Step Code 3 is Here.

Mar. 11

Now what?

Building in BC is changing, but navigating the new code doesn’t have to be overwhelming. Licensed builders in BC and trades in construction have been preparing for Step Code for years, however until you become a property owner looking to build your home - you’ve probably never heard of it. Here we provide a brief understanding of what Step Code is, what it means to you as the homeowner (the good and the bad), and how it affects your project.

So - what is Step Code?

The BC Energy Step Code is new provincial building code requirements based around energy performance for new construction. The new code is being introduced in “steps” - allowing local governments time to adjust policies and builders to learn new and improve upon building techniques required in achieving these goals. Since the early 2000’s, the province has been working with local governments, utilities, industry stakeholders and more to create an approach to building code that focuses on the homes’ performance as a whole and how systems integrate and work together. Prior to this, all aspects of your home were thought of as separate elements - insulation, windows, water heaters, and other mechanical systems - all with their own individual requirements. Although it sounds complicated, the outcome of a Step Code home is one that performs as one unit, as opposed to many separate components.

Step 1 for new homes (referred to as “Part 9 buildings”) was introduced in 2017, and as of May 1st of this year Step 3 was introduced. This means a 20% more energy efficient home. The final target for Step 5 (Net-Zero) is 2032 - it might sound like a long time away but the industry will continue to prepare for this milestone. Such high performing buildings will play a key role in reducing greenhouse gas emissions and help the province reach climate targets.

What do you need to know as the homeowner?

This is the big question. Builders know how this affects the project timelines and requirements, but for you as the homeowner here are some important things to keep in mind when designing your home and beyond:

You are required to hire an Energy Advisor - it will save you time and design fees if you bring them on from the start.
Many homeowners in the past would design their home with their architect (or select their spec package on their own), then find a builder and expect to hit the ground running. That approach won’t work with today’s Step 3 requirements, and it may cost you more money in the long run having to re-design and change your plans. Approach designing your home as a collaborative process - bringing in the builder, architect/designer, engineer and energy advisor together from the start. This eliminates drawings and specs being sent back to you with bad news. Your energy advisor will work with your builder and design team to ensure all selections meet the Step 3 requirements by filling out detailed compliance reports.

This DOES mean you have to make and finalize decisions BEFORE building your home. Expect to spend more time in the design and permitting phase, and spend more of your budget here as well. Sounds more expensive. It might be, but it doesn’t have to be! More on this point below.
Try your best to stick to your original plans. Any changes made to the design or selections of your home will have to be communicated with your energy designer, and energy compliance will be recalculated to know if you still meet your targets before moving forward. This means changes can be more costly to you in respect to management and design fees, and can have damaging affects on your timeline. Changes can’t be made on-the-fly. The compliance reports are an intecrate combination of measurements between your mechanical systems (heating, cooling, etc), windows, and air tightness. If you decide mid-build to add a large sliding glass door to your living space, your air-tightness levels may suffer - requiring you to increase your mechanical efficiency to counter-balance the affect of this new design choice for example.
Your builder and energy advisor will have to perform a mid-build blower test. This is to produce a Mid-Construction airtightness assessment to ensure you’re going to meet your targets. Although not all local governments require the Mid-Construction Verification Report, any good builder will perform this blower test regardless of requirements. This allows your builder to make necessary changes and improvements to the building airtightness prior to completion, when such changes would be very costly.
You’re probably seeing a lot of $ signs. Yes, Energy Advisors and Energy Compliance reports are new and they cost money. However, the cost of your materials do not have to increase or change compared to those used for a home built prior to Step Code being introduced. There are higher performance materials available - but there have always been a range of qualities and prices with building material selections. In some cases, the same standard building materials can be used, as long as they are carefully and professionally installed and applied. Some builders and homeowners are finding the final price of homes are more predictable and more manageable now, because of the finalized and detailed plans made prior to starting your build. Without Step Code requirements, homeowners would often have unknowns when starting their project, causing holes and gaps in your budget. Alternatively, changes would be made throughout the build causing both delays and over-spending, and it would be too late to counter-balance these changes in the original design. The final word on price: Be prepared to spend more money upfront designing your home, but there are cost-effective systems and materials available to help offset this later. All-in-all, there is a slight general increase in the cost of building homes now however.
You may have to sacrifice some things on your design wish list. This probably is not what you want to hear. In order to meet rigorous performance requirements, you may see less balconies and glazing (Windows) in some buildings to mitigate heat loss and/or off-set the design and energy advisor costs.

What are the benefits?

There are some benefits to these trade-offs!

Higher energy-effiency standard buildings provide a healthier environment for their occupants, with cleaner and fresher air. You will also notice reduced energy bills and a more comfortable home with better temperature management. In addition to your home being better for the environment, it’s more durable and safe for you and your family. A high-performing home is built to withstand some of today’s environmental changes such as heat-domes, air pollution caused by wildfires, and extreme cold events. Your geographical location and climate zone play a role in determining your energy compliance targets, meaning you are assured your building will perform against moist or dry climates well.

Want to learn more? Contact us to discuss your project