Changes to B.C.'s building code prompted concern for housing affordability at Salmon Arm council.
At the April 22 council meeting, city planning and community services director Gary Buxton provided an overview of those changes which went into effect this March. He explained the changes related to two matters: rules for seismic and wind load design, and new zero carbon GHG emission standards.
Buxton explained the seismic changes, to ensure building occupants are "not exposed to an unacceptable risk of injury or death, and the building is not exposed to an unacceptable risk of damage or loss of use due to structural failure or lack of structural serviceability," stem from new knowledge and data around active faults and past earthquakes, and new ground motion models in Canada. Regarding wind load, Buxton said brace wall changes will be more impactful on the Shuswap region.
"This change will essentially require each permit application to submit an additional set of 'braced wall band' plans which need to be reviewed and approved by the Building Department prior to issuing any permit," reported Buxton, noting these reviews will require additional staff time and training. "It may increase the time it takes to review and issue building permits due to the complexity of the new requirements. This will become more efficient as time goes on… In some cases it may also require an additional inspection specifically to check these wall bands during construction."
The other change, said Buxton, is "with respect to what’s known as the Zero Carbon Step Code (ZCSC) which is another provincial initiative with respect to building performance and sustainability." Buxton explained while the existing code focuses on the building envelope and "minimizing the overall energy that’s needed to make that building perform, the new ZCSC focuses on the form of energy and emissions reduction.
"It’s looking to reduce the amount of energy derived from fossil fuels and hence the operational emissions that emerge from that building once constructed," said Buxton.
Currently, the provincial minimum ZCSC level is EL-1, which Buxton said involves measurement and reporting, "and this information is already provided in most energy modelling reports provided as part of the Energy Step Code."
The next level, EL-2 involves transitioning space heating from gas to electric, "usually through the use of electric heat pumps to replace (or supplement) furnaces." EL-3 involves replacement of space heating and of domestic hot water systems with electrical options. EL-4 moves to full electrification of space and water heating and cooking facilities.
"At this point in time we haven't seen anyone move beyond EL-1," said Buxton, noting the further levels may increase construction costs.
"We’re not seeing any significant data suggesting a huge cost – of course you’re replacing mechanical systems with other mechanical systems that aren’t relatively new to the industry," offered Buxton. "Heat pumps are not massively new technology, it’s not a fundamentally different way of providing heat to buildings.It doesn’t seem at this point in time we’re seeing significant cost increases in terms of construction."
Savings may come in operational costs, though Buxton said that would be "very much dependent on gas rates and electrical rates."
Staff will be monitoring the reporting provided to see what levels of compliance are achieved in Salmon Arm through 2025.
Asked for a timeline, Buxton said the province anticipates being at EL-4 by 2030.
Coun. Tim Lavery called the update "good," while Coun. Kevin Flynn offered a differing view – that the building code changes will add to housing costs.
"Somebody seems to be sitting somewhere going 'how can we make housing less affordable and put more rules and restrictions'," commented Flynn. "It is what it is. I appreciate staff’s report. … but if we truly believe in affordable housing, we probably have the safest most environmentally friendly housing standards in the world and they just keep getting stricter."
Introduced in May 2023, the B.C. government describes the Zero Carbon Step Code as a "voluntary, provincial standard for reducing emissions in new buildings," and local governments can choose to incentivize or require builders to meet any step in the code."
