FALL 2015 IN THIS ISSUE: FEATURES Wells Klein, IRC merge................. 1 Metal roof design for cold climates ............................... 12
THE VOICE OF PROFESSIONAL ROOFING CONTRACTORS
Monty Klein (right) atop the Iona building at the University of BC with a crew from Nelson Roofing. The roof is being replaced on the 88-year-old structure. When complete it will carry a 10 year RoofStar guarantee.
ASSOCIATION President’s message..................... 3 Association staff retire.................. 6 RCABC appoints new CEO......... 11 RCABC team travels province .....14 RCABC at RCI golf tourney .........18 INDUSTRY NEWS Construction workers happiest.... 6 Firestone offers solvent-free EPDM adhesive............................. 8 Vancouver architects push limits . 8 BC developers active in U.S. ........ 9 Northern BC sees boom ............... 9 Asphalt association turns 100 .. 13 Island construction increases ....14 UNBC plant wins LEED award.. 14 VRCA awards announced.......... 15 Buildings Show pending ........... 17 Province funds trades training .. 18 Protecting electrical work under roof systems......................18 Vancouver casino planned......... 19 BC safety bill amended .............. 20 Green bonds fund building ....... 21 COLUMNS Tech Talk: Roof inspections ....... 10 Green roofs: designing for low maintenance ........................ 16 Risky world of roofing contractors................................... 22
Wells Klein and IRC Group alliance brings depth of experience, expertise to roofing consulting in British Columbia By Frank O’Brien
the offices of IRC Building Sciences The alliance of two of British Group, a larger consulting firm. A Columbia’s top roofing consulting national company boasting 12 firms began when a offices across chief roofing Canada, with 120 inspector retired staff and a strong from Delta-based presence in BC, IRC Wells Klein saw an opportunity. Consulting Group “They approached Inc. earlier this year. me about an alliance Wells Klein owner of Wells Klein with Monty Klein, a BCIRC,” Klein said. “We born lifelong roofer, saw it as a way to fill said he had service gaps we had, problems finding the and gaps IRC had.” right candidate for Wells Klein has Brian Boomars, Executive Director, BC only half a dozen the position that for IRC Building Sciences Group required hands-on staff but has built an roofing and contracting experience, impressive reputation in BC since it consulting knowledge and proven was founded in 2006. “We work management expertise. very hard and we are successful at Word of his search soon reached what we do,” Klein said.
Wells Klein Consulting has successfully designed and reviewed the installation of millions of dollars worth of highly specialized roofing and waterproofing construction in the province, including landmark green roofing projects such as the three-city-block Law Courts at Robson Square remediation project in Vancouver. Other major projects include the Electronic Arts headquarters in Burnaby and the refurbishing of the Arthur Ericksondesigned Evergreen Building Restoration in downtown Vancouver, which won a City of Vancouver award for heritage restoration. Seaforth Armories and St. George’s Junior School are two other heritage-designated projects Wells Klein has been involved in, which also won heritage awards.
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Currently, the firm is consulting on the custom zinc roof for the Christ Church Cathedral project in Vancouver, three large shopping mall contracts in Metro Vancouver, a multi-stage expansion at Vancouver International Airport and a trio of reroofing projects for Coastal Health in other areas of BC. Klein has presented at RICOWI, RCABC and RCIWCC events and sat on many committees over his 40 years in the roofing industry. He is a past president of the RCI Western Canada Chapter and currently serves on several committees at the RCABC including Technical and Membership. IRC and Wells Klein continue to operate as separate businesses, but Wells Klein senior staff, including Klein/IRC continued page 4
Harris & Rice retire The dynamic duo of RCABC look back on years of service. See page 6
New EPDM adhesive sticks Firestone product makes industry impact. See page 8
Planning ahead for snow Metal roof design for cold climates See page 12
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From the President
Life lessons Well, summer is over and fall has taken hold here in northern BC. In fact, we woke up to 2â€? of snow just a few days ago. What a year it has been! I have been struggling for weeks with what I should write about. I had an article ready about the recent election but decided against it over the fear that I may offend some people, so instead, I thought I would keep this light and short. In roofing, as in life, there is something to be learned every day. Sometimes we are too busy to stop and realize exactly what we have learned. I have been around in this crazy construction industry for over 40 years and over that time I have come to appreciate some simple life and work related observations like: â€˘ No one ever sees your successes, but your failures are always in full view. â€˘ When someone says â€œIâ€™ll keep this shortâ€?, you had better find a comfortable seat; youâ€™re going to need it. â€˘ Is the lowest bid on a roofing job (or any job) really ever the â€œbestâ€? deal for the owner, especially 10 years later? Wouldnâ€™t it be nice to actually find out 10 years later if that â€œhotâ€? deal actually turned out? â€˘ Why is it that some people who are concerned about a workerâ€™s safety contact WCB instead of warning the workers directly?
Maybe the intent is not about the wellbeing of the worker at all but rather a vindictive thing against the company. Go figure. Why would it be less expensive for the government to have a contractor design, build, finance and operate a building than it would be to look after all the details yourself in-house? Maybe itâ€™s just a way of spreading the costs outside of the time frame a politician would be responsible for. There are two construction schedules â€“ one for subtrades and then the realistic one. Business conventions are important because they demonstrate how many people a company can run without. It is unfortunate that so many people spend more energy on their fears than they do on their dreams. A personâ€™s maturity has less to do with how many birthdays
they have had and more to do it too seriously. about how that person handles â€˘ All of the people you care about responsibility and tough most in life are taken too soon, challenges. and the less important seem to If you donâ€™t have your own plan, be around forever. chances are you will fall into â€˘ No one ever says â€œitâ€™s just a someone elseâ€™s plan. And guess gameâ€? when they are winning. what they have planned for you? â€˘ Credentials on the wall and Not much! initials behind your name do not I have learned that something make you a decent person. you do in a heartbeat can give â€˘ Who is this Murphy guy and why you heartache for a long, long is there a law named after him? time. â€˘ Why is it that some â€˜bookYou should not confuse your trainedâ€™ people think that even business with your life. Donâ€™t be though they have never so busy making a living that you physically done a job, they insist forget to make a life. on telling everyone how to do it. A person who is nice to you but Kind of like, if it can be drawn, it rude to a waitress (or waiter) is can be built. simply just a rude person. â€˘ There are always at least two Do general contractors actually ways of doing things. Just have a line of because someone credit arranged does something with someone different doesnâ€™t mean other than a their way is wrong; subcontractor? itâ€™s just different. Isnâ€™t it bad luck to Now, a really deep have a â€˜brokerâ€™ one â€“ two people invest your money? meet on the street. The only thing Each person has a worse than getting dollar in their pocket. a call from a After visiting, they â€˜wrongâ€™ number at exchange the dollar 4:00 a.m. is getting and continue on their Alex Goldie a call from a â€˜rightâ€™ way with a dollar number. each. Across the street two people Our background and meet on the street. While visiting, circumstances may have each person exchanges an idea. influenced who we are, but we Those two people now walk away are all individually responsible with two ideas each. for who we have become. Alex Goldie, No matter what happens, President, Roofing Contractors someone will find a way to take Association of British Columbia â–
Roofing BC magazine is published quarterly on behalf of the Roofing Contractors Association of BC and the professional roofing industry by Market Assist Communications Inc. 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.
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 Oâ€™Brien Phone: 778-996-2411 E-mail: Frank@RoofingBC.ca Production/Art Director and Advertising Associate Paddy Tennant Phone: 604-507-2162 E-mail: Paddy@RoofingBC.ca Contributing Writers Alex Goldie Paddy Tennant James Klassen Simon Fenn Sasha Aguilera Circulation RCABC Phone: 604-882-9734 E-mail: firstname.lastname@example.org
Chief Executive Officer Bryan L. Wallner email@example.com
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Klein/IRC continued from page 1
“Wells Klein and IRC are already working together to provide greater depth to all of our clients.” – Monty Klein
Monty Klein, partner in Wells Klein, said the merger with IRC Group will strengthen both companies.
Klein, Doug Wells and Rod McCullagh have moved into offices at IRC’s BC headquarters in Richmond as the companies work into the alliance. This will become formal early in 2016. “Wells Klein and IRC are already working together to provide greater depth to all of our clients,” Klein said. IRC is no stranger to big roofing projects, managing more than $100 million in roofing projects each year. In BC the company is currently working on roof replacement and new roof construction projects for five school districts, including the BC interior and Vancouver Island, numerous municipalities throughout BC, as well as many commercial and multifamily residential projects. One notable project is Tsawwassen Mills in Delta, the largest enclosed shopping mall under construction in Canada, that includes a 32acre TPO-covered roof. The company has also established a fall protection program that is being rolled out on more than 120 sites for school boards and municipalities. Once fierce competitors, both firms soon found they had a lot in 4
Tsawwassen Mills in South Delta is among the major roofing consulting contracts awarded to IRC Building Sciences Group. Tsawwassen Mills is the biggest enclosed mall under construction in Canada, with a 32-acre roof covered primarily in TPO. Photo: Ivanhoé Cambridge
common. They each specialize in demanding commercial, industrial and institutional projects, and both firms employ RCABC accepted inspectors. “Our alliance with Wells Klein is
a natural fit,” said engineer Brian Boomars, P.Eng. Executive Director for IRC Group’s BC operations. The alliance will create one of the largest and most experienced consulting firms in the construction FALL 2015
industry, he said, and brings a specific depth to the roofing sector. With Wells Klein on board, IRC in British Columbia alone has 271 years of combined roofing experience and expertise. “When
you consider all the years of roofing experience from the other IRC branches and offices across the country, IRC is clearly a leader in Canada,” Klein noted. Klein said the need for experienced roofing consultants is more important today than ever, in what he described as “BC’s tough economic environment” that has created an appetite for value engineering and even forced some roofers to cut corners. There is also a lack of management expertise across the entire construction industry, he said. “We have a lot of young guys and a lot of old guys. There is a black hole in our roofing industry where we are lacking the mid-level 40-something guys with both roofing and management experience.” “We have a lot of promising young tradespeople coming up through the roofing trade, but it will take some time to fill that black hole,” Klein said. He added that the excellent RCABC training facilities in Langley could play a key role in training tomorrow’s roofing industry administrators. ■ ROOFING BC
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Construction workers the happiest: survey Construction workers are the happiest employees, according to a TINYpulse 2015 Best Industry Ranking Survey. The study surveyed 300,000 employees across more than 500 companies in 12 distinct industries and a variety of countries, so its findings may hold up in Canada. In the construction sector, the survey found the industry has a long history of providing new workers with apprenticeships so they can learn the skills required to move on to tackle more challenging work. But better skills and tools or good relationships with bosses are not the things which make construction workers the happiest; a big boost to job satisfaction was good colleague relationships. The survey found that 34 percent of the happiest employees say their peers and colleagues are what drive their workplace satisfaction, and rated them an 8.5 out of 10. The survey points out which issues need to be looked at and which key relationships can boost any worker’s happiness in the workplace. The top three issues standing in the way of happy employees were: 1. managers who aren’t supportive; 2. not having the tools to succeed; and 3. no opportunity for professional growth. A president of a facility that got high marks for employee satisfaction advised, “Always ask for their thoughts on how to solve a problem. Always follow up with people on their ideas for improvement.” TINYpulse is a New Zealand based human resources research firm founded in 2002. It conducts and publishes international surveys related to employment issues. ■
Roofing Instructor David Rice and Technical Manager Rob Harris
RCABC congratulates retiring staff Technical Manager, Roofing Instructor both retire by Paddy Tennant
The Roofing Contractors Association of BC has announced the retirement of two staff members; Rob Harris, Technical Manager since 2011; and David Rice, the RCABC Training Centre’s first Roofing Instructor. Rob Harris, IP, RRO “There is never a ‘right time’ to move on as work projects keep coming in, but after careful consideration, now is best for me and RCABC,” said Harris.
WI NTER 2012-13
IN THIS I SSUE:
THE VOICE OF PROFESS
IONAL ROOFING CONTRAC
Vol. 9, No. 4 • WINTER
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
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.
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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
Trade shows on horizon
February and March offer up three events. See page 19
Roofing Contractor s Association of BC 9734 201 Street Langley, BC Canada V1M 3E8
Your official magazine, reaching key roofing professionals and specifiers throughout British Columbia Book your next ad now! 604-507-2162 Paddy@RoofingBC.ca 6
Harris started roofing as an apprentice in 1977, working through to journeyman status, foreman, repairman and supervisory positions before leaving the trade to join RCABC in 1996. After three years he left RCABC to enter the roof inspection and product quality control industries, returning in 2005 as the Assistant Technical Manager under Jim Watson. Harris was promoted to Technical Manager in 2011 when Watson retired. “Over the past 13 years, Rob has been an integral part of the RCABC technical department overseeing the Roofing Practices Manual, the RoofStar Guarantee Program and the Accepted Inspector’s Program. He has also contributed valuable technical roofing knowledge on various committees including the Technical Committee and the Inspection Committee. Rob has seen RCABC evolve and change through various phases of growth and development to serve its members and the industry at large,” notes the association. “We support Rob in his decision to retire at this time and wish him well as he embarks on a new path. He will be missed.” said Bryan Wallner, CEO at RCABC. David Rice, IP, PID, RRO The RCABC is also bidding a fond farewell to its first instructor, David Rice, whose retirement this October marks the end of an era in BC’s roofing history. “I find myself reflecting on all the years in this industry, both on the roof and in
the classroom,” said Rice. “That works out to nearly 70 percent of my life”. Rice began his career in New Brunswick in 1970, working for a roofing company owned by a family friend; a year later he moved to BC. After two decades on the tools, Rice was ready for a change and made the switch from roofer to roofing instructor, working under mentors Don Feary and Al Sinclair at Sheet Metal Workers’ Local Union No. 280 in Burnaby. In 1993 Rice joined RCABC when the roofing apprenticeship training program was moved to the Training Centre. Rice calculates that he has taught 165 classes throughout his career. “It was 25 years ago that I started instructing out of what would be referred to now as a makeshift facility. One need only visit the site of the Training Centre to see the dynamic changes in training, and in the very image of the roofing trade itself.” Rice expresses gratitude for the people who have helped shape the history of roofing education and the RCABC Training Centre. “It was Klaus Theil’s dream, of course,” he begins. “There are so many others, from the past and now... Don Feary, Al Sinclair, John Wells, Brian Hofler, Roger Sové, and many others... my heartfelt thanks go to them all.” “I feel proud and privileged to have been part of the significant accomplishments since the early beginnings,” he says. “I wish the Association and the Training Centre all the best for the future.” ■ ROOFING BC
Firestone’s new RubberGard EPDM adhesive is applied directly to the substrate. The company says the product can reduce the amount of labour needed by half.
Firestone offers solvent-free sealant MISSISSAUGA, ON – Firestone Building Products has introduced a solvent-free EPDM bonding adhesive that the company claims requires no mixing and is both odourless and non-flammable. The RubberGard EPDM adhesive is a synthetic, polymer-based bonding adhesive meant for adhering non-reinforced EPDM to approved substrates. It can be used for both non-reinforced membranes and flashing applications, according to Firestone. “As a premier bonding adhesive, it allows the contractor to do more work, in less time,” according to a Firestone statement. Since the adhesive applies only to the substrate, it reduces the amount of labour needed by about 50
High-rise mixed-use tower by architect Ole Scheeren features a stacked design. The Boma Properties project is awaiting Vancouver City design approval. Photo: Bure Ole Scheeren
percent, the company claims. “Single-side, wet lay application allows contractors to mate the membrane, as soon as the adhesive has been applied. So there is no need to wait for flash off.” The adhesive contains no water and is not watersoluble, says Product Manager Alan Curry. A gallon of the adhesive will cover between 120 and 150 square feet. “The product is designed for a fast install and is environmentally friendly,” notes Curry, “so it contains near zero volatile organic compounds (VOC) and has virtually no odour”. The combined features make the product suitable for use on occupied buildings, Firestone adds. ■
Vancouver architects push the envelope
The 59-storey Vancouver House twists over the north end of the Granville Street Bridge. Designed by Bjarke Ingels Group and James KM Cheng Architects Inc., it is to complete in 2018. Photo: Bjarke Ingels Group
Two new condominium towers in Vancouver – one proposed and one under construction – are pushing the limits of architectural design. One is the proposed 51-storey mixed-use tower in the 1500 block of West Georgia by Bosa Properties. The tower features a stacked design by China-based architect Ole Scheeren, best known as the designer of the twin-legged CCTV tower in Beijing. The tower is currently awaiting Vancouver City design panel approval. The second stunner is Vancouver House, a 59storey, 600-unit residential tower by Westbank that is currently under construction at Howe Street and Beach Avenue at the north end of the Granville Street Bridge. Designed by Danish architect Bjarke Ingels Group and James KM Cheng Architects Inc. of Vancouver, its innovative twisting design means that the top of the building will be wider than its base. Vancouver House is scheduled for completion in 2018. ■ 8
BC real estate developers head into U.S. VANCOUVER – Since the 2008 financial crisis tanked U.S. commercial real estate values, Canadian developers have been more active in U.S. acquisitions than investors from any other country, including all of Europe, according to the Vancouver Commercial Construction Association known as NAIOP. There are three key reasons, the association said. First, Vancouver’s high property costs and high competition force many to seek opportunities elsewhere. Second, the U.S. offers land at a much lower value. And third, with a population of more than 321 million people, there is a high demand for development, according to NAIOP. Examples include BC-based Amacon building a 28-storey residential tower in Los Angeles; the Onni Group developing mixed-use projects in Los Angeles; and Bosa Developments, which is active in both California and Washington states. ■
Northern BC sees mall-building boom PRINCE GEORGE – The potential for a major expansion of the liquefied natural gas (LNG) industry and the start of BC Hydro’s $8 billion Site C dam project has helped spur retail development in Northern BC. Up to eight new businesses will soon come to Fort St. John in northeast BC as part of a commercial expansion in the north’s second-largest city. Gateway Plaza started construction in August and will open next spring. Vancouver-based Bosa Properties has built and refurbished shopping malls in Terrace and Dawson Creek; the latter is scheduled to be completed this year. In Prince George, the city’s largest shopping mall, Pine Centre, is expanding and a new retail centre is under construction. River Point Landing, the new centre, is being built by Vancouver-based Platform Properties. “We have seen an expansion of national retailers getting into markets with significant trade areas, and that is exactly how we see Prince George, which is a hub centre for the north,” said Platform Properties principal developer Kyle Shury. ■
Tech Talk: INSPecTIONS
ADVERTISE IN ROOFING BC! 604-507-2162 Paddy@RoofingBC.ca
Roof maintenance basics: it begins with inspections
Plan to inspect identify concerns, mark the roofs of your them on your building at least twice each year – diagram. once in spring Now and once again in formulate a plan. fall. It’s also a If you have good idea to roofing conduct professionals on staff, work with inspections after them to assess each significant the severity of weather event, or identified after construction. By James Klassen problems. This is Debris left on a A good roof is your first line of roof can scour a the time to begin defence against water intrusion. Let granular surface cost water in, and it will turn a good day or puncture the assessments. If James Klassen into a very bad one. Water destroys roof membrane if it’s in your materials, short-circuits electrical blown about by budget and the and information systems, induces wind or stepped on by trades or capabilities of your staff, address rot, and turns a warm, comfortable others walking on the roof. If you the urgent issues with proven, environment into a cold, repulsive find an issue during an inspection, system-compatible products. place to live and work. clear away the debris or make quick Alternatively, hire a roofing A roof is only as good as the repairs. consultant to do that evaluation for maintenance that keeps it What to look for you and assist you with planning. serviceable, though. Roofs age. Begin each inspection by Your consultant will help you sort They collect debris. And they can be examining the underside of the roof out the important from the urgent, damaged. Coupled with an RCABC and the exterior of perimeter walls. provide you with objective RoofStar Guarantee, Also inspect ceilings specifications to guide repairs or routine inspections and interior walls. roof replacement projects, and “Plan to inspect guard you against Rust stains, attach budget pricing to each phase the roofs of your problems that result watermarks, cracks, you decide to tackle. building at least in catastrophic roof efflorescence or even Regular scheduled roof twice each year – failure. Such spalled mortar may inspections lay the foundation for once in spring and unanticipated signify water sound financial planning, providing once again in fall.” expenses can shape intrusion. Cracks in building owners and managers with the financial future of outside walls may the information they need to make your organization. indicate building settlement; informed recommendations and Planning and routines consider the concurrent stresses on decisions. The roof of your building If you have the time and the the roof deck and, as a is the first level of protection essential skills to examine and consequence, on the roof against the elements. Don’t put the understand your building, begin membrane. Also look for daylight roof over your head and the with a roof plan. You need to know around all penetrations; if you can integrity of your building at risk by what your roof looks like, so take see outside light coming in around ignoring it. time to diagram it. Make the plana flashing or roof drain, water can For more information about view drawing (view from above) get in too. Mark and date these and preventative roof maintenance, visit reasonably representative of the other observations on a copy of http://www.rcabc.org/technical/roofreal thing, and ensure you plot your roof diagram. maintenance-guide/. ■ every detail; roof drains, Inspect the top surface of the James Klassen is a Technologist with the penetrations and other flashings, roof. Leaks rarely happen in the Roofing Contractors Association of British roof curbs, support cable and open areas. Focus your inspections Columbia. He is an experienced roofing estimator, Occupational Health and Safety signpost anchors, skylights – the list around the details and edges, but professional, insurance claims adjuster, and a is limited only by the design of your check the field here and there to facilities manager, supervising maintenance and roof. ensure laps are sound and wellmanaging capital projects for a large private Follow that up with a schedule. school in British Columbia’s Fraser Valley. sealed. As you find problems or FALL 2015
RCABC appoints new CEO
“I am excited about taking on this new challenge with RCABC and fortunate to be joining a respected organization that has led the roofing industry in terms of quality, standards and training.”
By Frank O’Brien
Bryan L. Wallner has been named the new CEO of the Roofing Contractors Association of BC. Wallner assumed his responsibilities on August 10. Born in a suburb of Milwaukee, Wisconsin, Wallner moved to Toronto in 1969. After working in university administration and the parking industry for 17 years, he was recruited by Imperial Parking Corp. (Impark) in Vancouver in 1999. “It was supposed to be a two or three year assignment,” Wallner said. Instead, he remained as Impark’s COO and president for a decade, where he led all facets of the company’s operations, including strategic planning, implementation, business plan development and government relations. “I love Vancouver,” said Wallner, who is an avid outdoorsman. Two of his three children were born in BC, and Wallner considers it home. Most recently Wallner worked as the Senior Vice President for Canada and the US Northwest for SP+ Corporation, a diverse provider of professional parking, ground transportation, facility maintenance, security and event logistics services. Wallner sees his role at RCABC
as retaining and adding value for its members, with the potential of expanding the educational component and the technological expertise. Wallner’s initial focus is on executing the three-year Strategic Plan initiated by the Board of Directors in 2015. “The key to this plan is to concentrate on adding value to the industryleading RoofStar guarantee
program through a strong educational and technical presence in the industry, and growing the RCABC profile with our stakeholders,” he said. RCABC Vice President John Silva (Vice President of Flynn Canada) headed up the selection committee for the new CEO. “Bryan’s wealth of experience in managing and growing businesses
will be a valuable addition to RCABC and we view his appointment as a sign of our commitment to being a leader in the roofing industry,” said Silva. “Our leadership position and increasing demand from the marketplace led us to look for a CEO who would fit in with our goal to represent the premiere roofing contractors in the province, and it is
very fortunate that we have found someone of Bryan’s caliber to fulfill this role.” Wallner joins the association to further expand awareness of the organization and its programs, and would like to hear the perspective of all members of the Association. “I am excited about taking on this new challenge with RCABC and fortunate to be joining a respected organization that has led the roofing industry in terms of quality, standards and training,” Wallner commented. RCABC is a professional association of roofing industry contractors and supplier/manufacturers. It leads the industry in terms of providing education and training for the betterment of the roofing industry and offers a comprehensive roofing and waterproofing guarantee available only through RCABC member contractors. The RoofStar guarantee provides building owners in BC with the assurance that quality materials are used and installed to specific, industryleading standards. ■
Metal roof design for cold climates Metal roofs perform great in snow – with the right design and installation planning By Dermot Mack
The snow will soon be flying in northern BC, Whistler and the interior of BC, so roofing contractors and owners will be dealing with snow loads on metal roofs. Metal roofs are a popular roofing material in such cold locales because of the way the metal reacts to snow. When snow blankets a roof, a strong adhesive bond occurs between the snow blanket and the metal roof panels. This adds a vertical load to the roof surface that is translated to a vector load parallel to the panels’ surface. This load represents forces that attempt to pull a panel down the slope of the roof. In cases of small, unitized metal roof products, or products which have multiple fixed points, vector loads are distributed over each attachment and do not have a cumulative effect. Most standing seam metal roofs are designed with “floating” attachments that enable the panel to respond freely to cold weather stress. These types of panel designs involve a singular point of attachment, or “fixity”. In addition to gravity loads, several snowmelt phenomena affect roof performance: • Ambient thaw: Snow begins to melt as air temperature rises, but evening cooling refreezes the thawed surface layer into a more solid crust. A side effect of this crust is significant tensile strength and cohesion, which bind the snow blanket to itself. • Solar thaw: Non-reflected sunlight strikes the roof surface through the blanket of snow, which converts the energy to heat and may contribute to a sudden release of snow from the rooftop. • Heat loss thaw: Heat escaping through the roof construction warms the surface of the roof to temperatures above outside air. Differing temperatures can cause thawing and refreezing of melted snow in a downslope area, resulting in ice dams. Richard L. Fricklas, co-author of The Manual of Low Slope Roofing Systems for RCI explains that, when repairing a metal roof or installing a new metal roof, some design considerations can make quite a bit of difference in ice accumulation. His tips include: • Use a roof colour with a high solar absorption value, such as red, brown or dark gray instead of cool colours like blue, green or white. This tends to initiate solar thaw. • If possible, orient the metal panels east to west rather than north to south. • Use designs with a cold roof, such as those featuring a vented attic. • Insulate the ceiling adequately. • Avoid roof geometry that causes shading, which can lead to ice damming. • Use de-icing cabling.
Snowguards on a metal roof at Nita Lake Lodge in Whistler protect passersby from a potential snow slide. Photo: TRA Snow and Sun, Inc.
Standing seam metal roofs should be oriented east to west rather than north to south. Also, it is wise to use a roof colour with a high solar absorption value, such as red, brown, or dark gray. This tends to initiate solar thaw. Photo: Cowherd Construction
Tips on installing snow retention guards on metal roofs These tips come from Terry Anderson, a Registered Roof Consultant. His BC company, TRA Snow and Sun, Inc. manufactures snow retention devices. 1. Use systems that clamp on seams. Besides maintaining the manufacturer’s warranty by not penetrating the roof system, clamps with 3-4 inches of contact with the rib will provide more security for the snow fence system. 2. Clamps should attach under the hem on the seam. This prevents twisting and detachment when the snow fence is under pressure from the weight of snow and ice. 3. Part of the clamp should sit 12
on the base of the metal panel. This helps keep the clamp and rib stable and upright, preventing the rib from bending sideways. Also, do not assume that you can place one or two rows of snow retention near the eave of the roof. This is a common mistake and can result in snow fence failure due to using a system that was not engineered. When the snow releases on this type of amateur design, it can take penetrations, gutters and the snow retention devices off the roof. Sometimes whole panels slide off. Various factors must be considered when safely laying out your snow retention. ROOFING BC
• Use open-faced downspouts. • Add underlayment upgrades, such as peel-and-stick modified bituminous sheets. The membranes, Fricklas notes, should extend at least 30 inches (0.76 metres) inside the heated building envelope. You’ll also need a plan to deal with snow shedding and retention, he adds. If a snow shed is not anticipated during design, it can become very inconvenient, destructive, or both. The locations of pedestrian traffic and parking should avoid or at least anticipate this snow slide. To encourage snow retention, the preferred practice is to use snow guards that clamp the standing seam without actually puncturing the panel material. “Use continuous horizontal components, such as snow rails, assembled laterally across the roof or small individual units attached at or near the eave. Whichever tack you take, remember that any snow retention devices must be engineered and proven to resist drag loads,” Fricklas states. If you plan to head up to the roof for a construction project in cold or wet weather, be prepared for additional challenges. Field-applied sealants may pose a problem if the temperature is too low – sealants require a dry surface above freezing temperatures. For those retrofitting a new framing system over an existing low-slope roof, the framing attachment points should be sealed to prevent water damage before the roof system is finished. For a steep metal roof configuration, the contractor must choose the right underlayment. Many eave flashing underlayments use self-adhering modified bituminous materials. However, research has shown that darkcoloured metal panels or panels made of copper, lead, zinc or terne may reach temperatures beyond the flow point of asphaltic adhesives. “You may need to choose a non-asphaltic product, such as an all-butyl underlayment, to prevent the underlayment from melting and flowing when summer rolls around again. Using laminated photovoltaic panels may also increase the service temperatures considerably,” Fricklas explains. If the space below your metal panels is inadequately ventilated or if vapours can pass from the building interior to the underside of the panels, condensation can occur on the panels’ back side. This means that in cold nighttime weather, the colder panels will create the perfect conditions for condensation when warm interior air reaches the panels and cools. It may be necessary to use polyfilm beneath the roof panels so no condensate collects there. Note that most metal panel warranties exclude bottom-side condensation and corrosion. “Don’t let these warnings scare you off,” said Fricklas, who was the former technical director of the U.S.- based Roofing Industry Educational Institute. “Metal roofing can succeed in cold climates. ■
Asphalt Association turns 100 WASHINGTON, DC – The U.S.-based Asphalt Roofing Manufacturers Association (ARMA) is celebrating its 100th anniversary throughout 2015. Since its inception, the trade association has brought together the majority of North American manufacturers and their raw material suppliers to promote asphalt roofing. The industry has also come together to continuously improve asphalt products through technological advances and scientific research. Asphalt has been used as a roofing material since roll roofing hit the market in 1893. The 19th century product would be virtually unrecognizable to modern asphalt shingle manufacturers. When asphalt shingles were first introduced, cotton rag or other organic materials, such as wood pulp or paper, were used to reinforce asphalt shingle products. This created what became known as organic reinforcement, or felt, which was saturated and coated with asphalt. These early shingles were coated with various materials, including crushed slate or oyster shells, and have progressed over time to the brightly colored ceramic-coated granules that we see today. ■
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UNBC bioenergy plant wins LEED award PRINCE GEORGE – The University of Northern BC (UNBC) has become the first northern BC facility constructed by a northern BC contractor to achieve platinum certification in the Leadership in Energy and Environmental Design (LEED) green building rating system from the Canada Green Building Council. UNBC’s new $15.7 million bioenergy plant uses sawmill residue from Lakeland Mills to offset nearly 90 percent of the school’s fossil fuel consumption for buildings that were formerly connected to the district energy system. The plant, constructed by IDL
Vancouver Island construction ramps up VICTORIA – Vancouver Island’s construction industry is having a strong year, and the trend should continue through 2016, according to the Vancouver Island Construction Association. The association represents companies in the commercial and industrial sectors. “Residential construction activity is showing the strength of Vancouver Island’s construction sector in 2015,” said Greg Baynton, chief executive of the VICA. Baynton said overall permit values are likely to be up between 5 and 10 percent for the year, which will pave the way for a strong 2016 as projects start coming out of the ground. The total value of permits issued through the second quarter of this year amounted to $710 million on the Island, a 12.9 percent increase over the same time in 2014. Residential permits accounted for all of the gain with a 29.9 percent increase. Non-residential permits decreased 14.7 percent. In Greater Victoria, total permits issued were valued at $363 million through the first half of the year, 16 percent higher than last year. Baynton noted while non-residential permits may have dropped off, it doesn’t mean there isn’t plenty of activity in that sector as large commercial and industrial projects often require years of work to finish. There is a lot of activity “just ramping up” like the work on the North Island Hospitals Project and in office projects in Victoria’s downtown and legislative precinct that will continue for years, he noted. “Some of our members are reporting they are booked out into 2016 and some even into 2017 already,” Baynton said. “I think the next three years look pretty promising.” ■
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Cutaway diagram shows how wood chips are used to generate power. Photo: UNBC
Above: UNBC President George Iwama, Karen Marler of Hughes Condon Marler Architects and Sheldon Boyes of IDL Projects of Prince George
Projects, Inc., is Canada’s fourth university building to reach platinum status as well as the country’s second industrial/manufacturing project with the certification. According to IDL president Dennis Schwab, the construction Gasifier
firm diverted more than 38 tonnes of waste from the landfill and regionally sourced more than 20 percent of the building materials. The roof on the project was installed by Admiral Roofing, and carried a five year RoofStar guarantee. ■
Oxydizer Electrostatic precipitator
Fuel handling Hot water boiler
RCABC team travels BC The Business Development team of RCABC was busy this past summer attending and speaking at conferences around the province. The Canadian Healthcare Engineering Society (CHES) Conference was held June 7 to 9 at the Whistler Conference Centre where RCABC speakers Hamish Matheson and Judy Slutsky, along with Brian Boomars of IRC Building Sciences Group, presented “Roofing Technologies in Infection Control”. RCABC was also present at the CHES Conference tradeshow, and held a draw for an iPad mini which was won by Gerard Horan, General Manager of Bouygues Energies & Services. At the Educational Facilities Management Association Conference at the Penticton Trade & Conference Centre, another iPad mini was won in a draw by Travis Elwood, Director of Facilities for School District 82 (Coast Mountains). ■ FALL 2015
Gerard Horan of Bouygues Energies & Services receives an iPad mini from Judy Slutsky, Director of Business Development for the RCABC ROOFING BC
Above: Graham Construction captured a top VRCA award for projects over $40 million for the Airside Operations building at Vancouver International Airport. Photo: Francl Architecture Left: Alma Garnett of Convoy Supply receiving the award for Outstanding Woman in Construction
VRCA names 2015 award winners BC’s top companies and individuals in the construction industry were honoured at the Vancouver Regional Construction Association’s 27th annual Awards of Excellence October 21 at the Vancouver Convention Centre West. In this year’s competition, Gold Awards were presented to 11 winners, selected from 128 entrants and 37 projects. “This year’s award winners demonstrate the high quality of craftsmanship, innovation and project management skill that BC construction companies bring to the marketplace,” said Tony Everett, chairman of the Awards of Excellence committee. “The Awards of Excellence not only celebrates our members, but the continued strength and success of our industry,” said Fiona Famulak, president of the VRCA. “Our industry is dynamic, innovative and forward-thinking. It is also very humble! We therefore want to acknowledge our members for the work they do and the commitment and professionalism they bring to each project.” The evening’s big winner was Graham Construction and Engineering LP. Graham took home the General Contractor over $40 Million Award for the YVR Airside Operations Building, the Member of the Year Award, and a Safety Award for achieving a zero frequency injury rate in the category of General Contractor 50,000 to 99,999 person hours. Graham has been a member of the VRCA for over 19 years. The VRCA also acknowledged two companies for outstanding contributions to the community: ITC Construction Group for the Ronald McDonald House BC, and Lafarge Canada Inc. for the Mossom Creek Hatchery Rebuild. Alma Garnett, president of Convoy Supply Ltd. received the Outstanding Woman in Construction Award. A complete list of the 2015 Awards of Excellence is available at vrca.bc.ca/vrcaawards. ■
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Bold plans for a new Calgary sports centre include a translucent roof covering a new football stadium. Photo: CalgaryNEXT
Transparent roof considered for Calgary stadium CALGARY – CalgaryNEXT, a consortium of developers led by the NHL Calgary Flames and the CFL Calgary Stampeders, has presented plans for a massive new sports complex. An intriguing aspect of the project is a translucent roof covering a new 60,000-seat football and soccer stadium. The $890 million concept, planned for Calgary’s West Village area near downtown, still requires funding commitments from both the City of Calgary and the province of Alberta. It would replace the iconic but aging Saddledome hockey arena and McMahon football arena. Plans, including the see-through roof, are still in the early stages, according to a CalgaryNEXT spokesman. “The translucent roof is under consideration; it is only in discussion phase right now and not a permanent part of the plan at this point,” said Sean Kelso. ■ ROOFING BC
The PAVE-EL Pedestal System: • Transforms flat roofs into attractive, maintenance-free, landscaped paver stone terraces. • Elevates paver stones for perfect drainage. • Levels paver stones and ensures their uniform spacing for an ideal roof terrace surface. Visit our website at www.EnvirospecInc.com Des ig Manu ned & or contact us at factur e in C a Phone (905) 271-3441 nada d ENVIROSPEC INCORPORATED Fax (905) 271-7552
Green roofs: designing for low maintenance By Sasha Aguilera Photos: Xeroflor Canada
Throughout North America, there are many beautiful living roofs dotting the urban skyscapes that also require care. Not simply an aesthetic choice, some municipalities require rooftop maintenance in order to obtain a green roof permit. As well, many green roof system warranties are tied to performing maintenance and filing reports. (Editor’s note: Michael Campbell, sales manager at NATS Nursery of Langley, which provides green roofing plants and other materials, said maintenance permits are not required to obtain a green roof permit in BC. “But it would be a good idea,” Campbell said.) Ultimately, maintenance keeps a green roof alive and well and performing as it should. The extent of maintenance depends on the design, the plant selection, the depth of growing medium, the roof’s exposure and the weather. While it is hard to predict the weather, a designer can opt for a system with low maintenance features to reduce overall labour and cost. Technological advances offer low
maintenance options that do not require a loose growing medium. These lightweight systems can achieve desired stormwater management goals and are easy to install and retract (if necessary). Without additional growing medium, they invite fewer roofdamaging weeds and therefore require less manual labour. Plant selection Locally grown hardy and drought tolerant plants such as sedum and mosses are ideal. Maintenance personnel should be familiar with green roof plants and the owner’s green roof aesthetic preference as some “weeds” might be tolerated. Irrigation plan Access to water, with adequate pressure, close by the rooftop is critical for supplemental irrigation in the establishment phase and during periods of drought, such as experienced this past summer in most of BC. Fertilizing plan An annual application of slow release fertilizer, usually in spring, helps feed plants nutrients over a three- to nine-month period. Care must be taken to avoid a nutrient supply on plants preparing to go into dormancy in the fall season.
Green roof installation showing the various underlays for sedum mats, drainage and root barrier above the membrane.
Weed control Weeding is necessary on all green roofs. Without proper maintenance, invasive weeds can overtake a green roof and pose a threat to the original green roof design. Woody plants can potentially harm the waterproofing membrane. A thin-layered system with synthetic water retention layers tends to be less inviting for harmful weeds than systems with thick growing medium, and therefore requires less routine, manual weeding.
3D Components (from top down) Sedum Mat Retention fleece (2 layers) Drain board Root barrier Roofing membrane
Debris removal and drain inspection Inspection of the drainage paths is very important. Blocked drains and pooling water can cause root rot, and green roof plants may drown. Document your visits Once a properly installed extensive green roof is well established, its maintenance
requirements are usually minimal. However, there should still be a person or team responsible for maintaining the system, performing visits three or four times a year. It is recommended to hire a professional green roof maintenance contractor with horticultural knowledge and “working at heights” training. Each visit and recent weather
Buildings Show coming to Toronto
Above: A contractor rolls out green roof material in preparation for installation. Left: Without proper maintenance, invasive weeds can overtake a green roof and pose a threat to the original green roof design.
conditions should be recorded. Photos are needed for future reference and any potential warranty claims. ■ Sasha Aguilera is a design consultant for Xeroflor Canada, a green roof supplier. Her work as a design and technical consultant, estimator, and installation inspector on projects in Ontario and BC has established Sasha as a leading green roof professional.
TORONTO – The Buildings Show will be held at the Metro Toronto Convention Centre from December 2-4, 2015. The show is described by show producers Informa Exhibitions as “the place for trade professionals to collaborate and source new standards for the built environment.” The Buildings Show brings together Construct Canada, PM Expo, HomeBuilder & Renovator Expo and the World of Concrete Pavilion to the South Building and IIDEXCanada to the North Building. Organizers say that all shows combined, the event is the largest North American meeting place for the entire industry to source the latest tools, products and solutions from exhibits, features and demonstrations provided by 1,600 Canadian and International exhibitors. Attendees will also be able to choose from more than 350 seminars, panels and roundtables that address a spectrum of contemporary issues that are having a direct impact on the state of the built environment from trends to building codes and regulations. Featured sessions this year include: • An update on Part 9 of the 2015 National Building Code; • Tall wood buildings: going beyond ten storeys with new technologies; • Construction law update: panel on the Lien Act, procurement and ADR; • Cost effective strategies to retrofit the building envelope of aging commercial buildings; and • Parliamentary precinct mortar research: balancing compatibility with durability. Registration is free for all industry trade professionals until November 17, 2015. To register, visit www.thebuildingsshow.com. ■
Province antes $75 million for trades training The BC government has committed $75 million in funding for trade training providers through to March 2016. While aimed at the entire construction industry, the funding will encourage training in trades connected to the roofing industry. The RCABC has one of the most advanced trade training facilities in the province. “Our goal with the Skills for Jobs Blueprint has been to ensure British Columbians are first in line for jobs,” said Premier Christy Clark. “And as we move closer to realizing the generational opportunity of LNG (liquefied natural gas), thousands more of those jobs are just around the corner.” Nearly $72 million will be allocated to training providers in regions throughout the province. In addition, there is funding of $3.5M to address unanticipated demand in apprenticeship or foundation programs, emerging needs and innovative partnerships in BC’s skilled trades training system. The demand for trades workers is expected to grow exponentially and key industries such as LNG, mining, shipbuilding and hydro will be in need of skilled tradespeople who have received advanced and innovative training, according to the government. ■
John Pitre of Trimstyle Consulting with Judy Slutsky of RCABC
Meadow Gardens Golf Course in Pitt Meadows was the site of RCI Western Canada Chapter’s 17th annual golf tournament on August 14. Judy Slutsky, Director of Business Development for the RCABC, attended on behalf of the Association, which sponsored a hole at the event.
A typical roofing system and how a screw can easily penetrate electrical equipment (a conduit in this example) Screws driven through the membrane, insulation and air barrier to secure them to the roof deck may penetrate the electrical conduit, resulting in a potential shock and/or fire hazard.
Layered insulation: Most specified insulation systems require offset layers, often in excess of 200mm (8 in.) combined thickness, fastened together as a group.
Asphaltic overlay board Base membrane (2-Ply SBS)
Electrical conduit over deck
Cap membrane (2-Ply SBS)
Vapour retarder Screw & plate fasteners Steel roof deck
Gypsum overlay board
Protecting electrical raceways and cables under roof systems and decks A recent bulletin issued by the BC Safety Authority provides guidance on the application of the BC Electrical Code The Roofing Contractors Association of British Columbia (RCABC) has reported a recent increase in occurrences of electrical raceways and cables being installed within, or adjacent to the underside of, roof systems or roof decks. Cables and raceways installed in proximity to roof systems or roof decks may be subject to mechanical damage during roof installation or repairs. Nails and screws used to penetrate the roofing from the top during the roof installation process could easily penetrate electrical cables and raceways installed within or adjacent to roof systems or roof deck. This could result in electrical shock or fire hazards. 1. Rule 2-032 Damage and Interference requires that no person shall cause damage to an electrical installation or components thereof, except when it is necessary to disconnect or move components of an electrical installation
during alterations or repairs; it is the responsibility of the person carrying out the alterations or repairs to ensure the electrical installation is restored to a safe operating condition. Persons performing roof installation, alteration, or repair must ensure that they have identified and located all electrical equipment installed within or adjacent to the roof system or roof deck before carrying out their work. Mapping out of conduit and cable locations, disconnection of electrical power within work areas, and safe work practices will reduce or prevent electrical fire and shock hazards. Electrical contractors should ensure that electrical drawings accurately show locations of electrical raceways and conduits upon completion of their work. Alteration or relocation of electrical conduits, raceways, and
equipment may only be performed under a valid electrical permit. 2. Rule 2-200 General requires that electrical equipment must be protected and guarded against mechanical damage or other damage to which it is liable to be exposed. The RCABC recommends that electrical raceways and cables can be protected from mechanical damage by ensuring that: a) no electrical equipment is installed closer than 38mm (1.5”) as measured from the nearest point of the roofing system or deck; or b) the electrical equipment is protected from mechanical injury by a steel plate not less than 5mm (3/16 inch) thick extends at least 38mm (1-1/2 inches) beyond the electrical equipment on each side. More information is available at www.safetyauthority.ca. ■
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The $600 million Parq casino is projected to be the biggest private development in BC. Illustration: Parq Holdings Corp.
Giant casino to roll out in Vancouver VANCOUVER â€“ Construction planning is underway for the $600 million Parq casino, which will be built next to BC Place stadium in Vancouver. Parq Holdings Limited Partnership, a joint venture between Paragon Development Ltd., Dundee Corporation and PBC VUR Limited Partnership, claims the project will be British Columbiaâ€™s largest private development. It will be home of the largest hotel convention facility in Vancouver with nearly 62,000 square feet of meetings, conference and special event space â€“ including Vancouverâ€™s largest ballroom.
As part of Marriott International and Parqâ€™s partnership, Marriott will operate two luxury hotels, convention and meeting space, and select food and beverage venues. Parq will feature the provinceâ€™s first JW Marriott Hotel, with more than 300 rooms. The 188-room Douglas Hotel will be constructed right beside it. EllisDon Corporation is doing construction management. IBI/HB Architects, Le Groupe Arcop and ACDF Architecture are the architects. Glotman Simpson Consulting is the structural engineer, while Nemetz (S/A) & Associates Ltd. will handle the electrical engineering. â–
ROOFTOP DELIVERIES NOW AVAILABLE IN THE LOWER MAINLAND Brock White is pleased to announce the introduction of rooftop deliveries to anywhere in the Lower Mainland with the addition of our new stiffff boo boom delivery truck. The truck features a 21 ton capacity with 123â€™ of reach (including jib). The four section boom has a 43â€™ jib. Bookings FDQEHPDGHLQFRQMXQFWLRQZLWK\RXUURRÂżQJRUGHU)RUPRUHLQIRUPDWLRQRUWRVFKHGXOHD delivery please contact Chrystal Shaw, Technical Sales Representative: 604-785-2501.
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BC safety bill amended RICHMOND – Several provisions of Bill 9, the Workers Compensation Amendment Act, 2015, were brought into force by Order-inCouncil in early August. The Bill amends the Workers Compensation Act to strengthen WorkSafeBC’s ability to promote and enforce occupational health and safety compliance in BC workplaces. The amendments implement the recommendations from Gordon Macatee’s WorkSafeBC Review and Action Plan, released in July 2014, that required legislative change. That plan makes a total of 43 recommendations. A number of provisions of Bill 9 had already taken effect on May 14, 2015, including: • Expanded stop work order powers; • Changes to employer incident investigations; • Expanded injunction powers; and • Changes to penalty due diligence. The changes brought into force on August 4 include: • Compliance agreements (effective September 15, 2015): Instead of issuing an order, WorkSafeBC may, in certain circumstances, enter into a compliance agreement with an employer. Under that agreement, the employer will voluntarily agree to correct occupational health and safety violations, and report back to WorkSafeBC by a
specific date. (Note: these agreements can be used for only non-high-risk violations.) • Employer citations (in force now, to be implemented in early 2016): WorkSafeBC will be able to issue administrative penalties up to $1,000 to employers for nonhigh risk violations quickly and efficiently. WorkSafeBC is currently in consultation with stakeholders on the new draft regulation, and will seek greater input through public hearings in various parts of BC beginning in October 2015. • Request for reviews: new, shorter timeline (effective September 15, 2015): Employers have 45 days — rather than the previous 90 days — to request a review of decisions related to prevention orders and penalties, and claim cost levies imposed under section 73(1) of the Act. This is intended to shorten the timeframe on reviews to enhance timeliness and effectiveness of prevention penalties and orders. (Note: The period to request reviews of decisions related to claims and assessment matters unrelated to claim cost levies under section 73(1) of the Act will remain at 90 days.) More information is available at worksafebc.com. ■
How the Bill 9 amendments will impact employers On-the-spot citations Amendments allow WorkSafeBC to impose an onthe-spot financial penalty of up to $1,000 against employers for certain violations. Status quo of having no financial penalties against workers is maintained. Compliance agreements At its June 2015 meeting, WorkSafeBC’s Board of Directors approved a new policy on OHS Compliance Agreements. The policy came into effect on September 15, 2015 and will apply on an interim basis until it is replaced by a final policy on January 1, 2016. Instead of issuing an order, WorkSafeBC may, in certain circumstances, enter into a compliance agreement in which an employer voluntarily agrees to correct OHS violations and report back to WorkSafeBC by a certain date. Compliance agreements are offered at WorkSafeBC’s discretion, within the limits of the Act and policy. WorkSafeBC will only enter into a compliance agreement if it is believed that the employer will likely fulfill its obligations under the agreement. Investigations For incidents which must be reported and investigated immediately (including an incident that resulted in an injury to a worker requiring medical treatment), employers are to undertake two investigations: 1. A preliminary investigation must be done immediately and includes identifying any corrective action needed to prevent the recurrence of a similar incident during the second, full
New timelines in Prevention cases In addition to the amendments to the Workers Compensation Act regarding investigation requirements and timelines, two other amendments alter response times in an effort to expedite prevention matters. These amendments concern the requirement for employers to provide evidence of due diligence prior to the issuance of a penalty, and to the timeline within which an employer may request a review of a Prevention decision.
Showing due diligence Evidence of due diligence has long been a defense against the imposition of a fine or administrative penalty. Prior to the amendments brought about by Bill 9, Safety Officers created a “recommendation for sanction” package which was reviewed by an Investigations Legal Officer. A back and forth assessment of “due diligence” ensued prior to the writing and issuance of a penalty order. Streamlining this process was recommended in Administrator Gord Macatee’s July 1, 2014 report. Consequently, amendments were made to section 196(3) of the Act that now place the onus on the employer to establish due diligence before a penalty is issued (Bill 9). In support of this amendment, WorkSafeBC has 20
investigation (detailed below). Employers must take the identified corrective action without undue delay and prepare a report of the investigation within 48 hours of the incident. 2. A full investigation must then be conducted to identify the causes and unsafe conditions related to the incident and to identify any necessary corrective action. Employers must take the necessary corrective action without undue delay and prepare and send to WorkSafeBC a report of the findings within 30 days of the incident. (The timeline for the report may be extended by WorkSafeBC where appropriate.) If corrective action is taken as a result of either investigation, a report of the action taken must be provided to the workplace Joint Committee or Worker Health and Safety Representative, as appropriate. Stop work orders expanded WorkSafeBC will be able to stop work at workplaces where unsafe conditions present a high risk to workers, or where a repeat contravention puts workers at risk. Court powers expanded The Court will be able to grant an injunction against employers, including directors and senior officers of a corporation, restraining them from carrying on an industry or activity if they contravene workplace safety requirements or fail to pay a penalty. Time to request a review of a decision Amendments allow the consideration of a shorter timeframe within which to request a review of a WorkSafeBC prevention order or penalty, and the time within which a decision is to be rendered.
implemented a form entitled “Request for Due Diligence Information” that asks employers to submit evidence of due diligence. Employers can use this form to demonstrate that all reasonable steps were taken to comply with the Act and Occupational Health and Safety Regulation prior to the violation. The Employers’ Advisers Office (EAO) has been advised that the provision of this information is generally required within 10 days of WorkSafeBC’s request.
Requesting a review – shorter timelines for Prevention matters The timeline within which a request for review may be made regarding an order, penalty, or claims cost levy is now 45 days from the date the decision to issue the order, penalty or claims cost levy was issued. The current time limit of 150 days within which to complete a prevention review has not been changed; however, the Review Division continues to look for opportunities to reduce the duration of reviews. More information is available through the Employers’ Advisers Offices, Ministry of Jobs, Tourism and Skills Training and Responsible for Labour, BC Government; email EAO at eao-bc.org; or visit www.labour.gov.bc.ca/eao ROOFING BC
Telus Garden in Vancouver: new office tower has the highest LEED Platinum designation. Photo: Westbank
Green bonds used to fund LEED construction Concept used in BC for the first time By Frank O’Brien
A concept of issuing “green bonds” to finance construction of sustainable commercial buildings is being used for the first time in British Columbia. In partnership with developer Westbank, Telus Corp. issued $225 million in green bonds to retire short-term construction financing for Telus Garden – its new $750 million LEED platinum headquarters in downtown Vancouver. “This is the first time in North America that green mortgage bonds have been used to support real estate financing,” said Telus chief communications and sustainability officer Andrea Goertz. Telus Garden certainly meets green requirements; it includes a 22-storey office tower built to LEED (Leadership in Environmental and Energy Design) Platinum specifications – the highest LEED rating – as well as a LEED Gold 47storey residential tower. But an RBC Capital Market green bond specialist said it would be difficult for most commercial real estate developers to use green bonds to finance their LEED projects unless they were backed by a large corporate client, a pension fund or a real estate investment trust. Most construction loans would not be of the investment grade ROOFING BC
Andrea Goertz, Telus Chief Communications and Sustainability Officer. Photo: Telus Corp.
quality demanded by bond investors, the analyst noted. The backing of a corporate giant, such as Telus, could make a green bond more enticing, he added.
The green bond potential is huge. According to the U.K-based Climate Bond Initiative (CBI), US$14 billion in green bonds were issued globally in 2014 and the CBI estimates that up to US$100 billion in such bonds could be issued this year to support sustainability initiatives around the world. Green bonds are a relatively new investment vehicle used to finance sustainable construction and other green initiatives. In Canada, the green bonds market is in its infancy but growing quickly. Sustainable Prosperity, an Ottawa-based green energy think tank, reports that Canadian green bonds rocketed from zero to $1.2 billion in the past year. Last year, three green bonds were issued in Canada – by the Ontario Government to fund light transit; by Export Development Canada (EDC) to fund renewable energy, recycling and public transit projects; and by TD Bank Group, which issued Canada’s private sector green bond to fund its environmental initiatives. All three issuances were over subscribed, which indicates the potential demand. TD’s green bond offered a
yield of 1.82 percent, compared to 0.87 percent for the EDC and Ontario government green bonds. The privately placed Telus green bond was issued in July as a 3.4 percent, 10-year bond that will mature on July 22, 2025. The green bond issue includes senior notes secured by the environmentally and
technology-advanced Telus Garden office tower. It was completely subscribed. Alex Wood, senior director of policy and markets at Sustainable Prosperity, said the explosive growth of green bonds in Canada shows that they are now mainstream investments. ■
Risky world of roofing contractors Contractors must adopt a disciplined practice of risk management This is a summary of the presentation by Simon J. Fenn, “The Risky World of a Roofing Contractor” to the Canadian Roofing Contractors Association annual general meeting in Vancouver, 2015
Simon J. Fenn, chairman of Fenn & Fenn Insurance Practice: risk management should be infused into the corporate culture to be most effective.
By Simon J. Fenn
Despite the best efforts of the commercial roofing industry, ICI roofing remains a difficult class of business with which insurers must grapple. While the cost of general insurance for the roofing industry today is affordable, the insurance industry is cyclical and the availability of insurers, coverage, capacity and competitive pricing will become a challenge again. The commercial roofing industry must embrace disciplined risk management if it wishes to improve insurance availability. Since 2000, a sequence of global and domestic events led to heightened insurance problems for the roofing industry, including the 2001 financial crisis, the 9/11 terrorist attacks, the multi-million
dollar Liberty Walk townhouse fire in Toronto and several other roofrelated fires across Canada. Roofing liability insurance rate increases as high as 400 percent were witnessed along with more restrictive coverage. Most roofing contractors were confined to two insurance facilities, each offering restrictive terms that, in some cases, were unacceptable to some owners. For example, roofing liability rates in the early 2000s across Canada were as high as $35 to $50 per thousand dollars of annual revenue. By 2005 the ICI roofing industry started arriving at its own remedies. This included the Roofing Contractors Association of BC forming RCAIC for its members; Quebec and Alberta starting roofing reciprocal insurance schemes; and the Ontario Industrial Roofing Contractors Association hiring Fenn & Fenn Insurance Practice Inc., which negotiated a closely managed traditional association liability insurance program which still continues today. Roofing liability claims Fire represents the leading cause of catastrophic losses in roofing across Canada but is low frequency. A sampling of Ontario based roofing fires included: • Liberty Walk townhouse project, Toronto; • kettle fire at a secondary school, Guelph; • retirement home fire, Sudbury; • church fire, Aurora; and • fire, Listowel (2 firefighters perished). The fatal Listowel fire brought about rigid new Ontario Fire Code Regulations governing hot roofing applications that took effect in January 2015. Fire remains a concern; in just the four weeks surrounding the CRCA 2015 AGM there were (allegedly) two roofing related fires in BC and two in Alberta. Water damage claims are more frequent than fires and continue to grow in cost. A 2014 report by the Canadian Institute of Actuaries suggests that water damage is the “leading cause of loss with respect
The disciplined practice of risk management for loss prevention is essential; especially as many ICI reroof projects have a significant lossof-use exposure that can severely impact available liability insurance limits. The risk management cycle starts with: 1) risk identification and risk assessment (e.g. severity, frequency, magnitude etc.); then, 2) control or mitigation measures (e.g. purchase of insurance, transfer of the risk to others or total avoidance such as requirements to torch directly to contracts in order to reduce risk a wooden deck); then, assumption. Competitively that can 3) review of the measures be difficult, as there will always be implemented and in the event of at least one competitor that bids failure, re-commence the risk despite the risk. management cycle. Risk Risk management should be Everything stems down to risk, infused into the corporate culture in which can be defined as hazard, the order to be most effective. Low potential to cause harm or do frequency, low severity risks can be damage; and risk, the likelihood mostly retained or that the harm or self–insured. High damage will occur “Very often a frequency, low and the severity of its disproportional, severity risks may be consequences. often unreasonable manageable, with Insurance only amount of risk … is some retained, some covers perhaps a transferred to the transferred to third of risks faced by roofing contractor.” insurance or to a roofing contractor; others most mostly injury costs, ill accountable for the risk. High health, physical damage and severity, low frequency risks are business interruption. dangerous but should mostly be When you consider the roofing risks that can be managed or contractor’s challenging world, risk mitigated in some way, such as a must be closely managed. torch fire. Examples of non-insurable risks It is best to totally avoid high include: frequency, high severity risks that • management – labour relations; have the potential to threaten the • penalties, blacklisting; survival of the roofer’s business. • customer relations; By introducing risk management • contract dispute; into the roofing contactor’s • brand reputation; and organization and making insurers • statutory breach. Examples of roofing-specific non- aware of these measures, more insurers will have confidence to insurable risks include: extend coverage to roofing • long term quoting; contracting businesses. A proven • shutdown by authority; risk management process sets the • inadequate training; groundwork to put the ICI roofing • aging workforce; contractor on a better footing to • Workers’ Compensation costs; negotiate broader, better and more • raw material shortages; and economical insurance protection. ■ • employee morale. Risk management Simon J. Fenn, CIP, is chairman of Fenn & Fenn A management system prepares Insurance Practice Inc., based in Newmarket, Ontario. www.fenninsurance.com/roofing for losses and how to handle them.
Risk management of ICI roofing projects lies at the heart of the RCABC RoofStar Guarantee Program. A roof installed to RCABC guarantee standards mitigates risk from fire, water, wind damage and worker injury because of the guarantee program’s rigorous attention to roofer training, material selection, time-tested standards, corporate safety and independent inspections. The data speaks for itself. A recent study conducted by RDH Building Engineering Ltd. found that roofs completed with a risk managed approach manifest fewer warrantable problems than roofs completed under any other warranty program. The study indicates that the presence of an RCABC 10-year RoofStar guarantee reduces the changes of warrantable roofing issues by approximately 42%. Watch for more information about that study in the next issue of Roofing BC. to both the number of claims and the paid dollar of claims.” Other types of roofing liability claims Fenn & Fenn has handled over more than 10 years of service to the commercial roofing sector and OIRCA include: • roof collapse: improper loading of materials; • asphalt spill: tanker valve explosion while filling kettle; • bodily injury: falling roofing materials; • water damage: food processing plant; • plant shutdown: minor fire property damage but large loss of use claim; • vehicle overspray; • bodily injury: dripping asphalt; • water damage: library books including antiques; • axe fell through roof: dance class floor damage; and • water damage: shopping mall including loss of use. Contracts and insurance Aside from physical risks, the contract determines the extent of risk being assumed by each party, especially the indemnification agreement. Very often a disproportional, often unreasonable – and sometimes non-admissiblein-law – amount of risk is transferred to the roofing contractor. Insurance does not cover every risk. The broader the scope of the contract indemnification agreement, the broader the scope of risks self-insured by the roofing contractor. It is critical that the roofing contractor reads and negotiates its
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