vol. 9 no. 3 december 2010 greater toronto apartment ...€¦ · december 2010 vol.9 no.3 building...

VOL. 9 NO. 3 DECEMBER 2010 GREATER TORONTO APARTMENT ASSOCIATION

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BUILDING BLOCKSVOL. 9 NO. 3 DECEMBER 2010

PUBLISHERRICHARD SORENDesign Print MediaT. [email protected]

EDITORBRAD BUTTPresident, GTAAT. 416.385.3435 [email protected]

• Building Blocks is published six times per annum (February, April, June, August,October and December) by Design Print Media on behalf of the GreaterToronto Apartment Association (GTAA) and is distributed through controlledcirculation to the GTAA membership.

• Please contact the Publisher for advertising dates and rates. • Opinions expressed are those of the authors and do not necessarily reflect

the views and opinions of the GTAA Board or management. • GTAA accepts no liability for information contained herein.

C O N T E N T S

www.gtaaonline.com

FEDERAL9 CMHC Microsite Helps Newcomers11 Federal Issues Move Forward for Landlords12 2011 CFAA Conference in Toronto

PROVINCIAL13 NDP MPP Tables Anti-Landlord Bill14 MPP Mike Colle Releases Bed Bug Results17 McGuinty Government Releases Long-Term Strategy

MUNICIPAL18 Building Audits Focus on Priority Buildings18 Election of New Mayor of Toronto Promising18 Waste Case Delayed Until June19 Meet Your New Toronto City Council

GTAA8 President’s Report10 Message From the Chair20 Owners Should Stick With RPP for Hydro21 Board, Executive Stable Through 201123 CREA Creates Healthy Housing Program24 Bed Bug Detection Dogs Help Prevent Infestations25 Social Media Forum Challenges Rental Industry26 How Motivated Staff Leads to Increased Profits29 When the Lights Go Out30 Joe Hoffer Wins Provincial Honour31 Rent Deposits Finally Clarified31 Favourable Sub-Metering Regulations Approved32 AGM Attracts Over 50033 Millennium Members Honoured at AGM33 Charitable Foundation Donates $90K at AGM35 Cut More Costs and Fewer Trees36 New Opportunities in the New Year36 Spring Hope Receives Recognition36 Donation Made to Help Wellesley Victims37 Ruth Lazare Receives Sam Grossman Award37 Byng Staff Donate AGM Prize Back to Foundation38 Is Solar PV a Good Fit for Your Building?40 Millennium and Supplier Member Directories

ON THE COVER – The Capri, 630 Vesta Drive

www.gtaaonline.com

CORPORATE PROFILEFounded in 1998, the Greater Toronto Apartment Association(GTAA) represents the interests of Toronto’s most activeand concerned firms working in the multi family rentalhousing industry today.

In a climate of rapidly changing issues such as realty taxes,municipal fees, property and fire standards, inspectionsand bylaws, the GTAA was established as a municipalassociation to advocate for the rental housing industry andto provide a source of vital information, representation andleadership in the rental housing industry.

The GTAA now boasts more than 240 property managementcompanies that own and operate more than 160,000apartment units. As well, there are over 150 suppliermembers in all trade categories.

GTAA’s regular meetings with municipalities throughoutthe GTA, including politicians and officials, provides avoice the industry needs for early warning about newpolicies, regulations and research reports. The GTAA alsoengages in effective action campaigns in the media andlocal communities.

MEMBERSHIP HAS ITS BENEFITSGTAA is an active participant in the formation of municipalpolicy and helping to shape legislation and regulationsthat affect the industry. GTAA is “front and centre” on theentire spectrum of housing-related issues.

GTAA will inform member firms how actions by therespective municipal governments and other agencies concerning the building code, affect the multifamily industry’s costs and operations. GTAA will alert members to important proposals to change the model codes, informmembers of code improvements favored by the industry,and interpret the practical impact of major code decisions.


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www.gtaaonline.com

BRAD BUTT

P R E S I D E N T ’ S R E P O R TM I L L E N N I U M M E M B E R S

www.gtaaonline.com

Monday, October 25ths municipal elections shuffledin a new era of the role of municipal government

in Toronto. Almost universally candidates seekingoffice in Toronto said things would be different, CityHall would be more responsive and the “gravy train”was ending. The result was a new Mayor with a strongmandate, one third of Council is new and manyreturning Councillors got a message.

So what does it mean for rental housing providers inToronto? The jury is still out but I think it is safe to saythat a new philosophy will permeate all discussions atCouncil, Committee and even with staff. The newplayers are going to be hungry for information andlikely more open to meetings. Although the “Mayor’sagenda” will in large part prevail, issues come and goand 45 Members of Council need to be informed.

A strong message has been sent however through theappointment of the Committee Chairs, Deputy Mayorand Budget Chief. These are people we have workedwith and they have a history of good judgement andfairness.

Things are certainly going to be different than the lastseven years. The question still remains – just differentor better?

A NEW ERA AT CITY HALL



CMHC MICROSITE HELPSNEWCOMERS SETTLE IN

Settling in Canada just became a whole lot easier fornewcomers thanks to Housing for Newcomers,

www.cmhc.ca/newcomers, a microsite created by CanadaMortgage and Housing Corporation (CMHC). According tothe 2006 Census, an average of 240,000 newcomers arrive inCanada each year. For many of these new arrivals, finding asafe, affordable place to live can be an immediate challenge,especially since housing in Canada varies greatly betweenprovinces and territories, cities and communities.

Housing For Newcomers is a one-stop, online source forhousing related information.

This simple, easy-to-use website is jam-packed withinformation. In particular, it provides a wealth ofinformation on how to find, negotiate and maintain rentalunits. Information is offered in a variety of formats – fromshort, fact-filled videos, to full colour brochures, info sheetsand check lists. Content on the site is available in eightlanguages including English, French, Mandarin/SimplifiedChinese, Punjabi, Urdu, Tagalog, Arabic and Spanish.

For many newcomers, their first home will be a rental unit.Renting a home provides them with a safe place where theycan begin to adjust to their new life in Canada.

The Renting Your First Home In Canada Guide, which isavailable on the site, was developed by CMHC to help makeit easier for people to find and rent a home or apartment.Whether a first-time renter or an experienced tenant, theguide can help them determine how much they can afford;look for and evaluate potential accommodations and areas;and understand their rights and responsibilities. It alertsvisitors to carefully consider a wide range of factors whendetermining what will best suit their needs.

The site also includes definitions of different types of rentalhousing; guidelines to paying rent and utilities; a review ofcommon maintenance and repairs; how to make a complaint;how to renew a lease or deal with sublets or evictions; andthe steps involved in moving out. Links to useful worksheetsand sample letters are also included.

Housing for Newcomers points readers to additional resourcesat cmhc.ca that describe aspects of the rental process andlegislation in each province/territory. Contact informationfor the local rental authorities and related links are alsoincluded.

Another feature is a brochure geared to newcomers thatoffers a sample of the products, tools and resources available

on the Housing for Newcomers micro site, called Welcome toCanada. It highlights the products and videos and is free ofcharge.

GTAA members can order this information in print to makeit available to their tenants free of charge from CMHC, orthey can send links to the web site, or print their own copies.The toll free number to order is 1-800-668-2642 and the on-lineordering link is: https://www03.cmhc-chl.gc.ca/catalog/productList.cfm?cat=157&lang=en&fr=1290459097498

As Canada’s national housing agency, CMHC has beenhelping Canadians, including new Canadians, gain access toa wide choice of quality, affordable homes for more than 60years. Housing for Newcomers will give newcomers access toa wealth of useful information that is sure to make thetransition a little easier.

F E D E R A L


PERRY FRYERS

On completing my first year as Chair, I am proud withall that the association has accomplished. My main

goal during the year was to strengthen the GTAA politicalpresence at City Hall. This has been accomplished aswe now have a presence and respect of the City as anorganization whereby our voice is heard and ouradvisement as a key stakeholder in policies are sought out.

The annual general meeting at the Liberty Grand thisyear was enjoyed by everyone and the large turnoutexemplifies the strength and commitment of our membersto the association. Although not all members agreedwith our choice of guest speaker being Mayor DavidMiller, I believe the fact that he chose our event to be oneof his last public speaking engagements emphasizes theprogress the association has made with the City. Thisevening would not be what it is without the efforts ofboth Samantha and Brad and I would like to thank themagain. During the election held at the business portion ofthe evening, we can now welcome a new Board member,Bonnie Hoy from Bonnie Hoy & Associates. The additionof Bonnie to the Board with her vast breadth of experiencein the industry will only strengthen and complement ourexisting Board.

My goals over the coming year will be to continue toadvance our member landlord positions on the many issuesthat affect our industry. The large turnover of councillorsafter seven years of left wing governance by David Millershould make this a lot easier for our association.

As we wait for the new Mayor Rob Ford to take office thismonth, we can only hope that he will bring a more balancedand financially respectful governance to the City.

I would like to wish everyone all the best for a Happyand Healthy Holiday and New Year.

M E S S A G E F R O M T H E C H A I R

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F E D E R A L

FEDERAL ISSUES MOVE FORWARD FOR LANDLORDSJOHN DICKIE, PRESIDENT, CANADIAN FEDERATION OF APARTMENT ASSOCIATIONS

THE YEAR 2010 WAS AN INTERESTING YEAR FOR CFAAAND OUR WORK FOR LANDLORDS IN TORONTO ANDACROSS CANADA.

TAX ISSUES

In cooperation with the Federation of Rental-housingProviders of Ontario (FRPO), CFAA commissioned a study

of the amount of subsidies given by governments to homeowners and to renters in the private market. The studyaddressed the federal government support across Canada,and the support by all three levels of government in Ontario.As was described in detail in the October 2010 issue ofBuilding Blocks, governments give six times as much benefitto the average homeowner as they give to the average renter.

That study was new information that CFAA was able to taketo the federal Finance committee when we made our pre-budget submission in late October. The information fromthe study sparked substantial interest from the MPs on theFinance Committee. As this goes to print, CFAA understandsthat the Liberal Party is seeking to have the Finance Committeeinclude the rental property tax deferral among thecommittee’s recommendations. We know that that theConservative Party is well disposed to considering the taxdeferral once the government’s fiscal situation permits. Itwill be a major help to have the Liberals support that reformas well. Once fully achieved the CFAA tax deferral proposalshould defer more than $450 million per year of tax oncapital gains and recapture, as well as creating more liquidityin the market for rental buildings.

The home owner preference study also attracted positiveattention from the Bloc Quebecois and the NDP, enablingCFAA to broaden our contacts with those parties as well.Those contacts should pay dividends on the future, on bothtax and housing issues.

Through lobbying we were able to turn back a FinanceDepartment proposal that would have resulted in theapplication of GST/HST on mortgage brokers commissions.While not a saving of huge dollars, every bit helps. CFAAworked with the Canadian Association of AccreditedMortgage Professionals to stop that tax grab.

HOUSING POLICYPositive moves have also taken place on housing policy.Since our inception CFAA, FRPO and GTAA have advocateddirect assistance to tenants as the preferred means of makinghousing more affordable. (Direct assistance to tenants isusually given in the form of rent supplements or portablehousing allowances to help tenants pay their rent in theprivate market.)

Several years ago, after lobbying by CFAA, Joe Fontana --- thefederal Liberal Housing Minister --- changed the rules so thatfederal money could be used for direct assistance to tenants,rather than just for new subsidized housing construction.CFAA has kept in close contact with the Conservativeministers responsible for housing, Monte Solberg and DianeFinley, who have also supported direct assistance to tenants.Gradually federal housing programs are being modified sothat they fund direct assistance to tenants.

Using federal money, the Ontario provincial governmentbrought in the Rental Opportunities for Ontario Families(ROOF) program. While that program was badly designed itwas a first step toward bringing portable housing allowancesto Ontario. The provincial government is moving in thedirection of making more use of rent supplements andhousing allowances in allocating provincial and federalmoney. The City of Toronto has also called for thoseprograms, as has the City of Ottawa. Even the non-profithousing providers have joined the call. We look forward tomore progress in the Ontario Long Term Affordable HousingStrategy, which should be released by the time you read this.

ENERGY ISSUESCFAA has also taken steps to protect landlords from newfederal restrictions on boilers and furnaces. Still striving toreduce greenhouse gases, Natural Resources Canada want torequire furnace upgrades by restricting the manufacture orimportation of low-efficiency and mid-efficiency boilers andfurnaces. CFAA pointed out that most rental buildings are40 or 50 years old, and many have ventilation systems thatcannot work properly with high-efficiency boilers. In thatcase a boiler upgrade could require a retrofit of the air intakeand circulation system at a cost that would overwhelm thesmall fuel savings realized in stepping up to a high efficiencyboiler from a mid-efficiency boiler. For now we appear tohave made our point successfully. However the issue willrequire continued monitoring.

There will also be new energy efficiency requirements in thenew model building code which is moving forward. CFAA isworking with the Canadian Home Builders association onthat set of issues.

BED BUGSCFAA has also worked with the Canadian Pest ManagementAssociation and local apartment associations to bringeducation about bed bugs to landlords across Canada. GTAAand FRPO are planning a full day program for Toronto inFebruary or March, 2011. You will receive more informationfrom GTAA.

continued on page 12


2011 CFAA RENTAL HOUSING CONFERENCE IN TORONTO

THE TOPICS AND SCHEDULE ARE SUBJECT TO CHANGE. REGISTRATION FOR THE CFAA 2011 CANADIAN RENTAL HOUSING CONFERENCE WILLBE AVAILABLE IN THE NEW YEAR. FOR MORE INFORMATION ABOUT THE 2011 CONFERENCE AND PAST CONFERENCES, VISIT WWW.CFAA-FCAPI.ORG.

The CFAA 2011 Canadian Rental Housing Conference willtake place on June 16 and 17 at the Westin Prince Hotel,which is near the 401-Don Valley Parkway interchange inToronto.

The 2011 Conference will be held with the support of theGreater Toronto Apartment Association (GTAA), theFederation of Rental-housing Providers of Ontario (FRPO)and the Multiple Dwelling Standards Association (MDSA).

CFAA thanks GTAA directors who have provided input onthe topics to be addressed, especially Gloria Salomon, MartinTovey, Martin Zegray, Perry Fryers, Mitch Rasmussen andBrad Butt.

This year’s conference will offer several opportunities forlandlords across the country to meet and network with theircolleagues in the industry. In addition to the several mealand networking breaks, there will be a dinner boat cruisearound the Toronto harbour during the evening of June 16.CFAA will also offer a bus tour of various buildings inToronto to see the latest in building innovations onWednesday, June 15, from 1pm to 5pm.

The conference will offer delegates a choice of two streams ofsessions throughout each day. One stream will be aimed atthe needs of investors and senior executives and the secondstream will be aimed at the needs and interests of propertymanagers and hands-on owners. Delegates may attendwhichever sessions they choose.

FACILITIES MANAGEMENT – JUNE 16

The June 16 sessions will focus on facilities managementissues. Topics to be discussed include

bed bug management

what pays in building retrofits

waste diversion, with an emphasis on high-rise buildings

building accessibility and human rights requirements

building envelope retrofits to reduce costs or raise revenue

when and how deferring maintenance costs you money

cost containment through new green technologies

rental housing workforce issues and compensation.INVESTMENT AND TENANT RELATIONS – JUNE 17

The June 17 sessions will discuss tenant relations andinvestment issues. Topics will include

tenant satisfaction and retention measures

social media

attracting good tenants using website design, advertizingand search engine optimization

an economic update for 2011 and 2012

reports on rental housing issues in cities across Canada

a panel discussion of the biggest risks to industryprofitability

new ideas and trends in rental housing.

GTAA IS ONE OF 17 MEMBERS OF THE CANADIAN FEDERATION OF APARTMENT ASSOCIATIONS, THE SOLE NATIONAL ORGANIZATION REPRESENTING THE INTERESTS OF CANADA’S $40 BILLION PRIVATE RENTAL

HOUSING INDUSTRY, WHICH PROVIDES HOMES MORE THAN SEVEN MILLION CANADIANS.

In October 2010, CFAA met with the head of the PestManagement Regulatory Agency, and two of his deputies.We had a wide ranging discussion of the need for more andbetter pesticides and the need for public education. Withassistance from CFAA, one of our member associations isleading a pilot project to see if bed bugs can be treated withtargeted preparation so that the treatment process is lessonerous for tenants. CFAA expects to report on that work

and other developments in the fight against bed bugs at theCFAA Rental Housing Conference to be held in Toronto onJune 16 and 17, 2011. For more details see the article on theconference in this issues or visit www.cfaa-fcapi.org.

CFAA looks forward to continuing our lobbying work andeducation for the benefit of landlords across Canada. Wethank GTAA members for their continuing support.

F E D E R A L


www.gtaaonline.com


NDP MPP TABLES ANTI-LANDLORD BILLCherie DiNovo, MPP for Parkdale-High Park has tabled Bill

112 in the Ontario Legislature that would dramaticallyoverhaul the Residential Tenancies Act in a way never beforeseen in Ontario. The only good news is that the Bill is aPrivate Member’s Bill which very rarely ever get approved. Itwill however raise the rhetoric once again at a time when therental housing industry is under tremendous financialpressure.

Here are some of the details in the Bill.

increases the time limit for most tenant and some landlordapplications to the Landlord and Tenant Board from one totwo years.

requires a landlord who terminates a tenancy for personaluse to compensate the tenant and expands the circumstancesin which a landlord is required to compensate a tenant ifthe landlord terminates a tenancy or the purpose ofdemolition or conversion to non-residential use.

prohibits a landlord from increasing the rent charged to anew tenant by more than the guideline and abolisheslandlord applications to the Board for above guideline rentincreases where there has been a significant increase inthe cost of utilities.

requires that the Board dismiss an application from alandlord who has been given a work order under section225 of the Act or an order under section 15.2 of BuildingCode Act, 1992 and has not completed the items in thework order or the order.

requires a landlord to obtain a license with respect to arental unit in a residential complex containing six or morerental units in order to enter into a tenancy agreement orrenew an existing tenancy agreement.

The Federation of Rental Housing Providers of Ontario(FRPO) will closely monitor the progress on this Bill andcertainly advocate that it be defeated in the Legislature.

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MPP Mike ColleReleases Bed BugSummit Results

Liberal MPP Mike Colle held a bed bug summit onSeptember 29, 2010 to look at this problem and consult

stakeholders on ways to effectively study and deal with theissue. He has filed a report with the Province which includesa number of positive recommendations.

Province-Wide Public Education and Public AwarenessCampaign – In partnership with local public healthagencies, local municipalities, local school boards, localtransit authorities, hospitals, private sector partners inhousing, and the hospitality industry.

Scientific Base Line Study to Examine the Causes andEffects of Bed Bug Infestations

Review of Provincial Legislation – Such as the ResidentialTenancies Act and the Occupational Health Act to ensurelaws are compatible with the initiatives needed to combatBed Bugs.

Comprehensive Strategy to Deal Vulnerable Residents

Establishment of a Private Sector “Roundtable Partnership”– To see how the private sector can support governmentefforts to battle bed bugs

Establishment of an Expert Panel of Scientists - To ensurepractices are established for ongoing state-of-the-artremedies.

Establishment of Best Practices for Pest Control – Todetermine the best method model for pest controlprotocols and eliminate delays and confusion in theapproval of safe chemicals to fight Bed Bug infestation.

Long-Term Sealing, Caulking, Scrubbing Program

Examination of Over the Counter Chemicals - Over theCounter sales of chemicals to the general public should beexamined and evaluated for their safety and effectiveness.

Strategy for Seniors - Focusing on the special needs of ourSeniors and the strategies that could be employed to helpvulnerable seniors deal with Bed Bug infestations.

Review Building Code Guidelines and Procedures for NewConstruction and Renovations

Establish Best Practices for Waste Disposal Protocols

Minimum Standard Benchmarks and Protocols for Schools(including day care and universities)

The Greater Toronto Apartment Association will continue towork with authorities at the City of Toronto as it develops acity-wide protocol for apartment owners, residents, pestcontrol providers and social agencies.


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P R O V I N C I A L

McGuinty GovernmentReleases Long-Term Strategy

Families in need of affordable housing will soon have accessto a more flexible, coordinated and supportive system that

is focused on people first.

Ontario's Long-Term Affordable Housing Strategy will addressthe unique needs of individuals and communities by buildinga strong foundation that is based on four key pillars: puttingpeople first, creating strong partnerships, supporting affordableoptions and accountability.

As part of the strategy, the Strong Communities throughAffordable Housing Act was introduced in the OntarioLegislature on November 29, 2010. It would, if passed, reducebarriers to affordable housing by:

• Consolidating Ontario's housing and homelessnessprograms to give municipalities the flexibility to usefunding to address local needs

• Simplifying the rent-geared-to-income calculation processso that most tenants would only declare their income once a year. This could allow them to use the extra money toimprove their standard of living

• Expanding affordable housing options by requiringmunicipalities to set policies that would allow second unitsin new and existing developments

• Clarifying the roles and responsibilities of municipalitiesand the province to create stronger partnerships and greateraccountability

The proposed legislation, if passed, would also commit theprovince and municipalities to report on key performanceindicators including how the strategy is working for thosewith housing needs. This is an important part of the OpenOntario plan to break the cycle of poverty.

The future of affordable housing depends on flexible, sustainedfunding. Ontario will work with municipalities to engage thefederal government to commit to stable, long-term funding.

The Strategy also referred to a Housing Benefit that governmentshould further look into to assist in the affordability of homesby those who rent in privately owned apartments.

HOUSING BENEFIT SMART POLICY FOR ONTARIO’S FAMILIESThe provincial commitment to a new Housing Benefit is amajor step forward in addressing the economic pressuresfacing low-income Ontarians, says a diverse coalition of non-profit housing providers, private sector landlords, food banksand policy experts.

“We are very pleased that the government has made the importantdecision to explore an Ontario Housing Benefit,” said Gail Nyberg,Executive Director of Daily Bread Food Bank. “The HousingBenefit is the next step in strengthening Ontario's income securitysystem and improving housing affordability. We look forward toworking with the government on the new benefit."

Released today, Ontario’s Long-Term Affordable HousingStrategy commits to exploring a new Ontario Housing Benefit.Unlike other provinces, the only permanent housing benefitprovided in Ontario is paid exclusively to social assistancerecipients. The working poor do not get any on-going help tocover the cost of their housing making the transition fromsocial assistance to the labour market more difficult.

“A new Housing Benefit is an important tool in the strategy’stoolbox that will provide affordable housing in Ontario,” saidSharad Kerur, Executive Director of the Ontario Non-ProfitHousing Association. “It can help to bridge the affordability gapbetween what housing costs and what people can afford.”

A coalition of industry and community organizations hasdeveloped a detailed proposal to help low-income working agerenters with high shelter-to-income burdens in communitiesacross Ontario, particularly in the Ottawa and Greater TorontoAreas where rents are higher. In the proposal, the averagebenefit for unattached, low-income single adults would be $96per month, and $119 per month for families.

“Now is the right time to take action on a Housing Benefit thatbalances Ontario’s fiscal circumstances and the pressures facinglow-income families. A carefully designed, fiscally prudent Benefitis smart policy to help low-income renters make ends meet,” saidVince Brescia, President and CEO of the Federation of Rental-Housing Providers of Ontario.

A Housing Benefit was specifically referenced by the SocialAssistance Review Advisory Council in its recent report as anext step in the modernization of income security programs inthe province.

The Housing Benefit Working Group is a unique coalition thatincludes both private sector and front-line agencies that workwith low-income communities on the ground, including:Federation of Rental Housing Providers of Ontario; OntarioNon-Profit Housing Association; Greater Toronto ApartmentAssociation; Daily Bread Food Bank; Ontario Campaign 2000;Metcalf Charitable Foundation; and Atkinson CharitableFoundation.



www.gtaaonline.com

BUILDING AUDITS TO FOCUS ON “PRIORITY” BUILDINGS

MORE DETAILS ON THE PROGRAM CAN BE FOUND AT WWW.TORONTO.CA/LICENSING/MRAB.HTM

The City of Toronto Municipal Licensing & StandardsDivision expects to begin its concentration on the 200

“priority” buildings per year in its Multiple ResidentialApartment Building (MRAB) building audit program inJanuary 2011. The change in the building type was expectedthis past fall but the cursory building inspections did not getcompleted in enough time.

The new goal of the program is to focus on buildings withchronic maintenance problems as identified by Property

Standards staff. The properties will be listed on the City websitelikely each quarter when the inspections will take place.

“We are pleased that the City is finally ready to roll with thepriority building program that Council approved almost a yearago,” reacted Brad Butt, President, Greater TorontoApartment Association. “This is the protocol they should havefollowed from the beginning and where the focus should be fromnow on.”

Election of New Mayorof Toronto Promising

The election of Rob Ford as the newMayor of the City of Toronto can be

taken as a positive sign for the rentalhousing industry. As a Councillor for tenyears, Rob Ford generally understood andwas open to discussing issues facing theindustry while representing a Ward with a considerable tenant population.

As a member of the Licensing & StandardsCommittee he consistently opposedlandlord licensing and supported the MRAB

building audit program focussing solely on priority buildings and the TorontoCommunity Housing Corporation.

The Greater Toronto Apartment Associationis looking forward to its first meeting withthe Mayor next year in order to detail theareas of interest and concern to the rentalhousing industry. We wish the Mayor andall Members of Council the best over thenext four years and hope that the “door willalways be open.”

M U N I C I P A L

WASTE CASE DELAYED UNTIL JUNEThe lawsuit by the Greater Toronto Apartment Association

on the City of Toronto to quash the by-law that createdthe waste levy and property tax rebate system has now beendelayed until June 21, 2010.

This action was taken primarily to see if the new administrationat the City would be willing to discuss the merits of the suitand the contention by the association that the property taxrebate system developed in the by-law is unfair, discriminatoryand illegal.

During the election campaign, Mayor-elect Ford referred tothe waste levy system as a “garbage tax” so there is hope thathe may initiate a complete review of the system by staff andCouncil.

The association is hoping to have a meeting with the newMayor early in 2011 to raise this among other issues ofconcern to the rental housing industry.



M U N I C I P A L

MEET YOUR NEW TORONTO CITY COUNCIL

On October 25, 2010 the people of Toronto elected a new Mayor and 44 Ward Councillors torepresent the City for the next four years. Here is the team with some editorial and political help.

Members are always encouraged to contact their Ward Councillor to introduce their buildingsand encourage a dialogue between the Councillor and property management.

* denotes incumbent re-elected

WARD COUNCILLOR COMMENTS WARD COUNCILLOR COMMENTS

1 – ETOBICOKE NORTH VINCENT CRISANTI CONSERVATIVE

2 – ETOBICOKE NORTH DOUG FORD CONSERVATIVE

3 – ETOBICOKE CENTRE DOUG HOLYDAY* CONSERVATIVE

4 - ETOBICOKE CENTRE GLORIA LINDSAY-LUBY* LEANS CONSERVATIVE

5 – ETOBICOKE LAKESHORE PETER MILCZYN* LEANS CONSERVATIVE

6 – ETOBICOKE LAKESHORE MARK GRIMES* LEANS CONSERVATIVE

7 – YORK WEST GIORGIO MAMMOLITI* LEANS CONSERVATIVE

8 – YORK WEST ANTHONY PERRUZZA* NDP

9 – YORK CENTRE MARIA AUGIMERI* LEANS NDP

10 – YORK CENTRE JAMES PASTERNAK LEANS CONSERVATIVE

11 – YORK SOUTH WESTON FRANCES NUNZIATA* LEANS CONSERVATIVE

12 – YORK SOUTH WESTON FRANK DIGIORGIO* LIBERAL

13 – PARKDALE-HIGH PARK SARAH DOUCETTE INDEPENDENT/UNKNOWN

14 – PARKDALE-HIGH PARK GORD PERKS* NDP

15 – EGLINTON-LAWRENCE JOSH COLLE LEANS CONSERVATIVE

16 – EGLINTON-LAWRENCE KAREN STINTZ* CONSERVATIVE

17 – DAVENPORT CESAR PALACIO* LEANS CONSERVATIVE

18 – DAVENPORT ANA BAILAO LIBERAL

19 – TRINITY SPADINA MIKE LAYTON NDP

20 – TRINITY SPADINA ADAM VAUGHAN* LEANS NDP

21 – ST. PAUL’S JOE MIHEVC* NDP

22 – ST. PAUL’S JOSH MATLOW LEANS CONSERVATIVE

23 – WILLOWDALE JOHN FILION* NDP

24 – WILLOWDALE DAVID SHINER* LEANS CONSERVATIVE

25 – DON VALLEY WEST JAYE ROBINSON LIBERAL

26 – DON VALLEY WEST JOHN PARKER* CONSERVATIVE

27 – TORONTO CENTRE KRISTYN WONG-TAM NDP

28 – TORONTO CENTRE PAM MCCONNELL* NDP

29 – TORONTO DANFORTH MARY FRAGEDAKIS NDP

30 – TORONTO DANFORTH PAULA FLETCHER* NDP

31 – BEACHES EAST YORK JANET DAVIS* NDP

32 – BEACHES EAST YORK MARY-MARGARET MCMAHON INDEPENDENT/UNKNOWN

33 – DON VALLEY EAST SHELLEY CARROLL* LIBERAL

34 – DON VALLEY EAST DENZIL MINNAN-WONG* CONSERVATIVE

35 – SCARBOROUGH SW MICHELLE BERARDINETTI LIBERAL

36 – SCARBOROUGH SW GARY CRAWFORD CONSERVATIVE

37 – SCARBOROUGH CENTRE MICHAEL THOMPSON* CONSERVATIVE

38 – SCARBOROUGH CENTRE GLENN DE BAEREMAEKER* LEANS NDP

39 – SCARBOROUGH AGINCOURT MIKE DEL GRANDE* CONSERVATIVE

40 – SCARBOROUGH AGINCOURT NORM KELLY* LEANS CONSERVATIVE

41 – SCARBOROUGH ROUGE RIVER CHIN LEE* LIBERAL

42 – SCARBOROUGH ROUGE RIVER RAYMOND CHO* LIBERAL

43 – SCARBOROUGH EAST PAUL AINSLIE* LEANS CONSERVATIVE

44 – SCARBOROUGH EAST RON MOESER* LEANS CONSERVATIVE


APARTMENT OWNERS SHOULD STILLSTICK WITH RPP FOR HYDRO

Despite a flurry of activity from electrical retailers,apartment building owners are still better to stay with

the Regulated Price Protection Plan (RPP) for their electricityrequirements through the building’s bulk meter. Furtherthere has been misinformation spread that building bulkmeters will be required to convert to time of use rates(similar to homes) and it has been confirmed that is not true.

Here is some helpful information on this issue.

THE MINISTRY OF ENERGY HAS CLARIFIED THE FOLLOWING:• Multi-unit residential properties governed by the

Residential Tenancies Act (as well as housing that fallsunder the Co-operative Corporations Act and/or theCondominium Act, 1998) are and will continue to beeligible for the two-tier Regulated Price Plan

• There are no current plans to eliminate the two-tier RPP

• There are no plans to force multi-unit rental housing toconvert to time of use pricing, as it is recognized they lackthe necessary infrastructure or present little or noconservation benefit with time-of -use pricing if currentlybulk-metered.

• The Ontario Energy Board has set a target of June 2011 forall LDCs and local utilities to switch customers to time ofuse pricing, but this does not include multi-unit housingcustomers eligible for the two block (tier) price plan

• The Ontario Energy Board has a legal obligation to providethe two-tier RPP as long as there are customers eligible forthe plan

THE MINISTRY ALSO NOTED:• It is ultimately and jurisdictionally up to LDC’s and local

electrical utilities to determine when they will switchcustomers to time of use pricing

• All existing Ministry of Energy policies and regulationsare subject to change at any time in the future

Members should use this information to make an informeddecision on the purchasing of electricity on a go forwardbasis. This does not make comment on individual suite sub-metering as that it not governed by this bulletin.

G T A A


www.gtaaonline.com



Board, ExecutiveStable Through 2011

G T A A

At the Annual Meeting of the Greater Toronto ApartmentAssociation on October 21, 2010 only one new Board

member was elected. The association is thrilled to have theaddition of Bonnie Hoy of Bonnie Hoy & Associates join the21 member Board. All of the other directors elected wereincumbents seeking to be re-elected.

At its first Board meeting on November 10, 2010, theExecutive Committee was re-confirmed for another yearproviding stability and strength as the association reacts to the many changes and challenges at Toronto City Hallnext year.

CORA ARMSTRONG

JACK BEATON

TOM DEUTSCH

PETER DUFF

DEBRA FINE

PERRY FRYERS

CHRIS HAWLEY

YEHUDI HENDLER

ROB HERMAN

BONNIE HOY

SUSANNE MAGUIRE

ANNETTE MINCER

IVAN MURGIC

ROGER PALMER

MITCH RASMUSSEN

JORDAN ROSE

GLORIA SALOMON

PAUL SMITH

MARTIN TOVEY

STEVE WEINRIEB

MARTIN ZEGRAY

PERRY FRYERS – CHAIR

IVAN MURGIC – FIRST VICE-CHAIR

MARTIN TOVEY – SECOND VICE-CHAIR

MITCH RASMUSSEN – SECRETARY

YEHUDI HENDLER – TREASURER

CORA ARMSTRONG

TOM DEUTSCH

MARTIN ZEGRAY

GLORIA SALOMON – PAST-CHAIR

BOARD OF DIRECTORS

EXECUTIVE COMMITTEE



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Let us help you cut your energy costs. Contact Rob Detta Colli B.Eng., MBA,

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G T A A

The Centre for Equality Rights in Accommodation (CERA)worked with representatives of the rental housing

industry as well as suppliers and contractors in the sector to develop a helpful information piece to encourage bestpractices to create less toxic environments for living inmulti-family properties.

The goal of the entire exercise was to create a much higherlevel of awareness that everyone can strive to do better inday to day management of properties to minimize the effectsof chemicals and toxins on all residents.

The much greater knowledge of the condition known asMultiple Chemical Sensitivities (MCS) led to this review.Rather than force legislation or draconian regulations onoperators of rental housing, CERA worked with the sectors todevelop this helpful information.

Early in 2011, the Greater Toronto Apartment Associationand the Federation of Rental Housing Providers of Ontariowill co-host with CERA an information session for housingproviders and contractors on this new program.

CERA CREATES HEALTHY HOUSINGPROGRAM WITH INDUSTRY HELP

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G T A A


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MAN’S NEW BEST FRIENDBED BUG DETECTION DOGS CAN HELP PREVENT INFESTATIONS

As apartment communities continue to struggle with therise of the bed bug population, pest control providers are

researching new technologies to help manage this pest. Whilethere is no way to prevent bed bugs entirely, early detectionis the best way to prevent an infestation from occurring.

Detecting bed bugs can be a challenge in multifamilyenvironments due to the number of units within acommunity as well as the many personal belongings insideresidents’ apartments. In addition, while hotel rooms arecleaned and inspected regularly between guests, an occupiedresidence is another story. That’s why it is so important toeducate your residents about bed bugs. What do they looklike? Where can you find them? What should you do ifyou see one?

To help detect bed bugs, many pest control providers enlistthe help of their canine counterparts. Detection dogs havelong been employed by law enforcement to sniff outeverything from explosives to illegal drugs. Their newesttarget, however, is bed bugs.

Using a bed bug detection dog can greatly cut down on theinspection time it would take for a human to do a visualassessment of a room, but there are additional benefits tousing this pooch:

CUTTING-EDGE TECHNOLOGYA dog’s nose is said to be 1,000 times more sensitive than

that of humans. Dogs have more than 220 million olfactoryreceptors in their nose, while humans have only 5 million.Canines also possess an additional olfactory chamber calledthe vomeronasal organ, which helps maximize their senseof smell.

A PROACTIVE APPROACHImplementing regular bed bug dog inspections can pay off inthe short- and long-term. Frequent bed bug inspections reducethe risk of a full-blown bed bug infestation. And, with morebed bug awareness due to increased media coverage, providingproactive inspections can show your dedication to thecommunity and exhibit due diligence if an issue ever occurs.

QUICK AND ACCURATE DETECTIONBed bug detection dogs can generate quicker and moreaccurate results than a human’s visual inspection. AUniversity of Florida study by the Department of Entomologyfound that canines are 97 percent accurate in locating livebed bugs and bed bug eggs. In many cases, early detection bya bed bug dog can mean the difference between treatmentand having to discard furniture or personal belongings.

Work closely with your pest management provider to createa plan for bed bug monitoring as well as a set of guidelines ifan infestation does occur. Having this protocol in place canfurther help to decrease the chances of a bed bug infestationfrom growing out of control in your community.

DAN DAWSON

DAN DAWSON HAS MORE THAN 25 YEARS OF EXPERIENCE IN THE PEST CONTROL INDUSTRY. REACH HIM AT [email protected] OR VISIT WWW.ORKINCANADA.COM.



On November 16, 2010 the Greater Toronto ApartmentAssociation and the Federation of Rental Housing

Providers of Ontario presented social media expert JesseBrown at a half day forum at The Old Mill. The eventwas designed to better illustrate the many applicationsof social media and its affect on rental housing.

Close to 100 property managers and leasing specialistsattended and received an important message about theuse of applications like Facebook, Twitter, You Tube andmany more programs designed to facilitate bettercommunication between people. Many of these can andare being used to interact with residents and rentapartments.

The associations would like to thank NeighbourhoodBuzz and the Canada Mortgage and Housing Corporationfor being presenting sponsors of this event.

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G T A A


G T A A


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How A Motivated StaffLeads to Increased Profits

Randy M. Daiter, MBA, RPA

A COMPANY’S INVESTMENT IN MOTIVATING ITSSTAFF AND INCREASING ITS MORALE CAN ONLYADD TO THAT ORGANIZATION’S BOTTOM LINE.

The outward image of any company is shaped by thebehavior of its staff. That behavior, in large part, is

influenced by the morale and attitudes of the personnel.Therefore, the level of motivation of a company’s staff todeliver the highest level of customer service should be acrucial concern for any company. For those of us working inthe property management industry, we should be aware thattenant satisfaction hinges upon employees’ positive attitudestowards their work and more specifically, their customers.

In my experience I have found that business managers tendto focus on things such as productivity, efficiency, cost-cuttingand time management, while putting “intangibles” likeemployee satisfaction and motivation on the back burner. Ithink this is an enormous blunder. Through my experience,and through the use of theoretical frameworks, testedorganizational case studies and proven methodologies, I havefound that strengthening employee motivation is the mostcost-effective way of achieving remarkable improvementsin productivity, efficiency, service delivery, cost-cutting andasset valuations. The morale of an organization’s workforceis Key to the success of that organization.

In my early days of corporate management, I brought about aremarkable acceleration of corporate performance through asimple transformation of employee morale. The magnitudeof the results took me by surprise. Only in hindsight have Ibegun to understand why it worked so well.

Extensive behavioral economic research conducted by GallupConsulting (known as The Q-12) on employee engagement,found that actively disengaged employees have cost the U.S.workforce more than $300 billion in lost productivity.Gallup purported that engaged employees were moreproductive, while driving better financial outcomes. TheGallup Q12 Survey (The Q12 Index) found that only 28% of employees are engaged in their work, that 54% are notengaged, and that 17% of are actively disengaged. The

conclusion of Gallup’s research highlighted the fact thatactively disengaged employees under-perform andsignificantly erode a company’s bottom line .

I looked at social psychology concepts of motivation as wellas cultural anthropology concepts of corporate culture forproviding theoretical insights into processes of behavioralchange. A well-known classical study by psychologistAbraham Maslow lays out a hierarchy of human needswhich proposed that; in addition to satisfying their basichuman needs, people need to feel recognized and appreciated.Other well-known theorists who studied human motivation,like Frederick Herzberg and M. Scott Myers, have come tosimilar conclusions.

There are particularly striking precedents of extremelysuccessful developments of staff motivation. Consider thecorporate cultures of Wal-Mart Stores and SouthwestAirlines. An exceptionally outstanding business dynamicdemonstrated by these companies is that

the CEO must be charismatic and enthusiastic and have aknack for finding and grooming other members of theorganization who have these characteristics.

Sam Walton produced a uniquely successful corporateculture at Wal-Mart. Walton was more than the founder of the organization; he was its spiritual leader. Waltonintroduced four core methodologies:

1. Treating employees as partners and equals to create apartnership;

2. Building for the future;

3. Recognizing the road to success includes failing;

4. Involving all associates in decision making.

Mr. Walton repeatedly said “The customer is boss and thefuture depends on you.”

Similarly, Southwest Airlines holds many lessons pertinentto forming a successful corporate culture. Herb Kelleher, co-founder and former CEO of Southwest Airlines, created anextremely effective and innovative corporate dynamic



G T A A

through his focus on employee and customer satisfaction.

Mr. Kelleher was imaginative and colorful, and he transmittedthese characteristics to his employees. He encouraged hisflight attendants to dress in a unique and aesthetically-pleasing way, seeking to promote a fun, positive flyingexperience among their customers. Flight attendants wereencouraged to let their personalities shine. Managers had an open-door policy, making them readily available to listento employees’ suggestions and concerns. Through theseimplementations, Southwest Airlines managed to successfullycreate a unique and positive experience for its staff andcustomers.

The company’s main operating principal was “Employeescome first and customers come second,” which is rooted in thebelief that if a company keeps employees happy, thoseemployees will keep the customers happy. This nurturingand empowering philosophy results in a company’semployees taking personal ownership, which ultimatelybrings out spirited employee attitudes and increased jobsatisfaction.

The effectiveness of this corporate culture became mostobvious after September 11, 2001. Southwest Airlines wasthe only airline that did not lay off employees or cut back on flights. Its corporate philosophy for the preceding twodecades involved managing the airlines in good times so thatboth the company and its employees could prosper, or atleast remain vital, through bad times. Southwest Airlineswas in a strong position when the industry was in a crisisafter the tragedy of September 11th. Employee morale andenthusiasm remained high.

How is all of this relevant to the property managementindustry? Let’s look at O’Shanter Development CompanyLtd. (where I am the General Manager) and the corporateculture we have developed.

When I joined the company, one of my first orders ofbusiness was to perform a needs analysis to identify any gaps.I interviewed the staff and asked the following questions:

1. What are the biggest challenges facing the organizationand why?

2. What are the most promising unexploited opportunitiesfor growth?

3. What needs to happen to realize the potential of theseopportunities?

4. Where would you focus your attention if you were in myshoes?

As I progressed through the analysis, a number of key issuesrepeatedly emerged. Based on the feedback that I received

from my new colleagues, I worked with them to create newgoals, a tiered priority list and an action plan.

Since that time, we have developed new service standardswith our staff. We have improved corporate imaging andcompany awareness by launching a logo, slogan, new colorsand uniforms. We practice a Group Decision Makingdynamic, building consensus. Working with the companyowners, we have strengthened the bench through internaldevelopment, shaping company values, creating a compellingvision, business direction and teamwork. We have launcheda comprehensive employee Awards and Recognition Program.We created a “journey to excellence” master plan (collectivelywith all staff) covering service trends, and we have ongoingservice excellence training, which includes an employee-driven principal: The “O’Shanter Commitment to Service”.

We’ve discovered that our training and staff developmentprograms have made a tremendous difference to ouremployees and, consequently, to the company. Our annualreview process involves filling out a scorecard designed toevaluate both the employee and the company, which enablesus to come up with job satisfaction criteria. We also conductregular tenant satisfaction surveys and we use the informationfrom those responses to improve our operating procedures.Overall, we have found a co-relation between happy staff andhappy tenants. Engaged employees are key to greaterproductivity and customer satisfaction, and by extension,higher overall profits.

Interestingly enough, in 2010 J.D. Power and Associates foundthat satisfied tenants are much more likely to renew theirleases and refer new tenants to their buildings. This in turndecreases turnover–related expenses.

So, using the lessons taught by companies such as Wal-Martand Southwest Airlines, the results of the above mentionedstudies, and our own corporate strategies, we applied anequation: motivated staff leads to greater tenant satisfaction,higher tenant retention, free word-of-mouth PR (increasedreferrals) and ultimately a higher NOI. Using our performancemetrics and a balanced scorecard, we were able to see theimpact on our bottom line. We discovered that motivatingand recognizing our staff had a very positive impact on our ROI.

It is in the best interests of any company to learn whatmotivates its staff, and use that knowledge to help theirbusiness run more effectively. We strive to develop motivatedand engaged employees, who understand our service modeland are able to deliver on it. I believe much of the successwe experienced at O’Shanter stems from our ability to dojust that.


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G T A A

Rent Magic is primarily in the SaaS (Software as a Service)business due to the popularity of our Hosted versions of

ManageUDA. As such, it always gets my attention when I seearticles on the pros and cons of hosted software. Of coursethese articles all promote the ease and low cost of entry,universal access and minimal IT requirements associatedwith committing to a SaaS environment. It was interestingto me that none mentioned that your office and business canalso operate during a power failure for minimal cost comparedwith conventional in-house server environments.

Let’s start from the beginning. During an electrical blackout,most often, the phone lines remain powered. The same istrue for internet systems whether cable or DSL. The reasonthey function is because they are powered separately thanthe main electric power lines and have dedicated powerback-ups for emergency use. So, if you can maintain powerto your modem, router and computer, you can have access tothe internet and thus your data.

Now, to be perfectly fair, you can have a similar setup for your in-house server/data center. However, these serversrequire huge amounts of electricity to run and thus requirevery large and expensive batterybackups. They typically cost a fewthousand dollars and go up from there.Not to mention that you will still needseparate battery backups for eachworkstation and the internet.Conversely, a small business can havea very low cost battery backup fortheir modem, internet switch andwireless router so that everyone canget internet. If everyone is runninglaptops, these have their own power to last a few hours, and can runwirelessly as if it were a regular day.

If the business has their employees running desktop computers,the solution is similar; you just need to have battery backupsfor the desktops. Most business desktops are relatively lowpower consumers and non-expensive battery backups wouldcertainly suffice to provide a few hours of up-time.

Now, regarding the structure of the software provider’s serversetup that will maintain a continuous service to all itscustomers is subject to another article. However, suffice it tosay that Rent Magic users have experienced a 99.95% uptimesince 2007 - or since we began offering the online experiencethat is ManageUDA Online.

YISRAEL KOPSTICK IS SENIOR VICE PRESIDENT AT RENTMAGIC SOFTWARE, THAT DEVELOPS COMPLETE PROPERTYMANAGEMENT AND MAINTENANCE SOLUTIONS THAT AREPOWERFUL, YET EASY TO USE. HE CAN BE REACHED AT [email protected] OR 416-238-7989 EXT. 204.

FIND RENT MAGIC SOFTWARE ON THE WEB AT WWW.RENTMAGIC.CA.

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YISRAEL KOPSTICK


JOE HOFFER WINS PROVINCIAL HONOUR

ANY GTAA MEMBER CONSIDERING TAKING THE OPPORTUNITY OF HIRING A PERSON

WITH A DISABILITY IS WELCOME TO DISCUSS THE BENEFITS OF SUCH A DECISION

WITH HOFFER BY CALLING 519-672-9330 OR EMAILING: [email protected]

JOE HOFFER IS A PARTNER WITH THE LONDON LAW FIRM

OF COHEN HIGHLEY LLP AND REPRESENTS LANDLORDS

EXCLUSIVELY IN RESIDENTIAL TENANCIES’ LEGAL MATTERS.

Joe Hoffer was recently presented with the 2010 “Champion’sLeague” award by Ontario’s Lieutenant-Governor, David

Onley. The award was presented at a recent OntarioDisability Employment Network (ODEN) conference inAlliston, Ontario where Hoffer, Mike Bradley, Mayor ofSarnia, and Mark Wafer, owner and operator of seven TimHorton’s in Scarborough made presentations in support ofhiring persons with disabilities.

The “Champions League” award was presented to all threespeakers to acknowledge their “outstanding progress” inhiring people with disabilities and their commitment tochampion the cause in the future. The message from allspeakers to the conference delegates was that each hasexperienced substantial business operational benefits fromtheir respective decisions to hire persons with disabilitiesand that there is no down side.

For Hoffer, the award came as a pleasant surprise: “I had noidea that this was coming as I was asked to attend and make a

presentation as part of a panel of employers. It was a privilegefor me to meet David Onley and I was very proud for therecognition by ODEN of the contributions that our law firm, andour disabled employee in particular, have made to promoting thehiring of persons with disabilities.”

Hoffer also recently gave a presentation on the benefits ofhiring persons with disabilities at Toronto’s Hilton Hotel onNovember 29 to delegates attending the annual JobOpportunity Information Network (JOIN).

Hoffer’s message to GTAA Members is that hiring personswith disabilities will benefit your business in many ways.The consistent experience of employers is that disabledemployees are highly productive; enthusiastic; reliable; andcontribute greatly to workplace culture. “The key”, saysHoffer, “is for the boss to make that fundamental decision to hire.The rest is easy.”

G T A A


www.gtaaonline.com



Rent Deposits Finally ClarifiedROBERT G. DOUMANI AND TOM HALINSKI

G T A A

The circumstance of an applicant for a rental unit whochanges his or her mind and demands the return of the rent

deposit is a common problem for landlords. The difficulty iscaused by subsection 107(1) Residential Tenancies Act, 1997,which states that the landlord must repay the deposit, “…ifvacant possession of the rental unit is not given to a prospectivetenant”. All too often, the Landlord and Tenant Board has heldthat the applicant can have the deposit back, even if theapplicant was the one who refused to move into the unit.

This disconcerting issue came before the Divisional Courtrecently in Musilla v. Avcan Management Inc. The facts weresimple. Musilla applied to rent a unit from Avcan and paid adeposit of one month’s rent. The application form containedthe following language:The undersigned agrees that upon acceptance of this application bythe Landlord, a binding Agreement shall be created between the partieshereto and the undersigned shall forthwith enter into a TenancyAgreement prior to possession of the premises upon the above terms,upon the Landlord’s usual form, in which event the deposit shall beapplied towards the last month’s rent. If the undersigned should fail toenter upon such Tenancy Agreement, then, subject to the Code of Ethicsof the UDI, in addition to any other rights accruing to the Landlord, theundersigned agrees that the deposit shall be forfeited. [Emphasis added]

Shortly afterward, Avcan accepted the application and wroteto welcome the applicant to the building and asking her tocome in to sign the lease. Instead, the tenant responded thatshe had decided not to take the unit and demanded her depositback. Avcan declined and, eventually, managed to re-rent theunit. The tenant applied to the Board for a return of her deposit.

The Board dismissed her application. It found that Avcan hadnot prevented Musilla from taking possession and that a tenantdid not enjoy a blanket right to get the deposit back irrespectiveof why the tenant did not go into possession. Musilla appealedto the Divisional Court.

In dismissing the appeal with costs, the Court first reconciled anumber of earlier Court decisions under subsection 107(1) ofthe RTA. The Court reasoned that the deposit could be retainedwhere a tenancy agreement had been signed. Where noagreement had been signed, the deposit had to be returned (i.e.the applicant remained a “prospective tenant” and not a tenant).

The Court then made a number of important findings: 1. The requirement that the landlord return the deposit if

vacant possession “is not given” to the prospective tenantsuggests that it is the refusal or inability of the landlord toprovide the premises that triggers the obligation to returnthe deposit. By contrast, where the tenant refuses to takethe unit, that obligation does not exist.

2. The purpose of a deposit is to secure the performance of anobligation. If a tenant could change his or her mind aboutrenting a unit and demand return of the rent deposit at anytime prior to the date of taking possession, the rent depositwould lose all meaning.

3. In this case, by the terms of the rental application, a bindingagreement came into effect between the landlord and thetenant once the landlord accepted the application. Theapplication contained all of the essential elements of thetenancy agreement (the names of the parties, a descriptionof the apartment to be rented, the commencement date, theterm, the rent and all other material terms).

This last finding is particularly noteworthy in practical terms,because landlords would be prudent to bring the language oftheir rental applications into line with Avcan’s.

Musilla is now seeking leave to appeal the decision to theCourt of Appeal, so Ontario’s highest Court will have anopportunity to weigh in on the issue.

ROBERT G. DOUMANI AND TOM HALINSKI AREWITH AIRD & BERLIS LLP

The provincial government has published regulations underthe Energy Consumer Protection Act (the “Act”) and the

Residential Tenancies Act regarding suite sub-metering. The Actand related regulations (the “Legislation”) will automaticallycome into force on January 1, 2011.

The regulations demonstrate the provincial government’scommitment to energy conservation with appropriate consumerprotections. They also represent the clearing of the final hurdleto allow Ontario’s landlords to take full advantage of thisimportant energy conservation tool.

The new regulations are very favourable to sub-metering andprovide the clarity required to allow owners and tenants to makeinformed decisions regarding suite sub-metering.

Specifically, the Legislation:

• Grandfathers existing sub-metering arrangements• Provides for energy efficiency requirements only in respect of

refrigerators• Does not require an energy audit as was the case under the OEB

Decision and Order of August 2009

FAVOURABLE SUB-METERING REGULATIONS APPROVED FOR RENTAL BUILDINGSTOM COOPER

continued on page 34


The 2010 Annual Meeting and Dinner of the GreaterToronto Apartment Association on Thursday, October 21,

2010 at the Liberty Grand was again a huge success. Memberscelebrated the achievements of the past year “Under the BigTop” and networked extensively.

Mayor David Miller gave the keynote address – one of his lastmajor speeches before retiring from office. In his address hethanked and praised the association for its very informativeand proactive approach in dealing with City Hall. He alsosaid that while the City and the rental housing industry may

have disagreed from time to time, many significant issues didget addressed and the general working relationship betweenthe industry and City Hall is much better than ever.

Brad Butt thanked the Mayor by presenting him with a TorontoMaple Leaf golf putter and wished him many successful dayson the links post-politics.

Of course events like the Annual Meeting are not successfulwithout the fantastic support of members financially whohelp ensure the event is self-sustaining. The associationwould like to acknowledge and thank those firms.

PLATINUM DINNER SPONSORSACE PAINTING, RENTERS GUIDE,

R.F. PORTER PLASTERING, ROGERS COMMUNICATIONS

COAT CHECK SPONSORCOINAMATIC

COCKTAIL RECEPTION SPONSORSYARDI SYSTEMS, AIRD & BERLIS LLP,

COM-PLEX SYSTEMS

PHOTOGRAPHY SPONSORRBG

AUDIO VISUAL SPONSORSHALSALL ASSOCIATES,

CANADA MORTGAGE & HOUSING CORPORATION

WINE SPONSORSDAVROC & ASSOCIATES,

CONTERRA RESTORATION, RSM RICHTER LLP, COM-PLEX SYSTEMS

CHOCOLATE SPONSORCOHEN HIGHLEY LLP

PARKING SPONSORSTRATACON/CWIF

THEME SPONSORSCERTIFIED GROUP, MAGICAL PEST CONTROL,

SCOTIABANK, VIEW IT.CA

CENTREPIECE SPONSORH&S BUILDING SUPPLIES

ANNUAL MEETING & DINNER ATTRACT OVER 500MAYOR MILLER GIVES KEYNOTE ADDRESS

G T A A


www.gtaaonline.com



G T A A

Charitable FoundationDonates $90,000 at AGMOn October 21, 2010 at the Annual Meeting of the Greater

Toronto Apartment Association, the Charitable Foundationmade five donations to community agencies totalling $90,000.The Chairs of the two associations along with Mayor DavidMiller presented the cheques to Massey Centre for Women,Street Haven at the Crossroads, Horizons for Youth, St.Stephen’s Community House and Street Health.

“We are just delighted that each year the Foundation is able tomake these sizeable contributions to organizations working withthe homeless and hard to house. This demonstrates the commitmentand caring of the rental housing industry and its suppliers tohelp alleviate homelessness in Toronto,” said Gloria Salomon,Chair, Greater Toronto Apartment Association CharitableFoundation.

MILLENNIUM MEMBERS HONOURED AT AGMMillennium Members – who make a special contribution

to the association throughout the year – we honouredagain at the Annual Meeting for their outstanding dedication.These members pay $1,500 a year for their membership andmake a commitment to sponsor and participate in eventsthroughout the year.

THANK YOU MILLENNIUM MEMBERS – YOUR SUPPORTOF THE ASSOCIATION IS GRATEFULLY APPRECIATED!


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• For prospective tenants requires only fee and energyconsumption history

• Provides clear rules for converting sitting tenants,including prescribed information and rent reductionrequirements for sitting tenants who consent

• Requires the installation of suite meters in “new”residential building

The Legislation comes at a time of heightened concernabout energy conservation and rising energy costs.Implementing sub-metering allows tenants to managetheir electricity consumption and helps landlords controltheir costs.

With electricity rate increases implemented andannounced in Ontario of 26% and electricity consumptionreductions of between 20-35% available through sub-metering, the value of sub-metering has never been moreapparent.

Our industry is pleased to see the final approval of thesub-metering Legislation and believes that landlords cannow confidently move forward with sub-meteringprograms.

G T A A


For a property owner or manager, competing in today’smarket means eliminating inefficiencies that clog the

workflow and waste resources. Toward that end, many areinstalling a compelling technology offering that extends thepower of core property management software to centralize,automate and streamline accounts payable.

That offering is an electronic (or paperless) A/P system thatcan dramatically reduce per-invoice costs by minimizing laborand costs associated with copying, stamping, filing, mailingand storage.

In the traditional payables approach, invoices pass throughnumerous hands. Thousands of invoices could translate toliterally millions of touch-points, with a corresponding increasein cost, potential mistakes, and delays. In contrast, keepingtouch-points to a bare minimum with an electronic A/P systemreduces cost and eliminates the labor and frustration thatinevitably accompany error. Furthermore, resources are freedup for higher-value tasks.

Centralizing A/P creates the ability to standardize policiesacross the entire portfolio, and it places oversight and controlright where it should be: in the owner’s and manager’s hands.And going paperless carries an added advantage of boostingsustainability efforts by eliminating thousands of pieces ofpaper and the major carbon footprint associated with movinga massive volume of paper around an organization.

HOW DOES ELECTRONIC, PAPERLESS A/P PROCESSING WORK?1) Vendor invoices are received at a central location and

scanned en masse, and attached to the core propertymanagement system.

2) Pre-determined workflow routines are assigned to eachdigitized invoice.

3) Electronic invoices are auto-routed through an onlineapproval process.

4) Payment is transferred to the recipient via a hard check,or, better yet, electronic funds transfer.

WHAT CAN ELECTRONIC INVOICING DO FOR OWNERS AND MANAGERS?• Centralize and standardize policies and controls across the

organization

• Reduce cost and labor associated with copying, handlingand storing paper

• Automate online approval notices to managers

• Reduce invoice cycle time

• Produce benefits from early-pay discounts, late-fee avoidance,and payments scheduled to maximize cash flow

• Fully integrate with PM software

• Allow drilldown to the transaction level

Documented results of paperless invoice systems areimpressive. They include:

• Per-invoice hard-cost reductions of up to 35 percent for real estate clients, not including “soft” cost savings due toproductivity gains, vendor reliability and tenant satisfaction.

• A savings of almost $11 per invoice in fully automated A/Pprocess across all businesses, according to a study conductedby the Aberdeen Group. That translates to nearly $1.1million in savings per 100,000 business-to-business payments.

• Reduced payment time from as many as 45 days under apaper-oriented system to five days, as demonstrated in aninitiative undertaken by CB Richard Ellis.

Economic constraints are forcing property owners andmanagers to become ever more innovative in accomplishingmore with fewer resources. Fortunately, technology solutionsthat greatly enhance A/P functionality are within reach, andcan give decision-makers a valuable asset in an increasinglycompetitive business arena.

CUT MORE COSTS AND FEWER TREES: CHECK OUT PAPERLESS A/P

JOEL R . NELSON


G T A A


SPRING HOPEFOOD DRIVERECEIVESRECOGNITION

DonationMade to HelpWellesleyVictims

On October 20, 2010 Bonnie Hoy and Cora Armstrongaccepted a certificate of appreciation from Gail

Nyberg of the Daily Bread Food Bank for the efforts of theannual Spring HOPE Food Drive organized by the GreaterToronto Apartment Association and Federation of RentalHousing Providers of Ontario.

The campaign is one of the top food drives Daily Breadrelies on each year to ensure it can meet its goal ofproviding food to those in need throughout Toronto.

MEMBERS WILL BE CONTACTED AND ENCOURAGEDTO PARTICIPATE IN THE 2011 DRIVE EXPECTED TO BEIN EARLY APRIL.

The Greater Toronto Apartment Association donated$2,500 toward the Victims’ Fund from the very

serious and tragic fire at 200 Wellesley Street Eastrecently. The Fund is now helping residents get newpersonal effects, compensate for loss of food and otherout of pocket expenses.

The program is now providing a base amount of $3,300for a bachelor and up to $5,300 for a two bedroom. It islikely that many residents will not be able to returnhome until the New Year.

G T A A


www.gtaaonline.com NEW OPPORTUNITIES

IN THE NEW YEARREAY JESPERSEN

CALL 1 .866.532 .2594 OR E-MAIL [email protected] AND SEE WHAT RENTERS CLASSIFIED CAN DO FOR YOU

COMPLACENCY ISN’T SOMETHING WE DO WELL AT MEDIA CLASSIFIED.

We launched our Job Classified product in Edmonton a few years ago, launched it in Calgary shortly after, then

set out to aggressively grow our distribution and prove ourselvesto even more clients across both cities. Other products andother cities followed, but none so significant as launching inToronto in 2009 and recently bringing the long-planned rentalpublication Renters Classified to the apartment-rich GTAmarketplace.

Only five months old and going strong, Renters Classifiedbrings a unique mix of print and web presence to the rentalindustry, giving each unique advertiser an affordable andeffective option: low cost, full colour advertising that’sdistributed across the GTA. Better still, Renters Classifiedenjoys exclusive distribution on TTC and GO Transit, withinreach of two million daily commuters.

“The initial results from Renters Classified look promising for trafficgeneration to our CAPREIT buildings,” says Trish MacPherson,Vice President, Sales and Marketing,

CAPREIT. “The quality of design services and customer service hasalso been excellent. We wish Renters Classified continued success asfurther issues hit the streets.”

“We are experiencing great results from our ads in Renters Classified,”agrees Gloria Salomon, Principal , Preston Group. “Our ads lookcrisp and clear and the quality of your service is excellent. As moreand more issues are published we can see that you are growing andbeing noticed by the industry as a great marketing alternative.”

And we continue to impress, proving ourselves to more clientsas we expand. As recently as November, our distribution reachedinto the Hamilton, Stoney Creek, and Dundas rental marketplaces.

New opportunities in new cities. The new year holds a greatdeal of promise for Renters Classified — and complacency hasnothing to do with it.


After more than three decades of service in the propertymanagement industry, Ruth Lazare has been awarded

the prestigious Sam Grossman Ward of Excellence for hercontribution both to the industry and the Greater TorontoApartment Association.

The award was established by the association’s FoundingChair Sam Grossman to recognize an individual each yearat the Annual Meeting who has made a significantcontribution. Ruth Lazare has worked for a number ofproperty management firms, served on the Board formany years and is the long-time Chair of the Education &Training Committee.

Ruth was nominated by Bonnie Hoy and Yehudi Hendler.Congratulations Ruth!

Ruth Lazare ReceivesSam Grossman Award

BYNG STAFF DONATE AGMPRIZE BACK FOR FOUNDATION

Charlsey Brunne, Director of Business Developmentfor The Byng Group, could not believe her good

fortune after winning two fabulous prizes at the GTAAAGM. She decided to share some of her good fortuneby re-raffling the all inclusive trip for two to Varadero,Cuba, that had originally been donated by Gino Siseraof Samuel Property Management, to The Byng Group’sapproximate 100 employees. This new raffle resultedin one very happy Byng Project Manager, winner of thedraw, and over $700 being raised and donated back tothe Charitable Foundation for further good works.


G T A A


IS SOLAR PV A GOOD FIT FOR YOUR BUILDING?

Just a few years ago the idea of putting solar panels on theroof of your apartment building(s) would have seemed

altruistic at best and foolhardy at worst — something youmight do for the sake of being green but certainly notsomething you would do for the sake of your bottom line.The problem was that by the time the panels generatedenough electricity to pay for themselves, they would be at or near the end of their life expectancy (30 years).

All that has changed with the passage of the Government ofOntario’s Green Energy Act, and the new Feed In Tariff (FIT)and MicroFIT programs. The programs offer owners of smallrooftop solar photovoltaic (PV) installations a generous priceof between 80.2 cents and 71.3 cents for every kilowatt hour(kWh) of solar energy they produce. And better yet, once acontract is signed that price is guaranteed for 20 years.

The FIT and microFIT programs have revolutionized theeconomics of small scale solar installations. At theseguaranteed prices, solar panels will usually pay forthemselves in 8-12 years, and offer a very reasonable returnon investment over the course of a 20 year contract. Thismakes a rooftop solar installation an attractive investmentopportunity for many building owners.

At this point, you may be asking yourself how can we sell thesolar energy we produce, won’t it all be used in the building?The answer is both yes and no. Through the FIT programs,the energy from rooftop solar installations flows directly tothe electricity grid, rather than into your building. Inpractice, most of that solar energy will then be drawn backinto your building. Essentially, your local utility is buyingthe solar energy from you at 80.2cents/kWh, and then sellingit back to you at 7.5cents/kWh, for a net profit to yourbuilding of 72.7cents/kWh!

However, solar PV isn’t a viable option for every building.The first thing to consider is the size of your roof, and whatelse is up there. The ideal rooftop has at least 80m2 of free,un-shaded roof space. The second thing to consider is thecondition of your roof. If your roof requires major repairs

or outright replacement in the near-term future, now isprobably not the time to install solar panels. The third thingto consider is the height of your building. The higher yourbuilding is, the higher your installation costs will be becausesome of the materials will need to be craned up to the roof. Areputable energy management firm or solar installer canhelp you evaluate the suitability of your rooftop for a solarPV installation.

If your roof is suitable for a solar installation, you’ll thenneed to figure out how to finance it. Depending on the size of installation you are considering, the costs are likely to bein the range of $100K to $200K including materials andinstallation. A good rule of thumb for estimating costs is$10K per KW of capacity. One option is to take out a loan.You’ll be paying interest on the loan, of course, but theincome from selling the solar energy should be enough tocover your loan repayment costs. Once the loan is paid off,you will be able to keep all of the revenue generated by thesolar installation.

Another option is to enter into a leasing arrangement with a solar company. The solar company will pay 100% of thecosts of purchasing and installing the solar panels. In return,they will earn the revenue from selling the solar energy thatis produced. In exchange for the use of your roofspace, youwill receive annual payments equivalent to around 10% ofthe revenue generated by the solar installation. You don’tneed to spend a penny, but the annual income from the solarinstallation will be considerably less than if you owned theinstallation outright.

Before moving forward with a solar installation, be sure tocompare the benefits of investing in solar energy with thebenefits of investing in your building’s energy efficiency.Despite the attractive price paid for solar energy, the returnon investment for energy efficiency retrofits in multi-unitbuildings is usually even higher. Or better yet, invest inenergy efficiency and renewable energy at the same time aspart of a comprehensive energy plan for your building.

G T A A


www.gtaaonline.com



G T A A

For more information on planning and implementing energyefficiency and/or renewable energy projects, check out ourTowerWise website at TowerWise.ca. If your building is inthe 416 area code, you are also eligible for our free TowerWiseConservation Advisor service — sponsored by the City ofToronto and a number of non-profit partners including theGreater Toronto Apartment Association. If your buildingwould like free, independent advice on energy conservationrenewable energy, pick up the phone and call Rob Detta Colliat 416-450-7989 or email [email protected].

OWN OR LEASE?

Adapted from: http://microfit.powerauthority.on.ca/pdf/microFIT-Program-Overview.pdf

BRYAN PURCELL | PROGRAM MANAGER , TOWERWISE | TORONTO ATMOSPHERIC FUND

OWNING LEASING

AS THE OWNER OF A RENEWABLE ENERGY PROJECT,YOUR RESPONSIBILITIES WILL INCLUDE:

• HIRING QUALIFIED INSTALLERS

• SOURCING AND PURCHASING EQUIPMENT

• ARRANGING FOR PROJECT FINANCING AND INSURANCE

• OBTAINING ALL NECESSARY APPROVALS (E.G., BUILDING PERMITS)

• ARRANGING FOR AN ELECTRICAL SAFETY INSPECTION

• WORKING WITH YOUR LOCAL UTILITY TO CONNECTYOUR PROJECT TO THE GRID

• OBTAINING A MICROFIT CONTRACT

• PAYING FOR ONGOING OPERATING COSTS

SOME OF THE BENEFITS OF OWNING YOUR OWN PROJECT COULD INCLUDE:

• HAVING CONTROL OVER YOUR OWN PROJECT

• RECEIVING PAYMENTS DIRECTLY FOR THE ELECTRICITY PRODUCED.

SOME OF THE RISKS OF OWNING YOUR OWN PROJECT COULD INCLUDE:

• PURCHASING EQUIPMENT THAT DOES NOT PERFORM ASWELL AS EXPECTED

• BEING RESPONSIBLE FOR ALL ONGOING PROJECT COSTS.

AS A LESSOR OR “HOST” OF A MICROFIT PROJECT, YOURRESPONSIBILITIES COULD INCLUDE:

• NEGOTIATING A LEASING AGREEMENT WITH THE PROJECT DEVELOPER. WE RECOMMEND THAT YOU CONSULT A LAWYER FOR THIS.

• ENSURING THAT THE PROJECT DEVELOPER OBTAINS ALLNECESSARY APPROVALS. ARRANGING FOR PROPERTYINSURANCE, IF NECESSARY

• MAINTAINING AN ONGOING RELATIONSHIP WITH THEPROJECT DEVELOPER

SOME OF THE BENEFITS OF LEASING YOUR PROPERTYCOULD INCLUDE:

• RECEIVING STEADY INCOME FROM YOUR LEASING AGREEMENT.

• NO UPFRONT CAPITAL INVESTMENT.

SOME OF THE RISKS OF LEASING YOUR PROPERTY COULDINCLUDE:

• DAMAGE TO YOUR PROPERTY IF THE PROJECT IS POORLY INSTALLED

• NON-PAYMENT FROM THE PROJECT DEVELOPER

• PENALTIES FOR TERMINATING THE LEASE AGREEMENT



APPLIANCES/LAUNDRYAppliance Canada905-660-2424John [email protected] Leasing Co. Ltd.905-890-1220Rob [email protected] Northern Appliance416-638-7311Michael [email protected] Solutions Corp905-660-2282Paul [email protected]

BUILDING SUPPLIES/SERVICES310-DUMPRosalie [email protected]

Amre Supply416-412-7278Larry [email protected] Overhead Doors Inc416-623-1198David [email protected] Canada905-669-0288Bill [email protected] Recycling416-815-1330Chris [email protected] Landscape Construction Ltd.905-790-3462Rick [email protected]. Painting Limited416-346-2194Darrell [email protected]

G & G General Supply905-669-9556Joe [email protected] Graffitti416-421-9008Brent [email protected] Services IncJoyce [email protected] Parts Group416-233-4222Douglas [email protected] (Canada)905-294-9340David [email protected]. McBride & Sons Ltd.416-431-7770John [email protected]

Lifesaver 101 First Aid & CPR Inc.416-538-5900Chris [email protected] Solutions416-493-2977Chantal [email protected] Rider Sweeping IncMark D'[email protected] Pest Control Inc.416-665-7378Mark [email protected] Contracting & Cleaning905-841-7801Mark [email protected] Painting & Decorating Inc.905-625-9153John [email protected]

SUPPLIER DIRECTORY

APPLIANCES/LAUNDRYCoinamatic905-755-1946Rod [email protected]

Phelps Apt. Laundries Limited1-866-557-5599Leah [email protected]

BUILDING SUPPLIES/SERVICESACE Painting416-285-5388Frank [email protected]

Arctic Painting Limited905-787-1222Steve Manikis(blank)

H & S Building Supplies Ltd.905-738-6003Mukesh [email protected]

H D Supply905-669-0525Basil [email protected]

Metro Compactor Service416-743-8484Doug [email protected]

Waste Solutions Group416-744-9183Jason [email protected]

CONSTRUCTION/REPAIR/EMERGENCY SERVICESR.F. Porter Plastering905-940-4131Mark [email protected]

The Byng Group905-660-5454Frank [email protected]

FIRE SAFETY/SECURITY/PARKINGCom-Plex Systems Limited905-212-1474Jack [email protected]

HVAC/MECHANICAL/PLUMBING/ELECTRICAL/ELEVATORSCertified Group of Companies905-602-1555Les [email protected]

PROFESSIONAL/LEGAL SERVICES/ENGINEERINGHalsall Associates416-487-5256Naj [email protected]

Renters Guide416-784-3311Anne Marie [email protected]

Yardi Systems Inc.905-671-0315Peter [email protected]

REAL ESTATE/MORTGAGES/BANKING/INSURANCEFirst National Financial Corporation416-593-2913Peter [email protected]

UTILITIES/COMMUNICATIONSEnergy Network Services Inc.905-763-2946Krishan [email protected]

Rogers Cable Systems416-446-7014Greg [email protected]

Stratacon Inc.905-695-2178Tom [email protected]

MILLENNIUM MEMBERS

The Greater Toronto Apartment Association is very proud of the hundreds ofsupplier and contractor members of the association. Members are encouraged tochoose an association member FIRST for all of your needs.


PCO Services Inc.416-502-9700Lorie [email protected] Inc647-519-6893Michael [email protected] Building Products Inc905-761-7693Ty [email protected] Recycling Corp.647-215-4592Nancy [email protected] Industries Ltd905-841-3946Latica [email protected] Building Solutions905-670-2600Jennie [email protected] Pool, Spa and Leisure Limited416-665-0410Howie [email protected] BBQ Gourmet Food Company416-783-7257Scott [email protected] Marble Clinic416-452-3726Ron [email protected] Can Waste Management Inc416-896-7042Liborio [email protected] Vending Co.416-635-8826David [email protected] Ltd.647-258-3284Wendy [email protected] Free Janitorial Service Inc416-541-0156Gabriel [email protected] Sheet Metal Limited905-850-3500Vince [email protected]

CONSTRUCTION/REPAIR/EMERGENCY SERVICESCanam Building EnvelopeSpecialists Inc.905-890-5866Jim [email protected] Ltd1-877-673-8221

Robert [email protected] Restoration Ltd.905-848-2992Tony [email protected] Building Restoration Limtied416-285-7788Demetre [email protected] Roofing & Contractors Ltd.416-743-1908Howard GlowinskyMulti-Tech Contracting 2000 Inc416-990-4412Carlos [email protected] Construction Design905-625-9153John [email protected] Evans Group Ltd.905-337-0199Chris [email protected] Inc.905-274-9887Ron [email protected] Services Inc.905-567-7474Bob [email protected] Roma Building Restoration Ltd.416-747-5329Joe [email protected]. Renovation Inc.416-807-0630Alex BakreskiThe Restorers Group Inc905-770-1323Dale [email protected] Building Solutions416-845-8375Sean [email protected]

FIRE SAFETY/SECURITY/PARKINGIdeal Fire Protection Inc.416-739-9001Sam [email protected] Alarms Limited905-738-6180Peter [email protected] Parklink Inc.416-398-4052John [email protected] Fire Equipment416-233-3934Rob [email protected]

Securitas Canada416-898-1944Angela [email protected]

HVAC/MECHANICAL/PLUMBING/ELECTRICAL/ELEVATORSAttard Plumbing Ltd416-881-7473Richard [email protected] Plus Mechanical416-991-3710Ray [email protected] Team Service Corp416-747-1000Ola [email protected] Mechanical Ltd416-421-2111Adrian [email protected] Mechanical Ltd.416-749-2200Gerald [email protected] Elevator905-828-4423Ruth [email protected] Plumbing & Heating Supply416-231-1555Ted [email protected] Co.905-625-4600Vlad [email protected] Industries Inc.416-491-1544Mike [email protected] Enterprises416-759-7999Zoran [email protected] Plumbing & Heating Limited416-247-7100Tony BaldassarraGlobal Point Energy Inc705-791-3521Norm [email protected]. Plumbing & Heating Ltd.416-398-1615Kelli [email protected] Ltd.905-729-4380Hugues de [email protected] Elevator Consulting Limited416-777-0660Michael [email protected]

Rainbow Mechanical Services Limited905-761-9101Amedeo [email protected] Elevator Corporation416-332-9081Karen [email protected] Caffrey Contracting Inc905-827-8876Sean [email protected] Krupp Elevator416-496-6000Robert [email protected] Electric416-730-1295Sharon RiberdyTrident Elevator Company Ltd.416-724-2228Allan HopkirkWatershed Technologies Inc416-538-7940Doug [email protected]

HVAC/MECHANICAL/PLUMBING/ELECTRICAL/ELEVATORSNovitherm Canada Inc416-251-1772Bruce [email protected]

PROFESSIONAL/LEGAL SERVICES/ENGINEERINGAird & Berlis416-865-3060Robert [email protected] Inc.416-998-8367Cosimo [email protected] Engineering905-795-9997Paul [email protected] Investment Management416-674-4190Steven [email protected] Hoy & Associates905-854-1585Bonnie [email protected]. Engineering Limited416-741-2222Frank [email protected] Enterprises647-345-7324Carolyn [email protected]



Cohen Highley519-672-9330Joseph [email protected] Control905-856-5200Galib [email protected] [email protected] & Associates905-792-7792Rocco [email protected] Fine, LLB905-889-4860Debra [email protected] Professional Corp905-940-8223Al [email protected] BusinessCommunications Canada905-948-0470Duane [email protected] and Associates Professional Corp519-725-3566George [email protected] Engineering Inc.519-624-9965Scott [email protected] Kellar416-410-4181Neil [email protected] Projects416-921-0900Derrick [email protected] Inc.905-509-9106Kevin TysiakGenivar905-475-5994Peter [email protected] [email protected] Lafleur Henderson LLP416-862-7525David [email protected]

J.D. Power and Associates416-499-3033Marc [email protected] Paralegal Services416-464-4152Jeff [email protected] Engineering Ltd416-201-9109James [email protected] Environmental Inc905-602-4376Monica [email protected] Toronto416-486-9400Jason [email protected] Group1 866 286 7787Jay [email protected] Hershfield Limited416-499-3110Paul [email protected] Buzz647-402-3236Steve [email protected] Media Group416-646-7867Janice [email protected] Measuring905-271-4468Michael [email protected] Check Credit Bureau416-365-7060John [email protected] Magic Software416-238-7989Yisrael [email protected] Ready705-792-1116Tammy [email protected] Classified1-888-532-2594Karin [email protected] Richter LLP416-932-6243Alex [email protected]

Sheryl Erenberg & Associates416-256-5868Sheryl [email protected] Property Consultants Ltd.416-922-7897Heather [email protected] Brisbin Humphrey416-862-1616Landon [email protected] Canada Inc416-875-8904Vlad S. [email protected] SPG Engineering Group905-338-6662Pat [email protected] Star416-869-4501Brian [email protected] Associates Inc.519-745-4676Rod [email protected] [email protected]

REAL ESTATE/MORTGAGES/BANKING/INSURANCEBrokers Trust Insurance Group Inc.905-695-5159Joseph [email protected] Mortgage & Housing Corporation416-250-2731Paula [email protected] Richard Ellis Limited416-362-2244David [email protected] Insurance Brokers416-631-3419Paul [email protected] Mortgage Capital Corp416-646-1005Jen [email protected] [email protected]

Sinclair-Cockburn Financial Group416-494-7700Eamonn [email protected] Canada TrustDavid [email protected] Payment Systems Inc604-687-3520Tom [email protected]

UTILITIES/COMMUNICATIONSAction Roofing / 1406817 Ontario Inc416-607-5528Robert [email protected] Energy416-996-0776Pete [email protected] Rite Rate Energy416-972-1400Steven [email protected] Industries1-888-298-3336Shannon [email protected] Cable Canada LP800-565-0273Elaine [email protected] Consumers Gas416-753-4663Rachit [email protected] Electric ConnectionsKeith [email protected] Agency Services905-813-9333Brian [email protected] Group of Companies416-887-5349Christopher [email protected] Billing Solutions Inc.905-837-8548Andrew [email protected] Toronto Hydro - Electric System416-542-3100Leo [email protected]


PLEASE CONTACT SAMANTHA WILKINSON AT [email protected] FOR ANY CHANGES OR ADJUSTMENTS TO YOUR LISTING IN THIS DIRECTORY



DOING OUR BEST FOR YOU – DELIVERING OUR BEST TO YOUR TENANTSAs the industry leader in residential properties, Rogers understands what you’re looking for in a communications and entertainment provider. That’s why with us, you’ll get personalized support through a dedicated Account Executive. They’ll ensure your tenants are completely satisfi ed with our innovative Cable TV, Internet and Home Phone services. And you’ll rest assured knowing you’ve partnered with experts you can really count on.

Call a Rogers Account Executive today at 1 877 331-9202 or visit rogers.com/cma for more information.

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Multi-unit Residential Smart Sub-metering Services

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CARMA Smart Sub-meters reduce your operating expenses and protect your investment with technology that is engineered to last the lifetime of your building -- eliminating the risk of costly upgrades and replacements.

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vol. 9 no. 3 december 2010 greater toronto apartment ...€¦ · december 2010 vol.9 no.3 building...

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