CondoBusiness - April 2009

Canada’s Most Widely Read Condominium Magazine

April 2009 • Vol.24 #2

The

Green Issue

Water Energy Construction PM#40063056

RESIDENTIAL EXPERTISE. PERSONAL SERVICE.

H A L I N A ALEXANDER

Contact Halina T: 416-921-1112 C: 416-458-0164

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E-: halinaalexander@sympatico.ca R LP R E S L., B

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Photo by Delta速 Cover photo by Koller

Contents

departments

19

Legal Turning green with effort

22

Management Responsible refurbishment

25

Management The greenwashed condo

30

Smart Ideas

Focus: The Green issue

8

The green energy act

By Chris Chopik

12

Can green be luxurious?

By Amie Silverwood

14

Green building requirements

By Gord Cook

editor's Letter

PUBLISHER Steve McLinden EDITOR Amie Silverwood ADVERTISING SALES Paul Murphy, Sean Foley, Atif Malik Senior Designer Annette Carlucci Designer Ian Clarke

Green luxury If there’s one thing all condo-owners have in common, it’s that they like to feel pampered. They often pay premium prices to live in small spaces but in exchange, the small condominiums on the market offer high quality fixtures and materials that are not affordable in the larger homes of suburbia. A granite kitchen counter in a suburban home is expensive and often deemed unnecessary. In a small condo kitchen with a tiny counter requiring much less granite, these luxuries are expected.

In order to attract buyers, condos must fit the trendy reputations condominiums have garnered. But what happens when a popular trend runs counter to potential buyers’ expectations for luxury? The green trend has been popular with condo-buyers since the beginning. Condominiums attract environmentalists who want to lessen their footprint by sharing land with many others. And as the green trend has attracted more and more people into its fold, it may threaten the very luxury that has made condo-living so popular.

Gone are the granite countertops and floor-to - ceiling windows. Green condos prefer post consumer recycled glass, paper or aluminium. Green choices in flooring include bamboo, cork or recycled carpet. These materials may not be the standard condominium choices but they’re attractive and trendy and appeal to a growing market that understands the need to recycle and to use recycled or sustainable materials.

But once the trendy sales centre is a distant memory and the condo-owner is living in the unit, these green products are expected to perform to the resident’s high standards.

Amie Silverwood amies@mediaedge.ca

6 CONDOBUSINESS | www.condobusiness.ca

Production coordinator Rachel Selbie CONTRIBUTING WRITERs Chris Chopik, Gord Cook, Philippe Meyersohn, John Deacon, Richard Lyons, Robert Kravitz SUBSCRIPTION RATES

Canada: 1 year, $55.10; 2 years, $100.20 Single Copy Sales: Canada: $8. Elsewhere: $12 USA: $80.71 International: $106.30 Reprints: Requests for permission to reprint any portion of this magazine should be sent to info@mediaedge.ca.

Circulation Department Cindy Younan circulation@mediaedge.ca CONDOBUSINESS is published eight times a year by

President Kevin Brown Accounting Manager Maggy Elharar 5255 Yonge Street, Suite 1000 Toronto, Ontario M2N 6P4 (416) 512-8186 Fax: (416) 512-8344 e-mail: info@mediaedge.ca CONDOBUSINESS welcomes letters but accepts no responsibility for unsolicited manuscripts or photographs.

Canadian Publications Mail Product Sales Agreement No. 40063056 ISSN 0849-6714 All contents copyright MediaEdge Communications Inc. Printed in Canada on recycled paper.

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management the green issue

Green energy act Imagine the south facing faรงade of every condo tower

filled with solar panels. Panels

poised to harvest the power of the sun to provide the electricity grid with enough energy to completely offset the cost of air conditioning the entire tower. Not only is it possible, but it makes financial sense. While the time to market will be mired by the Condominium Act and supply chain development lag, there may be opportunities to take tower renewal to new platitudes of energy performance.

By CHRIS CHOPIK

The Green Energy Act (GEA) is touting 50,000 jobs, the closure of coal fired plants and a prosperous future for Ontarians and Ontario industry. Within the act are myriad implications to the condominium business.

A portion of the Green Energy Act is the mandatory time of sale energy label. This means that every house sold will require a kilowatt and BTU per square foot rating, like a fuel efficiency label on a vehicle litres per 100 km. While this particular label will

only apply to houses, it promises to raise public awareness of energy as another price related to real estate value. Stimulus for solar and wind development creates an environment of energy investment that will be guided by pure self interest and financial reward.

The revised feed-in-tariff makes solar and wind energy production secure and profitable investments. Feed-in-tariff (FIT) refers to a guaranteed purchase price

8 CONDOBUSINESS | www.condobusiness.ca

for energy produced from wind, solar and biofuels. The FIT program creates a strong and guaranteed revenue stream which allows investors and community s t a ke h o l d e r s to p a r t n e r to c re a te renewable power generation. The price for solar energy in Ontario starts at an amazing $ 0.80 per kilowatt hour. To give a residential example, according to Ontario Solar Manufacturer, Arise Technologies, investment in a three kilowatt solar array

the green issue

will yield a guaranteed return estimated at nine per cent. That is fair money on a technology which has a 20 -25 year warranty, a much longer life expectancy and no mechanical parts to fail.

In speaking with Hunter Milbourne he confided, “I am personally converted with solar PV installed at my family cottage but I have been surprised at the lack of interest from the public in paying a premium for LEED accredited projects.”

In c ontrast , J im L o rd of Ec oVer t Corporation, is finding “condo boards are t aking a keen interest in going g r e e n .” E c oVe r t i s a c o n s u l t a n c y dedicated to condo retrofits and LEED Building consulting. The EcoVert team is excited about the possibilities presented by the green energy act. Recognizing that the GEA allows solar investment to achieve a return of 13 to 18 years, resulting in free energy production for the remaining life of the panels, there are a number of obstacles.

“Surprisingly we’ve found no shortage of solar installers, but there are restrictions within the Condominium Act that limit the ability of well intended boards to act in the interests of owners.”

Section 112 of the Condominium Act allows the board of a newly- created condominium to terminate three types of contracts within 12 months of being elected to replace the board appointed by the developer: an agreement for the provision of goods or services on a continuing basis, an agreement for the provision of facilities to the corporation on other than a non-profit basis, a lease of all or part of the common elements for business purposes.

This provision was included to prevent developers from entering into non-arms’ length and “sweetheart” deals at the expense of the condominium’s future occupants and owners.

H oweve r, i t h a s t h e u ninte n d e d consequence of eliminating investment by third par ties in green energy systems and assets that require longterm amortization. The effect of this restriction, together with the omission from the enforcement provisions of the CA of certain remedies for the benefit of creditors of a condominium, has affected third party financing for energy efficiency projects to such an extent that banks and

other private sector commercial lenders are not willing to participate in energyefficiency projects, such as geothermal systems, or in making secured loans for energy-efficiency enhancements to new developments. These concerns have been raised to Minister Smitherman’s team.

There is no doubt that the Green Energy Act will have a compelling and lasting impact on Ontario’s condo energy-scape in the coming years. When obstacles are

removed, emerging condo developments and existing building energy generation retrofits will move to the mainstream.

This emerging market will have a strong influence on the future of condo real estate valuation. CB Chris Chopik is a Realtor and vicechair of the Toronto Real Estate Board’s Green Task Force. Contact him at chris@ evolutiongreen.com or 416.993.4870.

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Kitchen photo by Delta速 Bathroom photos by Koller

Can green be

luxurious?

10 CONDOBUSINESS | www.condobusiness.ca

It’s easy to be green when choosing flooring or countertops. Responsible choices are just as attractive and affordable as other options and once installed, they perform similarly to their less ecological counterparts. But some green choices need more thought lest they threaten to curtail a resident’s luxurious lifestyle. Despite green intentions, it hasn’t been in vogue to conserve water. And perhaps five minute showers will never be popular among condo-owners but there are other ways to reduce water usage without curtailing the luxury-factor.

By amie silverwood

April 2009 11

feature

In the City of Toronto, for example, the average residential water use is about 253 litres per person per day. At our present rate of water consumption, and taking population and employment growth into account, residents and businesses in the City of Toronto will need so much more water in the future that production capacity will have to increase. The cost of this expansion would be hundreds of millions of dollars. In order to reduce the amount of water required, the city is doing its best to encourage residents to reduce their water usage. These efforts are echoed across the country.

Toilets About 65 per cent of indoor home water use occurs in our bathrooms and toilets are the single greatest water user. Many municipalities have bylaws requiring new construction to install energy efficient toilets that use six litres of water per flush thus reducing water usage by at least 70 per cent. Not only do ultra-low-volume six litre flush models save water usage but they produce less wastewater. The result is a 50 per cent reduction on a combined sewer and water bill. Those looking to save even more can purchase a dual flush model that uses three litres or six litres as needed.

What’s the use of water efficient technology if toilets require double flushes thus negating the conservation efforts?

Kohler claims their toilets outperform industr y standards in bulk flushing, cleanliness and plug resistance with a powerful flush and effective design. “Each time you reduce water consumption of a toilet, you have to reengineer how the product works to maintain performance.

Our ability to use very sophisticated computational fluid dynamics software modeling to study flow, rethink tolerances and redesign trapways gives Kohler engineers and designers an advantage as new regulations further reduce allowable water c onsumption,” ex plains Ro b Zimmerman Senior Staff Engineer for the Water Conservation Initiatives at Kohler.

Dual flush toilets use only as much water as the job requires. Studies performed in the U.S. have measured how many light flushes are required to heavy flushes and some have found the ratio to be as high as four to one for the average household.

California is devising a bill to tighten water

Faucet photo by Delta® Bathroom photos by Koller

conservation laws and in their bill, they assume the ratio is two to one; using 12 litres for three flushes, the average flush would require only 4 litres of water.

Showers After flushing all that water down the toilet, Canadians use a lot of water in the shower. An energy-efficient showerhead costs anywhere from just a few dollars to around a hundred and there are many varieties on the market. A good water saving showerhead will use from 3.8 litres per minute (L/min) to 9.5 L/min. Compared to older units that used 14 L/min, they can provide significant savings. Some showerheads even have a shut-off button to stop the flow while lathering up.

Less expensive showerheads work fine to slow down the shower flow a n d w o n’ t n e c e s s a r i l y c h a n g e t h e qualit y of the shower but they may not of fer other luxur y set tings that condo owners expect. There are plenty of showerheads on the market that save water but don’t sacrifice style or performance and offer a range of spray coverage and experience options.

12 CONDOBUSINESS | www.condobusiness.ca

If there are a lot of older residents in the condominium, it is worth offering a low-flow handshower as well as other showerhead options. Those with limited mobility will appreciate its adaptability. After sampling a variety of models, the author found that the only difference between the less expensive and more expensive models were the luxuries such as a variety of water pressures, massage settings and finishes.

Switching from a standard showerhead to a low-flow showerhead does not sacrifice the quality of the shower, water pressure or temperature.

Faucets Faucets account for about ten to 15 per cent of indoor water use with eight and a half L/min considered water efficient.

Aerators add air to the stream for a gentler flow and can reduce the water usage to a comfortable five and a half L/min. The style and function of bathroom faucets aren’t compromised by the reduced flow so this is an easy way to reduce overall water usage in a condominium.

The ef for t gets more complicated when considering the kitchen faucet,

feature

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however, where reducing the flow of water can be a major inconvenience for residents. “Aerators are great for bathroom faucets, but not as practical in the kitchen where faucets are used for filling pots and other containers,” explains Zimmerman.

Delta, however, has managed to bring green faucets into the kitchen without sacrificing convenience with its touch sensitive Pilar faucet. Instead of reducing the rate of the water flow, they’ve made it so easy to turn the faucet on and off, residents have no reason to leave it running while grabbing another item to rinse. The handle adjusts the temperature of the water and the flow rate and there’s a button to switch between a full flow and an aerated spout. Once on, it requires only a light touch anywhere on the spout or handle to activate or deactivate the flow of water.

T his system works well when handwashing dishes or vegetables and can make it easy to wash hands when working in the kitchen without spreading bacteria since the spout can be activated by tapping it with an elbow or forearm.

Installation Implementing a water-saving policy in a condominium can be a challenge but with the right information and creativity, residents can be convinced to switch for the good of the community and their pocketbooks. Providing residents with a wide range of choices is the first step in greening within the units. Inform residents of the greater goals of the project and how their participation will make a difference to their water bills and the impact the condominium has on its city.

Excellent deals can be negotiated for these products based on bulk purchasing power so residents can be sure to save money and have the oppor tunit y to upgrade their unit’s features at a good rate. Some condominiums have found ways to fund the upgrades with their reserve funds and the new renovation taxes make projects like this even more affordable. Green upgrades are always good for resale value and are always well worth the effort in the long run. Green can be luxurious and the quality of the products on the market ensure that it will be a lasting trend. CB

GPM PROPERTY MANAGEMENT INC. 242 Applewood Cres., Unit 5 Concord Ontario L4K 4E5

905.669.0222 416.245.4005 visit us at www.gpmmanagement.com

April 2009 13

the green issue

Greening building requirements

There continues to be

By GORD COOK

encouraging and compelling

an

trend

towards green products, green services and green buildings, even in the face of this difficult economy. Even with falling energy prices, there is a tremendous surge by consumers, corporations and government alike to finally make serious commitments to environmental issues.

This is important given that over 35 per cent of Canada’s energy use goes to heating, cooling and operating buildings.

H oweve r, w i t h a ll t h e info r m at i o n available it can sometimes be difficult to determine what exactly green means and how green measures can be implemented cost effectively.

F o r t u n a t e l y, a l l g r e e n b u i l d i n g programs agree on and strive for the following six elements (each in their own way, of course):

• efficient use of energy; • healthy indoor environments; • efficient use of water; • efficient use of land; • efficient use of building materials; • effective use of existing infrastructure.

Condominium builders and operators will recognize the inherent benefit of multifamily buildings on at least five of these elements; the question is how to define green decisions within each category.

14 CONDOBUSINESS | www.condobusiness.ca

Green programs tr y to help with the definitions of green and motivate builders and building operators to make more responsible decisions.

There will, of course, be debate as to how far each element of green buildings should be t aken and sometimes i t m a y a p p e a r s o m e e l e m e nt s a re compromised by others. For example, it was quite common during the 1980s for high-rise building operators to turn down building ventilation systems in

the green issue

an effor t to save energy despite the p otential c omp romise to ind o or air quality. We now know this was not a good trade - of f and green programs rew a r d te c h n o l o g i e s s u c h a s h e a t recovery ventilation systems that allow for proper ventilation capacity with up to 80 per cent recovery of energy.

Taken to the extreme, it would be impractical for all but the most zealous building owner to fully research and assess the total environmental footprint or price tag of each of the operational decisions they make. Factors such as embodied energy of products versus their life expectancy, the environmental responsibilit y of suppliers or the complex interaction of ventilation with respect to indoor air qualit y would need to be constantly researched and evaluated and this would be impractical.

Fortunately, the green programs that are gaining popularity have to a large extent wrestled through many of these issues and offer simple points, credits or lists that can help building owners make better decisions.

The object of all the green programs is for designers, builders and operators to incorporate green features from a list to accumulate credits and achieve ever increasing levels of certification. In the multi -family sector the most popular program is the Leadership in Energy a n d E nv i ro n m e n t a l D e s i g n ( L E E D ) program offered by the Canadian Green Building C ouncil (C aGBC), although there are other primarily single-family home programs such as ENERGY STAR for New Homes, Green House and the ecoENERGY Retrofit program that can be applied to townhomes and some lowrise buildings.

The CaGBC published the first LEED specification for C anadian buildings in 19 9 9 . T here are now si x L EED certification categories either in place or under development covering new construction of commercial buildings, existing buildings and most recently a LEEDs for Homes program.

A few examp les from the L EED point system shows how credits are accumulated to determine how green a building is. Within the LEED for New Construction, there are a total of 70 possible points available. To be LEED

certified, a builder must accumulate from the many options at least 26 points, Silver status requires a minimum of 33 points, Gold 39 and Platinum 52 points. Within the LEED system there are minimum prerequisites such as taking measures to prevent or minimize exposure to Environmental Tobacco Smoke and then credits given for additional measures such as establishing an indoor air quality monitoring program.

In shor t , L EED and other g reen programs, reward designers and building owners for each measure implemented along the path to cer tification. The guidelines and requirements from these programs can be a very useful resource for the industry, as the measures have been researched and vetted by a wide range of consultants and green enthusiasts.

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the green issue

Examples of LEED credits 1 point for designing and operating a ventilation system that ensures effective delivery of fresh filtered air to all occupied zones of the building; 1 point for using low VOC paints and finishes and another point for using low VOV sealants, adhesives and primers; 1 point for diverting 50 per cent of construction waste from landfill and another point if 75 per cent of waste is diverted.

order to be flexible to a wide range of building types. Thus requirements c an be open to inter pret ation. A s a result, building owners usually need to contract the services of engineers, architects and energ y raters to take full advantage of certification programs to fully document, test and verify the application of green features.

Of interest and perhaps even concern to builders and building owners, municipalities and developers

are encouraging and, in some cases requiring, green elements generally and even specifically LEED certified buildings in their jurisdictions or in their planning.

This is becoming more common in the industrial and commercial sector but early initiatives are present in the residential sector as well.

A ll in d ic ato r s p o int to the g re en t re n d h a v i n g c o n s i d e r a b l e s t a y i n g p ower. W hile there w ill al ways b e some controversies as the definition

of green evolves, the resources avail a b le fro m g re en p ro g r ams c an b e ver y hel pful to b uil d in g ow ner s l o o k i n g to p r o v i d e m o re e f f i c i e n t , more durable, more comfor table, h e a l t h i e r, s u s t a i n a b l e b u i l d i n g s .

Building owners should be encouraged to learn that in the current economy the energy savings inherent in green m e a su re s c a n t y p i c a l l y f u n d m a ny other green initiatives. This presents g re a t o p p o r t u n i t i e s a s c o n su m e r s’ expectations for an ever deeper shade of green living progresses. CB

Gord Cook is President of Building Knowledge Canada and can be reached at gordc@buildingknowledge.com.The LEED guidelines can be downloaded form the CaGBC website at www.cagbc. org. The GreenHouse specifications can be found at www.greenhousecertified.ca.

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16 CONDOBUSINESS | www.condobusiness.ca

Technology design

Green appliances save green

It is a prosperous time to be in the

business of sustainability. While the current real estate

By philippe meyersohn

market is certainly not for the faint of heart, the condo business has benefited from sustainable building. However, developments being marketed and sold now were conceived of several years ago, in an economic and environmental climate notably different from the present. Sustainability was not a top priority when developing condominiums five years ago.

Now, demand for sustainably-sourced flooring, paints without VOCs and appliances with ENERGY STAR rating is standard.

Despite their prominence in the relatively limited space of a condo, appliances are often one of the final considerations given to a building by developers and architects, aside from accounting for the space requirements necessary for each appliance.

(More than design factors, a development’s location and target demographic are the types of factors that dictate specifications for appliances). However, there are benefits to engaging appliance manufacturers earlier in the development process, especially in a world where sustainable living is so highly coveted.

As Canadians learn more about sustainable options, they begin to expect access to them in all areas of life, including their brand new condo. While green roofs, recycled construction materials, high efficiency glass and imported bamboo flooring may seem impractical or pricey for a builder, appliances that are ENERGY STAR rated are more attainable. Until about two years ago, most consumers viewed ENERGY STAR rated products primarily as an added expense. Most consumers were reluctant to consider paying a premium for the environment.

April 2009 17

design

Today, government rebates offered across the country eliminate the premium and make qualified appliances more affordable – especially once energy bill savings for home owners are factored in. With ENERGY STAR qualifications in many appliance categories including refrigerators, freezers, dishwashers and dryers, specifying E-STAR appliances is an easy win for developers building a sustainable dwelling. Rather than

waiting until a development’s marketing plan dictates a need to maximize green offerings, exploring the sustainable options with the help of an appliance manufacturer from the outset is more efficient.

Many of today’s developments are geared towards achieving ambitious energy-related goals from their inception.

LEED cer tification is an increasingly popular though challenging objective for builders. The value of LEED recognition,

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18 CONDOBUSINESS | www.condobusiness.ca

especially from a marketing perspective, is unquestionable. The leading edge of sustainable developments is a promising place to be for the long term. Projects with such goals need support from all angles. Every organization involved in a development is a valuable resource for the exper tise they have in their respective areas – from carpentr y to plumbing and appliance manufacturing.

Understanding their offerings early in the development process goes a long w a y to w a r d s m a x i m i z i n g p ote nt i a l contributions to a building’s overarching energy goals.

N avig ating industr y cer tific ations and benefits like LEED and ENERGY STAR tax incentives is a key function of an appliance manufacturer’s sales force. It ’s a pivot al o p p or tunit y to bring additional value to some of the manufacturer’s most important clients.

Developers, architects and designers are often pressed for time as specifications change on a whim upon the realization that the building needs to better reflect the values and offerings being marketed.

Aside from helping to create a sustainable development, understanding provincial incentive programs also allows appliance manufacturers to reduce project costs.

Condo developers are in an advantageous position when it comes to meeting their environmental goals and satisfying the demands of conscientious consumers.

Many organizations are working to improve their offerings and add value to their product and service. By tapping into the expertise of suppliers in the early stages of a project – whether they are long-time trusted supporters or potential new partners – developers stand to gain green appeal for their buyers and take full advantage of provincial incentives. CB Philippe Meyersohn is the General Manager, Brand, MABE Canada. MABE Canada is the manufacturer, distributor and marketer of the GE Appliance brand portfolio throughout Canada, which includes GE, GE Café, GE Profile and GE Monogram. As a brand marketing expert and an MBA graduate from the Kellogg School of Business of Northwestern University, Mr. Meyersohn is extremely knowledgeable about the lifestyle needs of all segments of the Canadian population.

legal

Turning green with effort

By John deacon

Condominium corporations in Ontario face an uphill battle

going green.

Unless a building component retrofit can be construed as maintenance and repair or replacement on the expiry of its useful life, there will have to be special owner notice procedures or even a vote of two thirds of the owners at a special meeting of owners before a green retrofit can be implemented.

That said, there are, of course, exceptions and certain legislative initiatives and counter-intuitive court interpretations that have made such green initiatives easier for a condominium community to implement.

Common Element Changes Most green initiatives in a high-rise condo will involve the common elements – owned by all the unit owners in common:

eg. high reflection index windows, higher “R factor� insulation in walls and roofs, boiler and chiller and control equipment replacements, green or garden rooftops, etc.

The Ontario Condominium Act was designed to ensure democratic owner input into decisions involving improvements or alterations to common elements. This owner input can range from notice from the board of directors outlining details of the proposed green retrofit, and inviting owners to petition a meeting April 2009 19

legal

“

Absolute minimum participation

requirements can lead to a highly beneficial project stalled by owner apathy.

if 15 per cent of them wish it, to the two thirds owner vote requirement referred to above. While democracy is great, we all know it can also be messy and even lead to a divided community.

Absolute minimum participation requirements can lead to a highly beneficial project stalled by owner apathy.

A condominium Board of Directors with good professional advice can often find an exception or exclusion to these often onerous and sometimes divisive requirements.

If the end of the useful life of a common element component has been reached, it does not have to be replaced with exactly the same materials, design or function. S. 97(1) of the Condominium Act deems “materials that are as reasonably close in quality to the original as is appropriate in accordance with current construction standards” not to be an improvement Corp ad 308:CondoBus3/01 3/4/08 Court 9:07decision AM Page or alteration.

A recent Ontario Superior held1that

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replacement of a canvas entrance canopy with one made of granite and glass, was within the above exception.

Despite any restriction in a registered condominium declaration, The Ontario Electricity Act and Regulations permit a condo to convert to individual unit electricity meters.

If a portion of a green retrofit project is clearly an alteration or improvement, its cost may be minimal, even nothing, if the future savings in utility expenses are factored in. The project can be carefully structured to avoid formal approval requirements.

Finally, it is worth noting that condominium reserve funds can be used for the green retrofit project unless it is considered an alteration or improvement to the common elements, making it often essential to fit within the exceptions above.

Unit Changes Water consumption control devices such as dual flush toilets, reduced water flow shower heads, energy efficient appliances, “smart” thermostats etc. are often beyond the authority of the condominium corporation and its Board of Directors. However, I have seen several very successful inducement schemes negotiated by condos and their managers to reduce green retrofit costs to unit owners as a result of their bulk purchasing power.

Sometimes condo documents will permit the corporation to actually make and pay for the green retrofit within an owner’s unit. For example, if it is part of an overall building plumbing system replacement which is only functional with new highefficiency unit fittings, it could be considered an integral, unseverable part of a necessary common element replacement, for which no consent nor vote is required.

Worth the Effort?

If a condominium corporation wants to go green as a long term building policy, I would recommend the approach be discussed at one or more Annual General Meetings of the owners, with facts and figures, costs, savings and progress presented in as much detail as possible. One cost not to overlook is a possible increase in reserve fund contributions if green common element replacements in the future are anticipated to cost more than simple replacements. Such a cost is usually offset by utility savings alone, but the Board of Directors should not neglect the positive impact of consistently applied green building policies to market values of the units. CB John Deacon B.A. LLB. is a condominium lawyer and certified arbitrator and can be reached through www.condolaw.to.

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April 2009 21

management

Responsible refurbishment We are in the midst of a green shift. Our lives are influenced on a

daily basis by green practices and technologies. Whether they are personal choices such as recycling, reducing energy consumption or transportation, our choices have an economic impact on our lives and communities. But the true impact of our choices and options has yet to develop to its full potential.

22 CONDOBUSINESS | www.condobusiness.ca

By richard lyons

management

The initial impact of the green shift was slow to develop. Responding to a g r a s s ro ot s m ove m e nt , t h e m a r ket slowly began to develop energy saving p ro d u c t s a n d p ro c e s se s . P ro d u c t s like energy saving lightbulbs became substantially more affordable and thus more mainstream. The market began to respond to the growing demand by consumers for more choice. Everything from Energy Star appliances to hybrid cars were in demand. Consumers were now driving the mechanism for change and the market responded.

Environment ally - friendly pro duc ts and practices were not only growing in numbers for consumers but for businesses as well. Business has a huge impact on our environment. Buildings use a substantial amount of electricity to heat and cool. They generate a large quantity of waste. They also take a substantial amount of resources to build and maintain.

Green building practices began to emerge as both high-rise commercial and residential construction boomed across North America. The LEED building standard (Leadership in Energy and Environmental Design) was developed in the early 1990s in response to the need for environmentally sustainable construction practices.

T h e i m p a c t w a s i m m e d i a te a n d positive. New buildings were designed from the ground up to be more environmentally -friendly and energ y efficient. A spin off of the LEED program was the development of numerous environmentally sustainable building materials. And with the explosion of the condominium residential market in m etro p o li t an To ro nto, c ame the opportunity to integrate environmentally sustainable building materials into the condominium refurbishment market.

With the largest concentration of highrise condominium buildings in Canada, Toronto is also home to a vast inventory of older condominium buildings. These buildings are refurbished every 12 to 15 years on average. The refurbishment process requires substantial resources and generates a substantial amount of waste.

Managing waste is part of the LEED program: as a result the marketplace has developed practices and materials

to aid in the processes. New sustainable building materials combined with waste diversion programs c an reduce the environmental impact a refurbishment project has on landfill.

Many of the major building suppliers across North America have developed environmentally sustainable building materials and programs in response to customer demand. In the case of JermarkPIPE_Solisco.pdf 9/26/07 suspended ceilings, CGC Inc has

developed a ceiling panel recycling program where they will pick up the existing ceiling tiles from the jobsite and recycle the materials back into new ceiling tiles thus reducing both waste and the need for new material ex traction. C arpet manufacturers also have similar programs. Clients then have the option of utilizing 10 0 per cent sustainable carpet and 2:21:33 PM when replacement is required it will

April 2009 23

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be remanufactured into new c ar pet in To ro nto, m an a g e d by Bro ok fiel d reducing the environmental impact and Residential Services, will be the first the need for raw materials. residential building in Canada to use this F u r t h e r m o r e , D e s i g n O r i g i n s , product in their corridor refurbishment a division of Shaw Industries, is the project. By using this product, they will first company to develop completely diver t over 4 5 0 0 0 pounds of carpet sust ain a b le p r inte d p at ter n c ar p et . waste from Toronto landfill.

Printed c arpet of fers clients the Wall covering is usually the second freedom of design in typical or unique l a r g e s t w a s t e g e n e r a t o r i n t h e flooring configurations.

The Courtyards refurbishment process. Wall covering CARMA_CondoBusiness_01-19-2009_CS2--F.pdf 2/3/09 5:41:35 PM of Concorde, a residential condominium manufacturers have also developed

24 CONDOBUSINESS | www.condobusiness.ca

similar programs which include waste diversion and new sustainable wall covering. The Courtyards of Concorde refurbishment project will also utilize sustainable wall coverings throughout their buil ding enh anc ing the g reen refurbishment theme associated with the project as designed and managed by CPL condominium design interiors.

A unique program that applies to both carpet and wall covering is that many of the suppliers offer certificates to their clients guaranteeing that all the waste materials were recycled. In turn, Boards of Directors can provide this information to the building residents re-enforcing the green experience.

T he paint industr y has also been forced to develop greener products, b ot h t h ro u g h m a r ket d e m a n d a n d soon to come government legislation.

All environmentally-friendly paints are labelled with company specific logos emphasising that they meet government standards. Paint is the single largest contributor of VOCs ( Volatile Organic Compounds) to the environment.

M any refurbishment projects use hundreds of gallons of paint including wall covering and carpet adhesives which also off-gas VOCs. Through legislation, alkyd or oil paint will be removed from the market leaving only waterborne or latex paint products. As a result, older buildings will need to convert from the use of oil paints to latex paints. Many of the newer buildings were coated with latex paints during the initial building phase and are already compliant. All paint manufacturers have environmentallyfriendly paint systems and many products meeting LEED certification.

Much can be said for the availability of sustainable building materials, but one of the most important factors in encouraging their use relies heavily on the price point. As the demand has increased, more manufactures of fer sustainable building materials providing the consumer with more choice. More choice has forced the marketplace to be more competitive resulting in better pricing. In other words, going green is more affordable than ever before and should be considered as part of every building maintenance practice. CB

management Technology

The greenwashed condo By robert kravitz

After investing the time, energy and money to build a

green facility, some condo managers have

made few changes as to how the buildings are cleaned. They use bleach, conventional window cleaners and floorcare products, low-filtration vacuum cleaners and traditional floor machines.

This happens for a variety of reasons and it extends far beyond condominiums. At the root of the problem is the fact that many managers are still not sure what green cleaning is all about and how to incorporate it into their facilities.

April 2009 25

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The missing link “The best advice I can offer the manager of a green condominium or any facility that calls itself green is to view green like the spokes in a wheel,” says Mike Sawchuk, vice president and general manager of Enviro-Solutions, a Canadabased manufacturer of Green cleaning chemicals. “If a spoke or two is missing, the whole wheel may collapse.”

Taking this a step further, incorporating a number of environmentally preferable elements into a facility and then cleaning it with conventional cleaning products can defeat the entire green goal. According to Sawchuk, the Harvard School of Public Health reported that the health benefits of environmentally preferable flooring materials can be eliminated the first time they are cared for with conventional polishes and cleaners. “ T he am o unt of vo l atile o rg anic compounds (VOCs) emitted from a single waxing of the floor (using conventional cleaning products) is comparable to the amount of VOCs emitted from the flooring over its entire lifetime,” says Sawchuk.

“This means all the benefits from the floor have been essentially eliminated.”

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What makes it green?

When facility managers first decide to switch to environmentally responsible products, invariably one of the first questions that arises is “how do I know it’s really green?” Although addressing this issue may have been a problem several years ago, today identif ying environmentally preferable cleaning products is relatively easy.

“T here are a number of Green cer tifying organizations such as Ec o L o g o™ an d G re enS e al ®,” s ays Sawchuk. “They evaluate the products based on a variety of standards from the ingredients used to manufacture the product, to how it is packaged, to how it is delivered and eventually disposed of. Once a manufacturer meets these criteria, they may place the green label of the certifying body on their products and marketing materials.”

Sawchuk adds that products are not green forever. Usually the certification is for a set period of time, 18 months to two or more years. If the standards change, as they can, the manufacturer

management

must meet the new criteria in order to retain green certification.

He also advises facility managers to work with their distributors in selecting green-certified cleaning chemicals and to test the products at their facilities under real life conditions.

“Just because a cleaning chemical is green certified does not mean they all work the same,” says Sawchuk. “Their performance, costs, ease of application and other variables can all vary just like any product.”

Beyond the chemical link Condo managers must also be aware that green cleaning involves more than just chemicals, according to Christopher Tricozzi, vice president of sales and marketing for Crown Mats and Matting, the oldest and one of the largest matting manufacturers in North America. “For instance, if I walk into a new condominium complex and just see a 3-by-5 mat at the front door, that tells me a link in the green chain is missing,” he says. “Matting is an integral part of green cleaning.”

According to Tricozzi, an effective, highperformance (long-lasting) matting system April 2009 27

management

should be 15 feet long, composed of a wiper mat to remove large debris from shoe bottoms, a wiper/scraper mat inside the facility to remove remaining debris and a wiper mat placed in the lobby as the final line of defense. In place, the system is designed to trap and hold as much as 85 per cent of all soil, moisture and contaminants on shoe bottoms, preventing JermarkHIGHRISE_Solisco.pdf 5/29/08 them from being walked into a facility.

Further, as far as specific toxins that can harm human health, recent studies by the Washington Toxics Coalition, reports that just by using any entryway matting system, the amount of pesticide residue on carpets can be reduced by more than 25 and dust by more than 33 per cent.

How is this green? The less soil walked into a facility, the fewer cleaning chemicals 12:17:14 PM and products necessar y, “and when

this is achieved, cleaning’s impact on the environment is reduced, one of the goals of green cleaning,” says Tricozzi.

Beyond mat ting, vacuum cleaners and carpet extractors are also available that meet cer tain environmental and performance standards. The Carpet and Rug Institute has developed a Green Label program for vacuum cleaners and a similar Seal of Approval program for carpet extractors.

“Although the criteria are different for the two t ypes of equipment, the goals are the same,” says Tricoz zi.

“The equipment must be engineered to protect indoor air quality, meet certain per formance st and ards and protec t carpet fibers.”

At this time, there is not a green certifying body or criteria for floor care equipment, however, many manufacturers are already greening their machines.

For instance, vacuum systems have been installed on many machines that help capture the dust generated in floor maintenance. Additionally, some machines such as cylindrical floor machines and other machines use considerably less water and chemicals than conventional equipment.

“Again, the less chemicals used, the less impact on the environment,” adds Tricozzi.

Keeping it green Unfortunately, it is not uncommon for a new cleaning system to be implemented, only to find managers and custodial workers drif ting back to old habits, chemicals and products. Ways to avoid this include establishing some sort of green committee made up of major condo stakeholders: tenants, management, cleaning professionals. Their duties are to stay on top of how the facility is being cleaned, look for areas of improvement and make sure the green cleaning program is maintained.

Additionally, both Sawchuk and Tricozzi say that ongoing custodial training is a must. This helps prevent the drift back to old methods, which may not be as healthy as the procedures used for green cleaning.

Further, new cleaning techniques and systems are continually being developed that help make cleaning workers more productive, efficient and greener all at the same time. CB

28 CONDOBUSINESS | www.condobusiness.ca

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April 2009 29

smart ideas

Green ideas that work Here are some ideas to inspire greener condominium management. Even small changes are worth the effort.

They can save residents money, attract interested buyers and have a positive impact on the environment.

Provide ample secure bicycle parking so residents can easily and safely ride their bikes.

Paint the roof white or make it a green roof.

Switch to microfibre cleaning cloths and eliminate the use of harmful chemicals in routine maintenance.

When replacing flooring, choose a recycled and recyclable carpet.

Use low VOC paints.

Collect and reuse rainwater.

Keep residents up to date on greening projects and ask them to pitch in their efforts and ideas.

30 CONDOBUSINESS | www.condobusiness.ca

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