Vandyk Properties introduces The Legacy Collection

Vandyk Properties introduced The Legacy Collection, a new group of housing development projects across the Greater Toronto Area.

The curated communities will feature a mix of townhomes, semi-detached, and single-family homes. Three projects under this collection are anticipated to be unveiled this fall through 2023.

“Vandyk Properties’ roots are in creating ground-related premium communities; it’s where we began,” says John Vandyk, president & CEO of Vandyk Properties. “Our Legacy Collection pays respect to just that – our beginnings and an exciting development offering that we’re bringing back with the goal of re-inspiring neighbourhoods across the GTA.”

All developments within this collection are situated in already established neighbourhoods. The Ravine is the first project and is set to be unveiled in Mississauga this fall. The residential development, located in the neighbourhood of Meadowvale Village, feaures 37 luxury detached homes on permit-ready freehold lots backing onto Fletcher’s Creek.

The detached homes will feature up to five bedrooms and up to 4,000 square feet of living space. Finished ground-level spaces with separate entrances will bring flexibility to a variety of families lifestyles. The enclave community will be located south of Derry Road West, between McLaughlin Road and Hurontario Street.

Green Seal names new board chair, members

Green Seal has announced that Nancy Hersh has been elected to serve as the new chair of the nonprofit’s board.

Hersh currently serves as chief data officer at climate technology firm Arcadia. She succeeds Christina Martin, who served on Green Seal’s board for eight years. Martin has been elected chair emeritus and will continue to serve as an advisor to Green Seal.

“Christina’s unique combination of expertise in sustainability, business, communications, and policy was a critical asset to Green Seal,” said Doug Gatlin, Green Seal CEO. “From leading Green Seal’s first all-female slate of officers and increasing diversity on Green Seal’s board, to her staunch support of our important mission, she has demonstrated an unwavering commitment to the organization’s success, and I am grateful for her leadership.”

Green Seal also elected three new members to its board of directors:

Ed Chen, federal communications director for the Natural Resources Defense Council
Ben Gruitt, carbon solutions manager for RE Tech Advisors
Vaishali Sampat, director of sustainability and corporate social responsibility for Kilroy Realty

“It is with great pleasure that I welcome Ed, Ben, and Vaishali to Green Seal’s board of directors. We are incredibly fortunate to have such a talented and accomplished group of sustainability professionals join our leadership team,” said Gatlin.

The additions to Green Seal’s Board come at a time of growth and increasing market relevance for the science-based organization, which sets globally respected standards for healthier, greener products and is a leading authority on safer and more sustainable cleaning and facility care.

Green Seal’s guidance on pandemic-era cleaning and disinfecting for schools and workplaces is currently being implemented in more than 1 billion square feet of building space.

One-time renter payment coming to Canada

The federal government has proposed several new measures to help make life more affordable for Canadians, including providing a one-time renter payment of $500 to an estimated 1.8 million people struggling to pay rent. According to a recent update from the Department of Finance Canada, the new plan will double the federal government’s Budget 2022 commitment and reach twice as many Canadians as initially promised.

This benefit is in addition to the Canada Housing Benefit currently co-funded and delivered by the individual provinces and territories. If passed, the payment will be available to applicants with an adjusted net income below $35,000 for families, or below $20,000 for individuals who pay at least 30 per cent of their income on rent.

Representatives of the rental housing industry have reacted favourably to the announcement so far, with advocacy groups such as the Federation of Rental Housing Providers of Ontario (FRPO) and the Canadian Federation of Apartment Associations (CFAA) having long advocated for a plan that links housing benefits directly with people rather than units.

“As the housing crisis continues and inflation makes life more unaffordable for many, we need solutions [like this] that work for all,” said Tony Irwin, FRPO President and CEO. “Let’s continue to work together to make sure that everyone can find a safe, affordable home in our community.”

Payment details

As per the federal government’s recent announcement, the program will consist of a single tax-free payment of $500 that would be paid directly to low-income renters—those most exposed to inflation and experiencing housing affordability challenges. Issued by the end of the year pending parliamentary approval, the payment would be available to renters with adjusted net incomes below $35,000 for families, or $20,000 for individuals. The Canada Revenue Agency (CRA) would deliver the money through an attestation-based application process.

To determine eligibility, the CRA would proceed with an up-front verification of the applicant’s income, age, and residency for tax purposes, and applicants would need to have filed their 2021 tax return, attesting that they:

are paying at least 30 per cent of their adjusted net income on shelter;
are paying rent for their own primary residence in Canada, which would include the address of the rental property, the amount of the rent paid in 2022, and the landlord’s contact information; and
consent to the Canada Revenue Agency verifying their information to confirm eligibility.

The government says the one-time top-up would not reduce other federal income-tested benefits, such as the Canada Workers Benefit, the Canada Child Benefit, the Goods and Services Tax Credit, and the Guaranteed Income Supplement.

The 1.8 million low-income renters eligible to receive the benefit includes post-secondary students who are also struggling to pay rent. In total, Canada estimates the program will amount to $1.2 billion, of which $475 million was previously committed to in Budget 2022.

Wider plan

Helping renters pay their rent is part of a wider plan by the federal government to make housing more affordable in Canada. Other steps put forth in recent months include measures intended to double housing construction over the next decade; help Canadians save for and buy their first home; and ban foreign ownership and curb speculation, which the government says both add to rising housing prices.

“From helping families pay rent to making sure people can afford the dental care they need and putting hundreds of dollars back in the pockets of Canadians, this suite of new measures will support families who need it the most, when they need it the most,” said Prime Minister Trudeau. “As we head into a new Parliamentary sitting, we are working hard to continue delivering results for the middle class and those working hard to join it.”

Further addressing affordability, the government says it will be doubling the Goods and Services Tax Credit (GSTC) for six months to amp up support for the roughly 11 million individuals and families who receive the tax credit, and providing a Canada Dental Benefit to children under 12 without dental insurance via direct payments of up to $1,300 per child.

Broader measures include:

- Enhancing the Canada Workers Benefit at a cost of $1.7 billion in new support for an estimated three million low-income workers this year, with a couple receiving up to $2,400 more and single workers receiving up to $1,200 more. (Most recipients first received this additional support through their 2021 tax refund);
- Cutting regulated child care fees in half on average for families in Canada by the end of this year;
- A 10 per cent increase to the Old Age Security (OAS) pension for seniors 75 years and older, which began in July 2022, and will provide more than $800 in new support to full pensioners and increase the number of beneficiaries by more than three million seniors;
- Providing more support for students by doubling the Canada Student Grant amount until July 2023 and by waiving interest on Canada Student Loans through to March 2023.

For more info on Canada’s proposed one-time renter payment, visit: Making Housing More Affordable: One-time top-up to the Canada Housing Benefit program – Canada.ca

Calgary downtown initiative receives funding

The City of Calgary is investing $350,000 in the University of Calgary’s (U of C) Civic Commons Catalyst program to support downtown revitalization research and initiatives.

The School of Architecture, Planning and Landscape’s (SAPL) Civic Commons Catalyst Initiative will support researchers as they focus on innovative solutions for economic recovery, downtown reinvention and impactful investment to transform both underutilized public and private space in Calgary’s downtown. This project is part of the Urban Alliance, a strategic partnership between The City and the University of Calgary.

“The transformation of downtown Calgary will yield benefits citywide for generations to come. We’re making an investment in the Civic Commons Catalyst because the University of Calgary brings both local and global expertise, along with a focus on innovation and the use of data and research to help address urgent issues Calgarians face daily. It is my hope that through holistic design-forward thinking and a greater focus on partnerships at the beginning of the process our downtown’s future can be even brighter, more inclusive of all Calgarian needs, and help make centre city the sustainable business core it has the potential to be,” said Calgary Ward 7 city councillor Terry Wong.

The partnership between the city, SAPL, the Canadian Urban Institute and REEF is the first collaborative example to get kick-started through the Civic Commons Catalyst. REEF is the largest operator of parking real estate in North America.

“This research partnership exemplifies the University of Calgary’s commitment to our community and the critical importance that design-based research plays in the shaping of great cities and societies. Downtown Calgary is facing unprecedented challenges from high vacancy rates and social vulnerability that is affecting the quality of life in our city. The Civic Commons Catalyst reframes these problems to show how underutilized spatial assets can become opportunities for social, economic, and environmental innovation. It is an important example of how great universities and great cities can work together,” said U of C president and vice-chancellor Ed McCauley.

Surrey breaks ground on new sport facilities

The City of Surrey has begun construction on two new sports facilities. The new Bear Creek Athletics Centre and new North Surrey Outdoor Sport Complex will provide premier destination sports facility for the community.

The North Surrey Outdoor Sport Complex will be located adjacent to Scott Road SkyTrain Station and North Surrey Sport and Ice Complex at 12626 110 Avenue. The complex will include a circular natural grass sports field, a 2500-seat grandstand and a fieldhouse which will include public washrooms and changerooms. The complex’s proximity to rapid transit and SkyTrain makes it an ideal location for hosting large tournaments and events.

In addition to having the capacity to host a variety of sport and cultural activities, the North Surrey Outdoor Sport Complex will have larger seating capacity than any other Kabaddi amenity in the City.

“It will have the largest seating capacity of all other kabaddi amenities in the city,” Mayor Doug McCallum.

Once complete, the Bear Creek venue will provide the community with increased access to high-quality outdoor amenities, accommodate some special events and a variety of high-level football, soccer and track and field sporting activities.

The Bear Creek Athletics Centre will include a new partially covered grandstand with permanent seating for 2,200 people and the possible expansion of temporary seating for another 1,000 people. It will also include the construction of new changerooms and public washrooms and upgrades to the track, the concession and ticketing spaces.

Both projects are expected to complete in 2023. The projects were approved in the city’s 2021 five-year capital financial plan.

How to get your parking lot winter-ready

Although summer is only just winding down, it won’t be long until winter has arrived, covering your parking lot in snow and ice. Don’t miss parking lot maintenance as part of your fall maintenance plan. By tackling this part of your outdoor maintenance in the fall, you will avoid the inconvenience and dangers of addressing these issues during the frigid winter months. Giving your parking lot the attention it needs early will result in a smoother and safer winter experience.

Update signage

Fall is a great time to give your lot a mini makeover by restriping the parking lines, changing or updating signage, and making sure everything is clearly marked. With the limited visibility that winter weather can bring, it’s best to make sure that visitors and staff are sure of where they need to park. Once spring comes, it’s a good idea to take a look at this again in case your snow removal service scrapes away the lines over the winter.

Repair asphalt cracks

With the extreme winter weather, a freeze-thaw cycle occurs, so your asphalt will expand and contract with these weather changes. With this expansion and contraction comes the possibility of cracking. Get your surface in tip-top shape by filling existing cracks so they don’t worsen when the weather gets cold.

Make a plan for plowing

Be ready for that first snowfall with a plan. Will you have someone plow your lot onsite? If so, be sure you have the equipment and someone available who’s ready day or night. Does it work better for you to hire an outside contractor? This option provides you with dependable snow removal, but it may not fall within your budget. No matter which option you choose, make sure that all curbs and speed bumps are clearly marked so whoever is plowing your lot has clear direction.

Stock up on salt or sand

Don’t forget those walkways. Limit the risk of slipping and falling by stocking up on what you need, keeping it close to where you’ll use it, and assigning this task to a full-time staff member. You may also want to consider something other than road salt, which can erode the surface of your walkway and have negative environmental effects. Road salt is not biodegradable and can be absorbed into the soil, affecting runoff; there are several more sustainable options out there, if that’s the route you choose to go.

Winter provides its own challenges to the exterior of your building, but you can mitigate potential parking lot issues with preventative fall maintenance and planning ahead.

Jane Wolff named 2022 Margolese Prize recipient

Jane Wolff has been named the recipient of the 2022 Margolese Design for Living Prize by the University of British Columbia School of Architecture and Landscape Architecture (UBC SALA).

One of the highest design accolades in Canada, the annual $50,000 Margolese Prize spotlights a Canadian citizen who uses design to encourage a greater understanding of the built environment.

“Jane Wolff enriches places and elevates the lives of people through design,” says UBC SALA director Ron Kellett. “Her innovative methods address the intersections of built and natural environments, in a creatively accessible way.”

She uses public engagement, writing, and drawing to help disparate communities make sense of the natural and humanmade environment.

A professor at the John H. Daniels Faculty of Architecture, Landscape, and Design at the University of Toronto, Wolff works on the premise that different people see and experience the same landscape in various ways, and her research goal is to unite these diverse perceptions into a universally comprehensible language.

By generating a unique vocabulary for each landscape, she discovers and tells meaningful stories about a site’s past and present circumstances and to address its future.

Wolff was selected by a trans-national jury comprised of artist Jill Anholt, landscape architect and Member of Wabigoon Lake Ojibway Nation Grant Fahlgren, architect Tudor Radulescu, designer and professor Blair Satterfield, and architect and professor Brigitte Shim.

According to the jury: “Jane Wolff’s work on landscape literacy has had a significant impact on our collective understanding of critical environmental issues. Her design tools of writing, drawing and public engagement reach a wide audience without compromising the complexity of the subject matter.”

Wolff will be working with members of the UBC SALA community in the coming months to share her methods in a pop-up observatory and public walk that explore Vancouver’s shoreline.

Handling pet disputes in condos

A national survey from Narrative Research, conducted in November 2021, found about three million pets joined Canadian homes during the pandemic, with Ontario at the top of that list. Ontarian pet owners are also most likely to own multiple pets, the majority being dogs and cats.

Many condominium corporations that allow pets to varying degrees may see more four-legged friends roaming around, and there are several common issues residents will likely have to contend with. New cases are also highlighting how a condo can quickly go from pet-friendly to pet-fearing.

Residents keeping prohibited pets/animals in their units

A condo corporation’s governing documents (declaration, by-laws and rules) dictate what is allowed in a condo. Some corporations prohibit certain types of pets and some prohibit pets altogether. Condo corporations will also sometimes limit the number of pets a unit can have.

Despite these prohibitions, some residents may still require a pet because the pet may be a service animal or an emotional support animal. A service animal, such as a guide dog, is an animal who is extensively trained to help a person with some type of physical disability or limitation. Service animals usually have a vest that they wear while “on duty.” On the other hand, an emotional support animal is an animal that provides emotional support to a person who needs it, such as a dog who alleviates a person’s psychological disability such as depression or anxiety. Emotional support animals do not usually wear a vest.

When an individual requires a service animal or an emotional support animal on the basis of a disability, he/she can submit a request to their condo corporation and ask to be exempt from the corporation’s rules in relation to pets. In reviewing the individual’s request for exemption, the condo will usually require medical evidence confirming the disability and the need for the service animal/emotional support animal.

It is important to note that even when an exemption is granted, the condo can still impose reasonable conditions upon the pet to ensure that its presence in the building does not harm others or cause any nuisance to others.

Pets or animals causing a noise/nuisance for other owners/residents

Even if a condo corporation allows residents to have a pet or pets, the pets are still subject to specific rules about their conduct. The governing documents will usually state that pets are not permitted to litter or destroy common elements (for example, pets cannot urinate or defecate on common elements) or create noise/odours that negatively affect other residents.

Dangerous or illegal pets or animals residing in a unit

Some corporations have provisions in their governing documents banning certain types of pets. A condo may prohibit snakes, reptiles and/or certain breeds of dogs from its premises.

In other cases, certain pets that are otherwise permitted can become dangerous due to their behaviour. In a recent Ontario Superior Court of Justice decision, MTCC 1260 v. Singh et. al., 2022 ONSC 1606, a unit’s tenants let their two dogs (who were either Pitbulls or American bulldogs) roam around the building’s corridors unsupervised and unleashed. There were numerous complaints about the dogs’ behaviour.

On one occasion, one of the dogs attacked and bit another resident and the resident’s dog. The City of Toronto issued a Dangerous Dog Order against one of the dogs. Among other things, the City order required the dog to be muzzled at all times when in the common areas of the building. The tenants did not comply.

In January 2022, the condo obtained a court order requiring the tenants to remove the dogs from the unit and the building. The dogs were initially removed but by early March 2022, the condo and the unit owner had evidence that dogs were still in the unit. The court ultimately made an order evicting the tenants from the unit.

Normally, eviction applications must be heard by the landlord and tenant tribunal, which has the jurisdiction to hear most tenant-related disputes, including applications for eviction. However, the Condominium Act, 1998 allows a court to terminate a tenancy if the tenants have breached a court’s compliance order.

Still, evictions by courts for condo compliance matters are extremely rare. Normally, tenants either comply or move out before further proceedings are necessary. In this case, however, the tenants’ breaches were ongoing. The court found that the tenants had repeatedly breached the court’s order and were “ungovernable”. An eviction was the only reasonable remedy. The condo eventually had the tenants evicted and also received full indemnity costs of $48,635.10 against the owner and tenants.

One of the major takeaways from this case is that owners should be careful with the tenants they choose to occupy their unit. In this case, the tenants caused the problems and despite the owner’s cooperation, the owner was held liable for all legal costs incurred by the condo to remove the tenants from the unit.

How can pet disputes can be handled/litigated by a condominium corporation?

Depending on the condo corporation’s governing documents, some corporations have no choice but to abide by the enforcement system stipulated in their documents. The rules may obligate the corporation to take the following steps: send a warning letter, provide the resident/owner with two weeks to correct the behaviour and if the behaviour is not corrected, legal counsel is to be involved.

For those corporations where the enforcement mechanism is not stipulated in the governing documents, they have more liberty to adjust their response to the situation at hand.

Some situations are so serious that warning letters from the corporation will not be necessary and a letter from legal counsel is appropriate for the first step (for instance: if a dog has bitten a resident). If a legal letter is sent, and the situation still does not resolve, then the condo must decide if it wants to engage in further litigation. For litigation, the condo can either commence a Condominium Authority Tribunal (CAT) application or a Superior Court of Ontario application.

Due to the recent amendments to the Condominium Act, 1998, all disputes in relation to pets/animals and nuisance are now within the jurisdiction of the CAT. Accordingly, a condo corporation must commence a CAT application for all pet-related issues. The only way in which a condo can move its application out of the CAT is if section 117 (1) of the Condominium Act, 1998 is engaged. Section 117(1) of the Condominium Act, 1998 states:

“No person shall, through an act or omission, cause a condition to exist or an activity to take place in a unit, the common elements or the assets, if any, of the corporation if the condition or the activity, as the case may be, is likely to damage the property or the assets or to cause an injury or an illness to an individual”.

If a condition in accordance with this section exists, an application can be brought to the Superior Court of Ontario to deal with the pet/animal issue. For the MTCC 1260 v. Singh et. al. case, the Superior Court agreed to hear the matter (as opposed to deferring to the CAT) because there were allegations that the tenants’ behaviour created a danger to others, contrary to section 117(1) of the Condominium Act, 1998. For the same reason, the court also agreed to hear both the initial and the follow up hearings on an urgent basis. The entire process took about three months to complete.

Every situation is different. If your condo corporation has a pet issue, please consult your legal counsel for advice.

Inderpreet Suri is an associate at Shibley Righton LLP where she works exclusively with the condominium law group. She articled with the firm from 2017-2018 and was called to the Bar in 2018. Throughout her time at Shibley Righton, Inderpreet has assisted condominium corporations with various litigation matters that involve a variety of different legal issues. She has also assisted individual unit owners and residents in situations where they are being unfairly oppressed or disregarded by their condo corporation.

REIT acquires four Alberta business parks

Skyline Industrial Real Estate Investment Trust (REIT) has acquired a portfolio of four Alberta business parks with nearly 130 acres of land in Edmonton and Calgary. The $309-million deal is the largest to date for the REIT, netting it 16 buildings with a 98 per cent occupancy rate, and provides it with a first entry to the Edmonton market.

This follows the REIT’s now completed disposition program to sharpen its focus on logistics, distribution and warehouse assets. With the close of the transaction, it boasts more than 8.7 million square feet of industrial space in 57 buildings across five provinces.

“This acquisition aligns with the REIT’s strategy and targeted asset format in terms of geography, clear height, tenant profile and flexibility,” affirms Mike Bonneveld, president of Skyline Industrial REIT. “The redeployment of the capital generated from the disposition strategy over the past 15 months has given us the opportunity to acquire these assets and enhance our portfolio to the utmost.”

Centurion announces pending Ottawa apartment acquisition

Centurion Asset Management Inc. announced the pending acquisition of an Ottawa apartment complex located at 1425 Vanier Parkway in the city’s Overbrook neighbourhood. Built in 2018, “Les Terrasses Francesca” consists of a 15-storey high-rise tower and adjoining three- and six-storey mid-rise buildings.

Featuring 276 rental units in a mix of sizes and layouts, each suite is equipped with high-end fixtures, granite kitchen countertops, hardwood floors, and central heating/cooling systems. Major appliances, including in-suite laundry, are also included.

“Les Terrasses Francesca offers Centurion the addition of a newly constructed, trophy asset to our Ottawa footprint, and features a wide range of premium services, amenities, and above-average unit sizes of 1,159 square feet,” said Greg Romundt, Centurion President and CEO. “It’s an ideal place for mature professionals and retirees looking for an unparalleled living experience.”

The property offers residents a variety of services and amenities, including an indoor saltwater swimming pool, a fully equipped exercise facility and yoga studio, a common social lounge, a courtyard with outdoor seating, storage, underground parking, and an on-site concierge.

According to Centurion, the Overbrook neighbourhood is just a short drive to downtown Ottawa and within walking distance to public transit. Grocery stores, shopping malls and restaurants are also within close proximity of the Ottawa apartment complex, making it an ideal location for renters.

This announcement comes on the heels of two other pending acquisitions by Centurion for apartment properties located in Kelowna, BC, and old Montreal.

For more info, visit: centurion.ca

New Banff timber pedestrian bridge complete

The Nancy Pauw Bridge in Banff has officially opened, creating a new crossing over the Bow River that will help reduce vehicle use and promote active modes of transportation in the heart of Canada’s first national park.

The bridge is an 80m clear span over the Bow River with an extremely shallow structure and a pure arch, created with stepped Glulam girders and weathering steel haunches. This is the third pedestrian bridge that StructureCraft has designed and built for the Town of Banff.

Named for local philanthropist Nancy Pauw, the bridge was made possible through funding from the Wim & Nancy Pauw Foundation ($2.5 million), the Government of Canada ($2.2 million), and the Town of Banff ($800,000).

The wooden structure spanning the iconic river will provide a convenient and environmentally friendly route between Banff’s downtown and southside neighbourhoods, as well as connecting Banff’s Central Park to the recreation grounds and the nearby Cave & Basin National Historic Site. The bridge provides connections to the trails on either side of the river in this UNESCO World Heritage Site.

“We are thrilled this long-awaited bridge will now provide a safe route for year-round commuters, while helping to take vehicles off the roads. By using the bridge, visitors and residents will contribute to reducing greenhouse gas emissions, maintaining our clean mountain air, and promoting active lifestyles,” said Banff Mayor Corrie DiManno. “We are grateful to the Wim & Nancy Pauw Foundation and the Government of Canada for their investment in a community connector fitting of our national park’s values of environmental protection and fostering the behaviours that promote long-term sustainability.”

The Pauw Foundation’s $2.5 million donation is their first contribution to an infrastructure project, adding to their investment of more than $1 million each year this decade in support to Bow Valley community programs.

A bridge at this location was identified as a need for the community more than 80 years ago to complement the Town’s only vehicle bridge, built in 1921. The other pedestrian bridge, located off Muskrat Street, opened in 2013.

The importance of air purification

Over the last few years, the pandemic has affected how we clean to stay safe. The increased use of disinfectants and cleaners has also increased the amount of airborne chemicals. Although facilities have improved their cleaning processes, how we clean buildings directly affects the air quality inside them.

Air purification is an emerging form of cleaning in the world of safety and indoor cleanliness. An air purification system can combat the chemicals and pollutants in the air to ensure cleaner air in your facility.

A study conducted by the Canada Green Building Council (CAGBC) reported that occupants living in “green buildings”, buildings that keep human health and environmental, economic, and social impact in mind, exhibited higher productivity. By breathing in air with lower concentrations of CO₂ and volatile organic compounds (VOCs) – pollutants – occupants experienced “fewer sick days and lower asthma rates.”

With the ability to choose an air purification solution for your space and as an emerging sustainable cleaning technology, air purification is a practical approach to keeping the environment healthier.

Indoor air pollutants and how they affect us

In a report by the United States Environmental Protection Agency (EPA), air pollutants are two to five times higher indoors. Pollen, dust, pathogens, and VOCs are all pollutants commonly found indoors and can be attributed to negative health effects. Sources can include HVAC systems, cleaning supplies, building and furnishing materials, outdoor air pollution, people, and animals.

While pollen and dust may trigger allergic reactions and induce symptoms such as sneezing, dizziness, coughing and fever, inhaling mould and VOCs can result in more serious health ramifications. Through the process of “off-gassing” (the release of chemicals into the air), VOCs from paint, air fresheners, cleaning solutions, fabrics, carpets, and other consumer goods can permeate the air throughout a facility.

Breathing in the chemicals released by these products can result in both short-term and chronic effects. Short-term exposure to low levels of VOCs may lead to headaches, nausea, and dizziness, while prolonged exposure can be associated with serious disease and central nervous system damage. In spaces where air ventilation is inadequate, the risk of infection from viruses and pathogens also increases, especially in crowded areas.

Workplaces need clean air

Buildings with poor air quality can often experience a high rate of Sick Building Syndrome (SBS), a widely used term to describe adverse health effects linked to the time individuals spend in the building. Establishing methods to battle SBS within workplace settings can play a major factor in increasing a company’s efficiency.

A study in the Harvard Business Review reported that air purification and good ventilation “has been shown to reduce SBS symptoms, cut absenteeism, and even reduce infectious disease transmission” within the workplace. Statistics Canada also reports that improved air quality within workplaces can reduce the total number of sick days claimed each year by 19.4 per cent.

Air purification technology

The base technology in air purification systems is the cleaning of indoor air from air pollutants. Different types of systems change the way air is purified.

The most common purification system is the passive air purifier. Passive air purification machines pull indoor air into the system where any air pollutants detected are trapped in a filter and cleaner air is expelled back into the room.

The filtration processes in an air purifier varies depending on the type of material used in the filter. Each of the three most common scientifically engineered filters work to trap or inactivate air pollutants:

High-Efficiency Particulate Air (HEPA) filter: This filter traps particulates like allergens, pollen, viruses, mould, and bacteria to the fibres of the filter and pushes out cleaner air.
Activated carbon filter: Air is absorbed into the porous carbon where organic compounds found in the air react chemically with the activated carbon. This way, the pollutants stick to the filter and the air leaves the filter purified.
Ultraviolet (UV) lights: Unlike HEPA and carbon filters, UV lights inactivate pollutants instead of trapping them. Then, cleaner air is pushed back into the room.

Tips for choosing an air purifier

Along with understanding the types of filtering available for air purification, there are four other factors to consider when choosing an air purifier fitting for your space:

Filtering. Not all machines advertised as “air purifiers” have filters that trap pollutants and instead just move air around. Look for a system that includes layered filtering to ensure that air is getting cleaned.
The size of your space and how many air changes are needed within an hour. Air purifiers are not a single machine fix for all spaces. A small room and a larger office space will require different purifiers with different square-foot capabilities. Ideally, your purifier’s square footage should slightly exceed the size of your space to ensure efficient air purification. The size of your space also determines the air changes per hour, the rate at which all the air in the room is cleaned and replaced within an hour.
Noise levels. Since many purifiers use fans to pull in and push air out of the system, it’s important to choose a system whose noise level is appropriate for the space. Air purifiers often run at decibel levels equal to an upright vacuum. Be mindful that your purifier operates at a whisper quiet level, which is anywhere from 15db to 45db.
Documentation. Check that your purifier includes documents specifying the system’s capabilities and technical aspects to ensure your indoor air is being purified effectively.

According to the EPA, ideal air purification systems for office buildings include multiple filters, an appropriate square foot capacity, whisper quiet noise levels, and detailed documentation, such as Surgically Clean Air’s systems. With such capabilities, not only will the air purifier combat the increase of pollutants put into the air, but it will also positively affect the people in the spaces and contribute to a greener cleaning approach. All told, air purification is a practical and sustainable solution to create cleaner air and a safer space.

David L. Smith is the Cleaning, Hygiene & Sanitation Director at Bunzl Cleaning & Hygiene, Canada’s largest specialist distributor of cleaning and hygiene products and equipment.

CRD awards landfill biogas facility contract

The Capital Regional District (CRD) is contracting Waga Energy, through its subsidiary Hartland Renewable Resource Group (HRRG), to design, build and operate a new CRD facility that will upgrade the biogas generated at Hartland Landfill to Renewable Natural Gas (RNG).

This project is expected to reduce the capital region’s greenhouse gas (GHG) emissions by approximately 450,000 tonnes of carbon dioxide over the next 25 years, the equivalent of removing 3,900 cars from the road or heating 3,000 homes with a heat pump instead of oil.

“Adopting long-term solutions that reduce our region’s emissions is a crucial part of the CRD’s commitment to take meaningful action on climate change and using renewable natural gas is an important step forward towards a greener future,” said CRD board chair Colin Plant. “Partnering with Waga Energy on the design, construction and operation of a state-of-the-art landfill gas upgrading facility marks a significant investment in the future sustainability of our region.”

CRD staff are currently making a number of operational and design improvements at Hartland Landfill to capture more of the biogas produced by organic waste so that it can be upgraded. As a result, the need for a larger facility was identified during the procurement process for this project and new estimates anticipate GHG emission reductions of 450,000 tonnes of carbon dioxide over the next 25 years, a 73 per cent improvement from initial projections of 260,000 tonnes in 2019.

Under this contract, Waga Energy will both design and build the new biogas upgrade facility and decommission the site’s current landfill gas to electricity plant by September 2024.

Waga Energy will also operate and maintain the facility on the CRD’s behalf for 25 years according to terms that include performance guarantees. The CRD will continue to be responsible for the ownership and operation of Hartland Landfill, the landfill’s gas collection system and the new biogas upgrading facility.

CRE measures up as Canadian economic driver

Commercial real estate (CRE) is a Canadian economic driver on par with the oil and gas industry, economic analysts conclude. A new report, commissioned by the NAIOP Research Foundation, estimates CRE made a $148.4 billion total contribution to Canada’s gross domestic product (GDP) last year when factoring its direct, indirect and induced impacts, beginning with $78.2 billion of direct GDP output and nearly 373,000 equivalent fulltime jobs within the industry.

That’s derived from six envelopes of economic activity: construction and capital investment in each of the office, industrial, retail and multifamily asset classes; property management and operations within existing CRE inventory; and commercial brokerage services tied to leasing and asset transactions. Researchers with Altus Group Economic Consulting also considered how social and economic trends might affect each of those elements of CRE’s multifaceted whole.

“The commercial real estate sector could be vulnerable to long-term impacts related to the (COVID-19) pandemic such as the demand for office space that will continue to evolve with hybrid work practices and the demand for retail and industrial space that will continue to evolve with shifts in e-commerce trends. High inflation and rising interest rates have also increased costs for new commercial real estate development,” the report notes. “Notwithstanding these risks, non-residential investment is generally holding up and leasing activity related to new buildings is robust.”

Among the CRE asset classes, industrial and multifamily are the predominant economic engines, together accounting for 68 per cent of direct investment in new construction and about 55 per cent of direct investment in renovations and retrofits. On the job front, that translates into 60 per cent of the person years of employment that construction supported in 2021.

More than $16 billion invested in industrial construction last year continued a five-year growth trend in the sector and created 60,630 direct jobs. On the transaction side of the equation, about $16.7 billion worth of deals was a 92 per cent year-over-year increase and accounted for more than 37 per cent of CRE sales value in 2021.

Even more investment went into multifamily construction — exceeding $24 billion — representing 37 per cent of construction spending for the year and directly employing 90,760 workers. Investors also acquired about $13.2 billion worth of multifamily apartments, equating to more than 29 per cent of CRE sales value for the year.

Adding in $12.8 billion in the office sector and nearly $11.8 billion in the retail/hospitality sector, new construction and renovation/retrofit spending surpassed $65 billion in 2021. That was weighted about 55 per cent in favour of new construction, but office stands out for a greater share of renovation/retrofit activity occurring within existing inventory — equating to more than $8 billion in investment.

“Office construction is highly skewed toward renovation/retrofit because of the important contribution of tenant improvements,” the reports states. “The proportion of investment in new buildings has gradually increased since 2018, but will likely subside in the next few years. Post-pandemic trends may decrease the need for new office space at the same time as many office users find that adapting their spaces to emerging new working realities requires capital investment.”

That plays out in job numbers with 29,890 tied to office renovations and retrofits last year versus 17,590 in new office construction. In contrast, new construction generated nearly 115,000 jobs across the three other asset class compared to 80,000 related to renovations and retrofits.

Commercial brokerages enjoyed a 20 per cent year-over-year lift in fee collection last year. Nearly $9.5 billion in earnings — up from $7.9 billion in 2020 — also marked a five-year high. Fees hovered in the $8.1 billion range in 2018 and 2019 and tallied about $7.3 billion in 2017.

“Broker fees are typically generated based on transaction volumes, and the rise in broker fees in 2021 is related to the strong recovery in the number of transactions,” the report advises. That was seen in a 67 per cent year-over-year increase in total sales value, which rose from $26.5 billion in 2020 to $44.5 billion in 2021. Meanwhile, brokerage operations accounted for 48,670 jobs last year.

Management and operations of the existing inventory encompasses the multidisciplinary tracks of property and asset management, involving building operations, finance and investment and tenant-facing pursuits. It is proportionally the biggest spender among the six categories of CRE activity, supports the most employees and makes the heftiest contribution to GDP, which represents the final value of goods produced and services rendered. For 2021, that’s about $72.3 billion in direct spending, $46.3 billion in direct GDP and 81,580 direct jobs.

Compared to construction or brokerage services, property and asset management have a disproportionately positive influence on employment in other sectors from which products and services are procured. That’s estimated at 219,430 indirect jobs — a multiplier effect of nearly 2.7 — representing slightly more than half of all indirect employment attributed to the CRE industry. That flows through to $13.58 billion in indirect labour earnings and nearly $21.5 billion in indirect GDP.

Property/asset management actually spurred better paying indirect jobs, at an average of $61,887 per worker, than within the CRE sector. Looking at direct jobs, average per worker earnings in 2021 were $79,600 in construction/renovation versus $56,877 in management and operations.

CRE construction generated roughly 181,000 indirect jobs or 75 per cent the amount of direct jobs. That represents $12.94 billion in labour earnings or an average of $71,484 per worker.

New recycling and waste facility opens in Surrey

Metro Vancouver’s new Central Surrey Recycling and Waste Centre is open and will improve recycling and waste management.

“With a 64-per-cent diversion rate, Metro Vancouver is already a North American leader in waste reduction and recycling,” said Sav Dhaliwal, chair of Metro Vancouver’s board of directors. “As we strive to reach our regional goal of an 80-per-cent recycling rate, this new facility will play an important role in Metro Vancouver’s efforts to reduce waste and move to a circular economy.”

Centrally located at 6711 154 Street in Surrey, this one-stop drop-off facility will serve residential and business small vehicle customers, and will offer recycling options for a wide variety of items.

The 1.7-hectare site is designed to fit in with the community and has plenty of room for vehicles, preventing traffic backups on city streets. Metro Vancouver operates two similar facilities in Langley and Maple Ridge without noise, traffic, or odour issues.

“Thanks to this new facility, residents of this fast-growing part of our region will be able to drop off recycling and small amounts of garbage closer to home. This will save users time, reduce their travel distances by about two million kilometres per year — and as a result reduce greenhouse gas emissions by about 500 tonnes per year — as well as combat illegal dumping,” said Jack Froese, chair of Metro Vancouver’s Zero Waste Committee.

The facility meets strict environmental and sustainability guidelines, and is designed to accept a wider range of recycling materials over time and integrate new innovation and technology.

“The much-needed new Central Surrey Recycling and Waste Centre will serve our growing population, increase waste diversion, help curb illegal dumping and decrease travel time for Surrey residents,” said Doug McCallum, mayor of the City of Surrey and Metro Vancouver board director.

The construction cost for the new recycling and waste centre is $40 million, funded through tipping fees and included in Metro Vancouver’s five-year financial plan.

Are your cleaning products eco-friendly?

In today’s world, where hygiene and sustainability are top of mind, going green and using eco-friendly products in your facility may not be as easy as it sounds. Labels can be confusing when using words like “eco-safe” and “environmentally-conscious”, so how can you be sure that the products you’ve chosen are eco-friendly? And how do you make informed green cleaning choices going forward?

Look for Canadian certification

ECOLOGO® is a Canadian certification given to products with verified reduced environmental impact. Finding this logo on your cleaning products gives you the assurance that the products comply with standards set out in the certification, have minimal health effects, and prioritize the environment.

Choose products that are Ready Biodegradable

Just because a label says the product is biodegradable doesn’t mean that it’s your greenest option; it simply means that the product will degrade over time. The Organisation for Economic Co-operation and Development (OECD) makes Ready Biodegradable the new standard, maintaining that certain chemicals must degrade to a certain percentage within 10 days. Limiting the amount of time that the chemicals remain on the earth means a smaller carbon footprint for your facility.

Take a look at the ingredients

Check out your products’ Material Safety Data Sheet (MSDS) to see if any ingredients stand out as offensive. Try and avoid ingredients like alklphenol ethoylates, phosphorous, and nitrogen. Often used in cleaning agents, they can have harmful environmental effects. See something you’re not sure about? The Canadian Environmental Protection Act gives a thorough list of toxic substances and their effects, so a quick visit to their website will give you some clarity.

Limit your waste

Are you buying multiple products that do the same job, like surface disinfection? Avoid adding extra ingredients and over-complicating your system by streamlining your products. Also, take a look at how your products are packaged. Is the packaging biodegradable? Is there unnecessary packaging? Consider waste as part of your environmental strategy, along with product ingredients for an effective overall strategy.

If you manage a facility that wants to go green, there are certainly commercial cleaning products out there. Staying informed, doing your research, and using trusted sources will help you to reach your environmental goals.

Global heat pump market set for robust growth

The global heat pump market is projected to surpass USD $55.4 billion in annual sales by 2031, for a gain of more than 75 per cent over last year’s USD $31.5 billion mark. A new market research report attributes the anticipated 5.8 per cent yearly growth to rapid urbanization and demand for green, energy-efficient building performance. Accelerated uptake is expected in the commercial, residential and industrial sectors.

The report examines demand for various product types based on end-user needs and regional factors. Globally, centrifugal pumps for water-based circulation systems currently enjoy the largest market share. The twin outcomes of thermal comfort and energy savings are considered a major selling feature, while researchers expect technological advancements will reduce production costs and support commercialization and a wider range of offerings to the market.

“The main characteristics that make it a favourite choice in commercial and domestic businesses are cost-effectiveness, easy maintenance and enhanced safety,” distributors of the report state. “The use of 3D printing and computer modelling in HVAC pump manufacturing has resulted in tremendous growth potential for market players across the sector.”

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