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. 22 NO. 4 • AUGUST 2015

PICKING THE PERFECT FLOOR IRRIGATION FAILURE WARNING SIGNS USING DNA TO SOLVE A STINKY PROBLEM

WATER WISE

PA R T O F T H E

Summer demand requires conscientious use

P A R T

O F

T H E

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TABLE OF CONTENTS

CONTENTS COVER STORY

FLOW-THROUGH COSTS

FLOORING THAT FITS

DIGGING THROUGH THE CLUTTER

Water demand rises with temperatures

IN THIS ISSUE

PLUGGING INTO THE ADVANTAGES OF EVs

BRINGING OLD BUILDINGS BACK TO LIFE

Installation considerations for building owners charged up for electric vehicles

Five signs stone, brick exterior needs to be restored

REPAIR AWARE

PUTTING PET WASTE IN ITS PLACE

Preventive maintenance identifies irrigation system issues before they balloon into big problems

Doggie DNA helps building management sniff out poop-and-scoop slackers

Selection about more than just aesthetics

A look at the legal issues surrounding a hoarding tenant

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EDITOR’S NOTE

GROUP PUBLISHER MELISSA VALENTINI melissav@mediaedge.ca | x248 ASSOCIATE PUBLISHER STEPHANIE PHILBIN stephaniep@mediaedge.ca | x262 EDITOR CLARE TATTERSALL claret@mediaedge.ca

WHAT’S ON TAP The summer is shaping up to be a nice one, especially compared to last. The Golden Horseshoe has seen many sunny days, with higher than normal temperatures since roughly mid-July. While several heat warnings have been issued, we haven’t experienced a scorcher like the Western provinces. Unseasonably hot and dry conditions have fuelled forest fires in the region and led to stringent water restrictions across B.C., in an effort to conserve and protect the valuable resource. From east to west, sizzling summer temperatures come with a surge in demand for water. During a heat wave, water consumption can increase up to 50 per cent. This brings us to our feature story, Flow-through Costs, which explores ways to pass on the responsibility for water costs to tenants as well as water-saving opportunities. Keeping with the topic of water, we delve into irrigation failure warning signs and the importance of preventive maintenance in Repair Aware. We also look at another valuable resource in this issue — electricity. Plugging into the Advantages of EVs discusses the benefits of electric vehicle charging stations as well installation considerations for building owners. Our Q&A this issue focuses on a significant source of water pollution, dog doo, which is also a major headache for multi-residential building managers. Maggie Ashley of PooPrints Canada explores the dangers of dog dung and how landlords can encourage pet owners to stoop and scoop. I’m always interested in obtaining feedback and article proposals. As well, if you’d like to participate in a Q&A, please e-mail me along with the topic you’d like to discuss.

CONTRIBUTING WRITERS STEPHEN BIEDA ALLAN BROOKES BARBARA CARSS JEFF FESWICK DAVE FURLANO TAMARA KATZ RICK WAGNER ADVERTISING SALES SEAN FOLEY seanf@mediaedge.ca | x225 MITCHELL SALTZMAN mitchells@mediaedge.ca | x222 DANIEL ROSS danielr@mediaedge.ca | x223 PRODUCTION MANAGER RACHEL SELBIE rachels@mediaedge.ca PRODUCTION COORDINATOR KARLEE ROY karleer@mediaedge.ca | x261 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 | x234 PRESIDENT KEVIN BROWN kevinb@mediaedge.ca 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:

CLARE TATTERSALL claret@mediaedge.ca

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THIS MONTH’S ONLINE EXCLUSIVES ALL THE BUZZ

Condo project promises Muskoka in the city At a time of year when many Torontonians escape to cottage country on weekends, Curated Properties has revealed plans for a condo project that promises to deliver Muskoka in the city.

What single-family dwelling provisions mean for seniors who require full-time assistance.

FROM THE GREEN BIN

GTA apartment market summary: Q2 2015 RealNet Canada Inc. announced 2015 second quarter results for the Greater Toronto Area commercial real estate and land investment markets. After a sluggish opening three months, the second quarter rebounded convincingly to reach its fifth best quarter of all-time in dollar volume, totaling $3.6 billion.

Factors of intensification and transit imbalance About 65 million square feet of office space has risen in the Greater Toronto Area (GTA) since 1980, with another 100 million square feet expected to develop in the next 25 years. Looming among these figures is the reality that the GTA’s population is increasing by 100,000 people every year.

Delegates from across the Western hemisphere gathered in Toronto for The Climate Summit of the Americas.

EXPERT ADVICE

An ergonomist shares tips for protecting employees-on-the-go from muskuloskeletal injury.

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FEATURE

FLOW-THROUGH

COSTS Water demand rises with temperatures

BY BARBARA CARSS

ummer heat waves trigger heightened demand for water along with electricity. Most large commercial buildings rely on chillers working in tandem with cooling towers to condition the air — accounting for 25 to 50 per cent of a building’s water consumption. “The cooling tower’s job is to reject heat from the building, which it does by spraying water across a heat exchanger,” explains Eric Chisholm, technical lead with the engineering firm, WSP Canada Inc. “The more heat the building has, the more water the cooling tower has to use. On a hot summer day, cooling towers are running full out.”

GTA & BEYOND ■ AUGUST 2015

Add irrigation and increased household demand (more showers, laundry and pool top-ups) and water use spikes upward. That also cycles back to electricity demand since municipal pumping stations and water treatment facilities are major consumers. Notably, the Toronto Water website admonishes that a tap running for five minutes is the engery equivalent of a 60-watt bulb burning for 14 hours. Unlike electricity, water rates do not vary on short-term intervals to reflect peak demand or the cost of supply, but they have been climbing steadily to help local governments fund needed upgrades to aging infrastructure. To-

ronto’s current rate of $3.19 per cubic metre is 55 per cent higher than just five years ago as the city continues a multiyear program of annual rate increases. Based on estimates that the average resident of Canada uses 0.3 cubic metres per day, that equates to approximately $350 per year or $1,400 for a family of four, and still doesn’t necessarily create a significant financial incentive for conservation in the residential sector. Cost increases flow through much more noticeably to multi-residential and commercial water bills, though, prompting increased interest in efficiency and more precise user-pay formulas.

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FEATURE

“

WE’RE DOING A LOT OF WATER SUB-METERING IN NEW

CONDOS NOW, WHICH IS A CHANGE. UNTIL RECENTLY, VERY

FEW DEVELOPERS WERE SUB-METERING FOR WATER. THEY JUST DIDN’T THINK OF IT OR SEE IT AS A PRIORITY.

RUNNING A TAP FOR FIVE MINUTES CAN USE AS MUCH ENERGY AS A 60-WATT LIGHT BULB BURNING FOR 14 HOURS.

MEASURING CONSUMPTION Many municipalities, including Toronto, have now installed or are installing smart water meters, which have the ability to remotely collect consumption data (time-of-use as well as volume). Within commercial buildings, businesses in food courts have long been sub-metered for water to account for their higher consumption per square foot than other types of tenancies, but a broader range of owners and developers have begun to consider those economics. “We’re doing a lot of water sub-metering in new condos now, which is a change,” says Vince Brescia, president of Wyse Meter Solutions Inc., a firm more often identified with sub-metering for electricity. “Until recently, very few developers were

GTA & BEYOND ■ AUGUST 2015

sub-metering for water. They just didn’t think of it or see it as a priority.” That is likely due to the added complexity of water sub-metering in highrise buildings, in which water enters a unit via several different risers — serving stacks of kitchens, bathrooms and en-suite bathrooms, for instance — each requiring a meter. However, there is new impetus to pull water costs out of the general condo fees, allocated on a per square foot basis, and offer prospective buyers more flexibility to control their costs directly. “Installing water sub-meters is not a problem in new construction,” Brescia says. “However, for a lot of the existing high-rise building stock, it’s not feasible due to a riser system design.”

”

With limited potential to pass costs through, landlords and condominium corporations may have more success adopting water-efficient technologies and promoting water-conserving behaviour. This is also in sync with the green building movement and corporate responsibility and sustainability mandates. On that front, the Real Property Association of Canada (REALpac) sponsored a pilot water use benchmarking exercise in 2012 — drawing on data from 83 office buildings, representing 36 million square feet of gross floor area — to underpin the development of a water benchmarking methodology. Like REALpac’s now well-established energy benchmarking program, the water consumption benchmark is intended to provide real estate operators with a means to compare their buildings’ performance against others, and to provide context for setting targets for water use reduction. “For the industry at large, collective participation allows for greater transparency, which moves the needle of performance and pride even further,” says REALpac’s director of research and sustainability, Julia St. Michael. STEWARDSHIP & TENANT ENGAGEMENT The Building Owners and Managers Association’s environmental performance certification program, BOMA BESt, and the Certified Rental Building (CRB) program’s new Living Green component also focus on water, while Landscape Ontario has just launched the Water Smart Irrigation Professional (WSIP) certification, in partnership with the regions of Peel and York. “It’s about looking at water from a stewardship perspective,” says Tony DiGiovanni, executive director of Landscape Ontario. “It’s based on measuring water use and reducing what you use in balance with what you need.”

FEATURE

After cooling towers, irrigation can be one of the next largest uses of water. DiGiovanni laments that it’s also often wasted unnecessarily. Sprinklers on timers that are set to activate regardless of recent or in-progress rainfall are on-the-ground culprits. In the bigger picture, he critiques development patterns and construction/engineering processes that escalate stormwater runoff rather than capturing a critical resource. “The landscape doesn’t even like treated water. The landscape likes the water that falls from the sky,” he asserts. In commercial buildings, tenants’ actions can have a direct and significant impact on electricity consumption whereas with water, landlords really just need philosophical buy-in for water-saving features, such as recycling rainwater or grey water for use in toilets. “Water has challenges in terms of tenant engagement because tenants generally have limited control on water conservation levels at a building. It’s mostly about awareness-building,” says Kyle Pinto, sustainability manager with energy and environmental consulting firm, Energy@Work. He recounts how adding dye to the harvested water supply was a simple solution in one Toronto office building where some tenants balked at discoloured rainwater in the toilets. Proactive openness is also important. “We’ve been working with an anchor tenant that highlights building sustainability features as a draw to new employees,” says Pinto. “We were able to take the prospective hires to the green roof and mechanical rooms to explain what makes the building unique. In this case, that includes water savings through the building’s connection to the Enwave deep lake water cooling system, which, in conjunction with other design features, has eliminated the need for cooling towers.” SAVING OPPORTUNITIES Admittedly, tapping into deep lake water cooling is something of a niche option for buildings located within the scoped downtown Toronto area the system serves, but water saving results are dramatic. For example, in 2014, the average water use intensity for the office towers obtaining Level 2 to 4 BOMA BESt certification was 0.68 cubic metres per square metre (m3/ m2/yr), while one building connected to the deep lake water cooling system recorded a water use intensity of 0.27 m3/m2/yr.

Meanwhile, WSP Canada’s Chisholm points to much simpler interventions. “The easiest thing to do is put low-flow aerators on sink faucets,” he says. “Aerators only cost a few dollars and you don’t need a plumber to replace them; you just need a good wrench.” Chisholm sees plenty of other untapped saving opportunities that could be achieved at relatively low cost. Yet, perhaps ironically from a sustainability perspective, the durability of plumbing fixtures can be an obstacle.

“Those old inefficient incandescent bulbs didn’t last long so every month or two you’d have the opportunity to replace a few with something better, but a toilet can last for 20 years or more, “ he says. “There are still a lot of old toilets out there waiting to be replaced and all the while they’re flushing money down the drain.” ■ ________________________________________ BARBARA CARSS IS THE EDITOR-IN-CHIEF OF CANADIAN PROPERTY MANAGEMENT.

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SUSTAINABILITY

PLUGGING INTO THE ADVANTAGES OF EVs Installation considerations for building owners charged up for electric vehicles

BY STEPHEN BIEDA

ommercial property owners looking to make their sustainability mark and earn points towards a green certification program can do so by implementing an electric vehicle (EV) charging station program. Next to encouraging staff and tenants to walk and cycle to and from work, this alternative transportation incentive is the best way to promote emis-

sion-free mobility and reduce a company’s carbon footprint. EV charging stations are also an amenity that eco-minded employees and tenants are coming to expect. Driving an electric car can add up to big savings compared to a conventional carbon-spewing gas-guzzler. Electric vehicles cost approximately one-sixth to operate

compared to the average gas-powered car, reports the Ontario Sustainable Energy Association. This means that drivers who spend, for example, between $200 and $300 per month on gas can expect to pay as little as $33 to $50 per month for electric fuel. And there are after-tax savings as well. Electric vehicles are not only lighter on drivers’ wallets; they are good for the local economy too. Despite the fact that Canada is a major producer of crude oil and gas, the country relies heavily on imports — nearly 50 per cent of its petroleum and fuel comes from abroad. Compare this to electricity, which is predominantly homegrown and, therefore, provides domestic employment opportunities that have a ripple effect throughout the entire economy. INSTALLATION CONSIDERATIONS While the time is ripe to implement EV charging stations, it is critical that property owners explore the habits of its building population to ensure success. Picking the right level of EV charger is akin to pairing wine with food. Installing a high-speed 100 amp circuit breaker model with AC (alternating current) power supply at an office building where staff/tenants park eight to 12 hours a day is overkill, while a 40 amp EV charger at a shopping mall is too weak. In the latter case, a higher amp Level 2 AC charger is a better match as it delivers more kilometres of range over a shorter period of time, helping to draw consumers who live further away and freeing up charging stations sooner for the next commuting customer.

GTA & BEYOND ■ AUGUST 2015

SUSTAINABILITY

Once an EV charger is chosen — there are three main levels of charging an electric vehicle — it is important to identify existing site conditions that might pose a problem to installation and map out station placement. EV charging stations require additional electrical load. For this reason, it is important to check the distribution panel to see if there is enough amperage capacity and physical space to accommodate the technology. The actual location of the panel may impact where the EV charging stations will be installed. Cable must run from the electrical panel to the parking spaces so the longer the run, the heftier the price tag. Often, charging stations are positioned next to handicapped parking spaces since they are typically close to power and provide excellent visibility for the green infrastructure investment. EV charging stations can either be wall-mounted or free-standing. Wall-mounted units tend to be lower in cost; however, they are not a viable option if there is a flowerbed or walkway between the building and parking space. While more expensive, pedestal-mounted charging stations are also more flexible. They are typically installed in pairs at the T-intersection of a parking space, which can eliminate the need for protective bollards. Pedestals with cord retraction systems help reduce trip and fall risks, and keep cords from becoming grimy and out of snowbanks. Regardless of the type, charging stations should be accompanied by properly placed signage and surface markings. If easily distinguishable, they are less likely to be overlooked by EV drivers. This will also help prevent regular combustion engine cars from parking in these ecofriendly spots.

access to charging since the electricity cost is typically less than a cup of coffee, there are times when this is not an option or it does not make sense. However, adding a payment processing system comes with

substantial costs, including monthly fees, initial hardware installation and upgrades, so most property owners take a waitand-see approach and defer this optional upgrade to a later date. ■

____________________________________________________________________________________ STEPHEN BIEDA IS A CLEANTECH CONSULTANT WITH SUN COUNTRY HIGHWAY LTD., WHERE HE HAS PROJECT MANAGED HUNDREDS OF ELECTRIC VEHICLE CHARGING INSTALLATIONS. STEPHEN IS ALSO PRESIDENT OF THE GOLDEN HORSESHOE ELECTRIC VEHICLE ASSOCIATION (GHEVA). HE CAN BE REACHED AT SBIEDA@PBCONSULTINGINC.COM.

ADDED FEATURES Many EV station providers offer extra features that provide additional value from a management and usability perspective, though they will raise the cost of installation. Chargers can be synced up with a building’s automation and energy management systems to allow for integrated access control and remote monitoring of electricity consumption, respectively. The latter enables property owners to better understand EV charging station usage and more completely report on greenhouse gas emissions. The stations can also be designed to include a debit/credit card reader. While most property owners provide free public www.REMInetwork.com

MAINTENANCE

REPAIR AWARE Preventive maintenance identifies irrigation system issues before they balloon into big problems BY ALLAN BROOKES

property manager is on its way to meet a prospective client at the building it maintains and oversees. On arrival, the manager is struck by the amount of water streaming down the driveway. Upon pulling in, the car and sidewalk are bombarded with spraying water. Passersby quickly and purposely skirt away from the property to avoid getting wet. As the water begins to pool on the sidewalk and the building’s lawn becomes waterlogged, the manager is panic-stricken. Not only is it responsible for the water waste but, more significantly, the expense that comes with it. A scenario like this is avoidable. There are several warning signs that an irrigation system is not operating properly and in need of repair, the most obvious being wilted, dry or dying plants, brown grass and/or wasted water due to excessive runoff

GTA & BEYOND ■ AUGUST 2015

or leaking valves. But the best way to stop unexpected problems in their tracks and protect a property’s welcoming landscape is to have a good preventive maintenance program in place. BEST DEFENCE IS A GOOD OFFENCE Each spring when the irrigation system is started, it should also be assessed to determine if system components are in good working order. This involves filling pipes with water to flush them of any debris or dirt that may be trapped and checking sprinkler heads, valves and the system’s controller. Issues with any of these components won’t prevent the system from operating but all point to weakness and, if not addressed at spring startup, can lead to unexpected breakages later on. For optimal performance, sprinkler heads should be at the most suitable lev-

els to best accommodate the different sizes of plant material. If not, the height must be adjusted. Those that rotate slower than the previous watering season or do not rotate until nudged need to be replaced as well. Valves regulate the distribution of water throughout the entire system. Therefore, it is important to inspect that they open and close properly, and water is not escaping from the seal. Today’s in-ground lawn sprinkler systems are equipped with automatic timers and water sensors. To provide regular, efficient lawn and garden maintenance all season long, confirm the controller date and time is correct, and settings are appropriate for the landscape’s watering needs. In early spring, plants generally require 1/3-inch of water per week. Even after the irrigation system has been tuned-up, there may still be a need for

MAINTENANCE

repairs throughout the watering season. Sprinkler heads may be accidently run over by a lawnmower or damaged as a result of vandalism or city work; a voltage surge (lightning strike) may damage the valves or controller; or a gardener may cut into a pipe or control wire. Alternatively, components may simply wear out over time. To ensure that damages and/or required repairs do not go unnoticed, the system should be monitored on a regular basis. Each month, it should be turned on manually and the entire operation visually inspected. A SECOND PAIR OF EYES For added protection against component or complete system failure, building managers should consider remote monitoring by the sprinkler operator. A remote monitoring system alerts the sprinkler company of any conditions that may cause maintenance issues, such as a broken sprinkler head or a malfunctioning valve, so that it can instantly contact the property manager to authorize necessary repairs. If, however, there is a major problem with the irrigation system — for instance, it springs a large leak — the remote monitoring sys-

tem will shut it down immediately to minimize water loss. Other benefits of using a remote monitoring system include the ability to adapt to varying watering requirements. Watering and running times can be modified on a daily basis to accommodate for a variety of climate conditions, including rainfall, an increase or decrease in temperature, excessive sunlight, humidity and a sudden, drastic change in weather, as well as throughout the season when plants require more water per week (up to 1-inch) during the hottest months of the year. This

not only ensures the irrigation system is operating as effectively and cost-efficiently as possible, but it also saves the property manager the time of manually monitoring the grounds and guarantees the building’s lawn and garden looks its best all season long. ■

________________________________________

ALLAN BROOKES IS THE OWNER AND OPERATOR OF A.A. WATERS & BROOKES LTD., WHICH HE FOUNDED IN 1987. HE IS A PROFESSIONAL ENGINEER, AND A CERTIFIED IRRIGATION DESIGNER AND CONTRACTOR.

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BUILDING INTERIORS

FLOORING THAT FITS Selection about more than just aesthetics BY DAVE FURLANO & RICK WAGNER

hoosing the right flooring is a difficult decision. It is easy to become overwhelmed when there are so many materials on the market, each of which claims to be better than the next. In order to pick the perfect product, it is important to consider the application since not all materials may be suitable. As well, because flooring is typically one of the most costly capital investments, installation and maintenance should not be an afterthought. Flooring’s highly technical nature means one small oversight or misjudgment during either process can lead to costly repair or even a budget-breaking full replacement. FACTS UNDER FOOT It is imperative that building owners/ managers make informed and prudent choices about the type of flooring installed in a building during its initial design or a renovation. This will contribute to the success — or failure — of an installation. Factors to take into account include function of the space, traffic levels, ease of maintenance and rated service life. Also, while keeping within budget is of concern, it is best to go with a product that closely mirrors the life expectancy of the use of the space and, therefore, is more costly instead of opting for an inexpensive option. PROFESSIONAL COURTESY Just as important as choosing the correct product is selecting the right installer. A

GTA & BEYOND ■ AUGUST 2015

superior contractor can be relied upon to deliver an installation on time, on budget and correctly. Building owners/managers should ask for a record of the installer’s training and certifications before signing a contract. For added peace of mind, it is advisable to request for extended warranty on the installer’s work. DANGEROUS WHEN WET The biggest flooring failure concern is moisture in the substrate. To reduce the risk, a qualified installer should perform a moisture test on the concrete slab. This step is critical in determining whether there is moisture or humidity present and the content level. If the test proves positive, the installer will recommend the best course for moisture remediation and floor preparation. Remediation may include allowing for extra drying time so the slab can properly set, though the project schedule and completion date may not allow for this; using a different flooring material that is less sensitive to moisture; or installing a moisture-blocking surface above the substrate prior to laying the floor. Each

course of action requires additional time and will impact project costs; however, proceeding as originally planned will, in most cases, result in flooring failure. INTENSIVE CARE Following installation, the building owner/ manager should follow the manufacturer’s recommended cleaning procedures for the floor surface and then set up a regular maintenance program. An effective program includes a colour-coded floor plan that identifies areas of extreme, heavy, medium and light traffic use, and areas that may require additional maintenance and cleaning attention. This will assist in scheduling where to clean and how often. Generally, the flooring material should be kept clean and dry. This involves daily sweeping, dry mopping or vacuuming to prevent dirt and grit particles from being ground into the surface, and addressing isolated soiling, spots or spills as soon as they are discovered. To extend the life of the installation, consideration should be given to protecting areas that are most vulnerable to degradation with, for example, a mat. ■

____________________________________________________________________________________ DAVE FURLANO OF CENTA CONSTRUCTION LTD. AND RICK WAGNER OF MAXWELL FLOORS LTD. HAVE WORKED IN THE FLOOR COVERING INDUSTRY FOR MORE THAN 35 AND 45 YEARS, RESPECTIVELY. BOTH COMPANIES ARE INSTALL WARRANTY CONTRACTORS. INSTALL IS AN ALLIANCE OF MAJOR FLOORING MANUFACTURERS, CONTRACTORS AND PROFESSIONAL INSTALLERS ACROSS NORTH AMERICA.

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RESTORATION

BRINGING OLD BUILDINGS

BACK TO LIFE Five signs stone, brick exterior needs to be restored BY JEFF FESWICK

he time-tested materials of brick and stone are known for their strength and durability, but they age in much the same way people do — they settle, expand, bloat, crumble and crack under excessive pressure, and are susceptible to the vagaries of the weather, environment and pollution. Consequently, buildings composed largely of these materials require both careful and attentive maintenance to achieve longevity. This is the goal of historic restoration — to increase the lifespan of a property that has survived the test of time. Restoration covers a wide scope of work — from reinvigorating a historic office building that’s fallen into disrepair to reconstructing a unique architectural feature of a distinctive urban landmark — and is, to some extent, a cultural imperative. Taking care of historic and/or aged properties preserves architectural heritage. This is what makes it an act of conservation, much like saving a wetland from urban development. Architectural restoration also makes practical sense. It cuts down on waste and needless construction. Investing in the health, structural soundness and aesthetic appearance of an existing structure increases its value, too. A restoration project can be a big job or a modest one. It may be as simple as repointing (replacing old, cracking mortar) a section of brick or stonework, or be as involved as shoring up a sagging foundation. While it is difficult to anticipate the scope of future work, careful attention and consistent maintenance can go a long way to preventing a major job. With that in mind, there are five telltale signs that a building’s exterior needs some TLC.

GTA & BEYOND ■ AUGUST 2015

LOOSE MATERIALS Brick or stonework that appears loose is a sign the mortar — the bonding agent between brick and/or stone — has degraded and needs repair. Mortar naturally breaks down over time and for a variety of other reasons, from extreme weather to over-salting in winter and poor repair work. Repairing the affected area not only restores the building’s exterior aesthetic but goes a long way toward preventing further damage and degradation. In most cases, the repair is relatively simple (assuming it is not a load-bearing wall), and requires chipping out the old mortar and replacing it with the appropriate historic blend. Using a new or incompatible mortar can seriously damage older brickwork, not to mention create an unsightly discrepancy between old and new. DAMAGED OR MISSING BRICK Brickwork can shear or split under the stress of a structure settling. It can also flake or crumble (known as spalling) as the result of too many frost-thaw cycles. Because brick and stone are porous, they absorb moisture over time and eventually blowout. Once they do, the brick/stone units be-

come structurally weak and are vulnerable to harbouring damaging moisture, or even insect or vermin infestation. The method of repair for damaged brick depends on the cause of deterioration. It may involve repointing the joints of the brickwork or replacing entire sections of damaged brick. Again, knowledge of traditional building materials and mortar composition is essential to the success of the repair. CRACKS Cracks in stone or brickwork make walls vulnerable to moisture and pollutants, which can increase damage over time. There is, however, a difference between minor and major cracks. Minor cracks may be the result of expansion, a natural process associated with weather. These can be fixed by, for example, scraping out the old material, sealing the crack and then repointing the mortar. A network of interconnected hairline cracks on cast stone, known as crazing, is also relatively minor. In this case, the stone may become discoloured and weakened. Consolidation, injection or unit replacement is generally required to combat crazing.

RESTORATION

Deep cracks, on the other hand, may indicate a greater problem within the structure itself, such as foundation damage, resulting in more involved repairs. VISIBLE STAINING A stained or soiled exterior may be the result of a variety of factors, not the least of which is pollution or a chemical reaction within the building materials themselves. Brickwork that displays a whitish film similar in appearance to chalk is often a relatively minor problem, caused by salts leaching out of the building materials and depositing on their surface. If there is a chalky buildup, however, sections of brick or stone may be damp. If left untreated, moisture may eventually penetrate the building shell, resulting in interior water damage. In time, some stains will improve in appearance while others will need to be cleaned to prevent eventual spalling, among other issues. There is no one cleaning process for a soiled or stained exterior but rather a number of methods to consider, depending on the circumstances and the degree of soiling and/or staining. In some instances, a sealer or coating is applied to protect against future staining.

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DAMP SPOTS Patches of brick or stone that appear consistently wet or damp, and don’t dry out after a rainfall, ought to be repaired sooner rather than later. They hold moisture and make the exterior vulnerable to frost, among other things, which may lead to greater damage and/or complications. For example, penetrating damp may weaken structural timber. Older properties are vulnerable to rising damp for a number of reasons, including damaged or insufficient damp-proofing or leaking gutters. Solutions to the problem vary but should include determining the cause of the moisture. Once the source is revealed, repair methods typically involve removing the affected brick, stone and timber, and replacing or bolstering a damp-proof membrane. ■

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JEFF FESWICK IS PRESIDENT OF HISTORIA BUILDING RESTORATION INC., AN AWARDWINNING RESTORATION COMPANY SERVING THE TORONTO-TO-HAMILTON CORRIDOR. HE HAS SPECIALIZED IN HISTORIC AND COMMERCIAL BUILDING RESTORATION AND RENOVATIONS FOR THE PAST 24 YEARS. www.REMInetwork.com

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PET WASTE IN ITS PLACE Doggie DNA helps building management sniff out poop-and-scoop slackers

irty dog owners who don’t clean up their furry friend’s mess can land themselves in a heap of trouble. With the help of DNA testing, multiresidential building owners/managers can now accurately identify poop-andscoop offenders and then levy a fine against the dog owner that is equivalent to their municipality’s bylaw. Here, PooPrints Canada operations manager, Maggie Ashley, discusses how DNA can be used to catch poo-petrators, steps to implementing the sleuthing program, and the benefits of fecal surveillance to both building management and residents. HOW CAN UN-SCOOPED DOG DOO BE TRACED BACK TO THE CANINE CULPRIT? Every pile of un-scooped dog waste has a unique DNA “poo print” that can be used to identify the specific pet it came from and, subsequently, the irresponsible dog owner. HOW DOES THE DOG POOP DNA MATCHING SERVICE WORK? A sample of the dog’s DNA is taken using a cheek swab. The swab is then sent to a lab for analysis and registration in a worldwide pet database. Once all dogs from a building community are registered in the database, property management can identify the dog associated with any waste samples sent for comparative analysis. The cost of the waste

GTA & BEYOND ■ AUGUST 2015

analysis is passed on to the irresponsible dog owner, once identified. Result turnaround time is five to 10 business days from sample receipt. Results are made available in the community pet registry account for building management to review and take action on. WHAT IS THE BEST WAY TO IMPLEMENT THE DNA PET WASTE MANAGEMENT SERVICE? The DNA matching service works best when all dogs in a building community are registered in the database. Building owners/managers can organize a weekend “pet day,” which is a fun way to bring pet owners together and swab all the dogs in the community. WHAT ARE THE BENEFITS OF DNA TESTING TO BUILDING OWNERS/ MANAGERS? The key benefit is that it virtually eliminates un-scooped poop since dog owners know they can easily be identified and fined. This self-funding program — pet owners pay for their dog’s registration — also spares building management the headache of constantly dealing with dog feces and the complaints associated with it. As well, it saves the cost of paying a pooper scooper service or maintenance staff to clean up unwanted waste, which is a temporary

solution that never deals with the root of the problem — negligent dog owners. What’s more, eliminating undesirable dung improves a building’s grounds, making the property more attractive to prospective and current tenants. ARE THERE ANY BENEFITS TO BUILDING RESIDENTS? Residents benefit from a cleaner, greener and healthier community. No one likes to accidently step in dog doo, nor do they want to expose little ones to the diseasecarrying bacteria contained in pet poop. The U.S. Environmental Protection Agency has deemed dog waste a significant source of water pollution, placing it in the same category as toxic chemicals and oil. The Centers for Disease Control and Prevention warns that parasites, like hookworms, tapeworms, roundworms, giardia and cryptosporidium, and diseases, such as E. coli, campylobacter and leptospira, which cause fever, kidney disorders, headaches, vomiting and bloody diarrhea, can be easily transferred from dog waste to children and other pets. Dog owners who register their pet further benefit. Registration affords a secondary security measure to microchipping. It also provides online storage of a pet’s vet history, medical and vaccine records, and pictures. ■

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DIGGING A look at the legal issues surrounding a hoarding tenant BY TAMARA KATZ

GTA & BEYOND ■ AUGUST 2015

THR THE

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oarding disorder is a recognized mental illness characterized by persistent difficulty discarding or parting with possessions. While there are no definite statistics on its prevalence in Canada yet, the American Psychiatric Association estimates that between two and five per cent of the population suffer from the disorder and its prevalence tends to increase with age. Tenants with hoarding disorder provide significant cause for concern for multi-residential property owners/managers who must consider the potential serious ramifications for both the hoarder and other tenants in the building. Such consequences may include public health and sanitation issues, fire safety problems, rodent and insect infestations, and the possibility of structural damage to the unit and building. In Ontario, the Residential Tenancies Act applies with respect to rental units in residential complexes, unless it conflicts with the Human Rights Code. The act requires that a landlord provide and maintain the residential complex, including its units, in a good state of repair and fit for habitation, and comply with health, safety, housing and maintenance standards. However, the act also prohibits a landlord from substantially interfering with a tenant’s reasonable enjoyment of its unit; harassing, obstructing, coercing, threatening or interfering with a tenant; and, barring an emergency, entering a unit without providing 24 hours written notice. In the case of a suspected hoarding tenant, a landlord may enter the rental unit upon giving appropriate notice to carry out an inspection, so long as it is for the purpose of determining whether or not the unit meets the landlord’s obligations under the act and it is reasonable to carry out the inspection. In the notice to the tenant, the landlord should include the reason for entry, date and time of entry, which may be a two-hour window between 8 a.m. and 8 p.m., as well as indicate photos of the unit may be taken. If, upon inspection, the landlord ascertains the tenant is hoarding and it is in violation of the act — the tenant is responsible for the “ordinary cleanliness” of the unit and the repair of “undue damage” caused by their wilful or negligent conduct — the landlord can take steps to end the tenancy. The landlord may serve a notice to terminate under Sections 62, 64 or 66 of the act; however, a notice under the former two

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sections will be void if the tenant repairs the conditions leading to the notice. Once notice has been provided, the landlord may then apply to the Landlord and Tenant Board to evict the tenant and seek compensation for damages. The board is charged with making a final eviction decision, which must be made after considering “all of the circumstances.” This process, however, is subject to the requirements of the Human Rights Code, which provides that everyone has the right to equal treatment with respect to housing, without discrimination because of disability (physical conditions and mental disorders), among other factors. A landlord cannot infringe on a tenant’s right to equal treatment unless the tenant cannot be accommodated without undue hardship on the landlord, taking into account cost, outside sources of funding (if any), and health and safety requirements (if any). Prior to terminating tenancy, the board must determine whether the hoarding behaviour is a result of a disability and the eviction procedures are a consequence of such disability. Once made, the board will then consider whether the landlord has accommodated the tenant to the point of undue hardship. In doing so, the board will examine whether the landlord knew or should have known about the tenant’s disability; the tenant provided the landlord with sufficient information with respect to its needs so the landlord could accommodate them; the landlord provided an accommodation plan that respects the dignity of the tenant, is individualized to meet the tenant’s needs and is inclusive of persons with a disability; and further accommodation would constitute undue hardship for the landlord. If the board is satisfied the landlord fulfilled its duty to accommodate the disabled tenant, then it will allow the building owner/manager to end the tenancy. ■ ________________________________________

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GTA & BEYOND ■ AUGUST 2015

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