Bird signs five new contracts worth $530M

Bird Construction has signed five new contracts with a total value of more than $530 million.

The awarded contracts include a large manufacturing facility, the Kakabeka Falls Generating Station Life Extension Project, two contracts for large energy clients, and a 13-storey modular tower for BC Housing’s Permanent Supportive Housing Initiative.

Bird’s wholly owned subsidiary, Stuart Olson Industrial Constructors, has been contracted for the Kakabeka Falls Generating Station Life Extension Project by Ontario Power Generation (OPG) in a 50/50 joint venture.

Bird was awarded a new project and a separate significant change order within an existing project with two long-term clients in the Wood Buffalo region of Alberta. The work is for site infrastructure and other project services, including concrete foundations, instrumentation and controls, as well as telecommunications, fibre optic, mechanical, and high and low voltage electrical services.

Bird was also awarded an additional construction management contract for a 13-storey modular tower for BC Housing’s Permanent Supportive Housing Initiative, located on West 8th Avenue in Vancouver, B.C. Awarded Canada’s tallest modular build earlier this year, this is Bird’s second multi-storey modular construction project design that will be delivered by its Stack Modular business.

The 13-storey modular project is part of the permanent supportive housing initiative between BC Housing, the City of Vancouver, and the Canada Mortgage and Housing Corporation (CMHC) to deliver a minimum of 300 permanent supportive homes on five city-owned sites.

“These awards reflect the success we are achieving in the diversification of our work program across Canada with our significant self-perform capabilities, strong project management, and forward-leaning accelerated construction solutions,” said Teri McKibbon, president and CEO of Bird. “Our continued ability to deliver critical projects across a range of sectors has solidified our reputation as a trusted partner. We look forward to further strengthening relationships with our clients, partners, and community stakeholders through our innovative and collaborative approach.”

Surrey streamlines development timelines

Surrey has approved changes that exempt apartment buildings up to six stories and commercial/office buildings up to three stories from requiring Advisory Design Panel (ADP) review, provided they are supported by staff.

These changes, combined with an earlier exemption of townhouse and industrial projects from urban design review, are estimated to reduce the number of projects at the ADP by 60-70 per cent and save several months on development application timelines.

Surrey is also exploring whether building permits for new homes could be submitted for review after the preliminary layout approval process and prior to final subdivision in order to reduce the time for building permit issuance.

“With the housing crisis in mind, this council is taking steps to speed up our development application timelines,” said Mayor Brenda Locke. “I thank our dedicated staff for working quickly to find solutions that will help significantly reduce processing times, while not compromising urban design outcomes. These changes will result in homes being built faster, and in turn, better meet our growing community’s vital need for new housing.”

The approved changes will:

exempt low-rise (up to six storey) apartment buildings and low-rise (up to three storey) commercial retail and office buildings from ADP review, provided they are supported through urban design staff review;
allow an option for high-rise (more than six storey) residential and mixed-use developments and larger (more than three storeys) commercial and select major projects to be scheduled for ADP review either prior to introduction to council, or following third reading and/or council’s “approval to draft” a Development Permit but before final approval at the applicant’s discretion, provided they are supported through urban design staff review; and
refer projects to an ADP review prior to introduction to council if the design is not supported through urban design staff review. In such cases, the ADP will function as a “second opinion” and will form part of staff’s recommendations to council.

Construction and design innovators honoured

Construction and design innovators are among the latest inductees to the Order of Canada. Governor General Mary Simon announced the appointments of Richard Kroeker, a professor emeritus at Dalhousie University’s School of Architecture, and Osama Moselhi, a professor and director of Concordia University’s Centre for Innovation in Construction and Infrastructure Engineering and Management, in late December as part of her year-end bestowal of honours.

In total, she made 78 new appointments to the Order of Canada, recognizing individuals who have made significant contributions to their communities, professional spheres and the well-being of others that enhance daily life and the national profile. It is one of the highest honours a civilian can receive, exemplified in the moto, DESIDERANTES MELIOREM PATRIAM, which translates to “they desire a better country”.

“I greatly value the opportunity to celebrate individuals whose perseverance, ingenuity and community spirit have benefited Canadians throughout the country,” Governor General Simon observed. As governor general, I have seen first-hand that our communities are rich in both excellence and diversity, which we need to do our utmost to recognize.”

The citation with Kroeker’s appointment notes “his innovative leadership as one of Canada’s leading architects who uses multiple perspectives of Indigenous and Western artistic and environmental models in his work”. He is also a proponent of sustainable, energy-efficient buildings with current research focuses on energy modelling, envelope construction technologies and wood structures. That includes as a principal of MATCHBOX Energy, a modelling tool for calculating the energy consequences of design decisions and aiding in the pursuit of net-zero and regenerative buildings.

Moselhi is cited for “groundbreaking contributions to the field of construction engineering and management” over nearly 40 years with Concordia’s faculty of building, civil and environmental engineering, where he has authored or co-authored more than 400 scientific publications. He is a Fellow of the Canadian Society for Civil Engineering (CSCE), the Canadian Academy of Engineering (CAE), the American Society of Civil Engineers (ASCE) and the International Association for Advancement in Cost Engineering. In 2019, CSCE renamed its annual award for the best paper in its construction division in his honour.

CAPREIT ends 2023 with series of transactions

CAPREIT ended off 2023 with a series of transactions that included the purchase of two newly constructed rental apartments in British Columbia for $90.5 million; additionally it disposed of two non-core properties for combined consideration of $10.3 million, and closed on a sale in Calgary, Alberta for $53.9 million.

The first BC acquisition is described as a 12-storey, concrete purpose-built rental apartment containing 114 high-quality residential suites and over 5,000 square feet of commercial retail at grade. The building is situated in a strategic location in Vancouver, just steps from the Commercial-Broadway SkyTrain. Construction of the building was completed in 2023, and it was purchased following lease-up for $68.0 million.

The second property is a newly built 48-suite apartment with ocean views in Esquimalt, BC, a municipality within the metropolitan Victoria area. The building was constructed in 2022 and purchased by CAPREIT for $22.5 million.

“These transactions bring our total capital reallocation activity in 2023 to above $700 million worth of Canadian properties, and we’re thrilled to close out the calendar year on this exciting note,” said CAPREIT president and CEO Mark Kenney. “In keeping with our strategic plan and progress to date, this latest phase of portfolio rejuvenation has further enhanced the average age, geographic exposure and quality of our overall investment portfolio, and we’re looking forward to maintaining this momentum as we head into the new year.”

“We reached our annual target in 2023 and disposed of over $400 million in non-core buildings, while concurrently reinvesting approximately $300 million into purpose-built rental properties recently constructed in Canada’s most attractive and fastest-growing regions,” added Julian Schonfeldt, Chief Investment Officer. “We’re especially pleased with our latest two premium acquisitions, strategically located in highly coveted BC communities where we also own other new build assets, allowing for operational synergies.”

For more info, click here: CAPREIT transactions

New study ranks Canada’s safest cities

A recent study conducted by the money experts at Money.ca reveals the top ten safest cities to live in Canada using 2021 data from Canadian Crime Index. To generate the list, several crime statistics were considered, including the total number of offenses in categories such as arson, robbery, impaired driving, and burglary per 100,000 residents.

Surprisingly, Toronto emerged as the safest place to live in Canada despite being the largest city. Data from 2021 shows that instances of breaking and entering were less frequent in Toronto, with 150.8 burglary offenses per 100,000 residents. Instances of arson and impaired driving were also lower in Toronto than other Canadian cities.

Quebec City took the second spot with 301 offenses per 100,000 population. In addition to having the lowest number of robbery offences with 12.2 violations, Quebec had 161.2 instances of breaking and entering, putting it second behind Toronto.

In the third spot, Ottawa-Gatineau, QC, had 318.8 total offenses per 100,000 population, and Sherbrooke followed in fourth place with 327.4. Sherbrooke recorded the third-lowest number of robberies in 2021, with 16.6 cases and 169.7 counts of breaking and entering.

“Looking at rates of arson, robbery, burglary, and driving under the influence in each area offers insights into the overall crime rates in Canadian cities that affect homeowners and families in particular,” a spokesperson from Money.ca said. “This study also highlights the areas where insurance premiums are perhaps lower, or residents may be less inclined to increase their insurance options to protect themselves from these occurrences.”

Canada’s top 10 safest cities according to Money.ca are as follows:

Toronto – 286.9 offenses per 100k
Quebec – 301 offenses per 100k
Ottawa-Gatineau, QC – 318.8 offenses per 100k
Sherbrooke – 327.4 offenses per 100k
Ottawa-Gatineau, ON – 333.9 offenses per 100k
Montreal – 356.7 offenses per 100k
Barrie – 356.7 offenses per 100k
Trois-Rivières – 366.2 offenses per 100k
Saguenay – 396.3 offenses per 100k
Hamilton – 420.6 offenses per 100k

Visit Money.ca for more info.

Teams shortlisted for 264th St interchange

Three teams have been shortlisted by the Province of B.C. to submit a request for proposals to design and build a new 264th Street Interchange, a key component of the $2.3 billion improvements to Highway 1 between 264th Street and Mt. Lehman Road.

The new interchange will include improvements for active transportation, truck parking and public transit.

“The new 264th Street Interchange is essential for more efficient goods movement in our economy, given the Trans-Canada Highway’s importance to the provincial and national supply chain,” said Rob Fleming, minister of transportation and infrastructure. “These improvements are also critically important to create capacity for rapid public-transit service throughout the Fraser Valley region.”

Aecon-Norland General Partnership (a partnership between Aecon Constructors and Norland Projects Limited); KEA Fraser Valley Connectors (a joint venture between Kiewit Infrastructure BC ULC and Emil Anderson Construction Inc.); and Metro Vancouver (Infrastructure) Partnership (comprising Jacob Bros. Construction Inc., BD Hall Constructors Corp., and EBC Inc.) are the teams selected.

Following an evaluation of submissions, the province will choose the project’s design-build team. Construction will begin in late 2024.

The 264th Street Interchange and associated highway widening is one of the three major construction contracts that make up Phase 3A of the province’s Fraser Valley Highway 1 Corridor Improvement Program, a multi-phase program to improve goods movement and travel along Highway 1 in the Fraser Valley through the Sumas Prairie to Chilliwack.

The other two contracts will be upgrades to the Mt. Lehman Interchange and 3.7 kilometres of highway widening, and replacement of the Bradner Road overpass with 3.9 kilometres of highway widening. These contracts will go to tender in spring 2024 ahead of the construction season. Completion of Phase 3A is expected in 2029.

The widening of Highway 1 between 264th Street and Mt. Lehman Road has an approved budget of $2.3 billion.

Protecting contractors from asbestos

Death from asbestos is one of the greatest single causes of workplace fatalities in B.C. According to the government, asbestos has been the cause of more than 50 per cent of all work-related occupational disease deaths and approximately 33 per cent of all work-related deaths since 2000.

In 2022, asbestos exposure was a contributing factor in 61 of 181 workplace deaths. Over the past decade, WorkSafeBC accepted more than 500 claims for workers who were killed by occupational disease related to asbestos exposure. Many cases originate from workplace exposures to asbestos 20, 30 or more years ago when it was still being widely used in building construction.

“Many buildings in B.C. were constructed during the peak use of asbestos-containing building products. These buildings are now at an age where renovation or demolition is required. The potential for exposure to asbestos in the construction industry has never been greater,” say Don Whyte, industry advocate and former executive director, Hazardous Materials Association.

While there have been significant and comprehensive efforts in recent years through changes to occupational health and safety regulations and enforcement to protect workers from asbestos exposure, too many workers are continuing to be exposed to harmful levels of asbestos.

According to a BC Federation of Labour Report, “it is estimated that every year more than 145,000 Canadian workers are exposed to asbestos at their workplaces, and tragically over 2,000 are diagnosed with often fatal asbestos cancers and other diseases”.

To help keep workers safe from the danger of asbestos, Asbestos abatement contractors who operate in B.C. must be licensed by Jan. 1, 2024, making B.C. the first jurisdiction in Canada to implement a licensing requirement for this work.

Anyone performing asbestos abatement work in relation to buildings must be certified by completing training from a WorkSafeBC-approved training provider and passing a written exam. A practical assessment may also be required for some certification levels.

The level of certification a worker needs depends on the type of asbestos work being done. An online tool is available to help workers determine which level of certification they need.

Workers will need to contact training providers directly to learn more about their asbestos abatement training offerings, including dates, length of training, location, and cost. Once a worker is certified, the certificate will be valid for three years.

To be issued a valid Asbestos Abatement Licence, an employer or an independent asbestos abatement operator must be registered with WorkSafeBC. Once an application is submitted, it will generally take two to six weeks to process. Licences will be valid for one year and must be renewed annually. There is no fee to apply for a licence.

Once a licence has been issued, the licensee information will be added to an online registry. This allows other businesses, contractors, and homeowners to identify who is licensed to perform asbestos abatement work in B.C.

The new regulations also include an obligation for owners and prime contractors to ensure that, before permitting a contractor to carry out asbestos abatement work at a workplace, the asbestos abatement contractor holds a valid licence issued by WorkSafeBC.

The new requirements for asbestos licensing and certification were brought in by the provincial government through amendments to the Workers Compensation Act in the spring of 2022. The changes were made to further protect people and the environment from the dangers of asbestos.

Richmond cancer care clinic opens

The Government of British Columbia announced that the newly refurbished and relocated cancer care clinic has opened at Richmond Hospital.

“The opening of the modernized cancer clinic marks a significant milestone toward strengthening our public health-care system and connecting people with the care they need in their own communities,” said Adrian Dix, minister of health. “The cancer clinic is part of the Richmond Hospital redevelopment project and is an example of work being done across the province to upgrade or expand hospitals, empowering health-care workers to continue to deliver people-focused services and high-quality care.”

With work on Phase 1 well underway, renovations are wrapping up on the ground floor of the Milan Ilich Pavilion. They include the updated cancer-care clinic, which opened to patients on Nov. 27, 2023. It has two additional examination rooms and care bays, as well as a clinical teaching room.

The Richmond Hospital cancer care clinic is leading a transformative approach to cancer care through the innovative Remote Symptom Monitoring (RSM) system. Recognizing the emotional and physical toll of chemotherapy and the gaps in communication that can affect a patient’s well-being, the RSM will help provide timely access to clinicians and reduce reliance on emergency department visits for manageable symptoms. Enrolment to the system began in early December 2023, marking a significant step toward improving patients’ cancer care journey.

Phase 2 of the updates to Richmond Hospital begins in spring 2024 with the issuing of a request for qualifications (RFQ) for the new Yurkovich Family Pavilion. Construction of the new 216-bed Yurkovich Family Pavilion, expected to be complete in 2029.

The pavilion will house an emergency department with 86 spaces, increased from 62, and add three operating rooms for a total of 11. The nine-floor facility’s pre- and post-surgical care spaces will grow from 26 to 69. The Pavilion will also contain an intensive-care unit, a fully equipped medical imaging department with four CT scanners and two MRI machines, a pharmacy, and short-stay pediatrics.

The entire project is anticipated to be complete in 2031.

The facts about ice melt

Winter is rapidly approaching as temperatures drop and the snow and ice arrive! As part of your outdoor winter maintenance plan, it’s important to have all the facts about ice melt so you can make the best decisions for your building to save money, keep staff and visitors safe, and work towards your sustainability goals.

What is ice melt, exactly? This product works by changing the “melting point” or the temperature at which ice melts. Typically made up mostly of salt, ice melt can eliminate ice on a surface, but it’s not without its faults, often having a negative effect on the environment and the ground surface.

Best practices

What types of ice melt are best for your building? There are many types, from the traditional to more eco-friendly varieties, and they range vastly in price. Shop around to determine which ice melt best suits your needs, your budget, the temperatures in your area, and your environmental goals.

Remember that a little goes a long way. Higher amounts of ice melt do not improve performance, but it does mean that more salt will be tracked through your building and more damage may occur to porous walkways and surfaces, along with the runoff into vegetation. Manage the amount you’re using by employing a fertilizer spreader for a thin, even layer. As well, consider using a coloured variety so you can easily identify areas you’ve missed without duplicating your efforts.

This product can be reused, so, sweeping it up once the ice and snow have cleared will stop the excess from entering your building and give you the chance to use it again the next time.

Safe storage

Ice melt needs to be stored in a dry location to maintain its integrity, so keep it covered in a shed or inside the building. Keeping it humidity-free will stop it from clumping so it works properly the next time you need it. As long as it hasn’t been exposed to moisture, you can use the supply you have for next year’s snow and ice.

It’s important to use ice melt in the best way for your building to avoid slip and fall accidents, minimize your impact on the environment, and make the most of your budget. Decide which product works best for your business before winter comes so you are prepared once the bad weather hits.

Affordable Housing and Groceries Act receives Royal Assent

Bill C-56, otherwise known as the Affordable Housing and Groceries Act, received Royal Assent on December 15, 2023. In addition to amending the Competition Act to help stabilize prizes in the grocery sector, Bill C-56 will remove the Goods and Services Tax (GST) from new rental housing developments to incentivize the construction of more apartment buildings, student housing, and seniors’ residences. This would mean, for example, that a two-bedroom rental unit valued at $500,000, would see a savings of $25,000 off the construction process.

“Our economic plan is building more homes, faster, and making life more affordable for Canadians,” said Deputy Prime Minister and Minister of Finance, Chrystia Freeland. “The Affordable Housing and Groceries Act is an important part of our plan, and it will help to make housing more affordable and stabilize prices for Canadians from coast to coast to coast.”

The Royal Assent of Bill C-56, which was the first piece of government legislation introduced in the fall parliamentary sitting, delivers the latest measures in the government’s economic plan. Other legislation that the government has recently introduced, including the Fall Economic Statement Implementation Act, 2023, will also help to build more homes, faster, and make life more affordable for Canadians.

“The Affordable Housing and Groceries Act is going to bring down the cost of building by removing the GST from the construction of new apartments,” said Sean Fraser, Minister of Housing, Infrastructure and Communities. “This is going to help get shovels in the ground on apartment projects across the country.”

The removal of GST will apply to new purpose-built rentals built specifically for long-term rental accommodation that begin construction on or after September 14, 2023, and on or before December 31, 2030, and complete construction by December 31, 2035.

For more on Bill C-56, visit Enhanced GST Rental Rebate to build more apartments for renters – Canada.ca

Keeping your carpets clean

Winter weather can wreak havoc on the carpets in your building, causing damage, increasing labour, and posing a potential tripping hazard. Creating a plan to maintain your carpets through the winter season will have them lasting longer, looking their best, and leaving a good impression on everyone who visits.

As you plan your winter carpet maintenance strategy, there are a few factors to take into consideration to make the most of your time and budget:

Keep your front entrance and outdoor walkways clean and clear wherever you can to minimize the amount of dirt that comes through your front door.
Install matting to minimize the moisture right at the front door and keep the dry soil, salt, and dirt from travelling through the building on all your carpeting. The same approach can be applied to other entrances and exits, as well as bay doors that see a lot of traffic.
Consider stocking two sets of mats so that you can switch them out as needed.
Vacuuming daily can help also extract dry dirt from the carpet, making it easier to stay on top of the cleaning process, as well as removing allergens from carpet fibres, and freshening up the look of your carpet.
Make sure you are using the correct products for your carpet, reading dilution and usage instructions carefully.
Prioritize drying. Ineffective drying means that your carpets could grow mould or mildew in spot-cleaned areas.
Address spot treatment as necessary. Take immediate action to clean up spills and remove stains to try and mitigate absorption into the carpet.
Deep clean carpets every six months to avoid permanent damage to your carpets and lengthen their lifespan. Doing this too frequently can damage the carpet fibres, so stick to a twice-annual schedule.

Winter weather brings dirt, moisture and salt, all of which can destroy commercial carpeting. Include your carpets in your winter maintenance and cleaning strategy to protect your carpets, keep dirt out of your building, and leave a lasting impression with guests.

Uncertainty leads to rising costs

Despite inflation rates holding steady as the year winds to a close, the real estate industry faces continued uncertainty as we head into 2024. Challenges include everything from financial insecurity to environmental changes to ongoing civil unrest. But the biggest challenge for many real estate owners will be finding affordable insurance coverage to protect their properties.

Reinsurance, otherwise known as insurance for insurers, is a critical factor in determining the cost and availability of coverage for commercial real estate. Throughout the past year, reinsurance costs have risen 25 to 30 per cent and capacity has fallen by roughly 20 per cent.

The changes in the reinsurance market have come about, in large part, because of losses related to global natural disasters. Last year was one of the costliest years on record, with $275 billion in damages—and $3 billion in Canada alone. Between the springtime derecho in Ontario and Quebec, summer storms in Western Canada, and the effects of Hurricane Fiona, weather events are causing more damage than ever before. In 2023, losses related to wildfires are expected to run between $700 million and $1.5 billion.

Insurance carriers buy reinsurance to protect themselves financially from major losses (like those from the wildfires). But when reinsurers raise their costs or limit capacity, the insurance carriers must take on more risk. As a result, they will raise their own rates, limit their exposure to risk through higher deductibles or lower the amount they’re willing to insure.

The bottom line: Real estate owners will be paying more for less coverage—and the situation isn’t likely to change anytime soon. Finding affordable insurance coverage for real estate owners will remain challenging for the foreseeable future.

4 tips to protect your real estate investment

Although the out-of-control reinsurance market isn’t likely to improve, that doesn’t mean property owners should sit back and do nothing. Taking certain proactive steps will increase a property’s resilience and help building owners secure appropriate insurance coverage to protect them in the event of a catastrophe.

1.Keep your property in good repair.

With extreme weather events increasing in frequency, real estate owners and operators will need to take aggressive steps to manage their risk. Properties should be well maintained and secured with access control, surveillance, and intrusion detection. Those equipped with sump pumps and other protective devices to diminish damage from flood and fires will attract better pricing and a larger number of coverage options.

2.Check out the costs of reconstruction.

Insurance coverage simply can’t keep up with the ever-growing costs of rebuilding. Older or outdated policies no longer offer enough coverage to replace or reconstruct a building once it’s damaged, making carriers nervous. To avoid valuations that are too low or inaccurate, real estate owners should have their buildings appraised – and then include that appraisal along with an insurance application or renewal to avoid extra costs and penalties. Without this extra information, carriers may independently increase premiums when they deem it necessary.

3. Look into alternative coverages.

When a storm hits, many real estate owners and operators are concerned about their businesses as well as their buildings. A catastrophic weather event may not damage your building, but it could halt your business for a period of time. Consider securing a parametric policy, which pays out based on the size of the event, rather than the amount of loss suffered. This means you’ll receive a payout even if your building isn’t damaged, offering much-needed cash to cover business interruption costs.

4. Secure the right tools and supports.

In a risky environment, having trusted advisors to help you secure appropriate protection can be invaluable. Experts in the field have access to tools that can save on insurance costs, such as CAT modelling. They also know what has worked for other real estate owners and operators, such as splitting off less-desirable locations, placing coverage with multiple carriers or looking for hidden liabilities in property leases. The right advisor can suggest an appropriate course of action to secure suitable coverage for the best price.

Mistakes are expensive. With an ever-changing, dynamic insurance market—and difficulties expected to last at least through next year—it’s important to have an experienced, knowledgeable insurance professional to guide you through. A good broker can offer advice around your specific circumstance as well as guidance to secure affordable coverage – even in the toughest times.

Drew Fenton is the real estate practice leader for global insurance brokerage Hub International in Toronto.

B.C. approves research centre construction

The B.C. government is moving forward with the construction of a state-of-the-art Clinical Support and Research Centre (CSRC) at the new St. Paul’s Hospital in Vancouver.

“This new research centre will help define the future of medicine,” said Premier David Eby. “We are going to see scientific breakthroughs translated into real-world health care, delivering better services and treatments for patients. B.C. is becoming a global hub for life sciences and today’s announcement will help us to continue to attract the best scientists and researchers to our province, as well as doctors, nurses and other health-care professionals.”

Located near 1002 Station St., directly adjacent to the new St. Paul’s Hospital, the centre will be approximately 34,400 square metres (370,000 square feet) in size and connected with a sky-bridge to the St. Paul’s Hospital on the Jim Pattison Medical Campus, which is under construction and expected to open in 2027.

“Clinical research and innovation are drivers of excellence in the health sector and lead to improved patient care and treatment,” said Adrian Dix, minister of health. “That’s why our government is investing in establishing a world-class research centre in the heart of the new St. Paul’s Hospital campus that will facilitate the translation of scientific innovation and research into day-to-day clinical practice, resulting in improved patient care and outcomes.”

Providence Health Care (PHC) and Providence Research operate several major research centres based at St. Paul’s Hospital and other surrounding locations. Once complete, the centre will be home to these key programs and disciplines at Providence as well as specialty physician practices to complement care provided in the hospital, allowing for an integrated health campus.

The centre will also include infrastructure for emerging technology such as 3D bio-printing, research data and analytics, corporate services and a 49-space child care centre.

Calgary Ring Road opens ahead of schedule

The Calgary Ring Road, one of the city’s largest infrastructure undertakings, has opened 10 months ahead of schedule.

Completed by Calgary Safelink Partners, the 101-kilometre free-flowing Calgary Ring Road includes 197 new bridges and 48 interchanges.

The joint venture includes Graham Construction, Carmacks Enterprises Ltd., and VINCI Construction Geo Infrastructure.

“Graham is honoured to be a part of this tremendous achievement that exemplifies success through collaboration and a unified vision. Our client and the citizens of Alberta will benefit for decades to come,” said Andy Trewick, president & CEO, Graham Construction.

Although construction of the entire ring road project began in 1999 under former premier Ralph Klein, discussions on a ring road around the City of Calgary began as early as the 1950s. In the late 1970s, under former premier Peter Lougheed, high-level planning and land acquisition started and a transportation utility corridor was established to make the Calgary Ring Road a reality.

“Calgary’s ring road is a project that has been decades in the making and its completion is a real cause for celebration. This has been an important project and our government got it done. With this final section completed, travelling just got a little easier for families and for workers. This will not only benefit Calgarians and residents in the metro region, it will provide a boost to our economy, as goods can be transported more easily across our province,” said Premier Danielle Smith.

The ring road is a critical component to growing economic corridors in Alberta and Western Canada, as it connects the Trans-Canada Highway to the east and west, and the Queen Elizabeth II Highway and Highway 2 to the north and south. It is also part of the CANAMEX corridor, which connects Alberta to the highway network in the United States and Mexico.

“The ring road investment generated thousands of local jobs and will now play an integral role in keeping Calgarians and the economy moving. This important transportation link will ease congestion on city routes and greatly improve connectivity and access for businesses transporting goods.”
Jyoti Gondek, mayor, City of Calgary

CCA questions prompt payment exemptions

Recent exemptions granted by the Government of Alberta under the Prompt Payment for Construction Work Act (PPCLA) is raising concerns for the Calgary Construction Association (CCA).

The association believes that exemptions undermine the fundamental principles of fairness and transparency embedded in the legislation and is urging a reconsideration of this approach in the future to ensure a level playing field for all stakeholders.

Enacted in 2022, the PPCLA was introduced to foster fairness and transparency in payment practices within the construction industry – notably, requiring owners to pay contractors within 28 days of receiving proper invoices. However, the recent granting of exemptions to certain entities threatens the core objectives of the legislation. The CCA emphasizes that all stakeholders, regardless of size or stature, should be held to the same standards to maintain the integrity of the construction sector.

“The PPCLA was put into place in 2022 to provide fairness and accountability in the industry. We are deeply concerned that the ink hasn’t even dried on the legislation, and exemptions have already been granted,” said Bill Black, president, and COO of the Calgary Construction Association.

“Granting exemptions to large corporations creates an imbalanced landscape, favouring giants over smaller players. These exemptions undermine the fundamental principles of fairness and equity that the PPCLA aims to promote, creating an uneven playing field for all involved parties.”

The erosion of trust and relationships within the construction industry is a significant concern for the CCA. Granting exemptions based on investment dollars to the province sends a damaging message that fairness can be compromised, eroding trust between contractors, subcontractors, and suppliers. This erosion of trust jeopardizes the collaborative nature of the industry, which relies on strong relationships for success.

The CCA also expresses concern that these exemptions may discourage compliance with industry regulations. Granting exemptions sets a dangerous precedent, suggesting that compliance is optional. This not only undermines the purpose of the legislation but also poses a risk to the industry’s overall integrity.

“The construction industry’s reputation is built on fair and prompt payment practices. Exemptions under the PPCLA risk tarnishing this reputation, leading to disputes, legal battles, and damaged professional relationships,” said Black. “Timely payments are vital for maintaining healthy business relationships, and exemptions can jeopardize the industry’s image.”

Mortgage tips for new and existing condo owners

When you buy a condo, you buy into a community. While the monthly fees and mortgage process can differ slightly from traditional property ownership, condominiums are an opportunity to grow with your community and have a say in maintaining the structure, amenities and more.

Those who opt to join the board of directors can represent and inform their neighbours and act as a liaison between the community and the Condominium Authority of Ontario. For prospective buyers, knowing the associated fees, benefits, and regulations related to condo living while having the right mortgage will be crucial in setting you up for success. Conversely, existing condo owners consider refinancing their mortgages to access the equity in these high-value properties to pursue other real estate ventures.

For New Buyers

Understanding condo mortgages

Given the booming condominium market in Ontario, you may be looking to mortgage a resale condo or a pre-construction condo. Once you have a substantial down payment saved, you can start looking at condos that fit your needs.

As with any home purchase in Ontario, a minimum of five per cent of the home’s purchase price is required and will have the added cost of mortgage insurance. A downpayment of 20 per cent qualifies the buyer for a conventional mortgage from banks and lenders, which omits the added expenses of mortgage insurance and automatically puts more equity into the condo.

Any condo mortgage will require a credit check, income history, proof of employment, documentation of your debt-to-income ratio, and proof of down payment. Lenders differ in exact qualification requirements, so finding the right loan for you will likely require the help of an experienced mortgage broker.

Understanding the different properties

Co-operative properties

When shopping around for condo properties, you may also come across the more affordable cooperative option, which divides ownership by members to share responsibility for the property.

These housing agreements tend to require a hefty downpayment of at least 20 per cent and, in many cases, even more. However, as an owner, you do not hold the ownership title to a specific unit and may require joining a blanket mortgage with support from secondary financing.

Usually, prospective co-operative buyers must use alternative lenders for this financing. It is essential to know the difference between cooperatives and condominiums as the mortgage approval and application process is very different, each with its own benefits and drawbacks.

Pre-construction vs. resale condos

As a prospective buyer or investor, you have the option of purchasing directly from a developer while the unit is in the pre-construction stage or purchasing a finished unit from an existing owner. Either way, in addition to mortgage options, consider the amenities, condo fees, status of the reserve fund, age of the building, and new home warranty information.

For pre-construction condos, there are more risks to buying, and they require an intensive review of documents related to the purchase agreement and sale and disclosures. Pre-con mortgage approval can be completed as early as two to three years before the project is finished and ready for move-in. However, closing on the property will happen down the line once the building is registered.

A resale condo follows the same procedure as purchasing any other existing property for sale. Except when purchasing a lived-in unit, you have the added resource of an existing board of directors who can provide you with more information about fees, life in the building, and the financial health of the condominium so you can make the purchase decision best for you.

For Existing Property Owners

Condo refinancing

For existing condo owners, you can refinance an existing mortgage to lock in a lower interest rate, access equity to secure a new investment, or improve your existing property.

A top consideration for refinancing property is the associated fees for breaking a current mortgage contract and the closing costs of a new one. However, usually, these costs outweigh the fees, especially if you can refinance at a lower rate, secure equity, and invest in a new rental property that can make you money in the long run.

As the condo market flourishes in metropolitan hubs such as Toronto and Ottawa, there is no better time for existing condo owners to infiltrate the property rental market. As these properties increase in value, it is a great time to consider liquidating equity. This can be done in a couple of different ways, including:

● Home Equity Loans: a lump-sum payment or home equity line of credit (HELOC) is one borrowing mechanism that allows homeowners, including condo owners, to access up to 80 per cent of the appraised property value.

● A cash-out-refinance: This allows you to replace your existing mortgage with a larger loan and access up to 80 per cent of equity. Payments for the new loan may also be larger because you are borrowing more.

Condo shopping for investment properties

Whether you have saved up for a healthy downpayment or liquidated equity on an existing property, investing in a condo to become a landlord is an excellent way to diversify your assets. With the correct mortgage rate and terms, you can cover all associated condo fees and make the investment property work for you.

Leveraging real estate investments such as condos requires less cash flow than you may assume. Properties up to $500,00 will require a minimum of 5 per cent of the purchase price, while anything between $500,000 to $1,000,000 will require 10 per cent down.

The benefit of putting less down for prospective investors is that the interest acquired can be deducted from taxes for rental properties in Ontario. Additionally, some initial closing costs and feeds related to mortgaging the rental property may be eligible for deductions.

Assessing the financial health of condominiums

The financial health of your condo is a measure to assess the quality of the investment and whether the fees charged to residents adequately cover any issues that may arise in the future. Higher condo fees are not necessarily a bad thing as they assume a well-established reserve fund.

This fund is an accumulation of a portion of fees from condo owners that are designated to be used to finance any non-routine repairs the property requires. This fund will be used toward fixing and replacing shared amenities such as the building’s security system or parking areas.

The reserve fund metric is vital for any prospective or current buyer to assess, usually through a reserve fund study, which determines what amount should be in the fund given various structural aspects of the building. If an up-to-date study is not readily available from the current board of directors, consider having a third-party architect or engineer review the structural soundness of the property and determine whether the fund is up to par.

Enlist the help of experts

The condo board

A condo manager or director serving on the board acts as the go-to resource for residents and prospective buyers inquiring about living or investing in the building. Not only do they need an up-to-date understanding of the financial health of the condominium, but it also plays a role in addressing tenant concerns. Good oversight and timely management of maintenance concerns make the condo a more attractive investment for investors and individuals looking to live there.

Mortgage brokers

Whether you are looking to buy your first condo, refinance an existing property, or invest in a condo to turn into a rental, consulting with an experienced mortgage broker is the best way to get unbiased information about all the leading solutions available to you and to help decipher the terms and fees associated with your potential purchase. Brokers in Ontario are free to work with and will be a valuable resource for your next venture in the condominium world.

Jason Anbara is the number one Mortgage Alliance broker in Canada. He comes from a background in finance and commerce, spanning over 18 years and has over 10 years of experience in private lending. He is also the President and Founder of NorthLend Financial, a top-of-the-line Mortgage Administration in Ottawa, Canada.

Don’t Let Curveballs Slow Down Construction

As buildings become taller and more complicated, the engagement of trades in the design-assist process is more integral than ever. The design-assist project delivery method allows the construction partners and the design team to collaborate early and often throughout the project duration, bringing more cohesion and cooperation to a process that might otherwise operate in silos.

“Design-assist entails regular engagement and collaboration with the trade partners and the design team,” explains Cait Mancuso, Project Engineer with RJC Engineers. “Instead of the designers producing a detail in isolation, design-assist ensures everyone works together to come up with a solution that meets the engineering intent, while also considering the needs and constraints of the trades in terms of constructability, cost and schedule.”

In any field, having a culture of collaboration is known to help improve efficiencies and avoid costly mistakes. But in the complicated world of construction, where intricate machinery, occupant safety, building aesthetics and sustainability are just some of the pressing considerations, catching problems early is critical to the success of a project. For design-assist to be truly effective, Mancuso explains that there must be a willingness by all parties to work together.

“There will be curveballs and hiccups—and if you don’t have that collaborative culture in place, obstacles will slow down and mar the process,” she says. “Having the trades at the table early to provide input allows for optimization and more seamless construction. Meanwhile, ongoing engagement helps with problem-solving throughout the project, as new challenges arise.”

Of course, the more complicated the project, the more important it is to have qualified design-assist trades on board. Gone are the days when the architects and engineers were the only ones working in 3D BIM models; trades today are also creating sophisticated 3D models for clash detection and coordination that the whole design assist team can leverage.

Recently, Mancuso worked on a project in downtown Toronto that included complex steel nodes at the top of the tower, and the technology used by all parties involved proved to be integral.

“While one team was detailing the connections down to the nuts and bolts, another was developing 3D models of the rebar and couplers so we could identify any conflicts before these robust connections arrived at the site,” she says. “This allowed us to troubleshoot in advance to avoid delays.”

No matter the project, troubleshooting in advance and avoiding delays are always part of the goal. Here, Mancuso shares four tips for achieving success through design-assist:

Engage Early – “Bringing trades, such as the steel fabricator, to the table early to discuss their constraints and pain points will help limit future issues. Be sure to have early discussions about procurement, material availability, and bespoken sections, especially in a volatile steel market.”
Discuss Typical Details – “Design-assist isn’t just for the big, complex problems. There is opportunity for value engineering and tonnage/cost savings by having trade input on the typical details that are repeated hundreds of times on tall steel projects.”
Don’t Make Assumptions Based on Models Alone – “Sometimes the assumptions made in design models don’t translate perfectly to reality. Have discussions with your steel fabricator about your connection fixity assumptions and understand that some of the idealistic boundary conditions considered in design may not be easily achieved on site. Sometimes we can have a connection that is representative of our analysis, such as a true pin detail, but other times we may need to change our boundary assumptions to match what can be constructed, like an axial connection that becomes ‘fixed’ because of fabrication.”
Collaborate – “Ultimately, it is important to have a culture of collaboration for design assist to work. When all parties are brought on early and at the table for value engineering discussions, successful outcomes are more likely. With everyone working together there are more opportunities for optimization in design and construction. Ensuring trades understand the design intent and know how their piece of the puzzle fits in with the other trades working around them, leads to fewer issues in the field.”

For more information, please visit www.rjc.ca or contact Cait Mancuso directly at [email protected]

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