Toronto Green Standard v4, demystified for manufacturers
Toronto’s code is no longer just about efficient boilers and tight envelopes. Version 4 pushes upfront embodied carbon into the spotlight, which means products without solid carbon data risk getting sidelined in bids. If a sales team keeps hearing we like it, but cant model it , this is the playbook to fix that.
What TGS v4 is and who it covers
TGS v4 is Toronto’s sustainable design rule set for new development applications filed on or after May 1, 2022. Tier 1 is mandatory during planning review. Tiers 2 to 4 are voluntary and tied to a development charge refund that rewards higher performance.
This matters because embodied carbon is now part of the conversation, not a side quest. The City projects TGS v4 will drive more than 1 megatonne of cumulative greenhouse gas savings by 2050, roughly similar to taking over 300,000 cars off the road each year (City of Toronto, 2024) (City of Toronto, 2024).
Where embodied carbon shows up in TGS v4
For private mid to high rise and non residential projects, Tier 2 requires an upfront embodied emissions assessment for structure and envelope and sets a cap of 350 kg CO2e per square metre. Tier 3 tightens that cap to 250 kg CO2e per square metre. City guidance follows CaGBC’s Zero Carbon Building methodology and limits the scope to A1 to A5, cradle to substantial completion (City of Toronto, 2024) (City of Toronto, 2024).
Two extra details help product teams focus. First, the assessment includes permanently installed structural and envelope components like foundations, assemblies, and parking structures. Second, reused or salvaged components can count as zero upfront emissions, which can change the spec math for retrofit heavy scopes (City of Toronto, 2024).
City owned projects set the bar higher
New City owned buildings are required to be net zero operational emissions and to follow the same embodied carbon framework, which is why specifiers on those jobs are scrutinizing product EPDs earlier in design (City of Toronto, 2024) (City of Toronto, 2024). When public projects normalize caps, private developers usually adopt similar targets to stay lender friendly and future proofed.
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What this means for manufacturers
If a project team is chasing Tier 2 or Tier 3, they need to prove that the structure and envelope hit the cap. That proof rests on whole building LCA inputs. Product specific EPDs supply the most credible A1 to A3 data and often influence A4 and A5 assumptions. Without an EPD, modelers reach for conservative generic values. That tends to push a product out of the running when the carbon budget is tight.
Think of the LCA as the box score. EPDs are your player stats. No stats, no minutes.
Operational carbon is still in play
TGS v4 also sets operational greenhouse gas intensity targets. For example, Tier 1 limits residential buildings to 15 kg CO2e per square metre per year, with stricter limits at higher tiers. These numbers shape the MEP and envelope strategy that your product must fit into (City of Toronto, 2024) (City of Toronto, 2024).
How EPDs unlock TGS v4 bids
EPDs make substitutions quantifiable. They let modelers compare a specific mix design, panel, or assembly to the baseline and show the delta in kilograms per square metre. That is exactly how teams navigate from 350 toward 250 when value engineering kicks in late in design. EPDs also remove guesswork for post construction verification on incentive seeking projects, which keeps payment flows smooth for owners.
We often hear that teams will get the EPD later . Late EPDs arrive after the LCA path is set, which means the next submittal cycle, not this one. That delay can cost a spot in the spec. Dont wait.
What to prepare right now
- Identify the product and plant combinations most likely to land in structure or envelope on Toronto projects. Prioritize those for product specific EPDs.
- Pull clean utility, material, and transport data for a recent full year. If a product is new, start with a prospective EPD and plan a quick update once a complete year is available.
- Ask LCA partners to match the PCR competitors use and confirm A1 to A5 reporting aligns with TGS v4 documentation. That keeps comparability tight and reviews quicker.
Choosing an LCA and EPD partner for TGS work
Look for two things. First, a team that handles data collection across plants and suppliers so your engineering leads are not chasing invoices and meter reads. Second, experience publishing with multiple program operators so the final EPD lands where your market expects. Fast intake and reliable modeling are the real speed boost here, very Mario Kart.
The short of it
TGS v4 makes embodied carbon a gatekeeper for Toronto specs. Products with current, third party verified EPDs slot cleanly into whole building models and help teams hit 350 today and stretch to 250 when the project aims higher. That is how materials stay in the conversation and win more often, alot.
Frequently Asked Questions
Does TGS v4 require EPDs for every product on a project?
Not explicitly. The standard requires an upfront embodied carbon assessment for structure and envelope at higher tiers, using CaGBC’s methodology for A1–A5. Product-specific EPDs are the most defensible way to supply the LCA inputs that determine compliance (City of Toronto, 2024).
What are the embodied carbon caps in TGS v4?
Tier 2 sets 350 kg CO2e per m² for upfront emissions of structure and envelope. Tier 3 tightens to 250 kg CO2e per m². Some other building types use 400 and 275 respectively. Scope is A1–A5 only (City of Toronto, 2024).
Which building elements are included in the upfront emissions assessment?
Permanently installed envelope and structural elements including foundations, structural floors, roofs, wall assemblies, stairs, and parking structures. Services like MEP systems are excluded at this stage (City of Toronto, 2024).
Is Tier 1 embodied carbon mandatory for private development?
No. Embodied carbon requirements appear at Tier 2 and Tier 3 for private development. City-owned buildings apply a stricter standard that includes net-zero operations and embodied carbon assessment requirements (City of Toronto, 2024).
About the Author
With a passion for sustainability and a love for complex data, Toby helps manufacturers efficiently collect data from across their organization and get their EPDs done right. He’s especially interested in how AI can support human expertise, helping R&D and factory teams work faster, smarter, and with less friction.
