Partnerships measured in decades.
Savings measured in millions of litres.
Our longest-running client partnerships go back to 2007 — the year we started managing irrigation at Yorkdale Mall, RBC's Mississauga corporate campus, and Wynford Place. Below are documented case studies from those partnerships and the broader BGO portfolio.
Yorkdale Mall.
SMART partnered with Oxford Properties at Yorkdale in 2008 to take on a 15–20-year-old irrigation system that needed performance enhancements across the board — vandalism, wind loss, pipe leaks, and inefficient spray heads.
The project replaced spray nozzles with rotary nozzles, installed water meters and master valves at every point of connection, deployed two-way communication satellites for remote control, and added a weather station for ET-based scheduling. The result — this corporate retail campus running on 85% less water — was recognized with a 2008 Toronto Green Award.
- Toro Sentinel centralized control — 6 satellites · 89 zones
- Nozzle retrofits spray → rotary heads across full site
- Flow Sensing 4 Data Industrial meters at every connection point
- Weather integration Irrisoft WR7 weather receiver, ET-based scheduling
Property Management brought SMART in to reduce potable water use across the Mississauga RBC corporate campus — a 56-zone landscape that was running on outdated controllers and inefficient nozzles.
SMART installed water meters and master valves at every point of connection, replaced spray nozzles with rotors, deployed Rainbird IQ two-way communication satellites for remote control, and integrated ET-based scheduling. By 2010, the campus was using 72% less water. By 2013, cumulative water savings had grown to 53,507 m³ — a partnership trajectory that continues today.
Partnership begins
System audit, upgrade recommendations, Rainbird IQ install across 56 zones.
30,000 m³ saved
72% reduction in landscape potable water use. $39,847 in documented savings.
53,507 m³ saved
Cumulative savings continue to compound. CO&sub2; offset 4,815 kg. Partnership ongoing.
- Rainbird IQ centralized control — 3 satellites · 56 zones
- Nozzle retrofits spray → Hunter MP Rotator · Rainbird Rotary
- Flow metering sub-metered at every point of connection
- Drip integration low-volume drip added where applicable (2013 update)
- Master valves at every POC for leak / vandalism shutoff
- ET & weather data remotely transmitted for adaptive scheduling
RBC Towers.
Wynford Place.
In 2008, SMART performed a comprehensive assessment that revealed unaddressed pipe leaks, damaged sprinklers, a system over-pressurized by at least 50%, and an inoperative rain sensor pushing more water than the soil could absorb.
SMART deployed Rainbird IQ control, daily ET-based scheduling, MP Rotator and Rainbird Rotary nozzle retrofits, and a Data Industrial flow meter with local weather data. The property earned a 2009 Toronto Green Award the following year.
| Year | Water used | Saved vs baseline | Cost savings |
|---|---|---|---|
| 2008 baseline | 6,956 m³ | — | — |
| 2009 | 1,630 m³ | 5,326 m³ (76%) | $10,073 |
| 2010 | 2,906 m³ | 4,050 m³ (58%) | $8,349 |
| 2011 | 2,078 m³ | 4,878 m³ (70%) | $11,142 |
- Rainbird IQ 1 satellite · 7 zones · remote monitoring & control
- Adaptive scheduling daily ET-based adjustment from local weather
- Nozzle retrofits Hunter MP Rotator + Rainbird Rotary heads
- Sensors on site Data Industrial water flow meter, ET data from local weather stations
Six properties. One operating year.
A snapshot from the 2012 BGO portfolio — six commercial properties under SMART irrigation management at the same time, each tracked against its own baseline. The cumulative savings give a sense of what managed water looks like at portfolio scale.
Dorval Crossing · West
Dorval Crossing · East
6974 Financial Dr.
6956 Financial Dr.
3425 Laird Rd.
3345 Laird Rd.
Across these six Bentall Kennedy properties under SMART management. The numbers shown are documented results from the same operating year — managed irrigation at portfolio scale.
Drip retrofit case work.
The engineering underneath the headline numbers. Three documented zone-level drip retrofits across Bentall Kennedy properties — converted from inefficient spray heads to sub-surface drip irrigation. Flow rates, efficiency gains, and 1-season savings shown.
750+ properties. One platform.
SMART has deployed AlertAQ across 50+ commercial and residential properties to date. The platform sits underneath every IWM Full installation — tracking flow, detecting anomalies, triggering automated phone calls. Below, three documented incidents from the SMART client portfolio.
The Alert Labs solutions are not only more cost effective, but we can share access to the data with property managers we work with.
The 4 AM glass-maker
A multi-tenant commercial property had a mysteriously high water bill that the on-site team couldn't explain. SMART installed AlertAQ and tracked the consumption profile minute-by-minute.
A tenant making glass was running water between 4 AM and 6 AM every day — outside normal operating hours, invisible to the building team, and the entire reason for the bill.
The faucet a child left running
A residential install on a new-build mansion. SMART strapped an AlertAQ flow sensor onto the home's water meter at handover.
Continuous flow at 6 L/min for an extended period — the property owner's child had turned on a faucet in a less-used part of the house overnight. Could have run for days or weeks without detection.
The restaurant that didn't sleep
A property manager facing a surprise high water bill on a multi-tenant commercial property. SMART installed AlertAQ submeters for two dentist offices and one restaurant to attribute consumption.
The restaurant had 7 L/min of continuous water flow overnight — while the restaurant was closed and empty. A faulty appliance or fixture was running 24/7.
What these three have in common: the anomaly was invisible to the property team but obvious to the platform. AlertAQ runs continuously, knows what baseline looks like, and surfaces the events humans miss.
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