GTA March 2016

F O R B U I L D I N G O W N E R S , A S S E T A N D P R O P E R T Y M A N AG E R S

VOL. 23 NO. 1 • MARCH 2016

BEDBUG ERADICATION WITHIN REACH GETTING RID OF GRAFFITI CLEANING CONUNDRUM: DAY VS. NIGHT

AGING IN PLACE CONCEPT OVERSOLD PA R T O F T H E

Elders' desire to live in their own homes has unexpected consequences for landlords, condo boards

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TABLE OF CONTENTS

CONTENTS COVER STORY

8

THE DOWNSIDE OF AGING IN PLACE Landlords and condo boards can become caregivers by default

IN THIS ISSUE

12

BEDBUGS BEGONE

20

WRITING IS ON THE WALL

Discovery by SFU scientists could potentially quell the nightmare of infestations

Failure to immediately remove graffiti comes with consequences

16

SEEING THE LIGHT OF DAY

24

TROUBLE OVERHEAD?

Switching to daytime cleaning makes ‘cents’ for some buildings

Roof warranty provides extra layer of protection and peace of mind

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EDITOR’S NOTE

GROUP PUBLISHER MELISSA VALENTINI melissav@mediaedge.ca | x248

PUBLISHER STEPHANIE PHILBIN stephaniep@mediaedge.ca | x262

FOR THE LOVE OF SCIENCE

EDITOR CLARE TATTERSALL claret@mediaedge.ca CONTRIBUTING WRITERS

Canada’s bedbug problem is worse than ever, with infestations becoming an increasing issue in urban centres. According to the Bedbug Registry, a database that records bedbugrelated complaints and sightings, Toronto is the bedbug capital of the country. The city has waged war on the pesky parasitic insect, even going so far as to deploy bedbug-sniffing dogs in downtown hotels in advance of the 2010 G20 summit, to ensure delegates enjoyed a pest-free stay. But for all its efforts over the years, bedbugs continue to bite back.

With the peak season for bedbugs — June through October — only a couple months away, communities across the country and their local health authorities are bracing for another spike in bedbug activity. However, thanks to an experimental new method that has proven successful at luring and trapping these bloodsuckers, this summer could be one of the last that we see a dramatic increase in infestations. Simon Fraser University biologist Gerhard Gries is one of the scientists behind the development of a new bait-and-trap, which has the potential to help conquer the bedbug epidemic. He shares the results of an eight-year study of bedbugs with us in this issue’s Q&A, Bedbugs Begone, and discusses how this trap could greatly improve the chances of completely eliminating bedbugs from a unit and/or building.

We then move on to address a topic that has once again come to the fore: day cleaning.

Seeing the Light of Day weighs the pros and cons of daytime cleaning against those of traditional night cleaning, and looks at a middle ground between the two programs.

Continuing on the subject of cleaning, Writing is on the Wall addresses the importance of graffiti removal. The author delves into the eradication process and provides tips for preventing this sort of vandalism.

We cap off this issue with an article on roof warranties (pg. 24). There are a number of things to consider when choosing a new roof system, and the same goes for selecting a warranty to protect your overhead asset.

However, to begin, we look at the downside of aging in place in this issue’s feature story.

PAUL BELANGER BARBARA CARSS JOHN KALIMERIS JOHN TSERTOS

ADVERTISING SALES SEAN FOLEY seanf@mediaedge.ca | x225 MITCHELL SALTZMAN mitchells@mediaedge.ca | x222 PRODUCTION MANAGER RACHEL SELBIE rachels@mediaedge.ca

DIGITAL & SALES PAULA MIYAKE COORDINATOR paulam@mediaedge.ca | x263

SENIOR DESIGNER ANNETTE CARLUCCI WONG annettec@mediaedge.ca

DESIGNER JENNIFER CARTER jenc@mediaedge.ca D IGITAL MEDIA DIRECTOR STEVEN CHESTER stevenc@mediaedge.ca | x224

CIRCULATION MARIA SIASSINA marias@mediaedge.ca | x234

PRESIDENT KEVIN BROWN kevinb@mediaedge.ca ACCOUNTING MANAGER SAMHAR RAZZAK samharr@mediaedge.ca GTA & Beyond is produced as a supplement to Canadian Property Management magazine, published 8 times a year by:

5255 Yonge St., Suite 1000 Toronto, ON M2N 6P4 Tel: (416) 512-8186 • Fax: (416) 512-8344 E-mail: info@mediaedge.ca

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THE DOWNSIDE OF

AGING IN PLACE

Landlords, condo boards can become caregivers by default

BY BARBARA CARSS

A

ging in place is a concept that carries a host of positive connotations. It’s typically envisioned in tandem with a package of support services and accessibility aids to offset health, mobility and sensory challenges, enabling seniors to live safely and contently in familiar surroundings. This can also have positive spinoffs for their neighbours and the wider community.

“I prescribe to the belief that behaviour, in general, improves when more than one generation is present,” says Const.

Tom McKay of Peel Regional Police, one of Canada’s foremost experts on crime prevention through environmental design (CPTED). “Seniors are potentially very important in terms of presenting eyes on the street in residential neighbourhoods.”

A generational mix creates what he terms a “natural supervision/responsibility dynamic,” which renders would-be disruptive forces

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less inclined to act out, and seniors tend to be present at times of day when it might be easier for antisocial conduct to go unnoticed.

Whether looking out their windows, sitting outdoors or congregated in shopping mall food courts, McKay characterizes them as guardians of public space and commonly accessible private spaces, who may also be consciously adept at surveillance.

Yet, sadly, property managers often see a reality far removed from this best-case scenario. As with other philosophies of “community care,” aging in place seems best suited for those who have ample financial resources and helpful family and/ or friends nearby. For seniors on their own with modest fixed incomes, aging in place may simply be the only option, while landlords, condominium boards, property managers and superintendents can be involuntarily cast in the role of caregivers.

“We’re finding there is an increasing rate of incidents that relate to aging tenants becoming ill in their suites and not having a network to look after them or even to discover them,” says Randy Daiter, vice-president of residential properties at M&R Property Management. “Whenever we can, we promptly reach out to emergency contacts but often find those contacts are unavailable, out of town or outdated, or the resident just didn’t have any to begin with.”

An aging population in a country where it’s not uncommon for parents and their adult children to live hundreds or thousands of miles apart fuels the trend. In other cases, elderly widows or widowers originally moved into a condominium or rental apartment with a spouse and have then been left of their own, dealing with grief and loneliness along with physical decline.

FEATURE

“We’re seeing a lot of older people unlocking the equity in their homes,” says Daiter. “They decide to move into rental housing and that becomes the plan, longterm, until some other situation arises.”

LAYERS OF LEGAL COMPLIANCE Those situations are rarely straightforward for property owners/managers juggling legal obligations to protect privacy, accommodate disabilities, and ensure the health and safety of all building residents.

Even intended helpful intervention, like asking a social agency to visit and assess an ailing resident, could have consequences for disclosing personal information. Sometimes landlords must take harsher steps to evict a tenant before social agencies will get involved — a move unlikely to win accolades from the wider public.

The demographic shift is perhaps even more apparent in the condominium sector, creating new management considerations and priorities. From a life-safety perspective, for example, building evacuations will be more complicated and time-consuming if a larger share of residents have mobility challenges and would need assistance to negotiate stairs or exit the building.

As a practicality, children hiring personal support workers for their elderly parents are advised to ask about fire safety and evacuation training among other qualifications, but property owners/managers bear responsibility to comply with Ontario’s fire code. It mandates at least one annual fire drill in residential buildings, and that a list of all occupants who would require assistance to evacuate be kept with the fire safety plan for firefighters to consult when they arrive on-site.

“The list is supposed to be updated as needed, which means if someone comes into the building on crutches (it should) be updated that day,” says Kevin Boudewyn, principal of Boudewyn Training & Consulting and a firefighter with Toronto Fire Services. “Does that actually happen? Not often enough.”

Other non-compulsory documentation is also recommended, both for due diligence and as a good management practice for assisting residents in emergency situations.

“In the tenant screening process or as part of the condo rules, it’s helpful if there is a requirement on the resident to provide detailed information for emergency contacts, including powers of attorney and family members,” says Joe Hoffer, a partner and specialist in residential

tenancy and municipal law with Cohen Highley LLP. “There should also be consent to release personal information in the event that the board or landlord reasonably determines the resident may need assistance from a social service agency or a health care provider. This avoids liability for breach of privacy.”

Nevertheless, Daiter reminds emergency contacts that the Residential Tenancies Act remains the guiding authority.

“Often we will get calls from concerned friends or family who want us to go into a unit and check on one of our tenants but we can’t just do that,” he says.

SENSITIVE MANAGEMENT REQUIRED Human rights legislation broadly mandates accommodation of disabilities but details of enforcement vary depending on the specifics of each case. Concerns about the health and safety of other residents can

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FEATURE

supersede individual rights. Indeed, the occupier’s duty of care would make landlords or condo boards liable if they failed to address a foreseeable safety hazard.

Seniors’ reduced mobility and vision and/ or hearing impairments can trigger requirements to accommodate, which will likely also come with capital costs. Meanwhile, issues related to residents with Alzheimer’s or other types of dementia call for a high degree of sensitivity as managers strive to be

sympathetic and respectful while fulfilling responsibilities to the larger occupancy.

Hoffer cites examples of dementia sufferers verbally abusing and physically threatening their neighbours, throwing items off their balconies or simply getting to a stage where it’s risky to leave them unsupervised. Notably, landlords and condo boards also have a duty of care to guard against residents with dementia causing harm to themselves.

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“Under the Ontario Human Rights Code, the primary duty of the landlord is to ensure the tenant is able to reside in the rental unit and to take steps to make such residency accessible. That might mean installing automatic door openers if a tenant has a mobility issue,” he says.

“But let's say the issue is that a resident keeps causing fires by careless smoking or cooking. Then, because human health and safety is in question, steps must be taken to terminate the tenancy.”

The province’s Residential Tenancies Act and Condominium Act afford the opportunity for rental housing owners to appeal to the Landlord and Tenant Board or condo board to argue their case before a Superior Court judge.

Condo boards that secure a removal order would also be able to recover costs through proceeds from the sale of the unit. Still, Hoffer warns it is a long and often disheartening process.

“Each case turns on its own facts so the strategies for dealing with standard of care and accommodation of the person creating the risk will differ,” he explains. “If proper standards are taken to accommodate the individual but the individual refuses or is incapable of mitigating the safety risk to others, then the scale tips in favour of the housing provider and termination/eviction will be granted.”

CALL FOR RESOURCES Ultimately, eviction or termination is an outcome that no one likes to see. It’s not uncommon for landlords to make extra efforts to help — Hoffer recounts how one of his clients helped a tenant find a new wheelchair-accessible apartment and paid for her moving expenses; Daiter tells of recently arranging for someone to feed an elderly tenant’s cats while she was in hospital — that aren’t part of the day-today business of property management.

“Sometimes, we almost become the de facto social worker. We do make a valiant effort to assist tenants who find themselves with no one to turn to but we need to tread carefully as this is not our area of expertise,” says Daiter. “It would be great if there were more social support resources that could be easily tapped into when the need arises. From what we’re seeing, a lack of support networks is one of the worst parts of aging.” ■ ________________________________________

BARBARA CARSS IS THE EDITOR-IN-CHIEF OF CANADIAN PROPERTY MANAGEMENT.

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OPERATIONS & MAINTENANCE

QA &

BEDBUGS BEGONE Discovery by SFU scientists could potentially quell the nightmare of infestations

B

edbug infestations are at an all-time high in municipalities across Canada, and the world for that matter. After decades-long decline, pest control professionals from Victoria to St. John’s, Nfld., and every city in-between have experienced an upswing in the number of bedbug calls since the mid-90s. Today, few (if any) would deny that the country is in the throes of a bedbug renaissance, with no end in sight. The World Health Organization has projected that the parasitic insect will continue to spread worldwide due to increasing international travel, adjustments in pest control tactics (such as the ban on using DDT) and growing insecticide resistance by bedbugs.

Though currently losing the battle against these bloodsuckers, breakthrough research by a team of scientists at British Columbia’s Simon Fraser University (SFU) may help put bedbugs to bed once and for all. Here, biology professor and specialist in chemical communication among insects, Gerhard Gries, and Darryl Ramoutar of Scotts Miracle-Gro, the company working with the SFU scientists to develop an effective and affordable bait-and-trap for detecting and monitoring bedbug infestations, discuss the research project and its revolutionary findings, and the innovative (yet to be released) commercial lure, respectively.

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OPERATIONS & MAINTENANCE

WHY DID YOU DECIDE TO EMBARK ON THIS RESEARCH PROJECT? Gries: Our laboratory studies communication systems in insects. We primarily focus on insects that have economic importance in society, agriculture and forestry. Given the intense resurgence of bedbugs over the last decade and how much pain they inflict on people, both emotionally and physically, it was only a matter of time that our lab began working with these insects to find a way to possibly conquer the bedbug epidemic. So approximately eight years ago, my wife and fellow biologist, Regine, and I (later joined by our colleague, chemist Robert Britton) began searching for the bedbug aggregation pheromone, which could be used to lure and trap bedbugs.

This involved both lab and field experiments and, unfortunately for my wife, feeding the large bedbug colony required for our research.

WHY WAS REGINE SELECTED AS THE HOST? Gries: Regine, for whatever reason, is immune to bedbug bites, suffering only mild redness and swelling of the skin. I, on the other hand, develop a severe rash following a feeding. As a result, she became the unintentional host. I continue to feel bad that I’m unable to help out with the feedings because Regine is still maintaining the colony, enduring thousands of bites per week, so that we can test prototype lures and traps for deployment in infected apartment buildings.

WHAT WERE THE LAB’S FINDINGS? Gries: Our search for the bedbug aggregation pheromone focused on the insect's feces and exoskeleton, which it sheds during growth (moulting). We learned that the bedbug aggregate pheromone is a blend of six “ingredients”: five volatile components (oxygen-, sulfur- or nitrogen-containing compounds) that disseminate and diffuse through the air, luring bedbugs to a shelter; and one less volatile component that induces arrestment behaviour. This sixth component — histamine — is the reason why bedbugs find the presence of shed skin so appealing in a shelter. Once in contact with the histamine, it tells the bedbugs that the shelter is safe (bedbugs only shed their skin where they feel secure) and a host is nearby (bedbugs must feed before they moult).

This aggregation pheromone can be utilized in traps to detect and/or monitor the presence of bedbugs and possibly eradicate small infestations. As a result, there may no longer be the need to use sticky traps for

bedbug capture because the histamine-impregnated shelter will be capable of retaining the bedbugs that have entered. The aggregate pheromone can also be coupled with contact or microbial insecticides in traps to enhance the eradication effort.

HOW WERE THE LAB’S FINDINGS SUBSTANTIATED? Gries: Lab results give you leads but the ultimate answers are only collectable in real-life settings, so we contacted man-

agers of apartment buildings in Metro Vancouver that had bedbug infestations.

They granted us permission to deploy our pheromone traps, which allowed us to collect data over several months. The data clearly showed that pheromone-baited traps were effective in luring bedbugs and retaining them in these shelters. Our field experiments also showed an important and interesting interaction between the airborne components that diffuse through a room and the less volatile arrestment

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OPERATIONS & MAINTENANCE

Bedbugs have a one-year lifespan during which time a female can lay between 200 and 400 eggs depending on food supply and temperature.

component (histamine). Traps that contained histamine alone, or just the five other pheromone components (no histamine), were not as effective at attracting and trapping bedbugs in infested apartments as pheromone-baited traps that contained all six components.

HOW WILL THE BAIT-AND-TRAP SYSTEM BENEFIT BUILDING OWNERS/MANAGERS? Ramoutar: Bedbugs are cryptic insects, preferring to hide in small places and feed while their hosts are asleep. These characteristics make bedbug infestations difficult to recognize, even though detection is key to adequate management.

This trap will take the uncertainty and inconsistency out of bedbug detection, allowing building owners/managers to unequivocally identify the presence of bedbugs in their properties. Its effectiveness has been substantiated through testing of the technology in residential apartments with very light to heavy bedbug infestations.

HOW DOES THE BAIT-AND-TRAP WORK? Ramoutar: Bedbugs prefer to hide in cracks and crevices, common to mattresses, bed frames, furniture and baseboards, where their flat bodies allow them to gain entrance. The technology not only takes advantage of substances which are naturally produced by bedbugs to lure them from their hiding places, but it also is designed to mimic their natural and favoured hiding places, providing added incentive to enter the trap. So through its design and a proprietary combination of ingredients, the trap takes advantage of the insect’s desire for concealment and shelter.

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HOW DOES IT DIFFER FROM WHAT IS CURRENTLY ON THE MARKET? Ramoutar: All of the current baits, traps or detectors on shelf do not truly lure or attract bedbugs. If a bedbug is caught, it is pure luck that the insect walked across a glue or pitfall trap, which is very unreliable.

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SEEING THE LIGHT OF DAY Switching to daytime cleaning makes ‘cents’ for some buildings

BY JOHN TSERTOS

D

ay versus night cleaning is a hot topic once again as property owners and managers try to find ways to make their buildings more efficient and cost-effective. But despite an evolution in thinking regarding the two options, there is still no industry-wide consensus. While most multi-residential and institutional properties have adopted the day cleaning model — the performance of cleaning services during normal business operating hours — many office buildings continue to use traditional nighttime janitorial services, where cleaning is performed before and after the workday.

When debating whether day cleaning is a good fit, building owners/managers should weigh the potential pros and cons of the method. Ultimately, though, the best cleaning time will hinge on the circumstances of the individual property.

These typically include the building type, use, tenant mix and traffic.

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OPERATIONS & MAINTENANCE

A BRIGHT OUTLOOK Proponents of day cleaning often cite reduced energy costs as the key benefit.

When janitorial work is performed at the same time the building is occupied and utilities are already in use, building systems (such as lighting and HVAC) don’t have to be left on at night. Some property owners/ managers that have made the switch from night to day cleaning have reported a reduction in energy costs by four per cent, while others have achieved as much as 14 per cent in energy savings. These savings are, of course, program dependent.

Beyond reduced energy usage and the associated cost advantage, property owners/managers that utilize day cleaning also purport that it provides greater building security at night, which is one of the reasons behind the Canadian government’s adoption of this method at all federally-occupied facilities. Other cited benefits include the potential to earn LEED (Leadership in Energy and Environmental Design) and/or BOMA BEST (Building Environmental Standards) points from the Canada Green Building Council and Building Owners and Managers Association, respectively; reduce tenant complaints; improve cleaning staff morale; and curb cleaning costs. Cleaning in plain sight of those who are directly impacted by the work shows building occupants that janitorial staff are performing their duties. If dissatisfied, they can talk directly to the cleaner as opposed to filing a complaint with building management. As well, by moving cleaning out of the shadows, janitorial staff gain a sense of professionalism and pride that is currently in short supply in their industry. This, in turn, has a positive effect on employee turnover. High turnover rates can lead to lower quality of service, resulting in increased cleaning complaints, and greater costs related to replacing departed employees.

THE OTHER SIDE OF THE DAY When considering the cost of switching to day cleaning, property owners/managers need to think about how it will impact productivity. An occupied building is generally more difficult to clean than an unoccupied space. Janitorial staff will undoubtedly be interrupted more often during their workday routine to accommodate building occupants’ cleaning requests. As a result, certain tasks may be left unfinished. Some type of supplemental cleaning will need to be introduced during off-peak hours to offset time loss. These are periods when most

occupants are not present in the building — either early in the morning or later in the afternoon. During this time, certain janitorial functions will need to be performed, such as floor finishing and deep washroom cleaning, among other important tasks.

Skeptics of day cleaning also cite tenant buy-in and safety as chief concerns.

Building occupants often fear that daytime cleaning tasks, such as noisy vacuuming and trash removal, will be obtrusive.

Then there is the risk of people slipping and tripping on wet floors and over electrical chords, respectively, and inhaling potentially harmful cleaning agent fumes.

While these concerns are legitimate, they are, perhaps, based on a lack of, or misinformation about, the cleaning industry.

For instance, most vacuums used today by janitorial staff are battery-powered and worn as a backpack. These devices are equipped with HEPA (high-efficiency

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particulate air) filters, which trap fine allergen particles, and are designed to have dramatically lower decibel levels when operating. As for strong smelling cleaning agents, the introduction and widespread adoption of EcoLogo certified cleaning products means the days of noxious fumes that may induce respiratory problems, allergic reactions and headaches are virtually a thing of the past.

Probably the most important consideration before making the transition is implementation, which is crucial to the cleaning program’s success. There are various operational issues that need to be addressed beforehand, including labour requirements, scheduling (of employees and around building occupant activities), selecting day-appropriate cleaning agents and equipment, and staff training, among others.

THE HYBRID SOLUTION In situations where property owners/managers find the pros and cons of day cleaning are equally weighted, they may want to consider a hybrid approach. In this model, “light duty” cleaning tasks, such as dusting and vacuuming, are performed during the day, while more labour intensive or “heavy-duty” cleaning functions, including mopping and floor finishing, are performed 10:00 AM during off-peak hours and on weekends, if necessary. This approach addresses day cleaning safety and distraction concerns.

When it comes to tenant buy-in and successful implementation, communication with tenants and custodial staff is really the key. Here, an experienced building service contractor can help develop an effective communications plan to inform and educate building occupants about the changeover to daytime cleaning, in whole or in part, and train the custodial crew. A building service contractor can also assist with preparing a feasibility study to determine whether the switch makes 'cents,' and perform audits to measure the continued cost-effectiveness of the program and ensure productivity and service quality remains at an optimal level. ■ ________________________________________

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OPERATIONS & MAINTENANCE

WRITING IS ON THE WALL

Failure to immediately remove graffiti comes with consequences

BY JOHN KALIMERIS

G

raffiti is a fact of life for commercial building owners and managers in major urban centres. It is almost inevitable that at some point in time every property owner/manager will come faceto-face with an unsolicited tag, whether scribbled, scratched or sprayed illicitly on a wall or other building surface.

This unauthorized “art” is typically the first sign that undesirable people are loitering around a building after normal weekday operating hours and on weekends. What usually follows is garbage, drug paraphernalia, and other forms of vandalism and criminal activity.

If left ignored, as has been done in many large European cities, the graffiti

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will only grow. In Berlin, the graffiti capital of Europe, it has become a stain on not just many historic buildings but society.

What the German city and other European municipalities failed to foresee was that their overall image would be affected.

Graffiti gives the impression that a building isn’t cared for or respected, resulting in loss tenants and/or customers and a potential devaluation of the property.

TAKING AIM AT UNWANTED SCRAWLS Immediate removal of unwanted scrawls is necessary to prevent further tagging and the problems that come with it. In many municipalities, property owners are also required by law to remove the illegal

markings within a specified period of time.

Failure to do so may result in a fine and/ or removal by city workers, with the cost added to the property owner’s tax bill.

While there are various graffiti removal products available in home improvement stores, some of which have proven successful when used on non-porous surfaces, it is best to leave eradication to the professionals. Improper removal can embed graffiti or cause further damage to the property. For instance, power-washing glass can break and crack it, and cleaning brick too aggressively may chip and damage the building material, seriously harming the finish and allowing water to seep through. As well, if a “tagger” is aware a

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The right way to remove graffiti is to make it appear as if it was never on the property. The first step in the removal process is for the abatement expert to assess the surface to be treated (brick, concrete, glass) and the product to be removed (ink, paint, stickers, posters). Digital photos should be taken at this time so that "before" pictures can be compared with “after” images to confirm the quality of the contractor’s work.

The abatement expert will then select the best product and process to eliminate

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FROM GRAFFITI TO ART Toronto property owners who are tired of being victims of graffiti vandalism may qualify for a grant to create an art mural on their building.

The city’s StreetARToronto (StART) support mural program supplies up to $2,000 worth of materials, like spray paint, brushes and rollers, for the art projects. Property owners must hire an artist independently and pay for any other costs related to the project, like equipment rentals or permits, if required.

To be eligible for funding, the applicant must be a private residential or commercial property owner and have received a minimum of one notice of violation for graffiti from the city’s municipal licensing and standards division. The property must also be located within the City of Toronto and the proposed mural wall must be clearly visible from a city street.

Property owners are responsible for maintaining the artwork on their building in good repair, including the removal of any graffiti vandalism, for a period of one year from the completion date of the project.

Launched in 2012, StART is a central feature of Toronto’s graffiti management plan. It is a proactive approach to both eliminating graffiti vandalism and supporting street art that adds character and visual interest to city streets.

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the graffiti. Often, high heat, low-pressure water washing provides the best result for most building surfaces, with the least risk of wearing down the building material and compromising the property’s structural integrity. It is also an environmentally safe tool for graffiti removal. However, each surface is unique so treatment needs to be addressed on a case-by-case basis. For instance, concrete is one of the strongest building materials so it can be washed with a higher pressure.

Once the scrawls have been successfully removed, the contractor may apply a graffiti-resistant coating to protect the building surface from wearing down and/ or making future cleaning easier.

PREVENTING CRIMES OF OPPORTUNITY While the most important step a building owner/manager can take to keep graffiti off their property is to remove it in a timely manner, there are several prevention measures that can reduce the opportunities for tagging. These are based off CPTED (crime prevention through environmental design), a multi-disciplinary approach to deterring criminal behaviour through proper design and effective use of the built environment. “Designing out crime” includes (but is not limited to) clearing sightlines and creating natural surveillance through sufficient lighting, appropriate landscaping, and low-height walls or ‘see-through’ fencing.

Good lighting is one of the most effective crime deterrents. A near-constant level of exterior lighting should be maintained at night, if possible. At the very least, bright motion sensor security lights should be installed in secluded areas.

Landscaping should predominantly include low-growing plants and be properly maintained. Tall shrubs and/or overgrown vegetation are welcome hiding places for criminals. An exception to this is the planting of climbing vines or thick bushes along low-height walls, which can impede undesirables from passing through. ■ ________________________________________ JOHN KALIMERIS IS THE MANAGING DIRECTOR AT GRAFFITI BUFFER. HE HAS BEEN IN THE GRAFFITI REMOVAL BUSINESS SINCE 2001.

JOHN IS ALSO CERTIFIED IN CPTED (CRIME PREVENTION THROUGH ENVIRONMENTAL DESIGN), A PROACTIVE DESIGN PHILOSOPHY THAT CAN HELP REDUCE THE INCIDENCE OF CRIME. HE CAN BE REACHED AT 416-234-9222 OR JOHN@GRAFFITIBUFFER.COM.

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t is important that building owners select the right roof system for their application. After all, a new roof is a substantial investment. As such, it is also important that building owners protect what’s overhead. A roof warranty is a good start, though just one part of preserving this great financial asset.

The best strategy for selecting a roof warranty is to identify one that most closely matches the building’s needs. While warranties vary tremendously, they typically fall into one of three categories: contractor, manufacturer and roofing association.

PRODUCT OPTIONS Contractor warranties should include coverage as set out in the roofing contract.

Generally, coverage is for defects in workmanship and materials for a prescribed

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period of time, often not more than two years. Material defect coverage may be subject to terms set out in the manufacturer’s warranty.

It is arguable that defects in workmanship ought to be apparent within the first two years following completion of a new roof; however, expectations for when latent (hidden or concealed) material defects should become apparent may not be so narrowly defined. Regardless, written notification of any defects often must be provided to the roofing contractor within the liability period.

Manufacturer warranties focus on the roofing materials and may extend for periods of time well in excess of workmanship warranties, sometimes for as long as five or 10 years. As a result, building owners may only be able to recover

material costs under such warranties; labour may be an out-of-pocket expense.

This type of warranty contains limitations and conditions that can significantly change from one manufacturer to another so it should be considered carefully before any contract is executed. Requirements may include: specific roofing details for flashings or other critical roofing components, especially in the case of extended warranties; periodic roof inspections and maintenance by the building owner, and a documented trail of such work; written notification of defects and conditions for settling disputes, such as the name of the city or court where resolution may be sought by the building owner; and the removal and reinstatement of any materials or building components that may interfere with warranty repair work. This require-

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A WARRANTY CANNOT SIMPLY BE PLACED IN A FILE WITH THE EXPECTATION ANY FUTURE ROOF PROBLEMS WILL BE COVERED BY THE CONTRACTUAL AGREEMENT. ment may be onerous in the event the rooftop is covered with a portable communications building, solar panels or related components, for example, so some coordination of lease agreements with warranties should be considered.

Roofing association warranties may simply be standard forms supplied to roofing contractor members that contain conditions and limitations to coverage. Again, the level of service covered and corrective action provided may range significantly from one warranty to another. These documents may limit coverage to leak events only, prohibit claims for incidental damages to buildings or their contents, and exclude coverage if the roof is altered

or damaged in any way, even if the alterations or damage are not the cause of the defect. They may also include a clause that coverage is void or altogether cancelled if the building is used for any other purpose than it was originally designed.

NEUTRAL PARTY EXPERTS A professional roof consultant can play a pivotal role in the selection of an appropriate roof system and warranty. Their knowledge and expertise may be utilized to prepare roofing specifications and tender documents. These typically include the technical requirements for the roofing materials (roof configuration and prescriptive or performance requirements, such as

thermal insulation properties and resistance to wind uplift). They may also include contractual requirements, such as terms of payment, and warranty conditions, including start and end dates and transference of coverage in the event there is a change in building ownership.

Roof consultants also typically provide technical and contractual oversight during the project, and certification that the roof was installed in accordance with both contractual and manufacturer requirements.

The absence of such oversight may reduce or eliminate warranty provisions.

TAKE CARE A warranty is a form of guarantee that a product is free of defects. It accomplishes this by providing written assurance that the product will perform as expected; if not, corrective work will be undertaken.

That being said, a warranty cannot simply be placed in a file with the expectation any future roof problems will be covered by the contractual agreement.

Once a new roof is installed, the building owner/manager should implement a yearly roof inspection program that not only meets their needs but also serves the terms of the warranty. Here again, the building owner/manager should utilize third party oversight, particularly for the roof inspection and ensuing report, as well as the original roofing contractor for any required maintenance work to avoid oversights and breaches of warranty coverage.

If the original contractor is unavailable, the building owner/manager should look for a replacement that is approved by or otherwise acceptable to the consultant and roof materials manufacturer. â– ________________________________________ PAUL BELANGER, P.ENG., IS PRESIDENT OF BEL A NGER ENGINEERING. THE COMPANY HAS PROVIDED CONSULTING ENGINEERING AND CONSTRUCTION OVERSIGHT ON BEHALF OF COMMERCIAL AND RESIDENTIAL BUILDING OWNERS/ MANAGERS FOR MORE THAN 20 YEARS. PAUL CAN BE REACHED AT 905-795-9997.

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