The shift from facility cleaning to facility disinfection

To those not familiar with the chemicals and tools utilized by experts in the field of facility cleaning, there may be no discernible difference between pre- and post-COVID-19 protocols, perhaps with the exception of frequency.

Now, the global pandemic has increased interest in the activities of the companies that manufacture and supply cleaning products, as well as those that provide janitorial services, providing a unique opportunity to clarify the importance of this sector and its frontline workers.

According to facility cleaning and maintenance provider United Services Group, prior to the COVID-19 pandemic cleaning was not looked upon as an essential business by many, including the government and customers of building service contractors. At the time, the industry was generally divided into two groups: customers who clean their locations using existing in-house staff who may have other roles within the facility, and customers that contract out these responsibilities to professional cleaning companies. The prevailing mentality, United says, was that “if it looks clean, it must be clean.”

But as COVID-19 began to spread, landing on North American soil in early 2020, this belief was all but cast aside. Suddenly, every surface and touch point was a potential source of worry. While the shuttering of office buildings and commercial properties prevented cross-contamination and stunted the spread of the disease, as Canadian businesses prepare to reopen many companies may find themselves stuck in the same “wipe and shine” mindset.

A change in basic function

Unfortunately, that mindset may be detrimental, says John Appleton, vice president of Bee-Clean Canada and co-chair of its national pandemic management team. “The basic function of cleaning has changed. The question is no longer ‘Is it clean?’ The question is ‘Is it safe?’” he notes, adding that proper training and education on products and equipment is the first step toward a truly safe facility. “Ensuring the safety of building occupants requires that the appropriate chemistry is utilized in the approved manner. Chemistry that is approved by government agencies is approved based on a specific dilution and application process, and failure to follow those exact requirements exposes the cleaner and the building population to unnecessary risk.”

United goes further, saying that it isn’t always enough to provide one-time training and have safety data sheets on hand. “Any cleaning operation is a systemic approach, and there are three important factors that play a critical role in its success. These are the skills and competency of the operator, the right chemicals for the job at hand, and the right tools and equipment used,” the company notes. To drive these points home, United Cleaning Services, one of United Service Group’s banners, has a dedicated learning and development department that has created program content specific to the pandemic, aligned with federal, provincial, and Health Canada guidelines for COVID-19. Audits to ensure consistency at the national level and in all locations are undertaken, safeguarding against potential holes in the system.

Changing guidelines and recommendations are also keeping facility operators and the service providers they solicit on their toes. As one such provider, United proactively researches and adopts legislative requirements as they are rolled out by agencies. The company explains that as provinces are updating their guidelines on chemical compositions in sanitizers and disinfectants it has been making the required changes to its internal processes and notes that only products with a Drug Identification Number are used in its cleaning protocols.

Talking the talk

Terminology has a lot to do with mitigating risk as well. Jan Chappel, senior technical specialist with the Canadian Centre for Occupational Health and Safety, says it is important to make the distinction between cleaning and disinfecting, as both have vastly different roles, especially when cleaning public spaces.

“Cleaning is literally soap and water. It removes dirt and grime,” she explains. If a surface is soiled, since the function of many disinfectants isn’t to remove dirt, the chemical being used may not be able to get to the surface and do its job. Chappel uses the health care sector as an example: If an area is bloody or has bodily fluids on it, the protocol is to first clean and then disinfect. In the time of COVID-19, and as more facilities begin to reopen, this logic can be applied to most any industry or facility.

Another big shift is the focus on touch points during the cleaning process. While always a concern when in any cleaning program, the pandemic has increased the emphasis on and importance of touch points. Now, “it’s not just making sure the window on the door is shiny, but that the handle is disinfected often,” Chappel says.

Emerging technologies and chemicals

Using cleaning chemicals that are approved by Health Canada to show effectiveness against SARS-CoV-2, the strain of coronavirus that causes COVID-19, should be priority number-one. But when dealing with untrained staff, or manufacturers who are eager to get their product to market quickly, problems can arise. United notes that some hand sanitizers have been recalled by Health Canada as they contain industrial-strength ethanol that has not been authorized for use in these products.

Another area of confusion, Appleton explains, is in the use of electrostatic sprayers, commonly called foggers, due in part to their rapid rise in popularity and the growth of pop-up cleaning companies. As he notes, “The application of the fogging solution is essential for the successful activation of the chemistry, and we have seen many examples where improper chemistry is employed and the application technique is not in accordance with requirements.” Randomly spraying around an enclosed space without proper controls and training is dangerous, he continues, so as with all other cleaning products and equipment, training on its proper, approved use is imperative. (United does use foggers in their cleaning, sanitizing, and disinfection process, due to their effectiveness, low risk factor, and biodegradable nature, and ensures proper training is always administered to its workers.)

One positive that has come out of the pandemic is the spotlight thrown on the country’s sanitation workers and the companies that employ them. “Cleaning as we know it has changed, as has our understanding of the importance of environments that are disinfected and safe,” Appleton says. “Cleaners, those oft-forgotten nighttime workers, are now frontline germ warriors who have one of the greatest roles in minimizing the spread of disease. The work they do has a direct impact on how many people contract viruses, which impacts the entire socioeconomic system. The changes have to be maintained, as we can’t afford not to.”

B.C. takes steps to grow mass timber buildings

The B.C. government is taking steps to strengthen its forest and timber industry by implementing mass timber into the construction of buildings.

Premier John Horgan has appointed Ravi Kahlon, Parliamentary Secretary for Forests, Lands, Natural Resource Operations and Rural Development, to lead the expansion and use of mass timber in B.C. buildings.

“As our economy bounces back from the COVID-19 crisis, we want to do everything we can to support forest workers,” said Premier Horgan. “By focusing on mass timber, we have an opportunity to transition the forestry sector to high-value over high-volume production. This will mean opportunities for local workers, strong partnerships with First Nations and greater economic opportunity while making a significant contribution to advancing CleanBC.”

Last year, government announced its intention to encourage the increased use of mass timber building products in its capital construction programs, particularly in the development of the new St. Paul’s Hospital and the replacement of the Royal BC Museum.

Kahlon will engage with local governments, industry and the construction sector as part of his new mandate. He will also create and chair a joint industry/government steering committee, which will meet semi-annually, to provide guidance and advice to the government’s efforts.

“Expanding the use of sustainably harvested, low-carbon wood products in B.C. buildings will help combat climate change and support getting people back to work in forestry-related jobs across the province,” said Susan Yurkovich, president and CEO, BC Council of Forest Industries. “We know that B.C. can become the ‘Harvard of green building,’ the place the world looks to for the next big idea on how to use our forest resources to support better choices for the planet.”

This announcement builds on work announced by government last year, when 13 B.C. communities committed to adopting innovative and safe mass timber technology for taller wood buildings that are faster to build, better for the environment and create new jobs and opportunities for forest communities in the province.

Summer ideal for generator safety refresh

The Outdoor Power Equipment Institute (OPEI) is reminding business owners to brush up on generator safety as temperatures climb.

“Not having power when you need it is frustrating, so a generator can provide emergency backup power at a reasonable cost. But it’s important to follow all manufacturer’s instructions when using one,” said Kris Kiser, president and CEO of OPEI, in a statement from the organization.

OPEI has released a list of tips for staying on top of the safety and efficacy of generators, including:

Take stock of your generator. Make sure the equipment is in good working order before use.

Follow all manufacturer’s instructions. Review the owner’s manuals for your equipment prior to each use.

Have the right fuel on hand. Use the type of fuel recommended by your generator manufacturer and do not attempt to use fuel with more than 10 per cent ethanol in outdoor power equipment. Also, add fuel stabilizer to gas that has been sitting in a can for more than 30 days, if other options are not readily available. Last, store gas in an approved container and away from heat sources.

Ensure portable generators have plenty of ventilation. Generators should never be used in an enclosed area or, for non-commercial use, placed inside a home or garage, even if the windows or doors are open. Place the generator outside and away from windows, doors, and vents that could allow carbon monoxide to come indoors.

Keep the generator and the surrounding area dry. Do not use a generator in wet conditions. Model-specific tents or covers are available for purchase online or at hardware stores.

Only add fuel to a cool generator. Before refuelling, turn the generator off and let it return to room temperature.

Plug in your generator safely. If you don’t yet have a transfer switch (see next point), you can use the outlets on the generator. Plug appliances directly into the generator. If an extension cord is needed, ensure it is heavy-duty and designed for outdoor use; it should be rated (in watts or amps) at least equal to the sum of the connected appliance loads. Make sure the plug has all three prongs and that the cord is free of cuts.

Install a transfer switch. A transfer switch connects the generator to your circuit panel and lets you power hardwired appliances. Many varieties also help you avoid overload by displaying wattage usage levels.

The generator should not be used to “backfeed” power into your home electrical system. Trying to power electrical wiring by “backfeeding” – a practice in which you plug the generator into a wall outlet – is dangerous, as utility workers and neighbours served by the same transformer could be injured. On a smaller scale, backfeeding bypasses built-in circuit protection devices, so you could damage your electronics or even start an electrical fire.

Install a battery-operated carbon monoxide detector. Its alarm will sound if any carbon monoxide comes into the building.

Retail landlords absorb and counter economic hit

Retail landlords anticipate social distancing protocols will pose a challenge as stores and malls reopen following lengthy COVID-19-triggered shutdowns. Recovery from the sudden and dramatic economic hit could be an even longer term and more daunting prospect.

Recently released results of a wide-ranging survey conducted by Altus Group reveal many major Canadian commercial real estate players braced for the erosion of consumer confidence, tenant solvency and their own investment returns. Questions were posed during the mid-April height of the pandemic to 115 industry professionals affiliated with private owners, REITs, pension funds, life insurance companies and brokerage firms, including 35 involved in the oversight of national portfolios. Ninety respondents, or 78 per cent, own or manage retail properties, making it the most commonly represented sector in the survey base, followed by office, industrial and multi-residential respectively. Some of those with a particularly prominent presence in Canada’s retail landscape include Cadillac Fairview, First Capital, Oxford Properties Group, Ivanhoé Cambridge, Morguard and BentallGreenOak.

“We intend to conduct this survey on a regular basis for the duration of this crisis,” reports Colin Johnston, president, research, valuation and advisory, with Altus Group.

To begin, survey respondents indicated they expect that duration to be marked with climbing vacancies, declining rents, diminished tenant retention and rising cap rates. Most have also put their own acquisition plans on hold. Despite the general view that there will be capital in play for opportunistic property deals, a fairly modest portion of respondents expressed an interest in deploying it in the retail sector. Unemployment, slumping consumer spending and confidence and small business bankruptcies were tagged the biggest threats to real estate fundamentals with less emphasis placed on financing constraints, stock market volatility or rising government debt.

“Even with government aid, people will focus more on their day-to-day expenses, try to make ends meet, and keep up with other necessities such as mortgage payments and rent,” observes Kruti Desai, manager, national research insights, with Altus Group. “Leisure and entertainment stand at the forefront of this crisis. The travel industry has been strongly impacted and has declined drastically. Brick-and-mortar retail is following in its step.”

Rent relief requirements emerge early

Survey respondents with retail interests are highly illustrative of efforts to devise rent deferral arrangements with tenants, even ahead of the introduction of Canada Emergency Commercial Rent Assistance (CECRA). While some critics have chided commercial landlords for a perceived reluctance to sign up for the federal-provincial subsidy covering to 50 per cent of qualifying tenants’ rent, survey results show that upwards of 80 per cent had already agreed to a retail rent deferral and more than 30 per cent had offered some form of rent abatement by April 23 — one day before Prime Minister Justin Trudeau announced the early details of CECRA.

“Many retail owners proactively designed and allocated rental relief programs based on retailers’ risk profile and exposure to dramatic impact of being forced to shut down,” Johnston reiterates. “Retail tenants were more likely to obtain rent abatement or reduction from their landlord than office tenants (19%) or industrial tenants (10%). Only one respondent reported no plans for rental relief measures.”

At that point, most respondents envisioned a two- to three-month rent deferral period. More than 50 per cent of private companies also expressed willingness to negotiate for an extended term in some cases, while pension funds and REITs appeared more reluctant. Most respondents calculated they would need six to 18 months to fill vacancies, but with some variations depending on the region and asset quality.

Centrally located core assets in Ontario, Quebec and British Columbia were flagged as more likely to retain tenants, lease somewhat expeditiously and hold rent values, with more mixed prospects foreseen in suburban malls and all throughout the prairies. Overall, rental rate forecasts were much more pessimistic for suburban secondary assets, with 48 per cent of respondents projecting decreases of more 10 per cent, while 21 per cent of those surveyed expected prime urban rents would drop to the same degree.

A clear majority were readying for at least 70 per cent tenant retention in top-quality malls. There was much less certainty in other locations, where almost an even number of landlords expected 30 per cent to upwards of 50 per cent of tenants would not renew leases. While there were expectations that vacancies in top-quality malls could still be filled in three to six months across Quebec, Ontario and western Canada, survey respondents were more likely to budget at least 12 months to lease empty spaces in secondary properties.

Johnston concludes this all flows through to respondents’ approach to rent relief. “Owners prioritize short-term relief for retailers who can get through this crisis. COVID-19 is accelerating the bifurcation of weaker/stronger retail concepts that had started before the pandemic hit,” he maintains.

Acquisitions on hold, but investment strategies endure

Although the largest share of those owners stated they have no short-term plans to acquire retail properties beyond deals that were already in progress when the pandemic hit, fewer than half characterized their retail investment strategy as on hold. Pension funds, insurance companies and private companies were more likely to be pressing forward than were REITs.

A majority of respondents expect retail cap rates will rise, with British Columbia identified as the one market where there is some potential for them to compress. Top-quality properties are deemed more likely to hold their value than secondary malls. That said, community plazas with grocery store anchors and/or a mix of other services that remained open through the lockdown period are at more favourable juncture.

“Essential-service retail will be fine,” Johnston affirms.

Meanwhile, social distancing imperatives have arguably struck the cruelest blow to experiential retail — the market segment previously tapped as an antidote to e-commerce and a gaining mainstay of flourishing regional malls and competitive high-street shopping. Its post-pandemic prospects are still unclear

“The retail industry will continue to boost e-commerce capacities, which may prompt landlords to focus more on entertainment-type tenants as some of their other tenants exit,” Desai suggests. “Retailers could, in fact, see an opportunity in appealing to and tethering their entertainment strategies to consumer post-outbreak behaviours and habits, as people eagerly wait to socialize and interact in public space.”

Calgary approves updated Green Line LRT alignment

Calgary City Council is moving the Green Line LRT project forward with the approval of the updated Stage 1 alignment (from 16 Avenue N. to Shepard) along with changes to construction staging.

The updated route for the line will take LRT passengers north/south from 16 Avenue N. to Shepard Station at the southeast end of the city.

“Stage 1 builds the core of the Green Line long-term vision and will enable future incremental expansion as funding is available to realize the full benefits of the rapid transit network,” said Michael Thompson, general manager of Green Line.

Green Line Stage 1 will be constructed in three segments:

Segment 1: Elbow River to Shepard
Segment 2A: 2 Avenue SW station to Elbow River
Segment 2B: 16 Avenue N to north of 2 Avenue SW station

The city council also approved Segment 1’s new construction staging strategy, with the Request for Qualification shortlisted proponents announced this June and calls for a Request for Proposals to be released no later than July 24, 2020.

The first phase will be delivered as a design build finance project. However, the city notes the detailed design and construction of Segment 1 will begin in 2021.

“High quality transit, like LRT, is a necessity for cities to grow, be attractive to entrepreneurs and a talented workforce, and to be competitive economic centres locally and internationally. Green Line is planned for long-term city shaping and spurring redevelopment and investment opportunities in Calgary and will be an important part of the city’s recovery generating 20,000 jobs,” said Thompson.

The $5 billion, 46 kilometre Green Line is the largest infrastructure project in Calgary’s history.

CCA Awards of Excellence winners revealed

The Canadian Construction Association (CCA) has revealed the winners of the 2019 Awards of Excellence. The annual awards honour individuals, companies and associations that promote and enhance Canada’s construction industry.

The BC Construction Association (BCCA) received the first ever CCA’s Workforce Excellence Award.

The award recognizes BCCA as a champion of diversity and inclusion in the construction industry and the demonstrated results delivered by its workforce development programs. BCCA initiatives such as the Skilled Trades Employment Program (STEP), Integrating Newcomers, and the Builders Code have connected thousands of British Columbians to careers in the skilled construction trades, and are helping to drive a long-overdue culture change across industry.

“It’s good to be acknowledged for our dedication to workforce development, which has been a focus of BCCA for many years,” acknowledged Chris Atchison, BCCA president. “We appreciate that the CCA has created this important award category. There has never been a more important time for our industry to demonstrate its dedication to supporting diversity in the workforce, and BCCA is proud to be leading the charge.”

The Person of the Year Awards was presented to Grant Beck. Beck served as president and CEO of Graham Construction from 2012 until his passing last year.

“Grant was an unfailingly hard worker, an inspiring mentor, and true friend. He was such a compassionate person both at work and in his personal life. It often amazed me how much he fit into his life,” says Andy Trewick, president and CEO.

The Excellence in Innovation Award went to PCL Construction for its Job Site Insights, the company’s cloud-based smart construction platform that provides real-time, cost-effective monitoring of environmental and energy conditions on project sites.

The company also won the Environmental Achievement Award for Panda Passage at the Calgary Zoo. The project achieved Petal Certification as part of the International Living Future Institute’s Living Building Challenge. Panda Passage is the first project in Alberta, and the first for PCL, to achieve LBC certification.

The National Safety Award went to Alberici Constructors Ltd. while Westcor Constrution Ltd. was honoured with the Community Leader Award.

Association de la construction du Québec – Région de Québec won the Partner Association Award and the Construction Association of Nova Scotia won the Gold Seal Association Award.

New housing slowdowns ahead in the GTA

Holdups in new housing projects across the Greater Toronto Area will have extensive impacts on supply in an already tight market, a new report reveals.

The Building Industry and Land Development Association (BILD) surveyed its members and found 498 projects at various stages have been delayed, 276 of which are located in Toronto.
After examining the survey data, Altus Group concluded that these holdups will result in the loss of about 9,000 housing starts over the next 18 months. This will setback occupancy of more than 8,000 units by the end of 2021, potentially exacerbating an already existing shortage of housing in Toronto, reduce construction activity, and see the loss of 10,000 jobs per year.

Although the residential construction industry was granted essential workplace status under Ontario’s emergency orders, the industry was only able to complete homes that were near completion and work on critical infrastructure projects such as hospitals.

“One might ask, if the building industry was granted essential workplace status, why are there new housing slowdowns,” said Dave Wilkes, president and CEO, BILD. “The response is a bit complicated. Disruptions to the supply chain negatively impacted the ability of the industry to secure vital building materials. Worksites had to appropriately adjust to COVID-19 protocols as social distancing rules negatively impacted productivity and some municipalities had to adjust to working remotely. This slowed processing of planning and building applications and stalled developments and construction projects.”

The survey found that 65 per cent of new housing projects in Toronto reported interruptions of three to six months and 32 per cent were greater than six months. Eighty-three per cent of not yet above grade projects reported delays of three to six months and 11 per cent are greater than six months. Eighty-five per cent of projects under construction permitted for above grade reported a delay of three to six months and five per cent are greater than six months. This situation is reflected to a greater or lesser extent in most GTA municipalities.

Federal, provincial and municipal government revenues will also be detrimentally impacted by the loss of housing starts throughout 2020 and 2021. Lost revenues include $340 million in lost development charges, $13.5 million in lost education development charges (TCDSB), $26.0 million in property taxes, $364 million HST, $53.8 million in provincial land transfer tax and $52.5 million in lost municipal land transfer tax.

“Now more than ever, all levels of government must work together to make sure that proper measures are in place to remove barriers that will unlock consumer and industry construction investments to help kick-start the economy,” added Wilkes.

ISSA Canada BSC Council champions industry education

After more than two years in operation, the ISSA Canada Building Service Contractor (BSC) Council is continuing with its plans to develop new education programming that is of interest to the sector.

Ken Hilder, the council’s chair, told Facility Cleaning & Maintenance that the group has been invaluable in disseminating and prioritizing the messaging around the benefits of being an ISSA Canada member and, by extension, membership in the BSC council itself.

The council was formed in 2017 to ensure the ISSA has a “good, clear understanding” of the needs of building service contractors and to determine how to educate their workers in ways that provide real-world, on-the-job benefits. Leveraging the expertise and opinions of its eight founding members, selected from a variety of company types, business sizes, and geographical locations, the council discusses issues pertaining to BSCs at each of its seasonal meetings. The sessions are held at a different member’s facility each time, though Hilder notes that COVID-19 has forced a pivot to virtual meetings. “Although competitors in the marketplace, we are working together in a spirit of partnership that is designed to make sure we are sharing information that is important to everyone within the industry,” Hilder explained of the BSC council’s collaborative nature.

One facet of their work he feels is particularly important is spreading the word about ISSA’s Cleaning Management Institute (CMI) which encompasses a variety of training programs, including those built to support education within the BSC sector. Hilder lists basic custodial, advanced custodial, and supervisory-level programs as some of the institute’s offerings, adding that one of the council’s first priorities was ensuring CMI receives recognition across the industry.

But the BSC education offered by ISSA isn’t only for companies in that facet of the industry, Hilder points out. “If you think about it, a manufacturer of cleaning products or a distributor of cleaning products has sales people who are trying to sell to the contractors,” he explained, “and part of selling is trying to be able to relate to those you are selling to… sometimes [distributors and manufacturers] will take [CMI training] just to have a better understanding of what a contractor does on a day-to-day basis.”

Another focus for the council’s members is highlighting the importance of the ISSA’s Cleaning Industry Management Standard (CIMS), which Hilder likens to “the ISO for the sanitation industry.”

“It’s a program that a contractor can embrace to help them become a better, more capable contractor that delivers services at a higher level and on a consistent basis,” he told FC&M. To support its CIMS-certified members, the council created programs with the aim of helping BSCs market their certification while creating widespread awareness of its value, which may not be apparent to their contacts in real estate and property management. And Hilder believes the council’s efforts are paying off. For example, he reported that BGIS, the largest property management company in Canada, modified their bid documents to give a higher level of recognition to CIMS-certified contractors.

The BSC Council is also concerned with ensuring there is a steady supply of workers available to companies in the sector. It is accomplishing this by creating an advocacy plan that will target secondary and post-secondary schools to inform teachers and students of career opportunities in the sanitation industry.

Hilder noted, “It’s not just all about frontline cleaners. There are supervisory positions, management positions, executive positions. We feel if we can create a program that over time creates more awareness and interest, it will begin to help contractors with one of their main needs, which is finding good people.”

Companies and personnel who are interested in becoming members of the ISSA Canada BSC Council, or who would like more information about its activities, can email Hilder for further information.

Are condos prepared for climate change?

In the coming wave of more intense weather events due to climate change, condo corporations in Ontario may be wondering how they can better adapt and if this is something they should even be considering in the near future. Climate experts say yes. Some are already persuading condos to outline plans if they haven’t done so already.

“We know climate change has happened, is happening and will continue to happen,” says Dr. Blair Feltmate, professor and head of the Intact Centre on Climate Adaptation at the University of Waterloo. “It is irreversible, and any condo corporation would be well advised to put measures in place to mitigate and anticipate extreme weather events.”

While many condos haven’t yet experienced major effects of increasing rainfall or prolonged heat waves, statistics and case studies foreshadow the impacts that could come.

From 1948, when nation-wide records became available, to 2016, the best estimate of Canada’s annual average temperature increased 1.7 C. This is twice the global average, according to Canada’s Changing Climate Report released last year. Higher temperatures will only become more persistent and intense, fueling the severity of heatwaves. Environment Canada estimates that by 2050, a summer temperature exceeding 30 C in southern Canada will be four times more frequent than today.

“The overall temperature is going up and that certainly is an issue that has impact over decades, not years,” says Dr. Jeffrey Siegel, professor of civil and mineral engineering at the University of Toronto. “What does have an impact in the short term are extended heat waves.”

He says condos are perhaps better protected because of air conditioning, but there are costs associated with that, along with stress on the electrical grid, which leads to more outdoor air pollution. There is also the issue of “equity in society.” Older people (many who have downsized to condos) and persons with disabilities often face more challenges during power outages and longer-lasting bursts of high temperatures.

Precipitation patterns will also change. With warmer climates come more intense flooding due to increased rainfall. The annual average precipitation for 2031 to 2050 is expected to jump 5.3 to 6.6. per cent, depending on the amount of human emissions of carbon dioxide.

“Any condo corporation would be well advised to put measures in place to mitigate and anticipate extreme weather events.”

Flood risk maps are currently being updated as of this year, with more maps coming by 2022. The goal is to understand where surges of storm water travel to, stemming from the overflow of river banks to sewer systems back-ups that flood parking garages and basements. According to Feltmate, the Weston area of Toronto, along with London and Windsor are at higher risk, but doesn’t mean other locations are out of harm’s way, given the increasing prevalence of microburst storms.

“We’re now seeing deluages of rain pour down over short periods of time that render any area vulnerable to flooding,” he says. “Condos should assume they are subject to risk, and if they haven’t had a history of flooding, that doesn’t mean much. The weather of the past is not a very good predictor of weather of the future due to climate change.”

Take for instance the Burlington storm in 2014 where 192 mm of rain fell over the course of six to eight hours, flooding 3,500 homes, including condos. Or, more recently, the flash flood in Toronto in 2018, where 100 millimetres of rain fell in less than two hours in some parts of the city. Two individuals, trapped in an elevator of a commercial tower, almost drowned on the basement level. Increasing storms like this combined with the city’s aging sewer system are predicted to result in more flood events.

Issues indirectly related to climate may also be a cause for concern, like pest activity and indoor air quality. Dr. Sepitah Pakpour, assistant professor at the School of Engineering at UBC, unveiled research last year showing more rain events are causing fungal mould to grow faster, degrading the mechanical properties of buildings and creating health hazards for people who live in them. Meanwhile, Alice Sinia quality assurance manager at Orkin Canada, also says that not only fungi and mould, but also carpenter ants, ground beetles and rodents proliferate after floods. A combination of more rainstorms and higher temperatures creates an ideal habitat for midges, a pest vexing some condo dwellers in Toronto. They tend to flock to balconies, more-so by bodies of water. Meanwhile, Dr. Syed Sattar, professor emeritus of microbiology in the faculty of medicine at the University of Ottawa, says climate change may have some impact on viruses that insects like mosquitoes carry—West Nile being one. “Warmer temperatures will expand their geographic reach and also make them spread infections faster, he says.”

Murray Johnson, vice-president of client operations at Crossbridge Condominium Services, wonders if the effects of climate change could possibly turn manageable problems into mainstream issues.

“Right now, maintenance contracts for building systems like makeup air units are pretty standardized. When you put a building next to a construction site, you can’t wait a month to change filters; sometimes you have to change them weekly because you have dust and concrete. But I have no idea what will happen when we start to see the effects of climate change.”

Johnson is not only talking about particulate air, but increasing pest activity. “Condos have a small budget line of about $80 a month for pest control when we look at what climate change will do; that $80 per month could become $800 a month or more,” he says.

As extreme weather events increase, so do insurable losses. From 1983 to 2008, payouts from Canada’s property and casualty insurance sector tallied around $250 to $450 million annually. For ten of the past 11 years, losses have swelled to over $1 billion, for average annual claims of $1.8 billion. Although it’s unclear how much of this increase stems from condos, what is known is that flooding is the main cause of catastrophic insurable losses.

Climate change is also one factor causing premiums to rise across the country. The main culprit affecting condo premiums seems to be internal water damage from leaky pipes and sinks, says Peter Kennedy, senior vice-president and national director of the real estate practice for Aon in Canada. This is one of the major challenges in the condo insurance market now. In certain parts of the country, flood risk would be most relevant for condos situated in flood zones, he notes. Any preventative maintenance measures condos undertake to mitigate flood and water damage risk will save them from paying deductibles. It would also save condos from experiencing claims that would go on their loss record, which plays a big role in determining their premiums.

“Look at your landscaping—which way the pavement runs, where your downspouts are and where are they taking the water when it rains. Make sure the drains aren’t clogged, the windows don’t leak and roofs are in good condition,” Kennedy says. “All this stuff is just basically really good maintenance and good risk management to prevent losses.”

Mitigation also reflects ‘prudent ownership,’ Feltmate adds. “Avoiding flood risk is desirable, not only from the perspective of insurance, but also not to stigmatize a property as flood prone, which in turn would affect property value.”

To manage an unpredictable climate, industry members are promoting good old planning and procedures, as researchers explore how technology can help to some degree.

When it comes to heat waves, Natalia Moudrak, director of climate resilience at the Intact Centre, says designated cooling spaces within a condo serve as a refuge for residents should a power outage occur. Summer days in cities can feel almost 1 to 3 C warmer than their surroundings and as much as 12 C warmer in the evening due to urban heat island effect. High humidity can make the temperatures feel even more suffocating. Cities are implementing green and reflective roofs to help ward off the heat, but a “check-in-on-your-neighbour” program is an immediate step, she adds— many residents might live without a strong social network.

Easy and affordable actions buildings can take to abate flood risk are outlined in Ahead of the Storm, a report Moudrak co-authored with Feltmate last year. For example, water sensors that automatically prevent elevators from proceeding to flood-inundated levels when water is detected. Many condos are also investing in leak detection systems, both for external and internal water damage. Installing one is critical. “If it is cost prohibitive to do so for every condo unit, then at minimum, leak detection devices should be installed on the closed circuit system where water circulates through the building,” Moudrak notes. There are many on the market, but it’s best to install one that automatically shuts off water valves to minimize damage, as opposed to systems that only notify of a leak.

“The weather of the past is not a very good predictor of weather of the future due to climate change.”

Other actions include designating a space equipped with water, non-perishable food supplies and emergency kits, located above expected flood levels. Emergency preparedness and response plans should also be in place. They include having emergency response supply contracts and ensuring standing orders are ready with restoration and landscaping companies to provide goods and services at pre-arranged prices, under set terms and conditions. Contractors are often in high demand post flood. Due to much turnover with building staff, there should be regular training on flood event procedures and annual practice drills performed with residents.

Equipment and supplies should also be a priority the report states: assembling everything from portable lights to protective clothing and making sure onsite back-up generation equipment and fuel provide electrical power to at least one elevator, and many other building systems like fire alarms for 24 to 72 hours.

“These measures will probably have little to no impact on condo fees,” says Feltmate. “But if you have a major flood in a building, a percentage of which may well not be covered by insurance, then a special assessment will have to raise large sums of money to fix the problem that shouldn’t have happened in the first place.”

Another way to manage exposure from constantly evolving threats are regular, updated assessments of each property, according to Jim Mandeville, senior project manager, Large Loss North America, FirstOnSite.

“As flood maps and historical references for natural disasters are frequently being updated – and in some cases, turned on their head – agility and constant vigilance are keys to successful risk mitigation strategy,” he notes. “Honesty in these assessments is also important. We can all be guilty of relying on our past experiences to influence our decisions and views on the future. Considering the changes we’re seeing in weather patterns, the old models can no longer be trusted. Any sound strategy needs to be tested on the what if rather than the what we did before.”

More costly post-construction retrofits may be warranted for critical sites. For condos worried about overland flooding, portable flood barriers are said to be easier and quicker to implement and re-use, as opposed to sandbags that become contaminated with land-fill waste. Some products are said to cover five city blocks in 50 minutes.

“Hoping that climate change doesn’t occur, won’t help,” says Feltmate. “Given that it is irreversible, and knowing for certain that more extreme weather is on the way, it’s irresponsible for condo corporations not to prepare for floods and extreme heat.”

Saskatchewan health facility projects receive $17.8M investment

Saskatchewan health facility maintenance and upgrade projects are receiving additional funding to the tune of $17.8 million as part of the province’s two-year capital to plan to stimulate economic recovery.

Eighty-seven health facility projects will benefit from the funds in 2020-21 for roof replacements, renovations to clinic spaces, generator and boiler replacements, and security improvements, among other upgrades. Some of the projects designated to benefit from the investment include front entrance upgrades at Battlefords Union Hospital, water and sewer line replacement at the Regina General Hospital, and a boiler replacement project at Melfort Hospital.

“This increase in capital funding will help us upgrade existing health care facilities and improve the experiences of patients, residents and staff,” said Health Minister Jim Reiter in a statement. “Our government recognizes the importance of maintaining and upgrading facilities and supporting safe health care environments. By connecting this work to our province’s economic recovery, Saskatchewan residents will benefit from improved health care as well as an improved economy.”

The $17.8 million funding will be in addition to the $55 million for health facility maintenance and upgrades already included in the 2020-21 budget. A $7.2 million investment in long-term care maintenance projects was also announced by the government earlier this week.

Of the $100 million in health renewal project funding announced by the province, a total of $25 million will be provided in 2020-21. The remaining $75 million is allocated for 2021-22 and is expected to be applied to the completion of an additional 225 projects.

BC extends temporary rental supplement

The B.C. government announced it has extended the temporary rental supplement (TRS) until the end of August 2020. It will also maintain the moratorium on rent increases and evictions for non-payment of rent.

“COVID-19 has touched all aspects of our lives and our economy,” said Selina Robinson, Minister of Municipal Affairs and Housing. “While we are seeing good success at limiting the spread of COVID-19 thanks to everyone’s joint efforts, it has been a difficult time for many. Recognizing the financial challenges faced by many people, our government is extending the TRS and maintaining the rent freeze and the ban on evictions for non-payment of rent. We’re continuing to protect renters as we also ensure landlords are receiving some income during this time.”

People who have already been approved for the temporary rental supplement do not need to reapply. Recipients will receive an email asking them to confirm that they plan to live at the same address through July and August. New applications will also be accepted until August 31.

In addition, the moratorium on evictions, which has been in effect in B.C. since March 30, will continue for non-payment of rent; however, landlords will soon be able to serve new notices for reasons including landlord/purchaser use (in which a new owner has purchased a property and intends to move in) or for causes including risky behaviour or subletting without permission. Depending on the reason, these will require a notice period of between one and four months.

“As we move forward with carefully restarting the economy and look to a new normal, we are taking a similarly phased approach to rental housing,” Robinson said. “We’re recognizing that there are situations where it is safe and reasonable to return to normal processes, but we’re also continuing to protect people who have lost income because of the pandemic from losing their homes.”

In addition, the B.C. government assures tenants it will provide advance notice before lifting the moratorium on evictions for non-payment of rent. It will put in place a framework that will require landlords to work with tenants to repay rent that is owing over a reasonable period of time. In the meantime, tenants who have not experienced financial difficulties are expected to continue to pay rent. Tenants will also be responsible for outstanding rent when the ban on evictions for non-payment is lifted.

Unit access

When the new order comes in later this month, landlords will be allowed to access units for activities such as repairs, maintenance and showings, following the standard notice period. Landlords and tenants are expected to maintain physical distancing at all times and wear appropriate personal protective equipment, including masks. Landlords will continue to be able to set restrictions on shared spaces to ensure physical distancing, such as limiting the number of people in elevators and laundry rooms, and in places where adequate cleaning cannot be maintained, such as gyms.

For more information click here.

Consumer confidence boosted by trusted cleaning brands

Surveys from Procter & Gamble (P&G) found that 70 per cent of travellers and nearly 60 per cent of diners would give their business to a hotel or restaurant if it was using cleaning brands and products they were familiar with and trusted.

P&G Professional, the division of P&G that conducted the studies, polled 850 frequent travellers and 974 diners on how the COVID-19 pandemic has changed their expectations of the businesses they will engage in the future.

More than 70 per cent of respondents said COVID-19 will have a medium to large impact on what hotels they select, while 80 per cent of diners said the same of restaurants. Nearly half of all surveyed said that they plan to return to a normal routine within the next three months.

The cleaning brands and products selected by these establishments also play a role in a customer’s willingness to return to their facilities, according to P&G. Fifty-five per cent of travellers reported they are willing to pay more for a hotel room and a third of restaurant patrons would be pay higher prices for their meal if they know the business is using cleaning products they recognize.

Other insights revealed by the survey include the importance of proper signage and messaging throughout the customer journey, with 61 per cent of diners saying they expect to see more information on health and safety protocols posted in foodservice establishments. A majority of those surveyed also said they hope to see more frequent and thorough cleaning at restaurants, and 57 per cent of travellers want more information on the cleaning processes employed by hotel companies, both in-person and via the company’s website.

For more information regarding the survey, visit P&G’s website.

Digital management system improves cleaning program compliance

As businesses begin reopening after COVID-19, the focus on in-house cleaning programs will increase exponentially in the effort to keep employees and visitors healthy and safe. New expectations around how facilities are managed and maintained, including the introduction of technology to gauge compliance with programs, will not only result in increased standards of cleaning but the ability to measure and monitor effectiveness.

It’s an all-too-familiar challenge. As essential links in Canada’s grocery, safety, cleaning, and hygiene supply chain, companies like Bunzl Canada play an important role in safeguarding the health and wellness of the nation’s warehouse teams and drivers. In the face of COVID-19, many national distributors have had to act fast to protect their employees and customers.

Raising the bar

For Bunzl, the first step was to provide all frontline employees, whether workers in offices and warehouses or the drivers of the company’s delivery fleet, with workspace hygiene kits so that the cleanliness of individual workspaces could be enhanced immediately. Kits included cleaning products, hand sanitizers, gloves, masks, and other personal hygiene items.

Additionally, cleaning programs in the company’s warehouses and delivery fleet were re-evaluated and enhanced for infection prevention and control to include cleaning, sanitizing, and disinfecting processes. The new cleaning program included a 7-point protocol to ensure that high-touch surfaces like door handles, restroom fixtures, warehouse lift and scanning equipment, computers, and common areas such as break rooms were not only cleaned but also disinfected.

Bunzl customized both its protocols and employee training to the varying needs of each of its facilities, including:

Specifically selected products designed to clean and disinfect the different surfaces, equipment, and vehicles in each facility
Instructions on how to use the products provided, such as ensuring that the manufacturer’s recommended dwell time is adhered to, as well as training on specialized equipment
Proper cleaning (biofilm removal) and disinfecting techniques for various surfaces, materials, and the interior of vehicles
A facility schedule including locations, cleaning frequency, and type
Information on the required proper personal protective equipment (PPE) and how to correctly use each item
Ongoing verification

New techniques and technology

Advanced disinfecting and compliance technologies also support the program. Used after deep cleaning, electrostatic disinfecting technology plays a key role in preventing the spread of disease and will be used in Bunzl’s facilities in the event of an outbreak. The advantage of electrostatic disinfectant application is not only its unique ability to disinfect intricate, hard-to-reach areas (such as between the keys on keyboards, and around the sides and backs of objects) but also the speed at which large areas are disinfected. Also, there’s no down time after application, allowing teams to immediately and safely re-enter treated spaces.

Verification and validation

Consistency is critical to the effectiveness of any cleaning program. Where most organizations struggle is in understanding how to verify and validate compliance with cleaning and hygiene protocols, and determining what mechanism to use to measure improvements.

Bunzl addressed this with WandaMOBILE, a digital management system for the company’s in-house cleaning program. Accessible from any mobile device, it contains the specific cleaning protocols for each of Bunzl’s facilities, including tasks and frequencies, and it enables staff to enter activities as they are completed. Managers can then quickly and conveniently view compliance dashboards, verifying that these essential activities are taking place to keep the facilities healthy and safe. The system focuses cleaning efforts, improves effectiveness, and promotes compliance – particularly helpful in environments such as warehouses, manufacturing facilities, and distribution centres where, historically, less attention may have been placed on facility cleaning and hygiene than in a typical office or retail facility.

The program has been highly successful, according to Bunzl’s senior director of operations, Tim McKinnon. “We began this initiative in our Mississauga, Ontario facility,” McKinnon said. “The first month was a learning curve – as expected, it took our team some time to get used to a new way of doing things. But by week four we had our cleaning program running so well, our compliance rose to over 100 per cent, and the feedback from our management team and employees was really positive. Now we’ve begun a phased rollout, beginning with our five largest distribution centres across the country.”

John Howlett, president of Bunzl Canada, said WandaMOBILE will be implemented in all of the company’s office and warehouse locations across Canada by the end of the year. “If you can’t measure it, you can’t manage or improve it,” he noted. “The health and wellbeing of our employees and customers is our top priority and foremost concern. Digitally managing and monitoring cleaning program compliance enables us to maintain a cleaner, healthier, and more hygienic work environment for our employees, and gives our customers confidence when our vehicles arrive with their critical operating supplies.”

David L. Smith is director of cleaning, hygiene, and sanitation at Bunzl Canada, which provides cleaning and hygiene, safety and industrial equipment and supplies to over 45,000 Canadian businesses. With more than 25 years’ experience in cleaning and hygiene, David is a recognized expert in infection prevention and control, and a product expert in digital cleaning program management and electrostatic disinfecting. He can be reached at [email protected] or 613-449-2146.

Buildings can now report energy and water usage for 2019

Building owners and managers can now report energy and water usage for 2019 to the Ministry of Energy, Northern Development and Mines, according to a recently released update on the Energy and Water Reporting and Benchmarking (EWRB) initiative.

Reporting deadline extension

The ministry states that the outbreak of COVID-19 may have a significant impact on large building owners’ ability to satisfy the July 1, 2020 reporting deadline. Due to the challenges created as a direct consequence of COVID-19, the ministry will accept the submission of 2019 data from large building owners until October 1, 2020.

Amendment to O. Reg. 506/18

The ministry has amended O. Reg. 506/18 to delay the roll-out of the Energy and Water Reporting and Benchmarking initiative to buildings between 50,000 and 100,000 square feet until 2023, allowing three additional years for small building owners to prepare for reporting their energy and water usage data.

For help with reporting, visit the ministry website for a checklist and guide. Building owners and managers can find more information on who needs to report and how to report at https://www.ontario.ca/reportenergywater.

Further questions can be directed to EWRB Support at 1-844-274-0689 or [email protected].

Another alternative is to join one of the EWRB reporting webinars at https://energy.adobeconnect.com/rq25akzgm166/ Webinar dates include: June 25, July 9, July 23, August 6, August 20, September 3 and September 17. Time: 12 noon to 1 p.m. Conference line: 416-212-8101 or 1-866-602-5423 — Conference ID: 6625319

Why are insurance costs rising?

Insurance costs for condo corporations have been rising across Canada. Some are facing sharp increases in premiums and deductibles; others are unable to renew their insurance. For many, this challenge has reached a crisis stage. Here, Pete Karageorgos, director of consumer and industry relations from the Insurance Bureau of Canada, offers some answers.

What is causing insurance premiums to spike in the condo industry?

Not all condo corporations are facing extreme premium increases. Insurance is about risk and premiums are commensurate with the level of risk a property faces. A good deal of the challenge in the condo market is driven by claims. Unfortunately, some condo corporations have been using their insurance as a maintenance policy. Insurance is supposed to be used for the unexpected. It becomes expensive if it’s being used for the expected. Many of the condos seeing large increases have a significant history of claims. IBC is aware of one condo corporation that made 11 water-related claims in just six years.

Much of the problem is also driven by the cyclical nature of the commercial insurance market, which experiences periods of expansion and contraction. Compounding the problem is insurers have more discipline in commercial underwriting and are reviewing each risk very carefully. We’ve also seen years of severe weather losses, low return on investments, and increased claims activity. When combined, these factors have forced insurers to review their rates.

Condo corporations with reasonable claims histories may still experience an increase as a result of market conditions, but we are hearing from some brokers and insurers that these increases are often closer to the 20 to 30 per cent range.

Why are some condos seeing higher increases than others?

Recent increases in condo insurance premiums are based on a number of factors, including condominium values increasing faster than inflation, construction materials, geographical location, claims history, repair and rebuild costs, maintenance and repair schedules, and risk management strategies.

Tough market conditions can also result in premium increases on properties that may not have significant claims or maintenance issues. Many factors outside of claims history influence premiums like geographical location, vacancy rate, number of rental units, replacement cost, age of a property, maintenance schedules, risk management strategies and mitigation programs.

How can a condo avoid risk and mitigate impacts?

One of the best strategies a condo corporation should utilize is a comprehensive preventive risk management program. Many claims are preventable and there are steps unit owners and condo corporations can take to prevent loss or damage from occurring. Ensuring that preventive maintenance and repairs are part of this overall strategy and following the direction of the reserve fund studies (depreciation reports in B.C.) will help improve the situation over the long term. Any steps a corporation can take to improve their risk profile and avoid claims will have a positive impact on future premiums. Even technology, like water detection devices coupled with automatic water shutoffs could be beneficial in mitigating the impact of loss or damage. Condo corporations should also review options and coverages on a regular basis with their insurance representative and understand what additional steps can be taken to ensure long-term affordability. Unit owners need to mitigate losses in their units as damage can easily spread and impact others, particularly in high-rise buildings.

Pete Karageorgos is the director of consumer and industry relations at the Insurance Bureau of Canada.

This Q&A was featured in the March issue of CondoBusiness magazine

Testing pod combines technology, modular design

Citizen Care Pod, a smart screening and testing pod for COVID-19 that integrates intelligent technology within a modular design, is now available.

Citizen Care Pod Corporation collaborated with WZMH Architects, PCL Construction, Insight Enterprises and Microsoft to launch the customizable unit outfitted with the capabilities to enable turnkey mobile COVID-19 testing in high-traffic business environments and communities with the goal to expedite testing, screening, and eventually vaccination on mass scale.

PCL Construction, using modular construction methods, is manufacturing and assembling the pods by retrofitting 20-foot or 40-foot shipping containers that are equipped with four to 10 testing stations designed to physically and safely separate the frontline testing administrator from the patient being tested or screened.

Recognized as a safer, sustainable, and more energy-efficient approach to build, the Citizen Care Pod’s modular construction means it can be rapidly installed to any site, including high-traffic or remote locations.

“At PCL, we anticipate challenges and are proactive in developing solutions that make construction safer, more efficient and more sustainable. The Citizen Care Pod’s modular construction and integrated technology make it a sustainable, plug-and-play solution that can be rapidly deployed to support the safe reopening of our economy,” said Kelly Wallace, vice president and district manager, PCL Construction.

In partnership with a lab diagnostics provider, all customizable testing will be administered outside of the pod to address concerns about testing in confined spaces.

The pod is also equipped with a suite of technologies powered by the Microsoft Azure cloud platform and Azure AI, including the Insight Connected Platform and PCL’s Job Site Insights Internet of Things hubs.

While the immediate focus of the Citizen Care Pod is to provide relief to over-burdened hospitals, the pod can be used beyond the pandemic to test and screen for flu season and viral outbreaks, deliver vaccines and it can be augmented to address future public health needs.

BC LNG Alliance changes to national name

BC LNG Alliance has rebranded as the Canadian LNG Alliance (Canadian LNGA). The now national trade association’s members continue to be LNG Canada, Kitimat LNG (Chevron Canada), Woodside Energy, Woodfibre LNG, ExxonMobil, FortisBC, AltaGas and Enbridge.

The name change is aimed at reflecting the critical role liquefied natural gas (LNG) has to play in Canada’s COVID-19 economic recovery, economic reconciliation with Indigenous communities and clean energy transition.

The Canadian LNGA says it is committed to building an inclusive and positive dialogue around Canada’s role and opportunity for leadership in the world’s energy future.

Construction of the $40 billion LNG Canada project is currently underway. The project is the largest private infrastructure investment in Canadian history and is providing jobs, trades training, business and procurement opportunities for Canadians at a time when getting back to work, safely, is a top priority.

Additional LNG projects are awaiting final investment decisions and together, these projects will provide tens of billions in investment in Canada, thousands of jobs for Canadians and new revenue for governments for generations.

The LNG industry is collaborating on a new model of Indigenous participation in the natural resource sector in Canada. From the beginning, Indigenous Nations have partnered with the LNG industry in B.C. on unique initiatives, including an unprecedented Nation-led environmental assessment process and agreements with First Nations bands in place for jobs, training, and procurement opportunities with the shared goal of working towards economic reconciliation.

“LNG is Canada’s opportunity. By all of us working together– governments, industry, Indigenous Nations, workers, and communities – to responsibly build an LNG industry, we can provide a significant and much-needed economic boost to our country,” said Bryan Cox, president and CEO of the Canadian LNG Alliance.

“Importantly, through our low-emission LNG, Canada will make an outsized contribution to reducing global emissions and particulate matter, while investing in the infrastructure for our continued transition to a cleaner energy future.”