Building High-Performance Homes in BC: Your Guide to the Energy Step Code

By Bob Deeks (RDC fine homes)

Over the years, I’ve witnessed how dramatically building practices have evolved in British Columbia — especially with the introduction of the BC Energy Step Code. At RDC Fine Homes, we’ve spent decades building high-performance homes, and one thing is clear: homeowners and builders have a lot of questions about the Step Code.

This post answers some of the most common questions we hear and shares practical insights to help you navigate Step Code compliance, keep your project on budget, and build homes that are more comfortable, healthier, and future-ready.

How can you achieve Step Code 3 or 4 without blowing the budget?

The key is integrated planning from day one. Bring your builder, architect, and energy advisor together early to align your design with your budget and Step Code targets. This proactive approach ensures your home meets performance standards without costly surprises during construction.

What’s the most effective way to meet airtightness requirements?

Airtightness is one of the biggest drivers of energy efficiency, comfort, and indoor air quality.

Plan your airtightness strategy right from the initial design phase. We create “red line drawings” to map out the air barrier — identifying whether it’s inside, outside, or transitions between. This guides material choices and installation details.

Then, involve your entire construction team. Every trade needs to understand and respect the airtightness strategy. Mid-construction blower door tests catch issues early, and systems like AeroBarrier seal micro-leaks, ensuring you meet your airtightness goals with confidence.

Where do most builders miss air leakage points?

Surprisingly, leaks often happen at junctions — where foundations meet framing, walls meet roofs, or around poorly sealed electrical boxes and skylight chases.

For example:

• Mud rings for low-voltage wiring often get overlooked, leaving unsealed gaps.

• Skylight chases can become sneaky leakage paths if not properly air-sealed.

• Duct runs between floors can undermine compartment airtightness.

Meticulous attention to these details pays off in airtightness testing and long-term performance.

How has Step Code changed your design approach?

Today, energy modelling shapes our designs from the start.

Factors like building volume, window-to-wall ratios, and thermal performance are all interconnected. More glass, for instance, means compensating with higher insulation or airtightness elsewhere.

Early involvement of your energy advisor ensures you can adjust these levers before finalizing designs — avoiding costly last-minute fixes that could strain your budget.

Which assemblies have the biggest impact on Step Code

performance?

• Airtightness: Often the most cost-effective lever. A solid air barrier can lower your overall energy needs, reducing demands on insulation and mechanical systems.

• Windows: Upgrading from code-minimum windows might save money elsewhere, like minimizing exterior insulation.

• HVAC planning: Lower energy demand means smaller, less expensive heating and cooling equipment.

  
  

Think of your home as a system — everything is connected.

How do you keep trades aligned with Step Code requirements?

Start with an integrated design process. Bring HVAC contractors, framers, and other key trades into early design discussions so they understand performance goals and can offer practical solutions.

Clear communication, documented details, and regular on-site coordination ensure everyone is on the same page, preventing missteps that lead to costly fixes.

When should you bring in your energy advisor — and why?

Bring your energy advisor in as soon as you have a concept design. They’ll run models to see what’s needed for compliance and guide cost-effective adjustments.

You’re paying for their expertise, so use it to optimize not only Step Code targets but also your home’s comfort and operating costs.

How do you maintain quality control on site?

Even the best designs fail without proper execution. Use checklists, site supervision, and interim blower door tests to catch issues before they’re hidden behind drywall.

Good builders keep trades accountable and maintain airtightness and insulation standards throughout construction.

Does Step Code apply to renovations?

Generally, no — the BC Energy Step Code doesn’t apply to typical renovations. However, if your project alters more than 75% of the original structure, local officials may classify it as new construction, triggering Step Code compliance and warranty requirements.

What myths still exist about building to Step Code?

The biggest is that it’s always expensive. In reality, with thoughtful design and airtightness, you can build to Step 3 or 4 with only modest cost increases compared to homes from 10 years ago.

We’ve built coach homes with R24 fiberglass, standard windows, and a high-performance heat pump that performed exceptionally well — at costs similar to pre-Step Code homes.

How do you discuss energy efficiency with clients without overwhelming them?

Focus on the benefits. A Step Code home isn’t just about efficiency — it’s:

• More comfortable: Fewer drafts, warmer windows, quieter interiors.

• Healthier: Airtight homes with balanced ventilation protect against wildfire smoke and improve air quality.

• More durable and resilient: Built to last, with lower energy bills.

What new tools or materials make Step Code compliance easier?

Innovations like AeroBarrier, Aeroseal for ducts, self-sealing wraps, and next-gen high-R windows (R-6 to R-7+) are game changers. Better windows alone have transformed comfort, especially in cold climates.

Still, good design and disciplined construction are your most powerful tools.

How do municipalities differ in enforcing Step Code?

As of 2023, Step 3 is mandatory province-wide, but local governments can set higher standards. Here in Whistler, Squamish, and Pemberton, we’re preparing to move from Step 3 to Step 4 — aligning with nearby North Shore communities.

By 2027, expect Step 4 to be mandatory across BC, with Step 5 on the horizon for 2032. Staying informed and designing ahead of the curve protects your investment.

Should you aim for Step 5 or Net Zero now?

Maybe. While you’re not required to hit Step 5 today, homes built now will compete with Step 5 homes by 2032. Achieving CHBA Net Zero at Step 4 levels is possible and could future-proof your property’s value.

Final thoughts: Advice for new builders

If you’re starting out, learn from those who’ve already paid the price in trial and error. Work for a quality-focused builder, study BC Housing resources, and invest in understanding high-performance building.

Build smarter, not just to code

At the end of the day, the BC Energy Step Code is a tool to help us build better homes — healthier, more comfortable, more efficient, and resilient for years to come. With the right partners and a thoughtful approach, you’ll exceed expectations, not just meet regulations.