CAM March/April 2024

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A TIME FOR CHANGE

Canada’s real estate sector is experiencing unprecedented affordability, sustainability, and climate challenges—issues that all require immediate action and a significant shift away from conventional thinking. The Canadian Mortgage and Housing Corp (CMHC) estimates Canada needs to build 5.11 million homes between 2022 and 2030 to restore affordability to the housing market, and given our past housing starts, that sounds like a near-impossible feat.

According to George Carras, Founder & CEO, R-LABS: “The sector must work together in new ways, and with government partners, embrace new thinking and take action through open innovation and new entrepreneurial business models to tackle complex and interconnected problems.”

To explore these priorities and contend with the underlying issues stifling growth, some of Canada’s real estate leaders have formed the Industry Innovation + Transformation Council (I+T Council), convened by R-LABS. The esteemed panel has created an agenda looking at five key areas: leadership and institutions; affordability and supply; climate resiliency and low carbon; optimization; and capital, labour and supporting infrastructure. You can read more on this important initiative at realinnovators.ca.

Meanwhile, here in Canadian Apartment, we delve into a few of those all-important subject areas, including looking at one innovative housing model that could help bring more housing to market faster. Read our cover story about the rise of the micro-unit trend in other high-rent cities, and see why the benefits may outweigh any potential concerns.

Also, please enjoy our market update, water conservation strategies, legislative insights, and tips to help you reduce your footprint as we embrace a carbon-free tomorrow.

Sincerely,

Erin Ruddy

Q1-2024 Rental Market Update

Demand for rental continues to outpace supply

Rental demand in Canada’s major urban areas continued to outpace supply during the first quarter of 2024, in keeping with the post-pandemic trend. Renter households had to contend with very limited availability across the country, with vacancy rates ranging at or near cycle-low levels.

Average monthly rents continued to rise during the first few months of 2024, particularly when rental units were vacated. Immigration supported generally healthy rental demand patterns, which included international students and temporary workers. At the same time, the national job market remained tight, thereby supporting stable demand for purpose-built rental accommodation.

“The hist orically high cost of home ownership and rental accommodation resulted in the continuation of low tenant turnover rates, further limiting options for new renter households and families looking to relocate,” said Keith Reading, Director of Research at Morguard. “Demand for rental accommodation will continue to outstrip supply over the balance of 2024, in keeping with the trend of the past few years.”

NEW & NOTABLE Q1 Transactions

Source: Morguard

Data in the UK tells a similar story

Canadian tenants aren’t the only ones facing difficult times. According to new research by UK-based Zero Deposit, surging demand for rental homes in the UK has caused the average rent to skyrocket there, with tenants now paying 46 per cent more for their monthly rent than they were a decade ago.

“It’s clear that our reliance on the rental market has been growing consistently over the last decade; however, demand for rental homes has exploded in recent years as soaring house prices have forced many to postpone their plans to purchase,” said Sam Reynolds, CEO of Zero Deposit. “Given the fact that house prices are only predicted to increase further this year, it’s unlikely that this cultural shift will change anytime soon. We simply don’t have an adequate supply of quality rental accommodation to satisfy this surge in demand and the consequence of this market imbalance has been a huge acceleration in the cost of renting.”

Findings from the research show that the current rental market in the UK is buckling under the pressure of high demand. On the supply side, there were an estimated 5.22m private rental homes in 2023 across the UK, down 3.1 per cent compared to the peak of 5.38m private rental homes in 2017.

The average monthly rent climbed to £1,232 in 2023, marking a 9.7 per cent increase over 2022 and a 5.8 per cent increase over 2021.

Investment market

I nvestors exhibited confidence in Canada’s multi-suite residential rental property sector during the first quarter; however activity remained muted. In many cases, vendors were unwilling to meet the pricing demands of purchasers. As a result, relatively few major transactions were reported over the first three months of the year.

“Buyers looked for improved pricing as low-risk long-term bond yields remained

elevated,” Reading said. “The wider gap between vendor and purchaser valuations resulted in a significant transaction slowdown, with sales down as much as 30 to 40 per cent.”

In addition, Reading noted that very few large-scale portfolios were offered for sale during the first quarter, in keeping with the trend of the past few years. Despite the pricing stalemate, investors continued to exhibit confidence in the longer-term fundamental outlook for the sector.

Housing affordability in Canada

CMHC’s Mathieu Laberge discusses the supply-demand imbalance since COVID-19

CMHC’s 2024 Rental Market Report, released earlier this year, attracted significant attention by underscoring just how urgently Canada needs more rental housing. Recording the lowest national vacancy rate since the 1980s at 1.5 per cent, the latest data paints a sobering picture of our current housing reality.

Even in a G7 country that consistently ranks amongst the best in the world, the problem persists,” writes Mathieu Laberge, Senior Vice-President, Housing Economics and Insights for CMHC, in the preface to his recent article, “COVID made housing unaffordability contagious.”

Here, we share Laberge’s perspective and analysis on Canada’s housing crisis since the pandemic and what he suggests to contend with the rental housing shortage in the near-term.

Looking back

A decade or so ago, households seeking affordable dwellings in central Vancouver or Toronto still had options; they could consider buying a property in a more affordable neighbourhood, or alternatively, they could opt to remain in the rental market for a longer period of time, allowing them to save up for a larger downpayment and thus reducing their future borrowing needs. This led to lower unit turnover in the early 2010s and tighter conditions for those in seek of rental housing. “

“We also saw a trickle-down effect for housing as demand spread from central to outer areas of Toronto and Vancouver,” Laberge points out. “This further exacerbated the tight market conditions.”

Then, COVID hit and brought new opportunities. The ensuing lockdowns enabled people to work remotely, which opened avenues for improving their housing situations. Workers were able to move to less-expensive areas, bringing increased demand to housing markets outside of the large urban centres. CMHC’s data shows that affordability started to deteriorate in Montréal, Ottawa-Gatineau, and other smaller urban centres during or just before the pandemic.

As Laberge put it: “Many factors have since contributed to the housing affordability crisis. One could say that COVID helped spread the housing unaffordability contagion across the country.”

Housing unaffordability: an engine for social immobility

While the pandemic sparked increased geographical mobility for many workers, eventually it led to social immobility. According to Laberge, it did this by increasing demand for housing in areas that were not ready for such a large influx of new residents.

CHMC’s latest report shows that social immobility is taking different forms as a result. While many Canadians are choosing to stay put with their current housing units, as indicated by the lower

Most

Industry reacts to the 2024 Ontario Budget

Ontario’s newly released budget includes numerous measures to address the housing deficit and amp up purpose-built rental construction, with action steps ranging from investing $1 billion in the new Municipal Housing Infrastructure Program to a commitment to support transit-oriented development and modular construction.

“In the face of global economic uncertainty and high interest rates that continue to put pressure on Ontario families, our government is taking a responsible approach by investing to rebuild Ontario’s economy without raising taxes,” said Finance Minister Bethlenfalvy. “As we invest in key public services and infrastructure, including new roads, highways and the largest public transit expansion in North America, we refuse to offload the costs onto hardworking Ontario families or municipalities at a time when they’re counting on us to keep costs down.”

Calling the 2024 Ontario Budget “a step in the right direction,” Ontario REALTORS issued a statement thanking the Ford government for putting forward a strong fiscal foundation. That said, the association also cautions that more urgency is needed, pointing out that to reach its goal of building 1.5 million new homes by 2031, the government must keep its foot on the gas and “take bold action” via steps like modernizing zoning to support commercial-to-residential conversions, allowing for greater density along transit corridors, and eliminating exclusionary zoning.

Tony Irwin, President and CEO of the Federation of Rental Housing Providers of Ontario (FRPO), also expressed support for the Budget, calling the investments encouraging for the rental housing sector.

“FRPO is pleased to see the government make significant investments in Ontario’s infrastructure in Budget 2024,” he said. “Through initiatives like the $1 billion Municipal Housing Infrastructure Program, Ontario is helping communities to accommodate new neighbours and support higher-density housing. Also, enabling municipalities to reduce the property tax rate for purpose-built rental housing will provide much-needed relief for many residents, and is welcome by FRPO members who are committed to building more rental housing right across Ontario. Together, we can ensure all Ontarians have access to safe and affordable housing.”

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turnover rates in 2023 (12.5%) compared to 2022 (13.6%), more Canadians are also feeling unable to afford to move to a new home. Whether the decision to remain in place is due to financial stresses or a lack of availability, the trend seems to indicate that renters are increasingly reluctant to move.

But there are encouraging signs despite all of this, Laberge argues. For instance, he points out that housing starts in 2021 and 2022 reached historic levels. While starts were down slightly in 2023, they remained well above any average of the past 30 years. There has also been a structural shift in recent years with apartments growing steadily as a share of total housing starts. Purpose-built rentals, as a proportion of all starts, have dramatically increased from 14 per cent in 2013 to 36 per cent a decade later. Though demand still outpaces supply in the rental market, builders are reacting to tig ht market conditions and development is on the horizon.

“This is encouraging, but collectively we must acknowledge a key point: new rental housing supply is not necessarily affordable when it is ready for occupancy,” he says. “It may take several years before new supply results in higher affordability. In the short-tomedium term, other options may need to be considered, but they involve rethinking how we envision housing.”

For instance, co-living spaces is one option he feels Canadians of all ages may need to consider. A well-documented phenomenon in cities like New York and London, Laberge argues that sharing an apartment with friends, family, or through organized means could provide an opportunity for better quality housing.

“Converting commercial buildings into residential units often poses technical challenges,” he explains. “The complexity arises primarily from the existing structural elements. For example, because

plumbing is integrated into the structure, it becomes difficult to create multiple bathrooms and kitchens on each floor. However, a change in thinking in how some of our housing amenities are used could make conversions more viable.”

When it comes to alternative housing arrangements, Laberge says more research is needed to document how Canadian cities rank compared to their western counterparts and how co-living spaces could help ease housing demand. But, like it or not, he believes compromises in housing needs versus wants may be necessary until supply reaches adequate levels.

“The idea here is not to reduce anyone’s current living standards, but what may come as a sacrifice to some, may very well be a sought-after improvement for others,” he concludes. “The essence of that reflection is to provide new options to Canadian households living through our housing crisis.”

For CMHC’s latest Rental Market Report, visit www.cmhc-schl.gc.ca

Potential property tax relief looks uneven

Ontario incentive for new purpose-built rental comes with adverse implications

by Barbara Carss

A potential new incentive for the development of purpose-built rental housing in Ontario comes with adverse implications for existing multifamily properties, thanks to the mathematics of property tax allocation. In sync with last week’s release of the 2024 provincial budget, the Ontario government has enacted a regulation giving municipalities the flexibility to reduce their new multi-residential tax rate by as much as 35 per cent. However, as with a similar special tax subclass for small commercial properties, local governments will also be able to tap other ratepayers to make up for revenue foregone from the tax break.

Property assessment and taxation specialists foresee that existing multi-residential ratepayers are likely to absorb most of that obligation. Nor is it likely that beneficiaries will capture the full intended reduction since the Municipal Property Assessment Corporation (MPAC) can be expected to adjust assessed values

upward to account for lower tax expenses.

“If there is going to be an incentive for building new multi-res, we should do it differently so that it doesn’t flow downstream to increase the effective tax burden for the sector,” maintains David Gibson, managing director with the property tax and assessment consulting firm, Yeoman &

Company.

Under rules that came into effect in Ontario in 2017, purpose-built rental housing properties with seven or more units are classified as “new multi-residential” for 35 years from initial occupancy, during which time they are to be taxed at 1 to 1.1 times the residential property tax rate. After that period, they transition to the multi-residential

tax class, which has historically been taxed at a much higher ratio.

In Toronto, for example, the 2023 multiresidential tax rate was 1.12 per cent versus 0.66 per cent for the new multi-residential and residential tax classes. Total tax rates for 2024 will not be determined until the education tax rate has been announced, but rates for the City’s apportionment of the levy are 0.55 per cent for new multi-residential and residential versus 1 per cent for multi-residential.

“Looking at the municipalities that would choose to adopt this, in my opinion, it’s probably going to be the larger ones — Toronto, Ottawa, Hamilton, London, Mississauga, Brampton, Windsor — that already have a spread between new multi-res and multi-res rates,” Gibson suggests. “A tax reduction for a new subclass is going to cause that older grouping of properties to carry a higher burden.”

That won’t happen until at least 2025 given the timing of municipal budget processes. The regulation also requires local governments to pass a bylaw in order to implement the optional subclass, and properties will qualify for the tax rate reduction only if the bylaw is in place when their building permits are issued. That will translate into three different multi-residential tax rates — two different rates in the new multi-residential tax class, as well as the multi-residential tax rate for properties that are 36+ years old — in many municipalities that choose to adopt the new subclass.

“The impact of this policy on existing stock in some markets might be different than in others,” says Tony Irwin, president and chief executive officer of the Federation of Rental-housing Providers of Ontario (FRPO). “We will be interested to learn more about the details, and we look forward to working with our government partners to ensure it’s implemented in a way that supports building much needed purpose-built rental housing right across Ontario.”

For his part, Gibson suggests incentive agreements enabled through community improvement plans (CIPs) — which provide developers with property tax rebates over an extended period to reflect their projects’ positive impact on a municipality’s assessment base — could be a more effective strategy for local governments seeking to encourage new rental housing development. Although passing a bylaw to adopt the new multi-residential subclass is likely to be a much simpler process for a local

government, the CIP route to tax relief could ultimately be fairer.

“We have to continue to move the rates for multi-res down and into line with new multi-res,” Gibson asserts. “The new subclass is creating a burden potentially for those very asset classes that can’t afford that burden.”

Meanwhile, the schedule for Ontario’s longdelayed reassessment remains unclear. The 2024 provincial budget confirms only that it will not occur until a promised review of the assessment and taxation system, which is to focus on “fairness,

affordability, business competitiveness and modernized administration tools” is complete.

“Consultations have commenced to seek input on the scope and priority areas of the review. Consultations will continue with broader engagement of stakeholders from across the province starting in early spring”, the budget document states.

Barbara Carss is the editor of Canadian Property Management. Visit www.REMInetwork.com for more industry insights.

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Sustainability at the core of Conestoga Park Square

Inside plans for Waterloo’s “eco-conscious” neighbourhood in-the-making

A high-density, mixed-use development is set to rise on the site of the former Kraus Carpet Factory in North Waterloo, Ontario. Approved to proceed by City Council in late 2023, plans for the site include 3,300 residential units in 12 high-rise buildings, along with a one-hectare park and roughly 8,000 square metres of commercial space for shops, services, and pedestrian-friendly amenities. According to real estate developer Solowave Investments Limited, who purchased the land at 65 Northfield Drive West in 2022, sustainability is a “leading feature” of the design and will continue to shape the community as the vision comes to life over the course of the next several years.

Ibelieve Conestogo Park Square contains all the elements to become a sought-after new neighbourhood, making it a great addition to the city,” Richard Boyer said when the plans were revealed last year. “We propose to utilize geothermal, a renewable energy source, with heat pumps in every unit for heating and cooling. Additionally, we plan to incorporate solar, e-car and e-bike sharing as well as other initiatives.”

Boyer, who owns Solowave Investments Ltd, also pointed out that affordable rental housing will be an important component of the new development and has committed to keeping rents affordable past the current

25-year guideline. The design and location of Conestogo Park Square favours pedestrian, cyclist, and Light-Rail-Transit connections to the broader community. Multi-use trails will be accessible from the site, as will 1.3 million squarefeet of local retail space and more than 130 stores at the nearby Conestoga Mall.

“Conestogo Park Square is a vibrant tapestry of public spaces that seamlessly blend with the rhythm of our residents’ lives,” the website boasts. “It’s a dynamic stage where people can connect, unwind, and create memories through various outdoor experiences.”

SUSTAINABILITY FEATURES

Conestogo Park Square will offer geothermal heating and cooling, solar power, indoor living walls, high-efficiency LED lighting and electric vehicle charging stations as part of the developer’s sustainability commitment.

Geothermal energy

Using the earth’s natural heat, geothermal heat pump systems will deliver “unmatched efficiency” in both heating and cooling.

Solar power

The development will incorporate solar power as an eco-friendly energy source to reduce reliance on fossil fuels.

Living walls

Throughout the interior, living walls will add both aesthetic and environmental benefits while contributing to better indoor air quality.

High efficiency LED lighting

LED lighting will reduce electricity consumption and help lower carbon emissions.

EV charging stations

Charging stations for electric vehicles will be readily available, promoting the use of electric mobility and contributing to carbon emission reduction. In addition, e-cars and e-bikes will be available for sharing.

Central Park

With 8.45 acres dedicated to public spaces, Conestogo Park Square promises to cater to the diverse needs of its residents, with a central

park serving as a hub of community life, where residents can connect, relax, play, and build memories. Described as a “contemporary urban playground” the park boasts a high-quality design and an array of recreational opportunities: “It’s

the ideal spot for a spontaneous picnic, a leisurely walk, or a delightful splash pad adventure.”

For more on Conestoga Park Square, visit www.cp2.ca

MAKING A CASE FOR MICRO-UNITS

Small spaces offer big savings for developers and tenants alike

CASE MICRO-UNITS

By Erin Ruddy

As housing affordability and climate concerns continue to reach crisis levels in major urban centres around the globe, micro-units are emerging as a promising, low-cost solution thanks to innovative design concepts improving interior efficiencies.

For tenants, the benefits include better privacy and security compared to living with roommates; modern, wellappointed rental accommodations; on-site, all-inclusive amenities; and monthly savings of up to 25 to 40 per cent. From a construction standpoint, the smaller unit-size is more costeffective compared to larger units, and demand for affordable rental accommodations is only expected to grow. The question is, are Canadians willing to exist within 300 squarefeet of total living space?

“There may be initial concerns for some Canadians, but we believe that with the right approach, micro-units can offer a compelling housing option to young professionals, students, empty-nesters, and individuals seeking affordable urban living,” said Riz Dhanji, President and Founder of RAD Marketing, a real estate development firm in Toronto. “With my 30-plus years of experience in real estate, there has been a noticeable cultural shift towards embracing smaller living spaces, particularly in urban areas like Toronto where affordability and convenience are key drivers for many.”

Recently Urbanation produced a white paper on behalf of RAD Marketing to investigate the viability of micro-units as a long-term solution to Canada’s housing crisis. Diverse perspectives shared in the report include representatives of the provincial government, housing stakeholders and designers, with renting and owning both considered as options.

According to Dhanji, the consensus is that micro-units have a great deal of potential for high-rent cities like Toronto and Vancouver, and any concerns that tenants will reject the small living space are already dissipating thanks to the bigger-picture benefits.

“We’re finding that the end user is placing more emphasis on amenities and location over square footage,” he said. “Developers understand this and are finding more and more innovative solutions to maximizing space. What we’re seeing in all the high-rent cities is that the way people live, and work, is evolving with an increasing emphasis on flexibility, mobility, and sustainability. Microunits align with these changing lifestyles by

offering a low-maintenance, lock-and-leave living environment that complements the modern urban lifestyle.”

Looking to other markets

While yet to take off here in Canada, several major cities in Europe, Asia and the U.S. have already embraced the micro-unit housing model and are reaping significant benefits.

“We have seen this model pop up in high-rent cities such as in New York and San Francisco, addressing the pressing need for affordable housing,” Dhanji said. “We’ve also seen them work in European cities like London and Berlin as a solution to housing shortages. In these markets, the adoption of micro-units has not only addressed housing affordability challenges but also fostered vibrant and inclusive urban communities, demonstrating the transformative potential of this housing model on a global scale.”

It’s no stretch to assume, then, that microunits would work in a young, vibrant city like Toronto with its growing population of young

professionals and in-flux of newcomers seeking rental housing.

“It could help provide a kickstart to their futures, offering an affordable entry point into homeownership,” he said. “Even better, it could help solve the city’s housing affordability challenges while fostering a dynamic and prosperous urban environment for its residents.”

Technology and innovation

Playing a pivotal role in whether micro-units will be embraced here in Canada, design innovation and advancements in proptech are already changing the game. Successful micro-suites will offer seamless ways to maximize space efficiencies, address the challenge of limited square footage, and ensure functionality and comfort while keeping costs to a minimum.

“Technology stands as the driving force behind these advancements, enabling tenants to easily transition their spaces from bedrooms to living areas and beyond,” Dhanji said. “Smart furniture and modular systems are key components of this innovation, allowing for versatile arrangements that cater to diverse needs within a single space.”

Given every square-inch must be usable, the intentional selection of furniture with multiple functions is the cornerstone of micro-unit design.

“Beds that fold into walls, extendable tables, and coverable seating exemplify this approach— but the success hinges on the meaningful engagement of developers, architects, and interior designers,” he points out. “They have no choice but to stay on top of the latest technology and design trends, and continually push the boundaries of what is achievable within the constraints of micro-unit living.”

The path to widespread adoption

In short, Dhanji said he expects the widespread adoption of micro-units here in Canada to materialize within the next three to five years. But getting to that point will rely on industry partners working together to create replicable designs that can be scaled, in addition to support and collaboration from the different levels of government.

“Cooperation with financial institutions and the Canada Mortgage and Housing Corporation (CMHC) would help to catalyze their proliferation, as well,” he said. “Offering options

Smaller size, smaller carbon footprint

with reduced deposit requirements and CMHCbacked secured financing, along with extended amortization periods, will all contribute to making these units more accessible.”

In conclusion, Dhanji offered, “Concerted efforts with various stakeholders and working with developers who are helping forge the path forward hold the promise of realizing the potential of micro-units on a larger scale across Canada.”

For more information on micro-units, visit www.radmarketing.ca

By promoting higher density living, micro-units help preserve natural spaces and reduce urban sprawl, thus contributing to more efficient land use. Other benefits of smaller apartments include the use of fewer resources and less waste compared to larger dwellings, which translates to an overall lower carbon footprint.

At the construction level, building micro-apartments requires fewer materials and transportation. In fact, according to the 2019 UN Emissions Gap Report, reducing a dwelling’s per capita floor space by 20 per cent could reduce the emissions associated with the production of building materials by 50 to 60 per cent by 2050. It would also reduce heating and cooling demand by up to 20 per cent.

Urban planning and housing policies that encourage more dense and affordable multifamily housing can reduce commuting needs and energy demand. Additionally, higher-density development generates less traffic than low-density development per unit. It makes walking and public transit more feasible and creates opportunities for shared parking. It further minimizes impervious surface area, which causes erosion and polluted stormwater runoff. Pedestrian-friendly higher density developments offer general health benefits for residents, as well.

INNOVATIONS IN

PEST CONTROL

MAKING AN IMPACT

Over the last few years, innovations in the pest control industry have made a significant impact on multiresidential communities. Treatment times for bed bugs have been revolutionized by advances in technological approaches and management of the invasive pests, known for wreaking havoc on both the physical and mental state of residents.

Investment and funding into the science and innovation behind pest control products has resulted in considerable advancements in biological pest control — products which use natural predators, parasites or pathogens to control pests. A recently developed eco-conscious product has radically changed the way bed bugs are treated. In turn, it is minimizing the impact on building occupants.

FAST RE-ENTRY TIMES

“With traditional treatments, an occupant has to be out of their home for between four to six hours,” says Paolo Bossio, President and CEO of Advantage Pest Control. Bossio says the treatment now takes less than half the time, meaning occupants can come home early. “Now we’re down to a one-hour re-entry and people don’t have to leave for such a long stretch,” he says.

In addition, there’s less prep work. Clean clothes in drawers and closets can stay there, and books don’t need to come off shelves.

Sprayed strategically around bed frames, Aprehend® is a natural biopesticide which works as a long-term residual residual barrier. When a bed bug crosses the barrier to reach their food source, it picks up the spores carried in the product, which then germinate and kill the bug within 3 to 7 days.

A benefit of the Aprehend® treatment is that it doesn’t ‘flush’ bedbugs from one unit to another as can happen with regular chemical treatments. This cuts down on the number of units requiring treatment.

It’s important that the occupants of a unit maintain their normal routine and stay in the home after it has been treated. The carbon dioxide emitted by human breathing is critical to draw bed bug movement across the residual barrier.

LONGER INTERVALS BETWEEN TREATMENTS

Further minimizing the impact on building occupants, the number of days needed between treatments is improved. “Where before it was two to three weeks,” Bossio says, “the service interval is now 25 days. It’s a longer period between services.”

Additionally, since the product is a natural biopesticide, it is a safer treatment product for the household.

Bossio, who founded Advantage Pest Control in 2000 following the footsteps of his father who has worked in the industry for decades, warns that there are strict controls in place for use of the biopesticide, and it can only be used by licensed professionals. Additionally, Aprehend® must be stored in moderate temperatures, since it breaks down when exposed to heat or cold.

“It must be temperature controlled to keep it viable,” he explains. “Aprehend® needs to be treated with respect in terms of product storage. We have a warehouse that is held at a constant temperature, and the product is stored there. it needs to be in a stable temperature environment.”

While bed bugs and cockroaches are a staple for the business, Bossio has a warning for 2024: “Because we’ve had such a mild winter, we might see more rodent activity. We’ll know for sure in the next two or three months.”

Stop Leaks and Over-Consumption

Water conservation strategies for multi-residential landlords

by Errol Small & Trisha Glazer

While Canada is home to approximately 20 per cent of the world’s freshwater and renowned for its lakes and rivers, many residents are under the wrong impression that water is an unlimited renewable resource. The truth, however, is that water and sewage costs have risen in Canada by nearly 100 per cent since 2005, and energy prices have almost doubled since 2003. For multi-residential property owners, tenant non-compliance and water inefficiencies have a direct impact on their Net Operating Income (NOI).

Since tenants typically do not pay for their water or see the utility bill, they tend to ignore leaky or faulty fixtures and are less mindful of over-usage. Furthermore, tenants do not generally feel a sense of ownership for their apartments; therefore, persuading them to take a

more conservative approach to water consumption can be tricky. Yet, studies show that simple behavioural tweaks such as turning off the water while brushing teeth or washing dishes vs. using the dishwasher can save hundreds of litres of water per year.

It’s in everyone’s best interest to make a habit of reducing water usage, but those paying the bills are most apt to comply.

Taking a proactive approach

The two main issues building owners face when dealing with water inefficiencies are the

ever-increasing cost of water and tenant overusage—both of which lead to an increase in operating costs. Taking a proactive approach to asset management begins with understanding that you cannot manage what you cannot see or measure.

While building owners and managers often understand the variables that contribute to their monthly water costs, without the capability to accurately measure water consumption and loss, there is no adequate and available data to manage. This will ultimately negatively affect one’s competitive position, resulting in the potential need to compensate for the additional cost by raising monthly rental rates.

The best first step is to address inefficient fixtures and appliances. Given occupant behaviour is always an unknown variable, landlords will see a direct benefit from upgrading to a more efficient showerhead and other key appliances. This layer of efficiency prepares building owners to implement more advanced technologies that can monitor and manage consumption at the Point-of-Use (PoU), ensuring unwanted or unintended events (outside of normal occupant behaviour) are identified, mitigated, and communicated to appropriate resources.

Water consumption in Canada

Statistically, Canada is one of the worst offenders when it comes to water consumption. Canadians use an average of 329 litres of water per person per day, which is second only to Americans in the developed world. This is more than double what Europeans use, who pay substantially more for their water. What’s worse, Canadians consume a staggering 65 per cent of their water in the bathroom, mostly from showering and bathing. Given one third of Canadian households are renters, which translates to approximately five million families, tenant non-compliance is a key issue, yet most tenants remain unaware of their true water consumption footprint.

of dollars monthly. This is the primary reason why building owners are now recognizing the importance of real-time data capture

and are beginning to install and implement water management devices and software designed to create smarter buildings.

Imple to monitor and manage PoU appliances and fixtures for forced consumption should only be considered once the building’s asset base is as close to high efficiency as possible.

Track, measure and manage

Until recen monthly utility bills to monitor monthly water consumption; however, this method of monitoring was and continues to be extremely limited in scope, as toilets in individual units cannot be assessed, nor can leaks be easily identified. With toilet and appliance leak detection hardware and water management devices, it is now easy to monitor, analyze, and manage each unit individually and in real time.

WatrTekPro Inc. is an innovative water management consulting company that provides numerous advanced water technologies and services. For a free water analysis and consultation, call Nando Presciutti at 416-451-7838 or email him at nandop@watrtek.com

This ability to track, measure, and manage water usage means that building owners are in a better position to optimize their buildings’ insuite water usage and take immediate corrective measures, thereby potentially saving thousands

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Industry Hot Topics

Ontario landlords petition for auto-evictions

thousands, of rental units to Ontario’s rental housing inventory within six months or so,” he asserts. “It will also significantly improve each tenant’s ability to qualify for a rental unit without being subjected to a disproportionately high level of qualification.”

As Seepe points out, Ontario is the only province that lost more rental housing than it produced in 2023, resulting in a net inventory loss of over 6,500 units last year alone. The petition and accompanying open letter were sent to Premier Ford, the Attorney General’s office, Ministry of Housing and all 124 MPPs, on February 29th and continues to grow with new signatures daily.

“Tenants don’t build or operate rental housing. They don’t collect and remit tens of billions of dollars in municipal property taxes annually, nor do they risk their life savings by taking on extraordinary financial, legal and emotional risks to provide a fundamental service to society without which no municipality can grow,” the petition states. “To quote Quebec’s Housing Minister, France-Élaine Duranceau in her defence of Bill 31 in June 2023, ‘The landlord owns the building, they invested in it and took the risks, and it should be up to them to decide who lives there.’”

More than 35,000 Ontario landlords have signed a petition urging the Ford government to implement a “simple solution” that would address delays at the Landlord and Tenant Board (LTB) and expedite long-overdue evictions for non-payment of rent.

Specifically, the petition calls for new legislation that would implement a process whereby an application made by a rental housing provider to the LTB tribunal for eviction of a tenant for non-payment of rent shall be automatically ordered ex parte without a hearing, subject to proof provided to and deemed satisfactory by an appropriate judicial body, similar to the process currently used in BC.

“We estimate that Ontario rental property owners collectively lost upwards of $1 billion in irrecoverable rent arrears (not including property damage, extortionate “cash for keys” schemes, legal costs, etc.) annually due to the LTB delays to process evictions for nonpayment of rent,” the open letter to Doug Ford reads. “We further estimate that you instantly obliterated $2.23 billion in rental property equity when you froze the annual rent increase at 0% in 2021.”

According to Ontario landlord Christopher Seepe, who submitted the petition on behalf of the sector, this is arguably one of the most significant displays of housing provider solidarity ever witnessed within the Ontario rental property community.

“It calls for the Ontario government to implement an elegant, simple and quick solution that can directly add thousands, if not tens of

Ontario landlords are urging the Ford government to consider implementing legislation similar to BC’s, which grants housing providers the ability to issue a 10-day eviction notice after it has been deliberated upon and approved by an adjudicator. According to Seepe, this approach has helped solve arguably 80 per cent of province’s issue.

“Ontario’s Residential Tenancies Act and the LTB’s Tenant Responsibilities brochure clearly state that a tenant cannot withhold rent for any reason, so there’s nothing for an LTB adjudicator to deliberate,” he adds. “We estimate that fulfilling this demand will immediately reduce the LTB’s current caseload by 41 per cent and reduce the multi-year case backlog by perhaps 50 per cent. It will also substantially decrease current extortionate “cash for keys” schemes.”

Quebec adopts new lease transfer bill

The Quebec government has adopted a new housing bill that will restrict tenants from transferring leases and preventing landlords from increasing rents. The new law will allow landlords to reject a lease transfer for any reason, unlike previously when only serious concerns about a prospective tenant could justify a rejection. This allowed new tenants to benefit from the existing rent while preventing landlords from seeking out preferred tenants and capitalizing on the vacancy.

Though tenant associations have fought hard against the lease transfer change, calling it a “clear set-back for tenants rights” at a time when affordable housing is desperately needed in Quebec, Housing Minister France-Élaine Duranceau stood firm in her decision.

“This story of lease assignment or shopping between tenants is an obstacle to the property rights of property owners,” she argued last June when Bill 31 was first proposed. “The landlord owns the building, they invested in it and took the risks, and it should be up to them to decide who lives there.”

Meanwhile, liberal housing critic Virginie Dufour said in a statement that the new law missed an opportunity to address the province’s housing crisis and could lead to abuses by landlords. But proponents of the bill argue that measures have been added to limit abusive evictions; for instance, if a tenant receives an eviction notice and does not respond by the deadline, they will be deemed to have declined it by default. It will then be up to the owner to demonstrate that the request for eviction meets the criteria.

According to the Tribunal administratif du logement website, “The law allows the landlord of a dwelling to evict the tenant in order to subdivide, substantially enlarge or change the use of this dwelling.” It will also oblige a landlord who evicts a tenant to compensate up to one month’s rent per year of continuous residence in the dwelling, up to a maximum of 24 months.

Ontario instructs LDCs on EV grid connections

Ontario is adopting standardized protocol for connecting electric vehicle (EV) charging facilities to the power grid at commercial and multifamily buildings and other publicly accessible locations. Newly finalized instructions from the Ontario Energy Board (OEB) give the province’s 58 local distribution companies (LDCs) until late May to get the required procedures and documentation in place.

Those will apply in scenarios where the existing electrical capacity and associated equipment must be upgraded to accommodate EV chargers. The protocol outlines steps and timelines for various stages of a project from preliminary consultation to the agreement and execution of the work, including clarification of customers’ and LDCs’ responsibilities and processes for securing contractors, calculating costs and conveying payment.

Of interest to building owners, the new EV connection protocol introduces an optional free consultation defined as “a high-level assessment” of electrical capacity and complexities for connecting chargers. Interested parties will be able to use online forms on LDCs’ websites to submit initially required information and request this preliminary evaluation. Provided the request form is complete, LDCs will have 15 calendar days to respond and, if requested, must meet to discuss the findings at no cost to the customer.

“The purpose of the preliminary consultation is to provide high-level connection feasibility information to a customer who has uncertainties regarding site selection for the EVSE (electric vehicle supply equipment), or those who are unsure about committing to EVSE installations. If a customer has already decided on a specific location for the EVSE, the preliminary consultation may provide limited benefits and requesting a preliminary consultation may extend the overall connection process,” the OEB’s protocol guide states.

Landlords, property managers or condominium corporations in the latter category may choose to begin with a direct request for connection — a process that is also to be facilitated through online forms on LDCs’ websites. Petitioners can expect a response from the LDC within a maximum of 15 days to either confirm that their request is complete or specify what further information is required. LDCs will be mandated to provide a formal offer to connect (OTC) no later than 60 days after a complete request has been submitted.

The new connection protocol also stipulates standard information to be contained in the OTC. Once accepted, it decrees “the distributor shall promptly work with the customer to complete the project and connect the EVSE” including “appropriate levels of communication” throughout all stages. LDCs may choose to allow customers to seek alternative bids for some components of the connection work, with the parameters for doing so set out in the OTC.

Once completed in keeping with prescribed service conditions, low-voltage chargers are to be connected within five business days and high-voltage chargers must be connected within no more than 10 business days. Again, those service conditions are to be revealed in the OTC.

The OEB is providing LDCs with templates for the standardized documents associated with the new protocol, and notes that it aligns with load connection processes that are already established in the Distribution System Code. “The OEB is of the view that three months will provide sufficient time for distributors to be prepared,” it states in its announcement of the new rules.

BC launches BC Builds to amp up housing construction

The Province of BC has launched BC Builds, an initiative to help lower construction costs, speed up timelines, and deliver more affordable homes to middle-income people. The new initiative will leverage government, community, and non-profit owned and underused land with $2 billion in low-cost financing and a commitment of $950 million for the overall program.

“Anyone looking for a place to live knows how hard it is – even if you make a decent salary there are not enough rental homes people can afford,” said Premier David Eby. “The private sector alone has not been able to deliver the homes middle-class people in B.C. need. That’s why we’re taking action through BC Builds to deliver lower-cost middle-income homes, faster, so the people who keep our communities working – like

teachers, nurses, and construction workers – can find homes they can afford in the communities they love.”

Inflation, high interest rates, and the high cost of land and construction have driven up costs and rent in B.C., resulting in too many homes being out of reach for middle-income earners. The new initiative is designed to “deliver through challenging market conditions” to bring down building costs, get more projects started, and build more homes that fit into middle-income budgets, with rental housing being the priority.

“Too many middle-class families are struggling to find a place to live that they can afford, and that’s holding people and our economy back,” said Ravi Kahlon, Minister of Housing. “BC Builds is designed to meet this moment, overcome challenging market conditions, and deliver lower-cost rental homes for the people who deliver the services we rely on, and drive our economy forward – so they can build good lives here and thrive.”

BC Builds works in partnership with nonprofits, local governments, First Nations and the development sector to identify available underused land, provide financing and funding, and deliver projects that create more homes and help bring costs more in line with what middle-income households earn.

Smart home technology draws fragmented feedback

New research findings identify security and energy management functions as key selling features of smart home technology, but a sizable share of prospective adopters have concerns about data privacy and system cost. Responses from more than 800 homeowners and residential renters throughout Canada and United States, surveyed for the Association for Smarter Homes & Buildings’ (ASHB) annual research project, serve up a profile of consumers’ attitudes and where barriers to the uptake of smart technologies are occurring.

More than 70 per cent of survey respondents already have some form of smart technology within their homes, with Amazon Alexa or Google Home frequently identified at the core of those networks. About three-quarters of respondents say they are open to artificial intelligence applications if they deliver a perceived benefit and come with transparency

about how personal data will be used. The remaining 23 per cent are characterized as “wary and skeptical” about sharing data.

The report’s executive summary points to an “intriguingly fragmented” consumer perspective on smart home technology, including generational differences in both pace of adoption and preferred applications. Current or prospective adopters rank security, energy efficiency and preventative maintenance as leading potential benefits, while a smaller segment of respondents reported interest in personalized advertising. Drawing conclusions from survey responses, the report’s authors suggest consumers’ interest in preventative maintenance and energy consumption analysis could help make the case for data sharing, as users appreciate the role it plays in enabling devices to identify patterns that lead to performance improvements and/or pre-

Additional program details:

• At least 20% of all BC Builds homes will have rents that are at least 20% below market rate for projects in partnership with non-profits and First Nations.

• All BC Builds units have a target of middleincome households spending no more than approximately 30% of their income on rent.

• The rents for BC Builds will not exceed market rent for that community and will in many cases be below.

• All households living in BC Builds homes are income tested at move-in.

• The income levels vary by community, so homes are within reach for that community’s middle-income households.

• BC Builds projects aim to deliver more two-, three- and four-bedroom homes, as many as possible with below-market rents.

• Projects owned and operated by non-profit providers mean rents will remain low over time, creating more affordability.

• BC Builds uses lower government borrowing rates to offer lower-cost financing and grants to bring down construction costs. The program also works with municipalities, landowners, residential builders, and housing operators to move projects from concept to construction within 12 to 18 months, compared to the current average of three to five years.

emptively identifying and rectifying issues. However, “transparency and segmented data utilization approaches” are deemed essential to build consumers’ confidence.

Meanwhile, the ascendance of Amazon Alexa and Google Home could present some complications. “It’s hinting at the birth of isolated ecosystems, which, if not bridged, could impede long-term value due to channel restrictions,” the report’s authors warn.

THE BUILDINGS SHOW

Dec 4 - 6, 2024

Centre

REVOLUTIONIZING

PARKING LOT PAVING

Introducing the World’s Most Innovative Solution to Pavement De ciencies and Land Surveying

They say that first impressions last a lifetime; this is still the case when it comes to apartment buildings. A building’s parking lot is typically the first thing a visitor sets foot on, and a cracked, uneven surface speaks volumes. The condition of the asphalt shows how well an apartment building is cared for and maintained, and hints of healthy financial planning.

Potholes, pooling water, dips and depressions: it’s inevitable these issues will arise. When the time comes to repave your parking lot the work is dependent on budget and weather conditions.

From a contractor’s perspective, a paving project typically begins with a manual survey and stake-out of the current asphalt conditions. This takes time, and involves taking photos, reviewing site maps, and evaluating square footage by using measuring wheels.

Now, new technology is changing the playing field for surveying mechanisms. An innovation known as “SmoothRide” is now available in Ontario, allowing for very accurate, 3D surface scanning of paved areas. Forest Contractors Ltd. are the first in Ontario to o er SmoothRide scanning for roads and are believed to be the first worldwide to be using the innovation to redesign parking lots!

Originally designed for roadways, SmoothRide is the first tech to combine Geographic Information Systems (GIS) and the Global Positioning System (GPS) into a unique paving solution. SmoothRide is designed to optimize the planning, design and execution of road and parking lot repaving projects, making them easier, more cost-e ective, consistently better quality, and less hassle to manage from a disruption perspective.

HOW IT WORKS:

• Lidar scanning components are installed on Forest Contractor trucks. Using laptops to collect data, the full scope of the paved area is driven at the speed of moving tra c. Over 8500 data points per second are gathered.

• After the parking lot or roadway is scanned, the data is uploaded into the SmoothRide software. The information is then provided to a designer who manually designs the paving requirements based on desired thickness, final grading and smoothness requirements, and who can then optimize how much asphalt is initially removed and later put back.

• Milling, Paving, and Compacting work begins. Machines equipped with GPS are used to perfect grading to the nearest millimetre, to optimize elevations, and ensure that the thickness of asphalt and sub-base assures its maximum lifespan. Increasing the lifespan of asphalt means less asphalt repair long-term!

Proposed slopes scan

Shave and pave scan

SMOOTHRIDE

CAN INCREASE A PAVING PROJECT’S EFFICIENCY THROUGH:

1. Quicker production speed

Cumbersome and expensive manual surveys are no longer needed; the time to mill, grade and pave is shorter, and there’s greater confidence in the work being undertaken.

2. Improved Accuracy and Visual Reporting

Elevations are optimized and accurately designed at a 1.5-2% slope towards local drainage. Smoothness levels can be madeto-measure using SmoothRide’s adjustable settings. GIS and GPS technologies reduce risks of human error and deficiencies.

The software provides mapped reporting of the existing paving’s condition, allowing Property Managers a better understanding of issues, and a detailed report to share with the Board or engineers and consultants.

SmoothRide reports provide a benchmark which can be referred to in follow-up years to see how the successfully repair work has sustained.

3. Reduced Costs & Timelines

With a better understanding of what’s below the surface, the amount of asphalt removed and subsequently dumped at waste facilities is significantly lowered, and less new asphalt is used for

the repaving process. This is better for the environment, and better for the budget.

The improved fuel economy reduces each project’s carbon footprint, and since the mapping designs provide better project certainty, it is easier to schedule the project within a firm timeline, making it less burdensome for those a ected by the work.

4. Increased Sustainability

SmoothRide Solutions optimizes the removal of old asphalt, minimizing the disposal of millings, and reducing the use of excess asphalt. The prolonged lifespan of the asphalt, coupled with

the elimination of deficiencies and e ciency optimization, results in reduced overall waste on each project. The enhanced e ciency in work completion times also contributes to increased fuel economy and improved air quality, ultimately mitigating Forest’s asphalt plant emissions, and Forest’s environmental impact associated with construction activities.

In cases where there are specific problem areas which may not warrant a full repaving project, SmoothRide makes it possible to complete a partial asphalt removal without removing asphalt in low areas, thus allowing for a su cient slope to be created. This can significantly decrease overall costs to a client and is almost impossible to achieve using traditional surveying methods.

Forest Contractors Ltd. are the first to o er this unique, innovative technology in Ontario. To book a visit with a site representative, or to find out more, please contact 416-951-2159 or visit www.forestgroup.ca

Better Building, Better Rates

Investing in your property just makes sense

by Andy Schwartze

As we look at the property/casualty insurance market in early 2024, it is safe to say that there will be no loud rumblings of renewed competition. Underwriting has become an entrenched discipline with the big carriers retaining their leading role—not only for their benefit but also to the benefit of the smaller carriers who are enjoying the fact that they will not be crushed by rate wars.

This year, we are seeing the continued growth of MGAs (Managing General Agencies) who work in numerous underwriting areas to provide coverage and some capacity for insurance risks that are not particularly attractive to the retail underwriters. The MGAs are allocated small capacities by the various insurers, which can then be cobbled together in the form of a “subscription” policy. This enables the market to offer insurance where it might otherwise have offered nothing at all. The strengthening of reinsurer roles is not to be ignored; these players, with their big balance sheets,

Having a well-maintained, clean, and attractive property is the best strategy for lowering your insurance rates.

are much more willing to play a larger roll in how their retail insurance customers run their businesses.

This entirely reinvented insurance industry remains a challenge to insurance brokers. The old guard, that built its business on the backs of rate competition and personal relationships, now finds itself managing email relationships with a lot less in-person activity. Although the “work from home” culture is lifting somewhat, the typical broker today is puts far less mileage on his/her vehicle than the pre-COVID era. Though to a certain extent easier, the task of establishing new and lasting business relationships has become more challenging. One can only wonder to what extent AI will interfere with some of the intermediary activities that brokers provide. Stay tuned.

For our CAM readers, the greatest task remains the upgrading of a building’s bones. Having a well-maintained, clean, and attractive property is the best strategy for lowering your insurance rates. That said, insurance underwriting does not care about cosmetic improvements. As each year goes by, a huge amount of rental inventory ages with it. Many buildings have outdated original plumbing systems, boilers that are beyond their “best before” date, hot water systems that need replacing and electrical/energy infrastructure that could use some serious attention.

More and more buildings are being pressured, and seriously so, to get with the program and update their bones. For example, few residential homes still have fuses, yet many older apartments still have that little 4 fuse/15 amp box in each unit. Over the years, since two major insurers recognized and acted upon the need for upgrading buildings, remaining apartment building insurers (and there are not that many still in the sector) have been increasingly focused on inspecting and pointing to the need for improvements. For that reason, those of us who work with property managers and building owners are forever calling for investments in the building envelope, so that insurance options do not run dry. Some listen, some don’t.

We’ve had a pretty benign claims winter. The number of slip and falls is down, as is the number of freezing pipe claims. There’s nothing like nice weather to curb the onslaught of accidents. The worry now is to what extent this peculiar winter weather translates into a different summer. We’ve seen hurricane, flooding and wildfire activity go up sharply and recently the federal government insurance watchdogs published a statement of concern about inadequate insurance

industry capital available in the event of a major catastrophe. This, of course, is the result of recognizing the serious indebtedness of the federal government which would hobble any federal attempt to provide relief. How this newly anticipated “fund” will be created and financed remains a mystery.

At this point, and in the absence of specific markers that point in directions that we can define, the overriding importance for building owners is to make certain their buildings are well maintained and upgraded. Spend the money because there is nothing more stressing than dealing with a mortgage in a reluctant insurance market.

For questions regarding multi-residential housing insurance, please visit: www.takecover.ca

SMART, SAFE AND SUSTAINABLE

EndoTherm pilot project garners impressive results for Concert Properties

From 2018 to 2023, Concert Properties conducted a pilot project aimed at minimizing gas consumption at five of its commercial and residential properties across Vancouver and Toronto. The five-year endeavour focused on lowering energy consumption and emissions from the building’s boilers by testing a product called ‘EndoTherm’. According to Sami Obeidat, Director, Operations, Property Management, this additive reduces the strain on heating systems, enhancing their efficiency and in turn lowering carbon emissions.

“We achieved an average energy saving of 11.3 per cent and saw a 170,000 kg reduction in CO2 emissions during this period, a substantial environmental benefit,” he said. “The decrease in emissions also translated into over $40,000 in savings along with carbon tax reductions. These greenhouse gas savings are equivalent to the emissions of 38 gasoline-powered passenger vehicles driven for one year.”

The pilot project was undertaken by Concert’s property managers, building operations managers and energy analysts in partnership with EndoTherm. The award-winning technology is described as non-corrosive, non-hazardous, 100 per cent organic, and compatible with several leading boiler and inhibitor brands. EndoTherm requires no system downtime and can be installed like an inhibitor in just 10 to 15 minutes.

“This is a cost-effective solution that does not require any mechanical installations or adjustments, highlighting how environmental and economic sustainability can be achieved at the same time. A win-win for both the company and the environment,” added Kerri Jackson, Senior Vice President, Property Management. “With the success of this pilot project, we are excited to expand the use of EndoTherm in our other residential buildings using similar heating systems starting in 2024.”

For the science behind EndoTherm, visit: www.endotherm.com/how-it-works

STABILITY AND BALANCE AT THE TOP!

As a sister company to ACE Painting, Cranfield General Contracting was formed in 2004 to further meet the remodeling demands of all our clients. Delivering superior quality and cutting edge solutions Cranfield provides major renovation services to include interior, exterior, in suite and common area upgrades.