Archive for May, 2020

The Ultimate Video Guide to Vancouver Neighbourhoods

Wednesday, May 13th, 2020

Your best real estate and lifestyle guide to Gastown, Coal Harbour, the West End and more

Shawn Brown
REW

Location, location, location. It’s an old real estate cliche, but it’s hard to put a price on the value of truly loving where you live. In a city like Vancouver, it pays to understand the unique character of each neighbourhood before making a home buying or rental decision.

REW is happy to feature this video guide to Vancouver’s neighbourhoods from Shawn Brown of the West Haven Group. Use the videos below to take a trip to different parts of the city, learn what makes each area unique, and see how your lifestyle fits into what Gastown, Coal Harbour and the rest have to offer. 

Want to learn more? You can get more from Shawn and the West Haven Group on Instagram, YouTube and Facebook.

Yaletown Neighbourhood Property Guide (https://youtu.be/tpdF-nDZvGM)

West End Vancouver Neighbourhood Property Guide (https://youtu.be/4W8JtXGoUAo)

Coal Harbour Neighbourhood Property Guide (https://youtu.be/0wNzvHhDYLg)

Olympic Village Neighbourhood Property Guide (https://youtu.be/wEmqX_HGeD8)

Gastown Neighbourhood Property Guide (https://youtu.be/JtSgax8p8ss)

Chinatown Neighbourhood Property Guide (https://youtu.be/LUMfni07aB0)

© 2020 REW

The impact of Covid-19 changed the commercial sector

Tuesday, May 12th, 2020

COVID-19 has changed the commercial sector, maybe for good

Ephraim Vecina
The Vancouver Sun

The work-from-home revolution has shifted expectations for the Canadian commercial mortgage space, amid the COVID-19 pandemic forcing governments to implement stringent mobility restrictions.

Real estate activity across the board has ground to a crawl. This has become particularly apparent in long-struggling Alberta, which was already labouring under harsh economic uncertainty even before the coronavirus took hold.

For instance, the office vacancy rate in the Calgary downtown area was at 26.5% as of March 31, according to commercial property firm CBRE. The prevalence of online meetings and virtual transactions is putting the future strength of the market’s commercial sector into question, observers said.

“We expect there to be pressure on rental rates going down as vacancy, both head lease and sublease, is expected to increase,” said Todd Throndson of Avison Young Real Estate Alberta Inc.

Industries, especially those hardest hit by the global outbreak, have wasted no time in adapting to the new normal.

“There’s been a lot of learnings from this working from home, the biggest learning being that it worked a lot better than all of us thought it would work,” said Rob Peabody, chief executive officer with the Calgary-based Husky Energy Inc.

Peabody cited the near-omnipresence of advanced communications technology as a driving force in this shift.

“We’ve had over 95% of our office staff working from home — some days it’s closer to 99% — and that transition was seamless; it actually worked extremely well,” Peabody told BNN Bloomberg. “It’s early days but there’s no question it’s going to change the way we work long term.”

Copyright © 2020 Key Media

Atrium Mortgage pledges stability in the age of COVID-19

Monday, May 11th, 2020

Atrium is more than ready to continue operating despite the COVID-19 pandemic

Ephraim Vecina
Mortgage Broker News

Leading non-bank lender Atrium Mortgage Investment Corporation has offered assurances that it’s more than ready to continue operating despite the COVID-19 pandemic, in the wake of robust first-quarter performance.

“The operating results for Q1 were relatively strong, and even after taking a provision for mortgage losses of $1 million this quarter, our earnings exceeded our quarterly dividend,” Atrium CEO Rob Goodall said. “Our increased provision for mortgage losses is consistent with the some of the largest banks in the world, and reflects the common belief that the financial impact of COVID-19 will increase in future quarters.”

The company’s mortgage portfolio as of the end of the first quarter stood at $746.5 million, which was 2.3% higher annually. The first quarter also saw Atrium’s revenues hit $17.1 million (up 8% year-over-year), along with a net income of $9.9 million (up 6.8% during the same period).

Overall, these numbers have placed Atrium on sufficiently solid footing to navigate through the worst economic effects of the coronavirus.

“We feel that Atrium is well positioned to endure the downturn. as we have very little exposure to the hardest hit sectors – retail, hospitality and long-term care/retirement homes,” Goodall told Yahoo! Finance. “Our strategy in Q2 is to scale back lending in the short term in order to be in a position to lend actively when the real estate market emerges from the downturn.”

Copyright © 2020 Key Media

How Canada’s biggest mortgage company is approaching the post-COVID-19 recovery

Monday, May 11th, 2020

COVID-19 brought more visibility to some alternative products

Clayton Jarvis
Mortgage Broker News

Taking on a new, high-profile job during a period of planet-wide turmoil isn’t the kind of onboarding most Canadian mortgage professionals have in mind. But for M3’s new interim president, Dino Di Pancrazio, who has already held senior positions with the Montreal Canadiens, Air Miles and Reader’s Digest, stepping in to fill the shoes of the recently departed Albert Collu is not the first time he’s had to guide a company through a rough patch in the market.

“I’ve gotten used to it in the past,” he says. “I’ve had jobs that were way more stressful, though I’ve never had any job during a pandemic. It’s been interesting to say the least.”

MBN felt it was an opportune time to pick Di Pancrazio’s brain about the effect COVID-19 has had on M3 and how the company is approaching the next several months of uncertainty. The following interview has been edited for length and clarity.

Mortgage Broker News: How has it been taking on a new high-profile job the middle of a deadly global pandemic? Fun?

Dino Di Pancrazio: The one thing you recognize very quickly during a change like this is how strong the team around you is. I’m happy to report that the team that we’ve got across all our brands, and here at M3 as well, is extremely solid. Pandemic or not, our people are going over and above.

We’re not feeling the crunch, so to speak, in terms of the changes that have happened. It’s been a pretty smooth transition. That said, there’s still a lot to be done. We’re looking forward to when this thing’s over and we can hit the ground running.

MBN: M3 needing a new president in the middle of such a chaotic situation probably took a lot of people by surprise. Does it signal that the past leadership wasn’t prepared for the next phase of the market or is it more a sign that M3 isn’t viewing the next few months with too much anxiety?

DDP: It doesn’t signal anything about the past leadership. In business, as in life, change is inevitable. You have to be able to roll with the punches and adapt, and that’s what we’ve done. What we’re looking at is building on what the past leadership was doing.

How do we view the next few months going forward? More change, but we believe that we’re more ready than most for dealing with not just the tail end of the pandemic – let’s hope it’s the tail end – but afterward, too.

MBN: How would you rate the response of the government and lenders to the needs of homeowners, landlords and businesses during COVID-19? Are you satisfied with the deferral options that are on the table?

DDP: We feel that government, both federal and provincial, reacted very well. We’re very happy with that reaction and how quickly they actually enabled the emergency programs. That’s not easy to do. Governments, in general, are not in the habit of moving quickly, but I find that, across the board, our federal and provincial governments have done a great job of doing that.

Lenders, it’s the same thing. Obviously there’s a wide variety of them, but I would tell you most have moved very quickly to assuage the concerns of either their customers or consumers in terms of what they were willing to do and put in place programs and services that helped customers and consumers alike.

People need to keep in mind that this has never happened to us before, even if you look back to 2008. It’s affecting every Canadian top to bottom. I think what [the government and lenders] have done is put together great programs that impact the largest number of people and businesses.

MBN: When the mortgage deferral option was first put forth by the banks and the feds, did people receive a good enough explanation of what deferrals meant for their bottom lines?

DDP: I think that could have been done better. The challenge with programs like this and the situation that we’re in is speed-to-market versus the amount of information that needs to go with it. In the effort to get this out as quickly as possible, I believe that in some cases the information was not as evident as it could have been.

When I was vice president of marketing for the Canadiens, I found out that sports marketing is extremely reactive. You win a game, you lose a game, you’ve got to react very quickly. And in moving fast, you have to adjust as you go forward with it. But the most important thing in this case was that it got out there very quickly.

MBN: We’ve seen a lot of interest on the MBN site around reverse mortgages lately. Are consumers looking at alternatives like reverse mortgages more than they were before COVID-19?

DPP: I think there is more of an interest in them, but they really require a certain financial situation. I can’t say right now that we’re seeing a massive uptick, but I think the interest is there. I don’t think we’ll see an uptick for a few months.

MBN: With so many Canadians out of work right now, people will be leaning on credit even harder than they were before. Are you worried about a jump in Canadians’ debt levels and how that might impact their ability to get financing?

DPP: Of course, when people lose their jobs it’s always concerning for all aspects of the economy. That said, Canadians have traditionally been good at managing their credit. Will we see a spike? It’s tough to say at this stage, because what we don’t know yet is how many of these job losses are temporary. A lot of jobs are on furlough, there have been a lot of layoffs to allow people the opportunity to get on unemployment insurance. The numbers we’re seeing right now in terms of unemployment will not stay at the level they’re at. That I’m very confident of.

MBN: Let’s talk about what the next few months are going to look like at M3. Which of the company’s processes have been most disrupted by COVID-19? What’s the long-term solution for either replacing or upgrading those processes?

DPP: We’ve got 8,300 brokers, so the biggest disruption has been to face-to-face contact. We have some brokers, and some consumers, who prefer doing business face-to-face. They want to go into an office, they want to sign papers. [COVID-19] has forced the digitizing of that consumer experience, at least during this period.

Will it all be digital coming out of COVID-19? I don’t believe that to be the case. Consumer behaviour is very hard to change over the long term. It usually happens in increments.

MBN: Did COVID-19 impact or alter the design of any of the products M3 was working on prior to the outbreak? Did it expose any new needs in the market?

DPP: I think it brought more visibility to some alternative products – you mentioned reverse mortgages before – for the consumer. It definitely accelerated a number of products and services we offer to our brokers. For example, we created a smart view in BOSS, our main platform, that the broker can access and use to calculate when a client should refinance or renew their existing mortgage. That was on our runway, but we advanced that and basically got it done in record time to help our brokers focus on refinancing and renewing mortgages.

MBN: What are the company’s plans for keeping its employees and clients safe as we gradually de-COVID?

DPP: The two things we didn’t want to do were let anybody go or cut salaries. We’re proud to say we didn’t do either of those things. We’re holding on as long as the business allows us to. At the executive level, we’re managing our P&L in terms of tackling the expenses that are due to come.

We allowed working from home even before COVID-19, so we were in a good position to get 100% of our employees work from home enabled within a couple of days. We put in place a bunch of elements that we negotiated with our partners or lenders so our brokers can engage with their customers in a safe way. We’ve offered e-signature to our brokers free of charge until the end of this year and we negotiated a Zoom Pro pack for our brokers to get into if they need it.

MBN: What about social distancing?

DPP: In our corporate office spaces, we’re following government guidelines. We’re doing that province-by-province because each one is slightly different and we want to follow those guidelines to a T. We’re in the process of building out a checklist for our brokers who have offices, too.

MBN: Did I hear that you have something in the pipeline with Rick Mercer?

DPP: We’ve secured Rick to come do a webinar for us on May 14. We’re calling it #LessScaringMoreCaring. It’s more about coping with COVID-19 than anything specific to mortgages. We wanted to do something more on the human side.

MBN: Cool. Is it a staff-only, job-well-done kind of thing?

DPP: No, the webinar is open to the whole industry, we’re not just doing it for M3. Now’s not the time to start drawing lines around brands. 

Copyright © 2020 Key Media

Learning process in housing market

Friday, May 8th, 2020

Exponential growth

Ryan Cole
Canadian Real Estate Wealth

The biggest regret I’ve had as an investor, thankfully and mercifully, was an early one: my first condo. I was 22 and had recently closed on a new unit at Bay and Dundas. (This was back in 2002, when someone fresh out of school could afford to buy in that area of Toronto.) It was a decent enough property, but I was under the impression that the only way I could buy more units was to sell the one I had and put the profits to work.

It was a rookie mistake. Not only did I fail to capitalize on the ridiculous appreciation that condo would have experienced over the last 17 years, I also failed to realize that I could have started growing my portfolio faster and more effectively if I had simply refinanced that property and used the money I pulled out for my next purchase.

It’s painful to recollect such mistakes, but botching my first property play led directly to the strategy I now use with my investment clients. I call it the multiplier. It’s the simplest way I’ve found for generating wealth through real estate. Here’s how it works.

 

Step 1: Purchase a pre-construction condo

The multiplier could conceivably work with other asset classes, but since appreciation is a key factor in its success, pre-construction condos are the optimal property type. Pre-construction properties appreciate far faster than any other property type, particularly in cities with rabid rental markets like Toronto, Vancouver, Victoria and Montreal. By the time your unit is built, it will likely have enjoyed four to six years’ worth of rapid appreciation. When you take possession of it, you will own an asset that could conceivably be worth 30% to 50% more than what you agreed to pay for it.

You could flip it and walk away with a tasty profit. But you’d no longer have a pristine, in-demand property. You’d also have to give the government a cut of the action. Why do either of those things?

 

Step 2: Refinance the property

Once you’ve taken possession of your property, it’s time to refinance it at its new appraised value. The funds you receive will then be used for deposits on one or two other pre-construction units.

The beauty of this step is twofold. Not only do you get to secure two additional properties with the bank’s money, but you also get to defer your capital gains payout to the feds by holding onto your first condo.

 

Step 3:Repeat

In four or five years, when you take possession of your two new units, it’s time to repeat the process – only this time, you have three properties to refinance, all of which have appreciated considerably during the construction phase of Properties 2 and 3. The money at your disposal this time around will allow you to put down a deposit on three more properties, doubling the size of your portfolio with a few strokes of a pen.

That’s the multiplier. It really is that easy.

Baked into this strategy is the realization that the fastest-appreciating units are going to be found in top-notch buildings going up in prime locations. You need to work with a Realtor who can help you determine which projects are most likely to fetch you the multiplier’s choicest outcomes while also securing early access to them.

You should also partner with a mortgage broker who can perform the kind of financial ninjutsu that will get you the results you want. (At CONNECT, we’re currently building a portfolio tracker that will monitor the approximate value of our clients’ properties and notify them of the optimal time to refinance.)

This isn’t a quick and sexy way of making money; a lot of people won’t want to wait five or more years between purchases. But in my opinion, the multiplier is the safest, most lucrative way to make money on the planet. It has greatly increased my own personal wealth. I’d recommend it for anyone who wants to retire in 15 to 25 years with an incredible amount of wealth.

 

Ones to watch

There’s never a shortage of attractive pre-construction opportunities in the GTA. Here are two projects we can’t wait to show our clients.

The first, 411 King, is going up at the corner of King and Spadina, one of downtown Toronto’s most rentable areas. Trendy restaurants, the King West club scene, the Fashion District and Raps/Leafs/Jays games are all within walking distance for the area’s growing cohort of young professionals, who have yet to balk at the astronomically high rents. Great Gulf, the company behind 411 King, is one of the largest developers in Toronto, if not all of Canada. They have completed a number of projects where our clients have done tremendously well.

There’s also a fantastic opportunity to get in on the full-scale redevelopment of the Port Credit waterfront in Mississauga. Brightwater, a master-planned community by Diamond Kilmour, will be bringing thousands of units – not to mention transit, retail and office space – to what is already one of Mississauga’s most beloved neighbourhoods. Getting in early on a master-planned community is never a bad move; doing so in Mississauga, one of the GTA’s fastest-growing communities, has ‘winner’ written all over it.

 

Copyright © 2020 Key Media Pty Ltd

Airbnb slashes nearly 2,000 jobs, scales back investments

Friday, May 8th, 2020

25% of Airbnb workforce slashed

Ryan Smith
other

Short-term rental giant Airbnb has announced that it is slashing about 25% of its global workforce – nearly 1,900 jobs.

The news came in a note sent this week by Airbnb co-founder and CEO Brian Chesky to employees.

“Today, I must confirm that we are reducing the size of the Airbnb workforce,” Chesky said. “For a company like us whose mission is centered around belonging, this is incredibly difficult to confront, and it will be even harder for those who have to leave Airbnb.”

Chesky said the layoffs were unavoidable due to the havoc wreaked on the travel industry by the COVID-19 pandemic.

“We are collectively living through the most harrowing crisis of our lifetime, and as it began to unfold, global travel came to a standstill,” Chesky said. “Airbnb’s business has been hit hard, with Airbnb’s revenue this year forecasted to be less than half of what we earned in 2019.”

Chesky said the pandemic forced the business to face “two hard truths” – that it’s unknown when travel will return, and when it does return, “it will look different.”

“While we know Airbnb’s business will fully recover, the changes it will undergo are not temporary or short-lived,” Chesky said. “Because of this, we need to make more fundamental changes to Airbnb by reducing the size of our workforce around a more focused business strategy.”

Chesky said that laid-off employees in the US will receive a severance package of 14 weeks of base pay plus one additional week for every year at the company. Outside the US, laid-off employees will receive at least 14 weeks of pay “plus tenure increases consistent with their country-specific practices.” He also said that the company would cover one year of healthcare costs for laid-off employees through COBRA.

Chesky said that the company will also slash its investments “in activities that do not directly support the core of our host communities.” He said Airbnb would pause its efforts in transportation and scale back its investments in hotels. 

Copyright © 2020 Key Media Pty Ltd

47% of U.S. Realtors expect COVID-19 to decrease business by at least half

Friday, May 8th, 2020

A survey showed pessimism and concern by realtors

Clayton Jarvis
other

In news that will do little to calm the nerves of America’s antsy mortgage professionals, data released by Point2 Homes last week finds sentiment among real estate agents around COVID-19’s impact on their businesses to be one of pessimism and concern.

The survey, which follows the far more optimistic polling of homebuyer sentiment Point2 Homes released on April 9, collected responses from 259 agents between April 7 and 14. There’s little potential for shock in some of the data, such as 77% of respondents noticing at least “quite a significant drop” in homebuyer interest. But the feelings realtors expressed around what business will look like once COVID-19 passes are somewhat out of step with what realtors told MPA.

When asked about their level of concern over the impact of the outbreak on their business, 88% of realtors said they are at least “somewhat worried”, but the majority of that cohort are either “very worried and concerned” (36%) or “extremely anxious” (29%). Only 3% of realtors said they are not concerned by COVID-19’s impact “at all”.

Eric Bramlett, broker at Bramlett Residential in Austin, Texas, says the brutality of the 2008 financial collapse prepared most agents for the worst COVID-19 will throw at them.

“The 2008 recession was very long and directly impacted the real estate market. This looks like it will be shorter and less impactful,” he says. “It looks as though we’ll see a 10-20% decline in sales volume in 2020, which is not ideal, but not catastrophic. Most of my peers feel the same way.”

Kerry Martenson of 4 Seasons Real Estate in Billings, Montana, agrees that a 20% reduction in business wouldn’t be out of line with what her business has been experiencing, but because her state allowed sales to continue so long as safe showing guidelines were followed, the local market has been humming along without too much difficulty.

“Our available home inventory has been very low, but I expect to see more listings come on the market as the state continues to open back up,” she says. “For me personally, I am not overly concerned about how real estate in Billings will be affected. I expect to see home prices and home sales continue to increase.”

The responses were grim when agents were asked to estimate the extent of the financial damage COVID-19 will ultimately do to their incomes. Over 70% of respondents are expecting losses of at least 25%, while 20% are projecting losses of more than 75%.

The remaining questions provide a somewhat muddled view of the future. 44% of agents say they are expecting a significant negative impact on the real estate market in general (42% expect slightly negative effects), but 85% think the post-lockdown recovery will take 12 months or less. 41% of realtors surveyed feel the recovery will be complete in three to six months. But a not insignificant 13% say the recovery could take up to two years.

Ruth Krishnan of Krishanan Team in San Fransciso says that while sales activity has fallen by half because of the city’s strict stay-at-home order, business is already picking up.

“We’ve sold six or seven homes in the last few weeks,” she says. “I suspect what we’re going to see by the end of the year is a good, solid level of activity. As far as being worried or anxious, I’m not at all.” Krishnan says the San Francisco market had softened slightly before COVID-19 and that those conditions should continue.

Bramlett, for his part, believes the bottom might be hit as early as a few weeks from now.

“I believe we’ll look back at April and May as the valley of this recession, at least for contracts written,” he says. “It’s still early to predict with accuracy.”

Copyright © 2020 Key Media Pty Ltd

Leadership lessons during the COVID crisis – Sotheby’s

Friday, May 8th, 2020

To lead during a crisis, you need to have transparency, clarity, effective communication and rock-solid leadership

Don Kottick
REM

I have been interviewed by the media over the past few weeks asking what Sotheby’s International Realty Canada and the leadership team did to prepare and respond to the COVID-19 crisis. Dianne Usher, one of our regional managing brokers in Ontario, reminded us that the Chinese use two symbols to represent the word “crisis” – one symbol represents danger and the other represents opportunity.

As a management team we quickly decided that we were not going to take holidays or approach the crisis in a passive fashion. We decided collectively that we were going to lead and not follow others as everyone was scrambling to find their way.

Early on, we determined that to lead during a crisis, you need to have transparency, clarity, effective communication and rock-solid leadership. Our team quickly developed and released protocols to our Realtors in an environment that was changing daily. We refined our protocols on a regular basis as government edicts changed, all the while ensuring we had safety and operational protocols for sellers, for buyers and for third parties such as home inspectors and photographers. We were one of the first brokerages to outright ban open houses, and we ensured that any in-person visits followed strict protocols ensuring the safety of all involved.

Next, we brought forward our suite of virtual tools supplemented with updated training on how to operate in a completely virtual environment. During the initial phase, we migrated our entire physical national administrative operation to a fully remote, virtual operation with all the staff working from the safety of their homes. In a few short days, our national staff executed our disaster recovery plan and seamlessly created a completely virtual company.

We moved our office meetings in each region to ZOOM and dramatically increased the frequency of our meetings. In times of crisis, communication is paramount as it ensures the management team is able to bring clarity and calm while bringing forward the operational protocols, especially in a very fluid, changing environment. Elaine Hung, chief marketing officer, said, “As the isolation period moved from days to weeks, the need for human connectivity increased for both emotional and psychological reasons. This was evident by the high attendance at our virtual meetings and sessions.”

During this time, we intensified the number of virtual training sessions, which included sessions on our national and international marketing tools, our social media tools and our technology tools. Each week we brought in different speakers via ZOOM from marketing and branding people, to sales experts, to motivational speakers and a whole host of technology-based seminars. We also included national and international virtual cocktail parties to give our Realtors and staff a break from living in isolation.

From the very beginning, we encouraged our Realtors to find ways to give back to the community and use this pause in the economy to connect and support their sphere of influence. We are of the belief that if you do not connect with a client during the COVID-19 crisis, then you might as well remove them from your client list. Our Realtors came up with amazing and creative ways to connect with their clients, such as virtual babysitting, children’s bingo and virtual Jeopardy, just to name a few. We conducted virtual sharing groups for our Realtors to share their creative and innovative ideas and provide a forum for them to discuss issues they were facing.

We were surprised to hear that a few brokerages had informed their Realtors take some holiday time and a few national franchises were slow to provide protocols or direction to their Realtors. By this time, our team was in overdrive with a mandate to overcommunicate and provide as such support to our Realtors as possible. This was not a slowdown for us. As a result, even though we were not actively recruiting, many Realtors were calling our management team for virtual interviews as they had heard of the support we were providing.

Seven weeks into the crisis, you could sense the anxiety and tension increasing throughout society as a whole. To counter this, we instituted more virtual sessions relating to positivity, mental health and motivational training. It was during this time that we decided to make Jack.org, a wonderful mental health charity for youths, our national charity.

We still don’t know how long we will be in isolation and we don’t know what the recovery will ultimately look like, but our management team continues to increase the frequency of motivational and training sessions for our Realtors to keep everyone engaged and sharp.

I know that we as an industry will get through this, I believe there will be a flight to quality, with some fringe Realtors leaving the industry, but I believe the best Realtors will continue to transact and will continue to flourish.

We hope that everyone out there remains safe and healthy, and we look forward to the day when our markets rebound with real estate leading the economic recovery.

© 1989-2020 REM Real Estate Magazine

Why flying is about to get a lot more expensive – for good

Friday, May 8th, 2020

Discount airlines maybe gone forever

Joseph Hall
other

There once was a time when the skies were glamorous, reserved for jet setters tracing vapour trails to Rio and the Riviera. The rest of us loaded up the station wagon — Griswold vacation style — and drove to a campground or a rental on Georgian Bay.

Cheap flights changed that dynamic.

But with COVID-19 annihilating the airline-industry model that made flying affordable, those long-ago times may well be back.

The airline industry is now in tatters, posting hundreds of billions of dollars in losses. And experts are predicting that costly new safety measures will lead to the demise of discount airlines and a significant jump in ticket prices.

From fewer seats on flights, to longer boarding times, to reconfiguring airports for social distancing even before passengers leave the ground, this pandemic has clipped the wings of both business and pleasure travellers and may have lasting effects.

“The elite will always fly … the rich and famous are doing that as we speak,” says Ambarish Chandra, an airline industry expert at the University of Toronto’s Rotman School of Management.

“But if I had to make a prediction I would say that flying will become a lot more expensive, there will be a lot fewer options and so you would have to be quite affluent and have a very good reason to fly to be able to justify it,” Chandra says.

The strategy that made flight affordable to the masses was simple — cramming as many people as possible into a plane and turning that aircraft around within an hour of touchdown with another jammed load, says Chandra.

Social distancing will put an end to that, he says.

And that means far fewer passengers on planes that will need to be sanitized for hours before reloading.

“So the cost of travelling is going to go up, that’s a fact,” says Frederic Dimanche, director of the Ted Rogers School of Hospitality and Tourism at Ryerson University.

The number of seats on commercial planes could fall to 50 or 60 per cent of current configurations, says Dimanche, and airlines will have to raise prices to make flights viable.

Another factor that may drive airplane travel to the realms of the rich is the almost certain demise of the posh business class seating that helped make many airlines profitable.

Dimanche says the risk of infection and longer security and boarding times — possibly double the pre-pandemic cattle lines — will discourage most business travel.

“The quick business trip of a day or the round trip from one place to another is dead,” he says.

“People are not likely to be willing to spend so much time in the airport and on the plane … just for a meeting that they’ve found out in the last two months they can do by Skype or Zoom or Microsoft Teams.”

But, he adds, in our globalized society, where relatives and friends are spread across the country and continents, people will still be lured to fly.

It’s the extended weekend getaway to the Caribbean or the week at the beach in Mexico that are no longer viable, he says.

“People are going to be reallocating their priorities in terms of type of trip, destinations, and budget for sure.”

And that could mean more people will be hitting the road, returning to family camping trips or drives to the lake for their leisure travel.

“We’ll go to something out of the past,” Dimanche says.

The first sector of the airline industry to suffer from COVID-19 will almost certainly be the discount carriers, whose thread-thin margins depend entirely on the quick turnaround, sardine-can flights that the virus will almost certainly eradicate, Chandra says.

“I wouldn’t be shocked to see many, many airlines just finding it unsustainable to keep operating,” he says.

“I would expect big, national carriers (like Air Canada) to continue in some form, struggle on through the crisis and emerge at the other side. But it’s hard to imagine how the smaller airlines are going to compete.”

And any move to quell passenger fears by eliminating seating would also eliminate any potential profits the discount carriers could hope for, Chandra says.

“It completely undermines the economics of flying for these … airlines,” he says.

Governments will almost certainly help some airlines through the crisis and beyond, especially given the vital role they are currently playing as cargo and emergency personnel carriers, Chandra says.

“But it’s hard to believe governments would bail all of them out because that would be a massive amount of money,” he adds.

“So my guess is we see sharply lower competition, which would mean that airfares would have to rise which would (also) mean the days of leisure travel, people just jetting off for the weekend to some holiday destination seem like they are over.”

Jim Scott, president and CEO of Edmonton-based Flair airlines, the country’s third largest, certainly hopes that is not the case.

The discount airline has been flying successfully under the load-’em-up strategy since 2005.

He is counting on equitable government aid to help his airline survive.

Ottawa should not pick favourites when dealing with an airline crisis that has seen passenger loads drop by 90 per cent during the pandemic, says Scott.

He is looking for the federal government to underwrite loans that, he says, Flair would repay within two years.

This is a critical time for a cash infusion and if the government doesn’t step in now “we’re going to see ourselves back to that (Air Canada WestJet) duopoly where our airfares are probably the most expensive of any G-7 country,” he says.

As air travel gets ready to open back up under the new conditions, Scott says Flair is looking at options that include passengers paying a premium to have the seat beside them empty.

“This is going to be a reality, I think because people are going to want to have some empty space next to them and they’re going to be prepared to pay for it.”

But it’s not just the in-flight experience that is going to change, says Dimanche. The airport experience will change, too.

Many of the international airports built over the past two decades, including Toronto’s Pearson, were created as cathedrals of commerce and opulence — elements that will largely disappear with the demands of the current disease.

In one sense it was fortunate the terminals were built on a monumental scale, Dimanche says. “We’re going to need that space because we’re going to have to spread out.”

But he expects the high-end retail, art and entertainment installments the space was meant to accommodate to largely disappear.

“We don’t want people to stay in the airport anymore, but when they are at the airport they are going to have to be following very, very precise procedures with distancing, so we will need the space,” Dimanche says.

But even with all those measures in place, the pandemic has likely spread a fear of flying though the population that could hobble the airline industry for decades.

“Every cabin is sort of the perfect environment for germs to spread (whether) your neighbour is three feet away as opposed to six inches away,” Chandra says.

Adds Dimanche: “It’s a total change of behaviour that we need to be ready for.”

© Copyright Toronto Star Newspapers Ltd. 1996 – 2020

Electronic meetings under emergency orders

Thursday, May 7th, 2020

Remember, electronic meetings aren’t a quick fix solution

Tony Gioventu
The Province

Dear Tony:

What happens when an electronic meeting has to adjourn as a result of technical issues and voting problems?

We held our annual meeting last week via Zoom conference. The meeting was confusing from the beginning. No one had planned how the registration was going to take place, how voting cards were going to be issued and how the voting was to be conducted. At one point everyone was unmuted and arguing and for 56 participants online and by phone it was a gong show.

We had to adjourn the meeting and reschedule for two weeks later to get assistance on process. The question came up at the meeting as to whether we had to reissue notice because we adjourned the meeting? Our property manager advised that we could adjourn the meeting and simply issue a new date and time for owners to participate.

Hopefully you have had some recent experience that would be helpful for owners.

Napur D., Surrey

Dear Napur:

While electronic meetings are now permitted under emergency orders in British Columbia, they are not a quick fix solution. The duties of creating a proper notice package complete with instructions on how the meeting will be conducted, the correct proxy and/or ballot form to go with the notice and the procedures at the meeting is time consuming.

At the minimum, you should have someone to chair the meeting, someone to act as the registrar to identify all the parties who have registered on your platform such as Zoom, those participating by phone, and someone to receive and calculate all of the votes that instructed on the proxy or at the time the votes are taken. Allow for at least twice as much time for the meeting procedures to be conducted, and don’t limit the time of your Zoom meeting as you may be required to open a voting window and calculate votes before the meeting is terminated.

If you have problems with your meeting, you will be required to terminate the meeting and issue new notice. The only time a meeting is adjourned is when the quorum requirements are not met. Whatever method your strata corporation chooses to use, everyone must have the same opportunities to participate. You cannot permit some participants physically at a meeting and insist others have to issue a proxy or attend online. Zoom and Google Meet are easy platforms and permit entry by both online access and phone. Make sure you have provided a local Canadian phone number for the same event.

Issue your notice by paper/email to your owners list at least 20 days in advance of the meeting.

The essence of electronic meetings is that you require a method where participants must be able to communicate — hear and be heard when required. When a strata corporation has over 50 units and participants this can be daunting to say the least. Don’t expect your property manager to simply manage the meeting without significant demand on their time, and additional staff to assist with the process.

A procedural plan will help you manage your meeting effectively:

  • The notice package requires detailed instructions identifying how the registration and the meeting will be conducted and if it will be recorded.
  • Include a restricted proxy with the proposed resolutions for those owners who wish to ensure their voting is protected.
  • Include a voting ballot with the same information as the proxy, that can be used during the meeting when the vote is taken.
  • Advance poll your owners for possible council nominees before you send out the notice package or in advance of the meeting so they may be added to the nomination list.
  • Issue your notice by paper/email to your owners list at least 20 days in advance of the meeting.
  • Hold a shorter information session the week before to help your council, manager and owners prepare for the meeting.
  • When the meeting is called to order, one person will be required to screen the waiting room and identify who each of the eligible voters attending will be, this will establish your quorum. If there is any confusion, you may be required to call the roll of all strata lots at the beginning to establish who is on the meeting.
  • Require all participants, except the chairperson, to be muted if possible. Identify how they can “raise their hand” to ask a question regarding a resolution or make a motion to amend a resolution. Because of the complications associated with amendments, avoid amendments to three-quarter vote, 80 per cent vote and unanimous vote resolutions unless absolutely necessary.
  • Set a time when voting will be open. To save time you could discuss all the resolutions and nominations first and then open a voting window where each owner participating can submit their vote by email to be calculated along with any restricted proxies that were issued. For example, the meeting can be called to order at 4 p.m. with a set voting time for the resolutions announced once the discussion is over. Eligible voters vote between (4:30 p.m. and 5 p.m.) by emailing their completed voting card, identifying their name, unit number/strata lot number to the designated email provided. The votes are calculated along with the proxies and voting results are announced and the meeting is terminated. Anonymous voting cannot be audited so secret ballots are unlikely; however, the strata corporation retains the ballots and proxies as evidence of the procedures and only reports the total voting results in the minutes unless a poll is required.

© 2020 Postmedia Network Inc.