The time has come. I think I’m ready to give up condo living and move into a house.
I bought my first place just before turning 24 (thanks for the hefty loan, Bank of Mom and Dad!), when the thought of a house seemed like way too much grown up responsibility, what with lawn mowing and shovelling and taking care of the gutters and what have you. I also wanted to be in the middle of the action of restaurants and nightlife.
Now I’m yearning for a little more space for B and me to stretch out — a library/music room would be amazing, and so would a proper pantry. The thought of house maintenance isn’t quite as scary as it once was, and I can still get to nightlife, as long as I build in some extra time to take transit/get a cab/find a parking space.
The dilemma now is how to proceed. Obviously budget is going to play a huge factor in where we end up, but it also determines what kind of condition the place will probably be in.
I’ve never done a reno in my life, but I’m kind of leaning toward finding a reasonably priced neighbourhood and building from the ground up. Thanks to the writing I do for the Vancouver Sun homes sections, I’ve been exposed to lots of amazing ideas about design, architecture, and sustainability.
I’m drawing particular inspiration from Gaetan Royer, an urban planner/architect/engineer, who built an amazing house in Port Moody that’s challenging a lot of our ideas about what sustainability means. The paper didn’t quite have enough room to print the entire piece, so I’m reproducing it below.
Also, the BUILDEX show — at which Gaetan will be speaking, profiling his home — begins today at the new Vancouver convention centre downtown. Check it out if you get the chance.
Warning: the story’s pretty long, so this post will be too. All of the images below are copyrighted, and published here courtesy of the Vancouver Sun/Ian Smith PNG.

Large south facing windows on this Port Moody home capture sunlight.
Taking sustainability home
By Claudia Kwan, Special to the Sun
No one ever takes building a new house lightly, but it’s doubtful many people put quite as much thought into it as Gaetan Royer did.
In 2007, he decided it was time to move his family from their large Port Moody condominium to a single family home in which they could live their philosophy of sustainability.
They needed a site with a south-facing slope for solar exposure, large enough to build the home they had in mind. During the course of the approximately year long hunt, they looked at a hundred different properties, until they finally found ‘the one.’
“We found the worst house in Port Moody,” says Royer, with a rueful smile. “It was a 700 square foot bungalow, and then one room developed a leak, so it became just 600 square feet.”
However, the 165’ x 65’ lot allowed them to live in the bungalow while construction was occurring on the new house. It also allowed them to do an extensive analysis on the specific aspects of the site.
“We got to learn and appreciate its specific characteristics, like the way the sun comes in, where the shade is,” he explains. “We did twelve different versions of the plan, and even made some changes during construction.”
Royer is better equipped than most to make decisions around building a home; he has an architecture degree, another in urban planning, and spent more than twenty years in the Canadian Air Force, in part as a military engineer.
He wanted to apply sustainability practices before and during construction, not just in the finished design of the home. It began with thinking about what to do with the dirt that would need to be dug up for the new house’s foundation to be built.
To limit how much material was taken offsite, Royer asked a neighbour if it would be possible to use her front yard as storage. They jokingly called the mound of soil that they heaped there during the course of construction ‘Mount Royer’. They were then able to re-use the soil when it came time to fill the site back in (and re-finished the neighbour’s yard as a thank you.)
“We probably saved eighty truckloads of dirt and gravel from being trucked on and off site,” Royer estimates. “It’s a waste of time, money, and energy.”
BC Hydro asked permission to take down a large tree on the property; Royer saved it for future use as stair treads, ceiling detail, and a table. His forward planning went right down to conserving materials that cost pennies, such as the plastic bags in which insulation is shipped.
He carefully saved the bags, and cut them open into large flat pieces. Later in the construction process, in place of buying rolls of plastic poly to keep things dry, he brought out the bags.
“It’s not just about the cost, even though every penny counts when you’re building a house,” he says. “It’s more a case of – these things are still usable, why are we just throwing them away?” He did the calculations, and estimates that his strategy with the plastic bags alone saved the equivalent of a barrel of oil.

The kitchen at the Royer home has a quiet ceiling fan and other sustainable features.
Royer and his wife Zoe, a design and management consultant, did extensive research in trade journals, architecture and interior design magazines, and online. The overarching goal was to have the most house with the lowest possible amount of material. The finished product, in a word, is lovely.
They decided against solar panels – not enough benefit for the expense – but did buy a condensing boiler, which spared them the expense of having heating ducts installed. They installed radiant heating in the polished concrete floors, which are incredibly durable and much cheaper than traditional flooring. They also decided against baseboards or moldings, opting for a cleaner, more modern look, which is lower maintenance.
Some of the elements installed in the home were more expensive than average, but Royer believes they will pay themselves off in reduced electricity use in five to seven years.

Small windows on the north side allow light through, but limit heat transfer.
The windows in the home are small and strategically placed on the north side, and expansive on the south side. There, they allow heat transfer to occur through the home, and for observers to drink in the view of the Burrard Inlet.
One of the most eyecatching features of the home is the green roof, through which rain pools into a pond at the front of the property. That water is triple-filtered, and then used for ‘gray’ (non-drinking) water. In the year that they’ve lived in the home, Royer says they’ve only had to fill the five hundred litre holding tank off the municipal water system once. There’s no cost savings involved, just the knowledge that they’re doing their part for conservation.
Royer also installed a 22 foot wide uninsulated concrete retaining wall on the north side of the home; it allows heat in during the winter and out during the summer. There, despite being the city manager for Port Moody, he encountered some resistance about conforming to existing building regulations.
“It’s not just the municipality, it’s the insurance industry and banks,” he says. “Anytime you try and do something a little different, the deck is stacked against you – they legislate for minimum standards, not for maximum effectiveness.” Royer believes it’s time to update the provincial building codes and allow for some flexibility, especially for sustainable homes.
Keith Sashaw, president of the Vancouver Regional Construction Association, argues that the industry has made significant progress with sustainability over the past five years, pointing to material salvage and recycling efforts. He also believes the building codes are starting to become more performance-based, rather than rigid requirements.
“The challenge with building codes is making it a balancing act between consumer protection and incorporating ideas around sustainability and affordability,” says Sashaw. “We have to meet the objectives without adding cost.”
Both he and Royer agree that builders need to incorporate sustainability into their practices if they want to meet growing consumer demand, and that it’s actually a competitive edge. The VRCA is currently working on a certification process for sustainable builders.
In the meantime, Royer acknowledges many others can’t, or won’t put as much research into building their homes as he did. That’s why he’s more than willing to share his knowledge either informally, in conversations with his neighbours, or in the seminar he will be conducting at BUILDEX on February 24th at 1 pm.
“I’m open to the idea of helping others who want to learn about sustainable home building,” he says. “I’ve already been providing lots of free advice!”