Paint ingredients exhibit contrasting impacts

Recent complementary studies of paint ingredients reveal some of the contrasting health and environmental implications of acrylic and mineral binding agents. Separate research teams led by the Danish Technological Institute and the architectural firm, Henning Larsen, explored the chemical content and climate impact of the same 30 paint products commonly used on interior walls and wood/metal trim, and concluded that few could be characterized as benign.

Both studies were released in late August 2024. The team investigating chemical content identifies an array of concerning preservatives, perfluoroalkyl and polyfluoroalkyl substances (PFAS) and volatile organic compounds (VOCs), which are dispersed into indoor environments at differing intensities depending on the paint’s binding agent. The team investigating climate impact advises that mineral-based paints are generally preferable to those with plastic, but cautions that consumers are an uncontrolled variable since much depends on the number of coats they choose to apply.

Analysis of the paints’ chemical content involved researchers from the Danish Technological Institute, the Danish Consumer Council, Denmark’s Aalborg University and Henning Larsen, and focused on 30 products that are commonly available in the Danish market. These included both natural and industrially manufactured formulas and some products participating in certification or labelling schemes such Nordic Swan Ecolabel and Danish Indoor Climate Labelling.

Chemicals were measured within liquid and solid paint and from paint emissions. In addition to the binding agents, hazardous elements can lurk in other paint ingredients, including pigments, solvents and various additives such as surfactants, driers, plasticizers and preservatives. (Notably, lead is a preservative.)

More than half of the tested samples contained the preservative, benzothiazolinone (BIT), with the highest detected concentration at 360 milligrams per kilogram (mg/kg). Half the samples contained methylisothiazolinone (MIT) at levels of less than 5 mg/kg and more than one third (11) contained low concentrations of formaldehyde.

Two-thirds of the samples contained ammonia, which exceeded 400 micrograms per cubic metre in eight cases. As well, researchers found heavy metals such as lead, chromium and zinc in some samples.

Three tests for emissions detected 139 different chemical compounds in the air of newly painted rooms. Acrylic paints contributed the greatest quantity and highest concentration of those contaminants — which the research report partly attributes to their disproportionate share (73 per cent) of the sample size — but for a shorter duration.

“VOC levels generally peaked on painting days, especially for acrylic paints, and generally declined to near-background levels within three days,” it states. “In contrast, paint containing linseed oil exhibited a slower reduction, taking 14 to 30 days to reach background levels.”

Researchers from Henning Larsen calculated the climate impact of the 30 paints based on their ingredients, the formulation density, surface coverage achievable from a specified quantity and the manufacturer’s recommended number of coatings. This was cross-tabulated with data from the German government’s ÖKOBAUDAT environmental evaluation platform for construction products to derive a metric for kilograms of carbon dioxide equivalent per square metre (kgCO₂e/m²) of finished painted surface.

On average, CO₂e output from mineral-based paints is found to be about 44 per cent lower than emissions from acrylic paints. This is attributed to the binding agents and to performance aspects of the formulations since fewer coatings are typically required with mineral-based paints, which use lime, clay or silicate as the binding agent.

“The amount used has a significant influence on the degree to which the paint impacts the climate,” the report states. “The number of treatment layers applied is influenced by both the substrate and the consumer’s satisfaction.”

Both studies decry the general lack of product-specific information available in the marketplace and/or inconsistent data that makes the environmental product declarations (EPDs) that do exist difficult to compare. When it comes to monitoring for chemical content, researchers stress that specifiers, purchasers and contractors should have the ability to easily determine product profiles and the risks associated with different types of paint, and be aware of additional conditions that can heighten or lower those risks.

“It is crucial to emphasize increased ventilation during and after painting to minimize exposure,” the chemical content study states. “Environmental implications include the risk of soil and water contamination from improper disposal of paints containing harmful metals. This underscores the need for sustainable paint manufacturing and proper disposal practices within the paint industry.”

Meanwhile, researchers exploring paint’s climate impact muse on more abstract concepts.

“In certain applications interior paint fulfills a functionality and in many other applications paint fulfills a purely aesthetic need,” they submit. “A desire for a full-covering, homogeneously painted wall has greater environmental consequences. Perhaps our aesthetic understanding of what constitutes a beautiful wall is outdated?”

How can property managers practice winter preparedness?

Winter brings a unique set of challenges for property managers as they work to keep their buildings performing their best by maintaining the building condition and ensuring safety for residents and tenants. Property managers with a proactive approach can decrease maintenance and repair costs, better allocate labour, and provide a better experience for their tenants. “Knowing that winter poses certain risks to roofs, pipes, HVAC, and more, means that informed property managers can take the necessary steps to mitigate the effects that winter can have on their properties,” says Curtis Azevedo, Director of Operations – Prairies at First Onsite.

Preventing winter-related property damage starts with knowing what parts of your building are most at risk, so you can avoid interruption to your business, maintain building operations, and keep occupants safe. There are several steps that property managers can take for a practical approach to prevention this fall and winter.

Your pipes: Pipes and meters can freeze when temperatures drop, so insulate these areas to keep them warm and safe throughout the winter months. As well, check for corrosion or any signs of deterioration that may need to be addressed. Turn off outside water sources, remove hoses, and drain the pipes to avoid freezing and damage when temperatures drop.

Your roof: During winter’s freeze-thaw cycle, rain, snow, and ice can accumulate on your roof, causing leaks or damage. Clean your roof drains and gutters, removing debris before the snow falls to ensure efficient performance through the winter. Also, ensure that downspouts are clear and directed away from your building and walkways to avoid snow and ice accumulating at the base of your building or where they may present a slip-and-fall risk.

Your doors and windows: Lower your heating costs and keep your building dry and warm by making sure your building envelope is air- and water-tight. Check door, vent, and window seals for drafts or air leakage and re-seal any spots necessary with caulking, insulation, and weather-stripping once you locate areas of concern.

Your equipment: Generators, boilers, and HVAC systems can present an opportunity for cost savings and better building performance through the winter. Schedule a fall inspection for this equipment to conduct any required repairs and complete any necessary upgrades before winter arrives.

Being proactive this fall gives property managers the knowledge and peace of mind that their building is prepared for winter’s greatest challenges.

Don’t leave yourself unprotected! Develop an emergency plan to avoid unexpected, costly surprises. First Onsite can help you plan ahead with an assessment before winter and their Priority Response Emergency Plan (PREP) means you have a team of professionals on hand when you need them most. Contact [email protected] for more information.

Building a sustainable future for Canada

Canada has set a bold goal of reaching net zero emissions by 2050, yet many are questioning whether we’re on track to meet these goals—especially within the engineering sectors. This is especially the case in British Columbia and Ontario, where developers grapple with the dual challenges of reducing emissions and meeting the demand for resilient infrastructure and affordable housing.

Competing Priorities in Construction

In B.C., the CleanBC plan outlines a clear path towards making new buildings net-zero energy-ready by 2030. This means the built environment constructed after 2030 will be efficient enough to meet most or all of its energy needs by renewable on-site energy generation if needed. However, these goals can sometimes clash with the urgent need for better infrastructure and affordable housing, especially if net-zero buildings are perceived as having higher upfront costs.

While energy-efficient buildings can be built at the same cost as traditional methods, developers face challenges that hinder cost-effective net-zero-ready construction. Achieving net-zero goals requires navigating various regulations and frameworks that are often misaligned, complicating the process. These challenges include municipal development requirements that increase costs, decrease operational efficiency, and raise embodied carbon levels. Additionally, customer preferences for certain styles and aesthetics may conflict with sustainable design principles.

Achieving Canada’s 2050 goal is complicated by the fact that most existing buildings do not meet modern performance standards. To tackle this challenge, deep energy retrofits must become commonplace, reducing the greenhouse gas emissions of existing buildings by 80 per cent. These retrofits must achieve high-performance goals while often maintaining current building operations. This requires collaboration between owners, engineers, architects, and contractors to create innovative retrofit programs that include various system upgrades.

To achieve the goal Canada needs to retrofit roughly 1 to 3 per cent of our existing building stock each year to net zero while we are currently on track to do much less than 1 per cent. Should this scenario continue by 2050 we will have many new buildings that are net-zero while the larger majority of existing buildings remain poor energy performers.

Building for Resilience and Lower Carbon

Climate change isn’t waiting for government bureaucracy to catch up. In recent years, Canada has been hit hard by climate-related disasters, from heat domes and forest fires to floods and hurricanes. This has heightened awareness of the need for resilient infrastructure that will let our buildings withstand catastrophic events.

The building envelope is crucial for resilience, with the team at RJC Engineers finding that well-designed pressure-equalized rain screens and exterior insulation meet most resiliency needs. Attention to tie-in details at windows, doors, and roofs further enhances resilience to climate change. Additionally, a building’s carbon footprint is largely influenced by its structure. Structural engineers can create efficient, durable designs through careful planning and material selection, leading to Life Cycle Assessment (LCA) reporting requirements in some municipalities, as emphasized by initiatives like SE 2050.

However, achieving resilience shouldn’t come at the cost of accessibility and affordability. Current building practices release approximately 90 million tonnes of greenhouse gases annually, and if we stick with business-as-usual, the 5.8 million new homes required by 2030 will add 18 million more tonnes to our carbon footprint.

The Path Forward

The solution lies in reimagining how, where, and what we build. We encourage concepts such as increased density along transit corridors, mid-rise housing using off-site fabrication, and reduce zoning requirements and development charges to drive our industry forward.

For example, regulations could be modified to prioritize buildings designed for large-scale production and manufacturing, reducing environmental impact. In contrast, single-family homes are less efficient than multi-unit development in already developed areas. Due to the efficiency of multi-family units and condominiums, it may be possible to reduce their regulatory burden to help balance ecological and economic needs.

Another idea for consideration is off-site prefabricated construction and net-zero products, which are cost-competitive with traditional methods. Prefabricated products can be constructed efficiently by skilled workers already familiar with the process, eliminating the challenges of a learning curve.

B.C.’s Zero Carbon Step Code, effective May 2023, clears a path for progress by requiring a 20 per cent improvement in energy efficiency for most new builds. However, it adds complexity and time to the already intricate regulatory landscape for developers and project stakeholders. It also highlights inconsistencies in code adoption across Metro Vancouver municipalities. This variability can impede project advancement and requires developers to select partners who understand the unique requirements of each municipality.

A Call to Action

For Canada to genuinely be on track to meet its net zero goals by 2050, it requires coordinated action among all stakeholders—governments, developers, industry, and community leaders alike. This means crafting policies that harmonize the twin goals of environmental resilience and housing affordability and empower developers to innovate rather than stifle them under layers of regulation or prescriptive paths.

The notion that “the greenest building is the one already built” underscores the significance of our existing buildings. As a result, deep energy retrofits should become standard practice to enhance their sustainability. Building owners should receive incentives, like a “carbon tax credit,” for upgrading rather than demolishing buildings. An example of effective policy is New York’s Local Law 97. Recognizing the environmental value of “saved” carbon from upgraded buildings could incentivize responsible ownership.

This is a call to the real estate industry, business owners, and government officials in Canada to come together, share knowledge, and create a collaborative, unified strategy. Our shared future depends on it. Let’s ensure that when 2050 rolls around, we can look back and say, “We met the challenge, together.”

Terry Bergen, managing principal, leads RJC Engineers‘ Building Science and Restoration team on Vancouver Island. Duncan Rowe is RJC principal and the sustainable design specialist for building restoration in Ontario.

BCCA EBT celebrates 55 years with donations

In celebration of its 55th anniversary, the British Columbia Construction Association Employee Benefit Trust (BCCA EBT) announced charitable donations of $5,500 to each of three vital organizations that represent and support causes that align closely with the top health claims received from its members: the BC Mental Health Foundation, the BC Diabetes Foundation, and the BC Cancer Foundation.

For more than five decades, the BCCA EBT has supported the health outcomes of its members, which now include more than 9,000 employees at 500 businesses. At the heart of its mission is a commitment to people, which includes its members, their families, and their communities. Through initiatives like these donations and its range of health benefits, BCCA EBT is dedicated to making a difference in the lives of its members.

“Our unwavering commitment to providing comprehensive and flexible benefits has been vital in ensuring our members and their families receive the support they need in the communities they work and live in,” said Arthur Chung, CEO of BCCA EBT. “As we celebrate this anniversary, we reaffirm our mission to continuously improve our offerings and support the evolving needs of our members. Together, we look forward to fostering a healthier and more secure future for everyone, remembering that we are all about people and families, not shareholders.”

Originally serving construction employees, the BCCA EBT has grown to support members in diverse fields, from architecture to manufacturing, reflecting the diversity of B.C.’s communities. The trust remains committed to personalized care, data-driven solutions, and supporting the full spectrum of health needs.

The BCCA EBT has served the construction industry and beyond for 55 years, providing comprehensive, adaptable health benefit solutions to more than 9000 employees across 500 B.C. businesses. By emphasizing personalized care and fostering community well-being, the BCCA EBT remains a trusted health benefits partner for organizations of all sizes.

“As companies grow, the BCCA EBT plays a vital role in helping them recruit, retain and protect their workforce, thereby strengthening the entire industry. When businesses thrive, the BCCA EBT grows alongside them, reinforcing their commitment to ensuring that the construction workforce has access to essential resources and support during times of need. I’m proud to be part of an organization that prioritizes the health and well-being of the construction industry, and I congratulate the BCCA Employee Benefit Trust on 55 years of excellence,” said Chris Atchison, president, BCCA.

Cybersecurity in property management

As data breaches become more common, with malware and phishing scams happening at unprecedented rates, mitigating your organization’s risk while having an effective communication strategy in place, are measures every property manager should take seriously. Cyber breaches can result in financial losses, legal liabilities and reputational damage capable of crippling an otherwise successful organization. Sadly, these days, it’s not a matter of if, but when a data breach will occur.

Aside from working with an IT/Cybersecurity company to ensure measures are in place to limit risk and protect data, property managers should be cyber-ready with a cybersecurity communication plan developed in case of a data breach. Effective cybersecurity communication can be a powerful weapon to combat cybercrime, and it all starts with preparing for this unwanted incident.

3 steps for data breach readiness

To develop an effective data breach communication strategy, the first step is to prepare in advance by creating a crisis communication plan. This is a detailed document outlining the steps and responsibilities of the crisis communications team that must be adhered to during a cyber attack. The second step is to maintain consistent, timely communication during and after the attack. The third step is to maintain full transparency throughout the crisis.

Key communication points

Following any data breach, your tenants and suppliers will want to know the following three things:

Was my data stolen?
What is my potential risk?
Do I need to take action with any regulatory bodies, financial institutions and credit check agencies?

Every cyber crisis communication plan should provide accurate and timely information for addressing these questions. The plan should be communicated to all affected stakeholders by a crisis management team. Every person in the communication chain must report their findings to senior leadership so that all aspects of the breach can be considered and responded to appropriately. It’s also imperative to work closely with your company’s legal counsel to ensure a full understanding of your responsibilities with regards to regulatory bodies, government and insurance agencies.

Remember, time is of the essence. It’s best to inform all affected parties as soon as possible to ensure you maintain your position as the primary source of information. This helps prevent any misinformation from spreading from outside sources while reinforcing that you have everyone’s best interests at heart and are doing everything you can.

Questions to ask your crisis communications team

In order to communicate to tenants and suppliers which data was compromised and when the incident occurred, you’ll need to gather the following information:

What happened?
When did it happen?
What are the known facts?
What is the scope of the incident?
How can we help tenants and suppliers?

Remember that in the heat of the moment, it’s important for you to deal only in the facts and not wade into speculation about what may have led to the event and who is to blame. Transparency is key in any data breach. Impacted organizations should provide accurate and proactive information that is confirmed and approved by their legal counsel.

In today’s fast-paced digital world, it is likely that every organization will fall victim to a cyber attack at some point, even with risk mitigation strategies and best practices in place. Having a carefully crafted data breach communication plan that focuses on clear, concise and timely communication in the event of an incident is a critical measure that will go a long way to maintaining the trust of all your stakeholders and the public.

Nicole Harris is the founder and CEO of Solv Communications, a PR and Reputation Management agency specializing in property management, real estate, and property development reputation management.

A fresh take on IAQ

Indoor air quality (IAQ) is re-emerging as a pressing issue in Canada, driven by environmental factors like wildfires, the resurgence of certain bacteria, and the ongoing risk of cold and flu seasons. These concerns are prompting commercial building managers to rethink their approach to healthy indoor environments.

Organizations like ASHRAE (American Society of Heating, Refrigerating, and Air Conditioning Engineers) are establishing new standards in the U.S. that could soon redefine how Canadians manage indoor spaces. Now is the time for Canadian building owners and facility managers to stay informed and adapt to these evolving guidelines for the safety and well-being of building occupants.

Keeping it clean

While the COVID-19 pandemic initially brought attention to indoor air quality, many commercial spaces have since reverted to pre-pandemic practices, potentially overlooking ongoing risks posed by airborne pathogens. Maintaining safe indoor environments requires consistent and continuous effort and adaptation, especially as new health threats emerge.

Recent outbreaks of Legionnaires’ disease have highlighted the risks associated with poor IAQ. Legionella bacteria, which can spread through inadequately maintained air systems, pose serious health threats, including respiratory illnesses. The concern doesn’t end with Legionella; the re-emergence of other airborne health threats, such as monkeypox, further emphasizes the need for vigilance when managing IAQ.

In addition to health crises, environmental factors like the wildfires in Western Canada have raised further concerns. Smoke and pollutants from these fires have a direct impact on the air we breathe indoors, making IAQ an even more critical issue for commercial buildings in affected areas.

Wildfire smoke can affect areas far removed from the source. A 2021 study found that wildfire smoke contributes to over 33,000 deaths annually across 43 countries, often impacting cities hundreds of kilometres away from the fires. Pollution monitoring stations show that wildfire smoke has significantly influenced levels of fine particulate matter in the U.S. and has reversed approximately 25 per cent of the air quality improvements achieved between 2000 and 2016.

Evolving standards

One of the most significant developments in IAQ is the introduction of ASHRAE Standard 241. This new standard offers a framework for reducing the transmission of airborne diseases and provides a systematic approach to implementing effective strategies to protect occupants.

Key aspects of ASHRAE 241 include:

Infection Risk Management Mode (IRMM): Activated during periods of elevated disease transmission, such as flu season or pandemics to ensure enhanced protective measures.
Equivalent clean airflow rate: Specifies the required flow of pathogen-free air, through a combination of outdoor air, advanced filtration, and air disinfection technologies.
Filtration and air cleaning technology: Emphasizes using the latest filtration methods and technologies to maintain IAQ and minimize health risks.

But why should this matter to Canadian businesses? As these standards gain traction in the U.S., they’re likely to influence existing cleaning regulations and practices in Canada.

“Indoor air quality is going to be one of the biggest trends from the next three to five years,” said Brant Insero, Chief Global Education Officer, ISSA. “There are going to be a lot of government regulations occurring around this. You’re going to see indoor air quality management evolve within CIMS (Cleaning Industry Management Standard), and also become required as part of the standard.”

Emerging technologies

The focus on IAQ has led to the development of new technologies aimed at improving air quality in commercial spaces. Innovations such as ionized hydroperoxide technology, already used by the U.S. military, show promise in neutralizing airborne pathogens. Early testing at Canadian universities suggests potential benefits, but widespread adoption will depend on regulatory approval and further study by Health Canada.

However, many Canadian businesses have already implemented existing air purification solutions, like advanced High-Efficiency Particulate Air (HEPA) filters to capture fine particles, including dust, pollen, and pathogens. Multi-stage air purification systems that combine HEPA filtration with technologies like activated carbon and UV-C light provide additional protection by targeting a wider range of contaminants, including harmful gases and viruses.

Breathing easier

With public health issues, environmental challenges, and technological advances converging, IAQ will remain a crucial concern for commercial owners and facility managers. By staying up to date about new guidelines, technologies, and best practices, we can create indoor spaces that protect and promote public health in the long term.

David L. Smith is the Cleaning, Hygiene & Sanitation Director at Bunzl Cleaning & Hygiene, Canada’s largest specialist distributor of cleaning and hygiene products and equipment. For more information or to book a comprehensive Facility Assessment please contact [email protected].

Emissions reduction plan hits early snags

Canada Infrastructure Bank looks like a keener, while federal departments delivering programs to Indigenous communities are lagging performance expectations for reducing greenhouse gas (GHG) emissions. A newly released audit of 20 select initiatives in the Canadian government’s 2030 Emissions Reduction Plan concludes that just nine of them are on track to meet the targets that were set in the circa 2022 document.

There are now about six remaining years to recover lost ground and accomplish some very ambitious objectives in line with Canada’s commitment to cut GHG emissions by 40 to 45 per cent below 2005 levels by 2030. The most recently available data, as of 2022, pegs the annual emissions output at about 7 per cent lower than that baseline — or roughly 708 megatonnes (MT) versus 761 MT in 2005.

“Implementation of measures in the 2030 Emissions Reduction Plan remains insufficient to meet Canada’s target,” the independent auditor’s report states. “The federal government must pick up the pace in implementing effective measures.”

This is the second annual report since the Auditor General of Canada was tasked with scrutinizing emissions reduction progress under the Canadian Net-Zero Emissions Accountability Act. The Auditor General’s office, in alliance with the Commissioner of the Environment and Sustainable Development, also regularly conducts audits on many of the government’s affiliated activities.

In total, six different federal departments or agencies deliver the 20 initiatives, with the largest share assigned to Natural Resources Canada (8) and Environment and Climate Change Canada (5). The audit report directly links three of these to reducing emissions from buildings, including a package of policies and incentives lumped under the Canada Green Buildings Strategy, model national building and energy codes and retrofit grants for homeowners.

Some of the other examined measures are also pertinent for commercial real estate, including: Canada Infrastructure Bank’s priority investment in green infrastructure, which encompasses funding for the Building Retrofits Initiative; incentives for zero-emission vehicles and charging infrastructure; and various programs to support renewable power and a smart electricity grid, which will be critical for enabling net-zero emissions from buildings.

Auditors primarily focused on actions and outcomes in the 12 months from August 2023 to July 2024 and applied nine different criteria to assess timeliness of implementation, environmental impact, cost-effectiveness, quality control, inter -jurisdictional workability and sensitivity to vulnerable groups and Indigenous peoples. From this, they derived ratings to indicate whether implementation of emissions-reducing measures is: on track; experiencing challenges that could hinder ability to attain the targeted reduction; or encountering significant obstacles.

The 20 initiatives are also categorized based on whether they are intended to facilitate reductions in excess of or less than 0.5 MT (500,000 tonnes) by 2030. Five of the eight measures projected to curb more than 0.5 MT of emissions are deemed to be on track, but just four of the 12 measures for lower-volume reductions receive that rating.

Inter-jurisdictional disconnect complicates program adoption and uptake

All three of the programs that Canada Infrastructure Bank (CIB) delivers are considered to be on track. This involves a total funding envelope of $25 billion intended to ultimately allocate $10 billion to finance green infrastructure investments, $10 billion to finance clean power investments and $5 billion to finance low-emission public transit fleets and infrastructure.

Even so, the auditors quibble with how CIB calculates its environmental impact — noting that it claims credit for the total emissions reduction or avoidance from the projects it finances even though it is only a partial contributor of the capital funding. As well, in some cases CIB and Natural Resources Canada provide funding for the same project and auditors found that both entities claimed the total expected reductions.

“This can lead to overestimating the measure’s contribution to emissions reductions,” the report states.

The auditors found that Canada’s ubiquitous federal-provincial disconnect creates obstacles for implementing both the Canada Green Buildings Strategy and building code requirements to address energy efficiency and carbon emissions. The slow pace of code development is also undermining the objective for model national codes to result in more than 0.5 MT of emissions avoidance by 2030 since updates that were originally foreseen for the 2022 edition have now been delayed until 2025.

Historically, there can be years of lag time between the publication of the model national code and provincial adoption of the document. The auditors acknowledge that “the federal government is supporting adoption through incentives and training materials”, but characterize this measure as experiencing challenges.

Similarly, the auditors note that provincial and municipal uptake are needed to effectively roll out many of the programs in the Canada Green Buildings Strategy. It is among the audited initiatives that are projected to garner less than 0.5 MT of emissions reduction or avoidance by 2030, but the auditors conclude it is currently experiencing challenges that could further diminish those expectations.

They are also critical of the delayed release of the overarching strategy document, which enunciates three main objectives to:

motivate retrofits of existing buildings;
ensure that new construction complies with low-carbon, high-performance criteria; and
nurture the skills, technologies and financing mechanisms to support the first two objectives.

The strategy was originally promised for 2023, but wasn’t released until July 2024. However, the majority of programs contained in the strategy were already in progress at that time.

Looking at potential clean power sources for the built environment, auditors found that the program for small modular nuclear reactors is behind schedule. Meanwhile, implementation of four proposed new regulations has been delayed. One of those — related to oil, gas and methane emissions — is considered still on track to achieve targeted emissions reductions by 2030. However, three others — related to clean electricity; methane emissions from landfills; and an oil and gas emissions cap — are categorized as experiencing challenges.

Recommendations for administrative improvements

The auditors recommend a government-wide consistent formula for calculating program cost-effectiveness, or “value for money”, which can parse out the cost per tonne of the resulting emissions reduction or avoidance. Thus far, delivery agents have applied this type of analysis for just eight of the 20 audited measures.

Although the report concedes that it would be challenging to pin down that metric for capacity-building programs that indirectly lead to emissions reductions, it maintains “a common way of assessing the benefits and value derived is important to understand the effectiveness and the cost to Canadians of a measure”.

The auditors also call on delivery agents to more closely monitor how programming flows through to specified user groups such as Indigenous peoples and economically vulnerable communities and demographics. Just six of 20 audited measures had tracked this data.

As well, program rollout for Indigenous peoples is behind schedule in five of the audited measures. In particular, the initiative to replace diesel-fired power generation in remote Indigenous communities is deemed to be encountering significant obstacles.

“The federal organizations told us that the COVID-19 pandemic, as well as the unique circumstances and the remoteness of communities, impacted the timely delivery of projects as planned,” the audit report states.

P.E.I. introduces largest capital budget in decades

P.E.I. released its largest capital budget in decades, with a key focus on urgent infrastructure needs. There are plans to build new schools, healthcare centres and affordable homes, and modernize roads and bridges.

The province says the budget is comparable to the transformative Comprehensive Development Plan of 1969, which significantly shaped the island’s economy and infrastructure and brought education reform.

Some highlights include $205.5 million to finish the new Mental Health Hospital and new Addictions Treatment Centre on the Mental Health Campus and $34 million to begin work on Kings County Memorial Hospital.

The province will also build two elementary schools over the next five years in Charlottetown (East Royalty and West Royalty) with $64.9 million and bring major renovations, expansions and repairs to many other educational facilities.

For affordable housing, P.E.I. has allocated $184.6 million for 482 new social housing units. Plans also entail adding supportive housing, repairing existing public housing units and upgrading and creating new housing for vulnerable children and youth.

To build and maintain roads, bridges and highways, create cell phone towers and invest in Investing in health technology, the province has allocated more than $300 million.

“This budget is about more than bricks and mortar,” said Minister of Finance Jill Burridge. “It’s about creating the conditions for sustainable growth and ensuring every Islander—no matter where they live—has access to the services, opportunities, and infrastructure they need to succeed.

“Just as the Comprehensive Development Plan transformed PEI in the late 1960s, today’s budget will leave a legacy of progress that future generations will benefit from.”

Practicing safe outdoor winter maintenance

As the days get shorter and the temperatures drop, performing outdoor maintenance tasks can become more dangerous for your team. From cleaning windows to completing outdoor repairs, and more, there are many risks that maintenance workers face through the winter while spending long hours outside in the cold. Keeping your outdoor maintenance workers safe and protected through the winter months is vital to your operations, your reputation, and your business.

Know the risks

Cold temperatures pose a real threat to employees with prolonged exposure and inadequate protection. In cold weather conditions, when temperatures fall below -7˚ Celsius, unexposed contact with cold surfaces presents a safety risk. As winter progresses and temperatures drop to below -17.5˚ Celsius, protective equipment (PPE) needs to be part of your health and safety practice. Although outside work poses the most common exposure to cold weather risks, don’t forget to include employees working in warehouses or open facility spaces where cold can also be a factor in performing certain duties.

As workers spend extended amounts of time exposed to the cold and wind, they are at risk for some health conditions like cold stress, windburn, frostnip, and frostbite. Understanding these risks and how to avoid them can help keep your staff safe and protected.

Cold stress: According to the Government of Canada, “cold stress” occurs when the body temperature is no longer maintained at 36-37˚ Celsius. Spending extended periods outside in these conditions can result in cold stress, which means that a worker’s external temperature drops as a result of exposure, eventually lowering their internal temperature, resulting in hypothermia or frostbite.

Windburn: Windburn is caused by exposure to wind chill often present on our cold winter days. It occurs when cold wind removes the top layer of oil from the skin causing symptoms similar to a sunburn, including excessive dryness, redness, soreness, and itchiness. Applying a protective skin care product to the affected areas as needed will help relieve the symptoms of windburn.

Frostnip: Mild frostbite, also called frostnip, makes your skin look yellowish or white but it is still soft to the touch. Your skin might turn red during the warming process, but normal colour returns once the area is warmed. Frostnip can be treated by moving to a warm room, wrapping up in blankets, or adding heat directly to the affected area. Do not rub, massage or shake the injured skin because that can cause more damage.

Frostbite: This condition occurs when the body is exposed to the cold for a long time and can cause restricted blood flow to the extremities like hands, feet, nose, and ears, causing permanent damage to body tissue if it is not treated with medical attention immediately.

Knowing the risks can help you avoid unnecessary exposure, as well as identifying and treating these conditions, should they occur.

Be prepared

Being unprepared or under-equipped means risking illness or injury when exposed to extreme winter weather. Taking the necessary steps to stay safe and protected while performing outdoor maintenance is crucial.

Create practices and protocols with the following tips in mind to prevent injury and keep staff safe this season:

Keep an eye on the weather. Follow the conditions and allow flexibility when planning upcoming work. Choose optimal, warmer days for large-scale outdoor projects without urgency.
Similarly, if workers are travelling to more than one location, having an adaptable schedule simplifies the process in extreme weather conditions. When multiple locations are involved, prepare for travel and transportation when planning for safety and prevention.
Workers should dress appropriately by wearing loose layers to encourage the body to trap heat and keep warm. Overdressing can be problematic, as it may cause the body to sweat, which cools and freezes as the day progresses.
If you are providing clothing for outdoor workers, fabrics like wool, polyester fleece, and polypropylene retain warmth, even after they get wet. Cotton and goose down stay warm if they stay dry, but as soon as they become moist, they lose the power to insulate, detracting from their protection.
Covering extremities with hats, gloves, and warm footwear, along with keeping hands and feet moving will help increase blood flow to help protect workers from frostbite. Mitts are not always practical for detailed outdoor work, but by layering gloves under the mitts, workers can take them on and off for small amounts of time, as required. As well, today’s technology means there are options like heated vests and gloves that can help workers stay warm for longer periods.
Hydrate throughout the day. Create a break schedule to warm up between work. Getting indoors or even out of the elements for a few minutes could lessen the risk of exposure and offer a chance to regulate body temperature.
Wherever possible, provide outdoor warming stations or place heaters in enclosed spaces to keep the air warm. Tents or tarps can offer shelter from snow and wind and may even help cut down on the time it takes to complete the job.
Ladders can become slippery when cold, so ensure that employees are wearing spiked footwear and that there is adequate grip. Be sure to avoid setting ladders up on snow or uneven ground and do not climb in heavy winds.
Once it starts to get dark earlier, visibility can become an issue as the light diminishes. Ensure delivery drivers stay visible with reflective clothing, start lengthy projects early in the day, and set up adequate lighting to help protect your team from accidents caused by poor visibility.
Avoid weather-related slips and falls for outdoor staff by keeping paths and walkways clear, shovelling frequently and piling snow out of the way. Also, ensure that downspouts are facing away from your building to avoid puddles freezing and thawing as temperatures fluctuate throughout the season.

Train your team

Educating your team on the risks of cold-weather work helps keep them safe and your business protected. For every job, assess the risks, set the expectations, create a plan, and train your team so everyone stays safe. Create standard winter protocols so staff know the expectations. Train all new and seasonal staff you employ, making sure to give a refresher to existing staff as you train new hires or as the seasons change.

Teach your teams to recognize symptoms of cold stress, windburn, frostnip, and frostbite, so that they can stay vigilant in helping to keep everyone safe. Setting up a buddy system with scheduled indoor breaks is a good way to have employees check on each other and look for any signs of concern. Catching symptoms early means they can be addressed quickly before turning into a severe illness or injury.

Enlist your team to help create protocols and encourage their feedback to keep your practices effective and up to date. Conducting the work means that they can provide valuable insight into best practices for spending extensive time outdoors. Expand and improve your plan based on employee input to ensure the needs of your outdoor workers are being met.

Stay safe

Taking a proactive approach to prevention means keeping staff safe when working outside during the winter months. Wearing proper attire, identifying symptoms, warming up, reporting an incident, and taking emergency measures should all be part of your fall maintenance checklist, so you’re ready when colder weather hits. Outdoor winter maintenance has its challenges, but prioritizing safety keeps workers protected and your business running.

Energy savings trail Canada’s 2030 targets

The Canadian government has fallen behind on its target to facilitate 600 petajoules of annual energy savings as it advances toward an interim target to reduce greenhouse gas (GHG) emissions by 40 to 45 per cent below 2005 levels by 2030. A newly released audit from the federal Commissioner of the Environment and Sustainable Development concludes that key departments tasked with delivering energy efficiency and emissions reduction programs are making progress, but the results can be difficult to express in tangible numbers.

The audit covers the period from June 1, 2020 to March 31, 2023, during which annual energy savings from implemented federal measures are pegged at 99.2 petajoules. As well, with approximately 82 per cent of the nationwide electricity supply coming from renewable or non-emitting sources, there is still significant distance to close on the 90 per cent target for 2030.

Commissioner Jerry DeMarco finds that Natural Resources Canada and Environment and Climate Change Canada often don’t have the full data to accurately calculate savings arising from their initiatives. In some cases, they are reliant on other levels of government to be the executing agents in order to realize projected savings. In other cases, they’re off-target because the initial expectations were overly ambitious and/or actual program uptake took a different course than had been foreseen.

Notably, plans to realize energy savings through updates to the National Energy Code and drive high-performance via Energy Star Portfolio Manager have slipped the farthest off-target. This was projected to reduce energy consumption by 132.6 petajoules annually by 2030, but had translated into just 8.7 petajoules annually as of 2023.

In this case, the Commissioner notes that the National Research Council is technically the originator of model national codes, but that energy savings and emission reductions can not be realized until provincial or municipal governments adopt and enforce them. Natural Resources Canada likewise supports investment and research in clean energy technologies, which the Commissioner calls “relevant and enabling for clean power generation” but not translatable into a megawatt metric.

Federally regulated products have thus far delivered the largest share of achieved savings, at 49 petajoules annually, but that remains far from the targeted 219.5 petajoules annually by 2030. Meanwhile, the Commissioner pointed to the revised projections for emissions reductions in homes — from 820 down to 487 kilotonnes — because program participants opted for costlier retrofits (heat pumps versus insulation upgrades) than was foreseen and a smaller number of homeowners than expected received a share of the available funding.

On the energy saving front, the audit reveals that 23.8 petajoules of annual energy savings have been garnered from homes, while the 2030 target is 132.6 petajoules. Federal efforts to increase energy efficiency in industrial facilities have thus yielded 17.7 petajoules in annual savings versus a 2030 target of 117 petajoules.

“Natural Resources Canada acknowledged to us the slow progress towards energy efficiency and that the 600 petajoules of annual energy savings envisioned by 2030 is unlikely to be met unless more aggressive action is undertaken,” the Commissioner reports.

CCA applauds amendments to AB prompt payment

The Calgary Construction Association (CCA) is optimistic about the recently proposed amendments to Alberta’s Prompt Payment and Construction Lien Act (PPCLA) and Public Works Act (PWA), introduced through Bill 30, the Service Alberta Statutes Amendment Act, 2024. These changes represent a promising step toward strengthening fairness and efficiency in Alberta’s construction sector.

The amendments introduce clearer definitions for payment deadlines and adjudication processes, fostering a smoother payment cycle across all project levels. Specifically, the revisions to the PPCLA and PWA will enable prompt payment from contractors to subcontractors and suppliers, enhancing cash flow and stability throughout the industry. The CCA is pleased to see the addition of “proper invoice” guidelines for public works projects, which sets a consistent and timely payment schedule, allowing contractors to focus on delivering high-quality work rather than navigating lengthy payment disputes.

For the first time, the province itself will adopt prompt payment standards, a significant advancement that the CCA has long advocated for. By committing to timely payments on public projects, Alberta is setting an example and fostering a more equitable construction landscape. This shift signals a dedication to providing consistent and reliable payments, ensuring that the public sector maintains the same accountability expected in the private sector.

“Reliable, timely payments are essential to maintaining a thriving construction industry,” says Bill Black, president and CEO of the Calgary Construction Association. “These amendments signify Alberta’s commitment to supporting our construction workforce and ensuring they can focus on building the infrastructure that our province relies on.”

The EPA updates ventilation guidance to prevent the spread of respiratory viruses

Respiratory viruses can spread more easily indoors than outdoors since the viral concentration can build up indoors and people are closer to each other. Each year, respiratory viruses are responsible for millions of illnesses and thousands of hospitalizations and deaths. In addition to the virus that causes COVID-19, there are many other types of airborne viruses, including influenza (flu) and respiratory syncytial virus (RSV), that can spread more easily indoors than outdoors.

Ventilation and filtration are important components of a multilayered approach for reducing the spread of viruses indoors. Increasing the amount of outdoor air coming indoors is one of the most important ways to reduce the likelihood that viruses are spread. When it is challenging to enhance the ventilation of a space, consider cleaning or treating the air to reduce virus particles – through filters in your heating, ventilation and air conditioning system or using portable air cleaning devices. On their own, these individual IAQ strategies are not likely to be sufficient for preventing the spread of respiratory viruses indoors, making it essential to implement each of them in conjunction with other core preventive actions for respiratory viruses recommended by the Centers for Disease Control and Prevention.

The U.S. Environmental Protection Agency has released updated guidance on indoor air quality strategies for preventing the spread of common respiratory viruses in homes, schools, offices, and commercial buildings. EPA’s updated guidance reflects the latest science on indoor air quality strategies and recent ventilation recommendations from the Centers for Disease Control and Prevention.

“This updated guidance will be a valuable tool in protecting against the spread of common airborne respiratory viruses indoors, where we spend about 90 per cent of our time,” said Joseph Goffman, Assistant Administrator for EPA’s Office of Air and Radiation. “In addition to immunizations, handwashing, and other key preventive measures, taking action to promote healthier indoor air helps to prevent the spread of respiratory viruses indoors.”

The updated guidance outlines how to implement ventilation strategies, such as opening doors and windows, as part of a multi-layered approach to prevent the spread of viruses indoors. The approach includes filtration improvements, such as upgrading the filter in a heating, ventilation, and air conditioning system; using a portable air cleaner; running fans to circulate air indoors; and operating exhaust, window, and attic fans to further reduce the amount of virus particles in the air. This multi-layered approach also addresses the use of air treatment technologies, administrative controls, and cleaning and disinfection practices. The updated guidance also outlines specific strategies and considerations for public indoor spaces, such as schools, offices, and commercial buildings.

View the EPA’s updated guidance to learn more.

Five reasons to review employment contracts

Drafting an employment agreement, and specifically a termination provision, is not a straight-forward task. It is common to see termination provisions like this:

“The Corporation may terminate your employment at any time without cause, upon providing you with notice or pay in lieu of notice as per the Ontario Employment Standards Act, 2000. If there is just cause for dismissal, the Corporation may terminate your employment at any time for cause, without any obligation to you on account of notice or pay in lieu of notice or severance pay.”

Anyone thinking this condominium corporation is protected from wrongful dismissal claims would be wrong. Not only do courts in Ontario hold employers to strict standards when it comes to termination clauses in employment agreements, this standard can be akin to a moving target.

Since courts are always receptive to new and creative arguments that invalidate termination clauses, a provision that may have been sufficient years ago is now likely vulnerable to challenge.

The plain wording of a termination provision must accomplish two tasks: it must clearly and unambiguously state what a terminated employee will receive upon the termination of their employment, and it must not, in any way shape or form, provide less than what the employee is entitled to receive under employment standards legislation.

If a termination provision excludes any minimum statutory entitlement (inadvertently or otherwise), or doesn’t pass muster based on current case law, an employee becomes entitled to common law reasonable notice, which is significantly more generous than the legislated minimums. Case in point, while statutory termination notice and pay in lieu is counted in weeks, common law notice is contemplated in months.

With that foundation, here are the top five reasons why a condominium corporation’s employment contracts need to be reviewed regularly:

What worked yesterday may not work today

Employment law is ever-changing. A termination clause deemed compliant by a judge five years ago may now be unenforceable due to new and prevailing precedents. With judges deciding cases regularly and the government periodically revising the legislation, drafting an enforceable termination provision can never be thought of as a one-and-done exercise. All too often we are forced to break the news to a board and/or property manager that the termination clause drafted in 1999 for the superintendent they wish to terminate is invalid, and as a result, a dismissal that could have cost eight weeks of pay is now going to cost 18 months of pay or more.

Hidden landmines

When put in front of a judge, an employee’s entire contract comes under intense scrutiny. The employment contract may include termination-related clauses in other provisions, and if there is a deficiency in any provision that relates to termination, that single deficiency, regardless of its location, can bring all termination-related clauses crashing down. For example, an Ontario court recently invalidated an otherwise enforceable termination provision because part of the agreement dealing with confidential information purported to allow the employer to terminate in a manner offside with employment standards legislation.

What you “meant” to say doesn’t matter

Many employers mistakenly believe that their intention to comply with employment standards legislation is sufficient. Unfortunately, intention is not enough. A court will look exclusively at the contract’s wording. If the wording doesn’t comply with legislation, the termination provision is toast. Even an employer’s post-termination conduct (taking all the correct steps and providing all minimum entitlements) cannot rectify a deficient termination provision.

Ambiguity gives employees the nod

To top it all off, a court can also invalidate a termination provision simply because the language could be interpreted in more than one way. With the court’s inclination to side with non-unionized employees, a judge will interpret an ambiguous termination provision in the employee’s favour, rendering it unenforceable and awarding a much more generous common law termination notice in its place.

Limiting liability

Having an enforceable termination provision in an employee’s contract is the single most important thing a condominium corporation and/or property manager can do to limit liability for employee severance claims, otherwise known as “wrongful dismissal”.

Recently, a condo corporation was terminating a 64-year-old, part-time superintendent. The corporation employed the superintendent for approximately 30 years. If the corporation had used an employment agreement with a termination provision updated for today’s standards, the corporation’s liabilities would have been limited to eight weeks of pay and benefits, plus payment of accrued vacation pay. However, because the termination clause was decades-old and thus completely unenforceable, it ultimately cost the corporation 21 months of pay, plus the cost of benefit continuation and bonuses over that period.

It is crucial to regularly review and update employment contracts. Outdated employment contracts expose condo corporations to financial and legal risks they could otherwise avoid. By taking a proactive approach to regularly review and update employment agreements, ideally in conjunction with annual salary adjustments, boards and/or property managers can protect the corporation by ensuring compliance and limiting liability.

Ryan Edmonds and Alexis Radojcic are condo lawyers at Lash Condo Law LLP.

Construction starting on Stanley Park water tunnel

Metro Vancouver will begin construction this month on the Stanley Park Water Supply Tunnel, a major project that will replace an aging piece of infrastructure and help maintain the regional district’s ability to reliably provide high-quality drinking water.

“The new Stanley Park Water Supply Tunnel will replace a water main that was built in the 1930s and is nearing the end of its service life, so it’s extremely important that we make this upgrade,” said Mike Hurley, chair of Metro Vancouver’s board of directors. “This work is also part of Metro Vancouver’s push to ensure our drinking water infrastructure can better withstand strong earthquakes and accommodate future population growth.”

A new 1.4-kilometre-long water supply tunnel will be constructed deep under Stanley Park to replace a water main that was built in the 1930s. Two new valve chambers will control the flow of water through mains in the area.

To excavate the tunnel, install the water main, and build the valve chambers, three vertical shafts will be constructed in Stanley Park — one near Burrard Inlet, one in the middle of the park in a service yard, and one at Chilco Street.

The shaft locations, along with the tunnel alignment and construction process, were carefully selected based on rigorous geotechnical, environmental, archaeological, technological, and traffic studies. Construction areas at all three shaft sites will be restored to equal or better condition.

The first six months of construction will see the three main sites fenced and cleared, and site offices will be built. At the centre shaft site, an abandoned building will be demolished and the yard entrance moved. At the Chilco shaft site, temporary pedestrian and cyclist paths will be installed to ensure park users can continue to use the area during construction, and a new accessible ramp will provide uninterrupted access to the community garden.

“The Stanley Park Water Supply Tunnel is critical to our drinking water system. We appreciate the public’s patience and understanding as construction gets underway,” said Malcolm Brodie, chair of Metro Vancouver’s water committee. “We are taking great care to reduce the impacts that this work will have on neighbours and park visitors.”

B.C. condo welcomes world’s largest EV-charging parkade

Developer Concord Pacific unveiled the world’s largest residential EV-parking facility at its four-tower Hillside project in the Concord Brentwood community in Burnaby, B.C. The parkade is capable of quick charging nearly 2,000 vehicles at once.

Set underground, all 1,974 parking spaces have 24/7 access to EV charging, powered by an electrical infrastructure system that has the capacity to supply all power access points at the same time, if needed.

“This milestone is in keeping with our longstanding commitment to sustainable future communities,” says President and CEO, Terry Hui. “We have a portfolio of wind, solar, and hydro projects that has grown significantly over the past 15 years and has now expanded to five Canadian provinces. Creating infrastructure like this helps close the loop on sustainable transportation options.”

The parking spaces are distributed in two separate zones, each with two entrance and exit points for efficient vehicle access and egress to and from the parkade. Each plug-in at Hillside West and East is individually monitored and residences are only billed for the charging power they consume.

Celebrating the EV parkade unveiling with Burnaby’s mayor.

Grace Quan, a resident and president of the Hillside East Strata Council, said the feature was a central in her decision to buy at Concord Brentwood. “As someone who works in the green energy field, I felt Concord Pacific’s decision to make our parkade 100 per cent accessible to EV charging was a bold move that proves it can be done. Knowing this development supports EV owners, I had no hesitation in buying here as the value of the EV charging will carry well into the future.”

The Hillside development is also less than half-a-kilometre to the Brentwood SkyTrain station and future phases of the community will complete a bicycle network that will connect Burnaby and Vancouver.

“This new EV parkade aligns with what we’re aiming for in Burnaby,” Burnaby Mayor Mike Hurley said last week. “Achieving carbon neutrality is a community-wide effort that includes residents and businesses in Burnaby, and it’s great to see Concord moving forward with this development. Making it easier for folks to drive electric vehicles, ride their bike or take transit will help us cut down on carbon emissions and achieve our climate goals faster.”

Feature photo of Hillside development at Concord Brentwood.

Homelok by Salto

As the crowded real estate sector continues to grow and evolve, property managers are competing for tenants looking for top-quality spaces. To attract and retain tenants, many managers are offering concessions and incentives to help offset rising costs and remain an attractive option.

However, there is another strategy many property managers are turning to – providing added value for prospective tenants and differentiating themselves from other properties with tech-enabled amenities and smart-living innovations. Salto’s new Homelok smart access solution is one such example, an all-in-one platform that delivers keyless access and advanced security features combined with the convenience and simplicity of modern smart living.

What is Homelok?

Homelok offers flexible, convenient smart access solutions for multi-unit residential properties, connecting smart door hardware to a cloud-based access control interface to manage any access point, in all types of buildings.

Designed to work in a variety of settings, from large, multi-building complexes to smaller properties, and ranging from brand-new developments to older buildings, Homelok can be customized to meet the specific needs of any property.

This system offers property managers and tenants key features to improve the user experience including:

Cloud-based control: Managers can oversee building access remotely from any device, giving them the ability to issue or revoke digital keys, monitor security, and manage multiple properties all from one system.

Digital keys: Residents can use their smartphones or smartwatches to unlock doors, eliminating the need for traditional keys. Homelok integrates with Apple Wallet, JustIN Mobile, and third-party apps allowing residents to easily open doors with a tap of their phone.

Smart living integration: The system’s flexibility and limitless integration make it the ultimate all-in-one smart access experience for residents and property managers.

The resident experience

Homelok provides a modern, convenient, keyless way to live, with a simple, streamlined experience. Beyond being able to unlock doors with a smart device, the system also easily grants remote access for guests, repairs, deliveries, and more, allowing residents to manage their home’s access without having to be physically present.

“It’s all about making life easier for residents,” explains Preston Grutzmacher, Residential Business Leader, Salto North America. “Keyless living is convenient, fast, and secure. It’s the kind of modern technology that people are looking for in their homes.”

Multifamily property management

Managing multifamily units can be a complex, time-consuming task, but Homelok can help simplify the day-to-day operations with just a few clicks. The system’s remote building access management allows managers to quickly grant temporary access to contractors, maintenance workers, or delivery personnel without needing to be on-site.

“Being able to control access remotely is a huge advantage for property managers,” Grutzmacher says. “It saves time, reduces security risks, and makes the entire process much more efficient.”

Homelok combines cloud-based technology with wireless, battery-powered hardware to create a system that is easy to install and maintain. These locks don’t require hard wiring, making them a great option for retrofits or older buildings where running new wiring is expensive or impractical. The wireless system is easy to maintain, with battery-powered locks last for years and are simple to replace, meaning fewer disruptions for residents and less maintenance work for facilities teams.

“Homelok simplifies operations for property managers,” says Grutzmacher. “It reduces the time and effort needed to manage keys and access points. That means less hassle for managers and a more secure, efficient property overall.”

Staying competitive

By streamlining operations and providing a superior living experience, Homelok helps multifamily property owners attract and retain tenants. Properties that offer smart, secure, and keyless access are more appealing to today’s renters, leading to faster lease-ups, higher occupancy rates, and lower turnover.

“Homelok allows property owners to offer modern conveniences that today’s residents expect,” Grutzmacher notes. “It makes properties more competitive in the market, which is a win for owners and managers.”

Safety and security

Homelok helps provide protection and peace of mind with features like real-time monitoring and security alerts to keep the property secure. The system tracks everyone who comes and goes, allowing managers to respond quickly to any potential security issues. This level of visibility and control greatly enhances the security of the building, limiting access to authorized individuals.

Similarly, the system’s advanced encryption protects residents’ digital keys, ensuring that only authorized individuals can access their homes – and because access can be monitored in real-time, residents can always see who has entered their homes and when.

“With Homelok, residents get a secure, keyless experience that gives them full control over their home’s access,” Grutzmacher explains. “It’s a modern solution that meets today’s security needs.”

The future of property management technology

Homelok future-proofs multifamily properties with flexible technology. The platform leverages Salto’s SVN (Salto Virtual Network) technology, which allows the system to work both online and offline, ensuring reliable access even in the event of network outages.

As new access control technologies emerge, the system can be easily updated to support them, ensuring that properties equipped with this system stay ahead of the curve, making it a smart investment for property owners looking to offer cutting-edge amenities.

Beyond providing keyless access, Homelok plays a critical role in the broader smart living ecosystem, delivering on resident expectations for homes that integrate seamlessly with their smart devices. The platform connects with other smart home technologies, allowing residents to control not just their doors, but also their lights, thermostats, and more, all in one place.

“Smart living is the future, and Homelok is at the heart of that experience,” Grutzmacher says. “It’s not just about locks, it’s about creating connected, convenient living environments that work with the technology residents already use.”

Alberta unveils bill for condo dispute tribunal

The province of Alberta tabled legislation that would establish a dispute resolution tribunal for condominiums. The law would make it easier for owners and corporations to resolve common disputes outside the court system.

The Service Alberta Statutes Amendment Act, 2024, proposes changes to the Condominium Property Act, the Prompt Payment and Construction Lien Act (PPCLA), and the Public Works Act (PWA) that will make life easier for Albertans.

The bill would also establish that chargebacks to owners for damage they have caused will be treated as contributions (condominium fees), which will better protect the overall financial health and well-being of the condominium community.

Other amendments include the provision of a simple form of voting for simple matters, such as approving a meeting agenda. Additionally, the bill will establish the basis for technical requirements for newly built condominiums to protect consumers against structural or other defects in the construction of condominiums.

“These amendments will increase consumer protection and will improve the lives of condominium owners, boards and the industry,” said Hugh Willis, co-chair Government Advocacy, CCI North Alberta. “Our organization applauds the legislative protection for volunteer condominium board members acting in good faith, similar to protections offered to other volunteers in the non-profit community.

Other changes would result in all construction projects following the same set of prompt payment rules, which were established in legislation in 2021. Previously, Alberta’s government always prioritized prompt payment for government contracts, but the rules in the PPCLA only applied to private sector projects.

Changes to the PPCLA will come into force upon proclamation and clarify the adjudication process to ensure an efficient option for dispute resolution, address the act’s rigidity of including consulting professions like engineers and architects in the PPCLA; rather, allowing them to opt out of holdback requirements and lien rights on a project-by-project basis, and remove ambiguity around when a construction contract is complete.

Amendments to the PWA, which comes into effect in spring 2025, include extending a prompt payment and adjudication framework to Alberta government projects under the PWA. Changes would apply to public construction projects through legislation but exclude maintenance projects related to upkeep of capital assets and special scope contracts.

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