We’re resharing this update as it carries important implications for developers and property owners in Vancouver. Staying ahead of regulatory requirements is critical to keeping projects on schedule, avoiding costly delays, and identifying opportunities early. Developers are often tasked with filling out the application for occupancy permit, and under the City of Vancouver’s Green Buildings Policy for Rezoning, indoor air quality-contaminants testing must be complete as part of the occupancy application. Thus, careful planning and coordination by the developer and property owner is essential to meet both project timelines and budgets.
Continue to read to learn how Keystone Environmental, with our subsidiary Sterling IAQ, can provide testing to help developers meet the City of Vancouver’s Green Buildings Policy for Rezoning requirements.
Question: What is City of Vancouver’s Green Buildings Policy for Rezoning and its purpose?
Answer: In July 2010, City Council approved this sustainability initiative – Green Buildings Policy for Rezoning – to reduce greenhouse gas emissions, improve energy efficiency, and enhance the environmental performance of new buildings. The policy applies to rezoning projects and aligns with Vancouver’s climate goals, including its target of becoming a carbon-neutral city by 2050.
Question: What services does Sterling IAQ provide for this policy?
Answer: Sterling IAQ provides testing for contaminants required under the policy, including:
- Formaldehyde
- Particulates (PM2.5 and PM 10)
- Ozone
- Total volatile organic compounds
- Carbon monoxide
These contaminants, commonly found in new building materials, can impact indoor air quality (IAQ) and potentially cause health issues. Upon completion of the testing, Sterling IAQ provides a final report to the client with the laboratory results and findings. This report is part of the City’s submission requirements.
Question: When does testing take place?
Answer: The owner must ensure that testing has been completed as part of their application for occupancy. Testing must occur after construction is completed and all finishes (paint, wallpaper, flooring, baseboards, millwork) are applied – essentially when the building is in “ready-to-occupy” condition. Thus, coordination and planning by the developer is crucial in meeting project timelines and budgets.
Question: What is the timing? How long does it take to test a site and receive a summary report.
Answer:
- Sampling: 1.5 days on site (1 day setup, ½ day sampling retrieval).
- Reporting: Standard turnaround time is approximately two weeks, from site assessment to lab results and final reporting.
Question: How much does this cost?
Answer: Costs depend on the size of the development and the number of samples required. For a typical high-rise, costs range from $12,000–$18,000 (majority lab fees). Advance planning is crucial – expedited services can increase costs by up to 70%. For example, a $15,000 project with standard turnaround could cost $25,500 if results and reports need to be expedited to meet project timelines.
Question: Is re-testing required if results are found to exceed the guidelines?
Answer: No. Instead, if results are significantly above targets (2x or more), a narrative explaining likely contamination sources must be submitted. Sterling IAQ can provide site observations and expertise to support this requirement.
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Keystone Environmental and Sterling IAQ help developers and owners plan and meet Vancouver’s Green Buildings Policy for Rezoning requirements with confidence. By incorporating IAQ testing early in your project timeline, you can avoid unnecessary costs, stay aligned with city regulations, and ensure your development meets the highest environmental standards.
If you’d like to discuss how these requirements may impact your project, or if you’re ready to schedule testing, please connect with Monica Lam or Kenny Luong.
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Summary written by:
Monica Lam, B.A., Dip. T., Project Manager
Kenny Luong, ABET, Senior Project Manager
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Source & Related Links:
City of Vancouver’s Green Buildings Policy for Rezoning
City of Vancouvers, Bulletin, Green Buildings Policy for Rezoning – Process and Requirements
City of Vancouver, Greenest City News