Tenant screening in the age of COVID

The multifamily housing industry has undergone major disruption this year, as COVID-19 shut down large swaths of the economy and kept students and workers at home—and there seems to be no letup from the pressure on the horizon as 2020 draws to a close.

Vacancy rates for rental housing are on the rise in some areas. Property managers have had to adjust their offerings to attract residents; almost 15 per cent of respondents to Informa’s Canadian Multi-Res Tenant Rental Survey stated that they prefer to work from home. More tenants felt that their units did not meet their needs. This included demand for unit features that support work-from-home and social distancing, including in-suite laundry, dens or home offices, balconies and walk-up access.

Meanwhile, 36.5 per cent of residents are very satisfied with landlord communication during COVID. This data illustrates that the industry has been satisfactorily addressing the safety of the residents but will have to shift strategies to cater to their changing environment. With such change taking place in the industry, it is crucial that the right systems are set in place to attract the ideal resident.

Screening assumes greater urgency

With softening occurring in some major residential markets and uncertainty a dominant theme of the times, minimizing risk across the business has grown as a priority for multifamily property owners and managers. Many are increasingly focused on strengthening their revenue streams by attracting low-risk residents, and that requires a reliable screening process.

But screening residential prospects efficiently and uniformly without placing an undue burden on already stretched staff members is a formidable challenge. Fortunately, as many property managers have discovered, the process can be facilitated with automated tenant screening systems that are built into the leasing workflow. They are designed to deliver customized recommendations and screening scores based on an apartment community manager’s screening criteria. Some platforms even include analytics that provides insight into applicant traffic and property performance, keys to driving informed decision-making.

Upgrading capabilities when it matters the most

Just how can resident screening solutions help property managers prosper in the COVID-19 era? According to Dean Holmes, senior vice president of residential operations at QuadReal Property Group, his company’s top priority at the pandemic’s outset was identifying ways to best serve residents and protect the health and safety of its field team members.

“We focused on communicating with our residents and keeping them informed. We wanted to maintain community contact while minimizing direct contact,” he says. “That emphasis allowed all QuadReal communities to remain open and operational, albeit with staggered shifts plus some amenity closures and service reductions.”

Along with maintaining continuity and connection, QuadReal leveraged technology to help its staff manage the challenges imposed by COVID-19. One automated function that aided in business continuity was resident screening integrated with the leasing workflow within the property management and accounting system. “The automation speeds up our screening and integrates with the rest of our residential management software solutions to comprise a one-stop-shop for residential community management,” says Holmes.

Delivering a seamless, complete experience

Holmes and his QuadReal team regard tenant screening as one element of the applicant experience that encompasses finding the company, researching properties and transacting applications electronically.

“Our new solution satisfied our need for a seamless automated screening process that’s embedded in the leasing process and able to be activated by a prospect wishing to join our community or by us with equal ease,” he says. “Our new system gives us flexibility in setting credit score thresholds and other approval criteria. So, if our communities are well occupied and we want to take steps to increase the quality of our applicants, it’s easy to adjust the criteria.”

The real value of the new screening system, he adds, comes from its contribution to “full automation of the leasing process from its beginning to the end along with giving us more clarity and comfort.”

QuadReal and other property managers across Canada are navigating an uncertain world. This environment enhances the imperative to mitigate risk with complete, accurate information on prospects’ risk before making them residents and turning over the keys to the community. These companies are using dynamic technology solutions available on the marketplace to make better decisions about prospects, which in turn increase net rental income by reducing loss from collections, evictions and legal action.

Article written by Peter Altobelli, Vice President, Yardi Canada Ltd.

Don’t use a whole arsenal to kill a fly

The metaphor of using an entire arsenal of weapons to kill a fly illustrates the overuse of disinfectant dispensers in an emergency in attempts to minimize the risks of contamination and the spread of COVID-19.

Several manufacturers are taking advantage of the situation to praise the performance and benefits of their disinfectant dispensing devices: electrostatic sprayers or foggers. In return, some health experts are sounding the alarm and warning about the risks of disinfectants and the precautions to be taken during their application. The purpose of spraying is not to apply more disinfectant but rather to allow more effective application only if all conditions are favourable.

In some situations, using such devices involves more risks than benefits.

What is the difference between spraying, electrostatic spraying, fogging, and other methods? The effectiveness of each depends on the type of disinfectant, the pathogen targeted, the surfaces, the size of the interior space, the location of the device, pre-cleaning practices, organic load, air movement, relative humidity, disinfectant volume, and contact time.

Electrostatic vs. traditional spraying

The guns in electrostatic spray disinfection systems have a nozzle that contains an electrode to apply an electrical charge (positive or negative) to the disinfectant solution as it is expelled from the device. This charge increases the force of attraction and allows the droplets to completely coat and thus adhere to the entire surface to which they are directed, even if they are irregular in shape.

In comparison, traditional spraying is a form of passive application that is not recommended for combating COVID-19. With traditional systems, the expelled disinfectant droplets are not charged and their adhesion to surfaces is not guaranteed. Therefore, traditional spraying does not provide such uniform coverage of the surface and may even cause more harm. With the splash produced, germs can be carried away from the target area, potentially spreading and contaminating other surfaces.

Misting

Misting also consists of dispersing a disinfectant solution in the form of droplets. The droplets produced here are so fine that they stay suspended longer, allowing them to disperse in the air and provide uniform coverage when they land on a surface. But, due to the size of the particles, misting poses an even greater inhalation hazard to the worker or people in the environment.

The National Collaborating Centre for Environmental Health (CCNSE) recommends that only technicians or trained personnel should use misting or spraying devices. In addition, in the case of misting, protocols must be applied to ensure the safety of people, in particular:

Evacuating the space to be treated.
Sealing the doors, windows, and ventilation ducts of the room if people remain present elsewhere in the building.
Condemning for a few hours the room that has been treated and, preferably, putting up a poster indicating the time when the treatment was done and the time when it will be possible to return to the room.
Before entering, ventilating well to minimize negative allergic reactions.

The main advantages of electrostatic spraying

The attraction charge provides optimum coverage of droplets on surfaces
The marketing of electrostatic sprayers generally emphasizes the speed and the time savings provided by these devices. Studies show that the application speed can be up to 10 times faster than that of traditional tools (up to 14,000 square feet of office space per hour).
The electrostatic sprayer also saves material by using 60% less chemical per square foot.

Risk of electrocution

Few manufacturers would put forward the risk of electrocution that can occur when handling electrostatic devices but, while the discharge is obviously low, the fact remains that it happens frequently. The step of grounding the device and following manufacturers’ recommendations is vital to prevent the user from receiving electric shocks.

Misleading advertising ads

Beware of false promises when it comes to sprayers. Here are some frequently encountered examples:

Faster drying. In disinfection, we do not necessarily want a surface to dry quickly; we want to respect the contact time prescribed by the manufacturer.
Disinfectant protection that lasts hours or days after a single application. This is not a benefit of the electrostatic sprayer, but rather of the disinfectant used. This statement is only true when using a chemical with persistent disinfectant properties, meaning it is able to provide protection for a certain period after application. Remember that disinfection is a temporary solution, while contamination is a permanent risk. Most of the time, as soon as a surface is touched or soiled, it is no longer disinfected!
A disinfectant spray that kills COVID-19 and other germs quickly with extraordinarily little effort. It is not the device that kills pathogens, but the product used according to its properties (viral, bacterial, sporicidal …). Contact time varies depending on the product; some can be one minute, others 10 minutes. There may be little effort for the application of the disinfectant product but the first step of cleaning the surfaces with a detergent and a mechanical action to dislodge debris and microorganisms should not be neglected.

Health risks of overexposure to chemicals

It is recognized that spraying can cause allergic reactions of varying severity depending on the product that is sprayed and the sensitivity of each. Although symptoms are most felt after prolonged or repetitive exposure over time, experts agree that unnecessary overexposure to disinfectants should be avoided. Ontario Public Health notes that it is essential to follow the manufacturer’s instructions, in particular by wearing the appropriate PPE, and specifies that employees responsible for disinfection by electrostatic spray must ensure that all other people have left the premises.

It is important to remember that when an environment does not involve too many infectious risks for the health of users, there is no point in exposing them to chemicals dangerous to their health!

Product choice

Although Health Canada has a list of approved disinfectants for COVID-19, the products are not necessarily compatible with spraying or misting. It is the same scenario in the United States. Moreover, the Center for Disease Control does not recommend the use of an electrostatic sprayer or fogger for the application of a disinfectant solution, deeming the risks too high for users.

“The aerosolization risks of many ‘N-list’ disinfectants have not been investigated,” said Ian Cull, president of Indoor Sciences, an environmental consultancy. “And there are very few that are approved for aerosolizing, misting or fogging.” The EPA is continuing its research to find out whether sprayers and misters are effective against COVID-19.

The compatibility of the disinfectant solutions with the target surface, the infectious agent in question, and the environment must be considered. And, above all, you cannot disinfect without first cleaning. It is true that spraying saves time, but it does not eliminate the step of cleaning surfaces which must always be done beforehand to remove dirt and grime.

Spray recommendations:

Train personnel in the use of the device and aware of the risks associated with operation.
Develop a standardized process as clear and streamlined as possible so that it can be easily reproduced and adapted by staff for safe and compliant use.
Always wear gloves and eye protection when spraying chemicals, wear long clothing to cover the skin and look into antistatic gloves to avoid electric shock.
Never spray when people are in the room, especially children, who are more sensitive to the negative effects of chemicals than adults. Indeed, children must eat, drink, and breathe more per pound of body weight than adults due to their growth and development. Children are also less aware of the dangers and ways to avoid them, making them more vulnerable.
Since electrostatic spray systems occasionally produce sparks, special attention should be paid to nearby sources of flammable gases, liquids, and dust. Avoid turning the sprayer into a flamethrower!
Do not adapt a paint or fertilizer sprayer to spray disinfectant. Any device must be used in accordance with the manufacturer’s recommendations.
Due to the increased risk of inhalation, a product in its concentrated form should never be sprayed. Dilution may differ depending on the method of application. The dilution recommendations must be followed to the letter and ensure the compatibility of the product with the device.
Get advice! Consult professionals for any questions concerning the validation of the disinfection method, the choice of device, the choice of product, or application frequencies.

Derek Oliveira is a Senior Director for Gestion HB, a Canadian consulting firm that guides, supports, and advises its clients on ways to optimize the operational performance of their organizations in terms of building hygiene and sanitation.

Safety body advised to redeploy resources

Ontario’s Electrical Safety Authority (ESA) has been advised to redeploy resources to the scrutiny of complex installations and follow-up inspections of unsafe conditions. A new report from the Auditor General of Ontario also urges the self-funded oversight body to crack down harder on marketers and providers of unlicensed electrical services.

The value-for-money audit of the ESA is one of 13 in-depth reviews of Ontario public sector agencies and organizations released in Auditor General Bonnie Lysyk’s 2020 annual report today. While commending the general safety outcomes evident in a drop in reported electrical fires and injuries since 2010, the report concludes the ESA is unduly focused on collecting fees from routine inspections and has been slow to adopt technologies that could streamline service delivery and more rigorously monitor record-keeping and verification processes.

The audit reveals 3,500 incidences of lengthy lag-times, of sometimes more than two years, in conducting mandated follow-up inspections of recorded safety hazards during the 2010-19 period, as well as the collection of $17 million in fees for inspections that did not occur during the 2015-19 period. These shortcomings are largely attributed to inadequate administration and notification systems.

“The ESA conducts many unnecessary inspections, and for many years it did not adopt technology that could have made its inspection process less costly,” the report pronounces. “The ESA also has no inspection standards, and when inspections are scheduled, it does not consider if inspectors have sufficient time to actually complete them.”

In addition to its mandate to inspect electrical installations for compliance with the provincial electrical safety code, the ESA is tasked with ensuring that all electrical products sold in Ontario have been safety-tested and certified. The Auditor General’s report acknowledges this is a daunting task given the widespread availability of non-certified products on online marketing platforms, often based outside Ontario.

In contrast, it suggests more could be done to constrain the many unlicensed installers who are openly marketing their services. The report also calls for higher calibre public information.

“The ESA receives frequent calls with technical questions about how to interpret the Ontario Electrical Safety Code to ensure installations are done safely. However, the employees who take these calls are not trained to answer technical questions and will direct callers to information available on the ESA’s website,” the report recounts. “They will forward calls to inspectors only if the caller has already paid for an ESA inspection; otherwise, the questions are not answered. And even the forwarded calls are often not answered. About half of the inspectors we surveyed told us that they do not have time to respond to such forwarded calls.”

Although the Ministry of Government and Consumer Services requested the value-for-money audit, the Auditor General concludes it has neither adequately monitored nor supported the ESA’s ability to efficiently carry out its mandate to improve public electrical safety.

Mass timber is on the rise in B.C.

WATCH THE VIDEO | Learn how mass timber is transforming the manufacturing and construction industries all over the world and here in BC while enabling a new generation of high-performance buildings to emerge.

A rising number of municipalities, in all corners of British Columbia, are turning to innovative mass timber construction and design. Light and strong, it’s being used in everything from grocery stores and schools to bridges and residential towers—along with a growing number of healthcare facilities, community centres and civic buildings.

Mass timber uses state-of-the art technology to glue, nail or dowel wood together. The results are large structural panels, posts, and beams. These exceptionally strong and versatile products are known as mass timber.

Turning wood—a century-old building material—into next generation building products is viewed by many as the next chapter for the BC forest sector. Since 2007, more than 370 buildings in the province feature made-in-BC mass timber and over half of Canada’s mass timber buildings are in BC, creating jobs and giving a boost to local economies—while offering a low-carbon climate smart alternative to energy-intensive materials.

MAPPING MASS TIMBER | Explore the growing number of mass timber buildings popping up across BC.

$152.8M investment to help Calgary recovery

The City of Calgary has announced new infrastructure investments totaling $152.8 million for 2020-2021, to support a more competitive, accessible and resilient city recovery during a year of unprecedented challenges.

Funding for these investments comes from the Province of Alberta’s $500 million Municipal Stimulus Program (MSP) for capital investment.

“We’ve got a long list of infrastructure needs in the City of Calgary,” said Mayor Naheed Nenshi. “This investment is going to let us get to work on some of the most pressing ones, including the repairs and upgrades our affordable housing stock requires. Strategic investments like this allow us to build a city that serves all of its people.”

The city reviewed ‘shovel-ready’ investments that met MSP criteria and supported council priorities such as creating jobs; supporting vulnerable Calgarians; attracting investment; supporting climate and resilience outcomes; rehabilitating historic and cultural buildings; supporting mobility and accessibility; supporting civic partner facility upgrades and supporting parks projects.

Municipalities across Alberta that were approved for MSP funding also had to show how they are reducing red tape that gets in the way business.

“The most compassionate thing we can do right now is create jobs for Albertans. The MSP program provides vital infrastructure dollars to our municipal partners, so they can invest in Alberta’s economic recovery,” said Alberta Municipal Affairs minister Tracy Allard. “I want to see visible local results in community after community across Alberta. MSP is creating those results. In these challenging times, we are protecting Albertans today and building Alberta for tomorrow.”

The MSP investments include:

Affordable Housing – repair and upgrade to existing units and construction of new units.
Critical Road & Fiber Infrastructure Renewal – betterment and rehabilitation of streets and continuation of the Fiber Infrastructure Strategy.
Cultural Building Envelope Upgrades – upgrades to: the Glenbow Museum, Jack Singer Concert Hall / Public Building, and the Northwest Travellers Building.
Facility Upgrades -upgrades to: TELUS Spark Science Centre, Heritage Park, Calgary Zoo, Fort Calgary, and others.
Park System Upgrades –Eau Claire public realm improvements, construction of a dome at Shouldice Athletic Park, improving infrastructure, river access upgrades, biodiversity implementation and naturalization of existing parks and open spaces.
Stormwater Community Drainage Improvements – improvements in established communities to reduce risk of flooding and improve resiliency against the impacts of climate change.
Transit Infrastructure – provide transit lanes, queue jumps and traffic signal upgrades along 52 Street SE.

Connecting community and nature

With its striking black and sculptural form, the Capilano Library is a bold new architectural landmark in Edmonton that reflects the evolution of community libraries and the important civic role they play.

Opened in November, 2018, the modern library is a single-storey, 11,000-square-foot facility bordering the city’s Fulton Ravine. The free-standing branch replaces the old library, which was located on the second floor of Capilano Mall, and serves more than 190,000 visitors annually.

The thoughtful design by Patkau Architects offers visitors access to ravine views, increased natural light and ground floor access. The library offers a full range of spaces, featuring 24-hour material returns, makerspace (sewing machine, vinyl cutter, 3D printer, etc.), quiet study rooms, and a larger community program room.

The city set a high bar for the project, having commissioned several inspirational buildings over the last few years.

“Our success with the Capilano Library is really a testament to the City of Edmonton’s progressive planning policy and high standards for design,” says Patkau Architects principal Greg Boothroyd. “Every design we produce is highly collaborative, with extensive input from our clients, communities, and local governments.”

The Vancouver-based firm has earned an international reputation for inspired designs that respond to the unique conditions and circumstances identified in each project. In the case of the Capilano Library, the design team drew inspiration from the ravine tucked away in the foliage of its site and the dynamic light conditions found in Edmonton.

“The discovery of the hidden ravine and the Capilano Library’s relationship to it has also begun a larger discussion around the restoration of the landscape in Edmonton,” notes Boothroyd. “Including the ravine in the Capilano Library’s design strategy has helped to reconnect the ravine to the larger ecosystem from which it was separated so many decades ago.”

Bordered by the ravine and a residential street, the site is both accessible to the community and connected to nature, making it an ideal spot for the modern library.

As part of the project’s siting strategy, the design team advocated for the restoration of the landscape as a way to connect the ravine to its larger ecosystem. This resulted in the reintroduction of drought-tolerant native species to areas that were previously mown grass. Various sizes of trembling aspen reference the region’s dominant tree species and, with no planned maintenance, they will eventually provide a natural interface with the ravine.

The building program is organized into three parallel zones, oriented along the site’s north-south axis, and capped with a continuous folded wood roof that runs the entire 250 feet of the library. The jagged three peak roof is designed to correspond to the zones below. The roof’s upper and lower planes are optimized for daylight, acoustics, and structure and present a captivating profile at both ends of the library. The peaked shape also allowed for the installation of additional diffused glazing and the concealment of mechanical and electrical services. The library is wrapped in black aluminum and natural wood to complement the site’s deciduous backdrop.

To achieve the complex triple-peak form, structural engineers Fast + Epp devised a relatively simple structural system that included a repetitive series of welded steel frames that were each a cross-section of the entire building form, over which a roof of Douglas-Fir timber panels were installed.

The steel frames were pre-fabricated and delivered on site in two pieces, and the mass timber panels, which connect the jagged steel frames, were installed in just a few days.

Inside, each zone responds directly to scale, natural light, and discrete views. The western zone is reflective of the surrounding neighborhood and includes an edge of quiet support spaces along the residential street, while the eastern zone features varied seating and a 180-foot window with views of the ravine.

The middle houses the library’s stacks and spaces for staff and community use. At the library’s western end, wood-screened clerestories allow daylight to flood the space. As the sun moves throughout the day, light passes through the screens and casts patterns of light and shadow across the interior spaces.

The library incorporates sustainable design principles, achieving LEED Silver certification in 2020. Mechanical systems include heat recovery, high efficiency condensing boilers and air-cooled chillers.

The award winning library was most recently recognized with a 2020 AIA/ALA Library Building Award. The annual program is jointly organized by the American Institute of Architects in conjunction with the American Library Association.

“One of the great things about the AIA/ALA Library Building Award is that recipients are not only selected by architects, but librarians as well. It’s one thing to be recognized by your peers, but it’s a true compliment to be recognized by the other professionals and communities that use and visit the buildings every day,” says Boothroyd, adding the international award not only brings attention to his firm but the overall “wonderful design work” in Canada.

The Capilano Library represents a significant upgrade from its old home and places the library in the heart of the community.

“The new Capilano Branch is an outstanding addition to the community,” says Pilar Martinez, Edmonton Public Library’s chief executive officer. “The design ties in natural light, seating areas and landscaping with the neighbouring ravine, while also incorporating all of the features and services our customers need.”

Cheryl Mah is managing editor of Design Quarterly.

Stop Electrical Damage Before It Occurs

Thermography is a method of inspecting electrical and mechanical equipment using specialized infrared cameras. By producing detailed images and temperature profiles of specific pieces of equipment, thermal imaging measures the infrared energy of an object’s surface, alerting facility managers to any potential threats.

Aidan Mabbott, Division Manager with Black & McDonald British Columbia Service, has seen all-too often what can happen when building electrical systems aren’t routinely scanned.

“In dusty environments, dirt and debris can build up on the electrical components, which can lead to a short circuit condition,” he says. “This often creates a spark or arc, which can ignite and cause a fire.” For facility owners and operators, it’s nice to know that early detection and intervention can greatly minimize this risk.

How the technology works

Though infrared technology has been around for decades, thermal imagers used in building inspections have only been prevalent for about 15 years—and the technology has come a long way.

“Today’s imagers are flexible and detail-oriented, and they are portable enough to take anywhere,” says Mabbott. “Equipped with rotating screens that can deliver real-time temperature graphs, we’re able to produce professional reports for our clients in a matter of minutes.”

Given most system components show an increase in temperature when malfunctioning, today’s high-powered infrared cameras enable qualified inspectors to see the heat signatures associated with high electrical resistance before the circuit becomes hot enough to cause an outage or explosion.

There can be several reasons for a malfunction, but David Carter, an electrician with Black & McDonald, says the most common root causes include: loose connections; aging equipment; and overloaded circuits. Equipment that builds up heat can also be an indication of poor installation or that cooling systems are not functioning properly.

“Whatever the reason for the increase in temperature, detecting it early can lead to substantial cost savings for the facility operator, not to mention peace of mind,” he says.

How often should thermal imagers be used?

Though recommended as part of a routine maintenance program, there is no ‘one size fits all’ approach to thermal imaging—it all depends on the type of facility and the age of the equipment.

“We often perform thermal scans on office electrical panels annually, and industrial equipment quarterly,” says Carter. “But there are many components in our electrical, plumbing and HVAC systems that have benefitted from regular thermal image scans.”

The best approach, adds Mabbott, is a custom approach. “At Black & McDonald, we look at several items before proposing a proactive maintenance program for our clients,” he says. “Some of these items include: type of business, age of equipment, runduration of machinery and the client’s budget.”

For electrical panels, Black & McDonald will often propose two options—the first being a basic surface scan of the breakersto see if there are any obvious issues with overheating. “If we discover anything abnormal we would then remove the coversfor a closer look as to the cause,” he says.

The second option is a more in-depth inspection involving the complete removal of all covers to expose all of the electricalcomponents. “We then scan all lugs and terminals, check that all wires are tightly connected and measure voltages to ensurethat everything is as expected.”

When performing a thermal image scan at a building for the first time, Carter recommends his clients opt for the in-depth inspection as an “initial tune up” and overview of the equipment. Subsequently, surface scans may be all that are required given most of the issues will have been identified up front.

The bottom line is this: electrical outages and fires can be costly, disruptive, and dangerous. Taking the right steps to prevent them is in everyone’s best interest.

For more information on Black & McDonald’s thermal imaging services, please visit www.blackandmcdonald.com

Controlling back-office costs in commercial real estate management

Commercial real estate management teams are under pressure to control expenses and operate efficiently. These goals can be challenging to balance; and understandably, teams may prefer to tackle everything in house out of concern for data security and control.

“Managing a property is much more complex and cost-consuming than it used to be, but like many other modern-day operations, the right partners and technologies can make a huge difference, ” says Akan T. Rajah, Managing Partner with Assetsoft.

Advances in remote technologies and data security systems have made outsourcing a more attractive option for property management teams. Moreover, technologies like automation, cloud computing, and user-friendly platforms are unlocking numerous advantages. This is particularly true when used by industry SMEs (subject matter experts) who know the business inside and out and can make the best use of these tools.

“It’s about making lives easier for commercial property management talent,” adds Rajah. “With remote work and operations becoming the new norm in the post-pandemic, many are now recognizing and embracing the cost and time-saving benefits of outsourcing.”

There are many areas where commercial real estate management teams can unlock savings. Ahead are four areas to consider.

Outsourcing back-office accounting

There are ample benefits to shifting back-office tasks to a third-party SME like AssetSoft. For one, it enables property management teams to free up valuable time and talent. This helps talent focus on strategy-building and improving relationships with their customers, and lets the company focus on core competencies. Also, outsourcing affords property management teams the peace of mind knowing their finances are being overseen by specialists who understand the industry, who are fluent in industry accounting software, and know how to find savings and efficiencies from any operation.

For example, Rajah adds: “Our offshoring model leverages the strength of conventional outsourcing, but ensures the client has direct control on their business outcomes. Our client can establish their very own team without worrying about all legal, human resource, and technical requirements.”

Going digital

Paper-based processes are time-consuming and vulnerable to delays, disruptions, and human error. Important documents (e.g., leases, bills, correspondence, etc.) can be corrupted or misplaced, and key deadlines can fall by the wayside. Trusting the process to sophisticated asset management software helps to standardize processes, on the other hand, boosts accuracy and accountability, generates actionable data and insights, and keeps everyone on the same page. Teams can also rest easier knowing their sensitive financial data is being collected and managed appropriately.

“Data privacy and security can be a concern, which is why outsourcing partners like ourselves need to do everything we can to be a trusted cloud solution provider. That means ensuring we have 24/7 server operation monitoring, data recovery, encryption, and other critical security measures to protect organizations from data loss to hardware failure or power outages,” explains Rajah.

Embracing Automation

Automation (or “Robotic Process Automation”) represents a new way of operational efficiencies and intelligence. Automated systems can streamline repetitive tasks, monitor processes, and ensure tasks are being done efficiently and exactly as planned. In property management, automation can be particularly helpful in strengthening common tasks or more complex tasks prone to human error such as generating leases using abstracted data, reviewing trial balances, disaster recovery testing, and similar activities. These are all advantages that should not be overlooked.

Lease audit/abstraction

It’s common for commercial real estate managers to lose money due to disconnects between the charges stated in a lease contract and the actual money collected from tenants. Through a lease audit, however, teams can confirm that the expenses they are charging for (e.g., rent, utilities, etc.) are the same as what was agreed upon from the start. Also, lease audits help pinpoint any other irregularities or red flags that might save even more costs that would have otherwise gone unnoticed.

Lease abstractions offer similar benefits. Through this process, specialists can extract and summarize key information from leases, which are often long and needlessly complex.

Trusting either of these processes to third-party specialists has its advantages. In addition to saving time, outsourcing lease audits and abstractions let teams get a fresh and impartial pair of “eyes” on their lease agreements, who can find uncovered issues or new cost-saving opportunities. This process also helps teams avoid tenant disputes and correct irregularities. Lastly, the data from a lease abstraction can be helpful in times of disposition, mortgage, mergers, or take-overs.

Speaking to these advantages, Anil Jamani, Vice President of Finances at Colliers International, an AssetSoft client, notes, “The cost-benefit for outsourcing lease abstractions at Colliers is the time saving for our team. We are more able to execute in an expedited manner and focus on higher-level analysis.”

CAM reconciliation

Common Area Maintenance (CAM) is crucial for maintaining optimal conditions in commercial real estate value. CAM reconciliation, by extension, is a process that ensures landlords cover the costs of common areas via a separate bill.

That said, the calculations for CAM reconciliation can differ from one tenant to the next depending on their square footage and other factors (e.g., case exclusion, CAP, tax parcel, gross-up, etc.) that can change every year. Herein, CAM reconciliation services, such as the ones offered by Rajah and the Assesoft team, blends talent and technology to ensure the fees are being charged fairly and consistently and that the calculations are in line with the lease document.

“CAM reconciliation only happens once a year, but it is important to get right,” says Rachana Khandelwal, Director at Assetsoft. “That’s why we’re happy to either handle that responsibility on our end or help teams set-up the right processes within their own system.”

Managing commercial real estate is no small feat. Neither is doing so in a way that saves time, money, and headaches for management teams. The upside is that today’s property management teams have access to specialists with technologies that can lighten their load while protecting their bottom line.

Akan Thurairajah and Rachana Khandelwal are part of the Assetsoft team. The Assetsoft team encourages any questions and inquiries. Email them at [email protected] or visit their website at www.Assetsoft.biz.

REMI Network extends COPA nomination streak

REMI Network editors have been nominated for two Canadian Online Publishing Awards (COPA). Fittingly for 2020, both nominations are tied to reporting how the property and facilities management sectors responded to the challenges of COVID-19.

Masthead Online sponsors the annual awards, which recognize editorial and design excellence in digital publications. The REMI Network has been nominated in every year since its 2013 inception, and has thus far collected six COPAs in the business publication category.

“Each year, the REMI Network continues to raise the bar on quality, and this year was no exception,” says Kevin Brown, president of MediaEdge Communications Inc. “Throughout this pandemic, our editorial team has been more committed than ever to delivering the news and keeping our readers informed about the pressing issues impacting the commercial real estate sector.”

This year, Rebecca Melnyk is nominated for the best company feature for chronicling the timely arrival to service of the new Peter Gilgan Patient Care Tower at St. Michael’s hospital in Toronto. Her feature story examines the role of design, technology and integrated professional teams in health care delivery, and in the context of a sudden global pandemic.

“Hospitals across Canada found unique ways to create more capacity for the surge of COVID-19 patients over the past several months,” says Melnyk. “As the pandemic has revealed critical gaps, the health care industry is now re-examining the future of hospital design, looking at factors such as the adaptability of space and air system flexibility.”

Barbara Carss is nominated for the best industry feature for a look at energy-use patterns, and differing experiences in commercial and multi-residential buildings, following the imposition of COVID-19-related public health measures. Her feature story also highlights the industry’s concern about an electricity pricing scheme that was out of sync with the reality of the stay-at-home protocol.

“Electricity prices have been an ongoing theme for the industry during the pandemic,” Carss observes. “In Ontario, an already convoluted and contentious formula for allocating costs has become even more so. Meanwhile, energy-intensive systems like ventilation are increasingly central to building occupants’ health and confidence in the indoor environment.”

Setting the stage for increased industry recognition

ISSA Canada has always been committed to the mandate of “changing the way the world views cleaning.” And, if there’s one positive to come out of this historic COVID-19 pandemic, it’s a new respect for the important role professional cleaners play not only in the health and safety of buildings but also the people who are housed within them.

“The pandemic has certainly buried the needle when it comes to a raised awareness of facility cleanliness,” says ISSA Canada Executive Director Mike Nosko. “It has been a long time coming for professional cleaners to be placed in the spotlight for the important role they play in protecting human health. Whether it’s a hospital, commercial, industrial or institutional facility, a recreational complex, or any other facility where people work and visit, the cleaning profession has certainly proved just how essential it really is.”

Long before the pandemic took hold, ISSA had always been an advocate for the cleaning and maintenance industry, establishing top-notch educational programming and cleaning standards to help build a strong foundation and elevate the professionalism within the industry.

That has not changed today. In fact, when the COVID-19 pandemic was declared, through its Global Biorisk Advisory Council® (GBAC) Division, ISSA took immediate steps to once again arm the industry with the tools needed to combat this unseen enemy.

“It quickly became quite clear early on that disinfection was a key in the new fabric of standard cleaning practice,” Nosko explained. “That’s where the GBAC Fundamentals course came into play. The industry needed new cleaning protocols and training to deal with biohazards, and the GBAC Fundamentals course filled that need. It also provided frontline staff with the knowledge to deal with not only COVID-19 but other infectious diseases as well.”

With frontline teams readily becoming GBAC-Trained Technicians, ISSA set its sights on assisting facility owners and their in-house staff to establish a safe method of reopening by introducing the GBAC STAR™ facility accreditation program.

The gold standard for facilities, the GBAC STAR program relies on comprehensive training that teaches proper protocols, correct disinfection techniques, and cleaning best practices for biohazardous situations such as those presented by the novel coronavirus. To date, 17 facilities across Canada have achieved accreditation, and many more have committed to completing the process.

“It doesn’t matter what size or type of facility it is, GBAC STAR facility accreditation covers all the bases,” Nosko said. “By completing the program, facility owners are equipped with the tools they need to confidently establish and maintain a cleaning, disinfection and infectious disease prevention program to minimize not only the current risks but future ones as well. We’re also so proud to be able to offer this outstanding program in all regions across Canada, as the program is available in both English and French.”

And the programming doesn’t stop there. Released in early December was the new GBAC STAR Services accreditation. Based on demand from the facility services sector, the Services program will assist building service contractors in distinguishing their cleaning, disinfection, and infectious disease prevention measures.

“With all the misinformation about cleaning and disinfection circulating all over the world, it is so important for BSCs to demonstrate their credibility,” Nosko said. “The GBAC STAR Services program provides this critical third-party validation, and differentiates these contractors from the others when it comes to implementing industry-recognized cleaning and disinfection practices.”

Although the focus in 2020 has understandably revolved around the pandemic and providing the industry with relevant tools to combat it, ISSA Canada has also remained focused on another one of its priority items – uniting all industry facets and providing a voice for the Canadian cleaning industry as a whole.

In addition to its Building Service Contractor (BSC) Council, ISSA Canada also established a Residential Cleaning Committee to better understand the needs of residential cleaners and support that sector through increased member programming and educational offerings.

In October, the healthcare housekeepers/environmental services sector also gained representation as the Ontario Healthcare Housekeepers Association (OHHA) merged with ISSA. Not only does this provide greater access to educational programming, but it also sets a solid foundation for this sector to grow across the country.

With all the new programming and mergers announced over the past year and many more to follow in the new year, it’s easy to see the impact ISSA has had when it comes to increasing industry awareness. So has the association actually changed the way the world views cleaning?

“We may not have entirely changed the way the world views cleaning, but we certainly made a dent when it comes to industry recognition and respect,” Nosko says.

“As many industries have experienced lay-offs and furloughs, our industry has managed to place renewed emphasis on cleaning as a viable and stable career option. I firmly believe the momentum we have generated in 2020 will definitely carry over into 2021, and probably continue to gain traction in years to come. That is the most exciting thing of all.”

Tanja Nowotny is Director of Marketing and Communications for ISSA Canada.

SoLo house earns Passive House certification

SoLo, an all-wood house in a remote area of British Columbia’s Coast Mountains, has earned Passive House certification, becoming the first Passive House certified building designed by Perkins + Will.

Internationally recognized as the most stringent standard for building energy performance, the Passive House Institute verifies that SoLo meets the criteria for the PHI Low Energy Building Standard.

Located in the Lower Soo Valley, north of Whistler, SoLo was designed as a prototype for Vancouver-based developer Delta Land Development. A testing ground for low-energy systems, healthy materials, prefabricated and modular construction methods, and independent operations, the house is intended to inform the approach to larger projects. The project was completed in 2020.

Generating its own electricity through renewable energy sources, primarily from a solar energy system with a hydrogen fuel cell as a back-up source, SoLo requires no fossil fuels or combustion for its operation. In fact, it produces more energy than it consumes, resulting in net positive energy performance. The house has also earned the highest rating from EnerGuide, Canada’s energy performance rating system, and exceeds Step 5 of the British Columbia Energy Step Code, indicating the highest level of energy efficiency in the province.

Given the extreme climate—the average daily temperature hovers around -17°C (2°F) in winter, with lows of -30°C (-22°F), and reaching over 30°C (90°F) in summer—achieving thermal comfort was imperative. Measures such as a thick layer of insulation, triple pane windows, and an airtight envelope, along with optimized passive ventilation, solar gains, and daylighting, ensures a comfortable and healthy living environment while removing reliance on energy intense mechanical systems. The small demand for heating is provided by a geoxchange loop that uses heat stored from the ground.

The site for the prototype house proved challenging due to its prime views to the northeast, setting up a battle between views and warmth. Overhangs are being used to block the sun on the south side, while deep reveals or fins are used to block solar gain through the east- and west-facing glazing.

Opting for constructing with prefabricated components offers obvious benefits for a house in this snowy climate, allowing manufacturing during winter. In addition, prefabrication dramatically reduces construction waste and site disturbance.

StorageVault completes $220-million deal

StorageVault Canada has completed the $220-million acquisition of 13 stores and a vacant land parcel. The deal, involving six vendor groups, adds nine Ontario locations to StorageVault’s portfolio along with two each in Quebec and Alberta and one in Nova Scotia. The purchase price was paid with cash on hand and the issuance of $8 million worth of common shares.

With completion, StorageVault owns and operates 209 storage locations in seven provinces. That includes 167 owned sites and 4,600 portable storage units, comprising more than 9.2 million square feet of rentable space.

Pain, floor mopping, and the pandemic

It should not come as a surprise that professional cleaning has changed dramatically due to the pandemic.

Building owners and managers, as well as school administrators, now want more cleaning and more effective cleaning. And what we are finding is that the infection control qualities of many old cleaning systems and methods used for decades are now being second-guessed.

For years, one method of cleaning that has been questioned and is undoubtedly under much more scrutiny today is floor mopping. Studies coming out of China earlier in the year have found that the pathogens that cause the virus can collect on floors. Once on floors, these pathogens can be transferred to mops, allowing them to be “transported” around a facility, potentially spreading the disease.

Inherent injury risk

However, another pre-existing issue that has surfaced about floor mopping that is garnering considerable and increased attention right now, is that mopping floors can be a health risk. More specifically, it can result in musculoskeletal injuries.

In fact, floor mopping can be far more health-risking than we realized. This is based on a new study, “Prevalence of MSDs and Postural Risk Assessment in Floor Mopping Activity Through Subjective and Objective Measures,” published earlier this year in the occupational health publication, Safety and Health at Work.

Complicating this situation is the fact that building owners, managers, and administrators not only want more effective cleaning due to COVID-19, but they also want more cleaning in general. This means that hard surface floors, which may have only been mopped two or three times per week in the past, are now being cleaned five or more times per week.

Participant selection

To better understand this problem requires taking a closer look at this incredibly detailed study. The researchers randomly selected 132 cleaning workers to mop a floor area of approximately 64 square feet. They were to perform this task five times, taking a five-minute break after each mopping session.

The researchers were cautious in whom they selected to participate in the study. For instance:

they wanted to know if the cleaning workers had worked as a cleaning professional for at least six months. Many had been custodial workers for several years.
they wanted to know if the workers worked during the day or at night and whether this information might impact the data.
they wanted both males and females in the study.
social and demographic data were collected, as were the participants’ age, their education levels, height, body mass index, and their dominant hand.
job satisfaction and general health were also considered.
more specific health issues were considered such as past injuries, particularly involving the back, neck, arms, and upper and lower body.

Along with being careful about who was asked to participate in the study, the researchers wanted to make sure the floor mops used — referred to as mop sticks — were all the same. Further, the mop stick or pole used had to reach between the participant’s chin and shoulders. This helped ensure the mop was held correctly and that the mopping process was performed following generally accepted best practices.

Pain determination

To determine if the mopping process was causing the workers pain, the researchers took a two-fold approach. First, they asked the workers to fill out a questionnaire as they worked. For instance, if experiencing pain, the questionnaire asked where they were noticing the problem. In the arms? Biceps? Wrist? Shoulders? A combination?

The second approach involved the use of electromyogram (EMG) testing. An EMG records the electrical activity of muscles in the human body. Some enhanced electrical activity would be considered normal when mopping floors, but, beyond a certain point, it could indicate pain in muscles and surrounding areas.

The questionnaires and the EMG tests were compared and it was based on these results that the researchers were able to determine a “pain rating.” This indicated whether the cleaning workers were experiencing pain as they mopped the floors and at what levels. It was believed that over time, this pain would become more noticeable and potentially debilitating.

Revealing results

Among the results noticed were:

Those who had worked as cleaning professionals for one to five years reported the most pain.
Right shoulder and right-hand pain was reported by 93 per cent of those participating in the study.
Nearly 91 per cent of the workers reported some lower back pain and pain in elbows, right wrists, and right triceps.
Left and right bicep pain was reported by 82 per cent.
Neck and left shoulder pain were reported by 78 per cent.

Pain relief

The study concluded that many of the cleaning workers experiencing pain required “ergonomic interventions.” In other words, the study determined that the workers needed to be taught, among other things:

how to perform mopping tasks properly
how far to hold the mops from their bodies
how to avoid excessive bending
how to not overemphasize the use of some muscles while underutilizing other muscles
a host of other ergonomic issues that were found to be causing the pain

Alternative floor cleaning solutions

Another option, which was not discussed in the study but certainly still applies, is to stop mopping floors entirely and consider floor cleaning alternatives. After all, this would help eliminate the pain and, because we know the mopping process can spread pathogens, it could also help in the fight against the pandemic.

In most cases, this means using machines that clean floors automatically, eliminating the use of mops. A traditional option has been the use of “auto scrubbers,” a machinate version of floor scrubbers. While undoubtedly useful, these are costly machines, require considerable training, and need regular servicing and maintenance. Auto scrubbers are considered complicated pieces of machinery.

Another possibility is the use of “auto vacs.” Once again, no mops are used with these machines. Independently tested, they have been proven comparable in performance to the scrubbers just discussed. However, they cost less, require minimal training, and because there are few moving parts, they require minimal service or repair.

Whichever alternative floor cleaning option is adopted, the potential for musculoskeletal injuries is reduced dramatically, if not eliminated. Further, because no mops are used, and these mop-free systems are designed to apply only fresh water and cleaning solution to floors, the result is cleaner, healthier floors, which should help us slow the spread of this pandemic.

Drew Bunn works with Kaivac, manufacturers of professional cleaning systems and equipment designed to help eliminate the spread of infection. He can be reached at [email protected].

First virtual MAC Awards honours best of 2020

The first virtual MAC Awards honouring innovation, commitment to quality and everything that goes into promoting the brand of rental housing in Ontario, was held in conjunction with the Buildings Show on Thursday, December 3, 2020.

The REMI Network would like to extend heartfelt congratulations to this year’s virtual MAC awards winners:

Best Property Management Website
Hazelview Properties formerly Timbercreek Communities
www.timbercreekcommunities.com

Advertising Excellence for a Single Campaign

Rhapsody Property Management Services – The Brixton Prelease Campaign

Advertising Excellence – Social Media
Hazelview Properties formerly Timbercreek Communities

Rental Development of the Year
Sifton Properties Limited – 1325 Riverbend Road, London

Outstanding Community Service – Rental Housing Provider
Skyline Group of Companies

Outstanding Community Service – Supplier Member
Wyse Meter Solutions Inc.

Environmental Excellence
Minto Apartments

Leasing Professional of the Year
Grace Evans – CAPREIT

Property Manager of the Year
Marc Blanchard – CAPREIT

Resident Manager of the Year
Diane & Bruce Nace – Realstar

Customer Service Award of Excellence
Rhapsody Property Management Services

Company Culture Award of Excellence
Killam Apartment REIT

Certified Rental Building Member of the Year
Minto Apartments

Find out more about the 2020 virtual MAC Awards at: www.frpo.org

2020 ISSA Show North America brings the cleaning industry together

The 2020 ISSA Show North America took place November 16-19, 2020 and connected influential leaders throughout the worldwide commercial, residential, and institutional cleaning industry through a one-of-a-kind Virtual Experience. The Virtual Experience content remains available on-demand through March 31, 2021.

As the first edition of the show in a virtual setting, the 2020 Virtual Experience broke down traditional barriers by giving the worldwide cleaning industry access to global business solutions from anywhere and at any time. The week-long experience attracted 13,500 unique platform visitors from 79 countries, with over 6,284 creating personalized Virtual Planners and/or registrations.

The Virtual Experience not only preserved the same in-person elements seen at the traditional event but included expanded features, events, and offerings to the virtual show including:

12 networking events
3 spotlight speakers
Innovation of the year awards
250+ exhibitors
150+ exhibitor events
40+ live sessions
25+ on-demand sessions
Matchmaking and video appointments
Interactive events and entertainment

The Virtual Experience had high levels of engagement with the virtual booths, products and educational content:

71,000+ virtual exhibit views
17,500+ virtual exhibitors added to agendas
25,000+ education session page views
19,900+ education session adds to agendas
2,500+ on-demand session YouTube views
1,879 confirmed video meetings took place over the 4-day event, drawing 88% engagement with exhibitors

Participants left the experience with knowledge from lessons learned while working together towards strengthening the global community by increasing the appreciation for cleaning as an investment in human health, the environment, and an improved bottom line.

An Industry United

ISSA Show North America welcomed back co-located partner events which took place in conjunction with the Virtual Experience including ARCSI, a Division of ISSA; Healthy Green Schools & Colleges by Healthy Schools Campaign; and IEHA, a Division of ISSA.

ISSA Show North America preserved the traditional show features and events while introducing new attractions to the Virtual Experience. Highlights included Virtual Exhibits, Live and On-Demand Education, Networking Events & Industry Awards Programs.

Virtual Exhibits

The Virtual Exhibitor Directory allowed participants to meet virtually with the companies that are shaping the future of cleaning. Through the Virtual Experience, participants could connect directly and in real-time with exhibitors through Virtual Business Cards, Product Listings, Exhibitor Hosted Content, Product Demonstrations, Networking Events Hosted by Your Preferred Vendors, Exhibitor Collateral, New Product Gallery, Show Specials, Video Promotions and Industry Product Leaders.

Matchmaking Program – this extension of the Exhibit Directory and My Virtual Planner allowed participants to connect directly and in real-time with exhibitors through 1-to-1 or 1-to-8 video appointments, request meetings, and chat live with exhibitors and industry peers.
Sponsored Thought Leadership Sessions – available to all registrants each day, each session addressed different aspects of the industry from subject matter experts. Participants lefts with a greater focus, clarity, direction and understanding of how-to best leverage resources moving forward. 2020 sponsors included: Charlotte Products, Diversey, Ecolab, Inc., Excel Dryer, Inc., I.C.E. Robotics, Reckitt Benckiser Professional, Sofidel Group, Spartan Chemical Co., Inc., Sunbelt Rentals, Tork, an Essity brand and Unimed-Lighthouse Distribution.
Industry Product Leaders – the best in the business provided the industry with the latest in commercial, residential, and institutional cleaning through representing key product industries. The 2020 Industry Product Leaders include: Diversey – Infection Prevention & Control, GOJO Industries – Cleaning Agents, Hoover Commercial – Floor & Carpet Care, Rubbermaid Commercial Products, Inc. – Cleaning Tools & Supplies, Tork, an Essity brand – Paper Products & Dispensers, Restroom Care & Service, Services & Technology and Skin Care & Personal Hygiene.
Virtual Journeys – offered attendees customized experiences for distributors, wholesalers, education professionals, hospitality professionals, and infection prevention & control professionals.

Live and On-Demand Education

100-plus Live & On-Demand Education Sessions provided something for everyone with curated tracks targeted towards commercial cleaning, distributors, green clean schools, healthcare, hospitality, infection prevention & control, residential cleaning, and restoration & remediation.

Professional certification workshops took place before and during the week of November 16-19, 2020 and were available to those seeking to enhance their critical professional skills to succeed in today’s most in-demand market.

Spotlight speaker sessions were hosted virtually all week and included:

If You Can See It, You Can Be It – Food Network’s Chef Jeff revealed his hard-knock yet transformative life lessons and the secrets to rising above and realizing his potential. His dynamic and engaging presentation helped audiences discover their hidden business aptitudes, make life-changing decisions, and gain a new foothold on the ladder to success.
Breaking Through: My Journey to Becoming the First Female NFL Official – NFL’s first female official, Sarah Thomas shared her journey as a pioneer in a male-dominated industry, inspiring others to seize opportunities to succeed and never give up — even when the odds are against you.
COVID-19: Where Do We Go From Here? – Global experts shared compelling case studies, personal experiences, and key takeaways from the first phase of the pandemic, along with user-friendly recommendations for what comes next.

Networking Events

Virtual Roundtable Event – Provided by ARCSI, a Division of ISSA, the Virtual Roundtable Event sparked discussions among industry peers by guiding discussions on industry-related topics that answered questions, concerns, and challenges faced in 2020.
ISSA General Business Meeting – ISSA welcomed ISSA members to attend the annual ISSA General Business Meeting. The meeting included: Updates on Association Business, Introduction of Incoming Board Members, Farewell Address, Incoming President Address, ISSA Charities Report and the award announcement for the Jack D. Ramaley Industry Distinguished Service Award.
Daily Fun Activities – Experts from different industries guided the Virtual Experience participants through inspirational lessons sparking learning and activity. Activities included: Golf tips and tricks to improve your game no matter what level of play, How to Win at Poker – Tips and Tricks from the Prince of Poker, How to Make the World’s Best Margarita and Virtual Events Shouldn’t Result in a Stiff Body – Stretch it Out!
Virtual Experience Closing Ceremony – The week wrapped up with the 2020 Innovation of the Year Award Winner announcement, closing remarks, and exciting entertainment by Electric Avenue bringing the ‘80s TV experience right to the comfort of the participant’s home!

Industry Awards

The 2020 Star Award Winners received recognition during the Virtual Experience Kickoff & Welcome. The Star Awards honour industry legacy companies who consistently exhibit at the ISSA Show North America while maintaining ISSA Membership and have reached 40, 50, 60 and 70 years in the industry. The 2020 Star Award recipients are:

National Chemical Laboratories, Inc. – 60 Years
Rubbermaid Commercial Products – 70 Years
Tork, an Essity brand – 60 Years.

In its 11th year, the 2020 edition of the Innovation Program featured 18 ground-breaking products and service solutions from all areas of the industries. Entries are new products and services from top manufacturers and suppliers throughout the cleaning industry organized into five categories: Cleaning Agents; Dispensers; Equipment; Services and Technology; and Supplies and Accessories.

Following the online voting from September 1 to November 18, the 2020 Innovation of the Year Award Winner, TASKI® IntelliSpray for swingo® by Diversey was honoured during the Virtual Experience Closing Ceremony.

The five category award winners were announcing during the Virtual Experience Kickoff and Welcome Session. The 2020 Innovation Category Award Recipients are:

Cleaning Agents: Botanical Disinfectants by Seventh Generation Professional, a Unilever Brand
Dispensers: Tork PeakServe® Recessed Cabinet Adapters by Tork, an Essity brand
Equipment: TASKI® IntelliSpray for swingo® by Diversey
Services & Technology: Antimicrobial Protected Films by Silver Defender
Supplies & Accessories: OmniClean by Unger Enterprises, LLC

The Innovation Category Award Winners, Honorable Mentions and Innovation of the Year Award Winner will join the Innovation Hall of Fame winners. The complete list of entries in the 2020 Innovation Program is available online at vote.issa.com/contest.

It is important that the industry remains connected entering into 2021. In order to do so, registration for the Virtual Experience will remain open through March 31, 2021, making it easier than ever for industry professionals to participate on-demand from wherever they are at their own pace. Attendees can gain access for free by creating a Virtual Planner or by registering for an All-Access Pass that grants access to the complete program of product and service innovations, and educational insights. For further information on registration visit issashow.com/register.

Save the Date – 2021

ISSA Show North America returns to an in-person event November 15 – 18, 2021 at the newly expanded west hall of the Las Vegas Convention Center in Las Vegas, NV, USA. Stay tuned for more information on 2021 at issashow.com.

Large facilities face huge challenges

COVID-19 has been tough on the vast majority of facility owners, operators, and managers, that much is clear. The bar has been raised when it comes to cleaning and disinfection standards, and that has come at a time when revenues and budgets have decreased in a lot of places. The challenges are intense and multifarious.

As is so often the case, though, the difficulty has been magnified for the largest and most demanding facilities. Stadiums, convention centres, and other high-capacity often multi-faceted venues have faced all those challenges and more. Consider, as a leading example, the trials and tribulations of preparing for the National Hockey League’s “bubble” in Edmonton, Alberta, earlier this year.

That was a prominent topic of discussion at the virtual ISSA Show North America in recent weeks.

“The pandemic has challenged us more than we’d ever have thought, one year ago, six months ago, even two months ago,” said Patty Olinger, executive director of GBAC, a division of ISSA, at the “Lessons Learned from the Frontlines of the COVID-19 Pandemic” session.

That was a general sentiment, but it applies particularly to these large-scale, high-capacity venues. While many of the basics remain the same, it goes without saying that accounting for 20,000 people is rather different than for 20 people.

Todd Boyan, senior VP of stadium operations for the NFL’s Miami Dolphins in Florida, noted his facility didn’t know if it would be operating with a capacity of zero or with a full stadium when it ultimately reopens. It ultimately determined it would be able to have a maximum of around 13,000 seats filled if season ticket holders were allowed to attend with adequate social distancing in place.

Indeed, Hard Rock Stadium relied on advice from cleaning industry experts, including ISSA, to help the facility set new cleaning standards and prepare for a post-COVID-19 reopening. The stadium also made pursuing and achieving GBAC STAR a priority. That program has come to be viewed as the gold standard of accreditation, denoting that a facility has met the highest standards of cleaning, disinfection, and infection control practices.

At large-scale facilities such as that one, of course, things have changed drastically.

As well as significant cuts to capacity, touchless cleaning technology is now front and centre, HVAC equipment has been upgraded, and myriad other adjustments have been made in an attempt to establish and maintain the safest environment possible. The sheer volume of attendance and operations amplifies the hazards and, in turn, the work needed.

David Causton, general manager of Chicago’s McCormick Place, the largest convention centre in the United States, stressed the importance of accreditation in the new world. At the “COVID-19: Where Do We Go From Here” discussion at the ISSA Show, he noted that GBAC STAR approval is hugely significant in meeting the challenges of events, from cleaning to disinfecting to foodservice.

Since March 2020, by Causton’s count, McCormick Place has lost 165 events due to the pandemic, a huge hit to the facility itself and the wider economies of Chicago and Illinois. The importance of getting back on their feet quickly and appropriately, and displaying the steps taken, is not lost on him.

“Before the days of COVID-19, you expected the facility to be clean and look clean. What customers want to see now is people cleaning,” he said.

“These facilities relied on equipment, innovation, and evidence-based methods that have been proven to work,” said Dr. Gavin Macgregor-Skinner, director at GBAC. He added that he hopes this focus, which has given building operations staff elevated importance, will remain a top priority when the pandemic ends. COVID-19 may finally go away, but battling and controlling infectious disease is an ever-present issue.

“You need to take a holistic approach, identify the hazards and the risks that can enter a facility, and determine what the consequences will be,” Macgregor-Skinner said. “We can have events and let people in facilities if we do it in the right way.”

That’s the key as far as many facility managers are concerned: as we move toward 2021, managing facilities in the “right” way has rarely been more important.

The ins and outs of hybrid meetings

Since the start of the COVID-19 pandemic, virtually every industry has had to make adjustments to adapt to a new and ever-changing world. In-person meetings have become almost impossible, greatly restricting the ability of organizations to conduct business.

Condo corporations are among the affected group. Whether it be AGMs or turnover meetings, there are meetings that simply have to be held. Thankfully, technology makes it possible for these meetings to continue virtually. However, exclusively virtual meetings simply are not preferred by some corporations. There may be gaps in technological abilities of participants, or resistance to digital processes and a desire for in-person interaction. This is where hybrid meetings come in, but are they truly the future of AGMs in the post-pandemic world?

What Are Hybrid Meetings?

Hybrid meetings involve conducting meeting activities both electronically and in-person. While they’re flexible and adapt to each situation, they generally involve two factors. First, participants are given the choice of attending the meeting in-person or virtually and voting either in advance or live during the meeting. Second, the meeting is live-streamed on a secure link for those who wish to participate virtually. Though new, this type of meeting has quickly found large amounts of demand.

Why Choose A Hybrid Meeting?

First, limiting the number of people in a room for meetings is critical to complying with COVID-19 regulations and keeping participants safe. Second, offering a hybrid meeting gives owners the option to decide if they’ll participate in advance, in-person or virtually. Hybrid meetings are also reasonably easy to execute with the right circumstances and are effective when executed and planned correctly.

Hybrid Meeting Best Practices

Select the right partner: Hybrid meetings, while manageable, can easily become complicated. Choosing a service partner that has demonstrated success in this field can be the difference between a successful meeting and a failed one.

Prepare: There can be quite a few moving parts in a hybrid meeting. The more you prepare for them, the more likely your meeting will run smoothly.

Be ready to adapt: With these types of meetings, things can change quickly. Being able to think and react to changes is critical to success, and is an area in which an experienced partner can be extremely valuable.

Things To Be Mindful Of When Considering A Hybrid Meeting

In some respects, hybrid meetings may actually be more complex than an exclusively virtual meeting or an in-person meeting. There are audio and visual considerations, as well as voter eligibility and procedural requirements that must be considered.

For example, how do you balance questions from the virtual and live audiences? How are paper and electronic proxies sorted and tracked? How do you prevent duplicate voting? Who and how is attendance tracked for quorum purposes? How do you integrate hand raises for voting on simple motions? Is your AV setup suitable for a hybrid meeting? How do you integrate live in-person voting with virtual voting?

While hybrid meetings are the obvious option once in-person limits are increased to a reasonable size, they are not as easily executed as fully virtual meetings.

Five Recommendations

● A virtual meeting and voting vendor provides virtual attendance to the chairperson. Virtual attendance is integrated with in-person attendance on site at the meeting.

● In return, the chairperson will confirm who is eligible to vote virtually (e.g. ensuring that there are owners attending both virtually and in-person).

● All in-person voting should use the same method (e.g.paper or electronic ballots). Do not mix.

● Test and retest your AV setup. Getting a bunch of laptops in the same room may not work, meaning a more sophisticated setup may be required.

● Encourage electronic proxy voting and discourage paper-based submitted proxies.

Despite this, hybrid meetings have proven to be effective for condo corporations both big and small. In a year where change is frequent, they’ve been a constant in helping corporations get the results they need, when they need them.

Ben Zelikovitz is a level 200 CCI Certified Director and co-founder of GetQuorum. He loves quorum, the Toronto Raptors, Maple Leafs, Liverpool FC and Drake. He is also a husband, father, peloton rider and washed-up hockey player.