INVESTOR SERVICES
Our customized services and flexible fee structure
A strong roster of services, customized to fit what you need, when you need it.
Our strategic recommendations to support your business, on your budget.
Our teams work with you to first assess your unique situation, and provide flexible customized services to exceed your goals. No project is too large or small, we find the best path forward for your investment success.
“The changes affecting the investment market are unique for every situation. We recognize that and develop a fluid plan to connect you with the experts that can make a difference.”
Amy Erixon
Principal, President, Global Investment Management
Our investor services
Property tax services
Our property tax services encompass a broad range of activities aimed at ensuring our clients pay fair and equitable property taxes. Upon being granted this assignment, we will immediately investigate any appeals that are in process and file appeals if they are not in place.
Assessment reviews:
We conduct thorough reviews of property assessments to verify accuracy and seek opportunities for reductions and tax savings.
Filing appeals:
When assessments are found to be incorrect, we manage the appeal process from start to finish.
Tax forecasting:
For clients planning future developments or acquisitions, we provide projections of potential property tax liabilities.
Educational workshops:
We offer sessions for clients to understand property tax laws and changes in the tax landscape.
Negotiation with authorities:
Our team has extensive experience in negotiating with tax authorities for fair property valuations. We can pre-negotiate assessments on newly developed properties to ensure accuracy from the onset.
Valuation services
Efficient Processes, Personalized Service
At Avison Young, our technology speeds up valuations, while our personalized service guides
you through every step.
Protecting and Maximizing Your Investment
For disposition, acquisition, financing, internal valuation, or financial reporting, trust our team for accurate insights that maximize your investment.
Expert Valuation Team
Our professionals handle diverse assignments with precision, leveraging strong relationships across markets to determine the right property value.
What we provide for our clients
- Single asset and portfolio valuation
- Market research and analysis
- Highest and best use studies
- Market and feasibility studies
- Investment analysis
- Acquisition and disposition strategy
- Litigation support
- Expert witness testimony
- Arbitration and mediation
- Negotiation support
- Transaction due diligence
Our technology insights:
INSTA: Institutional Asset Valuation Solutions
We have a full suite of value-add deliverables that enables clients to better understand their portfolio values and allows them to drill down on various areas of each asset.
Select valuation clients
Project management services
What we provide our clients
- Development services
- Integrated design and construction
- Construction management
- Tenant improvements
- Developer monitoring
- Stakeholder reporting
- Due diligence
- Renovation and rehabilitation
- Portfolio/ Program management
- Cost and timeline control
- Vendor procurement and coordination
- Long term Capital Planning
- Renovation and rehabilitation
Delivering quality human space
Integrated support – Avison Young’s Project Management experts support clients who may require additional expertise or resources to effectively manage the complexities of building, expanding, or renovating facilities.
Manage risks and deadlines – We seamlessly manage people, budgets, schedules, deadlines, conflicts and risks, giving clients peace of mind and time to focus on their core business.
Customized client solutions – We provide internal resources where we are clear leaders and partner with expert outside resources, when necessary, to deliver a superior outcome.
Our process
Pre-construction phase
Advise
- Project initiation and visioning
- Develop project charter
- Communications planning
- Project schedule
- Identify initial budget and budget management plan
- Update initial programming
- Identify ESG goals
- Industry knowledge value-add
Plan
- Site search and due diligence
- Zoning and regulatory
- Manage test fits and budgeting
- Location comparison analysis
- Lease or purchase review and negotiation
- Finalize approval process and 90-day due diligence
- Development and municipal approval process
Design
- Engage design team and manage design process
- Input for materials, constructability and value engineering
- Design development budgeting
- Technology scope and design
- Identify furniture, fixture, equipment and branding vendorsIndustry knowledge value-add
Construction phase
Bid and negotiate
- FF&E and technology vendor engagement
- FF&E and technology bidding
- Construction bidding
- Negotiate final contracts and procure services
- Initial township engagement
- Property logistics planning
Construct
- Set process and track RFIs, submittals and shops
- Permit tracking
- Construction oversight or management
- Manage FF&E and Technology vendors
- Cost management
- Revision and change order management
- Schedule, quality and risk tracking
Occupy
- Coordinate and oversee onsite deliveries and installation
- Manage punch list process and resolution
- Relocation coordination
- Coordinate close out activities and documentation
- Financial reconciliation
- Liquidation and de-commissioning of previous location
An approach unique to your business
Dedicated team Assign single point of contact and dedicated team
Risk and governance Manage scope, schedule and project financials
Communications Provide regular project updates for stakeholders
ESG and DEI Support ESG, supplier diversity, culture and values objectives
Customized, real-time reporting
Stakeholder reporting
Our proprietary Smartsheet platform provides real-time, team member access to project information that is interactive and collaborative. Smartsheet supports (partial list):
- Contract values
- Invoices
- Budgets and cost events
- Schedules
- Bid and procurement process
- Task management
- Portfolio/Program management
- Punchlist completion
Property management services
Managing real estate assets effectively can make a significant contribution to the bottom line for our clients.
We deliver innovative real estate management solutions that support your unique business objectives.
Overview
Avison Young manages approximately 300 million square feet of real estate in North America & Europe. The following proposal provides additional information on our company, our people, and the systems and structure we have in place to manage your Real Estate Assets.
We provide 24/7 full service property management services thatinclude office, retail, and industrial properties across Canada. This puts us in the unique position of being able to ensure the individuals managing your property are specifically suited to work with you, your team and on your real estate portfolio. An overview of key team members is included in our proposal.
We are dedicated to service excellence and ensuring an enhanced tenant experience whilst maintaining fiscal prudence. We are of the opinion that in order to achieve these objectives you must have the appropriate competencies, aptitude, and dedication to participate in this assignment. Therefore, we would be honoured to partner on this mandate.
Financial Management
Rent Collection
Avison Young will collect and receive on behalf of the property all monthly rental payments, levies, contributions and any other charges dueto the Owners as per the leases.We have a thorough process for following up and reporting on delinquent rent and do everything possible to ensure compliance with tenants’ obligations.
Financial Reporting
The Financial Report will be generated within Thirty (30) days of the end of the month and distributed to our client, via email for review. We will provide our client with a monthly Financial Report that is comprised of the following documents (Accrual Basis):
- Balance Sheet
- Income Statement
- Budget Performance Analysis
- Statement of Cash Flow
- Copy of Bank Statement
- Reconciliation Statement
- A/P Summary
- A/R Summary
- Trial Balance
- General Ledger
Accounting
Currently handled with Yardi Voyager and professionally trained accounting team members. Includes entry of all invoices, preparing payments for bills, maintenance of contact information, monitoring A/P and A/R, analyzing invoices for compliance with contracts. Flexible authority of signatures available with dual management or counter management execution.
Budget Preparation
We,will prepareayearlybudgetbasedonhistorical informationwhileaccountingforexpected increasestohelpstakeholdersinunderstanding expectedcostsandtheirimplicationsonoperating Budget.
Our financial governance stands up to robust internal and external audits. We ensure appropriate segregation of duties and procurement standards in order to protect against fraud and ensure prudent allocation of operating expenses.
Property Maintenance
Cost Savings Analysis
Will analyze budget on a continuous basis and provide recommendations where similar services, of equivalent or greater quality and specification, can be obtained for less.
Emergency Contact
The Manager will keep the all tenants advised of the telephone number or numbers at which Avison Young or a representative of the Manager may be reached during regular and emergency hours. Such service will be available 24/7.
Inspections
Arrange for the procurement and execution of inspections of the fire and life safety devices, HVAC equipment (to be serviced at increased intervals) and other alarm and telecommunication equipment as needed.
Building Operator
Sustaining such service is key to maintaining operations for the property, in conjunction with other service work performed by contracted vendors. Services included preventative as well as tenant-driven maintenance.
Compliance Communication
The Manager shall assist, advise and co-operate with government authorities having jurisdiction in that regard.
Property Upkeep
Supervising, contracting or otherwise making the proper arrangements for the cleaning, painting and such other regular maintenance and repair work where reasonably necessary. Specific tasks include, but are not limited to:
- Maintenance of the lawn, flower beds, shrubs and trees as required
- Common area maintenance of any interior space
- Clearing of snow, ice (including sanding and salting where required), slush and debris from the common parking area and common walkways so as to keep the said areas neat and clean in appearance
- Equipment repairs and maintenance as required
Preventive Maintenance Programs
Maintenance of an asset’s physical components is critical to maintain values.
The Avison Young maintenance system efficiently and economically schedules, dispatches, and monitors all maintenance procedures to all components and systems within a property. Reports generated by the system provide a valuable management tool to plan budgets, forecast expenditures, and manage capital replacement costs.
Benefits
- Reduces costly equipment breakdown and capital costs
- Reduces risk of asset failure or critical system failure
- Reduces Owners inconvenience from equipment breakdown
- Eliminates paper and significantly increase technician and supervision efficiency
- Simplifies work scheduling and resource planning resulting in higher supervisor productivity
- Extends equipment life expectancy
Property Administration
Record Management
Maintenance of contact information, preference of communication, enforcement communication and archiving of other important communications.
Inquiry Management
Provide a resource for Tenants to contact the Manager for inquires relating to the property.
Insurance
The Manager will ensure proper insurance is placed on the parcel at all times, working in conjunction with Professional Insurance Brokers.
Notices
The Manager will send out notices are required in the event of emergencies or as other notifications become necessary.
Risk Management
Risk management is a specialized and critical component to the management of the property. There are a number of aspects to risk management:
Insurance placement
We provide direct access to our preferred insurance broker, Link Insurance Agency Inc. to ensure your asset is properly insured. We have developed a blanket insurance program which will offer significant policy wording, pricing, coverage and added value.
Contractor Compliance & Management
As owners and managers we are potentially liable for the actions of the service providers we engage. As such, it is critical to ensure they are compliant with all insurance, licensing and governing agency requirements. At Avision Young we monitor and ensure compliance by all of our service providers, thereby limiting liability to our clients.
Physical Risk Assessment
Avison Young completes annual Loss Control Inspections, to provide professional expertise in the identification and management of potential physical and environmental risks associated with our portfolio. Loss Control Inspections utilizes accredited safety and environmental professionals to inspect the properties, monitor activities and develop management protocols.
The program provides reminders for all required procedures and inspections, and as a result ensures compliance.
Seamless Connectivity
The Avison Young Advantage web-enabled service management platform provides tenants with a simple method of connecting with AY for maintenance related issues. The tool routes, tracks and records service requests as well as schedules preventative maintenance, creating direct accountability for AY personnel and easy communication for tenants.
The Advantage program tracks and reports on tenant request, enabling the property manager to monitor response times, identify request trends and to take proactive measures to maximize tenant satisfaction.
Property Management Software Platforms
We utilize a variety of industry standard software platforms:
- Yardi Voyager
- MRI Angus Service Portal
- VendorPMProcurement
- BOX Cloud Management Software
- Mimecast Email Security
- Zscaler Cybersecurity
We are also actively pursuing new and innovative technologies that can further enhance our ability to provide exceptional customer service.
ESG services
Sustainable design and construction
We approach maintenance and operations, renovations, tenant improvements and property management with sustainability in mind.Including zero carbon improvements, onsite stormwater management, & green building certifications for quality assurance.
Efficient and healthy buildings
We will work to identify opportunities to decrease costs and enhance the experience for your guests and employees.
Be it, renewable energy storage and production, smart meters, efficient fixtures, LED lighting, and advanced heating/cooling system upgrades for improved comfort and health.
Committed to Community
Meadowvale Corporate Centre benefits from having a beautiful park-like setting which is conducive to a number of social benefit initiatives. We will utilize the site to consider opportunities for on-site bee hives which will produce honey, on-site urban gardens and other tenant engagement activities that not only deliver a heightened experience at MCC but also deliver social benefits beyond the boarders of the property lines.
Preparing for the long term, taking action now.
At Avison Young, we don't just find tenants, spaces or buildings; we shape sustainable futures for generations to come.
We focus our efforts on conscious and intentional strategies designed to secure a balance between the natural world and the built environment.
Sales and leasing services
Capital Markets and Investment Sales
As a trusted advisor to owners and occupiers, our Capital Markets team offers comprehensive real estate transaction services globally. Buying and selling real estate isn’t just about the transaction. It’s about the insight and intelligence that goes into the execution of the strategy.
Strategic value creation through the following services:
- Investment advisory
- Acquisition services
- Corporate finance, including sale/leaseback
- Asset recapitalization
- Market research
- Transaction management, due diligence, financial analysis
- Joint venture advisory and equity raises
- Mortgage services
Lease Administration
Accountability, transparency, and flexibility
Our Lease Administration group provides an end-to-end service offering that proactively identifies cost savings and avoidance opportunities, enables strategic planning and portfolio optimization and supports real estate compliance with financial reporting requirements.
Lease administration requirements
Whether full-service or a la carte, our custom services allow clients to choose the level of support they need. Our goal is to help you improve functional and reporting requirements and provide you with an unbiased view of your data for optimized portfolio management.
Lease administration software integration
Avison Young has a proprietary Lease Administration software developed internally and adapted to best fit our clients’ requirements.
Have an existing system in place? We can also integrate with any other existing lease administration system to effectively perform our services. We have a deep understanding of how lease administration systems work and know how to structure data to fit all your real estate needs.
Our process
- Identify the entire lease population
- Partner with the client to determine the right software platform (if necessary)
- Plan and execute a lease abstraction project (if necessary)
- Prepare for ongoing lease management duties
- Finalize abstraction project and go-live with ongoing lease management
- Feedback
Agency Leasing
Ensuring your investment attracts and retains long term tenancies is crucial to your investment strategy and bottom line. Our leasing teams employ strategies to ensure your high performing assets are positioned for long term growth.
Key tactics
- Employ a dual strategy for leasing current vacancies and retaining tenants.
- Hands-on tenant outreach program, along with broker engagement marketing activities
- Tour incentives to drive interest and activity at the complex
- Model suite program: proactively select space to prepare for immediate tenant occupancy
Our comprehensive leasing strategy
- Market analysis of the property's location, submarket conditions, and competing properties
- Development of tenant profiles and targeted groups
- Development of a high-performing marketing strategy to ensure tenant attraction
- Lease negotiation to ensure proper financial targets are hit
- Tenant retention programs to ensure your asset stays performing
Property Marketing Strategies
Our goal is to design and fully support a comprehensive marketing strategy that firmly positions this property in the marketplace, while providing key metrics along the way.
PROPERLY IDENTIFYING THE TARGET MARKET
POSITIONING THE PROPERTY TO MAXIMIZE AWARENESS
OUTREACH VIA TOOLS AND STRATEGIES BOTH PRINT AND DIGITAL
TRANSPARENCY THROUGH KEY METRICS AND PERFORMANCE DATA
Turnkey marketing strategy and creative asset development
- Identification of target market and direct mail distribution
- Print publication advertising
- Marketing brochures & digital collateral to highlight the key features of the property
- Digital marketing strategies including online listing, website creation, digital advertising and social media campaigns
- Strategic media outreach
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