LJ Christmas Apartments Retrofit.
Overview
A multi-year phased deep energy retrofit of L.J. Christmas Apartments, a 134-unit senior housing complex in Coquitlam, BC. The project modernizes aging building systems, improves resident comfort, and significantly reduces energy use and emissions while maintaining safe, continuous occupancy throughout construction.
Client
Burquitlam Senior Housing Society
Extending the life of senior housing through a deep energy retrofit.
Challenge.
This project involved multiple layers of complexity, beginning with the fact that L.J. Christmas Apartments is an occupied senior housing building, requiring careful sequencing, clear communication, and a high level of tenant coordination. The building itself is a large, aging multi-family structure in need of significant system upgrades, all while targeting aggressive performance goals of approximately 60% energy reduction and 80% emissions reduction. The extended project timeline, combined with phased unit turnovers and tight scheduling, added further logistical pressure. Integrating modern mechanical systems within the constraints of an existing building demanded a precise, well-coordinated approach. Success ultimately depended on minimizing disruption to residents while executing technically demanding retrofit work.
Solution.
Narrow Gate Developments responded with a highly structured, phased delivery strategy tailored specifically for occupied deep energy retrofits. The work was organized using a block-by-block, vertical phasing plan that limited resident displacement and allowed construction to progress efficiently. A dedicated tenant liaison and on-site supervision team ensured safety, transparency, and consistent communication throughout the project. Long-lead materials were procured early to prevent delays, and high-performance building systems were installed, including upgraded roof insulation and airtightness measures, full window replacements, suite-level energy recovery ventilators and heat pumps, and high-efficiency domestic hot water systems. Continuous quality control, inspections, and close coordination with consultants ensured performance targets were met. This approach balanced construction efficiency, resident care, and long-term building performance.
Subcontractors we worked closely with on this project.
Project Scope.
Energy Retrofit Upgrades
Increased roof insulation to R40, improving thermal performance.
Airtightness improvements to building envelope and windows.
Replacement of all windows with full-frame double-pane units (U0.28, SHGC 0.32).
Installation of Energy Recovery Ventilators (ERV) in each suite.
Replacement of suite hot water baseboards with air-source heat pumps.
Replacement of corridor makeup air unit with heat pump + electric backup.
Installation of high-efficiency heat pumps for domestic hot water.
Installation of low-flow water fixtures throughout the building.
Project Management & Coordination
Dedicated Project Manager and Site Supervisor overseeing daily operations.
Tenant liaison coordination to minimize disruption.
Phased scheduling for systematic renovation.
Quality control inspections throughout all phases.
Change management and approvals coordination.
Construction and Renovation
Comprehensive deep energy retrofit for 152 units (134 existing + 18 new units).
Unit-by-unit phased renovation, organized into 9-week turnaround blocks.
Demolition, abatement, and hazardous materials removal.
Steel stud framing, plumbing, electrical, and HVAC rough-ins.
Drywall, mud-taping, sanding, priming, and painting.
Cabinetry and finish carpentry installation.
Vinyl and tile flooring installation.
Final plumbing, electrical, and mechanical fixture installation.
Timeline and Phasing
Project commencement: May 2025.
Targeted substantial completion: December 2026.
9 phases of renovation, each divided into 3 blocks for efficient execution.
Behind the Build.
Energy Retrofit Upgrades
Increased roof insulation to R40, improving thermal performance.
Airtightness improvements to building envelope and windows.
Replacement of all windows with full-frame double-pane units (U0.28, SHGC 0.32).
Installation of Energy Recovery Ventilators (ERV) in each suite.
Replacement of suite hot water baseboards with air-source heat pumps.
Replacement of corridor makeup air unit with heat pump + electric backup.
Installation of high-efficiency heat pumps for domestic hot water.
Installation of low-flow water fixtures throughout the building.
Project Management & Coordination
Dedicated Project Manager and Site Supervisor overseeing daily operations.
Tenant liaison coordination to minimize disruption.
Phased scheduling for systematic renovation.
Quality control inspections throughout all phases.
Change management and approvals coordination.
Construction and Renovation
Comprehensive deep energy retrofit for 152 units (134 existing + 18 new units).
Unit-by-unit phased renovation, organized into 9-week turnaround blocks.
Demolition, abatement, and hazardous materials removal.
Steel stud framing, plumbing, electrical, and HVAC rough-ins.
Drywall, mud-taping, sanding, priming, and painting.
Cabinetry and finish carpentry installation.
Vinyl and tile flooring installation.
Final plumbing, electrical, and mechanical fixture installation.
Timeline and Phasing
Project commencement: May 2025.
Targeted substantial completion: December 2026.
9 phases of renovation, each divided into 3 blocks for efficient execution.