On September 13, 2024, the British Columbia government announced new protections for housing projects already underway in response to upcoming 2024 BC Building Code changes – specifically those related to earthquake-resistant designs and adaptable dwellings. These protections include in-stream exemptions, ensuring that developments already in progress can continue under the existing code. This approach allows developers, local governments, and design professionals to complete ongoing projects without needing to meet the new requirements, giving them more flexibility as they prepare for the updated regulations.
The 2024 BC Building Code came into effect on March 8, 2024, but its key provisions for earthquake-resistant design and adaptable dwellings were postponed until March 10, 2025, to ensure smooth implementation. However, concerns emerged that applying the new code retroactively to projects already designed under the 2018 BC Building Code would lead to construction delays, increased costs, and challenges to project feasibility. The government, recognizing these risks, introduced a special exemption for “in-stream” projects—those in progress before March 8, 2024. These projects may continue to adhere to the 2018 code provided they meet certain conditions, avoiding the need for expensive redesigns.
To qualify for this exemption, a project must meet one of the following conditions:
Submission of a development permit application and drawings before March 8, 2024.
Submission of a rezoning application and drawings before that same date.
Completion of building drawings by a registered professional before March 8, 2024.
In all cases, a building permit application must be submitted by March 8, 2027, for the project to maintain its exemption from the 2024 code. Projects applying for building permits on or after March 10, 2025, will be required to comply with the updated 2024 code, including the provisions for earthquake resilience and adaptable dwellings. The Ministry of Housing has committed to supporting the industry during this transition through initiatives like a space-impact study and the development of a design guide to facilitate implementation.
The new building code is part of the province’s broader strategy to create safer and more adaptable housing. The term “adaptable dwellings” refers to units designed to be easily modified to accommodate future accessibility needs. The updates emphasize that adaptable units should be designed to facilitate future modifications, such as accessibility adjustments. This forward-looking design is crucial for ensuring that key structural elements, like load-bearing walls and utility installations, can support these modifications with minimal disruption. In multi-story apartment buildings, where adaptable requirements apply mainly to single-story units accessed via common corridors, this design approach ensures that units can be easily modified over time to meet changing mobility needs.
Additionally, the 2024 Code mandates that any common areas, such as recreational spaces or shared amenities, be fully accessible, including the installation of elevators in three-story buildings. This requirement ensures that residents, regardless of physical ability, can access all necessary shared facilities.
The recent in-stream exemptions allow projects already underway to adhere to the previous 2018 code, thus avoiding additional costs and delays associated with the new 2024 code requirements. These protections provided to in-stream projects address potential legal and financial issues stemming from the sudden enforcement of new building standards. It alleviates concerns about having to redesign projects midway, which could otherwise lead to costly delays, disruptions, and even project cancellations. For ongoing developments, this exemption offers stability while promoting the eventual transition to safer, more adaptable housing infrastructure under the 2024 standards.
B.C.’s approach to managing the transition to the new building code is aimed at balancing safety and accessibility in future housing developments while maintaining economic viability for construction projects already in progress.
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