Gravity-Defying Design
Tiny Homes with Big Promise
Edible Gardens Green Roof How-Tos
+ GARDEN SHEDS
Designing homes that can stand up to wind, rain, fire and even earthquakes.
BY CAROLYN CAMILLERI26 STRAIT AHEAD
A serene Japanese-inspired home is designed to showcase the surrounding natural beauty. BY NESSA PULLMAN
36 DEFYING GRAVITY
A cliffside property marries its natural setting with feats of engineering.
BY DANIELLE POPE 44
ROOFS
Everything you need to know before making this eco-friendly commitment. BY DAVID LENNAM
8
EDITOR’S LETTER
Nature’s effortless invitation into home design.
BY DANIELLE POPE
11
SPRUCE IT UP
Sunny side up: Summer trends to bring your home to life.
16 THIS ROOM
Adding in garden-shed charm can build space for creativity. BY SUSAN HOLLIS
18
DESIGN INSPO
A water feature can enhance your garden’s esthetic — and your mood. BY SIMON PAGET
54 THE HOME EDIT
Tiny homes find new ways to bring in extra space. BY DAVID LENNAM
Bring edible additions into your home and garden designs with a little know-how.
56 REAL ESTATE
Islanders are finding new ways to get into home ownership. BY SHANNON MONEO
58 FINISHING TOUCH
Creating summer ambience with spotlights.
Summer is, without competition, my very favourite season. It’s the sound of crickets on a warm evening, the endless aromas of freshly cut grass and some neighbour’s BBQ. It’s the kids next door shrieking with laughter as they bounce through the sprinkler on their trampoline.
And it’s the way nature curates an effortless invitation to join her outdoors — come, sit, have a lemonade and won’t you stay awhile?
We humans work awfully hard to grasp the easy way nature designs her space, with just the right amount of greenery, dimension and light to feel welcoming, inclusive, alluring, at rest. While summer itself may feel like a time brimming with events, trips and hosting, it’s also a time we can take stock of what nature is showing us. There’s a climactic experience to this season that claims: we’ve made it. This is what we’ve been working so hard for.
If you’re one of the Victorians — like some in this issue — who have strived to build a space they are thrilled to enjoy, you well know the satisfaction of finally getting to sit on that porch or by that pool and sip your lemonade. This is your time. And if you look around and only see how you wish things could be — projects still in progress, in design or even in dream phase — stay the course. It’s a long season and holding tight to those dreams will move you closer to what you’re hoping to see.
In the meantime, you may find some inspiration in these pages.
From the garden-shed charm of This Room to edible additions you can add in The Home Edit and a new take on water features through Design Inspo, this issue looks at nature as the architectural expert. Our Real Estate column visits new ways into home ownership and our features look close up on the realities of incorporating a green roof, and what it takes to build “coast-proof” architecture.
Be ready to hold your breath for a lakeside build that literally hangs off the edge of a cliff face with Batcave vibes (see “Defying Gravity”). As well as one that makes cooking in the woods seem like a luxury family affair (see “Strait Ahead”). We take a look at how tiny homes are being used today (see “Living Big in Small Spaces”) and how using a spotlight can transform your outdoor space (see Finishing Touch).
It’s an easy time for us to witness our innate human inclination to connect with the natural world, and that motivation can influence our choices in designing our own spaces — sans the sticky heat, of course.
Here’s to finding that best bit of nature along each of our paths this season.
Danielle Pope, Editor
597 Hillside Ave, Victoria adam@broadwellmetal.com 250-812-7514
kyle@broadwellmetal.com 250-919-5984
broadwellmetal.com
PUBLISHERS Lise Gyorkos, Georgina Camilleri
EDITOR-IN-CHIEF Joanne Sasvari
EDITOR Danielle Pope
DIRECTOR OF PHOTOGRAPHY Jeffrey Bosdet
LEAD GRAPHIC DESIGNER Janice Hildybrant
ASSOCIATE GRAPHIC DESIGNERS Kelly Hamilton, Caroline Segonnes
ADVERTISING CONSULTANTS Deana Brown, Will Gillis, Cynthia Hanischuk, Brenda Knapik
ADVERTISING CO-ORDINATOR Rebecca Juetten
MARKETING CONSULTANT Amanda Wilson
DIGITAL MARKETING
CO-ORDINATOR Claire Villaraza
MARKETING & EVENTS
CO-ORDINATOR Lauren Ingle
PROOFREADER Lionel Wild
CONTRIBUTING WRITERS Carolyn Camilleri, Susan Hollis, David Lennam, Shannon Moneo, Simone Paget, Nessa Pullman
CONTRIBUTING
PHOTOGRAPHERS Dasha Armstrong, Jody Beck, James Jones
CONTRIBUTING AGENCIES Getty Images p. 16, 20, 22, 24, 44, 49, 51, 56, 57; Living4Media p. 54; Stocksy p. 55
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ON THE COVER Strait Ahead. See page 26. Photo by Jody Beck.
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A gracious sitting room opens onto a private patio, welcoming in the summer sun that filters through the surrounding trees. Indoors, the room is coolly comfortable, a vision in white with black, gold and natural accents; step outdoors and a hand table awaits, the perfect setting for a morning latte or afternoon apéritif. To create this vision, Jenny Martin Design melded the home’s traditional elements with a contemporary esthetic and just a touch of playfulness.
Summer design trends to bring your home to life.
This season’s colour trends seem especially patriotic for this region, as cherry red and porcelain white are dominating the fashion and design worlds for summer 2024.
Not to outshine Pantone’s predicted tones that promise warmth and familiarity, however, browns and muted yellows are taking a crack at the hot seat, along with vibrant orange and a few subtle pastels. Chutney (PANTONE 18-1433), a brown that holds a hint of chocolate ice cream, Spicy Mustard (PANTONE 14-0952) and Sun Orange (PANTONE 16-1257) sear into summer heat, with the softer shades of Burnished Lilac (PANTONE 15-1905) and Tarragon (PANTONE 15-0326) cuddling close by. Fiesta (PANTONE 17-1564), and Brilliant White are staples for the season, and well suited to round out the seasonal theme: Colour is in.
Summer never looked more chill than from the laid-back position of a craft-built easy chair.
The West Coast Lounge Chair by The Stables Woodshop Fine Furniture & Design (now in downtown Victoria) is a striking yellow piece inspired by the raw beauty of B.C.’s West Coast. The locally sourced wood, together with felted wool, seagrass and brass, represents the warm tones of Victoria’s coastline on a sunny summer day. This lounge chair, custom created by The Stables founder Jeff Mann, features traditional mortise and tenon joinery and has been made with the intention of lasting a lifetime. While the piece itself was a custom fabrication, Mann hosts a spectrum of other craft furniture in his shop, from artisanal butcher blocks and Shaker tables to rolling pins and wooden mallets. thestableswoodshop.com
If you’re getting tired of seeing the same old art on your walls, use the excuse of a new season to switch up those pieces. The Summer Small Works Show & Sale is happening at the Art Gallery of Greater Victoria from June 13 to August 31, bringing a deluge of work from local artists into one room where you can peruse them at your leisure. From paintings and prints to photography and ceramics, the annual show offers the perfect opportunity to bring a few new conversation starters into your home and turn your walls fresh again. aggv.ca
Turn your bedroom into a sleep escape with these easy ways to dial down the heat.
1 Light Bedding
Make the switch from heavy bedding to light, breathable fabrics, such as cotton or linen. Invest in a summerweight duvet or cotton coverlet, then layer with breathable sheets made from natural fibres and pack away your synthetics to keep the heat at bay.
2 Ceiling Fan
A stylish ceiling fan will improve air circulation and create a gentle breeze, and the right design can complement your room’s esthetic. If a permanent fixture isn’t an option, use a window or floor fan to bring natural air movement into your space.
Maverick ceiling fan in burnished brass with washed white oak blades from McLaren Lighting.
3 Cool Colours
Choose a cool, calm colour scheme with blues and greens to mirror the natural heat repellers (like the forest and the ocean). Depending on how much natural light you get in your room, consider that lighter colours reflect sunlight while darker shades can add a sleepy gravity to the room.
4 Natural Materials
Counter your colours with as much natural material as possible, from wood to bamboo, rattan or jute for furniture, rugs and décor. These materials have a cooling effect and add a tropical feel to your space.
5 Lush Greenery
Indoor plants are known for their air-purifying qualities, and the deep greens of snake plants and peace lilies will bring cool freshness to your room.
6 Minimalist Décor
The best way to make your space feel cool is to have less in it. Declutter and add only minimal décor to create an open, airy atmosphere.
End of Day by Janet Brooks, acrylic and paper on board.Home-design tech has reached a new niche, with an AI-controlled cat door that won’t let your furry friend bring their catches inside. The Flappie — a Swissbuilt concept cat door that launched this year — gives selective-access control that automatically senses when your cat wants to enter with its prey. The system can identify prey from mice to birds via a detection camera, and immediately closes its entrance. It’ll even send a report on when and how many times Trixie had to be shut out, with push notifications, analyses, videos and photos of your cat sent directly to your phone from the Flappie app. Of course, if owners want to take a chance and let their princess in despite the warning, users can control all settings of the cat flap remotely. The door will set buyers back about $400, but eager owners will have to wait with tails flicking — the Flappie’s initial drop isn’t expected until the end of 2024. flappie.ch/en
Books to design change in your home.
There’s a magic to coastal living. Whether or not your home is facing a beach, however, there are ways to bring the inspiration of the sea into your own designs. That’s the mission of Lauren Liess in her new book, Beach Life: Home, Heart & the Sea (ABRAMS Books, 2024). The work explores why we are drawn to life by the sea and the therapeutic benefits of being near the ocean — or at least adding its motifs to our homes. Roll out your favourite beach blanket and escape into sunshine and surf with this work of interior design advice. The book is filled with explorations into mindfulness, stories and even seasonal recipes, and will capture your own spirit of the sea to bring home.
A home has one primary function: to work for the people who live there. That’s the pillar that American architect Gil Schafer holds to in his latest book, Home at Last: Enduring Design for the New American House (Rizzoli, 2024). Renowned as a leading expert on contemporary traditional architecture, Schafer’s work captures how he translates history into the houses he works on and how those houses adapt to the needs of the families that live in them.
THIS BONUS BUILDING CAN CREATE A COMFORTABLE ROOM FOR ALL YOUR CREATIVE NEEDS.
Recent years have seen property owners take up a great reimagining of every square metre of their properties, inside and out.
Functional, decluttered, unique and beautiful home spaces have become a collective obsession — and that extends to our yards and outbuildings. Whether it’s an old storage shed, a prefab studio or a custom-built, stand-alone office, an outbuilding can meet the need for that extra bit of breathing room you haven’t been able to capture inside your house.
If you’re lucky enough to already have a structurally sound, unused shed begging for a makeover tucked somewhere on your property, the possibilities for conversion to a living or workspace are near at hand — but where to start?
Pamela Billinghurst of Pamela Billinghurst Interior Design recommends addressing a few big-ticket items right off the bat to make a major impact on the shed, bringing function and form into play through the necessities.
“If the budget allows, equip the shed with insulation, heat and lighting for comfort,” says Billinghurst. “If the ceiling height is generous, add a built-in loft bed with a small sofa below. This way, the space can double as a guest house or a fun place for kids to have summer sleepovers with friends, while maintaining usable floor area.”
To bring an airy feel to a small floor plan, Billinghurst recommends installing a skylight and/or French doors for maximizing natural light.
Above: An outbuilding — even an elevated garden shed — should match the esthetic of the rest of your home and property. To set it apart, create a zone surrounding the building, from landscaping to its own patio space.
Left: It doesn’t take much to make a functional space. This simple eightby-10 foot Lean To by The Shed Guys brings clean lines and natural materials into play, while offering a private workshop for creativity.
For those without an existing outbuilding, a number of local companies can turn your dream of a stand-alone studio into reality in a couple of days.
The Shed Guys have been building sheds and shelters since 2000, and offer a variety of styles from which to choose. The smallest is their six-by-four-foot Lean To, and sizes go up in two-foot increments to a 12-by-24-foot option (important to note that building codes come into play when going beyond a 10-by10-foot structure). The family-run business is seeing a shift in the type of people opting for outbuildings.
“The past few years, we’ve seen a large increase of new homeowners, whether moving
Whether opting for a custom shed or the revamp of an old storage building, big gains can be made with a little footprint. Use some of these tips to turn your shed into a room of inspiration.
• For the least work, start fresh with a design perfected by its builder, like one of kSheds’ most popular models — the Cedar Basic, the Rancher Basic or the Hardy Studio — or one of The Shed Guys’ options, like the Classic Shed or the popular Lean To.
• To add square footage without taking down any walls, add on a wraparound porch complete with plants and outdoor furniture.
• Integrate toe-kick drawers in built-in cabinetry to maximize the kick space for extra drawer storage. An extra-high sixinch kick is ideal for this detail.
• Kit-out the interior with fixtures and furniture that can withstand the test of time, like flat woven indoor/outdoor area rugs and outdoor furniture. The Blu Dot Dog Days collection is compact, has highperformance upholstery and looks good from all angles (available at Chester Fields).
• Integrate clever storage solutions and modular furniture, such as a shelving system that can be added to over time (like the Cane Line Frame Shelving System).
• If wiring for electricity isn’t possible, choose solar lighting options such as portable outdoor lamps (like the Marset Chispa from Gabriel Ross).
• Keep it clean. Never underestimate the impact of a simple scrub and a new paint job on the interior or exterior of an old building.
from elsewhere or just downsizing,” says Aaron Morson, who works as a builder and handles customer service for his family’s business. “A large percentage of our customers have recently moved. We even get orders from customers who haven’t moved yet, but need something ready immediately when they move in.”
kSheds Construction, owned and operated by carpenter Kyle Knorr, has seen a 40-per-cent increase in business since the pandemic. His clients use his sheds for all sorts of purposes, including saunas, motorcycle storage, even a small, private, client-friendly lawyer’s office.
“I had a customer use one of my sheds for a kitchen, for making pies,” says Knorr, whose interest in the sector was piqued in a Parksville
high school woodworking class focused on building and selling sheds. After five years of framing and shed-building, he was able to go full time with kSheds in 2017 — that’s how popular the industry has become.
Different from prefab kits, companies like The Shed Guys and kSheds Construction build on site and can customize the interior and exterior to a client’s preferred style, seamlessly integrating the building into the lot’s overall esthetic.
“It’s been a common trend that people want backyard studios and offices for working from home,” continues Knorr, noting the transition can be seamless. “I make them custom to match the exterior of the house in colours, material, detail and all.”
A WATER FEATURE CAN ENHANCE YOUR GARDEN’S ESTHETIC — AND YOUR MOOD.
n a world where urban landscapes often overshadow the natural beauty surrounding us, adding a water feature to your outdoor space is a great way to bring a dose of Mother Earth into your yard. From captivating floating gardens and gurgling vanishing streams to refreshing backyard swimming ponds, these elements create a unique environment — and a vibe — all on their own.
Listening to the splash of a waterfall, watching the movement of a stream and observing all the life attracted to a natural ecosystem water feature “brings balance and zen into the ambience of a space,” says Noah Naccarato, owner and operator of Zen Waterscapes.
In addition to creating a soothing focal point in your outdoor space, the presence of water has other benefits.
“Negative ions are created from rushing water, released into the air, and will improve a person’s mood by increasing serotonin,” says Naccarato.
Even if you live in a small space with limited outdoor square footage, you can still take advantage of the calming effect a small water feature provides.
“Water features are scalable from homes on acreage to small condo patios,” says Scott Stevenson of Van Isle Water.
When selecting a water feature, here are a few factors to consider.
There’s no shortage of options when it comes to water features, but there are a few guideposts to know which direction to go.
“A homeowner should consider how they want to interact with it, maintenance requirements, space available for the water feature and the budget they have to put towards it,” says Nacarrato.
Nacarrato encourages homeowners to be realistic about their lifestyles and schedules. For example, if you’re comfortable with some maintenance, a fish pond with aquatic plants can be a stunning addition to an outdoor space. However, if you’re looking for an option that requires less upkeep, Nacarrato suggests a pondless waterfall that provides the wow factor without the upkeep.
It’s also worth considering whether the feature is ornamental or serves a secondary function — for the surrounding ecosystem
Above: Experts say the negative ions created from rushing water — as in this Ecosystem Pond from Aquascapes — can shift our environment and our mood.
THE IDEAL ENVIRONMENT FOR A WATER FEATURE DOES NOT GET TOO MUCH SUN, DOESN’T HAVE TO BE SHUT DOWN IN THE WINTER, AND HAS MINIMAL DEBRIS FROM ABOVE.
or its guests. Recreational ponds, which act as natural swimming pools, have risen in popularity on the Island.
“Similar to small ecosystem ponds, a rec pond is designed to work with nature, rather than against it,” says Naccarato. “This means natural and mechanical filtration that keeps the pond clean and clear without the negative effects and balancing of pool chemicals. Imagine having a personal lake in your backyard.”
The ideal environment for a water feature does not get too much sun, doesn’t have to be shut down in the winter to avoid freezing and has minimal debris from above. That last part is more important than you may think.
“If there is a significant amount of trees or greenery in the area that will create a large volume of debris in the water feature, then a pondless waterfall or a fountain feature will handle the debris more efficiently,” says Naccarato.
Your water feature should also blend cohesively with the pre-existing landscape. That means considering if you’re angling for a wildscape or something more polished.
“If the yard has a natural feel, then a formal feature may look a bit foreign when installed,” says Stevenson.
In addition to considering the surroundings, it’s important to choose a water feature that’s well suited to the size of your backyard or garden.
“The scale should be appropriate for the overall landscape plan,” says Stevenson. This means choosing a set-up that creates a focal point without overwhelming your outdoor space.
Placement is everything. To get the most out of your water feature, Stevenson suggests making sure the feature is placed in an area where one can easily enjoy it from a vantage area — that adds value inside or out.
Making your water feature dreams come true takes time.
“Even the most simple water features can have a lot going on under the hood,” says Stevenson.
A realistic timeline will need to be factored into the overall investment of the project.
Whether you’re craving an understated zen accent or a large-scale swimming pond, a team of professionals can help create a beautiful outdoor focal point meant to enchant the senses.
“As humans, we are transfixed by moving water,” says Stevenson. “No one goes outside and sits in a lawn chair to stare at their hedge.”
Creating areas of interest involves more than just plunking a water feature in the centre of a lawn. This stepping-stone path and water feature by Zen Waterscapes captures how much intrigue can be created through design layers.
Above: Scale is a big factor when it comes to choosing how large a water feature should be for your property. This recreational pond by Acacia Landscape offers the idyllic resolution for the small rocky path leading down to it.
Resilience is just part of the design for homes that can stand up to rain, wind, fire and earthquakes.
BY CAROLYN CAMILLERI
No matter where in the world a home is built, it must be constructed to withstand the particularities of its environment. On the West Coast, that means designing homes with features and materials that make them more resilient to wind and rain, climate change and earthquakes.
According to Mark Bernhardt, president of Bernhardt Contracting and president of the Canadian Home Builders Association of BC, provincial seismic requirements have been very strong for many years — and they are about to get stronger.
“In the next year, there will be another building code change that will ramp that up again,” he says. “The West Coast in particular, and B.C. in general, will have some of the most seismically safe buildings in the world. It already does, and I think people living in new homes here on the West Coast can feel pretty good about their house in an earthquake.”
An important factor in earthquake resilience is flexibility in the construction materials. Concrete and steel are more flexible than you might think.
“It requires the steel and the concrete to be strong — they both do different things — and so concrete can be a very earthquake-resilient material,” says Bernhardt. “Wood is actually even a little bit better. If we’re talking about single-family homes, wood, even the way we built 50 years ago, is a very, very earthquake resistant and flexible way to build.”
Above: Laying the ground work for coastproof architecture starts with seismic safety and foundations that can stand up to the next “big one.” This project from Bernhardt Contracting shows an aerial view of this early work.
“I THINK PEOPLE LIVING IN NEW HOMES HERE ON THE WEST COAST CAN FEEL PRETTY GOOD ABOUT THEIR HOUSE IN AN EARTHQUAKE.”
There’s a reason homes on this coast have traditionally featured cedar and other natural materials. It’s an act of resource, and preservation.
“We saw that with the Christchurch [New Zealand] earthquake, where their buildings are very similar to ours and very, very few of the major problems happened in wood-frame buildings,” says Bernhardt.
Earthquake resiliency is not the only thing that makes West Coast homes special. Rain, damp and wind — especially wind — are constants and influence the
way homes are built. For example, West Coast homes often use more resilient finishes, like cement fibreboard, better known as Hardie board or Hardie plank, which is a versatile, durable alternative to wood siding. Metal siding is also popular and is notable for its low maintenance. Stucco is also a common choice.
“That isn’t something we would see in other provinces, like the Prairies,” says Bernhardt. “A lot of folks here, when they’re building a home, want to focus on durability, lower maintenance and things like that. It’s not just about style decisions.”
Hardie board, metal and stucco are more durable in high winds than vinyl siding, for example, which can crack if flying debris hits it.
“Cement board or metal or something like that can take a pretty hard hit from a piece of flying debris, so that certainly helps with our storm resiliency here,” he says.
When it comes to waterproofing, it is not just the siding protecting homes.
“What’s underneath your siding is just as important as what you side it with and maybe even more important,” says Bernhardt.
He explains that it’s a sequence of steps that effectively waterproof a building by using air gaps and particular materials that prevent wind-driven rain from getting through the siding and water barrier, then soaking into the wood.
“The requirements on that have been really strong in B.C. for quite a while,” he adds.
Kristie Signer, the City of Victoria’s climate adaptation specialist, offers a series of tips to help make homes more resilient to the effects of living on the coast in a changing climate.
❑ Plant native, droughtresistant trees and other vegetation on the south and west side of homes to provide shade and potentially buffer flood impacts from extreme precipitation events.
❑ If you have a basement, install a sump pump.
❑ Install a back-flow prevention valve on your sewer pipe to help protect your home from sewage backups associated with extreme precipitation events and atmospheric rivers.
❑ Install eavestroughs and downspouts if your home does not have them and ensure downspout extensions direct water at least 1.5 metres away from your house, and not toward your neighbour’s property.
❑ Evaluate how full any rain collection systems are before expected precipitation events.
Permeable materials like paving stones allow water to easily pass through.
❑ Whether building new or redoing your driveway or sidewalks, consider choosing permeable materials, such as permeable concrete, asphalt and paving stones, that allow water to readily move through and percolate into the soil.
❑ Clear your roof, eavestroughs, downspouts and drainage gutters of debris by removing needles and leaves.
❑ Review your insurance policy yearly when it renews; products or your eligibility for coverage may have changed and it can be very costly to recover following hazard events.
❑ Consider using lighter colours for your roof to absorb less heat.
❑ Add insulation to your attic space or upper floors to help stabilize the temperature in the cold and warm months.
Natural materials, especially cedar siding, are common on the West Coast due to their prevalence, flexibility and natural hardiness to wet weather.Roofing materials are another decision point for maintaining durability, and there are lots of options.
“The main governing factor, here, is wind more than anything else,” says Bernhardt. “Regular shingles will deal with water, and regular shingles can actually deal with wind, too. A metal roof is probably going to be more durable than a shingled roof, but that’s a style choice more than anything these days.”
How well a home is sealed is important in rain and storm resiliency. In fact, recent building code changes mean new builds must be tested for drafts.
“Anything that’s newly built is going to be better than what we were doing even five years ago, and it makes a big difference for how long it can keep heat in,” he says.
Sealing drafts also prevents wet air from getting inside — wet air that can lead to mould and other problems common for coastal climates.
Then there are the windows. Not only do good windows help with energy efficiency, ventilation and temperature control, they also provide noise proofing. Luckily, high-quality windows are widely available, thanks to B.C. manufacturers. A decade ago, this wasn’t the case — at least not for locally made windows.
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To keep pace with B.C.’s Energy Step Code, understanding building science is critical to constructing well-insulated, energy-efficient, low-maintenance, generational homes.
“Now, there are at least 15 — probably more — manufacturers here in B.C. that are manufacturing really good, really robust, highperformance windows,” says Bernhardt.
While the building codes mean new homes are more storm-resistant than ever, improvements are taking place with renovations, too. However, renovations can be more complicated because they may involve a mix of building techniques and strategies. For example, in a new build, upto-code insulation can be easily installed. But for a renovation, if the walls and siding are in good condition, removing it all to replace insulation is not only costly but also a waste burden.
Instead, practical renovations may be more focused on low-hanging fruit — installing better attic insulation and replacing an oil or gas heating system with a heat pump.
Resiliency in the face of a changing climate is a hot topic in home design.
Moreover, West Coast folks sincerely want their homes to be gentler on the environment and able to withstand the increasing intensity of weather events. One of the ways more homeowners are doing that is by installing heat pumps.
John Ho, community energy specialist at the City of Victoria, knows all about the benefits of electric air-source heat pumps. Installing a heat pump is one of the most impactful climate actions you can take.
There’s more to these design choices than you might think.
> While some of Victoria’s oldest buildings have brick facades, it isn’t as common with newer buildings. Once again, it’s more about cost and not about earthquakes — at least not anymore, thanks to modern building techniques, flexible mortars and hundreds of little ties that hold brick to a building.
“Certainly, some of it might crack and become damaged in a big earthquake, but the whole thing is designed to move and flex with the building,” says Bernhardt. “And, it’s all tied to the building, so you won’t have heaping slabs of brick falling off, at least not with a new building.”
> Ever wondered why so many West Coast homes don’t have basements? Turns out, it is largely related to cost. It is more expensive to blast through rock than it is to dig into, for example, prairie clay. However, that is changing.
“We certainly see a lot of basements in newer homes, and that’s simply because the cost of land is so high now, it becomes worth it to have a basement suite or something like that, whereas in older homes that didn’t make sense,” says Bernhardt.
Living among big, beautiful trees is one of the reasons people from across Canada envy those who live on the West Coast. But hotter, drier summers are making wildfires an increasing risk.
The B.C. government’s FireSmart program is a hub for information, including assessment guidelines and a helpful home manual.
“It’s a set of instructions, like the top 10 things a homeowner can do to reduce the risk of fire,” says Bernhardt. “Simple things, like raking the leaves away from the house, trimming bushes, removing debris — all very easy, just a bit of labour, zero-cost things people can do. But they have a massive impact on whether or not your house burns down in a forest fire.”
“Not just to get your reliance off of fossil fuels, but also to make your home more resilient to expected climate impacts that we’re already seeing and that we’re anticipating getting worse, such as heat waves that are going to increase in frequency and severity,” he says.
Heat pumps work by moving air around versus creating heat and also help to keep homes cool.
“It’s not just cooling — it’s efficient cooling,” says Ho. “It’s that year-round comfort piece.”
In addition to temperature control, heat pumps can help with humidity, dampness and air filtration, which is particularly helpful for allergens and wildfire smoke.
“It’s really a win-win kind of system,” he says.
Victoria and the southern coastal areas have the perfect climate for heat pumps — temperate with occasional cold snaps and heat waves — giving West Coast homeowners an advantage over homeowners in other parts of the country who are more hesitant to let go of their fossilfuel heating.
The transition to heat pumps is going very well on Vancouver Island and in the Vancouver area, says Bernhardt.
“We’re seeing the vast majority of homes now in this area choosing to have their main heating system be a heat pump system, and a lot of that’s just because they want the cooling,” he says.
Earthquakes, big storms and climate change — the strategies needed to address these challenges give West Coast homes their own brand of uniqueness, and mean coastal builders have a focused eye on these issues.
“The nice thing is, we’ve had these trades available to us for a long time,” Bernhardt says. “They’re very good, they’re very experienced, they know how to do it in retrofit, and they know how to do it in new builds.”
treats (without the calories)
Wild Jam Scone, Cafe Au Lait, Angel Food, Tarte
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Taking inspiration from Japanese design, this home was made to showcase the natural beauty that surrounds it.BY NESSA PULLMAN PHOTOS BY JODY BECK
Henry and Louise Fiorillo have a soft spot for the West Coast. Even after settling in Ontario, running a farm and raising their family, Henry held tight to his dream of one day building a house along the coastal B.C. waters of his youth, where he grew up in the family tugboat business.
It wasn’t until their daughter was visiting Vancouver Island in 2019 that the dream started to become reality.
In the town of Shirley, about 16 kilometres west of Sooke, she came across a secluded cliff-edge property brimming with native species and mature cedars that overlooked the rugged waters of the Juan de Fuca Strait. Before long, the entire family was on board.
“Looking out, you feel as though you are floating on water,” says Louise.
The family set about building their custom, multilevel home. Its architectural details were influenced by the Japanese Minka style — the simple but sturdy “people’s houses” of the countryside, built with clean lines and humble, natural materials — but with a modern coastal twist. For the build, they leaned on the help of architect Jack Ferguson, principal of JD Ferguson Design, and sourced Tonia D’Introno, owner of D’Introno Interior Design, to bring the interior to life.
“Just looking at the exterior, I knew the interior had to be very precise, refined and detail-oriented,” says D’Introno.
Knowing the clients were seeking a peaceful and
tranquil space, D’Introno encouraged a soothing natural colour palette throughout and created seamless connections between the inside, the outside and the various living areas.
“I worked with a layered, single tone to create a subtle yet harmonious effect, to let the view be the main decoration,” she says.
It would be a fine balance choosing the various materials while keeping within a single tone. A cool-toned white oak was used for the flooring and millwork, but the textures were varied for visual interest. The ceiling, inspired by the family’s memorable visit to the Audain Art Museum in Whistler, is done in hemlock, stained to match the white oak in the rest of the materials.
“It was a challenge not knowing how the tones would match once installed,” says D’Introno, “but when you walk in the space now, it all fits like a puzzle.”
With a cooking-centric family to design for — Louise is a holistic nutritionist, their daughter a food blogger and Henry a fisherman — D’Introno knew the kitchen would be the focal point, and it had to be designed impeccably.
“The design needed to have clean lines and minimalistic properties to coincide with the
Above: A prep sink and built-in fridge drawers transform the function of this space for entertaining at home. The hemlock detail in the kitchen continues to the exterior roof soffits, allowing the interior and exterior to flow together.
Left: To keep a minimal look, the designer wrapped the hood fan in the same white-oak finish as the millwork, downplaying this feature with a hidden elegance.
house design,” says D’Introno, “but without compromising on a high culinary standard.”
Looking at the kitchen’s large-scale blueprint, D’Introno knew thoughtful space planning would be needed so the oversized kitchen island (at four by 12 feet) would act as a centrepoint for function without taking away from the breathtaking views.
She avoided upper cabinets and chose a thin, contemporary pendant light to hang above the island, offering unobstructed views out to the Strait. Across from the island, a large prep area, tall pantry drawer and full-length fridge and freezer blend in seamlessly with the customdesigned millwork. Countertops were made from sustainable Neolith sintered stone, while the solid oak stools were inspired by traditional Japanese Shinto shrine design.
The integrated Wolf hood liner, a signature moment in the minimal kitchen, was completed with the same white oak as the cabinetry and rests above the chef-grade Wolf cooktop and double oven. This subtle addition makes for a more streamlined look in the kitchen, and highlights the millwork while keeping visual clutter at a minimum.
“The goal was to create a high-functioning kitchen that didn’t look so obvious in its purpose, but would act as a work of art like the rest of the home,” says D’Introno.
A wine fridge and coffee nook stand out, created with full-height black neolith tile. On the pantry wall, customdesigned handles accent the all-white oak cabinetry in the kitchen.
The kitchen may be the focus of this home, but it also features many serene little corners ideal for contemplation, from the Japanese-style sauna to the multiple outdoor decks and the spa-like bathroom captured in a glass box of a room cantilevered over the forest. The themes of clean lines, organic materials and bright, natural light continue throughout the bedrooms and living/ dining areas, with Indigenous carvings adding colourful notes and connecting the space to its West Coast traditions.
And always there is that view, changeable and beautiful, across the strait.
Left: The “floating” bathroom literally elevates this secluded home, with surround views for anyone enjoying a dip in the pedestal tub. Three west-facing patios offer peek-a-boo glimpses into other features of the house, such as the sauna room, yoga studio and gym.
Below: The private patio positioned off the primary ensuite is covered to
rainy days, the hanging chair an invitation to gaze at the ocean.
CUSTOM
CUSTOM
Although each space flows easily into the next, D’Introno carefully created defined zones, such as the two floor-to-ceiling bookshelves that separate the kitchen from the dining and living areas. The result: A multifunctioning space that is large enough to host family functions and can become one big area or three separate spaces when needed.
“We entertain a lot at our farm in Ontario,” says Louise. “The intention for this place was to do the opposite — to unwind and spend time with family.”
While Henry and Louise maintain their farm in Ontario, the family spends most of their time now soaking in the calming scenery of the West Coast.
“The windows are like never-ending movie screens that constantly change with the time of day,” says Louise. “Just yesterday, we saw three orcas swim by.”
Above: The dining table takes a front-row seat for views of the strait. Though the rest of the fixtures are fairly minimalist, the designer created a dining statement by choosing the Kai 1 three-pendant light by Tech Lighting.
Renowned Seattle architecture firm Olson Kundig was among the inspirations for this home. They are known for their ability to connect people with nature through thoughtful building design.
House designer: John Duncan (Jack) Ferguson, JD Ferguson Design
Interior designer: Tonia D’Introno, D’Introno Interior Design
Construction manager: Paul Clarkston, Clarkston Construction
Kitchen millwork: Splinters Millwork
Finishing carpentry: Jason Lockert with Clarkston Construction
Electrician: Adam Dayton, Pardell Electric
Plumber: Cory Tucker, Riptide Plumbing
Tiles: Island Floor Centre
Countertops: Stoneage Marble & Granite
Interior stone: K2 Stone Appliances: Trail Appliances
At Keith Baker Design, we believe that a home is more than just a physical structure. Our business philosophy is to create thoughtful contemporary homes that reflect our clients’ needs and aspirations. Our focus is on healthy and functional living environments that blend seamlessly with nature. We take a fresh, creative and organic approach to design, incorporating authentic materials. Our designs emphasize access to natural light and interrelationships with the environment, prioritizing flowing, comfortable, warm and inviting spaces. By valuing quality and sustainability and drawing on over 40 years of experience creating harmonious relationships, we work closely with our clients to bring their vision to life.
Design-conscious homeowners often feel stifled when integrating sustainable technologies with a clean, polished look. But how about a technology that’s 100 per cent renewable, increases a property’s value and even enhances its aesthetic appeal?
Hakai Energy Solutions, the Island’s top-rated solar contractor, has redefined the esthetic appeal of solar panels such that even top designers are taking notice. Evolving from purely functional solar, Hakai is leading the charge with luxurious black solar panels that elevate the appearance — and value — of West Coast homes.
The typical solar panel is utilitarian with exposed back sheets, mismatched panel sizes and highly reflective surfaces — lacking the visual appeal that resonates with modern homeowners. Consequently, designers and architects have long been reluctant to incorporate solar panels into their styles. Some regions even have building codes that limit their influence
on community esthetics, making solar effectively impossible to install.
Alongside their “harder to love” look, solar panels used to feel unattainable for the average homeowner as they cost a pretty penny. But standing still in terms of design, cost-efficiency and functionality wasn’t going to cut it for Hakai Energy Solutions CEO Jason Jackson.
Drawing inspiration from his love for West Coast architecture and contemporary minimalism, Jason and Hakai design state-of-the-art solar panel installations that seamlessly blend with — and even enhance — the modern residence esthetic. Hakai is changing perceptions and saving homeowners money through their sleek black panels with flat, non-reflective surfaces that scream “stylish solar.”
And what’s more? The ameliorated cost of solar panels in 2024. Since their invention, solar panels have decreased in cost per watt by ~90 per cent, becoming more accessible for the typical homeowner.
With many of Hakai’s clients achieving net-zero annual energy consumption, these sophisticated panels have empowered more homeowners to reach energy independence without the off-putting esthetic or exorbitant cost. And with future carbon tax increases, going solar could increase your home’s value by 4.1 per cent (2024), with that amount growing yearly.
Keenly aware of the potential impact, Jason shares his excitement for the future of “stylish solar.” He says, “With solar’s capability and esthetics, there’s a future where it’s integrated into city planning to create sustainable, beautiful communities. Plus, designers and architects can plan proactively with solar panel experts to craft sleek and minimalist exteriors versus having it be a design process afterthought.”
The future of solar is undoubtedly stylish with these stylish panels making Vancouver Island’s communities sleeker and more sustainable — one home at a time.
A feat of engineering uncovers the potential in this stunning cliffside property.BY DANIELLE POPE | PHOTOS BY JAMES JONES
The Millennial Batcave — that’s what Tim Agar calls the home he recently completed on the cliff face of one Victoria lake.
“This home has a huge cool factor,” says Agar, principal of Horizon Pacific Contracting. “The homeowners bought the property because they wanted to do something cool — and they weren’t afraid of that. It’s form before function on this one. The design isn’t the most efficient, but it is extremely cool.”
It would be easy to imagine a contemporary Bruce Wayne striding through the home’s tiered floors, its body cantilevered over the water like a runway for the Batwing. The house looks like one big architectural action stunt.
And that’s not far from what architect Pamela Úbeda of Coast + Beam Architecture was trying to achieve.
With a remarkably steep grade and setbacks that would place a new build far from the water’s edge, Úbeda had to get creative to form a home that would feel like a luxury lakeside property.
“A conventional approach is to use stepped floors. These offset rectangles leave you with several decks or rooftop patios, but you get further away from the lake and that’s not a great waterside experience,” she says. “We flipped that.”
Literally.
From this angle, it’s hard to believe this home dangles 25 feet over the lake below, but the cantilevered structure combines a sense of architectural marvel with unparalleled views that create a surprising seclusion from nearby neighbours.
The home is, in effect, bolted to the edge of a rock face. Its highest level hangs 25 feet over the lake, while its lower level is buried back deep into bedrock, judiciously blasted out while navigating restrictive environmental and seismic codes. The build was so complex the team had to work in reverse to complete the structure, starting with the landscaping and building backwards.
“I’ve built a lot of complicated structures, and this one was at the tippy top of all those,” says Agar. “To say it was complicated was an understatement. This lot was the only one available because it was the only one no one wanted.”
No one, except the young pair who bought the property, dreaming of living nearby their favourite Victoria lake, regardless of what it took.
“We heard a lot of people had been at the property and said, ‘What would we do with this?’ ” says the homeowner, who wishes to remain anonymous — as Batman, of course, would. “We looked at a lot of homes and they were lacking a lot for us as two working professionals. We didn’t need something built for a family of four.”
Above: With a 70-foot drop from the top to the bottom of the property, this ranks as one of the most challenging builds the team at Horizon Pacific Contracting has ever undertaken, and the work had to be completed in reverse.
Left: Interior designer Pamela Billinghurst leaned into the build’s astounding architecture, exposing beams to create unity between the interior and exterior, highlighting the structure rather than hiding it.
To build perspective, the property experiences 20 metres of elevation change from the parking area to the water. That’s a 70-foot drop. While an old abandoned cabin on the lot had been nestled down at the water’s edge since the 1930s, modern setbacks meant any new build would have to be placed squarely on the cliff face.
“We had to blast our way down to the building site with ledges, then manage the materials from the bottom to top. Everything was in reverse. This home was built from the lake up,” says Agar. “Fundamentally, this was a very scary site to work on most of the time. Twenty metres doesn’t sound like a lot until you’re hanging over a cliff, drilling into rock.”
The result is two complete levels of open-concept space, with the in-ground “bunkie” level made especially for guests and recreation, and the main level an artistic reflection of single-floor living, which was the primary wish-list item for this couple.
“In other homes, the office usually feels like you’re going somewhere separate,” says the homeowner.
“We wanted it to be looking out towards the living and kitchen area, so you have full views of the lake and the trees, but you also don’t feel separate and alone in a room; it’s inclusive. You can see each other.”
While the home itself stands out, the effect inside is complete privacy.
A dark, moody palette — including black cabinetry, powder-coated finishes and black leather upholstery — adds a refined gravity to this bright space, offsetting what could be blinding light and creating a calming retreat for this couple.
“There is literally no place you can see the neighbours, or they can see you, so it feels like total seclusion. It’s a truly unique experience,” says Agar.
How will a home like this navigate natural events and seismic safety? Agar and Úbeda both point out that, due to the extreme attention paid to this, given the location, this home is likely stronger than the lakehouses surrounding it. A home of this magnitude must be overbuilt, and the effect is as protective as it is beautiful.
“The homeowners had a very clear vision with what they wanted to do from the beginning,” says designer Pamela Billinghurst, who completed the home’s interior. “We wanted to evoke warmth and tranquility, and these homeowners were willing to take some risks.”
The interior palette is dark and moody; an important balance for the abundance of natural light. Moments of intrigue are spotted everywhere, like the continuous backsplash in the kitchen, the single-slab steam shower and the Bocci electric receptacles, which bring a subtle, circular theme to the space.
The kitchen was created with “no compromises,” says designer Pamela Billinghurst. Every detail was carefully curated, from the full-slab stone backsplash to the almost-invisible circular Bocci outlets and custom bar and wine fridge.
“Our real priority was the outdoor space ... We wanted this to be a seamless experience between the inside and outside.”
Experiencing
Architect: Pamela Úbeda, Coast + Beam Architecture
Interior designer: Pamela Billinghurst
Interior Design
Builder and framer: Horizon Pacific Contracting
Structural engineer: Skyline Engineering
Plumbing and mechanical: H.I. Mechanical
Heating: H.I. Mechanical
Electrician: Amped Electrical Contracting
Light fixtures: Luceplan, Marset, Koncept
Cabinets and woodwork: Splinters Millworks
Doors and hardware: Home Lumber &
Building Supplies (interior); Pella Windows & Doors of Victoria (exterior)
Roofing: Golden Seal Roofing
Concrete work: Horizon Pacific Contracting
Tile: Island Floor Centre
Kitchen appliances: Trail Appliances
Countertops: FloForm Countertops
Plumbing fixtures: H.I. Mechanical
Exterior steel beams: Advantage Steel
Fireplace: H.I. Mechanical
Flooring: Island Floor Centre
Landscape design: Client
“This house is a logistical challenge, so rather than covering those structural elements, they were celebrated,” says Billinghurst. “It allowed us to make the most of every element of the space. Everything feels connected.”
Some of the more unique custom features — like the double-walk-through ensuite in the primary bedroom — came from inspiration the couple saw while on vacation. The result is an all-inclusive resort feel, with lush outdoor spaces, big patios and pools, a dedicated steam room, a custom stretch bar in the office and, of course, a private pathway to the water — 120 steps down, broken up through beautiful respite landings.
“Our real priority was the outdoor space. Having been in condos, we never had our own lawns,” says the homeowner. “We wanted this to be a seamless experience between inside and outside.”
And, there is a real bat connection.
Environmental considerations featured prominently in the build, but none more than the timing of the demolition of the cabin. A colony of bats were long-term residents of the derelict structure, and crews planned its removal to ensure the bats had flown away for their annual migration.
“We wanted to create the coolest home, where you feel like you’re on holiday but can also work from home and appreciate this environment,” says the homeowner. “We feel like we live in the trees. The birds are always singing and it does seem like you’re on vacation every day.”
Here’s what you need to know before making this eco-friendly decis ion.
BY DAVID LENNAM
That’s not the word-for-word dictum of Bruce Greenway, but sums up the way he discusses green roofs with his clients.
The principal of Greenway Studio Architecture has designed seven green roofs on local residences, including on his own home, and maintains that the esthetic is much of the appeal for a choice that’s more expensive than traditional roofing.
As fanciful as a living roof of vegetation is, and as much a nod to eco-friendliness, they’re like a frill that often gets deleted when a new home moves from blueprint to assembly.
“For me, when I work on a project, the main thing for a new build is: Can you see it? If it can’t be seen and experienced, it tends to get cut when the budget happens and the real money comes in,” Greenway says. “With a small-scale roof, a big part of it is a psychological or emotional attachment — does it connect with your life?”
The immediate benefits of green roofs often come down to scale. On a large commercial building, for instance, the rewards of that green roof are multiplied to a point where there may be a financial tradeoff. Less so on a house, or part of a house.
A green roof carries out a number of functions, though: providing shade, removing heat from the
air and reducing temperatures of the roof surface and surrounding air, resulting in lower energy costs for internal heating and air conditioning.
Green roofs absorb up to 75 per cent of the rainfall and mitigate from 65 to 94 per cent of the runoff. That means less material flowing into storm sewers. There are studies that show water temperature running off a green roof is cooler than that coming from a standard roof — good news for protecting fish habitat from heat pollution. And there is the absorption of C02, plus the filtering of airborne pollutants.
And don’t overlook sound insulation and the potential for growing food on the roof.
From a purely financial perspective, however, green roofs cost more to build than conventional roofs — and they must meet certain carrying capacity standards. The underlying structure might need bigger beams, for instance, and an engineer will almost certainly be involved.
But that up-front expense can be recouped over the life of the roof. A green roof can last for 50 years — more than twice as long as standard asphalt roofing on a flat surface.
Greenway explains how a standard flat-roof system is susceptible to weather.
“It gets sun, rain, hot and cold, freeze-thaw, freeze-thaw, and the roof will eventually have trouble and cause a leak,” he says.
Bruce
fashioned
roof for an extension to a home featured in the Fall 2023 issue of Spruce. A small stone path was added, making it accessible to the family.
A GREEN ROOF CAN LAST FOR 50 YEARS — MORE THAN TWICE AS LONG AS STANDARD ASPHALT ROOFING ON A FLAT SURFACE.Architect Greenway this green
A green roof, however, mitigates the extremes of temperature, moisture and the speed of change on the roof because of its level of coverage.
“You’re basically putting a shade and insulation over it,” says Greenway. “Because you have about four-inches of growing material, when the frost comes in, the frost stays on the top, not on the roof.”
Choosing what greenery to grow on your roof is entirely dependent on geography.
If you’re deep in a rainforest, mosses and shade plants will find success. In a sunny location, drought-resistant plants that need little watering, like grasses, are a must.
“If it can live in the sun on a rock, it will probably do OK on your roof,” Greenway says.
Kevin Kersten of BC Green Roof grows sedum plants used as vegetation on green roofs and acts as a consultant to those keen to experience this eco-friendly alternative.
His Shawnigan Lake farm has 150,000 square feet of plants ready for the roof, including plant plugs, individual plants in pots and the most convenient options, sedum mats and green roof modules in four inches of growing medium, ready to just lay on a prepared roof.
Kersten’s expertise lets him work with architects, builders and landscape designers putting together green roofs.
1. Intensive
(Typical for large-scale roofs.) These involve a thick layer of growing material, as much as two feet, and are ideal for planting small trees or creating a park designed to be walked on.
2. Extensive
(Typical for a house.) These have a much thinner layer of growing material, four to eight inches, and are less expensive with lower maintenance.
3. Ultra Extensive
(For creating a green esthetic.) These have almost no thickness and are basically sedum mats with a thin water-retention fleece and a drain layer. They are lighter, with less structure and limit what can be planted.
These photos illustrate how a green roof is assembled on one of architect Bruce Greenway’s projects. It’s a layer-by-layer process with membranes and filters beneath. Finally, mats of sedum are placed across the top of the roof. Note the slight slope of the roof itself that allows it to be seen and experienced from ground level.
“We bridge gaps between individual specialists that may exist,” he says.
Kersten acknowledges some regular stewardship of a living roof is essential.
“I alway say, don’t spoil it; nature will take care of it,” he says. “That’s with five or six inches of growing medium. If you go with less, you might want to step in with some artificial irrigation.”
Sometimes a green roof just appears.
We’ve all seen the unintentional side effects that come from ignoring standard roof maintenance. Our moist West Coast climate can cause a buildup of destructive moss.
This kind of “green” roof is not the same. Without the appropriate layers planned to separate plants from building materials, rot and destruction is settling overhead.
While hiring a contractor and landscaper with green-roof experience is advisable, Kersten says the DIY approach is simpler than expected and relatively inexpensive.
“If you can put a tarp over your car in the winter and you can walk with a wheelbarrow and shovel some soil, you can put a green roof on,” he says.
Installing a green roof on an existing building, however (particularly one that does not feature a fairly flat roof) isn’t impossible, but it’s not recommended. They’re better on new builds, and sometimes just as a feature — over a garage, a studio space or an extension.
Greenway, who has helped friends put on a DIY green roof, says with the right support and materials, it can be as simple as buying a pond liner and going out to gather the plants that you like — though that support is coming from a professional, after all.
Are there disadvantages to having a green roof? Other than the initial cost, they’re just a different kind of maintenance. That might mean getting up there and doing some weeding.
Kersten cautions that the primary concern to watch for is seedlings brought onto the roof by birds. It’s good to go up once or twice a year to remove them. Otherwise, invasive root systems can cause damage, even if there
is a root-penetration barrier.
“You don’t want to have any maple growing on your roof,” he cautions, “or Scotch broom.”
While you may have a secure green-roof vision, Greenway suggests a preliminary discussion with your insurance agent will give you a list of what you need to do.
He also says a green roof, like solar panels, has to pay its way either financially or psychologically.
“It’s got to make a living,” he laughs.
A traditional green roof construction is a sevenlayer composition:
Dirt and planted vegetation
Filter membrane
Drainage
Root barrier
Thermal insulation
Vapour control
The structural deck
Greenway believes there’s an audience of architects, designers and landscape designers who want to do green roofs, but can’t make them happen. He has heard from colleagues whose best-laid plans for green roofs in their projects were abandoned due to costs.
“Mine get built not because the clients first see these advantages and weigh the pros and cons,” he says. “My clients want these roofs realized because they fall in love with the idea and can’t imagine the building without it.”
TINY HOMES REDEFINE THE POSSIBILITIES AROUND MAKING EXTRA SPACE.
BY DAVID LENNAM
Jessica Whelan jokes that, in her line of work, she often feels like a therapist. Whelan doesn’t work in health care, nor has she been trained as a life coach. She does, however, co-own a 10-year-old firm with her husband Patrick that started out as one of the very few tiny home builders in western North America.
“We get a lot of people who come to us and they go through these ups and downs of being like, ‘Yeah, this is awesome, I’m getting rid of my stuff. I’m going to just be able to focus on life,’ ” says Whelan. “Then, a couple weeks later they’re like, ‘Omigod, what am I doing? Am I making a major mistake?’ ”
Smaller spaces necessitate owning less. They can mean greater flexibility, saving money, even living more sustainably. They can also mean creating usable space where none existed.
For those looking to add room(s), especially in a region where upgrading to a larger house is often unrealistic, bringing in a tiny home can also mean finally having that in-law suite, yoga studio or private retreat.
Whelan says people who find her and Patrick’s work at their Cobble Hill-based Rewild Homes often arrive when they are facing a transitional phase in their lives.
“It’s not that they want to live tiny forever; it’s just that, for the next, say, five years, they can picture themselves being kind of minimal,” she says.
Tiny homes have always existed — generally, below the legislative radar or in the wilderness. But as costs rise, demands for affordable alternatives have resulted in homeowners or families grouping together in search of alternatives that create space for everyone. While the tiny home “movement” has trended on social media, companies like Whelan’s have tried to make livability the focus of their spaces, regardless of size.
These custom options can function as complete homes, but they can also act as stand-alone in-law suites, music rooms, art studios, yoga dens and sometimes vacation rentals. Most people, however, use the space themselves.
“Almost half of [our buyers] are looking to downsize, already have land and are wanting to live in something smaller,” she says.
The other half are young professionals getting out of the rental market and looking for their own asset: a home to own.
“ALMOST HALF OF [OUR BUYERS] ARE LOOKING TO DOWNSIZE, ALREADY HAVE LAND AND ARE WANTING TO LIVE IN SOMETHING SMALLER.”
Left: It’s not your grandparents’ mobile home. The interiors of so-called tiny homes can be lavishly appointed and designed to make the limited space give the greatest value. This example from Rewild Homes is light-filled and airy, utilizing natural finishes to create the feel of a regular-sized home.
Rewild only builds custom homes, each based on a trailer-mounted shell, ranging from 100 to over 250 square feet of surprisingly luxurious, liveable space.
These move-in ready units allow the personal selection of layout (single-storey or lofts, stairs or ladders), appliances, roofline (gabled or shed slope) interior and exterior finishes (cedar, metal, or a combo), toilet (composting, incinerating, flush), bathrooms — even the number of skylights, the height of the cabinets, and the heat source (electric, propane, in-floor, wood).
People can choose to make these units entirely off-grid or set up for the city, with traditional amp or solar power. Those with DIY skills can even opt to buy a partially completed shell on a trailer. It’s easy to see how one of these little rectangles could sit well in a backyard, beside a garden, or on a private lot out in the woods.
Even when leaned on as an extra suite, however, tiny homes are not RVs, mobile homes or modular homes — all of which come with restrictions about where you can set them up and how you may occupy them.
It’s all perspective.
Whelan says Rewild recently completed a unit for a young woman who moved from a 140-square-foot residence. The tiny space was huge by comparison.
“And every time she’d come to the shop to see the build progress,” says Whelan, “the first thing she’d say is ‘Oh wow! This is so big.’ ”
Right: All of Rewild’s homes are custom built on trailermounted shells of varying square footage. Layout and design elements allow the buyer creative control over their living space, right down to the finishes, like the granite and fir in this 28-foot-by-eight-foot-six-inch Albatross model.
Below: Rewild’s Harbour Seal home is the same width but two feet longer than the Albatross. Both are two-level structures offering enough room for full-sized appliances and multiple bedrooms.
In Sweden, the average size of an apartment is 68 square metres (732 square feet). In Hong Kong, 18-square-metre (194-square-foot) micro flats are common. As long as that small living space is designed with functional detail and sunlight in mind, small can be as beautiful as that traditional three-bedroom rancher.
It’s not all retirees, either. Rewild sells homes to families with kids, noting that most layouts can accommodate more than you’d expect. Whelan suggests those looking at a tiny home existence need to be organized, however, and understand their priorities.
Those purchasing a tiny home — whether for their own use or just as an option to expand — are investing in a choice asset they can later repurpose, or at the very least resell for a profit, says Whelan. That investment doesn’t hurt property value, either.
“So far, every home of ours we see sell [that reenters the market] has resold for significantly more than we sold it for,” she says.
JESSICA WHELANHere are a few bare necessities for a tiny home to work on your property.
PARKING SPACE > Ultimately, you’ll need a piece of land to set up on. Jurisdictions have differing bylaws for tiny homes, so do your research. The least complicated matches are lands zoned as ALR, agricultural or farm status.
ROAD WORTHY > Most tiny homes, like Rewild’s, are Transport Canada-certified and fully insured — ready for towing anywhere in North America without additional permitting. Don’t invest until you’re sure you can easily move your new unit.
HOOKING UP > The level of connectivity is up to you, whether you’re rolling off-grid or trying to live it up. Water and electrical hook-ups can be constructed for any level — from traditional flush toilets to RV-style holding tanks or incinerating toilets. Rewild offers full solar and rainwater collection systems for those without access to power and water.
OUTDOOR READY > Remember: It’s still a small area. Be prepared to make some adjustments. As Whelan likes to point out, most of those moving into tiny homes have a really healthy relationship with the outdoors.
There is something fundamentally satisfying about growing what you eat, whether it’s a handful of herbs to scatter on your salad, apples to bake into a pie or a whole self-sustaining vegetable patch full of tomatoes, carrots and potatoes. True, an edible garden requires work and a certain amount of know-how, but the payoff is huge. After all, nothing tastes as good as something that’s been freshly picked — and edible fruits, flowers, herbs and even veggies can be as pretty to look at as they are good to eat.
“When you have that big array of [plants], you’ll end up with a beautiful bouquet, and can harvest things when they’re ready,” says Bianca Bodley, the owner and principal designer of Victoria-based landscape design firm Biophilia Design Collective.
Whether you live in a cozy apartment or a spacious house, with a small balcony or sun-filled backyard, there are myriad ways to grow your own edible plants.
While the idea of edible gardens often brings to mind neat rows segregating vegetables, herbs and flowers, a more dynamic approach can add interest and help plants thrive.
“I like to incorporate edibles into the actual garden, specifically things like flowering shrubs,” says Bodley.
Some designers create “edible forests,” which hold the evergreen look of a winter shade garden, but happen to be brimming with superfoods, from herbs, berries and medicinal plants to fruits and nuts.
Herbs also work well as an alternative for ground cover, adding reliable greenery to a seasonal garden — and many are deer proof.
“[Herbs are] green almost yearround and have beautiful seed heads,” Bodley says. “It’s another way you can incorporate food without being too prescriptive.”
Planters can completely transform culinary curb appeal and are the basis for helping some edible systems thrive, especially indoors.
Nasturtiums, calendula, borage and other edible flowers are a beautiful and delicious addition to any garden. Just beware that nasturtiums attract aphids, so you may want to keep them away from other plants.
edible plants, like kale, arugula, green onions and flowers.
Concrete planters can be formed in a variety of shapes, while raised boxes are the perfect solution for deterring creatures that lie in wait of a growing carrot. For an interior space, vertical gardens maximize usable light while hydroponic systems and balcony farms capitalize on creating an ecosystem that stimulates growth, even in a condo.
“I like using attractive metal planters to add pops of colour and texture,” says Bodley of her landscaping projects.
If you’re gardening with pots — on a small balcony, or to add dynamic interest to a larger garden — Bodley recommends filling them with a variety of
“Hanging baskets are great for things like strawberries and trailing raspberries,” says Bodley.
The Vego metal modular raised garden beds section off areas for edible delicacies. Their height makes these beds accessible while offering protection from underground critters.
When these fruits grow, their tendrils droop over the edge of the basket and reach toward the ground, creating a cascading effect.
For the ultimate boost, indoors or out, vertical gardens create the effect of a bookshelf filled with plants.
“By attaching planters to a wall … you can have layers upon layers of plants growing,” says Bodley.
Done properly, the area or wall will look like it’s bursting with flora. Outdoors, these are
best supported when placed near a hot, sunny wall. Inside, you’ll need to make sure the wall of choice gets lots of natural light.
If garden maintenance isn’t your thing, plenty can be accomplished by a stone “garden” with just a couple of choice shrubs. For those ready for an outdoor experience, a pollinator garden is a choice that benefits the whole neighbourhood.
Creativity is the key when setting your shovel in the ground, and the garden itself can reinforce the home’s dominant motifs.
Bodley calls to mind one project she undertook for a homeowner in Fairfield with a red, cube-shaped house. Using planters and delineated spaces, they planted edible red and pink amaranths — all in the shape of squares. From the rooftop patio, the vista was a spectacle of vibrant cubes.
The motivation for these efforts come from the same place Bodley developed the name for her company.
“Biophilia is an innate love for the natural world,” she writes on her website, “the instinctive bond between all living systems; an attraction to all that is alive and vital.”
Here are some of the most popular ways to grow fruit, veggies and herbs in the Capital Region.
Shade-tolerant gardens > Low-light herbs and greenery are well matched with natural driftwood, rockery and stone.
Edible rain gardens > In this symbiotic environment, rainwater collects naturally to support the plants strategically positioned nearby.
Flower and berry gardens > For spots with plenty of sun and well-drained soil, these gardens welcome bees and reward growers with fresh fruit.
Deer-proof edible landscapes > Deer-resistant edible perennials and herbs can deter ungulates, while a low-maintenance wildflower lawn offers little to entice.
Pollinator gardens > These sun-fuelled gardens host a stunning array of colour, scents and edibles, ensuring bees and people are drawn in for more.
Mushroom beds > Those versed in fungi will be thrilled at the edible array that doubles as an enchanting landscape.
Rooftop gardens > Turn unproductive space into a play zone bursting with low-maintenance edibles, from beans to blueberries.
As the median price of a new home in Greater Victoria continues to climb, more wishful homeowners are considering non-traditional methods to get into the market. Mortgaging the future has taken a new twist.
So many aspects of Canadians’ lives have been transformed in the last decade. One ongoing change has been the rapid ascent of real estate values. In response, novel homebuying methods are being honed, created or resurrected.
“People should open their minds to other ways of living, buying,” says David Hale, principal at Shared Home Ownership Victoria and a Realtor with Team 3000 Realty. “We’re so conditioned to do things on our own. We need to grasp the idea of a shared economy.”
Earlier this year, RE/MAX released a survey that indicated that 32 per cent of Canadians are seeking alternative home ownership methods. The survey found that of the Canadians considering out-of-thebox home ownership, 22 per cent of them were interested in rent-to-own, 21 per cent considered co-ownership with a non-partner
family member and 17 per cent would explore buying a home as primary tenant while renting a portion.
In the Vancouver Island market, the top three forms of non-traditional home ownership were joint tenant, secondary suite generating income and tenants-in-common.
The short story: A lot of people are open to doing something different.
Hale has been selling homes in Greater Victoria for over 30 years, so he’s witnessed economic ups and downs. One “up” is illustrated by B.C.’s South Asian community, which has been using shared home ownership for decades to create wealth.
Grandparents and parents own a home; grandparents care for the children, allowing both parents to work and not pay for childcare. Mortgages are paid down relatively quickly with up to four contributors. What often follows is added income to buy a business or another house, Hale explains.
“If you get two parties joining, there’s a lot more buying power,” he says.
It’s a trend that’s been picking up popularity
around the Island, as prices drive more multigenerational buys and builds.
Another pillar of shared home ownership is when an investor enters the market with a firsttime homebuyer, allowing the first-timer to buy with a partner who will not occupy the home.
This is most common with parents able to help their kids get a start, or a relative, friend or acquaintance who sees the investment as value for down the road when resale is possible, allowing someone to become a partial owner and possibly full-time resident in the meantime.
A less conventional version of this approach involves the homeowner selling a portion of their home — something Hale and his wife did four years ago. The merger unites two unique parties to support the cost of one full residence. Sometimes these buildings become stratas or condos within a home; the terms are typically between sellers and buyers.
Hale and his wife sold two floors of their three-level, 2,400-square-foot Langford home. The couple still lives in the 800-square-foot ground-floor suite, and Hale is a big fan of the arrangement. The sale freed cash and they now
spend a sizable amount of their time travelling. Not only that, purchasing two-thirds of a home became affordable for the new buyers.
Hale predicts an imminent wave of likeminded, downsizing seniors who will sell a portion of their home, take up residence in a house’s suite and proceed to enjoy life. To avoid acrimony, however, all tenants in this arrangement should agree on how household operational payments are made and that maintenance is done. A joint venture agreement must be drafted by a lawyer.
“The parties enter together to spell out all the details,” Hale says.
If, eventually, one party wants out, both parties can sell or one party can sell their share to a new owner — as long as the other owner agrees.
“If parties can’t agree, the whole home goes up for sale,” Hale says.
Rent-to-own arrangements seem like something out of a ’90s infomercial, and Hale first encountered one of these arrangements himself three decades ago.
“It’s very rare these days,” he says. “The seller is disadvantaged when prices rise.”
That’s because rent-to-own works in a declining market, which Victoria is not. It’s also an option that few lenders will entertain now, in the face of more typical, competitive proposals.
Jane Johnston, a Realtor with The Briar Hill Group at RE/MAX Camosun, also doesn’t recommend going this route because of its predatory nature, especially for the buyer.
“It’s a bet on the part of the buyer that the prices will go up. It can be risky because a portion of the rent goes towards the down payment. The rent can be inflated, though, and if the buyer doesn’t complete, then the buyer loses the down payment,” Johnston says.
Johnston often sees the generosity of family members helping to make homeownership a reality — usually parents. This takes different forms.
Some parents give or loan money to cover down payments or closing costs. If a gift, the mortgage broker requires a “gift letter.” Parents also co-sign mortgages to help children qualify for better loan and interest rates.
And some parents allow their adult children to live with them rent-free or at a reduced rate, thereby freeing money for a future down payment.
“Keep in mind, helping your adult child buy may be a burden or a gift, depending on how the kids make financial decisions,” Johnston advises.
At RE/MAX Generation, Realtor Jason Leslie has worked with a brother and sister who copurchased a two-bedroom condo.
“Not their first choice, but independently neither of the two would qualify for a purchase on their own,” he says.
Leslie says some arrangements get as creative as the families that agree to them.
“I have other clients who purchased a home in North Saanich with a legal suite above the garage,” Leslie says. “The mother-in-law sold her house and provided those sales proceeds to her daughter and son-in-law on the conditional basis that she would have a place to live for the rest of her life and will contribute as babysitter in the interim.”
Leslie touts the provincial government’s new Small Scale Multi-Unit Housing guidelines as something that will create previously non-existent options for families and have a major impact on how housing is held.
Along with an increase in parents giving their children down payments as early inheritances, mortgage broker Dan Miller of Miller Mortgages is seeing an uptick in friends buying together. It’s called creative couple financing, but Miller warns you need good legal documents to keep everyone safe.
Lately, even inquiries about mobile homes, co-op properties and lease-land purchases have been crossing his desk. Things are, admittedly, getting creative.
“Very few lenders will finance these properties, though. It’s more a niche financing product,” says Miller, who’s been in the financing business since 2000.
While the market can throw curve balls, buyers and sellers are definitely upping their game.
“Consumers are more savvy than in the past,” Miller says.
New buyers should keep these things in mind when entering the market.
• Talk to your bank or mortgage broker early to develop an “enough money” plan.
• Secure financing in advance.
• When co-buying, ensure all buyers have same expectations and are prepared to work amicably.
• Have a lawyer-prepared agreement that outlines purchasing, terms and dispute resolution, similar to a prenuptial agreement.
• If a co-buyer wants to opt out, make sure prior agreements cover division of ownership, costs and responsibilities.
• With rent-to-own, make sure the cost of rent isn’t more than comparable properties and that the planned purchase price is reasonable.
• Ensure lease and option-to-purchase terms are well understood, to the point of having a lawyer review the documents.
AMBIENCE IS JUST A SPOTLIGHT AWAY.
With warm nights inviting long stays on the porch, summer is the perfect season to consider what your eye is drawn to as you glance around your environment.
Choosing seasonal spotlight ambience does more than curate a mood: it pulls all the attention to the object of your choosing, letting the rest fall away.
“It’s important to think about from which vantage point you’re appreciating the light,” says Adam Foeller, co-owner and operations manager at Victoria’s Light Right Outdoor Lighting. “If you’re approaching the house, the features outlined by the lighting will be different from the curb, versus what you see from inside the house.”
While string lights, lanterns and deck illumination can bring warmth to any evening, spotlighting, also known as uplighting, is the
perfect way to showcase special features you’ve worked hard to add to your landscape — like that fountain, Japanese maple, or even a row of strategically placed grasses.
“A spotlight can be used to highlight or hide something,” says Joshua Julien, Light Right’s CEO and lighting designer. “How the eye works, if there is an unsightly electrical box, we can make it disappear just by illuminating something else. From the design aspect, we take into account what this is going to look like from different angles, and how dim you need the bulb for the desired effect.”
Spotlights stay out of sight most of the day, placed discreetly in the ground or high in trees, and these little moodmakers can create phantasmic shadow play, or enhance the existing illumination of a home.
Spotlighting can be a DIY project, but going the professional route might save money by
avoiding costly lighting-quality mistakes and safety hazards (like hanging “moonlighting” from a 30-foot tree).
If you do take it on yourself, there are a few things to consider. Ensure an even and consistent placement between lights when along a flat surface. If highlighting a feature, make sure the angle illuminates the “best” side and doesn’t create unintended shadows that leave an eerie backdrop — unless that’s part of the motif. Try not to overcrowd the lights, and lean towards symmetry whenever possible. Finally, remember your layers. Spotlights are just one way to bring dimension to a night space.
“A real factor to consider [in choosing lights] is how much use you think you’ll get out of your outdoor space,” says Foeller. “When you light something up it becomes enticing and your backyard becomes a toy you want to play with again. In the dark, you can forget it’s even there.”
