Raising the bar in Winnipeg

Known as “the Gateway to the West”, Winnipeg is a multicultural city with a diverse economy serving approximately 800,000 residents and counting. Like all major Canadian cities, Winnipeg has faced some interesting rental dynamics recently due to increased immigration that has put added pressure on the housing supply. That, coupled with exorbitant interest rates preventing would-be buyers from purchasing homes, has led to rental vacancies plummeting to their lowest rates in over a decade.

But change is on the horizon. Driven in part by millions of dollars from the Federal Housing Accelerator Fund, multifamily projects near transit corridors have become a priority for the city—and Carrington Real Estate is one of the key players leading the charge on the purpose-built rental front.

25 Station Place: Phase 1

Located at Station Place and Rathgar Avenue in the district of Fort Rouge, a new 16-storey apartment tower is underway amid an expansive mixed-use development, known as 25 Station Place. Plans for Phase 1 of Carrington’s flagship property include a state-of-the-art geothermal heating and cooling system that will exceed national standard by approximately 40 per cent, a host of on-site amenities, direct access to 3,000+ square feet of commercial space and a new rapid transit hub station.

“This transit-oriented development is a milestone for our company,” said Jared Carrington, President of Carrington Real Estate, at the ground-breaking ceremony in June. “Not only does Station Place exceed the national energy standard by a significant margin, but this stunning apartment complex will also be built entirely with pre-cast concrete panels.”

Carrington’s first rental project was a 16-unit apartment on Henderson Highway, built after the company was established in 2018. Since then, the assets have grown from simple stick-framed, mid-rise construction projects to high-density, multifamily developments with investors. The portfolio has evolved in both size and sophistication, and the new “STNP01” rental tower aims to set the benchmark for all future purpose-built rental developments in Winnipeg.

According to Sam Goszer, Carrington’s business partner, CEO of Carrington Real Estate and lawyer, the project takes into account new, cutting-edge designs, building trends and living technologies that will provide an exceptional experience for future tenants—and central to it all is the new Jubilee rapid transit station that is certain to attract a broad mix of residents.

“Our demographic is really just people who want to move seamlessly downtown to work, to the University of Winnipeg’s Red River campus or head the other way towards University of Manitoba,” he said. “That’s kind of our target demo. It’s going to be an upper-scale rental development that offers a uniquely urban experience.”

Energy performance goals

The project also aims to attract tenants who prioritize sustainability and the environment. From construction through to completion, great emphasis will be placed on energy efficiency and reduction of green house gas emissions.

“Our goal is to exceed the national energy code by 40 per cent—which isn’t an easy feat given our climate and other challenges,” Goszer said. “We have located this property, and others within our development pipeline, on the rapid transit line to make for convenient commuting for our tenant base. We want to reduce our green house gas emissions, and we want our tenants to be able to reduce their emissions, while simultaneously allowing our tenants to reduce their cost of living by way of easy access to rapid transit and a slew of amenities in this community. We want more of our buildings to move toward net-zero—which is a longer-term goal for us—and we are hoping that is something our tenants want to participate in, making for a greener more sustainable and vibrant communities.”

A key sustainability piece driving the STNP01 project is the geothermal heating and cooling system, which essentially draws energy from the earth to warm or cool the air of a building. Considered one of the most environmentally safe methods today, Carrington said the state-of-the-art system has been embedded into the plan since the beginning.

“It basically draws energy from the ground, which is a static temperature year-round,” he explained. “That air then travels up though our heat pumps and is converted to heat or air-conditioning. The system was part of the masterplan created by the land developer that we purchased the property from. It was an attractive feature for us in that it allowed us to work with our architects and reach, if not exceed, our energy efficiency targets. It would have been very difficult to do that otherwise.”

Amenities a-plenty

With a completion date set for summer 2026 and construction currently on track to meet that target, future tenants can expect a slew of impressive amenities in the building and surrounding community, which Carrington and other neighbouring developers have dubbed “mid-town”. From party rooms to coffee shops, to lifestyle-oriented services and a parkade, a broad mix of commercial offerings will keep residents busy and entertained, while attracting visitors to the transit-accessible area.

In the meantime, the Carrington team has its eye on the future with the second phase of development, a 20+ storey tower that’s set to break ground a year from now.

“Transit-oriented, high-rise buildings are exactly what Winnipeg needs for various reasons,” he said. “But none are more important than energy efficiency and improving our city’s vibrancy. On all fronts, Carrington Real Estate plans to be there to deliver.”

For more info, visit www.carringtonholdings.ca

Project facts & milestones

Construction: March 2024 – Summer 2026

Location: 250 Station Place, steps from the Jubilee rapid transit station

Units: 150+ consisting of a variety of sizes and layouts in both multi-level and single-storey townhomes

Developer: Winnipeg-based Carrington Real Estate

Architect: MMP Architects

Kitchener requests feedback for new Rockway Centre

The City of Kitchener is beginning to redevelop the Rockway Centre into a new, dedicated facility for older adults and is gathering feedback to better understand the programs and site features they envision.

The insights will be collected until September 30. Seniors are specifically encouraged to voice their opinions. Their responses will shape the design of the new centre and inform the Request for Proposal (RFP) process as the city seeks a development partner to bring this vision to life.

The focus of the redeveloped centre will be on building a welcoming, accessible, modern new facility that includes amenities like a gymnasium, large multi-purpose rooms, accessible washrooms, and other spaces specifically designed for older adult programming.

“As Kitchener’s only dedicated community centre for older adults, for many decades, the Rockway Centre has been a space where residents come together to socialize and participate in a wide range of programs designed specifically for them,” said Kitchener Mayor Berry Vrbanovic. “By centering this engagement on the voices of older adults in our community, we can create a modern, purpose-built facility that better meets the needs of Kitchener’s aging population and serves as a hub for age-friendly programs, activities, and meaningful community connections for generations to come.”

Visit www.EngageWR.ca/Rockway to fill out an online survey. Paper copies are also available at all city community centres and indoor pools. There are also a few in-person events listed on the city’s website.

Ramp up your facility’s recycling program

Sustainability and ESG goals remain important to companies and consumers, so increasing your efforts and decreasing your carbon footprint are good for business. Does your facility have a robust recycling program?

Getting started

Assessing your current recycling system is a great place to start when looking for opportunities to improve your processes. Conducting a waste audit can help you understand where your facility can do better, confirm areas where you can lower your carbon footprint, and evaluate where changes can save you money. Conducting this type of audit means collecting, measuring, and monitoring your facility’s waste for a set period of time to look for challenges and opportunities to refine your processes.

Once you’ve evaluated your current practices, set clear goals and objectives for improvement so you can measure your successes. This includes creating a strategy around your internal practices departmentally, as well as looking at the expectations for your suppliers and other affiliate companies.

Making change

Ensure that your recycling system is simple to use and easy to understand. Contamination is a common issue, where non-recyclable items get mixed in with recyclables, so define those categories clearly for an efficient disposal system. Consider colour coding your bins to make them easily identifiable, separating receptacles with signage that directs people for proper use, and relocating bins to high-traffic areas to make them more accessible.

Conduct some research and consider changing your internal processes, too. For example, switching to centralized printers may discourage extra use and cut down on paper output. As well, you may be inadvertently throwing out recyclable items, like lightbulbs, printer cartridges, batteries, and more.

Get creative

Gaining participation from your staff means that they are trained in the new processes and in following policies that help you achieve your ESG goals. You can even make it fun with programs that reward top performers, and internal upcycling programs for office supplies, equipment, and electronics.

It’s not just about paper and plastic, create systems to maximize your results from electronics to food waste.

Measuring and reporting are key to ramping up your recycling. Analyze the data to ensure that your changes are in fact making an environmental impact and getting you closer to your facility’s ESG goals.

Canada invests in cutting-edge UBC research facilities

The federal government announced more than $8.8 million in PacifiCan funding for two facility projects at the University of British Columbia (UBC) to help businesses grow locally and compete globally.

UBC is receiving $5 million to establish the Biodevice Foundry and strengthen the province’s leadership in life sciences. The Biodevice Foundry will provide growing companies with lab space, specialized equipment and training programs to develop and test their products. These products may include artificial organs and joints, or life-saving drug therapies.

More than $3.8 million will establish a Food and Beverage Innovation Centre. The Centre will bring food science experts and businesses together to develop innovative packaging, processing techniques, and products, helping B.C. food and beverage processors become more competitive in global markets. The Centre will also provide training for future food scientists and others working in the industry.

“Both the Food and Beverage Innovation Centre and Biodevice Foundry will strengthen connections between university and industry partners, and build the talent and collaborations that are needed to develop globally competitive ‘made in B.C.’ products and technologies,” said Dr. Benoit-Antoine Bacon, president and vice-chancellor at UBC.

A four-season guide to weatherproofing your building

With climate change and increased weather events, facility and maintenance managers need a comprehensive plan to address any weather-related threats to the building. Creating a proactive prevention plan, along with knowing how to address each threat can help keep your building dry, your occupants safe, and your business running.

Protecting your building means adopting a four-season approach to be prepared for as many weather-related risks as possible throughout the year.

Winter

Temperature dropping can pose several risks to your building. Get ahead of potential threats by taking these factors into account:

Wind chill can increase the risk of your pipes freezing and bursting, so insulate your exterior pipes and pipes exposed to cold air in places like warehouses and loft spaces.
Before the cold weather arrives, assess your doors and windows for air leakage and install additional window caulking, weatherstripping and door sweeps to mitigate heat loss and lower your bills.
If there has been excessive or heavy snow, monitor your roof and determine whether professional snow removal is necessary to avoid potential structural damage.
Winter storms can also cause power outages, so consider adding or upgrading your generator to eliminate work stoppage due to loss of power.

Spring

As the snow melts and the amount of precipitation increases, flooding and water damage pose a risk to your building. Here are some of the steps to take to reduce the risk of unwanted moisture in your building:

Conduct routine checks to make sure your gutters are clear and your downspouts are draining away from your building. Keep trees trimmed and ensure that there is no debris clogging the drains on your roof, which can cause ponding water and damage.
Regularly change your HVAC filters, have your equipment inspected and perform routine maintenance for optimal performance, increased IAQ, and to reduce the risk of added moisture and mould.
Seal all cracks and gaps around windows and doors to prevent water infiltration.

Summer

So far, 2020, 2021, and 2023 have been recorded as the worst years yet for wildfires. Protect your building and its inhabitants with the following practices:

Regularly assess your HVAC for optimal performance and add screening to your exterior vents so the air quality in your building is at its best.
If you are in an area prone to forest fires, reduce the vegetation on your property, ensure fire hydrants are in working order, install dual-paned non-combustible windows, and consider selecting non-combustible cladding on exterior walls, and for gutters and downspouts.
Create an emergency response plan and train staff and occupants on the steps, should evacuation be necessary.

Fall

Along with flooding, flash frosts, and wildfires, this season can also bring windstorms, hurricanes, and impending winter weather. Here are some of the steps to take to protect your building this fall:

Watch the weather to be prepared for incoming storms so you can remove outdoor signage, ensure that any siding or cladding is securely attached, and assess your landscaping to ensure that it does not become a hazard in the event of high winds.
Hurricanes can cause wind damage along with flooding, so ensure that you board up windows if necessary, store important documents in an elevated area, and have your emergency response plan ready for execution.
Preparing for winter is important at this time of year so taking preventative action like clearing roof drains, planning for snow removal, and practicing the above-mentioned winter tips will help you be a step ahead of the winter weather.
Check on your HVAC system to ensure that it is functioning properly and will properly heat your building when winter arrives.

With preventative action, you can help mitigate seasonal weather-related risks to your building and our business.

B.C. pilots return-to-work initiative post injury or disability

A pilot initiative taking place in British Columbia will be available to any individual or employer seeking return-to-work and accommodation solutions after experiencing mental and physical health impairments.

The Reducing Poverty through Early Intervention and Occupational Rehabilitation Initiative (RPI) is currently being implemented. The resource is designed with practical policy and program solutions for immediate direct disability case management for individuals, and having potentially longer term structural recommendations for employers.

It is expected that individuals with little or no other short or long-term disability organizational support and no workers compensation or ICBC, will find employment support resources through this new initiative most valuable.

Successful workplace accommodations designed to maintain equitable participation through continued employment are key in successfully addressing the myriad of challenges often associated with long-term unemployment such as financial hardship, poverty, psychological and social distress.

“As someone who suffered a severe spinal cord injury in a logging accident during my first week on the job, I was extremely fortunate to have the support of the employer and the union in being able to maintain workplace attachment through subsequent retraining,” said Wolfgang Zimmermann, Executive Director of NIDMAR. “Sadly, I have witnessed too many friends and colleagues who, following a serious health impairment, were not accommodated and, as a consequence, suffered long-term unemployment, poverty, family breakdown, etc. The aim of this Initiative is to support individuals, along with their employers, through the return to work process.”

Individuals and employers supported through this initiative can expect compassionate and professional assistance in identifying concrete options designed to successfully maintain employment for the disabled individual whenever possible. This could include the provision of direct health care support such as occupational therapy or physiotherapy services, or other assistance such as ergonomic interventions, needed to maintain employment.

“We know it’s difficult for people to maintain their jobs after an injury or acquiring a disability,” said Sheila Malcolmson, B.C. Minister of Social Development and Poverty Reduction. “To support people in Nanaimo, Kelowna, Prince George and Vancouver, we funded a new $4 million program to support the journey back to work after injury or disability.”

Ontario and Nova Scotia form skilled trades partnership

The governments of Ontario and Nova Scotia signed a Memorandum of Understanding (MOU) to improve interprovincial mobility for skilled tradespeople, including post-journeyperson certification.

Ontario is seeking new ways to improve the labour supply and create the opportunity for qualified skilled tradespeople to become certified in Ontario and address labour shortages. Nova Scotia aims to create a competitive workforce by opening up pathways into trades for more apprentices and removing barriers for credential recognition to meet labour market demands.

“Under the leadership of Premier Ford, our government has an ambitious plan to build the highways, hospitals, and homes our growing communities need, which means we need to create more pathways for apprentices and journeypersons who will help us build Ontario,” said David Piccini, Minister of Labour, Immigration, Training and Skills Development.

Ontario’s MOU with Nova Scotia builds on the MOU Ontario signed with Alberta in July to collaborate on growing the skilled trades and remove barriers for the flow of labour between these two jurisdictions, complementing ongoing work to harmonize Red Seal trades nationally.

“Nova Scotia is a growing province and we need even more skilled trade workers to build our homes and hospitals infrastructure and provide services to Nova Scotians,” said Jill Balser, Minister of Labour, Skills and Immigration. “We are making bold decisions to make it easier to fairly assess qualified professionals and improve labour supply.”

Ontario is also working with the governments of Prince Edward Island, New Brunswick and Newfoundland and Labrador to exchange innovative ideas on removing the interprovincial barriers in the skilled trades.

Canada a hyper version of multifamily trends

Multifamily properties continue to be an investment favourite worldwide, with Canada perhaps demonstrating the hyper version of what’s happening in markets elsewhere. Globally, recently released analysis from JLL theorizes there is “structural undersupply” in the United States despite 600,000 new units anticipated for completion this year. Meanwhile, residential rents jumped by an average of 8 per cent in Europe during the second quarter of 2024 and have surged above both the United Kingdom’s and European Union’s consumer price index since early last year.

In a recent online discussion of global market trends, JLL’s research director, Matthew McAuley, predicted the glut of new multifamily supply in the U.S. will be gobbled up over the next 18 months. Likewise, Cole Perry, a senior market analyst with Altus Group in the U.S., highlighted investors’ upbeat expectations earlier this summer during an online unveiling of results from his firm’s survey of market conditions and trends in both the U.S. and Canada.

“New construction starts have already halved in the market since peak levels in 2022 and demand is continuing to be above expectations. With the ongoing tailwinds from high house prices and the housing shortage, that’s going to keep national rents largely stable,” McAuley said.

American respondents to the Altus Q2 2024 survey picked multifamily to be one of the top three performers over the next 12 months in a field of 13 property types — falling behind industrial, but roughly on par with retail. As well, seniors housing and student housing were tapped in the fourth and fifth spots. Survey respondents’ enthusiasm for all housing types was more positive than in the first quarter of the year, up by 8 per cent for both multifamily and seniors housing and by 3 per cent for student housing.

“I think that probably speaks to a housing crisis that is slated to grip the U.S. and is probably already gripping Canada,” Perry mused.

Nevertheless, 61 per cent of American survey respondents deemed multifamily properties to be overpriced in the second quarter, with 33 per cent suggesting they were fairly priced and 6 per cent calling them underpriced. Looking north, 56 per cent of Canadian respondents said multifamily properties were overpriced, 41 per cent called them fairly priced and just 3 per cent saw them as a bargain.

“Contrasting Canada to the U.S., we don’t have the same supply coming on line in that category (multifamily), but we also haven’t seen the same price adjustment as the U.S. has experienced,” observed Robert Santilli, a director of valuation advisory with Altus Group in Canada.

Across all property sectors, JLL ranks Canada fourth among 15 nations it analyzes for the volume of direct commercial real estate investment during the second quarter. Even so, USD $7 billion worth of acquisitions this spring is a slight drop from sales volume in the fourth quarter of 2023. A chart-topping USD $76 billion in direct investment in the U.S. was also a modest slip from last fall’s activity, whereas the other two countries surpassing Canada — the U.K. at USD $10 billion and Germany at USD $7 billion — posted an uptick for the quarter.

Drilling down to multifamily, global investment dropped by 9 per cent in the first half of this year compared to the summer and fall of 2023, but it still led all other asset types with nearly USD $75 billion worth of direct investment. Investment levels also slipped in the industrial and office sectors — ranked second and third respectively for quarterly transaction volume — but were up modestly for retail (2 per cent) and significantly (21 per cent) for hotels and hospitality properties.

“With improvements in the debt market and liquidity, we are starting to see a notable uptick in strategic transactions in the markets, particularly for living strategies,” affirmed Sean Coughlan, JLL’s global head of capital markets research and strategy. “Two notable examples are the USD $10 billion privatization of multi-housing operator Apartment Income REIT in the U.S. by Blackstone, and Mapletree’s €1.2 billion acquisition of a student housing portfolio and platform across the U.K. and Germany.”

Managing water leaks 101

Water damage in condominium buildings remains a pervasive problem, yet there remains a disconnect between homeowner awareness and the risks of water leaks and damage.

Based on their 2018 cross-Canada survey of over 3,000 people, Quebec lender Desjardins Group found that water damage was the number one cause of loss among homeowners. Nearly half of those respondents were unaware of the potential sources of water leaks or how to prevent them.

A 2019 Chubb Homeowners’ Risk Survey also revealed that no more than 20 percent of homeowners took pre-emptive measures to reduce the risk of water leaks in their dwellings despite water damage being among their top three concerns.

Water contamination level and extent of damage

Water contamination from leaks in condo buildings is typically classified by the source and nature of the water contamination, with each water source impacting the cost of remediation differently. Water contamination classification can help establish the severity and guide the appropriate response and remediation measures. In addition, it also helps assess the cost of remediation. Professionals generally classify the water source into the following three categories:

Clean Water: Clean or white water refers to water that does not pose an immediate health risk. Clean water typically originates from sanitary or hygienic sources like leaking domestic cold or hot water pipes, sink(s) or bathtub overflows, appliance malfunctions, rainwater and melted snow. While clean water may not contain harmful contaminants initially, it can become contaminated if left untreated or if it comes into contact with other materials.
Grey Water: Grey water contains some level of contamination that may cause discomfort or illness if ingested. This type of water may originate from washing machines, dishwashers, or clean toilet bowls. While it is not as hazardous as black water, proper handling and cleanup are necessary to prevent further contamination and potential health risks.
Black Water: Black water is highly contaminated and poses a significant health risk as it may contain pathogens, toxins, and other harmful substances. Sources of black water include sewage backups, flood waters, and water from sources with a high risk of contamination. Cleanup and restoration efforts for black water incidents require specialized training and equipment due to the severe health risks associated with exposure.
To minimize health risks and additional property damage, it is crucial that unit owners and building managers address water leak damages promptly and that professionals be engaged when dealing with contaminated water.

Causes of water leaks in condos

Water leaks and damage can significantly impact condominium buildings more than single-family dwellings. In fact, due to the vertical nature and design of condominiums, a water leak in a unit can negatively impact units adjacent to and below the affected unit. Water leaks can also impact the building’s common elements, shared utilities, and structural elements.

The potential risks of water damage may vary based on factors such as construction, location and maintenance. The causes of water leaks are often related to materials, installation, maintenance and operational issues. Some of the most common sources and causes of leaks affecting condominiums include:

Pipe Leaks and bursts: Pipe leaks and bursts in domestic, storm, rain and waste piping in condominium buildings can significantly and negatively impact multiple building floors. The causes of pipe leaks in condominium buildings may be due to aging or corroding pipes, high water pressure, water hammering, freezing and thawing, poor design or installation, inadequate pipe support, improperly sealed, connected or soldered joints, pipe blockages and clogs, material defects, external damage, and lack of maintenance.

Roof leaks: Because high-rise condominium buildings often have flat roofs, they are susceptible to water pooling and leaking through roof membranes, often leading to water infiltration into multiple units. Some common causes of roof leaks include improper design, poor roof installation, lack of maintenance, bird or pest damage, aging roof materials, damaged flashing, cracked roof membranes, sealant deterioration, ice dams, structural movement, and water penetration at poorly sealed rooftop HVAC systems, vents pipes and skylights.

HVAC system issues: Heating, Ventilation and Air-Conditioning (HVAC) systems in condominium buildings are complex, with many components. Depending on the design and requirements of the system, various fluids, including water, brine, and glycol, are used. Refrigerants and oil may also still be present in older HVAC systems. HVAC components vary based on the condominium building requirements but generally include heat pumps, air handling units, fan coil units, cooling towers, boilers, humidifiers, dehumidifiers, pumps, valves, piping and ductwork. Leaks can be due to poor design or component installation, condensate drain blockage, faulty condensation pans, refrigerant leaks, poorly sealed ductwork, frozen evaporator coils, improperly installed or damaged insulation, faulty pumps and seals, excessive humidity, corrosion of components and piping, vibration and movement, and poor maintenance practices.

Sprinkler system malfunctions: High-rise condominiums typically have sprinkler systems for fire protection, and malfunctions can cause unintended water releases. Common causes of water leaks include corroding metal pipes, fittings and components, freezing and thawing, mechanical damage, faulty sprinkler heads, water hammering, faulty valves, aging components, seal and gasket deterioration, improper installation or system modification, and lack of regular maintenance.

Window and façade leaks: The leading causes of window leaks in high-rise condominiums include poor window installation, damaged or missing sealant, inadequate flashing, cracked or damaged facade materials, defective window frames, faulty joints and connections, lack of waterproofing, material deterioration, building movement, and insufficient maintenance.

Basement flooding: Condominiums may have basements prone to flooding, especially in areas with a high water table. Common reasons for water-related issues in the foundations and basements include poor drainage systems, high water tables, cracked foundation walls, poor waterproofing, lateral pressure from soil, sewage line backups, surface water runoff, faulty sump pump systems, foundation settling or shifting, cracked basement floors, and plumbing leaks.

Appliance leaks: Household appliances, including dishwashers, washing machines, water coolers, ice makers, water filters and water boiler tanks, can leak and cause water damage. Common causes include overloading of washing machines, clogged water and drain lines, defective or corroded fittings, seals and pumps, faulty pressure relief and bypass valves, frozen evaporator coils in air conditioners, damaged water softener resin tanks, worn-out seals, aging wax seals in toilet bowls, leaking toilet tanks or bowls, and aged seals and loose connections in faucets.

Preventative measures and maintenance

Many water damage claims can be prevented by taking proactive steps to reduce the risk of water damage. By adopting preventative measures, performing regular inspections and maintenance, and promptly responding to issues, unit owners and building management can help lower the risk.

Unit owners

Unit owners should begin by learning what water damage looks like. They should also learn how to identify and address potential sources of water-related problems and, in an emergency, know how to turn off the water. Owners should also learn how to invest in regular home maintenance. Simple steps to reduce the risk of water leaks and damages include:

Installing leak detection sensors, automatic water shut-off devices, and HVAC system switches.
Placing a drain pan under washing machines and flexible water supply lines.
Avoiding overloading washing machines.
Checking for corroded pipes and damaged hoses.
Checking dishwasher door seals.
Replacing aged water heaters and appliances.
Repairing or replacing leaking faucets and toilets.
Setting the heat at a minimum of 18 degrees in units that serve as secondary homes or are unoccupied for extended periods.

Building management

Condo managers are also crucial for preventing water leaks and mitigating potential damages to buildings. Water leak prevention programs may include:

Regular inspection: Implementing a routine inspection schedule for all key areas prone to leaks, including roofs, windows, foundations, plumbing systems, and common areas. Maintaining a log of leakage occurrences can be very helpful in diagnosing the cause of leaks. Logs should include photos and information such as location of the leak(s), time of day and environmental conditions.

Maintenance programs: Establishing a comprehensive maintenance program for plumbing systems, including regular checks for leaks, pipe integrity, and proper HVAC and fire sprinkler system functioning.

Proper construction and installation: Ensuring the construction and installation of building components, such as roofs, windows, and plumbing systems, meet industry standards and best practices.

Waterproofing: Periodically investing in proper exterior surface and basement and foundation waterproofing to prevent water infiltration.

Landscaping and grading: Ensuring the landscaping and grading around the building directs water away from foundations and that the drainage system is functioning effectively.
HVAC system maintenance: Regular service and maintenance of HVAC systems to prevent leaks from cooling towers, riser pipes, air conditioning units, and associated components.

Sump pump maintenance: If applicable, periodically testing and maintaining sump pump systems to ensure they function correctly in case of flooding.

Pipe insulation: Insulating pipes, especially those in unheated or exposed areas, to prevent freezing and potential bursts.

Emergency response plan: Developing and communicating an emergency response plan for water leaks and ensuring staff and residents know the proper steps to take in case of a water leak.

Education and awareness: Educating residents about water conservation practices and the importance of promptly reporting leaks.

Tenant education: Providing tenants with guidelines on properly using and maintaining plumbing fixtures and appliances to reduce the risk of water leaks.

Up-to-date records: Maintaining up-to-date records of building systems, including plumbing, roofing and HVAC systems, to facilitate efficient and targeted maintenance.
Monitoring and technology: If possible, installing water monitoring systems or leak detection technology to identify issues early.

Emergency shut-off procedures: Ensuring that residents and staff know the location and proper use of emergency shut-off valves for water supplies.

Collaboration with professionals: Working closely with qualified contractors, engineers, and other professionals to assess and address potential vulnerabilities.
Regular inspections, preventative maintenance, and an emphasis on resident education can help mitigate water-related issues and leaks within condominiums.

Condo flood liability

When a leak or flood in a unit causes water damage to a lower or adjacent unit, the responsibility for the cost of repairs typically depends on the circumstances and the specific regulations outlined in a condo’s governing documents and bylaws. Responsibility for damage from a water leak can also depend on the terms of the rental agreement in the case of a rented unit.

Generally, the condo corporation’s insurance policy will cover repairs to structural elements, shared utilities and common areas, even when a unit within the building is the cause of the damage. If the water damage results from a common element failure, the corporation’s insurance will usually cover the cost of repairs. The corporation’s bylaws may determine the responsibility for the deductible, which can be shared among affected unit owners or borne by the unit owner where the leak originated.

In the absence of negligence or a specific bylaw making a unit owner liable for water damage to another unit, each unit owner and their insurer are generally responsible for the cost of the damage to their unit. Owners must also pay their insurance deductible.

It is advisable for unit owners to promptly report water leak damages to the property management or condo board. Owners should also quickly report water leaks to their insurance companies that can investigate the cause of the damage and determine liability based on the specific circumstances of the incident.

Legal advice may be sought to clarify responsibilities and rights in complex cases or when it is suspected that a party may have breached a statutory, regulatory or contractual obligation, technical standard or best practice during the installation, maintenance or operation of some of the condo building’s structural or mechanical elements.

Denis Gagnon is currently the Senior Engineer for Mechanical and Materials Claims at Arbitech Inc. He has more than a decade of experience as a forensic mechanical and materials/metallurgical engineer and expert witness. His project experience in the claims arena has helped determine the root causes of mechanical and material failures through non-destructive and physical testing and inspection of equipment and components to establish evidence-based failure mechanisms.

This article originally appeared in the spring issue of CondoBusiness magazine.

Turnover at Sustainable Buildings Canada helm

Mike Singleton, founder and longtime executive director of Sustainable Buildings Canada (SBC), has announced he will retire at the end of this year. Under his leadership, the 20-year-old not-for-profit organization has forged a widely recognized forum for collaborative industry learning, and has built a network of advisory expertise covering all aspects of green and high-performance building design, systems and operations.

“Together, we have, and will, continue to make the Canadian built environment sustainable,” Singleton says. “The Board of SBC will be actively recruiting for a new executive director to take on this strategic role.”

SBC champions several initiatives related to decarbonization, the pursuit of net-zero emissions and professional development for existing and new generations of green building leaders. That includes producing whitepapers, a webinar series and the annual Green Building Festival.

Finding success as a small cleaning business

As labour shortages and high employee turnover persist, it can be a challenge to grow your commercial cleaning business. Competition is fierce, so managers need to plan ahead, invest wisely, assess potential, and create opportunities to find success.

Business management

Managing the day-to-day responsibilities of a cleaning company can be overwhelming, but when you get a handle on the business side, it leaves more time for you to focus on customer service. Sticking to your business plan, implementing payroll tools, and standardizing SOPs can all help manage your company efficiently and consistently.

Team building

Building your team means attracting, retaining, and training your staff. Start by offering a competitive salary, refining your interview process, and investing in developing your employees so they stay motivated and high-performing. Consider offering a rewards program for performance, a bonus structure for referrals, and development training to help your staff grow as you grow your business.

Research

In order to stay competitive, managers need to know what’s trending, new technology, and changes in the marketplace. To best serve your customers and keep staff invested, business owners need to know what their competition is doing, adopt technology that will help better their business, and stay engaged with customer demand. From cleaning equipment to scheduling software, business owners need to invest in the tools they need to streamline operations, get ahead pf the competition, and increase efficiency.

Build your brand

Making a name for yourself will help you attract new customers. Post on your blog, engage on social media, and ask existing customers to post positive reviews to help get attention online. Joining professional associations can also help you network and draw from a pool of experienced business owners who may be able to mentor you or point you in the right direction.

Today’s commercial cleaning industry is competitive and with thin margins and continued staffing challenges, managers and owners need to explore every avenue from management to branding to find success and get ahead.

Nova Scotia amends fees for condo developers

Nova Scotia is lowering fees for most new and phased condo developments to increase housing in the province. The change will make large-scale projects more cost-effective.

The new fee structure will combine the current base amount with a new per-unit fee. The previous value-based structure charged developers a per-unit fee based on the advertised sale price, which resulted in high registration fees for large developments.

The amendments, in regulations under the Condominium Act, will make it easier for developers to predict in advance the fees they will owe. The changes will also result in an overall reduction in the total registration fees levied by the government.

“Reducing barriers for condominium development is another way that government is supporting the housing challenges we’re seeing in the province,” said Colton LeBlanc, Minister of Service Nova Scotia. “This crisis won’t be fixed by any one solution, and we’re exploring every opportunity we can to create more housing for Nova Scotians.”

So far, the province has introduced other initiatives to boost housing, including:

increased investment in the Affordable Housing Development Program to support the creation of new affordable housing supply;
the Land for Housing Program, which makes unused or vacant government-owned land available for residential development opportunities;
the Community Housing Acquisition Program, which provides low-interest loans to community housing organizations to acquire affordable housing units;
the Secondary and Backyard Suite Incentive Program, which will see $8 million invested over three years to support the creation of 300 affordable suites;
investments in public housing that will see the creation of 273 new units to house 700 more people;
a provincial investment in municipal infrastructure to help support growth in municipalities across the province through the Municipal Capital Growth Program; and
recent investments in on-campus student housing, with a total of 620 new student housing spaces for Nova Scotia Community College announced since 2021.

New builder disclosure requirements proposed

The Ontario government is seeking input on proposed additional disclosure requirements from builders with the purchase agreements for new condominium units. That’s happening as part of a more extensive consultation on proposed new protections for the purchasers of freehold homes.

A regulation under the provincial New Home Construction Licensing Act currently prescribes that prospective purchasers of new condo units be provided with an information sheet that clearly states key information and potential risks related to the purchase. Builders are additionally required to make a commitment to transfer the title of the unit to the buyer. This information sheet must be incorporated into the purchase agreement.

It’s now proposed that builders be required to confirm that they own the land or otherwise have the power to transfer it to the purchaser. Builders would also have to demonstrate that there are no restrictions on the title that could prevent project completion or the sale of the unit to the buyer or, failing that, provide an explanation of how they will remove any existing restrictions.

As well, the provincial government proposes to produce information sheets in both French and English so they be made available in the most appropriate language for prospective purchasers. The public can comment on the proposals until September 16, 2024.

Using pesticides for your lawncare

Groundskeeping requires a delicate balance between monitoring, maintenance, and action – and as the seasons change, new steps are required to achieve that balance. Maintaining a lawn with a professional aesthetic often means using pesticides to help control weed and pest populations.

The most common pesticides used in groundskeeping are insecticides, herbicides, and fungicides, and it is very important to read the labels to determine the best product for your issue. For example, you may have an insect infestation if you see signs of brown spots on your lawn, dead and dying grass, wilting, or even bite marks on the grass.

Herbicides are used to manage unwanted vegetation, like weeds, and the key to making the right choice is knowing the weed you want to get rid of, and the type of vegetation it’s surrounded by.

Fungicides treat more than just mushrooms, they help eradicate yeasts, mildews, moulds, and more by preventing growth of the fungi and their spores.

Best practices

Maintaining your lawn so that it looks great, stays healthy, and becomes less maintenance may involve the use of pesticides, but there are some best practices to keep in mind when you’re getting started:

Regularly assess your lawn to quickly identify any issues that need addressing.
Whenever possible, use non-chemical, preventative options instead of pesticides. Installing barriers mulch, using mechanical methods like raking or trimming, staying proactive with fertilizer, and planting natural deterrents are all ways that can help you avoid the use of pesticides.
Use pesticides only when needed by spot-treating areas of concern wherever you can, rather than coating the whole area.
Check the weather to avoid using pesticides before heavy rain to mitigate your environmental impact.
Read labels and use pesticides accordingly. Check for recommended times of the year and effects on pollinators, and be aware of active ingredients during use.
When using pesticides, ensure that PPE is being used to avoid damage to clothing or inhalation of harmful chemicals. Check the product instructions or SDS sheets for directions.
Clean equipment regularly and check for leaks to avoid contamination or accidental use.
Store pesticides and equipment in a safe space with original packaging. You may also want to store containers in larger containers to avoid leaks or exterior damage.
Notify visitors and staff that you have applied pesticides on the property with clear signage.

Lawncare is an important part of groundskeeping, but knowing which pesticides to use and when to use them is a vital component of your outdoor maintenance program.

EllisDon awarded military facility at CFB Esquimalt

EllisDon has been awarded a $10 million design-build contract for the new military facility at Canadian Forces Base (CFB) Esquimalt.

The new 31,700 square metre facility for Junior Non-Commission Members will provide incoming Royal Canadian Navy (RCN) personnel with modern and functional infrastructure at CFB Esquimalt as they train and prepare for tomorrow’s security challenges.

The new facility will consolidate several functions across the base into one new, central, and modern high-rise. It will include approximately 480 single occupancy rooms, administrative areas, a dining area and galley capable of serving 700 people, a mess that can support 400 people, postal services, coffee shops, and more.

The total design and construction contract cost is estimated at $165 million.

“This new housing facility at CFB Esquimalt will provide state-of-the-art accommodations for 480 Armed Forces members – giving them a modern place to live while training. In British Columbia and right across Canada, we are making transformative investments to improve military housing and support our people,” said Bill Blair, minister of national defence.

Budget 2024 commits additional investments for the Department of National Defence to build and renovate housing for CAF personnel on bases across Canada. This will support the construction of up to 1,400 new homes and the renovation of an additional 2,500 existing units for CAF members on base in communities such as Esquimalt, Edmonton, Borden, Trenton, Kingston, Petawawa, Ottawa, Valcartier, and Gagetown.

Building more on-base housing will not only help meet the housing needs of military personnel but also help address housing demand in surrounding communities, since fewer military personnel will require rentals in these areas.

Aligned with the RCN’s Future Naval Training Strategy, these new, consolidated modern accommodations will support the RCN’s intent to have a bi-coastal training model that better meets the needs of our personnel in Esquimalt, helping to limit travel and time away from their families.

B.C. firms honoured for landscape excellence

Two B.C. firms have been recognized with National Awards of Landscape Excellence (NALE).

The National Awards of Landscape Excellence (NALE) celebrate Canadian companies that have made significant strides in raising professionalism within the landscape industry. Each province nominates members from their Provincial Awards of Excellence, who then compete at the national level. Provinces can enter up to three submissions per category, comprising 15 entries per association, in categories such as commercial landscape construction, residential landscape construction, landscape maintenance, and landscape design.

Para Space Landscaping and Fossil Landscape Construction both won awards in their respective categories.

Award of Excellence for Commercial Landscape Maintenance
Para Space Landscaping
For: Prodigy (photo above)
Location: Vancouver, British Columbia

Prodigy, situated in UBC, boasts stunning views overlooking Pacific Spirit Park. Its grounds feature serene reflecting ponds nestled within a tranquil courtyard, providing residents with a peaceful retreat. The property showcases an array of lush plantings, including perennials, shrubs, and formal hedging plants, inviting residents to immerse themselves in nature’s beauty. With its meticulously manicured landscape, Prodigy offers residents an effortless escape into relaxation right at home.

Caterpillar Award for Residential Landscape Construction
Fossil Landscape Construction
For: 49th Parallel
Location: Vancouver, British Columbia

’49th Parallel’ boasts a stunning, loaded backyard surrounded by lush gardens in Delta, B.C. The centerpiece of the home is its backyard entertainment oasis, which includes an outdoor kitchen, bar, pool, hot tub, and putting green. There are two mechanical pergolas that can be opened and closed to create shade in the dining and hot tub areas. Additionally, the umbrellas that cover a lounging area are heated, extending the season for the clients by about two months.

Energy data refines ESG performance metrics

Energy efficiency will gain standing in the 2025 GRESB assessment when the global benchmark for ESG performance of commercial real estate portfolios introduces revised scoring for its energy performance metric. The move to assign energy efficiency scores to individual assets within benchmark participants’ portfolios reflects the GRESB mandates to push continuous ESG improvement and accelerate decarbonization, and is made possible through its increasingly sophisticated database.

“The idea of rating energy efficiency is not necessarily all that novel. However, given the geographic scope, the diversity of property types, the types of people we’re talking to, we have never overtly done it before,” Chris Pyke, GRESB’s chief innovation officer, advised during a recent webinar sponsored by the Open Standards Consortium for Real Estate (OSCRE). “We have made some strategic decisions to do that using our own data as a benchmark because of the lack of globally comparable things that we could use. We will demonstrate some methods this fall and we will incorporate them into next year’s standards.”

For now, GRESB number-crunchers are working to produce the 2024 results slated to be released in the fall. Participation grew again in this 15th year of the benchmark with more than 2,200 real estate entities — encompassing roughly 210,000 individual assets worldwide — submitting information to meet the July 1 deadline.

This is the fifth year that the assessment exercise has required asset-level information for operational performance metrics related to energy, greenhouse gas (GHG) emissions, water and waste, which underpins the capability for the pending energy-efficiency rating. Also speaking in the webinar, GRESB’s director of strategic initiatives, Dan Winters, suggested the focus on asset-level reporting galvanized industry action, and has done so with expedient timing given the rise of market-driven and mandated disclosure requirements thus far this decade.

“In 2018, we announced that asset-level data would be required in 2020, and that really moved the market forward on rolling up the sleeves and being able to access this data, and to look at it and say: Is it timely? Is it quality? Where does it come from?” he maintained.

As it relates to energy performance, GRESB participants have been uploading information related to each building’s consumption, metering, year-over-year changes and quotient of renewable supply. At the macro level, energy performance is worth up to 14 points of a 100-point total score. (GHG and water are each worth up to seven points, while waste maxes out at four points.)

“We have rated improvement; we have rated data coverage; we have collected intensity metrics and those types of things, but we have never explicitly rated energy efficiency at the asset level,” Pyke said. “That is going to drive an ever-greater priority on operational energy efficiency within the benchmark. Operational energy performance, operational energy data and its interpretation are really coming to the forefront next year.”

Looking to the future, he expects there will be reporting requirements related to electricity grid-integration and refrigerants once they can be tied to measurable data points. It’s part of the larger decarbonization agenda, which has spurred the formation of a net-zero working group (including four Canadian representatives in the 23-member group) within the GRESB Foundation.

Collaborating for platform-agnostic data exchange

It’s also in sync with what’s characterized as a “perennial effort” to adhere to, promote and improve credible, consistent approaches to collecting, managing, integrating and interpreting data. “Data will continue to be central to GRESB’s ability to fulfil and enhance its mission,” the GRESB Foundation’s 2024 roadmap report affirms.

OSCRE is very much an ally in that endeavour. The organization’s energy management data standard, released last year, is the first of three environmental data standards intended to forge unity, interoperability and quality control in an increasingly dense tangle of metrics, data system providers and reporting demands. The water data standard has now been released for consultation prior to finalization, and development of a waste data standard is set to follow.

“Recently, we were talking with a CDO (chief data officer) who said: We collect information across 40 different platforms. I think that’s more the norm than the exception,” recounted Lisa Stanley, chief executive officer of OSCRE. “As we look at what has been an onslaught of legislative and regulatory mandates occurring in the U.S. and elsewhere, the responsibility and accountability for reporting is growing to the point that many, many organizations are trying to figure out: How do we find the resources to do all this?”

The new OSCRE environmental data standards align with the reporting parameters of GRESB, the Carbon Risk Real Estate Monitor (CRREM) and three other ESG-related platforms. Stanley describes her organization as a “convenor” of the standards development process that brings together a wide range of stakeholders, including investment managers, corporate owners and occupiers, data management providers, consulting firms and software developers.

“They come together with a common focus to create more value in a way that is platform-agnostic,” she reported. “There’s a lot more interest in collaboration because it is both strengthening the data that’s reported, as well as the value that is provided to the customers.”

Winters stressed that GRESB’s investor partners are seeking the same rigour that they expect from financial data, as ESG-related non-financial information becomes increasingly material to charting investment performance. Meanwhile, Pyke underscored that GRESB is embedded in econometric analysis, which may be removed from what some onlookers perceive as the “feel-good” aspects of ESG.

“When we don’t have adequate material non-financial information, that failure is reflected in a misallocation of risk and resources. Our effort at GRESB is to provide that necessary non-financial material information to allow people to make risk-adjusted investments and to fix those allocation problems,” he submitted. “That really pushes down to an emphasis on data quality and asset-level information.”

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Collaborating for platform-agnostic data exchange

ASHRAE Building Decarbonization Conference

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