August 2019
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INSIDE
EXCHANGE
Real Estate Institute of Canada
MESSAGE FROM THE PRESIDENT
MESSAGE DU PRÉSIDENT
MESSAGE FROM THE IREM CANADA VP
MESSAGE DU VICE-PRÉSIDENT RÉGIONAL
MESSAGE FROM THE INTERIM ED & CEO
MESSAGE DE LA DIRECTRICE GÉNÉRALE
INTÉRIMAIRE
REIC NEWS
NOUVELLES DE L’ICI
WELCOME 2019-2020 NATIONAL BOARD
OF DIRECTORS
2019 PURSUIT OF EXCELLENCE AWARDS
2019 ANNUAL CONFERENCE & AGM
CONFÉRENCE ANNUELLE 2019
12
COTTAGE LIFE
13
DAVID DUNCAN, CPM® CMOC
GRANTED GENERAL LICENSE
14
UNION STATION REVITALIZATION:
TEN YEARS LATER
15
ATLANTIC CANADA'S FASTEST GROWING
COMMUNITY
16
THE RIGHT OF FIRST REFUSAL
VS THE FIRST OPTION TO PURCHASE
18
REIC MEMBER SPOTLIGHTS
20
WHY WE VOLUNTEER
21
IN MEMORIAM
22
REIC MEMBERSHIP MILESTONES
ÉTAPES DES MEMBRES DE L'ICI
PRESIDENT
Ken Loeppky, CPM®
VICE PRESIDENT
Johnmark Roberts, FRI
SECRETARY/TREASURER
Walter Lui, FRI CPM® CRES
INTERIM EXECUTIVE
DIRECTOR AND CEO
Sandra De Medeiros, CAE
EDITOR
Britny Rodé, Marketing and
Communications Specialist
ABOUT REIC
REIC is a provider of advanced education and
designation programs to professionals in the
real estate industry. With 8 Chapters across
Canada, we have been educating and certifying
professionals since 1955.
CONTACT US
208-5407 Eglinton Avenue West
Toronto, ON M9C 5K6
Tel: 416-695-9000 or 1-800-542-7342
Fax: 416-695-7230
www.reic.ca
infocentral@reic.com
/reicnational
Real Estate Institute of
Canada - REIC
@reicnational
www.reic.ca
REIC / ICI
VISIT WWW.REIC.CA/CAREERS
REIC Exchange, August 2019
VISIT US ONLINE
INSIDE THIS ISSUE
INSIDE THIS ISSUE
I believe in what REIC stands for: high ethical standards, the
benefit of experience and knowledge sharing, and the strength
of our diverse professional community. Tese values provide a
solid foundation to build a stronger and more resilient REIC for
the future.
We have been through challenging times in the past 18 months,
starting with the retirement of Maura McLaren, CAE and, shortly
thereafer, the resignation of our elected President. Recently, we
saw the resignation of our Vice President for health reasons. It
is through the perseverance of our volunteers and staff, and the
support of our partners, that we find ourselves continuing on
an upward trajectory. I would like to give a shout out to Winson
Chan, FRI CRES for leading our organization with diplomacy
and a great sense of humor.
A special thank you is due to Sandra De Medeiros, CAE
and the amazing team at National. Tey have supported the
board and served our members through thick and thin. I also
thank outgoing IREM Canada VP Ron Penner, CPM® CRP and
incoming VP Chrystal Skead, CPM® ARM® for their support.
From our family of Chapters and faculty, many reached out to
the Board and offered support and encouragement. It makes a
difference knowing we can count on you as we map out the
Institute's future.
Tis is the beginning of a new chapter for REIC, and I am
excited, proud and privileged to be the person chosen to lead
this journey that will continue long afer I am done my tenure
as President. To be successful we need to both leverage the
leadership champions we have now and develop and recruit new
champions for the future. Please consider how you can make a
difference at REIC. I love the saying, "If it is to be, it’s up to me".
I look forward to serving you over the next year and ask for
your continued support on our journey.
Ken Loeppky, CPM®
REIC National President
Je crois en ce que représente l’ICI : des normes d’éthique élevées, les
avantages de l'expérience et du partage des connaissances, et la force de
notre communauté professionnelle diversifiée. Ces valeurs procurent
un excellent fondement pour bâtir un avenir plus solide et plus résilient
pour l'ICI.
Au cours des 18 derniers mois, nous avons traversé une période
difficile, d’abord avec la retraite de Maura McLaren, CAE, et peu après,
la démission de notre président. Récemment, notre vice-président
a dû donner sa démission pour des raisons de santé. C’est grâce à la
persévérance de nos bénévoles et de notre personnel, ainsi qu’au soutien
de nos partenaires, que nous poursuivons notre trajectoire ascendante.
J’aimerais souligner le travail de Winson Chan, FRI CRES, qui a dirigé
notre organisation avec diplomatie et un excellent sens de l’humour.
Je tiens à remercier spécialement Sandra De Medeiros, CAE, et
la fantastique équipe du bureau national. Ils ont appuyé le conseil
d’administration et servi nos membres à travers toutes les épreuves.
Je remercie également le vice-président de l’IREM du Canada, Ron
Penner, CPM® CRP, et la vice-présidente désignée Chrystal Skead,
CPM® ARM®, de leur soutien. De nombreux membres et formateurs
ont offert leur soutien et leurs encouragements au conseil. Cela fait
une différence de savoir que l’on peut compter sur vous alors que nous
façonnons l’avenir de l’Institut.
C’est le début d’un nouveau chapitre pour l’ICI, et je suis heureux,
fier et privilégié d’être la personne choisie pour diriger ce périple, qui
se poursuivra longtemps après mon mandat de président. Pour obtenir
du succès, nous devons tirer parti de nos champions du leadership
actuels et développer et recruter de nouveaux champions pour l’avenir.
Veuillez prendre le temps de considérer comment vous pourriez faire
une différence à l'ICI. J’adore l’adage « pour y arriver, c'est à moi d'y
voir ».
J’ai hâte de vous servir au cours de la prochaine année et je sollicite
votre soutien continu dans cette aventure.
Ken Loeppky, CPM®
Président national de l'ICI
I have been a member of REIC for too many years to
mention and to be elected as your President is the
highlight of my relationship with the Institute.
Je suis membre de l’ICI depuis trop d’années pour le
mentionner et le fait d’être élu président représente le
point culminant de ma relation avec l’Institut.
www.reic.ca
MESSAGE FROM THE PRESIDENT
MESSAGE FROM
THE PRESIDENT
MESSAGE DU
PRÉSIDENT
Cheryl Gray, CPM®’s inauguration as President at the IREM
Global Summit, taking place this year September 23-26, is
breaking ground for international members to hold the ultimate
leadership position in the organization. Not only are we proud of
Cheryl’s accomplishments and ascension through the ranks of
the IREM governance team as a Canadian, we also look forward
to her extraordinary leadership skills that will undoubtedly take
IREM to an even higher level of professionalism in our industry.
I'm sure the IREM Chairs in each of our Chapters have
registered to be part of the governance, education, and festivities
at the Summit in San Francisco, however, I encourage every
Canadian CPM®, ARM® and ACoM to join us there. We are sure
to have a record number of Canadian delegates as I have already
spoken with so many who have registered. Be a part of the
celebration and discover what depth of value the IREM Global
Summit can provide for you!
I thank Ron Penner, CPM® CRP, for his diligent and passionate
service as the outgoing IREM Canada VP and congratulate him
as he continues serving both REIC and IREM on the IREM
Executive Committee. I also congratulate Ken Loeppky, CPM®,
for his election as REIC National President. I am looking forward
to working closely with the new Board and REIC National staff
as liaison with our Canadian chapters in providing support and
guidance for the Members and local Boards.
Chrystal Skead, CPM® ARM®
IREM Canada Vice President
La nomination de Cheryl Gray, CPM®, à titre de présidente au
Sommet mondial de l’IREM, qui se tiendra cette année du 23 au
26 septembre, est une première pour les membres internationaux
qui souhaitent occuper le plus haut poste de dirigeant de
l’organisation. Non seulement sommes-nous fiers des réalisations
et de l’ascension de Cheryl en tant que Canadienne au sein de
l’équipe de gouvernance de l’IREM, mais nous pourrons profiter
de ses extraordinaires qualités de leader, qui contribueront
indubitablement à faire progresser le niveau de professionnalisme
de l’IREM dans notre secteur.
Je suis certain que les présidents de l’IREM de chacun de
nos chapitres se sont inscrits pour participer aux activités de
gouvernance, de formation, et aux festivités du Sommet de San
Francisco, toutefois, j’encourage chaque CPM®, ARM® et ACoM du
Canada à y participer. Nous sommes certains d’avoir un nombre
record de représentants canadiens, car j’ai parlé à un grand nombre
d’entre vous qui êtes déjà inscrits. Faites partie des célébrations
et découvrez la valeur que peut vous offrir le Sommet mondial de
l’IREM!
Je souhaite remercier Ron Penner, CPM® CRP, pour la diligence
et la passion qu’il a démontrées en tant que VP sortant de l’IREM
du Canada, et je le félicite de continuer de servir l’ICI et l’IREM
sur le comité de direction de l’IREM. Je tiens aussi à féliciter Ken
Loeppky, CPM®, pour son élection en tant que président national
de l'ICI. Je me réjouis de collaborer étroitement avec le conseil
d’administration et le personnel national de l'ICI à titre d’agent de
liaison avec nos chapitres canadiens, en offrant du soutien et des
orientations aux membres et aux conseils d’administration locaux.
Chrystal Skead, CPM® ARM®
Vice-président régional de l’IREM du Canada
It is an honour to be appointed once again to serve as
your IREM Canada VP. This is an especially exciting
time to be involved as an IREM representative.
C’est un honneur d’être nommé de nouveau VP de
l’IREM du Canada. C’est une période particulièrement
excitante pour agir en tant que représentant de l’IREM.
REIC Exchange, August 2019
MESSAGE FROM THE IREM CANADA VP
MESSAGE FROM
THE IREM CANADA VP
MESSAGE DU VICE-
PRÉSIDENT RÉGIONAL
I said goodbye to my father in December, he was 92 years old and
he is the reason why I decided to pursue a career in non-profit.
Since I was a little girl, I remember him donating his time and
skills to serve the Portuguese community – working tirelessly
behind the scenes as a cook at the community centre and at our
local church. He wasn’t interested in accolades or praise; he was
just proud to be able to serve and help others.
With this in mind, I would like to recognize our wonderful
volunteers. Many of you work tirelessly behind the scenes, too.
Tank you for giving so much to REIC. If you are looking for
ways to network with fellow members and create meaningful
changes, volunteering is a great way to enhance both professional
and personal growth.
Tank you to everyone who joined us for this year’s Annual
Conference & AGM in Niagara Falls. Both the city and the
Niagara region are rich in fascinating history and cultural
heritage, it was a pleasure to take in the sights and spend time
with our Members. Because of you, the event was a massive
success. I hope to see many of you at next year’s conference in
Edmonton, Alberta as we celebrate REIC’s 65th anniversary! It
will be an event to remember.
At the AGM we welcomed new National Board members
Yolanta and Natalka, and we saw long standing members move
on to pursue other passions. Please join me in thanking Don and
Lindsay for their commitment and leadership. Tank you, as
well, to everyone who gave their submissions to the Nominating
Committee this year. REIC relies on its Members and those who
contribute as volunteers. Your voice matters.
Tank you for your support!
Sandra De Medeiros, CAE
REIC National Interim Executive Director & CEO
En décembre, j’ai dû dire au revoir à mon père. Il était âgé de 92 ans, et
c’est lui qui m’a incitée à poursuivre une carrière dans une organisation
à but non lucratif. Depuis mon tout jeune âge, je me souviens qu’il
donnait son temps et partageait son savoir-faire avec la communauté
portugaise – travaillant sans relâche comme cuisinier au centre
communautaire de notre église locale. Il n'était pas intéressé par les
éloges, mais seulement fier de pouvoir servir et aider les autres.
C'est dans cet esprit que j’aimerais reconnaître nos merveilleux
bénévoles. Nombre d’entre vous travaillent aussi sans relâche dans les
coulisses. Merci de tant donner à l’ICI. Si vous cherchez des façons de
réseauter avec d’autres membres et de créer un changement significatif,
le bénévolat est une excellente façon de contribuer à votre croissance
personnelle et professionnelle.
Merci à tous ceux qui se sont joints à nous dans le cadre de la
Conférence et assemblée générale annuelle de cette année, qui s’est
déroulée à Niagara Falls, en Ontario. L’héritage culturel et l’histoire
de la ville de Niagara Falls et de la région de Niagara sont fascinants,
et c’était un plaisir de profiter du paysage et de passer du temps avec
nos membres. Grâce à vous, l’événement a été un franc succès. J’espère
croiser un grand nombre d’entre vous à la conférence de l’an prochain,
qui aura lieu à Edmonton, en Alberta, alors que nous célébrerons le 65e
anniversaire de l’ICI! Ce sera un événement inoubliable!
Lors de l’assemblée générale annuelle, nous avons accueilli de
nouveaux membres sur le conseil d’administration national, Yolanta
et Natalka, et nous avons vu des membres de longue date nous quitter
pour s’adonner à d’autres passions. Veuillez vous joindre à moi pour
remercier Don et Lindsay pour leur engagement et leur leadership.
Merci également à tous ceux qui ont présenté leurs soumissions au
comité des candidatures cette année. L’ICI dépend de ses membres et
de ses bénévoles. Votre voix compte.
Nous vous remercions de votre appui!
Sandra De Medeiros, CAE
Directrice générale intérimaire de l'ICI
Since February 2018, I have had the privilege of
being your interim ED & CEO. The last 18 months
have been a significant learning process for me, both
professionally and personally.
Depuis février 2018, j’ai le privilège d’être votre
directrice générale intérimaire. Les 18 derniers mois ont
été tout un processus d'apprentissage pour moi, autant
à titre professionnel que personnel.
www.reic.ca
MESSAGE FROM THE INTERIM ED & CEO
MESSAGE FROM THE
INTERIM ED & CEO
MESSAGE DE LA
DIRECTRICE GÉNÉRALE
INTÉRIMAIRE
MARKETING WITH HUBSPOT CRM
REIC National started the year with a new Customer Relationship
Management (CRM) program. HubSpot CRM is one of the
leading programs currently available on the market. REIC
uses Hubspot to track leads & member interactions with all our
advertisements, website pages, emails and social media posts, in
addition to managing our contact lists and email automations.
Te program has also allowed us to track conversions from
prospects to members. To date we have 80 new members who were
initially captured through Hubspot! We are also observing lead
behaviour so we can continue to enhance our marketing strategies
into the future.
REIC REPRESENTATION AT TRADE SHOWS
We have been busy in the first half of 2019, representing the Institute
at various trade shows and industry events. So far, we have attended
the Banff Western Connection show in Alberta and PM Springfest,
RealtorQuest and the REMI Show in Ontario. In November we will
be exhibiting at both the Ontario Non-Profit Housing Association
(ONPHA) and the BC Non-Profit Housing Association (BCNPHA)
conferences. We will end the year with our annual presence at Te
Buildings Show. Visit www.reic.ca/events to register for events that
REIC National is participating in, we hope to see you there!
REIC NATIONAL STAFF UPDATES
Please join us in welcoming Jenny Huynh and Aurajoy Mitchell
to the National team! Jenny is our Finance Clerk, working with Li
Liu, CPA CGA, Manager of Finance. Aurajoy is the Education and
Membership Coordinator, working closely with Kitty Mach and
Shelley Barfoot-O'Neill in both departments.
MARKETING AVEC HUBSPOT CRM
Le bureau national de l'ICI a entrepris l’année avec un nouveau
programme de gestion des relations avec les clients. HubSpot CRM
est l’un des principaux programmes actuellement disponibles sur
le marché. L'ICI utilise Hubspot pour faire le suivi des membres
potentiels et des interactions avec les membres dans l’ensemble
de nos publicités, pages de site Web, courriels et publications
dans les médias sociaux, en plus de gérer nos listes de contacts
et l’automatisation de nos courriels. De plus, le programme nous
a permis de suivre les conversions de membres potentiels en
membres. À ce jour, 80 nouveaux membres qui ont été recueillis
au moyen d’Hubspot se sont ajoutés! Nous observons aussi
le comportement des membres potentiels pour améliorer nos
stratégies de marketing à l’avenir.
REPRÉSENTATION DE L’ICI DANS LES SALONS
PROFESSIONNELS
Nous avons été occupés pendant la première moitié de 2019
à représenter l’Institut dans divers salons professionnels et
événements du secteur. Jusqu’à présent, nous avons participé
au Banff Western Connection Show, en Alberta, et aux PM
Springfest, RealtorQuest et REMI Show, en Ontario. En novembre,
nous aurons un kiosque aux conférences de l’Ontario Non-
Profit Housing Association (ONPHA) et de la BC Non-Profit
Housing Association (BCNPHA). Nous conclurons l’année avec
notre présence annuelle à l'événement « Te Buildings Show ».
Visitez le site www.reic.ca/events pour vous inscrire aux
événements auxquels participe le bureau national de l’ICI. Au
plaisir de vous y voir!
MODIFICATIONS AU PERSONNEL NATIONAL DE L'ICI
Veuillez vous joindre à nous pour accueillir Jenny Huynh et
Aurajoy Mitchell sur l'équipe nationale! Jenny est notre commis
aux finances; elle travaille avec Li Liu, CPA CGA, notre directrice
des finances. Aurajoy est coordonnatrice des membres et de la
formation et collabore étroitement avec Kitty Mach et Shelley
Barfoot-O'Neill dans les deux services.
REIC Exchange, August 2019
REIC NEWS
NOUVELLES
DE L'ICI
REIC NEWS
PRESIDENT
Ken Loeppky, CPM®
Vice President & COO, Innovation Place
Regina, SK
VICE PRESIDENT
Johnmark Roberts, FRI
Broker of Record, B&B Associates Realty
Ltd., Brokerage
Toronto, ON
SECRETARY/TREASURER
Walter Lui, FRI, CPM® CRES
Broker/Manager, Century 21 Leading Edge
Realty Inc., Brokerage
Toronto, ON
PAST PRESIDENT
Winson Chan, FRI CRES
Vice President, Sales Development, Tridel
Toronto, ON
DIRECTORS
Natalka Falcomer, CLO
Executive Vice President Corporate
Development, Chestnut Park Real Estate
Limited, Brokerage
Toronto, ON
Diane Glover, CPM®
Senior Property Manager, Globe Property
Management
Winnipeg, MB
Maria Jeck, CRP
Citadel Building Consultants Ltd.
Coquitlam, BC
Teresa Salsman, CPM® ARM®
General Manager, Commercial & Residential
Division, Real Estate 360 Property Advisory
Dartmouth, NS
Yolanta Scott, CPM® ARM® CRP
Specialist, First Nations Housing (Alberta),
CMHC
Edmonton, AB
www.reic.ca
MEET YOUR NEW BOARD
REIC NATIONAL
2019-2020 BOARD OF DIRECTORS
Congratulations to our 2019 Pursuit of Excellence Award winners. Recipients were formally recognized at the
Awards Gala held during REIC’s Annual Conference in Niagara Falls, ON.
EMERITUS AWARD
Helen Jones, FRI - JONESco Real Estate Inc.
Saadat Keshavjee, CPM® CMOC - Amhurst Property Management
J.A. WEBER AWARD
John Bowen, FRI CPM® ARP - Markland
MURRAY BOSLEY SALES AND LEASING
MEMBER OF THE YEAR AWARD
Fabio Fiumana, FRI - McCOR Management
REAL ESTATE MANAGEMENT MEMBER OF THE YEAR AWARD
Christopher Lieb, CPM® - Oxford Properties Group
W.P.J. MCCARTHY PARTNER OF THE YEAR AWARD
Matrix360
REIC COMMUNITY SERVICES AWARD
Ruth Harding Bohan, FRI - Royal LePage Atlantic
Ken Finch, FRI CPM® - Royal LePage Signature Realty
QUADREAL LITERARY AWARD
Natalka Falcomer, CLO - Groundworks Firm
YOUNG PROFESSIONAL OF THE YEAR AWARD
Wesley Narciso, CRP - JRS Engineering
DON HILL CHAPTER INITIATIVE OF THE YEAR AWARD
REIC BC Chapter
CHAPTER ADMINISTRATOR OF THE YEAR AWARD
Kerri Hiebert - REIM Chapter
Beth McKenzie - REIC Toronto Chapter
QUADREAL EXCELLENCE AWARD
Jessica Greenberg, CPM® - Osgoode Properties
CHAPTER OF THE YEAR AWARD
REIC Toronto Chapter
In addition, the REIC Toronto Chapter received the IREM
Outstanding Canadian Chapter Award
Visit our website to see more award photos: www.reic.ca/awards
REIC Exchange, August 2019
PURSUIT OF EXCELLENCE AWARDS
2019 PURSUIT OF
EXCELLENCE AWARDS
We kicked off the event with a welcome lunch followed by IREM
Leadership Sessions, where IREM representatives shared best
practices and spoke about defining Chapter activity, engagement
strategies and leadership succession planning.
Attendees enjoyed the IREM Cocktail Social, where they were
invited to participate in a unique blindfolded sculpture activity
led by Douglas Free, Vice-President of the Hands of Fire sculpture
group for blind and visually impaired artists.
Day two found attendees learning how to influence audience
reaction and behavior with the Pinnacle Skills workshop led by
Tina Gluschenko, Master Instructor and Actress. Following
the all-day workshop, conference delegates went off-site for a
fascinating Journey Beneath the Falls where they had an intimate
view of Niagara Falls from different elevations. Te evening
concluded with a delicious meal at the Table Rock Restaurant,
where the falls were illuminated red and white in honour of REIC!
At the Annual General Meeting we welcomed the 2019-
2020 National Board of Directors. Te AGM was followed by
an engaging panel discussion presented in partnership with
Matrix360. Moderated by Ryan Ram, Manager, Talent &
Communications, a diverse group of REIC Members discussed
how they elevate their business presence as leaders and ultimately
forge sustainable partnerships that work.
A marketing workshop series was led by NOYADESIGNS, who
gave delegates professional advice on personal branding, social
media advertising and do-it-yourself video marketing!
Te conference closed with the Pursuit of Excellence Awards
Gala, hosted by Yan Markson, who provided entertaining magic
and mentalist feats. Attendees also played Casino Royale themed
activities, raising over $1500 for Hands of Fire, and enjoyed the
fun photobooth. We are so thankful for the generosity, hard work
and achievements of so many of our Members and volunteers.
We hope you will join us next year for our 65th anniversary in
Edmonton, AB June 9-11, 2020!
Real estate professionals from across North America spent three days in beautiful Niagara Falls, ON for
the REIC Annual Conference & AGM. Enjoying a breathtaking view of the Falls, delegates enjoyed food,
networking and unique learning opportunities.
GOLD SPONSOR
REFRESHMENTS SPONSOR
PANEL SPONSOR
SUPPORTERS
AWARD SPONSORS
BRONZE SPONSORS
B&B Associates Realty Ltd. Brokerage
GOLPRO Holdings Inc.
Ontario Real Estate Association (OREA)
360
www.reic.ca
2019 REIC ANNUAL CONFERENCE
2019 ANNUAL
CONFERENCE & AGM
2019 REIC ANNUAL CONFERENCE
10
REIC Exchange, August 2019
CONFÉRENCE ANNUELLE 2019
Annual Conference and AGM
Conférence annuelle et AGA
REIC/ICI
NIAGARA 2019
11
www.reic.ca
Some Torontonians are opting out of the
Toronto market to find greener (literally)
pastures in the rural parts of Ontario. The
math makes sense, even if you decide to buy
in rural Ontario and still rent in Toronto.
How? Homes and mortgages outside of our
urban centres are significantly cheaper than
in the urban core. As an article reported in
Toronto Life, if you Airbnb your cottage when
you’re caught in the city, you will more than
cover your mortgage and your Toronto rent.
There are, however, some caveats and critical
legal and practical issues that may affect your
cottage life.
Short Term Rentals
If you plan to put your cottage on Airbnb, be
aware of noise regulations and open fire rules
as well as your neighbours, who may not be
pleased with short term renters partying
through the summer months, especially if
they’re out there to relax. Zoning restrictions,
and not just noise by-laws, may also be in
store for parts of cottage country. And don’t
forget that your insurance will be sky high
as you’re not actually living in the cottage -
you’re renting it out!
Financing
Many banks will only permit financing if the
property has a furnace, a heated water line
from the lake during winter months, and
a foundation in the ground (not on cinder
blocks). You must ensure that the roads are
maintained year-round, and that the property
has a proper septic system and clean drinking
water. If not, your lender may back out at
the last minute. One also wonders about the
impact of insurance on homes near the water
due to the flooding in Muskoka... stay tuned!
Easements
Easements and rights of way are deceptively
complex legal concepts and are often the
cause of litigation between neighbours.
The point of most easements or rights of
way is to ensure that adjacent properties are
accessible or that their views are protected.
Sometimes these easements are noted on title,
other times they’re granted by legislation or
arise out of implication. Often, when there’s
nothing in writing or on title, neighbours will
litigate over whether or not such access rights
exist. If you intend on buying a cottage that
needs access to its neighbouring property, or
if you want to protect a view, don’t assume
these rights are protected. Confirm if these
rights are registered on title. If not, you may
be exposing yourself to unhappy neighbours
and a potential lawsuit.
Unregistered Hydro Easements
Unregistered hydro easements can be
highly problematic as they permit the hydro
authorities to cut through your land and
prohibit you from building on the hydro
easement. What is more, case law and
HydroOne’s policy requires homeowners to
be financially responsible for maintaining
wires and poles found on or near their
property. To complicate matters further,
such hydro easements are not found on title!
Rather, you must contact the appropriate
hydro authority to determine such easements.
Waterfront Improvements
Never operate under the assumption that
the existing cottage or dock on a property
is in line with by-law mandates. Take, for
example, a dock. The provincial Public Lands
Act and federal Fisheries Act will apply if
the construction of a dock impacts both the
shoreline waters and fish habitat. This means
that the construction of a dock may require
not only municipal approval, but also federal
and provincial approvals and permits. Ensure
that these permits are in place before you
purchase any oasis.
Never operate under
the assumption that the
existing cottage or dock
on a property is in line
with by-law mandates.
Property Insurance
Proximity to a fire hall can impact the
rate charged for fire insurance. Typically,
insurance companies focus on whether the
structure is within five miles of a responding
fire hall. In certain locales, insurers may not
provide coverage given lack of adequate fire
protection. Get this information before an
offer goes in.
Seasonal Zoning
While you may want to escape to your cottage
year-round, it doesn’t mean that this is an
option. Some rural residential properties are
zoned “seasonal” which means roadways
are not maintained during the winter. Apart
from no access during certain seasons, you
may also be on the hook to provide and pay
for maintenance. Seasonal zoning can also
mean that the municipality may not provide
emergency services in the wintertime - which
is cause for concern if you have elderly visitors
or grandchildren.
Maybe it’s the new flight service by Porter Airlines to Muskoka, or maybe it’s the smog that’s prompting
Torontonians to move from the hustle and bustle of the city to set up a life in cottage country. Or, maybe
(and more likely), it’s the cost of a home in the now famous T.O.
By Natalka Falcomer, CLO, REIC National Director & Faculty
12
REIC Exchange, August 2019
COTTAGE LIFE
COTTAGE LIFE
Water supply
If the water supply for your prospective
cottage is municipally provided, you’re in
luck. Unlike most cottages that are supplied
by well water, you won’t have to be concerned
with potability. This is because there is no
reliable potability certificate for well water, as
well as water drawn from lakes or a cistern.
Wells supplying multiple properties may be
subject to regulations such as the Ontario
Clean Water Act, and easements for pipes
from neighbouring wells (if registered) may
violate the Ontario Planning Act. As always,
request applicable certificates and obtain
warranties from the seller to ensure that the
water supply is in accordance with all federal,
provincial and local regulations.
Septic
Septic systems require approval by the local
municipality or the Ministry of Natural
Resources, so be sure to ask the sellers for
such documentation. If you plan to make any
additions to the cottage that affect the septic
system, you will likely be required to obtain
additional approval to satisfy such regulatory
requirements. If you want to rebuild and
expand the cottage you plan to buy, ensure
that such growth is permissible.
While this list of complexities can seem
daunting, a local, experienced agent will
be able to guide you around these risks and
straight to your new refuge.
Following an extensive review of Ontario's Condominium Act,
the Minister of Government and Consumer Services created a
mandatory licensing system. The CMRAO became a regulatory
body overseeing condo managers and management companies in
order to ensure that only qualified professionals with appropriate
training and education hold a license.
To obtain the CMRAO General License a person must meet
experience and education requirements which include one or
more of the following:
•
Successful completion of four courses developed by the
Association of Condominium Managers of Ontario (ACMO).
•
Successful completion of ACMO’s four challenge exams
(which can substitute course completion).
•
Successful completion of ACMO’s Registered Condominium
Manager (RCM) exam.
REIC met with the CMRAO CEO and Registrar Ali Arlani in
January 2018 to discuss the Institute's contributions to industry
standards. Although REIC's mission does not include traditional
advocacy, the Institute does advocate for its Members' breadth
and depth of education, experience and ethical standards. REIC
discussed the CERTIFIED PROPERTY MANAGER (CPM®)
designation including its rigorous standards of education
and experience, as well as Members' adherence to ethics and
professional standards that go above and beyond the minimums
set out in the Act. Although equivalencies are mentioned in the
Act, currently the General Licensing is reserved for those who
meet ACMO education requirements.
As of April 2019, REIC Past President David Duncan, CPM®
CMOC was the first person in Ontario granted the General
License based on equivalencies and experience. As such, he
was exempt from completing the four ACMO challenge exams
or the RCM exam. He was, however, required to complete
the online continuing education course delivered by ACMO.
General Licensees who fulfilled their education and experience
requirements prior to November 1, 2017 were also required to
complete the continuing education course by July 2, 2019 in order
to ensure that their knowledge of the Act is up-to-date.
David reports that his application was 90 pages long and spoke to
the courses required for a RCM in comparison to REIC and IREM
requirements. He scored 92% on the continuing education course.
"The CPM® and CMOC played a part in the application process,
as did all of the volunteer work and conference seminars that I
attended," says David, "I hope this is helpful to other Members."
David continues to discuss competencies and qualifications with
the CMRAO.
REIC congratulates David on this important accomplishment
that further establishes the CPM® program as the highest standard
of education, experience and ethics in property management.
For general questions and inquiries about the CMRAO and its
services please contact info@cmrao.ca.
As of November 1, 2017, the Condo Management Regulatory Authority of Ontario (CMRAO) began licensing
condominium managers. David is the first management professional in the province to be granted a General
License based on equivalencies and experience, opening the door for other CPM® Members who manage condos.
13
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GENERAL LICENSE
DAVID DUNCAN, CPM® CMOC
GRANTED GENERAL LICENSE
The original construction of Union Station began in 1914 but
due to the First World War, it was not completed until 1927. It is
one of Canada’s finest examples of Beaux-Art style architecture
and was designated the second most important National Historic
Site in Canada (second only to the Parliament Buildings in
Ottawa). This historic landmark is Canada’s busiest and most
important passenger transportation hub serving over 300,000
visitors every day.
Over ten years ago, the Toronto Chapter conducted a “Behind
the Scenes” tour of this iconic building. During that time we had
an opportunity to see the inner workings of the Great Hall, VIA
Rail, Go Train operations and the Toronto Transit Commission
(TTC), and also had an inside look at the many other areas
including security, service rooms, and office spaces.
A decade later, the City and its partners are completing the
restoration of the Great Hall, the VIA Concourse, the new Bay
Concourse and lower retail level with a much-needed upgrade. It
is a proud part of Toronto’s history and when completed it will
have doubled the pedestrian capacity, restored important heritage
elements, and transformed this gem into a major destination for
shopping, dining and community gathering.
Over the last few years, thousands of new condo units have
been built nearby and the residents will require many services to
serve this growing population in the downtown central business
district. It is no longer just a nine to five destination for weekday
workers and transients.
In January 2019, the Toronto Chapter Board of Directors had
an opportunity for an exclusive hard-hat tour to see “Behind the
Scenes” and hear about the construction challenges of this mega-
project a decade after our original tour of this grand facility. The
station’s revitalization will preserve the heritage elements and
create additional space for retail expansion.
The excavation was a complicated process that involved
digging several metres below the existing GO and VIA train
tracks under Union Station to create two new transit concourses
and a new lower-level pedestrian retail concourse. Column
replacement on this scale is unique. This complex procedure
has been employed only in special cases throughout the world
and seldom on structures this size that remain fully operational
throughout construction, with trains operating overhead and
tens of thousands of passengers passing through Union Station
daily. This stage of construction involved the replacement of 447
concrete columns, 185 of which directly support the train tracks.
Nearly 45 truckloads of excavated material (600 – 900 tons) were
removed from the construction site nightly. The excavators and
support equipment used were the same kind as those used in
underground mining operations.
The revitalization of this 100-year-old building will triple
the size of this important transportation hub and includes a
significant renovation of York Concourse and the VIA Panorama
lounge, installation of new bike parking stations and creation of a
new lower retail level and the Union Food Court.
The Union Food Court is the first area to open and offers a
variety of new food retailers, a seating capacity for more than
600 people, and 25,000 square feet of dining space. Overall, the
retail area will be creating a vibrant new retail hub of over 100,000
square feet when complete. In the future, a fine dining restaurant
is expected to be built into the north side of the Great Hall.
Design concepts were studied by the design team at several
major train stations around North America to determine what
works best to improve the customer experience for visitors.
One question asked by Osmington, who is responsible for the
retail renovations, was “how does one open up and distinguish
a compressed public space by turning infrastructure into art?”.
An interesting feature of the Union Food Court are the 210 cloud-
like suspended PODS (Pressurized Ocular Diffuser System) above
the seating area. They were conceived by the design team as an
By John Bowen, FRI CPM ARP, REIC Toronto Chapter President
14
REIC Exchange, August 2019
UNION STATION REVITALIZATION
UNION STATION REVITALIZATION:
TEN YEARS LATER
artful way of integrating HVAC, lighting and sprinklers, regain
ceiling height, optimize maintenance and offer an aesthetic
alternative for patrons.
Once the Bay Concourse is complete, both Union Station
concourses combined will be triple their original size and will
include the ability to access the full length of the platform from the
concourse level and an improved connection to Toronto’s PATH
system. This will reduce overcrowding during peak hours and
add more train capacity to the station. Adding a roof structure
over the new GO train platform will protect people and equipment
from the elements.
Union Station’s revitalization is an $800-million City initiative
supported by investments of $164 million from the Government of
Canada, $172 million from the Government of Ontario.
By Amanée Mousavi, FRI, REIC Nova Scotia Chapter Director
This community is being developed by West Bedford Holdings
Limited, a joint venture between Clayton Developments Limited
and Cresco. A subsidiary of The Shaw Group, Clayton has
carved out a reputation as the industry leader in premium land
development. The event was hosted at Cresco’s sales centre in West
Bedford and was catered by Ray’s Lebanese Cuisine.
Christina Baker, FRI from Clayton Developments gave a
presentation on the community itself, as well as the present and
future developments. I took our guests on a tour through Cresco’s
executive custom-built homes. The event yielded a great turnout,
which was no suprise considering that this neighborhood has been
a hot topic in the Halifax market with all of the upcoming new
homes, parks, walking trails, amenities, apartment buildings and
the proposed future Highway 113.
This mixed-use community is over 1300 acres and will house
20,000 people when it is completed. The Parks of West Bedford
is being designed with innovative approaches to storm-water
management, tree-retention, active transportation alternatives,
ground-water replenishment, and lake monitoring. The company
has also teamed with HRM and the Province of Nova Scotia to build
Atlantic Canada’s first interchange with free-flow “roundabouts”
(Highway 102/Larry Uteck Blvd. Interchange).
We want to extend a big thank you to REIC National for granting
our Chapter the subsidy to help fund this event, and to Cresco for
their sponsorship and support!
On April 4, 2019 the REIC Nova Scotia Chapter hosted a Lunch and Learn event sponsored by Cresco. Both REIC
Members and the general public were invited to attend and learn about Atlantic Canada’s fastest growing and most
family friendly community, The Parks of West Bedford.
15
www.reic.ca
THE PARKS OF WEST BEDFORD
ATLANTIC CANADA'S FASTEST
GROWING COMMUNITY
THE RIGHT OF FIRST REFUSAL
VS THE FIRST OPTION TO
PURCHASE
Option to Purchase.
This provision grants the holder the right
to purchase an indicated property during
the term of the option without respect to
the owner’s desire to sell. In other words,
the holder can force the owner to sell the
property by exerting the option. Options to
purchase often include specific terms such
as a purchase price; however, inclusion of
such terms does not necessarily mean that
an option to purchase exists.
Right of First Offer.
Sometimes referred to as a right of first
opportunity or first right to purchase, this
provision requires the owner to give the
holder the first chance to buy a property
after the owner decides to sell. Unlike the
option to purchase, the holder cannot force
the owner to sell.
Right of First Refusal.
This provision grants the holder the right
to see any bona fide third-party offers
the owner has received on a property.
The holder can match the terms of the
third-party deal and purchase the property
or pass on the deal. Rights of first refusal
tend to be the most problematic for owners.
Third parties easily are discouraged from
considering a purchase because the holder
can buy the property under the terms that
the third party put together.
Let’s explore precisely what the first right of
refusal actually means. In order for a tenant
to have the right to refuse to buy a building,
the property owner must actually take the
property to the open market and bring
other buyers into the fold. They can do this
privately or they can do this through the
services of a real estate and business broker.
In this process, the owner must reveal that
there is an existing tenant and disclose the
terms of the lease. Potential buyers would
typically want to explore the property inside
and out, often get their own appraisal done on
an independent basis and in some cases have
a property inspection performed.
Thereafter, the purchaser or the multiple
purchasers (given the current overheated
market reality) would present their offers to
the owner and/or through his/her agent.
At this juncture, the owner is obligated to
approach the tenant who possesses the first
right of refusal and show them the highest
and/or the most attractive bid to see if the
tenant will actually refuse or agree to match
that offer.
Think this process through from both sides.
If you are the tenant, do you want your
landlord parading potential purchasers
through your rented space while he or she
is attempting to attract open market offers
in order to find out how much you may be
prepared to pay?
If you are the landlord, do you want to “use”
the market knowing that you must disclose
that this first right of refusal for the tenant
actually exists in the leased premises?
A licensed and qualified broker must
disclose that your tenant has the privilege of
matching any offers the market may actually
present. What kind of offers are people
prepared to make knowing that they may
be matched or surpassed by the tenant and
therefore, these potential purchasers may
actually feel they are being used in order to
motivate the tenant to buy the property.
As a landlord myself, as well as someone
who buys property, when I know a tenant
has the first right of refusal, my interest in
the property is diminished. If I do make an
offer, I will not spend a lot of time or money
preparing the offer nor make the best offer I
think the market would bear, knowing that
it is possible that my offer will be matched or
bettered by the tenant.
Now let’s consider an alternative option
I have promoted over many years, yet failed
to get agreement on by both property owners
and lawyers. It is called the first option to
purchase. Essentially, what this means is
that the lease afforded to the tenant will
basically say if I as the landlord decide to sell
this property, I will come to you, the tenant,
with the first option to purchase the property.
I do not engage a real estate agent. I do not
put it on the open market. I do not parade
Throughout my career I have heard lawyers, doctors, and property owners talk about giving a tenant the first
right of refusal in a premise lease. The result: If the building should come for sale at the landlord’s discretion, the
tenant has the first right of refusal to purchase the building.
(The following definitions are reprinted with permission from Commercial Investment Real Estate published by CCIM Institute.)
By Timothy A. Brown, FRI
16
REIC Exchange, August 2018
RIGHT OF FIRST REFUSAL
anybody through your exclusive use rented
space in order to drive up price and try to get
the market interested. I come to you and only
you and I approach you first as you possess
the first option to purchase. After a specified
period of time, say 30 to 60 days, if we do not
come to agreement in the terms of sale, I still
reserve the right as the landlord to put the
property on the open market in the usual and
customary process of selling real estate.
The result is you have been respected as
the tenant. You were the only individual that
I as the owner negotiated with. I may get an
appraisal at my expense. You are certainly
entitled to get one at your expense. If we can
successfully negotiate, a deal is struck. The
open market, real estate agents and potential
buyers have not been used to put us at odds.
As an owner, I am not trying to drive price
up and you have not been annoyed with my
bringing potential purchasers through the
property and we both accept the fact that I
really just wanted to do business with you in
the first place.
I consulted with Todd Slater, founder of
The Simple Investor, and a past contributing
author to Profitable Practice magazine on this
topic. Todd owns and/or manages over 1,000
income properties.
I am a client of Todd’s firm. He completely
agrees with me! As well, I surveyed several
leading lawyers who agree with me, but they
find it difficult to alter the thought process
and language of the legal profession that has
been fixated on this absurd, outdated concept
for decades… I hope this column helps to
change the mindset.
The first right of refusal—or—the first option
to purchase? If you are a landlord, what do
you think is fair? If you are a tenant, which
would you prefer?
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www.reic.ca
RIGHT OFE FIRST REFUSAL
HELEN JONES, FRI
Managing Broker, JONESco Real Estate
"There has always been a special feeling about REIC for me - I have been
so privileged to take such an active role in the organization. I have taught
courses across Canada, from sea to sea, and as far north as Whitehorse."
Afer bad experiences with real estate agents,
Helen saw an opportunity to improve the
industry by "treating people the way we would
like to be treated". Earning her license in 1974,
she became an FRI five years later in 1979. Tis
year, Helen earned the REIC Emeritus Award.
"My first managing broker, Jack Betts, was an
FRI and he encouraged me," says Helen. Her
career was not without obstacles, she recalls
the first professional meeting she attended,
where men handed her their coats to hang;
"afer the coats were all hung up, I went to
the meeting and then everyone was a bit
embarrassed. Tere had never been a woman
at their meetings before. Te speakers would
start their address with 'Lady and gentlemen'
or 'Gentlemen and Helen'."
JONESco is a family owned company founded
by Helen in 1987. In 2006, she was joined by
her son and business partner, Roger Jones.
Helen continues to give back by tutoring
UBC students looking to enter real estate,
encouraging young professionals to "be
themselves, whoever they are." When she isn't
traveling with family, she enjoys her extensive
library collection and pleasant evenings at
home with her pet beagle, Eva.
Membership Milestone:
40 years
Hobbies:
Traveling, reading
jonescompany.net
ROY WILSON, FRI
"Education is important and getting a designation sets you apart from others.
I knew that earning the FRI wasn’t just about being smart, but also about
working hard in order to succeed."
Inspired by his father who worked in home
sales, Roy has been in real estate for nearly 70
years. He earned his license in 1951 at the age
of 18 - a significant achievement considering
that, at the time, you had to be 21 to get a
licence. "Te superintendent said if you can
get the board president to vouch for you, you
can do it." CREB president Howard Kelly
wrote Roy his letter of recommendation.
An active volunteer, Roy has served in various
roles from being a volunteer driver for the
Canadian Cancer Society for 8 years to serving
as president of the Calgary Real Estate Board
(CREB) in 1961 and of the Alberta Real Estate
Association (AREA) in 1965. He also served
in the Legislative Assembly of Alberta from
1971 to 1975 as a member of the Social Credit
caucus in official opposition.
"A fun fact you may want to include is that I
was a chuckwagon outrider at the Calgary
Stampede in 1970 and 1971," he says. Roy
also took courses with the Western College of
Auctioneering in 1968!
When asked to give advice, Roy emphasizes
the need for a personal touch: "the industry
has changed so much in my lifetime, but it is
still a business about people."
Chapter Affiliation:
REIC Calgary Chapter
Membership Milestone:
56 years
Hobbies:
Volunteering
In the summer of 2018, we started reached out to REIC Members to get your stories and find out how
REIC has impacted your career. We are pleased to share with you the following Member spotlights.
18
REIC Exchange, August 2019
#REICSTARPOWER
MEMBER SPOTLIGHTS
MEMBER SPOTLIGHTS
SAADAT KESHAVJEE, CPM® CMOC
Managing Director/Broker, Amhurst Property Management Ltd.
"Being a faculty member has enhanced my ability to be a lifelong learner.
I am always learning more and getting the opportunity to share my learning
with my students."
Saadat has been engaged in real estate since
1976. Educated in three continents, he has
instructed in Canada since 1989 and has been
IREM faculty since 1996.
Tis year, Saadat was honoured with the REIC
Emeritus Award and is celebrating his 35-
year milestone. What makes being an REIC
member so special? “Te support system, the
information availability, and the powerful
network of wonderful people with such great
pools of knowledge,” says Saadat.
“Teaching is a relentless path to learning and
sometimes, quite challenging, but it keeps
me intellectually fresh and alive! Trough
teaching I have engaged in court work, course
writing, corporate training and consulting.”
To young professionals just starting in the
industry he says, "Tis is a wonderful career
that offers an unlimited range of opportunities
and a dynamic, profitable and exciting future,
locally, nationally and internationally."
In his spare time, Saadat cares for his pet
fish, visits with friends and family, sees live
theatre, volunteers on civil society boards,
plays scrabble and organizes tours to fun
destinations - like his recent safari in Kenya!
Chapter Affiliation:
REIC Calgary Chapter
Membership Milestone:
35 years
Hobbies:
Traveling, volunteering
amhurst.net
RON PENNER, CPM® CRP
Senior Vice-President, Operations & COO, Globe Property Management
"At Globe it’s our goal to have every property manager achieve the CPM
designation, we feel it benefits our business immensely, and our managers
take pride in knowing they’ve accomplished something special."
Ron has worked in property management
for about 37 years and has been with Globe
Property Management since 1981. "Many years
ago, our president here at Globe encouraged
me to get educated and earn a designation so I
could continue to grow in the business."
He received his CPM designation in 1993
and his CRP designation in 2002. Involved
as a volunteer, Ron has been a member of the
Professional Property Managers Association
(PPMA) in Manitoba for many years and is an
REIC Past President. Ron also served as the
IREM Canada Vice President from 2017-2019.
"I tell members that at each level you’ll have a
new appreciation as you learn more about the
bigger picture. Te IREM experience takes it
one step further, meeting with volunteers and
members from around the world."
His advice for people entering the industry is
to recognize that "property management is an
incredibly diverse business; it has something
for everyone."
Outside of work, Ron loves collecting cars,
hunting, fishing and cycling. He has two sons,
and a new puppy named Harley.
Chapter Affiliation:
REIM
Membership Milestone:
25 years
Hobbies:
Hunting, fishing, cycling
globepm.ca
WE WANT TO HEAR FROM YOU!
Have your article or interview featured in the next REIC publication!
Contact marketing@reic.com for details.
19
www.reic.ca
MEMBER SPOTLIGHTS
By Shelley Barfoot-O'Neill, Manager of Membership Services
I was raised in a family of volunteers, it's the rural way of living
as deep as any tradition; family, community and volunteering.
Giving is the backbone of Canadian life, especially in our rural
communities.
You don't volunteer for the thanks or accolades, but Rotarians
have a tradition of supporting the community by honoring those
who give back. This past May, my husband Brian and I were
honoured to receive the Paul Harris Fellow from the Wiarton
Rotary Club for our community work with the 4-H program. The
Paul Harris Fellow acknowledges individuals who contribute to
The Rotary Foundation. It is one of the highest honours Rotary
can bestow upon a person.
“Together, we see a world where
people unite and take action to create
lasting change across the globe, in our
communities, and in ourselves.”
- Rotary International
4-H is a non-profit youth development organization that spans
70 countries and 10 Canadian provinces. For over a century, 4-H
Ontario has been working to build youth as leaders within their
communities. We volunteer with 4-H on all possible levels; locally
in our county, provincially and nationally. Brian and I lead local
clubs, chaperone teams and organize events and competitions. We
have sat on association boards locally and provincially as well.
We truly love working with our members, seeing their personal
growth and becoming leaders in their lives and communities is
so rewarding.
"4-H is an organization for youth, but as Leaders we also have the
opportunity to learn and grow as citizens right along with our
Members. It’s truly a program for everyone to succeed."
While there is a significant personal commitment of time,
effort, and sometimes even finances - the benefits to volunteering
are beyond measure.
As with anything you undertake, it is what you make it. REIC
Members and volunteers dedicate countless hours and resources
to make the Institute the well-respected organization it is today.
This not only benefits our professional community, but the
industry as a whole. Because of my own volunteer work and that
of my family, I can truly appreciate the contributions made by
engaged individuals who shape their communities. Thank you for
your dedication to this organization.
Because of her dedication to volunteerism, Shelley was awarded the
2017 BMO Woman of Excellence in Agriculture Award sponsored by
Federated Women’s Institute of Ontario and BMO.
“Never doubt that a small group of thoughtful, committed citizens can change the world; indeed, it’s the only
thing that ever has.” – Margaret Mead
UPDATE YOUR MEMBER PROFILE
www.reic.ca/profile
20
REIC Exchange, August 2019
WHY WE VOLUNTEER
WHY WE VOLUNTEER