Asset Preservation: The NHA Way

The principal way that NHA has been able to provide - and increase the supply of - mixed-income housing in Calgary over the years is by preserving purpose-built rentals. In simpler terms?

We have prioritized preserving buildings that might otherwise be demolished and converted into high-end condos or single dwelling homes and we protect them as rental properties when we can.

This serves the triple purpose of ensuring we can stabilize the supply of affordable rentals, maintain diversity in the neighbourhoods we serve, and continue to increase the supply of market and non-market rental units in the city.

But this does come with its’ own set of challenges, as by the very nature of this process and our financial limitations as a nonprofit, the buildings we purchase to preserve are usually 30+ years old and...well…aging every year ;-) 

So what do we do to meet the challenge of asset preservation?

We’re so glad you asked!

Here’s 4 key ways we meet the daily challenge of asset preservation:

Constant Assessment and Evaluation of Need

Our Maintenance and Operations teams work diligently to create, update, and evaluate a 10 year Capital Plan…every single year. Really, on a near-constant and rolling basis. 

They use three main criteria to assess and determine the needs of our buildings: Health and Safety (obvious, and the priority), Building Envelope (the outside pieces, essentially protection of the building from deterioration due to the elements), and Cosmetic (items that improve the lifespan of the interior as well as the “liveability”).

Internal and external inspections typically help guide and measure what is required. Some of this is determined by law, verified by external professionals, and then implemented by staff.

However much of it still comes down to the NHA staff’s intimate knowledge of the buildings and connection with residents to determine the needs - and priorities - of each asset. Staff both created and constantly utilize a capital plan which details expected outlines of every portion of the asset - from the roof of the building to the fridge inside each unit - and the expected lifespan on each.

“Needs are easier to define than optional items, like an update to a floor. Most of what falls into the “needs” category is driven by regulations around health and safety or the building envelope. We are required to replace faulty batteries and fire extinguishers during a fire safety inspection, for example. But we aren’t required to replace flooring for cosmetic purposes…there is no one, simple way to determine when to invest in a cosmetic upgrade, but NHA tries to get as much input as possible from staff, residents, and occasionally contractors before determining these priorities.” - Samuel Rahkola, Asset Maintenance Lead at NHA

Planning and Utilizing In-House Resourcing When Possible

At NHA we really pride ourselves on offering a standard of community housing delivery not found everywhere. And part of why we’re able to do this and remain fiscally responsible, is because of how we hire and utilize in-house expertise whenever possible. Our staff come in the door with skills that mean they can perform many maintenance tasks in-house - and what they don’t have, they’re encouraged to learn by following their own curiosity and interest. 

That said, certain building codes specify what requires work to be completed by a certified professional, and we are extremely cautious of respecting those limitations. We also are very careful about which work is best left to outside experts, especially in any situation where there’s risk to resident or staff safety.

This is also why preventative maintenance plays a key role in our asset management strategy! Our highly skilled team does scheduled weekly, monthly, quarterly and annual inspections that inform the necessary ongoing tasks in preserving the buildings and units, and addresses potential problems before they escalate.

Listening to Residents

You may not be surprised to know that this is where we really pride ourselves! Many of our decisions take into account the preferences and needs of the residents living with us. It’s definitely a challenge to have 138 residents with ideas of what should be a priority, but it’s important to everyone at NHA that our residents have a say in their home, whenever feasible.

Throughout a resident’s time living with us they have access to staff to submit maintenance requests (not just needs). These requests are always considered, though they may not always be possible to complete. Additionally, when residents move out, we always ask for feedback on what could be improved in the unit - some disruptions are just not worth it to a resident while living in their unit (flooring can take days and even displace someone) and so items like this might be left until the unit is vacant.

Curious about how we keep open communication channels with residents? We talk about it more in NHA’s Commitment to Resident Wellbeing and Mental Health and How NHA Creates a Culture of Collaboration and Engagement.

Utilizing Technology

NHA has (relatively recently) stepped into the digital age and boy is it great over here! :) 

Day-to-day maintenance is now tracked in our computerized maintenance management software (CMMS). Within the program, priorities can be immediately set as maintenance requests are received. And items that are creating or have the potential to create a health and safety issue or damage the building are automatically prioritized above cosmetic items.

It’s made each piece of our asset maintenance easier, from improved service delivery to residents (if a work order is not completed, staff receive a reminder around the expected completion date) to making it very transparent where money is spent, which in-house items and resources were used, and even making updates to inventory automatic. Plus, now even routine maintenance that used to be scheduled in calendars is automated and provided to staff along with a dedicated checklist for completion - tracked inside the system.

It’s made the mental load of keeping 6 buildings and 138 units in tip-top shape a bit less of an extraordinary task for a handful of people, to a well-oiled machine with staff oversight and upfront investment. 

Additionally, in the last few years NHA has been evaluating where and when we can use improved technology to decrease our environmental impact. Though it doesn’t make sense to replace items in good repair, even if the alternatives are more environmentally friendly, we have accounted for where these replacements can be made at the end of an item’s natural lifespan, meaning over time our buildings will not only be maintained, but updated AND improved on various fronts. 

There you have it! A brief and high-level look at how we manage to buy and maintain purpose-built rentals. It’s a delicate balance but we’re proud of the innovation and intention with which our team and residents have ensured that our buildings - and the homes in them - are exceptional places to live.