Top tips for summer landscaping

Summer is here, and with its arrival comes the need for an adjusted approach to outdoor maintenance. From drier conditions to curb appeal, summer landscaping has its challenges, but with a few simple steps, you can keep your property looking great all season long.

Whether you are starting from scratch or on a regular outdoor maintenance plan, here are some of the things to keep in mind for summer landscaping at your building:

Plant strategically for esthetics, with flowers that bloom intermittently, colours that draw attention where you want it, and focus on featuring complementary combinations.
Pay attention to how much sun exposure and water they need before planting and consider low-maintenance options wherever possible.
Stagger your plants so they don’t impede important signage or lighting.
Lawn care is a crucial part of your outdoor maintenance. Mow in different directions to avoid soil compaction, keep the grass at a medium length to keep its root system strong and avoid mowing right after rain for the best results. This may mean you need to adjust your spring mowing schedule to accommodate summer heat.
Create a watering schedule, with adjustments for the weather to keep plants looking healthy and grass green. An established lawn should need 1 to 1.5 inches of water per week.
Maintain your landscaping throughout the season by trimming and pruning to keep it looking great and staying healthy.
Maximize drainage to avoid standing water, which poses a risk of drowning your plants and attracting bugs, by keeping drains clear and free of debris. As fall arrives, you will need to winterize your irrigation system for colder temperatures.
As part of your outdoor maintenance, take care of any hazards and unsightly conditions like cracks in the sidewalks, uneven walkways, potholes, standing water, and more.
Regularly inspect shrubs and bushes for common diseases like boxwood blight or spider mite damage to stay on top of the health of your plants and address and issue right away.

Keep your property looking great and well-maintained through the summer to boost curb appeal and take a proactive approach to outdoor maintenance.

Canada set to switch off fluorescent lighting

Fluorescent lighting will disappear from the Canadian marketplace by the end of this decade. Following a lengthy development process, an updated version of the federal regulations governing mercury-containing products has now been published, establishing three dates for the phase-out of compact, straight, non-linear and induction fluorescents — at year-end 2025, 2027 and 2029.

Theoretically, these products cannot be manufactured in or imported into Canada after December 31, 2025. However, the regulations include a two-year transition period during which manufacture and import of replacement lamps and parts for existing systems will be allowed. After December 31, 2027, retailers will be given another two years to sell their remaining inventory of fluorescent products.

Additionally, manufacture and import of new high-pressure sodium vapour and metal halide lighting is to halt as of January 1, 2029, but, for now, replacement lamps and parts will be allowed indefinitely into the future. Production and sale of select fluorescent products for which there is no viable mercury-free alternative will also remain permitted, including lamps used for air, water or surface purification, sterilization, sanitization, treatment or disinfectant.

Mercury is a cumulative and lasting toxin that is detrimental to human and wildlife reproductive and neurological health, and it is a transboundary pollutant that can cause harm in areas beyond its country of origin. The updated regulations align with Canada’s commitment as a signatory to the 2017 Minamata Convention on Mercury, a legally binding international agreement under the United Nations Environment Programme (UNEP).

“We’ve seen the release of mercury into the air and water decline by half since 2007,” says Steven Guilbeault, Canada’s Minister of Environment and Climate Change. “It is crucial that we continue to protect the health of Canadians and their environment, while encouraging businesses to transition to safer alternatives.”

The accompanying regulatory analysis estimates the phase-out will result in a 91 per cent or 681 kilogram reduction in mercury released to environment in the 10-year period between 2026 and 2035, along with $3.86 billion in energy savings and a 4.6-megatonne (Mt) drop in greenhouse gas (GHG) emissions due to the switchover to more efficient LED lighting. On the cost side, government analysts calculate consumers will pay an extra $208 million on the upfront price of LEDs to replace fluorescent lighting over the 10-year period, but that does not include the cost of replacing fixtures.

Fixture replacement costs could not be accurately pegged because analysts could not determine how widespread that requirement will be. Based on projected savings on energy and avoided GHG emissions, the analysis reiterates that upfront costs would have to be 24 times higher than the estimated $208 million to cancel out the benefit to consumers.

“With advances in technology, many LEDs are simply drop-in replacements for their mercury-containing counterparts,” the analysis states. “To date, industry commentators have suggested that new light fixtures may be needed for some LED replacement lamps, but no data have been provided to support this claim.”

The analysis also looks beyond those who can be expected to voluntarily switch to LEDs. “It may be that some consumers require the ‘nudge’ that the amendments will provide by changing their purchasing habits from cheaper to more expensive lamps that save money over time,” it states.

Cleaning innovations that are here to stay

While using the latest techniques and tools holds the key to a best-in-class facility cleaning program, it’s important to understand how all the elements interact to get the necessary results.

A holistic approach

No matter how thorough the cleaning is in one area, inadvertent neglect of another can affect the entire facility, from the health of occupants to productivity and overall appearance.

In 2024, air purification, greener practices, and certifications have emerged as the industry frontrunners, driven by evolving expectations, innovation, and the greater emphasis placed on sustainability.

But these cleaning methods and supports aren’t isolated concepts; they’re integrated steps in a comprehensive and effective cleaning program. Each step works cumulatively to proactively tackle challenges, mitigate risk, enhance productivity, and deliver the highest standards of cleanliness and hygiene. The following three cleaning practices are components of an integrated approach to maximizing effectiveness in commercial facilities.

Air purification

With growing concerns about indoor air quality and its impact on health, air purification is now a critical element of facility maintenance. While traditional HVAC systems are essential for temperature regulation, they’re inadequate for addressing airborne pollutants indoors.

Poor air quality isn’t just uncomfortable, it can lead to short- and long-term health effects, increase the risk of spreading pathogens, contribute to absenteeism, and even decrease productivity. Proactive measures, such as air purification systems and electrostatic scrubbing are designed to supplement existing ventilation systems to:

Prevent illness, especially in high-traffic spaces, by removing air pollutants to reduce the risk of outbreaks and minimize the spread of germs and bacteria indoors.
Control odour, creating a more inviting and enjoyable indoor environment by eliminating odours and stale air.
Improve productivity, through well-ventilated air that supports higher cognitive function, higher concentration, and reduced absenteeism.

Sustainable chemistries

The current surge of interest in sustainable cleaning practices is spurred by environmental consciousness and the growing awareness of potential health implications that can be associated with many traditional cleaning chemicals. Harsh chemicals and synthetic additives contribute to water pollution, and in some cases have been linked to adverse health effects. In contrast, sustainable cleaning chemistries offer benefits that include:

Reduced environmental impact, as more sustainable products are formulated using natural, biodegradable ingredients that minimize harm to ecosystems and reduce carbon footprint.
Improved indoor air quality, by reducing or eliminating the volatile organic compounds (VOCs) that are emitted by many traditional formulations and compromise indoor air quality.

Credible certifications

Industry-recognized certifications are now seen as invaluable tools for validating and elevating cleaning standards. Organizations like CIMS (Cleaning Industry Management Standard) and GBAC (Global Biorisk Advisory Council) provide comprehensive frameworks that guide facilities in implementing best practices in both cleaning and disinfection. The result is substantially improved results, such as:

Risk mitigation: By adhering to standardized protocols and best practices, facilities can minimize the likelihood of accidents, injuries, and health hazards within the workplace.
Increased efficiency: As a result of the emphasis on consistency for efficiency and effectiveness in cleaning operations through proper training, the result is reduced waste, improved outcomes, and enhanced overall productivity.

Innovations continue to make inroads into daily practice and are quickly becoming industry standard, thanks to their ability to reduce labour requirements, improve sustainability, and deliver better cleaning outcomes. Staying on top of the latest innovations is key to assessing where and how they may fit in a comprehensive process.

From tools and techniques to staffing structure, recruitment, training and retention, commercial cleaning continues to evolve. Changing expectations, fluctuating space utilization, and new and emerging environmental and safety standards all present challenges. Along with these are opportunities to refine approaches, reduce unnecessary activities, improve employee health, safety, and job satisfaction, as well as the quality and efficiency of building cleaning and hygiene.

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

WHO recognizes Vaughan as age-friendly city

The City of Vaughan was accepted into the World Health Organization’s Global Network for Age-friendly Cities and Communities. The international recognition was bestowed during a ceremonial presentation on June 18.

The mission of the WHO’s Network is to help cities and communities around the world to become increasingly age-friendly through international collaboration and knowledge sharing.

In 2022, Council approved the “Creating a city for all ages: Vaughan Age-Friendly Community Action Plan,” which was developed under the guidance of the City’s Older Adult Task Force. The task force’s mandate was to recommend policies, initiatives and strategies, including exploring opportunities to move towards an age-friendly community and the promotion of healthy seniors.

Vaughan is expected to reach a population of about 500,000 by 2041. It is projected that older adults (55 years and older) will represent more than 30 per cent of the total population by 2031. The City has been taking steps to create a more inclusive community at every stage of life.

“As the lead department in advancing the City’s age-friendly efforts, Recreation Services is committed to integrating appropriate practices to ensure residents feel included and can access programs and services at all stages of life,” said Gus Michaels, deputy city manager, community services.

BCCA issues risk alert: Contract A removal

The BC Construction Association (BCCA) has issued an industry alert about the removal of “Contract A”, following the confirmation of cases of its removal from the procurement process by a growing list of public owners, including some municipalities, school districts, universities, and crown corporations.

In the absence of “Contract A”, BCCA warns that general contractors and trade contractors should not assume that they will be treated fairly and probably have no legal recourse for being treated unfairly.

In Canadian contract law, “Contract A” ensures fairness, openness and transparency between the owner and each compliant bidder who responds to a procurement call. “Contract A” typically includes terms and conditions such as deadlines, evaluation criteria, privilege clauses and often the requirement for bid security. It serves to protect the legitimate expectations and interests of all parties.

“The removal of “Contract A” is the most significant violation of public sector procurement processes that the construction industry has seen to date. It is a serious concern for industry associations and should be of equal concern to BC taxpayers,” said BCCA president Chris Atchison. “When a public sector owner willfully removes an obligation to act fairly in its dealings with you at the start of a project, you have to ask yourself: do you really want to bid on that project and work with that government entity?“

The associations stresses that the absence of “Contract A” undermines the integrity of the procurement process, and may result in: lack of transparency, bid shopping, legal vulnerabilities, unequal treatment and more.

BCCA recommends construction firms proceed with extreme caution in the face of the unprecedented implications of the removal of “Contract A”. Contractors are advised to:

read all procurement documents carefully.
use the RFI process to question the intent of the Owner’s procurement process in cases where “Contract A” has been removed.
seek legal advice when they have questions or concerns about procurement and contract conditions.
consider qualifying their bid only once they have fully evaluated the associated risks and are prepared to accept the consequences.
advise their regional construction association and BCCA of any irregularities in the procurement process through the BCCA Public Sector Transparency Tip Line.

“As the industry moves toward increased collaboration and working together to tackle the challenges of today’s increasing costs and decreasing labour force, issues like a lack of fair procurement are an unneeded distraction. The removal of “Contract A” adds unnecessary uncertainty and risk that could increase project costs and impact the construction of critical infrastructure needed to support BC’s economy and communities,” said Jeannine Martin, president, Vancouver Regional Construction Association.

Kamloops cancer centre procurement moves ahead

Two qualified teams have been selected to participate in the RFP to build the new BC Cancer Centre at Royal Inland Hospital: EllisDon Corporation, and PCL Constructors Westcoast Inc.

Following the evaluation of RFP submissions, Interior Health and BC Cancer will choose the project’s design-build team. It is expected the team will be chosen by May 2025, with construction beginning summer 2025.

“As we move through the procurement process for the new Kamloops cancer centre, we are another step closer to starting construction,” said Susan Brown, president and CEO, Interior Health. “Together with BC Cancer, we are looking forward to bringing expanded cancer services to patients and their families in a new modern space.”

The new Kamloops cancer centre will be a five-storey facility built on the Westlands site on the hospital campus. There will be space for radiation treatment, radiation-therapy planning, including a CT simulator, an outpatient ambulatory-care unit, including 10 exam rooms, and two consultation rooms for radiation-therapy services, an additional MRI suite, and patient arrival and check-in areas.

The centre will have three linear accelerator vaults. These heavy, concrete structures contain radiation equipment used for cancer-patient treatment.

In collaboration with Indigenous partners, there will also be a sacred space for patients, caregivers and staff, with features to support traditional ceremonies.

A new 470-stall parkade will also be built as part of the centre.

In addition, upgrades to the hospital to expand cancer care have been approved, which include updating and expanding the pharmacy, and relocation and expansion of the community oncology network clinic from the eighth floor to the main floor, with more space and improved access.

The new Kamloops cancer centre project budget is $359 million, shared between the provincial government and the Thompson Regional Hospital District.

Calgary pilots autonomous mower to trim green space

The City of Calgary began testing-out an electric commercial-sized autonomous mower for the first time. The small-scale pilot, which began in mid-May, involves one 160-pound mower at a single location for 30 days.

“Seeking more efficient ways to care for our park spaces is something we are always focused on,” said spokesperson Kyle Ripley. “Part of this is trying out innovative ideas, like autonomous mowers, to see if we can identify an opportunity to improve our operations.”

The autonomous mower may operate like the vacuum robot in a house — with a charging station and pre-planned schedule — but it is a lot bigger and mows in straight lines instead of randomly. It’s about the size of a wooden packing pallet and is built to keep grass at a more consistent height through regular trimming. The mower’s micro-mulching feature is expected to result in healthier grass over time, make it lusher and potentially require less water to keep the turf green.

City staff have been monitoring the mower’s status using a software application that also enables them to adjust the mowing schedule. With the pilot wrapping up, the city plans on reviewing the results to determine if autonomous mowers are a good fit for maintaining select park spaces.

Home sales slow slightly in May, CREA report finds

Home sales across Canadian markets dipped slightly by 0.6 per cent between April and May, remaining a little below the ten-year average. In its latest statistics report for May, the Canadian Real Estate Association noted that the Bank of Canada’s recent rate drop by a quarter-percentage point will likely lead to increased activity in the future.

“The Bank of Canada’s June 5 rate cut may have only been 25 basis points, but the psychological effect for many who have been sitting on the sidelines was no doubt huge,”said Shaun Cathcart, CREA’s senior economist. “The question now turns to further rate cuts – specifically, how fast, and how far?”

New listings were up by 0.5 per cent. By the end of May there were about 175,000 properties listed for sale, up 28.4 per cent from a year-over-year but below historical averages. This has contributed to an increasing number of homes for sale.

“The spring housing market usually starts before all the snow has melted, somewhere around the beginning of April, but this year I believe a lot of people were waiting for the Bank of Canada to wave the green flag,” said CREA ChairJames Mabey. “That first rate cut is expected to bring some pent-up demand back into the market, and those buyers will find there are more homes to choose from right now than at any other point in almost five years.”

Actual home prices have also dropped, but those numbers don’t account for all geographic areas. The national average home price was $699,117 in May, down 4 per cent from a year earlier. In Calgary, Edmonton, and Saskatoon, prices have steadily inched higher since the beginning of last year.

Seven new arrivals join CMHC executive and board

Colleen Volk has been named president and chief executive officer of Canada Mortgage and Housing Corporation (CMHC) and will step into her new role in sync with the arrival of a slate of boardroom leaders. That includes the former mayor of Edmonton, Don Iveson, who has been appointed board chair, and five new board directors: Darlene Hyde; Laurie LeBlanc; Nick Macrae; Heather Tremain; and Ray Williams.

The federal Crown corporation provides financing, programming, research and market data across the breadth of Canada’s housing sector with a mandate to support affordability and choice in supply and competitive, efficient housing production. Volk comes to the top job with an extensive background in the Alberta and federal public service, most recently rising to Deputy Minister in various Alberta portfolios, including operations, intergovernmental affairs and energy. She also has nine years of CMHC experience earlier in her career, where she attained the positions of assistance vice president of finance and managing director of securitization.

“I look forward to working closely with both Ms. Volk and the CMHC board in the coming years to progress on the government’s efforts to deliver on Canada’s housing priorities,” says Sean Fraser, Canada’s Minister of Housing, Infrastructure and Communities.

“Along with my new board colleagues, I hope to bring my experience and passion for housing to the goal of ensuring everyone living in Canada has a place to call home,” Iveson concurs. “I am honoured to be joining the CMHC board of directors as board chair and to be working with Coleen Volk, the new president and CEO.”

During his tenure as Edmonton’s 35th mayor, Iveson shepherded progressive housing and community energy policies and was chair of the Big City Mayors caucus, a leadership working group promoting the issues of Canada’s largest urban municipalities. Currently, he leads Civic Good, an advisory practice consulting on housing, climate, civic innovation and governance.

The five new board members bring complementary backgrounds in finance, real estate and government administration to their task, as well as collective knowledge of markets across Canada. Darlene Hyde is the former chief executive officer of the B.C. Real Estate Association and former executive director of the Metro Vancouver Commercial Real Estate Development Association. Laurie LeBlanc has served as Deputy Minister of four Ontario government ministries, including Municipal Affairs and Housing.

Nick Macrae is senior vice president and head of investments at Woodbourne Capital Management, a private investment firm specializing in rental housing, seniors housing, purpose-built rental and mixed-use properties, and was previously senior real estate portfolio manager for the Healthcare of Ontario Pension Plan (HOOPP). Heather Tremain was previously chief executive officer of Options for Homes, an organization that leverages innovative financing to help low- and moderate-income families achieve home ownership. Ray Williams is the former vice chairman, financial markets, at National Bank Financial, and co-founder of the Black Opportunity Fund.

“Together, we will work on today’s challenges to build the housing system of the future,” Volk pledges. “I look forward to leading the organization in supporting Canada’s housing system with the dedicated group of people at CMHC.”

Celebrating the newest cleaners to achieve ISSA’s CIMS Advanced by GBAC

ISSA, the worldwide cleaning industry association, is pleased to announce 12 ISSA member companies have successfully achieved Cleaning Industry Management Standard (CIMS) Advanced by GBAC certification or CIMS-Green Building (CIMS-GB) Advanced by GBAC certification in the second quarter of 2024.

CIMS and CIMS-GB certification help to set cleaning organizations and their green cleaning operations apart in the marketplace. It also helps to meet the growing demand for the U.S. Green Building Council’s (USGBC) Leadership in Energy and Environmental Design (LEED) certification. CIMS and CIMS-GB certification are required in many cleaning service bid specifications as customers look for an effective way to identify high-quality providers committed to customer satisfaction.

“CIMS Advanced by GBAC certification is a globally recognized program that has opened many doors for companies to do business with federal agencies, property management firms such as Jones Lang LaSalle (JLL), and private organizations,” said ISSA Senior Director of Education, Brant Insero. “CIMS allows cleaning organizations to demonstrate their commitment to the highest standards of managing their business. Achieving CIMS certification elevates cleaning providers by providing a pathway to ensure efficient and quality operations, enabling them to deliver the highest level of customer service to their clients.”

Relevant for in-house operations and outsourced building service contractors of all sizes, CIMS leverages five core elements of management best practices and requires participants to meet 100 per cent of the mandatory elements and 60 per cent of the recommended elements, per section. An ISSA-accredited third-party assessor completes an on-site evaluation to validate that the cleaning operation follows documented systems and processes that support cleaning for health. CIMS-GB takes this certification a step further, placing additional emphasis on the organization’s green cleaning program.

HudMed LLC in Hillsborough Township, NJ, and Spectrum BSA Inc. in Los Alamitos, CA, have achieved certification to CIMS Advanced by GBAC, while H4 Enterprises LLC in Fayetteville, NC, certified to CIMS with Honours Advanced by GBAC.

Four organizations achieved CIMS-GB Advanced by GBAC certification:

CleanMark Group Inc. (CAD) in Toronto, Ontario, Canada
Rozalado & Co. Commercial Cleaning in Chicago, IL
SQM Janitorial Services Inc. in Mississauga, Ontario, Canada
Team Clean Inc. in Philadelphia, PA

The following five organizations have achieved CIMS-GB with Honours Advanced by GBAC certification:

Connect Building Services in Scarborough, Ontario, Canada
Goodwill of Colorado in Colorado Springs, CO
Green Apple Commercial Cleaning Inc. in Province, NJ
Shinol Inc. in Toronto, Ontario, Canada
Super Clean Building Services LLC in San Francisco, CA

For more information about CIMS Advanced by GBAC, visit www.issa.com/cims.

New rules in BC aim to deliver housing faster

The government of B.C. announced new rules, now in effect, to facilitate the delivery of more housing and provide more clarity around rezoning processes. In the fall of 2023, the Province passed Bill 44, the Housing Statutes (Residential Development) Amendment Act, requiring that the zoned capacity of land reflect local housing needs while shifting to a more proactive community-based approach. Essentially, this shift entails more upfront community planning and improvements to outdated zoning rules to make housing development faster and increase the different types of housing available.

Local governments will continue to complete a Housing Needs Report (HNR) as part of the new process; however, the report will be completed every five years and require the use a new provincial standardized method—the HNR method—for calculating housing need. The Province says these changes will result in a more “robust, comparable and consistent approach” to identifying the number of housing units needed, both currently and over five and 20 years in each community, and will align with the new requirements related to small-scale, multi-unit housing.

Other changes include a new requirement to provide information about the need for housing close to transit, cycling and pedestrian infrastructure.

All local governments must complete an interim HNR by Jan. 1, 2025, after which municipalities have one year to update their official community plans (OCP) and zoning bylaws. In each municipality, the updated OCP and zoning bylaws must accommodate the number of housing units identified in the HNR.

The Province has developed guidance documents and other resources, available at:www2.gov.bc.ca/gov/content/housing-needs-reports.

New book educates owners about condo living

Ontario is home to thousands of condo corporations with various issues. Sally Thompson, a founder and managing principal of Synergy Partners Consulting Limited and newly appointed president of the Canadian chapter of Community Associations Institute, is sharing advice for first-time owners and long-time residents to help change condo living for the better.

Thompson has written a book, Condo Questions and Answers, addressing the most common and unexpected problems that owners face. Her book is published by James Lorimer & Company and backed by years of experience as a professional engineer and a history of advising owners, property managers, boards and the government.

She has also extensively consulted with the government on amendments to the Condominium Act and previously served as president for the Toronto Chapter of the Canadian Condominium Institute.

Her four-part book breaks down questions related to everything from water leaks and noisy neighbours to understanding condo mortgages. A crucial focus related to reserve funds tackles the likeliness of fee increases, special assessments, and how to determine if your condo is in good shape financially, and much more.

She explores how the future of Ontario condominiums remains precarious without proper funding of reserve funds and remains dedicated to helping the industry get to a better place.

“Condominiums are very complex, and many owners don’t understand as much as they should,” she says. “Writing the book gave me the opportunity to crystalize my thinking, and hopefully share the content with a wider audience.”

“I have also been advocating on behalf of condominiums for more than a decade to have improvements made to the Condominium Act to improve financial stability from day one in the life of a condominium. I hope that my book helps more people understand why this is important so their voices can join in.”

B.C. streamlines international credentials

Internationally educated professionals will soon have a more streamlined, efficient and transparent process to get their credentials recognized in B.C.

The International Credentials Recognition Act will come into effect on July 1, 2024, after significant consultation with 18 regulatory bodies, led by the parliamentary secretary for international credentials.

The act will require regulatory bodies to reduce red tape and remove barriers in 29 professions and make it easier, more transparent and quicker for those qualified professionals to pursue and achieve credential recognition, no matter where they were trained.

The professions include engineers, architects, land surveyors, social workers, paramedics, teachers, biologists and more.

One major change is eliminating Canadian work experience requirements for experienced internationally trained professionals.

“For too long, skilled professionals from around the world have come to our province hoping for a better life, only to find roadblocks in their way. But now, with these regulations, we’re changing that. It means simpler, fairer rules so these professionals can start working in their fields faster, providing the services our communities need,” said said Parliamentary Secretary for International Credentials Ravi Parmar.

The act will also enhance fairness by requiring regulators under the act to charge similar fees for international and domestic applicants, eliminating redundant English-language testing requirements. There is also required accountability and transparency to the public through new data collection and reporting requirements, and enforcement tools to ensure compliance with the act.

B.C. will appoint a superintendent of international credential recognition, who will oversee fair recognition of international credentials, and will address systemic or procedural issues. They will also have the authority under the act to issue orders for compliance and impose administrative penalties as needed.

The power of digital twin tech in construction

In an era defined by rapid changes due to political, financial, environmental, and global health challenges, the construction sector must adapt quickly to maintain its edge. A critical tool in achieving this is the digital twin – a powerful, virtual representation technology easily accessible via the digital devices we’re using on-site daily.

What is a Digital Twin?
Applied to the construction and infrastructure sectors, the digital twin is a comprehensive technology platform that merges data across all stages of the built environment—from design and construction to operations. This integration through a unified and federated platform makes the digital twin an indispensable resource for managing the myriads of risks associated with external events.

Core Components of the Digital Twin

In the realm of construction technology, various innovative tools are paving the way for more efficient project management and execution. Starting with pre-construction technologies, tools like Building Information Modeling, specification technologies, and budgeting systems provide a foundational framework for upcoming projects. As they progress into the planning stage these scheduling technologies become essential and not only help in planning the timelines but also in verifying and optimizing schedules to accommodate unforeseen changes.

Project management tech is at the core of the digital twin, facilitating the comprehensive management of projects by involving all stakeholders. Originally employed for document management, these platforms have evolved to become the central repository for all elements of the digital twin. Another critical aspect, supply chain intelligence, allows project managers to prequalify partners and provides real-time insights into supply chain disruptions and pricing, a feature that has grown in importance in light of recent economic fluctuations.

Another component of the digital twin, reality capture technology, plays a pivotal role by enabling frequent digital snapshots of the construction site. This ensures that the project adheres to its plans and helps in identifying costly errors early on in the process. Such technology is especially beneficial for financial officers concerned with verifying work completion before processing payments to subcontractors and suppliers.

The construction phase Internet of Things (IoT) backbone integrates various devices into a unified platform. These devices monitor real-time conditions on the jobsite and can offer predictive analytics, turning a construction site into a dynamic, responsive environment. Additionally, external event monitoring technologies are employed to keep a vigilant eye on external threats like extreme weather or geopolitical unrest, which could potentially disrupt the jobsite activities.

Finally, the integration of operational phase technologies marks a significant milestone in the lifecycle of a built asset. By merging the operational and construction phases of the project, the digital twin optimizes the total cost of ownership and extends its functionality across the entire lifespan of the asset.

By integrating these components, the digital twin revolutionizes how construction projects are managed. Stakeholders gain enhanced awareness and predictive capabilities, leading to enhanced decision-making. This integration also fosters improved collaboration across projects, supporting more advanced and cooperative procurement models. Ultimately, the digital twin serves to boost productivity, reduce risks, and provide significant societal benefits.

For organizations aiming to efficiently navigate the complexities of modern construction and prepare for future challenges, investing in digital twin technology is essential. It not only equips businesses to address current issues but also prepares them for upcoming demands, ensuring long-term sustainability and success in this consistently competitive environment.

David Bowcott is managing director and co-leader, NFP North American Construction & Infrastructure Group.

North Vancouver’s ICBC office slated for new housing

The Insurance Corporation of British Columbia (ICBC)’s North Vancouver headquarters is slated to become a mixed-use residential development, ideally located near services, amenities, transit and the SeaBus. Since the introduction of hybrid work schedules post-COVID, the 300,000 square-foot building had been operating at less than half capacity, prompting ICBC to move to a smaller location.

“Underused areas that are already well-connected to transit and close to services and amenities are the perfect places to build new homes,” said Premier David Eby. “That’s why we’re buying up land near transit hubs and working with partners to shape development in a way that prioritizes the needs of the people who live and work in our communities over luxury condos. Our purchase of ICBC’s headquarters will transform the site of a largely empty office building into a thriving community with hundreds of attainable homes for middle-income people.”

The future mixed-use development, located at 151 Esplanade W, within the traditional territories of the Musqueam, Squamish and Tsleil-Waututh Peoples, will be made possible through an agreement between the BC Transportation Financing Authority and ICBC, and Musqueam Nation, Squamish Nation and Tsleil-Waututh Nation (MST Nations). Though still in the early planning stage, it is estimated that the project will create several hundred homes when complete in the next 10 to 15 years.

“For decades, our Nations have had to kick down doors and fight to regain a stake in our traditional territories,” said Musqueam Chief Wayne Sparrow. “Through this new partnership approach, we are turning over a new page, one that will lead to our governments working together as partners in redevelopment and concrete results in tackling the housing crisis.”

The purchase of the property is part of the Province’s $394-million commitment to deliver 10,000 homes near transit, and transform it into communities with a variety of homes and amenities.

“This property is an ideal place to build homes near a world-class transit hub, where people can easily access the daily necessities of life and have the option of using affordable efficient public transit to get around,” said Rob Fleming, Minister of Transportation and Infrastructure. “The purchase of this ICBC building and land is another example of our commitment to finding creative solutions to address the province’s housing shortage.”

Prized office tenant steps up green demands

Ottawa landlords are contemplating a list of new expectations from a prized office tenant following recently announced updates to the federal government’s green operations strategy. Along with added low-carbon and climate-related criteria for procurement and the development, retrofit and management of federally owned facilities, the government will be looking for leased space that has or will soon achieve net-zero greenhouse gas (GHG) emissions.

Beginning in 2025, federal departments and Crown corporations that are entering into or renewing leases are instructed to: prioritize net-zero emissions; assess climate-related operational risks and ability to meet contingency standards; and ensure adequate electric vehicle (EV) charging capacity in locations where “significant federal fleet operations” will be accommodated. For new and renewed leases, landlords will be expected to report energy and water usage, solid waste output and GHG emissions through ENERGY STAR Portfolio Manager for any space 500 square metres (5,382 square feet) or greater, and those results will be publicly posted for buildings in “major urban centres”.

By 2030, the government has set a target to secure net-zero office space in at least 75 per cent of its new or renewed leases. Looking to other types of suppliers, bidders on “high-value” government contracts will be required to provide GHG life cycle assessment reports with their offered products and services beginning in 2025. Contractors and project managers will also have to fulfill requirements for the construction and renovation/retrofit of federally owned facilities, which include life cycle analysis based on a shadow carbon price of $300 per tonne and climate change risk assessment.

“This update to Canada’s greening government strategy will enhance climate adaptation, improve the emissions performance of Crown corporations and set important interim targets,” maintains Jonathan Wilkinson, Minister of Energy and Natural Resources.

“We are making our government operations cleaner and leading by example to drive change,” concurs Anita Anand, president of the federal Treasury Board.

Despite the more rigorous criteria for leased office space, the updated green operations policies may open up opportunities for commercial landlords since the government is also moving to cull its owned facilities that do not meet low-carbon and climate-resilient standards. Property portfolio reviews are to occur at five-year intervals and there is now a 2030 deadline for completing climate risk assessments of “critical assets” with required adaptation measures to be implemented by 2035.

Challenges and opportunities for commercial landlords

The updated green operations strategy confirms that “portfolio rationalization” is under consideration. There are currently 10 Ottawa office buildings on the government’s disposal list, most of which still accommodate federal workers who will presumably need to be transferred elsewhere. Meanwhile, public service workers are expected to return to the office for a minimum of three days per week — up from two — as of September 2024.

“It’s hard to know where the federal government will end up in terms of its space needs over this five-year period between 2025 and 2030,” says Dean Karakasis, executive director of the Building Owners and Managers Association (BOMA) of Ottawa. “With the 10 buildings that it wants to sell, we don’t know yet how that will play out in the marketplace. The government will readjust its requirements as it sells off these and possibly other assets.”

That might also opportunely dovetail with a revamp or switch-out of some unpopular workplaces. Speaking during a webinar earlier this spring, Mark Sinnett, executive vice president with the real estate advisory firm, Avison Young, theorized that the sluggish pace of workers returning to the office in Ottawa and Toronto is partly attributable to public sector landlords.

“The provincial and federal governments are not making an effort to upgrade their offices to make it inviting to come back,” Sinnett submitted. “Going back to an office with three-quarter cubicles in a tired-out provincial or federal government office building is not conducive to the modern work environment. It’s a bit of a failure on their part to adjust and adapt to new realities.”

Given numerous previous policy statements and initiatives related to emissions reduction and climate change adaptation, the federal government’s updated office leasing criteria are not considered surprising. Concurrently, many commercial landlords are pursuing their own GHG reduction programs with targets to achieve net-zero emissions by 2050 or earlier.

To help facilitate that process, BOMA Ottawa is working with Hydro Ottawa to inform members about a range of provincial and federal incentive programs to subsidize energy efficiency and emissions reduction. That includes funds recently allocated to Hydro Ottawa through the federal deep retrofit accelerator initiative, which is earmarked to support comprehensive retrofits that deliver at least a 50 per cent cut in energy consumption and a 70 per cent drop in emissions output in existing buildings. Karakasis reports “overwhelming registration” for a planned BOMA Ottawa seminar on the topic.

“The more we can get every single building to be a candidate for government space, the better,” he says. “We want to put the pieces of the puzzle together and end up with a series of low-carbon, highly efficient, climate-resistant buildings that the government can have access to when it goes to market to look for space for its people.”

Industry and government guidance identified as resources for compliance

Carbon offsets will be allowed, at least initially, in calculating net-zero status. In scenarios where government officials are unable to secure net-zero office space in the market, the updated policy states that commercial landlords will be expected to “implement an industry-recognized path to net-zero emissions within 15 years” as a contractual condition of the lease.

The updated policy also refers to Public Services and Procurement Canada’s (PSPC) guidance plan for a net-zero, climate-resilient leased portfolio, which was to have been developed by 2023 and include “a program to work with landlords”. However, if that plan has been completed, it has not yet been communicated to BOMA Ottawa.

“We stand ready to talk,” Karakasis affirms. “PSPC knows BOMA Ottawa well and that, at any time, if they want to do a formal or informal chat amongst landlords to get input, we’re prepared to facilitate that.”

Although the largest concentration of affected landlords are in the national capital region, the new leasing criteria will apply anywhere the federal government rents space. The BOMA BEST sustainability assessment and benchmarking program could prove helpful for owners/managers interested in attracting or retaining the federal government as a tenant, and perhaps even more so for federal government and Crown corporation facilities managers, since it aligns with many of the monitoring and reporting functions they’ll be expected to fulfill.

Notably, federal and Crown corporation entities will have to: track and disclose potable water consumption in major facilities; track and disclose waste diversion; minimize the use and disposal of environmentally harmful and hazardous chemicals and materials; and track and disclose the total amount of refrigerants in large HVAC and refrigeration systems, as well as GHG emissions from “significant” releases of refrigerant. Both federally owned and leased office space will have to show that climate-related risks that could affect operations have been assessed and addressed.

“Achieving government sustainability goals requires a strategic approach,” maintains Victoria Papp, senior director, strategy and innovation, with BOMA Canada. “Certification programs like BOMA BEST are pivotal in guiding building owners towards energy efficiency, climate resilience and transparent reporting — all essential for meeting rigorous government sustainability mandates.”

Lanterra tops off Glenhill Condominiums

Lanterra Developments topped off Glenhill Condominiums. The nine-storey luxury boutique building, on the corner of Bathurst and Glencairn in Toronto, will welcome occupants in 2025.

The condo will bring 127 residential suites to the Glen Park neighbourhood, including one, two- and three-bedroom suites ranging from 800 to more than 5,000 square feet.

Residents will have exclusive access to curated services by The Forest Hill Group such as 24-hour concierge service and a dedicated parcel delivery room.

Amenity offerings include a ninth-floor lounge, outdoor pool, rooftop fitness centre, and a lower-level rejuvenating indoor pool with a hot tub, wet and dry saunas and treatment room.

Studio Munge designed the amenity interiors.

Architecture firm, Arcadis Architects (Canada) Inc., created a robust precast-framed podium with cascading balconies on the upper floors.

The project also features a 23-room custom hotel with a premier event space.

Challenges and opportunities for commercial landlords

Industry and government guidance identified as resources for compliance

ASHRAE Building Decarbonization Conference

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