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Category: Full Interior Renovation

  • The Importance of Renovation and Home Building Consultations

    The Importance of Renovation and Home Building Consultations

    Home Renovation and Home Building Consultations

    If you want to understand the realistic cost (versus a slapped together, taken out of thin air cost that many General Contractors are well known for) of your prospective renovation, home addition, or home building project before committing much time (and any money), you have come to the right place!

    What is a Renovation Consultation?

    BVM Contracting Renovation Consultations and the Value of Rough Order of Magnitude Budget Pricing

    Don’t have a design yet but want to know the cost to complete a renovation or home build at your home or investment property? Are you about to buy a new home that is in need of renovations but don’t know what the renovation cost will be? No problem!

    Learn about Rough Order of Magnitude (ROM) renovation budget pricing at BVM Contracting below (otherwise known as our Renovation Consultation Service). Learn how this method of budgeting can benefit you (as a homeowner, landlord, or investor) and your clients (as a Real Estate Agent, Mortgage Broker, or Designer/Architect) in the Greater Toronto Area housing market.

    What is Rough Order of Magnitude (ROM) HOME Renovation Budget Pricing?

    In simplified terms BVM Contracting has created a process that allows us to cost out renovations, home additions, and new home construction projects before there is a design or final building permits available. We can do so with a high degree of accuracy, with our dedicated and in-house estimating team ready to answer any questions about your renovation or home building project!

    We are able to give pricing before drawings are available by completing the following four activities:

    • We review the available property information (floor plans, home inspections, photos, Google Map View, etc.) to gather as much data about the property as we can. This helps us in our estimation process for home renovations and home additions, but is usually skipped for new home building projects because the footprint is completely new. For Garden Suites and Laneway Suites, we still need to analyze the existing home to determine the best way to tie-in utilities.

    • We schedule a call or in-person meeting so we can drill down into the scope of work. Would you like to install radiant floor heating? What type of kitchen would you like to install? Do you want pot lights in all of your bedrooms? All of these questions will be answered and will help us get an accurate budget for your project.

    • With our database of recently completed projects, from legal basement apartment renovations all the way up to 5000 square foot new home construction projects, we will be able to give accurate pricing based on previous projects with a similar scope of work.

    • Having great relationships with sub-contractors, vendors, and material suppliers allows us to make quick contact with industry professionals that can help determine the realistic costs of their specific activity in the scope of work.

    Whether the proposed renovations are a legal basement apartment renovation, home addition or extension, or new home construction, all of these types of renovations and everything in between can be priced using this method.

    In which scenarios would a Rough order of magnitude Budget or Renovation Consultation be completed?

    We think the simple answer is “every time!” but lets dive into this question a bit further.

    There are many ways that ROM budget pricing adds value to a home renovation process, even before the design of the proposed home renovation is underway. If you are a smart homeowner/landlord/architect/designer (which you are if you are reading this) you understand that it is unwise to design a renovation that you or your client can’t afford.

    Unfortunately we have seen this scenario happen time and time again, where the homeowner designs a home renovation, home addition or home extension, or new home construction with no input from a General Contractor or Home Builder. This leads to a scenario where the home owner has a set of drawings that may be $50 000, $100 000, or more over their budget. This not fair to the client because when they tender out the design to local General Contractors and Home Builders the price is too high and the following decisions have to be made:

    • They pick the lowest quote and hope that the company can actually follow-through with the work (not a high-percentage strategy)

    • Have to get the home redesigned to accommodate their budget, which will cost extra money.

    • Have to wait to build or renovate the home until they can afford it, which might be 1-2 years or even 5-10 years down the road.

    • Have to wait to complete certain portions of the renovation scope (i.e. not finishing the basement).

    • Have to lower the quality of their finishes (IKEA versus custom cabinetry, vinyl versus hardwood).

    In order to avoid this scenario, and to ensure that a home owner has a complete understanding of the cost of their proposed scope, ROM renovation budget pricing is used. BVM Contracting has used this concept in the following areas:

    • A client would like a renovation consultation at their primary residence or investment property to determine what the cost of a certain type of renovation is.

    • A client is looking to buy a property (either as an investment pr primary residence) and would like some input into the cost of renovations to update the home. This allows the client to properly budget the renovation in with the cost of the mortgage/home price so that they have room to complete the renovations once they take possession of the home. BVM Contracting would be able to work with the clients (with no commitments or strings attached) to get them a realistic budget for their proposed work

    • A client has just started with preliminary designs for their proposed home renovation or new new construction project and would like to get some input about the cost before submitting the plans for getting building permits. BVM Contracting has helped hundreds of clients at this stage in getting an accurate budget for their project before making any further of an investment into the project. This allows clients to make adjustments to the design before it is too late to change the design without getting hit with large redesign fees.

    WHat is the cost to complete these Renovation Consultations and ROM Budgeting for (Your) clients?

    The cost of this service is no charge. We firmly believe that if we put our best foot forward and help as many people through their home renovation or home building decision-making process that we will be rewarded with trusting and happy future clients. Whether it is this year or five years down the road, our process allows you to understand the true costs of your renovation, home addition, or new home build before sinking too much money into the process. Our goal is to keep home owners in the driver’s seat, you are looking to invest a lot of money so we understand that having control over the wheel is important in building trust.

    Conclusion

    This concept is very simple but very powerful; get to know the renovation or home building costs for your proposed scope of work before you make the investment in the design and submission of building permits. Let BVM Contracting help you on your home renovation, home addition, or new home construction journey! Start the conversation 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, 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.

  • Tool and Equipment Rental Options in Ontario

    Tool and Equipment Rental Options in Ontario

    Tool and Equipment Rental Options in Ontario

    One of the key barriers to entry for a homeowner completing their own DIY renovation project is the lack of tools available to them. Many times it takes a variety of tools to complete even the most straight-forward of projects, and along with the material investment to complete the work, adding tools to the list of expenses is a hard pill to swallow. Especially for projects that require specific tools, it does not make sense to buy the tools outright to use them only once or twice.

    This is where tool and equipment rentals come in! Learn about the different rental options you have as a homeowner or real estate investor to help complete your own small renovation projects

    Option 1: For Small/Large Tool and large Equipment Rentals – THE Home Depot

    Having used their tool and equipment rental many times we can vouch for the ease of use and variety of options they have for tool and equipment rentals. You can rent anything from a tile cutter all the way to skid steers, and they charge you based on a minimum 4 hours of use and have options all the way up to 4 weeks.

    We recommend that people who already have the base tools (hammer, drill, screw drivers, saw, etc.) but are in need of 1-2 specialty tools for their project use The Home Depot Rental Service. If you end up renting a lot of items from them it will get pretty costly so make sure you have a game plan and budget.

    If you are utilizing The Home Depot Project Loan for your renovation project you will be able to utilize their rental service and apply charges from rentals to the project loan!

    If you find a tool or piece of equipment on The Home Depot (THD) Website that you want to rent, it is recommended to call your local THD rental desk to confirm availability and book the rental! You can find the pricing directly on their website for most tools and equipment. If you live in a large City like Toronto that has multiple locations, you can try reaching out to multiple stores to find the tool or piece of equipment you need!

    Option 2: For Larger Tools and Heavy Equipment – Battlefield Equipment Rentals

    For more industrial equipment/machines and large tools Battlefield might be the best place to look. With 35 locations across Ontario they service the larger metropolitan areas of the Province. BVM Contracting has used Battlefield pretty extensively over the last few years for our construction heating and large tool rental needs.

    Since none of their rental pricing is available online, you will need to reach out to your local dealer to determine what the availability and pricing will be for the rental you would like. Much in the same way as The Home Depot’s rental service, you will only want to rent the specialty items that you need for one-off/less frequent projects, if you end up needing a piece of equipment longer term you should explore the option of buying versus renting, depending on what the tool or piece of equipment is and how frequently you will use it.

    Option 3: Renting common renovation tools from your local tool library

    Tool Library’s in Ontario are available in many of the larger City’s and areas of the province. These tool library’s are non-profits that have an inventory of regularly-used tools that homeowners can rent for their personal home renovation projects.

    For example, Toronto’s Tool Library offers annual memberships that range from $55-$110 + HST per year and allow you different rental options, date ranges, and reduced fees on more specialty (or higher demand) tools.

    To find your local Tool Library (or to see if your area has one) you can check out this map that shows an up-to-date version of where they are located in Ontario. Plus, you are supporting a great local non-profit that is giving back to your community!

    Option 4: Borrow Friends and Family’s Tools

    One of the most common and cost-effective methods to get tools is to borrow from friends and family. Many times there is a friend or family member with a large tool catalogue that may be willing to give you some basic tools for your project.

    What if I have no experience using tools?

    Operating tools (specifically power tools) comes with associated risks, and if you are new to operating them you will want to proceed with caution. There is no shortage of online information on how to safely operate and use tools, and if you have more experienced friends or family members that can give you a crash course in how to operate certain tools take them up on it. The last thing you want to do is hurt yourself, so make sure you feel comfortable wielding the tools you will need to use for your project!

    When to buy versus own a tool or piece of equipment?

    The questions you need to ask yourself before deciding which way to proceed are:

    • How many times am I going to use said tool?

    • How much does it cost to rent said tool per time?

    • How much does it cost to buy said tool?

    Once you have this information the math is simple, if the number of times multiplied by the cost to rent per time is larger than buying the tool, you should just buy the tool. If you are unclear on how many times you will need to use the tool then renting will probably be the best option.

    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.

  • More Homes Built Faster Act – Key Takeaways

    More Homes Built Faster Act – Key Takeaways

    Key Takeaways from the More Homes Built Faster Act

    If you live in toronto, this new legistlation will likely affect you either positively or negatively, but hopefully it helps make the City more affordable

    There are about 50 actions that are outlined in The Ontario Government’s plans to address the housing crisis in Toronto and the rest of Ontario, but in an already established and dense City like Toronto there are a few of them that stand out as the most impactful. Read on below to learn about which ones we feel will create the most change in Toronto

    Action #1: Addressing the Missing Middle by removing barriers to three-unit residential properties

    As many people in Toronto are already aware, laneway housing and garden suites are already established programs that are helping introduce “gentle-density” within Toronto. What the Ontario Government is try to achieve with this action is to allow three unit residential properties zoned as single family properties to have the right to create three separate units with minimal barriers, versus the exclusionary zoning requirements found in most of Toronto zoning bylaws to prevent them.

    What does this mean? The cutting of the red tape to allow three units in a single family dwelling-zoned property will allow home owners and landlords the flexibility to add an additional 1-2 units for rental or owner-occupied purposes, which may incentivize development of existing single family dwelling properties to be income-producing (or higher income producing) properties, while also allowing for more rental units in the City. In the long term the Government is hoping that the increase in supply will help stabilize the rental market, and give home owners and real estate investors more of a reason to safely convert their properties into high density housing. The three units can be a mix of duplex, triplex, laneway house, garden suite, as long as the total number of units remains below or at three.

    Important Note! The introduction of this initiative will not bypass the minimum building code requirements needed to have a multi-unit property. It will be important to partner with an experienced General Contractor to properly navigate your existing house and property to determine what changes will need to be made, along with working with an experienced designer to create the plans to meet fire code and building code requirements for multi-unit residential properties.

    Action #2:high non-resident speculation tax

    At 25%, Ontario is trying to create a Non-Resident Speculation Tax (NRST) program that makes it difficult for foreign buyers to consider an investment in Ontario Real Estate worthwhile.

    What does this mean? By reducing the amount of demand from foreign buyers it gives Canadian Citizens a better chances at buying real estate and making rentals more affordable overall.

    Action #3: Building More Homes Near Transit

    There are proposed changes to the planning act that will allow for as-of-right zoning to meet minimum density in areas that surround transit throughout Ontario.

    What does this mean? In Toronto, this means that the areas that currently have transit hubs for the TTC, GO, and other modes of transport will have an easier time getting approvals for new housing, which may disrupt the neighbourhoods around these areas in the short term but lead to more housing and rentals in the long term.

    IMPORTANT TO NOTE: Toronto has already started including measures to increase Density

    The Strong Mayors, Building Homes Act allows the Toronto (and Ottawa) Mayors to help streamline development of housing and reduce barriers to housing supply. John Tory, who has been re-elected for another term has given this act the thumbs up and will likely utilize it to take advantage of this initiative, and in-fact already have been making changes to allow for gentle density increases for single family dwellings. It seems like the Mayor that will be in office for another 4 years in on board with this disruption, which can only mean that you are likely to see changes in your neighbourhood very soon.

    Important to note: The More Homes Built Faster Act, 2022 has just been introduced – Not passed

    It is important to distinguish that is act has just been introduced into parliament and has not yet been passed. There is still some time before these actions are introduced, if at all depending on how things go with Government. It is very likely that this act will be passed due to the majority government in place, but due to the complex nature of these initiatives it may take some time to introduce them at the Municipal level.

    Conclusion

    Overall this act presents a unique opportunity for allowing for more affordable housing in Toronto, but Toronto is a large Municipality and it will take time to get things ironed out to fit the directives shown in this act. It will also take time for any real change to be made to cool off the housing crisis, but if this act is rolled out correctly it has the potential to make Toronto a more livable City for the masses and create a truely world-class city for every demographic.

    Read more about the new act by visiting the Ontario Government Webpage

    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 Build a Home or Renovate During A Recession

    How to Build a Home or Renovate During A Recession

    How Do I Save Money On My Home Building or Home Renovation Project?

    Great Question! We outline some commonly-used tactics that we recommend to our clients to save some money

    One of the major realizations that our clients make when planning their large home renovations, home additions, and custom home builds is that it is a substantial financial undertaking. $400 000 home renovations and 1 Million Dollar + new home construction projects are now the norm and are likely here to stay as we deal with material price increases, inflation, and higher interest rates.

    The big question that we get asked is, “how do I save money on these substantial residential construction projects? And do so without sacrificing quality and my needs?”.

    With our experience as a General Contractor and Home Builder in Toronto over the last 25 years, we give you the comprehensive list on how to save money WITHOUT sacrificing on quality. It comes down to working with a General Contractor who is flexible, patient, and experienced to ensure you are making your dollar go as far as possible.

    Cost-Saving Tactic #1: Fully-Transparent and Itemized Project Budgeting

    With every project BVM Contracting quotes (that has working drawings) we pretend like you are already our client, and give you a detailed scope and budget breakdown so you can see the actual costs for your renovation, home addition, or new home building project. Now this sometimes comes with wasted time for our in-house estimating team with people who immediately skip to the subtotal and total costs without reviewing the level of detail we created, but most times it is a way for us to open a dialogue about where you can save costs. Since everything is itemized by construction activity (from demolition to finishes) the entire project is on paper for you to review, a sort of step-by-step guide on how the project should be completed with associated costs.

    When we create our preliminary scopes and budgets we include anything and everything we think of that may be needed (or might happen) during the course of construction. As we get more details from the homeowner and designer about certain design intentions we can then make the appropriate cost-saving recommendations. This may involve adjusting building materials/wall assemblies, adjusting electrical/HVAC/plumbing scopes, or dialing the scope of work back in a few areas that are not necessarily needed to move back into the house, or can be deferred to a later date.

    Our goal is to budget for the worst case scenario then try to work back from that worst case using a process called value engineering. Since value engineering takes time to properly be completed this requires a certain level of buy-in from our potential clients, which is why we end up being a good choice for clients that want to see their dollar go as far as possible.

    Cost-saving tactic #2: Sweat Equity will always save you money

    It is a well known fact that labour makes up a huge portion of the cost when hiring outside trades. This means that there is a huge opportunity for a homeowner to save money by doing work themselves. Now, to do renovation work yourself (even smaller projects) requires a certain level of time and skill commitment from a homeowner, but this is a commonly used tactic for our renovation and home building clients that have the know-how and time to complete certain tasks for their residential construction project.

    We usually work with our clients to see if there is anything AFTER the drywall phase that they can take on, whether that be installing vinyl flooring, installing pre-hung doors, or painting the entire home (because professional painters are not cheap!). With our flexible and itemized budgets these changes to the scope are easy to implement and allows the client to understand exactly what we are managing and exactly what they are managing for the project.

    Cost-saving Tactic #3: Homeowner buys/sources finishes

    When you work with BVM Contracting you will notice that one of the first things we mention is that we A) like clients that are hands on (figuratively or literally), and B) allow our clients to shop for their own finishes. This is an important tactic to save money, because if you allow your General Contractor to shop for or source finishes for you they are not going to do it for free. They are going to either charge you the retail cost and buy the materials for their contractor-discounted price, or charge a fee to source/supply the materials on your behalf.

    With BVM Contracting, not only do we allow you to shop for your own finishes (and do so wherever you like), we allow you to apply our contractor-discounting wherever we have the means to do so for you. We also have a list of local vendors that you can shop from, which saves you time by not having to drive all around Ontario and usually some money as we have discounts with all of our vendors. It is a win-win for everyone and saves our clients a bunch of money!

    Cost-saving Tactic #4: DIY Renovations and partial DIY Home Building Projects

    For the more experienced (or cash-strapped) homeowners, this last tactic is the best way to save money. It is a bit different than tactic #2 because you would either be managing the entire renovation project (for DIY renovations) or fully managing a home building project after a certain point in the project.

    With BVM Contracting, we have handed over projects to clients after the drywall phase to insure that all City inspections behind walls are complete and in good standing. Once the drywall is complete the more experienced DIY homeowners can take over to complete their project. Now this comes with likely a longer project, but will save you a lot of money if you have the time to spare.

    With smaller renovation projects we also offer DIY renovation consultation services that allow even the new-to-DIY homeowners the ability to save money without making the wrong decisions or costly mistakes for your project.

    Conclusion

    When evaluating whether you can save money on a renovation or home building project always be realistic with the costs and your ability to take on larger aspects of the project. You need to understand that the more your General Contractor or Home Builder manages the more your project is going to cost, and the more detailed the scope of work is the more options you have for finding cost savings! Best of luck with your cost saving journey!

    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 Home Renovation Tips and Tricks

    Toronto Home Renovation Tips and Tricks

    11 Home Renovation Tips and Tricks for Toronto Homeowners

    Being in the home renovation industry in Toronto for the last 25+ years has taught us some valuable lessons on how to effectively and efficiently complete home renovation projects (big and small). Learn more below about some tips and tricks for ensuring that your next renovation project is a success.

    Tip #1: Hire an engineer versus a designer for load-bearing wall removals

    This one is a pretty helpful one because many times your structural engineer will be able to submit your permits for you in the same way that a designer or architect would, you will just be paying the engineer directly versus paying a marked up price from the designer or architect. The General Contractor you are going to work with will know an engineer to use so make sure you ask them if they could refer you to them to get the engineering completed and submitted to the City for permit.

    Tip #2: Do not accept renovation cost estimates that only have one price

    If your renovation company is not willing it itemize the cost of the project for you chances are not a very transparent company. Before you sign anything with a renovation company in Toronto, be sure to get a breakdown of costs to better understand where you are spending the money. The added benefit of itemized budgeting is that you can complete progress draws with your General Contractor instead of giving your renovation contractor random amounts of money that may not line up to the actual amount of work done.

    Tip #3: Always ask for references

    It sounds crazy but we’ve had to stop some of our clients from signing on with us till after they spoke to some of our previous clients. Sometimes people are so sure of something that they forget to practice due diligence. Most times it is fine if you are dealing with a Reputable General Contractor in Toronto but even if you are it is valuable to learn from past clients about the experience and what to expect.

    Tip #4: Avoid Hiring friends or family for your renovation project

    We’ve had to intervene on a few of these types of projects where a client gave one of their friends or family “a chance”. The problem with giving people a chance is you are usually given some sort of discount (or free labour) which leads to poor quality or a neglected project. It goes back to the concept of “good, fast, and cheap – you can only have two”, it is up to you if you want to get the project done fast and well or take your chances. Based on our experience with past projects the former almost always prevails.

    Tip #5: Plan your project well in advance

    Most renovation companies in Toronto worth their weight will not be able to take on your renovation project next month, it will likely be more like next quarter or next year. It is for this reason why you should be reaching out to a renovation contractor in Toronto as soon as you know you can afford and plan a renovation project. There are a lot of details that are missed with home renovations that could have been dealt with before the project started, and it is up to your General Contractor to educate you and ask the right questions before getting you on their project schedule.

    Tip #6: Hire a local renovation company

    If you are planning a home renovation in Scarborough you should not be hiring someone who lives on the West End of the City to renovate your home. Instead, hire a renovation contractor in Scarborough to take on your Scarborough renovation project! It is very likely that if your Contractor is working locally that they will be able to manage your project better and deal with anything that comes up more easily because they live 10-15 minutes away instead of 1-2 hours away.

    Tip #7: Finalize your client-managed spending before committing

    Many times your hired Renovation Contractor or General Contractor will give you a list of items that will need to be bought by you for the project to be completed. At BVM Contracting, we supply a comprehensive list of client-managed materials and items that will be needed during your home renovation, but at the end of the day it is up to our clients what their final selections are. If you want to spend $12.5 per square foot on hardwood have at it, but make sure it is budgeted and accounted for so you have enough money by the end of the project.

    Tip #8: No plumbing additions, no structural work, no HVAC alternations, no permit

    Note that if you are not adding plumbing fixtures, completing structural work, or adjusting the HVAC you will likely not need to pull out a permit for your renovation project. You would be able to get right into the work but make sure you still follow the same steps if you are planning on working with a General Contractor.

    Tip #9: For the hands-on folk – ask to manage aspects of the home renovation

    Don’t be afraid to ask your General Contractor or Home Renovation Company about what you can do to help bring the costs down. A lot of the time the best way to do this is to put some sweat equity into the project versus using hired or subcontracted labour. BVM Contracting has done this numerous times with a lot of success for our renovation projects in Toronto, but only for certain portions of the project.

    Tip #10: Make sure you leave some money at the end for deficiencies/final holdback

    Many times there is a good lump of money that your General Contractor should leave till the end of the project that gives you assurance that all of the minor details in the renovation project are dealt with. This varies from one renovation contractor to another but expect to holdback around 5-7.5 % of the total contractor-managed value for the final invoice/payment. Make sure in the renovation contract that the holdback amount is stipulated as well!

    Tip #11: Retain Independent Legal Advice Before Signing a Renovation Contract

    This is usually mentioned in any good renovation contract but is seldom utilized by homeowners from our experience. It is always good to get someone with your interests in mind to review a contract of any large value to ensure it is written to protect you and is fair.

    Conclusion

    These are only some of the tips and tricks that we recommend to ensure a successful renovation project in Toronto. It is important to also work with a renovation company that puts education first and will help guide you along the process so that when it comes time to commit you feel like you are making the right decision of which renovation contractor to work with.

    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.

  • Home Renovation Spotlight: Prairie Drive

    Home Renovation Spotlight: Prairie Drive

    Prairie Drive Home Renovation

    Interior Renovations

    In 2019, BVM Contracting was employed as a general contractor for the full interior renovation and legal basement apartment project located in Toronto (specifically Scarborough). Below is the story of our client’s renovation journey, which includes the purchase of their first property and tips and advice for others who are looking to buy a fixer-upper or renovate their current home.

    Meet the clients (Ryan and Kerry)

    Introduction to the Property

    On April 15th, 2019 Ryan Meagher (Business Development at BVM Contracting) and Kerry Readwin took over ownership of Prairie Drive, a semi-detached bungalow located in the Oakridge Neighbourhood of Scarborough (Danforth Road & Danforth Avenue).  Ryan and Kerry undertook the process of renovating both the main floor and unfinished basement, making the main floor more open-concept and adding a basement apartment to help subsidize the mortgage. 

    The plan to buy and renovate a home in Toronto wasn’t always their first choice when looking at the different real estate options available (condo v.s. move-in ready v.s. townhome). It took a little bit of research, a lot of help from knowledgeable professionals, and even more patience to wait for the right opportunity to arrive, which ended up happening with 93 Prairie Drive.

    Working with a Real Estate Agent

    The process of looking for a place of their own was inspired by wanting to move out of the basement apartment they had been renting for two years. At this point in time, Ryan and Kerry had saved up enough money to afford a down-payment with the first time home buyers program. Ryan and Kerry decided to reach out to a real estate agent that worked with one of Kerry’s work colleagues to get the house hunting process started. 

    It took about 3 months, 12 house tours, and 3 offers before Ryan and Kerry were able to lock in a successful offer at 93 Prairie Drive in January of 2019. The house next door (the one attached to the left of 93 Prairie Drive) was the house that brought them into the Oakridge neighbourhood. The home at 95 Prairie Drive was a two bedroom plus one bedroom basement apartment. Very eager to find a place with a basement apartment, Ryan and Kerry were ready to put an offer in right after seeing the house. To their dismay, there was already a conditional offer for the property which ended up going through.

    Luckily, the same listing agent was also selling the property beside 95 Prairie Drive, 93 Prairie Drive. Since there was a mix-up about the status of 95 Prairie Drive from the listing agent, Ryan and Kerry’s agent was able to negotiate getting them an offer on 93 Prairie before it went on the market. After two walk-throughs, one with the real estate agent and one with Vince Meagher from BVM Contracting, Ryan and Kerry put an offer in under asking due to the damages and deficiencies cited in the home inspection report.

    Getting a Mortgage

    Once the offer was finalized, the real work started with getting the mortgage set-up for the property. Since Ryan and Kerry were using the first time home buyers incentive, which lowers the cost of the down-payment substantially for first time home buyers, their options were limited. Fortunately, their real estate agent put them in contact with an experienced mortgage broker that helped them get the best mortgage possible. 

    As an added benefit, the broker they worked with mentioned that some lenders offer “Purchase + Improvement” mortgages that add the cost of renovations to the mortgage amount. Ryan and Kerry were approved for $45 000 worth of renovations to the basement apartment they were hoping to create. Not to mention, since they were using the first time home buyers incentive Ryan and Kerry had to take out mortgage insurance through Canadian Mortgage & Housing Corporation (CMHC), which is required when you cannot come up with 20 percent (or more) down payment for your home purchase.

    The following equation can be used to calculate what a final mortgage amount will come to:

    Total Mortgage Amount = Property Cost – Down-payment + CMHC Insurance + Improvement Costs 

    The total mortgage amount ended up coming to around $580 000.

    Quick Aside: Get pre-qualified with your bank or mortgage broker BEFORE or while you search for homes!

    It is important to note that Ryan and Kerry reached out to their mortgage agent concurrently while looking for properties. The benefit of doing this is that you will know exactly what you can afford by completing a pre-qualification. How much you get pre-qualified for is based on your income and debt, and also differs depending on who you deal with (banks versus mortgage brokers).

    Doing this is beneficial because it gives you a clear idea about the type of property you can afford (condo vs townhome vs freehold) so you don’t stretch too far and become house poor!

    Remember the Closing Costs!

    One thing that Ryan and Kerry underestimated during the process of closing on the property was the closing costs, which included the following:

    • Land Transfer Tax

    • Title Insurance Fees

    • Legal Fees

    • Home insurance

    This list is not exhaustive, and can include home inspection fees, property valuation fees, moving costs and other smaller items.

    Overall the total cost of closing on 93 Prairie Drive is summarized below, plus the ongoing cost of home insurance which is $170 per month. The main cost of closing on a home is the land transfer tax, which is a percentage based on the purchase price of the home. If you are a first time home buyer, you get a subsidy on the amount paid ($8450 in 2019). This subsidy is already included below.

    Renovation Preparation for your Fixer-Upper

    Once you solidify an agreement to purchase a property, obtain a mortgage for the cost of the property (plus any improvements), and pay all of the closing costs, your prep work is almost complete!

    The last question you will want to ask yourself is, “is the house I just bought in good enough shape to rent out or live in?”. If your answer is yes then you can likely hold off on renovations for a bit, but if the answer is no then you might as well rip the renovation band-aid off and get the renovation’s done to maximize rental income or overall affinity to living in the house. That is what Ryan and Kerry did!

    The goal for Ryan and Kerry was to create legal basement apartment that helped subsidize the cost of the mortgage. In order to start the renovation process, it is best to contact a reputable renovation company in your given geography. Contact BVM Contracting Here if you live in the Greater Toronto Area and we would be happy to help! BVM Contracting helped Ryan and Kerry during the purchase plus improvement process by providing the necessary quote needed for the cost of creating a legal basement apartment in their home.

    It is important to note that, depending on the extent on the renovations, you will likely have to get a building permit in order to complete most renovations in a property. If you are unsure if you need a building permit, visit the City of Toronto website here that outlines when you need to get one. If you do need a permit you will have to work, at the very least, with who they call a BCIN designer. If you are doing a smaller renovation and want to keep costs low it is recommended to use a BCIN Designer since architects will almost always cost more to work with. A BCIN Designer is qualified to submit permits to the city and create plans for your proposed renovations.

    Fortunately, BVM Contracting has strategic partnerships with BCIN designers and architects and can properly refer you to the company that best fits your needs. In the case of these smaller renovations we almost always recommend a BCIN designer, but if you are looking to complete a much more elaborate design with a home addition or new home we can make other recommendations. Contact us as soon as you know you are renovating so you can start working out timelines and budget costs for your home renovation project!

    Access Credit before you lock into your mortgage!

    Another smart decision that was made just before renovations started was Ryan and Kerry took out lines of credit (both personal and joint). Kerry and Ryan would not have been approved for this after they had a mortgage, but because they opened them before they got the mortgage they were able to use them during the renovations. The lines of credit totaled $42 000 and helped keep the project on track by allowing the clients to stay liquid.

    the Renovation Process

    Ryan and Kerry got possession of the home starting April 15th, 2019, and started renovations the next day. The permits were ready two weeks prior to closing because they were able to start the process over a month and a half before they took possession.

    Once the renovations started, BVM Contracting took the reigns and guided them through the process. Not only did Ryan and Kerry complete the basement apartment but they also updated the main floor, which is where they ended up moving into. Knowing that they needed to finish the basement before getting the $45 000 for the improvement part of the mortgage, BVM Contracting focused on finishing the basement, which took about 2.5 months.

    Since the floor had to be lowered in the basement and everything was being replaced/upgraded (new furnace/AC, upgrading to natural gas from oil, new windows, etc.) the timeline of the renovation was a little longer. It is recommended to upgrade everything the first time (even if you have to stretch) because it is a lot less costly to do everything at the same time, rather than upgrading in the future.

    Once the funds were secured for the finished basement, the focus shifted to the top floor, where all of the walls/ceilings/floors were removed. In order to get the open concept feel that Ryan and Kerry desired the existing furnace exhaust (which went up into the roof) was removed. Additionally, the wall separating the dining room from the existing kitchen was removed as well. Since this wall was load-bearing, BVM Contracting had to install LVL’s and work with a Structural Engineer to approve the installation.

    The kitchen was to be relocated to the side wall, which meant that the existing window would have to be replaced with a smaller window in order to allow the counter-tops to not encroach on the opening.

    Since the home had not been renovated previously, and was constructed in the 1950’s, there was no insulation in the walls and minimal insulation in the attic. The insulation was upgraded with spray foam in the walls and extra blown-in for the attic to get the required R-value.

    Additional to all of these upgrades, Ryan and Kerry elected to refinish their bathroom, add vinyl throughout the home, and add a natural gas fireplace. In order to save some money on appliances, Ryan and Kerry elected to buy scratch and dent appliances that saved them 15-20% and also installed an IKEA Kitchen (which save them around $7.5 K).

    Once the interior was completed the focus shifted to finishing the exterior, which can be seen below. The ugly yellow brick was covered with a beautiful white exterior paint, the eavestroughs, soffit, fascia, and downspouts were redone, and the front and back gables were refinished with a vinyl siding.

    The final product

    Introducing the new and improved 93 Prairie Drive! After about 4 months of work on the home it was finally deemed move-in ready, which was great news for the newly engaged couple. All of the hard work put in and the guidance from BVM Contracting made for a smooth renovation experience. The success of any renovator isn’t based on how many hiccups are encountered, but how many of those hiccups are addressed and solved. In any renovation there will be challenges that will need to be addressed and solved, and it is the job of your renovation company (and the client) to work together to come up with the best path forward!

    We are very proud of Ryan and Kerry for taking the leap of faith and trusting BVM Contracting to help guide them through the process and build the home of their dreams.

    Accessed Rebates

    Ryan and Kerry recovered the HST Rebate (GST191), which renovations are eligible for if it can be proved that 90% of the home was substantially renovated. They were able to obtain around $6 300 with this rebate with the help of BVM Contracting, which has helped pay off the debt from the renovations.

    Additionally, since Ryan and Kerry installed a back water valve and sump pump, they also applied for the Basement Flooding Protection Subsidy Program. This will give them back around $1 800 in subsidies from the City of Toronto.

    Basement Apartment Rental Amount

    Kerry and Ryan successfully found a tenant by using a tenent screening service to lock down the right tenant for their apartment. They were able to find a tenant with good credit paying market rent at $1 500 per month, which is more than half of the couple’s monthly mortgage!

    property Appraisal

    Ryan and Kerry were able to appraise their home in order to refinance their mortgage to utilize the equity gained from the renovations. Find out more about the new value of their home, what they bought the home for, and how much the renovations costed by clicking here.

    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, and new home construction). Our goal is to help guide our clients through the process of renovating their home, from concept to completion.

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

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

  • The Butcher Shop Renovation/Remodel (Feat. BVM Contracting)

    The Butcher Shop Renovation/Remodel (Feat. BVM Contracting)

    Delivering an Exceptional Face-Lift to a Amazing Local Butcher

    When we were approached by The Butcher Shop to help them with remodeling their store interior, we were both excited at the opportunity and couldn’t wait to show our quality and workmanship to a local business that has given so much to BVM Contracting and the surrounding community for decades upon decades.

    Since BVM Contracting specializes in substantial renovations, custom home additions/extensions, and new home construction projects this was uncharted territory, but we were able to use our superior project management skills to pull off an amazing new space for an exceptional local business.

    Watch the Renovation Recap Video Below!

    BVM Contracting worked with the management team at The Butcher Shop to start planning the type of work they were looking to do. They wanted to complete the following renovations:

    • Install new flooring for the customer area

    • Install new cabinets and counter space for The Butcher Shop employees

    • Install a new back-splash for the counter space to prevent messes

    • Painting the ceiling and walls to give the place a completely new look

    Check out the before and afters below to see the difference between each of these spaces

    New Flooring

    Before photo of the flooring
    Before photo of the flooring
    After photo showing the new tile, painting, and back splash
    After photo showing the new tile, painting, and back splash

    New Cabinets and Counter Tops

    Before counter tops for the employee area
    Before counter tops for the employee area
    New custom cabinetry and counter tops with some stainless steel and butcher’s block.
    New custom cabinetry and counter tops with some stainless steel and butcher’s block.

    There were many challenges that needed to be overcome during the renovation process, including:

    • The work was only able to be completed during the store’s closed hours, which only gave us Sunday evening and Monday to complete as much work as possible per week.

    • The floors for the tile were very uneven, and made for a lot of prep work to ensure that the new tile did not crack once installed

    • The cabinets were not ready when needed and temporary ones had to be installed in the meantime until the new ones were ready to be installed

    • The counter space back splash was meant to be a different product but it did not work for the application, so we were able to pivot really quickly and match the floor tile to the back splash tile to create a consistent look

    The Final Product

    All of the interior renovations are complete, but there is one more surprise that The Butcher Shop cannot wait to get installed! Stay tuned for updates and a final video with The Butcher Shop but in the meantime please see the final pictures below of the finished interior product.

    Contact BVM Contracting for your Home Construction Needs

    If you are interested in inquiring with BVM Contracting about your proposed residential construction plans for your home please feel free to contact us below! We offer no obligation consultations to get your renovation or new home build started off on the right track!

    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 (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 HELP Program

    Toronto’s HELP Program

    Toronto’s Home Energy Loan Program

    As a top General Contractor in Toronto, BVM Contracting has worked with clients that have accessed renovation financing from a variety of sources. One great way to access renovation financing AND do right by the environment for your next home renovation is with The City of Toronto’s Home Energy Loan Program (HELP). This program allows eligible homeowners to access up to $75 000 as a low-interest loan from the City of Toronto to help pay for eligible home energy improvements.

    Eligible HOME ENERGY IMPROVEMENTS

    The following is a list of eligible improvements that can be covered by a loan from the Home Energy Loan Program:

    • High-efficiency furnaces/boilers/air conditioners

    • Air-source heat pumps*

    • Window / door replacements*

    • Basement/attic/exterior wall insulation

    • Air sealing (e.g. weather stripping or caulking)

    • Geothermal systems*

    • High-efficiency water heaters

    • Tankless water heaters

    • Drain-water heat recovery systems

    • Toilet replacements

    • Solar hot water systems*

    • Electric vehicle charging stations (Level 2)

    • Rooftop solar PV panels*

    • Battery storage

    *Qualifies for 20 year amortization

    Find out here about which home improvements gives you the best return on your investment and do not break the bank!

    The HELP program offers low interest loans, up to 20 year amortizations on eligible upgrades, and the loan can be paid off at any time! Of course there are eligibility requirements for the program so before you look too far into this program please look through the eligibility requirements below, as well as some information about the application process.

    HOMEOWNER Eligibility

    You may qualify for a low-interest loan through HELP if:

    • you own a detached, semi-detached, or row house;

    • all of the property owners on title consent to participate in the program;

    • your property tax and utility payments to the City are in good standing; and

    • you obtain written consent from your mortgage lender, if applicable*.

    *If your property has a mortgage, you will have to fill out a customized Lender Consent Form. Contact BVM Contracting to get access to the Lender Consent Form and start the process of getting approved by your lender for the program! The ratio of the remaining mortgage compared to the value of the home will dictate your ability to have access to this program.

    It is important to understand that you are still able to access other rebates and incentives at the same time as enrolling into the Home Energy Loan Program. Take a look through some of the other rebates and incentives that you have access to in our blog, or contact us to learn more.

    The Application Process

    Step 1: Complete an Application Form

    To access the application form, click here. 

    You can print and mail the application to the following address:

    Home Energy Loan Program
    Environment & Energy Division
    City of Toronto
    55 John Street, 2nd Floor
    Toronto, ON
    M5V 3C6

    You can also complete it online and email it to homeenergyloan@toronto.ca.

    Once the City of Toronto receives and approves your application, they will send you a funding offer that states the maximum amount that your property is eligible to receive through the Home Energy Loan Program (HELP). 

    If your home is subject to a mortgage, you will need to send your mortgage lender a letter of consent form to fill out. Your mortgage lender’s consent is required before the City can send you a funding offer. BVM Contracting can help you obtain this form and get consent from your lender, if needed.

    Step 2a: Home Energy Assessment and Funding Request

    Book a home energy assessment with an Energy Advisor registered by Natural Resources Canada.

    The assessment will include a basement-to-attic assessment of your home’s insulation, heating and cooling systems, and detect any air leaks or drafts.

    When the assessment is complete, you will receive:

    • A Renovation Upgrade Report with recommendations for specific improvements

    • An EnerGuide rating based on your home’s current energy performance

    • Information on available incentives and rebates

    For recommendations of Registered Energy Advisors and information on incentives and rebates available for home energy assessments, click here and scroll to the bottom of the blog, or contact BVM Contracting. We work with a network of Registered Energy Advisors that will be able to HELP!

    Step 2b: Submit your funding request

    Determine which improvements you wish to make and get a quote from the general contractor of your choice, based on your goals, budget and recommendations of the Energy Advisor. 

    Your funding request will include:

    • a list of the improvements you intend to undertake;

    • details and cost estimates based on the quote from your general contractor; and

    • the estimated incentive and rebate amounts available to you from the utility companies.

    BVM Contracting has completed many of these types of quotes and will be able to accurately price out the cost of each upgrade you decide to move forward with. We have also helped homeowners fill out the Funding Request Form to ensure that they are not missing out on any other incentives or rebates.

    Click here to access the Funding Request Form. 

    Step 3: Property Owner Agreement

    Once the City has approved your Funding Request, they will send you a Property Owner Agreement (POA), which is the funding agreement between the property owner(s) and the City.

    You must sign the POA and return to the City. Once the POA is approved by the City, they can provide, if requested, up to 30 per cent of the funds to help you get your project underway.

    If you are doing more renovations than the eligible items above (which is usually the case) and you are finding other ways to finance your build, visit BVM Contracting’s Financial Section of the website

    Step 4: Complete your improvements and submit your project completion report

    Homeowners assume full responsibility for the work performed, which includes selecting, hiring and paying the general contractor, and obtaining all required municipal and/or provincial permits, if applicable. BVM Contracting can help guide you through the permit process, if necessary.

    When your project is complete, book your post-retrofit home energy assessment with your Energy Advisor. The Advisor will verify the improvements and provide a new EnerGuide rating for your home.

    Submit a Project Completion Report (click here to access), signed by your Energy Advisor, along with your general contractor’s invoices and your new EnerGuide rating label. The City will then provide you with the remaining funds for your project.

    Step 5: Repay the loan over time via your property tax bill

    Once your project is complete, the City will notify you when your loan payments will begin. The loan payments begin 2 months after the post-project completion date. You will be enrolled in the City’s Pre-authorized Tax Payment plan and repay the City via eleven monthly installments per year over the term of your loan.  Loan payments made via the property tax bill are treated in the same manner, and subject to the same penalties, remedies and lien priorities, as property taxes.

    At any time during the term of the loan, you may pay the outstanding balance, without penalty, to clear the loan from your property. Sometimes, depending on the renovations completed, homeowners can reappraise their home’s value and unlock some equity to put towards paying down the loan.

    Interest Rates and Terms for The Home Energy Loan Program

    The following interest rates are set for 2020 for the program:

    Current interest rates for the Home Energy Loan Program
    Current interest rates for the Home Energy Loan Program

    It is important to note that:

    • An administrative charge of two per cent (2 per cent), which reflects the City’s cost of administering the program will be added.

    • The value of the loan, which will include the funding amount, interest, and an administrative charge, cannot exceed 10 per cent of the current value assessment (CVA) for your property, or $75,000, whichever is less.

    • Homeowners will repay the loan via their property tax bill and can pay off the loan at any time without penalty.

    Approximate Monthly Payment Based on Size of Loan

     

    Reasons to Choose HELP for your Renovation Project

    1. Enjoy low-interest rates and repayments terms of up to 20 years.

    2. Avoid the large upfront costs of home energy improvements and pay for them over time as you save on your energy bills.

    3. Repay the loan via installments on your property tax bill. You can pay off the loan at any time without penalty.

    4. Receive ongoing support from the HELP team and assistance accessing additional rebates incentives from Province of Ontario and utility companies.

    5. The loan will be attached to your property, not to you, the property owner. This means that if you sell your home before the loan is repaid, the new owner will assume the balance of the loan.

    In our opinion, if you are eligible for this program you should consider filling out an application. Need some help? Contact us and we can HELP you get the process started!

    BVM Contracting is committed to giving homeowners the best insight into different financing options for renovating their home. Further than providing renovation advice and industry trends, we also pride ourselves on being able to provide value to home owners before, during, and after renovations. 

    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, 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.

  • Do I Need a Building Permit?

    Do I Need a Building Permit?

    Building Permits Toronto

    “When do I need building permits?” is a question that we get a lot, and for a good reason. Knowing what types of renovations need permits and which do not is an important differentiation and will either add or subtract a step to your process of renovating.

    BVM Contracting always recommends getting a building permit when it is required, as it protects the home owner from poorly completed renovations and it keeps the general contractor or home builder accountable for doing the renovations correctly.

    Examples of renovations that do not require a building permit

    It is important to first differentiate the types of renovations and activities that do not require building permits, so there are some examples below that outline them.

    1. An uncovered platform (e.g. deck) provided: its finished deck level is not more than 60 cm (24 inches) above the adjacent finished grade; and/or it does not form part of an exit required under the building code; and complies with the Zoning Bylaw

    2. Installing a skylight in an existing building provided: the building is a house or small building (3 storeys or less) and the installation does not require the removal of more than one rafter, joist, or other similar structural member (with the exception of a truss)

    3. Re-cladding of a house or small building (3 storeys or less) with non-combustible material other than brick or stone veneer

    4. Adding or replacing insulation

    5. The replacement of windows or doors provided:

      • there is no change in the location or size of the window and/or door

      • the structural support for the opening (i.e. lintel) is not affected

      • and a new exit is not created

    6. Replacing a furnace or boiler in a house

    7. The installation of additional cooling systems, gas fireplaces, air cleaners, in-line humidifiers, or hot water tanks in a house

    8. Repairing and replacing plumbing fixtures

    9. Replacing existing roofing material provided no structural work is required

    10. Finishing a basement of a house, if:

      • the work does not include structural or material alterations

      • no additional dwelling unit(s) is (are) created (i.e. a second unit)

      • and the work does not include the installation of new plumbing

    11. Undertaking waterproofing repairs to a basement; Installation of cabinetry and millwork.

    12. Plastic Sheet Covered Accessory Structures (i.e. snow canopies, driveway tents, automotive canopy) do not require a building permit if installed on or after October 15th and are removed on or before April 15th. Compliance with the Zoning Bylaw is required

    13. Constructing a retaining wall that is on private property, not accessible to the public and/or where the height is less than 1 metre in height at any location

    14. A building permit is not required to install a sump pump

    This list is not complete, and your specific renovation ideas can be reviewed by BVM Contracting to determine whether or not you will need a building permit. Contact us to discuss further!

    When is A building permit required?

    Since the failure to not comply with local building codes will result in costly construction delays, it is important to understand when you will need a building permit. Here is a list of usually activities or renovations that will require building permits:

    1. Construct a new building

    2. Construct an addition to an existing building, such as:

      • second or third story home additions

      • attached garages, carports

      • sunrooms

      • solariums, porches, decks

    3. Make structural or material alterations, such as

      • adding or removing walls (i.e., changing room sizes and/or uses)

      • new windows or doors where there were none before

      • enlarging or relocating existing windows or doors

      • enclosing an existing deck, porch or patio of any size

    4. Construct an accessory structure larger than 10 square metres* (108 square feet) in area, such as

      • Detached Garage

      • Workshop

      • Garden shed

      • Carport

      • Pool house or cabana

      *Note: If you are constructing an accessory structure and it is attached to an existing building and/or has plumbing, regardless of its size, a building permit is required.

    5. Finishing a basement, if the work proposed includes any of the following,

      • structural or material alterations

      • installing or modifying heating and or plumbing systems

      • excavating and/or constructing foundations

      • basement underpinning

      • constructing a basement entrance

      • adding a second suite

    6. Energy and environmental building improvements, such as

      • roof top storm water retention systems

      • green roofs

      • structures used in the support of a wind turbine generator with a rated output of more than 3kW

      • solar projects such as installation of solar collector systems and solar hot water systems

    7. Construct a deck more than 60 centimetres (24 inches) above ground

    8. Construct a retaining wall more than one metre (3 feet 3 inches) in height provided the retaining wall is on or adjacent to public property (including streets), building entrances, and on private property accessible to the public

    9. Constructing a tent that

      • covers more than 60 metres squared (646 square feet); and/or

      • is attached to a building; and/or

      • is within 3 metres (9 feet 10 inches) from another structure.

    10. Demolish or remove all, or a portion of a building

    11. Install or reconstruct a chimney or fireplace

    12. Install a wood burning stove or fireplace

    13. Install or modify heating and or plumbing systems

    14. Install a backwater valve. Please visit our blog about the City of Toronto’s Basement Flooding Protection Program to learn how to subsidize this activity.

    15. Install a backflow prevention device.

    16. Change a building’s use (i.e. from residential to office or single dwelling unit house to multi-dwelling unit house). Even if no construction is proposed, if a change of use is proposed a building permit is required.

    Still don’t know if your renovation project needs a building permit?

    If you are still confused about whether or not you need a permit, please contact BVM Contracting to schedule a consultation to determine how to start your renovation journey! We are looking forward to starting the conversation!

    About BVM COntracting

    BVM Contracting is a full-service General Contractor or Home Builder located in Toronto. We provide home renovation and building services for major home renovations (kitchen renovations, bathroom renovations, basement renovations, full interior renovations, home additions, 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.

  • Enbridge Home Efficiency Rebate Program

    Enbridge Home Efficiency Rebate Program

    Home Efficiency Rebate Program

    Enbridge

    Chances are that if you live in Toronto (or the surrounding area) and own a home you have an account with Enbridge Gas. If you currently are a natural gas customer with Enbridge you can qualify for one of the following rebate or savings programs that allow you to live in a home that is more comfortable and less drafty:

    1. Home Efficiency Rebate Program

    2. Winterproofing Program

    3. Smart Thermostat Purchase Incentive Program

    Below, we talk about the most lucrative program of the three, which is the Home Efficiency Rebate Program. Check out the info below to see if you will qualify for the program, as well as how to get the rebate!

    The HOME EFFICIENCY REBATE PROGRAM

    This program allows homeowners to receive rebates of up to $5000 for eligible energy efficiency upgrades. Before we dive into it we will go over who qualifies for this program.

    How do I qualify?

    • You need to have an Enbridge gas account. If your home isn’t run on Natural Gas you will not qualify.

    • You have to reside in and own a home. Currently condos and other multi-unit apartments are not eligible.

    • To receive the incentive/reimbursement, you must complete at least two eligible upgrades to your home.

    What are the eligible energy efficiency upgrades that I can qualify for?

    Attic Insulation Upgrade
    Attic Insulation Upgrade
    Air sealing upgrade
    Air sealing upgrade
    Basement insulation upgrade
    Basement insulation upgrade
    Exterior wall insulation upgrade
    Exterior wall insulation upgrade
    High-efficiency furnace or boiler upgrade
    High-efficiency furnace or boiler upgrade
    Water heater upgrade
    Water heater upgrade

    Please ensure that you read through each of these upgrades in order to get to know which ones might be the right fit for when you complete your home renovation or upgrades. Even better, through this program Enbridge requires that you complete a home energy assessment for your home to better understand which of these upgrades are eligible and most beneficial to your home. See the below steps on how to complete the audit, as well as the overall process for ensuring that you get access to the rebate and incentive money.

    The process of completing the Home Efficiency Rebate Program

    Follow these steps to ensure that you can get access to the rebate:

    Step 1: Complete an audit of your home with a Registered Energy Advisor (REA). You can schedule your initial energy assessment with any of the approved REA’s show below. When you successfully complete the upgrades, you will be reimbursed $550 for the cost of the pre and post assessments as part of your incentive cheque.

    Step 2: Complete two or more of the recommended upgrades provided by the advisor. As the homeowner, you can work with a general contractor of your choice.

    Step 3: Book your post-renovation energy assessment with the same Register Energy Advisor to validate the work has been completed.

    Step 4: Receive your incentive cheque in 8-10 weeks.

    Other important facts about this program

    • The maximum amount you can receive with this program is $5 000, and that is if you complete all of the above-listed activities. If you are only completing this program and no other renovations to your home BVM Contracting recommends working with your energy advisor to complete the upgrades that will give you the biggest bang for your buck (i.e. attic insulation and air sealing and both low hanging fruit usually).

    • The reason why a Registered Energy Advisor is used for this program is to help add a level of standardization and consistency to the program. You should expect the following from a Registered Energy Advisor

      • Prioritize your upgrades to get the maximum incentive available

      • Help you understand the payback period for the upgrades being considered

      • Reduce air leaks and identify why your house is cold in the winter and hot in the summer

      • Understand your home’s envelope and determine if additional “controlled” air flow is required

      • Determine if energy upgrades were installed as per recommendations

    • Instead of reaching out to Enbridge for this program, just reach out to a Registered Energy Advisor and determine if your qualify. They will be able to determine your eligibility.

    Are you completing Renovations to your home and want to apply for this program?

    If you are interested in this program and are also completing a major renovation to your home (full interior, basement apartment, home addition, etc.) it would be wise to enroll into this program and upgrade as much as possible. You will be working closely with both your General Contractor or Home Builder and Register Energy Advisor in this scenario so make sure you make the most of your investment and maximize your rebate from Enbridge.

    Just make sure that the pre-audit is scheduled before any renovations commence. BVM Contracting has worked with clients completing these rebates and would be able to help with the scheduling.

    Working with a Qualified General Contractor or Home Builder

    Working with a knowledgeable General Contractor or Home Builder in the Greater Toronto Area comes with many benefits, including getting to know where you can save money and how to complete your renovations most efficiently. For any renovation customers that BVM Contracting works with, we complete a complementary review of which rebates and incentives you will have access to based on the proposed home renovations.

    Please contact BVM Contracting if you would like to complete a complementary consultation of your home renovation options and/or ideas, we would love to start the conversation!

    ABOUT BVM CONTRACTING

    BVM Contracting is a full-service General Contractor or Home Builder located in Toronto. We provide home renovation and building services for major home renovations (kitchen renovations, bathroom renovations, basement renovations, full interior renovations, home additions, 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.