(March 11, 2015 / 12:59:45) 90352-1 FRPO-Jan2015_p01.pdf .1

JANUARY-FEBRUARY 2015 The Myth of Youth Unemployment Apartment Plumbing: Common Problems Small Landlord, Big Problem: Small Claims Court Leasing Lessons FRPO's San Diego Housing Tour May 6-7

FRPO’S FAIR EXCHANGE OF RENTAL INDUSTRY NEWS FRPO MAC AWARDS 2014 THE BEST OF THE YEAR (March 11, 2015 / 12:59:47) 90352-1 FRPO-Jan2015_p02.pdf .1

2 FAIR EXCHANGE January-February 2015 CONTENTS January-February 2015

FRPO’S FAIR EXCHANGE OF RENTAL INDUSTRY NEWS Features Departments

Leasing Reap the 8 Lessons 28Benefits of President's Report Trained Staff 3 By Scott Andison

CFAA Report Landlord Utility Billing 6 By John Dickie, CFAA President 9Tenant Board 30Bottom Line Update Small Landlord, 26 Big Problems Small Claims Court By Mike Chopowick CMHC How to Prevent 10Rental Market 32 Common Outlook Apartment Upcoming Events Plumbing Issues 39

FRPO’s Reaching out to 11San Diego 34Generation Rent Housing Tour

FRPO’s Interval House 142014 MAC 35Reflects on 2014 Awards Cover Story Cover photo: Former Prime Minister Brian Mulroney at FRPO's 2014 The Kids Awards Gala 24Are Alright (March 11, 2015 / 12:59:48) 90352-1 FRPO-Jan2015_p03.pdf .1

The Voice of the Federation of Rental-housing Providers of Ontario 3

President’sPERSPECTIVE by Scott Andison

It is indeed my great pleasure to be writing a column for Governments have this edition of FE Magazine as it marks my one year the necessary anniversary of the association’s President & CEO. legislative tools to allocate resources to This past year has been an eventful one that included a ensure that all if its provincialI election, working with three different Cabinet citizens have at Ministers in the housing portfolio, and building and minimum their basic enhancing our partnerships with other organizations with needs met, and make common objectives. available the opportunities to With the dust finally settled down at Queen’s Park with a achieve the highest Liberal majority government, during these last several level of success months FRPO has retooled its government relations and possible. When advocacy approach to align with the government’s priorities governments venture primarily in the arena of affordable housing. beyond this core competency, the results are often marred Affordable housing has attracted a wide-range of definitions by inefficiency and lower than desired outcomes. and degrees of use over the years depending on the Our advice to government is quite clear: let the parties objective at hand. FRPO has most recently embraced the focus on what they do well, and avoid those things where same definition of affordable housing as used by CMHC: we cannot deliver the best possible outcome. Professional Affordable housing is housing that people can afford. While it housing providers are best at responding to the demands may appear too simplistic on first review, the definition of the housing market and provide the right style of housing really does not have to be any more complicated than that. in the right place at the right time. Government has its own Housing that is affordable cannot be delivered by just one very important role to play: to provide housing subsidies to party. Housing providers want to provide quality housing those who are economically disadvantaged and cannot solutions that meet the needs of those seeking it. The afford housing without assistance. desire of government is to ensure those who require There is significant academic research that proves that assistance in securing adequate housing needs receive the when an organization specializes in what they are equipped necessary supports to do so. The best solution can be to do well, they achieve better results and outcomes than if achieved when there is alignment between these two they pursue activities they are ill-equipped to deliver. There objectives and they work together. is nothing to suggest this same premise does not apply to Professional housing providers are very good at what they housing. do: building and managing purpose-built rental housing. The Premier has made affordable housing a priority in the In the absence of unnecessary or unhelpful administrative mandate letters of four Cabinet Ministers, so we are setting barriers or economic restrictions, professional housing out how the rental-housing sector can help them to deliver providers are able to deliver high quality, efficiently- on this common mandate. We are continuing to advance managed housing solutions to a broad spectrum of this position with government officials, and we are consumers. encouraged with our initial discussions to date. (March 11, 2015 / 12:59:49) 90352-1 FRPO-Jan2015_p04.pdf .1

4 FAIR EXCHANGE January-February 2015

03 RENT CONTROL 02 RENT DISPUTE PROCESS

01 04 PROPERTY TAXES MUNICIPAL LICENSING

And of course our discussions with various government outcome in our efforts to reduce the administrative burden officials continue to bring attention to the four primary on apartment owners and managers regarding the volume policy matters important to our membership. of information requested each year by MPAC for the Tenant Information Program (TIP) forms. Through our efforts, Property Taxes MPAC agreed to implement new TIPs forms this year that Ontario is the only jurisdiction in Canada and other reduced the amount of information required by 93%. This commonwealth countries that uses an outdated method of reduction started this year and will continue each year going determining the assessed value of multi-residential forward. properties (apartment buildings). The Gross Income Multiplier (GIM) fails to produce accurate assessment Rent Dispute Process values on rental housing buildings, causing many owners We have made tremendous progress in our engagement and managers to spend significant money on appeals and with the Landlord Tenant Board in presenting our concerns litigation. This past year, FRPO commissioned a research about the unjust treatment of landlords who appear before report produced by the renowned International Property Tax the tribunal. Earlier this year FRPO partnered with the Institute (IPTI) to provide us the necessary evidence to Ontario Non-Profit Housing Association (ONPHA) in a approach Municipal Property Assessment Corporation and joint approach to the Landlord Tenant Board to explore the Ontario Government with a better solution. FRPO is changes to the current system that would result in a more currently exploring options with government officials in streamlined resolutions process that is built on fairness. order to realize better quality assessments being returned on multi-residential buildings. This broader representation of the housing sector by FRPO and ONPHA has caused the government to give In September 2014 we also announced a successful consideration to some new approaches that we believe will (March 11, 2015 / 12:59:49) 90352-1 FRPO-Jan2015_p05.pdf .1

The Voice of the Federation of Rental-housing Providers of Ontario 5

dramatically improve the process and reduce delays and costs to landlords. We look forward to sharing more news with you in the near future on the results of our efforts on this file. Rent Control The evidence clearly demonstrates that rent control policies have significant economic consequences to the housing market in terms of new supply of rental housing and the ability to respond to the changing needs of tenants.

We are encouraged our message is starting to get through and that government is now finally open to considering different options that would actually promote the building of much-needed purpose-built rental housing. There is no stronger voice out there than ours on how changes to current rent control policy could improve the availability of the right homes, in the right places, for those who need them. Municipal licensing FRPO has been quite vocal about its opposition to granting municipalities the power to establish local licensing regimes for rental housing that are simply a duplication of the existing powers they already have, but at an additional cost to tenants. When municipalities charge licensing fees to housing providers, these fees are then passed through to tenants, who are usually the ones least likely to be able to afford to pay them. When governments are advocating they must do more to help those in need, how can they justify increasing the cost of one of the most basic needs, namely housing.

2015 has the potential of being a year where government and industry can work better together to strengthen the rental housing sector and provide even better outcomes than in the past. Your association will continue to advocate on your behalf and ensure the provincial government understands what is possible when our objective are more closely aligned. (March 11, 2015 / 12:59:50) 90352-1 FRPO-Jan2015_p06.pdf .1

6 FAIR EXCHANGE January-February 2015

REPORT FRPO’S FAIR EXCHANGE OF CFAA RENTAL INDUSTRY NEWS

The voice of the Federation of Rental-housing Providers CFAA’s Focus Returns of Ontario to Housing Programs A PUBLICATION OF: by John Dickie, CFAA President

The recent downturn in oil prices has EDITOR: changed the economic outlook of both Mike Chopowick • FRPO EMAIL: [email protected] oil-producing provinces and non-oil TF: 1 (877) 688-1960 producing provinces. It has also had PHONE: (416) 385-1100 EX 21 an impact on the goals CFAA will be FAX: (416) 385-7112 www.frpo.org Temphasizing over the near term. 20 Upjohn Rd., Suite 105 Toronto, Ontario M3B 2V9 As readers may know, CFAA recently received credible advice that it is ADVERTISING & SALES: Mike Rich • MPH Graphics unrealistic for landlords to seek broad- EMAIL: [email protected] based tax reductions on the rental TF: 1 (800) 668-6037 housing sector. That is due to the PHONE: (905) 470-2265 federal government's view that the FAX: (905) 470-2205 mphgraphics.com housing markets are working 35 Mobile Drive adequately, and the limits on how many Toronto, ON M4A 2P6 issues government can tackle at any SUBSCRIPTIONS & ADDRESS CHANGE: time. CFAA is looking for input on smaller tax reforms which also tie in with Lynzi Michal • FRPO other government objectives, such as ending homelessness. EMAIL: [email protected] TF: 1 (877) 688-1960 At the same time, CFAA also received advice that rather than broad-based tax PHONE: (416) 385-1100 EX 22 FAX: (416) 385-7112 reform, the federal government might be interested in supporting programs to www.frpo.org provide more rent supplements or portable housing allowances to low-income 20 Upjohn Rd., Suite 105 Canadians. The expansion of such programs has been a long-standing CFAA Toronto, Ontario M3B 2V9 objective, although when tax reform looked like it might be within reach, that DESIGNED AND PRINTED IN CANADA BY: took priority.

The paper selected for this project represents these environmental savings: FRPO IS A MEMBER OF:

trees water (litres) air emissions (kg) solid waste (kg) PRESERVED SAVED PREVENTED ELIMINATED Canadian Fédération Canadienne Des 1 15,210 336 122 Federation Associations of Apartment De Propriétaires *compared to products made of 100% virgin fibers Associations Immobiliers The table above demonstrates the environmental benefits of running stock with 10% PCW Opinions expressed in articles are those of the authors and (Post Consumer Waste). do not necessarily reflect the views and opinions of the The formulas shown are based upon production of 12,000 magazines per year printed on 70lb Starbrite Plus FRPO Board or Management. FRPO and MPH Graphics ® accepts no liability for information contained herein. All Gloss Text FSC rights reserved. Contents may not be reproduced without Printed by MPH Graphics: 100% Bullfrog Powered (energy and green natural gas) and the First FSC® written permission from the publisher. Certified Printer in North America. Printed on Starbrite Plus Gloss Text FSC® Certified containing 10% post-consumer fibre, processed elemental chlorine free, acid free and using vegetable oil-based inks. (March 11, 2015 / 12:59:51) 90352-1 FRPO-Jan2015_p07.pdf .1

The Voice of the Federation of Rental-housing Providers of Ontario 7

If well designed from a public policy • allow flexibility in program design At all times, CFAA and landlords need point of view, programs to help tenants to respond to different regional to promote the benefits of programs pay their rents will not raise rents, but needs and provincial budgets; or tax reforms for tenants, and rather free up money for other • allow the provision of assistance especially for low-income tenants. necessities. That is good for landlords quickly; Reference can also usefully be made to because it should reduce losses from benefits to the broader economy, such bad-debts and from turnover. It may • can eliminate deep core need as in economic growth, job creation or also help to relieve political pressure regardless of a household’s place increased revenue for government. for tighter rent control. on a chronological waiting list; With some exceptions, politicians, • allow tenants to keep their housing government officials and the media Helping tenants pay their rents also assistance when they move to take are concerned with how reforms or supports the private rental market, a new job (which is good for them new programs will affect low-income and potentially raises the demand for and the economy); people and the economy, but not private rental housing. That is much whether they benefit landlords. better for private market rental • avoid the stigma often associated housing providers than the with public housing; Fortunately, many reforms would construction of new social housing, • can easily be used in rural areas benefit all three targets, namely low- which draws renters away from the and small towns where there are no income renters, the economy and private market. large rental buildings; and landlords. Only landlords, regional apartment associations and CFAA • can be administered at very low Other benefits of portable housing care about the benefits to landlords. cost. allowances are the following: Those benefits can best be achieved if • allow tenants a wide choice of Given the downturn in oil prices, and we all talk the language that will where to live; thus in government revenue, the resonate with decision makers, namely the benefits of reforms for low-income • achieve income mixing without the federal government will be reluctant to renters and the economy. cost of subsidizing middle income begin any major new programs. However, some pilot projects or tenants; FRPO is a member of the Canadian modest reforms may still be within Federation of Apartment Associations, • use the existing economical housing reach. CFAA maintains a set of long- the sole national organization stock, rather than newly built (and term goals, and focuses its attention on representing the interests of Canada’s therefore expensive) housing; the goals which offer the best chance of $480 billion dollar private rental housing • allow the available funding to be being achieved at any given time. industry, which provides homes for more spread more equitably among than eight million Canadians. more low-income tenants; (March 11, 2015 / 12:59:51) 90352-1 FRPO-Jan2015_p08.pdf .1

8 FAIR EXCHANGE January-February 2015

4 MISTAKES THAT RUIN FIRST IMPRESSIONS By: Paul Taylor, Greenwin Inc.

Did you know that, contrary to popular belief, you actually Show Apartments That Aren’t Rent-Ready – It’s pretty get quite a few opportunities to make a good first impression simple: rent-ready apartments get rented faster. Sure, some on your customers? It’s true - if you consider all the firsts people will be able to overlook the current state of your just- that must come before you actually rent an apartment. vacated rental unit, but this is not true in the majority of Consider all the points of contact you have with your cases. Many people will be instantly turned off by seeing a Dcustomers: phone calls, site visits, the first time a customer dirty unit and will not rent from you. Think about it like this: sees your available suites, or the first time they meet your would you rather have a tenant who is not bothered by the staff. You can spoil a customer’s opinion of you at each of sorry state of your unready unit, or would you prefer a these points of contact. Here are a few of the most common tenant who appreciates cleanliness and is turned off by the mistakes. mess?

Let it Go to Voicemail - This is Customer Service 101. You Underestimate Appearance and Attitude – People buy from MUST be there when the customer needs you. When a people. The person showing your rental property is the customer calls, you need to answer that phone. The person most important person in the process at that moment. Your on the other end is only going to schedule a handful of customers will judge your whole operation based on how apartment viewings. If you do not answer, they will not call your rental agents present themselves. You can have a you back. If they email you and it takes you a few hours or beautiful rent-ready apartment, superbly manicured even a day to reply, they will already have scheduled grounds and a clean, well-lit and updated building, but all apartment viewing appointments elsewhere. Answer every of that will not matter if your rental agent is wearing a phone call and reply immediately to every email – or lose hoodie and smoking in front of the building when the that customer forever. customer shows up. Make sure your rental agents are professional in manner and attire and that they know how Ignore the Leasing Path – Your customers are making to treat customers. lasting judgements long before they even see the suite. Here’s a worthwhile exercise: pretend you are a customer Are you doing everything in your power to make the best and drive to your building as if you were seeing it for the first impression on your customers? How many chances first time. Walk the leasing path from the parking lot to the are you going to get to change their mind? Consider how rental office. Look at the signage, the buildings and the valuable every minute of every day has become for your grounds. If there is garbage on the ground, poor lighting, customers and the answer is pretty obvious. Don’t waste cigarette butts around the entrances, dog feces in the grass the opportunities that you are given. Make a good first or weeds in the flower beds, it means you are not paying impression every time. attention to the small details that are important to your customers. These are all little things that make a big impact in the wrong way. Judge everything with a critical eye. (March 11, 2015 / 12:59:52) 90352-1 FRPO-Jan2015_p09.pdf .1

The Voice of the Federation of Rental-housing Providers of Ontario 9 Landlord Tenant Board Update Change to scheduling of Toronto North and Toronto South hearings effective March 2015

The Landlord Tenant Board (LTB) is making changes to the request. Parties must provide the reason for their request. way hearings are scheduled in the Toronto South and The LTB Hearing Officer or Member will consider the merits Toronto North offices. Currently hearings are scheduled in of each individual request to determine whether or not half day hearing blocks. Starting in March 2015, cases will there are exceptional circumstances. If the request is be scheduled in full day hearing blocks. This is how hearing granted, the Hearing Officer or Member will decide whether Tblocks are scheduled in many other hearing locations in the the matter should proceed to a merits hearing or to a new province. CMH.

The change will create greater flexibility to accommodate What is an “exceptional circumstance”? parties who want to use mediation and tenant duty counsel services while still allowing enough time for matters to be Exceptional circumstances might include a need to respond heard if mediation is unsuccessful. to an accommodation request under the Human Rights Code, or an illness or death in the family. A scheduling Full day hearing blocks help ensure that all scheduled cases conflict of a party or their representative would not normally are heard on the day, and not adjourned due to lack of time. be considered an “exceptional circumstance”. The LTB will Our goal is timely dispute resolution for the parties and we work with the party or representative so that if possible, will be monitoring the new process to make sure it meets both the CMH and the other hearing can proceed as that goal. scheduled.

Landlord and Tenant Board T2/T6 Case Parties must attend their CMH and be prepared to proceed Management Hearings Pilot Parties must attend their CMH at the scheduled time and The Landlord and Tenant Board (LTB) started the T2/T6 be prepared to proceed unless the LTB informs them that Case Management Hearings (CMH) Pilot in October. The the request to reschedule has been granted. If a feedback has been positive thus far but there are some representative attends on behalf of a party, he or she is questions about the rescheduling and adjourning rules. expected to have full authority to act on the party’s behalf in all aspects of the CMH. Parties and their representatives CMHs rescheduled or adjourned only in exceptional who do not participate in good faith in a CMH could be circumstances ordered to pay costs at the merits hearing if their lack of participation leads to delays in resolving the application. The LTB rules for granting a request to reschedule or adjourn a Case Management Hearing (CMH) are different What if a party does not attend and is not represented at than the LTB’s current practice. Requests to reschedule or the CMH? adjourn a CMH will only be granted by the LTB in “exceptional circumstances”. (Rule 36 - Case Management If the applicant fails to attend the CMH, the application may Hearings and the Practice Direction) be dismissed as abandoned. If the respondent fails to attend the CMH, the respondent may be deemed to have Reason for a request must be provided even if there is accepted all of the facts and allegations in the application, consent the hearing may proceed without further notice to the respondent, and the LTB may decide the application based Even if both parties consent to reschedule or adjourn a on the materials before it. CMH, that is not sufficient reason for the LTB to grant the (March 11, 2015 / 12:59:53) 90352-1 FRPO-Jan2015_p10.pdf .1

10 FAIR EXCHANGE January-February 2015

RENTAL HOUSING OUTLOOK

On January 28th, CMHC presented its rental housing outlook presentation to over 200 members of FRPO and GTAA.

This valuable update also provided a report from Christina OHaddad, CMHC’s new regional vice president for Ontario, on recent initiatives at CMHC.

Market updates and forecasts were provided by CMHC’s Ted Tsiakopoulos and Dana Senagama. Some of their highlights included the following predictions: • Rental demand will grow faster in the provinces of Ontario and B.C.

• Guelph, Toronto, Barrie will exhibit the tightest (lowest CMHC Regional Economist Ted Tsiakopoulos vacancy) rental markets in Ontario CMHC expects housing starts to increase from 2014 levels. • An improving economy and rising home prices will Momentum in the Ontario housing market will be sustained support growth in rental demand through most of 2015 before slowing next year, according • Supply pressures will keep vacancy rates elevated in to the First Quarter 2015 CMHC Housing Market Outlook. bigger markets Annual home starts will grow to 63,200 in 2015 before • The rental sector should attract continued investor easing to 60,500 units in 2016. Ontario home starts will interest range between 54,800 and 68,100 units this year. “An improving economy will be more supportive of the BC & Ontario Rental Market Tightens – Ontario housing market in 2015 than it has been in the Canada Eases recent past. However, as home prices continue to grow,

l particularly for single family homes, demand will 4.5 Oct-13 increasingly shift to more affordable housing by 2016,” said 4 Oct-14 Ted Tsiakopoulos, CMHC’s Ontario Regional Economist. 3.5 3 “Neighbouring resale markets surrounding the GTA, higher 2.5 density dwellings and rental over ownership tenure will 2 benefit most from the shift in buying patterns,” added 1.5 Tsiakopoulos. 1 0.5 A gradually improving U.S. economy and growing trade will

Rental Apartment Vacancy Rate % - Overal 0 benefit Ontario. According to CMHC, demand for less expensive multi-unit ownership and rental housing will grow faster, particularly in Ontario`s most expensive Source: CMHC Fall RMS Survey ownership markets by 2016. (March 11, 2015 / 12:59:54) 90352-1 FRPO-Jan2015_p11.pdf .1

The Voice of the Federation of Rental-housing Providers of Ontario 11 2015 HOUSING TOUR FRPO MAY 6 & 7, 2015

FRPO is excited to announce that our annual housing tour for industry professionals will be in beautiful San Diego, California, from May 6 - 7, 2015. (March 11, 2015 / 12:59:56) 90352-1 FRPO-Jan2015_p12.pdf .1

12 FAIR EXCHANGE January-February 2015 2015 HOUSING TOUR

FRPO MAY 6 & 7, 2015 IN San Diego, California

TOPICS COVERED How do you market a property for 100% occupancy in a competitive market?

What is the best way to keep costs down with high tenancy turnover? Thursday, May 6 What are the latest innovations in water and energy efficiency, especially in a drought- stricken region with the highest hydro prices in North America? Starting at 6pm, join your fellow attendees for an all-inclusive Which amenities and unit upgrades matter most to the ever-changing tenant market? authentic southern California Beach Party with Mexican food, EXPERT ANALYSIS beer & wine provided Expert market commentary will be provided during the tour by Alan Pentico, Friday, May 7 Executive Director of the San Diego County Apartment Association. A coach bus will depart the hotel at 8:30 am and return at WHO SHOULD ATTEND approximately 5:00 pm This is a worthwhile, high-value tour for property managers, leasing agents, Highlights of the marketing executives. Property management company VPs and CEO’s will apartment tour include: appreciate the first-hand look at San Diego’s unique apartment market • Bus transportation to 4 Suppliers to the apartment industry would also benefit from seeing first hand unique rental properties in how different markets respond to local demand and supply factors affecting San Diego, La Jolla, San apartment rentals. Marcos and La Mesa, California HOW TO REGISTER • Guided tour of properties led by top property management To Register, visit www.frpo.org/events and leasing executives from Fairfield Residential, Greystar, COST FRPO MEMBERS $450.00 + HST = $508.50 MG Properties and Pinnacle NON-FRPO MEMBERS $650.00 + HST = $734.50 Living HOTEL INFORMATION • Expert market commentary The Marriott Marquis San Diego Marina luxury waterfront hotel rests at the by Alan Pentico of the San center of the San Diego Bay. With resort-style relaxation, our impressive San Diego County Apartment Diego waterfront hotel is a welcome escape for business and families, and is Association only steps away the Gaslamp Quarter. • Lunch will be provided during Special FRPO guest rate: $225 USD per night the tour PLEASE NOTE: It is important that all rooms must be booked through the FRPO room block. Booking information will be provided to you following your confirmed registration. The special rate is available to FRPO attendees 3-days before and after the event dates, subject to availability. (March 11, 2015 / 12:59:56) 90352-1 FRPO-Jan2015_p13.pdf .1

The Voice of the Federation of Rental-housing Providers of Ontario 13 APARTMENT COMPLEXES 4 ROUND OUT THE DAY’S TOUR

FAIRFIELD RESIDENTIAL About The San Diego Alterra at Grossmont Trolley, La Mesa Housing Market A community of 4 apartment blocks, The San Diego rental housing just steps from the Grossmont Trolley market is currently in a strong Station,Alterra offers a collection of one- position. Migration and tourism and two-bedroom apartment homes is supporting demand, while the built to green building standards. As a biotech and military sectors LEED® Gold certified community, remain strong contributors to Alterra apartment homes in La Mesa is employment growth. The a place where high style and high-tech vacancy rate has been at a stable meet low-e impact. three percent for the past five years – a relatively low rate in the MG PROPERTIES competitive U.S. market. After a Avana La Jolla Apartments, +5.7% rent increase last year, 7039 Charmant Dr, San Diego San Diego rents rose strongly by Coastal living coupled with a carefree 5.3% in 2014 to an average lifestyle these apartments for rent in La $1,627 per month. Jolla pamper residents with high-end From an investment perspective, amenities and thoughtful services just San Diego is currently seeing 10 minutes from the beach and the strong buying activity. Cap rates warm California sun. are at five percent, while sales prices have risen from $146,000 GREYSTAR per suite to $165,000 per suite Barham Villas Apartments, over the past two years. A 570 East Barham Dr, San Marcos projected 2,700 new rental units Barham Villas features stylish 1, 2 and will be completed in 2015, 3-bedroom apartments in a pet friendly compared to 4,900 in 2014. community.

PINNACLE PROPERTIES Mirada at La Jolla, 7568 Charmant Dr, San Diego A wide variety of 1- and 2-bedroom floorplans with walk-in closets and energy efficient features, located in one of San Diego’s prime neighbourhoods. (March 11, 2015 / 12:59:57) 90352-1 FRPO-Jan2015_p14.pdf .1

14 FAIR EXCHANGE January-February 2015

FRPO’S 2014 MAC AWARDS RECOGNIZE RENTAL HOUSING EXCELLENCE

On December 4, 2014, FRPO held its 14th annual awards gala in Toronto. FRPO’s MAC (Marketing, Achievement and Construction) Awards recognize success and quality in Ontario’s rental housing sector. OFRPO’s awards gala continues to grow, with record attendance of over 800 guests, and 140 award submissions. Our keynote speaker was former Prime Minister Brian Mulroney.

Award Presenters included: Paula Gasparro (CMHC); Greg Stokes (Rogers Cable Communications); Gord Alderdice (Coinamatic Canada Inc.); Mr Frank Evangelou (Ace Painting & Decorating); Company Ross Garland (EnerCare Connections); Peter Altobelli (Yardi Systems). (March 11, 2015 / 12:59:59) 90352-1 FRPO-Jan2015_p15.pdf .1

The Voice of the Federation of Rental-housing Providers of Ontario 15

FRPO would like to express gratitude to all sponsors for making this event a great success:

Exclusive Event Sponsor Renters Guide The Byng Group Toronto Star Award Sponsor Event Sponsors CMHC Red Wine Sponsor Multitech 2000 White Wine Sponsor Absolute Ventilation Cocktail Sponsors Aird & Berlis LLP All Professional Trades Cranfield General Contracting Midnorthern Appliance Park Property Management Inc Phelps Apartment Laundries Sifton Properties Limited Sparkle Solutions Water Sponsor HD Supply Audio Visual Sponsors Canadian Apartment Investment Conference Centrepiece Sponsor Enbridge Gas Distribution 4Rent.ca Wyse Meter Solutions Chocolate Sponsor Official Media Partner O'Shanter Property Management RHB Magazine Photography Sponsor Dinner Sponsors Solid General Contractors Carma Industries Inc. Coat Check Sponsor Cohen Highley LLP SPAR Property Consultants Ltd Halsall Interface Decor Sponsor Levitt Horlick Di Lella LLP Conterra Restoration Ltd Rent Hello H&S Business Supplies Ltd (March 11, 2015 / 12:59:59) 90352-1 FRPO-Jan2015_p16.pdf .1

16 FAIR EXCHANGE January-February 2015

Abraham Bleeman Ferguslea Properties Ltd.

Lifetime Achievement Award Property Management Advertising Award Abraham Bleeman, Medallion Corporation Mr. Abraham Bleeman was this year's Lifetime Achievement Ferguslea Properties Ltd. - The Fairview Recipient for his outstanding contributions to Rental This award recognizes a residential rental organization that Housing in Ontario and his community. Coming to Canada has demonstrated clarity, innovation and excellence in after surviving the holocaust in World War II, Mr. Bleeman marketing their advertising campaigns for rental housing. built one of the top rental housing companies by the Entries were judged on overall concept, creativity, layout, 1960’s. His properties changed the face of Toronto, and he copy or script, results and execution. quickly gained a reputation for building good quality rental apartment buildings. Mr. Bleeman has always been a leader Other Nominees: in giving back to the community, the education sector and other worthwhile causes. Timbercreek Communities; Concert Realty Services Inc. (March 11, 2015 / 13:00:01) 90352-1 FRPO-Jan2015_p17.pdf .1

The Voice of the Federation of Rental-housing Providers of Ontario 17

Jessica Green Francis Lépine, Francesca Lépine Willson

Property Management Property Management Advertising Award – Social Website Award Media Lépine Corporation - Greenwin Inc. www.williamscourt.ca This award recognizes a property management Lépine Corporation’s website best achieved a organization that has demonstrated clarity, design that is both usable and tenant-friendly, innovation and excellence through use of social positively conveying the company’s brand and media. This can include various social media image, while being technically sound, easy to platforms used to engage existing tenants as navigate and visually coherent. well as attract prospective renters. Greenwin delivered informative, insightful and useful Other Nominees: content on a regular basis while also using social Steeves & Rozema Group – www.srcommunities.ca; media as an integral part of their marketing and Vertica Resident Services – www.vertica.ca communications strategy. Other nominees: CAPREIT; Oxford Residential (March 11, 2015 / 13:00:03) 90352-1 FRPO-Jan2015_p18.pdf .1

18 FAIR EXCHANGE January-February 2015

Tamara Lawson, Dean Pandurav, Joe Crupi Benjamin Preece, Lindsie Canton, Carmen Perez

Curb Appeal Award Lobby Renovation of the Year Starlight Investments Ltd. - 2250 Homelands CAPREIT - 625 Evans Avenue, Etobicoke Drive, Mississauga CAPREIT was recognized for achieving excellence in The Curb Appeal award recognizes exterior property renovating the interior of an existing lobby. The overall improvements, gardens, landscaping, structural design, interior improvement, a modern and functional design, functionality and aesthetics of the entrance to the building. creative and efficient use of space and improved The winner must demonstrate evident success in functionality of the floor plan made this a winning enhancing the appearance and design of the building and submission. grounds, while creating a strong favourable impression upon approach. Other Nominees: Timbercreek Communities – 100 Gowan Street; Starlight Other Nominees: Investments Ltd. – 24 Leith Hill Road, Toronto Sifton Properties Limited – 550 Berkshire Drive, London; Starlight Investments Ltd. – 1862 Bathurst Street, Toronto (March 11, 2015 / 13:00:04) 90352-1 FRPO-Jan2015_p19.pdf .1

The Voice of the Federation of Rental-housing Providers of Ontario 19

John Tsangaris, Christian Cooper Paula Agnelli, Indira Escobar

Suite Renovation Award – Suite Renovation Award – Under $7,500 Over $7,500 MetCap Living Management Inc. - Vertica Resident Services - 90 Tyndall Avenue, Toronto 57 Charles Street West, Toronto Metcap was recognized for excellence in Vertica was recognized for excellence in renovating existing rental units at 90 Tyndall Ave. renovating existing rental units. Improvements Improvements and upgrades to floors and and upgrades to floors and appliances enhanced appliances enhanced the overall interior appeal the overall interior appeal and attractiveness. and attractiveness. Unique design, creative and Unique design, creative and efficient use of efficient use of space improved functionality and space improved functionality and appearance of appearance of the unit. the unit. Other Nominees: Other Nominees: Timbercreek Communities – 274 Cedar Avenue, Hollyburn Properties Limited – 10 Lamport Richmond Hill; Timbercreek Communities – 204 Avenue, Toronto; Timbercreek Communities – Hespeler Road, Cambridge 36-46 Maitland Street, Toronto (March 11, 2015 / 13:00:06) 90352-1 FRPO-Jan2015_p20.pdf .1

20 FAIR EXCHANGE January-February 2015

Concert Realty Services Ltd. Skyline Group of Companies

Rental Development of the Year Environmental Award of Excellence Concert Realty Services Ltd. - One32 - 132 Berkeley Street, Toronto Skyline Group of Companies Concert’s One32 property provides 177 new apartment Skyline was recognized for demonstrating excellence in homes in Toronto’s historic Corktown neighbourhood. A environmental practices. This includes energy conservation, mix of studios, one-, two, and three-bedroom units feature water conservation, recycling and educating staff and stylish interiors with bright open floor plans and vinyl plank residents about environmentally conscious practices. flooring in living areas. These brand-new, purpose-built Skyline achieved a high quality level of environmental rentals are in a redeveloping area, helping to provide new accomplishments when compared to an average rental opportunities for students at George Brown college rental housing provider in the province. When it comes and people looking to live in an up-and-coming to environmental stewardship in the rental industry, neighbourhood. Skyline leads the pack. Sustainable practices are ingrained in Skyline’s company policies, culture, and business Other Nominees: model. Morguard Corporation – The Heathview – 310 & 320 Other Nominees: Tweedsmuir Avenue, Toronto; Concert Realty Services Ltd CAPREIT – 4000 Lawrence Avenue East, Scarborough; – Motion – 570 Bay Street, Toronto Starlight Investments Ltd. (March 11, 2015 / 13:00:08) 90352-1 FRPO-Jan2015_p21.pdf .1

The Voice of the Federation of Rental-housing Providers of Ontario 21

Francis Lépine, Francesca Lépine Willson Jason Ashdown, B.J. Santavy, Maria Duckett, Matt Organ

Residential Amenities Excellence Outstanding Community Service Lépine Corporation - William's Court, Skyline Group of Companies Ottawa Skyline went above and beyond to give back to This new award recognizes a residential rental their local communities. This company has company that has demonstrated excellence in become involved in their community through providing, creating or improving common area volunteer activities, contributions to a charity or and amenities for their tenants. This can include charities, and other service projects. Nominees improvements to existing common areas were be judged on their overall contribution (excludes lobby) or creation of new amenities or (funds raised, people helped, volunteerism, etc.) common areas. Examples include (but not limited to their community service project and/or to) pool upgrades, laundry room renovations, initiative, and the positive impact (both short- addition of fitness facilities or media rooms, rental term and long-term) that their efforts have made offices, rooftop patio, etc. Nominations were toward their community service project(s). judged on sense of community, design and value Special consideration will be given to projects provided to tenants. based in Ontario. Other Nominees: Other Nominees: Realstar Management – 1 Grosvenor Street, Minto Properties Inc.; London; Ferguslea Properties Ltd. - Accora Village, Sifton Properties Limited. Ottawa (March 11, 2015 / 13:00:10) 90352-1 FRPO-Jan2015_p22.pdf .1

22 FAIR EXCHANGE January-February 2015

Jennifer Bateman-Hatch Andrew Arklie (Front, Centre)

Leasing Professional of the Year Property Manager of the Year Jennifer Bateman-Hatch (CAPREIT) Andrew Arklie (Skyline Group of Companies) This award recognizes an individual employee nominated Andrew was awarded for excellence and professionalism in for an outstanding job in leasing and tenant screening. property management. He excelled at effectively managing Jennifer demonstrated strong performance with a high his portfolio, staff and budgets while ensuring a high level closing ratio, low tenant turnover and high occupancy of resident satisfaction. Andrew’s ability to significantly rates. In less than a year, Jennifer took over a challenging increase revenue and deal with crisis situations make him portfolio with 40% vacancy to a now vibrant, fully-occupied a leader in the property management category. community of satisfied tenants. Other Nominees: Other Nominees: Lana MacFarlane – CAPREIT; Rafael Tablada - M&R Majlinda Topulli – Metcap Living Management Inc; Ian Holdings. Ford & John Burns – Greenwin. (March 11, 2015 / 13:00:11) 90352-1 FRPO-Jan2015_p23.pdf .1

The Voice of the Federation of Rental-housing Providers of Ontario 23

Phillip Campbell Scott Bigford, Cindy Stockdale

Resident Manager of the Year Customer Service Award of Excellence Phillip Campbell (CAPREIT) Phillip was recognized for his dedication to on- Realstar Management site building management. Consideration was This award recognizes high standards of resident given to challenges faced in the past year, work care in rental housing. From high maintenance accomplishments for the year, and the standard standards, to building a community atmosphere, of service provided. Extra weight was given for to staff courtesy, Realstar demonstrated the effective management of on-site daily leadership in providing quality services to activities, building and maintaining positive tenants, starting right from the application professional relationships with tenants, and process to throughout their tenure, resulting in providing a clean and organized environment in exceptional levels of resident satisfaction and which tenants can call home. Phillip was retention. instrumental in facilitating key community initiatives for low-income families in his building. Other Nominees: Other Nominees: M&R Holdings; Vertica Resident Services Rajat Gupta & Jyotika Narag – Realstar Management ; Alaina Giankos – Skyline Group of Companies (March 11, 2015 / 13:00:13) 90352-1 FRPO-Jan2015_p24.pdf .1

24 FAIR EXCHANGE January-February 2015 THE KIDS ARE All Right The Myth of Youth Unemployment “Report highlights youth unemployment, poverty”

CFRB Newstalk 1010-Oct 7, 2014 “Youth unemployment could cause lost generation”

CityNews Toronto-Sep 8, 2014 “Youth working low-wage jobs; unemployment at crisis levels” YorkRegion.com-Mar 3, 2014 “For young job seekers, it's still a tough market”

The Globe and Mail-Nov 7, 2014

By: Mike Chopowick, FRPO

The issue of employment prospects for youth makes for growing to be THE key demographic group for rental great news headlines. It is regularly reported that youth housing demand. Of all age groups, those in ages 15-24 (ages 15-24) face higher unemployment rates than adults. and 25-34 show the highest likelihood to rent (Figure 1). Most youth in the 15-24 age group work in part-time or With increasing home prices making it more difficult for temporary jobs, often at lower wages than adults. Youth young adults to buy a house, expect this trend to continue. unemployment is often considered a priority public policy, 1 and politicians occasionally campaign on this very issue. Figure 1: Young adults are most likely to rent an When we look at the causes and reasons for higher youth apartment (Canada) unemployment rates, we see several things. First, this is not 75+ a new issue: Going back to the 1960’s and 1970’s (and likely 65-74 earlier) youth jobless rates have always been much higher than the overall unemployment rate. Secondly, there are 55-64 several rational reasons why youth are unemployed more 45-54

than adults, and few of the reasons have anything to do Age Group 35-44 with economic or social policy. 25-34

15-24 Statistics Canada recently released a report2 analyzing youth unemployment. For landlords and property 0% 20% 40% 60% 80% 100% Percent Renting management executives this info is vital. Young adults are

(March 11, 2015 / 13:00:14) 90352-1 FRPO-Jan2015_p25.pdf .1

The Voice of the Federation of Rental-housing Providers of Ontario 25

The historical difference between youth and adult work. This is evidenced from the much lower unemployment unemployment rates is not unique to Canada. In 2011, rate of 5.8% for Ontarians ages 25 and over, compared to youth in all member countries of the Organisation for 13.5% for those 15-24 (2014). Economic Co-operation and Development (OECD) posted higher unemployment rates than did adults. Countries such The Youth Unemployment Paradox: Finding the U.S., Italy, the United Kingdom, France, Germany and a job means not having a job Japan all reported higher youth unemployment rates than for adults. The time it takes to land that first job results in a necessary period of unemployment. Think of a college student who just finished their 3 or 4-year program, now focused on Figure 2: Jobless youth rate below the 1990’s and applying for relevant work in their chosen field. Though they 1980’s recession levels are now technically entering the workforce, there is a process here that necessitates a time of unemployment. Unemployment Rate %, Age 15-24 (Long-Term Average = 14.5%) % 20 18 “For these young people, unemployment is 16 14 12 linked to seeking a first job and is not the 10 8 result of the economic situation, unless their Ontario Canada 6

Youth Unemployment Rate 4 job search is prolonged.” 2 André Bernard, Statistics Canada

Source: Statistics Canada labour force survey estimates, CANSIM Table 282-0002

Unless one was lucky enough to have that dream job offer Youth enter the workforce while they are still waiting the day after they graduated, they will enter a period, often several months, of not having a job. There is a process in school of researching opportunities, applying for vacant positions, A significant (and common sense) explanation for high interviews, waiting for offers and negotiating that first youth unemployment is school. While young people attend employment contract. During this time, many youth will be secondary and post-secondary school full or part-time, considered “unemployed”. But, again, this is temporary. many will have a lower prospect of also holding down a job. Young adults may be involved in a variety of educational or Positive for Rental Demand training programs that make it difficult for them to gain a Once over the age of 24, young adults are much more likely paid job. to find secure employment. And even better news, is that the unemployment rate for those over 24 has dropped five “It is worth noting that the labour force consecutive years, from 7.6% in 2009, to today’s rate of 5.8%. For rental housing demand, this is very positive. It participation rate of youth is historically lower likely means growth in household formation, and demand than that of adults, mainly because a majority for quality rental apartments that more employed young adults can afford. Most importantly, it also means we of young people attend school.” shouldn’t despair about headlines of the “youth unemployment crisis”. André Bernard, Statistics Canada

While it is unfortunate that this stage occurs while students face costly tuition fees, the good news is this is usually a temporary state. The period of full-time education or training eventually ends, and young adults emerge with education credentials that assist them in obtaining paid

1CityNews, March 13, 2014. “Olivia Chow Unveils Plan to Fight Youth Unemployment”. 2Bernard, A., 2013. “Unemployment Dynamics Among Canada’s Youth”, Statistics Canada, Catalogue no. 11 626 X — No. 024 (March 11, 2015 / 13:00:15) 90352-1 FRPO-Jan2015_p26.pdf .1

26 FAIR EXCHANGE January-February 2015

Small LANDLORD BIG Problems by Mike Chopowick

How to file against a tenant in Small Claims Court So (almost) the worst has happened. Your tenant has fallen Do you need a lawyer? behind in their rent and has moved out. In Ontario, going Many litigants in Small Claims Court represent themselves. to the Landlord Tenant Board is not a good option in this However, you may also be represented in Small Claims situation. Now that the person has moved out of your unit, Court by a lawyer or by a licenced paralegal. Always consult your best remedy is to go to Small Claims Court. a lawyer or licensed paralegal if you require assistance in S any legal matter. Since the small claims process is known While most landlord-tenant cases are heard at the Landlord Tenant Board, Small Claims Court can be useful in getting for being time intensive, hiring a lawyer to represent you judgments against former tenants, and should not be can possibly save you a few lost work days and unnecessary feared, provided you familiarize yourself with the necessary stress. procedures, forms and fees. Following is some basic information about Small Claims Court and how to file Filing Your Claim claims and collect arrears. To get started you must fill out and file a Plaintiff’s Claims (form 7A). This and other small claims forms are available What is Small Claims Court? at: http://www.ontariocourtforms.on.ca/english/scc In Ontario, the Small Claims Court is a branch of the The Plaintiff’s Claim form has detailed instructions on how Superior Court of Justice. It deals with civil disputes of a to complete it. Be sure to include a copy of supporting monetary value of up to $25,000 (Canadian). Small Claims documents to the claim and make copies of everything for Court has simplified rules and procedures. For example, the yourself and each defendant. forms in Small Claims Court use a fill-in-the-blank style. After you have filled out your claim form, the next step is to Small Claims Court can handle any action for the payment take the claim and supporting documents, and copies for of money or the recovery of possession of personal property yourself and each defendant, to the Small Claims Court where the amount claimed does not exceed $25,000, office. When you file your claim form you will be asked to excluding interest and costs such as court fees. This pay a fee. The clerk will keep the original claim and one copy includes the value of all goods that the plaintiff is asking for of the supporting documents in the court file. The copies in total, no matter how many defendants there are. will be stamped and returned to you. Keep one copy for Examples of claims that can be filed in the Small Claims your records and serve a stamped copy on each defendant. Court include: It is possible to mail your claim and supporting documents, • Unpaid Rent and the required copies, together with the fee to the Small • NSF Cheques Claims Court. However, if you can, you should take your documents in personally. • Property Damage (March 11, 2015 / 13:00:16) 90352-1 FRPO-Jan2015_p27.pdf .1

The Voice of the Federation of Rental-housing Providers of Ontario 27

You can serve your claim to the tenant personally or have an How do I get my money if I win in Small agent or representative serve it (assuming you know their location). A claim should be served on a defendant within Claims Court? five months after the date it is issued. Following the service, If you are the plaintiff and you win the case you become the a tenant has 20 days to file a defence (If the tenant does not creditor and the defendant becomes the debtor. The court file a defence you can formally ask the clerk of the court to will order the defendant (debtor) to pay money to you or to find the defendant in default). give you goods. The debtor may pay right away or may ask you for more time to pay. A list of Small Claims Court addresses can be found at the Attorney General’s website, at: If a simple letter asking for payment is unsuccessful and/or www.attorneygeneral.jus.gov.on.ca/english/courts/Court_ you are unable to reach a mutually satisfactory agreement Addresses/ with the debtor, you will have to take other steps to enforce your judgment. Generally, the faster the creditor (you) acts, After filing your claim you and the defendant will get a the better the results will be. notice in the mail regarding your date for a settlement conference. If an agreement cannot be reached at the If the debtor does not pay, there are steps you can take to settlement conference, the case will then go before a judge get the money or goods. This is called enforcing the at a trial, where a decision will be made. judgment. There are fees for each of these steps. Do you know the legal name of the person or Examination hearing - You can ask the court to hold a court hearing about the debtor’s finances. You are not required to business and a current residential or business have this hearing to take steps to get money from the address? debtor, but it can help you get information you need to get your money. You do this by filing a Notice of Examination You will need correct information about who you are suing form and an Affidavit for Enforcement Request with the to properly prepare and serve your claim, and to enforce a court, and serving them on the debtor. judgment if you are successful. Some collection agencies can help you trace the known whereabouts of tenants who At the hearing the debtor must give information about their skip. job, income, property, bank accounts, debts, expenses and reasons for not paying. After looking at this information, If you win, will you be able to collect from the the judge may order the debtor to make payments on person/business? certain dates. If you obtain a judgment in your favour, you may have to If the debtor does not make the payments ordered, you enforce (attempt to collect) the judgment. In order for you have two options for trying to get the money: to collect, the person/business must have one of the following: 1. Garnishment. OR • money, 2. Seizure and sale of personal property or land. • assets that can be sold, or The court has a process for each of these collection options, • a debt (e.g. bank account, employment income) that can as well as enforcement procedures. be garnished. The Small Claims Court guide called, “After Judgment – Guide to Getting Results”, has more information on how to Does the person/business owe others money? enforce a judgment, available at: You may be able to find out by contacting your local credit www.attorneygeneral.jus.gov.on.ca/english/courts/guides/ bureau, enforcement office, land registry office, and/or Small Claims Court. (Please note that a fee may be payable.) Source: Much of the above information is freely available You may find that there are other creditors who are already from the Ministry of the Attorney General at: waiting in line to collect their judgments. www.attorneygeneral.jus.gov.on.ca.

Even if the person does not have money now, you may be Always consult a lawyer or licenced paralegal if you require able to collect your judgment in the future. assistance in any legal matter. (March 11, 2015 / 13:00:16) 90352-1 FRPO-Jan2015_p28.pdf .1

28 FAIR EXCHANGE January-February 2015

By: Kim Reid, Taeus Group

Invest in people; build bottom-line savings reputation at the very time when you’re looking to attract tenants. A building owner reviews the cost of a training program for staff and asks, “If I train my front-line staff, what do I get Trained, knowledgeable staff know how to deal with routine out of it?” problems as they arise and when to ask for help. This saves you time and money, particularly the expense of dealing The answer: Your staff and their actions make a significant with issues that can easily escalate because of poor impact on operations. The right training and knowledge can decision-making. They are also able to properly document impact your bottom line over the long term in three key complaints. This is critical for keeping records of what was areas: communication, problem solving and vacancy done and when, and helps build a case for upgrades or management. further action if the problem doesn’t go away. 1. Communication: Managing the asset not 3. Vacancy Management the resident Suite turnover More often in today’s climate, Property Managers carry a larger responsibility in managing the asset and One of the most costly items in your rental business is suite communicating with (or reporting to) the property owners. turnover. Vacancy Loss includes loss of revenue, advertising But often, too much time in their day is spent dealing with and marketing expenses, renovation/refurbishing each issues that could have been solved if their staff had been time a tenant leaves. better trained or prepared to handle a particular situation. So how do you make good tenants stay? You keep their Staff training teaches skills such as good communication “satisfaction level” high by training your staff to be so front-line staff respond promptly, listen well and show responsive, friendly, customer-focused, and by encouraging genuine concern to our Residents. Staff also learn the good staff to remain. Knowledgeable, long term staff know benefit of pre-emptive measures, such as asking for exactly what is going on with the building, and how to feedback before residents are forced to raise an issue engage with tenants so they feel that they are being well themselves, or worse, escalate to the Landlord and Tenant taken care of, especially if they have a problem. Board. As reported by JD Powers and Associates: “Property When you have trained, empowered staff, they have the managers who achieve higher satisfaction performance confidence to deal with residents directly, allowing Property have residents who are nearly twice as likely to continue Manager’s time to manage the asset. their residency than managers who exhibit lower satisfaction performance.” 2. Problem Solving: Finding solutions for Increase referrals small problems right away Most market research acknowledges that it is far more cost Typically, most tenant problems start out small, perhaps a effective for a landlord to keep an existing tenant than to broken lock or a noisy neighbour. But when front-line staff find a new one. But when you need to find new tenants, don’t know the right answer or process to follow, or gives your best source is existing residents. Ideally, they tell their an improper or slow response, minor problems can friends and family, “I live in a great building, the landlord is escalate. Suddenly, a property manager could be faced with very helpful—I know who to go to and I always get a fast a legal or compliance issues, which can damage a building’s response.” (March 11, 2015 / 13:00:16) 90352-1 FRPO-Jan2015_p29.pdf .1

The Voice of the Federation of Rental-housing Providers of Ontario 29

“Managers who deliver strong satisfaction performance also deliver enhanced bottom line performance over the long run.” JD Powers

In fact, according to JD Powers, “Residents are three times turnover and residents who refer their friends, you reduce more likely to refer the property and/or property manager to expenses related to filling vacancies and the expense of friends, relatives and colleagues if they are highly satisfied.” preparing units for new tenants.

By using others to refer, you enjoy lower advertising and In short, invest in your people, and you’ll build your bottom promotional costs. Over the long term, prospects choose line through cost savings. you because of your excellent reputation, not because you’re the “cheapest” or let your tenants away with more. Kim Reid, Taeus Group offers customized training programs and consulting services suited to your specific business needs, It all adds up including workshops for legislative compliance, conflict resolution, customer service and leasing. Taeus Group also What you save in operating costs is directly connected to offers services designed to enhance operational efficiencies and overall productivity of staff as well as the satisfaction level brand reputation including internal policy development, of your tenants and the referrals made to other, ideal operating practices and mystery shopping. prospects looking for a rental property. With less tenant (March 11, 2015 / 13:00:17) 90352-1 FRPO-Jan2015_p30.pdf .1

30 FAIR EXCHANGE January-February 2015 Utility Billing, Your Bottom Line and Our Environment

By: Vince Brescia, President, Wyse Meter Solutions

One of the first things they teach you in economics is the law of demand: the more the price of a good declines, the more people will demand or consume that good. It’s one of the basics in Economics 101. In the specific case of utilities, when you provide electricity or water at a low price, people are going to use more than if you charged a high Oprice. When a landlord includes a utility in rent, it means that utility becomes a free commodity for the tenant. The tenant can consume as much as they want with no financial consequence. It is an unusual choice for an expensive commodity, but it nonetheless is still commonplace in Canada. So we know that people consume more of a good when it has a lower price – how about when it is free? Now that a number of landlords in Ontario have experience with submetering of utilities, more and more data is available which gives us a sense of just how responsive utility consumption is to changes in prices (that’s the elasticity of demand, another economics 101 lesson).

One company that was quick to move to address the lack of pricing for electricity in its portfolio was Starlight Investments Ltd. Starlight is a company that looks for innovative approaches to create value, and saw early that electricity submetering would help improve net operating income.

To determine the impact submetering was having on Starlight’s portfolio, I recently undertook an analysis of four Starlight properties using data readily available in Wyse’s utility billing web portal. I chose buildings with higher penetration rates of bill-payers so we could fairly compare bill-payers with non-bill-payers. While we have known about consumption reductions in response to billing for years, the results were still surprising. The chart below outlines the differences in consumption for each of the four buildings for bill-payers and non-bill-payers.

Non bill-payers, on average, were using 135% more electricity than bill payers in these four buildings. Looked at the other way, bill payers were using 58% less electricity than non-bill-payers. Back to our economics terminology, electricity consumption is highly responsive (elastic) to changes in price. While this example is for electricity, we see similar behavioral differences for other utilities. (March 11, 2015 / 13:00:18) 90352-1 FRPO-Jan2015_p31.pdf .1

The Voice of the Federation of Rental-housing Providers of Ontario 31

Ontario that are bulk Consumption: Bill-Payers vs. Non-Payers metered for electricity. Even if the savings are half 700 Non-Payers Bill Payers 634 of what we found in the 600 554 four Starlight buildings, 518 500 486 say 150 kWh monthly, it means that the rental 400 industry has the potential kWh 300 259 to contribute potential 238 197 200 179 savings of 1,350,000,000 kWh. To put this in 100 perspective, that is the 0 equivalent to the annual John Lucic, Executive Director of Etobicoke Mississauga Kitchener Peterborough greenhouse gas Energy & Technical Maintenance, Source: Wyse Utility Submetering Web Portal, October, 2014: Four multi-residential rental buildings; 520 units total; 145 bill-payers. emissions/savings from Starlight Investments Ltd. one of the following: The implications for Starlight are very straightforward. The • 196,000 cars average non bill-payer is using 530 kWh, compared to 225 • 334,000 tons of landfill kWh for bill-payers. Given an RPP Tier 1 electricity cost of 14.2 cents per kWh, it means that every time a unit turns • 2,164,869 barrels of oil over and a non-bill-payer is replaced with a bill payer, • 23,869,073 trees grown for 10 years Starlight’s costs are reduced by about $76 per month. • 763,028 acres of forest

John Lucic, Starlight’s Executive Director of Energy & Data has just been released by NASA and the National Technical Maintenance, has been pleased with the results. Oceanic and Atmospheric Administration showing that “Our submetering program has been a tremendous boost 2014 was the warmest year on record, and that greenhouse for our energy cost reduction efforts” said John. “Overall gas emissions were the primary driver. Ontario’s rental we have seen concrete reductions in our electricity bills, housing sector has a great opportunity to make a major without seeing any impact on expected rent revenues or contribution to greenhouse gas emission reductions, while vacancy rates”. In addition to bottom line benefits, improving its bottom line at the same time. Talk about a Starlight staff have found that access to more detailed win-win. utility consumption data better helps them meet management objectives. “We find it useful to be able to see electricity consumption activity in all the suites, so we can be alerted if there are any issues in the building that may need management’s attention” said Penny Colomvakos, Starlight’s Manager of Residential Administration.

While we often focus on the bottom line benefits, what is not often discussed are the implications for the environment. From the data above, each time a non-bill- payer is replaced with a bill-payer, monthly consumption is dropping by about 300 kWh on average. That is the equivalent savings of 2.5 metric tons of carbon dioxide put into the environment. That’s 63 trees grown for 10 years, or the equivalent carbon sequestration of 2 acres of forest in one year. That’s for one unit.

What’s interesting is the potential of Ontario’s rental industry to benefit the environment. Starlight is one of the early adopters of submetering, so is a leader in the greening of our industry. However, many rental housing providers have yet to even consider submetering. Wyse estimates that there are still some 750,000 rental residential units in (March 11, 2015 / 13:00:19) 90352-1 FRPO-Jan2015_p32.pdf .1

32 FAIR EXCHANGE January-February 2015

Prevent the Most Common Apartment Plumbing Issues HOWBy: Patricia Boncaorda, Spartan Plumbing TO

When you own or manage a multifamily housing complex, one simple backed up sink can cause problems for many residents. Knowing how to prevent common plumbing problems is essential to keeping your residents comfortable and your building protected. Common Issues for Apartment Buildings What type of plumbing issues do apartment buildings face? The truth is, apartment buildings can face the same issues any residential building faces, from backed up toilets to plugged up drains. The difference is that some problems can create issues for more than just the resident who caused them.

Consider a plugged kitchen sink, which is quite common. When one unit's sink gets backed up, it can cause multiple sinks along the line to back up. If the backup is too large, the lower unit may even end up flooding. This is a serious problem that needs to be addressed.

Dirty water can be another problem in multi-family buildings, particularly in older buildings in urban communities. Often the water pipe corrosion in old water and sewage lines that have begun to break down are the cause of this problem. If your building is older, be sure to inspect the quality of the water regularly for signs of a problem.

Finally, apartment owners can experience problems when the main water or sewer line breaks. These leaks are often hidden away from plain sight, so it's difficult to notice them until a serious problem occurs, such as a sewage backup in a unit.

One indication that you may have a problem is a sudden, unexplained increase in your water bill. If you notice this, or notice any areas with unusual smells or unexplained standing water, inspect your plumbing for a leak. These leaks drive up your costs and have the potential to put your resident's health at risk, so they should not be left unattended. (March 11, 2015 / 13:00:19) 90352-1 FRPO-Jan2015_p33.pdf .1

The Voice of the Federation of Rental-housing Providers of Ontario 33

How to Prevent Plumbing Problems residents, provided no water gets into the unit or the building, it does drive up your water bills. Leaks will require A proactive approach to preventing plumbing problems is the water to be shut off to the building, in most cases, so a always the best solution. Taking preventative measures now professional plumber can fix the leak. Most plumbers will to prevent a huge headache later will help save stress and be able to slow or stop the leak temporarily so you can give money. your residents 24-hour notice about the water. One of your primary goals is to prevent clogs. Clogs in one Whether you are being proactive or taking care of a problem unit can spread to problems in other units, resulting in later, you need to be aware of your plumbing. One simple unhappy residents. Even if the original resident knows that clogged sink can cause serious problems for you, so know the clog is his or her fault, other residents may be left what to watch for as you care for your building. wondering where you failed to do your job as the property manager. Source: Multi-Family Insiders Start your clog prevention campaign by removing garbage disposals from your units. While residents may enjoy the convenience of a disposal, disposals are often abused by their users. When a resident sends a large quantity of food down the disposal, the line can get clogged quickly.

Installing drain screens on all drains in the units is also important. While a drain screen will not prevent all debris from ending up in the drain, it can help cut down on debris significantly. This is a simple fix that you can tackle on your own to help prevent clogs.

Scheduling regular plumbing inspections to look for signs of wear and tear and potential future problems is yet another way to prevent issues. The cost of this maintenance check is much lower than the cost of a line break, making it a wise investment. Taking Care of Problems Once They Occur If you have done your best to prevent problems, but a problem occurs anyway, work quickly. Residents take their health and comfort seriously, and proper plumbing is a vital part of that. If you are experiencing dirty water from corroding pipes, it may be time for an overhaul or a filtration system to protect your residents.

Leaks on the water main line are a problem because they increase your costs. While this does not affect your (March 11, 2015 / 13:00:20) 90352-1 FRPO-Jan2015_p34.pdf .1

34 FAIR EXCHANGE January-February 2015 REACHING OUT TO GENERATION RENT By: Alecia Pirulis

Millennials are putting off home-ownership in a big way – changed the way they look at homeownership – it is no so much so that they’ve picked up a new moniker, longer the American Dream. “Generation Rent.” According to the US Census Bureau, homeownership among millennials has been on a gradual As a generation on the move, millennials don’t relish the but steady decline for years. With a major portion of an idea of “settling down.” Instead, they want the freedom Mentire generation choosing to rent apartments rather than renting offers. They also enjoy the social aspects of renting buy homes, it is changing the real estate landscape in a and the amenities apartment communities can offer. And major way. Cities that offer multifamily housing in sought- while most millennials believe they will own a home after neighborhoods – those with good schools and high “someday,” they are in no hurry to make that a reality. opportunity – are thriving. And, according to this article by Builders are taking notice. According to the New York NPR, the availability of quality rental housing will put Times, a large chunk of the growth in housing construction communities “in competition with one another as a more since the recession is due to the construction of apartment mobile workforce is able to vote with its feet.” communities. These new apartment communities are being Millennials are saddled with higher student loan debt than built with millennials in mind – built-in iPod docking generations past. And, after the Great Recession, home stations, movie theaters with stadium seating, community loans are much more difficult to obtain than they were in the fire pits, on-site dog parks, fitness studios with classes, early 2000s – stricter guidelines and higher down payments even residents-only bowling alleys and indoor basketball often put homeownership out of reach for millennials. But, courts are showing up as amenities. Many existing even those who can afford to buy a home are instead apartment communities are also finding ways to cater to choosing to rent. According to Forbes, only 11 percent of their millennial residents, hosting events such as wine millennials between the ages of 20-29 have a mortgage. tastings and cooking classes. Millennials witnessed the impact of the housing crisis on Renting Dominated by Young Adults parents, friends, and family members. They saw the vast Attracting “Generation Rent” is also very different – this is number of foreclosures and the loss of home values and it the hyper-connected generation, after all. Apartment

Population Growth of the 25 to 44 Age Group (Canada) Renting Dominated by Young Adults

4.0% 3.5% 65 Years and Older People in Rental Housing (U.S. 2014) 3.0% 2.5% 2.0% 45 to 64 Years Old 1.5% 1.0% 0.5% 30 to 44 Years Old 0.0% Percent Change (Annual) -0.5% -1.0% Under 30 Years Old 54,136,177

Source: CIBC World Markets 2014; Statistics Canada. 0 20,000,000 40,000,000 60,000,000 (March 11, 2015 / 13:00:21) 90352-1 FRPO-Jan2015_p35.pdf .1

The Voice of the Federation of Rental-housing Providers of Ontario 35 Interval House Reflects on 2014 2014 marked Interval House’s 41st year helping women reshape their lives in face of violence and abuse. A year fraught with gender-based violence in the media, 2014 also stirred conversation and quashed some taboos, allowing the issue of abuse to enter the public mindset. At Interval House, we are always striving to encourage not only conversation, but also empowerment, and 2014 was no exception. communities catering to millennials find they need an attractive, user-friendly website, active social media sites, In 2014, we housed 69 women and 71 children. Our and great online reviews. Some are even creating holistic empowerment program, B.E.S.S, gave 47 women the confidence and tools needed to be self- smartphone apps that allow residents to request repairs, sufficient. The average age of a child living at Interval pay rent, and check on deliveries. House has dropped, over the past several years, from Millennials, as a whole, are waiting to settle down … they 10 to 4, meaning that women are escaping abuse earlier, put off marriage, families, and home ownership. They are and their children are more likely to break the cycle of much more nomadic than generations past – spending violence as they grow. more on travel and moving around more frequently – not This year we also hosted 10 housing seminars and only from state-to-state, but even overseas. As technology expanded our housing project, to Hamilton and Ottawa, frees up the next generation (and most likely all of those to connecting victims of abuse with private-sector follow), more people are working from home, giving them landlords willing to provide them with rent-geared-to- even more flexibility to move around at-will. income units. And in October we launched an online video, taking a scene of violence portrayed in the media, Eventually, most millennials say they will buy a home – but and adding an alternate ending, one where support and much later, and in fewer numbers than ever before. In 2013, help is offered swiftly and without hesitance. the average first-time homebuyer was 31 years old, and that age is expected to continue to rise for the next several years. The highlights of 2014 are many, and 2015 looks to be That means “Generation Rent” is here to stay – at least for even brighter. Our hopes for the new year? New now. additions to the Interval House team and home. As we expand on our programming, the need for help grows, and we hope to hire an additional counsellor this upcoming year, so to provide residents, both current and former, with the help and advice they need. And as with any bustling home, some rooms need an upgrade every so often. This year, we hope to add a few new appliances to our busy kitchen, overhauling those that have been there since the beginning.

Photo: Lesley Ackrill (Interval House), honours Mark Kenney (CAPREIT), Bert Steenburgh (Oxford Residential), Charlsey Brunne (Minto Properties) and Scott Andison (FRPO) for their work to help expand residential support for women who are victims of abuse. (March 11, 2015 / 13:00:22) 90352-1 FRPO-Jan2015_p36.pdf .1

36 FAIR EXCHANGE January-February 2015 2015 Corporate Members

Media Classified Ace Painting and Decorating Company Aird & Berlis LLP Attn: Maryann Kalchos Attn: Frank Evangelou Attn: Robert Doumani 610 Applewood Crescent, Suite 401, Vaughan, ON L4K 0E3 39 Cranfield Road, Toronto, ON M4B 3H6 Brookfield Place, 181 Bay St., Ste. 1800, Box 754, Toronto, ON M5J 2T9 T: 905-761-3313 • [email protected] T: 416-285-5388 ex. 115 • F: 416-285-7088 • [email protected] T: 416-863-1500 • F: 416-863-1515

Antica Group Avison Young Commercial Real Estate Blackstone Energy Attn: Marc Monette Attn: David Lieberman Attn: Peter Stratakos 9 Spruce Tree Lane, Stoufville, ON L4A 7X4 150 York Street, Suite 900, Toronto, ON M5H 3S5 161 Bay Street, 27th Floor, Toronto, ON M5J 2S1 T: 416-333-1436 • [email protected] T: 416-673-4013 • [email protected] T: 416-628-2828 • [email protected]

Brookfield Financial Brook Restoration Attn: Colin Catherwood Bryenton Energy Services Attn: Geoff Crist Brookfield Place, Bay Wellington Tower, P.O. Box 762, Attn: Catherine Bryenton 11 Kelfield Street, Toronto, ON M9W 5A1 181 Bay St, Suite 260, Toronto, ON M5J 2T3 130 Bridgeland Ave., Suite 101, Toronto, ON M6A 1Z4 T: 416-663-7976 • [email protected] T: 416-956-5212 T: 416-922-4440 • [email protected]

Leader in Apartment & Common Area Renovations The Byng Group of Companies Carma Industries Inc. CMHC Ontario Business Centre Attn: Rob Settino Attn: Rick Williams Attn: Paula Gasparro 511 Edgeley Blvd., Unit 2, Concord, ON L4K 4G4 132 Walsh Road, Lindsay, ON K9V 4R3 100 Sheppard Ave., E., Suite 300, Toronto, ON M2N 6Z1 T: 905-660-5454 • F: 905-660-9229 T: 705-878-0711 • F: 705-878-1037 • [email protected] T: 416-221-2642 • F: 416-218-3310 • [email protected]

Cohen Highley LLP Coinamatic Canada Inc. Delta Elevator Co. Ltd. Attn: Joseph Hoffer Attn: Gord Alderdice Attn: Jeff Righton One London place, 255 Queens Ave. 11th Floor, London, ON N6A 5R8 301 Matheson Blvd., W., Mississauga, ON L5R 3G3 509 Mill Street,, Kitchener, ON N2G 2Y5 T: 519-672-9330 • [email protected] T: 905-795-1946 • F: 905-755-8885 • [email protected] T: 519-745-5789 • F: 519-745-7587 • [email protected]

Direct Energy Enbridge Gas Distribution EnerCare Connections Inc. Attn: Rick Goodacre Attn: Gillian Lind Attn: Scott Beneteau 635 Westburne Drive, Floor 2, Vaughan, ON L4K 4T6 P.O. Box 650, Scarborough, ON M1K 5E3 4000 Victoria Park Avenue, Toronto, ON M2H 3P4 T: 416-771-4856 • F: 905-660-9229 • [email protected] T: 416-495-3064 • F: 416-495-6047 T: 416-649-1892 • F:416-649-1901 • [email protected]

First National Financial LP Graffiti Buffer Gottarent.com Attn: Mr. Peter Cook Attn: John Kalimeris Attn: Genevieve Delaney, 100 University Ave., North Tower, Suite 700, Toronto, ON M5J 1V6 5 Bowes Garden Court, Toronto, ON M1C 4L5 Sales Manager T: 416-593-1100 • F: 416-593-1900 T: 416-234-9222 • F: 416-234-9222 • [email protected] T: 416-857-9414 • [email protected]

HCS Contracting HD Supply Canada Inc. IC Funding Attn: Kenny Hogan Attn: Basil Sealy Attn: Fred Grossman 277 Manitou Drive, Unit E, Kitchener, ON N2C 2T3 8885 Jane Street, Concord, ON L4K 2M6 747 Hyde Park Road, Suite 100, London, ON N6H 3S3 T: 226-338-1636 • [email protected] T: 416-276-8630 • F: 905-532-2380 • [email protected] T: 519-636-1551 • [email protected]

Interface J.D. Power & Associates Informa Canada Attn: Jeff Barrett Attn: Adrian Chung 10 Alcorn Ave., Suite 100, Toronto, ON M4V 3A9 543 Richmond St., W., Suite 101, Toronto, ON M5V 1Y6 130 King Street West, Toronto, ON M5X 1E5 T: 416-512-3809 T: 416-504-8100 • [email protected] T: 416-507-3257 • F: 416-507-3263 • [email protected] (March 11, 2015 / 13:00:23) 90352-1 FRPO-Jan2015_p37.pdf .1

The Voice of the Federation of Rental-housing Providers of Ontario 37

Lincoln Paving MCAP Financial Corporation MPAC - Municipal Property Assessment Corporation Attn: Anthony Taylor Attn: Leo St. Germain Attn: Lenny DelMedico 2001 Albion Road, Unit 22, Etobicoke, ON M9W 6V6 200 King Street West, Suite 400, Toronto, Ontario M5H 3T4 100 Via Renzo Drive, Suite 302, Richmond Hill, ON L4S 0B8 T: 416-771-9483 • [email protected] T: 416-847-3870 • C: 416-624-9424 T: 289-317-0859 • F: 905-508-4986 • E: [email protected]

MediaEdge Communications Midnorthern Appliance Multitech Contracting 2000 Inc. Attn: Paul Murphy Attn: Michael Gnat Attn: Carlos Lopes 5255 Yonge Street, Toronto, ON M2N 6P4 4250 Dufferin Street, North York, ON M3H 5W4 91 Pippin Road, Concord ON L4K 4J9 T: 416-512-8186 TF: 1-877-353-2850 • F: 416-635-4798 T: 416-990-4412 • [email protected]

Murray & Company Limited My Ideal Home Rental Network Norstar Windows Attn: Mr. Robert Lynch Attn: Richard Brown Attn: John Vacca 40 University Ave., Suite 502, Toronto, ON M5J 1S3 Landmark Technology Centre, Ste. 106-1726 Dolphin Ave. 944 South Service Road, Stony Creek, ON L8E 6A2 T: 416-598-0950 • F: 416-597-8415 Kelowna, BC V1Y 9R9 • T: 800-862-9874 • [email protected] T: 905-643-9333 • F: 905-643-3633 • [email protected]

Phelps Apartment Laundries Ltd. Renters Guide Rogers Communications Attn: Don Neufeld Attn: Anne-Marie Breen Attn: Greg Stokes 8695 Escarpment Way, Unit 6, Milton, ON L9T 0J5 401 The West Mall, Suite 500, Etobicoke, ON M9C 5J1 855 York Mills Road, Toronto, ON M3B 1Z1 [email protected] T: 416-626-4266 • F: 416-626-8097 • [email protected] T: 416-446-6500 • F: 416-446-7416

Rona Sherwin-Williams Co. Attn: Shayne Arthey Attn: Laura Jermacans-Stolk 1170 Martin Grove Road, Etobicoke ON, M9W 4X1 24 Carlaw Avenue, Toronto ON M4M 2R7 T: 416-241-5129 • [email protected] T: (416) 428-2018 • [email protected]

For information on the benefits of Corporate Membership contact: Sparkle Solutions SOLID General Contractors Inc. Lynzi Michal Attn: Maria Mascall Attn: Carlos Munoz [email protected] • 416-385-1100 ex: 22 2700 Steeles Ave., W., Unit 4, Concord, ON L4K 3C8 T: 905-475-0707 • [email protected] T: 905-660-2282 x 249 • F: 905-660-2268 • [email protected]

Stantec Tac Mechanical Inc. TD Commercial Mortgage Group Attn: Martin Ling C: 416-435-1860 Attn: Patrick Carbone Attn: Frank Malone 300-675 Cochrane Dr., West Tower, Markham, ON L3R 0B8 36 Kelfield Street, Toronto, ON M9W 5A2 66 Wellington Street W., 39th Floor, Toronto, ON M5K 1A2 T: 905-415-6386 • F: 905-474-9889 • [email protected] T: 416-798-8400 • F: 416-798-8402 • [email protected] T: 416-944-6574 • F: 416-944-6650 • [email protected]

Toronto Star Union Gas Limited Wyse Meter Solutions Inc. Attn: Brian Cordingley Attn: Joe Meriano Attn: Mr. Peter Mills 1 Yonge Street, 4th Floor, Toronto, ON M5E 1E6 777 Bay Street, Suite 2801, Toronto, ON 2100 Matheson Blvd. E., Suite 201, Mississauga, ON L4W 5E1 T: 416-869-4879 • F: 416-869-4592 • [email protected] T: 416-496-5318 • [email protected] T: 416-869-3003 x227 • F: 416 869 3004 • [email protected]

Yardi Systems Inc. Attn: Peter Altobelli 5925 Airport Road, Suite 510, Mississauga, ON L4V 1W1 T: 905-671-0315 • F: 905-671-9424 • [email protected] (March 11, 2015 / 13:00:23) 90352-1 FRPO-Jan2015_p38.pdf .1

38 FAIR EXCHANGE January-February 2015 2015 Associate Members

ADVERTISING & PUBLISHING ENERGY SERVICES LEASING PROFESSIONALS HD Supply Canada SERVICES Blackstone Energy Bonnie Hoy & Associates H&S Building Supplies Ltd. 4rent.ca Bryenton Energy DALA Group of Companies Interface Find-A-Rental (Sun Media Corp) Carma Industries Inc. Sheryl Erenberg & Associates Lincoln Paving gottarent.com Direct Energy Taeus Group Inc. Multitech Contracting 2000 Inc. MediaEdge Communications ECNG Energy L.P. New-Can Group Inc. My Ideal Home Rental Network Enbridge Gas Distribution LEGAL SERVICES • RENT Norstar Windows and Doors Ltd. National Efficiency Systems EnerCare Connections CONTROL • PROPERTY TAX Ontree Places4rent/The Rent Board of Metrosphere Light Corp Aird & Berlis LLP Pascoal Painting & Decorating Inc. Canada MultiLogic Energy Solutions Inc. Argil Property Tax Services Property Power Corp. Property Power Corp Novitherm Canada Inc. Paralegal Professional Corp Rona Inc. Rental Housing Business (RHB Union Gas Ltd. Blaney McMurtry LLP Sherwin-Williams Co. Magazine) Whitby Hydro Energy Cohen Highley LLP Shnier Gesco LP RentCompass.com Services Corporation Debra Fine Barrister & Solicitor Solid General Contractors Inc. Renters Guide Wyse Metering Dharsee Professional Corp Spinnaker Recycling Corp. Rentseeker.ca Dickie & Lyman Lawyers LLP Tac Mechanical Inc. Toronto Star ENVIRONMENTAL & Gardiner Roberts LLP Trace Electric ENGINEERING Homestead Paralegal Tremco Weatherproofing APPLIANCES • LAUNDRY CONSULTANTS, BUILDING Horlick Levitt Di Lella LLP Technologies Canada SERVICES ENVELOPE SPAR Property Consultants Ltd. Apartment Laundry Mann Engineering Ltd. Zarnett Law Professional Corporation PROPERTY MANAGEMENT Consulting Services Maritime-Ontario Environmental Inc. SOFTWARE Coinamatic Halsall Associates PEST MANAGEMENT Yardi Systems Inc. Midnorthern Appliance Pretium Anderson Magical Pest Control Inc. Phelps Apartment Laundries Ltd. Stantec Consulting Ltd. Orkin/PCO Services REAL ESTATE Sparkle Solutions Avison Young Commercial Real FINANCES: REAL ESTATE • PROPERTY MAINTENANCE • Estate APPRAISERS MARKET MORTGAGE SERVICES CONSTRUCTION & REPAIR • CB Richard Ellis ANALYSIS & RESEARCH Brookfield Financial Real Estate SUPPLIES Primecorp Commercial Realty Inc. Altus Group Group A-1 Restoration B.E.S. Skyview Realty Ltd. Urbanation Canadian Mortgage Capital Absolute Ventilation Inc. Stonecap Realty Partners Inc. Veritas Valuation Inc. Corporation Ace Painting & Decoration Company CMHC Advantage Bathtubs Refinishing RENTAL HISTORY • TENANT ASSESSMENT AGENCY Cyr Funding Inc. #11681 Akadian Construction Ltd. CREDIT RECORDING • Municipal Property Assessment First National Financial Corp. All Professional Trades Services Inc. COLLECTIONS Corp. IC Funding Antica Group Canadian Credit Protection Corp. LAWPRO Brook Restoration Gatemaster Inc. ASSET MANAGEMENT MCAP Financial Corporation Byng Group of Companies Rent Check Credit Bureau Larma Management Morguard Investments Limited Capital Restoration Millenium Ltd. TMDL Property Management Inc. TENANT SERVICES Murray & Company Limited Certified Building Systems The Certified Group RentMoola CABLE • SATELLITE • TELECOM Peoples Trust Company Conterra Restoration Ltd. Bell Canada Scotiabank TRAINING & EDUCATION Davenport Construction Rogers Communications Inc. TD Commercial Banking Institute of Housing Management DBS Informa Canada FIRE SAFETY SERVICES DDM Lighting CONSULTING PSN - Performance Solutions Accurate Fire Protection & Security Dulux Paints The Communications Group Network Firetronics 2000 Inc. Empire Roofing Corporation J.D. Power & Associates Taeus Canada Florstar INSURANCE ELEVATOR MAINTENANCE & Goodbye Graffiti Toronto WEBSITE SERVICES Zipsure REPAIR Graffiti Buffer Landlord Web Solutions Delta Elevator Co. Ltd. HCS Contracting Quality Allied Elevator (March 11, 2015 / 13:00:24) 90352-1 FRPO-Jan2015_p39.pdf .1

The Voice of the Federation of Rental-housing Providers of Ontario 39

UpcomingEVENTS

Residential Tenancies Act pitfalls when leasing to a diverse range of area. Registration is now open. See the unique tenant groups. attached brochure for registration details. Half-Day Seminars See you in San Diego! We are pleased to present the 2015 RTA Spring Hope Food Drive Refresher seminars taking place in Tuesday, April 28, 2015 FRPO Annual General Toronto, Hamilton, Ottawa and Kingston Meeting during the month of April. These popular The Spring Hope Food Drive brings half-day seminars highlight best practices housing providers and residents together Wednesday, May 13, 2015 that will optimize your investment returns, to collect 400,000 pounds of food items 3:00PM - 5:00PM, Pearson Convention avoid legal problems and resolve the for over 35 food banks throughout the Centre common and not so common tenancy province. Signup information will be This year's AGM will be held at the Pearson disputes. This event is ideal for property available in early February. For more info, Convention Centre. Please save the date managers, leasing staff as well as site staff. please contact Lynzi Michal at lmichal@ for this member only event. Spots are limited so please register early to frpo.org avoid disappointment. CFAA Rental Housing Springfest Toronto - Thursday, April 9, 2015 Conference 8:00AM - 12:00PM, Old Mill Inn Thursday, April 30, 2015 June 11-12, 2015, Toronto Ottawa - Wednesday, April 15, 2015 10:00AM - 2:00PM, Metro Toronto 8:00AM - 12:00PM, Hampton Inn Convention Centre Both days will feature four streams of Conference Centre Admission to Springfest is free, however, rental housing topics from which delegates the event is by invitation only, and is will be able to choose which session to Kingston -Thursday, April 16, 2015 attend. 8:00AM - 12:00PM, Donald Gordon restricted to 1,700 owners, managers, Conference Centre engineers, and operations professionals This year's conference will feature close to responsible for office, industrial, 50 speakers and numerous enjoyable Hamilton - Tuesday, April 21, 2015 condominium, apartment, medical, networking opportunities. 8:00AM - 12:00PM, Waterfront Centre educational, retail, and institutional For more conference details, contact CFAA buildings. Register for Springfest 2015 in Toronto – Wednesday, April 29, 2015 at [email protected] or 613-235-0101, advance by using your Springfest 2014 8:00am-12:00PM, Old Mill Inn or visit www.cfaa-fcapi.org login information Seminar: Leasing to Target FRPO Spring Social FRPO Golf Classic Demographics Monday, July 27, 2015 Thursday, April 30, 2015, Joe Badali's Tuesday, March 24, 2015 11:00AM - 7:30PM, Rattlesnake Point Golf 8:30AM - 10:30AM Members are invited to join us at our Club annual Spring Social following Springfest. Watching demographic trends is one Save the date! The FRPO Spring Golf Please save the date! thing, but acting on rental demand trends Classic moves to a new date and location that affect your property management this year. Registration will open this spring. business is what separates truly successful San Diego Housing Tour Fore! landlords from the rest of the industry. Wednesday, May 6, 2015, San Diego, This comprehensive session will explain California For more information or to register for any of these events, visit: www.frpo.org/events how different approaches to marketing This year's housing tour will take place in and leasing work differently with various sunny San Diego, California on May 6 & 7. household types, what each group of Join as we partner with the local tenants are looking for in customer association for a day long tour of various service, and some of the legal multi-unit properties in the San Diego considerations to avoid human rights (March 11, 2015 / 13:09:14) 90352-1 FRPO-Jan2015_p40rev.pdf .1

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