B.C. lowers accessible unit requirement in new buildings to 20% | Daily Hive

B.C. government lowers accessible unit requirement in new buildings to 20% to reduce construction costs

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With economic headwinds, especially from the forthcoming impact of U.S. tariffs, the Government of British Columbia announced today it will significantly scale back its new adaptable-dwelling requirements for new large multi-family residential buildings.

Such requirements come into effect today, with the provincial government originally set to mandate 100 per cent of units in such new buildings be accessible for the unique needs of seniors and people with disabilities.

However, the provincial government made it known today that it will scale back this requirement from the previously proposed 100 per cent to 20 per cent of the units — at least temporarily. The intent now is to introduce the adaptable-dwelling requirements as a phased approach.

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It is noted that projects where design work began before March 8, 2024, can continue to follow the 2018 B.C. Building Code, as long as the proponents apply for a building permit before March 8, 2027. However, projects for which a building permit will be applied for on or after March 10, 2025, must comply with the 2024 B.C. Building Code, including the revised 20 per cent adaptable-dwelling and seismic-design requirements.

These requirements apply to the vast majority of the province, except for the City of Vancouver, which has its own separate building code.

“The updated provisions for adaptable dwellings include features that can be adjusted to meet occupants’ changing needs due to illness, injury or aging,” reads today’s bulletin from the provincial government.

“In large residential buildings and ground-floor suites of smaller apartments, one in every five units is required to have accessible doorways and travel paths, manoeuvring space in bedrooms, bathrooms and kitchens, controls at accessible heights and reinforced bathroom walls for future installation of grab bars.”

The provincial government states it is making this change after consulting with the homebuilding sector and recognizing the current economic uncertainties.

However, architects, builders, and developers have been warning for the past two years that the previously proposed 100 per cent adaptable-dwelling requirements would greatly add to construction costs — effectively hindering housing affordability and supply — and reduce optimal livability, as a direct result of the inefficient floor plans for the vast majority of residents who do not require such designs.

They argued that the requirement for 100 per cent of units to follow the new standards would neutralize the various government reforms and initiatives made to lower some construction costs and development fees.

But these changes will provide benefits for seniors and individuals with disabilities who have greater accessibility requirements, but the development industry has been calling for a more balanced approach that accounts for the impact the new regulations could have on housing costs.

Instead, homebuilders have been asking that a smaller proportion of the units in new buildings be required to follow the new accessible standards. For example, the City of Burnaby already has a policy of requiring at least 20 per cent of units to be adaptable for accessibility needs.

Experts in the development industry have warned that the provincial government’s requirements would force unit floor areas to grow in size by between five per cent and 15 per cent.

For example, a 600 sq. ft. condominium unit would now have to be up to about 690 sq. ft. to accommodate the required new B.C. Building Code specifications. Based on a theoretical $1,200 price per square footage rate, such a unit would see its price go up from $720,000 to up to $828,000 just based on the growth of the floor area size within the unit — before accounting for other accessibility features within the unit and in the building’s common areas.

There would be a blanket increase in the size of bedrooms, hallways, and bathrooms to ensure full accessibility, requiring a reconfiguration of the typical layout of a residential unit. Due to these extra spatial requirements, living room spaces could be significantly downsized, and dining rooms could be completely eliminated.

Alternatively, the unit size would have to grow to accommodate a normal living room, dining room, and/or other room sizes, which would add to the costs that are passed down to homeowners and renters.

The 2024 B.C. Building Code changes originally came into effect on March 8, 2024, but the new adaptable-dwelling and seismic-design requirements were postponed to March 10, 2025, to provide homebuilders and municipal governments with more time to implement the changes.

The seismic building code changes that came into effect today mainly relate to improved earthquake design changes for housing and small buildings with high seismic hazard values — high-risk areas such as the Capital Regional District and parts of the Lower Mainland. According to the provincial government, these seismic changes are in line with the latest scientific data.

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