Federal prompt payment legislation in effect

New federal prompt payment legislation came into effect on December 9, 2023. The legislation addresses long-standing construction industry concerns, including the timeliness of payments, protecting vital construction jobs and making it easier to do business with the Government of Canada.

Public Services and Procurement Canada collaborated with key construction industry stakeholders, as well as other government departments, to develop federal prompt payment legislation, which led to the Federal Prompt Payment for Construction Work Act.

Under the terms of the legislation, the federal government will have 28 calendar days to pay after the contractor submits a proper invoice. The contractor will then have seven days to pay its subcontractors, subcontractors will have another seven days to pay their sub-subcontractors, and so on down the contracting payment chain.

The federal prompt payment legislation aims to ensure that each party in the construction chain receives timely payment for the construction work provided for a project. It is the predictable and timely payment of contractors and subcontractors (and sub-subcontractors) that allows important federal infrastructure projects, such as work on buildings and bridges, to be completed.

“The construction industry is a critical part of the Canadian economy. We reached a major milestone in ensuring that subcontractors who work on federal government contracts get paid on time. The coming into force of this legislation will alleviate payment delays and enhance financial stability for small and medium-sized construction companies, helping to support the more than 1.5 million workers of the industry during these difficult times for all Canadians,” said Jean-Yves Duclos, minster of public services and procurement.
All existing construction contracts will have one year, as of December 9, 2023, to comply with the Federal Prompt Payment for Construction Work Act.

At this time, Ontario, Saskatchewan and Alberta are the only provinces with fully implemented prompt payment regimes.

A look at the CAO’s draft anti-harassment rule

Harassment towards property managers, directors, contractors, and residents remains a significant problem within condominium corporations. It is an unfortunate reality that some individuals use verbal abuse, personal attacks, threats, and intimidation (harassment) as a means of getting what they want in their dealings with condo corporations.

Many within the condo industry report feeling that harassment is on the rise, contributing to the current shortage of property managers in the industry and the reluctance of individuals to want to volunteer as board members.

To assist the industry in responding to harassment, the Condominium Authority of Ontario (CAO) has recently published a set of draft anti-harassment rules.

Passing a rule is one tool to combat harassment, but the board must also consider how the rules will be clearly and consistently enforced, who is responsible for conducting an impartial investigation of complaints of harassment, and what steps will be taken to ensure that evidence is gathered to support any alleged breaches of the rules.

Harassment against condo staff creates a legal obligation for the condo corporation to intervene. Specifically, Ontario’s Occupational Health and Safety Act, 1990 provides that every condo corporation is obligated to protect the condo’s workers, including property managers, from harassment and violence in the workplace.

In York Condominium Corporation No. 288 v Rabie and Weinroth, the Ontario Superior Court of Justice affirmed this obligation and stated that the staff of the condo “have a right to be free from . . . abuse, and the [condo] is right to do whatever the law requires in order to make this a non-abusive workplace for its staff.” It is important to remember that while harassment is normally a series of incidents, it can also be one severe incident which has a lasting impact on the individual.

Harassment against anyone in a condo community creates a toxic work and living environment. Accordingly, condo corporations should consider implementing rules targeted at combatting and addressing harassment.

The CAO’s draft rules are comprehensive and include a sample incident report. Most condo managers use their own incident reporting form, but for those who have not implemented a standardized incident reporting process, this form can be a valuable starting point to ensure that all incidents are appropriately documented and investigated.

The implementation of anti-harassment rules, including the CAO’s draft anti-harassment rules, is consistent with Condominium Act, 1998, which permits condo corporations to make, amend or repeal rules to promote the safety, security or welfare of the owners, and of the property and the assets of the corporation. Rules may be passed, amended or repealed by condo directors; however, owners have the right to provide feedback and input.

Boards that seek to amend their rules must provide a notice to owners and include:

1. A copy of the change;

2. The date the board is suggesting the rule become effective;

3. A reminder that owners have the right to requisition an owner’s meeting about the rule, and that the rule will become effective 30 days after the notice unless a meeting is requisitioned; and

4. A copy of section 46 and section 58 of the Condo Act, which cover owner requisitioned meetings.

Condo corporations can review the CAO’s draft rules and consider how they can be adapted to their unique needs. While the CAO’s draft rules will not stop harassment in condos completely, they can provide a tool to help condo corporations comply with their legal obligations and address harassment when it arises.

Kate Schoffer is a lawyer with Cohen Highley LLP.

The CAO’s draft rules can be found at: https://www.condoauthorityontario.ca/news/cao-launches-new-anti-harassment-rule-sample-for-condo-corporations/.

Canadian residence honoured at WAF

5468796 Architecture’s Veil House, an experimental residence in Winnipeg, was the winner of the World Architecture Festival Completed Project – House & Villa category, selected from 18 shortlisted houses from around the globe.

The Veil House was designed by 5468796 with a high degree of airiness and privacy in mind. The house is arranged in a nine-square grid around a central courtyard and features a series of free-flowing communal spaces framed by solid utility blocks. An interior ramp creates a passage inside and out while allowing natural light to filter into the basement. A weathered steel “veil” wraps around the building, perforating over windows and peels off over balconies and entrance points, which provides a sense of heaviness or lightness depending on the position of the viewer.

The residence is situated at grade — rare for a city that receives large amounts of snowfall — with an interior ramp that enables universal access across two floors. This floating feature ascends from the main level, allowing natural light into the basement while providing emergency egress. Firmly planting the main floor at grade results in a seamless extension of the interior spaces to the courtyard and surrounding yard.

Veil House functions as both architecture and sculpture, drawing connections between architecture and industry, structure and decoration, retreat, and expression.

In November, Veil House was also honoured with The Plan Award 2023 in the Villa of the Completed category.

Other Canadian WAF winners include KPMB Architects and Dialog. The Center for Computing & Data Sciences at Boston University, by Toronto-based KPMB Architects, won the top award for Education Interior of the year.

The Glenbow Revitalization, Calgary project by Dialog won a Highly Commended citation in the Future Projects: Culture category.

Largest Tesla facility coming to Vancouver

Construction of the largest Tesla Centre in North America is set to begin in 2024. Located in Vancouver, Beedie will build the innovative 120,000 square foot flagship Tesla Centre at 950 Raymur Avenue, an existing brownfield site.

This state-of-the-art facility will be Tesla’s most expansive service centre with the largest service capacity in Western Canada.

“At Beedie we are committed to building legacies for our vibrant communities, so the opportunity to support the transition to electric vehicles through this partnership with Tesla is exciting,” said Ryan Beedie, president, Beedie. “We have often collaborated with innovative companies on unique, built-to-suit projects and we look forward to working closely with Tesla and the local community in the coming years.” The new service facility will be popular. Vancouver leads major Canadian cities when it comes to electric vehicles on the roads, and B.C. tops Quebec as the EV capital of Canada.

Operations at the new Vancouver Tesla facility will include servicing, vehicle preparation, delivery operations and a showroom where customers can learn more about the benefits of electric vehicle ownership.

“We are pleased to have partnered with Beedie to build our future flagship British Columbia location in the heart of Vancouver. With this new facility we look to better serve our Vancouver-area customers and further support electric vehicle adoption in the province,” said Fereshteh Zeineddin, Tesla’s director of vehicle sales and service in Canada.

Major changes for B.C. Building Code 2024

Accessibility, mass timber, liveability and safety are the focus of major changes coming to the BC Building Code.

The province has adopted new building and fire codes 2024. The changes include updates to Plumbing Systems Book II and adoption of the National Fire Code 2020 as the BC Fire Code. The BC Building Code applies across the province, except on some federal lands and in the City of Vancouver, which has its own building bylaw.

The BC Codes 2024 will come into effect on March 8, 2024, and will apply to building permits applied for on or after that date. Adaptable dwellings and earthquake-design changes will come into effect on March 10, 2025 to allow additional engagement.

The implementation window will allow construction and housing-industry professionals more time to review the changes and complete any necessary training. It will also allow an easier transition for housing projects underway.

KEY UPDATES

Cooling

Following the deadly 2021 heat wave and climate change, the building code will require all new residential buildings to provide one living space that is designed not to exceed 26 C. This may require a cooling appliance such as air conditioning in many parts of the province, depending on weather and site conditions.

Accessibility

New accessibility requirements include designated wheelchair spaces in event facilities, more inclusive signage for wayfinding and safety, full-size change tables in universal washrooms and assisted-listening systems for individuals with hearing loss.

For adaptable dwellings, all new homes in large residential buildings and ground-floor suites in small buildings will have accessible clearances through doorways, added space to maneuver in a bedroom, bathroom, and kitchen, the placement of switches and other controls at an accessible height, and reinforced bathroom walls to enable the future installation of grab bars.

The updated provincial code will also require power-operated doors in all building entrances and universal washrooms, and an elevator in all large two- and three-storey apartment buildings.

Mass timber

Proposed changes to the building code will expand the use of mass timber to build taller buildings and to make stronger communities.

These changes will allow buildings, such as schools, shopping centres and housing to be built faster, leading to a better environment and economy.

The proposed code changes would enable taller mass timber buildings, as many as 18 storeys for residential and office buildings, instead of the current 12-storey limit. The changes would also allow for more exposed mass timber or fewer layers of encapsulation in buildings, depending on a building’s height, and allow more building types.

“As we take historic steps to build more homes for people faster, we are also taking action to make sure homes are safe, accessible and more resilient to climate change,” said Ravi Kahlon, minister of housing. “We have to find ways to innovate and build differently.”

Mix of challenges thwart convention business

Challenges related to travel logistics, undersized facility space and inadequate surrounding amenities thwart convention business at provincially operated venues in Toronto and Ottawa, Ontario’s acting Auditor General, Nick Stavropoulos, has concluded. His newly released value-for-money audit charts the waning competitiveness of the Metro Toronto and Ottawa Convention Centres among similar facilities in other North American cities.

Audit findings show that MTCC lost 23 bids between 2017 and 2019 due to insufficient nearby hotel space and OCC was rejected for seven events scheduled between 2022 and 2026 because of the limited number of direct flights into Ottawa International Airport. As of June 2023, MTCC registered a 44 per cent decline in bookings relative to the years prior to the COVID-19 pandemic, while OCC had dropped 50 per cent from previous levels.

The auditor general recommends that Ontario’s Ministry of Tourism, Culture and Sport, which has oversight for the two Crown agencies, consider introducing incentives to help both venues attract business, including incentives for the development of hotels in the vicinity. It also urges the Ministry to respond to the redevelopment proposals and plans MTCC submitted in 2019.

The audit highlights the lack of contiguous space to accommodate large tradeshows and conferences that might otherwise come to MTCC, and cites 20 international conventions, collectively spawning an estimated $490 million economic impact, that have not rebooked in MTCC because they have “effectively outgrown” the space. With roughly 580,000 square feet of rentable space, MTCC is about three times larger than OCC, with eight exhibit halls versus three at OCC and 77 meeting rooms to OCC’s 28. However, MTCC’s quirky configuration splices two medium-sized facilities together with 182,000 square feet in the north building, facing onto Front Street, and the larger remainder to the south connected via an elevated interior bridge.

“We found that in terms of its contiguous space, MTCC ranked low, or 18 out of 21 among a sample of comparable Tier 1 convention centres in North America. Further, many convention centres have expanded in the past 26 years, since MTCC was last expanded (1997), so MTCC has fallen in the size rankings,” the audit states.

Turning to Ottawa, the audit discusses decline in the downtown core that is undermining its appeal as a convention destination. As of June 2023, foot-traffic was still gauged at less than two-thirds of pre-pandemic levels, with associated reduced vibrancy of the downtown area. The report suggests “changes to where people work in Ottawa since the COVID 19 pandemic have had a lasting impact on the character of the downtown area” and identifies the federal government’s hybrid workplace model as one of the prime upheavals.

The report recommends that OCC management work collaboratively with Ottawa’s tourism bureau, downtown business associations and other stakeholder groups to promote their mutual interests and enhance downtown ambience. The Ministry of Tourism, Culture and Sport is advised to consider how it develop or support such initiatives.

In other audit findings, it tallies about $17 million worth of capital repairs now required at MTCC and a nearly $16 million dollar capital repair backlog at OCC. The audit also affirms client groups’ general satisfaction with both convention centres. Among those surveyed in the years from 2013 to 2023, 95 per cent of clients gave their experiences at MTCC a positive rating, while, using a scale of 5, event planners gave the OCC an average score between 4.5 and 5 in each of those years.

How to reduce window condensation

Opting for high energy-efficient windows can significantly reduce the amount of condensation that appears on older windows. The new technology has special low-emissivity coatings (low-e) and is filled with inert gases, such as argon, which can also provide considerable energy savings. One issue that homeowners may encounter with these new windows is outdoor condensation.

Under specific conditions, such as quick temperature changes and high humidity, the exterior glass surface may cool below dew point temperature and collect moisture from the outside air. This is a natural occurrence and does not indicate any problems with the windows themselves.

With modern low-e glass, more heat is kept inside, resulting in a lower outer pane temperature and greater risk of condensation on the external surface. This is a sign that the windows are performing well. The condensation is a result of the windows creating a barrier between the inside and outside of the building, preventing heat from escaping and saving energy.

There are steps that can be taken to reduce or eliminate indoor condensation on energy-efficient windows:

Increase ventilation in the room. This can be done by opening a window and increasing the airflow in the room;
Set the furnace fan to run continuously and install a two-speed energy-efficient motor;
Use a dehumidifier to remove excess moisture from the air. Reducing the amount of moisture in the air will reduce the likelihood of condensation on the windows;
Install a heat recovery ventilator (HRV). The HRV provides the opportunity for continuous ventilation;
Monitor the furnace humidifier. The higher the indoor relative humidity, the greater the chance of condensation occurring on cold surfaces. Maintaining a desirable and healthy humidity level will reduce your risk of mould;
Run the exhaust fans for kitchen, bathroom and laundry rooms for longer periods;
Make sure exhaust fans vent directly outside;
Reduce the number of plants in your home and water them less. They release water vapours;
Use the bathroom exhaust when showering or bathing; and
Remove interior screens on windows during cold months.

Lastly, ensure that the windows are properly installed and sealed. If there are gaps or leaks around the windows, warm, humid air can enter the building and condense on the surface of the windows. Proper installation and sealing can help to prevent this from happening.

New windows should also be much more air-tight due to their improved construction and more efficient installation, sealing and caulking of your windows. Since they are more air-tight, the moist air in your home is less likely to escape. That means homeowners need to pay more attention to their indoor humidity levels.

Indoor condensation on energy-efficient windows is a natural phenomenon, which is not frequently encountered and occurs for a reasonably short period of time. Homeowners can take steps to mitigate its impact with proper ventilation and using a dehumidifier.

Thomas Noël is the director of the condominium division for Nordik Windows and Doors, the largest window and door replacement company in Ontario for the residential sector, including townhouses and condominium complexes four storeys or less. Thomas Noël sits on the Expert Advisory Council for Windows for the Ministry of Natural Resources Canada (NRCan) and advised on the launch of the $2.6 billion Canada Greener Homes Grant.

Ontario reforming the way schools are built

The province has introduced measures to expedite the construction of brand new schools in growing communities.

Building the average school currently takes between four to seven years. The province wants to cut that time down by nearly 50 per cent by giving school boards a more streamlined process to follow.

Key reforms include:

Prioritizing shovel-ready projects and enhanced accountability requirements as school boards provide realistic project costs and timelines;
Strengthened accountability framework to reduce approval timelines and stronger project oversight with the introduction of project agreements that lay out key milestones and delivery timelines;
Standardizing designs of new schools to reduce school board planning time and mitigate scheduling delays;
Greater collaboration between school boards and municipalities to ensure planning and construction of schools is targeted to ongoing and future growth;
Reducing red tape with streamlined approval and reporting requirements on new school builds;
Effectively using space by supporting school boards in working together to operate schools in joint-use facilities between two or more boards within the same building, where appropriate, or as shared-use sites where a school is part of a larger building with multiple users, such as a school within a mixed-use condominium; and
Identifying and disposing of unused surplus school board property at fair market value, first considering local school board pupil accommodation needs and then provincial priorities such as long-term care and affordable housing before being sold by school boards on the open market. School boards will continue to reinvest proceeds of disposition back into their school facilities.

School boards can submit detailed project proposals to the ministry through the Capital Priorities Program (CPP) to address their current or anticipated accommodation needs for funding consideration. This program provides funding for capital projects to address accommodation pressures, facility condition, access to French-language schools and create new child care spaces in schools.

Geary Factory Lofts to become corporate condo hub

Intentional Capital is transforming an old button factory into the Geary Factory Lofts, a four-storey, 40-unit hub of corporate condos for entrepreneurs, creatives, and small business owners who prefer ownership over leasing in Toronto.

The historic building, near Dufferin and Dupont streets, will feature raw floor plans of 800 to 15,000 square feet, which buyers can curate to their liking while co-sharing maintenance costs, insurance, and property taxes.

According to its website, the Geary Avenue building will “incorporate a rehabilitated façade to reveal its heritage significance along with high ceilings, large operable windows, an open central feature staircase, and private outdoor spaces.” A board/event room, gym, smart technologies for video security and a parcel room are also in the works.

The developer pointed out other entrepreneurial cities like New York and Vancouver where the concept has been effective amidst soaring commercial rents.

“As a real estate development, Geary Factory Lofts is keeping with the spirit and community of Geary Avenue, while giving entrepreneurs and business owners a way to build corporate equity and financial leverage,” said Rod Bell, managing director, Intentional Capital. “Small business owners are often priced-out of the communities and workspaces that they helped to build, but with ownership that risk evaporates.”

Joe Geluch wins Professional Achievement Award

Building Transformations presented its Professional Achievement Award to Joe Geluch, president of Naikoon Contracting in North Vancouver.

The award is given to a member who has made a significant and meaningful contribution to the advancement of digital innovation and transformation within the building and infrastructure industry in Canada.

The Innovation Spotlight Awards are presented in a variety of categories including Construction Management, Academic, Design and Engineering, Digital Products, Digitalization Strategy, Digital Supply Chain, Project Delivery and Asset Management, and Research.

The annual awards benchmark innovation by honouring projects, companies and technologies that are forming new best practices and shaping how the sector operates.

Since 2010, Geluch has built Naikoon into a 50-person digitally sophisticated construction management company and certified Passive House builder, delivering high-performance residential and commercial projects across B.C.

Under Geluch’s vision and leadership, Naikoon is now fully digital, utilizing 4D virtual design and construction (VDC) delivery methods across projects, from small houses to multi-storey commercial buildings.

As a small business owner, he demonstrates that digital transformation and innovation can happen at any scale. He has proactively invested hundreds of thousands of dollars into the adoption of virtual design and construction at Naikoon and brought on a team of international experts to advance the organization’s building processes.

Other 2023 award winners were:

Construction Management: UofT Schwartz Reisman Innovation Centre – Full Circle Tech Deployment, EllisDon
Design and Engineering: TimberX – Leveraging Digital Innovation to Expand Knowledge of Mass Timber, WSP
Research: OpenBIM Web App for Decarbonizing Built Environment, National Research Council Canada
Digital Products: GAMMA AR, GAMMA Technologies
Digital Supply Chain: SIMPLER – CAD to CAM, Modern Niagara
Digitalization Strategy: Effective Construction Dashboards, Bird Construction
Academic: Neural Search for Intuitive BIM Data Query, École de technologie supérieure (ETS)
Asset Management & Lifecycle: From Legacy to Leadership: Montréal Parc olympique’s Digital Transformation, Parc olympique
Entrepreneurship & Startups: Platforms for Life (P4L) – A Mass Timber Product Platform for Urban Housing, Intelligent City.

Condo rising in Mont-Royal-Outremont district

A condo project is in the works near downtown Montreal, where Mount Royal meets Outremont. The development will create 73 units over seven floors.

Perspectives Bates will be located at the intersection of Bates and Pratt streets, a short walk from the Outremont metro station and the future REM’s Canora station, The Fonds immobilier de solidarité FTQ, Cogeim and Demonfort have scheduled completion for fall 2024.

The residences will offer views of Mount Royal and extend as far as the Laurentians. Common areas are designed for socializing and relaxing, with an outdoor pool, lounge and large terrace. Bicycle parking will be available to encourage active transportation.

Developers are aiming for LEED Silver certification by optimizing energy efficiency through sunlight and natural lighting in interior spaces, recycling and composting facilities to promote waste reduction, and stormwater management.

Florent Moser, president of Demonfort, says the team hopes to minimize the creation of heat islands by reducing mineralized surfaces as much as possible.

“Residents of Perspectives Bates will enjoy one of the city’s most charming living environments, in the heart of a charming neighbourhood filled with shops, restaurants and parks, and within walking distance of Université de Montréal’s new MIL campus, HEC Montréal, public elementary and high schools, and sports facilities,” stated Ali Lakhdari, partner at Cogeim. “The project blends seamlessly into its surroundings.”

Feature photo: Ali Lakhdari, Partner at Cogeim, Florent Moser, President of Demonfort and Geoffray Ancinon, Investment Director at Fonds immobilier de solidarité FTQ at the site of Perspectives Bates.

Maintaining a safe property through winter

No matter the season, prioritizing resident safety is something all property managers should take seriously, but there’s nothing like plummeting temperatures to create the right conditions for a catastrophe. From slip and fall injuries to power outages, frozen pipes to falling ice, winter is not for the faint of heart. Residential property managers must be extra vigilant this time of year to ensure their buildings are properly maintained.

According to numerous studies, the most common complaints in multi-residential settings pertain to poor upkeep of common areas. This includes disorganized management, maintenance requests going ignored, inadequate security, and insufficient lighting. Add in the hustle and bustle of parcel deliveries, slippery walkways, and outdated security systems, and your building’s lobby is suddenly a breeding ground for disaster.

“Apartments and condominiums today have more security concerns due to the increased prevalence of online shopping, food delivery, and transient populations from short-term rental services,” explains Jason Chiu, Professional Services Group Manager with Axis Canada. “Poor management and maintenance will exacerbate this problem. We commonly see badly maintained exterior doors becoming unintended routes of entry, while security and surveillance systems are focused on the more predictable entry points. Routine and timely maintenance will help ensure a safe environment and mitigate liability concerns, such as slip and falls, by providing clear paths of travel.”

If tenants, staff, or visitors do encounter an issue when entering or leaving the building, their concerns should be addressed in the timeliest manner possible. The best property managers have systems in place to receive tenant feedback in real time and resolve matters quickly to the best of their ability. This especially holds true if there is a safety hazard, such as an icy walkway or a slippery entrance. Slip and fall injuries account for thousands of hospital-visits each year, and if negligence can be proven by the injured party, the building owner will be held accountable.

Of course. weather conditions can change quickly, creating hazardous conditions in a blink of an eye. But Chiu points out that having a good maintenance history will go a long way toward keeping residents happy. On the other hand, failing to carry out basic maintenance tasks, or having a reputation for responding to concerns slowly and without urgency, will foster tenant dissatisfaction and lead to other security complications.

This is where technology comes in. Tenants today want and expect to feel safe in their homes, and more and more they are seeking out rental properties that offer modern security features above and beyond well-lit pathways and manually locked doors.

“A modern security solution that provides good surveillance, post-event investigation, communication, and access control is increasingly important as part of providing a safe and secure multi-dwelling building,” Chiu says. “Today’s end-to-end solutions come with extensive portfolios, with intercoms, answering units, access units, and more. A building could be outfitted top to bottom with offerings from a single company, or it could integrate new products into an existing building management system.”

One major benefit of such a system is that it allows property managers to control who has access to the building and impose restrictions on individual entrances using customizable timeframes. For example, service elevator entrances or other access points may be locked overnight, requiring everyone to enter and leave from the same area.

High quality intercom systems are another smart investment gaining popularity in the multi-residential space. Controlled remotely, these systems give residents the ability to see who’s seeking access to the building even when they’re not at home.

“Modern intercom systems have made significant advances in usability and integration,” Chiu says. “For property managers, they are easy to install, configure, and maintain—and with the right security features in place, it frees managers up to focus on the other important aspects of running their building.”

The bottom line, according to Chiu, is that tenants should feel safe in their homes and trust they can count on their management to act quickly and decisively when it’s called for. As holiday shopping continues to ramp up and the winter weather brings more hazardous conditions, resident safety and wellbeing are priorities that shouldn’t be overlooked. Ensuring open lines of communication, keeping pathways and entranceways clear, and investing in a modern building security solution are three ways property managers will meet and exceed the expectations of their tenants…for the long-run.

Jason Chiu is the professional services group manager with Axis Canada.

Decarbonizing Existing Multi-Unit Residential Buildings

As Canada’s 2050 net zero targets loom on the not-so-distant horizon, finding ways to decarbonize existing multi-unit residential buildings (MURBs) in the most cost-effective way, with minimal disturbance to occupants, is an urgent undertaking for the sector.

According to Mohammed Fakoor, Associate at RJC Engineers, the goal isn’t just about retrofitting MURBs to address energy waste—it’s also about eliminating climate pollution, improving health and safety, and increasing resilience to extreme weather events.

In other words, it’s no easy task.

“Climate change is amping up the need to address our aging building stock,” he said, pointing out that existing MURBs account for approximately 38 per cent of our nation’s carbon emissions. “As the average temperature of the globe increases—especially once it passes the 2°C threshold—impacts will get out of hand and have dire consequences on the ecosystem. Building owners need to prepare for higher temperatures. The climate is changing, and our buildings need to change as well.”

Unlike new buildings that are designed with greener, low carbon resilience strategies embedded into all aspects of planning through to operations, carbon emissions were not a consideration for apartment buildings and condos borne of the 1960s and 70s. From poor insulation to cheap building materials, most MURBs from that era were anything but climate resilient. That said, the case for preserving rather than demolishing the existing buildings has been proven to bring greater rewards.

“There is more value in reusing existing materials, and in preserving buildings versus tearing them down, because it produces greater environmental savings,” Fakoor said. “Simply put, the most sustainable building is the one you don’t build.”

Still, the path forward isn’t easy. Most retrofits are invasive and much harder to conduct when a building is full of occupants. While there are ways to mitigate the disruption on tenants—i.e. tackling the work in chunks at a time and giving ample warning—it’s never ideal for tenants until the work is complete.

Fakoor classifies the retrofits as shallow, moderate, and deep, with greater rewards and more disruption the further you take the upgrades. By now, most owners have already tackled the ‘low-hanging fruit’ of retrofits, such as fixture replacements and swapping out incandescent bulbs for LEDs. But moderate retrofits, such as updating mechanical systems and replacing windows, can account for energy savings of 30 to 50 per cent. Meanwhile, the real improvements come from deep retrofits like intensive air-sealing and re-insulation, balancing mechanical ventilation, and converting to district energy.

But don’t let the cost and disruption deter you.

“There are multiple opportunities for existing MURB owners that are known to deliver incredible benefits beyond environmental, including improved comfort, beauty, safety, seismic resilience, HVAC, and operational savings—all while increasing the value of the building,” he said. “Retrofitting older buildings is how we steward our embodied emissions; it’s about planning for the future while protecting the future, and it’s every building owner’s responsibility to do it.”

Additional tips and strategies

Decarbonization of existing building stock is crucial to achieve Canada’s GHG target.
Resilient retrofits should address both adaptation and mitigation. This is called Low Carbon Resilience (LCR).
To have a holistic view for carbon reduction of your retrofit strategies, operational carbon (which accounts for 28% of existing emissions), embodied carbon from building materials and construction (11%) and refrigerant leakage should be considered.
It is also important to consider a combination of enclosure, electrical and mechanical retrofits to ensure resilient decarbonization strategies.
The impact of air leakage on space heating is significant, and building owners should plan to improve the air barrier system of the building.

For more information, visit www.rjc.ca, or contact Mohammed Fakoor directly at: [email protected]

NIC student housing project underway

Construction on the first student housing project at North Island College (NIC) is underway in the Comox Valley.

The two student housing buildings will provide 217 beds for students, including 157 beds in one building and 60 beds for students with families in a separate building.

The buildings will offer a variety of options, ranging from two-bedroom family student housing to quad (individual bedrooms with shared living areas) and studio apartments for individual students. Nine of the units will be accessible for people with disabilities, and the buildings include common areas such as interfaith rooms, a community food garden, play areas and outdoor gathering spaces.

Urban One Builders and HDR are overseeing the design, engineering and construction of the housing project.

“Working together, NIC strives to build healthy and thriving communities, one student at a time. Inclusive, affordable and supportive student housing is vitally important to our ability to fulfil this important mission,” said Lisa Domae, president, North Island College.

Located near the Comox Valley Aquatic Centre, the housing will be close to amenities such as child care, restaurants, public schools, health services, and businesses. Construction will feature mass timber and comply with Step 4 of the BC Energy Code Step Code, the highest standard for commercial buildings in terms of energy efficiency.

The project incorporates many Indigenous elements, from the design influenced by west coast plank houses, to opportunities for Indigenous art-and-design elements, to the presence of NIC’s first Indigenous gathering place at the Comox Valley campus.

The B.C. government has allocated $68.5 million towards this $77.1-million project, which is expected to be completed by summer 2025.

This student housing initiative is part of the “Homes for People” plan, which aims to develop 12,000 student beds on campuses throughout the province to alleviate pressure on local rental markets. To date, 7,766 student beds are complete or underway, with the 2023 Budget allocating $1.1 billion for on-campus housing.

Keeping your stone floors looking their best

When water and dirt hit your stone floors, it’s important to be vigilant in keeping them clean. With the winter approaching and messy weather drawing near, stone floors can take a beating if not properly protected and maintained.

Knowing as much as you can about the material and its care means less labour, a cleaner facility, and a lasting impression on visitors to the building. Here are some of the factors to consider when maintaining and caring for your facility’s stone floors:

All stone is porous, but there are varying levels of absorption. This means that where you have different types of stone, you will need to vary the amounts and types of cleaning products used.
Cleaning products can damage the surface of your flooring if the pH levels are too high or too low. Consider sticking to pH-neutral products to mitigate the risk of damaging your stone floors.
With stone being so porous, spills, stains, and traffic patterns will start to show and will become very difficult to remove. Protect the stone with a sealant that will keep substances remaining on the surface of the floors.
Sealants don’t last forever, so keep the stone protected by re-sealing every four to six years for high-traffic areas, and more frequently for areas with high moisture.
Keep mopping to a minimum, as it can wear away at the sealant and is more likely to cause grout discolouration over time.
Be gentle when cleaning these floors. If abrasive products or tools are used, the stone can become scratched or damaged. Use non-abrasive materials to maintain your floors, and the correct floor buffers when completing a deep clean.
Equipment like vacuums can also scratch the surface, so use brooms and vacuums with soft attachments to treat your stone carefully to prolong its life.
Consider your floors’ finishes. Polished floors may need polishing, while honed surfaces can be dulled with certain cleaning agents. Switch up your cleaning products for each floor to keep them lasting all year.

Keep your natural floors looking and performing their best by taking these tips for cleaning and maintaining them properly.

Outdoor lighting tips for winter

When the days get shorter and it gets dark earlier, lighting becomes even more important for your facility. Lighting helps to provide safe passage for people getting to their cars, identify possible obstacles or hazards, and add to the aesthetic of your building.

Staying on top of your outdoor lighting needs to be part of your winter facility maintenance plan. Keeping your outdoor lighting in good shape, ensuring everything is working, and upgrading where necessary will help keep your building safe and looking great through the winter months.

Schedule regular inspections of your grounds to check for broken lights or burnt-out bulbs for repair or replacement. As outdoor lights gets hit with the elements, they develop a film that inhibits their performance, so cleaning the lenses is essential in having them shine their brightest. Try and keep lights protected from winter weather with coverings that will keep them working and extend their lifespan.

Trim trees or low branches that may become a hazard to your lighting if weighed down by snow and ice during the winter months.

Ground lights can help illuminate areas where overhead lights are dim or sparse. Install lighting alongside your landscaping to keep paths and walkways lit and help guide guests from the entrance to the parking lot. Stagger them about six to eight feet apart to avoid the “runway look” while providing effecting light.

Considering an upgrade? LED lights are more efficient than traditional lighting, using up to 90 per cent less energy. As well, they produce a higher quality of light, illuminating dark pathways, stairs and ramps, and parking lots effectively. They have a longer lifespan, too, making them a cost-effective choice for outdoor winter lighting.

Using timers or smart controls also helps lengthen the lifespan of your outdoor lighting. Schedule lights to come on during dusk hours, adjusting the brightness through an app, and using motion sensors to help areas stay lit when they need to be while lowering your energy use and cost.

Including outdoor lighting in your winter maintenance plan helps keep your property safe, protects visitors and staff, and adds to your building’s curb appeal. Maintain your lights, protect them where you can, and invest in top tools to get the most for your money to keep your lights shining bright through the winter months.

Creating balance for commercial cleaners

Commercial cleaners have been working at full capacity with increased responsibility, less labour support, and more scrutiny for the last few years, resulting in burnout for many. It’s crucial for companies to focus on the well-being of their cleaners, both for the sake of their teams and for the bottom line. As the holidays approach, stress can be heightened, and with about half of the workforce experiencing burnout, now’s the perfect time to focus on employee well-being and balance.

While lower building occupancies and hybrid work may mean less revenue for companies, it may also mean more flexibility in cleaning schedules, allowing cleaners to better schedule their time and manage labour. Studies show that 70 per cent of night-shift workers are not getting enough sleep, and this needs to be a priority when scheduling staff and creating a rotating schedule.

Making sure that cleaning staff get time off to decompress and achieve work-life balance is also crucial to the mental health and productivity of employees. Studies show that 38 per cent of workers have not taken a vacation in the last 12 months, with 30 per cent attributing that to self-imposed pressure to stay on top of work, 30 per cent due to a heavy workload, 26 per cent because of a lack of colleagues available to cover their work, and 25 per cent due to not getting paid for time off. These factors play an important part in restricting work-life balance. Employees need to take vacation time to improve health, reduce burnout, increase productivity, and remain engaged in their work.

Day shifts also provide an opportunity for companies to better recognize their employees, increasing confidence, and showing appreciation for their hard work. Invisibility is something that cleaners often face as they often work behind the scenes, so helping your teams feel important, valued, and supported can let them know that their work matters, create a positive work culture, and increase productivity.

Focusing on the well-being of your employees benefits your staff and your business. By showing commercial cleaners that they are important and valued, and by prioritizing their wellness, you can increase efficiency, reduce turnover, and create a positive company culture for your cleaning team.

BOMEX 2026

Our Latest Issue