Manitoba MLA advocates new lease-breaking option

The Manitoba Legislative Assembly is considering additional circumstances in which residential tenants could break their leases without legal or financial encumbrances. A proposal presented in a recent private member’s bill would add the new category of “household violence” to the list of grounds recognized in the provincial Residential Tenancies Act.

This would go beyond the scope of the current definitions of domestic and sexual violence and stalking to encompass a broader range of harms, including: actual or attempted physical abuse; psychological or emotional abuse through intimidation, harassment, coercion, unreasonable restrictions on financial or personal autonomy or destruction of personal property; or exposing people under the age of 18 to any of those behaviours. The bill also proposes that a landlord could be ordered to pay a tenant’s “reasonable moving expenses” if it is determined that the landlord is responsible for the household violence necessitating the lease termination.

The bill’s sponsor, Brad Michaleski, represents the Dauphin constituency and is a member of Manitoba’s governing Conservative party. During the recent debate accompanying the second reading of the bill, he noted that the new definition would give more people in vulnerable situations a legal tool to relocate and avoid lingering expenses from the residence they’d be leaving.

“In a lot of these situations, people are living in a desperate situation where they don’t have the means to get out of their rental agreement,” he said. “They’re faced with the uncertainty of having to pay double rent, and in a lot of cases, they’re living in an environment where the kids are seeing and exposed to this.”

As with the existing definitions of violence, tenants would be required to obtain sign-off from Manitoba Justice Victim Services to qualify. “There’s a number of professionals that can provide backing confirmation for tenants that are choosing this path,” Michaleski said.

Spring cleaning your floors

After the snow and salt damage your floors endured through the winter, spring often brings a rainy, dirty mess to try and keep clean all season. How do you stay on top of keeping your floors clean and dry until summer comes?

No matter what type of flooring you have, spring can be a challenge for cleaners, but you can get ahead of the game by starting early.

Carpet

With carpeting, your first step should be to give it a great vacuum, removing any salt and sand left from the winter. Next, tackle any spot cleaning that’s necessary to remove any stains.

A regular maintenance plan will help keep your carpet in good shape all year long. Rather than performing an annual deep clean, create a more regular schedule to deep clean more often. As well, installing mats in high-traffic areas can help save your carpets and your cleaning time.

Tile

Whether you have tile at the front entrance, in the kitchen and bathroom, or throughout, tile is a great dirt collector. Start with a quick sweep and mop to get all the loose debris from the floor. Next, using hot water and a soft-bristle brush will yield the best results. You can also try a vinegar and water solution, and then re-mop with hot water for a clean finish.

Don’t forget the grout! Because the grout sits lower than the tiles, it tends to collect water and dirt. Scrubbing the grout with a baking soda and water solution using a small, soft-bristle brush should do the trick. Avoid using coloured cleaning solutions as they could discolour or mark your grout.

Laminate

Start by sweeping away dirt from the surface of the floor. Mopping should be avoided on these floors because too much water can damage the finish. Spot clean specific areas with a microfibre cloth and mild cleaning solution, drying the area after it’s cleaned. Regular maintenance of this type of flooring will keep it looking great and will extend its lifespan.

Keeping your floors clean is not only important to uphold sanitation and hygiene standards, but it also leaves a positive impression on your staff and guests. Starting with spring cleaning, create a regular maintenance plan to address your floors daily and weekly to keep them looking their best.

Women execs in FM share recruitment insight

Across the globe, women make up just 20 per cent of the facility management workforce. A report released in March from IFMA, “Women in FM: Trends in the Workplace,” also found that over the past decade there has been minimal change to this gender mix. Women also hold one-third of entry-level roles, but only 15 per cent of senior-level positions, which indicates they are not staying in the FM profession.

Amid the ongoing exodus of aging FMs there are actually fewer women nearing retirement than men. As skilled labour shortages remain an obstacle overall, an online discussion earlier this year gleaned perspectives from women executives on how they promote the FM industry, cultivate gender balance, and self-advocate.

Danielle J. Floyd is director of public works for the County of Delaware where she oversees the implementation of the county’s $75-million, multi-year capital improvement program for its 70 buildings, 16 parks, and trails.

After stepping into her role last year, she re-framed the workplace from “doing the absolute necessary” into a “start-up” mentality, on the brink of dynamic change. She prizes being transparent with candidates about this unstructured reality of the job, while scoping out talent across various industries. She sees more women working on the design side and fewer in construction.

“I don’t necessarily require [employees] to have significant experience in design and construction because I do think as women we have amazing transferable skills,” she noted. “Sometimes it’s about having that extra conversation—to be able to define how the work they are doing now can be transitioned to work in FM. It takes patience and seeking out in areas you might not otherwise consider.”

Of key importance is bridging women, also those in underrepresented communities, into the FM workforce. “The more we define what this space looks like, the more effective we could be,” she said.

Alishia K. Jolivette Webber, officer of facilities, maintenance and operations for the Houston Independent School District, explained how school districts are experiencing turnovers across the United States. Amid a lack of highly skilled workers and technology trades, she encourages and promotes from within her team.

“I get excited when I do see team members wanting to move up,” she said. “If I see you sitting in that position for more than two years, I’m going to ask you why and what’s your goal. We want to retain the great talent that we have, but I don’t want anybody to just sit back and be in a position for an extended period of time, not challenging yourself or learning more.”

Piquing interest

Facility management isn’t a career path many people know about. Both women acknowledged how it requires increasingly creative recruiting tactics.

Last summer, the sustainability chief working under Floyd’s department gave college interns the chance to use social media platforms, specifically Instagram stories, as a way to promote sustainability work, including capital projects.

“If you think about the way people get that information, it is in very small snippets,” said Floyd. “No one is going to sit down and watch a 30-minute video about facilities and all the different opportunities, but they’ll watch a 20-second TikTok.”

Doing so, gave the interns an ‘out-of-the-box’ way to engage their peers and garner interest. “Once you spark interest, that can lead to lots of other conversations,” said Floyd. “It started off really small but turned out to be very effective. It was a great use of their talent.

“Thinking broader around facilities management, finding more creative ways to highlight the work so it doesn’t feel so technical and intimidating, but more personable in a way that someone can see themselves doing this. . . is definitely something I want to use moving forward,” she added.

Lively events with entertainment also bring opportunity. The annual “When I Grow Up” career expo, hosted by the Houston Independent School District’s career readiness department, gives K-12 students exposure to facilities management and skilled trades. High-school students can apply for on-the-spot summer internships in various city departments. Jolivette Webber says it’s an in-person way to refresh and reframe the idea of the profession. “We share what we do; it’s not just turning a wrench, walking or mopping; it’s planning, construction, designing and maintaining,” she said.

Self-advocating

Compensation was a highlight of IFMA’s report, which found that women facility managers actually receive similar pay as men for entry-level and early mid-level jobs and significantly higher pay than men for more senior-level FM jobs.

A thirst for continuous learning, but also peer networking, is key, said Jolivette Webber, who holds multiple certifications as well as a Master of Business Administration degree in business management with a leadership concentration.
As far as salary goes, she said it may take time, but never stop fighting for your worth.

“I absolutely refused to compromise on the requirements that I had to take this role,” added Floyd, who previously working in the education sector. “Knowing what I was inheriting and what wasn’t happening before I got here, there was absolutely no way I would have accepted anything less than the person prior to me.”

Deciding whether to leave a comfortable role can be just as challenging as fighting for your worth in a new role. “Sometimes, the part of the profession we don’t talk enough about is knowing when you have done everything you can do and when it’s time to politely say ‘thank-you, goodbye,’” she said, adding what helps is reaching a defined level of success and making a difference you feel satisfied about.

The Brave New World of AI

Unless you’re an engineer or a scientist, the world of Artificial Intelligence (AI) is a mind-boggling place where the possibilities are endless. Experts at the forefront of this rapidly evolving technology are amazed by what it can do, and some are even raising concerns over its potential to outsmart humans. Still, as language-based platforms like ChatGPT make headlines of a foreboding nature, there is no denying AI’s immeasurable value. The way Dennis Martini, Director, Business Development for FM at Black & McDonald, sees it: AI has been a game-changer for the facility management sector—and this is only the beginning.

“AI and Machine Learning can process massive amounts of data quickly, so buildings can operate and run much more efficiently,” he said. “AI-enabled technologies are being applied to make buildings smarter, healthier, and safer—not just in terms of energy and overall performance, but also in terms of things like security. From facial recognition software to platforms that can detect if someone is carrying a weapon, we are seeing a lot of improvements and tools in the built space. Of course, it also helps reduce operating costs, which is always a goal.”

Black & McDonald’s Energy & Sustainability Group first started exploring the application of AI-enabled platforms backin 2018 as part of its turnkey service to help clients achieve (and exceed) their energy management goals. Specifically, it has enabled the accurate measurement and analysis of data and information, resulting in numerous efficiencies enhanced by the ability to use historical trends to optimize performance and inform future decisions. Today, whether it’s eliminating mundane data-entry, improving building security, or helping flag potential maintenance issues, the uses for AI in facility management are continually expanding.

“We’re still trying to get our minds around what all AI can do,” Martini said. “We’re starting to get away from traditional, planned maintenance and move toward predictive maintenance and fault detection—meaning, our buildings will be able to tell us when something is wrong and pre-empt a failure. Also, there’s a huge amount of data being generated through AI, and we’re only just beginning to find ways to put it to use.”

Using AI-driven technologies, facility managers can be alerted to a spectrum of issues as they arise, including leak detection, system errors, or notifying the facility manager when a filter needs to be changed. In theory, AI could also create the work order, dispatch the right resources, change system setpoints, and maybe even fix the problem.

“While most new buildings are designed with AI-enabled or IoT-enabled technologies already in place, older buildings can be retrofitted to leverage some of the latest tools and solutions,” Martini said. “Nowadays we can go in and add new platforms and software to existing building automation systems, making them smarter and their data more usable. It’s really a brave new world, so to speak.”

For large language-based AI platforms, the possibilities are equally intriguing. According to Martini, these might include everything from writing exhaustive scope documents to fulfilling RFPs, to other laborious tasks known to be a drain on human resources. The good news is, he believes AI will never displace the need for real people.

“We’ll always need someone to turn wrenches and make physical adjustments,” he said. “In fact, as AI develops, I think it will help attract more younger people to the field—people less interested in pushing paper and more focused on analyzing data and exploring and applying emerging technologies. All positive stuff!”

Positive—and powerful. As facility owners continue to seek ways to lower their carbon footprint and prolong the life of their assets and equipment, AI-enabled controls and smart technologies are pushing the boundaries of what can be achieved. Not too long ago, the “Internet of Things” (IoT) was a concept just emerging, referring to any device or system that can connect and exchange data with other systems over a network. Now the technology is ubiquitous, as are dashboards that offer real-time energy readings.

“Smart building features and AI driven platforms are developing rapidly, and with each new iteration we are seeing greater benefits,” Martini said. “Facility managers are capable of making better, more informed decisions in real time while capturing data to drive meaningful change.”

In short, the power and pace of smart building technology is accelerating, and that power is grounded in analytics. As Martini sums it up, “The more data we capture and use to our advantage the more rewards we will reap for our buildings. It’s win-win.”

TOP 5 Benefits of AI-enabled technologies:

Optimized building performance and improved asset reliability thanks to real time data and analytics that result in actionable tasks or adjustments;
Lower operating costs thanks to a condition-based approach to maintenance and operations, and enhanced reporting that gives visibility into multiple layers of previously disparate technologies and systems;
Improved occupant comfort thanks to smarter controls and the ability to sense what’s going on in a building at each moment with respect to occupancy, usage, and the environmental conditions outside;
Energy, water, and waste reduction, given AI can analyze data from various sources, such as sensors, meters, and weather forecasts, to identify patterns and optimize building systems accordingly;
Fulfillment of ESG commitments due to AI’s ability to automate the collection and reporting of sustainability data, such as Scope 1, 2 and 3 Emissions data. This can help buildings track their sustainability performance, identify areas for improvement, and demonstrate compliance with ESG reporting requirements.

To find out more about the benefits and applications of AI in facilities management, visit: www.blackandmcdonald.com

Late payments top BCCA annual survey

Demand for construction services is high, but labour supply, costs, and late payments are undermining development and putting B.C.’s builders in a tough spot.

More than 80 per cent of contractors, regardless of size, were paid late for their substantially completed work at least once this past year, according to the annual survey results from the B.C. Construction Association (BCCA).

Nearly half of large contractors (100 employees plus) report being paid late at least 25 per cent of the time, and 30 per cent of small contractors (20 employees or less) report the same. With the cost of borrowing skyrocketing, financing projects for owners is a burden most businesses cannot afford.

“It’s true that labour shortages and the cost of materials are constant challenges,” says Chris Atchison, president of the BCCA. “But industry can manage these pressures – it’s what we do. The biggest hindrances to building housing and other infrastructure today are the associated operations of the authorities having jurisdiction, from crowns to ministries and municipalities.”

Contract disputes related to costs are a common occurrence, with 44 per cent of small contractors saying they’ve filed a fixed price contract dispute in the last 12 months, compared to 31 per cent of medium contractors and 28 per cent of large.

Sixty-one per cent of small contractors surveyed said they’re considering leaving the industry due to payment pressures.

The average company size has decreased 11 per cent over the last three years to an average of 6.24 workers. Approximately 92 per cent of companies in the industry employ 10 workers or fewer.

The construction industry’s contribution to B.C.’s GDP is up 4 per cent over last year, and it remains the number one employer in B.C.’s goods sector, with 251,100 British Columbians relying directly on construction for a paycheque.

“Until B.C. catches up to the rest of Canada, the USA and Britain, and introduces prompt payment legislation, policy-makers need to be tuned into the fact that the financial risks for B.C.’s contractors are nearing a breaking point,” says Atchison. “There are actions that industry and government can take together and separately that will alleviate the challenges contractors are facing.”

B.C. to ease rules for strata EV expenditures

Proposed amendments to British Columbia’s Strata Property Act will ease rules for installing electric vehicle charging equipment. If adopted, strata corporations will need fewer votes to authorize capital spending and/or building alterations to accommodate EV charging stations, and they’ll be expected to accept reasonable proposals from owners to install charging equipment at their own expense.

Ravi Kahlon, B.C.’s Minister of Housing, suggests the proposed amendments would “make it easier for strata corporations to greenlight charging stations,” and help build prospective EV purchasers’ confidence in the availability of charging infrastructure. Additionally, strata corporations would be required to engage qualified professionals to assess their buildings’ electrical capacity and related needs for EV charging installations.

The amendments would lower the threshold for approving expenditures on EV charging equipment to just 50 per cent endorsement from voters of an annual or special general meeting — a reduction from the 75 per cent approval required for other kinds of non-critical capital upgrades. While stipulating that a strata corporation “must not unreasonably refuse to approve an owner’s request” to install an EV charger in a common area at his or her own expense, the amendments would also allow strata corporations to impose conditions on how the work is conducted and retain the option for future modifications.

“These amendments are a practical solution that reduce barriers for communities and owners converting to electric vehicles in stratas,” says Tony Gioventu, executive director, Condominium Home Owners Association of BC. “They strike a good balance between enabling the adoption of more EVs, electrification of parking garages, and providing strata corporations with the flexibility necessary to appropriately manage their properties and protect the interests of all the owners.”

Construction activity at record high in Toronto

Crane activity is at a record high across 14 major cities in North America and Toronto is leading the pack, according to newly released data from the biannual Rider Levett Bucknall (RLB) Crane Index.

As it stands, Toronto is currently home to the most cranes with 238 erected. Among them include 139 residential, 35 commercial, 33 mixed-use, 10 hospitality and 7 educational buildings.

For Q1 2023, overall activity across all markets increased by more than seven per cent (34 cranes).

“The overall crane count for Toronto has increased by eight cranes, although over the last six months, 31 projects have been closed out.” the report states. “This most recent crane count includes 37 brand-new projects.”

A significant increase is attributed to the residential sector, which added 13 cranes in Q1, while activity dropped for commercial projects.

Calgary, the only other Canadian city analyzed, has 20 cranes overall. Activity there is down by only one crane since the end of last year. “Even with skilled labor shortages, high material costs, and limited availability of supplies and equipment, the city continues to flourish, and considerable investments have been made in Calgary’s future,” the report highlights.

“While the city expects a cooler, more balanced housing market this year, it is still investing in infrastructure to make these places “development ready” for more than 190,000 people. In addition, a $500 million expansion to the BMO Centre is also underway.”

According to RLB’s Quarterly Construction Cost Report, construction investment is flourishing in Calgary. Alberta’s housing starts are predicted to slow, but the projection in 13.5 per cent greater than the five-year average before the pandemic. The government is also investing $2.3 billion over the next three years to build and upgrade classrooms.

As Ontario plans to upgrade critical transportation projects and build 1.5 million more homes over 10 years, the forecast is “extremely favourable”; however, some projects could hamper other sectors. “Residential construction is being displaced by large infrastructure projects, which will probably cause completion delays to residential projects,” the report states

Infograph courtesy of Rider Levett Bucknall.

Cooling deemed key amenity for Ontario renters

Cooling is positioned as a key amenity that Ontario renters should generally be able to enjoy in proposed amendments to the provincial Residential Tenancies Act. Legislation introduced as part of the recently tabled Bill 97, the Helping Homebuyers, Protecting Tenants Act, would ensure that tenants are permitted to install window or portable air conditioners in most circumstances, and provide for landlords to pass through resulting extra costs in situations where electricity is incorporated into the rent rather than billed separately on measured consumption.

Arguably, the Ontario government’s stated mandate to reduce red tape is not apparent in the bill’s approach. Nor will it be straightforward to gauge electricity use and costs in suites that aren’t sub-metered.

“The way that section (of the legislation) is set up is untenable when it comes to administration. Any landlord who has electricity included in the rent will find implementing the section to be a nightmare,” submits Joe Hoffer, a partner practicing municipal and residential tenancies law with Cohen Highley LLP.

“You could foresee that it’s going to contribute to further queueing at the Landlord and Tenant Board to adjudicate disputes related to how the extra electricity costs are calculated,” muses Maureen Wilson, a city councillor in Hamilton and vice chair of council’s public health committee.

Conceptually, the proposed rules establish air conditioning as a protected option that tenants cannot be prevented from obtaining (with some prescribed exceptions) rather than an essential that landlords would be compelled to supply. As such, tenants would be responsible for purchasing, installing and maintaining their air conditioners. They would be required to notify landlords, in writing, before a device is installed, while, as part of due diligence tied to operators’ liability, landlords would have to ensure the devices comply with safety standards and any municipal bylaws that might be in place.

The new rules should come with relatively easy record-keeping requirements in scenarios where multifamily buildings lack central air conditioning, but are sub-metered for electricity consumption. If landlords are already permitting tenants to have window or portable air conditions, appropriate administrative procedures are likely in place now.

“It would just be a matter of the tenant having insurance, providing a warranty about the safe installation of the AC unit and an indemnity clause should there be problems with it,” Hoffer says.

Estimates of electricity use will likely vary throughout the building

Quite a lot more paperwork will be involved to pass through extra electricity costs in bulk-metered buildings. As proposed, landlords “may” do so unless the lease specifically states that air conditioning is included in the rent, with the allowed pass-through to be based on either the “actual cost” or a “reasonable estimate” of the electricity that the air conditioner uses. This increment is to be subtracted again when a tenant “seasonally ceases to use the air conditioner” or “removes the air conditioner”.

Energy management specialists advise that the “reasonable estimate” is unlikely to be a single dollar amount that can be applied uniformly throughout a building. Meanwhile, there is no means to measure the “actual cost” of extra electricity supply for each individual device in the absence of smart meters.

“The methodology for calculating it would be some combination of Energuide values for the equipment adjusted for actual weather or usage and multiplied by marginal electricity costs,” explains Michael Lithgow, manager of energy and climate action at Sunnybrook Health Sciences Centre who has earlier career experience as an energy manager in the multifamily sector. “It could vary a fair amount from suite to suite depending on the setpoint of the air conditioning unit, the amount and quality of glass façade and whether the suite is located near the bottom or the top of the building and the east/north or south/west façade.”

Andrew Pride, an engineer and energy management consultant who also previously worked in the multifamily sector, pegs the electricity cost to operate household appliances in Ontario at a maximum of about $0.10 per hour. Yet, that could translate into significantly differing amounts throughout a building.

“If it’s used only when it is hot inside — let’s say above 24⁰ C — and hot outside, the cost is likely to be $10 to $50 per month for three months of summer,” he projects. “If it’s poorly installed and left in after it gets cold outside, the cost rapidly increases because then extra heat would be needed to adjust for the cold outdoor air that is infiltrating the suite.”

Implementation details left for future regulations

Many of the implementation details will come with future regulations, and advocates for the rental housing industry are now gathering input and preparing to consult with the Ministry of Municipal Affairs and Housing. Tony Irwin, president and chief executive officer of the Federation of Rental-housing Providers of Ontario (FRPO), reports that his organization accepts the government’s motives in attempting to ensure that tenants will have access to air conditioning, but there are some concerns around the safety of installations and whether some older buildings will have sufficient electrical capacity to handle the increased load.

“As an industry, we will obviously make sure that we comply with the rules as they are set out. We just want to make sure that these issues relative to safety, relative to installation, relative to liability, are addressed,” Irwin maintains. “We want people to be safe. We want people to be able to have this amenity if they wish, and, of course, to be able to recover some kind of compensation is also important.”

The proposed legislation includes the exception: “the landlord may, in the prescribed circumstances, prohibit a tenant from installing an air conditioner,” but contains no other details of what those prescribed circumstances might be. It also defers to prohibitions that could be in place through “any applicable municipal property standards bylaw or other applicable law,” although that’s generally expected to pertain only to window air conditioners, still allowing tenants to have portable air conditioning devices.

The legislation has been introduced at a time when some municipalities are contemplating bylaws to require residential landlords to meet standards for cooling. In Hamilton, for example, it has been identified as a potential initiative in the city’s Climate Action Strategy and staff is expected to bring a report on the issue to the public health committee later this spring.

“We have a threshold for heat in the winter, but we don’t have a threshold for cooling in the summer. It will come up for consideration, we’ll have the discussion and take whatever direction we get from there,” Wilson says.

The new provincial legislation is expected to take effect before many of those kinds of local decisions get made.

“Municipalities can look at that and say: If that’s now in place at the provincial level then maybe we don’t need to mandate that,” Irwin speculates. “I guess we’ll have to see how many residents take this up, how well it actually works when it’s rolled out and, then, does that satisfy municipalities that they don’t need to take further action.”

The Ontario government is inviting public comment on the proposed legislation until May 6.

Barbara Carss is editor-in-chief of Canadian Property Management.

Preventing spring storm damage to your building

As the seasons change and the weather heats up, spring storm damage presents a real risk to facility and maintenance managers. Heavy winds and rain can cause anything from flooding to roof and wall damage to broken windows, and more.

As a facility manager, preventing and restoring your building to mitigate some of the damage from storms this season should be top of mind.

General maintenance

Keeping your building in the best shape with general maintenance is a great way to be prepared to moderate any storm damage when the time comes. Here are a few maintenance jobs that can help protect your building during storm season:

Perform regular exterior inspections of your building to identify potential risk sites, should extreme weather occur. Even things like cracked caulking should be addressed to limit points of entry for water.
Clear out eavestroughs and trim low-hanging branches to try and decrease potential damage to your roof if high winds and heavy rains arise.
Window damage may be mitigated by installing storm shutters, which will protect your windows from direct exposure to the elements.
Weatherproof your building with high-quality paint to protect the structure and help keep moisture out.

Taking care of potential issues ahead of time will help limit the damage to your building, should a storm occur.

Jim Mandeville, SVP, Large Loss at First Onsite Property Restoration offers some tips for protecting your building from water damage and flooding:

Waterproof the basement, fill any cracks in the foundation, and put weather protection sealant around windows and the base of ground-level doors. Install flood shields or barriers for basement windows and doors.
Anchor furnaces, water heaters, and/or oil tanks to the floor. Unsecured, they may tip over or float in a flood. A ruptured tank may leak fuel, creating a serious fire and environmental hazard.
Check that all basement flood drains are not blocked or covered. For extra precaution, you can install a water alarm to let you know if water is accumulating.
Make sure the sump pump is working and install a battery-operated (or generator) backup in case of a power failure.
Install backflow valves on the main drain line(s). These valves automatically close if water or sewage backs up from the main sewer.
Make sure your downspouts extend at least six feet from the basement wall, well away from your (and neighbouring) properties.
Turn off the electricity ahead of time in flood-prone areas of the property if a flood is expected in your area.
Safety comes first when in a flooding situation. People tend to put their material goods before personal safety, which is a mistake. Make sure to do a basic risk assessment first before anything else.
If water is or has been above electrical components or a basement is filled with water, don’t enter until a licensed electrician has completely disconnected the power.
Talk to your insurance provider about flood insurance. Ensure your policy covers floods caused by water overflowing from lakes, rivers, and other bodies of water (called overland flooding) but may be available separately.
Stay informed. Follow the latest public weather alerts for your area.

While storms often take businesses by surprise, having a plan in place to address future damage will make your life easier and save you time and money.

An evolved role for commercial security professionals

The definition of commercial property security has evolved. Coming out of the pandemic, several factors have reshaped what it means to safeguard building occupants and the communities they share.

Scott Young has been among the security professionals watching this evolution unfold. As National Vice President of Security Systems and Technology with GardaWorld, he and his team have seen the role of the security professional adapt in response to emerging social challenges and technological advances.

Scott Young, National Vice President, Security Systems and Technology, GardaWorld

“Customer service has been one of the most important aspects when it comes to a proper security team, but since the pandemic, we’ve had to apply that same mindset to the community at large,” he says, noting, “It’s still vitally important that our security professionals serve as trusted ambassadors for their building and provide that high level of customer service to its tenants, but now we have to be more involved in what goes on outside our doors.”

The shift is in response to an uptick in social disorder observed by security professionals throughout the sector. While moderating a panel in Calgary, Young recalls hearing several security managers from some of the largest buildings in the City’s downtown core report on a dramatic rise in instances of social disorder within their properties compared to just a few years ago.

“There was a unanimous agreement that the security posture has had to change somewhat from customer service for the tenants to customer service to the downtown vulnerable population,” he recalls.

That rise in community unrest has heightened the need for security professionals who can demonstrate greater empathy for vulnerable community members, defuse potentially violent situations, and step in to help emergency responders when the need arises.

“These are real people who are either experiencing homelessness, mental health issues, or drug and addiction challenges and need support,” he says. “As security professionals, we need to be ready to help in some capacity. There can’t be an adversarial relationship with them because that doesn’t help anyone. We must be respect-driven and ready to assist when an incident occurs.”

A broader community mandate means security professionals must also collaborate more with teams from other buildings and community partners. And indeed, initiatives like Crime Stoppers and the Bolo program (“Be On the Lookout”), launched by the Stephan Crétier Foundation, are doing that by helping teams form coordinated responses to local threats and activity.

“We’re seeing some fantastic initiatives happening in cities across the country where people are coming together to respond to the vulnerable population,” says Young, noting, “Calgary’s DOAP Team (Downtown Outreach Addictions Partnership), for example, are dedicated individuals who respond to challenging situations. They are vital to aiding the security guard force in properly responding in a very humane way to people in challenging situations.”

“Our focus has evolved, but we’re not alone out there,” he adds.

Tech-driven trends

Other trends are taking shape within the commercial security sector. In an ongoing effort to protect building occupants and keep a constant eye on both building and community activities, properties are turning to a suite of modern surveillance technologies. These include “smart” motion sensors, cameras, and digital surveillance hubs that provide security teams with the capability to record, analyze, upload, and share security data (e.g., footage, alerts, communications, etc.) at all hours of the day.

“There’s always going to be a need for human response, but today’s technologies are invaluable because they help us get the best information to the right teams as quickly as possible,” says Young.

For its part, GardaWorld has been rolling out advanced, solar-powered mobile surveillance units across Canada. And beyond providing property stakeholders with greater real-time visibility and awareness, these technologies are helping to address labour challenges.

“Recruiting is a challenge in our industry, and labour costs are increasing,” says Young. “It’s very expensive to deploy a security guard 24/7, so we’re seeing a lot more interest around utilizing technology to provide a hybrid solution wherein technology can ensure guards in the operations centres are well informed and making the most effective use of their time.”

Embracing technology in the field of commercial property security is about more than augmenting workforces, Young adds. With smarter, more connected surveillance technologies comes greater real-time visibility and situational awareness for security professionals in public-facing environments.

“We don’t know what we don’t know,” says Young. “So the more technology can do to provide our people with up-to-the-moment insights and data about their building and community, the safer those security experts will be. And that’s an advantage for everyone.”

Keeping pace

The commercial security sector is never static. And as new trends unfold, there is value in both security professionals and their clients to stay on top of the issues and opportunities outside their doors.

“It’s in our collective best interest to pay attention to trends around community safety and collaboration,” adds Young. “That way, we can not only provide a safe and secure environment for building tenants and guests but support the communities they live in.”

GardaWorld is a global leader in providing integrated physical security, cash management and risk management solutions. Learn more at www.garda.com.

MURA call for proposals now open

The City of Toronto has launched its second request for proposals (RFP) for the Multi-Unit Residential Acquisition (MURA) program aimed at growing and protecting the city’s affordable rental housing supply. This RFP provides $21.5 million in funding and incentives to qualified non-profit housing providers, including Indigenous housing providers, cooperatives and community land trusts.

Since the last RPF was launched, the MURA program supported six housing providers who secured 140 rental homes for low- and moderate-income Toronto residents. This year’s call will allow the City to continue to support the non-profit housing sector to purchase, renovate and operate rental properties for Toronto residents with low to moderate incomes. These homes will be secured as affordable housing for at least 99 years and contribute towards achieving or exceeding the provincial housing target of 285,000 new Toronto homes and the City’s target of the approval of 40,000 new affordable rental homes with 18,000 supportive homes to help increase housing stability for Toronto residents over the next 10 years, as outlined in the HousingTO 2020-2030 Action Plan.

Eligible properties include small apartment buildings of up to 60 units and multi-tenant houses (also known as rooming houses) where affordable rental housing is at risk of being lost. Under MURA, apartment buildings are eligible for up to $200,000 in acquisition and renovation funding per unit; multi-tenant houses are eligible for up to $150,000 per dwelling room.

“Increasing available affordable rental housing is critical to the continued success of Toronto,” said Deputy Mayor Jennifer McKelvie (Scarborough-Rouge Park). “I encourage qualified non-profit housing providers, cooperatives, and community land trusts to apply for the $21.5 million in City funding and incentives available this year through the Multi-Unit Residential Acquisition Program. This is one way the City is working, with our community partners, to help protect affordable rental housing for Toronto residents. In its first year, MURA has already demonstrated its capacity to make a real impact on peoples’ lives, and it will continue to support non-profit organizations to acquire properties, protecting and creating affordable housing in the City while increasing capacity in the sector.”

According to the official release, 20 per cent of the annual MURA funding allocation will be dedicated to supporting acquisitions by Indigenous housing organizations for Indigenous peoples. In addition to protecting existing rental properties and creating permanent affordable rental homes, the MURA program aims to:

improve housing stability for current and future tenants
improve the physical conditions of buildings
increase capacity in the non-profit and Indigenous housing sectors
ensure the long-term financial sustainability of the homes

MURA is implemented through an annual open call for proposals process to select and pre-qualify non-profit housing providers. Once approved, groups are provided with a conditional letter of commitment for funding from the City. Funding for security deposits and pre-acquisition work will be provided to pre-qualified organizations, allowing them to move quickly to secure properties available for purchase.

More information on the request for proposals for MURA and details regarding a virtual information session on April 25 at 9:30 a.m. are available on the Open Requests for Proposals webpage.

Well-being struggles continue three years later

Canadian workers continue to struggle with their health and well-being three years after the pandemic unleashed havoc on society. Manulife’s 2022 Wellness Report revealed new insights that reflect a significant drop in productivity throughout the workforce.

The report assessed employers’ existing workplace wellness measures and surveyed 4,921 employees across 47 organizations. Thirty per cent are from manufacturing or professional, scientific and technical services industries.

Workers ages18 to 24 years old, showed poorer results in mental, physical, and financial health indicators combined with higher productivity loss compared to older age groups. The report also revealed the average number of days lost to absences and presenteeism has increased by seven days compared to data from 2021.

While some productivity loss due to absences and presenteeism is expected, it is concerning to see these numbers have increased year-over-year, for the past three years,” says Ashesh Desai, head of group benefits for Manulife Canada. “In response to this trend, I encourage leaders and organizations to focus on the needs of their employees and design innovative, health-focused plans to support stronger, healthier cultures and high performance.”

Based on the data, poor sleep quality and poor physical health are associated with poor mental health at work, with work-related stress being the top contributor to poor sleep.

Another key finding is that work-related stress is the top contributor to poor sleep, which is associated with decreased physical and mental health.

Dr. Steve Pomedli, medical director for Manulife, Cleveland Clinic Canada, reviewed The Wellness Report and analyzed its key findings and found the trends in the report offer insights into supporting employee health and well-being.

Employees of the top scoring participating organizations were more aware of the programs available through their employer to support their physical and mental health. This has resulted in higher productivity, and nine fewer days lost to absences and presenteeism in these organizations.

Mass timber Vancouver school opens

Featuring a mass timber structure, the seismic replacement of Bayview Community Elementary in Vancouver is complete. Designed by Francl Architecture, the two-storey, 38,000-sq-ft building uses cross-laminated timber (CLT).

The structure includes CLT interior, exterior, and core walls as well as CLT suspended floor and roof panels – many of which will be left exposed. Chandos Construction was general contractor.

The new, safer Bayview Community Elementary with a capacity for 365 students includes a neighbourhood learning centre that provides before-and-after-school care to families in the area. The school was built to the latest seismic standards and includes innovative, low-carbon mass timber as a main building material.

Bayview Elementary School will be among the first school of its kind in Canada. The total carbon benefit from using mass timber as the primary building material is approximately 1,400 tonnes of carbon dioxide, the equivalent of removing hundreds of cars from the road for an entire year.

The seismic replacement of Bayview Community Elementary is a result of $24.5 million in provincial funding.

“As a school board, our top priority is the safety of our students and staff,” said Victoria Jung, board chair, Vancouver School Board. “With the construction of this new school, we have not only achieved seismic safety, but also made a commitment to sustainable practices. By utilizing innovative technology, we are paving the way for a brighter, greener future for our students and the community.”

The original, 100-year-old, three-storey school was demolished. It held multiple heritage pieces that were salvaged and incorporated into the new build. These items include a set of 1929 vestibule doors, an arched window from 1913, and two church pews.

Harris Green Village receives approval

Harris Green Village by Starlight Investments in Victoria has received approval and phase one will break ground this year.

The development includes more than 1,500 new purpose-built rental homes with a mix of apartments and townhomes, nearly half an acre of green space for a community park, a daycare and brand-new retail, including a new Market on Yates, shops, services and restaurants.

Planning and public consultations for this community has been ongoing for more than three years.

“Harris Green Village represents a unique opportunity to create a vibrant, urban, mixed-use community that is both diverse and inclusive,” said Shauna Dudding, executive director, developments, Starlight Investments. “Purpose-built rentals are a critical aspect of the revitalization of this neighbourhood and we are honoured to be an integral part of the process.”

The development project will play an essential role in reinvigorating the neighbourhood. In the first phase, development of the block from Cook Street to Vancouver Street will include 526 new homes, 80 of which will be affordable suites, and a new Market on Yates grocery store.

“We made it a point of emphasis throughout the consultation process to engage with community members, stakeholders and potential residents, and we heard loud and clear the need for additional rental housing is in downtown Victoria,” said Josh Kaufman, vice president, development & construction, Starlight Investments. “We believe that Harris Green is the ideal location to begin this journey with the Victoria community and are excited to play our part in bringing this community to fruition.”

The second and third phases on the block from Vancouver through Quadra streets will include more than 1,000 rental housing suites, more than 70,000 square feet of commercial and retail space, a nearly half-acre park, with accessible play area, running between Yates and View streets. The park will be at the doorstep of a 10,000 square feet community space to be programmed by the City of Victoria.

An evolving role for commercial security professionals

The definition of commercial property security has evolved. Coming out of the pandemic, several factors have reshaped what it means to safeguard building occupants and the communities they share.

“There was a unanimous agreement that the security posture has had to change somewhat from customer service for the tenants to customer service to the downtown vulnerable population,” he recalls.

“Our focus has evolved, but we’re not alone out there,” he adds.

Tech-driven trends

Keeping pace

GardaWorld is a global leader in providing integrated physical security, cash management and risk management solutions. Learn more at www.garda.com.

B.C. awards recognize embodied carbon design

The inaugural BC Embodied Carbon Awards, hosted by the Carbon Leadership Forum British Columbia (CLF British Columbia), recognized small and large projects as well as those organizations and municipalities currently excelling in committing to make the change in reducing embodied emissions.

While most conversations on building emissions largely focus on the pollution they produce during their operation, embodied carbon is that which is generated during the production and transport of their component materials, such as steel and concrete, and those associated with their construction and eventual disposal.In 2019, the City of Vancouver set a goal to reduce embodied carbon in new buildings 40 per cent by 2030, compared to 2018 levels. Starting in July 2023, the city will begin requiring developers to calculate and report embodied carbon in all their new projects.WinnersSmall Buildings – VancouverThird Space Commons, Third Quadrant Design

This project at UBC’s campus, with input from a student design team, is a first, using an existing single-family home which will be deconstructed and reuse materials and systems from the original building.

Small Buildings – British ColumbiaInlet View, Carbonwise

This is a single-family home where the client went beyond regular construction standards.

Large Buildings – Vancouver365 Railway, Perkins+Will

This is a mass timber addition of four storeys to an existing two-storey concrete building originally built in 1949.

Large Buildings – British ColumbiaDiscover Montessori, Checkwitch Poiron Architects Inc

This is a project to build a school located in Nanaimo, BC.

Commitment to Change – Public, not for profit organizations

City of Nelson

Commitment to Change – Private organizations

EllisDon

“This is the first time we’ve had these awards. It’s an important way to celebrate those who are helping to accelerate the effort to reduce embodied emissions in the BC building sector. This awards program is also a demonstration of leadership and climate actions that are much needed and achievable today as we work towards 2030 emissions reduction targets,” said Dr Peter Robinson, chair, Metro Vancouver Zero Emissions Innovation Centre.

CLF British Columbia, a program area of the Zero Emissions Building Exchange (ZEBx) and part of the Metro Vancouver Zero Emissions Innovation Centre (ZEIC), is B.C.’s centre of excellence in low carbon building design.

Taking steps to prevent and address vandalism

For maintenance managers, part of outdoor maintenance involves taking care of the grounds and making sure your building remains in its best possible condition. This includes dealing with unexpected (and something costly) surprises like vandalism, property damage, or graffiti.

There are several things you can do as a maintenance manager to prevent and address vandalism to your building or parking garage.

Preventing vandalism

Security is the best way to protect yourself. Upgrading your security system to a full-time feed with an alarm is one way to monitor and deter unwanted activity on your property. Hiring a security guard to patrol the premises is another proactive step to keep your property secure and deter people from breaking windows or damaging your property.

If you have experienced break-ins or vandalism in the past, you may want to consider adding security gates to your property. While this can be an expensive endeavour, it is an effective way to mitigate unauthorized access and may even offer you an insurance break to help offset any damage costs.

You can also add landscaping like large bushes around your property line to help limit the view of your building from the street and use exterior paint with an anti-graffiti coating to make it easier to remove, in the event that damage does occur.

Addressing vandalism

Time is of the essence when it comes to addressing graffiti; the longer you wait, the harder it can be to remove. Before you go all-in, test small areas with the product you are using to ensure that it will do the job without making the situation worse.

For metal surfaces, try paint thinner or paint-removal products with a soft surface tool as a first step. If this doesn’t work, try carefully using steel wool or something slightly more abrasive. You can also use a high-pressure washer, but if all else fails, you may have to paint over the graffiti with a fresh coat.

On wood that has been sealed or painted, you may be able to remove it with mineral spirits, however, if the wood is weathered on untreated, anything you use will cause the wood to absorb the paint even further. Power washing with less than 700 psi is also recommended as an option to remove it without removing the wood finish.

On plastic surfaces, often something like WD-40 can be used to remove paint. Do not use paint thinners on plastic because they can cause clouding that will mark the surface.

Glass can often be cleaned by scraping the paint off the surface with a razor blade or a slightly abrasive tool like ultra-fine bronze wool with water.

If you have graffiti on your masonry, power washing is your best chance at removing the paint but be mindful of the tip you use and the power of the wash. If your tip is too narrow or the flow is too strong, it will etch into the masonry, leaving an outline of the graffiti you removed.

Vandalism is something maintenance managers hope not to experience, but there are ways to make your property less desirable to unwanted visitors. If it does happen, respond quickly by applying one of the suggested methods to remove it as soon as you can and get your building back to looking great.

Estimates of electricity use will likely vary throughout the building

Implementation details left for future regulations

ASHRAE Building Decarbonization Conference

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