Information Bulletin

Building and Safety Standards Branch

PO Box 9844 Stn Prov Govt
Victoria BC V8W 9T2
Email: [email protected]
Website: www.gov.bc.ca/buildingcodes

No. B24-09-R
May 16, 2024

Adaptable Dwelling Units

Frequently Asked Questions
This bulletin provides responses to frequently asked questions about changes in the
British Columbia Building Code (Building Code) 2024 regarding adaptable dwelling units. This
bulletin may be updated from time to time to provide answers to more questions.

This bulletin supplements the Building Code 2024 adaptable dwelling unit requirements, but it
does not repeat them. This bulletin is not to be relied on as an alternative for reviewing the
Building Code 2024. Questions on how to apply the Building Code to a specific project should
be directed to a building professional.

Bulletin B24-01 provides information on the effective date for these new requirements.
Information on the technical changes to the accessibility and adaptable dwelling unit
requirements will be further discussed in separate bulletins, soon to be released. Code users
are encouraged to sign up for BC Codes updates and check often for new technical bulletins.

More information on accessibility and adaptability, including reports on public engagements

can be found on the Building Codes & Standards’ website.

What is an adaptable dwelling unit?

The Building Code 2024 defines an adaptable dwelling unit as “a dwelling unit designed and
constructed with some accessible features, and which accommodates the future modification
to provide more accessible features.” This means the elements and features of a building that
are impractical or impossible to renovate are built to be resilient to multiple future
renovations at the initial time of construction.

Building walls and systems, such as plumbing and electrical, that are not easily renovated in
an apartment building (could be loadbearing, could be fire separations) are located and
designed to suit a variety of occupants’ needs and preferences over the life cycle of the
building, minimizing expensive or impossible renovations.

Furnishings and finishings, such as kitchen and bathroom cabinetry, fixtures, and appliances,
are easier to change over the life cycle of the building. The Building Code provides designers’
choice for such furnishings and finishings within dwelling units as occupants have various
unique preferences and needs and that these preferences and needs can evolve over time.
The contents of this Bulletin are not intended to be provided as legal advice and should not be relied upon as legal advice.
The Building and Safety Standards Branch does not enforce compliance with the British Columbia Building Code. Local authorities
are authorized to enforce the British Columbia Building Code through the Local Government Act and the Community Charter.
1
 Information Bulletin
Building and Safety Standards Branch
PO Box 9844 Stn Prov Govt
Victoria BC V8W 9T2
Email: [email protected]
Website: www.gov.bc.ca/buildingcodes

What units of what buildings must be adaptable?

The adaptable dwelling unit provisions in the Building Code 2024 apply to single-storey units
that are served by a common accessible interior corridor. Typically, this means single-storey
units in apartment-style buildings will need to be designed and constructed as adaptable.
There are several circumstances described in Article 3.8.5.1. of Division B where the adaptable
dwelling unit provisions do not apply to a dwelling unit, such as:

• The dwelling unit is more than two stories,

• The dwelling unit has its own separate entry/exit to the exterior, or
• The dwelling is not served by an interior corridor that is required to be accessible.

For apartment-style buildings, the Building Code 2024 requires the common building
entrances to be accessible as well as the common paths of travel on the entry level.

For buildings following Part 3 of Division B, this can mean first storey dwelling units must be
adaptable, but second storey units may not be unless an elevator provides access to that
second storey. An elevator is required in three storey buildings following Part 3 which
essentially means access is required for all common corridors and spaces throughout the
building and that all units served from the accessible interior corridors must be adaptable.

For buildings following Part 9 of Division B, this can mean first storey dwelling units must be
adaptable, however second and third storey units are not required to be adaptable unless an
elevator provides access to those second and third stories. An elevator is not required in
buildings following Part 9 of Division B, if the second and third stories contain only dwellings.

For buildings following Part 3 or Part 9, an elevator is required to connect accessible common
areas such as common recreation areas, common garbage and recycling rooms, and common
rooftop occupancies. Amenities for the shared use and enjoyment of all occupants are to be
accessible and connected by an accessible path of travel.

Are adaptable dwelling unit requirements being phased in?

Yes, and sort of. The requirements adopted into the Building Code 2024 are a first step.
However, unlike the BC Energy Step Code and Carbon Emissions Levels, the Province has not
yet created subsequent steps nor a time frame on their creation. Feedback received during
consultations and summarized in the engagement reports on the resources web page said
more is needed to ensure appropriate and affordable housing is made available. While it is
recognized that there are still opportunities inside units for more features to be adaptable1,

1
Such as more bedrooms, more bathrooms, more living spaces, balconies, laundry areas, and operable
windows, as well as inter-storey travel.
The contents of this Bulletin are not intended to be provided as legal advice and should not be relied upon as legal advice.
The Building and Safety Standards Branch does not enforce compliance with the British Columbia Building Code. Local authorities
are authorized to enforce the British Columbia Building Code through the Local Government Act and the Community Charter.
2
 Information Bulletin
Building and Safety Standards Branch
PO Box 9844 Stn Prov Govt
Victoria BC V8W 9T2
Email: [email protected]
Website: www.gov.bc.ca/buildingcodes

and opportunities for more units of more building types to be adaptable2, there is much more
engagement and analysis yet to do before speculating subsequent steps. Those interested in
further development of adaptable dwelling unit requirements are encouraged to participate
in the national code development system where work is ongoing.

Can the clear spaces in adaptable units overlap with other required clear spaces?

Yes. Clear spaces can serve multiple functions and features. Utilizing clear spaces for multiple
functions is encouraged as this helps reduce unnecessary movement between tasks.
Sentence 3.8.5.2.(2) of Division B explicitly states that unless otherwise required, clear areas
and spaces are permitted to overlap with others.

Does all clear floor space have to be kept clear all the time?

Clear floor spaces that function as emergency routes must not be obstructed.

Recognizing that renovations may occur over the life cycle of the unit, many of the clear floor
space requirements are only required to be shown on architectural drawings for the purposes
of demonstrating the potential. The furnishings and finishings as part of the initial
construction or initial decoration do not need to be the same as those illustrated on
architectural drawings for the purposes of demonstrating the potential. Features such as an
additional kitchen island or bathroom linen cabinet that are not depicted on the set of
architectural drawings for the purposes of demonstrating the potential may still be included
in initial construction. If the proposed unit design differs from the potential unit design, both
proposed design and potential design should be clearly noted in the architectural drawings.

If I show the future potential for clear floor spaces and future installations of
fixtures on architectural drawings, do I have to build the unit as drawn?

No. To demonstrate compliance, a set of architectural drawings needs to show that when
cabinetry and fixtures (as examples) are selected and located accordingly that the spaces
described in the Building Code are available for the occupant. A second set of architectural
drawings can be created to show the intended cabinetry and fixtures (as examples) that are
intended for initial construction. (This second set of drawings could show select features as
‘removeable’ or simply as different.) The drawings showing ‘potential’ and the drawings
showing ‘proposed’ may have different cabinetry and fixtures (as examples), but the walls and
the location where the plumbing system penetrates the walls will generally be the same.

2
Such as second and third storey units of small apartment buildings, row houses, townhouses,
duplexes, triplexes, semi-detached houses, and detached houses.
The contents of this Bulletin are not intended to be provided as legal advice and should not be relied upon as legal advice.
The Building and Safety Standards Branch does not enforce compliance with the British Columbia Building Code. Local authorities
are authorized to enforce the British Columbia Building Code through the Local Government Act and the Community Charter.
3
 Information Bulletin
Building and Safety Standards Branch
PO Box 9844 Stn Prov Govt
Victoria BC V8W 9T2
Email: [email protected]
Website: www.gov.bc.ca/buildingcodes

As an example, a kitchen island with a sink may be shown on ‘proposed’ architectural

drawings and the cooktop may be separate from the island against an adjacent wall. The set
of architectural drawings showing ‘potential’ will need to demonstrate how the island could be
reconfigured so that the sink has a continuous counter between it and the cooktop.

What does the Building Code mean with the language “that accommodates the
future installation of”?
The Building Code uses the language “that accommodates the future installation of” in
relation to power door operators in Sentence 3.8.5.4.(5), in relation to lavatories, showers,
bathtubs, and grab bars in Sentence 3.8.5.7.(1), and in relation to kitchen sinks in Sentence
3.8.5.8.(1) of Division B. Accommodating the future installation means that the designated
location for a power door opener, plumbing fixture, or grab bar, does not have obstacles that
would hinder the installation of an opener, accessible fixture, or bar as described in the
Building Code. It may not be reasonable to change walls or the portions of the plumbing
systems within those walls in the future, so those items need to be considered during the
design process. The actual items installed during initial construction do not need to be the
accessible ones described in the Building Code, but the space is accommodating should
somebody need or wish to replace items with accessible items in the future.

How many bedrooms and bathrooms in a unit must be adaptable?

One bedroom and one bathroom in an adaptable dwelling unit need to be adaptable.
Sentences 3.8.5.6.(1) and 3.8.5.7.(1) of Division B state “at least one” meaning one is compliant.

Dwelling units with more than one bedroom or bathroom are only required to designate one
of each to be adaptable. It is recommended, but not required, that if a bedroom with an
ensuite is selected to be the designated adaptable bedroom that the ensuite be the
designated adaptable bathroom.

The designated adaptable bedroom and adaptable bathroom must be connected with a path
of travel that meets minimum clear width requirements, but this path of travel is not required
to connect to other bedrooms or bathrooms. The path of travel serving the adaptable
bedroom and adaptable bathroom is required to be connected to the unit entry/exit door, a
living space, and an adaptable kitchen.

Does the adaptable bedroom have to accommodate two people?

No. Although occupant load is typically based on two persons per bedroom, this is used
primarily to assign appropriate fire safety requirements and not as a requirement that two
people must occupy a bedroom. It may be prudent to designate the adaptable bedroom as
one that can easily accommodate two people and provide access to multiple sides of a bed,

The contents of this Bulletin are not intended to be provided as legal advice and should not be relied upon as legal advice.
The Building and Safety Standards Branch does not enforce compliance with the British Columbia Building Code. Local authorities
are authorized to enforce the British Columbia Building Code through the Local Government Act and the Community Charter.
4
 Information Bulletin
Building and Safety Standards Branch
PO Box 9844 Stn Prov Govt
Victoria BC V8W 9T2
Email: [email protected]
Website: www.gov.bc.ca/buildingcodes

but there may be other reasons not to. The Building Code does not regulate furniture such as
beds, other than to demonstrate that a bed can be located such that an adequate
turning/transfer space can be adjacent on one side. The Building Code does not limit the
choice of bed nor require a path of travel to more than one side. A bed that is shown on
architectural drawings to demonstrate an adequate transfer/turning space does not have to
be the actual bed the occupant selects or in the exact location from the drawings as these are
at the occupant’s discretion. Furniture placement cannot obstruct emergency routes
including egress windows.

What is an adaptable kitchen?

An adaptable kitchen is one that can be shown on architectural drawings as a functional

kitchen layout that provides the required clear floor space. The architectural drawings must
show the potential for a cooktop and sink to be adjacent, or the potential for a continuous
counter to connect the two. It is anticipated that kitchen renovations may occur over the
lifecycle of the unit, so it is not required that the kitchen initially constructed be the same as
the kitchen layout demonstrated on architectural drawings for the purposes of demonstrating
the potential. It is however required that the plumbing system serving the kitchen be located
at a height where it penetrates the wall such that a sink could be installed at multiple different
heights without requiring substantial reconfiguration to the plumbing system. It may be
helpful to consider the adaptable kitchen design referred to in the Building Code as the
surrounding kitchen walls and area provided for the kitchen and not the finished cabinetry or
appliances themselves as cabinetry and appliances can change over the building’s life cycle.

What is an adaptable bathroom?

An adaptable bathroom is one that can be shown on architectural drawings as a functional

bathroom layout that provides the required clear floor spaces. The architectural drawings
must show the potential for a lavatory (sink), and shower or bathtub, that meets some
accessibility provisions, but it is not required that the fixtures initially installed be the same as
the bathroom layout demonstrated on architectural drawings for the purposes of
demonstrating the potential. It is however required that the plumbing system serving the
lavatory, and shower or bathtub, be located such that the wall penetration enables different
fixtures to be traded out without requiring opening the walls and substantial reconfiguration
to the plumbing system. A clear lateral transfer space is required adjacent the water closet.

Functional clear space adjacent the water closet described in Article 3.8.5.7. of Division B is
required at the time of initial construction. This helps ensure the dwelling unit is visitable by
people with diverse abilities by providing reasonable access to a water closet as part of a visit.

The contents of this Bulletin are not intended to be provided as legal advice and should not be relied upon as legal advice.
The Building and Safety Standards Branch does not enforce compliance with the British Columbia Building Code. Local authorities
are authorized to enforce the British Columbia Building Code through the Local Government Act and the Community Charter.
5
 Information Bulletin
Building and Safety Standards Branch
PO Box 9844 Stn Prov Govt
Victoria BC V8W 9T2
Email: [email protected]
Website: www.gov.bc.ca/buildingcodes

Utilizing clear spaces for multiple functions is encouraged. It is possible to utilize the floor
area of a zero-threshold shower to also serve as the functional clear floor space required for
the use of other fixtures, such as the water closet (toilet).

Grab bars are not required, however; the walls adjacent to the water closet, and to the shower
or bathtub, must be reinforced so that the future installation of grab bars is not limited by
insufficient or unsuitable anchorage points.

Do adaptable dwelling units look different from other dwelling units?

Adaptable dwelling units can look and feel the same as other dwelling units. The designer has
the same choices for furnishings, finishes, and aesthetics broadly as for other dwelling units.
The difference between adaptable dwelling units and other dwelling units is that adaptable
dwelling units are shown on architectural drawings to have the potential to be renovated to
suit a variety of occupants needs without costly and intrusive reconstruction of building
systems (such as, but not limited to, structural, fire protection, and plumbing).

What is the impact to construction costs?

The adaptable dwelling unit provisions share some similarities with SAFERhome Standards
which, when incorporated in the design stage, can be achieved with a nominal construction
cost increase of approximately $1 100. Construction costs to renovate an existing home to
the provide the same features can exceed $100 000.

Providing adaptable housing provides safer housing for all, as dedicated manoeuvring and
functional spaces may help reduce trips and slips, thereby reducing personal distress and
impacts to the medical system.

The Building Code 2024 includes many updates to the accessibility requirements including the
reduction and elimination of historical variations to the model National Building Code of
Canada (NBC). Recent anthropometric data has been reviewed to inform better and more
economical design. A notable example is that B.C.’s historical default for the width of an
accessible path of travel was 1 500 mm; the NBC 2020, based on recent anthropometric data,
requires 1 000 mm as a minimum. The Building Code 2024 adopted the 1 000 mm minimum
in large part to ensure the space the Building Code requires provides the greatest chance of
being needed and used, without requiring the expense of constructing space that may not be
used. Scrutinizing these historical requirements is one way the Province worked to economize
floor space in buildings.

The contents of this Bulletin are not intended to be provided as legal advice and should not be relied upon as legal advice.
The Building and Safety Standards Branch does not enforce compliance with the British Columbia Building Code. Local authorities
are authorized to enforce the British Columbia Building Code through the Local Government Act and the Community Charter.
6
 Information Bulletin
Building and Safety Standards Branch
PO Box 9844 Stn Prov Govt
Victoria BC V8W 9T2
Email: [email protected]
Website: www.gov.bc.ca/buildingcodes

Do student dormitories and other residential units need to be adaptable?

No. The adaptable dwelling unit provisions are for permanent housing. Other residential
uses such as student dormitories that have management systems in place to assign sleeping
rooms and bed spaces to individuals on a temporary basis are similar to hotels and motels.
As for hotels and motels, student dormitories and other residential uses where management
systems can allocate sleeping rooms and bed spaces on a temporary basis based on
individuals’ needs and preferences must provide at least one fully accessible sleeping room or
bed space for each 20 provided. Since it does not make sense to expect a temporary occupant
to ‘adapt’ one’s sleeping room or bed space, the other 19 of 20 rooms/spaces are not required
to be adaptable. It is a management decision on whether to provide accessible features in
more rooms and spaces than the minimum required by the Building Code.

Does this bulletin change what the Building Code 2024 says?

No. This bulletin intends to clarify the intended interpretation and application of the Building
Code 2024 where confusion may exist over the technical language used in the Building Code.

Will there be an adaptable dwelling and an accessibility handbook?

As the BC Building Code’s accessibility requirements are more closely harmonized with the
model National Building Code, there are no plans to update the 2020 edition of the Building
Accessibility Handbook, which support implementation of the 2018 edition of the BC Building
Code.

However, plans are underway to develop a guide with commentary and design solutions to
support implementation of and compliance with the new BC Building Code 2024 adaptable
dwelling requirements.

The contents of this Bulletin are not intended to be provided as legal advice and should not be relied upon as legal advice.
The Building and Safety Standards Branch does not enforce compliance with the British Columbia Building Code. Local authorities
are authorized to enforce the British Columbia Building Code through the Local Government Act and the Community Charter.
7