Greywater is Greenwater

Grey water, also spelled graywater, is wastewater generated from processes such as showering, bathing and laundry. Greywater gets its name from its cloudy appearance and from its status as being neither fresh (white water from groundwater or potable water), nor heavily polluted (blackwater). Greywater can be used for internal use for toilets and or for irrigation use. There are also programs for rainwater recycling.

As Greywater recycling is soon becoming a necessity and a mandatory requirement in many countries (see links below). Canada has been slow in developing and adopting a grey water standard. With the changes to the 2006 BC Building Code, local jurisdictions can make rulings to allow for grey water systems as an alternative solution. Kelowna is one municipality who has allowed the use of Brac Systems - Grey Water Recycling

When recently speaking with local BRAC representative Blair Gautschi, he stated that more people are becoming aware of the growing water problems facing us in the Okanagan (The Okanagan could double in population by the year 2020). However there has been much resistance in establishing a valley wide grey water program because of a lack of urgency due to our seemingly abundant fresh water supply, a resistance to change and the risk of liability if something goes wrong. The Canadian government has recently prepared a draft grey water recycling standard and hopefully more jurisdictions will take the initiative to introduce recycling programs in their areas.

For more information on BRAC or Grey Water recycling contact:

Blair Gautschi, Master Plumber
Excel Ventures, BRAC Systems Inc.
250 212 9750
excel@bracsystems.com  
www.bracsystemsbc.com


Suggested Links to review

Australia - http://www.greywaterreuse.com.au

Video on Middle East water crisis - http://rana.lilypadresources.com/greywater/upehi.html

Grey water info - http://www.oasisdesign.net/greywater/index.htm

Grey water codes - http://resourcecenter.pnl.gov/cocoon/morf/ResourceCenter/article/1638

Alternative Building Practices - Rammed Earth - April 2, 2008

When thinking about an article on alternative building practices I instantly thought of Nicholas Hill and Grant Tweter of Solum Rammed Earth Homes.

Rammed earth (RE), also known as pisé de terre or simply pisé, is a type of construction material. RE has been used for centuries to build dwellings and monuments in many parts of the world. Many ancient buildings stand today as a testament to the durability of this natural and environmentally sustainable building material.

It is an age-old building method that has seen a revival in recent years as people seek low-impact building materials and natural building methods. Modern RE is much improved with technological advancements in the equipment used to test, mix, form and compact the material. 

Structural RE walls which are engineered to meet or exceed the regional climatic conditions and code requirements. Local soils that have been carefully tested for strength and appearance are mixed with a small amount (5-10%) of Portland cement and water. Layers are placed in special forms and mechanically compacted into stone-like walls. In colder climates a high R-value insulation is embedded within the core of the wall creating a warm, high-mass interior. The result is a healthy, beautiful, natural looking structure that uses very little energy to heat or cool, will last an extremely long time, and will require much less maintenance than other buildings.

Solum Rammed Earth is a member of the Canadian Home Builders Association and provides full sub-contracting services for all applications of stabilized rammed earth (SRE) work throughout the Okanagan Valley. With over 5 years combined experience, Solum directors have experience spanning residential, commercial, civil, and landscape applications. Solum maintains a competitive advantage by owning all the necessary unique equipment to efficiently carry out SRE projects, including a custom earth blending machine. Nicholas calls it a green concrete process.


Some of the many benefits to using Rammed Earth construction are:

BUILD GREEN  Reduce the embodied energy in building a home by using local material as the main structural component; you are doing your part to offset CO2 emissions

ENERGY EFFICIENT  Effective R24+ insulation value and high thermal mass maintains ambient temperature levels saving you money over time

AESTHETICS  Stand out with a naturally unique home that blends into the Okanagan landscape

MARKETING  Differentiate your business and attract clientele by using innovative-rammed earth walls that are unique in appearance and offer unparalleled design flexibility

DURABILITY & LOW MAINTENANCE  Free your time and money

GOOD INDOOR AIR QUALITY  Breathe easier with little to no toxic off-gassing

FIRE RESISTANT  Sleep easy knowing your walls are completely fire resistant

SOUND PROOFING  Relax in comfort with reduced noise pollution

For more information on Rammed Earth Homes, contact:

Solum Rammed Earth Ltd.
230 Brunswick St.
Penticton, BC
V2A 5P8
Cell: 250.488.2922
Office: 250.493.7732
Fax: 250.487.1510
Email: nick@solumbuilders.ca

 Solum Rammed Earth Homes is a member of the North American Rammed Earth Builders Association (NAREBA)

My Xeriscape Adventure - March 30, 2008

After spending money and time over the last three summers feeding, power raking and watering my front lawn to only see it go brown by July, I've decided that maintaining a green lawn is really not a good idea in the central Okanagan. This is especially true when you factor in the start of water metering in our local area in 2007. So I've decided to rip out my front yard and do something different. I thought I would put in rock garden but I've come across a relatively new idea called xeriscape.

XERISCAPE comes from a combination of two words: "xeri" is derived from the Greek word "xeros" meaning dry; and "scape, meaning view or scene, together they mean "a dry scene."

The term Xeriscape was coined in Denver, Colorado in 1978. Xeriscaping is landscaping with slow-growing, drought tolerant plants, allowing a conservation of water and nutrients. Xeric landscapes are conscious attempts to develop plantings which are compatible with the natural environment. Xeriscape landscapes need not be just cactus and rock gardens. They can be green, beautiful landscapes in which plants are maintained with water-efficient practices, and heavy mulching. Xeriscaping is not the same as Zeroscaping. Zeroscaping is using a lot of rocks and a few sparse plants to create low-water-use landscaping. Xeriscapes use a wide variety of native and other water-efficient plants to create an oasis of colour, interest, diversity, and texture.

Much to the dismay of my wife I am planning on starting this as soon as the ground is good to work this spring and hope to keep you posted on a regular basis. I would appreciate any advice or information you may have on the subject.

I've found these sites that may interest you.
www.summerlandornamentalgardens.org/xeriscape
www.dryvalleynurseries.com/index.php
www.avant-gardening.com/xeriscape.html

Greener kitchens – March 28, 2008

If you have not noticed, kitchen renovations seems to be the hot topic covered by many renovation magazines and TV shows. Our last article spoke on the problems involved in choosing the right kitchen ventilation system for your cooking needs and the size of your home. This article will touch on the green ideas and suggested links and literature to check out as you move through the design process. As always feel free to contact us at info@flywheelbuildingsolutions.com if you require any further assistance is sourcing information or contacts.

Canadian Green Product Suppliers:

http://www.greenworksbuildingsupply.com

http://www.thehealthiesthome.com

Suggested books and magazines:

May 2008 issue of Fine Homebuilding – currently on newsstands or visit http://www.taunton.com/finehomebuilding/pages/fh_currentissue.asp

2007 Kitchen and Baths – Fine Homebuilding – still on some newsstands

Good Green Kitchens – Gibbs Smith, Publisher

Suggested web links:

Green Kitchen Renovations

Green Kitchen design

Home Recycling centers - video

Green counter tops explained - video

Worm composting

Understanding Land Title Searches - Mar 8/08 Ken K

In my 14 years in municipal inspections this has been one of the most misunderstood portions of the design and building process.

A title search is a process where someone searches the public records in the city or town where a piece of property is located. The searcher will go through the grantor and grantee indexes and examine the documents recorded in the land registry concerning that particular piece of property. This is usually performed by a lawyer, notorary, private search agency or in some cases can be provided by your local building authority.

During a title search, several key things are examined. For instance, mortgages, real estate taxes, liens for sewers, roadways, sidewalks, and other municipal improvements, federal taxes, government claims, legal judgments, foreclosures, condemnations, covenants, and easements and liens placed on title by previous contractors. Many municipalities are turning to registering notices on title in the event that work has been done without permits or that there are outstanding permit issues that have never been resolved and may have significant structural or safety issues.

(For specific information on Title Searches contact your lawyer or local building department (if they are not too busy) or drop us a line at http://www.flywheelbuildingcoach.com/contact.php )

All building departments require a copy a recent copy of a title search at the time of application. This is to ensure that there are no legal restrictions, which would inhibit the proposed construction, and to provide proof of ownership and ensure that in the case of a new subdivision that the lots have been registered with the Land Registry Office  http://www.ltsa.ca . Some also have private building scheme restrictions, which will limit the style and look of you new home, or addition and set time limits to completion. If you are building in a rural area, then it is important to review if there are limitations to where you can build do to septic system covenants. Many home additions or pool plans have been squashed due to septic field locations. When you factor in all restrictions it can seem like you are trying fit a square into a round hole.

There have been many instances that lots are pre-sold and then the permit applications are made but the lots have not been legally registered. This process can be lengthy and it is important that the lot purchaser inquires if and when the lots will be registered by the developer. There may be amendments to the original documents that may put further restrictions on the proposed plans. Permit applications have been delayed by months and have caused much grief for building authorities and owners.

Another big whammy for some home owners are covenants revolving around geotechnical (Okanagan Geology Mar 1) and environmental issues and as we continue to develop up the hillsides it will become more predominant as local jurisdications protect themselves against future legal action. These covenants may create a safe build area, which may be smaller than the zoning regulations, drainage and retaining requirements and in some cases will require a soils engineer for the foundation design and site reviews. This can create a significant increase in the cost of construction and limit your home or renovation design. For some reason this is a major item that is not explained very well to potential home buyers of hillside lots.

Please take to time to obtain a recent copy of your title and to understand what is registered against your title.

Okanagan Geology - Don't build your house upon the sand.. - Mar1/08 Ken K

"He shall be likened unto a foolish man, which built his house upon the sand: And the rain descended, and the floods came, and the winds blew, and beat upon that house; and it fell: and great was the fall of it."

Geotechnical engineering is the branch of civil engineering concerned with the engineering behavior of earth materials. Geotechnical engineering includes investigating existing subsurface conditions and materials; assessing risks posed by site conditions; designing earthworks and structure foundations; and monitoring site conditions, earthwork and foundation construction.

A typical geotechnical engineering project begins with a site investigation of soil and bedrock on and below an area of interest to determine their engineering properties including how they will interact with, on or in a proposed construction. Site investigations are needed to gain an understanding of the area in or on which the engineering will take place. Investigations can include the assessment of the risk to humans, property and the environment from natural hazards such as earthquakes, landslides, sinkholes, soil liquefaction, debris flows and rock falls.

A geotechnical engineer then determines and designs the type of foundations, earthworks, and/or pavement subgrades required for the intended man-made structures to be built. Foundations are designed and constructed for structures of various sizes such as high-rise buildings, bridges, medium to large commercial buildings, and smaller structures where the soil conditions do not allow code-based design.

For more information on geoscience and work undertaken by a professional geoscientists, see the Association of Professional Engineers and Geoscientists (APEGBC) website: www.apeg.ca or check out Wikipedia – Geotechnical Engineering.

If you are interested in leaning more about the Okanagan,  I would suggest picking up a copy of Okanagan Geology British Columbia

Perils of a mortgage life policy – Adam Heinrich – Feb 18th

Many people are unaware that life insurance sold by mortgage lenders and banks is different than policies sold by Financial Security advisors and Insurance brokers.  It sounds like a great deal and is convenient at the time you are doing your mortgage but it could be costing you more than you think.

1.       Post Underwriting; Post underwriting means very few medical questions are asked before the policy is put in place but a full investigation will be done if there is a death, disability or critical illness.  You may only be approved for one thing, paying premiums.  Check out the CBC marketplace show from last week to find out more. http://www.cbc.ca/marketplace/
2.       Cost; Many times a Term Life insurance policy could cost you much less than mortgage insurance.  For a free quote go to www.getterm.cc.
3.       Portability; If you change banks when you are up for renewal and you have developed a health problem you may not be able to get coverage with the new lender, or any other insurance company.  With an individual policy it is unaffected no matter how many times you change lenders.
4.       Level Premiums; You pay level premiums even though your insurance coverage is going down with the amount owned or your mortgage.  Individual policies have level premium options but also have a level face amount.
5.       Expiry: The mortgage insurance is terminated when you pay off the mortgage and you may be cut off at a certain age.  An individual policy can be held as long as you want.
6.       Beneficiaries; With an individual policy you name the beneficiaries with creditor insurance the Bank is the beneficiary as is paid the proceeds of the policy upon your death.

Here is a free e-book on what to look for in a mortgage insurance policy; http://www.truehelpfinancial.com/members/books/Mortgage%20Insurance.pdf
If you or a friend has the mortgage insurance we are talking about above and would like help on how and what to replace it with, contact me by e-mail or telephone for help. I am a licensed independent insurance broker, and can help find the best product and price in the marketplace.

Adam S. Heinrich
Financial Security Advisor
Office/Cell Toll Free 1-866-2281068
Toll Free Fax 1-866-228-1068
e-mail: adamheinrich@shaw.ca

Building Changes in Foreign Lands – Jan 15th Ken K

You may or may not be aware of the current provincial review called the "Modernization Strategy". Basically it is program that encompasses the major players in the building industry and it will compile recommendations to improve the quality of construction and inspections in BC.

However you may not be aware of the significant changes happening in other countries. New Zealand experienced many of the same "Leaky Condo" issues that we faced in BC. They went through an investigative and finger pointing period similar to our Barrett Commission (www.hpo.bc.ca/Publications/Barrett1) and came up with pretty much the similar causes and suggestions as we did. However what they have done since that time can be viewed as a drastic change in the way they do business industry wide. While we have adopted the HPO program, which I believe has raised the construction bar; it has failed to address the main issue of having mandatory qualified people doing the work. That would range from the builders, trades, designers and inspectors.

It appears that the NZ Department of Building and Housing has taken it seriously and are requiring all the major players on a construction job to meet minimum levels of competency. They call it the Building Practitioners Scheme. It is stated "Occupational licensing is for people who take pride in their work; for the people who want to take responsibility, not just for the quality of their own work, but also for the work of the people they supervise".

By 2010, a licensed building practitioner will be required to carry out or supervise specific restricted work on homes and other buildings. There will be 13 licenses being introduced that will apply to designers, builders, site supervisors, construction managers and carpenters. Further licensing will incorporate skilled trades such as roofers, specialized structural components and building services.

For more information go to www.dbh.govt.nz and click on Building.

Please let us know what you think of this type of licensing program.

Are you Covered? - Dennis Macleod - the Co-operators

Thinking about renovating?

What you should know about your home insurance

You’ve been planning for years – dreaming about the kitchen you’ve always wanted, or adding another bathroom, or even building an addition for that growing family of yours.

Finally, the financing is in place; the layout, paint and tile scheme, and contractor have all been chosen. Seems like you’re all set to go – or are you?

"It’s a good idea to let your insurance agent know of any changes to insured property," said (insert staff/agent name) of The Co-operators. "Not informing your agent puts you at risk that your coverage may not be there when you need it most." Read More .....

How does renovation affect your home insurance?
For example, let’s say you’ve recently spent $50,000 renovating your home plus another $20,000 in furnishings. Your building and personal property values have gone up substantially, but has your insurance coverage been adjusted to reflect this? If you lost everything in a fire but hadn’t informed your agent of the improvements to your home, your renovations would not be covered.

Does your contractor have insurance?
Before starting any renovations, there are some important questions to ask yourself and your agent. What happens during construction if building materials are stolen from the premises or someone is injured? Who’s responsible? You? The contractor? Or both? Is your contractor willing to provide you with proof of adequate liability insurance?

Ask about a Building Construction endorsement
Generally when major renovations are being done your insurance policy excludes coverage for theft, water escape and rupture, vandalism and malicious acts, and glass breakage.

While renovations are being done, will you be living on the premises, or will you need coverage for a temporary residence? Is your furniture covered if it’s damaged in the renovation or while it’s in storage?

“It’s a good idea to call your agent and discuss your plans beforehand. They may be able to add a building construction endorsement to your policy to cover excluded items and building materials. If necessary, coverage can also be arranged for your temporary residence and stored furniture. A few dollars extra premium can save you tens of thousands of dollars should you ever need to make a claim,” said (insert agent/staff name).

Get the value of your newly-renovated home re-assessed
Upon completion of your home improvement project it’s a good idea to have your agent re-evaluate your home to ensure that the replacement value is correctly and officially documented. One quick call for an assessment for your home and its contents could make.

Dennis Macleod, Owner/Agent
The Co-operators, Solve Insurance Services Inc.

Three locations to serve you better! (250) 861-3777
Head office - 120 1640 Leckie RD Kelowna BC V1X-7C6
Rutland - 27 590 Highway 33 West Kelowna BC V1X-6A8
Westbank - 214 3645 Gosset Rd Westbank BC V4T-2N8

Adam Kalkin is a truly original thinker

It's not easy being green - Ken K - Dec 15/07

While sitting in on a recent Green Building Code workshop this summer I felt this sickening feeling wash over me. It reminded me of the time I was trying to learn to surf in Australia. I was having a great time but getting a little tired trying to ride each wave I could. I turned around to see what was coming next and slam, I was run over by a rouge wave and was fortunate to bounce along the bottom and be washed up on the shoreline and not out to sea.

That feeling made me think of the huge wave of information washing over designers, builders, owners and regulators. We have been recovering from a serious case of new code blues and and now green codes. It seems like everyone is promoting "green" products. Love him or hate, Al Gore has opened the debate (that the David Suzuki helped start 30 years ago) on what we are doing to planet. Some now are sounding off against the "tree huggers" saying that it really is not so bad and it's a natural cycle. If you've seen the movie "the Inconvenient Truth", I would find it hard to think that this is "natural". But even if we are reading too much into this, I really believe, for my kids future, that we are better off erring on the side of cleaning up our act for the next generation.

So what do we do as a building industry and home owner. I think the most important thing is to become educated on the topic and research what is coming at us. Knowledge is Power! There are hundreds of organizations out there that are leading and other that are blurring the lines. Some of the good ones can be found on the Green Solutions page of our website.

Stay tuned for further discussion in later newsletters.

November Real Estate Report - Tony Bonin - Nov30-07

The Westbank area is currently recording a surge in multi-family construction activity. Expansion of infrastructure and pent-up demand are key factors driving the increase. The prospects of a new bridge across Lake Okanagan, new health care facilities and recent expansion of retail services have attracted more buyers to Westbank. Absorption has been steady, keeping inventories of completed and unoccupied units low. An estimated 80% of condominium units under construction are pre sold.

In Kelowna, detached residential starts are on par with last year’s level. Buyers with equity from previous homes, including retirees, move-up, and move down buyers, remain the focus. Strong demand for upscale homes, rising lot prices, development costs and extended construction periods have continued to push up new home prices. The year-to-date average price for a new detached home has now passed the $600, 000 mark. Lake Country, North Glenmore, Black Mountain, Kirschner Mountain, and Shannon Lake have recorded the biggest increase in residential home construction activity. Lot prices have shot up in response to strong demand and tight supply and the $160,000-$175,000 price range now represents the low end in most new subdivisions.

Strong demand in combination with rising supply has fueled this year’s upswing in sales activity. Active residential listings have jumped to a six-year high as big gains in home equity have drawn more sellers in to the market place, pushing up supply. High levels of construction activity have boosted both townhouse and apartment condominium inventory.

Detached homes priced at less than $400,000 currently account for only 11% of residential listings, down from 64% just three years ago. Both townhouse and condominium prices are also up, year-to-date average prices increasing 15 and 14% respectively. Expect the pace of price growth to begin slowing as the market adjusts to rising supply and slightly reduced demand.

Tony Bonin – Royal LePage – www.YourWayHome.ca
250 – 212 - 0163
1 866 315 8669

To Code or not to Code - Nov15-07

Unless you are replacing flooring, changing fixtures, painting or moving some cabinets around your project will likely need a permit and must meet codes, local bylaws and provincial regulations. It’s important to review when a permit is required with your local jurisdiction as most have fines for works started without permits and there could be costly delays with Zoning or improper construction repairs. In a worst case situation it could lead to the removal of the structure or a notice on title. Understanding the do’s and dont’s when it comes to codes and bylaws will save you time and money in the long run. It is the fundamental building block of an organized, safe and quality project.

Why are codes so important - they are a set of regulations that establish minimum standards for Health, Safety, Accessibility, Fire and Structural protection and protection of the building from water and sewer damage. Codes ensure that the materials you buy and the way they are used meet minimum approved standards. Permits and Inspections aid in creating a level playing field for contractors and offer another set of eyes for the contractor and owner to avoid costly mistakes. In short they offer all parties a level of assurance that what they are building will be safe, comfortable and last a reasonable amount of time. To quote a famous Canadian renovation personality - “ building to code is the bare minimum. It’s the worst that you’re allowed to build”. So if you are not even building to code then what are you really getting? Also, I’ve seen and heard of more and more house sales being delayed or cancelled due to outstanding “illegal” construction. Do you really want that when you decide to sell?

Building and Land Use bylaws in most jurisdictions regulate when and what type of permits are required, regulate unique requirements within a local area such as snow loads and establish setbacks and height maximums to maintain a quality of life within your neighbourhood. Yes they may seem like a pain but I'll post some pictures of projects without regulations and it will make your hair curl. Bylaws assist neighbours to ensure their rights and investment are being protected!

Codes, Bylaws, Standards and construction practices continually change and even good designers and contractors can not keep up with them all. Inspectors have always been a source of information to the permit holder and builder and in most cases the price of a permit does not cover the wealth of information and service your local inspection staff can offer. Use them but don't abuse them. Their main job is to regulate not act a your project manager. The more organized the permit application and construction project the happier the plan checker and inspector and the smoother the project will turn out.

But, unfortunately mistakes can happen or personalities clash and it is important that the permit holder is educated enough to communicate and resolve issues in a timely manner. Ultimately you are their client and they are getting paid by you for their services - know your rights! Also, most jurisdictions have limited inspections so don’t assume every part of your project is being looked at and approved. Again educate yourself on when and what type of inspections are required.

Owner-builder regulations - Nov01-07

If you are thinking of acting as your own General contractor (owner-builder) to build a single family home then please take notice.

As of November 19th, 2007 the Home Protection Agency (HPO) will implement the Homeowner Protection Amendment Act. This amendment will allow for easier access and information online but has created more stringent criteria and fees. The Act strengthens HPO’s ability to pursue and file legal action against persons abusing the owner-builder regulation.

The HPO was created in 1998 under the Homeowner Protection Act to enhance the standard of residential construction and to protect the homeowner. This was the result of the Leaky Condo Disaster of the mid 1990’s where hundreds of millions of dollars in repairs and law suits brought the construction industry to its knees. See www.hpo.bc.ca/Overview/index.htm for more historical information. By the way BC was not the only area to experience this level of construction failures. Many areas of the coastal US, Australia and New Zealand had faced similar issues and in the case of New Zealand they have totally changed their codes and enforcement regulations.

In short the original Act created mandatory new home warranty insurance and builder licensing for single and multi family projects. All homes are required to be built by a licensed builder or through an owner-builder exemption. No building permits can be released until proof of HPO certification has been provided. But unfortunately HPO agents found that it was very difficult to pursue and charge violators under the original wording of the Act. This led to non-registered builders and owners to violate the intent of the Act and as a result buyers of owner-built homes did not have the same level of protection as buyers of homes built by licensed builders.

The major changes for owner-builder authorization are:

• Applicants are required to go through a pre-screening process
• Owner builder Authorization fees are $425
• Owner builders are expected to occupy the new home themselves for at least 12 months after obtaining an occupancy permit and are not permitted to sell or rent the new home during that one-year period.
• Owner builders will be obligated to provide a disclosure notice if they sell the home within a 10-year period. The disclosure notice will state that the home was built by an owner builder and whether or not there is a policy of home warranty insurance in place for the home.
• Owner builders who sell their home within the first 10 years are obligated to subsequent purchasers for defects in the home during that 10-year period. Owner builder obligations are now similar to the obligations of a Licensed Residential Builder under a policy of home warranty insurance. That is 2 years for material and labour, 5 for defects in the building envelope and 10 years for structural defects.
• Homes built after November 19th will be identified on a registry will notify potential purchasers if the home is owner-built or built by a Licensed Residential Builder.

Note any individual who has obtained authorization prior to November 19th can use the old forms until February 19th, 2008.

For further information on the Home Protection Amendment Act contact HPO help desk or contact us at info@flywheelbuildingcoach.com

Do you drive a Diesel - Environmental Update

If you are currently driving a diesel vehicle or running heavy equipment. Then you are likely aware of the governments mandate to eliminate sulphur in fuels. While this is a significant improvement in reducing harmful emissions, it is taking the natural lubricant out of the fuel. This may increase the wear and tear on the fuel system in and diesel engine.

I came across this weblink and thought you might find it worth looking into.

http://www.bitronglobal.com/send_video.html

What's up Dock - Environmental Update - Nov 01-07

In the spring of 2004 the provincial government introduced sweeping environmental changes that have greatly affected properties neighbouring creeks, lakes and ravines. This regulation known as the Riparian Areas Regulation, which came under the local enforcement in 2006, provides protection for the features, functions and conditions that are vital in the natural maintenance of stream health and productivity. In short is restricts property owners from building within 30m(100 feet) from the watercourse boundary or ravine without a lengthly and costly environmental review. This also includes landscaping.

While working recently with Jason Schleppe of Ecoscape Environmental Consultants Ltd of Kelowna he indicated that most property owners fail to research if there are any environmental regulations that could significantly reduce the allowable building area of their lot. It is not until they move into the building permit application stage that they become aware of the regulations. Most municipalities and regional districts are obligated to review and enforce the regulation and many have established mapping areas to indicate where environmental assesments are triggered. These maps are broad in nature and in some instances exemptions can be given if it can be determined that there will be no significant impact to the surrounding area.

Jason also indicated that new regulations pertaining to the construction of docks could also have a significant impact on lakeshore development. Maps have been produced to flag Yellow and Red zones as well as safe zones (no colour). Most shoreline properties from Kelowna to Vernon appear to fall within the Red or Yellow zones. These areas have been set up to further protect sensitive wetlands and spawning migration patterns for fish. Persons wishing to repair and construct new waterfront structures within Yellow or Red zones will be required to complete an environmental assessment which will be approved or rejected by the Department of Fisheries and Oceans (DFO).

For further information contact:
Jason Schleppe, M.Sc., R.P.Bio.
Natural Resources Biologist
ECOSCAPE Environmental Consultants Ltd.
4824 Parkridge Dr.
Kelowna, BC
V1W 3A1
Phone: 250.491.7337 ext. 202
Fax: 250.491.7772
Cell: 250.808.3474

Building during a Boom - Oct 20-07

You just have to look at the number of billboards from Osoyoos to Vernon advertising vacation resorts and condominium projects to get a feeling for the incredible growth the Okanagan valley has and will experience for years to come. So if you are a home owner looking to renovate you are likely experiencing some frustration in the availability of quality trades at a reasonable price. If you are new to the area and looking to build a new home then you are looking at some long waiting times and high budgets to pull off your dream. The Okanagan has an incredible number of quality builders, designers and trades but this has come to a bottleneck with many backed up for over a year or not taking on smaller projects. There is also the tendency for an increase in miscommunication leading to mistakes and fly by night contractors taking owners for a ride during these busy times

Looking at the 2007 economic profile prepared by the Economic Development Commission (EDC) http://www.edccord.com . It appears that continued growth will buck the economic slowdown experienced in other parts of North America. The profile shows that the central Okanagan business sector is moving to diversify and confidence is at an all time high. This can only be bolstered from the recent announcement that the Kelowna Airport will be expanding capacity and lengthing their runway to accommodate direct International traffic, particularly from Europe. Did you know that 33% of Okanagan residents have ties to Germany! The main driver in the central Okanagan is and always will be the construction sector. Since the first wave of retiring baby boomers in 2003, the central Okanagan has experienced new starts exceeding the echo boom of Expo 86. Statics show that the Okanagan is the main Canadian retirement area and that more people are buying here to live rather than work. We can only guess what may happen in 2010 when we are introduced to mainstream international markets. But there has been signs of leveling off in some sectors. I believe this shows how our current market is affecting the “average” resident. The building trend has been offset by the high cost of development, lot prices and wage increases and skilled labour shortages. Building a single family home may be a luxury that most working families can no longer afford. If you were wondering the average new house price in the Central Okanagan has gone from $124k in 1990 to $225k in 2000 to a staggering $560k in 2007. My 35 year old home has nearly doubled in value in under 3 years. Projects are taking longer and costing more. The average renovation project is taking well over 12 months to complete. More and more home owners are being forced into running their own job and/or physically doing some of the work themselves to reduce time and costs or in fact just get their project started.

So what is being done to improve our situation.
•    The EDC http://www.edccord.com is looking a ways to import foreign skilled labour for short and permanent residence.
•    Organizations such as the Canadian Home Builders Association http://www.chbabc.org and the Southern Interior Construction Association http://www.sica.bc.ca have been working with local and provincial bodies to develop local skilled labour.
•    A number of businesses and construction methods have been introduced to streamline http://www.smartwaytobuild.com and improve the quality of construction.

But even with these improvements most owners will be required to be more involved in the process. The owner will have to educate themselves on the full process from lot purchase to codes and bylaws to the design and contracting phase. Stricter provincial regulations http://www.hpo.bc.ca/default.htm have put more responsibility on the home owner when it comes to building their Single Family Home. Having a better understanding of the entire process and taking the time in the planning process and hiring the right people to help you will greatly improve your chances at a smoother and economical project.