Issuu

F O R B U I L D I N G O W N E R S , A S S E T A N D P R O P E R T Y M A N AG E R S

VOL. 23 NO. 2 • APRIL/MAY 2016

WATER QUALITY Q&A PLUMBING: THE REPAIR-REPLACE DECISION 2016 REGULATORY FORECAST

PLUMBING SUSTAINABILITY

PA R T O F T H E

Making a building's system last

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TABLE OF CONTENTS

CONTENTS COVER STORY

PLUMBING SYSTEM SUSTAINABILITY Tips and strategies for getting the most from your building's plumbing

IN THIS ISSUE

WATER QUALITY Q&A

THE REPAIR-REPLACE DECISION

Accuflo's Victor DaCosta tackles common water issues and how to treat them right

2016 REGULATORY FORECAST Key legal and regulatory issues affecting building owners and managers in the year ahead

What to consider when you've found the problem

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EDITOR’S NOTE

PUBLISHER STEPHANIE PHILBIN stephaniep@mediaedge.ca | x262 EDITOR MATTHEW BRADFORD matthewb@mediaedge.ca

A SEASON FOR CHANGE It is my pleasure to return as editor of Canadian Property Management's GTA & Beyond magazine. I have the benefit of following Clare Tattersall, whose work over the last year has brought exciting new ideas and improvements to this publication. I hope to hit the ground running and build upon her efforts. Fortunately, there's plenty to talk about in my first issue back. This time, we've turned our spotlight on the best practices for maintaining, renewing, and repairing building plumbing systems. As you'll soon read, there's much that goes on within a property's pipes that rarely gets seen (or even considered), and understanding what to watch for now is critical to saving money and headaches down the road. Thank you to Brian LeMaire (CuraFlo), Gianpaul Callipo (Canada Pipe Linings Technologies), and Victor DaCosta (Accuflo Plumbing Solutions) for sharing their on-the-job insights in the pages ahead. Keeping pace with industry rules is a never-ending challenge for property owners, boards, and managers. That's why we've also reached out to WeirFoulds LLP for its perspectives on the most pressing regulatory issues in 2016. Our appreciation goes out to WeirFoulds' Jeff Cowan, Karsten Lee, Maralynne Monteith, and Sylvain Rouleau for answering that call. Spring is a time for change and renewal. For property owners, it's also a time for repairing winter damage and preparing buildings for the active months ahead. I hope this issue serves as a helpful resource for your property improvement plans, and look forward to exploring other subjects in depth in future editions. In the meantime, if you have an article idea or a comment on the publication, I encourage you to contact me at matthewb@mediaedge.ca.

MATTHEW BRADFORD matthewb@mediaedge.ca

CONTRIBUTING WRITERS GIANPAUL CALLIOPE JEFF COWAN VICTOR DACOSTA KARSTEN LEE BRIAN LEMAIRE MARALYNNE MONTEITH SYLVAIN ROULEAU ADVERTISING SALES SEAN FOLEY seanf@mediaedge.ca | x225 MITCHELL SALTZMAN mitchells@mediaedge.ca | x222 PRODUCTION MANAGER RACHEL SELBIE rachels@mediaedge.ca DIGITAL & SALES PAULA MIYAKE COORDINATOR paulam@mediaedge.ca | x263 SENIOR DESIGNER ANNETTE CARLUCCI WONG annettec@mediaedge.ca DESIGNER JENNIFER CARTER jenc@mediaedge.ca DIGITAL MEDIA DIRECTOR STEVEN CHESTER stevenc@mediaedge.ca | x224 CIRCULATION MARIA SIASSINA marias@mediaedge.ca | x246 PRESIDENT KEVIN BROWN kevinb@mediaedge.ca GROUP PUBLISHER MELISSA VALENTINI melissav@mediaedge.ca | x248 ACCOUNTING MANAGER SAMHAR RAZZAK samharr@mediaedge.ca

GTA & Beyond is produced as a supplement to Canadian Property Management magazine, published 8 times a year by:

5255 Yonge St., Suite 1000 Toronto, ON M2N 6P4 Tel: (416) 512-8186 • Fax: (416) 512-8344 Email: info@mediaedge.ca

GTA & BEYOND ■ APRIL/MAY 2016

THIS MONTH’S ONLINE EXCLUSIVES ALL THE BUZZ

Office condo set for Toronto’s north Yonge strip Yonge Park Plaza will offer companies the opportunity to own office space within a hotel setting, when the seven-storey glass building rises at the corner of Yonge Street and York Mills Road, near the North York business corridor in Toronto.

Consumer advocacy group remains concerned about input process following turnout.

FROM THE GREEN BIN

Does the rental industry have an image issue? Renting is a hot topic in Ontario today where approximately 30 per cent of households live in apartments. Gentrification, affordability and the downward trending vacancy rate are among the many sub-themes guaranteed to spark lively debates about the current state of the rental housing industry.

Deconstructing housing affordability in the GTA Housing affordability is a growing concern in Canada, especially in urban centres such as the GTA, where the average price of a detached home in the 416 area code now exceeds $1-million according to the Toronto Real Estate Board’s latest resale stats.

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PLUMBING

QA &

WATER QUALITY Q&A: VICTOR DACOSTA BY VICTOR DACOSTA / MATT BRADFORD

o property is immune to water issues, and understanding the reasons behind variances in colour, taste, and odour can go a long way towards returning water to normal conditions. For an overview of water quality basics, we asked Victor DaCosta, owner of Accuflo Plumbing Solutions in Vaughan, Ontario to share his perspective... WHAT ARE THE MOST COMMON CAUSES OF DISCOLOURED WATER (E.G., CLOUDY, YELLOW, BROWN, ETC.)? Discolored water is due to seepage and should be investigated. There are many causes for discoloration in water, and the way the water looks can indicate the cause. If the water is cloudy, it could be mud or sand; if it is yellow, possibilities include (but are not limited to) the presence of iron or tannin; and if the water is brown, it may have iron or manganese.

GTA & BEYOND ■ APRIL/MAY 2016

PLUMBING

WHAT ARE THE TREATMENT OPTIONS FOR DISCOLOURED WATER? The treatment options for discolored water differ as much as the symptoms. For muddy water, large storage tanks for settling and filtration is recommended; while basic filters will remove sand. For iron and manganese, iron filter or some softeners will do the job well. Lastly, if tannin is present, there are tannin units that can clear the water. WHEN IS DISCOLOURED WATER A HEALTH ISSUE? Pure water is crystal clear, so anything that changes that can create health issues. There are literally thousands of contaminants that are dissolved in many water supplies that can cause health issues. Getting your water tested for these causes is not only important for your health, but for the longevity of your water equipment. For example, iron can stain toilets and sinks if it is left untreated. WHY DOES WATER SOMETIMES SMELL OR TASTE FOUL? WHAT ARE THE TREATMENTS? Water dissolves whatever it comes into contact with, affecting its taste and odour. For example, rotting vegetation will sometimes smell like rotten eggs and leave a bad taste in the water. For any issues with smell, taste, or look, an air injection iron / sulphur / manganese filter works well, alongside carbon filters for taste and odors, and ultra violet light. For small amounts of drinking water, reverse osmosis is the best method. Some well water has multiple issues, and therefore require more complex custom treatments. Overall, if you have issues with water, the best course of action is to have a trained water technician come out and test your water. This will help determine what the issues are and how they can be fixed. If you have a shallow well, you may need to send a sample into town and get it tested for bacteria just to be safe. Water is something we use every day, so it is a good idea to make sure that you are getting the best water possible for your residents. ■

THERE ARE LITERALLY THOUSANDS OF CONTAMINANTS THAT ARE DISSOLVED IN MANY WATER SUPPLIES THAT CAN CAUSE HEALTH ISSUES. GETTING YOUR WATER TESTED FOR THESE CAUSES IS NOT ONLY IMPORTANT FOR YOUR HEALTH, BUT FOR THE LONGEVITY OF YOUR WATER EQUIPMENT.

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FEATURE

PLUMBING SYSTEM SUSTAINABIL Tips for making a building's plumbing last BY BRIAN LEMAIRE

o long as the water keeps flowing, it’s easy to take a building’s plumbing system for granted. Yet leaky pipes and low water pressure are all signposts to larger piping issues and possible systemwide failure. The longer these issues linger, the worse they can get. Some plumbing systems perform well for years, while others fail well before their design lifetime. Why? The answer hinges on three variables: Design and installation: According to the World Health Organization, a

GTA & BEYOND ■ APRIL/MAY 2016

plumbing system’s durability depends on the quality of its component parts and the assembly skills of those who install them. Having one without the other ultimately yields an inferior system. Material type and quality: Domestic water pipes in older structures are likely made of copper. Despite its historic acceptance among plumbing professionals, copper piping is subject to failure from pinhole leaks. Water source and composition: There are literally thousands of public water sys-

tems throughout Canada, and each processes water containing unique attributes. Compliance with standards and regulations is key to ensuring safe drinking water; however, inherent features of water such as pH, oxygen content, alkalinity, chlorine, chlorinated by-products, and temperature can all affect metallic water pipes to varying degrees. While the mechanisms of corrosion can be complex, one thing is certain: Toronto, Hamilton, Niagara, and most areas throughout Ontario are blessed with water

FEATURE

ITY — much of it from the mineral-rich Great Lakes — that is generally non-aggressive toward piping. Therefore, this water doesn’t typically contribute to premature corrosion and failure. Instead, corrosion and eventual failure in these regions are most often traceable to system age, material type and quality, and/or design and installation. So what is the best way to prevent corrosion and failure in new and existing systems? Employing smart control systems which regulate water temperature are the best —

and thankfully, the easiest — strategy to ensure a long-lasting and smooth-running plumbing system. Corrosion in plumbing systems is most often caused by a combination of chlorination level and heat. That means when water temperature exceeds 60 degrees celsius on a consistent basis, a significant drop-off in pipe durability eventually occurs. Smart systems control water temperature and, in so doing, help to ensure premature corrosion doesn’t occur. For example, it’s quite doable to run a shower at temperatures as low as 43 degrees celsius. Therefore, if you set your building’s hot water temperature below, say, 48 degrees celsius, and then use a smart system to ramp up that water temperature during times of peak water demand (e.g., mornings), you’ll save energy and significantly extend the life span of your pipes. Smart temperature control systems come in all sizes and types to suit a variety of applications. Some are as simple as a timer that controls the recirculation pump, while others monitor hot water usage by residents to determine when to ramp up during peak load demand times. These systems are easy to install and monitor and — as an added benefit — can cut annual

energy costs significantly by regulating the use of hot water, thereby reducing the energy needed to heat it up. Water treatment solutions are also used in certain regions and situations to help prevent corrosion in plumbing systems. Still, given the non-aggressive nature of most water throughout Ontario, water treatment shouldn’t be necessary. And except for newer systems, it won’t do much to prolong the life of an older plumbing system. In fact, it's not uncommon to see water treatment systems get installed after piping system damage has already occurred. In these cases, it’s too late for treatment to fix the problem leaks in the system. Generally speaking, smart control systems are a better alternative to consider. REPAIR ALTERNATIVES Even with sound preventive measures in place, pipes, valves, and fittings will not last forever. Pinhole leaks form, interior surfaces break down, and other potential contaminants accumulate. Left untreated, these conditions can taint drinking water and cause mould to develop in unseen damp areas. Eventually, they can even cause building-wide problems. Some issues can be solved by fixing a single valve or section of a piping system. www.REMInetwork.com

FEATURE

If a professional determines that spot repairs are not feasible, there are three basic options to consider: Repiping with plastic: Plastic pipes (e.g., aquatherm, polybutylene, polyethylene, and cross-linked polyethylene (PEX)) are marketed as a more flexible, easier-toinstall alternative to copper. Proponents also note that copper requires a torch to solder pipe and fittings together, while plastic systems employ a solvent cement

joining system, thus mitigating potential fire risks during installation. Despite its qualities, plastic repiping still presents many of the same installation challenges as copper repiping – especially for aging structures. Epoxy lining: Lining copper, galvanized steel, lead, cement, and cast iron pipes with epoxy coating offers the immediate benefit of restoring existing heating and chilled plumbing lines, drainage lines, pro-

cess piping — and even fire sprinkler lines — without ripping them out. The process uses treated, pressurized hot air to fully dry pipes which are then sandblasted to clean away potentially unhealthy debris and corrosion build-up. Finally, epoxy coating is blown through the pipe, creating a seamless and sanitary barrier on its surface. Because existing pipes are buried within the infrastructure of a building, lining can be more cost-effective than repiping and generate less landfill waste. Typical lining installations may also be shorter in duration than repiping projects. Additionally, epoxy lining can provide protection from future corrosion as the process is less intrusive to tenants and it protects users from impurities associated with pipe deterioration. Epoxy lining has gained steady traction throughout North America over the past decade. Still, the materials your plumbing contractor uses should be formulated for broad-range corrosion protection, safe to use in hot and cold potable water systems, certified to meet applicable standards for safe drinking water, and approved for use in pipes where the water temperature can reach up to 82 degrees celsius. Which alternative is best? Certainly, the pipes themselves are a determining factor. Some small sections of pipe may be too damaged to be epoxy lined (they must be replaced before completing the lining) while other systems that were poorly designed or installed may necessitate complete replacement. The answer also depends on factors relevant to your building, from its layout and material composition to the diameter of your pipes and their location throughout the structure. Additionally, one should also consider timing and budgetary parameters, as well as municipal rules governing the renovation of older and/or historical structures. Even if problems aren’t evident, owners and managers of commercial, industrial, and multi-family structures would be wise to have a plumbing professional evaluate the health and performance of their current plumbing system, diagnose potential issues before they become all-out crises, and suggest appropriate remedies. ■ ________________________________________ BRIAN LEMAIRE IS FOUNDER AND PRESIDENT OF CURAFLO, A LEADING NORTH AMERICAN PROVIDER OF PIPE RESTORATION SERVICES FOR MULTI-RESIDENTIAL, COMMERCIAL, INDUSTRIAL AND MUNICIPAL BUILDINGS. HE CAN BE REACHED AT LEMAIREB@CURAFLO.COM.

GTA & BEYOND ■ APRIL/MAY 2016

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2016 REGULATORY FORECAST Key legal and regulatory issues affecting building owners and managers in the year ahead BY JEFF COWAN, KARSTEN LEE, MARALYNNE MONTEITH, SYLVAIN ROULEAU

GTA & BEYOND ■ APRIL/MAY 2016

s real estate ser vice providers, building owners and managers know it is essential to keep pace with market developments in order to stay competitive. Having knowledge and insights into all aspects of the real estate environment are essential to ensuring that ser vices and facilities being of fered to clients, potential clients, and tenants are current and

risk-adjusted to limit exposure to potential liabilities. The list of legal and regulatory updates below will assist building owners and managers in navigating through a range of issues in today’s complex real estate environment. This list is by no means exhaustive, but it does offer a glimpse into the regulatory consideration that should remain top-of-mind in 2016.

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HST CANNOT BE COLLECTED AS “RENT”, BUT LANDLORDS CAN RESERVE REMEDIES AS IF IT WAS PAYABLE AS RENT.

valuation date, with any increase in value from the 2012 CVA being phased in at 25% in each year. Thus, any sale transactions that have occurred in late 2015 — or will occur in 2016 — will likely have an impact on assessed values for the new cycle, and may be utilized by the Municipal Property Assessment Corporation (MPAC) or the relevant municipality to seek an increase over that which a mass appraised value might indicate MPAC is attempting to be more transparent in consulting with property owners as to the methodology and valuation parameters (standardized vacancy and non-recoverable allowances and capitalization rates for income properties, and obsolescence allowances for industrial properties) before the return of the assessment roll for the 2017 taxation year. Supposedly, preliminary values should be available in the fall to commercial and industrial property owners. Assessment values and tax classifications may be appealed to the Assessment Review Board. Appeals for multi-residential, commercial, and industrial properties for the current cycle of assessment values for 2013-2016 must have been made by March 31 of the year in question, and are deemed to apply for any subsequent taxation years so long as no hearing has taken place and no new assessment notices have been issued for the property. For the new assessment cycle for 20172020 taxation years, a new appeal must be brought by March 31, 2017, as prior year appeals are not deemed for a new assessment cycle. Municipalities are statutory parties to all assessment appeals, and may initiate their own appeals, on notice to the assessed owner, if they feel an assessment is too low. The larger municipalities have their own assessment departments to monitor and initiate appeals, generally when a property has been sold for more than the assessed value.

GTA & BEYOND ■ APRIL/MAY 2016

The Excise Tax Act (ETA) governs the application of the Goods and Services Tax (\GST) and Harmonized Sales Tax (HST), which apply at the blended rate of 13% in Ontario. GST/HST is a form of valueadded tax on commercial and consumer transactions whereby the recipient of consumer and commercial properties or services pays a tax based on the value of consideration paid for the properties or services. This tax is generally collected by the supplier, and after deducting available input tax credits, the net tax is remitted to the Canada Revenue Agency. Real property is “property” for purposes of the ETA and where the property is located in Ontario, the applicable tax is HST. The recipient of supplies of property in Ontario must pay HST on taxable supplies of real property (which include rentals and sales). Supplies of commercial real property are generally taxable. The purchase of used residential property and most residential leases are exempt supplies and, as such, HST is not payable on these supplies. This applies to used single-family homes, duplexes, mobile homes, condominiums, and multi-unit residential buildings, including both walkup and high-rise apartment buildings. The purchase of a new residential property or a new residential rental property, however, is a taxable supply to which HST applies (although certain rebates may relieve some of the cost of the HST). Generally, GST/HST is paid by the recipient to the supplier. However, where the recipient is a GST/HST registrant, in most cases the recipient will be able to self-assess the HST on a taxable real property purchase. Things to watch out for: 1. HST cannot be collected as “rent”, but landlords can reserve remedies as if it was payable as rent. 2. Landlords and tenants must be

careful about whether payments (e.g., allowances) are inclusive or exclusive of HST. If a lease is silent (i.e., does not contain an overriding clause with respect to HST), the general rule is HST is not included in the amount set out as payable in the lease. 3. The relevant GST/HST rate on supplies in respect of real property will be driven by the province in which the real property is located. ZONING REGULATIONS AND BY LAWS City of Toronto “Harmonized” Comprehensive Zoning By-law (No. 569-2013) In August 2010, the City of Toronto passed a harmonized comprehensive zoning bylaw in an attempt to harmonize the 43 different zoning by-laws inherited from its pre-amalgamation municipalities into a single, comprehensive zoning by-law. This bylaw was a source of considerable controversy for many reasons, and was appealed to the Ontario Municipal Board (OMB) by hundreds of property owners. However, before the appeals were heard, City Council repealed the by-law at its meeting on May 18, 2011, and city planning staff engaged in a long consultation process. A revised draft city-wide zoning by-law was released for public consultation in June 2012, and nearly a year later in May 2013, the city passed By-law 569-2013, enacting the new harmonized zoning by-law. By-law 569-2013 was again appealed to the OMB by various property owners. Instead of repealing, the city is working to resolve the appeals at the OMB. Until all appeals are resolved, By-law 5692013 cannot be brought into full force and effect. Despite this, the city’s Chief Building Official and the Committee of Adjustment apply By-law 569-2013 to all applications filed after its enactment (May 2013).

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Things to watch out for: 1. The new by-law may have an impact on the uses that can be made of a property. 2. Until the OMB approves the new citywide zoning by-law, all applications filed after May 8, 2013 will be reviewed for compliance with both the new and former zoning by-laws. 3. If a minor variance is required, owners will need to apply to the Committee of Adjustment for a variance to both the new and former zoning by-law. For example, in the case of a minor variance to allow an increase in commercial floor area, the increase is evaluated against the permissions of By-law 569-2013 and the former applicable zoning bylaw (such as the former City of Toronto Zoning By-law No. 438-86). 4. There are several areas where By-law 569-2013 does not apply and the previous zoning by-laws remain will remain in effect to regulate those properties even after OMB approval of By-law 569-2013. These areas appear as holes in the mapping for By-law 569-2013.

BUILDING AND FIRE CODE REQUIREMENTS The Accessibility for Ontarians with Disabilities Act, 2005 (“AODA”), recognizes that people with disabilities should have the same kind of opportunities as everyone else, and raises building code issues. Effective January 1, 2015, the amended requirements substantially enhance accessibility in newly constructed buildings and existing buildings that are to be extensively renovated. Five accessibility standards are already in regulation under the AODA: Customer Service, Information and Communications, Employment, Transportation, and Design of Public Spaces. Existing buildings, where no work is planned, are not affected by these new requirements. Houses — including semi-detached houses, townhouses, and duplexes — are also not affected by most accessibility requirements, with the exception of smoke alarm requirements. Things to watch out for: 1. Inspectors can, without a warrant, enter

any lands, building, structure, or premises where the inspector has reason to believe there may be documents or things relevant to compliance with the Act. 2. Administrative penalties may be levied for non-compliance. 3. Organizations and individuals (including directors and officers of organizations) may be charged with an offense for noncompliance of certain sections of the Act. COMMERCIAL LEASING LAW The Companies’ Creditors Arrangement Act (CCAA) has grown in popularity since it was famously used by Target Canada Co. to make an exit from the Canadian market. The CCAA is a federal statute which governs financially troubled large corporations owing more than $5 million to creditors. The purpose of the statute is to present an opportunity for the company to avoid bankruptcy and restructure their affairs so as to allow creditors to receive some form of payment for amounts owing to them by the company. The Act provides such insolvent corporations with protection from the actions of

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creditors, and allows the company to continue operations while a plan of arrangement is considered.

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Things to watch out for: 1. Generally speaking, the Act supersedes the provisions of the lease, and there may be a “stay” (or suspension) of a Tenant’s obligations and the Landlord’s rights to enforce such obligations under the Lease. 2. Under this Act, the courts have very broad powers and discretion to ignore terms of the lease, including use and transfer provisions. PROTECTING YOUR ASSET A well-managed property is a financial asset. Staying aware and compliant with legal and regulatory updates is a key way in which owners and managers can ensure success through limiting liability and capping the drain of resources, both on finances and business operations, that non-compliance can result in. ■ _____________________________________________

Information contained in this publication is strictly of a general nature and readers should not act on the information without seeking specific advice on the particular matters which are of concern to them. WeirFoulds LLP will be pleased to provide additional information on request and to discuss any specific matters. JEFF COWAN IS A PARTNER AT WEIRFOULDS LLP, AND REGULARLY LITIGATES IN MATTERS RELATING TO REAL PROPERTY, INCLUDING PURCHASE AND SALE DISPUTES, LEASE AND CONTRACT INTERPRETATION, EXPROPRIATION, VALUATION, TAXATION, BOUNDARY AND OWNERSHIP ISSUES, ABORIGINAL LAND CLAIMS, AND ARBITRATION PROCEEDINGS, INCLUDING ACTING AS AN ARBITRATOR. KARSTEN LEE IS A PARTNER AT WEIRFOULDS LLP WITH A PRACTICE THAT COVERS ALL ASPECTS OF COMMERCIAL LEASING AND ACTING FORNATIONAL, INDIVIDUAL AND ENTREPRENEURIAL CLIENTS WITH RESPECT TO ALL LEASING-RELATED MATTERS. MARALYNNE MONTEITH IS CO-CHAIR OF THE TAX PRACTICE GROUP AT WEIRFOULDS LLP, AND HAS A BROAD-BASED TAX PRACTICE IN THE AREAS OF INCOME AND COMMODITY TAXES, BOTH FEDERAL AND PROVINCIAL, INCLUDING DOMESTIC AND INTERNATIONAL TAXATION. SYLVAIN ROULEAU IS AN ASSOCIATE IN THE LITIGATION PRACTICE GROUP AT WEIRFOULDS LLP, AND HAS A PRACTICE FOCUSED ON MUNICIPAL AND ADMINISTRATIVE LAW, AND COMMERCIAL LITIGATION.

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THE REPAIRREPLACE DECISI What to consider when you've found the problem

BY GIANPAUL CALLIPO

GTA & BEYOND ■ APRIL/MAY 2016

aintaining a building comes with many responsibilities. Owners and managers must work hard to stay on top of aging infrastructure to ensure the residents' quality of living meets (or exceeds) their promised level of service. To that end, one of the most difficult components of a building’s aging infrastructure to maintain is its plumbing system. Over 90 per cent of the entire plumbing system is not visual, so trying to determine scheduled maintenance

and possible reactive repairs can feel like an impossible mission for even the most efficient managers. Still, understanding the building’s plumbing system is the most important step for any manager. That includes understanding its configuration and access to the potable (pressurized system) hot and cold water risers, recirculation header, valves, and logs of any historical repairs or issues. Pinhole leaks are the only known way to acknowledge an aging system. The more

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frequent the pinhole leaks occur, the more urgent the concern for replacement or rejuvenation becomes. There are a few repair or replacement options for managers to consider: Pipe replacement. While proven to be efficient, current materials are not made with the same quality or standards from previous materials, and pinhole leaks have been known to return within 5 to 10 years

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from the replacement. This repair method is also messy, considering the dust and debris. The most noticeable concern of many managers is the expensive costs of reconstruction after the plumbing has been replaced. Chemical treatment. This a short-term patch to a long-term problem. It can only

prevent pin hole leaks while the foodgrade chemicals are being pumped into the system, and once the treatments stop, the system immediately returns to its deficient state. This method has proven to be expensive considering that there is no system rehabilitation. Pipe rejuvenation. This is the fastest growing (and most common) method for long-term pipe rehabilitation. The plumbing system is expected to last for approximately 50 years, and this method is approximately 25 to 75 per cent less expensive than traditional pipe replacement projects. Similar to the potable system, sanitary drain risers (non pressurized) are used for kitchen and bathroom waste. Common

sanitary risers are separate for bathroom and kitchen. They run from the top of the building to the bottom, connecting to one or two sanitary mains, depending on the building's size. Managers would do well to have a maintenance plan in place to clean these stacks yearly and request a CCTV inspection of the the pipes every couple of years. In fact, building managers may find themselves in a challenging situation if these pipes are not cleaned annually as materials build and harden over the years, causing severe pipe integrity issues that will require replacement or restoration. There are two options to consider. Pipe replacement. The most common materials for sanitary risers is cast iron, which is not forgivable. The destruction and debris is extensive, and the cost of reconstruction after a pipe replacement can exhaust building budgets. Cured-in-place pipe (CIPP). This method is simple and quick compared to pipe replacement. Destruction and reconstruction are eliminated, and historical cost comparisons have proven to be 200 to 900 per cent more affordable that traditional replacement. The life expectance is approximately 50 years. The storm system that drains rain water from the roof has risers throughout the building down to one storm main. This system requires the exact same methods of repair as the sanitary system, and follow the exact same comparisons regarding maintenance, repairs, and costs. Lastly, pumps and boilers are commonly maintained by HVAC companies, which also provide comprehensive maintenance plans. Detailed inspection reports can help managers make informed decision regarding the replacement or service of their plumbing systems. At the end of the day, having the right help and knowledge is key to making a repair or replacement decision that works for your building and bottom line. ■ ________________________________________ GIANPAUL CALLIPO IS CEO OF CANADA PIPE LININGS (CPL) TECHNOLOGIES, AN ONTARIO-BASED PROVIDER OF PIPELINING SOLUTIONS FOR MULTI-RESIDENTIAL WATER MAIN, DOMESTIC WATER RISER REJUVENATION, SANITARY AND STORM SYSTEM REHABILITATION. FOR MORE, VISIT WWW.CPLTECH.COM.

GTA & BEYOND ■ APRIL/MAY 2016

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