VOL. 9 NO. 5 APRIL 2011 GREATER TORONTO APARTMENT …€¦ · VOL. 9 NO. 5 APRIL 2011 GREATER TORONTO APARTMENT ASSOCIATION BB_Vol.9#5_April11_48.qxd:BB_Vol.9#1_August10 4/11/11 12:18

VOL. 9 NO. 5 APRIL 2011 GREATER TORONTO APARTMENT ASSOCIATION

BB_Vol.9#5_April11_48.qxd:BB_Vol.9#1_August10 4/11/11 12:18 PM Page 1

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A P R I L 2 0 1 1 V O L .9 N O. 5 B U I L D I N G B L O C K S 7

BUILDING BLOCKSVOL. 9 NO. 5 APRIL 2011

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

FEDERAL 9 Rental Housing Conference Attracting Great Speakers11 CFAA Messages to MPs and Candidates12 CFAA Rental Housing Compensation Survey

PROVINCIAL13 Very Little in Provincial Budget for Housing

MUNICIPAL14 At Home Project Seeking More Housing Units 14 False Fire Alarm By-law To Stay As Is17 Toronto Rent Bank Offers Help18 Welcome Home Guide for Tenants Available18 Zoning By-law May Be Brought Back by OMB

GTAA8 President’s Report10 Message from the Chair19 Creating an Effective Corporate Strategic Plan20 An Interesting Day at the Tribunal23 Building Condition Audit Forum Educates Members24 Coinamatic Canada Announcement24 Court Rules Tenant Insurance Coverage Required25 Kleinfeldt and PLANiT Team Up for Design Review Service26 Refinancing and Compliance with the Ontario Fire Code28 Over 700 Apartment Buildings Participate in Food Drive29 Hundreds of Apartments Celebrate Earth Hour30 Riser Replacements: It’s Not Just About Pipes33 Chair’s Lunch Raises Over $8K for Foundation34 The Peak of New Rental Living: Sierra At Village Gate West35 Closing the Gap Between Building Plans and Real Progress36 Welcome New Members39 Bin Program Requirements “Moving Target”40 Backflow Prevention Update41 Upcoming Events42 Energy Audit Grants Help Owners Prepare for Future44 Millennium Member Directory44 Supplier Member Directory

ON THE COVER – 200 Balliol Street, Toronto

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.


8 B U I L D I N G B L O C K S V O L .9 N O. 5 A P R I L 2 0 1 1

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

Ispend a fair bit of time at Toronto City Hall on behalf ofour members. I have been doing this for 12 years now

under three different Mayoral administrations. While wehave always had cordial relations with the Mayors andCity Hall in general, you can certainly sense the winds ofchange under the Ford Administration.

Mayor Ford’s business “no nonsense” approach I believeis filtering down to bureaucratic decision makers andmaking doing business with City Hall even better.Despite very good relationships with most staff in thevarious departments in which we interact, you can justfeel that there is a new philosophy among people – getthe job done.

As we proceed to work on issues like the waste levy,property standards by-law and audit program, visitor payparking, challenges on hoarding and bed bugs, housingallowance programs and items like false fire alarms, thenew view is to actively consult, listen and then make abusiness case for change.

I have held a number of meetings with officials in theMayor’s office, with several City Councillors and seniorstaff and continue to actively represent you at City Hall.

I expect that we may not agree every time with where CityHall is going but we are always going to have a voice. It isindeed true – the winds of change have blown through.

THE WINDS OF CHANGEARE BLOWING THROUGH


A P R I L 2 0 1 1 V O L .9 N O. 5 B U I L D I N G B L O C K S 9

CFAA RENTAL HOUSING CONFERENCEATTRACTING GREAT SPEAKERS

AN EARLY BIRD REGISTRATION RATE IS AVAILABLE UNTILAPRIL 21. THE DEADLINE TO REGISTER IS JUNE 2. TO ATTENDTHIS YEAR’S CONFERENCE, PLEASE REGISTER ONLINE ATWWW.CFAA-FCAPI.ORG OR CONTACT CFAA WITH YOUR REGISTRATION OR PARTNERSHIP INQUIRES AT [email protected] OR (613) 235-0101.

With GTAA’s support, the Canadian Federation ofApartment Associations (CFAA) will be holding the

2011 Canadian Rental Housing Conference from June 15 to17 at the Westin Prince Toronto. This follows our verysuccessful conference last year in Vancouver.

CFAA is receiving numerous requests to speak from leadingproperty managers and professionals. Rental housingexecutives, investors, property managers, hands-on owners,maintenance managers and asset managers who attend canexpect to hear innovative ideas and great advice from expertsand other rental housing providers who have faced the sameproblems you face now.

FACILITIES MANAGEMENT CONFERENCE HIGHLIGHTS INCLUDE:

When do mechanical retrofits realize a good return?

New ideas for controlling bedbugs

When is a building envelope retrofit worthwhile?

Controlling your wage bill

What is new in legal obligations to employees?

Deferred maintenance – when does it cost you?

Achieving waste diversion to save on garbage costs

Containing costs through greentechnologies

Building accessibility & humanrights updates

INVESTMENT & TENANT RELATIONS CONFERENCE HIGHLIGHTS:

How are governments impactinglandlords across Ontario andCanada?

Ways to raise profits through bettertenant satisfaction and retention

Where can we expect the economyto go in the next 18 months

How and when to use social media today

What could derail industryprofitability, and what can be done?

Decisions to make before youengage a website designer

Innovations in today’s markets and management

How to design your website to bring in new tenants

How else can you best drive traffic to your site?

For the most part the sessions will consist of a panel of experts,including experienced and highly successful landlords whohave tackled and solved each problem. Conference speakersconfirmed since the last issue of Building Blocks include: AlBolduc, Minto; Vince Brescia, FRPO; Avrom Charach,Kayfour Properties; Tim Reeve-Newson, Waste SolutionsGroup; Marg Gordon, BCAOMA; Kevin Green, Greenwin;Bonnie Hoy, Bonnie Hoy & Associates; Al Kemp, ROMS BC;Jason Leonard, Landlord Web Solutions; Kristin Ley, CohenHighley LLP; Daniel Lublin, Whitten & Lublin LLP; MarkKesseler, Greenwin; Trish MacPherson, CAP-REIT; JamesMann, Mann Engineering; Arun Pathak, SPAR Properties; JeffQuipp, Search Engine People; BJ Santavy, Skyline REIT; andLarry Smith, Haney Property Management.

F E D E R A L


1 0 B U I L D I N G B L O C K S V O L .9 N O. 5 A P R I L 2 0 1 1

On behalf of our members,our Association is

continuing with our efforts tolobby City Officials on all thecurrent major issues affectingour industry. These issuesinclude the push for housingbenefits and a long-termhousing strategy to assist lowincome individuals, monitoringthe ongoing multi-residential

apartment building audit program and the appeal of thevisitor pay parking zoning by-law.

In addition, we have filed a Freedom of InformationRequest with the City to obtain a reconciliation of the2009 and 2010 Solid Waste Management levy costs forthe multi-residential sector as we still have concerns that the current billings are not revenue neutral. Thisreconciliation has been requested by us on numerousoccasions but still has not been provided. For a governmentthat is now professing transparency, this is totallyunacceptable.

In an effort to keep our members well informed on relevantindustry issues, the recent seminar on combating bed bugswas very well attended. This exemplifies the importanceand potential impact bed bugs can have on our industry.The association continues to provide input and attends themeetings of the City’s Bed Bug Task Force which will soonbe issuing protocols for building owners and residents ofthe multi-residential sector.

On the management side of our business, it has come tomy attention that many buildings that have hydro vaultrooms do not have smoke and fire detectors inside linkedto their building’s fire panel. The potential risk of excessiveheat, smoke or fire initiating in these rooms without earlydetection can lead to catastrophic damage. It can beconsidered your negligence if this occurs even thoughyou do not have direct access to these rooms and theequipment inside is not owned by you. The associationhas set up a meeting with Toronto Hydro to discuss thisissue as many members have been unable to arrange forToronto Hydro to provide access at their buildings inorder to have this problem rectified.

I am looking forward to “The Night at the Races” our nextCharitable Foundation fundraising event at the WoodbineRacetrack on Wednesday May 18, 2011. Due to thepopularity of this event in the past we have reserved alarger tent for this year. I hope to see everyone out at ourpremier networking event for our members. I wisheveryone lots of luck on the night of the 18th.

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

PERRY FRYERS

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A P R I L 2 0 1 1 V O L .9 N O. 5 B U I L D I N G B L O C K S 1 1

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 RENTAL HOUSING INDUSTRY,

WHICH PROVIDES HOMES FOR MORE THAN SEVEN MILLION CANADIANS.

Canadians will be going to the polls on May 2 to elect ourfederal Members of Parliament and decide who will

make up our next government. The election is anopportunity to hear from candidates what they and theirparties would do for landlords and renters, and to tellcandidates what would improve the situation for landlordsand renters.

CFAA has sent all registered candidates a statement of thechallenges our industry faces, along with the solutionsgovernment should implement. Here are the points CFAAhas made.

REBALANCE CANADIAN HOUSING POLICY

Canada’s system of taxation and programs gives an averagebenefit of $1,823 per year to homeowners compared to only$308 per year to renters in the private market, even thoughrenters have on average only half the income ofhomeowners. Growing evidence suggests that housingpolicies which artificially favour homeowners result inreduced labour mobility and higher unemployment.

• Rebalance Canada’s housing policies which now undulyfavour owners over renters.

FIX UNFAIR TAXATION OF RENTAL HOUSING

Since rental housing is a very competitive business, incomeand capital gains taxes on rental properties are ultimatelypaid by renters through their rents. The taxes chargedshould be reduced on the basis of fairness to renters, and toincrease rental affordability and rental supply.

• Allow tax deferral on the sale and reinvestment in rentalproperty.

• Reduce the rate of inclusion of capital gains on rentalhousing to adjust for inflation.

• Treat rental housing income as active business income.

INCREASE FAIRNESS OF INCOME-ASSISTANCE PROGRAMS

Most low-income Canadians rent their homes. And mostpeople on social assistance rent in the private market andreceive much less housing assistance than the lucky few whoreceive a deep subsidy.

• Reform the OAS/GIS system to compensate tenants for theimputed income received tax-free by owner-occupiers.(Raising the GIS is some advantage in that regard.)

• Direct federal money into housing allowances (or housingbenefits) paid to low-income tenants rather than into newsocial housing construction.

REINSTATE ENERGY CONSERVATION PROGRAMS

High and rising energy costs negatively affect housingaffordability. On average, rental buildings are older thanowner-occupied dwellings, and thus rental buildings aremore negatively affected.

• Reinstate the Eco-Energy program for low-rise buildingswith fair subsidies for multi-unit buildings.

• Reinstate the Eco-Energy program for high-rise buildings.

We hope that landlords across Canada will send similarmessages to the MPs and officials they deal with. Electionupdates are available on the CFAA website, cfaa-fcapi.org.Landlords or property managers who want to take moreaction in the federal political scene are invited to contactCFAA by e-mailing [email protected].

Only by sending our message effectively can landlordsexpect to improve the treatment we receive fromgovernment.

F E D E R A L

CFAA messages toMPs and candidates

JOHN DICKIE, PRESIDENT, CANADIAN FEDERATION OF APARTMENT ASSOCIATIONS


CFAA RENTAL HOUSINGCOMPENSATION SURVEY - 2011 ISSUE

As we did in 2009, the Canadian Federation of ApartmentAssociations (CFAA) will again be preparing a professional

survey of employee salaries and benefits in the rental housingindustry in Greater Toronto.

The survey reports should help human resources professionals,property managers and rental owners to manage compensationcosts by providing evidence of the market salaries for buildingsuperintendents, maintenance technicians, cleaners, leasingagents, property managers and other rental housingemployees.

In the GTA, the survey will include positions which are usedin larger operations such as Property Administrator, PropertyAssistant Manager, Property Accountant, Regional Manager,Maintenance Manager, Legal Administrator/Paralegal,Marketing Manager, Security Guard and Doorman/Concierge.

The reports will show median and average salaries and totalcompensation for all categories. For the main categories ofemployees, the reports will show the compensation at the 25th,50th and 75th percentile, and a break out by building size.

The survey price is much lower for landlords who providetheir data than it is for those who want to buy the surveywithout providing their data. Providing your data is alsohelpful to understand what the survey will show.

Your compensation and benefits information will remainconfidential to the survey consultant at all times. No one otherthan the consultant will have access to it at any time. Onlystatistical averages and ranges will be provided in the reports.

The CFAA Compensation survey has been endorsed by GTAAand by Canada’s national landlords, who have seen its value.For more information or to register to participate, pleasecontact Steven Osiel, Vice-President, Pal Benefits Inc., toll free at 1-866-969-8588 or at 416-969-8588 or [email protected] as soon as possible after April 10.

GTAA is one of 17 members of the Canadian Federation ofApartment Associations, the sole national organizationrepresenting the interests of Canada’s $40 billion rentalhousing industry, which provides homes for more thanseven million Canadians.

F E D E R A L


www.gtaaonline.com



Very Little InProvincial Budgetfor Housing

On March 29, 2011 Finance Minister Dwight Duncandelivered the Provincial Budget. Here are a few

highlights that have some affect on rental housing.

AFFORDABLE HOUSINGThe budget reiterated the Province’s long-term affordablehousing strategy: “The Province is working with the federalgovernment on a new affordable housing initiative that wouldextend federal and provincial funding. The program will helpbuild and renovate affordable housing, improve housingaffordability, and foster safe, independent living for low-incomefamilies.”

SOCIAL ASSISTANCE RATESIn addition, the budget announced a 1% increase in welfarerates: “The government is proposing to increase the basic adultallowance and maximum shelter allowance by another one percent for people on the Ontario Disability Support Program andOntario Works in the fall of this year. This initiative would alsobenefit families receiving Temporary Care Assistance and

Assistance for Children with Severe Disabilities, as well aspeople living in long-term care homes who receive the ComfortAllowance. This initiative would provide about $58 millionannually in additional benefits to families and individualsreceiving social assistance.”

LOW-INCOME TAX CREDIT ADMINISTRATIONThe budget proposes to combine the refundable sales tax,energy and property tax, and Northern Ontario energycredits for low to moderate income taxpayers and pay themmonthly under the Ontario Trillium Benefit program,beginning July 2012.

OTHER KEY BUDGET HIGHLIGHTS INCLUDE:• Deficit of $16.7 Billion Projected for 2010-11

• Deficit of $16.3 Billion Forecast for 2011-12

• Books to be Balanced by 2017-18

• No New Taxes

• Corporate Tax Cuts Proceeding on Schedule

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FALSE FIRE ALARM BY-LAWTO STAY AS ISDespite efforts from the Greater Toronto Apartment

Association and others, the City of Toronto Licensing& Standards Committee has recommended to City Councilthat the by-law not be amended at this stage to permit one“free” false fire alarm per property per year. The Citypreviously allowed this until a by-law change in April 2010.

Direction was given however to the Fire Chief to assemblea stakeholder group to look at the entire false fire alarmissue and see if there are areas that could be addressed byboth the fire department as well as building owners,including homeowners.

“We made out pitch and it fell on deaf ears,” said Brad Butt,President, Greater Toronto Apartment Association. “We justfelt that everyone can make a mistake and the City shouldn’twhack someone with a $1,200 fine for it.”

The City of Toronto has established new rates for false firealarm charges at $410 per truck. Normally three trucks willrespond to any fire alarm at a multi-residential property.


www.gtaaonline.com

AT HOME PROJECTSEEKING MOREHOUSING UNITSHousing Providers are cordially invited to an information

session specifically designed for small and privatelandlords on the “At Home” / “Chez Soi” SupportiveHousing Project

WHEN: MONDAY, APRIL 18, 2011WHERE: METRO HALL, ROOM 303 – 55 JOHN ST., TORONTOTIME: 1:00PM – 3:00PM

This Supportive Housing Project is funded by the FederalGovernment designed to help the hard-to-house. Supportagencies (Cota Health, Toronto North Support Services andAcross Boundaries) provide support for both the hard-to-house client and to the landlord to ensure a successfultenancy.

This project began in November 2009. We presently have195 units with 34 agreements with private landlords. Ourgoal is to obtain a further 100 units by June 30, 2011. Weare seeking one-bedroom, self-contained units throughoutthe City of Toronto. Specifically in downtown core, we arealso seeking large self-contained bachelor units in additionto the one-bedroom units.

The price range we seek is between $750 to $1075 per month.

HOW DOES THIS WORK?

Housing Connections works with three support agencies,landlords and the applicants to determine the eligibility ofapplicants and housing units. The support agencies helpthe applicants set up viewing appointments, lease signingas well as providing continued support to ensure asuccessful tenancy.

HOUSING CONNECTIONS WILL:

• Pay the full last month’s rent on behalf of the tenantonce the lease is signed;

• Provide a monthly housing allowance of $600 paiddirectly to the landlord;

• Work with the support agencies to promote that OntarioWorks (OW) or the Ontario Disability Support Plan (ODSP)pay the remainder of the rent directly to the landlord;

• Pay the landlord (for each month that the unit is underthe agreement), the full market rent, if the unit isunoccupied;

• Pay for Comprehensive Tenant Insurance on behalf of the tenant;

• Provide full-suite, new furniture to the incoming tenant;• Is available to answer questions on the project and

payments at any time.

This information session will be interactive. We willanswer any question you may have about this project inthe hopes of participation. Kindly RSVP before April 14,2011 to Jim Kennedy, Supervisor, Housing Programs byemail at: [email protected]

M U N I C I P A L


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M U N I C I P A L

The City of Toronto operates a very successful rent bankprogram with funds from the Government of Ontario to

help out tenants with short term arrears that are unable topay the rent. The program has been successful in reducingevictions due to non-payment of rent and has a close to 50%repayment rate from people assisted under the program.

Rental housing providers are greatly encouraged to promotethis program to their residents through direct contact or byplacing posters promoting the program in their buildings.The material is very helpful and the City can provide it inmultiple languages.

Here is a standard letter that is sent to housing providers seeking their help.

Dear Landlord:

The Toronto Rent Bank helps vulnerable market-rent households remain

in stable housing when faced with the risk of losing their home due to

short-term financial difficulties. We would like to bring to your attention

two programs offered by the Toronto Rent Bank:

The Rent Bank Loan Program provides interest-free repayable rental

arrears loans to qualifying households, who are facing eviction and who

are behind in their rent.

The Emergency Rental Deposit Loan Program provides an interest-

free repayable loan for first and last month’s rent deposit to qualified

households to move into more affordable and suitable housing.

The Toronto Rent Bank also offers a variety of supports, including landlord

and tenant mediation, money management advice and counselling supports

to help stabilize or improve the lives of clients.

For eligible low-income households in Toronto, the programs offered by the

Toronto Rent Bank are a very effective way of preventing evictions and

homelessness. Please review the enclosed materials and distribute them

freely. The flyers contain the names and phone numbers of the Access

Centers where individuals and families can access the Toronto Rent Bank

programs. Access Centers are located across the City of Toronto. Please

refer to the enclosed map to locate the closest Access Centre.

If you are interested in a presentation about the Toronto Rent Bank or have

any questions about our programs and services, please contact Maja

Bryon at 416-924-2543 ext. 226. We look forward to working with you

to prevent homelessness in our City.

Toronto Rent BankOffers Help



WELCOME HOME GUIDE FORTENANTS NOW AVAILABLE

If you've ever wished there was a simple, easy-to-use guidefor tenants that could point them to local services and

programs, take a look at “Welcome Home”. The 2011 edition,just published by the City of Toronto’s Shelter Support andHousing Administration Division, is full of practicalinformation about the services people rely on most: financialassistance, health centres, meal programs and mental healthcounselling. It also has a section on their rights andresponsibilities as tenants.

Dozens of service providers including housing help centresand legal clinics use “Welcome Home” as a tool to helpvulnerable people connect to services they might not have

known about. Since the first edition was published in 2009,more than 23,000 copies have been distributed across thecity. If you think it would be a useful resource for yourtenants and you would like to order copies in bulk pleaseemail us at [email protected] and provide your contactinformation. You can check out Welcome Home online atwww.toronto.ca/housing.

Zoning By-law May BeBrought Back from OMB

The City of Toronto Planning & Growth ManagementCommittee has recommended to City Council that it

bring back the current by-law from the Ontario MunicipalBoard and start working on a new by-law with betterconsultation with stakeholders.

If City Council confirms this recommendation in mid-April,the by-law would be null and void and the visitor payparking prohibition contained in it would not be in affect.The old North York prohibition however would remain inplace until a new comprehensive by-law is brought back toCouncil in 2012.

“This is a good move by the City if confirmed,” said Brad Butt,President, Greater Toronto Apartment Association. “Thisclause was a political one inserted by a member of Council whois no longer there.”

The Greater Toronto Apartment Association intends onmeeting with staff to ensure that no such clause is in a futurerendition of the zoning by-law.

Further, in discussions with staff at Toronto Police ParkingEnforcement and the By-law enforcement unit, there shouldnot be issues around the operation of visitor pay parkingsystems in areas of Toronto outside of the former North York.

M U N I C I P A L


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CREATING AN EFFECTIVECORPORATE STRATEGIC PLANRANDY DAITER

RANDY DAITER IS THE VICE-PRESIDENT AND GENERAL MANAGER OF O’SHANTER DEVELOPMENT COMPANY LTD. (WWW.OSHANTER.COM).THIS ARTICLE WAS ORIGINALLY PUBLISHED UNDER THE “MARKETING” SECTION OF CANADIAN APARTMENT MAGAZINE’S WEBSITE -

AT WWW.CANADIANAPARTMENTMAGAZINE.CA

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Effective strategic leadership requires that the Executive beable to paint a convincing and inspiring picture of a

company’s journey and destination. In crafting a CorporateStrategy the Executive must balance leadership withempowerment of those who will be the effective Leaders inthe field. You must avoid micro-management on the onehand and a lack of guidance and oversight on the other. Youwant to release creativity by having a shared vision of thecompany’s future, always at the forefront of every teammember’s activities. What we want is to provide creativefreedom within a shared and understood overall structure.

A Strategic Vision: The strategic vision is top management’sviews and conclusions about a company’s direction and theircustomer / service / market and technology focus. It portraysa company’s future business scope, the specific direction thatthe company is taking and what their future should looklike. It should be motivational and provide an understandingof what management wants its business to look like, somanagers have a reference point in making strategicdecisions. This strategic vision must be articulated in aninspiring, captivating manner; clearly and forcefully.

Key Characteristics of an Effectively Worded VisionStatement:

An effectively worded vision statement must be focused,directional, flexible, feasible, desirable, and easy tocommunicate.

By painting a picture of the kind of Company managementis trying to create and the market position the company isstriving to take should be graphic. It should also be specificenough to provide managers with a focus for guiding decisionmaking and allocating resources. Goals laid out are to befeasible and within the realm of what the company canreasonably expect to achieve in a reasonable time frame. Keystakeholders, especially senior management, managers andfront-line staff must find the destination desirable and intheir long term interest.

An effectively worded vision statement should be capable of being enunciated in less than 10 minutes and ideally bereduced to a simple, memorable slogan. Slogans can be a

quick way to illuminate the company’s direction and purposei.e. O’Shanter’s Slogan -“Managing to do the right thing”.

The Mission Statement must be incorporated to describethe current business scope and purpose of the enterprise(“who we are, what we do and why we are here”). TheMission must direct attention to the particular market arenain which it operates or the buyer it seeks to satisfy or thecustomer groups and market segment it’s endeavoring toserve.

Corporate values are to be spelled out. While deciding “whowe are and where we are going”, we need to come up with aSTATEMENT OF VALUES - to guide the company’s pursuit ofits vision.

A Statement of Corporate Values will generally containbetween 4-8 values, which are tightly connected to andreinforce the Company’s vision, strategy and operatingpractices.

The Vision Statement should link the overall goals with theCompany’s Corporate Values: The values enunciated shouldbe comprised of beliefs, business principles and practicesthat guide the conduct of your business, the pursuit of yourstrategic vision, and the desired behavior the organizationspersonnel.

Next, you should consider establishing measurable strategicand financial objectives. They should be revised as requiredbased on actual performance, evolving conditions andemerging opportunities. Consider using these objectives as a benchmark for measuring on-going organizationalperformance and progress.

It is essential to then prepare a strategy to achieve theseobjectives and the Corporate Vision. The desired outcomesshould move the company along the strategic course thatsenior management has charted.

Monitoring developments is an integral part ofimplementation. Companies need to evaluate performanceand make corrective adjustments on a periodic basis.Everyone involved needs to be aware of this need from thevery beginning.


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After over twenty five years in this business I think youcome to a point where you think you’ve seen and heard

it all. Alas, I’ve been proven wrong again because I recentlyhad a most interesting experience at the Tribunal.

An agent working with Bonnie Hoy & Associates wasproviding leasing services at a large site in mid-town Toronto.This is a very busy office with multiple leasing agents and agreat deal of walking involved in order to properly service thecustomer base. The leasing agent had been told (by anotheroffice agent) about a unit in one of the complex buildingsthat showed well even though it was still occupied. Now, weall know that these types of units are few and far between andyou take advantage of their availability as often as you can.The leasing agent went off with the prospect to view thisparticular suite.

Reaching the door, the agent knocked twice, waited thirtyseconds between each set of knocks, opened the door andcalled out that they were from the rental office and asked ifanybody was home. Receiving no response, the agent enteredthe unit with the prospect. They viewed all areas of theapartment (being respectful of the current residents’ privacy)and eventually came to the second bedroom. They openedthe door only to find a man fast asleep in bed. Startled, theagent immediately ended the tour, left the apartment, lockedthe door and returned to the rental office. The prospectsactually liked the unit and began the application process.

Nearly an hour later a man called the rental office asking ifanybody had been in his apartment. When the leasing agent

responded that they had in fact shown his unit he becameagitated and said that he wasn’t moving. His tirade ran thecourse of colourful words and phrases – the bottom linebeing that his unit wasn’t available – so why was it shown.As it turns out, the leasing agent had transposed two numbers.Instead of going to let’s say suite 706 they went to suite 607.This particular tenant had not given notice to vacate.

It didn’t take long before an application was forwarded to theTribunal demanding fifteen thousand dollars ($15,000.00) forpain and suffering and whatever else the Tribunal deemedappropriate. The representative for the company did anoutstanding job speaking for the landlord. The propertymanager testified, both leasing agents involved testified, andthe tenant testified. The tenant admitted swearing at theagent on the phone. He noted that he had not even been surethe agent had entered his apartment until he asked. He alsoacknowledged that he understood just how easy it would beto transpose two numbers. Ultimately, the tenant still feltthat the landlord was responsible and had to pay for themistake. He went on to say that he’s only been in thecountry for eight months.

The sad thing is the judgment awarded the resident $500 forthe incident. The leasing agent had already apologized. Thesuperintendent apologized. The property managerapologized. The company apologized. I guess I learned thatsorry wasn’t good enough! Food for thought.

AN INTERESTING DAY AT THE TRIBUNALBONNIE HOY, BONNIE HOY & ASSOCIATES



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Are you contemplating the sale of your apartment property?

VANCOUVER CALGARY EDMONTON WINNIPEG LONDON KITCHENER TORONTO OTTAWA MONTREAL SAINT JOHN HALIFAX

Consider the following:

The National Apartment Group: :



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On March 22, 2011 close to 80 rental housing providers attended a high level building conditionaudit forum at The Weston Golf Club.

The forum was designed to provide members with a series of professional speakers addressingissues ranging from risk management and health and safety to performing in-house audits andlearning about the City of Toronto Multi-residential Apartment Building (MRAB) audit program.

As well, legal advice and a property manager’s perspective were included in the event.

The association would like to express its thanks to the great presenters for their very timelyand helpful advice.

BILL BLAKES

Manager, Investigative Services and Building Audit ProgramCity of Toronto Municipal Licensing & Standards Division

How the Toronto MRAB Program Works

ROGER W. TICKNER, CRSP, CMP, RPT

President, Tickner & Associates

Managing SAFETY on Apartment Construction Projects and Renovations

SEAN ALLMAN, P.ENG.

Toronto Region Manager for Property Condition Audits, Halsall & Associates Limited

Building Audits from an Engineers View

DAVID TANG, LL.B.

Partner, Gowling Lafleur Henderson LLP

Property Standards and Grow-ops – Municipal Enforcement Issues

STEVE WEINRIEB, CPM

Senior Property Manager, Park Property Management

Building Audits from a Property Manager’s Perspective

BUILDING CONDITION AUDITFORUM EDUCATES MEMBERS


Coinamatic CanadaAnnouncement

The Board of Directors of Coinamatic Canada Inc. ispleased to announce that Sean Smith has been appointed

as President and Chief Executive Officer of The CoinamaticGroup of Companies, effective February 16, 2011.

Sean brings over 20 years of successful business experience,most recently as President of IKON Office Solutions, Canadaand Chief Integration Officer, Ricoh Canada.

Sean holds an Honours B.A. from the University of Torontoand is a recent graduate of Harvard Business School’s

Advanced Management Program. He is a member of YoungPresidents’ Organization, a former Chair of United Way ofPeel’s Campaign Cabinet and a current member of theFoundation Cabinet of Pathways to Education. Sean is also a minor hockey coach with York Mills Hockey Club.

Coinamatic is a privately owned Canadian company, inbusiness since 1946, and a recognized leader in the innovation,development and delivery of customized multi-residential,commercial and industrial laundry solutions and valueadded services.

COURT RULES TENANT INSURANCECOVERAGE REQUIREDIn the case of Stanbar v. Joseph Rooke heard on September

22, 2005, the Ontario Superior Court of Justice upheld thattenant insurance coverage if required in the lease is enforceableand grounds for an eviction order if not maintained.

Many rental housing providers believe they have no powerto enforce mandatory insurance coverage clauses but thecourts disagree.

In the decision it states, “the Act is silent about whether or not alandlord has the right to demand that tenants maintain insuranceor that they provide proof of coverage to their landlords. However,if the parties agree to it, it too becomes a contractual issue whichcan be determined only by a court of competent jurisdiction.”

“The refusals of the respondent to provide proof of insurancecoverages were in breach of consensual provisions of the tenancyagreement to which he was a part and, in the language of section

64(1) of the Act, his refusals substantially interfered with the appellant’s lawful rights acquired by it as a result of theagreement. Accordingly, the Act authorized the appellant to give notice of termination of the respondent’s tenancy and,subsequently, to apply to the Tribunal.”

The affect is a high court ruling that the tenant consents tomaintain insurance as part of the tenancy agreement duringthe term of the tenancy and failure to do so constitutes abreach of contract and grounds for an eviction proceedingfor substantial interference of the landlord.

Rental housing providers therefore that want to use a“bigger stick” to ensure insurance is obtained and maintainedby tenants will have court ruling and subsequent Landlord& Tenant Board references that back up the insurancerequirement.

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KLEINFELDT CONSULTANTS LIMITED AND PLANITTEAM UP TO OFFER NEW STATE-OF-THE ARTDESIGN REVIEW SERVICE

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In order to efficiently and effectively design or redesignyour building (or portions) thereof Kleinfeldt Consultants

Limited www.kcl.ca and PLANiT Measuringwww.planitmeasuring.com have joined forces to introducea new design review service that takes advantage of both 50years of on-site building science and structural engineeringexperience complemented by the latest in buildinginformation modeling (BIM) technology and expertise.

Whether you are working on a new project, or restoring an existing structure, the 2 firms are able to undertakeexpedited detailed “state-of the-art” design reviews ofengineering drawings, specifications and other constructiondocumentation.

This activity includes comprehensive design review of workingdrawings, specifications and all other project documentationby experience building scientists and structural engineers.

At the same time PLANiT Measuring produces accuratedigital rendering of the proposed of the facility (or facilities)as it will be constructed (or) as it exists today to undertakevisual interactive design reviews.

PLANiT Measuring technicians use advanced patent-pendingMeasuringBoard® technology to measure precisely anddevelop accurate as-built CAD drawings that are far moreefficient than those produced with traditional methods.

Drawings can be delivered in a variety of formats forarchitectural and design purposes. PLANiT Measuring canalso go beyond simple CAD floor plans to develop parametricBuilding Information Modeling (BIM) which represent thefuture of digital building design, management, andmaintenance.

Once this activity is completed the firms prepare a detailedwritten report which is supported by electronically produced materials that will summarize our findings andrecommendations.

Benefits typically include compression of schedules,confirmation of budget estimates, recommendations aboutconstruction delivery options, identification of potentialoverlap and avoidance of costly delays and potential defects.

NEW INNOVATIVE DESIGN REVIEW SERVICE NOW AVAILABLE

TO LEARN MORE VISIT OUR WEBSITES OR CONTACT BRIAN BURTON AT [email protected] (905-542-1600 X 241) OR ALBERTO PALOMINO [email protected] (905-271-7010)

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REFINANCING AND COMPLIANCE WITH THE ONTARIO FIRE CODE

JANET O’CARROLL, C.E.T., CFPS

Building Owners are required to comply with the OntarioFire Code (OFC). What does refinancing an existing

building have to do with the OFC? Some financial institutions/organizations require building owners to verify that thebuilding they are looking to refinance complies with the OFC.

The financial institution/organization typically requiresdocumentation of compliance to be completed by a qualifiedconsulting/engineering firm. In order to provide thatdocumentation, an audit of the building is needed to identifyany deficiencies. The deficiencies found are required to beaddressed or corrected prior to the refinance.

For some buildings, addressing deficiencies that haveaccumulated over many years can be costly, especially if thedeficiencies need to be addressed or corrected in a shortperiod of time.

Identifying Fire Code deficiencies in advance of applying forrefinance provides the building owner with an opportunityto budget for addressing the deficiencies over a reasonabletime frame; not to mention the building owner’s responsibilityto comply with the OFC. This article contains some of thevarious sections of the OFC that are reviewed during suchan audit.

PART 9 – RETROFITWas a Part 9 audit of the building ever completed? Residentialbuildings (up to and including 6 storeys, buildings higher than6 storeys and two-unit occupancies) are required to complywith Part 9 of the OFC. When Part 9 was first introduced theintent was to retrofit/upgrade existing buildings in regards toconstruction and fire protection including addressing fireseparations, interior finishes, alarm and detection systems,fire department access, sprinkler systems, exits, etc.

After the completion of a Part 9 review and any upgradesrequired to be completed in the building, a letter may havebeen provided by the municipal fire department orconsulting/engineering firm identifying that the Part 9requirements were met. This letter or information isimportant for future fire code audits. Alternative measures(or equivalencies) may have been accepted by the FireDepartment completed under a Life Safety Study that isrequired to be kept on file.

CONTAINMENTOne of the ways that fire and smoke spread can be limited toan area within a building is by containment. Containmentencompasses fire separations to separate one area in thebuilding from another. For example; apartment units areseparated from each other to limit the spread of smoke/firefrom one unit to another. Fire separations are required tobe maintained, which could mean addressing some of thefollowing:

• Ensuring doors are appropriately rated (where required).When doors have been retrofitted with grates or windows,the rating of the door may be compromised.

• Ensuring that doors are equipped with working doorhardware (ULC listed) including self-closing devices,latches, etc. and are not propped open.

• Verifying that penetrations and openings through fireseparations are addressed using a listed firestop solution or through the use of dampers.

• Ensuring that garbage chute intake doors are maintainedand latch after each use.

Problem areas tend to be found in electrical closets onapartment level floors, locker rooms, service rooms, mainelectrical rooms, generator rooms, compactor rooms, garbagechute rooms, etc. In many cases, openings are created in fireseparations to accommodate a service such as electrical orplumbing and over the years these openings accumulatewithout being adequately addressed.

INTERIOR FINISHESThere are specific flame spread rating requirements withinthe Ontario Building Code for walls, ceilings and floors inaccess to exits (i.e. corridors), exit stairwells, elevators, etc.

This is a particularly problematic issue for previously installedfinishes; it is likely that many building owners do not have thedocumentation indicating the flame spread and smoke indexratings for carpeting, paint, wall paper, trims, etc. Provingcompliance with requirements for interior finishes would bemuch easier with the appropriate documentation.

STORAGEA typical problem for residential buildings is storage ofcombustible materials in areas of the building that are notpermitted. Building owners should:

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• Ensure that service rooms, shafts, means of egress, horizontalconcealed spaces and the roof do not contain combustiblematerials.

• Ensure the height of materials stored in locker rooms andstorage rooms does not affect the operation of the sprinklersystem (minimum clearance of 18 inches below thesprinkler head). This includes clearance from the lockeritself. In some cases lockers are constructed of wood afterthe sprinkler system was installed which depending on thelocker design can create a sprinkler coverage deficiency.

MEANS OF EGRESSMeans of egress means a continuous path of travel providedfor the escape of persons from any point in a building andincludes corridors, exit stairwells, lobbies (where the stairwellexits into a lobby), access to exits, etc.

As such, exit doors are not permitted to have any locking,latching or fastening devices that require keys, specialdevices, or specialized knowledge to open. An examplewould be exit doors with deadbolts or thumb turn locks.

In addition, all means of egress must be kept clear ofobstructions, and any lighting provided for illumination in exits and access to exits must be maintained.

FIRE PROTECTION SYSTEMSA large component of the Fire Code is dedicated to inspectionand maintenance of fire protection systems. Depending onthe type of system, checks, tests and inspections are requiredto be completed at prescribed intervals.

All testing documents (including corrective measures oroperational procedures to be carried out) are required to beretained in the building for the current and immediatelypreceding report; but not less than 2 years. However, buildingowners should also retain records of inspections as a means tokeep track of checks and inspections (e.g. using a log book).

There are multiple other requirements identified for variousfire protection systems including placement of fireextinguishers, shut down of sprinkler systems, etc.

SMOKE ALARMSSmoke alarms are required to be installed in each apartmentunit in areas between sleeping areas and living areas, andwhere sleeping areas are served by hallways. In addition,smoke alarms are required to be maintained by the landlord

(building owner) and the occupant in each rental dwellingunit is required to be provided with a copy of the smokealarm manufacturer’s maintenance instructions (or approvedalternative).

SIGNAGEVarious types of signage are required to be installedthroughout the building including:

• Fire hose cabinet signage identifying that fire hose is foruse by trained personnel only.

• Stairwell signage identifying the floor number.

• Signage for electromagnetic locking devices.

• Posted emergency instructions.

• Firefighters elevator symbols.

• Fire route signs.

• Indoor rooms containing storage tanks of flammablecombustible liquids (i.e. diesel fuel).

EMERGENCY PLANNINGEach residential building that contains more than 10occupants or is 4 storeys or higher (including basementlevels) is required to have an approved Fire Safety Plan.Once approved, the Plan is required to be reviewed annuallyand updated in order to ensure that it continually reflectsthe use and characteristics of the building (e.g. layout,contact information).

In addition to having an approved Fire Safety Plan, supervisorystaff must be trained in their emergency procedures. Fire drillsfor low-rise buildings are required to be completed annually,high rise buildings completed quarterly and day care centrescompleted monthly.

Residents should be provided with the emergency evacuationprocedures from the Fire Safety Plan.

Since Building Owners are required to ensure thatrequirements in the OFC are complied with, such itemsidentified throughout this article are required to be addressedwith or without going through the process of refinancing.This article encompasses some of the consistently founddeficiencies in apartment buildings but does not entail allrequirements. Building owners should work with a qualifiedfire protection consultant to identify deficiencies within thebuilding(s) and schedule a reasonable time frame forcompletion.

THIS ARTICLE WAS PROVIDED BY JANET O’CARROLL, C.E.T., CFPS, VICE-PRESIDENT OF INNOVATIVE FIRE INC.INNOVATIVE FIRE INC SPECIALIZES IN PROVIDING FIRE PROTECTION AND LIFE SAFETY CONSULTING SERVICES.


OVER 700 APARTMENT BUILDINGSPARTICIPATE IN FOOD DRIVE

IF YOU MISSED THE OPPORTUNITY TO PARTICIPATE OR WOULD LIKE TO MAKE AN ON-LINE DONATION, PLEASE GO TO WWW.SPRINGHOPEFOODRIVE.CA.

On April 5, 2011 over 700 apartment buildings in the greaterToronto area participated in the annual Spring HOPE

Food Drive in support of the Daily Bread Food Bank, NorthYork Harvest Food Bank and the Mississauga Food Bank.

Residents and building management partnered with a goal of raising over 100,000 pounds of food for the three regionalfood bank systems.

A food drive kick off event was held at Concert PropertiesSerano building at 11 Dunbloor Road, Etobicoke on theafternoon at April 4, 2011. Representatives of the threefood banks, Concert Properties and the Greater Toronto

Apartment Associationand Federation of RentalHousing Providers ofOntario attended.

“This is a great event thatbrings our residents andbuilding managementtogether for a commoncause,” said Brad Butt, President, Greater Toronto ApartmentAssociation. “Our members really look forward to this everyyear and in making a major contribution of food and money tothese food banks.”

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Hundreds ofApartmentsCelebrate Earth Hour

March 27, 2011 marked the annual Earth Hourcelebration where people are encouraged to turn

off all lights for one hour between 8:30-9:30 p.m.

Again this year hundreds of apartments and theirresidents participated in the event darkening thebuildings which would otherwise be fully lit.

The Greater Toronto Apartment Association thanks themembers who whole-heartedly supported the event.


RISER REPLACEMENTS: IT’S NOT JUST ABOUT THE PIPES

DANIEL MARTIS, P.ENG., LEED® AP

DANIEL MARTIS, P.ENG., LEED® AP, MORRISON HERSHFIELD LIMITED

[email protected] | TEL: 905-319-6668

Leaking plumbing is a headache for landlord and tenant.Our aging stock of high rise buildings often face persistent

leaks with domestic hot water plumbing. To make mattersworse, leaks occur in the same locations, time after time. Anunderstanding of failure methods and repair options, and thebenefits of basic engineering analysis prior to repairs canhelp to implement a longer lasting system.

GENERAL DESCRIPTIONThe domestic hot and cold water system in a typical high riseis shown in Figure 1. Water is heated in boilers, and thenruns to a supply header, usually found in the top floor ceiling.Water then flows to each riser in the building. At the lowest floor ceiling, remaining hot water is directed into arecirculating header, where a pump returns the water to theboilers. This continuous circulation ensures everyone has analmost instantaneous supply of hot water.

DETERIORATION SYMPTOMSCopper is used for hot water supply piping. Oxygen andminerals in water cause corrosion products to form on thewalls of the pipe. Erosion of the piping then occurs at areasof high flow speed, or turbulent flow. This is like erosion ofcreek banks concentrated at curves and turns. Over time, thecorrosion and erosion leaves the pipe walls so thin that pinhole leaks develop. It is common to see pin hole leaks formin recirculating headers, small-diameter risers, and risersclose to the return riser. These areas, being closest to therecirculating pump, experience the highest flow speeds.

ANALYSISAn analysis of the pipe network can identify areas whereflow speeds can be excessive, causing turbulence anderosion. From this point, adjusting pipe sizes duringreplacement, as well as installing balancing (throttling)valves can help to ensure even flow distribution throughout

the building, with an acceptable flow speed that minimizeserosion. These minor changes during a replacementprogram can increase the life span of the new system.

REPAIRS – OPTIONS AND PITFALLSRepair options for hot water systems involve either liningthe existing system, or complete replacement. Completereplacement involves systematic holes in walls to removeand replace piping. This can be a can of worms that findsdefects in fire separations requiring repair (common throughfloor slabs, see Photo 1). In some instances, these costs canexceed the cost of the plumbing. An investigation inadvance can be money well spent can better understand the extent of surprises, and avoid costly changes duringconstruction.

During plumbing replacement, areas where analysis foundhigh flow speeds are replaced with larger diameter piping.Balancing valves ensure even flow through each riser,instead of “short-circuiting” through a few risers only.

Pipe lining is another repair option. This involves applying athin epoxy coating on the inside of the risers to coat any pipeholes or corrosion. This option minimizes putting holes inawkward places (behind wallpaper, or tub surrounds, forexample). The savings is the minimized disruption totenants. The pipe diameter shrinks slightly, and flowproblems remain, but the epoxy lining should better resisterosion.

SUMMARYPrior proper planning prevents poor performance. Engineeringanalysis and investigation, combined with an understandingof repair options and pitfalls, can plan for surprises and helpbuilding managers implement a durable repair option bestsuited to their building.

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CHAIR’S LUNCH RAISESOVER $8,000 FORFOUNDATION

G T A A

Perry Fryers, Chair of the Greater Toronto Apartment Association hosted hisannual Chair’s Lunch on February 24, 2011 at the David Duncan House.

The event, supported by 43 contributing members, raised just over $8,000 forthe Foundation.

“This is a great annual event for the members to have a casual lunch and network,”said Perry Fryers. “I really enjoy hosting this and especially appreciate the generosityof the members toward our Foundation.”

Amanda Robertson of Street Health also attended the lunch and gave anoverview of the important work they are doing as a recipient of funds fromthe Charitable Foundation. She thanked those in attendance for theirwonderful support of her organization.


The peak of newrental living – Sierraat Village Gate West

Concert’s newest rental building, Sierra at Village GateWest, saw its first residents move in this March. The

218-suite, 21-storey rental highrise, Sierra at Village GateWest caters to renters searching for a west Toronto rentalapartment that offers not only a stylish home but qualityconstruction, an array of amenities and superior propertymanagement as well. Discerning renters will also appreciatethe range of choice; studio apartments to one bedroom totwo bedroom that provide flexible layouts to suit individuallifestyles.

Concert knows that where someone lives makes all thedifference and that’s why they believe in building rentalapartments in communities that provide for all residents’lifestyle and convenience needs – where shopping, dining,recreation and transportation are just moments away.

Located in Central Etobicoke, the Village Gate West master-planned community will contain nearly 950 homes on 3.7-acres at the western edge of the historic Islington Village.This community within a community is already home to the278-suite Serrano highrise rental tower and the seniorsretirement community, Tapestry at Village Gate West. Thefinal building of Village Gate West will be Palomar, a 26-storey highrise rental tower and four-storey townhomecomplex that will complete in January 2012. Concert isdeveloping Village Gate West with co-owners OMERS andSun Life Assurance Company of Canada.

Guided by a long-term investment philosophy, Concertremains committed to building and owning rental housingin major Ontario Urban Centres. Concert has now built (orcurrently constructing) nearly 4,000 purpose-built rentalhomes in Toronto and Vancouver.

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CLOSING THE COSTLY GAP BETWEEN BUILDINGPLANS AND REAL PROGRESS

MICHAEL LAURIE

MICHAEL LAURIE, P.ENG. IS PRESIDENT OF PLANiT MEASURING WHICH PROVIDES ONSITE BUILDING MEASURING AND BIM SERVICES. HE CAN BE REACHED AT [email protected] OR 1-800-933-5136

Even when generated by a computer, a 2-D line drawing of a building remains severely limited in its practical

usefulness. It may be a visually sophisticated and attractiverepresentation, but its relationship to reality only skims thesurface like an image in a mirror. Meanwhile the informationit does contain depends primarily upon a knowledgeablereader of the drawing for interpretation. Otherwise it remainsnothing more than a configuration of lines and symbols.

To address those profound limitations PLANiT offers anaffordable Building-Information Modeling (BIM) solutionthat bridges the gap between conventional CAD drawingsand the exponentially more value-added parametrictechnological of today.

BIM AS A BRIDGE TO THE FUTUREBIM is a software platform that represents a building as afully 3-dimensional computer model with an associateddatabase. Instead of only providing symbolic lines, the modelis based on objects – solid shapes or voids with their ownintrinsic value-added properties or associated files anddocuments.

Click on a line that represents a wall, for example, and ascreen pops up with notes, photographs, document files, andvirtually any other type of digital data that might be helpfuland appropriate. Another feature lets the user click on anHVAC vent that penetrates that wall, take it out, rotate itaround in 3-D, and examine it in detail. The model is alsoflexible and interactive, based on the interdependentrelationships between represented objects. Increase thewidth of the windows in the building model, for example,and the BIM software automatically and accordingly adjuststhe thickness of surrounding walls.

One powerful advantage of BIM software is that itimmediately detects incongruent geometry, incompatiblemeasurements, and similar design errors. These are usuallydetected only after construction has started, and addconsiderably to cost overruns. But BIM virtually eliminatesmistakes like, for example, a structural engineer’s supportivebeam winding up in the same space already occupied by amechanical engineer’s ductwork. BIM clarifies the informationsharing process from concept to creation, facilitatingcoordination and communication between multiple teamsor participants. Changes made by one contributor to themodel are instantly conveyed to everyone else and reflectedin the model in real time. It’s also possible to generate both 3-D views and traditional 2-D drawings from the model.

AFFORDABLE AND ADAPTABLE APPLICATIONSBIM also serves as a powerful tool for building management,maintenance, and marketing, and it facilitates the creativeinnovation and imagination of designers and architects. Theycan use a BIM platform to test practically unlimited ideas andconcepts without causing significant expenses or delays.

Factors such as energy consumption, temperature fluctuation,the influence of solar orientation, the cost of local utilities, or revenue potential from rooftop leasing of cellular towerspace can all be experimented with, analyzed, and preciselycalculated and reported.

Until recently the cost of BIM was prohibitive except forindustries like aerospace. But now the futuristic technologyis available at affordable prices. Implementation of BIMwithin the building industry typically amounts to a smallfraction of the return on investment, especially since it is sovaluable in predicting construction costs and reducing energyconsumption through more efficient designs or retrofits.


RENTAL HOUSING PROVIDERS

FLAGSHIP PROPERTY VENTURES

D. RASCHILLA INVESTMENTS

ADELAIDE DEVELOPMENT CORPORATION

R & V PROPERTY MANAGEMENT

MARBROOK PROPERTIES

AKADAMI HOLDINGS

CORPORATE MEMBERS

LANDLORD WEB SOLUTIONS

SCOOTERS CATERING

TCG NATIONAL INC.

MULTILOGIC ENERGY SOLUTIONS

CLARIFIED AIR TECHNOLOGIES

TBM PRODUCTIONS

G T A A


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Fax: 905-890-7039ONTARIO - QUEBEC - NOVA SCOTIA

Welcome NewMembers

HERE IS A LIST OF OUR NEW MEMBERS IN 2011 YEAR TO DATE!


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 acommunications and entertainment provider. That’s why with us, you’ll get personalized supportthrough a dedicated Account Executive. They’ll ensure your tenants are completely satisfi ed withour innovative Cable TV, Internet and Home Phone services. And you’ll rest assured knowing you’vepartnered 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.

™Trademarks of or used under license from Rogers Communications Inc. or an affi liate. © 2011 Rogers Cable Communications Inc.



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Ph: 416-412-7278 Fax: 416-412-7890 www.amresupply.com

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E-mail Address: [email protected] [email protected]

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RESIDENTIAL TENANCIES LAW: LANDLORDS ONLY

JOE HOFFER KRISTIN LEY PAUL CAPPA Lawyer Lawyer Rent Control Consultant

» LTB Hearings and Appeals » Human Rights Proceedings » Fire Code / Building Code Appeals » Acquisitions / Financing / Development Applications » Commercial Tenancies » Appellate Advocacy



G T A A

Bin ProgramRequirements“Moving Target”

As municipalities set ever more ambitious waste diversiontargets, property managers who are already juggling

garbage and recycling bins in limited collection spaces areabout to be presented with another challenge: organicsdiversion.

As the need to separate waste expands, garbage rooms remainthe same. Space is becoming a more pressing issue in buildingsconstructed before waste diversion became an issue. Olderbuildings may not have a tri-sorter system for separatingwaste as they drop down to the collection area, and many donot have the room to add this process.

So far, it’s been up to property managers to contact the city tohave their collection spaces evaluated. It is then their decision,after consulting their board, to make the purchase.

Metro Compactor Service’s Danny Mauti says propertymanagers tend to purchase the minimum capacity forfulfilling City requirements.

“But the requirements are a moving target,” he said. “Last year,the requirement was six cubic yards of recyclables per 100suites. Today, it’s eight. So if you had a building with 50 suitesand purchased a three-yard last year to cover your minimumrequirements, you would be forced to purchase another one thisyear. But if you had bought a six-yard last year, you’d havebought double the requirement, costing only 15% more. One six-yard takes up 84% of the floor space of two three-yards, which isprecious real estate.”

Toronto has operated a residential organics collectionprogram for several years now and recently completed the

pilot phase of a plan to collect organics in 30 buildings. Alarger rollout to 300 buildings with a focus on those servicedby front-end collection will follow. Completion of that phaseis targeted for end of 2011, followed by expansion to all ofToronto’s approximately 5,000 multi-unit dwellings, pendingdevelopment of the City’s capacity to process organics.Nearly half of all Toronto residents live in multi-unitdwellings, so for the City to achieve its goal of 70% landfilldiversion, programs which have been standard for smallerresidences must be expanded to service this population.

Two anaerobic digesters, processing facilities more commonin Europe, are scheduled to be completed and operational bythe end of 2012. One is projected to process 90,000 tonnes peryear, producing both compost and biogas for the fuelling ofCity trucks.

Meanwhile, many buildings remain on a “waiting list” fororganics pick-up, resulting in approximately 375 multi-residential buildings engaging the services of private haulersuntil the municipality increases its ability to transport and process waste. While this situation may suggest anideological preference for private over public, it’s more astopgap measure while the municipality’s infrastructuregrows to absorb capacity.

The City has shown flexibility, for example, on the questionof fee structures, the aim of which, after all, is to reduce the volume of waste going to landfill and thereby the feescharged for weight. Until all parties reconcile capacity withinfrastructure, the challenges of adding a new, mandatoryprogram to an already overstretched system are considerable.

TERRY DAWES

ON BEHALF OF METRO COMPACTOR SERVICE, FROM TALL POPPY ADVERTISING & DESIGN

416-532-1783 | [email protected]


G T A A


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BACKFLOW PREVENTION UPDATE:REQUIREMENTS FOR BACKFLOW, PRESSURELOSS, CHECKLIST FOR CHOOSING A CONTRACTOR

SEAN CAFFREY

By now, most of you are aware of the by-law pertaining toBackflow Prevention and the responsibility of businesses

to ensure they meet the requirements. The backflow by-lawrequires all commercial and multi-family buildings to have a backflow valve installed. Engineered drawings of theplumbing system where the backflow valve is to be installedmust be submitted to the city and a permit must be takenout. Once a backflow valve is installed on a plumbingsystem, the building code deems it a closed system. Theplumbing code then requires that all closed systems have athermal expansion tank installed. These conditions must bemet in order to satisfy the by-law and make the propertycompliant. A yearly test report of the backflow valve is thenrequired.

Checklist for Backflow Prevention

Contact an approved contractor

Have on site engineered drawings

Apply for a plumbing permit

Install the valve

Install the thermal expansion tank

Perform a yearly test report

A question that is commonly asked is why the by-lawrequirements are different from region to region. Allmunicipalities are required to have a cross-connectioncontrol program (backflow prevention program). Themunicipalities however, can set its own policies based on theregion’s by-law. From Toronto to Peel to Halton, the by-lawscould differ. If you own or manage a property it is importantto ensure that your contractor is an approved contractor forthat region and is knowledgeable about the specific regionsand their requirements. It is recommended that you visityour regional web-site to review the by-law for your area. For Halton region, you can go to www.halton.ca and click

onto their backflow link. For Toronto, go to www.Toronto.ca/water/protecting. For Hamilton, go to www.Hamilton.ca/cityservices/water.

The Ontario building code has set criteria for installing abackflow valve. However, your contractor can submit arequest of exemption due to unforeseen circumstances suchas space limitations, height issues, and confined spaces. Forexample, the code states that the backflow valve must beinstalled no more than three meters from the water meter. Ifyour sight can not accommodate this, your contractor maysuggest extensive re-piping of the site in order to complywith the three meter rule. However, your contractor can alsorequest an exemption to this rule or other rules based onyour sites specific situation. This could eliminate the extracost, labour and material needed and lead to a more efficientinstallation of your backflow valve.

Another issue you need to be aware of before having abackflow valve installed is pressure loss. An averagebackflow valve will take away six to eight pounds from yourinlet pressure. Therefore, a pressure loss calculation is vitalbefore the backflow valve is installed. For example, a fourstory building has an inlet pressure of 35-40 PSI (pounds persquare inch). This is common particularly in older areas ofthe city. If the inlet pressure is 35-40 PSI, then, at the topfloors of this four story building; one might have only 25 PSIbecause of pressure loss as the water must be pushed upwardtoward the higher floors. The installation of your backflowvalve can then take away another six pounds, leaving littlewater pressure if any on the top floors. In order to resolvethis issue, a booster pump system would have to be installedto eliminate this problem. Also, a booster pump systemneeds to be sized and accounted for in the property owner’sbudget. Therefore, a pressure loss calculation prior to theinstallation of a backflow prevention device is highlyrecommended.



G T A A

A pressure loss checklist is as follows:

An inlet pressure test must be performed

Upper floors require a pressure test

The exact pressure loss for the model of the backflowvalve to be installed

Booster pump system requirements if any

This leads us to a guide for property owners to selecting areputable contractor. Here is a contractor’s checklist.

Make sure the contractor is registered in the region thatyour property is located

Ensure that your contractor understands the by-law of theregion where the work is to be done.

Make sure your contractor is aware of the request forexemption process

Ask the contractor to perform pressure loss calculations

FOR MORE INFORMATION ABOUT BACKFLOW PREVENTION, PLEASE CONTACT SEAN CAFFREY (CAFFREY GENERAL CONTRACTING INC.) AT 416-876-3006 E-MAIL: [email protected].

SEAN CAFFREY IS A BACKFLOW PREVENTION SPECIALIST AND PLUMBING CONTRACTOR AND IS ON THE BOARD OF

DIRECTORS FOR THE ONTARIO BACKFLOW PREVENTION ASSOCIATION.

2011 UPCOMINGEVENTSMARK YOUR CALENDARS NOW!*2011 WILL BE ANOTHER YEAR JAMMEDWITH EVENTS, SEMINARS AND ACTIVITIESFOR MEMBERS. HERE ARE SOME OF THE UPCOMING EVENTS.

FOR MORE INFORMATION ON ALL EVENTS OR HOW YOU CAN SPONSOR AN EVENT, CONTACT SAMANTHA WILKINSON AT [email protected] OR CALL 416-385-3435 X 37

APRIL 5, 2011Spring HOPE Food Drive

APRIL 12, 2011Energy Conservation AdvisorLunch n Learn

MAY 11, 2011Fire Plan/Insurance Lunch n Learn

MAY 18, 2011Night at the Races

JUNE 16-18, 2011CFAA Conference in Toronto

JULY 11, 2011Annual Charity Golf Tournament

SEPTEMBER 14, 2011Apartment Investment Conference & Members Social

OCTOBER 27, 2011Annual Meeting & Dinner at The Liberty Grand


G T A A


www.gtaaonline.com

The Toronto Hydro Electric System recently announced thecreation of a new energy audit funding program intended

to assist and encourage building owners in improving theenergy performance of their buildings.

http://www.torontohydro.com/sites/electricsystem/electricityconservation/businessconservation/Pages/AuditFunding.aspx

According to Chris Tyrrell, Vice Presidentof Customer Care & Chief ConservationOfficer the new program will cover up to 50 % of the cost of an energy audit,depending on the size and complexity ofthe building.

He also added that “An audit helps buildingowners gain an understanding of how youuse energy. It also allows you to identifyopportunities to improve efficiency and reduceyour energy, operating and maintenancecosts.” Toronto Hydro Electric Systemalso announced incentives for buildingretrofits that will help owners andtenants manage their electricity costs.

The new Retrofit program offers incentivesof up to 50 per cent of the costs forreplacing existing equipment with high-efficiency equipment and for installingnew high-efficiency control systems.There are many applications for this

program such as lighting and controls, and unitary airconditioning.

Chris suggested that owners have an audit done first andthen look for the best opportunities to take advantage of theRetrofit program. (The energy audit must be completed by athird party with specific qualifications which are describedon their website.)

Building owners with buildings 50,000square feet or less can take advantage ofup to $25,000 in incentives for an auditand analysis. Buildings greater than 50,000sq, ft can receive larger incentives with a detailed analysis of capital intensivemodifications (providing detailed projectcost and savings calculations) aftercompleting the initial audit and analysis.

Up to $35,000 in incentives are availablefor these larger buildings. A lessee also hasan opportunity to qualify for $7,500 forcompleting an energy audit.

Energy audits are typically conducted by specialized professionals and whencompleted in accordance with establishedstandards it is possible to reduce energycosts significantly. At the same timeexperience has shown that is also possibleto minimize operating and maintenanceexpenses.

ENERGY AUDIT GRANTS HELPBUILDING OWNERS PREPAREFOR THE FUTURE

BRIAN BURTON

THE TORONTO HYDRO ELECTRIC

SYSTEM RECENTLY ANNOUNCED

THE CREATION OF A NEW ENERGY

AUDIT FUNDING PROGRAM

INTENDED TO ENCOURAGE

BUILDING OWNERS IN IMPROVING

THE ENERGY PERFORMANCE OF

THEIR BUILDINGS. TORONTO

HYDRO ELECTRIC SYSTEM ALSO

ANNOUNCED INCENTIVES FOR

BUILDING RETROFITS THAT WILL

HELP OWNERS AND TENANTS

MANAGE THEIR ELECTRICITY COSTS.



G T A A

It is also generally accepted that improvements in energyefficiency also enhances the value of the building.

Energy retrofits offer many benefits:

• Energy retrofits can reduce annual energy costs by an average of 20%

• Retrofits pay for themselves over time.

• The value of the building is increased.

• Maintenance and operational costs are reduced.

The term energy audit is used to describe a wide range ofstudies that range from a quick walk-through of a facility toidentify areas of potential savings to full-scale comprehensiveaudits which include detailed energy consumption analysisof virtually every component in the building.

BUILDING INFORMATION MODELING AND ENERGY AUDITSThe author interviewed Michael Laurie who is the Presidentof PLANiT Measuring, a Mississauga firm that provides on-site building measuring and provides expert advice in whatis known as building information modeling. (BIM*)

(*These sophisticatedcomputer programs are oneof the newest innovationsin construction technology.When properly utilizedthese tware enablesengineers to generatedigital 3D representationsof building floor plans and virtually all of thecomponents in a building.)

Michael explainedthat buildinginformationmodeling canprovide accurate and useful 3Drepresentations of buildings thatdocument and verify building areacalculations. Thesesoftware programscan also assist

in assessing energy saving potential when completingenergy audits.

You can learn more about computer-assisted constructiontechnology by visiting http://www.nrc-cnrc.gc.ca/eng/ibp/irc/ccct/index.html

Level 1 Energy Audit - Level I audits as defined by theAmerican Society of Heating, Refrigerating and AirConditioning Engineers (ASHRAE) assesses a building's

energy costs and efficiency by analyzing energy bills andconducting a brief survey of the building.

It is intended to produce a general overview and to outlineenergy conservation measures of major problematic areas aswell as low-cost or no-cost improvement options. Estimatedcapital costs, anticipated annual energy cost savings and thesimple payback or return on investment are also provided.

Level II Energy Audit - Energy Survey and Analysis: Level IIaudits consist of a more detailed building survey and analysisfor a 12 - 36 month period to provide a better understandingof the building in terms of both short term and long termenergy performance.

This level of audit may require the use of modeling simulationsoftware and may include additional metering of larger energyconsuming devices in order to breakdown the energy use todevelop a more detailed building profile.

Level III Energy Audit - A Level III audit is comprehensiveand focuses on the potential for capital improvementprojects identified during Level II and involves a moredetailed field data gathering and engineering analysis.Dynamic energy modeling is performed to provide arealistic energy consumption baseline. Level III auditsprovide a detailed cost and savings information sufficientfor major capital investment decisions.

BRIAN BURTON IS THE AUTHOR OF BUILDINGSCIENCE FORUM© AND WAS RECENTLYAPPOINTED THE NRC’S STANDING COMMITTEETASK GROUP FOR ENERGY EFFICIENCY INBUILDINGS. BRIAN IS THE MARKETINGMANAGER FOR KLEINFELDT CONSULTANTS LTDAND CAN BE REACHED AT [email protected] VISIT http://www.kcl.ca/building-sciences/30-energy-retrofits.html

BUILDING OWNERS WITH

BUILDINGS 50,000 SQUARE

FEET OR LESS CAN TAKE

ADVANTAGE OF UP TO $25,000

IN INCENTIVES FOR AN AUDIT

AND ANALYSIS. BUILDINGS

GREATER THAN 50,000 SQ, FT

CAN RECEIVE LARGER INCENTIVES

WITH A DETAILED ANALYSIS

OF CAPITAL INTENSIVE

MODIFICATIONS AFTER

COMPLETING THE INITIAL

AUDIT AND ANALYSIS.



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] Roofing / 1406817 Ontario Inc416-607-5528Robert [email protected]

Amre Supply416-412-7278Larry [email protected] Roofing and Overhead Doors905-760-0017Mark [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]

D.A.J. Painting Limited416-346-2194Darrell [email protected]

G & G General Supply905-669-9556Joe [email protected]

Goodbye Graffitti416-421-9008Brent [email protected]

Housing Services Inc416-629-0727 Joyce [email protected]

Hydronic Parts Group416-233-4222Douglas [email protected]

In-Sink-Erator (Canada)905-294-9340David [email protected]

Installation Services905-512-0948Dan [email protected]

J. McBride & Sons Ltd.416-431-7770John [email protected]

Lifesaver 101 First Aid & CPR Inc.416-538-5900Chris [email protected]

Lighting Solutions416-493-2977Chantal [email protected]

Low Rider Sweeping IncMark D'[email protected]

Magical Pest Control Inc.416-665-7378Mark [email protected]

SUPPLIER MEMBER 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.


Masterclean Contracting & Cleaning905-841-7801Mark [email protected] Painting & Decorating Inc.905-625-9153John [email protected] Services Inc.Lorie [email protected] Inc647-519-6893Michael [email protected] Catering & Event Services905-467-0051Scott [email protected] Building Products Inc905-761-7693Ty [email protected] Recycling Corp.647-215-4592Nancy [email protected] Building Solutions905-670-2600Jennie [email protected] Pool, Spa and Leisure Limited416-665-0410Howie [email protected] National Inc905-640-7200Ed [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] Chutes416-746-5547Doug [email protected] Free Janitorial Service Inc416-541-0156Gabriel [email protected]

York Sheet Metal Limited905-850-3500Vince [email protected]

CONSTRUCTION/REPAIR/EMERGENCY SERVICESCanam Building EnvelopeSpecialists Inc.905-890-5866Jim [email protected] Ltd1-877-673-8221Robert [email protected] Restoration Ltd.905-848-2992Tony [email protected] Building Restoration Limtied416-285-7788Demetre [email protected] Roofing & Contractors Ltd.416-743-1908Howard GlowinskyMaxim Group General Contracting Ltd905-303-7711Andrew [email protected] 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]

Lonergan Alarms Limited905-738-6180Peter [email protected]

Precise Parklink Inc.416-398-4052John [email protected]

Robertson Fire Equipment416-233-3934Rob [email protected]

Securitas Canada Limited416-898-1944Angela [email protected]

HVAC/MECHANICAL/PLUMBING/ELECTRICAL/ELEVATORSAttard Plumbing Ltd416-881-7473Richard [email protected]

Clarified Air Technologies1-800-557-9801Frank [email protected]

Comfort Plus Mechanical416-991-3710Ray [email protected]

Cool Team Service Corp416-747-1000Ola [email protected]

Copperhead Mechanical Ltd416-421-2111Adrian [email protected]

Cynergy Mechanical Ltd.416-749-2200Gerald [email protected]

Delta Elevator905-828-4423Ruth [email protected]

Desco Plumbing & Heating Supply416-231-1555Ted [email protected]

E.J.Walsh Co.905-625-4600Vlad [email protected]

Elcan Industries Inc.416-491-1544Mike [email protected]

Elmac Enterprise Inc.416-759-7999Zoran [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] Canada Inc416-251-1772Bruce [email protected] 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]

PROFESSIONAL/LEGAL SERVICES/ENGINEERINGAird & Berlis416-865-3060Robert [email protected] Inc.416-998-8367Cosimo [email protected] Engineering905-795-9997Paul [email protected]



Bentall Investment Management416-674-4190Steven [email protected] Hoy & Associates905-854-1585Bonnie [email protected]. Engineering Limited416-741-2222Frank [email protected] Enterprises647-345-7324Carolyn [email protected] 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]

Gottarent.comDarren [email protected] Lafleur Henderson LLP416-862-7525David [email protected]. Power and Associates416-499-3033Marc [email protected] Paralegal Services416-464-4152Jeff [email protected] Web Solutions905-397-5088Jason [email protected] Assistance Services416-483-0070David Porter [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 Limited416-499-3110Nancy [email protected] Buzz647-402-3236Steve [email protected] Media Group416-646-7867Janice [email protected] Measuring905 271-7010 Michael [email protected] Check Credit Bureau416-365-7060John [email protected] Magic Software416-238-7989Yisrael [email protected] Ready705-792-1116Tammy [email protected]

Renters Classified1-888-532-2594Karin [email protected] [email protected] Richter LLP416-932-6243Alex [email protected] Erenberg & Associates416-256-5868Sheryl [email protected] Property Consultants Ltd.416-922-7897Heather [email protected] Brisbin Humphrey416-862-1616Landon [email protected] Group Inc416-577-1233Kim [email protected] Productions289-214-1960Ian [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] Richard Ellis Limited416-362-2244David [email protected] [email protected]

KRG Insurance Brokers416-631-3419Paul [email protected] Mortgage Capital Corp416-646-1005Jen [email protected] [email protected] Financial Group416-494-7700Eamonn [email protected] Canada TrustDavid [email protected] Payment Systems Inc604-687-3520Tom [email protected]

UTILITIES/COMMUNICATIONBlackstone Energy416-996-0776Pete [email protected] Rite Rate Energy416-972-1400Steven [email protected] Industries1-888-298-3336Shannon [email protected] Cable Canada LP289-337-7867Elaine [email protected] Consumers Gas416-753-4663Rachit [email protected] Electric ConnectionsKeith [email protected] EnerStream Agency Services905-813-9333Brian [email protected] Energy Solutions416-727-6300Stefan [email protected] Group of Companies416-887-5349Christopher [email protected] Billing Solutions Inc.905-837-8548Andrew [email protected] 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


PROGRAMSCustom Preventative Maintenance PackagesCost Containment / Energy Management AnalysisGovernment Savings IncentivesMechanical Retrofit - R.O.ICertified Backflow Installer - City of TorontoOnline Client Program Administration

SERVICESGuaranteed Quality WorkmanshipFactory Trained / Fully Licensed TechniciansFully Equipped Service VehiclesVariable Service RatesBonded & Insured

NO CHARGE MECHANICAL AUDITTO ALL GTAA MEMBERS

HVAC/R | HEATING | CHILLERS/BOILERSPLUMBING | CONTROL SYSTEMS

SERVING THE GTA & SURROUNDING AREA | 24/7 ON CALL EMERGENCY SERVICE

416 -749-2200 | www.cynergymechanical.ca

PROVIDING COMPREHENSIVE MECHANICAL SERVICE SOLUTIONS SINCE 1994

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INDUSTRIAL

HI-RISE RESIDENTIAL/CONDOMINIUMS

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Get free no-nonsense

advice on saving energy —

and money!Get expert advice on planning an energy retrofit and beat rising utility costs.

Plus, one window access to federal, provincial, municipal and utility incentive programs. No cost, no bias, no sales pitches.

Let us help you cut your energy costs. Contact Mara Del Bianco, Hon.BA., LEED®

AP at 416-931-1463; [email protected]

More information on making your building an energy winner: www.TowerWise.ca

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