Issuu

Tarion faces private warranty scrutiny

What you need to know about Bill 60

Mental health strain hitting a crisis point

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Contents

P36

Rethinking Tarion

The search for a better new-home warranty model heads west, but is the grass any greener?

P28

Prefab Gamble

The feds—and one huge builder—are betting big on factory-built homes

P48

Smart, Spacious and Spa-Inspired

Highlighting NKBA's Bath Trends report

CONTENTS WINTER 2026 9 Association News

What Bill 60 means for you, OHBA's inaugural Renovators' Summit, the many payoffs of mentorship, time to enter the EQ Builder Innovation Forum & Awards, and mark your calendar for these big events!

17 Frame of Mind

A model of ingenuity and adaptability from Germany. ONhomebuilder.ca

19 Inside Storey

As the industry’s mental health crisis deepens, an annual roundtable of experts offers valuable advice.

23 Trending

From exterior stone siding and seamless porcelain slabs to Douglas Fir doors and a heavenly pizza oven, here's what’s new in industry products and services.

47 Building Buzz

A major correction to GTA land prices, NKBA highlights the latest bathroom trends, a Toronto tower hits the historic century mark, smart building labs, remembering a pair of icons, and more.

54 Chapter Spotlight Brad Robertson ignites Cornwall Construction Association’s rebirth.

ON THE COVER

Robotics must play a defining role if the feds' prefab/modular housing plan is to succeed. 5 WINTER 2026 | ONTARIO HOME BUILDER

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Winter 2026 Vol. 43 Issue 01

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ASSOCIATION NEWS

ASSOCIATION NEWS O H BA n ews , v i ews a n d eve n t s

What’s changing is the need for that knowledge to be shared intentionally— and consistently—as new technologies, new building types and new expectations reshape the jobsite. From digital tools and scheduling platforms to energy-efficiency requirements and the rise of the Missing Middle, today’s workforce needs guidance that goes beyond technical training.

Structured Support for a Changing Industry

Building Stronger Teams Why Mentorship Will Shape Ontario’s Construction Workforce in 2026 Ontario’s construction sector is heading into a year defined by change: new housing targets, multiplex momentum, tighter timelines, and a labour market that continues to feel the squeeze. In a landscape this dynamic, companies aren’t just asking how to hire, they’re asking how to build stronger, more capable teams from within. One of the most effective tools we have is also one of the simplest: mentorship.

Mentorship as a Workforce Strategy Mentorship is no longer a “nice-tohave” reserved for senior leaders or industry veterans. It has become a practical workforce strategy that strengthens skill development, ONhomebuilder.ca

builds confidence and accelerates problem-solving across teams. In a sector where hands-on learning has always been essential, structured mentorship helps new and midcareer professionals gain clarity, sharpen judgment and learn how experienced builders navigate realworld challenges.

Retention, Confidence and Team Culture Mentorship also creates stability. In an industry where retention pressures are growing, employees who feel supported, seen and connected stay longer. They take more initiative. They contribute more meaningfully. They become part of a team, not just a group of people employed by the same company.

Programs like OHBA’s Futures Faster initiative help fill that gap through structured support, focused skill development, and pairings based on values and goals, not job titles. The mentorship model reinforces something every successful organization already knows: Teams grow stronger when people make space to learn from one another. The model works in both directions too. Many participants discover that mid-career professionals benefit just as much from being mentees as they do from mentoring. Whether someone has five years of experience or 30, everyone can gain from fresh perspectives, shared problem-solving, and conversations that help them navigate the next step in their career.

A More Resilient Future As Ontario aims to build faster, smarter and with greater collaboration across the sector, mentorship offers a rare solution that strengthens individuals, improves company culture and supports a more resilient industry. The result is simple: better teams, better projects and a better future for the communities we build. When companies invest in mentorship, everyone wins—now and in the years ahead. Visit the OHBA Futures Faster website to read more articles about lifelong learning, mentorship and growing a stable, engaged home building industry.

Futuresfaster.ca 9 WINTER 2026 | ONTARIO HOME BUILDER

ASSOCIATION NEWS Empower Your Company with an EQ Award

John Cruickshank, OHBA's Manager of Engagement & Advocacy, fields a question during the Renovators' Summit.

Summit Shines a Light on Renovator Impact In November, OHBA hosted its first-ever Renovators’ Summit. Entitled Constructive Change: Innovation in Action, the event marked a new chapter in how we convene, collaborate and champion the renovator community across Ontario. More than 100 renovators and service professionals gathered to discuss the industry and what is needed next. Also in November, we saw the Missing Middle Initiative release a new report commissioned by OHBA and BILD, From Aging in Place to Energy Efficiency: The Economic and Social Power of Home Renovations. The report underscores what many already know from lived experience—that renovation is not only essential to affordability and livability, but a powerful driver of economic growth, sustainability and community resilience. The data tells a powerful story. In 2024, residential construction in Ontario directly accounted for 274,600 jobs, nearly $18 billion in employee compensation, and over $34 billion in economic activity. When you include indirect and spinoff effects, the broader sector supports 457,000 jobs, $30 billion in wages, and $57 billion in economic output—roughly 5.5% of Ontario’s total employment and a major contributor to our $1.2 trillion economy. Renovators are a cornerstone of that impact. The renovation portion of residential construction accounts for approximately 40% of all direct and indirect employment and activity in the sector. When both direct and spinoff activities are considered, renovations contribute over 170,000 jobs, more than $11.3 billion in wages, and $21 billion to Ontario’s economy each year. OHBA is proud of the contributions of our renovator members and is excited to see the work of the Ontario Renovators’ Council in 2026. ONTARIO HOME BUILDER | WINTER 2026 10

Are you one of the builders shaping the future of Ontario’s homebuilding industry? This year, the spotlight is brighter than ever. The 2026 EnerQuality Building Innovation Forum & Awards (BIFA) calls for submissions that reflect the highest standards in homebuilding, the work that sets your organization apart. Whether you’ve built a high-performance home, delivered an outstanding renovation, or launched a breakthrough initiative, this is your moment to capture industry recognition and elevate your brand. Think your work stands out? This is where you prove it. A win doesn’t just shine on stage, it becomes a powerful badge of credibility, strengthening every proposal, every conversation and every client relationship that follows. And for innovators ready to take the stage, the Innovation Gauntlet returns with even more energy. This live, high-impact pitch experience invites bold thinkers to present their most compelling products, technologies or solutions in a fast-paced, Dragons’ Den–style showdown. It’s dramatic. It’s engaging. It’s where big ideas meet big opportunities. Whether your company is entering the EQ Awards, taking the stage to pitch in the Innovation Gauntlet, or attending the Building Innovation Forum & Awards event, one thing is certain: the industry will be watching. So ask yourself, is your next big win waiting here? Step forward. Be recognized. Be at BIFA26.

Scan the QR code below to submit your entry today and show Ontario what excellence looks like.

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ASSOCIATION NEWS

What’s Coming in 2026 for OHBA?

Fresh off an event-packed 2025, OHBA is looking ahead to another exciting and impactful calendar in 2026. We’re bringing members together through education, advocacy, networking and celebrations across the province and beyond. Our first event of the year is the Central Ontario Housing Summit, hosted by the Durham Region Home Builders Association on January 29, 2025. More details, including registration, can be found here. Advocacy remains central to OHBA’s work in 2026, with key touchpoints throughout the year, including our ONTARIO HOME BUILDER | WINTER 2026 12

annual Advocacy Day at Queen’s Park and our member reception at the Association of Municipalities of Ontario (AMO) Conference in August. Building on strong engagement and feedback, OHBA’s education webinar series will continue to run through 2026. There will be dedicated programming for under-40 members (including a U40 night at a Toronto Blue Jays game), and for renovators (including our second-ever Renovators’ Summit!) These sessions will once again focus on timely issues, practical insights and professional development opportunities.

More details will be shared as we approach these exciting discussions. Our International Housing Study Tour will be visiting beautiful Budapest in May, while on the homefront we’ll be teeing it up at our second annual Golf Classic. And then, of course, there’s our 2026 Annual Conference, which will be taking place at Blue Mountain Resort in Collingwood from September 27-29, 2026. We can’t wait to be back together, celebrating our members, their projects and our industry! Be sure to check our social media and our emails for more details on our events as they are announced! ONhomebuilder.ca

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ASSOCIATION NEWS The province has also signalled its intention to limit municipalities from imposing green development standards at the lot level through tools like site plan or development agreement conditions. This would improve regulatory consistency. It would also ensure that any enhanced standards municipalities pursue cannot be made mandatory and must remain voluntary, incentive-based options that builders can choose to adopt when they align with project financials or pro formas, and that support uptake where appropriate, without compromising housing affordability.

A Municipal Service Corporation pilot in Peel Region could expand municipal financing options for water and wastewater projects beyond development charges.

Development Charge Collection at Occupancy

Province Delivers Housing Wins Bill 60 boosts predictability, cuts red tape The Ontario Legislature rose from its fall session on December 11, 2025. On the housing file, the biggest development was the passage of Bill 60, the Fighting Delays, Building Faster Act, 2025, legislation that advances several longstanding OHBA priorities aimed at reducing costs, improving predictability and accelerating the delivery of new homes.

Municipal Service Corporation Pilot in Peel A central feature of Bill 60 is the launch of a Municipal Service Corporation (MSC) pilot project in Peel Region. OHBA will be actively monitoring this initiative, as MSCs have the potential to provide municipalities with broader financing opportunities to invest in water and wastewater infrastructure without relying on Development Charges (DCs). Given that water and wastewater infrastructure typically accounts for approximately 40% of DCs, a successful MSC model could significantly reduce the development-charge burden and improve the financial feasibility of new housing projects across Ontario. ONTARIO HOME BUILDER | WINTER 2026 14

Standardizing and Streamlining Development Charges Bill 60 also introduces new legislative and regulatory measures to standardize DCs, prevent inflated or inconsistent cost assumptions, reduce disputes and enhance overall transparency. These changes address a critical challenge for builders who require predictable and defensible cost structures to advance projects efficiently. The Act further includes as-of-right minor variances and expanded ministerial planning authority, both of which will reduce unnecessary layers of local approvals and help advance provincial housing priorities more quickly.

Green Development Standards Under Bill 60, the City of Toronto will no longer be able to require green roofs or other alternative roofing surfaces beyond provincial standards. This change will align Toronto with other municipalities and reduce additional cost pressures mandatorily placed on builders operating in the city.

In another positive development for the industry, the province implemented significant reforms to the Development Charges Act through Bill 17, passed earlier this year. As of November 3, 2025, development charges for nonrental residential projects must now be paid at occupancy rather than at the building-permit stage, and municipalities are no longer permitted to charge interest on any legislatively deferred DCs. This longstanding OHBA request improves builder cash flow, reduces financing costs, and supports greater housing affordability by better aligning DC payments with the timing of home delivery.

Fall Economic Statement: HST Relief for First-Time Buyers On November 6, 2025, Finance Minister Peter Bethlenfalvy released Ontario’s Fall Economic Statement, reaffirming the government’s commitment to remove the provincial portion of the HST from new homes purchased by first-time homebuyers, pending the passage of the coinciding federal legislation. OHBA continues to emphasize that more comprehensive action is required to unlock supply and restore affordability. Our position remains clear: All new home construction and substantial renovations should be exempt from HST. We will continue to urge both the provincial and federal governments to implement a full exemption to support builders and homebuyers alike. OHB ONhomebuilder.ca

When Leigh-Anne Mackenzie isn’t expertly managing logistics for customers at Convoy, she’s spreading holiday cheer as an entertainer on train rides for adults and children alike. For over eight years, she’s made every holiday journey memorable with her performances. Just as she creates magic for families on the train, Leigh-Anne brings the same warmth and dedication to every project she handles. Her knack for keeping things on track ensures that our customers always have a smooth ride. We’re proud to have Leigh-Anne on board, bringing joy and precision to every project. If you’re ready for your next project to have that magic touch, trust our team to make it happen.

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Frame of Mind

Mix & Match

A new German project stresses choice and adaptability

WITH SHIFTING demographic trends that are driving greater diversity in the housing market, builders and architects are considering innovative design and marketing strategies. Offering adaptability to buyers’ lifestyles, space needs and budgets during the buying process is one of them. In architecture, residential adaptability refers to the ability of living spaces to change and evolve in response to occupants’ needs. This concept encompasses flexibility in design, functionality and usage, allowing spaces to serve multiple purposes and accommodate various life stages. Key characteristics of adaptable housing include modular elements, movable walls and multifunctional furniture. These enable residents to easily reconfigure their homes to suit changing requirements, such as growing families, aging in place, or remote work. Though most think of adaptable homes as those with rapidly convertible mechanical aspects, there are two main types. First, some homes ONhomebuilder.ca

are adaptable because interior space options are offered to buyers before occupancy. Homes designed as rudimentary shells can be customized and completed according to the owner’s space preference and budget. These units can be outfitted with a menu of plug-ins that extends beyond finishes. The second, more common type, is designing for post-occupancy adaptation. The most familiar example is a home that can be modified quickly and without complex alterations. This category involves movable, demountable walls or spaces dimensioned for multiple interior configurations. For example, a room could easily become a bedroom, dining room or home office. It also includes dwellings designed to accommodate aging in place for future mounting of assistive devices. An example of this is reinforced walls for mounting shelves or grab bars. Designing units that simplify add-on or add-in spaces can also be included in this category. What may such units look like? Van B is a 142-apartment project by UNS for

Bauwerk Capital. Located in Munich, Germany, this project utilizes a series of transforming “plug-in elements” to maximize the utility of a limited space. Though the complex itself has units ranging from 355 SF to 1,808 SF, each feels larger thanks to the reconfigurable furniture. The exterior, composed of orange and white metals with a mansardstyle roof, reflects the traditional surrounding buildings. Further, Van B makes strong strides toward sustainability through a rooftop garden and passive solar strategies that reduce the building’s reliance on mechanical heating and cooling systems. The core feature that makes this project adaptable is the plug-in system. Prior to moving in, residents can select from up to nine different options, including modules for sleep, fitness, storage, lounge, table and more. Each plug-in is a box placed on rails arranged along one wall of the apartment. Additionally, they have been carefully designed to ensure that no matter what combination of units a user chooses, they will fit together harmoniously to create a cohesive unit. Though designed as a prototype for city living, the project is currently fully inhabitable. Utilizing a series of sliding, fold-down furniture and rearrangeable pegboards, Van B helps occupants make the most of their space and budget in an elegant manner. OHB 17 WINTER 2026 | ONTARIO HOME BUILDER

INSIDE STOREY O n e - o n - o n e w i t h i n d u st ry exp e r t s

Mind Gains

The alarming state of mental health in construction requires decisive action THESE ARE DEPRESSING times for many, and this industry stands out more than most. Research compiled in a 2025 global review found that 83% of Canadian construction workers had experienced a mental health issue, including anxiety and depression, substantially higher than the general workforce. Suicide rates are nearly four times higher than fatal workplace accidents. Substance abuse rates are nearly double the national average, with 30% of Ontario’s drug overdose deaths in 2020 occurring in this sector. A recent Globe & Mail report noted that lost production in Canada due to opioid deaths from 2021 to 2024 was likely north of $60 billion, and that construction/trades were responsible for 20% of all workplace fatalities, even though they account for just 6% of all jobs. RESCON’s seventh annual Mental Health and Addictions in Construction ONhomebuilder.ca

seminar in late November shone a light on the alarming numbers, as well as what employers need to do to protect their employees—and themselves. OHB spoke to Andrew Pariser, V.P., Chair of Health & Safety Committee at RESCON, and listened in to industry experts assembled for the seminar panel, including Mark Nolan, Director of Safety, Health, Sustainability and Quality at Multiplex Construction Canada; Allyson Lee, a lawyer with Sherrard Kuzz; Carmine Tiano, Director of Occupational Services at Ontario Building Trades; and Kathy Martin of the Ontario Infrastructure Health & Safety Association (IHSA).

OHB: The numbers of those suffering with mental health seem to be rising.

ANDREW PARISER: “The ratio used to be one in four with either a mental health issue

or who were impacted. Now we say that if you’ve been in construction any length of time, you either have a mental health issue or you know somebody who does. And the state of the economy doesn’t help. If you have a fear of losing your job, it’s going to negatively impact your mental health. And it’s not limited to on-site construction—it impacts those in the office, suppliers, the entire supply chain—everybody and their families. “But some of the increase in reported incidents is because people aren’t suffering in silence as much as they used to. They better understand that asking for help doesn’t make you weak.”

This annual mental health seminar does more than just highlight stats.

ANDREW PARISER: “We want to support people in the industry who support those who need help: the union rep, foreman, somebody in HR or management—anybody who wants to step up and provide assistance.”

KATHY MARTIN: “We take a three-pronged approach at IHSA. First is equipping employers with the knowledge and skills to measure psychological health 19 WINTER 2026 | ONTARIO HOME BUILDER

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and safety, and providing support through consulting. Second is equipping leadership roles with skills to talk about mental health and related issues, like substance use health. This helps tackle stigma. Third is the pathway to support, which starts with noticing workers who may be struggling, and continues throughout the continuum within and out of the workplace. “We’ve spent the past five years developing tools and resources. We’re really pushing skill-building. If you manage people, our ‘Opening the Door to Support’ course will equip you to have deeper conversations about issues like substance use and suicide. All of our on-demand training is currently free for a limited time. If you need support, we’ll help you put a plan together.”

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CARMINE TIANO: “The feds, province

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and municipal public health all have hotlines, such as 988, the nationwide 24/7 suicide crisis helpline. And I’ve suggested to our unions that if you’re going to provide a service, you’d better vet it to make sure someone is on the other end of the line when you call.”

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ALLYSON LEE: “Yes. For those who might not be converted just by the human cost, there’s also the monetary cost. I’m seeing three trends in the past year. First is an increase in mental health awareness among employers and unions, which is great. Second is a legal one—Occupational Health and Safety Act (OHSA) liability. The Supreme Court of Canada decision in R. v. Greater Sudbury (November 2023), found that a project owner can be considered an ‘employer’ under the Act, even when they have no direct control over the workers. Third, the penalties if you potentially fall within that group are increasing. OSHA requires every employer to take every reasonable precaution under the circumstances for the protection of their workers. And as of December 2024, we’ve seen an increase in minimum penalties if you fail to take appropriate steps. Are your workers operating unsafely in a way that causes critical injury or fatality because of substance abuse? It’s now a $500,000 minimum fine if an employer is found guilty of a second act under the OSHA that results in a death or critical injury within two years. ONhomebuilder.ca

“But sometimes, with the best of intentions, a construction employer may jump the gun, prematurely drug testing (which impacts personal privacy) or shifting people to administrative tasks—and the courts, boards and arbitrators are pushing back. In B.C. in 2025, we saw $200,000 awarded to a worker who was drug tested when it wasn’t necessary—he’d merely rolled his ankle on gravel. If there isn’t a good reason, you can’t get to the point of requiring all your workers to test for drugs and alcohol. “It’s not that you can’t drug test at all; it’s that you need to have a plan before it becomes an issue. You want to avoid the sense that you haven’t thought this through and made a knee-jerk reaction. That’s when the lawyer will ask, ‘What was your plan to get here?’”

What needs to change the most?

CARMINE TIANO: “I’d like to see a paradigm shift in health and safety to take a total worker health model—integrating physical and mental health wellbeing into your programs.”

MARK NOLAN: “As builders, we need to be honest with ourselves in that while our physical safety systems are sophisticated, our systems for mental health and psychosocial risk have not evolved at the same pace. We must treat psychological hazards with the same rigour as physical ones, integrating planning and verification into that work. That means embedding mental health into the risk assessments we conduct on a daily basis, designing work to reduce psychosocial stressors, training supervisors to intervene early, and measuring outcomes just as we do for critical tasks. “In 2020, our business faced a tragedy outside the work environment that reminded us how deeply people matter. It strengthened our commitment to supporting and caring for one another. We launched a mental health program to reduce stigma, recruited and trained mental health first aiders, formed a committee, conducted peer support sessions and extended help to union staff as part of a two-year mental health strategy. “We’re a big organization, but we don’t know everything. It’s important to be humble in this space, and not be afraid to ask industry peers for advice.” OHB ONhomebuilder.ca

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Whether clearing a path for presentation centres and model homes or reno client driveways, Craftsman’s new 2xV20* 18" Snow Blower Kit offers cordless power for winter. Weighing 45% less than traditional gas units and up to 85% quieter, it clears 18"-wide paths, tackles up to six inches of snow, and works for up to 30 minutes. It throws snow 30' and stores efficiently. Two 6.0Ah batteries and a three-year warranty are included. CRAFTSMAN.CA

Cloud-Based Lock System

Allegion Canada has introduced Zentra, a new cloudbased access control solution tailored for multifamily and mixed-use buildings. Designed to integrate seamlessly with Schlage electronic locks, Zentra helps builders, developers and property managers streamline security from front entrances to individual units. The platform centralizes access management while giving residents mobile credential options through Apple Wallet and similar tools. ZENTRA.CO

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ADVERTOR IAL

The Concrete Solution to Canada’s Housing Crisis. Ontario’s housing market is facing a serious challenge. While other provinces are recording new highs in housing starts, Ontario has fallen behind. RBC recently reported that the province is now at its lowest sixmonth average for housing starts in a decade. For a province that has pledged to build 1.5 million new homes in ten years, that slowdown is more than a setback; it is a warning sign. Each delayed start deepens the affordability crisis and puts more pressure on communities already struggling to keep up with demand. Developers, municipalities, and policymakers agree that the traditional way of building is too labour intensive, weather dependent, and slow to meet the scale of the challenge. The solution will not come from working harder, but from working smarter. That is where precast concrete systems, and in particular Stubbe’s FastTrack program, are proving that speed, quality, and affordability can exist together. At Harvestview Apartments in Tillsonburg, the results speak for themselves. Construction began in September 2024. Model suites opened eight months later, leasing began in May 2025, and by November, only 14 months after ground was broken, the project was fully occupied. “This isn’t theory,” says the Stubbe’s team. “It’s proof of what can be achieved when innovation meets preparation.” FastTrack’s approach is straightforward but transformative. Rather than waiting on materials, trades, or weather, the entire building structure including walls, floors, balconies, and stairs is manufactured off-site in Stubbe’s Ontario facility and assembled with precision on location. This integrated process shortens timelines by nearly half, reduces risk, and provides the kind of cost certainty that today’s market demands. At Harvestview, that certainty resulted in a total hard construction cost of $230.74 per square foot, including finishes, appliances, blinds, and amenities. It demonstrates how efficiency can coexist with quality and comfort. Faster timelines also mean lower carrying costs, earlier occupancy, and stronger financial outcomes for developers, investors, and community housing partners.

But these are not just buildings. They are homes designed for real people and families. Harvestview offers a thoughtful mix of units, with only a limited number of bachelor suites and a wide range of onebedroom, one-bedroom-plus-den, and two-bedroom options. Many include spacious balconies or patios that create a stronger connection to the outdoors and enhance livability. Harvestview also redefines what it means to offer amenities. Complete with a fitness centre, sports courts, outdoor courtyards, a party room, and a resident lounge, the community is designed around spaces that bring people together. Whether residents are working out, playing pickleball, or relaxing by the fire pit, every feature is intended to foster interaction and belonging. “It’s a new view on how amenities can do more than offer convenience,” the Stubbe’s team explains. “They help create a true sense of community.” The benefits extend well beyond speed and design. Because Stubbe’s designs, engineers, and produces all precast components in-house, the company controls every stage of production. Projects face fewer delays, fewer coordination issues, and far less risk of cost overruns. Municipalities benefit from simplified inspections, while developers enjoy faster occupancy and quicker returns.

Delivering the Volume Ontario Needs

FastTrack is built in Canada for Canadians. More than 84 percent of the raw materials including cement, aggregate, and rebar are sourced within Canada. Each project accelerates housing delivery while supporting local jobs, industry, and innovation. Stubbe’s current production capacity can support between 6,000 and 7,000 homes per year, and expansion plans are already underway to increase that output by another 75 percent. In a province struggling to keep up with population growth, that level of production could make a measurable difference in achieving housing targets. The next evolution of FastTrack is already in development. Stubbe’s is expanding the system to create a townhome product line designed to bring the same speed, efficiency, and architectural quality to lowrise and suburban developments. This new version will help smaller communities diversify their housing mix while keeping projects on schedule and within budget. Canada’s housing bottleneck is not a failure of will but a failure of method. The tools and technology already exist to build faster and more efficiently. Systems like FastTrack show that large-scale housing can be delivered in as little as twelve to fourteen months from groundbreaking to occupancy without sacrificing quality or design. If Ontario is to meet its housing goals, it must embrace innovation at scale. The blueprint is already in place: durable, efficient, Canadianmade construction that shortens timelines, controls costs, and strengthens communities. It is time to stop talking about the housing crisis and start building our way out of it.

Scan to view the CONSTRUCTION COST ANALYSIS

THE

Prefab Gamble Canada’s government and its largest residential builder are investing heavily in factory-built homes. But is it the answer to our housing crisis? By Jonathan Oke

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ITH THE PATH to affordable housing harder to find than Wakanda on Google Maps, the federal government decided it was time for drastic measures. Which brings us to Mark Carney’s Build Canada Homes (BCH) plan. Essentially bypassing traditional residential construction, the BCH plan aims to double housing starts by focusing on prefabricated and modular construction to deliver faster, more affordable and more sustainable housing. To that end, the government is investing $13 billion to launch the BCH initiative, beginning with an initial phase of 4,000 modular homes built at six federal sites. These sites have a total capacity for up to 45,000 units over the longer term if the first builds and partnerships prove successful. The plan leverages public lands, bulk procurement and incentives to supercharge construction and restore affordability. It’s a big gamble. Whereas a country like Sweden leads the world in prefabricated housing, with approximately 84% of new detached homes built using prefab methods, here in Canada, the number is estimated at around 6%. But it has been trending upward, with some OHBA members already in ‘factory mode’ prior to the federal announcement. Backed by more than 15 years in prefabricated and panelized construction, Triumph Group launched PrimeFab this year in August as a dedicated prefabrication division delivering high-performance wall systems and building components. Its primary facility, equipped with advanced German technology, is a newly renovated plant in Midland measuring over 100,000 sq. ft. A second state-of-the-art 50,000 sq. ft. plant in Toronto complements production capacity and geographic reach across Southern Ontario. In anticipation of prefab’s potential, Caivan opened its 130,000 sq. ft. Advanced Building Innovation Company (ABIC) facility in Ottawa five years ago, producing major home components such as walls, roofs, ceilings, doors and windows for onsite assembly. ONhomebuilder.ca

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It’s the rebirth of a Mattamy-backed company, though, that marks the most ambitious foray onto the Canadian prefab landscape. Originally launched in 2007, Peter Gilgan’s Stelumar is erecting a two-building plant—310,000 and 170,000 square feet, respectively—in Mississauga. Producing walls and floors, and employing hundreds, “the highly robotic plant will be one of the most automated home building facilities in the world,” according to Stelumar G.M. Peter Hass. Production is slated to commence this winter, with operations at scale by 2027. Other locations scheduled to follow will integrate the Mississauga plant’s walls and floors into fully volumetric modular boxes—as many as 15,000 annually. Ranging from condos to large detached homes, it will equate to an average of 3,000 residential units a year.

Promise Robotics’ multitooling technology allows a single unit to perform multiple tasks, meaning far less space is required for production. Below left, a crane prepares for the installation of a factory-finished roof.

Why is the business model now feasible compared to when Gilgan was making fully detached homes in a factory nearly 20 years ago? “There’s a software side and a hardware side to it,” Hass explains. “As an example, converting the 2D CAD drawings into machine-readable drawings required a team of over 40 people back then. With today’s technology, we model everything in 3D from the outset, then automatically convert it into machine-readable drawings. So, that’s now zero people, and zero time. “On the hardware side, even with the latest equipment, it used to still be relatively manual, and with the fixed costs of the factory and extra shipping, you’d end up spending the same amount of money to manufacture, so the math didn’t work,” Hass adds. Modern automation, though, is coming to the rescue of that math, and Promise Robotics is at the tip of the spear. With factory locations in Calgary and Edmonton, and looking for builders to work with in Ontario, Promise is a Canadian-born production system—built by builders, for builders. “Our AI turns general-purpose robots into adaptive builders, capable of handling custom home designs and local codes,” explains cofounder and CEO Ramtin Attar. “This unique intelligence is what enables us to help builders deliver homes 60% faster than traditional methods. Our commercial partnership with Mattamy Homes at our Calgary ONTARIO HOME BUILDER | WINTER 2025 30

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HOW TO TAKE ADVANTAGE OF THE NEW BUDGET “Modular has a different business profile. With traditional construction, you scale up and scale back more easily—it’s more labour-intensive and capital-light, whereas modular is capital-intensive. You spend a lot of money to build a factory, and that factory has to be going 24 hours a day, seven days a week, to be profitable.” Matti Siemiatycki Infrastructure Institute, University of Toronto

factory shows that even the most established players are ready to embrace this next-generation approach.” Unlike standard assembly-line production, Promise’s robots can be fitted with tools to perform multiple tasks, including cutting, gluing, nailing, and more, enabling wall panels and floor cassettes to be constructed on a single table rather than being passed down the line for individual tasks. “We have developed custom robot end-effector tooling that enables these processes, making Promise very unique,” says Attar. This cutting-edge advance in the prefab world will allow new facilities to produce the same number of panels in a fraction of the space of most existing plants—and with fewer employees—making the factory business model substantially more feasible.

Greasing the Wheels

Regardless of size, you still need megabucks to build your factory, and the BCH plan offers some funding opportunities. For Stelumar 2.0, Gilgan and Mattamy are providing the capital—but they’re also supplying much of the customer pipeline. And therein lies the key. “Modular has a different business profile,” explains Matti Siemiatycki, Professor of Geography and Planning and director of the Infrastructure Institute at the University of Toronto. “With traditional construction, you scale up and scale back more easily—it’s more ONhomebuilder.ca

The new budget does almost nothing for traditional home builders, with the $13 billion targeted for the Build Canada Homes program focused on non-market, supportive and affordable rental housing, notes Steffe deGraaf, founder of AEC Benefits in Burlington. Having done a deep dive on Mark Carney’s new budget, deGraaf has produced a 17-page builder playbook on LinkedIn, with vetting from industry insiders that included Quality Homes president/CEO Stan Newman. What’s the short and sweet of it for traditional builders and others looking to get a piece of the pie? “You must pivot to serve markets that (the government) is funding, or partner with the groups who are getting the cash,” deGraaf advises. While the big winners in the new budget include modular/prefab builders, so too is it for companies that partner with municipalities before tenders drop. “The first request for qualifications for modular/factory-built partners is already live. Your competition is already applying,” deGraaf writes. “If you are in prefab, or want to be, you must get on the Build Canada Homes (BCH) engagement list to become a pre-qualified supplier.” The $1 billion Transitional & Supportive Housing Fund is waiting to be mined, deGraaf stresses. “It is for new builds for at-risk populations. These are almost always fast-tracked using modular construction. BCH is looking for partners with a ‘proven track record.’ This is your entry point. Partner with a local municipality or shelter to build a 30-unit supportive housing project. You use this $1 billion fund to build it. Now you have a ‘proven’ modular project in your portfolio, and are at the top of the list when BCH issues its RFQ for a 4,000-unit contract.” DeGraaf also sees merit in building your own factory. “This is the no-brainer play of the entire budget. The government wants you to build modular. To prove it, they’ve introduced 100% immediate expensing for new manufacturing and processing buildings. You could build a small $5 million prefab modular component factory for things like granny suites, wall panels, floor systems, etc., and the entire $5 million can be deducted from your company income in year one. This is the government directly subsidizing your pivot to align with their $13 billion BCH strategy.” 31 WINTER 2025 | ONTARIO HOME BUILDER

labour-intensive and capital-light, whereas modular is capital-intensive. You spend a lot of money to build a factory, and that factory has to be going 24 hours a day, seven days a week, to be profitable.” Consider Katerra, a well-capitalized, high-tech building components manufacturer in the U.S. that was co-founded in 2015 by Michael Marks, former CEO of Flextronics and former interim CEO of Tesla. The company imploded in 2021, cites Siemiatycki, who has worked with CMHC reviewing stages of development of non-profits and who was part of a group that launched the Social Purpose Real Estate Accelerator in 2021. “Demand from builders and end users is what’s going to move the needle.” “A steady stream of business would provide the biggest impact,” agrees Melinda Zytaruk, CEO/president of Tooketree Passive Homes and Seed Prefabricated Panels, a six-year-old company operating out of a 10,000 SF facility in Baysville. “One way to do that is to provide reliable and adequate funding for non-market housing, such as supportive housing, community land trusts, not-for-profit and co-op housing. That will also create jobs and save the province money in social services and other costs.” Another recommendation would be to move toward more performance-based rather than prescriptive building codes, Hass suggests. “When you’re in a factory

“Machines can lift much bigger sheets than the standard 4’x8’ piece of drywall, which means you can get more creative in finding ways to meet the desired performance of a wall or floor.” Peter Hass Stelumar

So, is this the answer?

Within the industry, the quality control advantages of factory production, from eliminating human error to improvements in sustainability, are unquestioned. ONTARIO HOME BUILDER | WINTER 2025 32

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PHOTO: HOMAG

environment, you can build differently than in the field. Machines can lift much bigger sheets than the standard 4’x8’ piece of drywall, which means you can get more creative in finding ways to meet the desired performance of a wall or floor. With prescriptive codes, it’s hard to come up with improvements or to change the wall makeup to make a better end product, since you’ll need a new UL listing and additional testing. But if we had a more performance-oriented code, it would enable much more innovation in this space. “And with the exact same buildings going up in multiple locations, there’s an opportunity for permitting to be sped up,” Hass adds. Facilitating product transportation is another logical step. “Right now, to go from the factory to the site, we go on a municipal road to a regional road, then to a provincial road, then back onto a regional road and back onto a municipal road,” Hass notes. “Every one of them has different rules regarding what counts as an oversize load, what type or number of escorts is required, and what times of day you can ship. Getting alignment across all jurisdictions will reduce a lot of red tape!” “Certainly, it helps if the factories are built near where the housing is happening,” advises Siemiatycki.

An automated German processing system assembles wooden panels (right), while modules take shape on the factory floor (previous page). This is an example of the cutting-edge solutions that will be employed at Stelumar’s Mississauga plant.

“We can do some cool things, including optimizing algorithms for cutting material to improve efficiency and reduce waste,” Hass says. “And we use engineered lumber more than dimensional lumber. It results in a stronger, more structurally sound product and allows further stud spacing. That means you can install more insulation, raising R-values. We can also use cellulose inside walls, which is difficult in traditional construction, lowering your embodied carbon.” But given that an essential goal is affordability, is this, in fact, a cheaper way of building? “Ultimately, we think we can have pretty significant cost savings long term, but in the short term, we see it as being cost-neutral to that of traditional construction,” Hass says. Will it shorten overall timelines? Significantly for multi-residential, says Hass. “Our first project is a set of six-storey buildings in Mississauga. The above-ground portion will take six months, as opposed to the two years if you were doing traditional concrete construction.” Not everyone is convinced of the numbers when it comes to low-rise, however. “People are claiming things like we’re going to cut construction costs by a third. That’s baloney. Even claims about construction time are questionable,” says Mountainview Building Group co-owner and operations manager Mike Memme. “It takes us six to eight months to build a house from when we start digging the hole to when we move the family in. But after putting in the ONhomebuilder.ca

PERCENTAGE OF PREFAB HOMES BY COUNTRY COUNTRY

Approximate % Prefab/New Homes [2023–2025]

SWEDEN �� 84% (single-family) NORWAY �� 45% (single-family) FINLAND �� 40% (single-family) DENMARK �� 30% (single-family) GERMANY ��26.1% NETHERLANDS �� 21% JAPAN ��12.6% UK ��7.5% UNITED STATES ��6.6% CANADA �� 5% AUSTRALIA �� 5% 33 WINTER 2025 | ONTARIO HOME BUILDER

foundation, backfilling, and dumping off the lumber, it’s only two more weeks to frame the house, including shingles. And 50% of that is the roof, and roof trusses are already panelized off-site. It’s five days for the roof, and five days for the first and second floors. If you pre-panel the walls and the floor deck, you might save three of the five days to assemble the first and second floors. So out of my six- to eight-month build, we may have saved three days!” Modular is faster, but it has major challenges in big cities. “It’s hard enough to drive in downtown Toronto if you’re in a passenger vehicle, much less driving volumetric housing units on a flatbed,” notes Siemiatycki. “That said, panelized models or smaller parts of the module are increasingly being used in downtown areas.” Memme himself is seeking a prefab solution to labour shortages. “I can’t find enough framers to grow my business,” he says. “We maxed out during the rush at 300 houses. We had enough land but didn’t have enough framers to go beyond that, so I had to stop selling. Panelization may allow me to decrease the framer load on site by 30-50%.” But prefabrication is not a panacea, cautions Siemiatycki. “In Canada, I find we glom onto a movement. There’s a kernel of a good idea, but then we pile on like it’s the only solution. Modular/prefab has a lot of promise—it’s used successfully in places like Sweden, which has a similar climate. But we still have to look at it with a hard-headed business perspective: Is it actually cheaper, faster and of the same or higher quality? The hype around it is so high right now, and governments are trying to incentivize it so much, that I expect we will see a burst. But businesspeople and government policy people should be hard-headed about why it didn’t work in the past and make sure it’s actually going to deliver on the promise. I mean, the Stelumar plant says it will be able to turn out around 3,000 residential units a year, but we need 5 million homes over the next 10 years!” “Another of my worries is that we’re going to end up with that classic Canadian oligopoly, where a few companies get a ton of money, and get cozy, and the prices remain high. What we really need is vigorous competition in this industry, where people are bringing forward their theses of what’s going to work and why.”

Changing Perceptions

Ensuring that there will actually be a market for this type of construction is another box that needs to be checked off—and “box” is unfortunately the operative word for many would-be buyers. “On the policy side, we tend to talk about housing units, but people don’t live in a unit; they live in a home, which is in a community,” Siemiatycki says. “It has to be a place that speaks to their hearts.” However, a bevy of research, including the Decision Lab’s 2024 Shaping the Future of Housing report, notes that the uptake of prefab and modular construction ONTARIO HOME BUILDER | WINTER 2025 34

Caivan’s Summit Series in Orléans Village exemplifies how modern factory-built homes far exceed the stereotype.

across Canada has been sluggish due to lingering doubts about prestige, long-term quality, and the social status associated with factory-built homes.” Across the industry, there is a false perception that prefab/modular is of lesser quality,” says Steven Beites, director of the Institute for Northern Housing Innovation at the Laurentian University McEwen School of Architecture. “This largely stems from older, poorquality examples. But it’s a bit ridiculous, considering we don’t assume our vehicles or electronics are low quality simply because they’re manufactured in a controlled environment.” Hass, though, believes this is an easily traversed hurdle. “With Stelumar 1.0, there was a clause in the purchase agreements that essentially said, ‘Your home may be built in a factory,’” he says. “In years one and two, some people questioned it but ultimately were okay with it. By years three to five, customers were demanding that their homes be built in the factory because they recognized it was a much higher-quality product. There is work to be done on the industry side to show that these are not shipping containers—that they’re beautiful homes and that you will not know the difference from a traditionally built home. But we’ve already shown that customers will get there, and that’s a big win for the industry.” OHB ONhomebuilder.ca

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CRC HEAD OFFICE CRC Edgeley HEAD OFFICE 830 Blvd 830 Edgeley Blvd4X1 Concord, ON L4K Concord, ON L4K 4X1 ubcbuilt.ca ubcbuilt.ca

Rethinking Tarion Can other provincial new-home warranty models inspire targeted reform, or is a full rebuild required? By Ted McIntyre

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ast spring, a Toronto Sun column advocated for greater competition in Ontario’s home warranty market, noting that consumers were not being adequately protected. An earlier blog from law firm Siskind Doyle, meanwhile, suggested the opposite—that “the pendulum appears to have swung so far in the consumer direction, that Tarion is now making “homeowner-friendly decisions that are not grounded in business realities.” As the saying goes, it’s hard to please everybody. But could an amended model at least please more? To solicit critical input, OHBA surveyed members late last summer as an initial step toward proposing possible alterations—or perhaps an entire overhaul—of Ontario’s publicly administered Tarion new-home warranty corporation (see sidebar). But the association also went looking to see if the grass is greener elsewhere in Canada, where private insurance warranties reign, by hosting ONhomebuilder.ca

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And the Survey Says…

“When I started in B.C. 26 years ago, we had seven providers. Not one of them still exists the same way it did. Everybody has had a new insurer at least once, if not twice, in the past five to 10 years.” Kerry Nagy Travelers Canada V.P. of Underwriting

a dynamic seminar during OHBA’s annual conference in Collingwood in September. Entitled “Rethinking Warranty: Models, Lessons & the Path Forward,” the session brought together leaders from Ontario and across Canada to compare builder warranty models, highlight practical lessons, and unpack how different systems manage risk, enforcement and consumer protection. “It was amazing—there has never been anything like it,” exclaims Mountainview Building Group Operations Manager and co-owner Mike Memme, who had made it a personal mission to organize the expert panel before his 2024-2025 term as OHBA chair came to a close. “Some of our builders in Ontario work in other provinces where they have a choice of warranty providers, and some are asking if we should have that choice, while others are afraid of it. The first step has to be education.” Matt McCurrach, president of Homex Development Corporation in Kamloops, Travelers Canada ONTARIO HOME BUILDER | WINTER 2026 38

V.P. of Underwriting Kerry Nagy, and Scott Hamilton, president of the Alberta New Home Warranty Program and its education division, the Professional Home Builders Institute, shared insights from western Canada. Tarion president/ CEO Peter Balasubramanian represented Tarion’s side of the discussion, while Wastell Homes President Sue Wastell served as moderator. If there was a single point of consensus among the group, it was the rising temperature of new-home buyers facing perceived defects in their properties. “We’ve gone from building at $100 a square foot in 1999 to over $400 a square foot today in B.C., and that price point has escalated consumer expectations—not just on the builder front but the home warranty front,” says Nagy. “For the longest time, around 10% of homeowners would submit a claim to their warranty provider. Now it has probably gone to between 15% and 20%.” “I became CEO of Tarion in 2020,” notes Balasubramanian. “Two

Conducted at the end of summer 2025, OHBA’s Understanding Builder Experiences with Tarion survey provided a detailed analysis of Ontario residential builders’ experiences with Tarion, gathering responses from over 160 OHBA members. Nearly 90% of respondents have dealt with the province’s new-home warranty provider for five years or more, representing builders of all sizes. The survey reveals strong industry demand for information on warranty alternatives and reforms that integrate best practices from other regions. Feedback highlights notable challenges with Tarion’s processes. Communication and consistent decision-making are builders’ primary concerns, with over three-quarters citing poor communication as a major issue. Builders report delays, unclear notices and conflicting guideline interpretations, especially within warranty services, underwriting and stakeholder relations departments. The survey also shows dissatisfaction with the Builder Arbitration Forum (BAF), describing it as costly, slow and biased. Builders perceive an imbalance in the process, where the burden of proof is higher for them and timely responses from Tarion are lacking. Despite these criticisms, builders acknowledge Tarion’s role in risk mitigation through standardized programs, dispute resolution, and mandatory licensing and education. Tarion’s updates, webinars and digital tools are valued by some respondents, bolstering consumer confidence in Ontario’s housing market. To improve outcomes for builders and homeowners, respondents call for consistent guideline application, more balanced dispute resolution, clearer communication (especially about warranty coverage), and accountability for maintenance issues. Many advocate for alternative warranty providers to encourage competition and innovation. Improved technology and streamlined tools are also recommended for a more efficient claims process and clearer status updates. Tarion CEO Peter Balasubramanian says he welcomes the feedback: “I didn’t read the survey as saying OHBA membership was completely down on Tarion and wanted a for-profit model. I heard them saying, ‘Hey, let’s talk about this and get more information,’ and I’m totally supportive of that idea.” ONhomebuilder.ca

months in, we had COVID, and you saw a complete sea change in the way people dealt with their homes. The crack in their kitchen they only saw when they left in the morning and came home at night, they were now seeing all day long. And now, amid a housing market crisis, people are looking to get more out of their warranties. And that’s never going back.”

Non-Stop Claims Out West The trend of increasing complaints highlights one dramatic difference between the home warranty setup out west versus Ontario. “Whereas there’s an interval to submit claims in Ontario, new homeowners can make claims at any time in Alberta,” notes Hamilton. “And there’s no limit to the number of claims or number of issues per claim.” How do they handle those claims? “While other providers will tell you to deal with the builder

first, with our Travelers policy, to preserve your rights under the warranty coverage, homeowners need to submit a claim prior to the expiry date of that component,” explains Nagy. McCurrach, on the other hand, says Homex “prefers that the owners come to us first versus our provider. If it’s something serious, like plumbing, heating or an electrical issue, we can deal with it right away. But if it’s something minor, we ask that people let us know in ‘month 11’ and we will tackle it in that final month.” Balasubramanian says that most builders and consumers he’s spoken with are in favour of defined timelines. “Homebuyers want a day circled in the calendar for when things will get done, while for builders it also helps organize their trades.” And how are dispute resolutions handled elsewhere? It varies by province—but it isn’t easy anywhere. “In Alberta, it’s a real problem—it can be a little bit of a wild west thing for us,” concedes Hamilton. “There are ways that Ontario has a superior system in this regard.”

Division of Labour HCRA

Designated by the Government of Ontario effective Feb. 1, 2021, as the regulatory authority under the New Home Construction Licensing Act, 2017, the HCRA is a not-forprofit corporation that licenses and regulates individuals and companies involved in the construction and sale of new homes. Enforcing standards of competency and conduct, it addresses complaints regarding builder conduct and can take disciplinary action. It also seeks to help protect and educate consumers by ensuring that they can make informed decisions and understand the benefits of a regulated home-building sector.

TARION

“Travelers might have a claim on faulty siding that they have paid out on multiple times, and then call their other builders and say, ‘Hey, if you are using this siding, we may have to charge you a higher fee.’ Tarion can’t have those discussions." Mike Memme Mountainview Building Group Operations Manager and Co-Owner

ONhomebuilder.ca

Tarion is an independent, not-for-profit, consumer protection organization designated by the provincial government to administer Ontario’s new-home warranty and protection program as defined by the Ontario New Home Warranties Plan Act (ONHWPA). Its warranty coverage includes protection against certain defects and issues, as well as assistance in resolving disputes between new-home buyers and builders. Tarion has been providing consumer protection to Ontarians since 1976.

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“Within a week, we respond to the homeowner and start the conversation with the builder,” says Nagy, all of whose claims people are former after-sales-service people for builders. “Within 30 days in B.C., and 60 days in Alberta, we must have a resolution plan in place—whether the builder is doing it on our behalf, or we’re sending somebody with the builder to do the claims inspection. As soon as we have a builder who is not willing to go back because they’re owed a bunch of money, we’re still obligated to go there under the warranty coverage. Some claims are blatantly not valid, some are contractual, some are past deadlines, and in some cases I don’t care what the plan looks like—we’ll just fix the house.” “That’s one thing that came out of the Collingwood session— that when insurance providers deal with purchaser claims, it’s more of an insurance adjustertype process than with Tarion, where conciliation is often contentious,” Memme says. “An insurance company will sometimes just cut a cheque to resolve an issue, instead of wrapping the builder up in it or punishing them

online by showing that payments were made. They can say, ‘If you’re doing 200 houses a year and we pay $10,000 on your behalf to keep a single purchaser happy, we won’t treat it as a blemish on your record. But if that’s happening 5% of the time, your rates are going up.’ They can make an issue go away or act as a referee between the homeowner and builder in a way that Tarion, as a government body, can’t.”

Relationship Building Travelers is the heavyweight newhome warranty provider out west, dealing with 20% of the Alberta market and 50-60% in B.C. “We’re the only direct insurer in this business,” Nagy says. “Everybody else is a broker acting on behalf of an insurance company. They make money by taking a premium and giving a certain percentage or a fixed dollar amount back to the insurer. But they get to keep every fee they charge. It’s like checking out of an Airbnb—it may have been $300 a night, but by the time you

add that key handover fee, cleaning fee and taxes, you’re paying substantially more.” Still, the competitive model “easily” cuts builder costs, Nagy says. “The average premium in B.C. is around $1,000, compared to $1,800 in Ontario. The Alberta New Home Warranty Program will charge some people as low as $307 for a warranty, although their government adds a $95 fee. There are other warranty providers that tend to charge significantly higher premiums.” Travelers keeps an eye on its clients, even sending its tech reps to remote locations to review the product. “Not every year and every house, but it’s consistent,” Nagy says. “Is that one builder paying an inspection fee? No. But for every home they want to register, there will be an increased premium to cover off when mandatory inspections are required. Some providers do charge $100-$200 per inspection on a home, but it will still be cheaper than Tarion.” Would Memme prefer dealing with a non-government third party in Ontario? “My fees would be lower for sure,” he says. “And on the construction defect warranty, yes, because we deal with our

“There’s an interval to submit claims in Ontario, new homeowners can make claims at any time in Alberta, And there’s no limit to the number of claims or number of issues per claim.” Scott Hamilton President of the Alberta New Home Warranty Program

ONTARIO HOME BUILDER | WINTER 2026 40

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problems ourselves. We might have one conciliation inspection out of 500 houses every two years. “One of the challenges is to determine if Tarion should adjust fees based on risk,” Memme continues. “It’s hard to negotiate how risk should be defined—good versus bad builders. For example, we have fire insurance, and depending on our risk profile, some builders pay more than others. But that’s not possible with Tarion.” Private insurers can also act as advocates, Memme notes. “Travelers might have a claim on faulty siding that they have paid out on multiple times, and then call their other builders and say, ‘Hey, if you are using this siding, we may have to charge you a higher fee.’ Tarion can’t have those discussions—to tell you that other builders are having a problem and what manufacturers are involved.” Not that all relationships are long-lasting. “When I started in B.C. 26 years ago, we had seven providers,” Nagy says. “Not one of them still exists the same way it did. Everybody has had a new insurer at least once, if not twice, in the past five to 10 years.”

Who Gets The Choice? “I often hear that the private insurance market is better because it gives consumers choice. That’s not true,” Balasubramanian says. “The warranty relationship is between the builder and the insurance provider. The homeowner does not have a choice. And on the builder side, it’s the insurance company that chooses who their clients are. And some will be left out in the cold—unable to get warranty coverage or having to pay a higher price for that coverage.” “Gaps in coverage is an issue in Alberta,” Hamilton admits. “There are builders in some regions ONTARIO HOME BUILDER | WINTER 2026 42

“I often hear that the private insurance market is better because it gives consumers choice. That’s not true. The warranty relationship is between the builder and the insurance provider. The homeowner does not have a choice. And on the builder side, it’s the insurance company that chooses who their clients are. And some builders will be left out in the cold.” Peter Balasubramanian President, CEO, Tarion

struggling to get coverage, not because they’re a riskier builder, but just because of geography.” “Manitoba was looking at the Alberta/B.C. competitive model but squashed it because they have so many small builders that are hard to regulate,” Nagy adds. Balasubramanian also questions the contention that innovation thrives in a for-profit environment. “The enrollment fees we take in go to the guarantee fund,” he notes. “We don’t pay dividends to shareholders and drive a profit to a U.S. parent company. We reinvest it in technology, such as digital portals that help owners and builders communicate about warranty issues. So it’s no coincidence that our portal technology is bestin-class in Canada. And even if there were a company in Alberta

or B.C. that tried to build a portal like ours, it would only be available to their clients, whereas our digital tools, with their analytics, are available to every builder in the province for free.”

The Deposit Insurance Debate Deposit insurance has not been a component of warranties in B.C. since 1999; it’s a separate form with different legislation under the Real Estate Development Marketing Act. Its inclusion in Tarion’s model was critiqued during the Collingwood seminar for making Ontario vulnerable to events like ONhomebuilder.ca

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Cost Capping How do new-home warranty repair limits differ around the country? In B.C., it’s $100,000 per strata home, up to $2.5 million per condo common property, and up to $200,000 for a detached home. In Alberta, the limit is $265,000 per detached home. By comparison, in Ontario the maximum new-home statutory warranty payout is $400,000 for freehold homes and $300,000 per condo unit.

StateView Homes’ receivership— the primary contributor to Tarion’s record $100 million payout to homeowners in 2023-2024. “They should remove deposit insurance from Tarion and look at legislation to fix the single-family stuff to avoid another similar scenario, where somebody sells stuff on land they don’t even own, without even a subdivision plan,” says Nagy. “In our world, for those homes to be presold, that money would be sitting in trust until the subdivision was registered. If the Ontario legislation doesn’t change, it’s going to happen again, and Tarion’s fees and premiums will have to help pay for it.” While a deposits-in-trust regime is not mandatory, Balasubramanian thinks there needs to be protection for consumers and the guarantee fund, and doesn’t want deposit insurance (the inclusion of which is legislated in Tarion’s model) removed. “I think it helps builders trying to get people to buy their houses, to be able to say, ‘Give us a deposit—it’s protected by Tarion.’ It helps build confidence in that transaction. “That being said, we do have to find ways to mitigate that risk,” he adds. “One way we’re doing that is putting forward a policy ONTARIO HOME BUILDER | WINTER 2026 44

where, when a homeowner is giving a deposit, they provide us with basic transaction details in order to qualify for full deposit insurance coverage. That gives us the ability to double-check the transaction, protecting homebuyers and Tarion, while mitigating losses. Our goal is to make it a permanent feature of homebuying, in the same way it is automatic that you provide a deposit in trust to a lawyer when buying a condo or a resale home— except that ours is a far simpler process.”

The Conversation Continues As to which side of the fence the grass is greener, it’s fair to say that each can fertilize the other. “I had builders come up to me after the seminar, saying they really weren’t aware of how other models worked, and that it gave them an appreciation for how Tarion dealt with them,” Nagy says. “And as a monopoly, they have more power than we have as a collective competitive model. In B.C., we’ve been trying to get legislative changes—like regulatory definition

adjustments for clarity—for over 10 years. But because we don’t bark directly at the ministers responsible and go through B.C. Housing, which is a government entity, we get nowhere.” “It will be interesting to see if this goes both ways,” Balasubramanian says. “I think that there are some things we do that the private insurance model may want to adopt, such as certainty around the claims process.” Tarion, in turn, has borrowed from others in the past. In 2021, it implemented an Alberta/B.C. program that provided consumers with access to a mediation tool to resolve disputes without them being escalated. “And we should be looking at other provinces to make our coverage clearer. Structural failure, for example, is defined very clearly in B.C., while Ontario’s legislation is broader.” Balasubramanian also took note of the Collingwood seminar’s discussions on technical advice provided to builders by their private insurance partners—“although I’m not convinced it’s a space that for the majority of builders actually want us to be in,” he says. Could there be one system nationwide? “I don’t know if we can get there because the consumer regulations from province to province are so different,” Memme says. “Maybe what you have to do is break it apart—a construction defect warranty, and then the other stuff like deposit warranty. Out west, you can get a different provider for your deposit insurance and defect warranty. Most don’t because it’s just too much of a hassle to have different providers. But they are, at least, separate policies.” “I think just getting under the surface of the complexity of the different warranty approaches was an important part of the Collingwood seminar,” says Balasubramanian. “Once we get past the idea that it’s a simple solution, we can talk about tweaks we can make in Ontario to make our system better.” OHB ONhomebuilder.ca

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ONhomebuilder.ca

BUILDING BUZZ N ews a n d m ove s f r o m t h e i n d u s t ry

2018

$128

2019

$146

2022

$113

2023

$110

2024

$107

2025 2018

2020 905 Area

11.1% 11.1%

$1,265 $1,368

8.1%

$1,391

7.8% 8.5%

$1,256

$86

7.6%

$1,109

$45

2019

12.6%

$1,098

$126

2021 416 Area

$1,047

$142

2020

13.4%

$935

6.4%

$699 $744

$56 $45

7.4% 5.2%

$856

2021

$60

2022

$60

6.1%

$979 $1,147

5.2%

2023

$51

$1,138

4.5%

2024

$52

$1,128

4.4%

2025

$47 $50

4.9%

$953

$100

$150

Avg. Price Per-Buildable-SF

$1,000

$1,500

Avg. Est Revenue PSF

12%

16%

Avg. Land-to-Revenue Ratio

Average Price Per-Buildable-SF, Average Estimated Revenue, and Average Land-to-Revenue Ratio by Year (2018 to 2024 & 2025 YTD) in 416 Area (Toronto) and 905 Area (Suburbs).

GTA Land Price Drop Continues LAND VALUES FOR high-rise development sites across the Greater Toronto Area are undergoing a major correction, with prices finally returning to more sustainable levels after an extended period of volatility. According to the Q3-2025 GTA HighRise Land Insights Report, produced by Batory Management and Bullpen Research & Consulting and sponsored by Fusioncorp, the market’s current ONhomebuilder.ca

numbers highlight a dramatic realignment that holds major implications for Ontario builders and developers. The average price for high-density residential land in Q3-2025 stood at $74 per-buildable-square-foot (PBSF), down 24% from a year ago and a formidable 50% drop from the late-2019 peak. Median prices tracked a similar trend, falling 39% below their cycle high. The scale of this decline

is pronounced in Toronto’s core (416 area), where land values have tumbled to $86 PBSF—41% beneath the 2021 high and the lowest point in eight years. Meanwhile, suburban markets (the 905) saw average high-rise land values settle at $47 PBSF—a 10% year-over-year decline, and as much as 22% below peak levels. Notably, Toronto’s per-buildable-foot values remain substantially higher than outlying regions, but both markets are trending down as developers recalibrate their expectations amid ongoing uncertainty. The report highlights a compressed deal size, with the average high-density land sale now just $10 million, compared to nearly $13.8 million 47 WINTER 2026 | ONTARIO HOME BUILDER

Building Buzz one year earlier—a 27% reduction. Developers are demonstrating more caution, purchasing smaller sites and largely pausing on ambitious, multiacre parcels. In 2025, just 10% of sales in Toronto involved properties over two acres, reflecting a reluctance to make large, speculative commitments during a sustained slowdown. Across the GTA, the composition of trades is shifting: In the 416, a majority of deals (58%) involve zoning-submitted lands, but these are now trading at about $70 PBSF— down a full 50% from the 2018–2020 average of $137. In the 905, more than 70% of sales are for preapplication lands, and average sale sizes have dropped, indicating fewer entitlement specialists and less appetite for complex assembly plays in the suburban context. Perhaps most significantly, the report notes a material compression of land-to-revenue ratios (LRR)—a key indicator of what developers can afford to pay for land relative to endunit pricing and project revenues. In Toronto, the LRR fell to 7.6% in 2025 from pre-pandemic norms above 11%, while in the suburbs the LRR was just 4.9%. These historically low ratios reflect the cumulative pressures of higher borrowing costs, elevated construction expenses and slower presale condo activity—factors that are squeezing project viability across the board.

Long-Term Supply Risks Loom Despite the recent reset, the market’s current lethargy is sowing the seeds of a future supply crunch. The pipeline of new condominium and rental apartment completions is expected to drop sharply after 2026, potentially plummeting below 10,000 units annually by 2028—far short of the GTA’s actual housing needs. This sets the stage for renewed competition in the latter part of the decade, and a likely resurgence in land values when demand inevitably returns. Developers are responding logically—pausing launches, downsizing density targets, and shifting towards ONTARIO HOME BUILDER | WINTER 2026 48

The foundation of the historic 100th storey of Pinnacle SkyTower was poured in late November.

formats (mid-rise, rental) that better align with today’s tepid absorption rates. The heady era of megatower proposals appears over for now; most current deals anticipate more moderate heights and a greater focus on end-user value. If there is a silver lining in the report, it’s that the coming years may offer rare buying opportunities for well-capitalized players willing to endure near-term uncertainty. The GTA’s underlying demand drivers— population growth, immigration and a chronic lack of new land—remain firmly intact. When the market finally turns, those who have strategically acquired during this cycle’s trough will likely be positioned to lead Ontario’s next construction surge.

MILESTONES

Canada’s First 100+ Storey Building Pinnacle SkyTower reached a historic construction milestone at the end of November, becoming Canada’s first building to top 100 storeys. Set to rise 106 storeys and 1,154 feet when completed later this year, the Toronto tower will include 958 residential units, the Le Meridien Toronto Pinnacle Hotel and 80,000 sq. ft. of amenities. A ceremonial cement pour marked the 100th floor, with Pinnacle’s team, standing 1,020 feet above street level

at the corner of Yonge Queens Quay, celebrating this feat in high-density residential construction. Designed by Hariri Pontarini Architects, Pinnacle SkyTower anchors the 4.4 million sq. ft. Pinnacle One Yonge masterplan. It features a distinctive 12-sided, tapered facade blending waterfront and urban design elements. The building’s balconies stretch to the 88th floor, providing panoramic skyline and lake views through floor-to-ceiling windows, while a restaurant on the 106th floor will crown the amenities.

B AT H R O O M T R E N D S

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become more popular, driven by health and hygiene concerns. Wireless controls, programmable lighting, heated floors and digital ventilation systems are now features builders and renovators should plan for.

3. Wellness and Accessibility Universal design—grab bars, curbless entries, benches and wider doors— has gone mainstream, dispelling the “institutional” stigma with high-end finishes and subtle details.

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4. Smarter Storage and Customization Built-in organizers, charging stations, divided drawers and dedicated grooming/tool storage are changing how vanities and cabinetry are designed. Clients expect spaces tailored to their daily activities, not just generic storage solutions. 5. Neutral and Natural Materials Dominate • 96% report light neutrals (off-white, tan, brown, white) as top choices, with green shades (sage, olive) gaining appeal. • Matte, brushed and satin finishes

are now preferred for their organic look, while painted cabinetry is giving way to biophilic wood-faced vanities. • Grout is out. Large-format tiles,

quartz/quartzite surfaces and stone accents prioritize easy cleaning and timeless aesthetics. 6. Lighting: The New Bath Essential • 91% say lighting—and especially layering—is critical to bath design, blending task, ambient, and natural sources. • 47% look to integrated lighting

(in mirrors, vanities and showers) as a design signature and functional must. The messaging is that bathroom projects are moving decisively toward adaptive, luxury-inspired design—where wellness, tech and beauty are inseparable from the fundamentals of good building. Following the trend, builders should target larger, more flexible spaces with high-end shower experiences. Plan for early integration of tech features, from health-monitoring fixtures to energy-smart lighting. Emphasize wellness and accessibility, focusing on beautiful implementations of universal design. Deliver storage and layout solutions that fit daily routines, from charging drawers to dedicated niches. And prioritize finishes and palettes that are as practical as they are calming. ONhomebuilder.ca

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51 WINTER 2026 | ONTARIO HOME BUILDER

Building Buzz SKILLS DEVELOPMENT

Skilled Trades Career Fair Hits Record Numbers

Attendance at this year’s four-day Level Up! Skilled Trades Career Fair at the International Centre in Mississauga totalled nearly 15,000, as students, parents and youth and adult jobseekers explored interactive exhibits and talked about career opportunities with skilled trades professionals. The turnout was a 12% increase over 2024 Level Up! Attendance, including 13,468 students in grades 7–12 from 273 schools. The event featured 60 exhibitors, who offered opportunities for hands-on exploration of the skilled trades. Mississauga was the 10th stop on the 12-city Level Up! tour, which is expected to welcome more than 50,000 students from across the province during this school year.

that improve safety, efficiency and connectivity in residential, office and retail settings. The Toronto project is based at The Bay Club, a Morguard-owned residential property, and will explore innovations ranging from AI-driven systems that predict equipment failures to sensors and robotics that automate maintenance and reduce energy use. Nokia’s 5G and fibre technology will provide the advanced connectivity backbone. Funded in part through CENGN’s federally supported $45 million Living Lab Initiative, the program is designed to accelerate adoption of applied AI, IoT and advanced communications technologies in Canada’s building and real estate sector. The goal is to help innovators bring solutions to market faster and at scale, while advancing the country’s leadership in smart building technologies. For Ontario’s residential builders and property managers, the Living Labs provide a window into emerging tools that could lower operating costs, improve long-term resilience and respond to growing demand for sustainable, connected housing.

Frank Gehry (1929–2025)

Giovanni Giannone (1930–2025)

Morguard Launches Smart Building Living Labs

ONTARIO HOME BUILDER | WINTER 2026 52

IN MEMORIAM

I N N OVAT I O N

Morguard Corporation, in partnership with CENGN (Canada’s Centre of Excellence in Next Generation Networks) and Nokia, has launched three Smart Building Living Labs in Montreal, Toronto and Ottawa. The $6.5 million initiative will give Canadian startups and scaleups real-world environments to test and validate smart-building technologies

legacy in Ontario’s home building industry. As a pioneer in communityfocused development, his vision reshaped neighbourhoods and set enduring standards of craftsmanship, mentorship and innovation. Through FRAM, he helped develop acclaimed mixed-use and residential projects, including the revitalization of Port Credit. OHBA honours his lasting influence, which continues through his family, including granddaughter Christina Giannone, OHBA’s new Chair. Giovanni’s dedication, vision and integrity remain an inspiration to builders across the province.

OHBA lost an iconic member when Giovanni Giannone passed away in November. Founder of FRAM Building Group, Giannone leaves a remarkable

Frank Gehry, the Toronto-born architect who transformed contemporary design, leaves an enduring mark on skylines worldwide and at home in Canada. Internationally, his Guggenheim Museum Bilbao became a cultural and economic catalyst, proving that daring architecture could redefine a city and its identity. In Toronto, his Transformation AGO recast the Art Gallery of Ontario as a luminous, welcoming urban landmark, while Forma on King Street West—two dramatically folded residential towers—underscores how architecture can drive density, livability and identity for Ontario’s evolving urban fabric. OHB ONhomebuilder.ca

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53 WINTER 2026 | ONTARIO HOME BUILDER

Chapter Spotlight

The Cornwall Construction Association has been reincarnated thanks to new CEO, Christine De Ladurantaye, and president, Brad Robertson of Menard & Robertson Custom Homes & Renovations.

Stang Electric was part of a sold-out golf event to raise funds for CCA’s launch.

Cornwall Construction Assn. FOUNDED: 2025 MEMBERS: 15

OHB: The previous incarnation of your association dissolved in 2020. You relaunched it on Sept. 11. How did it come about? Brad Robertson: “I remember when they just reserved space for meetings in a local restaurant and talked about stuff happening with the city. After it had been dormant for a few years, I decided to revive it. I said, ‘Give me everything you’ve got!’ We restarted, incorporated, and filed taxes. We held golf tournaments the past few years to raise funds, so had a reserve to build a website, develop branding, and hire Christine (De Ladurantaye) as executive officer. She works for the not-for-profit Eastern Ontario Training Board, which does a lot of work developing skilled trades. She’s helping us build from the ground up, handling administrative work. She has been awesome. “The timing was right. The construction world has been changing fast, but in our region we weren’t aware of a lot of it. We’d think, ‘Imagine if government reduced taxes on houses!’ But there is an organization working on that. So I figured, ‘Let’s help them help us!’ It’s also easier to hold our local government accountable if we’re more aware. We can say, ‘Hey, you’ve not moved development charges to closings like Bill 17 has told you to!’ “And then there’s the innovation and connections out there that can be made that we weren’t getting access to.” ONTARIO HOME BUILDER | WINTER 2026 54

Even for established locals, this is a difficult time to be recruiting. “Our affordability is our biggest asset, but this is not the most economically booming region. And the trades situation is really tough in Eastern Ontario. We lose tradespeople to Ottawa, Toronto, Montreal… That’s our struggle. It’s one of the reasons we need to be an active, unified voice. “When times get tough, people cancel marketing-type dollars, even though it’s often what gets you through those tough times. And right now, you can’t afford not to have someone lobbying on your behalf. But we haven’t had an opportunity yet to make a big push for membership. It will grow, but we have to deliver for those people if they’re going to spend $1,500! In midNovember we finalized the names for our board. We’re working with the city on development charges and other issues. and are hoping to do a trade show with the chamber. I think we need to hit a few home runs to prove our value, and then people will be like, ‘Ok, now I see!’

What’s your background? “I started at 15 years old in a lumberyard. My mother dropped me off, kicking and screaming. It turned out to be the best thing in my life. I learned how to bundle shingles, and to drywall. I moved into customer service and sales. I worked summers there

PRESIDENT

BRAD ROBERTSON

through university. When I graduated from business school, they asked me to manage a kitchen and bath design studio they owned. But I always knew I wanted to be an entrepreneur—when I was 16, I was told I was unmanageable! When the opportunity arose in March 2021, I reached out to Pat Menard, the third generation of his family’s business, and we bought Menard Bros & Associates, rebranding it Menard & Robertson Custom Homes & Renovations. It was during Covid, so obviously turbulent times. I learned a lot very quickly. We’ve since grown the staff from five to 30.”

Most OHBA chapters are called HBAs. Yours is ‘Construction Association.’ Why? “When you’re building 200 homes a year, you can’t just serve home builders. We need to be there for our whole industry. Take my company—we do a lot of remodels and new homes, but we also do light commercial work. You have to do it all in this region, so we don’t want to niche ourselves with our name.”

Any regrets about what you’ve gotten yourself into with the CCA? “No. We just don’t want to fail. There are a lot of things we want to tackle, but I’m not a very patient guy; I’m very much an executor.” OHB ONhomebuilder.ca

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