PGR House – Evoke International Design

PGR House is a private residence located on a Vancouver waterfront site that was successfully transformed by Evoke into a modern three-level, 3,180 square foot house, tailored for a family of three.

This stunning project is an aggressive renovation of a house originally built in 1973. The result is a fully re-imagined modern home on a very tight urban site that connects interior spaces to the exterior through a grade level entry courtyard, decks with views and a roof garden.

The design features iconic Douglas fir boards prominently throughout the space, cladding the custom fireplace that serves as a central gathering space, as well as the entire ceiling and exterior soffits. Additional materials like board formed concrete, custom aluminum slats, basalt tile and glass were used inside and out, further blurring boundaries between interior and exterior.

The open main floor plan has floor-to-ceiling operable glass panels at both ends, offering panoramic views of the Salish Sea and mountains. The design accommodates daylight, views, and garden access on all levels.

Custom millwork and attention to details throughout were used to achieve a unique design expression by Evoke. A limited material palette delivers a modern and simple aesthetic that reflects the surrounding natural beauty.

Photos: Janis Nicolay

Design unveiled for Calgary’s Arts Commons Venue

The design for the Arts Commons Transformation expansion in Calgary has been released by a team of internationally recognized architects and designers from Toronto’s KPMB Architects, Calgary’s Hindle Architects, and Arizona- and Calgary-based Tawaw Architecture Collective.

The new building features a new 1,000-seat theatre and 200-seat studio theatre, marking a significant step forward in the delivery of the largest arts-focused infrastructure project currently underway in Canada.

“The transformation of the Arts Commons campus is a more than half-billion-dollar investment in Calgary’s arts and cultural future,” says Kate Thompson, president and CEO of CMLC, development manager for the expansion and modernization of Calgary’s premier performing arts centre. “Together with our partners at the City of Calgary and Arts Commons, CMLC has been working with the prime design team since early 2022 to advance the concept and schematic designs for this extraordinary city-building project.”

The expansion will boost Arts Commons’ seating capacity by 45 per cent—space the city urgently needs to meet burgeoning demand for arts and culture and to facilitate the aspirations of its arts community.

“At the heart of the Arts Commons Transformation project is an intention to create a new performing arts space that is ‘of and for Calgary’– a place where everyone is welcome,” explains Kevin Bridgman, partner at KPMB, representing the prime design team. “This simple yet powerful idea inspired our design for a purpose-built facility that reflects the spirit of the community it serves, is thoughtfully connected to its history and culture, and is designed with respect for its surroundings.

The expansion building’s curved form, exterior cladding, and interior finishes are inspired by Alberta’s dramatic landscapes and the regional lodge typologies. With a naturally lit, fully transparent ground floor, the design team placed importance on the southeast corner where a gathering circle with a skylight provides space that welcomes Calgarians and encourages visitors to come together and share stories.

The expansion’s dynamic design was supported by specialists in theatre planning and acoustic design to ensure the new theatre spaces exceed best-in-class technical requirements. The prime design team also included an accessibility consultant to ensure the spaces are inclusive and accessible for all.

The $660M project includes the Arts Commons expansion and modernization, the transformation of Olympic Plaza, and a $50M Arts Commons endowment.

ISSA announces latest CIMS Advanced by GBAC certifications

ISSA, the worldwide cleaning industry association, is pleased to announce that 24 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 first quarter of 2024.

CIMS certification 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.

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 much greater emphasis on green cleaning and sustainability.

“Earning CIMS Advanced by GBAC certification allows an organization to separate itself from the competition by demonstrating a dedication to a higher standard of cleanliness,” said ISSA Senior Director of Education Brant Insero. “Using CIMS encourages service providers to manage their organization in a manner that is predicated on ensuring quality, efficiency, and overall customer satisfaction.”

Maintenance Resources Inc. has achieved certification to CIMS Advanced by GBAC, while Goodwill Industries of the Coastal Empire, JKSM Commercial Cleaning & Maintenance, ServiceMaster Commercial Systems, Service Star Building Cleaning Inc., and TRK Investments LLC have been certified to CIMS with Honours Advanced by GBAC.

Davolt Community Advocacy, Regency Cleaning Services Inc., and Southern New Hampshire University have achieved CIMS-GB Advanced by GBAC certification, while the following 15 organizations have achieved CIMS-GB with Honours Advanced by GBAC certification:

•   A1 Cleaning Services
•   AHI Facility Services Inc.
•   Alabama Cleaning Service
•   Ambassador Services LLC
•   Blackstone Consulting Inc.
•   Collins Building Services Inc.
•   Goodwill Easter Seals Miami Valley
•   Green Apple Commercial Cleaning
•   H4 Enterprises LLC
•   Job Options, Inc.
•   Native Resource Development Co. Inc.
•   Nobis Enterprises, Inc.
•   Terra Klean Solutions, Inc.
•   UG2
•   Vanguard Resources Inc.

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

Edmonton selects team for Capital Line LRT

The City of Edmonton has selected Capital Line Design-Builders to design and build Phase 1 of the Capital Line South Extension from Century Park to just north of Ellerslie Road.

The city will now enter into negotiations with Capital Line Design-Builders (consisting of Ledcor and AECOM) with the goal of awarding the contract by the end of May 2024.

Construction of the 4.5-kilometre extension is scheduled to begin later this year and is expected to take four to five years, followed by testing and commissioning.

“We’d like to thank the bidding teams for participating in our procurement. We’re confident our fair and rigorous competitive process will ensure Phase 1 of the Capital Line South Extension will result in excellent value for Edmontonians and further strengthen our mass transit network,” said Bruce Ferguson, branch manager of LRT Expansion and Renewal with the City of Edmonton.

The city launched its Capital Line South procurement process in June 2022 and shortlisted two bidders in March 2023. Both bidders provided technical submissions, including draft designs and plans, to demonstrate their ability to meet the city’s rigorous technical requirements. Both bidders passed and were invited to submit a financial proposal. The city evaluated these proposals to ensure they met financial requirements, and the team with the highest combined technical and financial score was selected as the preferred bidder.

An economic assessment of the project estimates construction will generate $330 million in wages in Alberta and another $100 million throughout the country. The project is expected to generate 3,700 jobs in the province and another 1,700 across Canada.

The $1.1-billion project has funding commitments from the Government of Canada, the Government of Alberta and the City of Edmonton.

Navigating volatile market conditions

How much does a heavy civil project in the Lower Mainland cost to construct in our current market and how sustainable can I afford to make it? These are questions that many infrastructure owners face in the wake of a global pandemic, amidst labour shortages/disputes, following record-high inflation rates, surging insurance premiums, and during continued supply chain disruptions. Many public agencies have sustainability policies and a desire to build sustainable infrastructure in accordance with the ISI Envision framework; however, with upward pressure on direct construction costs in recent years the priorities and focus often start and end with finding a viable funding plan.

Setting budgets on projects as engineers is risky business, particularly with the recent market conditions experienced across Western Canada. The level of design development is key in all of this, and the earlier in the planning/design process you are indicates a higher level of risk on project costs escalating at the time of construction. It is important to establish realistic expectations from all project parties with respect to the level of accuracy indicated by the engineers’ estimate and avoid the temptation to trim costs to meet budget constraints.

We are not contractors, but we do have access to years of historical bid data to assist us in providing parametric reviews on contractor unit rates and pricing to develop a top-down opinion of probable cost for a project. From there, we need to make a judgement call based on our professional experience, often in collaboration with other engineers and relationships we have built across industry with local suppliers to validate our assumptions.

In some cases, for larger and more complex projects, we will conduct a full bottom-up estimate and even have it checked by an independent reviewer who is often an ex-contractor or a senior professional with the experience to ground truth current budget assumptions and complete their own shadow bid to help bring further confidence in the budget being presented. In some cases, we hire third party specialty sub-consultants to provide further costing expertise as and when needed. A trend that has been the same across a variety of infrastructure projects is that we need to carry more contingency in our budgets moving forward.

The problem is that when we encounter the massive swings in market conditions that our region has experienced in recent years, the budgets created prior to the period of market volatility can result in funding shortfalls and become less helpful in further planning efforts required to move towards project execution. The solutions vary by circumstance, but can include cancelling the project, putting it on hold until additional funding can be provided, considering alternative delivery methods, or re-scoping the project to suit the budget constraints based on a revised engineers’ estimate that reflects current market conditions. In some cases, this is impacting vital infrastructure that has been planned for the region over the course of many years of investment, which can have consequences on the overall supply chain network for years to come if it is put on hold or never built.

So, what does the infrastructure industry look like in 2024 and how do we overcome these challenges? According to recent UBS report, private infrastructure funding dropped to a 10 year low in 2023 and concerns around infrastructure sector trends such as deglobalization, digitization (artificial intelligence in particular), and decarbonization have created an abundance of negativity with bearish results – a more optimistic market view is on the rise in the coming year.

The $33 billion Investing in Canada Infrastructure Program is one example of public spending that may be trending upwards. The program has put an emphasis on resilient infrastructure projects and targets four key funding streams with a construction deadline of 2033: public transit, green infrastructure, community/culture/recreation, and rural/northern communities.

With respect to our local B.C. market, across all sectors, the demand for goods, services, and construction by public agencies has been resilient to the market variability (as illustrated by a look at BC Bid opportunities).

Furthermore, there were 1,617 construction opportunities across B.C. in 2023 compared to only 516 construction opportunities advertised in 2022 which supports a relatively more positive trend in our local market. In addition, the B.C. Ministry of Transportation & Infrastructure budgeted more than $4.2 billion for transportation investments in 2023/24 with over $4.6 billion and $4.3 billion planned for 2024/25 and 2025/26 respectively. Overall, our B.C. economy has been tethered by high interest rates over the past couple of years, but has proven to be durable through the pandemic, geopolitical unrest, and climate-related disruptions with indications that 2024 will be a relatively stronger year in terms of infrastructure investments.

In terms of enhancing sustainability on projects and finding innovative ways to work within constrained budgets, there are a number of emerging smart technologies that may help reduce project duration and save design and construction costs. Some of these technologies have been in use for years, and some are more novel, which include: cloud computing, building information modeling (BIM), drones, artificial intelligence, and virtual reality (VR) / augmented reality (AR). These technologies promote resource efficiency, reduce waste, enhance collaboration, enable better decision making, and contribute to an overall more sustainable development during the design, construction, and maintenance of infrastructure projects.

From personal experience working with my colleagues Chuck Rosner, Ward Pristay and Nigel Denby, Stantec’s recent project work on infrastructure investments such as the LNG Canada Materials Offloading Facility in Kitimat have utilized some of these emerging technologies (i.e. cloud computing, drones, BIM design, etc.) which have helped us meet accelerated design-build delivery timeframes and find innovative solutions with our contracting partners in the field.

It is an exciting era with artificial intelligence on the rise, and it will be interesting to see how our industry may overcome budgetary challenges to utilize smart technologies that will continue to reshape how we deliver sustainable infrastructure.

Kip Skabar, P.Eng., P.E., ENV SP, is senior principal, commercial ports leader at Stantec in Vancouver.

Habitat Showroom – McKinley Studios

With its dark and textural materials, Habitat sets a new elevated standard in luxury furniture showrooms in Vancouver.

The dramatic interior design by McKinley Studios creates a warm and welcoming space for customers to explore contemporary furniture brands. Inspired by the historic architecture, the 3,000 square foot Habitat showroom embraces classical principles to create a sense of grandeur.

The project goal was to display several different furniture lines in a way that is both cohesive yet allows each furniture line to be distinct.

To achieve this, a consistent and beautifully executed backdrop of dark textural tones was used to unify the space, while layered lighting and oversized plants created an air of drama. The moody palette and rich textures speak to the elevated products and positioning, creating a space that is aspirational and aligned with the brand.

A thoughtful hospitality design approach was used to harmonize with the building, enticing the customers to step inside and explore the layered experience within. The design team used furniture vignettes focused on the column grid and the exterior windows. The columns provide an open division in the space allowing the owner to highlight unique product lines and experiences.

photos: Luis Valdizon

Manitoba restores tax credit, hints new incentive

Rental housing developers now qualify for tax credits for projects breaking ground in Manitoba any time after December 31, 2023. The newly released 2024 provincial budget reinstates the rental housing construction tax credit that the previous government cancelled in 2019.

In this iteration, both private sector and not-for-profit housing providers can claim the credit, but the incentive formula varies somewhat with the status of the developer and development. A refundable tax credit of $8,500 per unit is on offer for new market-rent housing. That credit increases to $13,500 per unit for housing slated to be maintained as “affordable” for a period of at least 10 years.

In the latter case, not-for-profit developers qualify for a refundable tax credit for the full $13,500, while private developers will receive a $8,500 refundable credit and a $5,000 a non-refundable tax credit that can be claimed at the time of their choosing over a 10-year period. It’s projected that the restored tax credit will equate to about $8.3 million in foregone provincial revenue in 2024-25.

Although the 2024 budget document provides no other details, it makes reference to “incentivizing investment in rental stock through a new time-limited exemption for converting commercial buildings to residential rental units” within a section that tallies a number of measures aimed at increasing affordability for renters. That list also includes:

strengthening rent control;
tightening the rules for eligible expenses for above-guideline rent increases;
enabling authorized above-guideline rent increases to be spread out over several years; and,
increasing client service at the Residential Tenancies branch.

Looking to the 2025 tax year, the budget announces the first stage of a four-year increase in the renters’ tax credit. Next year it will rise from $525 to $575, while the maximum additional augmentation for seniors increases from $300 to $328.57. A new $1,500 tax credit on principal residences will also debut in 2025 to replace the current combo of a school tax rebate and and education property tax credit, which the budget document describes as “overly complex” and “not sufficiently targeted to those who need it most”.

Meanwhile, 2024 will be the last year commercial ratepayers receive a rebate for school taxes on their property tax bills. Set at 10 per cent this year, it’s to be eliminated ahead of what the budget document promises as “a new education funding model that will support our education system and small businesses”.

Canada pledges $6B housing infrastructure fund

The Government of Canada is launching a new $6 billion Canada Housing Infrastructure Fund to help accelerate the construction and upgrading of critical housing infrastructure.

Prime Minister, Justin Trudeau announced the measures from the upcoming Budget 2024 which will go towards projects such as water supplies, sewerage pipes and treatment, stormwater catchment pipes, and solid waste infrastructure.

“We need more affordable homes, and we need the infrastructure to help build these homes. That’s why in Budget 2024, we’re building more infrastructure, building more homes, and helping more Canadians find a place to call their own. This is about fairness ‒ making sure communities have the safe, quality housing they need to get ahead,” said Trudeau.

The fund will include:

$1 billion available for municipalities to support urgent infrastructure needs that will directly create more housing.
$5 billion for agreements with provinces and territories to support long-term priorities. Provinces and territories can only access this funding if they commit to key actions that increase housing supply:
Require municipalities to broadly adopt four units as-of-right and allow more “missing middle” homes, including duplexes, triplexes, townhouses, and other multi-unit apartments.
Implement a three-year freeze on increasing development charges from April 2, 2024, levels for municipalities with a population greater than 300,000.
Adopt forthcoming changes to the National Building Code to support more accessible, affordable, and climate-friendly housing options.

Provinces will have until January 1, 2025, to secure an agreement, and territories will have until April 1, 2025. If a province or territory does not secure an agreement by their respective deadline, their funding allocation will be transferred to the municipal stream. The federal government will work with territorial governments to ensure the actions in their agreements are suitable to their distinct needs.

The government will also be topping-up the Housing Accelerator Fund with an additional $400 million, so more municipalities can cut red tape, fast-track home construction, and invest in affordable housing.

Since launching the now $4.4 billion Housing Accelerator Fund last year, the federal government has signed 179 agreements across the country to fast-track more than 750,000 homes over the next decade. Today’s $400 million top-up will fast-track an additional 12,000 new homes in the next three years.

Manitoba security system purchasers to get rebate

Prospective security system purchasers in Manitoba can subtract $300 from the price now that the provincial government is delivering on an election campaign promise to provide rebates to businesses and residential dwellers. Manitoba’s Finance Minister, Adrien Sala, confirmed the measure yesterday as he tabled the 2024 provincial budget, boasting that it was one of “21 new ways to save” that he was unveiling.

“Manitobans can purchase, or install, a home or business security system of their choice, and then apply to the government for a consumer refund of up to $300 — it’s that easy,” the budget document states.

For now, there are few details of either how the rebate will be administered or the total amount of funding available. During last year’s election campaign the NDP platform promised $2.5 million for the scheme. Within the 2024 budget document, the rebate is identified as part of the government’s public safety strategy, while elsewhere in the document, it’s noted that $6.3 million has been earmarked for “implementation of the public safety strategy with a focus on youth crime prevention”.

Visualizing office activity with advanced tech

The evolution of office activity has significantly impacted the demands placed on facility managers. As the work landscape transforms, they must navigate a host of new challenges, ranging from adapting physical spaces to suit hybrid work models to integrating advanced technology to meet the needs of a more flexible and remote workforce.

Given the pressure to align with emerging industry standards, incorporating cutting-edge facility management technology is essential to ensure the seamless operation of commercial spaces.

Challenges facing FM professionals

Facility management professionals (FMs) are navigating the complexities of operational efficiency, sustainability, and collaborative workspace management, which are creating new demands.

Comprehensive Data Collection

Their role entails collecting data on the properties they manage and monitoring their team’s utilization of space, which can be daunting. It’s essential to track the usage patterns, identify occupants, and understand resource utilization. Leveraging robust data tools and analysis can empower FMs to make informed decisions, optimizing space and resource utilization effectively.

Documenting Facility Data

Documenting facility data is crucial, especially with evolving remote work and industry standards. As an FM professional, keeping accurate records of building conditions, maintenance schedules, and compliance requirements across various office setups can be challenging. It’s essential to maintain consistent

documentation and make relevant data easily accessible to ensure smooth operations and effective decision-making.

Capturing Data with Speed and Efficiency

FM is all about getting data quickly and efficiently. New technology can make it easy to generate accurate building information to help map maintenance needs and workflows. FM can quickly document the space, create a digital twin, and then use this information with IoT devices to make intelligent, informed decisions.

Sharing and Collaboration

It’s a delicate yet crucial task to balance transparent communication and collaborative workflows while maintaining data security and privacy. By using digital platforms, including digital twins and robust communication tools, smooth collaboration can be achieved across the organization while keeping data safe and intact.

Reviewing innovative technology

As the need for efficient FMs continues to evolve, staying on top of the latest technology solutions is paramount. From intelligent building systems to AI-powered maintenance tools, there is a diverse array of innovative options available to address the challenges faced in today’s dynamic environment.

Building Information Modeling (BIM)

Incorporating building information modeling (BIM) brings various benefits. BIM provides greater visibility, enabling better decision-making, sustainable options, and cost savings in architecture, engineering, and construction projects. It fosters better collaboration and communication, model-based cost estimation, pre-construction project visualization, and improved coordination during construction.

Asset Management Software

This software plays a crucial role in maintaining records of asset information and updates on utilities. It records equipment locations, required parts, and maintenance schedules, helping optimize asset management and utilization.

Integrating maintenance and inventory/parts management systems enhances an organization’s ability to prioritize and manage repairs, track maintenance activities, and identify inventory locations and supplies specific to work orders.

AI and VR in Facility Management

Integrating artificial intelligence (AI) automates tasks like scheduling maintenance and managing inventory in FM. AI enhances emergency response systems, optimizes energy usage, and provides data-driven insights. Meanwhile, virtual reality (VR) applications revolutionize FM with immersive simulations for space planning, maintenance, and safety training. This combination of AI and VR transforms operational effectiveness and safety protocols.

Smart Energy, Security, and Visitor Management

Intelligent energy management solutions enable remote HVAC, lighting, and temperature control during office downtime, promoting energy conservation and cost-effectiveness. Implementing smart security and visitor management tools tracks visitor data, manages access points, and responds to emergencies, enhancing security while streamlining access processes.

In a world where the only constant is change, facility managers must not only adapt but thrive. A resilient and agile work environment emerges with the latest tools and digital platforms. Addressing industry challenges and wholeheartedly embracing innovative solutions catapults professionals into a transformative journey, where operational efficiency, collaboration, and the overall experience within office spaces reach new heights.

The future of facility management is not just about meeting challenges; it’s about conquering them with visionary technology and shaping a workspace that is as dynamic and forward-thinking as the professionals who manage it.

Michael Vervena is vice-president of sales and business development at Planitar Inc (the makers of iGUIDE). Michael has been at the forefront of iGUIDE’s expansion into digitizing built environments in Facilities Management.

Canadians specify hybrid work as a top job benefit

Hybrid work continues to rank among the top three benefits Canadian professionals desire across all fields. According to recruitment firm Robert Walters’ 2024 salary survey, 46 per cent of professionals would look for a new job if asked to increase their in-office workdays.

This contrasts with the intentions of many employers. One in five said they want to see their employees in the office more, although 79 per cent said they would not issue a full return-to-office yet, even if it wouldn’t impact retention. A survey last fall by KPMG indicates that 55 per cent of Canadian CEOs anticipate a complete return to office by 2026.

“Leaders attempting to implement a full return-to-office are quickly going to run into trouble – as it’s clear that many professionals won’t readily give up the flexible working routines that they’ve spent the last 3-4 years getting comfortable with,” said Martin Fox, managing director of Robert Walters Canada.

“Our research shows that gone are the days where employers competed for talent on salary alone – so having a clearly defined hybrid working model will be a key ‘benefit’ to leverage for candidate attraction and retention this year, particularly where hiring budgets remain stringent.”

There are many elements to consider. The poll found that the main factors deterring professionals from spending more days in the office were long commutes (47 per cent), disruption to their work-life balance (32 per cent), distractions at work (14 per cent) and associated costs (7 per cent).

The most prominent reason for people coming into the office more was because they were asked to do so by their employer (52 per cent). Just 10 per cent said that it helps with their weekly routine. One in five respondents stated that being in the office improved collaboration with peers.

“There is a balance to strike with flexible working,” said Fox. “If more days in office are what companies want – the onus is on senior leadership teams to make the office the heart of their work community and inform professionals of what can be gained by returning.”

An estimated 39 per cent of professionals stated that ‘changes to hybrid-working’ will have the biggest impact on workplaces this year. Altering working models, though, must come with incentive and compromise.

“To retain employees and encourage more in-office attendance, employers should offer benefits that better reflect their needs and preferences,” said Fox, who shared the top five ways to get employees back into the office. They include:

Flexible schedules. Offer flexible work hours or compressed work weeks that allow employees to balance their work and personal life more effectively;
Enhanced office amenities. Invest in improving the office environment to make it more comfortable and beneficial to work. This could include ergonomic furniture, quiet workspaces, recreational areas, and quality on-site food and beverage options;
Assisting with employee spend. Things like subsidizing travel and providing breakfast or lunch are low-cost incentives that make a huge difference to professionals’ daily costs and budget;
Upscale mentorship/training opportunities. Having mentorship programs or additional training opportunities in the office provides a significant draw for professionals looking to upskill; and
Organize collaborative sessions or interactive Q&As with senior figures. Having a more open and communicative culture can be a big draw for professionals returning to the office.

BC proposes amendments to Residential Tenancy Act

The Province of B.C. announced it is amending the Residential Tenancy Act to deter bad-faith evictions, eliminate rent increases when a child is added to a household, and resolve rental disputes faster.

“While most landlords and tenants play by the rules and have respectful relationships, too many people in B.C. are still facing unfair rent hikes and evictions under false pretenses,” said Premier David Eby. “At the same time, many people who have chosen to rent part of their home are struggling to end problematic tenancies. That’s why we’re taking action to protect both renters and landlords with stronger rules designed to ensure the law is respected by everyone — and bring more fairness for everyone in the rental market.”

According to the government website, proposed amendments to the Residential Tenancy Act and the Manufactured Home Park Tenancy Act will restrict rent increases if a tenant adds a child under 19 to their household. No rent increases above the annual allowable rent increase will be permitted even if there is a term in the tenancy agreement that states rent will increase with new occupants.

The amendments will also deter bad-faith evictions by requiring landlords to use a web portal to generate a notice to evict a tenant for personal use.

“This will help educate landlords about the required conditions and risks of bad-faith evictions, while providing a standardized process for serving notice,” the notice says.

The new process for evictions will also allow for post-eviction compliance audits and provide information to the ministry about the frequency of these types of evictions.

“We are taking action to protect tenants from unfair evictions, promote better compliance and improve the rental system overall,” said Ravi Kahlon, Minister of Housing. “Renters should not lose their homes because of some bad actors who don’t follow the rules. Landlords need the certainty that issues with problematic tenants can be resolved quickly. By putting stronger policies in place and increasing education, we are strengthening protections and promoting stability in the rental market.”

Action is also being taken to resolve rental disputes faster. Since November 2022, wait times at the Residential Tenancy Branch have been reduced by almost 54 per cent, according to the branch, due to additional staff, service improvements and investments to provide quicker resolutions. Wait-times for the dispute stream that fast-tracks hearings for unpaid rent and/or utilities decreased by more than 52 per cent from 10.5 weeks in February 2023 to less than five weeks in February 2024.

The Ministry of Attorney General’s new Money Judgment Enforcement Act will come into force in 2025, which the government says will make it “easier and less costly” for people to get the money owed to them from decisions resulting from Residential Tenancy Branch hearings.

Other changes through these proposed amendments include:

allowing for more flexibility in addressing cases where there is a problematic tenancy and prescribing more clear guidelines for ending tenancy with justified cause;
increasing the amount of notice a landlord must give a tenant when ending a tenancy for personal occupancy;
increasing the amount of time a landlord must occupy a rental unit after ending a tenancy for personal occupancy from six months to 12 months;
increasing the amount of time a tenant has to dispute a notice to end tenancy from 15 days to 30 days;
prohibiting evictions for personal use in purpose-built rental buildings with five or more units; and
prohibiting eviction for the conversion of rental units to specific non-residential uses.

“These changes are critical to protect good renters and landlords from those who try and cheat the system for profit,” said Spencer Chandra Herbert, premier’s liaison for renters and MLA for Vancouver-West End. “We know of too many people who act in good faith that are facing the consequences of those who take advantage of the system, and this legislation is crucial to put an end to that.”

More information about the proposed changes to B.C.’s Residential Tenancy Act can be found here: More protections for renters, parents, landlords, families | BC Gov News.

B.C. construction month celebrates industry leaders

The BC Construction Association (BCCA) is recognizing four employers with Builders Code Champion Awards this month who are leading the way in advancing the culture of B.C.’s industrial, commercial, institutional and multi-unit residential housing construction industry.

The 2024 Builders Code Champions are:

Turner Construction Company (Vancouver) – Workplace Culture Champion.
Houle Electric (Victoria) – Recruiting, Hiring and Retention Champion.
CGI Constructors (Victoria/Vancouver) – Recruiting, Hiring and Retention Champion.
EllisDon (Vancouver) – Community Champion.

Leadership Awards were also handed out to acknowledge the outstanding contributions by B.C. construction companies. This year’s recipients were selected in partnership with BC’s Regional Construction Associations: the Northern Regional Construction Association (NRCA), the Southern Interior Construction Association (SICA), the Vancouver Island Construction Association (VICA) and the Vancouver Regional Construction Association (VRCA).

The 2024 Leadership Award winners are:

• Westcana Electric Ltd. (Prince George).
• Acres Enterprises (Kamloops).
• Heritage Masonry (Victoria).
• Pitt Meadows Plumbing & Mechanical Systems Ltd. (Maple Ridge).

The awards are part of B.C.’s 7th annual Construction and Skilled Trades Month in April where the industry celebrates the collective success of companies. This year’s celebration highlights the importance of the industry’s mentors in shaping the new generation of construction workers, and marks five years of Builders Code culture training, policies and commitments, making construction a more welcoming and inclusive career choice.

“Construction Month allows us to shine a bright light on the impact our industry has on the lives of British Columbians,” says Chris Atchison, BCCA president. “92 per cent of construction owners are small businesses who employ fewer than 20 employees. Day after day, they deliver the important housing, institutional, commercial, industrial and infrastructure projects our province needs. They work hard, and they get the job done. We welcome this opportunity to give them the recognition and respect they deserve.”

Great expectations

With increased attention from Canadians towards green initiatives, organizations are looking to become more sustainable to appeal to consumers, investors, and employees alike. To do this, they must look at every level of their operations to find opportunities for efficiencies and improvements to their practices. A facility’s cleaning practices can be a great place to start, as they not only have the ability to further sustainability goals but can also help to improve employee satisfaction.

According to recent research, there is a clear link between clean, well-functioning workplaces and employee satisfaction. We found that 86 per cent of office employees regard cleanliness as the most important aspect of a good work environment. 85 per cent of employees think that the level of restroom cleanliness reflects how clean the building is overall and 67 per cent of employees say that they are more likely to complain about a restroom than any other aspect of their office.[1]

With cleanliness and hygiene being top priorities, here are a few tips to ensure your facility is held to the highest standard.

Clean, then disinfect

For most dirty surfaces, wiping down with a disinfectant will not be enough to ensure true cleanliness. These surfaces must be cleaned first with a detergent or soap, water, and a disposable cloth prior to disinfection. This way, parts of bacteria and viruses can be mechanically cleaned first. Then, to properly disinfect, use an approved disinfectant and a disposable cloth. If using an alcohol-based product, use one with a minimum of 70 per cent alcohol like ethanol or isopropyl alcohol for best results.

Don’t forget to wear gloves!

Wearing gloves is an important part of cleaning procedures to keep surfaces clean and sanitized. Gloves should be discarded after each use to avoid cross-contamination and the growth of bacteria. If using reusable gloves, they should be dedicated to cleaning and disinfecting surfaces of certain zones in the working area. Finally, be sure to wash your hands immediately after gloves have been removed before touching any surfaces with your hands.

Dry your hands thoroughly with a single-use paper towel

Did you know that paper towels are more hygienic than hand air dryers? Compared to paper hand towels, jet air dryers spread 10 times more bacteria through airborne droplets[2], increasing the risk of bacteria spread. Research shows that 62 per cent[3] of users stop drying their hands before they are completely dry as air dryers take too long, increasing the risk of the spread of bacteria[4]. In fact, when asked, 67 per cent of people agreed that they wished more facilities offered paper towels as an alternative to air dryers4. Compared to hand air dryers, paper towels also offer more versatility. From drying hands to blowing your nose or touching up makeup, as well as using them to avoid touching other surfaces in restrooms such as the door or to turn off faucets, employees and guests appreciate having access to paper towels.

Be diligent with high-touch surfaces

There are several high-touch surfaces that may be overlooked in a facility and are prone to facilitating the spread of bacteria. The following surfaces should be disinfected at least once a day:

Tables, seating, and benches
Doorknobs, handles, and locker doors
Light switches
Toilets, faucets, and sinks
Machine controls and equipment panels
Workstations, desks, and chairs
Keyboards and computer mice
Printers and telephones
Vending machines
Elevator buttons
Shared tools or equipment

Turning cleaning practices into sustainable practices

Now that we’ve ensured that our cleaning practices are thorough, we must consider how to make them more sustainable. We know that sustainability is growing quickly as a priority for employees. Our research has found that as people return to the office, they have higher expectations of sustainability, with 75 per cent of respondents wanting to see a more environmentally friendly office, and 56 per cent thinking their employer could be doing more to turn the office into an eco-friendly place[5]. When it comes to integrating more sustainable practices, a few small adjustments can make a big impact.

For example, facility managers should consider responsible sourcing. In recent years, businesses have made considerable improvements to their traceability in supply chains. Many companies have integrated environmental and social requirements into their supplier standards and sourcing programs. However, the complexity of the supply chain can make it hard for companies to know exactly where goods have come from. Simplify responsible sourcing with suppliers whose products have the endorsement of trusted third-party certifications. When you see product certifications like FSC®, Green Seal^TM, ECOLOGO, or supplier ratings like Ecovadis, you know the product or supplier meets high environmental standards throughout its supply chain.

Product dispensers are also evolving to keep sustainability at the forefront. Recently launched carbon-neutral certified dispensers not only increase hygiene but also reduce our impact on our planet by using durable materials and enabling consumption reduction of up to 50 per cent. As well, these certified carbon-neutral dispensers use certified renewable energy and offset carbon emissions through investments in verified credits from climate projects.

When considering the cleaning products you buy for your facility, also consider the after-use and circularity. Circularity has a key role to play in the push towards zero waste. The linear process that ends in landfills or incineration has defined so much of our economic activity. A more circular economy opens the door for more reuse and to leverage waste as a resource. Circularity needs to be considered, along with new strategies providing after-use solutions such as commercial composting or take-back systems.

It is clear that every decision counts for facilities looking to increase sustainability and the products you buy to support your organization, from office equipment to cleaning supplies, are important inputs to your environmental impact. Making simple changes like these to your cleaning practices can be a great place to start for facility managers to both increase sustainability and improve employee satisfaction.

Rachel Olsavicky serves as the Regional Marketing Manager for Commercial and Public Interest at Essity Professional Hygiene. For the last four years, Rachel has dedicated her expertise to the Tork brand by bringing a comprehensive understanding of the market dynamics in these sectors.

Sources:

[1] June 2022 Behaviorally – Qualitative and quantitative office segment research with 600+ respondents in North America and Europe

[2] Margas E. et al, J Applied Microbiol, 2013

[3] 2021 Survey conducted by United Minds in cooperation with CINT in March 2021

[4] https://www.tork.ca/en/torkcampaigns/safer-choice-to-airdryers

[5] Tork Eco Office Survey US, 2022 Survey conducted by Tork

Ontario promises funds for facilities investment

The newly released 2024 Ontario budget promises an $820 million investment in recreational and health care facilities. That includes $200 million over three years to launch a new application-based fund targeting what’s termed “critical need for infrastructure support in the sport and recreation sectors” and $620 million over 10 years to augment an existing fund for repair and upgrades in health care facilities.

The funds are aimed at extending the life of existing facilities and providing new venues for a growing population to participate in physical and community activities.

“This funding will allow health care system partners to address urgent infrastructure renewal needs such as upgrades or replacements of roofs, windows, security systems, fire alarms and back‐up generators,” the budget document states. “Investing in new and revitalized sport, recreation and community facilities for youth and families will ensure that the people of Ontario can live, work and play in their local communities.”

A Matter of Protection: Digital Locks Revamp Multi-Residential Security

For centuries, locks have secured our possessions, playing a vital role in our personal security. Traditional locks date back to the nineteenth century; some of the names established back then are still household names today. But the most common access credential — the traditional, mechanical key and deadbolt lock — has become outdated. A digital transformation is taking place: the internet, connectivity, and digital technology are merging and integrating into the locking industry ensuring heightened security for today and tomorrow.

We’re already familiar with digitized security in the hospitality industry, where keycards have become the norm. The demand for safer, more secure buildings is now seeing digital technology merging with the multi-residential market.

Recently, options for single-family residential smart deadbolts have boomed. However, their use in multi-residential properties has been limited since they lack integration with access control systems. Physical credentials such as keycards and fobs are now pivoting towards digital technologies like BLE (Bluetooth Low Energy) credentials. It’s as easy as tapping our phones.

Easier, Seamless Technologies

“We want technology to make our days easier and seamless,” explains Preston Grutzmacher, Residential Business Leader for SALTO WECOSYSTEM North America. “Investment into the property tech market has risen massively over the last five years. Much of that is geared towards the multi-family market.”

Grutzmacher explains there are clear benefits to using digital tech in multi-residential buildings. “It’s easy to imagine the number of products we use in our homes that connect to Wi-Fi,” he says, “in a community-based system it can be difficult to manage. Having a larger system that’s not individually linked to each unit but can be managed centrally has value.”

Traditional keys are typically made of six teeth which are easy to manipulate. “If you can see a mechanical key, you can copy it,” he warns. For many condominium and apartment buildings, a master key for all individual units is kept on-site allowing access in case of an emergency. If this key gets into the wrong hands, the results could be costly. Smart locks allow for heightened security, and a way to report and audit. If an investigation is needed, a full record is at hand: the locks read and write data, creating an indelible record of every entry.

“There’s an audit of every turn of the door handle, but this doesn’t mean it’s connected to the internet,” Grutzmacher says. “You want to control when a guest can come in—to give a credential that only works on specific days. Doing this through your smartphone doesn’t mean that your lock is connected to the internet in any way. Through a smartphone, a user can send a digital pass, and this connects with a unit lock or building’s main entry.”

Futuristic Security for the Multi-Residential Market

Designed specifically for the multi-residential market, Salto DBolt Touch is a standalone, battery powered smart lock ideal for updating existing mechanical deadbolts. A significant modernization for multi-residential communities, the Salto DBolt Touch gives the property owner or building manager the ability to install individual locks that connect to the main management platform. Users can use their smartphone, or keycard or fob as their access credential, or choose to set up a PIN code.

Perfect for both new builds and retrofits, the Salto DBolt Touch is practical for multi-family applications and replaces a traditional deadbolt lock using the same hole — no drilling or wiring is needed.

The Salto DBolt Touch connects to the Salto Homelok management software. From Salto’s cloud-based Homelok application, building managers can access information via their laptop or computer and single-handedly manage all locks in the facility.

The Salto DBolt Touch is also ready for whatever comes next in the digital locking industry, allowing for flexibility in access control methods, and avoiding the need for hardware changes even as software evolves.

Smart Locks and Cyber Security

To ensure absolute security, SALTO WECOSYSTEM locks get put through rigorous third-party testing with government-trusted agencies. Choosing a trusted brand is important. Salto has partnered with Apple Wallet to allow for Apple credentials to integrate with Homelok.

The nouveau design of Smart Locks is pleasing to the eye and fits with a modern aesthetic. Offering unparalleled convenience and security, Salto continues to champion new technologies and be a leader in the innovation of digital locking mechanisms. The future is ready to unlock.

To learn how your building can benefit, visit www.saltosystems.com

Solar installation begins operating at Commonwealth Recreation Centre

A newly installed solar photovoltaic array at Commonwealth Recreation Centre in downtown Edmonton is now operating with 1,128 panels that cover an area of 40,760 square feet.

The panels are expected to produce 708 MWh of energy in the first year of operation, the equivalent to powering 100 residential homes for one year. The installation can offset between 75 and 100 per cent of the facility’s energy needs in ideal solar conditions on a day with average building consumption.

Architecture firm DIALOG said it strategically placed the installation on the field-house roof, adjacent to the Commonwealth Stadium, to reduce design complexities and capital and maintenance costs. The project includes upgrades like lightning protection system modifications for a successful implementation of a solar PV of this scale.

“Using innovative technology, including the installation of solar photovoltaics on City-owned buildings, we are reducing greenhouse gas emissions and building a low-carbon city, protecting the environment for future generations,” Mayor Amarjeet Sohi said in a statement.

DIALOG says the 600kW solar installation is expected to offset more than 300 tons of greenhouse gases per year.

The project received $340,000 in funding from the Municipal Climate Change Action Centre, a partnership between Alberta Municipalities, the Rural Municipalities of Alberta and the Government of Alberta.

Solar plays a major role in the city’s goals for sustainability and climate resilience as Edmonton has more than 2,300 hours of bright sunshine in an average year. As of March 2024, 12 city-owned facilities have such installations in operation. The city is continuing to look at any new build as an opportunity to incorporate solar panels.

BOMEX 2026

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