National housing starts trend declines in December

The trend in housing starts was 206,981 units in December 2018, down from 212,338 units in November 2018, according to Canada Mortgage and Housing Corporation (CMHC). The trend measure is a six-month moving average of the monthly seasonally adjusted annual rates (SAAR) of housing starts.

“The national trend in housing starts decreased in December, the fifth decline in the last six months,” said Bob Dugan, CMHC’s chief economist, in a press release. “Reflecting these recent declines, total annual housing starts in 2018 were lower than in 2017, as lower single-detached starts more than offset a slight increase in multi-family starts this year. Nonetheless, total housing starts remain elevated when compared to historical averages.”

In Vancouver, housing starts continued trending lower in December 2018, closing out the year 11 per cent below year-ago levels, despite rental units rising 40 per cent in response to a tight rental market. The City of Vancouver’s rental and condo sectors are the top two drivers to the annual housing starts. Housing starts in Surrey led the overall decline with starts in the region falling 27 per cent in 2018.

In 2018, Victoria’s housing construction rate reached highs not seen since 1976 in December 2018. Rental units accounted for half of all housing starts last year in response to heightened rental demand and low vacancy rates.

Housing starts in the Edmonton region trended lower in December as inventory levels remained elevated. Year-over-year, Edmonton starts were 12 per cent lower than 2017 levels, which is due to lower demand driven by the current economic climate in Alberta. Housing starts across all types of units were lower, except for row units, which saw gains of 13 per cent in December 2018.

Total starts in Regina trended lower in December 2018 due to a decline in multi-family construction. Last year, housing starts in the region declined by 41 per cent to 1,139 units, down from 1,923 units in 2017. Single-detached starts declined by 47 per cent, while multi-family housing starts dropped by 37 per cent year-over-year. A weak labour market, tighter credit market conditions, rising construction costs and higher resale supply all combined to reduce demand for newly built homes.

In December 2018, Kingston recorded the highest number of starts for any month since September 2013. Rental apartments accounted for 77 per cent of total starts last month. These new rental units will provide needed supply to the market, as the apartment vacancy rate in the region has been trending lower since 2016. The total number of housing starts in Kingston last year was significantly above the five-year average, with gains across all housing types.

The Toronto CMA saw the most apartment starts ever recorded in 2018 and overall housing starts were up by six per cent year-over-year. High prices, borrowing costs and a widening price gap with resale market options slowed single-detached starts significantly, which were the lowest in nearly four decades. The deteriorating affordability for low-rise homes has driven the demand for relatively affordable higher-density housing.

Annual housing starts in the Hamilton CMA were at their highest since 2004, despite the trend measure moving down in December. The high number of overall housing starts in Hamilton in 2018 is largely due to the number of apartment starts, which reached their highest level in over 40 years. In 2018, more homebuyers showed interest in less expensive homes and competition for vacant rental units intensified, leading to greater demand for new apartments, which saw greater demand in Burlington, Hamilton and Grimsby in 2018.

A high number of housing starts in Brantford last month helped annual starts surpass the 700 mark for the second time in the last decade. Average prices of new low-rise homes in the region attracted more growing families and empty nesters from the Hamilton and West GTA markets compared to most years. Single-detached starts rebounded from a slow 2017 as row starts continued to trend up to their highest level in over 40 years.

In Montreal, housing starts increased by one per cent in 2018 on a year-over-year basis. The six per cent decline in condo starts in December 2018 was more than offset by rental apartment starts, which climbed eight per cent, reaching a 30-year record high. Just under half of all housing starts for the region in 2018 were intended for the rental market, including starts of rental retirement homes. However, most rental starts were intended for the non-retirement home sector. Relatively low vacancy rates, the aging population and stronger demand from young households all likely had an impact on rental construction.

The number of housing starts in Quebec’s urban regions remained relatively level from 2017 to 2018. Residential construction over the past year continued to be supported by multi-unit housing starts, a large part of which were rental units. Overall, the growth in the supply of apartments in Quebec was stimulated by an aging population and immigration.

Halifax saw the trend in housing starts rising in December due to an increase in apartment construction. By the end of 2018, multi-unit housing starts were up six per cent year-over-year, driven by strong rental demand and migration. Apartment construction in 2018 was predominantly located in Hammonds Plains and Mainland North, which are both suburban markets, as well as on the Halifax Peninsula.

Total housing starts in Prince Edward Island (PEI) skyrocketed 156 per cent on an annual basis in December. Singles climbed nine per cent, while multiples increased by 347 per cent, which contributed directly to the sizeable monthly increase. This was driven by new multi-unit apartment and seniors’ condo projects, in reaction to a near-zero vacancy rate in the province. For 2018, total starts were up 26 per cent, largely due to strong job growth and positive international immigration throughout the year.

The standalone monthly SAAR of housing starts for the country was 213,419 units in December, down from 224,349 units on a monthly basis. The SAAR of urban starts fell 5.8 per cent in December to 194,594 units. Multiple urban starts declined 6.8 per cent to 144,728 units last month, while single-detached urban starts dropped 2.6 per cent to 49,866 units. Rural starts were estimated at a SAAR of 18,825 units.

BOMA BEST certifies first building In Mexico

The BOMA BEST Sustainable Buildings Certification program is dedicated to assisting property managers and building operators improve their buildings’ environmental performance

BOMA Canada has announced the first BOMA BEST certified building in Mexico, Torre Origami at 1458 Avenida Insurgentes Sur, Benito Juárez, CDMX, managed by Central de Inmuebles – has received a Silver certification.

BOMA Canada has been working closely with BOMA Mexico to offer buildings in Mexico an opportunity to assess and improve their environmental performance using the BOMA BEST program since 2017.

“We’ve had such high take-up domestically that we’re recognizing that the next frontier lies outside the borders of this country,” said Benjamin Shinewald, President and CEO of BOMA Canada in a press release.

Buildings are evaluated individually within a framework that critically assesses ten key areas of environmental performance and management including energy, water, air, purchasing and waste.

“Being the first to certify in Mexico offered some unique challenges, but our team was more than up for the task. We found BOMA BEST to be the perfect tool to monitor and assess Torre Origami’s environmental impact and show us how we can improve,” said Carlos Salame, COO at Desarrolladora CINSA.

First BOMA BEST certified building in Mexico.

Mexico’s first BOMA BEST certified building – Torre Origami.

“With the support of BOMA Canada and BOMA Mexico, we are looking forward to continuing to build on this achievement and further improve the sustainability of our buildings across Mexico,” Salame said.

Torre Origami joins 2,900 plus BOMA BEST-certified sustainable buildings across North America.

NEMA revises standard for electrical equipment enclosures

The National Electrical Manufacturers Association (NEMA) has revised NEMA 250-2018 Enclosures for Electrical Equipment (1000 Volts Maximum). This Standard covers enclosures for electrical equipment rated lower than 1000 V that is intended to be installed and used for non-hazardous (unclassified) locations and hazardous (classified) locations.

Changes to this edition of NEMA 250 include enclosure types 7 and 9 for hazardous/classified locations as permitted by the National Electrical Code, pressure wash ancillary ratings, a high-pressure power wash test, revisions to enclosure types and revised outdoor corrosion protection requirements.

“The NEMA Enclosures Section has made valuable additions to the NEMA 250 publication,” said Garrett Rettig, project engineer II at Allied Moulded Products, NEMA Enclosures (05EN) Section Chairman, in a press release. “These latest changes include a pressure wash test method that provides the industry with a location to go for the test method, revised outdoor corrosion protection requirements and revisions to enclosure types. With these changes, NEMA 250 continues to be a useful tool for the industry.”

NEMA 250-2018 is available in hard copy and as an electronic download on the NEMA website.

SvN Architects + Planners names new partners

SvN Architects + Planners has recognized quality leadership in architecture, urban planning and urban design by naming Shonda Wang, Sony Rai and Liana Bresler new partners of the firm. This new leadership reinforces the firm’s reputation as one of the only design firms in Canada to provide integrated architecture, urban planning and urban design in one place.

“As leaders in housing and mobility, all of this design intelligence comes into play,” said Drew Sinclair, one of SvN’s founding partners, in a press release. “SvN works on difficult city building projects where there are no ready-made design solutions. With this new leadership, we are recognizing the people who are leading the design of our region’s most complicated sites.”

The firm, which is working in almost all major transit corridors of Toronto and the GTA, has a unique understanding of the private market and public interests. Some of SvN’s notable projects include the award-winning Six Points Interchange in Etobicoke, Dundas Connects and Hurontario LRT in Mississauga, Eglinton Connects, Toronto Port Lands Acceleration Initiative, Toronto’s Pan Am Athlete’s Village and various multi-unit residential projects in urban and suburban locations.

Shonda Wang, M.Sc, BSW, MCIP RPP, one of Canada’s leading urban designers, is critical to SvN’s mobility practice. Wang has over 15 years of experience working on large-scale urban regeneration projects with some of the continent’s largest engineering firms. Her expertise includes transit-oriented intensification and the creation of walkable communities with mobility infrastructure. Her work has earned SvN multiple local and national awards.

“We are in the best city and region to be practicing the integrated planning and design work that we do,” said Wang. “The majority of the growth anticipated will be from immigration, which means we need to be planning for diversity, whether it be housing, accessibility or mobility. Most of all, we need to be planning cities that empower people to choose where and how they want to live.”

Sony Rai, M.Arch, B.Env.D has led some of the firm’s most significant architectural projects. His work includes numerous academic projects in North America and multi-residential housing projects in the GTA. His work focuses on integrated housing innovation and includes the design of student residences, affordable rental and seniors housing. He also helps property owners through the process of retrofitting and intensification of mid-century tower communities.

Liana Bresler, M.Arch, BAS, OAA has an expertise in housing and urban renewal, and her work has been instrumental to the firm’s tower community projects. She focuses on leading infill developments, building retrofits and institutional projects on very complicated urban sites. Bresler’s passion for renewal as a form of sustainability has led her to become a leader on a range of private and public sector projects.

Four Teknion products earn Good Design Awards

Four new workplace products from Teknion Corporation – Zones Modular Seating, Banqs seating collection, Swerv Monitor Arm and tn Storage & Accessories – were honoured with 2018 Good Design Awards. Zones Modular Seating and Banqs were both winners in the Furniture category, while Swerv and tn won in the Office Products category.

Good Design, which was founded in 1950 and is one of the world’s oldest and most recognized program for design excellence worldwide, covers new consumer products, graphics and packaging designed and manufactured in North and South America, Europe, Asia and Africa. The program is organized on an annual basis by The Chicago Athenaeum Museum of Architecture and Design in cooperation with the European Centre for Architecture, Art, Design and Urban Studies.

“Winning Good Design Awards alongside the top designers and manufacturers worldwide is quite an honour and achievement,” said David Feldberg, Teknion’s president and CEO, in a press release. “We share these Good Design Awards with Tom Lloyd and Luke Pearson of PearsonLloyd for their collaboration on the Zones Modular Seating and Banqs projects, with Toan Nguyen for his work with tn, and with our own in-house design studio.”

Zones Modular Seating is a lounge collection within the Zones furniture line. It includes fully upholstered straight or curved bench modules, plus accessories. When combined, the units create anything from straight runs to open-serpentine planning, which can be enhanced by mixing high-back, low-back or backless units and varying their direction, height and material finishes.

Banqs is a seating collection designed to accommodate multi-purpose settings, from focused work to informal meetings and social gatherings. The collection includes sofas, screens, tables and accessories that create linear seating, hubs and booths for corporate, educational and public spaces.

The tn Storage & Accessories line is a series of universal desktop accessories and freestanding storage items that address new needs for storage and organization in the modern workspace.

Swerv Monitor Arm is a fully adjustable, spring-assisted dynamic arm designed to support evolving technology demands and changing workstations. The product features a new patent-pending, weight-balancing mechanism that can support 98 per cent of monitor weights on the market to be balanced and adjusted with little effort.

The 2018 Good Design Jury was held in New York and Los Angeles and was comprised of renowned international specialists with an extensive design experience. Products were selected for demonstrating innovation, functional impact and ecological impact of each product selected.

RIU Hotels & Resorts opening first hotel in Canada

RIU Hotels & Resorts global expansion includes a Canadian property. The Spanish company intends to invest around $100-million in the construction of a hotel in Toronto.

According to a press release, the project is designed in a sophisticated avant-garde style, as a part of the Riu Plaza line. “The building, a newly-built modern tower block, will be located in the city’s financial district and is mixed use. RIU’s investment in the part intended for the hotel will have 350 rooms, meeting rooms, a gym, bar and restaurant; while the upper floors will be for residential use.”

RIU currently has six Riu Plaza hotels worldwide, as well as three under construction: Riu Plaza España, Riu Plaza London and the second location in New York set to open in the next three years. The first city hotel opened its doors in Panama in 2010 and has since been joined by the Riu Plaza Guadalajara hotel in Mexico, Riu Plaza Miami Beach and Riu Plaza New York Times Square in the USA, Riu Plaza Berlin in Germany and Riu Plaza The Gresham Dublin in Ireland.

Luis Riu, CEO of RIU Hotels & Resorts, said opening RIU’s first hotel in Toronto “is a big step forward in our commitment to expanding the Riu Plaza hotel line in the world’s key cities, establishing the RIU brand beyond more traditional vacation destinations.”

Toronto’s location is now near the end of the design phase and is set to open in 2021.

Private sector gains allure for community hubs

Prospective developers of community hubs will no longer get extra time to negotiate the purchase of surplus properties the Ontario government is selling. A revised policy for the disposition of provincial realty, announced in early December, ends the special consideration given to broader public sector, not-for-profit and Indigenous organizations proposing to use surplus properties for community-based projects that deliver housing, health care, employment and training, education, poverty reduction or other services for children, seniors and Indigenous communities.

“Circulation time to external third parties (e.g., other levels of government) will be reduced, consistent with previous practices,” states a backgrounder released to outline a streamlined process for getting idle sites back into productive use.

This reverses the previous government’s surplus property transition initiative (SPTI), introduced in 2017, which allowed qualifying groups to place a hold on properties for up to 18 months while they worked through the details of the deal. Instead, the new government pledges to evaluate surplus properties for suitability for affordable housing or long-term care purposes, but stresses the need to reduce red tape and the government’s carrying costs.

“Ontario currently has hundreds of vacant surplus properties across the province, costing the government millions of tax dollars a year to maintain,” observes Bill Walker, the Minister of Government and Consumer Services. The government estimates the sale of 243 properties now listed as surplus on the Infrastructure Ontario website could garner $105 to $135 million in net revenue and remove $9.6 million in annual operating costs from the provincial books.

None of the listed properties are school sites — the sale/leasing of which is governed through a regulation under the Education Act — but vacant school properties were the venue for four community hub projects that gained SPTI approval last year. Project proponents in Hamilton, Ottawa, Owen Sound and North Bay received funding, referred to as holding costs, to cover the operation and maintenance of the properties for up to 18 months until they were in a position to assume ownership.

“It allowed more time for not-for-profits or other types of organizations participating in a community hub to get their financing and legal and other types of agreements in place,” says Brennan Carroll, a partner practicing commercial real estate law with Borden Ladner Gervais LLP. “Now the Province is indicating it wants a more expeditious process.”

As part of its program to foster community hubs, the former provincial government imposed new criteria in 2016 for school boards leasing out or selling vacant school properties. This expanded the list of prospective purchasers to be notified prior to making properties available to the market, and doubled the allowable time period, from 90 to 180 days, for these designated entities to submit expressions of interest and purchase offers.

Those parameters still apply. “As per the Education Act, school boards continue to be subject to all the requirements included in Ontario Regulation 444/98 when they adopt a resolution to sell, lease or dispose of surplus property,” affirms Heather Irwin, a senior media relations coordinator for the Ministry of Education.

However, capital funding remains a challenge. With fewer special considerations for bidding on surplus public properties, private sector developers may see burgeoning interest from potential not-for-profit partners. Mixed-use developments, for example, might accommodate community space that could be a benefit and a draw for residents and commercial tenants.

“There is certainly no reason why community hubs have to be on public or formerly public land. I’ve been trying to encourage organizations to engage with the private sector and I think the private sector could benefit from these types of developments as well,” Carroll reflects.

“In terms of the provincial government being a real catalyst for community hubs, we are probably taking a step back,” he adds. “But, in terms of community hubs being a) a good use of real estate, and b) a good concept for the communities they serve, I think everybody is still very much on board with that.”

Meanwhile, the Ontario government promises the new sales process for surplus properties will include zoning reviews to ensure the vendor enjoys the full potential value and measures to protect heritage buildings.

“Our government is committed to creating more affordable housing and long-term care spaces and through this new process we will identify suitable properties to help us deliver on this commitment,” maintains Steve Clark, the Minister of Municipal Affairs and Housing. “By putting properties back into productive use, our plan will also help local communities across the province see benefits in economic development and jobs.”

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

Ontario proposes changes to Greater Golden Horseshoe growth plan

The Ontario government has proposed a series of changes to the growth plan intended to help increase housing supply, attract investment and protect jobs in the Greater Golden Horseshoe.

Home to 25 per cent of Canada’s population, the Greater Golden Horseshoe is expected to house 13.5 million people and 6.3 million jobs — an increase of approximately 4 million people and 85 per cent of the province’s population growth.
Given the lack of affordable housing facing Ontarians today, housing is desperately needed.

These changes, the official notice asserts, would make it faster and easier to build housing and other services for the growing number of people who will live and work in the Greater Golden Horseshoe region in the next 20 years. Modifications include revising policy around minimum intensification and density targets, as well as streamlining and simplifying processes to allow municipalities and developers to more expediently “work together to build communities that address local needs and regional priorities.”

“We believe there are too many barriers standing in the way of creating housing and attracting investment in the region,” said Steve Clark, Minister of Municipal Affairs and Housing. “That is why we are proposing changes to the region’s growth plan to increase housing supply and bring down costs. Our government for the people is committed to ensuring Ontario remains the best place to own or rent a home, to work and to invest.”

With these changes, the government asserts local communities would be better able to:
• Build more housing and businesses around transit that supports growing areas;
• Attract investment, encourage businesses to create and retain jobs; and,
• Simplify growth planning in rural areas to create more housing.

The proposed changes were developed in cooperation with the business, research and development sectors, municipalities and other stakeholders during detailed consultations conducted last fall, including a growth planning forum attended by over 200 people.

Details of the proposed changes will be available on the Environmental Registry of Ontario and the Ontario Regulatory Registry for public comment for 45 days.

Clothing donation bins may pose liability risk

At least five municipalities in British Columbia are taking immediate steps to have bins for collecting donated clothing sealed or removed from publicly accessible locations following a recent spate of fatal mishaps in cities across Canada. That includes Toronto, where Mayor John Tory is asking that a review already planned for 2019 be moved forward on city staff’s work schedule.

His plea came soon after a woman died from injuries caused when she was caught in a clothing bin. “The City of Toronto does license clothing drop boxes — all clothing drop boxes placed on private or public property must display a permit — so I believe we must take action now,” Tory submitted in a letter to the city’s licensing committee earlier this month.

Commercial property owners who host such bins could run afoul of their province’s Occupiers Liability Act or Occupational Health and Safety Act should an incident occur. Diligence is advised regardless of whether local ordinances are imposed.

“If you’ve got these bins on your property and now everybody is aware they pose a hazard, you have an obligation to take reasonable steps to protect your workers or others who come onto your property,” says David Reiter, a partner and litigation lawyer with Aird & Berlis LLP. “Make sure that known hazards are addressed in some way.”

In a motion unanimously endorsed earlier this week, Vancouver Council instigated the removal of clothing donation bins from all city-owned property, while urging private property owners to follow suit. The motion opens possibilities for further restrictions, such as a bylaw to prohibit the bins on private property, along with leeway to reinstate receptacles that can be “made safe, with consideration given to bin designs that also avoid strewing refuse”. Multi-residential buildings are identified as potential future test sites for those theoretical bins.

Burnaby, Delta, Richmond and West Vancouver have also recently introduced measures to control bins and address safety issues. Some sponsoring charitable organizations have likewise been proactive.

“Working with our Canadian-based clothing bin manufacturer using their technical guidance and/or parts, approximately 4,000 Diabetes Canada clothing donation bins across Canada, including those in the city of Toronto, have already been or are in the process of being retrofitted or modified in an effort to prevent injury or death to those misusing or trying to gain entry to our clothing bins,” Simon Langer, the organization’s national manager, government and strategic partnerships, wrote in a letter to Toronto’s licensing committee. “All modifications are expected to be complete by January 18, 2019.”

Toronto’s licensing committee has agreed with Mayor Tory that an earlier review of the city’s donation bins is warranted. If the full City Council agrees at its meeting later this month, a report is to be delivered in May, approximately four months ahead of the original work schedule. Staff has been instructed to address: how the bins might be made safer; the rules guiding where they are located; enforcement to ensure they have required permits; and alternative options for collecting clothing.

“Recognizing that many of these boxes help charities and help reuse clothing rather than these items being tossed in landfills, is this the best way to collect clothing in 2019,” Tory asks.

Langer notes that accidents and deaths remain rare, while Diabetes Canada’s program collects about 100 million pounds of clothing and household items that might otherwise go into landfill every year. Still, the harsh realities of insufficient housing and Canada’s winter climate may make donation bins unduly tempting as a supply of warmer garments and/or refuge from the open air. The chain of potential responsibility for mishaps could stretch far.

“The building/property owner may have some sort of an indemnification arrangement in place with the bin owner and the bin owner may have some form of indemnification arrangement in place with the bin manufacturer, but everyone is likely to be named in a civil suit,” speculates Joe Hoffer, a partner with Cohen Highley LLP, specializing in residential tenancy, real estate and land use planning law. “The plaintiff’s lawyer would likely name every potential insured defendant with any connection to the bin.”

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

Global hardwood supplier announces Canadian debut

Global hardwood supplier, Havwoods International has announced plans to open its first Canadian showroom in Toronto.

“Havwoods International has opened showrooms in design districts of major cities across the world such as London, Dubai, Sydney, Rome, Melbourne, and New York City,” said Allan Singh, general manager of Havwoods International. “Our first showroom in Canada provides clientele in the Toronto area with convenient access to the brand’s superior quality wood designs for both the residential and commercial markets.”

Sophie-Zacha Lameret, manager of Havwoods International’s New York City showroom said that the opening of its first location in Canada is in response to the growing demand for engineered wood products.

Engineered wood flooring is hardwood flooring where the boards consist of more than one layer of material. According to Lameret, it’s more durable, sustainable, and stable compared to other hardwood flooring and it’s easy to clean and maintain.

“We always tell our clients for every wood project that the humidity of the space has to be monitored,” Lameret added.

You cannot have a humidity level under 35 per cent or over 55 per cent as hardwood flooring reacts to changes in the environment. Low humidity can cause the wood to shrink and high level can cause expansion. As a general rule, areas should be adequately ventilated to prevent a build of moisture in the atmosphere.

At the 1,600-square-foot hardwood flooring showroom in Old Town Toronto’s King East Design District, you will be able to, learn more about engineered hardwood, pick out samples, use the space to meet with clients, get project consultations and inspiration. Toronto’s Havwoods location will be open in March 2019.

New security solutions target condo communities

Condominium communities face ongoing security challenges such as unauthorized entries, loitering and vandalism.

Most buildings have a CCTV system, but most of the video it records is never watched or reviewed, due to lack of time. As a result, events and activities may be missed, and suspicious behaviour may not be noticed in time to prevent incidents.

However, specialized analytics and network audio are addressing this by combining video surveillance, communication and entry control. Their open interfaces and improved intelligence provide a tool to help detect, document and deter security events and create a safer environment for residents.

Anti-tailgating software

The biggest security vulnerabilities for most condo buildings are the main access doors, which residents use most frequently. While most condos use a multi-tenant card or fob entry system, there is the ever-present risk of unauthorized people following others to gain entry. This “tailgating” can be an ongoing threat to the safety and security of residents, particularly when there’s no reception desk in the lobby to monitor arrivals.

New open IP applications are designed to mitigate these risks. For example, tailgating detectors embedded in a ceiling-mounted network camera can help prevent unauthorized entry by detecting and notifying security if more than one person enters within a set time interval. Built on algorithms originally designed for retail analytics, anti-tailgating software has been installed in thousands of cameras worldwide.

Network speakers

The addition of network speakers allows a pre-recorded message to be played or a remote security guard to send a live, verbal warning to anyone trespassing.

For example, when the camera detects a tailgating event (e.g. when two people enter within a five-second period), the speaker is triggered to play a message similar to this: “We’ve detected that you haven’t signed in. Please exit the door and re-enter/badge back in.” The resident is alerted to the tailgating, and the incident is tracked on the system for further investigation or as part of data collection for future planning. An image can also be captured in this instance and be sent off to building management or security for review or assessment if tailgating is detected, or an alert can be sent to a security guard in real time.

Another example might be when someone holds the door open too long. In that case, the speaker can be set to notify those people involved with a message, while sending an image from the camera or an email to security.

Anti-loitering

The same combination of network cameras and speakers can be used with anti-loitering software. Intelligent algorithms reduce false alarms by analyzing movement and ignoring ordinary background motion caused by swaying foliage and small animals.

If a person is detected loitering or entering a restricted area, building management can decide how it wants the system to respond. The camera can turn on floodlights as a first defense, then send live video and email alerts to remote staff who can take further action. A remote security guard might decide to send a verbal warning to the person; often that’s enough to deter would-be intruders.

The open IP system can be used in more remote areas of a complex — for example, someone trespassing in the tennis courts after they close or someone hanging around a back or side entrance door.

The same set-up can also function as a remote helpdesk in an unmanned parking garage, enabling remote users to receive and communicate information. Managers can also use this combination of network cameras and speakers to issue live announcements during building or city-wide emergencies as well as day-to-day messages about scheduled cleaning and the arrival of repair or maintenance crews.

Listening capabilities

The ability of audio to cover a 360-degree area enables a video surveillance system to extend its coverage beyond a camera’s field of view, increasing the eyes and ears of a property’s security infrastructure. This is especially pertinent in high-risk neighbourhoods where there is a greater prevalence of crime.

Advanced analytics enable cameras with microphones to detect and distinguish the sounds of gunshots, aggression or glass breaking. When a sound is identified, a network camera can be triggered to send and record video and audio, send email or other alerts, and activate external devices such as alarms. In practice, this can mean that an audio event will trigger a PTZ (pan, tilt, zoom) camera to automatically turn to a pre-set location, such as a door or entryway to visually verify the audio alarm.

These applications are now widely used in shopping malls as a key part of prevention and early detection, allowing early notification of security and law enforcement. These applications can also be used to detect activity in areas outside of the camera’s view or can be used in dimly lit areas too dark for the video motion detection functionality to work properly.

While CCTV can record security events, when no one is monitoring its footage it does little to prevent the occurrence of crime as it is about to happen. And while front door access control provides a measure of security, lapses can occur.

New, intelligent cameras can convey real-time information to the building’s security system and raise the alarm sooner, closing gaps in condo security.

Keith D’Sa has more than 15 years’ experience providing insight and strategy tactics around business development, solution selling and account management in the security industry. As national sales manager for Axis Communications Canada, Keith is responsible for business operations in Canada, including new business development and sales team leadership.

Avoiding sedentary behaviour in the workplace

Technology continues to make everyone’s life much easier, but it’s also making everyone more sedentary. At work and at home, people aren’t moving as much as they used to. This is a major factor, along with high stress, less sleep, and poor nutrition, in the obesity epidemic in the developed world.^{^[1]}

More than 50 per cent of adults in Organization for Economic Co-operation and Development (OECD) countries are now overweight or obese.^{^[2]} Most campaigns against this target food labelling and education about nutrition.^{^[3]}

But these numbers won’t come down to where they should be until people start moving, especially at work.

Simply put, it’s more challenging for people to achieve an active lifestyle if they spend 40 hours per week at a sedentary job.

Increasing workplace movement

Recognizing the need to get employees moving, many workplaces have been purchasing sit-to-stand workstations, as well as movement-based workstations, such as treadmill and bicycle desks.

These desks can increase movement at work, but they haven’t been too successful in doing so.^{^[4]} Let’s start with movement-based workstations. The idea behind them is great; workers can work and exercise simultaneously.

In practice, though, many job tasks just aren’t compatible with walking or pedaling. Sure, it’s possible to talk on the phone or look through some emails, but typing and visually intensive work will be a challenge.

Treadmill and bicycle desks usually have a height-adjustable work surface on which users can place their laptop on at elbow height. This addresses one problem — awkward typing posture — but creates another one. With the laptop in line with the elbows, the screen will be very low, leaving the user with poor neck and back posture as they tilt down toward the screen. Furthermore, walking with the arms in a fixed position increases loading on the lower back.

There is also evidence to suggest that reading while moving can strain the eyes,^{^[5]} and that overall productivity may decrease.^{^[6]}

Considering these desks can cost up to $15,000, the health gains have been very modest to date. Getting people to use movement workstations is another thing. There is usually an initial enthusiasm when treadmill desks are installed, but after a few weeks, they tend to start collecting dust.

For employers, purchasing a treadmill desk is a considerable investment of funds and valuable office space, not to mention the potential for distracting noises or movements. Most employers choose to purchase a small number of units and place them in a closed room. Staff can sign them out. Yet, in the long term, few do.

Corporate nutritional and office fitness initiatives generally have greater uptake, and increase awareness around the need for healthy choices. But the jury is still out on whether the desired outcomes are being achieved in overall health and well-being.

Sit-to-stand workstations, conversely, do have tangible benefits and are great for supporting postural changes while working.^{^[7]} It’s recommended that people stand for 10 to 20 minutes per hour; the remainder should be split between sitting and short movement breaks. This can be effective in reducing the risks for musculoskeletal discomfort associated with chronic sitting.

Still, spending part of the day standing at work alone will not be enough to help workers reach the goal of getting 30 minutes of moderate to vigorous exercise five days a week, or taking 10,000 steps daily.

The importance of posture

Proper posture is absolutely critical to overall well-being and injury prevention, yet is all to commonly a mere afterthought.

Hunching over a laptop or resting wrists on the edge of a desk all day can cause musculoskeletal injuries — as can a staggering number of other problematic working postures.

These injuries can further deteriorate a person’s health and make it harder to exercise or even continue working, so it’s important to ensure proper posture is supported when increasing movement.

Ergonomics programs are very effective in improving posture and encouraging movement at work. But these programs are more impactful when wellness is considered one step earlier: with the building itself.

Improving workplace wellness

There’s been ample focus in recent years on making buildings environmentally friendly. But, if the needs of occupants aren’t always considered, this can create unhealthy work environments.

Good building design can go a long way when it comes to movement and overall wellness.^{^[8]} It’s possible to design workspaces and communal areas in a way that encourages natural movement; more people will take the stairs if they see them when entering the building.

Providing bike racks, as well as showers and lockers, will make it more convenient for those wanting to bike to work or exercise during lunch breaks.

These are only a few of the possible ways to work toward improving workplace wellness. If done in combination with an ergonomics program, they’re likely to generate vast improvements in worker health, productivity, happiness, and well-being.

Now, many buildings that are pursuing LEED certification are pursuing WELL certification too, bringing environmental and human well-being together — ergonomics is a big factor in this.

Workplace culture needs to change to fully embrace ergonomic values. People can still be working when they aren’t hunched over a computer typing away. Employers should encourage staff to have walking meetings, take their breaks away from their workstation, or at least pause to incorporate a stretch or change of posture. Along with providing healthier nutrition options, this can boost productivity and overall satisfaction.

Movement-based workstations aren’t the answer to a healthy working life, but they can be a small component in it.

Buildings need to facilitate overall health and wellness, and employers need to implement ergonomic programs — including the selection of adjustable furniture — in order to facilitate healthy work environments. This is how everyone can achieve a healthier lifestyle, while, at the same time, increasing productivity and keeping workers safe.

Linda Miller, OT (c), OTD, CCPE, is president and certified ergonomist for EWI Works International Inc., Clinical Associate Professor, Faculty of Medicine and Dentistry, Department of Preventive Medicine, University of Alberta. Linda also recently became a part of WELL’s global concept advisory on movement. She can be reached at [email protected].

References

^{^[1]} Obesity Update 2017. https://www.oecd.org/els/health-systems/Obesity-Update-2017.pdf. 2017.

^{^[2]} Obesity Update 2017. https://www.oecd.org/els/health-systems/Obesity-Update-2017.pdf. 2017.

^{^[3]} Obesity Update 2017. https://www.oecd.org/els/health-systems/Obesity-Update-2017.pdf. 2017.

^{^[4]} Tudor-Locke C, Schuna JM, Frensham LJ, Proenca M. Changing the way we work: elevating energy expenditure with workstation alternatives. Int J Obes. 2013.

^{^[5]} Blehm, C., Vishnu, S., Khattack, A., Mitra S., Yee, RW. (2005). Computer vision syndrome: a review. Survey of Opthamology.

^{^[6]} Tudor-Locke C, Schuna JM, Frensham LJ, Proenca M. Changing the way we work: elevating energy expenditure with workstation alternatives. Int J Obes. 2013.

^{^[7]} Tissot F, Messing K, Stock S. Standing, sitting and associated working conditions in the Quebec population in 1998. Ergonomics. 2005;48(3):249-69.

^{^[8]} Miller, Linda. Why I am working with WELL. EWI Works. 2018.

Managing Tenant Insurance with InsureTech

Liability can be a sticking point in tenant/landlord relationships. It’s not uncommon for tenants to be uninsured (or under-insured) against property damage or personal injuries, and without any real means to force their hand, landlords can face legal challenges when (and if) disaster strikes.

The question is: Who pays the price when tenants are uninsured? In some cases, an incident could lead to landlords taking an instant loss. In others, an accident or event will trigger a tenant lawsuit which, while toothless, can drain landlords of their time, money, and reputation.

It’s a complex issue; and to date, the solutions have been patchwork at best. One has been to demand evidence of insurance at the time of move-in, but it’s all-too-easy for tenants to cancel it the month after. Another has been to seek program deals from insurance brokers, but these are also difficult to track and maintain.

As with many traditional challenges, there is a modern answer. More and more, property owners/managers are using InsureTech tools to track and monitor tenant insurance as well as ensure they’re doing their part to keep incidents from happening in the first place.

Embracing InsureTech: A Case Study

Crawford Compliance Inc., a subsidiary of Crawford & Company (Canada) Inc. knows the challenges of managing a multi-residential asset all too well. As such, it created the Tracker Central Management Portal to help property stakeholders track, monitor, and mitigate the risks of the business. Within the system’s suite of tools is Tenant Tracker^TM, a program that provides landlords with a platform to collect and store proof of tenant insurance from the moment they sign a contract and through the duration of their stay.

“Before you can reduce risk, you must be able to measure it accurately,” says Eric Gordon, President of Crawford Compliance, adding “Our software is designed to give landlords a real-time overview of their tenants’ insurance status by tracking cancellations or insurance purchased through the program and expiries of all insurance purchased from any source.”

Like many InsureTech solutions, Tenant Tracker^TM is a real-time digital tool uses automation, data analytics, and intuitive systems to help landlords keep tabs of the “bigger picture”. Already, says Gordon, the software as a service suite has helped clients save time and money while mitigating risk and assisting in restoring businesses to their pre-loss state.

Stopping claims in their tracks

Of course, preventing insurance claims from occurring in the first place is the safer play. This is especially true as the volume of slip and fall claims continue to climb. Here again, InsureTech solutions are emerging to help landlords uphold their responsibilities to keep their properties safe.

Crawford Compliance’s Snow Tracker^® program, for example, gives landlords the digital tools to verify that winter service providers (e.g., snow removal, salt application) are being carried out as planned. It does this by collecting documentation on the full scope of work rendered in real-time through time-stamped pictures, videos, and logs – all of which helps validate that the hired work was done well and within the areas specified, and that all necessary precautions were taken to ensure the safety of tenants and other parties.

“This advanced level of tracking has other benefits,” notes Gordon. “By quantifying on-site labour hours and consumables between the Property Managers and the contractors, Snow Tracker® enables property managers to better manage their expenses.”

It helps, he adds, that technologies like this also hold everyone accountable for their part in keeping tenants safe and satisfied: “For example, Snow Tracker® allows for logs to be received from multiple sources which helps to stop finger pointing between employees and contractors.”

On track to better outcomes

InsureTech solutions like these are becoming more common in the real estate space. And, in combination with staff and tenant training, incentive programs, and other “human” initiatives, tools like Tenant Track and Snow Tracker® will play an increasingly important role in protecting everyone’s best interests.

Eric Gordon is President of Crawford Compliance Inc., makers of the Tracker Central Management Portal, the award-winning software contractor/vendor management software solution. Learn more at www.crawfordcompliance.ca.

Prével set to develop large site in Montreal

Montreal-based Prével, the city’s largest residential real estate developer, has announced that the company plans to develop a large site in Montreal that is bordered by Boulevard René-Lévesque, Rue Sainte-Catherine, Rue Parthenais and Avenue De Lorimier.

The development plan includes a mixed-use, inclusive and sustainable project that will blend in smoothly with the existing urban environment, according to a company press release. The development will promote a sense of community and will feature public and green spaces as well as easy access to transportation.

The Governor General Award-winning company is partnering with the City of Montreal and other stakeholders to begin the planning process, with the next steps to be announced soon.

FirstOnSite’s 2018 in Review

Few topics were more heated than climate change in 2018. From record storms to unprecedented wildfires, and major floodings to severe snowstorms, there was no shortage of headlines covering natural disasters from around the world. Combined with dire warnings from the 2018 United Nations Climate Change Conference and other environmental summits, the message is hard to ignore: natural disasters are on the rise; and for many, the risks are no longer hypothetical.

“The intensity of these events are nothing like we saw even 10 years ago,” agrees Dave Demos, Chief Executive Officer with FirstOnSite Restoration. “Cities are growing, populations are expanding, and we’re beginning to encroach on areas that were never historically populated. All this in combination with climate change conditions has many of our clients becoming more aware of the frequency and severity of natural disasters and more proactive about responding to them.”

Indeed, 2018 was a year of ever-increasing awareness for both companies like FirstOnSite and its clients. News of B.C. wildfires, record flooding in New Brunswick and unprecedented storm systems throughout North America have made commercial property stakeholders wiser to the reality of natural disasters and the risks of pushing emergency preparations aside.

“We’ve seen these weather-related events become more of an issue over the years, but now that the general public is taking notice, we find that clients are more willing to work with us up front to mitigate their risks,” says Bill Fender, Senior Vice President, Commercial Property Portfolios with FirstOnSite.

According to Fender, Canadian companies are investing more time, focus, and resources into working with firms like FirstOnSite to design emergency management and business continuity plans, conduct staff training exercises, and implement programs that keep emergency preparedness top-of-mind among their workforces.

Moreover, Fender says more businesses are recognizing the need to take stock of their essential resources and have a plan to restore them when disaster strikes: “Clients are becoming more aware of the fact that it’s not just about surviving an event, but having a contingency plan in place that accounts for the resources they’ll need to get back to operations.”

Those resources, he continues, include everything from core utilities (e.g., water and electricity) to key systems. They also comprise the real people within a business’s workforce who often face their own challenges returning to their jobs.

“When companies are hit with an event, they sometimes forget how their workforce has been impacted as well,” explains Bill Short II, Executive Vice President, Large Loss North America. “They may not be able to come to work because they’re dealing with their own challenges, or they may not be able to do their jobs effectively because you don’t have certain systems and resources for them. Fortunately, clients are taking this human element into consideration more often in their disaster planning – and to their benefit.”

Not that getting back to business is ever easy, he adds. As FirstOnSite has experienced first-hand during its responses to the B.C. and Fort McMurray wildfires, it’s common for entire regions to be cut off from standard communications and resources. As such, FirstOnSite has also spent years refining its own approach.

“We have learned to adapt to this new normal just as much as our clients,” says Demos. “That means overcoming the challenges of working in a disaster zone, being prepared with resources and equipment, using the latest technologies, and building stronger relationships with first responders and government partners – all while remaining empathetic to very real human emotions and losses that can surround these incidents.”

No doubt, 2018 saw attitudes evolve around natural disasters and emergency planning. Nevertheless, Fender notes there are still numerous organizations that don’t have a plan in place, making 2019 the year to catch up: “We see client awareness growing, but there’s still a long way to go. For us, that means continuing working with the business community to provide end-to-end emergency response strategies and driving home the fact that if they truly want to be a resilient operation they need to plan ahead now.”

FirstOnSite Restoration is a leading Canadian-based disaster restoration company providing remediation, restoration, and reconstruction services nationwide, as well as for the US large loss and commercial market. For more information, visit www.firstonsite.ca.

Keeping up with the Building Code

Canada’s National Building Code is an evolving set of guidelines that specify the standards for new construction and retrofits. While the code’s main purpose is to protect public health and safety, the bulk of recent updates has stemmed from the country’s mission to adopt a “net-zero energy ready” model by 2030.

In a move that will hold new property constructions to more stringent energy usage guidelines, a “net-zero energy ready” building code model will also inspire new standards for building equipment and guide energy efficient improvements during retrofits and renovations.

Speaking to retrofits specifically, the Federal Government stated that between now and 2030 it anticipates that, “Provincial and territorial governments will work to sustain and, where possible, expand efforts to retrofit existing buildings by supporting energy efficiency improvements as well as fuel switching, where appropriate, and by accelerating the adoption of high-efficiency equipment while tailoring their programs to regional circumstances.”

It is now up to individual provincial code committees to determine what measures they will take to meet the National Building Code’s “net-zero” commitment. That said, it’s believed that many will take their cues from B.C.’s Energy Step Code initiative.

“B.C. was the first province to take measures towards meeting the net-zero requirement,” says Terry Bergen, Managing Principal with RJC Engineers (RJC), noting that it was a good direction to adopt given a “step code” provides more flexibility in property design because it does away with prescriptive requirements in favour of performance requirements, leaving it up to developers to determine how they will reach the energy goal. That said, it’s more restrictive in that the energy usage requirements will be significantly reduced, as per the code.

Ultimately, this means property owners will want to weigh all their options before finalizing the design of a new build – especially in regards to the envelope.

Rethinking reflective designs

Given the arrival of stricter energy codes and the overall trend towards more energy-efficient buildings, enveloping a new high-rise or condo in glass may not be as viable an option as it was in past years.

“Everybody loves the look of an all-glass building but it doesn’t perform very well thermally unless you want to spend a lot of money,” explains Bergen, adding that the R-value of a double-glazed window wall is often in the range of R2.5 to R3.0 compared to an opaque or insulated exterior wall that can rate between R15 and R25, depending on its construction. “If you want to have a lot of glass moving forward, then the glass has to have a much higher performance than what we currently normally see allowable in a client’s budget, so you have to be more selective about where it’s placed and how it’s used in your design.”

Property owners have already adapted to rising thermal insulation standards. In recent years, supplementary changes to building codes have increased the R-value standard for various building envelope components.

According to Jack Albert, Building Science and Restoration Associate with RJC, “The R values that building developers and owners have to achieve are ramping up, particularly in Ontario. For stakeholders like us, that means if we’re replacing a roof, window, or cladding system, we need to use materials that bring the building up to the current code.”

This can be a challenge, particularly in cases where replacing a roof may now require more insulation in areas where physical space and budgets are limited.

“It’s a cost that has to be managed by the owner, but when you do what’s needed to bring these components up to code you also benefit from the resulting energy savings,” adds Albert.

The code as a guide

Surely, the push towards more energy-efficient buildings can be a positive motivator for the industry. By embracing energy-related codes in new construction, owners and managers can attract tenants who value sustainable design and wish to benefit from the utility savings it can provide.

That’s why Bergen says there is a benefit to working with engineers and sustainability experts when exploring options related to any new construction or retrofit project, adding, “A growing part of our job is helping clients understand the range of strategies available to them to meet current and future performance-based codes.”

Find out more about sustainable design and new strategies for improving energy efficiency at: www.rjc.ca.

BCIB board of directors announced

British Columbia’s Minister of Transportation and Infrastructure Claire Trevena has announced the board of directors for B.C. Infrastructure Benefits Inc. (BCIB), the crown corporation executing the province’s community benefit agreements (CBA).

BCIB was established in July 2018, with its first priority being to support the delivery of the new Pattullo Bridge and projects within the Trans-Canada Four-Laning program under the CBA. BCIB will lead the recruitment, hiring and co-ordination of skilled labour for these projects, in addition to human resources, employee relations, identifying training needs and reporting and performance measurement.

Effective Jan. 30, 2019, Allan Donald Bruce will assume the BCIB board chair for a three-year term along with Roberta Ellis, Kirsten Ragnhild Wilson, Michael Alan Bonshor, Gary Wayne Kroeker, Anita Kaur Atwal and Clyde Hill Scollan.

The board will provide corporate leadership and governance for BCIB as it implements its overarching objective of providing skilled labour in support of the delivery of public infrastructure projects under CBA on time and on budget, while delivering good-paying jobs, more training and apprenticeships, and better local opportunities for Indigenous peoples, women and youth.

The Crown agencies and Board Resourcing Office at the Ministry of Finance worked closely with the Minister of Transportation and Infrastructure to source and appoint board members, and will continue to work with BCIB on governance matters such as board orientation and training, and meeting public sector reporting requirements under the Budget Transparency and Accountability Act.