BC Energy Step Code and Zero Carbon Step Code for New Homes in Victoria

Every new home in Victoria BC and the surrounding municipalities has to meet two Step Code standards. The BC Energy Step Code sets how efficient the house is, and Step 3 has been the provincial minimum for houses, duplexes and townhouses since May 1, 2023. The Zero Carbon Step Code sets how much carbon the heating can emit, and most Greater Victoria municipalities now require Emissions Level 4 (EL-4), which in practice means electric space and water heating. Langford is the one to watch: it moves from EL-2 to EL-4 for building permit applications made on or after December 1, 2026.

Step Code by municipality in Greater Victoria (October 2026)

View Royal, Sooke, Central Saanich, Metchosin and Highlands are not in the table because we have not confirmed their Zero Carbon level at source. Step 3 applies everywhere as the provincial minimum; ask the building department which emissions level applies on your application date.

What is the BC Energy Step Code?

The Energy Step Code is a performance standard. Instead of prescribing wall assemblies, it sets targets for the envelope, the mechanical systems and airtightness, and you prove you hit them with energy modelling and an on-site airtightness (blower door) test. The province made Step 3 the minimum for Part 9 buildings on May 1, 2023. Part 9 means houses and small buildings of three storeys or less with a building area under 600 m2: single family homes, duplexes, triplexes, most townhouses and garden suites.

The province's published roadmap, as summarized in Oak Bay's applicant handout, is homes that are 20% more energy efficient than the base code now (Step 3), 40% more efficient by 2027, and 80% more efficient by 2032, which is the net-zero energy ready standard.

How compliance works on a new house

1. Design stage: an energy advisor models the house and the compliance checklist is submitted with the building permit ("as designed").
2. Mid-construction: a blower door test before drywall is optional but useful. Saanich says mid-construction tests "are very helpful for reaching Step Code targets" and recommends them, though they are not part of the permit process.
3. Completion: the final airtightness test and updated model are submitted at occupancy ("as built"). Saanich asks for an EnerGuide label or comparable energy label for new Part 9 homes.

What does the Zero Carbon Step Code mean for heating?

The Zero Carbon Step Code caps greenhouse gas emissions from a building's operation in four levels. EL-1 is measure-only. EL-2 requires decarbonizing either space heating or domestic hot water. EL-3 requires both. EL-4 is "as close to zero emissions as possible", which Saanich describes as requiring the full electrification of a building.

For a new house in Victoria, Saanich, Colwood, Esquimalt or Oak Bay (and Langford from December 1, 2026), that typically means:

• Space heating: an electric heat pump, ducted or ductless, usually as the primary system. Our heating team has a guide to heat pumps sized for airtight new homes in Langford and Colwood.
• Hot water: a heat pump water heater, an electric tank or a combined space and water heat pump.
• Gas cooktops, BBQs and fireplaces: Oak Bay's handout says gas appliances such as cooktops and BBQs are not included in Part 9 compliance, so a gas range is still possible on an EL-4 house. Check how your municipality treats a gas fireplace before you design around one.

Step Code requirements for walls, windows and ventilation

Step 3 does not dictate a wall assembly, but hitting the targets usually pushes designs toward:

• More insulation, often with exterior insulation or a thicker wall to cut thermal bridging.
• Better windows, chosen in the energy model rather than off the shelf.
• Careful air sealing, because airtightness is tested, not assumed.
• Mechanical ventilation. A tighter house needs fresh air brought in on purpose, usually with heat recovery; our heating team compares HRV or ERV ventilation for Victoria homes.

How much does the Step Code add to the cost of a new home?

There is no single number. Oak Bay's handout reports that the province's technical and cost analysis estimated the incremental capital cost of meeting Zero Carbon Performance (EL-4) at one percent or less for every Part 9 archetype in Oak Bay's climate zone. The Energy Step Code side depends on your design: a compact, simple form reaches Step 3 more cheaply than a complex one. Use the build cost estimator to see the Step Code line next to the rest of your budget, and our guide to the cost to build a house in Victoria BC for the full picture.

Does the Step Code apply to renovations?

Generally no. Oak Bay's handout says existing buildings and retrofits are not affected by the Energy Step Code or the Zero Carbon Step Code. A teardown and rebuild is a new home, so it is covered; see teardown and rebuild in Victoria. For renovations, our guide to the renovation order of trades covers sequencing and inspections instead.

Step Code on multiplexes and suites

Duplexes, triplexes, fourplexes, most townhouses and garden suites are Part 9 buildings, so the same Step 3 and emissions level apply to each unit. On an SSMUH project that means planning electrical capacity for several heat pumps and water heaters from day one. Our SSMUH guide covers how many units your lot allows.

Planning a new home and want the energy model, heating and permit timing lined up before you apply? Talk to ACAP LTD about general contracting for your build.