Reid’s Heritage Homes charts new expansion path

Reid’s Heritage Homes has revitalized its brand by integrating Reid’s Heritage Construction into Reid’s Heritage Homes to broaden the company’s impact in the Greater Golden Horseshoe Region (GHRR) housing market.

The developer has also introduced a new logo and tagline, “Heritage redefined, refined, reimagined.” President Ron McMillan said the new brand identity represents “a pledge to timeless values” while adapting to the evolving needs of the communities they serve.

Reid’s Heritage Construction – previously an independent entity – now operates under Reid’s Heritage Homes. It will continue to focus on building mid-rise residential projects on behalf of other developers, as well as mid-rise communities internally. The builder recently constructed 450 homes for its own portfolio and more than 600 suites for other organizations last year alone.

“Unifying our construction management services under the Reid’s Heritage Homes umbrella will allow us to bring even more quality built projects to the Region, with efficiency at the forefront,” says McMillan. “It’s an exciting time for our company as we focus on bringing much-needed housing to the Region.”

A few projects underway include: Lackner Ridge in Kitchener, which is expanding with two buildings completed and several more phases in progress; Modal at Main in Cambridge; and Poet and Perth in Stratford, which recently celebrated its ground-breaking. In Collingwood, Royal Windsor at Balmoral Village has begun occupancy of its 132-unit condominium, and a new site of bungalow townhomes will be released this spring.

CRE insiders feeling more optimistic in the U.S.

Spring finds industry insiders feeling more optimistic about prospects for commercial real estate in the United States. NAIOP’s newly released sentiment index reveals modest expectations for improvement over the coming 12 months, contrasting with last fall’s majority assessment that both real estate market and general economic conditions were worsening.

On the index scale, 50 indicates the status quo with scores above or below reflecting expectations for positive or negative change. This spring’s reading, drawn from the insights of 456 professionals working in development, management, brokerage, financing and investment functions, is pegged at 52 — up from 46 in September 2023.

Survey respondents expressed more confidence in capital market conditions, anticipating debt and equity will become more available and first-year cap rates will improve. That’s the first time capital markets sentiment has been positive since 2021.

They expect vacancy rates to tighten and net effective rents to move upward in most property categories except office. Favoured assets are not necessarily a surprise, as 40 per cent of respondents expect to be active in industrial and 24 per cent in the multifamily sector during the next 12 months. Data centres rank third and are on the agenda for 7 per cent of respondents, while just 5 per cent are contemplating office properties.

Within their own companies, non-developer respondents expect to see more hiring over the coming year. Developers are less upbeat about staffing, and also expect that construction labour and material costs will become more expensive.

“High interest rates and construction costs continue to put a damper on new development and acquisitions,” the accompanying analysis states. “Economic growth may be more supportive of other types of commercial real estate activity that are less significantly affected by higher rates (e.g. leasing, tenant improvements).”

Hotel sales value and room prices up in Q1

Canadian hotel sales totalled $750 million in the first quarter of 2024, up 130 per cent from the comparable period last year. Newly released statistics from Colliers Hotels also show a 12 per cent climb in the average price per room, to $168,000 in Q1 2024.

That’s in keeping with the “positive momentum in lodging demand” Colliers analysts foresaw in their investment report released earlier this year. A total deal volume of $1.72 billion in 2023 trailed the 10-year average, but was an improvement over $1.63 billion in 2022.

As 2024 began, analysts suggested “the challenge lies in the limited supply of hotel opportunities on the market” following a year when 130 transactions represented an 18 per cent year-over-year decline in deals. Seven single-asset sales topped $50 million, while portfolio deals accounted for just 6 per cent of total volume.

In contrast, Morguard’s $410-million portfolio divestment accounts for more than 60 per cent of this winter’s deal activity. That involved two separate deals: the $311-million sale of the InnVest Hotels Group holdings throughout Ontario and Nova Scotia; and the $99-million sale of Manga Hotels in Ontario.

Among the quarter’s 28 single-asset transactions, major deals included sales of the 340-room Fairmont Winnipeg and 236-room Sheraton Hotel Ottawa. Lombard Hospitality acquired the Winnipeg hotel for an undisclosed price, while Sunray Group paid $43.2 million for the Ottawa property. Both hotels are now slated for major capital upgrades.

Spring maintenance for newly built homes

A deep clean and thorough inspection are extra important for newly built homes during the spring season to help identify and address any damage or defects.

Being vigilant early on preserves a home’s value and is key to getting support from the new home builder’s after-sale warranty.

After a new home is completed, the builder’s warranty provides coverage against a number of potential construction issues for up to seven years. The first spring season is an important time to identify issues and work with the builder since the warranty offers the most coverage during the first year.

Focus spring maintenance jobs on three key areas:

1. Protect indoor air quality

After a long season of closed windows and limited air flow, it’s essential to check and clean out the home’s air circulation systems, including the furnace filters and air ducts, to keep indoor air clean.

For condos, the property management typically takes care of changing air filters, but some condo residents prefer changing theirs more frequently.

In townhomes, change furnace filters regularly to keep dust, pollen, mould spores, and dirt out of the air. A clean filter also helps the furnace run efficiently and minimizes energy bills. The furnace manual includes information on what type and size of filter to use and how often to replace them. The builders should be able to help with any questions about furnace maintenance.

Also vacuum and clean out air exhaust systems, including ducts, vents and covers, as well as the heat recovery ventilator (HRV) and filter, if there is one in the home.

2. Keep water and moisture out

When water enters a home, it can cause damage to the foundation, structure and finishings, eventually causing mould. If any snow and ice remain around the home, clear it away from the roof overhangs, foundation, window wells, walkways and driveway to ensure that meltwater runs away from the house, not towards it. Make sure the eaves and downspouts are kept clear of leaves, dirt or other debris and that water doesn’t pool near the exterior walls.

In high-rise condos or townhomes, snow and ice removal for common elements is typically handled by the condo corporation. But if there is a balcony, terrace or ground-level entrance that’s considered part of the unit, this is the owner’s responsibility.

3. Inspect exterior areas

As the weather warms up, check the home’s exteriors for any defects or damaged items. Start by inspecting the windows and doors, checking the weather stripping and caulking for air or water leaks, and ensuring that all doors, windows and screens work properly. Around the home’s exterior finishes, check for signs of deterioration, like cracks, peeling paint or loose siding. In condos, these areas are likely considered common elements and should be reported to the property manager.

For freehold homes, check the foundation walls for cracks or damage. If you have a deck, check for shaky railings or handrails with slivered surfaces, nails that pop above the wood surface, or decking boards that are split, warped or cupped.

When spotting damage and other issues

Depending on the issue and what caused it, the builder may be responsible for addressing some (or all) of these issues through its warranty. The Home Explorer Tool, available at Tarion’s website, can provide some guidance on whether an issue might be covered to determine if a warranty claim is merited. Team members can also take owners through necessary next steps to file a warranty claim. In general, the builder’s warranty will cover defects in work and materials, but will not cover damage or issues that result from normal wear and tear caused by the homeowner.

Want to take on DIY repairs or improvements? Proceed with caution

If owners are considering taking on repairs or installations, even putting on a fresh coat of paint, these jobs may need to wait. Any alterations made are not covered by the builder’s warranty, so it’s essential to share plans with the builder first to best understand how it will impact the warranty.

Spring landscaping is a common example to be careful of. The grading or sloping around a home is specifically designed to avoid water accumulation and help prevent water penetration into the home. Be careful not to modify this if considering changes to the landscaping or planting a garden.

Be proactive in protecting the investment

A new home is one of life’s biggest financial commitments. Maintaining it comes with a learning curve. That includes learning how to work with the builder to resolve any issues and filing and managing warranty claims if needed.

Peter Balasubramanian is the President and Chief Executive Officer of Tarion, a not-for-profit consumer protection organization that helps Ontario’s new homeowners understand their builder’s warranty and make a claim with confidence.

Toronto and Vancouver nurture mortgage tech

Mortgage tech is the top draw for venture capital in the tech sector in Toronto and Vancouver, contrasting with a heavier investment emphasis on software as a service (SaaS), artificial intelligence (AI) and machine learning in U.S. markets. JLL’s newly released summary of tech sector trends across 19 North American markets reveals more than USD $1.1 billion (CAD $1.5 billion) of venture capital has flowed into mortgage tech in the two Canadian cities since the spring of 2023, with the largest share invested in Toronto-based businesses.

Toronto has the seventh largest tech workforce among the markets, at nearly 181,000 employees, while Vancouver boasts the fastest growing workforce, with a 68 per cent increase in tech employment over the past five years. The dominant U.S. tech centres continue to be New York, San Francisco, Silicon Valley, Washington D.C., Seattle and Los Angeles, but Silicon Valley was alone in experiencing a drop in the number of tech companies since 2019, while Seattle and Washington posted the largest gains — 39 per cent and 28 per cent respectively — for the period.

Toronto’s tech workforce is divided among 17,975 companies, suggesting a higher proportion of small enterprises than most of the other surveyed markets. About 10 per cent of those companies have been launched since 2020. Job growth is forecast at 6.4 per cent over the next five years, taking the tech labour force slightly above 192,500 by 2028.

In addition to mortgage tech — which received USD $903 million (CAD $1.23 billion) in venture capital in the 12 months ending in March 2024 — AI and machine learning are drawing investment, with a USD $859 million (CAD $1.17 billion) injection in the same period. Life sciences (CAD $585 million), EdTech (CAD $549 million) and beauty (CAD $460 million) round out the top five tech sub-sectors.

Tech firms currently hold sway in Toronto’s office leasing market, accounting for an estimated 25 per cent of prospective tenants looking for space. However, Toronto landlords still have more balanced interests in play than in U.S. tech hubs, where tech firms represent 29 per cent of space seekers in Boston, 38 per cent in San Franciso, 43 per cent in Seattle and 61 per cent in Silicon Valley. In Vancouver, tech firms are estimated to comprise about 26 per cent of prospective tenants looking for office space.

The roughly 75,700 Vancouverites employed in the tech sector are spread among 3,959 companies, of which about 18 per cent have been launched since 2019. Following the chart-topping growth spurt over the past five years, the sector is projected to gain 9,030 more by 2028 for a five-year growth rate of about 12 per cent.

Nearly 60 per cent of venture capital investment, or USD $252 million (CAD $343 million), over the previous four quarters has flowed into mortgage tech. EdTech attracted USD $127 million (CAD $172 million) in investment, largely on par with cloud tech at USD $122 million (CAD $166 million). AI and machine learning captured a more modest USD $56 million (CAD $76 million) in the same period, but JLL analysts project it will see “a growing proportion of funding” in the future.

Skilled Trades Ontario launches resource hub

Skilled Trades Ontario (STO) has launched a new online information centre to make it easier for experts and the public to gain insight into the opportunities available in the province’s skilled trades.

The STO resource hub features newly published trade reports, a directory of helpful links as well as other skilled trades related resources and research. “There is a wealth of information at your fingertips and we would encourage everyone to take the time and explore,” said STO CHAIR Michael Sherrard.

STO recently published more than 50 Red Seal trade reports offering insights into trade characteristics, educational pathways, workforce demographics and current labour market conditions. In the coming months, additional research and assets will be added to the Hub.

To boost transparency and accessibility in the sector, STO has also unveiled a comprehensive inventory of updated training and curriculum standards. The lists outline new standards for Ontario’s skilled trades that have been developed since the agency’s launch.

The new resource hub can be accessed here: skilledtradesontario.ca/resource-hub/

Feature photo; STO CEO & Registrar Melissa Young speaks at the 2023 Industry Summit on Apprenticeship.

Keeping outdoor workers cool this summer

As the temperatures rise, many maintenance workers spend their days doing their jobs outside. Keeping outdoor workers safe and productive in the hot summer months is crucial by ensuring they are properly outfitted and protected from sun exposure.

Stay informed about the latest trends, products, practices, and guidelines to keep your outdoor employees safe and getting the job done this summer.

Cool clothing

Beating the heat and staying protected means having the tools you need to stay cool. Avoiding direct contact with the sun by wearing gloves, long sleeves, glasses or goggles, and wearing sunscreen is the first step in staying safe and avoiding being burned by the sun. Heat stroke is also a major concern and products have emerged to keep outdoor workers from overheating while spending long periods of time outside.

Cooling vests are a clothing item that can help employees keep their core temperatures at safe levels, using gel-packed cells with a thermal barrier to keep workers cool without direct contact. The vests weigh 6.5 pounds and distribute the weight across the wearer’s body, allowing them to work while helping to protect workers from heat stroke and heat exhaustion.

Hats and helmets

Most of our body heat is lost through our heads so it is important to choose PPE that takes this into consideration. If your employees need to wear hard hats, there are versions that can help workers stay cool, with reflective technology similar to a car windshield, keeping the inside of the hard hat cool and comfortable for workers. If hard hats aren’t necessary, invest in lightweight wide-brimmed hats and neck covers to keep the sun off and protect against UV to keep your teams working and safe.

Hydration

Dehydration is a major contributor to heat exhaustion, so staying cool and protected means staying hydrated, too. Encourage workers to drink water before, after, and during work hours for optimal results, and to limit the strain that dehydration can put on the body. When working in the heat, it is recommended that employees drink 8 ounces of water every 15 to 20 minutes, so you need to stay vigilant to ensure that these guidelines are being met for your staff.

While at work, employees should do their best to stay at optimal body temperatures with the above-mentioned options, but they can also use hydration backpacks, hydrated sleeves, convenient collapsible water bottles, and more. Setting an alarm or using an app to remind employees to drink water can also be effective in keeping them on a schedule to stay hydrated throughout the workday.

Working outside is hot work and can be dangerous for prolonged periods of time in the summer. Keep employees safe, comfortable, and on the job with today’s top tools of the trade.

Photo courtesy of: StaCool Vest

Construction begins on Victoria Control Tower

NAV CANADA and the Victoria Airport Authority, held a groundbreaking event for the construction of the new Victoria Airport Control Tower.

“NAV CANADA is consistently working to update its essential infrastructure. The new tower will enhance service delivery with improved control tower sight lines over the airfield,” said Raymond Bohn, president and CEO, NAV CANADA. “Additionally, to support our net-zero goals by 2050, we are adopting comprehensive strategies to ensure the sustainability of our new facilities”.

Designed in collaboration with the Victoria Airport Authority, NAV CANADA’s first LEED (Leadership in Energy and Environmental Design) certified Tower will be powered by green power from BC Hydro to operate with zero GHG emissions, aside from its emergency power generator.

The focus on sustainability doesn’t end with the building itself. NAV CANADA is taking a step further by incorporating Indigenous bushes, natural grasses, and wildflowers to restore Garry Oak Meadow in the tower’s landscaping, which is one of the most endangered ecosystems in Canada.

To minimize the attraction of birds for aviation safety reasons, only plants that do not yield fruits or berries have been selected as part of the landscaping project. The control tower property will also feature permeable pavers in the parking area, which allow water to soak through them to minimize ground water run-off and reduce the risk of flooding.

The construction of the new Victoria Airport Control Tower begins in spring 2024 and it is expected to be completed by 2027. The tower will have a total height of 27.7m and a total gross floor area of 791.4 square metres.

A transparent need for data strategies

Based on self-reporting, many of the commercial real estate firms subject to the United States Securities and Exchange Commission’s (SEC) pending climate-related disclosure rules are grappling with how they will comply. Just 12.5 per cent of respondents to a recent poll conducted by the Open Standards Consortium for Real Estate (OSCRE) indicate they have the data management systems in place to collect and coordinate the raft of information that will have to be presented to investors.

That includes:

an inventory of “reasonably likely” climate-related risks to which investables are exposed;
an associated explanation of how those risks potentially may or already have affected business operations/planning and financial outcomes; and,
a comprehensive slate of details about the actions taken to reduce those risks.

As well, where public investors hold at least USD $70 million worth of equity, such companies will be mandated to disclose their scope 1 and 2 greenhouse gas (GHG) emissions. That encompasses GHGs directly emitted from sources within their portfolios and GHGs attributable to the production of electricity and/or steam their portfolios consume.

“The rules will provide investors with consistent, comparable and decision-useful information, and issuers with clear reporting requirements,” SEC chair Gary Gensler said when the final version was released earlier this year. “Further, they will provide specificity on what companies must disclose, which will produce more useful information than what investors see today.”

More than two-thirds of participants in the OSCRE poll reveal they have not yet taken action, are still trying to understand the requirements or are in the process of determining what new types of data they will need to obtain. About 19 per cent have completed an assessment of where pertinent climate-related data is generated within their organizations and are preparing to begin harvesting it.

OSCRE’s analysis of these results notes that affected companies could have begun considering the potential implications as early as March 2022 when the SEC first unveiled the draft rules for consultation. However, lollygaggers still have some time to catch up as the final version faces court challenges,

In April, the SEC voluntarily paused the enactment process while those challenges proceed, but also declared confidence in the rules’ validity. “The Commission is not departing from its view that the Final Rules are consistent with applicable law and within the Commission’s long-standing authority to require the disclosure of information important to investors in making investment and voting decisions,” states the SEC’s stay order.

Diligent companies worldwide contemplate how to comply

There is general consensus among many affected parties that the disclosure mandate will take effect relatively soon and diligent companies listed on exchanges in the U.S. should get ready. Meanwhile, Canadian Securities Administrators (CSA) is in the midst of a similar rule development process in Canada and the SEC rules are considered instructive since CSA has stated it will look to other international examples as it finalizes its own requirements.

Many Canadian companies that are listed on U.S. exchanges — including all start-ups making initial public offerings — will be directly affected, although larger players that are dual-listed on the TSX and U.S. exchanges typically fall under the auspices of SEC’s multi-jurisdictional disclosure system and will remain subject to CSA requirements. Regardless, investors at home and abroad can increasingly expect access to standardized insight on how assets may be exposed to climate-related risk and what investment managers are doing to address it.

“It is really part of global momentum for greater transparency around climate-related physical and transition risks,” Paulina Torres, JLL’s research manager for ESG and sustainability, observed during a recent webinar exploring global real estate trends. “This is happening across markets and outside the U.S.. Canada, the United Kingdom, Europe, Australia and, most recently, China have all implemented or proposed mandatory ESG disclosure with first reports due by 2026 or earlier.”

The SEC’s phased compliance schedule would see the largest listed companies (categorized as large accelerated filers), in which public investors hold at least USD $700 million worth of shares/units, begin to report scope 1 and 2 emissions in their 2026 annual reports and registration statements, followed by a first assurance report in 2029. Listed companies in which public investors hold USD $70 million to $699 million in shares/units (categorized as accelerated filers) would commence reporting in 2028 with the first assurance report set for 2031. Other climate-related information would be due earlier — in 2025 for large accelerated filers and 2026 for accelerated filers.

Smaller listed companies are expected to begin disclosing required climate-related information in 2027, but will be exempt from reporting scope 1 and 2 emissions. As well, all companies must affix electronic tags to climate-related information within their reports and registration statements.

Familiar and emerging data categories

For subject commercial real estate companies, tallying scope 1 and 2 emissions could actually be the easier component of compliance. It’s also projected to have spinoff benefits for those that have favourable findings to report.

“Many corporates are already tracking this data because of the ESG targets that they have in place at the corporate level,” Torres said. “That data measurement will essentially shine a light on a building’s energy performance, and you can expect tenants to increasingly seek operational efficiencies from their spaces when they’ve got access to energy data through these disclosure requirements.”

Requirements to assess and disclose how climate-related risk materially affects portfolios calls for a broader range of data, which is not always so straightforward to collect. To date, organizations like OSCRE and GRESB, the overseer of a global benchmark for the ESG performance of commercial real estate portfolios, have been among the more proactive agents in developing and promoting standardized metrics.

Speaking during a recent webinar sponsored by the Real Property Association of Canada (REALPAC), Erik Landry, GRESB’s director of climate change, acknowledged that the combination of emerging regulatory dictates and corporate ESG-driven initiatives has spawned a proliferation of data and data providers.

“With that proliferation came the hunt for the best data. Well, spoiler alert: there is no best data. It really depends on your use-case and what you want to use that data for,” he reflected. “The environment is changing; the data is changing; the methodologies are changing. So we’re putting an emphasis on continuous improvement and making sure that these processes reflect the most up-to-date understanding and best practice.”

OSCRE is approaching the challenge from a data management angle, as it continues on its ambitious agenda to forge consistency in the collection, management, reporting and transferability of environmental data. It underscores the importance of master data management to implement a shared framework for data accuracy, consistency, accountability and stewardship within an organization.

“A holistic approach will enable them to collect, analyze and report data across multiple reporting platforms without significant human manipulation of data, which will ultimately reduce the time needed to collect, analyze and report environmental data,” the analysis of its recent poll results maintains.

CRCA partners with Talent Beyond Boundaries

The Canadian Roofing Contractors Association (CRCA) has formed an exciting strategic partnership with Talent Beyond Boundaries (TBB), giving CRCA members access to a new labour pool.

“This partnership, a first of its kind for the construction industry and the roofing/building envelope sector, will provide CRCA members a new source of much needed labour,” said CRCA executive director, Jim Facette.

A non-government organization, TBB is a trusted referral partner of Immigration, Refugees and Citizenship Canada (IRCC) under the Economic Mobility Pathways Pilot (EMPP), which helps bring skilled refugees to Canada for stable employment. TBB has supported more than 150 refugees to secure job offers from employers in Canada.

“We are thrilled to see the CRCA pioneering the use of the EMPP to fill labour gaps in the roofing/building envelope sector,” added TBB Canada director Lara Dyer. “We hope this will open the door for more sectors in the construction industry to take advantage of this innovative immigration program.”

The CRCA – TBB strategic partnership will provide CRCA member companies access to people with proven skills who not only want to make Canada their new home, but who also want the opportunity for a good-paying job in the industrial, commercial, and institutional roofing/building envelope sector.

CRCA members can access this strategic partnership with Talent Beyond Boundaries by registering at the following exclusive link: talentbeyondboundaries.org/crca-hire.

New ANSI/IICRC S520 Standard for professional mould remediation

The Institute of Inspection, Cleaning and Restoration Certification (IICRC) announces the publication of a newly-revised ANSI-approved ANSI/IICRC S520 Standard for Professional Mould Remediation (4th edition, 2024).

Founded in 1972, The IICRC has evolved into a global organization with more than 49,000 active certified technicians and more than 6,500 certified forms worldwide. With a mission to establish and advance globally-recognized standards, credentials, and certifications, for the inspection, cleaning and restoration industries, they work to uphold the standards that help shape the industry.

This Standard describes the procedures to be followed and the precautions to be taken in residential, commercial, and institutional buildings, and the systems and personal property contents of those structures.

This Standard was written for use by those involved in the mould remediation industry, primarily for companies and workers, and secondarily, for others who inspect or assess mould complaints, prepare remediation specifications, protocols, or procedures, and manage remediation projects (i.e. indoor environmental professionals or IEPs). Finally, this document is for other materially interested parties (i.e. consumers and occupants, property owners and managers, insurance company representatives, government, and regulatory bodies).

The ANSI/IICRC S520 Standard for Professional Mould Remediation includes the following:

Principles of mould remediation
Mould cleaners, antimicrobial chemicals, and coatings as remediation tools
Building and material science
Remediator qualifications
Safety and health
Administrative procedures, documentation and risk management
Inspection and preliminary determination
Limitations, complexities, complications and conflicts (LCCC)
Structural remediation
HVAC remediation
Contents remediation
Post-remediation verification
Indoor environmental professional

“This update represents a critical step to ensure the industry-accepted standard of care reflects what is current and prudent in the field of mould remediation. I commend Mr. Pearson and the current IICRC S520 Consensus Body on the countless hours and effort they have volunteered to this revision, and to their ongoing commitment to our industry and its stakeholders,” said Brandon Burton, IICRC Standards Chairman.

IICRC standards are also available via the IICRC Standards subscription website at https://evantage.gilmoreglobal.com/#/.

U of T Scarborough achieves Passive House first

The Harmony Commons student residence at the University of Toronto Scarborough has become the largest building in Canada to receive Passive House Classic certification.

The 24,620-square-metre purpose-built residence stands at nine-storeys with 746 beds. The standard is realized through a combination of highly efficient insulation, airtight construction, and carefully designed windows and ventilation systems. Carbon emissions were reduced to the Passive House standard, while savings in operational costs offset the additional expenses associated with construction.

Fengate Asset Management invested alongside the LiUNA Pension Fund of Central and Eastern Canada (LPFCEC) and partnered with the school on the project. The deal involved a debt investment to fund the construction, and an equity take-out to purchase an interest in the project along with a long-term land lease with the university, which continues to own the land and operate the student residence for its students.

“Harmony Commons is more than an infrastructure project—the impact goes beyond our campus,” said Andrew Arifuzzaman, chief administrative officer, University of Toronto Scarborough. “We’ve showed the industry that this type of project can be done in this market and at this scale.”

Joseph Mancinelli, international vice president and regional manager for central and eastern Canada, LiUNA, added that student housing plays a crucial role in bringing individuals from various backgrounds together and preparing them for a globalized world.

Students moved in last September. Some features include an integrated dining hall, common lounge and study space on each floor, outdoor roof garden and terrace, community kitchen, laundry facilities and indoor bicycle storage.

“This achievement is just one of the substantive steps Fengate has taken in putting our commitment towards Environmental, Social, and Governance (ESG) into action,” said Jaime McKenna, president, Fengate Real Estate. “By placing an emphasis on energy efficiency and longevity, we pave the way for future generations to thrive in environmentally responsible spaces.”

Major upgrades for Children’s Hospital of Eastern Ontario

An upcoming project at the Children’s Hospital of Eastern Ontario project will include the installation of a new energy recovery system and re-engineering of its heating, ventilation, and air conditioning systems. Two new heat pumps will also reduce energy consumption from natural gas-fired boilers. These changes are aimed to recover and reuse heat waste, improve efficiency of the hospital’s systems and reduce emissions.

The federal government recently announced a $1-million investment through the Low Carbon Economy Fund for the facility’s deep energy retrofit program.

In an average year, the hospital emits more than 6,000 tonnes of greenhouse gas (GHG) emissions. The upgrades will lower overall GHG emissions by over 2,500 tonnes per year, the equivalent of about 600 homes’ energy use for one year.

“Spending less on energy now means we can spend more on patient care,” said Alex Munter, president and CEO of the hospital. “And reducing emissions for good will pay dividends far into the future.”

Deterring and removing graffiti from your building

Graffiti vandalism is described as writings or drawings made to a property without the consent of the owner, and it has become a pervasive problem in many urban areas. As an eyesore that can detract from your curb appeal, graffiti not only diminishes the appearance of your property but can also affect the value and safety of the neighbourhood.

There are many types of graffiti that can be found on your building including:

Tags: This often looks like just the name of the vandal.
Stencils: This involves using a stencil that’s often filled in with spray paint.
Bombs: These are larger pieces that are often filled in, typically using spray paint or latex paint.
Stickers and posters: Include unwanted add-ons that are adhered to your building.

Graffiti can be applied using many types of media, from ink markers to latex and spray paint. Newer forms of graffiti are also emerging, including scratching and etching tags into glass, referred to as ‘scratchiti’ and ‘etchiti.’

Before you encounter graffiti on your property, try and deter it from happening in the first place with a simple, proactive approach:

Install proper lighting: One of the most effective ways to deter graffiti is by ensuring your property is well-lit. Adequate lighting can make potential vandals feel exposed and less likely to target your property. Consider installing motion-activated lights in dark corners, alleyways, and around your building to save costs and provide illumination when you need it most.
Use an anti-graffiti coating: Investing in graffiti-resistant coatings for your property can be a wise choice that will save you time and money in the long term. These coatings create a protective barrier, making it easier to remove graffiti and discouraging vandals from tagging your property in the first place. Consult with a professional to determine the best type of coating for your specific surfaces, such as brick, concrete, or metal.
Plant defensive landscaping: Strategically placed thorny or prickly plants can act as a natural deterrent against graffiti. Consider planting bushes like roses or holly near walls and fences to create a barrier that makes it difficult for vandals to access your property’s surfaces.
Mount surveillance cameras: Surveillance cameras can be a powerful tool for deterring graffiti and identifying vandals if an incident does occur. Make sure your cameras are visible and have signage posted that your property is under surveillance for maximum effect.
Invest in a mural: Murals are a great way to beautify your property while deterring taggers. Work with a local artist and the community to install murals in areas of high-frequency tagging. Don’t forget to have the mural protected with a coating. Professionally applied coatings will not only protect the artwork from fading but also provide a protective barrier in the event that the art needs to be removed.

What should you do if you find graffiti on your property?

Photograph and document graffiti, including an incident report.
Report the graffiti to local authorities.
Do not attempt to remove it yourself. Using the wrong product on the first try can “set” the ink and make it much more difficult to remove.
Hire an experienced contractor for removal.

Graffiti removal can be complex, depending on factors like what media was used, and the substrate underneath. There is no one-kind-fits-all approach because different inks require different chemicals to pull ink to the surface. Similarly, different substrates require specific products for successful treatment. For example, removing an ink marker tag from glass would simply require a graffiti removal solution and rag, however, ink marker removal from a brick wall would require a different graffiti removal solution and a hot water pressure washer to remove. The ‘scratchiti’ and ‘etchiti’ types of graffiti require a three-step buff and polish process to remove them from each surface.

If graffiti does appear on your property, it’s essential to remove it quickly. The longer graffiti remains visible, the more likely it is to attract additional tags. Quick action sends a message that your property is well-maintained and not an easy target for future vandals.

If you are a repeated victim of graffiti, it may make sense to create a tailored maintenance program with a graffiti removal vendor. Programs can include weekly patrols by certified technicians and unlimited graffiti removal for a set monthly price to better address it promptly and minimize cost and effort.

Hiring a professional

Graffiti removal is not a job for maintenance managers, posing risks, and potentially increasing expenses if not conducted correctly. DIY solutions can be costly, ineffective, and cause further damage to your building, but a qualified graffiti removal contractor can use their expertise, advanced techniques, and professional equipment to remove graffiti efficiently.

Safety is also a concern when dealing with chemicals and accessing hard-to-reach areas on your property, and hiring a professional takes that risk out of your hands.

Many of the graffiti removal products use chemicals that can be harmful to the environment. Attempting to remove graffiti yourself can lead to the release of toxic chemicals that can cause environmental pollution. Seek out a contractor that uses environmentally friendly methods and products that align with your ESG goals.

What should you look for in a qualified removal contractor?

Ensure your contractor has ample experience dealing with the size and scope of your project. Ask for references from prior customers to confirm.
Look for the proper certifications. Before accepting a proposal, request a WSIB Clearance Certificate, Certificate of Insurance, and confirmation of RRPA registry. Also ensure their employees are qualified by requesting confirmation of employee training, and any certifications such as working at heights and AODA.
Do your research to find someone whose practices align with your environmental goals. Contractors using a pressure washer for removal need to be registered with the Ministry of the Environment’s RPRA’s Hazardous Waste Program Registry to be compliant with local municipal by-laws. Ensure that you choose a contractor whose environmental approach provides a greener removal process.

Graffiti vandalism is inconvenient, unsightly, and expensive. Deterring and removing it from your property will help simplify your maintenance plan, save time and money, and provide consistent curb appeal for your building.

Katie is owning-partner of Goodbye Graffiti™ Toronto West. With 11 years of invaluable experience spanning diverse roles within the company, Katie’s journey epitomizes dedication and expertise in combating graffiti vandalism. Katie assists clients in achieving a cleaner, greener, more prosperous community with solutions to eliminate the impact of vandalism on neighbourhoods and businesses.

This article was featured in the Spring/Summer 2024 issue of Facility Cleaning & Maintenance magazine.

Keeping plumbing maintenance from plummeting

Plumbing is often an avoided topic. Nobody likes to think about the ins and outs of sanitation and how water is being supplied to one’s faucet. It’s certainly not a magical place.

Nonetheless, plumbing is a circulatory system of any community, whether it be a building complex or freehold townhomes. Often taken for granted, plumbing maintenance service providers are the unsung heroes of modern infrastructure. They silently work behind the scenes and on the front lines to provide communities with smooth functioning and flow of water and waste.

However, as time and usage take its toll, plumbing systems deteriorate. Improper and deferred maintenance lead to disastrous results, causing hundreds of thousands in repair and replacement costs of the common elements. There are methods that condominiums must undertake to keep buildings healthy and systems flowing. This is achieved through key plumbing maintenance efforts and strategic replacement schedules.

An ounce of prevention worth a pound of cure

Plumbing inspections are often overlooked or delayed due to administrative reasons—bid gathering or while seeking approval. The preventative maintenance program of plumbing systems establishes key controls that help prevent water damage, secure energy efficiency, and comply with the pertinent regulations.

The program must include both a physical and administrative approach. An annual full building maintenance program contract can be set up with a plumbing contractor to ensure all key component areas are attended to and serviced regularly.

Here are best practices to ensure effective maintenance:

Draft and carry out an inspection schedule to identify potential issues

Check drains for water level and valves for leaks. Regular visual inspection can ensure that the plumbing systems operate within the parameters and that water flows in the right direction.

Implement a preventative maintenance schedule to key components

Have your kitchen stacks been cleaned? If not, a multi-year program with high pressure power flushing and using the latest manufactured equipment is key to prevention of backups and water damage. Vertical stacks can prevent the costly expense of pipe replacement, since debris inside the pipes eventually will become hard like a rock and cause major blockages. Have your valves responsible for water supply been checked and calibrated? If not, establish a maintenance schedule for your mixing, pressure regulating and backflow prevention devices to prevent service interruptions. Do you have your area drains and sump pits regularly inspected and cleaned? Otherwise, it’s time to bring that specialized truck to your property to suction the excess water and debris out of the drains.

Maintain the records

Knowledge is a saviour when it comes to emergencies and maintaining the plumbing systems. Is your valve chart accurate and is the location of each valve known? Does your service provider have the necessary valve chart and equipment locations, including service maps and drawings of all the shut off valves, clean-outs, pumps, other key equipment in case of an emergency? Are they readily available?

Educate the community and staff

Awareness of the plumbing systems and best practices nurtures and fosters healthy buildings. Residents and building staff need to be aware of the plumbing maintenance not only in the multiplex community but also within homes. When was the last time anyone checked the toilet seals or shut off valves to the water supply in the unit.
Educate residents that dumping cooking waste particles, grease and cat litter, in particular, may cause a major clog in the drain piping system. Cat litter, particularly, will turn into concrete at the first piping offset, and even a plumber’s snake will not be able to break through the clog which may result in a pipe that may disconnect and cause a major flood.
Are all staff members aware of the emergency procedures and how to communicate with residents when an emergency occurs? Staff templates for different scenarios could be helpful for timely and effective communication between the community, in-person or electronically.

Preventative maintenance can keep the plumbing systems running for a prolonged period. There comes a time when the equipment is at its end of the life span and the system begins to exhibit deterioration. Domestic hot water running at high temperatures in a system not properly balanced at high velocity will quickly deteriorate the pipes and cause leaks in the system.

Installing a Judo filter to the main incoming cold-water line can prevent all the debris found in domestic water piping, which leads to problems with cartridges being clogged up within the units in a high-rise building. The key to success: strategic replacement of plumbing components.

Timing is everything

Strategic replacement of plumbing equipment can deter costly emergencies and ensure longevity of the equipment. The considerations to keep in mind are:

Age and performance issues: As the plumbing systems have a set life span, they could become prone to failures and inefficiencies. Consistent problems with leaks, clogs and corrosions prompt a discussion on full scale or sections of plumbing.
Technological advances: The world of plumbing is flowing in the right direction when upgrading to newer materials, and technologies can improve water flow efficiency, reliability of the equipment and avoid unexpected breakdowns.
Cost-benefit analysis. As replacement is considered, weigh in on the opportunity costs, the avoidance of future repairs and, most importantly, reduction of service.
Environmental cost savings: Did you know that toilets account for almost 30 per cent of an average home’s water consumption? Consider water saving fixtures, which could drastically reduce the amount disposed, help the environment, and enlarge your pocket.

By implementing preventative maintenance programs and strategic replacement schedules of various components, property managers and building owners can safeguard against costly emergencies, promote sustainability, and prevent costly disasters.

Remember, the water may flow quietly, but the diligence and dedication behind its maintenance speak volumes in preserving the integrity of our infrastructure.

Val Khomenko, RCM, OLCM is a Regional Condominium Manager with TSE Management Services Inc., providing full-service property management and consulting services in the Greater Toronto Area.

Ingrid Kulik, RCM, CMCP is a condominium manager with Icon Property Management Ltd., providing full-service property management services in the Greater Toronto Area.

Derek Smendra is the President and master plumber at ABM Plumbing and Heating Services Inc., a dedicated plumbing company serving condominium, commercial and industrial clients in the Greater Toronto Area since 2005. He can be reached at [email protected].

SvN Architects acquires Hotson Architecture

SvN Architects + Planners (SvN) is joining forces with Vancouver-based firm, Hotson Architecture, a strategic move that marks a significant milestone for the firm’s expanded presence in Vancouver.

The merger follows a collaborative working relationship between the two firms, and a shared alignment and motivation to address pressing issues in the architecture and urban design industry, including climate-positive practices, housing affordability and mobility. This new chapter also expands SvN’s leadership team, with the appointment of Kai Hotson as the firm’s newest partner.

“We are thrilled to embark on this exciting journey with Hotson and are looking forward to integrating our teams and leveraging our combined strengths to deliver exceptional results in the community-building space”, says Shonda Wang, partner, SvN.

“The alignment of our shared values, commitment to design excellence, and focus on key areas such as housing and institutional projects make this integration a natural fit. Hotson brings an intricate and local perspective in Western Canada and we look forward to amplifying this experience while we continue to expand the firm’s capabilities and enhance our project portfolio across the country.”

Formed in 2013, Hotson is full-service boutique-scale design firm focused on a wide range of project types including retail, interiors, housing, academic and community buildings, feasibility studies, and master planning. Some notable projects include tə šxʷhəleləm̓s tə k̓ʷaƛ̓kʷəʔaʔɬ (The Houses of the Ones Belonging to the Saltwater), a student residence at the University of British Columbia, District Flats at the Southlands community, a transit-oriented development at 48th and Cambie Street, as well as a number of ongoing projects for Granville Island.

“To have the opportunity to bring our firms’ expertise and resources together to better serve our clients and pursue new opportunities in the design and building industry is inspiring and motivating”, says Hotson. “ Very early on, we recognized the potential for synergy between our firms, and believe we are presented with a tremendous opportunity to become a part of SvN and collaborate with a talented and diverse team. Working closely with my new partners, I am excited to see how we make a meaningful impact on our communities and industry”.

MacEwan School of Business breaks ground

Construction has begun on the new School of Business at MacEwan University in Edmonton.

Slated to open in 2027, the new facility will provide 35,000 square metres of additional space and include 30 classrooms, 20 collaboration spaces and 15 study spaces. Ledcor is building the seven-storey post-secondary institution in downtown Edmonton.

“Building a new home for MacEwan’s School of Business is an important step forward in growing our campus to accommodate 30,000 students by 2030,” said Dr. Annette Trimbee, president and vice-chancellor. “We are developing the talent required to ensure the vibrancy and economic prosperity of our community, our city and our province. We are extending our infrastructure in a way that translates into research, community partnerships, business collaborations and connections that meet industry needs.”

While this new addition to MacEwan’s campus will greatly benefit all students, those enrolled in business programs will be able to enhance their studies through features like a trading simulation lab and a new supply chain program.

Targeting LEED Gold, the building will incorporate a high-efficiency mechanical and electrical system, solar photovoltaic panels to convert thermal energy into electricity, and a high-performing exterior that includes vertical solar shading fins for temperature regulation.

“Not only is MacEwan University an important post-secondary institution, but watching its growth as an essential part of Edmonton’s downtown has been exciting and inspiring,” said Edmonton Mayor Amarjeet Sohi. “The School of Business building will be a place where expertise and knowledge is shared with students who will go on to help grow the economy and contribute to their community. I look forward to watching this new addition to the downtown take shape over the next few years.”

The Government of Alberta is providing $125 million for the project as announced as part of the 2023 Capital Budget. Total estimated cost is $190 million.

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