UPDATE: Re: OCP statement – “All buildings built in 2023 onward will use only low-carbon electrical energy systems.” This statement misinforms the public. The BC govt reports municipalities do not have the authority to mandate energy sources in the OCP or in the building code.
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Sooke is updating their Official Community Plan including an Open House on May 7th, 2022.
The draft OCP (pg 107) includes fast-tracking the Step Code to Step 4 by 2023 and Step 5 by 2025:
“Accelerate adoption of the BC Energy Step Code for all new buildings:
• Part 9 buildings will achieve the Mechanical Energy Use Intensity (MEUI) and Thermal Energy Demand Intensity (TEDI) targets of Step 4 by 2023 and of Step 5 by 2025.
• Part 3 buildings will achieve the MEUI and TEDI targets of Step 3 by 2023 and of Step 4 by 2025.
• All buildings built in 2023 onward will use only low-carbon electrical energy systems.”
In addition to the Step Code’s tens of thousands of dollars tacked onto a new home, there are dangers fast-tracking energy efficiency in housing without research, due diligence and proven practice. Past disasters include asbestos and urea formaldehyde insulation, and leaky condo costing billions of dollars, as well as health issues.
The latest health and safety issue that has our attention is toxic radon gas, increasing in energy efficient homes. Radon is an invisible, odorless gas that seeps into homes through cracks in floors, walls and foundations. It comes from the breakdown of uranium in the soil. When radon mixes with the air outside, it’s not a problem. But when radon enters closed-in spaces like homes, it can be harmful.
Radon is the second leading cause of lung cancer in Canada, which has three times more exposure than the world average. We learned the following at a conference by the Canadian Association of Radon Scientists and Technicians:
- Radon is site-specific and every home should be tested. Contrary to BC’s radon map, there are no safe regions for radon.
- New homes should be tested right after construction and again two years later due to concrete settling and shrinkage.
- Radon levels double in retrofits with the greatest impact from double-glazed windows.
- In addition to lung cancer, radon is linked to lymphoma, myeloma and leukemia. Leukemia is the type of cancer most often found in children.
- Canada’s radon maximum of 200 bq is likely unsafe over the long-term, especially for children. The World Health Organization’s maximum is 100 bq.
- Even low radon areas add to lung cancer risk when homes are occupied by smokers.
- Very air-tight homes lacking sufficient ventilation are showing higher radon levels.
The BC government launched their energy efficient Step Code prior to a radon review now underway by the National Building Code. Municipal councils with little or no knowledge of these issues are implementing the Step Code through their local bylaws.
When Sooke council fast-tracks the Step Code, they undermine the primary purpose of the Building Code, which is health and safety/consumer protection.
In addition, it has been shown at National Building Code meetings that Step 5 is unnecessary and just adds costs. Net Zero can be achieved at Step 4.
Plus, by allowing only “electrical energy systems,” Sooke council undermines the viability of the CRD’s joint venture with FortisBC at the Hartland Landfill site. A joint CRD/FortisBC news release says, “The project is expected to reduce the region’s greenhouse gas (GHG) emissions by approximately 264,000 tonnes…over the 25-year project life, the equivalent of removing 2,240 cars from the road for 25 years…RNG is a carbon-neutral energy made from capturing and upgrading the biogas released from decomposing organic waste in the landfill.”
This is a classic example of why there must be a single building code established province-wide where energy efficiency is increased incrementally supported by research and proven practice.
We would still get to Net Zero by 2032, as required by the province, without the patchwork of irresponsible fast-tracking demonstrated in Sooke’s draft OCP and other municipalities.
For more on BC’s ill-advised Step Code, read BC Step Code a Misstep.