Fall 2004 Issue - Alberta Residential Landlord Association

VOLUME 9
ISSUE 3
FALL 2004
7TH ANNUAL TRADE SHOW & CONFERENCE
COMING TO THE NORTHLANDS AGRICOM!
by Kelley Keehn, Chairperson Trade Show Committee
Stressed Out? Need to Increase Profits? Lacking Energy?
For no money down, no interest and no payments you can attend this
year’s “Manage Your Health - Manage Your Wealth” Tradeshow on
October 19th at the Northlands AgriCom! We have FREE ADMISSION,
FREE PARKING & FREE SEMINARS for you, your staff, family and friends.
6.
You’ve lived in Alberta all of your life and have never stayed at the
Banff Springs Hotel or experienced one of their luxurious spa
treatments. Come and enter the Grand Prize Draw Give-A-Way.
5.
It is EAA’s 10th operating Anniversary. Rumor has it that there is
going to be an “academy award” style luncheon honouring the
original “Four Founders” of the EAA and although you’re not sure if
there will be a red carpet, you know you “must be seen”.
4.
What more can we say… the lunch menu was delicious last year!
3.
One Stop Trade Shopping - Get informed on what new services and
products are available this year! Lots of exhibitors to assist you with
making the best choice for your buildings!
2.
Because you owe it to you and your staff to show off that you belong
to one of the best non-profit organizations around!
1.
And… last but not least, the number one reason to attend this year’s
EAA Tradeshow and Founder’s Recognition luncheon (drum roll
here)… You’ll just have to come and find out!
Top 10 reasons to attend this year’s Suite Smart Tradeshow & Founders
Recognition Luncheon:
10. You don't know what “Feng Shui” is? Join us at the morning seminar
and we will teach you the Chinese ancient art of arranging
your home, suites, and/or office to create positive change and
harmony. Donald Trump can’t be wrong. He has spent millions on
his properties!
9.
Your feet are already tired and the thought of walking on cement all
day is not overly exciting. What you don’t know is that we’ll have
FREE MASSAGES and FREE STRESS RELIVING live demonstrations
throughout the day! Come & check these out!
8.
Ohhh… the prizes… if you would have only come a bit earlier last
year and entered your name for free prize draw give-a-ways. There
will be so many fantastic prizes this year you may have your Christmas shopping covered by the end of the show!
7.
Two FREE Educational Seminars. Increase your knowledge base
and put more dollars back in your pocket.
INSIDE THIS ISSUE
President’s Message ............................................................. 3
EAA Board of Directors ........................................................3
Schedule of Events ................................................................. 3
Rental Market Outlook ......................................................... 4
Canadian Paraplegic Assoc ................................................6
Stephen Mandel Speaks Out .............................................7
Designing for Dollars Pt. I .............................................. 8-9
Lease Agreement Forms ................................................... 10
New RTA Legislation ................................................... 11-12
CFAA Conference 2004 ..................................................... 14
Welcome New Members ................................................... 16
Crime Free Multi-Housing Program ............................. 17
Join the EAA .......................................................................... 18
EDMONTON APARTMENT ASSOCIATION
Phone: (780) 413-9773 Fax: (780) 413-9802
#200, 10787 - 180 Street, Edmonton, AB T5S 1G6
www.eaa.ab.ca executive@eaa.ab.ca
The opinions expressed in any article in the Rental Gazette
are those of the author of that article and not necessarily
those of the Edmonton Apartment Association.
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Fall 2004
www.eaa.ab.ca
PRESIDENT’S MESSAGE
Barry T. Wiedman, President
I hope everyone had a great summer. Although there wasn’t enough of it this
year, the sunshine was certainly welcome and it’s always nice to get out and
take advantage as it warms up the lakes and mountains. I never managed a full
holiday, but I did get to take my youngest son on a weekend trail ride and, a few
weeks later, I spent two days rafting on the Red Deer River with my two teenage
boys. Both of these getaways were outstanding and I was able to do things that
I’ve wanted to do for a long time.
Besides more elections, there is an event
this year that you will not want to miss.
The Suite Smart 2004 Trade Show is shaping up to be educational, entertaining
and a celebration as the Edmonton
Apartment Association commemorates
its 10th birthday.
One other outstanding event this summer was the Canadian Federation of Apartment Associations (CFAA) conference in Winnipeg. Clarence Rusnell, EAA 2nd
V.P., and I attended this important annual conference representing the EAA. Our
hosts were gracious and we shared experiences with delegates from other apartment associations from coast to coast. Because of the EAA’s membership in CFAA,
you are represented at the national level and your interests are made known to
the Federal government and national organizations that have or could have an
impact on our industry.
Kelly Keehn of Keehn Financial Inc. will
hold a FREE seminar on wealth management and Sonny Mirth and Paul
Eastwood of Reynolds, Mirth, Richard
and Farmer will present a FREE seminar
on the new Residential Tenancies Act that
becomes law on November 1, 2004.
With the federal election now over, we still have a municipal as well as a
probable provincial election this year.
In June, Mayor Bill Smith addressed our luncheon and spoke to issues important to our association. At our September luncheon, mayoral candidate Robert
Noce will do the same and an interview with candidate Stephen Mandel
appears in this issue of the Rental Gazette. I hope this provides balance to the
top mayoral candidates and sheds light on their positions, especially those that
relate to residential rental issues.
The residential split mill rate issue will likely resurface in November when the
City’s Executive Committee discusses possible changes to city’s tax structure.
Any freshly elected council members will not yet be serving at that point, but I
managed to meet several councilors and candidates over the last couple of
months and I pressed the split mill rate problem in particular.
BOARD OF DIRECTORS 2004
EXECUTIVE
There will be booths set up by our service members to provide tips, techniques
and innovative solutions that can save us
time and money. As you make your rounds, you will enter draws where you
actually have a pretty good chance of winning something and from what I’ve
seen, the prizes are looking very good this year!
Throughout the day, there will be live entertainment including line dancing and
much more. The Founders Luncheon will be the focal point of our birthday celebration as we honour the founders of the Edmonton Apartment Association
and celebrate our 10 years with an entertaining video presentation. Don’t forget
to confirm your attendance at the Founders Luncheon as quickly as possible by
contacting the EAA office.
The trade show is valuable to everyone in your organization. Please help make
the trade show bigger and better than ever by making sure that all of your managers, maintenance and other staff are aware of the event and able to attend!
MARK YOUR CALENDAR!
EVENTS SCHEDULE 2004
BARRY WIEDMAN, President
ELIZABETH OSTOLOSKY, Past President
SONNY CROWLEY, 1st Vice-President
CLARENCE RUSNELL, 2nd Vice-President
MICKIE POON, Treasurer
DIRECTORS
MATTHEW BARNES, Benefits
LYNNE CHRISTENSON, Director at Large
GRACE FRISCHKNET, Education
KELLY KEEHN, Trade Show
BOB HILLIER, Newsletter
ARVIND KAPUR, Membership
RICK LINKLATER, Constitutional
TRAVIS MYNZAK, Public Affairs
DONNA MONKHOUSE, Program & Social
BEN SEUTTER, Director at Large
DARRELL SHERMAK, Gov’t Liaison
October 19 ..................................... Trade Show & Conference
Northlands Agricom, Hall C
Seminar 1 - “New RTA Changes Coming”
Learn how these changes will impact you.
Seminar 2 - “Selling Now, Selling Later”
Creative strategies to beating the tax man when selling your properties.
October 19 .......................... Founder Recognition Luncheon
Northlands Agricom, Hall C
November 8/9 ............... Crime Free Multi-Housing Course
November 9 ............. Crime Free Re-Certification (2000-2002)
November 16 ................................... Annual General Meeting
& Board Elections
STAFF
LYNN BIGGS, Administrator
www.eaa.ab.ca
December 7 ..................................................... Christmas Social
The Rental Gazette
Fall 2004
3
EDMONTON RENTAL MARKET
OUTLOOK - FALL 2004
by Richard J. Goatcher
CMHC’s annual Rental Market Survey will take place during the first
two weeks of October, with results to be released during the last week
of November. This year CMHC expects to find a Metro-wide apartment
vacancy rate of around five per cent, up from 3.4 per cent in October
2003 and 1.9 per cent in the fall of 2002. With a strong economy creating firm demand for all housing types, why are vacancies rising? It’s a
matter of new supply outpacing the growth in demand across the region. Back-to-back years of multi-family starts of over 5,500 units have
bolstered the supply of new apartments and townhouses available for
rent across Metro. As of July 2004, the total supply of new multi-family
units in Greater Edmonton was 16 per cent higher than levels reported
in July 2003. CMHC considers new supply as all units currently under
construction plus those which are completed and unoccupied
(unabsorbed).
Inventories of completed and unoccupied rental apartments remain
high this summer relative to the current absorption rates. As well, a
substantial number of new condo apartments that have either recentlycompleted or are currently under-construction have been purchased
by investors who intend to rent them out. Conversions of non-residential units (e.g. vacant warehouse and office space) into rental and
condo apartments continue in Edmonton's downtown, also adding new
inventory to the rental market.
to a strong labour market, the lowest unemployment rates among any
Metro in Canada and continued relatively low mortgage rates. To the
end of July, sales in the existing home market were running at record
levels in Edmonton. Many landlords are offering incentives such as one
month’s free rent or a two-year lease to help combat losses to the ownership market. Going forward into 2005, CMHC expects apartment vacancies to decline slightly to the 4.5 per cent range. This is contingent
on a continuation in the slowdown in multi-family construction which
began this March.
Most of the new rental product entering the market is positioned at the
upper end of the price spectrum (e.g. $850+/month). However, older
buildings that have not been well-maintained and are priced in the
$600-$800 rent ranges will experience higher vacancies this fall. Vacancies in the moderately-priced product of under $500/month are expected to remain well below-average but will nonetheless show some
elevation from the numbers witnessed in October 2003.
Richard J. Goatcher
Sr. Market Analyst
Alberta (North) & NWT
CMHC Edmonton
(780) 423-8729
e-mail: richard.goatcher@cmhc.ca
Chart courtesy of CB Richard Ellis
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Fall 2004
www.eaa.ab.ca
EAA SEARCHING FOR
A NEW HOME!
The EAA is nearing the end of its lease and we are seeking a new locale. We are currently leasing just under 900
square feet and are seeking space of a similar size.
We require the following:
1)
2)
3)
4)
5)
6)
7)
Central Location
At least one office within the premises
Room to accommodate 2 other staff (reception area etc.)
Storage space
Kitchen space including a sink
Access to a meeting room and conference area is preferred
Parking (we will need at least 2 parking stalls. We will also require close access to casual parking as the
various committees typically can meet at the office)
8) Competitive rate
We are informing our membership of the need in the event that the membership has opportunities for lease in their
various properties. Please contact Lynn Biggs at the EAA office (413-9773) should you have an interest in leasing the
EAA space. Thank you.
www.eaa.ab.ca
The Rental Gazette
Fall 2004
5
THE CANADIAN PARAPLEGIC
ASSOCIATION NEEDS
YOUR HELP!
Finding an apartment suite can be a stressful experience, but for
the more than 5,000 Edmontonians with mobility impairments,
finding suitable living arrangements is often impossible. That is why
the Canadian Paraplegic Association is creating an inventory of
wheelchair-accessible housing available for rent in Edmonton. It
is hoped that this information can be used not only by wheelchair
users in search of a place to live, but also by local housing associations and non-profit organizations concerned with the current state
of accessible housing in Edmonton and surrounding areas.
Do you own or manage buildings which are “wheelchair friendly”?
Have you made any structural changes to your buildings or suites
that make them more accommodating for wheelchair users? Over
the next few months a representative from CPA will be calling local
property management companies to find out about the accessibility of their buildings. We hope to track not only information on individual properties but also record contact information for the
management bodies behind the buildings. This will enable you and
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The Rental Gazette
Fall 2004
by Jenny Ryan
your company to obtain
information on many
aspects of this issue, including the housing
needs of wheelchair users, the benefits of
wheelchair-adaptations, and the
various government grants available to property
management
companies looking to make modifications for wheelchair access.
If you have any questions about the housing inventory, or if you
know that your company is currently managing “wheelchair
friendly” buildings, please let us know. Call Jenny at (780) 424-6312
ext. 2234, or email jenny.ryan@cpa-ab.org. We appreciate all your
help with this important and needed endeavour.
www.eaa.ab.ca
STEPHEN MANDEL SPEAKS OUT!
by Bert H. Kamphius, MBA, Partner, J.J. Barnicke Edmonton Ltd.
On September 3, 2004, I had the opportunity
to sit down with mayoral candidate, Mr.
Stephen Mandel. Mr. Mandel has a solid business background, and I thought it would be
interesting to get his views on some of the issues facing apartment owners.
THE SPLIT MILL RATE - Mr. Mandel does
not oppose the current Split Mill Rate. He
says the current surcharge of 20% is because
“apartment rental” is business (as compared
to “condo ownership” is personal; in as much,
all businesses are taxed. He suggests that although it is possible to eliminate the 20% surcharge on property tax, and instead institute
a business tax, the result will be the same. He
also notes that Commercial real estate, such
as warehouses, shopping centres and office
buildings, are taxed even higher than apartment properties. Mr. Mandel does however
strongly recommend that the entire property
tax structure for all real estate be reviewed
and overhauled. He proposes the need for an
“elastic” tax - one that results in increased tax
revenue with an increasing economy, not
www.eaa.ab.ca
simply continued increases in real estate
property tax.
PROPERTY ASSESSMENT MODEL - Mr.
Mandel agrees that the model is not perfect,
and never will be and believes it is probably
impossible to achieve a perfect model. A few
years ago, the property tax on commercial
properties received a substantial increase. In
2004, it was apartment buildings. He notes
that the money has to come from somewhere. He explains that since approximately
50% of the City’s tax revenue comes from residential real estate and 50% from commercial,
you would upset a much greater percentage
of the population if the single-family housing rates were to increase.
WASTE MANAGEMENT FEES - Mandel understands that Edmonton’s fees are higher
than most cities because of our emphasis on
recycling and composting. Although he realizes that we are probably leaders in that field,
he also infers that that does not mean we
should be, however previous councils made
those decisions.
FIRE DEPARTMENT UPGRADES - We must
find out why the fire department is “recommending/forcing” these changes. Mr. Mandel
says that if it is unsafe then it should be fixed.
If it is not unsafe, then it should be left alone.
AFFORDABLE HOUSING - Mr. Mandel reasons that low-income housing creates ghettos, and therefore government subsidies
should flow with the person, not with the
property. That way a low-income person is
able to live in the same building and
neighborhood as those people not requiring
subsidy - at least to some degree.
IN SUMMARY - Mr. Mandel would like to see
a process where certain focus groups or user
groups present their concerns to Council to
voice any problems, suggest how to change it
and explain what should be done; the City will
listen. This would apply to all people affected
by City regulations, procedures, fees or taxes.
The Rental Gazette
Fall 2004
7
DESIGNING FOR DOLLARS…
You know about maximizing rental profits with proper management,
good tenants, regular maintenance, and smart tax accounting but, how
much do you consider design?
design. It is not just about aesthetics and making a space feel good, which
many design articles discuss in depth. “Designing for Dollars” is about
the less publicized subject of designing for efficiency, safety, highest use
of square footage, attracting tenants, and increasing overall value.
WHAT IS DESIGN FOR LANDLORDS?
Design for landlords is a process that began with the original architect
or builder and continues with every decision that ensuing people make
regarding the physical building and landscape. It involves architecture,
planning, layout, materials, organization, etc. It can cost a lot or little
in money, time and/or effort. It is about turning negatives into positives. It is about creativity and careful thinking. Design for landlords is
about making the most of your investment.
WHY IS DESIGN IMPORTANT?
In a way, a property with ill-considered design is like a team of smart
and well-trained employees, who are only putting out a mediocre effort; and therefore gaining the company only mediocre returns. A welldesigned property is like that same group performing to full potential
and yielding the company excellent profits.
Like that team, every property has a range of potential. Assuming that
your management, maintenance, tenants and accounting are strong,
improved design can help you reach the top of your investment’s profit
range. You might think, “I can’t afford to design my own house let alone
my rentals.” Actually, landlords cannot afford not to pay attention to
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The Rental Gazette
Fall 2004
EFFICIENCY & SAFETY
Efficiency is about making your property easy to operate, maintain and
live in. For example, at one building, a steep landscape “staircase” created from broken concrete was both a safety and efficiency problem.
Because the steps tilted and because it was situated at the edge of the
garden, walking up and down levels was a time-consuming and potentially ankle-twisting traverse. It was also cumbersome to get water to
the farthest corner because you had to use two hoses.
Installing two new staircases in more accessible locations, each near
it’s own new water spigot, increased safety and reduced time running
back and forth. The new stairs and spigots cost more effort than money,
but the reduced liability and maintenance time is more valuable in the
long run.
HIGHEST USE OF SQUARE FOOTAGE
It is a common tenet that to maximize property value, a structure should
be of the highest use for its zoning. Now imagine achieving the highest
use of every square foot! Such maximization can only come through
thoughtful design.
www.eaa.ab.ca
…A GUIDE FOR LANDLORDS
PART I
by Jacqueline Ryan
In the stair example above, there were even further benefits. The new
design gives tenants easy access to the previously, never used, lower
garden. This approximately 20’ by 60’ area had a nice, but inaccessible
lawn surrounded by invasive ivy and blackberry. It cost money and
time in continual cutting. Its only value was as a buffer to the adjacent
property.
Redesigned with planting, the lower garden would be more private
and attractive as well as child and small pet friendly. It could even support a vegetable garden. With these improvements, the lower garden
will approach its highest use.
rental is home to the tenant. Because tenants don’t own the property,
the building design must balance both parties’ needs. Still, the more
homelike an environment you can create, the better.
Like bees to flowers, attractive properties attract tenants. If price, location and amenities are equal, renters will pick the most interesting
space. Nicely designed units rent faster, reducing advertising costs and
showing time. The well-tended property indicates good management.
It feels safer and may even be healthier with fewer allergens. Renters
will also pay more for appeal. It all adds to the bottom line.
INCREASE BUILDING VALUE
ATTRACT TENANTS
If tenants didn’t care, design would be fruitless. However, at various
levels, they do care. While rentals are investments to the owner, that
Good design also makes rentals more valuable overall. Increased efficiency, safety and highest use of square footage all contribute to better expense ratios, which according to Richard M. Betts in Basic Real
Estate Appraisal is the third greatest factor in
appraising income property. Betts writes,
“properties with lower operating expenses
will normally sell for a higher gross multiplier.
Investors are interested in the net, not the
gross, income.”
A building’s attractiveness falls under the category
of “intangible amenities,” which Betts classifies
as the second most important appraisal factor
after location. He says the Gross Rent Multipliers
would typically be higher for a structure of “unusual charm.” So whether you’re looking for the
highest price or greatest equity, design is your ally.
WHO IS THE DESIGNER?
Design for landlords differs from design for single-family homes and and large-scale apartments
in that the designer is generally going to be you, a
manager, a tenant, or a tradesperson—someone
who is probably not a professional designer. Your
design is more apt to involve remodeling than
building new. The budget is generally smaller
than for giant projects. You’re trying to please
more people than just yourself or family. The design is less personal than working on your own
home, but has the potential to be more personal
than a property owned by a corporation.
Like any creative endeavor, design for landlords
can be intimidating. Your ideas are being expressed in public view where they can be criticized. However, improving the design of your
rentals can also be a tremendous opportunity.
Here’s a chance to play architect, decorator or
cabinetmaker. Get a workout landscaping. Teach
the kids in carpentry. Have a friendly work party.
Not only is it a way to make the most of your
investment; it can be a way to make more of
your life!
www.eaa.ab.ca
The Rental Gazette
Fall 2004
9
Edmonton
Apartment Association
PRICE LIST LANDLORD FORMS
Member
JOIN THE EAA
— SEE PG. 18 —
10
The Rental Gazette
Fall 2004
Non-Member
EAA Residential Tenancy Agreement
$1.00
$2.00
#94-010
$0.50
$1.00
Application Form
#94-012
In & Out Inspection Form
$1.00
$2.00
#94-020
Rent Increase Notice
$0.50
$1.00
#94-021
25 Hr Notice to Inspect/Show
$0.50
$1.00
#94-030
Substantial Breach Eviction Notice
$0.50
$1.00
#94-032
48 Hr Notice to Terminate
$0.50
$1.00
#94-040
No Fault Termination Notice
$0.50
$1.00
#94-041
Employee Termination Notice
$0.50
$1.00
#94-043
Tenant’s Termination Notice
$0.50
$1.00
#94-044
Statement of Account/Security Deposit
$0.50
$1.00
#94-061
Common Question & Answer Booklet
$10.00
$15.00
All forms are NCR paper in two or three parts.
Prices subject to change without notice.
To place an order please contact:
Lynn Biggs at the EAA office at
(780) 413-9773
www.eaa.ab.ca
NEW RTA LEGISLATION IN EFFECT
NOVEMBER 1, 2004
by Laurie Beveridge
Strengthening the connection between landlords and tenants is simply good business
and one way to reinforce the relationship is
for both sides to respect the obligations each
has to the other. The Government of Alberta
is guiding this effort through amendments to
Alberta’s Residential Tenancies Act (RTA) that
take effect November 1, 2004.
now living in rental accommodation the government recognized the need to keep pace
with changes in the rental housing industry.
The amendments, approved by the legislature in March this year, are the result of a
comprehensive two-year consultation process that included numerous tenant, landlord
and advocacy groups as well as legal experts.
The amendments strike a stronger balance
between the rights and responsibilities of
landlords and tenants. For example, they
clarify provisions in existing legislation, provide a voluntary alternative method for resolving disputes, ensure rental housing
meets acceptable public health standards
and set the notice period for eviction to 24
hours if a tenant assaults or threatens a landlord or another tenant.
A copy of the current and new legislation,
along with a general information tipsheet, is
available on the Alberta Government Services
website at www.gov.ab.ca/gs. Landlords can
also review a new Table of Concordance that
identifies changes in the legislation and the
reasons for them.
• New definitions for “Taking and Giving up
Possession” of a residential premise; if a
tenant pays the required security deposit
and rent and is given the keys, the tenant
is considered to have taken possession of
the premises. When the tenancy agreement
ends, if the tenant has paid the rent but has
not turned in the keys, the tenant is not
considered to have given up possession of
the premises. This does not apply if both
parties agree that the tenant has given up
possession of the premises or the landlord
believes the tenant has repudiated the
agreement or abandoned the premises.
For more information, call the Consumer Information Centre’s toll free line at 1-877-4274088 or purchase a copy of the new legislation from the Queen's Printer Bookstore in
Edmonton or Calgary.
• When the landlord gives a tenant notice to
increase the rent, the notice must include
the date on which the increase in rent is
to be effective. The landlord must date
and sign the notice. If the notice does not
The RTA was last amended in 1992. However,
with an estimated 50 per cent of Albertans
CHANGES AFFECTING YOU
continued…
www.eaa.ab.ca
The Rental Gazette
Fall 2004
11
RTA LEGISLATION CONT…
comply with the requirements it becomes
void. If a tenant pays the increase in rent
stated in a notice that does not comply, the
tenant may recover the amount by which
the rent was increased.
• No notice is required to end a fixed term
tenancy. The tenancy ends on the date
agreed to by both parties.
• The section on Landlord’s covenants has
been expanded to require rental premises
to continually meet the Minimum Housing & Health Standards set out in the Public Health Act.
must begin and end at specified times. For
example the notice could say the landlord
will need to enter the premises on Nov.1,
2004 between 1 p.m. and 3 p.m.
• If a landlord consents to a tenant’s request
to change the locks, the tenant has to give
the landlord a key as soon as the addition
or change is made.
• Landlords are now required to keep security deposit records, copies of inspection
reports, and records relating to the disposal
of abandoned goods for three years after
the termination of a tenancy.
• If a landlord is giving a tenant notice to terminate the tenancy for non-payment of
rent, the notice to terminate must include
the amount of the rent due as of the date
of the notice and any additional rent that
may become due during the notice period.
The notice must also state that the tenancy
will not be terminated if, on or before the
termination date specified in the notice,
the tenant pays the rent and any additional
rent due as of the date of payment.
• The date and time of a notice to enter a residential premise may be expressed as a period of time of reasonable duration, which
• The notice period for the termination of a
tenancy for assault or damage has been reduced from 48 to 24 hours.
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The Rental Gazette
Fall 2004
• The notice period to vacate the residential
premise for unauthorized tenants has been
reduced from 30 days to 14 days.
• When a new landlord takes over a tenancy,
they are required to give the tenant within
a reasonable period of time, notice of who
they are, their address, and a statement of
the tenant’s security deposit balance and
without cost to the tenant.
Laurie Beveridge
Assistant Deputy Minister
Alberta Government Services
www.eaa.ab.ca
www.eaa.ab.ca
The Rental Gazette
Fall 2004
13
CFAA CONFERENCE 2004
The Canadian Federation of Apartment Associations (CFAA) held its annual conference and AGM August 12th to 14th in Winnipeg. The Profession Property Managers Association (Manitoba) were terrific hosts that attended to every possible
detail. The conference was a great success as delegates from member associations across Canada met to share their local concerns with each other and to
develop a plan for the CFAA to present our common issues to government representatives, news media and other organizations that may have common goals.
Many local concerns are unique to each province because tenancy laws are written by the provinces. Managing an apartment in British Columbia, for instance,
tends to be very different than managing an apartment in Manitoba or Quebec.
Although the laws are very different, there are different and somewhat unusual
traditions too. In Quebec, one-year fixed term leases are presumed by law to run
from July 1st to June 30th, unless otherwise agreed to. This means that moving
itself has turned into a celebration of sorts as the Canada Day holiday is also
known as Moving Day. Although Moving Day is a fairly extreme example of regional anomalies, there are other interesting differences and, more importantly,
many commonalities too.
into government subsidized housing. This is not only a federal issue; it must be
challenged at all three levels of government.
Although these are not small undertakings, they must be addressed so that
changes can be achieved in the future. To that extent, specific goals and activities were discussed and priorities were set.
Before the conference wrapped up, David McIlveen from the Calgary Apartment
Association accepted the position of CFAA Chairperson, replacing Vince Brescia
of Ontario’s Fair Rental Policy Organization. As well, it was decided that the British Columbia Apartment Owners and Managers Association will host next year’s
CFAA conference in Vancouver.
The CFAA President, John Dickie, invites anyone interested in corresponding to the government on
these national issues to become involved. John has created an outline that will help in the drafting of
a letter. Please contact Lynn Biggs at the EAA office for more details.
Federal government policies affect every province and all CFAA member organizations as well as Edmonton Apartment Association members. The impact of
these policies on the rental housing industry and its customers is significant.
For one thing, the tax regime on the apartment industry prohibits capital gains
“rollovers” and provides lower capital cost allowances than other forms of real
estate investments. Other federal tax policies affecting the apartment industry
are also overly “taxing.”
Another problem is that federal initiatives to provide affordable housing favour
the construction of new housing rather than providing increased shelter allowances to households in need. The CFAA points out that shelter allowances are
more economical than earmarking money to new construction and that Canadians should be free to choose where they want to live rather than be directed
14
The Rental Gazette
Fall 2004
www.eaa.ab.ca
17303- 105 Avenue
Edmonton, Alberta
T5S 1H2
www.eaa.ab.ca
Tel: (780) 455-8200
Fax: (780) 447-5897
Cell: (780) 991-8888
The Rental Gazette
Fall 2004
15
WELCOME NEW MEMBERS!
The Edmonton Apartment Association is pleased to welcome
the following new members:
“PREFERRED SUPPLIER” SERVICE MEMBERS
OWNER / MANAGER MEMBERS
Clean Effects ............................................... Douglas Burke
1011085 Alberta Ltd. ............. Jana Willow & Michael Dancer
ColorMedics ............................................... Karen West
CareVest Capital Inc. .............................. Robert Inkpen
Kitchen Craft Cabinetry ............................. Rick Hlady
Pepsi Bottling Group .................................. Mike Zurawell
McAleese ................................................. Lynn McAleese
Realty Assessment Advisors ...................... John Trelford
New Dimension Investments Inc. ........ Paul Falkowski
A&G Expert Painting .................................. Kent Braun
M5 Properties ......................................... Andrew Murrie
16
The Rental Gazette
Fall 2004
www.eaa.ab.ca
EDMONTON POLICE
SERVICE
CRIME PREVENTION UNIT
& THE EDMONTON APARTMENT
ASSOCIATION
Crime Free Multi-Housing
Program of Edmonton
Presented By
Edmonton Police Service & Edmonton Apartment Association
PRICE LIST & ORDER FORM
BUILDING MUST BE CERTIFICATED IN ORDER TO PURCHASE
present
1. RESIDENTIAL TENANCY ADDENDUM AGREEMENTS
THE EDMONTON CRIME FREE
MULTI-HOUSING PROGRAM
Re-Certification Phase I
Tuesday, November 9, 2004 at 1:00 pm
Grey Nuns Conference Centre
9810 - 165 Street, Edmonton, AB
$
1 - 25 forms .............................. $0.50 / form
26 - 50 forms ........................... $0.45 / form
51 - 100 forms ......................... $0.36 / form
101 - 199 forms ....................... $0.30 / form
Bundles of 200 ........................ $0.25 / form ($50.00)
2. METAL IDENTIFICATION SIGNS
_____ “We have joined the Crime Free Multi-Housing Program ........ $ N/C
_____ “Stop Thief” ................................................................................................ $ N/C
00
Cost: 30. per person
If you have previously taken the CFMH Course between
All forms are NCR paper in two or three parts. Prices subject to change without notice.
2000 and 2002, you are coming up for Phase I Re-Certification.
To place an order please contact:
Please contact the EAA Office at 413-9773 to register.
Lynn Biggs at the EAA office at (780) 413-9773
www.eaa.ab.ca
The Rental Gazette
Fall 2004
17
The Landlord Resource
Join the Edmonton Apartment Association Today!
WHAT YOU RECEIVE:
WHAT YOU PAY:
Government Lobbying
1 - 75 Units
• City of Edmonton multi-family tax rate currently 20% higher than single
family
(as low as 13.8¢ per suite per month)
• Alberta Government revamping the Residential Tenancies Act
76 - 250 Units
• Working with Canadian Federation of Apartment Associations on federal
tax issues
(as low as 8.3¢ per suite per month)
251 - 500 Units
Member Discounts
• EAA Advantage Program offers discounts of up to 35% from Service Member suppliers on products such as appliances, building materials, coin laundry, computer systems, fire & security, lighting, paint, sundecks/balconies
and services such as advertising, bailiff/seizure, building maintenance, duct
cleaning, sewer/drain cleaning, video drain inspection
= $125 / yr
= $250 / yr
= $400 / yr
(as low as 6.6¢ per suite per month)
501 + Units
= $750 / yr
Service Members = $400 / yr
• Discount program with national supplier of credit report, collections and
bad tenant database
• EAA Building Insurance Program provides an opportunity
for a two-stage discount on your apartment building
insurance premiums.
Education & Information Programs
• Annual trade show & conference featuring apartmentindustry exhibitors and seminars conducted by worldclass experts
• Monthly educational seminars on topics that pertain
directly to apartment management
• Free annual subscription to Rental Gazette
• Opportunity to enroll, at discounted rates, in the Edmonton
Police Service Crime Free Multi-Housing Program
Networking & Social Programs
• Monthly member luncheons featuring informative guest
speakers and an opportunity to meet with building owners,
property managers, contractors and industry suppliers
The Rental Gazette
RESIDENTIAL TENANCY
AGREEMENT FORMS
NOW AVAILABLE
FOR PURCHASE!
CALL THE EAA OFFICE
413-9773
• Annual golf tournament
18
N EW EAA
Fall 2004
www.eaa.ab.ca
www.eaa.ab.ca
The Rental Gazette
Fall 2004
19