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Author: Ryan Meagher

  • Your Guide to Obtaining Building Permits in Toronto

    Your Guide to Obtaining Building Permits in Toronto

    Your Guide to Obtaining Building Permits In Toronto

    If you are looking into ways to improve your property, add additional space, create a completely new home, or add an ancillary dwelling (i.e. garden suite) in Toronto then you will need to obtain a building permit. In this article we break down the step-by-step process that you should take on your journey of getting a building permit for your residential construction project, and what the key considerations should be along the way.

    Note that this guide is meant to cover the process of getting a building permit for home additions, new home construction projects, ancillary dwellings (like garden suites and laneway suites), and other ancillary structures (like garages and decks). If you are looking to renovate your existing home you may be able to expedite the process through The City of Toronto’s Fast Track program. Please reach out to us to learn more by visiting our contact page.

    Steps to receiving a building permit in toronto

    STEP 1: Review your properties Zoning to determine what is possible

    The City of Toronto has no shortage of information online about what zoning bylaws apply to your property. The most important resource you should know about is the Toronto Interactive Zoning Bylaw Map, which you can use to find what zoning your property has and what specific rules the property is constrained by. If this is too much work for you, any reputable General Contractor or permit designer/architect should be able to let you know what is, isn’t, and might-be possible on your property (we go over the might-be scenario below).

    If you determine your property is (or might be) able to complete the work you want to complete, then you can proceed to step 2. If you aren’t sure then you can always reach out to us to get a zoning review completed!

    Step 2: Designer Selection and Preliminary Cost Estimates

    Once you have a general idea of what is possible to complete on your property, now is the time to get fee proposals from permit designers and/or architects to give you pricing for completing the necessary drawings that will need to be reviewed by the City of Toronto to get your building permit. We put together a detailed guide on what to consider when choosing a permit designer or architect for your residential construction permit so you can be armed with the right information before making a decision.

    At this step you will also want to reach out to a General Contractor with experience working on similar residential construction projects to yours that will be able to evaluate your proposed project and attach a preliminary cost estimate for the project, so you can make sure you can afford the work before committing to your designer or architect of choice. With BVM Contracting this service comes at no charge and is a standard operating procedure for anyone looking to work with us.

    Pro Tip: Make sure that you push your permit designer or architect to calculate the fees for how much your permit is going to cost, so that you can budget accordingly.

    Step 3: Preliminary Plans and Zoning Review

    Once you have determined that you can afford your proposed renovation or home building project and have committed to a permit designer or architect, it is time to go to work on developing the plans for your proposed work.

    Depending on your chosen project this process may differ slightly, but the goal is always the same – to submit a completed application for your project for the City of Toronto Building Department to review for compliance with your local zoning by-laws and exceptions. Note that you will need to pay fees for the zoning review (25 %), but they count towards the total cost that is payable for the entire permit, so there is no additional cost to completing one.

    We cannot stress how important it is to get your preliminary set of drawings in for review with the City for zoning review as soon as you can, because it will dictate what your next step is (see below) and it takes time for them to get you the feedback you need. You can expect this step to take anywhere from 2-4 months depending on how well you work with your designer, how responsive they are to your requested changes to the plans, if you need an updated survey for the property to support the application, and how fast the City can get you feedback for your proposed plans.

    Step 4a: Receipt of zoning Certificate and permit submission drawings

    If your zoning application for your proposed project complies with all local zoning by-laws, then you will get a zoning certificate to confirm that your application can be submitted for a building permit.

    When you receive your certificate, your permit designer or architect will then start working on adding in the necessary building code information that applies to your proposed project so that the plans can be ready to be reviewed again by the City for their building code review.

    Additional to the work completed by the permit designer or architect, your project will likely also need to be reviewed by a structural engineer to do the engineering design work needed for the proposed project, and if you are created a new home, ancillary structure, or home addition you will need to get an HVAC permit, which will involve an HVAC designer or engineer to complete the necessary heat loss calculations and HVAC design for the new home build, home addition, or ancillary dwelling. Note that the HVAC permit is separate from the building permit and you do not necessarily need to submit the HVAC permit at the same time as the building permit (though it usually is for the sake of having all of the information before starting the project. Also note that the permit designer or architect will also need to file a plumbing permit for the proposed work, which is a separate application from the building permit and HVAC permit.

    The Ontario Building Code (OBC) overlay drawings, HVAC design/permitting, and structural design are always completed AFTER the zoning review has been approved and the certificate has been obtained. If you start doing the work before you may run the risk of having to redo the structural and HVAC designs, which will end up costing you more money.

    The process of getting together what we like to call the “permit submission drawings” can take anywhere from 1-3 months, and another month to get the permit itself once it has been submitted to the City.

    This is also the point in time where you will have to pay out the remaining permit fees for your project. The City of Toronto discloses all of their building permit fees on their website, and note that the costs that are not flat fees are all per meter squared, so do not be fooled by the low numbers. You can learn more about the current fees for residential building permits in Toronto below!

    Step 4B: Minor variances and Committee of Adjustment in Toronto

    If your zoning application has been flagged for minor variances to the local zoning bylaws of your neighbourhood, you will have two options:

    • Make the necessary changes to get your project to comply

    • Submit an application to Committee of Adjustment to get approval for the minor variances

    Note that your permit designer or architect should be able to help determine if there are any large risks in going through with Committee of Adjustment, or if you will have a high likelihood of obtaining an approval. There is always a risk of getting rejected, but if there are any doubts about your application you can always consult a private planning consultant to help with your application, which we can help refer you to.

    You will need to expect the following if you end up going to Committee of Adjustment:

    • Additional costs for submitting the application and being represented by your permit designer, architect, or planning consultant (which is recommended for 99% of applications)

    • Additional time spent waiting for a Committee of Adjustment hearing (which can take anywhere from 2-6 months)

    • Community involvement – your neighbours will be able to file letters of support or letters of opposition toward your project and potentially have their say during the hearing about why it may not be a good idea. You will want to make sure you have the support of your neighbours with the more complex applications, that is for sure!

    Once you get your Committee of Adjustment Hearing scheduled, go through the proceedings, and obtain an approval you can go back to step 4A to complete your permit application! If you have been rejected then proceed to step 5.

    Also note that the Committee of Adjustment may give you partial approval with conditions set out to make changes/concessions to your plans to conform with certain minor variances. This will give you a chance to proceed to the permit submission phase but will mean that some changes will need to be made to your plans to fit within certain variances. If C of A gives you this option you should try to take it, because going to step 5 will be another costly venture and will take even more time.

    Step 5: Appealing a Committee of Adjustment Decision with The Toronto Local Appeal Body (TLAB)

    If your application at Committee of Adjustment is rejected that is not the end of the road entirely, you will have the option to appeal the decision by filing an application to The Toronto Local Appeal Body (otherwise known as TLAB). This will give you an additional chance to present your case in more of a court-like setting and retain even better representation (such as a lawyer or planning consultant) so you can increase your chances of winning an approval.

    It needs to be noted that you will end up spending even more money and time in getting the application set-up for TLAB, and it is always recommended to discuss your application with a lawyer and/or a planning consultant prior to filing to make sure your chances of success are high. Below we have attached a video from The City of Toronto that explains TLAB in a bit more detail and have attached the link to the TLAB page located on The City of Toronto’s website.

    Step 6: Time to Build!

    Once you have made it past step 4A it is time to wait for the permits to come through and get ready to schedule your project! Concurrently with all of the work getting permits obtained you should be working with a General Contractor to put together a representative budget and scope of work for your project. Ideally this process starts right after you obtain your zoning certificate, but can be completed anytime after that point as well. In order to get the most accurate budgets for our clients (and to procure everything before a contract is signed) we try to have the HVAC and Structural drawings on hand as well but they are not needed to start the process of building a scope and budget for your renovation or home building process.

    If you at any point in the building permit process and are in need of transparent advice and realistic costs then please reach out to us so we can help out! We help out potential clients at every point in the pre-construction process to make sure you are confident every step of the way!

    Residential Building Permit Fees in Toronto (Group C)

    When planning a new build or renovation project in Toronto, understanding the building permit fees is crucial. For homeowners and developers, this is an essential step in the overall process to ensure compliance with city regulations. The City of Toronto unfortunately does not make the process of calculating your total permit costs easy (as you will be able to see by visiting the link below), but we have extracted the key information that will give you a good idea of estimated costs.

    The City of Toronto categorizes residential projects under Group C, which covers single-family homes, duplexes, triplexes, and fourplexes. Here’s a breakdown of the relevant rates as on January 1st, 2024.

    Main Building Permit Fees in toronto

    • New Construction or Additions: The base fee is $17.16 per square meter. This applies to projects involving Single Family Dwellings, Semis, Townhouses, Duplexes, Live/Work Units, and multi-unit dwellings.

    • Demolition Fee: The base fee for demolition is $0.16 per square meter

    • Residential Unit Fee: Each new residential unit included in an application is $52.08/unit

    • Interior Alterations/Renovations: If you’re remodeling or upgrading your home without adding new space, the fee is $5.73 per square meter.

    • Single Family Detached Garages, Accessory Structures: $198.59 each

    Residential HVAC and plumbing Permit Fees in toronto

    • Heating and Ventilating only, with no ductwork: $198.59 flat fee

    • Heating, Ventilating and Air Conditioning: $250.22 flat fee

    • Boiler/Furnace Replacement: $198.59 flat fee

    • A/C Unit Addition: $198.59 flat fee

    • Other Group C – Buildings: $1.29/m2

    HVAC Alterations

    • Add on System, (Unit Heater, Make-up Air Unit, Exhaust Fan) and/or Ductwork Alterations: $198.59 flat fee

    • Boiler/Furnace Replacement or A/C unit: $357.45 flat fee

    Plumbing and Drainage Systems – Fixtures/Equipment/Roof Drains:

    • Single Family Dwelling: $21.45 each

    • All other Buildings: $28.61 each

    Piping for Single Family Detached or Attached Dwellings:

    • Water services, Sanitary and Storm Buried Piping: $198.59 flat fee

    • Repairs, Replacement and Additions of Buried Plumbing and Drainage Piping, Pool Drains: $198.59 flat fee

    Piping for all other buildings

    • Inside Sanitary and Storm Piping $2.42/linear metre

    • Outside Water Services, Sanitary and Storm Piping $2.42/linear metre

    Other Plumbing Work

    • Backwater Valves, Manholes, Catchbasins, Interceptors and Sumps Complete with Pumps: $35.75 each

    • Backflow Prevention Devices (devices requiring testing): $85.79 each

    Zoning Applicable Law Certificate Fees in toronto

    As per the City of Toronto Permit Fees Webpage, “Zoning Applicable Law Certificate application provides a review of a proposal to determine its compliance with the City’s Zoning By-law and other Applicable Laws”. Our guide to understanding zoning reviews can give you more information about this topic, and most times it is recommended to get a zoning review for your major renovation or home building project in Toronto.

    • Accessory residential buildings and structures, e.g. garages, porches, balconies: $198.59 flat fee

    • New House and additions, conversions, and alterations to houses: $595.77 flat fee

    • All other proposals (i.e. driveway widening, landscaping, pool fence enclosure, etc.): $198.59 flat fee

    Note that the zoning review certificate (what you receive after the City Examiner has approved your plans for zoning) costs 25% of the total permit cost, which is payable prior to receiving the certificate. Also note that this certificate also has an expiry after a year of issuance so be mindful of that when you are going to submit your final building permit application.

    What else do i need to know about building permit fees in toronto?

    The rates above reflect the current City of Toronto fees and are critical to factor into your project’s budget. Keep in mind that additional fees may apply depending on the project’s complexity, zoning requirements, and any necessary approvals and is subject to review by the City of Toronto Building Department.

    This information ensures you’re prepared for every step in the building permit process. For expert guidance and help navigating these requirements, BVM Contracting is here to streamline your project from start to finish.

    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.

  • Forget Underpinning: Use the Floor Replacement Method

    Forget Underpinning: Use the Floor Replacement Method

    How to avoid underpinning when completing a home addition

    Most Toronto homeowners resign themselves to spending at least $60,000-$80,000 on basement underpinning. They simply don’t know there’s a better way.

    We’ve spent years helping Toronto families transform their cramped basement spaces. Through this experience, we’ve refined an alternative approach that typically saves our clients between $30,000-$40,000 while achieving the same ceiling height goals.

    It’s called a floor system replacement. And while it sounds technical, the concept is surprisingly straightforward.

    Who is this article for?

    This article is for any homeowner looking to complete a home addition on their bungalow in Toronto (and beyond) and looking to redo their basement while they are at it by creating more usable space down there. Generally, it is for anyone looking to understand options for creating a best value-per-dollar home addition in Toronto!

    Why Traditional Underpinning Falls Short

    Traditional underpinning involves excavating beneath your existing foundation to create more height. It’s labor-intensive, time-consuming, and expensive.

    The process requires specialized engineering, temporary structural supports, and sequential excavation to maintain your home’s structural integrity throughout.

    All this specialized work comes with a hefty price tag of $60,000-$80,000 + HST for most Toronto homes (and can be even more depending on how large your existing home is).

    But when you’re already planning a home addition or major renovation, you have another option that most contractors won’t tell you about.

    The Floor System Replacement Method Explained

    Instead of digging down, we work with what you already have.

    The process begins by removing your existing main floor system – typically 2×8 joists with a support beam running through the middle of your basement.

    We then create a ledger on the inside foundation wall of your home, bolted securely into what is usually a double brick exterior wall.

    Once the ledger is established, we install new engineered joists (typically TJIs) at a higher position than your original floor system.

    **This raises your main floor height from grade while simultaneously increasing your basement ceiling height.**

    In most wartime bungalows, these engineered TJI joists can span the entire width of the home. This eliminates the need for load-bearing walls in the basement, creating more flexible space for your design.

    Real Savings From a Real Project

    We recently completed a home addition in East York where this approach made a significant difference.

    During pre-construction, we evaluated the exterior walls and discovered they were double brick construction – perfect for the floor replacement method.

    We suggested this approach as a way to value-engineer some savings into the project, which had been temporarily paused due to rising interest rates.

    The homeowners gave us the green light to price out this method. The result? Savings of approximately $30,000 compared to traditional underpinning.

    The project required only minor adjustments to the roof slope to stay within maximum building height requirements.

    The Numbers Don’t Lie

    Let’s break down the typical costs:

    Traditional underpinning: $60,000-$80,000 + HST

    Floor system replacement: $30,000-$40,000 + HST

    That’s roughly half the cost for the same ceiling height increase.

    The costs for floor replacement come from additional lumber, labor to set up the new structural system, and somewhat more extensive demolition and prep work.

    But the overall value proposition is clear. You get the same functional improvement at a significantly lower price point.

    Benefits Beyond Cost Savings

    The advantages extend beyond your wallet.

    With floor system replacement, you maintain the full usable floor area of your basement. Unlike bench footing (another alternative that creates a raised edge around the room), you don’t sacrifice any square footage.

    You also gain more exterior wall space above grade. This creates opportunities for larger windows and increased natural light, making your basement feel less like a traditional basement.

    Is Your Home a Good Candidate?

    Not every Toronto home is suitable for this approach. Key factors we assess include:

    1. Foundation type: You need a solid foundation (either block or double brick) that can support the installation of a new floor system.

    2. Building height restrictions: Your property must have some flexibility with maximum building height to accommodate the raised main floor.

    3. Exterior wall construction: The walls must be structurally sound to support the new ledger system.

    We evaluate these factors during our pre-construction process, including soil and footing examination.

    Navigating Toronto Building Codes

    Toronto’s building code specifies that legal basement living spaces must have a minimum ceiling height of 1.95 m (6′ 4¾”). This requirement makes height solutions crucial for many older Toronto homes with low basement ceilings.

    One regulatory challenge we’ve encountered is Toronto’s limitation on main floor height above grade. The building code restricts how high your main floor can sit relative to the surrounding grade level.

    In our East York project, we addressed this by designing a lowered foyer area while maintaining the desired height throughout the rest of the main level.

    These code considerations should be addressed early in your design process. With proper guidance from an experienced contractor, they’re manageable hurdles rather than roadblocks.

    You can find more details about these requirements on the Ontario building code page.

    Challenging the Basement Height Myth

    The most persistent myth we encounter is that underpinning is the only option for increasing basement ceiling height.

    This simply isn’t true.

    Floor system replacement is one of several alternatives that might be suitable for your home. Each property has unique characteristics that determine the best approach.

    Our pre-construction evaluation process helps identify which method will provide the best value for your specific situation.

    Making an Informed Decision

    When considering basement height solutions, ask yourself:

    1. Are you planning a larger renovation or addition that already involves significant structural work?

    2. Does your home have a solid foundation wall system that could support a new floor system?

    3. Do you have some flexibility with your building height restrictions?

    4. Is cost-effectiveness a priority in your renovation budget?

    If you answered yes to these questions, floor system replacement might be your ideal solution.

    The BVM Approach

    As a family-owned business operating in Toronto since 1997, we’ve built our reputation on transparency and education.

    We believe homeowners deserve to know all their options before making significant investment decisions.

    Our no-charge pre-construction services include thorough structural evaluations to determine which basement height solution best fits your property and budget.

    We take pride in helping our clients find the most cost-effective approaches to their renovation challenges.

    Looking Beyond Traditional Solutions

    The construction industry often defaults to conventional methods simply because “that’s how it’s always been done.”

    We encourage Toronto homeowners to question these defaults and explore all available options.

    Floor system replacement represents just one innovative approach that can save you significant money while achieving your renovation goals.

    By sharing this knowledge, we hope to help more Toronto families create the functional, beautiful spaces they deserve without unnecessary expense.

    The next time someone tells you underpinning is your only option for basement height, remember there’s a better way.

    Start Your Home addition PLanning Today

    5 months or 5 years, it doesn’t make a difference to us. If you want actual numbers, honest advice, and an easy process feel free to reach out to start your home addition project consultation. It comes at no charge, because we believe access to transparent advice is important in your decision-making and will help you make the most informed decisions. Start your home addition journey today!

    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.

  • Understanding Ontario Regulation 462/24: Additional Residential Units in Toronto

    Understanding Ontario Regulation 462/24: Additional Residential Units in Toronto

    Understanding Ontario Regulation 462/24: Additional Residential Units in Toronto (Updated May 2025)

    Ontario Regulation 462/24 is a pivotal update for homeowners and developers looking to add Additional Residential Units (ARUs), also known as Accessory Dwelling Units (ADUs), to their properties. This regulation introduces new standards that simplify the process of adding ARUs, making it more accessible for property owners across the province. It is important to note that municipalities like the City of Toronto are still working through how to implement the regulation, and in some key areas, they’re not adopting all the proposed changes outlined in the O. Reg 462/24.

    This blog outlines the key aspects of O. Reg. 462/24, updates to Toronto’s zoning bylaws, and how homeowners and developers can take advantage of these new provisions.

    Key Updates in Ontario Regulation 462/24

    The most significant changes brought by Ontario Regulation 462/24 include:

    Applicability and Unit Limits

    The regulation applies to properties that are proposed to contain a maximum of three residential units. This includes:

    • A second residential unit in the primary home plus a garden or laneway suite.

    • A third unit within the primary dwelling (without an additional garden or laneway suite).

    • A garden or laneway suite where the primary home contains no more than two units.

    It is important to note that properties exceeding three residential units (e.g., triplexes adding a laneway suite or a fourplex) do not qualify under this regulation and will continue to be governed by Zoning By-law 569-2013.

    Reduced Setback Requirement

    The new regulation mandates a minimum separation distance of 4 metres between an ARU and any other residential building on the same lot. However, the City of Toronto retains the ability to enforce greater separation distances where necessary.

    For example, if the required distance is only 4 metres, the maximum height for an ARU remains 4 metres.

    In cases where a 7.5-metre separation is achieved, taller ARUs may be permitted, consistent with existing garden and laneway suite height restrictions.

    Elimination of Angular Planes

    The angular plane requirement, which previously restricted the height and shape of ARUs to minimize shadowing on adjacent properties, has been removed entirely. This change simplifies the design process and opens the door for more creative and functional unit layouts (especially for the second level of these garden suites and laneway suites).

    Lot Coverage and Floor Space Index (FSI)

    The total lot coverage for all buildings and structures is capped at 45%.

    There is no longer a maximum floor space index (FSI) for lots containing an ARU, making it easier to maximize living space within existing zoning setbacks and height restrictions.

    Impact: This change enables homeowners to build larger secondary units without FSI limitations, aligning with previous regulations for multiplexes, garden suites, and laneway suites.

    By-Law Interactions & Implementation

    When Do These Changes Apply?

    The updated regulation is immediately applicable as of November 20, 2024 to:

    • New Committee of Adjustment applications received after November 20, 2024.

    • New building permit and zoning review applications.

    • New zoning by-law amendment applications.

    • Existing variance applications where no decision has been made.

    • Existing building permit applications where permits have not been issued.

    Does the City Of Toronto’s Zoning By-law Prevail?

    The short answer is no, the City of Toronto has taken the O. Reg and made the following changes to the zoning by-law for garden suites:

    🔺 Angular Plane Rules Removed

    The City has eliminated the angular plane requirement for garden and laneway suites. Applications must still comply with existing angular plane limitations — the City has not worked around this provision of the regulation, and building permits continue to reflect this constraint.

    ↔️ Separation Distance From Main House: No Change for Taller Builds

    While the province introduced a potential 4-metre minimum setback from the main house, the City of Toronto is not applying this for buildings taller than 4 metres. For builds that are 6m to 6.3m tall, the separation requirement remains at 7.5 metres, with one exception:

    Ward 19 garden suites may continue to follow a 5-metre setback rule.

    ✅ 4-Metre Separation Now Allowed for 4m-Tall Builds

    For garden or laneway suites that are 4 metres or less in height from grade, Toronto is accepting a 4-metre separation from the main house. This is a slight relaxation from the previous 5-metre minimum and aligns with the regulation.

    🚫 No Application Behind Triplexes or Larger

    Wanted to reiterate this since it is something that is important in Toronto as well. None of the provisions in Ontario Regulation 462/24 apply to lots where the main building is a triplex or larger. These lots are not eligible for the streamlined permissions introduced by the regulation — a key limitation for multi-unit properties.

    What This Means for Toronto Homeowners

    ✔ Faster approval times due to fewer zoning hurdles.

    ✔ Increased housing options through garden suites and laneway suites.

    ✔ More flexibility in design without angular plane restrictions.

    ✔ Maximized lot use with no FSI restrictions.

    ✔ Clear separation distance requirements for new builds.

    If you’re considering building an additional residential unit, now is the time to explore how these regulatory changes can work in your favor. Contact BVM Contracting today to discuss your project and navigate these new rules seamlessly.

    Benefits of Ontario Regulation 462/24 for Toronto Residents

    1. Increased Housing Opportunities

      The regulation supports the creation of more rental units, helping to address Toronto’s ongoing housing affordability challenges.

    2. Simplified Design and Construction

      By eliminating angular planes and reducing setbacks, property owners can more easily design ARUs, including Garden Suites and Laneway Suites, that fit within their lot’s footprint.

    3. Enhanced Property Value

      Adding an ARU can significantly increase a property’s value by providing additional living or rental space.

    Helpful resources and links to learn more

    Ontario Regulation 462/24

    City of Toronto Presentation Outlining Their Updates Based on O. Reg 462/24

    Why Toronto is Embracing Garden Suites and Laneway Suites

    Garden Suites and Laneway Suites have become increasingly popular as practical solutions for expanding housing options in Toronto. These structures allow homeowners to optimize their properties while adhering to updated Toronto Zoning Requirements for Garden Suites and Laneway Suites. With the elimination of angular planes, constructing a Garden Suite or Laneway Suite has become more straightforward and accessible.

    Why Choose BVM Contracting for Your Garden Suite or Laneway Suite Project?

    At BVM Contracting, we specialize in building Additional Residential Units, including Garden Suites and Laneway Suites in Toronto. Our team is well-versed in navigating municipal regulations, including Ontario Regulation 462/24, to ensure your project is compliant and seamlessly executed.

    Expertise in Toronto Zoning

    We’re up-to-date with the latest Toronto Zoning Requirements for Garden Suites and Laneway Suites and can help you adjust existing applications to reflect the new setback and design standards.

    Customized Solutions

    Whether you’re looking to add a rental unit or expand your living space, we deliver tailored solutions that meet your unique needs.

    End-to-End Services

    From design and permitting to construction, we handle every aspect of your Garden Suite or Laneway Suite project.

    Honest and fair pricing

    We will give you the actual costs to build a garden suite or laneway suite in Toronto because we have the data from our past projects and like to manage expectations early on in the pre-construction process to ensure that we create customers for life. We also have a portfolio of pre-fabricated garden suite plans that can help you save some money on your accessory dwelling unit project.

    Frequently Asked Questions (FAQs)

    Are angular planes removed from Garden Suites and Laneway Suites in Toronto?

    Yes, the angular plane requirement has been removed under Ontario Regulation 462/24, simplifying the design and construction process for Garden Suites and Laneway Suites in Toronto. This has been confirmed with a representative from the City of Toronto and will apply to current and future applications.

    What is the new setback requirement for Garden Suites and Laneway Suites in Toronto?

    The new setback requirement is a minimum 4 meters between the primary dwelling and the Garden Suite or Laneway Suite, but comes with restrictions for building height (as mentioned above)

    Do I still need a building permit for a Garden Suite or Laneway Suite in Toronto?

    Yes, you must apply for a building permit. However, the updated regulation simplifies compliance and expedites the approval process.

    Can I adjust my existing application to reflect the new regulations?

    Yes, existing applications can be revised to align with the 4-meter setback and removal of angular planes.

    Who can benefit from these updates?

    Homeowners with properties containing up to three living units, such as two units within the main house and one Garden or Laneway Suite, can take advantage of these changes.

    Start Your Garden Suite or Laneway Suite Project Today

    Contact BVM Contracting today to learn more about how Ontario Regulation 462/24 can benefit your property. Together, we can help you create a functional and stylish Garden Suite or Laneway Suite that enhances your property’s value and utility.

    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.

  • Overcoming Fire Hydrant Constraints for ADU’s in Toronto

    Overcoming Fire Hydrant Constraints for ADU’s in Toronto

    Toronto’s Hidden Garden Suite Obstacle: The Fire Hydrant Factor

    Toronto’s urban landscape is evolving. Garden suites offer a promising solution to housing challenges, but a hidden obstacle often stands in the way: fire hydrant proximity.

    Many homeowners are unaware that their dream of building a garden suite hinges on a crucial safety requirement. In Toronto, garden suites must be within 45 meters of a fire hydrant. This seemingly simple rule can make or break your backyard development plans.

    The Garden Suite Revolution

    Since February 2022, Toronto has embraced garden suites as an innovative housing solution. These self-contained residential units, built in backyards, offer new possibilities for homeowners and investors alike.

    The benefits are clear:

    • Increased housing options in established neighborhoods

    • Potential rental income for homeowners or closer proximity to family

    • Efficient use of existing urban space

    But the path to realizing these benefits isn’t always straightforward.

    The Fire Hydrant Conundrum

    Fire safety is paramount in urban planning. The 45-meter rule ensures that firefighters can quickly access water in emergencies. But for many Toronto properties, this requirement poses a significant challenge.

    Consider this: Your property might be perfect for a garden suite in every other way. Ample space, great location, already-upgraded utilities. But if the nearest fire hydrant is 50 meters away, your project hits a wall before it even begins.

    Innovative Solutions for Ambitious Homeowners

    At BVM Contracting, we specialize in turning obstacles into opportunities. When it comes to fire hydrant constraints, several strategies can keep your garden suite dreams alive:

    1. Residential Fire Sprinkler Systems

    Installing a residential fire sprinkler system can provide an alternative means of fire protection. This solution often allows for greater flexibility in garden suite placement.

    2. Strategic Design and Placement

    Our expert team analyzes your property to maximize options within existing constraints. There are ways to add density to your property without adding a garden suite or laneway suite, and we can help you work through what your best options are!

    3. Collaborate with the City

    In some cases, working with Toronto Water to install a new fire hydrant near your property may be possible. While this involves additional steps, it can unlock significant development potential. We created a video that goes into more detail about this option, and if you have any questions, please feel free to reach out!

    The BVM Contracting Advantage

    Navigating fire safety regulations is just one aspect of successful garden suite development. Our approach goes beyond problem-solving to create truly exceptional living spaces:

    • Thorough pre-construction services at no charge

    • A comprehensive database of past projects to inform your decisions

    • Expert guidance through every stage of the process

    We believe that informed homeowners make better decisions. That’s why we prioritize education and transparency in every project we undertake.

    Turning Constraints into Opportunities

    The fire hydrant rule isn’t just a challenge. It’s an opportunity to innovate, to think creatively about urban development. With the right approach, these constraints can lead to more thoughtful, safer, and more valuable garden suite projects.

    At BVM Contracting, we see beyond the immediate obstacles. We envision the potential of your property and work tirelessly to realize it.

    Your Next Steps

    Are you considering a garden suite project in Toronto? Don’t let fire hydrant constraints dampen your enthusiasm. With expert guidance and innovative solutions, your backyard can become a valuable asset in Toronto’s evolving urban landscape.

    Reach out to BVM Contracting today. Let’s explore how we can turn your garden suite dreams into reality, navigating every challenge with expertise and creativity.

    Together, we can build a smarter, more vibrant Toronto, one garden suite at a time.

    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.

  • Custom Homes vs New Builds: Insights for Toronto Homeowners

    Custom Homes vs New Builds: Insights for Toronto Homeowners

    Custom Homes vs New Builds: Insights for Toronto Homeowners

    Embarking on the journey of building a custom home can be both exciting and daunting, particularly for those new to the construction process. In Toronto, understanding the nuances between a custom home and a typical new build is crucial for homeowners looking to renovate or build on their existing property in Toronto.

    A custom home is tailored to your unique vision and is usually synonymous with a new home build when you talk about it for an individual property, allowing for personalization in design and functionality. A home addition to an existing home can transform an existing structure into a partially or fully customized space, even with the constraints of keeping the original foundation and exterior walls.

    This blog post aims to provide comprehensive insights into the key differences between a custom home and a new home build, why the terms are used interchangeably when talking about the development of individual residential properties, and scenarios for when a new home build is not considered a custom home.

    Understanding Custom Homes

    Defining Custom Homes

    Custom homes are uniquely designed residences that reflect the specific preferences and lifestyle of the homeowner. Unlike new builds, which often follow standard floor plans, custom homes give you the freedom to tailor every aspect—from layout and materials to finishes and features. This process typically involves collaborating closely with architects, designers, and builders to ensure your vision comes to life. In Toronto, where diverse architectural styles coexist, a custom home allows you to embrace creativity and innovation, aligning with your individual taste and functional needs.

    A custom home isn’t limited to new constructions; you can achieve similar personalization with extensive renovations or home additions. However, these projects might face constraints due to existing structures. Therefore, engaging with experienced contractors who understand these complexities is crucial. A custom home embodies your personal expression, providing a living space that truly feels yours.

    Custom Homes vs. New Builds

    When comparing custom homes to new builds, the most significant difference lies in the level of personalization offered. Custom homes are designed to meet the specific desires and needs of the homeowner, resulting in a unique living space. This involves selecting everything from the architectural style to interior finishes, often requiring a longer timeline and potentially greater investment. In contrast, new builds can also be customized to the homeowner’s preference and style, but are usually considered more “cookie-cutter”. Think of the subdivision developments all around the GTA, those are a subset of new homes that are not custom. If you were to complete a new home build on your own property in Toronto and work exclusively with an architect of your choosing to design a space that is completely yours, that is when a new home build is considered a custom home as well.

    Exploring New Builds

    Characteristics of New Builds

    New builds are residential constructions that usually adhere to pre-set architectural plans and specifications, but can be customized depending on how much decision-making power the homeowner has over the designers of the structure (i.e. are the design pre-made or did the homeowner retain the BCIN Designer or Architect?). These homes are typically part of larger developments where multiple houses are built simultaneously, often by a single builder or developer. One of the key characteristics of new builds is their predictability. Buyers can expect a consistent level of quality and design across the development, making the process straightforward and less time-consuming. Additionally, new builds often feature the latest construction techniques and materials, offering improved energy efficiency and modern amenities. They usually come with warranties, providing peace of mind regarding any potential structural issues. However, the trade-off for this efficiency and convenience is limited personalization. Customization is generally confined to minor interior choices, such as paint colors or flooring styles. Despite this, new builds can be an attractive option for those seeking a hassle-free path to homeownership without the complexities involved in custom design.

    Limitations in New Build Customization

    While new builds offer various benefits, such as streamlined construction and modern amenities, they often come with significant limitations regarding customization. Buyers are typically constrained by the developer’s predetermined designs, which means major structural alterations or unique architectural features are generally off-limits. Customization options are usually limited to superficial elements like paint colors, flooring materials, and standard fixtures, providing minimal room for personal expression. For individuals seeking to imprint their personal style or address specific functional needs, this can be a considerable drawback. Furthermore, the uniformity often found in large developments can result in homes that lack individuality, potentially affecting long-term satisfaction. For those with a strong vision for their home or specific lifestyle requirements, these constraints might necessitate exploring other options, such as custom homes or finding a property yourself and designing a home directly with an architect or BCIN Designer. Consulting with experienced builders or architects can help navigate these limitations and find the best fit for your housing needs.

    When a New Home Build is not Considered a Custom Home

    • Spec home building

    • Large Home Developments (Mattamy Homes)

    • Developer-led home building

    Custom Home Design Process

    Steps to Design Your Custom Home

    Designing a custom home involves several key steps to ensure your vision is effectively translated into reality. Initially, it’s crucial to outline your needs and desires, considering factors like lifestyle, family size, and future plans. This helps define the scope and style of the home. Next, engage with a reputable architect or designer who can translate these ideas into a feasible plan, incorporating functional layouts and aesthetic considerations. This collaboration is essential for achieving a balance between creativity and practicality.

    Concurrent to the design phase, selecting a reliable home builder or general contractor is crucial to ensure the project aligns with your budget and timeline. They will help navigate the logistics, including permitting and site preparation. Throughout the pre-construction process, maintain regular communication with your design team and builder to address any changes or challenges.

    Incorporating Unique Features

    Incorporating unique features into your custom home is an exciting opportunity to infuse personal style and enhance functionality. Begin by identifying elements that reflect your interests, such as a home office, gym, or an expansive kitchen suited for entertaining. Consider the integration of sustainable practices, like energy-efficient appliances, solar panels, or rainwater harvesting systems to promote eco-friendliness. For luxury and comfort, think about adding amenities like a spa-inspired bathroom, a home theater, or smart home technology for seamless control over lighting and security. All of these items come with additional costs that you will want to consider with your overall budget, so it is important to work with your home builder to ensure you have a good idea of the costs before incorporating these luxury features into your custom home.

    Once you get costing feedback from your home builder it important to collaborate with your architect or BCIN designer to ensure these features are harmoniously integrated into the overall design, maintaining structural integrity and aesthetic appeal. Keep in mind that while unique features add value and enjoyment, they should also align with your budget and practical needs. Thoughtful planning and expert guidance can transform your custom home into a distinctive and personalized sanctuary.

    Customization in Home Additions

    Constraints and Considerations

    When undertaking home additions, several constraints and considerations must be addressed to ensure a successful project. One primary constraint is the existing structure’s integrity. The addition must complement the current foundation and architecture, requiring careful planning to maintain stability and cohesion. Zoning by-laws and building codes represent another critical consideration, as they dictate the scale and scope of allowable expansions. These regulations can influence design decisions and may necessitate adjustments to the original vision.

    Budget constraints are also significant, as additions sometimes require costs related to structural modifications to the existing foundation or internal structure (such as underpinning). It’s essential to establish a clear budget with contingencies for unforeseen expenses, and a reputable home addition contractor or builder can help you create a budget that is representative of these costs.

    Lastly, consider the home addition’s impact on the home’s overall aesthetics and functionality, ensuring it enhances rather than detracts from the existing space. Engaging with experienced architects and contractors can help navigate these challenges, optimizing both the design and execution of your home addition project.

    Achieving Customization in Additions

    Achieving customization in home additions allows homeowners to enhance their living space without starting from scratch. To begin, clearly articulate your objectives, whether they involve expanding a kitchen, adding a new bedroom, or creating a home office. This clarity guides the design process, ensuring the addition aligns with your lifestyle needs and aesthetic preferences. Collaborating with a BCIN Designer or Architect is crucial to tailor the addition to your vision while respecting structural limitations and regulatory requirements, but it is equally as important to involve a home builder with experience with home addition projects to act as a source of truth for the costing of the project. BVM Contracting is one of Toronto’s leading home addition contractors and can evaluate your home to determine where the cost of your project will end up.

    Even with the additional constraints that come with home additions you can still customize it to achieve a near-custom home. Consider integrating features that increase functionality, such as built-in storage, energy-efficient windows, or open floor plans. Personal touches, like unique finishes, custom cabinetry, or innovative lighting, can elevate the space’s charm. Regular communication with your construction team throughout the project ensures that adjustments can be made as needed, keeping the project on track. With careful planning and expert guidance, a home addition can successfully blend with the existing structure while offering personalized enhancements.

    Selecting the Right Construction Approach

    Factors to Consider

    Selecting the right construction approach is a critical decision that impacts the outcome of your home project. The first factor to consider is your budget. Custom homes often require a larger financial commitment compared to new builds that you see with larger developments, so align your choice with your financial capacity.

    Next, assess your timeline. Custom projects typically take longer due to their complexity and the involvement of multiple professionals, whereas new builds might offer a quicker path to completion. Consider your level of involvement and expertise too. Custom homes require more input from homeowners, including decisions on design, materials, and finishes, which can be both rewarding and demanding.

    Additionally, evaluate the location and regulations, as zoning laws might limit the extent of customization or additions possible in certain areas. Lastly, think about future needs. A flexible design that can adapt to changing lifestyle requirements is a valuable long-term consideration. Would you be able to convert the basement into a secondary suite in the future? Careful evaluation of these factors will guide you toward the most suitable construction approach.

    Benefits of Custom Homes

    Custom homes offer numerous benefits, making them an appealing choice for those seeking a personalized living environment. One of the primary advantages is the ability to tailor every aspect of the home to fit your specific needs and preferences. This customization extends from the architectural style and layout to the selection of materials and interior finishes, ensuring the home reflects your taste and lifestyle.

    Another benefit is the opportunity to incorporate modern technologies and sustainable practices from the ground up, such as energy-efficient systems, smart home features, and eco-friendly materials. This not only enhances comfort and convenience but can also lead to long-term cost savings through improved energy efficiency.

    Custom homes also allow for future-proofing, enabling designs that can adapt to changing family dynamics or aging in place. Additionally, the uniqueness of a custom home can increase its market value, providing a potential return on investment. These advantages make custom homes a compelling option for those with the vision and resources to pursue them.

    Engaging Professional Services

    Importance of Expert Consultation

    The importance of expert consultation in residential construction cannot be overstated. Engaging professionals early in your project ensures that your vision is both feasible and aligned with industry standards. Architects and designers bring invaluable skills in translating your ideas into workable plans, considering both aesthetics and functionality. Their expertise can help navigate regulatory requirements, such as zoning laws and building codes, which are crucial for securing necessary permits and avoiding costly delays.

    Consulting with experienced builders or contractors provides insight into the practical aspects of construction, from material selection to project management. They can offer realistic timelines and budgets, helping you set achievable expectations. These professionals also provide solutions to potential challenges, ensuring the project remains on track.

    By leveraging expert advice, you can mitigate risks, optimize design, and enhance the overall quality of your home. This collaboration results in a smoother construction process, ultimately delivering a home that meets your needs and exceeds your expectations.

    Finding Reliable Contractors in Toronto

    Finding reliable contractors in Toronto is crucial for the success of your residential construction or renovation project. Start by seeking recommendations from friends, family, or colleagues who have undertaken similar projects. Their firsthand experiences can provide valuable insights into a contractor’s reliability and workmanship.

    Online platforms and local directories also offer reviews and ratings, helping you identify reputable professionals. It’s essential to verify credentials, such as licenses and insurance, to ensure the contractor is qualified and legally permitted to operate in Toronto. Conduct interviews with potential candidates to assess their communication skills, understanding of your project, and willingness to provide references.

    Request detailed quotes from multiple contractors to compare their pricing, timelines, and scope of work. This will help you make an informed decision based on value rather than cost alone. By investing time in finding reliable contractors, you set the foundation for a smooth construction process and a successful outcome.

    Start Your Custom Home Project Planning Today

    Contact BVM Contracting today to learn more about the process of creating your custom home in Toronto. Together, we can help you create a functional and customized home for you and your family. Book your free zoning analysis and property consultation today!

    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.

  • Rooming Houses Allowed in the Greater Toronto Area

    Rooming Houses Allowed in the Greater Toronto Area

    Rooming Houses Are Now Legal Across All Of Toronto

    What does this mean for The City of Toronto and all of its inhabitants?

    After quite a few years ironing out the details of how to implement a city-wide rooming house (now otherwise known as multi-tenant) program, the City has passed a by-law that creates a consistent zoning requirements for multi-tenant homes across Toronto. Read on below to get a background of the program, what they are trying to accomplish, and what it means for home owners, investors, and tenants.

    Background into rooming (or multi-tenant) houses

    Multi-tenant houses are defined as homes that contain multiple dwelling units. A dwelling unit is defined basically as a room with access to a bathroom and kitchen within the same home.

    The City of Toronto currently has a program that oversees these types of homes, but before this new by-law was enacted it was only applicable to Old Toronto, York, and some parts of Etobicoke. They have now created a comprehensive by-law that is applicable to all areas of Toronto. The City of Toronto has built a regulatory framework that centers around creating licensing requirements and compliance standards for landlords that will hopefully lead to more rental units across the City of Toronto with better living standards and create a more affordable City.

    Requirements for converting a home to a legal Multi-tenant house

    The process of converting a home into a legal multi-tenant home will have to abide by the regulations in the Ontario Building Code, along with the already-established zoning by-laws in Toronto. The requirements that the City of Toronto has singled out are shown below:

    • A Multi-tenant home is permitted in a building originally constructed as a multi-tenant house, or a building permitted in the applicable zone.

    • A Multi-tenant home must have sanitary facilities, which include a toilet, wash basin, and a bath or a shower, at a minimum rate of one sanitary facility for every four dwelling rooms.

    • A Multi-tenant home must provide parking spaces at a minimum rate of 0.34 for each dwelling room.

    • You are allowed to have a private bathroom or private kitchen in each unit but cannot have both

    The multi-unit (rooming house) program will not come into effect until March 31st, 2024. Depending on the area of the City the property is located and the zoning of the property you will be allowed a certain number of units. For example, in Scarborough you will be permitted a maximum of 6 units in a home but in some areas of East York, Toronto, and York (depending on the zoning of the property) you can be allowed 12 units for various residential zones and up to 25 for specialized commercial-residential zones. The map below details the updated areas in Toronto where rooming houses will be allowed.

    Note that these requirements are not exhaustive, and you will want to involve a BCIN designer to help design your home to properly conform to all applicable zoning by-laws and building code requirements.

    How to find out if my property qualifies for Multi-tenant housing in toronto?

    The best way to determine this is by going to The City of Toronto’s zoning map to see what your property is currently zoned as. Once you have found your property you can refer to the 569-2013 comprehensive zoning by-law to find out what the permitted uses are for your property. If Multi-tenant is found in the list of permitted uses you can go ahead and reach out to a designer and start the permitting process!

    ***Note that the last time we checked the zoning by-law was not yet updated to account for multi-tenants in permitted uses, but you can subscribe to updates to the multi-tenant program here (at the bottom of the page) to get updated information moving forward.

    What does this mean for Torontonians?

    The final result of this new city-wide zoning change will not be known until landlords across Toronto begin to trickle into the program. The unfortunate reality is that the municipalities that did not allow for multi-tenant zoning already had illegal rooming houses to begin with, so hopefully the additional licensing and compliance needed with this new program will help keep neighbourhoods safe, affordable, and help contribute additional living options for existing and future Torontonians.

    The end goal is to create a more dense, affordable, and connected City, but there are concerns that being too dense may reduce the overall quality of life for the entire City.

    Our hope is that this program is rolled out properly, there is enough by-law enforcement, and that illegal rooming houses can be eradicated from Toronto to create a safer tenant experience and an overall better quality of life.

    What are your thoughts? Comment below!

    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.

  • Step-by-Step Planning Guide For Home Building Projects in Toronto

    Step-by-Step Planning Guide For Home Building Projects in Toronto

    Step-by-Step Planning Guide for Your Major Renovation or Home Building Project in Toronto

    Embarking on the journey to build your dream home is an exciting but sometimes daunting process if you are unsure of how and where to start. As Toronto’s leader in quality home renovations and home building, we’ve taken the time to outline a step-by-step guide to help you feel prepared to navigate this journey smoothly.

    By following these steps, you’ll ensure that your home-building project proceeds without unnecessary hitches, leading to a successful and seamless path to your dream home. We at BVM Contracting are here to support you every step of the way!

    Who is this guide for?

    This guide is for anyone interested in completing a substantial renovation or home building project for their property (or properties) in Toronto. This guide will be helpful for others outside of Toronto but some of the steps are geared towards how Toronto handles building permit applications.

    welcome to The Process to successfully Planning your dream home building project in Toronto

    Step 1: Reach out to a Local General Contractor or Home Builder

    The first step in your home planning journey is to find reputable General Contractors (GC) or Home Builders to bring through the process. This is crucial as a reliable Contractor will help streamline the entire process. Ensure they have:

    • Compliance with local regulations

    • Appropriate insurance and WSIB coverage

    • A solid and fair Contract

    • Proven past project experience

    Don’t hesitate to ask for all this information upfront, a trustworthy Builder will have no issue providing it. Confirming their credibility early on will make the rest of the process much smoother. You will want to try to create a short list of companies based on which companies you feel will be able to help you through the remaining steps.

    Be wary of the companies that require you to pay them a retainer to commit to working with them before they provide you any understanding of project costs. Would you buy a house without knowing the purchase price? Don’t get sucked into high-pressure sales tactics, do yourself a huge favour and start the planning process way before you want to start your project so you don’t fall victim to the “I’m booking up quick” sales tactics and the other slime-ball tactics builders use to get you locked into a contract with them.

    Cost of Step 1 with BVM Contracting: $0

    Step 2: Completing a preliminary Zoning Review

    Before you can start planning the specifics of your home renovation or home-building project, you will need to understand what is possible to complete on your property. Some common questions include:

    • How high can I build?

    • How many storeys or levels can I build?

    • How far back can I extend?

    • How much building coverage am I allowed on my property?

    • How far away from the property line am I allowed to build?

    • How many units can I build?

    A zoning review will determine the limitations and possibilities for your project based on Toronto’s and the GTA’s local regulations. Every neighbourhood has a different set of zoning by-laws that dictate what you can and can’t do on your property. At BVM Contracting, we ensure that a preliminary zoning review is completed as soon as possible to determine what you can do on your property. This serves many helpful purposes:

    • It allows us to set expectations with our clients very early on in the process about the potential roadblocks to certain projects on their property and if Committee of Adjustment may be needed

    • It allows us to hone in on the preliminary scope of work for the project which helps us in Step 3.

    • It allows us to get our trusted permit designers and architects involved to evaluate the proposed project and provide a second set of eyes to determine project feasibility.

    If the client wants to complete a project on their property that is going to result in a zoning bylaw variance that will push the project application to Committee of Adjustment, we will let them know what the additional steps are during the permitting process and will usually only proceed if there is a good chance of getting the variances approved at C of A. Every client has a different risk tolerance so we try to take this time to determine how much of a risk the client is willing to take to get their proposed project approved.

    If it is determined that there will be no zoning bylaw variances then we glide swiftly into Step 3. The word “Preliminary” is put into the title of this step because the zoning review is usually completed without an updated survey of the property. Brownie points if you have an up-to-date topographic survey of your property in question, but it is by no means necessary at this point as we can pull data from the Toronto zoning map to estimate the size of your parcel of land.

    The preliminary zoning review will take a couple of weeks at its longest to be completed, sometimes even faster depending on how well your General Contractor works with their design partners.

    Cost of Step 2 with BVM Contracting: $0

    Step 3: Get Estimated Costing Information From General Contractor or home builder

    Once you understand the zoning limitations of your property, getting estimated costing information from a General Contractor is your next best step. For existing home renovations and addition projects this usually involves a site visit to review the property and its existing conditions. If there is enough information about the property that is electronically available your General Contractor may be able to gather enough information (with your help) to expedite the estimating process.

    At this stage, any necessary discovery work (such as footing analysis and exterior wall assembly analysis) should be completed to ensure the existing structure can be utilized for your substantial renovation or home-building project.

    It is important at this stage to get multiple estimates for your project, so use your short-listed group of General Contractors or Home Builders from Step 1 to see what they can come up with for you. This will also act as an evaluation step to see which General Contractor is right for your project. Some things to consider when evaluating the estimated costing information from different companies:

    • Make note of which companies are taking the time to learn about the existing conditions of your home or property, they are likely going to have more accurate estimates

    • Be wary of the companies that only give you a “cost per square foot”. Per square foot of what? Does that include the garage? Does that include the basement? Inside or outside exterior wall? There is so much nuance with the way different companies do their pricing per square foot that it ends up being a horrible way to gauge project costs. If they are unwilling to take the time to give you an actual budget range then they don’t deserve your business.

    • Make note of the companies that are prompt with their responses and take the time to educate you about your project.

    This step shouldn’t take longer than a few weeks to complete, maybe less depending on the complexity of the project and how much information is available. BVM Contracting completes free preliminary construction estimates and can turn them around in less than 2 weeks. The goal is to see if the budget ranges provided can be supported by your finances/budget, and the ranges will vary depending on how much effort is put in by each General Contractor. At this phase it is best to avoid thinking the lowest budget range is going to work for the budget, chances are that all of the work has not been accounted for yet by the company that gave you a low estimate, so for the purposes of Step 5, look to the budget that has more detailed information/costing to determine your likelihood of being able to afford the project.

    Cost of Step 3 with BVM Contracting: $0

    Step 4: Get a Fee Proposal from a Permit Designer or Architect

    You’ll need a Permit Designer or Architect to draw up the plans for your home and walk you through the process of obtaining a building permit. Obtain a fee proposal from a couple of BCIN Permit Designers and/or Architects (both will work for residential construction projects). This fee proposal should cover the cost of:

    • Capturing the existing layout of your home (in the case of home additions and renovation projects where the existing home remains intact to some degree) through the use of laser scanners.

    • Reviewing your property’s zoning bylaws to determine what changes can be made to get you a building permit for your project to help guide the decision-making process for creating proposed floorplans

    • Creating the necessary layouts for your proposed project through CAD software (AutoCAD, Revit, Sketch-up, or similar)

    • Many times the Permit Designer or Architect will represent you at Committee of Adjustments (C of A) to get variances approved. They would also do research to determine which variances have been historically approved in your neighbourhood to help strengthen your application. In other cases (or for more complex cases) it makes sense to bring in a planning consultant to help ensure your application with C of A has the highest chance of success. It would be a good idea to ask the companies/people you are getting fee proposals from if they would represent you at C of A or not to help understand what the costs would be and if you should be thinking about bringing in a Planning Consultant.

    • Coordinating the structural, mechanical, and building code information onto the drawings to be reviewed in a final application for obtaining a building permit. Usually Permit Designers and Architects hire third-party Engineers and HVAC designers to complete the structural and mechanical components of the project but make sure those fees are included in their proposal.

    • Coordinating the permit application to submit to the local municipality

    At BVM, we have list of trusted and reputable Permit Designers and Architects who can help get you from concept to permit. We can refer you to some of the companies we work well with, but if you decide to go a separate route and hire your own that is perfectly fine. As long as your chosen Permit Designer or Architect allows us to work with them during the design phase then we are good to go!

    Cost of Step 4: Variable based on fee proposals and how detailed you want the drawings to be

    ***Note that BVM’s costs up until this point is still $0!***

    Step 5: Get Financing Approval

    With estimated costs in hand from your Builder Partner(s) and Design Partner(s), the next step is to secure financing from your Bank or Lender. Ensure that the projected costs fit within your budget and include a contingency for unexpected expenses. It would be a good idea to have at least a 5% contingency over and above the total costs shown from your Builder and Designer, though 10% would put you in a great position. The last thing you want to do is go into a construction project without a financial safety net so make sure that you aren’t moving forward unless you have more than the amounts given to you in steps 3 and 4. Confirming your financing early in this process ensures that you can proceed without financial interruptions during the project and aren’t wasting your time on a project you cannot afford.

    The most common sources of funding for projects are refinancing an existing mortgage, getting a second mortgage, a Home Equity Line of Credit (HELOC), or funding from private sources (family, friends, private investors).

    Give yourself a good month to go through this exercise, it takes a surprising amount of time to work with a financial institution so if you have to utilize one to get financing please keep this in mind. If you already know where the money is coming from and it is exceeds the amounts from steps 3 and 4 then please proceed to Step 6.

    Cost of Step 5: $0

    Step 6: Obtain a Topographic Survey

    A topographic survey provides detailed information about the contours and features of your property (trees, fencing, outbuildings, slopes, etc.) to overlay onto your permit drawings. This is crucial for the zoning review and for planning the construction as it will dictate the location, size, and height of your newly proposed home. While it’s ideal to obtain this early, you can wait until after securing financing to avoid spending money until you have financing approval. Your permit designer and GC can use educated assumptions in the meantime to determine what is possible on the property (Step 2).

    The amount of time it takes to obtain a survey is anywhere between 4-8 weeks depending on which surveyor you work with and how busy they are. BVM Contracting has a very good relationship with our Surveyor to help expedite the turnaround time of obtaining a survey, so feel free to reach out to us to get a quote from our surveyor!

    Cost of Step 5: $2 500-$3 500 + HST (from surveyor)

    You Guessed it! BVM’s Costs are Still $0!

    Step 7: the Design Process + Zoning Review

    Usually, your Design Partner will be able to start the design process concurrently with the process of getting an updated survey so concurrently with Step 6 you can reach out to your preferred Design Partner to engage them to help with the design and permitting for your project. Usually, their pricing is broken down based on which phase they are in so you won’t be paying everything upfront. Instead, you will pay a certain amount for a deposit to retain your chosen Design Partner, then they will start their process. As you hit certain milestones your Design Partner will invoice you based on the amounts outlined in their fee proposal. BVM Contracting can help you review the fee proposal to ensure you understand what the total costs will be and any potential charges that might come up during the process.

    Begin creating a preliminary set of drawings for your home. These preliminary designs will be used for the zoning review once you come up with a design you are comfortable moving forward with. The amount of time it takes to get to the point where you can submit the plans for zoning review varies, but expect it to take anywhere between 1.5 – 4 months depending on how busy your chosen design partner is and how many revisions are needed before you land on a finalized layout. The goal is to get the finalized layout submitted to the City as soon as possible for a zoning review to determine what your next step is (zoning certificate and straight to permit submission prep or Committee of Adjustment).

    During this process, you can lean on your preferred General Contractor or Home Builder to ask questions about how certain design decisions will affect the budget for your project. This is a key component of the design process to ensure that your design is not going to put you over budget. BVM offers this service free of charge to help build trust with every project and ensure you are going to be able to build once you get your permit.

    It is also important to note that Committee of Adjustment, if needed, will delay the process by many months if your design triggers variances. You can expect it to delay you by about 3-4 months, potentially more depending on which area of Toronto you are in and how many outstanding C of A applications are waiting for hearing dates (Scarborough v.s. North York, they have separate C of A hearings).

    Last point is the debate between submitting or not submitting for zoning review separate from the building code review (they are separated in Toronto). We strongly recommend doing the zoning review because it will give you absolute confidence that what you want to build is allowed to be built on your property. This will, in turn, justify further investment into the design/finalization of the drawings in Step 9 and give your GC/builder the confidence to price out the project in more detail for you. There is a cost associated to getting a zoning review (25% of the total permit submission costs), but this cost is applied to the total amount once you end up getting everything submitted for the building code review.

    Cost of Step 7: Variable depending on which designer you go with and how detailed you want the drawings

    BVM Costs: $0

    Step 8: Preliminary Pricing Based on Drawings

    Once your design has been reviewed for zoning by the City of Toronto and you get your zoning certificate (or when you get approval through C of A) we start building the detailed scope of work and preliminary budget for your project. This will allow you to make any necessary adjustments to the design to fall more in line with your budget BEFORE you submit the design for a permit.

    At BVM Contracting, we’re committed to providing our clients with realistic and accurate pricing tailored to their specific project. This step helps in aligning your design with your budget and provides a clear understanding of potential costs. This checkpoint is very important and should not be skipped (unless you want to have a permit in hand and a project that is already over budget). Even the best designers do not have a solid understanding of construction costs so it is your GC’s job to set expectations for where the budget will need to be based on your design. If adjustments need to be made they can be made to bring things back in line with your budget.

    This process varies depending on the size and complexity of the project but you can expect this to take 2-3 weeks. This step can usually be completed concurrently with Step 9 but your GC will advise you accordingly based on their review of your budget and the drawings.

    BVM Costs: Still $0

    Step 9: Finalize Design for Permit Submission

    Once you have a good understanding of the budget for your proposed design you will work with your design partner to finalize the drawings by overlaying the structural, mechanical, and building code information onto the drawings. This usually involves external involvement from a structural engineer and HVAC designer so this process usually takes between 4-8 weeks to complete. It is important to note that if you end up going through C of A that there will be a appeal period that lasts 30 days from when you get approval so you won’t be able to submit the finalized permit drawings until after 30 days from your hearing date. This usually works out because this process usually takes longer than 30 days to complete, especially when you are dealing with third-party consultants like Engineers and HVAC Designers.

    Once the finalized permit submission package is completed the knee-jerk reaction is to submit right away, but if you have time we usually recommend you wait until after the construction budget is finalized and the contract is reviewed and approved (steps 10 and 11). The reason for this is so you have all of the numbers finalized and contract reviewed so you can make sure the project is inline with your budget and you have a confirmed start date with your chosen GC before spending money on the remaining 75% of the permit fees.

    BVM Costs: You Guessed it, $0

    Step 10: Review Finalized Construction Budget

    Once there is a set of finalized drawings with the structural, mechanical, and building code information included BVM Contracting goes through the process of finalizing the scope of work/budget. This usually includes a site visit (for homes being maintained) with some of our subcontractors to understand the existing conditions of the home in more detail so we can finalize numbers and scope. We also send the drawings out to all of our vendors who will be supplying materials for the project to finalize material costs for the project.

    This process usually take a few weeks but is a very important step in this process. It will give you ultimate confidence that what you see on your budget/scope with us is what you get, and if other Builders or GC’s are not doing this you can take note and use that in your decision-making process. If other companies are unwilling to put in the time to help you finalize your budget before the contract is signed then do they really deserve your business? It is tedious and time-consuming but ultimately gives you the peace of mind you need to move forward with your project.

    BVM Costs: Rhymes with Hero Hollars

    Step 11: Contract Review and Signing

    Once the budget and scope are finalized, the last step is to review and sign the contract with your GC or home builder. This step formalizes your agreement and sets the terms for the construction process. We have put together a guide that outlines some of the key aspects of contracts in the residential construction industry that you can review further!

    BVM Costs: At this point once you are able to make the most informed decision we require a deposit upon contract signing to hold your project start date. Usually $25 000 + HST for larger projects.

    Step 12: Permit Submission

    Once you have a finalized budget and signed contract with a start date confirmed, it is time to submit your permit applications. Ideally, permit submission should be done after the contract is signed, but sometimes tighter timelines requires submission beforehand. In Toronto, expect a permit processing time of approximately 8-9 weeks after submission. There will likely be a bit of back and forth between the Examiner and your Permit Designer/Architect so your designer partner must be getting the Examiner the required information as fast as possible to prevent being sent back to the bottom of their application pile.

    Step 13: Time to Build!

    With permits in hand and contracts signed, it’s time to start building your dream home!

    By following this guide, you’ll be well-prepared to tackle the complexities of home building in Toronto and the GTA. Each step outlined above will help you to stay on track, on budget, and aligned with your goals, resulting in a successful and satisfying home construction project. 

    BVM Contracting is here to ensure you have a seamless home-building experience. If you are interested in speaking with a BVM Contracting representative about your new home build, garden suite/laneway suite build, home addition, multiunit conversion, or substantial home renovation project please reach out to 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, 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.

  • How to Pick the Right Custom Home Builder

    How to Pick the Right Custom Home Builder

    Custom Home Builders Toronto

    How to Properly Assess and Evaluate them

    Over the years we have seen many potential clients get tempted by or commit to custom home builders that we bid against who promise the world but under-deliver and end up creating a horrible home building experience for them. In many instances the execution of the residential construction project speaks for itself; projects that were supposed to be 6 months lasting a full year, projects that have shut-down because the builder added an extra $100 K to the budget out of nowhere that the client can’t afford, or even starting a project with another builder and then coming back to us to see if we would take over the project (this actually happened!). Good, Fast, and Cheap – you can pick two but can’t have the third! We decided a long time ago that being Good and Fast as a custom home builder in Toronto outweighs cutting corners and being cheap. Sure you pay more but the investment is too large to even consider cutting corners.

    In the coming paragraphs we run through the items and credentials that you need to consider and know before committing to a Custom Home Builder. We will also tell you about the expectations that you should have during the process of getting pricing for your budget/scope of work for your project! Finally, we will run through some of the major red flags that should have you running from any home building company that displays these certain characteristics.

    Below are the major topics that we will focus on:

    1. How to Find and Assess Custom Home Builders Before Outreach

    2. First meeting/phone call with short-listed home builder: What to expect and be prepared with

    3. Once you have working drawings or permit drawings: What to expect and look for

    4. Final Selection of your custom Home Builder: What to look for and ask

    5. General Assessment Credentials and Topics

    How to Pick Custom Home Builders to Reach Out To

    Below we have outlined some of the most common ways to quickly analyze and create a shortlist of reputable builders:

    Are they local to you? (this is important)

    It is important to engage with a builder that is local to you. You do not want to be put in a situation where you have a builder from Oakville working on your property in Scarborough, it almost always puts your project at the bottom of the priority list, since they likely have local projects that are tying up the rest of their time. Local home builders will also make sure that they go further for you which will add more value to the process of getting your project completed!

    Do You Know Anyone That Has Worked With this Builder (Word of Mouth)?

    It is very important to get real reviews of builders, instead of just relying on Google Reviews, which are almost always skewed towards positive if the builder has a decent marketing plan. Go the extra mile and find people that have worked with the Builder you are interested in working with and get their take on their experience! Better yet, your builder should have no issue giving you references of past clients to phone about their experience during the vetting process!

    Positive online presence (Google Reviews)

    Online reviews will help in your overall evaluation but shouldn’t be the only due diligence you complete. Remember, your renovation will cost you a lot of money, and will cost you even more if you don’t partner with the right company. The amount of research and due diligence should reflect the amount of money you are spending, so don’t skimp on it!

    Does the Builder have a informational website?

    Make sure that the company you decide to work with is investing in educating their consumer base about the industry. The worst thing that you can do is not ask questions, and if you can go through a builder’s website and understand the building process that is telling of their commitment to education and creating valuable content.

    Do they have Affiliations with home building organizations?

    For example, BVM Contracting is affiliated with BILD/Renomark and CHBA. These organizations only allow reputable members of the building community to join so that is a low activation energy method of evaluating a builder.

    Client interviews and feedback

    Has the builder impressed their previous client’s enough to be able to have them sit in front of a camera and talk about their experience? This is a very telling and informative way that we have been able to separate ourselves as being a reputable home building in Toronto, and we invite you to check out the videos on our home page!

    Do they Offer site visits for current Projects?

    One of the golden rules is to see a couple of your shortlisted builder’s job sites before you commit. You should be looking for cleanliness, expertise, safety, and most importantly an attention to detail/quality when you visit. Make sure that you come ready with a list of questions so they can answer on site. See if the builder has any information about offering site visits on their website and book a tour!

    Once you have your Short-list of Builders: Outreach and First Meeting

    Once you have created your short-list of builders to reach out to, now it is time to engage in first meetings to ask specific questions to the builder. Some of the more common questions/topics are shown below:

    • What is their timelines to complete the renovation or custom home build?

    • Can they give you a rough budget based on your wishlist? The answer should be yes.

    • Test them on their general knowledge in construction, make sure that they have confidence answering questions surrounding their industry expertise. Make sure you challenge them!

    • Ask them if they offer site tours of their current projects. If the builder is unable to do so it is definitely a warning sign!

    • Appearance – Do they look trustworthy?

    • Are they willing to work with you and your wish list to try and fit within your budget?

    • Do they have an in-house team of skilled labourers? This is very important as it allows the projects to move along as efficiently as possible by allowing for all of the in-between-trades work to be done.

    • Ask for their home building contract upfront and ask how payments work during the project (the answer should be milestone-based billing)

    • Ask them how far out they are booked (3 months? 6 months? 1 year?). Usually a reputable builder will be booked out anywhere from 6-12 months in advance, so keep that in mind. This means that if you want to work with a good builder you will have to likely wait in line, unless you start the process over a year in advance or get lucky with timing.

    Once you have completed all of your meetings, this would be a good time to shortlist your builders to 2-3 and get them to put a rough budget together for the project. Depending on the size and complexity you may need to progress to the design stage to get accurate numbers, but if you are okay with rough numbers you can ask for some based on a preliminary wish list/scope at this stage. After-all, you will want to know if you can afford the work before you engage a designer or architect!

    Once you have a good grip on the rough order of magnitude cost for the project, you can move on to the next step!

    Once you have Working Drawings or Permit Drawings: What to Look For

    Once you have drawings of your proposed work, any reputable builder will be able to work off of them to create a scope of work and budget for you. Keep in mind that if the drawings are preliminary the structural and HVAC scopes can only be estimated since the structural/HVAC drawings are not created until later. If you have permit drawings you can disregard the above point and send to your shortlisted builders for quote. Some items to consider:

    • Be sure that your home builder is asking you a lot of questions about the project. If they just take your drawings and give you a number it is likely not very accurate to what you want the scope to look like! The more questions that are answered, the more accurate the scope, which means that the budget will be way more detailed and accurate.

    • Make sure that your home builder offers itemized pricing, which means that they breakdown the cost by activity. If any of the builders do not do this then get rid of them.

    • Make sure that your custom home builder is accounting for any costs that you have to incur directly during the project. This will give you the full picture of cost for the project and will allow you to budget better.

    • Your home builder should be making recommendations to save money for you without cutting corners. Challenge them to find ways to re-engineer the budget!

    Making the Final Decision: Things to Look For

    Make sure the custom home builder you select does the following once they have put together the scope of work and budget for you:

    • Budget meeting: you will want your builder to go over each line item to make sure you understand what everything means. It also gives you an opportunity to ask questions and make sure the builder has accounted for everything.

    • Make sure that you give the builder feedback about the budget/scope of work. If they are receptive to the feedback and make adjustments that is a good sign.

    • Make sure they outline next steps for the decision-making process. If you haven’t already, make sure you ask for a copy of their contract to review as well!

    General Assessment Credentials and Ideas

    Make sure that the builder has all of the following main credentials:

    • WSIB Clearance Certificate

    • Certificate of Insurance

    • Renovation License

    Other items to evaluate and look into:

    • Make sure they have in-house team of employees (this is important and we cannot stress this enough)

    • Ensure that they pay their sub-contractors. You can do a check on this by seeing if any of their previously-completed properties have liens on them. Click here to read more and complete a search of any property to see if there are any registered liens from sub-contractors. You do not want to be put in the position where you are liable to pay for the outstanding money that is owed to any of the builder’s sub-contractors, so this would be a great way to ensure the builder pays everyone!

    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.

  • Required Electrical Upgrades For New Homes in Ontario

    Required Electrical Upgrades For New Homes in Ontario

    Required Electrical Upgrades for New Homes in Ontario

    Learn more below about the 3 key electrical requirements for new home-building projects in Toronto and throughout Ontario. The Electrical Safety Authority (ESA) is the governing body that ensures safety across all properties that are changing, altering, or upgrading their electrical system. An ESA inspections are required during any renovation or home-building project that is altering, changing, or upgrading any aspect of the home’s electrical system. Usually these inspections are included within the scope of the Electrician that your General Contractor or Home Builder is using for the project.

    In speaking with our Electrician, there are three key electrical requirements for new home building projects that are now required, so if your scope of work with your builder currently doesn’t include any of the three then make sure you get them included!

    Three Key Electrical Requirements for New Home Building Projects in Ontario

    1. Minimum 200 Amp Panel and Service Installation. The code requirement is to install a minimum 200 Amp service and panel to a new home. This allows you to have plenty of capacity for future add-ons (hot tubs, EV charger, pool, etc.), which in turn future-proofs your home!

    2. Interconnected Smoke and Carbon Monoxide Alarms. A very important part of the ESA code is smoke and carbon monoxide detectors. It is a code requirement to have a certain number or smoke and Carbon Monoxide detectors based on the number of bedrooms and living space you have. Your permit drawings should highlight the required areas but when in doubt as your General Contractor or Home Builder. The most important things to note is that usually a combination Smoke and Carbon Monoxide is installed with a strobe light that flashes when the alarm sounds (to fulfill the code requirements), and all of the Smoke/Carbon Monoxide Detectors need to be interconnected between one another (even between different units). This means that when one alarm triggers, they all trigger. As triggering as that sounds it is not a code requirement!

    3. EV Charging Station Rough-in. It is now a requirement for your GC/Home builder to include an EV charger rough-in for your project. This is a newer requirement but nonetheless important when reviewing your new home building scope. If you don’t have an EV charger included then talk to your GC or Home Builder to get it included in your scope of work!

    Conclusion

    We will add to this list as we get more information from our electrician but we hope you found this article interesting! Feel free to browse through our other blog articles and webpages. We are an education-led home builder and General Contractor located in Toronto and firmly believe in giving our clients all of the information so they can make the most informed decision about their project.

    If you are interested in speaking with a BVM Contracting representative about your new home build, home addition, or substantial home or business renovation project please reach out to 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, 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.

  • Toronto’s New Major Streets Bylaw

    Toronto’s New Major Streets Bylaw

    Toronto’s New Major Streets Bylaw: Opening Up New Roads for Home Ownership in the City

    Toronto, a bustling metropolis known for its diverse culture and vibrant neighborhoods, has long grappled with housing affordability issues. As a local construction company deeply rooted in Toronto’s urban development, we know the challenges facing individuals looking to live and work in Canada’s largest city.

    A recent change in legislation through the Major Streets Bylaw, promises to shake up the housing landscape in a positive way. In this post, we’ll delve deeper into the details of the Major Streets Bylaw and explore how it’s poised to make a significant impact on housing in our city.

    Understanding the Major Streets Bylaw

    The “Major Streets Bylaw” aims to revitalize and enhance the urban fabric of the City of Toronto by encouraging the development of townhomes and small residential apartments along major streets. These major streets serve as vital arteries, connecting neighborhoods and fostering economic activity. The bylaw incentivizes the construction of new residential units, maximizing land use and creating vibrant, pedestrian-friendly environments. The aim is to create gentle density in low-rise neighbourhoods along major streets to allow for more housing along the major transportation corridors throughout Toronto. The other idea is to incorporate non-residential uses into these new apartments and townhomes to create more vibrant and diverse neighborhoods with new small businesses.

    Here’s our take on the positive impact of this new zoning by-law, and what is means for those considering developing or buying property in Toronto.

    1. Fueling Supply. Toronto’s housing market has long struggled with a supply-demand imbalance. The ‘Major Streets Bylaw provides a solution by unlocking untapped potential along our major arteries. By embracing more flexibility around development, we’re not just building structures; we’re crafting homes and communities, opening doors to more residents seeking affordable housing in popular neighbourhoods in Toronto.

    2. Embracing Diversity. At BVM Contracting, we believe that diversity enriched communities. The ‘Major Streets Bylaw’ champions this ethos by fostering a range of housing options. From small apartments to townhomes, the bylaw encourages us to build spaces that reflect the varied lifestyles and aspirations of Torontonians, supporting greater access to housing on major transportation corridors in some of the most vibrant neighbourhoods in Toronto.

    3. Bringing Amenities Closer. Convenience is key to a thriving neighborhood. By integrating more opportunity for residential spaces, the bylaw ensures that essential services are just steps away. From morning coffee to evening groceries, residents can enjoy the convenience of city living without sacrificing accessibility, enhancing the allure of homeownership in our developments.

    4. Riding the Transit Wave. Toronto’s public transit network is the backbone of our city’s mobility. The ‘Major Streets Bylaw’ recognizes this and incentivizes transit-oriented development. By building density along transit corridors, we’re not just reducing carbon footprints; we’re crafting communities where homeowners can enjoy seamless connectivity and urban living at its finest.

    5. Increasing Opportunities for Townhouses and Small Apartments. The Major Streets Bylaw presents an opportunity to diversify housing options by opening up new high and low-density residential development options. This opens avenues for developing townhouses and small apartments, catering to the evolving needs of residents. Such developments not only enhance housing affordability but also contribute to the fabric of vibrant, mixed-use neighborhoods.

    Major Updates to the zoning Bylaw for major streets

    With the Major Streets Bylaw the following updates are proposed, which will allow for a far greater amount of density on Major Streets in Toronto:

    • Allowing RD, RT, RS, and RM zones to building townhomes and apartment buildings when they are located on major streets.

    • The removal of maximum Floor Space Index (FSI) calculations when the property is located on a major street, thus allowing for maximized density on the lot

    • The removal of amenity space requirements for apartments with 30 dwelling units or less being built on major streets

    • You would be allowed to build more than one building on a lot that abuts a major street (more than one apartment/townhome or combination)

    • The max number of dwelling units in an apartment abutting a major street is the greater number between 30 dwelling units and the numerical value following the letter “u” on the zoning bylaw map

    • For an apartment located on a major street the maximum building height is 19 meters or the height value shown on the zoning bylaw map.

    You can read more by reading the proposed bylaw amendments for the major streets bylaw here!

    What streets are considered major streets in Toronto

    There are a lot of streets that will be affected by the Major Streets Bylaw amendment, which you can see below. If you want to see the map in more detail you can check it out here.

    Major Streets Bylaw Map
    Major Streets Bylaw Map

    Conclusion

    At BVM Contracting, we see the ‘Major Streets Bylaw’ as more than just legislation; it’s a catalyst for change, a blueprint for a more inclusive and vibrant Toronto. By embracing more flexible development laws along our major streets, we’re not just building structures; we’re building homes, communities, and futures. As we move forward, initiatives like the ‘Major Streets Bylaw’ will continue to shape the fabric of homeownership in our city, and we’re proud to be at the forefront of this transformative journey.

    If you are interested in speaking with a BVM Contracting representative about your new home build, home addition, or substantial home or business renovation project please reach out to 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, 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.