Collapsed high-rise spotlights structural safety

The recent collapse of a high-rise residential building in Surfside, Florida, is an unimaginable tragedy that sadly underscores the importance of structural safety and the drastic consequences that could result if exposure to moisture goes unchecked. Though investigators have not yet revealed the exact cause of the collapse that killed dozens of people as the search for bodies continues, a 2018 engineering report indicated that the 40-year-old complex had multiple structural deficiencies.

“This tragedy will create an aftereffect, not only in the way condominium corporations and private apartment building owners are regulated as to the structural safety of their buildings, but also in the world of insurance company underwriting,” warns Andy Schwartze, who manages the Take Cover insurance program for revenue-producing properties. “Underwriting is a reactive business. There are no crystal balls enabling us to predict what will happen in the future, so instead we wait for events to happen and then adjust our ‘risk avoidance’ strategies accordingly.”

In the case of the Champlain Towers South, it is likely that the salty ocean environment played a role in weakening the structural integrity of the building. The 12-storey condominium tower had partially collapsed on June 27^th before the remaining structure was demolished July 4th to expidite search and rescue efforts ahead of Tropical Storm Elsa.

“It has always been known that concrete cures forever, albeit at slower rates as time passes,” explains Schwartze. “Concrete relies on structural steel for its strength and conversely the steel beams and reinforcing rods rely on the concrete for protection from rust and corrosion. When regularly subjected to a professionally managed waterproofing program, the lifespan of this tough team can last for a very long time.”

On the flipside, when corrosion occurs due to prolonged exposure to moisture and a lack of regular care, the structure develops weaknesses that can be detrimental.

“The combination of shifting and vibration, when applied to aging structural components that have been exposed to serious moisture, is a threat to certain types of buildings—in particular, those with below grade infrastructure, like parking facilities,” says Schwartze. “While salt moisture accelerates this process, which is clearly worse in coastal areas, like Florida, road salt brought into parking garages in the winter months here in Canada can also be destructive.”

As a veteran of the insurance sector, Shwartze has seen firsthand what can happen if early detection and remediation isn’t a priority. “I once had a client lose an entire underground parking deck after it separated from the support pillars,” he says. “The combination of winter salt and some road work out front was enough to detach the deck and drop it onto the next level. Thankfully, no one was hurt. The owners had become aware of the growing problem, and were planning to deal with it before the unexpected vibrations caused by some municipal road work accelerated the problem.”

In short, Schwartze advises apartment owners and managers to be proactive and accept that the onus is on them to conduct regular building maintenance and perform periodic reviews. Unlike weather-related disasters, which cannot be avoided, failures due to structural deficiencies can.

“A sad case such as this one in Florida will prompt high-rise building underwriters to demand more accountability with respect to maintenance programs intended to provide early detection and remediation,” he says. “It is much too soon to try to predict how the insurance underwriting world will react to this horrible event, but react it will—eventually. There will be an inevitable impact on moisture-exposed concrete structures everywhere. It is not a question of ‘if’, but rather of ‘what’ and ‘when’.

For questions regarding multi-residential housing insurance, visit: Home – Take Cover

C.L.E.A.N. tips for pest prevention

Summer is here, and with it comes a lot of positives – warmer temperatures, more active lifestyles, and longer days. This summer may even see a slow emergence from the pandemic, so office workers and those in commercial facilities will be even more celebratory of the season. But the challenge of pest prevention can intensify.

Like us, pests are also more active at this time of year, being driven by three necessities – food, water, and shelter. So, even though cleaning is synonymous with spring, it’s good to do a deep clean each season to help protect your facility against seasonal pests and incoming infestations.

The top offenders in terms of potential pest threats are the best place to start. The checklist below should guide your cleaning and pest prevention plan. Then, set up a walk-through with your pest management provider to pest-proof your facility for the summer months.

C – Clear clutter where pests might hide. They want what you want – food, water, and shelter. Eliminate potential feeding and harbourage points like cardboard boxes, where cockroaches especially enjoy hanging out – they feed off the glue that holds boxes together. Overcrowded or unorganized storage areas, items on floors, and shelves rarely used all provide hiding spots for pests, so be sure to keep the spaces tidy and clutter-free.
L – Limit food sources. Pests only need a small amount of food to survive, so food preparation and kitchen/lunch areas should be cleaned thoroughly, with a focus on hard-to-reach spaces and areas where spilled foods or drinks may go unnoticed (like under a vending machine). Food and pantry items need to be kept in tightly sealed containers to reduce odours and prevent pests from entering, and don’t leave food out overnight. Using organic cleaners made with naturally occurring bacteria and enzymes can discourage pests by eliminating the grease and grime they feed on and breed in, especially in and around drains.
E – Eliminate crumbs and water. Wipe down surfaces and mop floors in areas you don’t typically get to every week, making sure to leave no standing water. Small amounts of moisture can sustain pests for long periods of time, so make sure to repair leaks and water problems as soon as you spot them.
A – Assess the building’s exterior. Look for cracks, unscreened vents and openings around doors, window screens, and pipes entering the building. Seal any openings with weather-resistant sealant. Clean gutters, point downspouts away from the facility, and work with your landscapers to trim branches, plants, and bushes away from the building.
N – Nix trash and garbage. Pests see trash as a gourmet meal. Always empty trash receptacles at your properties frequently. With more activity in office buildings now than seen in previous months during the pandemic, use this seasonal cleaning as a time to create a waste-removal schedule for staff. Place dumpsters as far away from your building as possible, and regularly clean and rotate them to eliminate pests or residue that might attract them.

In addition to obvious attractants, you’ll want to be on the lookout for hidden threats that could cause big problems down the road.

Mould not only indicates the presence of water (which attracts pests), but it can cause allergic reactions or other health hazards.
As you check around the openings of your facility, pay attention to openings and cracks, both large and small. Rodents can squeeze through spaces the size of half a centimetre, bringing harmful diseases into your facility and potentially contaminating surfaces and any food product.
Look for sites where birds might have roosted over the winter that need cleaning as well as bird-proofing.
Inspect rooftops for damages that could result in water damage inside and worn-out or unscreened vents, which birds and rodents can use as an entry point into the building.

Set a realistic yet rigorous schedule for seasonal cleaning, and don’t forget to practice safe storage: store all products in their original containers and regularly dispose of perishable goods as they expire. Get all staff engaged by creating a written sanitation program that has daily, weekly, and monthly benchmarks, and includes staff members’ roles. Remember, it is everyone’s responsibility to help keep a facility free of pests.

As you stay C.L.E.A.N., remember to keep pest prevention and management in mind to create a plan of attack for all potential pest problems. If you do, you’ll be on your way to reducing pest pressures for your facility and creating a healthier environment for everyone to enjoy these post-pandemic summer months.

Alice Sinia, Ph.D. is quality assurance manager of regulatory/lab Services for Orkin Canada, focusing on government regulations pertaining to the pest control industry. With more than 20 years of experience, she manages the quality assurance laboratory for Orkin Canada and performs analytical entomology as well as provides technical support in pest/insect identification to branch offices and clients. For more information, email Alice Sinia at [email protected] or visit orkincanada.ca.

CERS uptake falls short of potential

Removing landlords from the application process hasn’t necessarily made the Canada Emergency Rent Subsidy (CERS) more accessible for commercial tenants experiencing pandemic-related financial stress. Canada’s leading commercial real estate organizations are calling for more flexible rules with retroactive eligibility to capture more businesses that have been either overlooked or hesitant to enter the program.

CERS uptake statistics, posted on the Canadian government’s website, show that 196,640 distinct applicants have received support through the program in the roughly nine months between Sept. 27, 2020 and July 2, 2021. That’s an increase from the approximately 130,000 individual businesses subsidized in the six months of the forerunner Canada Emergency Commercial Rent Assistance (CECRA) program, but far off the pace of the 449,250 businesses that have tapped into the Canada Emergency Wage Subsidy (CEWS) since it became available in March 2020.

“What we’re hearing from some of our members is their tenants are not going through the application process because they are not totally comfortable in providing their share of the rent even though it’s highly discounted. They don’t want to be offside with CRA (Canada Revenue Agency) by agreeing to put it forward when they might not have it,” advises Brooks Barnett, director of government relations and policy with REALPAC, which represents many of Canada’s largest commercial real estate companies, property funds and investment managers. “Also, CERS requires historical data to prove revenue loss, and there are a number of businesses that just didn’t have that so they were never admitted into the program.”

REALPAC, Canada-wide chapters of the Building Owners and Managers Association (BOMA) and the commercial real estate development organization, NAIOP, recently submitted joint recommendations for program revisions to Finance Minister Chrystia Freeland. They’re also attempting to determine how many tenants have opted to negotiate rent deferrals or abatements directly with their landlords rather than apply for CERS.

Program parameters derived prior to the second wave

The program was devised and introduced when COVID-19’s second wave was strongly hinted, but the severity of that outbreak, a third wave and prolonged lockdowns in some areas of the country were still in the future. Barnett points to retailers, restaurateurs and personal service providers in the Greater Toronto Area that have effectively been closed to walk-in business for seven of the nine months CERS has been available as examples of those stretched to make the rent contribution that program rules dictate.

Nor could landlords choose to simply forego that portion of the rent since both the up to 65 per cent CERS and the 25 per cent top-up for recipients in lockdown situations is calculated on expenses paid, rather than what’s actually owing. Alternatively, the commercial real estate organizations call for the subsidies to be tied to recipients’ contracted rents, which would give more leeway to negotiate other arrangements around the remainder and more assurance of collecting rental income needed to meet property owners’ operational obligations.

“There’s no incentive in CERS to provide rent deferrals or abatements because if owners do that, the overall proportion of money that tenants are eligible for also decreases,” Barnett says. “Or in some other cases, where tenants have had landlords willing to offer them 100 per cent deferrals, they haven’t applied because they think that’s preferable to the 65 or 90 per cent CERS coverage. So we think there are some built-in disincentives.”

In addition, the real estate organizations urge a loosening of the evidentiary requirements so that clearly struggling businesses can be more easily admitted into the program, and a higher funding cap for CERS recipients operating businesses from more than one location. The maximum available subsidy for a given four-week period has been $75,000 per single location or $300,000 for multiple locations. However, the latter ceiling translates to ever-diminishing amounts of relief for businesses with more than four separate addresses — prompting the industry advocates to suggest $1.8 million would be a more realistic maximum when applied to larger chains.

Under the terms of the 16-week extension past June 5, which was announced in the 2021 federal budget last April, the maximum CERS subsidy has now been trimmed to 60 per cent for the period from July 3 to 31 and is slated to drop twice more — to 40 per cent on August 1 and to 20 per cent on August 29 — before coming to and end on September 25. Nevertheless, industry advocates are calling on the government to grant retroactive subsidies in cases where they have adjusted the rules, including for new program entrants that could have theoretically qualified for the program at any time dating back to Sept. 27, 2020.

“That would effectively guarantee coverage to tenants that will possibly help set them up better coming out of the pandemic,” Barnett reasons. “I think the government would be well served by increasing that budget.”

Thus far, approximately $6.5 billion has been allocated through CECRA and CERS together. That breaks down to: $1.8 billion in CECRA relief; $4 billion in CERS; and a further $699 million for the lockdown top-up support. In comparison, nearly $84.6 billion has gone to employers/employees via the Canada Emergency Wage Subsidy.

Many commercial property owners continue facilitator role

Even after CERS replaced CECRA and commercial property owners were no longer a direct channel for tenant relief, Barnett underscores the key guidance and support that many have provided. He also commends CECRA and CERS program administrators and various provincial or local level programs, while noting that the overall patchwork can be befuddling.

“Landlords at the entity level were basically holding the hands of tenants and figuring out the wide array of programs that were out there, which were applicable for which tenants, and how all the puzzle pieces fit together. For a national company with 500 tenants across the country, for example, it’s a monumental task to figure out the mishmash of programs that tenants might be eligible for,” he recounts. “The staff at CRA and the federal government have been extraordinary at moving quickly on the pandemic. It’s been impressive to see how fast they came out with the policy and the program, but it has still been administratively very burdensome for applicants. They’re often struggling to understand all the requirements and responsibilities and then to provide a fulsome application to the satisfaction of the government.”

On the flipside, CERS is vulnerable to disreputable applicants. Along with more supports for tenants, commercial real estate organizations are calling for clearer accountability mechanisms to ensure that received funds are delivered to where they are owed.

“All of these are very important issues and they are all things that we are working on with the government, and the government is receptive,” Barnett reports. “Now that they’ve risen for the summer, there is no (near-term) legislative opportunity to get this through the House of Commons, but we’re very optimistic that the CRA can deal with some of this administratively and then some of this could be done through Order in Council (regulations).”

The enabling legislation for the 16-week extension also included authority to enact a further CERS extension, taking it to Nov. 20, 2021 if deemed necessary.

“The government hasn’t really given us much of a signal whether it will do that,” Barnett says. “If it does, it might be because the lockdowns lasted longer in Ontario and some other places than might have originally been expected.”

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

EllisDon awarded Burnaby Hospital redevelopment

EllisDon Infrastructure has been awarded the contract for Phase 1 of B.C.’s Burnaby Hospital redevelopment.

EllisDon will build the new Keith and Betty Beedie Pavilion, expand the support facilities building to include a new energy centre and renovate existing buildings on campus. Construction is expected to begin in summer 2021. The Beedie Pavilion and expansion of the support facilities building will be complete in 2025, with renovations complete in 2027.

“The redevelopment of the Burnaby Hospital will make a real difference for the people of Burnaby – providing better health for people now and protecting people and communities from health challenges, today and into the future,” said Adrian Dix, Minister of Health. “I’m excited to announce we’ve reached this major milestone in the redevelopment, and shovels will soon be in the ground to modernize the hospital in one of our province’s fastest-growing communities.”

Phase 1 of the redevelopment will see the construction of a six-storey, 83-bed pavilion with underground parking. All patient rooms, except for one, will be single-patient, which will provide greater comfort and privacy for patients and their families. The pavilion will include a maternity and labour unit, a neonatal intensive care unit and a medical inpatient unit with negative pressure rooms and outbreak zones to isolate infectious diseases.

The pavilion will also include a new inpatient mental health and substance use unit with a secured outdoor patio. Within this unit is a five-bed crisis stabilization unit that will provide short-term inpatient care, assessment and treatment for patients in crisis, at risk or in severe distress.

Phase 1 will include an expansion of the emergency department, operating and procedure rooms and other support areas.

With funding from the province and the Burnaby Hospital Foundation, Phase 1 of the redevelopment will cost approximately $612 million.

Construction on Phase 2 of the redevelopment, which includes building the second patient-care tower with 160 beds and a new cancer treatment centre, is expected to begin in 2025, once the business plan is approved. The redevelopment will be among the province’s largest health-care investments at a cost of $1.4 billion.

Condos low on list for boomers thinking of buying

More Canadian boomers said they would favour a detached home over downsizing to a condominium if they were to purchase a primary residence in the next few years.

A new survey from Royal LePage that was conducted in June found that 35 per cent of this cohort is thinking of buying a home and 45 per cent believe now is a good time to sell.

As of 2020, according to StatsCan, there are 3.2 million boomers born between 1946 and 1965. Royal LePage President and CEO Phil Soper says they have no plans on slowing down. “Fully vaccinated, and turning a cold shoulder to retirement, the typical member of this huge demographic is enjoying an empty nest and believes real estate is a good investment,” he says. “Millions of boomers are expected to wade into the market over the next five years.”

More than half (57 per cent) of respondents said they would purchase a detached house if they were to buy, while 19 per cent said they would prefer an apartment/condominium. Fifty-two per cent of boomer homeowners said they would prefer to renovate their existing home rather than purchase another, and an additional 24 per cent said they would consider it.

Of the 35 per cent of boomers who say they are considering purchasing a place to live in the next five years, 56 per cent say they would consider moving to a rural or recreational region.

Twenty-eight per cent say they would consider purchasing a larger home than the one they currently reside in, 56 per cent would consider a similarly-sized property, and 63 per cent would consider downsizing. The most popular reason for downsizing is less home maintenance (71 per cent), followed by more retirement money and travel. Nine per cent said they would help their children purchase a home.

“Turning full circle to those carefree, pre-children years, most boomers are looking for a home that requires less maintenance,” says Soper. Paradoxically, they also yearn for country living and don’t want to sacrifice living space. Look for the continued growth of managed communities in exurban and recreational regions.”

Working boomers largely did not consider their region affordable and 42 per cent said they would consider a move to a different city, near or during retirement.

Since the onset of the COVID-19 pandemic, more than 550,000 Canadian boomers have sold their homes or are in the process of selling, and at least 90 per cent said the global health crisis neither caused their plans of moving to be postponed nor expedited.

‘Bank of mom and dad’

Twenty-five per cent of boomers say they have or would consider gifting or loaning money to a child to help with the purchase of a home as home prices skyrocket across the country. In Vancouver, that figure reaches as high as 34 per cent.

“Affordability is a major issue for young Canadians and with stricter mortgage stress test measures in place, they must clear higher hurdles,” says Soper. “Many are turning to the so-called ‘bank of mom and dad’ to achieve the dream of home ownership. The parental bank appears willing, even if it means delaying retirement.”

A recent Royal LePage and Sagen survey of first-time homebuyers in Canada found that the majority felt anxious about missing out on a property they wanted because of an insufficient down payment. That figure increased to 75 per cent in Toronto and 69 per cent in Vancouver.

Beachside condo community rising in Kelowna

An elevated beachside condo community called MOVALA will take shape in Kelowna, British Columbia, in the Lower Mission neighbourhood between Gyro Beach Park and Pandosy Village.

Kelowna City Council gave final approvals on the project at a public hearing this month. The residential development is the vision of local developer Stober Group, known for their commercial communities, including the Landmark District.

“This is an exciting time for our company, after many years of owning the land and careful consultation we look forward to building this significant residential community that is not only on a premium beachside location, but steps away from shopping, cafes, restaurants and outdoor activities,” said Dave McAnerney, CEO, Stober Group.

The pet-friendly, anti-short-term-rental community will consist of one, two and three-bedroom units with panorama views of Okanagan Lake. Indoor and outdoor amenities include a business centre with work hubs, golf simulator, fitness centre and yoga studio, library, coffee bar, outdoor pool, hot tub, saunas and showers, a cabana beach club, bocce lawn, and outdoor platform BBQ’s and tables for al fresco dining.

Plans also call for EV-charging capability at every parking stall, a condo project first in Kelowna.

The project team includes Meiklejohn Architects Inc, Interior Design Team Begrand-Fast, Ecora Landscape Design and sales and marketing through Epic Real Estate.

MOVALA’s contemporary concrete construction is accented by dynamic curves and terraced features. Each home reflects Okanagan indoor-outdoor living with a focus on extensive decks and large windows designed to take in the sweeping views. Nearby urban amenities are located in the gateway of the city’s recreational neighbourhood, The Abbott Street Corridor.

Construction is anticipated to begin Spring 2022, with completion of Phase 1 estimated for Fall 2024.

GTA condo sales above 10-year average

New home sales in the Greater Toronto Area were above the 10-year average mark as of May.

The Building Industry and Land Development Association (BILD) retrieved this data via Altus Group, which is its official source for new home market intelligence.

For new home sales, there were 3,661 units sold—five per cent above the 10-year average. Condos, including units in low, medium and high-rise buildings, stacked townhouses and loft units, accounted for 2,396 new home sales, which was 10 per cent above the 10-year average.

Looking at the sales of new single-family homes, including detached, linked, and semi-detached houses and townhouses (excluding stacked townhouses), there were 1,265 units sold in May, which three per cent below the 10-year average.

“While sales of new condominium apartments were lower in May than the frenzied pace of the previous two months, they were still above the 10-year average for May as demand remains buoyant and activity settles into more sustainable levels,” said Ryan Wyse, Altus Group’s manager, analytics, data solutions. “Buyers continue to be attracted to new openings, with about half of the newly released units available for purchase before the last 10 days of May selling within the month.”

Total new home remaining inventory was 12,555 units in May. That number represents 3.3 months’ worth of inventory based on the current pace of sales, but a balanced market would have nine to 12 months of inventory. Remaining inventory includes units in pre-construction projects, in projects currently under construction, and in completed buildings.

“The low inventory levels reported in the May data underline the need for GTA municipalities to address chronic shortages of housing supply,” said Dave Wilkes, BILD president and CEO. “Municipalities need to speed up approvals of shovel-ready projects, and as we look ahead to continued population growth in the GTA, they need to evaluate all aspects of the development approvals process to ensure that the new homes the region needs are being built in a timely manner.”

The benchmark price for new condominium apartments increased in May compared to the previous month, to $1,063,973, which was up eight per cent over the last 12 months. The price for new single-family homes decreased compared to the previous month, to $1,380,491, which was up 24.4 per cent over the last 12 months.

Condo windows: repair or replace?

Imagine you are driving an older car and the engine light comes on. You may wonder how much it will cost to fix it. You may also wonder if it is worth fixing. Are you throwing good money after bad? Like cars, windows also wear out and become obsolete over time. Although windows do not have a specific expiration date, they do have a finite effective service life.

How long windows will last—provide acceptable performance, for instance—will depend on the original design and the skill of the original fabricators and installers. Were the original windows Toyotas or were they Yugos?

For buildings built in the 1980’s or 1990’s, there is likely a window project coming up in the reserve fund study. Not only is the project a large expense, but the work will be very disruptive to every single owner in the building. As such, it is important to understand whether repairing the existing windows is a potential option, either as a stopgap to get to replacement, or as a feasible medium or longer-term solution.

Function

A definition of a window is an opening in the wall of a building that is fitted with glass or other transparent material in a frame to admit light or air and allow people to see out. Windows must also be adequate in the following categories:

- Structural: Must not fall out of the building or break in the wind.
- Water penetration: Must not leak water.
- Air penetration: Must not leak conditioned air and odours.
- Condensation: Must not be so thermally inefficient that condensation occurs on the interior.
- Energy conservation: Must not leak too much heating or cooling energy.
- Overheating: Should not overheat the space.
- Safety: You should not fall out of the building if you lean on the glass.
- Comfort: You should be able to sit next to the window on a cold day.
- Acoustics: It would be great if it did not sound as if you were outside.
- Durability: Must last a long time.

The above performance requirements are generally outlined in the Ontario Building Code, the “A440 NAFS” 2 windows standard, and the Ontario Supplementary Bulletins SB-10 and SB 123.Much of the performance criteria (structural, water penetration, air penetration) of the window system is covered by the NAFS standard which is a testing-based standard.

Windows are sent to a laboratory for third party independent verification of their performance levels. This generally involves hooking the windows up to a giant supercharged vacuum cleaner to see how much water or air can be pulled through them, or if the frames deflect too much. It should be noted that the resulting ratings that are used to sell thousands of windows are based on a single test. As such, site testing to confirm the installed performance is often recommended (although not required by building code).

A note on durability and planning for the future: The durability of the window may have a greater impact on the long-term value than the purchase price. Many older windows need replacement because they have become too difficult to operate or because they have become leaky over time. Surprisingly, there is only one durability test4 for new windows in the NAFS standard and it is only required for the AW Performance Class of operable windows (most windows won’t be tested for durability).

New is better, right?

Reasons for replacement may include leaks, condensation, fogged insulated units, overheating, and aesthetics, to name a few.

It is logical that the new windows will be superior to the existing old windows. There have been many advances in window technologies including new frame materials, new thermal break materials, high performance low emissivity coatings, and high performance glass spacers. Many of these advances lead to improved energy performance, which is being driven by ongoing building code updates. Window USI values (thermal transmittance W/(m2⋅K)) have come down from 7.2 (Single glazed) to 2.3 (Double glazed low e) to 1.2 (Double glazed high performance) to 0.85 (Triple glazed passive house).

However, building permits are not required for most window replacement projects and many of the advanced technologies cost more money than standard products available on the market (which may have the same technology as the existing windows to be replaced). Building Owners will have to make educated choices about how much to invest in windows and when. Because the replacement is so intrusive, service life so long, and so much of the cost related to access and finishes, the best value approach may be to purchase windows on the higher end of the performance scale. It’s as if you could get the Lexus for a bit more than the Toyota; they have the same maintenance costs, and you plan to drive it for 40+ years.

In terms of planning for the future, it is likely that triple glazed windows will likely become the norm in the next decade. As such, it is worth considering going above current code minimum so that the windows (and the building) do not become out of date shortly after the replacement work. In other words, why replace a double glazed window with a double glazed window?

Repairs

Window repairs can improve performance, particularly in regards to air and water leakage, but the improvements for operable windows often have a ceiling based on their original construction.

In regards to the effective service life of windows, it must be noted that aluminum, the primary material in many window frames, generally does not corrode or degrade with time. Rather, it is typically the sealing materials at the aluminum joints and operable windows that can degrade. The seals at the framing joints can be addressed by adding exterior sealant to the window frame, but repairing the operable windows may not be so easy.

Horizontal sliding windows are a very common operable window type and their strength lies in their simplicity. With no gears or hidden hardware, they can be easily repaired by replacing the weather-stripping at the sashes. Replacing the weather seals and weather-stripping has resulted in some retrofit windows achieving water penetration resistances of 200 Pascals or 300 Pascals (B2 or B3 under the old CSA A440), which may meet the current building code requirements depending on the building height. However, some buildings have very large sliding window sashes which have become difficult to operate. In those scenarios, which may be due to the frame bending or the sash not being square, repair may not be possible.

Newer windows are generally more energy efficient (lower thermal transmission). The main improvements are in the new glass (low emissivity coatings and high performance spacers) and the installation detail (insulation at the window perimeter). However, many window replacements are completed without improving the installation perimeter details and with mediocre low-e coatings. In those cases, value is lower as most of the cost has occurred, but not all of the gain. Greater value could have been achieved by investing in repairing the existing windows if the new windows would be only average.

Another repair option involves replacing the glass within the existing window frame. This may be considered where the existing frame is providing adequate performance— thermally broken, no leaks, for example. Changing from clear glass to a high performance low-e glass would substantially improve interior occupant comfort with much less cost and interior impact than full window replacement.

For all repair options, mock-ups and performance testing are necessary to determine the level of improvement that can reasonably be expected. Windows are a long term investment that can significantly impact occupant comfort and pride of ownership. When considering replacement, the best long-term value is likely in the highest performing and most durable products.

Repairing windows can be an appropriate strategy to improve performance, extend service life, and maximize return on investment. Engineering study and testing can identify the potential gains, inform good decision-making and result in greater value and confidence for the ownership. When that engine light flashes, just know that there are options.

Jack Albert is a principal with RJC Engineers (RJC). Jack is a licensed professional engineer in Ontario and a member of the Ontario Building Envelope Council, IIBEC, and is a Certified Passive House Designer and LEED Accredited Professional. Over the past 15 years, Jack has completed numerous projects involving window, cladding, and roofing replacements, building envelope testing, and thermal modeling of building envelope assemblies.

Photo by Timur Saglambilek

Public artwork reflects waterfront connection

Sea Change is an interactive light-based artwork that activates the pedestrian experience within a bus exchange transit tunnel in North Vancouver. The work celebrates the area’s connection to its waterfront by marking the location of the historic tideline within the site and by serving as a symbolic reminder of the importance of water to humanity.

Transforming a dark and menacing underpass into a dynamic and engaging experience for viewers, the artwork mimics the ephemeral and magical feeling of being immersed within a body of water as if light rays were penetrating an undersea world through water ripples above the tunnel. This watery effect is created using a series of LED lights that reflect light patterns off textured mirror-polished stainless-steel panels located at specific angles to create dynamic textures on the wall and ground surfaces of the tunnel.

When the tunnel is unoccupied the artwork cast a gentle quiet shifting of turquoise colours however, when a pedestrian or cyclist enters the tunnel, a wave of intense blue or green light is triggered to ripple across the wall in front of them.

The location for this public art project is a busy bus transit tunnel that also connects to the City of North Vancouver’s Sea Bus Terminal. A pedestrian and cyclist trail travels directly through the outer edge of this underpass – a linking segment of the Spirit Trail which runs along the entire waterfront of the Northshore of Vancouver.

As part of improvements and development of the surrounding area into an exciting new cultural, residential, and commercial hub, the 34-year-old bus tunnel was in great need of an artist intervention to make it feel welcoming and safe, as it currently existed as an unattractive, dark and inhospitable space with few redeeming features.

The goal of the project was to use the medium of light to make this location more visually dynamic, engaging, inviting and playful for all members of the community. The installation was required to be robust, easy to maintain and designed to allow for ease of removal/reinstallation should the tunnel require general or major repairs in the future. There was also an overarching desire for this illumination artwork to speak to the local character, stories and/or histories of the site to create connections between people and place.

Local artist Jill Anholt is behind the overall concept of this public art piece, while Janelle Drouet, Yuliya Savelyeva, and Arup are responsible for the lighting design. Sea Change was completed in 2020 under the City of North Vancouver’s Public Art Program.

Sea Change is nominated for a CODAaward. It was honoured with an IES Award (Illuminating Engineering Society) for 2021.

More B.C. fast lane vaccination available for workers

More fast lane vaccination opportunities for construction workers are now available on Vancouver Island and in the southern interior.

No registration or appointment needed, just show up at one of the locations listed below on any one of the dates identified. Government ID and Personal Health Number is not essential but recommended.

In partnership with the BC Public Health Office, the BCCA and its partners have made available construction fast lanes at select vaccination centres around the province on specified dates and times through June and July.

Fast Lanes are available at six locations on the Island on July 2, 8, 9, 15, 16 from 1:00 PM – 4:00PM:

Campbell River – Campbell River Community Centre (401 11 Ave)
Courtenay/Comox – Glacier Gardens Arena (1399 Military Row)
Nanaimo – Woodgrove Centre (6631 Island Hwy)
Nanaimo – Beban Park (2300 Bowen Rd)
Langford – Eagle Ridge Community Centre (1089 Langford Pkwy)
Victoria – Archie Browning Sports Centre (1151 Esquimalt Rd)

Locations and times for the southern interior are:

Kelowna – Trinity Hall (1905 Springfield Rd): 1:00-6:30 PM
Mondays to Thursdays – June 28-July 16

Vernon – Vernon Recreation Centre (3310 37th Ave): 1:30-4:00 PM
Tuesdays – June 29, July 6, July 13
Saturdays – June 26, July 3, July 10, July 17
Sundays – June 27, July 4, July 11, July 18

Kamloops –
McArthur Park Rec Area (1655 Island Pkwy): July 8-17
Tuesdays & Thursdays 3:30 – 5:30 PM & Saturdays 1-3 PM
Tournament Capital Centre (910 McGill Rd): June 27-July 7
Tuesdays & Thursdays 3:30 – 5:30 PM & Saturdays 1-3 PM

BCCA has partnered with the Vancouver Regional Construction Association (VRCA), the BC Construction Safety Alliance (BCCSA), BCCA Employee Benefits Trust (EBT) and the Council of Construction Associations (COCA) to get the word out about the fast-track clinics.

Times and dates for fast lane vaccination were announced earlier in June for Vancouver and Fraser Valley areas.

Canada passes net-zero emissions accountability bill

The Canadian government has officially passed The Canadian Net-Zero Emissions Accountability Act (Bill C-12).

It marks the first time a Canadian government has legislated emissions reductions accountability to address climate change, by setting legal requirements on the current government and future governments to plan, report, and course correct on the path to net-zero emissions by or before 2050.

The Act requires the government to deliver plans and progress reports on how those targets will be met. Those plans and progress reports will then be evaluated by an independent advisory committee.

The Act will:

Establish a long-term target of reaching net zero emissions in 2050;
Legislate setting five-year milestone emissions reductions targets starting in 2030, with an interim objective in 2026;
Require climate targets to be set 10 years in advance;
Create a framework for detailed climate policy planning and progress reporting;
Legislate a Net-Zero Advisory Body composed of diverse stakeholders and rights-holders to advise the Environment and Climate Change Minister on targets and plans;
Require the Minister to consider the United Nations Declaration on the Rights of Indigenous Peoples in climate planning and target-setting;
Mandate a legislative review of the Bill 5 years after its adoption.

“Canada’s new net-zero law provides the long-term confidence and certainty required to attract investment and ensure that Canadians are delivering products and services that will be in high demand the world over, now and well into the future. Climate change is the biggest long-term threat of our generation, but it is also the greatest economic opportunity,” said the Honourable Jonathan Wilkinson, Minister of Environment and Climate Change.

In coming months, the Minister of Environment and Climate Change will publish an emissions reduction plan for the 2030 target. That plan will include an interim greenhouse gas objective for 2026. It will be followed by three progress reports submitted no later than the end of 2023, 2025 and 2027.

“The adoption of Bill C-12 by both Houses of Parliament is a groundbreaking moment and ushers Canada into a new era of accountability to its climate commitments. After decades of broken climate promises made on the international stage, years of relentless mobilization by the climate community led to this legislative milestone. While the Bill is by no means perfect and we will work to ensure its robust implementation, this moment is a testament to people power, and a big step forward for Canadian climate action,” said Catherine Abreu, executive director, Climate Action Network Canada.

6 musts to improve commercial carpet care

Commercial carpet care is crucial, particularly during current times.

Knowing what to do and how to do it to ensure carpeted floors are clean and well-maintained is a must for any facility owner or cleaning service provider.

With summer getting into full swing, many facilities are seeing a sharp uptick in foot traffic coupled with heightened expectations around cleanliness.

In celebration of July as National Carpet Cleaning Month, carpet care leader Whittaker, has provided six best practices for in-house custodial teams and building service contractors to consider for their commercial carpet care programs.

Install carpet matting

Placing carpet matting at entrances and where hard flooring transitions to soft flooring is the first line of defense for preventing soil, debris and water from getting tracked onto carpet. Search for slip-resistant matting with scraping and moisture retention capabilities and allow for 9-15 feet of matting to ensure maximum effectiveness.

Regularly vacuum high-traffic areas

Maintaining a routine vacuum schedule supports good indoor air quality by eliminating the buildup of dust and dirt in carpet and matting. This is especially important in areas with heavy foot traffic, such as lobbies, elevator halls, common areas or lounges.

Use the right machines and chemistry

Reference the Carpet and Rug Institute (CRI) for a list of machines that have earned the Seal of Approval for equipment effectiveness. Additionally, make sure to have chemistry that addresses a full range of stains, such as coffee, salt stains, bodily fluids or grease. Look for solutions that will not leave behind a sticky residue or cause carpet discoloration.

Address spills as they happen

Carpet is often the first thing guests and customers see when they enter a facility, which can impact their perception of facility cleanliness. Remind employees to be vigilant about spills and stains throughout their shifts. Ergonomic spot removal tools, either handheld or handled, can help employees quickly agitate cleaning solution into carpet to keep stains from setting.

Consider sustainability

A 2021 survey conducted by The Harris Poll revealed that half of Americans believe commercial facilities should follow sustainable cleaning practices. Low-moisture encapsulation is a carpet cleaning method that uses less water than typical strategies and enables carpet to dry in about 30 minutes, making it greener and more cost-effective.

Remember to deep clean

CRI recommends having carpet professionally deep cleaned at least once every 12 to 18 months. Methods like hot water extraction can improve indoor air quality and prolong carpet lifespan by removing embedded soils.

“The right carpet care plan helps commercial facilities uphold cleanliness and enhance brand reputation,” said Joe Bshero, Director of Technical Services at Whittaker. “Proper maintenance also prolongs the lifespan of carpet, which reduces costs and environmental impacts over the long term. Investing in carpet care reduces replacement costs and disruptions while also creating a welcoming atmosphere for guests and building occupants for years to come. Facilities that make it a year-round priority will realize long-term returns for the bottom line and the planet.”

Recapping the virtual ISSA Show Canada 2021

The ISSA Show Canada 2021 Virtual Experience was held on June 17, 2021. Over 900 industry representatives registered for the event, which featured high-quality educational programming that spanned all sectors of the cleaning and maintenance industry.

“It was our goal to provide timely and helpful information to all sectors of the Canadian sanitary maintenance and supply industry,” said ISSA Canada Executive Director Mike Nosko. “By vetting experts in all areas of our industry, we were extremely successful in presenting subject matter that provided multiple takeaways for all in attendance.”

With a theme of “Facing the Future Together,” some major discussion points common across all sessions were the importance of training frontline staff and the increasing emergence of robotics and automation in the cleaning space.

How Distributors Can (and Must) Accelerate Post-Pandemic Success

The opening keynote focused on Canadian distributors and the pursuit of a successful path forward in an evolving marketplace, and was in the form of an interview of Tom Gale, CEO of Modern Distribution Management, by Tom Fournier, president of the Shade’s Mills Group.

The session detailed many industry trends that have been accelerated over the past 15 months, including the ongoing competition with online giants such as Amazon and implementing successful strategies in a shrinking marketplace. According to Gale, those distributors who were close to their customers prior to the pandemic were the ones who have seen the most success during it.

When asked if the distribution market will see a shift to online selling, Gale emphasized “absolutely not.”

“Outside sales is critical,” he explained. “It’s what has got us to where we are today. We want face-to-face salespeople to maintain that personalized level of service. There should never be a shift to online sales because frontline relationships will never be replaced by the online space.”

The Challenges of Infection Prevention and Control from an Environmental Services Perspective

For the healthcare and environmental services audience, the Canadian Healthcare Housekeepers Association (HHA) sponsored a session detailing the challenges of infection prevention and control from an EVS perspective. Featuring infection control expert Mark Heller, MBA, Hygiene Performance Solutions, the seven pillars of infection prevention and control were reviewed, as well as the five “P’s” of environmental processes – protocol, people, process, product and performance.

Although the traditional trade show component was not present at this year’s event, innovative technology was still in the spotlight with multiple sessions detailing the most current products available to help front-line professionals clean safely and effectively to ensure the health of a facility and those who occupy it.

Impact of Automation and Technology on Facility Services and Building Operations

The ART of Cleaning (Automation, Robotics & Technology) education session explored how technology utilizing robotics and automated tools can partner with workforces to enhance productivity and expand deliverables for clients while maintaining profitability. Jon Hill of LaserClean Systems (LCS) reviewed how the latest technologies are helping facilities owners and service providers maintain a clean and healthy space. When discussing automation and robotics one of the main questions which consistently arises is whether less labour will be required with the use of cleaning robots?

“Definitely not,” Hill said. “Automation just leads to a re-deployment and better use of labour in the field. Autonomous cleaning machines still need people. They need to have water and cleaning chemicals added; they have to be moved to each location, and they have to be assisted when they hit hurdles. Robots, by no means, are perfect.”

Sponsored sessions

ISSA Show Canada sponsors also had an opportunity to present their most innovative wares to the show audience. Clorox Professional provided a deep dive into its electro-static sprayers, while Charlotte Products demonstrated how the invisible can be made visible with the Optisolve surface cleanliness tool, and Scandinavian Building Services sponsored an informative session on creating an analytics-driven quality assurance program.

Moving Forward in a Post-COVID World

Closing out the ISSA Show Canada Virtual Experience was a keynote featuring a panel discussion with six of Canada’s leading building service contractors. Moderated by ISSA Canada Building Service Contractor (BSC) Council Chair Ken Hilder, the session touched upon the experiences of BSCs during the pandemic, and how they see the market changing post-COVID. Topics discussed included training, shared workplaces, chemicals and equipment usage, establishing cleaning protocols and more.

Russell Hay, of Scandinavian Building Services, outlined the importance of training and how the company was constantly providing training to frontline staff as more information about the coronavirus and COVID-19 became available. Additionally, Hay detailed Scandinavian’s robust pandemic plan when it came to cleaning and disinfection protocols, and frontline health and safety.

Yiannis Boutsalis, of Impact Cleaning Services, provided information on cleaning the “black sheep” of any facility – the washroom.

“Washrooms are the Area 51 of any facility,” Boutsalis said. “Everyone knows what’s going on in there, but no one wants to go in.” Although washrooms occupy two per cent of a facility’s space, they require 90 per cent of time to clean. Boutsalis went on to outline the scope of cleaning in the washroom space and what the future of washroom cleaning may look like in the post-COVID world.

Next up was Tony Raposo, of GDI Services Canada, who outlined how his company embraced automation, and the experience of utilizing robotics and technology in the cleaning process. According to Raposo, automation will play an extremely large role moving forward as many companies look for efficiencies.

Gavin Bajin, of ServiceMaster, provided helpful information on how COVID changed cleaning protocols in the shared workplace space. According to Bajin, one of the most positive results of the pandemic has been a new awareness by facility owners and managers who now have a higher knowledge of the importance and value of clean.

United Cleaning Services’ Michael Kroupa emphasized the importance of training frontline staff to not only ensure their safety but also those who are visiting the space being cleaned. Training was especially important to United as the company was heavily involved with cleaning in the grocery space during the pandemic. Kroupa’s closing message was “learning and development should be viewed as a crucial part of business, not a nice-to-have element.”

Wrapping up the Panel Discussion was Philippe Mack, of Bee-Clean, who discussed SMART buildings and the increase of technology to enhance the customer experience. Mack also stressed that as much as technology will play a large role in the future, the human element will be just as important.

Looking ahead to 2022

All recorded sessions are now available on-demand at https://canadashow.issa.com/.

ISSA Canada is excited to announce that it is looking forward to reconnecting with the industry next year when ISSA Show Canada will once again be an in-person event. The 2022 trade show and education conference will take place June 8 and 9, at the Metro Toronto Convention Centre in Toronto, ON.

Smith + Andersen has named two new principals

Smith + Andersen has named two new principals to its partnership: Brent Frayne, P.Eng., and Chris Liu, P.Eng.

Frayne is a mechanical engineer who first joined the firm as a co-op student in 2006. Upon graduating, he went full-time in 2008. He has focused on health-care projects, including Toronto’s Humber River Hospital, the Calgary Cancer Centre, Newfoundland’s Corner Brook Acute Care Centre and the redevelopment of St. Paul’s Hospital in Vancouver.

A certified healthcare facility design professional, he is a registered professional engineer in both British Columbia and Ontario, and an active member of the American Society of Heating, Refrigerating, and Air-Conditioning Engineers.

Liu was also a co-op student with the firm and joined full-time after graduating as a mechanical engineer in 2009. Since then, he has worked on major projects across a broad range of market sectors, from the Abbotsford Law Courts to Coquitlam’s Healing Spirit House to Regina’s Mosaic Stadium.

A registered professional engineer in both British Columbia and Ontario, Liu has also contributed to the success of national landmarks such as Mosaic Stadium in Saskatchewan, the Avenir Centre in New Brunswick, and the Pan American Aquatics Centre, Field House, and Canadian Sport Institute in Ontario.

A LEED Accredited Professional, he has a strong commitment to sustainability and worked on projects such as the Dik Tiy Independent Living Facility in Smithers, which is certified with Passive House Canada.

Frayne and Liu join David Hultman and Dugan Doherty as principals of Smith + Andersen’s Vancouver office and will work with Ian Grannary and the rest of the Kelowna team to grow the firm’s presence in the B.C. market.

Manulife Centre primed for retail relaunch

One of Canada’s pioneering mixed-used developments is ready to unveil its new look after an extensive revitalization project. The Manulife Centre, a 47-year-old, 51-storey landmark in Toronto’s midtown Bloor-Yorkville neighbourhood, announces its official retail relaunch as Ontario moves into phase two of its post-lockdown reopening plan, allowing for the return of shoppers.

They’ll be welcomed to 285,000 square feet of renewed space, which includes: a 35,000-square-foot expansion; redesigned fully accessible entrances; the addition of the flagship Eataly market, which opened in late 2019; and makeovers to several existing retailers’ premises. The Manulife Centre is now host to 25 shops, services and eateries, along with 435,000 square feet of office space and 809 luxury residential rental units.

“The modernization of Manulife Centre reflects a tremendous change that has been taking place in Bloor-Yorkville over the few years, and it will serve the local retail community well,” says Scott Gordon, head of Canadian real estate asset management at Manulife Investment Management. “We are excited for many of our existing retailers who have undergone beautiful redesigns of their spaces and we are thrilled that our longstanding presence in the community has provided the opportunity to welcome new flagship brands, including Eataly to the space.”

Risk assessment for the pandemic’s late stages

A three-minute online risk assessment exercise is now available to help users gauge their risk of exposure to COVID-19 at private or public gatherings. The Toronto-based National Institute on Ageing developed the freely available tool in consultation with health and epidemiological specialists and with the financial support of the Canadian government.

In keeping with the research centre’s mandate to promote policies and practices for the financial, physical, psychological and social well-being of an aging population, the COVID-19 visit risk calculator is intended to support people of all ages and states of health to navigate the evolving late stages of the pandemic, in which rules are changing, more people are returning to public places and it is not easily apparent who has been fully vaccinated. Through the assessment exercise, users may clarify, better identify and minimize the risks they face and/or pose to others.

“Throughout the pandemic, people across Canada have been trying their best to understand how to safely visit and gather with others when allowed to do so,” observes Michael Nicin, executive director of the National Institute of Ageing, which operates from Ryerson University.

The assessment procedure involves a series of questions about the users and the venue or gathering they wish to attend in order to assign a level of risk — low, moderate, high or very high — for the proposed activity. Along with the initial three-minute questionnaire, a 10-minute guide with more detailed information about public health considerations and COVID-19 exposures risks is offered.

“The Government of Canada is pleased to support the National Institute on Ageing’s COVID-19 visit risk calculator, which provides Canadians with an additional tool to evaluate their individual risk of COVID-19 and make informed decisions to protect their health and the health of others,” affirms Patty Hajdu, Canada’s Minister of Health.

Promoting health and safety in the washroom

Early in the COVID-19 pandemic, it became clear that maintaining a hygienic environment would be vital for any facility aiming to welcome employees, guests, or both.

Cleaning, disinfecting and hand hygiene became more important than ever for businesses of all types, from retail and grocery stores to restaurants and hotels. In fact, in April 2020, a survey found that 78 per cent of Americans were washing their hands six to 15 times per day.

Improving infection prevention efforts involves making it easier for all building occupants to keep their hands clean. As the number of vaccinated people increases and they become more comfortable visiting public spaces again, there will be greater demand for clean washrooms. This trend is playing out alongside two related stories: the hygienic advantage of paper towels over jet air dryers and the shift toward touchless washroom experiences.

Hygiene risks in the washroom

Research shows that a toilet or urinal flush can spread aerosolized particles carrying SARS-CoV-2 through the air. A separate study found that the number of viral particles increased after a toilet was flushed, and their concentration in the surrounding air remained high for 30 minutes or more after the flush. This adds to the list of hygiene hazards already present in washrooms, such as toilet clogs or contaminated surfaces with hidden infectious pathogens.

Given these risks, and the public’s awareness of them, the demand for solutions that can support health and hygiene in these environments will remain high. Businesses must assure returning guests and employees that their well-being is a priority or risk reputational damage and losses.

On top of more frequent cleaning and disinfecting routines, some businesses are investing in solutions that provide additional hygienic benefits. For example, one such solution is toilet paper that releases enzymes that eat away at grime in pipes. This helps prevent toilet clogs, that can spread germs and result in odours that signal a lack of cleanliness in washrooms. More products are also emerging that are manufactured with antimicrobial materials.

Proper hand hygiene is key

Hand hygiene doesn’t just require proper handwashing with soap and water or the use of hand sanitizers. It is also important to dry hands thoroughly. This is because wet hands attract and spread microbes more easily than dry hands.

During the pandemic, many operators have pivoted from jet air dryers to offering paper towels in washrooms. Numerous studies suggest that paper towels are the more hygienic way to dry hands. For instance, recent research showed that people who used jet air dryers spread a “significantly higher” number of pathogens to both clothing and surfaces than those who used paper towels.

In fact, Germany has updated its Occupational Safety Rule to require paper towels, specifically recommending that “warm air dryers should be avoided.” Companies have followed suit, including large multinational corporations. These decisions reflect the reality the most current science presents.

Carefully considering which paper towels to install is key. Facility managers should make sure paper towels have adequate absorbency, strength and softness to support effective hand-drying and guest satisfaction.

Creating a touchless experience

With automated washroom solutions now a “must”, according to industry experts, facilities are assessing how they can go touchless. Many businesses have a mixture of automated technologies and high-touch surfaces in washrooms, such as automated sinks and paper towel dispensers coupled with manual-flush toilets and urinals. Operations should assess how they can achieve a maximally touchless experience.

Fortunately, retrofitting commercial washrooms to install automated technologies is easy and often relatively inexpensive. This involves replacing the obvious targets, such as manual soap dispensers, toilet flushes and paper towel dispensers with automated or mechanical touch-free options. There are even touchless paper towel dispensers that use silver-ion technology to repel pathogens on its surface, addressing contamination quietly and steadily.

Facilities may place door tissue dispensers and corresponding wastebaskets near exit doors to eliminate the final risk of hand contamination before leaving the washroom. There may also be opportunities to install automated hand sanitizer dispensers near exits to signal that hand hygiene is a priority in and beyond the washroom. To further reduce touchpoints, some facilities may choose to eliminate washroom entrance or exit doors altogether as long as the space remains private.

Moving toward better washrooms

The pandemic has forever changed how people approach hand hygiene. Proper hand hygiene is not only important for reducing the spread of COVID-19, but other illnesses, including those like influenza that recur annually. With experts predicting that other pandemics are possible and even likely in the coming years, businesses must continue to promote best practices.

Washrooms present risks to public health and safety, and so they must be spaces where cleanliness and hand hygiene are taken seriously. Organizations that carefully consider hand drying methods and touchless options are better positioned to show they truly value the well-being of every person who steps inside their building.

Maria Ramirez is Director of Sales at Sofidel, a world leader in the manufacture of paper for hygienic and domestic use, including its Papernet brand of sustainable hygiene solutions. For more information, visit www.papernet.com/americas.