BC Energy Step Code: A Practical Guide for Custom Homes

If you’re planning a custom home in B.C., the Energy Step Code defines how energy‑efficient your new house must be. It is a performance framework added to the BC Building Code: your design is modelled by an Energy Advisor and your finished home is tested for air‑tightness to confirm it meets the required “Step.” Your city sets the minimum Step; we design to that target with a margin so you pass on the first try. For a smooth path, we bake the modelling into early design. See our architectural design approach.

What the Energy Step Code actually means

In plain terms, it measures how your home performs rather than prescribing what materials you must use. Steps run from lower to higher performance. Since May 2023, the base energy requirements increased and the lower Steps in the Code are now flagged as “Reserved” for many building types, so you still need to meet your municipality’s current Step. Bottom line: confirm your Step before you lock in assemblies and window specs.

At‑a‑glance: how Steps change your build

Step (Part 9 homes)	What typically changes in the build	What you notice living there
Step 2–3	Better air‑sealing; higher‑performing windows; balanced ventilation (HRV/ERV).	Fewer drafts, steadier temperatures.
Step 4	Thicker continuous insulation; careful thermal‑bridge details; right‑sized heat pump.	Lower bills, quieter rooms.
Step 5	Passive‑house‑like envelope; meticulous sealing; very efficient mechanicals.	Very low energy use and even comfort.

Which Step applies to your home

Your local government sets the Step for new houses. Many Lower Mainland municipalities require a performance Step and may also set a Zero Carbon Step Code level that caps operational greenhouse gases. We verify both requirements against your address during feasibility so you design once.

Step requirements by city (with proof)

Requirements can change with bylaw updates and permit‑date triggers. Use the official pages below to verify your address.

• Vancouver (VBBL): New 1–3 storey homes follow the Vancouver Building By‑law. As of September 15, 2025, the VBBL aligns with Zero Carbon Step Code EL‑4; the City provides checklists by permit date. See Energy requirements and resources for homes (City of Vancouver). Vancouver
  Context note: Vancouver sets its own by‑law rather than using the BC Energy Step Code directly; the City’s page outlines the emissions targets and checklists by date. See source for Vancouver.
• Burnaby: Part 9 residential must meet Energy Step Code Step 3 and Zero Carbon EL‑4 for building permits on/after January 1, 2025. See the City’s Energy & Zero Carbon Step Code (Part 9 Buildings) bulletin (PDF). See course for City of Burnaby.
• Coquitlam: Part 9 small residential is at Step 3 (in effect since May 1, 2023; confirmed in the City’s staged adoption table). See Energy Step Code | Coquitlam. See source for Coquitlam.
• Langley (Township): For Part 9 new homes, the Township requires Step 4 and Zero Carbon EL‑3 (effective April 1, 2025). See Green Buildings: Builders (requirements table on the page). See source for Township of Langley.
• Anmore (Village): Building permit submissions for Part 9 require Energy Step Code 3 and Zero Carbon EL‑1 compliance reports (checklist). See Do I Need a Building Permit? (PDF). See source for Anmore.
• Surrey: Part 9 residential is Step 3 and Zero Carbon EL‑1; Surrey also requires a mid‑construction blower‑door test before insulation inspection. See BC Energy Step Code and Zero Carbon Step Code | Surrey (requirements table and testing note). See source for City of Surrey.
• Delta: Part 9 buildings must be built to Step 3 (City guidance page). See BC Energy Step Code | Let’s Talk Delta. See source for Delta.
• Abbotsford: Part 9 buildings must meet Step 3; EL‑1 (measure/report GHG) is required for permits after March 10, 2025. See BC Energy & Zero Carbon Step Code Requirements for Part 9 (2025 Update) (PDF). See source for City of Abbotsford.

Tip: When you send us an address, we’ll confirm both the Energy Step and Zero‑Carbon Emissions Level that apply on your permit date, then size windows, envelope, and mechanicals to pass with margin.

How compliance is proven (and where projects stumble)

An Energy Advisor builds a software model of your design, estimates energy use, and sets air‑tightness targets. During construction, we maintain the air and thermal control layers and run a mid‑build blower‑door test when the shell is closed. At the end, a final blower‑door test and as‑built model confirm compliance for occupancy. Projects miss the mark when window specs drift, air‑sealing gets treated as a punch‑list item, or last‑minute equipment swaps aren’t re‑modelled. Use the provincial Part 9 Step Code checklist to keep paperwork tight.

Design moves that make Step Code easy (without gold‑plating)

Start with the envelope. Simple massing, continuous insulation, and clean details beat complex shapes with exotic products. Specify windows by performance, not brand. Then size mechanicals to the improved envelope instead of overspending on equipment. For a deeper dive on window choices, see our guide on choosing the best windows for your custom home.

The workflow from concept to occupancy

We front‑load the energy work so you don’t re‑draw later. At schematic design we model a first pass and set envelope targets. At permit set we lock assemblies and modelled air‑tightness. During the build we inspect details and, where prudent, schedule a mid‑build test. Close‑out includes the final test and the Energy Advisor’s as‑built reports. For budgeting context across permits and inspections, see permit costs in B.C..

Cost, trade‑offs, and where to invest for Step Code

Step Code performance is won in the building shell and verified by testing. Spend first where the model moves most, then fine‑tune equipment. Here’s the order that protects your budget and your test results.

Airtightness first

Air‑sealing has the best return because it cuts heat loss everywhere. Plan a continuous air barrier (sheathing membrane or interior smart vapour retarder), protect it at transitions, and route services in a shallow service cavity so trades don’t puncture it. Book a mid‑build blower‑door when the shell is closed; fix leaks before insulation and drywall. That single test saves costly end‑of‑job surprises.

Windows that match the model

Windows drive heat loss and comfort. Choose performance targets (U‑value, SHGC, frame type) in the energy model early, then hold them through procurement. Installation matters as much as glass: proper shims, tapes, pans, and exterior insulation to reduce thermal bridging. One last‑minute spec change can sink the model—re‑run it before you swap.

Continuous insulation and thermal‑bridge detailing

After air‑sealing and windows, add continuous exterior insulation to keep framing warm and reduce condensation risk. Prioritize typical weak points: rim joists, cantilevers, steel beams, balcony connections, and window/door bucks. Simple massing beats complicated jogs and pop‑outs; fewer corners, fewer bridges, better results.

Ventilation and right‑sized heating/cooling

Design the envelope first, then size the mechanicals to the lower load. A balanced HRV/ERV delivers fresh air without big energy penalties; commissioning matters for quiet, even airflow. With a tighter, better‑insulated envelope, a smaller heat pump often meets the load comfortably and efficiently.

Testing and documentation—budget this on purpose

Passing isn’t luck. Line‑item the mid‑build blower‑door, final test, and the as‑built energy model from day one. A short site QA checklist for penetrations, attic hatches, and service chases keeps everyone honest and your numbers tight.

Bottom line, put dollars into the envelope and air‑sealing first. Lock window performance early. Right‑size equipment to the improved shell. Test mid‑build, verify at the end, and you’ll pass with margin and live more comfortably.

Common mistakes we prevent

• Designing to a wish list before confirming your Step and any Zero Carbon requirement.
• Chasing high‑efficiency equipment while ignoring thermal bridges and sealing details.
• Swapping window or mechanical specs after permit without re‑running the model.
• Leaving the only blower‑door test to the end.

How Versa Homes delivers Step Code homes without drama

You get predictability and a clean sign‑off. Versa Homes uses a fixed‑price contract, a locked build schedule with pre‑booked trades, and a client portal with daily logs and photos. We back your timeline with a Move‑In Date Commitment and your home with Versa Shield 3‑6‑11 coverage.

FAQs

External Sources Cited

• BC Energy Step Code (Province of B.C.)
• Zero Carbon Step Code (Province of B.C.)
• BOABC Step Code Handbook for Building Officials (2025)
• Part 9 Energy and Zero Carbon Step Code checklist (Province of B.C.)
• Step 1 Compliance Bulletin (Province of B.C.)