The new Tenant Protection Act means landlords have the potential to increase rents and cash flow and will put more of an empasis than ever on attracting good, new tenants. In this Question and Answer format industry specialists look at interior maintenance issues and the costs and benefits of investing in rehabilitation and upgrades. - Editor

What areas/features within units and in common areas are most likely to require rehabilitation?

Suppa: Within units, the bathrooms are the areas most likely to require rehabilitation. Due to the high concentration of water and humidity, the shower area is particularly vulnerable. Without proper ventilation and general maintenance to ensure a water-tight seal around the shower, constant humidity and water can cause extensive damage to tiles and walls in both the affected unit and surrounding units. Within common areas, corridors most likely require some kind of work. The carpet and walls are constantly being damaged or worn due to everyday wear and tear.

Lewin: Changes to windows which improve energy and air efficiencies are extremely noticeable. Many older buildings are still equipped with older aluminum windows lacking proper thermally broken frames. An examination of drywall and plaster adjacent to windows often shows signs of moisture. This results from cold transfer through the aluminum of the frame. New drywall near an old window may result in yet another repair far too soon.

What problems are more serious in nature and require more immediate attention? What can potentially be deferred?

Suppa: Water penetration from one unit to another may cause extensive damage to the ceiling areas, drywall and carpeted areas. Problems that do not affect the everyday lifestyle of the tenant might be temporarily deferred, but landlords should remember that even minor problems can eventually lead to both serious and expensive repairs if not monitored.

What are the most costly types of renovations? What are the most cost-efficient ways of carrying them out?

Suppa: The lobby area and corridors are lorge spaces requiring larger quantities of material and products. Any renovation may also require the removal of existing material and the services of interior designers or architects. A good plan for carrying out cost-efficient work is to ensure that a proper scope of work is issued to the contractors. If all contractors are quoting on exact materials and specifications it should minimize or eliminate any misrepresentation of the job that may result in extra costs later.

What are some economical / cost-efficient improvements which could make the building more attractive to renters, appraisers etc.?

Lewin: Windows and window coverings play important roles in interior design. The use of specialty glasses, combined with grilles and bevelled glass can create a studding appearance which adds significant value and appeal. Enclosing and insulating the balcony can add significant useful space to individual units.

Josephs: Innovative retrofit products for toilets, showerheads and faucet aerators allow for significant savings to be achieved for apartment buildings, and this reduction in utility costs can be attained without compromising the satisfaction and lifestyle of the residents. Ultra-low flow toilets are now mandated in the new building code. These consume only six litres of water instead of the twenty litres or more used by current toilets in many older buildings. Such water and energy efficient improvements are cost effective because they provide positive results on a buildings bottom line and increase positive cash flow.

Suppa: Just like landscaping is important to the street scape of a property, the common element areas are of equal importance on the interior of the building. These areas should be inviting, clean, bright in appearance and generally well maintained with a special emphasis on the lobby area and suite entrance doors. Doors can easily be enhanced by replacing the suite numbers, adding a door plate or refinishing the door and frame, including the threshold. The lobby can be improved by applying a new fresh coat of paint, adding furniture, installing a mirror, adding wood trim or switching to bigger and brighter light fixtures. However, general maintenance and up-keep remain the most economical ways to maintain a marketable property.

Lockyer: Elevator doors are often used as part of the lobby décor, either making their own statement or simply blending in. The interior of the elevator can be a sleek artistic statement or a nonintrusive extension of the main lobby. Ceilings can range from materials such as brass, veneer or glass to a standard eggcrate. Floors can also be marble, slate, granite, stainless steel or carpet. Buttons and floor calls range from complete custom designs incorporating braille to the more standard types of plastic and aluminum. While custom-designed elevator interiors can range from $3,500 to $75,000, and simple elevator "spruce up" such as changing door surfaces, lights and installing mirrors could cost as little as $600 per elevator.

------

Andrew Joshephs is with Water Thrift Systems Limited,
Phil Lewin is with Gem Aluminum Manufacturing Co. Ltd.,
Al Lockyer is with Tri-Crown Limited and
Bruno Suppa is with Corpland Contracting Ltd.