

TCHC will conduct its tenant survey annually, beginning in 2018. Milson says they will also be conducting spot surveys periodically in order to gain real-time insights into how to provide better service and community supports to tenants.

In 2018, TCHC will invest $300-million in building capital renewal, an increase of $50 million to its budgets of $250 million in both 2017 and 2016. This record level of investment will enable TCHC to accelerate its efforts to repair buildings, improve living conditions for tenants, and ensure the City’s stock of social housing is maintained.

Building off its 2017 efforts, enhanced fire life safety in TCHC buildings will continue into 2018, with tenant awareness and education being made a priority, along with more proactive fire life safety inspection and audit programs.

In addition, the new tenant service framework will target improved tenant engagement and communications as a key goal for 2018.

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TO ENHANCE CURB APPEAL 3 tips to Freshen up a Tired looking Property

Anyone who owns a property knows the value of good curb appeal. By taking the time to freshen up your exterior, payback will come in many forms, including: resident satisfaction; increased property value; slower tenant turnover; and more interest from potential residents looking for quality accommodations. So, as the snow melts away and the grass readies to sprout, be sure your curb appeal is in tip-top shape. Here are three easy ways to get started…

1. Clean is critical.

Always ensure your property is swept and scoured of dirt, trash, dog litter, lawn clippings, cigarette butts and debris.

Perhaps budget restrictions prevent your property from looking as new as you’d like it, but with a little effort, it can always look clean. That includes freshening up old, peeling paint or getting rid of unsightly graffiti. Nothing says clean like a new coat of colour.

2. Plants and flowers add warmth and personality.

Whether your property overlooks a bustling street or a sprawling lawn, well-maintained gardens and planters are a must. As the seasons change, so should your floral arrangements. Flowers are both soothing to the eye and uplifting to the spirit. Today’s software and apps can help you experiment with colour and design in advance, so you can sneak a peek before committing those dollars. Why not invite your residents for input? Post three options, then select the winning arrangement.

3. Lights, cameras…carpets!

It’s no secret that lighting can contribute enormously to the appearance of a property. Investing in quality exterior lighting is well worth the extra spend. Not only does good lighting add ambiance by allowing you to accentuate key features of your landscaping, but it’s also a good security measure—as are visible cameras. And don’t forget to clean those carpets!

Nothing is more off-putting than a spotty, filthy entranceway covered in old winter salt stains.

34 | Canadian Apartment | Part of the REMI Network |

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