Canadian Property Management - GTA & Beyond by MediaEdge

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. 22 NO. 7 • NOVEMBER 2015

ROOF REPLACEMENT FINANCING OPTIONS OLEDs: NEXT GENERATION LIGHTING FIGHTING ODOURS FROM FIRE

WEATHERING WINTER 10 tips to make it through the coldest, snowiest season

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TABLE OF CONTENTS

CONTENTS COVER STORY

COLD COMFORT

RAISING THE ROOF

10 experts weigh in on how building owners/managers can weather winter months

IN THIS ISSUE

CALM BEFORE THE STORM

LIGHTS OUT

AFTER THE FIRE

Snow, ice management plan relieves winter woes

Customized system provides comfort to Oshawa hospital during electrical shutdown

Removing smoke, soot smell no easy feat

34 44 60

PUSHING THE ENVELOPE Building enclosure commissioning provides quality assurance, peace of mind

BOMA TORONTO PROACTIVE ON BILL 135 Green Energy Act amendments extend energy reporting obligation to private sector

Financing options help ease pain of replacing overhead asset

A BRIGHT FUTURE OLEDs the next step in solid-state lighting technology

VIRTUAL REALITY Cyber doorman revolutionizing security in multi-residential buildings

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EDITOR’S NOTE

GROUP PUBLISHER MELISSA VALENTINI melissav@mediaedge.ca | x248 ASSOCIATE PUBLISHER STEPHANIE PHILBIN stephaniep@mediaedge.ca | x262 EDITOR CLARE TATTERSALL claret@mediaedge.ca

WINTER’S TALE Growing up, winter was one of my favourite seasons. I was always thrilled with the sight of the first heavy snowfall as it meant it was time to take out the old wooden toboggan. My siblings and I would hightail to the nearest hill where we’d spend hours sledding down and running up the slippery slope. Covered in snow, we’d briefly return home to refuel on freshly baked cookies and hot cocoa, and then head back out to pelt each other with snowballs and make snowmen. While I think back fondly on those times, the first major dump of snow no longer excites me. Instead, I feel a sense of dread. It marks the beginning of a long season of shovelling snow, manoeuvring slippery sidewalks, having my driveway plowed-in, scraping ice off my car and longer commutes. For buildings owners/manager, winter brings a unique set of headaches, which forms the foundation of this issue’s feature. In Cold Comfort, we posed 10 frequently asked questions to industry experts to help building owners/managers through the harshest months of the year. As it is important for building owners/managers to be prepared for winter weather, we then look at the need to have a sound snow and ice management plan in place before the season begins in Calm Before the Storm. From here, we turn our attention to the shell that protects a building’s valuable assets. Pushing the Envelope examines the process and value of building envelope (or enclosure) commissioning (pg. 34), while Raising the Roof tackles ways to pay for an unexpected roof replacement (pg. 38). This issue’s secondary theme is energy. Beginning on pg. 42, Lights Out looks at how one Greater Toronto Area-hospital went about managing electrical shutdowns. Then we explore BOMA Toronto's stance on a proposed energy reporting and benchmarking regulation (pg. 44), following which A Bright Future discusses the benefits of OLED technology, as well as its current and prospective lighting applications.

CONTRIBUTING WRITERS

BARBARA CARSS LINDA CECCHETTO MICHAEL HENSEN JAMIE MCKAY PETER Y. NGAI PETER ROBERTS ANDY SANTORO PHILL SEXTON STEVAN VINCI

ADVERTISING SALES SEAN FOLEY seanf@mediaedge.ca | x225 MITCHELL SALTZMAN mitchells@mediaedge.ca | x222 RORY MCENTEE rorym@mediaedge.ca | x232 DANIEL ROSS danielr@mediaedge.ca | x223 PRODUCTION MANAGER RACHEL SELBIE rachels@mediaedge.ca PRODUCTION COORDINATOR KARLEE ROY karleer@mediaedge.ca | x261 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:

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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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THIS MONTH’S ONLINE EXCLUSIVES ALL THE BUZZ

Inside the public hearings on Bill 106 Emotional pleas and sharp criticisms occasionally pierced through positive feedback and suggested amendments at public hearings on Ontario’s proposed Bill 106, the Protecting Condominium Owners Act.

Psychographics are the new demographics for determining office sector success.

FROM THE GREEN BIN

Accessibility, ergonomics and AODA compliance As of this year, anyone who is considering renovating or constructing a public space must meet new building code requirements — namely, new accessibility anthropometrics.

The condominium as workplace Condominiums are communities, and for the managers, security personnel, housekeeping staff and contractors who keep them in good order, they are also workplaces.

Top performers in CivicAction’s smart energy office challenge are honoured at gala event.

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Preventative maintenance programs • Quarterly ﬂoors cleaning and protection Slip & Falls special treatments • Conservative restoration • Re-grouting and patching Grafﬁti removal • Facades cleaning and protection • Concrete treatments & polishing

FEATURE

COLD COMFORT 10 experts weigh in on how building owners/managers can weather winter months

GTA & BEYOND

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FEATURE

QA &

TIP # 1

WHEN IS IT TOO COLD TO PAINT OUTSIDE?

ot long ago, all it took was a slight chill in the air to put a damper on painting productivity, but today’s premium exterior paint products allow for painting in temperatures as low as 4 C. The specific temperature threshold varies by type of paint (latex or alkyd) and also by paint brand, so it is important to read the technical data sheets and/or label information. High humidity and cooler temperatures will affect drying and re-coat times. On average, exterior latex paint requires at least four hours of dry-time between coats, so the temperature should stay relatively constant during this period. Giving more time between re-coats in cooler temperatures is ideal for best performance. When it’s cooler outside, a paint project should ideally begin in mid-morning, after the sun has had time to warm surfaces up but before it gets too strong. Direct sunlight can be an issue, causing paint to dry too quickly resulting in lap marks or even blistering. Before beginning a project, make sure the temperature of the air and the surface to be painted are 4 C or above. If not, painting adhesion can pose a problem. It’s wise to keep an eye to the weather forecast and refrain from painting when precipitation is predicted — rain can ruin a fresh coat of paint. And don’t forget the wind. A blustery day can cause latex paint to dry too

quickly, resulting in inadequate film formation. Moreover, wind can stir up dust and other contaminants that can ruin a paint job. It’s also important not to paint on a day when the temperature is predicted to drop below the minimum of 4 C within the next 12 hours as this will impact the curing process. Regardless of time of year, building owners/managers should keep in mind the following attributes when selecting a quality exterior paint: durability and overall performance; resistance to mould and mildew; resistance to ultraviolet (UV) radiation; ease of application; availability of colours that resist fading; and environmental friendliness. As well, having the proper painting tools will help the project go smoothly. Depending on the type of surface, paint may be applied with a nylon/polyester brush, roller or sprayer. Spray guns cover large areas more quickly than brushes or rollers, and are the most efficient way to paint most large exterior surfaces. Brushing takes considerably longer but is ideal for windows and intricate trim work. Rollers are also excellent tools for painting large areas. They can be used for painting walls, stucco, concrete or any other flat surface. ________________________________________ SHARON GRECH, COLOUR AND DESIGN EXPERT, BENJAMIN MOORE www.REMInetwork.com

FEATURE

TIP #2

QA &

ARE TEMPORARY HEATERS SAFE TO USE WHEN A BUILDING’S MAIN HEATING SYSTEM FAILS?

he short answer is yes. Temporary heat has come a long way in the last 10 years, and heaters are now safer and more efficient than ever. Large spaces, such as warehouses, transportation facilities and sizable openair buildings, can benefit from makeup air heaters. These heaters offer large BTU ratings — up to 4.5 million BTUs — and huge air volume delivery. They use 100 per cent fresh air, which is passed directly over the flame. This process is enclosed within the heater housing and not accessible from the discharge side of the unit. Makeup air heaters also constantly monitor inside, outside and internal temperatures, while saving up to 20 per cent on fuel consumption. They are equipped with multiple high temperature limit switches, a low temperature cut-out switch, low and high pressure gas switches, and an airflow switch, and will shutdown immediately upon any sort of malfunction or if trouble is sensed. These units introduce less than five parts per million (ppm) of carbon dioxide into the spaces they heat. Densely populated properties, such as hospitals and office buildings, require that zero products of combustion be added to the space. This is accomplished via indirect fired heating units. Similar to a home fur-

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nace, the heat source is totally enclosed within a heat exchanger and is equipped with an exhaust stack. This provides the option to draw 100 per cent fresh air, 100 per cent inside air or a blend of both to obtain the desired air exchange inside the building, which greatly improves indoor air quality. These units are equipped with all the same safety features as makeup air heaters. Both makeup air and indirect fired heating systems must sit outside the heated space and require one of three fuel sources — natural gas, propane or diesel. If real estate or fuel supply is unavailable or not preferred, another option is available. Electric heaters come in an array of sizes and electrical requirements. They are more compact and mobile, but don’t offer as many BTUs per unit. While they require large amounts of electricity to run, they can sit inside the heated space and a few models can even sit in outdoor environments, if required. These units are equipped with several high temperature switches, an airflow switch as well as power monitors. Some of the newest heating technology on the market today is flameless heat. A diesel engine is used to power a hydraulic system that creates heat. The heat from the engine exhaust and cooling system is scavenged and mixed with the heat from

the hydraulic process. These types of systems are mainly used in the oil and gas sectors because they eliminate any flame exposure. The only combustion process is within the diesel engine. Open flame or “salamander” heaters are not to be used if a building’s main heating system fails. They are not deemed safe as they add combustion fumes to the space and have an open flame. These systems offer few safety features and are terribly inefficient as well. There are some general guidelines that building owners/managers should follow when looking at interim heating solutions. Temporary heaters should be kept clear of combustible materials, be placed on a level surface away from foot traffic and not left unattended for long periods of time. Only heaters that have all the current safety features should be used. Thermostatically controlled heaters are ideal to avoid energy waste from overheating a building. It’s also advisable that building owners/ managers work with a professional to determine the best size and type of heater for a building and its’ occupants. ________________________________________ DUSTIN HUBERT, RENTAL MANAGER, L.M. TEMPERATURE CONTROL INC./GAL POWER

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ing multiple pumps in parallel. To help realize these savings, Armstrong has developed the Parallel Sensorless Pump Controller. In most instances, payback on a Parallel Sensorless installation is less than six months.* The savings go right to your bottom line â&#x20AC;&#x201D; no other energy retrofit solution comes close.

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FEATURE

QA &

TIP #3

WHY SHOULD BUILDING OWNERS/ MANAGERS MANAGE THEIR USE OF ROCK SALT IN WINTER?

ithout question, rock salt (sodium chloride) is an economical and readily available tool to keep roads, parking lots and pathways clear of snow and ice in winter. It works by preventing or breaking the bond between ice and the pavement, allowing snow and ice to be more easily plowed or shovelled. However, as populations, traffic and infrastructure grow, so does society’s reliance on salt, which isn’t necessarily a good thing. Too much salt can significantly damage buildings, negatively impact drinking water as well as rivers and lakes, contaminate soil, cause damage to vehicles, and poses a threat to vegetation, aquatic life and wildlife. For building owners/managers, salt damages outside structures (bricks, concrete, sidewalks and roadways), doorways and flooring, leading to increased repair and replacement costs. Landscape vegetation (plants, trees and shrubs) can lose its hardiness to the cold and be killed by freezing temperatures and high salt levels. If sodium absorption ratio (SAR) and electrical conductivity levels (ECL) found in soil are above certain government guidelines or standards, the soil may need to be excavated and disposed.

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It is possible to stay safe in winter and minimize the impact of salt. Building owners/managers can keep walkways, sidewalks, driveways, building entrances and pathways clear of snow and ice by shovelling first. For icy patches, a traction aid like kitty litter or sand can be used to reduce the potential to slip. De-icing material should only be sprinkled on icy areas. To prevent future icy buildups, downspouts should be redirected away from walkways and driveways. Unsalted snow should be shovelled to lower areas or onto lawns to direct melting snow away from paved areas. The benefits of utilizing best practices in salt management abound. Economically, building owners/managers will reduce their costs for winter salt management, qualify for insurance premium discounts and curtail infrastructure damage. Environmental advantages include reduced ecological impact and a demonstrated commitment to environmental stewardship. ________________________________________ LEE GOULD, EXECUTIVE DIRECTOR, SMART ABOUT SALT COUNCIL

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FEATURE

QA &

TIP #4

HOW MUCH SNOW IS TOO MUCH FOR A ROOF?

hat is hard to answer because it’s not the depth of the snow but really the weight of the snow that matters. The short engineering answer is there’s too much snow when the design capacity of the roof has been exceeded. However, to the non-engineer who is tasked with maintaining the building, the answer depends on the geographic location of the building, its construction, exposure to its surroundings and whether the number of freeze-thaw cycles experienced during the season has caused ice to form on the building’s roof. In Canada, the structural design of a roof is governed by the loading requirements outlined in the National Building Code or the provincial building code, if one exists. The minimum roof snow design load set out in the building code is based on snowfall observations converted to a snow load as well as geographic location. Therefore, roof snow load requirements vary from region to region. In the Great-

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er Toronto Area (GTA), for example, the ground snow load for downtown Toronto is 18.75 pounds per square foot (psf), whereas it’s 25 psf for North York. Further, the building code requires roof structures to be designed to support a rain load as well. For the GTA, this additional load equals 8.3 psf. The amount of snow that actually accumulates on a roof is dependent on the configuration of the roof (for example, whether it’s sloped), its exposure to wind and the number of rooftop obstructions, such as mechanical units, walls and billboards. A tiered roof or one that is enclosed with a high parapet should be designed to support the snow pileup that will accumulate along the base of the tier or parapet, which could be three times as high as that observed on the main field of the roof. It is generally accepted that snow weighs 19.1 pounds per cubic foot. In the case of the GTA, this translates to a roof snow depth of approximately 12 to 16 inches in

the field of the roof, and increases to 36 to 48 inches along a high parapet or a roof elevation change, depending on the height of the parapet wall/elevation change. The exception to this is when winter has many freeze-thaw cycles. If the snow on the roof melts but can’t drain properly, it can pool and then re-freeze to create ice dams. Since ice has a much greater density than snow, the roof snow load will be greater even if the roof snow depth hasn’t been met. When ice damming is suspected, the roof should be monitored carefully to ensure its capacity has not been exceeded. Signs of stress include unusual sounds from the roof or supporting walls, visible movement of the roof structure, sagging of ceiling, cracking of drywall or plaster, and water leaks that show up after a big snowfall. ________________________________________ PHILIP SARVINIS, P.ENG., MANAGING PRINCIPAL, BUILDING SCIENCE AND RESTORATION PRACTICE, READ JONES CHRISTOFFERSEN LTD.

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FEATURE

QA &

TIP #5

HOW CAN BUILDING OWNERS/ MANAGERS ELIMINATE WINTER WINDOW CONDENSATION?

t’s important to understand what causes winter window condensation before discussing how it can be eliminated. Since the mid-‘70s, changes have been made to building codes to improve the performance of buildings. Greater energy efficiency has been achieved by eliminating (as much as possible) air leakage with higher quality windows and doors, and by sealing up the building envelope. The consequence, however, is outside air is unable to infiltrate the building envelope, which is necessary for exhaust fans to vent out humidity produced by a variety of factors, including plants, humidifiers, aquariums, bathrooms, kitchens and laundry facilities. The result is window condensation, which can block out the view, drip on the floor, create mould problems, and freeze on the glass. Condensation occurs when warm, moist interior air comes into contact with the cool glass surface of a window. Basically, some of the water vapour that can no longer be held by the cooled air is deposited on the glass. Condensation is particularly problematic in colder winter months when windows are kept shut. Window coverings can exacerbate the problem if they

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are tightly closed as this traps the humid air between the window and drapes and/ or shades. Blinds should be raised three inches and California shutters left slightly open to allow for airflow. As the temperature drops, the humidity level inside a building must also decrease in order to prevent foggy windows. Generally, a humidity level of 30 per cent will eliminate most condensation problems. However, in extremely cold weather, building owners/managers should expect some condensation along the bottom edge of even the highest quality window. The best and usually only way to reduce indoor humidity is to install a ventilation system that changes the air four to six times a day. This may seem counterintuitive but outside cold air usually contains less water vapour, so the air exchange will reduce the humidity of inside air. Additional benefits of air exchange include the elimination of moisture problems, such as mould, poor indoor air quality and radon gas. ________________________________________ PHIL SMID, OWNER, FOGFREE WINDOW RESTORATION INC.

FEATURE

TIP #6

QA &

HOW DO HAIL, ICE AND SNOW DAMAGE ROOFS?

any Canadian regions historically have not been affected by hail large enough to damage roofs. In several areas, even when hail occurs, the size and intensity of the storm will not cause widespread damage. However, in some parts of the country, such as Alberta, hail can be large enough to cause damage. For steep-slope systems, damage is dependent on the roof finish. Hail can break tabs and puncture shingles on asphalt shingle roofs. It may also damage the surfacing and, as a result, diminish the longterm performance of the shingles. Slate, clay tile or other similar type products may shatter or suffer damage, depending on the severity of the storm. Visually, the greatest impact may be seen on metal roofs. If hail is large enough, it can dent the metal. However, this will not adversely affect its water-shedding performance. Often seen on large commercial, industrial and institutional buildings, conventional low-slope roofs (where the membrane is on the top surface of the roof assembly) are also subject to hail damage. If the roof membrane is damaged but it is low to moderate, it may go undetected until a visual inspection takes place. Water seepage into the system may occur over long periods of time and cause widespread failure of the

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roof assembly. More severe hailstorms may cause enough damage that it is identified nearly immediately, leading to more urgent repairs. Regardless of type, the age of the roof plays a role in the extent of hail damage. The older the roof, the more brittle the membrane/surfacing and, therefore, the more susceptible it is to damage. Physically, hail damage can be widespread, affecting more than the roof surface, including metal flashings, eaves troughs, gutters, downspouts and equipment such as HVAC units, vents, plastic drain strainers and photovoltaic panels. Most areas of Canada have historically been affected by the accumulation of snow and/or ice. Often, snow accumulates over time on a roof. The building’s internal heat affects the bottom layers of snow, turning it into a heavy slush. Subsequent snowfalls make the accumulation denser. The weight of snow, which depends on its moisture content, poses a greater issue on low-slope roofs. Snow can range from one pound per cubic foot to 21 pounds per cubic foot, with ice weighing in at more than 57 pounds per cubic foot. Damage may include backup of snow behind waterproofing elements or, more serious, stress on the building’s structural components. In low slope commercial buildings, snow

accumulation is a concern. Snowdrifts can quickly develop during windy storms and cause major structural damage, especially when prior snow accumulations have not been removed from the roof. There are recorded instances of snowdrifts large and dense enough that people could walk up the slopes of the drifts from lower to higher roofs 10 to 15 feet above. Although most buildings have greater structural capacity at changes of elevations, many have been modified over the years, with additions that may affect snowdrift locations and, therefore, accumulations in roof areas designed to carry less loads. Ice damage can be quite severe but more importantly it poses a public safety risk. Falling ice from great heights can severely injure or even kill someone. Often, ice formation is a result of heat/air leakage from the interior of a building, especially at interfaces of walls and steepslope roof systems. Ice dams on low-slope roofs can prevent proper roof drainage and cause damage to membrane flashings, both resulting in damage to the building and its contents if water finds its way in. ________________________________________ JEAN-GUY LEVAQUE, SENIOR PRINCIPAL, WSP CANADA INC., AND PRESIDENT, RCI INC.

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FEATURE

QA &

TIP #7

HOW CAN BUILDING OWNERS/MANAGERS AVOID SLIP, TRIP AND FALL CLAIMS?

ith winter weather comes a heightened risk for slip, trip and fall claims. While lawsuits can happen year-round, snow, ice and slush can raise the risks for building owners/managers. Although there is no exact science to avoiding slip, trip and fall claims, the best defence is making sure accidents never happen in the first place. Building owners/managers should also manage their properties as if there’s going to be a lawsuit. They should think about what they will need to prove they took reasonable care to ensure building occupants and guests were safe while on their property. This is essentially what is required under the Occupiers’ Liability Act, keeping in mind that the standard is they acted “reasonably,” not “perfect.” Record keeping of efforts to ensure building occupants and guests are safe will help tremendously. For example, if the building’s entranceway was plowed, shovelled and/or salted after a heavy snowstorm, or a wet floor sign was put up to caution occupants and guests to be

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careful, then this should be documented. In the event that this type of service has been outsourced, an agreement or contract should be in place that specifically details who is responsible for what. Building owners/managers may also want to consider a type of “hold harmless” agreement with their subcontractor, so that if there is a slip, trip and fall lawsuit, the subcontractor will be required to defend and indemnify building ownership/management for any claims that may arise. If someone does report a slip, trip or fall claim, building owners/managers should gather as much information as soon after the incident as possible. For instance, they should take pictures of the area in question and document exactly when they were taken. This will help later on if and when the claimant tries to exaggerate how ‘dangerous’ or ‘hazardous’ the property was when the fall incident occurred. ________________________________________ MOUN A H A NN A , A S SOCI AT E L AW Y ER, REISLER FRANKLIN LLP

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FEATURE

QA &

TIP #8

HOW CAN BUILDING OWNERS/MANAGERS PREVENT FROZEN AND BURST PIPES?

ontemporary (built within the last 60 years) building design keeps potable water piping away from outer walls to prevent the prospect of freezing pipes and the resultant risk of leaks and flooding. A potential peril does exist in vacant buildings, on uninhabited floors or in empty units, though, when the plumbing or hydronic (hot water heating) system has been shut-off or is not in use during severe cold spells. The water, which has been left to stand, can freeze and cause pipes to burst. To prevent this, building owners/managers should periodically check their property’s piping systems. During extreme cold weather, inspections should be conducted frequently — at least once per week and daily in severe conditions. Building owners/managers should also maintain a reasonable temperature (above 7 C) on unoccupied floors or in empty units. If a unit or floor will be vacant for a prolonged period of time, the plumbing or hydronic heat system should be drained. Regardless of whether a building is partially or wholly occupied, building owners/ managers should keep tenants informed

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of severe weather and remind them to take the necessary precautions to avoid the messy and often expensive fallout of frozen pipes. Tenants should set the heat to a minimum of 10 C (if they have the ability to regulate their unit temperature); keep cabinet doors open when the temperature drops to allow the heat from the rest of the unit to keep them warm; and allow faucets to drip slightly. Building owners/managers that suspect pipes are beginning to ice up should let the water run for one minute to remove potential freezing water and replenish pipes with new water. A sign of a potentially frozen pipe is minimal or lack of running water. In the event a frozen pipe is discovered, the water supply should be turned off. Gentle heat can be applied to slowly thaw the affected pipe, though it is best to leave this to a plumber. ________________________________________ RALPH SUPPA, PRESIDENT AND GENERAL MANAGER, CANADIAN INSTITUTE OF PLUMBING & HEATING

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WHAT CAN BUILDING OWNERS/MANAGERS DO TO REDUCE THE INCIDENCE OF SICK BUILDING SYNDROME?

ick building syndrome, also known as SBS, is a general term used to describe a situation in which one or more building occupants exhibit health and comfort-related symptoms that appear to be linked to the amount of time spent in a building. Symptoms include allergies, shortness of breath, chest tightness and other respiratory problems; headaches; dizziness and nausea; sinus congestion, coughing and sneezing; eye, skin, nose and throat dryness and/or irritation; difficulty concentrating and fatigue. They can appear by themselves or in combination with each other, and can vary from one space within the building and occupant to another. Symptoms may also be worse in winter months and northern climates. In most cases, they improve when the occupant(s) leave the building for an extended period of time. The number of complaints related to SBS has increased dramatically since the 1970s,

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when buildings began to be better sealed to optimize energy efficiency. Some researchers speculate the rise of SBS is related to this. Though no specific cause(s) have been found, it is suggested that SBS may be linked to outdoor contaminants brought into the building; contaminants produced indoors and circulated by HVAC (heating, ventilating and air conditioning) systems; and improper conditioning, mixing or control of the air supplied to the building. In many cases, a proper assessment of the building, including the area(s) of concern and those adjacent, the HVAC system serving those spaces, and areas outside the building, is required to solve the problem. To reduce the incidence of SBS, building owners/managers should ensure ample outside air is supplied to occupied building areas; mixed supply air is properly conditioned and filtered; there are no sources of contamination within or

around the buildingâ&#x20AC;&#x2122;s air supply system; an acceptable and consistent temperature and humidity are maintained; the air supply system does not create drafts within office areas; contaminants, such as odours or dusts, are not brought into office areas from outside the building, construction and renovation zones, or other building areas; office areas, hallways, stairwells, and construction and renovation zones maintain the proper pressurization to avoid contaminant infiltration to occupied areas; and glare from the sun, ceiling lights, desk lights or computer screens do not create building occupant discomfort. As well, an ongoing preventive maintenance program should be implemented and maintained. ________________________________________ TONU PETERSOO, SENIOR MANAGER, INDOOR ENVIRONMENTS, AQE INDOOR ENVIRONMENTAL ENGINEERING INC.

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WHAT SHOULD PROPERTY OWNERS/MANAGERS DO IN THE EVENT THEY MUST CLOSE THEIR BUILDINGS DUE TO INCLEMENT WINTER WEATHER?

n the event of extreme cold weather and loss of building heat, property owners/ managers should take immediate action to advise all building occupants of the closure and activate any business continuity procedures related to the closure. They should then ensure the skeleton crew working at the property is familiar with and knows how to implement the building’s cold weather emergency plan. The next step is to tour the spaces affected by loss of building heat and install thermometers in key areas to monitor the temperature. Depending on the outdoor temperature, wind, construction, insulation and building configuration, it may take some time for the inside temperature to drop to near freezing. Wherever possible, indoor temperature should be maintained at or above 5 C. To achieve this, property owners/managers should circulate air to stabilize temperatures near exterior walls, close windows, doors and vents to stop drafts, check all outside dampers and cutback cooling tower fan speeds. Portable heaters should only be used when they can be safely supervised, and where there is adequate ventilation and no combustibles nearby that could ignite.

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Heaters should be UL-listed or FM (Factory Mutual) approved for safety, and manufacturer’s instructions closely followed. Salamander heaters are never to be used. If all efforts to maintain adequate heat fail, property owners/managers should begin to take steps to prevent the freeze-up of all water-filled systems, including mechanical process systems, domestic water piping and fire protection systems, though the latter should be the very last to be shutdown. In any circumstance, torches should not be used to thaw frozen water pipes as steam pressure buildup can cause a dangerous explosion. Idle pumps and compressors, domestic water pipes, instrument pipes, process pipes, boilers, toilet water closets, heaters and coolers should be drained, and domestic water valves and water valves to process lines closed. Any pipes that cannot be drained should be heat traced (with electric wire) and insulated. Condenser lines, tubing and piping should also be drained, blown out and flushed. If and when freezing of sprinkler piping becomes imminent, then it will be necessary to shutdown and drain wet-pipe sprinkler systems. This should only be for a brief period of time. At that point, any

hazardous process equipment still running should be shutdown too. All affected sprinkler and standpipe valves as well as all fire pump water control valves should be closed. Sprinkler systems and fire pump motor jacket(s) should also be drained. It is important to review impairment handling procedures to ensure appropriate precautions are taken to control fire hazards, and to notify the proper authorities and the building’s property insurance underwriter. Tours of the building should be arranged on a daily basis, at a minimum. Hourly tours may be warranted based on the importance of the site. Accumulated snow should be quickly removed from roofs during snowstorms — snow will accumulate significantly faster since the building will not be generating as much heat through the roof as usual. As soon as sufficient building heat returns, fire protection systems should be reactivated and appropriate parties notified that systems have been restored. ________________________________________ MARC LEDUC, SENIOR VICE-PRESIDENT, MARSH RISK CONSULTING

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CALM BEFORE THE Snow, ice management plan relieves winter woes BY PHILL SEXTON

inter brings with it the beauty of the first snowfall but the awe-inspiring event is short-lived. Soon after comes the headache of having to continuously move (and remove) the “white stuff.” There is a way to alleviate the pain, though, but it requires some forethought. Building owners/managers need to work with their snow removal contractor to develop a snow and ice management strategy before winter makes its presence felt. PICTURE OF PRIORITY A basic snow site engineering plan establishes first priority snow clearing areas, which is particularly helpful when responding to heavier storms or blizzard conditions. Plowing priorities include designated parking lots, walkways, sidewalks, building entrances, fire hydrants, emer-

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gency exits and egresses, and pathways to utilities. The plan also identifies safe snow stacking and storage areas. Snow should be piled outside of drivers’ line of sight, and away from handicapped parking spaces, catch basins, manhole covers and areas where it will create drifting issues or it may melt and refreeze. Drainage locations and sensitive waterways or water systems should also be avoided as increased salinity levels from salt might pose an environmental risk. Particular attention should be paid to parking deck drains where flooding can create extreme ice and load conditions. SNOWY CONSEQUENCES An effective snow and ice management strategy also includes a response plan that

addresses not just snowstorms and blizzards but other conditions that may occur as a result of the initial snowfall. These include road closures, which may prevent snow removal vehicles and designated resources from reaching the property; power outages, which cut-off communication and potentially impact the ability of snow removal vehicles to refuel; icy conditions or freezing rain, which may change de-icing materials depending on the weather conditions; and an emergency situation, such as a fire or medical incident, that requires immediate and uninterrupted access to and from the property. CYCLE TIME RATE Planning necessary resources in a snow operation can be very tricky due to the variability of conditions and expectations.

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STORM Building owners/managers need to understand cycle time rate, and the estimated capacity and costs necessary to minimize safety risks. Cycle time rate is simply the amount of time it takes to meet building occupants’ expectations. A typical assumption is that primary lots and walkways will be clear by 7 a.m., assuming that snowfall occurred overnight. If a snowstorm or squall begins at 3 a.m., and produces 10 centimetres of snow over two hours, for example, building owners/managers must have the proper equipment and manpower to cycle through all parking areas and walkways within 1.5 hours, and allow for 15 minutes of de-icing operations, to meet a 7 a.m. “all clear” expectation. SNOW REMOVAL RESOURCES When developing estimates of required resources and costs for a particular site, surface area and time calculations must be made. Typically, a snow removal contractor with an eight to nine-foot plow can clear five centimetres of snow at an average rate of one hour per

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TYPICALLY, A SNOW REMOVAL CONTRACTOR WITH AN EIGHT TO NINE-FOOT PLOW CAN CLEAR FIVE CENTIMETRES OF SNOW AT AN AVERAGE RATE OF ONE HOUR PER ACRE.

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acre, 7.5 centimetres at 1.5 hours per acre and 10 centimetres at two hours per acre. Depending on specific site expectations (related to tolerance levels for accumulation and time of day), a 10-centimetre snowfall may need to be cleared one, two or even three times in one day. CAPACITY PLANNING Building owners/managers can verify the capacity of planned equipment and manpower based on estimated resources using an average five-centimetre cycle time requirement. So, if a snowstorm begins at 3 a.m., and produces five centimetres of snow per hour over a two-hour period, then an eight-acre site will require three trucks with eight to nine-foot plows to complete “all clear” conditions by 7 a.m. Enormous budget variations are often the case for snow removal operations. From a cost standpoint, building owners/ managers benefit when they budget and equip for worst-case scenarios, even when there is only a small chance of a heavy snowstorm or years with little to no snow. Over the course of five to 10 years, the cost of being improperly equipped far exceeds that of always being prepared with the proper capacity of equipment and human resources. READY FOR INSPECTION It is important that building owners/ managers inspect their property after each snow clearing to ascertain whether the snow removal contractor fulfilled their contractual obligation and determine if any damage was caused by the snowfall that requires immediate attention. Heavy snow is known to cause damage to trees, light poles, signage, walkways, curbs and safety bollards. A good contractor will provide a snow removal report that documents and verifies the snow removal process after each visit to the property. The report should include start and end times of the snowstorm, site conditions, weather conditions, amount of accumulation and snow removal services performed. Both the building owner/manager and the contractor should sign-off on each report, which acknowledges the service was satisfactorily rendered and absolves the contractor of any future liability. ■ ________________________________________

PHILL SEXTON IS DIRECTOR OF EDUCATION AND OUTREACH FOR THE SNOW AND ICE MANAGEMENT ASSOCIATION.

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ENVELOPE Building enclosure commissioning provides quality assurance, peace of mind BY STEVAN VINCI & JAMIE MCKAY

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n the current building industry, there is increased focus on achieving aggressive energy efficiency targets, fuelled by local and national industry standards, codes and guidelines. More than ever before, designers and contractors are tasked with delivering higher performing buildings. A critical requirement is to overcome one of the weakest links in energy performance — the building envelope. AN EMERGING TREND In an effort to reduce thermal bridging and air leakage, and improve thermal comfort, the traditional commissioning process (associated with mechanical systems) has been extended to the building envelope. Building envelope (or enclosure) commissioning — simply known as BECx — is an independent third party process dedicated to verifying, documenting and testing the performance of building envelope systems to determine if they comply with the design documents and achieve the specified performance ratings. BECx is not a new concept but it has only recently begun to gain ground as an important element in achieving optimal building performance and a cost-effective method to reduce the risk of future enclosure performance issues. The latter is particularly important since the building envelope represents 10 to 15 per cent of a building’s construction cost today, and approximately 90 per cent of construction defect claims. A LESSON IN VALUE Many requirements in BECx are similar to those used for mechanical commissioning, such as owner’s project requirements, design reviews and field performance verification; however, there are some differences in the focus, timing and delivery. Typically, the traditional commissioning process is focused on factory-assembled systems or equipment that are brought on-site, installed and have the capability of being modified or “fine-tuned” in the field to meet the intended performance. Meanwhile, building envelope assemblies are constructed in the field, comprised of products from different manufacturers and installed by various material subcontractors during all weather conditions. Most of the materials that provide the critical barriers, such as waterproofing, air barrier, and vapour and thermal control, are concealed once envelope construction is complete. At this time, the ability to fine-tune www.REMInetwork.com

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or adjust the performance of the building envelope systems is difficult and limited. This likely explains why small deficiencies or performance issues often go unnoticed for some time, leading to significant and sometimes catastrophic failures. There is no doubt that BECx can be very valuable, so long as it is properly implemented early on in a project by experienced individuals and firms. The BECx process focuses on ensuring all building

envelope systems are planned, designed, installed, tested, operated and maintained to meet the building owner’s expectations. This provides quality assurance, mitigates risk to the building owner, curtails the possibility of costly repairs, and reduces costly change orders during construction and, consequently, delays. PUTTING THE PROCESS INTO PRACTICE BECx is a multi-step process that begins

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with the establishment and documentation of the building owner’s project requirements. From here, there are two fundamental requirements of BECx: review of the design documents for conformance to the performance goals and project requirements; and inspection of the installation, testing to confirm performance and review of operations (to ensure implementation meets set goals and requirements). Each requirement is developed and reviewed during several stages throughout the design and construction process. The single most important component of achieving the performance target is to ensure the building owner’s goals and project requirements are clearly documented. If not, it is virtually impossible to check that performance expectations have been met. As the project design evolves, often the performance criteria must too (either to gain clarity or to meet other building owner requirements, such as cost and schedule). The building owner’s project requirements and the basis of design are typically living documents that should be reviewed on a regular basis to ensure accuracy with any changing priorities or performance goals. CONSULTING IS NOT COMMISSIONING Many projects have a building envelope consultant on the design and/or construction team. While their presence adds value, the extent of their role can vary and may be limited to certain technical issues. The BECx authority, on the other hand, works independently of this team on behalf of the building owner. Their depth of involvement is far greater — the authority must continuously measure the design and construction against the building owner’s expectations — and must begin from a project’s outset. BECx is also a more formal process than building envelope consulting. Guidelines have been developed by various industry organizations, such as ASHRAE (American Society of Heating, Refrigerating and AirConditioning Engineers) and the National Institute of Building Sciences (NIBS), which set out a standard practice for the BECx process. ■ ________________________________________ STEVAN VINCI AND JAMIE MCKAY ARE SENIOR SUSTAINABILITY AND BUILDING SCIENCE SPECIALISTS AT MORRISON HERSHFIELD LTD. THEY CAN BE REACHED AT SVINCI@MORRISONHERSHFIELD.COM AND JMCKAY@MORRISONHERSHFIELD.COM, RESPECTIVELY.

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RAISING

THE ROOF Financing options help ease pain of replacing overhead asset BY MICHAEL HENSEN

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t is inevitable that a roof will require repair or a complete replacement, depending on its age and maintenance record. Replacement typically occurs when a roof has reached the end of its serviceable life and/or it can no longer provide reliable moisture or thermal protection to the building and its occupants. In most cases, failure is detected at an inconvenient time and replacement is rarely planned for prior to its occurrence. Consequently, it is often not in a building’s operating budget. Even condo corporations, which are required to have reserve funds in place to be used for the replacement and non-routine repairs of common elements and building assets, are blindsided by the significant cost of a roof replacement project. With recent rising materials, labour and safety-related costs affecting the roofing industry,

the price of replacement construction can range from $20 to $40 per square foot, largely dependent on accessibility and design difficulty. If a building owner wishes to improve their roof’s function by increasing thermal resistance or implementing an eco-friendly rooftop technology like a vegetative garden or solar panels, those construction costs can easily double. POWER OF PROPERTY EQUITY Building owners whose hands are financially tied should consider refinancing their mortgage, if possible, to raise the necessary funds for the major capital improvement, advises mortgage specialist Greg Playford. “When a mortgage is less than 60 to 65 per cent of value of the property, there is probably an opportunity to increase the

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mortgage up to as much as 75 per cent of the current value and raise the necessary capital for the work,” explains Playford, principal broker at commercial mortgage brokerage and development consultancy, Devonshire Financial, based in London, Ont. “An 85 per cent loan to value is possible if the property is an apartment building and Canada Mortgage and Housing Corp. (CMHC) insurance is utilized.” With current five-year mortgage rates

hovering around 3.5 per cent and longer amortization periods available, Playford says refinancing a mortgage is the best option right now if a building owner needs to borrow money. In cases where a property’s equity is less than desired debt (mortgage plus loan amount), or the mortgage is closed to refinancing, a second mortgage is an option. “Rates are higher — often between eight and 10 per cent — and terms are

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shorter, but a second mortgage can be approved if collateral security or strong guarantees are possible,” notes Playford. BORROWING TO INVEST Condominium corporations are privy to financing opportunities not available to commercial building owners. A number of niche lenders will allow them to borrow funds against their buildings’ common elements and/or cash flow to undertake a capital improvement, says Playford. This may be a more palatable alternative than issuing a special assessment when there is insufficient money in a reserve fund. Landlords of non-profit and co-operative housing can take advantage of CMHC rules that encourage prepayment of closed mortgages and provide underwriting incentives so that much-needed capital repairs can be made, he adds. “Recognizing the aging stock in this sector, new CMHC mortgages with rates as low as two per cent and amortization periods up to 35 years can provide substantial capital to renew or replace all major building components,” says Playford. OFFSETTING COST OF REPLACEMENT With increased funding opportunities and extended amortization terms, it is important that building owners ensure the roof replacement exceeds the life of the payback period of the funds borrowed to finance the work. To offset the cost of the capital improvement project, building owners should consider ways to make their overhead asset more energy-efficient. For instance, adding insulation with a higher R-value will increase thermal resistance and improving membrane detailing will reduce air infiltration. Other opportunities exist to generate revenue from the roof, including leasing rooftop space for electric generating (solar panels or wind turbines) or communications equipment. These revenue streams can be problematic if not properly planned, though, as the required equipment and increased rooftop traffic may compromise the integrity, performance and life expectancy of the roof asset. ■ ________________________________________ MICHAEL HENSEN, P.ENG., IS EXECUTIVE DIRECTOR OF IRC BUILDING SCIENCES GROUP, A CONSULTING FIRM THAT FOCUSES PREDOMINANTLY ON EVALUATION AND REHABILITATION OF COMMERCIAL, INDUSTRIAL, INSTITUTIONAL AND RESIDENTIAL BUILDINGS.

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EMERGENCY PREPAREDNESS

LIGHTS

OUT Customized system provides comfort to Oshawa hospital during electrical shutdown BY ANDY SANTORO

quipment shutdown planning and preparation requires considerable upfront investment and ongoing resources to minimize the potential risk to healthcare facility operations, and staff and patient safety when there is a cessation of electricity. Accurate, up-to-date single-line diagrams and a list of equipment locations are essential to successfully manage this type of event, whether scheduled (for equipment modification or maintenance) or the result of a power failure. THE PROJECT In 2013, Lakeridge Health Oshawa undertook the challenge of generating an overall single-line diagram that incorporated all recent electrical system upgrades and building improvements. The project evolved into the delivery of a complete electrical shutdown management system. The system enables operations personnel to generate a report with critical information on every piece of equipment and the services each provides. Key requirements of the system included: cloud-based architecture for access anywhere, anytime; a simple browser interface for staff without third party software; controlled access for staff, limiting their ability to “view only” or “edit” information; the ability for staff to edit equipment information and locations quick-

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ly and easily from the hospital’s browser; automatic tracking of what was changed, by whom and when; the ability to upload notes, images and files for each piece of equipment; the ability to locate single-line equipment on facility floor plans; the ability to locate equipment through dynamic links from a schematic diagram or equipment list; an editable panel schedule form tied into the database; output shutdown reports in Microsoft Excel, indicating equipment affected from the top-down to the circuit level; and mobile capability.

other facilities in Ontario: William Osler Health System’s Etobicoke General Hospital, London Health Sciences Centre’s University Hospital, and the Ottawa Hospital’s General campus. Because of the simple

protocol, the same system can be used for a variety of building services, including air, gas and medical gas distribution. At Etobicoke General Hospital, it is being implemented for medical gases. ■

____________________________________________________________________________________ ANDY SANTORO, P.ENG., IS PRESIDENT OF SANSYS INC., WHICH PROVIDES UNIQUE, CUSTOMIZED CLOUD-BASED SOLUTIONS FOR HEALTHCARE CONSTRUCTION AND FACILITY MANAGEMENT. HE CAN BE REACHED AT 1-519-852-4705 OR SANTORO@SANSYS.COM.

This article originally appeared in the Summer 2015 issue of Canadian Healthcare Facilities.

THE PROGRAM Electrical equipment, including switchboards, transformers, transfer switches, motor control centres and lighting panels, was verified on-site to generate the computer-aided design (CAD)-based single-line diagram. Attributes such as voltage, type, rating, condition, in-service date, service summary and “fed from” were entered into the system. Using Java code and a database structure, the system was developed to generate connection diagrams on demand. Each equipment block is an active tag that provides selection options, including “show location on floor plan” and “generate isolation report.” The hospital’s floor plans were used as the basis for the equipment tag locations. The CAD floor plans were converted to HTML 5 drawing canvas so they could be used in the browser without special software. The equipment tag can simply be dragged and dropped from the list onto the location of the floor plan. Staff is able to remove or change the location in the browser. When upstream equipment is isolated, the management system provides a list of circuits that are affected by an electrical shutdown. Keyword searches (for example, medical gas alarm or nurse call) in the equipment list identify the panel and circuit supply. Panel schedules can be printed by staff and placed at the panel. THE PROSPECT Lakeridge Health Oshawa is currently in the process of updating panel schedules (through circuit tracing) as well as the forms in the system. The hospital has also added other equipment, such as pumps and fans fed from motor control centres, to determine the mechanical services affected by a shutdown. This electrical shutdown management system is now being implemented at three www.REMInetwork.com

ENERGY MANAGEMENT

BOMA TORONTO

PROACTIVE ON BILL 135 Green Energy Act amendments extend energy reporting obligation to private sector BY BARBARA CARSS

roposed amendments to Ontario's Green Energy Act signal the government's intention to mandate reporting of energy and water consumption in privately owned buildings. Tabled in late October as part of Bill 135, the Energy Statute Law Amendment Act, the legislation additionally includes provisions for verification and disclosure of information, and to ensure that electricity, gas and water utilities provide access to the data that customers need to fulfill their reporting responsibilities. Building owners/managers could also be compelled to prepare conservation and demand management (CDM) plans. More details will follow in a draft regulation to be posted for public review on the provincial Environmental Registry later this fall, and then pass into law 45 days after

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the review period. However, the Building Owners and Managers Association (BOMA) of Greater Toronto is already positioned to offer informed insight, drawing on consultation and collaboration with members and outreach to policy-makers at Queen's Park and Toronto City Hall. The association has released its own analysis and recommendations to help steer provinicial decision makers through the complexities and potential sensitivities of the pending measures. As an early and active CDM proponent, BOMA Toronto strongly supports the philosophy of energy reporting and benchmarking (ERB), but stresses that it must be premised on a fair comparison of properties that encourages continuous improvement rather than shaming weaker performers.

"In order for any ERB policy or regulation to be successful, the governing bodies must understand the various nuances that exist within the commercial real estate industry with respect to the different building types and how those buildings are managed and operated," says Susan Allen, BOMA Toronto's president and chief staff officer. "BOMA Toronto has taken the leadership to work with the Province and City to make sure all such nuances are given due consideration. We would also like to acknowledge the contribution of our board members and our industry task force who represented all the major owners and landlords in the Greater Toronto and Hamilton Area. A project of this scope would simply not be possible without this tremendous level of collaboration."

ENERGY MANAGEMENT

ANTICIPATED ACTION The proposed legislation comes as little surprise. A growing number of jurisdictions in the United States prescribe some form of energy labelling or disclosure of energy consumption for commercial buildings, and the City of Toronto had launched earlier work on requirements of its own before pulling back to align its efforts with the Province. In Ontario, a regulation under the Green Energy Act currently requires public sector entities, including municipalities, school boards, universities and health care facilities, to develop CDM plans and report their annual energy consumption and carbon emissions. The act, which became law in 2009, has always contained flexibility to widen the scope of these activities to "pre-

scribed persons" the Minister of Energy would designate in the future. Bill 135's slate of amendments now give shape to that possibility. The proposed act establishes the Province's authority to make new rules for the private sector, while the pending draft regulation will spell out what's involved in compliance. "BOMA Toronto's ERB policy document represents our industry's position, and it is great to see this unprecedented collaboration between us, the City of Toronto and the Province," says Keith Major, executive vice-president of real estate services at Bentall Kennedy. That document makes several recommendations related to the logistics and practicalities of reporting energy and water consumption, outlining some concerns about how government overseers and/or the general public might misinterpret information. The potential for skewed data also underlies objections to publicly disclosing gross consumption tallies, particularly in the absence of a mechanism to account for differing building uses, occupancy levels and climatic conditions across Ontario's vast breadth. BOMA Toronto advocates an incremental rollout of reporting, beginning with larger office and multi-residential buildings. Using Energy Star Portfolio Manager as the standard metric, it endorses reporting of: energy use by fuel source; energy use intensity stated as equivalent kilowatt-hours per square foot; water use intensity stated as litres per square foot; greenhouse gas (GHG) emissions; Energy Star Portfolio Manager score; and any current green building certifications. "Of all the buildings that are proposed to be covered under this policy, commercial office buildings will pose the least number of challenges," the BOMA document states. "Starting with this building type would ensure that the policy is en-

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acted with the least number of challenges, and would promote wider acceptance by the sector. This would ultimately lead to the greatest success of the policy."

livered directly to tenants that typically have their own meter and accounts with a local distribution company (LDC). Even if the data could be easily obtained, there is no standard acknowledged normalizLACK OF COMPARISON ation formula — in contrast to those that HINDERS DISCLOSURE Energy Star or REALpac (Real Property AsIn enumerating the challenges for the sociation of Canada) benchmarks apply to other building types, industrial and retail enable accurate building-to-building comlandlords would face major obstacles in parisons in the office sector — for these ByrneWright_GTA_November_2015_FINAL.pdf 1 2015-11-06 11:37 AM gaining access to utility data that is de- building types.

Multi-unit residential buildings (MURBs) also tend to defy straightforward comparisons, particularly given the role tenants' behaviour plays in supporting or subverting efforts to conserve. Some buildings have recorded as much as 30 per cent reductions in energy consumption when units are sub-metered for electricity, but Ontario's residential tenancy law requires that landlords get sitting tenants' consent before sub-meters can be installed. A generally higher grade of amenities in the condominium sector also makes comparison of the two tenure types difficult, even if they house relatively the same number of people. "Some MURBs have central air conditioning, while many do not. Some MURBs have pools, fitness centres or retail areas included within the building, all of which result in a higher energy intensity for the building compared to a building without these features," BOMA Toronto states. "In addition, the Ontario (Residential Tenancies Act) makes implementing energy retrofits more challenging than in other asset classes. It is concerning to have mandatory provincial public energy performance disclosure when there is a provincial act that makes implementing energy efficiency measures in this building type more challenging." Thus, BOMA Toronto recommends disclosure of energy and water consumption in the multi-residential sector be restricted to the parties of sales transactions. Even within the office sector, the association counsels discretion in cases of financial distress, vacancy rates above 30 per cent or occupancy of new buildings partway through the year. It also calls for sensitive consideration of both building owners' and tenants' strategic business needs for privacy. Ultimately, as with academic report cards, BOMA Toronto asserts the goal should be to encourage and guide individual participants rather than judgmentally rank them. "While monitoring and tracking of energy use, and benchmarking buildings are low-cost ways to identify buildings that are good candidates for energy audits and retrofits, and are shown to improve building performance over time, there has been no empirical evidence to suggest that publicly disclosing energy performance leads to the same outcome," BOMA's policy document reasons. AVOIDING REDUNDANCIES, AWARDING PERFORMANCE The spectre of compulsory CDM plans is another concern for BOMA Toronto. As

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ENERGY MANAGEMENT

proposed in Bill 135, building owners/ managers could be asked to prepare plans "in accordance with prescribed requirements,” submit them to the Ministry of Energy and possibly make them available to the public — steps, BOMA argues, that would be needlessly redundant for many of its members who already have energy management systems in place, and burdensome for the Ministry itself. "There is no value in expecting landlords to submit copies of their CDM plans or energy assessments as the government has neither the resources to review such submitted materials, nor does it have the resources to ensure such plans are implemented," the policy document states. Likewise, although BOMA Toronto endorses third party professional verification of reported information, it calls on the government to recognize building owners/managers' internal energy management systems and professional engineering staff as credible sources, and suggests the government could maintain quality control through periodic random audits of reported data. While eschewing public shaming, BOMA Toronto sees merit in intervention for persistent weak performers. It recommends ASHRAE Level 2 audits, or an equivalent, be carried out when a building that is at least 50,000 square feet records an Energy Star Portfolio Manager score of less than 50 for three consecutive years. Besides providing landlords with guidance for improvement, this exercise might also be welcomed in cases where tenants contribute to the low scores. "In fairness to the landlord, under such circumstances, the building should be exempt from disclosure if the landlord provides evidence of reasonable efforts to inform the tenants and obtain their energy consumption data," BOMA recommends. At the other end of the scale, commendation should be due for buildings with Energy Star scores of 75 or higher. BOMA suggests they should be recognized as a "top performer" without divulging the actual score. With the thorough policy document in hand, BOMA members and building owners/managers in general will be well positioned to assess and respond to the pending draft regulation. "BOMA Toronto applauds the efforts and the interest shown by the City of Toronto and Province of Ontario in keeping us and our membership fully engaged in

discussions and workshops leading up to the draft ERB regulation," says Allen. "Energy reporting and benchmarking is an important issue facing our industry and we are confident that through BOMA

Toronto's involvement, we will reach a solution that meets everyone's interests," concurs Steven Sorensen, vice-president of operations for Cadillac Fairview Corp.'s Toronto office portfolio. ■

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

The complete text of BOMA Toronto’s mandatory energy reporting and benchmarking policy document can be found at www.bomatoronto.org/resource/resmgr/ERB_Doc/ERB_-_Policy_ Document_Octobe.pdf.

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he solid-state lighting market is presently dominated by inorganic light-emitting diodes (LEDs). As a light source, LEDs have the highest efficacy and longest lifetime. They have now nearly reached cost parity with traditional forms of lighting. A relatively new technology has recently entered the commercial sector, though, which has the potential to expand lighting applications in many of the target lighting markets. Invented in the late 1980s, organic light-emitting diodes (OLEDs) are flat light panels. They are “organic” in that the key functional materials are composed of organic compounds — complex carbon-containing molecules.

OLEDs AND LEDs FACE OFF OLEDs and LEDs are similar in that they are semiconductor light sources. Both are dimmable and when switched on,

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electrons are able to recombine with holes and release energy in the form of photons. Neither luminaire contains mercury or other hazardous materials. This, however, is where the similarities end and differences begin. LEDs come in a tiny chip. They pack a lot of lumens into a focused point source. As such, they can be easily controlled optically. However, because of their high brightness, they need to be kept away from direct view to avoid seeing intense glare. For this reason, diffusers, lenses or reflectors are used as shielding. In LEDs, heat is generated from a very small region, which leads to high temperature and the need for thermal management and heat sinking. OLEDs, on the other hand, are an area source, creating gentle and diffuse light that is calm, soft and comfortable to view, almost as if they were luminous sheets of paper. Without the encumbrance of

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shielding and other optical devices, their ultra slim form — the overall thickness is less than two millimetres — offers excellent visual light quality. Unlike LEDs, heat is dissipated though the entire light-emitting area, so the temperature rise of OLEDs is normally no more than 10 C from its ambient. Even in the absence of any deliberate thermal management, they are cool to the touch. The light emanating from OLEDs is inherently diffused, which is a preferred distribution for many applications. OLED panels are available in various shapes: circular, square and rectangular, as well as multiple sizes. Moreover, OLED panels can be made to be flexible. When it comes to efficacy, OLEDs have advanced tremendously in the last four years. By the end of 2015, they will be at 80 to 100 lumens per watt, depending on the colour quality. A high CRI (colour

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rendering index) OLED panel of 89 is approximately 80 lumens per watt and a nominal CRI OLED panel of 82 is around 100 lumens per watt. As for LEDs, the best chip efficacy of a high CRI LED at 25 C junction temperature is about 120 lumens per watt. A nominal CRI LED is currently approximately 160 lumens per watt. While these comparisons are useful benchmarks, relative performance must be compared on the basis of luminaire efficacy (or efficiency) to get a real sense of what type of lighting is the most efficient for a given application. Overall luminaire efficacy depends on driver and electronic efficiency, and light loss due to thermal and optical factors. For LEDs, the U.S. Department of Energy (DOE) reports that currently there is a 12 per cent light loss due to junction temperature raise and another 11 per cent loss due to optics. With OLEDs, however, there are no additional efficiency losses to consider, as confirmed by the same report. From here, it can be seen that the efficiency of OLEDs comes sufficiently close to that of LEDs for most lighting applications, and their efficacy is expected to continually increase at a fast pace. LIGHTING APPLICATIONS ABOUND One of the most obvious OLED lighting applications is in the areas of sconces, and pathway and decorative lights. For

these applications, the light source itself is celebrated without much ornamental accessories. It provides visual interest and visible information and orientation. And since the OLED panel is just a couple millimetres thick, at most, the overall luminaire can be minimal, compact and lightweight. Secondary optics and heat sinks are not required for OLED panels. For most sconce and marker light applications, the brightness of the OLED is usually less than 2,000 candela per square metre (cd/m2). This drastically increases the lifetime of OLEDs to more than 80,000 hours, making them suitable for 24-7 operations. The minimal luminaire thickness also makes them especially appropriate for satisfying regulatory requirements, such as the Americans with Disabilities Act (ADA). Sconces and marker lights are found in almost every kind of commercial setting, from office buildings and hotels to healthcare facilities and public spaces. OLEDs inherently have a brightness that is calm and comfortable. They can be viewed directly at close proximity without glare and are cool to the touch. OLEDs are also lightweight and thin, and do not require bulky accessories. The combination of these unique features makes them ideal for close-to-user applications. One of OLEDs’ prime applications is task lighting. In fact, because OLEDs

AN INSIDE LOOK An organic light-emitting diode (OLED) panel consists of a substrate (usually glass or plastic), to which very thin layers of different organic materials are added. The first layer (typically indium tin oxide or ITO) is the anode — positively charged electrode — layer, which is transparent to allow light emission. On top is the hole transport layer (HTL) and then the electron transport layer (ETL). In between these two layers, there are other organic materials called dopants that help with light emission and tune the wavelength (for example, colour) of the emitted light.

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are an area source with diffused lighting distribution, they can provide an added layer of volumetric illumination to the immediate space surrounding a task area. The surround layer of light created by OLEDs results in a much more pleasant and inviting environment that enhances clarity, dimensionality and the appearance of space over and beyond what traditional task lighting can offer. When coupled with low ambient lighting for circulation and safety, this “task-surround-ambient” lighting system can deliver effective lighting solutions for offices, libraries and other spaces where superior lighting quality and energy savings are needed. As an extension to task lighting, the same principle can be applied to countertop lighting in reception areas, for example. OLEDs do not emit radiation in the ultraviolet (UV) region, so their shadow-free, warm and gentle glowing light are suitable for other close-to-user applications, such as mirror, shelf and display lighting. One of the most important OLED lighting applications is in general illumination for offices, and other commercial and institutional spaces. With gentle and diffuse light, OLEDs provide not only adequate amount INTOElectronics_GTA_October_2015.indd of illumination for task performance, but also the necessary volumetric illumination to satisfy people’s psychological appetite for brightness. At the same time, OLEDs deliver a glare-free visual environment. From an aesthetic point of view, traditional open space ambient lighting requires that luminaires be laid out in regimented grid-like patterns, such as 10-feet by 10feet or eight-feet by eight-feet, for both visual and illumination uniformities. With OLEDs, lighting panels can be regarded as light tiles, which may be arranged in multiples in any form and shape. This gives a designer complete freedom to create lighting layouts as envisioned by the design intent, both aesthetically and functionally. As a direct consequence of the design freedom, there is another advantage of OLED lighting in the form of application efficiency. Energy-efficient lighting can be achieved not only by efficient light source alone, but also by delivering the right amount of light to where it is needed. Without the restriction of regimented grid-like layouts, OLEDs can place light at points it’s needed most, providing tailored lighting delivery. So, for instance, more OLED panels can be placed for high

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workspace illumination, while walk space in-between would have fewer panels for lower illumination. A recent development in OLED lighting is to integrate a LED into an OLED luminaire. A good example is in the application of a pendant direct-indirect lighting system. Harvesting the strength of a LED creates a highly effective widespread distribution of light for the indirect component, while allowing the OLED to deliver to occupants a soft and comfortable light. This hybrid approach also brings the overall efficiency and cost of the lighting system close to that of a pure LED, but with the added goodness of everything an OLED offers. TIME TO SHINE While OLEDs are still more expensive than LEDs, their costs are coming down precipitously. This is similar to what LEDs experienced a couple years ago. In fact, there are already OLED luminaires in the marketplace that have price points close to that of their LED counterparts — a trend that is expected to continue in the foreseeable future.

OLED technology is still in a fast development stage, with exciting advancements expected to reach its ultimate potential. The lighting industry foresees brighter, larger, better colour, more efficacious and even longer lasting panels. Colour tunable and flexible OLED panels that won’t break when bent are also predicted to be on the horizon. Farther out, it will be possible to have transparent OLEDs. Basically, the OLED panel will be a light source when lit; when not energized, the panel will be see-through and may be used as a window or skylight. From an application standpoint, OLEDs will soon be integrated into walls, ceilings, furniture and appliances. It is even conceivable that OLEDs will be woven into fabrics or carpets. So, while there is no question the future of OLEDs is bright, there’s no time like the present to let OLEDs shine. ■

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ODOUR AND OUT When it comes to odour elimination, fire restoration contractors follow four principles to ensure that no matter the individual’s sensitivity, the stench is stamped out. These are removal, cleaning, recreating conditions and sealing. Whenever possible, the source of the odour should be removed. This may include tear out of building materials and/or disposal of contents that contribute to odour production. The removal of the source is the most important step as it eliminates the odourcausing problem. If removal is not possible, containment becomes necessary and the other principles take on greater importance in the odour elimination process. Cleaning should commence at the site of heaviest contamination and continue until all visible signs of soot are gone. The cleaning of salvageable surfaces removes the potential for odour-causing residue. Methods used will depend on the material and finish and may involve heavy-duty abrasives and/or dry ice/soda blasting. This cleanup process extends to the HVAC system to prevent cross contamination of odour, and contaminants from circulating to unaffected areas of the building. Recreating the conditions of odour penetration, or smoke chasing, is the process of replicating the way the odour travelled through the affected area. This is where specialized equipment and chemicals are often required. Wet (cold) fogging, thermal fogging, ozone or hydroxyl units and pressure spraying allow odour counteractants to penetrate materials, including interior wall cavities, in the same manner the smoke did in order to neutralize it. In some cases, odours may have penetrated structural elements to the degree that it is impossible or impractical to remove them completely. The use of sealants is then required. The charred material is removed and an odour blocking primer applied to prevent odour causing molecules from escaping into the air. The type of sealer depends on the nature of the material and odour source, and degree of penetration into the material. As in any type of emergency property restoration situation, time is of the essence. The sooner the process is started, the less likelihood for secondary damages and the greater possibility the fire restoration contractor will meet the building owners/ managers’ expectations and deliver a successful end product. ■

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PAROSMIA is a change in the normal perception of odours, such as when the smell of something familiar is distorted or when something that normally smells pleasant now smells foul. PHANTOSMIA is the sensation of an odour that isn’t there. OSMOPHOBIA refers to a fear, aversion or psychological hypersensitivity to odours. —National Institute of Deafness and Other Communication Disorders

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one odour for another but to establish early on a reduction and change in odour. This can lead to reduced anxiety and increased confidence that the process will work. The use of powerful or heavily scented masking agents can actually have the opposite affect by introducing another unpleasant odour to the equation. Information obtained from the building occupant on scent likes and dislikes as well as odour tolerances should be gathered to assist in developing an action plan.

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VIRTUAL REALITY Cyber doorman revolutionizing security in multi-residential buildings BY PETER ROBERTS

ighrise condominiums have unique security challenges. Unlike commercial buildings, property managers must balance protecting shared space and private space, while respecting the fact that residents call the building home, so for them it’s personal. Although it’s not the duty of the board of directors to manage the community, it is their responsibility to enforce the rules. To do so, they often lean on their security concierge. This doubling up of services saves

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the board money and provides a sense of security to everyone in the building, but the traditional security concierge’s authority is never absolute — it has respect but isn’t always respected. The Internet is changing this, though, and condo boards now have the option to adopt a virtual presence — a cyber guard, Internet doorman or virtual concierge. Regardless of name, this technology remotely handles the tasks of a conventional concierge as well as provides advanced secur-

ity and access control. It is manned by an off-site live operator who can greet building residents, open doors, order taxis and even accept packages by directing couriers to deposit deliveries into a locked box, which are later opened for final delivery. A virtual concierge can also manage maintenance providers, visitor parking space or identify the culprit who failed to curb their pet from relieving itself on the property, all without abandoning their courteous helpful presence at the front desk.

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THE PERFECT SPY High-resolution cameras are a virtual concierge’s eyes, allowing the live operator to view multiple areas of the building at the same time. There are different types of equipment available, depending on the building’s requirements. Point tilt zoom (PTZ) cameras may be installed in common areas to focus in on a face or activity when detailed attention is required. Infrared cameras may be positioned in an outdoor parking lot where light is low in the evening.

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SAFETY & SECURITY

Two-way communication can be achieved through speakers and microphones to create a personable touch. This virtual presence can help uniformly enforce compliance with condo rules and prevent crime, or at least reduce its incidence. If the off-site operator views a resident smoking in a prohibited area, for example, it has the capability to zoom in on the wrongdoer’s face to provide accurate identification. Depending on given protocol, the operator could either alert the property manager and supply evidence, or directly communicate with the resident to request compliance and convey the infraction has been recorded. In the case of crime, a virtual concierge can screen anyone seeking access to a building and refuse entry. Often, if virtual eyes catch a crime in progress, the suspect will flee the scene when ordered to stop by an operator using a stadium volume voice. A virtual concierge can also speak to occupants as they approach their vehicle in the dark, reminding them that they are not alone. If anyone on the premises appears injured or in jeopardy, the operator can

contact 911 and “stay” with the resident until help arrives.

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BEYOND BENEFITS to its original look Another benefit of the virtual concierge is Graffiti Removal and Prevention • Gum Removal the potential for savings. Most buildings Oil Stain Removal • Sidewalk Cleaning already have some of the equipment a Garage Cleaning • Exterior/Interior Painting virtual concierge needs. A good service provider includes the rest at an hourly rate, often costing 35 per cent less than an onT: 905-836-4578 F: 905-836-6383 C: 416-891-8811 Ecolibrium_GTA_November_2015_FINAL.pdf 1 jeff@majorgraffiti.ca www.majorgraffiti.ca site security concierge. There are also enormous gains in efficiency when the people functioning as concierge work in a well-managed team MajorGraffiti_GTA_November_2015.indd 1 2015-11-04 2:40 PM environment. As well, conflicts between the condo board and occupants are simplified when indisputable video evidence tells the story. ■

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________________________________________ PETER ROBERTS IS A BUSINESS DEVELOPMENT MANAGER AT BIRDSEYE SOLUTIONS INC., WHOSE MISSION IS TO DELIVER PREMIUM SECURITY GUARD AND CONCIERGE SERVICES BY COMBINING PROFESSIONALLY TRAINED AGENTS WITH STATE-OF-THEART TECHNOLOGY. HE CAN BE REACHED AT 1-888-414-6712 OR PROBERTS@BIRDSEYE.CA.

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Office (905) 686-3640 Fax (905) 686-1046 2015-10-23 www.wall.tech.ca info@wall-tech.ca 460 Finley Ave. Ajax Ontario L1S 2E3

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