NEW FORT ROUGE RENTAL TOWER PROMISES TO SET THE BAR FOR APARTMENT LIVING
Our smart devices can detect anomalies in the water supply system and STOP the water flow before any Leaks & Floods occur, PREVENTING any water-related damages and excessive water usage!
/cammediaedge
/cdnapartmentmag
/mediaedgecam
AMENITIES THAT MATTER
Amenities aren’t just nice add-ons; research shows that what a rental property offers in addition to its units can make or break a resident’s experience. While outdoor spaces and co-working rooms have risen the ranks since COVID-19, property technology is one of the most lucrative features you can add to your rental property. From smart thermostats to keyless locks, today’s tenants expect the latest technologies that not only make life more convenient but improve security too. In other words, the sooner you integrate smart technology into your building, the sooner you’ll outpace the competition, reduce vacancies, and increase tenant retention rates.
Also critical for longevity in the marketplace are energy efficient features and appliances. The new “STNPO1” rental tower in Winnipeg is a great example of a rental property that refuses to comprimise on its sustainability goals. In our cover story on page 16, we speak with Jared Carrington and Sam Goszer of Carrington Real Estate about what makes this rental tower so exceptional on the energy front as it sets its sights on exceeding the national energy standard by a significant margin.
Also in this issue, we look at the waste management evolution, new policies and legislation impacting landlords, green lawncare practices, and other timely news impacting your business. We hope you enjoy the issue as you fill your remaining days of summer with wonderful memories to last a lifetime.
Sincerely,
Erin Ruddy
Editor Erin Ruddy
Art Director Annette Carlucci
Graphic Designer Thuy Huynh-Guinane
Production Coordinator Ines Louis
Contributing Writers Andrew Strudwicke
National Sales Jake Blanchard Melissa Valentini
Digital Media Director Steven Chester
Circulation Adrian Holland For sales information call (416) 512-8186
Canadian Apartment Magazine is published six times a year by:
2001 Sheppard Avenue East, Suite 500 | Toronto, Ontario M2J
Subscription
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. 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
CREATING A SUSTAINABLE FUTURE.
Looking for a reliable partner to help bring your building project to life?
Look no further than Egis, formerly known as McIntosh Perry. With a staff of over 600 professionals and technical experts, we offer a comprehensive range of consulting engineering and technical solutions that cover all stages of a building project. From concept to completion, we work with you every step of the way to turn your possibilities into reality.
Trust Egis to help you achieve your building g oals with our full range of services for the building industry.
Waste management strategies for the modern era By Andrew Strudwicke
Tips for navigating Canada’s changing housing policies FROM OFFICE TO RESIDENCE
Top 5 considerations that could make or break your conversion project
Yardi Canada has released its 2024 multifamily report, analyzing aggregated and anonymized client data from 476,000 units across 5,400 Canadian properties. The report provides a detailed overview of Canada’s Q2 2024 apartment performance, revealing a slight cooling in the market despite sustained high housing demand relative to supply.
According to the data, key metrics like rent growth and vacancy rates have moderated from recent peaks but remain strong by historical standards. Meanwhile, Canada’s economic growth remains modest, with GDP rising at a 1.7 per cent annual rate in the first quarter, as per Statistics Canada, and the unemployment rate standing at 6.4 per cent as of June.
Supply and demand
Despite Canada delivering more than 110,000 apartments in 2023, it was not enough to meet the growing housing demand. The in-place annual rent growth rate declined to 6.3 per cent, primarily due to limited housing supply and rising population growth. Overall, Canada’s average national
Source: Morguard
vacancy rate rose to three per cent, the highest it’s been since Q2 2022. Yardi theorizes that renters are staying put longer due to the high cost of living, making moving less affordable.
“Canada’s apartment market is demonstrating signs of cooling, but remains fundamentally strong,” said Peter Altobelli, vice president and general manager of Yardi Canada Ltd. “While rent growth has begun to decelerate from its peak, it persists at a robust level due to ongoing supply constraints. The disparity between housing demand and available units continues to be a significant factor shaping the rental landscape.”
Apartment performance by locale
In-place rent growth was led by the prairie provinces, Alberta and Saskatchewan, which have been drawing households looking for more affordable markets in recent months. CMAs with the largest year-over-year in-place rent growth during Q2 2024 were Calgary (12.9%), Saskatoon (9.0%) and Edmonton (8.5%), which notably are all markets without rent control. In-place rents rose by less than 5 per cent in only two CMAs: Winnipeg (4.3%) and Vancouver (4.9%).
While apartment construction is not nearly enough to meet the demand of the growing population, completions did reach a multidecade high last year, with multi-unit purposebuilt rentals comprising a growing share of Canadian housing development. According to the Canada Mortgage and Housing Corporation (CMHC), Canada delivered 112,819 apartments in 2023, making up 60.1 per cent of the 187,630 housing units that came online. This marks a large increase from 2003, when 40,711 new apartments represented 28 per cent of all new housing, and from 2013, when 65,157 new apartments accounted for 45.5 per cent of all new housing. Meanwhile, the share of semi-detached and single-family housing has dwindled.
Working against the number of completions and impacting apartment performance, according to Yardi, are lengthening construction times from start to finish due to difficulties in securing construction financing, delays in obtaining municipal approvals in many jurisdictions, and a shortage of workers.
Apartment types
New lease rates in Q2 2024 were extremely
consistent across bedroom types, with rents rising by 10.1 per cent for twobedroom units, 10 per cent for bachelor units and 9.9 per cent for one-bedroom apartments. New leases rose 9.3 per cent for three-bedroom units, which typically have lower turnover.
“The hi gh cost of homeownership is fueling rental demand, as some families cannot afford the cost of owning a home,” Yardi concluded.
CHOOSE EXPERIENCE EXPECT RESULTS
The Neutral Group is a fully insured, full-service interior renovation general contractor. We specialize in multi-residential suite upgrades and common area renovations. Our innovative suite turnover process, dedicated project management staff and facilities produce outstanding savings with time and money.
PROUDLY SERVING THE GTA FOR 10+ YEARS!
The fast track to funding
CMHC’s new Frequent Builder framework aims to accelerate housing construction
In July, 2024, CMCH launched the Frequent Builder framework to accelerate the construction of affordable homes and rental homes in Canada. The new framework promises to expedite the application process for established housing providers that are seeking to secure funding through the Affordable Housing Fund (AHF) and the Apartment Construction Loan Program (ACLP) and meet the additional eligibility requirements.
We are facing a shortage of affordable housing in Canada, so if you’re a housing provider, we want you to build,” said Sean Fraser, Minister of Housing, Infrastructure and Communities. “The Frequent Builder framework will allow experienced housing providers to access construction financing through the National Housing Strategy faster and get more projects off the shelf and shovels in the ground.”
Fast-tracking approvals
As the demand for affordable housing continues to rise and vacancy rates plummet to critical lows, CMHC acknowledges that one of the biggest challenges facing housing developers is the notoriously slow planning and approval stages. The housing industry has often cited government red tape and dismally long approval processes for adding months, if not years, to any new build -
City of Mississauga approves new program to spur housing development
Mississauga City Council has approved a Community Improvement Plan (CIP) with $44 million in funding to help facilitate the construction of affordable rental housing.
The aim of the CIP is to help quickly increase Mississauga’s supply of affordable and below-market rental units in multi-unit buildings and “gentle density” rental units such as basement apartments, garden suites, triplexes and fourplexes in lower density areas.
The CIP will be implemented as a grant program. Applications will be accepted starting this fall through 2027 or until the program funding is fully allocated.
ing project. As Richard Lyall, president of RESCON, said at the 2024 CFAA Rental Conference in May: “This isn’t a housing crisis, it’s a growth management crisis. Although there have been some positive changes introduced recently by all levels of government, it’s not enough.”
Though it won’t solve the housing crisis on its own, the Frequent Builder framework is another step in the right direction, offering those with status key benefits such as a streamlined approval process with underwriting and advancing flexibilities, and the opportunity to secure funding commitments for future housing projects.
“We are excited to launch the Frequent Builder framework as it will better support housing providers in build -
“I am committed to finding ways to get more rental housing built in Mississauga,” said Mayor Carolyn Parrish. “It’s a key area of focus for our Council, City staff and my Housing Task Force. We must use every tool we have to get more homes built. I encourage every homeowner and developer who wants to build affordable rental units in Mississauga to come forward and take advantage of this incentive program. The time to get building is now.”
According to the City, market rents in Mississauga far exceed affordable rent levels for even moderate-income renters. Renter households require a yearly gross income of almost $100,000 to afford a one-bedroom apartment in the city. The City’s CIP will help developers, landowners and homeowners offset some of the costs required to deliver new units at affordable rates.
Mississauga’s CIP was developed in consultation with industry stakeholders whose input was instrumental in helping to shape the program. It is designed to work in tandem with funding sources from other levels of government for new market rental and affordable rental construction. Staff expect that the program will deliver over 300 new affordable rental and gentle density units over three years.
The CIP also sets the stage for two innovative housing solutions that could help to encourage more affordable rental units:
• Tax Increment Equivalent Grants which could be used, with Council approval, to help to offset a portion of the increased property tax associated with the redevelopment of multi-residential units.
• City Land Acquisition program to allow municipally owned property to be acquired and sold at nominal or below-market rates for affordable housing projects.
The CIP will be funded, in part, through funds received from the federal Housing Accelerator Fund. In December 2023, the Government of Canada and the City of Mississauga announced a $112.9 million agreement to help deliver more homes and improve affordability.
More information about the CIP is available at www.mississauga.ca
ing the housing we need and do it more quickly,” said Coleen Volk, President and CEO of CMHC. “This new framework will also support CMHC’s new service standard of Affordable Housing Fund and Apartment Construction Loan Program applications receiving conditional approval within 30 day s and full approval within 60 days.”
The Affordable Housing Fund and Apartment Construction Loan Program are both part of the Government of Canada’s National Housing Strategy (NHS), an $82+ billion plan to give more Canadians a place to call home. While the AHF provides funding through lowinterest and forgivable loans or contributions to partnered organizations for new affordable housing and the renovation and repair of existing, affordable and community housing, the ACLP provides fully repayable, low-interest loans to encourage the construction of rental homes for middle class Canadians.
Eligibility requirements
To be eligible, CMHC will assess applicants
“We are excited to launch the Frequent Builder framework as it will better support housing providers in building the housing we need and do it more quickly.”
on their financial strength demonstrated through satisfactory credit assessment by CMHC. ForProfit entities must have conducted a minimum of $50 million in business with CMHC and fulfill three of the following requirements:
• own more than $1 billion of multi-residential assets
• have a minimum net worth value of $250 million
• have a 1.30 debt coverage ratio within their multi-residential portfolio
• have more than $500 million of effective
outstanding exposure (insurance and lending) with CMHC
Provinces, territories, municipalities, Indigenous governing bodies and other levels of government require a minimum level of business of $20 million with CMHC. For non-profit organizations and co-operative housing corporations, CMHC will also consider clients who have $20 million of business with CMHC and manage a large portfolio of rental housing units (typically 500 or more units).
For more information and to see if you qualify, please visit the CMHC website
ARE YOU CONTEMPLATING THE SALE OF YOUR APARTMENT PORTFOLIO/PROPERTY?
Consider the following:
• Who will represent your best interests?
• Who will give your property maximum exposure?
• Who will deliver the highest value for your property?
With over 35 years of experience, tens of thousands of units sold, and hundreds of clients represented, we have consistently delivered superior results. Through our local and national coverage, we create maximum exposure, ensuring maximum value for your property.
If you have an interest in purchasing Multi Residential Properties, we currently have a number of available opportunities.
Transforming Waste in Canada’s high-rise Buildings
Waste management strategies for the modern era
by Andrew Strudwicke
Within Canada’s urban landscape, towers are becoming a sign of city living. Apartment buildings and their units constitute one third of our dwellings (34%), according to Statistics Canada. And while vertical living offers convenience, community and density, it also presents significant challenges, particularly in terms of waste management.
While recycling often commands the spotlight in sustainability discussions, household and commercial garbage remains a substantial and overlooked problem. In the high-rise realm, these challenges are magnified. Blocked or inoperative garbage chutes, contaminated recycling bins, and a persistent battle against pests can negatively impact a resident’s experience and strain a building’s infrastructure.
High-rise waste management issues can stem from multiple causes, including poorly designed systems, absence of proactive maintenance as well as inadequate information and/or education for the residents and building managers for proper waste handling.
To address these challenges, a transformative approach to trash is essential. To that end, a waste management revolution, driven by technological innovation is underway in the Canadian waste stream. Modern compactors, diverters and bins are designed to optimize waste compaction, minimize odours, and provide valuable data to building managers. Internet-enabled compactor technology, such as iSMART from Metro Compactor Service, can communicate everything from bin fullness, oil levels, damaged plugs, open diverter flaps and disconnected hoses, ensuring that unnecessary service calls and trucks are
“While technology plays a crucial role, human behaviour is equally important in achieving optimal waste management outcomes.”
avoided through remote diagnostics and trouble shooting.
Waste system diagnostics can also provide insights into waste sorting behaviours, that can be used to identify areas for improvement, potentially leading to long-term savings. These insights can contribute to a more efficient and cost-effective waste management process that can potentially reduce contamination fees and minimize the frequency of on-site service technician visits.
While technology plays a crucial role, human behaviour is equally important in achieving optimal waste management outcomes. Building management can adopt a proactive approach to engage residents and foster a sense of ownership in waste reduction efforts. Effective communication channels, such as regular email updates, informative newsletters, lunch and learns or educational campaigns can prove beneficial in informing residents about their role in proper waste sorting and disposal.
To further encourage proper waste sorting, building management can implement reward programs. Offering incentives to floors with higher recycling rates for example, can create a competitive and engaging atmosphere amongst the building residents. Establishing resident committees can also foster a sense of community involvement and empower residents to become ambassadors for sustainable waste management.
Environmental and financial payoffs
Adopting advanced waste management technologies and engagement systems in high-rise buildings has the opportunity to provide significant environmental and financial benefits. These systems can help reduce landfill waste, maximize recycling rates, conserve resources, and lessen the environmental impacts of raw material extraction.
From a financial perspective, the benefits are compelling. Optimizing waste compaction and reducing garbage pickups can substantially lower waste disposal fees. Extending the lifespan of waste equipment and reducing maintenance needs contribute to long-term cost efficiency as well.
Investing in sustainable waste management and demonstrating environmental responsibility boosts a building’s reputation and can help to attract and retain high-quality residents, concerned about their building’s aesthetics and the environmental footprint.
Emerging circular economy of waste
A linear economy is one that moves in a straight line from resource mining to waste disposal with products historically designed for convenience, but with no consideration toward what’s left behind. In a circular economy, products last longer and nothing is waste. The circular economy retains and recovers as much value as possible from resources by reusing, repairing, refurbishing, remanufacturing, repurposing, or recycling products and materials. This creates more value for future generations.
Canada is at a breaking point, or watershed moment if you prefer. As countries and industries promote the benefits of a circular economy, the Canadian waste equipment industry has decided to get in line, and support this concept. In the end, the goal is to have a seamless system which efficiently segregates waste and maximizes equipment lifespan, thereby avoiding unnecessary downtime, onsite service calls and resident inconvenience. With modern designs and optimized processes, this new world will redefine how residents and building managers think about waste in high-rise establishments – it will become second nature
Andrew Strudwicke is President of Metro Compactor Service. To speak to a representative about a customized program, please email: sales@metrocompactor.com
A HIGHER STANDARD OF LIVING
Carrington Real Estate breaks ground on premiere high-rise rental property in Winnipeg
By Erin Ruddy
Known as “the Gateway to the West”, Winnipeg is a multicultural city with a diverse economy serving approximately 800,000 residents and counting. Like all major Canadian cities, Winnipeg has faced some interesting rental dynamics recently due to increased immigration that has put added pressure on the housing supply. That, coupled with exorbitant interest rates preventing would-be buyers from purchasing homes, has led to rental vacancies plummeting to the lowest rate in over a decade. But change is on the horizon.
Driven in part by millions of dollars from the Federal Housing Accelerator Fund, multifamily projects near transit corridors have become a priority for the city—and Carrington Real Estate is one of the key players leading the charge on the purpose-built rental front.
25 Station Place: Phase 1
Located at Station Place and Rathgar Avenue in the district of Fort Rouge, a new 16-storey apartment tower is underway amid an expansive mixed-use development, known as 25 Station Place. Plans for Phase 1 of Carrington’s flagship property include a state-of-the-art geothermal heating and cooling system that will exceed the national standard by approximately 40 per cent, a host of on-site amenities, direct access to 3,000+ square feet of commercial space and a new rapid transit hub station.
“This transit-oriented development is a milestone for our company,” said Jared Carrington, President of Carrington Real
Estate, at the ground-breaking ceremony in June. “Not only does Station Place exceed the national energy standard by a significant margin, but this stunning apartment complex will also be built entirely with precast concrete panels.”
About Carrington
Established in 2018, Carrington’s first rental project was a 16-unit apartment on Henderson Highway. Since then, the company has grown from simple stickframed, mid-rise construction to highdensity, multifamily developments with investors. The portfolio has evolved in both size and sophistication, and the new “STNP01” rental tower aims to set the benchmark for all future purpose-built rental developments in Winnipeg.
According to Sam Goszer, Carrington’s business partner, CEO of Carrington Real Estate and lawyer, the project takes into account new, cutting-edge designs, building trends and living technologies that will
provide an exceptional experience for future tenants—and central to it all is the new Jubilee rapid transit station that is certain to attract a broad mix of residents.
“Our demographic is really just people who want to move seamlessly downtown to work, to the University of Winnipeg’s Red River campus or head the other way towards University of Manitoba,” he said. “That’s kind of our target demo. It’s going to be an upper-scale rental development that offers a uniquely urban experience.”
Energy performance goals
The project also aims to attract tenants who prioritize sustainability and the environment. From construction through to completion, great emphasis will be placed on energy efficiency and reduction of green house gas emissions.
“Our goal is to exceed the national energy code by 40 per cent—which isn’t an easy feat given our climate and other challenges,” Goszer said. “We have located this property,
and others within our development pipeline, on the rapid transit line to make for convenient commuting for our tenant base. We want to reduce our green house gas emissions, and we want our tenants to be able to reduce their emissions, while simultaneously allowing our tenants to reduce their cost of living by way of easy access to rapid transit and a slew of amenities in this community. We want more of our buildings to move toward net-zero— which is a longer-term goal for us—and we are hoping that is something our tenants want to participate in, making for greener more sustainable and vibrant communities.”
A key sustainability piece driving the STNP01 project is the geothermal heating and cooling system, which essentially draws energy from the earth to warm or cool the air of a building. Considered one of the most environmentally safe methods today, Carrington said the stateof-the-art system has been embedded into the plan since the beginning.
“It basically draws energy from the ground, which is a static temperature year-round,” he explained. “That air then travels up though our heat pumps and is converted to heat or air-conditioning. The system was part of the masterplan created by the land developer that we purchased the property from. It was an attractive feature for us in that it allowed us to work with our architects and reach, if not exceed, our energy efficiency targets. It would have been very difficult to do that otherwise.”
Amenities a-plenty
With a completion date set for summer 2026
Project Details
Construction: March 2024 - Summer 2026
Location: 250 Station Place, steps from the Jubilee rapid transit station
Units: 150+ consisting of a variety of sizes and layouts in both multi-level and singlestorey townhomes
Developer: Winnipeg-based Carrington Real Estate
Architect: MMP Architects
and construction currently on track to meet that target, future tenants can expect a slew of impressive amenities in the building and surrounding community, which Carrington and other neighbouring developers have dubbed “mid-town”. From party rooms to coffee shops, to lifestyle-oriented services and a parkade, a broad mix of commercial offerings will keep residents busy and entertained, while attracting visitors to the transit-accessible area.
In the meantime, the Carrington team
has its eye on the future with the second phase of development, a 20+ storey tower that’s set to break ground a year from now.
“Transit-oriented, high-rise buildings are exactly what Winnipeg needs for various reasons,” he said. “But none are more important than energy efficiency and improving our city’s vibrancy. On all fronts, Carrington Real Estate plans to be there to deliver.”
For more info, visit www.carringtonholdings.ca
Renderings courtesy of MMP Architects
Legislative Insights for residential landlords
Tips for navigating Canada’s changing housing policies
by Erin Ruddy
Housing legislation changes often at the federal, provincial, and municipal levels, but for residential landlords, one of the most important announcements comes each year in the form of the rent increase guideline. While B.C.’s has yet to be set, the Ontario Ministry of Housing has confirmed that the rent increase guideline for 2025 will remain unchanged at 2.5 per cent, trailing inflation for the third year in a row.
This was not a surprise given the three-year precedent,” says Paul Cappa, partner at Cohen Highley LLP. “But the decision clearly benefits sitting tenants and puts upward pressure on asking rents for those seeking new rental accommodations. Property taxes have increased in many municipalities by more than 7 per cent. The guideline does not cover extraordinary increases, and consequently, some landlords are turning to above guideline rent increase (AGI) applications to offset costs.”
Each year, the Ministry is required to calculate and publicize the rent control guideline for the following year prior to August 31st. While the prescribed formula in the Residential Tenancies Act (RTA) would have resulted in a guideline increase of 3.1 per cent based on extraordinary inflation over the past year, instead the legislation caps the annual guideline at 2.5 per cent leaving landlords to absorb the difference. The threshold to recover an extraordinary property tax increase will remain at 3.75 per cent
in 2024 and 2025—which equates to the 2.5 per cent guideline + 50 per cent.
“Landlords who faced increased property taxes between 2023 and 2024 should review their property tax expenses this summer to see if they qualify for a Tax AGI,” Cappa advises.
Same problem, different rules
For context, not all provinces follow the same rules when it comes to residential tenancies. While five provinces and one territory— including British Columbia, Manitoba, Ontario, Quebec, Prince Edward Island, and the Yukon—enforce a form of rent control, Alberta, Saskatchewan and the Atlantic provinces do not. That said, they do have their own set of rules restricting how and when residential rents can be increased. In Alberta, for instance, landlords must wait a minimum of 12 months before a tenant’s rent can be raised, but the rent increase is up to property owner to determine. The argument in favour of this policy is that the apartment’s value is driven by the market itself, with no government intervention or restriction creating complications down the road.
In B.C.—much like Ontario where affordable rental housing is a persistent problem—rent control has been imposed since 2017, and despite the Province allowing a 3.5 per cent increase in 2024, the policy is not readily supported, particularly by those in the business of rental housing.
“Anyone truly paying attention knows that rent control leads to a decay of existing stock due to lack of funds to maintain rentals,” says David Hutniak, CEO of LandlordBC. “Over time, it reduces rental supply, leads to higher rents for future renters, and incentivizes higher-income earners to stay put, thereby reducing the availability for lower-income earners.”
Hutniak adds that if governments are truly serious about creating an over-abundance of secure and affordable rental housing, their goal should be to transition out of rent control for all rental housing (existing and new builds, over a reasonable period of time— “with appropriate tenant supports, of course.”
Other changes on the horizon
Recently in B.C. and Ontario, there has been a push to dissuade landlords from engaging in wrongful evictions, triggering the development of municipal bylaws to reduce instances of “renovictions” and “demovictions”. While new rules already exist in some jurisdictions in both provinces, Cappa doesn’t feel the extra layer of bureaucracy is warranted in Toronto.
“These are just catchy phrases used by grandstanding politicians that will negatively impact the housing stock and stifle the creation of secondary units, “he asserts. “There are already enough checks and balances in the system to protect renters without municipalities thwarting infilling and new unit creation or preventing deteriorated rental units from being repaired.”
In terms of whether any of the legislative changes coming to Ontario will have a positive impact on rental businesses—or more importantly,
help create more affordable living conditions for tenants—Cappa remains dubious.
“In my view, the message is lost in the rhetoric, and common sense is unlikely to prevail,” he says. “The bottom line is, the housing stock is aging, and smaller scale properties don’t always have access to capital for repairs given the rents barely over costs, so there is deferred maintenance.”
Meanwhile, the Landlord and Tenant Board (LTB) continues to operate in a backlog despite the significant resources that were added to address the sluggish process. In May 2023, a disparaging Ombudsman’s Report blamed the move to online hearings and the removal of in-person services in the wake of COVID-19 for creating further damage to an already broken system.
“Anecdotally, it appears they are treading water with as many new cases being filed as are being resolved, with the accumulated workload remaining unchanged,” Cappa says. “The legislation, and by extension its process, is heavily tenant centric. The mandate and discretion of the Board is too broad. Fundamental change is required to restore balance and foster a healthy and competitive rental market.”
How green is your lawn care?
Environmentally friendly practices for healthy lawns and gardens
Most tenants, property managers, and property developers consider healthy, attractive lawns an important feature of a building, but many don’t realize the toll it can take on their pocketbooks and the surrounding environment. With fall considered the best time of year to plant new grass, we spoke with Wanda Wolf at Landcare to learn some healthy strategies and solutions for maintaining a beautifully landscaped lawn without the use of access water and chemicals.
“You can have great looking grass and gardens in urban apartments without relying on unfriendly practices, such as chemicals,” she says. “In lawn and property maintenance, the solution has traditionally been at odds with environmental practices. When things get bad, many rely on chemicals for a quick fix.”
Instead, Wolf advises a two-prong approach that considers the environment and health and wellness of the residents while still producing great-looking results. This includes starting with the right design from the get-go and addressing issues promptly when they arise.
“Having a design that uses appropriate material choices will help reduce future problems that typically require chemicals and overwatering to solve,” she says. “When you have a building full of people and pets, there is a lot of foot traffic that will make your maintenance needs more
“As more buildings become pet-friendly, designing for pet owners is a must. ”
complicated, but with the right design, you’ll have more control. Secondly, when there is a problem, it’s important to address it in a timely manner using environmentally friendly practices to repair or change the course of the issue.”
OTHER TIPS AND CONSIDERATIONS
Weeds
Ideally in the spring and in fall, Wolf says properties need aeration, which involves top dressing and overseeding.
“This is a technique that literally chokes out weeds,” she says given that the healthier and thicker the grass, the less hospitable the environment for weeds. “Then when the occasional weed pops up, you simply pull it up and the extreme weedy grass problem is avoided. And for weeds in interlock, driveways and hard surfaces, horticultural vinegar is a great way kill them.”
Watering
If green grass is the goal, Wolf says to choose seed varieties that are drought resistant or to add irrigation and use it sparingly.
“Most people are unaware that irrigation systems can be programmed to use less water than hand watering,” she points out.
Pests and Insects
Meanwhile, grubs and invasive insects can be managed using nature’s available solutions. “Many plants can deter pests when strategically planted as “sacrificial plants” or when planted as a companion to more vulnerable species,” she says. “For example, Nasturtiums are great at attracting aphids away from flower beds, and Chervil is an annual that slugs hate. Lavender’s
smell is a deterrent to biting bugs—and it attracts butterflies. Mint deters ants, cabbage moths and rodents, and Chives will repel aphids and Japanese beetles.”
Grass burning from pet urine
As more buildings become pet-friendly, designing for pet owners is a must. According to Wolf, adding strategically placed rocks or trees can help protect gardens while designated pet areas located in an easily accessible location will help ensure residents don’t allow their pets to soil the lawn.
Garden bed weed
Annual mulching is the best way to reduce weeds in garden beds, and it also makes pulling weeds a breeze when they do pop up.
“Mulch right after planting annuals in the spring and your garden beds will look amazing,” Wolf advises. “But be sure to choose environmental and pet-friendly types of mulch.”
Preventative maintenance
Lastly, Wolf adds that it’s important to remember that so-called easy solutions like spraying have lasting negative impacts on the health of the residents, and ultimately, the property itself.
“Chemical solutions generally create more problems and repeat business for weed spraying companies,” she concludes. “A good landscape company will create a maintenance program that is designed around sciencebased preventative measures that will make your commercial property look its best and work well with its community.”
Wanda Wolf of Landcare’s customer service department has worked in property maintenance for more than 30 years. Visit www.landcare.ca for more ways to maintain a healthy lawn and garden.
Industry Hot Topics
Mainstreet steps up to help Jasper wildfire victims
According to Bob Dhillon, Founder, President and CEO of the Calgary-based real estate company, occupational opportunities at Mainstreet are also available to help support the independence of those in need.
“People are fleeing a serious threat, and that means they are forced to abandon their lives to seek safety elsewhere,” he said. “Many are now grappling with the devastating loss of their homes, the uncertainty of their current situation, and the challenge of finding a new place to go. We would like to help these individuals, by making this offer during these times of tight rental markets, to move into a place that is stable and comfortable.”
Mainstreet Equity Corp. is working to provide shelter and support for Jasper residents displaced by the wildfires that continue to wreak havoc on western Canada. Mainstreet’s offer includes a sixmonth lease, with no rental fees for the first two months.
Report sheds light
on Canada’s short-term
Anew Statistics Canada report released July 30th indicates the number of short-term rental units has grown by 60 per cent since 2017, potentially taking valuable long-term rentals off the market.
According to the data, Canada’s short-term rental supply has increased from 214,808 units in 2017 to 355,070 in 2023. Of that total, the number of units considered ‘potential long-term dwellings’ (PLTDs) – i.e. not vacation or secondary properties but housing units rented specifically as short-term income properties – has risen by 80 per cent.
In Ontario, the share of housing units defined as PLTDs more than doubled, jumping from 0.35 per cent in 2022 to an all-time high of 0.69 per cent in 2023. In Quebec, there was also a jump from 0.38 per cent in 2022 to 0.51 per cent in 2023.
Meanwhile, both British Columbia and Prince Edward Island had a share of PLTDs that exceeded 1 per cent of housing units in 2023, aligning with those provinces being known tourist hubs and leaders in Canada’s short-term rentals sector.
“The shares were higher in tourist areas, especially in ski towns,” the report states, pointing out that Whistler had the highest share of PTLDs in 2021 at a whopping 35 per cent. “A situation in which PLTDs make up more than one-third of housing units can be expected to have a significant impact on a community’s housing market. However, the nature of the market as a tourist hotspot likely changes the approach to short-term rental policy. These areas may be disproportionately reliant
On July 24, the wildfire swept through the region destroying more than 350 buildings in the mountain town of Jasper, which is home to just under 5,000 people and thousands of seasonal workers. Further west, hundreds of people across B.C. continue to face evacuation orders as out-of-control wildfires continue to spread.
Jasper residents in need of assistance are encouraged to call 866-480-6246 or email customerservice@mainst.biz
rental supply
on short-term rental activity since it often supports tourism and stimulates the local economy.”
For the full report, visit statcan.gc.ca
More
Provincial legislation to fix outdated zoning rules and create more small-scale multi-unit homes has now been adopted into local bylaws by almost 90 per cent of B.C. communities. Out of 188 local governments in B.C., 162 have adopted the legislation, and another nine communities are actively working on it.
“People expect governments to work together to tackle the housing crisis and provide more homes for people,” said Ravi Kahlon, Minister of Housing. “We are encouraged that the vast majority of local governments have worked hard to adopt much-needed provincial legislation to fix old zoning rules and deliver the types of homes that people need.”
Local governments were required to make changes to zoning bylaws by June 30, 2024, to allow either a minimum of one secondary suite or detached accessory dwelling unit; a minimum of three to four dwelling units; or a minimum of six dwelling units in areas near bus stops with frequent transit service, depending on location.
“Small-scale multi-unit housing is a critical solution to the housing crisis offering a practical and scalable way to increase housing availability that fits existing neighbourhoods,” said Akua Schatz, chair, Small Housing BC. “By integrating more houseplexes and accessory dwelling units, we can provide more attainable housing options, helping to meet the urgent needs of families and individuals.”
Fifteen communities have requested a formal extension on adopting the legislation beyond the June 30, 2024, deadline. Those requests are being reviewed by the Province. Two communities, the District of Wells and the Northern Rockies Regional Municipality, have been granted an extension due to recent or current impacts of wildfire and evacuation orders.
One community, the District of West Vancouver, rejected passing bylaw amendments and is currently not in compliance with small-scale multi-unit housing legislation. This community has been sent a 30-day non-compliance notice. At the end of that 30 days, a ministerial order could be issued.
CANADA’S LEADING ULC FIRE
phone lines Coast to Coast monitoring
Considered a “One Ring” station No lengthy wait times
Considered a “True FSRC (Fire Signal Receiving Center)”
Big news, we now have two stations in New Brunswick and Ontario
Most cost effective solution available We are fully bilingual
accredited Call Center
MEI study blames excessive regulation for high housing costs
According to a new study by the Montreal Economic Institute (MEI), regulatory burden is preventing Montreal’s housing supply from adjusting itself, contributing to the rapid increase in housing prices seen throughout the city.
“The more regulation there is, the longer it takes and the more it costs to build new units, thus making housing more expensive and harder to find,” says Vincent Geloso, senior economist at the MEI and author of the study. “Contrary to what the mayor claims, the market is capable of responding to demand; the City just needs to allow it to play its role.”
The study shows that the higher the index of regulation, the higher the ratio between housing prices and income tends to be. In Greater Vancouver, for example, where the index of regulation is highest in the country, a home costs approximately 14 times the average income of its residents. By contrast, Greater Edmonton has the lowest index of regulation at roughly four times the income of residents. Montreal, meanwhile, falls somewhere in the middle at around six.
Between the 1970s and the mid-2000s, however, the price of a home in Montreal was much lower, around three times the income of residents. Geloso argues that housing in Montreal today is more regulated than in 73 per cent of Canadian cities and provinces surveyed by the Canada Mortgage and Housing Corporation. Additionally, he points to a number of new regulations that have made the market more rigid, preventing it from adapting to demographic changes.
“The increase in the time required to obtain a building permit clearly shows the loss of flexibility resulting from regulation,” he says. “When it takes an average of 540 days to obtain the authorization to build in the mayor’s borough, obviously it’s the administration, not the market, that’s to blame.”
Inlet District gets final rezoning enactment
Wesgroup Properties received final rezoning enactment for the 14-acre Inlet District in the area formerly known as Coronation Park. The transit-oriented development in Port Moody will add more than 2,400 market condos and 101 market rentals to the city as well as two daycare centres, an office building, a supermarket, a drug store and other retail.
Wesgroup acquired the site in 2019 through one of the largest assemblies of single-family homes in B.C. The master plan encompasses 2.2 million square feet of buildable area and will feature six condo towers and three low-rise buildings surrounding a new community park.
The development agreement between the developer and the City of Port Moody includes $137 million in financial and in-kind contributions to the community.
“Inlet District is an example of the time and effort required to bring transformative projects like this to fruition,” said Brad Jones, senior vice president of development. “We first started working on Inlet District in 2019 and now expect that it will take another five years until the first residents are able to move in.”
Construction on the community is slated to begin in fall 2025 and the first residents are expected to be able to move in by 2029.
Alberta sets housing construction record in June
Alberta set a new record in June with the most housing starts in the first six months of a year, according to new data from CMHC. Alberta’s housing boom of 54 per cent is on track to set records as one of the busiest years ever. Edmonton increased its number of housing starts by 67 per cent and Calgary by 38 per cent since last year. Starts also skyrocketed in smaller cities.
“Government policy significantly influences industry’s ability to develop new inventory for all Albertans,” said CEO Scott Fash of the BILD Alberta Association. “Effective policies empower builders to enhance efficiency, meet the needs of Alberta’s growing population, and expand housing options for all.”
As of March 31, Alberta’s government has committed $179 million to 1,187 units of affordable housing and $67.5 million to 435 units of affordable housing that are currently under construction.
The BOD Program is creating a new standard for Building Operations professionals through current, relevant, engaging, and interactive training content with ongoing insights and information through continuing education, special events and direct access to industry subject matter experts. In tandem with the commercial real estate industry and over 325 recognized subject
The BOD Program is online, self-paced and includes a robust, ongoing continuing education component. For more information, please visit: BODProgram.com matter experts, we are proud to offer the BOD Program and its 22 certificates to all Building Operations professionals. Over 500 operations professionals have already registered and many have attained their Water Treatment Systems certificate.
If you and your staff are interested in registering for the BOD Program, please contact Chuck Nervick at: chuckn@mediedge.ca or 416-803-4653 Proudly Developed and Delivered by:
FROM OFFICE TO RESIDENCE
Top 5 considerations that could make or break your conversion project
Over the past four years, office vacancies have risen dramatically just as residential vacancies have declined to crisis lows. Naturally, building conversions have emerged as a potential solution for owners and developers seeking to capitalize on their languishing assets. While an attractive option at face value, the adaptive re-use of existing commercial office buildings to residential rental apartments does pose several challenges and isn’t financially viable for every vacant property.
When income statements yield dramatically lower revenues, the excitement to pivot and convert unused office space into residential apartments is warranted,” explains Paul Fritze, Principal at RJC Engineers. “But not all vacant buildings are a good candidate for this opportunity.”
According to Fritze, here are five key considerations when determining which properties are right for conversion:
1.Zoning, permitting & the legal landscape
One of the main benefits of converting office buildings into residential apartments is the potential cost and time savings compared to new developments. However, these advantages can be negated if developers encounter significant hurdles in meeting residential municipal zoning requirements.
“Conducting a thorough planning study during the due diligence phase will identify zoning and
permitting requirements early,” advises Fritze. “A proactive approach helps avoid, or at least minimize, the need for zoning amendments, which can save time and resources.”
2.Residential vs. commercial requirements
When converting commercial spaces to residential use, developers must look for specific building features and requirements that are integral for the new use; this includes window placement and
waste and conserving resources. By reusing structural elements like foundations and beams, preserving the building envelope, upgrading rather than replacing mechanical, electrical, and plumbing systems, and repurposing interior finishes, developers can minimize environmental impact and reduce costs.
“A sustainability-centered approach aligns with urban development goals and appeals to ecoconscious residents,” says Fritze. “These buildings should be both environmentally friendly and economically viable.”
5.Government incentives & financial support
ventilation systems; fire safety and egress routes; plumbing and electrical systems; and sound attenuation between the units.
“Typically, residential buildings have more stringent requirements,” Fritze says. “For example, apartment units require more extensive plumbing for kitchens and bathrooms, and electrical systems must be designed to handle higher loads due to appliances and lighting. Commercial buildings often have different acoustic requirements, so additional soundproofing measures may be necessary during the conversion. Understanding local regulations can streamline the approval process and ensure that projects remain feasible.”
3.
Fenestration & floor plate
The design and layout of a building will have significant impact on the success of an office-to-residential conversion. In addition to
the placement of windows (fenestration), which will largely determine where bedrooms and living areas can be located within the converted units, office buildings often have square floor plates, which can result in inefficient layouts with excessively sized corridors and wasted space.
“Rectangular buildings with shallower depths are generally more suitable for conversion, as they allow for a better use of space and improved natural light distribution,” Fritze says. “Developers should prioritize buildings with floor plates that lend themselves to residential use, such as targeting underutilized Class B or C office spaces, as these buildings may offer more flexibility.”
4.Existing infrastructure
The ability to use existing infrastructure in office-to-residential conversions offers significant sustainability benefits by reducing demolition
Financial incentives from government programs can be the deciding factor in the feasibility of an office-to-residential conversion project. The City of Calgary, for instance, has introduced a successful incentive program offering $75 per square foot for conversions, along with fast-tracked approvals. This initiative aims to revitalize the downtown area, and it has been so popular that applications are temporarily paused while additional funding is secured.
“O ffice-to-residential conversions play a role in addressing Canada’s housing crisis by quickly increasing housing supply without extensive new construction,” Fritze concludes. “They can mitigate soaring housing prices and rental rates, promote sustainability by reducing waste and resource use, and revitalize urban cores as workforces shift away from traditional offices. By supporting conversions, governments can effectively tackle multiple problems at once while creating vibrant, dynamic urban areas.”
Paul Fritze is a Principal at RJC Engineers. For more information, visit www.rjc.ca or contact Paul directly at pfritze@rjc.ca
MULTIFAMILY MAINTENANCE JUST GOT EASIER
Innovative solutions for seamless operations
Multifamily maintenance procurement software
HD Supply has integrated with SuiteSpot’s Maintenance software to bring a comprehensive catalogue of high-quality products and services to the multifamily property management sector. With SuiteSpot Maintenance, users can effortlessly manage checklists, order supplies, and take advantage of negotiated pricing for approved products, all within one user-friendly software.
“We are excited to partner with SuiteSpot to bring transformative solutions to the property management industry,” said Craig Dunford, General Manager of HD Supply Canada. “By combining HD Supply’s extensive product offerings and procurement capabilities with SuiteSpot’s advanced technology, we are empowering property management professionals to operate more efficiently and effectively.”
Using the fully integrated procurement system, multifamily maintenance leaders can look forward to improved efficiency and compliance, reduced costs, better data collection and analysis, and faster, more confident decisions.
“Our partnership with HD Supply represents a significant step forward in our commitment to revolutionize property management operations,” added Elik Jaeger, CEO of SuiteSpot. “Together, we are enabling property management professionals to save time, reduce costs, and achieve greater success in their operations.”
For more information, visit www.suitespottechnology.com
Wi-Fi-enabled water leak detection
Water leaks and floods in residential properties can lead to significant damage—and costly repairs. Leaks can originate from various sources like appliances, plumbing fixtures, and structural issues, with basements particularly at risk. Today’s modern, smart detectors offer Wi-Fi connectivity, sending audible, visual and email alerts to facilitate quick action even when no one is present at the property. Trusted solutions like Zircon’s Leak Alert smart water detectors and Leak Alert Wi-Fi devices are simple to instal and use, and they are battery-powered, eliminating the need for additional hubs and complex setups. For more information, visit www.zircon.com
