Climate Change Considerations when Buying a Home
Canadian urban centres will grapple with climate change. Rising temperatures, flooding, and wildfires pose significant challenges for cities and towns across Canada. Here are some tips on how to mitigate the risk to one of your largest investments.
The Problem: Extreme Weather Damages People’s Homes
As global temperatures continue to rise, Canadian cities are facing the stark realities of climate change, with Vancouver, Toronto, Winnipeg, Montreal, and St. John's standing at the forefront of the battle against its impacts. From sea-level rise and coastal erosion to extreme heatwaves and intensified wildfires, urban centers across the country are grappling with the mounting challenges of a changing climate.
Vancouver, British Columbia:
Nestled on the Pacific coast, Vancouver's picturesque waterfront charm belies the escalating risks it faces from climate change. Rising sea levels threaten the city's coastal areas, leaving communities vulnerable to flooding and erosion. In recent years, heatwaves have become more frequent and intense, exacerbating the urban heat island effect and straining energy resources. The surrounding forests have also been ravaged by severe wildfires, posing risks to air quality and nearby residents.
Toronto, Ontario:
As Canada's largest city, Toronto has not been immune to climate change impacts. Unprecedented heatwaves have gripped the city, leading to increased health risks and surging energy demands for cooling systems. Furthermore, the city has witnessed a surge in severe storms and heavy rainfall events, causing urban flooding and property damage. City planners and officials are working tirelessly to address these challenges and enhance climate resilience.
Calgary, Alberta:
Calgary, a city renowned for its economic prowess and stunning natural surroundings, has also been significantly impacted by climate change. As one of Canada's most populous cities, Calgary faces various challenges arising from a changing climate. One of the most notable impacts is the increased frequency and intensity of extreme weather events, including heavy rainfall and hailstorms. These events have resulted in flash floods, causing property damage, disruptions to transportation, and posing threats to public safety.
Furthermore, rising temperatures have contributed to the shrinking of nearby glaciers and changes in precipitation patterns, leading to shifts in water availability for the city's water supply and agricultural needs. Additionally, Calgary has experienced more prolonged and intense heatwaves, creating health risks for residents, particularly vulnerable populations.
The city's location in proximity to the Rocky Mountains also makes it susceptible to the effects of wildfires, as warming temperatures and drier conditions create favorable conditions for fire outbreaks in surrounding forested areas.
City officials and residents have been actively working to address these challenges, implementing climate adaptation measures and promoting sustainable practices.
Winnipeg, Manitoba:
Located in the Canadian Prairies, Winnipeg has experienced a rise in flooding events in recent years. The city's strategic position at the convergence of the Red and Assiniboine Rivers makes it susceptible to inundation from changes in precipitation patterns and melting snowpack. Flood mitigation efforts have become a top priority for local authorities to safeguard infrastructure, agriculture, and public safety.
Montreal, Quebec:
Montreal, known for its vibrant culture and historic architecture, confronts a unique set of climate change challenges. Prolonged and intense heatwaves have strained public health resources, especially for vulnerable populations. Heavy rainfall events have triggered urban flooding, placing aging infrastructure under immense pressure. Additionally, the city's location along the St. Lawrence River exposes it to storm surges and potential sea-level rise impacts.
Climate change's impact extends beyond these five cities, affecting numerous communities across Canada. In response, the Canadian government has been actively implementing climate change mitigation and adaptation strategies, recognizing the urgency of addressing global warming's impacts.
In some cases, governments are trying to move people to less risky locations because the cost of protecting their homes is too great. For example, the "Manitoba Property Buyout Program" offered by the provincial government of Manitoba. This program is designed to assist homeowners in high-risk flood-prone areas who wish to move out of harm's way and relocate to safer locations.
Under this voluntary program, eligible property owners in designated flood-risk zones have the option to sell their properties to the government at fair market value. The government then acquires the properties and takes over ownership, removing the structures and returning the land to its natural state, providing a natural buffer for floodwaters. Buyout program will become more common in the future but as they become more common, they will likely become less generous.
While governments are taking steps to mitigate the risks of extreme weather events, the entire city is not at equal risk. Some areas are more vulnerable to climate events than others and where you choose to live can significantly improve the chances that your home will avoid damage.
The Solution: Choose a Lower Risk Neighbourhood
It's great that governments are investing in climate adaptation, but their budgets are spread thin and the improvements will take decades to implement. Even once they are in place, they will only reduce risk; they will never make your neighborhood risk-free.
That's why it's important to take an interest in the climate risks of your city and avoid the most at-risk neighborhoods. For example, if you live in a coastal city, you'll want to be aware of the risks of sea level rise and potential flooding of areas that are closer to sea-level. If you live in a surrounded by nature, you'll want to be aware of the risks of heat waves and droughts, which areas of the city tend to get hottest, and which areas get more wind.
Once you know the risks, you can start to make decisions about where to live. If you're buying a home, you'll want to choose a neighborhood that is less vulnerable to climate change. You may also want to consider investing in flood insurance or other measures to protect your property.
Risk of Flooding
Flooding is Canada's most common and costly disaster and can happen anywhere in Canada at any time of year. Many parts of Canada's biggest cities including Vancouver, Calgary, Edmonton, Toronto, Montreal, Ottawa-Gatineau and Fredericton are located in high-risk flood areas.
Avoid flood prone areas
Your first step is to identify what areas of your city are at risk of flooding.
For example, here is Metro Vancouver’s Flood Assessment Report from 2022. It shows that much of, in the next 70 years, parts of Richmond, Delta, Port Coquitlam, Mission, Chilliwack, and Abbotsford are at risk of either flooding from rising river levels caused by an atmospheric river or by rising sea levels caused by a storm surge. The report found that:
Many areas not currently protected by dikes will be flooded by even a small flood event.
Total area flooded and dikes overtopped increase as river flood scenarios become more severe.
Climate change is expected to increase water levels (1m plus) and increase the total area impacted.
Dike breaches upstream could cause severe impacts.
While homes might be more affordable in flood prone and flood protected areas, you would find better protection for your investment in areas well above the flood risk zones.
If you don’t live well above potential flood levels, then consider tactics to reduce the potential damage of a flood.
Elevate the home above the flood levels
Build or raise the structure above the flood level, this is to minimise damage if a flood should occur. This can be achieved by raising the home on short stilts and adding a few steps to reach the front door. It can also be achieved with an above ground basement, where you don’t keep valuables. In other cases, the solid foundation can simply be raised higher.
Build with flood resistant materials
Flood resistant materials are those which can last in contact with flood waters for at least 72 hours without significant damage. In a flood your home can be subjected to standing and flowing water. It can result in displaced foundation walls, collapsed structures, floating fuel tanks and scouring.
There are ways to prevent significant damage using flood resistant materials that are durable and also resistant to excessive humidity. Here are some of the flood resistant materials;
concrete
cross laminated timber (CLT)
glazed brick
closed-cell/foam insulation
steel hardware
pressure treated and marine-grade plywood
ceramic tile
water-resistant glue
polyester epoxy paint
Risk of Forrest Fire
Cities and their surrounding areas are dealing with more and more wildfires, and these fires are having a devastating impact on people's lives, homes, businesses, infrastructure, wildlife, and air quality. The smoke from wildfires can travel long distances, causing respiratory and cardiovascular problems and even death in cities that are far from the fire itself. Wildfires are only going to become more frequent and intense in the coming years as temperatures rise and droughts worsen, and many cities are still figuring out how to deal with this risk.
Avoid high risk areas
While living in nature might be tempting, if you live in an area that is at risk of forest fires today, the risk will only rise in the future. Rather than living in nature, consider leaving near nature and buy a home a block away from forested areas.
Live near emergency response services
Also research the distance from your home to the nearest fire station.
Every fire is different and the rate at which a fire spreads and the severity will vary. However, a house can become fully engulfed in flames in as little as five minutes, but will typically it takes at least an hour to burn down completely. If your are in a hot, dry, fore prone region you will want to live within two minutes of a fire station.
Consider installing fire alarms that are connected to the fire department through fire alarm monitoring. When you only have a few minutes to save your home, you don’t want to waste any time.
Make your home fire resistant
Making your home fire-resistant is an important step in enhancing its safety and protecting it from potential wildfire or house fire risks. Here are some measures you can take to make your home more fire-resistant:
Roofing and Exterior Materials: Choose fire-resistant roofing materials, such as Class A rated asphalt shingles, metal roofs, or clay tiles. Consider using non-combustible siding materials like stucco, brick, or concrete rather than wood siding.
Clear Vegetation and Debris: Maintain a defensible space around your home by clearing dead leaves, dry vegetation, and flammable debris from at least 30 feet around the house. This reduces the chances of fire spreading from nearby vegetation.
Landscaping: Use fire-resistant plants in your landscaping, such as low-growing and well-irrigated plants. Keep trees and shrubs pruned and away from structures to minimize potential fire fuel.
Windows and Vents: Install double glazed (dual-paned) or tempered glass windows, as they are more resistant to radiant heat. Consider using mesh screens on vents to prevent embers from entering the house.
Gutters and Eaves: Clean gutters regularly to remove dry leaves and debris that can ignite during a fire. Install metal mesh screens to prevent debris from accumulating in the eaves.
Chimneys and Spark Arrestors: Install a spark arrestor on your chimney to prevent sparks from escaping and igniting nearby combustibles. Regularly clean and inspect chimneys for creosote buildup.
Fire-Resistant Doors: Choose solid-core exterior doors made of metal or other fire-resistant materials. Make sure there are no gaps around doors that can allow embers to enter.
Attic and Crawl Spaces: Use fire-resistant materials in your attic and crawl spaces, such as fire-resistant insulation and sheathing.
Fireproof Storage: Keep flammable materials like firewood, propane tanks, and gasoline away from the house. Store them in a fire-resistant shed or at a safe distance from structures.
Fire Safety Equipment: Install smoke detectors on every level of your home and near sleeping areas. Have fire extinguishers readily accessible and ensure everyone in the household knows how to use them.
Ember-Resistant Vents: Install ember-resistant vents to prevent embers from entering the attic or crawl spaces.
Evacuation Plan: Create and practice a fire evacuation plan with your family. Know multiple escape routes and have a designated meeting place outside your home.
Stay Informed: Stay updated on local fire conditions, and be prepared to evacuate if necessary.
By implementing these measures and maintaining a fire-resistant environment around your home, you can significantly reduce the risk of fire damage and enhance the safety of your property and loved ones. Remember that preparedness is key, and it is essential to follow local regulations and recommendations for fire prevention and safety.
Risk of Heat Wave or Heat Dome
A heat dome is a weather phenomenon that occurs when a strong, persistent high-pressure system traps hot air in the lower atmosphere, creating a dome-like structure of hot air that remains stagnant over a specific area. The trapped hot air acts like a lid, preventing cooler air from moving in and mixing with the warm air below. As a result, the heat becomes concentrated and intensifies, leading to prolonged periods of extremely high temperatures and heatwaves.
Heat domes are more likely to occur in the summertime when the sun's angle is high, and the days are longer. They are also more common in regions with dry and arid conditions, as dry air heats up more quickly than moist air. Heat domes have become a growing concern in recent years due to climate change, as rising global temperatures can contribute to the intensity and frequency of extreme heat events.
Choose a “cooler” neighbourhood
Source: World Economic Forum
Scientists at the Berkeley say a hot and sunny afternoon can increase the average temperature in cityscapes by 1-3°C, compared with the air in nearby rural areas. Extreme heat is not only uncomfortable and leads to higher cooling bills (i.e., air conditioning), but many people are at heightened vulnerability:
Older Adults (Aged 65+) - As our bodies age, they do not adjust as well to sudden changes in temperature.
Infants and Children - Babies and children are less capable of regulating their internal body temperature. They sweat less, reducing their ability to cool down, and they generate more heat during exercise than adults. They are at higher risk of overheating and developing a heat-related illness.
People with Chronic Medical Conditions - Heat can cause severe dehydration and contribute to blood clots. Heat can set off flare-ups in a vast array of chronic health conditions, from migraine and rosacea, to lupus, rheumatoid arthritis, chronic obstructive pulmonary disease, asthma, chronic kidney disease, hypertension, type 2 diabetes and cardiovascular disease. Even a healthy heart is strained by hot days.
Outdoor Workers - Outdoor workers spend hours, typically performing high physical effort manual labour, while exposed to the heat and sun. In a heat wave they are at high risk of heat stroke. These workers may also have additional personal health risk factors that increase the risk of heat-related illnesses. In 2019, the U.S. had 43 work-related deaths due to environmental heat exposure. We don’t yet have the tally from the current 2023 heatwave impacting the Southern U.S. and Mexico.
Pregnant Women - Pregnant women are more likely to get heat exhaustion, heat stroke, or other heat-related illness sooner than nonpregnant women. This is because their bodies must work harder to cool down both the pregnant woman's body and the developing baby. Pregnant women are also more likely to become dehydrated.
More concrete brings more heat, so a treeless downtown will be hotter than one with tree lined streets. A suburban area near a large asphalt parking lot (e.g., a mall, a big box store) will be hotter than a suburban home near a tree lined shopping street. Even better if the shopping district is pedestrian only because the black asphalt used for roads absorbs heat.
Whether you’re downtown, mid-town or in the suburbs, look for neighbourhoods with mature trees the provide more shade. Also look for community focal points what are shaded and pedestrian oriented. While going to an airconditioned mall on a hot day might provide some relief, the mall itself is making the problem worse with it’s large asphalt parking lot and massive HVAC system pumping hot air into the surrounding neighbourhood.
Examine local “greening” programs at the county or municipal level. Greening our cities and towns with trees and bringing nature back into urban environments can help overcome some of the greatest challenges facing the world’s growing urban populations.
Next Steps
While it is helpful that the various levels of government are trying to reduce the impact of climate change on the areas under their responsibility. Different areas will be impacted differently and these degree of impact could reduce local property values, make certain areas uninsurable for fire and flood, and lead to higher municipal property taxes.
You have more control over the personal impact of climate change than you think. Strategically, selecting to live in areas that are at low risk of climate change impacts might increase the relative value of your home in the long run and also help ensure that your will never be displaced, evacuated, offered a government buyout, or have your property damaged or destroyed.
