Patricia Roset-Zuppa

Seeking the development and implementation of a federal capital gains tax deferral mechanism for rental property owners and housing developers who reinvest proceeds from the sale of rental properties into new Canadian rental housing supply, including purpose-built rental housing. The proposal would be modeled in part on tax-deferred reinvestment mechanisms used in other jurisdictions, including Section 1031 of the United States Internal Revenue Code, while adapted to Canada’s tax and housing policy framework. Engaging with federal officials and elected representatives on federal tax policy measures that support purpose-built rental housing development in Canada. Purpose-built rental projects are underwritten over long timelines and benefit from a stable and predictable policy environment. Clarity around GST/HST, federal tax measures, and broader policy direction can help support project feasibility, investment decisions, financing structures, and delivery timelines. National Apartment Council advocates for a competitive and predictable federal tax framework that supports investor confidence, strengthens underwriting certainty, and helps enable the long-term capital required to build new rental housing at scale. Discussions include opportunities to provide clear and stable tax treatment for purpose-built rental housing, reduce structural cost pressures, and ensure that federal tax policy supports long-term investment, development certainty, and rental housing supply. Lobbying on reintroducing a tax incentive for developers known as the Multi-Unit Residential Building (MURB) or also known as the Multi-Unit Rental Building (MURB). Engaging with federal officials, Ministers, Members of Parliament, Senators, deputy ministers, ministerial staff, parliamentary staff, departmental representatives, and other federal stakeholders on policies and programs that support purpose-built rental housing development, housing supply, and community infrastructure across Canada. Providing federal officials with information on industry-wide challenges affecting rental development, including project feasibility, infrastructure constraints, approval timelines, documentation requirements, and coordination across federal housing initiatives. Discussions include meetings to advance National Apartment Council advocacy priorities, including existing federal housing programs such as MLI Select and the Apartment Construction Loan Program (ACLP), GST/HST measures, the Multi-Unit Residential Building (MURB) program, and the development of a federal capital gains tax deferral mechanism for rental property owners and housing developers who reinvest proceeds from the sale of rental properties into new Canadian rental housing supply, including purpose-built rental housing. Engaging with CMHC and federal officials on policies, programs, and financing tools that support purpose-built rental housing development in Canada, including MLI Select, the Apartment Construction Loan Program, and related CMHC initiatives. Providing CMHC representatives with information on industry-wide challenges affecting purpose-built rental development, including application complexity, approval timelines, documentation requirements, and coordination across CMHC programs. Discussions include introductory and ongoing meetings with CMHC to discuss policies and programs that support National Apartment Council's member network and advance broader advocacy priorities, including providing an overview of the Multi-Unit Residential Building (MURB) program and its key features, benefits, and role in supporting rental housing supply.

Advocacy related to the contents of the Spring Economic Statement and particularly initiatives related to federal housing policy and the environment. These include: - discussions around reduction in development charges through federal grants to provinces and municipalities - reduction in the federal GST on new homes for sale - possible financing tools to encourage new housing development - technical amendments to the EIFEL and accelerated capital cost allowance rules for purpose-built rental - encouraging foreign investment and speeding up development approval timelines - some questions around implications of the Cowichan decision in British Columbia and the Musqueam Rights Recognition Agreement on private property rights - discussion around energy policy, decarbonization policy, and REIT legislation reform. Advocacy related to Budget 2025, including taxation issues, issues relevant to public capital markets, issues related to housing and housing incentive programs, issues related to GST taxation, and issues related to programs to restart the housing sector. Providing input on the implementation of the Public Surplus Lands for Homes program that was announced in the Budget 2024. Working with Natural Resources Canada and Finance Canada to create a robust Sustainable Development Strategy for Commercial Real Estate in Canada We are working with staff on Interest Deductibility Limits (the “Proposed Interest Rules”) as proposed in the 2021 federal budget and relating to our concern that the Proposed Interest Rules may unfairly impact Canadian real estate investors, relative to both investors in other Canadian industries and investors in foreign jurisdictions (most importantly the United States (“US”)) Discussions with the Ministry of Housing, Infrastructure and Communities on the development of the Renters' Bill of Rights announced in the 2024 Budget Advocating for policy proposals within Canada's Sustainable Development Strategy which would improve building energy efficiency. Advocating for policy inclusions within annual budgets that improve the national commercial real estate markets. These include infrastructure enhancements, tax fairness, and energy efficiency grants. Advocacy with the Department of Finance regarding Clean Technology Investment Tax Credits (applicability to real estate entities and program implementation) Advocacy with Natural Resources Canada's regarding their Energy Star Portfolio Manager Program and Green Building Strategy. Advocacy with Environment and Climate Change Canada relating to their Clean Electricity Regulations. Advocacy with CMHC, the Federal Housing Advocate, and the Ministry of Housing regarding affordable housing programs and policies Advocacy relating to the government's possible proposal to impose an earnings-based interest deductibility limitation on Canadian corporations, including commercial real estate corporations and housing providers. Advocacy relating to the government's Budget 2024 proposal to increase the Capital Gains Inclusion Rate from one-half to two-thirds for corporations and trusts, and from one-half to two-thirds on the portion of capital gains realized in the year that exceed $250,000 for individuals, and in each case for capital gains realized on or after June 25, 2024. Advocacy relating to the creation of seniors' housing real estate investment trusts vehicles that would encourage institutional investment in seniors' housing similar to existing real estate investment trust models. Advocacy relating to the 2024 Federal Budget proposal to temporarily provide accelerated CCA for new eligible purpose-built rental projects, increasing the CCA rate from 4% to 10%. Advocacy related to Budget 2024 proposal to introduce a new anti-avoidance rule that will preclude a corporation from qualifying as a “mutual fund corporation” where it is controlled by or for the benefit of certain specified groups (which may be comprised of any combination of persons that do not deal with one anot

Lobbying for the preservation of affordable rental housing Lobbying for the development of new affordable housing, including co-operative housing. Lobbying to ensure that low-income households can continue to live affordably in federally-administered housing co-operatives after their operating agreements end with Canada Mortgage and Housing Corporation (CMHC). Lobbying for renewed low-income subsidies for federal indigenous co-operatives. Lobbying for new low-income subsidies for federal co-ops (including Section 95 program co-op housing). Lobbying for government to examine the consequences of the steady erosion of rent-geared-to-income (RGI) capacity for low-income households in existing federally administered housing providers, including co-operatives. Lobbying for energy retrofit programs for co-op housing. Lobbying around the elimination of homelessness in Canada.

To bring awareness to the OneClose mortgage product solution and reflect industry experience on government programs to increase housing supply. Regulation - Secure regulatory approval to confirm the OneClose mortgage loan complies with existing federal legislation governing mortgage insurance. This includes potential amendments to the Protection of Residential Mortgage Hypothecary Insurance Act. Policies or Program - To bring awareness to the OneClose mortgage product solution and reflect industry experience on government programs to increase housing supply.

To bring awareness to the OneClose mortgage product solution and reflect industry experience on government programs to increase housing supply. Secure regulatory approval to confirm the OneClose mortgage loan complies with existing federal legislation governing mortgage insurance. This includes potential amendments to the Protection of Residential Mortgage or Hypothecary Insurance Act.

To ask federal government to continue to apply pressure to provinces and municipalities to reduce development taxes and work with provinces and municipalities to mandate that alternatives to development taxes be found and used instead. The role of Build Canada Homes and the impact upon housing needs in Canada and to ensure that market-rate housing policies are still pursued by the government in addition to the mandate of Build Canada Homes. Implement CMHC Construction Financing, including low-interest financing for market-rate housing for ownership from the government, plus a new construction loan insurance program. Discuss implications for the Canadian home construction sector surrounding proposed 25% tariffs from the United States. Work with provinces to have the EnerGuide Rating System (ERS) label on all houses at the time of resale and expand ERS (and its software tools updated) and be promoted so that ERS becomes the backbone of all renovation incentives. Working with the home construction industry to support innovation and capital investment to increase industry productivity both for in-site built approaches and factory-built solutions. Update the federal immigration system to proactively attract much-needed skilled workers in residential construction. Update and index the thresholds for the GST New Housing Rebate. Support voluntary programming initiatives like ENERGY STAR, R?2000 and CHBA’s Net Zero Home Labelling Program enable homeowners to choose higher levels of performance on a voluntary basis, moving the market forward without damaging affordability in entry?level homes. Support Transit-Oriented Development, Complete Communities and the “Missing Middle” of Housing - To ensure that Canadians get maximum benefit from federal infrastructure investments, the Government needs to support increased supply in the “missing middle” – whether “gentle intensification” via secondary suites, conversion of larger units or medium-density low-rise mixed-income housing, in walkable communities with ready access to public transit. Support local and provincial submissions to the Red Tape Reduction Commission to address issues associated with the Contract Payment Reporting System operated by the Canada Revenue Agency Support for housing research, analysis and demonstration projects on topics of priority interest to the residential construction industry, e.g., on housing market trends Seek Federal research on improved environmental guidelines for residential communities to determine more specifically their cost and technological implications for practitioners in the residential cosntruction and development industries Rigorously enforce provisions of the Income Tax Act and Excise Tax Act in relation to combating the underground "cash economy". Revise the tax regime to avoid GST being applied to new “purposebuilt” rental developments. This increases rents for tenants and renders the business model for investing in purpose-built rentals less attractive, hence discouraging the construction of affordable rental properties. Revise tax rules for accessory suites, such as granny flats and laneway housing, as the current tax system, which incorporates land value rather than just construction costs, and is discouraging this important form of infill housing that is favoured by more and more municipalities. These innovative infill projects increase the number of affordable homes in established neighbourhoods. Replacement of the Contract Payment Reporting System with an alternative that requires all participants in the construction industry to register for a Business Number with the CRA, and that pursues those engaging in cash-only transactions much more aggressively Reintroduce 30-year amortization periods for insured residential mortgages for new construction. Promote a federal YIMBY (yes in my backyard) campaign. New developments (especially densification and mixed income housing) are often met with local public opposition even when aligned with

Engage with the federal government, including through Build Canada Homes, CMHC and as part of the National Housing Strategy, to address the growing supportive housing needs of individuals with intellectual and developmental disabilities across Ontario and Canada. Advocate for innovative housing and financing models that support inclusive, mixed-use communities integrating affordable housing, support services, and community amenities, while advancing accessibility, inclusion, and long-term affordability within Canada's broader housing strategy. Expand the discussion about supports for people within the developmental services sector to include dual diagnoses and the intersection with mental health. Early Learning & Childcare Plan – increased supports for families with a child with special needs, inclusion in the financial commitment for accessible spaces. Canada Disability Benefit – consult with government officials to develop concrete actions to help reduce poverty & create opportunities for meaningful employment for people with intellectual disabilities. Advocate for the inclusion of the developmental services sector when making plans and decisions related to future emergency responses, especially as it relates to the COVID-19 pandemic. Advocate for increased and continued representation of disability sector supports in annual budget. Seek additional funding for Disability Benefits, Disability Tax Credit, Enabling Accessibility Fund. Advocate for federal expansion of the National Occupational Classification (NOC) Skill Level 0, A or B to include developmental service workers (NOC 4212), which are currently not under the Labour Market Impact Assessment (LMIA) exemption codes. Accessible Canada Act – contribute to discussions surrounding the ACA’s objective of creating a barrier-free country by 2040.

United Nations Framework Convention on Climate Change-Kyoto protocol The Government of Canada is required to: prepare a Climate Change Plan; prepare a statement on GHG emissions; and ensure that Canada meets its obligations under the Kyoto Protocol The mission of the Green Budget Coalition is to present an analysis of the most pressing issues regarding environmental sustainability in Canada and to make a consolidated annual set of recommendations to the federal government regarding strategic fiscal and budgetary opportunities. Species at Risk Act The purposes of this Act are to prevent wildlife species from being extirpated or becoming extinct, to provide for the recovery of wildlife species that are extirpated, endangered or threatened as a result of human activity and to manage species of special concern to prevent them from becoming endangered or threatened. Secured funding from Canadian International Development Agency Partnership Branch Funding for projects in the Americas Oceans Act WHEREAS Canada holds that conservation, based on an ecosystem approach, is of fundamental importance to maintaining biological diversity and productivity in the marine environment National Parks Act and Canada National Marine Conservation Areas Act Maintenance or restoration of ecological integrity, through the protection of natural resources and natural processes, shall be the first priority of the Minister when considering all aspects of the management of parks and marine conservation areas. Migratory Bird Convention Act This Act and its complementary Regulations ensure the conservation of migratory bird populations by regulating potentially harmful human activities. Metal Mining Effluent Regulation Seeking regulatory change to strengthen processes by which the owner or operator of a mine can obtain the Government's approval to deposit a deleterious substance into a natural water body or a tailings impoundment area that is added to Schedule 2 of the Regulations. Great Lakes Fisheries Convention Act An Act to implement a Convention on Great Lakes Fisheries between Canada and the United States Federal Marine Protected Areas sestablished under the Oceans Act to ensure the conservation and protection of species at risk and their habitats, the conservation and protection of unique habitats, and the conservation and protection of marine areas of high biodiversity or high biological productivity. Convention on Biodiversity To promote the conservation of biodiversity, the sustainable use of its components, and the fair and equitable sharing of benefits arising out of the utilization of genetic resources Canadian Wildlife Act and Complimentary Regulations. The Act allows for the creation, management and protection of wildlife areas for wildlife research activities, or for conservation or interpretation of wildlife, seeking regulatory and legislative change to strengthen the prohibitions in the Act. Canadian Environmental Protection Act. CEPA regulates toxins and 'animate products of biotechnology'. We are seeking to ensure the Act adequately protects biodiversity from toxins and other harmful products. Canadian Environmental Assessment Act to ensure that projects are considered in a careful and precautionary manner before federal authorities take action in connection with them, in order to ensure that such projects do not cause significant adverse environmental effects

Work with the various government programs that support accessibility, inclusion, and a world without barriers, particularly in the built environment around an accessibility Certification Program which will assess and rate the built environment of Canada against a common standard (example Canadian Standards Association). Work with the Government of Canada to seek funding and support for RHF national initiatives designed to educate and engage Canadians about the importance of promoting accessibility, in coordination with National AccessAbility Week. Work with the Government of Canada to provide leadership in salmon and sturgeon conservation and related initiatives and research. Work with the Government of Canada to promote the Rick Hansen School Program to promote the adoption of this already existing program in every school in Canada. Work with Government of Canada to endorse and support the Rick Hansen Foundation Accessibility Certification Program Program as the national standard to assess and certify the built environment. Communication with the Government of Canada, to keep them informed of the use and outcomes of their investment in spinal cord injury research, as well as the outcomes of any projects around which we collaborate in order to maintain funding and to seek future funding.

Seeking contracts with the Federal Government to provide services in support of policies and programs related to flood risk solutions, Disaster Financial Assistance Arrangements (DFAA), and earthquake risk management. Seeking contracts with the Federal Government to provide services that would support policies and programs related to climate-resilient/adaptative/mitigative infrastructure planning.

Strategies to prevent gender-based violence through firearm safety measures, including national firearms buyback program Advancing investments, policies and programs around caregiving and the care economy with a gender equity focus, including supporting the majority-women community services workforce. Investments in Canada-Wide Early Learning and Child Care, rollout of childcare agreements across Canada. Women's Housing and Homelessness, ensuring a gender equity lens in federal housing policy and affordable housing investments, and the renewal of funding for housing dedicated to women. We are seeking investments in women's labour market participation, including investments in re-skilling programs that are gender-responsive. Advancing policies, programs and investments in gender-based violence prevention and intervention, including the National Action Plan to End Gender-Based Violence. Federal budget with respect to investments in the social service sector for funding the supports the mental health of frontline community service workers. Addressing online hate and technology-facilitated violence through online safety legislation, policies or regulations.