Tech hub, O Mile-Ex sold to Spear Street Capital

Canada’s biggest artificial intelligence hub – O Mile-Ex – has just been sold to Spear Street Capital, a San Francisco based real estate fund that develops buildings for companies active in tech.

Located at 6650–6666 Saint-Urbain, the 400,000 square-foot former textile mill was acquired in 2014 and fully converted by TGTA, a real estate development and investment firm based in Montreal since 1989.

According to the press release, the two-building complex houses approximately 20 tenants, including Mila, IVADO, Thales and Element AI. It features a gym, board game area, daycare and a cafe operated by chef Martin Juneau, owner of Restaurant Pastaga, and his team. This summer, a park was added to the back of the building on a site that was originally intended as a parking lot, but later repurposed to add more space for greenery and relaxation.

“Spear Street Capital’s bid was the most attractive offer and the most reassuring in terms of the future of the project. Given their experience and their portfolio of assets, we believe they’ll be able to uphold the vision that has guided us in designing, developing and managing this one-of-a-kind workspace that contributes to the Montreal of today and tomorrow,” a partner at TGTA, Martin Galarneau said in the press release.

Trans Mountain resumes work on pipeline

Construction work on the Trans Mountain Expansion Project will soon begin in communities along the route, including along the right-of-way in Alberta between Edmonton and Edson, and in the Greater Edmonton area.

According to Trans Mountain, it has issued notice to proceed directives to some of its prime construction contractors triggering mobilization of the initial workforce necessary to build the Trans Mountain Expansion Project. The directives give the contractors 30 days to mobilize equipment and commence the process of hiring workers, procuring goods and services, and developing detailed construction work plans.

Construction also includes an immediate return to work at Burnaby Terminal and on land at Westridge Marine Terminal. Specific start dates in the remaining construction areas are subject to final regulatory approvals and permits.

“I am pleased to announce another significant milestone for the Trans Mountain Expansion Project with the commencement of construction activities and the issuance of the notice to some contractors to begin mobilizing equipment and crews in select areas in August and September 2019. With the first wave of regulatory approvals complete, we are confident that we have a path forward by which the Expansion Project construction can commence,” says Ian Anderson, president and CEO of Trans Mountain Corporation.

Over the coming months Trans Mountain expects it will receive clearance of all other outstanding regulatory approvals and permits for the remaining construction areas. The timelines for approval of all outstanding regulatory matters could have an impact on Project costs, schedules and final in-service dates; however, if approvals are received as anticipated, the Trans Mountain Expansion Project will be in-service by mid-2022.

“Over the coming months, we will continue our engagement with Indigenous communities along the construction corridor,” added Anderson. “We are committed to ensuring the project incorporates all appropriate measures to protect the cultural, environmental and local Indigenous interests in the lands and waters through construction and into operation.”

The company anticipates approximately 4,200 people will be working in various communities along the project corridor by the fourth quarter of 2019.

“Clearly this project has been subjected to numerous delays and setbacks over the past several years. With today’s announcement on the commencement of construction, I firmly believe that we are finally able to start delivering the significant national and regional benefits we have always committed to,” adds Anderson.

Toronto’s Stockyards District condo breaks ground

The development of a new multi-res building in Toronto’s Junction neighbourhood has officially launched. On August 14, reps with Marlin Spring Developments and Greybrook Realty Partners broke ground on The Stockyards District Residences, a 10-story condominium that will rise in the St. Clair West and Keele Streets area to offer 236 suites within the city’s emerging Stockyards area.

“The Stockyards District is a thriving and complete community – from great shopping, local parks and schools, easy access to public transit, and highways, you can work and play all within a short walk from your new home,” said Pedro Lopes, Marlin Spring VP Land Development & Acquisitions. “[We] recognized these attributes when we purchased this site and embarked on a mission to develop a building that was deserving of this community.”

The Stockyards District Residences’ contemporary exterior is designed by Graziani + Corazza Architects. The aim is to invoke “New York-and Chicago-style streetscapes” with a look reflecting the condo’s historic industrial surroundings. Highlights include black window mullions and industrial accents on the contemporary balcony and terrace glass railings.

Interior architecture and design firm U31 is handling what goes on beyond the front doors. The building will feature a high-ceilinged lobby and executive concierge service; a ground-level patio with kitchen and barbecue station; a fully equipped fitness and yoga studio; kids playroom; and a party room featuring a floor-to-ceiling, double-sided black metal fireplace. Retail outlets are also planned for the ground floor.

Unit options will include 1-bedroom to 3-bedroom with den layouts and feature custom-designed kitchens and baths, as well as approximately nine-foot smooth ceilings, floor-to-ceiling glazing/window systems, energy-efficient kitchen appliances, and quartz slab countertops.

First occupies for The Stockyards District Residences are slated for November 2021.

Bloor-Yorkville most expensive retail corridor in Canada

Toronto’s Bloor-Yorkville retail corridor is the most expensive in Canada and the fifth priciest in North America according to JLL’s City Retail 2018 report. Vancouver’s Robson street is the country’s second most expensive corridor and comes in at number 9 on the continent.

Five hundred retailers have established stores along the corridor, many of them flagship locations. Recent move-ins include Dior and Aritzia.

Who is driving the growth?
According to the report, household incomes are 171.0 per cent higher within Bloor-Yorkville than in the Toronto metro making the area a prime location for luxury, high-end retailers and restaurants.

In addition celebrities, wealthy tourists and fashionistas drive more traffic to the area in search of the true luxury shopping experience found on Upper Fifth Avenue in New York, Beverly Hills Triangle in Los Angeles, Union Square in San Francisco or Michigan Avenue in Chicago.

What is driving the growth?
The competition for land by high-rise developers has driven property prices up in the region increasing valuations and consequently property taxes.

The average selling price of a new three-bedroom condo in the area hovers around C$6.5 million, or $2,200 per square foot. As of June 2019, 91 per cent of the units under construction have been presold. With a projected growth rate of 42 percent over the next four years.

Construction and re-development
There are currently 12 large-scale construction projects underway within the corridor –including the first Andaz hotel in Toronto located at One Bloor Street West – and 11 proposed projects in the pipeline waiting for city approval.

There will be approximately 270,000 square feet of new retail space added to the existing 2.2 million square feet along the corridor including 33,000 square feet that Oxford Properties is redeveloping at the Park Hyatt hotel.

Another tenant set to drive more traffic is the Italian marketplace Eataly, expected to open its first Canadian location by late 2019 at the Manulife Centre (55 Bloor Street West), occupying 50,000 square feet across three storeys.

For the full report, visit https://www.jll.ca/content/dam/jll-com/documents/pdf/research/jll-can-Toronto-Bloor-yorkville-corridor-report.pdf.

Canada invests in new lending institution to spur affordable housing

Through the Government of Canada’s Affordable Housing Innovation Fund, $20 million is being invested in a new lending institution called HPC Housing Investment Corporation (HI-C). Using this financing model, HI-C will create and offer bonds in capital markets to investors at long-term fixed interest rates, generating funding for affordable housing providers and their projects.

“HPC Housing Investment Corporation’s innovative approach offers more financing options for affordable housing providers,” said Shayne Ramsay, Chair and President, HPC Housing Investment Corporation and CEO, BC Housing. “Regardless of size or funding need, HI-C provides the financial expertise and underwriting required to bridge the gap between housing providers and debt investors. I am pleased to see the expansion of this model to support the development of social and affordable housing across the country.”

The first round of financing is complete and valued at approximately $33.1 million for two projects in B.C. and Alberta:

Railyard Housing Co-op – Community Land Trust (CLT) – Vancouver, BC:

This 15-storey, 135-unit affordable housing building was formerly part of the east end Olympic Village. In partnership with the City of Vancouver, CLT offers homes targeted to low-to-moderate income families, couples, seniors and individuals, with more than 10 homes provided at shelter rates. HI-C is providing take-out financing for this project at a 40-year fixed rate.

Parkdale Housing Development Project – Capital Region Housing Corporation – Edmonton, AB:

This property is comprised of two buildings providing affordable housing to 136 low-to-moderate income families, couples, seniors and individuals in north-central Edmonton. HI-C is providing take-out financing for the two buildings, which were fully occupied at the end of 2018.

“With the federal government’s strategic investment in affordable housing providers this will undoubtedly open up new growth opportunities in the housing sector, and facilitate the development of more affordable housing stock in our city,” said the Hon. Jonathan Wilkinson, Minister of Fisheries, Oceans and the Canadian Coast Guard. “This forward-thinking solution is exactly what the National Housing Strategy’s Affordable Housing Innovation Fund is all about. I am looking forward to seeing the results of our government stepping up to help HI-C effectively meet the growing demands for affordable housing not only in the Great Vancouver Area, and B.C., but across Canada.”

The federal government’s initial $20 million commitment will create a new $400 million pool of funding for projects across Canada. CMHC worked closely with HI-C to provide guidance, feedback and education on the development of this new lending institution and financial funding model.

Condo mediation 2.0: Upgrading the process

Participating in a condo mediation can often mean taking time off work or giving up an evening. And truly, the most challenging aspect of mediation is often finding a date and time that works for everyone to come together.

This is especially a challenge when it comes to condominium disputes. Typically, there are more than just two people involved in the conflict who need to participate in a mediation (e.g., property management, legal counsel, board members, etc.), and more people involved means greater scheduling challenges. This can introduce delays in the process and give rise to growing resentment because the mediation is ultimately scheduled at a less-than-ideal time. Moreover, when you consider that those involved in a condominium conflict tend to remain in close proximity to one another throughout and beyond their dispute, these frustrations can erode trust and fuel tensions.

Growing pains

More and more mediation stakeholders are using technology to overcome some of these challenges. Video conferencing, for example, can allow participants to avoid travel time or asynchronous processes that do not require everyone to participate at the same moment. It’s technologies like these that can bring flexibility to the mediation process and accommodate each participant’s individual circumstances.

Not everyone is ready to bring technology into the process. Perhaps the loudest critics are those who hold tight to traditional views of mediation. For instance, some believe in the value of locking quarreling parties in a room together until they sort out their differences where, in fact, separating feuding parties during mediation is often a better way to find a resolution.

There is also the perception that adding technology loses the value of face-to-face, in person mediation. Many believe that people are more likely to express compassion and empathy to one another if they see firsthand how another person is affected by their statements and actions. Indeed, several studies indicate that a vast amount of communication is made non-verbally and that certain technologies risk removing the opportunity to take in tone, body language, and other cues that are offered beyond words during in-person exchanges.

Against this, we must consider how society has evolved in the face of technology. Today, so much information is available to us at our fingertips. It only makes natural sense for dispute resolution to be added to the long list of things that we accomplish with technology. And despite how we make jokes about teenagers and how they communicate, when we accept that emojis and texting acronyms have replaced tone and body language as contextual cues, we can begin recognizing that we are not losing these hints altogether; they are just being presented differently.

Upgrading the process

Instead of looking at what may be lost in a mediation that does not take place with everyone in the same room at the same time, we can consider what can be gained. Often, people who are involved in a dispute would prefer not to spend time in the presence of one another and are more comfortable not having to be in the same room together as they work through their issues. This is so much so that there has been an acknowledged trend in the alternative dispute resolution community of some mediations doing away with traditional “joint session” and starting with the parties separated. This begs the question as to the value and purpose of everyone coming together to be apart.

As much as traditional mediation can allow for momentum to be built toward resolution, emotional outbursts in the course of real-time exchanges can hinder the process. A mediation structured to offer time, reflection, and advanced consideration of the words that are selected can support more thoughtful exchanges.

Ultimately, the most important aspect of structuring mediation for success is to ensure that participants are as comfortable as possible. Many of us in this day and age are more comfortable communicating through technology rather than in person. Why not leverage this to make the most out of the mediation opportunity?

Rather than try to force a square peg into a round hole, consider what aspects of addressing conflict are difficult for you and keep in mind that mediation can be flexible. It need not even come down to selecting one mediation platform over another, the beauty of the private mediation process is that it can be adjusted to best suit those making use of it.

Marc Bhalla is a mediator and arbitrator with a focus on condominium conflict management. This article originally appeared in the August 2019 edition of CondoBusiness.

Brookfield’s green preferred units “on trend”

Brookfield Property Partners is targeting USD $250 million to invest in green certified buildings and upgrades through the issuance of 10 million perpetual green preferred units. Yesterday’s release on the Nasdaq is called an industry first.

“We typically see target green spending associated with green bonds,” advises Michael Brooks, chief executive officer of REALPAC, the association representing many of Canada’s largest commercial real estate companies and institutional investors. “However, with the rise of ESG (environmental, social, governance) screening by major pension funds globally for their investments, the rise of responsible and positive-impact investing, and the fact that apparently one in four new investment dollars in the U.S. last year went into socially responsible funds, you can see the fit. This equity raise is on trend.”

Brookfield reports that proceeds from the offering will be channelled to the financing and refinancing of four types of projects:

new class A development properties that have received or are expected to receive LEED Silver or higher, NABERS, BREEAM or equivalent certification;
existing class A redevelopment properties that have received or are expected to receive LEED, NABERS, BREEAM or equivalent certification;
tenant improvements that have received or are expected to receive LEED, NABERS, BREEAM or equivalent certification; and
other projects that materially improve the energy efficiency of, or make other environmentally beneficial improvements to, a development, redevelopment or existing property.

More than 90 per cent of Brookfield’s eligible global office holdings have already achieved a sustainability designation, while its retail portfolio in the U.S. ranks as a major solar power user. “Sustainability is an integral component of our strategy to create long-term value for our unit-holders,” says Brian Kingston, Brookfield’s chief executive officer.

“There will be a ready market for these preferred units in many portfolios,” Brooks projects. “Overall, I think it’s a very positive signal for the rest of the market.”

Calgary’s International Hotel converts to rental

Minto Apartments announced it is converting Calgary’s International Hotel into premium long- and short-term rental apartments, to be known as The International. Scheduled to welcome residents as early as September 2019, this newly renovated 35-storey tower with 252 units is home to a rooftop terrace, lobby bar, full-service fitness centre, party room, media room and modernized indoor pool, with direct access to the Plus 15.

“We’ve completely reimagined this space over the past four years with a modern nostalgic vibe to honour the history of this property, and amenities that cater to urban lifestyles,” said George Van Noten, Senior Vice President, Property Operations, Minto Properties Inc. “With its location on the Plus 15, The International is truly connected to the core, poised to attract young professionals and newcomers to the city who are looking for spacious, high-quality rentals.”

Four model suites are open for interested renters, including fully furnished one- and two- bedroom units with stainless steel appliances and open concept floor plans.

“Sixteen units in the building will be rented as furnished suites – oversized units that come complete with a full kitchen and home furnishing that are particularly attractive to business travelers looking for an alternative to hotel accommodations,” said Van Noten.”With over 90 per cent of renovated units now complete, we’re proud to showcase our offering and look forward to seeing residents’ experience the space.”

Overlooking the Bow River, The International is within close proximity to retail, dining and entertainment options, and is steps from the CTrain, walking paths and an extensive cycling network.

For more information on leasing at The International, visit minto.com and watch the transformation by video at mintocapital.com.

Okanagan partners create green construction centre

UBC Okanagan and Okanagan College have partnered to establish a Green Construction Research and Training Centre (GCRTC) that will provide new research options and create hands-on practical training opportunities for students.

Professor Shahria Alam, with UBCO’s School of Engineering, has been appointed the first director of UBC’s newest research and training centre. Ashley Lubyk from Okanagan College’s Sustainable Construction Management Technology program has been appointed as the co-director for the centre.

“Our goal is to create a hub where innovation in green construction is fostered,” explains Alam. “We are already starting to develop shared capstone projects for our students and establishing a speaker series that focuses on green construction and smart energy use.”

The GCRTC will generate and expand knowledge in the areas of green (environment-friendly) construction — including materials, structural components and systems, and construction management. The objectives are to create civil infrastructure that is safe, durable, energy-efficient and affordable through innovative technologies, he explains. Industry collaborations are already underway with anticipated spin-off companies creating a community that supports self-sustainability and local economic development.

“This centre ties in extremely well with our institutional focus on sustainability,” notes Andrew Hay, Okanagan College’s vice-president, education. “We are looking forward to furthering our collaboration with professor Alam, his colleagues and UBC Okanagan to advance the green building agenda.”

Alam’s research focuses on smart materials and their structural applications in infrastructure including seismic rehabilitation of structures and performance-based design. He is the chair of the Engineering Mechanics and Materials Division of Canadian Society of Civil Engineering.

In collaboration with various municipalities, provincial bodies, Infrastructure Canada, construction associations and a large team of faculty members (from a range of disciplines including structural engineering, materials science, robotics, mechanical and electrical engineering, management, environmental science, economics and sociology), the centre will seek to develop transformative, paradigm-changing research that will be strategically vital to the construction industry.

NRCan provides funding for TRCA’s new building

Natural Resources Canada (NRCan) makes $2-million contribution towards the Toronto and Region Conservation Authority’s (TRCA) new four-storey mass timber office building.

Located at 5 Shoreham Drive near York University, the 8,100 square-metre building will meet a number of environmental standards, including the Toronto Green Standard Tier II certification, the Leadership in Energy and Environmental Design (LEED) Platinum certification and the WELL Silver certification.

Sustainable design features will include:

Solar thermal panels on the roof
Four solar chimneys
Waterwalls to reduce energy use
Electric vehicle charging stations
Rainwater harvesting to irrigate a green roof

“TRCA is committed to applying the best practices in green building and sustainable design,” said John MacKenzie, chief executive officer, TRCA in a Government of Canada press release.

“Thanks to Natural Resources Canada’s generous contribution, along with contributions from the Province of Ontario and TRCA’s participating municipalities, our new administrative office building will be one of the most energy-efficient office buildings in North America.”

By helping TRCA build with wood, the Government of Canada is investing in sustainability, reducing greenhouse gas emissions and helping TRCA set a high benchmark for the construction of new commercial buildings,” added Jennifer Innis, Chair, TRCA.

The funding was contributed as part of NRCan’s Green Construction Through Wood (GCWood) program, which aims to encourage greater use of wood in construction projects.

The project is also participating in the Canadian Green Building Council’s Zero Carbon Building Pilot Program.

NHBA presents 2019 scholarship winners

The Niagara Home Builders’ Association (NHBA) has awarded six individuals with $1000 to go toward their post-secondary education along with a personal letter of congratulations from NHBA President Tony Alfieri.

According to the residential building association’s press release the annual scholarship program has awarded over $35,000 to students pursuing a career within a variety of fields which have included, but not limited to; engineering, health sciences, teaching and business studies.

The winners of the 2019 NHBA scholarship include:

Elijah B. – Sponsored by Silvergate Homes Ltd/SilverLine Group Inc, Elijah has been accepted to Brock University, where he will be working towards his Bachelor of Business Administration (co-op program)
Alexis D. – Sponsored by Cotton Inc, Alexis will attend Niagara College, where she has been accepted into the Dental Hygiene program
Alexander M. – Sponsored by Mountainview Homes, Alexander has selected Management Information Systems and Analytics as his program of choice while attending The University of Ottawa
Joshua S. – Sponsored by Upper Canada Consultants, Joshua will make the transition into Lakehead University to study Electrical Engineering
Kaileah SG. – Sponsored by Upper Canada Consultants, Kaileah found her passion with Registered Practical Nursing at Niagara College, which she will be attending this fall
Robert W. – Sponsored by Phelps Homes, Robert has selected to study Game Design & Development at Niagara College in Welland

A ceremony was held at the NHBA office in St. Catharines, Ont on August 14.

Image courtesy of The Niagara Home Builders’ Association. From left to right: Robert W., Joshua S., Tony A. (NHBA President), Elijah B., Kaileah SG., Alexander M., Alexis D. (not pictured)

Kasabonika First Nation celebrates facility upgrades, additions

The Government of Canada is supporting the renovation, expansion, and development of healthcare and educational facilities within Kasabonika Lake First Nation.

On August 20, Seamus O’Regan, Minister of Indigenous Services, joined Bob Nault, Member of Parliament for Kenora, and citizens of the Northern Ontario First Nation to celebrate the community’s newly expanded Emily Anderson Memorial Menoyawin Health Centre. The project was made possible through Indigenous Service Canada’s (ISC) $13.9 million investment and included a 1,154 square metre expansion with new residences, new exam and emergency rooms, and an expanded range of health services and programs.

“The Government of Canada is committed to investing in health and education infrastructure on reserves to improve access to quality health care and education in First Nations,” said O’Regan. “The expansion to the community’s nursing station will greatly improve the long-term health and well-being of families in Kasabonika Lake First Nation. The improvements to the existing school and the construction of a new high school will provide the students in the community with an environment where they can succeed and work towards a promising future.”

ISC is also investing $41.2 million towards new and renovated educational facilities within the First Nation. These include renovations and additions to the existing school to accommodate Grades K4-6 students, the construction of a new 3,000 square metre school to accommodate approximately 180 Grade 7-12 students, and improvements to teacher accommodations. Construction for these initiatives is slated to begin in spring 2020.

“The renovations and additions to the existing school and the construction of a new secondary school will provide a learning environment that will help our children to reach their full potential and achieve their dreams for a bright future,” said Kasabonika Lake First Nation Chief Eno H. Anderson.

ISC’s investments are part of the Government’s Investing in Canada infrastructure plan, which has earmarked over $180 billion over the next 12 years to support public transit projects, green infrastructure, social infrastructure, trade and transportation routes, and Canada’s rural and northern communities.

Daniel Fournier to retire from Ivanhoé Cambridge

After more than ten years of service at Caisse de dépôt et placement du Québec (CDPQ), including over nine as the chief executive officer of Ivanhoé Cambridge, Daniel Fournier, announces he will retire.

“His legacy – a unified and truly global real estate company with a clear strategy and solid execution capability – is one that CDPQ will be able to build upon for generations,” said Michael Sabia, President and Chief Executive Officer of CDPQ in the press release that also announced the succession team.

Fournier has more than 30 years of experience and a solid background in the real estate industry. In 2011, Fournier led the consolidation of CDPQ’s real estate subsidiaries – SITQ and Ivanhoé Cambridge – under a single banner. During Fournier’s term as chairman and CEO, the company’s real estate assets under management have shown sustained growth, rising to $65 billion from $31 billion.

Prior to joining Ivanhoé Cambridge, he was Chairman of the Board of Genivar, now WSP Global, and a member of Canadian Tire’s Board of Directors. He was also a director of the Summit Industrial Income REIT and of Standard Life (Canada), now part of Manulife. In recent years, he has chaired fundraising campaigns for La Maison du Père, The Lighthouse Children and Families, and the Institute for Research in Immunology and Cancer (IRIC). He has also been co-chair of the fundraising campaign of Bishop’s University in Sherbrooke, Quebec, and as Chairman of the Board of Trustees of the McCord Museum Foundation in Montreal.

Fournier will be succeeded by Nathalie Palladitcheff who has been appointed President and Chief Executive Officer. In her new role, Palladitcheff will work closely with Sylvain Fortier, chief investment and innovation officer, whose functions were expanded and include responsibility for the company’s overall investment activities.

“We have been working with the Ivanhoé Cambridge Board of Directors on the succession plan for several years. Today, I am very proud to pass the torch to Nathalie and Sylvain, two exceptional leaders whom I admire and who are devoted, passionate and embody the leadership that will guide Ivanhoé Cambridge for the future,” Fournier said in the press release.

Fournier will continue to serve in his role until October 15, 2019.

Roofing maintenance: Five questions to ask

Roofing maintenance for any building or facility can be an arduous task. Often the first line of defense against the elements, the roof is an important structure that must be carefully monitored and maintained to protect the overall integrity of a structure. Leaks in roofs are often difficult to track down and can lead to damage to interior finishes, unhappy occupants and costly repairs.

Ahead are some common roofing issues that facility management stakeholders are most concerned about and the questions they’re asking when it comes to maintaining their roofs.

How much life does my roof have left?

This is a tricky question that even roofing experts can have trouble answering if they are seeing a roof for the first time. Most properly installed new roofs will receive a 15- to 20-year manufacturer’s warranty. So, this is a good starting point if it can be determined when the roof was installed. However, many things can affect the life of the roof such as slope, composition, weather and climate, installation, foot traffic, maintenance, and even interior conditions of the building.

If you’re unsure of the age of your roof, let it speak for itself. When roofs are nearing the end of their service life, they start to “talk” in the form of leaks. The older a roof gets, the more it leaks and the more it costs to repair. If your roof is leaking every time it rains despite best efforts to repair it, then it’s probably time for a replacement. Since every roof and every situation is different, it’s best to set up an inspection with your roofing professional to help answer this question.

What are effective ways to identify and stop leaks?

Roof leaks are often a nuisance for a building owner or facility manager. Often difficult to track down, leaks can cause damage to interior finishes and lead to complaints—and, if not resolved, unhappy occupants. Those leaks can become a nightmare when the decision is made to replace the entire roof of the building—and it still leaks.

Most building structures today are constructed out of many different materials that move at different rates. Marrying all of these components together is complex and, at the same time, can make the roof more vulnerable to errors and failure when re-roofing.

In roofing, details around penetrations at the parapet walls and around building systems are very critical to successful projects. Those are the points where the majority of leaks occur. However, in a re-roofing project, even if all the details are done correctly, it may not be enough.

Often the materials located above those details have aged and weathered as well, leading to deterioration and allowing moisture through. That moisture then finds its way behind the newly installed roof.

It is important to review the condition of building components that rise above the roof level such as a penthouse, elevator shafts, stair towers, parapet walls, and coping and to evaluate the parapet walls from both the interior and exterior. The most visible signs of potential avenues for water infiltration are broken/missing masonry, deteriorated mortar and sealant joints, deteriorated concrete, etc. Sometimes moisture can penetrate even what looks to be a solid wall but may be porous. If those signs exist, there is most likely a leak.

When such repairs need to be performed, it is extremely important that the new roof is well protected, and the original installer is notified. If the re-roofing project is just in the budgeting phase, it is important to evaluate those building components and make the repairs prior to installation of a new roof. It is not only the right way to do a re-roof, but the most cost-effective technique as well.

What are some maintenance tips to extend roof life overall?

Roofing materials such as BUR, TPO, EPDM, PVC, Modified Bitumen, and even green roofs can be vulnerable to environmental stressors such as organic debris, growing vegetation, or ponding water. Other contributors to premature roof failure may include poor craftsmanship, improper flashing, clogged or leaking downspouts, or damage by other contractors.

When roofs are not maintained properly, open seams, splits, blistering, wrinkling, and cracking can result. This can lead to expensive damage to a building’s interior and exterior, if not identified and repaired promptly.

A roof inspection by an experienced roofing specialty contractor is recommended at least twice a year, preferably in the spring and fall, and after severe weather, such as hail, heavy rains, and high winds, to check for any roof damage.

A good way to begin any roof preventive maintenance program is to create a file of all the records related to that roof, and this may include warranties, repairs and maintenance records, past inspections, and original drawings and specifications for the building.

Keep in mind that the ultimate goal of the preventive maintenance program is to get the maximum service life out of the roof, for the least possible cost. So, keeping accurate records of the history of each roof is vital to overall maintenance.

There are several, basic preventive measures that facility managers/owners can perform throughout the year to extend the life of a roof and deter water infiltration. These include the following:

Remove debris such as leaves, branches, dirt, and trash from gutters, scuppers, downspouts, and drains to ensure proper water drainage.
Keep metal roof components such as flashings, expansion joints, and pitch pockets in good working condition by replacing deteriorated sealants, painting rust, and making necessary repairs.
Maintain rooftop equipment (satellite dishes, solar panels, air conditioners, skylights), and check the roof after equipment service calls and repairs to make ensure the roof was not damaged in the process.
Repair roof coatings and membranes damaged by spilled oils, grease, coolants, and other liquids.
Minimize roof traffic by authorized personnel, and install walkway pads in high-traffic areas.

What notable developments in roofing have been introduced in the recent past?

Roof coatings is one area where offerings have increased significantly, but these are not suitable for every roof and certainly not in every situation. Coatings have also made it possible for some less qualified contractors to tackle projects that they don’t have the expertise to perform. R-value requirements are continually increasing, so being aware of local codes and compliance needs is key.

There have also been recent changes in the energy code laws, which some states have adopted, and others haven’t (e.g., R-30 insulation code above roof deck).

Roof coatings over existing roofing with long-term NDL (no dollar limit) warranties are becoming more prevalent. New products are out that minimize or stop odors from entering the building through air intakes and openings. And, in some cases, R-values can be increased without raising units and mechanical equipment by using a new insulation material.

What are some tips for working with contractors for the best results?

Evaluate the contractor as a whole—considering their reputation, qualifications, and dependability, not just price.

Don’t assume all contractors have the same level of expertise and qualifications. Do you have a process to gauge the level of expertise and qualifications of the contractors being considered? Research the expertise and qualifications of potential contractors. Some contractors will be more capable than others of addressing your roofing issues, and hiring the wrong one may lead to further issues rather than a solution. You may even incur more expensive repair costs in the future because the contractor did not adequately fix the problem, or the repair did not last as long as expected. Knowing which questions to ask a specialty contractor will help you to formulate your decision. Example questions include:

What buildings similar to mine have you worked on?
What problems similar to mine have you resolved in the past?
What do your customers say about you?
Can you solve all of my building’s problems, or will I have to hire multiple contractors for this job?

Don’t think all contractors offer the same level of dependability. Will your contractor honor their warranty? Will they be in business for the duration of the warranty? Will they come back to make repairs if necessary? People lose money all too often because they hire unreliable contractors. Also, be sure to choose a contractor that won’t run away from problems.

Most of all make sure that you and your organization receive the protection and security you deserve. Ask them for the names and numbers of their past clients, then talk to those persons about their experiences with the contractor.

Don’t accept reactive communication plans. How, when, and why will your contractor communicate with you? What information will they provide you with and when will they give it to you over the course of the project? Do they have a plan? Will you have to track them down when you need something? Is the project on schedule? How is tenant disruption going to be kept to a minimum? You need to have all the information about the project at your fingertips so you can effectively communicate with your colleagues and occupants. You shouldn’t have to call the contractor for answers; you should already be in the know.

Finally, don’t treat all possible solutions the same. When you receive proposals from multiple contractors, these are not identical solutions. There are factors like price, tenant affects, safety, materials, and schedule to consider. Make sure you understand these and how they impact you and your organization. One proposal may be more expensive than another, but the quality of the work might help to avoid future repair costs.

Teddy Williams is the content marketing manager at Western Specialty Contractors in the US. This article was written with input from Western Specialty Contractors roofing branch managers Jack Schneider, and Michael Boyle. It first appeared on facilityexecutive.com.

Editorial: Lessons from a school infrastructure upgrade

School buildings that are 40-plus years old or more have been shown to pose barriers to teaching and learning, says the U.S. National Center for Education Statistics.

While some of these educational institutions have been updated and remodelled, making them more comparable to newer buildings, most have failing infrastructure and inadequate design, which can affect the educational experience. According to a 2014 study by the nation’s Council of Great City Schools, children in schools with inadequate or substandard conditions had achievement test scores five to 11 per cent lower than those in newer, updated and more modern schools.

Canada’s aging schools are also at risk. Experts warn the repair backlog has tripled in the past 15 years to $16 billion for Ontario schools. In Quebec, approximately 75 per cent of all primary school buildings are in bad or very bad shape, according to a recent provincial government evaluation. An additional 47 per cent of high schools are in serious need of repair.

The ‘write’ environment

School districts that are grappling with decades-old, poorly performing buildings need to view these schools not as problems but as 21st century opportunities.

When planning an update for older schools, administrators have the chance to implement green, sustainable and high-performance design solutions. Taking an environmentally focused design approach can help transform these facilities into healthier and higher quality buildings that foster teaching and learning. It can also have a considerable impact on the local community. In many ways, schools are the foundation of a neighbourhood. When they improve, so do their surroundings.

Turning over a green leaf

A ‘green’ school is constructed with products and materials that have a reduced impact on the environment when compared to similar products. However, a green school isn’t necessarily sustainable. To be considered as such, the school must use building materials and construction methods that will improve it today without jeopardizing the use of these materials and products for future generations.

Sustainability goals include curtailing or eliminating the consumption of non-renewable materials, as well as reducing waste; regularly measuring and monitoring the use of natural resources by using ‘sustainability dashboard’ technologies; and, key to the process, providing transparency. This is accomplished by employing engagement tools — essentially large television monitors connected to sustainability dashboards — that translate hard-to understand consumption metrics into easy-to-understand terminology.

Sustainable building strategy

In the U.S., the Collaborative for High Performance Schools (CHPS) is helping educational institutions construct and operate high-performance buildings, through the provision of information, resources and its green building rating program that’s specifically designed for K-12 schools. According to the non-profit, a high-performance school is both green and sustainable. It is energy and resource-efficient, as well as healthy, comfortable and well-lit to enhance pupil performance and make the entire school experience more effective and rewarding for both students and teachers.

The true cost

But where is the money going to come from to update older schools? And are political leaders willing to spend it? In Canada, all levels of government (federal, provincial and municipal) should step up and pitch in as the state of the country’s educational institutions is a nationwide concern. Further, school funding programs need to be more equalized. Across North America, these programs often favour wealthier areas that pay more in tax dollars.

Now is the time to view updating older institutional infrastructure as an investment opportunity in not only these school buildings but the country’s future. Investment in school retrofits and renovations creates jobs, produces tax dollars, builds community pride and, most importantly, helps enhance the education of millions of children, producing dividends that keep on paying.

Stephen P. Ashkin is president of The Ashkin Group, a consulting firm that specializes in green cleaning and sustainability. This article was first published in CFM&D’s June 2019 issue.

SICA hosts first Builders Code training

The Southern Interior Construction Association (SICA) will be the first regional construction association in B.C. to host Builders Code training workshops for site supervisors, forepersons and union business managers on how to best deal with worksite bullying and harassment training.

The new training session will be held in Kelowna on Sept. 26th and Castlegar on Oct. 10th.

The training, which supports the construction personnel that work most closely with tradespeople on construction sites, will explore issues such as: the nature and impact of unacceptable worksite conduct; how to build and maintain an acceptable worksite culture; the role and responsibilities of worksite leaders; and how best to deal with complainants and the people they are reporting.

Among the many benefits employers will see are improved worker retention, safety, and productivity, and lower costs connected to employee turnover, worksite accidents, injury-related health care costs, legal actions, rehiring, and workforce productivity issues.

“We’re pleased to be hosting the first training in B.C. for site supervisors, forepersons and union business managers,” said SICA CEO Jason Henderson. “Our members benefitted greatly from the workshops for company owners, executives and HR managers, with several of them, like Team Construction and CorWest Builders, going on to reinforce their commitment to acceptable worksites by signing the Builders Code Pledge, and other members signing up for additional individual company presentations and workshops.”

The Builders Code provides employers with a wide range of resources, including downloadable policies and posters, online and onsite training for personnel, employer advisors, employer scorecards and awards, and a crew training app (coming soon).

Companies who use the Builders Code tools and training benefit from an increased capacity to address behaviour issues that affect safety and productivity and can use their training certification to promote their company and culture to potential employees, as well as clients.

The training workshops were developed by experienced training providers in partnership with project partners including BCCA, the Industry Training Authority, WorkSafeBC, and the Minerva Foundation of BC, and are free during the pilot phase of the Builders Code. Registration for the workshops will be available through B.C.’s four Regional Construction Associations.

Study: Cannabis policies in Canadian workplaces

Canadian employers have responded admirably to the legalization of cannabis, but there is room for improvement. This is according to the Conference Board of Canada’s recent report, Acting on the Cannabis Act: Workplace Policy Approaches to Cannabis, which examines how home-grown businesses are tackling cannabis policies in their workplaces since the substance was legalized in fall 2018.

“More than two-thirds of respondents felt they were prepared for legalization—a much higher proportion than just six months before,” said Monica Haberl, a senior researcher for the report, noting that 76 per cent of organizations had updated their policies related to cannabis use ahead of legalization.

The stats are promising, but not without some caveats. For one, 60 per cent of the study’s responding organizations did have a definition for impairment within their workplace, creating unclear boundaries and expectations for employees.

“It’s one of the simplest gaps to close,” added Harberl. “Cannabis education offers a practical approach and can be tailored to suit the needs of safety sensitive workplaces as well as those without serious safety concerns.”

Despite this, the report indicates that only a third of the employers surveyed plan to directly provide employees with education or materials on cannabis use.

Other highlights from the Acting on Cannabis Act study include:

52 per cent of highly safety sensitive organizations have introduced zero-tolerance cannabis policies.
One in five organizations says they are concerned about problematic substance use in the workplace, 6 per cent are extremely concerned, and 60 per cent are not concerned.
Some of the top concerns that employers continue to grapple with include workplace accommodations and alcohol and drug testing.

The Conference Board of Canada plans to release more findings from its report during its Cannabis at Work: One Year Later event on October 15th, 2019 in Toronto.

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