Inside the Zero Carbon Building Standard

In December 2016, the Pan Canadian Framework cited sustainable buildings as one of the means to attain reductions in greenhouse gas (GHG) emissions, specifying key measures to help drive down the industry’s emissions. This watershed moment for the green building industry put a spotlight on building performance as a critical solution to climate change.

Changing the conversation – reducing carbon emissions in commercial, institutional and multi-family buildings

Building on the industry’s progress, the Canada Green Building Council (CaGBC) has been working to spearhead the next evolution of green building, aimed at meeting the needs of the emerging low-carbon economy. Launched on May 29, the CaGBC’s Zero Carbon Building Standard is a critical step toward mitigating building emissions. As Canada’s first green building program to make carbon emissions the key indicator for building performance, the Standard positions Canada in an elite group of countries working on similar initiatives, including Australia, France, Brazil and the United States.

Recognizing carbon emissions as a key indicator of building performance is an important and fundamental shift for our industry. To date, regulators and those incenting carbon emission reductions (including CaGBC) have focused on energy efficiency; however, the most important factor in the carbon footprint of a building is often not its energy performance, but the carbon intensity of the electricity and fossil fuels used. Recognizing the differences in regional electrical grids and fuel choices is, therefore, critical to accurately assessing environmental impacts and guiding investments.

The CaGBC Zero Carbon Building program reinforces the importance of energy efficiency, while also driving careful choices about the types of energy used and encouraging more renewable energy generation both on the building site and offsite.

Why Canada’s CRE industry needs to take notice of the shift to low carbon

CaGBC is not alone in expanding from a strict focus on energy efficiency. Regulators are increasingly recognizing the importance of addressing building emissions holistically, and carbon is bound to become increasingly important to both new construction and the operation of existing buildings. For example, the City of Vancouver’s updated Green Buildings Policy for Rezonings includes GHG intensity requirements, and Toronto is considering the same. On the existing buildings front, the Province of Ontario recently mandated energy and water reporting for large buildings, and others are planning to follow suit; it is not at all inconceivable that carbon emissions will also be part of reporting and disclosure requirements at some point in the future. Finally, all Canadian provinces will soon be impacted by one form or another of carbon pricing, changing how different forms of energy impact operating costs.

Leaders that are quick to address building emissions will benefit from recognition while future-proofing their assets, positioning themselves for long-term savings and securing their place in the growing low-carbon economy.

Simplicity and flexibility are key to the Zero Carbon Building Standard

The ultimate measure of success is the actual volume of carbon emissions from building operations year over year. In order to recognize the inherent limitations of existing buildings, the requirements of the CaGBC’s Zero Carbon Building Standard have been kept minimal, focusing primarily on the key outcome: reduced carbon emissions. Cost effectiveness is enhanced by providing the flexibility to drive carbon reductions by whatever means make the most sense for a given building. This can include energy efficiency measures, fuel-switching and generating renewable energy on the building site or off-site.

The themes of simplicity and flexibility also apply to the requirements for the design of new construction projects. Recognizing that the design stage provides a unique opportunity to make decisions that will yield reliable long-term carbon reductions, a couple of key design elements were incorporated in order to guide industry. Specifically, there are requirements for thermal energy demand intensity (a measure of the building envelope and ventilation strategies) and for on-site renewable energy generation. Both of these strategies are going to be key to meeting carbon emission reduction targets in the long run.

Shifting the focus to emissions and providing flexibility to meet a zero carbon balance creates an opportunity to apply new approaches, technologies and products, spurring Canadian innovation along the way.

One step at a time

Carbon emissions are going to be a key metric of building performance going forward, both for environmental and economic reasons. The CaGBC, through the release of the Zero Carbon Building Standard, is providing commercial, institutional and multi-family asset owners and managers with a framework, developed through extensive industry consultation, which allows them to begin the process of transitioning to the low-carbon economy of the future.

The Standard is not intended to overwhelm with the possible challenges of immediately achieving a zero carbon balance. Rather, it aims to raise awareness of the growing importance of carbon emissions, provide a framework for assessing those emissions and inform strategies to reduce them.

To start learning about zero carbon for your buildings, visit cagbc.org/zerocarbon.

Mark Hutchinson is vice-president of Green Building Programs at the Canada Green Building Council

Skyscraper construction due for radical change

Skyscrapers command skylines around the globe, like the the Burj Khalifa in Dubai, the Shanghai Tower in mainland China, and the Makkah Royal Clock Tower in Mecca—the three tallest buildings in the world. The number of buildings that exceed 656 feet high has tripled since 2000, while construction of these towering structures is slowly evolving to meet the demands for better efficiency and sustainability.

Staff and students in the New Jersey Institute of Technology’s Masters in Civil Engineering degree program compiled an infographic as they delved into the environmental impact of skyscrapers, traditional materials governing the construction process and potential opportunities for efficiency. Here, they describe wood versus steel and the search for better materials.

Environmental Impact of Skyscrapers

It is estimated that five per cent of man-made carbon dioxide emissions worldwide come from the production and transportation of cement, a vital ingredient for concrete. A further five per cent of emissions can be traced to steel production. For every ton of steel produced, two tonnes of carbon dioxide gets emitted. This results in the annual release of approximately three billion tonnes of the greenhouse gas. Experts say that the carbon embodied in building materials will make up 45 per cent of a typical modern office black’s carbon footprint. There is a definite need to reduce this high percentage to lessen the industry’s contribution to environmental problems.

A lone elevator with traditional steel rope carrying twenty-four passengers consumes 130,000 KWh of energy per year and weighs up to 27,000 kilograms. The ropes are subjected to severe strains. On windy days, the entire building may shake and put steel-cabled elevators temporarily out of service. The traditional elevator design is simply inefficient. People have to wait for a long time just to be able to ride them. A 2010 study found that New York City office workers spent a total of 16.6 years waiting for elevators to open up and let them ride.

The Search for Better Materials

Companies are using glass with greater frequency to design the shape of skyscrapers. Glass has the advantage of lightness, visual appeal and translucence. Various coatings and construction methods have also improved insulating capacity. Many are also working to build sustainable and green-friendly wooden skyscrapers. They are using cross-laminated timber (CLT) which has excellent strength and durability. It is highly resistant to fire, moisture and decay.

Wood versus Steel

In order to solve elevator problems, some companies are working on ropeless elevators that can move vertically and horizontally. These use magnets and linear motor technology. These ropeless elevators need smaller shafts than conventional ones. With the old design, up to 40 per cent of the space is devoted to the elevators. The actual percentage will depend on the total height. Going ropeless can increase the building’s usable area by as much as 25 per cent. This is a significant increase that will allow more staff to be placed per floor. The productivity of the structure will rise because of this simple change.

This new type of elevator is going to be made from carbon composite materials which are known to be strong yet lightweight. The cabins and doors weigh about 300 kg in standard units. The switch to lighter materials will bring this down to just 50 kg or about one-sixth of the original. Other parts will stay as is, but the overall result is still a 50 per cent weight reduction over the current models. Lighter objects are always easier to lift up. The energy consumption of these elevators will drop as the motors will not have to work as hard as before.

The shaft transport capacity can also increase by almost 50 per cent. This means that elevators will be able to fit in twice as more people per trip. Waiting lines will be minimized and workers will be able to get to their offices quickly. With less trips required, the carbon footprint may also decrease by half.

Replacing Steel with Wood

Steel has traditionally been the main component of major construction projects. In 2014, however, only five per cent of the skyscrapers completed followed this old model. The majority depended on CLT. That’s 52 out of 97 buildings or 54 per cent, a significant increase to the 2013 figures, which showed that 24 out of 71 buildings or effectively one-third. CLT is composed of several layers of timber board that are bonded to form structural sheets as thick as 40 centimetres. This cross-lamination technique is what provides incredible strength and stability to the material.

For every cubic meter of concrete or blocks replaced with wood, the building’s carbon dioxide emissions decrease by up to 1.1 tonnes. Many advocate a hybrid system wherein timber and concrete beams are both used whenever appropriate. Carbon footprint reduction can reach as high as 75 per cent in this type of system when compared to the usual all-concrete structure. Wood is able to store CO2. For instance, there is a proposed skyscraper in Paris called the Baobab. It would be able to store about 3,700 tons of carbon dioxide, the equivalent of taking 2,207 vehicles off the road for an entire year.

Wood is also a capable thermal insulator. It can resist the transfer of heat 400 times better than steel and 10 times better than concrete. This means less of the material is needed to line the walls and enclose the building. Thinner walls also provide the benefit of increased usable space.

BOMEX 2017 in Toronto

In its centennial year, BOMA Toronto (Building Owners and Managers Association) will celebrate industry accomplishments and showcase its vibrant home city as the host of BOMEX, BOMA Canada’s national conference. The two-day event, September 27-28, will focus on excellence in Canadian commercial real estate with a leading-edge educational program, tours of iconic Toronto landmarks and awards to recognize Canada’s top buildings and owner/manager teams for 2017.

“We are very proud to host BOMEX 2017 in Toronto as we celebrate our 100th anniversary as the second largest BOMA association in the world, and one of the most influential driving forces in Canada’s commercial real estate industry,” says BOMA Toronto president and CEO, Susan Allen. “BOMA Toronto has crafted a conference that will inform, inspire and connect you. It provides a high value proposition for you and all your team members, from emerging leaders, to seasoned industry professionals.”

As always, the 27th edition of BOMEX will provide ample opportunities for professionals from across the country to brainstorm on critical industry issues, network, share experiences and have some fun. This year’s conference introduces a streamlined day-and-a-half agenda beginning with Wednesday’s building tours and opening night party and moving into Thursday’s intensive immersion in best practices and performances.

Prominent senior real estate executives will set the tone for the day in a kick-off interactive conversation about key influences — both physical and human — that drive value for their multi-billion-dollar portfolios. Michael Brooks, CEO of REALPAC, will prompt the discussion before turning it over to attendees for an open-mic Q&A.

Keynote luncheon speaker, Mark Shapiro, president and CEO of the Toronto Blue Jays, reinforces the BOMEX message with his midday address, Building a High-Performance Culture. Meanwhile, four overarching themes create the framework for this year’s education program, which will tackle some big-picture concepts and drill down to many of the finer details of building operations and management.

Delegates can choose from a pool of 16 seminars in total, presented in concurrent streams addressing: Smart and Connected; Real Performance; Risks and Opportunities; and The People Connection. Panels drawn from BOMA’s knowledgeable, multidisciplinary membership and visiting experts will provide informed perspective on new trends and ongoing concerns that drive asset value and affect buildings and the enterprises they accommodate.

Noted featured speakers include Stephen Selkowitz, a senior advisor with Lawrence Berkeley National Laboratory, who will discuss how the Internet of Things is revolutionizing property management; and Alex K. Lam, Director, Global Development, with Aviemore, who will outline strategies for identifying, nurturing and effectively deploying the interplay of personalities on a property management team. Other sessions offer primers on: leveraging data analytics, real-time monitoring and standby generators; heightening cyber-vigilance; preparedness for severe weather and disruptive events; and real estate law.

Off-site activities showcase some of Toronto’s dynamic venues, as well as prized properties in the portfolios of BOMA Toronto members. There are three options for Wednesday’s building tours. Delegates can take a closer look at historic properties repurposed for the 21st century, premier entertainment facilities or the city’s burgeoning new office district south of the traditional financial core. From there, the opening night party will unfold swimmingly at Ripley’s Aquarium, where networking delegates can enjoy a colourful backdrop of sea and freshwater creatures.

BOMEX 2017 closes with the annual BOMA Canada National Awards Gala, set for the venerable Fairmont Royal York Hotel. Ben and Jessica Mulroney will act as co-hosts, as the TOBY, Earth, Pinnacle and President’s Awards are presented.

“Whether you’re interested in expanding your network, enhancing your skills and knowledge in the latest industry trends and practices, or celebrating with your team on the national awards stage, BOMEX 2017 will provide some truly valuable insights, experiences and opportunities to connect, engage and improve your business,” Allen says.

Ontario introduces stricter rules for evicting tenants

The government of Ontario announced it will be “curbing abuse of unlawful evictions” by imposing stricter rules on landlords for evicting tenants, beginning September 1, 2017.

Moving forward, when a landlord ends a tenancy so that they or a family member can use a rental unit, landlords must:

Provide one month’s rent to the tenant as compensation or offer the tenant another acceptable rental unit.
Express intent to occupy the unit for at least one year.
If the landlord advertises, re-rents or demolishes/converts the unit within one year, she or he will be considered to have acted in bad faith unless they can prove otherwise, and could face a fine of up to $25,000.

According to the news release, these new measures were created as a means to “help protect tenants by discouraging landlords from unlawfully evicting them, whether for conversion of the unit into a short-term rental or immediately re-renting it at a higher rate.”

The changes build on a number of other protections for Ontario tenants that were introduced under the Fair Housing Plan, including the expansion of rent control to all private rental units built on or after November 1, 1991.

Additional facts:

Under the changes, only individual landlords, not corporations, can end tenancies under the ‘landlord’s own use’ provision.
It is an offence under the Residential Tenancies Act for a landlord to knowingly end a tenancy by giving notice in bad faith. A conviction for this offence can result in a fine of up to $25,000 for an individual.
There are approximately 1.2 million private rental households in Ontario.

New safety standard tackles grease deposits

BRE Global has launched a new standard for ductwork cleaning and maintenance, aligned with Loss Prevention Certification Board (LPCB) requirements for fire safety due diligence. It focuses on combustible deposits — namely grease — that can adhere to ductwork, and outlines protocols for cleaning and maintenance contractors, including guidelines for inspection, documentation and advising clients about inaccessible areas and potential vulnerabilities in the system.

“Regardless of the efficiency of the canopy filters, it is inevitable that grease deposits will build up over time in the kitchen extraction ductwork and canopy,” a BRE release states. “Regular cleaning of the ductwork system is essential. If left, grease will become baked on and carbonized making it extremely difficult to remove, thus reducing the effectiveness of the extraction system, potentially shortening the life of the fan and creating a serious fire hazard that may propagate around the building in question.”

BRE Global will audit companies certified under the new standard to ensure ongoing compliance. This proof of contractors’ competence is expected to support future insurance claims.

B.C. storage rack regulations take effect 2018

On January 1, 2018, a new Occupational Health and Safety (OHS) regulation will come into effect in B.C., governing the installation, inspection, use and maintenance of steel storage racks found in storage areas of retail operations and warehouses.

The new regulations will be in Section 4.43.1, Storage Racks, in Part 4: General Conditions and provide requirements for employers to ensure the safety of their workers around storage racks

According to WorkSafeBC, moving materials on and off storage racks, either manually or using mobile equipment, puts workers at greater risk of injury due to slips, trips, falls, overexertion and being struck by falling objects. Poor maintenance, overloading and unsafe loading practices increase this risk.

New resource guides have been released to help workers and facility managers understand the new law. They offer a primer on the law, address common questions and include OHS Guideline G4.43.1 – Storage racks, which accompanies the amendment to the OHS Regulation.

The guideline offers direction to employers on how to meet their obligations in ensuring that qualified persons install, uninstall, and inspect storage racks. In order to determine how much inspection storage racks require, the employer will need to review operations and the work environment. Some factors affecting this include temperature, size of the facility and the damage and failure level of the racks.

Facilities can prepare for the new law by locating all storage racks in the workplace and determining if new regulations apply to the racks. They should start gathering information, such as the manufacturer or product identification, records of maintenance and inspection reports, to name a few.

Storage racks may require repairs or replacements and it takes time to acquire the right parts and services. However, according to WorkSafeBC, it’s expected that the employer will take necessary steps to reduce the risk to workers until such time as the rack is repaired or replaced.

For more information access the resource guides.

Alberta students well placed to enjoy good IAQ

Canadian buildings account for nearly two-thirds of the Clean Air Awards that the U.S. based National Air Filtration Association (NAFA) has bestowed for 2017. The annual awards recognize building owners/managers’ efforts to enhance indoor air quality. Recipients are assessed in 10 specific categories, collectively representing best practices for air filtration and HVAC system hygiene, and must submit inspection data each year in order to retain the Clean Air Award and the building signage that goes with it.

University of Alberta leads the pack, receiving honours for 10 buildings on its Edmonton campus: Administration Building; Agriculture/Forestry Centre; Agri-Food Discovery Place; Fine Arts Building; HUB Mall; Natural Resources Engineering Facility; Newton Place; South Academic Building; Telus Centre; and Timms Centre for the Arts. Two building at University of Calgary — Aurora Hall and Crowsnest Hall — were also recognized, while an award for the Taylor Institute for Teaching and Learning in Calgary further signifies many Alberta students well placed to enjoy good IAQ.

Other Calgary-based winners include the Kahanoff Conference Centre and Five Ten Fifth, managed by Colliers International. Oxford Properties’ MNP Tower was one of three winners in Vancouver, along with Cadillac Fairview’s Canaccord Genuity Place and the Pan Pacific Hotel. Cedar Hill Recreation Centre in Victoria was also a British Columbia based recipient.

Saskatchewan boasts the remaining three Canadian recipients, including Dream Office Management’s Princeton Tower in Saskatoon, the PotashCorp Tower in Saskatoon and the Saskatchewan Credit Union Central in Regina. In the United States, 13 buildings were recognized, while 500 Bourke Street in Melbourne, Australia, is the most farflung Clean Air Award this year.

Getting wasps to buzz off your facility

Wasps have a frightening reputation for their stinging ability and aggressive behaviour and are often seen in greater numbers towards the end of summer as they scavenge for food in outdoor areas like restaurants, shopping centre food courts, gardens, garbage areas and around picnic grounds of school campuses and hospitals.

Wasps can be quite beneficial because they eat pests that plague plants around a facility; unfortunately, they can also deter people from a facility, which isn’t necessarily good for business.

Highly common wasps, at least in Canada, are yellow jackets. They can be found everywhere but prefer to build their homes near buildings because of the various nest-making materials to scavenge for, like old wood from a picnic table. Yellow jackets, for instance, harvest the wood pulp and mix it with their saliva to create their nests.

Unlike the gentle honeybee that attacks only once and dies if its hive is threatened, wasps are predatory and will sting multiple times if provoked. Wasps are long and slender with bright yellow stripes, whereas bees are furry with browner bodies.

“Wasps are opportunistic scavenger feeders,” says Tibor Szabo, former president of the Ontario Beekeepers Association and honey bee producer. “They have different resources than honeybees who are vegetarian and acquire all their resources from flowers. They eat meat, other insects, sugar and have short tongues that can’t access nectar from all the flowers a honeybee can.”

Why do wasps seem more aggressive this time of year?

“Wasp colonies begin to build in spring with just a queen, so you don’t see wasps too much during that time of year,” says Szabo. “As soon as she raises enough babies, she can stay home and lay eggs, while the other wasps take over the work and the nest grows exponentially faster.”

For Peter Power, owner and operator of Power Pest Control in Toronto, wasp calls start flooding in after Canada Day, when nests grow larger and there are a lot more wasps flying around, scavenging for food.

“When the temperature starts to drop in early September and October, they slow down and become more lethargic,” says Power. “Right now, the climate (in Toronto) is ideal for wasps. After the first frost or a sudden drop in temperature, most workers die off, however there’s always a chance a strong queen or female worker who can become a queen will survive by overwintering.”

Controlling wasps around food and garbage areas

“Some people believe placing a fake wasp nest on the property is the solution, but this isn’t always the best method,” says Power, who’s been stung multiple times on the job. He says that controlling the situation helps when using food, and suggests setting up wasp traps around the perimeter of eating areas and flower beds, as far from people areas as possible. Fill the trap with orange juice or something sugary, one teaspoon of sugar and a piece of meat. Wasps will be drawn into that trap and won’t be able to exit. However, though you can control them, a facility cannot be fully proactive and stop wasp activity.

Eliminating wasp nests

Wasp traps can be effective at mitigating activity around a specific area, but aren’t as helpful when deterring a whole colony. Eliminating a wasp nest requires caution and care. Once a wasp stings, its venom contains a pheromone that signals danger and causes other wasps to become more aggressive, and a typical yellow jacket nest can house up to 1,000 or more workers by autumn.

That said, a pest control company will have the right equipment and be able to remove wasps in tight spaces. They can also identify areas where other nests are forming and remove them.

Generally, there are two methods for removing a nest from an unwanted location, he adds. If the paper nest is visible and hanging from a ceiling, window corner or beneath a patio, the best method is to suit up from head to toe using proper protective equipment and use a wasp spray foam that shoots a jet stream six feet away. This is ideally done at night when the wasps are at rest.

According to the Canadian Centre for Occupational Health & Safety, consider suiting up in thick layers because wasp stings are long enough to reach through one layer of clothing. Also, power tools like lawnmowers and chainsaws will aggravate these insects, so ensure other maintenance workers have equipment shut off before spraying. Also, even when working near wasps, wear light-coloured clothes and avoid bright or dark colours, tie hair back and wear closed-toed boots or shoes, along with a bee-keeper’s style hat with netting to cover your head and neck. Tape pant legs to your boots and socks and your sleeves to your gloves.

The second elimination method involves wasp nests that are not visible and much more difficult to reach, such as those found inside a foundation crack. Power advises calling a professional in this case, who would set up a vacuum and suck the worker wasps as they leave the entryway. Since it may not be feasible to break the brick or wall to find the nest, it may be best to suck up as many workers as possible. After an hour or two, apply insecticide to the entry point, so when the remaining workers that weren’t caught try to enter the nest or leave, they will touch the insecticide.

Document a plan of action

When a wasp next is reported or discovered on a property, responding in a timely manner is always important to prevent harm and protect against liability. While most people experience swelling and redness, some have a mild allergic reaction. In rare cases, a severe allergic reaction can occur and cause anaphylaxis or anaphylactic shock.

“You want to make sure that when someone does report a nest sighting, you document it right away and document any emails sent to a pest control provider, showing a plan of action,” advises Power. “Also, until it’s taken care of, set up a notification on the property warning people of the wasp nest so they’re cognizant and use caution when working or playing in the area.”

Integrated security solutions add new layer

“Security is always too much until the day that it is not enough.”

This quote, coined by former FBI director William H. Webster, perfectly summarizes the physical security industry. The irony of this fact is that a well-functioning security solution is transparent to the end-user. It is only if the security system fails that it comes to the attention of management.

For this reason, both developers and condominium boards have shown some reluctance to invest in high-end security methods. There are many good reasons for this hesitation. Previously any security system over and above a camera system (referred to as a video surveillance system or VSS) has been seen as an upgrade due to the cost of the equipment and of running cables. Recent advances in the equipment have made VSS, and other technologies, much more useful and affordable to condominiums.

New technologies, such as network video recorder (NVR) cameras, have reduced setup costs because no cables are required. All these cameras need is a power source and an Internet signal. These cameras also have remote-monitoring capabilities, meaning end users can view footage from off site, which helps reduce false alarms. Advances in technology have also introduced solar-powered security cameras, although a security professional would be hard-pressed to recommend that this be the sole source of the VSS at this time. Further advances mean that corporations can now store information for months, years, or indefinitely should they choose to do so.

Besides improving the functionality, expandability, and accessibility of existing security solutions like video cameras, advances in technology have also opened up new possibilities for security solutions in condominiums. Security technology, like all technology, has a life cycle. Technology rapidly becomes obsolete as new advances are made, which has the benefit of lowering costs. Security solutions that would have only been affordable to large government organizations 15 years ago are routinely installed in all types of businesses now. Biometric access control systems, such as fingerprint locks, are readily available, and affordable.

One of these security solutions, the intrusion detection system (IDS), is slowly being incorporated into the integrated condominium security solution. The goal of the integrated condominium security solution is to detect, delay or deter intruders accessing or attempting to access the condominium. Locks, fences and signage are meant to delay, or in the best case, deter unauthorized access to the facility. Video systems and intrusion detection systems are meant to detect, and in some cases, respond, to an intruder.

IDS come in many different forms. There are systems triggered by motion, sound, pressure, or the act of opening of a door.

The motion sensor is perhaps one of the most common. Placed in the high corner of a room, facing outwards, this small device is wired into a system and will trigger an alarm when motion is sensed. The alarm could be as simple as a loud noise that alerts nearby residents that an intrusion has been recorded (and scares off the intruder). Or the alarm can be wired into a monitored security system, which will allow a dispatcher to send out trained personnel to deal with the issue.

Door window contacts, typically installed in residences and offices, are another common intrusion detection device. When a door is opened, an individual is required to enter a (usually numeric) password to prevent an alarm from sounding. As with motion sensors, the alarm sounded could be a noise meant to act as a deterrent, or it could be tied into a system to dispatch a response. On occasion, this system is mistakenly categorized as access control, but in reality it is intrusion detection.

The roll out of these types of IDS measures reflects a security concept called “protection in depth,” which sees that assets are protected by rings of security measures. Although the asset might be secured behind a locked door, if the key is lost or stolen, then the thieves would have unlimited access to the asset. Proper security design builds in safety measures and security redundancies/contingencies to ensure that any asset is not protected by a single source.

A large part of conducting condominium security audits is ensuring that such redundancies/contingencies are in place. The more valuable the asset, the more impact its loss will have on a condominium. The bigger the potential impact of loss (sometimes referred to as criticality) to the condominium, the more integrated (and layered) security measures should be in place to protect the asset.

The brain of the security system is called the physical protection system (PPS), which is usually a computer that contains the database for the access control, among other things, and runs the video surveillance system. Condominium security audits suggest that there is a tendency to monitor the area where the PPS is stored with equipment that is controlled in the same area that it is monitoring. Take, for example, a security camera located in the security office, with the computer that controls the cameras in that same office. This is an example of poor security design, because once an intruder gains access to the office, he or she has the ability to destroy or alter the security system. Proper security contingencies would dictate that this area be covered with additional layers of security, such as intrusion detection systems.

With all these advances, condominiums are sometimes paralyzed in moving forward with the purchase of newer or different security measures. They feel that the technology will be obsolete in short order. This is true — no matter what, the equipment will become obsolete.

However, it must be understood that obsolete does not mean ineffective. A security system might have older or dated equipment, but it is performing properly. This is because the security system was properly designed to ensure that the equipment met the condominium’s security requirements. All security systems should be designed to be integrated with one another as well as allow for growth and expansion.

There is an adage that any security is better than no security. However, a condominium must ensure that their security budgets are spent with the best return on investment in mind. As the cost of technology comes down, condominiums can employ an increasingly wide variety of security measures to protect their property and residents. To ensure best protection for the facility, condominiums should look at integration and security layers when considering upgrading their security to a more modern protection system. The tools are out there — it is just a matter of proper planning.

Scott Hill of 3D Security Services has been a practicing RCM with ACMO since 2012, a Physical Security Professional (PSP) with ASIS and a Certified Security Project Manager (CSPM) with the Security Industry Association.

Cladding falls short in UK combustibility tests

Recently completed laboratory efforts to replicate the conditions of last June’s tragic Grenfell Tower fire, in which an estimated 80 residents died in the rapid conflagration of a 24-storey apartment building, underscore already ominous warnings about the potential combustibility of some wall cladding systems. Investigative analysts with the United Kingdom’s Building Research Establishment (BRE) tested seven combinations of commonly available panels and insulation, and found that four did not meet performance criteria set out in guidance documents for high-rise building regulations.

The UK Department for Communities and Local Government (DCLG) reports at least 82 buildings are known to be clad in a system that failed under testing — aluminum composite material (ACM) with polyethylene filler and foam insulation. In contrast, there are no known built examples of cladding with a combination of ACM panels, low-combustibility filler and stone wool insulation now deemed “a possible solution for some buildings with other cladding systems which have been identified as a fire hazard”.

The UK combustibility tests are part of the government’s response to the June 14 catastrophe in London. An inquiry focused on the events and surrounding circumstances at Grenfell Tower and a broader review of building regulations and fire safety have also been launched.

Current UK building regulations straightforwardly mandate that exterior walls should not allow fire to spread, but there is flexibility for less resistant components if the system as a whole meets the standard. Fire breaks and cavity barriers were standard to the BRE tests, which involved a 9-metre-high demonstration wall and an ignition source to mimic flames travelling out to the surface of the facade via an apartment window.

A specially appointed four-member advisory panel recommended the seven combinations to be tested. These paired and compared various core/filler materials and insulation, including unmodified polyethylene, polyethylene with fire retardant and mineral materials as filler, matched with either rigid polyisocyanurate foam or stone wool insulation.

Mineral components figured in all three of the compliant performers, while unmodified polyethylene cores failed regardless of the insulation pairing. Results of each test were published online as they were conducted throughout late July and August, and a consolidated advice document is promised soon.

Earlier this summer, the UK government released instructions for public and private landlords of buildings with any of the types of cladding in question, beginning with compulsory fire risk assessments in cases where they had not been conducted within the previous 12 months. In large part, the directives read like a checklist for any reputable fire safety plan focusing on the integrity of fire separations, maintenance of alarm and control systems, vigilance against accumulating combustible materials on balconies and the surrounding grounds and education of residents.

“If the building is protected by an automatic sprinkler system (or equivalent fire suppression system) you might not need to take any further interim measures before replacement of the cladding. If the building is not protected by a suitable suppression system you must consider the need for interim measures. The measures adopted need to be based on assessment of risk by a competent person,” the instructions state.

Sir Martin Moore-Bick, appointed chair of the Grenfell Tower Inquiry, will be examining both the big picture of the UK’s regulatory environment and building level details as part of an eight-point agenda he presented to UK Prime Minister Theresa May in an August 10 letter. This followed his month-long consultation and review of more than 550 written submissions.

“Over 30 per cent of respondents asked that the terms of reference should cover the design and construction of the building and the subsequent refurbishments, including the design process itself, the procurement of contractors and the qualifications and training of those making decisions,” he informed May. “Over 30 per cent of respondents suggested that the terms of reference should cover the fire precautions of the building, including features such as escape routes and fire alarms and also the advice given to residents and any evacuation plans in place. Several respondents said the Inquiry should look, in particular, at the arrangements for ensuring the safety of disabled or elderly people.”

Terms of reference have also been released for the separate independent review of current building regulations pertaining to fire safety, and particularly in high-rise residential buildings. Dame Judith Hackitt, chair of the UK’s national manufacturers’ association, will lead that exercise, which is expected to issue a final report no later than the spring of 2018.

CLT offers seismic durability against earthquakes

In February 2011, an earthquake measuring 6.3 on the Richter scale rocked the City of Christchurch, New Zealand. The disaster caused widespread damage across the region, affecting the vast majority of buildings and infrastructure in Central City.

A report recently released from Swiss Re, a reinsurance company, found that similar to Christchurch, those living in Ontario, Quebec, and Atlantic Canada could face $30 billion in private residential losses should an earthquake hit. Unlike the West Coast, Eastern Canada has significantly older and heritage buildings that are not up to seismic code. Even earthquakes on a smaller scale could do significant damage. Regions like Eastern Canada face a harsh reality that their many buildings, constructed using materials that are not seismically durable, could not withstand even minor shaking.

Across the country, the West Coast of Canada is on the brink of the mass timber revolution. Vancouver is now home to the tallest mass timber tower in the world, located at the University of British Columbia. BC-based company, Structurlam,supplied the cross-laminated timber package. Prefabricated off site in Structurlam’s Penticton plant, the materials used in the construction of Brock Commons (photo) were known for being efficient, sustainable and seismically durable.

For Canada’s West Coast, the importance of seismic durability when it comes to construction is significant. Canada and the USA’s West Coast sits on the edge of two plates – the Juan de Fuca plate and the North American plate. This zone has the potential to produce an earthquake registering greater than 9.0 on the Richter scale.

As buildings continue to be constructed and “the big one” looms over the West Coast, building engineers and architects must consider what materials will support the reality of a significant earthquake. This has drawn many to consider building with cross-laminated timber (CLT) panels. As the height of mass timber buildings continue to climb, research is consistently demonstrating the ability of mass timber to stand up against seismic events and maintain their structural integrity.

The primary goal of constructing a seismically durable building is to minimize the amount of time the building is out of service after an earthquake occurs. In the event of Christchurch, 45 per cent of the buildings in the central city had to restrict access to the public following the disaster. Four years after the earthquake occurred, 1,240 demolitions had taken place within a four-block radius. The majority of these buildings were made of concrete. The reinforcing in concrete yields and can therefore not be relied on in the next event. This leads to the building being condemned and ultimately destroyed.

Where mass timber and CLT’s strength lies is in its durability against seismic forces. First and foremost, buildings constructed with CLT are lightweight. The weight of cross-laminated timber is six-times less than that of concrete. Seismically, this means the strength of an earthquake a building is designed to resist is directly proportionate to the weight of a building.

Research and testing has clearly demonstrated that mass timber and CLT structures can meet or exceed the most demanding earthquake and seismic design requirements. As residential and commercial development continues across Canada, building codes are adapting to ensure seismic durability. Building codes are now addressing the probability of an earthquake in any given region, as well as the possible severity of the event. Design requirements are made to align with the potential hazard. Engineers and architects are aiming to reduce the structural damage that could occur so that the building can be used as soon as possible following the disaster.

Building with cross-laminated timber is undoubtedly gaining momentum across North America. While mass timber is already being credited for being sustainable and cost effective, in regions such as Canada’s West Coast, the importance of seismic durability has never been more crucial.

As the threat of “the big one” continues to loom over the Pacific Northwest, action is being taken in the construction industry to ensure buildings have the most possible chance for survival. Cross-laminated timber has been a proven solution – complying with building seismic codes and demonstrating its ability to survive an earthquake.

Robert Malczyk is principal at Equilibrium Consulting Inc. in Vancouver.

GTA new home sales slow as inventory declines

Sales of newly constructed homes in the Greater Toronto Area slowed in July, while the overall supply of new homes continued to fall and prices of available homes continued to climb, announced the Building Industry and Land Development Association (BILD).

According to Altus Group, BILD’s official source for new-home market intelligence, July saw 1,752 new home sales, a decline compared to recent months and year-ago levels.

“July is typically a slow month and many builders wait until fall to launch developments and bring product to market,” reasoned Bryan Tuckey, BILD’s president and CEO, in a press release. “We are not seeing an increase in unsold product sitting on the market. In fact, we are seeing new housing supply continue to shrink from what are already depleted levels.”

At the end of July, there were 7,801 units in builders’ inventories, a new low. One year ago, there were 16,900 new homes available to GTA homebuyers. One decade ago, there were 28,358 new homes available.

The number of low-rise single-family homes (including detached and semi-detached houses and townhomes) that were sold increased by about 100 homes to 1,713. Meanwhile, the supply of multi-family condo apartments in high-rise and mid-rise buildings and stacked townhomes fell to 6,088 units. One year ago, there were 15,298 condo apartments available for purchase.

Prices of the new homes available in builders’ inventories continued to climb in July. The average price for available new low-rise single-family homes was $1,316,693, up from June’s $1,250,262 and 45 per cent higher than a year ago when the average price was $906,508.

Meanwhile, July’s average price of available new condominium units in high-rise and mid-rise buildings and stacked townhomes in the GTA was $665,041. That figure is a 40 per cent increase compared to one year ago, and a $38,000 increase compared to June’s average price.

The price increases for available new condominium apartments in the GTA resulted from both increases in average unit size and growth in the price per square foot. The average unit size in July was 871 square feet, compared to 801 square feet one year ago. The average price per square foot in July 2017 was $764, a significant climb compared to the July 2016 average of $594.

Sales of new multi-family condo apartments in high-rise and mid-rise buildings and stacked townhomes declined from the record high volume of recent months, but the 1,615 units sold were four per cent above the 10-year average for July sales.

Condominium units accounted for 92 per cent of July’s new home sales in the GTA. Sales of low-rise single-family homes fell significantly to only 137 homes sold in July, which is the lowest this level has been in decades.

“You can’t buy what isn’t there,” said Patricia Arsenault, Altus Group’s executive vice president of research consulting services. “There are typically few new home project openings in July and this year was no exception. And among the limited number of new single-family homes available to purchase in builder inventories, the majority are simply not affordable to most potential buyers. Trying to find a new single-family home today in the GTA priced at less than $1 million is a daunting task.”

“One month does not a trend make,” added Tuckey. “While overall sales may have slowed down a bit in July, it is likely that things will pick up again in the fall as more product comes to the market, and despite the dip in July, we are on pace for a record year for new home purchases in the GTA.”

As of the end of July, there were a total of 30,727 new homes sold in the GTA, which is nearly 2,000 more than at the same point last year and well above the 10-year average of 22,680. Multi-family condominium apartments in high-rise and mid-rise buildings and stacked townhomes accounted for nearly 80 per cent of 2017 year-to-date sales with 24,411 units sold.

Jennifer Keesmaat set to leave Toronto chief planner post

The City of Toronto’s Chief Planner and Executive Director of the City Planning division, Jennifer Keesmaat, has decided to depart her role effective September 29 to pursue other interests.

Keesmaat took up the post in September 2012 and has since successfully championed and led a wide variety of projects, including the first comprehensive plan for downtown in 40 years (TOCore), the City’s first Council-approved Transit Network Plan (Feeling Congested), OMB reform, Chief Planner Roundtables, the Ravine Strategy, Complete Streets Guidelines, Planners in Public Spaces and the Planning Review Panel. She has also partnered with other City divisions and agencies on several significant transit projects including the King Street Pilot Project, Scarborough Subway Extension, SmartTrack, Eglinton Crosstown LRT, Waterfront LRT and the Relief Line.

“I want to personally thank Jennifer for her tremendous passion, leadership and innovation in driving forward a number of major projects for the City as we continue to move Toronto toward becoming a more livable, affordable and functional city,” said Mayor John Tory, in a press release. “Jennifer has used her platform and voice as Chief Planner to help guide Council’s efforts to build a better city for all Torontonians and I wish her all the best in the next phase of her career.”

This position was Keesmaat’s first in public service. Prior to joining the City, she was a principal at design firm Dialog and had a distinguished career as a planning consultant and strategic planner. She has worked on international projects in the United States, Ireland and Greece, as well as across Canada.

“I would like to extend my thanks to Jennifer for her leadership of the City Planning division as well as her contributions to my senior management team,” said John Livey, Deputy City Manager. “Jennifer is a strong and forthright proponent of complete communities, cross-sector collaboration and public consultation on every project she undertakes, which has helped achieve broad support for many of the City’s major infrastructure projects.”

“It’s been an honour to work with Mayor Tory, Council, City staff and my remarkable team in the City Planning division over the last five years,” said Keesmaat. “I promised myself that after five years in public service I would review my future options. I look forward to new challenges in the important business of city building now enriched by invaluable lessons, new friends and colleagues acquired while serving the people of our great city, Toronto.”

Tork launches online guide to identify performance improvement gaps

The Tork brand, made by Essity (formerly SCA), a global hygiene leader of professional hygiene products, has launched Get Detailed, an online platform that offers guidance for how workforce safety and hygiene can complement new technology and improve efficiency.

The Get Detailed platform addresses how organizations can improve maintenance and cleaning by using a customized approach to the 5S model, adapted to the specific needs of manufacturers. Following The 5S Cleaning model can help managers choose the cleaning and wiping products that can affect permanent improvements in practice.

The global manufacturing industry is constantly investing large sums, including a projected $178 billion in the Internet of Things (IoT), as means to improve operations, production asset management and maintenance, and field service. With such large programs underway it is easy to forget the smaller processes that impact businesses. While often seen as secondary tasks, maintenance and cleaning account for much of the work carried out on the shop floor. These daily cleaning tasks offer meaningful opportunities for the application of new technologies to improve overall efficiency and productivity.

Most managers know that when looking for ways to improve, they should begin by taking the perspective of their workforce, but according to a Mckinsey report, they often don’t. By not incorporating the people who do the work, efficiency tools like Lean become a management philosophy rather than a production reality.

“Many organizations spend most of their energy on methods and tools, whereas the potential of the individual worker many times is not fully realized,” said Dag Lotsander, owner of Lean Nordic and Get Detailed consultant.

“Research and experts stress that having the right tools and processes in place on the production floor is the most effective method to reduce accidents and boost productivity,” added Tom Bergin, marketing director for the North American Professional Hygiene business of Essity. “Tork works as a partner, helping customers get those details in place and introduce change in a way that makes improvements last.”

Larger mortgages a factor in higher home prices: study

Over the past 17 years, Canadians have been able to qualify for larger mortgages due to declining interest rates and rising incomes, which has more than likely translated into higher home prices, finds a new study by the Fraser Institute.

“Increased borrowing power, brought about by falling interest rates and rising incomes, is potentially the most overlooked and least understood factor influencing home prices across Canada,” said Neils Veldhuis, president of the Fraser Institute, in a press release.

The study, called Interest Rates and Mortgage Borrowing Power in Canada, found that between 2000 and 2016, interest rates fell from 7.0 to 2.7 per cent, which increased the maximum mortgage size that home buyers were able to qualify for by 53 per cent.

Rising incomes across Canada during that time – also up by 53 per cent nationwide – accentuated home buyers’ increased borrowing power.

Together, falling interest rates and rising incomes increased Canadians’ mortgage-borrowing power by 126 per cent.

Of the country’s major urban centres, Calgary saw the greatest increase in mortgage-borrowing power at 161 per cent, topping Vancouver (118 per cent), Montreal (115 per cent) and Toronto (100 per cent).

“This increase in borrowing power – in simple terms – means that an average Canadian family, dedicating the same share of their income to monthly mortgage payments, can afford a mortgage that’s more than twice as big now as it would have been in 2000,” said Veldhuis.

This increased ability to borrow means that those bidding on a home can bid up the price of homes since the supply of housing is not immediately responsive to changes in demand.

“As would-be home buyers and governments contend with rising prices across Canada, policy makers should look closely at the impact of interest rates, rising incomes and increased mortgage borrowing power on home prices,” added Veldhuis.

Toronto-based Emma Capital expands into Florida

Emma Capital Investments Inc. announced it has purchased a 408-unit apartment community in Orlando for a purchase price of $US 47,000,000. This is Emma Capital’s first investment in Florida and its 22nd acquisition in the U.S., adding to Emma Capital’s total portfolio to date of approximately 5,500 apartment units.

The Adelaide Apartments were built in 1987 and contain 408 residential units in 22 two-storey buildings. The property offers four different floor plans made up of 136 one-bedroom units and 272 two-bedroom units, averaging 817 square feet per unit. Boasting beautiful landscaping and an attractive amenity package, the community features two resort-style swimming pools, an outdoor summer kitchen, a grill station, numerous picnic/BBQ areas, car cleaning station, a children’s playground, dog park, racquetball court, fitness centre with both machines and free weights, and an in-suite washer and dryer in every unit.

The community is located in the South Orange County/Lake Buena Vista submarket of Orlando, Florida. The property is well-positioned along International Drive, a major street which generates excellent visibility, and is proximal to numerous employment areas, amenities and transportation nodes, providing connectivity throughout Central Florida. It is within ten miles of approximately 130,000 jobs – including jobs with major employers such as Sea World Orlando, Walt Disney World, Universal Resort Orlando Lockheed Martin, the Orange County Convention Center, Darden Restaurants, Westgate Resorts, and Rosen Hotels.

“We are extremely excited about this acquisition,” stated founding Partner and Co-Owner Haya Zilberboim. “The strength of the Orlando market and the strong amenity package of the Property provides Emma Capital with the opportunity to immediately focus on rent growth initiatives such as income-boosting unit interior upgrades.”

“We are enthusiastic about our expansion into the Orlando market,” added Partner and Co-Owner Oz Cohen. We continue to execute on our growth strategy with quality assets in strong markets.” We intend to expand our presence in our current markets as well as continue to continue our expansion to other Southeast submarkets such as Nashville and Tampa.”

“The submarket has achieved strong rent growth over the past number of years and is forecast to continue to grow through 2020”, added Brian Rakowski, Emma Capital’s Asset Manager for the Florida Market. “Moreover, the submarket is relatively affluent and its population is expected to rise by approximately 11 per cent by 2020. We believe that such demographics present strong opportunities for Emma Capital.”

Lafarge using water treament residuals for cement

Lafarge Canada Inc. and Metro Vancouver have reached a three-year agreement that will see drinking water treatment residuals from the Seymour Capilano Filtration Plant be used as a material in cement manufacturing.

The residuals are the solids removed during the drinking water filtration process, and consist of materials from the source water (sediments and naturally occurring elements) and treatment chemicals (coagulants and polymers). They contain a chemical profile that mimics that of red shale, a virgin aggregate input required as a raw material in cement manufacturing.

The initiative would mean fewer virgin materials would be needed to be mined, while residuals would be kept out of the landfill.

LafargeHolcim’s Global 2030 Sustainability Plan calls for increased waste-derived resources to be used in its manufacturing processes. The agreement with Metro Vancouver represents a minimum of 10,000 tonnes per year.

“We are proud to have this partnership with local government and industry,” said Pascal Bouchard, Richmond cement plant manager. “I am hopeful that the research we have undertaken will allow other municipalities to consider industrial re-use options for their water treatment residuals.”

The Seymour Capilano Filtration Plant treats water from Metro Vancouver’s Seymour and Capilano water reservoirs, with about 250 truckloads of residuals shipped to the Vancouver Landfill annually. A display will be set up at the plant to educate students and residents about the path it takes for residuals to become cement and eventually concrete.

“We are very excited to be working with Lafarge on this innovative project, which uses residuals as a product, while reducing our overall environmental impact,” said Darrell Mussatto, chair of Metro Vancouver’s utilities committee. “Our goal is to recover valuable resources from our utilities, and this project aligns perfectly with what we are hoping to achieve.”