Residential rents down slightly from 2024 peak

The average asking rent for residential properties in Canada reached $2,129 in May, remaining virtually unchanged from April, according to the latest National Rent Report from Rentals.ca and Urbanation. While rents have declined 3.3 per cent year-over-year, marking the eighth consecutive month of annual decreases, they remain 12.6 per cent higher than three years ago.

“The easing in rents this year across most parts of the country is a positive for housing affordability in Canada following a period of extremely strong rent inflation lasting from 2022 to 2024,” said Shaun Hildebrand, President of Urbanation. “Rents have recently been impacted by the combination of a surge in supply from new apartment completions, as well as a slowdown in population growth and a heightened level of economic uncertainty.”

Among property types, condo rentals saw the strongest monthly growth, rising 0.8 per cent to $2,192, while house and townhome rentals increased 0.3 per cent to $2,196. Purpose-built rentals edged down 0.1 per cent to $2,117, with an annual decline of 2.0 per cent.

Three-bedroom purpose-built apartments remained the strongest-performing segment, with rents increasing 3.9 per cent year-over-year to $2,743. Meanwhile, studio rents saw the largest annual decline, dropping 5.1 per cent to $1,762.

Regional trends:
• Saskatchewan led annual rent growth (+3.9%), followed by Nova Scotia (+2.1%) and Manitoba (+0.1%).
• Ontario (-3.6%) and B.C. (-2.6%) posted the highest rents despite declines.
• Calgary experienced the steepest annual rent drop (-7.9% to $1,928), followed by Toronto (-6.8%), Vancouver (-5.9%), and Montreal (-3.3%).
• Ottawa (+0.4) and Edmonton (+0.7%) were the only major cities to see annual rent increases.

Shared accommodations also saw a 4.7 per cent annual decline, with Quebec (-5.7%) posting the largest drop. Among cities, Vancouver (-9.9%) and Montreal (-8.8%) saw the sharpest declines, while Ottawa (+10.0%) and Edmonton (+2.3%) recorded gains.

Education Mega Centre planned in Surrey

Global Education Communities Corp. (GECC) announced it has entered into agreements with Pure Group of Companies to build the Global Education Communities Education Mega Centre (EMC) project in Surrey.

The Development Permit with the City of Surrey allows a 49-storey mixed-use tower, featuring one floor of retail space, two floors of commercial space, 43 floors of market rental residential units accommodating 1,380 occupants, and three amenity and mechanical floors.

The market rental units will be student-centric, fully furnished, and offer regular housekeeping, enhanced security, and comprehensive amenity spaces. Amenities will include an electronic library, video conferencing facilities, a fitness center, a quiet lounge, a coffee shop, a games room and computer labs. Notably, EMC will also allocate market rental units to faculty and staff of GECC’s educational partners, providing a convenient and secure living environment adjacent to their workplaces.

“We are pleased to partner with Pure Group on this significant project, which aims to improve the lives of students coming to Metro Vancouver from across Canada and abroad,” stated Toby Chu, chairman, president, and chief executive officer of GECC.

This student housing property is strategically located in close proximity to major public transit services.

There are at least 14 public and private colleges and universities within the City of Surrey, B.C. and none of these schools provide housing for their students or staff.

Construction beginning with excavation is targeted to begin before the end of 2025, with a completion aimed for the first half of 2029.

“We are excited to bring our extensive development and financing expertise to the GEC Education Mega Centre project”, added Steven Evans, president & CEO of Pure Group of Companies. “Our team will ensure this landmark development is delivered on time, within budget, and to the highest quality standards. We are big believers in the importance of Central Surrey’s position in Metro Vancouver, and the timing aligns well with the Surrey-Langley Skytrain expansion, new Cloverdale Hospital, and the expansions of SFU and UBC. We look forward to collaborating with GECC to deliver much needed student-centric housing and contribute to the remarkable development of Surrey’s City Centre.”

New Brunswick rent cap stays at 3 per cent

New Brunswick announced it is keeping its rent cap at three per cent for the 2025-26 fiscal year to help families and individuals struggling with housing-related affordability issues. Introduced by the Province in February, the rent control measure aims to limit big spikes in rents and reduce the displacement of tenants.

“While we have seen a recent increase in the number of rental units in New Brunswick, tenants are still encountering low vacancy rates and rising rent prices,” said David Hickey, the minister responsible for the New Brunswick Housing Corporation. “We’re keeping the rent cap in place for this fiscal year to help provide stability and to give us more time to address the issues driving these challenges in the market.”

The cap limits rental increases to a maximum of three per cent year-over-year and is subject to an annual review. The next review is scheduled for May 2026. It will also be considered as part of the Residential Tenancies Act review, which is currently underway.

“This is the stability renters in New Brunswick need after a 40 per cent increase in rent over the past six years,” said Hickey. “This follows other supports we’ve introduced to help landlords and developers.”

The government previously introduced a rebate on the provincial portion of the harmonized sales tax for new rental builds that started on or after Nov. 15, 2024; it has also proposed legislation to freeze property assessments for homeowners, landlords and businesses for one year as it works to reform the property tax system.

Three ways manufacturers impact facility maintenance speed and success

The 1986 movie “Top Gun,” features Pete “Maverick” Mitchell saying, “I feel the need, the need for speed,” while flying an F-14 Tomcat. This phrase is cemented into pop culture and is used to illustrate the need for expediency in virtually any situation – including facility maintenance.

Maintainers often have more tasks to complete than time in the day, and they can be hard pressed to disinfect restrooms, refill dispensers, change batteries, scrub floors, and perform routine maintenance within the allotted hours. The last thing they have time for is an empty supply closet, a lengthy maintenance manual, or hours of customer service hold music.

Below are three capabilities facility managers can look for in their dispenser manufacturer partner to help keep maintainers efficient and effective.

Uninterrupted product supply

COVID taught the world a number of critical lessons, one of which was the importance of a future-proofed supply chain. It doesn’t matter how fast a maintainer works if he or she is unable to perform even their most basic tasks of replacing toilet paper, paper towels, hand soap, or dispenser batteries because supplies aren’t available.

The only way to prevent a maintainer from encountering an empty supply closet is to partner with a manufacturer that has the infrastructure to ensure that doesn’t happen.

Facility managers might ask some pointed questions of their preferred manufacturer or distribution partner to determine if they consistently invest in manufacturing and logistics automation, if they have a business continuity or recovery process in place, and if they have a dedicated transportation fleet. The correct answers to these questions are “yes” and “let me show you.”

On-demand video troubleshooting

According to a recent survey, 79 per cent of maintainers interviewed prefer in-person hands-on training when learning how to work with new equipment. Unfortunately, in-person facility maintenance product training is time-intensive and often inefficient and impractical when maintainers need to hit the ground running from day one.

For this reason, more manufacturers are simplifying their equipment designs, removing complexity, and delivering equipment with visual, often colour-coded, cues to intuitively guide maintainers through simple tasks such as loading product or changing the battery. For situations that require on-the-spot troubleshooting, QR codes within dispensers provide maintainers with immediate access to easy-to-follow video tutorials they can view – and view again and again if necessary – from their cell phones.

With 100 per cent of facility maintenance staff in the survey indicating they carry a cell phone with them while they work, QR codes are a valuable tool to help maintainers do their jobs efficiently and effectively.

Live customer support

Undoubtedly, situations will arise when a maintainer needs to make direct contact with a manufacturer’s customer support representative. In those instances, the representative has the ability to showcase how easy (or difficult) that manufacturer is to work with.

This isn’t just about the representative answering the call after one ring or having a friendly tone of voice; it’s how knowledgeable the representative is on the products and how they work, as well as the tools they have available to help diagnose and resolve the problem at hand.

Just as facility managers should ask questions of manufacturers and distributors about supply chain capabilities, they might also ask about live customer support resources. For example, have representatives gone through product training? Is real-time call transcription used so representatives can focus on the customer rather than on taking notes? Do representatives leverage visual remote assistance technology so they can gain visual access to products during calls?

Facilities and dispenser manufacturers should have similar goals – to keep maintainers productive and the facility properly functioning. Getting educated on how different manufacturers operate and pursue product design can provide facility managers with the confidence to know they actually are aligned and have what it takes to get the job done right, the first time, every time.

Ronnie Phillips, who has a Ph.D. in Chemistry from the Georgia Institute of Technology, is senior director of Washroom Innovation at GP PRO, the away-from-home division of Georgia-Pacific, and an adjunct faculty member in Georgia State University-Perimeter College’s Chemistry Department. GP PRO is a recognized leader in designing innovative restroom solutions that meet the needs of both restroom users and maintainers. To learn more, visit www.gppro.com.

Ontario parks may relax liquor-use restrictions

The Ontario government introduced legislation this week, that if passed, would support the province’s goal of cutting red tape to make Ontario the most competitive place in the G7 to invest, create jobs and do business.

The Protect Ontario by Cutting Red Tape Act, 2025, is a key part of the Spring 2025 Red Tape Reduction Package that contains more than 50 new common-sense changes to improve services, keep costs down and protect Ontario’s economy.

One key action includes proposed changes to the Liquor Licence Control Act to expand areas where alcohol can be consumed in Ontario Parks, beginning in 2026. This amendment would boost domestic tourism and improve visitor experiences in parks by expanding opportunities for socially responsible consumption of alcohol.

“In the face of the ongoing threat of U.S. tariffs, our government is taking action to protect Ontario so we can keep workers on the job, attract new investment and make life easier and more affordable for Ontario families,” said Andrea Khanjin, minister of red tape reduction. “We’re protecting Ontario by cutting needless red tape, keeping costs down, improving service delivery, and creating the right conditions for people and businesses to succeed.”

Charged for Success

Battery storage is gaining traction in Canada’s property management sector as a way to improve energy efficiency, reduce costs, and support sustainability goals. Ontario, in particular, is seeing an uptick in this technology as more businesses and property owners seek ways to optimize energy use while incorporating cleaner solutions.

“It’s a rapidly evolving technology,” says Francesco Agueci, Project Principal, Electrical Service Area Lead at Pretium Engineering. “Whether it’s mixed-use residential, commercial, or any type of large building, owners and facility managers are seeing the value of investing in these clean energy systems.”

Simply put, battery storage captures and saves electricity for later use. The compact, modular units vary in size based on capacity and are usually located outdoors or in basements. Using lithium-ion batteries, like those in smartphones and electric vehicles, they charge from the grid or renewable sources like solar and wind. During high demand or outages, the battery converts stored energy back to electricity, supplying it to the grid or directly to a building.

“Similar to solar technology, which has grown in popularity over the past decade as costs have come down, battery storage is becoming more feasible, leading to higher adoption rates in Canada,” Agueci says. “I foresee a time in the not-so-distant future when all new multi-unit residential buildings are designed with battery storage in mind.”

Surplus & Stability

As Agueci points out: “Solar requires sunlight, and wind depends on wind conditions. Hydro is fairly consistent, but other renewables can fluctuate. This affects electricity grid stability—and because of these fluctuations, you will see big spikes and sags, which isn’t good for a stable grid. Batteries can quickly react and absorb a lot of that inconsistency, keeping your power stable and your residents happy.”

According to Agueci, here are the Top 3 reasons to invest in battery storage:

Environmental Benefits – Battery storage promotes sustainability and supports the integration of renewable energy. These systems store surplus energy generated by sources such as solar and wind power, enabling buildings to use clean energy even during periods of low production.
Building Resilience – Battery storage contributes to grid independence and stability by regulating voltage and frequency. This reduces reliance on the traditional power grid and improves resilience, ensuring an uninterrupted power supply during grid failures due to heat waves and other outside forces.
Energy & Cost Savings – Battery systems enable buildings to store electricity when rates are low and use it when prices increase, which can help reduce overall energy costs. They also allow buildings to lower peak electricity demand, potentially avoiding higher utility charges and enhancing energy efficiency.

“For building owners, having a decentralized solution that’s within your control is an attractive investment, especially when it’s paired with other clean energy sources, like wind and solar,” Agueci says. “The excess generation can be stored for later use within the building or even sold to offset the installation costs.”

Planning & Design

Battery storage systems offer significant value to both new and existing buildings, but the benefits and challenges do differ.

For new buildings, integrating battery storage from the onset allows for seamless incorporation into the design. Architects and engineers can tailor the system to the building’s needs to better optimize energy efficiency and ensure compatibility with other renewable energy sources. Incorporating energy storage at the beginning of a project makes it easy to participate in demand response programs and maximize cost savings.

For existing buildings, retrofitting battery storage can still provide substantial benefits and reduce reliance on the grid. However, challenges like space constraints, compatibility with existing electrical systems, and upfront costs may require some additional planning. Despite these hurdles, many commercial and industrial buildings are adopting battery storage to improve energy resilience and lower their operational expenses

“At Pretium, we’ll start with a feasibility study to look at the cost scenarios, before developing a solution that meets your specific power requirements and operational challenges,” Agueci says. “Our engineering team combines advanced technical expertise with innovative design methodologies to ensure each system we design exceeds our customers’ expectations.”

Pretium will also support your team in sourcing cost-saving incentives or available rebates for battery storage investments. Once the system is installed, it will ensure a smooth project deployment as your maintenance provider takes control, monitoring the real-time data and providing routine maintenance to ensure the longevity of the batteries.

To find out if battery storage is a viable option for you, visit www.pretiumengineering.com

Charged for Success

“Similar to solar technology, which has grown in popularity over the past decade as costs have come down, battery storage is becoming more feasible, leading to higher adoption rates in Canada,” Agueci says. “I foresee a time in the not-so-distant future when all new buildings are designed with battery storage in mind.”

Surplus & Stability

While clean energy investment has been a priority of the commercial real estate sector for many years, not all renewable energy sources come without hurdles—availability being the primary challenge. As Agueci points out: “Solar requires sunlight, and wind depends on wind conditions. Hydro is fairly consistent, but other renewables can fluctuate. This affects electricity grid stability—and because of these fluctuations, you will see big spikes and sags, which isn’t good for a stable grid. Batteries can quickly react and absorb a lot of that inconsistency, keeping your power stable.”

According to Agueci, here are the Top 3 reasons to invest in battery storage:

Environmental Benefits – Battery storage promotes sustainability and supports the integration of renewable energy. These systems store surplus energy generated by sources such as solar and wind power, enabling buildings to use clean energy even during periods of low production.
Building Resilience – Battery storage contributes to grid independence and stability by regulating voltage and frequency. This reduces reliance on the traditional power grid and improves resilience, ensuring an uninterrupted power supply during grid failures due to heat waves and other outside forces.
Energy & Cost Savings – Battery systems enable buildings to store electricity when rates are low and use it when prices increase, which can help reduce overall energy costs. They also allow buildings to lower peak electricity demand, potentially avoiding higher utility charges and enhancing energy efficiency.

Planning & Design

Battery storage systems offer significant value to both new and existing buildings, but the benefits and challenges do differ.

To find out if battery storage is a viable option for you, visit www.pretiumengineering.com

How facility needs are changing the cleaning and maintenance industry

The spaces we service are changing, and if you run a small to mid-sized cleaning or maintenance business, you’ve likely already felt the shift. Traditional office buildings used to dominate the landscape. Now, warehouses, flex spaces, and mixed-use facilities are reshaping client expectations and creating new demands for service providers.

Whether you’re mopping floors, maintaining HVAC systems, fixing lighting issues, or sanitizing workstations, today’s facility managers expect more than routine service. They want responsive partners who understand the intricacies of their space, and that expectation is only growing.

With the right strategy, this evolution can open the door to smarter growth and stronger customer relationships for your business.

No two facilities are alike

The first step to staying competitive is recognizing how vastly different facilities have become. Office environments are operating on hybrid schedules, leading to reduced usage and shifting cleaning or maintenance schedules. Some tenants may want a deep clean only once or twice a week. Others might need on-demand service for common areas, HVAC filter checks, or restroom upkeep to reassure employees returning to in-person work.

Warehouses, meanwhile, are buzzing with 24/7 activity. Dust, debris, spills, and heavy equipment create wear that requires constant maintenance and industrial-grade cleaning. Facilities like these depend on clean air filters, functioning ventilation systems, and properly working dock doors and lighting, not just for appearance but also for operational safety and regulatory compliance.

Understanding how each space functions daily, how they are changing, and how your services fit into their workflow, gives you an edge. Align your offerings with their priorities, and you’ll be an essential partner.

Invest in equipment and skills that match the space

If you mainly serve offices, your teams may be equipped with light-duty tools and checklists focused on desks, carpets, and shared kitchens. But your teams need access to high-reach equipment, heavy-duty scrubbers, or specialized repair tools in warehouse or industrial environments. Maintenance might mean carrying diagnostic devices for HVAC systems or electrical meters suited for industrial power sources.

Rather than overinvesting upfront, consider a flexible approach. Rent larger equipment as needed or subcontract specialized tasks until demand justifies direct investment. It’s a smart way to scale capabilities without straining your cash flow.

At the same time, don’t neglect training. Warehouse technicians need to be safety-certified and able to work around machinery. Office technicians may be expected to provide more customer-facing service and detailed reporting. Crosstrain your employees to ensure they’re comfortable in either setting. This increases your flexibility and your ability to meet client needs quickly.

Use technology to build trust and efficiency

Office and warehouse clients alike demand better communication, faster response times, and more visibility into the services they’re paying for. That’s where digital tools give you an edge.

Consider apps that provide job tracking, digital checklists, or real-time tenant feedback. Use simple CRMs or job management systems to log tasks, assign follow-ups, and document repairs or recurring issues. Maintenance clients especially appreciate having historical data when troubleshooting future problems, and cleaning clients love seeing accountability regarding high-traffic zones or emergency clean-ups.

Offering documentation, photos, or even predictive insights puts you ahead of providers still relying on paper logs or basic spreadsheets.

Stay proactive

Great service businesses don’t wait for something to go wrong; they spot issues before they become problems. Train your cleaning or maintenance team to observe, report, and recommend as times are changing. A cleaner might notice a leaking sink or flickering light. A maintenance tech might recognize a pattern in HVAC strain that hints at a failing part. Offering these insights to clients builds trust and often leads to expanded service contracts or emergency work orders.

Clients don’t forget who saved them time or money, or who helped them avoid downtime or a complaint from their building tenants.

Meet the moment with purpose

The facility world is changing fast, but it is also full of opportunities. Cleaning and maintenance providers who understand the nuances between office buildings, warehouses, and hybrid spaces will be best positioned to grow, retain clients, and increase margins.

As an owner, your job isn’t just to clean or fix; it’s to adapt, guide, and lead. That means modernizing your tools, empowering your team, and always looking for ways to make your clients’ lives easier. The businesses that thrive won’t just be great at service, they’ll be great at staying one step ahead of what modern facilities need – and showing up ready to deliver.

Matt Hough is the Master Franchise Owner for Anago of Portland, part of the Anago Cleaning Systems brand, supporting over 1800 franchises across the U.S. and Canada. For more information about Anago of Portland, visit www.AnagoCleaning.com/Portland

Landlords’ contact information elicits caution

The Ontario government is tweaking a mandate for credit bureaus to release landlords’ contact information to qualified recipients in specified situations. That’s even though those disclosure requirements still haven’t come into force two years after enabling legislation was passed.

Under Ontario’s Consumer Reporting Act currently, a consumer who submits a written request to a credit reporting agency is entitled to a list containing the names of all third parties who have gained access to that enquirer’s credit report and/or score during the three-year period preceding the request. This must be supplied free of charge and may, at the credit bureau’s discretion, also include the addresses or phone numbers of the third parties, such as landlords, lenders or creditors, who have sought information about the consumer.

A 2023 amendment to the Act expanded the disclosure requirements, mandating that credit bureaus provide consumers with third parties’ names, addresses and email addresses or telephone numbers. However, that amendment has never been enacted, meaning that the rules are on the books, but not actually in effect.

The corrective amendment now contemplated in Bill 46, a package of legislation aimed at reducing red tape, would limit disclosure details to just the names and telephone numbers of third parties. An associated Ontario government backgrounder suggests the change will “eliminate unnecessary administrative burden on consumer reporting agencies, creditors and lenders” and guard against potential privacy risks should consumers then use the disclosed email addresses to convey sensitive information to the identified third parties.

“The amendments may especially benefit seniors, newcomers and vulnerable people who are at increased risk of identity theft and who may be less aware of which information should be shared via less secure communication channels, such as email,” the backgrounder states.

The public can submit comments on the proposed amendment via the Ontario government’s regulatory registry until July 4, 2025.

Swedish multifamily a fit for Ontario Teachers’

The Ontario Teachers’ Pension Plan (OTPP) has entered the Swedish multifamily market with an agreement to acquire two newly built properties encompassing 425 rental residential units. The deal, in joint venture with the Sweden-based investment manager, Gordion, aligns with OTPP’s plans to build its European residential portfolio and explore investment opportunities in the Nordics.

“This is a milestone investment for our real estate platform as we expand into Sweden’s residential sector,” says Jenny Hammarlund, the pension plan’s senior managing director, real estate.

“We are very pleased to have completed our first transaction with Ontario Teachers’,” adds Samir Taha, Gordion’s chief executive officer and co-founder. “This partnership brings together long-term capital and local operating expertise to invest in high-quality rental residential opportunities across Stockholm.”

Common plumbing emergencies and how to respond

Cleaning companies and maintenance managers often have to deal with emergency on-site situations, and knowing what to do to act fast can save customers and building owners valuable time and money. Plumbing concerns can become a costly repair when an emergency arises and is not addressed effectively.

Here are a few tips for janitorial and maintenance staff who are faced with common plumbing emergencies:

Conduct regular assessments of your plumbing and make repairs or updates as needed to help better allocate your resources.
If a leak occurs, turn your water off to prevent any further damage and mitigate work stoppage while you tackle the situation. Know where the shutoff is and train your staff on your protocols so you can be prepared if this occurs.
If you are experiencing low water pressure in your building, it could be caused by a clogged filter or damaged pipes in the system. Calling a professional can help you diagnose the issue and fix it quickly and efficiently. Until then, you can try turning on all the faucets in your building at the same time to see if that increases the water pressure. If it does, then you know the problem is with one specific faucet.
Clogged drains or toilets can also cause plumbing emergencies, and they may be treatable with a plunger, but a professional may need to be called if that method isn’t effective.
Leaky faucets can also be an issue, and it could be a simple fix like a washer or gasket replacement, often a simple job that can be completed in-house.
Keep supplies nearby to contain the leak with well-paced and organized supply closets that stay stocked with equipment like mops and buckets.
Remove any electrical equipment or materials that can be damaged by water, and seal off the area to maintain a safe environment for staff and guests.
When the weather turns cooler, take steps to protect your pipes from freezing in the winter.
If you smell gas, open windows and add any ventilation you can. Turn the gas off, disconnect anything electrical, and contact emergency services or your gas provider for professional protocols.
Document the event thoroughly in case a warranty or insurance claim is necessary.

Plumbing issues can cause work interruption or stoppage and expensive repairs, so staying proactive and knowing how to best handle an issue means potentially mitigating further damage to your building and your business.

King arches installed on PNE’s new amphitheatre

EllisDon, in partnership with Walters Steel, announced the installation of all three King arches, the supporting structure for the Freedom Mobile Arch’s iconic canopy.

The Freedom Mobile Arch is a new open-air outdoor entertainment venue located on the grounds of the Pacific National Exhibition’s (PNE) Playland amusement park in Vancouver.

Pre-assembled and spliced on a custom truss rack, the installation went smoothly and without a hitch, according to EllisDon.

It is projected to seat 10,000 and the canopy, when complete, will have the largest clear span in the world.

“The canopy is incredibly challenging, and the installation is going to be equally as rewarding,” said Brendon Vining, senior project manager with EllisDon. “Watching the first structures rise to support the canopy is truly exciting and no small task. It’s been an outstanding example of collaboration and teamwork between EllisDon, EllisDon Forming, and Walters Steel.”

This work marks the first key milestone in canopy roof construction. The first of the 27 pieces was 20 metres long and weighed 16,000 kilograms. The arches will connect to three concrete buttresses. Upon completion, the King Arches will support the mass timber beams that form the canopy.

Walters is supplying and installing approximately 800 tons of structural steel and installing 900 tons of timber.

Designed by Revery Architecture, the project will showcase British Columbian and Canadian building products and engineering while adhering to the highest standards of environmental sustainability.

Construction of the new amphitheatre started in 2024 and is slated to open in 2026.

Applying passive home principles to multi-residential buildings

As the construction industry in Canada moves toward more sustainable practices, integrating net-zero and passive building principles into condominiums represents a new era for environmentally-friendly urban living.

Building codes are evolving in North America and, in some cases, requiring passive home principles in more new construction. Applying these standards to condo units is not just innovative but increasingly necessary. Here’s how builders, buyers, and owners can adapt these principles in Ontario, particularly focusing on multi-unit rentals, affordability, and long-term value preservation.

Understanding Passive House Standards

Passive house standards focus on ultra-low energy buildings that require little energy for space heating or cooling: up to 90 per cent less than typical code. A key aspect of these buildings is their ability to be airtight while still creating a healthier interior environment and also harnessing energy from external sources to meet most heating demands. For condos, this means constructing or retrofitting units that maximize thermal comfort with minimal mechanical intervention.

Understanding Points System and CMHC Funding

Through its mortgage loan insurance product, MLI Select, Canada Mortgage and Housing Corporation (CMHC) offers a points system, encouraging the adoption of energy-efficient practices in multi-unit residential buildings. Condos can earn “50 points right out of the box,” making them eligible for affordable housing funds and other financial incentives. This point system is part of a broader initiative to make sustainable housing more accessible and appealing.

Financial Incentives for Adopting Passive Home Features

For condo developers and boards who may consider retrofitting older units or constructing new buildings with passive home features, financial incentives in Ontario are significant. Such features can make properties eligible for CMHC funding, which supports the development of affordable, energy-efficient housing. Adopting passive standards now can also safeguard against future changes in the building code, ensuring that today’s new builds will remain compliant and competitive in the future market.

Long-Term Value and Cost Savings

Integrating passive home features into condos also offers long-term savings and value protection. These buildings are characterized by lower operating costs due to their energy efficiency, which is increasingly valuable amidst rising energy prices and inflation. Passive condos are also particularly attractive to prospective condo buyers interested in lower maintenance costs and healthier living environments.

Durability and Maintenance

Conventional homes often face issues with moisture, leading to mould and mildew, necessitating frequent and costly repairs. In contrast, passive homes are designed with wall systems that are more resilient to moisture and are permeable, allowing unwanted moisture to escape for better breathability, significantly reducing the likelihood of such damage. Applying these passive home principles to condo buildings means fewer maintenance issues as the condo ages, lower maintenance fees, and longer-lasting building materials.

Health and Comfort Benefits

Passive homes offer enhanced indoor air quality due to their air-tight construction and controlled ventilation systems, which continuously circulate fresh, filtered air at a consistent temperature. This design minimizes drafts and fluctuations in temperature, which is particularly beneficial for aging residents or those with health concerns. Moreover, the thicker walls required for passive standards contribute to quieter, more peaceful living spaces, free from external noise. Issues that often come with living in multi-unit buildings – such as noisy neighbours or stuffy air quality – are negated.

Resilience and Structural Integrity

Passive buildings are often constructed to be three times stronger than standard code requirements, providing enhanced resilience against environmental stresses and growing environmental disasters or events. This robust construction means that passive homes can sustain more wear and tear over time, making them particularly suitable for the densely populated condo market, where longevity and durability are key concerns.

The Challenge of Retrofitting

While new builds can integrate passive home standards from the design phase, retrofitting existing condo units poses challenges. However, with the right planning and investment, older buildings can be upgraded to reflect these standards, enhancing their market value and extending their lifespan. Key retrofitting strategies include improving insulation, sealing leaks, upgrading HVAC systems to heat pump systems, and replacing windows and doors that align with passive principles.

As Ontario and the rest of the world moves towards a more sustainable future, applying net-zero and passive home principles to condo units is not just feasible but increasingly necessary. Developers, homeowners, and policymakers must collaborate to navigate the challenges and embrace opportunities.

Paul Kealey is the founder and president of EkoBuilt, an Ottawa-based company that specializes in passive house design. Paul is a thought leader in the development of building systems for affordable energy efficient homes and is regularly called upon to speak about energy-efficient and net-zero buildings.

Demand-side management tech in demand in B.C.

Market-ready technologies that can be quickly deployed in commercial and residential buildings are key to BC Hydro’s plan to find an additional 2,000 gigawatt-hours (2 million megawatt-hours) of annual energy savings by 2030. A newly issued request for expressions of interest (RFEOI) seeks input from suppliers of demand-side management technologies with capabilities to provide both program management and installation services.

The initiative, which is a precursor to an anticipated request for proposals (RFP), will gather information for BC Hydro’s future energy planning and procurement strategies as it rolls out the elements of the clean power action plan it released earlier this spring. That’s aimed at delivering the capacity to power 1 million more homes in British Columbia through a combination of new renewable energy generating projects and energy efficiency.

“We are looking beyond the near term and opening up exploration of the next chapter of B.C.’s energy future by advancing the dialogue with industry participants and potential partners around clean-technology investments and expanding our leading energy-efficiency programs,” says Chris O’Riley, president and chief executive officer of BC Hydro.

Funding for the program is allocated through B.C. Hydro’s $700-million three-year energy efficiency plan. Prospective industry partners are invited to respond to the RFEOI by Sept. 8, 2025.

“As the demand for clean electricity in B.C. continues to grow, energy conservation remains the most cost-effective strategy to meet the growing demand,” the RFEOI states. “Accessible energy efficiency tools and resources empower customers to save money, reduce overall and peak electricity usage, ease pressure on the grid and decrease reliance on new power sources.”

Parallel receivership set for some HBC sites

A court-appointed receiver is now in place to administer assets within the RioCan-HBC joint venture. A statement from RioCan Real Estate Investment Trust confirms that FTI Consulting Canada will oversee a separate receivership process for joint venture (JV) assets, independent from, but in parallel with the Hudson’s Bay Company’s (HBC) proceedings under the Companies’ Creditor Arrangement Act.

“The receivership proceeding will create a structured process within which RioCan can work with a receiver and other stakeholders to advance and execute solutions for the JV’s properties to benefit the JV and its stakeholders. This includes activities such as dispositions, re-leasing and advancing potential redevelopment opportunities of individual properties,” the June 3 statement advises.

Through the joint venture, RioCan holds a 22 per cent interest in 10 former HBC locations, including downtown flagship stores in Montreal and Vancouver and prominent Greater Toronto Area malls such as Yorkdale and Square One. As well, RioCan has a 61 per cent interest in former HBC locations in Oakville Place, in Oakville, Ontario, and the Georgian Mall in Barrie, Ontario.

“RioCan’s exposure to Hudson’s Bay Company, whether as a limited partner, secured lender or guarantor of certain JV obligations, remains unchanged as a result of the receivership proceeding,” the statement reiterates.

Oxford takes full ownership of office portfolio

Oxford Properties Group has taken full ownership of seven office towers in Calgary and Vancouver after acquiring the 50 per cent interest that Canada Pension Plan Investment Board (CPP Investments) held in the buildings. The deal to bring the Class AAA and A assets, collectively valued at about CAD $1.5 billion, entirely under Oxford’s control is touted as a new phase of the company’s investment strategy.

“Oxford has been a net seller of office for over a decade to achieve portfolio diversification. We believe now is an opportune time to rotate capital back into this asset class, and this portfolio ticks all the right boxes,” reports Tyler Seaman, executive vice preside with Oxford’s Canadian operations.

The acquisition includes: The Stack, Guinness Tower, Marine Building and MNP Tower in Vancouver; and the Eau Claire Tower, Centennial Place and 400 Third in Calgary. All are considered beneficiaries of the flight to quality that has been occurring in the office market, and are outperforming downtown averages for occupancy and rent in the two cities. Ranging from 177,000 to 1.3 million square feet, for a combined total of slightly more then 4 million square feet, all but two have been built since 2010.

“This transaction involving high-quality office properties highlights our strong, ongoing partnership with Oxford, which has delivered compelling returns for the CPP Fund,” says Sophie van Oosterom, managing director and head of real estate at CPP Investments. “The transaction is a continuation of our real estate strategy to secure strong business plan execution and redeploy capital into new opportunities, supporting the continued growth and performance optimization of our global real estate portfolio.”

Embodied Carbon Awards recognize trailblazers

Six trailblazers were recognized for their pioneering work in reducing embodied carbon in British Columbia’s built environment at the third annual Embodied Carbon Awards.

The Zero Emissions Innovation Centre (ZEIC), through its Carbon Leadership Forum BC (CLF BC) program, hosted the awards on May 22 to highlight and celebrate what’s possible in low-carbon construction.

Embodied carbon comes from producing, transporting, and installing materials like steel, concrete, and insulation, as well as from demolition and disposal. It is estimated that by 2050, embodied carbon will represent 46 per cent of B.C.’s annual building sector emissions based on current practices.

British Columbia and Vancouver are leaders in this space, adopting practices like designing for less materials, using low-carbon materials such as sustainable mass timber, or moving to re-use construction waste in new builds.

This first-of-its-kind event in North America celebrates the leadership and innovation in reducing embodied carbon and aims to inspire broader action from industry and government.

“Carbon Leadership Forum BC brings together the innovators leading the way on embodied carbon reductions—rethinking how we build and advancing low- and zero-carbon materials. The BC Embodied Carbon Awards recognize and celebrate the companies and governments in British Columbia that are driving down construction emissions,” said Stephanie Dalo, program manager, Carbon Leadership Forum BC, Zero Emissions Innovation Centre.

WINNERS

Large (Part 3) Buildings: Equilibrium – Royal BC Museum PARC (photo)

For their innovative approach in designing the Royal BC Museum PARC Campus, using materials like rammed earth—a mixture of soil, sand, and clay compacted into durable walls with minimal environmental impact—and wood-to-wood connections for mass timber elements instead of steel. They integrated embodied carbon into the design build agreement, demonstrating a committed approach.

Small (Part 9) Buildings: Deep Green Development – 1908 to Net-Zero

For turning a 117-year-old Vancouver home into three net-zero dwellings—a truly innovative retrofit that sets a national example for low-carbon urban living. Their use of salvaged materials, carbon-storing insulation, and commitment to community partnerships and knowledge-sharing made this project a standout in sustainable construction.

Organizational Commitment to Change: Third Space Properties

For Third Space’s commitment to cutting carbon emissions in their buildings and across operations. By tracking embodied carbon at design, development, and construction phases of each project, Third Space goes above and beyond standards, showing their commitment to real savings. They break down learnings into practical, actionable steps for industry, setting a new standard for transparency and impact.

Public Sector Leadership: City of Richmond

For its systems-level approach to reducing embodied carbon, integrating it into economic development and procurement strategies; and creating accessible resources and real-world case studies that help turn climate goals into practical, scalable action. The municipality was also praised for fostering collaboration and dialogue across a complex municipal system, laying the groundwork for lasting change.

Commitment to Circularity: Perkins&Will

For their team effort to reduce emissions through smart reuse of materials and thoughtful design to minimize waste during their major office move, considering embodied carbon at every stage. They went a step further by sharing their insights publicly to help advance the industry.

Strengthening the Practice: Jason Shanks, CBRE’s Turner & Townsend

For redefining sustainability in office moves, an often-overlooked area, by reusing materials, cutting waste, and measuring embodied carbon savings. This pioneering work is challenging industry norms, setting a higher standard in transition and move management, while proving that environmental and economic goals can align.

IDS Vancouver

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