TINSHS Housing Project FAQs

This information pertains to the prototype housing model being developed in conjunction with MGA and BC Passive House. It is subject to change as the project evolves. 

(This page last updated on: November 7, 2023)

Exterior envelope will be fire resistant – non combustible roof and exterior walls. Structure is all Light-wood frame (combustible) however a substantial proportion of the exterior (roof and some walls) will be clad in Non-combustible Metal cladding.

Fire rated interior, demising walls between units.

Interior NFPA 13R suppression system, which can mitigate interior fire risk and allow for wood finishing, for warmth and comfort. 

Siting, site design and landscaping is a key component to Fire-Smart design – providing fire breaks, clearing vegetation and dead material, and clearance to trees for example.

Roads on each side of property are fire breaks/guards.

Wood fibre insulation.

TJI floor & roof. 

Sound transmission Class of 50 minimum, targeting higher.

demising wall of services, kitchens, closets.

The design banks services and storage against the demising wall, which further improves the sound resistance performance of the demising wall.

Emerging technologies are promising and expensive.

Could have rooftop panels.

Minimal electricity required for a passive house.

The project is designed to the CACGB Zero Carbon Building Standard . We will be utilizing passive house envelope and passive design principles to significantly reduce the power demands, but in order to approach the Net Zero target, renewables WILL be required. We will include a PV array on the CMHC implementation of the project.

Emergency backup power is necessary in a remote location

For the TINSHS HSC project, we will be including an emergency “warm room” – a small space which will double as laundry room and adjoin the shared outdoor space. In an emergency or power outage it can be heated with a wood pellet stove. We are not planning to include an emergency generator as part of the initial HSC implementation, but it could be built into the larger project.

Screw pile or sono tube/concrete pier. Parallam Beam Grid.

Heat pump will be investigated in an upcoming energy modeling exercise for this design. It is simple mechanically and includes options for both heating & cooling. 

Heat recovery systems and geothermal possibilities will be considered.

Individual unit heat control will be included.

Efficiency of a passive house requires less heating – gold standard, LEED standard, triple pane windows. 

Passive houses can overheat easily with an oven and dryer, staying cool is part of good design. Proper ventilation is key.

Efficient well-sealed envelope that requires minimal heating.

Rainwater and greywater collection, as well as greywater irrigation systems to be developed. 

Infrastructure of septic system preferred to composting toilets – Regional District & Vancouver Coastal Health guidelines will be met.

Concerns that composting toilets might be difficult to use.

Wood fiber insulation. Concerns around flammability of wood fibre insulation to be mitigated by the fire resistant exterior envelope and internal suppression system.

No cost estimate yet; costing will be part of the implementation funding application due prior to year end.

There is an economy of scale to the sq. ft. cost of each unit.

Rough estimate of 1 million dollars for the 4 unit prototype project, not including interior. We will have costing information coming together by December.

This housing option will be “affordable” in that initial costs will be on par with other “modular” products, but high performance design and better quality materials will provide operational cost savings over the lifetime of the building.

Introducing colour into the design is entirely possible.

Suggestions included coloured tin roofs, coloured doors and “blank slate” outdoor window frames that residents can paint to their liking.

Higher risk of toxicity due to off-gassing within the well-sealed envelope to be mitigated by using inert and non-toxic materials in construction and interior finishing.

interiors are not determined yet, low VOC materials will be specified, BC Passive House uses inert materials.

We are designing to the CACGB Zero Carbon Building Standard.

Housing will be hooked up to Gillies Bay water at a cost of $7,500 per unit.

Quality is the main issue and water treatment may have to be arranged on site.

2 fire hydrants presently along the road, more to come.

Goal of 40, to be built in stages.

Dependant on which grant avenues we are successful in pursuing.

This will be a strictly rental housing development in order to be eligible for various sources of capital funding.

At this point, only Texada seniors will be eligible to apply. TINSHS will seek more specific guidance on tenancy policy from the BC Non-profit Housing Association, BC Housing and other housing societies. 

TINSHS will not be providing care aides or any other in-house support because we are strictly a residential seniors rental and not a care home.  Any of the care services currently available (care nurses, Better At Home, etc.) to come to your private residence, you can bring in while in a TINSHS rental.

The cost of this project is continually changing as we hone in on the vision, the scale and the implementation strategy. We can only see a few steps ahead, and our focus is always on raising funds for the task at hand, not the entirety of the project.

Currently we are fundraising for land purchase and associated costs. See our Capital Campaign for progress updates.

Community bonds are a possibility for investors and will/are being investigated.

For a full history of our fundraising, see Our Supporters | Texada Island Non-profit Seniors Housing Society