Prepared for Municipal Officials in the Prairie Provinces March 2018 Prefabricated Buildings in Canada – Evolution, Regulatory Requirements and Confirmation of Compliance Module 7: Challenges – Alberta Prepared for Municipal Officials in the Prairie Provinces March 2018

Modules Who We Are – CHBA-MOD and MHAPP Prefabricated Buildings Then and Now The Industry Applicable Technical Requirements Facilitating Compliance Confirming Compliance Challenges Take-Aways Module 7 - Outline This module describes some of the challenges that are being faced by the prefabricated building industry today. 7 -

Challenges Subjects acceptance of surface foundations and anchorage that complies with CSA Z240.10.1. Site Preparation, Foundation and Installation of Buildings acceptance of factory-constructed buildings that comply with the National Building Code based on certification in accordance with CSA A277 Procedure for Certification of Prefabricated Buildings Modules and Panels Module 7 – Challenges Subjects Two of the main challenges that the industry is facing in Alberta have been discussed in previous modules Acceptance of surface foundations and anchorage that comply with CSA Z240.10.1 is discussed in Module 4 Acceptance of prefabricated buildings that comply with the National Building Code based on CSA A277 certification is discussed in Module 6. 6 -

Challenges Subjects acceptance of surface foundations and anchorage that complies with CSA Z240.10.1. Site Preparation, Foundation and Installation of Buildings acceptance of factory-constructed buildings that comply with the Alberta Building Code based on certification in accordance with CSA A277 Procedure for Certification of Prefabricated Buildings Modules and Panels Land-use bylaws discrimination against prefabricated buildings park model trailers Energy efficiency and transportation Module 7 – Challenges Subjects Three additional challenges are discussed in this module. Two are related to land-use bylaws discrimination against prefabricated buildings park model trailers The third relates to energy efficiency and transportation. 6 -

Challenges Land-Use Bylaws – Discrimination Supreme Homes Moduline,BC Module 7 – Challenges – Land-Use Bylaws – Discrimination Most land-use bylaws discriminate against factory-constructed homes. sometimes this appears to be intentional sometimes it appears more accidental because the terminology that is used is out of date with current industry use. It is understandable that a municipality may not want factory-constructed houses such those illustrated on this slide…. 7 -

Challenges Land-Use Bylaws – Discrimination Module 7 – Challenges – Brookfield Homes Land-Use Bylaws – Discrimination Supreme Homes Moduline,BC Brookfield Homes Module 7 – Challenges – Land-Use Bylaws – Discrimination … to be mixed in with site-built houses such as these. 7 -

Challenges Land-Use Bylaws – Discrimination Module 7 – Challenges – Brookfield Homes Brookfield Homes Module 7 – Challenges – Discriminatory Bylaws But if site-built houses in the area look like this …. 7 -

Challenges Land-Use Bylaws – Discrimination Module 7 – Challenges – Brookfield Homes Maple Leaf Homes Brookfield Homes Guildcrest Homes Module 7 – Challenges – Land-Use Bylaws – Discrimination … it’s hard to argue that prefabricated homes should be prohibited when they can look the same or very similar. 7 -

Challenges Land-Use Bylaws – Discrimination Module 7 – Challenges – Supreme Homes Profab Homes Triple M Housing Module 7 – Challenges – Land-Use Bylaws – Discrimination Discriminating against factory-constructed homes – all of these homes are factory-constructed – cannot be supported As discussed in Module 2, it is also counter-productive in terms of providing quality, energy efficient and sustainable housing. 7 -

Challenges Land-Use Bylaws – Discrimination Module 7 – Challenges – The Modular Housing Association of the Prairie Provinces has developed a set of guidelines that can be used where architectural compatibility is an issue 7 -

Technical Requirements Park Model Trailers constructed in accordance with CSA Z241, “Park Model Trailers” NOT to be confused with: - modular homes complying with the ABC - manufactured homes complying with CSA Z240 MH Series Module 7 – Challenges – Land-Use Bylaws – Park Model Trailers The other land-use bylaw issue related to park model trailers. Park model trailers should not be confused with code-compliant homes or manufactured homes. 4 -

Technical Requirements Mobile Home ( up to 1989) – a single- or multiple-module, one-storey home for year-round use complied with requirements that referenced or duplicated many NBC requirements not limited in size by the the applicable standard not required to constructed on a chassis installed on surface foundations. Module 7 – Challenges – Land-Use Bylaws – Park Model Trailers For reference – Manufactured homes are single- or multiple-module, one-storey homes. Requirements that applied to the manufactured homes that were installed in Alberta in the past referenced or duplicated many NBC requirements NBC with a few additional or more stringent requirements to address issues specific to factory-constructed buildings some exceptions or less stringent requirements that reflected acceptable performance or addressed affordability. They were: not limited in size not required to be installed on a chassis, and installed on surface foundations 4 -

Technical Requirements Park model trailer — a recreational unit that: a) is built on a single chassis mounted on wheels; b) it is designed to facilitate relocation from time to time; c) it is designed as living quarters for seasonal camping and may be connected to those utilities necessary for operation of installed fixtures and appliances; and d) it has a gross floor area, including lofts, not exceeding 50 m2 when in the set-up mode, and has a width greater than 2.6 m in the transit mode. Module 7 – Challenges – Land-Use Bylaws – Park Model Trailers On the other hand, park model trailers are recreational units They MUST be constructed on a chassis. They are meant to be used only for temporary accommodation in the warmer seasons. and the standard specifies dimensional limits. 4 -

Technical Requirements Manufactured Homes Park Model Trailers Moduline, BC Grandeur Homes, MB Module 4 – Technical Requirements Z240 MH vs. Z241 While park model trailers may look very similar to some manufactured homes or small modular homes, their construction is quite different. For example: minimum insulation levels in park model trailers are lower than the minimums required for manufactured homes built from 1986 onward, there are no requirements for air barriers or vapour barriers no standard is referenced for windows 4 -

Challenges Land-Use Bylaws – Park Model Trailers a recreational unit, not a dwelling unit meant to be installed in “parks” or “resorts” for “seasonal camping” Module 7 – Challenges Land-Use Bylaws – Park Model Trailers It is important for land-use bylaws : to recognize park model trailers as recreational units and to ensure that these are not used for year-round accommodation. 7 -

Challenges Land-Use Bylaws – Park Model Trailers Implications of inadequate bylaws allows residents to live in structures that will not provide the minimum acceptable levels of health or safety will use much more heating energy than ABC-compliant homes lower municipal tax revenue Module 7 – Challenges Land-Use Bylaws – Park Model Trailers To do otherwise allows residents, who may not understand the consequences, to live in structures that: will not provide the minimum acceptable level of performance will use considerably more heating energy than code-compliant homes. It may also have adverse implications for municipal property tax revenues. 7 -

Challenges Energy Efficiency and Transportation maximum dimensions regulations, infrastructure, geography increases in thermal resistance levels = increases in building envelope thickness Module 7 – Challenges Energy Efficiency and Transportation The final challenge is energy efficiency. New homes have taken the brunt of recent initiatives despite ever-improving performance achieved on a voluntary basis. Factory-constructed buildings face special challenges because of the dimensional restrictions imposed by transport regulations, infrastructure and geography. In Alberta, this is not typically a problem except where the buildings are installed in the mountains. Current minimum insulation levels have not resulted in insurmountable problems. As we move toward 2030 and net-zero ready, the challenges could become significant, particularly for smaller homes. The industry will be paying very close attention to how new requirements are proposed to be implemented. Maple Leaf Homes 7 -