Raymond Desmarais Manor Deep Energy Retrofit

Title: Raymond Desmarais Manor Deep Energy Retrofit

Award Category: Exterior Wall

Project Address/Location

255 Riverside Drive East

Windsor, Ontario N9A 6T6
Canada

Submitted By: Jennifer Hogan

Company Info

Pretium Engineering Inc.

B12-3375 North Service Road

Burlington, ON L7N3G2
Canada

2899837621

[email protected]

Project Description and Background: In 2018, Raymond Desmarais Manor was a 43-year-old TTW brick building that both looked and performed its age. With significant capital expenditures on the horizon to maintain the building, Hans Kogel (then Chief Development & Regeneration Officer) at the Windsor Essex Community Housing Corporation (WECHC), saw an opportunity to make substantial change to improve the building performance and increase resident comfort. From that point on, this 20-story, 300-unit high-rise non-profit housing building began its transformation guided by the EnerPHit standard. This journey would lead to drastic changes to the interior building systems, and fittingly, a drastic change to the building enclosure – worthy of its iconic location on the Detroit River, next to Caesars Palace in Windsor. Pretium Engineering Inc. (Pretium) was retained as the Prime Consultant, to guide this process from feasibility through construction, bringing building-enclosure expertise and a team of highly skilled subconsultants including Passive House Consultants and Mechanical and Electrical Engineers. As with all existing buildings, the project had considerable constraints. Construction had to proceed while the building remained fully occupied, making resident safety, comfort, and accessibility paramount. This required complex sequencing of work, phased delivery of systems, and continuous communication with tenants and staff to minimize disruption. At the same time, the project targeted the EnerPHit standard, one of the most rigorous benchmarks for existing buildings, demanding airtightness, thermal performance, and detailing far beyond conventional practice. Achieving these requirements in an occupied high-rise environment—where access, staging, and tolerance for disruption were severely limited—was especially challenging. Adding to this, the site’s highly visible location along the Windsor riverfront required a solution that not only delivered measurable performance but also elevated the building’s architectural presence within the community.

Scope: WECHC partnered with Pretium to complete this project because deep energy retrofits involve complex interactions between building-envelope systems, mechanical equipment, and occupant needs, and require careful planning to achieve ambitious performance targets. They recognized early that working with a consultant ensures that proposed solutions balance energy performance, constructability, durability, and tenant comfort which is particularly important when retrofitting occupied buildings. Their relied on our involvement to help manage risks, coordinate between multiple disciplines, and verify that the project was both designed and implemented to meet the project’s performance objectives. Pretium’s scope of services covered the full lifecycle of enclosure consulting, from feasibility through design, tendering, and construction review and contract administration. A brief description of some of the key tasks and outcomes of each phase is provided below: Feasibility and Design Development • Conducted a comprehensive condition assessment and energy-performance feasibility study. • Worked with the team to develop and model 18 retrofit scenarios in PHPP, testing different combinations of cladding, balconies, roofing, foundation insulation, ventilation, domestic hot water, and lighting. • Narrowed the options by evaluating performance, cost, constructability, and resident impact, producing an optimized solution aligned with EnerPHit. Specification and Tender Preparation • Prepared detailed specifications, construction drawings, and permit documentation. Including completing the following additional design detail modelling: o Modelled envelope transitions and penetrations using THERM and WUFI to assess condensation risk and minimize thermal bridging. o Evaluated the impact of mechanical fasteners on EIFS performance and recommended a thermally broken fastener system with insulation plugs to reduce thermal bridging. o Updated the feasibility stage modelling to reflect the final design, confirming projected 65% reduction in energy use and 282 tCO₂e savings annually. • Supported WECHC with architectural renderings and funding submissions, including for the National Housing Co-Investment Fund and Enbridge “Savings by Design”. Construction Review and Contract Administration • Reviewed mock-ups for the installation of each major system. • Visited the site at minimum weekly for the duration of construction to review the progress of work and compliance with the project specifications. Each visit was accompanied by a typed report, including photographs and deficiencies tracking. • Conducted compartment airtightness testing, including tracer gas diagnostics to identify and address leakage pathways early. • Witnessed or conducted other quality control tests including window leakage tests, EIFS adhesion tests, fastener pull-out test, sealant pull tests, etc. • Worked with the team to update energy modelling to reflect any changes during construction.

Solution: This project demonstrates how rigorous enclosure consulting can drive innovation, sustainability, and aesthetics simultaneously, setting a precedent for deep-energy retrofits in Canadian affordable housing. Innovation • 6” EPS insulation was applied to end walls for thermal performance, while 4” non-combustible mineral wool was used at north/south elevations adjacent to vinyl windows. This hybrid approach balanced fire safety, cost, and energy savings. • Each detail was meticulously modelled to quantify the thermal bridging creating refined details focused on continuity of the insulation. The impact of the two stages of mechanical fasteners required to secure the mineral wool EIFS was analyzed. Ultimately, the design team selected a pre-assembled thermally broken fastener system that includes the use of insulation pucks or plugs over a plastic washer at each stage to preserve the thermal performance of the assembly. • The building has through-the-wall air-conditioning sleeves. These are often poorly insulated and not airtight, particularly in the winter when not in use. The Passive House Consultant suggested a system, never implemented in practice, which included creating a buildout at the interior of the A/C sleeve and installing a Passive House certified window that is airtight and provides insulation when the unit is not in use. Pretium created a building enclosure detail for this complex installation. During construction, the detail was refined through mock-ups and diagnostic airtightness testing. • A high priority was placed on improving the overall air tightness of the building, with EnerPHit requiring 1 ACH at 50Pa as a minimum performance level. The design was detailed to ensure that tie-ins at windows, doors, and other penetrations were continuous and often include multiple layers of protection to achieve air and water tightness while allowing for drainage out of the system drainage space. Similarly, the liquid applied air barrier included a minimum of two full coats, to mitigate the risk of pinholes. Sustainability • A full-scale façade mock-up was prepared and tested to confirm assembly performance prior to building-wide rollout. The testing included tracer gas diagnostics to locate leakage pathways, allowing the team to improve execution of the details. • Modelled as achieving a reduction in energy consumption and green house gas emissions of approximately 65% which equates to an estimated annual savings of 2,717,000 ekWh or 282 tonnes of Carbon Dioxide Equivalent (CO2e). This equates to taking roughly 87 passenger vehicles off the road, all while saving an estimated $300,000 annually. • The seniors who occupy the building can enjoy a significantly improved indoor environment – free from cold exterior walls and drafts, with a constant supply of fresh air, and a noticeable reduction in noise from busy Riverside Drive. Aesthetics • The building façade showcases a striking blend of white, blue, and black panels, creating a bold yet cohesive aesthetic. Interlocking panel accents add depth and rhythm, while the prominent blue vertical sections introduce a dynamic visual energy. This vibrant design harmonizes with the lively character of the adjacent casino and entertainment venue, enhancing the architectural dialogue with its surroundings.

Value: The Raymond Desmarais Manor deep energy retrofit is a strong example of how IIBEC professionals add measurable value to complex projects. At the heart of this success was Jennifer Hogan, Project Principal at Pretium Engineering Inc., who was engaged from the project’s inception in 2018 and remained actively involved through the completion of construction earlier this year. Jennifer is an IIBEC member and holds two IIBEC credentials, Registered Exterior Wall Consultant (REWC) and Registered Roof Observer (RRO). These credentials recognize her advanced expertise in building enclosure design and quality assurance. Jennifer applied Pretium’s evidence-based standards to balance performance, constructability, cost, and resident comfort. This project pushed the limits of what is possible in a retrofit project, implementing innovative solutions like the hybrid cladding, thermally broken fasteners, through wall A/C unit detailing, and air tightness detailing noted above. These measures demonstrate the kind of innovation IIBEC professionals bring when balancing energy performance with constructability and durability. IIBEC members are committed to continuous professional education, ensuring they remain at the forefront of building science and enclosure best practices. This ongoing learning directly supported Jennifer’s effectiveness both on site and in the office, allowing her to apply up-to-date knowledge to review work for deficiencies, adapt to unforeseen conditions, and develop practical solutions that kept the project on track while safeguarding long-term performance. Additionally, IIBEC played a key role in shaping Jennifer Hogan’s professional growth by providing the leadership tools needed to guide complex projects. Through participating in IIBEC’s programs, Jennifer strengthened her technical communication, team coordination, conflict resolution, and strategic planning skills. These experiences equipped her to confidently manage the large project team, coordinate across disciplines, and meet the needs of the variety of project stakeholders. Jennifer Hogan’s leadership was instrumental in transforming a conventional capital renewal into a precedent-setting retrofit. Her contributions highlight the unique value that IIBEC members bring to enclosure projects. By applying rigorous analysis, practical detailing, and field-based quality assurance, she ensured that this ambitious retrofit achieved its goals and set a benchmark for sustainable affordable housing in Canada.

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Additional Info: The 255 Riverside Drive East EnerPHit Deep Energy Retrofit was recognized nationally as a Finalist in the EIFS Council of Canada’s (ECC) 2025 Design Awards. The ECC Design Awards celebrate projects that demonstrate creativity, aesthetic versatility, and best-in-class building-envelope performance through the innovative use of EIFS technologies. As a finalist, the project was acknowledged for its striking façade transformation, integration of multiple insulation types, and commitment to sustainability and occupant comfort. The recognition highlights how 255 Riverside exemplifies excellence in EIFS application within a complex occupied retrofit, standing alongside Canada’s most innovative and high-performing building-envelope projects. A copy of the Design Awards Commemorative Book has been included with our supporting documents. This project is also being featured as a case study presentation at the 2025 BES in St. Louis. The session description has been included below and a copy of the report included with our supporting documents: How far can we push the limits of an existing building to achieve significant energy and carbon savings while navigating the constraints of its structure and function? This presentation will delve into the challenges of pursuing a deep energy retrofit for a high-rise residential building, with the goal of achieving EnerPHit certification. We will examine the design decisions, construction challenges, and necessary compromises made throughout the project, highlighting the delicate balance between ambitious energy targets and the practical realities of working with an existing building. By sharing lessons learned, this presentation aims to provide insights for other design professionals facing similar challenges.

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