Canada announces cuts to immigration targets

The federal government announced it will significantly reduce the number of immigrants coming into Canada next year in an effort to ease pressure on housing, infrastructure and social services. According to the newly unveiled 2025–2027 Immigration Levels Plan, Canada’s population growth will be “put on pause for the short term to achieve well-managed, sustainable growth in the long term.”

The plan includes controlled targets for temporary residents and permanent residents that are expected to result in a marginal population decline of 0.2 per cent in 2025 and 2026 before returning to a population growth of 0.8 per cent in 2027. Specifically, Canada will see its temporary population decline by 445,901 in 2025, 445,662 in 2026, with a modest increase of 17,439 in 2027.

The government points out that these reductions are the result of a series of changes made over the past year, including a cap on international students and tightened eligibility requirements for temporary foreign workers.

“Today’s announcement is the next step in our plan to address the evolving immigration needs of our country,” said Marc Miller, Minister of Immigration, Refugees and Citizenship. “While it’s clear our economy needs newcomers, we see the pressures facing our country, and we must adapt our policies accordingly. These changes will make immigration work for our country so that everyone has access to the quality jobs, homes and supports they need to thrive. We have listened to Canadians, and we will continue to protect the integrity of our system and grow our population responsibly.”

Canada’s population has grown substantially in recent years, reaching 41 million in April 2024, with immigration accounting for almost 98 per cent of this growth. The government believes its plan to “right-size population growth” after the post-pandemic surge will support continued robust GDP growth and enable GDP per capita growth to accelerate throughout 2025 to 2027, while in turn, improving housing affordability and lowering the unemployment rate.

“Reducing the volume of immigrants will help to alleviate some pressure in the housing market, with the housing supply gap expected to decrease by approximately 670 000 units by the end of 2027,” it said.

New PBSA coming to Toronto’s Cabbagetown

Forum Asset Management has launched a new project at 307 Sherbourne Street in Toronto to address the critical demand for student housing and affordable accommodations in the area. The “ALMA @ Cabbagetown” celebrated its official ground-breaking in October, attended by Paul Calandra, Minister of Municipal Housing and Affairs, and other key housing stakeholders.

“Canada is experiencing an unprecedented shortfall in student housing that is affecting rental markets nationwide,” said Aly Damji, Managing Partner, Real Estate at Forum. “The approximately 16,700 student housing beds currently in development represent only 4% of this total shortfall. At Forum, we have demonstrated success in the development of high-quality PBSAs and we are committed to delivering housing solutions that address the shortage. ALMA @ Cabbagetown aims to meet student needs by providing functional, fully furnished, and efficiently sized housing in the heart of Toronto. We believe this project will serve as a model for innovative approaches to addressing rental housing attainability across the country.”

Currently, Canada’s 20 largest universities only offer 170,000 beds for over 1.5 million students, while estimates suggest just 7 per cent of those requiring housing will secure on-campus accommodations. This significant shortage in purpose-built student accommodations (PBSA) forces students into local rental markets, intensifying demand and driving up prices. ALMA @ Cabbagetown aims to address this gap in housing by bringing 192 units and 236 beds to Toronto’s busy downtown market.

Notably, the development will have the smallest average unit-size ever launched in Toronto, complemented by expensive, amenity-rich common areas, including a library, fitness studio, co-working spaces as well as a variety of outdoor terraces. Beyond addressing the shortage of student housing, ALMA @ Cabbagetown will also incorporate geothermal energy systems to significantly reduce the development’s carbon footprint and operating costs.

What’s in your cleaning products?

The cleaning industry plays a vital role in maintaining health and safety, ensuring that workplaces, public spaces, and homes are free from harmful pathogens and pollutants. Most people spend 90 per cent of their time in built environments. However, for facility managers who are responsible for cleaning and maintenance, and for frontline essential cleaning professionals, understanding the ingredients in cleaning products is critical – not only for the effectiveness of the cleaning products but also for the safety of the workers who use them.

ISSA, the worldwide cleaning industry association, emphasizes the importance of training in the cleaning industry, conducting in-person workshops for “essential cleaning professionals.” These workshops highlight the significant knowledge gaps among workers, particularly in their understanding of the chemicals they handle daily.

Cleaning is an investment in human health, the environment, and an improved bottom line. ISSA aims to bridge the knowing-doing gap (the disconnect between knowledge and action) by providing essential insights into the ingredients found in cleaning products and the potential risks associated with their use.

The importance of ingredient knowledge

ISSA research highlights the alarming fact that 90 per cent of participants could not recall a single ingredient in the cleaning products they used at work. This lack of awareness poses a significant risk to both workers and the environments they clean.

Cleaning products are categorized into general-purpose cleaners and specialty cleaners, such as kitchen, bathroom, glass, carpet, floor care, and furniture cleaners. Each of these products may contain a wide variety of chemical ingredients, each with its own specific purpose, such as surfactants, solvents, bleaches, enzymes, and more.

Understanding these ingredients is crucial because different chemicals may react differently when combined or when exposed to various conditions, such as heat or light. This awareness is not just about knowing what is in the product but also understanding how these chemicals interact and what safety precautions should be taken.

Common ingredients in cleaning products

Surfactants: These are critical in most cleaning products, helping the product to wet surfaces, emulsify greasy soils, and lift away dirt.

Solvents: These dissolve soils, making them easier to remove. However, some solvents can be hazardous, especially when inhaled, so proper ventilation and protective equipment are essential.

Builders: Builders adjust the pH of the cleaning product, optimizing cleaning performance and suspending soils.

Bleaches: These chemicals oxidize and remove soils, often lightening the colour of stains. Bleaches can be particularly hazardous if mixed with other chemicals, such as ammonia, leading to the production of toxic gases.

Enzymes: These accelerate chemical reactions, breaking down soils more effectively.

Chelants: These bind to positively charged metal ions like calcium and magnesium in water, to prevent them from interfering with the cleaning process. Without chelants, more surfactants would be needed, or users would have to use more cleaning products, increasing the cost and potential exposure to chemicals.

Biological additives: These break down organic soils into smaller particles, allowing them to be more easily emulsified by surfactants and removed.

Preservatives: To ensure that cleaning products remain effective for months after production, preservatives are added. These prevent the growth of bacteria or mould within the product itself, which could otherwise degrade its effectiveness.

Risks associated with chemical ingredients

While the ingredients in cleaning products are designed to be effective, they also come with potential risks. If used incorrectly they can be toxic, explosive, flammable, self-reactive, oxidizing, or corrosive. Exposure to certain chemicals can cause health issues ranging from minor irritations to serious conditions like asthma or cancer. challenge

Inhalation of volatile organic compounds (VOCs) from cleaning products can worsen indoor air quality, leading to respiratory issues. The way a product is applied can also influence exposure levels. For example, aerosol sprays disperse chemicals in fine droplets, which are more likely to be inhaled, whereas pump dispensers emit larger droplets that are less likely to be inhaled but may cause skin contact issues.

Moreover, some chemicals in cleaning products can react with substances in the air, such as ozone, to produce secondary pollutants like formaldehyde, which are harmful to human health.

The role of labels and safety data sheets (SDS)

Understanding the chemical ingredients in cleaning products is not just about safety but also about compliance. Products containing hazardous chemicals must be accompanied by a Safety Data Sheet (SDS) that provides detailed information on the chemical’s identity, health and physical hazards, exposure limits, and necessary precautions.

However, as mentioned, many workers do not know how to interpret the information provided on these labels or in an SDS. For instance, terms like “handle in accordance with good industrial hygiene and safety practice” are often too vague for workers to implement effectively.

To address this, it is crucial for employers and facility managers to provide training on how to read and understand product labels and safety data sheets. Workers should be taught to recognize hazardous chemicals and understand the risks associated with them. For example, labels might list a solvent like 2-butoxyethanol under different names like butyl cellosolve or butyl glycol or ethylene glycol monobutyl ether (EGBE), making it difficult for workers to identify if it is a hazardous substance.

Making informed choices

As the industry moves towards safer and more sustainable cleaning practices, there is a growing need for education and technical assistance to help protect the health of buildings, occupants, and the environment. ISSA is partnering with universities and community colleges to develop tools and educational resources that help businesses and disadvantaged communities make safer choices in their cleaning practices.

For those who are involved in the cleaning and maintenance of any type of building, the key to safe and effective cleaning lies in knowledge and understanding the ingredients in cleaning products. By being informed about the chemicals in these products and the potential risks they pose, you can ensure that the products you supply are used safely and effectively. This not only protects the workers who use these products but also contributes to a healthier indoor environment for everyone.

Dr. Gavin Macgregor-Skinner is the Senior Director of the Global Biorisk Advisory Council ® (GBAC), a division of ISSA. He is an Associate Professor at the Penn State College of Medicine. As an infection prevention expert and university professor, he works to develop protocols and education for the global cleaning industry to empower facilities, businesses, and cleaning professionals to create safe and healthy environments.

Eco-friendly condo upgrades

Reaching net zero by 2050 means sustainability targets for all buildings, both old and new, will need to change quickly. This includes existing condo buildings.

As building performance levels increase at an accelerated rate, it’s not surprising that condos built several decades ago will start falling behind the status quo if upgrades are not made. Choosing the right building energy and sustainability revamps is critical for keeping pace with today’s green ambitions.

When it comes to energy upgrades, the best candidates are condo buildings that need some work done anyway. For example, if a building already has windows, a roof and HVAC systems all in need of replacement, then it just comes down to looking at the premium to get the best possible product while optimizing integration. That’s exactly where an energy study comes in.

The energy study can be coupled with a life cycle assessment (LCA) to assess other environmental impacts of potential building upgrades. This includes analyzing the condo’s carbon footprint, both embodied and operational.

Currently, a major focus is minimizing embodied carbon in buildings, and this is where existing condos have an advantage; the building with the lowest embodied carbon is the one that has already been built.

A vital strategy in this “time value of carbon” approach is to maintain existing buildings. This cuts out all the embodied carbon emissions that are associated with material extraction, manufacturing and construction of a brand-new building. Energy models and LCAs are vital decision-making tools, as they help owners analyze embodied carbon and greenhouse gas emissions on their projects, as well as energy use and cost.

Popular sustainability revamps

Window replacement

Improved insulation for windows trickles down to improved energy efficiency. When condo windows are replaced, less energy is needed to regulate temperatures, saving work for the HVAC system.

For older condos in the 30- to 50-year range, window replacements have a major impact on occupant comfort and energy use. As a weak point in the building envelope, windows transfer a significant amount of heat and they can leak.

Energy modelling can be leveraged to compare the benefits of high-performance windows versus standard windows. This often includes looking at energy savings to estimate the payback on the premium investment, as well as how high windows need to perform to allow for a smaller or electrified HVAC system.

Trained professionals can best assess different options for window replacements, working with a board to set clear priorities. Sometimes the right approach means replacing the windows and frame. This can be costly, but ultimately yield stronger performance. Other times, just the glass can be replaced, creating cost efficiencies and less disruption for residents.

Roofing replacement

Replacing your condo building’s roof does so much more than keeping rain and snow out; it also improves overall energy efficiency by creating better insulation. Much like for window replacements, energy modelling can be used ahead of roofing replacements to determine the return on investment garnered from higher amounts of insulation.

Overcladding or recladding

While window and roofing upgrades call for simple lifecycle replacements, cladding is often not fully replaced but rather maintained. For example, brick or precast cladding can last as long as 75 to 100 years without any full replacements needed. That being said, cladding systems are sometimes replaced or overclad in response to leaks, new goals to elevate an older condo aesthetic, or to improve energy performance.

If overcladding or recladding is already being considered for a condo complex, a deep energy retrofit may be a good fit. It is recommended to bundle the cladding upgrade with window and roofing replacements, plus an energy study to unveil whether the HVAC system can be improved or minimized in any way.

HVAC systems

The main driver behind a building’s carbon emissions will depend on its heating and hot water systems, which can be fossil-fuel fired or electric. Dubbed “fuel-switching,” changing from oil or gas to an efficient electric system can be the fastest way to reduce a building’s operational carbon emissions.

Older buildings often have what would now be considered insufficient ventilation: an issue brought into public awareness amid the COVID-19 pandemic. Energy audits are a great way to analyze the building as a whole and determine the best strategies to improve both energy efficiency and carbon reduction. While replacing HVAC systems may be critical for lowering operational carbon, upgrading the building envelope is a solid first step. This often results in a smaller, and therefore less costly, HVAC replacement.

Energy efficiency in action

Many current projects feature replacement for windows and heating/cooling systems, such as changing PTAC (packaged terminal air condition) units to more efficient split systems. This improves comfort and reduces energy usage with a minimal premium, if any, over simple end-of-life replacement costs. These upgrades are also easily completed in existing buildings while they’re occupied.

Contractors are knowledgeable and experienced in the work and coordination involved, reducing the cost and impact on the owners.

Many elements in a condo’s building envelope will last 30-plus years. A typical end-of-life replacement is often the only chance to make meaningful energy changes that will last decades. Coordinating these vital energy upgrades all together can maximize building performance. However, replacing these elements independently or without smart improvements means missing out on a once-in-a-generation opportunity to really improve building performance, reduce environmental impact, and position the building attractively in the marketplace.

This is where evaluating all options is critical. Using tools such as LCAs and hourly full building energy models allows the board to make informed decisions based on building-specific data and comprehensive options.

Jack Albert, MEng, P.Eng., LEED AP, is a Principal at RJC Engineers.

Wendy Macdonald, P.Eng., ENV SP, LEED AP BD+C, is a Sustainability Consultant at RJC Engineers.

Kingsley Square brings more condo living to Newmarket

Two 15-storey condo towers are under construction in Newmarket, Ontario. Briarwood Development Group also envisions a connected three-storey podium that features street-level retail spaces fronting onto Davis Drive.

Kingsley Square, as its called, will bring 327 residential units, ranging from studios to two-bedroom suites to the new zone, which is calling for height and density along the recently completed York Region rapid transit system, and down the street from the Southlake Regional Healthcare Centre.

Kohn Partnership Architects has incorporated a public urban park into the design to promote pedestrian engagement and connectivity through the site to the Hollingsworth Park. The development is striving for LEED Silver, and will use an energy efficient building envelope to minimize HVAC demands. The development also incorporates a green roof.

Inside, residents will have access to a gym, co-working spaces, an event space, a rooftop terrace and an exterior courtyard, which functions as a public amenity. The condo is less than a kilometre from the Newmarket GO Station.

Keeping your windows clean

Letting in natural light becomes even more important through the winter months when the days are colder and the daylight hours are diminished. Keeping your windows clean allows you to increase the natural light, which boosts employee happiness, improves productivity, helps leave a positive impression on visitors, and can lower heating and cooling costs for your building.

Weather changes, wear and tear, and leaving your windows out of your cleaning schedule can lead to dirty windows that are in need of maintenance and repair. Create a window strategy this fall to be prepared for the colder, darker months that winter brings.

Invest in the tools

The best and most cost-effective way to clean your glass is with soap and water. Simply spray the solution onto the glass and wipe it with a microfiber cloth. A squeegee can also help you eliminate any streaks or marks for a professional-looking finish. Clean from top to bottom so you can catch the drips as they run down the glass.

Time it right

Experts recommend cleaning your windows on the inside and outside at least twice per year to get rid of dust, dirt, and debris. For buildings near construction or factory pollution, or with exposure to strong winds, rain, or snow, the frequency of outdoor cleaning may need to be increased. You may need to clean the inside of your windows more often if you have heavy foot traffic, people touching the glass, or if dust production is high.

When cleaning the windows, always choose a cloudy day, so it’s easier to see the marks and dust particles on the glass.

Research the tech

Technology can help you manage your window cleaning schedule with tools like timed blinds, which can limit the amount of dust and debris that hits the inside of the glass. Smart glass is also a great way to minimize maintenance while maximizing natural light and could mean saving up to 20 per cent on your heating and cooling bills. Staying in the know about new and upcoming window technology can help you lower maintenance costs, reduce labour, and increase the natural light in your building.

Cleaning your windows this fall will help provide a more enjoyable indoor space, increase employee satisfaction, and leave a positive impression with guests visiting your building.

Skyline celebrates ground-breaking of Simcoe, ON property

Construction is underway at Spencer Place, a new multi-residential development in the community of Simcoe, Ontario. Upon its projected completion in spring 2027, the rental project is slated to make a significant addition to the local housing supply, with 199 rental suites comprised within two six-storey buildings.

Skyline Group of Companies held a private ground-breaking ceremony on October 16, 2024, to celebrate the construction kick-off. The event was attended by Norfolk County Mayor, Amy Martin, who referred to the project as “a crucial step” toward addressing Simcoe’s housing challenges.

“Congratulations to Skyline and all project partners for breaking ground on this new rental development, which will be a welcome addition to our community,” she said. “Demand for multi-residential housing remains high across Canada, impacting communities of all sizes. Norfolk County, located southeast of London, Ontario, has faced a significant shortage of rental housing in recent years, reporting a vacancy rate of just 0.2 per cent in 2023.”

Spencer Place is located close to natural greenspaces and trails, an array of retailers, services, and restaurants. The master-planned community will include modern finishes and offer on-site indoor and outdoor amenities including a fitness centre, games rooms, an outdoor patio, a dog run, and pickleball courts.

“We continue to see high demand for rental housing in communities like Simcoe,” said Jason Castellan, Co-Founder & CEO of Skyline Group of Companies. “We are proud to be investing in Canada’s secondary and tertiary communities where we can not only provide new rental housing where it is needed most, but also bring forward an opportunity for more people to live and work in this area.”

The Simcoe project is being facilitated by SkyDev, which is also developing new rental housing in 10 additional communities, with over 600 apartments already completed and 3,000 more in the pipeline.

Rental policies a priority issue for Saskatchewan voters

A recent survey conducted by Rentals.ca highlights a significant divide among Saskatchewan renters as the province heads into its upcoming election. With housing affordability and rental policies taking centre stage, the survey reveals renters’ concerns and their influence on voting decisions, showing that housing issues will play a pivotal role in shaping the election outcome.

The survey, which polled renters across Saskatchewan, uncovered that 78.23 per cent of respondents identified high rental prices as the most pressing issue in the current rental market. Additionally, 87.60 per cent said they believe there are not enough affordable housing options in their area, underscoring the urgency of addressing housing affordability in the province.

When asked about the key policy areas candidates should focus on, nearly half (48.78%) pointed to affordable housing options for low-income renters as a priority, followed by 19.51 per cent supporting rent control policies. A significant majority (60.48%) also stated that rental housing policies will be a very important factor when deciding who to vote for in the election.

In addition, there was a near-even split between the two leading political parties. The Saskatchewan Party and the New Democratic Party (NDP) each garnered 29.91 per cent of respondents’ intended votes. However, a notable 28.21 per cent of renters indicated that they do not plan on voting, highlighting a sizable portion of the electorate that remains disengaged.

“It’s refreshing to see that renters are split, considering the NDP’s platform has promised protections for renters via Rent Control or rent increase caps,” said Max Steinman, CEO of Rentals.ca. “It shows that Saskatchewan residents have a balanced understanding of the potentially harmful impacts that rent control has in the long-term to overall housing supply and investment and upkeep in housing stock.”

For more information on the survey results and insights into Saskatchewan’s rental market, visit Rentals.ca

Canadian Wood Council reveals project winners

The Canadian Wood Council announced the winning projects of the 40th annual Wood Design & Building Awards program. This prestigious awards program recognizes and celebrates the outstanding work of architectural professionals from around the world who achieve excellence in wood design and construction.

“We’re proud to recognize leading innovators in wood design through our awards program,” says Martin Richard, vice president of communications and market development at the Canadian Wood Council. “This year’s submissions were remarkable in their scope, quality, and variety. They reflect a rising interest in biomaterials and highlight the importance of wood as a versatile, low-carbon, high-performance material, driving the next generation of sustainable buildings.”

New this year, the regional WoodWorks program awards from Ontario, British Columbia, and Alberta were integrated with the Wood Design & Building Awards.

Honor
Arbour House (Victoria, BC) | Patkau Architects
Hilltop Cottage (NB) | MacKay-Lyons Sweetapple Architects Ltd.
Mohegan Trail (Block Island, RI, USA) | Bates Masi + Architects
The Nest (Bayfield County, WI, USA) | SALA Architects, Inc.
Prepared Rehmannia Root Crafts Exhibition Hall (Houyanmen Village, , Henan Province, China | Luo Studio
Wisdome Stockholm (Stockholm, Sweden) | Elding Oscarson Architects

Merit
Covered ice rink in Saint-Apollinaire (Saint-Apollinaire, QC) | ABCP architecture et urbanisme
Cheko’nien House (Victoria, BC) | Perkins&Will
House In A Garden (Coconut Grove, , FL, USA) | Atelier Mey Architects
Quantum Institute (Sherbrooke, QC) | Saucier + Perrotte

Sansin Sponsored Awards
Galien River Retreat (New Buffalo, MI, USA) | Wheeler Kearns Architects
Arbour House (Victoria, BC) | Patkau Architects

WoodWorks BC Category
Arbour House (Victoria, BC) | Patkau Architects
Nuxalk Mask, song and dance (Bella Coola, BC) | Mackin Architects Ltd.
Pyrrha (Vancouver, BC) | Birmingham & Wood Architects Planners LLP
Rosemary Brown Recreation Centre (Burnaby, BC) | HCMA Architecture + Design
təməsew̓txʷ Aquatic and Community Centre (New Westminster, BC) | HCMA Architecture + Design

WoodWorks Alberta, Prairie Category
Canopy (Edmonton, AB) | Jonathan Monfries
Olds College, Werklund Agriculture and Technology Centre (Olds, AB) | GGA-Architecture
Saddle Lake Onchaminahos Elementary School (Saddle Lake Cree Nation, AB) | Reimagine Architects
The Station at Cochrane Crossing (Cochrane, AB) | GEC Architecture
V Residence (Winnipeg, MB) | 1×1 architecture inc.

The full list of winners can be found at www.cwc.ca

Vancouver to speed up multiplex permitting times

The City of Vancouver will cut permitting times in early 2025 for certain multiplex applications by approximately 50 per cent through a streamlined development building permit application pathway.

This initiative is a major milestone for the city’s Permitting Improvement Program. The goal is to bring it closer to achieve the city council-adopted 3-3-3-1 Permit Approval Framework and enable faster approval of much-needed housing.

“As Vancouver grows and evolves, it’s crucial that our housing options meet the diverse needs of our community,” says Mayor Ken Sim. “The streamlined development building permit for multiplexes is a key example of how we’re cutting red tape and prioritizing the approval of more ‘missing middle’ housing, which bridges the gap between single-detached homes and large apartment buildings.”

Currently, multiplex projects are required to apply for a separate development permit followed by a building permit. The development building permit combines these two processes into one application. This eliminates redundancies and significantly reduces both staff review time and applicant revision requirements. Multiplex applications with up to four dwellings on a single site and no more than two units per building will qualify.

“This change will streamline the journey from planning to construction for multiplex developers,” says Corrie Okell, general manager, Development, Buildings & Licensing. “It underscores our commitment to transparency, predictability, accuracy, consistency, and timeliness in the permitting process.”

Looking ahead, the city plans to expand the development building permit pathway to encompass more types of multiplex developments, further supporting the growth and diversity of Vancouver’s housing market.

Condo listings soar across Canada

Condo listings have climbed across seven large urban centres, according to the 2024 RE/MAX Canada Condominium Report, which examined condo activity between January and August 2024.

More demand was expected leading up to the fourth quarter and early 2025. The report concurs inventory levels were highest in the Fraser Valley (58.7 per cent), followed by Greater Toronto (52.8 per cent), Calgary (52.4 per cent), Ottawa (44.5 per cent), Edmonton (17.7 per cent), Halifax Regional Municipality (8.1 per cent) and Vancouver (7.3 per cent).

Values have held up surprisingly well given the influx of listings, with gains posted in Calgary (15 per cent), Edmonton (four per cent), Ottawa (2.3 per cent), Vancouver (1.9 per cent), Fraser Valley (1.9 per cent), and Halifax (1.2 per cent).

Meanwhile in Greater Toronto, the average price fell two per cent short of year-ago. While sales were higher in Alberta due to in-migration from other parts of the country, Edmonton led the way in terms of percentage increase in the number of condos sold, up just close to 37 per cent from year-ago levels, marking the region’s best performance in the previous five-year period. This is followed by a more tempered Calgary market, which was up 2.6 per cent over 2023. Remaining markets saw home-buying activity soften in the condominium sector.

“High interest rates and stringent lending policies pummelled first-time buyers in recent years, preventing many from reaching their home-ownership goal, despite having to pay record high rental costs that mirrored mortgage payments,” RE/MAX Canada President Christopher Alexander said in a press release. “The current lull is the calm before the storm. Come spring of 2025, pent-up demand is expected to fuel stronger market activity, particularly at entry-level price points, as both first-time buyers and investors once again vie for affordable condominium product.”

Edmonton and Calgary remain in seller’s market territory, while conditions are more balanced in Greater Vancouver, Fraser Valley, Ottawa and Halifax. These markets will likely transition in 2025. Toronto may be the last to emerge from more sluggish conditions, however, Alexander notes that it’s a market that has been known to turn quickly. Absorption rates will be a key indicator. Certainly, the market forces of supply and demand always prevail, so some neighbourhoods will fare better than others. Of note in Toronto, prices have likely bottomed out and that’s usually evidence that a turnaround is in sight.

The current uptick in inventory levels is drawing more traffic to listings, yet buyers remain somewhat skittish across the country. The first two Bank of Canada interest rate cuts did little to entice prospective homebuyers to engage in the market, given the degree of rate increases that took place. However, with further rate reductions expected and policy adjustments to address affordability and ease entry into the market, activity will likely start to climb, particularly among end users.

“Even in softer markets, hot pockets tend to emerge,” says Alexander. “In the condominium segment we’re seeing a diverse mix among the most in-demand areas, ranging from traditional blue-chip communities to gentrifying up-and-comers, as well as suburban hot spots. Condominiums in choice recreational areas were among the markets posting stronger sales activity—a trend that was also reflected in our single-detached housing report issued earlier this year.”

RE/MAX also found that investor activity has stalled in most markets. The slowdown is more evident in Greater Toronto, where up to 30 per cent of investors have experienced negative cashflow on rental properties as mortgage carrying costs climbed, according to analytics by Urbanation and CIBC Economics. Investor confidence is expected to recover in the months ahead, as interest rates fall and return on investment (ROI) improves.

In Edmonton, supply is outpacing demand. Investors in Edmonton have been actively revitalizing condominium stock and renting it out for top dollar, while out-of-province developers and builders have been motivated by Edmonton’s lower development costs and lack of red tape.

Immigration to Canada and in-migration/out-migration from one province or region to another is expected to prompt future demand for condos. Canada’s urban population has also been climbing consistently with an estimated 80 per cent of Canadians residing in urban centres. Increasing density and urbanization, along with more population growth is expected to support the long-term outlook for condo activity nationally.

Investigators seek input on property controls

The Competition Bureau of Canada is focusing on exclusivity clauses in retail leases and restrictive covenants in land deals as it continues to scrutinize the market conduct of two of Canada’s major grocery chains. A newly issued call-out to commercial real estate practitioners asks them to share specific examples of how such property controls may have undermined competition, and to weigh in generally on business implications for retailers, landlords and landowners.

The Competition Bureau is currently examining how Sobeys Inc. and Loblaw Companies Limited may have relied on exclusivity clauses and/or land covenants to block other food retailers from opening a business or selling particular types of products. The investigations are authorized through the federal Competition Act’s provisions related to restrictive trade practices and abuse of dominance. Information gathered through the process will also be used in a review of property controls across the wider grocery retailing industry.

The call-out for information follows after the Competition Bureau released guidance on how it views the potential competitive impact of property controls earlier this summer. This suggests some tolerance for exclusivity clauses in limited circumstances, while land covenants are deemed rarely justifiable. In determining whether a market player demonstrates abuse of dominance, investigators will consider the company’s power in the broader industry, evidence that it exerted pressure to implement property controls, and the presence, or lack thereof, of effective competition.

“A limited exclusivity clause may be pro-competitive if no retailer would otherwise make the necessary investments to become a key tenant in a new shopping plaza. Without the exclusivity clause there may be no retailers of a particular type in the shopping plaza, and so the clause increased competition,” the guidance states. “Restrictive covenants apply to the land itself, and can restrict future owners of the land. They tend to be long lasting, and can create areas where no competitor can operate. Importantly, restrictive covenants create advantages for companies that have historically operated in an area based on their past ownership of land.”

Respondents to the call-out for information are promised confidentiality.

Canadian LEED Fellow contingent grows to 13

Alexandre Bouchard, a partner and principal of the Saguenay office with Martin Roy et Associés, has been named to the 2024 cohort of LEED Fellows. The designation is the highest recognition achievable through the LEED program for professional accomplishments in the green building industry, and is awarded only to certified LEED professionals of at least 10 years’ standing who are identified through a rigorous nomination and review process.

This year’s 14 new LEED Fellows increase the worldwide tally to 300, and Bouchard is just the 13th Canadian to receive the designation. He is a LEED BD+C (building design and construction) accredited professional who serves as president of the Saguenay-Lac-St-Jean chapter of the Canada Green Building Council (CAGBC) and is a former member of the Québec CAGBC board of directors.

Bouchard leads design and a team of sustainability professionals at Martin Roy et Associés, is an accredited designer of the Canadian GeoExchange Coalition and a sustainable building instructor for various organizations. He graduated from l’École Polytechnique de Montréal with a Bachelor’s degree in mechanical engineering in 2008, and obtained a postgraduate certificate in building engineering from Concordia University in 2010.

New LEED Fellows for 2024 will be formerly recognized in November at the United States Green Building Council (USGBC) annual conference in Philadelphia.

“LEED Fellows represent the most dedicated and accomplished green building professionals in our industry,” says Peter Templeton, president and chief executive of USGBC and Green Business Certification Inc. (GBCI). “This year’s distinguished LEED Fellows serve as models of green building leadership, catalyzing transformative change in communities worldwide.”

LEED v5: A step backwards turns into a step forward

Many cleaning contractors know that LEED-EB v5 (Leadership in Energy and Environmental Design-Existing Buildings version 5) has been in the news lately, especially in publications that serve facility managers and the professional cleaning industry. However, some may wonder why, what it’s all about, and how changes to LEED v5 might impact the cleaning industry and your own company.

Before exploring this in greater detail, let’s do a quick refresher about the LEED® program.

What is LEED?

The LEED program is designed to evaluate buildings on various factors, including energy and water efficiency, indoor air quality, and sustainable material use. This emphasis on sustainability is not just a trend but a crucial aspect of our future. Based on their sustainability features, buildings are awarded credits, also called points, and the number of credits (up to 110) determines their level of certification.

The history of LEED

The following are key events in LEED’s history:

In the 1990s, architects in North America and parts of Europe looked for ways to encourage building construction using natural resources more efficiently, thus reducing waste and promoting a healthier indoor environment.
This led to the creation of the U.S. Green Building Council (USGBC) in 1993, a nonprofit organization that now runs the LEED program. The USGBC advances sustainability in the construction sector by awarding facilities with certification credits if they meet specific criteria developed by the USGBC. Once a certain number of points are awarded, the facilities can be LEED-certified.
In 1998, a newly constructed building in New York City was honoured as the first LEED-certified building in the world. This proved to architects and developers worldwide that an eco-friendly/sustainable structure could be healthier for building users as well as reduce operating costs due to its more efficient use of energy, fuel, and water.
By the 2000s, many new and existing properties sought LEED certification. One reason for this was that building owners discovered that being LEED-certified had many benefits, including attracting higher quality and longer-staying tenants.
The professional cleaning industry entered into LEED in 2002. According to sustainability expert Steve Ashkin, known as the “Father of Green Cleaning,” the USGBC gave buildings credits for using environmentally preferable (green-certified) cleaning solutions, tools, and methods.
Then, in 2009, LEED took a giant step forward and made green cleaning a prerequisite for LEED certification. This meant that cleaning contractors and in-house custodial departments had to have a green cleaning program in place for the facility to be considered for LEED certification.

What has evolved has had a significant impact on the professional cleaning industry. LEED established higher cleaning standards, ensuring that facilities were cleaned properly and thoroughly using cleaning solutions that protected the health of custodial workers, building users, and the environment.

In essence, the days of evaluating cleaning based on appearance were over. Ashkin believes this was a significant step forward because “It’s what we can’t see that can be dangerous. Appearance still matters, but what took centre stage was that the cleaning solutions, methods, and products used protected human health.”

LEED today

By the 2000s, the LEED program had gained global momentum, becoming the world’s most widely used green building rating system. Its influence extends to over 162 countries, with over 100,000 facilities either LEED-certified or in the process of becoming certified. This diverse range of structures, from residential to commercial, underscores the program’s universal appeal and impact.

As of April 2024, 4,759 buildings including offices, retail, and multifamily residential facilities in Canada had a LEED certificate, making it the second-largest market for LEED outside of the United States.

Further, many facilities are built and operated utilizing the LEED certification guidelines. These buildings are designed to operate more sustainably and have green cleaning programs in place. Building owners and managers have adopted these guidelines to help them operate more efficiently and protect health without taking the steps to become officially LEED-certified.

About LEED v5

The USGBC evaluates the LEED program every five years, usually to make necessary changes, updates, and improvements. However, in 2024, the USGBC surprised several cleaning industry leaders, specifically Ashkin and organizations such as ISSA and BSCAI, by eliminating the green cleaning prerequisite in LEED v5. This meant a facility could be LEED-certified even if a green cleaning program was not in place.

According to Ashkin, eliminating the green cleaning prerequisite “minimized the value of cleaning. This potential change, which could alter the industry’s focus, is a step backwards for our industry. The removal of the green cleaning prerequisite could potentially result in a decrease in the use of green cleaning products and methods, which have been proven to be instrumental in protecting human health and the environment.”

Ashkin referred to this as a “potential change” because the USGBC opens the door to public comments before finalizing a new version of LEED. When this happened, what followed was an impressive display of collective action.

During the public comment period, scores of individuals and organizations within the industry voiced their concerns about the prerequisite removal. This action highlighted the potential damage to the cleaning industry and the deviation from one of the core goals of LEED certification – to protect human health.

As a result of the industry’s collective efforts, the USGBC reinstated the green-cleaning prerequisite for LEED certification and raised the number of credits earned for green cleaning. This decision, hailed as an “impressive victory” by Ashkin and many others, reassures us that the cleaning industry’s voices were heard and, most importantly, that the green cleaning prerequisite remains a crucial component of LEED certification. This outcome underscores the importance of industry engagement and the impact it can have on shaping the future of the LEED program.

Why LEED certification is important to cleaning contractors

LEED certification is essential for cleaning contractors for many reasons, starting with the fact that, as discussed earlier, it has helped establish higher standards for our industry.

It also gives cleaning contractors a competitive advantage. As the public has become more familiar with LEED certifications, potential clients are more likely to pursue contractors that have the expertise, provide the training, and comply with LEED green cleaning guidelines for cleaning.

Related to this, as more businesses and organizations file sustainability reports, having a green cleaning program in place and following LEED cleaning criteria is becoming increasingly essential. Today, and certainly in the future, many organizations won’t hire a cleaning contractor unless they can provide documentation that they are LEED-compliant.

LEED also helps us tackle industry issues, such as the unethical practice of classifying frontline workers as independent contractors to cut costs. This practice, which is illegal in Canada and the U.S., unfairly benefits companies that break the rules, while those that comply incur additional expenses such as insurance, taxes, and benefits for their workers. It puts companies striving to do the right thing at a disadvantage, and some building owners and property managers may inadvertently endorse this practice because it lowers their cleaning costs. However, LEED is helping to eliminate these unfair practices, supporting cleaning companies that do the right thing and helping them establish successful and sustainable businesses in the long run.

Finally, version 5 also places greater emphasis on social equity issues. Ashkin believes social equity in the industry — diversity, proper employment practices, ensuring cleaning workers are paid fairly, providing health benefits, and more — will “elevate our industry, helping our industry become more professional and earn its long-deserved respect.”

Robert Kravitz was a building service contractor in Northern California for more than 25 years.

Calgary cancer treatment centre set to open

A state-of-the-art cancer treatment and research facility is set to open in Calgary on Oct. 28. It is the largest cancer treatment and research facility in Canada.

The Arthur J.E. Child Comprehensive Cancer Centre, one of the largest government infrastructure projects in the province’s history, will open in phases to ensure that the final stages of quality assurance around every aspect of the building are carried out.

With 127,000 square metres of space, including 160 inpatient beds and more than 9,200 square metres dedicated to research, the Arthur Child will provide world-leading care and treatment to patients while driving innovation and working towards a future without cancer. As the cancer care centre for all of southern Alberta, the new Arthur Child has been built to be significantly larger than the Tom Baker Cancer Centre.

“Opening the Arthur J.E. Child Comprehensive Cancer Centre is a monumental milestone for cancer patients and their families. This project brought together engineers, patient advisers and medical professionals to create a facility that will affect the lives of Albertans for years to come,” said Pete Guthrie, minister of infrastructure.

The Arthur Child offers both inpatient and outpatient services, placing patients at the centre of a multidisciplinary health system. Research at the facility will focus on prevention, early detection, patient-centred treatment, supportive care and patient experiences and outcomes.

With 100 exam rooms, outpatient clinics, more than 100 chemotherapy chairs, three surgical suites, wet and dry research labs, 12 radiation vaults and 15 linear accelerators, it’s one of the most comprehensive cancer treatment centres in the world.

Construction on the centre was completed in 2022 by PCL. Designed by Dialog, the building received LEED Gold certification, setting a new standard for health care facilities in Alberta.

Toronto plan advocates commercial rent control

Commercial rent control is a suggested tool to protect small business tenants in a proposed new 10-year strategy to stimulate and manage economic growth in Toronto. The measure, which the Ontario government would first have to authorize, is identified as part of a package of actions to support three key priorities for urban vibrancy, job creation and Toronto’s competitiveness in the global economy.

The strategy was developed through a year-long engagement process, including input from a 28-member advisory panel composed of business, community and academic appointees and contributory research from the Canadian Urban Institute. Toronto City Council’s economic and community development committee will kick off discussion of the matter later this week before the strategy comes up for a full-member review at the October month-end council meeting.

“The Action Plan for Toronto’s Economy is built on the input and vision of thousands of Torontonians across many sectors, setting a clear path toward innovation, inclusivity and sustainability,” maintains Toronto Mayor Olivia Chow. “This plan lays out decisive steps to support our main streets, create good jobs and ensure that every community can feel the benefits of our economic growth.”

The proposed plan reiterates a commitment to bring Toronto’s commercial-to-residential tax ratio in line with the Ontario government’s target of no more than 1.98-to-1. That’s to be accomplished by restricting yearly increases to the commercial tax rate to less than 50 per cent of the upward increment in the residential tax rate.

Among suggested tactics, the City would lobby the Ontario government “to enhance protections for small businesses” with the aim of having commercial rent control in place by 2030. Other proposed policies would require the replacement of ground-floor commercial space lost due to real estate development along designated main streets, and would broaden eligibility for the small business property tax sub-class.

Business improvement areas (BIAs) would be backed to make greater investment in public spaces within their territories, and the commercial land trust concept would be inaugurated with a target for at least three to be in place by 2028. Incentives are also contemplated for the conversion of Class B and C office buildings into compatible new non-residential and mixed uses.

A new fund is envisioned to provide support to businesses that are disrupted due to protracted construction of infrastructure projects. Meanwhile, a new coordinating agency would intervene to “maximize project bundling” and find “sequencing opportunities” to mitigate the impact of those projects in the first place.

To begin, Council is taking a first look at the proposed actions and considering an implementation budget. That’s estimated at roughly $5.5 million in new expenditures, including for six new full time equivalent positions, for 2025.

District energy brings sustainable promise to Lakeview Village

A new sustainable district energy system will soon transform the site of a former coal-burning power generating station into a green community at Lakeview Village.

The mixed-use neighbourhood will feature16,000 new homes, parks, trails, transit, recreational opportunities, event spaces, offices and commercial spaces set on 177 acres along Mississauga’s waterfront.

The City of Mississauga, Lakeview Community Partners Limited (LCPL), Enwave Lakeview Corporation and the Region of Peel recently celebrated the groundbreaking of the district energy project, said be a first-of-its-kind in Ontario and the largest in Canada.

District energy systems use a network of pipes to heat and cool an entire community from a centralized location. These systems allow for a combination of generation assets that work together to improve efficiency, consume less energy, and reduce GHG emissions.

The Region of Peel and Enwave are working to further decrease GHG emissions from the district energy system through a proposed plan to leverage treated wastewater, or effluent, from the nearby G.E. Booth Water Resource Recovery Facility as the main source of low carbon energy for the system. Once this transition happens, Lakeview Village’s residential units, offices and commercial spaces are expected to emit significantly fewer GHGs.

The future centre for operations and education at Lakeview Village. Courtesy ZAS Architects + Interiors Inc.

“This development is a complex undertaking, which will be the largest of its kind in North America with the integration of effluent, and would not be possible without the determination and collaboration demonstrated by all partners,” said Enwave CEO Carlyle Coutinho,

Work is also underway for a new building that will house the district energy operations centre, which will be operated by Enwave, a sewage pumping station, which will be operated by the Region of Peel and an educational space to provide learning opportunities.

Feature photo: The future home of the district energy system, designed and operated by Enwave Energy.

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