One program. Three asset types. 39 buildings.

Morguard manages $18.7 billion in assets across North America, spanning office towers, regional malls, and residential communities from Vancouver to Ottawa.

The challenge wasn't finding an amenity. It was finding one that worked across all of it. Something visible to their tenants and memorable for their residents, without adding work for property teams.

They deployed Alvéole across 39 properties.

What runs at every site

Each installation follows the same model: a managed beehive, beekeeper visits every three weeks, scheduled events, and 100 branded honey jars per harvest. Property teams show up. They don't run any of it.

What changes is how each asset type uses it.

Office

At 77 Bloor, 131 Bloor, 99 Metcalfe, 150 Elgin, and Kinaxis headquarters at 3199 Palladium Drive, the program gives leasing teams something specific to talk about on tours and at renewal.

On a tour, prospects see an ongoing program that belongs to the building. At renewal, the leasing team has a documented record of tenant engagement and participation.

Retail

At Bramalea City Centre, St. Laurent, Cambridge Centre, Centerpoint Mall, East York Town Centre, and Bonnie Doon, the program runs as public-facing activations: lobby displays, workshops, honey giveaways. St. Laurent, which draws 7.5 million visitors a year, incorporated it into its 2025 revitalization. 

The team now has participation and engagement proof that’s unique to the program, not just foot traffic numbers.

Residential

At Jean Edmonds Towers and 59 Camelot in Ottawa, residents get seasonal events and branded honey jars from their building’s hive. A tangible touchpoint that makes staying feel like the obvious choice, that’s managed by us instead of a property team.

What it delivers

Participation summaries go to Morguard after each event: dated, property-specific, and cumulative. At renewal, that record answers the question most landlords can’t: “what makes this building worth staying in over the one across the street?”

Every harvest yields about 100 jars of honey that Morguard gives back to tenants and community partners, including the Parkdale Food Centre and Brampton Civic Hospital. The honey becomes part of the building's story, creating connections both inside and beyond its walls.

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"When prospects tour our buildings and see beehives with educational signage and honey jars, it immediately differentiates us from competition," said a Senior Asset Manager at Morguard Corporation.

Certification and reporting

Every installation generates two types of data no other building program produces at the property level

1. Environmental

Recurring seasonal biodiversity data for each building, instead of a one-time survey. 

2. Social

MyHive tracks event attendance and participation per property, with both contributing towards green certifications.

Each installation contributes toward BOMA BEST and LEED certifications: up to 14 points per property under LEED, up to 13 under BOMA BEST. BOMA BEST certified buildings command an average 7% rent premium and 3.5% lower vacancy, without needing capital infrastructure. 

The portfolio case

Deploying across 39 properties settled the question. The portfolio included regional malls, office towers, and residential assets, but the program didn't fragment into separate versions for each.

One operating model scaled across the entire portfolio, with the same reporting structure, service schedule, and delivery approach regardless of asset class, building size, or tenant mix.