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    Net Zero Oceanview Home in White Rock

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    This project started with a process to take the home plans to the board of variance to secure approval for the building design on this unique ocean view property. The design by Sarah Gallop Design takes full advantage of the property slope with a bungalow street front and unique 3 storey back - maximizing the ocean views. The stunning home will be built to meet the requirements of Step Code 5 of the new building code and be Net Zero.

    Some of the ways we'll achieve Net Zero performance include an ICF foundation, panelized performance walls, energy efficient windows and mechanical systems, solar panels and several other building technologies.

    The original home was deemed a good candidate for deconstruction due to the valuable wood that could be salvaged and repurposed - that work is underway now.

    We'll share more as the build progresses. 

    Highlights:
    • an ICF foundation
    • panelized performance walls
    • solar panels
    • energy efficient windows and mechanical systems
    • Elevator, Steam Bath, Gym and Music room
    • Curved Patio doors
    Architectural Concept Images
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    Update!

    Kemp Construction is thrilled to hear this project -  "Boundary Bay Beachside"  - has been selected as a finalist in the 2019 Homebuilders Association of Vancouver (HAVAN) Ovation Awards.

    Read more about the award
    Location
    White Rock, BC
    Project
    Custom Home
    Timeline
    approx. 12 months
    Sq. Ft.
    approx. 3000
    Step Code
    5
    Location
    White Rock
    Project
    Custom Home
    Timeline
    12 months
    Sq. Feet
    3000
    Step Code
    5

    Phase

    1

    Demolition, Excavation and Foundation

    Deconstruction rather than demolition

    Another way we try to save harmful material from entering the landfill is with the help of Unbuilders Deconstruction. During the start of a build, 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. They systematically unbuild structures to maxmize the material salvage and minimize the waste. They then harvest the materials from the urban environment to divert them from the dump. On this project, the hardwood maple floors were actually de-nailed individually so that the  could be re-purposed. The fixtures will be removed and taken for re-selling to Habitat for Humanity.

    A benefit of this process - besides the reduced negative impact on the environment - 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.

    UPDATE: We have finished Unbuilding the existing home for our project in White Rock, saving tonnes of material from the landfill! Next, we will prepare the site for the building of a Step Code 5, Net Zero Ready home!

    unbuilders taking apart an old house
    unbuilders taking apart an old house
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    Unbuilders Deconstruction Waste-Diversion Summary:

    GARBAGE
    5
    TONS
    CONCRETE
    181
    TONS
    DRYWALL
    5
    TONS
    SALVAGED LUMBER
    9
    TONS

    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.

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    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.

    Our waste-diversion summary:

    GARBAGE
    0
    TONS
    CONCRETE
    0
    TONS
    DRYWALL
    0
    TONS
    SALVAGED LUMBER
    0
    TONS

    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.

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    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.

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    Above: From window seats in the guest rooms to molding in the great room - and this little heater manages to heat the entire home quite nicely!

    Below: The control panel for their home automation, walk-in closets coming together and a kitchen island that really anchors things.

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    Learn more about Kemp Construction's Custom Homes Projects & Services.

    Building for
    High Performance
    Building for
    Net Zero
    Building with
    BASF WAll Systems

    Got a project in mind?

    Contact us for a complimentary consultation.

    Contact Us
    kemp construction management logo
    604-948-1124
    info@kempconstruction.ca
    269 67 Street
    Delta, BC V4L 1M2
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