Report sheds light on prevalence of water leaks in EU buildings

European water management solutions provider, Smartvatten, has released a new report showing the full extent of water leaks in both commercial and residential buildings. Using data from 20,000 properties and 200,000 apartments in 36 countries, the report highlights both the prevalence and damage potential of water leaks, while showing the correlation between this problem, water scarcity and price hikes.

Smartvatten’s data shows that almost 52 per cent of surveyed residential buildings experienced one leak per month in 2023. For commercial buildings, one third faced a monthly leak, but the size of the leak was 3.4 times larger than that in residential buildings. At the same time, water prices have risen between three and eight per cent and, in some areas in Europe, by over 20 per cent due to factors like water scarcity and aging infrastructure.

“The foundation of effective water management is a consistent and reliable database,” says Karl Jepsson, chief product & development officer at Smartvatten. “Unfortunately, many building operators struggle with low data quality and different metering systems, which limits insights into water consumption. Most water meters are read manually or semi-automatically, often monthly, quarterly or annually, leading to low data validity. Therefore, intelligent, remotely readable, and water meter-independent consumption monitoring is crucial,”

According to the European Commission, buildings are responsible for about 40 per cent of energy consumption in the EU. Providing water for daily use – from cleaning to heating to waste treatment – is energy intensive and consumes twelve per cent of the total electricity generation. Addressing the use of water in the real estate sector is also vital for combating water scarcity, as water plays an essential role in construction, renovation, and real estate management beyond serving the tenants.

The author of the report notes that real estate owners and investors should be aware that detecting leakages early can prevent damage to already-aged infrastructure and property, potentially saving them hundreds of thousands of euros in restoration costs.

Several factors contribute to the occurrence of leaks: aging infrastructure, corrosion, faulty installation, and environmental factors such as temperature fluctuations and soil movement can weaken pipes and plumbing fixtures over time. Additionally, high water pressure can put excessive stress on pipes, increasing the likelihood of leaks. With extreme weather conditions causing both drought and flooding, old infrastructure is put under pressure it won’t likely withstand.

For the full report, click here: Smartvatten_Annual_water_report_2024_EN.pdf

BCIT enhancing welding training with robots

BCIT is incorporating collaborative robots or cobots into its welding and metal fabrication programs.

A cobot is a type of lightweight robot arm that can safely share workspaces with humans, while performing automated tasks without the use of complex programming codes.

“Students don’t need to know anything about computer programming to be able to set the system up. Learning how to use this technology will allow them to go out into the work environment and know where and how a collaborative robot could be used,” said Mathew Smith, director of the Centre for Welding Technologies and Metallurgy.

Cobots are commonly used to support manufacturing and assembly tasks. The lower cost, smaller size, and ease of use without specialized programming expertise make the cobot more favourable than traditional robots. The main difference between a traditional robot and a cobot is that the latter can detect human presence and adjust its behaviour accordingly.

“If you’re working around a cobot, it will detect you and stop if you get on its way – making it safer to work around, whereas traditional robots don’t work that way because they have already been programmed to perform a specific task regardless of the circumstance,” explained Smith.

Students will be able to automate common tasks including the welding of pipe and structural joints, including groove and fillet welds. A camera has also been mounted on the robot arm to allow students to monitor the welding in real time.

The cobot will be used to supplement the training already provided in these programs and will not replace the learning of critical hand skills required to become a certified welder in British Columbia.

Currently, only a minimal amount of the welding work carried out in B.C. incorporates the use of automation.

More student housing coming to SFU campus

A new 445-bed student housing project is coming to Simon Fraser University (SFU) at its Burnaby campus.

The eight-storey residence will accommodate 445 students with a mix of self-contained studio and quad units, as well as two- and four-bedroom townhouses. The project will also include a 160-space child care centre. Construction is expected to be complete in fall 2027.

“When students don’t have access to student housing they are forced into the local rental housing market with higher costs, increasing competition with other renters,” said Premier David Eby. “By providing hundreds of additional students with on-campus homes every year – as well as increased access to convenient child care – we are helping them focus on their studies and their futures, while also relieving pressure on local renters who aren’t students.”

The project will be constructed using mass timber and is targeting optimal BC Energy Step Code and Zero Carbon Code compliance, underscoring the province and SFU’s commitment to CleanBC goals. The total cost will be $187.6 million, with the province contributing $132.2 million. SFU is contributing the remaining $55.4 million.

“We are grateful to the province for its support and partnership with increasing student housing options at SFU,” said Dilson Rassier, provost and vice-president academic, Simon Fraser University. “Students who live on campus feel a greater sense of belonging, community and are more satisfied with their overall university experience. As we move forward with our residence and housing master plan, we look forward to expanding a diverse student community that encourages academic success, self-discovery and exploration.”

This marks the third phase of SFU’s ongoing student housing expansion. Phase 1 included 482 single-room dormitory-style student beds, which opened in 2021. Phase 2 included 383 student beds and opened in 2023. Once Phase 3 is completed, there will be 3,016 beds on-campus, significantly reducing pressure on Burnaby’s rental market.

Burnaby rail overpass construction set to start

Construction of a new four-lane overpass crossing the rail lines at Holdom Avenue in Burnaby will begin in late 2024. The Vancouver Fraser Port Authority is delivering the Holdom Overpass project in partnership with the City of Burnaby, CN, and the Government of Canada.

The port authority has awarded the design-build contract to Aecon-Gateway Infrastructure Group.

The overpass will extend Holdom Avenue south over the rail corridor and Still Creek, connecting it with Douglas Road.

Once complete, there will be an increase of rail capacity for Port of Vancouver terminals, supporting the reliable movement of goods through the region, and improved traffic flow and safety for the Burnaby community.

The rail corridor through Burnaby is the only rail connection to transport goods and commodities to and from port terminals located in North Vancouver, a vital link in the national supply chain that connects Canadian products like grain and fertilizer to global markets. The rail corridor moves more than 40 million metric tonnes of export cargo, accounting for more than 40 per cent of the port’s total international exports in 2023.

The City of Burnaby identified the Holdom Overpass as an important solution to provide better access and improve safety for cyclists, pedestrians, commuters, and first responders as part of its transportation plans.

The port authority has previously completed two phases of public engagement and continuous First Nations consultation, and input from these efforts has helped shape the overpass design. Public space surrounding the overpass will include First Nations cultural recognition, public art, and improved landscaping in the Still Creek and Beecher Creek areas.

The road enhancements are part of the Burnaby Rail Corridor Improvements Project, a series of road and rail improvements to increase transportation efficiency and trade capacity through Port of Vancouver terminals on the North Shore.

AFBC calls for lemonade stand design proposals

The Architecture Foundation of British Columbia (AFBC) is hosting its first pavilion scaled design titled “Lemonade Stand” that will be revealed at the Design Vancouver Festival (DVF) and the Interior Design Show (IDS).

According to the design brief, “a lemonade stand is a quintessential summer stop; it is a space for play, a space for learning, and most importantly: a space for getting to know neighbours.”

The winning lemonade stand will premiere as a beverage and promotional stand at the Design Vancouver Festival launch party, before being transformed into AFBC’s booth at the Interior Design Show. Applicants are encouraged to creatively interpret the qualities of a lemonade stand that allow it to function as a vehicle for socializing, interaction, and engagement.

The lemondade stand should serve as a welcoming hub where visitors can engage with each other and in discussions around design advocacy. The installation should foster connections and dialogue around the value of architecture and design, highlighting AFBC’s mission in an engaging and accessible manner. Applicants are encouraged to consider DVF’s 2024 theme of “Connection” in their proposals.

The lemonade stand design must also seamlessly adapt to both settings, offer flexibility for a variety of uses and functions and be easily assembled and disassembled.

The registration deadline is July 23, 2024, at 11:59 p.m. and the submission deadline is August 2, 2024, at 11:59 p.m. PST.

The total funding for this competition is $5,000. Funds will be allocated with $1,000 honorarium going to the winning individual/team and $4,000 budget for construction materials and fabrication.

A jury composed of AFBC board and intern committee members alongside the project fabrication partners and sponsors will be selected to evaluate submissions.

Innovative Antimicrobial Surface Coating: An Added Layer of Protection

In healthcare settings, routine cleaning and disinfection of surfaces, accessories and machinery is critical to protect people and patients. The cycle of clients and residents sees surfaces and equipment continually contaminated with potentially hazardous microorganisms. Once compromised, the risk of infection transmission increases, further burdening the healthcare system. Strict hygiene and disinfection routines are vital to reduce the risk of contamination and enforced more stringently in medical practices than in non-health care, commercial or public environments.

All medical facilities include a variety of surfaces touched by patients, their visitors, and patient care providers. This includes equipment, medical devices, furniture and belongings, all of which can carry and transmit infectious microorganisms. In environments like hospitals, surface bacteria can accumulate rapidly between cleanings.

To combat this, Elimagen Technologies has introduced an added layer of protection—a cutting-edge solution aimed at revolutionizing cleanliness and hygiene across various industries, especially healthcare. Elimagen is a durable, clear coating with integrated anti-fingerprint and antimicrobial technologies which complements regular cleaning and serves as a barrier, reducing bacterial buildup on high-touch surfaces.

Requiring a one-time application with a lifespan of years, not weeks or months, it includes a UV-cured, durable finish that dries to the touch in about 30 seconds. This minimizes disruption in busy environments, a feature which is particularly beneficial for high-traffic areas like hospitals, where reducing downtime is crucial.

Versatile Applications

Designed with different formulas tailored for various substrate surfaces such as plastic and stainless steel, its adaptability makes Elimagen suitable for a wide range of high-touch surfaces.

“We can cover everything from door handles, elevator buttons, and light switches to computer keyboards,” explains Paul Svendsen, CEO of Elimagen Technologies. “Each type of surface can benefit from a slight adjustment in the formula for optimal adhesion, and once applied, our coating works 24/7 to knock down bacteria between cleanings.”

How It Works

Microban® antimicrobial additives are supplied in powder, polymer pellet or liquid forms, depending on the product to be treated and the manufacturing process employed. Microban® antimicrobial technology works at a cellular level, continually disrupting the growth and reproduction of microorganisms. It operates a multi-modal attack, damaging the protein, cell membrane, DNA and internal systems of a microbe. Once infused into a product, Microban® antimicrobial technology starts to work as soon as a microorganism comes into contact with the protected surface.

Besides healthcare settings, the commercial and hospitality industries also stand to benefit from this technology. High-touch surfaces, such as shopping cart handles and electronic switches, can harbour significant bacteria. By applying the coating, businesses can enhance their cleanliness protocols and provide peace of mind to their customers.

The Elimagen application process involves a limited spray with HEPA filtration to ensure safety and minimal odour. Cured using UV technology, the coating dries rapidly and can be ready for use within minutes. This efficient application process ensures there is little downtime for a facility.

The coating not only provides antimicrobial protection but also enhances the appearance of surfaces. It creates a smooth, easy-to-clean finish that resists fingerprints, further simplifying maintenance. The CEO notes, “The finish is beautiful and glass-like, making surfaces easier to clean and more visually appealing.”

Does Microban® protection work immediately?

Microban® protection begins to work as soon as a microorganism comes into contact with the product surface. It then works continuously to maintain a consistently lower bio-burden than would be expected on a product without Microban® antimicrobial protection. While the coating offers continuous protection, it is not a replacement for regular cleaning. Instead, it serves as a bridge between cleanings, reducing the bacterial load on surfaces. “We’re not trying to replace cleaning,” emphasizes Svendsen. “There’s a gap between cleanings, and our coating helps fill that gap.”

This approach is especially critical in healthcare settings, where high-touch surfaces can be vectors for bacteria transmission.

Market Potential and Interest

Since launching the product officially a few weeks ago, the response has been promising. Initial interest has come from facilities managers, infection control specialists, and healthcare authorities. The company has also seen inquiries from the commercial sector, particularly for electronic switches and other high-touch surfaces.

Pricing and Implementation

Pricing for the coating application varies depending on the specific needs and scale of the project. The application must be performed by trained technicians using specialized equipment, ensuring proper adhesion and curing. This approach ensures the highest efficacy and durability of the coating. “We look at high-traffic zones and high-touch surfaces, then provide a tailored estimate,” Svendsen clarifies.

The demand for antimicrobial solutions has surged, especially in the wake of the COVID-19 pandemic. While the coating was developed prior to the pandemic, the heightened awareness of hygiene has accelerated interest in such technologies. “COVID highlighted the need for clean surfaces, but our work started before that. The pandemic just underscored the importance of what we’re doing,” he observes.

Looking ahead, Elimagen Technologies aims to expand the application of their coating across various industries. The company sees significant potential in both new builds and retrofitting existing facilities. “The possibilities are endless. We’re starting with healthcare, but we see applications in commercial, hospitality, and beyond,” the CEO envisions.

Elimagen Technologies’ innovative antimicrobial coating represents a significant advancement in maintaining cleanliness and hygiene. By providing continuous protection between cleanings, it addresses a critical need in high-traffic environments, particularly in healthcare settings. With its versatility and ease of application, this coating has the potential to become a standard solution across multiple industries, enhancing both safety and peace of mind.

To learn more about this exciting technology, visit www.elimagentechnologies.com

Low-Carbon HVAC Reimagined: The Innovative Thermalization Approach

Conventional HVAC design uses separate systems for heating and cooling, each optimized for performance during peak seasonal weather conditions. Typically, heating and cooling are considered as separate entities that are opposite of each other, but according to Jeff Weston, this methodology is fundamentally flawed.

“You can’t heat something without cooling something else, meaning all heating or cooling is simultaneously heating and cooling.” says Weston. In 2005, this insight led Weston, through his company, Thermenex, to develop a patented system called a Thermal Gradient Header (TGH), a single pipe to integrate all thermal systems together. The continuous pipe is filled with water or glycol and has a hot and a cold end with multiple variable-temperature zones in between.

“Many HVAC design professionals are starting to develop ‘integrated designs’ that use chillers for both hot and cold temperatures and are reclaiming heat instead of expelling thermal energy as waste. What many are learning the hard way is that many of the old standards and rules of thumb no longer apply and need to be unlearned. If not, they will unknowingly design systems that struggle.”

Systems which are too complex, use too much electric energy or offer poor control of energy flow, often miss performance targets and create dissatisfied clients. Traditional HVAC thinking of hot and cold as opposites, misses the benefits of reclaiming energy by using the same components for both heating and cooling systems.

“The amount of infrastructure required is reduced because most major components are used for both heating and cooling. Not only that, but the purchased energy consumption is also significantly reduced because we can now optimize the utilization of the free thermal energy already in the building.”

At the core of the Thermenex system is the principle that every chiller is also a heater. A refrigerator, for example, cools food by transferring thermal energy to its surroundings, effectively heating the kitchen.

The Thermal Gradient Header approach involves lowering heating temperatures to use for cooling and raising cooling temperatures to use for heating. This overlap allows for a single system to handle both heating and cooling needs. The result is an elegant, efficient solution that dramatically reduces gas and energy usage.

“Thermenex has proven results, with some buildings achieving over 90% reduction in gas usage and up to 75% reduction in total purchased energy. Our innovative system has been successfully implemented in numerous projects, especially in healthcare facilities across British Columbia,” Weston says.

Thermenex is now working with owners and engineers to design, build and operate reliable HVAC systems that minimize resource waste and create truly sustainable buildings.

“We’ve completed five projects for one health authority and are working on six for another,” says Weston. “Our clients have seen significant benefits from our system. Healthcare facilities are not only reducing their carbon footprint but also cutting their energy consumption and reducing their operating costs.”

Providence Health Care, with major facilities in Vancouver, and Island Health, which oversees all hospitals on Vancouver Island, have become staunch supporters of Thermenex’s system.

“PHC’s government mandated target is a 50% reduction in GHG emissions by 2030, but due to the promise shown by the Thermenex system, we decided to set ourselves a stretch goal of reaching 80% by 2023 for the majority of our buildings. Three of these facilities are successfully achieving over 80% reduction in annual GHG emissions, with two over 90%, which is very impressive performance indeed. The remaining TGH system will come online later in 2024, and I expect to see similar results in energy efficiency and emissions reduction.” – Tony Munster, Providence Health Care

“I have worked at decarbonizing healthcare facilities for 10 years. None of the other heat recovery solutions have come close to the achieving results like the TGH technology. Recently I have worked with Thermenex on five projects and the solutions being developed are saving millions in capital cost with operational cost savings to come.” – Ryan Galloway, Island Health

Overcoming Skepticism

Despite the proven success, encouraging the broader HVAC industry to adopt this novel approach has been challenging. Which is not surprising given the human tendency to resist paradigm shifts.

“Our industry has trained designers to think of heating and cooling as separate processes,” explains Weston. “It took me 20 years to realize there was a different way, and another 15 years to change my knowledge enough to perfect it. This change doesn’t make sense using traditional HVAC knowledge, but many owners are starting to see the benefits and are pushing for this innovative solution.”

The Future of HVAC: Thermalization Before Electrification

In the push towards sustainability, many in the building industry are advocating for full electrification. Weston believes that thermalization, the process of switching from purchased energy resources to free thermal energy resources, should come first.

Thermenex’s belief, “Thermalization before electrification,” encapsulates this philosophy. By prioritizing the efficient use of thermal energy inherent in our environment, buildings can achieve near-zero carbon emissions with less electricity usage which makes getting to zero carbon much easier.

With a track record of success in healthcare facilities and the potential to revolutionize the way we think about energy efficiency, what’s next? As a continuous innovator, Westons says, “We developed a way to incorporate free cooling at peak summer. Future clients will not only be able to get energy savings with a reduced carbon footprint, but also get through heat dome events without adding more chillers.”

To learn more, visit www.thermenex.com

CHES National Convention Booth 98

Convenient, Secure, Hygienic: Advanced Access Solutions in Healthcare

Hospitals employ a staggering number of workers, each of whom has unique access needs. These facilities contain a broad range of rooms and spaces ranging from ERs, ICUs and Operating Rooms, to reception, waiting rooms, administrative offices and many others. The people who need to access each of these spaces varies, as do those who need to be restricted. Each has specific security requirements; each needs to be monitored consistently and some require an available audit trail. With a rotating user base including staff, patients and visitors, as well as maintenance personnel, deliveries and other vendors, access management has traditionally been a considerable challenge.

Providing staff with convenient, keyless access is a modern solution to streamlining healthcare safety and security—as well as hygiene practices. Recent innovations in prop-tech systems now allow healthcare facilities to set specific requirements of access control to oversee each employee and ensure security of their assets. Understanding the advanced access control needs in healthcare settings, Salto has developed innovative solutions to meet these complex challenges.

Smart Control Solutions

Salto’s proprietary SVN (Salto Virtual Network) technology allows locks to communicate through user credentials such as ID badges, key cards, key fobs, and smartphones. By linking user profiles and working calendars to specific areas or practice zones, healthcare facilities can instantly set and modify user access privileges. This not only enhances security but also streamlines the workflow, reducing administrative burdens associated with traditional key management. Once scanned on one of the main connected access points throughout the hospital, the information stored on the access credential reports back to the network providing an audited trail of all access points and locations the card holder has visited. The SVN allows the natural movements of people to create an audit trail that helps to monitor access to hospital assets and workflow.

Sensitive areas such as birthing centres and intensive care units are safeguarded by restricting access to authorized personnel only, protecting assets, data, and medical supplies. In the context of infectious diseases, a modern access control system can be used to audit patient movement flows and for contact tracing, thus aiding in contagion control and microbe protection.

Stand-Alone Locks Need No Internet Connection

Using Salto’s “Data-on-Card” technology means individual locks do not need internet connectivity. Throughout the day, information from each access credential is transferred back to the network. Each time users’ credentials interact with an offline lock, a “read/write” exchange of information occurs. This instantaneous data swap updates the lock with the latest user information for the entire network and simultaneously updates the credential with information about every user who has accessed that lock.

In high-touch healthcare environments, hospital lockers equipped with keyless access systems not only offer convenience but also play a vital role in maintaining security and hygiene standards. These keyless locker systems eliminate the need for physical keys, reducing the chances of cross-contamination—a critical factor in sterile environments. This ease of use not only benefits staff but also enhances the overall hygiene within the facility. Implementing advanced locker solutions like those offered by Salto, can significantly enhance a hospital’s operational capabilities, making it a safer place for both staff and patients.

Designed to optimize the control and monitoring of lockers in healthcare environments, Relaxx by Gantner—part of the Salto Wecosystem—is a cutting-edge locker management software. Offering a centralized platform to manage locker use assignments, usage data, and access rights, the software allows real time updates to access rights and 24/7 monitoring. The Relaxx software user-friendly interface allows administrators to easily assign lockers to individuals or groups, set access permissions, and monitor locker status. This functionality enhances operational efficiency and improves user experience by minimizing wait times and ensuring secure, hassle-free access.

Advanced Tracking and Auditing

Advanced locker systems offer secure locking, encrypted communication and alarm function to prevent tampering, a digital audit trail tracks and verifies all access attempts. This ensures that only authorized personnel can open specific lockers, helping safeguard personal items and sensitive materials, significantly reducing the risk of theft or unauthorized access.

Smart lockers allow hospitals to:

Quickly Add or Modify Access: As staff members join, leave, or change roles, the system can easily update access permissions, ensuring that only authorized people have access to specific areas.
Facilitate Emergency Situations: In case of an emergency, locating a staff member becomes easier with digital records of locker access, which can provide crucial information quickly.
Flexible Use Cases: For pharmaceutical lockers, utilizing RFID technology and mobile access credentials ensures that only authorized personnel can access medication storage. This helps meet regulatory compliance and also prevents unauthorized access and potential theft. By providing secure and efficient personal storage, secure lockers can be integrated into the hospital’s overall security network.

Advanced locker systems integrate with existing hospital security infrastructure, including video surveillance and alarm systems. Hospitals can easily expand their security infrastructure to include additional properties thanks to the adaptable Salto design. By implementing smart locker systems, hospitals can better manage contagion risks. Limiting and controlling access to areas with contagious diseases helps manage patient movement flows and track potential contagion chains, significantly enhancing infection control measures.

Hospital lockers play a crucial role in ensuring the safety and efficiency of healthcare environments. By providing convenient, keyless access and robust security features, smart lockers help protect belongings and sensitive or controlled materials, providing peace of mind for hospital workers, their patients and medical facility management. Their integration into the broader hospital security infrastructure provides daily support to critical healthcare professionals.

Implementing Salto solutions can eliminate the cost of replacing keys and maintaining outdated access systems. Easy and economical to deploy, Salto’s solutions offer a path to upgrading facility safety and security and retrofitting modern access control into existing infrastructure.

Salto continues to champion innovative-thinking and is a leader in access control technology, offering unparalleled convenience and security. The future is ready to unlock. To learn how your facility can benefit, visit saltosystems.ca

Fast Forwarding Hospital Construction: How Prefabricated Cassettes Shape Medical Infrastructure

Relief is on the horizon for the lengthy delays caused by hospital renovations and expansion. Frustrated by downtime, lengthening waiting lists and the negative impact on patients, some hospitals are looking for alternatives to fulfill their needs faster with minimal disruption to their daily operation.

Take Brockville General, for instance. The need for an MRI suite was obvious. Up until early 2024, patients needing a scan were forced to travel to either Kingston or Smiths Falls, almost an hour’s drive away. The hospital needed construction completed quickly so they could begin scanning a growing waiting list of patients.

One innovative opportunity stood out. Instead of using traditional construction methods, SDI Canada could build Brockville General’s MRI suite off-site in a controlled, sterile environment and deliver it to the hospital where the site would be prepped and ready for its installation. The facility could be built faster, the project would be less expensive, and there would be less disruption for the hospital in general.

In March 2024, two super-loads of modular Cassette ® MRI scanning room were carefully transported from a factory in north GTA to Brockville. After a journey that took 7 days, the prefabricated buildings—each weighing 110,000 lbs—were lifted by crane and placed like puzzle pieces in their new location.

Brockville General Hospital is now training hospital personnel and patients are already scheduling appointments. It is expected that the hospital will begin scanning patients within 14 months of contract signature, a goal which would not have been achievable had this been built using regular construction.

Toufic Abiad, President and Founder of SDI Canada explains that the latest innovation in medical infrastructure plays off several variables traditionally known as the ‘construction triangle.’

“Now we can deliver something at a controlled and lesser cost, with a higher quality, and it’s going to be ready faster,” he says. “We’ve broken the famous construction triangle. Cost vs quality vs time”

The initial project at Brockville was slated to take around two and a half years to complete using traditional construction methods. SDI Canada delivered the prefabricated Cassette ® modules in one year. “This year of extra scanning will help save countless lives by pushing forward their diagnosis and allowing earlier treatment for more patients,” Abiad stresses. “Not only does this mean more people are being treated, but the resultant waiting lists are shortened as the pressure on hospitals is reduced.”

The reduction in wait times means relief not only for Brockville General, but also for the hospitals in Kingston and Smiths Falls.

“It improves a hospital’s efficiency and ability to provide for the community. Everyone’s a winner.”

Innovation of How

“We’ve learned from the innovation of things, but it’s time to recognize the innovation of how,” says Abiad. “The point is not to take a hospital hostage through construction, the point is to deliver care. ‘How’ we’re doing this has a huge impact.”

For hospitals with room to spare on-site, prefabricated Cassettes® are a common-sense and easy-to-initiate solution.

The two prefabricated modular cassette structures making up Brockville’s MRI suite were the first in Ontario and come with impressive credentials. The Cassette® structure is designed and engineered and complies with Institutional Type II-B and Seismic “D” requirements. The Cassette® structure can withstand 150 MPH hurricane force winds, heavy snow loads and influences known to create imaging artifacts. It also meets strict criteria requirements for medical equipment installation and operation, can be installed either vertically or horizontally, and be used as an extension of existing facilities or as a standalone unit. Prefabricated Cassettes® comply with building codes, are fully CSA Certified as CSA A277 building, and additionally are post disaster, CWB Certified.

The Cassette® prefabricated building solutions meet a variety of needs for healthcare facilities and can be used for MRI, CT, PET/CT, critical, primary and respiratory isolation units. It is completely customizable to the hospital’s needs and can even serve non-critical applications.

The standard size for a Cassette® is 16 x 60 x 12 ft / unit and can be added on to as needed. A variety of finishes are offered, from standard stucco, partial or full brick wall, curtain wall or metal siding. Depending on the parameters of the project, estimated time for delivery is between 12 to 18 months.

Now Manufacturing in Canada

Understanding the strength in partnerships, SDI Canada has partnered with PDC, a US company specializing in prefabricated buildings, to be their exclusive Canadian distributor and their licensed manufacturer for Cassettes in Canada. SDI Canada has always been committed to local content and as of 2024 will be manufacturing Cassettes in Canada.

Canadian regulations vs the work volume vs the intricacies of working with publicly funded hospitals deterred off American suppliers; by handling these aspects and providing substantial volumes, SDI has become the reference for healthcare infrastructure providers wanting to service the Canadian eco-system. “My idea was to combine many projects and act as the manufacturer’s bridge to Canada. That’s what we did with the Cassettes,” Abiad says. “I also wanted an agreement to say that if volume reaches a certain level, I can manufacture in Canada. Now, we’ve reached that level.”

Founded in 2003, SDI Canada is the Canadian leader in the implementation of MRI and biomedical equipment, the design and construction of medical infrastructures and the distribution of specialized accessories. To learn more, visit www.sdicanada.ca or email [email protected].

Swing space allowance enables booze sales haste

A two-week advance in the rollout of Ontario’s new liquor retailing regime comes with some swing space allowance for the 450 grocery stores that are already licensed to sell wine, beer and cider. These businesses had been afforded the flexibility to begin selling pre-mixed alcohol beverages and large beer packs with up to 30 containers beginning August 1, but the Ontario government has now moved that date forward to July 18.

“This is an important milestone for grocery retailers and consumers alike as we continue our work modernizing Ontario’s alcohol marketplace,” says Ontario’s Minister of Finance, Peter Bethlenfalvy.

To help accommodate the earlier arrival of product, retailers have been granted temporary leeway to shelve liquor stock in various, non-contiguous areas “with some limits”. Normally, the rules dictate that alcohol must be organized by product category and displayed in one delineated section of the store.

Convenience stores that have obtained licenses from the Alcohol and Gaming Commission of Ontario can begin selling wine, beer, cider and pre-mixed alcohol beverages on September 6, with the remainder of grocery stores to follow on November 1.

Buyer enthusiasm lukewarm during spring market

Canada’s spring home-selling season wasn’t as hot as predicted. Buyers weren’t so eager to return to the market, even with the Bank of Canada’s rate cut to 4.75 per cent in June. Royal Lepage’s recent House Price Survey suggests interest rates need to drop further to revive buyer confidence.

The average home price currently stands at $824,300, a 1.9 per cent increase year-over-year. “Nationally, home prices rose while the number of properties bought and sold sagged; an unusual dynamic,” said Phil Soper, president and CEO, Royal LePage. “The silver lining: inventory levels in many regions have climbed materially. This is the closest we’ve been to a balanced market in several years.”

Looking at the major regions, Toronto and Vancouver reported slower-than-usual market activity as inventory builds. Demand continues to outpace supply in prairie provinces and Quebec. Home prices for the second quarter rose the highest in Quebec City at 10.4 per cent.

Royal LePage is forecasting that home prices will moderately increase throughout the second half of this year. In the fourth quarter, they could grow 9.0 per cent compared to Q4 2023.
According to housing type, the median price of a condominium increased 1.6 per cent year over year to $596,500, while the median price of a single-family detached home increased 2.2 per cent year over year to $860,600.

On a quarter-over-quarter basis, the median price of a condo increased 0.8 per cent. Single-family detached homes rose 1.8 per cent.

The average home price remains well above pre-pandemic levels. Q2 2024 saw an increase of 30.8 per cent over the same period in 2019.

With a few regional exceptions, prices have been fluctuating between modest declines and increases due to the impacts of higher interest rates. This has caused some markets to stall.
“

Canada’s housing market faces pent-up demand after two stifling years of high borrowing costs. While inflation control is crucial, persistently high rates are increasing the risk of a surge in demand when buyers inevitably return,” says Soper.

“New household formation and immigration keep fueling the need for housing, and a sudden release could create much market instability. This highlights the need for a more nuanced approach that balances inflation control with economic vitality,.”

Condos: a regional look

In the Greater Toronto Area, the average price of a condo compared to Q2 2023 is now $741,500—up 1.4 per cent. Yet in the city of Toronto, the median price of a condo decreased 2.4 per cent to $711,500.
However, it’s predicted that the GTA will see the greatest price appreciation of all major markets (10.0 per cent) in the fourth quarter this year.

Karen Yolevski, chief operating officer at Royal LePage Real Estate Services, said activity has slowed across all housing types right now, not only in the resale market, but in pre-construction as well.

“Consumers’ ability to purchase a new construction property – whether investors or end-users – has been blunted by the fast and furious rise in interest rates over the last two years, as the value of pre-construction units are not increasing at the same pace as mortgage costs in the time between purchasing and closing,” she said. “This drop in demand has in turn diminished builders’ confidence to launch new products in the near-term. The high cost of borrowing continues to be a major roadblock for builders in this city, and across the country.”

In Ottawa, the average price of a condo went up 1.0 per cent to $404,300. Demand has been slow, but likely to get a boost in the fall. Sellers there are able to hold out for the right offer amid cautious buyers, says broker John Rogan. There is an expected increase of 4.5 per cent by Q4.

The Greater Montreal Area saw condos increase 0.9 per cent to $465,800 year-over-year. Royal LePage predicts an increase of 8.5 per across all housing types by Q4.

The June rate cut didn’t attract as many buyers back to the Greater Vancouver market either. The average condo price there rose 1.0 per cent to $777,100. A 5.5 per cent increase is expected in the fourth quarter. In the city of Vancouver, condos rose 3.7 per cent to $852,100.

“We continue to see consumers sitting on the fence, taking their time with their real estate purchase decisions,” said Randy Ryalls, general manager, Royal LePage Sterling Realty. “Inventory has continued to grow, giving prospective buyers some much-needed choice and keeping market conditions balanced. As is normally the case for this time of year, buyers and sellers have hit pause to enjoy the summer months.”

In Calgary, condos and townhomes in particular are fueling the market with new supply. The average condo price went up 8.6 per cent to $273,600 in Q2. “Sales activity remains strong in Calgary, with many homebuyers competing for properties in multiple-offer scenarios,” said Corinne Lyall, broker and owner, Royal LePage Benchmark. “So far, the long-awaited rate drop has only really benefited variable-rate mortgage holders, who are now seeing some relief on their monthly mortgage payments.”

The aggregate price of a condo in Edmonton increased 4.2 per cent to $201,600 in Q2. The city, alongside Quebec, recently topped a list of cities residents in Toronto and Vancouver would be willing to relocate to. The average home price there is projected to rise 6.5 per cent in Q4.

More regional price details can be found here.

Setting summer cleaning schedules

Spring cleaning gets a lot of attention, but what about the summer? Staying on top of your cleaning and maintenance through the hotter months with set schedules will provide you peace of mind, a safer working environment, and allow you to better plan for the future.

Here are some steps you can take to ensure that your building and property stay clean, maintained, and fall-ready through the summer:

With bacteria thriving in hot, damp conditions, deep cleaning is crucial. Cleaning your furniture, carpets, bathrooms, and more, will help keep your facility sanitized and safe.
Allergies mean that people may be sneezing and coughing more indoors, so sanitizing high-traffic areas must remain at the top of the propriety list. As well, changing your HVAC filter can help ensure that you are filtering the air for pollutants that may aggravate these conditions.
Open doors and windows allow for more dust and dirt to enter the building more frequently. Regular cleaning of public areas is necessary to keep spaces looking bright and clean.
With the summer heat, special attention needs to be paid to your garbage and recycling bins. Empty and spray them down regularly to reduce odours and deter visits from pests.
Maintain the exterior of your building by completing minor repairs on the roof, in the gutters, to your outdoor sprinkler system, or your parking lot. Take care of these issues before the weather turns to check that work off your list.
Conduct regular outdoor landscaping tasks like pruning, trimming, and cutting the lawn to keep your property looking its best and limit the maintenance required at the end of the season.
Regularly power wash the pathways and check for uneven or cracking sections that need repair to keep your property safe for employees and visitors.
Check window and door seals for cracks and mould, completing any repairs or remediation in time for fall.

Cleaning and maintaining your building means paying attention to the interior and exterior through the summer. Keep your facility clean, safe, and looking great with a regular cleaning and maintenance schedule.

Toronto considers office replacement pullback

Proposed new policy directions could open the way for a broader range of redevelopment projects in some of Toronto’s key urban districts. A new report to City Council summarizes emerging thinking from an in-progress study of office space needs and recommends a significant pullback from current requirements for 100 per cent replacement of any office space removed from specified downtown areas or at the midtown Yonge and Eglinton node.

Planning staff are instead advocating that a minimum of 25 per cent of demolished or converted office space be replaced with office or another designated non-residential uses in combination with affordable or supportive housing. It’s also suggested that this policy be reviewed and reaffirmed on a four-year cycle to adjust for potential changes in the office market. Currently, the City’s consultant has projected that new supply will not be in demand until at least 2034.

“Financial analysis indicates that for areas with in-force 100 per cent replacement policies, reducing this requirement to 25 per cent and enabling the provision of alternative uses such as affordable housing or other non-residential uses would meet city building objectives in light of existing and projected office demand,” the report to City Council’s planning and housing committee states. “Staff are of the opinion that a temporary reduction in the City’s overall supply of office space will not have a detrimental effect on the City’s economy in the short term. In the medium-term, staff anticipate that office demand will return.”

The staff report and associated background studies precede a looming update of Toronto’s Official Plan. Last fall and earlier this year Council directed staff to explore the options for converting vacant office space to housing or other potential uses, and also called for more insight on long-term employment trends, evolving office use patterns and economic pressures on existing office stock.

Differing perspectives on Class A and B inventory

Much of the ensuing commissioned consultant’s report is unlikely to be surprising to commercial real estate players (particularly since industry stakeholders were interviewed for input). It highlights the largely unforeseen decline in workers’ office attendance arising from the upheaval of the COVID-19 pandemic in tandem with the arrival of 9.2 million square feet of newly constructed office space since 2019. As well, it reiterates the divergent trends that have seen well-located, high-performance Class A and AAA buildings hold their tenancies and rent levels while aging Class B stock flounders.

Among the trends noted, the availability rate for downtown office buildings constructed since the year 2000 is pegged at 10.1 per cent versus 16.6 per cent for buildings of older vintages. Class A and Class B vacancy rates are roughly comparable, but for far different reasons. The downtown market has experienced a 13.6 per cent gain in Class A supply since 2019 and a negligible addition of Class B space. About 3.2 million square feet of new office space is still under construction downtown and Class B is bleeding tenancies to the loosening Class A market — a trend doubly driven by more competitive Class A rents and tenants’ diminishing space requirements as they adopt hybrid work models.

The consultant’s report underscores the message that “not all office space is equal” — maintaining, in essence, that many Class A landlords are grappling with a relatively routine market down cycle, while Class B buildings are facing obsolescence. “This distinction continues to emphasize a need to maintain and enhance the supply of Class A space in Toronto and potentially re-evaluate future prospects for Class B and C level spaces,” it states.

Toronto’s current planning policies prohibit a net loss of office space in the Financial district or along the corridor surrounding Bay Street stretching up to Bloor Street, and encourage a net gain of office space in those areas. As well, institutional or other non-residential space that’s lost due to demolition or redevelopment within the designated Health Sciences district, surrounding University Avenue, must be fully replaced.

At Yonge and Eglinton, there’s a requirement for 100 per cent replacement of office space that is removed to make way for a tall building or large development site, but rebuilds could occur anywhere within the larger area defined as midtown. Yet-to-be-enacted policies (still awaiting Provincial approval) of Toronto’s official plan also set conditions for office space in mixed-use developments slated for downtown, the central waterfront, designated urban centres such as North York or Scarborough Centre, or within 500 metres of a subway, LRT or GO train station.

Balancing current priorities and future needs

Planning staff flag several issues for Council to assess before revising those policies, including: its stated priority to increase housing supply; Toronto’s role as a national economic engine; a call for other kinds of non-residential venues to foster industries and services that don’t use conventional office space; and the importance of a robust commercial assessment base.

“The loss of office space is typically a permanent outcome that cannot be reversed later if market conditions change,” the report cautions. “Considering Toronto’s important economic role as Canada’s largest concentration of office employment and corporate headquarters and the potential risks of losing office employment space, any policy changes should be informed by comprehensive analysis of trends in the real property market and broader economy.”

The report was tabled at the planning and housing committee meeting on July 11, but stakeholder consultation, financial analysis and assessment of policy options are ongoing. The full Council will have to make any future formal decision. In the interim, City staff are already negotiating with potentially affected redevelopment proponents who have applications in process.

“Where appropriate and on a site-by-site basis, staff are requesting replacement to be provided as alternative non-residential uses (including exploring opportunities for hotels, medical offices and post-secondary institutions) or affordable housing beyond the minimum amount secured through community benefits charges (CBC),” the report advises.

A joint submission to the planning and housing committee from the Greater Toronto chapter of the development industry association, NAIOP, and the Building Industry and Land Development Association (BILD) of Greater Toronto commends the City’s initiative in undertaking the office needs study, but argues that even a 25 per cent replacement threshold could be stifling.

“Given the existing oversupply of office space, a market based approach to replacement would be most appropriate,” the submission maintains. “While redevelopment projects that propose significant density may be able to account for 25 per cent replacement, smaller projects may not. Tying the quantum of replacement to existing gross floor area without considering the magnitude and scale of the proposed redevelopment may not be appropriate.”

Your windows can help cut costs and increase sustainability

While sustainability remains a priority for many facility and maintenance managers, it is also becoming increasingly mandated by governments to go greener. In many cases, technology has made it easier to transition from traditional practices and products, using advancements that help companies get closer to their ESG goals. Today’s advancements offer several options to add sustainability and lower costs through your windows, from tints to smart systems, and more.

Tinted windows

Today’s tint prioritizes the reduction of energy consumption by reducing the amount of light and heat that enter the building. Studies show that an effective window film reduces energy consumption by up to 30 per cent, so adding a film tint to your windows can save you money and help lower your carbon footprint. Effective window tints also protect the interior of the building from 99 per cent of UV rays, sparing your flooring and furniture from prolonged exposure, and lengthening their lifespan. Covering your windows with a tinted film can also help take some of the pressure off your HVAC system, reduce energy consumption, and save on your heating and cooling costs.

Smart windows

Smart glass allows windows to switch from clear to frosted with the use of an electrical current. Containing thin levels of metal oxide, the tint levels change when electricity is applied, and the ions move within them.

This technology is energy efficient, helping to reduce heat and UV in the building. It can be monitored and controlled remotely and programmed to switch on a schedule. While this product can require a large investment, it is an upgrade to consider when the time comes for window replacement.

Efficient windows

Window placement can have a dramatic effect on the efficiency of your building. Adding windows to the south-facing side of your building can help you harness passive solar energy to help heat your building in the winter. If you are replacing your windows, consider environmentally friendly frames like vinyl or aluminum, as both are 100 per cent recyclable.

Double-paned glass is another way to make your building more efficient, allowing 50 per cent less heat to flow through it in the winter. This is something to consider when it comes time to replace the windows in your building.

Your window choices can help increase your building’s efficiency, boost sustainability, and help you achieve your ESG goals.

New MEI study blames excessive regulation for high housing costs

According to a new study by the Montreal Economic Institute (MEI), regulatory burden is preventing Montreal’s housing supply from adjusting itself, contributing to the rapid increase in housing prices seen throughout the city.

“The more regulation there is, the longer it takes and the more it costs to build new units, thus making housing more expensive and harder to find,” says Vincent Geloso, senior economist at the MEI and author of the study. “Contrary to what the mayor claims, the market is capable of responding to demand; the City just needs to allow it to play its role.”

The study shows that the higher the index of regulation, the higher the ratio between housing prices and income tends to be. In Greater Vancouver, for example, where the index of regulation is highest in the country, a home costs approximately 14 times the average income of its residents. By contrast, Greater Edmonton has the lowest index of regulation at roughly four times the income of residents. Montreal, meanwhile, falls somewhere in the middle at around six.

Between the 1970s and the mid-2000s, however, the price of a home in Montreal was much lower, around three times the income of residents. Geloso argues that housing in Montreal today is more regulated than in 73 per cent of Canadian cities and provinces surveyed by the Canada Mortgage and Housing Corporation. Additionally, he points to a number of new regulations that have made the market more rigid, preventing it from adapting to demographic changes.

“The increase in the time required to obtain a building permit clearly shows the loss of flexibility resulting from regulation,” he says. “When it takes an average of 540 days to obtain the authorization to build in the mayor’s borough, obviously it’s the administration, not the market, that’s to blame.”

To read the MEI study, click here: https://www.iedm.org/wp-content/uploads/2024/07/lepoint092024_en.pdf

Most liveable places in Canada identified

Affordability and safety factor highly into Canada’s most habitable neighbourhoods, according to preferences identified in RE/MAX’s new 2024 Liveability Report. Proximity to work and walkability weren’t as important compared to the same report in 2020, showing how key considerations have also shifted post-pandemic.

RE/MAX refers to liveability as the “qualities that give each homeowner the true satisfaction of living in their neighbourhood.” A Leger survey of 1522 Canadian residents was conducted this past January.

Forty-four per cent of Canadians said affordability was a crucial component of liveability. They also desire access to amenities, such as green spaces, schools, health services, restaurants and cultural facilities. Many neighbourhoods that reflect these preferences are concentrated in the Prairie provinces.

Compared to RE/MAX’s 2020 report, belonging and peace of mind hold greater meaning now than three to five years ago for 68 per cent of respondents. Nearly half of Canadians also feel diversity and inclusion in their neighbourhood is more important than ever before.

The age of a home, a new criterion added to the 2024 survey, was the fourth most important factor. Preferences also reflect the impact of the pandemic. Proximity to work saw a decline (25 per cent in 2024, down from 34 per cent in 2020). Walkability dropped to 20 per cent this year from 37 per cent in 2020.

“Our survey shows that many have found a place they love, but we also know that ongoing affordability crises and housing shortages are severely impacting many Canadians and have become a barrier to home ownership in regions across the country,” says Christopher Alexander, president of RE/MAX Canada. “By rethinking design, relevant government policies and zoning bylaws as applicable in existing and new neighbourhoods, we can achieve a more effective and comprehensive national housing strategy that supports long-term liveability and greater affordability for Canadians.”

Most liveable neighbourhoods identified

Montreal-based data analytics company Local Logic partnered on the report to determine the 20 top liveable neighbourhoods. They used location scores, census data, and the criteria identified by Leger, minus neighbourhood safety. In most cases, local brokers vetted the lists with their own insight.

Metropolitan areas in the Prairies tend to be the most affordable in Canada and thus rank higher on overall liveability. Located primarily in Alberta and Manitoba, a few include: Downtown West End, Calgary; Daniel McIntyre, Winnipeg; and Oliver/wîhkwêntôwin, Edmonton. These spots offer a diverse population, and are within proximity to transit, downtown cores, and public amenities such as parks and art galleries.

Other places that ranked as some of the top in the country are: Westmount, Saskatoon; Heritage, Regina; Sandy Hill, Ottawa; Quinpool Areas, Halifax; Le Sud-Ouest, Montreal; Old Town, Toronto; and Corktown, Hamilton.

Overall, in Greater Montreal, Metro Vancouver, and Greater Toronto, the most livable neighbourhoods are often concentrated in the metropolitan centre, in older, established areas. They include Hochelaga-Maisonneuve and Quartier-des-Spectacles in Montreal. In B.C., three neighbourhoods stood out for their high-density, amenities and relative affordability: Fairfield, Victoria; Chinatown, Vancouver; and Springfield/Spall, Kelowna.

Other high-scoring neighbourhoods in Atlantic Canada are situated in Halifax: Forest Hills and downtown. In Charlottetown, P.E.I., the most liveable neighbourhoods are Brighton, Spring Park and East Royalty due to their growth and walkability.

The report also ranks a list of neighbourhoods that are best suited to specific lifestyles, such as city dwellers with kids, first-time homebuyers and health and wellness lovers. Brokers also share the most in-demand neighbourhoods.

Specific information about individual regions can be accessed here.

$3B power upgrade for Vancouver Island

BC Hydro will build more than $3 billion in capital projects on Vancouver Island over the next decade to upgrade and expand the electricity grid and provide clean power for homes and businesses in growing communities.

The spending is part of BC Hydro’s updated 10-year capital plan announced in January, which commits $36 billion to regional and community infrastructure.

These construction projects are forecasted to support 10,500 to 12,500 jobs annually, on average, and will increase and maintain BC Hydro’s capital investments as major projects such as Site C are completed.

The plan reflects growing demand for electricity across sectors due to population growth and housing construction, increased industrial development, and people and businesses switching from fossil fuels to clean electricity, among other factors.

Vancouver Island is experiencing significant growth in Victoria, Saanich, Langford, Colwood and Nanaimo. To meet growth in these areas, BC Hydro is investing in several projects including:

building a new substation in the Langford area that will power an additional 40,000 to 70,000 homes and be in service by 2030;
replacing end-of-life transmission underground cables that service Victoria, Esquimalt and Saanich, increasing capacity more than 60 per cent, enough to power more than 100,000 additional homes;
major distribution investments to increase power-line capacity to support new residential housing and anticipated residential load growth in Bear Mountain and Langford Heights; Victoria, Oak Bay and Esquimalt; and North and South Nanaimo.
upgrades of transmission capacity to Vancouver Island by replacing old undersea cables with new cables by the Gulf Islands; and
seismic upgrade projects to BC Hydro’s three dams within the Campbell River system – John Hart, Strathcona and Ladore – to maintain downstream public safety and to ensure a continuing reliable local supply of energy, with all three projects planned to be in service by 2030.

BC Hydro is also investigating the feasibility of grid-scale batteries on Vancouver Island to provide additional capacity to address anticipated growth and improve reliability in the region.