The presentation made by David Spackman of CHF Canada to a CoAction workshop on September 13, 2018

1. Title
Sub Title
A Mortgage
Loan Program for
Section 95 Housing
Co-operatives
Asset management planning
&
Accessability
Co-Action September 2018
David Spackman

2. Agenda
• Introductions
• Viability and planning
• AODA and co-op renovations
• Accessibility planning & opportunities
• Wind up
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3. Introductions
•My name is
•My co-op is….
•Our program is…
•Our building is…

4. Housing Co-operative viability & accessability
• Viability is the ability of the co-operative to continue it’s
operations over time.
• The way we achieve viability is changing as we reach the end
of our operating agreements.
• Asset management – repairing and renovation our homes, is
key to long term co-operative community viability.
• Asset management plans can include improvement to the co-
op site and units to support accessibility
• The introduction of the AODA has focused more attention on
the needs and requirements for housing providers to review
the accessability of their communities
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5. Viability & accessibility
How do we renovate our buildings, improve
accessability, and stabilize operating costs
without driving housing charges through the roof?
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6. 6
Building Condition Assessment
Reserve fund forecast
Financial statements
Asset Management Plan
• Building renovation plan
• Replacement reserve plan
• Long term operating budgets
• Housing charge & market
projections
Reserves
& Cash
Injection
Energy efficiency
Universal design
Community infrastructure
Improved standard of living
Stable revenue & expense
Stable housing charges
Accessibility/Aging in place
Mixed income community
Creating Long term Viability

7. Assess Needs
Building Condition Assessment: BCA
 Document review
 Site inspection
 Prioritized Capital Replacement Plan
 Life cycle spreadsheet
Results:
 Which capital items
you need to replace first.
 How much you will
need to spend each year over 25 years.

8. Assess Needs
Reserve Fund Forecast (RFF)
• The difference between your current reserves and
contributions to reserves and the spending in the BCA
• How much money you should be putting into your
replacement reserve each year.
• How much you can expect to earn on your replacement
reserve investments
• What impact this will have on housing charges

9. Develop Strategies
Asset Management Plans
An asset management plan will:
 Review Building Condition Assessment (BCA)
 Create a budgeted capital improvement plan
 Include universal design & energy conservation
 Generate a Reserve Fund Forecast
 Advise when the funding gap becomes critical
 Consider financing options
 Create long term budget & housing charge
projections

10. Invest resources
Reserve funds are not always enough

11. Invest resources – Financing or “cash injection”
Re-Financing housing usually refers to taking out a
mortgage for an amount that pays out the existing
mortgage plus an amount for the needed repairs, and
extending it for a longer period of time.
Financing usually refers to taking out a mortgage at the
end of a current mortgage or converting a new
construction loan to a long term mortgage or borrowing
to purchase.
When a property pays for upgrades from an outside
source though refinancing, financing, grant or forgivable
loan it is often referred to as a “cash Injection’
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12. Invest resources
Cash injection helps close the gap
Cash injection

13. Renovating the asset
What we know;
• Generally most housing co-ops need capital repairs
• Federal program co-ops have two new potential
sources of revenue – cash flow currently committed
to expiring mortgages and/or cash injection through
financing.
• HSA co-ops position is more uncertain as mortgages
come to an end.
• Cash injection is occasionally available through Gov’t
renewal programs, past reno/retro SHARP, SHIP,
FLOP (1981 MURB program) – future NHS?
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14. Renovating the asset
Two types of projects:
• Ongoing capital improvements , modest in
scale, phased over time
• Large and substantial renovations usually
funded through both cash injection and
reserves.
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15. AODA and renovations
Basic and Extensive Renovations
• The Building Code distinguishes between renovations
that are basic and those that are extensive.
• Basic renovations involve construction that maintains
the existing performance level of all or part of an
existing building; they avoid triggering the AODA
accessibility requirements under section 3.8.
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16. AODA and renovations
Extensive renovations must comply with section
3.8, if the proposed construction:
• (1) is within an existing suite area that is
greater than 300 square metres (3,229 sq.ft.)
of space;
• (2) involves installations of new interior
walls/floor assemblies or new ceilings; and
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17. AODA and renovations
• (3) is on a building main floor area located
within 200 mm (7.84 inches) of the nearby
ground floor (or in a floor area that is
accessible by an elevator from the buildings
main floor area that is located within 200 mm
(7.84 inches) of the nearby ground floor).
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18. AODA and renovations
• all three tests must be met to qualify as an
extensive renovation that triggers the
enhanced accessibility requirements under
section 3.8 of the Building Code.
• For regular phased capital work Section 38
rarely applies.
• Even larger capital renovations at co-ops are
usually exempt from the full requirements of
section 38
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19. AODA and renovations
Are retrofit requirements included for existing
buildings?
• No. Ontario’s Building Code is a go-forward
regulation and generally does not apply to the
maintenance or retrofit of existing buildings.
• New requirements apply only to the new
construction, change of use and extensive renovation
of existing buildings.
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20. Housing Co-op
Community accessibility
AODA doesn't generally apply, so do we do
nothing?
• Aging population in Canada and in many co-ops
• Affected population often needs to seek affordable
housing alternatives & supportive community.
• Currently have dedicated units, we’re already there
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21. Create Solutions Asset management Plans
The BCA calls for “replacement to original”
What about improvements?
Building systems
 Building envelope & Insulation
 Plumbing systems
 Mechanical & electrical
Community Infrastructure
 Universal design
 Appliance alternatives
 Recycling
 Transportation
 Quality of life

22. Where to start?
Consider an FAA.
Facility Accessibility Audit
• examines building's interior and exterior environments vs
established accessibility criteria.
• criteria measures overall "usability" of building and site
according to the needs of persons with disabilities.
• Generally based on:
• Building Code requirements
• Universal design principles
• National & international standards
• Accessibility "best practices" and guidelines
• AODA in Ontario
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23. Work with your existing plan
Create a “culture of accessibility”
• Review the BCA
• Look for opportunity in every project
• Review your maintenance program
• Look for opportunity in simple repairs
• Always replace with access in mind
• Build toward future opportunities
• Understand the 7 principles of universal design
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24. 24

25. Renovating with Universal principles in mind
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26. Work with your existing plan
Low hanging fruit
• Increase levels of lighting, higher lumen bulbs
• Use levered handles only
• Contrasting transition strips at grade changes and stairs
• Add double railings
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27. Create Solutions Visual impairment
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28. Create Solutions
Follow the path through your building
• Parking, pathways and sidewalks
• Site amenities, recreation and playgrounds
• Ramps entrances and grade changes (visitability)
• Common space, lobby, office, public washrooms
• Hall ways, elevators and stair ways
• Unit upgrades, safety, support and comfort
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29. OBC and Ramp construction
The Ontario Building Code 3.4.6.7. Ramp Slope
(1) the maximum slope of a ramp shall be,
• (a) 1 in 10 in any assembly, care and treatment,
detention or residential occupancy,
• (b) 1 in 6 in rooms or floor areas classified as
mercantile occupancy or industrial occupancy,
• (c) 1 in 8 in any other floor area, and
• (d) 1 in 10 for an exterior ramp.
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30. OBC and Ramp construction
There are also rules for
• Distance between handrails, continuity of rails
• Guardrails
• Level area required at top and bottom of ramp
• Level areas required every 9 m and at 90 degree turns
• Termination areas
• Loading values
• Climbing prevention
Get some design assistance!
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31. Create Solutions
• Universal design & site accessibility

32. Ramp and lift retrofits
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33. Create Solutions
Universal design & site work

34. Create Solutions
• Universal design & site work

35. Create Solutions
Universal design office and reception
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36. Create Solutions
Universal design public washroom
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Transfer space, open wash basin

37. Create Solutions
Universal design public washroom
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Transfer space, open wash basin
Common basins, separate water closet
Accessible and gender neutral

38. Create Solutions
Universal design & housing units
Thinking about unit mix
• Members aging in place usually occupy smaller units
• Many co-ops have a higher percentage of senior
occupancy in smaller units
• There are families with members who need
accessible features
• Many co-ops have some units which are currently
“accessible”
• Some universal features work in all units
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39. Create Solutions
Universal design & housing units
Thinking about unit mix
• Visual and audible smoke/co in all units
• Levered handles throughout building and in all units
• If doors have side lights, consider installing wider
doors at retrofit
• Upgrade current accessible units to new
standard.
• Consider 50% of smaller units to upgrade
• Consider 5% of family units for upgrade
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40. Create Solutions
Universal design & housing units
• Barrier-free entrance and exit doors shall be a
minimum of 915mm wide, such that frame
stops, the door thickness and horizontal
hardware such as panic bars shall not reduce
the clear width of the doorway to less than
865mm.
o 915 mm = 36 inches
o 835 mm = 34 inches
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41. Create Solutions
Universal design & housing units
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42. Create Solutions
Universal design & housing units
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Swing clear offset hinge Barn door hardware

43. Create Solutions
Universal design & housing units
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Smaller grades and thresholds

44. Create Solutions
Universal design & fixture improvements

45. Create Solutions
Universal design & fixture improvements
Tub to shower conversion

46. Create Solutions
Universal design & fixture improvements

47. Create Solutions
Asset management Plans
• Universal design & fixture improvements

48. Create Solutions
Asset management Plans
• Universal design & fixture improvements
Low flow, universal design Energy star best performance

49. Planning for accessibility
• Conduct an audit of current access, parking through units
• Review audit list with BCA or AMP life cycle spreadsheet
• Review audit list with annual capital plan
• Prioritize
o Site and service access
o Common spaces
o Identified units
o Visit ability
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50. Wrap-Up
• Assess Needs – BCA, RFF, Financials
• Develop Strategies – Asset management plan
• Invest Resources – Reserves & financing
• Create solutions – Improved infrastructure

51. Who To Contact
ASSET SERVICES
David Spackman
Manager Asset Management Services
Co-operative Housing Federation of Canada
T. 888.314.9015
dspackman@chfcanada.coop
Ofelia Guanlao
Program Manager Asset Services
Co-operative Housing Federation of Canada
T. 800.268.2537 ext. 250
oguanlao@chfcanada.coop
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