Passive House & Step 5

BC's Energy Step Code is a phased path toward net-zero-ready construction, with Step 5 sitting at the top of the residential ladder. Passive House is the international certification that pushes airtightness, envelope and ventilation even further. Both demand a different way of building, not just better insulation, but tighter detailing, smarter mechanical, and a discipline on site that catches small mistakes before they show up on a blower-door test. It's the part of the trade we find most interesting, because there's nowhere to hide.

What is the difference between BC Step Code 5 and Passive House certification?

Step 5 is the top tier of BC's Energy Step Code, a provincial performance path requiring roughly a 60% improvement over baseline thermal energy demand and an airtightness target of 1.0 air changes per hour at 50 pascals (ACH₅₀) for detached homes. Passive House is an international certification with its own, stricter targets, 0.6 ACH₅₀ airtightness plus per-square-metre energy demand caps, verified through PHPP modelling and third-party certification via the Passive House Institute or PHIUS. A home can hit Step 5 without pursuing Passive House certification.

How much does it cost to build a Step 5 or Passive House home compared to a standard build?

Cost depends on the specific assemblies, glazing, and mechanical systems chosen, and varies by project, so we don't quote a general premium without seeing the design. What we can say is that the envelope and mechanical upgrades, continuous exterior insulation, triple glazing where used, heat-pump mechanical, and HRV or ERV ventilation, are the main cost drivers, and we walk clients through those trade-offs during design rather than after pricing is locked.

What is a blower-door test and when does it happen during construction?

A blower-door test measures a home's airtightness in air changes per hour at 50 pascals (ACH₅₀). We run a midpoint test at insulation rough-in, before drywall closes the walls, because finding air leaks at that stage takes hours to fix. Finding the same leaks at the final test, which must pass before occupancy, can take days and involves opening finished surfaces.

Does a Step 5 or Passive House build use gas appliances?

No. At this performance level, the mechanical strategy is built around cold-climate air-source heat pumps for heating and cooling, with electric backup, and heat-pump water heating. Combustion appliances like gas furnaces and gas water heaters are removed from the design entirely, both because of the airtightness requirements and because they don't align with the energy targets these standards require.

Why does an airtight home need mechanical ventilation?

An airtight envelope stops the uncontrolled air leakage that older homes rely on for fresh air exchange, so heat-recovery ventilation (HRV) or energy-recovery ventilation (ERV) becomes mandatory rather than optional. The system is sized and balanced room-by-room to bring in fresh air and recover heat from the exhaust stream, which is why airtightness and ventilation design have to be planned together, not separately.

Can a Step 5 home overheat in summer if it has a lot of windows?

Yes, and it's a real design risk on view lots. A high-performance envelope holds heat gain in rather than losing it passively the way a leakier home would, so a home with too much south- or west-facing glazing can overheat in summer even with excellent winter performance. We work with the architect on overhang depth, exterior shading, and glazing distribution, and the energy model surfaces this trade-off before construction, particularly on Capitol Hill or Westridge lots where view demand drives glass area.

Who verifies that a home actually meets Step 5 or Passive House targets?

Step 5 compliance is confirmed by a registered energy advisor running EnerGuide modelling and verifying the as-built numbers against the target. Passive House certification requires PHPP modelling plus third-party verification through the Passive House Institute or PHIUS. Both produce a documented as-built energy report, which becomes part of the home's warranty package and a factor in its resale story.

Does Icon Projects build to Step 5 or Passive House on every project?

No, the right target depends on the client's goals, lot orientation, and budget. We walk through which Step Code level or whether Passive House certification makes sense for a specific project before locking in the energy modelling, since these targets change the wall assemblies, glazing, and mechanical strategy compared to a standard-code build.