Roofing BC, Fall 2013

FALL 2013 IN THIS ISSUE: FEATURES: Educational experience: Lam Metal re-clads UFV ................1 Profile: Trail Roofing....................12 Electronic leak detection a boon to roofers .........................14 ASSOCIATION: President’s message..................... 3 RCABC to rock River Rock ........ 16

THE VOICE OF PROFESSIONAL ROOFING CONTRACTORS

Vol. 10, No. 3 • FALL 2013

INDUSTRY NEWS: Applying hot fluid rubberized asphalt ........................ 6 VOC regulations clarified ............. 7 BC Place roof trial delayed ........... 8 Safety Blitz findings: fall protection ignored ................. 9 WorkSafeBC rates change ............ 9 Owens Corning expands asphalt recycling......................... 10 Brock White hosts Grand Opening in Victoria .................... 11 Surrey schools being built ......... 16 VGH shortlist released ............... 17 Housing starts to rise................. 18 Construction spending dips....... 18 Three vying for island deal........ 18 Economic outlook positive......... 18 Hydro building in CR.................. 18 P3s pay off.................................. 19 Firestone sets sights on sustainability............................... 20 North sees major projects ........ 21 VRCA to present awards............ 21 BCICA follows RCABC’s lead .... 22 COLUMN Legal Affairs: Statutory declarations and contractor payments .................. 20

RCABC members installed both the metal siding and the new two-ply roofing materials for the award-winning University of the Fraser Valley.

Brock White in Victoria The company celebrates with a huge grand opening. See page 11

Educational experience RCABC member Lam Metal Contracting helps re-create the new University of the Fraser Valley

By Frank O’Brien

When the University of the Fraser Valley planned its move from downtown Chilliwack to the new Canada Education Park in Chilliwack, it purchased an old fivebuilding military complex from the federal government. Thus began

what became an international award-winning renovation project that required the complete reroofing and re-cladding of more than 165,000 square feet of space.

The military complex, built in 1998 by the Department of National Defence, had never been occupied, explains architect Ray Wolfe, a senior associate at Vancouver-based Stantec, which acted as architects and engineers on the makeover.

Though never used, the buildings were “in very bad shape”, he added, and required extensive upgrading.

One building had to be demolished, all of the buildings were gutted to the metal studs, and Flynn Canada replaced the

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remaining roofs with two-ply Soprema SBS. They now carry an RCABC RoofStar guarantee.

The complex was tied together UFV continued page 4

Trail Blazer Trail Roofing: 60 years in the Kootenays. See page 12

From the President

classes in roofing, architectural sheet metal and steep roofing. As many articles in this issue of Roofing BC indicate, with the projected growth in the construction sector in BC there should be a big Well it is official. Summer has come demand for these new apprentices and gone. With the Labour Day and TQ tradespeople in the BC weekend behind us and the kids roofing industry. returning to school we find our The fall is also a busy time for daily lives having to shift. Gone is the RCABC Board of Directors and the freedom that comes with staff as we prepare for the summer. Instead we have to upcoming AGM and the annual transition back to our regular Roofers Reindeer Rampage. I am routines of school, packing lunches, sure the entertainment committee hockey practices and many other and the RCABC staff will outdo commitments from which summer themselves again this year. We will grants a short reprieve. be returning to the River Rock Similarly the BC roofing industry again this year and despite the is forced to make its transition from early date, I am sure that the event summer. We have been blessed will be good way to kick off the with great weather for all of July festive season. and for a lot of August.

The AGM also will bring to a Unfortunately the fall close my term as weather is upon us.

RCABC President. In Back are the days of parting I wish to take drying roofs and the opportunity to living from weather express what an forecast to weather honour it has been to forecast. I am sure we serve as president of all have saved a lot of this truly unique and money this summer diverse organization. I by not having to call would also like to the Environment thank all the Board of Canada weather oneDirectors, the Bruce Taylor on-one line. executive, and all the Unfortunately, the weather line will RCABC staff for their help and be back to its usual busy signal as support throughout the year. It has the rainy season approaches. been a pleasure to work with such Fall also marks the return to a dedicated group of individuals. school at the RCABC. The Bruce Taylor, Association’s staff is busy preparing President, Roofing Contractors for another term of apprenticeship Association of British Columbia ■

Falling back into routine

ROOFING BC

Roofing BC is published quarterly on behalf of the Roofing Contractors Association of BC and the professional roofing industry by Market Assist Communications Inc.

Roofing BC is online at: www.rcabc.org Managing Editor and Publisher J. Michael Siddall Phone: 604-740-8369 E-mail: Michael@RoofingBC.ca Editor Frank O’Brien E-mail: Frank@RoofingBC.ca Production/Art Director and Advertising Associate Paddy Tennant Phone: 604-507-2162 E-mail: Paddy@RoofingBC.ca Contributing Writers Bruce Taylor, François Paquette, David McKenzie, Brian Hofler Circulation RCABC reception Phone: 604-882-9734 E-mail: roofing@rcabc.org While information contained in this publication has been compiled from sources deemed to be reliable, neither the publisher nor the RCABC will be held liable for errors or omissions.

The opinions expressed in the editorial and advertisements are not necessarily those of the publisher or RCABC.

Executive Vice President Ivan van Spronsen, TQ ivan@rcabc.org Administrative Services Manager Barbara Porth, CAE bporth@rcabc.org Technical Manager Rob Harris, RRO rharris@rcabc.org Safety & Risk Management Supervisor Roger Sové, I.P., PID, Ad.Ed. roger@rcabc.org

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Project: University of the Fraser Valley Cost: $31 million Architect/Engineering: Stantec Structural Engineering: Equilibrium Engineering General Contractor: Stuart Olson Dominion Construction Roofing Contractor: Flynn Canada, Surrey Roofing Consultant: RoofTech 2000 Consultants Ltd., Fort Langley Metal Wall Cladding: Lam Metal Contracting Ltd. Metal Supplier: Makin Metals Ltd. Glazing: Glastech Glazing Ltd.

The original buildings were stripped to the metal studs and the old roofing stripped off and replaced. These photos show installation of a 200-foot-long skylight above the central atrium and preparing the walls for the new metal cladding. Photos: Stantec

UFV cont’d from page 1

with an extensive atrium that is capped with a 200-foot-long skylight.

The completion of the exterior architectural metal panelling was one of the more challenging aspects of the project, Wolfe explained in a conversation with Roofing BC magazine.

More than 1,000 panels Each of the structures was a stand-alone building, connected by underground tunnels. “There were virtually no windows in most of the walls,” Wolfe said.

It was decided to insulate and reclad the entire complex in aluminum JR-500 metal panels.

Lam Metal Contracting Limited of Burnaby, a member of the RCABC, fabricated and installed the 10-foot interlocking metal-finish aluminum panels. “There were more than 1,000 panels,” recalls Bill Cheng, Lam’s project manager. While the panels arrived pre-made to the site, Lam worked with Stantec to customcut some of the material for window openings, Cheng added.

The panels were installed in a 4

FALL 2013

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More than 1,000 interlocking panels from Lam Metal Contracting of Burnaby were installed for the project. Photo: Stantec

The completed University of the Fraser Valley captured a 2013 international World Architectural News award for university buildings for Vancouver-based Stantec. Photo: Stantec

staggered pattern, with custom extrusions applied to the flashing for aesthetics.

WAN award The entire $31 million project took 20 months to complete and was ready for the first students in September 2012. It went on to win an international WAN 2013 Best in Class University Buildings Award from World Architecture News. The Stantec-designed project was the only award winner from the Americas in 2013.

“It’s a tremendous honour for our Stantec team to be recognized on the

international stage,” commented Mark Travis, Stantec’s lead design architect for the UFV project. “This was a unique undertaking with intricate challenges, and to be recognized along with well-known architects from around the world really speaks to the quality of design that our team achieved, in addition to the strong relationship we were able to establish with UFV.” Based in London, the annual WAN Education Awards are a major international competition judged by a panel of renowned architects and designers from around the globe. ■

Crews from Flynn Canada install Soprema materials during re-roofing of the University of the Fraser Valley complex in Chilliwack. Photo: Roof Tech 2000 Consultants Ltd. ROOFING BC

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Applying hot fluid rubberized asphalt. Photo: Industrial Waterproofing Systems Limited

Study: applying hot fluid rubberized asphalt over concrete Forethought, diligence needed for a successful installation A recent study, released through an RCI Building Envelope Technology Symposium, took a close look at failures of hot fluid applied rubberized asphalt in new concrete construction.

The study was triggered by a number of failures when the waterproofing was laid over concrete, manifested in pinholes appearing when moisture in the concrete deck vaporized and moved to the exterior through the freshly applied hot fluid rubberized asphalt membrane. In some instances, failures were also traced to a failure to properly clean the concrete deck prior to application of the

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waterproofing membrane.

Revised specifications included a two-part installation: first a 90-mil layer of hot rubberized asphalt and fabric was laid down, which isolated the expected pinholing effect. A subsequent application of a 125-mil layer fused with the initial layer, forming a complete assembly.

“However, despite the evolution of hot fluid rubberized asphalt into a thicker, reinforced system, the industry still observed failures, including delamination and pinholing,” according to researchers from engineering firm Simpson Gumpertz & Herger Inc. The research team was led by senior engineer Anthony J. Nicastro and Christina T. Parker, a heritage building restoration specialist and guest lecturer at the University of California at San Diego.

After studying a number of projects that had overcome such failures, the researchers concluded that “failures of hot fluid applied rubberized asphalt applied to concrete can be overcome with forethought and diligence.”

Their recommendations include: • allowing the concrete substrate adequate time to cure. Concrete should be allowed to cure for a minimum of 21 days for lightweight concrete [but 28 days is recommended by the RCABC]; • measuring the relative humidity of the deck. This can be done, for example, by placing probes in drill holes in the concrete and measuring the moisture content.

Typically, an average humidity of 75 percent or less indicates that the moisture in the concrete deck is not the source of membrane failure; • properly cleaning the concrete deck, including surface treatment if concrete additives are present, and mechanical abrasions to remove the curing compounds and provide the desired surface texture; and • constructing several mock-ups at each area of hot fluid applied rubberized asphalt application to establish the appropriate amount of primer application, required drying time, and surface preparation. ■ ROOFING BC

Photos courtesy of Soprema

Clarification on VOC regulations Ottawa moves to ban VOC emissions in architectural coatings

By François Paquette

Ten years ago, virtually no one was talking about solvent-free or 100 percent solid coatings. Today they are a reality. For several months now, there has been much discussion in the Canadian building industry about solvent-based coatings and their applications.

Here are some facts on the subject for you.

Proposed regulations Environment Canada is proposing the regulation of volatile organic compounds (VOCs). The stated purpose of these regulations is to reduce the emission of volatile organic compounds from architectural coatings. [Editor’s note: The Canadian government plans to publish proposed regulations for certain products in the summer of 2014, with enactment in 2015. Regulations

would prohibit the manufacture and import of certain products with concentrations of VOCs in excess of their category-specific limits, unless a permit is obtained.]

Definition Environment Canada defines a volatile organic compound (VOC) as a chemical agent that reacts with other atmospheric pollutants and sunlight to form particulate matter and ozone. This combination can create smog in urban centres. Smog is a thick haze that is harmful to people’s health.

Solvents vs. VOCs While it appears obvious that a VOC is a solvent, a solvent is not necessarily a VOC. Please take note of this definition: for a component to be considered a VOC, it must be part of a chemical reaction leading to the formation of particulates or tropospheric ozone. If the compound degrades before reaction, it is not considered a VOC. It is therefore possible to find “nonVOC” coatings on the market even

if they contain solvents.

Consequently, it is entirely possible to use coatings identified as containing 0 g/L of VOC, even though they possess nauseating or unpleasant odours.

Toxicity Common wisdom would have you believe that non-VOC products are automatically risk-free. It is again important to stress that the definition of a VOC does not take into account the toxicity of a material. A case in point is that dichloromethane (better known as methylene chloride) is not legally considered a VOC (0 g/L of VOC), but is still regarded as possibly carcinogenic to humans. Please note that this is part of the reason why it is likely to be banned.

Odour A product’s odour has nothing to do with its toxicity. Many people

sense that coatings which have a bad or strong smell are dangerous, while those which are odourless or faint-scented are harmless. For example, a twocomponent polyurethane which contains no solvents (and 0 g/L of VOC) is essentially odourless, but its isocyanate component (“hardener”) is greatly toxic and dangerous to the uninformed user.

100 percent solids 100 percent solids products are generally considered to contain little or no solvents. This consideration notwithstanding, the coating is applied in liquid form and 100 percent of its components remain on the surface during solidification. While a coating identified as containing 100 percent solids may still be comprised of trace percentages of solvents, it may not be automatically assumed to contain 0 g/L of VOC. Additionally, the notion of 100 percent solids has nothing to do

with the coating’s toxicity. These “solid” components of the coating may be as toxic as the solvents used in typical coatings. Every formulation is therefore unique and must be utilized only after full understanding of the potential dangers associated with it.

In conclusion, it is extremely important to read the technical data sheets as well as the health and safety information of any coating product before using it. Forewarned is forearmed! ■ François Paquette, M.Sc.Chemist, is a chemist with Soprema Canada.

Editor’s note: Some roofing contractors have expressed concern over the inability of low-VOC primers and adhesives to dry in colder weather, which they say has led to delays in installing membranes. Roofing BC will be following up on these concerns, with the assistance of the Canadian Roofing Contractors Association and the RCABC.

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The spectacular BC Place Roof project is the subject of what is expected to be a lengthy court battle. Photo: BC Pavilion Corp

BC Place roof trial delayed VANCOUVER – The trial over the BC Place roof renovation project, scheduled to begin this October, has been delayed to February 2014, according to Justice Gregory

Bowden. The judge cited the need for expert reports to be tabled in time.

The trial involves France-based cable company Freyssinet, which is

suing Quebec-based steel contractor Canam for $6.5 million that Freyssinet claims it is owed for installation work.

BC Pavilion Corp and general

contractor PCL are also named in the suit.

Canam has counter-sued with a $39 million claim against Freyssinet for broken or failed equipment and

a disagreement over construction methods, which the French company says delayed the project.

The trial is expected to last well into the summer of 2014. ■

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Fall protection equipment must be used on any rooftop construction. Shown here is fall protection anchor points from Safety Equipment Solutions. Photo: Safety Equipment Solutions

Safety Blitz findings: fall protection ignored A two-month long safety enforcement blitz by WorkSafeBC has resulted in a call for greater use of fall protection by residential construction contractors.

WorkSafeBC has a dedicated team of 10 prevention officers who focus full-time on residential construction. This team was out all summer visiting sites and looking for the proper use of fall protection.

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“Last year seven workers died from falls; three of them were working in construction,” said Kevin Molnar, WorkSafeBC regional director for the Lower Mainland.

“We know from our enforcement blitz that employers and workers in construction are aware of their obligation to use fall protection. Fall protection saves lives. These injuries are preventable.”

Molnar said eight penalties were issued for fall protection violations because workers were found to be wearing fall protection harnesses that were not connected to a lifeline or anchor.

WorkSafeBC initiated a six-week targeted enforcement blitz in 2012 to address fall protection violations in residential construction and roofing worksites. In that blitz, officers imposed 23 penalties to

employers and issued a total of 1,356 orders.

According to WorkSafeBC, 17 percent of all claims in the province are due to falls. In addition, 25 percent of all serious injuries are from falls and 29 percent of claims costs are due to falls.

A penalty report released earlier this year said it imposed 260 penalties, totaling $2.9 million against employers in 2012 for violations of the Occupational Health and Safety Regulation and the Workers Compensation Act. Employers from the construction sector accounted for almost 85 percent of penalties. Most of these penalties were related to inadequate use of fall protection (59 percent) and exposing workers to asbestos (14 percent).

WorkSafeBC has increased its enforcement capacity and is focussing on industries that present the highest risk to workers and where compliance is known to be an issue, in particular steep slope roofing.

Falls produce 43 percent of claims and 72 percent of all claim costs in the steep slope roofing classification used by WorkSafeBC. In the period between 2009 to 2011, WorkSafeBC documented 239 steep slope falls, with a total claim cost of $7 million and 121 lost days of work.

According to a WorkSafeBC spokesman, “We did not do a formal [safety blitz] campaign for 2013, but will be discussing doing one for 2014.”

FALL 2013

The RCABC has been well ahead of the curve in fall protection education for its members. Each member, for example, must be recertified every three years in fall protection as part of their COR certification safety programs. It is also an important component of all RCABC apprenticeship programs. ■

WorkSafeBC rates increase, decrease VANCOUVER – WorkSafeBC has released its preliminary assessment rates for 2014, which are expected to be approved by the WorkSafeBC board of directors this October.

“The return on the WorkSafeBC investment portfolio has decreased significantly in recent years, as a result of the worldwide recession that began in 2008 and still lingers,” noted Grant McMillan, the president of the Council of Construction Associations, which represents the interests of 16 construction associations in BC on WorkSafeBC matters. “As a result, more of the money to fund the cost of compensation claims has to come from employer assessments.

Still, not all assessments have gone up.

All rates shown below are in dollars per $100 payroll.

Examples of preliminary rates decreases are: • Construction labour supply decreases from $4.46 to $4.36 • Low Slope Roofing decreases from $5.42 to $5.37 • Steep Slope Roofing decreases from $9.66 to $8.99. RCABC EVP Ivan van Spronsen says that it is gratifying to note that improvements to workplace safety programs are paying off.

Examples of preliminary rates increases include: • Home Building increases from $5.53 to $6.08 • Industrial, Commercial and Institutional increases from $3.27 to $3.59 • Structural Moving increases from $5.38 to $5.91 No change: • Crane Operation remains at $3.73 The complete list of WorkSafeBC preliminary rates for 2014 can be viewed online through www.worksafebc.com. ■

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Owens Corning expands asphalt recycling to BC

Tear-off asphalt shingles headed to a recycling: trip can save roofing contractors more than half the price of dumping at a landfill.

VANCOUVER – U.S.-based Owens Corning Roofing and Asphalt LLC has extended its asphalt shingle roof recycling to BC after successfully recycling more than one million tonnes of its shingles in the U.S. Owens Corning roofing and asphalt shingle products all have capability of being recycled into road paving.

The first asphalt roofing manufacturer to establish a North American-wide recycling program, Owens Corning connects roofing contractors with local recycling facilities.

In BC, the recycler is Gemaco Sales Ltd. of Annacis Island in Delta, which grinds the waste asphalt and sells it as an additive for asphalt paving. Gemaco’s facility can handle 60,000 tonnes of asphalt shingles a year, all diverted from the landfill. Each tonne of asphalt creates about two barrels of asphalt bitumen that is used for paving.

Roofing contractors who deliver tear-off shingles are

All Owens Corning asphalt shingles can be recycled.

Photos: Owens Corning Roofing and Asphalt LLC

Each tonne of recycled asphalt shingles produces about two barrels of asphalt bitumen that is used for paving.

charged $45 per tonne at Gemaco, compared to $109 per tonne at local landfills.

Recyclers are also set up in Edmonton and Calgary under the Owens Corning program.

As part of the Owens Corning program, roofing contractors commit to recycle their shingle tear-offs, explained Owens Corning spokesman Barry Hornbacher.

Since the program began in 2009, Owens Corning Roofing and Asphalt has recycled the equivalent of approximately 33,000 roofs, he added.

Owens Corning is focused primarily on asphalt from residential roofs but Hornbacher said asphalt shingles from any construction project could be recycled under its program.

Celebrating its 75th anniversary in 2013, Owens Corning is a market-leading manufacturer with sales of $5.2 billion in 2012 and approximately 15,000 employees in 27 countries on five continents. ■

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Brock White officially opened its 24,000-square foot Colwood facility in Victoria on September 21. Photo: Brock White Canada

Brock White hosts Grand Opening in Victoria

3 Garry McFarlane of Brock White informs customers about a line of geosynthetic products while the band plays on the back of the delivery truck.

VICTORIA – Brock White officially opened its award-winning Colwood facility in Victoria on September 21 with a grand event.

Victoria mayor Carol Hamilton snipped the ribbon to open the 24,000-square-foot office, showroom and distribution centre, while a gourmet chef prepared food for invited guests and media.

Backed by music from a jazz trio, suppliers presented displays representing the wide variety of construction products handled by Brock White.

The metal-roofed building, completed in 2008, had earlier received an Award of Excellence in the Commercial Building category by the Victoria Real Estate Board’s Commercial Division.o “We are a distribution centre for

construction materials supplied to trades and the public, serving all of Vancouver Island,� said John Steel, Victoria branch manager for Brock White Canada. The building, on two acres of land on Wilfert Road, has a staff of eight.

Following the purchase of Steels Industrial Products in August of 2012, Brock White Canada Company LLC has been establishing a stronger footprint in Western Canada’s construction industry. In BC, Steels’ Winston Street facility in Burnaby was merged with the Brock White/Universal Burnaby’s Alpha Street location into a larger combined facility on Enterprise Street in Burnaby this year. The Prince George facilities were merged into one new 17,600square-foot location this summer. â–

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Trail blazer

Profile Above: James Swanson, co-owner of Trail Roofing Ltd. which has served the Kootenays for more than half a century. Photo: Wally Soukoroff/ ProCreative Design Lab

Trail Roofing Ltd has been leading the Kootenay market for 60 years

from his 6,000-square-foot shop and office. He recently handled two tar-and-gravel projects, rare even in the Kootenays. “I used Polymax [a polyester felt built-up roofing

By Frank O’Brien system] by Hal Industries,” he said.

When big clients – like the “It’s bullet proof.” provincial government and ski While based in Trail, Swanson’s resort developers – want roofing crews work right across the West done in the Kootenays, it is likely and East Kootenays. Trail Roofing that Trail Roofing Ltd. is on their has 18 men in the field, normally speed dial. running with three crews and a Founded in the early 50s but fleet of a dozen trucks. with a construction pedigree that “We go where the work is,” reaches back even further, Trail Swanson said.

Roofing is as much a part of the Lately, most of that work has Kootenay landscape as the been re-roofing contracts, normally mountains that surround the SBS installations for institutional company’s Trail headquarters. and commercial clients, but Trail James Swanson, 48, a partner in Roofing is also well known for its Trail Roofing with Eric Coffin, had high-quality residential contracts. just returned from reSwanson prefers “Becoming a roofing 400 squares working on flat roof member of the of SBS on a Fernie projects, partly RCABC was the best because of the cutschool when he took time from a flat-out price competition in business decision summer schedule to the residential sector I ever made.” talk with Roofing BC. from non-RCABC Trail Roofing was formed from a members who don’t work to contracting business started by Swanson’s standards.

Swanson’s grandfather and later “There are a lot of fly-byexpanded by his father – both nighters in residential,” he said, incidentally also named James. The “which makes the money very latest James recalls being around tight.” roofing sites as a toddler and Trail Roofing’s headquarters hulking shingles onto roofs before includes a large fully equipped he became a teenager. “We are metal shop that can produce metal definitely a third-generation roofing and siding panels and also business,” he said. supplies flashing, ductwork and Swanson remains an old-school, other items for Kootenay heating hands-on roofer, as likely to be contractors. The shop also includes directing crews from a rooftop as generous storage for inventory,

12

Trail Roofing’s metal shop produces metal roofing and siding panels and supplies flashing and ductwork.

Photo: Wally Soukoroff/ ProCreative Design Lab

since the nearest large roofing supplier is more than five hours away in Kelowna.

The summer and fall are a busy time for Trail Roofing, because when the Kootenay winter socks in, not much roofing is done. The metal shop, and maintenance contracts, keep the company ticking during the cold months, and allows Swanson time to concentrate with his sons on junior hockey, a family passion.

Swanson describes the Kootenay roofing business as “steady” but notes that not much new FALL 2013

construction is taking place. His crews replaced 270 squares and metal flashing on the Trail hospital, and right now the company is handling commercial re-roofing in Trail and replacing a Loblaws roof in Grand Forks. Swanson was recently asked to work on a ski condo complex in Fernie and even to handle a project in northern Alberta.

The consistent work has allowed Trail an enviable retention record, with one of the crew in his 18th year and others on board for more than a decade. “We have a good

core,” Swanson said.

Swanson takes advantage of the “great facilities” at the RCABC campus in Langley, sending three apprentices for training and even taking a course there himself.

Training is just one of the advantages that Trail Roofing has seen as a member of the RCABC, which the company joined in 2008.

“Becoming a member of the RCABC was the best business decision I ever made,” Swanson said,” without a doubt. It holds us to a higher standard and allows us to bid on the bigger jobs.” As an active ROOFING BC

member, Trail Roofing can supply the RoofStar guarantee, which is vital, he notes, for most institutional roofing contracts.

Trail Roofing has a near faultless safety record: the last time anyone was badly hurt on the job was Swanson’s dad back in 1988. A lesson was learned.

Swanson’s wife Karyn and daughter Lindsay helped develop and update the company’s safety manual, which all staff follow faithfully.

Like all RCABC active members, Trail maintains COR certification.

Swanson’s son Sam was working with his dad this summer in Fernie; while oldest son, Jacob, is finishing his accounting degree in university. The youngest, Ryan, will soon be chipping in on site work. It appears that Trail’s first family of roofing still has a long way to go. ■

Trail crews work on a Trail hospital roofing contract during a blustery Kootenay winter.

Photo: Trail Roofing Ltd.

Institutional and commercial roof dominates Trail Roofing contracts. Trail usually has up to 18 men in the field, running with three crews and a fleet of a dozen trucks.

Photos: Trail Roofing Ltd.

Leak hunters Electronic detection holds future for testing membrane integrity

By Peter Brooks Photos: Interface / RCI

Electronic Leak Detection (ELD), the next generation in nondestructive membrane testing, is rapidly becoming the first choice for manufacturers, specifiers, consultants and contractors around the world. It is providing faster, safer, more accurate and less expensive leak locating and integrity testing on waterproofing and roofing membranes, pinpointing leaks directly so they can be immediately repaired and retested.

However, as often happens with new techniques, many find themselves unfamiliar with the functional details of the technology, the principles employed, and the procedures followed when performing the inspection. In fact, familiarity with these issues can help ensure the testing will be conducted in the optimal manner and yield accurate results.

While ELD goes by several trade names (e.g., electronic vector mapping, EFVM®, Integriscan™, etc.), for the purposes of this discussion, all electrically based integrity testing will be referred to as electronic leak detection, either high- or low-voltage.

Electronic Leak Detection vs. flood testing Traditional flood testing can be time-consuming and expensive, especially when retesting is required. The load-carrying capacity of the building and the weight of the required water must be clearly understood in order to avoid potentially catastrophic damage. If leaks are present, flood testing can cause significant water damage within the building. Flood testing doesn’t pinpoint membrane breaches; locating leaks still requires visual inspection and one or more additional tests.

ELD is quick and safe, as highvoltage testing is performed on dry membranes and low-voltage inspections require only wetting the membrane, not flooding. Unlike flood testing, inspections pinpoint the actual breaches for immediate repair and retesting. Even pinholes too small to be seen can be quickly located. In addition, breaches can even be isolated on many roofs with overburden. The test techniques are also easy to apply to vertical surfaces, and significant time and expense can be saved by not having to dam sloped areas.

Principles and applications In order for ELD to be performed, two conditions must be met: first, the membrane must be nonconductive – i.e., have a high dielectric strength; and second, a conductive grounding medium 14

Figure 1 – Probe and trace wire low-voltage vector mapping pinpoints breaches by interpreting the direction of current vectors across a moistened membrane.

(typically a structural concrete or metal deck or metal mesh) must be present beneath the membrane.

Fortunately, most roofing and waterproofing membranes are nonconductive and are excellent candidates for ELD. One notable exception is black M-class ethylene propylene diene monomer (EPDM) rubber membrane, which contains carbon black, an electrically conductive substance. Integrity testing on EPDM membranes is typically conducted with infrared cameras and/or nuclear moisture gauges, as ELD will not work on this material.

An ELD device works by creating an electrical field on the membrane surface and a second electrical field in a ground in the system. Although the voltages vary, the ELD equipment generates only a very small amount of current, so electrical hazards are minimized.

When the electric field on the membrane surface encounters a breach, electricity travels from the roofing/waterproofing membrane surface through the breach to the grounding medium below. This completes the circuit, triggering the testing device to alert the technician that a breach has been detected.

The technician then uses the test equipment to pinpoint the location of the breach.

There are two types of ELD surveys – low-voltage and highvoltage – sometimes referred to as “low-voltage electrical conductance testing” and “high-voltage spark testing.” Both types use a mobile battery-powered electrical generator to create the necessary electrical charge. Each type has its particular advantages and limitations. Selecting the most appropriate technique for each particular application will minimize costs and enable the technician to obtain the most thorough and accurate testing results.

Although manufacturers have developed two distinctly different approaches to low-voltage ELD, both are performed on a wet surface and find leaks when the current connects to ground through the moisture.

from the trace wire to the breach where it is grounded and the circuit is completed.

The technician follows the current direction until the breach is pinpointed. When multiple breaches are present, each individual fault must be either repaired or isolated from the test bed with a temporary wire loop connected to the perimeter trace wire. This effectively “screens” or removes the breach from the inspected area. The technician then resumes the testing until all breaches have been identified.

Because a significant advantage of ELD is that detected breaches can be quickly repaired and retested, the ideal situation is for the membrane installation contractor to be on-site during the testing. This way, any faults can be repaired and retested; and at the conclusion of the testing, the membrane can be certified breach-free. If the membrane will receive overburden, the trace wire is usually left in place and connection boxes are provided so that low-voltage leak detection can be performed after the installation of the overburden.

High-voltage spark testing High-voltage electronic leak detection works on the principle of arcing: the passage of electrical current through a normally nonconductive medium such as air.

Typically, high-voltage ELD equipment has adjustable current outputs from 1,000-30,000 volts DC. This allows for testing membranes from a thickness of a few mils up to ½ to 5/8 inch. In addition to the high-voltage arcing, if moisture is present in the system, it will act as a conductive path for completing the circuit.

This test is conducted on a dry membrane surface, so a water source is not required. Although sometimes referred to as “highvoltage vector mapping,” in highvoltage testing, the technician locates breaches directly rather than through interpretation of current vectors. Thus, there is no need to lay a trace wire or isolate penetrations and located breaches from the rest of the test area.

Technicians employ a broom-like metal brush, typically two to three feet wide, connected to one terminal of the generator. The other terminal of the generator is connected to the structural deck or other grounding medium (Figure 4).

The technician walks in straight lines across the membrane surface, pushing or pulling the electrically charged brush (Figure 5). When the brush passes over a breach, current travels through the breach to the ground. The completed electrical circuit triggers an audible alarm to alert the technician, who then uses a corner of the brush to pinpoint the exact breach location. The current is capable of arcing through air (up to ¾ inch) so water does not have to be present in the system, but if the schedule permits, it can be helpful to have the membrane experience several rain events.

In systems where there are nonconductive materials between the membrane and the structural deck (e.g. insulation or vapour retarders), it may be necessary to install an alternative grounding medium as close to the membrane surface as possible. Stainless steel and aluminum meshes are

Low-voltage probes For low-voltage devices that use hand-held probes to detect current flow through breaches, the test area is prepared by laying a loop of exposed metal wire (referred to as a trace wire) on the membrane around the perimeter (Figure 1). To prevent false-positive readings, grounded penetrations within the test area are isolated Scanning deck low-voltage using wire loops testing that are A second type connected to the of low-voltage perimeter trace test device wire. The employs a completed trace roughly 1.5- x 2wire is then foot mobile connected to one “scanning deck” Figure 2 – Technician performing probe and terminal of a trace wire method of low-voltage vector that is pushed pulse generator. mapping on a wet membrane over a continually The other moistened membrane surface terminal of the generator is (Figure 3). Small metal chains attached to a ground connected to hanging from the outer edges of the structural deck of the system the deck take the place of the trace (usually a drain, railing, etc.) or to wire. A similar array of chains an alternative-grounding medium hangs from the installed in the system. inner part of the A pulsating electrical current deck, and both (typically 38-40 volts DC) is sets of chains introduced into the trace wire. An are connected to electrical field is maintained above the device’s the membrane by spraying water power on the membrane surface to keep it generator. When completely moistened (not flooded). the deck passes The size of the test area is over a governed by surface conditions of membrane the membrane, the ability to breach, there is maintain surface moisture, and the a change in the equipment used. electrical Using two metal sensor poles potential connected to a detector unit between the two (potentiometer), the technician chain arrays, methodically surveys the test area and the testing while monitoring the detector technician is (Figure 2). When no membrane alerted that breaches are present, the electric current has current in the test bed is static, with connected to no significant current vectors. When ground directly there are breaches, the Figure 3 – Scanning deck method of low-voltage testing uses metal beneath the potentiometer senses electrical flow chains hanging from the deck instead of a trace wire and probes. platform. across the field as current travels FALL 2013

ROOFING BC

Figure 4 – High-voltage electronic leak detection locates breaches directly when the current arcs through a breach to ground.

commonly employed to act as alternative grounds, while conductive felts are often employed in modified-bitumen and built-up systems.

Figure 5 – High-voltage ELD is conducted by sweeping a dry membrane with an electrified brush

Low voltage or high?

Because there is no need for trace wire and it is not necessary to wet the membrane, high-voltage testing may take less time than lowvoltage, particularly if there are many grounded penetrations or numerous breaches. It is also excellent for testing vertical surfaces such as curbs, parapets, and foundation walls, because there is no need to maintain a moist

surface (Figure When in doubt, 6). However, the specifiers can work test surface must with experienced ELD be completely providers in order to dry, and ponded ensure accurate and water or even complete dew will create specifications are unstable test employed. conditions. LowElectronic leak voltage testing detection is a major typically requires step forward for the a second person waterproofing and to spray water roofing industries. It and maintain is already saving moisture on the significant time and membrane, while money and improving a single the ability of all technician can parties to deliver conduct highhigher-quality, more voltage testing. trouble-free products Figure 6 – High-voltage testing is excellent for vertical surfaces and congested areas.

High-voltage and services. Look for testing requires that ELD to play a greater the electrically and greater role in Specifying “Electronic Leak charged brush be in Detection... is rapidly electronic leak quality control and leak contact with the investigations for both roofing and detection becoming the first membrane and is waterproofing membranes. ■ Because these choice for not suitable for testing Peter Brooks is president manufacturers, of Vector Mapping/IR testing systems with methodologies are specifiers, consultants Analyzers. He has been overburden relatively new and performing nondestructive and contractors (vegetation, pavers, specifiers and testing for over 31 years around the world.” ballast, etc.). If the consultants are often and is currently director of RCI Region I. He may be overburden can be unfamiliar with the technology, ELD contacted at sufficiently wetted and a trace wire specifications are sometimes peterb@iranalyzers.com. is installed at the perimeter, lowincomplete or inaccurate.

This article first appeared in Interface magazine, voltage testing can usually deliver The specifications may fail to the Journal of ICI, August 2013. sound test results with these adequately define the equipment to overburden materials in place. It is be employed, procedures to be Note: The two accepted leak common practice to utilize ELD as followed, qualifications of the detection companies for an integrity test of the testing agency, or requirements for RoofStar waterproofing waterproofing membrane prior to the final report. In some cases, ELD guarantees are Detec Systems the installation of any overburden, may be specified on systems that, (detecsystems.com) and SMT in which case either method may be as designed, cannot be inspected Research (smtresearch.ca) used. with an electric current technique.

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FALL 2013

15

Surrey seeing five schools built

$14.7 million Goldstone Elementary in Surrey will sport a RoofStar-guaranteed roof from Crown Roofing & Drainage Ltd.

$59 million in construction as student enrollment soars

By Dermot Mack

An exploding population has resulted in Surrey seeing quick construction of five new schools this year and next.

The BC government is investing a total of about $59 million for the construction and expansion of the Surrey schools, which will create 1,840 new student spaces – and require a lot of roofing material.

The basic structure for Goldstone Park Elementary in the South Newton area is already completed and workers from Crown Roofing and Drainage Ltd. of Richmond are installing the SBS roof. Completion is expected this December and there will be capacity for 555 kindergarten to grade seven students. It is expected to cost $14.7 million. Olivit Construction Ltd. is the general contractor.

Katzie Elementary also has its structure completed. Crown Roofing, which is an RCABC member and offers the RoofStar guarantee, is also installing this

roof. The general contractor is Pro Can Construction Group.

Completion is expected early in 2014 with capacity for 605 kindergarten to grade seven students.

A spokesman for Chilliwackbased Craven Huston Powers Architects, which designed both Goldstone and Katzie schools, said conventional roofing materials were specified, but deck construction includes extensive use of wood, including heavy timber, as mandated under BC’s “wood first” strategy.

Work on additions for Fraser Heights Secondary and Panorama Ridge Secondary are underway. The Fraser Heights addition will add 200 new spaces and the Panorama Ridge addition a further 300 by spring 2014.

As well, the replacement school for Sunnyside Elementary will be complete this September with a total of 450 seats, 180 more than the old school.

Surrey’s student population has grown from 58,648 students in 2001 to 67,436 this year, an increase of 13 percent. ■

Goldstone Elementary School nearing completion. Photos: Paddy Tennant

Work will complete this year on Katzie Elementary, part of a $59 million school construction blitz in Surrey.

Illustrations: Craven Huston Powers Architects

RCABC members will rock the River Rock

River Rock will host RCABC’s AGM on November 30.

Photo: River Rock Casino Resort

The Roofing Contractors Association of BC’s annual general meeting and awards luncheon will be held November 30 at the River Rock Casino Resort in Richmond.

RCABC will recognize the following achievements at the Awards Lunch: • 10, 25 and 50-year members; • Top Roofing Apprentice for BC; • Top Architectural Sheet Metal Apprentice for BC; • Stan Gregorowich Award for outstanding support of education and training in the roofing industry; • Kenneth J. Grant Award for outstanding contributions by an RCABC member to further roofing professionalism; • Douglas McLean Memorial Award for exceptional service to the industry by an RCABC Associate Member; • Douglas Grant Kilpatrick Memorial Award for the RCABC member that best exemplifies sportsmanship within the roofing industry; and • RoofStar Awards: – RoofStar Top Supporting Member Award in each region, and Top Supporting Member Award for all of BC; and – RoofStar Claims Free Award for each region.

All RCABC members are urged to attend the luncheon and the “Roofers Reindeer Rampage”, and enjoy all the amenities available at BC’s premier resort casino.

For information and registration, contact the RCABC at 604-882-9734. ■ 16

FALL 2013

ROOFING BC

Shortlist released for new VGH tower VANCOUVER – Vancouver Coastal Health has released a shortlist of three teams for the next stage of the selection process to design and build the new $82 million mental health facility at Vancouver General Hospital.

The teams are: • EllisDon Corporation with Parkin Architects Ltd.; • Lark Group with Sterling Planning Alliance and Steffian Bradley Architects; and • Stuart Olson Dominion Construction Ltd. with Canon Design Architecture Inc. VCH expects to issue the Request for Proposals in October 2013 and award the contract by May 2014.

At the conclusion of the RFP stage, a preferred proponent will be selected and negotiations will begin to reach a final agreement.

Design-build activities will start immediately after the signing of an agreement.

The new centre will be constructed on the current site of Vancouver Coastal Health’s

Willow Chest Centre. It will be designed to consolidate all the specialized mental health services offered at VGH under one roof.

Groundwork is expected to start this fall on the new eight storey building with 100 private rooms.

There will be patient access to outdoor gardens and courtyards, as well as exercise facilities.

The 119,500-square-foot building is scheduled for completion in 2017.

The VGH & UBC Hospital Foundation has committed $25 million to the new centre, including $12 million from Joseph and Rosalie Segal. The provincial government is contributing $57 million. ■

Three teams in running for $82 million mental health facility at Vancouver General Hospital.

Photo: Vancouver Coastal Health

WI NTER 2012-13

IN THIS I SSUE:

THE VOICE OF PROFESS

IONAL ROOFING CONTRAC

TORS

Vol. 9, No. 4 • WINTER

2012-13

Artist rendering from W.T. Leung Architects shows the fifth-floor plaza at Quintet in Richmond.

The waterproofed plaza ponds, waterfalls and features plantings on top of a rubberized asphalt waterproofing membrane.

Photo: W.T. Leung Architects Inc.

Wet and waterproo Quintet complex in Richmond stretches waterproofing challenge

By Frank O’Brien

The giant $165 million Quintet project in Richmond,

by Canada Sunrise Corporation and being built under the direction of Ledcor Construction, has proved a

challenge for roofing contractor Pacific Waterproofing Ltd. of Burnaby.

Quintet will be comprised of five towers and townhomes in downtown Richmond on the Skytrain line. It will also future home of Trinity be the Western University (a private university) and a new 30,000 square foot City of

f

Richmond Community Centre.

The primarily residential development has proved a huge hit with buyers. The first phase, with 295 units and to be completed in 2013, sold out in just two weeks.

Some people camped out for two days as they waited to purchase what some see as Richmond’s premier residential development.

PUBLICATIONS MAIL AGREEMENT NO. 40014608 RETURN UNDELIVERABL E CANADIAN ADDRESSES

FEATURES: Quintet: wet and waterproof ....1 Profile: Pacific Waterproofing .. 8 Roofing and the new BC Building Code .....................

11 Architectural metal “bulb seam” roofing .................12 HST switching back to PST .....17 ASSOCIATION: President’s message .................. 3 RCABC AGM report ...................

Prompt payment lobby............. 5 7 Training programs require changes............ ............ 10 INDUSTRY NEWS: Safety blitz may repeat.............

5 Waterproofing: more than the membrane ........................... .6 Underlayment UV warranty doubles .......................

Outlook 2013 .......................... 9 14 VRCA Awards of Excellence ....15 Vancouver’s green plan .......... 16 BC’s Energy Efficiency Building Strategy............ ...........16 Green roof demand on rise.....16 Roof moved in one piece ........18 Building permits ramp up.......18 Construction trade shows: Expo, RCI, Buildex ...................

19 Tower design wins award ...... 20 Roofing nailers recalled ......... 20 Copper price rise forecast......

20 Shop yards worth money........21 NRCA repair manual out ...... 21 CRCA releases spec manual .. 21 COLUMN Legal Affairs: Computers at work – and privacy ................. 22

ASM ‘bulb seam’ roofing

Gaining popularity in Canada See page 12 Construction of the first phase, which represents two of the projected five 14-16 storey towers, began in April 2011.

The phase of three additional second is planned for completion buildings The total square footage in 2015. entire complex is 762,000of the square feet.

QUINTET continued

page 4

Trade shows on horizon

February and March offer up three events. See page 19

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FALL 2013

17

Conceptual rendering showing what the Campbell River Hospital could look like. Photo: Island Health Communications

Three groups bid on $600M North Island hospitals Housing starts rally VANCOUVER – British Columbia’s housing starts are expected to climb from 27,465 homes in 2012 to 28,800 this year, then to 30,100 in 2014, Canada Mortgage and Housing Corporation (CMHC) forecasts.

The rise isn’t expected to have much effect on home prices. Average house prices are expected to hold at $511,200 this year, down from $514,836 in 2012, before rising once more to $524,000 in 2014, according to CMHC’s Market Housing Outlook.

Much of the housing activity is pegged to take place in Vancouver. The city’s single-detached home starts are projected to increase 8.5 percent this year in the Metro region.

Housing starts in Kelowna and the Abbotsford-Mission area are also expected to rise. ■

Construction spending drops from record high VANCOUVER – Non-residential construction investment spending in Metro Vancouver was down from the first quarter of 2013, due in large part to a drop in industrial spending, according to the Vancouver Regional Construction Association (VRCA). Prices for construction materials were also down.

“After five consecutive quarters of gains which pushed non-residential spending in the Metro Vancouver region to their highest values ever, this quarter we are seeing some correction,” said Jan Robinson, interim president of the VRCA. Metro Vancouver saw a 1.8 percent drop in total non-residential building construction in the second quarter of 2013 to $890.4 million seasonally adjusted, from $906.7 million in the first quarter of 2013. Commercial building construction edged down 1 percent to $591.6 million, institutionalgovernment rose 1.3 percent to $247.5 million, while industrial building construction investment fell 20.7 percent to $51.3 million from the first quarter of 2013.

“While commercial building investment, the largest sector, edged down for the first time since the fourth quarter of 2011, this drop is likely temporary because market conditions are gradually improving, with several office projects in Vancouver either in the early stages of construction or proposed,” Robinson said. “The current economic slowdown will likely continue through 2013 before growth picks up in 2014 and beyond, which bodes well for higher private sector investment in 2015.”

Building construction prices declined for the first time since early 2010, with the second quarter 2013 index edging down to 98.3 compared to 99.4 in the first quarter in Metro Vancouver, resulting in a 0.6 percent year-overyear decline. ■ Abbotsford #104 663 Sumas Way Abbotsford, BC V2S 7P4 Tel: (604) 850-5050

Chilliwack 8430 Aitken Road Chilliwack, BC V2R 3W8 Tel: (604) 795-2777

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Surrey y 8321 - 132 Street Surrey, BC V3W 4N6 Tel: (604) 591-5171

Nanaimo 2549 Kenworth Road Nanaimo, BC V9T 3M4 Tel: (250) 758-7606

VICTORIA – Three groups have been shortlisted for the $600 million North Island Hospitals Project, involving two new hospitals.

The projects are the $334 million, 315,000-square-foot Comox Valley Hospital and the $266 million, 290,000square-foot Campbell River Hospital.

“The winning team will be responsible for both projects,” according to Dan MacLennan, Communications Officer for Island Health (the Vancouver Island Health Authority) and the North Island Hospitals Project. The winning team will design, build, finance and maintain the project as part of a 30-year contract.

The successful team is expected to be named early in 2014, MacLennan said.

The projects will create approximately 1,900 direct jobs and over 1,400 indirect jobs throughout both communities, as well as economic spin offs, he added.

The three groups in contention represent a number of companies. The teams are: • Arbutus Health Care Partners, which is composed of Carillon Canada Inc., Bird Capital Limited, Concert Infrastructure Ltd., Bird Design-Build Construction Inc., Campbell Construction Ltd., Kasian Architecture (interiors) and NBBJ Architecture; • Plenary Health, which includes PCL Constructors Westcoast Inc., CEI Architecture Planning Interiors, Pakin Architects Western Ltd., and Johnson Controls and Plenary Group (Canada) Ltd.; and • Tandem Health Partners, which includes Balfour Beatty Capital – Canada Ltd., Gracorp Capital Advisors Ltd., Connor Clark & Lunn, GVest Traditional Infrastructure LP, Graham Design Builders LP, Farmer Construction Ltd., Stantec Inc. and Honeywell International Inc. Construction is scheduled to begin April 2014 and complete in the fall of 2017. ■

Rosy economy seen in outlook VANCOUVER – BC’s economy will remain sluggish for the remainder of 2013 before gaining traction in 2014 and 2015, says a new forecast by Central 1 Credit Union.

Central 1 economist Bryan Yu expects a modest gain of 2.4 percent next year.

“Growth will increase to nearly 3 percent in 2015 with further acceleration over the following two years as the U.S. continues to recover and large resource projects in the north come online,” Yu said.

Highlights of the forecast include: • Interest rates will remain low and rise moderately to near-normal levels in 2017.

• Annual housing starts will gradually increase to more than 30,000 units by 2016.

• Forestry is one of the few bright lights thanks to higher prices due to rising demand in the U.S. and Japanese reconstruction efforts.

• Lower mineral and metal prices will hamper growth in the mining industry through 2014.

• BC’s unemployment rate will drop to 6.3 percent in 2015 and average 5.5 percent in 2016 and 2017.

• Population growth will hold below 1 percent through 2014 as people move to Alberta and Saskatchewan for jobs. By mid-2015 that will change and workers will flow into BC. ■

CAMPBELL RIVER – Omicron Construction of Vancouver has started construction of the new $23 million BC Hydro office building in Campbell River.

The 28,000-square-foot building will create about 60 jobs over its 16-month construction. It is being built to sustainable design standards and is the first BC Hydro office to be built on First Nations reserve land. ■

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P3s pay off: study Majority of projects completed as P3s on time and on budget OTTAWA – Canada has emerged as a leader in the creation of efficient public-private partnerships (P3s) for building infrastructure. A Conference Board of Canada report, released in August and partially funded by Partnerships British Columbia, found that 83 percent of projects were completed early or on time.

“P3 delivery is enhancing the long-term quality of public infrastructure and delivering value for taxpayers. Canadian companies are also developing expertise in P3 projects, which is creating opportunities to export their services around the world,” said Vijay Gill, Principal Resource Associate.

The public sector has turned to P3 projects as an alternative way to build and maintain roads, hospitals, schools and other public infrastructure. Traditional infrastructure projects are built by private firms, funded by the public sector. In contrast, P3 projects are financed by the private sector, which is paid partly depending upon the results – such as the completion of the project on time and on budget, and/or ongoing operations and maintenance.

“The public is increasingly aware

The $239.1 million Jim Pattison Outpatient Care and Surgery Centre in Surrey is an example of public-private partnership projects in BC. Photo: Fraser Health Authority

that Canada’s infrastructure of roads, transit and health and community facilities is aging and in need of renewal. Meanwhile, there has been a growing public acceptance of a greater role for the private sector in providing infrastructure across the country,” said Gill.

Recent P3 projects in Canada have been mostly delivered successfully. Of the last 42 projects assessed in this study, 35 were completed on time or early.

Moreover, 90 percent of the remaining projects were delivered no more than four months after the 3 planned completion date; and 95

percent were completed no more than six months later than expected.

Provincial governments – especially Alberta, British Columbia, Ontario and Quebec – continue to be the most significant public players in the Canadian P3 arena.

Further federal support has come from the P3 Canada Fund, which

has to date committed over $700 million covering 15 projects in six provinces and territories.

The municipal P3 market is also expanding, with 15 projects launched between 2009 and 2012, the Conference Board found, suggesting that more municipalities may opt for P3s in the future. ■

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FALL 2013

19

LEGAL AFFAIRS

Pyramids and payments Valid statutory declarations are vital to contractor payments

by David Mckenzie

On a typical construction project, a general contractor is hired by the owner to build the project.

Subcontractors are then hired to complete various portions of the work.

These subcontractors may in turn engage sub-subcontractors and suppliers. This type of arrangement is often referred to as the construction pyramid.

The owner has no contracts with subcontractors or suppliers and may have little if any dealing with them. Similarly, the general contractor has no contracts with sub-subcontractors or suppliers. Typically, neither the owner nor the general contractor has any means of determining whether the parties lower down the chain are being paid for their services. Because unpaid parties can mean liens and resulting delays, the construction industry has developed the use of statutory declarations to help payments flow to the base of the construction pyramid.

Statutory declarations are sworn statements that may be required before contractors or subcontractors are paid their progress draws or holdback releases. A statutory declaration will only be required as a condition of payment if the party’s contract contains an express term to that effect. Absent such a term, there is no obligation on any party to provide a statutory declaration before being paid.

Under a typical statutory declaration, the signing party swears or affirms that all of its accounts relating to its contract have been paid in full, up to and

including the last progress draw.

The idea behind the statutory declaration is that it provides an assurance to the party making payment that the funds being paid are in fact reaching those farther down the pyramid. However, a statutory declaration may only be as good as the word of the person swearing it; having completed statutory declarations in hand does not fully guarantee that payment has actually been made to the parties further down the pyramid.

Declarations were false The BC Supreme Court decision of Beatty Floors Ltd. versus KTM Development Corp. illustrates the potential consequences of making a false statement in a statutory declaration. In this case, Beatty Floors Ltd. (“Beatty”) was hired by KTM Development Corp. (“KTM”) to supply flooring material to various offices that KTM was working on. The principal of KTM swore two statutory declarations in relation to KTM’s work at these offices that stated that all subcontractors’ labour and accounts for materials and equipment relating to the offices had been paid. The statutory declarations sworn by KTM’s principal were false, as Beatty had not yet been paid. As a result of the

statutory declarations, KTM received following comments: further payments from the owner.

“Owners and project None of these further payments managers…rely on statutory ever reached Beatty. declarations from contractors in The Court found order to ensure the KTM and its contractor has “A declaration may principals liable for discharged its only be as good as breach of trust, as obligations and the the word of the the funds paid to subcontractors' person swearing it.”

KTM by the owner labourers and had been impressed material men on with a trust under BC’s Builders Lien projects have been paid. Valid Act. The Court awarded damages to statutory declarations are critical to Beatty in the amount of $37,829.88, the payment process and are of being the amount owed by KTM to paramount importance to owners Beatty. The Court went further and and project managers. If statutory awarded additional punitive declarations cannot be relied on by damages in the amount of owners and project managers, the $15,000, stating that KTM and orderly payment process on its principals “should be construction projects will become punished to deter them and chaotic.” others from swearing false The Beatty decision is a reminder statutory declarations in the of the importance of statutory future.” The Court made the declarations in the construction industry. While the decision reminds us that statutory declarations do not fully guarantee that payments have been made further down the construction pyramid, it also provides a warning to individuals and corporations that swearing a false statutory declaration can result in significant judicial punishment. ■ David Mckenzie is a lawyer practicing construction and commercial litigation at Jenkins Marzban Logan LLP in Vancouver, www.jml.ca. Note. The author does not intend to form a solicitor-client relationship with a reader of this article. This article is for information purposes only. It should not be relied upon for legal advice. If you require legal advice, you should seek counsel authorized to practice law in your jurisdiction.

Firestone releases sustainability report First report highlights sustainable products and manufacturing practices Indianapolis – Firestone Building Products announced the release of its 2012 Sustainability Report in June of this year.

The report, the first for the company, covers the fiscal 2012 year. It is available for download at http://firestonebpco.com/content/up loads/2009/03/FSBP-SustainabiltyReport-GRI-6.21.13-final.pdf.

Moving forward, the company says it will continue to focus on sustainable products, solutions and business practices by prioritizing short- and long-term goals to improve manufacturing processes; carefully evaluating factors including energy consumption, waste management and emissions; and monitoring performance and trends to identify additional areas of improvement.

The Sustainability Report fulfills the requirements of the Global Reporting Initiative’s (GRI) Application Level C. GRI is a network-based organization that has pioneered the development of the world’s most widely used sustainability reporting framework and is committed to its continuous improvement and application worldwide. The GRI Guidelines set out principles and indicators that organizations can use to measure and report their economic, environmental and social performance. ■

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Minister of Natural Gas Development Rich Coleman (right) checks out progress at the Kitimat LNG site with Chevron officials and BC Oil and Gas Commission CEO Paul Jeakins (left). Photo: BC Government

North dominates as major projects post record Vancouver – Northern BC is leading the charge as the capital cost of major projects in the province hit a record high in the second quarter of this year, according to the Association of Consulting Engineering Companies – British Columbia (ACEC-BC)’s BC MPI Review, released in September.

Total capital cost of BC major projects reached $299.4 billion in the second quarter of 2013, representing an 8.8 percent jump over the previous quarter and 26.5 percent higher than one year earlier. Total capital cost represents the combined value of projects identified as proposed, construction started, completed and on hold.

The North Coast region reported a large 45.7 percent jump in proposed projects to $99.3 billion in the second quarter from the previous quarter and propelled the year-to-year gain to 137.5 percent.

The key drivers of this gain were the Pacific Northwest LNG and the Prince Rupert LNG projects.

Combined with the manufacturing sectors’ proposed Kitimat oil refinery and related project investments, resource-related projects account for more than $50 billion.

The northern resource construction boom “will have a profound and formative impact on our province’s economy,” said Keith Sashaw, president and CEO of ACEC-BC. The North Coast region continued to have the highest proposed and total capital cost dollar amount of any region in the province. Of note this quarter is the 50 percent jump in proposed projects in the mining and oil and gas industrial category, rising from $44.4 billion in the first quarter to $66.6 billion in the second quarter of 2013.

Kitimat accounted for nearly all of the 45.4 percent increase, province-wide, in new

manufacturing facilities due to its proposed oil refinery and other work. The oil refinery remains proposed, however, as the industry awaits word on how oil will be piped or railroaded from the Alberta oil sands.

While total spending on new and proposed gas and oil projects reached $80.9 billion in the second quarter, the commercial and residential sectors were a distant second, the report found.

Total project costs for residential and commercial projects were $58.8 billion, a growth of only 2.4 percent over the quarter, with proposed projects down slightly (0.7%). The slow growth may be attributed to real estate market slowdown and cautions of mortgage rate increases, according to Sashaw.

The Major Projects Inventory, which is published quarterly, lists all major projects that are proposed, planned or underway in British Columbia. These are projects with a capital cost of at least $20 million each within the Lower Mainland and projects valued at $15 million or more apiece in the rest of BC.

Quick facts: the Northcoast LNG • There are currently 10 proposed LNG projects in BC, three of which already have approved export licences from the National Energy Board.

• Assuming two larger and three smaller-sized LNG plants, along with supporting pipelines, the BC government anticipates more than 39,000 annual jobs will be created over a nine-year construction period and 75,000 jobs once these plants are fully operational.

• Since 2012, companies have invested more than $6 billion in BC to acquire natural-gas assets and secure the development of pipelines and LNG plants in the province. ■

The Fort St. John Hospital project, by Acciona Infrastructures Canada Inc. and Stuart Olson Contractors Inc., is among finalist for the 2013 VRCA Awards of Excellence. Photo: Northern Health Authority

VRCA to present 25th annual Awards VANCOUVER – The Vancouver Regional Construction Association (VRCA) has announced the Silver Award winners for the 25th annual Awards of Excellence, a premier industry event honouring the region’s construction leaders.

Three Silver Award winners were selected in most categories for their use of innovative techniques, new materials or exceptional project management. One Silver Award winner from each category will be chosen as the Gold Award winner during the 25th Annual VRCA Awards of Excellence gala dinner on October 17, 2013 at the Vancouver Convention Centre.

“The Silver Award winners this year all represent companies that were able to bring projects of the highest calibre in on time and on budget,” says Jan Robinson, interim president of Vancouver Regional Construction Association. “We are especially excited to make the announcement about this year’s competition, as the Awards of Excellence is celebrating its 25th anniversary. This is a significant milestone, and we are planning a special and appropriately significant event this year.”

In this year’s competition, there were 42 total entrants and 38 projects considered. Over the 25 years the competition has been in place, the value of the projects has grown tremendously, and the total value of projects 3 o considered in this year’s competition represented $1.1 billion of construction throughout BC. ■

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The sincerest form of flattery – learning from the leader

by Brian Hofler

The British Columbia Insulation Contractors Association is poised to launch a new quality assurance certificate program for the installation of mechanical insulation in the Commercial, Institutional, Multi-residential, Marine and Industrial sectors, whether new or retro-fit construction.

BCICA has been representing professional mechanical insulation contractors for over 50 years. Its manual, Quality Standards for Mechanical Insulation (Commercial and Institutional Buildings), has been the reference of choice for the majority of design authorities in BC when specifying mechanical insulation work. Unfortunately, at a time when energy conservation, green technology and sustainable building practices have been key considerations for every construction project, the focus on mechanical insulation, and its contribution to the overall energy efficiency and long term operating costs of a building, have been overlooked. BCICA has been witness to this decline in application standards and is concerned that this downward trend has had a negative impact on all sectors of the mechanical insulation industry. Unfortunately, the problem has been compounded with the introduction of materials that may not meet the standards of quality adhered to by reputable material manufacturers in North America, further lowering energy efficiency.

In order to combat this trend, as well as to provide a low cost mechanism for true energy conservation for both building owners and occupants alike, the BCICA Board, supported by the members of the association, embarked on a plan to develop a quality assurance certificate program (QACP) for the installation of mechanical insulation systems.

First of all, it was essential to review BCICA’s organization and ensure that the Board could embark on a set of goals that would essentially change the vision of the association.

Constitution, Bylaws, internal policies and procedures The BCICA Board engaged several consultants to review, reorganize and rewrite the BCICA Constitution and Bylaws; its administrative policies and 22

procedures, as well as to develop a framework for the introduction of a QACP. Three primary reasons guided the process: 1. Modernize the existing constitution and bylaws and ensure that they complied with current not for profit reporting requirements.

2. Ensure that the association and its members were prepared for the move to a fully professional organization, one guided by rules designed to confirm BCICA members as the best in the mechanical insulation business.

3. Develop a framework for the introduction of a quality assurance program, a key component in the revitalization envisioned by the Board of Directors.

Quality Assurance Certificate Program The development of a QAC Program is surely a classic chicken and egg challenge.

How can a quality assurance program be developed that has all the components, (i.e. qualified contractors, material that meets / exceeds industry standards, independent inspectors qualified to inspect mechanical insulation systems, an administration system capable of managing a program), as well as branding, marketing and communication initiatives designed to promote the program to the specifying community?

If, according to George Bernard Shaw, “Imitation is not just the sincerest form of flattery – it’s the sincerest form of learning”, it was fortuitous that the BCICA Board had the opportunity to study and learn from the master of quality assurance programs – the Roofing Contractors Association of BC. RCABC wrote the book on a true QAC, and the association shares that information with confidence publically at www.rcabc.org. The importance of this fact cannot be

overlooked as it meant that the BCICA Board, and the members of the committees assigned to assist in the QAC development, could learn from the industry leader and emulate many of the policies and procedures evident in the RGC RoofStar Program. With that in mind, the BCICA Board reviewed its priorities, and focused on the following initiatives: • Inspector Training – Engage a respected training institution and develop a Mechanical Insulation Inspection Program.

• Inspection Manual – Develop a manual specifically for inspecting Mechanical Insulation work.

• Quality Standards for Mechanical Insulation manual – Engage a consultant to review and rewrite the Quality Standards Manual to include the QAC Program and to provide a list of materials that can be used when a BCICA QAC is specified.

• Marketing and Promotion – Engage a reputable design company, familiar with the construction sector, to produce marketing and promotional materials.

Inspector training The BCICA Board, with the help of subject matter experts, partnered with BCIT to develop and deliver a comprehensive and formal instructional program for mechanical insulation inspectors.

The theoretical portion of the inspection course is available online. The “hands on” practicum is facilitated on site at BCIT in the same building where Heat and Frost apprentices practice installation procedures.

In order to ensure that the FALL 2013

program content, delivery PowerPoint presentations are mechanism and testing procedures currently available to the design met expectations, a small cohort of community. insulation industry specialists At the end of the day it would be completed the course and made easy to suggest that this initiative recommendations that was the brainchild “Imitation is not just were incorporated of an informed the sincerest form of into the final board with a vision flattery - it's the program. The four for the future. This sincerest form of Mechanical Insulation is true of course, Inspection Courses but more learning.” are now available importantly, the – George Bernard Shaw online through BCIT; development of the www.bcit.ca/study/courses/ppgs121 BCICA Quality Assurance Certificate 0,ppgs1220,ppgs1230,ppgs1240. program has been, and will A second cohort of inspectors continue to be, a learned activity. with ICI Inspection backgrounds has RCABC shared that learning by completed the BCIT Certified making its resources available on Inspector Courses. The group line, without restrictions, because it members have been designated by is confident that its RoofStar the BCICA board to inspect QAC program is the genuine article, work. The members of this group providing a standard of quality that belong to the Applied Science is beneficial to all parties in the Technologists and Technicians of BC construction industry.

(ASTTBC).

Inspection manual The inspection manual is complete. This document provides all the policies, procedures, forms and processes for the issuance of a Quality Assurance Certificate. The manual will be available to BCICA members shortly. It will assist Active Contractor Members with estimating the costs of providing the QAC when specified. The manual will also be available to inspectors that are pre-qualified, have completed the BCIT Mechanical Inspection Course, completed a BCICA Workshop based on the BCICA Inspection Manual and have been “designated”

by BCICA to conduct QAC inspections on behalf of the association.

Quality Standards for Mechanical Insulation Manual James Findlay, a respected specification writer in the construction industry, was engaged to rewrite the manual. A group of subject matter experts worked with Findlay to ensure that the information contained in the QSMIM is current. The Thermal Insulation Association of Canada (TIAC) has given BCICA permission to use sections of their manual for consistency and expediency. The revised QSMIM will be available shortly to BCICA members and specifiers.

Marketing and promotion The BCICA logo and motto “saving energy for the future” is a recognizable trademark that fits nicely with the value proposition (conserving energy, saving money, greening the planet) with which the QACP is associated. The BCICA website, www.bcica.org, has already been updated. A local design and marketing firm completed the necessary marketing, presentation and ad copy materials required for promotion of the QAC program.

BCICA has taken on a similar challenge for the Mechanical Insulation Industry and is now poised to launch a new and innovative quality assurance program. The QACP will soon be available for mechanical insulation installations that specify a BCICA Quality Assurance Certificate (QAC) on new and/or retrofit buildings.

The BCICA QACP will be marketed to mechanical insulation consultants, engineering firms, architects, and related decision makers at all levels of government, as well as private developers and owners looking for operational cost savings while meeting new energy conservation guidelines.

The QACP is intended to be a cost effective quality assurance option that assures the use of quality materials, installed by qualified journeypersons and inspected by independent, qualified, and purpose trained mechanical insulation inspectors. ■ Brian Hofler is the former Executive Vice President of the RCABC. He is a journeyman sheet metal worker and holds a Masters Degree in Educational Leadership. He is currently consulting to BCICA as the association reestablishes itself as a voice for professional mechanical insulation contractors in BC. Mr. Hofler is an independent association management consultant. He may be contacted at brian.bcica@telus.net or bhofler@eastlink.ca.

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