Manage your properties worry-free

As a property manager, your days are filled with time-consuming tasks, and on top of this, you are responsible for your residents’ safety and wellbeing across the multiple properties you manage. When an emergency strikes, having a quick and efficient course of action to reduce the severity of the impact can protect residents’ lives, belongings, and your property.

When managing multiple properties, it can be difficult to mitigate against every major liability at each location – whether it’s a fire, smoke damage, intrusion, theft, or water damage. However, a professional security monitoring and automation system can provide a simple solution to improve property and resident outcomes. For example, in the event of a fire or break-in at your property, TELUS Custom Security Systems can send an emergency signal, via a dedicated cellular connection, to a monitoring station staffed 24/7 with certified security analysts. They’ll quickly assess the situation and dispatch your local law enforcement or fire department.

You can even send an emergency signal to your monitoring station from your phone if your residents are in danger, so everyone will be kept safe while help is on the way. There are a number of ways security and automation can help you manage the safety of residents seamlessly and avoid costly disasters.

Real-time alerts from fire and smoke detectors, water leak detection, as well as camera and motion sensors, will remove the stress of risk management from the equation. You can get back to efficiently managing multiple properties with the peace of mind that emergencies can be managed in real-time to prevent the worst-case scenario for you and your residents.

Automatic alerts from fire and smoke detectors save lives

If you or your residents are away from the property during an unexpected emergency, automatic alert emergency services bring peace of mind for everyone. Certified with Underwriters Laboratories of Canada (ULC), TELUS Custom Security Systems offers protection with the highest standards in security monitoring and response times on average less than 30 seconds(1).

Your residents can feel at ease knowing that their home, family, and valuables are important and will be protected regardless of their whereabouts.

No more sky-high bills from water damage

The unfortunate reality is that water damage from burst pipes, drips, and leaky appliances are all too common and very costly. The long-term financial stress and hassle of fixing damaged units can become all-consuming for property owners and managers, taking away from the other properties and residents who need attention. Automation and security systems will ensure water leaks are detected and an alert is immediately sent to your smartphone so you can take action and prevent excessive damage.

By installing and configuring water sensors throughout your building, the water system will recognize where each one is, enabling it to instantly pinpoint the location of a detected water leak. For ultimate control, you can have an automatic shutoff valve installed on the water line coming into your property. These devices allow the valves to be closed, shutting off your water and minimizing damage.

“Water damage as a direct result of unexpected flooding is a major issue that Property Managers face on a regular basis. Damages related to these incidents, regardless of their scale, lead to unexpected costs, displaced residents, and unnecessary waste. Our goal is to prevent as many of these incidents as possible by alerting Property Managers in real-time using innovative technology that either eliminates the risk of flooding or detects and stops a flood as it is happening,” says Erin Walker, Director of Smart Communities & New Growth Markets, TELUS.

Every move captured for quick action in case of intrusion or theft

Through a network of sensors, a security system conveys accurate, relevant, and real-time information about what’s happening inside and all around the Smart Building. This sensory system is used as a foundation to build intuitive security solutions based on activity in the property.

Combined motion detectors and cameras will instantly capture and relay live video clips of unusual activity to our 24/7 monitoring stations, which you will also see on your smartphone for immediate review. This video verification system is completely wireless and can be powered by batteries, so you can protect even your remote areas. Not only will this provide you and your team with an additional layer of security, but residents can feel secure both in and around your property. Panic stations can also be strategically placed around your property to ensure your residents are always protected, such as in underground parking and outdoor common spaces.

Efficient, connected Smart Building solutions powered by TELUS’ world-leading network

A custom-built professional system that addresses your unique needs will provide you with peace of mind while increasing the value of your property. You can prevent fire, smoke, water damage, and theft while enhancing residents’ quality of life at your property.

With a variety of solutions tailored to your unique needs, TELUS Smart Building offers automation and security solutions to protect the properties you manage, ensuring that you always have actions at your disposal to improve residents’ safety. With over 200 years of acquired industry experience, TELUS can help transform your property into a Smart Building.

To learn more about custom Smart Building solutions, visit telus.com/smartbuilding and book a free consultation today.

(1) Fire alarm signals are sent according to ULC’s required response time given the severity of the event, site location, weather conditions, or any other unforeseen circumstances.

Manage your properties worry-free

As a property manager, your days are filled with time-consuming tasks, and on top of this, you are responsible for your tenants’ safety and wellbeing across the multiple properties you manage. When an emergency strikes, having a quick and efficient course of action to reduce the severity of the impact can protect tenants’ lives, belongings, and your property.

You can even send an emergency signal to your monitoring station from your phone if your tenants are in danger, so everyone will be kept safe while help is on the way. There are a number of ways security and automation can help you manage the safety of tenants seamlessly and avoid costly disasters.

Automatic alerts from fire and smoke detectors save lives

If you or your tenants are away from the property during an unexpected emergency, automatic alert emergency services bring peace of mind for everyone. Certified with Underwriters Laboratories of Canada (ULC), TELUS Custom Security Systems offers protection with the highest standards in security monitoring and response times on average less than 30 seconds(1).

Your tenants can feel at ease knowing that their home, family, and valuables are important and will be protected regardless of their whereabouts.

No more sky-high bills from water damage

The unfortunate reality is that water damage from burst pipes, drips, and leaky appliances are all too common and very costly. The long-term financial stress and hassle of fixing damaged units can become all-consuming for property owners and managers, taking away from the other properties and tenants who need attention. Automation and security systems will ensure water leaks are detected and an alert is immediately sent to your smartphone so you can take action and prevent excessive damage.

“Water damage as a direct result of unexpected flooding is a major issue that Property Managers face on a regular basis. Damages related to these incidents, regardless of their scale, lead to unexpected costs, displaced tenants, and unnecessary waste. Our goal is to prevent as many of these incidents as possible by alerting Property Managers in real-time using innovative technology that either eliminates the risk of flooding or detects and stops a flood as it is happening,” says Erin Walker, Director of Smart Communities & New Growth Markets, TELUS.

Every move captured for quick action in case of intrusion or theft

Combined motion detectors and cameras will instantly capture and relay live video clips of unusual activity to our 24/7 monitoring stations, which you will also see on your smartphone for immediate review. This video verification system is completely wireless and can be powered by batteries, so you can protect even your remote areas. Not only will this provide you and your team with an additional layer of security, but tenants can feel secure both in and around your property. Panic stations can also be strategically placed around your property to ensure your tenants are always protected, such as in underground parking and outdoor common spaces.

Efficient, connected Smart Building solutions powered by TELUS’ world-leading network

With a variety of solutions tailored to your unique needs, TELUS Smart Building offers automation and security solutions to protect the properties you manage, ensuring that you always have actions at your disposal to improve tenants’ safety. With over 200 years of acquired industry experience, TELUS can help transform your property into a Smart Building.

To learn more about custom Smart Building solutions, visit telus.com/smartbuilding and book a free consultation today.

(1) Fire alarm signals are sent according to ULC’s required response time given the severity of the event, site location, weather conditions, or any other unforeseen circumstances.

Which carpet rinsing method is right for you?

Cleaning floors and carpets is a vital part of interior cleaning and maintenance. But, as with any chemical cleans, the key to success is understanding the chemicals. When considering carpet rinses, both acidic and alkaline rinses offer strong results in removing soils, but each provides particular usefulness and considerations under specific conditions.

Tom Forsythe, chemical product director for Aramsco, explained to Cleanfax the positives and the potential pitfalls of each major type of carpet rinse.

Acidic carpet rinses

Some acidic rinse formulas are designed as neutralizers while others, particularly those with high amounts of surfactants, are emulsifying rinses. Whichever type you use, all acidic carpet rinses contain appropriate corrosion inhibitors that protect the metal parts in your equipment.

An acidic neutralizing rinse will lower the alkalinity level of the carpet after the emulsification of the pre-spray. The emulsification of oils and soils uses up some alkalinity in the pre-spray, and the remaining pH of the carpet fibre is mainly a result of the total alkalinity of the pre-spray and the amount of oily soil emulsified.

When you use an acidic emulsifying rinse for extraction, you accomplish several things at once and receive a cleaning and rinsing boost. Important to remember is that low levels of acidic builders in neutralizing rinses reduce the thoroughness of the rinse. A neutralizing rinse depends largely upon the lift of the vacuum in removing soils.

Acidic builders are designed to attach to the soil emulsified by any pre-spray and rinse it thoroughly out of the carpet at high dilutions, and the rinse will finish this process in the rinsing step if not already complete. This will also neutralize any alkaline residues in the carpet fibres. In addition, the right surfactant forms a brittle residue which, along with an added polymer, helps leave the carpet in a state in which re-soiling issues do not occur.

Getting superior results

Powdered acidic emulsifying rinses developed within the last decade have proven to be better cleaners than their predecessors thanks to their different levels of key ingredients. Acidic neutralizing rinses also are now less expensive, and the ingredients are not used up by hard water. Acidic emulsifying rinses have ingredients that soften water in rinsing.

If you do not use a water softening system, the logical choice is to use an acidic neutralizing rinse. Acidic emulsifying rinses will more readily result in brighter and cleaner carpets while reducing the likelihood of other problems like wicking and re-soiling. Tests show that the pH of even moderate alkaline pre-sprays is not significantly affected and that the diverse cleaning additives in acidic emulsifying rinses balance any impact on the pH of the pre-spray.

Alkaline rinses

For effective cleaning with an alkaline rinse, first understand the type of rinse you are using. Alkaline rinse formulas are divided by pH level, and the key ingredient is phosphate. The primary phosphates used in powders and liquids have a moderate pH of 9 to 10 and have the highest amount of phosphate, which is the most effective ingredient available to prevent redeposition of soils and has the ability to carry the most soils away in the water rinse stream.

A neutral-pH rinse can be used safely on natural fibres, while a high-pH rinse adds a second level of cleaning for fibres in need of restorative cleaning. The moderate-pH rinse is the primary alkaline rinse used by professional cleaners.

Corrosion inhibitors and surfactants may be added to help the rinse penetrate deeper and faster into the carpet before the almost immediate extraction. Some ingredients, such as solvents and hydrogen peroxide, are not used because the level of dilution makes them ineffective in rinses. Polymers are sometimes used to neutralize the propensity of some ingredients to attract soil; however, the high dilution prevents any possibility that the rinse will provide any stain resistance after its use.

Getting superior results with alkaline carpet rinses

Once you select the rinse pH, you must determine the quality of water you will use. If treated water (reverse osmosis, deionized, or softened) is not used, the phosphate in the rinse will immediately soften hard water in the solution hoses before being sprayed out of the wand jets, effectively wasting much of the phosphate needed for cleaning. It is highly recommended that water be treated before using an alkaline rinse.

High heat is especially useful in breaking down any remaining oils not already broken down by the pre-spray, particularly where the high-pH rinses designed for restorative cleaning and oil-bonded polyester fibres are concerned.

In short, rinses are an excellent way to make sure you are leaving carpets as clean and residue-free as possible, but alkaline rinses are most beneficial when additional cleaning may be necessary and for fibres that do not need to be neutralized. When neutralization or emulsification of oils is needed, cleaners can turn to acidic rinses.

Airlines demand germ-repelling seat coverings

Cleaning all kinds of public transportation has posed newer and intensified challenges since the onset of the COVID-19 pandemic, and plane travel is no different. Airlines are now seeing germ-repelling seat coverings to enable the continuation of the quick turnaround of planes to keep all their flights on schedule and retain revenue.

According to Bloomberg, the demand for germ-repelling seat coverings that deter the spread of viruses and bacteria has soared during the pandemic.

“The stakes are high for airlines,” said Quentin Munier, head of strategy and innovation at the seat division of aircraft-parts giant Safran SA. Tenders for new orders increasingly call for fabrics with virus-killing properties, he said.

The airline industry has been among the hardest hit by COVID-19 and most carriers have adopted strict health protocols on mask-wearing and cabin cleaning to cut transmission, restore passenger confidence, and boost travel. For example, industry lobby International Air Transport Association has published a 32-page document on how to scrub the inside of aircraft.

“Airlines are cleaning now, but that’s what they want to reduce,” Munier said, adding that a carrier that managed eight daily rotations on a given route before the pandemic can now do only six because of time-consuming disinfection procedures.

Safran is conducting tests with hospitals on the efficacy of fabrics into which so-called biocides have been integrated during manufacturing.

Another possibility is the use of sprays that can be applied to existing seats and last between six months and a year. These could lighten some of the procedures between flights and add a new dimension to the roughly US$4.2 billion jet-seat market.

IATA recommends using a vacuum cleaner to remove loose particles from fabric seat covers and wiping and drying those made of leather-like coverings, as well as the removal of visible stains or else changing a fabric, and that belts and buckles also be cleaned and disinfected.

An award winning renewal effort

The SFU Plaza Renewal Project is a multi-phase extensive renovation and refreshment of the Academic Quadrangle and Convocation Mall areas of the iconic SFU Burnaby Campus, originally designed by Arthur Erikson in the 1960s.

The $55 million project consisted of a comprehensive replacement of the rooftop public plaza surfaces and sub-surface waterproofing assemblies, much of which were over occupied space.

Designed by Public Architecture and Communication, this project was an opportunity to improve the public realm at the campus including updates to surfaces, lighting, stairway finishes, railings, site furniture, and plantings.

The plaza serves as a public space and as a roof sheltering education spaces beneath. The Academic Quadrangle (AQ), at the centre of the campus, acts as the rooftop to many of the classrooms and other spaces below. Over the years, leaks had become a significant problem due to the degraded roofing membrane. Burnaby Mountain’s unique microclimate produces rapid, freeze-thaw cycles. This and inadequate drainage caused the original ceramic finishes to fail over the years.

To address the project requirements, Public selected a new permeable paving system with the replacement of existing clay tiles with Canadian granite.

Ledcor Construction undertook this challenging project. The extensive project involved the replacement of the waterproof membrane and plaza paving finishes as well as the addition of new features such as landscaping elements, furniture and new amenity canopies. In addition, the renewal respects the formal ceremonial nature of Convocation Mall while providing increased opportunities for day-to-day users to gather, linger, and connect informally.

Completed in 2019, Phase 1 included new granite tiles, a waterproof membrane, ramps for better accessibility, and new landscaping and furniture in the AQ 4000 level and the stairs and walkways around Convocation Mall.

Phase 2 included the renovation of the Convocation Mall, the fountain square, and the transportation centre. It required demolition and removal of the existing tile and roofing, as well as both Convocation Mall stages and the Fountain Square fountain.

Apex Granite & Tile supplied and installed granite tile on both drainable mortar and pedestal assemblies throughout the AQ. The company used the newest drainable mortar system called Romex. Romex is the first of its kind, a cement and epoxy-based product that allows water to drain through into the setting bed. The setting bed is made of small rocks 6-8mm which works as a filter for the water to make its way into the drainage system. Apex supplied and installed both these systems, giving a new modern look to the AQ area.

The four-year renewal project impacted most of the major outdoor circulation and social space of the university and required careful coordination within an active, fully-functioning campus. The project team also had to meet the tight deadline for completion before spring and fall ceremonies.

Other challenges included inclement weather, tie-in to existing structures and managing the impacts of COVID-19 (some delays with granite tiel and steel in 2020).

Both Ledcor and Apex were recognized with 2021 VRCA Awards of Excellence Silver Awards for this project.

The evolution of the building directory

There’s an iconic line in automobile advertising that states, “This is not your Father’s Oldsmobile.” It’s a classic slogan that dates back to a series of commercials in the 1980s, which urged people to reconsider what the Oldsmobile brand meant to them by taking a fresh look at how much the model had changed from the previous generation. It’s a compelling message, and one that can be applied to another fast-evolving (although admittedly less ‘sexy’) product: digital building directories.

Coincidently, around the same time as those Oldsmobile car advertisements were running, the first commercially available touchscreens were beginning to hit the market. Over the next decade, a few brave early adopters started installing directories using touch technology in their buildings. And just as the cars of the 1980s bear little resemblance to the cars of today, those early directories bear little resemblance to today’s models in either form or function.

That, however, is where the automobile analogy stops. While no one today would mistake a 1980’s car for a current model, we still struggle to convince a surprisingly large number of people that the directories of today can do so much more than direct visitors to the correct floor.

Let me explain. True, like other products with screens (e.g., televisions, computer monitors, etc.), there are some obvious trends in directories from a physical standpoint, with size being the most common. When these first touchscreens entered the market some 20 years ago, screen sizes ranged between 15″ and 22″ (like televisions, measured diagonally), and this evolved only very slowly. Even eight to ten years ago, screen sizes had increased only modestly, with 32” perhaps the most common size for “larger format” touchscreens that found their way into shopping malls and other larger venues.

Today, that has all changed. 42” – 55” screens are now the most commonly installed sizes and 70” and larger screens are popping up with increasing frequency at much more reasonable price points than even two or three years ago. Touch technologies have also continued to evolve, with touch films being applied to regular, glass-fronted monitors to compete with touchscreens which, in turn, have continued to employ increasingly sophisticated (but reliable) technologies. At the same time, those touchscreens are now some 40%+ thinner than those of five years ago. Picture sharpness is yet another attribute that’s seen significant evolution, with HD being replaced by UHD and 4K resolution, and 8K is on the way.

That said, software features and functionality are among the biggest changes we see occurring in digital directories. Over the past decade, digital directories have moved from a place to locate tenants to interactive digital information hubs for the building. Now, the opportunity to provide relevant information to visitors as they enter the building is almost endless.

For example, the features we at youRhere now routinely deploy on our building directories would include:

Building amenities such as washrooms, food and beverage options, and entrances to underground parking;
Live local traffic information showing the arrival time of the next bus or train;
Links to third-party data feeds showing news, weather, sports or entertainment;
A neighborhood map showing local restaurants or tourist attractions;
Inter-building connectivity if the building is part of a complex or connected to other properties via underground or elevated walkways or paths;
Accessibility features, and not just for the mobility impaired but also for the visually impaired through the incorporation of headphone jacks and special keyboards; and
Additional languages to serve populations whose first language is not English.

Finally, while a great deal of the focus of directory information is naturally directed toward building visitors, tenants and employees of the building can also benefit from the information displayed on the directories.

Along with a number of the features mentioned above (e.g., transit information, news feeds, sports updates, etc.) we at yourHere have found that sustainability information reflecting efforts by building tenants and management alike to reduce energy consumption or waste production generates significant interest and pride among those who work at the property. Similarly, building announcements such as welcoming a new tenant or information about building initiatives (e.g., tenant appreciation events, blood donor clinics, holiday toy or food drives, Earth Day promotions, etc.) foster a sense of community among those who call the building home for a good portion of their day.

All told, today’s Digital Information Hub is not your Father’s (or Mother’s) Building Directory indeed.

Scot Martin is CEO of youRhere, a leading provider of interactive digital signage solutions for commercial, retail, healthcare, and educational properties across Canada. For more information, visit www.youRhere.ca.

How to remain resilient in a competitive market

Building and maintaining a resilient architecture or design practice and staying competitive is more important than ever today.

Johanna Hoffman, CEO of Oomph Group, shared tips and advice on how firms can maximize their potential for work during an online Buildex Vancouver session. She explained that disruption is now advancing in the AEC sector due to a number of drivers such as the need for better risk management, cost controls and sustainability. Changes through digital tools (BIM, AI), new materials, modular construction methods, different contracting models will make competition more intense.

“With all of this change, competition is going to be much bigger and stronger than before. You really need to sit down and think about where you will move your firm to next and take a strategic approach,” said Hoffmann, stressing this applies to firms big and small. “Sole practitioners and small firms are very competitive.”

She advised that the best way to ensure a resilient practice is to be proactive and have a plan for telling the firm’s story, targeting clients, promotion and selling services.

When it comes to telling a story or branding, she said most design firms have similar descriptions and that is confusing to prospective clients.

“Everybody has similar descriptions of their work, approach to design and nearly identical lists of services and sectors,” said Hoffmann. “In fact, you could take a copy from most design firms, apply it to another, and it still fits.”

To present a unique brand, firms need to tell their story in a way that sets them apart from their competitors and appeals emotionally to the client’s needs. Understanding the needs of clients requires market research but most people skip that step, said Hoffman, and it is the difference between failure and success.

She cited Farrow as an architectural firm that was able to put together a unique messaging about creating spaces that promote wellness and healing, describing their work as “architectural super vitamins.” This “sets them apart from other firms in the healthcare sector,” she said. “If I were a neurosurgeon, I would understand that they are unique and these are the people that should be hired.”

Another way to stand out is to offer a wide range of services. The trend to offer a turnkey service is convenient and particularly useful for small firms with first time buyer clients.

How do design firms get work? Firms have to know their target markets and let clients know they are ready to be hired, she said.

Hoffmann also stressed optimizing websites for search engines is key and knowing which social media platforms to connect with. Private clients are active on Facebook and Instagram while B2B customers tend to use LinkedIn or Twitter.

“Get your profile set up, learn how to use them and interact,” she said, noting that she is surprised at how the “design community is not really using LinkedIn that much.”

Remaining competitive and resilient means keeping up with all the trends and changes. Hoffmann said COVID has accelerated and magnified everything. For example, interior designers are facing increased competition from architecture and engineering firms as everyone tries to find new work.

Finding work is about following the money. “P3s are standard now in many areas. P3 projects came to be because taxpayers were tired of paying for huge contracts that were always late…. and more expensive,” she said, noting more projects are being delivered as P3 including little projects bundled into one big P3 contract.

Hoffmann said her big advice is not to “put all your eggs in one basket.” She suggested always having three areas of focus and making sure one of them is in an essential market which has lots of funding.

“This will help protect you,” she said. “I have gone through three massive downturns and different boutique firms have been left out of business.”

She noted the hospitality and retail sector was hit especially hard by the COVID-19 pandemic, which was unfortunate.

“I always say you want a stool that has three legs and if one leg breaks off, the other is bent, it’s still standing,” she said. “But if your stool has one leg, it breaks off, you’re gone.”

Finally, Hoffmann stressed it is important for firms to form strategic alliances with companies and partners that can help source new projects or enhance their ability to go after work.

Cheryl Mah is managing editor of Design Quarterly

Study reveals impact of window conditions on mental health, sleep

A new study finds that more access to daylight at home improves circadian alignment, sleep and mental health in healthy adults.

The REVOLV study was conducted by the Light and Health Research Center at the Icahn School of Medicine at Mount Sinai (Icahn Mount Sinai) to explore how increasing daylight access at home affects circadian rhythm, sleep, vitality and mental health.

The peer-reviewed paper was published on September 23 in the International Journal of Environmental Research and Public Health.

“The REVOLV study demonstrates the impact of daylight on the physiological, behavioural and subjective measures of circadian health in a real-world environment,” said senior author Mariana G. Figueiro, Ph.D., professor and director, Light and Health Research Center, Icahn Mount Sinai. “The findings highlight the importance of ensuring people are exposed to circadian-effective electric light or daylight indoors as well as outside for human health and well-being.”

As the primary environmental cue for the body’s master biological clock, light-dark patterns are key for circadian alignment and are fundamental to multiple dimensions of health, including sleep and mental health.

Although daylight provides the proper timing, quantity and colour of light for promoting circadian alignment, modern indoor lifestyles typically offer fewer opportunities for adequate daylight exposure.

In 2020, people spent 65 per cent of their waking hours at home, compared to 50 per cent in 2019, according to the Bureau of Labor Statistics, which U.S.-based residents. Leveraging this natural experiment during the COVID-19 pandemic, researchers tracked residents living in the Exo apartments in Reston, Virginia. During the crossover study, 20 residents spent one week in their apartments with electrochromic glass windows, also known as smart windows, which tint dynamically based on the location of the sun, and another week with standard windows with blinds. The participants wore sleep tracking devices, completed surveys on their health and well-being and provided saliva samples every 30 minutes over the course of five evening hours to measure their melatonin levels, a hormone that rises in the evening and triggers sleepiness.

Researchers found that, in just one week, melatonin production in the body was delayed by 15 minutes when residents used their blinds, resulting in them falling asleep 22 minutes later and sleeping 16 minutes less each night. In contrast, consistent and quality sleep in the smart window condition resulted in increased vitality during the day, an 11 per cent reduction in anxiety and a 9 per cent reduction in stress.

“When it comes to choosing a place to live, access to daylight and quality views are key features for prospective tenants,” said study author Piers MacNaughton, Sc.D., vice president of health strategy, View Inc. “This study shows that daylight and views are not just desirable amenities but also have fundamental impacts on our health and even our hormones.”

In a previous study, the Urban Green Council looked at the prevalence of window coverings, which block daylight from entering residences when closed. They found that regardless of time of day, direction the window faced or whether a building was commercial or residential, 59 per cent of the window area was covered by blinds or shades. More than 75 per cent of the buildings they surveyed in New York City had more than half of their window area covered.

The REVOLV study demonstrates that smart windows are one method of optimizing indoor daylight access in the built environment to improve occupant health without the drawbacks of visual and thermal discomfort, energy consumption and reliance on occupant behaviours that come with traditional solutions such as blinds.

“In technology-driven markets like the Dulles Corridor in Northern Virginia, smart home technology, wellness-focused amenities and health-promoting activities are becoming increasingly higher priorities in making a final decision on where to call home,” said Jessica Murphy-Work, senior regional manager at Greystar. “In addition to improving access to daylight, design choices like incorporating smart windows can have implications on tenant attraction, retention and asset value.”

Previous research has demonstrated that daytime light, especially natural daylight, can impact nighttime sleep quality. It has also been shown that electric lighting indoors tends to be dim and constant, which may not be beneficial for the circadian system’s needs. Lack of a robust light-dark pattern can lead to circadian disruption and poor sleep and health.

A 2020 study, EVOLV, found that office workers in an office using smart glass to optimize daylight and views slept longer at night than those working in an office with traditional glass and blinds. Participants also scored 42 per cent higher on cognitive assessments when exposed to optimized daylight and views. The benefits to sleep and cognitive performance were immediate, substantial and sustained.

The REVOLV study was funded by View Inc., through a sponsored research grant to Icahn Mount Sinai.

Photo by Artem

B.C. prolongs provincial sales tax rebate

A provincial sales tax rebate on electric vehicle charging stations, furniture, tools, office equipment and some other building/facilities management and operations essentials has been extended for another six months in British Columbia. The 54-week COVID-19 business relief measure was due to expire on September 30, but qualifying claimants will now be eligible for a refund of the 7 per cent PST on purchases invoiced and paid for between September 17, 2020 and March 22, 2022.

“We see there is still a need, so we are extending the program to give more businesses time to apply,” advises B.C. Finance Minister Selina Robinson.

Approximately 110,000 B.C. businesses are eligible to claim the rebate and, thus far, the provincial government reports that nearly 2,000 have successfully done so — amounting to “millions in rebates on more than $100 million in qualifying equipment and machinery”. The construction sector has emerged as the largest beneficiary, followed by transportation and retail.

Under program rules, most real estate acquisitions and investments to physically improve capital assets — such as renovations, accessibility upgrades and retrofits or replacement of building infrastructure or systems — do not qualify for the rebate. However, the one exception could work nicely for investors deciding that the time is right to open a drive-in movie theatre since property purchased for that purpose is eligible.

In practical terms, it’s perhaps more likely that commercial building owners/managers would take advantage of the PST rebate on electric vehicle charging stations, electrical generating equipment, storage bins or outdoor advertising signs.

Kingston celebrates first large-scale geothermal residential building

A cornerstone-laying ceremony was held this week for Kingston’s first large-scale geothermal residential building, the Geo. The result of a partnership between Podium Development Corp., Secure Capital Partners Inc., Blue Vista Capital Management LLC, and OPTrust, the Geo will add 344 units of much-needed rental supply to the city, while also being Kingston’s first Fitwel-certified building.

“As a City, we’re committed to demonstrating leadership on climate action, but we need everyone in the community involved to make an impact,” said Kingston Mayor, Bryan Paterson. “The Geo is a big step forward towards a low-carbon future for Kingston and I’m excited to see this project be completed. Podium is leading the way with this development and has set the bar for new, environmentally conscious construction in Kingston.”

To improve energy efficiency and reduce reliance on fossil fuels, the Geo will use geothermal energy to lower its greenhouse gas emissions by over 70 per cent—which will also in turn lower utility costs for future residents.

“Our team is focused on leading positive change for lower carbon buildings,” said Podium Developments’ Managing Director, Bernard Luttmer. “This is Kingston’s first large-scale geothermal residential building, but it will not be the last. Our portfolio of new multifamily projects planned in Kingston and throughout Ontario are all being designed with innovative technologies to help us reach a net-zero carbon future. We were able to celebrate this ongoing work at the Geo this week.”

At the Geo, twenty per cent of car parking will be provisioned with EV charging capabilities. Building amenities will include private outdoor terraces, a rooftop terrace, a two-storey gym with a squash court, and 344 dedicated bicycle parking spaces.

“From the earliest stages of planning, we wanted the Geo to be the first Fitwel certified building in Kingston,” said Luttmer. “Resident well-being has always been a high priority for us, but this pandemic has truly magnified the importance of health and wellness in our buildings,”

A redeveloped Brownfield infill site, the Geo is centrally located at 575 Princess Street, just a short walk to both Queen’s University and downtown Kingston. Once complete, it will rise 10-storeys and feature ground-floor retail as well as a corner parkette at Princess St. and Frontenac St.

The Cornerstone Ceremony at the Geo was followed by the Official Grand Opening of Unity Point, the Project Partnership’s first purpose-built rental community in Kingston, which is currently fully leased and occupied.

For additional information visit www.TheGeo.ca

Housing market more vulnerable to downturn

Canada’s housing market has reaching a new vulnerability high as homes prices accelerate alongside ongoing overvaluation.

High vulnerability at the national level is largely a reflection of problematic conditions in several local housing markets across Ontario and Eastern Canada, according to the latest Housing Market Assessment released by Canada Mortgage and Housing Corporation (CMHC).

A high degree of vulnerability means the housing market is more vulnerable to a potential downturn, with greater consequences if the downturn were to happen.

Historically low interest rates, government supports, and the rollout of mass vaccination programs provided higher purchasing power, disposable income levels, and employment amongst Canadians in the first half of 2021, however, recent home price growth was not fully explained by these improving housing market fundamentals.

“Exceptionally strong demand and home price appreciation through the course of the pandemic may have contributed to increased expectations of continued price growth for homebuyers in several local housing markets across Ontario and Eastern Canada,” said Bob Dugan, CMHC’s chief economist. “This, in turn, may have caused more buyers to enter the market than was warranted.”

The number of home sales in Canada reached a historic high in the first quarter of 2021, with demand far outpacing the supply of available homes. Sales moderated in the second quarter of 2021, albeit to a still historically elevated level, with market overheating still detected at the national level.

There is low evidence of excess inventories in the national housing market. This means there is not an unusually high level of vacant, newly built, and unsold housing units. As well, the rental apartment vacancy rate is not significantly above normal levels.

Regional Outlook

The degree of vulnerability in Montreal is moving from moderate to high, as home prices have risen sharply and are well above the level warranted by fundamentals, such as labour income. There are signs of overheating despite a declining pace of sales and more properties for sale during the second quarter of 2021.

The Greater Toronto Area remained at a high degree of market vulnerability. Despite existing home sales starting to ease and the pandemic-induced buying activity dissipating during the second quarter of 2021, the demand-supply imbalance in the Toronto market for existing homes contributed to the persistence of price acceleration.

Vancouver’s rating was reduced from a moderate to low degree of vulnerability. Price growth has settled down in Vancouver as sales slow down. Homeowners have listed their homes in larger numbers than usual, easing the competition among buyers. Record low listings have kept Victoria as a sellers’ market.

Overheating, price acceleration and overvaluation are all currently prevalent in the Hamilton housing market. In Ottawa, home sales have trended down since April 2021, but sellers’ market conditions still prevail as listings remains at historic lows, pressuring price growth.

The Halifax housing market remains overheated, with the high sales activity against limited housing supply putting upwards pressure on home prices. In Moncton, prices have continued to grow in 2021 (23 per cent year-to-date) reflecting the underlying disconnect between the supply and demand for housing.

In Calgary, market trends are pointing to a strong sellers’ market, although overheating is not detected. In Edmonton, the pace of new home sales remains strong but moderate evidence of excess inventories persists.

Regions showing a low degree of vulnerability include: Saskatoon; Regina; Winnipeg; and Quebec.

Alberta hospitals get rigorous trespass controls

Attempts to thwart access to or destabilize the operations of Alberta hospitals could be met with fines of $10,000 to $25,000 once a promised new regulation under the provincial Critical Infrastructure Defence Act is enacted. The Alberta government has announced that hospitals and other health facilities will be added to the designated list of public and privately owned venues identified for rigorous controls against trespassing.

The move responds to a series of unruly gatherings that dissenters opposed to COVID-19 vaccination have staged at health care campuses throughout the province. The enabling legislation, which came into force in June 2020, includes flexibility for the government to add other types of critical infrastructure, as deemed necessary, to the list specified in the Act.

“It is dangerous for anyone or group to hamper the ability of Albertans to access health care when they need it,” says Health Minister Kaycee Madu. “Our government is making more explicit through the Critical Infrastructure Defence Act that the safe operation of our hospitals is, indeed, critical, especially during this unprecedented time.”

Once the new regulation is in place, it will be an offence to wilfully obstruct, interrupt or interfere with the use, operation, construction or maintenance of a health care facility. Those convicted of doing so will be subject to fines of up to $10,000 for a first offence and fines of up to $25,000 or up to six months in prison for subsequent offences. Corporations found to be giving support or direction to trespassers face fines of up to $200,000.

Existing categories of property identified as critical Alberta infrastructure include: pipelines and related infrastructure; oil and gas production and refinery sites; electricity, gas and water utilities; telecommunications lines, towers and equipment; highways; railways and mines.

Forestry company invests $10M in Gogama housing facility

A forestry company in northern Ontario is investing $10 million to construct a new, 44-unit housing complex in Gogama in an effort to recruit talent to an area where living accommodations are limited.

Located between Sudbury and Timmins, The EACOM Timber Corporation’s sawmill in Gogama can produce 110 million board feet of lumber annually, including wood chips, sawdust and shavings. The eastern Canadian wood products company owns seven sawmills, a remanufacturing facility, and an engineered I-joist plant.

The company plans to welcome 12 international employees and their families to this facility over the next year. Housing will also accommodate corporate and regional employees who travel to the area on business.

“This is the realization of an idea that started two years ago”, says Eric Larouche, EACOM vice-president of human resources. “EACOM appointed a dedicated task force group to work on this project and they worked countless hours to make it happen. We are extremely happy to offer our employees a housing alternative to better their life at work, as we always strive for the best for our employees.”

For this project, EACOM partnered with IVEY Group, based out of Sudbury. IVEY Group, a recruitment and immigration firm, will oversee the operations of the facility including foodservice, housekeeping, maintenance and upkeep.

“Our team at IVEY Group is pleased and extremely proud to partner with EACOM on this exciting project,” says Anthony Lawley, president and founder of IVEY. “Further, our organization has partnered with First Nation Industrial Systems, out of Timmins, to bring this project to fruition.

“From the very beginning of the process, EACOM made it clear they wanted to support local businesses to stimulate the local economy. This is in direct alignment with our vision at IVEY Group which is to continue to support the development of northern Ontario, creating high-value jobs and promoting the north as a great place to work and live.”

Digitizing fire protection for facility inspections

Extensive safeguards are required to protect workers, occupants and facilities from fire-related events. The larger, more complex, and higher-risk the facility, the more safeguards and fire protection equipment are required.

Fire protection consists of a plentiful list of items to prevent and minimize damage, and is divided into two categories: fire equipment and fire emergency systems. Fire equipment is the main tool at the disposal of workers, occupants and emergency response personnel in the event of a fire; while fire emergency systems are built-in lines of defence that are designed and engineered to prevent a fire from spreading, alert occupants and allow for quick escape.

Compliance Culprits

With fire equipment, the biggest culprit for non-compliance issues usually involves obstructions blocking fire extinguishers and hoses from view.

If inspectors are making their rounds without measures in place to prevent items from being missed, it’s not hard to imagine them accidentally overlooking a blocked fire hose cabinet. After all, fire extinguishers are often cited as the most frequently missed inspection item by industry professionals.

For fire emergency systems, the potential for inspection issues increases dramatically with building size and complexity. In high-rise buildings, for example, elevators must be operated by a firefighter using a keyed-switch (particularly the designated firefighter elevator), routes of egress and means of ventilation must be unobstructed, and alarm systems and emergency power must be operational.

Fire-rated doors, or fire doors, are an integral part of fire emergency systems that provide passive fire protection and help contain and compartmentalize a fire, along with providing a path of egress for occupants.

The door, frame, hinges, hardware, glazing, glass kit and glass beads must all be intact, secured and in good working order with no missing parts. Signage must be present and affixed securely, and labels must be clearly visible and easy to read with no modifications. The key for fire doors is to remain unobstructed, as this is a major cause of non-compliance and threat to occupant safety.

Sprinkler valves are another fire emergency system to keep your eye on. The valves should be checked for signs of physical damage or leaks, water pressure from the valves must be sufficient to extinguish a fire, and the valves must remain unobstructed.

Pro tip: during construction, valves may be shut off for work to be conducted. When valves are off, extra checks must be performed to maintain safeguards especially if hot work is performed.

Having a sound Fire Watch program is imperative to protecting your facility and liability.
Facility managers and their teams must effectively oversee so many different elements of fire protection, which is why it’s crucial to develop and implement effective procedures to ensure compliance and emergency preparedness.

Digitizing Inspections

One effective solution to reduce risk is digitizing fire protection inspections. Leaving the logbooks behind for a digital solution that leverages technology such as near-field communication will ensure that each piece of equipment was visited (reducing false-reporting) and will streamline the rest of the inspection process for the facility’s team. An integrated system that can alert of near-due, overdue and deficient inspection items is an easy way to help ensure compliance.

Take fire equipment, for example. If a facility has 100 fire hose cabinets (FHC), a digital solution will help keep track of the inspection status for each FHC, including remaining inspections; this will ensure the facility’s team stays informed through automated email notifications with daily, weekly and/or monthly summaries outlining if any FHCs were missed or have deficiencies and will remove the need to review inspection paperwork.

Digital solutions are also beneficial for inspectors because it will alert them if they have any remaining inspections. It makes the inspecting process seamless by allowing inspectors to include photos and notes, look up manufacturing information, upcoming service dates, and instructions and information specific to the equipment they’re inspecting.

The same goes for fire doors, sprinkler valves and other fire emergency system inspections. Dynamic questions, fields and instructions can be customized according to individual components and inspection needs for each item—for example, if a sprinkler valve is in the open position and the valve pressure is within the operable range.

Digitizing inspections makes compliance effortless with access to facility data in an exportable and packaged format that is secure, easily accessible and meets code retention requirements. Inspection data can be collected to generate powerful analytics and trends to forecast future inspection needs and associated costs, and review team performance.

At a certain point, it makes far less sense to stick with the same old pen and paper or electronic forms for routine fire protection inspections, and the pandemic has shown us that technology is integral to thriving in uncertain times.

Paul Amendola is chief executive officer of Tap Report, a Toronto-based firm that specializes in creating safer workplaces through software.

Indigenous themes illuminate Dakota Dunes Resort

The Whitecap Dakota First Nation has collaborated with designers on the Dakota Dunes Resort, a new 155-room hotel and conference centre in Whitecap, Saskatchewan.

Completed during the height of the pandemic, the project showcases Indigenous themes and creates unique cultural experiences for its visitors and guests.

aodbt architecture + interior design, in collaboration with LEMAYMICHAUD Architecture Design during the initial phases, worked with the Whitecap Dakota First Nation to design and develop this multi-million-dollar resort hotel, which is the final stage of a larger hospitality complex. The overall motif explores the Indigenous themes of Fire, Water, Earth, and Air, each of which is represented in a specific area of the hotel.

In the early stages of the project, the intent was to design and produce custom lighting fixtures. However, the pandemic created various challenges concerning availability, so the aodbt team collaborated with Titan Electrical Group Inc. to re-imagine the lighting, with Eureka Lighting luminaires selected for several areas of the hotel.

The project has been a significant one for the Whitecap Dakota First Nation, bringing significant employment opportunities during construction and now in operations and management. It has generated a good deal of excitement and positive feedback, and the community is incredibly proud of the result.

“Our team was honoured to be a part of such an important project for Whitecap Dakota First Nation and to have created something special for the community” said Nicole Tiessen, principal at aodbt and lead interior designer for the hotel. “We are thrilled with how the lighting complements the architecture and supports the Indigenous themes throughout. Each fixture in place adds a lot of interest and depth to our design concept.

Water is the theme for the exhibit corridor, which is the main artery between the lobby, conference rooms, and the bar and restaurant. Floor to ceiling windows line one side. Luminaires are suspended over exhibit cases along the windows, which display Indigenous artifacts and special gift shop items. The pendant features an elegant artisanal casted glass disc. Light is blended through an internal diffuser, sending warm illumination over the cases below.

“We selected Celeste because of the organic shape of the glass on the fixture and the ability to stagger multi-stack fixtures; this blended seamlessly with the element of water in this corridor,” said Tiessen. “And we staggered single and double luminaires along the corridor to create the illusion of rain coming down.”

Earth themes are illustrated in the restaurant and bar areas. While the restaurant is not a large room, its ceiling is very high. So, lighting was used as an architectural feature to define different zones within the space.

The importance of the cattle industry, and the role of the bison in traditional Indigenous culture, is represented in the restaurant and bar through the colour palettes, fabric, and graphics. Designers chose a specific fixture for the bar area because its shape and felt panels subtly represent a basket weaving.

Guest room design reflects the Air theme, with plenty of natural light, patterning in the carpet, and a lighter colour palette. From the Nation’s leadership, Chief Bear, a headdress photo has been transformed into a graphic wallpaper behind every room’s headboard. The sacred piece needed to be the focal point. In place of standard table lamps, designers used sleek pendants above each nightstand. With a small 2.75-inch aperture, the 18-inch high black pendants are discreet while directing a narrow beam of light over the surface.

Work begins on new Tsawout First Nation housing

Construction is underway on a new affordable housing development on the Tsawout First Nation in Central Saanich. The project is designed to meet the needs of Indigenous peoples in the workforce with completion anticipated in 2023.

“This project will help working people in Saanich stay connected to their culture, communities and families,” said Lana Popham, MLA for Saanich South. “We will continue to work in partnership with First Nations and Indigenous housing partners to deliver more much-needed affordable housing, both on and off reserve.”

The five-storey building will have 24 two-bedroom suites, three three-bedroom suites and one fully accessible suite, all designed to meet the needs of working families. The homes are being built through a partnership between the province through BC Housing, the Salish Sea Housing Society and the Tsawout First Nation.

“The Tsawout First Nation is thrilled to work with BC Housing to have affordable housing for working families built on our traditional territories,” said Chief Harvey Underwood, Tsawout First Nation. “There are many jobs opening up right now, but without an affordable place to live, it is harder for people to access these jobs. We are pleased that these 28 units will be built to a high environmental energy standard, which fits with the values of our First Nation.”

Amenities include dishwashers and washer/dryer hookups in each unit, a common laundry facility, storage lockers and bike storage, covered parking and internet access. Reflecting the desire to create community among residents, there will be a playground and a communal space for barbecuing and gatherings.

“Once the Salish Sea Housing Society identified the strong need for workforce housing on the traditional W̱SÁNEĆ territory, they embarked on a mission to fill this gap in housing options,” said Ron Rice, chair, Salish Sea Housing Society. “We are so excited to see this vision actualized and are grateful to our project partners.”

The housing is expected to be ready for occupancy in spring 2023.

New Canadian Canoe Museum slated for 2023

A new home for the Canadian Canoe Museum will start rising in Peterborough, Ont., on a five-acre site along the water’s edge. The idea is that it will become a new cultural destination for visitors to learn about Canada’s collective history and reinforce their connections to land, water and one another – all through the unique lens of the iconic canoe.

West-facing views of Little Lake, a connection to the Trans Canada Trail and surrounding public parks will create a vibrant community space for outdoor activities and the museum’s canoeing and outdoor programs and events.

The museum recently completed purchasing the city-owned site and intends to sell its current property at 910 Monaghan Road to help fund the project, in addition to a fundraising campaign that has raised just over 82 per cent of the $40 million needed. Chandos Construction Ltd. and Lett Architects Inc. will be overseeing the project, slated for completion in 2023.

The design of the museum’s interior is a thoughtful blend of contemporary design and refined cottage sensibilities, with a large indoor/outdoor fireplace directly off the public café.

From the entrance of the museum looking south, visitors experience the impressive, curved façade of the building and get a glimpse of the large fireplace in the café lounge.

The entrance features a soaring double-height atrium space with exposed mass timber elements and a wood ceiling. The atrium is the heart of the public space and contains the reception area, retail zone, elevator, and the feature stairs to the exhibition hall on the second floor. From the atrium, the public is also offered access to the artisan workshop to witness the art of canoe-making and restoration first-hand, as well as into the museum’s collection storage centre, where hundreds of watercraft rest on racking awaiting future exhibition.

The public atrium features soaring double-high ceilings and beautiful exposed mass timber elements as well as views into the museum’s collection centre.

Directly off the café is a covered outdoor terrace, which is also accessible from the Trans-Canada Trail to the west of the building, allowing the public to stop by for refreshments as they walk the local network of trails.

The public terrace, directly off the museum’s café, offers scenic lakefront views and a large fireplace for the public to enjoy.

From the street, its curving façade gently lifts to reveal the mass timber elements through large expanses of glazing. The building is clad in weathered steel panels, giving a warm quality to the museum that suits its natural lakefront setting.

Construction on the new Canadian Canoe Museum begins October, 2021.

Regional Outlook

Compliance Culprits

Digitizing Inspections

IDS Vancouver

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