Appendix
Attachment 1 - Developers and Step Code Survey Results
June 14, 2022Pages 33–385 sections
Comprehensive results from a survey of 11 local developers regarding their preparedness and concerns for Energy Step Code implementation.
11 total responses54.55% of respondents are not in compliance with Step 3 for Part 9 buildingsPrimary barriers identified: costs, trade familiarity, and design impacts
Q1 The Province is set to "step up" building code requirements by December 2022, with Step 3 for Part 9 buildings and Step 2 for Part 3 buildings. Are the projects you have planned for View Royal in compliance with this pending code change?
Answered: 11 Skipped: 0
| ANSWER CHOICES | RESPONSES | |
|---|---|---|
| Yes | 45.45% | 5 |
| No | 54.55% | 6 |
| TOTAL | 11 |
Page 33–38
Q2 The regional Step Code requirements are Step 3 for both Part 9 and Part 3 residential 6-storey buildings (for those who have adopted Step Code). The Town of View Royal is looking to adopt these as the first steps, and then move up in alignment with other municipalities in Step Code and GHGi. If the Town follows this path, how will this affect your future projects in View Royal?
Answered: 11 Skipped: 0
| # | RESPONSES | DATE |
|---|---|---|
| 1 | Negatively!! Single family and multi family housing is more then fine with the present BCBC. Most politicians stand up and shout that we need more affordable housing, we are in a housing crisis etc etc and then they turn around and throw more red tape and vastly higher costs at the construction of homes and drive costs up significantly and unnecessarily! Mass confusion will occur with builders, trades, inspectors, consultants etc every step of the way. There are not enough consultants to handle the implementation of this and construction will slow down further. Tough enough today teaching trades (of which there are not enough of). Houses etc are very well built today!!! | 5/30/2022 9:21 AM |
| 2 | The construction cost would be expected to be higher than current projects in View Royal, but this was likely anticipated in the project budgeting | 5/30/2022 6:24 AM |
| 3 | Yes, this increases cost dramatically. The step code is meant to be implemented in 'steps' not leaps. If view royal wants to adopt the step code, and they should do so cautiously as we don't believe there has been enough research and industry training to support it successfully, they should only do so at step 1 and slowly and cautiously step up from there. | 5/29/2022 3:18 PM |
| 4 | This would increase costs dramatically even if the provincial government says it doesn't - all the studies have showed it does. It slows down the course of construction also because numerous trades, professionals, and officials including inspectors are not educated in these new processes, this will lead to unproven methods in the construction of homes causing unforeseen problems similar to the leaky condo era. All levels of government should not lead the charge by forcing this and then leaving it up to all builders, trades and officials. The result of learning as they go will be more problems with who ever mandates this being held responsible again. | 5/29/2022 3:12 PM |
| 5 | For my project nothing, I was the superintendent for a step code 4 pilot project in a neighbouring community | 5/27/2022 9:56 PM |
| 6 | We are comfortable with the Energy Step Code requirements that have been in place in Saanich and Victoria, and have no concerns with these standards being adopted in View Royal. If further increases are contemplated to a higher Step and/or GHGi limits, it is important that there is at least one year of advance notice so that projects in the early planning stages can anticipate these changes in the design process. | 5/20/2022 4:30 PM |
| 7 | It would add a lot of additional cost to the already huge cost to build | 5/20/2022 6:47 AM |
| 8 | It will bring an added cost to the project that will be reflected in the sale price or the rent price. | 5/16/2022 1:18 PM |
| 9 | One of the greatest challenge is with consultants and suppliers, with not having the entire CRD on the same alignment the level of knowledge and products available don't support step changes. Adoption of the changes needs to be extended, not hurried, and this applies to the entire CRD. As well the costs incurred with each step are significant, and in the environment of housing affordability and unpredictable supply and labour costs any expediting of the step will have a substantial impact on project viability. | 5/12/2022 3:22 PM |
| 10 | It will escalate costs and potentially lead to projects being put on hold or cancelled. | 5/12/2022 2:58 PM |
| 11 | Stepping up past step 3 right now has significant cost and constructability implications. Trades are only now getting accustomed to step 3. In a rapid inflationary environment it is not advisable to move to step 4. | 5/12/2022 1:10 PM |
Page 33–38
Q3 The Province is going to introduce GHGi targets in the December 2022 BC Building Code change, with the first change being measuring GHGs. Minimum province-wide emissions requirements for new buildings will be phased in between 2024 and 2030. How will this affect your future projects in View Royal?
Answered: 10 Skipped: 1
| # | RESPONSES | DATE |
|---|---|---|
| 1 | Same as above. | 5/30/2022 9:21 AM |
| 2 | Same answer as above | 5/30/2022 6:24 AM |
| 3 | Largely affect affordability, especially in entry level market homes. Code built homes today are already an energy efficient home. The impact is not worth the cost, there are far more impactful ways to reduce GHG's. | 5/29/2022 3:18 PM |
| 4 | This will all cause an even larger problem with housing affordability and the housing shortage this does not take a lot of thought or knowledge to understand pushing these new mandates ahead for a very minimal gain will just add to the problems we already have. A step 2 code house already is a very energy efficient home and for the minimal gain by increasing the level enforced in the step code compared to how it will affect the shortage and cost makes no sense. This has been proven, Saanich garbage trucks making their trips up to hartland dump has more negative effect on the environment than all the new home construction in the province. | 5/29/2022 3:12 PM |
| 5 | It shouldn’t too much abd I don’t mind it | 5/27/2022 9:56 PM |
| 6 | I support the phase of measuring GHGs, it will be an important stage of building knowledge and awareness. I have no concerns for future projects in View Royal as long as Hydro infrastructure is in place to service fully electric projects. | 5/20/2022 4:30 PM |
| 7 | Other than adding cost we are not sure? | 5/20/2022 6:47 AM |
| 8 | Undoubtably this testing will further divide the expectation from the products and consultants available. While the goal is admirable the downside will be greater costs with each build and either pushing housing costs up or causing project viability to decrease. | 5/12/2022 3:22 PM |
| 9 | It could have significant cost increases due to material supply increases and lead to projects being cancelled or put on hold. | 5/12/2022 2:58 PM |
| 10 | We do not yet understsand enough about the proposed changes to grasph their impact on future projects. | 5/12/2022 1:10 PM |
Page 33–38
Q4 As part of the survey conducted by the CRD, different issues were cited as barriers to compliance with Step 3 and beyond. These included things like costs, training/education, trades familiarity, and design impacts. What barriers, if any, would your company have if you had to meet Step 3 and above?
Answered: 11 Skipped: 0
| # | RESPONSES | DATE |
|---|---|---|
| 1 | These issues sited in the CRD survey are all very valid! There will be mass confusion and a definite slowdown in construction as well. | 5/30/2022 9:21 AM |
| 2 | Many of our part 3 projects are already step 3 and step 4 so this should not really be a barrier. | 5/30/2022 6:24 AM |
| 3 | All listed, but emphasis on cost. In addition timeline delays due to industry not being educated/prepared enough. | 5/29/2022 3:18 PM |
| 4 | All of those that are listed in this question above but also with costs being a very large factor especially as it has been proven to be a big impact on smaller affordable family homes!! Within the last year a duplex being built in Saanich was at a standstill because no one, inspectors, consultants, and trades all in the industry, knew how to do the air barrier on the demising wall between the two units which unlike multi units greater than duplexes it has to be done because the air test mandates you test each side independently unlike larger multis where you test the whole building not individual units for the air tightness level that you have to meet under the new step code | 5/29/2022 3:12 PM |
| 5 | Costs incurred , some items are not initially apparent , but example is 2400psi creat base on a wood frame building won’t carry weight of triple laminated windows . Rework involved. -trades not fully understanding the consequence of slashing , or breaking the seal on vapour seal. Completely affects a building test results. It’s a process for sure | 5/27/2022 9:56 PM |
| 6 | We do anticipate cost impacts for higher performance items like triple glazed windows, and shorter term operational costs for hot water heating. | 5/20/2022 4:30 PM |
| 7 | All of the above but the main thing is adding cost at a time when the cost to build already super expensive | 5/20/2022 6:47 AM |
| 8 | It really comes down to cost. It has an added cost that will be associated with it and this will add to the end product which is already at an all-time high due to costs. | 5/16/2022 1:18 PM |
| 9 | The information collected by the CRD sounds accurate. Having built step two and three in the same project the differences are real in terms of product selection, trade education and overall design challenges. | 5/12/2022 3:22 PM |
| 10 | It would have all of the barriers listed as well as others that have not been contemplated yet. | 5/12/2022 2:58 PM |
| 11 | All concerns noted above are real and have a significant impact on delivering higher steps. At a time when we are in a housing crunch and trade crunch it doesnt feel appropriate to make this change. | 5/12/2022 1:10 PM |
Page 33–38
Q5 Do you have any other comments about Step Code implementation in View Royal that you'd like to share?
Answered: 9 Skipped: 2
| # | RESPONSES | DATE |
|---|---|---|
| 1 | Stick with what the Town has presently | 5/30/2022 9:21 AM |
| 2 | The affordability and housing shortage cannot be made worse it is the biggest problem out there now and will only become worse as up to 400,000 new immigrants are accepted yearly and the industry cannot meet the huge demand. The approval process for all developments takes years and years to get approved look in your own municipality and examine how long a project takes from the day it is thought of till it becomes a physical reality you will find its not just a year or two its a long time usually in excess of 4-5 years minimum. We all need to be a part of helping the existing problems before we add on to them. | 5/29/2022 3:12 PM |
| 3 | Having build a building with these requirement , some lessons were noted in process . Really the issues come down to costs and training process with trades. Another concern would be skyrocketing material costs . | 5/27/2022 9:56 PM |
| 4 | The design and construction industries are under strain from the pandemic and its related cost and supply chain issues - an increase to Step 4 will add cost and complexity, and for this reason it is critical to provide adequate notice, so that projects in Rezoning / DP can be designed to suit the higher Step Code requirements in advance of detailed design. | 5/20/2022 4:30 PM |
| 5 | I think it’s bad timing at the moment. I do think it’s important but it needs to be postponed | 5/20/2022 6:47 AM |
| 6 | I think the benefits of the changes need to be weighed versus the cost. Building costs are high due to the pandemic and supply issues and this will drive them higher. | 5/16/2022 1:18 PM |
| 7 | Having built up to Step 3 I can say the thought of exceeding Step 3 will ultimately fail. Achieving step three is difficult and costly enough but going beyond Step 3 would have a detrimental impact on housing construction and affordability. | 5/12/2022 3:22 PM |
| 8 | Strongly urge to not implement or slow the process as much as possible to allow an easier transition. | 5/12/2022 2:58 PM |
| 9 | A deeper focus on transportation GHG emissions needs to be taken as 70% of community emissions are from transportaiton. The building industry is doing its part and Step 3 is a significant departure from standard building code. Why do we feel it is appropraite to burden new housing, which is so desperately needed wtih additional requiremetns, complexity and costs? | 5/12/2022 1:10 PM |
Page 33–38
Extracted from: 2022 06 14 Committee of the Whole Agenda - Agenda - Pdf