COVID-19 and your insurance policy

As the COVID-19 crisis continues to evolve, residential property managers are on the frontlines of containment efforts, whether they like it or not. Michael Fried, President of Aftermath Consulting Group, LLC., addresses uncertainties related to insurance coverage and best practices for protecting assets, employees and residents.

As a residential building owner, am I covered if my property is quarantined due to COVID-19?

Most commercial insurance policies are written under the ISO (Insurance Service Office) form CP 1010 and CP 1030. These package policies typically carry an endorsement for the Exclusion of Loss due to Virus or Bacteria. Larger asset portfolios may be written on manuscript forms and carry broader coverage. Best Practice: Consult with an insurance policy expert prior to giving notice to your agent or carrier about why this is needed or requested. An agent carries a fiduciary responsibility to the insurer as the client, not the consumer, and notice will likely be documented, ultimately hurting you, the consumer.

What precautions can I take to prevent a contamination at my building?

In addition to the daily measures recommended by local health authorities, we advise that you schedule a certified IICRC (Institute of Inspection, Cleaning, and Restoration Certification) company to deliver a complete sanitation and sterilization of your complex. This may be very expensive, but certainly less expensive than a quarantined building.

If my building is affected by the virus, and my claim has been filed and accepted, should I use preferred vendors from the insurance company?

In cases like this, which are emergency-specific, the answer would be yes. By using a preferred vendor, certain boxes have already been checked, including but not limited to liability insurance, warranties of work, licensure/certifications. Costs are generally pre-negotiated.

If a resident has tested positive for COVID-19, what steps should I take?

Notice must be provided to an insurance carrier, and a strategy must be in place for mass communication of emergency mitigation and restoration at the infected premises.

Michael Fried is the President of Aftermath Consulting Group, LLC.

BC Housing enacts measures to protect vulnerable renters

As COVID-19 cases continue to soar in B.C. putting it ahead of Ontario as our nation’s hardest hit province, BC Housing has ordered a temporary moratorium on evictions of tenants in subsidized and affordable housing.

According to a bulletin issued March 18, the government is asking that organizations refrain from issuing any “Notices to End Tenancy” during the pandemic to ensure vulnerable citizens continue to have a safe place to live.

The bulletin also states that the process for applying for a rent reduction in B.C. will be streamlined for those tenants who have lost income as a result of COVID-19. If there are circumstances in which a tenant is in rent arrears, those situations will be revisited after the crisis is over. In instances where a tenant’s behaviour is threatening the life, health or safety of others, housing providers should “complete a full management review” taking the extreme circumstances of the virus outbreak into consideration before proceeding with an eviction process.

The Vancouver Tenants Union and other advocacy groups say that far more needs to be done, calling on the provincial government to enact an immediate moratorium on all evictions until the pandemic COVID 19 declaration is lifted. In addition to this and other measures, the group is asking that landlords uphold a “period of grace” and agree to accept “reasonable payment plans” when things normalize in the weeks or months ahead.

Meanwhile, Vancouver Mayor Kennedy Stewart is calling for the creation of a rent bank that would be open to all British Columbians. Currently, the City of Vancouver has its own rent bank (VRB) available to low income residents at risk of eviction or essential utility disconnection due to a temporary shortage of funds. Reportedly, staff at VRB are overwhelmed by the number of online requests, leading many to suspect that the rent bank’s funding will soon dry up.

Temporary closure phase-down tips available

Retailers can look to Connex for guidance on maintaining and securing stores faced with COVID-19 related temporary closure. The North American facilities management association for retailers with multiple locations is marshalling resources, including a series of online seminars next week, to assist with a spate of store shutdowns, estimated in the thousands throughout Canada and the United States since the beginning of this month.

The broadcasts are scheduled for Monday to Wednesday, March 23-25, and will focus on: phasing down operations and building systems in idle stores; security; and cleaning. A checklist of key steps for a smooth store shutdown — highlighting security, building systems management, exterior maintenance and ongoing site monitoring — is also available with other resource materials and member networking platforms on the Connex website.

“We have the specialized resources and connections with suppliers multi-site facilities managers need to manage dark stores and other closed properties,” affirms the association’s chief executive officer, Bill Yanek.

Thus far, Connex reports more than 110 major retailers have temporarily closed some or many stores in the U.S.and/ or Canada. That’s a stark departure from the norm. In 2018, for example, a Connex member survey revealed that, on average, retailers opened 18 new stores, closed 17 and relocated five.

Quebec retail tenants granted support

Ivanhoé Cambridge will be granting rent deferral to retail tenants in its Quebec shopping centres in order to relieve their financial burden.

The real estate company is also deploying measures to protect against the spread of COVID-9 since its retail properties are currently open in the province.

“Each of us must do our part to support the well-being of our community and Ivanhoé Cambridge is united in solidarity with the difficult circumstances faced by many businesses,” said Nathalie Palladitcheff, president and CEO of Ivanhoé Cambridge. “Our decisions are made with caution in these circumstances. The mitigating measures proposed today aim to alleviate the liquidity problems of the tenants of our shopping centers in Quebec and to support the economy of the province.”

Ivanhoé Cambridge says it will continue to follow the development of this public health situation very closely.

BCCA creates COVID-19 virtual hotline

In response to the COVID-19 crisis, the BC Construction Association (BCCA) is bolstering the resources its providing online with a “virtual hotline” to gather the observations, questions and requests for guidance from the construction sector, including trade and general contractors, project owners, tradespeople, manufacturers and suppliers, and other service providers.

The information shared will be considered by BCCA as it helps guide the industry response to COVID-19. To support any survey/hotline participant that requests assistance, BCCA has assembled a team of industry experts able to help address a wide range of industry issues in the areas of human resources, finance, project terms/contract terms, legal, health, safety, communications, supply chain, or government (regulation, policy, tax, program, legislation, etc.)

BCCA’s team of industry experts include BC Construction Safety Alliance, BC Ministry of Finance, BCCA Employee Benefit Trust, CBRE Ltd., Canadian Construction Association, Council of Construction Associations, Jenkins Marzban Logan LLP, Jouta Performance Group, Myers Norris Penny (MNP), Pace Group Communications, Partnerships BC, Wylie-Crump Ltd., and WorkSafeBC.

“I want to thank these organizations for stepping up on behalf of the construction sector, and I urge all individuals and organizations in our sector to reach out to us for support should they need it,” said Chris Atchison, president, BCCA.

“With construction contributing just under 10 per cent of provincial GDP, the sector is absolutely essential to the economic health of our province. Having guided our industry through numerous challenges over the past 50 years, we recognize that communication is critical as we work to support our sector during this unprecedented crisis.”

BCCA is also advocating for the provincial government to, among other things, introduce deferred property and payroll tax payments, and review timelines for public sector construction projects in the event it’s possible to accelerate projects in K-12 and post-secondary institutions.

Energy demand load shifts to residential base

The energy demand load has shifted in sync with much of Ontario’s workforce from commercial to home offices, prompting calls for suspension of time-of-use (TOU) pricing during the current COVID-19 related upheaval. If anything, it’s expected the province-wide system peak could be lower than normal, but electricity is being consumed in different locations that could mean a substantial cost hit for residential customers.

“We are reviewing all options right now,” reports Sydney Stonier, spokesperson for Greg Rickford, Minister of Energy, Northern Development and Mines – indicating that a decision is likely coming soon.

“I would absolutely support a move to ‘weekend’ or ‘holiday’ schedule, which would price all electricity off-peak,” says Rob Detta Colli, manager, energy and sustainability, with Crossbridge Condominium Services Ltd.

That would take the price down to a flat 10.1 cents per kilowatt-hour (kWh) versus the current weekday on-peak rate of 20.8 cents/kWh in the hours from 7 to 11 a.m. and 5 to 7 p.m. and the mid-peak rate of 14.4 cents/kWh from 11 a.m. to 5 p.m. Commercial sector advocates are also onside.

“Reduced peak from office buildings should compensate the increased load from the residential side, but the cost of conducting business has now shifted to the residential side,” notes Bala Gnanam, vice president, energy, environment and advocacy, with the Building Owners and Managers Association (BOMA) of Greater Toronto . “Plus, other energy-based activities related to having kids and others home will increase the residential load. So it is only fair that the Ontario Energy Board suspends the TOU and extends the off-peak rate until this is over.”

Yet, a significant reduction in greenhouse gas (GHG) emissions provides one encouraging, unforeseen bonus of these unprecedented times. Energy management specialists affirm that it won’t be a simple neutral shift from the commercial to the residential sector. Rather, commercial reductions should far outweigh the uptick residential buildings might cause.

“There will be significant reduction in commercial natural gas use due to ventilation setbacks, but only marginally higher residential use due to slightly less setback than usual,” says Michael Lithgow, manager, energy and climate change, at Sunnybrook Health Sciences Centre. “The transportation GHG reduction will be huge, particularly when you factor in air traffic.”

However, Andrew Pride, an energy management specialist who also serves as chair of the standing committee on the National Energy Codes, adds a couple of potential qualifications. “When it comes to heating, homes typically run more efficiently than commercial buildings, but the large volume of space being heated (at higher-than-usual daytime temperatures) in individual homes will be significantly more than a school or office building. Transportation GHGs should be down a lot, although there will be an increase in home deliveries that may somewhat balance out those savings,” he notes.

Tips for full-time occupancies and emptier buildings

Lithgow and Detta Colli offer some tips for building operators who are now contending with full-time occupancy in residential buildings or emptier than usual commercial and public facilities. In the multi-residential sector, Detta Colli advises some adjustments to ventilation controls will likely be required.

“I would consider resetting the variable speed drives on the make-up airs to the setting used during the typical occupied hours of the day,” he says. “Many buildings have programmed drives to take in less air during the middle of the night and in between meal times, and even that lesser amount is usually much more than is needed, but we’re in uncharted waters here.”

Otherwise, Detta Colli doesn’t expect much extra pressure on building systems. “Many buildings deliver cold water with variable speed drives so, if the demand goes up during the day, they’ll just run at a higher horsepower,” he explains.

There are still no firm numbers on residential water consumption itself, but he reports one industry consultant has told him to expect a “noticeable” increase. The hot water share of that extra usage will also have some flow-through added GHG emissions. “We may need to wait for the natural gas consumption data to know the GHG impact,” Detta Colli says.

Turning to the commercial and public facilities sectors, there is a plethora of recommended actions for buildings that are now emptier than is customary.

“Put all ventilation and temperature set-points in unoccupied mode and consider a deeper setback. Power down all unused equipment, computers, printers and lighting. Given this is a longer-than-typical shuttering, look at additional equipment such as network devices, AV equipment, hot water heating and vending machines,” Lithgow instructs. “Consider shutting off the incoming domestic water to some or all of the facility, though the central plant may need to be left on.”

Many of these steps dovetail with the low-cost/no-cost measures that Toronto Hydro’s now cancelled OPSaver program was devised to entrench as common, reflexive operational procedures, notes Scott Rouse, managing partner with the consulting firm, Energy@Work. He suggests facilities management staff could use some of this unexpected downtime to assess and consider ways to improve energy performance.

“With the facility empty, it could present an opportunity to identify the leaks and phantom power use, and squeeze the baseline down as much as possible,” Lithgow concurs.

Addressing new pressures on people and the economy

Nevertheless, even energy efficiency champions are clear that it’s a secondary priority right now. “The primary focus should be for all of us to comply with requests for social distancing and minimize human interaction until concerns surrounding COVID-19 are lifted,” Gnanam reiterates.

Some residential tenants and condo owners could be facing a trifecta of stresses due to loss of income, requirements to self-isolate and increased costs. “Most Ontario families don’t have a choice about staying home and using energy during peak daytime periods,” observes Peter Tabuns, NDP Opposition energy critic in the Ontario legislative assembly.

“This is such a fluid situation. Everything is happening so quickly, but, on the other hand it’s taking time to understand what the various implications are,” reflects Tony Irwin, president and chief executive officer of the Federation of Rental-housing Providers of Ontario (FRPO). “There are more tenants home during the day and there is a lot of uncertainty that’s going to put additional pressure on people. Suspending time of use rates may be one thing that could be done to alleviate that.”

“I hope that some of the funds allocated in association with the declaration of the state of emergency (in Ontario) will be used to provide some relief for increased electricity costs,” Gnanam says.

Meanwhile, Ontario Finance Minister Rod Phillips confirms that all ministers with economic responsibilities are meeting on a regular basis to discuss responses to arising needs. “The work of that committee includes reaching out on a daily basis to leaders at businesses big and small, including our financial institutions, as well as unions, to ensure we have the latest information and that there is an open line of communication as the government works to address COVID-19’s impact on the economy,” he announced in a statement earlier this week.

A permitted large-group initiative

And there’s still a large-group initiative that people can safely and easily undertake —and enjoy — at home. Earth Hour is set for Saturday, March 28 from 8:30 to 9:30 p.m. eastern standard time. While circumstances have somewhat derailed BOMA Toronto’s annual Beyond Earth Hour Challenge for the commercial sector, interest and engagement levels had been rising.

“Obviously, with the recent events, it has slipped a little out of people’s focus, but the times remain the same: Friday, March 27th at 6 p.m. to Monday, March 30th at 6 a.m., with energy usage compared to previous weekends,” reports Rouse, who is an advisor to BOMA Toronto’s effort. “We have over 190 buildings registered for the challenge and there had been communications with the tenants up to last week. However, with the challenges, we are taking a more reactive position and there has not been many additional requests —as expected.”

“All in all, it is difficult to predict energy performance for buildings and transportation in the short term,” Pride submits. “The important part is that everyone should be considerate of their energy use and associated GHG impact. If we all try to conserve, the balance will always be favourable.”

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

Prairie Wood Design Awards winners honoured

Leading architects, engineers and project teams were honoured at the 13^th annual Prairie Wood Design Awards Celebration. Eight projects were recognized in various categories.

The program recognizes Alberta’s local design and construction professionals for their commitment to sustainable and economic building choices, and utilizing Canadian wood.

A three-member jury selected the winning projects from nearly thirty entries. The jury consisted of Carol Belanger, city architect, City of Edmonton; Shafraaz Kaba, principal, ASK; and Stephan Pasche, Eng., associate principal, Fast + Epp.

“The winning projects from our awards program demonstrate Alberta’s commitment to exploring increased options for wood in construction,” says Rory Koska, program director of Wood WORKS! Alberta. “They showcase innovations in wood design that inspire economic and environmentally responsible options for builders and developers. Wood is omnipresent in the buildings where we work, play and live – helping us to embrace a sustainable ethic while paying homage to exceptional design.”

Excellence in Residential Wood Design Award Winner

Project: Courtyard House (Calgary, Alberta)
Architect: the marc boutin architectural collaborative inc. with Scatliff+Miller+Murray as Landscape Architect
Structural Engineer: Entuitive Engineering
General Contractor: Meadow Sage Builders

Excellence in Interior Wood Design Award Winner

Project title: Lake Louise Visitor Centre Interior Renovation (Lake Louise, Alberta)
Architect: Patkau Architects
Structural Engineer: AECOM
General Contractor: Russpet Construction

Excellence in Commercial Wood Design Award Winner

Project title: Mountain Equipment Co-op, Brewery District (Edmonton, Alberta)
Architect: Proscenium Architecture + Interiors with Aedifica
Structural Engineer: Fast + Epp
General Contractor: Ventana Construction Ltd.

Excellence in Wooden Bridge Design Award Winner

Project title: Rocky Ridge Boardwalk (Calgary, Alberta)
Architect: GEC Architecture
Structural Engineer: ISL Engineering and Land Services

Excellence in Institutional Wood Design Award Winner

Project title: Capilano Library (Edmonton, Alberta)
Architect: Patkau Architects and Group2
Structural Engineer: Fast + Epp
General Contractor: PCL Construction

Excellence in Urban Wood Design Award Winner

Project title: C-Square (Calgary, Alberta)
Architect: the marc boutin architectural collaborative inc.
Structural Engineer: Entuitive Engineering
General Contractor: CANA Construction

Industry Award of Excellence

Project title: Red Deer College Student Residence (Red Deer, Alberta)
Architect: Manasc Isaac Architects
Structural Engineer: RJC Engineers
General Contractor: Clark Builders

Excellence in Wood Innovation in Engineering
Dan Prentice – RJC Engineers
Project title: Sidewalk Citizen (Calgary, Alberta)
Designers: Studio North
Structural Engineer: RJC Engineers
General Contractor: Studio North

Relief coming for Canadians most impacted by COVID-19

On March 18, 2020, the federal government unveiled an $82 billion support package to help Canadians negatively impacted by the ongoing COVID-19 crisis. With April 1^st rent obligations looming and many forced to stay home with no income, rental-housing providers and residents facing hardship can anticipate some relief.

The federal COVID-19 Economic Response Plan will provide up to $27 billion in direct support to Canadian workers and businesses. Funds are set to flow both through existing avenues, like the Canada Child Benefit and Employment Insurance processes, as well as through new emergency benefit streams to be enacted next week.

In addition to waiving the one-week waiting period for quarantined individuals seeking Employment Insurance (EI), the new Emergency Care Benefit will provide qualifying individuals up to $900 bi-weekly for up to 15 weeks. This flat-payment benefit would be administered through the Canada Revenue Agency (CRA) and provide income support to:

Workers, including the self-employed, who are quarantined or sick with COVID-19 but do not qualify for EI sickness benefits.
Workers, including the self-employed, who are taking care of a family member who is sick with COVID-19, such as an elderly parent, but do not quality for EI sickness benefits.
Parents with children who require care or supervision due to school closures, and are unable to earn employment income, irrespective of whether they qualify for EI or not.

In addition, the support package includes measures for “Longer-Term Income Support for Workers” as well as income support for or over 12 million low- and modest-income families who may require additional help with their finances.

The full emergency response plan can be found here.

Owner and visitor disclosure as crisis unfolds

As the condo community deals with the uncertainties of the pandemic, there are legal obligations managers and boards must address. One important topic is owner and visitor disclosure, as discussed during the Coronavirus in Condos webinar last night, hosted by Rod Escayola, partner at Gowling WLG.

Denise Lash, founder and principal of Lash Condo Law, offered much advice to the condo community on this matter as it currently stands. She stressed how important it is that board members and managers not assume the role of health provider right now or take on more responsibilities and obligations that could impose different liabilities.

“We are all in uncharted waters at the moment; we don’t have all the answers, but for now, it’s important to rely on the professionals who give us guidance—that is public health officials and federal, provincial and municipal governments,” she said.

Resident and unit owner disclosure

Management and boards cannot force residents or owners to disclose their physical condition or if they traveled abroad. If the residents or owners reveal they have COVID-19, they can’t be barred from entering the building unless there is a government directive, Lash said. Corporations, the board and management do not have authority to do that.

“The corporation should be providing notifications to residents, stating if they’ve been tested and received a positive COVID-19 test, they should advise management purely on a confidential basis by phone or email,” she noted.

The only reason a corporation would do so is to help the resident with deliveries or another management-related task.

Also, avoid notifying the other residents in the building that another resident has been diagnosed with COVID-19, “unless you can reasonably confirm the diagnosis is true.” This information should come from the resident, co-occupant or public health who might notify the board.

“What you don’t want to do is start circulating information that is really a rumour from unofficial sources,” Lash advised. “If you are disclosing that information, you want to disclose it in a general way, without mentioning where the resident is located.”

This includes not revealing the floor level, the building or even the person’s name.

Lash noted that there may be a reason where you need to advise security if packages arrive and must be delivered to the door. But unless there are specific reasons why security needs to know, that information should be kept private and confidential. She also advised that it should be a resident’s decision to meet public health guidelines and self-isolate after traveling abroad.

“I would not recommend that a corporation requests those individuals advise management that they are self isolating,” she noted. “Management would then be responsible for keeping track of who is self-isolated or not. This is a public health issue where directives have to come from government.”

Directives could possibly change as the COVID-19 pandemic unfolds, prompting management to then change its rules.

Visitor disclosure

Corporations should not be screening visitors right now.

“It’s my position there is no authority to do that,” said Lash. “We are not in a shut-down situation now; there is no government directive on this, and visitors have no obligation to disclose that information.”

While managers must adhere to their own day-to-day functions, she did recommend adding signage at a front desk to guide residents on public health protocols and alert them to make sure their visitors are meeting the public health guidelines before entering onto the property.

Condo lawyers and property managers delved into other COVID-19 impacts on the condo community, including managing common elements, tips for governance and handling necessary meetings and AGMs. The whole webinar can be accessed on the Condo Adviser blog soon.

Calgary launches 9 Block initiative

The City of Calgary and the University of Calgary’s School of Architecture, Planning and Landscape (SAPL) have launched a new initiative to create safer and more vibrant streets.

The 9 Block initiative will address safety, vibrancy, and social inclusion in the nine city blocks containing City Hall, Olympic Plaza, Bow Valley College, the Castell Building and the Central Library.

“We’ve been able to create something really special with this program. The 9 Block initiative builds on a long history of partnership between the city and the university, with the goal of seamlessly transferring and mobilizing knowledge that will benefit our community,” said Dr. Ed McCauley, UCalgary president at the launch.

The launch took place inside SAPL’s City Building Design Lab (CBDLab), which opened less than a year ago with the intention of allowing UCalgary researchers to work more directly with external stakeholders on issues related to city building.

“Our mission is to bring together our students and researchers with municipal policy-makers and the public to explore new directions in city building,” said John Brown, dean of SAPL. “Our students are very excited to take on this opportunity to develop and implement thoughtful, innovative solutions in the neighbourhood they interact with every day.”

SAPL’s participation will allow for experimental, design-based solutions or possibilities to address safety and vibrancy in the area and highlight its urban significance. This summer, students in the Master of Architecture, Master of Planning and Master of Landscape Architecture programs will do just that when they work with professor Mauricio Soto Rubio on a 9 Block prototype tactical urbanism design/build project, in collaboration with the city and under the auspices of the Urban Alliance.

The city will also be initiating projects focused on improving wayfinding, programming and building community partnerships in the area. The wayfinding initiative is examining ways to improve connections in and around City Hall to make the area more welcoming and easier to navigate. In terms of programming, The city is planning better ways to use public spaces in the area and making it easier for citizens to access these spaces.

“It’s going to take all of us to build and reshape this area, and downtown as a whole, and it’s important we all take a shared position in stewarding the 9 Block area into the future,” said Thom Mahler, lead for The City’s Downtown Strategy. “This program is a major piece of the our Downtown Strategy and the city’s continued commitment to support the recovery and diversification of Calgary’s economy and building a foundation for a great future for this important downtown area.”

Real estate suffers uneven COVID-19 fallout

Hotels and event space are absorbing the most immediate COVID-19 fallout in the Canadian commercial real estate market, but already challenging circumstances for bricks-and-mortar retail venues have become even more uncertain. Market analysts foresee a varying degree of short-term and long-term impacts among real estate asset types, as well as supply chain interruptions that could increase costs and slow activity at construction sites and in the booming distribution/warehouse sector.

However, that comes with the codicil that it is still too early to tell how intense or lasting the economic repercussions will be. “Long term, all these sectors will return to some form of normalcy, depending on how long it takes for the virus to be contained,” notes Keith Reading, director of research with Morguard.

For now, invocation of a state of emergency in several Canadian provinces is anything but normal. For example, the Ontario government’s decree, issued March 17, shuts down all leisure, entertainment, recreational and social establishments and prohibits public events for more than 50 people until March 31, with the potential of further extension after that date. Although many retailers are exempt, much of what’s defined as experiential retail is captured in the ban.

“Ironically, some of the most successful areas of the market could be hardest hit,” muses Bill Argeropoulos, a principal and research practice leader with Avison Young. “Tourism-related retail, food and beverage outlets, supermarkets, major city centres and dominant malls will all suffer from compulsory or self-imposed restrictions as people avoid locations seen as higher risk for transmission.”

Similarly, health concerns are expected to diminish the attractiveness of co-working’s space-sharing and collaborative interaction model, but boost interest in virtually replicating the experience.

“The virus will hamper expansion of the co-working sector as businesses offer more employees opportunities to work at home or in other less populated locations,” Reading submits. “Luckily, technological advances have made this possible and, in the near term, preferable.”

Over the long-term, wide scale uptake and entrenchment of work-from-home options poses competition for both co-working and conventional office space. “This could accelerate the adoption of new technology and further flexible working practices, with a proportion of businesses and workers continuing to work more flexibly on a permanent basis,” Argeropoulos suggests.

Meanwhile, the hotel and leisure sectors have already begun to suffer business slowdown, which is expected to flow through to slumping investment activity. That follows a year when Toronto attracted an unprecedented tally of 28.1 million visitors, up from 27.5 million in 2018.

“The hotels sector is particularly vulnerable to a decrease in tourism and measures to limit public gatherings at conferences and sporting events, many of which are now being cancelled or postponed,” Argeropoulos says. “Real estate transaction activity, both leasing and investment, is likely to decline significantly, at least for the duration of the current crisis and potentially for a period beyond.”

Silver linings to the COVID-19 fallout are relatively thin, but Argeropoulos sees some opportunity for high-street retailing to regain market share from malls. Spinoff growth in the warehouse/distribution sector could also come with increased online shopping. Ultimately, too, a “bounce back” is anticipated as the outbreak subsides.

COVID-19 preparedness tips for landlords

All businesses are impacted by the COVID-19 virus, but rental-housing providers play a unique and critical role in the battle to mitigate the spread of this highly communicable disease.

As several Canadian provinces declare a state of emergency and the federal government imposes new and extreme measures to contain the virus, apartment building owners are facing unknown futures with tenants and frontlines staff not only at risk, but potentially headed for quarantine as the virus continues to spread.

In the face of this unprecedented health crisis, how are rental property managers coping? What are the current best practices for keeping people safe? According to multiple industry sources, much of it comes down to preparedness, communication and engaging in hyper-vigilant cleaning practices.

“At Greenwin, we care deeply about our employees, our communities and our residents, and take the COVID-19 situation very seriously,” said Kris Boyce, CEO of Greenwin. “Right now, our focus is on ensuring they have the information, resources and support they need to stay healthy and safe. At this point we are fortunate in that there has not yet been a confirmed case of COVID-19 in any of our buildings, but in the event that this happens we are confident in our level of preparedness.”

In addition to bolstering its cleaning protocols, Boyce said Greenwin has enacted several measures to limit exposure, including the distribution of first-line-of-defense health tips, the temporary closure of amenity spaces, restricting access to management and leasing offices, and deferring all non-essential maintenance across all of its properties.

“From the onset of the outbreak, we’ve strived to be proactive and flexible with our response,” she said. “With circumstances changing on a day-to-day basis, we are committed to closely monitoring the situation and putting protocols in place that align to the best practices recommended by Canadian health authorities.”

Proactive, preventive measures to reduce the spread of COVID-19

At this point, it goes without saying that maintaining a clean, sanitized building will only help to reduce the spread of COVID-19. Common areas, communal surfaces, lobby door handles and elevator buttons should all be cleaned regularly to prevent transmission of the illness.

Some experts suggest that cleaning supplies and tools be distributed to all employees, and not just the cleaning staff, to better ensure surfaces are continually disinfected. Residents should also be reminded to keep a safe distance from one another and limit their touch points as they pass through the building and throughout the apartment grounds.

In addition to these measures, BOMA Canada advises property managers to update their communications protocol in order to relay best hygiene practices, as well as the steps to follow should someone become infected. It also recommends conducting preparedness tests to anticipate challenges and implement any lessons learned.

Meanwhile, as the number of cases continues to escalate across Canada, governments are rapidly putting in place new measures that are precautionary to minimize the risk of exposure and spread. Instances of individuals being instructed to “self-isolate” are rising, with many fearing an imposed lock-down might be in our future.

According to the Federation of Rental Housing Providers of Ontario (FRPO), rental property owners should keep tenants well-apprised and informed of any new developments as soon as possible. “Notices should be posted at building entrances, on tenant notification boards and in common areas providing the latest updates on the situation, including guidance from local public health authorities,” it advises.

If there is a presumed or confirmed case of COVID-19 in any rental property, local public health authorities should be immediately notified, and any medical directions they provide should be followed diligently. But due to privacy laws, FRPO stresses that landlords should not identify by name anyone in the building who’s been infected, reminding housing providers that it’s the role of public health authorities to reach out to any other tenants who may have come into contact with that individual.

As the COVID-19 health crisis worsens putting vulnerable citizens at risk, it is critical that landlords exercise extreme caution and do everything necessary to prevent the spread of infection, no matter how great an inconvenience it might be for tenants. “We realize that we may never know if these measures were an overreaction, but we would rather overreact in the interest of protecting our residents and employees than underreact,” Boyce said.

BCCSA issues COVID-19 recommendations

With the situation around the spread of COVID-19, the BC Construction Safety Alliance’s (BCCSA) senior research scientist, Melanie Gorman Ng, has prepared specific information for the construction industry.

The COVID-19 pandemic is a rapidly evolving situation that now requires immediate action. The number of cases will continue to rise exponentially if action is not taken.

As of March 17th there are 103 confirmed cases of COVID-19 in British Columbia and there have been four deaths. Cases have been reported in all regions of B.C. The true number of cases may be higher since not everyone who has symptoms is eligible for testing. We now have evidence that the virus is spreading in our communities, even among people who have not travelled outside BC. This means that we are at a critical stage where we must contain the virus before many more become infected and our health care system becomes overwhelmed.

The virus can be transmitted by:

Breathing in droplets in the air that are generated when people cough or sneeze.
Close contact with other people (e.g. shaking hands or hugging).
Touching contaminated surfaces and then touching the face, mouth, or food.
Touching a contaminated surface and then touching another surface may cause the virus to transfer from one surface to another.

The symptoms of the virus include: fever, cough, difficulty breathing, sore throat, sneezing. The BC Ministry of Health has developed a self-assessment tool to help people determine if they need further assessment for COVID-19. It is available at https://COVID19.thrive.health/

People who have been infected with COVID-19 may not exhibit any symptoms for up to 14 days but can still transmit the virus during that time.

The following are recommendations to the construction industry:

• Do not permit anybody to enter a worksite if: They or a member of their household have travelled outside the country within the past 14 days or They or a member of their household have exhibited symptoms of COVID – 19 in the last 14 days.

• Ensure that all workers are able to maintain at least a two metre distance from one another at all times. If this does not allow you to complete a job safely then the job should be delayed.

• Ensure that handwashing stations and hand sanitizer are available for all workers. The BCCDC has issued proper hand-washing guidance here: http://www.bccdc.ca/HealthProfessionals-Site/Documents/COVID19_Handwashing%20Poster_MD%20offices.pdf

• Frequently disinfect high-touch surfaces (e.g. doorknobs, handles, control panels) and eating areas with antimicrobial cleaners or bleach (1 part bleach to 9 parts water).

• All workers should change their clothing and remove their shoes immediately upon arriving home.

• Avoid meeting with clients or potential clients in person.

• Avoid entering clients’ homes.

• Avoid air travel.

• Do not hold or attend any meetings or conferences with more than 50 participants.

• Prepare to suspend all non-essential operations. This situation is evolving rapidly and further restrictions will likely be required in the coming days, weeks and months.

The provincial and federal government have announced that they are putting together financial aid packages for businesses and workers to respond to the inevitable business slowdown.

For further information:

The BC Centre for Disease Control (BCCDC) has a toll-free phone line for up-to-date information about COVID-19 including travel advice, social distancing recommendations and access to federal and provincial support and services. It is open from 7:30 am to 8 pm 7 days a week. The number is 1-888-268-4319 (1-888-COVID19).

Information on COVID-19 guidance in BC is available on the BCCDC website at: http://www.bccdc.ca/health-info/diseases-conditions/covid-19

Health Canada also has a website with guidance on COVID-19 available at: https://www.canada.ca/en/public-health/services/diseases/coronavirus-disease-covid-19.html

Morphosis to design Lululemon headquarters

Architecture and design firm Morphosis will design a new corporate home for Lululemon, the healthy lifestyle-inspired athletic apparel retailer in Vancouver, British Columbia. The future space, also known as the Store Support Centre, will serve as the main office for the company’s global headquarters.

Morphosis will collaborate with L.A.-based architecture and interior design firm Clive Wilkinson Architects and Vancouver-based Francl Architecture for the project.

“We are thrilled to be partnering with Lululemon on this project and joining them at an important time in the evolution of the company,” said Morphosis founder and design director Thom Mayne.

Morphosis’ commitment to creating transformational experiences that inspire growth, creativity, and empowerment aligns with Lululemon’s purpose to elevate the world by unleashing the full potential within every one of us. Morphosis will draw on their expertise of developing visionary, research-driven projects rooted in environmental, social, and economic sustainability to design a building that will serve as an extension of the core values of the brand itself.

The design for the 13-storey Store Support Centre creates strong connections between the building and its site, landscape, and community, with exterior and interior spaces that encourage collaboration and innovation. The exterior façade will feature a high performance brise-soleil system that limits solar heat gain to reduce energy consumption and to modulate the interior building climate for occupants, while also opening views of the surrounding environment.

The design aims to promote health and wellness, by including ample access to daylight, green spaces, and landscaped terraces that strengthen connections to the exterior. Internally, the office floors are organized around a full-height central atrium that delivers light deep into the center of the building. The atrium serves as the social and cultural heart of the building, with stairs that wrap around the atrium to connect each level, and a central gathering space for employees. At the street level, the ground floor of the building is activated by a public plaza, retail space, and art along Great Northern Way to further enhance connections to the surrounding neighborhood.

Led by Morphosis, the design team includes Clive Wilkinson Architects who will guide the strategy for the interior workspaces, lending their expertise in workplace practices and organizational communication and culture. Vancouver-based Lead Architect Francl Architecture will employ their passion for building in the city of Vancouver to ensure a smooth delivery process. Finally, sustainability and wellness consultant Integral’s holistic and evidence-based approach will inform the creation of a highly sustainable building.

Ford stresses it’s not a provincial shutdown

Ontario’s newly implemented state of emergency means an immediate, province-wide closure of all leisure venues, recreational/community spaces, private schools and licensed childcare facilities until March 31. Publicly funded elementary and secondary schools are already closed until April 6.

The decree, which Premier Doug Ford outlined in an early morning announcement, also prohibits public events and gatherings of more than 50 people. However, public transit remains operational and key retailers, including grocery stores and pharmacies, commercial office towers, industrial facilities and construction jobsites will be open and functioning.

“This is not a provincial shutdown,” Ford asserted. “The vast majority of businesses, including those most vital to day-to-day life will continue to operate.”

The measures come with an additional $304-million in targeted COVID-19 response spending, to be allocated to healthcare, long-term care, residential care, retirement homes and Indigenous communities. This is intended to augment and enhance protection of frontline staff, increase hospitals’ intake and response capacity, and to underwrite 25 new assessment centres throughout the province. Ford also urged the Canadian government to make appropriate adjustments to the employment insurance (EI) program and to roll out an associated loan program.

“We understand this decision will affect workers across Canada,” he said. “We are taking this extraordinary measure because we must offer our full support and every power possible to help our healthcare sector fight the spread of COVID-19.”

Ontario suspends evictions amid state of emergency

AS COVID-19 continues to spread in Ontario prompting the Ford Government to declare a state of emergency, the Province also announced that there would be no new eviction orders issued until further notice.

According to a statement released from the Ministry of the Attorney General, “Tribunals Ontario is reviewing pending eviction matters in light of the rapidly evolving circumstances related to COVID-19 and no new eviction orders will be issued until further notice.”

In addition, sheriff’s offices have been asked to postpone any scheduled enforcement of eviction orders currently set for this week.

This is all part of the extreme measures the Government of Ontario said it will be taking to protect the citizens of Ontario during this unprecedented health crisis.

“We are facing an unprecedented time in our history,” said Premier Ford, referring to the today’s state of emergency announcement. “This is a decision that was not made lightly. COVID-19 constitutes a danger of major proportions. We are taking this extraordinary measure because we must offer our full support and every power possible to help our health care sector fight the spread of COVID-19. The health and wellbeing of every Ontarian must be our number one priority.”

As a result of this declaration and its associated orders, the following establishments are legally required to close immediately:

• All facilities providing indoor recreational programs;
• All public libraries;
• All private schools as defined in the Education Act;
• All licensed child care centres;
• All bars and restaurants, except to the extent that such facilities provide takeout food and delivery;
• All theatres including those offering live performances of music, dance, and other art forms, as well as cinemas that show movies; and
• Concert venues.

Beware the risks of cleaning chemical mishaps

Anxiety about COVID-19 could inadvertently trigger another dangerous health risk — cleaning chemical mishaps. It’s projected that COVID-19 will cause relatively mild symptoms for the vast majority of people infected, whereas any mixture of bleach and ammonia will unfailingly produce a toxic reaction.

Multi-residential managers in particular may want to include this reminder in their communications to tenants and unit owners. However, given the current hyper-vigilance about keeping commonly used surfaces as clean as possible, it’s a safety warning that’s equally applicable in offices.

“It is a good time to highlight the dangers of making homemade disinfectants and solvents,” says Bala Gnanam, vice president, energy, environment and advocacy, with the Building Owners and Managers Association (BOMA) of Toronto. “We don’t want people unknowingly doing dangerous things because they think they are protecting themselves and their families.”

Some basic chemistry lessons should be reiterated.

“Mixing bleach with either ammonia-containing or acid-containing products must be avoided. The combination of bleach and ammonia releases chloramines, which can be irritating and toxic. Bleach reacts with acid to release chlorine gas, which can also be toxic,” advises Dr. Paul Meechan, a member of ISSA’s scientific advisory board and global biorisk advisory council.

While chlorine gas diluted in the environment is considered more of an irritant than a hazardous toxic, it becomes much more threatening if directly inhaled. “Chlorine is toxic via its interaction with the mucous lining of the lungs. When it interacts with the moisture present, it forms hydrochloric acid, which is corrosive, leading to chemical burns inside the lungs,” explains Daniel Charland, chief operating officer with the biotechnology cleaning product manufacturer, InnuSciene.

“Chemicals should never be mixed with each other and they should never be mixed with bleach,” Charland says. “Bleach mixed with water is effective, but it is important that it be diluted properly, and you can probably never mix the solution properly if you don’t have a proper mixing device.”

He suggests office tenants leave bleach-based cleaning tasks to building operations staff and cleaning contractors and, instead, focus on basics like washing their hands with soap and water. Milder, safer disinfectants can also be applied on frequently handled or highly exposed surfaces.

He also stresses that hand sanitizers are an option if there is no access to soap and water, but not a preferred replacement. Alcohol-based products strip oils out of human skin more aggressively than soap does, making skin more likely to crack and bleed, thus more vulnerable to sources of infection.