Over the past 30 years, building standards and techniques have changed. So it’s not surprising that Shalom Community Housing Co-operative gained more than its members expected when it undertook major renovations.
Located in Kitchener, Ontario, Shalom is a 40-unit townhouse-style co-op arranged in seven blocks around a central driveway. The buildings are wood-frame construction with sloped shingle roofs and full basements. Each unit of housing was fronted by a parking pad covered by a canopy. By 2007 the property was in no more than fair condition and getting worse every year. The co-op was surrounded by chain-link fencing and deteriorating wooden privacy screens, although the landscaping was well cared for. Vacancy loss was much higher than in similar co-ops. By 2015, it was clear that something would have to be done.
The co-op’s windows had reached the end of their useful life. Although roofs had been replaced in 2003, they were showing early signs of deterioration, possibly because of the original design of the roof. In many places, eaves troughs and downspouts had never been installed, resulting in water damage to the brickwork.
The co-op hired the engineering firm IRC for a building condition assessment. A contract to renovate the buildings was signed at a cost of $2,200,000—large for a co-operative of that size—made possible through the Co-operative Housing Federation of Canada (CHF Canada)’s refinancing program. Besides replacing doors, windows, roofs and outdoor lighting, the project included added insulation, repairs to the brickwork and regrading to improve site drainage. Chain-link fencing and aging privacy screens were replaced with more attractive options.
Shalom’s most adventurous move was the decision to add a dormer window to each roof to improve attic ventilation. This change allowed new gutters to be installed along the eaves, solving the problem of rainwater runoff. In the course of all this roof work, the unstable-looking canopies over the parking pads had to be removed, which further improved the appearance of the property. The property is now in excellent condition.
Lowering energy costs was never the purpose of Shalom’s renovation project, but came as a happy unforeseen result. In 2013, before any renovations began, heat, lighting, hot water and power were costing the co-op $73 per unit for common areas. By comparison, in 2018 Shalom was spending $20 per unit—far less than similar co-ops in the same region.
Shalom Community should be congratulated for undertaking this major project and seeing it through to completion. Energy savings came as an unexpected bonus, and a welcome one.