Embracing smart tech to improve the washroom experience

The washroom is easily one of the most important areas in a high traffic facility. A top priority for facility managers and cleaning staff is overcoming large venue challenges in order to make the washroom experience better.

“Gone are the times a paper log is enough for a high traffic venue to rely on,” said Kunle Samuel, director of client services at Dexterra. Dexterra was one of the first facility management companies in Canada to adopt WandaNEXT™ a digital restroom monitoring system powered by Visionstate Inc., and exclusively available through Bunzl Canada. One of the things within the facility management industry that is critical is always looking at technological advancements and productivity enhancement. According to Samuel there are many reasons businesses can benefit from using smart technology in the washroom, here’s how installing an intelligent washroom solution has improved operations for Dexterra’s clients:

Better customer service
“WandaNEXT provides real-time data that enables facility managers to solve problems before they become customer or tenant complaints,” Samuel said. There’s an opportunity for the public to provide instant feedback so management has the chance to alert the cleaning team to proactively address issues. This can have a big impact on revenue as studies have shown there’s a high chance customers won’t return to facilities with dirty washrooms.

Optimize labour allocation
The ability to be able to reallocate labour based on data eliminates the need for guesswork. “WandaNEXT allows facility managers to allocate resources more effectively across the operation,” Samuel said. “I can schedule to the peaks and valleys and then allocate any excess resources to other areas of the building and other projects that our clients may have, therefore gaining efficiency.”

Reduce waste and costs
A typical day for someone who is maintaining washrooms requires a lot of record keeping, including how often they’re cleaned and inspected and who is doing the tasks. Tracking the traffic patterns, cleaning task time requirements and supply use insights provided by WandaNEXT allows facility managers to better manage both costs and waste.

Accountability
There is a component of risk management involved in washroom maintenance. Samuel notes that it’s invaluable to have access to this data because it helps him understand the character of the building. Instantly you can see things such as what items staff have replaced, what issues they remediated to determine what happened to a specific washroom.

Identify trends

WandaNEXT provides data with a clear audit trail which allows facility managers to track resources and time whether it be the human resources or the actual physical resources like toilet paper and soap. Through the people counter feature you can also monitor traffic use, to identify the usage of a particular washroom. “Because all the information is housed electronically, I can go back to the first day that I installed it with all my facilities in Canada,” Samuel said.

One of the things Samuel and his team do is to track is response times to the requests. “We do have benchmarks that we set within our operations and so that is something that our team and their supervisor’s review,” he said.

“With WandaNEXT you’re also able to identify potential areas for additional coaching or training,” said Margo Hunnisett, vice-president, marketing & communications, Bunzl Canada.

As an early adopter of technology Dexterra is always on the lookout for the latest tools that can enhance services for clients. In response to customer’s needs Bunzl launched the bilingual version of WandaNEXT across Quebec in July. Bunzl is currently working with Visionstate to enhance product features and functionality to include additional languages, multiple device connectivity and a mobile version of the product in the near future.

“Versatility I think is the next big thing,” Samuel said. “I think smart technology has applications beyond the washroom. It’s not the only room within a facility that benefits from end-user input and maintenance, traffic and consumables tracking.” The ability to capture this level of data and make fact-based decisions which optimize labour and supply use could have applications across the entire facility management business.

Mortgage financing stress test makes the grade

Worrisome harbingers of borrower instability have faded somewhat since a mortgage financing stress test went into effect, Canada’s financial monitor reports. A recent analysis from the Office of the Superintendent of Financial Institutions (OSFI) cites a narrowing loan-to-value ratio in some particularly hot housing markets, like Vancouver, as evidence that new rules for underwriting residential mortgages are starting to have the intended effect.

“The revisions were necessary after OSFI identified potential risk and vulnerabilities caused by high household indebtedness and imbalances in some real estate markets that, left unchecked, could add greater risk to financial institutions and possible disruptions to the financial system,” a report in the OSFI newsletter states. “Key revisions included measures to ensure financial institutions apply greater rigour in income verification and increased vigilance when assessing a borrower’s ability to repay their mortgages.”

Since January 2018, borrowers must prove they can manage a rise in interest rates equivalent to the greater of the Bank of Canada’s five-year benchmark rate or two per cent above their contracted rate. Lenders have new requirements for risk assessment in determining the portion of the home’s value the loan will cover.

“Improvements are evident in the quality of new mortgage loans, including higher average credit scores and lower average loan-to-value at mortgage origination,” OSFI observes. “There are indications that fewer mortgages are being approved for highly indebted or over-leveraged individuals.”

Among the continuing concerns, the report notes some lenders are still relying on the equity of the property, rather than the borrower’s ability to repay the loan, when approving mortgages. “OSFI will be taking steps to ensure this sort of equity lending ceases,” the report reiterates.

The Appraisal Institute of Canada (AIC) commends that pledge. “The guidelines require lenders to utilize appropriate numbers of on-site inspections and third-party professional appraisals to verify the value of collateral. On-site appraisals help to mitigate risk for both the lender and borrower in cases where there is a high loan-to-value ratio, when markets are in flux, or when the creditworthiness of the borrower may be lacking,” maintains, Peter McLean, the AIC’s president.

Thus far, there is little sign of predicted negative fallout from the mortgage financing stress test. Federal regulated mortgages represented almost the same share of all residential mortgages issued between July 1, 2017 and June 30, 2018 as in the previous 12 month period — falling by just 20 basis points to 76.7 per cent from 76.9 per cent — suggesting there has been no mass uptake of alternative options. Meanwhile, rates for renewals and new mortgages have remained on par, despite fears that borrowers would face higher rates upon renewal and have more limited ability to switch to another lender.

“The proportion of uninsured mortgages with amortization periods greater than 25 years has decreased from 51 per cent to 47 per cent over the same April to July period, suggesting that lenders are not extending amortization periods to allow borrowers to meet stress tests requirements,” OSFI concludes.

Affordability main concern as real estate sector focuses on supply

The real estate sector is carefully monitoring recent tariff negotiations around steel and climbing interest rates, which could result in further affordability issues for Canadians. Developers, investors, lenders and other experts are cautiously optimistic about the real estate sector, according to the recent 2019 Emerging Trends in Real Estate report, published by PwC Canada and the Urban Land Institute (ULI). However, the report indicates a positive outlook for flex spaces, PropTech and seniors’ housing.

According to the report, residential land supply is the main concern heading into 2019. The report finds that all levels of government must increase their focus on the supply side of the issue, not just focusing on demand. For example, real estate markets in Edmonton and Montreal were able to bring new housing supply into balance with rising prices, but markets like Toronto and Vancouver have yet to follow suit.

“Dealing with the affordability issue is a shared responsibility between government and developers. While government addressed demand by introducing measures like tighter mortgage rules and foreign taxes, they neglected the supply side,” said Frank Magliocco, national real estate leader for PwC Canada, in a press release. “Reducing regulation and making more land available for development in a timely manner will help address the affordability issue.”

“The real estate industry is at a crossroads where it needs to work with many other sectors in order to thrive in the future,” added Richard Joy, executive director at ULI Toronto. “We’re seeing more and more collaboration between architects, construction companies and the technology sector working to redefine how Canadians live.”

The proportion of household income necessary to be able to manage the costs of a single-family home grew to 53.5 per cent in Q1-2018, with Vancouver leading the pack with a minimum income of 119.3 per cent. High housing costs are leading Canadians, particularly millennials, to abandon the idea of owning a home in the city in favour of the suburbs or other markets with more affordable housing.

Rising interest rates and higher tariffs on foreign steel are top of mind for developers and owners, as they can ultimately place further pressure on housing affordability due to higher input costs on residential and commercial builders.

In the world of commercial real estate, co-working or flex office spaces continue to trend upwards and are expected to make up 30 per cent of corporate real estate portfolios by 2030.

“Creating a co-working space isn’t so much about cost as it is building a community and sharing experiences and knowledge between different people and industries,” said Magliocco.

The multi-family apartment sector continues to perform well, but segments of the retail sector are forced to reinvent themselves following less-than-ideal results. The industrial sector continues to perform well, and the report predicts that the recent legalization of recreational cannabis will provide opportunities across the country as emerging companies look to find industrial space to grow the product and retail space to sell it.

Senior lifestyle housing is one of the top development projects for the next year, as the number of Canadians over the age of 65 have surpassed those under the age of 15. In 2017, 31 per cent of Canadians over the age of 85 lived in seniors’ communities, and that number will only grow in the coming years.

New on the scene is PropTech, which refers to everything from new lending services to investment platforms and digital brokerages, which is changing the way properties are bought, sold and managed. According to the report, PropTech is predicted to contribute US$5.2 billion in new investment globally across 454 equity deals this year, after reaching a record US$3.4 billion in 2017 across 367 deals. However, only 10 per cent of CEOs in global real estate are concerned about the speed of this technological change.

“While the intersection of real estate and technology has been slow until now, we have seen a significant change in interest and focus in the PropTech industry here locally and globally,” added Magliocco.

Drones were the number-one real estate disruptor listed in the report. Potential exists to use drones to show job-site progress and others are looking to integrate docking stations into communities to accommodate last-mile delivery needs. Autonomous vehicles, cybersecurity and construction technology were also recognized as main technology real estate disruptors.

The report also noted other factors including GDP growth and affordability issues impacting various real estate markets across Canada. The top five markets to watch in 2019 are Toronto, Vancouver, Montreal, Ottawa and Quebec City.

Feds foil carbon pollution amnesty efforts

Small and medium sized businesses in Ontario, Saskatchewan, Manitoba and New Brunswick have been promised about $155 million to cushion the initial shock of fuel surcharges when the first phase of the four-year incremental rollout of carbon pricing begins next spring. Another $73 million has been earmarked for municipalities, Indigenous communities and the education, health care and non-profit sectors. Annual disbursements of $385 million for business owners and $185 million for the other designated sectors are projected by 2022.

“Canadians know that polluting isn’t free,” Minister of Environment and Climate Change Catherine McKenna reiterated yesterday, as she and Prime Minister Justin Trudeau outlined forewarned carbon price and rebate plans for provinces that have ignored the deadline for devising their own schemes.

This includes a four-part schedule of surcharges for 22 different fuel types. However, most consumer expenditure is expected to go to gasoline and natural gas price add-ons. A carbon levy of $0.0442 per litre will go on at the gas pumps beginning next spring, rising to $0.1105 per litre by April 2022. The carbon levy on natural gas will begin at $0.0391 per cubic metre (m³) and climb to $0.0979/ m³ over the four-year period.

Federal strategists are aiming for greenhouse gas (GHG) emission reductions on two fronts. The upfront premium is meant to encourage more efficient use of GHG-emitting fuels, including fossil-fuel-generated electricity. Collected funds can then be invested to develop and commercialize low-carbon technologies and to encourage energy efficiency and a shift to low-carbon energy sources.

“The case is clear: Canada needs to cut greenhouse gas emissions that cause climate change, and the best way to do that is to put a price on carbon pollution,” asserts Minister of Finance Bill Morneau. “Pollution pricing encourages Canadians and businesses to innovate, invest in clean technologies, and take advantage of long-term growth opportunities.”

As envisioned, the federal government will collect and redistribute approximately $4.2 billion in Ontario every year (and another $1.44 billion in New Brunswick, Manitoba and Saskatchewan) once the full carbon surcharge of $50 per tonne of carbon dioxide equivalent (CO₂e) is in place. The major share of this will be channelled into what’s to be known as climate action incentive payments, to be delivered as rebates directly to residents.

In 2019, when carbon is initially priced at $20/tonne, the federal government projects $1.58 billion will be rebated to Ontarians, translating to an average of $300 per household. That’s 15 per cent more than the $260 in annual savings the Ontario government claimed to have delivered to average families when it invoked a carbon pollution amnesty through the dismantling of the province’s cap-and-trade system earlier this year.

Since rebates are prorated to carbon price expenditures, households in Saskatchewan — where, in 2016, the carbon intensity of the electricity supply was pegged at 660 grams of CO₂e per kilowatt-hour (kWh) — are in line for largest rebates. This is projected at an average of $1,161 when the $50/tonne price is in place versus an average of $697 in Ontario, where the carbon intensity of the electricity supply was 36 grams of CO₂e/kWh in 2016.

In addition to funds announced yesterday, small and medium businesses, non-profits, Indigenous communities and broader public sector players, such as municipalities, educational institutions and hospitals, have access to the existing Low Carbon Economy Fund to promote energy efficiency upgrades and fuel switching.

Meanwhile, Ontarians are invited to submit their ideas to the public consultation on a Made-in-Ontario plan. It’s promoted as an alternative to “the previous government’s insistence on imposing a punishing, job-killing carbon tax on Ontario families and businesses”. Instead, the current government emphasizes “resiliency efforts, pollution reduction and how government can better partner with the private sector.”

Rod Phillips, Ontario’s Minister of Environment, Conservation and Parks, rebutted yesterday’s federal announcement via Twitter, stating: “Anyone who tries to convince you that any tax will put more money in your pocket should have you thinking twice.”

Phillips, the former president and chief executive officer of the Ontario Lottery and Gaming Corporation, also labelled it a “regressive tax”. However, the Business Council of Canada endorses the approach.

“We support the price mechanism because it provides the economic incentive for consumers to change their behaviour and for business to invest in technologies that progressively reduce their emissions over time,” says Goldy Hyder, the Business Council’s president and chief executive officer.

VRCA celebrates construction excellence

The Vancouver Regional Construction Association (VRCA) celebrated the finest in B.C.’s construction industry at its 30th Annual Awards of Excellence.

This year’s competition attracted 205 nominations representing more than $2 billion in construction value. A total of 26 awards were presented including 15 Gold Awards, nine Outstanding Achievement Awards, a Heritage Award and an Innovation Award.

“VRCA’s Awards of Excellence showcase the best of the best,” said Fiona Famulak, president of the VRCA. “B.C.’s construction industry is the crown jewel in Canada’s construction landscape. The Awards contest allows VRCA to recognize the industry for the dedication and professionalism it brings to the construction of the complex, state-of-the-art buildings and infrastructure that we use every day.”

Standout projects included the BC Children’s and BC Women’s Redevelopment Project Phase 2 that received three Silver Awards and one Gold Award. UBC Brock Commons Phase 1 Student Residence also won three silvers, one gold and the special-recognition Innovation Award. In addition, Parq Vancouver earned five Silver Awards and one gold.

In addition to winning two Silver Awards, Ledcor in joint venture with Balfour Beatty won the Gold Award in the General Contractors Project over $50 Million category for the BC Children’s and BC Women’s Redevelopment Project Phase 2.

This year, the judges reviewed and recognized two truly impressive project submissions deserving special recognition. Graham Infrastructure LP received a Heritage Award for its work on the Burrard Bridge Rehabilitation, while Urban One Construction Management Inc. received an Innovation Award for UBC Brock Commons Phase 1 Student Residence.

“One of the joys of judging is being able to identify trends that reflect the state of the industry” said Bob Proctor, co-chair of the Awards of Excellence Judging Committee. “This year, we saw how the use of technology on job sites is continuing to expand, with more contractors installing computer terminals and using tablets for such things as drawing reference and real-time access to change orders. We also saw wood used in new and innovative ways.”

For full list of winners, visit VRCA.

All winners will be featured in the November/December issue of Construction Business.

Aga Khan officially opens garden in Edmonton

His Highness the Aga Khan officially opened the Aga Khan Garden this month in Edmonton. The Aga Khan Garden, located at the University of Alberta Botanic Garden, features an idyllic expanse designed for education, reflection and the promotion of intercultural understanding and harmony. The garden was opened to the public for the first time on June 29, 2018, following 18 months of construction.

Designed by world-renowned landscape architectural firm Nelson Byrd Woltz, the Aga Khan Garden, Alberta features secluded forest paths, granite and limestone terraces, still pools that reflect the prairie sky and a waterfall that tumbles over textured stone. Fruit orchards extend around the large Calla Pond, and the garden contains more than 25,000 trees, shrubs, perennials, annuals and wetland plants, selected for fragrance, beauty and the ability to thrive in Alberta’s northern climate.

The 4.8-hectare Aga Khan Garden is a stunning contemporary interpretation of Islamic landscape architecture. A gift from the Aga Khan to the University of Alberta and all Canadians, it joins a network of 11 gardens around the world built or restored by the Aga Khan Trust for Culture — and is the northernmost in the world.

“Our responsibility to be good stewards of the earth extends to cultural heritage, whether in the form of parks or monuments. I believe this stewardship is even more critical today than ever before,” said His Highness the Aga Khan.

The gift of the Aga Khan Garden is a symbol of the continued intellectual, educational and cultural collaboration between the University of Alberta and the Aga Khan Development Network. In 2017, the University of Alberta and the Aga Khan University renewed a memorandum of understanding, originally signed in 2006, to move forward their respective goals of increasing global engagement and promoting equitable human development for citizens around the world.

During the inauguration ceremony, the future site of a pavilion, named the Diwan, at the Aga Khan Garden was also dedicated. The Diwan will provide a much-needed indoor space at the University of Alberta Botanic Garden. The signature building will complement the beauty and function of the botanic garden and maximize opportunities for programs and events that will benefit the entire community.

A public celebration of the Aga Khan Garden will take place in 2019.

ENERGY STAR to recognize multi-res buildings

A pilot program launched today aims to take energy efficiency to new heights in residential construction. Mid- and high-rise buildings due to rise in Ontario can now pursue the ENERGY STAR® label that has been used to recognize energy-efficient new homes for more than a decade now.

Whereas ENERGY STAR® for New Homes identifies homes that outperform code-compliant homes by 20 per cent, the ENERGY STAR® for Multifamily High-Rise (New Construction) Pilot Program will identify buildings that outperform code-compliant buildings by 15 per cent.

The launch of the pilot program responds to the changing face of the new homes market as governments and industry continue to collaborate in the fight against climate change.

“With the increased construction of stacked townhouses and high-rises, I am proud to see ENERGY STAR certification being extended to multifamily high-rise buildings,” said Minister of Natural Resources Amarjeet Sohi. “This pilot program will not only contribute to the Government of Canada’s greenhouse gas emission targets, it will also reduce consumers’ energy costs, create good jobs and stimulate innovation in the housing sector.”

EnerQuality, a certifier of energy-efficient homes established by the Canadian Energy Efficiency Alliance and Ontario Home Builders’ Association, is running the pilot program with authorization from Natural Resources Canada.

”Trusted by consumers and respected by builders, ENERGY STAR Multifamily is a natural extension of ENERGY STAR for New Homes in a market rapidly shifting to higher-density housing,” said Corey McBurney, president of EnerQuality. “EnerQuality is proud to partner with Natural Resources Canada to demonstrate that innovation happens when industry and government work together to lead.”

The pilot program is scheduled to run for five years in Ontario. If successful, the program could eventually be rolled out elsewhere.

More information is available on the EnerQuality website.

Canada moves towards total asbestos ban

Recognizing that asbestos can cause life-threatening diseases, such as asbestosis, mesothelioma, and lung cancer, the Government of Canada announced the final step to ban asbestos and asbestos‑containing products in the country.

“This is the final step to ban asbestos in Canada. We have followed through on our promise to deliver new, tougher rules to stop the import, use, sale, and export of asbestos in Canada. These measures will protect our communities and the health and safety of all Canadians,” said Catherine McKenna, Minister of Environment and Climate Change.

These new regulations are part of the government-wide strategy announced in 2016 to protect Canadians from exposure to asbestos. They reflect consultations with Canadians and stakeholders across the country. The new regulations prohibit the import, sale, and use of asbestos as well as the manufacture, import, sale, and use of asbestos-containing products, with a limited number of exclusions.

In addition, exports of asbestos and asbestos-containing products are now prohibited, with a limited number of exceptions, and the existing Export of Substances on the Export Control List Regulations and schedule 3 of the Canadian Environmental Protection Act, 1999 were amended to reflect that.

The new regulations and related amendments to ban asbestos will come into force on December 30, 2018. They will protect the health of all Canadians by preventing new asbestos and asbestos-containing products from entering the Canadian market.

“This is a critical step on the long road to banning asbestos, and will, without a doubt, save lives for generations to come,” said Hassan Yussuff, president of the Canadian Labour Congress.

Asbestos is the leading cause of workplace-related death in Canada. Deaths from mesothelioma, a rare respiratory cancer caused almost exclusively from asbestos exposure, increased 60 percent between 2000 and 2012. Experts estimate 150,000 Canadians are exposed to asbestos at work, particularly in construction and trade industries.

TREB releases recommendations on housing supply, affordability

Coinciding with municipal elections coming to a close, the Toronto Real Estate Board (TREB) has released recommendations on what newly-elected councillors, mayors and regional chairs across the Greater Toronto Area (GTA) can do to ensure housing affordability and supply for home buyers and renters.

“A recent poll conducted by Ipsos Public Affairs showed that housing affordability was a top-of-mind issue for voters in this election,” said Garry Bhaura, TREB president, in a press release. “Housing affordability is a priority for voters, and they want it to be a priority for the incoming municipal councils. Based on the candidate survey responses that TREB received, it appears that housing affordability is also a priority for many candidates.”

The TREB also released three new policy briefs on “missing middle” housing supply, housing-related municipal red tape, and infrastructure needs for housing supply, in addition to a statement issued earlier in the campaign on the impact of municipal land transfer taxes. TREB recommends newly elected municipal councils to support the creation of more housing supply and options.

In addition, its recommendations include that:

councils review municipal zoning by-laws and consider changes to allow for more mid-density development, such as townhomes;
work with neighbourhoods by improving communication strategies to allow mid-density developments to become seamlessly integrated into existing neighbourhoods;
prevent new municipal land transfer taxes in the GTA;
reform the Toronto Land Transfer Tax to adjust the first-time home buyer rebate, and the threshold price at which the higher tax rate kicks in so they keep pace with Toronto’s current average home price (currently around $800,000);
conduct reviews of municipal planning approval processes for new housing applications, with the goal of streamlining the process; and
recognize the importance of infrastructure as related to housing supply and affordability, and move ahead with critical projects and investments that are key portions of strategies targeted to addressing housing needs.

TREB also recently released the results of responses received from over 200 municipal candidates from across the GTA. They were asked to respond to a survey requesting their views on key housing issues that are the subject of TREB’s recommendations.

The policy briefs and candidate survey responses can be read here.

A Spotless History

After 15 years in the business, Metro Jet Wash has nearly seen (and cleaned) it all. Over the years, the family-run company has grown to accommodate new challenges, collecting new insights, technologies, and perspectives along the way. Now, on the eve of its crystal anniversary, we sat down with Leslie De Carli, Metro Jet Wash CEO; Claudio De Carli, President; and Brian De Carli, Vice President; to discuss their industry experience, perspectives, and future ambitions.

Take us back 15 years. How did the company start?

Leslie: At that time, my husband Claudio had worked for our sister company, Metro Compactor, for many years and I was working nights at another corporation. Claudio was always being asked to wash containers and do other maintenance or cleaning tasks, so he felt confident in my experience and saw an opportunity to partner up and provide a “one-stop shop” for customers in the commercial and residential space.

Claudio: Cleanliness was becoming a big factor for clients. You had these compactors on the floors where people worked or lived and without the proper maintenance they would begin to cause odours. But more than that, those residents and office workers just wanted a nice, clean place to be around. So we eventually went even further by refurbishing compactor rooms and the corrals outside to make them look a lot more presentable.

Brian: We also started cleaning and maintaining a lot of parking lots and garages, which makes sense. If you have a dirty looking parking lot or garbage room, that creates a bad impression; and if those rooms aren’t being looked after, it sends the message of “What else isn’t going to be clean?” while also setting the tone for the rest of your property with regards to visitors and tenants.

How did your company evolve to meet the demands of the industry?

Claudio: We started with caring for the garbage chutes and the overall presentation of garbage rooms, but then we evolved into power washing undergrounds, sweeping, and looking after their overall underground presentation. From there, we moved into services for drains because that was another part that was being overlooked by the industry.

In the end, we became more than a power washing company. It used to be that Metro Jet Wash would clean chutes/compactors, but we evolved to parking lot cleaning and line painting. We also added MJW Odour Solutions to our service and sell cleaning products and odour control solutions – the same products and services we as professionals use and perform on a day-to-day basis. On top of that, we added Metro Jet Vac, a division that cleans out catch basins, sump pits, and power flushing drains as well as environmental cleanups; Metro Building Contractors, a division that restores garbage rooms and construct garbage enclosures along with exhaust fan/louvre installs and repairs and parking garage lighting and more; and Drop’N’Toss, which offers commercial and residential bin rental and junk removal. All divisions make a complete solution package of services for customers, providing additional safety, quality, and efficiency.

How do you see the equipment/technology evolving in your field?

Claudio: A lot of the evolution is around water retention. The upgrades and equipment you need to retain water more efficiently can be an expensive but necessary investment. Still, that’s where everything is going, and we have to make sure we’re ahead of that change for the environment.

Brian: Another big shift is that everyone is going digital. Everybody has a system now and we’re connecting to those systems to accept purchase orders, respond to questions, invoice for work, and communicate with the client. It can feel like you’re talking to a computer all the time, so we still see a value with face-to-face and voice-to-voice interactions.

How you’ve seen the industry though change over the last 15 years?

Leslie: I think the industry is finally catching up to the importance of job safety. There have been accidents in our industry where people go to the hospital for carbon monoxide poisoning because they weren’t wearing the right equipment or didn’t have the right training. Now, the industry is becoming much more cautious; they’re adding fans and carbon monoxide detectors to enclosed spaces.

Claudio: Safety has become very, very important. It always has been for us. From the start, we’ve made sure to give them the right tools and education so they’re doing their jobs properly and going home to their families at the end of the day.

What about environmental considerations?

Leslie: People are more aware of their world and want to protect it. That’s something we’ve always aimed for as well by using products that are good for the environment and ensuring they’re disposed of properly. We have MOE certification with knowledge of correct processes and disposal methods.

Brian: The same applies to water usage – we’ve been very focused on retaining water either through tech upgrades and new tools practices.

Claudio: Right, because at the end of the day, we’re not just concentrating on business; we’re concentrating on the big picture: the future of our kids, they’re kids, and how we can do better for them.

For more information, please visit www.metrojetwash.ca.

What cleaning professionals need to know about HAIs

Hospital-acquired infections (HAIs) are infections people can get as a result of being in a hospital. According to the Coalition for Healthcare Acquired Infection Reduction (CHAIR) 1 out of 10 Canadian patients acquire an infection from the hospital – that’s 200,000 people each year and five percent of those patients die, that’s 10,000 Canadians.

Cleaning professionals can play a significant role in helping to reduce these numbers. But before we discuss that, along with the personal toll, here are some direct and indirect costs associated with HAIs in Canada:

Many hospitals have a shortage of beds. When a patient contracts an HAI, what might have been planned to be a short hospital stay of a day or two can turn into a stay of several days, even weeks. This can delay the hospitalization and treatment of other patients.
Patients who contract HAIs require a lot of medical time and attention from doctors and staff, often taking time away from treating other patients.
According to the (CHAIR) Canada, it costs Canadians $4 billion to $5 billion each year to treat HAIs.
HAIs can delay a person’s return to work by several days, even weeks; often this results in lost wages. Further, many HAI patients have health complications after they have contracted an HAI, which can cost them their jobs.

To help protect human health and minimize the number of people in Canada contracting HAIs, cleaning professionals need to focus on three things:

Identification of possible germs and bacteria that can cause HAIs
The proper use of disinfectants
Updated procedures used to clean surfaces in healthcare settings, specifically floors

Identification

One of the most significant advances in the professional cleaning industry has been the use of handheld adenosine triphosphate (ATP) monitoring systems. These ATP rapid monitoring systems detect if living cells are present on a surface. While they cannot identify the cells, indicating whether they are harmful or safe, a high ATP reading is viewed as a warning that the surface in question should be cleaned.

In recent years, imaging technologies have also been introduced to help identify the location of living organisms on a surface. Again, they cannot indicate whether these organisms are safe or harmful, but what they do provide is a map: they map out the locations of these cells on a surface and indicate, by using different colours, their intensity.

Disinfectants

A fundamental problem we find in the professional cleaning industry when it comes to the use of disinfectants is “off-label” use. This is when cleaning staff do not follow the manufacturer’s instructions as to how to dilute the product; how long it should “dwell” or sit wet on a surface; and kill claims, which indicate what types of pathogens the disinfectant is designed to kill.

Cleaning professionals also use disinfectants in areas where they are not needed. Not only is this wasteful and costly, but evidence suggests pathogens develop immunities to disinfectants over time, just as people can develop immunities to certain antibiotics. This means, even if cleaning professionals are using these products properly, they still may not be effective because pathogens on surfaces have built up defenses to the disinfectants. To help prevent pathogens from becoming immune to certain types of disinfectants, some cleaning experts now suggest that disinfectants be rotated. Using disinfectants with different formulations can help reduce the possibility of an immune response.

Processes

Today, there are “no-mop” cleaning options such as the following:

Automatic scrubbers: These machines scrub floors as the name implies and should not spread disease. However, they can be costly to purchase and maintain. Further, they can be difficult to use in small areas such as patient rooms, classrooms, etc.

Auto Vacs: Less costly and more flexible than scrubbers, these machines automate the floor cleaning process by applying fresh cleaning solution directly to the floor, loosening soils as the machine is walked over the floor, and then vacuuming up the moisture and soils.

Vacuum powered systems: These systems dispense cleaning solution directly to the floor; using a wand, the solution/floor area can be agitated to loosen soils, which are vacuumed up in same the process.

The bottom line is that HAIs have serious ramifications, not only in how many people must suffer from these infections but also in how many die. Further, the costs, direct and indirect, associated with these diseases can be substantial. Cleaning professionals can play a significant role in reducing how many people contract infections while staying in a hospital.

Robert Kravitz is a writer for the professional cleaning industry.

National home prices rose 2.2 per cent in Q3

Home prices saw modest year-over-year gains in many regions across Canada in Q3-2018, according to the newly released Royal LePage House Price Survey and Market Survey Forecast.

The national trend was largely influenced by price appreciation in the Greater Vancouver Area (GVA), while property in the Greater Toronto Area (GTA) continued to experience year-over-year price declines, with modest gains in value when compared to Q2-2018. The Greater Montreal Area saw the highest year-over-year price appreciation rate of the three regions.

The Royal LePage National House Price Composite, which was gathered from property data in 63 of Canada’s largest real estate markets, showed that home prices in Canada climbed 2.2 per cent year-over-year to $625,499 in Q3-2018. When split into housing type, the average price of a two-storey home rose 1.4 per cent year-over-year to $736,337, while the average price of a bungalow rose 1.5 per cent to $519,886. Meanwhile, condominiums saw the largest price increase, climbing 6.7 per cent on an annual basis to reach an average price of $441,240.

Looking ahead, Royal LePage predicts a further increase in home price appreciation in Q4-2018, and is forecasting a 1.5 per cent increase in the aggregate price of a home over the next three months.

“Positive economic fundamentals, supported by a new agreement on trade, should bolster consumer confidence across Canada and stoke demand in the nation’s real estate market,” said Phil Soper, president and CEO of Royal LePage, in a press release. “Dangerously overheated regions have cooled considerably this year, while home prices have remained remarkably resilient. This is the soft landing that policy makers were hoping for.”

“I am concerned that the slower market will cause housing supply issues to be shuffled aside for other priorities. The return of runaway home prices in the country’s largest markets remains a real threat. Not this year, but in the near future,” continued Soper. “The large millennial cohort is putting increasing pressure on our limited new housing stock. It is imperative that all levels of government address looming supply shortages, particularly in affordable housing.”

After over a year of intense negotiations, the federal government reached a new agreement with the U.S. and Mexico on trade, called the USMCA, which is widely viewed as a good outcome for the Canadian economy. According to Soper, this has removed the veil of uncertainty that was deterring large purchase decisions.

“On the other hand, the trade deal paves the way for the Bank of Canada to raise interest rates,” said Soper. “Overall, this is a positive development for housing industries on both sides of the border.”

The Canadian economy is on solid ground, although 2018 is expected to see a lower expansion rate compared to 2017. Double-digit home appreciation has been removed from the GTA or GVA markets. Price appreciation in the Greater Montreal Area was strong at 5.4 per cent, but does not come close to what was experienced in the GTA or GVA. Condominium prices in Toronto and Vancouver have also moderated.

During the third quarter of 2018, Ontario continued to see a noticeable difference between appreciation rates in the GTA and surrounding Greater Golden Horseshoe and beyond. Despite some price relieve in the GTA, some buyers are looking at homes in other Southern Ontario cities in search of a more affordable purchase. This trend is consistent with the findings of the Royal LePage’s Peak Millennial Survey, which found that 52 per cent of people surveyed nationally would look to buy a home in the suburbs when purchasing a property, especially to raise a family (59 per cent), while 61 per cent said they would be willing to move to another city or suburb where property is more affordable.

Of the regions studied by the survey, Kingston and Windsor saw the highest appreciation rates in Ontario, climbing 14.6 and 14.4 per cent annually, respectively. Meanwhile, regions including Niagara/St. Catharines, London and Kitchener/Waterloo/Cambridge saw strong price gains of 8.4 per cent, 7.6 per cent and 6.0 per cent, respectively.

In contrast, over the same period, the aggregate price of a home in the GTA remained relatively flat on an annual basis, depreciating 0.4 per cent to $836,402. The City of Toronto maintained solid ground, increasing by 5.2 per cent, while nearly every suburban region monitored other than Mississauga posted annual price declines. However, when comparing quarters, the aggregate price of a home in the GTA climbed 1.3 per cent. By the end of Q4, Royal LePage expects the aggregate price of a home in the GTA to climb 2.0 per cent over Q3-2018 to reach $853,097.

“The GTA is emerging from a housing correction that was triggered by a combination of eroding affordability and government intervention,” added Soper. “The introduction of the mortgage stress test in particular slowed activity in Toronto’s ‘905’, bringing lower prices to the over-heated suburban region. Quarter-over-quarter trends are pointing to the end of this correctional cycle and the beginning of a modest recovery in the region.”

In Quebec, the Greater Montreal Area’s housing market remained strong, supported by a resilient economy and high employment rate. In September, the unemployment rate in Quebec dropped 0.3 per cent to 5.3 per cent, which is well below the national average of 5.9 per cent. According to Soper, Montreal remains far more affordable than other major markets.

In Q3-2018, the aggregate price of a home in Greater Montreal climbed 5.4 per cent year-over-year to reach $396,909, which was a higher rate of appreciation than in both the GTA and GVA, and was well above the national aggregate percentage increase. During this period, the average price of a two-storey home in Montreal increased 6.5 per cent year-over-year to land at $500,021. Going forward, more moderate price increases are predicted for the region. The Greater Montreal Area aggregate home price is expected to increase 0.7 per cent quarter-over-quarter to $399,679 in Q4-2018.

British Columbia’s economy continued to outperform most other provinces in Q3-2018, due to technology, tourism and natural resources expanding at a healthy pace. The resulting upward pressure on B.C.’s real estate market was diminished by the 2018 mortgage stress test and provincial tax policy. Double-digit price increases are no longer the standard for the province, although affordable regions and condominiums are continuing to see sturdy year-over-year growth.

In Calgary, higher oil prices, energy activity and exports have all boosted the real estate market’s recovery as the average home price appreciated 3.4 per cent annually in Q3. Meanwhile, Edmonton’s home price appreciation was relatively flat, falling 0.9 per cent on an annual basis during the same period.

Despite rebounding oil and agricultural prices, Regina and Saskatoon’s real estate markets struggled to retain home values. The average home price in Regina climbed 1.8 per cent annually, while the average home price in Saskatoon fell 2.5 per cent over the same period.

In Manitoba, the economy continued its upward trajectory in Q3. The average home price in Winnipeg grew by 3.3 per cent year-over-year with standard two-storey homes experiencing the largest gains, climbing 5.7 per cent during the same period.

All Atlantic Canada regions monitored saw annual home price appreciation in Q3. Moncton and Charlottetown posted the largest home price growth, both seeing increases of 10.1 per cent year-over-year.

Toronto weak among Amazon HQ2 contenders

A snub from a residential real estate specialist underscores the prevailing view that Toronto fails the location, location, location test for hosting Amazon’s second headquarters. Punditry emanating from the United States characterizes Toronto as an outlier on the short list or overlooks it entirely.

For example, the respected think tank, the Brookings Institute, cites “data incongruence” for leaving Toronto — frequently recognized as one of the world’s most multicultural cities — out of an effort to rank the diversity and social inclusiveness of the 19 other Amazon HQ2 contenders. Realtor.com offers no explanation for Toronto’s absence from its comparison of housing markets in the short-listed cities.

Recent data-driven analysis from the research and advisory firm, Resonance, affirms that Toronto is akin to a fabulous house on the wrong street. It ranks as the second-best match to the criteria Amazon set out in its initial request for proposals from bidding cities, but the economic development consultants conclude the more favourable U.S. tax regime will knock a Canadian city out of the running.

Resonance president and chief executive officer Chris Fair predicts New York — the only city to surpass Toronto’s performance — will also be passed over. Its deemed Achilles heel is the challenge of a securing adequate land to accommodate a vast campus in its densely developed real estate market. (While Toronto’s bid identified 10 potential development sites, New York’s listed available office space spread across four boroughs of the city.)

“That leaves Chicago, Northern Virginia, Los Angeles and perhaps Boston as the most likely candidates,” Fair surmises.

Resonance rankings of the 20 short-listed cities were derived through analysis of six criteria:

Talent: Educational attainment in the population and the ranking of institutions of higher education
Cultural Community Fit: Diversity measured by the percentage of population foreign-born and percentage that speak a language other than English at home
Quality of Life: Crime rate, average time to commute to work, and the quality of neighbourhoods and landmarks
Housing Affordability: Affordability of housing relative to the median household income
Recreational Opportunities: Access to quality parks and outdoor activities
Stable and Business-friendly Environment: The number of Fortune 500 companies

Resonance analysts also considered the depth of the local talent pool given Amazon’s stated objective to fill as many as 50,000 positions at the new headquarters. Toronto easily met the benchmark of at least 150,000 advanced industry workers.

Other assessments have been less flattering. The investment and financial news site, InvestorPlace.com, named Toronto at the top of its list of the seven cities that don’t stand a chance of hosting the new headquarters, citing lack of tax incentives and the cost of housing as two significant barriers. Projections from Business Insider rank it as the 17th most likely choice, ahead of only Columbus, Indianapolis and Los Angeles.

A recent CNBC ranking assigns Toronto a B− grade — on par with New York and Chicago — and placed Austin and Dallas at the top of the scale, both with grades of A−.

“While there are concerns up north that U.S. tax reform has wiped out Canada’s competitive advantage, the economics of a Toronto headquarters are hard to ignore. The city also has a strong, well-educated workforce, though it is heavily unionized, and inclusiveness is enshrined in federal law,” says Scott Cohn, the CNBC special correspondent who also produces the annual America’s Top States for Business report. “There are issues, however. Business regulation is sometimes harsh, the economy is sluggish and infrastructure needs work. And one can only imagine the presidential tweets over such a move.”

In harmony with Resonance’s findings, Boston and Northern Virginia make CNBC’s list of strong contenders. So, too, do Atlanta, Denver, Miami and Nashville.

Cohn acknowledges that none of these speculative exercises are privy to Amazon’s decision making process and/or the weights that will given to various criteria. Nevertheless, commentators’ attempts to parse and rank Amazon HQ2 contenders could be catching the attention of prospective investors, convention planners and tourists.

“Regardless of where Amazon chooses to go, one key takeaway from this whole exercise is the growing importance that quality of place plays in luring new companies, large or small, to cities today. Many of the factors identified by Amazon in its RFP are the very same factors we’ve identified as having a high correlation with both attracting international visitors and investment,” Fair notes.

Beyond the shortlist, it’s generally believed that the bid process has helped a handful of other North American cities secure recent investment commitments from Amazon. This includes: a 1 million-square-foot warehouse and distribution centre now under construction in Ottawa; a 450,000-square-foot fulfillment centre in Delta, B.C.; and an expansion of its Vancouver tech hub.

Morguard and partner purchase Jean Edmonds Towers in Ottawa

Morguard Corporation announced that it has jointly purchased the Jean Edmonds Towers (JET) located at 300 Slater Street and 365 Laurier Avenue in downtown Ottawa. The 552,000 square foot two-tower complex was acquired for $186 million before taxes and transaction costs.

The real estate company and its institutional partner will own the complex on a 49.9 per cent – 50.1 per cent basis, respectively, with Morguard providing property management services. The twenty-storey towers are linked by a ground level retail atrium and are leased primarily to Public Services and Procurement Canada (“PSPC”), which occupies over 98 per cent of the gross leasable area.

The joint venture completes Morguard’s operational management of a full city block in Ottawa’s central business district.

“With Morguard now managing operations at all the commercial properties on the block, there are future consolidated redevelopment opportunities that will create value for all the assets over the long term,” said K. Rai Sahi, Chairman and CEO of Morguard. “We’re excited to add this important piece to our downtown Ottawa portfolio as we continue to expand our footprint in this strategic market.”

With the recent acquisitions of JET and 41 Rue Victoria in nearby Gatineau, Que., Morguard’s substantially owned and managed commercial real estate portfolio in the Ottawa region now stands at over 5.0 million square feet. The company also owns and/or manages 2,800 residential suites in the region.

Cannabis legalization calls for drug policies

On Oct. 17, 2018, the federal government legalized the sale of recreational cannabis in Canada. This is a monumental shift in the legal landscape that may have organizations such as property management companies wondering how they can adapt to this change.

The short answer is to implement a drug policy.

Recreational cannabis becomes legal

Bill C-45, or the Cannabis Act, establishes a legal framework for the legal sale and possession of cannabis. The Ontario government and other provincial governments have passed laws that permit the legal sale of cannabis as of Oct. 17, 2018. The Ontario Human Rights Commission has recently issued questions and answers on cannabis and the Ontario Human Rights Code.

This change in the law raises many issues including health and safety considerations, medical marijuana use in the workplace, human rights issues, and the complex area of drug testing.

What follows is a discussion of these issues.

Key components of a drug and alcohol policy

There is not a one-size-fits-all drug policy. Every workplace is different. For instance, a draft policy for Toronto Police Service proposes banning officers from consuming recreational cannabis within 28 days of reporting for duty. This policy has been debated as members of the Toronto Police Union oppose this restriction, claiming it is impractical and essentially an absolute prohibition. The RCMP, the Canadian Armed Forces and other police forces throughout Canada have adopted different policies.

The following are possible components of a drug policy:

1. Background information and expectations

Provide some background information on why the substance abuse policy is being written or updated, starting with the new cannabis laws.

All staff should understand what is expected of them regarding possession of cannabis in the workplace and impairment while on duty.

It is recommended that employers make it clear that cannabis legalization does not change the fact that recreational marijuana use at the workplace is not permitted. Comparing recreational marijuana to alcohol can help illustrate that just because using a substance is legal does not mean it is permissible at the workplace. Just as staff know to refrain from drinking alcohol at the workplace, staff should understand that they cannot use cannabis at work or be impaired while working.

2. Policy statement

The policy should outline an organization’s commitments to its employees, clients, and third parties. An organization’s two main commitments are to provide a safe and healthy workplace, and to continue complying with the organization’s duties under Ontario’s Human Rights Code.

3. Provide definitions and scope

Define terms that are used throughout the policy so that everyone understands what they mean. Some important terms to consider defining include: “impairment,” “fit for work,” “safety-sensitive positions,” and “undue hardship.”

The policy should make clear where it applies and to whom it applies. Depending on the nature of a business and where people conduct business, it is important to outline expectations when it comes to travelling, off-site locations, and attending company-sponsored functions.

4. Outline roles and responsibilities

The policy should set out the responsibilities of the company, management, and employees.

The company should be responsible for making employees aware of the policy and enforcing it. Managers should be responsible for understanding and following the requirements of the policy, encouraging employees to report incidents of substance abuse, and promptly reporting all complaints or incidents of substance abuse. The policy should also make clear that anyone who reports a substance abuse incident in good faith will not be punished for it.

Some additional considerations

Remember that developing a policy can take time. Education is an integral component of the process. Staff will need training to understand what is expected of them at work.

When developing a substance abuse policy, it is a good idea to collaborate with the Joint Health and Safety Committee or the Health and Safety Representative, if either exists in the workplace.

Policies addressing the possession and use of recreational cannabis in the workplace have to find the delicate balance between outlining acceptable employee behaviour while maintaining employee privacy.

Human rights versus health and safety

Since 1999, medical use of marijuana has been legal in Canada and is currently regulated under the Access to Cannabis for Medical Purposes Regulations. The duty to maintain a safe work environment must be balanced with an employer’s obligation under human rights legislation to accommodate an employee with a disability to the point of undue hardship. This duty may include permitting an employee to work while under the influence of marijuana. However, employers must continue to meet their obligations under the Occupational Health and Safety Act, so this balancing act is particularly important in safety-sensitive workplaces.

Employers are required to respond to marijuana-related accommodation requests on a case-by-case basis, taking into consideration the employee’s medical needs and the organization’s obligations under health and safety laws.

Drug testing

A controversial issue facing employers is the question of how to detect cannabis impairment. Introducing drug testing in the workplace is very controversial and often leads to litigation. In fact, an employer should expect that any random drug testing policy will be legally challenged. In these cases, the onus to justify the need for a random drug testing policy is on the employer.

Any testing protocols must show current impairment; not past use.

Ultimately, understanding an employer’s rights and obligations under the federal Cannabis Act and related provincial legislation is the key to developing an effective substance abuse policy.

Doug MacLeod of the MacLeod Law Firm limits his law practice to employment law. He has been advising Ontario employers including property managers for more than 25 years. He can be reached at 416-317-9894 or [email protected].

Canadian home sales activity wanes in September

National home sales fell 0.4 per cent between August and September 2018, marking the first decline since April, according to recent statistics from the Canadian Real Estate Association (CREA). While sales activity has been stronger compared to the first half of the year, it still remains well below most other months since 2014.

Home sales activity dropped on a monthly basis in slightly more than half of all local markets, led by Vancouver Island and Edmonton, along with several markets in the Greater Golden Horseshoe (GGH). Falling activity in these markets was offset by gains experienced in the Fraser Valley and Montreal.

Actual (not seasonally adjusted) activity declined by 8.9 per cent compared to one year ago. About 70 per cent of local markets experienced an annual decline, led primarily by declines in major urban centres in British Columbia, as well as Calgary, Edmonton and Winnipeg.

“The balance between the number of home buyers and suitable homes varies depending on location, housing type and price range,” said Barb Sukkau, CREA president, in a press release. “Differences in market balance will likely come into sharper focus as interest rates rise and cause this year’s new mortgage stress test to become even more restrictive.”

The number of newly listed homes climbed three per cent between August and September, led by the Lower Mainland of British Columbia and the Greater Toronto Area (GTA). Over half of all local markets posted a monthly increase in new listings, which was offset by declines that topped three per cent in more than half of the remaining local markets.

“Sales activity may get all the press but it’s the balance between that and the number of homes for sale that set the tone for pricing environment,” added Gregory Klump, CREA’s chief economist. “In markets with an abundant supply of homes and slower sales activity, buyers have the upper hand when it comes to negotiations over price. However, in places where buyers are keep to make a purchase but there’s a shortage of homes for sale, sellers are in the driver’s seat when it comes to price. It will be interesting to see how supply and demand respond to rising interest rates amid this year’s new mortgage stress test.”

With sales declining slightly and new listings rising, the national sales-to-new listings ratio eased to 54.4 per cent in September, compared to 56.2 per cent in July and August. The long-term average for the sales-to-new listings ratio is 53.4 per cent. Based on a comparison of the sales-to-new listings ratio with the long-term average, approximately three quarters of all local markets were in balanced market territory last month.

In addition, there were 5.3 months of inventory nationally at the end of August 2018, which is in line with the measure’s long-term average. However, this figure is well above the long-term average in all Prairie provinces and in Newfoundland & Labrador.

The Aggregate Composite MLS Home Price Index (HPI) was up by 2.3 per cent year-over-year in September 2018. This increase was in line with increases posted in each of the two previous months.

Apartment units experienced the largest annual price gains in September, with prices climbing 8.4 per cent, followed by townhouse/row units, which saw price gains of 4.5 per cent year-over-year. Meanwhile, prices of one-storey and two-storey single-family homes were relatively unchanged, both declining by 0.3 per cent annually.

Trends continue to vary significantly among the 17 housing markets tracked by the MLS HPI. In British Columbia, home price increases are falling on an annual basis in Greater Vancouver (+2.2 per cent) and the Fraser Valley (+8.5 per cent). Meanwhile, home prices in Victoria climbed 8.7 per cent year-over-year in September 2018, while other regions of Vancouver Island saw price increases of 13.2 per cent annually.

The Prairie provinces saw benchmark home prices remain down year-over-year in Calgary (-2.6 per cent), Edmonton (-2.6 per cent), Regina (-4.7 per cent) and Saskatoon (-1.9 per cent).

In the Greater Golden Horseshoe region, home prices were up year-over-year in Guelph (+8.0 per cent), Hamilton-Burlington (+6.1 per cent), the Niagara Region (+5.9 per cent), the GTA (+2.0 per cent) and Oakville-Milton (+1.4 per cent). Meanwhile, home prices fell in Barrie and District (-3.6 per cent).

Ottawa saw home prices increase 6.9 per cent year-over-year (led by a 7.9 per cent increase in two-storey single-family home prices), while Greater Montreal saw price increases of 6.1 per cent annually (led by a 7.0 per cent increase in townhouse/row unit prices) and by 3.4 per cent in Greater Moncton (led by a 10.3 per cent increase in apartment unit prices).

The actual (not seasonally adjusted) national average price for homes sold in September 2018 was just below $487,000, relatively unchanged (+0.2 per cent) from September 2017. The national average price is heavily skewed by sales in the Greater Toronto and Greater Vancouver Areas. When these regions are removed from calculations, the national average price for a home falls by nearly $104,000 to just over $383,000.

Adera breaks ground on mass timber project

Adera Development has broken ground on its latest project, Crest, in North Vancouver. It will be the community’s first entirely mass timber development, creating 179 new homes for residents at 128 East 8th Avenue.

The Crest project utilizes luxury wood in the form of cross laminated timber to create a building that benefits the community at large. Committed to developing sustainable communities, this project marks yet another mass timber development as part Adera’s vast portfolio of sustainable projects.

“They’re fundamentally changing the way residential construction is being done” says Stephen Tolnai, VP of sales and marketing at Structurlam Products LP.

The use of luxury wood in the construction of Crest is a testament to Adera’s commitment to the North Shore, constructing communities that positively impact residents, and the environment as a whole. Luxury wood utilizes cross laminated timber, creating engineered wood panels that offer significant superiority over other materials. More seismically resilient, fire resistant, and creating quieter and healthier homes, the benefits of this alternative building material are endless.

“This development is literally the way of the future when it comes to residential construction. We are very excited to officially break ground and welcome Crest to the community of the North Shore” explained Eric Andreasen, VP sales and marketing at Adera.

The addition of Crest to the Central Lonsdale community shows the city’s commitment to growing the residential community, while the recent opening of the local Whole Foods store emphasizes the focus on building healthy, sustainable communities.