Green roofs not covered by B.C. insurers

The B.C. Homeowner Protection Office has stepped in to avoid a possible nasty collision between all the parties involved in residential green roofs. It has arranged a one-day conference for a cross section of the “green roof community” for May 29th at the Bayshore Inn.

Conference

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Several Lower Mainland municipalities have been considering mandating green roofs on all multifamily residential developments. In Vancouver the city did mandate green roofs on the Southeast False Creek development which involves some 20 buildings and counting.

A huge wrench has been thrown into the works by the five insurance companies who provide new home warranty coverage in British Columbia. They are not willing to cover residential buildings with green roofs. No coverage means no new residential developments. This has left developers caught between the possibility of being mandated by city governments on one hand and shut out by insurers on the other.

In the case of Southeast False Creek a very reliable source in Vancouver City Hall has told the Journal of Commerce the city will not allow the issue to block the mega-development. The city remains hopeful a deal will be worked out with one of the insurers. If not they are, he said, prepared to waive the requirement for green roofs.

In January Ken Cameron, CEO with the Homeowner Protection Office sent a letter to all mayors and councils in the province outlining the looming problem and inviting them to attend the conference. In speaking to the Journal of Commerce, Cameron said “We have a real concern about a collision between municipal mandates and the insurers. It’s important to get all the parties together.”

Although green roofs are becoming fairly common in the industrial, commercial and institution (ICI) sectors there is a concern when it comes to extending them into the residential sector, he said. When dealing with ICI buildings there is usually a single corporate or institutional owner and a fairly sophisticated system of building management. In dealing with residential, Cameron said, you are bringing in a large number of apartment owners none of whom have individual responsibility for common areas – including green roofs. As a result maintenance is a major concern.

Cameron points out condo buyers don’t usually have a chance to decide on the design at the construction stage. He says that although many of them might find the concept of green construction attractive they may have little understanding of the long-term responsibilities for maintenance and lifecycle planning.

Other issues to be discussed at the May 29th meeting include an investigation of the specific problems with green roofs that have prompted the concern of insurers. The meeting will also explore examples of green roof technology being used in climatic zones similar to coastal British Columbia; whether or not manufacturers of green roof systems offer warranties that would reduce the risk of green roofs from a home warranty insurance perspective and learn whether or not there are “best practices” standards for installing and maintaining green roofs.

The conference also wants to know whether or not the skills exist to properly install and maintain green roofs. If they don’t exist, asks the Homeowner Protection Office, what education and training is needed and for whom?

Finally, Cameron asks “Is this a cost beneficial system for our conditions in B.C.? There are no ready answers. The parties involved are not used to dealing with each other. That’s why I feel it is important to get all parties together.”

Among those taking part will be representatives from the insurance industry, development community, condominium owners association, green roof advocacy groups and the Roofing Contractors’ Association of British Columbia.