RoofingBC Summer 2015

S U M M ER 2015 IN THIS ISSUE: FEATURES Profile: Western Roofing .............. 1 Okanagan roof integral to LEED status ................................. 16

THE VOICE OF PROFESSIONAL ROOFING CONTRACTORS

SUMMER 2015

ASSOCIATION President’s message..................... 3 Rasmussen elected to CRCA ........ 8 CRCA conference overview........... 9 ROOFTech 2015 in pictures...... 12 INDUSTRY NEWS Skilled construction demand drives up salaries, perks.............. 8 Demographic shift to affect roofing labour ............................. 10 Land shortage looming.............. 10 Metal mock-ups urged .............. 11 Builders Lien Act overhauled..... 15 InterWrap donates to Habitat ... 18 BOMA green plan endorsed...... 18 Trades training required for Site C dam ..............................18 Roofing adhesives affected by cold weather .......................... 18 BC leads national residential home starts .................................19 Construction employment up ....19 BC construction outlook ............. 20 Long-time roofer passes ........... 21 Temporary workers flee ............. 21 New homes sporting flat roofs...22 COLUMNS Tech Talk: A drop of prevention saves a wave of woes .................. 6 Legal affairs: onerous clauses in sub-contractor contracts......... 20

Roofing excellence

L-R: Western Roofing superintendents George Marchese and Trevor Adrian with president Colin Rasmussen

Simple vision has helped Western Roofing thrive for more than 50 years

By Frank O’Brien

Western Roofing (Master Roofers) Ltd. of Kamloops has been recognized for its 50 years of membership in the Canadian Roofing Contractors Association (CRCA), and has been a stalwart member of the Roofing Contractors Association of BC (RCABC) for 51 years.

The key to its long-time success in a competitive roofing market? It comes down to service, versatility and a high-calibre work force, according to company president Colin Rasmussen.

“Western Roofing is a full-service

roofing and sheet metal contractor specializing in the commercial, industrial, and institutional sectors of the construction industry,” Rasmussen said.

Since 1962, the company’s crews have worked across all of BC from its Kamloops headquarters. Four years ago, Western Roofing expanded to open an office in Cranbrook.

“The opportunity to be a full service commercial roofing specialist in the East Kootenays appealed to our staff,” Rasmussen said. “We have hired people with roots and ties to the local

community.”

Western Roofing has a full-time staff of 40 and normally has up to eight crews working on all types of roofing projects, Rasmussen said.

Major recent projects have included a Telus data facility that the company roofed as new in the 1960s even before “data” was a common word. Western roofed the same building in the 1980s and then did a complete re-roof in 2013.

Ironically the roofs never failed but the use of the building by Telus changed dramatically.

“With each Telus upgrade came the requirement for the security of a

PUBLICATIONS MAIL AGREEMENT NO. 40014608 RETURN UNDELIVERABLE CANADIAN ADDRESSES TO:

Roofing Contractors Association of BC 9734 201 Street Langley, BC Canada V1M 3E8

new roof system. Originally the building was fed with miles and miles of heavy wire and then renovated to hold large information storage banks. Now the building houses computerized servers and fibre optics. With each project came advancements in roofing technology to provide a high profile client like Telus with the latest protection,” Rasmussen said.

Western Roofing’s ongoing success would not be possible without its top notch staff and field crews, Rasmussen said.

“We are heavily dependant on Western continued page 4

2015 ROOFTech in review A look at the roofing expo in photos.

See pages 12-14

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From the President

Beware the dreaded Joe Factor As summer is now well underway most roofing companies are busy roofing and strategically estimating more work, organizing material and crews, invoicing and probably chasing down receivables. I am pretty sure that if you were to ask most business owners, the number one peeve would be collecting money. For contractors, collecting money from general contractors, developers and building owners can Are they usually ready for a roof when they say they are? Or do they be a royal pain. call the roofer the minute the metal Wouldn’t it be nice if there was deck gets installed to say they are some kind of a web site that could ready. Another “Joe Factor� that track some companies’ payment could be allowed for is how good records. Maybe Joe’s General the general contractor Contracting (fictitious is at issuing change name) pays his bills, orders. On a design but consistently takes build project some 120 days. If there was GCs agree to issue a blog site set up to change orders; then, track payment history when the extra work maybe anyone is completed they preparing a tender to change their mind, submit to “Joe’s� knowing that it will would be able to cost a lot more to hire better allow for the a lawyer to chase possible costs that after the money than would be associated what is actually with waiting for Alex Goldie owing. payment. We will call Another common “Joe Factor� is that the “Joe Factor�. backcharging all subtrades on a Maybe another “Joe Factor� project a nominal fee for weekly would be how well organized a cleanup. Multiply a few thousand general contractor’s field staff are.

dollars by 20 different trades and it doesn’t take long for a general contractor to recoup tens of thousands of dollars. Back in my younger years (a lot younger) I worked for a general contractor who insisted that his field office staff send out contract change orders to all of the main subcontractors on the project.

Backcharges were usually for cleanup and were always small enough to upset the subtrades, but never large enough that a subtrade would consider hiring a lawyer – especially if his final progress draw was being held onto. You know the trick I am sure – “just sign here to agree to these small charges and we will be able to cut you a cheque today�.

I am sure everyone has a “Joe Factor� story and that you can relate to this idea. I am sure it wouldn’t take long for any “Joe�

that got listed to be seeking legal action to get their name removed from the list. It is kind of ironic isn’t it, that the biggest “Joes� always have lawyers at their fingertips. I wonder why that is.

Based on contractors like “Joe� there is clear need in Canada, in my opinion, for prompt payment legislation. There is a real push on to get this in place but many road blocks are being put up by groups with some very expensive lobbyists. Canada is one of the last jurisdictions to have some type of prompt payment legislation in place. South of the border, 49 of 50 states have adopted prompt payment legislation as has most of Europe, Australia, New Zealand and Ireland.

Most of the construction work completed in Canada is done by trade contractors. Trade contractors end up being the main indirect financer on many projects and in reality, we are “lending� far too much money to general contractors for far too little in return.

So remember, when preparing your next tender, don’t forget the “Joe Factor.�

Alex Goldie, President, Roofing Contractors 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.

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 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 David Mckenzie 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.

Senior Manager Barbara Porth, CAE bporth@rcabc.org Technical Manager Rob Harris, RRO rharris@rcabc.org Safety & Risk Management Supervisor Roger SovĂŠ, I.P., PID, Ad.Ed. roger@rcabc.org

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Brown Family House of Learning at Thompson Rivers University

Western Roofing superintendent Trevor Adrian operates a power brake in the shop Western continued from page 1

journeypersons. When we send a crew to a job the owner knows that he has staff on site with all the fundamentals required for a proper installation, with no shortcuts. We work cohesively and cooperatively with other trades, the consultants and the owners during the process of installing some challenging roof systems,” he said.

“We also have a staff of highlytrained estimators, project managers and superintendents,” he added.

Many of the employees started their working careers with Western some decades ago, and have completed trade training through RCABC and other provincial training centres. One employee, in fact, was in the first class to complete the

roofing apprenticeship training at RCABC 26 years ago.

Rasmussen is the current BC director representative for the CRCA and past president of the RCABC, and he is quick to credit RCABC membership for helping drive and maintain Western’s trajectory. He notes that the RCABC provides comprehensive training, technical assistance, independent inspection and the RoofStar guarantee to its members.

After more than half a century in the business, Rasmussen said Western Roofing has crafted its success formula into a simple vision statement.

“Our vision is to be a leading example of roofing excellence,” he said. ■

Western Roofing president Colin Rasmussen, left, with estimater Mark Gruber

Western Roofing is providing roofing and cladding services on the Cascades Casino in Kamloops.

Photo courtesy of Mallen Gowing Berzins Architecture

Curved roof on Thompson Rivers University Law School

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SUMMER 2015

ROOFING BC

Tech Talk:

prevenTaTive mainTenance

Drop of prevention can save a wave of woes “Preventative roof maintenance shortcircuits a legion of problems and costs that few managers and owners take into account”

By James Klassen

The mid-winter call from the maintenance manager at our regional hospital held a note of alarm. Water was coming into one of the rooms of a third floor ward, he said. He needed someone to come out right away, assess the problem, and fix it.

Our crews soon determined the roof was beyond repair and had to be replaced. Because the room couldn’t be left in a state of damage until spring, our company did the roof replacement that cold winter.

It was an expensive project for the hospital.

Emergency work like this always costs more than the maintenance necessary to prevent catastrophic losses. In this story, the hospital was forced to act quickly, to spend money it didn’t have for large 6

projects, and to undertake the work in winter, when re-roofing costs are typically high for cold-climate regions. By keeping water outside, where it belongs, preventative roof maintenance short-circuits a legion of problems and costs that few managers and owners take into account. Here are some obvious and not-so-obvious issues your clients should consider, before they even think about deferring roof work: 1. Once it’s wet, insulation loses its ability to keep heat inside when it’s cold out, and cool temperatures inside when it’s hot outside. Drying out insulation and other materials the roof membrane is supposed to protect is often a losing proposition, and resultant mould can exacerbate the problems already present.

2. Water interferes with critical communications, data and electrical systems.

3. Insurance isn’t always the answer. Does your policy actually cover you for water that gets inside the building because of wear and tear? And if it does, can you afford the deductible?

What about the hassle? And how will a claim affect your premiums? Lower premiums typically reward those who prevent losses in the first place.

Consider insurance your last resort.

4. Budgets normally don’t include contingency funds reserved for roof failures so, when a roof fails, owners scramble to put

James Klassen

together sufficient money to pay for the unanticipated project.

Preventative maintenance helps managers control their budgets, and establish priorities for future spending.

5. It’s stressful, working or living in a water-damaged building.

Consider the emotional impact water damage has on staff, tenants, students or others who use the building, and the financial impact it can have on your business. Dealing with the resulting repairs – and stickhandling the interruptions to the normal flow of activities in a building – takes time to resolve.

You’ll spend aggravating hours engaging contractors and occupants – negotiating, soothing, placating and following up. Prevention does more than keep water where it belongs; it keeps relationships in good repair.

SUMMER 2015

and gutters are regularly checked 6. Nothing hits the emotional bank and cleared. account like the poor optics and If repairs are on the horizon, ‘political’ fallout from a objectively and clearly prepare a catastrophic roof failure. scope of work; better yet, hire Consider the hospital story – as someone with the expertise to do a result of water intrusion, the that for you. If hospital was short you’re not sure how three beds for “Inspections will best to approach weeks. Plastic and catch issues before repairs, ask your tape over the they become consultant about room door problems, and give options, and look to advertised the you enough time to your consultant for situation to sort out options accurate budget passersby. At a and manage budget pricing, so you can time when the allocations before anticipate costs. public you have to act.”

Finally, work the conversation is plan. You’ve come dominated by this far. Now, make it happen. higher health care costs and Establish timelines for regular diminished accessibility, critical maintenance and for seasonal losses of space like this one repair tenders, and follow through don’t inspire public confidence in to ensure the easy routine work is the health care system.

So, what’s the answer? done and job specifications for Begin with regular, scheduled birepairs are posted or distributed annual inspections. If you have no before roofing contractors get too one on staff trained to do that, hire busy. a consultant. Inspections will catch Few of us like to spend money, issues before they become but money spent on preventative problems, and give you enough inspections, maintenance and time to sort out options and repairs is always money well spent. manage budget allocations before You’ll never regret taking the road you have to act. less traveled.

Make a plan. With the For more information about information garnered from preventative roof maintenance, visit inspections, literally map out what http://www.rcabc.org/technical/roof needs to happen, and when.

-maintenance-guide/. ■ Cleaning is easy, and it’s effective if James Klassen is a Technologist with the done in a timely fashion. Use the Roofing Contractors Association of British tools you already have at your Columbia. He is an experienced roofing estimator, Occupational Health and Safety disposal to make that happen – a professional, insurance claims adjuster, and a simple calendar reminder, for facilities manager, supervising maintenance and example, is all it takes to make managing capital projects for a large private sure roof drain sumps, strainers school in British Columbia’s Fraser Valley.

ROOFING BC

General contractors boost pay, perks

Conference Chair Colin Rasmussen and Past President Ed Gallos presenting Honourary Membership to former CRCA director, president and ROOFTech Chair Trevor Stevens, with his wife Barb

VANCOUVER – Higher pay and skilled candidates entering the generous perks are being offered industry. More than half said they to skilled construction workers as were recruiting workers from competition for labour heats up, outside the province, with 42 according to the Hays 2015 percent recruiting offshore.

Construction Salary Guide done They are also offering higher for the Vancouver Regional pay, extended vacation time and Construction Association (VRCA). company vehicles or car “Demand is driving competitive allowances. base salaries, with employers Average annual salaries for using incentives such as company project managers and construction vehicles or extra vacation to superintendents in general attract top candidates,” said contracting rose around 2 percent Russell Carnley, senior manager, in the past year and now top Vancouver, with Hays Construction $149,000 and $100,000, and Property. respectively, the survey found.

With more than 117,400 people Construction foremen, who working in work “on the “Demand is driving construction, the tools” as well as Lower Mainland supervise staff, competitive base accounts for 87 saw an average salaries, with percent of raise of 2.3 employers using construction work in percent with top incentives such as the province and earners making company vehicles employee retention is or extra vacation just under crucial, Carney said. $100,000. to attract top Challenges facing The top earners candidates.” big commercial and are vice-presidents residential builders include an and operation managers, who are aging workforce and potential often responsible for multiple poaching of skilled trades as BC’s construction projects running liquefied natural gas (LNG) concurrently. Their average terminal projects and Site C dam earnings increased 1.9 percent in project prepares to fire up. the past year to the $300,000 Malaysia-based Petronas is range for even mid-sized general expected to make a decision contractors. shortly on its $36 billion LNG Competition for skilled workers plant near Prince Rupert within is rising as the building season weeks. BC Hydro plans to start heats up, according to the VRCA. construction of the $8 billion Site In Metro Vancouver, the number C dam this summer. of people working in construction The Hays survey found that 69 hit 99,100 in April, up 1 percent percent of Vancouver-area from a year earlier. employers are already having “Construction employment is “moderate to extreme” hiring picking up momentum and difficulties, especially for continuing its upward trend,” said management positions. Forty-four Fiona Famulak, president of the percent said there is a lack of VRCA. ■

CRCA President Michel Leblanc (left) presenting 50 year membership awards to Brad Duncan of Duncan Roofing Ltd. (Moose Jaw, Saskatchewan) and Colin Rasmussen Western Roofing (Master Roofers) Ltd. of Kamloops, BC

SALARIES – GENERAL CONSTRUCTION IN BC – 2015 Mid-size companies (Projects $10 million to $40 million) Occupation Project manager Chief estimator Estimator Foreman

Average $120-$129-000 $130-$139,999 $90-$99,999 $65-$69,000

Source: Hays 2015 VRCA Salary Guide

8

Maximum $229,999 $169,999 $109,999 $89,999

Increase 1.56% 0.87% 1.81% 2.06%

CRCA elections include Rasmussen The Canadian Roofing Contractors Association held its annual general meeting on May 4 at the Pan Pacific Hotel in Vancouver. The event saw the re-election of the CRCA’s current president, Michel Leblanc to his second term.

Leblanc, of L.K. Industries, a Quebec-based roofing company, led and contributed to the development of the CRCA Strategic Plan for 2016-2020.

“With the current team in place, Leblanc’s re-election ensures the continuity of the efforts towards the implementation of the plan and achievement of the proposed objectives,” according to a CRCA statement.

The election also saw RCABC past-president Colin Rasmussen of Western Roofing (Master Roofers) Ltd., Kamloops, named as the CRCA BC director representative for British Columbia.

Western Roofing was also recognized as a 50-year CRCA member, while Benchmark Roofing Ltd. and Continental Roofing, both from BC, were honoured for 25 years of CRCA membership.

SUMMER 2015

A final award presented was the announcement of Flynn Canada Ltd. as the winner of the Roofing Canada Award for 2015 for their work on the Bow Valley College Green Roof project in Alberta. Flynn

has won the award two years in a row. The award recognizes CRCA members for outstanding workmanship, innovation and service to the community and/or the industry. ■

CRCA President Michel Leblanc presents retiring director plaque to ARCA’s Stephen Teal ROOFING BC

CRCA 2015 conference activities: something for everyone

Bob Brunet, Executive Director of CRCA with Executive Assistant Gisèle Vincent

The tasting tour at Gillespie’s Fine Spirits in Squamish A stroll along the trails at Shannon Falls

Lunch on the mountain after the spectacular Sea to Sky Gondola Skyride

RCABC Past President Colin Rasmussen; Hamish Matheson, Technologist; Rob Harris, Technical Manager and Karen Esbensen, Guarantee Administrator CRCA President Michel Leblanc with Ivan van Spronsen, RCABC Executive Vice President

Totems in Stanley Park

The Eagle Song Native Mask Dancers from the Squamish First Nation provided opening reception entertainment. The performance began with a traditional blessing and welcome dance followed by singing, drumming and masked dancing.

The reception tables were laden with an exotic array of foods and decor inspired by Chinese, Japanese, Italian and Indian influences.

The Canadian Roofing Contractors Association (CRCA) held its 56th National Conference and AGM in Vancouver from May 2 to 4, 2015.

The Pan Pacific Hotel welcomed

Martin Vander Maaten, Branch Manager of Western Roofing in Cranbrook, and his wife Dorie at the CRCA golf tournament

Swaneset Bay Resort & Country Club

delegates from coast to coast for a full slate of activities, guest speakers, meetings, networking, awards, meals and entertainment.

The RCABC hosted the opening

cocktail reception on Saturday, May 2, featuring food and entertainment from five of the ethnic groups common to the Vancouver area.

On Sunday, May 3 delegates

were offered a choice of two activities; the CRCA Golf Tournament at Swaneset Bay Resort & Country Club or the Sea to Sky Tour.

By all accounts, the entire three-

day event was a huge success. The 2016 CRCA conference and AGM will be held May 28 to 30 at the Prince George Hotel in Halifax, Nova Scotia. ■

www.csa.soprema.ca ROOFING BC

SUMMER 2015

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LAND SHORTAGE LOOMING

The 83-acre Pacific Industrial Park in Surrey is one of the few large industrial sites being developed in land-starved Metro Vancouver.

Photo: Colliers International, Vancouver

Developers decry delays, land shortage

Demographic shift will affect roofing labour

By Frank O’Brien

million people, up from 4.6 million today. The share of the population A sea change is building in aged 65 and over is projected to Canada’s labour pool and the increase to about 25 percent by the roofing industry, like all end of the 2030s, up construction, will not significantly from be immune to the today’s level and affect of an aging higher than the population on its Canadian average. work force.

According to BC In the 10 years government forecasts, ending in 2021, the province’s “elderly construction trades in dependency ratio” – Canada will have lost the population aged 71,555 workers to 65 and over as a retirement. In the share of that aged 18 sheet metal trades to 64 – will climb alone, 2,240 workers – or more than a Ryan Berlin of Urban Futures spoke from 26 today to more than 40 by at the CRCA national conference tenth of those in the in Vancouver this spring.

2030. trade – retired Construction between 2001 and employers will have to both retain 2011, according to demographic older workers beyond normal consultant Ryan Berlin of retirement age and recruit more Vancouver-based Urban Futures. young people, Berlin said.

Berlin told the Canadian Roofing But recruitment would likely have Contractors Association annual to ramp up. Berlin noted that, meeting in Vancouver that Canada despite recruiting 141,065 new is slowly but surely becoming a constructions trades people from nation of older people and retiring 2001 to 2011, Canada still faced a workers.

By the late 2030s, BC is expected net loss of 94,580 skilled to have between 5.2 million and 6.7 tradespeople. ■

VANCOUVER – Roofing contractors challenge. It is by far the biggest who handle big new industrial and issue,” said Chris MacCauley, an commercial contracts may feel the NAIOP vice-president and an pinch as municipal delays and a industrial specialist with commercial shortage of land threaten what has broker CBRE. Delays in municipal been a strong approvals is an construction pace. “across-the-board An internal survey issue”, he said, the of the 300-member biggest challenge in NAIOP (Commercial the office, industrial, Real Estate retail and multiDevelopment family sectors.

Association, In the industrial Vancouver chapter, sector, MacCauley formerly the National said, it takes an Association of average of from 12 to Industrial and Office 18 months to bring a Properties) found that development from the length of time it permit application to Chris MacCauley, takes to bring a construction NAIOP vice-president Photo: CBRE commercial completion, if no development to rezoning is required. market is the major challenge facing “This is much longer than in any the industry. other Canadian metro area and “Almost half of the respondents twice as long as in Calgary said timing was the biggest [Region].”

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SUMMER 2015

For a typical office development, an NAIOP regional development cost survey in 2014 showed that, if rezoning was required, the average length of time to achieve all approvals was 6.1 months in the Metro Vancouver region. The City of Vancouver was the third slowest at 270 days, or approximately nine months.

For the long term, a lack of commercially zoned land and constraints due to the Agriculture Land Reserve (ALR) were seen as the biggest challenge, the survey found.

The ALR, formed in 1973, covers about 150,000 acres in Metro Vancouver and accounts for 22 percent of the region’s land base. In comparison, there is only 476 acres of privately owned land that is serviced and ready for industrial development, according to NAIOP. A wave of new construction has added nearly six million square feet of industrial space to Metro Vancouver’s industrial inventory since 2013 and has pushed the region closer towards an acute industrial land shortage, according to commercial broker Avison Young.

The result will be spiraling prices for both land and lease rates, the agency warns.

Developers surveyed recommend master planning at the regional and provincial level, including Port Metro Vancouver and the Agricultural Land Commission, to ease pressures that have driven average commercial land prices to well over $1 million per acre.

NAIOP members are aware of the sensitive politics surrounding any debate on the ALR, MacCauley said. “But, they feel it is time to stop looking at it as a fight and start to work together to find solutions.”

“We are doing a lot more on a lot less land with [commercial] development and agriculture is doing a lot more with a lot less land than back in 1973,” MacCauley said.

The NAIOP survey was conducted this year and will help the association as it advocates for change with various governments, MacCauley explained. ■ ROOFING BC

Low-slope standing seam metal roofs present challenges and opportunities.

Mock-up urged for metal roof sales SAN ANTONIO, TX – The challenges of installing standing-seam metal roofs are so complex, a contractor told a Texas meeting of the RCI, that roofers should build a model roof to show how it should be done.

The contractor told speaker Steve Patterson that “we should build a 33foot mock-up that could be left in place so owners and architects can have an example of a completed roofing system,” according to a report from RCI’s William Waterston.

“This [would] allow everyone to see and evaluate a completed portion of the roof and help eliminate misunderstanding of finishers, seams, oil canning and other detail conditions,” the unnamed contractor said, adding “This should eliminate the ‘I-didn’t-know-it-was-going-to-look-like-that’ crisis.”

There was no confirmation that the outspoken contractor was from BC. But Patterson added there are also reasons the standing-seam metal roofs fail. Many of the problems can be traced to poor installations at curbs and laps and during attempts at alterations or additions, he told delegates.

Among his recommendations: • Eliminate end laps; • Allow for expansion and contraction; • Eliminate large penetrations; • Eliminate low areas where water can build up; • Eliminate valleys and intersections; and • Make sure the assemblies resist uplift at eaves, rakes and ridges.

Perhaps a final bit of advice could have been “make sure your installer has had training at the RCABC architectural sheet metal training campus.” ■

ROOFING BC

SUMMER 2015

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The Canadian Roofing Contractors Association held its 12th biennial ROOFTech on May 5 and 6 at the Vancouver Convention Centre East.

The event featured more than 100 exhibitors, two free seminars and six live demonstrations.

CRCA Executive Assistant Gisèle Vincent and her husband Laurier made sure everything went smoothly.

Convoy Supply set up an impressive display that included a fully loaded boom truck (above).

Below: the Convoy representatives, L-R: Rick Solecki, Rhona Schuerbeke, Jim Charchuk, Doug Brown, Rochelle Williams, Rolly Payment, Sunny Goel, Justine Voyer, Jay Sandhu, Monique Tute, Ken Mcintyre and Ron Sytsma

RCABC Administrative Assistant Dawn-Marie Haiplik, and Kimberley Aubert, RCABC Program Coordinator, spoke with ROOFTech visitors about training and apprenticeship opportunities at RCABC.

RCABC Architectural Sheet Metal instructor Connor Hofler with ASM journeyman Jesse Cramp of Summit Steel Cladding, demonstrating the installation of standing seam roofing on a steep roof mock-up. Other demonstrations covered best practices and installation techniques for roof/wall/soffit integration and curb flashing details.

Representing Brock White Canada were: Ben Williams, Lower Mainland Sales Manager; Chrystal Shaw, Roofing Sales Rep, BC Lower Mainland; and Sebastian Penner, Roofing Sales Rep, Northern BC

During the green roofing demonstration, Marc VanderVeer of NATS Nursery shows the diversity of native plants (perennials, grasses, bulbs and sedums) the company grows for its modular green roof system.

Jason Skarbo, Sales Representative, Construction & Industrial Division of Canada Metal (Pacific) Ltd., promoting Legend Roofing Products

InterWrap’s John Ballantyne, Sales Representative for BC, ready to chat with visitors about Titanium synthetic roofing underlayment

For Chem Link: Jeff Piotrowicz, Product Manager; Alex Namenye, Regional Sales Coordinator-Canada; and Rob Peters, Western Canada Representative

Ben Flanagan, Director of Sales and Marketing for Western Louiseville Fiberboard with Kris Christiansen, Sales Manager, Roofing Division

Sika was represented by Jayne Raeburn, Key Account Manager; John Mills, National Technical Manager, Roofing; and Tito DeVera, Technical Sales Rep

Brian Hofler, former RCABC EVP met up with former Technical Manager Jim Watson, now operating J. Watson Roofing Consulting Inc.

Dave McClurg, Channel Manager, and Les Yard, Technical Sales Representative for Dow Building Solutions

Displaying their Roofing BC ad are Malarkey sales representatives William Sam, Chris Rand (District Manager), Alan Speidel and Mike Gorman

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SUMMER 2015

ROOFING BC

The faces of Firestone Building Products Canada, L-R: Enzo Saponaro and Robert Jahnsen, Principals of Div7 Building Systems; Troy Geuther, VP, Firestone Building Products international markets; Mirza Hodzic, Brand Marketing Manager; and Edgar Esparza, Technical Services Manager

Representing ROXUL (above) were: Dave Lawlor, North American Sales Manger, Roofing; Brian Levoguer, VP Building Insulation; Gaetan Fouquereau, Quebec and Atlantic Canada Region Manager, Roofing; and Andrew Lindley, Marketing Product Specialist, Building Insulation – Commercial In the multi-level VELUX display were Ben Legge, Western Office Branch Supervisor and Sales Representative; Michael Ramsay, Sales Rep for Vancouver Island; and Arethea Harris, National Marketing & Communications Manager

The Roofmart team was: Marc Allard, Marketing & Promotions Specialist, Western Canada; Roman Janovec, Commercial Development Manager; Jamin Miller, Specification Manager; Michael Stewart, General Manager, Lower Mainland; Robert Foley, General Manager, Western Canada; Frank Greco, General Manager, Eastern Canada; and Rob Strickland, Sales/Operations Manager, Vancouver Island

Narrator Brad Hodgins and Guillaume Baily conduct a demonstration on steep slope roofing On hand for a group photo in the Carlisle booth were (L-R) Pedro Padron, Kyle Norman and Greg Jones, with Enercorp agents Ian Moriarty and Todd Gerrard

For IKO: Colin Rancier, Sales Manager, One Step Distributors, Western Canada; Severin Wolf, Technical Representative, British Columbia; Jay Simpson, Sales Allied Products (Building Envelope); Aaron Hatch, Commercial Manager, Canada; Jordan Gervais, Manufacturer’s Rep; Akif Amin, VP Commercial Roofing; and Dave Miller, Senior Manager Codes and Approvals

Manning the CGC booth were (left) Chris Davidson from Enercorp, and (right) Gilles Quirion, National Sales Representative for CGC Securock Roof Boards

Ottawa area roofer Vincent Lemieux of Covreur Rolland Boudreault, second from left, joined the Soprema team for a photo; L-R: Jean-François Coté, Director, Strategic Development; Vincent Boisvert, National Technical Manager; Tomasz Dobrowolski, Technical Representative; Harry Elphick, Technical Representative; Ken Emsley, Architectural Products Representative and Blair Bennett, BC Regional Manager

Enzo Saponaro and Leonard Coughlin narrated the demonstration covering fully adhered and mechanically fastened installations of single-ply EPDM systems

Guillaume Vadeboncoeur, President, and Sean Pepin, Director, of RCI Western Canada Chapter

ROOFING BC

Chris Hunter, RRO, Account Executive Eastern Canada for Kemper System Canada Inc.

Among the many green roof suppliers exhibiting at ROOFTech was Rod Nataros, Principal of NATS Nursery

SUMMER 2015

Sam Menzies chats with Steven Leckie at the Menzies Metal Products booth

From ECCO: Glenn Bergen, Factory Rep/Product Development and John Johnson, Territory Manager

13

Jane Swayze, Jim Caruk, Vance Ford and Terry Gallant were on hand to represent Vicwest

For Henry Co.: Bruce Duffield, Technical Sales Representative, BC & Yukon; and Peter Saunders, Director, Building Science & Technical Service

Bob Woykin, Sales Manager and Scott Burton, Product Quality Manager of HAL Industries

Sara Garbutt, Assistant Branch Manager, Surrey BC, in the PosiSlope (Beacon Roofing Supply) booth

Tremco Roofing and Building Maintenance was represented by Andrew McKay, Sales Rep for Vancouver, Lower Mainland and the Okanagan

Paul Whitehead, Sales Manager, and Roger Davidson, General Manager welcomed visitors to the Platinum Technologies display

Thomas Rhoads, Regional Sales Manager, and Nicole Richard, Technical Sales Rep in the Hunter Panels booth

Plasti-Fab’s Sean McBeth, Sales Manager, BC, with Marc Brisebois, Vice President, Sales and Ed Djonlich, Sales Manager, Alberta

Jason Teetaert, P.Eng, and Tenille Wood, Moisture Monitoring Technician, of SMT Research

Kara Boots, TRUFAST Marketing Brand Manager, came from Bryan, Ohio to be at ROOFTech

Todd Gray, Northwest Regional Manager and Eastern Canada Regional Manager Mike Grenier in OMG’s booth

Justin Erickson, National Sales Manager for Sievert, with manufacturer’s agent Kirk Barbour

Tony Radovich, Western Regional Sales Manager, promoting RoofSlope, which eliminates ponding water

The Eagleview Technologies team: Tony Xenakis, Regional Sales Director East; Jarrod Gaiser, Regional Account Manager; Michael King, Regional Sales Director - West and John Van Beek, Director of National Accounts

Proudly representing GAF Canada ULC at ROOFTech were: Guillaume Baily, CARE Trainer; Chad Reid, Sr. Ontario Territory Manager; Adam Prestwich, Director of Sales; Brad Hodgins, BC Territory Manager; and Art Henderson, Ontario Commercial Territory Manager

Blair Bennett narrates the demonstration of installation of modified bitumen roof systems; the crew is completing application of the base sheet membranes. Foreground: JP Dodd applies a mechanically attached base sheet. Middle: Les Fuller operates a robot welder to seam the sidelaps of a pre-laminated panel system. Background: Bogdan Kurowski and Ron VanBerkel apply a semi-adhered self-adhered base sheet.

Mule Hide Products’ Ken MacKenzie, Regional Director, MW/NE & Canada; Lynette Collins, Marketing Administrator; Guy Buonincontro, Territory Manager, MN, ND, SD and Western Canada; and Dan Conley, Business Development Manager

Acting for ZinCo Canada were Western Sales Rep Ashley Campbell of Vancouver, BC, and Business Manager Jelle Vonk of Carlisle, Ontario.

Ahmad Jolani of Buzon Canada (Montréal-Ouest, Québec) chats with John Riley of InterCoast Building Solutions (Surrey, BC)

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Xeroflor Canada design consultant Sasha Aguilera, B.Arch, GRP, discusses green roofing with a ROOFTech visitor

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Representing Siplast was Bob Thurston, B.Comm, RRO, District Manager, Western Canada

Kevin Davis, Sales Engineer, proudly displays the 5,500-pound RAS TURBObend, shipped from Peachtree City, Georgia just for ROOFTech

ROOFING BC

Builder’s Lien Act overhauled The British Columbia Law Institute has been tasked with overhauling the British Columbia Builder’s Lien Act, which has been in effect – and under debate – for nearly 20 years.

The Builders Lien Act, passed in 1997, is a complex piece of legislation and a major cornerstone of construction and insolvency law.

It gives contractors, material suppliers and individual workers several forms of security for payment for work done or materials supplied to a building site, most notably a lien on the land.

The current Builders Lien Act introduced changes that were generally seen as improvements over the previous legislation. Since then, however, the construction and development industries have continued to evolve. In addition, important appellate decisions have interpreted the legislation in ways surprising to many veteran practitioners.

With the encouragement of the Ministry of Justice and Attorney General, the BC Law Institute is undertaking a major law reform project on the Builders Lien Act and will initiate a comprehensive review and overhaul of the Act, carried out with the aid of an expert volunteer committee.

Key issues include the right to place liens on land where the land is publicly owned; liens against construction on First Nations lands; the right to place liens on holdback

accounts; and the length of time it takes for a lien to work through the courts.

The overhaul of the Act will take a minimum of two years, according to the Institute, with a final report published in 2016.

Key issues The following is information on key aspects of the existing Builder’s Lien Act. Holdbacks: The Act creates an obligation on the part of owners, contractors and subcontractors to retain a separate holdback, generally 10 percent, of the amount of any payment made on account of a contract or subcontract. The purpose of the holdback is to limit the liability for liens to the amount of the holdback or the amount owing on account of a contract or subcontract. If those higher up in the contractual chain fail to pay those further below, and a lien is filed, the holdback funds will be available to the lien claimants.

An owner’s failure to pay funds into a holdback account constitutes default under the contract and the contractor is entitled to cease work on the project on 10 days notice.

Liens against land and property: The lien against the lands and improvement is perhaps the best known remedy under the Act. A contractor, subcontractor or worker who, in relation to an improvement, performs or provides work, supplies

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material, or does any combination of those things has a lien for the price of the work and material, to the extent that the price remains unpaid.

Lands registered in the land title office are generally lienable. The following special categories of lands are also lienable: 1. provincial crown lands; 2. municipal lands; and 3. schools and other public facilities.

Lands that are generally not lienable include: 1. lands that are not registered in the land title office or gold commissioners office; 2. federal lands including Indian reserve lands; 3. highways and certain ferry properties; and 4. improvements by the Minister of Forests and forest service roads.

However, the Act provides no mechanism for the registration of liens against petroleum and natural gas interests.

Liens against holdback monies The second remedy available under the Act is a claim against the holdback monies, pursuant to s.

4(9) of the Act: Subject to section 34, a holdback required to be retained under this section is subject to a lien under this Act, and each holdback is charged with payment of all persons engaged, in connection with the improvement, by or under the person from whom the holdback is retained. ■

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More than 1,000 photovoltaic (solar) panels were installed atop 30,000 square feet of TPO on the campus building roof. The LEED facility also features four green roofs and three ventilation silos. Photo: CEI Architecture

Okanagan green leader

Diagram shows how the building is designed for maximum air and light transmission. Photo: CEI Architecture

Innovative roof helps Okanagan College addition reach LEED platinum

By Dermot Mack

A roof composed of a Firestone TPO roof membrane from Flynn Canada’s Kelowna office, a large photovoltaic display and air circulation silos have helped an addition to Okanagan College achieve the pinnacle LEED Platinum designation.

The 70,000-square-foot Jim Pattison Centre of Excellence in Sustainable Building Technologies and Renewable Energy Conservation, built on the Penticton campus of Okanagan College in 2011, is now recognized as one of the most innovative and sustainable education facilities on the planet.

Designed by CEI Architecture, built by PCL Constructors Westcoast, with sustainable consulting by Recollecting Consulting, the building provides trades and technology training and professional development with a focus on sustainable practices and the use of alternative and renewable energy.

It was one of three buildings in North America featured by the New York Times Knowledge Network as leading examples of carbon-neutral campus architecture, and has received honours from the Canadian Green Building Council, the Green Good Design Awards, the Applied Science and Technologists and Technicians of BC, and many more.

The roof required 300 squares (30,000 16

square feet) of thermoplastic polyolefin (TPO), which was all laid by Flynn before Calgarybased SkyFireEnergy placed hundreds of solar panels. As well, three ventilation silos, each also roofed with TPO, were part of the roof contract.

“We kept a close eye on the solar installers” said Flynn Canada superintendent Mike Connelly. “We didn’t want to have any breaks or leaks in the TPO membrane.”

Asked to rank the degree of difficulty in roofing the building, Connelly gave it a “seven

SUMMER 2015

maybe an eight”, mostly because the roof was done in the middle of one of the coldest Okanagan winters in recent years.

A rotating crew of eight finished the project, which also includes four green roofs covering about 70 squares. The completed ROOFING BC

roof has an insulation value of R30.

The solar system incorporates 1,106 solar modules, each 235 watt, as well as new leading-edge inverter technology that utilizes maximum solar tracking.

The building also uses new suntracking light pipes, which will deliver natural daylight throughout the building. Designed by Vancouver-based SunCentral, the system is capable of magnifying sunlight by a factor of ten.

“The Centre of Excellence is truly

an innovative facility, providing leading edge training in sustainable practices for Okanagan College,” said Bill Locking, senior partner with CEI Architecture.

The facility has a wood-frame structure, which gives it a much lower carbon footprint compared to an equivalent steel or concrete structure. Much of the wood used in the building was locally sourced pine-beetle kill timber, according to CEI. The Centre of Excellence is used

extensively as a teaching tool in Okanagan College’s curriculum.

Many aspects of the facility’s structure and composition are visible and demonstrable. The rooftop, for example, remains accessible, allowing for study of experimental technologies such as wind turbines and alternative solar systems. As well, live building data is available on a web-based interface for students and industry professionals. ■

Jim Pattison Centre of Excellence Owner: Okanagan College Electrical engineer: Applied Engineering Solutions Ltd. Architect: CEI Architecture Planning Interiors General contractor: PCL Constructors Westcoast Sustainable consulting: Recollecting Consulting Roofing contractor: Flynn Canada, Kelowna Photovoltaic display: SkyFireEnergy Photovoltaic panel supplier: Conenergy Solar tubes: Thermal Systems KWC Solar tracking sun pipes: Sun Central Ltd. Roofing membrane supplier: Firestone

The 70,000-square-foot Jim Pattison Centre of Excellence in Sustainable Building Technologies and Renewable Energy Conservation, on the Penticton campus of Okanagan College. Photo: CEI Architecture

ROOFING BC

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InterWrap aids Habitat for Humanity InterWrap donated nine skids (equivalent to more than 500 rolls) of RhinoRoof U20 underlayment to Habitat for Humanity (U.S.) during the annual Home Builders Blitz, June 8-12. This was InterWrap’s first collaboration with the charity.

“We are excited to be participating in this year’s event. It’s a great opportunity for professional homebuilders and suppliers to collaborate and help build homes for families in need,” said Scott Fisher, InterWrap’s SE Regional Sales Manager.

During the annual building event, Habitat for Humanity recruits and partners with local professional builders, who in turn provide labour, funding and materials while coordinating the project through to its completion.

Habitat for Humanity has hosted four national Home Builders Blitz events since 2006, with nearly 1,400 homes having been built by construction professionals. Habitat has helped more than five million people build, rehabilitate or preserve homes since 1976. ■

Turn roof tops into useable, attractive roof decks

Vancouver endorses BOMA green plan VANCOUVER – As part of the City of Vancouver’s Greenest City 2020 Action Plan, the city has introduced Canada’s first energy code/bylaw for existing buildings classified as Part 3 and Part 9 non-residential, which includes large commercial buildings.

The new bylaw requirements were added to the existing upgrade mechanism process used in Part 11 for life safety, structural, and accessibility factors. The 2020 energy reduction target for existing larger buildings is to reduce greenhouse gas emissions to 20 percent below 2007 levels.

As of January 1st, 2015 Vancouver Building Bylaw 10908 now requires all building permit applications for alterations to existing buildings to follow an energy upgrade trigger process. The energy upgrade trigger provides a number of compliance pathways to meet the bylaw requirements. For example, depending on the type of renovation that may be required, this can cover upgrades to lighting, windows or HVAC (heating, ventilation and air-conditioning) equipment to a more energy efficient product.

Alternatively if the building is BOMA BESt certified then, again depending on the type of renovation and level of certification, the building could be exempt from additional upgrades.

“This exemption reflects the efforts made by building owners and managers who continually improve their building’s energy efficiency and environmental responsibility through the BOMA BESt certification program”, according to Daniel Klemky, energy and environmental manager for BOMA BC. ■

Site C spurs trades training VICTORIA – There is nothing like a $9 billion power project that may need up to 8,000 skilled workers to kick construction training into high gear.

That has been one effect of BC Hydro’s Site C dam on the Peace River, where construction is expected to start this year.

As part of $6.1 million that the BC government is providing for what it calls “critical trade” training in 14 public post-secondary schools, the province has earmarked funding for Northern Lights College to support skilled labour for the Site C project.

In all, the province hopes to provide critical training to

approximately 1,400 students.

The goal is to reduce wait lists by an average of 44 percent for students entering trades that are in

demand by a range of industries.

“These critical-trades seats match training with jobs in demand,” said Advanced Education Minister Andrew Wilkinson.

“The shift in education and training to align with jobs in demand benefits students, employers and the provincial economy.”

The Site C will be an open work site, but BC Hydro has agreed to give unionized firms an advantage in bidding for contracts on the $9-billion project. The BC Building Trades Council has agreed to waive its demand for a project labour agreement that would have essentially made the job site a closed shop. ■

Freezing weather impacts choice of adhesives 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.

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SAN ANTONIO, TX – Freezing temperatures can cause some adhesives to become separated on single-ply roofing membranes, an RCI conference in San Antonio was told.

Two experts from Johns Manville (JM) released results of studies into water-based adhesives and lowVOC, solvent-based adhesives.

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According to Zeb Sukle, singleply engineering manager at JM, roofing contractors have become concerned about longer drying times of these adhesives, since both react differently as humidity and temperature levels change on the roof.

Todd Nathan, JM’s technical services manager, noted that both

low-VOC and water-based adhesives are difficult to use in cool temperatures.

With Sukle, Nathan presented case studies in which frozen adhesives became separated.

“The colder the temperatures, the more sensitive the adhesive is to relative humidity,” Nathan explained, noting that colder temperatures extend the time it takes to adhesive to dry, “the tack time.”

Lower temperatures also cause viscosity increases, which can cause the adhesive to “puddle”, the conference was told. However, “thicker adhesive areas tend to increase drying times and are often the reason for no adhesion to the membrane at all.”

The research has led to a formula that can predict the expected tack time based on temperature, humidity and dew point for water-based adhesives.

The formula is: Actual time = a – Rate sq. – Temp +1.42 RH (relative humidity) R-Sq. = 72%; for example: if the temperature is 43˚ F. with 70% RH the dry time works out to 135 minutes (plus or minus 10%).

To read the entire study, visit: http://fltwood.com/ire_201402/Handouts/th05.pdf. ■ ROOFING BC

BC leads national home start pace While the rest of Canada prepares for a downturn in housing starts, residential construction in BC is forecast to rise in 2015 and 2016. “Projected population growth of just over 1 percent per year is expected to add to demand for ownership and rental housing.

While people moving to BC from other countries will be the main source of population growth, people moving to BC from other provinces will add to the population as well,� the study said, noting the province added 10,000 people to its population in 2014 as opposed to the outflows experienced the previous two years.

BC housing starts are forecast to rise 1.2 percent from 2014, ranging between 26,000 and 30,000 units in 2015. In 2016, housing starts are expected to rise 1 percent from this year’s forecast, ranging between 26,000 and 31,000.

Metro Vancouver is expected to be responsible for the majority of those housing starts, with the CMHC predicting the region would see 18,700 units begin construction in 2015 and 19,200 in 2016, the vast bulk of them multi-family units.

Meanwhile, CMHC predicted

nationwide housing starts would fall 4.1 percent in 2015 compared with 2014.

It’s expected between 167,000 and 189,000 units will begin construction across Canada in 2015.

CMHC estimated there would be between 163,000 and 191,000 housing starts nationally in 2016. â–

Construction employment up in April VANCOUVER – For the third consecutive month, construction industry employment increased in Metro Vancouver. In April, the number of people working in construction totaled 99,100, an increase of 1 percent compared to March 2015. “April’s Labour Force Survey results indicate that construction employment is picking up momentum and continuing its

upward trend,� said Fiona Famulak, president of the Vancouver Regional Construction Association (VRCA).

Construction sector jobs in the Lower Mainland-Southwest Region totaled 117,400 in April, a loss of 400 jobs compared to March, according to the VRCA. This is a decline of 6.9 percent from the previous year.

Abbotsford saw construction sector jobs decrease 6.5 percent to 10,000 jobs in April 2015, a loss of 700 jobs from the previous month.

This is the third month in a row that construction jobs in Abbotsford have declined, however, year-to-date employment is 8.2 percent higher compared to 2014. “Abbotsford and Metro Vancouver appear to be trending in opposite directions right now,â€? Famulak said. “Building permits issued suggest that we’ll see continued construction employment gains in Metro Vancouver, as well as in Abbotsford which saw an increase of 64 percent in building permits issued between February and March 2015.â€? â–

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BC construction, economic outlook lead nation Malaysia-based resource giant Petronas is expected to decide on its Prince Rupert LNG plant by mid-June. The $36 billion project would push BC’s already strong economic outlook “off the charts.”

By Frank O’Brien

British Columbia will post the strongest economic performance and one of the top construction markets in the nation this year and next, according to major analysts.

Central 1 Credit Union predicts low oil prices, and low interest rates will bolster household spending and exports in the province, offsetting a weak mining sector and uncertainty over liquefied natural gas.

The result will be gross domestic product growth of 2.9 percent this year, 3.1 percent in 2016 and 3.3 percent in 2017, the credit union predicts.

“BC’s economy is showing few ill effects from the recent tumble in oil prices,” said Central 1 senior economist Bryan Yu. “Consumers and businesses are benefitting from lower energy prices and interest rate cuts.”

“BC will see economic growth of 3 percent this year – the highest in the country.” – Conference Board of Canada Malaysia-based Petronas was expected to make a decision on its $36 billion LNG plant and pipeline project in northwest BC in midJune. If the decision was a “go” the economic outlook for BC could be “off the charts”, economists say.

BC’s unemployment rate is

Aerial view of Wesgroup’s 120-acre River District mixed-use development – largest in Vancouver since North False Creek – on the Fraser River. Up to 7,000 homes and retail/office town centre will take a decade of construction. Photo: Wesgroup Properties

forecast to average 5.8 percent this year and drop to 5.7 percent in 2016 and 5.5 percent in 2017.

The Conference Board of Canada, meanwhile, says that BC construction will thrive this year and next, with much of the action in Metro Vancouver.

The city is expected to be one of the country’s top performers. The Conference Board expects

Vancouver’s gross domestic product (GDP) to grow by 3.1 percent this year and 3.2 percent in 2016.

“Vancouver’s economy grew by an average of 3.3 percent over the past five years,” noted Alan Arcand, associate director for the board’s centre for municipal studies.

“Widespread gains across all sectors of the economy will lead to continued healthy growth over the

next two years.”

Metro Vancouver’s housing starts are expected to increase 3.4 percent in 2015 and 3.2 percent next year.

Foreign investment in Vancouver real estate is expected to remain high.

Mixed-use building construction will add more than two million square feet to the pool of office space in the city. The Trump

International Hotel and Tower, the Marine Gateway development and Telus Garden are examples of some projects currently underway.

BC will see economic growth of 3 percent this year – the highest in the country, according to the board.

“The outlook for next year is bullish as well, with real GDP forecast to advance by 2.7%,” the board said in its report. ■

LEGAL AFFAIRS

Sub-contractor contracts Various “onerous clauses” commonly found in construction subcontracts

by David Mckenzie

Onerous clauses are unfair clauses that both shift the risk on a construction project to the party least able to bear it and conflict with the reasonable expectations of the same party.

Nevertheless, the advice of a construction lawyer should be sought to identify and modify

20

onerous clauses prior to signing any subcontract.

Labour costs usually constitute a significant portion of a subcontractor’s total costs on a project. The labour component of a subcontractor’s price is generally based on the amount of time the subcontractor estimates as necessary to complete its required tasks. This estimate will in turn be based on certain assumptions, such as: 1 the subcontractor will be provided industry standard amounts of time to complete individual tasks; and 2 the general contractor will coordinate all of the trades on the project to ensure the subcontractor’s work is not unduly interfered with.

If a schedule is provided by the general contractor prior to the bid, then the subcontractor’s price should account for any overtime and additional labour costs required to meet the schedule. If not, then the estimated time to complete the subcontractor’s work at the subcontractor’s price will typically be reflected in a schedule agreed to between the parties as a term of the subcontract. In either case the subcontract will obligate the subcontractor to perform its

work in accordance with the schedule.

A general contractor may attempt to impose a clause in the subcontract that provides the general contractor with the right to amend the subcontractor’s schedule as it sees fit without any corresponding change in remuneration to the subcontractor. Such a clause should be avoided where possible, particularly where the subcontract imposes a penalty on the subcontractor for failing to perform its work in accordance with the schedule, as a subcontractor who is required to accelerate its work to meet unilaterally imposed completion dates to avoid penalties may incur substantial additional expenses without additional pay. Some of the more onerous aspects of such a clause can be avoided by changing the wording so that any amendments made to the schedule must be both mutually agreeable and reasonable.

A general contractor may also attempt to impose a clause that makes the subcontractor liable for all damages suffered by the owner and general contractor as a result of delays caused by the subcontractor, while exempting the general contractor from all responsibility for delays it causes the subcontractor. A significant delay on a project can prove very

SUMMER 2015

costly to a subcontractor, who will incur uncompensated labour costs and expenses during the delay and may miss out on bidding and working on other jobs as a result. A subcontractor should insist that the general contractor’s exposure to liability as a result of delays it has caused be commensurate to the subcontractor’s.

A subcontractor’s costs on a project are usually directly related to the time it takes to complete the subcontractor’s work. A subcontractor should review the terms of any proposed subcontract to ensure that compensation will be provided for accelerations and delays for which the subcontractor is not at fault. If they do not, the subcontractor should consider changing those terms that allow the general contractor to unilaterally determine the amount of time the subcontractor will have to complete its work without any corresponding compensation. ■ David Mckenzie is a lawyer practicing construction and commercial litigation at Jenkins Marzban Logan LLP in Vancouver. 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.

ROOFING BC

Roger Leslie Duns

Duns with long-time friend Bruce Newfield, also of Continental Roofing

In memory of Roger Duns Long-time roofer Roger Duns has passed. Duns, who worked as a superintendent for Continental Roofing of Richmond for more than 20 years, died peacefully this past February at East Kootenay Regional Hospital. He was 66.

“Roger played a huge part in building our business,” said Brad Eward, general manager of Continental Roofing. Eward noted that Duns was known for his work ethic, his ability to inspire workers and an infectious sense of humour.

In one memorable project in the early 1990s, Duns led a Continental

Immigration plunges as TFWs flee VANCOUVER – Nearly 7,000 temporary foreign workers recently fled British Columbia, driving immigration numbers into the lowest level in 10 years.

In the fourth quarter of 2014, immigration to BC was negative 3,145 people after a net increase of 18,753 in the previous quarter and an average of 34,000 annually for the past decade.

Duns working with Dan Kiley, circa mid 1990s

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crew that completed 120 squares (12,000 square feet) of gravel and asphalt roofing per day on the Fiberglass Canada plant in Mission.

Duns retired in 2008 and moved In all, 6,900 of these “nonpermanent residents” left BC in the last three months of 2014 and higher numbers will likely leave in the first and second quarters of this year, said the partner of Kurland, Tobe.

There are an estimated 70,000 TFWs in BC, third highest among provinces.

A 90-day provincial moratorium on applications under British Columbia’s revised Provincial Nominee Program, that began March 31, will also choke the flow

to the Kootenay retirement home that he built for himself and his wife Theresa, and where he most enjoyed visits from his 11 grandchildren. ■ of middle-class immigrants.

“We will see fewer new immigrants this year [because of the PNP pause]” said Queenie Choo, CEO of SUCCESS, a nonprofit immigrant settlement agency in Vancouver.

British Columbia is seeing an increase in people moving west from other provinces. In the fourth quarter of 2014, the latest figures available, 9,752 people moved into BC from other provinces, including 631 from Quebec and 4,189 from Alberta. ■

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NET IMMIGRATION TO BC 2014 First Quarter: . . . . . . . . . . . . . . . . . 8,691 Second Quarter:. . . . . . . . . . . . . . . 9,561 Third Quarter: . . . . . . . . . . . . . . . 18,753 Fourth Quarter:. . . . . . . . . . . . . . . -3,145 Source: BC Stats

“It’s all about the temporary foreign workers (TFWs) leaving Canada,” said Richard Kurland, a Vancouver immigration lawyer.

The Conservative government set April 1, 2015 as the deadline for the temporary low-skilled workers to leave the country after changing the rules in 2011. Formerly, TFWs had only to re-apply, but new rules require them to leave the country for at least four years before reapplying. The exodus from BC has begun. “There are also no new temporary workers coming in”, Kurland noted.

ROOFING BC

SUMMER 2015

21

Flat roofs are trending in contemporary houses, often using commercial-style roof materials. Some of the flat roofs are being recruited as extra living space. Photo: Natural Balance

Flat roofs trending in new houses

By Dermot Mack

Metro Vancouver’s soaring house prices and contemporary residential designs have conspired to launch a new trend on the West Coast: flat roofs on detached houses.

For Vancouver green builders like Nick Kerchum it is often about

making space for passive solar and storm water retention, but for others it just makes practical sense in a city where a typical house sells for $800 per square foot.

“The flat roof extends my living space and that is worth a lot,” said Gladys Hepner, who changed the traditional sloped roof on her Kitsilano house into a flat-roofed patio that she reaches by an outside staircase.

Kerchum, president of Natural Balance Homes, built the first LEED (Leadership in Energy and Environmental Design) Platinum

house in Western Canada, and a signature item on his houses is a flat roof with overhangs that provide cooling for a house in the summer and rain protection in the winter.

Traditionally, detached house designs have shied away from flat roofs due to fears of higher costs for maintenance. But both design and modern materials are addressing those issues.

Often, flat roofs equate to more living space. In Richmond, for example, about 4,000 houses were built under old land use contracts

which allowed them more floor space than that mandated under current city bylaws. Some of these houses have been rebuilt much larger, including flat roofs to maximum the top floor living area.

The land use contracts date to the 1970s and the City of Richmond is moving to eliminate them, perhaps as early as next year.

Also, in some “green” houses, Kerchum and other contemporary builders slant the flat roofs, combining modern roofing materials with a pitch to allow drainage.

What’s more, unlike houses with

extreme pitches, owners don’t have to worry about the walls of upstairs rooms having extreme angles.

Often, larger upstairs rooms can be accommodated due to the flat roof.

Steeped roofs are popular for a good reason: they shed rain and snow faster and therefore are less prone to weather damage.

With higher-quality material and the demand for more living space combining with contemporary design trends, flat roofs could become a major residential trend in the Lower Mainland housing market. ■

The “World’s Best Roof”® is also the quickest to install.

Duro-Last roofs are available custom prefabricated, including curbs and flashings, so roofing crews spend less time welding. Bottom line: you can install a roof faster and move onto your next project — and moving on is how you make more money! Duro-Last contractors call it Time Off the Roof ™. You call it profits!

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800-248-0280

Time Off the Roof Canadian approvals: CAN/ULC-S107 • CCMC 13299-L For more information on Canadian approvals, call 800-248-0280.

“Duro-Last” and the “World’s Best Roof” are registered marks owned by Duro-Last, Inc. Quick2Install_TOTR_3.14.14_Can_1

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SUMMER 2015

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