City of Powell River councillors have amended the city’s building bylaw to make way for implementation of components of the BC Energy Step Code effective January 1, 2021.
This is a year prior to the province’s schedule for implementing the code.
At the December 3 city council meeting, councillors voted to have buildings constructed in the city to step two of the step code if anything other than a low-carbon heating system is used. If a low-carbon heating system, meaning a heat pump or electric heat is being installed, then builders can build to step one of the code.
Councillor Rob Southcott said what is proposed under the amended building bylaw is to advance the step code program, which is to be required in all municipalities in BC by 2022. Southcott said this amendment is proposing to advance that by one year. Southcott said step two would be required, which is a little more efficient than step one. He said step one was consistent with requirements of the 2018 BC building code.
“Step two is 10 per cent more efficient,” said Southcott. “Builders can build to step one if they use a low greenhouse gas emissions heating source. That means electric, not gas. The carbon footprint of gas, unfortunately, is a whole lot heavier than electricity, particularly here in BC, where most of our electricity is sourced from hydroelectricity, which has a very low carbon footprint.”
Southcott said he supports the initiative. He said other communities are way ahead of Powell River. He said the cities of West and North Vancouver require building to step five now.
“There are many communities that are moving forward with this and I think the writing is on the wall,” said Southcott. “There was the reservation of needing an energy advisor and I have a copy of a letter from a local gentleman who is almost all the way through the required training to be an energy advisor. He expects by March or April to be fully in a position to do all the necessary testing. I also understand that he’s not the only one in Powell River.
“It really comes down to one thing for me. I think sustainability is the defining context of our times. We have the science and the technology is available.”
Councillor CaroleAnn Leishman said if the builder puts in a low-carbon heating system, a heat pump, they only have to meet step one, which is no change from the current code. She said when the house has the blower door testing done it’s the educational component, learning how the house is performing. She said if the homeowner chooses to put gas in the home, they will have to build to step two.
“Step two is not very difficult to meet, either,” said Leishman.
She said she pulled up an invoice from an energy advisory the company she works for has used on Vancouver Island. She said the cost was $250 for each home for energy modelling and $250 for the blower door testing.
“It was $500, basically, for working with an energy advisory,” said Leishman. “That seems to be a standard going rate in the industry. The province has announced an incentive program for homes that supports the step code, so builders can qualify for incentives for doing low-carbon, all electric energy efficient homes. This is in line with adopting the step code.
“With the City of Powell River adopting at the lowest steps, it will help builders be ready for January 2022 when it is mandated and builders will have to make step three.”
Leishman said it would be good for builders to have that knowledge ahead of time, such as working with an energy advisor and understanding how to make homes airtight.
“That one-year grace period is a really good idea so I support it.”
Councillor Cindy Elliott said she had received information about the rebate program from CleanBC Communities Fund and one of the pieces is to directly support the cost of the energy advisory.
“What happens with this new program is that it essentially covers the extra costs that our bylaw is asking us to do a year in advance,” said Elliott. “We have rebate programs to support the implementation of this bylaw. I’m in support of the bylaw with or without the rebate program, but any objections about the costs have been pulled out of the equation because we have a rebate program to cover it.”
Councillor Maggie Hathaway said because there isn’t an energy advisor in town, she wouldn’t want to be building a house and have to wait a month to get someone to come in from out of town.
“I agree it’s a good incentive but I’m wondering if we could make the effective date contingent upon an energy advisory?” asked Hathaway.
Mayor Dave Formosa asked if Hathaway was suggesting the bylaw be changed to coincide with someone locally that can do the work. Hathaway said until there is a local energy advisor, people may have to wait weeks until one can be brought in from out of town.
Leishman said if someone started building a new house at the beginning of the year under the new bylaw, it would probably be five or six months before blower door testing would be required.
“In the meantime, if it’s adopted and comes in on January 1, builders would send plans to an energy advisor, even if they are on Vancouver Island, they model the home remotely by computer wherever they live, and there is nothing that has to happen with the blower door testing until the house is built,” said Leishman. “That’s a lot of lag time before we need to get our local energy advisory in town.”
Councillor George Doubt said there is enough lead time. He said the city has heard there are people here working to get certified as an energy advisor, and he thinks passing this bylaw amendment would encourage people to do that.
“The most compelling reason for me being in favour of this is we have worked ever since I got on this council to make a difference to greenhouse gas emissions and do something about climate change,” said Doubt. “This actually does something for climate change in the community. Doing that a few months early is not going to cause the end of the world.”
Councillor Jim Palm said he had previously spoken against bringing this in ahead of time but since then had changed his mind. He said he looked around council chambers and only saw one developer in attendance.
“If they had any objections, I’m sure they would be here so I will be voting in favour,” said Palm.
Formosa asked how many letters of opposition had come in from builders and was advised that one had been submitted.
Council voted in favour of the bylaw amendment, with Hathaway opposed.
