Vacant residential land stirs surtax rumblings

The Canadian government is exploring options for a surtax on vacant residential land through a newly launched public consultation. Development industry stakeholders, provincial/territorial and municipal governments and the general public are invited to comment on the rationale for and potential design of a levy that could be applied on idle lands that have been zoned for residential or mixed-use development.

Plans for the consultation were initially announced in the 2024 federal budget, released on April 16, as part of a package of proposed initiatives aimed at stimulating new housing production. In doing so, the budget document impugns landholders’ business motives and suggests they are falling short of the government’s example and expectations.

“There is a concern that some landowners in Canada may be sitting on developable land, hoping to profit from rising land values when the land could instead be used for immediate residential development,” it states. “The government is taking significant action to resolve Canada’s housing crisis, and the federal government believes owners of vacant land in Canada must also do their part to unlock unused land for homes.”

Development industry advocates counter that the government is voicing an unrealistic interpretation of how market economies function.

“People are sitting on land that they can’t build on because the costs are too high relative to what the market can bear,” says Richard Lyall, president of the Residential Construction Council of Ontario (RESCON). “I’ve had people ask me why developers can’t just reduce their profits so they can build more housing, and my response is: There are no profits now. Developers are not going to build something and lose money on it intentionally. That’s how you go out of business.”

The government sets out its premise and some guiding parameters in a brief consultation paper. It proposes that provincial/territorial and municipal governments would be the levying agents with federal funding to support implementation costs. Jurisdictions that indicate interest would be engaged in subsequent consultations.

The surtax is presented as a means to: encourage housing development; discourage “speculative holding” of lands that have been zoned for housing; and generate revenue that “various orders of government” could reinvest in housing. Vacant residential or mixed-use lands would have to be free from contamination, accommodate suitably sized lots for development and have access to municipal water, sewerage, roads and electricity grids to be subject to the surtax.

Respondents to the consultation are asked to offer reasons why they believe lands zoned for residential development remain vacant and/or to outline any potential negative or unintended consequences that could arise from a new surtax. The consultation paper also seeks input on:

how to define vacant and/or serviceable land;
circumstances that would trigger exemptions or lifting of the surtax; and
the appropriate tax rate.

It’s acknowledged that special rules may be required for certain circumstances and/or certain markets, and that differing tax rates may be needed from region to region.

“Canada is a vast country with differing local needs and land availability,” the consultation paper states. “The federal government recognizes that each jurisdiction in Canada is unique and a one-size-fits-all approach to the taxation of vacant lands in Canada would not be appropriate.”

Levying complexities and assessment appeals foreseen

The federal government has constitutional authority to devise and impose tax, but, in practice, it would be cumbersome to levy this one without the cooperation of provincial/territorial and municipal governments that control land registration, property assessment and land use planning. Canada Revenue Agency (CRA) already calculates the federal underused housing tax based on 1 per cent of a subject property’s current assessed value as determined by the applicable assessment authority, but many more permutations would come into play related to what’s classified as vacant land and/or how the residential portion of vacant mixed-use sites might be determined.

“There are provincial Assessment Acts and/or municipal taxing statutes for the whole country that cover off the treatment of vacant land, and these rules are different in each province. So there would be a whole lot of complexities in terms of actually working this through,” advises Almos Tassonyi, senior associate with the Institute of Municipal Finance and Governance at the University of Toronto. “In Ontario, for example, there are vacant land provisions; there are provisions for farmland pending development; there are optional classes; and there’s also a portion of commercial/industrial properties that gets treated as excess land. In British Columbia, there are separate tax class rates; you’ve got to look to the specifics of the Assessment Act as to what is covered in the class.”

A new surtax could be expected to trigger an uptick in assessment appeals if it is to be applied on the property’s existing assessed value (as is the case with the underused housing tax). Across Canada, the interval between reassessment exercises typically varies from one to three years depending on the province. However, Ontario has notably fallen far behind schedule, with 2016 market values still in place thus far this decade.

“Most assessing authorities in Canada assess property to the market value standard, and there is an argument to be made that a tax like this would be an impairment on the value of development land,” notes Giselle Kakamousias, vice president, property tax, with the Atlantic Canada based real estate advisory firm, Turner Drake & Partners. “As well, challenges would undoubtedly be launched based on tax classification, particularly in jurisdictions where vacant lands are taxed at other than residential rates.”

There is also a risk that such a tax would ultimately flow through to consumers. Kakamousias and Lyall lump it with a range of other upfront costs that developers factor into their business calculations and prices. Nor is there much available evidence that other similar punitive instruments have been effective.

“I’d be interested to see a cost-benefit analysis on the underused housing tax. Has it accomplished what it was intended to do?” Kakamousias muses.

“Why is the government’s answer, typically to just about anything, to raise a tax? What we need are incentives to help make the numbers work and get people to go ahead and build on some of these sites,” Lyall asserts. “We tax new housing like we tax alcohol and cigarettes. It’s like a sin tax, and sin taxes are designed to reduce consumption.”

The public consultation will be open for submissions until December 31, 2024.

Largest industrial project underway in Mission

Construction of a 400,000 square foot business park by developer Cedar Coast is underway in Mission, B.C.

Cade Barr Business Park, at the intersection of Cade Barr Street and Dewdney Trunk Road, will be Mission’s largest-ever industrial project. It is Cedar Coast’s first development project in Mission, and represents an over 25 percent growth in Mission’s light industrial base, while also being the first new employment land development in Cedar Valley.

Cade Barr Business Park will be built in phases by Orion Construction to alleviate Metro Vancouver’s industrial space shortage. Phase 1, which includes Buildings A and B, broke ground in the summer and is set to be finished by the third quarter of 2025. Phase 2, Buildings C and D, will follow as the rapidly growing market demands.

“We have long believed that Mission is a special part of the Fraser Valley, and it has been a privilege to collaboratively work with council and city staff to deliver such a significant increase to Mission’s employment lands,” says Aaron Fedora, vice president of development for Cedar Coast. “This project provides the infrastructure for hundreds of new jobs for Mission’s residents and the economic engine for new commercial development in Cedar Valley.”

Buildings A and D will be comprised of large-bay units, with buildings C and B comprising of small-bay units. The small-bay units have garnered significant interest from local entrepreneurs, with more than 85 per cent of Phase 1 already pre-sold. Opportunities still remain in Phase 1 to secure units between 14,000 and 20,000 square feet.

“Cade Barr Business Park epitomizes our dedication to crafting superior products and advancing innovative industrial spaces that improve both community well-being and support entrepreneurs and growing businesses. We look forward to welcoming new businesses to this exceptional development,” said Joshua Gaglardi, president of Orion Construction.

Lacey Green Village breaks ground in Quebec

The Lacey Green Village residential project is officially under construction in Kirkland, Quebec. Developers Prével and TGTA are promising a sustainable housing community with a mix of 950 condo units and rentals, 111 townhouses and 47 lots for single-family homes.

The site is located near the REM transit system on what is currently a vast field. The project pays particular attention to adapting the heights of the buildings for a balanced integration into the Kirkland landscape.

“Lacey Green Village is designed to foster connections across generations, encourage shared experiences, and provide an outstanding quality of life,” said Laurence Vincent, president of Prével. “In partnership with TGTA, we have poured our passion and expertise into this project to ensure that sustainability and residents’ well-being are part of everyday life. Watching this area become a hub of vitality and renewal for Kirkland is our greatest pride.”

Sustainable construction, efficient water management, the electrification of parking infrastructures and the profusion of greenery aim to enrich the daily lives of the residents.

This launch represents a significant milestone in realizing our shared vision: to create a living environment that seamlessly blends sustainability, innovation, and harmony with nature,” added Martin Galarneau, associate at TGTA. We are confident that this project will meet residents’ expectations and enrich the Kirkland community for years to come.”

GTHA new condo sales drop to near 30-year low

There were 567 new condo sales in the Greater Toronto Hamilton Area (GTHA) in Q3-2024, the lowest quarterly total since the first quarter of 1995.

According to Urbanation’s Q3-2024 condominium market survey, new condo sales fell 81 per cent year-over-year and were 87 per cent below the latest 10-year average for Q3 periods.

The condo market in the GTHA is on track for its slowest year since 1996. Year-to-date new condo sales totalled 3,641 units, down 63 per cent from the same period last year and 84 per cent below the same period in 2021.

Urbanation president Shaun Hildebrand said the new condo market is facing its toughest challenge in decades. “Investors are inactive and end-user buyers currently have plenty of lower-priced options to choose from in the resale market,” he noted. “It may take a while, but conditions will gradually improve as developers hold back supply, construction inventory continues to drop, and demand rises with declining interest rates.”

Unsold new condo units in development decreased 4.4 per cent quarter-over-quarter from the record high of 25,018 units in Q2-2024 to 23,918 units in Q3-2024. It was the largest quarterly decline in unsold inventory in two-and-a-half years, mainly resulting from a lack of new project launches, with only one project totaling 177 units brought to market in Q3-2024.

Compared to a year ago unsold new condo inventory rose 16 per cent, 56 per cent above the latest 10-year average. Unsold inventory was comprised of 11,629 units in pre-construction projects, 11,356 units in under construction projects, and 933 units in completed projects. A 76 per cent share of unsold inventory was in projects that required purchaser deposits of at least 20 per cent.

Urbanation forecasts the new mortgage rules will likely have a limited direct impact on new condos, since most buyers were already able to access 30-year amortizations. A 13 per cent share of unsold units required 15 per cent in deposits, and an 11 per cent share required 10 per cent deposits or less.

Unsold new condo prices averaged $1,349 per square foot in Q3-2024, a 2.4 per cent year-over-year decline. Since reaching a record of $1,429 per square foor two years ago in Q3-2022, average new condo prices have decreased by 5.6 per cent.

Among active new condo projects that previously launched for presales, three projects amounting to 1,111 units were converted to purpose-built rental and an additional eight projects totaling 2,231 units were either put on hold, cancelled or placed into receivership during the third quarter.

Over the past two years, 33 new condominium projects that were actively selling were either converted to rental, put on hold, cancelled or went into receivership.

A total of 2,163 new condominiums started construction in the third quarter, a 13 per cent year-over-year decline and the slowest Q3 period for starts in over a decade. The year-to-date total of 7,200 new condo starts fell 53 per cent from the same period in 2023 and were down 73 per cent from the same period in 2022. The 88,967 total new condominiums under construction across the GTHA in Q3-2024 represented a more than three-year low.

Condo completions are expected reach a total of 24,386 units in 2024, slightly edging out last year’s record high and are projected to reach another record high of 29,409 units in 2025 before declining in the years that follow.

Durable workwear supports facility cleaning teams

Cleaning teams responsible for the upkeep of high-use facilities have a monumental responsibility — keeping facilities spotless despite heavy foot traffic, dirt, germs, and debris. Whether sanitizing hospital rooms or maintaining airport terminals, these teams are on the front lines, working to clean efficiently while staying protected against common threats. This type of work can take its toll on cleaners’ workwear, making it essential that they have access to high-quality, long-lasting uniforms that allow them to do their jobs efficiently and safely.

Here’s how investing in durable workwear can help support facility cleaning crews, safeguarding them against common hazards while also protecting your company’s bottom line.

Challenges of facility cleaning in high-use environments

High-use facilities can include anything from busy hospitals, office buildings, or educational institutions to manufacturing plants and airports. For example, the world’s busiest airport (Hartsfield-Jackson Atlanta International) had over 104 million travellers passing through in 2023.

Cleaning any of these high-use environments means opening the door to dirt, germs, and even hazardous conditions. Facility cleaning teams often come close to contaminants, hazardous waste, chemical cleaning products, sharp objects, and other threats to their safety.

As people come and go, cleaners must also work around frequent interruptions while staying on schedule. For instance, while some facilities might shut down in the evenings, allowing cleaning crews to do their work without other people around, others may operate 24/7 like hospitals and warehouses.

Common hazards for facility cleaners in high-use spaces

The U.S. Bureau of Labor Statistics cites various nonfatal occupational injuries and illnesses commonly experienced among janitors and building cleaners, and fatal injuries — while less common — are not unheard of in the cleaning industry.

In addition to physical injuries such as sprains, strains, tears, bruises, and fractures, workers may also be exposed to harmful substances or environments during their work. Common culprits may include the following:

Slippery floors and walkways may result in slips, trips, and falls causing pain or injury.
Chemical cleaners required for cleaning, sanitizing, and disinfecting surfaces can irritate skin or cause respiratory and other health issues, particularly in areas with poor ventilation. The Occupational Health and Safety Administration (OSHA) adds that certain chemicals can cause health problems ranging from rashes to asthma or coughing.
Physical hazards include industrial waste or sharp objects such as needles or broken glass.
Biological contaminants can come from bodily fluids, germs, bacteria, and viruses, potentially causing infections.

With the greater volume of traffic in high-use facilities, cleaning teams may be at a heightened risk for injuries and illnesses. More demanding, more frequent, and more stringent cleaning requirements expose these cleaners to risks more often than in a lower-traffic facility.

Durable workwear: an essential solution for facility cleaning teams

Given the high stakes involved in cleaning high-use facilities, it’s imperative that cleaning teams have proper workwear as a first line of defence. Durable workwear protects against common threats while keeping workers comfortable and boosting productivity. Reliable workwear brands meet high standards of quality and durability. Below are some key features to look for when considering workwear for cleaning teams.

Durability

Cleaning uniforms need to be as sturdy as the toughest cleaning jobs. High-quality materials made to withstand wear and tear, frequent washings, and exposure to harsh environments or chemicals are a must. Polyester or polyester-cotton blends are popular options for cleaning uniforms, as these fabrics hold up well against heavy-duty work. Furthermore, you’ll replace your uniforms less often, optimizing your budget.

Protective features

Reinforced seams and added protective layers around elbows and knees are just a few of the features to look for in cleaning uniforms. When personal protective equipment (PPE) is warranted, protective gloves, shoes, coveralls, vests, and other apparel can further protect workers from contaminants, sharp objects, and other hazards.

Performance and comfort

In addition to durability and protection, consider facility cleaners’ comfort at work. Breathable, moisture-wicking fabrics keep workers cool and agile during long, demanding shifts. Whether cleaning hard-to-reach areas or vacuuming under desks and tables, having the right uniform is vital to workers’ productivity. In an industry with high turnover rates, ensuring employee satisfaction is key to retention — and comfortable workwear is one way to improve overall job happiness.

Maintenance tips for prolonging the life of workwear

Although durable workwear is made to last, there are ways to extend uniforms’ lifespan even further. Follow a few practical tips to keep your facility cleaning uniforms looking sharp and maintain their shape through years of daily work and frequent washings.

First and foremost, follow the manufacturer’s care instructions included with your uniforms. Wash workwear at the recommended water temperature and avoid overly harsh laundry detergents. Both of these practices can break down uniform fibres over time.

It’s also wise to inspect your uniforms regularly for small tears, fraying hemlines, and other signs of wear and tear. Remind workers to speak up when they need replacements, so nobody wears a damaged uniform on the job.

Lastly, consider using a professional laundry service if your facility workers come in contact with contaminants, chemicals, and other hazards. These services can thoroughly clean and disinfect garments without damaging the fabric, thus extending the life of your uniforms.

The long-term value of durable workwear

In the demanding field of facility cleaning, outfitting your employees properly is a smart move that pays dividends in the long run.

Equipping facility cleaners with high-quality uniforms not only protects them from common threats but also boosts worker efficiency, morale, and loyalty. You’ll retain more of your workforce, save on uniform replacement costs, and send a message that you care about your workers’ safety and satisfaction.

When you invest in durable workwear, you also invest in your employees and your company’s future success. Even in the busiest, most high-traffic environments, you’ll keep your workers protected, comfortable, and capable of doing their best work.

Nick Warrick is the Sales Manager at All Seasons Uniforms. With over 15 years of experience in the work uniform business, he has worked with over 100 clients across 20 different industries. Holding bachelor’s degrees in both Business Administration and Information Technology, Warrick revamped the company’s online presence, offering its customers a new uniform shopping experience.

Canadian GRESB participation up again in 2024

Canadian participation in the GRESB global assessment and benchmark for the ESG (environmental, social, governance) performance of commercial real estate portfolios grew in step with worldwide trends in 2024. This year, 85 Canadian real estate entities reported, up from 80 in 2023 — joining 2,138 other participants from 79 other countries.

The newly released 2024 results draw from 208,000 individual assets, collectively valued at approximately USD $7 trillion. This year’s global average score — derived from a series of variously weighted metrics for asset-level performance and portfolio-level policies — remains unchanged from last year, at 78 out of a possible 100 points. (Further breaking down to a performance score of 79 per cent and a management score of 91 per cent.) Yet, that’s nevertheless viewed as progress given a 23 per cent year-over-year increase in the number of assets under consideration and the introduction of new reporting criteria and benchmarking methodologies, reflective of the GRESB mandate to push continuous improvement.

Among key changes, reporting entities were asked to supply more details about how they are responding to physical and transitional climate risk and a new formula was introduced for allocating the up to 8.5 points available for building certifications. The latter introduced a discount factor for each year out from the certification date, resulting in a lower average score for that indicator than in 2023.

“Across the board, entities generally lost some points. This occurred across all regions, although it was more pronounced in some than others,” Chris Pyke, chief innovation officer with GRESB, noted earlier this week during a webinar in conjunction with release of the 2024 results.

Entities earning a five-star rating, representing the top 20 per cent of participants, ranged from scores of 97.09 to 87.58. This year, the average score at the five-star level was 90.38. GRESB four-star achievers, in the next quintile down, averaged 84.53 points, while the average three-star rating closely approximated the global median, at 78.75 points.

“We want to celebrate another year when real estate and infrastructure participants continued to raise the bar for management and real-world performance despite economic and, in some cases, political headwinds,” Pyke asserted. “Participants set more ambitious performance targets. They increased data coverage. They improved operational efficiency. They made greater use of renewable energy and demonstrated more comprehensive efforts to manage physical and transitional risk.”

Regionally, the Australia/New Zealand combo continues to outperform its global peers — translating into an average management score of 96 per cent and an average performance score of 84 per cent. Asia, the Americas and Europe follow respectively from there. The 32 reporting entities with globally diversified portfolios also fall roughly in the same range as the global, Americas and European averages, behind Asia and Australia/New Zealand.

The largest block of participating portfolios is located in Europe, equating to about 48 per cent of reporting entities. The Americas offer up the next largest contingent with 588 or about 26 per cent of reporting entities in 2024, up from 555 participants in 2023. The largest share of those — 456 — are located in the United States.

The Canadian average is not parsed out of GRESB’s publicly released results for the Americas. However, speaking at a Toronto event just a day ahead of the official announcement, GRESB senior director Dan Winters expressed confidence that Canada would emerge as the hemisphere’s top performer for the 10th consecutive year. In doing so, Canadian participants would collectively surpass average scores of 91 per cent for management and 84 per cent for performance.

This year marks GRESB’s 15th anniversary, and Canada boasts some long-time participants in addition to the recent surge of newbies that have contributed to its 157 per cent gain in reporting entities thus far this decade. “We were started in 2009 by a number of major pension plans, with tremendous support from the Canadians along the way,” Winters affirmed.

CFM&D Summer/Fall 2024

CPM Fall 2024

ZEIC survey shows climate policy support

A survey from the Zero Emissions Innovation Centre (ZEIC) in Vancouver shows construction stakeholder support for current municipal and provincial climate regulations for new housing.

ZEIC surveyed more than 100 British Columbia industry members who said they are either already meeting or will be able to meet provincial and City of Vancouver building energy regulations.

These regulations include B.C.’s Step Code (i.e., Energy Step Code and Zero Carbon Step Code) and the city-based Vancouver Building Bylaw that aim to improve energy efficiency and reduce emissions from buildings.

“British Columbia’s building industry say they are stepping up to deliver on climate-friendly, energy-efficient new homes, which are seeing rapidly growing market demand. Provincial and municipal climate policies for new buildings just aren’t significant contributors to added costs or slowdowns in housing development. To the contrary, proven technologies like electric heat pumps can lead to significant energy and costs savings for homeowners and building managers and occupants,” said ZEIC director Roberto Pecora.

A total of 109 members of B.C.’s building industry including housing development, construction, design and supply chain firms provided input.

Some key takeaways include:

Eighty-one per cent of respondents said they are already meeting the requirements of the province-wide Step Code or are very confident that their firm will be able to meet these requirements by 2030.
Eighty-five per cent of respondents foresee a major or moderate increase for the market demand for climate-friendly, energy-efficient homes with better indoor air quality will increase by 2030.
Seventy-four per cent of respondents also said they have no difficulty or little difficulty in meeting the City of Vancouver’s energy efficiency and GHG bylaws for small and large buildings.
Seventy-one per cent of respondents said the City of Vancouver’s leading emissions regulations/bylaws provided their business with a major or moderate competitive advantage.

The full report is available here.

New drone-based diagnostics tool in development

A game-changing new technology is in development that leverages drones, thermal imaging, and AI-based analytics, to detect, diagnose and fix building envelope defects faster, cheaper, and more accurately than traditional methods.

Pioneered by startup tech company Lamarr.AI, a $1.1 million pre-seed funding round was successfully completed in October 2024, led by Hazelview Ventures and supported by other venture funds. The investment will allow Lamarr.AI to productize and scale this bleeding-edge solution designed to help building owners eliminate carbon emissions while reducing building maintenance and ownership costs.

“The interest from real estate companies in what we’ve built has been incredibly rewarding after perfecting the technology for nearly a decade in our lab,” said Tarek Rakha, CEO of Lamarr.AI and Associate Professor at Georgia Tech’s School of Architecture. “We are leveraging advances in drones, thermal imaging, and AI to autonomously detect building defects at scale, and with unprecedented accuracy. This innovation is enabling property owners to address faults before they become expensive headaches or environmentally unsustainable threats.”

The startup has already worked with numerous building owners and facilities managers to save more than $1M in engineering and construction costs by automatically identifying problems like deteriorated window seals and leaky roofs, in addition to helping effectively plan and scope large building envelope retrofits.

The use of novel AI to automate the analysis of thermal images captured by drones enables the company to provide actionable insights from building envelope inspections significantly faster, cheaper, and more accurately than manual audits. Furthermore, the team can quantify the impact of defects on energy loss through whole Building Energy Modeling (BEM), allowing for ROI modeling that drives capex decision-making.

“We’re excited to lead Lamarr.AI’s pre-seed round,” said Roger Poirier, Co-Founder of Hazelview Ventures. “We back startups that can directly drive value in Hazelview’s core real estate business. Lamarr.AI’s innovative inspection service has already had an impact on our operations and is an excellent example of the types of new approaches the industry needs to accelerate the journey to net zero in a financially sustainable way.”

For more information, visit www.lamarr.ai

GWLRA set to bring more housing to Central Lonsdale

Following the successful completion of its recent project “The Bowline”, GWL Realty Advisors (GWLRA) has launched a new property in the Central Lonsdale area of North Vancouver. Plans for the six-storey development received unanimous approval by Mayor Linda Buchanan and City Councillors in July 2024, bringing 91 new rental units and a rich offering of amenities to the North Shore of the lower mainland market by 2027.

“This marks a significant milestone for this project and brings us one step closer to providing more housing in the highly walkable Central Lonsdale neighbourhood,” said Geoff Heu, Vice President, Development – Western Canada. “North Vancouver is one of the strongest-performing rental nodes in the Metro Vancouver area. The rental rate growth is strong, and the vacancy rate remains consistently low. With excellent demographics and an aging rental stock, the fundamentals for a new building in this neighbourhood are compelling.”

According to Heu, the target market will include young professionals, seniors, and downsizers seeking premium, hospitality-themed rental accommodations. Amenities will include a tenant lounge, a fitness centre, and a children’s play area.

“We are excited to embark on the next phase and see this development come to life,” he said.

District Energy

Space and domestic water heating for the building will be provided by Lonsdale Energy Corporation (LEC), a municipally owned district utility. LEC uses a network of underground piping and mini plants to circulate hot water to heat the buildings that are connected to its system. To cool the suites, a rooftop chiller will be connected to four-pipe fan coils.

“Each suite will also include energy recovery ventilation, which provides high levels of fresh air ventilation to the indoor space while recapturing heat from exhaust air before it is ejected,” Heu says. “It will be a well-insulated building, designed to exceed the BC Building Code Step 3 performance requirements.”

Newfoundland to ease squatter’s rights claims

Longtime inhabitants have been promised a less onerous process to claim squatter’s rights and gain legal title to Crown lands in Newfoundland and Labrador. Pending proposed amendments to the provincial Lands Act would shave 10 years off the minimum time period for continuous occupancy, resetting the start-date to January 1, 1967, and introduce quitclaim deeds to certify that the Province has relinquished its right to applicable lands.

In announcing the measures, Gerry Byrne, Newfoundland and Labrador’s Minister of Fisheries, Forestry and Agriculture, noted that eligible claimants include those who can prove long-term possession of their primary residence, but lack good title to easily demonstrate it. A dedicated on-line portal is also promised to support the process, allowing claimants to upload documentation and submit fees digitally.

“Securing Crown land title or proving long-term land possession can be challenging, especially during times when difficult decisions and major life changes are at hand. The measures aim to lessen some of the emotional and financial burdens so often associated with real estate transactions, estate management and other legal concerns,” Byrne says.

The legislation is to be introduced when the provincial legislative assembly begins its fall sitting in November.

Surrey calls for transit plan to meet rapid growth

Surrey is urgently calling for a transit plan for the city’s projected growth to one million residents within the next 20 years. Since the last South of Fraser Area Transit Plan was developed by TransLink in 2007, the city’s population has risen from 400,000 to more than 650,000, and Surrey has not received any new rapid transit to accommodate that growth.

According to the city, only 27 per cent of Surrey residents have access to frequent transit, compared to 90 per cent in Vancouver. This underscores the urgent need for expansion and equity in transit for Surrey’s growing population, and prioritizing transit service expansion in Surrey ahead of other regional municipalities.

“With our rapid growth, we cannot continue to rely on a transit system that fails to meet our residents’ needs,” said Mayor Brenda Locke. “Surrey is long overdue for a robust transit network that connects neighbourhoods within our city. Compared to our neighbours north of the Fraser River, we have been underserved and this shortcoming must be made up. It is far too often that we see buses in Surrey pass by crowded bus stops because they are already at capacity. With the province’s imposition of housing quotas, it is essential that Surrey has there is a transit plan that not only addresses current demands but also prepares for the future.”

Transit ridership in Surrey has led the way in the region with post-pandemic ridership recovery at 115 per cent, while other municipalities have not achieved pre-pandemic ridership levels. Furthermore, 13 of the region’s top 20 overcrowded bus routes are in Surrey.

Surrey calls for immediate transit service expansion and a long-term vision that includes:

Extending Rapid Transit along King George Boulevard from City Centre to South Surrey. This corridor should be top priority in the region as the existing R1 Rapid Bus has the highest ridership per service hour of all rapid buses and is the 7^th busiest bus route in Metro Vancouver.
Improving transit connections between communities in Surrey. Critical employment hubs have little to no access to transit from key areas in Surrey and neighbouring municipalities. For example, it can take 1.5 hours to take transit from Newton to Campbell Heights.
Improving east-west transit connections in Surrey. It is currently very challenging to travel east/west in Surrey on transit.

Material exchange program launches on Vancouver Island

A new building material exchange (BMEx) program developed by Light House has launched on Vancouver Island.

Light House, an organization focused on advancing circular practices in the built environment, created the BMEx program to help reduce waste management costs and the number of valuable construction materials in landfills.

“BMEx is for any business in South or Central Vancouver Island that has a surplus of building or design-related materials they don’t need,” said Gil Yaron, managing director, Circular Innovation, Light House. “Their perfect match is out there – a local business or organization that is seeking more affordable materials. Through BMEx, we’re making these connections possible while reducing landfill costs and creating an opportunity for paired businesses to get their hands on high-quality, raw materials for a fraction of virgin material costs.”

The program is free to sign up and participate in and will see businesses in and around Nanaimo, Victoria, Cowichan Valley, Duncan and the surrounding islands with excess, unused, or salvaged building and/or design-related materials are matched through the BMEx program with others in need of affordable, high-quality, local resources to begin or complete projects.

Materials accepted through BMEx include—but are not limited to—concrete, aggregates, asphalt, metal, wood, glass, carpet, doors, flooring, drywall and fixtures. More information and organizational examples will be showcased at BMEx Challenge events in November.

Lighthouse also plans to launch BMEx Marketplace, an online platform designed for the exchange, donation and acquisition of excess, unused and salvaged materials.

“BMEx Marketplace will include a custom interface for those involved with building materials, so they can list what they have and find what they need fast,” said Yaron. “The online community will be vetted to ensure confidence in the exchange materials and partners, with detailed product profiles. A resource hub will include educational content like articles, guides and best practices for sustainable construction, material reuse and waste reduction.”

The BMEx program is funded by the Regional District of Nanaimo’s zero waste recycling fund, the Capital Regional District, and the Cowichan Valley Regional District.

Rail infrastructure up for study in Winnipeg

Eminent Winnipegger Lloyd Axworthy will explore the feasibility of relocating the city’s rail infrastructure to open up strategic lands for housing and civic spaces. After allocating funds for the initiative in the Manitoba budget earlier this year, Premier Wab Kinew has announced the appointment of the former federal cabinet minister and president of the University of Winnipeg to lead what’s expected to be a two-year study.

“Manitoba’s rail lines are an essential part of what makes our province a central, economic hub and it’s important we explore the best options for its location,” Kinew says. “Dr. Axworthy is the best person to guide this process. With his proven leadership and commitment to our province, I know he will bring together the concerns of residents, the business community and all levels of government to bear on this important issue.”

Canadian Pacific and CN are the prominent operators of rail lines and yards in Winnipeg, but the study will look at all lines serving the city. A 2011 map produced by the University of Winnipeg’s Institute of Urban Studies estimates that rail infrastructure — including lines, yards, stations, junctions and associated industrial areas — occupies more than 4,300 acres (1,745 hectares).

Axworthy promises his work will address safety concerns and redevelopment opportunities, while respecting the importance of the transportation sector in the regional and provincial economies. “It’s a propitious time to study the important relationship of the railways to our city and develop an integrated plan that can centre Winnipeg as the location of a major transportation hub,” he maintains.

Winnipeg Mayor Scott Gillingham is among the many local voices that have long advocated for such a study. He commends Axworthy’s appointment, and underscores the opportunities to redevelop abandoned spur lines and underused rail corridors.

“The City of Winnipeg is eager to be part of this study, and we look forward to working with the provincial and federal governments and other partners to look at the feasibility of relocating rail lines,” Gillingham affirms. “This issue has been debated in Winnipeg for many years, but we need solid information on costs, potential funding sources, and the impact on rail operations, jobs and city infrastructure. This data will help guide future decisions.”

Slate Asset Management sheds office holdings

Slate Asset Management is continuing to shed its office holdings after triggering its exit from Slate Office Real Estate Investment Trust (REIT) earlier this month. The investment management firm has announced plans to sell its interest in an 11-building private office portfolio located in midtown Toronto and Ottawa, in keeping with the company’s sharpened focus on what it defines as “essential” real estate.

“Over 80 per cent of our real estate portfolio is comprised of asset types outside of traditional office spaces, and we believe this is an opportune time to direct our team’s collective energy into the areas of our business that are best positioned to drive value for our partners,” says Brady Welch, co-founding partner at Slate Asset Management.

The company’s global portfolio is now largely comprised of properties deemed to be non-discretionary uses, such as grocery, residential, industrial, logistics and health care.

“While we continue to believe the outlook for the office market will improve over time, we are focusing on the opportunity to scale our investments in sectors that are benefitting from strong tailwinds and high growth,” concurs Blair Welch, Slate’s other co-founding partner.

Both Welch brothers resigned from Slate Office REIT’s board of trustees on October 2 in sync with initiating the process to terminate Slate’s external management agreement. That’s set to occur at the end of March 2025 with a transition plan promised for an orderly transfer of responsibilities and functions.

“We are working collaboratively with Slate to internalize management of the REIT,” says Sam Altman, chair of the Slate Office REIT board of trustees.

Manitoba allocates $42 million for infrastructure projects

The Manitoba government is supporting 136 municipalities with an investment of $42 million for critical infrastructure projects that focus on community renewal, disaster mitigation, climate resiliency and recreation.

“After years of a municipal funding freeze, our government is renewing support for rural communities,” said Municipal and Northern Relations Minister Ian Bushie. “We committed to resetting the relationship with our municipal partners and we are pleased to support strategic infrastructure projects that will support municipalities in their efforts to protect their towns and cities from potential disaster and build strategic infrastructure projects that promote growth and sustainability.”

Through the new Manitoba Growth, Renewal and Opportunities for Municipalities (Manitoba GRO) program, rural municipalities can apply for grant funding for up to 50 per cent of total eligible costs for capital projects under the following investment categories:

- public safety, which includes disaster prevention, flood mitigation and climate adaptation (such as drainage and flood water control), and fire stations and related capital items (such as trucks to enhance public safety);
- roads, bridges and active transportation (such as multi-use trails, airports and renewed road infrastructure);
- recreational infrastructure (such as arena upgrades, new playgrounds or community centre upgrades); and
- solid waste management and organic diversion (including garbage collection sites or recycling infrastructure).

“Association of Manitoba Municipalities (AMM) welcomes the provincial government’s commitment to co-invest in strategic infrastructure projects that will greatly benefit local communities,” said Kam Blight, president, AMM. “We also appreciate this renewed collaboration with the province and look forward to being actively involved in reviewing and providing feedback on applications, ensuring projects align with the interests and growth ambitions of municipalities across Manitoba.”

Funding for this program is sourced from the $73.8-million rural strategic infrastructure basket delivered under the Strategic Municipal Investment Fund.