Condo April 2012

Canada’s Most Widely Read Condominium Magazine

April 2012 • Vol. 27 #2

The green issue

Lighting retrofits

PM#40063056

Condo class actions Building automation systems

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Contents Focus: THE GREEN ISSUE

8

Whole building energy Mmodelling

By Duncan Rowe

26

Guidelines for a stress-free lighting retrofit

By Wendy McDougall

38

What is a building automation system?

By Jennifer Young

42

features

12

Technology Wireless, paperless and effortless

By Philip Ginther

16

Maintenance Environmentally friendly pest control

By Bill Melville

20

Maintenance Suite corridors and elevator walk-offs

By Anita Wiklem

34

Legal Condo class actions

By Sharon Vogel, Dan Boan

Green means safer‌most of the time

By Mike Sawchuk

departments

6

Publisher’s Letter

46

Smart ideas

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publisher's Letter

Publisher Steve McLinden Editor Scott Anderson Advertising Sales Paul Murphy, Melissa Farrell, Sean Foley Senior Designer Annette Carlucci

Are we making progress?

One often

wonders what meaningful steps are being taken towards more sustainable condominium living environments. Most of us do our part within our homes but the question remains, what is being done in terms of real progress in “greening” buildings and making them more energy efficient and reducing the environmental impact.

Condominium developers during construction and property managers conducting regular maintenance understand the impact on the property value of a green and sustainable environment.

Our annual “Green” issue provides information that highlights some of the action taking place to improve building performance.

Wendy McDougall in her article “Guidelines for a stressfree lighting retrofit” walks us through key considerations when undertaking lighting improvements. Building management must balance lighting requirements specified under building code and whether the energy savings of a new system outweigh the cost implications of retrofitting the current lighting systems.

Additionally, “What is a Building Automation System”

by Jennifer Young, accentuates the impact on cost savings when properly monitoring the mechanical plant equipment including the heating, cooling, ventilation and water throughout the building.

You will also find an interesting piece by Anita Wiklem outlining the challenges faced with refurbishing corridors and elevator walk-offs. Anita provides insight into how designers apply their vision when working with management and sometimes limited reserve funds.

Thank you to all our contributors and I hope you enjoy this issue.

Steve McLinden Publisher Email: stevem@mediaedge.ca Tel: 416-512-8186 x239

6 CONDOBUSINESS | www.condobusiness.ca

Designer Jennifer Carter Production Manager Rachel Selbie Contributing Writers Philip Ginther, Bill Melville, Duncan Rowe, Anita Wiklém, Wendy McDougall, Sharon Vogel, Dan Boan, Jennifer Young, Mike Sawchuk Subscription Rates

Canada: 1 year, $60*; 2 years, $110* Single Copy Sales: Canada: $10*. Elsewhere: $12 USA: $85 International: $110 *Plus applicable taxes Reprints: Requests for permission to reprint any portion of this magazine should be sent to info@mediaedge.ca.

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President Kevin Brown Accounting Manager Maggy Elharar 5255 Yonge Street, Suite 1000 Toronto, Ontario M2N 6P4 (416) 512-8186 Fax: (416) 512-8344 e-mail: info@mediaedge.ca CONDOBUSINESS welcomes letters but accepts no responsibility for unsolicited manuscripts or photographs.

Canadian Publications Mail Product Sales Agreement No. 40063056 ISSN 0849-6714 All contents copyright MediaEdge Communications Inc. Printed in Canada on recycled paper.

/condomediaedge /condobusiness /condomediaedge

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the green issue

Whole building energy modelling Assessing the energy footprint and

performance of buildings is becoming an important

part of building design with energy performance exerting

huge influence on building costs, occupant comfort, and environmental impacts.

8 CONDOBUSINESS | www.condobusiness.ca

By Duncan Rowe

the green issue

The primary criticism associated with Embodied Energy analysis is the accuracy of the values. The contributing activities included in Embodied Energy values are acquisition, processing, manufacturing and transportation – all of which can vary greatly depending on local industry practices and project location. As well, the values are subject to variances in modelling assumptions.

As such, Embodied Energy should not be taken as an absolute measurement of energy efficiency but rather as a comparative analysis tool to help select between design options with an aim to reducing the overall building energy footprint.

N o w m o r e t h a n e v e r, c o m p u t e r s are being used to model the energy performance of building systems. As well as helping to determine accurate energy flow through assemblies, Whole Building Energy Modelling is being used as a means of assessing overall energy performance in both new and retrofit construction projects.

Embodied energy Embodied Energy is a topic that has b e e n a ro u n d fo r s eve r a l d e c a d e s .

To g et h e r w i t h o p e r a t i o n a l e n e r g y, Embodied Energy provides a means for estimating the energy footprint of a building over its lifespan, taking into ac c ount resource c onsumption and environmental impact.

Thermal mass for energy storage T her m al Ene rg y Sto r a g e d e s c r i b e s how a structure or high thermal mass component will absorb and release thermal energy over the course of a day, in order to maintain thermal equilibrium with its surroundings. Thermal Mass effects can be taken advantage of both passively and actively. E xamples of passive applications would be having skylights shine onto an exposed slab area during the day and release that heat at night. Actively capturing that same thermal energy could be done by installing tubes within the same slab that carry a fluid which is warmed during the day and can be circulated to other parts of the building at night for heating.

W hen used correctly, a structural component with a high or active thermal mass can significantly reduce d ail y tem p er ature sw in g s . I n tur n , space heating and cooling demands are reduced for these areas; which reduces energy consumption.

Thermal bridges Thermal bridging occurs at any location where there is a discontinuity in the thermal barrier (i.e. penetrations through insulation). Wood or steel stud locations, brick shelf angles, exposed concrete

slab edges and cladding supports are all examples of thermal bridging. A recent study completed by RJC found that reductions of up to 7 per cent of the space heating costs can be realized by insulating exposed slab edges on highrise buildings.

Thermal bridging cannot be e l i m i n a t e d ; h o w e v e r, i t c a n b e significantly reduced by constructing or retrofitting building envelopes with integrated thermal breaks at structural connection points. T hese breaks in turn assist in increasing the thermal performance of the whole envelope and become increasingly important as code mandated minimum insulation values increase.

Energy flows through glazing Glazing systems, windows, windowwalls and curtain walls lose heat in a similar way to opaque walls, however, glazing (windows) are special in also being able to bring heat energy into the building due to their transparency.

Glazing systems have the potential to be “net gain�, depending on their construction and orientation within a building. This has particular bearing in buildings where cooling loads dominate, such as in large office towers.

A number of technologies are available on the market today, that help improve the overall performance of glazing systems. These technologies (including coatings and films, gas fills for insulated glazing units (IGUs), aerogels and evacuated glazing systems) work to alter the emissivity, visual transmittance and U-value of the glazing system, to better suit the application. It should also be noted that the typical insulating value of a glazed area is usually lower than an opaque wall type which is part of the recent push by some organizations to limit the amount of windows on buildings, the window-wall-ratio, to 40 per cent to better control heat losses.

April 2012 9

the green issue

T he p r im ar y p ur p o se of sur fa c e of 96 per cent air and is typically found coatings and films is to reduce the where diffuse light is to be provided.

T he aerogel also increases the amount of heat transferred via radiation.

Protective films are also available that insul atin g c a p a c i t y a s the w in d ow filter out UV light and reduce visible light becomes more opaque which limits transmittance. The gas fill in an insulated heat losses to the exterior. Finally, a glazing unit has a significant impact on new window fill technology evacuated the thermal performance of the glazing glazing is created with double or multisystem. Aerogels represent an interesting glazed units that have a vacuum in the area in window fill technology. An aerogel interstitial space instead of gas fill. The CARMA_CondoBusiness_01-19-2009_CS2--F.pdf 2/3/09 5:41:35 PM is a lightweight silica matrix consisting technology is promising, however, it has

limited case history on projects due to higher capital costs.

Energy and air leakage Another mechanism for energy movement in buildings is air leakage. Not only is air leakage a means of transportation for moisture through walls, it also contributes significantly to energy loss. Several studies have shown observed energy losses in the 10 per cent range as a direct result of air infiltration.

Air leakage will occur anywhere there are unsealed discontinuities in the air barrier.

Key locations for air leakage are areas where dissimilar materials meet, wall-to-floor/wallto-roof junctions and penetrations.

Air leakage in new construction can be reduced through conscientious detailing in concert with quality assurance and quality control procedures. In existing buildings air leakage can be improved as part of both large retrofits and on a component by component basis (e.g. windows, doors, etc.).

Conclusion As the energy performance of new and retrofitted buildings becomes a higher priority both in code and in society at large, it is becoming increasingly necessary for engineers to consider how their designs address this issue. This article introduces some building energy use concepts to consider in both new construction and retrofit projects to assist in helping reduce the overall building energy use footprint.

The tools for quantif ying energy performance are readily available and modelling software is extremely powerful; but can often be seen as overwhelming or confusing. Therefore, it is critical to have a clear understanding of the fundamental principles of energy performance and how these technologies can be integrated into the whole building as similar to any modelling tool, the quality of the results is highly dependent on the quality of the input data. 1 Duncan Rowe supports RJC nation-wide as the sustainable design specialist for building restoration in Ontario. His experience includes the assessment and rehabilitation of many building types, both contemporary and historic. As part of his ongoing graduate studies, he has assessed a new double faรงade building in Toronto, creating a computer model of the building that helps manage operating costs.

10 CONDOBUSINESS | www.condobusiness.ca 11002_Carma_2011.indd 1

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T H E

G R E E N

C I T Y

technology

Wireless, paperless and effortless

By Philip Ginther

Today’s condominium owners

are mobile, connected and socially active. Their lives exist on an entirely different

platform - the Internet.

12 CONDOBUSINESS | www.condobusiness.ca

technology

Some 80 per cent of the Canadian population is actively using the Internet, and it shows no signs of slowing. Text messaging is outpacing email and voicemail because it’s a simple and fast communication. More than 4.6 billion cell phones are being used worldwide revealing that the mobile lifestyle is here to stay. But while residents are adapting to a new connected lifestyle, are their property managers and board members keeping pace?

For newly established condominiums the quick answer is yes. The recently constructed Sync Lofts on Queen Street East in Toronto come pre-wired with many of today’s technological developments such as built-in iPod docking stations and building-wide Wi-Fi Internet. However, older condominiums are having trouble keeping pace with the new tech savvy community that exists within its walls. But, solutions do exist. And if management and boards already know their community is online, then that’s exactly where they need to be.

The question every board and property manager needs to ask themselves is: “Am I effectively leveraging the technology of today to organize and communicate with residents?” This question often sheds light on areas of frustration by identifying key issues, reoccurring conversations and inefficient administrative processes that may exist within the residential community. By proactively seeking a technological solution that serves both the community and administration, boards and management are creating a key point in what differentiates their condominium from the competition.

The market is flooded with a multitude of approaches. From sophisticated property management tools, to community Facebook pages that attempt to address the latest technological needs of residential communities. In the search for the right tool the greatest asset available to any manager or board is unquestionably, simplicity. If the platform is accessible and intuitive, then residents will experience minimal disruption naturally implementing it into their lives.

The concept of a simple platform pours directly into the daily activities of residents and property management. When you begin searching for a digital solution, ensure that the tool addresses both the personal needs of the tenants and the professional needs of the organization. From delivery notifications to repairs and community message boards, finding a simple and centralized platform empowers residents, management and board members to actively participate in their community.

Peter Pietrzkiewicz, president and CEO of WebCanada Inc. has 15 years of experience in creating technological solutions for residential communities. His expertise in developing proprietary web technology has allowed him to monitor tech-trends and respond with an all-in-one tool called Concierge Plus. Residents who are provided with this technology are connected to their community regardless of their location. Simple activities like booking amenities are available online through real-time calendars. Parcel notifications are instantly pushed to residents’ e-mail accounts and digital lobby displays provide up-to-date information for the entire community. Quite simply, the Concierge Plus platform enables residents and management to easily take care of everything in one place.

“Older condominiums are having trouble

keeping pace with the new tech savvy community that exists within its walls. But, solutions do exist…”

April 2012 13

technology

“The modern condominium owner who

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Making the switch to a digital platform comes with several benefits. Let’s start with the biggest one: cost. Digital administrative platforms save you money, plain and simple.

They’re paperless, accurate and streamline all administrative tasks. By saving time, you save money. And by simplifying property management while simultaneously reducing operating costs, the financial result is always positive.

Secondly, they’re eco -friendly. Eco generation residents look for efficiencies not only in architectural design, but also in new avenues of modern sustainability. By taking the initiative to introduce new levels of efficiency, residents will participate knowing they’re making a positive impact on the environment.

Lastly, it builds a real sense of community.

The modern condominium owner who lives the mobile lifestyle can see what’s happening inside the community in real-time. They can book their building’s party room from anywhere at anytime, or even browse community posted classifieds. When residents are provided with easy access to information, they’re empowered and connected at an entirely new level.

At the core of any dynamic residential community is a need for efficient and effective communication. By facilitating communication between residents, management and board members, new avenues of progress become readily available. Imagine the simplicity of polling an entire community in only a few clicks and receiving instantaneous real-time results. A simple choice in a positive direction can redirect technology that is currently working against you, and make it work for you.

The truth is modern consumers love the convenience of instantly getting something they want. And for condos that don’t have the budget, or the time for an interior technological overhaul, platforms such as Concierge Plus offer a simple, cost effective measure to keep pace with modern communities.

Moving for ward doesn’t have to be complicated. In fact it should be incredibly simple. We now have tools that are designed to make community life easier. If we can’t increase our efficiency and simplify our execution, then what good is technology doing us anyway?

Keeping pace with your community means providing yourself with the tools necessary to do so. And with the mobile lifestyle here to stay, why wouldn’t you? 1 Philip Ginther is a freelance commercial realestate writer and technology enthusiast who lives in Toronto, Ontario.

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Maintenance

Send pests packing with environmentally friendly pest control Whether you are a property manager, owner or service provider,

By Bill Melville

if you’re

in the property management business you know one thing is essential

– ensuring your tenants are comfortable and happy at your property. Because a building’s safety and sanitation are crucial to your tenants, they have to be for you as well, and pest control plays a significant role. Not only can unwelcome visitors make your residents uncomfortable, which can damage your reputation, they also can spread dangerous diseases such as E. coli and salmonella that can threaten residents’ health and the overall safety of your property.

So how do you make sure only your residents call your property home? The most effective pest control method is an Integrated Pest Management (IPM) system, which takes proactive sanitation and facility maintenance steps to help prevent pest issues before they occur.

B y re d u c in g the ne e d fo r re a c ti ve c h e m i c a l t re a t m e nt , i t ’s t h e m o s t friendly pest control method for people

and the environment. You can be sure pests stay home and away from your property by implementing the following practices.

Help prevent pests The first step in an IPM program is to consider sanitation around the clock to reduce the three key elements that attract pests – food, water and shelter.

16 CONDOBUSINESS | www.condobusiness.ca

And as you know, facility maintenance is crucial for a well-managed property.

What you may not know is that facility maintenance also directly impacts pests’ ease of access to your facility. Consider the following tips: • Clean and rotate trash cans often to eliminate food and odours that attract pests, keeping dumpsters and trash as far from the property as possible.

maintenance

“Through proactive sanitation and facility maintenance, with support from your staff and a strong monitoring system, you will be headed in the right direction in the fight against pests”

Ask residents to regularly take out trash rather than leave it near the building where it can attract pests.

• Regularly check your property for food or water spills as they can quickly draw pests, which only need small amounts to sur vive. Specifically, correct water l e a k a g e f ro m b ro ke n H VA C p i p e s , vending machines and other sources as soon as possible to eliminate water that can help sustain pests.

• Regularly inspect the exterior of your facility for cracks and crevices that could provide entry points for pests, as it only takes an opening of 1.5 millimeters for most insects to enter a building. If you do spot these entry points, seal them w i th we ather- resist ant se al ant an d reinforce them with copper mesh to prevent rodent access.

• Consider weather stripping around doors and windows to fur ther prevent pest entr y, installing #16 screens where needed.

• Install fitted grills over air intakes and wire mesh at roof level to prevent bird and wildlife pests.

• Maintain landscaping at your facilit y, trimming plants and branches at least half a meter away from the building to prevent excess moisture and easier pest access to your building.

Operate with the right tools In addition to facilit y maintenance and sanitation, you also need the right tools.

Below are a few helpful tools that can supplement the steps above: • Fly lights attract flying insects to their non-toxic sticky boards and work well par ticularly near entrances to waste disposal areas, where pests are likely to be in search of food.

• Sticky boards trap crawling insects and

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Maintenance

rodents on their non -toxic stick y sur fa c e. T hey ’re b est p l a c e d in out- of-the -way places like storage closets.

• Organic cleaners made with naturally o c cur ring b ac teria and enz y mes eliminate the grease and grime pests feed on and breed in.

• E x terior lighting can help control pests near your building’s perimeter.

Florescent lights at tract flying pests and should be located away from the building to draw them out, while sodium vapor bulbs are less attractive to pests and can be used near the facility.

• Air can be a tool to prevent pests as well. You want your facility to have positive airflow – or air that flows out of the building rather than in – to help

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blow flying pests out the door. To see if your airflow is positive, hold a tissue or piece of paper up to an open door.

If the paper blows out the door your airflow is positive. If it doesn’t, work with an HVAC professional to correct the issue.

Monitor and document In addition to taking the above proactive steps, it’s also important to constantly monitor for pests and document any sig hting s. Work w ith your p est management provider to set up a documentation system that works for your facility and staff, and maintain it regularly with any pest sightings reported by staff or tenants. Monitor for changes to the ro u tine at yo ur fa c ili t y su c h as construction or a new trash - pickup schedule and adjust your pest prevention steps accordingly.

Your pest control provider can help identif y active pests specific to your area and how to spot them, and can perform a comprehensive inspection to detect any conditions conducive to pests that are specific to your building. Your provider also can ascertain other risks based on your building type, current pest activity and other conditions specific to your location.

Engage your staff and pest control provider It’s crucial that you engage staff in the pest control process, as your staff is likely the first to see any pest issues. Your pest management provider can conduct staff training to show how to look for signs of pests and identify potential issues.

Through proactive sanitation and facility maintenance, with suppor t from your staff and a strong monitoring system, you will be headed in the right direction in the fight against pests. Finally, work closely with your pest management provider and you’re sure to be home free when it comes to pest control. 1

905.850.0474 | www.keystoneinteriors.ca Bill Melville is Quality Assurance Director for Orkin Canada. For more information, email him at bmelville@pcocanada.com or visit www.orkincanada.com.

18 CONDOBUSINESS | www.condobusiness.ca

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Maintenance

Suite corridors and elevator walk-offs

By Anita WiklĂŠm

For a condominium building, the suite corridors and elevator walk-offs are typically the

single biggest expenditure or investment a corporation takes on when it comes to the refurbishment of their building.

20 CONDOBUSINESS | www.condobusiness.ca

maintenance

This used to be scheduled for every 12 years; however, the norm lately has changed to every eight to 10 years. With all of the new condominium buildings going up in the Greater Toronto Area, we have found ourselves doing partial refurbishing projects in buildings only a few years old.

In this competitive market it has become more important than ever before to “look your best” and keep the value for the suite owners.

Corridors and elevator walk-offs can be tricky to design as they have a tendency to be very long with few areas to create interest. As a design firm we are often met with a lot of restrictions as well as a collage of starting points. Our job is to make the new design fit in seamlessly, and create a new look yet give the building a feeling that makes it look like it has always belonged.

• The budget allowance in the reserve fund for refurbishing is often much

lower than what is available in the marketplace for products and labour of equal value, and much lower than the expectation levels of the board of directors. Also, the reserve funds are based on remove and replace – not adding additional products and designs to enhance the property.

• We t ypically have one or several star ting points, as most buildings have elements we have to work with that are not due to be replaced yet.

There could be natural stone, existing millwork at the suite doors or the doors themselves, door hardware or lighting.

Very often these elements determine the direction the design will go.

• Most boards want a design that is timeless enough to look equally good in more than 10 years.

• The carpeting has to be practical and not show traffic patterns, sand and salt.

It has to be dark enough to hide all stains and light enough to not look too dark. Busy enough to be forgiving and simple enough to not look busy.

• H ard fl o o r in g like p o rc el ain an d natural stone typically are designed to be timeless and last two to three lifecycles.

• Vinyl wall covering is the best choice for the corridor walls, it is a larger investment up front but much easier to maintain over time than paint. If the floors are darker and busier, we want to make sure we balance it off with a simpler and lighter wall covering.

• Most elevator walk-offs allow for some type of a feature. This space ends up being asymmetrical most of the time because of the layout of the cabs. If there are an uneven number of cabs on either side, this can create some challenges when it comes to design.

April 2012 21

Maintenance

Some boards insist on hard surface at the elevators to stand up against wear.

However you do have to deal with the issue of a wet mop and a vacuum lining up beside each other. The boards that choose carpeting at the elevators often select a more dramatic and decorative design in the carpeting.

• The wall covering is usually lighter with some type of texture for design as well as practicality. It is important to use products that are forgiving.

• Ceiling fixtures and wall sconces can have one of the biggest impacts on the design. Most corridors are underlit and do not even meet code. Now with the flexibility of screw-in compact fluorescent bulbs as an option and LED lighting becoming more main stream, the options are endless.

• Fire hose cabinet decals create a more residential feel for the corridors by disguising the view to the inside.

• Door hardware is like jewelry, a costly

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investment but it really creates that finishing touch.

• Wish list items like millwork around the elevator and suite doors along with baseboards and sometimes the doors themselves have an immense impact on the overall design as well as the overall cost.

• Wainscoting and column details are another item on the wish list that brings a stately feel to a building.

The best compliments we get are when the condo suites go up in value.

We have had successes stories anywhere from a few per cent to 25 per cent.

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91 Townsgate Drive, Vaughan • To add some richness to a simple look, install the porcelain tiles with a granite For more For mo inboarder. Tip: if the disposal room is our servic our sclose to the elevators, you may want to or e install tile past the disposal room door.

A charcoal accent paper was chosen to balance off the carpeting with a light 100 100 SupS wall covering throughout to offset the

22 CONDOBUSINESS | www.condobusiness.ca Untitled-1 1

11-08-08 11:18 AM

maintenance

the pattern. The tone on tone colour scheme makes this main floor elevator lobby inviting.

1 Aberfoyle Crescent, Toronto • T h e s i m p l e m i l l w o r k a n d w o o d baseboard complement custom made features and fix tures. A custo m m a d e shelf p l ays of f the custom light fix ture. A decorative mirror and raw silk- like vinyl wall covering add warmth as do pot lights over the suite doors.

dark accent. The existing light lens at the elevator walk- off bulkhead was removed and pot lights were installed.

• A d ding millwork to a suite d o or surround adds grandeur to your home, your front door.

• To bring the carpeting alive we chose a light accent to contrast the dark colours.

We needed it to make the carpeting pop.

At the penthouse levels we chose to

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16 & 18 Harrison Garden Boulevard • Modern contrast, the millwork colour creates a bold contrast.

1300 Bloor Street, Toronto • Custom printed carpeting allows for lots of creativity with both colour and design. This type of carpeting allows for minimal seams and lots of creativity.

• This simple stone detail defines the elevator area while the ceiling fixtures play on the diamond in the centre off

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242 Applewood Crescent, Unit 5 Concord, ON L4K 4E5

April 2012 23

Maintenance keep the existing chair-rail border and create elegance with a large scale tone-on-tone pattern above the chair-rail.

• Breaking the carpeting into separate rugs cuts the visual length of the corridor.

• One Aberfoyle was a great example of what can happen when the interior design team, board of directors and the general contractor (Tri- Can Contract), collaborate to complete a project on time and on budget. In this particular case, 100 Upper Madison Avenue, Toronto the results were an instant return on the • We chose to add amber into the new condo corporation’s investment with an colour scheme for the c arpeting, impressive post-refurbishment increase making the existing amber stain on the in property values. millwork look alive again. New light

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sconces were added to the existing mirrors.

750 Bay Street, Toronto • We wanted a strong statement for the floor, a transitional look with a bold statement. The cut and loop pile custom printed carpet is extremely forgiving. The bold stripe running down the hall is off-set to one side; the diamonds defines the elevator walkoff. The ceilings have original drywall with diamond shaped ends. We added moulding and painted it out with decorative textured wall covering. The light fixtures mirroring the diamonds in the carpeting at the elevators with a simpler fixture down the corridor. The wall covering has a linen texture and acts as a neutral backdrop to the rich colour scheme.

• The penthouse often gets stuck with the ceiling grids and tiles. We chose a slim line grid with a neutral minimal texture in the ceiling tile level. Pot lights are evenly distributed for overall lighting. As we do not have a ceiling detail in this area we chose to use the decorative pebbled wall covering at the elevator wall/ tile level.

333 Clark Avenue West, Vaughan

12-04-25 1:28 PM

• We chose to use natural stone at the elevator walk- offs on the main floor, with a simplistic design. Half columns were added for elegance with wainscoting. A natural silk wall paper was installed above the chair rail.

Custom wall sconces balance either side of the decorative mirror.

• The suite corridor floors are the same except with carpeting, a bold statement is created using red as our base colour.

A medallion pattern is flanking the walk- off area with simpler pattern trailing down the corridors. 1

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24 CONDOBUSINESS | www.condobusiness.ca

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cover story

Guidelines f

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26 CONDOBUSINESS | www.condobusiness.ca

cover story

for A

ee lighting retrofit

By Wendy McDougall

C ondominiums update their current lighting systems to reduce electricity consumption. In many older condominiums a corridor refurbishing takes place to restore carpets, lighting and walls to their original glory.

April 2012 27

Cover story

Whatever reason for the upgrade there are certain procedures to be followed.

1. R e q u i r e d l i g h t l e v e l s m u s t b e maintained as per the building code and city by-law requirements.

2. New lighting fixtures must have the proper CSA or CUL certification.

3. An ESA permit has to be taken out on the job.

All of the common areas of a highrise or lowrise condominium or rental have strict light level requirements that must be adhered to. On new condominiums being constructed this falls under the building code. For existing buildings the city inspectors ensure that the lighting re q uirem ent s are b ein g m et . I t is important to first determine whether your current lighting is up to code. If it is not then the proposed lighting change should be designed to bring the levels up to code.

To verify the current light levels a light meter is required. For corridor lighting a meter reading is taken at floor level every three paces starting at one end of the corridor. These readings are added together and divided by the number of readings to obtain an average. The current code requires an average of 48 lux. in corridors. For stairwell and garage lighting the code requires 48 lux maintained taken at floor level. All side rooms and pool areas have their own requirement, which can be checked on the City of Toronto web site City by-law No. 629.

Once you have ascertained whether your existing light levels are over, under or as per code then the new lighting system can be determined. At this time, there are generally two options available. The first is to retrofit existing fixtures. The second is to replace the existing fixtures with new ones. If hydro savings is the objective then there must be a comparison between the

28 CONDOBUSINESS | www.condobusiness.ca

Cover story

“When making any changes, ensure that

light level requirements are being met, that the product being used has a clear CSA/CUL label and that the electrical safely authority inspect the work after the installation” old system and the new proposed system.

Will the new system give more light or maintain current light levels? Will the new system provide hydro savings? If so how much savings and how long will it take the condominium to pay for the retrofit from the savings incurred? All of these questions should have accurate answers prior to the board approving the change.

Before going ahead and purchasing new lights, have samples installed so that you can check the light levels and to ensure that the fixtures go well with your décor. At this time you can check to see if the fixtures have proper certification.

All of the parts making up the fixture are required to be CSA or CUL certified along with the complete fixture. It is also a good time to check with the supplier as to whether replacement parts will be readily available. Many fixtures are brought to Canada for specific jobs and additional shades whether glass or plastic are not brought in at the same time. If this is the case for the fixtures you have chosen, then the corporation might want to purchase replacement shades when the original order is placed. This will ensure that the fixtures can be maintained in the coming years and the corporation will not be forced to redo the lights before they have planned to do so.

Another factor that is often overlooked is the maintenance that will be required on the fixture. Are the lamps readily available, and is the fixture easily accessible for the superintendent to replace the lamps?

Once the lights have been changed, the Electrical Safety Authority (ESA) needs to check the installation. The ESA will ensure that the fixtures installed meet CSA or CUL and that the actual electrical installation was done correctly. They will check that the fixtures have been grounded properly by the installer. On

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“Saving energy is a very important part of regulating expenses in the years to come.

There are many areas of the building where hydro can be reduced”

drop ceilings they will ensure that the fixtures have been secured as per the electrical code. Only registered electrical companies can take out an ESA permit and there is a charge for the inspection.

It is worth the extra cost to insist on this inspection as you can then rest assured that there will not be any fire hazard to the condominium due to improper wiring. A copy of the passed certificate should be kept with your file on the project.

Usually when the corridors are being refur bished , a designer is hired to design the new theme. The fixtures that designers pick are not always energy efficient so reviewing the light source prior to accepting the new fixture would

be beneficial to your energy conservation efforts. Usually with a bit of searching, a fixture that meets the designer’s style and your hydro requirements can be found. As the designer puts the specifications out to the trades to get pricing for the complete job, the stipulation that an ESA permit be taken out for the installation of the fixtures should be included.

in a fixture for maintenance but the parts must be equal to what is removed. For example, if a fixture has a 13W socket t wo - pin with magnetic ballast they cannot be replaced with a 13W four-pin socket with electronic ballast. Should the occasion arise that this is the only solution then a special inspection can be requested. This special inspection will ensure that the fixture is electrically sound Modifying existing fixtures and that overheating will not occur. A new So far we have addressed changing the label is placed in the fixture advising of the existing fixtures to new fixtures. If the change. This label can be read by anyone recommendation is to modify the existing working on the unit and they will know fixtures then a different set of rules apply. that proper steps were taken when the The rule of thumb is that an electrician fixture was modified. can replace the current sockets and ballast T here are some fix tures that are manufactured for specific purposes. High Intensity Discharge fixtures fall into this category. Reflectors, refractors and ballast housings are manufactured specifically to control the light to eliminate glare. The majority of the cost of the HID fixture is due to the quality of the parts within.

Over the past year there have been 416-653-6897 Roofing solutions you www.jmcc-ltd.ca sug g estions of retrofit ting the H I D can tRust! fixtures to LED. Kits are now available to change an 416 763 2664 existing High Pressure Sodium or Metal info@vianaroofing.com Halide light source to LED. As long as the www.vianaroofing.com kit is CSA or CUL certified, and there is a separate driver reducing the voltage from 120V to 12V or 24V ESA is accepting the conversion. My concern, which will only 12052_VianaRoofing_2012.indd 1 12-04-23 10:45 AM 11222_JMCC_2011.indd 1 11-10-19 1:01 PM be answered in time, is whether the driver • Office Cleaning • Construction clean-up • Floor waxing • Superintendent services will handle the heat from the LEDs. As the • Floor stripping & sealing • Green alternative original fixture was not manufactured to • Carpet shampooing • Detailed cleaning schedule accept LEDs there has not been adequate • Window cleaning • WHMIS training ventilation built into the unit to dissipate 416-665-2266 the heat from the LEDs. This heat will advantagecleaning@ymail.com cause the driver to fail prematurely if not www.advantagecleaningcompany.com properly ventilated.

LED fluorescent lamps have been avail a b le for a d ire c t retrofit of 4’ fixtures for the past couple of years. The fluorescent ballast is removed and the

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12-03-08 10:56 AM

Cover story 120V from source is wired directly to the socket. The LED lamp (which has an internal step down from 120V to 12V) is then installed in the socket.

CSA has issued bulletin TIL B-79 that states that when retrofitting a 4’ linear fluorescent fixture, the existing ballast must be changed to an LED driver before the lamp is installed. The LED driver will step the 120V or 347V down to the 12V or 24V of the LED lamp being used.

Any retrofits completed prior to the date of their bulletin, (April 2010) are being grandfathered. However, from the bulletin date on, an LED driver is to be used.

T he Electrical S afet y Authorit y is advising that any retrofit kits for LED or any other lamp source must have CSA and a sticker to show that the original fixture has been modified.

Currently there are many new LED f i x t u re s av a il a b l e f ro m re c o g nize d manufacturers.

T hese manufacturers have tested their pro ducts and have met all of the rigid standards that CSA and CUL require for pro ducts to be used in Canada. They have incurred the costs involved to ensure that there will not be any electrical safety issues when installed. Many of these manufacturers have also designed retrofit kits for Untitled-8 specific items such as pot lights. The products that do not have the proper certification (and there are many) should be shunned by the industry. Installing non - C S A /CUL product can put your owners/tenants at risk.

Saving energy is a ver y impor tant part of regulating expenses in the years to come. There are many areas of the building where hydro can be reduced.

When making any changes, ensure that light level requirements are being met, that the product being used has a clear CSA /CUL label and that the electrical safely authority inspect the work after the installation.

Following the guidelines for proper light levels, proper cer tific ation on your fixtures or retrofits and an ESA inspection will ensure that any lighting upgrade that is completed in your building will be enjoyed by the corporation for years to come. 1

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legal

Condo class actions: The start of a new trend?

On March 7, 2012,

two class actions were commenced in

relation to: (1) the falling glass incidents at the Murano Towers in 2010 and 2011 (the

“Murano Action”); and (2) the falling glass incidents at the Festival Tower in 2010 and 2011 (the “Festival Action”).

By Sharon Vogel and Dan Boan

The Murano Towers, which consist of a north tower and a south tower, a re l o c a te d i n To ro nto . T h e n o r t h tower is a 45 -storey highrise building and the south tower is a 37- storey highrise building. A c c ording to the M arch 7, 2012 N otice of Action, in April 2010 glass panelling installed on the north tower shattered and fell onto the street below. By September 22, 2011, there were 10 more incidents of falling glass from the north tower and at least four incidents of falling g l a s s f ro m t h e s o u t h towe r. A s a result, in or around August 2011, the sliding doors to the balconies at both Murano Towers were sealed so that they could not be opened from inside the units and a notice was posted on the balcony door of every unit advising that the balcony glass panels were b eing remove d and prohibiting the opening of glass doors and the use of

34 CONDOBUSINESS | www.condobusiness.ca

the balcony. As a result, condominium unit ow ners h ave not b een a b le to access their balconies.

Both the developer and the general c o n t r a c to r o f t h e M u r a n o To w e r s , the architect, and the installer of the balcony guardrails have all been sued in the Murano Action.

In the Murano Action, general damages in the amount of $15 million are sought against the defendants as a result of the alleged loss of enjoyment of the units (i.e. the balconies) and common areas. In addition, s p e c i a l d a m a g e s a n d t h e c o s t s of administering a plan of distribution of the recover y of the action in the amount of $ 4 million are sought, as well as punitive damages in the amount of $1 million.

In July 2011, the Cit y of Toronto’s deput y chief building of ficial had ordered all the glass p anels on the

legal

“If incidents of falling glass continue, we are likely to see further litigation arise”

Murano north tower to be replaced and the developer announced in August 2011 that it would replace the glass on both towers with more expensive laminate glass. As a result, the unit owners have not suffered any damages in connection with repair costs and no such damages appear to be claimed in the Murano Action.

T he F esti val Tower c onsist s of a 41-storey highrise above a five-storey p o d i u m b u i l d i n g . A c c o rd i n g to t h e March 7, 2012 Notice of Action in the Festival Action, in or around May 2010 glass panelling shattered and fell. A similar incident occurred in or around August 2011. As a result, and like the Murano Towers, in or around August

2011, the sliding glass doors to the balconies of the Festival Tower were sealed and notices posted prohibiting the use of the balconies by the resid ents. Subse quentl y, the entire façade was clad in black mesh.

The developer and general contractor along with the architects an d the m anu fa c tu re r an d ins t all e r of the balcony guard railings and glass panelling have been named as defendants in the Festival Action.

T he s ame t y p es of d am a g es and am ount s h ave b e en c l aime d in the Festival Action as the Murano Action: $15 million as general damages; $ 4 million for the costs of administering the plan of distribution of the recovery

o f t h e a c t i o n; a n d $ 1 m i l l i o n f o r punitive damages.

But as noted in the ar ticle “Look out below!” by Daniel Boan published i n t h e N o v e m b e r 2 0 11 i s s u e o f CondoBusiness, the Murano Towers and the Festival Tower are not the only buildings in Toronto from which glass has fallen.

As recently as March 24, 2012, glass panels fell off the Trump Tower located at t h e c o r n e r of B ay a n d A d e l a i d e Street s in Toronto. Two d ays l ater, on M arch 2 6 , 2 012, glass fell from the Mackenzie Investments building lo c ated at 18 0 Q ueen Street West.

H o w e v e r, t h e M u r a n o A c t i o n a n d Festival Action are the first actions to

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cover story legal

arise out of the recent spate of falling glass incidents.

The Murano and Festival Actions were commenced as class actions. Pursuant to the Class Proceedings Act, 1992, one or more persons can commence an action on behalf of other members of a “class.”

In the Murano Action, one unit owner was selected from each of the two towers of the Murano buildings as representative plaintiffs in the action commenced.

Before this class action proceeds through the court system, the action must be “certified” as a class action by the court.

In order to become certified, the plaintiffs must show that the action meets the following criteria set out in section 5 of the Class Proceedings Act, 1992: Certification 5. (1) The court shall certify a class proceeding on a motion under section 2, 3 or 4 if, (a) the pleadings or the notice of application discloses a cause of action;

(b) there is an identifiable class of two or more p ersons that would b e represented by the representative plaintiff or defendant; (c) the claims or defences of the class members raise common issues; (d) a c l a s s p r o c e e d i n g w o u l d b e the preferable procedure for the resolution of the common issues; and (e) there is a representative plaintiff or defendant who, (i) w o u l d f a i r l y a n d a d e q u a t e l y re p re s e n t t h e i n te re s t s o f t h e class, (ii) h a s p r o d u c e d a p l a n f o r t h e proceeding that sets out a workable method of advancing the proceeding on behalf of the class and of notifying class members of the proceeding, and, (iii) does not have, on the common issues for the class, an interest in conflict with the interests of other class members. 1992, c. 6, s. 5 (1).

Once the action is certified, the class action can proceed.

The alternative to a class action is to proceed with a traditional action. A lawsuit commenced by a condominium corporation under section 23 of the Condominium Act results in the effective creation of a “class” of unit owners whose claim is put for ward by the condominium corporation. In the case of a traditional action commenced, there is no certification requirement, which can result in significant savings in legal costs.

It remains to be seen whether the Murano and Festival Actions will spark further class actions or traditional actions commenced by condominiums and unit holders, but if incidents of falling glass continue, we are likely to see further litigation arise. 1 S h a ro n Vo g e l a n d D a n B o a n a re partners in the Construction, Engineering, Surety, and Fidelity Group at Borden Ladner Gervais LLP.

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the green issue

What is a building automation system?

With a growing demand for energy conservation and

a reduction in operating costs, condominiums are always searching for energy saving methods.

Energy efficiency in highrise multi-residential buildings can be achieved through a variety of retrofits including lighting, variable frequency drives, carbon monoxide monitoring systems, and occupancy sensors.

By Jennifer Young

However, one method that is often overlooked is the use of an Energy Management System (EMS) or Building Automation System (BA S) – these are systems that can improve energy efficiency within the building’s mechanical plant.

What is a building automation system?

A mechanical plant is a complex system of boilers, chillers, pumps, valves, and fans that provides heating, cooling, ventilation, and water throughout the building. When the building systems are functioning properly, residents won’t notice them, but when they're not, they can cause a lot of complaints – just imagine the last time there was no hot water in the building.

A building automation system allows for control and integration of t h e b u il d i n g p l a nt . B y s c h e d u l i n g , adjusting, and monitoring the major mechanical plant equipment, the system will become more ef ficient, reduce energy consumption, and

38 CONDOBUSINESS | www.condobusiness.ca

re d u c e o p e r at in g c o s t s a ll w i t h o u t sacrificing resident comfor t. T he mechanical systems are generally set to meet the highest demand expected for a given season and not necessarily the actual demand at a given time.

Essentially, the different elements of mechanic al equipment are designed to run at full speed and power at all t i m e s w h i c h c a n re s u l t i n w a s te d energy consumption. Although most building automation systems are designed primarily for HVAC (heating, ventilation, air condition) control, many systems c an also incor p orate additional functions, such as lighting c o ntro l, c o m p u ter ize d m ainten an c e scheduling, life -safety functions, and security access control.

T he big g est b enefit of a building automation system is energy savings.

M ost engineering sources estimate that the total energy savings to b e t w e e n 5 p e r c e n t a n d 15 p e r cent of the building’s annual energy consumption. This means thousands of dollars in annual savings.

the green issue

“There is a long list of energy saving

measures that can be implemented through the use of a building automation system” There is a long list of energy saving measures that c an be implemented through the use of a building automation system. This could include: free heating and cooling, chilled water setpoint control, chiller control, domestic hot water set-back, weekend and holiday scheduling, primar y boiler system control, lead rotation of boilers, freeze protection, fan time of- day control, snow melting control, along with valve and pump control.

One specific example of an energy e f f i c i e n c y c o nt ro l i s t h e u s e o f a variable frequency drive on a make up air unit. The corridor make - up air units are designed to circulate air and to provide compensation for air that is exhausted out of the building. Without controls, the make-up units will run at full speed at all hours, even if there is l es s d em an d . A s a result , m ost of the treated air will simply end up being pushed out of the building and the energy used to heat or cool this air is wasted. The variable frequency drive will slow down the fan (but not turn them off) during different hours of the day. For example, in a typical condominium – the fans can be slowed down overnight when most residents are asleep and then cranked back up when the morning rush begins. A variable frequency drive operating at 80 per cent

speed uses only 50 per cent of the energy.

Therefore, even small speed changes can lead to large savings.

I n a d d i t i o n t o s a v i n g e n e r g y, a building automation system can reduce overall building maintenance costs by identif ying operational problems. For ex a m p l e, t h e B A S c a n c o ll e c t d at a and trends from specific areas of the building system. Proper t y managers can be notified of drops in temperature or pressure which can indicate equipment failure.

What should you look for in an energy management company?

There is a wide selection of energy services companies (ESCO) that will supply and install energy management systems but there are a few factors to consider: There are several brands or manufacturers of energy management s y s te m s a n d e a c h e n e rg y s e r v i c e s company will specialize in a different system. The cost will vary depending on the c omp lexit y of your building.

T he more complex the building, the m o r e “p o i n t s” r e q u i r e d t o c o n t r o l the building’s mechanical system. In addition to the physical side (labour and hardware) of the BAS, the system must then be programmed with the various schedules and commands to maximize energy efficiency.

After the building automation system has been installed, certain companies will continue to monitor the building systems.

The monitoring service will have technicians regularly checking on the various points and if necessary, taking whatever steps are required to bring critical systems back online as quickly as possible – especially if the system goes down after hours. Without a monitoring service, it is up to the site staff to maintain and control the complex system.

The key to customer satisfaction is ensuring that no resident even notices any changes in the mechanical system – ideally, no resident should ever wake up to a cold shower. The monitoring service will generally include annual reports, preventative maintenance, trend and alarm reports, and scheduling changes. Schedule changes are important as it will involve the continual optimization of equipment operating parameters – you want your building to be as efficient as possible.

Examples of building automation systems There are hundreds of condominiums in the Greater Toronto Area with building automation systems. The systems can be installed during the construction period or as a retrofit for existing buildings.

Here are a few recent examples of BAS r e t r o f i t s f o r ex i s t i n g b u i l d i n g s a s installed by Provident Energy. *These amounts have been April 2012 39

the green issue Building A: 8 -year- old condominium located in Mississauga, Ont. Number of floors/suites: 40 floors with 450 units BAS installation cost: $80,000 2011 year energy savings: $ 9 3,0 0 0* o r a p p rox im atel y 14 p er c ent of their total energ y cost compared with the base year

Building B: 5 - year- old condominium lo c ated in Toronto Number of floors/suites: 25 floors x 2 towers with 525 units BAS installation cost: $150,000 2011 year energy savings: $ 8 1, 0 0 0 . 0 0 * o r a p p r o x i m a t e l y 8 per cent of their tot al energ y cost compared with the base year

Building C: 14 -year- old loft- conversion located in Toronto Number of floors/suites: 7 floors with 100 units BAS installation cost: $50,000 2011 year energy savings: $ 72,0 0 0.0 0* or approximately 19 per cent of their total energy cost compared with the base year

normalized for weather. This weather correction allows for an apples-to-apples comparison of energy consumption from different periods or places with different weather conditions (for example, if there is an abnormally warm winter like 2011-2012). The energy savings noted include only natural gas and electrical consumption.

The capital cost to install a building automation system can be steep. But as shown above, the energy savings for these three buildings were an impressive 8 per cent to -19 per cent reduction in total annual utility costs. In addition, these

buildings have shown increased energy savings over the years after the retrofit.

The increased energy savings can be achieved through re-programming and re-scheduling the system based on the building’s changing needs.

A s ever y building is unique, the estimated energy savings will var y.

Provident Energy estimates that a typical building automation system retrofit can have a payback period of less than three years. Building automation systems are also eligible for incentive rebates. The incentives will further shorten the payback periods.

It is hoped, the combination of energy savings and incentive rebates will be enough to convince more condominium boards to consider building automation systems for their buildings. 1

Jennifer Young is the sales & marketing c o o rd i n ato r at Provi d e nt En e rg y M a n a g e m e nt I n c . J e n n ife r c a n b e reached at jyoung@pemi.com. Provident En e rg y p rovi d e s e n e rg y ef fi c i e n c y solutions for condominiums. For more information about Provident Energy, please visit www.pemi.com

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40 CONDOBUSINESS | www.condobusiness.ca

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the green issue

Green means safer‌ most of the time

By Mike Sawchuk

Although many cleaning

experts

have been advocating the use of green and safer cleaning products for nearly two decades, only in the past five or six years have there been studies available to indicate why this is so important. For instance, one study by the U.S. Environmental Protection Agency (EPA) found that everyone carries with them more than 700 contaminants; many from conventional cleaning chemicals. Although some of these are benign, and others are known to be hazardous, most have simply not been studied thoroughly enough to determine their long-term impact on people.

42 CONDOBUSINESS | www.condobusiness.ca

the green issue

The Barcelona (Spain) Municipal Institute of Medical Research found that female cleaning professionals had more than twice the rate of respiratory problems compared to noncleaning workers, mostly as a result of using conventional c l e a n i n g p ro d u c t s . Fu r t h e r m o re, t h e C a n a d i a n L u n g Association identified conventional cleaning chemicals as a trigger for asthmatics and the cause of other respiratory problems. According to the association, this can be blamed primarily on the fact that many conventional cleaning products have high levels of VOCs (volatile organic compounds), which are frequently associated with respiratory and other health related ailments.

Many facility managers believe we can put these concerns aside now that green cleaning chemicals are available, have proven their performance effectiveness, and have become cost comparable to traditional cleaning products. However, this is not always the case.

Even green cleaning products can be hazardous, and there have been incidents where users or building occupantsC have had reactions – or even injuries - using these products.

M Remember: just like the conventional products they were designed to replace, green cleaning products are stillY engineered to loosen, dissolve, and help remove soils andCM contaminants from surfaces. The ingredients that help themMY do this can be powerful and, if improperly used, harmful to CY the user.

Because of this, it is important for managers to realizeCMY that while green cleaning products are proven safer thanK conventional products, they are still not 100-percent safe. The products must still be used according to the manufacturer’s recommendations, especially when it comes to dilution ratios and personal protection. Further, cleaning workers must be taught how to properly use and store these products; and this is especially true when using disinfectants.

Canadian green disinfectants Although the EPA forbids manufacturers to market or indicate their disinfectants are green, many such products have

been certified in Canada, where it is permissible. Canada’s EcoLogo program, for example, has evaluated and certified many disinfectants as environmentally preferable. To earn this certification, the disinfectant - just like other cleaning products - must be tested and evaluated to determine if it has been made from ingredients that have a significantly reduced impact on health and the environment.

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the green issue

Unfortunately, some healthcare managers and administrators may be under the assumption that just because the disinfectant is green, it is safe. In reality, disinfectants are very powerful cleaning chemicals, and must be used properly to disinfect as per the kill claims on the label. As to their safety, it's important to emphasize that green disinfectants are safer (a relative term), but not 100-percent safe because they are designed to kill pathogens. Because of this, cleaning staff must adhere to certain “best practices” when using disinfectants - green or otherwise - to ensure their own health and safety, that of doctors and patients, as well as that of the environment.

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Those best practices include: • U s e d i s i n f e c t a n t s o n l y w h e r e a n d w h e n n e e d e d . W h at we fre q u e nt l y see occurring in medical locations is that cleaning professionals begin to use disinfectants for many if not most of their c le aning duties. O f ten this happens for no other reason than the disinfectant is handy and attached to their work cart. Administrators should try to ensure disinfectants are used in those areas and those areas only, not throughout the facility unless there is a breakout of a specific pathogen.

• Cle an first , then disinfec t. P rac tic e good cleaning; that is, the use of proper products (not a neutral or light dut y cleaner), procedures, frequencies, tools and equipment. While proper cleaning does not kill pathogens, it removes them and leaves the sur face cleaner and healthier. Another common misuse of disinfectants is to assume they both clean and disinfect surfaces all at the same time. While some disinfectants are indeed designed to do both (clean and disinfect), a sur face must be cleaned first to remove soils, and then the product must be re - applied to allowed it to sit wet (dwell) for the stated time in order to kill the stated pathogens that might be present on a surface. This is a three -step process: clean, reapply, let dwell/stay wet.

• S e l e c t s a f e r d i s i n f e c t a n t s . W h i l e different window cleaners, for instance, may be similar in terms of ingredients and how they are made, this is not true of disinfectants. Some disinfectants are safer for the user and the environment because they are nonalkaline, have a neutral pH, or contain no NPEs (nonethoxylates). NPEs have the potential to be acutely and chronically toxic, and if they enter waterways, they can be very harmful to aquatic life.

• T h e f e w e r V O C s , t h e b e t t e r. A s mentioned earlier, VOCs can cause a v a r i et y of h e a l t h - re l a te d p ro b l e m s .

When it comes to disinfectants - green or conventional - some manufacturers have developed effective disinfectants that have fewer VOCs. • S e l e c t d i s i nfe c t a nt s b a s e d o n “k ill c l a i m s .” To u s e d i s i nfe c t a nt s b ot h e f f e c t i v e l y a n d s p a r i n g l y, s e l e c t

the green issue

them based on the kill claims noted on the product’s label. This ensures the d isinfe c t ant is d esig ne d to k ill the specific pathogens of concern in your facility. Ensure the pathogens of concern are listed on the label, and then select products “approved for hospital use” and with the broadest kill claims.

• S e l e c t p r o d u c t s w i t h h i g h P P M s (parts per million of actives). Quality disinfectants should have a PPM of greater than 600.

Effective cleaning systems Another way to help ensure that disinfectants and all cleaning products (conventional or green) are used effectively an d s afel y is to ensure an ef fe c ti ve c l e a ni n g p ro g r a m i s in p l a c e. A l o n g with learning a lot more in recent years as to why green cleaning products are necessary, the industry has also learned a lot more on cleaning methodologies, indicating which systems and procedures tend to be most effective.

For instance, studies now indicate that indoor pressure washing systems (often called no -touch cleaning systems) can prove ver y ef fective at removing soils and contaminants from surfaces with only moderate amounts of cleaning chemicals.

Likewise, other studies indicate that the use of microfiber cleaning cloths and mops produce more effective cleaning results than traditional mops and cleaning cloths. Lastly, limit spraying of disinfectants; instead, pour onto the cloth, use a two bucket system with cloths, or other similar methods.

A final precaution to help promote safety is to ensure the proper dilution of cleaning chemicals. The days of manually mixing chemicals are long gone. Manual dilution can often result in spills that cause injury, or result in over or under dilution. As part of a green cleaning program, most facilities now use autodilution systems that mix chemicals automatically. Not only does this help promote safety by avoiding spills, but the dilution ratio is much more accurate, resulting in less chemical waste.

All of the suggestions here are designed to make cleaning safer. Whether using green cleaning products or conventional, administrators must always remember that, first and foremost, cleaning products

must be used properly so that they are safe to use, safe for staff and patients, and safe for the environment. 1

Mike Sawchuk has been involved with the green and professional cleaning industries for more than 15 years. He is currently Vice President and General Manager of Enviro-Solutions, a leading manufacturer of proven-Green cleaning chemicals based in Ontario, Canada.

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SMART IDEAS

Condominimize waste A condominium’s waste diversion program is only efficient if both the management and the residents work together to reduce waste in their buildings. What do the top condominium performers do to make a difference in their diversion rate?

They commit to prioritizing waste diversion by: • Investing in training staff • Using weekly log sheets to track garbage and recycling • Keeping equipment maintenance schedules (compactor) • Setting-up convenient recycling stations throughout the building and provide in-unit recycling containers • Providing adequate recycling capacity • Communicating monthly with residents • Giving new tenants the Recycling Calendar • Posting signs • Having consistent messaging • Supporting an active residents’ group/ 3Rs Ambassador Volunteer

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46 CONDOBUSINESS | www.condobusiness.ca

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