GTA and Beyond | Canadian Property Management | January 2016

F O R B U I L D I N G O W N E R S , A S S E T A N D P R O P E R T Y M A N AG E R S

VOL. 22 NO. 8 • JANUARY 2016

FINE ART ON THE CHEAP TROUBLESHOOTING NOISE COMPLAINTS DRONES: HOVERING OVER OPPORTUNITIES

URBAN SPRAWL FALLOUT

PA R T O F T H E

Growth of suburbs continues to plague downtown Brampton

P A R T

O F

T H E

TABLE OF CONTENTS

CONTENTS

COVER STORY

6

THE LOST CITY Designers provide vision for future of downtown Brampton in ULI competition

IN THIS ISSUE

8

A POWERFUL TOOL

12

LISTEN UP

Data analytics improve building operational efficiency

Not all noise nuisances require a remedy

10

FLYING HIGH

14

ART OF RENTING

Drones take property management to new heights

Try before buy concept makes cents

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50 Years Of Passion & Knowledge

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EDITOR’S NOTE

GROUP PUBLISHER MELISSA VALENTINI melissav@mediaedge.ca | x248

PUBLISHER STEPHANIE PHILBIN stephaniep@mediaedge.ca | x262

OLD PROBLEMS, NEW HOPE Less than a month into the new year and the City of Brampton is already making headlines.

After a tumultuous 2014, which marked the end of Susan Fennell’s 14-year tenure as mayor, and a rocky 2015 filled with reviews, reports and investigations into the scandal-plagued city, there was hope that 2016 would be “relatively” calm. However, bad news at city hall continues to plague the municipality. Recent trouble began on Christmas Day when at least two floors of the city’s latest development — Brampton’s controversial new city hall building — were flooded. On the day it reopened, the $205-million structure made news again, this time for an overhang that’s been struck by vehicles twice since the building officially opened in summer 2015.

Another issue that’s been in and out of the news now for upwards of two decades is the state of Brampton’s city centre. Of late, talk has revolved around revitalization — massive suburban-style growth in the city’s formative years deprived Brampton of a “true” downtown. The Urban Land Institute (ULI) Toronto chapter got designers and members of the development community talking again about the future of the city’s historic centre when it launched its second annual Urban Ideas competition last year. Held in partnership with the City of Brampton, the 2015 competition focused on ideas for rejuvenating and reinvigorating the downtown core. The Lost City looks at the submission that came out on top and the team behind it.

From here, we move on to our industry focuses this issue: Technology and Building Interiors. In our Technology section, we delve into data analytics and how they can help improve building operational efficiency (pg. 8), and the rise of drones in real estate (pg. 10).

Turning to our Building Interiors section, we look at one of the biggest issues for building managers — noise complaints. In Listen Up, we explore whether all noise nuisances need to be remedied, including determining factors. Then we look at art rental programs (pg. 14), which offer many of the benefits of owning artwork at a fraction of the price.

The new year brings some new industry focuses to Canadian Property Management: GTA & Beyond. Next up (in the March issue): Operations & Maintenance and Building Envelope/ Roofing. I’m always interested in obtaining feedback and article proposals. If you’d like to submit a topic for consideration, please e-mail me.

CLARE TATTERSALL claret@mediaedge.ca

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EDITOR CLARE TATTERSALL claret@mediaedge.ca CONTRIBUTING WRITERS

RYAN MULLET JOHN PETZE JOSHUA POLA JESSICA TINIANOV KRISTIE ULRICH

ADVERTISING SALES SEAN FOLEY seanf@mediaedge.ca | x225 MITCHELL SALTZMAN mitchells@mediaedge.ca | x222 RORY MCENTEE rorym@mediaedge.ca | x232 PRODUCTION MANAGER RACHEL SELBIE rachels@mediaedge.ca PROJECT COORDINATOR PAULA MIYAKE paulam@mediaedge.ca | x263

SENIOR DESIGNER ANNETTE CARLUCCI WONG annettec@mediaedge.ca

DESIGNER JENNIFER CARTER jenc@mediaedge.ca D IGITAL MEDIA DIRECTOR STEVEN CHESTER stevenc@mediaedge.ca | x224

CIRCULATION MARIA SIASSINA marias@mediaedge.ca | x234

PRESIDENT KEVIN BROWN kevinb@mediaedge.ca ACCOUNTING MANAGER SAMHAR RAZZAK samharr@mediaedge.ca

GTA & Beyond is produced as a supplement to Canadian Property Management magazine, published 8 times a year by:

5255 Yonge St., Suite 1000 Toronto, ON M2N 6P4 Tel: (416) 512-8186 • Fax: (416) 512-8344 E-mail: info@mediaedge.ca

THIS MONTH’S ONLINE EXCLUSIVES ALL THE BUZZ

When it’s okay to play pet detective in condos The instances of condo residents improperly using “medical reasons” to escape the enforcement of pet restrictions found in condo declarations or rules is on the rise.

How the Race to Reduce program in Toronto boosted landlord-tenant connections in office buildings.

FROM THE GREEN BIN

Arts facilities play starring role in revitalization St. Catharines has cast the FirstOntario Performing Arts Centre to play a starring role in the revitalization of the city’s downtown. The Diamond Schmitt Architects-designed facility, which features four state-of-the-art venues and spans 95,000 square feet, officially opened last fall.

Foreseeable safety hazards spell liability When it comes to assigning liability, property owners/managers are advised to foresee that their grandfather is probably going to cause trouble.

Mere compliance with code requirements from the era in which a building was constructed will do little to convince the courts that holders of the “duty of care” have been diligent in fulfilling their obligations.

Toronto-based company diverts corporate waste from landfill to benefit non-profits.

EXPERT ADVICE

Welcoming Canada’s newest tenants?

FRPO’s Mike Chopowick provides tips for reviewing rental applications the right way.

CONNECT WITH US ON:

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FEATURE

THE HUB

4 CORNERS

ARTSCAPE

GATEWAY

THE EMERALD

UNIVERSITY QUAD

THE LOST CITY Designers provide vision for future of downtown Brampton in ULI competition

BY CLARE TATTERSALL

B

rampton has come a long way since it became a city more than 40 years ago. What was once a small town is now one of the fastest growing regions in the Greater Toronto and Hamilton Area (GTHA). The city boasts a population of more than half a million — making it the ninth largest municipality in Canada — and a robust, diversified economy.

At the time the Ontario government decided to update Peel County’s structure, which led to the city’s creation in 1974, many Bramptonians were concerned about urban sprawl and its consequences. Since then, those fears have been founded. The development of large subdivisions during the ‘80s and ‘90s transformed Brampton into an expansive commuter suburb, with little connection to a downtown core that lacks the bustling pedestrian traffic and vibrant commercial scene of one of its neighbours, Toronto.

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While Brampton has been working to invigorate its city centre for decades, there has been little change. This drew the eye of the Urban Land Institute (ULI) Toronto chapter and became the focus of its second annual Urban Ideas competition.

Run in partnership with the City of Brampton, the competition called for visionary ideas or design proposals to reenergize and rejuvenate the municipality’s downtown core.

On Nov. 24, the finalists gathered for the awards ceremony at Alderlea, where the judges deemed Plural Architecture and Design’s vision as the overall best submission from 20 entries.

“Winning this award is a great honour for the team and firm … that is just about to venture into Toronto,” says Mahesh Iyer, partner and principal architect at the Dubai-based practice. “(It) certainly brings a lot of encouragement and recognition.”

Founded in 2009, the integrated design firm is in the process of establishing an office in Canada’s most populous city. Iyer recently relocated to Toronto, where he teamed up with local urban planners Ilja Green and Rahul Nargas for the competition. Along with Parvathi Nampoothiri, an urban planner in the United Arab Emirates, the fivesome took home top honours and a share of the $6,000 prize.

The 2015 competition challenged entrants to provide bold ideas and practical solutions for Brampton’s historic core, centering on Main Street between Wellington Street and Theatre Lane. Topics relevant to the area’s further development are accessibility, public transit and infrastructure, walkability, sustainability and intensification, among others.

“The urban pattern lacks certain identity that defines neighbourhoods and binds

FEATURE

the city together,” explains Iyer. “The crucial aspect of place-making, which ties the social, cultural and economic threads together, is what we aim to bring back to the city of Brampton.”

Plural’s multi-faceted plan includes six key components: The Hub, 4 Corners, Artscape, Gateway, the Emerald and University Quad.

A NEW FOCUS The Hub is the community anchor for downtown. It is a multi-functional, mixeduse building that provides space and activities for a range of users. The double-height base has an all-year farmers’ market and “pop-up” restaurant space at the mezzanine level. Levels three and four house community facilities and co-working spaces. Resting above this is 14-storey market rate condominium building.

“The development will activate the public realm, provide spaces for learning, innovation and entrepreneurship, and offer more than 100 residential units in the downtown core,” says Iyer.

ICONIC INTERSECTION 4 Corners is the intersection of Main and Queen streets, the most prominent and iconic street corner in downtown Brampton.

“To define such an urban corner, you need activity, intensity of use and a supporting urban form,” says Iyer.

Existing Garden Square and Rose Theatre provide an interesting view corridor and circulation axis. Three proposed buildings increase the diversity of use by bringing new residential, institutional, office and retail space to the area.

CROWNING JEWEL The Emerald is an open space system that binds the downtown together.

“A network of open spaces comprised of streets, plazas, parks and an enhanced creek seamlessly connect natural systems with the city’s urban fabric,” says Iyer.

Flood mitigation measures along the creek allow for future development in the downtown area while improving the city’s links to the water’s edge.

THE CAMPUS The University Quad is an important anchor along the proposed Etobicoke Creek Commons, connecting downtown to the creek and thus turning the city towards the water.

“The university is intrinsically tied to the downtown fabric, both deriving their identity from each other,” explains Iyer.

The quad also has an environmental interpretive centre that provides educational opportunities and facilitates events. ■

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ONE FOR THE BOOKS Artscape envisions an expanded library site to provide learning areas for new technology, and workspaces for innovators, artists, writers and entrepreneurs. It includes the existing armory and regimental museum as well as galleries, seminar rooms, offices and a cafe.

POINT OF ENTRY The Gateway defines the urban form through transit station area intensification. The proposed built form addresses Church Street and defines it as an urban boulevard. Point towers rest above a five-story podium. The intensification further provides diversity to the housing stock of downtown and will be a mix of condominium and rental housing.

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7

TECHNOLOGY

A POWERFUL TOOL

Data analytics improve building operational efficiency

BY JOHN PETZE

A

new era has dawned in which data is a tangible resource.

The past decade has seen dramatic advances in automation systems and smart devices. It is now possible to obtain data from the wide range of control and equipment systems found in today’s buildings.

Access to this data is only the first step, though. In order to derive benefit, data must be efficiently analyzed to find issues of importance to a facility.

If facility staff had the time, resources, expertise and tools to study every piece of data produced by their building systems, they would find numerous opportunities to improve performance. However, manually analyzing all the operational data is simply not viable. This is where analytics software comes in. Its rapid advancement has provided a powerful tool that can produce dramatic results for building owners/managers. The operational data from control and equipment systems can be used to improve building operations, reduce energy costs and enhance overall efficiency.

PATTERNS OF EVIDENCE The concept behind analytics is simple: Detect patterns in data that represent things that matter. Analytics software looks at the data from meters, building management and control systems, sensors and other building equipment, and applies rules and algorithms to identify patterns that represent issues, faults, deviations and trends — all of which present opportunities for savings and improved performance.

Issues detected by analytics may include: overridden occupancy schedules (energy consumption patterns show continuous operation even when the building is unoccupied); building equipment starting too

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early or running too late; broken sensors that cause energy waste; improper temperature reset strategies or missing temperature dead bands, resulting in energy waste, equipment cycling and comfort issues; economizers that stay open when they should be closed (or vice versa), resulting in energy waste; degradation of heating and cooling performance; simultaneous heating and cooling due to defective valves, dampers, sensors or improper control sequences; and energy consumption anomalies and demand peaks, which could be avoided with changes to operating procedures or control sequences.

Analytics software automatically identifies these types of issues, among others.

By detecting them in a timely and consistent manner, analytics enables building

staff to take action, reduce costs, set priorities and better justify expenditures.

BIG BROTHER Analytics acts as an ever-present expert that provides true visibility of how building systems are operating. The software goes beyond simply identifying issues to automatically generating informative displays and reports that clearly show building owners/managers the problems, costs, correlations and, in many cases, the cause of the issues as well as recommended actions to address them. The ability of analytics software to automatically generate these views without requiring programming of customized graphical displays is an important advance that makes it cost-effective.

TECHNOLOGY

SOUND THE ALARM Often when building owners/managers are first introduced to analytics they make comparisons with alarms. After all, an alarm programmed in a building automation system indicates something is wrong. At a very basic level there is a similarity but there are fundamental differences between alarms and more advanced analytics tools.

Alarms require that building owners/ managers fully understand what they’re looking for ahead of time. They then must be programmed in advance. While there are many issues that fit that approach, like a temperature rising above a set limit, there are many interrelationships between equipment systems that may not be known at the time the control system was programmed.

Analytics enable building owners/managers to find issues they weren’t aware of — patterns they didn’t expect or couldn’t have imagined when the building was built or control systems were initially programmed. And they can be applied without the cost associated with going back into control systems to reprogram alarms.

Alarms don’t typically enable the implementation of sophisticated logic that interrelates multiple sources of data. A typical alarm might evaluate a single item against a limit at a specific point in time.

While an alarm might indicate a building is above a specific kilowatt limit right now, for example, analytics tell building owners/managers how many times in the last six months the property exceeded the electrical demand target as well as: the length of every period and when each occurred; how much the property exceeded the limit by; the pieces of equipment that were operating when the demand exceeded the limit; how those events were related to the weather or building usage patterns; and what those events cost. That is actionable information.

Today, analytics have been proven in thousands of facilities, and software is available from a range of suppliers and service providers. There are many ways to get started and deploy analytics as

well as a variety of different options for service and support. Using data to improve building operation is proven and it is not going away. Data really is “the new money.” ■

____________________________________________________________________________________ JOHN PETZE IS A PARTNER AT SKYFOUNDRY, THE DEVELOPER OF SKYSPARK, WHICH IS AN ANALYTICS PLATFORM FOR BUILDING, ENERGY AND EQUIPMENT DATA. HE HAS MORE THAN 30 YEARS EXPERIENCE IN BUILDING AUTOMATION, ENERGY MANAGEMENT AND MACHINETO-MACHINE, HAVING SERVED IN SENIOR LEVEL POSITIONS FOR MANUFACTURERS OF BOTH HARDWARE AND SOFTWARE PRODUCTS.

THE NEW MONEY Virtually all buildings, old and new, have operational issues. The challenge is to find and understand them in order to eliminate waste, reduce cost and improve occupant comfort. The wealth of data produced by modern automation systems, equipment systems, meters and other devices, combined with the power of analytics software, can help building owners/managers identify opportunities to enhance operational performance. This is also a critical tool in validating investments in energy-saving measures. www.REMInetwork.com

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TECHNOLOGY

FLYING HIGH

Drones take property management to new heights

BY JOSHUA POLA & RYAN MULLET

I

t’s hard not to turn on the television, read a newspaper or surf the net these days without coming across a story about drones. They are seemingly everywhere, used for recreation, as military machines, to make food drops in disaster relief operations, in real estate to capture a bird’s eye view of a listing, and by filmmakers looking to capture more innovative shots with less limitation and at a fraction of the price of chartering a helicopter.

As the use of drones has taken off, a number of other industries have begun testing the technology. Retail giants Amazon and Walmart are currently investigating using drones for home delivery, while the property management marketplace has begun to adopt them to improve building efficiency and enhance staff safety.

EYE IN THE SKY Drones can be used to pinpoint heat loss during energy audits, minimize the risk of accident and injury during property inspections, and evaluate and monitor remote or environmentally sensitive sites.

Equipped with an infrared camera, drones can conduct timely and cost-effective thermographic (heat) inspections of a building from the air compared to conventional methods. Their unique capabil-

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ities and flexibility allow them to check for hot and cool spots in and on buildings, which may be difficult, dangerous or even impossible for staff to access.

Take a rooftop inspection of an HVAC unit, for example. It generally requires workers to climb ladders or mount scaffolding to reach the roof. Though fall protection systems must be worn, accidents can still happen. Drones keep workers’ feet firmly on the ground, preventing injuries from occurring. They also provide a vantage point not easily obtained by rooftop workers.

Drones can also be flown over retention ponds or watershed and wetland areas.

These areas can be difficult to enter on foot, which may be detrimental to wildlife or fauna.

While the use of drones presents great opportunity, they also come with risk.

As the number of unmanned air vehicles (UAVs) entering the skies increases, accidents and the potential for lawsuits are bound to as well. In the property management industry, companies must weigh the benefits against the potential pitfalls.

REGULATING THE RISE OF UAVs Transport Canada regulates the use of UAVs. Canadian regulations require operators of non-recreational drones to

obtain a Special Flight Operations Certificate (SFOC). An operator must be at least 18 years old, have $100,000 liability insurance, at a minimum, and follow strict safety conditions. These include (but are not limited to) operating the drone within visual line of sight; at or below 300 feet above ground level, and at least nine kilometres from an airport, heliport, aerodrome or built-up area; and in clear weather during daylight hours. If the drone weighs between two and 25 kilograms, the operator must also complete a pilot ground school program.

Failure to follow the rules may result in a fine of up to $25,000.

Last year, Transport Canada unveiled a new set of proposed regulations to ensure the safe and reliable operation of UAVs in Canadian airspace. To be introduced before year’s end, these new rules will apply to drones weighing 25 kilograms or less that are flown within sight of an operator. ■ ________________________________________

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BUILDING INTERIORS

LISTEN UP Not all noise nuisances require a remedy

BY JESSICA TINIANOV

N

oise complaints are a prevalent and challenging problem for building owners/managers. While the most common are related to a loud residential or commercial neighbour, the source of annoying sounds may be environmental (air, rail or road traffic), generated by building-related equipment (HVAC, plumbing or electrical systems) as well as occupant-induced or controlled (speech, physical activity, entertainment systems).

PUMP UP THE VOLUME Two factors affect the sound (or annoyance) level of noise: the sound power produced at the noise source; and the distance and path the noise takes to the point of complaint. Sound and vibration energy can travel long distances, in all directions, and through air, water, wood, concrete and metal. Airborne sound, travelling as air pressure waves, can enter a living space or workplace through small hidden gaps and openings found around piping, ductwork and electrical junctures. Structure-borne sound, on the other hand, can travel through solid building materials, such as ceilings, floors and walls. This can be problematic (and particularly disruptive) when a commercial business, such as a fitness or childcare centre, restaurant or bar, is situated above or beside a typically quiet space like a residential bedroom, spa or corporate boardroom.

A HEALTHY DOSE OF SOUND Complaints about noise do not necessarily mean there is a building deficiency. Some audible noise from building systems or adjacent units is normal for a typical multiunit residential or commercial property,

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and does not warrant the implementation of noise control measures. So before embarking on a potentially complicated (and expensive) investigation into the noise nuisance, it may be worthwhile to consult an acoustical engineer who can determine whether the noise is unreasonable for the building type and if it is due to excessive sound transmission.

In multi-residential buildings, airborne sound transmission limits are set by the building code. The limits are expressed as sound transmission class (STC) ratings.

The higher the rating, the better the sound isolation. The Ontario Building Code, for example, requires a STC rating of 50 as a minimum acceptable value for wall construction and STC 55 in specific areas.

Frequently, an acoustical assessment will find that the walls or floor assemblies meet building code standards. These requirements are sometimes lower than occupants’ expectations of quiet enjoyment of their property, resulting in disbelief that they do not support their contention and frustration. Code compliant wall and floor assemblies often provide sound insulation that is good for high frequencies, reasonable for mid-frequencies and generally fair to poor for lower frequencies. This means voices, which are higher frequency, are typically not heard or unintelligible while the deep, low frequency rumbles of an entertainment system’s subwoofers can penetrate structural barriers and be heard despite the wall or floor being to code.

CLAMOURING FOR QUIET Unfortunately, there are no criteria set out in the building code regarding sound levels and sound transmission in commercial

spaces. It is often up to the discretion of the developer or building owner/manager to determine whether a nuisance noise should be remedied, unless limits and restrictions have been set out in a lease agreement.

These may be expressed as STC and/or IIC (impact isolation class) ratings or overall sound levels in decibels (DBA).

Potential noise intrusion issues can be anticipated before, and noise mitigation recommendations incorporated into, a lease agreement to ensure noise and vibration does not, under practical circumstances, intrude into other spaces.

In the case of a fitness club looking to rent space in a multi-residential or commercial building, for example, an acoustical engineer can create scenarios in order to assess the potential for sound and vibration intrusion from physical activities into adjacent tenanted areas. These scenarios may involve using a PA system in the space to recreate the rhythm, amplitude and frequency content characteristics of a typical cardio workout class, including the music played during the exercise routines.

Similar conditions can be created in areas to be used for aerobics, treadmills and weights. Analysis may indicate the need for suitable floor slab stiffeners and isolated flooring to mitigate perceptible vibration or structure-borne noise in adjacent tenanted spaces.

Since the potential for audible structureborne noise from fitness activities can be difficult to predict, the acoustical engineer may also recommend including best practices for laying floor systems in the lease agreement. Basically, an appropriate resilient underlayment should be installed below the subfloor (usually wood, though

BUILDING INTERIORS

We believe everyone can live with higher expectations. concrete is sometimes required) before the surface floor covering (typically a sports rubber flooring) is laid. This technique is effective in controlling or damping sounds in a fitness facility located in a building with “sensitive” occupant neighbours.

RACKET RECORD To ensure timely investigation by an acoustical consultant and a potentially more economical assessment and mitigation solution (if mandated), it is recommended that building owners/managers keep a noise log that tracks the time, frequency and characteristics of noise occurrences. While the complainant should input this information, building ownership/management is ultimately responsible for maintaining the log.

It should be regularly reviewed and used as a tool to investigate whether there may be any corresponding occurrences far removed from or seemingly unrelated to the occupant’s unit. This may lead to the origin or cause of the noise issue in question.

For instance, mechanical equipment (HVAC systems, pumps, motors and chillers, backup generators, elevators, and garbage compactors, among others) can generate enough vibration that, if not properly vibration-isolated, may radiate throughout the building as structure-borne noise. Occupants may perceive this as a neighbouring noise problem, however, the source is actually far removed in a remote part of the building and the sound only occurs at certain times related to that piece of equipment. ■ ________________________________________ JESSICA TINIANOV IS A SENIOR ACOUSTICAL ENGINEER AT HGC ENGINEERING, AN ACOUSTICAL CONSULTING GROUP. THE FIRM SPECIALIZES IN THE ANALYSIS AND DESIGN OF NOISE AND VIBRATION CONTROLS FOR BUILDING SERVICES, AND ARCHITECTURAL ACOUSTIC DESIGN FOR RESIDENTIAL, COMMERCIAL AND INSTITUTIONAL SPACES, INCLUDING ACOUSTIC OPTIMIZATION, SOUND INTELLIGIBILITY AND PRIVACY SOLUTIONS.

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BUILDING INTERIORS

ART OF RENTING

Try before buy concept makes cents

BY KRISTIE ULRICH

A

rt has the power to transform a space, elevating it from ordinary to extraordinary. But the high purchase price of an original piece has historically meant it’s been out of reach for many, which explains the growing popularity of the rental route. Today, many public galleries in Ontario offer an art rental and sales program that allows clients to enjoy and experiment with high-quality art without the obligation to buy.

POWER OF ART Art serves many functions. It can be used to dictate or enhance a colour palette; create balance; introduce movement into a space;

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set the mood; stimulate discussion; and/or make a statement. For instance, a business may use art to help communicate its vision, core values and overall image.

Art’s ability to affect change makes rental all the more enticing. It accommodates shifting professional goals and personal tastes through constant access to new, fresh works. Clients can inexpensively provide their business with an ever-changing, renewed environment.

RENTING EASELY While each gallery’s art rental and sales program is unique, most offer short-term rental, long lease and sales of a wide selection of artwork from emerging and top artists, ranging in styles from traditional landscape paintings to photography and abstract sculptures.

An art rental and sales consultant will help find the right style or medium of art to suit the client’s tastes and meet the needs of their space. Factors taken into consideration include any pre-existing design elements, wall dimensions, lighting, placement and the overall functionality of the space.

Standard agreements vary from gallery to gallery. In some cases, rental rates are determined as a percentage of the artwork’s purchase price. The client then pays a modest monthly rental fee. Following the rental period, the client is often provided the option to buy the work, with a portion of the rental fees credited toward the total purchase price.

ARTFUL RETURNS Art rental and sales programs support both the artists and galleries that offer them. The programs provide new and established artists an opportunity to show and sell their work, while proceeds often help fund public exhibitions and educational programming.

An added benefit for clients is the costs of art rental are business deductible in Canada. And for those that choose to purchase after the rental period, it’s nice to know that works by Canadian artists are tax deductible and art is considered a depreciable asset. ■ ______________________________________________________________ KRISTIE ULRICH IS THE ART RENTAL COORDINATOR AT THE ART GALLERY OF ONTARIO (AGO). FOR MORE THAN A DECADE, THE AGO’S ART RENTAL AND SALES PROGRAM HAS BEEN TRANSFORMING SPACES BY OFFERING A WIDE SELECTION OF WORKS FROM CANADA’S TOP CONTEMPORARY ARTISTS. KRISTIE CAN BE REACHED AT ART_RENTAL@AGO.NET.

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William F. Braun, Northam Realty Advisors Limited – General Manager, Bell Trinity Square – 2011 TOBY and Earth Award Winner

• Attend complimentary webinars, seminars and breakfast sessions where you will learn from top industry experts.

• Get behind the scenes look at how the GTA’s best-managed buildings are operated.

• Discover new opportunities for energy efficiency and have access to forward thinking innovations.

• Obtain your CPD through our education sessions and build your credentials in the industry through BOMI.

BOMA Building

• Learn how BOMA recognizes Building Management Best Practices through programs, certifications, and awards.

• Celebrate your success on the local, national and international stage.

• New Awards Addition: Shopping Centre category now qualifies for The Outstanding Building of the Year (TOBY) award on the international level.

BOMA Voice

• Participate in committees and help us protect the interest of our members on important policy issues.

• We drive value though proactive advocacy on critical industry issues.

BOMA Toronto has launched a new Young Professionals category (under 35 years) for the industry’s emerging leaders. We are helping to shape the next generation of real estate professionals and managers.

BOMA Toronto 2015 Corporate Partners

INDUSTRY MEDIA PARTNER:

www.bomatoronto.org · info@bomatoronto.org · 416-596-8065

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