These homeowners - a professional couple with two young children - are community minded business owners who love supporting local businesses and trades. Their modern country farmhouse took about 12 months to complete.
Kemp worked with BÜRO47architecture for this project which was built to meet the requirements of Step Code 4 of the new building code. To achieve this Step Code, the home will use an ICF foundation, panelized performance walls and have energy efficient windows and mechanical systems.
This project utilized the talents of the teams at:
- Jeff & Simon Ironworks Ltd.
- Sofo Kitchens
- Emco Plumbing & Heating - Richmond
- Janis Nicolay Photography
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As well as a number of smaller companies that installed appliances and completed other specialty finishes.
Highlights:
- an ICF foundation
- underslab insulation
- panelized performance walls
- energy efficient windows and mechanical systems
- 2 electric car charging stations
- oversized pivot front door
- use of natural light to decrease electricity used
- Euro Style half round gutters
- herringbone tile on main floor
- custom steel and wood staircase
- shiplap ceilings
- child-size door in kids rooms
- custom dog feeding area and dog wash station
Gallery
Steve Kemp explains the High Performance Heating & Cooling System of the house
FROM START TO FINISH: Follow the journey of this high performance home
Phase 1
Demolition, Excavation and Foundation
What is the deconstruction process?
It's not as simple as tearing the existing building down and taking it away. Deconstruction is all about assessing how much of an existing building can be recycled, and then taking it apart. This entire home was deconstructed by hand. Fixtures were taken to Habitat for Humanity and all wood will be repurposed. This is a great way to help prevent the materials in an existing building from going to the landfill.
Another perk of deconstruction is that once the value of the recyclable materials is appraised, the homeowners receive that value as a tax benefit. The tax credit for these items will substantially offset the cost to deconstruct.
Pictured here is Unbuilders Deconstruction taking apart the current home in South Delta that will be replaced with the new custom build. From the sign-in and stay safe protocols in place to tree protection and stripping the siding and all other useful materials, the team from Unbuilders looks after the details.
Unbuilders Deconstruction Waste-Diversion Summary:
Site Preparation & Foundation
Removing the old foundation and making the site ready for the new foundation.
Installation of Insulated Concrete Forms - ICF
ICFs are a product we use when building a foundation. First, we build the footings, add 2" of geofoam, and then pour in the concrete. After that, we're ready to add the ICFs (from Pacific ICF - Vancouver), the white structures you see in the photos. Building a home with an ICF foundation has many benefits. They can be assembled on-site and don't need to be removed, resulting in less waste. Building with ICF takes about half the time, compared to more traditional methods. Overall, about 30% less concrete is needed for the foundation.
Phase 2
Framing with a custom built panelized wall system
The wall panels, floor, and roof trusses were provided and installed by Bolig Panels & Framing. These panelized walls are custom built in a controlled indoor environment to achieve exacting standards and delivered right to our work site. They allow us to build quickly and exceed energy efficiency standards. It takes a great team to build a high-performance home! LEARN MORE about the benefits of this efficient wall system.
How fast is building with Panelized Wall Systems?
By using panelized wall systems provided by Bolig, we went from unbuilding the previous home, to installing the walls and roof of a new home in just 5 months! That’s a total of 4,900 square feet! Once complete, this home is going to be Step Code 4, meaning it is 40% more energy-efficient than a standard build. This is a key way to build quickly and exceed energy efficiency standards.
Phase 3
Rough-ins
All of the plumbing and mechanical rough-ins are well underway by McKim Mechanical Plumbing & Heating with windows from Open Window and electrical by Delport Electric Ltd. This Step Code 4 high performance home window frames with a 475 product which is installed prior to the window frames going in. This is a very durable product and protects the window sill from elements. The Passive House Standard heat demand requirement is 4.75 kilo BTUs, per square foot, per year.
Shown below are photos of the living room, staircase, windows and the rough-in for the wall mounted toilet. Completion of Sprinkler system and electrical rough-ins up next.
Blower Door Test
The drywalling has started after the completion of the blower door test. This test is done before drywalling to ensure the home is airtight and reaches our intended energy efficiency goals. This home will be 40% more energy-efficient than the current building code in Delta.
Phase 4
Finishing
We are putting together all the details on the finishing touches on this project. The newly installed oversized front door creates a dramatic and contemporary look. The best part about the unusual door is that it opens on a pivot vs. a traditional hinge, which is designed to support the heavier weight of the door and also adds a sleek, modern detail. This pivot door system also acts as a locking system when you exit the home. This home will be flooded with natural light from all angles, limiting their electricity usage.
The new 6” black Euro Style half round gutters add both drama and elegance to the exterior finish. The warm wood soffits with the black inset detail is just gorgeous!
Cabinets are being installed, herring bone tile work, as well as oversized windows and doors. Other finishing touches in the works include the custom steel and wood staircase (stay tuned!) and shiplap ceilings throughout. This family friendly home has something for everyone, including a child-sized door connecting the kids rooms and a dog wash station!
