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Author: Ryan Meagher

  • A Summary of Toronto’s New Divisive Sixplex Plans

    A Summary of Toronto’s New Divisive Sixplex Plans

    6ixplexes in The 6ix?! Here is what you need to know.

    Toronto just split itself in half over housing density.

    Nine wards said yes to sixplexes. The rest said no. This creates something we’ve never seen before in Canadian housing policy: a real-world laboratory where identical neighborhoods will develop completely differently based on political decisions made in council chambers.

    We build multi-unit housing across Toronto’s different wards. We see the construction reality behind the political rhetoric.

    The divide tells a story that goes far deeper than zoning amendments.

    The Real Reason Behind the Split in votes for sixplexes in toronto

    There are neighborhoods welcoming density and neighborhoods fighting tooth and nail to keep their current levels. The resistance comes from areas trying to prevent the “wrong” demographics from entering neighborhoods known to be exclusive or with higher costs of entry.

    Take Rosedale as an example.

    These highly exclusive neighborhoods have created oversight bodies that essentially approve or reject development proposals under the guise of being considered a historical area of Toronto. To be clear, this is separate from the Committee of Adjustment. These neighborhoods maintain such a firm grip on what projects are “right” for the area that they very likely won’t see any uptick in multi-unit developments.

    We understand why neighborhood character matters. But there’s something significant about how this affects the city’s ability to add new housing overall.

    The nine adopting wards represent some of Toronto’s most-established urban areas:

    1. Parkdale-High Park

    2. Davenport

    3. Spadina-Fort York

    4. University-Rosedale (less Rosedale, more the rest of the Ward)

    5. Toronto-St. Paul’s

    6. Toronto Centre,

    7. Toronto-Danforth

    8. Beaches-East York

    9. Scarborough North (which was already set-up with the sixplex pilot project).

    The Mathematics of Sixplex Development

    The financial calculation between fourplexes and sixplexes is straightforward when you break it down.

    With a fourplex, you’re looking at larger units. Maybe 800-1000 square feet each. These rent for higher amounts but to fewer tenants.

    With a sixplex, you’re typically looking at smaller units. Maybe 600-700 square feet. But you have two additional rental streams.

    From a cash flow perspective, six smaller units almost always outperform four larger ones. This is especially true in Toronto’s rental market, where even small units command premium rents.

    There are more economies of scale you can access by building those two additional units. We believe those two additional units will be the difference between projects getting the green light or not.

    But here’s where the policy reality hits construction economics.

    Since the citywide fourplex allowance in 2023, construction has been completed on only 108 multiplexes. That reveals a significant gap between policy and actual construction activity.

    The barrier isn’t zoning permission. It’s economics.

    The Hidden Construction Costs of sixplexes

    Beyond zoning approval, sixplex applications will likely almost always need to go to Committee of Adjustment, unless you have a larger property and go with smaller units. Applications seldom get through Toronto Zoning Review without triggering variances, especially if the goal is to maximize unit sizes.

    The process is lengthy. You need a good team on the design, planning, and construction sides to guide you through.

    But the largest challenge for these multi-unit development projects involves properly setting up utilities: electrical, gas, and water.

    With these larger multi-unit buildings, you have additional electrical requirements and gas load. Water line sizes need to increase beyond what residential neighborhoods typically handle.

    These sites incur larger costs to upgrade hydro lines from 200 amps to 400 amps. Water lines go from ½ inch-1 inch to at least 1.5 inch. You will also want and need separate gas meters.

    This all costs money. It’s not cheap to do, especially on residentially-zoned sites.

    Another important factor is development charges. As of right now you will get dinged with development charges for anything over a fourplex, but that is likely soon to change with a new motion to waive development charges for sixplex projects throughout Toronto.

    Infrastructure Winners and Losers

    Not all nine adopting wards are positioned equally for sixplex development.

    Ward 14 (Toronto-Danforth) and Ward 19 (Beaches-East York) stand out as the best positioned.

    They have existing commercial and residential high-rise projects ongoing. They’re well-equipped to handle the additional load of these low-rise density projects.

    The other seven adopting wards will face more infrastructure bottlenecks. Residential neighborhoods that weren’t built for this kind of utility demand will need more extensive upgrades.

    This creates a development hierarchy within the adopting wards themselves.

    The Federal Funding Stakes

    Toronto’s compromise approach puts federal funding at risk. The previous housing minister warned that any deviation from citywide sixplex policy would result in 25 percent less federal funding. That’s approximately $30 million of the total $118 million Ottawa pledged annually through the Housing Accelerator Fund.

    The new housing minister hasn’t indicated whether he’ll follow his predecessor’s position. This creates uncertainty about whether Toronto will face funding penalties for partial implementation.

    The stakes are massive: Toronto’s $471 million in Housing Accelerator Fund allocation was supposed to create 11,780 additional homes over three years.

    Market Implications for Property Owners

    This ward-by-ward implementation creates immediate opportunities for early adopters.

    There’s pent-up demand for family-sized, moderately-priced rentals in walkable city neighborhoods. Early projects can capture this rental demand with relatively little competition from similar new buildings.

    Being an early adopter means you can potentially secure properties at prices that don’t yet fully reflect sixplex potential. As the market realizes certain lots can host six units and generate much higher rental income, land values in those zones will increase.

    Property owners in the seven non-adopting wards face a different reality. As adopting wards increase housing supply, development pressure and investment will concentrate in those areas.

    This creates a natural experiment in urban development. Outcomes in the nine adopting wards will determine future expansion.

    What Smart Property Owners Should Know

    We help property owners navigate these zoning changes through our comprehensive pre-construction services.

    Our database of past projects shows which properties have the best potential for multi-unit development. We analyze zoning requirements, infrastructure capacity, and construction costs before you commit to the design process.

    The key is understanding that zoning permission is just the first step. The real work involves Committee of Adjustment applications, utility upgrades, and managing construction costs that can quickly escalate.

    Toronto’s sixplex experiment represents the future of housing policy in Canadian cities. Other municipalities facing similar housing pressures are watching these results closely.

    The ward-by-ward approach allows for data collection and adjustment before potential wider adoption. Success metrics will include housing unit creation rates, affordability impacts, and infrastructure adequacy.

    We’re positioned to help property owners and investors maximize their opportunities in this changing regulatory environment. Our transparent approach provides the realistic cost analysis you need to make informed decisions about multi-unit development projects.

    The experiment has begun. The results will reshape Toronto’s housing future.

    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, new home construction, multi-unit renovations, garden suite construction, and laneway suite 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 and home building projects in Toronto, 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.

  • How to Install EV Chargers Without Upgrading Your Panel

    How to Install EV Chargers Without Upgrading Your Panel

    Your contractor just quoted you $4,000 to upgrade your electrical panel before installing an EV charger. You’re renovating your Toronto home anyway, so maybe it makes sense?

    Actually, there might be a better option!

    Most Toronto homeowners planning renovations get told they need a 200-amp panel upgrade to add EV charging. The reality is different. Your existing 100-amp panel can likely handle an EV charger with the right load management system.

    We use this approach regularly with renovation clients who want to keep their existing panels intact. Here’s exactly how it works.

    Your Electrical Load Isn’t What You Think

    The first step is understanding what’s actually drawing power in your home. We start every renovation project by calculating your current electrical load.

    The biggest power consumers in most Toronto homes are electric stoves, furnace and AC systems, and electric hot water heaters. If you have gas appliances, you’re already ahead.

    Gas stoves, gas water heaters, and gas furnaces dramatically reduce your electrical demand. This leaves more capacity available for EV charging without any panel modifications.

    A standard Level 2 EV charging station adds about 30 amps to your electrical load. Your 100-amp panel can accommodate this if you have sufficient remaining capacity.

    The key is knowing exactly how much capacity you actually have available.

    How Load Management Systems Work

    Load management systems solve the capacity puzzle by monitoring your home’s total electrical consumption in real time. When your usage approaches your panel’s limit, the system automatically reduces power to your EV charger.

    Think of it as a smart traffic controller for your electrical system.

    The DCC-10 load management system detects when your total power consumption exceeds 80% of your main circuit breaker’s capacity. It temporarily reduces power to the EV charger until consumption drops below 80% for more than 15 minutes.

    Your other appliances keep running normally. The EV charger becomes the flexible load that adjusts based on what else is demanding power.

    This works particularly well because household electrical demand typically decreases at night when most people charge their vehicles. Your AC isn’t working as hard, the stove isn’t in use, and other major appliances are idle.

    What This Means For Charging Times

    Your EV will still get fully charged, but it might take longer during peak usage periods. The actual amount of electricity consumed remains the same whether you charge quickly or slowly.

    During a warm Summer evening when your Air Conditioner is running, someone’s cooking dinner, and the electric dryer is running your EV might charge at a reduced rate. Once the house settles down for the night, charging speeds up automatically.

    The system handles this without any input from you. You plug in your car, and the load management system figures out the optimal charging rate based on your home’s current electrical demand.

    Most homeowners find this completely transparent in daily use.

    Installation Process

    Installing a load management system involves three main components: the load controller, monitoring sensors, and integration with your EV charger.

    The load controller gets installed near your electrical panel. Monitoring sensors connect to track your home’s total consumption. The EV charger connects to the system through compatible load management protocols.

    All EV charger installations require an electrical permit filed by a Licensed Electrical Contractor with an ECRA/ESA licence. Your contractor will provide the ESA Certificate of Acceptance once the work is completed and meets Ontario Electrical Safety Code requirements.

    This regulatory framework ensures load management systems are code-compliant alternatives to panel upgrades.

    The Cost Reality

    Traditional electrical panel upgrades from 100-amp to 200-amp service cost between $3,000-$5,000 CAD in Toronto, plus Toronto Hydro’s $678 disconnection and reconnection fee.

    Load management systems typically cost significantly less than panel upgrades. You avoid the electrical service disruption and potential structural modifications needed to accommodate larger panels.

    For homeowners planning renovations, this represents immediate savings that can be redirected to other project priorities.

    The cost difference becomes even more significant when you consider that many homes don’t actually need the additional capacity a 200-amp panel provides.

    When Load Management Makes Sense

    Load management works best for homeowners who are already planning renovations or additions and want to add EV charging capability. It’s particularly effective if you have gas appliances reducing your electrical demand.

    This approach gives you immediate EV charging functionality without the major infrastructure investment of a panel upgrade. You can always upgrade your panel later if your electrical needs change significantly.

    The technology also works well for homes where the electrical panel location makes upgrades complicated or expensive.

    Planning Your Installation

    Start by having a licensed electrician perform load calculations on your existing panel. This determines how much capacity you actually have available for EV charging.

    If the calculations show you’re close to your panel’s limit, load management becomes the practical solution. Your electrician can recommend compatible systems based on your specific setup.

    The key is working with contractors who understand both renovation requirements and electrical system optimization. This ensures your EV charging solution integrates properly with your overall project.

    Load management represents a smart bridge technology while Toronto’s electrical infrastructure adapts to increasing EV adoption. It provides immediate functionality at lower cost than traditional panel upgrades.

    For renovation projects where every dollar counts, this approach lets you add EV charging capability without compromising other project priorities. Your existing electrical system is probably more capable than you think.

  • Five Emerging Toronto Neighborhoods To Invest In

    Five Emerging Toronto Neighborhoods To Invest In

    When RE/MAX recently identified seven emerging neighborhoods reshaping Toronto and the GTA, we noticed something remarkable.

    Five of these seven RE/MAX-ranked neighborhoods fall directly within our service area.

    This isn’t a coincidence. It’s validation of what our construction data has been telling us for years. While everyone watches downtown condos and debates interest rates, we’ve been tracking building permits across these areas that RE/MAX now recognizes as Toronto’s next big thing.

    Reading the Construction Tea Leaves

    Building permits don’t lie. When we see dense clusters of permit activity in specific neighborhoods, it signals something bigger than individual renovations.

    It means entire communities are investing in transformation.

    The progression follows a predictable pattern. First, you see homes selling below asking price. These are properties “in need of improvement” that smart buyers recognize as opportunities.

    Then comes the construction wave. Multi-unit developments, home additions, complete renovations.

    Finally, the market catches up. Homes start selling at or above asking consistently.

    We’ve watched this cycle play out across Toronto for over two decades. Now we’re seeing it accelerate in the five RE/MAX-identified neighborhoods within our service area: Clairlea-Birchmount, Wexford-Maryvale, Downtown Markham, Seaton (Pickering), and Don Mills-Victoria Village.

    The Great Eastward Migration

    Something fundamental shifted in how Torontonians think about geography.

    For years, Victoria Park Avenue acted as an invisible barrier. Everything east was considered “the wrong side.” But we’ve been talking to homeowners moving from The Beaches and Leslieville, and their reasons are compelling.

    Larger properties. More affordable prices. Same amenities.

    As work becomes less tied to downtown Toronto, families are discovering what we’ve known all along. East Toronto offers incredible value for those willing to look beyond traditional boundaries.

    This migration pattern created opportunity in neighborhoods that were previously overlooked.

    RE/MAX’s analysis confirms what our construction data has been showing us about these specific communities.

    Clairlea-Birchmount: The Multi-Unit Goldmine

    Clairlea-Birchmount perfectly illustrates this transformation.

    Homes here sell for an average of $851,893, which is 20% below Toronto’s average. Classic emerging market signals.

    But look deeper. The larger lot sizes and generous backyards make this neighborhood perfectly positioned for multi-unit development projects.

    We’re seeing garden suites, duplexes, triplexes, and even fourplex projects taking shape.

    The wartime bungalows that once defined this area are being transformed into two-story homes. Young couples are moving in, attracted by homeownership opportunities that simply don’t exist in more established neighborhoods.

    Smart investors recognize the potential before the market catches up.

    Wexford-Maryvale: Family-Friendly with Pedigree

    Wexford-Maryvale brings together the best of both worlds.

    This neighborhood earned recognition when Toronto Life ranked it among the top 10 best neighborhoods in Toronto back in 2013. The market is finally catching up to what residents have known for years.

    Nearly 30% of the neighborhood’s population is 24 years or younger. This is a community built for families.

    Like Clairlea-Birchmount, Wexford-Maryvale offers the lot sizes and zoning flexibility that make multi-unit development projects viable. We’re seeing the same pattern of transformation, just at a different stage.

    The upcoming Eglinton Crosstown will only accelerate this trend.

    Beyond Toronto: Seaton’s Suburban Evolution

    The migration east doesn’t stop at Toronto’s borders.

    Families moving from premium neighborhoods like The Beaches are discovering Seaton in Pickering offers something remarkable. GO Train access, highway proximity, and significantly more space.

    What surprises people most is how little they’re giving up. The amenities they valued in Toronto exist here too, just with breathing room.

    This represents a fundamental shift in how the GTA thinks about livability and value.

    Downtown Markham: Urban Center, Familiar Challenges

    Downtown Markham presents an interesting case study.

    Despite its modern urban center ambitions, the construction challenges mirror what we’ve been solving in Toronto for decades. Historical homes, wartime construction, and the need for expertise in evaluating renovation potential.

    We’ve completed new home builds, additions, and interior renovations throughout Markham. The patterns are familiar, but the opportunities are fresh.

    This is where our comprehensive project database becomes invaluable. Understanding what works in similar properties across different neighborhoods gives homeowners and investors a crucial advantage.

    Don Mills-Victoria Village: Established Charm, New Opportunities

    The fifth neighborhood in our service area that made RE/MAX’s list, Don Mills-Victoria Village, represents a different type of opportunity.

    This established community offers the perfect balance of mature neighborhood charm with emerging renovation and development potential. The infrastructure is already in place, but the properties are ready for transformation.

    It’s another example of how RE/MAX’s analysis aligns with what we’ve been seeing in our construction data across the GTA.

    BVM Contracting is Positioned in Toronto’s Emerging Markets

    Market timing in real estate comes down to recognizing patterns before they become obvious.

    We are positioned in the above five neighborhoods that represent Toronto’s next wave of development. We are ready to help the incoming demand to help homeowners make the best choices for the improvement of their properties in East Toronto.

    RE/MAX’s recent analysis makes us very excited to help support the growth of these hidden gems on the East End of Toronto and GTA.

    Smart buyers and investors are moving now, while these neighborhoods still offer below-market entry points.

    The construction activity we’re tracking today becomes tomorrow’s established hot markets.

    For families, investors, and anyone looking to maximize their real estate potential, these five neighborhoods represent opportunity at the perfect moment. Before the rest of the market catches up.

    The data doesn’t lie. The patterns are clear. The question is whether you’re ready to act on what the construction permits are telling us.

    RE/MAX has validated what we’ve been tracking through construction data for years. The question is whether you’re ready to act on what both the permits and the market analysis are telling us.

    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, 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.

  • Here’s Why Accessory Dwellings Units Beat Condos Every Time

    The simple economics between Accessory dwelling units versus condos in toronto

    We tell families this all the time: you can build a way nicer garden suite for $500,000 than buying a $500,000 condo.

    Most people think we’re crazy until they see the numbers.

    A $500,000 garden suite gets you 800-1000 square feet with an actual backyard. A $500,000 condo gets you cramped space, a tiny balcony, and amenities that break down constantly.

    The space difference alone should end the debate. But the real story is in the economics that most families never calculate.

    The Condo Fee Trap

    Here’s what families discover too late: condo fees completely defeat the purpose of buying a condo as an asset.

    A 700-square-foot condo in Toronto carries maintenance fees between $420 and $700 monthly. Add $300 in property taxes, and you’re looking at $3,570 monthly (including mortgage payments) before any fee increases.

    Those fees never go down. Ever.

    We’re seeing aging condos with additional maintenance costs driving fees even higher. When 69% of condo corporations lack adequate reserve funds for major repairs, fee hikes become inevitable.

    Garden suites have zero maintenance fees. Your family member pays you directly, and those payments help subsidize your existing property expenses like taxes, water, and electricity.

    The existing property’s expenses get shared between more people. The garden suite actually makes your main home more affordable to operate.

    The HELOC Strategy Changes Everything

    Most families think in terms of mortgages and down payments. We think differently.

    Instead of your family member taking on a $500,000 mortgage with massive interest payments, use a Home Equity Line of Credit on your existing property. You become the bank.

    Your family member pays down your line of credit instead of paying a mortgage company. No huge down payment required. No mortgage qualification stress.

    Recent rate cuts dropped HELOC rates from 7.70% to 5.45% for Prime + 0.50% arrangements. The financing environment has never been better for this strategy.

    You’re building an income-producing asset that increases your property value while solving your family’s housing crisis.

    The math is simple: leverage your property’s equity and backyard instead of watching your family member throw money at interest payments and condo fees.

    Proximity Without Invasion

    Multi-generational living is exploding in Toronto. A quarter of all adults ages 25 to 34 now live in multigenerational situations, primarily due to financial pressures.

    Garden suites solve the proximity problem perfectly. Close enough to share resources and support each other. Far enough to maintain independence and privacy.

    Your family member gets their own space with a backyard instead of a balcony. You get rental income that helps with your property expenses. Everyone wins.

    Compare this to helping them buy a condo across the city. Same money, worse living conditions, and no shared economic benefit.

    The New Build Advantage

    Families worry about maintenance responsibility with garden suites. “At least with a condo, if something breaks, it’s not my problem.”

    This thinking misses the new build advantage.

    Garden suites come with all new building materials and warranties from reputable builders. Any issues get handled by the collective living on the property plus the builder who constructed it.

    Contrast this with aging condos where maintenance issues become everyone’s problem through rising fees. You’re paying for other people’s maintenance problems whether you want to or not.

    With a garden suite, you control the maintenance timeline and costs. No surprise special assessments. No waiting for condo board decisions.

    The Economics Are Undeniable

    Let’s break down the real comparison:

    Condo route: $500,000 purchase price, $100,000 down payment, $400,000 mortgage, $600 monthly fees, $300 monthly taxes, plus interest payments that dwarf the principal for years.

    Garden suite route: $500,000 construction cost, HELOC financing, no condo fees, shared property expenses, immediate equity building in your property.

    The garden suite creates an asset that benefits your entire family’s wealth-building. The condo creates a monthly expense that benefits your mortgage company and condo corporation.

    We’ve built our reputation on providing families with honest, educational guidance about their construction options. This comparison isn’t even close.

    Implementation Strategy

    The process starts with evaluating your property’s potential and your family’s financing capacity.

    We recommend getting your finances evaluated by a mortgage lender to understand your HELOC options. Most families can borrow up to 65% of their home’s value through a HELOC.

    Next comes property analysis. Not every backyard works for every garden suite design, but Toronto’s zoning changes have opened up possibilities that didn’t exist five years ago.

    The federal government’s Multigenerational Home Renovation Tax Credit provides a 15% tax credit up to $50,000 in qualifying renovations. That’s potentially $7,500 back in your pocket.

    Working with the right builder matters more for garden suites than almost any other construction project. This affects multiple generations living on the same property. You need someone with specific experience in multi-generational projects.

    The Family Wealth Decision

    Toronto’s housing crisis has created an opportunity for families willing to think differently about wealth building.

    The traditional path pushes young adults into overpriced condos with endless fees and interest payments. The smarter path leverages existing family assets to create better living situations and shared economic benefits.

    Garden suites represent a fundamental shift in how families can approach multi-generational wealth building. Instead of everyone struggling separately, you’re creating a system where everyone benefits.

    We’ve seen this work repeatedly for families across Toronto. The economics favor garden suites in every scenario we’ve analyzed.

    The question isn’t whether garden suites beat condos financially. The question is whether your family is ready to make the smarter choice.

    If you’re considering a garden suite for a family member on your Toronto property, we’d love to show you exactly how the numbers work for your specific situation.

    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, 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.

  • How to Obtain a Survey for Your Residential Property in Toronto

    How to Obtain a Survey for Your Residential Property in Toronto

    Learn About The Different Ways to Find a Survey of Your Residential Property in Toronto

    BVM Contracting breaks down the various methods of obtaining a survey of your property in Toronto. When you do any major renovation work to your home/property you will need access to a survey of the property order for the City of Toronto to confirm that you are complying with zoning by-laws for your type of property. Surveys are especially important for new home construction (otherwise known as residential infill construction) projects, which require a specific type of survey that we will discuss in this article.

    At a Glance: How to Obtain a Residential Property Survey in Toronto

    Why it matters

    A current survey (Surveyor’s Real Property Report, SRPR) is required for major renovations, additions, new builds, or any exterior change affecting zoning compliance.

    What to do before ordering a new survey

    • Check existing reports – Developers, previous owners, or your real estate agent may already have one.

    • Search provincial databases – Use services like Protect Your Boundaries and Ontario’s Land Survey Records to find recent surveys.

    When a new survey is needed

    • Expect to pay $2,500 – $3,500 for an updated SRPR.

    • Inform the surveyor if you’re building new—this ensures the inclusion of a topographic study and a lot grading plan.

    Understanding Construction-phase Surveying

    • Construction-phase surveying (for infill/new home builds) adds another $3,000 – $4,000, covering:

      • Stake-out for excavation,

      • Pinning out foundation footings and walls,

      • As-built elevation verification,

      • Final grading certificate.

      • Savings tip: hire the same firm for initial and construction-phase surveys.

    Just like home builders, Not all Surveyors are Built Equally

    You are going to get what you pay for when getting quotes for surveying work, so instead of dealing with a nightmare or issues, make sure you invest in a good surveyor to complete the work for your property. BVM Contracting just so happens to partner ourselves with the best in the business!

    Need Help?

    Contact BVM Contracting below to get in contact with their surveyor partners for quotes, referrals, or guidance on whether a new survey is required.

    HOW TO FIND AN EXISTING SURVEY OF YOUR PROPERTY

    During the process of getting plans created for your substantial renovation/home building project (i.e. home additions, home extensions, laneway suite construction, new home construction, and even interior renovations with minor exterior alterations (i.e. basement walk-outs)) you/your designer/your architect will be required to submit a survey and/or site plan with your permit submission documents. Before spending money on a new survey, check these following places beforehand to see if your property has a survey that will work! Sometimes the survey is too old and not representative of the current state of the property, and sometimes you will require a new survey no matter what (i.e. for a new home build/infill construction) but it is good practice to see what is available so you aren’t wasting money. The below methods are the most popular in obtaining surveys:

    Get the survey when Buying your new home/property

    When looking for that new property to create your dream home see if the seller has access (or would be willing to spend the money) to an updated survey of the property. In the past you wouldn’t see a single real estate transaction made without a survey attached but that method has died out unfortunately. It is up to the buyer now to inquire about this and we recommend you do so!

    Get the survey through an Online Database

    If you are unsuccessful in getting a survey of the property through the Transaction of buying the home/property your next best place to look is online. Below we have cited two very popular databases in Ontario for pulling up what they call a Surveyor’s Real Property Report (SRPR). Click below to get redirected to each of these databases.

    1. Protect your boundaries (online database)

    2. Land survey records (online database)

    We have partnered with Protect Your Boundaries to Provide on-site property search for survey, boundary, and title-related information from their Ontario database. Feel free to use the search below (which redirects you to their website anyways) or you can go directly to their website above.

    WHAT IF MY SURVEY IS NOT UPDATED OR I AM COMPLETING a home addition or new construction Project?

    If you or your design partner finds old surveys of your property but they are not sufficiently updated to be used in a permit application, you will need to complete a new SRPR. The cost of completing a new survey for your property will vary but expect to pay anywhere from $2,500-$3,500 + HST depending on the type of survey and size of property. BVM Contracting has access to reliable and competent surveyors that can get your a topographic survey for $3,000 + HST.

    If you are completing a new home construction project you will be wise to let the surveyor know so they can make sure that they complete a topographic study and also quote you for the lot grading plan that will be required for the property! Make sure you do the survey right the first time and make sure you talk with the experts before wasting money on a new survey (especially if you don’t need one for your project).

    It is also important to note that for new home building projects, you will be required to complete additional surveying work during the construction. This includes:

    • Stake-out for excavation to ensure the dig area and depth is set-up for the excavation team

    • Pinning the footings and foundation walls to ensure correct location for your new foundation

    • As-built surveying to confirm that the height of the foundation walls and home are correct

    • A grading plan for the property (including the final grading certificate).

    This work will come at an additional fee (usually around $3,000-$4,000 + HST), and multiple site visits will be needed during the course of your new home construction project. It is recommended to go with the same company completing the SRPR/topographic surveying work to do the construction surveying work, as they will not have to redo any work and it will be more cost competitive for you.

    If you have any additional questions about obtaining a survey of your property you can reach out to BVM Contracting to start your journey, or fill out our form below to get referred to one of our surveyor partners that will help you get a formal quote for your property’s surveying requirements.

    Need a Survey? Reach out below!

    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, 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.

  • Hiring a Permit Designer for Construction Permits

    Hiring a Permit Designer for Construction Permits

    A guide to Hiring a permit designer for renovation or home building permits

    Learn about what your options are and how to find and choose the right permit designer for your creating and completing your residential construction permits

    Whether you are completing a renovation, home addition, or custom home building project, you will need to hire a designer to create the Computer-Aided Design (CAD) for how you intend to modify your current home or property to achieve your desired renovation or home build. Many questions are asked and terms that people have not heard before when working through this process, and this guide aims to help give a comprehensive view of the topic.

    Options for Hiring an Architectural Partner in Toronto

    Option #1: Hiring a Building Code Identification NUmber (BCIN) Designer

    Many times when homeowners and real estate investors start the process of getting a permit for a construction project, they assume that an architect is the only option. In Ontario that isn’t true, there is a subset of professionals that hold what is called a BCIN, or Building Code Identification Number, which allows them to submit permit drawings on behalf of homeowners and real estate investors, along with helping with the design of the new home or space.

    This means your options of obtaining a permit rest between either hiring a BCIN Designer or an Architect.

    Now we don’t have any preference over either option, as both lead to the same result (a building permit), but there is some key information that should be noted about either option that you should arm yourself with before making a decision.

    For BCIN Designers, the activation energy to obtaining your BCIN number is relatively low (passing a few exams that test you on the Building Code, House Envelope, and Ethics), which means that the market is more saturated and usually the cost to hire a BCIN designer is less than an architect’s fees. Now this isn’t always true, as we know of many BCIN designers that can charge the same (if not higher) rates as architects, but for the most part you will expect to pay less while working with a BCIN designer. Now there is something to be said about the decreased cost, because if you are not careful you will get what you pay for when hiring a BCIN designer.

    Often times, BCIN designers do not have the same skills as an architect with CAD or BIM (building information management) software, and will lead to drawings that lack enough detail which may lead to confusion once the construction commences. Again, it is important to evaluate their credentials and portfolio before trying to save a quick buck.

    At BVM Contracting, we have a list of vetted BCIN architectural partners that can deliver on quality plans and are also more affordable than most architectural firms.

    Option 2: Hiring an Architect

    Architects have gone through accredited training through a college or university program and thus have been proven to carry a minimum set of skills that will allow them to provide detailed drawings for your residential construction project. It is important to find an Architect that specializes in residential design, and again you should be reviewing their portfolio to ensure they have the experience to complete your design and permit submission properly. One of the key things that separates a BCIN designer from an architect is the detail that is shown on the construction drawings, 9 times out of 10 an architect will provide more detail and be able to provide a clearer picture of what your new space will look like. If you have trouble visualizing spaces an architect might be the way to go.

    Option #3: Structural Engineers doubling as permit submission agents

    Another commonly-used avenue that we have had some of our clients use is going the route of hiring a structural engineer for doing the CAD drawings and submission of the drawings to your municipality. Sometimes Structural Engineers have their BCIN and are able to submit, along with providing the necessary structural detail for the project.

    The nice thing about using a structural engineer to submit permits is it cuts out the need to hire a third party structural engineer (that BCIN designers and architects have to do) to provide the structural details and Professional Engineering stamp.

    Option #4: Hire a designer that has worked in your municipality before (and recently), or even exclusively

    We have noticed this as an issue recently with some home owners hiring someone from outside Toronto to do permits for their Toronto project. Every time we deal with these designers they miss key steps in the process, most importantly the zoning review (see Topic 6 below). What also happens is these designers do not understand timelines the same way that a local designers would, and especially if you need a permit for a certain date this becomes an issue. Designers from other municipalities also do not understand the information that is sometimes needed (or not needed) during a permit submission, which can substantially delay the process of receiving a permit.

    This is why you should 100% be asking your potential designers about not only their portfolio, but also about how much work they have done in your municipality, or better yet neighbourhood/area.

    Utilize our vetted list of permit designers

    Since BVM Contracting is designer-agnostic, we have a group of both BCIN designers and Architects to choose from that we refer to you once we figure out your needs for the design. Just like choosing a renovation company or home builder, it is important to evaluate your designer to make sure they will work well with you and be able to deliver and execute your ideas.

    A word of caution: Make sure you are comparing apples to apples when evaluating a designer’s Fee Proposal

    When evaluating a BCIN Designer, Architect, or Structural Engineer’s fee proposal, it is important to ask the following questions:

    • Does the fee proposal include an estimated amount of disbursements for permit submission fees?

    • Does the fee proposal include an amount for structural engineering design and HVAC design (if needed, all new home builds and home additions will need both of these. Some renovations won’t need either but discuss with your General Contractor to be sure)?

    • Does the fee proposal include a soil/footing analysis (for home additions only, this is very important and some designers tend to leave this out to look more competitive even though it is absolutely needed)?

    • Is the designer providing phased invoicing/draws for the design process? I.e. deposit draw, preliminary design draw, zoning review draw, permit submission draw, and receipt of permits draw?

    • What is the likelihood of needing to go to Committee of Adjustment (C of A) for our proposed plans, and what would the cost be to go to C of A?

    • Will the designer represent you at C of A or will you need to hire an outside consultant? What is the charge for that?

    • Will there need to be any further costs associated with submitting permits? Like costs associated with dealing with Ravine Protection, Tree Protection, etc.?

    Practical Advice: Talk to your neighbours about your plans to renovate or build

    A big mistake that homeowners make when completing substantial renovations or home building projects is thinking that it doesn’t matter what their neighbours think. In fact, if you go to Committee of Adjustment your neighbours will have the ability to provide their support or disapproval of your said plans, so if your designer has any doubts that you may need to go to Committee of Adjustment, you should be trying to communicate as best as you can to try to win over your neighbours.

    And even if there is no chance that your project will need to go to Committee, it is just a nice heads up to give your neighbour before the work commences, it will go a long way in your relationship with them.

    From Our Experience with Toronto: If your Municipality has a “Zoning Review” step in the building permit process, use it!

    If you live in Toronto or any other municipality that has separated the zoning review from the building code review, it is beneficial to submit your plans for zoning review first, THEN for building code review. What this will allow you to do as a home owner is “test” your proposed design against the zoning bylaws in your neighbourhood and ensure that your design has no variances or only minor variances before proceeding with the design. Since many minor variances can can adjusted you can take the time during the zoning review to reformat your design to fit within the zoning bylaws, or proceed to submit your plans for a C of A hearing knowing that you will likely get approved. It allows you to challenge your designer early on in the process to conform to the bylaws as best as they can while trying to execute on your renovation or home building wishlist.

    Conclusion

    It is important to do your due diligence for a designer in the same way you should do your due diligence for a General Contractor. Hiring a designer doesn’t cost nearly as much money as your renovation or home building project, but if you hire the right designer that works with you instead of against you then they will be able to work with your construction budget to ensure that you are not blowing your budget! The planning process is the most important part of any construction project, so make sure you hire a team who will take it seriously on both the design and home building side!

    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.

  • The True Cost of Hiring the Wrong Renovation Contractor

    The True Cost of Hiring the Wrong Renovation Contractor

    How to avoid hiring the wrong contractor for your next renovation or home build

    This article was prompted by an email we received from an “almost” client (A.K.A. a client who almost worked with us but decided not to, because they received a much lower quote for the work). See the screenshot below.

    Haters will say this email isn’t real, but it is.

    This is an email we received from a lovely family that bought a home that they were looking to renovate before they moved into it. Instead of working with us (we priced it out and they didn’t like the price), they decided to trust one of their friends who was in the construction industry to take on the project for them instead.

    It ended up in shambles, they are no longer friends, and there are a lot of regrets about their decision to blend business with their personal lives. We received this email after the renovations were “completed”, but there were way too many issues to count so did it really count as complete? We’d say no.

    The above situation isn’t an isolated incident. One-third of Ontario homeowners have been victims of renovation scams and countless more have been part of renovations gone wrong. Almost half know someone who has been scammed. These aren’t just statistics. They represent real people with damaged homes, depleted bank accounts, and renovation dreams turned into nightmares.

    At BVM Contracting, we’ve spent over 25 years in Toronto’s residential construction industry. We’ve seen firsthand what happens when homeowners prioritize price over quality and experience. The consequences extend far beyond financial loss.

    The Hidden Costs Behind the Lowest Bid

    When comparing contractor quotes, the lowest bid often seems most attractive. But experienced builders (and homeowners who have undergone previous major renovations or builds) understand a fundamental economic principle: Good, Fast, Cheap – you can only pick two.

    This isn’t just industry wisdom. It’s mathematics.

    Quality work requires skilled labor, proper materials, and thorough planning. Rushing increases mistakes. Cutting costs means cutting corners. Something always gives.

    The data confirms this reality. 78% of homeowners go over budget on renovation projects. Of those, 44% exceed their budget by at least $5,000, while 35% go over by $10,000 or more.

    When a quote seems too good to be true, it usually is.

    Beyond Budget Blowouts

    Financial overruns are just the beginning. The wrong contractor brings additional costs that never appear on any invoice:

    • Time lost to delays and rework.

    • Stress from managing problems.

    • Relationships strained by disagreements.

    • And potentially, legal expenses to resolve disputes.

    The emotional toll can be substantial. Almost half of those who experienced contractor fraud reported significant impacts on their mental health.

    We’ve consulted with numerous Toronto homeowners who initially chose lower-bid contractors, only to call us later for help fixing substandard work. By then, they’ve typically spent more than our original quote would have cost and are trying to pick up the pieces of a failed construction project.

    Why Toronto’s Renovation Market Is Particularly Challenging

    Toronto presents unique renovation challenges. Our housing stock includes many century homes with hidden issues that only become apparent once walls are opened.

    Older homes often conceal outdated electrical systems, plumbing problems, and structural issues that must be addressed to meet current building codes.

    Inexperienced or unscrupulous contractors may provide quotes that ignore these potential complications. We recommend including between a 5 to 10 percent contingency in renovation budgets to start for unexpected expenses, especially in older homes. The more work you do upfront to understand the existing conditions of the home (which we do with every single one of our projects), the more accurate your scope of work and budget will be for your project.

    Without proper planning before a project starts, these surprises can derail projects and budgets.

    Red Flags When Selecting a Contractor

    How can you spot potential problems before they start? Watch for these warning signs:

    • Unusually low bids compared to other quotes.

    • Vague contracts lacking specifics.

    • Requests for large upfront payments.

    • Reluctance to provide references or show previous work.

    • Pressure to make immediate decisions.

    Most importantly, pay attention to the pre-construction process. Does the contractor take time to thoroughly understand your project? Do they explain potential challenges? Are they transparent about costs? Do they itemize their scope? Do they offer insight into ways to save money on your project? If the answer is no to any of these you should save yourself the trouble and look elsewhere.

    In our experience, the quality of planning often predicts the quality of execution. If you are unwilling to properly plan your project before it starts you are going to end up with a project that is riddled with costly mistakes and huge regrets.

    The Value of Thorough Pre-Construction

    At BVM Contracting, we believe proper planning prevents poor performance. That’s why we offer the most comprehensive pre-construction services in Toronto’s residential market at no charge.

    This isn’t standard practice in our industry. Most contractors charge for detailed planning or skip it entirely. We invest this time because we know it builds trust and leads to better outcomes.

    Our pre-construction process includes property zoning analysis, detailed scope development, and transparent budgeting. We maintain an extensive database of past projects to provide realistic cost expectations for similar work.

    This approach allows us to identify potential issues before work begins, preventing the mid-project surprises that cause budget overruns and delays.

    Quality Contractors as Investment, Not Expense

    When evaluating renovation quotes, we encourage homeowners to shift their perspective. Quality contractors aren’t an expense to minimize. They’re an investment in your property’s value and your peace of mind.

    Consider the long-term return on investment. Will the work add lasting value? Will it meet your needs for years to come? Will it pass inspection and comply with building codes?

    The true cost of a renovation includes not just the initial price, but also future maintenance, repairs, and potential remediation of poor workmanship.

    Making an Informed Decision

    As a family-owned business operating in Toronto since 1997, we’ve built our reputation on transparency and education. We believe informed homeowners make better decisions about their renovation projects.

    Before selecting any contractor, we recommend:

    • Obtaining multiple detailed quotes.

    • Checking references and viewing past work.

    • Understanding what permits your project requires.

    • Having a clear, written contract.

    • Being wary of prices significantly below market rates.

    Most importantly, choose a contractor who values communication and demonstrates thoroughness from the first meeting onwards. We are a favourite among homeowners who have already been through a major renovation before and do not want to repeat the traumatic history of their previous project.

    Building Trust in an Untrustworthy Industry

    We recognize that residential construction has earned its reputation for misinformation and disappointment. Too many homeowners have stories of projects gone wrong.

    Our mission is to change that narrative by providing an honest, educational lens for residential construction in Toronto. We aim to be the beacon of hope in an otherwise untrustworthy industry.

    Whether you choose BVM Contracting or another company for your renovation, we hope this information helps you avoid becoming another renovation regret statistic.

    Your home deserves better. And so do you.

    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, new home construction, multi-unit renovations, garden suite construction, and laneway suite 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.

  • Benefits of Adding a Second HVAC System to a Home Addition

    Benefits of Adding a Second HVAC System to a Home Addition

    Maximizing Comfort and Efficiency: The Case for Adding a Second HVAC System to Your Home Addition

    Expanding your home with an addition is a costly, yet necessary endeavor for a lot of Toronto home owners who have growing families or space needs. However, one crucial consideration often overlooked is how a home addition will affect your home’s heating, ventilation, and air conditioning (HVAC) system. While it may seem convenient to extend your existing HVAC ductwork to cover heating and cooling needs for the new space, adding a second and dedicated HVAC system for the addition can offer numerous benefits. In this article, we’ll outline why adding a second HVAC system to your home addition project might become a huge benefit to your newly-constructed home in Toronto (and beyond).

    When to add a second HVAC system to your Home Addition

    There are specific scenarios that make the process of installing a second HVAC system for your home addition more feasible. Many times this idea is born from the need to keep certain areas of the home (most often the basement) intact to keep the overall costs of the home addition project as low as possible. When you remove the need to rework the existing ductwork for an HVAC system (which usually has to be sized larger than what is existing to allow for the additional spaces to be heated/cooled properly) you remove a lot of deconstruction and reconstruction of existing areas of your home, which allows you to focus your budget on the home addition itself. Usually, when clients are looking to keep their basement intact (or reduce the spending in the basement) the first idea we have is to add a second HVAC system to serve the new area. If the clients have recently upgraded their HVAC equipment (furnace or Air Conditioner) we also take this into consideration as well.

    Improved Comfort and Temperature Control

    One of the main advantages of installing a secondary HVAC system for your home addition is enhanced comfort and temperature control. By having a separate system serving just the new addition we can ensure that the newly constructed space’s comfort and temperature can be controlled with a high degree of accuracy. What this means is you have a new addition that can have a very tightly controlled temperature and won’t be subject to the readings of a thermostat in a separate area of the house. Specifically with second or third level additions there is always a temperature difference when you go from the main floor to the second floor (and even to the third floor). Having the secondary system allows you to control the localized temperature changes in your home which will lead to way more comfort. Especially on those hot summer days, you are going to be glad you have a separate thermostat on the top floor of your home!

    Customized Zoning and Flexibility

    Another benefit of having two HVAC systems for two separate areas of your home is the ability to create customized zoning/temperatures. With separate systems, you can divide your home into zones based on usage patterns and individual comfort preferences. Want your second-floor bedrooms to be chilly when you sleep but have your main floor at room temperature? With two separate HVAC systems, you will be able to accomplish this! This zoning flexibility allows for more precise temperature control in different areas of your home, ensuring that each space remains comfortable without wasting energy on heating or cooling unoccupied rooms or spaces.

    Note too that creating a zoning system from a single furnace/air conditioner system is possible with some additional controls/ductwork, so if you are completing a complete overhaul of your HVAC system with your home addition, home renovation, or new home build we will be able to help you design and install a system that will allow you to control the temperatures from different levels of your home. The only snag with creating HVAC zones with a single system is that you will not be able to have the heating and cooling running in different areas of the homes at different times (for example if it is really sunny in the Spring and the cooling is needed for the second floor but the basement doesn’t need it). This is why, for ultimate comfort, it makes sense to have separate HVAC systems for different levels of your home (if budget allows).

    Potential Cost Savings Versus Redoing existing ductwork

    As we alluded to above, there are potential cost-savings associated with having a secondary system, especially if the existing HVAC system is operating well and the equipment is relatively new. Most times when we are doing home additions they are to bungalows but the same rule applies to two-storey homes looking to complete a third level. Most of the time there is existing ductwork serving the existing areas of the home. If that ductwork is working well and the existing HVAC system is updated, you can reallocate your HVAC budget for your home addition to buy a new (and usually smaller) unit for the new space versus rebuying HVAC equipment to take the place of your already-existing (and well-working) HVAC equipment. With the savings from not having to completely redo your ductwork you will usually be able to save money by installing a smaller HVAC system to serve your new extension. Most of the time we install a cold-climate heat pump that can both heat and cool the new addition space and also be concealed into closets or lowered ceilings very easily.

    Drawbacks and Additional Considerations

    While adding a second HVAC system offers numerous benefits, there are also some potential drawbacks and considerations that should be mentioned before you decide if this option is right for you.

    Initial Cost: Installing a second HVAC system represents an upfront investment, including equipment, labor, and installation costs. However, this expense may be less than redoing your entire existing HVAC system depending on the age of your existing equipment, and the increased comfort you will have with a second system will definitely warrant the investment.

    Space Requirements: Adding a second HVAC system may require allocating space for additional equipment, such as an outdoor condenser unit and indoor air handler or furnace. Ensure that your home addition design accounts for these space requirements and make sure you work with a knowledgeable General Contractor to determine what options you have at your disposal. Our personal favourite is the ceiling-concealed Mitsubishi air handlers that can be easily concealed into closets and lowered ceilings.

    Maintenance and Servicing: Managing two HVAC systems will mean additional maintenance and oversight but as long as you understand how the units work and regularly change the filters you should not have many issues with the existing or new HVAC equipment.

    Conclusion

    With our knowledge of HVAC systems and having evaluated dozens of home addition projects we can evaluate your existing HVAC system to determine if adding a secondary system makes sense for your specific home addition project. Every project is different but the goal is always the same – find the best value per dollar for every project. This is one method we have successfully used to get the most value out of a project, and if you are interested in seeing if it is right for your home addition project feel free to contact us at contact@bvmcontracting.com.

    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, new home construction, multi-unit renovations, garden suite construction, and laneway suite 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.

  • Legal Duplex Requirements in Ontario

    Legal Duplex Requirements in Ontario

    Legal Duplex and Secondary Suite Renovations in Ontario

    Learn how to convert your home into two units to add additional income to your property. Let’s get right into it by providing you with the key considerations and requirements for adding an additional unit.

    ***Quick Disclaimer Before Reading: Every Municipality is different in how they evaluate each of the below requirements and considerations. In addition to reviewing this document please also refer to your local building department to ensure that any additional requirements are met***

    To read the comprehensive Ministry of Municipal Affairs and Housing (MMAH) and Government of Ontario version click here. The below information is a summary of all of the information shown in the Government of Ontario document, plus a few additional points of commentary that will help you from a renovation point of view.

    Requirement 1: Fire separation

    It is a well known fact that one of the key requirements for having separate units is in fact having a fire-rated wall, ceiling, or combination of the two installed to prevent fire in one unit from spreading to the other. The minimum fire-separation rating for a new wall or ceiling assembly is 30 minutes, but many times local building authorities increase this amount to 45 minutes. The typical 30-45 minute fire separation assembly includes Type X Fire-rated drywall (5/8 inches thick), Rockwool Safe n’ Sound (which also provides sound insulation between joists and studs). It is important to note to that any common areas between the two units will also have to be fire-separated, so any staircases, landing areas, laundry areas will need to be considered for fire-separation.

    Requirement 2: Sound Separation

    Although sound separation is not really needed further than preventing a minimal level of vibration and noise with resilient channel and Rockwool, there are ways to go beyond the minimum code requirements. This is especially important if you decide to live in one of the units while renting the other. The additional ways to add soundproofing are:

    • Adding additional layers of drywall

    • Adding a dense fibreboard (like sonopan) to further dampen the noise and vibrations between units

    • Adding additional rockwool between joist and stud cavities, if possible

    You can very easily find Sound Transmission Class (STC) ratings of different wall assemblies to achieve the desired level of sound separation.

    Requirement 3: Smoke and Carbon Monoxide Alarms

    One of the major requirements for having a legal duplex is the addition of Smoke and Carbon Monoxide Alarms throughout the home. If you are not demolishing the entire house and doing more of a conversion the minimum requirement is to have battery operated smoke alarms in:

    • On every level of a house

    • Outside sleeping areas (which, depending on the layout of a floor, can also count as the smoke alarm for that level)

    • In each bedroom in the second unit

    • In common areas of the house shared by occupants of both units, such as entrances and laundry rooms

    Carbon Monoxide Alarms are required whenever a home has a fuel being used for any purpose (fireplace, furnace, gas stove, etc.) or whenever there is an attached garage. The minimum requirements for Carbon Monoxide alarms is to have battery-operated alarms:

    • Near bedrooms and sleeping areas in the second unit

    • In the furnace room, if the furnace room is a separate space from the residential units

    It is also important to note that if you are completely renovating your home during the duplex conversion process that if you are able to install interconnected smoke alarms you may be able to reduce the fire separation of some or all wall assemblies, and potentially avoid having to install an egress window. Many municipalities have different requirements so make sure you speak with a local Designer about what will be needed.

    For any smoke alarms installed, they will have to have a strobe capability that allows it to flash a strobe light when the alarm sounds. This is a newer requirement but nonetheless needed in order to pass any final inspections.

    Requirement 4: Fire Escapes

    It is required to have a separate exit from a secondary unit to outside, but many times when working with an existing home this cannot be achieved. There are different rules surrounding the location and number of fire escapes depending on the location of the secondary suite, but the golden rules are below:

    • If the secondary suite has a common exit with 30 minute fire separation and contains a smoke alarm that is interconnected to both units, it can be used as the main fire escape.

    • For basement apartments or above-grade apartments with a direct exit or walk-out to outside, that is the only required exit needed for the apartment.

    • For basement apartments and above-grade apartments with no dedicated exterior exit or walk-out or common exit without the proper fire-rating and interconnected smoke alarms you will require a secondary form of egress through an egress window. An egress window should have a minimum amount of area to allow a person to fit through it, and your designer will be able to determine the appropriate size and type of window to be installed depending on the location of the secondart suite.

    Requirement 5: Self-closing doors

    Every door that leaves the secondary suite or legal duplex into the other suite or any common area should be equipped with a self closing device. The two major types of self-closing devices are spring-loaded hinges and automatic door closers (which are installed over the door and connected to the top of the door). Usually it is less expensive to get the spring-loaded hinges installed while the doors are being installed, but you run the risk of a lot of slamming of doors as the hinges don’t have the mechanism to slow the door down before it closes. This is why many times people pay the extra bit of money to install automatic door closers.

    Requirement 6: Minimum Window Sizes

    It is also important to consider the minimum sizes for windows in a secondary suite or apartment. This becomes especially important when evaluating a basement for the conversion into a legal basement apartment. It is important to ensure that there is enough windows and in the correct locations. Many times new windows can be installed and new openings created in existing walls, so if you do need additional windows that can be achieved with the right General Contractor.

    Requirement 7: Floor Area

    Shown below is the minimum requirements for floor area of the various parts of an legal apartment or secondary suite in a home. Make sure that when you are designing the space that these square footages are considered before submitting your design for permit.

    Consideration 1: HVAC and plumbing

    There are a few considerations when it comes to HVAC and plumbing that will affect the overall course of construction.

    If you decide to use the existing ductwork from your home to heat, cool, or provide year-round climate control you will need to install a special type of smoke detector in the supply or return plenum of the furnace system that will shut-off the furnace/air handler when it detects smoke.

    For plumbing, the key considerations are the fact that there needs to be a working kitchen with a sink, bathroom (with a toilet, bathtub, and sink), and laundry facilities (shared or dedicated to the apartment). There needs to be a hot and cold supply for the unit, and if the secondary suite is located in the basement there may be the requirement for a backwater valve to be installed.

    Consideration 2: Electrical

    It is important to note that all changes to the electrical for the home and secondary suite will need to be inspected by the Electrical Safety Authority. A permit will need to be taken out by your electrician, and any necessary upgrades that will need to be made to the existing circuits or electrical panel will be made to ensure the home and main and secondary suites are safe.

    Consideration 3: Utilities and metering

    You will want to consider looking at the costs associated with separating the utilities for the two separate apartments. Many times your plumber can install a second meter, your electrician can install a second panel and meter, and your HVAC professional can submeter your natural gas. It is costly to complete all three of these items but may be worth it in order to allow you to assign utility payments to your tenants, or receive the proper amount of money from your renter in the secondary suite.

    Consideration 4: Location of second unit

    As you have probably already noticed from above, the location of the second unit in your home can make a huge difference in how the project is completed and what needs to be included. Make sure that you are hiring the right Designer and General Contractor to help give you the right advise so that you are not missing key requirements for your project.

    Consideration 5: Ceiling Height

    Ceiling height is more of a requirement than it is a consideration in most municipalities, but for some of the municipalities that are pushing for additional units and have a major housing shortage this becomes less of a requirement and more of a consideration. Make sure you discuss this with your local building professional and designer to see how much of an emphasis your local building authority puts on ceiling heights. We know from personal experience that Toronto considers it more than requires it.

    Consideration 6: Parking Spots

    Many municipalities consider parking spaces as important for sustainable inclusion of duplexes into neighbourhoods. The less cars parking on the road the better neighbourhoods can operate during critical times of the year when a clear road is needed. Make sure that you speak with your local Designer and General Contractor to see if you will need to consider this.

    Consideration 7: Structural work

    Sometimes the opening up of walls and creation of new areas in a home will require structural work, so make sure you have a firm grasp on what will be required and the associated costs if it is determined that your project will require structural work.

    Consideration 8: Building Permits

    Since the creation of a legal basement apartment requires a permit, you will need to either submit your own plans or work with someone who can draft up a set of plans for your local building authority to review. The good news in a Municipality like Toronto is they usually fast-track the permits for secondary suites, which means that you should get your permits a lot faster than with larger renovation work like home additions and new home construction.

    Recommendation 1: Hire a BCIN Designer to complete your drawings and permit submission

    A BCIN Designer holds the designation to submit permits on behalf of homeowners in Ontario and uphold the building code requirements for the work at hand. They are more than capable of helping you create your plans, and will come at a fraction of the cost compared to hiring an Architect.

    Recommendation 2: Get a General Contractor involved As soon as possible

    As soon as you know you want to complete the work to create a secondary suite, and know you will be outsourcing the work, it is important to get in contact with a General Contractor with experience renovating secondary suites. It is imperative that you get the professionals involved so they can start guiding you in the right direction.

    Recommendation 3: Understand the costs before going head first into the design

    Every duplex project is different and requires a unique combination of steps to be achieved. Helping a General Contractor understand your existing property will help them craft a preliminary estimate that can help give you the peace of mind that you can afford the work. The last thing you want to do is go through the entire process and learn that you cannot afford to complete the work. With our renovation consultation program, we have helped hundreds of home owners and real estate investors determine their budgets before making any large investments. This sounds like we are shooting ourselves in the foot but in actual fact it has proven to be a very useful trust-building exercise for our future clients.

    Conclusion

    Knowledge is power when it comes to home renovations, so it is very important to understand what is involved from start to finish. With that being said, it is equally as important to bring in the right professionals at the right time to ensure you can reduce the number of bumps in the road. If you are looking to get the process started for renovating your home into a duplex, or adding a secondary suite look no further! We have all of the project management experience, trusted trades, and industry partners to make sure your project is completed on time, on budget, and can start bringing you additional income to your property!

    Reach out to us with any additional questions or inquiries you have!

    Please reach out to us or leave a comment below if you have any specific questions!

    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.

  • Garden Suites: Building Solutions for Toronto’s Multigenerational Families

    Garden Suites: Building Solutions for Toronto’s Multigenerational Families

    Why building a garden suite for your multi-generational family makes sense

    Toronto – like many cities around the world – is seeing a growing trend in housing that caters to the needs of multigenerational families. One such innovative solution is the construction of garden suites, providing families with the space and flexibility to live together while maintaining their independence.

    At BVM Contracting, we are proud to showcase a recent garden suite construction project that beautifully exemplifies this trend and how we worked with our client to find the right solution to support the dynamics of this multigenerational household.

    The Upside of Multigenerational Living

    As the cost of living in Toronto continues to rise, many families are seeking ways to consolidate their living arrangements. Multigenerational homes offer a great solution, enabling grandparents, parents, and children to live under one roof or on the same property while sharing expenses and responsibilities. This arrangement not only fosters closer family bonds but also provides practical benefits such as shared childcare, eldercare, and financial support.

    Introducing the East York Garden Suite Project

    Our latest project in Toronto focuses on constructing a garden suite for a multigenerational family. A garden suite, also sometimes known as an Accessory Dwelling Unit (ADU), is a secondary residential unit located on the same lot as a primary residence. This type of housing solution is perfect for families who wish to remain close to one another, while having the benefit of separate living spaces.

    Garden Suite Design and Features

    At BVM Contracting, the supporting the diverse needs of our clients is at the heart of everything we do. Catherine, our client for this project, approached us with the idea of building a Garden Suite on her childhood property after seeing one of our new home-building projects and reading up on the new by-laws that now allow for Garden Suites in Toronto. The goal was to live on the same property as her aging Mother (who lives in the main home) but still have her own space to live.

    We worked with Catherine from the initial concept to determine what a realistic budget would look like for what she wanted to accomplish. Once that was completed we connected her with one of our permit design partners to guide her through the design and permitting process. This project needed to go to Committee of Adjustment (C of A) and get approval from the Toronto Regional Conservation Authority (TRCA) due to the proximity to a local ravine, which delayed the process of receiving a permit. We worked with Catherine and her permit design partner throughout the design process to ensure the construction costs matched the client’s budget expectations to ensure any adjustments to the scope could be made before the design was submitted for permit.

    The design of this garden suite was carefully planned to meet the specific needs of this multigenerational family, which include:

    • Private Living Areas: Catherine has her own private space within the garden suite, complete with a bedroom, bathroom, living area, garage, and private balcony, ensuring she has her own personal retreat while allowing her Mother to remain in the primary dwelling to age-in-place.

    • Shared Common Spaces: Although the garden suite is a separate unit, the family can still enjoy shared spaces such as the driveway, backyard, and outdoor dining area, where they can come together for meals, celebrations, and everyday interactions.

    • Sustainable Living: The garden suite is built with sustainable materials and includes energy-efficient appliances and systems to reduce the environmental footprint and lower utility costs. This includes a cold-climate heat pump that will provide combustion-free heating and cooling to the Garden Suite.

    Building the Garden Suite: A Collaborative Effort

    The construction of the garden suite was a collaborative effort involving skilled architects, sub-contractors, and designers. At BVM Contracting, we worked closely with the family to understand their specific needs and preferences, ensuring the final design would be both functional and aesthetically pleasing.

    To give you a glimpse into the project, we’ve created a detailed video showcasing the construction process and design elements. The video highlights the thoughtful planning and meticulous craftsmanship that went into building this beautiful garden suite. You can watch the video below!

    Supporting Multigenerational Living

    This garden suite project is more than just a construction endeavor it’s about creating a home that fosters family connections and supports the well-being of all its members. By providing a flexible living arrangement that accommodates different generations, we’re helping families thrive together in the heart of Toronto.

    Conclusion

    Garden suites represent a forward-thinking approach to urban living, addressing the evolving needs of families in Toronto. Our recent project is a testament to the benefits of multigenerational housing, offering a perfect blend of privacy and shared living. As the demand for such housing solutions continues to grow, BVM Contracting remains committed to designing and building homes that bring families closer while respecting their individual needs.

    For more information on our garden suite projects and how they can benefit your family, feel free to reach out to us at contact@bvmcontracting.com or visit our website at www.bvmcontracting.com. Together, we can create a living space that supports and nurtures your family’s unique dynamics.

    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, new home construction, multi-unit renovations, garden suite construction, and laneway suite 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.