Building Officials Peer Network

Manda McIntyre and Scott Williams spoke on the proposed changes to BCBC including: 

• Clarifying code language for stratifications of secondary buildings to 
• Provide clarity to code users on the application of the BCBC to existing buildings that are part of a strata plan 
• Support small-scale multi-unit housing (SSMUH) 
• Including an option for secondary suites to comply with NBC’s smoke-tight barrier pathway for fire separation 
• Adjusting Step Code metrics for small homes (>210 m2) in cold climates 
• It is more expensive and more challenging for smaller homes to reach Step Code requirements in colder climate. The proposed adjustments to TEDI (Thermal Energy Demand Intensity) and MEUI (Mechanical Energy Use Intensity) will create more cost parity and level of effort when compared to larger P9 homes. 
• Accepting CCMC (Canadian Construction Materials Centre) approvals for innovative products and alternative solutions 

There was discussion around implications of these changes for code officials and applicability to existing buildings. It was noted that Alterations to Existing Buildings language from the National Model Codes is currently being evaluated for integration with BCBC, which will provide some guidance, though there will still be a level of interpretation for the AHJ.  

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LUNOS’ decentralized HRV systems are in the final stages of CCMC approval. Presenters, Ian Richardson and Aleks Cvijic, spoke on the technology and the process of going through the CCMC evaluation process to enable decentralized HRVs as an acceptable and code-compliant solution to meet ventilation requirements. Discussion ensued around the intent of the code and the technology’s ability to meet requirements for different contexts, including multi-unit housing and retrofit examples in BC and Alberta. 

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The overheating protection requirement in BC Building Code mandates that all new residential construction must have at least one living space* that does not exceed a maximum indoor temperature of 26°C. This was introduced in March 2024 in response to the devastating 2021 heat dome event in BC.

Municipalities need to have a clear, well-planned compliance process to ensure buildings are designed and built to meet the overheating protection requirements.

There are three main compliance pathways:

• Full Cooling - full mechanical cooling, sized to CSA F280 standards. Same report as heating CSA F280 sizing. Fewest changes from conventional design. Often met using heat pumps, which can also satisfy Zero Carbon and Energy Step Code requirements.
• Partial Cooling - mechanical cooling in one living space, sized to CSA F280 with significant modifications to account for:
  • Separation from rest of unit
  • Temperature of adjacent indoor spaces
  • Concentrated occupant load and heat gains
  • Separate sizing report needed
  • Please see Township of Langley’s Indoor temperature design bulletin and TECA/HVAC DC’s guidelines on single zone cooling for additional information.
• No Mechanical Cooling - Passive overheating protection strategies designed according to good engineering practice, and submitted by a registered professional, following Part 6, Div B of BCBC. This pathway is rarely pursued due to the high cost of analysis compared to installing a mechanical system.

Secondary suites (SS) also need to comply with the overheating protection requirement.

Municipalities should update their permit requirements and plan checking and inspection processes to clearly outline the compliance options and submission requirements. This provides clarity for applicants and staff and helps ensure life safety risks are properly addressed.

The Township of Langley and RDH have developed adaptable templates to help local governments implement a clear compliance process, including a policy brief that outlines the compliance pathways for applicants, and a technical bulletin that provides a detailed checklist for each pathway.

The policy brief template can be downloaded here: https://docs.communityenergy.ca/wp-content/uploads/OverheatingProtectionPolicyBrief_template.docx

The AHJ bulletin template can be downloaded here: https://docs.communityenergy.ca/wp-content/uploads/OverheatingProtectionAHJBulletin_template.docx

*a “living space” is not a defined term in BCBC. Please see this Provincial bulletin for more info: b24-08_overheating.pdf

jhiggins@rdh.com

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Navigating BCBC 2024 Overheating Protection Requirements report

Overheating protection policy brief graphic

Jay McEwen, Squamish-Lillooet Regional District 

Metrics Research Report update: 

• Focusing on standardized costing methodology, including retaining a cost consultant 
• Incorporating City of Vancouver Energy Modeling Guidelines, including scaling for small Part 3 buildings and commercial kitchens 
• Expanding archetypes to include more granularity for Part 9 multi-unit and single egress stairs 

Proposed Code Changes: 

• Allowances for small homes in cold climates through a new TEDI equation and MEUI table adjustments 
• Exploring unit-by-unit MEUI approach for ground-oriented units 
• Adopting City of Vancouver Energy Modeling Guidelines with some exclusions 

Step Code Council Update: 

• Successes: Higher step code adoption by local governments, industry comfort with performance path 
• Challenges: Ongoing cost pressures, pace of Code changes, capacity/training gaps, misinformation 
• BC Hydro seeing increased electrical demand but increased efficiency (through Step Code) is keeping rates low; focussing on peak load management 
• Digital permitting initiative to standardize, enable automation, and improve data sharing

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Township of Langley: 

• Tracked detailed data on Energy Step Code and Zero Carbon Step Code compliance in their jurisdiction 
• 84% of Part 9 buildings met at least Step 4 and EL-3 even when not required 
• 20% of buildings met EL-2 when only EL1 was required 
• Building official training and strong education/support program helped ease implementation 
• Challenges included documentation requirements and emerging issues like overheating protection 

Squamish-Lillooet Regional District: 

• Delayed Step Code implementation due to pushback from public 
• Adopted prescriptive approach due to rural context, though energy advisors are now more available 
• Continuing to face challenges with enforcement and public acceptance 

General: 

• Participants highlighted how data has informed their policy decisions and engagement with councils 
• Province is working with National counterparts to develop a machine-readable Code with BC variations 
• Aim is to create something user-friendly and integrated with AI/tech tools 

Lisa Mak, CEA 

The panelists and meeting participants shared perspectives on balancing Step Code priorities amidst rising costs of construction, housing targets, and the climate crisis. 

Primary concerns regarding advancing Step Code were around additional costs and challenges of adding another consultant (eg. Energy advisor) to the process, especially in more rural areas where there is lower EA availability. However, building to the prescriptive pathway for Step 3 is more costly and may result in a home that is more susceptible to moisture, mold, and rot. The prescriptive pathway is a bandaid solution and will lead to failures at Step 4 if the industry is not adequately prepared and knowledgeable on building science. 

It was further noted that there is no significant cost differences to building to upper Steps, and design changes can further mitigate construction costs. It is found that energy and emissions requirements are seen as having little influence to higher costs of building, but rather, it is the land value, development costs charges, and interest/ borrowing costs that lead to higher costs. 

Rural areas are more likely to have owner-builders as opposed to professional builders, who may be more familiar with building science and high performance building. However, many owner-builders in the Kootenays are reaching Step 5 as they are more invested in their homes and are doing the research to ensure they have the best home to live in. 

With regards to CACEA (Canadian Association of Consulting Energy Advisors) and EA capacity, it was the noted the organization is still young and is starting to hit their stride on education, which was a missing piece. EA capacity is responsive to the existence of other policies and programs that create demand, such as the Canada Greener Homes Grant program which provided rebates for EnerGuide evaluations. Larger EA teams are able to be flexible to provide service across the province by having on-the-ground EAs and in-house modelling teams. 

Requiring mid-construction blower door tests is a great way to ensure homes will meet compliance.  

Misinformation remains a major challenge in communities around BC. Education is key. Elected officials need accurate data and to better understand what the Step Codes are and what they are trying to achieve in order to make informed decisions.  

Challenges and questions remain around how to inspect modular building, balancing HRVs, and F280 calculations. 

Andy Christie, City of Kimberley  

Mark Bernhardt, Bernhardt Contracting 

1:08 

Rebecca Cuttler presented an overview of the Solar and Battery Permitting Best Practices Guide, a new resource in development to support local governments advance solar and battery installation safely and efficiently in their communities. Challenges include inconsistent municipal regulations, uncertainty about building code interpretations, and lack of clarity around permitting responsibilities. Building permits were found to be the bigger issue as opposed to electrical permits which are generally not a major issued, regardless of whether they are issued by Technical Safety BC or the local government.  

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Survey to understand permitting practices across BC.  

Key items of discussion included what is being required in the permit application for solar (eg. elevation drawings, roof plan and structural drawings; Schedule B), the use of letters of assurance for trusses, and dead load vs live loads. Snowloads, wind uplift, and seismic considerations are key concerns.  

While there is a Technical Safety BC bulletin on location requirements for batter-based energy storage systems, there is also desire for a bulletin from BSSB for minimum guidelines for storage as it is inside the building. 

Check out the BC Local Government Climate Action Dashboard to see which policy actions are being adopted and implemented in communities cross BC. The Buildings Highlights page provides a summary of which communities have adopted which step of the Energy and Zero Carbon Step Codes.  

If you have any questions about the Dashboard and/or would like to update information for you community, please reach out to Rebecca: rcuttler@communityenergy.ca 

Dashboard 

Tyler Wright provided updates from BOABC, including: 

• Updating the Building Officials’ Handbook, including adding new content related to ZCSC. Anticipated to be ready by March 2025 

• Developing online course on Energy and Zero Carbon Step Codes. Anticipated to be ready by June 2025. 

• Producing training videos 

• Working with BCIT to offer training through 2025, including building envelop and passive house standards 

• Updating building code courses 

A teaser video for the training videos (mentioned above) was shared. Next meeting will be in late January/ February – date TBD.  

Todd Backus from TECA (Thermal Environmental Comfort Association) presented on the requirements for heating and cooling load calculations, especially regarding the cooling requirement. Todd discussed CSA F280-12 standard, code requirements, compliance, and a refuge room example.  Heating and cooling equipment is required to be sized in accordance with CSA F280 under BC Building Code. Different calculators are available here, including TECA’s Heat Loss & Heat Gain calculator. It is important for data inputs to be accurate in order to yield proper models. A limitation of the F280 is that while calculates peak loads, it does not account for heat build up over time. An entire building also won’t be at peak load conditions simultaneously (eg. depending on sun position throughout the day). While blinds and shading can be included in the calculation, it is generally not recommended as it depends on occupant behaviour.

Manager, Programs Development

TECA

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Manager, Programs Development

TECA

Qualification exams have been updated to 2024 Code and will take effect September 7^th, 2024.

Next BOPN meeting date – TBD

Maria Miclea, BOABC

• Building code updates
• New housing policies

• Clarify roles between Building Officials and Energy Advisors