Choosing the right floors for your building

If you are replacing your floors as part of your indoor maintenance plan, there is some key information you need to know before you start. Initial costs matter, of course, but so do long-term costs like labour and supplies to keep those floors looking their best.

It’s not just about budget, though. Studies show that 90 per cent of dirt in a building is tracked in and distributed on the floor, so choosing the right option will help optimize cleaning processes through your entire building.

Your floors help give visitors and staff a first impression of your building, so choosing a material that will last through the long haul will lower your costs and improve your company’s image.

Here are some of the important factors to consider when choosing your flooring:

Consider the intended use of the space and the end result you desire. For example, you may need soft acoustics in a shared building, infection control for a healthcare facility, or safety for heavy traffic in a school. These will need to factor into your decision-making.
Wear and tear You want something that is going to go the distance, so if you have high traffic areas, you may need something durable like vinyl or carpet tiles that are easy to clean and can have a longer lifespan.
Think about your floor as a system, rather than simply as a product. Consider adhesive, subfloor, and finish as you make your decision.
Look at sustainability and whether you can include green products and practices in your installation to help lower your business’ carbon footprint. Also consider recycling and disposal of the materials you’re choosing as you look towards your future sustainability goals.
The method of installation and the length of time it takes is also important because it can disrupt your business. Work on choosing something that can be installed during your down time or will not impact your business more than necessary.

Replacing your flooring can be costly so you want to get it right the first time by choosing something that suits your budget, your space, and the impression you want to leave on visitors and staff.

Parkades in the EV Era

In the coming decade, car manufacturers in Canada will be subject to penalties for not producing and selling the right quota of electric vehicles (EV), contributing to a rapid rise in EV ownership. Given electric-powered vehicles are heavier than their gas-fuelled counterparts, there’s a good chance Building Code requirements will be changing in the near-term to address design loads for parkades, particularly as more electric pick-up trucks and SUVs begin flooding the market.

“Currently, it’s the owner’s decision whether or not to upgrade their parkades,” says Frank Cavaliere, Managing Principal at RJC Engineers. “But new parkades being designed and constructed should, prudently, be engineered to support more load than the Code requires to provide capacity for future vehicles,” he says. “We know what’s coming—and that’s larger, heavier models, including…dare I say…electric Hummers.”

The current recommendations for acceptable floor coatings in parkades were based on lighter passenger car vehicles with pneumatic or “air-inflated” tires. As Cavaliere points out, these floor coatings are important because they are protecting the floor structure from corrosion.

“Not only are EV vehicles forecast to be heavier, but the tire types are forecast to be changing to non-pneumatic,” he says. “Non-pneumatic tires would resemble a wire-mesh frame-type, like those used for the Moon Buggy driven by the astronauts. Today these tires are quite expensive and not yet market competitive. They’ll require much less maintenance and won’t get flat, but they’ll impose much higher stresses on the floor coatings, which will need to be made stronger.”

Charging infrastructure

Weight-bearing and coating issues aside, all parkades today should have some charging infrastructure in place to meet the needs of the growing contingent of EV users. Charging stations are becoming more and more common in both private and public carparks, but they can be a source of significant demand on a building’s electrical supply.

“For stand-alone, open-air parkades that do not have outlets for engine block warmers, and where the largest power draw might be an elevator, EV charging stations represent a significant increase in the total power used in the operation of the parkade,” Cavaliere explains. “Usually, they require larger electrical services and transformers at significant capital expense to the owner. In parkades that are enclosed and attached to buildings, there is also an increase in power demand but not nearly as much as that of, say, an office or residential tower.”

While there are systems and software available that help parkade operators control when and how much power is used by charging stations—thus minimizing the peak power demands—these systems aren’t available everywhere, and in some cases the local electrical utilities regulations may impact how they can be connected to the power grid. As electrical energy providers grapple with the issue of being able to provide enough power to meet the demands of EVs, solutions in the short-term could include:

caps on peak power supply during peak hours,
mandates that EV charging only occur during overnight hours,
separate services/metering for EV charging units so they can be limited or charged at different rates.

Fire prevention

Meanwhile from a safety perspective, Cavaliere says fire prevention is a primary concern given that open-air parkades generally do not have sprinkler systems—and even if they did, EVs burn too hot for standard sprinkler systems to be of any use.

“The current fire-fighting methodology is to let the fires burn themselves out while keeping them from spreading,” he explains. “Sometimes, the burning vehicles will be dragged out into the open air where they are allowed to burn until they exhaust themselves.”

Keeping in mind that all vehicle fires, whether gas-powered or electric, release an abundance of hazardous gases and materials that pose significant risk to anyone in the parkade, it’s not hard to imagine the devastation that would result from the simultaneous fire coming from a row of six EVs plugged side-by-side into charging stations. As such, Cavaliere asserts that fire-spread and fire-resistance ratings need to be investigated further, particularly due to the increased temperature at which EV vehicles burn, and the duration of those fires. His conclusion is that fire-suppression systems in parkades is one of the most important upgrades to be considered or investigated in existing parking structures.

Looking ahead

In terms of future parkades, a lot will likely have to change, including increased load-carrying capacity, improved fire-suppression systems, and increased power supply to accommodate EVs and charging stations. In other words, now is the time to plan ahead.

“In addition, the use of electric long-haul trucks will need to be considered for transportation infrastructure,” Cavaliere notes. “Since upgrading the load-carrying capacity of all transportation corridors is not a feasible option, I expect that those trucks will have their cargo-carrying ability limited to remain within current axle load limits. This means that more vehicles will be required to transport the same amount of cargo, which means even more demand on the electrical supply. Location, frequency, and speed of EV charging stations along all highways will have to increase significantly to make the large-scale use of EVs for long-distance travel and transportation reasonable.”

For more info, visit www.rjc.ca or contact Frank Cavaliere directly at [email protected].

Hullmark, BGO unveil plans for Beltline Yards

Hullmark, in partnership with BGO, has unveiled plans for Beltline Yards, a large mixed-use neighbourhood located at Bowie Avenue and Caledonia Road in Toronto.

According to the partners, the major new development will showcase transit-oriented urban planning, featuring a variety of housing tenures including purpose-built rental housing in addition to parkland and employment space. Beltline Yards encompasses 7.3 acres of land adjacent to the new Caledonia Station and the York Beltline Trail, which was developed from the remnants of the 19^th century railway.

“We have been inspired by the York Beltline Trail and the Toronto Beltline Railway, and the incredible opportunity we now have to complete the vision in a modern context,” said Jeff Hull, President of Hullmark. “We will be using this existing infrastructure to enhance the area, making sure that not only will people—locals and visitors alike—know about it, but will include it in their daily lives. Beltline Yards will be unlike any other neighbourhood in Toronto, building upon the trail and the well-established maker spirit of the community, to energize and empower a sense of creativity within anyone who visits.”

“Beltline Yards is a special project for us and is representative of our long-standing exploration of how to design great places with high density,” added Alfredo Caraballo, Partner at Allies and Morrison. “As architects, we have been dealt with the very interesting specificities of this site: how it relates to the York Beltline Trail so the landscape connects to a wider network; how it relates to the industrial uses around it so a culture of making and light industry remains as an intrinsic part of the character; how it relates to the public transport transformation of the area so that it unlocks many opportunities to live and work here.”

The project was conceived as a family of buildings of varying heights with supportive green spaces and functional entry points for residents and the surrounding neighbourhood.

“Through our partnership with Hullmark, we continue to shift the boundaries on innovative, thoughtful, and sustainability-driven development in Toronto,” said Ross Strowger, Managing Director and Portfolio Manager, BGO Beltline Yards is a large-scale, transformative masterplan that delivers much-needed housing with connectivity to public transit corridors and green space. Working with Allies and Morrison, we’re thrilled to bring our collective vision to life.”

For more info, visit: Hullmark

VRCA celebrates 2023 Gold Award winners

Top construction contractors were honoured with Gold Awards at the Vancouver Regional Construction Association’s annual Awards of Excellence gala on October 17.

The Awards of Excellence drew more than 100 entries in 15 categories totalling over $2.8B in construction.

The association’s Gold Awards went to 16 winning projects in recognition of innovative features, special techniques and solutions. Nine Outstanding Achievement Awards were also handed out to individuals for their contributions to the industry.

This year’s General Contractor over $70 million Award went to Centennial Expansion Partners for work on the Centerm Expansion Project and South Shore Access Project. This project is a first in the country with the expansion of an operating port facility completed through a design-build. The majority of the work had to be done on the operating terminal and the operating access road.

The other Gold Award winners in the General Contractor category include:

General Contractor – Up to $10 million Canadian: Turner Construction Company Ltd.- Trulioo M2 Tenant Improvement.
General Contractor – Over $10 million: PCL Constructors Westcoast Inc.- Apple Pacific Centre
General Contractor – Up to $20 million: Vancouver Pile Driving Ltd. – English Bay Barge.
General Contractor $20 – $70 million: PCL Constructors Westcoast Inc.- Fibreco Silos Repair & Replacement.

The Trade Contractor category winners are:

Trade Contractor Up to $2 million: RTI Industrial Ltd.- Gateway Casino Cascades Delta
Trade Contractor $2 – $4 million: Scorpio Masonry BC Inc. – Apple Pacific Centre
Trade Contractor Over $4 million: Phoenix Glass Inc – The Workshop

Member of the Year awards went to four companies in their respective categories: Peak Construction Group, Southwest Contracting Ltd., Modu-Loc Fence Rentals, and Alexander Holburn Beaudin + Lang LLP.

Look for coverage of all the VRCA winners in the November/December issue of Construction Business.

Diwan pavilion earns international awards

The Diwan at the University of Alberta Botanic Garden, a year-round pavilion and event space, has won two international awards for its design.

The Diwan has been awarded a 2023 International Architecture Award in the category of Exposition Centres, and a gold certification in the category of Public Building / Cultural Building from Grand Prix Du Design.

The Diwan was inaugurated last September in a ceremony attended by Princess Zahra Aga Khan on behalf of her father, His Highness the Aga Khan and completes the Aga Khan Garden, which is the northernmost Islamic garden in the world and a contemporary interpretation of Islamic landscape architecture on the Canadian Prairies.

The concept of the Diwan is to not only offer multi-use functionality year-round for weddings, corporate retreats and much more in a scenic setting, but also to extend the themes of the Aga Khan Garden. The Garden symbolizes the hope, peace and unity that comes when people interact within the beauty and inspiration of nature; the Diwan’s design blurs the barrier between indoors and outdoors, much as the traditional garden pavilion might have.

Inspired by traditions of Islamic building arts, the Diwan features geometric patterns, surfaces, and screens. Greeting guests as they approach the front entrance is a canopy marked by intricate metal screens serving as an interpretation of the traditional architectural element mashrabiya, which creates cast patterned shadows.

The Diwan was a collaboration of three firms: design architect AXIA Design Associates, architect-of-record Kasian Architecture Interior Design and Planning Ltd., and interiors by Arriz and Co.

The space marks a landmark in a history of shared partnership between the Ismaili community and the University of Alberta.

New round of funding to improve accessibility

A new round of federal funding is now available to improve accessibility in built facilities and service provision. Applications to the Enabling Accessibility Fund can be submitted until December 13 to subsidize construction, renovation or retrofit projects that make way for more people with disabilities in community spaces and workplaces.

A total of $18.2 million — to be parcelled out in grants of $500,000 to $3 million — has been allocated for mid-sized projects that help to reduce waitlists for access to services and programs. This will be targeted both to facilities that specifically accommodate clientele with disabilities and to multi-use venues where programs for people with disabilities are offered.

“Sometimes, all a person with disabilities needs to fully engage in their communities is a ramp to access the service centres they use or accessible washrooms at their workplace,” observes Kamal Khera, Canada’s Minister of Diversity, Inclusion and Persons with Disabilities.

The fund is open to: not-for-profit organizations with a mandate to exclusively serve people with disabilities; for-profit organizations with up to 99 full-time equivalent employees that have a mandate to serve and/or hire people with disabilities; the governments of Northwest Territories, Nunavut and Yukon and organizations located within one of those territories; Indigenous organizations; and municipalities with fewer than 50,000 inhabitants as of the 2021 census.

Indigenous organizations, territorial governments and organizations in the territories can receive grants to cover their full project costs, while the remainder of qualifying recipients are eligible for a maximum of 65 per cent. Projects must be completed within two years of receiving approval.

The call for applications comes during national disability employment awareness month.

“I encourage all Canadians to join me in raising awareness about accessibility and disability inclusion in their own communities and workplaces,” Khera says. “I also encourage employers to learn more about the support and resources available for creating more accessible workplaces and enhance hiring and retention of employees with disabilities.”

Three teams shortlisted for George Massey Tunnel

Three bid teams have been invited to participate in the next phase of procurement for the replacement of the George Massey Tunnel with a new toll-free, eight-lane tunnel, which will improve travel for people along Highway 99 between Richmond and Delta.

“We are moving ahead on delivering improvements for the thousands of people who rely on this crossing each day and for better goods movement across the region,” said Rob Fleming, minister of Transportation and Infrastructure. “Advancing the new tunnel will also increase trade to the United States and support a vital link to Vancouver International Airport.”

The teams invited to submit proposals for the competitive selection process to enter into a Design Early Works Agreement with the province are, in alphabetical order:

Cross Fraser Partnership

Bouygues Construction Canada Inc.
Fomento de Construcciones y Contratas Canada Ltd.
Pomerleau BC Inc.
Arcadis Canada Inc.
Boskalis Canada Dredging and Marine Services Ltd.

Daewoo-GS JV

Daewoo Engineering and Construction Co., Ltd.
GS Engineering and Construction Corp.
Hatch Ltd.
Ramboll A/S

Fraser River Tunnel Constructors

Acciona Infrastructure Canada Inc.
Aecon Constructions, a division of Aecon Construction Group Inc.
Flatiron Constructors Canada Limited
Strukton Immersion Projects B.V.
AECOM Canada Ltd.
Tunnel Engineering Consultants VOF

Following the evaluation of submissions to the request for proposals, the province will choose the project’s design-build team. It is anticipated the team will be on board in spring 2024.

Concurrent with procurement, the Fraser River Tunnel Project continues through the Province’s environmental assessment process. The project received its readiness decision in September 2023.

The new crossing will be an eight-lane immersed tube tunnel with three general-purpose travel lanes and a dedicated transit lane in each direction. The new tunnel will also feature a separate multi-use path to support pedestrians, cyclists and other active transportation options.

The project also includes replacing the existing Deas Slough Bridge and the addition of a southbound general-purpose lane on Highway 99 between Westminster Highway and Steveston Highway in Richmond.

Ontario set to tweak excess soil regulations

Salt-contaminated fill could be used in a wider range of projects if proposed amendments to Ontario’s excess soil regulations are adopted. The proposals — which would also simplify landscape projects on industrial sites and make it easier to store and dispense low-risk soils and aggregates — have been posted on the provincial environmental registry for public comment until December 1.

An accompanying summary from Ontario’s Ministry of Environment, Conservation and Parks maintains the amendments are aligned with the circular economy, while keeping environmental protections in place. “Amendments for increased ability to manage soil at interim sites and enhancing flexibility for the reuse of salt-impacted soil would also result in cost savings, as well as environmental and social benefits from greater local reuse without needing to haul soil to further locations for storage or reuse (less truck traffic and fewer greenhouse gas emissions),” it states.

Currently, the regulations allow salt-contaminated fill along roadways and similar areas where further salt contamination is likely to occur; on industrial or commercial sites where non-potable water standards apply; or on sites where it is buried at least 1.5 metres below the top surface.

The proposed new rules would also allow salt-contaminated fill on residential, institutional, community or parkland properties if project proponents have a landscape or site plan that identifies the areas and soil depths where it can be applied with no risk to existing or future vegetation. An expert, such as licensed landscape architect, must certify the plan, and there would be a prohibition on using salt-contaminated fill within 100 metres of a surface water body, a potable well or a property that may require a well.

Another proposed amendment would exempt small landscaping projects on some sites designated for “enhanced investigation”, which would otherwise necessitate extensive analysis, reporting and documentation of any soil removal. As proposed, up to 100 cubic metres of soil could be excavated in low-risk areas of industrial properties provided it can be reasonably assumed that the soil has not been contaminated. That would allow for installation of trees, shrubs, plants, lawns or gardens and/or the construction of walkways, retaining walls, decks, fences and ponds.

How independent distributors can help with today’s challenges

These are challenging times for commercial cleaners, with lowered building occupancy, smaller budgets, and less labour, but independent distributors can prove to be valuable resources for managers and cleaning contractors.

The commercial cleaning pricing structure varies considerably throughout Canada and the United States, depending on the size of the facility, frequency of cleaning, and types of cleaning tasks involved, typically charging anywhere from $0.10 to $0.30 per square foot.

The cleaning tasks typically include nightly cleaning services, but they may or may not include extra duties such as refinishing floors, performing carpet extraction, cleaning acoustic tiles, and similar projects. In most cases, cleaning contractors charge extra for these services when they are performed.

In the U.S., major cities report that most of their commercial office space is about half empty. While Canada is struggling, it is in a better position. According to CBRE, a leading commercial real estate firm with offices around the globe, the office vacancy rate in Canada has gone up and is now approaching 20 per cent.

These vacancies, and the reduced income that results, create a challenging situation for facility managers, in-house cleaning staff, and contractors hired to clean and maintain these locations. How can they keep these facilities clean and healthy when funds have been, in some cases, cut in half?

What many managers and contractors may be overlooking is that independent distributors in the professional cleaning industry can help them make their way through these challenging times. Here’s how independent distributors can simplify the situation:

Access to a wide range of cost-effective products. Distributors can supply managers, in-house cleaning crews, and contractors with cost-effective cleaning supplies, from basic to specialized high-tech cleaning equipment, such as IoT (Internet of Things) floorcare technologies – along with training on how to use them.

Quality assurance. Purchasing from a network of independent distributors helps managers/cleaning professionals select cleaning products that are of high quality and meet industry standards. These products are typically well sourced and evaluated, ensuring they are durable and perform as expected, if not better.

Expert advice. Independent distributors have extensive knowledge and experience in the cleaning industry. They can offer expert advice on what products to use specific to your facility, how to use them, and how to optimize your cleaning processes. They can also provide training and support on using the products safely and effectively. Ask a mega-retailer chatbot to do that!

Personalized service. Independent distributors value their customers and strive to build long-term relationships with them. They can offer customized service that meets your specific needs and preferences. They can also respond quickly to your requests, questions, and feedback.

Local support. Independent distributors are usually based in your local area or region. This means they can deliver orders faster and more conveniently than other suppliers. They also help bolster the local economy and community by creating jobs.

Volume discounts. Frequently, manufacturers offer price distributors discounts with larger orders. This helps managers and cleaning businesses save money on their supplies and equipment.

Implement advanced cleaning methodologies. Cleaning methodologies are rapidly changing, partly due to the pandemic, but new cleaning techniques and best practices were evolving even before COVID-19. Distributors can educate facility managers and cleaning professionals about these changes and help implement them, streamlining cleaning programs so they are effective and efficient.

Help with inventory management. Distributors can help managers and contractors track inventory levels and ensure they always have adequate supplies. This helps them avoid running out and, conversely, prevents ordering more supplies than necessary.

Audit product inventories. An audit typically results in cost savings for managers and contractors. The first step is eliminating products used for the same or similar purposes. There is rarely a need to keep redundant products, and they utilize much-needed closet space. The next step is even more significant. Have you ever asked your cleaning professionals the following questions?

Which products do you prefer?
Which do you believe performs the best?
Which are the easiest to use?
Which are the safest to use?

By comparing these results to the costs of these products, what is often uncovered is that the best-value cleaning tools, equipment, and products are not always selected. The audit helps managers and contractors select the most cost-effective products for your facility.

The big picture

Overall, independent distributors can be a valuable resource for managers and cleaning contractors. By working with an independent distributor, both managers and contractors can save procurement time and money, get expert advice and support, and improve the overall cleaning effectiveness and health of your facility.

Chip Shields is the Chief Financial Officer and Chief Operating Officer for AFFLINK, which connects a network of distributors with more than 250 manufacturers of Industrial Packaging, Facility Maintenance, Food Service, Safety, and Office Supply solutions with more than 300 independent distributors.

Lands sought for new joint hospital in Kitchener-Waterloo

Grand River Hospital and St. Mary’s General Hospital are asking interested property owners to submit lands for consideration for a future joint hospital in Kitchener-Waterloo.

The proposals will be evaluated against the recently approved site selection criteria developed through extensive community engagement, but also following Ministry of Health guidance to look for large parcels of land that will allow the hospital to grow and redevelop on the same site in the future.

The site selection panel carried out public consultation throughout the summer to develop the criteria, gathering input from hospital teams, partners, municipalities, subject matter experts, and the broader community. All the feedback being considered covers a wide range of topics, from accessibility and site features to geographic location and the impact of future population growth.

Interested property owners have until November 2 to complete the Mandatory Stage 1 Proposal Submission Requirements.

St. Mary’s General Hospital and Grand River Hospital are also proposing to renew and repurpose two existing hospital sites. The midtown Kitchener-Waterloo Campus would be transformed into an ambulatory and urgent care centre; and the Freeport Campus in Kitchener would be modernized and expanded to increase rehabilitation capacity.

This site selection process for the new hospital is being overseen by the BFCT Committee, a subcommittee of the hospitals’ boards comprised of members with broad representation across both hospitals and the Waterloo Region community.

Study finds sustainable alternative to air conditioning in hot, arid climates

Researchers from McGill University, UCLA and Princeton have found an inexpensive, sustainable alternative to mechanical cooling with refrigerants in hot and arid climates, and a way to mitigate heat waves during electricity blackouts.

The study focused on achieving a new benchmark in passive cooling inside naturally conditioned buildings in hot climates such as Southern California. Researchers examined the use of roof materials that radiate heat into the cold universe, even under direct sunlight, and how to combine them with temperature-driven ventilation.

These cool radiator materials and coatings are often used to stop roofs overheating. Researchers have also used them to improve heat rejection from chillers. But there is untapped potential for integrating them into architectural design more fully, so they can not only reject indoor heat to outer space in a passive way, but also drive regular and healthy air changes.

“We found we could maintain air temperatures several degrees below the prevailing ambient temperature, and several degrees more below a reference ‘gold standard’ for passive cooling,” said Remy Fortin, lead author and PhD candidate at the Peter Guo-hua Fu School of Architecture. “We did this without sacrificing healthy ventilation air changes.” This was a considerable challenge, considering air exchanges are a source of heating when the aim is to keep a room cooler than the exterior.

The researchers hope the findings will be used to positively impact communities suffering from dangerous climate heating and heat waves. “We hope that materials scientists, architects, and engineers will be interested in these results, and that our work will inspire more holistic thinking for how to integrate breakthroughs in radiative cooling materials with simple but effective architectural solutions,” said Salmaan Craig, principal investigator for the project and Assistant Professor at the Peter Guo-hua Fu School of Architecture.

Passive radiative cooling to sub-ambient temperatures inside naturally ventilated buildings by Remy Fortin et al., was published in Cell Reports Physical Science.

Commercial ratepayers carry heftier tax share

Commercial ratepayers in Montreal took on an even heftier share of the municipal property tax burden in 2023, paying at a rate 4.33 times greater than that applied on residential properties. Montreal once again posted the widest discrepancy in Altus Group’s annual survey of commercial-to-residential tax ratios in 11 of Canada’s largest cities.

That ratio stretched wider in eight of the 11 cities this year, while commercial ratepayers in Vancouver, Toronto and Edmonton saw a slight shrinkage in their tax apportionment compared to 2022. Nevertheless, Vancouver and Toronto are among the six cities — also including Calgary, Halifax and Quebec City — where the commercial tax rate is more than triple the residential rate.

The average commercial-to-residential tax ratio is pegged at 2:82-to-1 across all 11 cities, representing an extra 0.84 per cent of the property tax burden that has shifted to commercial ratepayers since 2022 when the ratio was 2:80-to-1. Altus analysts tie these allocation patterns to historic reluctance to increase the residential tax rate and to various market-specific efforts to mitigate or stabilize taxes for some ratepayers, which then shift a greater burden onto those not designated for protection. As well, a prolonged delay in reassessing properties in Ontario is criticized for thwarting assessment growth and encumbering ratepayers with outdated assessed values.

“While we acknowledge the budgetary challenges faced by governments, this is not about the size of the pie. It is about the fairness between the slices of that pie,” says Michael Brooks, chief executive officer of REALPAC, which has been a longtime co-sponsor of the property tax rate benchmark report. “Some commercial property owners and their tenants are struggling to fund property taxes that are not aligned with current assessment values.”

Montreal and Calgary at front end of the shift

In Montreal, 2023 brought the launch of a new three-year assessment cycle with assessed values now tied to a July 1, 2021 valuation date. Assessment growth will not be fully realized until the 2025 tax year due to the regulated gradual phase-in of tax increases attributable to the updated values, but reassessment underpins a 34.2 per cent uptick in the value of the city’s total property tax base.

Property tax rates this year equated to $34.51 per $1,000 of assessed commercial value and $7.97 per $1,000 of assessed residential value. With reassessment, residential properties typically posted a 30 to 39 per cent gain in value, with the average increase at 30.7 per cent for condominium units and at 38.6 per cent for single-family dwellings.

Commercial adjustments were much more varied across asset classes, ranging from an average value increase of 60.5 per cent for industrial properties to a 2.1 per cent decline in value for shopping centres. Office properties registered a relatively modest 6.5 per cent increase in value, while vacant land shot up by 42.8 per cent.

In 2023, the new assessments flowed through in the form of a 6.36 per cent decrease in the residential tax rate and a 0.66 per cent cut in the commercial tax rate, with further trimming expected over the next two years. “The assessment base will grow substantially each year as the assessment increases are phased in, which should result in a drop in tax rates for each year of the cycle,” Altus analysts observe.

Looking to other cities where the commercial tax rate is more than three times greater than the residential rate, Calgary cut the residential tax rate by more than 8 per cent this year, while increasing the commercial tax rate by 0.64 per cent. That equated to $22.07 per $1,000 of commercial assessment and $6.57 per $1,000 of residential assessment. It was also the largest shift of the tax burden among the 11 cities, as the commercial-to-residential tax ratio expanded to 3:36-to-1 from 3:07-to-1 in 2022. That transferred an additional 9.5 per cent share of the tax burden onto commercial ratepayers this year.

Reassessment occurs annually in Alberta with assessments for the 2023 tax year based on property values as of July 1, 2022. In Calgary, that update resulted in average gains of 14 per cent for residential properties, 7 per cent for industrial properties and 5 per cent for retail properties, while average office values fell by 3 per cent. On the tax rate side of the equation, Calgary’s city budget grew by 4.4 per cent in 2023 with increases in the range of 3.7 per cent projected for the next three years.

The 2024 tax apportionment will be based on assessed values as of July 1, 2023. “We expect that value increases in the industrial sector may be moderate, while the downtown and suburban offices will continue to decline. The retail sector remains strong and may see slight upward adjustments in value,” Altus analysts project.

Anomalies and inequities in Halifax and Ontario

Along with Nova Scotia’s annual reassessment, another instrument for shifting commercial property taxes debuted in the Halifax Regional Municipality (HRM) this year. HRM’s new commercial property tax policy effectively establishes 15 different tax rates, based on five different tax categories and three tiers of properties, delineated by value, within each of those categories. This is designed to be value-neutral across the entire commercial tax base, but has resulted in significant tax shifts among the various new categories and tiers.

“The new policy shifts the tax burden away from the lower-valued properties and onto the higher-valued properties, particularly for those located in areas designated as business parks and industrial parks,” Altus analysts advise. “The tax rate for a commercial property valued at $10 million located in a business park will be 13.52 per cent higher than the tax rate applied to the same property located outside the designated park, and 19.85 per cent higher than the rate applied to a $2 million property in any area.”

This occurred in the context of an overall widening of the commercial-to-residential tax ratio, which stretched from 3.06-to-1 in 2022 to 3.1-to-1 for 2023. This year’s tax rates garnered $34.54 for $1,000 of assessed value across the entire commercial sector and $11.15 per $1,000 of assessed residential value.

Turning to Ontario where tax apportionment will be tied to 2016 property values for at least one more year, Altus analysts compare some recent sales values to the same properties’ outdated assessments. Notably, a Class B industrial property in Mississauga realized a nearly 427 per cent jump in value, from a 2016 assessed value of $22.6 million to a 2023 sale price of $119 million. Meanwhile, the value of regional shopping mall, also located in Mississauga, dropped by more than a third, from a 2016 assessed value of $411.4 million to a 2023 sale price of $272 million.

“In today’s rapidly changing commercial real estate environment, it is crucial for governments to take a proactive approach in addressing shifts in property values while maintaining tax fairness for both commercial and residential property owners,” maintains Ryan Fagan, head of operations and technology with Altus Group’s Canadian tax division. “Jurisdictions such as Ontario need to consider more frequent property reassessments to align with market dynamics.”

Today’s top challenges for BSCs

Building service contractors (BSCs) have a lot of responsibilities on their lists, from improving their clients’ image to helping with health and safety. As the industry continues to evolve, what are the top challenges that today’s BSCs are facing?

The CMM’s 2023 Building Service Contractor Benchmarking Survey Report finds that BSCs are plagued by many issues pertaining to their clients. In fact, 85 per cent listed the company’s image as their top challenge, followed by the health, safety and security of tenants (73 per cent), reducing cleaning costs (71 per cent), and preserving assets (56 per cent).

As far as the BSCs themselves go, technology seems to be where most of the challenges lay, with 68 per cent planning to adapt their cleaning methods or technologies in the next 12 months. In fact, 37 per cent plan to add autonomous or robot cleaners, 29 per cent will invest in IoT or smart technologies, and 14 per cent will add new UV disinfection systems.

Labour remains an issue for BSCs, with many seeing more turnover than ever before in the last few years. According to reports, 40 per cent of BSC cleaning staff has been with their employers for less than a year, and 77 per cent of BSCs have expressed that finding reliable labour has been a challenge.

Recruiting top talent and focusing on employee retention is going to be a key factor in saving additional training costs, providing consistent experiences for their customers, and keeping future training costs down.

However, despite these on-going challenges, it looks like the industry is slowly recovering, as companies employ technology to help streamline processes, boost efficiency, and better manage labour and inventory. As the industry continues to work towards increased sustainability, improved cleaning standards, and higher levels of efficiency, tools like data analytics, sensors, and technology-driven cleaning can help BSCs continue to evolve within the industry and grow their businesses.

Woodrise 2025 coming to Vancouver

The world’s leading players in mid- and high-rise timber construction will gather in Vancouver from Sept. 22-26, 2025, for the fifth Woodrise International Congress.

Since the inaugural conference in 2017, Woodrise has become a success story of international collaboration, innovation and education. The event brings diverse stakeholders together around a shared goal of low-carbon construction and sustainable cities.

“I am proud that Vancouver will host Woodrise 2025. B.C.’s entrepreneurs and construction industry professionals are excited to showcase their work and our local talent,” said Premier David Eby. “Our province is a leader in wood and mass-timber construction. This is a perfect match between event and location.”

Per capita, B.C. has 11 times more mass-timber buildings than the rest of North America and is a leader in wood and mass-timber construction. In addition, Vancouver is a centre for North America’s leading timber design and engineering professionals.

“Innovation in wood pre-fab construction is key to building affordable, climate-friendly housing. This conference will help show off made-in-B.C. solutions and will foster the exchange of solutions between B.C. and global leaders,” said Sean Pander, manager, Green and Resilient Buildings, City of Vancouver.

FPInnovations is part of the international Woodrise organizing committee, along with FCBA, a technological institute dedicated to promoting the forest and wood products sector in France, and the Japan International Association for the Industry of Building and Housing. As the Canadian organizer of Woodrise, FPInnovations is a private non-profit organization specializing in the creation of solutions that support the global competitiveness of the Canadian forest sector.

FPInnovations’ team of researchers has brought major contributions to the deployment of wood construction in Canada and elsewhere, with the production of numerous guides and reference tools that have helped evolve building standards in Canada and around the world in recent years. These research results showcase the great contribution of wood construction to Canada’s goal toward net-zero emissions by 2050.

Broadway Subway project reaches new station

The Broadway Subway Project has reached another milestone with the first of two tunnel-boring machines breaking through at the future Oak-VGH Station.

The project is a 5.7-kilometre extension of the Millennium Line from VCC-Clark Station to West Broadway and Arbutus Street.

The machine, named Phyllis, has reached the fourth of six underground stations, excavating more than two kilometres of tunnel and installing approximately 1,330 concrete tunnel liner rings since departing from Great Northern Way-Emily Carr Station in fall 2022.

The 150-metre-long machine passed under the Canada Line at a depth of 22 metres shortly after departing Broadway-City Hall Station. From there, the newly completed tunnel rises to 15 metres below the surface at Laurel Street. Phyllis will continue toward the future South Granville Station after undergoing scheduled maintenance. The project’s other tunnel-boring machine, named Elsie, will arrive at Oak-VGH Station this fall.

The future Oak-VGH Station, located on the southwestern corner of Broadway and Laurel Street, will offer better access to Vancouver General Hospital and the rest of the medical district. This construction site is one of a number featuring a pedestrian bridge above the excavated station, maintaining access to businesses and services and keeping people moving around construction activities. Work to construct the concrete walls, columns and floors is underway in various stages at all six future underground stations.

Workers are also building the concrete deck for the 700-metre-long elevated guideway section that connects the Broadway Subway Project to the existing Millennium Line.

The project supports new transit-oriented developments, which will create efficient, connected communities where people can easily access public transit and have their day-to-day needs conveniently met close to home.

BC introduces new rules on short-term rentals

The B.C. government has introduced new legislation to rein in short-term rentals and add more long-term rental homes to the rental market. Short-term rental listings on platforms such as Airbnb, VRBO and Expedia have expanded significantly since COVID-19, accounting for thousands of homes that otherwise could be rented.

“Anyone who’s looking for an affordable place to live knows how hard it is, and short-term rentals are making it even more challenging,” said Premier David Eby. “The number of short-term rentals in B.C. has ballooned in recent years, removing thousands of long-term homes from the market. That’s why we’re taking strong action to rein in profit-driven mini-hotel operators, create new enforcement tools and return homes to the people who need them.”

According to the government, there are currently 28,000 daily active short-term rental listings in BC—an increase of 20 per cent from a year ago. Data indicates that more than 16,000 entire homes are being listed as short-term rentals for the majority of a calendar year.

“The short-term rental market is creating serious challenges in B.C. and around the world,” said Ravi Kahlon, Minister of Housing. “Operators with multiple listings are taking homes off the long-term market to make big profits while people pay the price – it can’t go on like this. The legislation is comprehensive and designed to target areas with high housing needs. It’s strong action and a thoughtful approach to tackle the growing short-term rental challenge and deliver more homes for people.”

Research from McGill University shows the top 10 per cent of hosts earn nearly half of all revenue, while nearly half of all operators have multiple listings. Approximately 30 municipalities, including Vancouver, Victoria and Kelowna, have introduced short-term rental bylaws and licence fees to regulate the short-term rental market. The proposed legislation builds on those bylaws and equips municipalities with more enforcement tools.

The legislation focuses on three key areas:

increasing fines and strengthening tools for local governments;
returning more short-term rentals to long-term homes; and
establishing provincial rules and enforcement.

This proposed legislation will not apply to hotels and motels, or communities on First Nations reserve land. Regulations are also being drafted to exempt additional types of properties such as timeshares and fishing lodges, which are not intended to be covered under the scope of the legislation.

For more details, click here: Legislation introduced to rein in short-term rentals, deliver more homes for people | BC Gov News

GTA multifamily deals sag to single digits in Q3

Summer saw multifamily deals sag across the Greater Toronto Area, as Colliers Canada reports just eight transactions in the third quarter of 2023. The total sales value squeaked slightly above $91 million, down more than 85 per cent from the $627.3 million worth of trades recorded in Q3 2022.

The eight transactions encompassed 373 suites, equating to an average price of $244,234. Meanwhile, Colliers analysts peg the average price per suite at $324,192 over the first nine months of the year, representing a 9 per cent slip from the comparable period in 2022. Over the past 12 months, just four multifamily deals have exceeded $50 million versus more than 20 such trades between Q4 2021 and Q3 2022.

Rising financing costs are fingered as the cause of the slowdown. The Bank of Canada’s key interest rate, at 5 per cent, is at its highest mark since 2001, while the CMB 5-year, which is the benchmark for Canada Mortgage and Housing Corporation (CMHC) financing, has risen 90 basis points, to 4.49 per cent, over the past year. Colliers analysts conclude this has “curtailed the leverage buyers had grown accustomed to in recent years”. Thus far in 2023, the average multifamily cap rate sits at 3.75 per cent, up 60 basis points year-over-year.

The largest transactions for the quarter occurred outside the city of Toronto’s boundaries, as Forum Asset Management acquired a 185-unit building in Oshawa and the Regional Municipality of Halton acquired a 70-unit complex in Oakville. Together, the two deals account for 60 per cent of total sales value and 68 per cent of total suites traded.

Montreal and Calgary at front end of the shift

Anomalies and inequities in Halifax and Ontario

BOMEX 2026

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