Understanding LMCH’s Asset Management Plan
At London & Middlesex Community Housing (LMCH), our mission is to provide clean, safe, and well-maintained homes to meet the needs of the people we serve in our communities. A key part of achieving this mission is our Asset Management Plan (AMP), a strategic roadmap that ensures our housing infrastructure remains sustainable for years to come.
The AMP is more than just a government requirement; it’s a tool that helps us plan for repairs, replacements, and future growth while making the best use of available funding. This plan directly impacts the quality of housing we provide and ensures that tenants continue to have safe, comfortable places to call home.
What is the Asset Management Plan (AMP)?
The AMP is a structured approach to managing LMCH’s assets—from physical buildings to mechanical and electrical systems, underground infrastructure, and even the surrounding land. It focuses on asset replacement, maintenance, risk management, and financial planning to extend the life of our housing portfolio and provide tenants with good living conditions that do not deteriorate over time.
LMCH manages 3,258 housing units across 32 properties, including family, senior, and adult communities. These buildings include multi-residential apartments, townhouses, and single-family detached homes —each with essential components like:
- Building Exterior: Balconies, brick, siding, paved parking lots, and roofs that protect homes from the elements
- Electrical Systems: Wiring, panels, generators, switch gear, and lighting
- Mechanical Systems: Plumbing, pumps, furnaces, boilers, heating and domestic hot water piping systems, make-up-air ventilation systems, and elevators
- Underground Infrastructure: Wastewater and storm sewer drainage systems,
Each component requires ongoing maintenance to ensure safety and efficiency.
Why is an AMP Necessary?
Like any home, LMCH properties age over time, and older infrastructure requires more frequent repairs. The challenge is that aging buildings deteriorate faster than funding sources can keep up with. This means we must decide when to repair, when to replace, and how to allocate limited funding efficiently.
For example, if a roof is deteriorating and needs urgent replacement while an underground storm sewer is also aging, we must determine which project has the greatest impact on tenant safety and quality of life. While storm sewers are essential, they can often function well beyond their expected lifespan without issues. On the other hand, a failing roof can lead to leaks, mold, and structural damage that directly affect tenants’ daily lives. This is an example of how we assess priorities—ensuring that the most urgent and impactful repairs happen first.
How Do We Prioritize Repairs and Replacements?
LMCH uses a risk-based approach to prioritize maintenance and capital investments. We evaluate assets based on the following:
- Facility Condition Index (FCI): A standardized rating system that measures the condition of a building
- Lifecycle Assessments: Predicting when major systems will need replacement based upon industry-accepted standards
- Risk Scoring: Evaluating the likelihood and consequences of system failures
- Life Safety Systems: Systems such as fire alarms, sprinklers, and emergency lighting are given the highest priority
As of the end of 2023 (the AMP’s most recent data baseline), 76% of our multi-residential buildings are in poor condition. One way in which LMCH proactively improves these assets is through regeneration projects, replacing older buildings with modern, energy-efficient structures.
Example: The Reimagine Southdale Regeneration project will replace 65 townhomes with 163 new apartment units while making exterior site improvements to 103 remaining townhouses, resulting in a net gain of 98 additional units over three phases.
How is Asset Management Funded?
Managing a housing portfolio valued at just over $ 1 billion requires significant investment. While the AMP is not a funding request, it is a vital tool for measuring capital needs. Over the long term, more than $23 million annually is needed to maintain assets in good condition. However, by the end of 2027, the available stable base funding will be less than $9 million annually, creating a significant gap. This underscores the need to prioritize the most critical projects while seeking additional funding to support capital investment.
Funding sources include:
Stable Base Funding:
- The City of London provides the core financial support that helps maintain LMCH’s housing stock through the multi-year budget process. Special business cases can also be submitted for additional capital project funding.
- The Canada Mortgage and Housing Corporation (CMHC) Co-Investment Fund and Affordable Housing Fund support renovations and new construction to improve housing conditions.
- The Canada-Ontario Community Housing Initiative (CHOCHI) provides targeted funding to protect the affordability of social housing and support critical repair and renewal efforts.
Project and Program Funding:
Third-Party Contributions:
- Partnerships with organizations that provide additional funding or efficiency-based incentives to maximize investment impact.
While stable municipal funding forms the foundation of our financial strategy, leveraging project-based funding opportunities and strategic partnerships allows us to stretch every dollar further to enhance housing quality.
Sustainability and the Future
LMCH is committed to energy efficiency and sustainability. Our asset management strategy incorporates:
- Energy-efficient retrofits: Replacing old appliances and furnaces, upgrading insulation, installing LED lighting, upgrading exterior doors and windows
- Regeneration projects: New buildings that meet modern energy and accessibility standards
- Climate-conscious investments: Initiatives aligned with the City of London’s Climate Emergency Action Plan
Many of our new projects meet or exceed Ontario Building Code (OBC) energy efficiency standards, ensuring that future housing stock is greener, more sustainable, and cost-effective in the long run.
How Does This Impact Tenants?
For LMCH tenants, the AMP ensures that:
- Homes remain safe and functional through proactive maintenance
- Aging infrastructure is replaced in a structured and strategic way
- Energy efficiency improvements enhance indoor comfort and reliability
- Good housing quality is maintained over time, even within funding constraints
While budget limitations mean that some repairs may take time, LMCH is actively working to secure funding and prioritize projects that will most impact tenant well-being.
Looking Ahead
LMCH’s Asset Management Plan is a long-term strategy designed to preserve and improve affordable housing in London and Middlesex County. While challenges exist—aging infrastructure, funding limitations, and increasing costs—we are committed to making smart, strategic investments that provide the best outcomes for tenants.
By prioritizing essential repairs, leveraging funding opportunities, and embracing sustainability, LMCH continues to build a stronger, more resilient housing network for those who need it most.
Stay Informed
Want to learn more about our housing initiatives and upcoming projects? Follow LMCH on social media or visit our website for asset management, maintenance schedules, and community development updates.
We’re building a brighter future for affordable housing in London & Middlesex.
