You’ve submitted permits in BC for years. You know the process. But Step Code documentation keeps coming back with requests for information, corrections, or outright rejections.
Every resubmission means carrying costs. Delayed starts. Rescheduled trades. Frustrated clients. The irony is that most Step Code rejections aren’t about failing to meet the energy targets—they’re about documentation problems that could have been avoided.
Here’s what’s actually causing delays and how to fix it.
The Three-Stage Reality Most Builders Underestimate
Step Code isn’t a single compliance checkpoint—it’s three distinct stages, and they need to be planned together from the start.
Stage 1 (Pre-Construction): Energy modelling, heat loss calculations, and compliance reports submitted with your permit application. This proves your building will meet Step Code requirements based on your design and specifications.
Stage 2 (Mid-Construction): Blower door testing and air leak hunting. Update the energy model with any changes from the original plan. This verifies that your building is on track to meet Step Code requirements based on what was constructed.
Stage 3 (Post-Construction): Blower door testing and as-built verification before occupancy. This proves your building actually meets Step Code requirements based on what was constructed.
The connection between these stages is where problems arise. Your Stage 1 documentation commits you to specific airtightness targets, insulation values, and mechanical systems. If your Stage 2 and 3 construction doesn’t match, you may not meet the required performance compliance standards.
The builders who sail through all stages are the ones who treat Stage 1 documentation as a construction commitment, not just a permit requirement.
The Five Most Common Documentation Rejections
Based on our work with builders across Greater Vancouver and the Sunshine Coast, these are the issues we see most frequently:
1. Inconsistencies between drawings and energy model. Your architectural drawings show one window size, but the energy model uses different specifications. The permit reviewer catches it, and you’re back to square one. Every specification in the energy model needs to match the construction documents exactly.
2. Missing or unclear air barrier details. The energy model projects 1.5 ACH @ 50Pa, but the drawings don’t show how you’ll achieve that. Permit reviewers want to see your air barrier strategy—not just your target. Where are the continuous air barriers? How are penetrations sealed? What happens at transitions?
3. Incomplete mechanical specifications. You’ve included the furnace efficiency, but what about the HRV? The hot water system? Ductwork specifications? Step Code reviews the whole mechanical system, not just the primary heating equipment.
4. Wrong municipality requirements. You submitted documentation that would pass in Surrey, but you’re building in Richmond. Or you used last year’s requirements when the municipality has since adopted higher Step levels. Requirements vary by location and change over time.
5. Heat load calculation errors. Heat loss calculations that don’t meet the CSA F280-12 standard and may have incorrect energy model inputs, or use outdated climate data. These calculations determine mechanical system sizing—errors here cascade through the entire submission.
Municipality Variations You Need to Know
BC’s Step Code gives municipalities flexibility in what they require above a minimum performance level. That flexibility creates complexity for builders working across different jurisdictions.
The BC Provincial Energy Step Code minimum is Step 3 for residential construction—20% better energy performance than the baseline 2018 BC Building Code. But the municipality specifics vary:
- Many municipalities require Energy Step Code 4 or even 5
- Documentation formats and submission requirements differ
- Some areas have specific airtightness testing requirements beyond standard Step Code
- Some municipalities require a building permit inspector to witness blower door tests for Step Code compliance
- The March 2025 provincial update added Zero Carbon Step Code Level EL-1 as a province-wide requirement—all new buildings must now measure and disclose greenhouse gas emissions. This affects your documentation even if your municipality hasn’t adopted higher Zero Carbon Step levels.
- Some municipalities allow different combinations of Energy Step Code and Zero Carbon Step Code.
- The City of Vancouver has their own equivalent set of Step Code-like metrics because they have a different building code.
Getting Documentation Right the First Time
The builders who consistently get first-time approvals share a few practices:
They verify requirements before starting. Every project begins with confirming the exact Step Code level, documentation format, and any municipality-specific requirements for that location. No assumptions based on previous projects in different jurisdictions.
They coordinate early. Energy modelling happens during design development, not after drawings are complete. This allows specifications to be refined before they’re locked in.
They treat documentation as a construction guide. The energy model and compliance report aren’t just permit paperwork—they’re reference documents for trades. Framing crews know the insulation values. Mechanical contractors know the equipment specifications. Everyone understands the airtightness targets.
They plan for Stage 2. Blower door testing is scheduled before drywall is complete (so air sealing can be improved if needed). As-built documentation is prepared throughout construction, not assembled at the end.
The Real Cost of Documentation Delays
A 30-day permit delay on a typical residential project can cost $10,000 to $25,000 in direct expenses: carrying costs on land and materials, construction financing interest, equipment rentals, extended insurance and overhead.
The indirect costs are harder to quantify but often larger: rescheduling trades who may not be available when you’re finally ready, missing seasonal construction windows, lost buyer confidence, and damaged relationships with clients.
Professional Step Code documentation typically costs a fraction of a single week’s delay. The math is straightforward.
When Professional Support Makes Sense
Some builders handle Step Code documentation in-house successfully. Others find professional support essential. The decision usually comes down to:
- How often you build in different municipalities (more variation = more complexity)
- Your current rejection rate and delay costs
- Whether your time is better spent on site than on documentation
For many builders, having a reliable energy advisor handle documentation and testing is simply more efficient than developing that expertise internally—especially as requirements continue to evolve.
Get Your Step Code Documentation Right the First Time
ARG Energy provides complete Step Code compliance services for builders throughout Greater Vancouver and the Sunshine Coast. We handle pre-construction energy modelling, documentation, and post-construction blower door testing — so your permits get approved the first time and your buildings pass as-built verification without delays.
Send us your project details for a Step Code quote →
Or call us directly: 778-907-9591
