Early Spring 2024

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17 Inside Storey

Climate change has triggered more violent weather, which is raining on your insurance premiums.

Who Will Answer the Call?

Public sector staffing issues are interfering with lines of communication

P37

The Path to Carbon Neutral Top builders share their directions to sustainable construction

EARLY SPRING 2024

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A new study confirm NIMBY politics, a refrigerating revolution from Whirlpool, Freed unveils a stunning hotel & residences project,

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EDITOR

Ted McIntyre ted@laureloak.ca

ART DIRECTOR

Ian Sullivan Cant

CONTRIBUTORS

Tracy Hanes

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Cindy Kaye, ext. 232 cindy@laureloak.ca

PUBLISHER

Sheryl Humphreys, ext. 245 sheryl@laureloak.ca

PRESIDENT Wayne Narciso

PUBLISHED BY Laurel Oak Marketing Ltd. laureloak.ca ohba.ca

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C A NADIAN PUBLICATION MAIL

AGREEMENT NO. 42011539

ISSN No. 1182-1345

ASSOCIATION NEWS

OHBA news, views and events

Value for Your Dollar

OHBA membership fees need to increase to support government relations, and here are the reasons why

BY TED M c INTYRE

Soliciting your membership for an increase in annual dues is never a simple task. And when the economy remains uncertain, it can be a challenge. But sometimes, the principle necessitates a generational debate to ensure the association’s long-term relevance in an ever-increasing crowded government relations space. This is such a time for OHBA’s Interim CEO, Neil Rodgers.

Rodgers and President Dave Depencier are engaging in consultation with local chapters to discuss the association’s proposed membership fee increase, and the

timing is critical, Rodgers says. “Our Executive Committee believes we’re at a watershed moment in the history of OHBA, and we need more resources not only to maintain our presence in the government relations arena at Queens Park but also to step it up.

“One of our strategic areas of focus is to demonstrate to the provincial government that OHBA is the authority for information and solutions on emerging housing, land development, and residential construction policy and legislation,” Rodgers says. “That has always been our mission and

strength. But the issues are becoming more complex, which requires advanced advocacy tactics and evidence-based research. And to do that, you need the proper resources.”

OHBA’s budget for government relations is not commensurate with its economic clout, Rodgers notes. “We are one of the largest industries in this province, accounting for more than $85 billion in economic investment, but our annual budget does not reflect that. We need to modernize our fee structure to ensure that the association has sufficient resources to meet the demands of government relations and advocacy in the housing industry in every corner of the province. Without effective government relations, research and communications campaigns, we can’t continue to punch above our weight.”

The reality is that there are more plates at the table, Rodgers notes. “Other associations have entered the housing supply, building code and construction space because of well-financed advocacy budgets. Why? Because housing matters to all Ontarians! It’s talked about in dining rooms, in coffee shops, in hockey arenas. It’s important to everyone. Even if we’re working in collaboration with many of those other organizations, OHBA needs to have a greater presence at that table—not merely to represent the interest of all our members to our fullest ability, but to carry our weight in collective advocacy for this industry.”If you’re not already in the trenches, it’s difficult to appreciate the level of advocacy OHBA carries out on behalf of its residential construction and renovation industry members, presenting at Provincial Standing Committee hearings, engaging in high-powered discussions with cabinet ministers, MPPs and ministry officials, and preparing essential research to support its objectives, among a myriad of other activities.

The return on investment for OHBA members is substantial—much more than most realize. Consider the Pandemic alone—the influence OHBA

ASSOCIATION

carried in teaming up with other major stakeholders to demonstrate to the provincial government that residential construction was an essential service. It’s hard to calculate what getting back to work even a single day earlier meant to businesses across the industry, much less potentially weeks or months.

But what has OHBA done for you lately, you might ask? “The province was going to permit Ontario One Call to charge for utility fee locates,” Rodgers begins. “Every lot, every subdivision plan—even renovations if you’re excavating for a basement or an addition—must identify for all utilities. That could have been $200 to $400 per lot, per call. And there are several calls per project in a construction cycle.

That’s $600, $1,200, $3,600…potentially tens of thousands of dollars, depending on the scale of your project. We lobbied the government with our industry partners and said, ‘Not on our watch! We’ve never had to pay for locates.’ And they backed down.

“And there’s the savings on community benefit charges, which are now payable based on only the value of land proposed for new development and not the entire parcel. Parkland dedication rates have been capped,” continues Rodgers, who is just getting warmed up. And this Ontario Energy Board decision that we and Enbridge are fighting has consequential financial impacts affecting builders across Ontario. We intend to spearhead a campaign with MMAH to address the proliferation of municipal green development standards, which are causing significant delays in planning approvals, not to mention increased construction costs. I can give you a number of other examples that have saved our builder, developer and renovator members at least tens of thousands of dollars each over the past year. All these issues—and the benefits we’ve derived from them—apply to both large and small locals!”

The proposed fee model is not just about preparing for current challenges, but to ensure resiliency. “It’s like building a home,” Rodgers says. “You want something sturdy and reliable that can be counted upon to weather the storms and bring you security for decades

“We are trying to position OHBA for what has been, what is, and what will be a very politically dynamic environment.”

to come. And so we need to be ready and flexible when a policy emerges that adversely impacts members across the province, or when a positive opportunity presents itself. And remember that we have had a positive relationship with the Ford government. They have moved the ball forward and addressed some of the policies introduced by the Liberals that were problematic. But we can’t be complacent. There is a provincial election due in 2026. What if a government change means much less favourable support? What could potentially be at risk here for our nearly 4,000 members?

“We are trying to position OHBA for what has been, what is, and what will be a very politically dynamic environment,” Rodgers says. “Our sector has always been an easy target at all levels of government to cure bigger societal and financial problems. Government, ratepayers and the media see us as generating significant profits and think, ‘Let’s just take it from the home building industry.’ But we don’t see the province taxing the automotive or food sectors to the same degree. There always remains a threat to the economic security of our industry and the hard-working men and women in our sector, in my opinion. OHBA will always defend our member’s economic interests.”

Since the Province generally only talks to Ontario-based organizations, most chapters don’t have the opportunity to be invited to provincial consultations or undertake advocacy efforts at that scale, Rodgers notes.

“So OHBA ensures that we consult our provincial-wide membership through our many councils and committees and then champion their needs at the

table. It’s important that we have the resources to represent every chapter when we communicate with government, because provincial legislation affects all 440 municipalities! The fact that we can articulate what’s happening in Niagara, Simcoe County, St. Thomas, Peterborough-Kawartha or Windsor is critically important.

MAKING LOCAL CONNECTIONS

Strengthening the connections at the local level is what’s currently on the agenda as Rodgers and Depencier look to crisscross the province over the next two months to discuss the proposed membership model. “There’s not a local chapter we are not prepared to visit,” says Rodgers, who emphasizes that revenue from association fees provides for far more than advocacy efforts, but also to support OHBA resources such as training, education and professional development. “I know this may not be a popular topic, but sometimes unpopular ideas must be brought to our members’ attention for valuable conversations to take place. And this proposal is subject to change based on ideas and feedback.”

The idea of a member potentially leaving the association over the proposed fee increase is disheartening, Rodgers admits. But he understands their concern, particularly at a time when members are so budget-conscious. “That’s why the open dialogue we’re having on this subject is crucial,” Rodgers stresses. “I think the return-on-investment aspect of membership is significant. But beyond that, the deeper and more far-reaching our pool of people and talent, the stronger we are as a team, the stronger our collective voice will be, and the more secure our future will be.” OHB

ASSOCIATION NEWS

Unlocking the Value of Your OHBA Membership

At the heart of the residential construction indus try lies the three-tiered home builders’ associa tion system, comprised of your local chapter, the Ontario Home Builders’ Association (OHBA) and the Canadian Home Builders’ Association (CHBA). To gether, we form a powerhouse that consistently strives to positively impact the home-building industry and our members’ businesses.

At the provincial level, OHBA serves over 4,000 members, representing all facets of the residential construction industry, including builders, developers, renovators, service pro fessionals and many more. We are committed to delivering tangible benefits and support ser vices designed to empower professionals with the resources needed to thrive in this dynamic industry. The OHBA membership benefits can be categorized into five main groupings:

Powerful Advocacy & Government Relations

regulations. Through regular communication updates, we provide key industry and association highlights to give members a competitive edge.

At the core of OHBA member benefits is highpowered advocacy and government relations. OHBA serves as a unified voice for our members, advocating for provincial legislation and regulatory policies that support the interests of the home-building industry and our members. We actively engage with industry stakeholders and policymakers, participate in consultations, and provide industry expertise to ensure we remain the voice of the residential construction industry in Ontario. This advocacy not only safeguards the interests of our members’ businesses but also contributes to the overall growth and sustainability of our industry.

Resources & Tools

OHBA ensures members stay informed with a myriad of resources and tools, including position papers, press releases and backgrounders. Access to this information can be crucial for making strategic decisions, adapting to market shifts, and ensuring compliance with relevant

Your OHBA membership includes a subscription to Ontario Home Builder magazine and the annual OHBA Membership Directory.

Professional Development

Staying ahead in the ever-evolving residential construction landscape requires continuous learning and collaboration. OHBA recognizes this need and invests in the professional growth of members by offering a range of educational opportunities and providing forums for collaboration among a diverse community of professionals, from events to committees and council work. We encourage members to become involved in association work and advocacy efforts, enabling them to help shape the future of Ontario’s homebuilding industry while forging connections with fellow members.

Promotion of Industry Excellence

OHBA champions innovation, professionalism, affordability and housing choice, ensuring the industry remains vibrant and progressive. The association advocates for the establishment of industry standards, contributing to

the overall excellence and professionalism of the home-building industry. We also recognize and celebrate the outstanding achievements of our members and HBA leadership through our annual Association Awards and Awards of Distinction programs. These programs not only enhance the visibility of individual members but also contribute to raising the overall standard of the industry.

Support Services & Savings

OHBA members gain access to exclusive benefits and programs designed to save you both time and money. From group insurance plans to special pricing on education and events, the perks are diverse and tailored to meet members’ unique business needs. Beyond the savings, we provide end-to-end support services with a staff of dedicated policy experts and communication specialists to help support the membership.

OHBA membership serves as a gateway to a multitude of opportunities and resources dedicated to empowering members and fostering success. OHBA is not merely an association; it is a dynamic community that champions the interests of Ontario’s building, land development and professional renovation industry.

Embrace the full spectrum of benefits that OHBA has to offer, and together, let’s build a bright future for Ontario! OHB

Did You Know?

As a member of your local Home Builders’ Association, you are also a member of the provincial (OHBA) and national (CHBA) associations, giving you benefits from coast to coast!

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ASSOCIATION NEWS

OVERCOMING BARRIERS TO ENTRY

Attracting the Next Generation to Skilled Trades

In a time when the construction industry grapples with a persistent need for skilled labour, initiatives like the Ontario Home Builders’ Association (OHBA) Job Ready Program provide a vital solution, connecting aspiring workers with industry demand. And the time for this recruitment is now, for numerous crucial reasons.

Jared Zaifman, CEO of the London Home Builders’ Association, astutely summarizes this complex issue. “It’s not just about having enough people,” Zaifman notes. “The window for knowledge transfer is closing quickly, and with a substantial number of retirements expected in the next eight years, we will also face a shortage of skilled and senior people to train new apprentices.”

But an aging workforce and the need to train for the immediate labour gap is not the only challenge. According to Anthony Gravina, Director of Business Development at Skilled Trades College of Canada, the industry also needs to help shape the expectations of those we are recruiting into trade schools and training programs in order to retain them long-term.

“We make sure to educate our students about what to expect, letting them know that depending on market conditions, there may be a delay in entering the workforce, but that there are various avenues to explore in order to gain employment quickly,” says Gravina. “We encourage them to also explore roles in smaller home renovation companies to gain valuable experience, as renovations continue to be in demand. That experience will then help them stand apart when home builders are hiring.”

Industry leaders recognize that recruitment is just the beginning. Retaining the younger generation also requires a shift in the typical approach of highlighting salary possibilities and job security. Ensuring that today’s students, apprentices and new hires understand what is truly involved in a career in the trades needs to be transparent. Willingness to travel daily to a job site and the realities of a job that involves physical labour in various

weather conditions seem to be a real barrier to entry.

So how does the industry attract more of the right type of individuals to the skilled trades? For Dave Depencier, president of Depencier Builders and OHBA president, exposure to the trades has to start before high school. “All it takes is just a little bit of exposure to spark an interest in a child to pursue a trade, so I really think it needs to be introduced at a much younger age,” Depencier says. “And we have to shift the story that everyone needs to go to university or college, of prioritizing that style of formal education. Getting a trade ticket is an education in and of itself, and then you’re making money right away while you learn. And you’ve got tons of options when you come out of school. If you are a bricklayer, framer, electrician or plumber, not only are you skilled for an in-demand role, but you can get a job and have security where opportunities are endless for growth.”

As our industry faces ongoing challenges in recruiting and retaining skilled workers, the willingness of companies to invest in training the next generation of workers is paramount. This year, we placed Job Ready employees with 83 different employers, with a few organizations hiring multiple participants in multiple roles, and we are grateful for each of these commitments.

Nick Coccimiglio, owner and operator of NICO Renovations by Design, attests to the positive impact of partnering with the program. “We have one team member who is still working with us after his placement was complete. It is good to see how he has developed and continues to thrive in learning more from our experts. It has helped us build our team, with the opportunity of growth for the employee.”

While it’s clear that the imperative for immediate recruitment is becoming more pronounced, as the industry works together, we are confident we will see a multifaceted solution emerge that benefits a new generation of job seekers, the industry and Canadian homebuyers. OHB

For more information about the program, please visit ohbajobready.ca

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INSIDE STOREY

One-on-one with industry experts

How’s the Weather?

Climate change, higher materials costs bumping builders insurance

By Ted McIntyre with Mauro Di Tullio, Federated Insurance

BUILDERS RISK INSURANCE covers construction companies while a building is being constructed. Comprehensive builders’ risk insurance plans cover the building as well as the tools, machinery and equipment used in its construction.

While the definition of such insurance hasn’t varied in eons, the conditions surrounding your developments— from equipment and materials costs to the weather you’re working in—have changed dramatically. Wildfires, floods, windstorms… You can debate

whether they’re happening more frequently or not, but there’s no disputing their increased severity.

Severe weather and natural disasters caused more than $3 billion in insured damages for the second year in a row in 2023, according to the Insurance Bureau of Canada. Wildfires in B.C. topped the list at $720 million, with severe summer storms in Ontario coming in at $340 million, and a spring ice storm in April that caused power outages and left two people dead in Ontario and Quebec,

costing $330 million.

Parkdale/High Park Councillor Gord Perks has suffered through his own basement flooding. “I now expect a 100year storm every two years,” observed Perks last fall. “The city we live in now is not built for the weather we’re going to be living in today and into the future.”

An annual survey by the World Economic Forum (WEF) of people paid to identify and manage global risks, released in January, ranked extreme weather events as the number-two short-term risk. (Misinformation/disinformation ranked first.)

With heightened risk and weatherrelated damage comes higher insurance payouts, which equates to higher insurance costs.

What does the long-term forecast look like? We contacted an expert on the matter, Mauro Di Tullio, National

Manager of Association Partnerships for Federated Insurance, to get his company’s perspective.

OHB: What do you say to climate change deniers?

MD: “Whether you want to accept or deny climate change, what cannot be denied is the increased number of, and severity of, weather events that are impacting more Canadians year over year. ”

Has a particular climate disaster in recent years caused you concern as an insurance provider for residential developers and builders?

“With our customer-centric approach, every major disaster causes us great concern for all Canadians who are impacted. However, two recent climate disasters that come to mind are the Derecho windstorm event of May 2022 and the ongoing wildfires that impacted many parts of Canada over the summer of 2023.

“The impact of the Derecho windstorm event was felt over a large part of Eastern Ontario and even into Quebec. This is very uncommon for this type of disaster, as windstorms typically affect a specific community or region of a province. The widespread nature of this event made it very challenging to service clients, and with more Canadians impacted, we saw how this affected rebuild times due to supply chain and labour challenges. The ongoing wildfires were widespread and impacted communities in British Columbia, Alberta, Northwest Territories, Ontario, Quebec, and Nova Scotia.”

Can you provide any numbers that demonstrate how your insurance payouts for residential projects have escalated in recent years?

“While we cannot provide an industry view, over the last three years we’ve seen an approximate 20% increase in the cost of labour and materials required for construction losses.”

When determining premiums, does the anticipation of a higher percentage of extreme climate-related events in the future factor into those premiums for new builder/ developer projects?

“Increasing claims from extreme weather-related events will factor into

most property insurance premiums. For example, new building developments located in areas that are more susceptible to wind, flood and wildfire damage will likely see a larger impact.”

Are you concerned about the number of mysterious fires on projects under construction?

“Suspicious fires on construction sites are always concerning, from both a claims perspective and a community safety perspective. These fires can lead to claims that may be challenging to address given potential issues with materials and labour availability, which impacts the builder’s ability to deliver their final product on a timely basis. These incidents could also put people in harm’s way, as many of these fires are occurring in partially occupied subdivisions.”

Has theft or vandalism increased as well, or is it business as usual in that regard?

“We have seen a slight increase in theft of materials, which is understandable given some of the supply chain issues experienced over the past few years. However, this has started to return to ‘normal’ levels, as supply chain issues have eased.”

Since insurance costs depend upon replacement costs, the dramatically escalating costs involved in all aspects of construction obviously factor into the equation.

“Yes, this is a true statement. Pricing is not simply based on one dynamic.”

Is there anything builders are doing in the construction of new homes that increases or decreases their premiums?

“Builders who are adhering to industry safety and security best practices may see more favourable insurance premiums. These best practices can include protocols for construction methods involving hazardous operations, preventative measures for water leak detection, and protecting property from arson and theft.”

Are there any precautions builders can take to mitigate weather-event-related insurance costs?

“Yes, precautions can be taken by builders to help mitigate severe

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weather-related claims. It’s important to establish a relationship with your insurer and facilitate conversations regarding risk mitigation. An area of focus that can have significant positive impacts is a pre-planning exposure assessment.

“During the planning phase, an exposure assessment of the site can help determine high-risk areas and key exposures (for example, flood, wind, and hail). Armed with this knowledge, home builders can adapt and shift plans as necessary. For instance, should it be determined that the planned layout site is at risk for flooding, they could look into relocating the laydown area. Although not weatherrelated, an assessment of crime rates can be performed as well, which can assist in determining what level of security may be required for a specific site. Understanding the unique risks at each project location can help focus efforts and strengthen the partnership with your insurer.”

How is climate change forcing Federated to consider or develop new types of policies? Are you revising risk assessments and changing eligibility requirements?

“Federated continues to refine its modelling and risk assessment tools to understand which properties are more susceptible to weather-related perils such as wildfires, floods and winds. We work to educate our customers by providing them with information on preventative measures and emergency preparedness to lessen the impact of severe weather events.

“We are updating some of our property forms to provide coverage options for the cost of improving a building that has been damaged by a weather peril so that it is more resistant to that damage in the future.”

Have you conducted any specific research into this topic to gauge the future.

“At Federated, we always work to stay on top of any trends that could affect our customers. We believe an important part of preparing for the future is ensuring our customers are armed with the appropriate knowledge. With that in mind, we’ve put out a number of risk management resources on this topic with tips and best practices.” OHB

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Who Will Answer the Call?

At the same time the industry is trying to fill the void of skilled trades, public-sector staffing issues are just as worrisome

By Ted McIntyre

fter being informed by a senior public employee that the Regional Municipality of Peel was significantly short-staffed—due in part to the fallout from the previously proposed dissolution of the region—I thought I’d call their media person to confirm, or at least obtain whatever numbers they would provide.

So I phoned the media number. The first person to pick up laughed at the idea that they were down 50% staff, then said they’d connect me to the right individual. But then I ended up back at the front of the voicemail line. I navigated my way back to the main operator, who tried to reconnect me with the media line, which, after a minute or two, looped back to the operator.

“

Hello, Region of Peel.”

Recognizing her voice, I asked, “Wasn’t I just speaking with you?” “Yes,” she said. “I’m not sure what happened. Let’s try this again.”

So she tried again. I was put on hold, eventually connecting to a voicemail: “Bethany Lee, Region of Peel,” which was immediately followed by, “ This mailbox is full.” I was then looped back into the automated chain, with a prompt to “Press 0 ” for the operator, which I did. “No personal operator is available,” the automated voice informed.

Seconds later—and this is the best part—I was connected to a voicemail survey asking how my call went.

Getting lost in the labyrinth of automated attendants is nothing new for any industry. But making connections with the public sector these days is tougher than usual. While the residential construction industry is acutely aware of the imposing shortage of skilled trades, that same ‘silver tsunami’ of retiring professionals, from City of Toronto Chief Planner Gregg Lintern on down, is sweeping over building and planning offices throughout the province.

“I am a professional planner, and half of my industry colleagues are in the private sector, and half are in the public sector, and I can tell you most planning departments don’t have a couple of vacancies; they have tons of vacancies,” stresses West End Home Builders’ Association CEO Mike Collins-Williams.

“For better or worse, the entire housing system, whether it’s technical building code components or land-use planning, has become increasingly complex over the past couple of decades,” Collins-Williams says. “On the private sector side, that requires our members to have more staff or to hire more consultants, leading to increased costs. But you have the same issues on the public sector side. A lot of the focus has been on the skilled trades, but there’s a shortage of building department officials—people to process applications or put together long-range plans, zoning bylaws, strategic planning. And the shortage puts upward pressure on salaries on both the

Collins-Williams CEO, West End Home Builders’ Association

“The entire housing system, whether it’s technical building code components or land-use planning, has become increasingly complex over the past couple of decades.”

Mike

private and public sides. It’s difficult for municipalities to attract and retain talent. The best and brightest in the planning world are sometimes poached from municipalities to work for private-sector planning firms. And then what’s left behind? Young staff are being promoted faster than they should be, lacking experience, lacking leadership.”

“Due to retirements and staff choosing other opportunities to advance their careers outside of the organization, I’d estimate about a 50% staff turnover since the beginning of the pandemic,” says Brynn Nheiley, Executive Director of Community Planning, Regulation and Mobility at the City of Burlington. “Despite turnover, we have a strong culture of succession planning to minimize gaps in service delivery.”

Molinaro Group President Vince Molinaro would beg to differ. “I know maybe 10 who have retired since the pandemic started,” Molinaro says. “I could always find someone in engineering or the traffic person— people who knew we have a good reputation and who could get things cleared up and approved based on that relationship. Finding these people in key positions is proving more difficult than in the past, as is getting timely responses.”

Has Molinaro poached anyone from the public sector to bolster his staff? “The reverse,” he says. “One of our younger, dynamic site guys left to go work for the City of Burlington. I think some of it might have had to do with their benefits package, while also getting to work from home one day a week.”

The Home Office

Mention of work-from-home sends a nailloosening shudder through the building community. Whether it’s the new gen eration of employees or the new system, “work-from-home is not working in planning departments,” Collins-Williams says with conviction. “Some staff are fantastic and are carrying more than their fair share of the load, and some are doing what they need to do, but others are falling between the cracks, not being properly mentored and not doing the work. And the problem for municipalities is that you can now have somebody living in Hamilton and working for the Ottawa or the Halifax planning department. And if those planning departments try forcing staff back to the office, those staff say, ‘OK, I’ll quit. There are lots of openings elsewhere.’ Because all the power rests with the employ ees who want a flexible schedule.”

Municipalities, meanwhile, are defend ing the new norm—publicly, anyway. “Staff enjoy the option of working from home, and it’s easy to measure because we know how many permits they’ve reviewed or issued,” indicates Kitchener Chief Building Official Mike Seiling, who believes many are actually working longer hours by avoiding commut ing. Half of the Kitchener’s 10 plan examin ers currently work from home, which will be limited to two days a week as of this spring.

“The City of Burlington has a robust hybrid work environment with modernized technology so that staff may work from

“I know maybe 10 who have retired since the pandemic started. Finding these people in key positions is proving more difficult.”

Vince Molinaro President, Molinaro Group

“The City of Burlington has a robust hybrid work environment with modernized technology so that staff may work from home as effectively as they work in person.”

home as effectively as they work in-person,” says Nheiley.

Brendan Charters, Development Manager at Eurodale Design + Build, disagrees. “Nobody in an office environment is as efficient working from home—many studies speak to this. Municipalities tend to be quite siloed to begin with, so even when people are in the office, if your smaller file requires approvals of four or five different departments, there is nobody to shepherd things around. So it’s still incumbent upon the applicant to move it from one department to another. But what you are losing with workfrom-home is a little bit of that managerial oversight, where you can walk up to somebody’s desk to see if they’re busy and ask them to prioritize a file.”

While the digitization of some procedures has helped, the file still needs to be picked up and run with at the other end, notes Charters. “What used to take a day of standing at City Hall to make a submission now takes you a couple clicks of a mouse. But then it can take up to two weeks to even have a file in-taken by a clerk and to be advised of the fees to pay. And while you can pay your fees right away, the clock doesn’t start ticking on these legislative review timeframes until the fees are collected. So at the municipal level, it really depends on whose desk your file lands on.”

Charters has seen how some of those files can draw dust. “We had been working months on approval processes with Metrolinx and encroachment permits for a project. All the I’s were dotted and T’s crossed, and we’d sent it back to the examiner before Christmas. In February, I received an email reply: ‘I was off, and now I’m back and will be looking at it in the order of when submissions came in.’ And I was like, ‘Hey, everything was given to you over a month ago, where we had to jump through all these hoops. Can you please just rubber stamp this and get it off your desk? I have tenants who moved out and a customer trying to carry this bridge financing, and I have trades ready to work.’ She wrote back an email describing the benefits of a vacation for mental health and that she believes in fairness and that it should be reviewed in the order it came in. And I was like, ‘OK, management/director/CBO—reassign this file! Thankfully, they did reassign it, and the permit was issued right away.

“I understand if people need a mental break or vacation, but if somebody is off for four or six weeks, somebody else has to

review your files,” Charters says. “There are timeframes in the building code and the Planning Act. It doesn’t say ‘10 days, except if the person is on vacation!’”

Talent Search

Charters appreciates staffing challenges, especially given that the approach to work seems to have changed for many since the pandemic. “People’s give-a-shit metre is at an all-time low. And that’s with every company, the world over,” he says. “We also see it in the trades—the quality of work four years ago was totally different than what we’re seeing in many instances today. And so for companies like ourselves, who sell a certain quality level to our clients, it is immensely stressing.”

Good help is so hard to find that City of Greater Sudbury’s Director of Building Services and Chief Building Official Guido Mazza has heard numerous complaints of Southern Ontario municipalities luring talent away from each other. Charters has witnessed it personally. “When interest rates were really low, application rates in bedroom communities like Barrie, Guelph and Durham region exploded,” Charters notes. “The market being what it is, all these plan examiners and planners from the City of Toronto got poached with higher salaries and were lured by more inexpensive housing out there. So we suffered here locally in Toronto.”

“In Kitchener, we’ve had a lot of experienced people retire over the past five years—a few as a result of the Pandemic, but also a portion of baby boomers hitting retirement age who have been in the business for 30+ years, people with a lot of institutional knowledge in their heads, and you can’t capture all that,” says Seiling. “They’ve been replaced with new people, but recruitment currently has its challenges.”

To cast the recruitment net, Kitchener’s building department is working with Conestoga College and is planning to present to local high schools in May. It also partnered with the Ontario Building Officials Association (OBOA) on an internship program that will allow the City to hire new recruits who are not fully qualified and, if required, terminate interns who don’t get provincially qualified within a certain timeframe—something that required union support, a significant barrier for most if not all Ontario municipal

Brynn Nheiley City of Burlington Executive Director of Community Planning, Regulation and Mobility

“People’s give-a-shit metre is at an all-time low. And that’s with every company, the world over.”

Brendan Charters Development Manager, Eurodale Design + Build

Guido Mazza Chief Building Official, City of Greater Sudbury

“We initiated a process two years ago—a modified internship program—bringing in individuals who met the minimum requirements, with training and experience to be gleaned from the people they’ll be replacing later this year.”

building departments.

Sudbury recognized the coming retirement wave and took its own pre-emptive measures. “We initiated a process two years ago—a modified internship program with the support of our CAO—bringing in individuals who met the minimum requirements, with training and experience to be gleaned from the people they’ll be replacing sometime later this year,” says Mazza, who himself plans to retire within the foreseeable future.

Mazza’s staff is also working with the OBOA and community colleges such as George Brown, College Boreal, Cambrian and Laurentian University’s McEwen School of Architecture to raise the profile of the building officials profession. The OBOA, for its part, has launched a new Inspectors Technique Suite of online courses providing practical skills to help new building inspectors transition to their new role, while also offering tips for seasoned building officials.

OHB magazine attempted to solicit comments from the OBOA for this story via email and voicemail, but—perhaps exemplifying the challenges of communicating with the planning sector—neither message was returned.

Positive Steps

While the talent search continues, some regions are taking steps to improve the efficiency of their services. Of the 12 municipalities in the Niagara Region, Niagara Falls may be the most well-oiled machine, suggests Matt Vartanian, Director of Land Development at Mountainview Building Group.

“From a Planning and Development perspective, they’re doing their best to stick to the prescribed Planning Act timelines. And

when Niagara Falls sends us their comments, it’s a coordinated and collaborative response. They’ve communicated with all applicable departments, so you’re typically not getting new or contradicting comments afterward. The lack of surprises later in the planning process is crucial for all parties involved. We understand that’s a challenge and sometimes out of the municipality’s control, as they all experience changes in councils, as well as staff turnover where someone needs to pick up the review of a development application midway through the process. However, if it’s coordinated in the early stages, we have time to work through any issues that might arise.”

Welland, for its part, has far exceeded its 2023 housing target and is excellent when it comes to response times, Vartanian adds. “If I call their planning department, I get a call back within a couple days at the latest. And the Town of Fort Erie is another municipality taking steps in the right direction.”

In Sudbury, “inspection requests are taken care of within 24 hours where the mandated timeline is 24 hours,” Mazza declares. “And with respect to turnaround on houses, we’re pretty close to meeting our mandated times.”

Beyond introducing e-permitting, Sudbury has also created a one-stop development desk for front-arriving customers of engineering, planning and building for all development applications. They’ve further implemented a Development Dashboard—a one-stop location for information about residential, industrial, commercial and institutional development throughout Sudbury, updated quarterly.

“On the digital side, we work with our IT group to ensure that any of the pain points are addressed,” says Mazza. “It’s set up so that after you work through the system, you can provide us anonymous feedback

“You can do business over the phone, in person and at the building department counter. It’s hard to create a relationship through an email.”

on your experience, whether it was the inspection, your plans examination, etc. We encourage that feedback so that we can adjust our processes if necessary.”

In Kitchener, the average time between site plan pre-submission consultation and receiving approval-in-principle has been reduced from 335 days to 133 since 2019, according to Kitchener’s Director of Planning, Rosa Bustamante. The City’s proactive measures include an annual free industry workshop hosted by building staff to help expedite the approval processes and inform customers. And while he admits Gen Y’s and Z’s are more inclined to communicate digitally than verbally, “We’re encouraging our staff to create relationships with customers,” Seiling says. “You can do business over the phone, in person and at the building department counter. It’s hard to create a relationship through an email, and you can read tone and context through email.”

There are also many signs of encouragement out of Burlington. “On one hand, Burlington has been lagging behind other Ontario municipalities with respect to hitting their housing starts target. On the other hand, the City is really trying, with several initiatives underway that will help produce results in 2025, 2026 and beyond,” says Collins-Williams. “The mayor’s office and a number of councillors recognize that they need to do better, and they have engaged the industry—in particular the West End Home Builders’ Association—in robust and positive discussions on what needs to change and how we can all work together to do better.”

Matt Vartanian Director of Land Management, Mountainview Building Group

“When Niagara Falls sends us their comments, it’s a coordinated and collaborative response.”

Those innovations include the Community Planning Permit System focusing on Burlington’s three GO Station areas. “It’s a development review process that combines the zoning bylaw amendment, site plan and minor variance applications into one streamlined process,” explains Nheiley. Burlington has also “completed a proof-of-concept experiment using AI tools to help applicants with their zoning review and support more complete and accurate applications, reducing the need for revisions.” A transformation of its pre-building approval process for developments that are exempt from Site Plan Approval has sped up building permit applications from an average of 17 weeks to five and a half weeks, says Nheiley, who also notes that Burlington has also installed a team of 15 at its new first-floor multi-department development counter in City Hall. Further, a High-Impact Criteria measure was

implemented last year, with a dedicated staff member steering the client from pre-consultation through to building occupancy.

This, however, is news to Molinaro, who has not seen evidence of quickening timelines. “We’ve waited three years for zoning approval on our Brant and Ghent sites. It could probably be three or four towers and around 1,000 units.”

On the other hand, Molinaro is thrilled with the processing pace of a new venture west of Burlington.

“We’re going back to Hamilton for the first time in 20 years. It will be one of the first Bill 23 More Homes Built Faster developments, with the accelerated timelines and approval processes. We put in for two 12-storey towers, 384 units, and we got approved in 11 months, which is ridiculously fast. We had the buy-in from Mayor Horvath, local councillor Matt Francis, staff—everybody working and communicating. We have a deep pipeline of sites in Burlington to deal with, but the process was so good in Hamilton that we have other sites there we’re definitely considering.”

Making Life Easier

And what do municipalities yearn for?

Bracing for more than 2,400 technical code changes due to the upcoming National Building Code harmonization, Seiling longs for the days when “the building and development branch at the Ministry of Municipal Affairs and Housing issued written code interpretations and a bulletin two to three times a year explaining the intent of the code, with small diagrams that could be used as tools to educate the industry, from builders to building officials. But they haven’t done that in 10+ years. At the same time, we have experienced people who’ve been around for a long time, who had practical knowledge and understood the intent of the code, being replaced by new people who don’t have that experience yet. And the Ministry does not offer the outreach to inform and educate like it previously did.”

What can builders do if the goal is to obtain their permit ASAP? “Number one would be file your permit application after the construction drawings are complete and coordinated,” Seiling suggests. “We receive incomplete applications eight times out of 10. When I speak to chief building officials

Mike Seiling Chief Building Official, City of Kitchener

of other municipalities, they’re having the same issue. So we’re taking the initiative to try to find out what’s causing this and see how we can fix it, because municipal building officials want to issue the permit ASAP.”

And how could the provincial government assist? “It would be helpful if they would pause legislative changes,” Nheiley says. “This would help us catch up on our work to update our policy frameworks, particularly as lower-tier municipalities absorb the responsibilities of regional planning. They could also help to fund services so that these costs are not a barrier for development. In Burlington, we have over 40,000 new units in our development pipeline. These cannot be built without roads and pipes in the ground, increased potable water and wastewater treatment end-of-pipe capacity.

“We also have a new Official Plan in litigation,” Nheiley adds. “If approved, it would unlock a lot of development potential, allow the City to update its zoning bylaw, and eliminate a lot of unnecessary overprocessing of development applications.”

One concern is that many of the recently expedited building department services are partly due to a stagnant market, Charters offers. “Consumers that have taken their foot off the gas, but we’ve let millions of people in the country since the pandemic started, and we haven’t been building enough relative to the population.”

“To be blunt, I think that the population growth in Ontario has exceeded the capacity for our industry to build enough,” Collins-Williams concedes. “This is why we need to streamline and find more efficiencies in processes and have a more permissive, flexible system. There aren’t enough warm bodies to move things through the system on both the private and public side.”

“You talk about the ‘silver tsunami,’ but I firmly believe we’re going to be facing a different type of tsunami with respect to applications and review timeframes as soon as interest rates are reduced a little and the spring market picks up,” says Charters. “We’re on a collision course, with two trains coming into the station on the same track.” OHB

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THE PATH TO CARBON NEUTRAL

Mapping out the difficult but rewarding road to sustainability

By Tracy Hanes

anada’s carbon-reduced future is a mere half-dozen years away, with significant changes and challenges looming for Ontario’s building industry. According to the Canada Green Building Council (CaGBC), residential, commercial and construction buildings account for 17% of the country’s greenhouse gas (GHG) emissions. If you factor in building materials and construction, that number climbs to almost 30%, making the building industry Canada’s third-highest carbon emitter.

Low-carbon construction is expected to play a major role in helping Canada achieve its carbon-reduction goals. The target is a 40-45% reduction below 2005 levels by 2030, and net-zero emissions by 2050.

While many Ontario builders have adapted their housing products to be energy efficient, reducing carbon is more complicated, requiring more knowledge, new products and skills.

“At the heart of it, it’s an engineering problem, a financial problem, a materials problem, a construction management problem,” says Adam Molson, Daniels

vice-president of rental communities and sustainability. “We basically need to change the way we build, design and finance buildings. It’s a pretty massive transformation.”

It requires looking at operational carbon—that which is used during the operation of buildings and its infrastructure, such as heating, cooling, hot water and lighting—as well as embodied carbon, which is emitted from processes, materials or products used to build, maintain, repair, refurbish and demolish buildings.

High-rise developments emit far more carbon than low-rise, mainly due to the required quantities of concrete and rebar. Cement, a key ingredient in concrete, is the world’s second-largest industrial CO2 emitter and is responsible for about 7% of carbon emissions globally and 1.4% in Canada.

Ryan Zizzo, a professional engineer, is the founder and CEO of Mantle Developments, which offers consulting on climate-smart and net-zero carbon construction. Zizzo lent his expertise to updating Toronto Green Standard (TGS) V4 and is an expert volunteer committee member for CaGBC’s Low

Taking advantage of building code changes enabled BDP Quadrangle to design this 12-storey mass timber residential building on Bloor Street West for Leader Lane Developments and Windmill Developments.

Carbon Training Program. He says builders typically look at operational carbon, which can be reduced through means such as solar photovoltaic systems, buying from the grid, or electric or geo-exchange/ geothermal heating and cooling systems.

“What’s not on people’s radar is embodied carbon— how it’s made and where it’s transported from,” Zizzo notes. “That’s more difficult.”

“Embodied carbon is the sleeping giant the industry has just woken up to,” says Molson. “It’s very different in order of magnitude and complexity than straight energy efficiency.” An energy-efficient building could have significantly more embodied carbon than an electrically powered building that isn’t as energy efficient, Molson explains.

Zizzo says reducing carbon requires changing how the industry designs and builds. For instance, eliminating basements or underground parking garages, which use a great deal of concrete, would effectively reduce a substantial amount of embodied carbon. Builders can also look at alternative building materials such as mass timber and/or materials from agricultural byproducts such as corn husks.

LEADING MAN

Some Ontario builders are already working on their low-carbon futures. Mattamy Homes is one of the companies taking the lead, and the chairman and CEO of Mattamy Asset Management Inc. Peter Gilgan has stepped into the company’s first Chief Sustainability Officer role. He felt it was important to set the tone from the top down to signal the importance of climate change and reducing emissions to Mattamy employees.

Mattamy Homes has 15 divisions across North America, each with a sustainability office. Gilgan and four team members held workshops in every division in 2022 and 2023 to discuss the importance of sustainability, affirm the goal to establish Mattamy as an industry leader in fighting climate change and identify challenges and opportunities. Gilgan also aims to help others in the industry with their carbon-reduction strategies.

“Our intent is to prove to our peers what can be affordably done. We are trying to find solutions everyone can afford to adopt so that our industry can make a difference. We want to be very public about this and share our findings and challenges with

Greenbilt Homes' FlexPlex in Toronto's Mimico neighbourhood uses no fossil fuels and incorporates Passive House elements such as h igh insulation levels and excellent airtightness. With the addition of solar panels, it will be a full net-zero-carbon-and-energy building.

Low-carbon concrete is poured at the Daniels on Parliament project in Regent Park.

other builders,” says Gilgan, whose company hosted a conference in late February to share its insights with others in the industry.

The path typically begins with setting a baseline for GHG emissions and energy consumption. Mattamy used industry-accepted modelling tools to evaluate the energy and carbon impacts of 50 low-rise homes and four midand high-rise projects. The low-rise home assessments were completed across Canadian and U.S. markets to understand the operational and embodied carbon impacts from factors such as climate, building materials, local electrical grid emissions and energy usage.

Daniels’ first step was to develop a clear focus and strategy. ’Sustainability’ is a catch-all term and can have many different aspects, says Molson, and with LEED criteria or TSG, “it is actually 30 things, and low carbon is one box. Trying to satisfy all 30 things took away a lot of focus. We were trying to do so much and not prioritizing what’s important.”

CRUNCHING THE NUMBERS ON CARBON

Daniels determined that carbon and climate change was the most critical concern. Next came establishing a baseline, which can be tricky, as municipal, provincial and federal standards are measured and modelled very differently.

“There was no apples-to-apples data,” said Molson. “We developed an internal standardized approach that allows us to unlock solutions. We have to speak the same language on every project. All the different lenses and languages are still a fundamental issue for the industry to move forward.”

Daniels examined the carbon emissions of five of its high-rise buildings, with locations in Mississauga, Brampton, Toronto and Vaughan. Two targeted LEED certification and one targeted TGS Version 3 Tier 2. Three were mixed-use, while two were rentals. Daniels used TGS Version 3 methodology for the energy models. Three projects had a Lifecycle Assessment (LCA) to report on upfront emissions using the CaGBC’s ZCB Design Standard methodology, and all buildings had the same or similar materials and structural makeup.

The project at one end of the range emitted 3.5 times more carbon than the one at the other end. That was a light-bulb moment, says Molson. “We knew there’d be some variance but didn’t expect that much.” The highest-emitting building was in a municipality that didn’t require any standards above the Ontario Building Code, and Daniels’ partner on that project didn’t care to exceed that. The best-performing building was in Brampton, a city with a program promoting green building, with a development partner who had a keen interest in sustainability.

“The project went through Enbridge’s Savings by Design program, and through that, we did a feasibility study on geothermal,” says Molson. “That hadn’t really been on our radar, but having that group of professionals and analysis showed us there

“What’s not on people’s radar is embodied carbon.”

is a positive business case, and it makes dramatic improvements in carbon emissions.”

Based on its evaluation of the five buildings, Daniels’ baseline carbon intensity was 1,660 kg CO2 /m2—the equivalent of stacking almost four barrels of crude oil on each square metre of floor space in its communities. Upfront emissions accounted for 385 kg CO2/m2 (with concrete and rebar the highest emitters), while operating emissions were 1,275 (heating, cooling, hot water, etc.).

All Daniels communities starting development in 2026 will target Near-Zero Whole Life Carbon. The Generation 1 commitment (2021 to 2025) of 1,000 kg k CO2/m2 will represent a 40% reduction from its baseline, and the Generation 2 target (2026 to 2030) of 600 kg CO2e/m2 is near-zero, a 64% reduction from its baseline.

The electrification of homes will play a crucial part in achieving low- or zero-carbon levels. Mattamy has developed one all-electric townhouse community in Pickering, with another under construction in Ontario. These communities use geothermal heating and cooling and air-sourced heat pump water heaters for domestic hot water. Gilgan says hybrid solutions will be required in some locations, such as Ottawa, where temperatures get too cold for heat pumps to operate effectively in frigid weather, necessitating a natural gas backup.

Not just big builders are looking for low-carbon solutions. Mike Manning, president of Greenbilt Homes, recently built a small multi-residential building in Toronto called the FlexPlex (named for its ability to ‘flex’ from duplex to triplex to fourplex) that uses no fossil fuels. It is currently configured as a duplex, with

18%

Scope 3

embodied carbon

80% Scope 3 operational carbon

Product Stage

Emissions generated by creating and transporting materials used in building a home and the subsequent construction

In-Use Stage

Emissions created by all the activities associated with home life

End-of-Life Stage

Emissions produced by deconstructing a home and material disposal

Mattamy's Whole Building Lifecycle Assessment

Manning and his wife occupying the two bottom floors and a tenant family in the top unit. Manning, a certified Passive House builder, incorporated some Passive House elements, such as high levels of insulation, a carefully installed air barrier for airtightness, Passive House-rated doors and windows, and also optimized placement and sizing of windows on south- and west-facing walls. Cold-climate air-source heat pumps supply heating, cooling and water heating, with a heat recovery ventilator also installed. Due to the superior insulation, the undersized mechanical system draws less electricity. Last fall, the first monthly hydro bill for the 3,900 sq. ft. building was $205, including HST. Manning intends to install solar panels to make it a full Net Zero Carbon and Energy building. Its construction, Manning assures, cost no more per square foot than a conventional custom home.

TAILOR-MADE SOLUTIONS

Architecture firm BDP Quadrangle has started to execute embodied carbon studies on its projects, in alignment with TGS voluntary measures. The lack of

requirements to design low-carbon buildings, or targets for operational or embodied carbon, also makes it challenging for architects, says Michelle Xuereb, Director of Innovation at BDP Quadrangle. That requires her firm to create tailor-made, low-carbon solutions for each client.

Xuereb says the immediate capital costs of a lowcarbon building can be higher than a code-compliant one. In contrast, the long-term operational costs can be significantly lower and can ensure that the value of the building remains high in the long run. If a developer builds to sell rather than to own in the long term, there may be less incentive to adopt low-carbon principles.

BDP Quadrangle begins the process with a strategy meeting to determine client goals and will look at the opportunities and constraints of the site. They discuss where the market is going regarding lowcarbon, what the build is, how the client can stay competitive, mandatory requirements such as green standards, and if financial incentives are available.

Zizzo says moving the building industry towards low-carbon or zero-carbon first requires policy encouraging it. “Some leading municipalities are doing that now, including Toronto, Caledon and

Markham. Policy is a big lever.”

Zizzo says consumer demand will also push lowcarbon solutions, and while many consumers look for energy efficiency and other sustainable features, carbon isn’t yet on their radar. There are labels, such as the Canada Green Building Council’s Zero Carbon Building Standard, to certify and label low-carbon buildings, but more marketing and education are needed to build awareness about such labels.

On the builder side, more training and content about low- and zero-carbon construction is required, says Zizzo, starting in school curriculums and professional training programs. He says turnout was low for the first free low-carbon training program (lowcarbontraining.ca) offered by CaGBC and other partners in late 2023, and to be effective, those programs require extensive reach. The program continues to be offered (as of this issue’s deadline) with various courses, from a general introduction to those aimed at specific groups, such as trades, architects and engineers.

Builders can also start by hiring an expert to guide them on the low-carbon path or to look at existing resources, Zizzo recommends. For instance, the free global organization Carbon Leadership Forum (carbonleadershipforum.org) and Builders for Climate Action (buildersforclimateaction.org) have online resources and a calculator to determine the carbon footprint of building materials.

“The biggest myth is that low-carbon solutions cost more, which is not necessarily the case,” Zizzo says. A good example is the Vaughan Metropolitan Centre YMCA, where mass timber used for the aquatics centre’s ceiling was less expensive than concrete, says Zizzo.

“Mass timber is a maturing industry in Ontario,” says Xuereb. In 2015, Ontario’s code changed to permit mass timber up to six storeys, and the BDP Quadrangle-designed 80 Atlantic for Hullmark Developments was the first timber office building built in Toronto under the new code. In July 2022, the code was revised to permit encapsulated mass timber up to 12 storeys.

“This means we will start to see more mass timber up to this height for residential uses,” says Xuereb. “We are working on a mass timber project right now with Leader Lane Developments and Windmill Developments at Jane and Bloor.”

Less can also be more when it comes to material choices, Zizzo explains. Finishes such as ceiling tiles and carpets could be eliminated from commercial buildings and perhaps residential buildings. “Do we need those carpets or tiles? We could only use materials we need.”

Molson says technical solutions are two-fold: using less carbon-emitting energy, switching to geoexchange, using electricity and stopping the burning of natural gas. The other component is to use less energy by building better-performing buildings and building envelopes.

“Our whole (high-rise) industry is built around building glass towers, and they are terrible for that,” says Molson. “We need to re-engineer the building

Whole Life Carbon Intensity

The total carbon footprint of a building, displayed on a floor-area basis. This combines the upfront and operating carbon over the lifespan of the building. Our baseline carbon intensity of 1,660 kg CO2/m2 is equivalent to stacking almost 4 barrels of crude oil on each square metre of floor space in our communities. This is our starting point, and why we need to drastically decarbonize our industry.

Upfront Carbon Drivers

The Lifecycle Assessment measures structure, foundation and enclosure, which includes exterior walls, roofing, windows, insulation and weatherproofing.

Concrete and rebar make up 81% of the upfront carbon emissions in our baseline. Finding lower carbon structural materials is a key decarbonization tactic within our roadmap.

Operating Carbon Drivers

Heating, cooling and hot water are the primary operating loads for consideration. “Other” includes operational uses such as plug loads, lighting, fans and pumps.

Heating and hot water consumption are the two largest contributors to operating emissions. Most communities burn natural gas for these uses, which has a high emissions factor. Fuel switching from natural gas to electricity is a key decarbonization tactic within our roadmap.

Carbon Contribution Indicator

This visually stacks the upfront and operating emissions drivers to highlight which components contribute most to a project’s carbon footprint.

Heating, hot water and concrete are the largest contributors to whole life carbon. These areas have been identified as priority areas to tackle first.

envelope, which is much more complex than switching to geothermal. How we clad buildings impacts how quickly we build. And especially with higher interest rates, that’s a challenge. The way the supply chain is set up is very complex.”

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Early adopters such as Mattamy, Daniels and BDP Quadrangle look for products with Environmental Product Declarations (EPDs)—assessments based on verified data about the long-term environmental performance and impact of products and materials. But they aren’t always easy to source. Mattamy’s GTA Urban Division has begun collaborating with supplychain partners to build an internal catalogue of EPDs to help understand the range of embodied carbon options available in the supply chain.

Gilgan says different geographical areas require different materials and approaches due to labour situations, regulations, material availability or the climate. For example, low-emitting concrete can be produced by adding fly ash (residue made from pulverized coal combustion), but that only works if the fly ash is not transported long distances. And solar and wind power make more sense in Alberta than in Ontario, as there are more hours of sunlight and wind in the west.

Gilgan said that in some cases, Mattamy has actually saved money by adopting higher environmental standards. For instance, due to the compact nature of high-rise buildings and the multiplicity of users, geothermal heating can be very efficient. “There’s a perception this is going to cost more, but we are not going to promote solutions that are going to back up business,” Gilgan says. “There have to be offsets. We have to find ways to do it that are affordable. That doesn’t mean you aren’t going to do it.”

“I think, ultimately, it will be a combination of government regulation and institutional capital,” says Molson. “To me, the huge unleveraged opportunity is the financing side. For those five projects we used for our benchmark, we got the same terms from the banks on all projects at the same interest rates. We need to work together to have financing tied to carbon performance. We need to work through OFSI (the Office of the Superintendent of Financial Institutions) to push the banks on this.”

But the biggest challenge is determining how to change buildings in a feasible way, Molson says. While green standards such as TGS have effectively pushed sustainability and low-carbon forward, his concern is “how we’re going to get there if people complain it’s too expensive, and we start back-sliding.”

“There is no question we need more participation from government regulatory bodies to reduce the impediments and provide some sort of support,” echoes Gilgan. “When electric cars got going, there were subsidies for them, and we’re going to need something like that to implement this. The worst thing we can do is exacerbate the monumental challenge of affordability.” OHB

BUILDING BUZZ

News and moves from the industry

Shedding Light on NIMBY Politics

UBC research highlights influence of Toronto homeowners in development decisions

It’s not exactly a revelation, but a new study from the University of British Columbia Sauder School of Business has put some research behind what many builders have suggested for years: When municipal politicians represent an area that’s heavy on homeowners, they’re far more likely to vote against large housing developments. It’s especially the case if those politicians live in neighbourhoods where big projects are being proposed.

For the study, titled “Homeowner Politics and Housing Supply,” researchers used machine learning to examine

631 housing-related bills in the City of Toronto from 2009 to 2020. They connected that data with local demographics to determine the link between city councillors’ voting behaviours and the share of homeowners in the areas they represent.

After controlling for a host of factors, the connection was clear: for every 10 percentage points the homeowner rate went up, the probability that a councillor would oppose a large housing development increased by 16%.

In areas where the councillor lived, the effect was even more amplified.

While councillors do not block small projects in their own ward, they strongly oppose large local buildings. For example, a councillor is three times as likely to oppose a 100-unit development if it’s in their own ward, compared to the same project being proposed elsewhere.

UBC assistant professor and study co-author Dr. Limin Fang says local representatives tend to cater to the wants of homeowners because they are more likely to be longtime residents and voters. Renters, on the other hand, often support new housing because additional supply can mean more options and lower rents, as well as increased amenities.

“Homeowners can pressure councillors a lot more than renters because the majority of renters are temporary, and renters may eventually become owners but maybe not in the same neighbourhood,” says Dr. Fang, who previously worked as a planner in the City of Toronto.

Building Buzz

Owners, however, tend to want lower-income earners kept out. “In single-family neighbourhoods in places like Toronto, owners say, ‘We don’t want rowhouses, because those people are lower income. They’re poorer than us,’” says Dr. Fang, who co-authored the study with University of Hawaii assistant professor Dr. Justin Tyndall, and Nathan Stewart, a researcher from the University of Toronto. “If you build a mansion in our neighbourhood, and the house is bigger than all the rest, we welcome you, because we want richer people in the neighbourhood. And if my neighbour has a big, luxurious house, that increases my property value, too.”

The study found that age and ethnic background also played a significant role, with older people of European descent far more likely to oppose denser housing. Meanwhile, the areas with the highest labour force participation—that is, the most people working—had the greatest support for new housing.

The researchers also observed that homeowners in suburban neighbourhoods were more likely to oppose denser housing than those living closer to downtown.

Homeowners often oppose densification because it can reduce property values while putting pressure on parking and amenities, the study suggests.

Dr. Fang says homeowners have an outsized influence on development decisions, and that if municipalities are serious about adding to their housing stock, they will likely need a less citizen-driven, more top-down approach. It’s not that homeowners and councillors are unethical, she explains; it’s the planning process itself that’s flawed.

“Cities use a lot of public consultation, mediation and facilitation to make sure neighbours are happy. But only the people who are opposed to the development show up, and the whole development application process just goes on and on. And much of the time nothing gets built,” says Dr. Fang.

“Homeowners have a vested financial interest in restricting housing supply because the less housing there is, the higher their property values. If you want to get anything built, public consultation is very important, but you can’t let the owners run the show.”

Cool News from Whirlpool

Revolutionary SlimTech innovation will change refrigerators forever

The annual Consumer Electronics Show (CES) in Las Vegas always promises exciting new technology. Nothing may have been unveiled at the 2024 edition as groundbreaking as Whirlpool Corporation’s SlimTech insulation.

Using the first vacuum-insulated structure (VIS) technology in a refrigerator, SlimTech replaces the thick polyurethane foam and plastic that have traditionally formed refrigerator walls and doors with a thin layer of compressed and proprietary powder

Building Buzz

sealed inside steel walls.

The system reduces wall thicknesses by up to 66%, offering up to 25% more capacity than traditional insulation. That means homeowners can either get more storage room within the same footprint, or potentially take advantage of a thinner fridge, opening up several inches of space for other kitchen design elements. The technology also provides up to 50% more energy efficiency. Reducing the number of compressor cycles needed to maintain cool temperatures also provides quieter operation. And since it reduces temperature swings from door openings by cooling up to 30% faster, it also extends food shelf life.

The material used in SlimTech insulation technology also has the potential to be recycled, and Whirlpool Corp. is working to map out a path to reclaim the material at a refrigerator’s end of use, paving the way for a more circular future. “For years, low recyclability due to polyurethane foam has created a significant barrier to making refrigerators more sustainable and reducing environmental impact,” says Pamela Klyn, Whirlpool’s executive V.P. of corporate relations and sustainability. “This is an extremely important leap forward on the journey to a more circular approach to home appliances. Implementation of SlimTech insulation marks the beginning of the end for foam-insulated refrigerators.”

The system will also accommodate more customization via metal interiors, with cleaner angles eliminating the need for moulded plastic interiors standard in most refrigerators.

Whirlpool aims to use SlimTech technology to revolutionize how consumers think about refrigeration in their homes by allowing for more discreet refrigeration spaces that could be seamlessly brought to other rooms of the house or be contained within other furniture pieces.

The technology will debut this year on the doors of select JennAir luxury 30-inch Slimtech Insulation Column refrigerators, and will roll out more broadly across KitchenAid refrigerators in the future, utilizing the technology for the entire structure.

The first-ever Freed Hotel and Residences tower promises to make its mark on Toronto’s skyline and its lifestyle.

Located at Adelaide and Duncan, just west of University, the $800M, 63-storey skyscraper will include some notable Asian flair. Japanese artist Takashi Murakami’s famed Together with the Flower Parent and Child sculpture will be featured in the lobby. At the same time, Canada’s first Katsuya restaurant, the internationally acclaimed culinary concept from sbe’s Disruptive Restaurant Group (DRG) and renowned Master Sushi Chef Katsuya Uechi, will occupy 10,000 sq. ft. on the 2nd floor.

“We are so thrilled to be bringing the iconic Katsuya brand to Canada for the first time with Peter Freed and his best-in-class team at Freed Developments,” says sbe founder and CEO Sam Nazarian. “Katsuya is going to be a destination for locals, hotel guests and residents alike.”

Designed by Chicago-based tall building experts Adrian Smith + Gordon Gill Architecture, renowned for what will be the world’s tallest and most luxurious skyscraper (Jeddah Tower in Saudi Arabia) as well as Central Park Tower in

New York, the project will feature 100 five-star luxury hotel rooms and 400 luxury condominiums, a boutique spa along with a world-class skybar/restaurant on the 63rd floor.

Expected to launch in Fall 2028, diamond-shaped facets will highlight the structure, creating a distinctive arrival and retail experience at street level.

The Sky Lobby on the 62nd floor will include a grand staircase leading to a 63rd-floor restaurant and bar featuring a 70 ft.-tall space below a sloping skylight.

The world-class creative team includes Toronto’s DesignAgency, which will handle interior design.

“This project will be like living in a piece of modern art,” says Freed President Corey Shepherd.

Freed Hotel & Resorts is now the largest owner and operator of hotel and resort communities in Canada, including properties at Muskoka Bay Resort, Deerhurst Resort, Horseshoe Resort and Blue Mountain Resort, with plans for The Village at Blue Mountain.

The Freed Hotel and Residences is scheduled to begin sales this month, with units ranging from 270 to over 9,800 sq. ft.

Gupta DonatesFamily

$1

million to Ted Rogers School

Dr. Steve and Ra shmi Gupta, through the Gupta Family Foundation, made a gift of $1 million in support of the Ted Rogers School of Management at Toronto Metropolitan University on January 26.

The gift provides endowed financial awards to the school’s MBA students in hospitality and tourism management, as well as crucial unrestricted support, allowing the dean to focus on priority needs.

The donation aligns with Dr. Gupta’s success as a developer, hotelier, business leader and philanthropist. Gupta, founder of the OHBA Member Gupta Group, arrived in Canada in 1971 with $108. By 2000, his company, Easton’s Group of Hotels, was honoured with the Pinnacle Award as Hotel Company of The Year by Hotelier Magazine. Dr. Gupta himself was appointed to the Order of Ontario in 2022.

The Guptas have a long-standing reputation for investing in philanthropic causes locally and worldwide. “I’m a great believer in higher education,” said Dr. Gupta. “Learning is like breathing—it should never stop.”

Dr. Cynthia Holmes, Dean of the Ted Rogers School of Management, noted that the school “has one of the most diverse student populations of any business school in Canada: more than 50% of our students identify as racialized, and 30% are first in their family to attend university. A gift like this, from a family rooted in the

newcomer experience and earning their success in Canadian business, has special resonance for our community of learners.”

The Gupta family’s generosity has been recognized by naming the school’s premiere auditorium The Steve & Rashmi Gupta Lecture Theatre.

Strassburger Celebrates 75 years

A lot has changed since March 1949. King George VI was the Monarch. Louis St. Laurent was Prime Minister. Newfoundland hadn’t even joined Confederation yet, and the Toronto Maple Leafs were about to win their third straight Stanley Cup!

It was also the time when Morgan Strassburger Sr. started a roofing business out of a three-bedroom house with a pickup truck and one employee—and home to 10 of what would become 12 children.

Requiring a larger space if the company was to be successful, Morgan purchased a property in Kitchener in 1951 and erected a 3,000 sq. ft. building. At the same time, insulation installation was added to the business.

Morgan Jr. and Albert became the first of five sons to join the family business, helping to explore new business opportunities in the insulation, renovation and siding markets, including manufacturing fibreglass awnings.

In 1959, a hardware store was built on the property selling everything from a single screw to lumber, trim, shingles, lawn and garden tools and furniture, along with household

paints. By the late ’60s and early ’70s, the business began to focus on insulation and energy conservation, with Strassburger becoming one of the largest insulation contractors in Canada. It was at this time that brothers Bob, Cliff and Dennis joined the company (Bob is the lone brother still with the firm).

In 1977, a 16,000 sq. ft. facility was built on Colby Dr. in Waterloo. Still concentrating on insulation, Strassburger was well known as The Energy Plus Company, a version of today’s Energy Star. Seven years later, they made their first vinyl window.

In 1997, the insulation part of the business was sold, allowing the company to focus on world-class fenestration products. Strassburger began manufacturing a high-energy thermal unit for its windows a year later. Another addition was added in 2002 to accommodate the full line of the PH Tech Boreal window series and the opening of a paint line that now boasts a wide range of standard colours and custom matching capability.

In 2008, they opened a new 92,500 sq. ft. state-of-the-art facility. After 75 years, plans are underway again to add to this facility to allow for continued growth and to facilitate their customers’ needs.

ANNIVERSARIES

DeWalt Turns 100

DeWalt, a Stanley Black & Decker brand, is celebrating a century of powering the pros.

“DeWalt has been committed to professional tradespeople for the past 100 years, and Raymond DeWalt’s founding principles of innovation, safety and productivity remain the core ethos of our company today,” says the company’s COO and executive V.P. Chris Nelson.

DeWalt has championed the trades sector since its founding, and in 2019, the company began offering annual DeWalt Trades Scholarships to support and grow the next generation of trades professionals.

Raymond DeWalt was a tradesman

in Pennsylvania in the early 1920s. Seeking a way to streamline woodcutting operations without sacrificing quality or safety, he invented the Wonder-Worker, an adjustable electric radial arm saw that could efficiently execute multiple operations on one affordable piece of equipment. With that came the 1924 founding of DeWalt.

The Wonder-Worker set the stage for the company to begin distributing products nationally and internationally, with household names like Steinway & Sons and Westinghouse Electric Co. among its satisfied clients. By 1927, Sears, Roebuck and Co. boasted that DeWalt’s saw contributed to manufacturing “50 ready-cut houses” each day.

In the 1930s, DeWalt collaborated with the U.S. government and industry organizations to define and improve safety regulations in the construction industry, prior to the establishment of what is now known as the Occupational Safety and Health Administration (OSHA).

Later in life, DeWalt focused on helping close the skilled trades gap. He became a shop teacher at Mechanicsburg High School in Pennsylvania, educating the next generation of professional tradespeople. He passed away in 1961. Today, DeWalt powers trades around the world with a portfolio of power tools and technology equipment, hand tools, accessories and storage, as well as outdoor powered equipment.

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Housing Starts Up in Ontario, but Down in Canada

Total SAAR housing starts for all areas in Canada decreased by 10% in January 2024 (223,589 units) compared to December 2023 (248,968), according to Canada Mortgage and Housing Corporation. The six-month trend in housing starts decreased from 249,757 units in December 2023 to 244,827 units in January 2024, a 2% drop. The trend measure is a six-month moving average of the monthly seasonally adjusted annual rate (SAAR) of total housing starts for all areas in Canada.

Despite these declines, the number of housing starts across Canada in centres with a population of 10,000 or more was actually up 13% to 14,878 units in January 2024 compared to 13,220 units in January 2023. And Ontario saw a leap from 67,808 to 79,619. Starts were 49% higher yearover-year in Toronto but 44% and 6% lower in Vancouver and Montreal, respectively. This suggests many other metropolitan areas significantly contributed to total housing starting in January 2024.

“The SAAR of housing starts declined in January, pushing the trend down for the second consecutive month,” noted Bob Dugan, CMHC’s Chief Economist. “Despite the trend performance, actual starts saw strong year-over-year growth, driven by high multi-unit starts, particularly in Toronto. In fact, from a historical perspective, we observed the secondhighest number of starts for January since 1990.”

TECHNOLOGY

DeWalt Unveils Electrified PowerShift System

DeWalt unveiled its innovative PowerShift at the 2024 World of Concrete Trade Show in Las Vegas in January. The groundbreaking equipment system has been designed to optimize the workflow of concrete jobsites through electrification.

According to the new DeWalt Power Pulse Survey, more than three-quarters of construction professionals surveyed say their sites are ready for the transition to electric-powered tools, and more than half who switched to electric tools say it has allowed them to complete projects up to two to three times faster compared to gaspowered tools.

Designed to meet the three critical needs of concrete professionals— power, runtime and ergonomics—the electrified line will allow users to transition away from gas-powered equipment without compromising efficiency and performance. The system, comprised of six concrete tools, streamlines the full concrete application using the same DeWalt PowerShift 554 WH battery and highspeed charger across all tools. It is backed by the company’s portfolio of complementary tools, accessories, and technology. The high-rate charger can charge the long-running 11.5 lb. battery in less than an hour.

The entire PowerShift line delivers fully integrated connectivity with the DeWalt Site Manager app.

Other key findings of the Power Pulse Survey included a need for more reliability with gas-powered products, with construction employees reporting more issues or breakdowns with gas-powered tools (59%) compared to electric-powered tools (45%). Compared to gas-powered tools, the most significant benefits of electric-powered tools for construction employees are safety (46%), ease of use (44%), greater time-savings (42%) and less maintenance and lower operating costs (36%). OHB

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IDEAS FOR BUILDERS AND RENOVATORS

Mass of Glass

Improved durability and energy efficiency highlight new windows

By Ted McIntyre

The simultaneous desire for more expansive windows but sleeker frames brings with it certain challenges for manufacturers. Frames need to be strong enough to handle the increased size. But transporting and installing larger products means greater risk for scuffs. Accompanying all that is the continued push for energy efficiency at an affordable price.

JELD-WEN of Canada is among the

companies who have checked all the boxes, seemingly punching all those factors into its master computer to churn out its innovative JWC8500 series window. Featuring easy installation and maintenance thanks to patent-pending interior glazed window engineering, the new series promises up to a 22% improvement in energy efficiency, meeting the 2030 U-value target of 0.82 and reducing energy bills.

A showpiece in contemporary design, Raven Windows’ customizable curtain walls are engineered with high-quality materials and advanced glazing technology to ensure excellent thermal performance and energy efficiency.

Further, the low-profile design achieves a 26% slimmer frame, resulting in more glass area, while maintaining window strength by utilizing the same amount of vinyl. This innovative approach improves the view, lets in more natural light and enriches your clients’ homes with a sleek, contemporary aesthetic.

Glass options on the JWC8500 include dual-pane and triple-pane, with the latter offering enhanced energy efficiency and reduced sound transmission. Various upgrades include frame size, screen, hardware, extensions, colours, shapes and glass packages. And launching in Q3, a hybrid aluminum-clad vinyl window option offers a combination of durability and energy efficiency, with a corner key, silicone-injected frame cladding and a

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screwed-on sash for a perfect fit.

Helping to customize the product for your clients’ needs, seven exterior FiniShield laminate colour options are available, providing greater uniformity, scratch resistance and heat reduction compared to paint.

JELD-WEN’s increased capacity and reduced lead times add extra appeal, says Director of Marketing Jeff Pigeon.

“Standardizing production enables us to support customer growth, leading to a more reliable supply chain, increased shared manufacturing capacity and reduced lead times,” Pigeon notes. “With global buying power and achieving national economies of scale through a harmonized platform, we can improve customer value without a significant price increase, making it one of Canada’s best-value windows while offering exceptional performance.”

THE NEXT GOLDEN AGE

When it comes to value and reliable supply chains, Golden Windows has a built-in advantage over many.

“Our competitors purchase their IGU’s (insulated glass units) from elsewhere, whereas we build our own in-house based on the customer order—shape, type of glass, etc.,” explains Golden Windows Engineering and Quality Manager Tarek Elewa. “Apart from helping to avoid delays, it gives us this flexibility to offer our builder clients exactly the product they need without significantly increasing the price.”

The company’s hottest commodity is its new-look GoldenVinyl 1000 Series. “It’s high-quality, low-maintenance and highly customizable, with different glass packages and trim finishes, and four standard and 30 optional colours,” Elewa says. “This flexibility enables us to produce a product that is aesthetically pleasing, meets regulatory requirements and can be customized to different budgets.”

The contemporary new design of the 1000 Series features sleeker lines, a narrower frame and hidden steel reinforcements that allow for larger floor-to-ceiling windows, which are in high demand for designers and builders alike, Elewa notes.

What’s also helped is the move from a 3 ¼” jamb depth to 4 5/8”. That

increased depth accommodates both dual- and triple-pane glass packages for all window styles, with the extra advantage of having a better air seal,

improved water drainage and greater structural integrity.

As with JELD-WEN, there has also been an advancement on the durability

“Our competitors purchase their insulated glass units from elsewhere, whereas we build our own in-house based on the customer order.”

Sleeker lines and a narrower frame highlight Golden Windows’ updated GoldenVinyl 1000 Series (Casement window is inset). Builder: ACM Design and Build (@acm.designandbuild); Photographer: @craigkellmannphotography; Homeowner: @kassandrakondo

A slimmer frame means more glass with JELD-WEN’s new JWC8500 series window. Easily installed and maintained, it promises up to a 22% improvement in energy efficiency, meeting the 2030 U-value target

front for Golden Windows. “The trend is to go bigger, and with a large portion of the windows we sell having at least a painted exterior, it was becoming more common to see scratches, especially with the increased popularity of black—both on the exterior and interior,” Elewa relates. “So we have incorporated an advanced UV tough-coat paint technology that enhances durability by offering scratch resistance and delivering an improved, superior finish. The results and feedback from our clients have been really positive.”

THE NEW BLACK

It’s the finish on their finished products that also has Pollard Windows & Doors excited. The Burlington-based company has introduced its Diamond Finish, a new high-performance paint formula for its popular Midnight Black colour. Named in honour of Pollard’s 75th anniversary in 2023, the Diamond Finish provides superior scuff-resistance in a one-component

coating, without pre-mixing and without the application difficulties associated with similar products.

Apart from appealing to those looking for a more contemporary look, the innovation provides a solution for builders and contractors wanting to minimize possible marking issues during the construction process, explains Pollard Sales Manager Alexandra Josling. “With the popularity of dark windows and door colours in new construction, many of our builder clients have expressed concerns over the need for careful handling of products on the jobsite. And darker colours tend to show more when it comes to scuffing from han dling. The performance of the new finish has been well received by our builder customers. It’s premium in that it’s a more costly finish for us, but we’ve made it part of our stan dard offering with no price change.

As far as the look goes, “the difference is best described as

more of a fine texture than a matte finish,” Josling says. “The sheen can be compared to the difference between semi-gloss paint and eggshell.”

Pollard will be introducing additional dark colours with the Diamond Finish later this year.

and easy maintenance.

ALUMINUM OFFERS THE BIG PICTURE

Embracing the concept that size matters these days, Raven Windows is pushing the boundaries on the luxury side. “We are currently witnessing a compelling shift in architectural trends, notably marked by the growing integration of commercial aluminum window systems within residential domains,” says Raven Marketing Specialist Kimberly Bricker. “This modern trend underscores a departure from conventional design norms, focusing on incorporating curtain walls that seamlessly unite style with functionality. This design is known for its sleek, low-profile aesthetic. It only adds a touch of sophistication to homes but also signifies a clear departure from traditional styles, embracing a more modern and straightforward look.”

A key aspect of these commercial aluminum window systems is their ability to accommodate expansive panes of glass. “It redefines spatial dynamics within residential interiors,” Bricker says. “Homeowners can enjoy a visual experience that integrates the external surroundings into the living space. Moreover, the incorporation of

oversized glass panes increases the amount of natural light, an essential element in contemporary design.”

Established in 2010, family-owned Raven specializes in European tiltand-turn windows, curtain walls and lift-and-slide patio doors, with a diverse selection of premium window options including its signature aluminum window, Reynaers by Raven, with “the slimmest profile on the market.”

The company’s substantial growth since its 2010 founding includes a new Toronto manufacturing facility, Raven Fabrication, where it has partnered with noted Reynaers Aluminum to produce precision-engineered, energy efficient products.

“Despite the common belief that aluminum is not very energy efficient, this is inaccurate,” Bricker says. “Through the utilization of thermal break technology, advanced coatings, high-end concealed hardware with multiple locking points, high-quality seals and a focus on durability, aluminum can achieve energy performance similar to or even better than other materials for modern construction projects. Additionally, some of our products are Passive House-certified, indicating their top-notch energy efficiency and environmental friendliness.”

There’s also the sustainability element to consider, Bricker notes.

“Aluminum is 100% recyclable. In fact, an astounding 75% of all aluminum ever produced remains in use today, showcasing its longevity and resilience. That not only aligns with the principles of environmental responsibility but also positions it as an ideal choice for green building projects. Further, aluminum’s high durability ensures a longer lifespan for windows, reducing the frequency of replacements and minimizing the associated environmental impact.”

BREATHE IN AND LOOK OUT

Lumon, meanwhile, is helping builders improve the view from heights with its new retractable balcony glazing. The unique system, which fits atop the glass railing, features a fully retractable glass balcony enclosure, allowing residents to open or close their balcony or terrace as much as they’d like. Completely frameless, it allows for unobstructed views from a building or home, as well as easy use and maintenance when considering the retractability of the system. The closed glazing provides excellent protection for the façade, extending future renovation intervals.

The high-quality, elegant design

Lumon’s retractable balcony glazing is frameless, providing unobstructed views

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Enjoy the Scenery, Not the Screen-ery

When a home’s design incorporates stunning views, obstructing them with old-fashioned, framed window screens is counterproductive. Framed screens block light, collect dust and add clutter. Whether your homeowners are looking for insect protection, privacy or a reduction in UV rays, Phantom Screens’ retractable window screens solve the problem by retracting completely out of sight into a compact housing when not needed. They are perfect for aluminum, PVC or custom wood windows.

Phantom recently added a slate of new window mesh options to their offerings to satisfy even the most discerning client. Their newest release of solar and privacy mesh fabrics includes mesh with 80-100% blockage factor, and mesh colours including Charcoal, Charcoal/Chestnut, Beige and Oyster.

“Privacy mesh with 100% blockage is ideal for bedrooms, nurseries, bathrooms and home theatre spaces,” notes Holly Attfield, V.P. of Sales at Ontario Screen Systems Inc. “Solar meshes are great for homeowners looking to balance the amount of light, air and heat coming into their indoor spaces, while protecting their home from flying insects. This is also a great option to protect prized furniture and artwork from sun damage.”

The insect mesh for windows offers a substantial 64% openness factor, increasing the airflow and maintaining views while controlling airborne pests. Screening multiple windows in the same room creates cross-ventilation, which can substantially lessen the need for air conditioning and reduce energy use, Attfield says.

Phantom’s screens are also lead-free and Greenguard- and Microban-certified, satisfying builders’ and homeowners’ environmental concerns. Further, Phantom recently certified its Signature paint colours to AAMA 2604, providing better weather resistance than other window screening options.

consists of two horizontal aluminum profiles located at the top of the ceiling and at the bottom on a parapet or on the floor, depending on which solution is most suitable for your project. Profiles and glazing can be adapted to

builder needs in terms of colour, lamination and pattern. The glass thickness will be determined according to the conditions and requirements of the project, such as wind loads and location.

The system can also be customized in multiple ways to create a balcony facade or a threeseason sunroom for the patio.

INSULATING GLASS

As a reminder that not all windows are cre ated equal, Kolbe Windows & Doors has partnered with LuxWall to offer vacuum insulating glass (VIG) as a new, high-efficiency option for designers, builders and homeowners.

VIG is an innovative technology that features a nearly airless space between two panes of glass. The unique characteristics of the vacuum allow the glass to achieve insulating values similar to that of wall insulation. LuxWall’s VIG design—called Enthermal—dramatically reduces heat gain from the sun and heat loss from a warmed interior, decreasing energy consumption and costs. Another benefit is the potential for improved acoustic performance compared to standard glass products.

LuxWall’s development of Enthermal represents significant progress in glass innovation, as it is fully tempered and the first VIG product made in North America.

“We are honoured to be collaborating with LuxWall at this critical point in their growth, and we are enthusiastic about providing this innovative option for our energy-conscious customers in the residential market,” says Kolbe President Jeff DeLonay.

Compared to similar high-efficiency glass technologies like triple-pane glass, Enthermal is significantly thinner and lighter. These characteristics inspire potential applications in not only new construction but also residential renovation and historical retrofit projects.

LuxWall’s Enthermal will be available as a glass option in select Kolbe products later this spring. OHB

Design for the Ages

How your initial plans can accommodate all abilities

ALONG WITH the population growth of Ontario’s elderly comes the increasing challenge of how to house them. But it doesn’t have to require a new residence. Adapting the existing home is almost always the preferred option for aging occupants.

Physically, the concept of adaptable elderly housing is about space management and making it safe and convenient when some of life’s once seemingly trivial household activities become increasingly burdensome. By prioritizing safety, a higher level of personal independence can be achieved.

Designing homes that are readily and universally adaptable can provide the better aging conditions that residents require and desire. In general, this new housing should include universal design features that favour an environment that is usable for all abilities. The principles include equitable and flexible use, accessibility and the requirement for low physical effort while conducting basic tasks.

Specifically, universal design aims to create a living environment that can be used by people of all abilities, ages and mobility levels without needing specialized design or adaptation. But it does so

while focusing on attractive aesthetic appeal, comfort and safety.

One of its main features is ‘visit-ability,’ a design strategy that integrates three main features: wider doorways, a zerostep entrance, and a main-floor bathroom. This strategy allows seniors and people with reduced mobility to access the main floor without restrictions. For example, a zero-step entrance reduces the chances of falling. It is as convenient for seniors and wheelchair-dependent individuals as it is for parents with a baby stroller and young children. Zero-step entrances also make it easier to move large items in and out of the home.

Accessibility, meanwhile, is intended to make necessities accessible for all ages and mobility levels throughout the home, particularly in the kitchen, bedroom and bathroom.

How does a home that was designed for aging in place look? Designed by architect Paul de Ruiter, Villa Deys in the Netherlands is a one-storey, 3,703 sq. ft. home conceived for a couple in their 60s who wish to remain in the same house at an older age.

Harmoniously blending with the landscape, thanks to its overall simple design

and clever use of materials, its living spaces are located around the pool, with the open-plan design allowing them to flow into one another. The living room, kitchen and study are oriented to the south, with adjustable blinds to control the intensity of the penetrating light. The southern facade features a series of sliding doors that can be opened or closed according to weather conditions.

Most of the house’s appliances and fixtures can be programable and electronically operated to respond to some of the occupants’ challenges. The control hubs are in the basement walls and ceilings to avoid obstacles and create an aesthetically pleasing effect. Sliding doors, lighting and curtains have automated controls to avoid risky physical activity.

As the clients age, it is assumed that the risk of accidents may rise. Therefore, light and colour differentiation was considered for possible vision deterioration. The use of non-slip flooring around the bathroom and kitchen was introduced. In addition, the garage was designed to be converted into a nursing room to house live-in help if needed.

They are all ideal considerations for couples who aren’t planning on going anywhere anytime soon. OHB

AVI FRIEDMAN IS AN ARCHITECT, PROFESSOR, AUTHOR AND SOCIAL OBSERVER. AVI.FRIEDMAN@MCGILL.CA

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