As the construction industry in Canada moves toward more sustainable practices, integrating net-zero and passive building principles into condominiums represents a new era for environmentally-friendly urban living.
Building codes are evolving in North America and, in some cases, requiring passive home principles in more new construction. Applying these standards to condo units is not just innovative but increasingly necessary. Here’s how builders, buyers, and owners can adapt these principles in Ontario, particularly focusing on multi-unit rentals, affordability, and long-term value preservation.
Understanding Passive House Standards
Passive house standards focus on ultra-low energy buildings that require little energy for space heating or cooling: up to 90 per cent less than typical code. A key aspect of these buildings is their ability to be airtight while still creating a healthier interior environment and also harnessing energy from external sources to meet most heating demands. For condos, this means constructing or retrofitting units that maximize thermal comfort with minimal mechanical intervention.
Understanding Points System and CMHC Funding
Through its mortgage loan insurance product, MLI Select, Canada Mortgage and Housing Corporation (CMHC) offers a points system, encouraging the adoption of energy-efficient practices in multi-unit residential buildings. Condos can earn “50 points right out of the box,” making them eligible for affordable housing funds and other financial incentives. This point system is part of a broader initiative to make sustainable housing more accessible and appealing.
Financial Incentives for Adopting Passive Home Features
For condo developers and boards who may consider retrofitting older units or constructing new buildings with passive home features, financial incentives in Ontario are significant. Such features can make properties eligible for CMHC funding, which supports the development of affordable, energy-efficient housing. Adopting passive standards now can also safeguard against future changes in the building code, ensuring that today’s new builds will remain compliant and competitive in the future market.
Long-Term Value and Cost Savings
Integrating passive home features into condos also offers long-term savings and value protection. These buildings are characterized by lower operating costs due to their energy efficiency, which is increasingly valuable amidst rising energy prices and inflation. Passive condos are also particularly attractive to prospective condo buyers interested in lower maintenance costs and healthier living environments.
Durability and Maintenance
Conventional homes often face issues with moisture, leading to mould and mildew, necessitating frequent and costly repairs. In contrast, passive homes are designed with wall systems that are more resilient to moisture and are permeable, allowing unwanted moisture to escape for better breathability, significantly reducing the likelihood of such damage. Applying these passive home principles to condo buildings means fewer maintenance issues as the condo ages, lower maintenance fees, and longer-lasting building materials.
Health and Comfort Benefits
Passive homes offer enhanced indoor air quality due to their air-tight construction and controlled ventilation systems, which continuously circulate fresh, filtered air at a consistent temperature. This design minimizes drafts and fluctuations in temperature, which is particularly beneficial for aging residents or those with health concerns. Moreover, the thicker walls required for passive standards contribute to quieter, more peaceful living spaces, free from external noise. Issues that often come with living in multi-unit buildings – such as noisy neighbours or stuffy air quality – are negated.
Resilience and Structural Integrity
Passive buildings are often constructed to be three times stronger than standard code requirements, providing enhanced resilience against environmental stresses and growing environmental disasters or events. This robust construction means that passive homes can sustain more wear and tear over time, making them particularly suitable for the densely populated condo market, where longevity and durability are key concerns.
The Challenge of Retrofitting
While new builds can integrate passive home standards from the design phase, retrofitting existing condo units poses challenges. However, with the right planning and investment, older buildings can be upgraded to reflect these standards, enhancing their market value and extending their lifespan. Key retrofitting strategies include improving insulation, sealing leaks, upgrading HVAC systems to heat pump systems, and replacing windows and doors that align with passive principles.
As Ontario and the rest of the world moves towards a more sustainable future, applying net-zero and passive home principles to condo units is not just feasible but increasingly necessary. Developers, homeowners, and policymakers must collaborate to navigate the challenges and embrace opportunities.
Paul Kealey is the founder and president of EkoBuilt, an Ottawa-based company that specializes in passive house design. Paul is a thought leader in the development of building systems for affordable energy efficient homes and is regularly called upon to speak about energy-efficient and net-zero buildings.
