What is BC Energy Step Code Step 5 and how does it benefit homeowners in West Vancouver?

BC Energy Step Code Step 5 is the highest performance tier under British Columbia's energy efficiency framework. For new residential construction in the District of West Vancouver, achieving Step 5 compliance qualifies the project for relaxation of setbacks, increased building heights, and maximised house size — incentives that are especially valuable on constrained lots such as corner properties. The Lawson project leveraged Step 5 to overcome corner-lot limitations and accommodate a multi-family layout that would not have been possible under standard zoning.

What mechanical systems are required for Step 5 Energy Code compliance?

Step 5 requires an air-source heat pump (HSPF ≥ 8, SEER ≥ 16) as the primary heating and cooling system, dual HRV units at 80% minimum efficiency for ventilation, airtightness of 0.90 ACH at 50 Pa, high-performance windows (U-value ≤ 0.97), and must achieve MEUI ≤ 30 kWh/m²·yr and TEDI ≤ 20 kWh/m²·yr. Gas is permitted only in high-efficiency condensing form for supplementary heating and domestic hot water.

What is a reverse plan in residential construction?

A reverse plan places the primary living areas — kitchen, living room, and master suite — on the upper floor rather than the main floor, and positions secondary bedrooms, a guest suite, or a separate family unit on the lower level. On the Lawson project, this approach was critical: water views were only available from the upper level, and the lower floor needed a self-contained layout with a separate entrance for a second family. The reverse plan allowed both families to have functional, private living spaces within a single structure.

Can Eurohouse handle complex multi-stakeholder design approvals in West Vancouver?

Yes. The Lawson project required design approval from multiple stakeholders including the homeowners (two families with different requirements), the District of West Vancouver planning department, energy advisors, and the architectural review process. Eurohouse Studio coordinated all parties, managed the Step 5 energy application, navigated corner-lot bylaw constraints, and delivered a unified design that satisfied regulatory, engineering, and aesthetic requirements simultaneously.

Lawson West Coast Contemporary — Multi-Family Step 5 Energy Code | West Vancouver

Engineering Meets Architecture on a Corner Lot

The Lawson is a West Coast contemporary on a corner lot in West Vancouver — defined by regulatory complexity, multi-stakeholder coordination, and uncompromising design ambition. Two families needed to live independently under one roof, corner-lot bylaws imposed severe constraints, and water views were available only from the upper floor. A reverse plan and BC Energy Step Code Step 5 compliance unlocked the setback relaxation, building height, and floor area needed to make it work.

Project

The Lawson

Location

Lawson Avenue, West Vancouver

Type

West Coast Contemporary

Energy Code

BC Step Code — Step 5

Configuration

Multi-Family + Guest House

Plan

Reverse Plan

Interior Design

Eurohouse Studio

Builder

Eurohouse Construction

Kitchen

Oak cabinetry with book-matched marble backsplash and island, brass pendant lighting, built-in appliances — every element specified and coordinated by Eurohouse Studio.

Kitchen — oak cabinetry, marble island, brass pendant lighting

Kitchen island alternate view at Lawson West Vancouver by Eurohouse Studio

Kitchen — island detail with integrated sink and marble slab

Kitchen detail at Lawson West Vancouver by Eurohouse Studio

Kitchen detail — appliance integration and material transitions

Kitchen cabinetry detail at Lawson West Vancouver by Eurohouse Studio

Cabinetry — oak veneer with concealed hardware

Kitchen wide view at Lawson West Vancouver by Eurohouse Studio

Wide view — full kitchen composition with natural light

The reverse plan places primary living — kitchen, dining, and master suite — on the upper floor to capture water views, while the lower level operates as a self-contained unit with its own entrance for a second family. An adjacent guest house provides additional flexibility. This arrangement satisfied both families' privacy requirements while respecting the site's orientation and topography.

Bedrooms

Warm material palette with upholstered headboards, pendant lighting, floor-to-ceiling glazing, and integrated storage — designed for comfort across both family units.

Master bedroom at Lawson West Vancouver by Eurohouse Studio

Master bedroom — upholstered headboard with pendant lighting

Second bedroom at Lawson West Vancouver by Eurohouse Studio

Bedroom — warm tones with floor-to-ceiling glazing

Third bedroom at Lawson West Vancouver by Eurohouse Studio

Bedroom — integrated storage and natural light

Fourth bedroom at Lawson West Vancouver by Eurohouse Studio

Lower-level bedroom — private suite for the second family

Fifth bedroom at Lawson West Vancouver by Eurohouse Studio

Guest bedroom — consistent material language throughout

To overcome corner-lot limitations on setbacks, building height, and total floor area, Eurohouse applied for BC Energy Step Code Step 5 — the highest performance tier. Step 5 compliance qualified the project for regulatory relaxation, unlocking additional buildable area and height impossible under standard zoning. This strategic decision transformed the project from a compromise into a maximised, high-performance residence.

Bathrooms

Stone, marble, and oak finishes with freestanding tubs, frameless showers, and floating vanities — fully specified plumbing, lighting, and tile layouts for every bathroom in both units.

Master bathroom at Lawson West Vancouver by Eurohouse Studio

Master bath — floating vanity with backlit mirror

Second bathroom at Lawson West Vancouver by Eurohouse Studio

Ensuite — frameless shower with stone accent wall

Third bathroom at Lawson West Vancouver by Eurohouse Studio

Bathroom — dual vanity with integrated lighting

Fourth bathroom at Lawson West Vancouver by Eurohouse Studio

Lower-level bath — independent design for the second family

Fifth bathroom at Lawson West Vancouver by Eurohouse Studio

Guest bath — stone tile with walk-in shower

Walk-In Closets

Custom closet systems with oak shelving, LED strip lighting, island dressers, and full-height mirrors — designed, detailed, and sourced by Eurohouse Studio.

Walk-in closet at Lawson West Vancouver by Eurohouse Studio

Walk-in closet — oak shelving with integrated LED lighting

Walk-in closet second view at Lawson West Vancouver by Eurohouse Studio

Closet — island dresser and hanging rail configuration

Walk-in closet detail at Lawson West Vancouver by Eurohouse Studio

Closet detail — shoe storage and accessory display

Walk-in closet full view at Lawson West Vancouver by Eurohouse Studio

Full perspective — every shelf millimetre-positioned

The result is an engineering masterpiece — structural, mechanical, electrical, and interior design disciplines woven together with precision. Concealed heat pump units, dual HRV ventilation systems, aggressive airtightness targets, and high-performance glazing are integrated seamlessly into the architecture. Every system was coordinated to satisfy both the demanding energy targets and the exacting aesthetic standards of the homeowners.

Step 5 Energy Code — Mechanical & Building Systems

Performance Path — Part 9, Pre-Construction — BC Energy Step Code

1. Space Heating & Cooling

Primary System — Air-Source Heat Pump

Parameter	Requirement
System Type	Air-source heat pump (heating + cooling)
HSPF	≥ 8
SEER	≥ 16
Coverage	Must serve principal dwelling

Supplementary System — Condensing Gas Boiler

Parameter	Requirement
System Type	Condensing natural gas boiler
AFUE	≥ 95%
Role	Backup / supplemental heat only

2. Domestic Hot Water

Parameter	Requirement
System Type	Instantaneous (tankless) condensing natural gas
Efficiency	≥ 95% (0.95)

3. Ventilation — Dual HRV Strategy

Principal HRV

Parameter	Requirement
Type	Heat Recovery Ventilator (HRV)
Efficiency	≥ 80%
Design Airflow	34.50 L/s

Secondary HRV

Parameter	Requirement
Type	Heat Recovery Ventilator (HRV)
Efficiency	≥ 80%
Design Airflow	21.24 L/s
Note	Secondary suite / zoned ventilation strategy

4. Airtightness & Air Barrier

Parameter	Target
Airtightness	0.90 ACH @ 50 Pa
Air Barrier	Interior continuous air & vapour barrier
NLA	0.40
NLR	0.30 L/s·m²

5. Windows & Doors

Component	Requirement
Windows — U-value	≤ 0.97
Windows — SHGC	≥ 0.37
Exterior Doors — U-value	≤ 1.20

6. Energy Modelling & Compliance

Parameter	Value
Software	HOT2000
Climate Zone	West Vancouver
MEUI Target	≤ 30 kWh/m²·yr (met)
TEDI Target	≤ 20 kWh/m²·yr (met)

Practical implications: The heat pump is mandatory for Step 5 — not optional. Gas is permitted only in high-efficiency condensing form. The dual HRV strategy requires early coordination with architectural layouts. The 0.90 ACH airtightness target is aggressive; mechanical commissioning and blower door testing are non-negotiable. Any substitution of equipment must be re-modelled by the Energy Advisor. Source: BC Energy Step Code — Pre-Construction Checklist, Performance Path, Step 5.