Home In Vancouver Research Articles

Policy Forum: The Prevalence of Low Income Tax Payments Among Owners of Expensive Homes in Vancouver and Toronto

In 2018, the top 5 percent of homes in Greater Vancouver, based on their property value, had a median value of $3.7 million, but the median owner of a home in this group paid income taxes of just $15,800. Using data from the Canadian Housing Statistics Program, the authors analyze the relationship between homeowners' income tax payments and the value of the homes they own. In metropolitan Toronto, the elasticity of non-corporate owners' income taxes paid with respect to property value appears to be in line with that in many US cities, at roughly 0.7. (A 10 percent increase in property value is on average associated with a 7 percent increase in income tax paid.) In metropolitan Vancouver, that same elasticity is only about 0.3 or 0.5, depending on whether the elasticity is calculated on the basis of medians or means, and would be at or near the bottom among US metropolitan areas. These results call into question the overall progressivity of taxation in Greater Vancouver. We provide mixed evidence concerning the role of foreign buyers in making Vancouver's income tax-property value relationship weak. In contrast to other Canadian and US metropolitan areas, Vancouver exhibited a particularly weak relationship between income tax and property value between 2011 and 2016. A modest minimum income tax based on property value could raise billions of dollars annually in both the Vancouver and Toronto metropolitan areas.

Residents' Wayfinding Challenges and Environmental Interventions in a Care Home

This study evaluated the role of the built environment on residents’ wayfinding behaviours at Louis Brier Home in Vancouver, British Columbia, Canada. The goal of this study was to explore baseline mobility challenges for the residents traveling between their bedrooms and social spaces. In response to this, low-cost environmental interventions were proposed and implemented to support safe and independent wayfinding for the residents. The project consisted of three phases. First phase involved a mixed methods approach using behavior mapping and spatial observations of the residents interacting with their physical environment, combined with one focus group with the staff members. In the second phase, researchers presented actionable environmental interventions for the care home administration to consider and implement. The final phase involved post-implementation behaviour mapping, spatial observations and a focus group session. The implemented environmental interventions influenced in improved resident wayfinding and orientation in the long-term care home.

Determining the retrofit viability of Vancouver’s single-detached homes: an expert elicitation

The reduction in energy and emissions from the building sector can come from improved standards for new construction and retrofits to existing buildings. The retrofit viability for single-detached homes in Vancouver, Canada, is examined in terms of the key drivers and barriers involving economic and social forces. Local experts considered the likelihood of retrofits occurring to several archetypal dwellings that were synthesized from local building data and homeowner characteristics. The survey results (n = 56) raised less known but potentially significant issues regarding energy-efficiency retrofits in Vancouver. Domestic fuel switching, from fossil fuel energy services to electricity, is likely the most desirable future mechanism for decarbonizing homes. However, many of the respondents identified that Vancouver’s real estate market has a significant negative influence on retrofitting due to high land values, which results in a high demolition rate of existing homes. Only 46% of responses returned a view that an existing home would remain standing by 2050. In addition, 41% of responses expressed a doubt that the dwelling, whether existing or new, would achieve carbon neutrality by 2050. Both issues confront the City of Vancouver’s current emissions reduction planning, which has targeted near-complete decarbonization of the residential building stock by 2050. Policy relevance New construction is expected to account for only 30% of the greenhouse gas emissions reduction in Vancouver’s building sector. The potential for deep retrofits of single detached houses appear to be unlikely due to current real estate market conditions involving several perceived disincentives, e.g. low financial payback, poor knowledge, transaction costs, and the opportunity cost of new construction. If the widespread retrofit of single detached houses is a goal for cities that have high land-to-building value ratios, then the alteration of current market conditions is necessary. A basket of coordinated policy measures can be deployed to counter current market forces and reduce the demolition of existing homes. Such measures could include retrofit and planning codes, energy labelling, innovative finance, and public education.

Time, Place and Home: Exploring Meanings of Home in Vancouver

Building on recent studies emphasizing how structural and contextual forces shape notions of home, I explore how the experience of home is related to the concepts of time and place. Using 46 interviews with 23 individuals, I investigate how home is defined and experienced by younger and older adults in relationship to Vancouver's particular cultural, geographic, and historical contexts. I find three main ways in which respondents established a sense of home in a city concomitantly known for its livability and unaffordability: the stepping–stone home (a future–oriented sense of home), the despatialized home (a present–oriented sense of home), and the extended home in time (a past–oriented perspective) and in place (a sense of home extended onto the natural environment). My study contributes toward comprehensive understandings of home with new empirical material showing how a taken–for–granted experience results from an interplay between structural, contextual, and individual factors.

IoT big data analytics for smart homes with fog and cloud computing

Internet of Things (IoT) analytics is an essential mean to derive knowledge and support applications for smart homes. Connected appliances and devices inside the smart home produce a significant amount of data about consumers and how they go about their daily activities. IoT analytics can aid in personalizing applications that benefit both homeowners and the ever growing industries that need to tap into consumers profiles. This article presents a new platform that enables innovative analytics on IoT captured data from smart homes. We propose the use of fog nodes and cloud system to allow data-driven services and address the challenges of complexities and resource demands for online and offline data processing, storage, and classification analysis. We discuss in this paper the requirements and the design components of the system. To validate the platform and present meaningful results, we present a case study using a dataset acquired from real smart home in Vancouver, Canada. The results of the experiments show clearly the benefit and practicality of the proposed platform.

Life cycle assessment of magnesium oxide structural insulated panels for a smart home in Vancouver

Two major trends are changing the face of the construction industry. Sustainability concerns are driving innovations to improve building's energy efficiency while advances in prefabrication are improving buildings’ speed, cost, and quality. As new materials and techniques emerge, their overall environmental impact must be evaluated using techniques such as life cycle assessment (LCA). This paper reports a life cycle assessment (LCA) of an innovative magnesium oxide structural insulated panel (MgO SIP) used for a high-performance smart home in Vancouver. The LCA compares the environmental impacts across six indicators for the MgO SIPs, traditional SIPs, and traditional stick-frame construction across the life cycle phases of raw material extraction, manufacturing, transportation, construction, and operation. The results show that the MgO SIPs do not outperform conventional alternatives notably due to the long-distance transportation of materials. However, further LCA of hypothetical scenarios demonstrates that MgO SIPs have a great potential to become more environmentally friendly than the conventional alternatives by sourcing MgO domestically, implementing local or onsite manufacturing, and designing the MgO SIPs without oriented strand board. Although the results are context-dependent, the investigation of hypothetical scenarios offers insight to improve the environmental performance of this innovative product.

Teardown Index: Impact of property values on carbon dioxide emissions of single family housing in Vancouver

Buildings are significant drivers of climate change, generating one third of global greenhouse gas emissions. When new buildings are constructed to high performance standards, increased rates of building replacement spurred by rising property values can raise the operating efficiency of building stocks. However, it can take years before the embodied greenhouse gas emissions associated with new construction are offset by more efficient operations. This paper calculates the carbon dioxide emission payback period of newly constructed efficient single family homes in Vancouver, British Columbia. The average carbon dioxide emission payback period of 168 years for a typical high efficiency new home renders it unlikely that emission savings will be realized before it is replaced. A statistical model called the Teardown Index is presented, which indicates that replacing older poorly performing homes with new high efficiency homes in Vancouver will result in 1.3–2.8 million tonnes of additional carbon dioxide equivalent emissions between 2017 and 2050. For each percent increase to the compound annual growth rate of property values, an additional 150 thousand tonnes of CO2e will be released between 2017-2050. The findings suggest that current policies aimed at reducing emissions through new high efficiency buildings should be reconsidered.

John Moffit Gosline, BA, PhD, FRSC (1943-2016).

![Figure][1] John Gosline in 1998. Photo credit: University of British Columbia Public Affairs. John M. Gosline, Professor Emeritus in the Department of Zoology at the University of British Columbia (UBC), Canada, died on 7 November 2016 at home in Vancouver after a protracted battle

Flame retardant transfers from U.S. households (dust and laundry wastewater) to the aquatic environment.

Levels of flame retardants in house dust and a transport pathway from homes to the outdoor environment were investigated in communities near the Columbia River in Washington state (WA). Residential house dust and laundry wastewater were collected from 20 homes in Vancouver and Longview, WA and analyzed for a suite of flame retardants to test the hypothesis that dust collecting on clothing and transferring to laundry water is a source of flame retardants to wastewater treatment plants (WWTPs) and subsequently to waterways. Influent and effluent from two WWTPs servicing these communities were also analyzed for flame retardants. A total of 21 compounds were detected in house dust, including polybrominated diphenyl ethers (PBDEs), 2-ethylhexyl-2,3,4,5-tetrabromobenzoate (TBB or EH-TBB), bis(2-ethylhexyl) 3,4,5,6-tetrabromophthalate (TBPH), 1,2-bis(2,4,6,-tribromophenoxy)ethane (BTBPE) and decabromodiphenylethane (DBDPE), hexabromocyclododecane (HBCD or HBCDD), tetrabromobisphenol A (TBBPA), and three chlorinated organophosphate flame retardants (ClOPFRs), tris(1,3-dichloro-2-propyl)phosphate (TDCPP or TDCIPP), tris(1-chloro-2-propyl)phosphate (TCPP or TCIPP), and tris(2-chloroethyl)phosphate (TCEP). Levels ranged from 3.6 to 82,700 ng g(-1) (dry weight). Of the 21 compounds detected in dust, 18 were also detected in laundry wastewater. Levels ranged from 47.1 to 561,000 ng L(-1). ClOPFRs were present at the highest concentrations in both dust and laundry wastewater, making up 72% of total flame retardant mass in dust and 92% in laundry wastewater. Comparison of flame retardant levels in WWTP influents to estimates based on laundry wastewater levels indicated that laundry wastewater may be the primary source to these WWTPs. Mass loadings to the Columbia River from each treatment plant were by far the highest for the ClOPFRs and ranged up to 114 kg/yr for TCPP.

Legacy and current-use flame retardants in house dust from Vancouver, Canada

Fifteen polybrominated diphenyl ethers (PBDEs) and eighteen non-PBDEs were measured in 116 dust samples collected from homes in Vancouver, Canada during 2007–2008 as part of the Chemicals Health and Pregnancy (CHirP) study. The highest concentrations of PBDEs in house dust were observed for BDE 209, with a median concentration of 1350 ng/g. This is about two times greater than the median concentration of the PentaBDE (represented by the most abundant compounds in this formulation, ΣBDE 47, 99 and 100). In the case of non-PBDE FRs, a detection frequency between 81% and 100% was observed for nine analytes including: HBCD, BTBPE, BEHTBP, EHTBB, HBB, PBTO, PBBe, ATE and DP. The high detection of new FRs in indoor environments reflects their ubiquitous presence in indoor environment due to regulation of the PBDEs. Exposure to FRs are estimated based on these data for adults and toddlers.

Dispatch strategy and model for hybrid photovoltaic and trigeneration power systems

The advent of small scale combined heat and power (CHP) systems has provided the opportunity for in-house power backup of residential-scale photovoltaic (PV) arrays. These hybrid systems enjoy a symbiotic relationship between components, but have large thermal energy wastes when operated to provide 100% of the electric load. In a novel hybrid system is proposed here of PV-trigeneration. In order to reduce waste from excess heat, an absorption chiller has been proposed to utilize the CHP-produced thermal energy for cooling of PV-CHP system. This complexity has brought forth entirely new levels of system dynamics and interaction that require numerical simulation in order to optimize system design. This paper introduces a dispatch strategy for such a system that accounts for electric, domestic hot water, space heating, and space cooling load categories. The dispatch strategy was simulated for a typical home in Vancouver and the results indicate an improvement in performance of over 50% available when a PV-CHP system also accounts for cooling. The dispatch strategy and simulation are to be used as a foundation for an optimization algorithm of such systems.

Indoor Sources of Poly- and Perfluorinated Compounds (PFCS) in Vancouver, Canada: Implications for Human Exposure

Perfluorooctane sulfonate (PFOS) and perfluorooctanoate (PFOA) are widely detected in human blood and serum and are of concern due to their potential toxicity. This study investigated the indoor sources of these compounds and their neutral precursors through a survey of 152 homes in Vancouver, Canada. Samples were collected of indoor air, outdoor air, indoor dust, and clothes dryer lint and analyzed for neutral [i.e., fluorotelomer alcohols (FTOHs), perfluorooctane sulfonamide (FOSA), and perfluorooctane sulfonamidoethanol (FOSE)] and ionic [i.e., PFOS and perfluoroalkyl carboxylates (PFCAs)] poly- and perfluorinated compounds (PFCs). Indoor air was dominated by 8:2 FTOH with a geometric mean concentration (pg/m(3)) of 2900. Among the FOSAs and FOSEs, MeFOSE exhibited the highest air concentration with a geometric mean of 380 pg/m(3). PFOA was the major ionic PFC and was detected in all indoor air samples with a geometric mean of 28 pg/m(3), whereas PFOS was below the detection limit. The results for the ionic PFCs in indoor air are the first for North America. The pattern of the neutral PFCs in house dust was also dominated by 8:2 FTOH, with a geometric mean of 88 ng/g. Dusts were enriched (relative to air) with sulfonamidoethanol (FOSE) which comprised ∼22% of the total neutral PFC content compared to only ∼3% in air. PFOS and PFOA were the most prominent compounds detected in dust samples. Levels of neutral PFCs in clothes dryer lint were an order of magnitude lower compared to house dust. Human exposure estimates to PFCs for adults and children showed that inhalation was the main exposure route for neutral and ionic PFCs in adults. For toddlers, ingestion of PFCs via dust was more relevant and was on the order of a few mg/day. Results from this study contribute to our understanding of exposure pathways of PFCs to humans. This will facilitate investigations of related health effects and human monitoring data.

Jimmy, Sinclair, and Jim: on the biographical trail of James Sinclair Ross

The deaths of Earle Birney and Robertson Davies late in 1995 reminded readers of Canadian literature that the old order—those writers born before the First World War—was quickly passing. Of the major figures born in the early years of this century (Birney, Davies, Callaghan, MacLennan, Ross), only Ross was still living at the beginning of 1996, albeit in very poor health in a nursing home in Vancouver.

John Elliott Nafe (1914–1996)

John Elliott Nafe, known for his many pioneering contributions to seismological research, died on April 6 at his home in Vancouver, British Columbia. He had been an AGU Fellow since 1962. A physicist by training, Nafe proposed several important seismological concepts. In 1958, he was the first to demonstrate that sound waves could travel around the globe through the ocean. With colleague Charles L. Drake, he developed the Nafe‐Drake Curve, which relates the velocity of sound through rock to the rock's density. He was one of several pioneering researchers at Lamont‐Doherty Earth Observatory, who in the 1940s and 1950s began profiling the Earth's crust at different points around the globe—an effort that eventually resulted in the tectonic plate theory of continental movement.

House dust mite allergen levels in two cities in Canada: effects of season, humidity, city and home characteristics

The homes of 120 patients with asthma, 57 in Vancouver and 63 in Winnipeg, were studied. The characteristics of the homes were assessed by a questionnaire. Dust samples were collected and the indoor relative humidity was measured four times during the year covering all four seasons in both cities. Mite allergen levels were determined using monoclonal antibodies against Der p I and Der f I by the ELISA method. The mean levels of both mite allergens in mattress and floor samples in the homes in Vancouver and in Winnipeg were relatively low for all seasons. Mite allergen levels were found to be associated with city, season and individual home differences. They were significantly higher in Vancouver than in Winnipeg. Der p I and Der f I in mattress samples in both cities and Der f I in floor samples in Vancouver, varied by season. The indoor relative humidity level in the homes in Vancouver were also significantly higher than those in Winnipeg. There was, however, no significant association between the levels of indoor relative humidity and the levels of mite allergens after adjusting for variations in city, season and individual home. Although individual home differences were highly associated with mite allergen levels, only a few home characteristics were found to be related to mite allergen levels such as the type and the age of the home, the type of heating, the use of feather pillows and the number of occupants in the homes. Whether low levels of mite allergens are partially responsible for the relatively low prevalence of childhood asthma in Canada remains to be investigated.

Effectiveness of Radon Control Techniques in Fifteen Homes

Radon control systems were installed and evaluated in fourteen homes in the Spokane River Valley/Rathdrum Prairie and in one home in Vancouver, Washington. Because of local soil conditions, subsurface ventilation (SSV) by pressurization was always more effective in these houses than SSV by depressurization in reducing indoor radon levels to below guidelines. Basement overpressurization was successfully applied in five houses with airtight basements where practical-sized fans could develop an overpressure of 1 to 3 Pascals. Crawlspace ventilation was more effective than crawlspace isolation in reducing radon entry from the crawlspace, but had to be used in conjunction with other mitigation techniques, since the houses also had basements. Indoor radon concentrations in two houses with air-to-air heat exchangers (AAHX) were reduced to levels inversely dependent on the new total ventilation rates and were lowered even further in one house where the air distribution system was modified. Sealing penetrations in the below-grade surfaces of substructures was relatively ineffective in controlling radon. Operation of the radon control systems (except for the AAHX's) made no measureable change in ventilation rates or indoor concentrations of other measured pollutants. Installation costs by treated floor area ranged from approximately $4/m2 for sealing to $28/m2 for the AAHX's. Based on the low electric rates for the region, annual operating costs for the active systems were estimated to be approximately $60 to $170.