How the 54-storey tower (centre) would look when built Architect Patel Taylor has unveiled images of what one of London’s tallest residential towers in Canary Wharf would look like. The 54-storey 77 Marsh Wall scheme is being developed by Areli Developments on behalf of British Airways Pension Trustees and would contain around 820 homes above a mixed-use podium which will include retail, restaurant and café space. It would be Canary Wharf’s third tallest tower if built, behind the 235m One Canada Square and 233m Landmark Pinnacle. The scheme would require the demolition of the site’s existing building, a 17-storey office block built in the early 1990s known as Sierra Quebec Bravo. The 77 Marsh Wall scheme would include restaurants and retail at ground floor level Areli said the existing building offers “very little in the way of benefits to the community” and that it wanted to maximise the “unique and exciting” potential of the waterfront site with new public spaces, shops and restaurants. The podium would contain around 4,000sq m of retail, leisure and workspace along with a cinema and cycle parking under early plans aired in a public consultation. Green space is also included in the plans which saw two public consultation events held last month. Homes in the tower above the podium would be of a mix of tenures including shared ownership, build to rent, social rent, apart-hotel and co-living. The site’s existing 17-storey office block would be demolished An environmental impact assessment scoping report has been drawn up by consultant Trium for to Tower Hamlets council with a planning application expected to be submitted later this summer. Other firms currently on the project team include planning consultant DP9 and communications firm Kanda Consulting.

This is today's edition of The Download, our weekday newsletter that provides a daily dose of what's going on in the world of technology. The Trump administration has shut down more than 100 climate studies The Trump administration has terminated National Science Foundation grants for more than 100 research projects related to climate change, according to an MIT Technology Review analysis of a database that tracks such cuts. The move will cut off what’s likely to amount to tens of millions of dollars for studies that were previously approved and, in most cases, already in the works. Many believe the administration’s broader motivation is to undermine the power of the university system and prevent research findings that cut against its politics. Read the full story. —James Temple This architect wants to build cities out of lava Arnhildur Pálmadóttir is an architect with an extraordinary mission: to harness molten lava and build cities out of it. Pálmadóttir believes the lava that flows from a single eruption could yield enough building material to lay the foundations of an entire city. She has been researching this possibility for more than five years as part of a project she calls Lavaforming. Together with her son and colleague Arnar Skarphéðinsson, she has identified three potential techniques that could change how future homes are designed and built from repurposed lava. Read the full story.—Elissaveta M. BrandonThis story is from the most recent edition of our print magazine, which is all about how technology is changing creativity. Subscribe now to read it and to receive future print copies once they land. The must-reads I’ve combed the internet to find you today’s most fun/important/scary/fascinating stories about technology. 1 America is failing to win the tech race against China In fields as diverse as drones and energy. (WSJ $)+ Humanoid robots is an area of particular interest. (Bloomberg $)+ China has accused the US of violating the pair’s trade truce. (FT $)2 Who is really in charge of DOGE? According to a fired staffer, it wasn’t Elon Musk. (Wired $)+ DOGE’s tech takeover threatens the safety and stability of our critical data. (MIT Technology Review) 3 Brazilians will soon be able to sell their digital dataIt’s the first time citizens will be able to monetize their digital footprint. (Rest of World) 4 The Trump administration’s anti-vaccine stance is stoking fear among scientists It’s slashing funding for mRNA trials, and experts are afraid to speak out. (The Atlantic $)+ This annual shot might protect against HIV infections. (MIT Technology Review)5 Tech companies want us to spend longer talking to chatbots Those conversations can easily veer into dangerous territory. (WP $)+ How we use AI in the future is up to us. (New Yorker $)+ This benchmark used Reddit’s AITA to test how much AI models suck up to us. (MIT Technology Review)6 Tiktok’s mental health videos are rife with misinformationA lot of the advice is useless at best, and harmful at worst. (The Guardian) 7 Lawyers are hooked on ChatGPTEven though it’s inherently unreliable. (The Verge) + Yet another lawyer has been found referencing nonexistent citations. (The Guardian)+ How AI is introducing errors into courtrooms. (MIT Technology Review)8 How chefs are using generative AI 👩‍🍳NYT $) + Watch this robot cook shrimp and clean autonomously. (MIT Technology Review)9 The influencer suing her rival has dropped her lawsuit The legal fight over ownership of a basic aesthetic has come to an end. (NBC News)10 Roblox’s new game has sparked a digital fruit underground market And players are already spending millions of dollars every week. (Bloomberg $) Quote of the day “We can’t substitute complex thinking with machines. AI can’t replace our curiosity, creativity or emotional intelligence.” —Mateusz Demski, a journalist in Poland, tells the Guardian about how his radio station employer laid him off, only to later launch shows fronted by AI-generated presenters. One more thing ​​Adventures in the genetic time machineAn ancient-DNA revolution is turning the high-speed equipment used to study the DNA of living things on to specimens from the past. The technology is being used to create genetic maps of saber-toothed cats, cave bears, and thousands of ancient humans, including Vikings, Polynesian navigators, and numerous Neanderthals. The total number of ancient humans studied is more than 10,000 and rising fast.The old genes have already revealed remarkable stories of human migrations around the globe.But researchers are hoping ancient DNA will be more than a telescope on the past—they hope it will have concrete practical use in the present. Read the full story. —Antonio Regalado We can still have nice things A place for comfort, fun and distraction to brighten up your day. (Got any ideas? Drop me a line or skeet 'em at me.) + The ancient Persians managed to keep cool using an innovative breeze-catching technique that could still be useful today.+ Knowledge is power—here’s a helpful list of hoaxes to be aware of.+ How said it: Homer Simpson or Pete Hegseth?+ I had no idea London has so many cat statues.

This is today’s edition of The Download, our weekday newsletter that provides a daily dose of what’s going on in the world of technology. The Trump administration has shut down more than 100 climate studies The Trump administration has terminated National Science Foundation grants for more than 100 research projects related to climate change, according to an MIT Technology Review analysis of a database that tracks such cuts. The move will cut off what’s likely to amount to tens of millions of dollars for studies that were previously approved and, in most cases, already in the works. Many believe the administration’s broader motivation is to undermine the power of the university system and prevent research findings that cut against its politics. Read the full story. —James Temple This architect wants to build cities out of lava Arnhildur Pálmadóttir is an architect with an extraordinary mission: to harness molten lava and build cities out of it.Pálmadóttir believes the lava that flows from a single eruption could yield enough building material to lay the foundations of an entire city. She has been researching this possibility for more than five years as part of a project she calls Lavaforming. Together with her son and colleague Arnar Skarphéðinsson, she has identified three potential techniques that could change how future homes are designed and built from repurposed lava. Read the full story.—Elissaveta M. Brandon This story is from the most recent edition of our print magazine, which is all about how technology is changing creativity. Subscribe now to read it and to receive future print copies once they land. The must-reads I’ve combed the internet to find you today’s most fun/important/scary/fascinating stories about technology. 1 America is failing to win the tech race against ChinaIn fields as diverse as drones and energy. (WSJ $)+ Humanoid robots is an area of particular interest. (Bloomberg $)+ China has accused the US of violating the pair’s trade truce. (FT $) 2 Who is really in charge of DOGE?According to a fired staffer, it wasn’t Elon Musk. (Wired $)+ DOGE’s tech takeover threatens the safety and stability of our critical data. (MIT Technology Review) 3 Brazilians will soon be able to sell their digital dataIt’s the first time citizens will be able to monetize their digital footprint. (Rest of World) 4 The Trump administration’s anti-vaccine stance is stoking fear among scientistsIt’s slashing funding for mRNA trials, and experts are afraid to speak out. (The Atlantic $)+ This annual shot might protect against HIV infections. (MIT Technology Review) 5 Tech companies want us to spend longer talking to chatbotsThose conversations can easily veer into dangerous territory. (WP $)+ How we use AI in the future is up to us. (New Yorker $)+ This benchmark used Reddit’s AITA to test how much AI models suck up to us. (MIT Technology Review) 6 Tiktok’s mental health videos are rife with misinformationA lot of the advice is useless at best, and harmful at worst. (The Guardian) 7 Lawyers are hooked on ChatGPTEven though it’s inherently unreliable. (The Verge)+ Yet another lawyer has been found referencing nonexistent citations. (The Guardian)+ How AI is introducing errors into courtrooms. (MIT Technology Review) 8 How chefs are using generative AI They’re starting to experiment with using it to create innovative new dishes. (NYT $)+ Watch this robot cook shrimp and clean autonomously. (MIT Technology Review) 9 The influencer suing her rival has dropped her lawsuitThe legal fight over ownership of a basic aesthetic has come to an end. (NBC News) 10 Roblox’s new game has sparked a digital fruit underground marketAnd players are already spending millions of dollars every week. (Bloomberg $) Quote of the day “We can’t substitute complex thinking with machines. AI can’t replace our curiosity, creativity or emotional intelligence.” —Mateusz Demski, a journalist in Poland, tells the Guardian about how his radio station employer laid him off, only to later launch shows fronted by AI-generated presenters. One more thing ​​Adventures in the genetic time machineAn ancient-DNA revolution is turning the high-speed equipment used to study the DNA of living things on to specimens from the past.The technology is being used to create genetic maps of saber-toothed cats, cave bears, and thousands of ancient humans, including Vikings, Polynesian navigators, and numerous Neanderthals. The total number of ancient humans studied is more than 10,000 and rising fast.The old genes have already revealed remarkable stories of human migrations around the globe.But researchers are hoping ancient DNA will be more than a telescope on the past—they hope it will have concrete practical use in the present. Read the full story.  —Antonio Regalado We can still have nice things A place for comfort, fun and distraction to brighten up your day. (Got any ideas? Drop me a line or skeet ’em at me.) + The ancient Persians managed to keep cool using an innovative breeze-catching technique that could still be useful today.+ Knowledge is power—here’s a helpful list of hoaxes to be aware of.+ How said it: Homer Simpson or Pete Hegseth?+ I had no idea London has so many cat statues.

The bitter row over how to protect artists in the artificial intelligence age returns to the Lords.

Several important refinance rates have decreased. Refinance rates change daily, but experts say rates could inch down in the coming months.

The housing crisis in Canada’s North, which has particularly affected the majority Indigenous population in northern communities, has been of ongoing concern to firms such as Taylor Architecture Group (TAG). Formerly known as Pin/Taylor, the firm was established in Yellowknife in 1983. TAG’s Principal, Simon Taylor, says that despite recent political gains for First Nations, “by and large, life is not improving up here.” Taylor and his colleagues have designed many different types of housing across the North. But the problems exceed the normal scope of architectural practice. TAG’s Manager of Research and Development, Kristel Derkowski, says, “We can design the units well, but it doesn’t solve many of the underlying problems.” To respond, she says, “we’ve backed up the process to look at the root causes more.” As a result, “the design challenges are informed by much broader systemic research.”  We spoke to Derkowski about her research, and the work that Taylor Architecture Group is doing to act on it. Here’s what she has to say. Inadequate housing from the start The Northwest Territories is about 51% Indigenous. Most non-Indigenous people are concentrated in the capital city of Yellowknife. Outside of Yellowknife, the territory is very much majority Indigenous.  The federal government got involved in delivering housing to the far North in 1959. There were problems with this program right from the beginning. One issue was that when the houses were first delivered, they were designed and fabricated down south, and they were completely inadequate for the climate. The houses from that initial program were called “Matchbox houses” because they were so small. These early stages of housing delivery helped establish the precedent that a lower standard of housing was acceptable for northern Indigenous residents compared to Euro-Canadian residents elsewhere. In many cases, that double-standard persists to this day. The houses were also inappropriately designed for northern cultures. It’s been said in the research that the way that these houses were delivered to northern settlements was a significant factor in people being divorced from their traditional lifestyles, their traditional hierarchies, the way that they understood home. It was imposing a Euro-Canadian model on Indigenous communities and their ways of life.  Part of what the federal government was trying to do was to impose a cash economy and stimulate a market. They were delivering houses and asking for rent. But there weren’t a lot of opportunities to earn cash. This housing was delivered around the sites of former fur trading posts—but the fur trade had collapsed by 1930. There weren’t a lot of jobs. There wasn’t a lot of wage-based employment. And yet, rental payments were being collected in cash, and the rental payments increased significantly over the span of a couple decades.  The imposition of a cash economy created problems culturally. It’s been said that public housing delivery, in combination with other social policies, served to introduce the concept of poverty in the far North, where it hadn’t existed before. These policies created a situation where Indigenous northerners couldn’t afford to be adequately housed, because housing demanded cash, and cash wasn’t always available. That’s a big theme that continues to persist today. Most of the territory’s communities remain “non-market”: there is no housing market. There are different kinds of economies in the North—and not all of them revolve wholly around cash. And yet government policies do. The governments’ ideas about housing do, too. So there’s a conflict there.  The federal exit from social housing After 1969, the federal government devolved housing to the territorial government. The Government of Northwest Territories created the Northwest Territories Housing Corporation. By 1974, the housing corporation took over all the stock of federal housing and started to administer it, in addition to building their own. The housing corporation was rapidly building new housing stock from 1975 up until the mid-1990s. But beginning in the early 1990s, the federal government terminated federal spending on new social housing across the whole country. A couple of years after that, they also decided to allow operational agreements with social housing providers to expire. It didn’t happen that quickly—and maybe not everybody noticed, because it wasn’t a drastic change where all operational funding disappeared immediately. But at that time, the federal government was in 25- to 50-year operational agreements with various housing providers across the country. After 1995, these long-term operating agreements were no longer being renewed—not just in the North, but everywhere in Canada.  With the housing corporation up here, that change started in 1996, and we have until 2038 before the federal contribution of operational funding reaches zero. As a result, beginning in 1996, the number of units owned by the NWT Housing Corporation plateaued. There was a little bump in housing stock after that—another 200 units or so in the early 2000s. But basically, the Northwest Territories was stuck for 25 years, from 1996 to 2021, with the same number of public housing units. In 1990, there was a report on housing in the NWT that was funded by the Canada Mortgage and Housing Corporation (CMHC). That report noted that housing was already in a crisis state. At that time, in 1990, researchers said it would take 30 more years to meet existing housing need, if housing production continued at the current rate. The other problem is that houses were so inadequately constructed to begin with, that they generally needed replacement after 15 years. So housing in the Northwest Territories already had serious problems in 1990. Then in 1996, the housing corporation stopped building more. So if you compare the total number of social housing units with the total need for subsidized housing in the territory, you can see a severely widening gap in recent decades. We’ve seen a serious escalation in housing need. The Northwest Territories has a very, very small tax base, and it’s extremely expensive to provide services here. Most of our funding for public services comes from the federal government. The NWT on its own does not have a lot of buying power. So ever since the federal government stopped providing operational funding for housing, the territorial government has been hard-pressed to replace that funding with its own internal resources. I should probably note that this wasn’t only a problem for the Northwest Territories. Across Canada, we have seen mass homelessness visibly emerge since the ’90s. This is related, at least in part, to the federal government’s decisions to terminate funding for social housing at that time. Today’s housing crisis Getting to present-day conditions in the NWT, we now have some “market” communities and some “non-market” communities. There are 33 communities total in the NWT, and at least 27 of these don’t have a housing market: there’s no private rental market and there’s no resale market. This relates back to the conflict I mentioned before: the cash economy did not entirely take root. In simple terms, there isn’t enough local employment or income opportunity for a housing market—in conventional terms—to work.  Yellowknife is an outlier in the territory. Economic opportunity is concentrated in the capital city. We also have five other “market” communities that are regional centres for the territorial government, where more employment and economic activity take place. Across the non-market communities, on average, the rate of unsuitable or inadequate housing is about five times what it is elsewhere in Canada. Rates of unemployment are about five times what they are in Yellowknife. On top of this, the communities with the highest concentration of Indigenous residents also have the highest rates of unsuitable or inadequate housing, and also have the lowest income opportunity. These statistics clearly show that the inequalities in the territory are highly racialized.  Given the situation in non-market communities, there is a severe affordability crisis in terms of the cost to deliver housing. It’s very, very expensive to build housing here. A single detached home costs over a million dollars to build in a place like Fort Good Hope (Rádeyı̨lı̨kóé). We’re talking about a very modest three-bedroom house, smaller than what you’d typically build in the South. The million-dollar price tag on each house is a serious issue. Meanwhile, in a non-market community, the potential resale value is extremely low. So there’s a massive gap between the cost of construction and the value of the home once built—and that’s why you have no housing market. It means that private development is impossible. That’s why, until recently, only the federal and territorial governments have been building new homes in non-market communities. It’s so expensive to do, and as soon as the house is built, its value plummets.  The costs of living are also very high. According to the NWT Bureau of Statistics, the estimated living costs for an individual in Fort Good Hope are about 1.8 times what it costs to live in Edmonton. Then when it comes to housing specifically, there are further issues with operations and maintenance. The NWT is not tied into the North American hydro grid, and in most communities, electricity is produced by a diesel generator. This is extremely expensive. Everything needs to be shipped in, including fuel. So costs for heating fuel are high as well, as are the heating loads. Then, maintenance and repairs can be very difficult, and of course, very costly. If you need any specialized parts or specialized labour, you are flying those parts and those people in from down South. So to take on the costs of homeownership, on top of the costs of living—in a place where income opportunity is limited to begin with—this is extremely challenging. And from a statistical or systemic perspective, this is simply not in reach for most community members. In 2021, the NWT Housing Corporation underwent a strategic renewal and became Housing Northwest Territories. Their mandate went into a kind of flux. They started to pivot from being the primary landlord in the territory towards being a partner to other third-party housing providers, which might be Indigenous governments, community housing providers, nonprofits, municipalities. But those other organisations, in most cases, aren’t equipped or haven’t stepped forward to take on social housing. Even though the federal government is releasing capital funding for affordable housing again, northern communities can’t always capitalize on that, because the source of funding for operations remains in question. Housing in non-market communities essentially needs to be subsidized—not just in terms of construction, but also in terms of operations. But that operational funding is no longer available. I can’t stress enough how critical this issue is for the North. Fort Good Hope and “one thing that (kind of) worked” I’ll talk a bit about Fort Good Hope. I don’t want to be speaking on behalf of the community here, but I will share a bit about the realities on the ground, as a way of putting things into context.  Fort Good Hope, or Rádeyı̨lı̨kóé, is on the Mackenzie River, close to the Arctic Circle. There’s a winter road that’s open at best from January until March—the window is getting narrower because of climate change. There were also barges running each summer for material transportation, but those have been cancelled for the past two years because of droughts linked to climate change. Aside from that, it’s a fly-in community. It’s very remote. It has about 500-600 people. According to census data, less than half of those people live in what’s considered acceptable housing.  The biggest problem is housing adequacy. That’s CMHC’s term for housing in need of major repairs. This applies to about 36% of households in Fort Good Hope. In terms of ownership, almost 40% of the community’s housing stock is managed by Housing NWT. That’s a combination of public housing units and market housing units—which are for professionals like teachers and nurses. There’s also a pretty high percentage of owner-occupied units—about 46%.  The story told by the community is that when public housing arrived in the 1960s, the people were living in owner-built log homes. Federal agents arrived and they considered some of those homes to be inadequate or unacceptable, and they bulldozed those homes, then replaced some of them—but maybe not all—with public housing units. Then residents had no choice but to rent from the people who took their homes away. This was not a good way to start up a public housing system. The state of housing in Fort Good Hope Then there was an issue with the rental rates, which drastically increased over time. During a presentation to a government committee in the ’80s, a community member explained that they had initially accepted a place in public housing for a rental fee of $2 a month in 1971. By 1984, the same community member was expected to pay $267 a month. That might not sound like much in today’s terms, but it was roughly a 13,000% increase for that same tenant—and it’s not like they had any other housing options to choose from. So by that point, they’re stuck with paying whatever is asked.  On top of that, the housing units were poorly built and rapidly deteriorated. One description from that era said the walls were four inches thick, with windows oriented north, and water tanks that froze in the winter and fell through the floor. The single heating source was right next to the only door—residents were concerned about the fire hazard that obviously created. Ultimately the community said: “We don’t actually want any more public housing units. We want to go back to homeownership, which was what we had before.”  So Fort Good Hope was a leader in housing at that time and continues to be to this day. The community approached the territorial government and made a proposal: “Give us the block funding for home construction, we’ll administer it ourselves, we’ll help people build houses, and they can keep them.” That actually worked really well. That was the start of the Homeownership Assistance Program (HAP) that ran for about ten years, beginning in 1982. The program expanded across the whole territory after it was piloted in Fort Good Hope. The HAP is still spoken about and written about as the one thing that kind of worked.  Self-built log cabins remain from Fort Good Hope’s 1980s Homeownership Program (HAP). Funding was cost-shared between the federal and territorial governments. Through the program, material packages were purchased for clients who were deemed eligible. The client would then contribute their own sweat equity in the form of hauling logs and putting in time on site. They had two years to finish building the house. Then, as long as they lived in that home for five more years, the loan would be forgiven, and they would continue owning the house with no ongoing loan payments. In some cases, there were no mechanical systems provided as part of this package, but the residents would add to the house over the years. A lot of these units are still standing and still lived in today. Many of them are comparatively well-maintained in contrast with other types of housing—for example, public housing units. It’s also worth noting that the one-time cost of the materials package was—from the government’s perspective—only a fraction of the cost to build and maintain a public housing unit over its lifespan. At the time, it cost about $50,000 to $80,000 to build a HAP home, whereas the lifetime cost of a public housing unit is in the order of $2,000,000. This program was considered very successful in many places, especially in Fort Good Hope. It created about 40% of their local housing stock at that time, which went from about 100 units to about 140. It’s a small community, so that’s quite significant.  What were the successful principles? The community-based decision-making power to allocate the funding. The sweat equity component, which brought homeownership within the range of being attainable for people—because there wasn’t cash needing to be transferred, when the cash wasn’t available. Local materials—they harvested the logs from the land, and the fact that residents could maintain the homes themselves. The Fort Good Hope Construction Centre. Rendering by Taylor Architecture Group The Fort Good Hope Construction Centre The HAP ended the same year that the federal government terminated new spending on social housing. By the late 1990s, the creation of new public housing stock or new homeownership units had gone down to negligible levels. But more recently, things started to change. The federal government started to release money to build affordable housing. Simultaneously, Indigenous governments are working towards Self-Government and settling their Land Claims. Federal funds have started to flow directly to Indigenous groups. Given these changes, the landscape of Northern housing has started to evolve. In 2016, Fort Good Hope created the K’asho Got’ine Housing Society, based on the precedent of the 1980s Fort Good Hope Housing Society. They said: “We did this before, maybe we can do it again.” The community incorporated a non-profit and came up with a five-year plan to meet housing need in their community. One thing the community did right away was start up a crew to deliver housing maintenance and repairs. This is being run by Ne’Rahten Developments Ltd., which is the business arm of Yamoga Land Corporation (the local Indigenous Government). Over the span of a few years, they built up a crew of skilled workers. Then Ne’Rahten started thinking, “Why can’t we do more? Why can’t we build our own housing?” They identified a need for a space where people could work year-round, and first get training, then employment, in a stable all-season environment. This was the initial vision for the Fort Good Hope Construction Centre, and this is where TAG got involved. We had some seed funding through the CMHC Housing Supply Challenge when we partnered with Fort Good Hope. We worked with the community for over a year to get the capital funding lined up for the project. This process required us to take on a different role than the one you typically would as an architect. It wasn’t just schematic-design-to-construction-administration. One thing we did pretty early on was a housing design workshop that was open to the whole community, to start understanding what type of housing people would really want to see. Another piece was a lot of outreach and advocacy to build up support for the project and partnerships—for example, with Housing Northwest Territories and Aurora College. We also reached out to our federal MP, the NWT Legislative Assembly and different MLAs, and we talked to a lot of different people about the link between employment and housing. The idea was that the Fort Good Hope Construction Centre would be a demonstration project. Ultimately, funding did come through for the project—from both CMHC and National Indigenous Housing Collaborative Inc. The facility itself will not be architecturally spectacular. It’s basically a big shed where you could build a modular house. But the idea is that the construction of those houses is combined with training, and it creates year-round indoor jobs. It intends to combat the short construction seasons, and the fact that people would otherwise be laid off between projects—which makes it very hard to progress with your training or your career. At the same time, the Construction Centre will build up a skilled labour force that otherwise wouldn’t exist—because when there’s no work, skilled people tend to leave the community. And, importantly, the idea is to keep capital funding in the community. So when there’s a new arena that needs to get built, when there’s a new school that needs to get built, you have a crew of people who are ready to take that on. Rather than flying in skilled labourers, you actually have the community doing it themselves. It’s working towards self-determination in housing too, because if those modular housing units are being built in the community, by community members, then eventually they’re taking over design decisions and decisions about maintenance—in a way that hasn’t really happened for decades. Transitional homeownership My research also looked at a transitional homeownership model that adapts some of the successful principles of the 1980s HAP. Right now, in non-market communities, there are serious gaps in the housing continuum—that is, the different types of housing options available to people. For the most part, you have public housing, and you have homelessness—mostly in the form of hidden homelessness, where people are sleeping on the couches of relatives. Then, in some cases, you have inherited homeownership—where people got homes through the HAP or some other government program. But for the most part, not a lot of people in non-market communities are actually moving into homeownership anymore. I asked the local housing manager in Fort Good Hope: “When’s the last time someone built a house in the community?” She said, “I can only think of one person. It was probably about 20 years ago, and that person actually went to the bank and got a mortgage. If people have a home, it’s usually inherited from their parents or from relatives.” And that situation is a bit of a problem in itself, because it means that people can’t move out of public housing. Public housing traps you in a lot of ways. For example, it punishes employment, because rent is geared to income. It’s been said many times that this model disincentivizes employment. I was in a workshop last year where an Indigenous person spoke up and said, “Actually, it’s not disincentivizing, it punishes employment. It takes things away from you.” Somebody at the territorial housing corporation in Yellowknife told me, “We have clients who are over the income threshold for public housing, but there’s nowhere else they can go.” Theoretically, they would go to the private housing market, they would go to market housing, or they would go to homeownership, but those options don’t exist or they aren’t within reach.  So the idea with the transitional homeownership model is to create an option that could allow the highest income earners in a non-market community to move towards homeownership. This could take some pressure off the public housing system. And it would almost be like a wealth distribution measure: people who are able to afford the cost of operating and maintaining a home then have that option, instead of remaining in government-subsidized housing. For those who cannot, the public housing system is still an option—and maybe a few more public housing units are freed up.  I’ve developed about 36 recommendations for a transitional homeownership model in northern non-market communities. The recommendations are meant to be actioned at various scales: at the scale of the individual household, the scale of the housing provider, and the scale of the whole community. The idea is that if you look at housing as part of a whole system, then there are certain moves that might make sense here—in a non-market context especially—that wouldn’t make sense elsewhere. So for example, we’re in a situation where a house doesn’t appreciate in value. It’s not a financial asset, it’s actually a financial liability, and it’s something that costs a lot to maintain over the years. Giving someone a house in a non-market community is actually giving them a burden, but some residents would be quite willing to take this on, just to have an option of getting out of public housing. It just takes a shift in mindset to start considering solutions for that kind of context. One particularly interesting feature of non-market communities is that they’re still functioning with a mixed economy: partially a subsistence-based or traditional economy, and partially a cash economy. I think that’s actually a strength that hasn’t been tapped into by territorial and federal policies. In the far North, in-kind and traditional economies are still very much a way of life. People subsidize their groceries with “country food,” which means food that was harvested from the land. And instead of paying for fuel tank refills in cash, many households in non-market communities are burning wood as their primary heat source. In communities south of the treeline, like Fort Good Hope, that wood is also harvested from the land. Despite there being no exchange of cash involved, these are critical economic activities—and they are also part of a sustainable, resilient economy grounded in local resources and traditional skills. This concept of the mixed economy could be tapped into as part of a housing model, by bringing back the idea of a ‘sweat equity’ contribution instead of a down payment—just like in the HAP. Contributing time and labour is still an economic exchange, but it bypasses the ‘cash’ part—the part that’s still hard to come by in a non-market community. Labour doesn’t have to be manual labour, either. There are all kinds of work that need to take place in a community: maybe taking training courses and working on projects at the Construction Centre, maybe helping out at the Band Office, or providing childcare services for other working parents—and so on. So it could be more inclusive than a model that focuses on manual labour. Another thing to highlight is a rent-to-own trial period. Not every client will be equipped to take on the burdens of homeownership. So you can give people a trial period. If it doesn’t work out and they can’t pay for operations and maintenance, they could continue renting without losing their home. Then it’s worth touching on some basic design principles for the homeownership units. In the North, the solutions that work are often the simplest—not the most technologically innovative. When you’re in a remote location, specialized replacement parts and specialized labour are both difficult to come by. And new technologies aren’t always designed for extreme climates—especially as we trend towards the digital. So rather than installing technologically complex, high-efficiency systems, it actually makes more sense to build something that people are comfortable with, familiar with, and willing to maintain. In a southern context, people suggest solutions like solar panels to manage energy loads. But in the North, the best thing you can do for energy is put a woodstove in the house. That’s something we’ve heard loud and clear in many communities. Even if people can’t afford to fill their fuel tank, they’re still able to keep chopping wood—or their neighbour is, or their brother, or their kid, and so on. It’s just a different way of looking at things and a way of bringing things back down to earth, back within reach of community members.  Regulatory barriers to housing access: Revisiting the National Building Code On that note, there’s one more project I’ll touch on briefly. TAG is working on a research study, funded by Housing, Infrastructure and Communities Canada, which looks at regulatory barriers to housing access in the North. The National Building Code (NBC) has evolved largely to serve the southern market context, where constraints and resources are both very different than they are up here. Technical solutions in the NBC are based on assumptions that, in some cases, simply don’t apply in northern communities. Here’s a very simple example: minimum distance to a fire hydrant. Most of our communities don’t have fire hydrants at all. We don’t have municipal services. The closest hydrant might be thousands of kilometres away. So what do we do instead? We just have different constraints to consider. That’s just one example but there are many more. We are looking closely at the NBC, and we are also working with a couple of different communities in different situations. The idea is to identify where there are conflicts between what’s regulated and what’s actually feasible, viable, and practical when it comes to on-the-ground realities. Then we’ll look at some alternative solutions for housing. The idea is to meet the intent of the NBC, but arrive at some technical solutions that are more practical to build, easier to maintain, and more appropriate for northern communities.  All of the projects I’ve just described are fairly recent, and very much still ongoing. We’ll see how it all plays out. I’m sure we’re going to run into a lot of new barriers and learn a lot more on the way, but it’s an incremental trial-and-error process. Even with the Construction Centre, we’re saying that this is a demonstration project, but how—or if—it rolls out in other communities would be totally community-dependent, and it could look very, very different from place to place.  In doing any research on Northern housing, one of the consistent findings is that there is no one-size-fits-all solution. Northern communities are not all the same. There are all kinds of different governance structures, different climates, ground conditions, transportation routes, different population sizes, different people, different cultures. Communities are Dene, Métis, Inuvialuit, as well as non-Indigenous, all with different ways of being. One-size-fits-all solutions don’t work—they never have. And the housing crisis is complex, and it’s difficult to unravel. So we’re trying to move forward with a few different approaches, maybe in a few different places, and we’re hoping that some communities, some organizations, or even some individual people, will see some positive impacts.  As appeared in the June 2025 issue of Canadian Architect magazine  The post Insites: Addressing the Northern housing crisis appeared first on Canadian Architect.

Architectural education is an important part of becoming an architect. It provides a foundation in art and architectural history, basic concepts of design, and foundational technical knowledge. It promotes critical thinking, examines social and economic complexities, and encourages creativity and teamwork. I may be biased, but I believe the camaraderie and pride that are part of architectural students’ design studio experience are unmatched by any other educational program.    In this issue of the AIA Canada Journal, Pauline Thimm, Hannah Allawi and I reached out to schools of architecture from across the country. Our conversations centred on research themes in today’s design studios, with a focus on housing affordability. Students and faculties are actively engaging in challenging the status quo on the shortage of housing. It takes a village to derive plausible solutions—and schools of architecture across the country are united in bringing their voices and minds to this pressing issue. In a Social Sciences and Humanities Research Council (SSHRC)-supported partnership, AIA Canada Society is also actively participating in research on designing inclusive, sustainable and healthy cities.  We want to thank all the educators who took time to speak with us and provide their invaluable insights.  -Dora Ng, AIA Canada Society President Rick Haldenby Professor, School of Architecture, University of Waterloo Rick Haldenby, FRAIC, served as Director of the School of Architecture at the University of Waterloo from 1988 to 2013, and founded the Waterloo Rome Program in 1979. Among many accomplishments, Haldenby was appointed to the Order of Canada in 2021, and has received the Lifetime Achievement Award from the Canadian Council of University Schools of Architecture, the Special Jury Prize at the Kitchener Waterloo Arts Awards, and the Dr. Jean Steckle Award for Heritage Education from the Waterloo Regional Heritage Foundation. Q: Kitchener-Waterloo is known as a university town that is home to top Ontario post-secondary institutions. Tell us a bit about the twin cities. A: The Waterloo Region’s industrial development began with the arrival of German-speaking immigrants in the 19th century. Its cities were literally “founded on factories.” Its prosperity was influenced by a rail-based transport system. In the late 19th century, the extension of the Grand Trunk Railway contributed to the industrialization of the area. In the 1950s, visionary community leaders made concerted efforts to build educational infrastructure, and in just a few years created the University of Waterloo, Wilfrid Laurier University and Conestoga College. The region experienced significant growth in manufacturing industries, insurance companies, and high-tech businesses over time. Home to two universities and a college, it is an education hub that attracts talents and businesses, which increases the demand for housing for students and families. The once-suburban neighbourhood of Northdale, surrounded by these post-secondary institutions, saw a surge in student population in the early 2000s, including a large percentage of international students. We saw a building boom to increase medium-density housing like stacked townhomes and row houses, as well as taller buildings up to 30+ stories in what was once a primarily low-density town. Q:  Like the building boom in Waterloo, we saw many residential high-rises going up in the GTA, but this growth still does not adequately address housing demand. In many cities across Canada, there are unprecedented housing issues including affordability and homelessness. What do you see emerging as key areas of interest and inquiry among students at your school? Is housing one of them? A: Connection between affordability and homelessness is not a one-to-one problem. The housing crisis can have many dimensions. In our undergraduate design studios, we are laying the groundwork for approaches to affordability, environmental responsibility and social justice. Many of my colleagues and graduate students at the University of Waterloo are involved in various research studies, exhibitions and campaigns, including the 2023 Venice Architecture Biennale. We also try to keep a balance to cover diverse topics in architecture, including housing. Second- and third-year design studios focus on urban intensification amid the building boom, enabling students to discuss ideas for keeping cities habitable and attractive for future growth. Design studios have also worked with the local chapter of Habitat for Humanity to support the ambitious program to build affordable housing for families in need. In partnership with the City of Cambridge, Waterloo architecture students designed and built tiny homes as prototypes for emergency shelter. Photo courtesy University of Waterloo Q: Any examples of collaboration between studio projects and practicing professionals in tackling the housing crisis? A: Through collaboration and communication with the community, the School of Architecture has engaged with social housing agencies, municipality planning authorities, Indigenous groups and aging-in-place consultants to develop housing solutions for a diverse population including seniors. Moving the School of Architecture from Waterloo to Cambridge in 2004 was a communal project with great support from the City of Cambridge. Occupying the repurposed silk mill in Cambridge, the school aims to be the design campus for the city to allow exchange of creative ideas and intellectual stimulation. Since the move, we have had many opportunities to collaborate and work closely with the municipality. The Tiny Homes project is an initiative in partnership with the City of Cambridge, whereby Waterloo architecture students were engaged to design and build prototype tiny homes that offer practical, cost-effective and dignified emergency housing solutions. It is an example of collaboration that makes a meaningful difference.  Photo by Danielle Sneesby Shauna Mallory-Hill Associate Professor and Associate Dean of Research, Faculty of Architecture, University of Manitoba Shauna Mallory-Hill, PhD, is currently Associate Professor and Associate Dean of Research at the University of Manitoba’s Faculty of Architecture. Her 25-year-long career spans teaching, research and advocacy, with a focus on building systems, universal and sustainable design, as well as building performance evaluation. Her sponsored research includes accessible design, along with post-occupancy work on how sustainably designed environments impact human health and productivity. Q: How is The University of Manitoba Faculty of Architecture (FAUM) specifically engaging in design explorations addressing housing?  A: In addition to hosting public events and delivering focused design studios, we are actively engaged and support research collaborations including funded research with the Social Sciences and Humanities Research Council (SSHRC) and the Canada Mortgage and Housing Corporation (CMHC). We are also committed to partnering and working with communities.    In 2022, U of M professor Lancelot Coar’s undergraduate studio engaged with One House Many Nations to develop a mobile design and construction trailer for on-site design-build work. Photo by Lancelot Coar One House Many Nations (OHMN) originally started as a grassroots movement to shed light on the housing crisis faced by Indigenous communities.  For the past four years, OHMN, led by Dr. Alex Wilson and Sylvia McAdam, has been working with faculty and students from FAUM, houseless First Nations youth, and students at Saskatoon’s Nutana Collegiate to design and construct small, affordable homes that are trucked to remote Indigenous communities in Northern Saskatchewan. After a house is delivered, it is occupied by one of the youth participants. Each year, another house is built, informed by post-occupancy data that was collected on the previous year’s house(s).  First Nations youth participants have learned to advocate for community needs while gaining skills and knowledge about home-building and maintenance.  Lancelot Coar’s 2022 undergraduate architecture studio engaged with OHMN to create a mobile design lab that can be brought onsite to design-build in First Nations communities. OHMN’s work was exhibited at the Canadian Pavilion at the Venice Biennale of Architecture in 2023.    Q: What are key areas of interest and inquiry among students at your school? Is housing one of them?  A: We are seeing that this generation is increasingly concerned about what is happening to the world—concerns about sustainability, housing, and food deserts are paramount. Students want to work on things that are meaningful. Students also really embrace hands-on learning. Any time students are encouraged and supported to engage with community, they feel like they are making a difference.     Here in Winnipeg, we can all see the encampments of the unhoused. It is apparent that there is work to do to solve this dilemma.This past year, one of our housing-themed studios worked with a local grassroots organization, St. Boniface Street Links, in the design and construction of a prototype transitional house as a safer interim housing solution. This housing project ultimately was built and included as part of the annual Warming Huts design competition at the Forks. Q: Are there any barriers to collaborating in this way, involving practitioners and real community groups? A: We often get groups who approach us to collaborate. We need to be clear that we are not providing a design service, but we are committed to the exploration of ideas and working together on important problems.     It is important to me that doing housing research work in collaboration with Indigenous communities is respectful, responsible and reciprocal. Ensuring that some benefit of the research stays with the community is crucial, given the long history of research involving Indigenous populations where this did not happen. A willingness to listen and understand community priorities and context—and adapt—is key.  It can be difficult for some to have enough capacity to deal with added administration (meetings, paperwork, report writing, etc.); a local liaison is helpful.  The Wîkiwin student-built house is part of an ongoing collaboration with Kawéchiwasik Development Corporation at York Factory First Nation. Photo by Shauna Mallory-Hill Q: Some of your current research and design work is supported by the CMHC Housing Supply Challenge. Can you tell us a bit about that project?  A: The CMHC funding in part supports the Wîkiwin Training Enterprise of York Factory First Nation project, geared to building healthy homes by leveraging local resources and tradespeople in collaboration with the Kawéchiwasik Development Corporation. The purpose is to provide design education and construction skills in the northern communities where they are needed. A key goal is that kids won’t need to leave their communities to get skills, and communities can develop capacity to increase their self-sufficiency.    In collaboration with FAUM, the project will include a comprehensive education model based on a co-created curriculum, training programs, housing designs and research on building materials. Students earn micro-credentials through distance education to get basic training in design and construction, or have the opportunity to work as research assistants to assist with collection of data, such as indoor air quality.     Focusing on sustainable construction techniques, using local materials like stone and wood, the initiative promises to employ residents, cut production costs, and enhance housing quality. Additionally, the creation of a year-round skilled trades school facility and housing for students and teachers will boost the local labour force.    Stage 2 of the project involves the building of the Wîkiwin skilled trades training and research facility and dormitory. This phase will also see the expansion of the educational curriculum in partnership with the University of Manitoba, ultimately increasing the labour force capacity of York Factory First Nation and creating more opportunities for its youth.  Sasha Tsenkova Professor of Planning and Director of the Cities, Policy & Planning Lab at the School of Architecture, Planning & Landscape (SAPL), University of Calgary Sasha Tsenkova, PhD, is a professor at the School of Architecture, Planning & Landscape at the University of Calgary. With a background in architecture, urbanism, and planning, her work spans over 30 years of research, teaching, and professional practice, focusing on creating more inclusive and sustainable urban environments. She is a Fellow of the Canadian Institute of Planners and a Fellow of the Royal Society of Canada/Academy of Social Sciences. Q: Major cities across Canada are seeing unprecedented housing issues. As an educator, what have you seen in research or studio projects that tackle these issues?    A: We are a nation of suburban homeowners, where much of the wealth creation in the urban system is driven by investment in housing. Today, income and wealth inequality in Canadian cities is higher than ever before, which is exacerbated by the suburban homeownership model. In cities, newcomers to the housing market—young and old—face incredible affordability constraints. Homelessness has grown exponentially and homeownership is not within the reach of the middle class. In the design world, we must begin to address, through systemic intervention, these challenges. Many of our research and studio projects focus on sustainable urbanism through designs  that explore strategies to provide affordable homes across the income spectrum and embrace different types of housing.      We cannot continue to replicate a model of postwar city building that no longer serves the needs of the people. We encourage students to learn from successful cities in Europe, Latin America, and the United States, where a more systematic approach to neighbourhood design and redevelopment allows various types of housing to be built along the same street within a community. This is a different approach to growth premised on urban regeneration and intensification, where people come before cars and community identity evolves over time.   Q: Any examples of collaboration between studio projects and practicing professionals in tackling the housing crisis?  A: We focus on community-engaged scholarship, research and teaching at SAPL. Integration with communities of practice is necessary, but so is a direct relationship with clients, so that we situate our studio projects in the real-world. The housing crisis is multi-faceted and future professionals need to be aware of the complexity of design intervention—solutions require a nexus of policy, planning and design approaches. In a graduate school, we must prepare aspiring designers, architects and planners to embrace these challenges.      The interface with critical practice is the ultimate test for us to remain relevant and committed to innovation and excellence within the realm of what we can control. Studio teaching needs to address housing affordability in a systematic way, as it will make a critical difference within Canadian society and will define the future of our cities. This requires a much stronger emphasis on sustainable urbanism and community-based projects.  Q: What policies do you feel cities in Canada should create or address to aid in addressing the housing crisis and homelessness?  A: The planning regulation, upzoning, and permitting processes can be improved to enhance infill housing, gentle density and inner-city intensification. Recognizing that cities and neighbourhoods need to be built for people and not for cars requires a focus on transit-oriented development in strategic locations where low-density retail, industrial and housing sites can be redeveloped to become mixed-use urban villages with a variety of housing types. Changes to minimum parking standards and lot coverage can energize the infusion of missing middle housing to create opportunities for multi-generational living, cohousing and home sharing with renters. But the real difference in addressing the homelessness and affordability crisis is the renewed investment into affordable housing through partnerships of federal, provincial and municipal governments with non-profit organizations. We need to grow this segment of the housing market and to make sure that it is an integral part of our urban neighbourhoods through the design process. Q: What role do you think schools of architecture and design have in tackling the housing crisis in Canada?  A: We need to make a major commitment to building knowledge and capacity that focuses on solutions to the housing crisis in our curriculum. Design thinking is premised on innovation; it is part of the competency, creativity and collaboration that we try to instill in future professionals. Architects today are absent from the design of neighbourhoods on the periphery of our cities. We need to bring back that creativity and the knowledge of architects, planners, and designers, and develop the prototypes that will provide solutions to the housing crisis.     SAPL is moving downtown so that we can be a part of downtown rebuilding and innovation. Our adaptive reuse of existing office space in Calgary’s downtown will provide opportunities to connect to local businesses and residents and offer immersion in city life that is critical for our students. Our school will be a living urban design lab, where we embrace social justice, community-inspired design work and collaborate with different communities of practice to demonstrate viable solutions for changing cities and changing societies.   Sara Stevens Associate Professor & Chair – Urban Design at the School of Architecture & Landscape Architecture (SALA), University of British Columbia Sara Stevens is an architectural historian and Associate Professor at the University of British Columbia in Vancouver. Her book Developing Expertise (Yale University Press, 2016) studies real estate development in 20th-century American cities. She is a member of the collective Architects Against Housing Alienation, curators of the Canada Pavilion at the 2023 Venice Architecture Biennale. Q:  Major cities across Canada are seeing unprecedented housing issues (affordability issues and homelessness). As an educator, what have you seen in research or studio projects that tackle these issues?  A: There are so many great examples of design studios in Canada that are looking at housing challenges, such as the ‘Not for Sale’ study abroad course on contemporary housing that recently won the ACSA’s 2024 Architectural Education Award. McGill has a long history of housing research with the Minimum Cost Housing Group, which was the subject of a recent exhibition curated by Ipek Türeli. The work of Shawn Bailey and Lancelot Coar at the University of Manitoba is bringing really innovative pedagogy to the question of housing for Indigenous communities to design schools.  Q: Any examples of collaboration between studio projects and practicing professionals in tackling the housing crisis?  A: At UBC, questions around missing middle housing brought forth a collaboration between Haeccity Studio Architects and UBC students that resulted in a publication of the students’ work, co-sponsored by SALA and the Urbanarium, an organization in Vancouver that is a forum for sharing ideas about city building, particularly around climate change and housing affordability. The Urbananium’s design competitions have focused on missing middle housing, mixed-use neighbourhoods, and the codes and regulations that are barriers to housing affordability. Their current competition, Decoding Timber Towers, is focused on prefab and mass timber housing.  Q: What policies do you feel cities in Canada should create or address to aid in the housing crisis and homelessness?  A: I think that Canada needs to take UNDRIP and the TRC Calls to Action seriously. We can’t separate the issue of housing for Indigenous people, and the history of colonization that it’s part of, from the housing challenges everyone else faces. The United Nations Housing as a Human Right work is a great resource on this, as their work also points to the problems of financialization and the effect this has had on renters, social housing, and un-housed folks.  The Land Back Courtyard was part of the Not For Sale exhibition at the Canada Pavilion in the 2023 Venice Architecture Biennale. Photo by Maris Mezulis Q: What role do you think schools of architecture and design have in tackling the housing crisis in Canada? A: Schools of architecture and design can play an important role by educating students about the role of architects in the housing crisis in Canada. We need the next generation of architects to understand that they have a part to play. It’s not an issue that can be solved through policy and the market alone: their expertise in design, which of course touches policy and works with the private sector, is inherently part of this issue.     To develop deeper conversations around this, I am working with collaborators in the collective Architects Against Housing Alienation to organize a super-studio across Canada for the next school year (25-26) called “End Housing Alienation Now!” that is inviting all schools of architecture to run studios on a shared set of themes and principles. (This builds off of the exhibition and campaign we did for the 2023 Venice Architecture Biennale, which the teaching award I mentioned is also related to.) We have commitments from almost all the schools already, and have hosted a number of conversations with people from the schools to develop how this will work, balancing what is shared vs. independent, the different schedules and levels of students, etc.      For these studios, one ambition is that the studios work with local activists, advocates, and professional practices to show students how important these kinds of collaborations can be, and how important embedded local knowledge is. We hope to share resources and create opportunities for students to connect across geographies to ensure that many, many people with lots of passion and expertise are focused on this topic.     As appeared in the June 2025 issue of Canadian Architect magazine  The post AIA Canada Journal: Canadian educators on housing affordability appeared first on Canadian Architect.

ExpressVPN is good at its job. It's easy to be skeptical of any service with a knack for self-promotion, but don't let ExpressVPN's hype distract you from the fact that it keeps its front-page promise of "just working." Outside of solid security, the two best things ExpressVPN offers are fast speeds and a simple interface. Our tests showed only a 7% average drop in download speed and a 2% loss of upload speed, worldwide. And while the lack of extra features may frustrate experienced users, it makes for a true set-and-forget VPN on any platform. This isn't to say ExpressVPN is without flaws — it's nearly bereft of customization options and it's notably more expensive than its competition — but it beats most VPNs in a head-to-head matchup. For this review, we followed our rigorous 10-step VPN testing process, exploring ExpressVPN's security, privacy, speed, interfaces and more. Whether you read straight through or skip to the sections that are most important for you, you should come away with all the information you need to decide whether to subscribe. Editors' note: We're in the process of rebooting all of our VPN reviews from scratch. Once we do a fresh pass on the top services, we'll be updating each review with a rating and additional comparative information. Table of contents Findings at a glance Installing, configuring and using ExpressVPN ExpressVPN speed test: Very fast averages ExpressVPN security test: Checking for leaks How much does ExpressVPN cost? ExpressVPN side apps and bundles Close-reading ExpressVPN's privacy policy Can ExpressVPN change your virtual location? Investigating ExpressVPN's server network Extra features of ExpressVPN ExpressVPN customer support options ExpressVPN background check: From founding to Kape Technologies Final verdict Findings at a glance Category Notes Installation and UI All interfaces are clean and minimalist, with no glitches and not enough depth to get lost in Windows and Mac clients are similar in both setup and general user experience Android and iOS are likewise almost identical, but Android has a nice-looking dark mode Speed Retains a worldwide average of 93% of starting download speeds Upload speeds average 98% of starting speeds Latency rises with distance, but global average stayed under 300 ms in tests Security OpenVPN, IKEv2 and Lightway VPN protocols all use secure ciphers Packet-sniffing test showed working encryption We detected no IP leaks Blocks IPv6 and WebRTC by default to prevent leaks Pricing Base price: $12.95 per month or $99.95 per year Lowest prepaid rate: $4.99 per month Can save money by paying for 28 months in advance, but only once per account 30-day money-back guarantee Bundles ExpressVPN Keys password manager and ID alerts included on all plans Dedicated IP addresses come at an extra price ID theft insurance, data removal and credit scanning available to new one-year and two-year subscribers for free 1GB eSIM deal included through holiday.com Privacy policy No storage of connection logs or device logs permitted The only risky exceptions are personal account data (which doesn't leave the ExpressVPN website) and marketing data (which the policy says should be anonymized) An independent audit found that ExpressVPN's RAM-only server infrastructure makes it impossible to keep logs Virtual location change Successfully unblocked five international Netflix libraries, succeeding on 14 out of 15 attempts Server network 164 server locations in 105 countries 38% of servers are virtual, though most virtual locations are accessed through physical servers within 1,000 miles A large number of locations in South America, Africa and central Asia Features Simple but effective kill switch Can block ads, trackers, adult sites and/or malware sites but blocklists can't be customized Split tunneling is convenient but unavailable on iOS and modern Macs Aircove is the best VPN router, albeit expensive Customer support Setup and troubleshooting guides are organized and useful, with lots of screenshots and videos Live chat starts with a bot but you can get to a person within a couple minutes Email tickets are only accessible from the mobile apps or after live chat has failed Background check Founded in 2009; based in the British Virgin Islands Has never been caught selling or mishandling user data Turkish police seized servers in 2017 but couldn't find any logs of user activity Owned by Kape Technologies, which also owns CyberGhost and Private Internet Access A previous CIO formerly worked on surveillance in the United Arab Emirates; no evidence of shady behavior during his time at ExpressVPN Windows Version 12 leaked some DNS requests when Split Tunneling was active Installing, configuring and using ExpressVPN This section focuses on how it feels to use ExpressVPN on each of the major platforms where it's available. The first step for any setup process is to make an account on expressvpn.com and buy a subscription. Windows Once subscribed, download the Windows VPN from either expressvpn.com or the Microsoft Store, then open the .exe file. Click "Yes" to let it make changes, wait for the install, then let your computer reboot. Including the reboot, the whole process takes 5-10 minutes, most of it idle. To finish, you'll need your activation code, which you can find by going to expressvpn.com and clicking "Setup" in the top-right corner. You can install ExpressVPN's Windows app from the Microsoft store, but we found the website more convenient. Sam Chapman for Engadget Extreme simplicity is the watchword for all ExpressVPN's designs. The Windows client's launch panel consists of three buttons and less than ten words. You can change your location or let the app pick a location for you — the "Smart Location" is the server with the best combination of being nearby and unburdened. Everything else is crammed into the hamburger menu at the top left. Here, in seven tabs, you'll find the Network Lock kill switch, the four types of content blockers, the split tunneling menu and the option to change your VPN protocol. You can also add shortcuts to various websites, useful if you regularly use your VPN for the same online destinations. To sum up, there's almost nothing here to get in the way: no delays, no snags, no nested menus to get lost in. It may be the world's most ignorable VPN client. That's not a bad thing at all. Mac ExpressVPN's app for macOS is almost identical in design to its Windows app. The process for downloading and setting it up is nearly the same too. As on Windows, it can be downloaded from the App Store or sideloaded directly from the expressvpn.com download center. Only a few features are missing and a couple others have been added. Split tunneling is gone (unless you're still on a macOS lower than 11), and you won't see the Lightway Turbo setting. ExpressVPN recommends some servers, but it's easy to search the whole list. Sam Chapman for Engadget Mac users do gain access to the IKEv2 protocol, along with the option to turn off automatic IPv6 blocking — Windows users have to leave it blocked at all times. Almost every website is still accessible via IPv4, but it's useful if you do need to access a specific IPv6 address while the VPN is active. Android Android users can download ExpressVPN through the Google Play Store. Open the app, sign in and you're ready to go. The Android app has a very nice dark-colored design, only slightly marred by an unnecessary information box about how long you've used the VPN this week. ExpressVPN's Android app puts a little more information on the screen than it needs to, but still runs well. Sam Chapman for Engadget There's a large button for connecting. Clicking on the server name takes you to a list of locations. On this list, you can either search or scroll and can choose individual locations within a country that has more than one. We connected to as many far-flung server locations as we could, but not a single one took longer than a few seconds. The options menu is organized sensibly, with no option located more than two clicks deep. You will see a couple of options here that aren't available on desktop, the best of which is the ability to automatically connect to your last-used ExpressVPN server whenever your phone connects to a non-trusted wifi network. There are also a few general security tools: an IP address checker, DNS and WebRTC leak testers and a password generator. These are also available on the website, but here, they're built into the app. With the exception of the latter, we'd recommend using third-party testing tools instead — even a VPN with integrity has an incentive to make its own app look like it's working. iPhone and iPad You can only install ExpressVPN's iOS app through the app store. During setup, you may need to enter your password to allow your phone to use VPN configurations. Otherwise, there are no major differences from the Android process. ExpressVPN looks good on iPhone and iPad. Sam Chapman for Engadget The interface is not quite as pleasing as the dark-mode Android app, but it makes up for that by cutting out some of the clutter. The tabs and features are similar, though split tunneling and shortcuts are absent. Also, both mobile apps make customer support a lot more accessible than their desktop counterparts — plus, mobile is the only way to send email support tickets. Browser extension ExpressVPN also includes browser extensions for Firefox and Chrome. These let you connect, disconnect and change server locations without leaving your browser window. It's nice, but not essential unless you have a very specific web browser flow you like. ExpressVPN speed test: Very fast averages Connecting to a VPN almost always decreases your speed, but the best VPNs mitigate the drop as much as possible. We used Ookla's speed testing app to see how much of your internet speed ExpressVPN preserves. For this test, we emphasized the locations ExpressVPN uses for most of its virtual servers, including the Netherlands, Brazil, Germany and Singapore. Some terms before we start: Latency, measured in milliseconds (ms), is the time it takes one data packet to travel between your device and a web server through the VPN. Latency increases with distance. It's most important for real-time tasks like video chatting and online gaming. Download speed, measured in megabits per second (Mbps), is the amount of information that can download onto your device at one time — such as when loading a web page or streaming a video. Upload speed, also measured in Mbps, is the amount of information your device can send to the web at once. It's most important for torrenting, since the amount of data you can seed determines how fast you can download in exchange. The table below shows our results. We conducted this on Windows, using the automatic protocol setting with the Lightway Turbo feature active — a recent ExpressVPN addition that keeps speed more consistent by processing connections in parallel. Server location Latency (ms) Increase factor Download speed (Mbps) Percentage dropoff Upload speed (Mbps) Percentage dropoff Portland, Oregon, USA (unprotected) 18 -- 58.77 -- 5.70 -- Seattle, Washington, USA (best server) 26 1.4x 54.86 6.7% 5.52 3.2% New York, NY, USA 156 8.7x 57.25 2.6% 5.57 2.3% Amsterdam, Netherlands 306 17x 53.83 8.4% 5.58 2.1% São Paulo, Brazil 371 20.6x 53.82 8.4% 5.65 0.9% Frankfurt, Germany 404 22.4x 55.71 5.2% 5.67 0.5% Singapore, Singapore 381 21.2x 52.76 10.2% 5.64 1.0% Average 274 15.2x 54.71 6.9% 5.61 1.6% These are extremely good results. ExpressVPN is a winner on both download and upload speed. No matter where we went in the world, we never lost more than about 7% of our download speeds, and upload lost an astoundingly low average of 2%. This suggests that ExpressVPN deftly distributes its user load between servers to eliminate bottlenecks. This Ookla speedtest shows you can still get fast internet while connected to ExpressVPN -- our unprotected speeds are around 58 Mbps. Sam Chapman for Engadget The latency numbers look worse, but the rise in the table is less sharp than we projected. Ping length depends far more on distance than download speed does, so we expect it to shoot up on servers more than 1,000 miles from our location. Keeping the average below 300 ms, as ExpressVPN does here, is a strong showing. ExpressVPN security test: Checking for leaks A VPN's core mission is to hide your IP address and make you untraceable online. Our task in this section is to figure out if ExpressVPN can carry out this mission every time you connect. While we can't be 100% certain, the tests we'll run through below have led us to believe that ExpressVPN is currently leak-proof. Available VPN protocols A VPN protocol is like a common language that a VPN server can use to mediate between your devices and the web servers you visit. If a VPN uses outdated or insecure protocols, or relies on unique protocols with no visible specs or source code, that's a bad sign. Not all protocols are available on all apps, but Mac has the full range. Sam Chapman for Engadget ExpressVPN gives you a selection of three protocols: IKEv2, OpenVPN and Lightway. The first two are solid choices that support the latest encryption algorithms. OpenVPN has been fully open-source for years and is the best choice if privacy is your goal. While IKEv2 started life as a closed project by Microsoft and Cisco, ExpressVPN uses an open-source reverse-engineering, which is both better for privacy and quite fast. Lightway is the odd one out, a protocol you'll only find on ExpressVPN, though its source code is available on Github. It's similar to WireGuard, in that both reach for faster speeds and lower processing demands by keeping their codebases slim. However, Lightway was recently rewritten in Rust to better protect the keys stored in its memory. Ultimately, you can't go wrong with any of ExpressVPN's protocol options. 99% of the time, your best choice will be to set the controls to Automatic and let the VPN decide which runs best. Testing for leaks ExpressVPN is one of the best services, but it's not leak-proof (as you can read in the Background Check below). Luckily, checking for DNS leaks is a simple matter of checking your IP address before and after connecting to a VPN server. If the new address matches the VPN server, you're good; if not, your VPN is leaking. First, we checked the Windows app with split tunneling active to ensure the flaw really had been patched. We tested several servers and didn't find any leaks, which suggests the patch worked, though leaks were rare even before ExpressVPN fixed the vulnerability. We checked our IP while connected to the virtual India location, which is run from a physical server in Singapore. Don't worry -- it still looks like India to streaming services. Sam Chapman for Engadget In fact, we didn't find any leaks on any ExpressVPN server we tested on any platform. Though questions remain about iOS, as you'll see later in this section, that's a problem on Apple's end that even the best VPNs can do very little about for now. The most common cause of VPN leaks is the use of public DNS servers to connect users to websites, which can mistakenly send browsing activity outside the VPN's encrypted tunnel. ExpressVPN avoids the risks of the public system by installing its own DNS resolvers on every server. This is the key factor behind its clean bill of health in our leak testing. Two other common flaws can lead to VPN leaks: WebRTC traffic and IPv6. The former is a communication protocol used in live streaming and the latter is a new IP standard designed to expand domain availability. Both are nice, but currently optional, so ExpressVPN automatically blocks both to ensure there's no opportunity for leaks to arise. One note about VPN security on iOS: it's a known and continuing problem that iOS VPNs do not prevent many online apps from communicating with Apple directly, outside the VPN tunnel. This risks leaking sensitive data, even with Lockdown Mode active in iOS 16. A blog post by Proton VPN shares a workaround: connect to a VPN server, then turn Airplane Mode on and off again to end all connections that were active before you connected to the VPN. Testing encryption We finished up our battery of security tests by checking out ExpressVPN's encryption directly. Using WireShark, a free packet sniffer, we inspected what it looks like when ExpressVPN transmits data from one of its servers to the internet. The screenshot below shows a data stream encrypted with Lightway UDP. After connecting to ExpressVPN, HTTP packets were rendered unreadable while in transit. Sam Chapman for Engadget That lack of any identifiable information, or even readable information, means encryption is working as intended. We repeated the test several times, always getting the same result. This left us satisfied that ExpressVPN's core features are working as intended. How much does ExpressVPN cost? ExpressVPN subscriptions cost $12.95 per month. Long-term subscriptions can bring the monthly cost down, but the great deals they offer tend to only last for the first billing period. A 12-month subscription costs $99.95 and includes three months for free with your first payment, costing a total of $6.67 per month. The bonus disappears for all subsequent years, raising the monthly cost to $8.33. You can also sign up for 28 months at a cost of $139.72, but this is also once-only — ExpressVPN can only be renewed at the $99.95 per year level. There are two ways to test ExpressVPN for free before making a financial commitment. Users on iOS and Android can download the ExpressVPN app without entering any payment details and use it free for seven days. On any platform, there's a 30-day money-back guarantee, which ExpressVPN has historically honored with no questions asked. You will have to pay before you can use it, though. In our opinion, ExpressVPN's service is solid enough that it's worth paying extra. Perhaps not this much extra, but that depends on what you get out of it. We recommend using the 30-day refund period and seeing how well ExpressVPN works for you. If it's a VPN you can enjoy using, that runs fast and unblocks everything you need, that's worth a server's weight in gold. ExpressVPN side apps and bundles ExpressVPN includes some special features that work mostly or wholly separate from its VPN apps. Some of these come free with a subscription, while others add an extra cost. Every subscription includes the ExpressVPN keys password manager. This is available under its own tab on the Android and iOS apps. On desktop, you'll need to download a separate extension from your browser's store, then sign in using your account activation code. It's available on all Chromium browsers, but not Firefox. Starting in 2025, new subscribers get an eSIM plan through holiday.com, a separate service linked to ExpressVPN. The baseline 1GB holiday eSIM plans last for 5 days and can apply to countries, regions, or the entire world (though it's not clear whether the package deal applies to the regional and global plans). Longer-term plans include larger eSIM plans. You can add a dedicated IP address to your ExpressVPN subscription for an additional cost per month. A dedicated IP lets you use the same IP address every time you connect to ExpressVPN. You can add the address to whitelists on restricted networks, and you're assured to never be blocked because of someone else's bad activity on a shared IP. Unlike many of its competitors, ExpressVPN doesn't currently offer antivirus or online storage services, but there is a comprehensive bundle of ID protection tools called Identity Defender. We haven't reviewed any of these products in detail, but here's a list for reference: ID Alerts will inform you if any of your sensitive information is leaked or misused online. It's free with all plans, but you'll have to enter your personal information on your ExpressVPN account page or a mobile app. ID Theft Insurance grants up to $1 million in identity theft reimbursement and comes free with new ExpressVPN one-year or two-year subscriptions. It's not yet available to those who subscribed before it launched in October 2024. Data Removal scans for your information in data brokerages and automatically requests that it be deleted. It's also free with one-year and two-year plans. Credit Scanner is only available for United States users. It monitors your activity on the three credit bureaus so you can quickly spot any suspicious transactions. The Identity Defender features are currently only available to new ExpressVPN customers in the US. Close-reading ExpressVPN's privacy policy Although we worry that the consolidation of VPN brands under the umbrella of Kape Technologies (ExpressVPN's parent company) will make the industry less competitive, we don't believe it's influencing ExpressVPN to take advantage of its users' privacy. To confirm, and get a full sense of what sort of privacy ExpressVPN promises its users, we set out to read ExpressVPN's privacy policy in detail. It's long, but thankfully aimed at casual users instead of lawyers. You can see it for yourself here. In the introduction, ExpressVPN states that it does not keep either activity logs (such as a user's browsing history while connected to the VPN) or connection logs (such as the duration of a user's session and their IP address, which can be used to extrapolate browsing activity). It then specifies the seven types of data it's legally allowed to collect: Data used to sign up for an account, such as names, emails and payment methods. VPN usage data which is aggregated and can't be traced to any individual. Credentials stored in the ExpressVPN Keys password manager. Diagnostic data such as crash reports, which are only shared upon user request. IP addresses authorized for MediaStreamer, which is only for streaming devices that don't otherwise support VPN apps. Marketing data collected directly from the app — a "limited amount" that's kept anonymous. Data voluntarily submitted for identity theft protection apps. Of those seven exceptions, the only ones that count as red flags are account data and marketing data. Both categories are highly personal and could be damaging if mishandled. Fortunately, complying with subpoenas is not one of the allowed uses listed for either data category, nor does the policy let ExpressVPN sell the data to other private parties. The only really annoying thing here is that if you ask ExpressVPN to delete your personal data, you won't be able to use your account from then on. You aren't even eligible for a refund in this case, unless you're within 30 days of your initial subscription. As for marketing data, ExpressVPN collects device fingerprints and location data when you sign up for an account on its website. The privacy policy also claims this is anonymized, as its "systems are engineered to decouple such data from personally identifiable information." Audits corroborate this, as we'll see in the next section. So, while it would be better if ExpressVPN didn't collect any personal data at all, its practices don't appear to pose a risk to anything you do while using the VPN — just the ExpressVPN website. Privacy audits VPN providers often get third-party accounting firms to audit their privacy policies. The idea is that a well-known firm won't mortgage its reputation to lie on behalf of a VPN, so their results can be trusted. For the last several years, ExpressVPN has had KPMG look over its privacy policy and relevant infrastructure (see "TrustedServer" below). KPMG's most recent report, completed in December 2023 and released in May 2024, found that ExpressVPN had enough internal controls in place that users could trust its privacy policy. The report is freely available to read. This is a very good sign, though we're looking out for a more up-to-date audit soon. TrustedServer "TrustedServer" is a marketing term ExpressVPN uses for its RAM-only server infrastructure. RAM-only servers have no hard drives for long-term storage and return to a standard disk image with every reboot. This makes it theoretically impossible to store user activity logs on them, even if ExpressVPN wanted to do that. The KPMG audit, linked above, reports that TrustedServer works as advertised. Between its many clean privacy audits and the Turkish server incident in 2017, we're prepared to say ExpressVPN is a private VPN, in spite of its aggravating exception for marketing. Can ExpressVPN change your virtual location? Next, we tested whether ExpressVPN can actually convince websites that you're somewhere other than your real location. Our security tests have already proven it can hide your IP address, but it takes more than leak-proofing to fool streaming sites these days — Netflix and the others have gotten very good at combing through metadata to sniff out proxy users. The process for testing this is a lot like how we handled the DNS leak tests: try several different servers and see if we get caught. We checked five sample locations outside the U.S. to see if we a) got into Netflix and b) saw different titles in the library. The results are below. Server Location Unblocked Netflix? Library changed? Canada Y Y United Kingdom Y (second try; Docklands failed) Y Slovakia Y Y India Y Y (different from UK library) Australia Y Y In fifteen tests, ExpressVPN slipped up only once. Docklands, the UK server it chose as the fastest, wasn't able to access Netflix. We switched to a server labeled simply "London" and unblocked it without issue. ExpressVPN can change your virtual location so you can explore the wonderful world of K-drama. Sam Chapman for Engadget All the other locations got us access to an alternate Netflix library on the first try. We even checked whether the India server, which is physically located in the UK, showed us different videos than the UK servers. It did, which makes us even more confident that ExpressVPN's virtual locations are airtight. Investigating ExpressVPN's server network ExpressVPN users can connect to a total of 164 server locations in 105 countries and territories. These locations are reasonably well distributed across the globe, but as with all VPNs, there's a bias toward the northern hemisphere. There are 24 locations in the U.S. alone and a further 66 in Europe. That isn't to say users in the Global South get nothing. ExpressVPN has IP addresses from nine nations in South America (Argentina, Brazil, Bolivia, Chile, Colombia, Ecuador, Peru, Uruguay and Venezuela) and six in Africa (Algeria, Egypt, Ghana, Kenya, Morocco and South Africa). The network even includes Kazakhstan, Uzbekistan and Mongolia, impressive since central Asia may be the region most often shafted by VPNs. However, many of these servers have virtual locations different from their real ones. For those of you choosing a server based on performance instead of a particular IP address, ExpressVPN's website has a helpful list of which servers are virtual. The bad news is that it's a big chunk of the list. A total of 63 ExpressVPN locations are virtual, or 38% of its entire network. To reduce the sting, ExpressVPN takes care to locate virtual servers as close to their real locations as possible. Its virtual locations in Indonesia and India are physically based in Singapore. This isn't always practical, leading to some awkwardness like operating a Ghana IP address out of Germany. But it helps ExpressVPN perform better in the southern hemisphere. Extra features of ExpressVPN Compared to direct competitors like NordVPN and Surfshark, ExpressVPN doesn't have many special features. It's aimed squarely at the casual market and will probably disappoint power users. Having said that, what they do include works well. In this section, we'll run through ExpressVPN's four substantial features outside its VPN servers themselves. Network Lock kill switch "Network Lock" is the name ExpressVPN gives to its kill switch (though it's called "Network Protection" on mobile). A VPN kill switch is a safety feature that keeps you from broadcasting outside the VPN tunnel. If it ever detects that you aren't connected to a legitimate ExpressVPN server, it cuts off your internet access. You won't be able to get back online until you either reconnect to the VPN or disable Network Lock. ExpressVPN's kill switch is called Network Lock on desktop, and Network Protection on mobile (Android pictured) Sam Chapman for Engadget This is important for everyone, not just users who need to hide sensitive traffic. The recently discovered TunnelVision bug theoretically allows hackers to set up fake public wi-fi networks through which they redirect you to equally fake VPN servers, which then harvest your personal information. It's unlikely, but not impossible, and a kill switch is the best way to prevent it — the switch always triggers unless you're connected to a real server in the VPN's network. Like most of ExpressVPN's features, all you can do with Network Lock is turn it on and off. You can also toggle whether you'll still be able to access local devices while the kill switch is blocking your internet — this is allowed by default. Threat manager, ad blocker and parental controls ExpressVPN groups three tools under the heading of "advanced protection" — Threat Manager, an ad blocker and parental controls. Threat Manager consists of two checkboxes: one that blocks your browser from communicating with activity tracking software and one that blocks a list of websites known to be used for malware. Check any of these boxes to use the pre-set blocklists whenever you're connected to ExpressVPN. Sam Chapman for Engadget You can't customize the lists, so you're limited to what ExpressVPN considers worthy of blocking. They share their sources on the website. While the lists are extensive and open-source, they rely on after-the-fact reporting and can't detect and block unknown threats like a proper antivirus. The adblock and parental control options work the same way: check a box to block everything on the list, uncheck it to allow everything through. In tests, the ad blocker was nearly 100% effective against banner ads, but failed to block any video ads on YouTube or Netflix. The parental control option blocks a list of porn sites. It's an easy option for concerned parents, but only works while ExpressVPN is connected. As such, it's meant to be used in conjunction with device-level parental controls that prevent the child from turning off or uninstalling the VPN client. Split tunneling Sometimes, you'll find it helpful to have your device getting online through two different IP addresses at once — one for your home services and one for a location you're trying to spoof. That's where split tunneling is helpful: it runs some apps through the VPN while leaving others unprotected. This can also improve your speeds, since the VPN needs to encrypt less in total. You can configure split tunneling through either a blocklist or an allowlist. Sam Chapman for Engadget ExpressVPN includes split tunneling on Windows, Android and Mac (though only on versions 10 and below). You can only split by app, not by website, but it's still pretty useful. For example, you can have BitTorrent handling a heavy download in the background while you use your browser for innocuous activities that don't need protecting. ExpressVPN Aircove router By now, it should be clear that we find ExpressVPN to be a highly reliable but often unexceptional VPN service. However, there's one area in which it's a clear industry leader: VPN routers. ExpressVPN Aircove is, to our knowledge, the only router with a built-in commercial VPN that comes with its own dashboard interface. Usually, installing a VPN on your router requires tinkering with the router control panel, which turns off all but the most experienced users — not to mention making it a massive pain to switch to a new server location. Aircove's dashboard, by contrast, will be instantly familiar to anyone who already knows how to use an ExpressVPN client. It even allows different devices in your home to connect to different locations through the router VPN. Aircove's biggest drawback is its price. Currently retailing at $189 (not including an ExpressVPN subscription), it's around three times more expensive than an aftermarket router fitted with free VPN firmware. Some of you might still find the convenience worth the one-time payment. ExpressVPN customer support options ExpressVPN's written help pages are some of the best on the market. Its live chat is more of a mixed bag, and complex questions may cause delays. However, it is at least staffed with human agents who aim to reply accurately, rather than resolve your ticket as quickly as possible. You can directly access both live chat and email from ExpressVPN's mobile apps (on desktop, you'll have to go to the website). Sam Chapman for Engadget We approached ExpressVPN's support features with a simple question: "If I requested that ExpressVPN delete all my personal data, would I be able to get a refund for my unused subscription time?" (Remember from the Privacy Policy section that submitting a full deletion request also cancels your ExpressVPN account.) Our first stop was expressvpn.com/support, the written support center and FAQ page. It's divided into setup guides, troubleshooting, account management and information on each of ExpressVPN's products. The setup guides are excellent, including screenshots and clearly written steps; each one includes a video guide for those who learn better that way. Troubleshooting is just as good — no videos, but the same standards of clarity and usefulness prevail. The section starts with general problems, then delves into specific issues you might face on each operating system. Each article clearly derives from a real customer need. The live support experience To get answers on our refund question, we visited the account management FAQs. This section stated that the refund policy only applies within 30 days of purchase. Pretty clear-cut, but we still wanted an answer on our special case, so we contacted live chat by clicking the button at the bottom-right of every FAQ page. Live chat is in the bottom-right corner of every page of expressvpn.com. Sam Chapman for Engadget Live chat starts with an AI assistant, which is not too hard to get past — just ask it a question it can't answer, then click "Transfer to an Agent." We got online with (what claimed to be) a human in less than a minute. Answering the question took longer and involved an uncomfortable 10-minute silence, but we did get a clear verdict from a real person: refunds are within 30 days only, no matter what. If the live chat agent can't answer your question, you'll be redirected to open an email support ticket. Annoyingly, there's no way to go directly to email support through the website or desktop apps, though mobile users have the option to skip directly there. ExpressVPN background check: From founding to Kape Technologies ExpressVPN launched in 2009, which makes it one of the oldest consumer VPNs in continual operation. In more than 15 years of operation, it's never been caught violating its own privacy policy, though its record isn't free of more minor blemishes. Headquarters in the British Virgin Islands Founders Dan Pomerantz and Peter Burchhardt registered the company in the British Virgin Islands from the start to take advantage of that territory's favorable legal environment for online privacy. The BVIs have no law requiring businesses to retain data on their users, and the process for extraditing data is famously difficult, requiring a direct order from the highest court. In 2021, the BVI implemented the Data Protection Act (DPA) [PDF link], which prevents companies based in the territory from accessing data on their users anywhere in the world. It's a great privacy law in theory, modeled on best-in-class legislation in the EU. However, we couldn't find any evidence that its supervising authority — the Office of the Information Commissioner — has a leader or staff. In other words, while ExpressVPN is not legally required to log any data on its users, there's technically nobody stopping them from doing so. Whether you trust the jurisdiction depends on whether you trust the company itself. Let's see what the other evidence says. Security and privacy incidents Two significant incidents stand out from ExpressVPN's 16-year history. In 2017, when Andrei Karlov, Russia's ambassador to Turkey, was shot to death at an art show. Turkish police suspected someone had used ExpressVPN to mask their identity while they deleted information from social media accounts belonging to the alleged assassin. To investigate, they confiscated an ExpressVPN server to comb for evidence. They didn't find anything. A police seizure is the best possible test of a VPN's approach to privacy. The provider can't prepare beforehand, fake anything, or collude with investigators. The Turkey incident is still one of the best reasons to recommend ExpressVPN, though eight years is a long time for policy to change. The second incident began in March 2024, when a researcher at CNET informed ExpressVPN that its version 12 for Windows occasionally leaked DNS requests when users enabled the split tunneling feature. While these users remained connected to an ExpressVPN server, their browsing activity was often going directly to their ISP, unmasked. The bug only impacted a few users, and to their credit, ExpressVPN sprang into action as soon as they learned about it. The team had it patched by April, as confirmed by the researcher who initially discovered the vulnerability. But while their quick and effective response deserves praise, it's still a mark against them that a journalist noticed the bug before they did. Kape Technologies ownership and management questions In 2021, an Israeli-owned, UK-based firm called Kape Technologies purchased a controlling interest in ExpressVPN. In addition to ExpressVPN, privately held Kape owns CyberGhost, Private Internet Access, and Zenmate (before it merged into CyberGhost). As shown on its website, it also owns Webselenese, publisher of VPN review websites WizCase and vpnMentor, which poses an apparent conflict of interest. When reached for comment, a representative for ExpressVPN said that "ExpressVPN does not directly engage with, nor seek to influence, the content on any Webselenese site," and pointed us to disclosure statements on the websites in question — here's one example. Even so, it's a good reminder not to take VPN reviews at face value without knowing who's behind them (Engadget is owned by Yahoo, which does not own any VPNs). Diving deeper into the background of Kape's ownership will lead you to owner Teddy Sagi. Go back far enough, and you'll see he did prison time in Israel and was mentioned in the Pandora Papers, among other things. More recently, headlines about the billionaire have focused more his businesses in the online gambling and fintech arenas, as well as his real estate ventures. An ExpressVPN representative told us that "Kape's brands continue to operate independently," and our investigation bore that out — we couldn't find any proof that Kape or Sagi have directly attempted to influence ExpressVPN's software or daily operations. Closer to the immediate day-to-day operations of ExpressVPN was the company's employment of Daniel Gericke as CTO from 2019 through 2023. During that time, the US Justice Department announced it had fined Gericke and two others for their previous employment on a surveillance operation called Project Raven, which the United Arab Emirates (UAE) used to spy on its own citizens. The revelation prompted a public response from ExpressVPN defending its decision to hire Gericke, arguing that "[t]he best goalkeepers are the ones trained by the best strikers." ExpressVPN's representative confirmed that the company still stands by that linked statement. Gericke parted ways with ExpressVPN in October 2023, per his LinkedIn profile. While we don't know what we don't know, we can say that ExpressVPN has not notably changed its public-facing security and privacy policies during the time it's been connected to Kape, Sagi, or Gericke. In the end, how much ExpressVPN's history matters to you is a personal choice. If you object to any current or past actions by Kape Technologies or Teddy Sagi, there are other premium VPN options you might prefer. If you need more information to make up your mind, we recommend reading through CNET's 2022 deep dive on ExpressVPN's corporate history. Final verdict ExpressVPN is the VPN we most often recommend to beginners. It takes zero training to use, and consistently gets past filters on streaming sites. It also runs in the background with virtually no impact. If anything is worth the high price of admission, it's the excellent speeds distributed evenly across the worldwide server network. However, for certain specific cases, ExpressVPN may not be the best choice. There's no way to set up your own server locations, like NordVPN offers, and no double VPN connections, like you can build for yourself on Surfshark. Its corporate background is more suspect than the entities backing Proton VPN, and unlike Mullvad, ExpressVPN doesn't work in China — it's so well-known that the government targets its servers specifically. We suggest going with ExpressVPN for general online privacy, for spoofing locations in your home country while traveling, or if you regularly need to unblock sites in other countries. That encompasses 19 of every 20 users, which is fine by us, as ExpressVPN is a great service. It's just more of a reliable old screwdriver than a multi-tool. This article originally appeared on Engadget at https://www.engadget.com/cybersecurity/vpn/expressvpn-review-2025-fast-speeds-and-a-low-learning-curve-160052884.html?src=rss

New York City’s Brooklyn-Queens Expressway is falling apart. Built between 1946 and 1964, the urban highway runs 12.1 miles through the heart of the two boroughs to connect on either end with the interstate highway system—a relic of midcentury car-oriented infrastructure, and a prime example of the dwindling lifespan of roads built during that time.  The degradation is most visible—and most pressing—in a section running alongside Brooklyn Heights known as the triple cantilever. This 0.4-mile section, completed in 1954, is unique among U.S. highways in that it juts out from the side of a hill and stacks the two directions of traffic on balcony-like decks, one slightly overhanging the other. A third level holds a well-loved park, the Brooklyn Heights Promenade.  This unusual layer cake of a freeway was a marvel of engineering in its day, though not without controversy. Masterminded by Robert Moses, the city’s all-powerful, often ruthless city planner for more than four decades, the roadway bisects working-class and immigrant neighborhoods that grapple with the health and environmental fallout to this day. Like the reputation of the man who built it, the triple cantilever has aged poorly. Its narrow width, (33.5 feet for the roadway in either direction) has made all but the most basic maintenance incredibly difficult, and its 71-year-old structure is constantly battered by the ever heavier automobiles and trucks. Designed to accommodate around 47,000 vehicles per day, it now carries more than three times that amount. Deteriorating deck joints and failing steel-reinforced concrete have led many to worry the triple cantilever is on the verge of collapse. An expert panel warned in 2020 that the triple cantilever could be unusable by 2026, and only then did interim repairs get made to keep it standing. [Photo: Alex Potemkin/Getty Images] The mounting concern comes amid a 50-year decline in direct government spending on infrastructure in the U.S., according to a recent analysis by Citigroup. Simply maintaining existing infrastructure is a challenge, the report notes. Meanwhile, the American Society of Civil Engineers’ grade for the country’s infrastructure has improved, from a D+ in 2017 to a C in 2025. Now even private credit firms are circling: As reported in Bloomberg, Apollo Global Management estimates that a boom in infrastructure deals help could grow the private debt market up to a staggering $40 trillion.   Independent urban designer Marc Wouters has an idea on how to fix BQE’s cantilever. He’s been working on it for years. “My process is that I always interview people in the community before I do any drawings,” he says. “So I really have listened to pretty much everybody over the past few years.” Unsolicited and developed in his own spare time, Wouters has designed an alternative for the triple cantilever that he named the BQE Streamline Plan. BQE Streamline Plan [Image: courtesy Marc Wouters | Studios/©2025] His concept, based on decades of experience in urban planning, infrastructure, and resilience projects in communities across the country, is relatively simple: extend the width of the two traffic-bearing cantilevers and add support beams to their outside edge, move both directions of traffic onto four lanes on the first level, and turn the second level into a large freeway cap park. Instead of major rebuilding efforts, Wouters’s proposal is more of a reinforcement and expansion, with a High Line-style park plopped on top. Though he’s not an engineer, Wouters is confident that his design would shift enough strain off the existing structure to allow it to continue functioning for the foreseeable future. (What actual engineers think remains to be seen.) “What I’ve done is come up with a plan that happens to be much less invasive, faster to build, a lot cheaper, and it encompasses a lot of what the community wants,” he says. “Yet it still handles the same capacity as the highway does right now.” So what will it take for this outsider’s idea to be considered a viable design alternative? This idea had been brewing in his mind for years. Wouters, who lives near the triple cantilever section of the BQE in Brooklyn Heights, has followed the highway’s planning process for more than a decade.  As complex infrastructure projects go, this one is particularly convoluted. The BQE is overseen by both the state of New York and New York City, among others, with the city in charge of the 1.5-mile section that includes the triple cantilever. This dual ownership has complicated the management of the highway and its funding. The city and the state have launched several efforts over the years to reimagine the highway’s entire length. In winter 2018, the city’s Department of Transportation (NYC DOT) released two proposals to address the ailing cantilever. Not seeing what they wanted from either one, Brooklyn Heights Association, a nonprofit neighborhood group, retained Wouters and his studio to develop an alternative design. He suggested building a temporary parallel bypass that would allow a full closure and repair of the triple cantilever. That proposal, along with competing ideas developed under the previous mayoral administration, went by the wayside in 2022, when the latest BQE redesign process commenced. Wouters found himself following yet another community feedback and planning process for the triple cantilever. The ideas being proposed by the city’s DOT this time around included a plan that would chew into the hillside that currently supports the triple cantilever to move the first tier of traffic directly underneath the second, and add a large girding structure on its open end to hold it all up. Other options included reshaping the retaining wall that currently holds up the triple cantilever, moving traffic below grade into a wide tunnel, or tearing the whole thing down and rebuilding from scratch. Each would be time-consuming and disruptive, and many of them cut into another well-loved public space immediately adjacent to the triple cantilever, Brooklyn Bridge Park. None of these options has anything close to unanimous support. And any of them will cost more than $1 billion—a price tag that hits much harder after the Federal Highway Administration rejected an $800 million grant proposal for fixing the BQE back in early 2024. BQE Streamline Plan [Image: courtesy Marc Wouters | Studios/©2025] Wouters is no highway zealot. In fact, he’s worked on a project heading into construction in Syracuse that will replace an underutilized inner-city highway with a more appropriately sized boulevard and developable land. But he felt sure there was a better way forward—a concept that would work as well in practice as on paper. “I just kept going to meetings and waiting to see what I thought was a progressive solution,” Wouters says. Unimpressed and frustrated, he set out to design it himself. Wouters released the Streamline Plan in March. The concept quickly gathered interest, receiving a flurry of local news coverage. He has since met with various elected officials to discuss it. But as elegant as Wouters’s concept may be, some stakeholders remain unconvinced that the city should be going all in on a reinterpretation of the triple cantilever. What might be more appropriate, critics say, is to make necessary fixes now to keep the triple cantilever safe and functional, and to spend more time thinking about whether this section of highway is even what the city needs in the long term. A group of local organizations is calling for a more comprehensive reconsideration of the BQE under the premise that its harms may be outnumbering its benefits. Launched last spring, the Brooklyn-Queens Expressway Environmental Justice Coalition wants any planning for the future of the BQE to include efforts to address its health and environmental impacts on neighboring communities and to seek an alternative that reconnects communities that have been divided by the corridor. One member of this coalition is the Riders Alliance, a nonprofit focused on improving public transit in New York. Danny Pearlstein, the group’s policy and communications director, says implementing a major redesign of the triple cantilever would just reinforce car dependency in a place that’s actually well served by public transit. The environmental justice coalition’s worry is that rebuilding this one section in a long-term fashion could make it harder for change across the length of the entire BQE and could increase the environmental impact the highway has on the communities that surround it. “This is not just one neighborhood. This is communities up and down the corridor that don’t resemble each other very much in income or background who are united and are standing together for something that’s transformative, rather than doubling down on the old ways,” Pearlstein says. [Photo: ©NYC DOT] Lara Birnback is executive director of the Brooklyn Heights Association, representing a neighborhood of roughly 20,000 people. Her organization, which worked directly with Wouters in the past, is circumspect about his latest concept. “It’s certainly more interesting and responsive to the kinds of things that the community has been asking for when thinking about the BQE. It’s more of those things than we’ve seen from any of the designs that New York City DOT has presented to us through their engagement process,” she says. “But at the end of the day, it’s still a way of preserving more or less the status quo of the BQE as a major interstate highway running through the borough.” She argues it makes more sense to patch up the triple cantilever and use the extra years of service that buys to do a more radical rethinking of the BQE’s future. (For example, one 2020 proposal by the Brooklyn-based architecture studio Light and Air proposed a simple intervention of installing buttresses on the open-air side of the triple cantilever, propping it up with a relatively small addition of material.) “We really strongly encourage the city to move forward immediately with a more short-term stabilization plan for the cantilever, with repairs that would last, for example, 20 to 25 years rather than spending billions and billions of dollars rebuilding it for the next 100 years,” Birnback says. Birnback says a major rebuilding plan like the one Wouters is proposing—for all its community benefits—could end up doing more harm to the city. “I think going forward now with a plan that both embeds the status quo and most likely forecloses on the possibility of real transformation across the corridor is a mistake,” she says. NYC DOT expects to begin its formal environmental review process this year, laying the necessary groundwork for deciding on a plan for what to do with the triple cantilever, either for the short term or the long term. The environmental process will evaluate all concepts equally, according to DOT spokesperson Vincent Barone, who notes that the department is required to review and respond to all feedback that comes in through that process. There is technically nothing holding back Wouters’s proposal from being one of the alternatives considered. And he may have some important political support to help make that happen. Earlier this month, Brooklyn’s Community District 2 board formally supported the plan. They are calling for the city’s transportation department to include it in the BQE’s formal environmental review process when it starts later this year. [Photo: Sinisa Kukic/Getty Images] Wouters argues that his proposal solves the pressing structural problems of the triple cantilever while also opening resources to deal with the highway’s big picture challenges. “The several hundred million dollars of savings is now funding that could go to other parts of the BQE. And there are other parts that are really struggling,” he says. “I’m always thinking about the whole length and about all these other communities, not just this one.” With a new presidential administration and a mayoral primary election in June, what happens with the triple cantilever is very much up in the air. But if the environmental review process begins as planned this year, it only makes sense for every option to fall under consideration. What gets built—or torn down, or reconstructed, or reinterpreted—could reshape part of New York City for generations.

Gironda Residence | © Simone Bossi Located just steps from Piazza del Popolo in Ravenna, the Renaissance-era Casa Guaccimanni holds centuries of architectural and historical weight. Constructed in the fifteenth century for the Venetian podestà Nicolò Giustinian, the building evolved through noble ownership and later became home to Vittorio and Alessandro Guaccimanni, sons of Risorgimento figure Luigi Guaccimanni. Architecturally, the structure is characterized by a tripartite plan with a central corridor flanked by large rooms, an interior courtyard with a double loggia, and decorative elements spanning Renaissance to Neoclassical periods. Once concealed beneath plaster, its frescoed veranda and exposed wooden ceilings speak to a layered history of intervention, concealment, and rediscovery. Gironda Residence in Casa Guaccimanni Technical Information Architects1-13: Giovanni Mecozzi Architetti Location: Casa Guaccimanni, Via Armando Diaz, Ravenna, Italy Client: Emanuela Docimo Project Years: 2022 – 2024 Original Structure: 15th Century Photographs: © Andrea Sestito, © Simone Bossi, © Omar Sartor The new and the old never touch, but gently brush against each other, maintaining a distance capable of generating tension. – Giovanni Mecozzi Gironda Residence in Casa Guaccimanni Photographs © Omar Sartor © Andrea Sestito © Andrea Sestito © Andrea Sestito © Omar Sartor © Simone Bossi © Simone Bossi © Simone Bossi © Omar Sartor © Omar Sartor © Omar Sartor © Andrea Sestito © Omar Sartor Design Intent: Reversibility and Temporal Tension The recent architectural project by Giovanni Mecozzi Architetti centers on the noble floor of the palazzo, reinterpreted as a contemporary residence named Gironda. Rather than imposing a new visual regime onto the historic shell, the intervention operates with restraint, foregrounding the building’s original character while establishing new spatial and material conditions. At the core of the project lies a design philosophy rooted in reversibility. Mecozzi’s intervention resists permanence. The furnishings and spatial devices introduced into the historic rooms are self-supporting and detached from the structure. No new element makes physical contact with the floors, ceilings, or walls, preserving the integrity of the original surfaces. This strategy avoids irreversible alterations and allows the architecture to remain temporally flexible. Architect Giovanni Mecozzi articulates this approach succinctly: “The new and the old never touch, but gently brush against each other, maintaining a distance capable of generating tension.” This spatial tension is not decorative but conceptual, prompting occupants to consider the relationship between historical continuity and contemporary transformation. The design does not attempt to erase time but rather exposes its layers through careful juxtaposition. The project draws conceptual and chromatic inspiration from Ravenna’s early Christian and Byzantine mosaics. Rather than replicate ornamental motifs, Mecozzi extracts abstract qualities such as color, luminosity, and surface texture, integrating them as subtle spatial references throughout the residence. Gironda Residence Material Strategy Access to the residence is organized through a longitudinal hallway that bisects the plan, connecting a balcony on the north façade with a loggia overlooking the garden to the south. This corridor becomes a spine for circulation and orientation, punctuated by entries into five main rooms: the kitchen, veranda, and three independent suites. Each suite functions as a self-contained spatial environment. The original large rooms have been reimagined with integrated volumes housing diverse domestic functions: bathrooms, saunas, walk-in closets, reading nooks, and home cinemas. These new programmatic layers are embedded within freestanding furniture structures, which operate more as inhabitable objects than architectural partitions. Color becomes an operative tool for spatial differentiation. The three principal suites, the Gold Room, the Blue Room, and the Green Room, are introduced chromatically through thresholds that face the main corridor. This prelude of color sets the tone for each room’s unique interior experience. Within, glossy glass tiles, gilded surfaces, and a reduced palette of materials establish a scenographic yet restrained environment. The flooring, a Venetian terrazzo installed during earlier restoration work in the 2000s, has been retained. Its beveled borders and rounded corners respond to the proportions of each room, reinforcing a visual continuity that binds the new interventions with the inherited context. In contrast to the historical envelope, the furniture and spatial devices employ a language of monochromatic forms and minimal detailing, occasionally verging on neoplastic abstraction. This tension between old ornament and new abstraction is one of the project’s defining features. Furnishings curated by Atelier Biagetti, known for their theatrical and ironic sensibility, further enrich the atmosphere. These pieces do not mimic the historical setting but create moments of visual friction and playful ambiguity, enhancing the multi-temporal character of the interiors. Architectural Significance and Cultural Dialogue The Gironda residence exemplifies a growing discourse in contemporary architecture around adaptive reuse that neither mimics nor erases the past. Rather than treating heritage as a constraint or an aesthetic to be curated, Mecozzi engages it as an active agent in spatial transformation. The project is a case study in reversible architecture, where temporality is embedded in the design, not just its historical references. This intervention prompts broader questions about the role of preservation in contemporary practice. Can architectural interventions occupy historic contexts without becoming parasitic or nostalgic? Mecozzi’s project suggests that they can adopt a posture of critical distance and conceptual clarity. Gironda does not attempt to restore Casa Guaccimanni to a previous state or impose a singular vision of modernity. Instead, it crafts a dialogue between past and present, structured through spatial strategies, material choices, and chromatic cues. In doing so, it opens a new chapter in the building’s ongoing life, one that is fully contemporary yet deeply rooted in architectural memory. Gironda Residence in Casa Guaccimanni Plans Floor Plan | © Giovanni Mecozzi Architetti Golden Room Layout | © Giovanni Mecozzi Architetti Door Detail | © Giovanni Mecozzi Architetti Gironda Residence in Casa Guaccimanni Image Gallery About Giovanni Mecozzi Giovanni Mecozzi is an Italian architect based in Ravenna, Italy, and the founder of Giovanni Mecozzi Architetti (GMA), a multidisciplinary studio specializing in architecture, interior design, and landscape projects. After graduating from the University of Ferrara with an architecture degree, Mecozzi gained international experience working in Spain, including collaborating with Mendaro Arquitectos in Madrid. Upon returning to Italy, he co-founded GMA, focusing on projects emphasizing the relationship between architecture, the client, and the context, with a particular interest in renovating and transforming historical buildings.  Credits and Additional Notes Design Team: Giovanni Mecozzi, Cecilia Verdini, Filippo Minghetti Construction: Edilcostruzioni (Leoni Andrea) Electrical Systems: Elektra Service (Andrea Baiardi) Mechanical and Hydraulic Systems: Nuova OLP Structural Alterations: Not applicable (intervention is fully reversible) Custom Furniture: Idea Legno (Paolo Berdondini) Curtains and Fabrics: Selezione Arredamenti, Ravenna Lighting: Viabizzuno (via Tutto Luce, Cesena) Resin Coatings and Flooring: Kerakoll Rugs and Carpeting: Centro Moquette, Rimini Bathroom Furnishings: Salaroli, Ravenna Furniture, Artwork, and Design Objects Selected by: Atelier Biagetti (Milan) Furniture Designers: Alberto Biagetti and Laura Baldassarri