What is the Step Code? There are now two different Step Codes as part of the BC Building Code; the Energy Step Code and the new Zero Carbon Step Code. While related, they are separate compliance paths that local governments may use to require a high level of energy efficiency and/or reduce greenhouse gas emissions from new construction.
Why is this important? Currently, new residential construction must meet EnergyStep 3 (Commercial buildings are at Energy Step 2) and shall be designed and constructed to meet the Zero Carbon EL-4 level. It is increasingly important to reduce greenhouse gas emissions from new buildings in order to meet the targets outlined in the District's Climate Leadership Plan. As of November 2024, the Zero Carbon EL-4 regulations apply to new commercial buildings, both retail and office spaces.
What does this mean? For the last few years, residential construction has required the involvement of an energy advisor to demonstrate compliance with the Energy Step Code. This practice will continue, and now your advisor will also be providing details on total GHG emissions complying with Emissions Level 4, or Zero Carbon, in the Zero Carbon Step Code (similar to the City of Victoria and the District of Saanich). Typically, this will mean electrifying the building without using fossil fuels like natural gas. An example would be using an electric heat pump for heating and cooling, and an electric domestic hot water system.
More information is available from the Related Links or check with your energy advisor.
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Step Codes in Central Saanich
The BC Energy Step Code consists of a series of steps, representing increasing levels of energy-efficiency performance. For residential construction, the steps are summarized as:
Step 2 = 10% Better than previous Building Code (Minimum standard for uses other than residential)
Step 3 - 20% Better than previous Building Code (Minimum requirement for all new residential) Step 4 - 40% Better than previous Building Code Step 5 - 80% Better than previous Building Code (or Net-Zero Energy Ready)
The BC Zero Carbon Step Code consists of a series of steps, representing reduced levels of greenhouse gas emissions.
EL-1 = Measure Only EL-2 = Moderate Carbon Performance EL-3 = Strong Carbon Performance EL-4 = Zero Carbon Performance (Central Saanich standard for all new residential and new commercial uses)
Minimum Energy Step Code step required for new construction building permit applications
USE/BLDG TYPE
STEP
Residential - wood frame, 6 storeys or less (Group C)
3
Commercial - office, retail (Groups D or E, Part 3)
2
Assembly or Care - restaurant, hospital (Groups A or B, Part 3)
1
Minimum Zero Carbon Step Code step required for new construction building permit applications
USE/BLDG TYPE
Emissions Level
All Residential and Commercial Use
4 (Zero Carbon)
The key performance metrics of the Energy Step Code may be separated into three categories:
airtightness;
equipment and systems; and,
building enclosure.
Based on our location, in Zone 4, the BC Energy Step Code provides the minimum/maximum permitted threshold for the following:
air changes per hour (based on the testing of air leakage);
energy consumption (HVAC, hot water, fans, etc); and,
energy demand (considers energy gain/losses through building enclosure).
The Zero Carbon Step Code calculations will be completed by your energy advisor. Typically for EL-4 (Zero Carbon) all systems must be electrified. Specific metrics are available from the BC Building Code, the Building Department or your Energy Advisor.
Rebates
Central Saanich Council currently has authorized building permit rebates when your construction meets the targets of a higher energy step than required. For example, if your building is required to meet Energy Step 3, but you meet Step 4, 25% of your building permit fee is refunded at the end of the project. For construction designed to and successfully complying with Energy Step 5, the rebate is now 100% of the building permit fee.
Applying is simple: if your design and Pre-Construction report indicates one step higher than required, you submit the application form at the permit application stage. When construction is completed, submit the "As-Built Compliance Report" along with your copy of the original rebate application for staff to process.
There may be additional Provincial Rebates available through the CleanBC program, and from BC Hydro and Fortis BC. For a summary of what is available, check out:
What is the Step Code? There are now two different Step Codes as part of the BC Building Code; the Energy Step Code and the new Zero Carbon Step Code. While related, they are separate compliance paths that local governments may use to require a high level of energy efficiency and/or reduce greenhouse gas emissions from new construction. 
