From L to R: Mr. Douglas Kilner, President, Orlando Corporation; Ms. Janice Allan, National Manager Human Resources, Kia Canada Inc.; Mr. Bill Porter, Executive Vice President & COO, Kia Canada Inc.; Mr. Stan Krawitz, President, Real Facilities Inc.; Mr. Jung-Kim Park, President & CEO, Kia Canada Inc.; Mr. Sonny Cho, Sr. Advisor, Real Facilities Inc.; Mr. Keith Courville, Advisor, Real Facilities Inc.

Kia Canada

Kia arrived in Canada only five years ago, and has already created a commanding presence. It is the world’s eighth largest vehicle manufacturer and Canada’s fastest growing automotive company. Along with growth came the inevitability for a new Canadian Head Office and Distribution Centre. Real Facilities responded to Kia Canada’s call to be its real estate advisor.

THE CHALLENGE

Kia’s objectives for this project were: (i) to move to a facility that would be capable of accommodating its growth over the next several years, and (ii) to strengthen its Canadian corporate image.

REAL FACILITIES’ RESPONSE

After an extensive search for a pre-existing facility for Kia, it became apparent that the best possible solution was to have a facility custom-built that would respond completely to their very explicit needs.

THE SOLUTION

Kia’s two objectives were met. Its new facility was constructed on land facing the south side of Highway 401 (just west of Hurontario St. in Mississauga, ON). The building’s façade incorporates a prominent showroom adjacent to main reception.

To realize the perfect equivalence of the most favourable rental rates with the most state-of-the-art facility possible, Real Facilities launched a process in which several developers/landlords “bid” for Kia’s tenancy from an extremely detailed architectural spec. Kia moved in on time and on budget in January, 2005.

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VISION TV

VISION TV is Canada's multi-faith and multicultural broadcaster. It presents inspirational, insightful, and original programming that celebrates diversity and promotes understanding among people of different faiths and cultures. VISION TV also includes One: the Body, Mind & Spirit Channel, a digital service, offering programs on natural health, personal growth, and living a planet-friendly lifestyle.

THE CHALLENGE

To prepare for its lease expiry in September 2004, VISION engaged Real Facilities’ services in the summer of 2003 to assist it in assessing its future real estate requirements, in understanding the alternatives available in the marketplace, to negotiate a new long-term lease agreement, and to manage the relocation to its new facility.

VISION TV was focused on key objectives — to find premises that would (i) reflect the company’s core values, brand, and image; (ii) help attract and retain the best people in the industry; (iii) satisfy its distinctive facility requirements as a broadcasting organization; and (iv) meet budgetary constraints over the short-, medium-, and long-term.

REAL FACILITIES’ RESPONSE

With a lease expiry looming, Real Facilities negotiated an extension of VISION TV’s current lease, on a monthly basis, to relieve any perceived pressure. Concurrently, Real Facilities completed a detailed analysis of VISION TV’s requirements, sourced the real estate market for alternatives, and engaged in negotiations on several of them.

THE SOLUTION

Although the process was wide-ranging, VISION TV found the perfect home at Liberty Village’s Liberty Market Building, 171 E. Liberty St. Like the area itself, which is being revitalized, Liberty Market Building is in the process of undergoing an extensive multi-million dollar renovation. It is being greeted with enormous enthusiasm, and is touted as visually astounding. The building is technologically advanced and supported by a broad spectrum of value-added features and amenities, including a pedestrian retail galleria, tenant lounge, and rooftop gardens. It is already home to many established and influential entrepreneurs and artists serving the international and local fashion, film, and television industries. Liberty Market Building offered VISION TV the opportunity for distinctive branding opportunities (e.g., building and rooftop signage and media screens in the galleria), creative space, and a long-term home. With the help of Real Facilities’ Project Management, Construction, and Design Team, VISION TV moved into its new home in April, 2006.

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Ombudsman Ontario

Ontario’s ombudsman is an officer of the Provincial Legislature, independent of the government and political parties. The Ombudsman’s mission is to investigate complaints about provincial government organizations. When something improper is found, the Ombudsman can make recommendations to resolve the problem. If these are not acted upon, the Ombudsman can report the case to the Legislature. It can also help resolve complaints informally.

THE CHALLENGE

Ombudsman Ontario engaged Real Facilities’ to guide it through its upcoming lease negotiations — either a renewal of its current lease or relocation to new premises.

REAL FACILITIES’ RESPONSE

Real Facilities immediately initiated its FLOW™ process. Part of the process included a Needs Analysis of Ombudsman’s then-present premises. The Real Facilities’ Design Team determined that Ombudsman Ontario would be able to reduce its space requirements by approximately 10,000 sq. ft. if they were to relocate — a significant cost savings. Real Facilities invited several building owners (including the current landlord) to “bid” for Ombudsman’s tenancy. This created a fully developed competitive environment that drove net effective rents to a new market low.

THE SOLUTION

The FLOW process was successful. Ombudsman relocated to Bell Trinity Square, 483 Bay St., in the second quarter of 2006, under extremely favourable terms negotiated by Real Facilities.

Ombudsman Ontario retained Real Facilities’ Project Management Team to oversee the design, construction, furniture, and technology implementation for its new home.

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Trillium Health Centre

As one of Canada’s leading community hospitals, Trillium Health Centre is a two-site facility serving a population of over one million residents in Mississauga, south Etobicoke, and the surrounding region. A regional centre for stroke, neurosurgery, and cardiac services, Trillium is also home to one of the busiest emergency services in Canada, a model ambulatory care centre, and the largest free-standing day surgery facility in North America.

THE CHALLENGE

In January 2005, Trillium Health Centre engaged Real Facilities to perform a comprehensive analysis of its office space requirements and commitments. Trillium occupied approximately 30,000 sq. ft. of third-party leased office space and had an expansion requirement for approximately 12,000 sq. ft.

REAL FACILITIES’ RESPONSE

Through Real Facilities’ detailed Needs Analysis, we were able to identify a solution that provided Trillium with more efficient, functional, and cost effective management of its non-medical office requirements.

THE SOLUTION

Trillium Health Centre has recently engaged Real Facilities to formulate a 25-year Master Plan for all of its real estate assets, encompassing approximately 50 acres of its owned land.

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LCBO

The LCBO is the largest retailer of beverage alcohol in the world. It buys wine, spirits, and beer from more than 60 countries around the globe.

THE CHALLENGE

The LCBO turned to Real Facilities to negotiate a lease arrangement providing maximum flexibility — one that would meet the needs for future growth and expansion, while also incorporating options to consolidate and reconfigure existing space to improve operational efficiencies.

REAL FACILITIES’ RESPONSE

Following a painstaking search of the market, Real Facilities negotiated and restructured the lease for the LCBO for its corporate office space. Located at 1 Yonge St., it satisfied both its short-term requirements and long-term objectives.

THE SOLUTION

Real Facilities successfully concluded a lease for an expanded facility in downtown Toronto.

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Royal Bank of Canada

Royal Bank of Canada (RBC) is the largest Canadian bank, with branches across Canada and offices in all urban centres.

THE CHALLENGE

RBC was occupying space in a Toronto suburban office building located at Highway 401 and Kennedy Rd. It needed to expand, although there was ample time remaining on the lease. RBC asked Real Facilities to create leverage with the landlord, expand the premises onto another floor, and extend the term.

REAL FACILITIES’ RESPONSE

After comprehensive needs analysis, Real Facilities restructured and renegotiated the lease for RBC’s office space.

THE SOLUTION

With Real Facilities’ assistance, RBC was able to expand into needed office premises, increase its parking allocations, receive a generous leasehold improvement allowance to build-out the space to suit its requirements, and save considerable money on the rent.

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National Bank of Canada

An active social and economic force for more than 140 years, National Bank of Canada is the sixth largest chartered bank in Canada. With its head office located in Montréal, its Canadian network boasts 546 branches, including 454 in Québec. Internationally, it has offices in all four corners of the globe.

THE CHALLENGE

Real Facilities has completed several transactions — both retail and office renewals as well as relocations — for National Bank. Case in point — National Bank and National Bank Financial had both retail and office premises in Mississauga, ON. While occupying a large section of the building, and being especially proactive in dealing with lease expiries, Real Facilities was hired by National Bank to generate leverage with its landlord.

REAL FACILITIES’ RESPONSE

Real Facilities demonstrated to the landlord that although the bank seemed to be a “captive” tenant in their building because of the retail branch, there were several options the bank could exercise to take advantage of the current market. Specifically, other landlords, in adjacent buildings, were anxious to invite a covenant similar to National Bank to their buildings at aggressive rates.

THE SOLUTION

The present landlord quickly saw that National Bank could easily decide to relocate and that they would be faced with a vacancy spike. The landlord realized that National Bank was serious about relocating. It lowered its rates, without delay, and increased the number of rights National Bank could exercise.

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Crownhill Packaging Ltd.

Packaging pioneers, Crownhill Packaging Ltd., specializes in a wide range of customized products and services. Crownhill provides companies with The Total Package, by offering the convenience of a single source packaging solution.

THE CHALLENGE

Over the past 15 years, Crownhill has experienced significant growth and development of its business model; it expanded its facilities on an “as needed” basis. The consequence was a fragmented portfolio of three facilities — of varying size, age, configuration, and location. The company looked to Real Facilities to develop a consolidation solution: to amalgamate Crownhill’s three facilities into a single efficient location, with minimal effect on the balance sheet.

REAL FACILITIES’ RESPONSE

Real Facilities first completed a thorough analysis of Crownhill’s current facilities and operational requirements. Our in-house technical staff prepared an appropriate facilities specification to meet Crownhill’s current and future growth projections, while adding value to the operational needs and the financial constraints of the business. We searched the marketplace for suitable existing alternative facilities and completed a thorough review of available land and design-build opportunities. This included a formal request for proposal process with selected developers.

THE SOLUTION

During the negotiation process, Real Facilities created value, through the skilful use of negotiating leverage, to position the clients’ tenancy in the marketplace effectively. The final facilities’ solution incorporated a 200,000 sq. ft. design-build facility that provided new operational efficiencies, growth flexibility, and offered a significant branding opportunity. This cost effective, integrated facilities’ solution, forms a solid platform from which Crownhill Packaging will continue to develop its business in the future. The new facility will be ready in 2006.

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Victorian Order of Nurses — Central Region & Toronto York Region

Victorian Order of Nurses (VON), a national registered charity, addresses the health needs of Canadians through services provided by nurses, other health professionals, support service workers, and volunteers.

THE CHALLENGE

VON had been located in an older, run-down, Class “C” building in Midtown Toronto for several years. Although this building was to some extent cost effective, it projected an undesirable organizational image. To transform this, VON appointed Real Facilities.

REAL FACILITIES’ RESPONSE

After undertaking an exhaustive needs analysis, it was determined that VON’s office staff would be comfortable relocating their premises just north of Toronto. By doing this, the organization would be able to lease premises in a more attractive building as a result of a decrease in property taxes.

THE SOLUTION

After a detailed market analysis and several visits to various sites, Real Facilities subsequently negotiated favourable lease terms on behalf of VON for a building located at the intersection of Hwy. 404 and Steeles. Ave. in Markham. This location provided VON with a cost effective solution as well as a more congruent profile.

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Workbrain

Workbrain is a leading provider of employee management software to large global corporations. Workbrain provides Total Workforce Management. Through its award-winning Workbrain family of products, the company provides a total suite of workforce management applications to help large enterprises across multiple industries around the world meet the complex challenge of planning, deploying, managing, and measuring their workforce.

THE CHALLENGE

Workbrain initially selected Real Facilities to negotiate the expansion for its new facility in early 2001 to meet its exponential growth.

REAL FACILITIES’ RESPONSE

Real Facilities assisted Workbrain in understanding its continuing facilities requirement needs through detailed needs analysis. Real Facilities has engaged in complex negotiations with both the head landlord and other tenants in Workbrain’s present building. Workbrain has recently concluded another agreement for the company to expand its current facility at 250 Ferrand Dr. in the Don Mills area of Toronto. Real Facilities has assisted Workbrain negotiate leases from 26,000 sq. ft. to 42,000 sq. ft. to 58,000 sq. ft. to 74,000 sq. ft. and, most recently, to 96,000 sq. ft.

THE SOLUTION

The original strategy initiated by Real Facilities has ensured Workbrain’s ability to accommodate its rapid growth.

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TORKIN MANES COHEN ARBUS LLP

For more than three decades, Torkin Manes' clients have consistently benefited from the broad experience and expertise of legal advisors considered to be leaders in their respective practice areas. Offering the same quality of expertise expected at a larger firm, with the advantages that come from being a mid-sized firm, Torkin Manes’ professionals counsel people who require pragmatic, proactive, and strategic advice on a myriad of issues. These include administrative and business law, commercial real estate and construction law, litigation, restructuring and security realization, estate planning and personal financial management, employment issues, personal injuries, and family matters.

THE CHALLENGE

In the summer of 2004, Real Facilities was retained by Torkin Manes to help evaluate an unsolicited offer it received to lease its space to a neighbouring tenant who required a significant amount of expansion space. While Torkin Manes still had approximately three years left on its lease, it found itself in the exceptional position of being able to explore relocation to a new facility in an extremely competitive real estate market — all in the absence of any pressure to enter into any new agreement.

REAL FACILITIES’ RESPONSE

Real Facilities’ approach was simultaneously to negotiate the assignment of Torkin Manes’ present space to its neighbour, source the market for alternates, negotiate relocation to new premises, and investigate a long-term renewal of its present space.

THE SOLUTION

A particularly feasible and credible alternative was found. It created an environment that induced the existing landlord to offer Torkin Manes a competitive long-term renewal proposal. The strategy worked, and Real Facilities successfully completed a 10-year renewal term for 41,000 sq. ft.

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ROBINS, APPLEBY & TAUB LLP

Robins, Appleby & Taub is a business law boutique located in the financial district of downtown Toronto. It is focused on the needs of two major client groups — (i) family and closely held businesses and (ii) the real estate industry.

THE CHALLENGE

Because of previous rights given to a neighbouring tenant, Robins, Appleby & Taub received notice from its landlord that it was impossible to renew its existing lease. In response, the firm retained Real Facilities in the fall of 2004 to assist it in evaluating relocation proposals and in relocating to new premises.

REAL FACILITIES’ RESPONSE

Given the limited amount of time to find, lease, and outfit new premises, Real Facilities immediately initiated its FLOW™ process. A detailed Needs Analysis, including the engagement of an interior designer to assess and evaluate future space requirements, was completed. Real Facilities then sourced the downtown real estate market and facilitated an RFP process in which several building owners could “bid” for Robins, Appleby & Taub’s tenancy.

THE SOLUTION

The process was successful. Robins, Appleby & Taub is enthusiastic about its relocation to the top floor of Richmond Adelaide Centre, 120 Adelaide St. W. Real Facilities distinctive FLOW™ process identified premises that were not previously proposed by the firm’s landlord. Negotiated by the Real Facilities Negotiating Team, the premises are being leased under extremely favourable terms.

Robins, Appleby & Taub is currently working with Real Facilities’ Project Management team to oversee the design, construction, furniture, and technology implementation for its new home.

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Tucows Inc.

Tucows Inc. is a leading provider of wholesale Internet services and back office solutions to a global network of more than 6,000 web hosting companies, ISPs, and other service providers.

THE CHALLENGE

Tucows occupied 19,000 sq. ft. and needed to expand. Its goal was to achieve this without relocating. 11,000 sq. ft. of space was available for sublet in an adjacent building.

REAL FACILITIES’ RESPONSE

Real Facilities persuaded the neighbouring tenant to terminate its lease and to relocate.

THE SOLUTION

Real Facilities negotiated a staircase to bridge the buildings, arranged a rooftop deck for Tucows use, extended the term, negotiated free rent and landlord’s work, and arranged for necessary furniture that would seamlessly blend with the existing lines.

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Echo Advertising + Marketing Inc.

Echo Advertising + Marketing Inc. was founded in 1978 in Toronto as a full-service advertising agency. It has become one of Canada’s largest independent advertising and marketing companies, serving a diverse group of international clients through its offices in Toronto and London, England.

THE CHALLENGE

Real Facilities was retained to conduct a market evaluation of downtown office space. Echo’s concern was whether to renew or relocate. It believed that its landlord perceived it to be “captive”.

REAL FACILITIES’ RESPONSE

Real Facilities’ methodology was to create a competitive environment in which Echo’s landlord would have to compete — with other landlords — for its renewed tenancy. Real Facilities found an extremely feasible and credible alternate. It had been lavishly outfitted with furniture, leaseholds, technology, and expensive construction, and Real Facilities negotiated a subsidy from the previous tenant. This alternative created an environment that persuaded the present landlord to be unusually aggressive in its renewal proposal to Echo.

THE SOLUTION

The strategy worked, and Real Facilities successfully completed a 10-year renewal term for 38,000 sq. ft. The renewal possesses unusual flexibility, including termination and contraction options, as well as naming rights and an option to purchase the building.

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Siebel Systems

Siebel Systems is a multinational software company with annual revenues of $1.8 billion. In late 2000, following the acquisition of Toronto's Janna Systems, Siebel turned to Real Facilities to find and lease the optimal space for the company's new combined Canadian operations.

"We wanted to combine our operations efficiently and operate in a high profile space that would meet our advanced technology demands," says Linda Jansen, Vice President of Facilities and Real Estate for Siebel Systems. "Real Facilities were able to help us select and secure a strategic property in the midst of uncertainty associated with a major acquisition. The results were outstanding and a key factor in a successful merger."

With Real Facilities' assistance, Siebel leased over 100,000 square feet of office space in one of Toronto's most technologically advanced facilities, complete with highly visible signage and underground parking. Real Facilities negotiated flexible provisions in the lease to accommodate future growth and the two organizations will be effectively integrated in record time.

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Brightspark Labs

Brightspark is a Toronto-based investment company that creates, develops and funds globally recognized software companies. Seeking to create a flexible, high tech environment to foster innovation, and house several portfolio companies at varying stages of growth, Brightspark engaged Real Facilities to Find Lease and Outfit their premises.

"We believe we should be focusing on building technology expertise, not focusing on real estate or facilities issues" says Steven Bloom, CFO of Brightspark. "We outsource most of our real estate function to Real Facilities, eliminating hassles and making it easier to focus on what we do best: launching technology companies."

Using Real Facilities, Brightspark leased and outfitted several work-ready office facilities in midtown Toronto and created environments that have successfully spawned several innovative technology companies.

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Real Facilities is pleased to announce the conclusion of a lease for a new facility for Datawire Communication Networks, an innovative provider of secure financial transaction processing services. Datawire selected Real Facilities to find, lease and outfit a new facility following the conclusion of its latest round of venture financing.

Following a very detailed analysis of Datawire's needs, and an exhaustive search, Real Facilities has concluded an agreement to lease 16,000 square feet of office space at 10 Carlson Court, near Pearson International Airport in Toronto. The new facility ensures that Datawire will be able to house a rapid growth in its employee base.

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Real Facilities is pleased to announce the conclusion of a lease for a new facility for Karabus Management. Karabus, a leading management consulting firm specializing in the retail and consumer product industries, selected Real Facilities to find, lease and outfit a new facility in early 2001.

Following a detailed analysis of the company's needs and a focused search, Real Facilities was able to meet Karabus's aggressive relocation schedule and has concluded an agreement for Karabus to lease over 7,000 square feet of office space at 2 Tippett Road in northern Toronto.

Real Facilities and its partners worked to design, build and outfit the premises to ensure Karabus was work ready, on time and on budget.

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Real Facilities is pleased to announce the conclusion of a lease to expand the call-centre facility for Georgeson Shareholder Communications in downtown Toronto. Georgeson, the leading global provider of communications services for companies needing to communicate important information to, and elicit response from shareholders, selected Real Facilities to negotiate its expansion following the rapid growth of its call centre facility, which opened in March of 2000.

Working to ensure maximum flexibility for future expansion, Real Facilities negotiated for 14,000 additional square feet of space at Georgeson's current facility at 777 Bay Street in downtown Toronto.

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Real Facilities is pleased to announce the conclusion of a lease for A. Farber and Partners, Inc., a leading provider of financial solutions and insolvency services for individuals and small businesses. Following its acquisition of Watkins, Wilson and Associates, A. Farber and Partners turned to Real Facilities to find, lease and outfit a new facility in the Downsview area of northern Toronto, its 22nd location in Canada.

Following a detailed search, Real Facilities renegotiated and restructured the lease for A. Farber and Partners with O & Y Properties for its office space located at the corner of Lawrence Avenue West and Allen Road.

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Real Facilities is pleased to announce the conclusion of a lease for a new facility for Infotriever, a Brightspark Labs company. Brightspark Labs, a Toronto-based investment company that creates, develops and funds globally recognized software companies, outsources many real estate functions for itself and for its portfolio companies to Real Facilities. Inforbit selected Real Facilities to find and lease its new facility when the company outgrew the Brightspark Labs facility in midtown Toronto.

Moving quickly following a focused search, Real Facilities has concluded an agreement for Inforbit to lease almost 12,000 square feet of office space near the corner of Yonge and Eglinton.

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All brokerage services and transactions are completed by RF Real Estate Inc., The Real Estate Brokers of Real Facilities.