New app helps managers address workplace mental health

IncludeMe is a new app designed for managers to understand and take action on workplace mental health.

The interactive tool, launched by charity Iris The Dragon, is like a graphic novel for adults to follow along with different workplace mental health scenarios where you get to problem solve in order to progress.

According to Jessica Grass, project manager at IncludeMe, the charity is dedicated to facilitating mental health conversations with the gatekeepers of society and breaking down barriers to social inclusion for people with mental health disabilities.

The research shows when those that have mental health challenges, feel included and supported by their community (personal or through work) they lead an improved quality of life and recovery or just leave a leading a more manageable lifestyle is attainable rather than feeling like an outsider,” Grass said.

Based on Iris the Dragon’s narrative formula, the gamified training app gives managers strategies when facing challenges and builds confidence in addressing situations in order to learn and practice how to improve mental health in the workplace. According to a press release, the app is endorsed by the Mental Health Commission of Canada for its “effectiveness in changing attitudes towards those with mental health issues.”

Part of the funding for the training app was provided by the Government of Canada’s Social Development Projects for People with Disabilities program making it a tool that is accessible for those that may not have the resources to do workplace mental health training.

IncludeMe is now available on Google Play and the Apple store. Users are encouraged to do the advanced registration pre and post survey to help measure the effectiveness of the game.

Surrey honoured for Public Works OHS

The City of Surrey is the first and only Canadian municipality to win the American Public Works Association Exceptional Performance Award – Safety, in recognition of its commitment to occupational health and safety (OHS). The award was presented at the November 19, 2018 council meeting to acknowledge the outstanding achievements of the often-unsung heroes of the City’s Engineering Operations team who play a vital role in our community’s livability and vitality.

“The city’s public works professionals are the planners, designers, builders and managers of our infrastructure and services,” said Mayor Doug McCallum. “What they do is work at the heart of our community to improve the everyday life of our citizens. This well-deserved recognition highlights the efforts of the men and women who are providing services Surrey citizens rely upon, like clean drinking water, winter storm work and turning trash into renewable energy.”

In the past 13 years, Surrey’s public works team has increased their production hours by 30 pe rcent while reducing lost time hours by 65 pe rcent, all while serving a city which has grown from 400,000 to 530,000 residents.

With this increase in population comes the inherent risk of delivering significantly increased services and infrastructure. Using city values, such as teamwork and innovation, staff have mitigated this exposure and taken a collaborative approach to significantly improved outcomes so that everyone is working safer and smarter.

The City of Surrey also received top honours for the 2018 National Public Works Week Award given by the Canadian Public Works Association. This award recognizes staff’s community engagement efforts in a competition with other large Canadian municipalities of populations 100,000 or more.

European Cleaning & Hygiene Awards winners announced

The annual European Cleaning & Hygiene Awards launched by the European Cleaning Journal three years ago recognise standards of excellence in the professional cleaning industry. With over 100 entries this year, 36 service providers, manufacturers and distributors made the shortlist across ten categories.

Europe’s cleaning and hygiene industry honoured the best at an award ceremony in Berlin:

Best use of smart technological solutions – Principle Cleaning at Blue Fin

Commitment to training – Derrycourt

Client/contractor partnerships – CSU and CIRCL

Distributors: excellence in added value initiatives – Kenter

Sustainability: best practice – Essity

Workforce: commitment to diversity – Ilunion Facility Services

Initiative in raising the profile of the cleaning sector – British Institute of Cleaning Science

Technological innovation of the year – Essity

Leader of the year – Tony Berisha, Insider Facility Services

Rising star – Ben Swinbourne, Principle Cleaning Services

The 2019 European Cleaning and Hygiene Awards will take place in London. For further information contact [email protected]

Affordability driving condo market share higher: RE/MAX

Affordability is driving the increase in multi-unit home sales, as resale condominium apartments and townhomes in the Greater Toronto Area (GTA) now represent nearly 37 per cent of total residential sales, reports RE/MAX of Ontario-Atlantic Canada Region. The market share of this segment has been trending higher since 2013, when condominium sales represented 30 per cent of all home sales.

In total, nearly 25,000 condominium townhomes and apartments have been sold in the GTA between January and October 2018. Although overall condominium sales are 14 per cent below last year’s levels, the gap is slowly closing.

This momentum has also been seen in resale condominium values, which is the only property segment that remained firm against the 2017 market correction. The average price of a condominium apartment climbed nearly eight per cent to $551,761 from January to October 2018, up compared to $512,552 during the same period last year. Townhome sales were slightly higher than last year, with the average price reaching $571,058, compared to $568,165 last year. Prices of freehold homes, including single-detached, semi-detached, attached/row/townhouse and linked townhomes all declined on a year-over-year basis.

“The condominium lifestyle continues to resonate with buyers in the GTA for a number of reasons. While the affordability aspect is first and foremost, we’ve also seen a strong investor presence in recent years,” said Christopher Alexander, executive vice president and regional director, RE/MAX of Ontario-Atlantic Canada Region.

According to a recent report by Urbanation and CIBC, investors that purchased condominiums in order to rent them out accounted for 48 per cent of all newly completed units in the GTA in 2017. “The income potential, given today’s tight rental market, in addition to the overall return on investment, has been a serious draw for real estate investors,” continued Alexander.

Immigration, population growth and changing lifestyles have also contributed to the increase in demand for condominium apartment and townhomes. Aging infrastructure as well as a lack of transportation alternatives, longer commute times and efforts to reduce carbon footprint have all contributed to buyers electing to buy a condominium unit in the City of Toronto that would be closer to both work and play, said Alexander.

The most popular region for condo sales in Toronto remains the downtown core, with 21.9 per cent of condominiums sold in the area bordered by Bloor Street to the north, the Lakeshore to the south, the Don Valley Parkway to the east and just beyond Dovercourt Road to the west.

“In spite of a proliferation of condominium developments over the past decade, supply and demand issues continue to persist in the core,” continued Alexander. “Limited inventory continues to place substantial upward pressure on prices, with fewer affordable housing options available – and that includes condominium rentals.”

Backing that up is the fact that there is only about six weeks of inventory currently available in downtown Toronto (1.75 months for townhomes and 1.4 months for condo apartments), with a market absorption rate of 69 per cent for condos and 57 per cent for townhomes. Meanwhile, the average resale price sits at around $700,000 for condominium apartments, with new construction units close to $1,000 per square foot. In the GTA, condominium apartments are sitting at 1.7 months of inventory, while townhomes are at 2.1 months.

“Higher prices in the core are prompting buyers to consider condominium communities farther afield,” said Alexander. “New construction along subway lines to the north, east and west are exceptionally popular, especially with first-time buyers. Yonge Street north of Hwy. 401 comes to mind, as well as the Sheppard Line between Bayview Avenue and Leslie Street. Combined, these two areas represent approximately 10 per cent of total resale condominium sales to date and continue to experience growth.”

Mississauga accounted for 14 per cent of condominium sales so far this year, making it the GTA’s second most popular region to purchase a condo.

Currently, nearly 51 per cent of condominium sales in the GTA were under the $500,000 price point, but affordability is being threatened as builders and developers face rising construction costs and limited developable land in the GTA, making it difficult to maintain sales at the current level.

Meanwhile, condo sales for homes that range between $500,000 and $699,999 climbed three per cent year-over-year (8,274 sales, compared to 8,059 in 2017). For luxury condominium apartments and townhomes over $2 million, year-to-date sales are up two per cent year-over-year, with 143 units sold so far in 2018, compared to 140 sales during the same period of 2017.

“The necessity to ‘build up’ has never been more prevalent in a city that has seen its population climb from one census to the next,” added Alexander. “To prevent the run-up we’ve seen in housing values in the past, all levels of government must work together with developers to streamline the building process. We need to create more affordable GTA housing options that can accommodate buyers and renters at every price point.”

Canada issues update on national housing investments

The government of Canada has issued a detailed breakdown of its national housing investments, reporting that more than $5.7 billion has been spent on the creation and repair of affordable housing across Canada since 2016.

As a result of these investments, 14,703 new units have been or are being built, 156,526 units have been or are being repaired, and 776,233 families or individuals benefited from a more affordable place to live. These investments have also provided more stable housing to 25,769 Canadians who were homeless or at serious risk of homelessness.

“We are working to make sure every Canadian has access to a safe and affordable place to call home,” said Hon. Jean-Yves Duclos, Minister of Families, Children and Social Development.” We are committed to making housing more affordable, and thanks to the investments made by the Government of Canada, almost 1 million families across Canada have an affordable home. Canada’s first ever National Housing Strategy, a $40 billion program, will build on this success in the years to come.”

The National Housing Strategy aims to protect the affordability of 385,000 existing housing units, repair 300,000 affordable homes, build another 100,000, and provide direct support for those in housing need to reduce chronic homelessness by 50% in Canada.

The Government consulted Canadians on a human rights-based approach to housing. Through these consultations, Canadians from diverse backgrounds, housing experts and providers, academics, and people with lived experience from across the country shared their thoughts, ideas and feedback about what housing and human rights mean to them.

CMHC has released the What We Heard report, which is available on placetocallhome.ca.

Investment breakdown by province:

Province / Territory	Investments	Units / Individuals
British Columbia	$664,705,370	96,146
Alberta	$477,115,339	48,287
Saskatchewan	$366,058,095	35,379
Manitoba	$320,541,712	40,532
Ontario	$2,088,364,201	310,387
Quebec	$996,576,775	362,569
New Brunswick	$136,991,313	20,062
Nova Scotia	$203,385,785	29,778
Prince Edward Island	$27,020,047	7,433
Newfoundland and Labrador	$157,932,951	24,441
Northwest Territories	$73,853,257	3,212
Yukon	$35,752,075	1,549
Nunavut	$164,509,432	2,324
National	$18,852,123
Total	$5,731,658,475	982,099

Rollout of RHFAC continues cross-Canada

One of Canada’s most iconic buildings is one of the earliest adopters of Rick Hansen Foundation Accessibility Certification (RHFAC). That’s fitting since Hansen was likewise a trailblazer at the CN Tower as the first wheelchair user to navigate the exhilarating EdgeWalk attraction, in sync with the Tower’s partnership with the 2015 Parapan Am Games in Toronto.

“That’s when we launched our accessible EdgeWalk and he was able to give our staff direct feedback,” recalls Patrick Leavey, manager of marketing and communications at the CN Tower. “For us, or for any building manager, designer or architect, this kind of insight on accessibility is priceless.”

With the rollout of RHFAC — based on inclusive design principles set out in CSA Standard B651, Accessible Design for the Built Environment — real estate operators can look to CSA-accredited professionals for guidance on making buildings more welcoming and workable for people of all abilities. In turn, earning an Accessibility Certified or Accessibility Gold rating could help a building stand out in the marketplace.

Thus far, the program has the most presence in the Rick Hansen Foundation’s home base of British Columbia, where the provincial government has allocated $9 million to underwrite free accessibility ratings of up to 1,100 commercial, multi-residential or institutional buildings by March 2019 and to provide grants of up to $20,000 for accessibility improvements. The CN Tower’s commitment and a consultative relationship with the Building Owners and Managers Association (BOMA) of Canada signals burgeoning wider interest.

“We attract tourists from around the world. We want to be fully inclusive and fully accessible,” reiterates Jimmy Cheung, director of facilities and engineering at the CN Tower.

“We’ve got an aging population and accessibility has never been a more important issue,” concurs Benjamin Shinewald, BOMA Canada’s president and chief executive officer. “It affects our industry’s customers. They are our tenants, or guests in our tenants’ suites, in office buildings. They are our guests in malls. They live in our multi-res buildings.”

Training RHFAC designated professionals

RHFAC assesses and rates how people across the entire spectrum of mobility, vision and hearing abilities might navigate, interact with structural and design features and/or comprehend and respond to emergency signals and evacuation procedures within a building and its related site. Practitioners in a range of building-related services, such as design, construction, planning and code oversight, have the prerequisites for the specialized training now available in Vancouver, Calgary, Toronto and Halifax.

“We are really looking forward to being able to do more work in Ontario,” says Sarah McCarthy, vice president, strategic initiatives, with the Rick Hansen Foundation.

Earlier this month, a class of prospective RHFAC designated professionals completed the first intensive four-day training course to be offered in the province. Split over two separate weekends to accommodate students with fulltime work schedules, it included two days of classroom work at Toronto’s George Brown College and two days of field experience, with trainees conducting supervised assessments in buildings and their surrounding sites.

Following the course, candidates must pass a required exam (administered by CSA Group) within the next 12 months and complete further field training under the mentorship of an accredited assessor in order to attain an RHFAC professional designation. From there, RHFAC administrators foresee some graduates will apply it directly, conducting ratings and providing accessibility consulting services to the real estate sector, while others will use the knowledge to better inform their work designing and constructing built space or approving plans and ensuring code compliance.

“Sometimes it’s a matter of thinking about things clients might not know they want and advising them that it will make their lives easier, either now or in the future,” reflects Caleb van Esch, a principal in a Guelph-based family construction firm and one of the two designated RHFAC professionals currently working in Ontario.

“I’m trying to help people understand what it’s like to get around in a world that was not built for accessibility,” says Julie Sawchuk, a paraplegic herself, who holds the other designation.

Sawchuk and van Esch got their training in Vancouver and have helped lay the groundwork for some of the first certifications in Ontario. While they brought differing initial expertise — van Esch as a skilled tradesperson and Sawchuk as a teacher, writer and speaker with personal insight into mobility challenges — both commend the course for broadening their perspective.

“It opened my eyes to other types of disabilities,” Sawchuk acknowledges.

Similarly, many people benefit from accessibility improvements passively rather than knowingly. “A lot of baby boomers don’t really consider themselves to have a disability even though their hearing might be only 25 per cent,” van Esch notes.

Return on investment

Living in a small town near Lake Huron where tourism is a major driver of the local economy, Sawchuk reports contractors and businesses show strong interest in ensuring new projects are accessible from the beginning, and in making sensitive upgrades to existing buildings. That includes Cowbell, a local craft brewery with associated event and retail space where she has provided guidance.

“It will likely be Canada’s first RHFAC Accessibility Gold brewery,” she says. “Businesses need to do it because it increases their customer base. We see evidence of that every day at Cowbell.”

van Esch performed the first accessibility rating at the CN Tower and drafted the recommendations that led to its current Accessibility Certified status — signifying that it scored in the range of 60 to 79 per cent for meeting accessibility criteria across eight different aspects of built space. These include: vehicular access; exterior approach and entrance; interior circulation; interior services and environment; sanitary facilities; signage, wayfinding and communications; emergency systems; and additional use of space.

“Our next target is Accessibility Gold,” Cheung reveals. “Caleb has done a more detailed audit that essentially spells out what we need to do to be best in class.”

This will serve as one of the strategic guides of the CN Tower’s capital planning process. However — as accessibility advocates stress — many improvements can be covered with relatively modest outlays of funds. For example, the colours, type face and physical placement of signage can have a big impact on how people understand, move through and enjoy their surroundings.

“There is a huge population of baby boomers, and if local governments want them to be able to use libraries and recreation centres, these are things they have to think about,” van Esch observes.

Creating confidence for building users

Recent CN Tower upgrades, unveiled earlier this year, are proving their worth. For example, the new floor-to-ceiling glass walls in the viewing area make the panorama easily accessible for all onlookers — notably, children — replacing the opaque wall that previously rose up approximately three feet from floor level. The RHFAC label also confirms to prospective visitors that the premises meet accessibility standards.

“People who have a person with a disability in their group will often have a concern about parking,” Leavey says. “If someone is trying to plan a visit, and they see this information on our website, it will give them a measure of confidence.”

From her lived experience, Sawchuk judges that property/facilities managers and business operators are open to making improvements, but could benefit from the structured guidance that RHFAC provides. She cites the example of a hotel room’s accessible shower where the taps are positioned out of reach from the bench where users sit.

“When I go places that are not accessible and I say something about it, people are always receptive,” she affirms. “Somehow, there needs to be an easier way to reach the people who are making the decisions about the details like where the taps and paper towel dispenser are located.”

Shinewald recalls his own immersion during the half-day training course he participated in through the Rick Hansen Foundation. Donning goggles to impede his vision, he was sent to complete normally routine tasks that suddenly became much more cumbersome and stressful. In contrast, prioritizing accessibility was an easy decision for BOMA Canada.

“We want to shape the culture of the industry in a matter that is positive,” he says. “It has been a good relationship with the Rick Hansen Foundation and the relationship continues.”

Image courtesy of the CN Tower.

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

Edmonton receives $1.5 mil to revitalize Quarters District

The Government of Canada is providing $1.5 million from the Canada Cultural Spaces Fund to support two cultural infrastructure projects that will help revitalize the Quarters Downtown Edmonton, a diverse and inclusive 100-acre community located on the east side of downtown Edmonton.

As part of the City of Edmonton’s 20-year plan to renew the neighbourhood, it is repurposing municipally owned buildings that will be made available through a competitive process to not-for-profit arts organizations for redevelopment as cultural spaces.

The city will receive $750,000 to renovate and retrofit a 6,945-square-foot, two-storey structure built in the 1960s, which will be transformed into an Indigenous contemporary art centre and gallery, under a long-term lease by the Ociciwan Contemporary Arts Collective. Once complete, the project will become Edmonton’s first collective-run contemporary arts centre, providing space for established and emerging Indigenous artists to gather and work, as well as space for the mentorship of Indigenous youth.

The second half of the funding will be used towards retrofitting and renovating a 7,240-square-foot, one and a half-storey structure, built in the mid-1950s, to create a community-driven arts centre, under a long-term lease by the Quarters Arts Society. Once construction is complete, this facility will offer flexible rental spaces for local artists and organizations that currently do not have access to affordable arts and performance space in the neighbourhood.

“The Quarters is one of the City’s catalyst projects, intended to create a solid foundation to strengthen the heart of our city and ensure our pulse remains strong,” said Councillor Scott McKeen, City of Edmonton Ward 6 Councillor, in a press release. “These two projects couldn’t be better suited to add to the growing vibrancy of the area, building on its history while creating exciting and inviting spaces for different cultural conversations and artistic innovation.”

Construction of CapitalCare Norwood set for 2019

The Government of Alberta has announced that construction on Edmonton’s CapitalCare Norwood Redevelopment project will begin next summer.

Designed by Dialog, the extensive renovation, redevelopment and expansion will include a new 40,000-square-metre main building and will increase the number of post-acute, complex long-term care and palliative care beds from 205 to 350. This will improve the operation of the acute care and continuing care systems in Edmonton by decreasing the demand for emergency department visits and inpatient acute care services, and reducing continuing care placement.

The $364-million project will also improve patient-centred care by providing centrally located programs and services, such as a specialty dental clinic and pulmonary rehabilitation program.

“With the redevelopment of CapitalCare Norwood, we are transforming what was once a traditional long-term care centre into a centre of excellence for innovation in aging that is unique in Alberta. We are bringing together the three pivotal aspects of the continuing care system – complex long-term care, post-acute care, and community care. This project will help Alberta better prepare for the challenges of an aging population,” said Francine Drisner, CEO, CapitalCare.

The Norwood redevelopment includes:

the construction of a new 40,000-square-metre main facility
demolition of the North Pavilion building
demolition of the CHOICE Day Centre, after construction of a new replacement building
a major renovation of the Angus McGugan Pavilion.

The new building is expected to be complete in 2022 and the Angus McGugan Pavilion palliative care redevelopment is expected to be complete in 2023.

Interest in zero carbon buildings on the rise

After one year of operation, the Canada Green Building Council (CaGBC)’s Zero Carbon Building (ZCB) Program has marked several milestones and is working to bring critical new tools and resources to the market.

Targeting greenhouse gas emissions from both new and existing buildings, CaGBC’s standard is designed to encourage a transformation in the way the industry assesses building performance, driving strategic investments in innovative low carbon technologies and changing approaches to design.

As the latest report from the recent Intergovernmental Panel on Climate Change makes clear, this evolution of the building industry is urgently needed. This imperative is leading to growing interest in the ZCB Program: in addition to the 16 original Zero Carbon Building Pilot Program participants, an additional 10 projects have registered to pursue certification.

First certifications demonstrated viability and replicability

The first three ZCB certifications were announced in 2018, with all three projects underscoring different aspects of the Zero Carbon Building Standard and illustrating its broad application.

evolv1, a commercial office building in Waterloo, Ontario, and a ZCB Pilot Program participant, was the first project to achieve ZCB-Design certification in April 2018. Employing a highly integrated design process that incorporated active and passive systems to optimize value against construction costs, evolv1 demonstrates that a business case can be made for buildings that contribute no net carbon emissions to the atmosphere.

In May 2018, Mohawk College’s Joyce Centre for Partnership & Innovation in Hamilton (pictured) became the second project and the first institutional building in Canada to earn ZCB-Design certification. The facility is now serving as a laboratory for the next generation of green building and renewable energy professionals.

Lastly, the certification of Canada’s first-ever ZCB-Performance project in June 2018, 100 Murray St. in Ottawa, highlights how existing buildings can reach zero carbon emissions. The high-performing building, which had already obtained LEED for Existing Buildings Gold certification, built upon its proven energy performance to achieve a balance of zero carbon emissions over a 12-month period of operations, using the ZCB Standard to reduce emissions.

The building at 100 Murray St.’s achievement also showcases the synergies between LEED and the ZCB program. Many LEED projects are already highly energy efficient and carry a small carbon footprint, making them excellent candidates for ZCB certification.

Embodied carbon presents an opportunity

CaGBC’s Zero Carbon Building Standard requires projects to report the embodied carbon of their structural and envelope components. Pilot projects, and other early adopters, have reported that this is a new, eye-opening exercise and there is a clear appetite within the market to include embodied carbon in an expanded definition of a zero carbon building. It is an important source of emissions and may actually rise with efforts to decrease operational emissions.

In order to further study the challenges related to embodied carbon quantification in Canada, CaGBC recently convened a roundtable of experts and stakeholders from the pilot projects. The goal was to collect feedback on how the embodied carbon issue can be addressed within the Zero Carbon Building Standard over time. Canadian benchmarks need to be developed before targets can be set, and a consistent methodology and source of life cycle inventory (LCI) data will have to be established. There is also a desire among stakeholders to keep the process simplified. CaGBC is working with governments, stakeholders and industry experts to develop a path forward.

Research and engagement demystify process

To provide strong data on the financial viability and need for zero carbon building practices in today’s competitive market, CaGBC is working on a number of key research projects. One of these is a Zero Carbon Lifecycle Costing Study that’s focused on addressing uncertainties related to the cost of zero carbon buildings. Scheduled to be released in the New Year, the study will compare the capital and lifecycle costs of zero carbon buildings to the costs of similar code level buildings. The project is a collaboration between CaGBC, WSP, REALPAC, the Real Estate Foundation of BC, Natural Resources Canada and other Government of Canada departments.

In addition, CaGBC has received a grant from the Ontario Ministry of Advanced Education and Skills Development to undertake a study that will determine the skill requirements, availability and training needed for tradespeople in the construction of low carbon and zero carbon buildings in Ontario. The outcome of this study, which includes a comprehensive industry survey, will inform the development of an education and training plan to optimize uptake of low carbon building skills.

These two projects, along with zero carbon showcase events and workshops that are being held across the country, aim to offer further insights into the growing business case for zero carbon and emphasize the feasibility of undertaking these projects.

The imperative to aim for zero today

From ensuring enhanced occupant comfort and building resilience to future-proofing against changing policies and regulations, the benefits of zero carbon design and performance are significant. CaGBC is pushing for wider adoption now because the council believes that zero carbon can and will be a key tool in reaching Canada’s emissions reduction targets and avoiding costly retrofits in future.

To learn more about CaGBC’s Zero Carbon Building Program and to register a project, please visit cagbc.org/zerocarbon.

Fin MacDonald is manager of the Canada Green Building Council’s Zero Carbon Building Program.

Greenland Group (Canada) set to launch Lake Suites

Greenland Group (Canada)’s second tower at its Lakeside Residences master-planned community, called Lake Suites, will be launching this fall.

Lake Suites is set to rise at the southwest corner of Lakeshore Boulevard East and Lower Sherbourne Street, and will be the tower located the closest to the lake. North-facing units will have views of Toronto’s skyline and downtown core, while south-facing units will feature views of Lake Ontario and Toronto Island.

“There has never been a more exciting time for Toronto’s waterfront and we’re thrilled to be a part of the exciting changes that are coming to this community,” said Henry Cao, president of Greenland Group (Canada), in a press release. “Lake Suites will be nestled between the best Toronto has to offer, whether it’s the financial and entertainment districts, or the lake and harbourfront.”

With Waterfront Toronto transforming the East Bayfront area with investments from the private sector and all levels of government, including $1.25 billion provided by the municipal and provincial governments into the clean-up and revitalization of The Portlands, the area is transforming into an urban neighbourhood. The residential developments in the area is leading to more amenities, including grocery stores, restaurants and cafes, opening in the area.

With interiors designed by II BY IV, Lake Suites’ larger suite sizes provide a more luxurious experience. Integrated design details throughout the tower provide style and comfort for all residents.

Units will range in size from 477 square feet to 1,101 square feet in one-bedroom, one-plus-den, two-bedroom, two-plus-den and three-bedroom layouts.

‘Tis the season for infestations

Nothing adds holiday cheer to an apartment lobby like festive wreaths and Christmas trees. But delightful as they are, seasonal decorations can also attract unwanted pests, like aphids, mites, spiders, wood cockroaches and beetles.

That’s no reason to be a Grinch. Here are some easy steps property managers and landlords can take to help stop critters from hampering their holiday spirits.

Vigilance is key:

As a property manager, chances are plant-feeding insects are already on your radar and you may already have preventative measures in place to deal with these common pests. Those measures should be reinforced around the holidays in anticipation of added threats.

Aphids, for instance, can be a real nuisance. Aphids are tiny insects, four to eight millimetres in length with soft, pear-shaped bodies, long legs and antennae. There are both wingless and winged forms of aphids, some capable of flying. They’re small (but not invisible to the naked eye) and tend to congregate on tree trunks or plant stems.

Although harmless to humans, in the wintertime fresh cut trees pose the biggest threat for indoor invasions. Once inside, the warmer temperatures provide optimal conditions for aphids to begin reproducing, which can quickly lead to a full-blown infestation if left unchecked.

Avoid an aphid fiasco:

Inspect tree branches for evidence of aphid activity, which can include mold growth from the thick, sugary liquid they produce when feeding. If the tree looks healthy, it’s still a good idea to vigorously shake the tree before loading it into your vehicle and again before bringing it inside. This best practice can help get rid of other hitchhiking pests that may be present as well.

Check the tree and other plants regularly when watering. If you see a few aphids or other insects, it’s not necessarily a reason to panic. They can be vacuumed immediately, and the situation should be monitored. If pests return, call your pest management professional for their opinion on next steps, which could include controlling the aphids using the least toxic methods, removing the tree completely and/or inspecting other areas to see if the pests have spread.

These tips also apply to other vegetation, like garlands and potted plants, which can all harbour cockroaches, spiders and other pests. Inspect poinsettias and Christmas cacti for white flies or fungus gnats and always check plant soil for ants before bringing plants inside from cold temperatures. Indoors, change out the water in vases regularly to prevent small flies from breeding.

Thoroughly inspect stored decorations:

These item-filled containers may go unchecked all year, leaving them vulnerable to pests, like cloth moths, Indian meal moths, fabric beetles and spiders. Unpack boxes in a well-lit, open and uncluttered space to help avoid pests scurrying into cracks and crevices. Check for any signs of pest activity while unloading the decorations, such as holes in fabrics, webbing on the surface of materials, frass or powdery build-up, as well as dead insects, cocoons or larval cases. To make this process easier in the future, consider ditching cardboard boxes and coloured containers for clear storage bins with tight-fitting lids.

Share tips with residents:

In apartment buildings, it’s easy for pests to spread from unit to unit, so it’s imperative everyone does their part. Use email, newsletters, web portals and message boards to share these tips with residents.

Prevention is the best way to ensure a pest-free holiday but knowing when and how to report an issue to management is equally important. If a pest is introduced, encourage residents to alert management immediately so that the appropriate steps can be taken to control and eliminate the pest with the help of a trusted pest management provider.

Other tips to share with residents to avoid inviting pests into their homes for the holidays include:

• Keep doors closed as much as possible when unloading trees and hosting holiday parties. An open door is the easiest way for both flying and crawling pests to get inside unnoticed.
• Whether baking or feasting, it’s important to clean up crumbs and spills immediately.
• Use trash bins with tight-fitting lids and take out the trash often to avoid pest-attracting odours.
• Put leftovers in tightly sealed containers and store in the refrigerator or freezer.
• Inspect spices and other ingredients if you haven’t used them in a while. Beetles and other stored product pests can infest and lay eggs inside. Even if you only find holes in the packaging, it’s best to discard and buy new ingredients.
• As you clean up after having guests over, check for signs of pest activity in coat closets and living areas. If you’re worried about hitchhiking pests, there are even discrete insect monitors that can be installed to intercept pests that could arrive along with guests.

These proactive measures lay the groundwork for a holiday season free from pests. However, a pest professional can address any other vulnerabilities unique to your property to help prevent pests from joining in on the festivities this year.

Alice Sinia, Ph.D. is Quality Assurance Manager – Regulatory/Lab Services for Orkin Canada focusing on government regulations pertaining to the pest control industry. With more than 20 years of experience, she manages the Quality Assurance Laboratory for Orkin Canada and performs analytical entomology as well as provides technical support in pest/insect identification to branch offices and clients. For more information, email Alice Sinia at [email protected] or visit www.orkincanada.com.

Minister signals plans to strengthen condo laws

Bill Walker, Ontario’s new minister of government and consumer services, signaled plans to strengthen the province’s condo laws in remarks he delivered last week at the Condo Conference put on by the Canadian Condominium Institute’s Toronto chapter (CCI-T) and Association of Condominium Managers of Ontario (ACMO). He added that at least one industry stakeholder had informed him of some financial issues she would like to see addressed.

“I am very grateful for both CCI’s and ACMO’s collaboration with our government. Your consultations and feedback will be extremely important as we work to continue to protect consumers by strengthening condo laws,” said Walker. “I want to make sure that you’re aware as well that Sally Thompson’s taken the opportunity to tell me that the work is not done.”

Thompson, president of CCI-T, has previously commented to CondoBusiness that she hopes to see the Progressive Conservatives move forward with legislative reforms that started to roll out under the previous Liberal government. In particular, she said she’s eager to see the implementation of planned provisions that would help establish and maintain adequate reserve funds, which are key to the financial health of condo corporations.

The mandatory licensing and regulation of the condo management industry are among the legislative reforms that started to roll out under the previous government. This is one area where the Progressive Conservatives have taken a step to build on the work of their predecessors. As Walker noted, the provincial government recently moved to introduce a continuing education requirement for condo managers, which it developed with ACMO.

“This will be an essential step in ensuring that Ontario’s condo managers are informed and current on the province’s condominium laws,” said Walker.

Walker also recognized work on the condo file as an important part of strengthening protections for Ontarians as the market grows and more and more people live in condos. Walker was less than two weeks into his new role as minister of government and consumer services when he spoke at the Condo Conference, but he is not new to the world of condos.

“I actually, up until about 20 days ago, was the president of a condo board, so I have a little bit of experience in your world,” said Walker. “I have a bit of appreciation for what you do and certainly look forward to working with you over the years.”

BUILDEX Alberta merges Calgary, Edmonton shows

BUILDEX Calgary and BUILDEX Edmonton are combining to bring together a larger representation of the Alberta building industry. The merger into BUILDEX Alberta will combine the strengths and successes of the two annual shows, creating the province’s largest business to business platform for the building community.

“We see the Alberta building industry as a whole and while each market is unique, there is a tremendous opportunity in focusing on the power of the collective and the learnings and business opportunities that each region has to offer one another,” said Nicole Etherington, director of content and brand strategy for the BUILDEX shows.

BUILDEX has been bringing together key market verticals in Alberta for 19 years and will continue to do so while also connecting the different regions. Building on pre-established relationships in each market, the show will welcome back many key industry associations, in addition to the creation of new partnerships with provincially and nationally focused organizations.

BUILDEX Alberta will continue to provide exhibitors with a platform to build brand visibility and generate sales leads, while allowing all regions access to an even larger group of decision makers. Exhibitors will be able to meet and network with a much broader reach of influencers across the architecture and design, construction, and property management sectors.

Celebrating 20 years in Calgary, the inaugural BUILDEX Alberta will take place in Calgary on November 6 and 7, 2019 at the BMO Centre. There will be tailored exhibit and educational offerings unique to Alberta’s most active building hubs. The show will feature an expanded conference program, enhanced networking events, and elevated exhibit and sponsorship opportunities. Establishing itself as an event destination, BUILDEX Alberta will also play host to offsite events that will allow attendees to experience the local culture.

Why housekeeping is vital to stair safety

One of the big issues when it comes to stair safety is preventing a slip and fall accident. While many slips and falls on stairways occur because there is an unseen object or possibly a cord on the stair, many times these accidents happen because of the build-up of moisture on the stairs or because they have not been cleaned and finished with a slip-resistant finish.

Mike Watt is director, training and new product development at Avmor, a leading Canadian manufacturer of professional cleaning solutions, breaks down how housekeeping can promote stair safety.

First, building managers should be aware of the fact that many slip and fall accidents occur on stairs as a result of one of the following:

The slippery step
When steps of a stairway are slippery, they can cause the walker to lose their grip. This is why steps should be inspected regularly, as discussed earlier.

The surprise step
A surprise step is when there is an unexpected extra step or possibly a missing step. To prevent surprises, post warning signs if, for instance, there is an unexpected/missing step at the end of a flight of stairs.

The short step
Let’s say a man is walking down a flight of stairs wearing shoes that are 10 inches long. Every step on the stairway is 11 inches. But all of a sudden, he steps onto a stair that is only 7 inches. This can cause the man’s foot to slip forward, potentially causing a slip and fall accident. (Note: When it comes to stair dimension, the general rule in many parts of North America is 7-11. The step has a seven-inch rise and the actual stair is 11 inches long)

The irregular step
Similar to the short step, an irregular step is one that is longer or shorter/wider or narrower than the other steps in a flight. We most often find this situation in older buildings.

Stairs can also become dangerous as a result of what is referred to as “commission” and “omission.” Commission applies to the poor construction of the staircase, uneven stairs, no handrail, etc. And omission relates to lack of care. In wet weather, for instance, stairs should be checked regularly for moisture build-up and cleaned as necessary. Further, another form of omission that some building administrators may not realize, involves how the floors are finished. Facility managers want the floors clean and many want the stairs to shine. But they should also have a finish applied that is slip-resistant and durable. This type of floor finish provides added traction, reducing the possibility of a slip and fall accident for the long-term. Further, it helps protect the floor.

What cleaning techniques help prevent slip and fall accidents on stairs?

Stairs should not be swept, if at all possible. Sweeping causes dust to become airborne. When this happens, the dust spreads to other stairs, even those just cleaned. A more effective – and healthier – technique is to vacuum them. A backpack vacuum will work perfectly. Always vacuum stairs by walking up, do not vacuum walking down. Further, make sure and vacuum in the corners and crevices of each stair.
Stairs must be damp mopped. Select a high quality, all-purpose cleaning agent to clean the floor. Dilute as per manufacturer’s instructions. Change the mop head and the solution every one to three floors based on soil load. If you wait until the mop or mop water turns dark, it’s too late. But here is a problem that can materialize. The cleaning worker may continue mopping the stairs long after the mophead has soiled. When this happens, they may be spreading as many soils on the floor as they are removing.
Make sure a fresh coat of slip-resistant floor finish has been applied to the floor. Select a floor finish that offers superior detergent resistance – because these stairs will be mopped frequently – and a solid, hard coating. Also, at least one Canadian manufacturer of floor care products makes green certified floor finishes. These products have low VOCs; some are formaldehyde-free and have no odour and no metals that can harm the user or the environment.
Matting should be placed on stair landings, before staircases, and after staircases. The goal here is to keep grit, dirt, and moisture from collecting on shoe bottoms and then spreading to other floor areas. Grit, dirt, and moisture can make stairs slippery, inviting a slip and fall accident to happen.

All of the steps discussed here should be amplified in the winter months.

What other techniques help prevent slip and fall accidents on stairs?

In a busy facility, a “stair patrol” program should be created. This means that stairs are inspected on a regular basis to make sure they are clean, safe, dry, do not need repairs, and that the floor finish is holding up well. When someone experiences an injury as a result of walking up or down stairs, one of the things courts will look for, should this be a serious injury, is if building management should have known there was an issue that could cause an accident. A stair patrol program can help catch these problems before an accident occurs.

Mike Watt is director, training and new product development at Avmor, a leading Canadian manufacturer of professional cleaning solutions. He can be reached at [email protected]

Diamond Schmitt to design Ottawa library and archive

The Ottawa Public Library (OPL) and Library and Archives Canada (LAC) have selected Diamond Schmitt Architects and KWC Architects to design a joint facility to house a new central library and archive. The two firms were selected from a group of five finalists, following a review of 33 submissions from architectural firms from around the world.

Once negotiations are successfully completed and the contract has been given final approval, the design development work for the joint facility, which has a total project budget of $192.9 million, will commence with a public event. Public engagement and consultations will be integrated into the design process, which is expected to begin in early 2019.

“This facility will be a unique, state-of-the-art destination combining the creative services of a public library and the public services of a national library and archives,” said Don Schmitt, principal at Diamond Schmitt, in a press release.

The selected site for the joint facility is the southeastern edge of LeBreton Flats, an evolving area located along the Ottawa River, adjacent to the city’s downtown.

“This prominent location is an important crossroads both from historical and contemporary perspectives which underscores and values the expanding role of public libraries and access to archives this facility will provide,” said Gary McCluskie, principal at Diamond Schmitt.

The OPL and LAC joint facility is expected to open its doors in 2024.

Industrial land rates on the rise across Canada

Having the lowest industrial vacancy rates in the country and a robust demand for industrial space, the Metro Vancouver and Greater Toronto areas top the list for industrial land prices in Canada. In the beginning of 2018, the average price per acre in each market was selling at $1.6 and $0.9 million, respectively, according to JLL Canada.

Vacant industrial land is diminishing quickly across Canada. To keep up with the steadily increasing demand from industrial users, land continues to be developed at a growing pace. From 2014 to Q1 2018, the Canadian industrial market averaged 3.8 million square feet of deliveries and 14.4 million square feet of space under construction per quarter.

This continued stream of new constructions, coupled with a fast-decreasing industrial vacancy, is pushing land prices upwards. The average price per acre increased by 58.7 percent to $952,240 since 2014.

“The thirst for suburban and urban land and industrial capacity from institutional buyers, private developers and occupiers alike have created a perfect storm and a fury of demand,” comments Chris Denda, senior vice president and practice lead for JLL Canada’s National Industrial and Logistics platform. “Almost every transaction sets a new price benchmark and necessitates continued bullishness on rental rate growth for buyers to stay competitive.”

Despite these record rates, appetite from investors remains strong and could lead to a total absorption of the industrial land supply in Metro Vancouver by 2030. In the GTA, developers are purchasing land with existing buildings and redeveloping them. For instance the recent acquisition by OPTrust of a 15.25-acre site at 307 Orenda Road in Brampton featured a 240,000-square foot building that was redeveloped into a new 341,130-square foot space.

“While the narrative when speaking about industrial land in Canada has been centered around the GTA and Metro Vancouver, and the upward pressure these markets have felt in regard to their average price per acre, land rates are actually on the rise nationwide,” says Ben Wedge, senior Analyst, JLL Canada. “We’re also seeing new types of land uses, for example, cannabis related, that could push average land prices further up in some markets like those in Alberta.

Alberta, which is expected to lead demand from cannabis producers, is already seeing new cannabis development projects including Aurora Cannabis’s newly constructed 800,000-square-foot facility in the Edmonton Area.

As land continues to diminish across Canadian Markets, land values are expected to further increase. However, the extent and pace of this increase will largely depend on rental rates’ growth. If it is slow, demand from developers may drop because their return on investment might not be as profitable.

Allied acquires two Vancouver Class I properties

Allied Properties Real Estate Investment Trust has acquired 1220 Homer Street and entered into an agreement to acquire 151 West Hastings Street for $57.5 million.

“These are strategic acquisitions for Allied, in that we’re increasing our penetration in urban Vancouver just as it’s transitioning to a primary Canadian office market,” said Michael Emory, president and CEO. “1220 Homer augments our concentration of Class I properties in Yaletown. 151 West Hastings will be our first acquisition in Gastown, the Vancouver neighbourhood most like King & Spadina in Toronto, both in its proximity to the Downtown Core and its concentrated heritage scale and texture.”

Located on the east side of Homer, one building in from Davie Street, 1220 Homer is a tier-one Class I building. It is comprised of 21,708 square feet of GLA and is fully leased to Perkins + Will Canada Architects for a term expiring in March of 2023. The workspace was designed by the current user and achieved LEED Existing Buildings: Operations and Maintenance 2009 Platinum Certification in September of 2014.

Located on the north side of West Hastings, one building in from Cambie Street, 151 West Hastings is a tier-one Class I building. While the façade of the building has been impeccably preserved, the interior of the building was completely rebuilt to current workspace standards. It is comprised of 38,511 square feet of GLA and is fully leased to Spaces for a term expiring in July of 2033 with four rent escalations over the term.