Latest news with #BuildingCode
CBC
2 days ago
- Business
- CBC
Toronto releases pre-approved designs for garden, laneway suites in bid to boost housing
Toronto is rolling out several measures to cut design costs and speed up permit approval times in its latest bid to boost construction of new housing. "Life in Toronto has become very expensive and housing is the biggest expense every month," Mayor Olivia Chow said at a news conference at city hall Friday. Recent surveys by city staff suggest some Torontonians are spending up to 63 per cent of their incomes on housing, more than double the roughly 30 per cent recommended by financial experts, Chow added. "It's simple: Toronto is growing and we must lower the cost of building homes and make it easier, and approve them faster," she said. One of the newly announced initiatives includes free design plans for laneway and garden suites. The pre-approved plans are compliant with the Ontario Building Code and eliminate the need to hire an architect, Chow said. The city first passed an as-of-right zoning bylaw for laneway suites in 2018, and for garden suites in 2022. The changes were intended to significantly increase Toronto's housing stock as rents and home prices skyrocketed. But only 166 laneway suites and 114 garden suites have been completed since city council moved ahead with those approvals, Chow said. The takeaway, she continued, is that zoning changes alone were not enough to spur construction on the level needed to meet housing needs in the city. Other measures announced by Chow include expanded online applications for new housing units, which she said will reduce the time it takes for them to be processed. Similarly, as of July 14, more building plans stamped by a licensed, professional engineer will be considered pre-approved, allowing for the city to review new building proposals faster. The city first introduced its "Professional Engineer's Seal" program as a pilot last year, and it will now cover accessory structures like laneway and garden suites. The new measures come after city council voted last month to allow sixplexes in nine wards, with an option for the remaining 16 wards to opt-in at a later date. , but some councillors vehemently objected to the proposal.
Scoop
3 days ago
- Business
- Scoop
Commonsense Changes To Insulation Rules
Minister for Building and Construction Overly rigid insulation rules are being removed to ease costs for designers, builders and homeowners, Building and Construction Minister Chris Penk has announced. 'I've heard clearly from the industry that the current one-size-fits-all approach to insulation requirements is needlessly driving-up costs. 'The most prescriptive compliance pathway currently available for insulation – known as the Schedule Method – doesn't allow for design trade-offs that can affect a home's energy efficiency, like adjusting window size. 'This has led to designers and homeowners having to over-insulate in certain areas to achieve Building Code compliance, offering little extra energy efficiency benefit at a significant cost. 'To address this, the Ministry of Business, Innovation and Employment (MBIE) will remove the current Schedule Method in favour of more flexible alternatives. 'Smarter online tools now let us take a balanced, whole-of-home approach to energy efficiency – enabling builders and designers to measure a home's total heat loss instead of being locked into prescriptive requirements. 'Using adaptable Calculation and Modelling Methods is shown to cut the cost of an average new build by up to $15,000. 'The government will now work closely with the sector to ensure a smooth transition before the change takes effect. 'The Schedule Method will be removed from the Building Code's Acceptable Solutions and Verification Methods for Energy Efficiency by the end of the year, followed by a 12-month transition period to give the sector time to adjust. 'I've also directed officials to explore designating the Far North as a separate climate zone under the Building Code, responding to calls from local leaders to ease insulation rules in the region. 'The Far North District Council made a strong case in its energy-efficiency review submission, highlighting that the region's warmer climate and need for affordable housing allow for a more tailored approach. 'I've heard from the district council that building costs in the Far North are approaching $5,000 per square metre. They're pushing for change to deliver more homes for locals at a reasonable price – an ambition I fully support. 'In my view, recognising Northland's unique climate with a separate zone is a sensible step that could lower costs and unlock much-needed housing supply. 'MBIE will consult on any proposed changes to the region's climate zone designation before final decisions are made, and I look forward to hearing feedback from the public. 'This Government is committed to making commonsense changes and cutting construction red tape to make building easier and more affordable – putting more roofs over Kiwi heads, while ensuring those homes stay safe and dry for our families.' Notes In the context of thermal performance in buildings, insulation refers to materials that reduce heat transfer by acting as a barrier between two areas. This includes products like fibreglass, wool, and glazing. Updated documents with the Schedule Method removed are expected to be published in November 2025. A 12-month transition period will run thereafter, so designers can continue using the old documents with the Schedule Method. MBIE will support the sector with guidance on how to use the more flexible Calculation Method to demonstrate compliance with the Building Code.
Otago Daily Times
5 days ago
- General
- Otago Daily Times
Glazing: all the options and benefits
Once you've insulated your ceiling, floors and walls, the next biggest culprits for heat loss are the windows and other glazing such as skylights and glass doors. Today most new houses and additions will require double glazing to comply with the New Zealand Building Code. Double glazing can make a big difference to comfort levels in your home. Combined with insulation in the walls, ceiling and floor, double glazing your windows and doors will help reduce heat loss, condensation on the glass, and heating and cooling costs. The investment will be worthwhile — a warmer, healthier, quieter home with lower power bills. There's a lot to consider — speak with your builder, designer or window supplier about the best options. The right glazing choices can help make your home more comfortable in both hot and cool weather whether you are building a new home or renovating. It is worth considering retrofitting double glazing by replacing existing windows with double glazed ones, or by choosing another option such as fitting secondary glazing to existing windows. The amount and orientation of glazing for your home will depend to a large extent on the climate and microclimate of your site. Wind, temperature, sun angles and proximity to the coast will all influence decisions about the size, type and placement of glazed areas. There is a range of glazing options available. Some keep heat inside your home, others keep heat, noise, light and glare out. If you're building new, or replacing window/door frames and the glazing, choosing the right frames will help you get the best performance out of your windows, skylights and glazed doors. The table on this page provides a basic comparison of the thermal performance of a small number of common glazing and frame combinations. The higher the R-value the higher the performance — less heat will transfer from one side to another. GLASS OPTIONS There are many different types of glass available for double (and triple) glazing other than standard clear glass, including: • Low-emissivity glass (also known as low-E glass) lets light and heat in, but helps prevent heat from escaping. • Reflective glass, tinted glass and spectrally selective glass reduce the amount of heat and light that can get in, so are good at keeping summer heat out. The type of glass treatment determines whether infrared light (radiant heat), visible light or ultraviolet light is filtered out — ultraviolet light causes fading. • Laminated glass consists of two sheets of glass bonded with a plastic or resin layer. It absorbs ultraviolet light and some heat and is the best option for reducing noise. If it's hit, the glass is held together by the resin layer. • Toughened glass is much stronger than standard glass. It's designed to withstand direct impacts and to shatter into small chunks if broken. Building Code clause F2.3.3 requires that glass that people are likely to come into contact with shall either break safely, resist impact or be protected by a barrier. This glass must have a stamp on it to show that it is safety glass which meets the required standard. You can make sure you have safety glass through the Ministry of Business, Innovation and Employment's Building Performance website, which has more information on how to check whether glass is safety glass. WHAT IS DOUBLE GLAZING? A double-glazed window uses two panes, separated by a gap which is filled with air or an insulating gas such as argon. It is also known as an insulating glass unit (IGU). Although gaps can vary between 6mm and 12mm, a 12mm gap is most common as it has the optimal insulation performance. Argon gas is a better insulator than air, though slightly more expensive and in combination with low-E glass and high-performance frames can give an excellent thermal performance. You can vary the glass you use for the two panes in a double glazing unit, and you can choose two different types of glass for each pane. If you are retrofitting double glazing to your existing windows, there are three main options: • Replacing the whole window frame with new frames. • Installing double glazed inserts into your existing window frames — this is a cheaper option if your window frames are still in good condition. • Installing temporary or permanent secondary glazing. Low-E and tinted glasses can be included in these retrofit options. TRIPLE GLAZING Triple glazing consists of three panes of glass separated by air gaps to provide comparatively high levels of heat retention and noise reduction. Triple glazing is an option for very noisy or very cold locations but is more expensive. NOISE REDUCTION Glass is usually the weakest barrier to noise in the building envelope. Standard double glazing provides a little improvement on single glazing for most sound frequencies but not always for low frequency noise. Triple glazing is better again. If noise is a problem, options include using thicker and/or laminated glass — some laminated glass comes with a thick acoustic inter-layer — and increasing the air gap in double glazing. Opening the windows will increase noise levels, so you'll need to consider the best way to manage ventilation if exterior noise is an issue. Alternatively, consider secondary glazing. It can be a better option for blocking external noise — consult an acoustician for low frequency noise or traffic noise issues. R-VALUE Standard aluminium with clear double glazing 0.26 Thermally broken aluminium with clear double glazing 0.31 Thermally broken aluminium with low-E, argon-filled double glazing 0.43 Timber or uPVC with clear double glazing 0.36 Timber or uPVC with low-E, argon-filled double glazing 0.53 Standard insulated wall construction R-value1.9 — SmarterHomes
Otago Daily Times
27-05-2025
- Business
- Otago Daily Times
Selwyn building consent company expected to get green light
Private company Building Consent Approvals Ltd is expected to soon start issuing building consents in the Selwyn district. Photo: Supplied Building consents in the Selwyn district will soon be able to be issued by a private company. The Selwyn Times understands an announcement will be made on Wednesday. Until now, only the Selwyn District Council has been able to issue consents in the district. It will be the first time a private company has been given the green light to issue consents in New Zealand. Christchurch company Building Consent Approvals Ltd was given a building consent authority in October, pending approval from the Ministry of Business and Innovation. It is understood the Minister for Building and Construction, Chris Penk, will be in Selwyn this week to make the announcement. District council executive director development and growth Robert Love said the company will provide choice. 'Having a private BCA in the market provides choice for customers, so can be seen as healthy competition.' So far this year, the district council has received 398 resource consents, down 8% compared to the 428 consents. In April, the average processing time for consents was 35 days. Love did not say whether the new company would mean consents were issued faster. 'The speed of consenting largely comes down to consenting volumes which fluctuate, and can be impacted by changes in legislation, which may mean processing of some areas takes longer as the Building Code becomes more complex,' he said. Leading the project is Ian McCauley who has worked in building consent departments for multiple councils. In October, McCauley told NZ Herald: 'It's been a hard slog over the last 18 months, but it's been worthwhile and paid off.' Building Consent Approvals Ltd would not comment until the announcement was made public. It is understood once the company starts issuing consents, its focus will be on lower-risk work, leaving more complex consents to the council. A report to the council's audit and risk committee noted there was a risk the new company could mean a reduction in council workload and could see council staff move to Building Consent Approvals Ltd. While any lost consents will mean a reduction in revenue, the company will still have to pay the council a filing fee for lodging a consent.
Time Business News
23-05-2025
- General
- Time Business News
Building Warrant of Fitness: Essential Guide for Property Owners
For property owners in New Zealand, ensuring the safety and compliance of their buildings is not just a legal obligation but also a moral responsibility. One crucial aspect of this is the Building Warrant of Fitness (BWOF), a document that confirms a building's systems are operating as they should. Whether you're a business owner, landlord, or property manager, understanding the ins and outs of BWOF is vital for maintaining compliance with local regulations and ensuring a safe environment for all occupants. In this article, we will delve into the key aspects of the Building Warrant of Fitness, the responsibilities it entails, and how to stay on top of compliance. A Building Warrant of Fitness is a certification issued by a registered compliance agent, usually an engineer or a qualified professional, to confirm that a building's essential systems are operating correctly. These systems might include fire alarms, sprinklers, heating, ventilation, and air conditioning (HVAC), as well as other critical safety and maintenance systems. The BWOF ensures that the building adheres to the Building Code and is fit for occupation. Every building that is used for commercial or public purposes in New Zealand must obtain and maintain a Building Warrant of Fitness. The document is typically valid for one year, and it must be renewed annually to ensure continued compliance. When applying for a Building Warrant of Fitness, property owners must verify that their building systems comply with the required safety standards. Here are some of the key systems that need to be assessed and maintained: A crucial part of the BWOF is ensuring that the building's fire safety systems are in proper working order. These systems include fire alarms, smoke detectors, emergency lighting, fire doors, and sprinkler systems. Regular testing and maintenance of these systems are essential for the safety of building occupants. The performance of HVAC systems must also be assessed to ensure they are providing adequate ventilation, heating, and cooling. These systems are essential for maintaining a healthy indoor environment and must be regularly maintained and tested to avoid health and safety risks. If your building includes lifts or escalators, these must be regularly inspected to ensure they meet operational safety standards. A properly functioning lift is crucial for accessibility and smooth movement within the building. Building occupants need to have clear guidance in the event of an emergency. Emergency lighting and exit signs are essential for evacuation during power outages or in the event of a fire. Regular inspections must ensure that these systems are fully operational. To obtain a Building Warrant of Fitness, property owners must submit the necessary paperwork and pass inspections that assess the performance of the building's critical systems. The process generally includes the following steps: Initial Assessment: Have a qualified professional inspect your building and its systems to ensure compliance with safety and operational standards. Documentation: Collect all required documentation, including maintenance records, inspection reports, and test results for all relevant systems. Application Submission: Submit the required application for the Building Warrant of Fitness to the local council, along with all supporting documents. Annual Renewal: Once the BWOF is issued, it must be renewed annually. Regular inspections and system maintenance should be carried out to ensure continued compliance. Maintaining a Building Warrant of Fitness can be a complex process, but understanding the common pitfalls can help property owners avoid costly mistakes. Here are some key things to watch out for: Failing to keep up with the regular maintenance and testing of systems can lead to non-compliance. It's crucial to schedule regular checks for fire safety systems, HVAC systems, and emergency lighting, and to keep records of these inspections. Neglecting these duties can result in the building failing the inspection, leading to potential penalties or safety concerns. The documentation submitted for the BWOF must be up-to-date and accurate. Any changes to the building's systems or operations must be documented, and updates should be submitted during the annual renewal process. Outdated or inaccurate paperwork can lead to delays or complications in the renewal of your BWOF. It's essential not to wait until the final moment to submit your Building Warrant of Fitness application. If you don't allow enough time for the inspection and any necessary repairs or maintenance, you may risk missing the deadline, which could lead to fines or even the temporary closure of your building until compliance is achieved. Staying on top of your Building Warrant of Fitness obligations is key to avoiding penalties and ensuring the safety of your building. The New Zealand Building Act stipulates that failing to maintain a valid BWOF can lead to significant fines, closure orders, and other penalties. By keeping up with regular inspections, ensuring timely submission of paperwork, and promptly addressing any issues that arise, you can maintain a compliant building and protect the safety of its occupants. Ensuring your building has a current Building Warrant of Fitness is not just about complying with the law; it's about safeguarding the wellbeing of everyone who occupies the space. By understanding the systems involved, adhering to regular maintenance schedules, and ensuring accurate documentation, property owners can easily navigate the complexities of the BWOF process. TIME BUSINESS NEWS
