Winning strategies for sustainable construction

Sustainability remains high on the construction industry’s agenda, and for good reasons. Across the sector, there is an increasing awareness that contributing to a cleaner, greener, and more energy-efficient built environment yields long-term benefits for stakeholders and – more importantly – the planet at large.

“There’s plenty of motivation to make sustainability a priority in construction and the good news is that we see that priority being taken seriously by more and more of our clients,” says Jennifer Hogan with Pretium Engineering.

It’s an optimistic report, but now is no time for Canada’s designers, engineers, builders, and other trades professionals to rest on current accomplishments. Given Canada’s Net Zero ambitions, mounting environmental regulations, and a growing call for more eco-friendly built environments among public and private sector stakeholders, construction industry professionals must keep sustainability top of mind to stay competitive and address critical environmental objectives.

Of course, says Jennifer, the other piece of promising news is that there are proven ways to embed sustainability in any project: “For years, we’ve been involved in the design, construction, and benchmarking of multiple deep energy retrofit projects. That’s enabled us to see what sustainability strategies work and share them with our clients to ensure impactful, long-term outcomes.”

Some of the key strategies include:

Plan for the future: Long before the “shovels” break ground, it pays (both figuratively and financially) to bake holistic, future-proof retrofit plans into the initial design. “Buyers’ remorse is real,” says Jennifer. “Nothing is worse than completing a retrofit only to realize a few years later that you needed better performance or a different system to achieve your long-term goals.”

For this reason, it’s in the project stakeholders’ best interests to “begin with the end” by reviewing the entire building and all its systems to make sure the team’s energy and carbon goals are achieved once all the projects have been implemented.For example, adds Jennifer, “If you are already completing cladding improvements at your building, the incremental cost to improve the system, with more insulation or better air tightness, is typically less than the cost to come back in a few years to do it as a separate project.”

Be pragmatic: Achieving energy savings is important, but it does not make sense financially or environmentally to replace systems or components before they near the end of their useful service life. Existing materials and systems should be maintained to prevent premature failure, and when the time comes, high-carbon materials should be re-used or remain in place whenever possible.

Take, for example, a roofing system that includes an abundance of high-carbon materials like bitumen and insulation products. A well-maintained roof can last longer and can ensure that recovery is a viable option. Alternatively, it also opens the possibility of saving dry and intact insulation during roof replacements.

Stay current on energy and carbon incentive programs: There are ample programs across Canada that provide funding and support for energy or carbon-reduction technologies and projects. Over time, these programs can disappear, evolve, or be replaced by something new entirely. Therefore, there are benefits to staying on top of what energy and carbon programs are available, where they can be found, and how they can be accessed.

“We emphasize staying up to date with the changes so that we can identify opportunities to our clients where funding may be available for their projects,” says Jennifer. “As a result, we have a track record of success in completing projects and the required modelling and documentation to unlock these incentives for our clients.”

Design with climate change in mind: Predicting our future climate can be challenging, but we believe it is important to consider potential future loads when preparing our designs.

These strategies will contribute to more eco-forward (and financially rewarding) builds. Enacting them successfully, however, requires collaboration. No one stakeholder can tackle sustainable design and construction alone. Real energy and carbon savings can only be planned and actionized when all relevant parties are united in their approach.

“Sharing knowledge across our various areas of expertise is an integral part of ‘Working Together, Better’ at Pretium,” says Jennifer. “What this means for our clients is that we strive to consider energy and carbon in each of our projects.”

Jennifer Hogan is a Project Principal and the leader of the Energy and Carbon Reduction team at Pretium Engineering Inc., a specialist building science, mechanical, and structural consulting engineering firm that provides high-quality, evidence-driven services. Contact a local office to see how “Working Together, Better” can work for you.

October sales decline in Montreal CMA highest in condos

Residential sales in the Montreal CMA significantly declined in October compared to the same period in 2021. There were 2,770 units sold, which adds up to a 35 per cent decrease, according to the newest data from the Quebec Professional Association of Real Estate Brokers (QPAREB).

The slowdown in activity continues across all property categories as sales of single-family homes and small income properties hit new lows, levels not seen since 2000. However, plex sales (284 sales) and condominium sales (1,027 sales) experienced the largest annual decline, falling by 42 per cent and 38 per cent, respectively. Single-family home sales were also down, with 1,456 transactions, a decrease of 32 per cent.

“The magnitude of the increase in interest rates in the space of a few months and the inflationary context that is eroding the purchasing power of households are obviously the main causes,” notes Charles Brant, director of the QPAREB’s Market Analysis Department. “We must also note a more cautious attitude among households and investors who would have the financial capacity to carry out their purchasing project, but who prefer to wait for the situation to stabilize and for market conditions to be more favourable.”

A market rebalancing is well underway, he adds, mainly from an accumulation of the “least desirable” properties that now seem too expensive or need renovations.

“However, the portion of properties offering a reasonable quality-price ratio always finds takers, who have been on the lookout for several months and are often already owners,” he says. “These buyers are finally taking advantage of a market where the purchase conditions are more reasonable, less competitive, although still fundamentally favourable to sellers.This situation explains in part a certain resistance to price decreases following a rapid adjustment observed over the past few months and in large part due to the sharp decrease in overbidding.”

Condo prices haven’t increased since last October

Average prices in the CMA are now comparable to those of last year for this same period, erasing most of the gains of early 2022. The median price in the plex market was $700,000, which represents a $10,000 decline from October 2021 or a 1.4 per cent decrease. The median price of single-family homes, on the other hand, experienced a smaller annual decrease of 1 per cent, reaching $510,000. With a median price of $380,000, or an annual variation of $100, the price of condominiums has not increased at all.

Downward sales trend across large sectors

The Island of Montreal, with 964 transactions, stood out from the others by recording a 43 per cent decrease in sales, which was higher than the average for the Montreal CMA.

The large sectors of Vaudreuil-Soulanges (132 sales), the South Shore of Montreal (615 sales) and Saint-Jean-sur-Richelieu (75 sales) registered decreases of 34 per cent and 32 per cent, respectively.

Following them are the large sectors of Laval and Montreal’s North Shore, which, with 289 and 695 transactions, registered significant decreases compared to the same period last year, albeit below the 30 per cent mark, at 29 and 26 per cent.

Lucrative tax credits pledged for heat pumps

Building owners/managers contemplating a switch away from gas-based space and water heating can now factor some lucrative tax credits into the business case. Canada’s newly released fall economic statement pledges $6.7 billion over five years to support uptake of a range of clean technologies, including active solar heating, air-source and ground-source heat pumps and energy storage.

“With major investment tax credits for clean technology and clean hydrogen, we will make it more attractive for businesses to invest in Canada to produce the energy that will power a net-zero global economy,” Deputy Prime Minister and Finance Minister Chrystia Freeland asserted as she introduced the fall economic statement in the House of Commons last week.

As proposed, claimants could receive refundable tax credits of up to 30 per cent of their capital investment in designated clean technologies. This would become available on budget day 2023 and be phased out in gradually diminishing percentages between 2032 and 2034. The tax credits will be targeted to specified electricity generation, electricity storage, low-carbon heating and industrial zero-emission vehicles and charging equipment, which is mostly already eligible for accelerated capital cost allowance (CCA).

“A tax credit of 20 to 30 per cent would certainly make the return on investment of projects more attractive,” observes Bala Gnanam, vice president, sustainability, advocacy and stakeholder relations with the Building Owners and Managers Association (BOMA) of Canada. “When you factor in the future price of carbon, transitioning to clean energy makes even more sense.”

“A 20 to 30 per cent tax rebate means a project that previously didn’t make business sense now might be ready for rapid deployment,” agrees Eric Chisholm, principal and co-founder of the engineering consulting firm, Purpose Building Inc.

The tax credits will be tied to yet-to-be-finalized labour conditions. It’s proposed that claimants would receive a 30 per cent rebate if they meet the criteria, but those that fall short would be eligible for a maximum 20 per cent credit. Further details are promised in the 2023 budget.

“Labour conditions will include paying prevailing wages based on local labour market conditions and ensuring that apprenticeship training opportunities are being created,” the economic statement advises. “The Department of Finance will consult with a broad group of stakeholders, but especially with unions, on how best to attach labour conditions to the proposed tax credit.”

Beyond potential applications within commercial buildings, zero-emissions construction machinery and associated charging infrastructure would be eligible. The electricity generation category covers equipment related to solar, wind and water-based power production and small nuclear reactors, while energy storage captures: batteries; flywheels; supercapacitors; magnetic energy storage; compressed air energy storage; pumped hydroelectric energy storage; gravity energy storage; and thermal energy storage.

“Potentially, every real estate segment in the private sector could benefit — multifamily residences, industrial buildings, office and retail,” Chisholm says. “Commercial real estate should specifically benefit from the tax credits for low-carbon heating equipment. The credits for electricity generation systems will also benefit those companies that are putting solar on the roof. Some might benefit from battery or thermal storage, but that’ll be the minority.”

The slate of eligible technologies is to be routinely reviewed and may be revised and/or expanded in the future. That’s already spurring suggestions from groups such as QUEST Canada, which argues that district energy, biofuels and renewable natural gas have been undervalued as potential contributors to the low-carbon transition, and the Pembina Institute, which calls for high-performance windows and doors and low-carbon insulation products to be added into the mix.

“There’s also more needed to unlock other key components of grid decarbonization that could also support affordable electricity from the net-zero grid, such as transmission infrastructure and energy efficiency on the grid,” the Pembina Institute urges in its response to the economic statement.

“We strongly believe that the government should allocate special funds for utilities to undertake extensive vulnerability assessments and implement measures to increase the operational resilience of the grid,” Gnanam concurs. “With aging electricity infrastructure — from transmission to distribution — increased need for electrification, population growth and increased intensity and frequency of climate events, the resilience of our electricity grid is of serious concern.”

Additionally, the economic statement announces a pending consultation on an investment tax credit for clean hydrogen, which will consider some of the approaches taken in the recently enacted U.S. Inflation Reduction Act. It also earmarks $250 million over three years to expand the workforce in sectors integral to the low-carbon transition, including up-skilling for 15,000 workers and union-based training and innovation programs for 20,000 apprentices and journeypersons.

Future apprentices and current workers with outstanding debt for their skills training have been promised some financial relief through the proposed elimination of interest on federal student and apprentice loans. This would be a permanent extension of the two-year grace period introduced during the COVID-19 pandemic, which is due to expire March 31, 2023. As a result, it’s estimated the federal government will forego about $540 million to $556 million in annual revenue.

Lanterra commissions artist Ryan Gander for Artists’ Alley site

Lanterra Developments is commissioning renowned British artist Ryan Gander to create his first permanent sculpture in Canada as well as funding an OCAD University mentorship bursary and new minor degree in public art.

The public art by Gander will be integrated into Artists’ Alley, one of Lanterra’s largest residential sites, near Dundas St. W and University Ave. The six-foot sculpture named The Cat, the Clock and the Rock will be built in Artists’ Alley grand public concourse, connecting St. Patrick St. to Simcoe St. between two residential towers, and further extending a pathway to the TTC St. Patrick subway station. The sculpture will be fabricated locally in Toronto and completed for residential occupancy in 2024.

Artists’ Alley Concourse Rendering. Photo: Lanterra Developments.

In 2019, Lanterra hired Richan Art as the public art consultant to create a Public Art Plan for City approval. The Public Art Plan included a substantial community engagement component that integrated the voices of the site’s neighbours, OCAD University, the Grange Community Association, and the Ward councilor. A curated shortlist of artists was invited to discuss the project.

“Sculpture is perhaps the most recognizable form of art and adds a third dimension and spatial element to its message, and as we built out plans for Artists’ Alley grand concourse, we knew we wanted to bring the city something very special,” said Mark Mandelbaum, Chairman of Lanterra Developments. “As a celebrated artist around the world, Ryan Gander became the clear choice to partner with. He demonstrated unmatched creativity and passion for working with aspiring artists, while remaining sensitive to the neighbourhood’s history and context. We are very excited to work with Ryan on this project.”

Lanterra also launched a partnership with OCAD University to fund a mentorship bursary
and support the development of a new minor degree program in public art. OCAD U invited
upper-year students and recent alumni to compete for one of six places to be mentored by Gander. In September 2022, the chosen students participated in a week-long workshop entitled “A Melted Snowman”, focusing on urban explorations and the production of interventions within neighbourhoods surrounding the OCAD U campus.

This multi-dimensional partnership between Lanterra and Ryan Gander coincides with Toronto’s Year of Public Art (2021-22) and supports the city’s 10 Year Public Art Strategy objectives such as collaborating with art institutions, creating significant new initiatives, and the facilitation of public engagement.

This new sculpture will both serve as an entry point for the gallery that awaits Artists’ Alley residents and a future landmark for Toronto’s arts district. The site feature three towers, ranging from 18 to 39 storeys with 581 condominium suites combined. Interiors will be completed by Studio Munge, with exteriors by David Pontarini of Hariri Pontarini Architects.

Feature photo: Left: Emma Landis, Principal of Richan Art; Centre: Ryan Gander; Right: Mark Mandelbaum, Chairman of Lanterra Developments. Photo courtesy of Lanterra Developments.

Evolving technologies for evolving healthcare

Canada has the highest rate of health-associated infections (HAIs) in the developed world. Statistics from Public Health Canada show that more than 200,000 healthcare patients contract an HAI while receiving care every year, and as many as 8,000 Canadians die as a result. By 2050, HAIs could become the second-leading killer in Canada.

Most of these infections are preventable with proper prevention and control; however, many health and care facilities currently do not have enough resources to tackle the growing issue. This systemic problem is made worse by additional budget cuts and staff shortages causing teams to clean more square footage and stretch their materials to the limit.

Forward-thinking facility managers, administrators, and physicians can overcome their limited resources, adapt focus, and invest in innovative technologies to keep everyone clean, safe, and productive.

While not all are exclusively “new” technology, the following are some of the most influential technologies health and care facilities use to reduce the spread of infections.

Touch-free technology

Proper hand hygiene remains one of the most effective methods to avoid cross-contamination; however, people risk re-contamination by touching a faucet, soap pump, or forced air dryer after washing. Providing touch-free soap and sanitizer dispensers helps avoid re-contamination and automatically dispenses the appropriate amount of solution. Providing paper products in washrooms is also recommended.

To ensure hand hygiene compliance, healthcare facilities can choose to install monitoring systems that electronically track overall usage – not just staff. As a bonus, the software alerts you when the product is running low and can automatically request refills only when needed, saving money due to wasted resources and unnecessary labour hours. Taking the time to select washroom products carefully will have a massive impact on a facility’s overall safety and reputation.

Robot helpers

In 2022, one cannot speak about cleaning technologies without mentioning robots and autonomous equipment. Manual floor scrubbing and mopping are physically demanding tasks, and robotic cleaning equipment helps reduce employee strain and the risk of workplace injury. Automatic floor scrubbers, for example, are used to help staff become more efficient, automating tasks so they can focus on addressing targeted, high-risk surfaces faster. They foster consistency across different surfaces and accommodate different traffic levels.

There are energy and water savings, too, as machines are programmed to use the correct amount of solution and turn off once they have achieved the desired results. Autonomous scrubbers can come with real-time compliance tracking applications and heat mapping systems so facility managers and key stakeholders can see precisely the areas that have been cleaned.

Marking systems to zero in on pathogens

Historically, it has been challenging to measure cleaning effectiveness. While surfaces appear clean, many pathogens and germs are becoming more resistant, and existing cleaning protocols may no longer be sufficient. Many hospitals and care facilities use Adenosine Triphosphate (ATP) bioluminescence assay to assess the cleanliness of surfaces. ATP is present in all living cells and organic material, and the presence on surfaces suggests microbial or organic material. This validation technique helps employees to see the amount and exact locations of soil on surfaces that still need disinfecting.

New technology can generate visual images of contamination using a combination of Halo-imaging hardware, bio-tracking spray, and handheld tablet, which can be tracked and shared using management software. The real value of this information comes from the visual validation, training, and the creation of more efficient cleaning processes over time.

Software for strained teams

According to PIDAC (the Provincial Infectious Diseases Advisory Committee), increased cleaning time alone does not necessarily equate to more thorough cleaning. Standardizing training, proper cleaning techniques, and relevant product suggestions (including the correct dilutions) are vital in improving cleaning standards.

It is in the communication of the results where progress happens. When healthcare facilities have access to performance data, they can focus on areas of improvement, and managers can implement evidence-based proactive and preventative solutions. Mobile quality management software solutions give teams centralized visual assessments and validation so facilities can exceed monitoring compliance for infection-prevention policies. Software validation technology will add a little time to each room’s processing times; however, the effectiveness against infections makes it worthwhile.

Looking forward

Significant changes and reforms to combat grim infection statistics will yield results and empower facilities with information. Data-informed decisions allow health and care facilities to learn, convince, and adapt. (Even Florence Nightingale leveraged her data on hand hygiene for hospital administration to take note).

The insights from innovative cleaning technologies will bring exciting breakthroughs for healthcare facilities and set best practices for other industries. It will be familiar technology, just more evolved.

Ron Roopchansingh is VP of Sales and Marketing at Swish Maintenance, Canada’s source for quality cleaning supplies and equipment.

Floor cleaning at its finest

First impressions matter and your floor is part of what people see when they first enter your building. Ensuring that your floors are clean and shiny is no small endeavour, so finding a solution that’s simple and effective is a lifesaver.

The 3M™ Concrete Floor Polishing and Maintenance System cleans, polishes, and maintains your uncoated concrete and terrazzo floors quickly and easily. Instead of complicated cleaners and processes, this system pairs perfectly with your auto scrubber and water for superior performance and a shine that doesn’t quit.

The 3M™ Concrete Floor Polishing and Maintenance System difference

This floor program provides a better overall appearance as part of your daily maintenance. The proprietary brushes feature flexible bristles that conform to uneven floors and irregularities, so you reach all the highs and lows, never missing a spot.

What sets this system apart from the rest? The Scotch-Brite™ Diamond Floor brushes feature minerals that are embedded into the polymers of the brushes, and when they’re added to your machine, those minerals polish the floor and get it glossy.

“Our system is so easy to use,” says Chris Scott, application specialist at 3M. “If you can change a standard floor pad, you’ll have no issue at all.” Without any need for pre-soaking or coatings, no assembly, and without any sharp blades, the brushes are safe and easy to change efficiently. They also simplify your maintenance strategy by providing cleaning and gloss recovery in one step.

This system offers two brushes, to get the finish just right. The Scotch-Brite™ Diamond Floor Brush 1000 does the job on dull floors when you’re looking to achieve a low to medium gloss. The Scotch-Brite™ Diamond Floor Brush 3000 is used on uncoated concrete and terrazzo floors when a medium to high gloss is desired. You can also start with the Scotch-Brite™ Diamond Floor Brush 1000 for cleaning and restoration and upgrade to the Scotch-Brite™ Diamond Floor Brush 3000 for high-gloss polish when you’re ready. Need a specific size? No problem, they come in a variety of different diameters, so you get exactly what you need.

How long do these durable brushes last? According to Chris, depending on the condition of your floor before you start using the product, the brush can last anywhere from 3 million to 6 million square feet. In fact, based on the floor and usage, brushes could last up to 18 times longer than the competition.

Not only does that save you time and money on maintenance and replacement, but the longer brush life also means less waste in the landfill.

This system performs consistently all year round to get your floors looking great, even picking up salt and sand in the winter with no issue. “These brushes outperform the other systems with their longer life, conformability, and ease of use,” says Chris.

A lasting impression

Your floor is one of the first things that people notice when they visit your building, and when it’s clean and shiny, it leaves a lasting impression. Get the polishing power you need, so your floors reflect the image you want for your business.

The 3M™ Concrete Floor Polishing and Maintenance System gets your floor shining its brightest, with superior performance, minimal maintenance, and less waste.

3M believes science helps create a brighter world for everyone. By unlocking the power of people, ideas and science to reimagine what’s possible, our global team uniquely addresses the opportunities and challenges of our customers, communities, and planet. For more information about 3M and our floor care solutions, please visit www.3mcanada.ca/floorcare.

Tax incentives key to driving housing innovation

There’s been a lot of talk lately about the housing shortage and the need for solutions that bring more homes to market faster. At the same time, climate change is impacting how we build homes, requiring that they be “future ready” and more able to withstand severe weather. To achieve this — while also protecting revenues and the planet — property developers are turning to smart building solutions and eco-friendly technology. However, with commercial finance conditions tightening, the sector is going to need to rely on government tax incentives to achieve the most cost-effective outcomes. The problem is awareness of these incentives remains low.

Scientific Research & Experimental Development tax credits — or ‘SR&ED’ for short — are administered by the Canada Revenue Agency (CRA) and are often worth hundreds of thousands of dollars. But there’s still a pervasive view that the people claiming these valuable tax incentives wear lab coats rather than hard hats. That isn’t the case.

What does qualifying innovation look like?

Innovation that qualifies for SR&ED can take many forms. Typically, companies applying for these credits have tried to overcome challenges related to construction through research and development (R&D). One company that successfully qualified, for example, had been seeking to diminish the number of unsightly concrete pillars that run through apartment blocks. As a structural component, these pillars run from floor to ceiling and are key to the integrity of the building. Through innovation, the company was able to solve this problem by developing a steel studding system which slots together and has the strength to remove the need for these pillars. As a result, the system cuts construction time of a building down by 30 to 40 per cent and can be used on structures ranging from single to 11-storeys.

Another example pertains to the fire suppression systems found in apartment blocks. As temperatures drop in the winter, water-filled fire suppression systems are vulnerable to freezing, which can ultimately lead to floods. To contend with the issue, the company developed high-pressure dry systems that do not fill pipes with water until there’s a fire.

A third business found a way to reuse wastewater coming out of buildings as a heat source. By installing a device where the brown water exits the building, heat is transferred from the wastewater to supplement the needs of the property. This results in less reliance on the hot water tank and lower greenhouse gas emissions.

What exactly is SR&ED?

SR&ED remains the main source of external funding for innovators in apartment construction. The amount a business receives from the tax incentive depends on the amount of eligible work being carried out. It must involve some form of research and development, but the work itself doesn’t necessarily need to be about creating new devices, products, or processes. It could just be an improvement to the existing approach.

When assessing whether activity could be eligible for SR&ED, construction firms should be asking if their innovation does any of the following:

Further technical knowledge in construction or create advancements in the development of new apartment blocks;
Overcome any scientific or technological uncertainties in the building process;
Accomplish something by design that others would find hard or not obvious to achieve.

Finally, don’t assume that only large firms will carry out qualifying activity. Much innovation in all sectors comes from SMEs; you will only know if you ask a competent person to assess your activities.

How much can these tax credits be worth?

Depending on a company’s corporate structure and the province in which it is based, applicants can claim a refundable Federal Investment Tax Credit of 35 per cent directly attributed to innovation. Alongside this, the provincial refundable Investment Tax Credit rate varies by location. Most expenses linked to the R&D itself will attract SR&ED, which is one of the most generous tax incentive schemes for innovation in the world.

Canada’s urban areas are sprawling with apartment blocks and condos with new projects kicking off each week to meet the demands of consumers. Not only do they need to be built to last, but they also need to satisfy increasingly stringent environmental benchmarks to support the race to net zero by 2050, a major reason why innovation is booming. If every company that qualified actually made use of these generous incentives, we’d get there even sooner.

Richard Hoy is president of specialist tax consultancy, Catax Canada; he can be reached at [email protected].

How to prevent carbon monoxide poisoning at your facility

Did you know that carbon monoxide poisoning is responsible for more than 300 deaths and 200 hospitalizations in Canada each year? These numbers rise in the fall and winter months, as furnaces, heaters, and gas-powered generators get more use. Because carbon monoxide (CO) is colourless and odourless, that makes it almost undetectable danger in your building.

Thankfully, CO poisoning is preventable and once you know the risks, there are steps you can take to protect your workers and keep your building safe.

Added ventilation

Adding an effective ventilation system is crucial in mitigating the risk of CO poisoning. Simply opening a garage door or windows is not enough to guarantee levels will stay low enough on a regular basis. Because CO is lighter than air, it can travel through drywall, so where limited ventilation exists, so does the CO poisoning risk for anyone in your building. Have your ventilation system inspected and add ventilation, if needed, to properly address the CO levels in our building.

Carbon monoxide detectors

CO detectors are designed to sound an alarm before levels reach dangerous territory. Standards for placement vary according to province, so check on the requirements for your area. Along with the installed detectors, you may want to purchase portable CO detectors for your staff working in temporary locations with low ventilation.

Check equipment

Do you have tools or equipment that uses CO to operate? Gas-powered tools can often produce high levels of CO, so it’s important to inspect and maintain this equipment regularly to ensure that they are in good working order.

Educate staff

For maximum safety, keep your team in the loop. Put an emergency plan in place and post it so that people know what to do, should the alarms go off. Also, teach your team about the signs of CO poisoning, so they can look out for them and react quickly if they see or feel any symptoms.

Carbon monoxide poisoning prevention is simple, but education is key. Stay informed and vigilant to keep everyone in your facility safe.

Electric ride-sharing is the newest condo amenity

Residents of a freshly built mid-rise in the Annex neighbourhood of Toronto have a fleet of electric vehicles waiting for them to use, whether that’s for a trip around town, a weekend getaway to the cottage or visiting family outside the province.

The amenity, which rolled out this year at the nine-storey Bianca condos on Dupont Street, arrives on the heels of more ambitious green standards and net zero targets to drive down community-wide emissions in the city.

Developer Tridel partnered with Canadian-based cleantech company Kite Mobility, which is first-to-market with the sustainable transportation model that allows residents to book EVs through a mobile app. The company provided two Tesla model 3’s, one Nissan Leaf, and eight e-bikes for designated parking spaces. If the condo becomes more occupied and demand ramps up, there’s a system in place to add extra vehicles.

“What we’re after is tackling two of the largest problems with respect to carbon in the city: the buildings themselves and personal transportation,” says Kite’s Founder Scott Macwilliam.

As he explains, it’s a twofold solution. Users have a convenient and less expensive way to access transportation options. They’re not paying for maintenance, insurance or gas, but rather a pay-as-you-go model or through a monthly subscription of around $400, which figures lower than the estimated $1000 that car owners spend on average.

On the developer side, the amenity bodes well with Toronto recently abolishing the minimum requirement for standard parking spaces in new developments. Those spaces are getting pricer to build. According to AltusGroup’s 2021 Canadian Construction Cost Guide, the estimated cost of constructing a parking space in Toronto is $48,000 to $160,000. Meanwhile, the expensive housing market is making car ownership unattainable for incoming buyers.

There are eight electric bikes on hand for easy traveling around town.

Macwilliam says his company can eliminate about 10 cars in a building for every one of its car shares. “Sometimes, developers can remove an entire level of parking, along with the associated carbon creation,” he says. As a result, those construction costs, which have been escalating over the past two years, are obliterated and the building ultimately comes to market at greater speed.

In Vancouver, where electric mobility uptake is higher, developer Canderal is currently removing a whole parking level of 450 spots in a new building through a Kite partnership.

“The biggest concern is why would people purchase or rent in a building without a parking spot,” Macwilliam acknowledges. “This is a bit of a step change.” So much so that the developer is offering those residents access to the mobility sharing model at no cost for 24 months.

That hasn’t yet happened in Ontario, but overall, Macwilliam finds sustainability is becoming a top priority among developers across the country, with many more approaching him and new installations starting in Ottawa, Calgary, Vancouver and Montreal.

Tridel is first to kickstart the model in a Toronto condo. Graeme Armster, director of innovation and sustainability at Tridel, sees it as a helpful way to curb emissions as the city aims for new carbon targets, while giving owners access to green mobility options amid the higher cost of living.

“A lot of people want to drive electric vehicles but there are supply chain issues where they want to buy them but they can’t get their hands on one,” he says during a recent launch event at Bianca. “People also spend a lot of money to own a vehicle that maybe just sits there half the time.”

With the expectation to build more parking than what the market demands now removed, Armster foresees more developers latching onto solutions like Kite, especially against the backdrop of a low-carbon economy shift.

“I don’t think we’re at a point where we’d completely eliminate parking, but we’re probably not going to increase parking either,” he says. “You come out to a building like this, where maybe 40 to 50 per cent of the building has access to parking spots. The other 50 per cent are looking for ways to get around, and if they can do so in a convenient manner that’s also good for the environment, then why not.”

Sustainability isn’t a new thing for Tridel. “We’ve been doing it since 2003 when the company realized it could align development interests with environmental concerns,” he adds. “As we continue along, we don’t just stop; we think of how we can continue to build this momentum around sustainability, especially as the world is fixing on addressing issues around climate change.”

“We like to try a solution out first; touch, feel and get feedback from our customers,” he adds. “If the feedback is all good, which it has been so far, then we really start looking at how we’re going to roll it out strategically to other developments and that’s the next step.”

Scott MacWilliam and Graeme Armster join other team members for Kite’s launch at Bianca.

Users book their chosen electric vehicles and then hold their phone up to the car to gain access. In that respect, it’s also a tech-based solution that aligns with smart technologies throughout the building— something Armster sees all demographics getting excited about.

The technology, and the idea of making it simple, is what Kite is seeking to perfect as it evolves the product, which launched at two towers in Laval, Montreal, last year.

“We’ve made many iterations and tweaks based on user feedback,” says Macwilliam. “We’ve all rented a car before or taken an Uber or Lyft and there’s a lot of room to enhance the user experience there. If our users have an issue, they’ll actually connect to a live person who will help them right away versus completely digital. There are little cues we’ve taken from the industry that we’re trying to elevate that digital experience.”

There’s no eye for an eye in team

Most condominium boards have an odd number of directors for a reason. While some strive to achieve it, it is not necessary for every board decision to be unanimous. In fact, a split vote can often be the sign of a healthy operation – where multiple views are considered, members can agree to disagree and move on.

Trouble occurs when boards are unable to conduct business, stuck at a standstill on a split vote, or when grudges are held over past votes. When directors use their vote to retaliate against one another, it is difficult to see how the community can be put first. Often, troubles arise when things get personal between directors.

Members of a condominium board do not need to be friends. They do need to find a way to co-exist. From several mediations conducted to address condominium board “in-fighting”, here are some observations of how a board can operate effectively as a team:

Develop a shared understanding of how business will be conducted

To be clear, this is not imposing an existing structure upon new board members without their input. It is most successful when the process engages all directors to design and agree to a framework. It can be most effective when it is not considered with a particular board decision in mind but as a general, high-level approach that considers questions such as:

a. What will the board do when there are different views amongst directors?
b. How can all directors feel heard?
c. How can the board make a decision and move on?

Typically, this involves striking a balance that affords time to dissenters while also allowing for decision-making to take place. This shared understanding should also spell out how dissenting voices can be acknowledged to offer guidance when a split vote occurs and prevent conflict arising about how to go about this.

Agree To disagree

From personal observation, this has been implemented in a number of ways— from demonstration by a board president who would routinely ensure to be outvoted on certain decisions to maintain a culture of friendly disagreement to assigning leadership roles to a director frequently on the losing side of votes.

The concept is to create a board culture that discourages lingering hard feelings and lets everyone feel included and that they are doing their part. It often ultimately comes down to inviting the sharing of different perspectives so all feel part of decision-making, regardless of the outcome, and valued even when votes do not go their way.

Take confidentiality seriously

It is often preached but not always practiced. Board members have access to sensitive and privileged information that they are not supposed to share outside of the board, including with the non-board members they are closest to. Preserving the confidentiality of the role allows directors to have something in common. It can help establish trust. I have mediated disputes between several boards that fall apart because trust among their members has broken down. Establishing trust is not always easy but goes a long way.

A starting point in managing conflict in any setting is surfacing what parties have in common and working from there to positively collaborate in everyone’s interest. On paper, that should be easy enough to do on a condominium board comprised of people with a shared investment, volunteering their time in the spirit of community.

In practice, it is not always that easy – particularly when difficult decisions have to be made. Making decisions as a team and standing together as a team is a key component to success. Rather than waiting until differences of opinion surface, it can be helpful for boards to develop shared understandings of how they will navigate their challenges before they face them.

Marc Bhalla, LL.M. (DR), C.Med, Q.Arb, MCIArb is a mediator and arbitrator. He can be reached at [email protected].

Remembering architect icon Jack Diamond

Jack Diamond, one of the founders of architecture firm Diamond Schmitt, passed away Oct. 30, a week shy of his 90th birthday.

Born in South Africa, educated in architecture at the University of Capetown and Politics, Philosophy and Economics at Oxford University, Diamond established his first architectural practice in South Africa.

After teaching at the University of Pennsylvania and working with the legendary Louis Kahn he inaugurated the Master of Architecture program at the University of Toronto in 1964.

Diamond’s contribution to urban reform was profound. He led the implementation of infill housing in Toronto to strengthen existing neighbourhoods at risk. He demonstrated the economic and societal benefits of transforming heritage for new uses. He illustrated low-rise alternatives to high-rise development at comparable land use densities. He articulated the negative impacts of low density suburban sprawl on public transit, servicing costs, social cohesion and the environment.

Over his career, he worked on numerous projects including the Four Seasons Centre for the Performing Arts in Toronto, The Foreign Ministry and the City Hall, both in Jerusalem, Israel, the Mariinsky II Opera and Ballet Hall in St. Petersburg, Russia and the Life Sciences Centre and Medical School at the University of British Columbia.

He was a teacher, collaborator and mentor who shaped an exhilarating studio culture. A significant number of architects mentored by the office have also formed important practices in Toronto, across Canada and abroad.

He was a Gold Medalist of the Royal Architectural Institute of Canada, a Member of the Order of Ontario and an Officer of the Order of Canada.

One of his last works of architecture was the 2016 design for the United Kingdom Holocaust Memorial in Victoria Tower Gardens adjacent to Whitehall and the British Parliament in London.

A celebration of Jack Diamond’s life will be held on November 19 at 4:30pm at the Four Seasons Centre for the Performing Arts.

Calgary VP Ian Reid retires from Bird Construction

Ian Reid, vice-president and Calgary district manager of Bird Construction has retired effective October 31, 2022.

His extensive career with Bird began in 1989, when he joined the organization as a carpenter foreman. From there he progressed through progressively senior positions, from a superintendent to a project manager, and ultimately to the vice president and district manager of the Bird Calgary team.

Reid worked on several key projects for the Calgary District in the early years, including the Calgary Remand Centre, and the Fluor Daniel Office Building. As district manager, he successfully worked with his team to procure and deliver the first P3 School Bundle in Canada.

Other notable projects include a second P3 School Bundle, the Kinnear Centre in Banff, the Calgary Emergency Operations Centre, and the Seton Recreation Centre. Reid also worked to expand Bird’s buildings operations into northern Alberta, completing the Fort McMurray Schools bundle, the Conklin Recreation Centre and renovating the Alberta Courts Building.

Reid is a known team builder, who has seen every facet of the industry. Putting those around him first, he has always worked to build people, and then build projects. This created a down-to-earth trust within the Calgary District, which defined his 15 plus years of senior leadership, and earned the respect of those around him. His service extends beyond the walls of Bird as well.

He is a past president of the Calgary General Contractors Association, the Calgary Construction Association, and the Alberta Construction Association. He also sat on the board for the Canadian Construction Association.

BMO Centre expansion completes steel structure

The BMO Centre expansion marks the completion of its steel structure with the final 90 ft. piece of steel set into place. In just 11 short months, crews have installed 9,000 metric tonnes of steel to form the structure of the BMO Centre’s 565,000 sq. ft. expansion, which now stands taller than the adjacent GMC Stadium and Saddledome on Stampede Park.

The $500M expansion will double the centre’s capacity for conferences, meetings and events. With more than 100,000 sq. ft. of new exhibition space, 38 new meeting rooms, two new ballrooms totalling 70,000 sq. ft., and a dramatic central gathering space anchored by the largest indoor fireplace in Canada, the BMO Centre will be a state-of-the-art venue that showcases the best in both technology and western hospitality.

“This is an incredible milestone on a key project that will help the Calgary Stampede welcome the world—and our community—in 2024 and beyond,” said Joel Cowley, chief executive officer, Calgary Stampede. “We can’t wait to open the doors to western Canada’s largest convention centre; we have already seen great interest in our remarkable new gathering space, with conferences already booked for June 2024, onwards.”

The steel that comprises the massive structure was fabricated in seven steel shops across Alberta, Ontario and Saskatchewan. In the ballrooms, steel spans are up to 180 ft. long and 19 ft. deep – the length and depth of an Olympic swimming pool – allowing for an impressive column-free space. The building is also designed to support loads up to four times greater than typical assembly-type buildings, enabling the building to host any type of event imaginable. In fact, the load allowance in the exhibition hall allows for fully-loaded semi-trucks to be driven inside the building.

The award-winning team of architects for the project are Stantec, Populous and S2 Architecture. PCL Construction and M3 Development Management are delivering the project with the support of contractor and trades teams. RJC Engineers, in collaboration with Magnusson Klemencic Associates (MKA), as well as Walters Group, have been instrumental through the installation of the steel structure.

With the steel structure complete, crews will now turn their attention to completing the building envelope and making the structure weather tight, before moving inside to install drywall, elevators, electrical systems, and finishings. The BMO Centre expansion will officially open in June 2024.

Push to curb inflation has CRE ramifications

Deputy Prime Minister Chrystia Freeland is not an outlier in asserting that Canada is well positioned to curb inflation and recover from a downturn. Nick Axford, chief economist with Avison Young, concurs — predicting that a likely “technical recession” will be less severe than the prospects in Europe and that inflation will be on a downward trajectory by the spring of 2023.

“I think we’ll see inflation easier to tame in Canada,” he hypothesized during an online presentation last week. “Canada will probably be seeing declining GDP toward the end of this year and into the early part of next year, but we are not, in North America, expecting to see a really, really hard decline coming through. We are not expecting to see mass unemployment and business failures, but we will see some stress coming through in the economy.”

Real estate is in line for a share of the fallout, which has already taken form in a drop-off in investment transactions over the past couple of months. That’s in contrast to the first two quarters of 2022 and much of 2021, during which deal volume surpassed pre-pandemic levels. However, the steepest and most rapid rise in interest rates thus far this century has undermined that momentum.

“What we’re seeing at the moment is many investors stepping back and just waiting for the adjustment in pricing that they see coming to materialize in the market,” Axford said.

Looking at current economic dynamics — inflation, rising interest rates and the spectre of recession — he reiterated that inflation is the underlying ailment, while interest rates are the medicine with discomforting side effects.

Central bankers are attempting to reintroduce some slack into the system to avoid scenarios like the wage-price spiral of the 1970s. In doing so, they’re closing out an unparalleled era of low government bond rates and upending some comfortable assumptions. Axford characterized the years since the financial crisis as a “gravy train” in which real estate and other asset classes were benchmarked against rates of return that even fell into the negative zone in some countries.

“We need to start thinking about the fact that we are entering a different era in which interest rates are certainly going to be higher than the ultra-low, free-money level of rates that we got used to over much of the last 10 years,” he submitted. “What we’re heading back into is not an unusual blip that is likely to be quickly corrected. Interest rates as low as they have been over the last 10 years is actually the thing that is unusual.”

Uneven impacts foreseen, but with generally rising cap rates

In the months ahead, he expects a recession could diminish tenant demand, particularly for Class B office and assets in secondary and tertiary markets, while inflation could improve real estate’s profile for some types of investors planning to hold it for the long term. He also foresees rising cap rates across all property types as lower demand, higher financing costs and changing perspectives on risk and returns relative to other asset classes filter through to values.

“We are absolutely going to see cap rates coming under upward pressure,” Axford maintained. “The implication is that we’ll see, on average, 100 basis points minimum likely to be added to the benchmark cap rates that we’re thinking about for real estate, which a) will take some time to come through and, b) will come through unevenly. Some sectors will be more affected than others.”

Among those potentially harder hit, he cites a trifecta of challenges shaping investors’ outlook on Class B and aging Class A office buildings including climbing vacancy rates, more difficulty obtaining financing and higher costs (due to inflation) for required capital upgrades. On the flipside, he credits the trophy assets for bolstering market-wide average occupancy rates.

Avison Young’s proprietary Vitality Index — which tracks visits to locations via mobile phone data — shows a steadily growing influx into urban cores and downtown office buildings. Axford suggests the balance will continue to shift in favour of formal offices as each new wave of returnees exerts more pull on colleagues working from home. The shadow of job uncertainty in an economic downtown could also boost employees’ desire to be seen in the workplace.

“Broadly speaking, our cities are coming back to life and they’re coming back to life to the same level, if not more, than the period before the pandemic,” he observed. “The high-quality assets with great sustainability credentials and attractive, amenity-rich, accessible locations, I think they’re going to thrive. I think they are going to outperform. If I was buying anything, they would be very high on my list.”

Bank of Canada regarded as an early mover

Nevertheless, buyers are expected to be hesitant at least until the spring. A further 50 or 75 basis point boost in interest rates is also anticipated.

Axford noted that the Bank of Canada was the global frontrunner in raising interest rates — perhaps swaying both the Bank of England and the U.S. Federal Reserve to follow suit — and is a good bet to take the lead on cutting them again. However, given that the impact of interest rate adjustments typically take 12 to 24 months to work through the economy, he advises that central bankers are also in watch-and-wait mode.

“We expect to see that inflation is less endemic in Canada. They’ll be able to start cutting probably by the end of 2023, which isn’t something that we’re likely to see in many other parts of the world,” Axford said. “That said, don’t expect them to drop rates back to 1 per cent or below. The cuts are going be a quarter point and they are going to be largely symbolic to start with. It’s going to take some time to get back to what they reckon is a neutral rate, which is somewhere around 2 to 3 per cent.”

US renters “highly engaged” in 2022 midterm elections

A recent survey of 300+ active U.S. renters indicates the renting cohort south of the border is highly engaged in the 2022 midterm elections. The survey was completed by Dwellsy, the largest home rental listing platform in the U.S. with 13+ million verified listings. When asked if they planned to vote on November 8, 75 per cent of respondents said yes.

Jonas Bordo, CEO and cofounder of Dwellsy, says these results come as no surprise.

“In the past year, median asking rent rose by 29 per cent, with some U.S. cities seeing more than a 100 per cent increase in rent prices,” he said. “It’s safe to say that skyrocketing rent has gotten renters’ attention.”

In terms of what’s triggering those high rents, the respondents blame it on a mix of factors including soaring inflation, supply-and-demand imbalances, corporate greed, and housing trends sparked by the pandemic. With the U.S. Census Bureau estimating that renters make up 36 per cent of all households, Dwellsy calls this “engaged group” a voting force to be reckoned with.

“Disillusionment”

In response to the question, “Do you think politicians care to pass laws that positively impact renters?” 80 per cent of survey respondents said no. When asked which party they would be voting for, 45 per cent said the Democratic party, and the next highest percentage (32 per cent) said “Other”. (Only 20 per cent said they’d be voting for the Republicans.)

“These answers seem to reflect a lot of disillusionment in politicians and, really, a lack of trust in the current two-party system,” noted Bordo. “Again, this is not surprising given the struggles renters have experienced over the past year or so.”

Impacts on housing

In response to the question, “How much do you think the results of the upcoming midterm elections will impact your life?” 88 per cent said it will have “some type” of impact, while 65 per cent said the results will “strongly impact” their lives. Additionally, 53 per cent said they believe the outcome of the midterm elections will “directly impact their housing options” in terms of whether they will remain a renter or explore homeownership.

“Since renting is often a steppingstone to homeownership, it seems safe to say that many people are linking their hopes on achieving this piece of the American Dream to the outcome of the upcoming elections,” Bordo noted, adding that his company conducts surveys like this because renters are a non-homogenous group. “By gathering data from this key slice of the population, we feel we can get an accurate snapshot of how Americans in general think and feel about the issues that affect their lives.”

For the full results, click here: Dwellsy Surveys US Renters | Majority Planning to Vote

New condo sales in GTA drop 79%

According to the Q3-2022 condo market survey from Urbanation, new condo sales in the Greater Toronto Area amounted to 1,748 units, declining 79 per cent from a year ago.

During the initial months of the pandemic in Q2-2020, 1,585 units sold. This was the lowest quarter for GTA new condo sales since the financial crisis in Q1-2009 (887 sales). A record 189 projects in development reported zero sales during the quarter, a 67 per cent share of total projects with available inventory.

Presale purchasers moved to the sidelines amid heightened market uncertainty caused due to the rapid increase in interest rates. Facing slow sales and high costs, developers pulled back on launching new projects.

The 2,857 new units launched for presale in Q3-2022 was down 67 per cent from the same period last year (8,627 launches) and 32 per cent below the 10-year average for Q3 (4,181).

While there has been a pick up in new launch activity in Q4-2022 with 4,591 units launched so far in October, the market remains on track to see about 10,000 units delayed for launch this year. With sales absorption at new launches falling to a more than decade low of 26 per cent in Q3-2022, developers are expected to remain cautious in bringing new pre-construction projects to the market in the near-term.

The slowdown in new condominium sales and presale launches is not expected to negatively impact construction activity until the second half of 2023, as developers will remain active in the next few quarters starting work on the large number of units that launched and sold in previous quarters.

The 8,953 new condominiums that started construction in Q3-2022 was up 40 per cent year-over-year and represented a record high for the GTA, pushing the total number of units under construction to a record 96,510.

Low condo inventory levels and high development costs continued to put upward pressure on new condominium prices. Projects that launched for presale during Q3-2022 opened with record high average prices of $1,380 psf, based on an average unit size of 642 sf.

While the average price for all available units in the market at $1,427 per square foot in Q3-2022 declined by one per cent from the record high in Q2-2022 ($1,440 psf), prices remained 15 per cent higher than a year ago ($1,244 psf).

By comparison, the average price for resale condominiums in Q3-2022 declined 5 per cent quarter-over-quarter to $891 psf and 10 per cet from the record high reached in Q1-2022 ($988 psf), creating a record wide discount compared to new condominium prices.

“Condo investors and developers adopted a wait-and-see approach to determine the impact on the market from higher interest rates, resulting in very little sales activity in Q3,” said Shaun Hildebrand, President of Urbanation. “While the surge in construction was a positive sign for new supply, it will ultimately be short-lived unless market confidence improves.”

The truth about acoustic underlayment

With the increasing number of people living in condominiums, the need for superior sound control underlayment has become more prevalent than ever.

An absence of this has caused frustration and anger among residents, management and condo boards. This is especially true after the pandemic, which has seen a dramatic increase in noise complaints with a large part of the population still working remotely from home.

Condo managers and board members can use some assistance from qualified professionals when it comes to improving their renovation condo rules. Having the necessary knowledge about building materials and a property’s floor/ ceiling assembly type will help for approving the right acoustic underlayment.

Equally, if not more important, corporations should remain skeptical about the claims made by various companies when it comes to their acoustic test ratings. Perhaps dive a little deeper when that sample and spec sheet lands on the desk from an eager homeowner looking for a speedy approval. At this stage, it’s not enough to simply approve an acoustic underlayment based on the single sticker value alone, most commonly recognized as an IIC or FIIC value, for example: IIC or FIIC 73.

If the indicated IIC or FIIC rating is over 70, proceed with caution. “F” stands for field tested, opposed to a laboratory test. Both tests follow ASTM

It’s at this critical point when property management can demonstrate due diligence in order to protect its reputation and the integrity of the building it represents. Doing so can help prevent a corporation from getting into legal trouble, but mainly avoiding a poor reputation and ensuring a better quality of living for all residents.

“Property managers could chime in on their opinions about acoustic underlays however they most often do not have the professional expertise to conclusively opine on whether an acoustical underlay sample is satisfactory and compliant with a corporation’s governing documents,” says Natalia Polis, a condominium lawyer at Lash Condo Law. “Just as owners are not flooring professionals, neither are managers. We would strongly recommend against managers making unilateral, on-the-spot decisions like these. Liability lays if the manager signed-off on the acoustic underlay and ultimately the underlay is unsatisfactory.”

Decision-makers should ask two questions

How was the acoustic underlayment tested?

The first and most common sign that a property manager or condo board might have a problem with an acoustic underlayment is its packaging or literature, which doesn’t show the building assembly that was subjected to the testing. This is typically the result of the company’s strategy to hide the true IIC or FIIC rating. A sound test report should include a detailed description of the floor and ceiling assembly that it uses. Without this, the results are meaningless.

Moving onward, the material’s composition is also important for downstream problems. As the product ages, will it harden, crush, or absorb?

What is the product made of?

The new out-performer of all anti-vibration and acoustic underlayments is rubber. Its superior sound control properties and strength make it ideal for mitigating impact and vibration.

One of the premium factors why rubber is the premiere choice when it comes to impact and vibration absorption is its high shear modulus. This allows it to handle immense amounts of stress and prevent deformation. Besides its high shear modulus, rubber also has various other characteristics that make it an ideal material for vibration damping. These include its ability to absorb and store energy.

Whether installing engineered hardwood, laminate, luxury vinyl plank or tiled floors, rubber is an ideal material. Unlike other types of flooring, rubber can’t be crushed out. This material can endure the constant loads and still recover completely once the load is removed. A good acoustic underlay should be able to endure the effects of the environment it’s exposed to.

The future of acoustic underlayment

Speaking about the environment and the future of acoustic underlayments in Canada, the product’s environmental impact and health considerations will no doubt play a major role.

“If a product has been GREENGUARD Certified, it has been tested and scientifically proven to have low chemical emissions,” says Scott Steady, product manager for indoor air quality at UL. “In other words, it’s guaranteed to give off only low levels of volatile organic compounds, or VOCs.”

Residential condominium buildings completed in 1998 have a median unit size of 979 square feet, while those finished in 2022 are notably smaller, with a median unit size of 596 square feet.

As of Q2, 2022, the average selling price of a condo in the Greater Toronto Area was $769,999, according to Toronto Regional Real Estate Board. Owners likely don’t want to uproot their lives because poor quality construction materials are causing noise complaints.

The truth is, on average, rubber acoustic underlays cost $1.29 per square foot, which amounts to about $774 in a 600 square foot condo. The question is, is it too much or unreasonable for condo boards to enforce stricter acoustic underlayment rules, which help uphold the integrity and peaceful enjoyment of living for everyone in the building for $774? Especially when these products remain under the floor for an average of 10-15 years or $51 per year. What is for certain is the current status quo is not working.

Steven Vasconcelos is the principal of The Floor Studio Inc. and an accredited NWFA Wood Floor Inspector who specializes in wood flooring and acoustical membranes. [email protected], 416-533-2855.

Develop a shared understanding of how business will be conducted

Agree To disagree

Take confidentiality seriously

Uneven impacts foreseen, but with generally rising cap rates

Bank of Canada regarded as an early mover

IDS Vancouver

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