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Author: Ryan Meagher

How to Properly Prepare For a Home Renovation
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Planning a home renovation? Read this article!

Make sure you follow these steps in order to make sure your project is as efficient as possible

Having managed and completed many home renovation projects in Toronto, BVM Contracting aims to educate potential renovation clients about the proper steps to follow in order to have a successful project outcome. Planning is the key to a successful renovation or remodeling project, and as tempting as it is to just jump right into it you need to follow the steps below to ensure that there are no headaches, surprises, or issues during or after the the residential construction project.

Learn more below about the steps every homeowner should take to make sure their project comes in on time and on budget!

HOME RENOVATIONS ON A BUDGET

Let’s be realistic, unless you live a life of luxury or are a trust fund baby you care about the money you spend. You would rather make sure that you are getting the most value for your dollar as possible for every large investment you make in your life. We don’t blame you, we agree that getting the best value per dollar is important!

Though it is important to have proper expectations of costs and not being tempted into that “too good to be true” quote you received from Joe Schmo, the one-man show.

What we do not agree with is having unrealistic spending expectations for your renovation or remodeling project. If you want something done correctly and efficiently, you will have to spend more money to get that elevated level of service/quality/workmanship.

With that being said, when planning for your next renovation project, be sure to follow this step-by-step guide to make sure you are making your money work for you instead of against you. You are likely spending hard-earned money on this renovation, so make sure it is spent properly!

Step-by-step Renovation Planning Guide

Step 1: Speak to reputable General contractors in your area about preliminary pricing for your project

The single worst mistake you can make is starting your renovation planning process WITHOUT speaking to reputable renovation companies near you. Whether you find them online, through friends and family, or even see them picking up materials at your local Home Depot, we urge you to start the process by reaching out to companies that are able to complete the work for you and manage the project.

This is the point in time where you should ask a bunch of questions, answer a bunch of questions, discuss potential budget ranges, and also discuss cost-saving options for your renovation project.

A reputable General Contractor in Toronto should be able to have a 20-30 minute conversation with you to discuss your project and be able to set you on the right path. Will you need permits? Who can do the design work for the project? How long will the project take? What are some key considerations/hurdles for the renovation work at hand?

The goal for this step is to get an idea of the best direction to proceed, figure out which company would be the best fit (once you step through the rest of the planning below), and what a realistic budget should be for the project.

Remember, the goal isn’t to commit to someone after this phase, it is to gather key information you will need for the project and determine the next best step.

Instead of making clients commit, we offer pre-construction services to help ensure that you are properly planning for your home renovation without the premature commitment. We provide a huge amount of value in the planning and pre-construction phase, so much so that 90% our pre-construction clients end up working with us for their renovation project, but it is not a requirement to engage our services. We think of it as a trust-building exercise and test drive to see if we are the right fit, with the added bonus of getting a top-tier advisor in your corner.
Step 2a: Design and Permitting

If you are remodeling, you will not require a permit, but it would be a good idea to get as-built drawings at the very least so that whichever renovation or remodeling contractor is getting you pricing can do so based on actual drawings of your home. This will lead to more accurate quotes for your project and less surprises! It would also be a good idea to potentially engage an interior designer to help you visualize the new space and help with material selections for your project.

More often than not you will need permits for any substantial renovation or remodeling project in Toronto. Removing a wall, adding plumbing, and adjusting your HVAC system are all examples of work that will require permitting. For a more comprehensive rundown of when you do and do not require a permit click here.

If the General Contracting Companies you were speaking with in the first step were of any value they will have recommended an architectural partner that can help get you a fee proposal for putting the design/permits together for your project.

At this point make sure you reach out to a few design companies that can help you get the permits. Most of the time with renovation projects the City of Toronto fast-tracks the permits so you should have no issues turning around a design in 2-3 months’ time.

Make sure you work closely with the designer so you are not holding up the process of submitting permit drawings to the City.

Step 2b: Start shopping for home finishes

If any of the General Contractors allow you to source your own finishes (which we do), take the time that you have during the design process to start finding pricing. The benefit to this is two-fold:
- You will be able to come up with an accurate budget for all of your managed finishes. Especially if you are new to renovating you are going to be surprised to see how quickly the costs can add up!
- You will be able to avoid any delays in having items shipped that may slow down the course of construction and move back the completion date of your residential renovation project
The most common items with long lead times are appliances and foreign finishes, so get on finalizing your appliance package and buy local! BVM Contracting has a list of local vendors in Toronto that we send to prospective clients to shop from and enjoy contractor discounting on most items. Just another way we are able to save our clients money!

Step 3: Once Designs are completed, Get finalized pricing from your renovation team

Make sure you get pricing BEFORE you submit the drawings for permit. If you have to make any changes to the designs as a result of costs being too high then you will have to pay the permit fee again to change anything with the plans.

Make sure that when you get pricing that:
- The scope of work is itemized and includes both General Contractor-Related Pricing as well as any fees that you might incur personally (i.e. if you are buying finishes, have to disconnect hydro, have to pay for an engineering visit). This is the point in time that separates the boys from the men, remember that the amount of effort you put into this step is proportional to the efficiency of the project.
- You are also asking about insurance, WSIB, references, and information about the contract.
- Understand the type of contract you are signing, is it a fixed price contract? Is it cost-plus? Many times when cost-plus General Contractors are quoting projects they have a tendency to under-estimate sub-contractor pricing. If you want absolute certainty that pricing is not going to change drastically during your project, pick a General Contractor that procures pricing from all of their subcontractors before you sign a contract. This is something that BVM Contracting does and it usually leads to being a more expensive on paper but will stand the test of time.
Step 4: Choose your General Contractor For Your Renovation

Once you complete step 3 in it’s entirety and have a full budget together you should be able to review all of the pricing, ask any remaining questions you have, and make some final adjustments to the scope of work. Note that any reputable renovation contractor has a Change Order process in place, so if there is anything you would like to add or subtract from your budget after the contract is signed that should not be an issue for any reputable General Contractor.

Conclusion

Make sure you spend a lot of time in the planning stage to try and avoid any potential issues/delays once your renovation project starts. Many times it comes down to poor advisement by your General Contractor who assumes that you understand the renovation process. Whether you are a first time renovator or seasoned veteran, we take the same approach to make sure your project progresses as efficiently as possible. This renovation process gives our clients the peace of mind knowing that they are in good and trusting hands.
About BVM COntracting

BVM Contracting is a full-service General Contractor or Home Builder located in Toronto. We provide home renovation and building services for major home renovations and custom home builds (full interior renovations, home additions, lot severances, new home construction, garden suites, and laneway suites). Our goal is to help guide our clients through the process of building their home, from concept to completion.

Further than providing General Contracting and Project Management for major home renovations, we also offer value-added services such as renovation financing, renovation rebate consultations and services, building permit and design services, smart home installation services, and real estate investor services.

To learn more about our offering by visiting our services page. Learn more about our vision, mission, and values here.
November 25, 2025
Our Preconstruction Process and Referral Program

Article Summary

TLDR: BVM Contracting addresses Toronto’s residential construction trust problem through a comprehensive paid pre-construction process ($1,500-$4,000+HST) that filters for qualified clients through 15-30 detailed questions, provides bottom-up preliminary estimates, and sets realistic expectations before any commitment.

This thorough approach—which includes constructability reviews and budget protection—transforms satisfied clients into natural advocates, fueling a community-focused referral program that keeps marketing dollars local instead of funding Meta and Google ads.

Key insight: Contractors who ask about your 5-10 year vision and explain competitor relationships honestly are more trustworthy than those offering quick free estimates.

We’ve Changed our process to align with our ideal clients

The problem isn’t what homeowners tell us in our first meetings.

It’s what they don’t tell us. More accurately, it’s what they don’t know about.

When we sit down with someone whose already talked to three or more other contractors, the gaps become obvious. We ask questions they’ve never heard before. We explain things nobody else mentioned. Their surprise tells us everything we need to know about the industry’s transparency problem.

Maybe those contractors don’t want to scare away their only lead this week. Maybe the reasons are worse. Either way, homeowners aren’t getting the whole truth and that is why the renovation and home building industry has such a bad reputation.

The data backs this up. 78% of homeowners went over budget on their last renovation project. That doesn’t happen when expectations are properly set from day one.

The Questions Nobody Else Asks

Our first meetings sound different than what homeowners expect.

Where do you see yourself in 5-10 years? What do you value most in a home builder? Have you done substantial renovation projects before? How many other companies are you talking to? Have you been given a bottom-up budget for your project?

What do you care about most: cost, quality, or speed? What mechanisms are currently in place to protect your construction budget?

These aren’t small talk. They’re qualifying questions that help us understand if we’re the right fit for each other.

Most contractors are desperate for any client. We learned the hard way that’s backwards thinking.

One bad client can take the space of 2-3 good clients. The time, energy, and stress they create isn’t worth it. Better to understand that before anyone gets too involved.

How We Build Trust Through Transparency

After those qualifying questions, we offer bottom-up preliminary estimating. With or without design drawings.

We ensure constructability, budget adherence, and project feasibility before asking for formal commitments. It’s a good-faith gesture that puts our best foot forward.

It’s also quite a bit of work.

We see it as the most pivotal part of our process because it filters out the wrong clients. Some appreciate our thoroughness. Others are just shopping for the lowest number.

The filter works through engagement. We ask 10-30 questions depending on project complexity, size, and available information. Clients who answer thoughtfully and engage with the process signal they’ll be good fits. Those who don’t engage don’t get pricing.

We’re gatekeeping our own estimates.

The scope of work creation and bottom-up estimate become by-products of this engagement filter. The real value is identifying clients who understand what we’re providing: realistic, truthful estimates built on actual data.

Understanding Costs Versus Questioning Costs

When we debrief about preliminary estimates, client questions reveal everything.

Some ask: “Can you walk me through the HVAC scope and pricing? I didn’t realize that was a consideration and want to make sure I understand what this includes.”

Others ask: “The HVAC costs seem high, what is that about?”

The first question seeks understanding. The second challenges price. That distinction tells us who becomes a BVM Contracting client. We get it, price is a factor, but what about honesty? We tend to value the latter because one way or another you are going to pay the same amount, so it is up to you to determine how early on in the process you want the truth.

Understanding-focused questions mean clients are pre-selling themselves. They recognize the difference between our detailed estimates and contractors throwing numbers at walls.

Why We Started Charging For Pre-Construction

We used to give away comprehensive pre-construction services completely free.

Then we learned something critical: free attracted the wrong people. Clients who didn’t see value in having a builder actively scrutinize their plans weren’t right for us. We needed a mechanism to deter people from taking advantage of our expertise.

We’ve been taken advantage of many times over the years. We know the overwhelming value we provide to the right homeowners.

So we shifted to adding a pre-construction agreement with fees ranging anywhere from $1,500-$4,000 + HST, depending on the complexity of the project and at what point we are engaged. The savings from bringing in the right team during planning will save multiples of that cost during the project, we’ve seen it many times with our current and past clients.

The charging itself has become a filtering criterion.

The best part? The signing of the pre-construction agreement doesn’t require a commitment to work with us after pre-construction. It’s a test-drive for both parties to ensure there is a good fit. The fees paid go toward the project if clients decide to move forward, but at the end of the day it is an investment in getting the right team together to ensure a buildable design.

Research shows that 95% of renovation cost overruns happen because of poorly defined project scopes. Our pre-construction process directly addresses that root cause.

From Satisfied Clients To Natural Advocates

Client advocacy doesn’t happen overnight.

We work with some clients for over two years when you factor in pre-construction, design, permitting, and actual construction. That’s a long time to build and maintain rapport. It also means the margin of error is slim.

One unmet expectation can sour a relationship. As builders, we have hundreds of expectations to maintain throughout that timeline.

The clients who reach the end wanting to refer others share a common experience: sound pre-construction that set proper expectations during planning. Everything that follows becomes manageable because the foundation was solid.

That’s why we formalized our referral program.

How Our Referral Program Works

We recently launched a referral program for past clients, subcontractors, and network partners who know our work.

If anyone in our network doesn’t want their friends or family going through a poorly planned project, they refer them to us.

The program has two options. First, both the referring party and referred party get paid when the referred party signs on for pre-construction with BVM. Second, the full payment goes to the referred party to incentivize entering a no-commitment pre-construction agreement with us.

Why offer an option where referrers give up their payment?

Through feedback, we identified two camps. Some people don’t want to make money by referring us. They just want to help friends and family avoid horrible renovation and home-building experiences.

We didn’t create this program out of necessity. People already refer us without incentives. The program supercharges our network to send people they think we can help.

It also keeps money in the communities we work in instead of giving it to Meta and Google for ads. Given that people are four times more likely to make a purchase when referred by a friend, this approach makes strategic and community sense.

Best Practices For Choosing The Right Contractor

If you’re considering a renovation or home building project, here’s how to identify trustworthy contractors before signing anything.

First, pay attention to what they say about their competitors.

If they talk negatively about other contractors, ask yourself: what will they say behind your back? That answer reveals the type of person and company you’re dealing with.

Second, ask them directly how they ensure trust is maintained throughout the entire working relationship with their clients.

Their answer will either be vague or specific. Vague answers signal they haven’t thought it through. Specific answers with systems and processes signal they’ve built trust maintenance into their operations.

Third, notice what questions they ask you in initial meetings.

Are they trying to understand your long-term vision, values, and project goals? Or are they focused on closing the deal quickly and making you commit prematurely? The questions contractors ask reveal their priorities.

Finally, be wary of estimates that come too quickly.

Accurate estimates require detailed planning that can’t be done in a few hours. Contractors providing fast, free estimates are using unreliable methods. They’re either underestimating to win your business or padding numbers to cover uncertainty.

Neither approach serves you well.

The construction industry has a trust problem because too many contractors hide information instead of revealing it. We built our entire pre-construction process around the opposite approach: asking questions nobody else asks, explaining things nobody else mentions, and being transparent about realistic costs before anyone commits.

Above all we know the value sound planning makes to residential construction projects, so instead of asking for committments, we provide value through a thorough pre-construction agreement and process that earns your trust along the way.

That transparency turns satisfied clients into natural advocates. And those advocates help us keep marketing dollars in our community while protecting their friends and family from poorly planned projects.

It’s a system that works because it’s built on truth from the first conversation.

About BVM COntracting

BVM Contracting is a full-service General Contractor or Home Builder located in Toronto. We provide home renovation and building services for major home renovations and custom home builds (full interior renovations, home additions, lot severances, new home construction, garden suites, and laneway suites). Our goal is to help guide our clients through the process of building their home, from concept to completion.

Further than providing General Contracting and Project Management for major home renovations, we also offer value-added services such as renovation financing, renovation rebate consultations and services, building permit and design services, smart home installation services, and real estate investor services.

To learn more about our offering by visiting our services page. Learn more about our vision, mission, and values here.

November 20, 2025
Value of Bottom-Up Estimation in Residential Construction

TLDR: Three contractors quoting the same renovation project can vary by $100,000+ due to different estimation methods, not profit margins. Cost per square foot estimates have up to 35% error rates, past project estimation ranges 10-25% error, while bottom-up estimation achieves -5 to 10% error. BVM Contracting uses detailed bottom-up methodology—itemizing hundreds of line items from demo to finishes before contract signing—achieving 95% accuracy between preliminary estimates and final costs. The contractor asking the most questions and providing itemized breakdowns is being accurate, not difficult. Understanding estimation methodology protects homeowners from lowball traps and costly surprises mid-project.

Here’s another reason not to trust a cost per square foot estimate EVer again

Let’s say that you send the same project details to three renovators or home builders. One comes back at $250,000. Another says $300,000. The third quote is $350,000.

Same house. Same scope. Same city.

Most homeowners assume the difference in cost is about profit margins, company size, or whether the company wants your business. It’s not.

The real difference is how each team calculates your estimate and how much information they have about your house, property, and project. These methodology gaps can cost you upwards of six figures.

The above numbers are not hypothetical

The above numbers (rounded of course, but similar spread) were given to one of our “should’ve been” clients a few years ago. They decided to go with the cheapest of the three. Our cost estimate was the $350,000 one.

What ended up happening? Well, you could probably guess.

The project ended up costing nearly the exact same amount that we initially quoted, except the client’s path to that number was a lot more stressful.

We now have a “should’ve been” client that we didn’t even work with, who has referred us a lot of business because they don’t want their friends and family to make the same mistake that they did.

“Don’t do what I did” is a powerful statement and really gets people thinking about the right way to approach the pre-construction process for their renovation or home-building project. And that is usually where BVM comes in.

The Three Estimation Methods

Construction estimates fall into three categories, each with wildly different accuracy rates.

Cost per Square Foot Estimating

Cost per square foot is the fastest method. Take your square footage, multiply by a local average, add some buffer. Done in minutes.

The error rate? Up to 35%, especially with more complex projects.

That’s not a typo. On a $300,000 project, you could be off by $105,000. Nine out of 10 construction projects experience cost overruns, and this methodology is a major reason why.

Past Project Estimating

Past project estimation is more refined. Contractors look at similar jobs they’ve completed and adjust for your specific circumstances.

Error rate: 10-25%.

Better, but still means a $300,000 estimate could land anywhere between $270,000 and $375,000.

Bottom-up Project Estimating

Bottom-up estimation breaks your project into hundreds of individual line items. Every material. Every labor hour. Every finish detail.

Our error rate with this method: -5 to 10%. Yes, you are reading that correctly, we sometimes have a negative error rate.

That’s not marketing speak. That’s what happens when you itemize everything from demo to finishes before anyone signs a contract.

Why The Spread Exists

Here’s what’s actually happening when you get three wildly different quotes.

The team asking more questions will come in higher. Always.

Because they understand your project better. They’re catching details the others missed. They’re pricing what you actually want to build, not what fits their template.

The lowest quote often comes from teams using cost per square foot. They’re not being thorough. They’re being fast.

And in down markets, contractors get desperate. When interest rates spike and demand drops, teams will lowball just to get deposits. They know the price will increase later, after you’re committed.

We’re watching this play out right now in Toronto.

The Lowball Trap

Here’s the sequence: You get an attractive preliminary estimate. You sign. You pay a deposit.

Then the real numbers start appearing.

Maybe it’s after the contract is signed. Maybe it’s once design starts. But the cost creeps up, and suddenly you’re locked into a project that costs 20-30% more than you budgeted.

Some contractors genuinely don’t know their estimates are wrong. They’re using flawed methodologies.

Others know exactly what they’re doing. They’re trading accuracy for speed, betting you won’t walk away once you’ve invested time and money.

When you lower your costs to win work, you’re devaluing what you do. And that creates a lose-lose situation for everyone.

How Bottom-Up Actually Works

Most contractors say they can’t be accurate without complete architectural drawings. We do it anyway.

Here’s how.

We’ve built a database of hundreds of past projects. Every scenario we’ve priced. Every material cost. Every labor hour for every type of work.

Before we give you a number, we ask for everything: existing floor plans, inspection reports, surveys, building dimensions, existing conditions, sketches of what you want to build, even Pinterest boards.

Then we get granular. Not “framing costs” as a category. Individual line items like “framing of cantilevered floor system for second level extension”

We itemize from demo to finishes. We include contingency items for unknowns. We list finishing items you’ll need to source separately.

This takes more time upfront. Way more time.

But it produces estimates that hold. Industry standards show bottom-up methods deliver accuracy within -5% to +10%. We hit that range 95% of the time.

Sometimes we even overestimate, and the final cost comes in lower than our preliminary numbers. Why? We would rather work the budget down than the other way around.

The Filtering Strategy

Here’s where we differ from most contractors.

We use this process as a filter.

Homeowners who won’t provide the information we need? We don’t give them pricing. Not because we’re difficult, but because accurate estimation requires accurate input.

The ones who engage with the process become our ideal customers. They value thoroughness. They understand that good information upfront prevents disasters later.

It’s an immediate differentiator in a market where most contractors are racing to give you a number as fast as possible.

What This Means For You

When you’re evaluating estimates, you’re not just comparing numbers. You’re comparing methodologies.

The contractor who asks the most questions isn’t being difficult. They’re being accurate and exacting.

The fastest quote isn’t necessarily the best deal. Speed in estimation usually means assumptions, and assumptions mean surprises.

Ask every contractor: What estimation method are you using? How granular is your breakdown? What’s your typical variance between preliminary estimates and final costs?

Most won’t volunteer that they used cost per square foot. But if they can’t show you an itemized breakdown, that’s your answer.

With only 31% of construction projects delivered within 10% of budget in recent years, understanding estimation methodology isn’t academic.

It’s financial protection.

The $100,000 difference between quotes isn’t about one contractor being expensive and another being affordable. It’s about one team guessing and another team calculating.

Choose the team that calculates.

About BVM COntracting

BVM Contracting is a full-service General Contractor or Home Builder located in Toronto. We provide home renovation and building services for major home renovations and custom home builds (full interior renovations, home additions, lot severances, new home construction, garden suites, and laneway suites). Our goal is to help guide our clients through the process of building their home, from concept to completion.

Further than providing General Contracting and Project Management for major home renovations, we also offer value-added services such as renovation financing, renovation rebate consultations and services, building permit and design services, smart home installation services, and real estate investor services.

To learn more about our offering by visiting our services page. Learn more about our vision, mission, and values here.

November 13, 2025
Up or Out? Home Additions vs. Extensions
How to decide between going up or going out in toronto

Most Toronto homeowners ask us whether going up or going out costs less.

They’re asking the wrong question.

The real question is what else changes when you add space. Because in Toronto, the answer determines whether your $300,000 addition becomes a $500,000 project.

We’ve evaluated hundreds (if not thousands) of properties across the GTA. The pattern is clear: where you live matters more than what you build.

Geography Is Your First Constraint

East York, Leslieville, and the Beaches operate under different rules than Cliffcrest or Birch Cliff.

Denser neighborhoods have smaller lots. Smaller lots usually require Committee of Adjustment approval or variances for larger additions.

Scarborough properties often have larger lots. They can complete addition projects as-of-right more frequently.

Then there are the residential zones: R, RD, RS, and RM. Each has unique rules that change what’s possible on your property.

Pattern recognition takes time. The information is publicly available, but making costly assumptions without expert evaluation happens more often than you’d think.

The Committee of Adjustment Trap

The most expensive assumption homeowners make is thinking their project won’t need Committee of Adjustment approval.

Many people trust their architect to design plans that meet all their needs without considering zoning constraints first.

Committee of Adjustment costs start at $2,126.48 for minor variances and go up to $6,187.36 for multi-unit projects of three or more units.

That doesn’t include representation costs. Explaining why you need relief from triggered variances can add thousands more, depending on complexity.

The timeline matters too. Committee of Adjustment adds 2-4 months of delays to your permit. Average processing time is 95 days, 65 days longer than the Planning Act requires.

We can predict with high accuracy whether your project needs Committee approval, even without an updated survey (though a survey gets things 100% accurate).

What Triggers Zoning Variances

Both vertical and horizontal additions face the same level of zoning scrutiny. Any additional square footage of living space gets reviewed against neighborhood zoning bylaws.

The major variance triggers are lot coverage percentage (the amount of space structures take up on your property), maximum building height (height of your home from the established grade), and Floor Space Index (the total floor space above grade divided by your property’s square footage)

Other common variances are front & side yard setbacks, and building length.

Here’s what most people miss: you can get relaxed zoning by configuring your home with more than one unit.

A duplex, triplex, or fourplex allows additional density and relaxed bylaws. This strategy works particularly well on smaller lots where standard zoning feels restrictive.

The False Economy of Going Vertical

Going up costs less per square foot than going out. Vertical additions run $300-$600 per square foot. Horizontal extensions cost $350-$650 per square foot. Usually, the smaller your addition, the higher the cost per square foot because you are spreading the same number of steps into a smaller square footage.

But the above numbers are just accounting for the new space.

When you go vertical, you’re also more often than not adjusting existing spaces. Creating an open concept living area on the main level means replacing flooring and trim. It means adjusting door and window openings.

More often than not, it means updating your kitchen and existing bathrooms.

What about your basement? Existing HVAC system? Electrical Panel?

These adjustments add significant costs that cost-per-square-foot estimates ignore.

Extensions require more foundation work upfront. But you can potentially salvage existing spaces more easily since you’re not removing the roof system and opening the house to Toronto’s elements.

So, how do you ensure you are accounting for the correct costs in the preliminary stages of your project planning?

We take it a step further than builders who quote per square foot. We understand exactly what you’re trying to accomplish and account for all scope items to get you realistic pricing for your home addition project.

For better or worse, you’ll know the true cost of your project.

Integration Costs Hit Both Directions

Horizontal extensions face similar integration challenges. How do you blend new with existing?

Some homeowners accept the contrast between new extension and existing finishes. Most want cohesion.

Creating the necessary flow between old and new spaces matters more than the addition itself. Poor flow means you’ve added square footage without improving how you live.

Evaluating your existing layout before designing the extension minimizes costs for work on existing spaces.

We help our clients understand what their pain points are so they can make the most informed decision about what type of project works the best for their needs, and then compare it to their budget constraints to maximize value-per-dollar.
The Questions That Actually Matter

When homeowners could technically do either option, we ask specific questions.
- What are your goals for your home addition project?
- Is this your forever home or are you considering resale value?
- How old are your existing appliances and equipment? HVAC, plumbing, flooring, windows.
- What are the existing conditions of your foundation, footings, and soil?
- How new is your existing space and are you happy with the layout?
- What are the pain points with your current space?
Sometimes these questions reveal you don’t need an addition at all. An accessory dwelling unit, basement renovation, or interior renovation might solve the actual problem better. Sometimes with the constraints that some home additions present it might also make sense to consider completing a new home construction (we’ve had clients make that decision in the past).
Where We Start

The first step is understanding how much space you have against all zoning metrics.

If you’re looking at a bungalow with space to increase lot coverage AND go up an additional story, the question shifts.

Will an extension or going up solve more of your needs?

Cost considerations between the two options need review. But costs mean nothing without understanding what you’re actually trying to accomplish.

We have a comprehensive database of projects where we’ve evaluated both options. The answer depends on your goals, your property’s constraints, and what neighbours have done.

Precedence matters in Toronto. What the Committee of Adjustment approved for your neighbour creates a pattern for your street.

That’s not rocket science. But it requires pattern recognition across hundreds of properties to evaluate properly.

Which is why getting expert evaluation before making assumptions saves money. The costly assumptions happen when homeowners commit to design before understanding their property’s actual constraints.

Toronto neighbourhoods have different considerations. Your lot size, zoning designation, and goals determine whether going up, going out, or doing something else entirely makes sense.

We can give you all of the different home addition options at your disposal and give you high-accuracy pricing, even before you spend money on architectural plans.

About BVM COntracting

BVM Contracting is a full-service General Contractor or Home Builder located in Toronto. We provide home renovation and building services for major home renovations and custom home builds (full interior renovations, home additions, lot severances, new home construction, garden suites, and laneway suites). Our goal is to help guide our clients through the process of building their home, from concept to completion.

Further than providing General Contracting and Project Management for major home renovations, we also offer value-added services such as renovation financing, renovation rebate consultations and services, building permit and design services, smart home installation services, and real estate investor services.

To learn more about our offering by visiting our services page. Learn more about our vision, mission, and values here.
November 12, 2025
Canada’s New Housing Design Catalogue Is Live
Canada’s Housing Design Catalogue is Ready for Use and here is what you need to know

As part of its continued efforts to make housing more accessible and efficient, the Government of Canada is introducing a groundbreaking Housing Design Catalogue. This Catalogue features 50 pre-designed layouts as outlined in the 2024 Federal Budget, a key initiative aimed at addressing housing affordability and accessibility across the country for garden suites, laneway suites, and new home-building projects.

Now the designs have full technical packages and are ready to be utilized by home owners, real estate developers, and Home Builders to streamline the process of getting plans for their multi-unit projects throughout Ontatio.

Learn more about the program below, and if you would like to book a call to discuss how this catalogue can help you please use the button below to book a call!

What is the Housing Design Catalogue?

The Design Catalogue is a curated collection of up to 50 pre-approved architectural designs, such as modular housing, row housing, fourplexes, sixplexes, and accessory dwelling units (ADUs), that homeowners and developers can choose from to streamline their building projects. These designs are tailored to meet diverse needs and comply with local building codes across Canada, including adherence to municipal zoning laws in urban centers like Toronto and sustainability standards outlined in Canada’s Net-Zero Emissions goals for 2050.

The Housing Design Catalogue, inspired by post-war initiatives and modernized for today’s housing challenges, simplifies construction processes and accelerates housing approvals. Whether you’re planning to build a garden suite, a laneway suite, or an entirely new home, this catalog eliminates the guesswork by providing expertly crafted, ready-to-use plans, including modern, energy-efficient layouts, compact urban options, and multi-bedroom family designs that align with Canada’s housing priorities outlined in the 2024 budget.
Why Use the Design Catalogue for Your Project?
1. Cost Savings: Pre-designed plans reduce the expenses associated with hiring architects and designers.
2. Time Efficiency: Skip the lengthy design process and proceed straight to the permitting and construction phases.
3. Compliance Assurance: Each design should be eventually pre-vetted to align with municipal zoning and building requirements (though this may happen over time)
4. Diverse Options: From compact bachelor units to spacious two-bedroom suites, the catalog should have options for every use case.
5. Sustainability: Many designs are slated to incorporate energy-efficient materials and layouts, reducing the environmental impact of your project.
How Does the Design Catalogue Work?
1. Browse the Catalogue: Access the catalog online or through your local municipality.
2. Select a Design: Choose a layout that meets your space and functional requirements.
3. Apply for Permits: Submit the selected design as part of your building permit application. You will still need a BCIN designer or architect to prepare and submit your application but this process is more streamlined since the plans are pre-approved.
4. Start Construction: Once approved, begin construction with confidence in your pre-approved plan.
The catalog is fully available and has the technical design documents included in the package on the website (see above)
Who Can Benefit from the Housing Design Catalogue?

1) Homeowners

As a homeowner, you will be able to get a better idea of pricing for any of the design options in the housing design catalogue BEFORE you decide to move forward with investing money into a new survey, hiring a permit designer, and submitting and payment of building permits. BVM Contracting already helps our clients determine the costs of their project before they spend too much time and effort on their project, but this will help make that process accessible to more homeowners.

2) Real estate investors

As a real estate investor, it is important to be able to get the project started as soon as possible. With the pre-designed homes and structures in the housing design catalogue you will be able to put shovel to ground much faster than having to create a design from scratch.

3) Builders and contractors

Home Builders and General Contractors will be able to offer a more streamlined home-building experience for their clients by having more control over the design process and giving their clients the most viable options through the housing design catalogue.

4) Community developers

Community developers no longer have to spend tens of thousands of dollars on custom designs for their development projects, they can choose from the pre-designed templates through the housing design catalogue instead!

Frequently Asked Questions (FAQs)

1. What types of designs are included in the catalogue?

The housing design catalogue is set to feature designs for garden suites, laneway suites, and various new home configurations, including modular housing, row housing, fourplexes, sixplexes, bachelor units, one-bedroom layouts, and two-bedroom options.

2. Are the designs customizable?

While the designs are pre-approved, minor modifications may be possible. However, significant changes may require additional approvals. You will very likely need to work with an approved architectural partner (either a BCIN Designer or Architect) to get their help in packaging a set of plans that can be properly reviewed by your municipality’s building department.

3. How do I access the Design Catalogue?

The catalogue is available online through the CMHC website.

4. Is the Design Catalogue free to use?

Yes, the housing design catalogue is free for homeowners and developers to browse and utilize.

5. Do I still need a building permit if I use a design from the catalog?

Yes, you must apply for a building permit. However, using a pre-approved design can significantly expedite the process by eliminating the time-consuming design and drafting process. You will be able to skip right to the submission of your chosen design to your municipality’s building department versus having to waste time on the back-and-forth of design changes.

6. Will there be designs for home addition projects?

Probably not, but that is okay! We are an experienced home addition contractor and have our own database of past home addition projects that we can use to help you determine what your best options are for adding to your existing home!

Key Takeaway: Toronto is committed to pre-approving these designs

An important note to make is that Toronto (which is one of many other municipalities) has committed to reviewing and pre-approving these plans to make it easier for people to get permits for these projects. This is similar to Toronto’s pre-approved ADU plans program, but also includes other designs for fourplexes and sixplexes.

These two programs give Toronto residents unprecedented access to designs to add density to their properties.

Why Choose BVM Contracting for Your Design Catalogue Project?

At BVM Contracting, we specialize in building garden suites, laneway suites, new homes, and multi-unit development projects in Toronto – all of which are going to be part of the housing design catalogue. Our team will be able to guide you through the process of picking the correct design for your property, preparing and submitting the designs to the building department, and helping you price out the design so your expectations are set before submitting your design for a building permit.

Ready to Get Started?

Contact BVM Contracting today to learn how we can help you evaluate the different options within the Housing Design Catalogue for your next project. Together, we can create a space that meets your needs and enhances your property’s value.

Leverage the power of the pre-designed solutions that the Government of Canada is coming out with and take the first step towards a seamless building experience. The Government of Canada’s Housing Design Catalogue is here to revolutionize how Canadians build their homes—and BVM Contracting is your trusted partner every step of the way.

About BVM COntracting

BVM Contracting is a full-service General Contractor or Home Builder located in Toronto. We provide home renovation and building services for major home renovations (kitchen renovations, bathroom renovations, basement renovations, full interior renovations, home additions, lot severances, and new home construction). Our goal is to help guide our clients through the process of renovating their home, from concept to completion.

Further than providing General Contracting and Project Management for major home renovations, we also offer value-added services such as renovation financing, renovation rebate consultations and services, building permit and design services, smart home installation services, and real estate investor services.

To learn more about our offering by visiting our services page.
November 4, 2025
The AGM Collapse Reveals Renovation’s Biggest Lie

A Cautionary tale to scrutinize Celebrity-backed businesses

Eight homeowners are now suing AGM Renovations for $1.3 million in damages. One family’s $150,000 loan got maxed out with only 30% of their project completed before AGM announced it was permanently closing.

Mike Holmes endorsed them. That was supposed to mean something.

When we first heard about AGM abandoning customers despite Holmes’ backing, the reaction wasn’t surprise. You can’t build that large of an online presence and scale to “North America-wide” operations without something breaking. It’s operationally impossible.

The question isn’t whether they would fail. It’s what specific mechanisms made failure inevitable.

The Commission Problem

AGM ran on commission-based salespeople whose only job was closing deals. Once the contract was signed, they handed the project off to regional teams to figure out.

When every deal directly impacts your paycheck, you overpromise. When you have zero accountability for what happens after the signature, you overpromise even more.

The gap between sales pitch and project delivery isn’t accidental. It’s structural.

Here’s what actually happens: A salesperson quotes you based on best-case scenarios. They gloss over anything subsurface or behind walls because acknowledging those unknowns makes the number less attractive. Then you sign, they get paid, and the on-site team discovers your 1920s plumbing needs complete replacement.

Suddenly your $80,000 kitchen renovation needs another $25,000. But you’re already committed.

Celebrity Endorsements Create Dangerous Shortcuts

The Mike Holmes factor did exactly what it was designed to do. It lowered people’s guard.

When you see a celebrity name attached to a contractor, you stop asking for references. You skip the vetting process. You assume someone else already did the due diligence.

But celebrity endorsements are business transactions. They get paid to put their name on things. That’s how they make their living.

When the CBC investigation revealed electrical safety violations at AGM, Holmes’ ads disappeared fast. Do you think his team scrutinized AGM’s processes before cashing those endorsement checks? Probably not.

The endorsement created credibility without requiring operational integrity.

What Actually Works

At BVM Contracting, we set expectations in the first two conversations. Not after you sign. Before.

We bring up everything commission salespeople skip: project constraints, potential cost issues, constructability problems, existing conditions that will add budget. We plan for worst-case scenarios and add contingency items for subsurface discoveries.

We’d rather have you know the real number upfront than surprise you with extras halfway through demolition.

This approach doesn’t scale to “North America-wide” operations. It can’t. Because we own the entire process from pre-construction to final walkthrough. Our family oversees every project we complete. When something goes wrong, you’re not calling a regional office. You’re calling the people who quoted your job.

Local accountability means we live with our reputation. We can’t abandon customers and move to a different market. We’ve been living and building in Toronto’s East End since 1997. Our past clients are your neighbours.

The renovation industry has become what it is because 32% of Ontario homeowners have been scammed. That’s not an anomaly. That’s the baseline.

The solution isn’t finding a contractor with a better celebrity endorsement. Even if they were backed by the Prime Minister, Oprah, and the Kardashians combined, you should still scrutinize their experience and ask for references.

The solution is working with someone who can’t afford to fail you. Someone whose business model depends on doing it right the first time. Someone who answers their phone when you call.

That’s not glamorous. It doesn’t make for slick TV ads. But it’s what keeps families from being stuck with one working shower for a family of five while they’re out $100,000.

Marketing creates appearances. Operations create outcomes.

Choose accordingly.

About BVM COntracting

BVM Contracting is a full-service General Contractor or Home Builder located in Toronto. We provide home renovation and building services for major home renovations and custom home builds (full interior renovations, home additions, lot severances, new home construction, garden suites, and laneway suites). Our goal is to help guide our clients through the process of building their home, from concept to completion.

Further than providing General Contracting and Project Management for major home renovations, we also offer value-added services such as renovation financing, renovation rebate consultations and services, building permit and design services, smart home installation services, and real estate investor services.

To learn more about our offering by visiting our services page. Learn more about our vision, mission, and values here.

October 29, 2025
Keep Your Gas Line in an All-Electric Home

The Case For Keeping Your Natural Gas Meter In All-Electric Homes

We’ve built all-electric homes in Toronto. They work beautifully.

So why do we tell homeowners to keep their gas connections?

Because your backup generator runs on natural gas. And when the power goes out in February, that detail matters more than any environmental goal.

The Financial Reality

Enbridge charges between $2,000 and $5,000 to remove and reinstall a gas meter. Site-specific, non-negotiable.

Keeping an inactive meter costs roughly $30 per month. You can even shut it down completely while maintaining the infrastructure.

The math is simple. Pay thousands upfront to remove something you might need later, or pay $360 annually to keep your options open.

For future resale alone, you might as well keep it.

What Actually Happens During Outages

During the most recent ice storm a few years ago that knocked out power across Toronto, we followed up with clients who had just moved into a home with a gas fireplace.

They stayed comfortable. The fireplace kept things warm enough to ride out the outage without leaving.

Meanwhile, homeowners North of the city reported indoor temperatures dropping to less than 16°C. They needed portable generators that required refueling every six hours at significant expense to their wallet and time.

Weather-related power outages have increased 60% in the most recent five-year reporting period. This trend suggests backup heating is becoming more critical, not less.

The Generator Paradox

Here’s what most homeowners don’t realize until it’s too late.

Permanent backup generators, the kind that automatically kick in during outages, run on natural gas (or propane). They can connect directly to your gas line and provide unlimited runtime without refueling (unless you live in an area that requires a propane tank, but you would have fuel for a significant amount of time in that case).

Remove your gas connection and you eliminate your most reliable backup power option.

You’re left with portable generators that need constant refueling during the exact conditions (cold weather) that make refueling difficult.

The Balanced Approach

When environmentally-conscious clients come to us wanting full electrification, we start by understanding their goals.

Then we explain they can have both. Run all standard appliances on electricity while maintaining gas infrastructure for emergencies.

We’re all for going green. But it has to be within reason.

A future-proofed home isn’t one that commits entirely to a single energy source. It’s one that maintains flexibility for whatever comes next.

Whether that’s extreme weather events, grid instability, or energy technology we haven’t seen yet.

The most robust homes we build use electric systems for daily operations and keep gas connections for the scenarios that matter most.

About BVM COntracting

BVM Contracting is a full-service General Contractor or Home Builder located in Toronto. We provide home renovation and building services for major home renovations and custom home builds (full interior renovations, home additions, lot severances, new home construction, garden suites, and laneway suites). Our goal is to help guide our clients through the process of building their home, from concept to completion.

Further than providing General Contracting and Project Management for major home renovations, we also offer value-added services such as renovation financing, renovation rebate consultations and services, building permit and design services, smart home installation services, and real estate investor services.

To learn more about our offering by visiting our services page. Learn more about our vision, mission, and values here.

October 22, 2025
Utility Upgrades For Garden Suites and ADU’s

Utility Upgrades for Garden Suites and ADU’s in Toronto

Garden suites (otherwise known as an accessory dwelling unit (ADU)) by themselves are self-contained and separate dwellings from the primary home on a property, but that does not mean that the primary dwelling will not be affected during the course of construction. Learn more below about the key considerations for utility upgrades on your property before planning on building a garden suite in your backyard.

NOTE: ALL OF THE INFORMATION BELOW ALSO TRANSLATES TO LANEWAY SUITES IN TORONTO!

Consideration 1: Plumbing Upgrades

Incoming Water line Size

When you are planning on adding additional plumbing fixtures to a property it is always a good idea to evaluate the size of the incoming water supply line to determine if you will be dealing with any avoidable pressure drops when multiple fixtures are turned on at the same time. The default assumption that should be made is that you likely have 1/2 inch incoming water supply, unless the City of Toronto has already come through your neighbourhood to complete the city-side water service upgrades. If you have a 1/2 inch water line and expect to add an additional laundry/kitchen/bathroom to a garden suite (which is usually the minimum requirements) you will want to pay to upgrade the supply line size to prevent pressure drops and poor water pressure.

Plumbing Upgrade costs – City side

The cost to upgrade the water supply size on the City side can be found on The City of Toronto website. Note that in most scenarios that include new home construction (like new home builds, laneway housing, and garden suites) the City of Toronto will make you pay for both the Supply and Drain Line upgrades if they have not yet been upgraded, but reach out to the Toronto Water Counter to determine what will have to be completed to satisfy your permit application for a garden suite.

Plumbing Upgrade costs – Private side

The other important consideration for plumbing upgrades is the above fees only cover the work to upgrade the plumbing on the City-owned property, and not your own. You will also need to upgrade the supply (and possibly drain) line on your own property, which will cost additional money. Note though that the City of Toronto hires a third-party utility contractor to upgrade the plumbing on the City side of your property, and sometimes if you talk to them they will also give you a price to complete the private side as well. Worst case scenario is that you work with your chosen General Contractor to complete the work on the private side of your property.

Plumbing between garden suite and primary Dwelling

The last important consideration is the plumbing connections between the garden suite and primary home. Since the utilities for the garden suite need to be fed from the primary home (beneath the footings), it is imperative that there is a portion of the scope dedicated to figuring out what the best route will be to run the utilities out. The best way to do this is to find where the drain exits the home (which is usually where the supply line/water meter are located) and try to run the trench from the garden suite to the primary residence to this location. This will reduce the amount of work that will need to be completed in the basement, but sometimes this is unavoidable for homes with little to no access on either side of the home. An experienced General Contractor will be able to help you with this evaluation.

Consideration 2: Electrical Upgrades

Upgrade Primary Panel to 200 amps

It will always be recommended to upgrade your panel and service to 200 amps if you have not done so already. This essentially becomes required when you add a garden suite, especially if you are not planning to run natural gas out to the garden suite. The cost to upgrade to a 200 amp panel will vary depending on what is currently existing, what type of wiring you have, and the location of the panel, so it is best to start this conversation as you are working out your budget for the garden suite with your General Contractor. Note that you will also need to consider the costs to upgrade the service with Toronto Hydro, which will be an additional cost on top of the cost to get the new panel installed. You as the home owner will be responsible for paying this fee since your name is on the account.

Running Electrical to Garden Suite

For running the electrical out to the garden suite you would essentially utilize the same trench that you would run the plumbing out of, except the electrical wire will need to be separated vertically from the plumbing (and will end up being closer to grade). An electrician would run out wiring to install at least a 100 amp panel to the garden suite, which would be plenty of power for a standard-sized garden suite.

Need a larger or separate electrical service?

If you are looking for a larger or separate service to your garden suite, you can discuss that directly with Toronto Hydro to get pricing for an additional service that would directly serve the garden suite (instead of sub-metering off your primary dwelling’s electrical panel). This will cost more overall but you will be able to more effectively meter electrical use between dwelling units, which might make for less stress in the long run.

Consideration 3: HVAC and GAs

To run or not run Natural Gas?

With the recent advancements with cold climate heat pumps you can easily get away with not running natural gas out to a garden suite and enjoy year-round comfort. This will save you quite a bit of money for the HVAC and gas work for the garden suite, but might not be the best idea for everyone. If you want to get gas run out to the garden suite you will want to get that included in the building costs for a garden suite, but you will also have to confirm that your existing natural gas meter is sized properly to allow for the additional gas fixtures to be installed. This will involve submitting an inquiry to Enbridge to determine if the additional gas fixtures will be covered by the existing size of the gas meter and line. If any changes need to be made to allow for a larger flow rate then that will be an additional charge that you will want to get a quote for through Enbridge and account for in your overall costs.

Conclusion

Many times home owners get strung along by General Contractors that are not showing them all of the associated costs for a project, and with the introduction of garden suites in Toronto we expect this to be a huge problem. It is an exciting prospect to be able to build a new dwelling on your property, but make sure you are doing your research and asking the right questions before committing to the project. Hopefully the information above serves as a good foundation for your research into your properties viability for a garden suite, but if you have any other questions please feel free to reach out to us!

Best of luck in your Garden Suite planning process!

About BVM COntracting

BVM Contracting is a full-service General Contractor or Home Builder located in Toronto. We provide home renovation and building services for major home renovations (kitchen renovations, bathroom renovations, basement renovations, full interior renovations, home additions, lot severances, and new home construction). Our goal is to help guide our clients through the process of renovating their home, from concept to completion.

Further than providing General Contracting and Project Management for major home renovations, we also offer value-added services such as renovation financing, renovation rebate consultations and services, building permit and design services, smart home installation services, and real estate investor services.

To learn more about our offering by visiting our services page.

October 21, 2025
Cliffcrest – Our Beautiful Scarborough Bluffs Neighbourhood
The Cliffcrest Neighbourhood is the Perfect Place to build your Forever Home – We did!

From Bluffer’s Park to the lovely amenities at the Cliffcrest Plaza, Cliffcrest is a thriving community of great folks who love their neighbourhood and are here to stay and enjoy their little known gem of a neighbourhood!

In this Blog we dive into a brief history of Cliffcrest, some of the attractions and amenities in the area, as well as some of the projects that we have completed over the years (including our own at 21 Scarborough Heights Blvd.!)
The Cliffcrest neighbourhood was established in the 1940’s and 1950’s as the transition from streetcar to automobiles was being made. The cliff reference in Cliffcrest was City Planning’s nod to the beautiful geological wonder that is the Scarborough Bluffs. The entire southern border of Cliffcrest is encapsulated by the Scarborough Bluffs, and there are some beautiful parks for people to check the sky-high view of Lake Ontario in the neighbourhood.

The Scarborough Bluffs attribute the name to a visit by Elizabeth Simcoe, John Graves Simcoe’s Wife, who marveled at the resemblance of these bluffs to the ones in Scarborough, England. After that point the name obviously stuck, and made way for the municipality of Scarborough!

The Cliffcrest Neighbourhood is bordered by Bellamy Road on the East, the CN Railway tracks on the North, Midland Road/Brimley Road on the West and Lake Ontario on the South. See the Map below. Cliffcrest borders the Cliffside and Guildwood neighbourhoods, which are equally as amazing neighbourhoods in Scarborough.
This area has no shortage of parks and greenery. These are some of the must-see areas of the neighbourhood:
- Bluffer’s Park (at the bottom of Brimley)
- Cathedral Bluffs Park (the backyard of Fairmount Public School basically). This park offers a panoramic view of Lake Ontario and you can also see Bluffer’s Park from up there!
- Cudia Park – this is a little known gem of a park located in one of the areas of Cliffcrest with the nicest houses in my opinion. If you have a chance to walk around the streets in this area you will not be disappointed!
- McCowan District Park – This park offers skating in the winter, soccer in the summer. Located at the top of Cliffcrest before the tracks (just South of The Home Depot)
There is also no shortage of great schools (public and catholic), great local shops, grocery stores, and we also had an LCBO built up at the Cliffcrest Plaza a couple of years ago (Woohoo!).

The Home Depot just North of the neighbourhood is very helpful, the Dairy Queen at Kingston Road and St. Clair Avenue is rarely unguarded by local folks trying to cool off during a hot summer day, and there is a highly-frequented Tim Hortons across the street from the Cliffcrest Plaza.

Having grown up in Cliffcrest it is great to see the evolution and development of the amenities surrounding the community, and I think is a great place to raise a family!
Being residents of the amazing Cliffcrest Neighbourhood always comes with pride when people in our community reach out to us to help them build the home of their dreams. We have completed numerous projects in the area and have a few projects in our schedule for future work. See the list of local projects we have completed, as well as current projects that we are working on:

21 Scarborough Heights Blvd. (BVM Family home) – Link Here

This is a new home build that was completed on Vince (Owner of BVM Contracting) and Colleen Meagher’s property

4 Harewood Avenue

Not shown on our website as it was completed in 2012, but you can still drive by it to check it out nonetheless!

151 Phyllis Avenue – Link Here

Recently completed new home build featured on our website. Take a look through our Matterport Scan of the home to see the interior finishes!

87 Scarborough Heights Blvd. (Current) – Link Here

This is another new home construction project that started April 2021. It is being built for a local family as their primary residence. It is going to be a modern farmhouse style build.

125 & 127 Brooklawn Avenue

We were the Project Manager for these two homes way back in the day (late 2000’s). There are not very many high quality pictures from then of the progress but be sure to check them out while you drive through the neighbourhood!

40 Gradwell Drive

Completed at while back in the early 2010’s, but nonetheless another one of our home addition projects in the neighbourhood. These early projects gave us a solid foundation to sit on for completing all of the amazing projects we have completed to this day!

We are extremely humbled to have the opportunity to be able to work in our own neighbourhood and are looking forward to adding to this list in the coming years! BVM Contracting is here to stay in the Cliffcrest community and can’t wait to learn more about your home addition or new home build aspirations!

70 Minerva Avenue – Link here

Located at Midland Avenue and St. Clair on the North-West border of Cliffcrest, we worked with Mark and Heather to help them add an additional level to their side split home. The neighbourhood was impressed with the fast completion of the work and so were the clients!

About BVM COntracting

BVM Contracting is a full-service General Contractor or Home Builder located in Toronto. We provide home renovation and building services for major home renovations (kitchen renovations, bathroom renovations, basement renovations, full interior renovations, home additions, lot severances, and new home construction). Our goal is to help guide our clients through the process of renovating their home, from concept to completion.

Further than providing General Contracting and Project Management for major home renovations, we also offer value-added services such as renovation financing, renovation rebate consultations and services, building permit and design services, smart home installation services, and real estate investor services.

To learn more about our offering by visiting our services page.
October 20, 2025
Affordable Garden Suite Design and Building Ideas
How to Design and Build A Garden Suite Inexpensively in Toronto

BVM Contracting has been hard at work in figuring out a solution to tackle the affordability of building Garden Suites in Toronto. We have scoured the internet and have worked with industry professionals to come up with some avenues that we can present as options to home owners and property owners in Toronto and the surrounding municipalities that allow garden suites.
What are the key factors that affect the cost of a garden suite?

To preface the solutions we have come up with, we wanted to start with the key reasons why any new home or ancillary structure would cost more, or become an unaffordable option for home owners and property owners:
1. Too Customized – When you get put into the custom design funnel and hire a designer to build your new dwelling to suit all (or as many) of your needs, that is where things start to sky-rocket. When you can hire someone to add in all of your needs and wants into a design you end up with something that could become too unaffordable for your budget.
2. Too Large – Many times people over-estimate the amount of space they need and, in turn, pay for it on the backend through increase construction costs.
3. Too Much Red Tape – Sometimes your property just does not fit the criteria for adding an ancillary structure like a Garden Suite, and as a result you will have to fight a lot harder to get the approvals and end up spending a lot of money to get your permits for the project. Entities like Committee of Adjustment, Urban Forestry, and TRCA play a large role in approvals for a lot of properties in Toronto and it is important to determine if your proposed project will run into any of them.
How to Build a garden suite as cost effectively as possible

Well the answer is pretty simple now that you know the key drivers in how a garden suite can become costly. Just flip the points above and you have come up with a winning strategy! We have taken the strategy of minimal customization, small units that can be put into many different backyards and have found the following solutions that will help Toronto Property Owners cash in on an affordable Garden Suite Dwelling.

Solution #1: Pre-fabricated garden suites by BVM Contracting

Much like The City of Mississauga has done to create a more streamlined approach to building Garden Suites by allowing for pre-vetted garden suite plans, we have done something similar for Toronto properties. Our Garden Suite Plans are not pre-vetted with the City of Toronto’s zoning department but we have done the research to ensure that the studio option will fit in as many backyards in Toronto as possible. We are offering pre-fabricated studio, one-bedroom, and two-bedroom garden suite options that you can chose to take to permit and have some flexibility to adjust the finishes (exterior finish, interior finishes, etc.) to make the garden suite truly yours!

Toronto has also come out with pre-approved ADU plans that we have taken the liberty of pricing out, so if you are interested in those plans please reach out!

Solution #2: Wholesale Housing Tiny Home Units

There is a Modular Home Supplier in Stouffville, Ontario that has come out with a few garden suite models that will work within the zoning bylaws for Toronto. They are called Wholesale Housing, and we can connect you with them once we have evaluated your property of interest for ADU potential. We will want to make sure your property can accommodate one of these units because there is no flexibility in changing dimensions.

Reach out to us to learn more!

Solution #3: Beaver Homes (and Garden Suites!) by Home Hardware

Beaver Homes is a popular choice for areas North of Toronto for designing and getting the required material needed for cottages and new home builds in Ontario. The idea is you can visit the Beaver Homes Page to Browse the different types of homes that they have pre-designed, and can create a login to determine the base price of these designs. Once you have determined which model will work for your new home construction or Garden Suite project you can reach out to us to set-up the preliminary meeting with our preferred Home Hardware Dealer to learn more about the process and to get a full cost for the project for the items that are not included in the Beaver Homes Package.

It is VERY important to note that the pricing that the Beaver Homes website shows is only the material costs for getting the home to the drywall phase, and does not include the electrical, plumbing, and mechanical costs. Even still this presents a unique option, when paired with a General Contractor like BVM Contracting that can price out the installation costs and other associated costs needed, for semi-customizable Garden Suites and even for new home construction projects in Toronto.

Pro-tip #1: When searching through the Beaver Homes Catalogue, filter for the smaller units so that you can see the different options that could work for your Garden Suite.

Pro-tip #2: The design you will get from Beaver Homes will just have the floor plans, elevation drawings, and roof layout, it will still need to be submitted for permit by a BCIN designer. We will be able to partner you with a BCIN designer who can help get you through the permitting process for the municipality you reside in, including Toronto.

About BVM COntracting

BVM Contracting is a full-service General Contractor or Home Builder located in Toronto. We provide home renovation and building services for major home renovations (kitchen renovations, bathroom renovations, basement renovations, full interior renovations, home additions, lot severances, and new home construction). Our goal is to help guide our clients through the process of renovating their home, from concept to completion.

Further than providing General Contracting and Project Management for major home renovations, we also offer value-added services such as renovation financing, renovation rebate consultations and services, building permit and design services, smart home installation services, and real estate investor services.

To learn more about our offering by visiting our services page.
October 8, 2025