GTA & Beyond October 2015

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. 6 • OCTOBER 2015

HIDDEN DANGERS OF FLOOD WATER VAWTs: URBAN TURBINES TAKEOFF COMMON ELEMENT CONVERSIONS: HOW TO CASH IN

SHARING SPACES

Short-term rentals causing headaches for condo corporations, apartment landlords

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TABLE OF CONTENTS

CONTENTS COVER STORY

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RISKY BUSINESS

18

OASIS IN THE CONCRETE JUNGLE

Short-term renters pose threat to multiresidential communities

IN THIS ISSUE

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A LIVEABLE TRANSFORMATION

22

SMALL WONDER

Converting condominium common elements into saleable units

Vertical axis wind turbines offer on-site renewable power generation

14 24

THE RAW TRUTH Black water damage must be treated with care, handled quickly

28

CLEARING THE AIR Benefits of regular duct cleaning abound

Green roofs refuge for residents, not pests

STOPPING WINTER IN ITS TRACKS Entrance matting key to keeping elements out

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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

UP IN THE AIR It has been eight years since two twentysomething roommates rented out three airbeds on their San Francisco loft’s living room floor and then cooked their guests breakfast. The would-be entrepreneurs were eager to earn some much-needed cash to help cover the cost of their unaffordable abode. Sharing their space with travellers — particularly, conferencegoers struggling to find a place to stay in the city when hotel vacancies are scarce — seemed like the perfect solution. Less than a year later, the dynamic duo launched roomletting website, www.airbedandbreakfast.com, which was shortly thereafter abbreviated to Airbnb. Still headquartered in the popular tourist destination, the $25 billion valuated venture now boasts more than 2 million listings in 34,000 cities and 190 countries around the world.

Despite its success, Airbnb has received a fair share of negative press, particularly in the last few years. Of recent note, the U.S.-based company made headlines this spring when a Calgary family’s home was trashed by hard-partying renters. Damage was estimated at $75,000. And then there was the Toronto condo owner who happened upon a stranger in her home and subsequently discovered her roommates had listed her room on the online accommodations platform without her consent. This brings us to our own headline. In this issue’s feature story, Risky Business, we look at the risks associated with short-term rentals in multi-residential buildings and ways apartment landlords/condo corporations can protect their most important asset.

We then turn our attention to a growing trend in condominiums — converting common element space into saleable units. A Liveable Transformation explores how a condo corporation can go about achieving this end.

Rounding out this issue is our regular restoration column and Q&A, which look at sewage damage and the ensuing clean up process (pg. 14), and vertical axis wind turbines (pg. 22), respectively. We also address an increasingly common problem these days — pest control on green roofs (pg. 18) — and in preparation for winter, we delve into the importance of duct cleaning (pg. 24) and entrance matting (pg. 28).

CONTRIBUTING WRITERS

JORDAN FOSTER PATRICK GRECO WARREN KLEINER GARY LAPSTRA ALICE SINIA TERRY TRATHEN

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

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GTA cap rate hits new benchmark low The average cap rate in the GTA for the third quarter of 2015 (Q3’15) hit its lowest level in the last 30 years. The cap rate in Q3’15 stood at 3.75 per cent, down from 4.2 per cent in Q2’15 and down almost 50 per cent from the 6.3 per cent posted in Q3’10.

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FEATURE

RISKY BUSIN Short-term renters pose threat to multi-residential communities

BY CLARE TATTERSALL

S

hort-term rental is not a new concept but it has gained traction in recent years thanks to room-letting websites like Airbnb, which connects people who have space to spare with those looking for a place to stay. For many, space-sharing has turned a tidy profit; however, there have been instances when hosts have paid a heavy price for renting out their home to total strangers. And they’re not the only ones. Apartment landlords and condo corporations have been on the hook for damages caused by transient renters.

“Many insurance policies don’t provide coverage (for damage) if the home is used for commercial purposes,” says Steve Kee of the Insurance Bureau of Canada. “If a bathtub overflows while a renter is subletting their apartment and the water infil-

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trates the unit below, for instance, the landlord will have to foot the bill for the damages if (the lessee) doesn’t have insurance.”

At least that was the case up until Oct. 22, when Airbnb announced it was rolling out its Host Protection Insurance program in Canada (and 14 other countries), effective immediately. Launched earlier this year in the U.S., the program affords some protection against temporary tenants. The coverage provides compensation if a guest is injured at a property listed on Airbnb and brings a claim against the landlord or condo corporation. This would apply to a situation where, for example, a guest is injured during a treadmill workout in the apartment building’s gym when the exercise equipment broke. It may also cover damages a guest causes to the building, such as acci-

dental water damage from toilet overflow to the neighbouring apartment below. Liability protection tops out at $1 million per occurrence. The coverage is also subject to a $1 million cap per listing location.

“We (worked) hard to expand this groundbreaking collaboration between Airbnb and insurance companies to other countries around the world,” says Peter Huntingford, a spokesperson for the online accommodation provider.

In Canada, the program is provided through a partnership with a Lloyd’s of London participating insurer.

What the liability insurance doesn’t cover, however, is personal injury to a building resident, caused by a guest.

“The (head) tenant allows a complete stranger to occupy a unit in the building,

FEATURE

INESS (providing it) the opportunity to interact with other residents. The potential for fraud, theft and assault is foreseeable,” says Joe Hoffer, a partner and specialist in residential tenancy law with Cohen Highley LLP. “Where that occurs, the landlord is the easiest target for litigation by tenants who are victims of the (shortterm) renter, especially if the landlord is aware of, or has failed to take measures to address, the Airbnb operation being run in the building.”

Commercial subletting operations also impose a burden on the building community. They result in increased traffic, with “guests” coming and going at all hours of the day and night, which impedes other residents’ “quiet enjoyment” of the property, says Hoffer. More people using

common elements, such as the pool and gym, may also quicken their wear and tear, resulting in an earlier than expected repair or replacement cost to the landlord or condo corporation.

WALKING PAPERS Short-term rentals are illegal in most apartment buildings (due to well-drafted industry leases) so landlords have recourse if they discover this type of activity.

A landlord can serve a notice to terminate tenancy early, or a N5, to the head tenant for breaching the permitted use restrictions in the lease, and exposing the landlord and other building residents to legal liability, says Hoffer. The tenant is given seven days to correct the situation, otherwise the landlord can file

an application with the Landlord and Tenant Board to go to a hearing and seek termination of the tenancy.

“If the tenant complies during the seven-day period, then (the N5) is void,” explains Hoffer. “However, if the tenant starts the operation up again within six months, the landlord can serve a second notice on the same grounds and proceed with an application to evict.”

Alternatively, says Hoffer, the landlord can look to Sec. 234 of the Residential Tenancies Act (RTA), which prohibits tenants from subletting a rental unit for an amount that is greater than the lawful rent.

“Bed and breakfast arrangements are often priced per day or per week so it is likely that the sum charged by the tenant exceeds the lawful rent, in which case a

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FEATURE

tenant’s breach of this section is also a ‘serious’ offence under the RTA.” WEIGHING THE OPTIONS Unlike apartment landlords, condo corporations in Ontario can’t outright ban homeowners from leasing their unit. They can, however, hinder short-term rentals from operating in their building or, at a minimum, control this type of leasing.

“The first thing to do is look at the con-

do’s declaration,” advises Rodrigue Escayola, a partner in the Ottawa office of law firm, Gowlings. “Some declarations contain language limiting the use of units to ‘private single families’ or ‘residential purposes,’ while others prohibit rooming, boarding and transient or hotel-like occupancy.”

If the declaration already contains language that restricts the use and type of occupancy of the unit, then the corporation may be able to deal with short-

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term rentals through normal compliance, says Escayola. If not, the corporation can amend its declaration, though he warns this is not an easy process.

“An amendment requires a very high level of approval by the owners — at least 80 or 90 per cent of the units,” says the condo law specialist who is also a condo owner and board member.

A far easier alternative is for the condo board to adopt a “reasonable” rule — one that complies with the Condominium Act, declaration and bylaws — to regulate the leasing of units, says Escayola. For instance, the rule could prohibit leases of less than three months.

He also suggests condo corporations look into whether their municipality has a bylaw that prohibits, or requires a licence to operate, short-term rentals, and find out if this type of leasing puts their corporation’s insurance at risk. Either case is grounds to prevent short-term rentals.

SECRET OF SUCCESS Success in preventing short-term rentals is dependent on consistent enforcement and compliance of building policies. In the case of condominiums, corporations can often cite Sec. 83 of the Condominium Act to cull the practice in their buildings.

“Section 83 provides that an owner must advise the corporation every time it enters into, renews or terminates a lease of the unit. The owner must also provide the corporation with the lessee’s name, and a copy or summary of the lease,” explains Escayola.

“When there is a new tenant every week, for example, the owner isn’t doing this and it is therefore not complying with the act.”

As with any enforcement and compliance matter, Escayola stresses it is important to properly document the transgression and gather as much evidence as possible before turning it over to the corporation’s lawyer or, in the case of an apartment landlord, approaching the Landlord and Tenant Board. Proactively monitoring short-term rental websites like Airbnb is the most effective way to obtain evidence.

“This is where hosts advertise their units. An added bonus is the guests often rate or comment on their stay, indicating how long they leased the unit,” he says, adding this type of proof is essential.

“It’s going to cost a lot of money to the corporation (or landlord), especially if it goes to court, so it’s important to make sure the process is worthwhile and costs can be recovered.” ■

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TRANSFORMATIO Converting condominium common elements into saleable units

BY WARREN KLEINER & PATRICK GRECO

M

uch of Ontario’s existing condominium stock is beginning to age and many amenities that were popular at the time of construction are no longer on-trend. In need of cash flow to top-up reserve funds or prevent special assessments, there is growing interest among older buildings to convert chronically underutilized common elements into saleable units.

The amenity may be an unused hobby room or a superintendent’s suite that has not housed a superintendent in years. It is important to realize, however, that in the same way that once-popular amenities are no longer the rage, the opposite can be true as well. For example, many condominiums today would love to have extra space for a bike room or perhaps an extra guest suite.

Once a corporation goes through the steps of turning a part of its common elements into a unit and sells it, it is gone forever. Take the example of a superintendent’s suite. Selling it may give the corporation a cash injection but it is a one-time deal. Renting it out may produce greater revenue for the corporation over the long-term, while providing the corporation with flexibility should it see a benefit to converting its use at some point in the future. It is also much easier under

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the Condominium Act to lease a part of a building’s common elements than it is to convert common element space into a saleable unit. To lease, the condominium only has to pass a bylaw, which requires the approval of 50 per cent plus one of the building’s unit owners.

If the decision is made to convert a part of the common elements into a unit, there are different ways to amend the declaration and description of the corporation to create it. One way is with the consent of the owners; the other is by court order, which is an easier process.

SUBDIVISION CONTROL UNDER THE PLANNING ACT If proceeding with the consent of the unit owners, the corporation must take into consideration the Planning Act, as well as zoning and site plan issues.

The basic prohibition under the Planning Act is that a party may not transfer, mortgage or otherwise deal with real property in Ontario where abutting lands are retained, unless the transaction falls within an exception. The subdivision and part lot control provisions of the Planning Act provide that if such a step does not comply with subdivision control provisions set out therein, it does not create or convey an interest in land.

Section 9 of the Condominium Act provides that the subdivision control provisions of the Planning Act do not apply to dealings with whole units and common interests or easements transferred by, or reserved to, the corporation. However, creating new units or severing a part of the common elements does require approval under the Planning Act through a consent application to the committee of adjustment.

There may also be zoning and/or site plan issues that need to be investigated and dealt with if the creation of the new unit will be contrary to the existing zoning or site plan requirements. For example, the common element space that a corporation wants to sell may have been required to comply with minimum standards for amenity space, or the developer may have already built the maximum number of units permissible pursuant to the existing zoning.

To accomplish the contemplated conversion, it may be necessary to obtain a minor variance from the committee of adjustment along with municipal site plan approval.

ALTERING A CORPORATION’S ASSETS The plan to create a new unit is a change in the assets of the corporation.

Consequently, it also requires compliance with Sec. 97 of the Condominium Act, which governs changes. This section

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ION requires that a corporation provide notice to the owners of a proposed change in the assets of the corporation, except if the change falls under an exception.

Owners then have 30 days from receipt of the notice to collect signatures of at least 15 per cent of all unit owners to requisition a meeting of owners to vote on the proposed change. The corporation can proceed with the proposed change as long as it is not voted against at the meeting called pursuant to the requisition.

If the anticipated cost of making the change is in excess of 10 per cent of the annual budgeted expenses of the corporation for the current fiscal year, then the proposed change is deemed a “substantial change” and must be approved by the owners who own two-thirds of the building units. The corporation may also choose to deem any proposed change as a substantial change, which would trigger the same requirement. All expenditures must be considered, including legal and surveying, as well as the costs to physically convert the common element space for purposes of sale.

OBTAINING OWNERS’ CONSENT Once the Planning Act, and zoning and site plan issues have been dealt with, and the requirements of Sec. 97 of the www.REMInetwork.com

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PROFESSIONAL SERVICES

Condominium Act satisfied, the next step is to comply with the procedures set out in the act for amending a condominium corporation’s declaration and description.

Section 107 of the act sets out the procedure for amending a corporation’s declaration and description with the consent of owners. The corporation’s solicitor and an Ontario land surveyor must be engaged to prepare the necessary amendments to the declaration and description.

The building’s board of directors must call a meeting of the owners to consider the amendment. The meeting notice must contain a copy of the proposed amendments and be sent to all unit owners and mortgagees whose names appear in the records of the corporation. Following the meeting, the corporation must obtain written consent from 90 per cent of the unit ownership. Once the sufficient number of written consents are obtained, the amend-

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ments to the declaration and description can be registered in the land registry office, and the new unit will be created. It may take some time for the registry office to create the parcel register for the new unit, thus allowing it to be sold.

AMENDMENT BY COURT ORDER The other way to create a unit out of common element space is by way of a court order. Section 109 of the Condominium Act allows a corporation to make an application to the Ontario Superior Court of Justice for an order amending a declaration or description. The court may make an order to amend the declaration or description if it is satisfied the amendment is necessary or desirable to correct an error or inconsistency that appears in the declaration or description that arises out of carrying out the intention and purpose of the declaration or description. It has been successfully argued before the court that the inconsistency does not have to go back to the original use of the space.

A court can grant an order if the space is used for a different purpose than originally intended or is no longer used for its original intended function. An amenity that is chronically underutilized may fall into this category. The benefit of this mechanism is the court may grant an order amending the declaration or description without the need for any Planning Act, and zoning or site plan compliance. If none of the owners object to the application, it is more likely to be granted by the court.

If proceeding by way of a court order, the corporation should first hold a meeting of owners to discuss the proposed amendment and obtain the owners’ informal approval. The corporation may not want to proceed if owners will object to the application. The corporation will still have to comply with its obligations under the Condominium Act. It may be preferable to hold a vote under Sec. 97 of the act on the basis of a substantial change, and seek the approval of twothirds of the owners. The corporation can then advise the court that it has consulted the owners and they are in agreement with the application. ■ ________________________________________

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RESTORATION

THE

RAW TRUTH

Black water damage must be treated with care, handled quickly

BY JORDAN FOSTER

F

loods cause more damage to homes and businesses than any other natural occurring event. Flooding can occur by seepage or flow through the walls or foundation floor, from surface water sources or by a sanitary or storm sewer backup.

Sewer backup can be caused by a number of factors, including cracked pipes, tree roots, broken pipe joints, plugged floor drains and insufficient system capacity due to residential or commercial growth.

It usually involves sewer pipe blockages in either the municipality’s main sewer lines or in the private sewer service line that the landholder owns and maintains.

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Sewer backup can result in a great deal of damage, precipitating an insurance claim or a major out-of-pocket expense.

It can also introduce harmful bacteria, germs and diseases into a building, which poses a major health risk to occupants.

Accordingly, this flood type, known as black water in the restoration industry, requires immediate proper clean up. The more time that passes, the more difficult and costly it is to control the spread of sewage and repair the resulting damage.

A MESSY JOB Emergency clean up involves many steps to successfully eliminate the potential

impacts of this type of flooding. Everything black water comes in contact with must be considered a threat to public health.

If sewage has backed up, it is imperative that the drain be cleared, and repaired or replaced. This should be completed even if the black water has receded.

The emergency mitigation and restoration contractor should wear personal protective equipment (PPE) during clean up.

PPE includes a Tyvek suit, full-face respirator, heavy gloves and boots.

The contractor will begin by shutting down the main HVAC system for inspection.

It will only be turned back on when this phase of the clean up process is complete

RESTORATION

EVERYTHING BLACK WATER COMES IN CONTACT WITH MUST BE CONSIDERED A THREAT TO PUBLIC HEALTH. ByrneWright_GTA_October_2015_FINAL.pdf

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and a report on the flooded area has been carried out. Air returns and open ductwork in all affected spaces will be covered with plastic and taped. Containment barriers will be constructed using heavy plastic or a tarp-like material to isolate or separate the danger zone from unaffected areas.

Specialized mats will then be laid on the path to the work area.

HEPA (high-efficiency particulate arrestance) air purifier machines (or air scrubbers) will be installed to clean the contaminated air. Air is pulled inside the machine where it passes through filters using the power of a circulating fan. As air moves through each filter, airborne particles are filtered out at a rapid rate, which improves air quality and dust collection.

The machines are typically vented outside to create negative pressure inside the contained or affected area. This ensures contaminated air cannot escape from the negative pressure area to other parts of the building.

Proper dehumidification units will then be installed to help keep the overall humidity down in the contaminated area and start the structural drying process.

Once any standing water and/or raw sewage have been removed, the contractor will start separating contaminated from unaffected materials. Content needs to be dealt with carefully and quickly. Items that have not been affected by black water will be removed and possibly cleaned, following which they’ll be placed in a “clean zone.” All damaged content will be photographed and inventoried before being disposed. Items that are deemed questionable or are of higher value should be separated and appraised at a later time. Electronics, appliances and hot water heaters should be removed and inspected for damage to ensure they are safe for use.

The contractor will then remove contaminated building finishes, beginning with www.REMInetwork.com

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RESTORATION

the flooring. Regardless of flooring type, a sample should be saved for evaluation by a third party, if necessary. Most insurance companies require an evaluation so this step should not be overlooked. Baseboards, doors, framework, drywall and insulation materials will be checked for moisture intrusion using a moisture meter or infrared camera. These tools verify the moisture level, which is recorded or logged to aid in the documentation of the flood.

During the tear out phase, it is standard practice to remove all affected building materials in two-foot increments, providing the water was well below the cut line. This is the minimum height in which the building materials, such as drywall, panelling and trim, must be removed to expose the framing. The standard rule of thumb is to remove materials six to eight inches above the affected area. All materials will then be bagged and removed.

Following this, the contractor will conduct a detailed cleaning. Still wearing PPE, the contractor will use a HEPA vacuum cleaner to effectively remove debris and contaminated dust from the area, including all surfaces that came in contact with building materials. The concrete floor and framework will be aggressively cleaned with detergent, pressure washers and hand scrubbers. Hard surfaces, such as walls and woodwork, will be washed by hand. Once completely cleaned, an antimicrobial spray will be applied to all affected surfaces with a fogging machine or heavy-duty sprayer. This will ensure complete coverage.

Often a hand scrubbing with the antimicrobial is also required and a second spray applied.

Once the area has been disinfected, it is ready to be completely dried. Typically, this process takes three days and involves the careful placement of air movement and dehumidification machines. During this time, the contractor will visit the site multiple times to check the equipment, take readings and document humidity levels. Equipment will be moved about the space to ensure all areas are progressing with drying at a similar rate. Moisture readings will indicate the appropriate time to finally remove the equipment.

NO TIME TO LOSE If the damage is being covered by insurance, the remediation contractor will draw up floor plans and often conduct a site visit with the building owner’s insurance provider during the drying process.

Clear communication with the insurance company typically translates into quick decisions and, ultimately, faster restoration or rebuild times. A good restoration contractor will work to gather all the reports, photographs and documentation to submit a proper invoice and, more importantly, a complete detailed estimate for the restoration or rebuild phase of the loss. Once the estimate is approved, the contractor and property owner can then work on scheduling and reinstating the property to pre-loss condition. ■ ________________________________________ JORDAN FOSTER IS DIRECTOR OF OPERATIONS FOR RESTORATION 1 CANADA. HE HAS MORE THAN 27 YEARS EXPERIENCE IN THE FIELD OF DISASTER RESTORATION AND MITIGATION. JORDAN CAN BE REACHED AT JORDAN@RESTORATION1.CA.

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PEST MANAGEMENT

OASIS IN THE

CONCRETE JUNGLE Green roofs refuge for residents, not pests

BY ALICE SINIA

F

ollowing the trend to “go green,” many property owners/managers are covering their buildings’ roofs (in part or in whole) with growing plants.

Vegetative roofs, also know as green roofs, help reduce stormwater runoff, regulate building temperatures, improve air quality and moderate the urban heat island effect.

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Their aesthetic and social advantages also abound. For instance, they’re prettier to look at than concrete, asphalt or gravel, and they expand the usefulness of a building by providing amenity space, which, subsequently, increases the sense of community. But while green roofs are an incredible engineering feat that has

countless benefits, their lush greenery puts building owners/managers at risk for an invasion of pests.

A PESKY PROBLEM Like people, pests need food, water and shelter to survive, so it is not a surprise that the layers of vegetation and ornamental

PEST MANAGEMENT

plants appeal to them. The types of pests that are attracted to green roofs run the gamut, but the most problematic are rodents, birds and insects.

Rats are excellent climbers and can be extremely destructive. They can chew through irrigation systems, the roof membrane and structural components in search of warmth to create nests. Once rats have burrowed into a building, it is difficult to get rid of them since they are prodigious breeders. A single female can produce four to six litters a year that contain six to eight young each, making it responsible for up to 40 new rodents. Rats can also carry a number of pathogens, which can be transmitted through physical contact, bites, by contamination or by fleas that are feeding on them.

Green roofs provide an attractive habitat to birds, particularly pigeons and sparrows. While this contributes to bird conservation in urban areas, birds can cause great damage as their acid droppings are corrosive to many building materials. Their droppings also pose a health hazard as they have been associated with a number of diseases.

Insects, such as caterpillars, aphids, beetles, ants, bees, hornets and wasps, are typically the biggest group of unwanted guests. Insects can harm green roof plants by feeding on them and pose a risk to people. Insect bites and stings can be painful, and are of particular concern to those who have allergies and may require medical attention.

WARNING SIGNS The roof is easily forgotten during scheduled building maintenance inspections but it is a crucial part of any maintenance routine. The building owner/manager should make it a habit to visit the green roof at least once a month to make sure vegetation is in good health and there are no signs of pest infestation. The same methods used to look for insects and animals in building grounds can be applied to a green roof. Signs of pest activity include rodent droppings, gnaw marks, rub markings, live or dead pests, burrowing, nests and any plant damage.

AN OUNCE OF PREVENTION The most effective way to prevent pest infestation is to have an integrated pest management program in place. Such a program is proactive rather than reactive, employing pest control strategies that

have minimal environmental impact.

The property owner/manager should speak with their pest management professional about which pests are attracted to vegetation. It is then prudent to check with the building’s landscaping contractor to see if a plan is in place to reduce the likelihood of pest infestation. It may include not planting fleshy fruiting plants, overly dense shrubs or brightly coloured plants, and keeping mulch levels to a minimum.

Any plants that are planted should be routinely monitored for pests.

Gaps, cracks or holes around doors, pipes and fixtures should be sealed, and missing or torn ventilation screens replaced to prevent pests from entering the building.

Leaks and excess moisture sources should also be repaired as soon as possible as the damage it can cause may be attractive to pests. For instance, ants like to nest in decaying or moisture-damaged wood.

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ALL THE BUZZ Bees are often unwanted guests on green roofs but some hotels are encouraging them to check-in.

Most recently, the Shangri-La Toronto introduced a bee wall installation on its third-floor garden terrace. Developed in partnership with iconic Canadian jeweller, Birks, and Alvéole, a Montreal-based organization that promotes and assists with beehive installation, maintenance and honey extraction, the honeybee hotel will help give the pollinator population a much needed boost. It will also provide the hotel with local and sustainable honey for use in its culinary creations.

The Shangri-La’s new bee wall is made of wax the bees secrete themselves. It contains approximately 50,000 honeybees, and is anticipated to yield approximately 20 kilograms of honey by winter.

Since 2006, honeybees have been hit hard by the mysterious colony collapse disorder — the seemingly spontaneous abandonment of a hive by adult honeybees, resulting in sudden colony death. The Natural Resources Defense Council reports that these critical pollinators are dying at some of the highest rates ever recorded.

Forty-two per cent of U.S. bee colonies have already collapsed this year, well above the average 31 per cent that have been dying each winter for nearly a decade.

NationalElevator_GTA_March_2015_FINAL.pdf

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If the green roof has a water feature, such as a pond or fountain, it is important that the property owner/manager ensure water is circulated frequently. Mosquitoes will not lay eggs in water that is regularly flowing as larvae can only survive in stagnant water.

The property owner/manager should also be mindful of not overwatering their vegetative roof as ponding water can easily become a breeding ground for mosquitoes. Pooling of water may also occur if the green roof’s irrigation system is not working properly. Damaged sprinkler lines or heads should be replaced to prevent this from occurring.

Lidded trash receptacles should be placed on the roof if accessible to the public. To make them less attractive havens for pests, containers should be tightly sealed at all times and emptied regularly. ■ ________________________________________ ALICE SINIA, PH.D., IS THE RESIDENT IS THE RESIDENT ENTOMOLOGIST, REGULATORY/LAB SERVICES, FOR ORKIN CANADA. SHE CAN BE REACHED AT ASINIA@ORKINCANADA.COM.

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ind energy offers both economic and environmental benefits — it is emissions-free and renewable, and the fuel itself is free, local and will never fluctuate in cost — so it’s no wonder vertical axis wind turbines (VAWTs) have been gaining popularity. Smaller than their horizontal cousins, modern VAWTs allow commercial building owners to generate a portion or all of their property’s energy from the wind. Here, Nick Blitterswyk, CEO of renewable energy provider, UGE International Ltd., weighs in on the compact alternative to horizontal axis wind turbines (HAWTs), which is providing the next generation of sustainable alternative energy.

WHAT IS A VERTICAL AXIS WIND TURBINE? A wind turbine is designed to produce energy across a wide range of wind speeds and conditions. A VAWT goes one step further, harnessing winds from all directions simultaneously.

HOW DOES IT WORK? Similar to the way an airplane flies, a VAWT uses lift force generated by wind to produce electricity. As wind crosses the path of the turbine, the lift force turns the blades to spin. As they turn, the blades spin a generator, which captures the energy.

ON AVERAGE, HOW MUCH ENERGY CAN A VERTICAL AXIS WIND TURBINE GENERATE PER YEAR? The output of a particular wind turbine is dependent on its size, location and the local wind resources at the site.

HOW DO VERTICAL AXIS WIND TURBINES STACK UP TO HORIZONTAL AXIS WIND TURBINES? Both VAWTs and HAWTs perform best in areas where the wind comes from

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one direction in a smooth, controlled manner. However, sites where the wind comes only from one direction are typically located away from places where customers want to consume energy. As HAWTs must be accurately positioned into the wind to generate electricity, they are most commonly used in larger, utility scale applications (like on wind farms) where they can be installed to appropriately capture the resource at greater heights. VAWTs do not need to be installed at the higher altitude HAWTs require, since they can take wind from any direction. This makes them ideal

for producing energy on-site, in smaller spaces and urban areas.

Also, due to their low rotations per minute, VAWTs make significantly less noise than HAWTs, which makes them more suitable for installation near buildings.

WHERE CAN A VERTICAL AXIS WIND TURBINE BE INSTALLED? A VAWT can be installed in both urban and suburban areas, and are ideal for commercial customers in areas with lots of wind.

Building owners may be interested in a VAWT because of its low “energy density” compared to solar, meaning it takes up

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less physical space per unit of energy produced. Apartment buildings, retailers, commercial/office buildings and sports stadiums are all candidates for VAWTs. For set-up time, turbine installation can be completed very quickly — often within a single day.

ARE THERE ANY SITE REQUIREMENTS FOR INSTALLATION? VAWTS have a more compact footprint than HAWTs and, therefore, have greater installation flexibility.

The first thing to consider for placement of a VAWT is local wind speed as wind varies greatly on a small scale. Higher wind speeds result in much higher power production rates. For example, doubling the average wind speed would provide eighttimes more power. Small wind systems are ideal for use in areas with wind speeds of at least 11.2 mph.

The next step is to determine the best placement on the property. VAWTs can be placed at the corner of a property, atop towers from the ground or on roofs.

However, rooftop installation depends on many factors and only a structural engineer can determine whether the roof can hold up to the cyclical loads and vibrations of a VAWT. Finally, it is important to make sure the turbine is clear from any obstructions.

Obstacles will negatively impact the performance of the VAWT, so it is imperative to position it away from or above all nearby obstacles.

WHAT ARE THE MAINTENANCE REQUIREMENTS? Maintenance is fairly easy. A VAWT requires servicing only about once a year from a wind turbine professional. The contractor will check the power electronics, ensure bolts are tight and confirm that no external damage has occurred. ■

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CLEARING THE AIR Benefits of regular duct cleaning abound

BY GARY LAPSTRA

S

imilar to many businesses today, building owners/managers are working in an environment where minimizing costs and maximizing profitability are essential to staying afloat. As a result, maintenance items are often delayed because the consequences are usually longer term.

In the case of ductwork, most is hidden behind walls and ceilings and inside residents’ suites, so it is often forgotten unless someone complains about the indoor air quality (IAQ) or the building’s heating, ventilation and air conditioning (HVAC) system breaks down. The result is that, without the benefit of regular maintenance, IAQ will deteriorate and energy costs will increase with time.

Indoor air pollution is now listed by the Environmental Protection Agency as a serious environmental threat. Studies indicate that levels of indoor air pollutants may be significantly higher than outdoor levels.

Since most people spend up to 90 per cent

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of their time inside, these indoor air pollutants are believed to contribute to numerous serious health concerns, including the growing incidence of asthma and allergies.

A WORTHWHILE INVESTMENT HVAC systems in multi-residential and commercial buildings require a significant amount of energy. In small commercial buildings, it is estimated that 30 per cent of total energy is consumed by the HVAC system, while large buildings can consume up to 50 per cent of total energy usage.

Ironically, heating and cooling systems tend to be very poorly maintained. These systems, which are used virtually every day of the year, can become heavily contaminated with dirt, dust, animal dander, and more.

HVAC systems in even brand new buildings can be heavily contaminated.

Contaminated heating and cooling systems can be problematic for occupants because they contribute to poor IAQ in the

form of increased airborne particulates and reduced comfort. Contaminated systems are also prone to increased frequency of mechanical failure and higher energy costs.

Airflow is extremely important when it comes to having a productive and energyefficient heating and cooling system.

Increased airflow equates to better performance. When a system becomes contaminated, airflow is reduced. Dirty filters, clogged coils, fouled blowers and other components all impede airflow and lead to increased equipment maintenance costs and higher energy consumption.

The solution is to have the HVAC system professionally cleaned. This entails not only cleaning the ductwork but also the vents, registers, blowers and coils, among other components. In other words, all the surfaces within the system exposed to airflow. This standard of cleaning is an important aspect of keeping the system operating at peak efficiency.

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11:39 AM

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MAINTENANCE

The National Air Duct Cleaners Association (NADCA) reports that cleaning even a lightly contaminated HVAC system can produce substantial energy savings. According to a 2008 study, cleaning a lightly contaminated system provides, on average, an 11 per cent savings of the energy used for heating and air conditioning. While not yet confirmed, cleaning a heavily contaminated system is expected to produce even greater savings. These findings are based on the complete cleaning of an HVAC system in accordance with the association’s ACR (Assessment, Cleaning and Restoration) 2006 standard, which includes not only cleaning the ductwork but also grills, diffusers, coils, blowers and other duct system components, as well as changing the filters.

In addition to these savings, building owners/managers can benefit from improved IAQ, reduced maintenance costs and extended life expectancy of the heating and cooling system.

RIGHT ON SCHEDULE The frequency of air duct cleaning will vary depending on the type of system, usage, its size and location. However, it is recommended that an air duct system be cleaned on a regular basis using the following minimum intervals as a guide: office and other commercial HVAC every three to five years; hallway makeup air and common areas every three to five years; in-suite kitchen and bathroom exhausts every five to seven years; in-suite dryer exhausts every two to three years; insuite HVAC every three to five years; and laundry room dryer exhaust every six to 12 months.

In addition, NADCA recommends all duct systems be inspected regularly.

The association suggests an inspection interval of once per year for commercial, industrial and healthcare facilities, and once every two years for multi-residential ducts. However, it is recommend that

multi-residential air handling units be inspected annually.

CLEANING DAY During cleaning, the entire HVAC system is placed under continuous negative pressure using large portable HEPA (high-efficiency particulate arrestance) vacuums or truck-powered systems. Various cleaning tools, such as brushes and air snakes, operated by compressed air are inserted into the ductwork to scour and dislodge the dust and other contaminants. As the contaminants become airborne, they are collected in the vacuums and eventually removed from the building and disposed. Other components, such as grills, diffusers, coils and blowers, are hand vacuumed and/or washed.

Once the process is complete, the system is inspected to ensure all components have been properly cleaned. The blower is then turned on to confirm everything is operating properly. ■

________________________________________________________________________________________________________________________________ GARY LAPSTRA IS THE OWNER OF ONTARIO DUCT CLEANING’S TORONTO OPERATION, WHICH SERVICES THE RESIDENTIAL, COMMERCIAL AND INDUSTRIAL MARKETS. HE IS A NATIONAL AIR DUCT CLEANING ASSOCIATION (NADCA) REPRESENTATIVE FOR ALL OF CANADA, EXCLUDING QUEBEC, AND IS CERTIFIED AS AN AIR SYSTEMS CLEANING SPECIALIST (ASCS) AND VENTILATION SYSTEM MOULD REMEDIATOR (VSMR).

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MAINTENANCE

STOPPING WINTER IN ITS TRACKS Entrance matting key to keeping elements out

BY TERRY TRATHEN

A

properly designed matting system is the most effective and economical way to control the flow of dirt and moisture into a building. Typically, more than 80 per cent of the dirt found in a building tracks in through pedestrian doors. According to a study by worldwide cleaning association, ISSA, it costs approximately $500 to remove one pound of dirt from a commercial facility. Over the course of a year, 200 people entering and exiting a building five days per week will track in more than 65 pounds of dirt. The dirt deposited by these people alone will cost a property owner/manager at least $32,500 annually to remove.

PRIDE OF PERKS An efficient moisture-absorbent matting system that stops soil at the door has a ripple effect. Indoor air quality will improve since dirt and dust particles can’t spread throughout the building. The risk of slips, trips and falls — the second most

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costly occupational injury, according to the Liberty Mutual Workplace Safety Index — will be reduced.

MAXIMUM EFFECT The optimal entrance matting system is composed of three styles of mats. Each style is designed to capture a different type of debris, ensuring the entire system prevents the maximum amount of dirt from entering a building. Scraper mats are used just outside the entryway. They remove and trap coarse debris, such as gravel and ice melt pellets. Just inside the doorway, wiper/scraper mats capture sand and snow. Wiper mats are placed inside the building to remove fine dust and any remaining moisture.

LENGTH MATTERS The cleaning effectiveness of a mat correlates directly to the number of steps people take on it. Because few people stop to actively wipe their feet, the mat needs to be long enough for people to walk-off dirt and moisture, and sufficiently robust to hold the volume of debris generated by foot traffic between cleanings. A low-traffic entrance needs at least 12 to 15 feet of proper matting. Higher traffic entrances attract more soil and require longer walk-off mats.

TAKE CARE A mat is a debris-sponge, and even the best sponge will only hold so much. Once a mat is saturated, it is no longer able to trap debris.

Typically, vacuuming and seasonal extraction is enough to maintain a matting system’s effectiveness. However, the frequency of maintenance depends on the amount of dirt, the volume of traffic entering the building and the source of the traffic. If traffic comes from a street entrance, for instance, there will be higher levels of dirt and moisture than if it comes from a parking garage. Also, a small 24hour entrance may see more traffic than a larger eight-hour entrance.

RENT OR OWN The dilemma many building owners/managers grapple with is whether it is more cost-effective to rent mats or to purchase them outright. If the building employs onsite janitorial staff or a cleaning contractor, then it is often better to own than rent.

However, if there is no on-site maintenance, then it may be simpler to rent since mats require regular cleaning. ■ ________________________________________ TERRY TRATHEN IS THE PITT MEADOWS, B.C., BRANCH MANAGER FOR EDGEWOOD MATTING LTD. EDGEWOOD MATTING IS THE LARGEST FULLY STOCKED, WHOLESALE DISTRIBUTOR OF FLOOR MATTING PRODUCTS IN CANADA. THE COMPANY OFFERS A FULL RANGE OF PRODUCTS, INCLUDING RESIDENTIAL, COMMERCIAL, INDUSTRIAL AND FITNESS MATTING.

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Join BOMA Toronto today and become a member of our leading Real Estate network!

BOMA Network

• We provide our members with the opportunity to foster long-term relationships with the most influential commercial real estate owners and managers, industry influencers and government officials and the ability to communicate, collaborate and share information with them.

BOMA Professional BOMA Toronto brings real value as our industry catalyst for the continuing improvement in education, environmental quality, property-management skills and in developing standards for building excellence.

William F. Braun, Northam Realty Advisors Limited – General Manager, Bell Trinity Square – 2011 TOBY and Earth Award Winner

• Attend complimentary webinars, seminars and breakfast sessions where you will learn from top industry experts.

• Get behind the scenes look at how the GTA’s best-managed buildings are operated.

• Discover new opportunities for energy efficiency and have access to forward thinking innovations.

• Obtain your CPD through our education sessions and build your credentials in the industry through BOMI.

BOMA Building

• Learn how BOMA recognizes Building Management Best Practices through programs, certifications, and awards.

• Celebrate your success on the local, national and international stage.

• New Awards Addition: Shopping Centre category now qualifies for The Outstanding Building of the Year (TOBY) award on the international level.

BOMA Voice

• Participate in committees and help us protect the interest of our members on important policy issues.

• We drive value though proactive advocacy on critical industry issues.

BOMA Toronto has launched a new Young Professionals category (under 35 years) for the industry’s emerging leaders. We are helping to shape the next generation of real estate professionals and managers.

BOMA Toronto 2015 Corporate Partners

INDUSTRY MEDIA PARTNER:

www.bomatoronto.org · info@bomatoronto.org · 416-596-8065