Assessing Challenges and Opportunities Associated with obtaining mandatory Home Warranty for Developments that Incorporate Resilient Roofs and/or Rainwater Harvesting

Prepared By: Soraya Sarshar, Greenest City Scholar, 2020 Prepared For: Torben Ruddock, Senior Rainwater Engineer, City of August 2020

1 TABLE OF CONTENTS

ACKNOWLEDGMENTS

The author would like to acknowledge that this research took place on the PROJECT OVERVIEW...... 6 unceded homelands of the Musqueam, Squamish and Tsleil-Waututh nations.

The author would like to thank Torben Ruddock from the City of Vancouver for his mentorship and support throughout this project. BACKGROUND...... 8

Additionally, the author would like to thank all the interview participants for their time and contribution to this research. This report would have not been possible without them. STAKEHOLDER INTERVIEWS...... 18

Cover Photo: Green Roof Convention Center, City of Vancouver. CASE STUDIES...... 23

RECCOMENDATIONS...... 31

CONCLUSION...... 37

REFERENCES...... 39

APPENDIX...... 44

2 3 ACRONYMS

BCFSA - Financial Service Authority

CSO - Combined Sewer Outflow

CoV - City of Vancouver

GCAP - Greenest City Action Plan

GRI - Green Rainwater Infrastructure

HPO - Homeowner Protection Office

MURB - Multi-Unit Residential Building

RCABC - Roofing Contractors Association of British Columbia

RCS - Rain City Strategy

RWH - Rainwater Harvesting

Image: Scandinavian Green Roof Inst. via Flickr 4 https://www.flickr.com/photos/i-sustain/4255371678/ 5 PROJECT OVERVIEW RESEARCH OBJECTIVES RESEARCH LIMITATIONS

In November 2019, the City of Vancouver adopted the Rain City Strategy. The Rain City Strat- This research assesses the challenges This report seeks to investigate and inform egy is a municipal policy document that provides the City with a long-term outlook for rainwater and opportunities associated with obtaining CoV officials, stakeholders and the general management practices and services in the face of climate change. The implementation of green mandatory home warranty for new multi-unit public on the barriers, challenges and op- rainwater infrastructures (GRIs), such as resilient roofs and rainwater harvesting systems are residential building (MURB) developments portunities regarding urban green rainwater seen as vital strategies for enhancing Vancouver’s climate resilience and encouraging future that incorporate the following two forms of infrastructure implementation. Limitations to GRI: resilient roofs and/or rainwater harvest- this research include the following: sustainable water management practices. ing in Vancouver. • The COVID-19 public health pandemic There have been several anticipated barriers involved in implementing the Rain City Strategy More specifically, this report seeks to: which prohibited in-person interviews and and GRIs across the City. One identified roadblock is obtaining the mandatory home warranty research done on-site at CoV offices due insurance for new homes that incorporate resilient roofs and/or rainwater harvesting in the Prov- • Identify the perceived and actual barriers to social distancing measures and at- ince of British Columbia. This report aims to assess the barriers and challenges at hand and and challenges of implementing resilient home quarantining. provide recommendations for the City to consider to overcome them. roofs and/or rainwater harvesting while obtaining the mandatory home warranty • The four-month time frame which limited insurance the amount of stakeholders interviewed. This report represents only a sample • Investigate potential and realized strat- of the professionals involved in green egies to overcome these barriers and rainwater infrastructure implementation in challenges British Columbia.

• Propose a list of recommendations and • Stakeholder diversity. This research opportunities to overcome these barriers was done using the snowball sampling and challenges to the City of Vancouver technique, where each interviewee helps identify other interviewees. This research lacks the perspective of certain stakeholders, namely ones in the private sector, as it was initiated by ones in the public sector. resilient roof METHODOLOGY RESEARCH OBJECTIVES In order to fulfill the objectives stated above, This research seeks to build upon existing this research applied the following methodol- work the CoV has advanced to address ogies: climate change, rainwater management and green rainwater infrastructure implementa- 1. Case Studies - tion. This report is in direct alignment with rainwater harvesting system Highlighting successful MURB develop- the following CoV strategy ments that have incorporated resilient documents: roofs and/or rainwater harvesting in Vancouver - Rain City Strategy (2019)

2. Stakeholder Interviews - - Resilient Vancouver Strategy (2019) Illustration of MURB incorporating a resilient roof and a rainwater harvesting system. Interviewing of key stakeholders involved in the process of green rainwater infra- - Climate Change Adaptation Strategy structure implementation in British Update: Core Actions (2018) Columbia - Vancouver Citywide Integrated Rainwater Management Plan (2016)

- Greenest City Action Plan (2015) 6 7 CONTEXT

According to global climate projection mod- diversity, improving air quality and augment- els by Metro Vancouver, the ing recreational spaces and opportunities. is predicted to receive a 5-12% increase in precipitation during extreme rain events The three motions were furthered supported induced by climate change by 2050. Fur- by the drafts of the Rain City Strategy policy thermore, studies done by the BC Ministry of document which was released in November Environment and Climate Change indicate 2019. The Rain City Strategy harmonizes that extreme precipitation events in areas the intentions of the City with regards to surrounding Vancouver are to become more blue-green systems by summarizing the pre- likely by 2050, leading to severe conse- cipitation consequences of climate change, quences, such as loss of life, loss of eco- the adoption of the ‘One Water’ approach, nomic productivity, and loss of infrastructure several pilot projects the City has embarked services that will cause major disruption to upon, and action programs the City wishes daily life. In order to combat these unprec- to pursue such as capturing and cleaning edented rainfall projections and ensure the a minimum of 90% of Vancouver’s average safety and well-being of the community, annual rainfall volume (City of Vancouver, the City of Vancouver has adopted several policies to address urban rainwater manage- ment.

In October 2019, the City of Vancouver Council approved three motions related to urban rainwater management and blue- green urban systems; the Watershed Re- vival, the Greenways Plan and the False Creek to the Fraser River Blueway, deeming them necessary components of urbn cli- mate change adaptation (City of Vancouver, 2019e). All three motions relate to an overall vision the City has adopted, entitled the ‘One Water’ approach. The ‘One Water’ approach Natural and Urban Water Cycles. demands that urban development consider (Thomson, 2019, Rain City Strategy) the entire water cycle, from drinking water, to wastewater, to rainwater, surface water and groundwater as one entity (City of Vancou- ver, 2019d). Methods that encompass the ‘One Water’ approach include the imple- mentation of green rainwater infrastructure, low-impact development and green network planning. These methods represent strate- gies used in blue-green systems, which by definition help the urban landscape to man- age water and land in a way that is inspired by nature and designed to replicate natural function as well as provide ecosystem ser- vices (City of Vancouver, 2019e). Blue-green systems provide numerous benefits such as improving water utility system performance, increasing climate resilience, enhancing bio- CoV Rain City Strategy perfomance target visual. BACKGROUND (Rain City Stategy, 2019) 8 9 RAIN CITY STRATEGY GREEN RAINWATER RESILIENT ROOFS INFRASTRUCTURE (GRI) In November of 2019, the City of Vancou- the City may be able to mitigate the adverse Resilient roofs are roofs that have been ver adopted the Rain City Strategy (RSC). effects of heavy rainfall and separate storm- designed to manage rainwater, as well as The RCS is a municipal strategy report that water from wastewater. Green Rainwater Infrastructure (GRI) is an support vegetation. The term ‘resilient roofs’ advocates for the transition of becoming umbrella term that encompases many rain- encompases green roofs (both extensive a water sensitive city to help communities The RCS hopes to achieve this using green water management approaches and tools and intensive), blue roofs, blue-green roofs and ecosystems thrive in the face of cli- rainwater infrastructure (GRI) tools and that are used to protect, restore and mimic and white reflective roofs. mate change. This new approach to water strategies, such as installing resilient roofs the natural water cycle in urban settings. management sees urban rainwater as a and/or rainwater harvesting on new residen- GRI, or simply, green infrastructure (GI), BENEFITS resource and not a waste product, to be tial properties.This research hopes to bring uses both nature-based solutions, such as increasing vegetation and remediating green recycled and utilized within the city (City of forward RCS’s intention by further investigat- 1. Helps absorbs rainwater and manage stormwater. Vancouver, 2020d). ing barriers, challenges and opportunities to space, as well as engineered systems, such implementing resilient roofs and rainwater as permeable pavements and rain gardens 2. Helps in mitigating the urban heat island (UHI) effect. The City has been paying special attention harvesting and help advance and achieve in order to slow, absorb, infiltrate, evaporate 3. Naturally filters out pollution from both air and water. to solutions surrounding water utility sys- sustainable urban rainwater management. and clean urban rainwater run-off. tem performance, such as green rainwater 4. Increases urban biodiversity. infrastructure and low-impact development, GRI offsets the negative impacts often due to its combined sewer system. A com- associated with highly impervious urban 5. Protects the building’s membrane from temperature bined sewer system is one where stormwa- development by mimicking natural hydro- change and UV light, leading to less fissures over time. logic processes and reducing overall imper- ter runoff is directed through one pipe and 6. Provides aesthetic value to building and neighborhood. transported with wastewater from homes, viousness, thereby decreasing run-off and businesses and industry. In times of hight reducing demand on existing grey infrastruc- 7. Sequester carbon. ture, and flood risks. Whereas grey infra- precipitation rainfall events, the combined sewer system’s capacity may be exceeded structure largely sees rainwater as a waste and cause untreated excess overflow to product, GRI seeks to capture and reuse empty directly into nearby waterways.This urban rainfall as a resource. By reducing the is called combined sewer outflow (CSO). amount of grey infrastructure and increasing By integrating infrastructure that captures, the amount of green infrastructure in urban retains and slows down urban rainwater settings, a city is more prepared to combate run-off before entering the sewage system, the adverse effects of climate change (City of Vancouver, 2019d).

It is important to note that GRI is most efficient when used at the site-level and incorporated into an integrated water man- Rain City Strategy. (City of Vancouver, 2019) agement system. For this reason, on-site GRI interventions such as resilient roofs and rainwater harvesting are vital to capturing and treating urban rainwater. This report DRAWBACKS investigates the implementation of these two 1. Costs more to install. soecifieGRI technologies. 2. May invite unwanted species, such as rodents, invasive plants and weeds. 3. Needs monitoring.

4. Accessibility can be an issue for some tenants.

Combined sewer system on left, separated sewer system on right. (Thomson, 2019, Rain City Strategy) 10 11 RAINWATER HARVESTING GREEN ROOFS (RWH) AND RE-USE Green roofs utilize vegetation on a building to help absorb rainwater, provide insulation Rainwater Harvesting (RWH) and Re-Use is for the building and improve biodiversity the practice of collecting rainwater from the on-site. A green roof can be found in sever- building, harvesting, treating and reusing it al locations, such as on the top floor of the on site. Harvested rainwater may be re-used building, among the building’s lower stories, BLUE ROOF for non-potable uses such as toilet flushing, and on top of the building’s parking garage. Blue roofs temporarily retain and store irrigation and cooling of the building and site. rainwater before releasing it to the munic- ipal stormwater system. Blue roofs can be designed to treat rainwater and allow evapo- EXTENSIVE GREEN ROOF ration of stored rainwater. BENEFITS An extensive green roof supports small plants with a thin layer of soils. They are 1. Decreases potable water demand. typically inaccessible to building users. 2. Decreases water runoff.

3. Decreases energy use.

4. Creates storage water for periods of drought.

INTENSIVE GREEN ROOF 5. Reduces strain on munical stormwater systems. An intensive green roof is one that supports large plants and a thick layer of soil. They 6. Conserves water. are typically accessible to building users.

CONCRETE VS. WOOD FRAME BUILDINGS (NON-COMBUSTIBLE VS. COMBUSTIBLE STRUCTURES)

Resilient Roof. The ease of implementing resilient roofs, (Thomson, 2019, Rain City Strategy) particularly green and blue roofs, varies on the structure and material of the building. Non-Potable Systems. There is a large distinction between placing (Thomson, 2019, Rain City Strategy) green roofs on wooden frames (combustible DRAWBACKS structures) versus that of concrete frames BLUE-GREEN ROOF (non-combustible structures). Wood is more A blue-green roof is a blue roof that incor- 1. Costs more to install. likely to deteriorate around organic material porates vegetation in its design. Blue-green 2. Regular maintenance is required. such as water and soil. This makes im- roofs help keep vegetation watered. plementing resilient roofs on wood frames 3. May have storage/capacity limitations. associated with construction defects. Imple- menting resilient roofs on concrete struc- tures instead is more widely accepted and trusted in the development industry.

12 13 LEAKY CONDO CRISIS

In the 1990s, the province of British Colum- In consequence, the ‘Leaky Condo Crisis’ of The purpose of the act is to: are most concerned with the 5-year building bia underwent a period called the “Leaky the 1990’s prompted the government of Brit- envelope warranty insurance. Condo Crisis”. This period marked a time ish Columbia to create the Homeowner Pro- • Strengthen consumer protection for buy- where many wood-frame buildings, espe- tection Act in 1998. The Homeowner Protec- ers of new homes The home warranty insurance has exclu- cially that of multi-residential developments tion Act is designed to protect homebuyers sions to its policy. These exclusions include (strata properties), were damaged by rain- from defected homes and improve the quality • Improve the quality of residential con- landscaping, non-residential detached struc- water infiltration along coastal British Co- of residential construction. It was largely struction tures, commercial use areas, roads, curbs, lumbia. It has been estimated that $4 billion created to remediate the consequences of lanes, site grading and surface drainage, the in damage was done to over 900 buildings the crisis and prevent similar issues from • Support research and education respect- operation of municipal services, septic sys- between the late 1980s and early 2000s happening in the future. ing residential construction in British tems and water quality and quantity (Home (Stueck, 2008). Columbia Owner Regulations, 1998). Defects related to the following, will also not be covered: Problems in the design, installation and In 2010, the HPO merged with BC Housing normal wear and tear, normal shrinkage of construction of these buildings led to water BUILDING ENVELOPE under the branch of Licensing and Consum- materials from construction, damage caused penetration which contributed to rot, de- The physical separator between the outdoor er Services. BC Housing - Licensing and by insects or rodents, failure of an owner to lamination of exterior walls and rusting of environment and the building. Exposed to Consumer Services, now acts as a liaison prevent or minimize damage, and lastly, acts many homes. Many strata unit homeowners air, water, light, heat and noise transfer. between home warranty insurance provid- of nature. The Homeowners Protection Act found themselves with defected homes and ers and developers/builders in the process has been regarded as a critical barrier to the made to fix building envelope issues (the of building a new home. All new homes are establishment of residential GRI within the exterior walls and roof of the building) they mandated to receive home warranty insur- City of Vancouver (Burrows, 2007). were not responsible for. This resulted in ance from a third-party as of July 1, 1999. thousands of dollars spent on repair costs, THE HOMEOWNER Insurance companies involved must have creating numerous lawsuits against devel- PROTECTION ACT been approved by the BC Financial Services opers, contractors and architects in the area Authority (BCFSA), as well as meet all the (Stueck,2008). It is important to note that The Homeowners Protection Act (or requirements of the Act. Currently, there are before 1993, architects and engineers were The Act) is a British Columbia provincial 5 different insurance companies in British not required to certify that building designs legislative act that mandates that every Columbia that can legally provide home war- met the requirements of building codes, new residential building be provided home ranty insurance. nor did they have to review the quality of warranty insurance in order to be given a construction, or certify that the construction building permit by its respective municipal- The Act is a minimum standard of coverage had been done in accordance to city build- ity. Implemented in 1998, the Act, originally that goes by the name ‘2-5-10’. ‘2-5-10’ re- ing codes. It is estimated that 45% of strata established by the Homeowner Protection fers to the mandatory home warranty insur- units in B.C. between the years of 1985 and Office (HPO) is responsible for: ance on new homes including a minimum of: 2000 experienced envelope leak problems (Stueck, 2008). • Licensing residential builders and build- • 2 years on labour and materials Cover Page of HPO Green Roofs Conference ing envelope renovators (BC Housing, 2007) The leaky condo crisis has now set a prece- • 5 years on the building envelope dent around mid to high rise buildings, par- • Monitoring the provision of third-party (including water penetration) ticularly wood-frame, and rainwater infiltra- home warranty insurance tion in Vancouver. For this reason, many in • 10 years on structure the industry, alongside homeowners, asso- • Administering Owner Builder authoriza- In 2007, the Homeowner Protection Office ciate high risk with the adoption of new and tions In strata properties, the mandatory home held a one-day conference to explore different technologies involving the building’s warranty insures the individual units, as well issues, barriers and options for residential envelope. This has been stated as an on- • Carrying out research and education to as the common property (e.g. exterior walls, green roofs in B.C. in regards to the Home- going barrier to the implementation of many benefit the residential construction indus- windows, floors, roofs, piping and electrical owner Protection. on-site residential GI interventions such as try and consumers systems that make up an individual units). In resilient roofs and/or rainwater harvesting. the case of resilient roofs and/or rainwater harvesting, these interventions fall under common property of the development and

14 15 PERMITTING PROCESS STRATA COUNCIL ISSUES

The following demonstrates a high-level visual of the permitting process for new homes in British Over 1.5 million people live in strata housing MINOR CLAIMS Columbia, including the mandatory home warranty insurance: in the province of British Columbia (BC Gov- ernment, n.d.b). Strata housing are multi- On the other hand, insurers are incurring unit residential developments which include losses. Strata corporations are responsible for maintaining the common property of the Re-Zoning condos, townhouses, duplexes and strata subdivisions. The province of British Colum- building. Strata corporation’s responsibilities bia has an ongoing history of several issues include, having common property inspected concerning strata properties. before each part of the warranty expires (i.e. 2,5, and 10 years), notifying the warranty provider and building of possible defects, STRATA INSURANCE monitoring repairs with particular attention to In recent years, strata insurance has be- the building envelope and conducting gen- come very expensive. A report by the BCF- eral maintenance and monitoring. A strata Development corporation may hire a property manager to Permit SA in 2020 reported that premiums of strata insurance have risen on average approxi- do the above. Reports of many minor claims mately 50% across Metro Vancouver in the have resulted in loss of profit for strata insur- last year. These premiums are expected to ers. These small claims are often related to continue, with buildings that are considered water damage due to poor building mainte- higher risk to face more significant increases nance practices and initial construction ma- in insurance premiums. The strata insurance terial quality. Water damage from plumbing leaks and failures account for approximately Home Warranty market in BC is provided by a private sector, for-profit group of insurers. There are ap- 46% of total claim costs since 2017 (Morri- Insurance proximately ten companies that insure strata son, 2020). Due to the high volume of minor properties in BC, with many of them working claims among strata properties, it is evident at an international scale. The rising costs of that proper, ongoing maintenance practices strata insurance derives from rising property have not been practiced. These minor claims values in the area, as well as heightened create an overall loss in profitability in the earthquake risks (Morrison, 2020). Strata housing market. The BCFSA 2020 interim insurance impacts the housing affordability findings report states that strata insurers may be additionally absorbing costs due to Building Permit of homeowners and renters, as well as the cost of individual homeowners’ condominium the lack of clarity surrounding the mandatory insurance. With insured values ranging from home warranty insurance and its coverage. $1 million to $200 million, BCFSA and the This leads to confusions with respect to ac- Condominium Home Owners Association countability among members in the industry. of BC (CHOA) demand that there be more transparency from strata insurance providers The BCFSA has stated that the strata insur- and strategies in order to reduce costs their ance market is an unhealthy market which costs (Gioventu, 2020). does not meet the goals of sustainability, affordability or availability. The BCFSA report Trade Permits articulates that a healthy market ensures that consumers’ needs are met by the prod- ucts, while innovation is made readily avail- able, at affordable pricing and where cus- tomers are treated fairly. In sum, the current state of the BC strata insurance market is not fulfilling the needs of British Columbia, nor is it profitable for the insurance industry Occupancy and is in need of reform.

16 17 STAKEHOLDER CATEGORIZATION OF INTERVIEWS BARRIERS AND CHALLENGES Stakeholders involved in the various stag- es of GRI implementation in the province of British Columbia were interviewed for When listing the perceived barriers and chal- this research. These interviews help better lenges in regards to obtaining the mandatory understand the perceived and actual barriers home warranty insurance for developments and challenges to obtaining home warran- that incorporated GRI, stakeholders were ty insurance for resilient roofs and RWH. asked to categorize them in the following Stakeholders were additionally asked to list groups: potential opportunities, recommendations and/or suggestions with regards to GRI implementation whichh is discussed later in this report.

Stakeholders were selected based on a snowballing research technique from initial contacts provided by the Integrated Water SOCIO-POLITICAL Management branch at the City of Vancou- BARRIERS ver. Participants spanned both the public and private sector, including BC Housing representatives, home insurance providers, professional engineers, green infrastructure providers and development managers. A copy of the general questionnaire used to conduct semi-structured stakeholder inter- views can be found in Appendix I.

Interview Organization or Position Participant

1 BC Housing Representative BIOPHYSICAL-TECHNICAL BARRIERS 2 City of Vancouver Engineer

3 BC Housing Representative

4 Home Warranty Insurance Provider

5 BC Housing Representative

6 BC Housing Representative

7 Green Infrastructure Provider STAKEHOLDERS STAKEHOLDER 8 Non-Profit Development Manager 11 9 Non-Profit Development Manager INTERVIEWS 10 Green Infrastructure Provider 11 Private Sector Engineer 18 19 BARRIERS & CHALLENGES SOCIO-POLITICAL BARRIERS BIOPHYSICAL-TECHNICAL of having to navigate a complex and long process to receive home warranty BARRIERS Several actual and perceived barriers and Perceived socio-political barriers relate to insurance while incorporating a resilient challenges were identified when discussing the resource allocation and capacity of the roof and/or RWH on their new develop- Perceived biophysical-technical barriers GRI implementation of resilient roofs and/or existing governance structure with regards ment. This was particularly prevalent for involve the biophysical and/or technical RWH and mandatory home warranty insur- to the implementation of GRI. Moreover, if non-profit development managers who capabilities of the green rainwater infra- ance in Vancouver. The main barriers, chal- greenspace and/or green infrastructure is not aimed to incorporate sustainable initia- structure technology. Careful site selection, lenges and concerns are summarized below: already seen as a priority by the governing assessment, monitoring and management tives alongside their community projects. structure through stated policies and strat- is included in these perceived barriers (By- Specific concerns over lack of commu- egies, it is unlikely to be implemented (By- rne & Yang, 2009). This includes, but is not LISTED nication between multiple organizations rne & Yang, 2009). This includes, but is not limited to: SOCIO-POLITICAL BARRIERS: (e.g. Roofing Contractor Association of limited to: British Columbia) and the municipality, as well as complicated regulatory barriers 1. Lack of confidence in the building were mentioned. In cases where rezon- Socio-Political Barriers BioTechnical-Physical Barriers industry and the progression of green ing was involved, some stakeholders infrastructure technology. There is an experienced year-long delays to their Infrastructure cost Maintenance and monitoring of GRI evident lack of trust in the building in- dustry from various stakeholders where developments. Political will precedents of cost-cutting, cheap mate- rials and lack of supervision has led to 5. Health authority regulations. Stake- Potential construction defects of GRI Municipal and/or provincial politics/policies the construction of defected homes in holders raised concern over the incon- (i.e. The Homeowner Protection Act) BC (e.g. ‘the leaky condo crisis’). For this sistencies and lack of consensus from reason, many do not trust the industry, health authority regulations (e.g. Vancou- Fear or lack of confidence in GRI technology Current GRI technology design not robust enough particularly developers and builders, to ver Island Health Authority) on the water take on new technologies, such as green quality and water quantity needed from Citizens’ attitudes and values Lack of supply and compentency in local industry infrastructure interventions. alternative water sources such as RWH. (i.e. designers, regulators, builders, providers, main Understanding, awareness and perception of GRI tenance and supply) 2. Small and uncompetitive green infra- 6. Overall public perception of green In the particular case of green structure market. There is a lack of local roofs. roofs, there is a general perception that Lack of standards and processes in place Size of building and/or GRI experts in the field, including green infra- structure installers, providers and mainte- this infrastructure creates more risk for Perceived risk in consumer protection for new nance teams, making the supply of green water penetration in the building enve- lope, causing leakage. Many stakehold- homeowners Structure of building infrastructure technology minimal in the ers attribute the leaky condo crisis for region. this perceived assumption. RESULT OF STAKEHOLDER CATEGORIZATION 3. Tenant engagement and responsibility of maintaining and monitoring GRI. 7. Lack of awareness and education Oftentimes, MURBs will be maintained by amongst other stakeholders. Overall, Socio-Political BioPhysical-Technical stakeholders believe there is a lack of Both a property manager and/or strata council members. These property managers and/ awareness and education on GRI within or strata members are not made aware or the development industry. This includes a educated on the upkeep of their building’s lack of local best practices and standards GRI, leading to complications and defects for installation and maintenance, lack of of the building. This heavily deters devel- knowledge on public health and safety 7 1 3 opers and builders from initially installing risks for tenants, and general benefits stakeholders stakeholder stakeholders the GRI. and downfalls of GRI implementation in residential homes.

4. Complexity and length of process. 8. Development pressure in the City of Many stakeholders voiced the concern Vancouver. There is increasing pressure

20 21 in Vancouver to develop housing, and to trical and stair exits can often be found build it fast. With the housing market at here. Both resilient roofs and RWH are an all time high, MURBs are being pro- oftentimes implemented on the roof of posed now more than ever (Gold, 2020). the building, however, they may also be For that reason, many in the industry placed elsewhere (e.g. a podium, parking believe there are more cost-cutting, fast- lot, exterior of the building). tracked and negligent practices being conducted. This does not create a con- 3. Wooden frame buildings. It was men- ducive environment to design and build tioned several times that the incorporation pilot projects that incorporate new GRI of resilient roofs, in particular green roofs, interventions that may be more time-con- and RWH are incompatible with wooden suming and/or detail-oriented. frame buildings as the accumulation of vegetation and water can cause deterio- 9. The initial and ongoing cost of GRI ration of wood if the building membrane is infrastructure on new homes not sealed correctly. Subsequently, there is less pushback on implementing resil- GRIs are generally more expensive than ient roofs on concrete framed buildings. that of status quo residential development. This additionally cost, alongside the cost 4. Installation difficulty. Due to GRI being of maintening the GRI deters many from a newer technology, certain stakeholders installing them. With land prices increasing are concerned with the initial difficulty and in Vancouver, and expensive construction lack of experience in its installation. If a costs, it is not economically feasible to add problem or mistake occurs, this can affect GRIs to development designs despite the the remaining building process and time- multiple environmental and health benefits. line.

10. Home warranty insurance exclusions. 5. Lack of maintenance and monitor- ing. Many developers and builders do The homeowner protection act lists a num- not have a maintenance and monitoring ber of exclusions to its warranty that could program to implement upon completion be applied to GRIs. Examples are exlusion of GRI for a new development. For this of insurance for water penetration, acts of reason, GRI interventions can become nature and leakage (BC Housing, n.d.). bigger problems down the road due to the fact that they need ongoing attention LISTED even after the building is constructed. BIOPHYSICA-TECHINCAL 6. Coastal climate of British Columbia. BARRIERS: Stakeholders believe that Lower Main- land simply receives too much rainfall to 1. High risk development. Home insur- safely capture, treat and control rainwater ance providers have expressed limited management on-site, especially on resi- willingness to provide home warranty dential developments where residents are insurance for residential buildings with more at risk. GRI, particularly green roofs, due to pre- vious undesirable experiences. CASE 2. Availability of space on roof. Many stakeholders expressed concern over the crowdedness of a MURB roof. Other building utilities such as HVAC, elec- STUDIES

22 23 AT A GLANCE

Location: Downtown

Building Type: Mixed-use residential

Date Completed: 2014

Interventions: Green Roof & Stormwater Management

Certification: LEED-NC Gold

Zoning: CD-1 (502)

Key Players:

Developer - Concert Properties

Architect - Richard Henry - Architects & Bingham Hill Architects

LEED Consultant - Recollective Consulting inc.

Landscape Architect - PWL - Partnership Landscape Architects

Commissioning Authority - Morrison Hershfield

SALT - 1308 HORNBY STREET

24 25 Photo by Soraya Sarshar BACKGROUND GREEN ROOF

Back in 2014, the City of Vancouver had On the second floor of this concrete build- more lenient sustainability standards for ing, an intensive green roof can be found MURBs. It is for that reason that Concert in the communal outdoor courtyard. Native Properties is seen as an industry leader as and adaptive trees and shrubs have been this project voluntarily chose to go above planted, alongside a dedicated urban agri- industry standards at the time. It is the first culture area for residents. The green roof LEED Gold building by Concert properties in covers 198 sqm of the development, with BC (Green Building Audio Tours, n.d.b). This 20% of the overall site covered in vegetation mixed-use development has 33 floors that (Green Building Audio Tours, n.db). The sec- encompass 197 strata units, with 5 commer- ond-floor green roof helps absorb stormwa- cial units on the ground floor. This building ter, as well as cool down the building, while includes a multitude of sustainable initia- providing amenity space for residents. tives, such as an electric vehicle car-share, locally sourced and manufactured materials, as well as the omission of air conditioning. The facade of the building reads the sen- tence: “We must cultivate our gardens” verti- cally along the north-facing exterior wall.

STORMWATER MANAGEMENT

The building additionally holds a stormwater treatment process. Concert Properties were the first to use this particular stormwater tank in , called the ‘Jellyfish Filter’ (Green Building Audio Tours, n.d.b). This tank helps capture and treat suspended solids so that the water leaving the building places less of a burden on the municipal stormwater sys- tem. Additionally, onsite rainwater is collect- ed and retained for irrigation, which saves up to 50% of potable water building use (Green Building Audio Tours, n.d.b).

Images: Green Building Audio Tours, n.d. Images: Green Building Audio Tours, n.d. https://greenbuildingaudiotours.com/buildings/salt_1308_hornby Image: Condo in Vancouver, n.d. https://greenbuildingaudiotours.com/buildings/salt_1308_hornby 26 https://www.condoinvancouver.ca/salt 27 AT A GLANCE

Location: Oakridge

Building Type: Mixed-use residential

Date Completed: 2014

Intervention: Green Roof

Zoning: CD-1 (527)

Key Players:

Developer - Cedar Development Corporation

Architect - GBL Architects

LEED Consultant - Sustainability Solutions Group

Landscape Architect - Eckford & Associates

Building Envelope Engineer - Aqua-Coast Engineering Ltd.

Environmental Consultant - D. Kelly Environmental Consulting Ltd.

Commissioning Consultant - PRELUDE - 6311 CAMBIE STREET C.E.S. Engineering

28 29

Photo by Soraya Sarshar BACKGROUND

This development was one of the first to emerge from the BC Cambie Corridor Plan. It is a 6.5 floor, 52 strata unit resi- dential building with 4 commercial units on the ground floor. The building is on track to achieve LEED silver standing (Green Building Audio Tour, n.d.a). Its sustain- ability initiatives include, electric vehicle charging stations in the parking lot, use of recycled building material and an educa- tion program for strata members to better

GREEN ROOF

The property has a landscaped intensive green roof on its rooftop. The green roof is equipped with native and adaptive plants that are drought tolerant, reducing the con- sumption of water. The stormwater man- agement system additionally includes a stormceptor, alongside its vegetated roof, which captures and treats 90% of all rain- water that falls on site. Finally, the patio is equipped with a barbeque for communal social gatherings.

RECCOMENDATIONS Images: Yang, n.d. Images: dexterpm, n.d. https://www.360homephoto.com/a/w205271 http://dexterpm.ca/listings/6311-cambie-street-504/ 30 31 RECCOMENDATIONS

1. Create specialized education pro- concern over the misguidance of home insuring the project. Obtaining these war- a warranty provider from home warranty grams for different stakeholders in- warranty insurance providers and their ranties before applying for home warranty insurance: volved in the process.1 perceived risk of GRI implementation, insurance would be the responsibility of the especially on residential developments. developer, and as of now, are done solely on (a) landscaping, both hard and soft, includ- Education has been a key recommendation An educational information guide on GRI a voluntary basis. ing plants, fencing, detached patios, plant- among stakeholders’ interviews. With many benefits and drawbacks written and deliv- ers, gazebos and similar structures; interviews stating that various stakeholders ered by BC Housing may inform warranty 4. Amending Home Protection Act word- in the residential development process are providers on the actual versus perceived ing and exemptions.4 (f) the operation of municipal services, in- misguided on the technicalities of GRI inter- risks of GRI implementation, as well as cluding sanitary and storm sewer; ventions and their respective implementation encourage their uptake in residential de- A home warranty insurance provider brought process. Groups that may benefit most from velopments. attention to the vague wording used in the Permitted exclusions — defects a specialized educational program include: Act concerning building envelopes and water 2. Create an ongoing best practices penetration. It is as follows, 11 (1) A warranty provider may exclude any • Builders and developers. Informing guide for local multi-unit residential or all of the following items from home war- builders and developers on local best building (MURB) developments that Statutory protection ranty insurance: practices and guidelines could help incorporating GRI.2 mitigate uncertainty and doubt during 23 (1) A residential builder or an owner the installation process of a GRI, such An ongoing best practices guide will help builder and a vendor of a new home are both (h) accidental loss or damage from acts of as resilient roofs and/or RWH. It could share knowledge and facilitate dialogue on deemed to have agreed with the owner of nature including, but not limited to, fire, ex- additionally bring down the cost of GRI local industry standards for GRI implementa- the new home, to the extent of labour, mate- plosion, smoke, water escape, glass break- installation over time, as developers and tion. This guide should include lessons learnt rials and design supplied, used or arranged age, windstorm, hail, lightning, falling trees, builders will become more familiar with from seasoned industry members, detailed by the residential builder, owner builder or aircraft, vehicles, flood, earthquake, ava- these newer systems. A ‘Green Rain- instructions on installations, maintenance vendor, that the new home, except to the lanche, landslide, and changes in the level water Infrastructure Builders Breakfast’ and monitoring check-ins, as well as rec- extent prescribed by regulation, of the underground water table which are not carried out by BC Housing has been ommendations for best quality material (ex. reasonably foreseeable by the residential proposed. piping, vegetation, plant containers, etc.). (b) is free from defects in the building en- builder; Issues and/or lack of trust often occur when velope, including defects resulting in water • Strata council members and property teams are installing a GRI for the first time. penetration, and will remain so for a period (Part 2.10 & Part 2.11, Homeowner managers. It has been mentioned many A best practices guide may provide first-time of at least 5 years after Protection Act, Regulations, 1998) times that strata council members, along- installation team additional support and guid- side property managers, need to do a ance, as well as resources to find geographi- In consequence, this deters insurance pro- better job at maintaining and monitoring cally appropriate solutions and standards. (Part 8.23, Homeowner Protection Act, 1998) viders, as well as the development industry, on-site GRI interventions. This will not from taking innovative steps in sustainable only ensure better performance of the 3. Recommended and/or mandated war- This ambiguous wording creates substantial development such as incorporating resilient systems, but will also help the systems ranties from other third-parties in- uncertainty over the responsibility of water roofs and/or RWH systems. A reconsider- and the building last longer. Many strata volved.3 damage issues regarding building envelopes ation of the words used in the Act by amend- council members and property managers and those responsible if something were to ment or the addition of an appendix with however have little knowledge of building Home warranty insurance providers are occur. It was mentioned that such wording regards to newer technologies such as these envelope issues and GRI technologies. more likely to provide insurance for building could easily lead to a legal claim situation for GRIs may provide clarity for those involved A ‘Green Infrastructure Maintenance and designs that incorporate resilient roofs and/ minor issues. and help progress the development industry Monitoring Toolkit’ administered through or RWH if other third-party warranties are al- in incorporating greener practices. CHOA and supported by BC Housing lotted to the development project. This could Additionally, the Act lists several exemptions could help prepare strata council mem- include warranties from associations such as to the insurance in regards to waters use 5. Designated authority overseeing of bers and property managers to better RCABC for water leak detection, third-party and vegetation that could be interpreted as the GRI process.5 identify and mitigate GRI issues promptly building envelope consultants and/or GRI GRIs: and on site. providers and installers. A proprietary system Many stakeholders have expressed concern by GRI providers (such as green roof provid- Permitted exclusions — general that there is no one ‘entity’ that oversees the • Home warranty insurance providers. ers and installers) would give home warranty process of a resilient roof and/or RWHbe- Many stakeholders have expressed insurance providers additional confidence in 10 (1) The following may be excluded by ing implemented in a MURB development

32 33 RECCOMENDATIONS IN OTHER CONSIDERATIONS ALIGNMENT WITH THE from start to finish. Several members of the RAIN CITY STRATEGY 1. A public database of GRIs ment project that may incorporate resilient process have expressed frustration over STREETS & PUBLIC implemented across the City7 roofs and/or RWH. Individuals and teams the change of hands that incorporating a SPACES (S&PS) ACTION PLAN that have a history of successful green de- GRI entails. It has been suggested that one The City and those involved in its develop- velopments are more likely to have GRIs ac- person take on this role, such as the archi- AND BUILDING & SITES (B&S) ment process could benefit from an open- cepted in their designs than others. For this tect, the roofing contractor and/or the GRI ACTIONS PLAN: source database that lists all GRIs installed reason, it would be beneficial for the City of installer to avoid confusion at the various across the City (on both private and public Vancouver to create a list of ‘trusted teams stages of development. This would ensure properties). In conjunction with a city GRI and practitioners’ who have a history of suc- that there is a ‘point person’ from beginning 1 S&PS - 15 Industry Capacity Building monitoring system, this database could cessful developments that incorporate GRIs to end. In all, a designated authority would & Public Engagement retain critical information on aspects such as and multiple years of experience. This could help distinguish responsibility should any- system performance, material use, installa- additionally create a consulting network for thing go awry and overall provide more as- 2 B&S-09 Industry Capacity Building — tion procedure and maintenance practices. newer teams entering the green infrastruc- surance and guidance to those the involved Fostering Industry Excellence This would additionally provide an inven- ture market. As of now, it is more common in the process. tory of precedent studies for developers that larger, more expensive developments 3 B&S-04 Mid- and High-Rise and builders to refer to, as well as allow the are able to pass more innovative and green- 6. Implementation of a maintenance and Structures — Assessing New & general public to become more aware of er designs. A public-facing GRI contact list monitoring program.6 Existing Building Opportunities the green infrastructure interventions found could help diversify the market. within their built environment. Maintenance and monitoring has been seen 4 B&S-01 Advance Rainwater 4. Separate by-laws for individual as hugely important to the performance and Management Policies and 2. Adopt best practices and guidelines GRIs91011 lifecycle of both resilient roof and/or RWH Regulations— Supporting from Europe systems. A maintenance and monitoring pro- Implementation Through New and In July 2018, the City Council passed a mo- gram executed by the City may help GRIs Existing Policies and Regulations Several stakeholders suggested that the tion to draft policy in order to mandate green function to their full capacity, as well as City of Vancouver look toward and engage roofs on all new commercial, institutional, provide additional support for their upkeep 5 S&PS-14 Shift in City Process & with European cities that have succeeded in industrial, and multi-family residential devel- and preservation. Strata councils are largely Capacity Building implementing substantial amounts of green opments (Councillor Carr, 2018). Since then, responsible for the maintenance of on-site infrastructure. Projects and city plans found no follow-up has been made publicly avail- resilient roofs and/or RWH systems, with 6 S&PS-10 Green Rainwater in Berlin, Germany, Copenhagen, Denmark able. Separate by-laws for implementation little to no knowledge on how to maintain Infrastructure Operation and and Rotterdam, Netherlands were among of specific GRIs could help the city better these operations. A maintenance and mon- Maintenance Program the ones discussed. A collaboration and/or mandate green infrastructure installation itoring manual developed for laypeople, as professional network with a European city and fulfill the goals of the Rain City Strategy. well as for developers and builders, mandat- that has implemented a similar policy docu- New by-laws that hone in on the details of ed by City could help prevent undesirable is- ment to CoV’s Rain City Strategy could help different GRIs could help them become more sues, as well as inform citizens of GRI, their city staff members (particularly those in the prolific across the City. benefits and how to appropriately interact Green Infrastructure and Integrated Water with them. A monitoring system would help Management branches) find solutions and 5. Incentives from the City of the City stay informed on local GRIs, their overcome barriers quickly and effectively. Vancouver12 performance, upkeep and create an invento- The European green infrastructure market ry to refer back to. is approximately 50 years older than that of Currently, there are no direct incentives for Vancouver’s, making it an ideal environemnt developers and/or builders to incorporate to engage in. GRIs in their MURB developments. Several incentives have been suggested by inter- 3. CoV GRI list of trusted teams and viewees, such as from development cost practitioners8 levies (DCLs), bonus densities, community amenity contributions (CACs), as well as a Many stakeholders, particularly those in- Green Rainwater Infrastructure development volved in helping provide home warranty grant to help encourage sustainable build- insurance, mentioned the importance of ing. having a trusted team be apart of a develop-

34 35 OTHER CONSIDERATIONS IN CONCLUSION ALIGNMENT WITH THE 6. ‘Green Builder’ Certificate Program13 RAIN CITY STRATEGY The City of Vancouver’s Rain City Strategy calls for a shift in how the City utilizes its urban water STREETS & PUBLIC systems and strategizes to take on a more holistic and integrated approach to rainwater man- A local certified education program spe- SPACES (S&PS) ACTION PLAN agement. With the adoption of GRIs, the City could help combat the adverse effects of climate cialized in teaching GRI installation, main- change, while improving water quality, enhancing biodiversity, sequestering carbon and mitigat- tenance and monitoring for builders and AND BUILDING & SITES (B&S) ing flooding. For a wet and rainy city such as Vancouver, water-sensitive urban design should be contractors could benefit the industry im- ACTIONS PLAN: a priority. mensely while adding an additional regulato- ry piece to the green development process. 7 S&PS-06 Green Rainwater This research brings awareness on the barriers and challenges faced with obtaining home war- A joint program with the British Columbia Infrastructure Pilot and Demonstration ranty insurance for new residential developments that incorporate resilient roofs and/or rain- Institution of Technology (BCIT) and the City Project Program water harvesting. By engaging with several stakeholders and exploring local case studies, this was discussed by City staff. research was able to create a list of recommendations and suggestions for the City to consider 8 S&PS - 15 Industry Capacity Building and address them. In order to see this research through, the list of recommendations provided & Public Engagement must be adopted by various members involved in the process by way of policy change, be- havioural change and ideological change. 9 B&S-06 Resilient Roofs Program As the world becomes more urbanized and climate change becomes an increasing global con- 10 B&S-05 Rainwater Harvesting cern, cities are now more responsible than ever to explore every avenue that may ensure the Program - Building on Existing safety and well-being of their residents and resources. The implementation of GRIs such as Policy resilient roofs and rainwater harvesting in new homes is a vital part of that plan.

11 B&S-01 Advance Rainwater Management Policies and Regulations— Supporting Implementation Through New and Existing Policies and Regulations

12 S&PS-12 Citywide Green Rainwater Infrastructure Financial Planning and Sustainable Funding Program

13 B&S-09 Industry Capacity Building — Fostering Industry Excellence

36 37 REFERENCES

Akinshina, N. G., & Azizov, A. A. (2008). Monitor- lumbia. https://www2.gov.bc.ca/assets/gov/ ing Urban Greenery For Sustainable Urban environment/climate-change/adaptation/pre- Management. In J. Qi & K. T. Evered (Eds.), lim-strat-climate-risk-assessment.pdf Environmental Problems of Central Asia and British Columbia Government. (n.d.a). BC Adapts their Economic, Social and Security Im- Video Series. Province of British Columbia. pacts (pp. 389–400). Springer Netherlands. https://www2.gov.bc.ca/gov/content/environ- https://doi.org/10.1007/978-1-4020-8960- ment/climate-change/adaptation/bc-adapts 2_27 British Columbia Government. (n.d.b). Strata BC Gov News. (2020). First steps to address Housing. Province of British Columbia. rising insurance costs for strata own- https://www2.gov.bc.ca/gov/content/hous- ers. https://news.gov.bc.ca/releases/ ing-tenancy/strata-housing 2020FIN0033-001143 Burrows, M. (2007). Insurance concerns threaten BC Housing. (n.d.). Homeowner Protection Act green roofs. The Georgia Straight. https:// and Regulations. https://www.bchousing.org/ www.straight.com/article-86443/insur- licensing-consumer-services/legal/home- ance-concerns-threaten-green-roofs owner-protection-act-regulations Byrne, D. J., & Jinjun, Y. (2009). Can urban BC Housing. (2012). 2-5-10 Year Home Warran- greenspace combat climate change? To- ty Insurance. wards a subtropical cities research agenda. BC Housing. (2013). Guide to Home Warranty Australian Planner, 46(4), 36–43. https://doi. Insurance in British Columbia. org/10.1080/07293682.2009.10753420

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BC Ministry of Environment and Climate Change City of Vancouver. (2019b). Integrated Blue- Strategy. (2019). Preliminary Strategic Green Systems Planning. Climate Risk Assessment for British Co- https://council.vancouver.ca/20191105/docu-

38 39 ments/rr1b.pdf https://www.theglobeandmail.com/real-es- of projects? Urban Forestry & Urban Green- Vancouver.pdf tate/vancouver/article-critics-say-vancou- ing, 24, 164–174. https://doi.org/10.1016/j. City of Vancouver. (2019c). Rain City Strategy. Morrison, B. (2020). BC Strata Property Insur- ver-needs-to-recalibrate-its-housing-strate- ufug.2017.03.026 https://vancouver.ca/files/cov/rain-city-strat- ance Market – Interim Findings. BC Finan- gy/ egy.pdf Lo, A. Y., Byrne, J. A., & Jim, C. Y. (2017). How cial Services Authority. https://www.bcfsa.ca/ Green Building Audio Tours. (n.d.a). Prelude climate change perception is reshaping pdf/publications/StrataInsuranceFindingsRe- City of Vancouver. (2019d). Rain City Strategy (6311 Cambie Street). from https://green- attitudes towards the functional benefits port.pdf Appendix B - GRI Typologies. https://van- buildingaudiotours.com/buildings/prelude of urban trees and green space: Les- couver.ca/files/cov/rain-city-strategy.pdf O’Donnell, E. C., Lamond, J. E., & Thorne, C. R. sons from Hong Kong. Urban Forestry & Green Building Audio Tours. (n.d.b). Salt (1308 (2017). Recognising barriers to implementa- City of Vancouver. (2019e). Integrated Blue- Urban Greening, 23, 74–83. https://doi. Hornby). tion of Blue-Green Infrastructure: A Newcas- Green Systems Planning. Vancouver org/10.1016/j.ufug.2017.03.007 tle case study. Urban Water Journal, 14(9), City Council. https://council.vancouver. https://www.greenbuildingaudiotours.com/ Lottrup, L., Grahn, P., & Stigsdotter, U. K. 964–971. https://doi.org/10.1080/157306 ca/20191105/documents/rr1b.pdf buildings/salt_1308_hornby (2013). Workplace greenery and perceived 2X.2017.1279190 City of Vancouver. (2020). Legionella Preven- Green Roofs for Healthy Cities. (n.d.). Green level of stress: Benefits of access to a Peck, S. W., Callaghan, C., Kuhn, M. E., Arch, tion—Vancouver Building By-law Amend- Roofs for Healthy Cities. green outdoor environment at the work- B., & Bass, B. (1999). Benefits, Barriers and ments. Vancouver City Council. https:// https://greenroofs.org place. Landscape and Urban Planning, Opportunities for Green Roof and Verti- council.vancouver.ca/20200610/documents/ 110, 5–11. https://doi.org/10.1016/j.landurb- Homeowner Protection Act, SBC 1998, c. cal Garden Technology Diffusion. http:// cfsc1.pdf plan.2012.09.002 31 (1998). https://www.bclaws.ca/EPLi- citeseerx.ist.psu.edu/viewdoc/download?- Councillor Carr. (2018). Motion—Mandatory braries/bclaws_new/document/ID/free- Matthews, T., Lo, A. Y., & Byrne, J. A. (2015). doi=10.1.1.196.7020&rep=rep1&type=pdf Green Roofs. https://council.vancouver. side/00_98031_01 Reconceptualizing green infrastructure Peters, D., Axsen, J., & Mallett, A. (2018). The ca/20180725/documents/pspc15.pdf for climate change adaptation: Barriers to Homeowner Protection Office. (2007, May 29). role of environmental framing in socio-po- Gioventu, T. (2020). Information Release—Steps adoption and drivers for uptake by spatial Green Roofs and Homeowner Protection in litical acceptance of smart grid: The case Taken to Reduce Insurance Costs A Positive planners. Landscape and Urban Planning, British Columbia Conference Report. of British Columbia, Canada. Renew- Move for BC’s Strata Community. Condo- 138, 155–163. https://doi.org/10.1016/j. able and Sustainable Energy Reviews, Irga, P. J., Braun, J. T., Douglas, A. N. J., Pettit, minium Home Owners Association of BC. landurbplan.2015.02.010 82, 1939–1951. https://doi.org/10.1016/j. T., Fujiwara, S., Burchett, M. D., & Torpy, F. https://www.choa.bc.ca/wp-content/uploads/ Metro Vancouver. (2016). Climate Projections rser.2017.06.020 R. (2017). The distribution of green walls IR2020_03-FINAL.pdf For Metro Vancouver. http://www.metrovan- and green roofs throughout Australia: Do Sindha, M. (2020). Green Roofs and Infrastruc- Gold, K. (2020, May 13). Critics say Vancouver couver.org/services/air-quality/AirQuality- policy instruments influence the frequency ture: Challenges, Opportunities and Gaps. needs to recalibrate its housing strategy. Publications/ClimateProjectionsForMetro- Adaptation Canada 2020, Vancouver, Can-

40 41 ada.

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Zeilder, M. (2018). 20 years after B.C. inquiry into the leaky condo crisis, it’s still buyer beware | CBC News. CBC. https://www.cbc. ca/news/canada/british-columbia/bc-leaky- condo-crisis-1.4609418

42 43 APPENDIX I.Inteview Questionnaire

Introducing Myself Information on Interviewee Categorization of Perceived and Actual In an ideal world... I am a second-year Master’s student in the Please describe your role and an overview of Barriers/Challenges: In an ideal situation, how would the process School of Community and Regional Plan- what you do. Overall, how would you categorize the of receiving home warranty for a new de- ning (SCARP) at the University of British above-barriers? velopment that incorporates resilient roofs Columbia. I am currently a Sustainability Experience on Topic (green and/or green-blue roofs) and rainwa- Scholar researching the challenges and Do you have experience with cases of new As social-political (this includes, but not lim- ter harvesting look like to you? opportunities associated with obtaining homes that have incorporated resilient roofs ited to)?: home warranty for resilient roofs and/or or rainwater harvesting and have received Other Contacts rainwater harvesting on new residential the mandatory home warranty insurance? Do • Fear/Lack of confidence in green infra- (Research Snowballing Technique): developments. I am personally very inter- you have experience with cases that have structure technology Would you be able to refer me to anyone ested in ecological planning and the imple- not? Please elaborate on your experiences • Provincial and municipal politics/policies else in BC Housing that is involved in this mentation of green infrastructure. I hold a and any challenges/barriers or opportunities (ex. Homeowner’s Protection Act) process, has experience in it, or knows the Bachelor’s of Arts & Science (B.A.&Sc.) in that you may have come across. • Lack of standards and process in place Home Owner’s Protection Act more in- Environmental Science and Urban Geogra- • Perceived consumer protection for new depth? phy from McGill University which I received Perceived and Actual Barriers: homeowners in 2018. • Cost Would you be able to direct me to autho- BC Housing - rized home warranty insurance providers Context Or bio-physical/technical (this includes, but who have experience and/or responsibility This research focuses on the challenges What are some reasons why BC Housing not limited to)?: for home warranty insurance that includes and opportunities associated with ob- Staff Members, may be deterred from en- new developments with these interventions? taining the mandatory home warranty for couraging rainwater harvesting and/or resil- • Maintenance (with special attention to new homes that may incorporate resil- ient roofs on new residential developments? the 5-year insurance for the building Would you be able to direct me to develop- ient roofs (blue, blue-green, green roofs) envelope) ers/builders/green infrastructure provid- and/or rainwater harvesting (RWH)/ Developers/Builders - • Potential construction defects ers that have experience with projects that • Current green infrastructure design (not have these interventions? With regards to Home Warranty Insurance, What are some reasons why the mandatory robust enough) this research focuses particularly on the home warranty insurance may deter devel- • Lack of local industry design/construc- End of Interview following aspects of the warranty: opers and/or builders from incorporating tion/maintenance supply and compe- Thank you very much for your time! resilient roofs and/or rainwater harvesting in tence • Multi-residential units (strata properties) their new residential developments? • Size Subject to change based on the inter- • Their common areas (roofs and plumb- • Structure viewee. ing systems) Insurance Providers - • Climate (Vancouver is very rainy) • 5-year building envelope warranty What are some reasons why home warran- Opportunities/Suggestions/ This excludes: ty insurance providers may be deterred Recommendations: from providing insurance to new develop- What do you believe should change in the • Single-family dwellings ment that incorporate resilient roofs and/or process and standards of the BC Homeown- • Owner-built homes rainwater harvesting? er Protection Act and its mandatory home warranty insurance in order to simplify and This interview is expected to take 30 streamline the process of implementing resil- minutes. ient roofs or rainwater harvesting (alongside other green infrastructure interventions)? Do you mind if I record this interview for personal purposes? - Could this include creating cases that are excluded by the Act or its regula tions (ex. Rental or affordable hous ing)?

44 45