Roofing BC, Fall 2013

RCABC member Lam MetalContracting helps re-createthe new University of theFraser ValleyBy Frank O’Brien

When the University of the FraserValley planned its move fromdowntown Chilliwack to the newCanada Education Park inChilliwack, it purchased an old five-building military complex from thefederal government. Thus began

what became an internationalaward-winning renovation projectthat required the complete re-roofing and re-cladding of morethan 165,000 square feet of space.The military complex, built in

1998 by the Department ofNational Defence, had never beenoccupied, explains architect RayWolfe, a senior associate atVancouver-based Stantec, whichacted as architects and engineerson the makeover.

Thoughnever used,the buildingswere “in verybad shape”,he added,and requiredextensiveupgrading.One building had to be

demolished, all of the buildingswere gutted to the metal studs, andFlynn Canada replaced the

remaining roofs with two-plySoprema SBS. They now carry anRCABC RoofStar guarantee.The complex was tied together

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THE VOICE OF PROFESSIONAL ROOFING CONTRACTORS Vol. 10, No. 3 • FALL 2013

FALL 2013I N T H I S I S S U E :

UFV continued page 4

FEATURES:Educational experience: Lam Metal re-clads UFV ................1Profile: Trail Roofing....................12Electronic leak detection a boon to roofers .........................14

ASSOCIATION:President’s message ..................... 3RCABC to rock River Rock ........ 16

INDUSTRY NEWS:Applying hot fluid rubberized asphalt ........................ 6VOC regulations clarified ............. 7BC Place roof trial delayed ........... 8Safety Blitz findings: fall protection ignored ................. 9WorkSafeBC rates change ............ 9Owens Corning expands asphalt recycling......................... 10Brock White hosts Grand Opening in Victoria .................... 11Surrey schools being built ......... 16VGH shortlist released ............... 17Housing starts to rise................. 18Construction spending dips....... 18Three vying for island deal........ 18Economic outlook positive ......... 18Hydro building in CR.................. 18P3s pay off.................................. 19Firestone sets sights onsustainability............................... 20North sees major projects ........ 21VRCA to present awards............ 21BCICA follows RCABC’s lead .... 22

COLUMNLegal Affairs: Statutory declarations andcontractor payments .................. 20

Trail Blazer Trail Roofing: 60 years in theKootenays. See page 12

Brock White in VictoriaThe company celebrates with ahuge grand opening. See page 11Educational experience

RCABC members installed both the metal siding and the new two-plyroofing materials for the award-winning University of the Fraser Valley.

ROOFING BC FALL 2013 3

Roofing BC is published quarterly onbehalf of the Roofing ContractorsAssociation of BC and the professionalroofing industry by Market AssistCommunications Inc.

Roofing BC is online at: www.rcabc.orgManaging Editor and PublisherJ. Michael SiddallPhone: 604-740-8369E-mail: [email protected]

EditorFrank O’BrienE-mail: [email protected]

Production/Art Director and Advertising AssociatePaddy TennantPhone: 604-507-2162E-mail: [email protected]

Contributing WritersBruce Taylor, François Paquette,David McKenzie, Brian HoflerCirculationRCABC receptionPhone: 604-882-9734E-mail: [email protected]

While information contained in thispublication has been compiled fromsources deemed to be reliable, neitherthe publisher nor the RCABC will be heldliable for errors or omissions. The opinions expressed in the editorialand advertisements are not necessarilythose of the publisher or RCABC.

Executive Vice PresidentIvan van Spronsen, [email protected]

Administrative Services ManagerBarbara Porth, [email protected]

Technical ManagerRob Harris, [email protected]

Safety & Risk Management SupervisorRoger Sové, I.P., PID, [email protected]

From the President

Falling backinto routineWell it is official. Summer has comeand gone. With the Labour Dayweekend behind us and the kidsreturning to school we find ourdaily lives having to shift. Gone isthe freedom that comes withsummer. Instead we have totransition back to our regularroutines of school, packing lunches,hockey practices and many othercommitments from which summergrants a short reprieve.Similarly the BC roofing industry

is forced to make its transition fromsummer. We have been blessedwith great weather for all of Julyand for a lot of August.Unfortunately the fallweather is upon us.Back are the days ofdrying roofs andliving from weatherforecast to weatherforecast. I am sure weall have saved a lot ofmoney this summerby not having to callthe EnvironmentCanada weather one-on-one line.Unfortunately, the weather line willbe back to its usual busy signal asthe rainy season approaches.Fall also marks the return to

school at the RCABC. TheAssociation’s staff is busy preparingfor another term of apprenticeship

classes in roofing, architecturalsheet metal and steep roofing. Asmany articles in this issue ofRoofing BC indicate, with theprojected growth in the constructionsector in BC there should be a bigdemand for these new apprenticesand TQ tradespeople in the BCroofing industry. The fall is also a busy time for

the RCABC Board of Directors andstaff as we prepare for theupcoming AGM and the annualRoofers Reindeer Rampage. I amsure the entertainment committeeand the RCABC staff will outdothemselves again this year. We willbe returning to the River Rockagain this year and despite theearly date, I am sure that the eventwill be good way to kick off thefestive season.The AGM also will bring to a

close my term asRCABC President. Inparting I wish to takethe opportunity toexpress what anhonour it has been toserve as president ofthis truly unique anddiverse organization. Iwould also like tothank all the Board ofDirectors, theexecutive, and all the

RCABC staff for their help andsupport throughout the year. It hasbeen a pleasure to work with sucha dedicated group of individuals.Bruce Taylor,President, Roofing Contractors

Association of British Columbia ■

Bruce Taylor

4 FALL 2013 ROOFING BC4 FALL 2013 ROOFING BC

with an extensive atrium that iscapped with a 200-foot-longskylight.The completion of the exterior

architectural metal panelling wasone of the more challenging aspectsof the project, Wolfe explained in aconversation with Roofing BCmagazine.More than 1,000 panelsEach of the structures was a

stand-alone building, connected byunderground tunnels. “There werevirtually no windows in most of thewalls,” Wolfe said.It was decided to insulate and re-

clad the entire complex in aluminumJR-500 metal panels.Lam Metal Contracting Limited of

Burnaby, a member of the RCABC,fabricated and installed the 10-footinterlocking metal-finish aluminumpanels. “There were more than1,000 panels,” recalls Bill Cheng,Lam’s project manager. While thepanels arrived pre-made to the site,Lam worked with Stantec to custom-cut some of the material for windowopenings, Cheng added.The panels were installed in a

The original buildings were stripped to themetal studs and the old roofing stripped off andreplaced. These photos show installation of a200-foot-long skylight above the central atriumand preparing the walls for the new metalcladding. Photos: Stantec

UFV cont’d from page 1

Project: University of the Fraser ValleyCost: $31 millionArchitect/Engineering: StantecStructural Engineering: Equilibrium EngineeringGeneral Contractor: Stuart Olson Dominion ConstructionRoofing Contractor: Flynn Canada, SurreyRoofing Consultant: RoofTech 2000 Consultants Ltd., Fort LangleyMetal Wall Cladding: Lam Metal Contracting Ltd.Metal Supplier: Makin Metals Ltd.Glazing: Glastech Glazing Ltd.

Crews from Flynn Canada install Soprema materials during re-roofing of the Universityof the Fraser Valley complex in Chilliwack. Photo: Roof Tech 2000 Consultants Ltd.

The completed University of the Fraser Valley captured a 2013 international World Architectural Newsaward for university buildings for Vancouver-based Stantec. Photo: Stantec

More than 1,000 interlocking panels fromLam Metal Contracting of Burnaby wereinstalled for the project. Photo: Stantec

staggered pattern, with customextrusions applied to the flashing foraesthetics.WAN awardThe entire $31 million project took

20 months to complete and wasready for the first students inSeptember 2012. It went on to winan international WAN 2013 Best inClass University Buildings Award fromWorld Architecture News. TheStantec-designed project was the onlyaward winner from the Americas in2013.“It’s a tremendous honour for our

Stantec team to be recognized on the

international stage,” commented MarkTravis, Stantec’s lead design architectfor the UFV project. “This was aunique undertaking with intricatechallenges, and to be recognizedalong with well-known architectsfrom around the world really speaksto the quality of design that our teamachieved, in addition to the strongrelationship we were able to establishwith UFV.”Based in London, the annual WAN

Education Awards are a majorinternational competition judged by apanel of renowned architects anddesigners from around the globe. ■


6 FALL 2013 ROOFING BC

A recent study, released through anRCI Building Envelope TechnologySymposium, took a close look atfailures of hot fluid appliedrubberized asphalt in new concreteconstruction.The study was triggered by a

number of failures when thewaterproofing was laid overconcrete, manifested in pinholesappearing when moisture in theconcrete deck vaporized and movedto the exterior through the freshlyapplied hot fluid rubberized asphaltmembrane. In some instances,failures were also traced to a failureto properly clean the concrete deckprior to application of the

waterproofing membrane.Revised specifications included a

two-part installation: first a 90-millayer of hot rubberized asphalt andfabric was laid down, whichisolated the expected pinholingeffect. A subsequent application ofa 125-mil layer fused with theinitial layer, forming a completeassembly.“However, despite the evolution

of hot fluid rubberized asphalt intoa thicker, reinforced system, theindustry still observed failures,including delamination andpinholing,” according to researchersfrom engineering firm SimpsonGumpertz & Herger Inc. Theresearch team was led by seniorengineer Anthony J. Nicastro andChristina T. Parker, a heritagebuilding restoration specialist andguest lecturer at the University ofCalifornia at San Diego.After studying a number of

projects that had overcome suchfailures, the researchers concludedthat “failures of hot fluid appliedrubberized asphalt applied toconcrete can be overcome withforethought and diligence.”

Their recommendations include:• allowing the concrete substrateadequate time to cure. Concreteshould be allowed to cure for aminimum of 21 days forlightweight concrete [but 28 daysis recommended by the RCABC];

• measuring the relative humidityof the deck. This can be done, forexample, by placing probes indrill holes in the concrete andmeasuring the moisture content.Typically, an average humidity of75 percent or less indicates thatthe moisture in the concrete deckis not the source of membranefailure;

• properly cleaning the concretedeck, including surface treatmentif concrete additives are present,and mechanical abrasions toremove the curing compoundsand provide the desired surfacetexture; and

• constructing several mock-ups ateach area of hot fluid appliedrubberized asphalt application toestablish the appropriateamount of primer application,required drying time, and surfacepreparation. ■

Applying hot fluid rubberized asphalt. Photo: Industrial Waterproofing Systems Limited

Study: applying hot fluid rubberizedasphalt over concreteForethought, diligence needed for a successful installation

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Ottawa moves to banVOC emissions inarchitectural coatingsBy François Paquette

Ten years ago, virtually no one wastalking about solvent-free or 100percent solid coatings. Today theyare a reality. For several monthsnow, there has been muchdiscussion in the Canadian buildingindustry about solvent-basedcoatings and their applications.Here are some facts on the subjectfor you.Proposed regulationsEnvironment Canada is

proposing the regulation of volatileorganic compounds (VOCs). Thestated purpose of these regulationsis to reduce the emission of volatileorganic compounds fromarchitectural coatings. [Editor’snote: The Canadian governmentplans to publish proposedregulations for certain products inthe summer of 2014, withenactment in 2015. Regulations

would prohibit the manufacture andimport of certain products withconcentrations of VOCs in excess oftheir category-specific limits, unlessa permit is obtained.]DefinitionEnvironment Canada defines a

volatile organic compound (VOC) asa chemical agent that reacts withother atmospheric pollutants andsunlight to form particulate matterand ozone. This combination cancreate smog in urban centres. Smogis a thick haze that is harmful topeople’s health.Solvents vs. VOCsWhile it appears obvious that a

VOC is a solvent, a solvent is notnecessarily a VOC. Please take noteof this definition: for a componentto be considered a VOC, it must bepart of a chemical reaction leadingto the formation of particulates ortropospheric ozone. If thecompound degrades beforereaction, it is not considered a VOC.It is therefore possible to find “non-VOC” coatings on the market even

if theycontainsolvents.Consequently, it is entirelypossible to usecoatings identified ascontaining 0 g/L of VOC, eventhough they possess nauseating orunpleasant odours.ToxicityCommon wisdom would have

you believe that non-VOC productsare automatically risk-free. It isagain important to stress that thedefinition of a VOC does not takeinto account the toxicity of amaterial. A case in point is thatdichloromethane (better known asmethylene chloride) is not legallyconsidered a VOC (0 g/L of VOC),but is still regarded as possiblycarcinogenic to humans. Pleasenote that this is part of the reasonwhy it is likely to be banned.OdourA product’s odour has nothing to

do with its toxicity. Many people

sense that coatingswhich have a bador strong smellare dangerous,while those whichare odourless orfaint-scented are

harmless. Forexample, a two-

component polyurethanewhich contains no solvents (and 0g/L of VOC) is essentially odourless,but its isocyanate component(“hardener”) is greatly toxic anddangerous to the uninformed user.100 percent solids100 percent solids products are

generally considered to containlittle or no solvents. Thisconsideration notwithstanding, thecoating is applied in liquid formand 100 percent of its componentsremain on the surface duringsolidification. While a coatingidentified as containing 100 percentsolids may still be comprised oftrace percentages of solvents, itmay not be automatically assumedto contain 0 g/L of VOC.Additionally, the notion of 100percent solids has nothing to do

with the coating’s toxicity. These“solid” components of the coatingmay be as toxic as the solventsused in typical coatings. Everyformulation is therefore unique andmust be utilized only after fullunderstanding of the potentialdangers associated with it.In conclusion, it is extremely

important to read the technical datasheets as well as the health andsafety information of any coatingproduct before using it. Forewarnedis forearmed! ■

François Paquette, M.Sc.Chemist, is a chemistwith Soprema Canada.

Editor’s note: Some roofingcontractors have expressedconcern over the inability oflow-VOC primers and adhesivesto dry in colder weather, whichthey say has led to delays ininstalling membranes. RoofingBC will be following up onthese concerns, with theassistance of the CanadianRoofing Contractors Associationand the RCABC.

Clarification on VOC regulationsPhotos courtesy of Soprema


NEVER UNDERESTIMATE THE IMPORTANCE OF A COMPREHENSIVE ROOF GUARANTEE

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VANCOUVER – The trial over the BCPlace roof renovation project,scheduled to begin this October, hasbeen delayed to February 2014,according to Justice Gregory

Bowden. The judge cited the needfor expert reports to be tabled intime.The trial involves France-based

cable company Freyssinet, which is

suing Quebec-based steel contractorCanam for $6.5 million thatFreyssinet claims it is owed forinstallation work. BC Pavilion Corp and general

contractor PCL are also named inthe suit.Canam has counter-sued with a

$39 million claim against Freyssinetfor broken or failed equipment and

a disagreement over constructionmethods, which the French companysays delayed the project.The trial is expected to last well

into the summer of 2014. ■

The spectacular BC Place Roof project is the subject of what is expected to be a lengthy court battle. Photo: BC Pavilion Corp

BC Place roof trial delayed


Safety Blitzfindings:fallprotectionignoredA two-month long safetyenforcement blitz by WorkSafeBChas resulted in a call for greater useof fall protection by residentialconstruction contractors.WorkSafeBC has a dedicated

team of 10 prevention officers whofocus full-time on residentialconstruction. This team was out allsummer visiting sites and lookingfor the proper use of fall protection.

“Last year seven workers diedfrom falls; three of them wereworking in construction,” said KevinMolnar, WorkSafeBC regionaldirector for the Lower Mainland.“We know from our enforcement

blitz that employers and workers inconstruction are aware of theirobligation to use fall protection. Fallprotection saves lives. Theseinjuries are preventable.”Molnar said eight penalties were

issued for fall protection violationsbecause workers were found to bewearing fall protection harnessesthat were not connected to a lifelineor anchor.WorkSafeBC initiated a six-week

targeted enforcement blitz in 2012to address fall protection violationsin residential construction androofing worksites. In that blitz,officers imposed 23 penalties to

employers and issued a total of1,356 orders.According to WorkSafeBC, 17

percent of all claims in the provinceare due to falls. In addition, 25percent of all serious injuries arefrom falls and 29 percent of claimscosts are due to falls.A penalty report released earlier

this year said it imposed 260penalties, totaling $2.9 millionagainst employers in 2012 forviolations of the OccupationalHealth and Safety Regulation andthe Workers Compensation Act.Employers from the construction

sector accounted for almost 85percent of penalties. Most of thesepenalties were related toinadequate use of fall protection(59 percent) and exposing workersto asbestos (14 percent).WorkSafeBC has increased its

enforcement capacity and isfocussing on industries that presentthe highest risk to workers andwhere compliance is known to bean issue, in particular steep sloperoofing.Falls produce 43 percent of

claims and 72 percent of all claimcosts in the steep slope roofingclassification used by WorkSafeBC.In the period between 2009 to2011, WorkSafeBC documented239 steep slope falls, with a totalclaim cost of $7 million and 121lost days of work.According to a WorkSafeBC

spokesman, “We did not do aformal [safety blitz] campaign for2013, but will be discussing doingone for 2014.”

The RCABC has been well aheadof the curve in fall protectioneducation for its members. Eachmember, for example, must berecertified every three years in fallprotection as part of their CORcertification safety programs. It isalso an important component of allRCABC apprenticeship programs. ■

WorkSafeBCratesincrease,decreaseVANCOUVER – WorkSafeBC hasreleased its preliminary assessmentrates for 2014, which are expectedto be approved by the WorkSafeBCboard of directors this October.“The return on the WorkSafeBC

investment portfolio has decreasedsignificantly in recent years, as aresult of the worldwide recessionthat began in 2008 and stilllingers,” noted Grant McMillan, thepresident of the Council ofConstruction Associations, whichrepresents the interests of 16construction associations in BC onWorkSafeBC matters. “As a result,more of the money to fund the costof compensation claims has tocome from employer assessments.Still, not all assessments have

gone up.All rates shown below are in

dollars per $100 payroll.

Examples of preliminary ratesdecreases are:• Construction labour supplydecreases from $4.46 to $4.36

• Low Slope Roofing decreasesfrom $5.42 to $5.37

• Steep Slope Roofing decreasesfrom $9.66 to $8.99. RCABC EVPIvan van Spronsen says that it isgratifying to note thatimprovements to workplacesafety programs are paying off.

Examples of preliminary ratesincreases include:• Home Building increases from$5.53 to $6.08

• Industrial, Commercial andInstitutional increases from$3.27 to $3.59

• Structural Moving increases from$5.38 to $5.91

No change:• Crane Operation remains at$3.73The complete list of WorkSafeBC

preliminary rates for 2014 can beviewed online throughwww.worksafebc.com. ■

Fall protection equipment must be used on any rooftop construction. Shown here is fall protectionanchor points from Safety Equipment Solutions. Photo: Safety Equipment Solutions


VANCOUVER – U.S.-based Owens Corning Roofing andAsphalt LLC has extended its asphalt shingle roofrecycling to BC after successfully recycling more thanone million tonnes of its shingles in the U.S.Owens Corning roofing and asphalt shingle products

all have capability of being recycled into road paving.The first asphalt roofing manufacturer to establish a

North American-wide recycling program, Owens Corningconnects roofing contractors with local recyclingfacilities.In BC, the recycler is Gemaco Sales Ltd. of Annacis

Island in Delta, which grinds the waste asphalt and sellsit as an additive for asphalt paving. Gemaco’s facilitycan handle 60,000 tonnes of asphalt shingles a year, alldiverted from the landfill. Each tonne of asphalt createsabout two barrels of asphalt bitumen that is used forpaving.Roofing contractors who deliver tear-off shingles are

charged $45 per tonne at Gemaco, compared to $109per tonne at local landfills.Recyclers are also set up in Edmonton and Calgary

under the Owens Corning program.As part of the Owens Corning program, roofing

contractors commit to recycle their shingle tear-offs,explained Owens Corning spokesman Barry Hornbacher.Since the program began in 2009, Owens CorningRoofing and Asphalt has recycled the equivalent ofapproximately 33,000 roofs, he added.Owens Corning is focused primarily on asphalt from

residential roofs but Hornbacher said asphalt shinglesfrom any construction project could be recycled underits program.Celebrating its 75th anniversary in 2013, Owens

Corning is a market-leading manufacturer with sales of$5.2 billion in 2012 and approximately 15,000employees in 27 countries on five continents. ■

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Each tonne of recycled asphaltshingles produces about twobarrels of asphalt bitumen

that is used for paving.

Tear-off asphalt shingles headed to a recycling:trip can save roofing contractors more than half the price of dumping at a landfill.

All Owens Corning asphaltshingles can be recycled. Photos: Owens CorningRoofing and Asphalt LLC

Owens Corningexpands asphaltrecycling to BC


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VICTORIA – Brock White officiallyopened its award-winning Colwoodfacility in Victoria on September 21with a grand event.Victoria mayor Carol Hamilton

snipped the ribbon to open the24,000-square-foot office,showroom and distribution centre,while a gourmet chef prepared foodfor invited guests and media.Backed by music from a jazz trio,suppliers presented displaysrepresenting the wide variety ofconstruction products handled byBrock White.The metal-roofed building,

completed in 2008, had earlierreceived an Award of Excellence inthe Commercial Building categoryby the Victoria Real Estate Board’sCommercial Division.“We are a distribution centre for

construction materials supplied totrades and the public, serving all ofVancouver Island,” said John Steel,Victoria branch manager for BrockWhite Canada. The building, on twoacres of land on Wilfert Road, has astaff of eight.Following the purchase of Steels

Industrial Products in August of2012, Brock White CanadaCompany LLC has been establishinga stronger footprint in WesternCanada’s construction industry. InBC, Steels’ Winston Street facility inBurnaby was merged with theBrock White/Universal Burnaby’sAlpha Street location into a largercombined facility on EnterpriseStreet in Burnaby this year. ThePrince George facilities weremerged into one new 17,600-square-foot location this summer. ■

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Brock White officially opened its 24,000-square foot Colwood facility in Victoria on September 21. Photo: Brock White Canada

Garry McFarlane of Brock White informs customers about a line of geosynthetic products while the band plays on the back of the delivery truck.

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Building Envelope and Roofing Inspection Services

Trail Roofing Ltd hasbeen leading theKootenay marketfor 60 yearsBy Frank O’Brien

When big clients – like theprovincial government and skiresort developers – want roofingdone in the Kootenays, it is likelythat Trail Roofing Ltd. is on theirspeed dial.Founded in the early 50s but

with a construction pedigree thatreaches back even further, TrailRoofing is as much a part of theKootenay landscape as themountains that surround thecompany’s Trail headquarters.James Swanson, 48, a partner in

Trail Roofing with Eric Coffin, hadjust returned from re-roofing 400 squaresof SBS on a Fernieschool when he tooktime from a flat-outsummer schedule totalk with Roofing BC.Trail Roofing was formed from a

contracting business started bySwanson’s grandfather and laterexpanded by his father – bothincidentally also named James. Thelatest James recalls being aroundroofing sites as a toddler andhulking shingles onto roofs beforehe became a teenager. “We aredefinitely a third-generationbusiness,” he said.Swanson remains an old-school,

hands-on roofer, as likely to bedirecting crews from a rooftop as

from his 6,000-square-foot shopand office. He recently handled twotar-and-gravel projects, rare even inthe Kootenays. “I used Polymax [apolyester felt built-up roofingsystem] by Hal Industries,” he said.“It’s bullet proof.”While based in Trail, Swanson’s

crews work right across the Westand East Kootenays. Trail Roofinghas 18 men in the field, normallyrunning with three crews and afleet of a dozen trucks.“We go where the work is,”

Swanson said.Lately, most of that work has

been re-roofing contracts, normallySBS installations for institutionaland commercial clients, but TrailRoofing is also well known for itshigh-quality residential contracts.

Swanson prefersworking on flat roofprojects, partlybecause of the cut-price competition inthe residential sectorfrom non-RCABC

members who don’t work toSwanson’s standards.“There are a lot of fly-by-

nighters in residential,” he said,“which makes the money verytight.”Trail Roofing’s headquarters

includes a large fully equippedmetal shop that can produce metalroofing and siding panels and alsosupplies flashing, ductwork andother items for Kootenay heatingcontractors. The shop also includesgenerous storage for inventory,

since the nearest large roofingsupplier is more than five hoursaway in Kelowna.The summer and fall are a busy

time for Trail Roofing, becausewhen the Kootenay winter socks in,not much roofing is done. Themetal shop, and maintenancecontracts, keep the company tickingduring the cold months, and allowsSwanson time to concentrate withhis sons on junior hockey, a familypassion.Swanson describes the Kootenay

roofing business as “steady” butnotes that not much new

construction is taking place. Hiscrews replaced 270 squares andmetal flashing on the Trail hospital,and right now the company ishandling commercial re-roofing inTrail and replacing a Loblaws roofin Grand Forks. Swanson wasrecently asked to work on a skicondo complex in Fernie and evento handle a project in northernAlberta.The consistent work has allowed

Trail an enviable retention record,with one of the crew in his 18thyear and others on board for morethan a decade. “We have a good

core,” Swanson said.Swanson takes advantage of the

“great facilities” at the RCABCcampus in Langley, sending threeapprentices for training and eventaking a course there himself.Training is just one of the

advantages that Trail Roofing hasseen as a member of the RCABC,which the company joined in 2008.“Becoming a member of the RCABCwas the best business decision Iever made,” Swanson said,” withouta doubt. It holds us to a higherstandard and allows us to bid onthe bigger jobs.” As an active

Trail blazer

Above: James Swanson, co-owner of Trail Roofing Ltd. which has served the Kootenays for more thanhalf a century. Photo: Wally Soukoroff/ ProCreative Design Lab

Profile

Trail Roofing’s metal shop produces metalroofing and siding panels and supplies flashingand ductwork.Photo: Wally Soukoroff/ ProCreative Design Lab

“Becoming amember of the

RCABC was the bestbusiness decisionI ever made.”


member, TrailRoofing can supplythe RoofStarguarantee, which isvital, he notes, formost institutionalroofing contracts.Trail Roofing has

a near faultlesssafety record: thelast time anyone wasbadly hurt on the jobwas Swanson’s dadback in 1988. Alesson was learned.Swanson’s wifeKaryn and daughterLindsay helpeddevelop and updatethe company’s safetymanual, which allstaff follow faithfully.Like all RCABC activemembers, Trailmaintains CORcertification.Swanson’s son

Sam was workingwith his dad thissummer in Fernie;while oldest son,Jacob, is finishing hisaccounting degree inuniversity. Theyoungest, Ryan, willsoon be chipping inon site work. Itappears that Trail’sfirst family ofroofing still has along way to go. ■

Trail crews work on a Trail hospital roofingcontract during a blustery Kootenay winter.

Photo: Trail Roofing Ltd.

Institutional and commercial roof dominates Trail Roofingcontracts. Trail usually has up to 18 men in the field,

running with three crews and a fleet of a dozen trucks.Photos: Trail Roofing Ltd.

LeakhuntersElectronic detectionholds future fortesting membraneintegrityBy Peter BrooksPhotos: Interface / RCI

Electronic Leak Detection (ELD),the next generation innondestructive membranetesting, is rapidly becoming thefirst choice for manufacturers,specifiers, consultants andcontractors around the world. Itis providing faster, safer, moreaccurate and less expensiveleak locating and integritytesting on waterproofing androofing membranes,pinpointing leaks directly sothey can be immediatelyrepaired and retested.However, as often happens with

new techniques, many findthemselves unfamiliar with thefunctional details of the technology,the principles employed, and theprocedures followed whenperforming the inspection. In fact,familiarity with these issues canhelp ensure the testing will beconducted in the optimal mannerand yield accurate results.While ELD goes by several trade

names (e.g., electronic vectormapping, EFVM®, Integriscan™,etc.), for the purposes of thisdiscussion, all electrically basedintegrity testing will be referred toas electronic leak detection, eitherhigh- or low-voltage.Electronic Leak Detection vs.flood testingTraditional flood testing can be

time-consuming and expensive,especially when retesting isrequired. The load-carrying capacityof the building and the weight ofthe required water must be clearlyunderstood in order to avoidpotentially catastrophic damage. Ifleaks are present, flood testing cancause significant water damagewithin the building. Flood testingdoesn’t pinpoint membranebreaches; locating leaks stillrequires visual inspection and oneor more additional tests.ELD is quick and safe, as high-

voltage testing is performed on drymembranes and low-voltageinspections require only wetting themembrane, not flooding. Unlikeflood testing, inspections pinpointthe actual breaches for immediaterepair and retesting. Even pinholestoo small to be seen can be quicklylocated. In addition, breaches caneven be isolated on many roofswith overburden. The testtechniques are also easy to apply tovertical surfaces, and significanttime and expense can be saved bynot having to dam sloped areas.Principles and applicationsIn order for ELD to be

performed, two conditions must bemet: first, the membrane must benonconductive – i.e., have a highdielectric strength; and second, aconductive grounding medium

(typically a structural concrete ormetal deck or metal mesh) must bepresent beneath the membrane.Fortunately, most roofing andwaterproofing membranes arenonconductive and are excellentcandidates for ELD. One notableexception is black M-class ethylenepropylene diene monomer (EPDM)rubber membrane, which containscarbon black, an electricallyconductive substance. Integritytesting on EPDM membranes istypically conducted with infraredcameras and/or nuclear moisturegauges, as ELD will not work onthis material.An ELD device works by creating

an electrical field on the membranesurface and a second electrical fieldin a ground in the system. Althoughthe voltages vary, the ELDequipment generates only a verysmall amount of current, soelectrical hazards are minimized.When the electric field on the

membrane surface encounters abreach, electricity travels from theroofing/waterproofing membranesurface through the breach to thegrounding medium below. Thiscompletes the circuit, triggering thetesting device to alert the technicianthat a breach has been detected.The technician then uses the testequipment to pinpoint the locationof the breach.There are two types of ELD

surveys – low-voltage and high-voltage – sometimes referred to as“low-voltage electrical conductancetesting” and “high-voltage sparktesting.” Both types use a mobilebattery-powered electricalgenerator to create the necessaryelectrical charge. Each type has itsparticular advantages andlimitations. Selecting the mostappropriate technique for eachparticular application will minimizecosts and enable the technician toobtain the most thorough andaccurate testing results.Although manufacturers have

developed two distinctly differentapproaches to low-voltage ELD,both are performed on a wetsurface and find leaks when thecurrent connects to ground throughthe moisture.

Low-voltage probesFor low-voltage devices that use

hand-held probes to detect currentflow through breaches, the test areais prepared bylaying a loop ofexposed metalwire (referred toas a trace wire)on the membranearound theperimeter (Figure1). To preventfalse-positivereadings,groundedpenetrationswithin the testarea are isolatedusing wire loopsthat areconnected to theperimeter tracewire. Thecompleted tracewire is thenconnected to oneterminal of apulse generator.The otherterminal of the generator isattached to a ground connected tothe structural deck of the system(usually a drain, railing, etc.) or toan alternative-grounding mediuminstalled in the system.A pulsating electrical current

(typically 38-40 volts DC) isintroduced into the trace wire. Anelectrical field is maintained abovethe membrane by spraying wateron the membrane surface to keep itcompletely moistened (not flooded).The size of the test area isgoverned by surface conditions ofthe membrane, the ability tomaintain surface moisture, and theequipment used.Using two metal sensor poles

connected to a detector unit(potentiometer), the technicianmethodically surveys the test areawhile monitoring the detector(Figure 2). When no membranebreaches are present, the electriccurrent in the test bed is static, withno significant current vectors. Whenthere are breaches, thepotentiometer senses electrical flowacross the field as current travels

from the trace wire to thebreach where it is groundedand the circuit is completed.The technician follows thecurrent direction until thebreach is pinpointed. Whenmultiple breaches are present,each individual fault must beeither repaired or isolatedfrom the test bed with atemporary wire loopconnected to the perimetertrace wire. This effectively“screens” or removes thebreach from the inspectedarea. The technician thenresumes the testing until allbreaches have been identified.Because a significant

advantage of ELD is thatdetected breaches can bequickly repaired and retested,the ideal situation is for themembrane installationcontractor to be on-site duringthe testing. This way, anyfaults can be repaired and

retested; and at the conclusion ofthe testing, the membrane can becertified breach-free. If the

membrane willreceiveoverburden, thetrace wire isusually left inplace andconnection boxesare provided sothat low-voltageleak detection canbe performedafter theinstallation of theoverburden.Scanning decklow-voltagetestingA second type

of low-voltagetest deviceemploys aroughly 1.5- x 2-foot mobile“scanning deck”that is pushedover a continually

moistened membrane surface(Figure 3). Small metal chainshanging from the outer edges ofthe deck take the place of the tracewire. A similar array of chainshangs from theinner part of thedeck, and bothsets of chainsare connected tothe device’spowergenerator. Whenthe deck passesover amembranebreach, there isa change in theelectricalpotentialbetween the twochain arrays,and the testingtechnician isalerted thatcurrent hasconnected toground directlybeneath theplatform.

High-voltage spark testingHigh-voltage electronic leak

detection works on the principle ofarcing: the passage of electricalcurrent through a normallynonconductive medium such as air.Typically, high-voltage ELDequipment has adjustable currentoutputs from 1,000-30,000 voltsDC. This allows for testingmembranes from a thickness of afew mils up to ½ to 5/8 inch. Inaddition to the high-voltage arcing,if moisture is present in the system,it will act as a conductive path forcompleting the circuit.This test is conducted on a dry

membrane surface, so a watersource is not required. Althoughsometimes referred to as “high-voltage vector mapping,” in high-voltage testing, the technicianlocates breaches directly rather thanthrough interpretation of currentvectors. Thus, there is no need tolay a trace wire or isolatepenetrations and located breachesfrom the rest of the test area.Technicians employ a broom-like

metal brush, typically two to threefeet wide, connected to oneterminal of the generator. The otherterminal of the generator isconnected to the structural deck orother grounding medium (Figure 4).The technician walks in straightlines across the membrane surface,pushing or pulling the electricallycharged brush (Figure 5). When thebrush passes over a breach, currenttravels through the breach to theground. The completed electricalcircuit triggers an audible alarm toalert the technician, who then usesa corner of the brush to pinpointthe exact breach location. Thecurrent is capable of arcing throughair (up to ¾ inch) so water does nothave to be present in the system,but if the schedule permits, it canbe helpful to have the membraneexperience several rain events.In systems where there are

nonconductive materials betweenthe membrane and the structuraldeck (e.g. insulation or vapourretarders), it may be necessary toinstall an alternative groundingmedium as close to the membranesurface as possible. Stainless steeland aluminum meshes are


Figure 1 – Probe and trace wire low-voltage vector mapping pinpoints breachesby interpreting the direction of current vectors across a moistened membrane.

Figure 2 – Technician performing probe andtrace wire method of low-voltage vector

mapping on a wet membrane

Figure 3 – Scanning deck method of low-voltage testing uses metalchains hanging from the deck instead of a trace wire and probes.

commonly employed toact as alternativegrounds, whileconductive felts areoften employed inmodified-bitumen andbuilt-up systems.Low voltage or high?Because there is no

need for trace wire andit is not necessary towet the membrane,high-voltage testing maytake less time than low-voltage, particularly ifthere are manygrounded penetrationsor numerous breaches. Itis also excellent fortesting vertical surfacessuch as curbs, parapets,and foundation walls,because there is no needto maintain a moist

surface (Figure6). However, thetest surface mustbe completelydry, and pondedwater or evendew will createunstable testconditions. Low-voltage testingtypically requiresa second personto spray waterand maintainmoisture on themembrane, whilea singletechnician canconduct high-voltage testing.

High-voltagetesting requires thatthe electricallycharged brush be incontact with themembrane and isnot suitable fortesting systems withoverburden(vegetation, pavers,ballast, etc.). If theoverburden can besufficiently wetted and a trace wireis installed at the perimeter, low-voltage testing can usually deliversound test results with theseoverburden materials in place. It iscommon practice to utilize ELD asan integrity test of thewaterproofing membrane prior tothe installation of any overburden,in which case either method may beused.

Specifyingelectronic leakdetectionBecause these

testingmethodologies arerelatively new andspecifiers andconsultants are often

unfamiliar with the technology, ELDspecifications are sometimesincomplete or inaccurate.The specifications may fail to

adequately define the equipment tobe employed, procedures to befollowed, qualifications of thetesting agency, or requirements forthe final report. In some cases, ELDmay be specified on systems that,as designed, cannot be inspectedwith an electric current technique.

When in doubt,specifiers can workwith experienced ELDproviders in order toensure accurate andcompletespecifications areemployed.Electronic leak

detection is a majorstep forward for thewaterproofing androofing industries. Itis already savingsignificant time andmoney and improvingthe ability of allparties to deliverhigher-quality, moretrouble-free productsand services. Look forELD to play a greaterand greater role in

quality control and leakinvestigations for both roofing andwaterproofing membranes. ■

Peter Brooks is presidentof Vector Mapping/IRAnalyzers. He has beenperforming nondestructivetesting for over 31 yearsand is currently director ofRCI Region I. He may becontacted [email protected].

This article first appeared in Interface magazine,the Journal of ICI, August 2013.



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Figure 4 – High-voltage electronic leak detection locates breachesdirectly when the current arcs through a breach to ground.

Figure 6 – High-voltage testing is excellent for vertical surfaces and congested areas.

Figure 5 – High-voltage ELD is conducted bysweeping a dry membrane with an electrified brush

“Electronic LeakDetection... is rapidlybecoming the first

choice formanufacturers,

specifiers, consultantsand contractors

around the world.”

Note: The two accepted leakdetection companies forRoofStar waterproofingguarantees are Detec Systems(detecsystems.com) and SMTResearch (smtresearch.ca)


$59 million inconstruction as studentenrollment soarsBy Dermot Mack

An exploding population hasresulted in Surrey seeing quickconstruction of five new schools thisyear and next.The BC government is investing

a total of about $59 million for theconstruction and expansion of theSurrey schools, which will create1,840 new student spaces – andrequire a lot of roofing material.The basic structure for Goldstone

Park Elementary in the SouthNewton area is already completedand workers from Crown Roofingand Drainage Ltd. of Richmond areinstalling the SBS roof. Completionis expected this December andthere will be capacity for 555kindergarten to grade sevenstudents. It is expected to cost$14.7 million. Olivit ConstructionLtd. is the general contractor.Katzie Elementary also has its

structure completed. CrownRoofing, which is an RCABCmember and offers the RoofStarguarantee, is also installing this

roof. The general contractor is ProCan Construction Group.Completion is expected early in

2014 with capacity for 605kindergarten to grade sevenstudents.A spokesman for Chilliwack-

based Craven Huston PowersArchitects, which designed bothGoldstone and Katzie schools, saidconventional roofing materials werespecified, but deck constructionincludes extensive use of wood,including heavy timber, asmandated under BC’s “wood first”strategy.Work on additions for Fraser

Heights Secondary and PanoramaRidge Secondary are underway. TheFraser Heights addition will add200 new spaces and the PanoramaRidge addition a further 300 byspring 2014.As well, the replacement school

for Sunnyside Elementary will becomplete this September with atotal of 450 seats, 180 more thanthe old school.Surrey’s student population has

grown from 58,648 students in2001 to 67,436 this year, anincrease of 13 percent. ■

Surrey seeing five schools built

$14.7 million Goldstone Elementary inSurrey will sport a RoofStar-guaranteedroof from Crown Roofing & Drainage Ltd.

Work will complete this year on Katzie Elementary, part of a $59 million school construction blitz in Surrey.Illustrations: Craven Huston Powers Architects

Goldstone Elementary School nearing completion. Photos: Paddy Tennant

RCABC members willrock the River RockThe Roofing Contractors Association of BC’s annual generalmeeting and awards luncheon will be held November 30 atthe River Rock Casino Resort in Richmond.RCABC will recognize the following achievements at the

Awards Lunch:• 10, 25 and 50-year members;• Top Roofing Apprentice for BC;• Top Architectural Sheet Metal Apprentice for BC;• Stan Gregorowich Award for outstanding support of education and training in the roofing industry;• Kenneth J. Grant Award for outstanding contributions by an RCABC member to further roofing professionalism;• Douglas McLean Memorial Award for exceptional service to the industry by an RCABC Associate Member;• Douglas Grant Kilpatrick Memorial Award for the RCABC member that best exemplifies sportsmanship withinthe roofing industry; and

• RoofStar Awards:– RoofStar Top Supporting Member Award in each region, and Top Supporting Member Award for all of BC;and

– RoofStar Claims Free Award for each region.All RCABC members are urged to attend the luncheon and the “Roofers Reindeer Rampage”, and enjoy all the

amenities available at BC’s premier resort casino.For information and registration, contact the RCABC at 604-882-9734. ■

River Rock will host RCABC’s AGM on November 30.Photo: River Rock Casino Resort


VANCOUVER – Vancouver CoastalHealth has released a shortlist ofthree teams for the next stage ofthe selection process to design andbuild the new $82 million mentalhealth facility at Vancouver GeneralHospital.The teams are:

• EllisDon Corporation with ParkinArchitects Ltd.;

• Lark Group with SterlingPlanning Alliance and SteffianBradley Architects; and

• Stuart Olson DominionConstruction Ltd. with Canon Design Architecture Inc.VCH expects to issue the Request

for Proposals in October 2013 andaward the contract by May 2014.At the conclusion of the RFP

stage, a preferred proponent will beselected and negotiations will beginto reach a final agreement.Design-build activities will start

immediately after the signing of anagreement.The new centre will be

constructed on the current site ofVancouver Coastal Health’s

Willow Chest Centre. It will bedesigned to consolidate all thespecialized mental health servicesoffered at VGH under one roof.Groundwork is expected to start

this fall on the new eight storeybuilding with 100 private rooms.There will be patient access tooutdoor gardens and courtyards, aswell as exercise facilities.

The 119,500-square-foot buildingis scheduled for completion in 2017.The VGH & UBC Hospital

Foundation has committed $25million to the new centre, including$12 million from Joseph andRosalie Segal. The provincialgovernment is contributing $57million. ■

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Quintet complex inRichmond stretcheswaterproofing challengeBy Frank O’BrienThe giant $165 million Quintetproject in Richmond, by CanadaSunrise Corporation and being builtunder the direction of LedcorConstruction, has proved a

challenge for roofing contractorPacific Waterproofing Ltd. ofBurnaby.Quintet will be comprised of fivetowers and townhomes indowntown Richmond on theSkytrain line. It will also be thefuture home of Trinity WesternUniversity (a private university) anda new 30,000 square foot City of

Richmond Community Centre.The primarily residentialdevelopment has proved a huge hitwith buyers. The first phase, with295 units and to be completed in2013, sold out in just two weeks.Some people camped out for twodays as they waited to purchasewhat some see as Richmond’spremier residential development.

Construction of the first phase,which represents two of theprojected five 14-16 storey towers,began in April 2011. The secondphase of three additional buildingsis planned for completion in 2015.The total square footage of theentire complex is 762,000 squarefeet.

PUBLICATIONS MAIL AGREEMENT NO. 40014608RETURN UNDELIVERABLE CANADIAN ADDRESSES TO:Roofing Contractors Association of BC9734 201 StreetLangley, BC Canada V1M 3E8

THE VOICE OF PROFESSIONAL ROOFING CONTRACTORS Vol. 9, No. 4 • WINTER 2012-13

WINTER 2012-13I N T H I S I S S U E :

QUINTET continued page 4

FEATURES:Quintet: wet and waterproof ....1Profile: Pacific Waterproofing.. 8Roofing and the new BC Building Code ..................... 11Architectural metal “bulb seam” roofing .................12HST switching back to PST .....17ASSOCIATION:President’s message .................. 3RCABC AGM report ................... 5Prompt payment lobby............. 7Training programs require changes........................ 10INDUSTRY NEWS:Safety blitz may repeat............. 5Waterproofing: more than the membrane ............................ 6Underlayment UV warranty doubles ....................... 9Outlook 2013 .......................... 14VRCA Awards of Excellence ....15Vancouver’s green plan .......... 16BC’s Energy Efficiency Building Strategy.......................16Green roof demand on rise.....16Roof moved in one piece ........18Building permits ramp up.......18Construction trade shows:Expo, RCI, Buildex ................... 19Tower design wins award ...... 20Roofing nailers recalled ......... 20Copper price rise forecast ...... 20Shop yards worth money........21NRCA repair manual out ...... 21CRCA releases spec manual .. 21

COLUMNLegal Affairs: Computers atwork – and privacy ................. 22

ASM ‘bulb seam’ roofingGaining popularity in Canada See page 12

Wet and waterproof

Artist rendering from W.T. LeungArchitects shows the fifth-floorplaza at Quintet in Richmond.The waterproofed plaza featuresponds, waterfalls and plantingson top of a rubberized asphaltwaterproofing membrane. Photo:W.T. Leung Architects Inc.

Trade shows on horizon February and March offer up threeevents. See page 19

Three teams in running for $82 million mental health facility at Vancouver General Hospital.Photo: Vancouver Coastal Health

Shortlist released for new VGH tower

Hydro startsfacility inCampbellRiverCAMPBELL RIVER – OmicronConstruction of Vancouver hasstarted construction of the new $23million BC Hydro office building inCampbell River.The 28,000-square-foot building

will create about 60 jobs over its16-month construction. It is beingbuilt to sustainable designstandards and is the first BC Hydrooffice to be built on First Nationsreserve land. ■

Construction spendingdrops from record highVANCOUVER – Non-residential construction investment spending in MetroVancouver was down from the first quarter of 2013, due in large part to adrop in industrial spending, according to the Vancouver RegionalConstruction Association (VRCA). Prices for construction materials were alsodown.“After five consecutive quarters of gains which pushed non-residential

spending in the Metro Vancouver region to their highest values ever, thisquarter we are seeing some correction,” said Jan Robinson, interimpresident of the VRCA.Metro Vancouver saw a 1.8 percent drop in total non-residential building

construction in the second quarter of 2013 to $890.4 million seasonallyadjusted, from $906.7 million in the first quarter of 2013. Commercialbuilding construction edged down 1 percent to $591.6 million, institutional-government rose 1.3 percent to $247.5 million, while industrial buildingconstruction investment fell 20.7 percent to $51.3 million from the firstquarter of 2013.“While commercial building investment, the largest sector, edged down

for the first time since the fourth quarter of 2011, this drop is likelytemporary because market conditions are gradually improving, with severaloffice projects in Vancouver either in the early stages of construction orproposed,” Robinson said. “The current economic slowdown will likelycontinue through 2013 before growth picks up in 2014 and beyond, whichbodes well for higher private sector investment in 2015.”Building construction prices declined for the first time since early 2010,

with the second quarter 2013 index edging down to 98.3 compared to 99.4in the first quarter in Metro Vancouver, resulting in a 0.6 percent year-over-year decline. ■

Housing starts rallyVANCOUVER – British Columbia’s housing starts are expected to climbfrom 27,465 homes in 2012 to 28,800 this year, then to 30,100 in 2014,Canada Mortgage and Housing Corporation (CMHC) forecasts.The rise isn’t expected to have much effect on home prices. Average

house prices are expected to hold at $511,200 this year, down from$514,836 in 2012, before rising once more to $524,000 in 2014, accordingto CMHC’s Market Housing Outlook.Much of the housing activity is pegged to take place in Vancouver. The

city’s single-detached home starts are projected to increase 8.5 percent thisyear in the Metro region.Housing starts in Kelowna and the Abbotsford-Mission area are also

expected to rise. ■

Three groups bid on $600M North Island hospitalsVICTORIA – Three groups have been shortlisted for the $600 million North Island Hospitals Project, involving twonew hospitals.The projects are the $334 million, 315,000-square-foot Comox Valley Hospital and the $266 million, 290,000-

square-foot Campbell River Hospital.“The winning team will be responsible for both projects,” according to Dan MacLennan, Communications Officer

for Island Health (the Vancouver Island Health Authority) and the North Island Hospitals Project. The winning teamwill design, build, finance and maintain the project as part of a 30-year contract.The successful team is expected to be named early in 2014, MacLennan said.The projects will create approximately 1,900 direct jobs and over 1,400 indirect jobs throughout both

communities, as well as economic spin offs, he added.The three groups in contention represent a number of companies. The teams are:

• Arbutus Health Care Partners, which is composed of Carillon Canada Inc., Bird Capital Limited, ConcertInfrastructure Ltd., Bird Design-Build Construction Inc., Campbell Construction Ltd., Kasian Architecture (interiors)and NBBJ Architecture;

• Plenary Health, which includes PCL Constructors Westcoast Inc., CEI Architecture Planning Interiors, PakinArchitects Western Ltd., and Johnson Controls and Plenary Group (Canada) Ltd.; and

• Tandem Health Partners, which includes Balfour Beatty Capital – Canada Ltd., Gracorp Capital Advisors Ltd.,Connor Clark & Lunn, GVest Traditional Infrastructure LP, Graham Design Builders LP, Farmer Construction Ltd.,Stantec Inc. and Honeywell International Inc.

Construction is scheduled to begin April 2014 and complete in the fall of 2017. ■

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Rosy economy seen in outlookVANCOUVER – BC’s economy will remain sluggish for the remainder of2013 before gaining traction in 2014 and 2015, says a new forecast byCentral 1 Credit Union.Central 1 economist Bryan Yu expects a modest gain of 2.4 percent next

year.“Growth will increase to nearly 3 percent in 2015 with further

acceleration over the following two years as the U.S. continues to recoverand large resource projects in the north come online,” Yu said.Highlights of the forecast include:

• Interest rates will remain low and rise moderately to near-normal levelsin 2017.

• Annual housing starts will gradually increase to more than 30,000 unitsby 2016.

• Forestry is one of the few bright lights thanks to higher prices due torising demand in the U.S. and Japanese reconstruction efforts.

• Lower mineral and metal prices will hamper growth in the miningindustry through 2014.

• BC’s unemployment rate will drop to 6.3 percent in 2015 and average5.5 percent in 2016 and 2017.

• Population growth will hold below 1 percent through 2014 as peoplemove to Alberta and Saskatchewan for jobs. By mid-2015 that willchange and workers will flow into BC. ■

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Conceptual rendering showing what the Campbell River Hospital could look like. Photo: Island Health Communications

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P3s pay off:studyMajority of projectscompleted as P3s on timeand on budgetOTTAWA – Canada has emerged asa leader in the creation of efficientpublic-private partnerships (P3s) forbuilding infrastructure. A ConferenceBoard of Canada report, released inAugust and partially funded byPartnerships British Columbia, foundthat 83 percent of projects werecompleted early or on time.“P3 delivery is enhancing the

long-term quality of publicinfrastructure and delivering valuefor taxpayers. Canadian companiesare also developing expertise in P3projects, which is creatingopportunities to export theirservices around the world,” saidVijay Gill, Principal ResourceAssociate.

The public sector has turned toP3 projects as an alternative way tobuild and maintain roads, hospitals,schools and other publicinfrastructure. Traditionalinfrastructure projects are built byprivate firms, funded by the publicsector. In contrast, P3 projects arefinanced by the private sector, whichis paid partly depending upon theresults – such as the completion ofthe project on time and on budget,and/or ongoing operations andmaintenance.

“The public is increasingly aware

that Canada’s infrastructure ofroads, transit and health andcommunity facilities is aging and inneed of renewal. Meanwhile, therehas been a growing publicacceptance of a greater role for theprivate sector in providinginfrastructure across the country,”said Gill.

Recent P3 projects in Canadahave been mostly deliveredsuccessfully. Of the last 42 projectsassessed in this study, 35 werecompleted on time or early.Moreover, 90 percent of theremaining projects were deliveredno more than four months after theplanned completion date; and 95

percent were completed no morethan six months later than expected.Provincial governments –

especially Alberta, British Columbia,Ontario and Quebec – continue tobe the most significant publicplayers in the Canadian P3 arena.Further federal support has comefrom the P3 Canada Fund, which

has to date committed over $700million covering 15 projects in sixprovinces and territories.

The municipal P3 market is alsoexpanding, with 15 projectslaunched between 2009 and 2012,the Conference Board found,suggesting that more municipalitiesmay opt for P3s in the future. ■

The $239.1 million Jim Pattison Outpatient Care and Surgery Centre in Surrey is an example of public-private partnership projects in BC. Photo: Fraser Health Authority



LEGAL AFFAIRS

PyramidsandpaymentsValid statutorydeclarations are vital tocontractor payments by David Mckenzie

On a typical construction project, ageneral contractor is hired by theowner to build the project.Subcontractors are then hiredto complete variousportions of the work.These subcontractorsmay in turn engagesub-subcontractors andsuppliers. This type ofarrangement is oftenreferred to as theconstruction pyramid.The owner has no

contracts with subcontractorsor suppliers and may have littleif any dealing with them. Similarly,the general contractor has nocontracts with sub-subcontractors orsuppliers. Typically, neither theowner nor the general contractorhas any means of determiningwhether the parties lower down thechain are being paid for theirservices. Because unpaid parties canmean liens and resulting delays, theconstruction industry has developedthe use of statutory declarations tohelp payments flow to the base ofthe construction pyramid.Statutory declarations are sworn

statements that may be requiredbefore contractors or subcontractorsare paid their progress draws orholdback releases. A statutorydeclaration will only be required asa condition of payment if the party’scontract contains an express term tothat effect. Absent such a term, thereis no obligation on any party toprovide a statutory declarationbefore being paid.Under a typical statutory

declaration, the signing partyswears or affirms that all of itsaccounts relating to its contract havebeen paid in full, up to and

including the last progress draw.The idea behind the statutorydeclaration is that it provides anassurance to the party makingpayment that the funds being paidare in fact reaching those fartherdown the pyramid. However, astatutory declaration may only be asgood as the word of the personswearing it; having completedstatutory declarations in hand doesnot fully guarantee that paymenthas actually been made to theparties further down the pyramid.

Declarations were false The BC Supreme Court

decision of Beatty Floors Ltd.versus KTM DevelopmentCorp. illustrates thepotential consequencesof making a falsestatement in astatutorydeclaration. Inthis case,Beatty FloorsLtd. (“Beatty”)was hired byKTMDevelopment Corp.(“KTM”) to supply flooringmaterial to various offices that KTMwas working on. The principal ofKTM swore two statutorydeclarations in relation to KTM’swork at these offices that stated thatall subcontractors’ labour andaccounts for materials andequipment relating to the officeshad been paid. The statutorydeclarations sworn by KTM’sprincipal were false, as Beatty hadnot yet been paid. As a result of the

statutory declarations, KTM receivedfurther payments from the owner.None of these further paymentsever reached Beatty.The Court found

KTM and itsprincipals liable forbreach of trust, asthe funds paid toKTM by the ownerhad been impressedwith a trust under BC’s Builders LienAct. The Court awarded damages toBeatty in the amount of $37,829.88,being the amount owed by KTM toBeatty. The Court went further andawarded additional punitivedamages in the amount of$15,000, stating that KTM andits principals “should bepunished to deter them andothers from swearing falsestatutory declarations in thefuture.” The Court made the

following comments:“Owners and project

managers…rely on statutorydeclarations from contractors in

order to ensure thecontractor hasdischarged itsobligations and thesubcontractors'labourers andmaterial men on

projects have been paid. Validstatutory declarations are critical tothe payment process and are ofparamount importance to ownersand project managers. If statutorydeclarations cannot be relied on byowners and project managers, theorderly payment process onconstruction projects will becomechaotic.”The Beatty decision is a reminder

of the importance of statutorydeclarations in the constructionindustry. While the decision remindsus that statutory declarations do notfully guarantee that payments havebeen made further down theconstruction pyramid, it alsoprovides a warning to individualsand corporations that swearing afalse statutory declaration can resultin significant judicial punishment. ■

David Mckenzie is a lawyer practicingconstruction and commercial litigation at

Jenkins Marzban Logan LLP in Vancouver,www.jml.ca. Note. The author does not

intend to form a solicitor-clientrelationship with a reader of this

article. This article is forinformation purposes

only. It should not berelied upon for legaladvice. If yourequire legaladvice, youshould seekcounselauthorized topractice law inyourjurisdiction.


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FirestonereleasessustainabilityreportFirst report highlightssustainable products andmanufacturing practicesIndianapolis – Firestone BuildingProducts announced the release ofits 2012 Sustainability Report inJune of this year.The report, the first for the

company, covers the fiscal 2012year. It is available for download athttp://firestonebpco.com/content/uploads/2009/03/FSBP-Sustainabilty-Report-GRI-6.21.13-final.pdf.Moving forward, the company

says it will continue to focus onsustainable products, solutions andbusiness practices by prioritizingshort- and long-term goals toimprove manufacturing processes;carefully evaluating factorsincluding energy consumption,waste management and emissions;and monitoring performance andtrends to identify additional areasof improvement.The Sustainability Report fulfills

the requirements of the GlobalReporting Initiative’s (GRI)Application Level C. GRI is anetwork-based organization thathas pioneered the development ofthe world’s most widely usedsustainability reporting frameworkand is committed to its continuousimprovement and applicationworldwide. The GRI Guidelines setout principles and indicators thatorganizations can use to measureand report their economic,environmental and socialperformance. ■

“A declaration mayonly be as good asthe word of the

person swearing it.”


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The Fort St. John Hospital project, by Acciona Infrastructures Canada Inc. and Stuart Olson Contractors Inc., is among finalist for the 2013 VRCA Awards ofExcellence. Photo: Northern Health Authority

VRCA to present 25th annual AwardsVANCOUVER – The Vancouver Regional Construction Association (VRCA) has announced the Silver Award winnersfor the 25th annual Awards of Excellence, a premier industry event honouring the region’s construction leaders.Three Silver Award winners were selected in most categories for their use of innovative techniques, new

materials or exceptional project management. One Silver Award winner from each category will be chosen as theGold Award winner during the 25th Annual VRCA Awards of Excellence gala dinner on October 17, 2013 at theVancouver Convention Centre.“The Silver Award winners this year all represent companies that were able to bring projects of the highest

calibre in on time and on budget,” says Jan Robinson, interim president of Vancouver Regional ConstructionAssociation. “We are especially excited to make the announcement about this year’s competition, as the Awards ofExcellence is celebrating its 25th anniversary. This is a significant milestone, and we are planning a special andappropriately significant event this year.”In this year’s competition, there were 42 total entrants and 38 projects considered. Over the 25 years the

competition has been in place, the value of the projects has grown tremendously, and the total value of projectsconsidered in this year’s competition represented $1.1 billion of construction throughout BC. ■

Vancouver – Northern BC is leadingthe charge as the capital cost ofmajor projects in the province hit arecord high in the second quarter ofthis year, according to theAssociation of ConsultingEngineering Companies – BritishColumbia (ACEC-BC)’s BC MPIReview, released in September.Total capital cost of BC major

projects reached $299.4 billion inthe second quarter of 2013,representing an 8.8 percent jumpover the previous quarter and 26.5percent higher than one yearearlier. Total capital cost representsthe combined value of projectsidentified as proposed, constructionstarted, completed and on hold.The North Coast region reported

a large 45.7 percent jump inproposed projects to $99.3 billion inthe second quarter from theprevious quarter and propelled theyear-to-year gain to 137.5 percent.The key drivers of this gain werethe Pacific Northwest LNG and thePrince Rupert LNG projects.Combined with the manufacturingsectors’ proposed Kitimat oilrefinery and related projectinvestments, resource-relatedprojects account for more than $50billion.The northern resource

construction boom “will have aprofound and formative impact onour province’s economy,” said KeithSashaw, president and CEO ofACEC-BC.The North Coast region continued

to have the highest proposed andtotal capital cost dollar amount ofany region in the province. Of notethis quarter is the 50 percent jumpin proposed projects in the miningand oil and gas industrial category,rising from $44.4 billion in the firstquarter to $66.6 billion in thesecond quarter of 2013.Kitimat accounted for nearly all

of the 45.4 percent increase,province-wide, in new

manufacturing facilities due to itsproposed oil refinery and otherwork. The oil refinery remainsproposed, however, as the industryawaits word on how oil will bepiped or railroaded from theAlberta oil sands.While total spending on new and

proposed gas and oil projectsreached $80.9 billion in the secondquarter, the commercial andresidential sectors were a distantsecond, the report found.Total project costs for residential

and commercial projects were $58.8billion, a growth of only 2.4 percentover the quarter, with proposedprojects down slightly (0.7%). Theslow growth may be attributed toreal estate market slowdown andcautions of mortgage rate increases,according to Sashaw.The Major Projects Inventory,

which is published quarterly, lists allmajor projects that are proposed,planned or underway in BritishColumbia. These are projects with acapital cost of at least $20 millioneach within the Lower Mainlandand projects valued at $15 millionor more apiece in the rest of BC.

Quick facts: the Northcoast LNG• There are currently 10 proposedLNG projects in BC, three ofwhich already have approvedexport licences from the NationalEnergy Board.

• Assuming two larger and threesmaller-sized LNG plants, alongwith supporting pipelines, the BCgovernment anticipates morethan 39,000 annual jobs will becreated over a nine-yearconstruction period and 75,000jobs once these plants are fullyoperational.

• Since 2012, companies haveinvested more than $6 billion inBC to acquire natural-gas assetsand secure the development ofpipelines and LNG plants in theprovince. ■

Minister of Natural Gas Development Rich Coleman (right) checks out progress at the Kitimat LNG sitewith Chevron officials and BC Oil and Gas Commission CEO Paul Jeakins (left). Photo: BC Government

North dominates as majorprojects post record


Thesincerestform offlattery –learningfrom theleaderby Brian Hofler

The British Columbia InsulationContractors Association is poised tolaunch a new quality assurancecertificate program for theinstallation of mechanical insulationin the Commercial,Institutional, Multi-residential,Marine and Industrial sectors,whether new or retro-fitconstruction.BCICA has been representing

professional mechanicalinsulation contractors for over 50years. Its manual, QualityStandards for MechanicalInsulation (Commercial andInstitutional Buildings), has beenthe reference of choice for themajority of design authorities in BCwhen specifying mechanicalinsulation work. Unfortunately, at atime when energy conservation,green technology and sustainablebuilding practices have been keyconsiderations for everyconstruction project, the focus onmechanical insulation, and itscontribution to the overall energyefficiency and long term operatingcosts of a building, have beenoverlooked. BCICA has beenwitness to this decline inapplication standards and isconcerned that this downward trendhas had a negative impact on allsectors of the mechanical insulationindustry. Unfortunately, the problemhas been compounded with theintroduction of materials that maynot meet the standards of qualityadhered to by reputable materialmanufacturers in North America,further lowering energy efficiency. In order to combat this trend, as

well as to provide a low costmechanism for true energyconservation for both buildingowners and occupants alike, theBCICA Board, supported by themembers of the association,embarked on a plan to develop aquality assurance certificateprogram (QACP) for the installationof mechanical insulation systems.First of all, it was essential toreview BCICA’s organization andensure that the Board could embarkon a set of goals that wouldessentially change the vision of theassociation.Constitution, Bylaws, internalpolicies and procedures The BCICA Board engaged

several consultants to review,reorganize and rewrite the BCICAConstitution and Bylaws; itsadministrative policies and

procedures, as well as to develop aframework for the introduction of aQACP. Three primary reasonsguided the process: 1. Modernize the existingconstitution and bylaws andensure that they complied withcurrent not for profit reportingrequirements.

2. Ensure that the association andits members were prepared forthe move to a fully professionalorganization, one guided byrules designed to confirm BCICAmembers as the best in themechanical insulation business.

3. Develop a framework for theintroduction of a qualityassurance program, a keycomponent in the revitalizationenvisioned by the Board ofDirectors.

Quality Assurance CertificateProgramThe development of a QAC

Program is surely a classicchicken and egg challenge.How can a quality assuranceprogram be developed thathas all the components, (i.e.qualified contractors,material that meets /exceeds industry standards,independent inspectorsqualified to inspectmechanical insulationsystems, anadministration systemcapable of managing aprogram), as well asbranding, marketingand communication initiativesdesigned to promote the programto the specifying community? If, according to George Bernard

Shaw, “Imitation is not just thesincerest form of flattery – it’s thesincerest form of learning”, it wasfortuitous that the BCICA Board hadthe opportunity to study and learnfrom the master of qualityassurance programs – the RoofingContractors Association of BC.RCABC wrote the book on a trueQAC, and the association sharesthat information with confidencepublically at www.rcabc.org. Theimportance of this fact cannot be

overlooked as it meant that theBCICA Board, and the members ofthe committees assigned to assist inthe QAC development, could learnfrom the industry leader andemulate many of the policies andprocedures evident in the RGCRoofStar Program. With that inmind, the BCICA Board reviewed itspriorities, and focused on thefollowing initiatives:• Inspector Training – Engage arespected training institution anddevelop a Mechanical InsulationInspection Program.

• Inspection Manual – Develop amanual specifically for inspectingMechanical Insulation work.

• Quality Standards for MechanicalInsulation manual – Engage a

consultant to review andrewrite the QualityStandards Manual toinclude the QACProgram and toprovide a list ofmaterials that can beused when a BCICAQAC is specified.• Marketing andPromotion –Engage areputable designcompany, familiarwith theconstructionsector, toproducemarketing andpromotionalmaterials.

Inspector trainingThe BCICA Board, with the help

of subject matter experts, partneredwith BCIT to develop and deliver acomprehensive and formalinstructional program formechanical insulation inspectors.The theoretical portion of the

inspection course is availableonline. The “hands on” practicum isfacilitated on site at BCIT in thesame building where Heat andFrost apprentices practiceinstallation procedures. In order to ensure that the

program content, deliverymechanism and testing proceduresmet expectations, a small cohort ofinsulation industry specialistscompleted the course and maderecommendations thatwere incorporatedinto the finalprogram. The fourMechanical InsulationInspection Coursesare now availableonline through BCIT;www.bcit.ca/study/courses/ppgs1210,ppgs1220,ppgs1230,ppgs1240.A second cohort of inspectors

with ICI Inspection backgrounds hascompleted the BCIT CertifiedInspector Courses. The groupmembers have been designated bythe BCICA board to inspect QACwork. The members of this groupbelong to the Applied ScienceTechnologists and Technicians of BC(ASTTBC).Inspection manual The inspection manual is

complete. This document providesall the policies, procedures, formsand processes for the issuanceof a Quality AssuranceCertificate. The manual will beavailable to BCICA membersshortly. It will assist ActiveContractor Members withestimating the costs ofproviding the QAC whenspecified. The manual will alsobe available to inspectors that arepre-qualified, have completed theBCIT Mechanical Inspection Course,completed a BCICA Workshopbased on the BCICA InspectionManual and have been “designated”

by BCICA to conduct QACinspections onbehalf of theassociation.Quality Standardsfor MechanicalInsulation ManualJames Findlay, a

respected specificationwriter in theconstruction industry,was engaged to rewritethe manual. A group ofsubject matter expertsworked with Findlay toensure that theinformation contained inthe QSMIM is current. TheThermal InsulationAssociation of Canada(TIAC) has given BCICApermission to use sections oftheir manual for consistencyand expediency. The revisedQSMIM will be availableshortly to BCICA members andspecifiers.

Marketing and promotionThe BCICA logo and motto

“saving energy for the future” is arecognizable trademark that fitsnicely with the value proposition(conserving energy, saving money,greening the planet) with which theQACP is associated. The BCICAwebsite, www.bcica.org, has alreadybeen updated. A local design andmarketing firm completed thenecessary marketing, presentationand ad copy materials required forpromotion of the QAC program.

PowerPoint presentations arecurrently available to the designcommunity.At the end of the day it would be

easy to suggest that this initiativewas the brainchildof an informedboard with a visionfor the future. Thisis true of course,but moreimportantly, thedevelopment of the

BCICA Quality Assurance Certificateprogram has been, and willcontinue to be, a learned activity.RCABC shared that learning bymaking its resources available online, without restrictions, because itis confident that its RoofStarprogram is the genuine article,providing a standard of quality thatis beneficial to all parties in theconstruction industry.

BCICA has taken on a similarchallenge for the MechanicalInsulation Industry and is nowpoised to launch a new andinnovative quality assuranceprogram. The QACP will soon beavailable for mechanical insulationinstallations that specify a BCICAQuality Assurance Certificate (QAC)on new and/or retrofit buildings.The BCICA QACP will be

marketed to mechanical insulationconsultants, engineering firms,architects, and related decisionmakers at all levels of government,as well as private developers andowners looking for operational costsavings while meeting new energyconservation guidelines. The QACP is intended to be a

cost effective quality assuranceoption that assures the use ofquality materials, installed byqualified journeypersons andinspected by independent, qualified,and purpose trained mechanicalinsulation inspectors. ■

Brian Hofler is theformer ExecutiveVice President ofthe RCABC. He is ajourneyman sheetmetal worker andholds a MastersDegree inEducationalLeadership. He iscurrently

consulting to BCICA as the associationreestablishes itself as a voice for professionalmechanical insulation contractors in BC. Mr.Hofler is an independent associationmanagement consultant. He may be contacted [email protected] or [email protected].

“Imitation is not justthe sincerest form of

flattery - it's thesincerest form of

learning.” – George Bernard Shaw

Roofing BC, Fall 2013

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