eco-strata

Over the last 10 to 15 years, many multi-family homes built in the Lower Mainland include in-suite gas fireplaces. People enjoy having a gas fireplace in their home as it provides comfort and beauty. It also requires very little maintenance. While some models are designed to provide heat, others are purely decorative. Gas fireplaces, along with the production of hot water and heating the air of common areas, make up virtually all of the gas consumption in a multi-unit residence. As the price of natural gas continues to rise due to demand and growing scarcity, and as extra costs such as carbon taxes are added to fight climate change, it is definitely wise to pay attention to how gas fireplaces are being used and maintained. 

Does your building pay collectively for natural gas? In most cases in the Lower Mainland, gas is metered collectively in a multifamily dwelling, and owners and renters pay for gas through strata fees. Although this simplifies billing, it may not be fair to those who consume less. Terasen Gas is currently experimenting with a device in several multi-family dwellings in the Lower Mainland that monitors individual consumption, thus allowing strata councils and building owners to charge individual owners based on their actual consumption. 

In a multi-family dwelling, the Strata Property Act of BC stipulates that owners are responsible for the repair and maintenance of their unit and this includes gas fireplaces; in other words, the strata council cannot compel owners to have their gas fireplaces inspected and cleaned, unless owners agree to relinquish gas fireplace maintenance and upkeep to the strata corporation through a ¾ vote during an Annual General Meeting. In the meantime, the council can still reach out to owners and renters and encourage them to undertake the following in an effort to save gas and money, and to help ensure the safety of the gas fireplaces:

• Have the gas fireplace cleaned and inspected by a certified professional at least once every two years (many gas fireplace manufacturers actually recommend this be done annually)
• Install a thermostat that shuts the fireplace off when a desired temperature is reached
• As an alternative to the thermostat, install a timer so that the fireplace shuts itself off after a desired period of time
• Install a heat blower with variable-speed fans to send the heat into the room, thus significantly increasing the
efficiency of the fireplace
• Replace a decorative gas fireplace with a heat-producing one—preferably EnerChoice certified
• Turn off the gas pilot in the spring to reduce the amount of heat in the unit over summer months, and to save gas

Many gas fireplace servicing companies offer group discounts for multi-family dwellings to service their fireplaces, typically when 20 or more units ask for this service together. Late September onwards is a busy season for these companies, so calling in advance to enquire about prices and posting a sign-up sheet for residents over the summer can save a lot of hassles and money and have the gas pilots relit in time for the fall season.