Surrey Step Code Requirements
Current Step: 3 + EL-1 | ACH Target: 2.5 ACH50 (final), 4.0 ACH50 (mid-construction) | Climate Zone: 4 | HDD: ~2,900 | Permit Office: surrey.ca/building | Permit Counter: 13450 104 Avenue | Step Code Contact: [email protected]
What’s required right now
Step 3 plus Zero Carbon Step Code Emissions Level 1 (EL-1, “measure and report”) is mandatory for all new Part 9 residential builds in the City of Surrey under Building Bylaw No. 17850. Surrey matches the provincial energy minimum but adds carbon reporting on top.
The final airtightness target is 2.5 ACH50, verified by blower door test before occupancy. But Surrey is one of the few BC municipalities that also enforces a mid-construction blower door requirement, which changes when builders need to think about air sealing.
The mid-construction test: Surrey’s unusual rule
Surrey requires a pre-insulation-inspection blower door test for all Part 9 buildings. The mid-construction target is 4.0 ACH50 or lower. This rule is uncommon in BC and forces builders to have their air barrier strategy executed (not just planned) before the insulator shows up.
Practical implications:
- The framer’s air barrier work gets graded before drywall covers it. Sloppy framing penalties are immediate, not deferred to final test
- The 4.0 ACH50 mid-test threshold is loose enough to pass with average sealing, but tight enough to catch missing rim joist seals, gaps at window rough openings, and other framer-stage issues
- Plan for the test in your construction schedule (typically 2 to 3 days lead time for the test booking)
- A failed mid-construction test means rework before insulation, which is the cheap moment to fix things. See the pre-drywall air sealing guide
This requirement is one reason Surrey builders have stronger Step Code execution than counterparts in cities without mid-construction testing.
Climate Zone 4: a meaningful advantage
Surrey sits in Climate Zone 4 with HDD around 2,900, well below Interior BC’s CZ5 numbers. Practical effect on assemblies:
- Wall assemblies that need R-22 cavity plus R-7.5 exterior in Kelowna can often pass Step 3 in Surrey with R-22 cavity alone
- Window U-value of 1.6 W/m²K is workable in many Surrey designs (vs. 1.4 in CZ5)
- Coastal humidity (annual ~1,200 mm precip) means moisture management is more important than insulation thickness; vapor-open assemblies often outperform vapor-closed ones
Compare assemblies in the wall assemblies guide for CZ4-appropriate build-ups.
Surrey’s neighborhood spread
Surrey is geographically larger than most builders new to the city expect (316 km², roughly the area of Penticton plus Vernon plus Kelowna combined). Construction context varies dramatically:
| Area | Typical build type |
|---|---|
| City Centre / Whalley | High-rise + mid-rise, mostly Part 3 |
| Guildford | Mixed, single family + townhomes |
| Fleetwood | Single family + townhomes, established |
| Newton | Single family + townhomes, growing |
| Cloverdale | Single family + acreage, semi-rural |
| South Surrey / White Rock area | Single family + custom |
Most Step Code Part 9 work is in Cloverdale, South Surrey, Newton, and Fleetwood. The Step Code Hub at the City handles specific compliance questions.
Permit process at the City of Surrey
- Pre-construction. Submit energy compliance report plus Zero Carbon EL-1 reporting commitment with permit application. Allow 4 to 8 weeks for permit issuance for typical Part 9 builds; Surrey’s high volume slows the queue.
- Mid-construction. Mandatory blower door test before insulation inspection at 4.0 ACH50 or lower
- As-built. Final blower door test at 2.5 ACH50, updated compliance report, plus Zero Carbon emissions reporting before occupancy
Rebate stack for Surrey projects
| Source | Amount | Notes |
|---|---|---|
| FortisBC New Home Program | $9,000 to $15,000 | Step 4 with hybrid heat pump (gas-served homes) |
| FortisBC New Home Program | $11,000 to $20,000 | Step 5 with hybrid heat pump |
| BC Hydro Affordable Multi-Family Building Program | varies | All-electric construction |
| CleanBC Better Homes | $4,000 to $10,000 | Heat pump rebate |
| Greener Homes Loan | up to $40,000 | Interest-free for energy upgrades |
Most of Surrey is FortisBC natural gas territory and BC Hydro electric territory. For all-electric Step Code 4 or 5 builds (which align well with EL-1 reporting goals), BC Hydro programs become the primary rebate path. See the Step Code rebates guide for stacking rules.
What’s coming in 2027
Step 4 is expected provincially in January 2027 at 1.5 ACH50. Surrey is well-positioned because the mid-construction testing requirement has already trained the local trade base on early air barrier discipline. The shift from 2.5 to 1.5 ACH50 is real work, but Surrey builders aren’t starting cold.
Next steps for your Surrey project
- Build the mid-construction blower door test into your schedule from day one
- Run the rebate calculator for project-specific numbers
- Compare air sealing methods for tight-envelope builds