Are AGM recordings records of the corporation?

For many years, long before the arrival of video conferencing, condominium meeting minute takers had been creating audio recordings of condominium meetings. These recordings were used by the minute takers to prepare accurate (although typically not verbatim) minutes; and then the recordings were destroyed. These recordings were never intended to be records of the corporations and, in our view, were not records of the corporations.

These same reasons apply now that video recording is so readily available. Video recordings (for virtual or hybrid meetings) can similarly be created to assist the minute taker, whereupon the recording can be destroyed after the minute taker’s work is done.

But if such recordings are considered to be records of the corporation, many negative and serious consequences can result:

1. The fact of being recorded can intimidate owners and cause them to stay quiet at the meeting, rather than to participate.
2. This can also embarrass owners who have speaking disabilities or who don’t speak very well in public – again forcing them to stay quiet.
3. This creates a permanent record of verbal jousting that may take place at meetings – risking hurt feelings long into the future. Written minutes, carefully worded, allow for these sorts of “fights” to cool off and heal. As well, a condominium corporation’s records are available to both current and future owners, thus increasing the risk.
4. This runs the very real and serious risk that embarrassing or compromising photos or video snippets might be posted on social media.
5. All of this can cause serious upset and dissension in a condominium community. More importantly, owners who are most interested in sowing
discontent or upset can use the records request process to gain access to these recordings for disruptive purposes.
6. This can also create unreasonable and unnecessary nit-picking over the wording of the minutes.
7. In cases where an owner asks for a copy of the recording, it may be appropriate to consider whether or not any portions of the recording must be redacted in compliance with Section 55 (4) of the Condominium Act; and if so, there may be technical challenges for the board to overcome in order to achieve this required redacting.
8. The overall result is that treating such recordings as corporate records may force most condominium corporations not to make such recordings at all – thereby depriving the minute takers of a very useful tool when seeking to prepare adequate minutes.

With these concerns in mind, we have been hoping that the Condominium Authority Tribunal (CAT) might confirm the following: meeting recordings which are created only for use of a minute-taker, and for no other purpose, do not become records of the corporation, and should be destroyed after the minute-taker no longer has use for them. The Tribunal may be coming closer to this conclusion, but is not yet quite there.

Relevant Decisions

In King v. YRCC 692, July 29, 2022, the CAT held that, although an audio recording of an AGM might be a record of the corporation, the owner was not entitled to the audio recording of the AGM because the owner did not have a proper reason for this request. The Tribunal said:

“An owner is not entitled to insist that the wording of board or AGM minutes reflect how they believe it should be drafted. Requesting this record to “prove” what the Applicant believes to be the correct wording on about effectively minor details is not a request made by an owner having regard to the purposes of the Act.”

Kent v. CCC 268, November 21, 2022, describes how a special meeting of the owners was held on the Zoom video conferencing platform. The meeting was recorded to assist in creating minutes of the meeting. The CAT held that the recording was a record of the corporation. However, the Tribunal also held that the owner was not entitled to the recording because the owner’s request was made for a purpose that was not “solely related to that person’s interests as an owner, a purchaser or a mortgagee of a unit, as the case may be, having regard to the purposes of the Act.”

In January 2024, in Bogue v. CCC 288, the applicant owner asked to receive the audio/video recording of the corporation’s AGM, which had been held virtually, as well as any audio/video recordings of the board’s meetings, which had also been held virtually. The Tribunal held that these recordings are records of the condominium corporation and that owners are therefore entitled to see them. This was true even if the recordings were created by a third-party agent hired as a minute taker by the condominium corporation. The Tribunal said:

“It is fair to say that virtual meetings are now the norm and will likely continue to expand in use and frequency. Condominium corporations should therefore be mindful of this fact and that recordings of virtual meetings are fast becoming a type of record which should be managed with care and attention for the benefit of all owners. Condominium corporations must take all possible steps to adequately preserve those records and make them available to owners, on the same footing as any other record as per the requirements of the Act and its regulations. Of course, the exceptions provided in the Act and regulations, such as in subsection 55(4) of the Act, continue to apply. In sum, technological advances should be used in such a way so as to make access to the records of condominium corporations easier and more beneficial for all concerned parties.”

In October 2024, in Bogue v. CCC 288, the owner requested “any and all audio-visual recordings and audio transcripts of the AGM held on June 15, 2023”. In this case, the CAT held that the recordings were not records of the corporation. The Tribunal said:

“The facts before me are different from those set out in the January 2024 decision. I do not find that CMG’s possession of the recording makes it a record of CCC 288. Simply because the condominium manager asked for a copy of the recording and received it, does not mean it becomes a record of CCC 288; it was not created by or for the corporation as a corollary of its documentation of the business and management of the corporation.”

Perhaps the Tribunal is starting to see the logic and benefit of treating such recordings (created only for use of a minute taker) not as records of the condo corporation because doing so can have many negative consequences.

James Davidson and Nancy Houle are partners at Davidson Houle Allen LLP Condominium Law. dhacondolaw.ca

Nova Scotia awaits gust of wind power generation

Nova Scotia has completed the procurement of 625 megawatts (MW) of wind power generation and signed up 11 large-scale electricity customers for the pending output, which is expected to flow into Nova Scotia Power’s grid by the end of 2028. The initiative, dubbed the Green Choice Program, aligns with a target for at least 80 per cent of the province’s electricity supply to be generated from renewable sources by 2030.

“The Green Choice Program is the single largest addition of clean electricity and the single largest reduction in greenhouse gas emissions in Nova Scotia’s history,” says the provincial Energy Minister, Trevor Boudreau. “Our province has incredible onshore and offshore wind speeds. Now is the time to use it to our advantage.”

The six participating wind farms are joint ventures between private developers and Nova Scotia based Mi’kmaw enterprises associated with the Glooscap, Eskasoni, Potlotek, We’koqma’q L’nue’kati, Wagmatook, Paq’tnkek and Pictou Landing First Nations, and are located in counties that border the Bay of Fundy, the Northumberland Strait and the west shore of Cape Breton. Canada Infrastructure Bank is helping to underwrite development costs and Nova Scotia Power has power purchase contracts in place for an average of $63.62 per megawatt-hour (6.36 cents per kilowatt-hour).

“Our loans will reduce ratepayer impacts as well as provide equity to participating First Nations, supporting meaningful ownership opportunities in the recently awarded energy projects,” says Ehren Cory, chief executive officer of Canada Infrastructure Bank.

“We aim to build meaningful partnerships that protect the well-being of our community while addressing the need for cleaner, more sustainable energy sources that also reduce energy costs,” concurs Chief Sidney Peters of Glooscap First Nation, which has a majority stake in three of the projects, in partnership with SWEB Development. “We are committed to meaningful action that balances economic reconciliation with environmental stewardship.”

The participating customers all have direct accounts with Nova Scotia Power and annual consumption of at least 10,000 megawatt-hours. This encompasses several large public sector entities including the provincial government’s building portfolio (including elementary and secondary schools and most health care facilities), federal buildings in Nova Scotia, most post-secondary institutions, the Halifax and Cape Breton regional municipalities and the Halifax International Airport Authority. Three private sector companies — WalMart Canada, Michelin and PSA Canada Ventures — round out the list.

The subscribed wind power customers will be able to avoid the carbon tax that’s factored into fossil-fuel-fired electricity costs, and will receive renewable energy certificates to verify calculations of greenhouse gas (GHG) emissions reduction tied to their power purchases. In turn, they will pay a small administration fee on top of their regular electricity rate.

Avoiding slip and fall accidents in your warehouse

As winter weather continues, the risk of slip and fall accidents increases. Your warehouse floor is a large space that can become wet and slippery with heavy traffic and wet conditions. Research shows that slip and fall accidents make up 15 per cent of all accidental deaths, 25 per cent of injury claims and about 95 million lost workdays each year.

Keep your staff safe and your operations running smoothly with some precautionary steps and a proactive approach to wet warehouse floors.

Regularly inspect and repair any cracks or uneven flooring before they worsen.
Ensure that the entrance (inside and out) is well-lit so guests and staff can easily identify potential hazards.
Limit the amount of snow and ice exposure before even entering your warehouse with an effective snow removal strategy; shovel regularly and use ice melter or salt to keep parking lots and walkways as clear as possible.
Install matting at entrances to help trap ice and snow at the door and limit the amount that travels through the building.
Matting may not be feasible in all areas due to traffic or equipment use, so consider adding a non-slip coating in high-traffic areas. One option is a clear, odourless chemical treatment applied directly to the floor. This will help mitigate risks by increasing the friction and slip resistance when the surface gets wet.
Assess your dock seals and shelters to ensure that no condensation is getting inside the warehouse.
Keep supplies like mops, driers, and ‘wet floor’ signs handy so that if a spill occurs, you can clean it up and make people aware of a possible risk.
Train staff in hazard recognition, risk prevention, and your policies on slip and fall accidents in the warehouse. Make sure everyone is on the same page, so protocols are followed, and risks are mitigated.

Keep your warehouse neat, tidy, and safe to reduce the risk of slip and fall accidents by taking a proactive approach to your maintenance strategy.

Metro Vancouver gets $663M transit funding

The Government of Canada announced more than $663 million in funding through the Canada Public Transit Fund to improve public transit infrastructure in Metro Vancouver.

This funding, which will be delivered over 10 years from 2026 until 2036, will help Metro Vancouver advance key improvements to its public transit system and help respond to critical transit needs caused by rapid population growth. Providing long-term, predictable funding will help TransLink plan, upgrade, replace, or modernize existing public transit and active transportation infrastructure.

“Through a $663 million injection of reliable, predictable baseline funding for TransLink, this federal government is keeping Metro Vancouver residents connected to their work and communities. The funding, which will focus on expansions, improvements, and repair, is critical to the stability and future of public transit in the region, including along the North Shore. Reliable public transit infrastructure is key to reducing traffic, lowering air pollution, and improving affordability for all communities,” said Minister of Energy and Natural Resources Jonathan Wilkinson.

These investments, beginning in 2026 until 2036, will help increase the housing supply and affordability as part of complete, transit-oriented communities, while helping to reduce greenhouse gas emissions and mitigate the impacts of climate change.

“TransLink is grateful for the federal government’s continued capital funding commitments through the Canada Public Transit Fund, which will allow us to upgrade our current infrastructure. We are ready to meet the demands of our growing region through the Access for Everyone plan and look forward to continuing work with the Government of Canada to advance much-needed transit expansion in Metro Vancouver,” said Kevin Quinn, TransLink CEO.

Governments invest $975 million in Toronto waterfront

Canada, Ontario, and the City of Toronto have pledged a combined $975 million to accelerate Waterfront Toronto’s revitalization. The plan aims to create over 14,000 homes, including affordable rentals at Quayside and Ookwemin Minising; it also expects to generate 100,000 skilled trades jobs and add $13.2 billion to the economy.

“As never before, cities are competing to attract investment, talent and tourism dollars. We’ve seen what can be accomplished when all orders of government work together to make the best of life and the best of Canada converge,” said Jack Winberg, board chair of Waterfront Toronto. “We look forward to building upon our 25 years of transformative revitalization work by delivering the next phase of the waterfront in partnership with governments.”

Site servicing work for the construction work will begin shortly, with first occupancy in the new homes anticipated for 2031. Waterfront Toronto will continue to lead this revitalization effort, with all governments collaborating to extend its legislated mandate.

As in previous phases of the revitalization, each order of government will contribute equally under the tri-government model; in this case, the amount is $325 million. The federal government is also investing an additional $200 million to match earlier contributions from the Province and the City to support the completion of the Broadview Eastern Flood Protection project.

“Unlocking the waterfront is important for our city. We’ll keep working to deliver much needed homes and infrastructure for Toronto,” said Nathaniel Erskine-Smith, Minister of Housing, Infrastructure and Communities. “The Ontario government is proud to support the next steps in the historic revitalization of Toronto’s waterfront to create a new, vibrant, mixed-use community with more housing, jobs, world-class attractions, parks and businesses.”

“Today is a great day for Torontonians. The Waterfront Toronto partnership will revitalize our city and build more than 14,000 homes,” added Toronto Mayor Olivia Chow. “Over 100,000 skilled trades jobs will be created. With investments from all three levels of government, this partnership will build a new neighbourhood and a vibrant waterfront for generations to come.”

To follow along, visit: Homepage | Waterfront Toronto

The WHO and its role in global safety and health

Recently, President Donald Trump signed an order to withdraw the United States from the World Health Organization (WHO). According to CNN, the executive order states that the decision was made as a result of the “organization’s mishandling of the COVID-19 pandemic that arose out of Wuhan, China, and other global health crises, its failure to adopt urgently needed reforms, and its inability to demonstrate independence from the inappropriate political influence of WHO member states.”

The WHO is a vital component in protecting global health and security by addressing the root causes of disease, building stronger health systems, and detecting, preventing and responding to health emergencies, including disease outbreaks, often in dangerous places where others cannot go.

On a recent Straight Talk! episode, host Jeff Cross interviewed Dr. Gavin Macgregor-Skinner, ISSA senior director, who sheds light on what this withdrawal means for today’s global cleaning industry.

Dr. Gavin Macgregor-Skinner stresses that the world does need infrastructure to fight the world’s infectious diseases, highlighting the importance of coordination and collaboration as the keys to the WHO’s success.

What impact will the United States’ recent withdrawal from the WHO have when it comes to commercial cleaners and frontline workers? According to Dr. Gavin Macgregor-Skinner, many of the ISSA member companies are national and this step will leave a “massive gap when it comes to prevention, detection, and response to infectious disease threats.” He points out that America cannot stop pathogens from entering its borders, citing the example of someone travelling by plane to the U.S., entering the airport, city, hotel, and hospital, potentially spreading a disease throughout their journey.

Dr. Gavin Macgregor-Skinner sees this as an opportunity for the cleaning industry to come together with a coordinated, proactive effort to educate and train to define the role in preventing and responding to infectious disease threats.

He suggests that focusing on building technical capacity, strengthening supply chains, and establishing technical norms, standards and guidance are the key areas of focus. He stresses that the industry needs to come together as a team, and that team includes people manufacturing and distributing cleaning products, cleaners, and building operators to close the critical gaps of what’s required to clean and disinfect to reduce the spread of infectious diseases.

At this time, trade associations like ISSA become even more critical in filling in those gaps created by governmental decisions to set a standard of care for the industry.

VIU Nanaimo student housing underway

Construction is underway on a new student housing and dining hall at the Vancouver Island University’s (VIU) Nanaimo campus.

The new addition will provide 266 new beds, a 200-seat dining hall, study rooms, lounges, shared kitchens, a multi-purpose room, bike storage, shared laundry and office spaces for staff.

Site work began in fall 2024 and the project is expected to be complete by 2027.

The 10-storey, 9,547 m2, building will use mass timber, a renewable resource with a lower carbon footprint compared to traditional concrete construction. Construction plans have achieved Step 4 of the BC Energy Step Code and meet CleanBC’s energy-efficiency requirements for new buildings.

The project will also achieve Rick Hansen Foundation accessibility certification as it offers extensive accessibility features for students, such as seven accessible units and multiple barrier-free facilities, including washrooms, kitchen and lounge areas on each floor.

The campus is connected to a geo-exchange system, which circulates water from the flooded, abandoned Wakesiah coal mine underneath the VIU campus, to significantly reduce its carbon footprint by decreasing output for heating and cooling several VIU buildings to near zero. The student housing building will connect to an expansion of the system, which will provide the capacity to connect the rest of the student housing buildings in the future.

“Students need a place to call home when they are studying and preparing for their future careers,” said Minister of Infrastructure Bowinn Ma . “As more people seek higher education, we’re working to build the student housing they need, while also easing pressure on local rental markets and helping communities become healthier and more affordable.”

BOMA BEST Sustainable update takes effect Feb. 1

BOMA BEST Sustainable version 4.1 will introduce minor modifications to the assessment and benchmarking program for existing buildings as of Feb. 1, 2025. The update clarifies some requirements, separates a few of the questions in the extensive assessment questionnaire into two distinct components and reintroduces two questions from BOMA BEST 3.0, which was phased out in 2023.

Proponents in the midst of the building certification process will still be assessed under the expiring version 4.0 criteria if they complete and submit questionnaires by 11:59 p.m. on Jan. 31. Otherwise, they will have to apply anew with a completed questionnaire for version 4.1.

“No changes have been made to the BOMA BEST Baseline Practices. Much of the work that is done for BOMA BEST 4.0 will directly translate into BOMA BEST 4.1,” an advisory from the program administrators confirms. “BOMA BEST 4.1 was developed in response to feedback on the clarity of the language, requirements, and minor scoring in version 4.0. The update aims to improve comprehension across all asset classes.”

Newly retrieved questions from version 3.0 once again award possible points for building-wide smoking prohibitions and hardscape management programs. As well, version 4.1 references updated standards, in line with current industry best practices or recent regulatory advancements, for water flow/flush volumes in toilets, urinals and lavatory faucets and for ventilation in multifamily buildings.

Fiera expands Calgary apartment portfolio

Fiera Real Estate CORE Fund announced it has acquired four newly constructed Calgary rental properties in two separate transactions. The fund acquired “the deVille complex” consisting of three 13-storey buildings with 333 rental units, from Calgary-based Remington Development Corporation. Additionally, it acquired the Hudson property in the Marda Loop neighbourhood with 123 rental units from developer Sarina Homes.

According to the Fund, “This strategic addition to the portfolio reflects Fiera’s commitment to investing in high-quality, well-positioned assets across Canada.”

The Quarry Park properties, built between 2022 and 2023, include 256 one-bedroom and 77 two-bedroom apartments. Quarry Park is a master-planned community spanning over 400 acres with residential, commercial, and recreational amenities.

“The acquisition aligns with the CORE Fund’s investment strategy, which targets well-located assets in key markets,” the brief said. “Calgary’s multi-residential market continues to demonstrate strong fundamentals, supported by favourable demographic trends and economic drivers. Quarry Park’s appeal as a live-work-play community further enhances the long-term potential of this investment.”

Also newly developed, the six-storey rental property in the Marda Loop neighbourhood, adds 123 rental units to Fiera’s diverse Calgary portfolio. Each unit offers “modern features, including in-suite laundry and air conditioning, providing residents with elevated comfort and convenience.”

For more information visit: Fiera Real Estate CORE Fund

MPAC assistance needed to enable parking levy

A contemplated new surcharge on Toronto commercial parking spaces is likely to remain on the backburner for awhile yet. The Municipal Property Assessment Corporation’s (MPAC) assistance is deemed essential to accurately compile an inventory of taxable properties, and the agency hasn’t formally confirmed it will participate.

Even if MPAC commits to the project relatively soon, a new report to City Council’s executive committee estimates it will take 12 to 18 months to fully develop the framework for implementing a levy. For now, City staff advise the work is effectively on pause.

“MPAC’s involvement is critical based on their unique service offerings. This includes access to property assessment data, support for technology upgrades, and ability to develop and maintain audit, request for reconsideration and appeal processes,” the report states. “MPAC has indicated that their commitment to participate further in this work is subject to their Board’s approval and may require engagement with the appropriate provincial government officials.”

Council is slated to consider introducing the special levy during its upcoming 2025 budget deliberations. Thus far, preliminary estimates suggest that up to $108 million annually could be raised, but several other factors may come into play including: exemptions; the chosen rate structure; implementation costs; and potential negative impact on the assessed values of affected properties.

Landmark Weeneebayko Hospital underway

The Weeneebayko Area Health Authority (WAHA) Redevelopment Project in northern Ontario is underway.

The $1.8B landmark healthcare campus includes an acute care hospital, a larger 24-hour emergency department, a new 32-bed Elder Care Lodge, modern state-of-the-art patient rooms, expanded mental health and addictions programming space, staff residences, a hostel for patients and visitors, and a future ambulatory health clinic.

Kasian, in partnership with Bertrand Wheeler Architecture Inc., was chosen by Pomerleau Construction to plan and design a new regional health care campus in Moosonee, and a new ambulatory care centre on Moose Factory Island.

The entire orientation of the hospital building on the site aligns with the cardinal directions of the Cree Medicine Wheel. The circular front entry pavilion to the hospital will face east, symbolizing, the start of life, the spring, purity, warmth, light, and new beginnings, inspired by the Medicine Wheel. This circular space reflects the four sacred medicines which include tobacco, cedar, sage, and sweetgrass, guiding the building’s overall layout and wayfinding. A traditional healing space is featured in the lobby, with a two-storey centrepiece and clerestory glazing to symbolize the connection to the Creator.

The redevelopment project is being delivered using the Progressive Public-Private Partnership (P3) Design Build Finance (DBF) model, which relies on a high level of collaboration between all parties to deliver healthcare and housing facilities that meet all the project requirements and specifications at the lowest possible cost.

Upon completion, the new regional healthcare campus will allow WAHA to expand its health promotion and capacity building programs, to better accommodate primary health care services, and to improve access to care for the mostly First Nations communities it serves.

Site clearing is in progress and the Weeneebayko project is targeting a 2030 completion.

Tariff threats cloud investment outlook

Tariff threats bring a new source of hesitation to what had been an expected pickup in commercial real estate investment activity in 2025. Earlier last fall, Canadian industry analysts were welcoming dropping interest rates as harbingers of more amenable financing, willing deal-makers and completed transactions in the coming months, but other unknowns have now been added to the mix.

“While we remain cautiously optimistic, we recognize a degree of risk and uncertainty ahead,” Mark Fieder, Avison Young’s Canadian president, acknowledges in the firm’s newly released overview of investment trends coming out of the fourth quarter of 2024. “Trade policy and tariffs are at the forefront, in addition to the Bank of Canada’s decisions on the policy rate, given the U.S. Fed appears to have become more hawkish on its outlook.”

Cap rates are projected to remain mostly stable this winter for the four predominant asset classes across Canada’s six largest markets — except for downward pressure in Vancouver’s multifamily sector and an upward climb in Montreal’s office sector. As in 2024, private investors are expected to be the most active buyers across all asset types. Grocery-anchored retail, small-bay industrial, data centres, student housing and newer apartment buildings are tapped to be favoured assets.

The spectre of a Canada-U.S. trade war particularly casts shadow on the industrial and retail sectors, while office continues to transition through metamorphic upheaval. On the latter front, Avison Young’s investor survey identifies institutional funds, REITs and financial institutions as the most active sellers, as they jettison underperforming assets, write off losses on property value or realign their portfolio strategy.

“We are now seeing institutional investors looking to divest of high-quality assets, which rarely come to market,” observes Amy Erixon, principal and president of Avison Young investment management. “2025 may well be remembered as the best buying opportunity in Canada in many decades. Cap rates are unlikely to follow interest rates down until several major political risks are firmly in the rear-view mirror.”

Looking at deals worth at least $5 million, Avison Young tallies about $29.9 billion in office, industrial, retail and multifamily transactions across Canada’s six largest urban markets — Toronto, Montreal, Vancouver, Calgary, Ottawa and Edmonton — during 2024. That’s roughly a 6 per cent drop from $31.9 billion worth in 2023.

Private investors were the purchasers in 51 per cent of cases, followed by end-users (28 per cent) institutional investors (14 per cent) and REITs and other public companies (7 per cent). A sizeable majority of trades were for industrial or multifamily properties, with the largest share occurring in Toronto and Montreal.

“Investment volumes picked up significantly in the second half of the year as interest rates started to come down,” notes Mark Sinnett, principal with Avison Young’s capital markets group in Montreal.

Accordingly, Avison Young analysts point to a resurgence of institutional investor activity in the multifamily sector during the summer and fall, following the post-pandemic period in which private investors have been the main buyers. Deal patterns indicate some of the larger players are selling off older, smaller apartment buildings and acquiring newer purpose-built rental, while investor surveys find multifamily purchasers expressing confidence in long-term income generation and asset value appreciation. Sellers’ top motives included cashing in on profit value and portfolio rebalancing, along with a quotient of distressed and court-ordered dispositions.

Benchmark national cap rate are pegged at: 4.35 per cent for urban high-rise; 4.6 per cent for urban low-rise; 4.45 per cent for suburban high-rise; and 4.65 per cent for suburban low-rise. Within markets, cap rates are generally lowest in Toronto and highest in Edmonton and Ottawa. Current average rates are forecast to hold steady everywhere except Vancouver, where lowering rates are anticipated in all four market segments over the course of Q1.

The fundamentals that have elevated multifamily to favoured asset status are not expected to change. In contrast, Avison Young analysts flag potential issues for both industrial and retail.

“Threats of tariffs on Canadian imports pose significant and asymmetric risks to provinces and industries. The most sensitive industries are oil and gas, primary metals, motor vehicles, plastics and aerospace, especially impacting Ontario, Québec, Alberta and New Brunswick,” they advise. “Cost of living and labour market risks are the persistent headwinds on retail activity. The deteriorating Canadian dollar and a potential trade dispute with the U.S. set the stage for inflationary pressures to retail supply chains reliant on imports.”

Institutional investors were characterized as “quieter” on the industrial investment front during 2024, while owner-occupiers were considerably more active than in recent years, accounting for 40 per cent of transactions. Even so, analysts foresee institutional investors will be pursuing “targeted sub-categories” with an emphasis on small-bay and medium-bay newer facilities, storage and data centres.

Coming out of Q4 2024, benchmark cap rates are pegged at 5.95 per cent for new single-tenant facilities and 6.05 per cent for new multi-tenant buildings. Average cap rates are generally lower in Vancouver and Calgary than markets to the east, and are projected to remain relatively static everywhere during the first quarter.

On the retail front, Canada has experienced a shrinking ratio of space per capita throughout this decade related to a slowdown in new construction and surging population growth. For 2025, investor interest is expected to be focused on “non-discretionary” spending, with grocery-anchored retail that offers “long lease terms, stable cash flows and high covenant strength” topping that list. “Investor demand outpaces available supply especially in primary and secondary markets with favourable demographics,” Avison Young analysts report.

Office investors are expected to be likewise focused on particular market niches, although those are not necessarily consistent across Canada. In general, newer Class A assets continue to significantly outperform older Class B and C stock in attracting tenants and generating rental income. However, prospective investors are increasingly investigating the conversion potential of some of those struggling assets.

Benchmark national cap rates demonstrate some of the stratification across the office asset class, ranging from 7.15 per cent for downtown Class A to 8.6 per cent for suburban Class B. That’s even more pronounced within some markets — most conspicuously in Toronto, where the average cap rate for downtown Class A product is 6.5 per cent versus 9 per cent for Class B suburban buildings.

“Our cap rate surveys over the past year have indicated a clear trend of high volatility and wide spreads in cap rates between Canadian markets,” Avison Young analysts affirm. “Each market presents nuances, such as different buyer pools, conversion feasibility, tenant quality and cyclical demand.”

GTHA records slowest new condo sales since 1996

Last year marked the slowest year for new condo sales in the Greater Toronto Hamilton Area (GTHA) since 1996, according to Urbanation. There were 4,590 sales overall, with a 64 per cent drop from 2023 when12,696 sales were recorded.

Compared to the latest 10-year average (20,835 sales), this was a 78 per cent drop.

“The new condo market just experienced its toughest year in three decades,” said Shaun Hildebrand, president of Urbanation. “Expectations for the market remain low this year as investors, the primary driver of presale activity, continue to deal with negative cash flow, difficulties arranging financing and declining prices and rents. The drop in presale activity will continue to cripple construction starts in 2025, causing a massive decrease in new supply beginning in 2026-2027.”

By the end of the last quarter, the new condo market recorded 802 units sold. This was an increase of 12 per cent from Q3-2024 yet down 71 per cent annually and representing the lowest fourth quarter sales total since 1993. Six projects totaling 1,829 units launched for presales during Q4. Only 10 per cent of units were sold.

Over the past 10 years, an average of 6,123 new units launched during Q4 periods, with an average sales rate of 52 per cent. Sales at new project launches were limited despite lower prices offered.

Also in Q4, new projects launched at an average price of $1,130 per square foot, the lowest level since Q2-2021 and down 15 per cent compared to new launches in Q4-2023 ($1,334 psf).

Unsold units in development (including pre-construction, under construction and recently completed projects) reached a record high 24,277 units at the end of 2024, increasing 6 per cent from the previous year-end high in 2023 (22,978 units) and rising 50 per cent above the latest 10-year average (16,154 units).

At the 2024 level of sales, Urbanation states it would take 64 months to clear current unsold inventory, a record high that is nearly six times higher than a balanced level of inventory at 10-12 months of supply.

Overall, unsold new condo apartment prices averaged $1,338 psf in Q4, a 3 per cent decrease from a year earlier ($1,375 psf) and a 5 per cent drop compared to two years ago in Q4-2022 ($1,407 psf).

A total of 10,916 new condo apartments reached completion in Q4-2024, rising 71 per cent compared to a year earlier. Total completions in 2024 came to a record high of 29,800 units, 24 per cent higher than the previous record set in 2023 (24,117 units) and 61 per cent higher than the 10-year average (18,535 units). Completions are set for another record high in 2025 with 30,793 units scheduled to finish construction.

New condo apartment starts in Q4 totaled 1,506, down 59 per cent year-over-year. Total starts in 2024 fell to their lowest level since 2002 at 9,258 units — a 51 per cent drop from 2023 and 56 per cent below the 10-year average. .

As of last quarter, there were 78,742 new condos under construction in the GTHA, the lowest number of units being built in the region since Q2-2020.

Feds invest in Montreal mixed-use property

The federal government is allocating $50 million towards the construction of The MileBrook, a mixed-use development situated at the eastern end of the Island of Montréal. The MileBrook represents a $340 million investment and will ultimately offer over 800 rental units. Strategically located on the final mile of Sherbrooke Street, this multi-generational project addresses a significant demand for housing and local businesses in the area.

“Rental housing is a fundamental component of healthy and inclusive communities,” said Soraya Martinez Ferrada, Minister of Tourism and Minister responsible for the Economic Development Agency of Canada for the Regions of Quebec. “By investing in our communities, we are growing the economy of Canada, and of Quebec, and supporting the vitality of our cities, like Montréal. The MileBrook project is about more than housing—it’s a community where families can thrive.”

The MileBrook is also dedicated to sustainable development, with plans to protect on-site wetlands, create green spaces, green roofs, and a community garden. The units are designed to be 25 per cent more energy-efficient than required by code and are aiming for LEED Platinum certification.

In partnership with Fondation Louis-Charles Routhier, The MileBrook supports Mères avec pouvoir by reserving units for low- or modest-income single mothers. Over 85 per cent of the women supported by this organization achieve diplomas or jobs. To date, 250 women have benefited from these services.

“MileBrook is an important residential and commercial development project for our borough and for the Bout-de-l’Île,” said Caroline Bourgeois, Mayor, Rivière-des-Prairies–Pointe-aux-Trembles Borough. “These new dwellings will offer an interesting mix of units as well as allow the arrival of much-needed new businesses in this area.”

For more info on this project, visit: Le MileBrook: Condominiums locatifs à Montréal

B.C. projects honoured with 2024 SEE Awards

Two B.C. projects were named winners at the 2024 Structural Engineering Excellence (SEE) Awards. Presented by the National Council of Structural Engineers Associations, the annual awards honour projects that showcase ingenuity, technical skill, and groundbreaking design in the field.

New Buildings Under $30 Million
Fraser Mills Presentation Centre, Structure Craft

The Presentation Centre at Fraser Mills exemplifies innovative mass timber systems through its inventive structural engineering and community-focused design. Valued at $10M, the Centre serves as a key destination for the 96-acre Fraser Mills development in Greater Vancouver. The building features a distinctive swooping form supported by 26 unique glulam frames, spanning up to 70 feet between cantilevered glulam columns and 33-foot high splayed columns. The complex geometry of each frame required advanced software, including Rhino, Grasshopper, and Karamba, to translate into manufacturable components from plywood and sawn purlins. Notably, the Centre is among the first in British Columbia to use cantilevered glulam columns for lateral support. All timber elements are crafted from locally sourced Douglas Fir, with manufacturing within 500 miles, highlighting a successful local initiative.

New Buildings $30 Million to $80 Million
BCIT Tall Timber Student Housing, Fast + Epp

The new Tall Timber Student Housing tower at the British Columbia Institute of Technology (BCIT) in Burnaby, British Columbia represents a shift forward in tall, hybrid, encapsulated mass timber construction. The 12-storey tower is the first of the next generation of point-supported CLT structures, comprising of flat, two-way spanning Hem-Fir material cross-laminated timber (CLT) floor plates, point-supported on steel columns without beams. The use of local Hem-fir CLT at a large width of 11′-6″, supported on steel HSS columns, and punching shear reinforcing screws to increase column line spacing, represents a step forward in tall, hybrid structures. The lateral-resisting cores utilize concentrically braced frames, set in self-stabilizing configurations that are shop-installed in 5- and 6-story lifts to further reduce construction time. Utilizing the latest advances in engineered wood products, pre-fabrication, and encapsulation strategies, this project represents significant progress in the field of hybrid-mass timber buildings.

2025 restroom trends you can count on

Each year, leaders in the fashion, building design, construction, and home design predict upcoming trends. While these forecasts often receive significant attention, it’s important to note that in some sectors, the same level of anticipation and analysis applies to restroom design in commercial facilities.

No matter the industry, some predicted trends quickly become reality, while others may take longer or never materialize. However, based on recent developments in the restroom industry, here are some trends likely to emerge in the coming year:

Branded restrooms

Branded restrooms have existed for some time, particularly in businesses where owners aim to identify their spaces for employees, vendors, and guests. However, in 2025, we will see a significant shift towards restrooms that fully reflect the overall brand image of the facility in which they are installed.

Why is restroom branding important? According to Made in CA (Canada), branding fosters trust, authenticity, and customer loyalty, and it only takes 50 milliseconds to form an initial opinion about a brand and create a positive first impression.

In today’s competitive market, building owners and managers are keenly focused on making a strong, positive first impression on potential tenants and branded restrooms can help them accomplish this.

Wellness centres

With a growth in health and wellness in many industries, expect to see a growing trend towards more calming and restorative restroom designs, including:

Soothing aesthetics that incorporate calming colour palettes, natural lighting, and abundant greenery.
Enhanced comfort that provides comfortable seating options and furnishings in the restroom, focusing on natural materials like wood, stone, and earth tones.
Serene ambiance that creates a more tranquil atmosphere with thoughtful choices in flooring, countertops, fixtures, and wall treatments.

This design shift recognizes the changing expectations of building occupants. In today’s world, restrooms are no longer just functional spaces. They are increasingly seen as opportunities for brief respite, rejuvenation, and even a place to view some quality art.

Robotic restroom cleaning

While robotic cleaning machines have been successfully used for carpet vacuuming and floor maintenance for a few years, they are now making significant advances in automated restroom cleaning. As these machines become more commonplace, they promise to revolutionize the cleaning industry in 2025.

This long-awaited breakthrough in robotic restroom cleaning has become possible through the convergence of internet connectivity, IoT (Internet of Things), and AI technologies. The new systems can be programmed to navigate between multiple restrooms on a floor and perform a systematic and thorough cleaning of all restroom areas, including fixtures, floors, and counters – with consistent quality and reliability. This technology offers several additional benefits that include:

Reduced worker exposure to contaminated surfaces
Minimized contact with harsh cleaning chemicals
More staff time for other cleaning duties
Cost savings for larger facilities, allowing for a quick return on investment

Like other technologies, as these machines become more widely adopted, initial costs are expected to decrease.

Predictive maintenance

In 2025, we will be entering a new era in which data-driven predictive solutions are replacing guesswork for restroom maintenance. Through IoT sensors, facilities can now monitor restroom conditions in real time and address issues before they become problems. In addition to tracking usage, these technologies can monitor air quality and ventilation performance, supply levels of paper products and soap, and even notify managers when cleaning is necessary.

This proactive approach represents a significant shift from traditional reactive maintenance. Instead of waiting for equipment to fail or supplies to run out, facility managers can anticipate and address needs in advance.

This minimizes downtime, optimizes operating conditions, and keeps building users happy. It will also help ensure more efficient and reliable facility management.

Water efficiency

Water efficiency involves the responsible use of water resources through technologies that save or eliminate water usage. In commercial facilities, this helps reduce water consumption and operating costs and maximize every drop.

In 2025, new apps and technological advancements will enable real-time monitoring of water usage, pressure, flow, leak detection, and temperature, all accessible via smartphones. These systems will also allow for immediate water shut-off if necessary.

Some apps will also use AI to offer suggestions to enhance water efficiency. For example, they may recommend installing high-performance toilets or switching to waterless urinals in an effort to improve water efficiency and reduce operating costs. The goal is to optimize water use and performance by proposing strategic upgrades to plumbing and fixtures.

Gender neutral?

In the 2000s, it was believed that unisex restrooms would become popular. However, this trend never gained widespread acceptance. Most restroom users did not favour the idea; some states even banned the practice, and the UK introduced laws to prevent it.

In the UK specifically, concerns were raised by women, older people, and people with disabilities, who felt disadvantaged as publicly accessible toilets were increasingly converted into gender-neutral facilities. They reported that these shared facilities led to longer wait times, decreased choice, and less privacy and dignity.

So, what will replace them in 2025? We already see more single-stall restrooms installed that are open to anyone without the traditional male or female designations on the door. Additionally, fully equipped baby care stations will be installed in all restrooms, making them available for all users.

Restroom lighting

Commercial restroom lighting is evolving beyond traditional ceiling-mounted fluorescent fixtures and LED lighting systems. 2025 will introduce more sophisticated lighting designs borrowed from residential bathrooms.

The new approach incorporates strategic lighting placement. For example, expect lighting systems installed:

Around mirrors for better visibility
Under cabinets and counters for ambiance
Highlighting architectural features like polished chrome and stone surfaces
Accent lighting for countertops and fixtures

According to designers, this enhanced lighting design serves multiple purposes. These include improved user safety and risk reduction, enhanced usability and functionality of public restrooms, greater energy efficiency, and elevating the aesthetic appeal of the restroom, all with the user’s comfort and safety in mind.

Staying power

Earlier, we said that predicting trends can be tricky: either they materialize, take more time than expected to evolve, or never happen at all. The trends and predictions listed here are likely to emerge because they have already been evolving for the past few years.

So, the question for these 2025 predictions is not whether they will happen but whether they will have staying power. Will building owners and managers want facility restrooms to be a comfortable, relaxing refuge or to remain strictly functional? Time will tell.

Klaus Reichardt is CEO and founder of Waterless Co, Inc., a pioneer in advancing water efficiency. Reichardt founded the company in 1991 with the goal of establishing a new market segment in the plumbing fixture industry with water efficiency in mind. Reichardt is a frequent writer and presenter who discusses water conservation issues. He can be reached at [email protected].

Ontario devotes $228 million to modernize postsecondary facilities

Publicly assisted colleges and universities will be able to upgrade facilities and learning tools with a new $228-million investment from the provincial government.

Colleges and universities can use the funding for major building systems upgrades, heating and ventilating system upgrades, as well as mechanical and electrical system upgrades. The funds can also be used to buy educational tools, such as new computers and software for teaching purposes, specialized equipment, or machinery for use in labs, shops and classrooms.

This investment includes $196 million through the Facilities Renewal Program for the maintenance, repairs and renewal of existing facilities, $21.5 million through the College Equipment and Renewal Fund to help colleges buy and renew instructional equipment and learning resources, and $10.5 million through the Training Equipment and Renewal Fund to help universities upgrade and buy modern equipment and learning tools.

Postsecondary institutions are required to contribute matching funds to help deliver the high-quality education and training to meet the needs of employers.

“Colleges Ontario commends the Ontario government for this investment, which equips colleges with modern tools and facilities to provide students with hands-on, industry-standard training,” said Maureen Adamson interim president and CEO of Colleges Ontario. “This supports our mission to deliver the skills Ontario needs to succeed in a fast-changing global economy.”

Photo by Buro Millennial

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