Fresh design features at IDS Vancouver

Interior Design Show (IDS) Vancouver, set to take place September 25, has revealed the keynote line up.

The main stage will feature Jason Santeford and Michelle Roundell of Gensler, who will speak about infusing hospitality-centric design. Phyllis Lui of Kalu Interiors, Jason Hurd of aodbt, equity and inclusion advisor Chanelle Tye and interior designer Alykhan Velji form a panel discussion on Designing Belonging to JennAir: Creating Inclusive Spaces for All; Kayla Browne of Bold Workshop Architecture, Luke Mari of Aryze and Vancouver city councillor Peter Meiszner will address NIMBYism; Annaliesse Kelly of AK Design will speak on How to Build an Environment where Innovation Thrives; and Rodrigo Caula and Enrico Pietra of Nuova Group will speak with moderator Stefan Novakovic of Azure. All sessions take place Sept. 25.

On Sept. 26, Observations of a Globetrotting Designer: Forecasting the Future of Luxury Hospitality Design features designer Paolo Ferrari in conversation with Stacey McLachlan of Western Living. Karin Bohn of House of Bohn will also speak with McLachlan in a later session.

Lynda Reeves of House & Home will take the main stage on Sept. 27. She will sit down with interior designer Kelly Deck.

This year’s show introduces key installations: Illuminate, a lighting-focused feature; Night & Day, showcasing hospitality-themed design environments; Studio North, a gallery-like showcase of custom work and limited-edition furniture, lighting, glass, ceramics, textiles and surface design by Canadian and international designers; Prototype, located within Studio North, with both to-market and conceptual works not yet in production; Collect, a curated contemporary art exhibition; and The District, a retail marketplace emphasizing sustainable decor.

“IDS Vancouver celebrates the best in design and creates a space where the creative community can connect, collaborate, and share ideas,” said Will Sorrell, National Director of IDS Vancouver. “We’re excited to welcome attendees back to a dynamic, immersive setting. From new exhibitors and innovative features to an outstanding roster of keynote speakers, this year’s show is set to inspire and engage design lovers of all kinds.”

Annacis water tunnel nears end of excavation

COWI is nearing the end of its work as construction engineer on the massive $450 million Annacis Water Supply Tunnel project.

Commissioned by Metro Vancouver, the 2.3-kilometre-long, 2.6-metre diameter steel water main runs approximately 50 metres beneath the Fraser River, connecting the City of New Westminster and the City of Surrey.

The project is part of Metro Vancouver’s broader strategy to upgrade and modernize critical water infrastructure, including five new water supply crossings designed to remain fully operational even in the aftermath of a major earthquake. Construction is being carried out by Traylor Aecon General Partnership.

COWI’s role has encompassed the full design scope for slurry wall shafts and base slabs for the north and south shafts, tunnel lining design, and ground improvement strategies for break-in and break-out. The team has also provided engineering design management and ongoing support throughout construction, ensuring seamless integration and delivery at every stage.

By positioning the 2.3-kilometre steel main approximately 50 metres beneath the Fraser River, the project avoids surface vulnerabilities such as flooding, river scour and marine loading, ensuring long-term protection of the water supply.

“Resilience is at the heart of this project,” said Nedim Alca, market director for COWI in North America. “What makes this milestone so significant is not just the completion of another tunnel — it’s the culmination of years of collaborative design, innovation and precision engineering to meet the region’s future water needs.

“As we reach the end of excavation, we’re proud to see a design that began on paper now becoming an integral part of the region’s infrastructure — one that will quietly serve millions of people every day, well into the next century.”

Construction on the tunnel began in 2022 and it is expected to take six years to complete.

Construction underway on new Belmont Library

Construction is underway on the new $71.8 million Belmont Fieldhouse and Library in Calgary.

Anticipated to open in 2027, the project will feature a new Calgary Public Library and an indoor multi-sport recreation space operated by the City of Calgary. The facility is designed to become a vibrant focal point of year-round activity in the community.

“As our city expands and continues to welcome new Calgarians, the need for additional library and recreation spaces has reached a critical point,” said Mayor Jyoti Gondek. “The Belmont Fieldhouse and Library reflects our commitment to building vibrant, inclusive communities for all Calgarians.”

Belmont Fieldhouse will span approximately 118,000 square feet and feature a multi-sport artificial turf field, field viewing areas, dressing rooms, washrooms and administrative space. The adjacent 10,000-square-foot public library will include a children’s area, collections shelving, open seating, public meeting rooms and an outdoor learning space. Together, the new facility will create a dynamic hub for recreation, learning and community connection.

In 2021, city council approved investments in underserved areas to address gaps in recreation infrastructure. As part of this strategy, funding was allocated for a multi-use fieldhouse in the Belmont community, one of several projects aimed at increasing access to year-round recreation and social spaces across Calgary.

“We are excited to design and build a facility on behalf of The City and Calgary Public Library that will serve sporting and community needs in southern Calgary,” said Kerensa Swanson Fromherz, director of public spaces delivery. “We envision Belmont Fieldhouse and Library to be a place where people can gather year-round to play, practice, socialize and build strong community connections.”

Nearly 600 new homes proposed for Surrey

A new proposal in Surrey will bring almost 600 new homes and shelter spaces to the community through three new BC Housing-funded developments. This investment is part of the Province’s broader $19-billion housing commitment and is contingent on successful development approval.

“People have different housing needs, and we’re working hard to help everyone find a place to live that suits them,” said Christine Boyle, Minister of Housing and Municipal Affairs. “With our municipal partners, we’re helping people find an affordable home near their jobs and loved ones. At the same time, we’re bringing people indoors to connect them to the supports they need to rebuild their lives.”

The Province, BC Housing and the City of Surrey are working together on the proposal, which will include a total of 590 new affordable and supportive homes, as well as complex-care housing and shelter spaces across three sites in Surrey. These three developments will increase the supply of non-market housing in Surrey, helping to ease pressure on the local rental market, while supporting stronger, healthier and more connected communities.

“Surrey is the fastest-growing city in British Columbia, and the demand for housing here is unlike anywhere else in the province,” said Brenda Locke, mayor of Surrey. “Through strong partnership with the Province, we are making progress to deliver safe, stable homes and supports our residents deserve.”

About the properties

Located at 15238 19 Ave. and 1880 152 St., the proposed Semiahmoo Town Centre development will include 200 affordable rental homes, 40 supportive homes and 20 complex-care homes. This site will also offer a range of housing and health supports for residents, making it easier for them to access the services they need.

Located at 13633 Grosvenor Rd., the proposed Surrey City Centre development includes 100 new homes, made up of 60 supportive homes and 40 shelter spaces. This development is intended to address the need for additional emergency shelter and supportive housing, providing people experiencing homelessness with safe indoor spaces and access to critical supports. The City of Surrey has contributed the land for this project, underscoring its commitment to delivering housing solutions that meet the urgent needs of the community.

Located at 13216 104 Ave., the proposed Mayflower Housing Co-operative development includes 230 new affordable rental homes. These homes would provide long-term, stable housing for individuals and families with low to moderate incomes, contributing to a more inclusive and affordable housing market in Surrey.

All three developments require rezoning through the City of Surrey. BC Housing and project partners will share detailed information and provide opportunities for community feedback on the Semiahmoo Town Centre and Surrey City Centre projects throughout the development process.

Telecom system outages tied to new protocols

Internet and cell phone service providers in Canada must be ready to comply with new protocols for responding to and reporting major system outages by November this year. The deadline comes in a newly issued directive from the Canadian Radio-television and Telecommunications Commission (CRTC) that builds on interim requirements introduced in 2023.

The rules set out determining factors and timelines for when and how quickly service providers must report system outages to CRTC, federal departments with oversight for public safety and business operations, provincial/territorial emergency management organizations and local-level 911 call centres. As well, CRTC has launched two new public consultation processes to gather input on potential improvements to telecom network design and operations and consumer protection mechanisms related to service loss.

“Canadians need reliable Internet, phone and television services. Disruptions to these services can have harmful effects, especially in emergency situations,” observes Vicky Eatrides, the CRTC’s chair and chief executive officer.

Primary telecommunication service encompasses wireless or landline phone numbers, Internet connections and data links for end-users. A major outage is now formally defined as one that lasts at least 30 minutes and:

causes 600,000 minutes of disruption, calculated according to the total number of end-users affected; or
cuts off telecom access in a community that Statistics Canada categorizes as rural, remote or isolated; or
affects TTY-IP relay-based services for people with hearing or speech disabilities; or
affects 988 service for mental health crises and suicide prevention.

In such cases, telecom service providers (TSPs) will be required to notify key public safety contacts, such as 911 call centres in affected areas and provincial/territorial emergency management organizations that administer wireless public alerts, within 30 minutes. CRTC and the federal department of Innovation, Science and Economic Development (ISED) must also be notified within 30 minutes if the service outage involves 911 networks, wireless public alert systems or specialized services for people with hearing/speech disabilities or for mental health response.

Meanwhile, for all outages, CRTC and ISED must be provided with a comprehensive list of specified details within two hours. These include:

the geographic area, networks, associated brands or downstream TSPs and estimated number of end-users affected;
the start-time of the outage and estimated time for service restoration;
a brief description of the causes of the outage (if known), the steps taken to restore service and/or the factors that are preventing network repair and service restorations; and
a description of how the outage has been communicated to end-users and other stakeholders, including a link to webpages or other channels used to do so.

In the aftermath of a major outage, TSPs must submit a post-occurrence report to CRTC and ISED within 30 days. This calls for much of the same information previously required in notifications at the time of an outage, but also asks for a summary of planned or implemented measures to prevent similar future outages and to improve service reliability and network resilience, along with a timetable for when such measures will be completed. Additionally, service providers will be expected to explain what lessons they have learned from the outage and its spinoff outcomes.

“Post-outage reports may contain confidential information,” the CRTC ruling acknowledges. “However, the lessons learned by a TSP from a major service outage event can benefit the industry by helping to prevent and address future outages. The Commission therefore encourages TSPs to share lessons learned that the Commission can make public to inform other TSPs.”

Information gleaned from both service providers’ notifications and post-outage reports will build a database to help CRTC and ISED chart the frequency and causes of major outages and the nature and effectiveness of service providers’ responses. “This information will help the Commission establish evidence-based policies to improve the reliability of services,” the CRTC ruling maintains.

Similarly, the two newly launched public consultations are meant to inform future regulatory policy. Stakeholder groups and the general public can make submissions addressing three general themes related to telecom system reliability and resiliency until Dec. 3, 2025, while those seeking to weigh in on consumer protections are asked to consider a series of questions as part of a public proceeding.

“The Commission holds the preliminary view that consumer protections in the event of service outages or disruptions are necessary,” the consultation document states. “To build on the existing consumer protections in place, Canadians may need better protections, including clearer communications or refunds when they experience a service outage with their home Internet, wireless, telephone or television services.”

Telecom service providers or their representative industry groups are additionally asked to provide information about their current policies related to service outages and disruptions, and how those policies are applied and communicated to customers. This must be submitted by Oct. 9, 2025 in order to be a recognized party to the proceedings.

Stakeholders and the general public have until Nov. 13, 2025, at 5 p.m. Pacific time, to submit comments.

The consequences of deferred cleaning and maintenance

Taking a proactive approach to cleaning and maintenance is a crucial part of running a successful business. In today’s uncertain economy, building owners and facility managers may be tempted to cut costs with deferred services, cleaning, and maintenance to make the most of the budget, but this strategy may only offer a reprieve, causing more serious (and expensive) issues down the line.

There are many factors involved in taking a proactive approach, rather than practicing deferred cleaning and maintenance for the performance and future of your facility:

Health concerns can be caused by neglecting cleaning schedules. Failing to complete deep cleaning can mean missing signs of growing mould or other potentially harmful and damaging conditions. Even issues like tripping hazards, missing lighting, or increased dust, dirt, and allergens can lower IAQ, posing a health and safety risk to building occupants. In addition, if employees suffer from decreased cleaning and hygiene, your company could incur the costs of medical treatment and employee absenteeism.

Safety is a top concern, and delaying necessary work can compromise your safety efforts, posing a risk to your employees and your facility. For example, failing to replace failing doors or enclosures can mean that they don’t function correctly, potentially allowing unauthorized access to the building. Similarly, delaying repairs can result in the deterioration of your building, causing hazardous conditions for building occupants.

Regulatory non-compliance can also become an issue (depending on your industry and location) when commercial cleanliness suffers. Postponing action or delaying compliance with regulations can compromise occupant health and safety, and it also exposes your business to potential fines and penalties.

Higher expenses are a risk when minor neglected repairs exist, skyrocketing expenses over time, increasing repair needs or inciting replacement. Regular equipment maintenance affords managers the opportunity to stay on top of its condition, efficiency, and the urgency of repairs to lengthen the lifespan of their equipment. Similarly, skipping regular cleaning can lead to reduced efficiency in your HVAC and ventilation systems, as dirt and dust build up over time.

Studies show that on average, deferred maintenance compounds at a rate of seven per cent per year, and in some cases, delaying maintenance can increase future costs for the same work by as much as 600 per cent.

Failed compliance can come from deferred maintenance when the fire marshal or health and safety inspector comes. If they determine that there is necessary work, you may be under a tight timeline (with higher costs) to invest in the required upgrades or services.

Higher bills are a risk to poorly maintained properties as they become less efficient, increasing heat loss, and resulting in inefficient use of water and energy. So, while you may not see increased costs with repairs or replacement, incrementally growing bills can come from lessened operational efficiency.

Work stoppage is also a risk if maintenance is left long enough. Just completing a routine task like window cleaning presents little work disruption, whereas eventual repair or replacement could affect tenants and cause work stoppage. On a larger scale, failing to upgrade or regularly maintain your pipes could cause cracks, failure, or freezing during colder temperatures, and this could mean flooding, interior damage, or even closures as the work is completed.

Decreased property value is a concern for building owners. Neglecting maintenance can significantly reduce property value, negatively affect occupancy rate, lower rent options, and make your real estate less competitive.

Negative impressions from customers or visitors can result with more infrequent cleaning and maintenance. From dirty or unstocked public restrooms to visually missing repairs condition of your building, deferring cleaning and maintenance can lead to a negative customer experience, lost business, and a decline in reputation.

Employee perception can also be affected when staff witness deferral practices and a lack of attention. A negative impression from within can lead to employee turnover, decreased morale, and a decline in reputation.

Cleaning and maintenance are vital components in managing building operations, and while delaying expenditures might initially seem like a budget-conscious approach, it can be risky for the health of your occupants, detrimental to your operations, and more expensive in the long run. Managers who take a proactive approach can set themselves up for a more efficient, less expensive, safer place to work.

Trio of experienced senior executives joins BGO

BGO Properties has added a trio of experienced senior executives to its ranks, assigning them to three business areas of its Canadian portfolio. Marlene Farias joins the national operating group, while Stephen Smith and Jeff Wilson take on key regional roles.

Farias has been named national vice president of sustainability and technical services, and will be responsible for BGO’s operational excellence, sustainability and technical services group. She brings more than 20 years of experience to that task after formerly holding leadership roles at Triovest and JLL.

Smith heads to BGO’s British Columbia region to lead commercial property management and leasing. He has more than 25 years of real estate experienced developed in previous roles with Oxford Properties, Manulife and Wesgroup Properties.

Wilson will oversee BGO Properties’ management portfolio in Ontario, while taking on the title of vice president, property management, for the Greater Toronto Area. He has more than 20 years of property management and operations experience, most recently leading retail operations for Westdell Development Group.

“We are excited to welcome Marlene, Stephen and Jeff to BGO Properties. Their expertise and leadership add important competencies and capacity to the commercial team,” says Michelle Brown, managing director and head of BGO Properties. “Each of them are experienced in fostering strong tenant relationships, which remains a central element to achieving our clients’ objectives.”

Feds give $85.5M for sustainable affordable housing

The federal government and the Federation of Canadian Municipalities (FCM) unveiled an $85.5-million funding boost for energy-efficient and affordable housing as the country champions Green Buildings Week.

The investment, made through the Green Municipal Fund’s (GMF) Sustainable Affordable Housing (SAH) initiative, will be split between $67.9 million for capital projects and pilots and $17.6 million for planning and feasibility studies.

This news comes as buildings continue to be the third-largest source of greenhouse gas emissions in Canada, which presents a critical opportunity in the fight against climate change. Energy-efficient buildings also keep energy bills affordable, improve health and comfort in the face of extreme weather, and increase skilled job opportunities.

“Housing affordability and climate change are two of the biggest challenges facing Canadians in communities big and small across the country,” said Rebbeca Bligh, FCM President. “By supporting energy-efficient retrofits and net-zero construction, we’re addressing both crises by making homes more affordable, cutting down emissions and operational costs.”

The SAH initiative has supported a number of projects. The Sundance Housing Co-operative is the largest retrofit of its kind, using prefabricated wall panels. The original 59 townhouses—built in the late 1970s—have been upgraded with modern insulation, ventilation, and solar power. The retrofit eliminated natural gas use, reduced energy consumption by up to 94 per cent, and is expected to save the co-op as much as $100,000 annually.

“Innovative projects like the Sundance Housing Co-operative retrofit in Edmonton show how affordable and climate resilient housing can go hand in hand,” said Julie Dabrusin, minister of environment and climate change. “This is how we build a cleaner, stronger, and more sustainable Canada.”

Another notable project—Aspen Heights in Saskatoon—features a 56-unit townhouse development that was completed in 2024. The homes are constructed with energy-saving features including triple-pane windows, insulated concrete foundations for increased warmth, extra-thick walls, high-quality insulation, and heat pumps with natural gas backups.

“Canada has a proud track record—and we’re building on it,” FCM stated in a press release. “This is a pivotal moment—and we’re treating it with the urgency it demands. As the world shifts towards clean energy, Canada is moving with purpose to grow a competitive, sustainable economy.”

The SAH initiative was launched in 2020 as a six-year, $300-million program to support not-for-profits, co-ops, and municipalities to retrofit existing housing and construct new, energy-efficient homes. To date, 4,100 homes have been built or retrofitted across the country through the program.

Canada reveals first major projects for fast-tracking

Following the the launch of the Major Projects Office (MPO), the Government of Canada has announced the first five projects under consideration for fast-tracking.

For these first projects, the work of the MPO will be to close final regulatory and permitting gaps, co-ordinate with provinces and territories, and ensure financing plans can be achieved. The MPO will recommend to the federal government the best course to complete each project approval quickly so proponents can make smart investment decisions.

“This is a defining moment for Canada. To get to ‘one project, one review, one decision’ will set Canada apart globally and will attract enormous inflows of capital,” said Dawn Farrell, MPO chief executive officer.

Two projects in B.C. are on the list:

LNG Canada Phase 2, Kitimat, British Columbia: This project will double LNG Canada’s production of liquefied natural gas, making it the second-largest facility of its kind in the world. It is expected to attract significant private-sector capital to Canada, contribute to GDP growth, and support jobs and economic growth in local communities. It will diversify trading partners and meet increasing global demand for secure, low-carbon energy with Canadian LNG, contributing to worldwide energy security by increasing the supply of available natural gas for Asian and European partners.

Red Chris Mine expansion, Northwest British Columbia: This major expansion project will extend the lifespan of the mine by over a decade, increase Canada’s annual copper production by more than 15 per cent, employ about 800 workers during operations, with a peak of approximately 1,500 workers during construction, and reduce greenhouse gas emissions by more than 70 per cent when operational. Working in close collaboration with the Tahltan Nation, it is an important step in reconciliation and further developing the potential of Northern British Columbia and will strengthen Canada’s role as a reliable supplier of copper and other resources essential for global manufacturing and clean energy technologies.

The announcement was welcomed by the Canadian Construction Association (CCA), citing it builds on the construction industry’s years-long advocacy efforts to reduce red-tape and invest in “shovel-worthy” infrastructure projects that strengthen Canada’s economy.

“We are very happy to see that the government clearly made an effort to prioritize shovel-worthy projects, and not just shovel-ready projects,” said Gilbert. “We can always find projects to build, but we must prioritize those projects that will move the needle for our economy, and we believe the federal government has done just that.”

Canada’s first purpose-built goalball facility underway

Plans are unfolding for Canada’s first purpose-built goalball court at the Canadian National Institute for the Blind’s (CNIB) Lake Joseph Centre in Muskoka. The Ontario government is investing nearly $3 million for the accessible sport project, which is exclusive to athletes with visual impairments.

Once complete, the facility will offer a goalball court with specialized flooring and acoustic sound panels designed for athletes who are blind or have low vision, along with an accessible fitness centre and a teaching kitchen.

Angela Bonfanti, president and CEO of CNIB, said it will bring a legacy of inclusion. “With a new purpose-built facility, CNIB Lake Joe is opening the door to accessible sport and recreation in ways that have long been missing for our community,” she said. “Accessible sport changes lives. It builds confidence, fosters independence, and creates a sense of belonging.”

The centre will serve local, regional and national goalball teams, creating a permanent home for training and competition. A wide range of programs will support recreational and competitive goalball players, as well as other adaptive sports and community activities to expand opportunities for people with sight loss.

“Goalball is such a unique sport for blind and visually impaired athletes and it can be tremendously hard to find a spot to train and play,” said Amy Burk, Captain of the Canadian Women’s Goalball Team. “I’m truly hoping this opportunity will help us reach other children and youth and expose them to the sport of goalball, and hopefully help us grow our program across Ontario and Canada.”

The project is part of the province’s $200 million Community Sport and Recreation Infrastructure Fund.

Feds to reappraise accessible parking violations

Selfish disregard will become costlier on federal property once Public Services and Procurement Canada (PSPC) boosts the fines for misappropriating accessible parking spaces to more closely align with penalties elsewhere in the country. The move is on a newly released list of roughly 500 promised red tape reduction measures across 30 government departments, agencies and commissions.

This follows after Treasury Board of Canada President, Shafqat Ali, called for a government-wide review to identify ways to streamline services, cut duplication and reduce administration costs for individuals, businesses and other entities required to comply with federal regulations. The initial list responds to the 60-day deadline to report progress that Ali imposed earlier this summer.

“We will be moving forward with these initiatives and others to take meaningful action to cut red tape for Canadians and to help Canadian businesses stay competitive,” he maintains. “The Red Tape Reduction Office, led out of the Treasury Board of Canada Secretariat, will be leading work with federal regulators to make further progress.”

It’s anticipated that increasing the current $50 fine for unauthorized use of spaces designated for accessible parking will deter that misbehaviour and reduce the number of tickets issued, thus saving on costs for enforcement officers and fine processing. The change would also be more reflective of the government’s accessibility mandate and more in keeping with fines in the range $400 to $700 that Canadian municipalities typically charge for the same offence.

This is to be accomplished through an update to regulations governing traffic on government property, under the auspices of the Government Property Traffic Act. As well, PSPC has identified two other efficiencies related to management of the federal property portfolio.

Proposed changes to the Public Works Nuisances Regulation would give PSPC authority to directly intervene on lands that other government ministries administer. Currently, PSPC does not have authority to respond to hazards or disturbances until the land has formally been transferred to its custodial oversight.

“If there is an illegal occupation or encampment on lands under the administration of another department, that department must transfer administration of the property to PSPC in order for the Nuisances Regulations to apply and for PSPC to take action,” states the departmental overview of proposed measures.

PSPC also recommends changes in the process for disposing of property that has been seized for forfeiture because they are connected to designated criminal offences, which are expected to simplify the process, save time and reduce the costs of managing property in the intervening period before it is sold.

A bold step toward housing relief

Fengate Asset Management marked a major milestone in early September with the official ground-breaking of The Dennis, a new purpose-built rental community in Toronto’s Mount Dennis neighbourhood. Not only is the project a significant addition to the city’s housing landscape, it’s also one of the first developments to break ground under the Purpose-built Rental Housing Incentives Stream, launched in 2023 to address Toronto’s urgent housing needs.

“The City of Toronto is taking bold steps to build more affordable homes for Torontonians,” Mayor Olivia Chow proclaimed at the event. “Through our incentive program that waives development charges and taxes, we’re breaking ground on 448 new homes in York South-Weston – with 20 per cent designated affordable. The Dennis is proof that our approach providing incentives, waiving fees, and speeding up approvals can help get shovels in the ground and deliver more affordable housing for Torontonians.”

In all, the Purpose-built Rental Housing Incentives Stream aims to deliver over 7,000 new rental homes across Toronto, with at least 20 percent designated as affordable for periods ranging from 40 to 99 years. The ground-breaking of The Dennis is a powerful example of how strategic collaboration between the public and private sectors can accelerate housing delivery. Leveraging municipal incentives and federal financing, the project brings much-needed rental supply to market—including affordable units and rental replacements. Led by the LiUNA Pension Fund of Central and Eastern Canada (LPFCEC), and developed in partnership with Fengate and The Hi-Rise Group, The Dennis is being hailed by key stakeholders as a clear reflection of the City’s commitment to tackling Toronto’s housing crisis.

“On behalf of LiUNA, we are proud to partner with the City of Toronto to expand its purpose-built rental housing platform and deliver much-needed new, attainable housing to the city,” said Joseph Mancinelli, Chair of LPFCEC, LiUNA International Vice President and Regional Manager for Central and Eastern Canada. “As Toronto continues to grow and evolve, we remain committed to being a trusted partner in building its future – creating contextual, people-focused residential communities, while driving job creation, strengthening the skilled trades workforce, and fueling economic growth.”

The transit-oriented development is located steps from the new Mount Dennis LRT station and minutes from the Weston GO Transit station, nestled between the Humber River and Black Creek River. In addition to the abundance of parks and green spaces, future residents will have access to market-leading amenities including co-working areas, a games room, theater, lounges, and event spaces.

Targeting LEED Gold certification and built to the Toronto Green Standard, The Dennis reflects Fengate’s commitment to sustainable urban development. Once complete, it will serve a diverse tenant base—from students and young professionals to families and retirees—while standing as a model for how municipal incentives can catalyze meaningful, inclusive growth in Toronto’s housing sector.

“This is the first project in my ward to benefit from the rental housing incentives program of the City for affordable units and I am looking forward to it being the start of more shovels in the ground,” said Councillor Frances Nunziata (York South-Weston). “There are several approved housing projects in my ward, and I hope more will be able to participate in this important accelerator program to get affordable housing in York South-Weston.”

“Initiatives such as the City of Toronto’s Purpose-built Rental Housing Incentives Stream are vital to the future of residential development within our city,” added Jaime McKenna, President, Fengate Real Estate. “These initiatives allow for greater partnership with government to bring more affordable housing options for residents, removing barriers and unlocking access to the residential market for everyone.”

For more on this and other Fengate projects, visit: Fengate Asset Management

Reimagining a humble summer cabin

What began as a humble summer cabin nestled along Kootenay Lake has been reimagined as a permanent home that honours the past, embraces the present, and thoughtfully considers the future.

The Jones Residence, designed by Town Architecture Inc., transforms a well-loved family retreat into an adaptable home for retirement, while maintaining a deep connection to its familial and community legacies.

Originally built in 1945, the 1,388-square-foot cabin owned for decades by the parents of architect Jordan Jones has long served as a gathering space for family, friends, and neighbors alike.

“It’s always been a place that brought people together,” explains Jones. “The view, the community, the natural setting – it’s always been grounding. We wanted to carry that spirit forward, while making the home resilient and responsive to the realities of aging in place.”

While modest in scale, the design takes a comprehensive approach to adaptation, balancing immediate needs with long-term livability. The renovation preserves the familiar outline of the original structure while integrating durable, context-sensitive materials: steel cladding and exposed concrete are paired with high-performance insulation and a rainscreen assembly, offering both fire resilience and low maintenance in a region shaped by a history of wildfires.

A 166-square-foot addition expands the main floor for improved functionality, while a new crawlspace adds critical storage for year-round use. Original wood salvaged from the 1945 structure, already reclaimed once before, was reused for the concrete formwork of a new wraparound patio, continuing a legacy of material reuse that stretches back generations.

The design strikes a quiet balance between openness and privacy. A wood stove, visible from both inside and out, anchors the home in warmth. A flat-roofed addition contrasts with the original gable form, marking the evolution of the home without erasing its origins. Sightlines are deliberate: a clerestory window frames the historic SS Moyie from the kitchen and dining area, grounding the home in the visual heritage of Kaslo. Expansive windows and large sliding doors open the living area to lake and mountain views, while the carport, once an ad hoc space for meals and hammock afternoons, has been refined for vehicle use without losing its informal social function.

The story of the Jones Residence is still unfolding. Future plans include a large sliding barn door to enhance privacy and mitigate solar gain, photovoltaic panels for on-site energy generation, and additional outdoor living elements that reflect the family’s enduring relationship to the site.

“Designing with care doesn’t always mean starting over,” says Jones. “This project is about continuity of place, of family, and of community. We’ve simply given this home the structure it needs to last.”

Commercial cleaning trends to watch for in 2026

Commercial cleaning trends are continually evolving with shifting priorities, technological innovation, and changing consumer expectations. As we head towards the end of the year, what are companies prioritizing and what’s ahead for the commercial cleaning industry?

Here are some of the commercial cleaning trends to watch out for next year:

Sustainability: According to studies, 72 per cent of managers said sustainability practices are a key factor when awarding janitorial contracts in 2025. Along with energy-saving practices, cleaner products are continuing to grow, as more companies prioritize their ESG goals. Biodegradable, recycled and compostable packaging, and cleaning agents that reduce chemical waste are at the top of next year’s trends. Saving water is another growing green trend, as companies improve their effort to minimize waste and cut costs. Look for an increase in water-saving technology, such as dry steam cleaners, to help decrease water use for commercial cleaning.

Smart tools and automation: Recent research reports that 62 per cent of commercial cleaning companies are investing in IoT-enabled tools to optimize service frequency and reduce waste. AI and IoT are game changers in the hygiene world, enabling companies to maximize results with smart sensors, automate certain cleaning functions with robots, and provide data-driven schedules for improved efficiency and cost reduction. Research shows that by 2026, 80 per cent of large contract cleaning firms will rely on digital platforms for work quality audits and workforce accountability.

Hygiene and sanitation: Safety continues to be a priority into 2026, as new materials are being developed to help keep surfaces safer and cleaner for longer periods of time. Innovation like self-disinfecting coatings that reduce the spread of germs, copper and silver-infused materials for antimicrobial protection, and touchless and automated technology for restrooms and high traffic areas are seeing growth into next year. According to research, the global market for antimicrobial coatings global market is projected to hit $20.1 billion by 2026, up from $9.8 billion in 2020.

IAQ: Along with sanitization, air quality plays a large part in limiting the spread of germs indoors. More and more companies are installing HEPA and UV-C filtration systems for businesses, along side air purification solutions integrated directly into HVAC systems to achieve better indoor air quality.

As we head into 2026, sustainability, technology, and safety are the trends most prevalent in the commercial cleaning space. Becoming familiar with these tools going forward can allow cleaners to get ahead of the competition with innovation and experience.

Unique affordable Vancouver housing

Affordable housing is a pressing issue across the country, with demand far outpacing supply. Inflation, high interest rates, and the cost of land and construction have driven up costs and rent. Challenging market conditions means projects addressing the housing supply gap require strong collaboration and unique solutions.

Two unique Vancouver affordable housing projects are examples of what can be done by the construction industry. Both earned 2025 Vancouver Regional Construction Association (VRCA) Silver Awards of Excellence in the general contractors over $40 million category.

Bob & Michael’s Place is named after philanthropists and community builders Robert (Bob) Lee and Michael Audain.

Bob & Michael’s Place is an innovative social housing project in Vancouver’s Downtown Eastside that aspires to be a model for the future of social housing. The 10-storey concrete building offers 231 independent living homes along with a new 50,000-square-foot integrated health centre that serves the entire community.

As part of a successful collaboration between non-profit, public, and private expertise, Axiom Builder played a key role in delivering this project ahead of schedule and under budget. Meticulous planning was required to overcome challenges which included unexpected ground conditions and a tight urban site.

Another standout affordable housing project can be found in Vancouver’s Grandview Woodlands neighbourhood. Etro Construction completed two six-storey buildings, Timbre and Harmony, that provide 157 units for independent-living seniors and adults aged 55 plus. The new buildings replace 57 rental homes in two aging buildings lacking features for seniors aging in place.

Etro had to adhere to rigorous building requirements to meet Passive House certification standards. Timbre and Harmony are targeting Passive House, and Harmony is additionally built to Rick Hansen Foundation Accessibility Certification Gold Standards, setting a new precedent for cost-effective sustainable housing in construction. This was Etro’s first Passive House project and was executed successfully due to careful planning and learning sessions to overcome the steep learning curve.

The VRCA Awards of Excellence will be held on Sept 19 to celebrate all the winners and reveal the Gold winners in each category. Look for full coverage in our fall issue.

Holcim acquires Langley Concrete Group

Holcim is expanding into the B.C. precast concrete market with the acquisition of Langley Concrete Group.

The move marks the company’s entry into the market, strengthening its footprint in the rapidly growing infrastructure sector.

“We are pleased to welcome 180 talented Langley Concrete Group Inc. employees to our team,” said Jaime Hill, Region Head, North America, Holcim. “This acquisition is a natural extension of our growth strategy. By combining Langley Concrete Group’s technical capabilities with our operations, we are better positioned than ever to deliver enhanced value to our customers through expanded reach, service, and a strong portfolio of advanced and high-quality products.”

The acquisition includes two state-of-the-art production facilities in Chilliwack and Duncan, British Columbia. These facilities will serve the local region and manufacture a wide range of dry-cast and wet-cast concrete products for both above- and below-ground infrastructure applications. The portfolio includes various products such as manholes, concrete pipe, box culverts, and other custom components essential to municipal, commercial, and industrial products.

Mark Omelaniec, president of Langley Concrete Group Inc., added, “We’re proud of the 75-year family-based business legacy we’ve built, and confident that Holcim is the right partner to carry it forward as the growth opportunities continue in B.C. This transition brings long-term opportunity for our team and customers, all while building on the quality and service standards that define who we are.”

Recent cases clarify reasonable conduct

Being reasonable is a fundamental aspect of condominium living, but it is not always easy to determine what it means to act reasonably within shared spaces. Recent legal decisions shed light on the challenges and uncertainties condo residents and board members face when grappling with this dilemma in their communities.

Across Ontario’s condo law, there are many examples of the importance of being “reasonable.” For instance, nuisances, annoyances or disturbances caused by noise, odour, smoke, vapour, light or vibration are prohibited if they are unreasonable. Judges, arbitrators and tribunal members ultimately decide on the matter, but how do they measure this? Take noise disturbance for example, which was front-and-centre in a few new cases.

In Kwok v. Man, Lo, (May 30, 2025), the Condominium Authority Tribunal (CAT) determined that noise from an upper unit was acceptable because the noise was caused by “ordinary activities of daily living.”

Once again, noise from an upper unit was found acceptable in Farinha v. White, (April 2024), where the CAT stated that the sounds were “more readily characterized as the sounds of everyday living in a household with young children.” The Tribunal went on to say that: “In a communal living environment like a condominium, a certain amount of noise, and perhaps even the potential for a moderate degree of annoyance, may be inevitable and must be tolerated.” The Tribunal also said, “This situation highlights that condominium living necessarily involves living in community with shared rights and responsibilities, and in this instance particularly, a show of empathy and consideration for each other’s life circumstances.”

On the other hand, in the case of Peel Condominium Corporation No. 312 v. Singh (September 14, 2023), the CAT held that running and thumping noises from children were considered unreasonable. The Tribunal noted that the sounds were “excessive and sustained” and “were not trivial.” Yet in McGugan v. Ritchie et al. (April 1, 2024), the CAT held that noise from a rear yard water feature was acceptable because the sound was natural and not very loud, and other residents would be unlikely to find it unreasonable.

This past March 2025, in Seif v. Toronto Standard Condominium Corporation No. 1511, the CAT decided that noise from a building’s exit door was acceptable. The Tribunal said: “What is heard on the video is a level of sound that is to be expected in the circumstances – residents using an exit door in the ordinary course of communal living. . .”

However, in 2023, the CAT said noise from a gym was unreasonable in Waterloo Standard Condominium Corporation No. 670. The condo corporation was ordered to take steps to resolve the nuisance, including completion of improvements to the flooring followed by sound transmission testing.

Shared living environments can be fraught with second-hand smoke. Last September, the CAT found in Kovalenko v. Romanino et al. that smoke from an outdoor porch was acceptable because smoking was permitted in the particular condominium and “some smoke and odour migrating through open windows and doors is to be expected and will need to be tolerated.”

Yet two months later in Kegel v. Merritt (November 18, 2024), the CAT decided that smoke escaping from the unit of a legacy smoker was causing an unreasonable nuisance because the smoker had failed to take reasonably available steps to stop the smoke migration.

More recently, in May 2025, the CAT said an owner was causing unreasonable nuisance by feeding birds from her balcony in Carleton Condominium Corporation No. 476 v. Smalldridge. The owner had ignored warnings and continued feeding pigeons, which caused a mess and damage to other units.

Lessons Learned

Considering the various outcomes of the above cases, there are a few principles that shine through.

The question of what is and is not reasonable is an objective standard. This means that reasonableness is determined from the perspective of a typically-prudent person dealing with a similar situation. As well, what is reasonable in a condominium is what one would normally expect in a community with similar structures and similar governing documents.

As such, it can be tricky for people who are directly involved in a matter to determine what is reasonable. It is natural for someone who is directly involved, or is directly affected, to view a matter subjectively. In many cases, it can therefore be wise to obtain input from someone who is independent and more likely to know what is reasonable in a given situation.

Section 37 (3) of the Condominium Act, 1998 also confirms that input from an independent expert can help condominium directors avoid liability. Guidance from several different sources – such as various board members and from the manager – can also help. Numerous perspectives increase the chances of an objective conclusion. To achieve this, fulsome discussion at the board level can be hugely beneficial.

Another key factor to bear in mind is the importance of communal living, which means there can be differing points of view from various members of the community. In order to be reasonable, we need to try to see things from the other person’s perspective.

Open minds and open hearts can help find what is reasonable. It is not always easy to determine, but in many cases, input from multiple and/or independent sources may help reach this goal.

James Davidson and Nancy Houle are partners at Davidson Houle Allen LLP Condominium Law. dhacondolaw.ca

Lessons Learned

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