Dialog names 2023 scholarship recipient

Dialog and the Michael Evamy Scholarship Board of Trustees have announced the recipient of the 2023 Michael Evamy Scholarship is Lukas Ewing, UBC Bachelor of Environmental Design graduate and Master of Architecture candidate.

The scholarship is awarded to a Canadian student attending a Canadian school of architecture in their second last year of study to undertake a research project of interest relevant to the practice of architecture. Lukas will explore adoption and transient spaces in his thesis titled ‘From One to Another’.

“My research is an exploration of intercountry child adoption, its associated architectural space, and the complexities within the process,” explains Ewing. “It focuses on the uncertainty individuals confront while navigating unfamiliar spaces and experiences.”

His proposal looks at adoption from Vietnam to North America through an architectural lens and speculates how the built environment can ease moments of transition—a topic very personal to Ewing as a child adopted from Vietnam at five months old. He has been awarded $5,000 to undertake the research project, with a secondary amount of $3,000 for project-related expenses.

With a wide variety of proposal submissions from architecture students across Canada, the Dialog selection committee was impressed with Ewing’s proposal, recognizing the importance of bringing a sense of belonging to those first experiencing Canada.

“We are so fortunate to live in a country that welcomes thousands of immigrants every year,” said Nicole Moyo, Dialog urban designer, intern architect and jury member. “Lukas’ thesis encourages us to refocus on architecture for humanity.”

The jury saw potential for the research to go beyond international adoption to consider how spaces of transition can respond to the wellbeing of all newcomers when recognized as an important step in their arrival. “We’re excited to see how Lukas will use his personal story to empower others through architecture,” adds Moyo.

Upon completion, Ewing will present his findings in 2024. The next call for submissions for the 2024 Michael Evamy Scholarship will open in December 2023.

Newfoundland woos private housing developers

Private housing developers could receive up to $95,000 per unit for as many as 20 new affordable rental units built in Newfoundland and Labrador. A newly released request for proposals (RFP) from the provincial housing corporation offers the incentive, through a loan forgiveness model, to housing providers that commit to keep rents at a designated low-end-of-market rate for a period of 15 to 20 years.

The provincial government is targeting about 850 new units of affordable rental housing through the program, which also has a stream for non-profit, co-operative housing and Indigenous providers. The latter group is eligible for a higher capital subsidy of up to $180,000 per unit, but will have to charge lower rents than their private sector peers and keep units as affordable stock for 25 to 30 years.

“The government of Newfoundland and Labrador welcomes the opportunity to partner with our private and community housing sectors to develop affordable rental housing and support increased economic activity throughout the province,” says John Abbott, the Minister responsible for the Newfoundland and Labrador Housing Corporation.

The RFP is now open for private sector submissions until August 31, 2023. The provincial funds could be put toward a new development, an addition on an existing rental housing building or a commercial-to-residential conversion. Projects must bring at least four affordable units to the market, and one to two of those units must be accessible in every project.

It’s envisioned that the new units will be made available to renters with annual household incomes no greater than $42,000. However, program administrators are encouraging mixed-income developments, giving landlords leeway to charge higher rents for units that haven’t benefitted from a capital subsidy within a larger complex.

As such, funding will be dispersed for all units in projects up to 10 units in size, and then for 50 per cent of units exceeding that number. That means a project must have at least 30 units to qualify for funding of the maximum 20 units.

Proponents will be eligible for varying amounts of base funding depending on project locale — set at $65,000 per unit in the St. John’s region; $70,000 per unit in Labrador; and $55,000 per unit elsewhere in the province — and can then qualify for extra funding for exceeding minimum energy efficiency and/or accessibility standards, for committing to a longer period of affordable rents or for a location in close proximity to health care services. Successful candidates will be expected to contribute a minimum of 10 per cent of their own capital equity.

“The Canadian Home Builders’ Association of Newfoundland and Labrador is thrilled with the announcement of the new affordable housing program,” says Alexis Foster, the association’s chief executive officer. “This initiative is vital and we are thankful for the opportunity to provide feedback on the program.”

Averton property receives Built Green Communities certification

Averton’s new mixed-use community in Edmonton, AB, has achieved Built Green Communities certification for its first phase of development. “Midtown” is the second property to receive this certification.

Located in St. Albert’s, Midtown is a 45-acre, master-planned community that will offer a diverse range of housing types, including rental residences and for-sale condominiums. It was designed with open spaces, community, diversity, safety, and general accessibility in mind.

“We are pleased to see Averton’s Midtown community receive its BUIILT GREEN certification for phase one,” said St. Albert Mayor, Cathy Heron. “Midtown is well aligned with the city of St. Albert’s residents who want their trees, a healthy Sturgeon River, and vibrancy. The community is situated close to nature with the Red Willow Trail extending in every direction, and its design will enable a healthy lifestyle, encourage wellness, while featuring many shared spaces for neighbours and visitors to gather.”

Midtown’s location will put future residents close to nature, with a nearby trail system and several acres of walkable conveniences and amenities. It has already won awards through BILD and CHBA, including Alberta’s Best New Community, Edmonton’s Best New Community, and was recently recognized as International Project of the Year.

The first Community certification was awarded to Spring Creek in 2021 for its Spring Creek Mountain Village located in Canmore, Alberta.

Built Green Canada is a non-profit organization committed to working with builders interested in sustainability practices in the residential building sector. Launched in 2003, the organization has grown its representation to include Alberta, British Columbia, Saskatchewan, Manitoba, and Ontario. Since January, builders have completed over 45,860 Built Green certified single family, multifamily, and high-density homes.

For more, click here: Built Green Communities Program (builtgreencanada.ca)

Graham selected for Green Line project

The Green Line board has selected Graham Infrastructure LP to construct the 78 Avenue S.E. Grade Separation and Ogden Pedestrian Tunnel Project (“78th Avenue Project”) in Calgary.

Before building the Ogden LRT station and tracks, the 78^th Avenue Project will complete vehicle and pedestrian tunnels under the Canadian Pacific Kansas City Railway (CPKC) railway corridor to enhance mobility and pedestrian safety around the future Green Line LRT Ogden Station.

With approximately 26 trains per day operating on CPKC’s main line, this complex enabling works project will reduce project and schedule risk as Green Line prepares for main LRT construction. Once the tunnel at 78 Avenue S.E. is complete and open to traffic, the vehicle crossing at 69 Avenue S.E., east of Ogden Road, will be permanently closed.

“Green Line has prioritized opportunities that advance construction, reduce risk, and support local job creation. Partnering with Graham to deliver this critical project speaks directly to this commitment,” said Darshpreet Bhatti, CEO, Green Line LRT Program.

With construction beginning shortly and extending through to summer 2025, Green Line will work closely with the Ogden community to mitigate impacts, as best as possible.

As Green Line moves through the development phase for Phase 1, from Shepard to Eau Claire, additional opportunities for local contractors, trades and suppliers will continue.

The start of the implementation phase and main construction remain on track to begin in 2024.

The first stage of the Green Line involves the design and construction of 20 kilometres of track and 13 stations. The full vision of Green Line extends from Seton to 160 Avenue N and will serve 27 communities adding 29 new LRT stations to the network.

Digital technology key to labour shortage

The acute skilled labour shortage is impacting nine out of 10 Canadian construction companies’ ability to bid on projects and/or meet project deadlines, according to a new KPMG survey.

The survey of 275 companies shows that nearly 90 per cent are currently experiencing a shortage of skilled labour or trades. To address this, almost all contractors are examining ways to alleviate current labour constraints to meet demands including digital technology.

“Technology can help the construction industry address Canada’s housing and infrastructure challenges,” says Tom Rothfischer, partner, and national industry leader, building, construction, and real estate, KPMG in Canada. “Digital tools, if used smartly, save time and money, reduce waste, and improve worker safety and productivity. In short, they help get projects done on time or ahead of schedule and on budget.”

He notes that many technologies employed in the manufacturing sector can be deployed by the construction industry to increase productivity and reduce costs. 3D printing technologies in manufacturing have been adapted to the construction industry to lay concrete and build complex steel shapes. Robots can lay bricks and tie steel reinforcement bars. Drone-based surveying can help contractors quickly and accurately layout work, measure quantities, and monitor progress.

Building information modelling (BIM) allows project teams to collaborate more effectively to develop innovative solutions to optimize project cost and schedule. Digital twin technologies build on BIM to integrate real-time data from a built asset with its exact 3D virtual replica to test ‘what-if’ scenarios, including the impact of design changes, construction sequencing, weather disruptions, and operational changes.

As in other countries, Canada’s construction industry, which spans residential and commercial real estate, industrial, institutional, civil, and infrastructure, has been slow to adopt new digital technologies. However, the pandemic, combined with the intensifying labour shortage, has proven to be the catalyst the industry needed to rethink how they go about their business.

“We’re seeing a definite recalibration taking place in the construction sector,” says Rothfischer. “While many are still just at the beginning of their digital build, leaders see the power of technology to reshape the way they work and plan to invest heavily in the coming years. But having the technology is only half the battle. The real advantage will come to those firms who effectively integrate it into their operations – from the back office to the construction site.”

About 85 per cent of companies believe disruptive technologies could make their companies more competitive. Around 46 per cent of companies say they plan to spend more than 11 per cent of their corporate operating budget on tech and digital transformation.

“Leading firms are already adopting technology to improve productivity and project management, safety on worksites, and decision-making,” says Mary Van Buren, president of the Canadian Construction Association (CCA). “There is a cost however to investing in digitization that isn’t necessarily shared among all parties in the procurement process. Margins are slim in construction, especially for the small- and medium-sized contractors, making it increasingly difficult for them to adopt these types of innovations in their business operations. This is why CCA continues to work with federal departments in an effort to modernize procurement processes that encourage innovation by supporting shared risk.”

As companies embrace technologies, the composition of the workforce will also need to undergo change to incorporate new roles, such as software engineers, BIM designers, data analysts, and drone operators into the project team. For example, drones are increasingly used for planning and design, site analysis, topographic mapping, and land surveys, real-time monitoring, and on-site worker safety.

“The efficient allocation of trades is one of the industry’s most-pressing challenges and opportunities,” says Jordan Thomson, senior manager, infrastructure advisory, KPMG in Canada. “Many companies are deploying or planning to deploy digital tools to better improve efficiency on site and do more with less. The application of data analytics, wearables, and internet of thing sensors, and BIM can help to improve productivity, schedule efficiency, and quality, minimize waste, and improve worker safety.”

Building trades in immigration express queue

Skilled building trades qualify for the express lane to permanent residency under new guidelines for Canada’s immigration application system. The category-based selection process is expected to be in place this summer, targeting prospective immigrants with either French language proficiency or work experience in one of five designated occupational fields.

“Everywhere I go, I’ve heard loud and clear from employers across the country who are experiencing chronic labour shortages,” says Sean Fraser, Canada’s Minister of Immigration, Refugees and Citizenship. “These changes to the Express Entry system will ensure that they have the skilled workers they need to grow and succeed.”

That system is already in place to manage applications for permanent residency from skilled workers who have entered Canada through either federal or provincial nominee programs. The new rules scope the field further, giving priority to specific categories of arrivals, which are to be established annually with input from public consultations.

In addition to French speakers and building and construction trades, health care workers, STEM (science, technology, engineering, mathematics) professions, transport workers, and agriculture and agri-food workers have been tapped for 2023. The Express Entry system assesses immigration candidates on a points-based system and extends invitations to apply for permanent residency to the top-ranked candidates approximately twice per month throughout the year.

Slip-and-fall injury bill stranded in Manitoba

The Manitoba government has no runway left to corral slip-and-fall injury claims on private property, but it has signalled that could be on the agenda if it is returned to power in this fall’s provincial election. A proposed amendment to the Occupiers’ Liability Act, introduced in late May as the legislative session came to an end, would generally require injured parties to notify either the property owner or the snow removal contractor within 60 days of the occurrence in order to make a claim for damages.

Currently, there is a two-year timeline from the day on which an injury is suffered to file claims related to falling on snow or ice on private property, which is the standard period under the Act for most claims against parties holding the duty of care for a property. The proposed amendments, in the now shelved Bill 41, are similar to changes adopted into Ontario’s Occupiers’ Liability Act in 2020.

“This bill contains amendments that will modernize the Occupiers’ Liability Act to ensure that occupiers receive timely notice of a personal injury claim related to snow or ice on private property,” Manitoba Attorney General Kelvin Goertzen said as he tabled the legislation for first reading. “This will ensure that the issue can be remedied quickly to prevent further injury from somebody who’s also entering that particular property.”

Both Ontario’s and Manitoba’s proposed legislation include flexibility for the 60-day limit to be lifted if the slip-and-fall injury causes death or if the court deems a claimant has a “reasonable excuse” for not acting within the prescribed period. In such cases, the two-year limitation period would apply.

Bill 41 is one of six Manitoba government bills left stranded when the legislature adjourned on June 1 for the summer and pre-election break. Others include: Bill 39, a proposed amendment to the Residential Tenancies Act to clarify the types of evidence that can be presented in an eviction proceeding related to unlawful activity on a property; and Bill 30, which would have enabled a five-year pilot project for the sale of alcohol in general retail stores.

Mixed-use project for Innisfil boosts attainable housing

A new mixed-use community is bringing more than 2,000 market and attainable homes to Innisfil, Ontario, in a project that broke ground yesterday.

The joint venture between homebuilder Mattamy and Parkbridge, a developer of residential land lease communities, will bring both freehold and land lease homes to the market over the next decade.

The community is geared around an active lifestyle, filled with nature, outdoor recreation and city connectivity. Located near the Barrie South GO Train station and four minutes to Mapleview Park, its close to the shores of Lake Simcoe. Schools, restaurants, parks and golf courses are also nearby.

“At Mattamy we are deeply invested in doing our part to address housing choice and affordability and foster a sustainable housing market for buyers in Ontario,” said Brad Carr, CEO of Mattamy Homes Canada. “We believe in providing a variety of choice and homes that appeal to every type of homeowner who wants to have a home, some green space, live in a community and build equity in their home.

“In Lakehaven they will have that exciting opportunity of choice in a community with different options for ownership. We are so excited to be entering a new market for Mattamy and to be doing so with an amazing partner like Parkbridge.”

Parkbridge’s land lease residential communities are home to thousands of homeowners across Canada. “For the first time though, we’re able to offer this more affordable homeownership option to even more people,” said Eric Malcolmson, senior vice president, development, at Parkbridge. “Thanks to important legislative changes made by the Ontario Government last fall, people are now able to secure the same type of insured mortgage financing available for any other type of home, whether a freehold detached home, townhouse or condominium.”

Feature photo: Lakehaven ribbon-cutting ceremony (l to r): Dave McLean, President of Mattamy Homes’ GTA Low Rise Division; Eric Malcolmson, SVP Development, Parkbridge; Lynn Dollin, Mayor of Innisfil; Brad Carr, CEO of Mattamy Homes Canada; Dean Campbell, Vice President Construction & Design, Parkbridge. (CNW Group/Mattamy Homes Limited).

Office tower showcases largest sloped roof

Graham Construction has topped off the B6 office tower at 1090 West Pender in downtown Vancouver. At 400 feet above ground, the tower now has the largest sloped roof in North America at that height.

BentallGreenOak’s newest office tower is a 32-storey, $187M concrete structure in the heart of the Vancouver financial district overlooking Vancouver’s waterfront, North Vancouver and the North Shore Mountains.

The 534,000-square-foot office tower includes six levels of below-grade parking, a three-level retail podium, an office tower and several tenant amenity spaces including three outdoor terraces, with a large rooftop terrace that overlooks the entire downtown core.

The façade is finished with a triple-glazed 4-SSG curtain wall system, with small elements of composite cladding.

Designed by Musson Cattell Mackey Partnership, the project is targeting LEED Gold standards and WELL certification. The building is also incorporating Passive House elements, including vertical glass fins to reduce sun exposure, triple glazed glass and a green roof.

The project is scheduled to be completed in October 2023.

Actuaries garner new insight into condo finances

There are currently more than 12,000 condo corporations and more than 900,000 condo units owned by residents or investors in Ontario, according to the Condominium Management Regulatory Authority of Ontario. Those numbers don’t even account for all the units currently in the pipeline. When it comes to overseeing the maintenance and repair of existing assets, it’s up to condo boards to find the right approach, especially as condos age and their infrastructure deteriorates.

The Canadian Institute of Actuaries’ latest insight statement on the longevity of condo infrastructure explores several emerging risks. “These condos will likely experience very similar issues concurrently since they were built at roughly the same time,” the report states. “If they all experience unexpected issues in parallel, the cost of maintenance will rise across the industry, potentially causing a rift in the condo market.” The demand for labour will likely soar as well.

Henry Chio, FCIA and co-author, who penned the paper alongside Jean-Sébastien Côté and John Nguyen, is calling for more awareness around proper planning. “Condo buildings are complex and a huge asset to manage, and the owners are expected to have that expertise,” he says. “Sometimes that may not be the case, so it’s important to use experts to ensure there is a good understanding of condo operations.”

This newest statement builds off a 2022 research paper on the risks associated with setting and maintaining adequate condo reserve funds, written by Côté and engineer Jon Juffs.

Boards are encouraged to gather advice from various corners of the industry, including qualified professionals who oversee reserve fund studies, governance experts to train boards and financial specialists, including actuaries, who can help estimate future costs. Preventative maintenance is also key for curbing unexpected and reactive maintenance costs.

As well, new legislation is recommended, such as a mandatory board education course that teaches emerging risks. “My personal wish is to have some element to prevent conflict of interest and look at it as a continuing education concept, as well, with a yearly update,” Chio suggests. “Also consider an annual attestation, making sure directors are acting with good conscience.”

While legislation varies from province to province, requirements around reserve fund studies are crucial for strengthening condo infrastructure for the years ahead. Unexpected high inflation can also threaten to boost condo fees.

“We should introduce some stress testing for reserve fund studies,” urges Chio. In the insurance industry, insurance studies are based on large volumes of data to quantify the risk associated with insurance operations. Some of this concept can be borrowed so condo boards see the impact of how much more contribution would be required if inflation were 1% higher for example.

“No matter which method you choose to estimate the expected failure and how much it will cost with the particular element of failure, there is going to be a variance around the point estimate,” he says. “It is important to stress those assumptions and see those parameters shift by a few notches. The reserve fund study is still able to make that result acceptable and that will give a lot more confidence in terms of the level of the fund that the corporation is targeting.”

When studying contribution funds, a long-term, risk-based view is advised, rather than evaluating short-sighted savings that condo owners may see.

“Some condo owners may think they’ll be keeping the condo for a few years without any intention of holding it for a long period of time,” says Chio. “That kind of creates an incentive for them to advocate for lower condo fees in the short term. However, in recent years, the general market economy shows it can take a turn very quickly, resulting in the unexpected use of money.”

Alternatively, when long-term owners are ready to sell, they may be doing so in a softer market. “The adequacy of the reserve fund would play a role in determining the value of the condo,” says Chio. “It’s in everyone’s interest to increase the value of the assets they hold.”

As well, prior to purchasing their units, buyers might not consider how poor management of the condo’s reserve funds can negatively affect insurance availability and the cost of the premium the corporation is required to pay when it comes to unforeseen events, some of which have led to special assessments for owners.

“That’s coming from inadequate knowledge of what insurance contract is in place for that condo,” says Chio. “I think the boards have the responsibility to make sure the insurance contracts they have are adequate and within the appetite of what they want to maintain with the building and also owners.

“One is the overall coverage they want to include in the contract and the other is the deductible. These are things not everyone talks about, but impact condo owners when an insured event happens. By having this conversation, owners will be better equipped to understand what is coming down the pipeline in terms of the expected costs they would need to pay in an event.”

Climate change is another emerging risk. If maintenance budgets are determined by the current climate, with no “margin for adverse deviation,” a property could face higher costs if the common elements degrade faster than expected due to weather-related events like floods and rising temperatures.

“This will probably result first in special assessments and then in higher condo fees to compensate for any underfunding patterns based on inaccurate projections of climate-based deterioration,” the report warns.

Extreme conditions can speed the aging of infrastructure. To better determine the future costs that come with maintaining their condos, Chio encourages boards and owners to examine the components of their reserve fund studies and conduct some form of assessment——looking at the expected repairs and maintenance versus the actuals they performed.

“Do some comparison in the last one or two years because we’ve seen some drastic inflation in the interest rate environment,” he suggests. “That will give you a sense of how well the reserve fund study was carried out in the past. If there are any areas that need to be strengthened, then get a second option on those figures; that’s always good to do earlier than later.”

The full CIA Insight Statement on the Longevity of Condo Infrastructure can be accessed here.

Innovation in commercial lighting

What’s new in the world of lighting? As sustainability takes centre stage in the world of maintenance and management, commercial lighting has evolved to embrace these ideals, too. These days, the idea of sustainability goes well beyond just saving energy by turning lights off when they’re not needed.

Technology-enhanced lighting has evolved to enable you to better manage your building’s maintenance, save you money, and lower your building’s carbon footprint.

Internet of Things

With the rise of the Internet of Things (IOT), maintenance managers are privy to a whole host of insights that can help boost efficiency and save their budgets. Lighting systems can now be considered data systems, providing information on user preferences, traffic, occupancy, light levels, temperature, humidity, and more. Not only can this help you better manage your lighting needs, but it can also be used to optimize other areas of your building, like HVAC, space utilization, and security systems.

Luminaire-level lighting controls

Luminaire-level lighting controls (LLLC) are the newest trend n the lighting scene, which combine data, LEDs, control, and connectivity to improve efficiency. They are designed to incorporate occupancy sensing, daylight harvesting, continuous dimming, and more, to make lighting simple, eco-friendly, and cost-effective. The sensors are easily installed, adjustable based on your needs, and energy-saving, so they allow you to spend less time (and money) on the lighting system in your building.

As AI makes its way into just about every industry, lighting can also benefit from this innovative technology, from design to installation to configuration. AI can allow lighting systems to become in tune with your building’s activities, optimizing the user experience based on its ability to improve on the parameters you set.

Are you considering investing in an upgrade to your lighting system? AI can be used to help create a functional and efficient design. By inputting your needs and building model, you can get help designing a system specifically for your building to optimize efficiency right from the start.

As lighting gets more advanced, managers can stay connected to the needs of the building, create accurate budgets, and increase their sustainable efforts by embracing the industry’s newest innovations.

On trust and transparency in condos

Trust. It seems that no matter where you look today there is a distinct lack of it. While society has always grappled with the issue, over the course of the past three years — as the pandemic reorganized almost every aspect of our society in ways that are both permanent and transitory – our sense of trust seems to have frayed. The reasons for this are many but when we’re discussing our home, its importance cannot be overstated.

As the cornerstone of condominium living, trust is, oddly, seldom spoken about amongst owners and residents. Most just assume that a condo is just like any other home but, as we all know, nothing could be further from the truth. Owning a condominium is an exercise in shared values, shared assets and shared decision-making. Trust is what allows us to share our communal spaces, rely on our neighbours or employees for assistance and feel safe in our home.

As a condo board in charge of the functioning, maintenance and governance of an asset worth millions or hundreds of millions, we are at the top of that “pyramid.” An enormous amount of trust is put in our hands and it’s a responsibility that is humbling and daunting.

So how do condo board members earn and keep that trust?

There is nothing that breeds distrust quite like silence, so the antidote to that is frequent and transparent communication. Telling the story about how major decisions are made, inviting members of your community to participate (if appropriate) and then following up with their suggestions is paramount. When you explain the context, research and reasoning versus just announcing a decision, owners are more likely to understand – even when the decision is difficult.

As a board, you then place a lot of trust in your property manager and your employees. Is your accounting being done properly? Are contracts being bid on in an ethical manner? Are residents being treated equally and with respect? Are your employees being treated equally and with respect by your residents? Does your team have the resources and support they require in order to fulfill their duties and enjoy their work environment?

In my current community, we’ve taken the unique step of instituting large bonuses for our staff that represent roughly five per cent of their wages. We did this to encourage our employees to stay – thus improving our bottom line as employee turnover is expensive. It also had the wonderful knock-on effect of ensuring three things: institutional memory, safety and trust.

Even if an employee were leaving, because they felt trusted and valued in the workplace, they would recommend equally qualified and reliable people to substitute. They trusted us to treat them well and in return we got longevity, lower overall costs and a reliable and trustworthy workforce that cared about the building and its residents.

Finally, there is the trust from the owners and residents in your community – and this is the trickiest one of all. As board members, we accept the responsibility and workload of running the board and, for the most part, most residents will either appreciate this quietly or be silent on the matter.

That being said, there are always owners who will feel things are moving in the wrong direction, the decisions being made are poor and antagonistic. What then to do? Stay above the fray, be professional and respectful regardless of how someone else is behaving, and, importantly, document everything. It’s at that point that you really need to trust in the process of your declaration, your lawyers and any provincial regulations to protect you.

As condominiums become the standard form of housing across the country, this discussion about trust is really just beginning. Legal parameters have been established to guide the decision-making of condo corporations, and this does encourage a base level of trust.

Ultimately, though, it comes down to the people of the community itself. Are we communicating from a place of knowledge and understanding while actually listening to others’ concerns? Are we comfortable being wrong? Is the board
made up of people with skill sets that complement one another and can tackle large fiscal and social issues? Does your condominium help create community and foster healthy discussion?

None of these goals are easy and they take a lot of work, but they’re the bedrock upon which a healthy condo corporation and community lie.

Todd Hofley is the President of Toronto Standard Condominium Corporation 2164.

Call for AFBC architectural awards submissions

The Architecture Foundation of BC (AFBC) is accepting project submissions for the 2023 Architectural Awards of Excellence. The submission deadline is July 14, 2023.

Held bi-annually, the AFBC Architectural Awards of Excellence represent the highest level of architectural award in British Columbia. The Lieutenant Governor of British Columbia Awards in Architecture (Medal and Merit) recognize excellence in completed architectural projects led or designed by AIBC members.

In order to submit, projects must have been completed between January 1, 2020 and July 1, 2023.

Each eligible project submission will be judged individually on how it reflects excellence in architectural design and practice. A reputable, unbiased jury representing the architectural community will consider the overall quality of each submission with consideration given to the following criteria: Theory and Design Principles; Program and Client; Context and Site; Budget and Time Constraints and Sustainability Principles.

The awards jury is intended to be composed of diverse experts from both within and outside the architectural profession. The jury will be responsible for considering candidates for a variety of awards categories, including the Lieutenant Governor of British Columbia Awards in Architecture; the AFBC Design Excellence Awards, the Emerging Firm Award, and a series of other special awards.

The AFBC is also accepting Jury Applications for the 2023 Awards Program.

The AIBC Architectural Awards were transitioned to the AFBC in 2019. Winners will be recognized at a ceremony to be held in the fall.

EllisDon welcomes new CEO

EllisDon officially welcomes Kieran Hawe as its new chief executive officer (CEO). Hawe will be succeeding Geoff Smith, who announced his intention to step down as president and CEO in April 2023.

Kieran Hawe has been an integral part of the EllisDon team for the past 23 years, having held several key positions within the organization. Most recently, he served as chief operating officer (COO) and executive vice president of construction from April 2019 to May 2023. His extensive experience and exceptional leadership qualities make him the ideal candidate to lead EllisDon into its next phase of growth and success.

“I am both honoured and excited to accept the role as EllisDon’s next CEO and lead our exceptional employees and incredible leadership team,” said Hawe. “I am committed to continue EllisDon’s position as an industry leader in delivering the future of construction through our expansive array of service offerings and Cradle to Grave approach.”

Hawe’s career journey with EllisDon began in 1999 when he joined as an M&E coordinator. Over the years, his outstanding contributions and entrepreneurial spirit have played a pivotal role in shaping EllisDon into one of Canada’s largest construction and building services companies. During his time with EllisDon, Hawen has overseen numerous high-profile projects, has a history of successfully managing large multidisciplinary teams and helped directly cultivate the company’s $5 billion construction operation.

Before his tenure at EllisDon, he acquired valuable global building experience in Asia, Europe, and the United States. His diverse background has enriched his strategic vision and provided him with a unique perspective on the construction industry.

Known for his peer-focused leadership style, Hawe inspires and motivates his employees at all levels of the organization. He strongly champions inclusive diversity and creates environments where all employees can thrive and reach their full potential.

Potential homebuyers sidelined waiting for mortgage rates to drop

More than 68 per cent of Canadians are planning on waiting until mortgage rates drop to purchase a home. According to BMO’s Real Financial Progress Index, half are deferring their home purchases due to concerns about the economy, while 18 per cent plan on waiting until 2024 or later.

A smaller percentage are no longer sure if or when they will ever buy. According to BMO Economics, Canadian housing activity has rebounded from the slow start in 2023, with home prices firming and existing home sales increasing by 11.3 per cent in April – the largest monthly rise since 2009.

However, after last year’s price correction, the combination of past price gains and higher mortgage rates leaves housing affordability near the most challenging level in more than 30 years.

Housing costs are among the top three sources of financial anxiety for Canadians, after fears of unknown expenses and concerns about their overall financial situation. Many people are also rethinking refinancing. An estimated 69 per cent plan on waiting until mortgage rates drop.

When the time is right, Canadians intend on using different financing strategies for their home purchase. Half plan on using personal savings to pay for their home, 41 per cent will depend on loans and/or lines of credit for help. Family support and home-buying programs are also on the list. Among the 46 per cent planning on using Canada’s assistance programs, nearly a third plan on using the First-Time Home Buyers Incentive and 16 per cent plan on using the Home Buyers’ Plan.

May marks return of buyers in Montreal

Residential sales in the Montreal CMA reached 4,428 in May 2023. In its most recent real estate market statistics, the Quebec Professional Association of Real Estate Brokers (QPAREB) said this is a “more limited decline in recent months,” extending to 393 fewer transactions compared to the same period last year.

“The month of May clearly marks a return of buyers to the market encouraged by the stabilization of interest rates and prices, said QPAREB Market Analysis Director Charles Brant in a statement. “Homeowners are more inclined to list their property at prices more in line with recent sales of comparable properties, in a context of stabilization and even the recovery of prices.”

Almost all the main metropolitan areas are experiencing an annual downward trend in sales with variations ranging between 2 per cent and -12 per cent. The metropolitan areas of Laval (428 sales), the North Shore of Montreal (944 sales) and the South Shore of Montreal (973 sales) all posted larger drops of 12 per cent, 11 per cent and 10 per cent, respectively.

The Island of Montreal saw a 5 per cent decline, with 1,758 transactions and a small dip in prices from last year.

“This reflects renewed interest in the opportunities offered in this market,” said Brant. “Thus, the market on the Island of Montreal is more balanced and its longer-term upside potential remains tangible with the resurgence of international and interprovincial migration. All this, despite financing costs that will be permanently less advantageous than in recent years.”

Still, activity remains slow across all types of properties compared to recent months. The largest decline (19 per cent) was evident with plexes at 399 sales, followed by condos that dipped 10 per cent with 1,714 sales. Single-family homes recorded a 4 per cent drop.

Active listings

Listings reached 16,089 in the Montreal CMA in May. This increase was observed across all property types. The highest growing inventory is among single-family homes at 55 per cent, while condos (6,735 listings) and plexes (2,407 listings) follow with increases of 43 per cent and 30 per cent, respectively. all these properties are taking more time to sell than last May, well below the historical average for this period.

Prices seem to be recovering in a tight market advantageous to sellers. The average cost for a condo is down 2 per cent at $403,000, while single-family homes went down to $550,000. In the main metropolitan areas of the Montreal CMA, the decline is more marked on the North Shore of Montreal (-7 per cent), Vaudreuil-Soulanges (-7 per cent), Laval (-6 per cent) and the South Shore of Montreal (-5 per cent).

Average prices

On the Island of Montreal, the return of prices to last year’s level is trending, with a more modest drop of -2 per cent, while Saint-Jean-sur-Richelieu slightly increased by 1 per cent.

CAGBC commends 2023 roster of green influencers

Green influencers at all career stages underpin the growing synergy of expertise and commitment around net-zero carbon in the construction, commercial real estate and facilities management sectors. The Canada Green Building Council (CAGBC) has bestowed 2023 leadership awards to four individuals and a company at the forefront of adopting and driving sustainable policies, practices and products.

“Celebrating leadership in advancing our thinking and our practices enables the green building community to recognize the progress we have made together,” Thomas Mueller, CAGBC’s president and chief executive officer, observed as the award winners were announced late last week to cap off the annual Building Lasting Change national conference in Vancouver. “The commitment and innovation represented by these award winners is what we need to move the industry forward at scale.”

Michael Brooks, chief executive officer of REALPAC, was honoured with CAGBC’s lifetime achievement to recognize contributions within his own industry organization and in multiple national and global advisory roles. In addition to steering REALPAC’s membership of many of Canada most prominent commercial real estate companies, property funds and investment managers, Brooks is a business advisor to Canada’s Sustainable Development Advisory Council and a member of the board of directors of the World Green Building Council. He previously served as a member of the property working group advising the United Nations Environment Program Finance Initiative and on the board of GRESB BV.

“Michael is a valued member of the green building community and is an ardent champion of sustainability and climate action,” Mueller affirmed. “His years of support for CAGBC’s mission to transform the industry has made a significant difference in shaping our strategy and programs.”

Kathy Wardle, principal and regional director of regenerative design with the architecture and design firm, Perkins&Will, was named CAGBC’s 2023 green champion. She spearheads the firm’s ESG strategy and is currently guiding several development proponents, including the University of Calgary and the University of British Columbia, in implementation of CAGBC’s zero carbon building standard.

Hillary Geer, an energy specialist with EQ Building Performance, is the CAGBC’s 2023 emerging green leader. She is a professional engineer and WELL accredited professional, working with developers pursuing a range of standards, including LEED, Zero Carbon Building – Design Standard, WELL, One Planet Living, Toronto Green Standard and Passive House.

André Cazelais received the government leadership award for 30+ years of efforts at the City of Montreal. Currently, he is head of ecological transformation and innovation within the city’s building planning and management services division, and was a key proponent in the development and implementation of policy requiring all new municipal buildings to achieve LEED Gold certification. Russell Horne, supervisor of energy and asset management for the City of Kingston, also received an honourable mention in this category.

Nerva Energy Group Inc. was recognized as the 2023 green building visionary for its AeroBarrier technology, supporting air-tightness of the building envelope. The technology is a GreenGuard Gold certified system for sealing leaks, which is applied internally. It contains no volatile organic compounds (VOCs) or other ingredients on the Living Building Challenge’s watch list of problematic substances, making it compatible for LEED, WELL or Fitwel certification requirements.

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