New study looks at IoT in multi-unit dwellings

The Continental Automated Buildings Association, through its Connected Home Council, has launched a collaborative research study entitled “Connected Multi-Dwelling Units (MDUs) and Internet of Things (IoT)”.

MDUs are a category of residential housing that include large high-rise apartment buildings, row houses, low-rise condominiums and small duplexes.

The goal of CABA’s new research project is to provide a comprehensive examination of all the major aspects of IoT related to MDUs, including: state of the market, MDU IoT trends, business opportunities, technical barriers and opportunities, future market direction, issues, case studies and industry recommendations.

“CABA aims to produce and provide actionable research results to its membership and the home and building sector at large,” notes Ronald J. Zimmer, CABA President & CEO. “Consequently, we are extremely excited to launch a new study focused on potential of the Internet of Things in connected, multi-dwellings.”

The study will undertake 60 in-depth interviews and survey over 1,500 individuals within the MDU ecosystem, including OEMs, service providers, tenants and property owners and managers. The research project will also incorporate an extensive secondary research literature review.

The final report will provide actionable data relevant to all segments of the MDU value chain, including, but not limited to: building owners, technology manufacturers, builders and developers, integrators and installers, service providers, insurance companies, industry associations and utility companies.

According to Tom Semler, Manager, Conservation & Demand Management at Hydro One: “The multi-dwelling and multifamily market has one of the strongest growth rates in North America. The growth of IoT in the connected home sector is going to dramatically change the size and types of products in this market. Therefore, Hydro One Networks Inc. has joined the steering committee of this important CABA landmark research project to ensure that our future products services can be developed based on consumer needs.”

Don Stevens, National R&D Manager at Panasonic Eco Solutions North America also noted: “A growing preference among consumers for technically advanced broadband-driven products is fueling the demand for connected home devices significantly. The growing interest in these devices, along with the rising trend of smart homes generally, will boost the global demand for Internet of Things (IoT) devices in multi-dwelling and multi-tenant units dramatically. This study will assist us make key decisions in this market concerning our product and service offerings.”

The following CABA members are confirmed sponsors of the study: Alarm.com, Inc., American Family Insurance, BC Hydro, BELIMO, Enercare Connections Inc., Hydro One Networks Inc., Hydro-Québec, Intermatic Inc., Leviton Manufacturing Co., Inc., Panasonic, Pella Corporation, Schneider Electric, Siemens Industry, Inc., Southern California Edison Company (SCE), Southwire Company, LLC and TELUS.

CABA has contracted Harbor Research to undertake the research and expects the study to be completed by the first quarter of 2017. Harbor Research, a CABA member, is a strategy and technology research firm that works with leading technology innovators, product OEMs and service providers.

This study is a major initiative of the CABA Research Program, which offers a range of opt-in technical and advisory research services designed to provide industry stakeholders with collaborative research and R&D opportunities.

More information is available at http://www.caba.org/.

City of Trail receives infrastructure investments

Recently, the city of Trail has been quietly attracting significant investments from senior levels of government and private sector investors, setting up for a major boom for the town, which is known for its mining and smelting industries.

Last year, FortisBC, Columbia Power and Columbia Basin Trust completed an expansion of the Waneta Dam, south of Trail. In addition to providing more than $300 million to the local economy, this expansion created jobs for over 1,400 people, including 194 apprentices from 13 trades.

This past June, the B.C. government announced $1.18 million in BC Air Access funding would go towards the construction of a new terminal building at the Trail Regional Airport. “It will be the centrepiece of several improvements to the airport to take advantage of increased activity,” said Mayor Mike Martin, in a press release. “We anticipate more business and holiday travellers will come to the area.”

The downtown region of the city is in the midst of a makeover as various investments in existing buildings are creating new businesses, services and opportunities. Renovations are underway for a new microbrewery and boutique hotel/conference centre.

In October, the city broke ground on the Riverfront Centre, a new integrated library and museum. The 15,000 square foot facility will provide innovative educational tools and a showcase for the city’s unique history and culture. The city is also working towards bringing more people downtown with its upcoming Columbia River Skywalk, a 1,000 square foot pedestrian/pipeline bridge that is set to open in December and will be the first of its kind in Canada.

Trail is also working closely with the Interior Health Authority and the B.C. government to fund $40 million in necessary improvements to the Kootenay Boundary Regional Hospital in Trail. “With all of these investments being made, jobs being created and people coming to Trail, we need to ensure our health care facilities are kept in top shape to meet ever-rising demand,” added Martin.

Another local sector that will benefit from investments is sports and recreation. The Trail Smoke Eaters, the local hockey team for nearly 100 years, has just attracted a new owner that plans to make significant improvements to the local arena. Nearby, Rossland’s Red Mountain Resort continues to grow, and is now the eighth-largest skiing region in Canada.

“Trail and its residents have always worked hard and contributed to their community. More investors, senior governments and employers are recognizing the advantages of being here and Trail is benefiting as a result,” said Martin.

Toronto heritage building to be repurposed into mixed-use community hub

A heritage building on an historic downtown Toronto site will be preserved and repurposed from an industrial facility into a mixed-use community hub to accommodate the growing residential population.

The Waterworks, designed by Diamond Schmitt Architects, brings together food-focused retail and a mid-rise wing of condominium apartments, several of which feature large private terraces and balconies. Also part of the project is a community YMCA with recreational and social facilities, which will be designed by another firm.

The Waterworks’ name was chosen due to its former life as a water treatment facility that was located in a two-storey Art Deco structure built in 1932. In addition to exterior stone detailing, the development will feature a courtyard and 28,500 square-foot industrial garage that will be home to a Food Hall. This space features a 45-foot ceiling and in the 19th century, was home to the city’s third largest market.

“We are retaining almost the entirety of the structural fabric and walls for the Food Hall,” said Donald Schmitt, principal at Donald Schmitt Architects, in a press release. “The building structure, skylights and ceiling elements, windows and door openings are all being refurbished and will retain much of their original materiality and detail and will define the retail public spaces and their character.”

The Food Hall will open onto St. Andrew’s Playground, an urban green space featuring pedestrian amenities. New public routes through the building will be created and an existing vehicular carriageway into the courtyard will be adapted to become a pedestrian mews.

The YMCA will take up the second and third floors of the development and have its own entrance from the courtyard. Ten storeys of condominium apartments with unique floor plans will call a horseshoe-shaped building home, with setbacks from the heritage structure to create terraces. An existing youth housing facility will remain in the building and some of the 299 residential units being built will be operated through a non-profit housing provider.

The project is under development by MOD Developments Inc. and Woodcliffe Landmark Properties, and is expected to open in 2020.

“We want to acknowledge the significance of the building’s past, while merging it with our vision to create the heart and soul of the King West neighbourhood with a food hall, restaurants and a condominium building in a park,” added Eve Lewis, president and CEO of Woodcliffe.

Ontario to open first mental health facility for female adult inmates

Ontario is continuing to work towards its goal of increasing mental health supports in the province’s corrections system by creating the first mental health unit in the province dedicated to female inmates.

The unit is expected to open in early 2018 as part of a new 192-bed adult female detention centre located on the site of Brampton’s Roy McMurtry Youth Centre (RMYC). The RMYC is a 192-bed secure facility for male youth that are in conflict with the law.

Due to the fact that there has been a steady decline in youth admissions, the centre will now be divided into two sections to separately house male youth and female adult inmates until smaller, community-based secure custody facilities for youth are completed in the Greater Toronto Area. At that point, the male youth will be relocated to the new facilities, which will provide safe and secure environments that will support more opportunities for effective rehabilitation.

The mental health facility will have the capacity to accommodate 32 inmates while meeting their unique needs. Retrofits to this unit, as well as construction and site planning for the new youth facilities are already underway. The entire project is expected to be completed by 2022, while smaller youth sites are expected to be completed in winter 2020.

“We have a responsibility to ensure that all inmates have access to the mental health services they need, when and where they need them, to support their successful rehabilitation and reintegration back into their communities,” said David Orazietti, Minister of Community Safety and Correctional Services, in a press release. “This new adult female detention centre, with its dedicated mental health unit, is the best way to serve female inmates and the community.”

Copeman Healthcare Centre opens in downtown Vancouver

Kirsten Reite Architecture (KRA) has announced the opening of the new Copeman Healthcare Centre, located on Hornby Street in downtown Vancouver, B.C.

The 20,000 square foot private medical clinic features a reception area and waiting room designed to facilitate patient and staff flow. Previously, the former centre consisted of several offices scattered across various floors. This new consolidated facility takes over from the previous arrangement and helps facilitate communication among staff.

The new design creates an efficient flow, starting with a central client corridor that promotes self-directed wayfinding to check-in desks and exam pods. The facility features natural daylighting and views in all collaborative and shared workspaces.

“Along with Copeman Healthcare’s new upscale location we also wanted to enhance the collaboration between our inter-disciplinary team – collaboration is something that is extremely important for our staff and clients,” said Sarah Lall, project manager, in a press release. “KRA understood this importance and worked with us to meet our clinical and client experience needs. Their experience and expertise helped us make our vision a beautifully designed reality. The new office fully supports our culture of teamwork and collaboration.”

Using an evidence-based approach, KRA worked with Copeman Healthcare practitioners and staff to design solutions promoting health and healing to improve quality of care, attract more patients, recruit and retain staff, and enhance efficiency and productivity.

The project features a wide range of state-of-the-art treatment and administrative spaces, including a physiotherapy and exercise medicine centre, a psychological health centre, a brain health centre and a stroke and brain injury rehabilitation facility. The centre was designed to create a comfortable, home-like atmosphere for patients using high-end furnishings, a calming colour palette and soft lighting.

CRE market hazy amidst looming Trump presidency

In light of Donald Trump being elected as 45th president of the United States, CBRE has issued a statement outlining several of Trump’s proposals that could benefit commercial real estate, and others that could unfavorably affect property markets.

During the course of his campaign, Trump has called for increased defense and infrastructure spending, potential plans to lower tax rates on businesses and individuals, reduced business regulations, scraping and replacing Obamacare, tighter border security, and renegotiating trade deals and imposing tariffs.

Such proposals are likely to be moderated through Congress; therefore, according to CBRE, it is doubtful the U.S. economy will be substantially impacted by the results of the election in the near term, so long as trade policy is reasonably intact.

On a bright note, if Trump’s trade positions are moderated, growth projections could see some upside potential over the short term. This could result in further progress for rental growth and the commercial real estate market.

Expansionary fiscal policy would stimulate economic activity, driving real estate demand. Unemployment is low, and this will put upward pressure on wages, which will feed through to inflation as the labour supply becomes more constrained. This dynamic may also increase labour force participation rates and will put upward pressure on bond yields and interest rates.

Although the potential for adverse financial market reactions could potentially delay an expected interest rate hike in December, the likelihood of increased fiscal stimulus creates the possibility of more rate hikes than currently anticipated.

Trump’s victory could cause negative financial market reactions, delaying a possible Federal Reserve interest rate hike in December; however, heightened fiscal stimulus creates the potential for more rate hikes that previously forecasted.

The insular trade policies Trump touted during debates and rallies could pose an economic risk. This would be an area to monitor since Congress has offered a high degree of flexibility regarding trade. Such risk would affect U.S. commercial real estate markets where large multinational service providers operate, and in industrial and logistics markets that support the flow of goods in and out of the country.

For more information contact authors, Spencer Levy, head of research (Americas) for CBRE or Dr. Richard Barkham, executive director and global chief economist for CBRE.

Montreal to pump millions into facility upgrades

The City of Montreal is dedicating part of its $6.39-billion capital-works budget for 2017 to 2019 to aid to facilities, projects or programs in various boroughs.

The budget increased by 22 per cent over last year. While most of the funds will go towards city pipes and roads, cultural facilities, supra-local sports facilities and libraries will also benefit from much-needed repairs, expansions or upgrades.

About $5 billion will help maintain and repair existing infrastructure, while $1.3 billion is going to new developments. Buildings are set to get $1.2 billion, while parks, green spaces and playing fields will receive $721 million. On the list for upgrades is: Botanical Garden, $28.9 million; Biodôme, $18 million; and Insectarium, $10.7 million.

Expenditures include:

Program to build, renovate or expand libraries: $47.5 million
Develop libraries for the RFID technology: $33.2 million
Acquisition and enhancement of cultural facilities: $17.7 million
Upgrading program: aquatic facilities: $14.5 million
Program to upgrade supra-local sports facilities: $11 million
Program to support boroughs for exterior skating surfaces: $7.3 million
Program for outdoor playing fields: $9 million
Senior-friendly municipality (MADA): $7.4 million
Project to develop sports facilities: $6.4 million

“The investments dedicated to the boroughs in this Three-Year Capital Works Program reflect our support to the boroughs and our commitment in favour of local services to Montrealers,” said Mayor Denis Coderre. “In other words, the amounts dedicated to the boroughs’ Three-Year Capital Works Program reflect our belief that they have a leading role to play with their communities, a role that is based on proximity and broad knowledge of their needs.”

Preparing for the Worst

No one likes to think about disasters, but the reality is they happen. Being prepared and aligning with the right partners can be the difference between a quick response or a long and costly recovery.

For more than 30 years, teams from FirstOnSite Restoration have been on the frontlines of disaster events across the country. For insights into how condo stakeholders can bounce back from future emergencies, we reached out to the experts at FirstOnSite.

What does it really mean to be prepared for a disaster?

Truly being prepared means having a team and a plan in place that you can quickly engage when needed. It also means securing help before you actually need it. If you wait to cold call an emergency restoration company during a catastrophe, the result will likely be a much different response than one you’d get from a pre-qualified and trusted restoration partner.

In a condo environment, you can also do a lot to educate your Board of Directors and/or owners on the best practices for mitigating a loss. Having multiple stakeholders (e.g. tenants, unit owners, board members, property managers, and property owners) also means that many different layers of planning and documentation are necessary.

What should be done during the first few hours of a disaster to ensure an effective response?

One of the first things you’re going to want to do is contain the people, pets, and instruments that may travel between affected and unaffected areas to avoid cross-contamination. You want to gather in a central area – possibly away from the media – and provide everyone information and set preliminary expectations at once.

In those first few hours, you also want to have access any community resources that are available to you and your residents during this difficult time, as well any necessary documentation (insurance, environmental, vendor contacts, warranty information, etc). Last but not least, you want to give restoration professionals the ability to fully assess the extent of the building damage.

What are the other elements of a successful response?

Managing a disaster successfully essentially comes down to having the right team following a pre-determined plan that is right for your condo. This doesn’t need to be a complex and daunting task. Partnering with a service provider like FirstOnSite before a disaster happens helps ensure that you have a response partner you can count on.

In addition, identify a partner who can also provide assistance to condo boards and property managers when building and maintaining a disaster plan.

FirstOnSite was one of the first on the scene during the Fort McMurray fires. How has this experience influenced your approach since?

The Fort McMurray fires reminded us how important our customer’s priorities are. Emergency restoration is our business, and we deal with disasters of all sorts, sizes, and severities. In Fort McMurray, we were reminded regularly that the damage we saw as relatively minor and easy to restore was catastrophic to our clients. It was an important reminder that we are a customer service industry first and foremost.

What makes a restoration following a natural disaster like a wildfire different?

For one, it’s vastly different in multi-family properties like a condo. We had several projects with an excess of 300 units affected over multiple structures, and this would almost never happen in any other circumstance. This situation also complicated restoration efforts since in a normal flood or fire there would typically be some undamaged units that could be used as temporary housing for residents, or some units which could be occupied immediately. This was not the case during the wildfire.

On one hand, the evacuation complicated restoration by making it very difficult to have staff enter the area and begin the mitigation early. On the other hand, the evacuation made things easier in some facilities because, once we did have access, it allowed us a free and clear environment to work in without having to modify and/or slow our work to respect the occupant’s schedules and priorities. This certainly sped up the restoration effort in some respects.

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

Living walls cultivate air quality and wellbeing

Living walls are becoming increasingly popular in retail, institutional, office and residential interior spaces, and for good reason. Living walls expose employees, tenants, patients and residents to nature on a daily basis, and this can result in accelerated healing rates (in hospitals), greater tenant retention rates and lower employee absenteeism. The best part about living walls is that they provide all these benefits and take up little or no floor space.

Recently, Green Roofs for Healthy Cities (GRHC), North America’s green roof and wall industry association, released the results of the first-ever annual Green Wall Market Survey. After collecting limited data from green wall installers, manufacturers and designers, findings show that in 2015 more than 600,000 square feet of green walls were installed across North America. While more conclusive data is needed to support development, the green wall industry continues to be a growing market and offer facilities added value for a number of reasons.

GRHC notes that air that has been circulated throughout a building with a tactically placed green wall, such as near an air intake valve, will be cleaner than that on an uncovered building. The presence of vegetation indoors will have the same effect.

Through this process, oxygen is produced, while removing harmful toxins such as benzene, formaldehyde and trichloroethylene. Numerous studies have shown that plants in living walls can help neutralize the effects of sick building syndrome and provide significant physical and mental health benefits, including reduced stress levels.

Plants remove toxins from indoor air during photosynthesis and by microorganisms found in potting soil that colonize around plant roots. In fact, NASA researchers discovered that one plant can efficiently clean 100 square feet of home or office space. Most plant species that are effective at removing toxins can be employed in living walls. If improved air quality is a desired performance goal for your facility, select a living wall system that provides a high plant coverage per square foot and fill it with toxin removing plants.

Three-storey living wall at McMaster Health Centre, Hamilton, Ont.

In addition, a variety of different plant sizes and shapes create an irregular surface, which can be very effective at reducing noise, like a sound baffle. Living walls that are constructed with growing media can even mitigate harmful high and low frequency sounds in certain situations.

Living walls can also help earn LEED certification points if they are designed to utilize storm water collected on site, reduce wastewater, and are integrated with HVAC systems to improve air quality, or reduce energy consumption of a facility.

As for location, living walls should be placed in a prominent area as a focal point where there is high pedestrian traffic, such as a lobby, a reception area or a cafeteria, for example. People tend to want to spend time around living walls so it is a good idea to locate them in areas where seating already exists or can be added. By doing so, you will make the biggest impact and get the most out of your facility investment.

There is a variety of living wall systems on the market today but not all systems are created equal, and as the old saying goes, you get what you pay for. It is strongly advisable to pick a proven system that has worked well in similar conditions, without problems. The cost of a living wall will depend on its size, accessibility, material finishes, plant selection and mechanical requirements. It is more affordable to install and maintain a living wall in an area that is easily accessible and doesn’t require specialized equipment.

8×4′ Living Wall at White Oaks Secondary School in Oakville, Ont.

Maintenance is a key component of any successful living wall and should be performed at least once a month. Pruning, removal of dead plant material, preventative pest management, inspection and calibration of irrigation systems, fertilizer and nutrient top ups, as well as occasional system repairs and plant replacement are all part of a typical maintenance visit. As long as regular maintenance is performed, the likelihood of insect issues can be controlled with non-toxic products.

Living walls are specialized plant systems that require trained maintenance technicians, familiar with horticultural issues and specific living wall systems. If your living wall is tall and requires specialized equipment to access, your maintenance provider should also have training to work at heights and to operate such equipment.

Tropical plants are normally used in living walls and there is a range of plant species that can be implemented, depending on aesthetic preferences, maintenance considerations and light levels. It is important to note that all plants need a minimum amount of light and plant replacement can be significantly mitigated with optimal light levels and careful temperature control. If a living wall can’t be located in an area with direct natural light, supplemental light should definitely be added. The type of lights required will depend on many factors, including budget, energy consumption goals and the distance from the lights to the living wall. Living walls should never be located near exterior doors that will expose temperature-sensitive tropical plants to cold air during winter months.

Jason Rokosh, BD, MLA, OALA, CSLA, GRP, is the founder and owner of Vertical Landscape Architects Inc., and a specialist in living walls, green roofs and landscape architecture. Vertical Landscape Architects offers services in living wall and green roof consulting, design/build and maintenance mostly in the GTA and throughout southern Ontario. For more information please visit www.vertla.com.

Getting a grip on hand strain and related injuries

Laboratories are common in Canada, reaching from the viniculture industry to universities, pharmaceutical and petro chemical sectors. For lab techs, there are many occupational hazards, including exposure to hazardous, corrosive chemicals, noxious fumes, infectious microbes and even radiation.

There are also many health and safety regulations in Canada to protect these workers. However, some risks of working in a lab remain, and they may not be as obvious. They include the potential for musculoskeletal injury to the hand, wrist, arm, shoulder and neck due to the high volume and frequency of manual tasks that lab techs complete in their daily work.

Lifting, sorting samples, computer and bench work are among the many manual tasks that occur in the lab. These manual tasks, which can be repetitive in nature over extended periods of time, put lab techs at a high risk for musculoskeletal injury.

WorksafeBC defines a musculoskeletal injury as an injury (including a sprain, strain, or inflammation) or disorder of the muscles, tendons, ligaments, joints, nerves, blood vessels, or related soft tissues that may be caused or aggravated by work. According to the Canadian Centre for Occupational Health and Safety, work-related musculoskeletal injuries (disorders) can happen from arm and hand movements such as bending, straightening, gripping, holding, twisting, clenching and reaching, all of which are common requirements for lab work.

These movements on their own will not cause an injury. What makes them harmful in the lab environment is when they are continually repeated, in a forceful manner (pinching or gripping hard); lead to awkward body positions; and are completed quickly with minimal breaks.

Pipettes, which are used to transport a measured volume of liquid from one container to the next, are a major tool in the modern lab. There are various designs of pipettes for different uses and levels of accuracy and precision.

Lab techs typically complete many tasks repetitive tasks using pipettes over long periods of time. The continual motion, combined with other tasks such as sorting vials and computer use, can create a risk for injury to the hand, wrist, arm, shoulder, and neck area.

In a Swedish study, “Hand and shoulder ailments amoung laboratory technicians using modern plunger-operated pipettes,” published in Applied Ergonomics, researchers found that lab techs working with pipettes had twice the prevalence of musculoskeletal disorders of the hand compared to the general population. Furthermore, this study found that pipetting more than 300 hours per year (approximately one to two hours per day) put lab techs at an increased risk for musculoskeletal injury to the hand and shoulder.

While there are many risk factors for injury from many of the tasks completed in the lab, there are opportunities to reduce these risks and work pain-free, including the following three steps.

Choose the right pipette

There are many different pipettes available, including electronic and multi-channel options, that all are specialized to different areas of the lab. Select a pipette based on the physical properties of the sample that is being analyzed, type of analysis that needs to be done, and amount of liquid that needs to be transferred. While there are many benefits to an electronic pipette compared to a manual pipette (less hand and thumb force), it’s important to consider the increased weight and the hand fit.

Choose the right chair

The right fit of chair can support the low back and the rest of the upper body during prolonged periods of sitting. It is important that the chair is height-adjustable to maintain a 90-degree angle at the thighs and that the feet can either be placed flat on the floor or rested on a foot rest or rail. The chair should also have armrests to support the arms and upper body when pipetting. This will reduce the amount of work that the upper body and neck must do to support the body when completing tasks.

Don’t forget to take breaks

The muscles in the hands, arms, shoulders, and neck need breaks throughout the day to allow them to recover from the stresses of repetitive work such as pipetting. Just like a bodybuilder that completes repetitions and then takes a rest, lab techs need rest periods to let the body recover. This can include splitting up manual repetitive tasks through the day or taking breaks during extended periods of work.

Lab work can be highly repetitive, making musculoskeletal injuries of the hands, wrist, arms, shoulders, and neck highly prevalent. It is important to understand the risk factors for musculoskeletal injury to the body and how the work environment and tools can be modified to reduce these risks.

This can include choosing the right pipette for the job, having a chair that supports the body and maintaining good posture, and breaking up the work day during long periods of pipetting or other repetitive tasks. Breaks give the body a chance to rest and not overload the muscles, which can cause discomfort and even injury.

In any work environment, it’s important to understand the body and, if there is continual discomfort when performing specific tasks, what parts of the job are causing discomfort. By determining what types of tasks are causing discomfort or pain, changes can be made to reduce risk factors for injury and let workers focus on the task and not pain.

Aaron Miller is a Canadian Certified Professional Ergonomist (CCPE) and an ergonomic consultant based in Kelowna, B.C. He can be reached at [email protected].

Five per cent of new condo sales in the GTA made by foreign investors

According to Urbanation Inc.’s first ever survey of new condominium foreign purchasers and investors, five per cent of all sales within projects currently in active development across the Greater Toronto Area (GTA) are from foreign investors, while domestic investors represented 52 per cent of sales.

The survey, which is completed by developers or brokerages representing new condo apartment projects, expanded to include this data in response to the increasing need for more clarity surrounding the role of foreign purchasers in the GTA housing market. Urbanation included the share of units sold to non-resident buyers, as well as domestic investors.

Among projects that indicated a presence of foreign investors, shares of units sold to outside purchasers fell between 1 per cent and 25 per cent. Shares of sales to domestic investors ranged from five per cent to 90 per cent. The highest shares of sales to foreign purchasers and domestic investors were usually found in centrally-located projects in the downtown Toronto area.

“The results of this very important survey show a rather limited role of foreign buyers in the GTA new condo market and a very significant overall share of investors,” said Shaun Hildebrand, Urbanation’s senior vice president, in a press release. “These estimates coincide with the percentages of new condos entering the rental market upon completion, indicating the important role investors play in the GTA housing market.”

New condo sales in Toronto soar 73 per cent

There were a total of 6,677 new condominium apartments sold across the Greater Toronto Area (GTA) during the third quarter of this year, according to Urbanation Inc.’s recently released Q3-2016 market results. That amounts to a 73 per cent increase year-over-year, allowing sales to reach the highest level of third quarter activity on record.

Sales were 58 per cent higher than the 10-year average for Q3 periods, as well as 12 per cent higher than the previous record for the period, which was set in 2007. Total unsold inventory in development dropped 33 per cent year-over-year to 11,485 units, the lowest level it has been since Q1-2007.

The average selling price for a new condominium apartment continued to climb, rising two per cent year-over-year to $590 per square foot. GTA-level price growth has slowed due to a shift in new development activity to areas outside of the downtown core. Within the former City of Toronto, average index selling prices increased five per cent year-over-year to $674 per square foot, while asking prices for unsold units increased by 12 per cent, although the number of unsold units fell 48 per cent annually to an all-time low. Price trends for new condos are starting to mirror the resale market, where average index prices climbed 12 per cent year-over-year to $511 per square foot, or $667 per square foot within the former City of Toronto.

“The pace of new condo development has fallen well below the level of demand this year,” said Shaun Hildebrand, Urbanation’s senior vice president, in a press release. “Given the low prevailing amount of available supply and diverse range of buyers, the recent mortgage insurance rule changes are anticipated to have a somewhat limited effect on market conditions for condos in the near term.”

Between January and September 2016, there were a total of 19,917 new condominium apartment sales across the GTA. Over that same period, there were only 12,189 new units available for pre-sales, creating the largest discrepancy between sales and new supply on record.

In total, 90 per cent of the 111,207 units in development were pre-sold as of Q3-2016, with 80 per cent of the 30,426 units in pre-construction already pre-sold, up 16 per cent from last year’s levels. Among the new units that opened for pre-sales during Q3, 63 per cent were already sold by the end of September, which is one of the highest opening quarter absorption rates on record.

Demand among end-user buyers of new condominium apartments has been increasing, as the quarterly absorption rate of remaining supply within existing projects from previous quarters climbed to a record high of 29 per cent, more than double its 10-year average. Also, sales of more expensive units have also been growing in the resale market, rocketing 62 per cent year-over-year among units for more than $600,000.

Suite Metering for Water – Facts, Benefits & Solutions

In today’s world of rising costs and environmentalism, water conservation should be central to a property’s sustainability and budget goals. To that end, water sub-metering is fast becoming a method of choice among Canada’s industry stakeholders who wish to reduce their property’s impact on the environment and to their bottom line.

“Canada is one of the highest per capita water users in the world, using on average 328 litres per person, per day,” explains Andrew Beacom with Priority Submetering Solutions. “Sub-metering, or ‘suite metering’, encourages residents to conserve through a user-pay system and creates a responsibility for each resident to take its own consumption into consideration. You don’t pay your neighbour’s grocery bill, so why would you share in the cost of their water bill?”

There are certainly benefits to suite metering; especially when one takes the long-term view. Encouraging water conservation reduces stress on the building’s infrastructure (i.e. plumbing), thereby preventing the early onset of costly repairs that property management would have to pay for over time.

From a cost-management perspective, suite metering equipment can be obtained through financing, meaning no capital costs are required to get started. Once installed, property managers/owners can also use the meters to identify areas of high-use and possible leaks. This, says Beacom, helps to offset the sting of rising water prices, explaining, “Water and sewage rates across local municipalities are increasing in part due to aging infrastructure, which can cause more leaks. In fact, 10 per cent of water use per person, per day is due to household leaks on items like taps, toilets and pipes. That’s why we also provide leak and tamper detection for all units where suite metering is occurring.”

Residents also have much to gain from suite metering. On one hand, removing water utility costs from maintenance fees gives them a greater perspective on their water usage habits and allows for them to control costs. On the other, monitoring individual suites ensures residents are not subsidizing “higher users”, which is typically the case with traditional bulk metering.

“Suite metering is the only fair way to allocate utility expenses in a building,” insists Beacom. “Lower users will see the benefit because they will no longer pay to subsidize the cost of higher utility users. Higher users will also be able to see how much their usage is, what it’s costing them, and will then be able to adjust their usage/costs accordingly.”

Suite Metering Myths

For those who have made the switch to suite metering, the advantages speak for themselves. Nevertheless, there are misconceptions that can prevent those who have not made the transition from realizing the potential of water suite metering.

“One misconception we always hear is that suite metering is complicated. It doesn’t have to be if you work with a provider who takes care of everything from start to finish,” says Beacom, noting Priority Submetering Solutions’ own philosophy is to help clients handle everything from installing the meters, monitoring, the collection of funds and reporting.

Other misconceptions persist around the costs of suite metering. While some argue those costs are high and the savings minimal, Beacom says suite metering offers a proven benefit: “Based on a typical, 100-suite residence, we’ve calculated that buildings lose up to $1,800 for every month they aren’t suite metering for water. In addition, it has been reported that water suite metering can reduce costs for residents and the building by up to 39 per cent.”

Myths notwithstanding, water suite metering is an option that deserves investigation. Aligning your building with a reliable, honest and experienced provider is the first step towards reaping the environmental, sustainable, and financial benefits that water suite metering can provide.

Andrew Beacom is the President & CEO of Priority Submetering Solutions, a licensed, full-service utility Suite Metering and billing company serving multi-unit buildings across Canada and the United States. For more, visit www.prioritymeter.com.

GTA home sales continue to escalate: TREB

In October 2016, there were a record 9,768 home sales reported through the Toronto Real Estate Board (TREB)’s MLS System, an increase of 11.5 per cent compared to October 2015. In the Toronto market, the largest annual rate of sales growth was in the condominium market segment at 22.2 per cent year-over-year, largely driven by sales in the 905 region.

“The record pace of GTA home sales continued in October, with strong growth observed throughout the month,” said Larry Cerqua, TREB president, in a press release. “As we move through November and December, we will be watching the sales and listings trends closely, in light of the recent policy changes announced by the Federal Minister of Finance. TREB will once again be conducting consumer survey work, in order to report on home buying intentions for 2017.”

The MLS Home Price Index Composite Benchmark climbed 19.7 per cent year-over-year in October 2016. Similarly, the average selling price across all home types was $762,975, up 21.1 per cent over the same time period. All major home types in the GTA region experienced double-digit sales increases.

“New listings were up slightly in October compared to last year, but not nearly enough to offset the strong sales growth. This meant that seller’s market conditions continued to prevail as buyers of all home types experienced intense competition in the marketplace, said Jason Mercer, TREB’s director of market analysis. “Until we experience sustained relief in the supply of listings, the potential for strong annual rates of price growth will persist, especially in the low-rise market segments.”

SmartREIT acquires mixed-use centre in Quebec

Smart Real Estate Investment Trust (SmartREIT) has purchased a mixed-use retail-office centre in Pointe Claire, Quebec. The mixed-use centre features a new Walmart Supercentre, a Home Depot and a number of national retailers such as Dollarama, L’Equipeur (a Canadian Tire banner), and TD Canada Trust, along with a number of food and service offerings.

The 382,000 square foot mixed-use centre is 99 per cent leased and incorporates a fully leased 62,000-square-foot six-storey office building.

“The high quality tenant base and the centre’s dominance in its urban market fits very well with SmartREIT’s existing retail portfolio,” said SmartREIT CEO Huw Thomas.

The City of Pointe Claire, located on Montreal’s West Island, has a thriving population base with strong demographics and household income.

“We have the potential to add additional density to this centre, which fits perfectly with our strategy to intensify our portfolio with additional retail as well as residential, seniors’ housing, and even storage in selected locations, expanding each centre’s offering to meet the needs of its community,” added Thomas. “By leveraging the capabilities of our extensive development platform, we are now working on adding value to a number of our existing retail sites as well as developing major urban mixed-use projects such as the Vaughan Metropolitan Centre.”

Evergreen Line set to open in B.C.

The B.C. government has announced that construction on the $1.43 billion Evergreen Line is now complete and that the new transit system is set to open on Dec. 2

The Evergreen Line Project is an 11-kilometre extension to the existing SkyTrain system in Metro Vancouver. Evergreen will link Burnaby, Port Moody and Coquitlam to Vancouver and will be fully integrated into the existing SkyTrain system at Lougheed Town Centre Station. It will carry 70,000 passengers per day by 2021.

When the line opens, Metro Vancouver’s SkyTrain system will become the longest fully automated rapid transit system in the world.

“Now that construction is complete, we are handing the reins over to TransLink to do their final preparation and staff training in anticipation of opening day. We are in the home stretch and we’re looking forward to the opening of this critical addition to the region’s transportation network,” says Todd Stone, B.C. Minister of Transportation and Infrastructure.

TransLink will launch its public awareness campaign to keep the community and customers aware of opening day activities and timing for the introduction of new and modified bus services.

“The eagerly-awaited Evergreen extension will soon be up and running and will improve transportation in the Metro Vancouver area for residents and visitors alike. Once open, we will have another quick and efficient public transit option, which will ease traffic congestion, reduce GHGs and contribute to the creation of liveable communities in the region,” says Peter Fassbender, Minister of Community, Sport and Cultural Development and Minister Responsible for TransLink.

Funding for the Evergreen Line Project is a partnership between the Government of Canada, the Government of B.C. and TransLink.

Employees misjudge top office areas for germs

Flu season is now underway in Canada and generally lasts till March. As a result, sick days and lost productivity put a damper on business, or worse. Last flu season, Canada recorded 5365 hospitalizations and 270 deaths, while the season before that exceeded any previous influenza season, with a considerable number of hospitalizations, according to the Public Health Agency of Canada.

Workplaces are culprits for influenza, but employees are usually uneducated on what office areas harbour the most germs. Coverall North America, franchisor of commercial cleaning businesses, recently recorded such findings through a survey it conducted, asking men and women in the U.S. who have worked, or currently work, in an office setting what surface or common area contains the most infectious germs.

More than 50 per cent of these office workers think computer keyboards hide the most germs, but the handles on the kitchen sink are actually the main culprit, says Coverall, and three out of four sink handles contain a high germ count. According to Coverall, others include:

Restrooms: One toilet seat has 3,200 germs per square inch.
Telephones: Phones carry 10 times more germs than a toilet seat.
Light switches: High counts of fecal bacteria has been found on these features.
Microwave handles: 48 per cent of handles tested had high germ counts.
Water fountains: Spigots can have up to 2.7 million bacteria per square inch.
Door handles are also a high risk area.
Refrigerator door handles: 26 per cent of handles located in break rooms have high germ counts.

The company says it has designed the Coverall Program to offer high-quality service to combat germs in the workplace.

“Our Franchisees’ service packages and techniques go beyond the standard dusting and vacuuming,” says Rick Ascolese, president and chief executive officer of Coverall North America. “The Coverall Health-Based Cleaning System Program uses proprietary processes that are designed to tackle contagious germs that can be found throughout the workplace – even the kitchen sink handles.”