MAGAZINE - COGENERATION SIX-STOREY WOOD FRAME RENT REDUCTION NOTICES ELEVATOR UPDATES - Amazon S3
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VO L . 1 3 N O. 2 O C TO B E R 2 0 1 4 G R E AT E R TO RO N TO A PA RT M E N T A SSO C I AT I O N
B U I L D I N G B LO C K S M AG A Z I N E
MAGAZINE
VO L . 1 3 N O. 2 O C TO B E R 2 0 1 4
G R E AT E R TO RO N TO A PA RT M E N T A SSO C I AT I O N
COGENERATION
SIX-STOREY WOOD FRAME
RENT REDUCTION NOTICES
ELEVATOR UPDATES
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SUPPLIES MATS BAGS
w w w . g t a a o n l i n e . c o m
CONTENTS
FEDERAL
11 Another Reason for Tax Reform
13 Case Study: Application of a Co-Generation System
PROVINCIAL
16 Province Allowing Wood Frame Buildings Up to Six Storeys
17 Feds and Province Confirm Affordable Housing Funding
CORPORATE PROFILE
Founded in 1998, the Greater Toronto Apartment Association 18 Provincial Ministers’ Mandate Letters
(GTAA) represents the interests of Toronto’s most active 19 New Expanded Responsibilities for Ministers and Deputies
and concerned firms working in the multifamily rental 20 Carbon Monoxide Detectors
housing industry today.
20 New Ontario Personal Income Tax Rates for 2014
In a climate of rapidly changing issues such as realty taxes,
municipal fees, property and fire standards, inspections MUNICIPAL
and bylaws, the GTAA was established as a municipal 22 Electricity Rates Increase on November 1, 2014
association to advocate for the rental housing industry and 23 Rent Reduction Notifications
to provide a source of vital information, representation and 24 Elevator Upgrades, Requirements & Changes
leadership in the rental housing industry.
26 Toronto Water Capital Program
The GTAA now boasts more than 240 property management
companies that own and operate more than 160,000 GTAA
apartment units. As well, there are over 150 supplier 8 President’s Message
members in all trade categories. 10 Message from the Chair
GTAA’s regular meetings with municipalities throughout 28 Charitable Foundation Donation Request
the GTA, including politicians and officials, provides a 30 Human Resources in the Rental Industry
voice the industry needs for early warning about new 31 Changes to MRAB
policies, regulations and research reports. The GTAA also
32 Upcoming Education Series Seminars
engages in effective action campaigns in the media and
local communities. 34 Upcoming Events
35 20 Prince Arthur – Canada’s Most Iconic Rental Building
37 The Summer That Wasn’t
MEMBERSHIP HAS ITS BENEFITS
GTAA is an active participant in the formation of municipal 40 Overheated and Underperforming
policy and helping to shape legislation and regulations 46 Supplier Member Directory
that affect the industry. GTAA is “front and centre” on the
entire spectrum of housing-related issues. ON THE COVER – 20 Prince Arthur—Hollyburn’s 22-storey flagship building
designed by world-renowned architect Uno Prii, nestled in the heart
GTAA will inform member firms how actions by the Yorkville, Toronto.
respective municipal governments and other agencies
concerning the building code, affect the multifamily BUILDING BLOCKS
industry’s costs and operations. GTAA will alert members VOL. 13 NO. 2 OCTOBER 2014
to important proposals to change the model codes, inform PUBLISHER EDITOR
RICHARD SOREN DARYL CHONG
members of code improvements favored by the industry, Design Print Media President & CEO, GTAA
T. 416.465.6600 T. 416.385.3435 X36
and interpret the practical impact of major code decisions. designprint@sympatico.ca dchong@gtaaonline.com
• Building Blocks is published six times per annum (February, April, June, August,
October and December) by Design Print Media on behalf of the Greater
Toronto Apartment Association (GTAA) and is distributed through controlled
circulation 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.
O C T O B E R 2 0 1 4 V O L .1 3 N O . 2 B U I L D I N G B L O C K S 7
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MILLENNIUM MEMBERS PRESIDENT’S MESSAGE
y the time you read this
B the municipal elections
will be in the books. We will
have several new Mayors and
lots of new Councillors across
the Greater Toronto Area.
Autumn brings change, and
DARYL CHONG change brings opportunity. I
look forward to working with the many new faces on a
variety of City, Town and Regional Councils. I am also
optimistic that our previous interactions with returning
members will continue to be the foundation on which
to build.
With all of Ontario’s municipal governments going to
the polls, local Councils have recessed for the past month
or two to campaign. Things have been relatively quiet
from the political front.
But municipal bureaucrats have been busy. Toronto MLS
came by our office and gave a very detailed explanation
about the changes to MRAB, which included a very open
and candid conversation with those who attended. In
November, York Region officials will be here to inspire you
to develop rental buildings north of Steeles Avenue. Recall
that York doesn’t have much and certainly needs lots.
Unrelated to York, but in the same vein, GTAA continues
to partner with dozens of organizations who will assist
our efforts in obtaining incentives to construct new
purpose-built rental buildings.
The Toronto District School Board is interested in
considering land leases. TDSB has considerable land
holdings across the City and wishes to develop some but
not give up title. I will have them think it through then
invite them to share the concept with you.
GTAA continues to work with: Toronto’s Water
Department on their capital plan; Toronto City Planning
in regards to Climate Change and Resiliency in their
Environmental Policies as part of the Five Year Official
Plan Review; Solid Waste Management on Toronto’s Long
Term Waste Management Strategy; and many others.
The Province returned to work after the June election.
They are trying to be more transparent and have for the
first time publically shared the Minister and Ministry
marching orders. We’ll see what happens. They finally
released – after a lengthy delay due to the election – the
much anticipated change to the Building Code to allow
for six-storey wood framed construction, effective
January 1, 2015.
Enjoy the autumn!
8 B U I L D I N G B L O C K S V O L .1 3 N O . 2 O C T O B E R 2 0 1 4
ACE GROUP OF CO MPANI ES Leading Edge Ensuite and Common Area Renovations 39 Cranfield Rd., Toronto Ontario M4B 3H6 Toll free 1-877-711-4511 Tel: 416-285-5388 Fax: 416-285-7088 www.acegroupgta.ca
w w w . g t a a o n l i n e . c o m
MESSAGE FROM THE CHAIR
MARTIN TOVEY
ummer is behind us and it’s been a quiet summer at
S the GTAA. The recent Provincial election and pending
municipal election seems to have temporarily moved the
political agenda and focus away from our industry.
The Toronto mayoralty race has seen a few twists and
turns over the past few weeks with Rob Ford’s withdrawal
from the race and Doug Ford’s entry into the race. Of the
65 or so registered mayoralty candidates there appear to
be 3 contenders for the job. At the end of September I am
pleased to see that John Tory appears to be the clear front
runner. The election is on October 27, 2014 and anything
can happen.
You may have seen the recent announcements regarding
jani g.a . he code changes allowing for the construction of 6-storey
t i n g . tools . ical . heatin rts . lighting htin
igh ct r pa . lig wood frame buildings. This is great news for our industry
bing . l ce parts . ele . appliance l . plumbing ioning
DO
p lu m as we continue to look for more affordable ways to build
orial . re . applian ts hardware . janitoria . air condit
a ty
hardw fety . cabine lation . safe ctrical . hvac
new rental apartments.
a i e
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g. v
itionin ppliance pa safety . rce abinet Just a friendly reminder, if you have not already done so,
tion . mo
on
upplie s
air c .a
rdware
please submit your annual dues and suite count as soon
ols . ha ventila S
@
ore
m duct
as possible.
re P r o
mo City Staff have recommended that no changes are required
to the current heating By-Law. Therefore, discussions
KRXURUGHULQJ requiring air conditioning in rental units appears to
RQOLQHEXVLQHVVWRROV have died for the moment.
ZKROHVDOHSULFHVORJLQ
ZKROHVDOHSULFHVORJLQ
IDVWGHSHQGDEOHGHOLYHU\ The reforms to MRAB are welcomed. Senior staff from
YLHZRYHULWHPV
YLHZRYHULWHPV Toronto’s Municipal Licensing and Standards Department
SDU WVLOOXVWUDWLRQV provided an excellent overview to GTAA Members at a
QHZSURGXFWVGDLO\ recent seminar. If you missed it, you can download the
H[FOXVLYHLQVLGHUÁ\HUGHDOV
H[FOXVLYHLQVLGHUÁ\HUGHDOV presentation from GTAA’s website. More information will
ORFDWLRQVDFURVV&DQDGD
RYHU\HDUVVHUYLQJ\RX be shared once it is available.
Property Performance Centres
2161 Midland Ave.
Scarborough, Ont M1P 4T3
south east corner of Progress and Midland
Ph: 416-412-7278 Fax: 416-412-7890
www.amresupply.com
www.amresupply
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1 0 B U I L D I N G B L O C K S V O L .1 3 N O . 2 O C T O B E R 2 0 1 4FEDERAL
ANOTHER NEW REASON FOR
TAX REFORM FOR RENTAL HOUSING
JOHN DICKIE , PRESIDENT CFAA
FAA’s main advocacy goal is to improve the federal tax seniors will need to sell their homes in order to access
C situation of residential rental property in Canada. In
lobbying for that goal, we first need to show the federal
the equity to pay for living expenses; and those seniors
need to rent.
government that there are problems in rental housing which
need to be addressed. Applying the propensity to live in apartments seen in 2006
to the increased population of seniors suggests that the
A problem landlords can usefully bring forward is the aging demand from seniors for apartments will rise by 1,130,000
of the population, which will likely create an unmet need for apartments between 2011 and 2036. That represents an
private market rental housing suited to seniors. average of 45,000 additional apartments each year. That
appears to be well within the production trends of the last
In 2011, about 5,145,000 Canadians were over age 65. decades, when purpose-built rentals, condo rentals and
According to CMHC, that number is expected to increase to condos for sale to owner-occupiers are looked at all together.
10,080,000 by 2036, an increase of 102%. In 2011 about
2,300,000 Canadians were over age 75. By 2036 that number However, seniors also show an increase in the propensity to
is expected to increase to 5,540,000 an increase of 140%. rent as they age.
In contrast, the population as a whole is expected to grow TENURE BY AGE OF PRIMARY
from 34 million to 43.8 million, an increase of 29%. HOUSEHOLD MAINTAINER , CANADA , 2006
The vast bulk of seniors live in private dwellings, whether TENURE 55 TO 64 65 TO 74 75+ YEARS
owner-occupied or rented, but the type of dwelling they OWNER-OCCUPATION 77.7% 75.8% 67.9%
occupy changes as they age. Here are the figures for 2006,
RENTAL TENURE 22.3% 24.2% 32.1%
comparing the type of home which seniors occupy.
Applying the propensity to rent seen in 2006 to the increased
STRUCTURE TYPE BY AGE OF PRIMARY
HOUSEHOLD MAINTAINER , CANADA , 2006 population of seniors suggests that the demand from seniors
for rental units will rise by 1,020,000 units
DWELLING TYPE 55 TO 64 65 TO 74 75+ YEARS between 2011 and 2036. That represents
1. SINGLE DETACHED 62.3% 59.3% 50.6% an average of 41,000 additional rental
2. SEMI-DETACHED, DUPLEX OR ROW 14.2% 13.2% 11.7% units each year.
3. APARTMENT,w w w . g t a a o n l i n e . c o m
FEDERAL
general contracting
A division of R.F. Porter Plastering
year. Even over the last three years, with unsustainably
Over 50 Years low interest rates to stimulate rental construction, the
growth in purpose-built apartments has not exceeded
20,000 per year, and the growth in such apartments
of Excellence and condos for rent, taken together, has not exceeded
40,000 units.
in Service. The key question is whether the rental supply will be
there for the seniors who need it.
REG PORTER It should also be noted that condo rentals do not serve
Founder and President the seniors’ rental market as well as purpose-built rentals.
Rental condos are usually owned by investors who do not
live on-site, whereas most purpose built rental units
come with on-site maintenance staff and often rental
staff. Condos are likely to cater to a mixed age clientele,
many of whom go to work each day, whereas many
purpose built rental buildings function almost like seniors
buildings, where many senior-tenants make friends and
enjoy social activities together, such as playing cards, right
in the building.
Much of the seniors’ demand will be for up-to-date
apartments with quality amenities of the type they will
enjoy using. Many seniors have significant incomes, and
they can afford to rent up-to-date, quality apartments,
and want to do so. Will that rental supply be there?
visit us at www.rfporter.com
or email info@rfporter.com If not, that will be a problem for seniors and for
government.
building Once the public and government sees that there is a
maintenance looming problem, then landlords and landlords
associations can engage government in a discussion of
BUILDING MAINTENANCE possible solutions. If provincial landlord-tenant laws, or
zoning rules and procedures, or the federal tax rules are
R.F. Porter has recognized the importance of quality living getting in the way of meeting this demand, then all those
conditions in rental housing.The service department is a very issues will be on table.
crucial part of the business. Daily it carries out requests for:
LEARN MORE AT THE CFAA RENTAL
• Sanding & screening of hardwood floors HOUSING CONFERENCE 2015
• Ceramic wall & floor tile repairs & replacements
LEARN MORE AT THE CFAA RENTAL HOUSING CONFERENCE 2015,
• Custom cabinetry & counter tops WHICH WILL COVER MANY TOPICS OF INTEREST TO INVESTORS
• Plastering repairs AND PROPERTY MANAGERS OF ALL SIZES, AS WELL AS CFAA’S
• Total bathroom & kitchen renovations. NEWEST GOVERNMENT RELATIONS WORK, IN OPTIONAL SESSIONS.
SAVE JUNE 10 FOR THE BUILDING BUS TOUR , AND JUNE 11 AND
We also do complete preparation of turnover units. R. F. Porter 12 FOR THE EDUCATION SESSIONS AT THE WESTIN PRINCE
has over 25,000 square feet of manufacturing space, and HOTEL IN TORONTO.
takes great pride in handling projects, from start to finish, in
the G.T.A. GTAA IS A MEMBER OF THE CANADIAN FEDERATION OF APARTMENT
ASSOCIATIONS, WHICH IS THE SOLE NATIONAL ORGANIZATION
REPRESENTING THE INTERESTS OF CANADA’S $480 BILLION DOLLAR
PRIVATE RENTAL HOUSING INDUSTRY, PROVIDING HOMES FOR
MORE THAN EIGHT MILLION CANADIANS. LEARN MORE AT
WWW.CFAA-FCAPI.ORG.
Tel: (905) 940-4131 75D Konrad Crescent
Fax: (905) 474-1611 Clean as a Markham, ON
1-800-296-2210 Whistle L3R 8T8
1 2 B U I L D I N G B L O C K S V O L .1 3 N O . 2 O C T O B E R 2 0 1 4FEDERAL
CASE STUDY: APPLICATION OF
A CO-GENERATION SYSTEM IN
A RESIDENTIAL COMPLEX
PAULA GASPARRO, CANADA MORTGAGE AND HOUSING CORPORATION
OVERVIEW consume, compared to 10-30 per cent for a co-generation
The owner of a two-tower, 30+ year old residential apartment system. This offers significantly improved energy efficiency
complex in Toronto, confronted with rising electricity and compared to conventional building energy systems that use
heating costs and high maintenance expenses for the existing electricity supplied by a utility, generated by combustion of
boiler system, decided to install a cogeneration system. This fossil fuels.
system would reduce electricity costs by generating electricity
on-site and applying the accompanying heat to space heating A double-block wall enclosing the equipment room was
and potable hot water heating. The owner aimed to reduce constructed for the co-generation system. The double wall
electrical operating costs, and protect himself against provides an air gap to reduce noise from the equipment by
anticipated increases in electricity prices. He also wanted a about 40 dB. Fresh air and exhaust venting is provided. The
system that would provide a simple payback of less than four equipment was mounted on reinforced concrete pads.
years, as well as equipment with a long working life and Pipes from the co-gen system connect to the hydronic
reasonable maintenance costs. A co-generation system would heating system, which provide heat to the suites via a two-
address these expectations. pipe system from central boilers. Most of the heat for the
domestic hot water is drawn from the main heating loop.
The charge air coolers capture the heat of compression
from the turbochargers and supply part of the heat for the
domestic hot water.
Figure One: The Building Figure Two: Equipment Room
A co-generation system is an electrical-mechanical system Combustion exhaust is filtered through heat exchangers
that simultaneously produces both electricity and heat. It and silencers and then piped to the outside by means of a
uses the heat that is normally rejected by an electrical utility variable speed fan. The room is maintained at negative
both at the plant and in the transmission system. Electrical
utilities discard 70 per cent of the fossil fuel energy they
continued on page 14
O C T O B E R 2 0 1 4 V O L .1 3 N O . 2 B U I L D I N G B L O C K S 1 3w w w . g t a a o n l i n e . c o m
FEDERAL
pressure to ensure that no gas passes to other parts of the the higher ambient noise levels help alleviate noise
building. Fresh air comes in through an unpowered air duct; suppression problems.
a percentage of this air is filtered and used as combustion air
for the engines. Maintenance
Control of gaseous emissions requires good maintenance.
The owner was able to improve the payback period by using Co-generation system maintenance requires support for all
the class 43 write-off, which allows a building owner to component technologies: engine, natural gas, turbocharger,
rapidly depreciate the co-gen installation. This offers some electrical, electronic, mechanical, HVAC, computer hardware,
protection against corporate income taxes on other revenues. computer software, energy management and telecommun-
They drive induction generators in parallel with the electrical ications. It is important to control maintenance and repair
grid. This system is most effective for multi-residential costs in order to prevent these from eating up all the savings
buildings with 200 suites or more. realized through lower energy costs.
Two 125kW co-generation units were installed in an equipment Most of the equipment, properly maintained, has a useful
room in the common underground garage. Each apartment working life of more than 100,000 running hours. The
tower is fed electricity from one co-generation unit. engines require rebuilding annually at a cost of about $8,000
each. The heat exchangers must be cleaned twice a year or
The electrical connections to the buildings are in the main more often, at a cost of about $2,000 per cleaning. Other
electrical rooms on the load side of the utility’s current replacement costs (filters, oil, spark plugs, cables, gaskets
transformers. The captured heat from the engine jackets and etc.) are about $500 monthly.
the exhaust gas heat exchangers is applied to the common
space and domestic hot-water heating boiler return header. At the same time however, there are other environmental
benefits associated with a co-generation system. Co-gen
The captured heat from the charge air coolers is applied to offers overall energy efficiency; electrical utilities discard 70
preheat the domestic, hot-water for one tower. The charge air per cent of the fossil fuel energy they consume, compared to
coolers are air-to-water heat exchangers that capture heat of 10-30 per cent for a co-generation system. There are lower
compression from the turbochargers. levels of greenhouse gas emissions. The carbon dioxide
emissions related to electrical power generated by a co-gen
OTHER VITAL INFORMATION
system are one-third those produced by fossil-fuel generated
Noise suppression
electrical power supplied by most utilities.
Noise suppression and control of gaseous emissions are two
Appropriate Location
critically important factors that must be addressed in the
Co-generation systems can be considered for rooftop, sub-
installation of a co-generation system. Ontario’s Ministry of
basement locker room or garage locations, or may be
the Environment requires that, from 7 a.m. to 11 p.m., noise
constructed as free-standing structures at the building site.
level at the point of impingement must be less than 55 dBA
The chief concerns in placement are structural reinforcement,
while from 11 p.m. to 7 a.m. noise level at point of impingement
vibration and noise suppression, ventilation requirements,
must be less than 45 dBA (unless ambient noise level such as
vapour plume and exhasut, and access. In a retrofit situation,
traffic noise, is higher). Noise suppression was addressed
two to three parking spots are taken per co-gen unit.
through a number of measures, such as a double-block wall
with an air lock; at least two elbows in each ventilation duct; Approvals
engine exhaust silencers; acoustic foam air duct liners; The building owner encountered numerous approval
ceramic blanket combustion exhaust duct liner; combustion requirements. Approvals are a critical issue in co-gen
exhaust duct baffle; double flexible connections on all pipes; applications. There are many approvals required. They
programmable inverter drives programmed to skip resonances; include Zoning, Building (architectural, parking, fire,
grass embankments instead of concrete or pavement; and, ventilation and NIMBY), Ministry of Environment, Electrical,
sound walls. By locating the equipment next to the highway, Natural Gas, Pressure Vessel and Engineered System permits.
1 4 B U I L D I N G B L O C K S V O L .1 3 N O . 2 O C T O B E R 2 0 1 4FEDERAL
It is important the co-gen system be treated as a hydronic in a period where the cost of natural gas is high and the cost
heating system, not as a power station. of electrical power is comparatively low, there is less financial
incentive to install such a system.
Electricity
Co-generation systems would be more economical if Other Co-gen Technologies
jurisdictions used real-time electricity pricing, and if the Micro-turbine (turbocharger) technology is now available for
electricity generated could be sold directly to the building co-generation installations as an alternative to the diesel
tenants without being required to use the external grid. engine described here. They have a lower emission of CO and
There would also be an advantage if excess electricity other exhaust gases. Air bearings provide another advantage
generated in one building could be sold to other buildings. to turbines, since they do not burn the oil required by the
diesel engines. One issue of more efficient equipment is that
It should be pointed out that, while the installation of a co- the cooler exhaust gases tend to hug the ground instead of
gen system normally presents significant energy cost savings, rising and dissipating.
FOR MORE INFORMATION ABOUT BUILDING SOLUTIONS AND BEST PRACTICES VISIT THE CANADA MORTGAGE AND HOUSING
CORPORATION. RESEARCH REPORTS ARE ALSO AVAILABLE FROM CMHC’S CANADIAN HOUSING INFORMATION CENTRE AT 1-800-668-2642.
TO TAKE ADVANTAGE OF CMHC’S MORTGAGE LOAN INSURANCE OR TO LEARN MORE ABOUT CMHC RESOURCES,
CONTACT PAULA GASPARRO, MANAGER, BUSINESS DEVELOPMENT, MULTI-UNIT MORTGAGE INSURANCE AT 416-250-2731,
VIA E-MAIL AT PGASPARR@CMHC.CA OR LOG ON TO WWW. CMHC.CA/MULTI-UNIT.
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O C T O B E R 2 0 1 4 V O L .1 3 N O . 2 B U I L D I N G B L OC K S 1 5
w w w . g t a a o n l i n e . c o m
PROVINCIAL
PROVINCE
ALLOWING WOOD
FRAME BUILDINGS
UP TO SIX STOREYS
n September 23, 2014 the Province of Ontario
O announced it would allow wood frame buildings up
to six storeys. Ontario is introducing safer, more flexible
and affordable design options for the construction of
wood frame buildings. Through changes to the Ontario
Building Code, wood frame buildings can now be built up
to six storeys high, raising the limit from four storeys.
Changes to the Building Code allowing up to six-storey
wood-frame buildings start January 1, 2015.
In 2012, Bill Mauro, MPP Thunder Bay-Atikokan,
introduced a Private Member’s Bill to allow for six-storey
wood frame construction in Ontario. Most European
Union and several North American jurisdictions allow
wood-frame buildings up to six storeys. In British
Columbia, over 50 wood frame buildings have been
built since its building code was changed in 2009.
A PA R T M E N T L AU N D RY SYST E M S
Ontario’s mid-rise wood frame construction requirements
SINCE 1961 OUR NAME HAS BEEN offer the highest degree of public and firefighter safety
SYNONYMOUS WITH SERVICE EXCELLENCE in Canada. New safety requirements for wood frame
AND DEPENDABILITY buildings that include building stairwells with non-
Your choice of coin operated or smart card equipment combustible materials and roofs that are combustion
resistant now make Ontario’s regulations the most
Front load, high energy efficient Maytag machines rigorous in Canada.
Revenue share, rental plans and sales More demand for mid-rise wood buildings may help
generate new demand for forestry products, which
All machines come with full audit capabilities currently supports more than 150,000 direct and indirect
jobs in more than 260 communities across Ontario.
MU LT IP LE MU LT IP LE “Building Code changes to mid-rise wood construction will
WI NN ER S OF WI NN ER S
TH E RE D OF TH E FR ED
MAYTAG
give builders and the public even safer, more flexible building
CA RP ET
SE RV IC E P R E S E N T E D T O T H E TRAV EL LI NG
TR OP HY
options. Our made-in-Ontario model for mid-rise wood
AWAR D TOP MAYTAG DISTRIBUTOR
IN THE WORLD provides the highest requirements for fire safety in Canada”
said Ted McMeekin, Minister of Municipal Affairs and
TO R O N TO B RA N C H
Housing in a press release.
5915 Coopers Avenue, Mississauga, Ontario
Phone: 905-890-1220 OR 1-800-387-9503
Fax: 905-890-7039
O N TA R I O - Q U E B EC - N OVA S C OT I A
W W W. H A R C O C O . C O M
1 6 B U I L D I N G B L O C K S V O L .1 3 N O . 2 O C T O B E R 2 0 1 4PROVINCIAL
Feds and Province
Confirm Affordable
Housing Funding
n August 11, 2014 the Federal and Ontario Provincial to address local housing needs and priorities. Ontario is
O Governments announced an additional combined
investment of more than $801 million over five years, to help
supporting the building and renovation of affordable housing,
as well as the provision of rental and homeownership
more individuals and families in housing need. The funding assistance to low and moderate income households.
will be delivered through an extension to the Investment in
Affordable Housing (IAH) agreement. On November 8, 2011, the Governments of Canada and Ontario
announced an IAH agreement with a combined investment of
This was anticipated for many months, and extensive details $481 million for 2011-2014. This new agreement extends the
were provided in the “Investment in Affordable Housing original agreement for 2014-2019 with an additional combined
Program Extension” article in the August 2014 edition of investment of more than $801 million. From April 2011 to
Building Blocks (pages 24-25). March 2014, the IAH has already helped more than 183,600
households nationally, and close to 17,800 in Ontario.
The federal portion of this funding comes from Economic
Action Plan 2013, which announced the Government of The announcement was delayed due to the Ontario Provincial
Canada's commitment to investing more than $1.25 billion election held in June 2014 and then by the subsequent
nationally over five years to extend the Investment in appointment of Cabinet Ministers. In the August Building
Affordable Housing and to creating opportunities for Blocks article, the City of Toronto assumed they would
apprentices, which will support the training of skilled labour receive the same annual amounts in the extension. This will
in residential housing. Governments will report annually to be confirmed when City Council resumes after the election.
the public regarding the investments and progress toward
achieving the intended outcomes of the IAH. Details will be provided when they become available. As
with last time, information regarding funding applications
Under the IAH, the Ontario Government has the flexibility will be shared upon receipt.
to design and deliver a range of affordable housing programs
FOR MORE INFORMATION ON ALL EVENTS
OR HOW YOU CAN SPONSOR AN EVENT
OR TO REGISTER,
CONTACT LORRAINE FISHER AT PARKING STRUCTURE REHABILITATION
905-848-2992 FAX 905-848-3883
LFISHER@GTAAONLINE.COM OR
TEL
BALCONY, MASONRY, AND CAULKING REPAIRS
CALL 416-385-3435 X 37
TRAFFIC DECK WATERPROOFING SYSTEMS
www.conterra.ca EXPANSION JOINTS
HYDRODEMOLITION
3633 ERINDALE STATION ROAD, MISSISSAUGA, ONTARIO L5C 2S9 SPECIALIZED CONCRETE REPAIRS
O C T O B E R 2 0 1 4 V O L .1 3 N O . 2 B U I L D I N G B L O C K S 1 7w w w . g t a a o n l i n e . c o m
PROVINCIAL
PROVINCIAL MINISTERS’ MANDATE LETTERS
or the first time, the mandate letters that will guide the need to support economic growth, protect the
F Ontario’s new government over the next four years have
been publically disclosed. These mandate letters – 30 in total
environment and improve the province’s social well-being.
– outline the specific priorities that each member of cabinet Supporting the development of sustainable, transit-friendly
and their ministry will focus on. complete communities by amending the Planning Act and
the Development Charges Act to improve land use planning
The following contain the highlights from the mandate letter and encourage smarter growth, with these amendments
sent from Premier Kathleeen Wynne to The Honourable Ted ensuring respect for local official plans and decision-
McMeekin, Minister of Municipal Affairs and Housing. making, generating more growth-related revenue for transit,
requiring that citizen input is considered in the land use
As the Minister of Municipal Affairs and Housing, you will planning process and having the effect of reducing the
strengthen and support communities across the province. number of applications to the Ontario Municipal Board.
You will work to improve affordable housing and land use
planning, protect the environment and agricultural lands, Leading a review of the scope and effectiveness of the
strengthen partnerships with municipal governments, and Ontario Municipal Board (OMB). Working with the Attorney
review provincial policies relating to disaster relief and General and key stakeholders, you will recommend possible
building codes to ensure that Ontario’s communities are safe, reforms that would improve the OMB’s role within the
connected and able to thrive. broader land use planning system.
___________________________________________________
Reviewing Provincial Growth and Greenbelt Plans
Your ministry’s specific priorities include: Leading the co-ordinated review of the Growth Plan and
Moving Forward on Social and Affordable Housing the Greenbelt Plans, working closely with the Minister of
Working to implement the renewed five-year agreement Natural Resources and Forestry, Minister of Transportation
with the federal government on the Investment in and relevant stakeholders. Your goals are to improve
Affordable Housing program. As part of this investment, alignment across provincial plans and transit investments,
you will improve the availability of suitable, affordable and to support planning and development decisions that
housing for seniors and collaborate with the Minister of will create more complete communities across the province,
Health and Long-Term Care (MOHLTC) to expand providing options for healthier living and shorter commute
supportive housing opportunities for people with mental times for Ontarians.
health and addictions issues. Working to protect prime agricultural lands. You will do
Continuing to work collaboratively with the Minister of so as part of the co-ordinated reviews of provincial land
Intergovernmental Affairs, other provinces, territories and use plans, working with the Minister of Agriculture, Food
municipal partners to call on our federal partners to commit and Rural Affairs, and in consultation with farmers,
to long-term funding for social and affordable housing. municipalities, stakeholders and the public.
Undertaking a review of the Long-term Affordable Housing Finalizing the indicators for the Growth Plan for the
Strategy by 2015-16 to support Realizing Our Potential, Greater Golden Horseshoe and for the Greenbelt Plans to
Ontario’s Poverty Reduction Strategy. You will conduct this assess the results of the plans’ implementation and develop
review, in collaboration with the Minister Responsible for reports to monitor progress toward more complete
the Poverty Reduction Strategy, the Minister of Community communities and the achievement of the plans’ goals.
and Social Services, MOHLTC and other relevant ministers. Partnering with municipalities to grow the Greenbelt. You
This work will include examining the methods available will respond to municipal requests in a timely manner
to measure housing needs and related metrics, and ensuring there is a clear, simple process in place to address
ensuring that the strategy reflects current research and requests for further expansion.
best practices and our goal to end homelessness.
Reviewing Municipal Governance
Improving Land Use Planning Undertaking a review of the Municipal Elections Act after
Undertaking initiatives, as the lead minister for Ontario’s the 2014 municipal elections. You will ensure that the act
one-window land use planning system, that will balance meets the needs of communities, and that it provides
1 8 B U I L D I N G B L O C K S V O L .1 3 N O . 2 O C T O B E R 2 0 1 4PROVINCIAL
municipalities with the option of using ranked ballots in Amending the Building Code to allow six-storey, wood-
future elections, starting in 2018, as an alternative to first- frame buildings, which will encourage the construction of
past-the-post. mid-rise, mixed-use buildings.
Strengthening Partnerships with Municipalities Considering and implementing, where appropriate,
Continuing to apply a municipal lens to decisions made recommendations from the Elliot Lake Public Inquiry,
across government, ensuring the impact on municipalities including changes to legislation, regulation, bylaws,
is carefully considered. policies and procedures that may prevent a similar event
in the future.
Continuing to facilitate the strong relationship between
the province and municipalities, including the ongoing Reviewing Disaster Response
implementation of the Memorandum of Understanding Undertaking a review of the Ontario Disaster Relief
with the Association of Municipalities of Ontario (AMO), Assistance Program. Your goals are to ensure the program
as well as the Toronto-Ontario Cooperation and Consultation design and criteria reflect current needs in addressing
Agreement. You will consult with AMO and Toronto on extreme weather events and build upon lessons learned
matters of mutual interest. from recent experiences, such as the 2013 ice storm. You
will do so in alignment with the comprehensive review
Working with municipalities outside of these formal of the province’s emergency management system by the
agreements to ensure their perspectives are also heard. Minister of Community Safety and Correctional Services.
Amending the Building Code Developing a Community Hubs Policy
Reviewing the Building Code to continue to ensure Working with the ministers of Health and Long-Term
buildings are safe, accessible and cost-effective. You will Care, Education, and others, to consult with stakeholders
focus on moving Ontario forward as the North American and develop clear government policy on community hubs.
leader in climate-resistant and environmentally efficient This policy will promote efficient use of public assets and
construction. build better ties among schools, municipalities and
community organizations.
NEW AND EXPANDED RESPONSIBILITIES
FOR MINISTRIES AND DEPUTY MINISTERS
n August 2014, Premier Kathleen Wynne announced The Places to Grow Act and the growth plans for the Greater
I changes to three ministries; Ministry of Economic
Development, Employment and Infrastructure, Ministry
Golden Horseshoe and for Northern Ontario support
economic prosperity by building strong communities that
of Citizenship, Immigration and International Trade, and use land, resources and existing infrastructure efficiently.
Ministry of Municipal Affairs and Housing.
Deputies of the affected ministries took the appropriate
In regards to the Ministry of Municipal Affairs and Housing, steps to ensure these changes came into effect by September
it will now be responsible for the Ontario Growth Secretariat, 2, 2014.
where it will continue to lead the Places to Grow initiative.
O C T O B E R 2 0 1 4 V O L .1 3 N O . 2 B U I L D I N G B L O C K S 1 9w w w . g t a a o n l i n e . c o m
PROVINCIAL
Carbon Monoxide
Detectors
he law making carbon monoxide warning devices The province will
T mandatory in Ontario homes came into force on
October 15, 2014.
hold its first Carbon
Monoxide Awareness
Week, starting Nov. 1.
Bill 77 (Hawkins-Gignac Act) updates the Ontario Fire Code
to mandate the use of carbon monoxide warning devices in There is a phase-in period.
houses, condos, apartments, hotels and university residences Buildings that contain no more
that have a fuel-burning device such as a fireplace, gas stove, than six residential suites (single-
water heater or furnace — or if the home is attached to a family, duplexes, triplexes, etc.) are required to comply with
garage. The Ontario Building Code has required detectors in the regulations by April 15, 2015. Buildings containing more
residential construction since 2011, but this bill applies to all than six residential suites are required to comply with the
homes in the province. regulations by October 15, 2015.
NEW ONTARIO PERSONAL INCOME TAX
RATES AND THRESHOLDS FOR 2014
eginning September 1, 2014, administrative changes will a new threshold of $220,000
B be in place affecting those with taxable incomes over
$150,000. This will apply to less than two per cent of Ontario
for the 13.16% top PIT rate
tax filers. The Canada Revenue Agency (CRA) has published updated
Ontario payroll deduction tables and payroll deduction
As announced in Budget 2014, new Ontario personal income formulas showing amounts to be withheld from pay. These
tax (PIT) rates and thresholds were passed into law on July new withholding amounts and calculations, starting in
24, 2014 and affect all taxable income for the 2014 calendar September 2014, reflect the necessary prorated tax rates to
year: allow administrators to withhold the correct additional
amounts from pay between September 1 and the final pay
a new PIT rate of 12.16% on of 2014.
income from $150,000 and
up to $220,000 DETAILS ARE AVAILABLE ON CRA’S WEBSITE
2 0 B U I L D I N G B L O C K S V O L .1 3 N O . 2 O C T O B E R 2 0 1 4w w w . g t a a o n l i n e . c o m
MUNICIPAL
Electricity Rates
Increase on
November 1, 2014
n October 16, 2014 the Ontario Energy Board announced The price threshold – the amount of electricity that is charged
O new electricity prices that take effect on November 1, 2014.
Prices are reviewed and may change every six months – usually
at the lower price – changes twice a year for residential
consumers. The price threshold will be 1,000 kWh per
May 1 and November 1 of each year. The following chart month in the winter (November 1st to April 30th), and 600
details the new prices for Tiered RPP and Time-of-Use RPP. kWh per month in the summer (May 1st to October 31st).
ELECTRICITY PRICES FOR CONSUMERS ON THE REGULATED PRICE PLAN (RPP)
MAY 1ST 2014 NOV 1ST 2014 INCREASE FROM MAY
(¢/KWH) (¢/KWH) (¢/KWH)
TWO-TIER (NON-TOU)
TIER 1 8.6 8.8 0.2
TIER 2 10.1 10.3 0.2
TIME-OF-USE (TOU)
OFF-PEAK 7.5 7.7 0.2
MID-PEAK 11.2 11.4 0.2
ON-PEAK 13.5 14.0 0.5
2 2 B U I L D I N G B L O C K S V O L .1 3 N O . 2 O C T O B E R 2 0 1 4MUNICIPAL
RENT REDUCTION NOTIFICATIONS
he City of Toronto sends notices each year to landlords Note that the amount of the rent reduction is NOT the same
T and tenants of rental residential properties that have
property tax reductions of more than 2.49% from one year
as the amount of the property tax decrease. The provincial
legislation says that property taxes make up about 20% of
to the next. In accordance with the provincial Residential the rental charge in multi-residential buildings. The rent
Tenancies Act, tenants in these properties can reduce their reduction is equal to 20% of the percentage tax decrease. For
rents on December 31. The notices explain how to calculate example, for a 5% decrease in property taxes, tenants could
the automatic rent reduction. reduce their rent by 1% (20% x 5% = 1%).
The Act requires that municipalities send out the notices of For residential buildings with six or fewer units, the legislation
rent reductions to landlords and tenants of rental multi- puts property taxes at about 15% of the rental charge. Using
residential buildings of seven or more units. Toronto City the same example of 5% tax decrease, the rent reduction for
Council has directed that notices also be sent to small rental the tenant would be 0.75% (15% x 5% = 0.75%).
residential buildings.
EXEMPTIONS
In the City of Toronto, notices to landlords of 3,685 properties Rules about automatic rent reductions due to property tax
eligible for the rent reductions were sent on September 10, decreases do not apply to certain types of rental residential
2014. properties. Examples include social housing, non-profit
Notices will be mailed to tenants living in some 59,287 units housing projects, non-profit co-operatives, vacation homes
of these properties by December 15, 2014. and housing owned by educational institutions. Rental
properties that became occupied after November 1, 1991 are
Notices sent to landlords indicate the percentage by which also exempt. Tenants living in any of these properties are not
all tenants in the building are entitled to reduce their rents. eligible for a rent reduction if the property tax decreases and
For example, if it is a 1.65% rent reduction and the current should not receive a notice from the City. Also, if a tenant
monthly rent is $800, the exact dollar amount of the new lives in a privately owned rental apartment or home which
rent is calculated like this: is subsidized by any level of government, the tenant is not
eligible for a rent reduction, nor should the tenant receive a
THE MONTHLY RENT REDUCTION: $800 X 0.0165 = $13.20 City notice.
THE NEW MONTHLY RENT: $800 - $13.20 = $786.80
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MUNICIPAL
ELEVATOR UPGRADES,
REQUIREMENTS & CHANGES
n late-October, the Technical Standards and Safety REQUIREMENT FOR ESCALATOR SKIRT PANELS TO
I Authority (TSSA) mailed personalized versions of the
following template letters to building owners with elevators
MEET SKIRT STEP PERFORMANCE INDEX (SSPI)
which may be affected by a series of requirements.
RETROACTIVE REQUIREMENT TO UPGRADE
ELEVATORS WITH SINGLE SPEED CONTROLS
In April 2010, TSSA released an Enforcement Procedure
Bulletin # 241/10 advising owners and contractors of
upcoming changes to escalator skirt panels.
In May 2014, TSSA released Director’s Order # 267/14 Arising from safety concerns from the Consumer Product
advising owners and contractors about a retroactive and Safety Commission, in 1998 the US elevator industry
requirement to upgrade all single speed elevator controls. undertook significant efforts to understand and manage
escalator entrapments that were occurring between the
Compliance due dates are based on the devices installation moving escalator steps and the stationary adjacent skirt
number. The retrofit program has been spread over a 5 year panels. The outcome was a means to quantify a measurement
implementation period, with dates for compliance known as the Skirt Step Performance Index that correlates
summarized in the table. the friction and rigidity of the skirt panels with the gap
between the escalator step and the skirt panel.
INSTALLATION NUMBER RETROFIT DUE DATE
SSPI values are now part of the safety code for new and
1 – 9481 JANUARY 1, 2018 existing devices and the requirement to manage this safety
9482 – 1337 1 JANUARY 1, 2019 issue is contained in the Elevating Devices Code Adoption
Document 261-13-r1 (see page 44).
13372 – 18161 JANUARY 1, 2020
Depending on the vintage of escalator, different SSPI’s are
18162 – 35418 JANUARY 1, 2021
permitted. The code also recognizes the use of Escalator Skirt
35419 AND HIGHER JANUARY 1, 2022 Brushes as a means to help manage safety.
Specific testing equipment is available to determine the SSPI
The concern with single speed elevator controls is with their of your escalator.
inability to consistently level with the floor and thus pose an
unacceptable risk to the public. Since this type of change has
CODE EDITION SSPI
cost implications, you are being reminded of the upcoming
compliance due dates for retrofit so that you can budget and B44-10 DEVICES AND NEWERMUNICIPAL
If you have not already done so, you should work with your
elevating device maintenance contractor to determine where
your equipment resides on the SSPI scale, in order to determine
what changes if any will be required to be in compliance with
the SSPI ranges.
HYDRAULIC ELEVATORS WITH
SINGLE BOTTOM CYLINDERS
In March 2012, TSSA released Director’s Safety Order #
253/12 alerting owners and contractors about a retroactive
requirement to upgrade all freight platform lifts or all
material lifts utilizing hoistway door mechanical lock and
contracts to interlocks not later than May 1, 2014.
The concern is that hoistway doors with mechanical lock
and contacts, if subject to hard use leading to a misalignment
of components, could allow a lift to move away from a floor
In April 2010, TSSA released INFORMATION BULLETIN # even when the hoistway doors are closed but not locked
243/10 to alert Owners / Operators about upcoming changes mechanically. In this condition, if the hoistway door is
affecting existing hydraulic elevators that have buried single accidentally opened without the lift being at the floor, a fall
bottom cylinders. hazard could be exposed.
In September 2012, TSSA issued a targeted mail out advising To address the above noted requirements, the GTAA
that devices with these cylinders need attention. Education Series has arranged the following seminar:
The concern is that buried cylinders with single bottoms can
fail catastrophically causing the elevator to free fall and cause E L E VATO R
injury to riders. To manage this risk and until the cylinder
issue is addressed, your elevator maintenance provider is
UPGRADES ,
required to perform monthly oil loss monitoring to ensure R E Q U IR E M E N
TS
there are no early warning signs of corrosion via oil loss. & CHANGES
Many devices in the province have been replaced or retrofitted,
however our records indicate your device is still pending TU ES DAY, D EC
EM BE R 2, 20 14
action. It is important that you discuss this issue with your 8: 30 – 10 :3 0 A
G TA A , 20 U PJ M
elevator maintenance contractor as soon as possible so you can O H N ROA D
plan and schedule for the needed work. You should also ensure
that monthly oil loss monitoring is being performed. Rob Kremer, M
anager Engine
Standards and ering, Technica
Safety Author l
an update of re ity (TSSA) will
The requirement to manage this safety issue is contained in cent and upco provide
requirements ming up grades,
the Elevating Devices Code Adoption Document 261-13-r1 and changes
(see page 38).
M A RK TH E D
AT E A N D WAT
TH E SE M IN A R C H FO R
RETROACTIVE INTERLOCK REQUIREMENTS FOR IN VI TATI O N .
FREIGHT PLATFORM LIF TS AND MATERIAL LIF TS
O C T O B E R 2 0 1 4 V O L .1 3 N O . 2 B U I L D I N G B L O C K S 2 5w w w . g t a a o n l i n e . c o m
MUNICIPAL
TORONTO WATER CAPITAL PROGRAM
he City of Toronto is continuing their review of Toronto The October 2013 report recommended that City Council
T Water's capital program and funding sources. Based on
the consultations conducted last year, together with the
(i) agree in principle to increased investments for Toronto
Water; (ii) approve a study to determine and consult on the
feedback received and direction from Toronto City Council, best way to pay for the higher level of investment particularly
staff have refined funding source options and analyzed for flood protection and stormwater management; and (iii)
potential impacts on different types of water customers. consider the preferred funding strategy as part of the 2015
Toronto Water Capital Budget submission.
The Greater Toronto Apartment Association continues to
participate in the consultation process as an affected stake- Financing options recommended for further review were:
holder. The sessions are being held in early November 2014. 1. Water rate increases greater than the rate of
Comments and written submissions (due by November 28, inflation after 2014
2014) will be considered during the preparation of the final 2. A dedicated stormwater management charge
report for the January 2015 Executive Committee. on the water bill
Recall that the purpose of the original report was to advise 3. Debenture financing for large scale, long
City Council about options to increase future capital funding service period projects
for Toronto Water to continue with the renewal of drinking 4. Local improvement charges for all or a portion
water, wastewater, and stormwater infrastructure and to of the Basement Flooding Protection program
accelerate the implementation of priority projects for
Seventeen representatives representing seven stakeholder
managing the impact of severe storm events.
groups, including the GTAA, attended the consultation
Over the last decade, Toronto Water has implemented a sessions in September 2013. From these session, the City has
sustainable infrastructure renewal program ensuring the concluded that “generally speaking, the institutional sector
continued safe delivery of services. Originally, after reaching expressed concern around the ability of their funding model to
an adequate funding level to ensure that Toronto Water absorb higher costs, and tended towards the 'stay the course'
assets are in a state of good repair, the capital plan was option, but were also open to the idea of a stormwater charge if
designed to increase funding for projects to address pollution there were opportunities for credit for initiatives or uses that
caused by the overflow from both storm and combined sewers benefit stormwater management. The NGO sector felt that a
into the environment. stormwater charge was fairest approach best reflecting the cost
of stormwater management. The industrial sector agreed with
However, changing customer priorities and declining water the stormwater charge in principle, and supported credits where
consumption has impacted Toronto Water's long term stormwater initiatives were undertaken by industries, but felt
capital plans. An increase in extreme weather events leading further analysis was needed. The commercial sector expressed a
to extensive basement flooding, damage to city infrastructure concern around a stormwater charge, and generally advocated
and stream erosion has resulted in a demand for greater a billing system that was fair and transparent and where
investment and a refocusing of stormwater management everyone shared the cost.”
priorities. In addition, the consumption of water is being
reduced through a greater awareness of the environment The November 2014 consultations will provide a better
and the trend to more efficient fixtures and appliances. Less idea of which direction the City is heading. GTAA will
water consumption results in less future revenue to fund continue to participate in these proceedings on behalf of
capital projects. our industry.
2 6 B U I L D I N G B L O C K S V O L .1 3 N O . 2 O C T O B E R 2 0 1 4w w w . g t a a o n l i n e . c o m
G TA A
Charitable Foundation
Donation Request
WE INVITE TO YOU TO DONATE TO Housing are very grateful for our $20,000 grants. The Scott
Mission and The Furniture Bank each received $10,000 grants.
OUR CHARITABLE FOUNDATION.
Direct funding from our Charitable Foundation provided
our generous donations during the past year allowed our
Y Charitable Foundation to provide more than $100,000
directly to service providers doing much needed front-line
150 children living in the City of Toronto’s Hostels with a
very enjoyable and memorable day long trip (including
transportation and food) to the new Ripley’s Aquarium.
work. The recipients of our Housing & Community Support
Fund are smaller organizations that work with the homeless The GTAA Charitable Foundation is a formally Registered
and hard to house in the Greater Charity (#866442494RR001) with
Toronto Area. Canada Revenue Agency. We issue
official donation receipts that
The GTAA holds several fundraising qualify for charitable tax credits.
events throughout the year to Make your donation now to qualify
support our Charitable Foundation. for this year’s income taxes.
Your annual individual and
corporate support allows our Donations of $200 or more,
Charitable Foundation to do automatically receive a free ticket
much more. to our Chair’s Annual Luncheon –
Tuesday, January 27, 2015 at the
Our Charitable Foundation David Duncan House – in support
demonstrates that companies of the GTAA Charitable
involved in the rental housing Foundation.
sector care about people. Our
industry’s positive aspects are shown through this effort On behalf of the GTAA Charitable Foundation Board and the
and it is widely recognized by politicians, government individual recipients that are helped through our grants,
departments, the media and housing provider peers. “Thank-you” in advance for your continued commitment
to assisting those who are less privileged in our society.
This year, six Partnering Groups each received grants for Thank you very much for your support.
their important work. Massey Centre for Women, Horizons
for Youth, Street Haven at the Crossroads, and Mainstay
2 8 B U I L D I N G B L O C K S V O L .1 3 N O . 2 O C T O B E R 2 0 1 4G TA A
CHAIR’S ANNUAL LUNCHEON IN SUPPORT OF THE
Greater Toronto Apartment Association
Charitable Foundation
Housing & Community Support Fund
TUESDAY, JANUARY 27, 2015
12 – 2:30 PM
DAVID DUNCAN HOUSE
125 MOATFIELD DRIVE, TORONTO
Martin Tovey, Chair, Board of Directors, Greater Toronto
Apartment Association invites you to attend an exclusive and
intimate luncheon to welcome the New Year and support the
initiatives of the Charitable Foundation.
Seats require a minimum corporate or personal donation to the
Charitable Foundation of $200 per person.
The full value (no deduction for the cost of the meal) of your
generous donation qualifies for a tax receipt.
Please make your cheque payable to:
Greater Toronto Apartment Association Charitable Foundation
and send it to 20 Upjohn Road, Suite 103,
Toronto, Ontario M3B 2V9.
Watch for an email invitation that
includes all registration details.
Please note that last year’s event was sold out.
Register early to reserve your seat.
O C T O B E R 2 0 1 4 V O L .1 3 N O . 2 B U I L D I N G B L O C K S 2 9w w w . g t a a o n l i n e . c o m
G TA A
ON TUESDAY, SEPTEMBER 9, 2014 THE GTAA EDUCATION SERIES PRESENTED
Human Resources
in the
Rental Industry
his seminar detailed our industry’s best practices, from a Jeremy Schwartz (Partner, Stringer Management Lawyers)
T group of experts that deal specifically with HR in rental
housing. They will outline what you need to do to hire the
outlined some Hot Topics in employment standards and
compliance in our industry.
best and how to avoid the problems and consequences of
common mistakes. If you missed this session, or even if you attended and are
interested in obtaining the presentations, please log into
Jenny Affe (Vice President, Human Resources, Greenwin Inc) our website to download the presentation files.
overviewed Selecting for Success – including recruiting, the
letter of offer, and hiring.
3 0 B U I L D I N G B L O C K S V O L .1 3 N O . 2 O C T O B E R 2 0 1 4You can also read
