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Category: General Contractors

  • 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.

  • How to Prevent Home Addition Cost Overruns

    How to Prevent Home Addition Cost Overruns

    The 4 Essential Pre-Home Addition Assessments You Need to Complete

    After 25+ years in Toronto’s residential construction industry, we’ve seen it all. The excitement of planning a home addition. The carefully crafted budgets. And unfortunately, the shocked faces when unexpected issues derail everything.

    Most homeowners don’t know what they don’t know. And that’s not their fault.

    The truth? The difference between a smooth home addition and a budget-busting nightmare often comes down to four critical assessments that should happen before anyone picks up a hammer.

    These aren’t optional extras. They’re the foundation of proper planning that can save you thousands.

    The $75,000 Surprise: Why Soil and Footing Assessments Matter

    The most expensive surprise we consistently see involves poor soil conditions and inadequate footings that affect a home’s ability to support additional levels.

    This is particularly relevant for top-up additions, which remain extremely popular throughout Toronto.

    Here’s the problem: There’s no requirement to evaluate footings or soil conditions until construction begins (the Toronto Building Inspectors will ask for this verification to be completed and confirmed by a Geotechnical or Structural Engineer). By then, you’ve already invested in designs, permits, and contractor agreements, so it is too late to pivot if there are issues with the foundation or soil conditions.

    We recently worked with clients who had permits in hand but hadn’t received proper guidance from their architectural partner about soil testing. Upon evaluation, we discovered the property had poor soil conditions requiring significantly larger footings.

    Fortunately, these homeowners had budget flexibility. But for many projects with tight margins, this discovery could have stopped construction entirely.

    We had to underpin the existing footings to create a larger foundation area—an expensive and time-consuming process that wasn’t in our client’s original budget.

    Footing size verification (including soil testing) costs approximately $1,500-$2,000 + HST for interior testing versus $4,000-$5,000 + HST for exterior testing (due to having to excavate). Skipping this step could result in additional work costing between $20,000-$75,000 + HST. And that’s not a typo!

    How can you spot potential issues before committing? Start by looking at neighboring properties. If friends or people you know on your street have completed home addition projects, ask about their experience. Their experience shouldn’t be taken as gospel, but it should give you a better indication of the type of soil conditions your property might be dealing with!

    Some Toronto neighborhoods are notorious for flimsy soil conditions. Getting perspective from nearby properties provides valuable insights. BVM Contracting has experience in a lot of these neighbourhoods and can give you a good indication of what you are up against and what will need to be accounted for.

    Without exposed foundation walls and footings, it’s challenging to evaluate from inside your home unless you notice obvious shifting in the foundation. If you have an area or two of exposed basement slab to review the soil at the level of your home’s footings, this is all that will be needed to determine the state of the soil and footings and will help guide decision-making for your home addition project! The $1,500-$2,000 + HST that you pay to complete this is worth it, especially if it helps guide your decision-making for proper home addition budgeting in Toronto and beyond!

    What Lies Beneath: The Critical Underground Plumbing Scope

    Underground plumbing drain scopes ensure that existing drains not scheduled for replacement are in good enough condition to remain as-is.

    Many Toronto homes still have clay drain pipes that deteriorate over time or get compromised by invasive root systems.

    We recently completed a drain scope on a home addition project and discovered clay drains completely filled with roots and barely functioning. The homeowners were planning to add significant new plumbing fixtures that would have overwhelmed this already-compromised system.

    By identifying this early, we incorporated drain replacement into the project scope and budget. This prevented future backups and plumbing disasters that would have been much more expensive to address after walls and floors were finished.

    Underground plumbing drain scopes in Toronto typically cost between $350-$500 per branch, while the average sewer line repair costs around $3,000. That’s significant savings for a simple preventative measure. BVM Contracting can help evaluate this very early on in the process in order to ensure that the house functions as intended after you put hundreds of thousands of dollars into a home addition. 

    The Hidden Dangers: Asbestos and Lead Testing

    Homes built before the 1990s often contain lead and asbestos-based building materials. The older your home, the higher the probability these materials are still present.

    The good news? These materials aren’t typically harmful unless disturbed. The bad news? Home additions and renovations definitely disturb these materials.

    If asbestos or lead is present, removal must be handled by licensed specialists—which comes with additional costs that can significantly impact your budget if not planned for.

    DSS testing (Designated Substance Survey) for asbestos and lead typically costs around $1000-$1500 for an average residential property and is dependant on the number of samples taken and size of the existing home. This investment is minimal compared to potential remediation expenses that arise when these substances are discovered mid-project.

    The cost difference isn’t in the identification (testing costs remain similar whether done before or during construction). The real issue emerges when these substances aren’t accounted for in your initial budget, and a licensed team needs to come in to remediate. 

    Discovering asbestos mid-project can also halt construction while specialized removal teams are brought in—adding costs and delays that could have been easily avoided with proper testing.

    Foundation and Structural Integrity: The Assessment Most Contractors Skip

    Foundation and structural integrity reviews are technically required before completing a home addition in Toronto. As stated above, building inspectors will ask for this documentation, specifically as it pertains to the existing footings and soil under the existing foundation. As important as understanding if the soil and footings are in good shape is understanding if the foundation and exterior walls can bear the additional level(s) you are proposing.

    However, the timing makes all the difference.

    Many contractors conveniently delay these assessments until after budgets are finalized and contracts are signed. Why? They’re afraid to uncover a “can of worms” that requires telling clients about additional necessary work and costs.

    We believe in conducting these assessments before any contracts are signed and project budgets are finalized. It’s simply good practice.

    In Toronto, we’ve encountered relatively few projects requiring substantial foundation work prior to home additions. However, it remains absolutely essential when evaluating existing homes for addition projects—especially top-ups.

    Proper foundation assessments conducted by structural engineers typically cost between $450-$550 + HST. This investment helps homeowners avoid potentially costly structural repairs later, especially when foundation issues could compromise the entire addition project.

    The $5,000 Investment That Prevents Budget Disasters

    For budget-conscious homeowners (which is most of us), spending additional money on assessments might seem counterintuitive. But here’s our perspective after decades in the industry:

    The total cost for all four assessments typically runs less than $5,000. That’s a small fraction of your overall project budget that dramatically reduces the number of unknown variables.

    These assessments should be considered essential soft costs—just like design and permitting fees—for every home addition, garden suite, laneway suite, and basement renovation project.

    Even interior renovations benefit from drain evaluations and DSS testing early in the pre-construction process.

    When Timing Is Everything: The Optimal Assessment Sequence

    Ideally, complete these assessments before starting the design process. This information helps inform critical design decisions from the beginning.

    If that timeline isn’t feasible, start as early as possible during the design phase. The goal is completing all assessments before finalizing construction budgets and signing contracts.

    This approach differs significantly from standard industry practice. Many contractors avoid discussing potential issues until they’re unavoidable—after you’re financially committed to the project.

    We take the opposite approach. We don’t shy away from conversations about potential problems. Instead, we actively educate clients about why these assessments matter.

    We even offer these assessments as standalone services for homeowners planning additions who want to do things properly from the start.

    Here’s Your Home Addition Preparation Action Plan

    If you’re considering a home addition in Toronto, here’s our recommended approach:

    1. 1. Start with neighborhood research. Talk to neighbors who’ve completed similar projects about soil conditions and challenges they encountered.

    2. 2. Schedule the four essential assessments before finalizing designs: soil/footing evaluation, underground plumbing scope, DSS testing, and structural integrity review.

    3. 3. Incorporate findings into your project budget and timeline before signing contracts.

    4. 4. Work with professionals who value transparency and education throughout the process.

    The residential construction industry unfortunately remains filled with misinformation, horror stories, and poor guidance. As a family-owned business operating since 1997, we’ve built our reputation on being different.

    We believe proper preparation and honest communication create better outcomes for everyone involved. These four assessments represent the foundation of that philosophy.

    The difference between a smooth, on-budget home addition and a financial nightmare often comes down to what you discover before construction begins. For less than $5,000, these assessments provide invaluable peace of mind and protection for your investment.

    After all, your home is likely your largest asset. Shouldn’t you protect it with proper planning?

    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.

  • Unexpected Home Building Costs in Toronto

    Unexpected Home Building Costs in Toronto

    Home Building Costs You Should Account for (but probably won’t)

    You’ve finally decided to build your dream home in Toronto. But hold on—are you sure you’ve accounted for everything?

    As a Toronto-based residential construction company, we’ve seen it all. And trust us, there’s more to budgeting for your dream home than meets the eye.

    Let’s break down the hidden costs that catch Toronto homeowners off guard. Buckle up—this might change your entire project plan.

    The Landscaping Blindside

    Picture this: Your beautiful new home is complete, but it’s surrounded by a muddy wasteland. Oops.

    Landscaping is often the forgotten stepchild of home building projects. Many homeowners pour their budget into interiors, forgetting about the outdoors entirely.

    Here’s a shocker: Landscaping can cost between 5% to 20% of your home’s value. For a $1 million Toronto home, that’s potentially $200,000 depending on how deep you want to go down the landscaping rabbit hole. The bottom line is that Landscaping costs can vary widely based on your property and desires.

    Our advice? Factor in landscaping from the start. It’s not just about aesthetics—proper landscaping protects your foundation and can even increase your home’s value. If you have to save the landscaping as a “phase 2” of your overall plans with your property that is fine as well, but we can help you understand what costs to account for so you enter your project with a plan.

    The Utility Upgrade Surprise

    Now, let’s talk about something that blindsides almost every Toronto homeowner: utility upgrades.

    Building a new home in Toronto? Prepare for mandatory water service upgrades. These can cost between $35,000 to $45,000. Yes, you read that right.

    About $26,000 of that goes straight to the city for their side of the work. The rest? That’s on you for the private side upgrades. Toronto’s water service replacement costs can be a real budget-buster if you’re not prepared.

    Don’t forget about electrical upgrades. New builds typically require an upgrade to 200 amp service, costing around $4,500 to $5,000.

    The takeaway? Always factor in utility upgrades when budgeting for a new build in Toronto. It’s not optional—it’s mandatory. BVM Contracting includes this in all of our budgets to set the proper expectations right from the start! For Home Additions and Accessory Dwelling Units (ADU’s) these upgrades are not mandatory but may be needed depending on how everything on site is currently configured. BVM Contracting can help you determine what upgrades will be needed no matter what type of residential project you want to take on!

    The Temporary Relocation Conundrum

    Here’s something many homeowners overlook: Where will you live during the renovation or home building project?

    If you’ve owned your home for a while, you might be in for a shock when you see current rental prices in Toronto. Many of our clients end up bunking with in-laws to avoid the sky-high rental costs.

    But it’s not just about the money. Consider the impact on your daily life. Will your kids be further from school and not close to friends? How will it affect your commute?

    Pro tip: Factor in at least 6-12 months of alternative living arrangements when planning a major renovation or new build. Your sanity (and your in-laws) will thank you.

    BVM Contracting builds homes fast, so for a new home build you will be back in your home within 1 year (maybe even faster, our record is a 7-month new home build for one of our clients)

    The Furnishing Faux Pas

    You’ve built your dream home. Now you need to furnish it. Surprise! Your old furniture doesn’t quite fit the new space.

    We always recommend budgeting at least $5 per square foot for furnishings. For a 2,000 square foot home, that’s an extra $10,000 minimum.

    Remember, your new dining room might be larger than your old one. That cozy loveseat might look tiny in your new, spacious living room. Budget accordingly.

    The Zoning Zone-Out

    Toronto’s zoning bylaws can be a maze. Many homeowners don’t realize they might need to go through the Committee of Adjustment for variances to seek relief from existing zoning constraints on their property. This not only adds additional costs but also adds a lot more time to the process of getting a permit, and time is money!

    Sometimes, it’s more cost-effective to work within existing setbacks by completing a home addition or other type of project on your property rather than resorting to a new home build. We’ve saved clients thousands by navigating these regulations smartly with our architectural partners and can help you evaluate your property’s unique zoning to determine what your best options are!

    The Ground Beneath Your Feet

    Toronto’s soil conditions can vary wildly. Some areas, like East York, are known for sandy soil. This can mean additional foundation work—and additional costs.

    We always recommend a soil evaluation before starting a project. It might cost a bit upfront, but it can save you from nasty (and expensive) surprises down the line. The good news is this is a mandatory part of our pre-construction process with all of our clients, so you will be in good hands!

    The All-Electric Option

    Thinking of going all-electric? It’s becoming more popular in Toronto, thanks to advancements in cold-climate heat pumps and more efficient electrical appliances.

    While it doesn’t usually affect utility upgrade requirements, it does mean a higher upfront cost for HVAC equipment. But many homeowners find the long-term energy savings worth it.

    Just remember to factor in a backup power source. Toronto winters and power outages don’t mix well!

    The Pre-Construction Prescription

    So, how do you avoid these budget-busting surprises? It all comes down to thorough pre-construction planning.

    At BVM Contracting, we start conversations with clients before they commit to the design stage with an architect or permit designer. We walk with you through the entire process, identifying potential pitfalls and hidden costs along the way. Every project has its unique conditions and requirements, but we will be able to expertly walk you through all of the potential snags and account for everything so you feel confident going into the construction phase.

    We keep a pulse on project costs as designs develop. This allows our clients to make informed decisions about design elements, knowing exactly how they’ll impact the bottom line.

    Remember, the biggest cost overruns come from a lack of builder feedback during the design process. Don’t assume every design decision will fit your budget—check and double-check.

    The Bottom Line

    Building or renovating in Toronto is exciting, but it’s also complex. Hidden costs lurk around every corner, ready to blow your budget.

    The key? Knowledge and preparation. By understanding these potential costs upfront, you can plan more effectively and avoid unpleasant surprises.

    Remember, a dream home isn’t just about the end result. It’s about the journey to get there. Make sure yours is as smooth and stress-free as possible by planning for these hidden costs from the start.

    Ready to start your Toronto home building journey? Let’s talk. We’re here to help you navigate every hidden cost and unexpected challenge along the way.

    About BVM COntracting

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

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

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

  • How to Navigate Toronto’s Interactive Zoning Map

    How to Navigate Toronto’s Interactive Zoning Map

    Navigating Toronto’s Zoning Map: A Guide for Homeowners and Developers

    Understanding Toronto’s zoning regulations is crucial for homeowners, developers, and investors aiming to maximize their property’s (or a speculative property’s) potential. The City of Toronto’s zoning by-laws dictate land use, building types, and development possibilities for different property types all across the City. Navigating these regulations can be complex, but tools like the City of Toronto’s Interactive Zoning By-law Map and services from experts such as BVM Contracting can simplify the process.

    Learn more about how to use The City of Toronto’s interactive zoning by-law map to start your home-building journey at your property.

    P.S. We help homeowners and investors complete a comprehensive zoning analysis with our vetted architectural partners. Book your free zoning analysis today!

    🗺️ How to Use Toronto’s Interactive Zoning By-law Map

    The City of Toronto offers an Interactive Zoning By-law Map that allows users to explore zoning information for specific properties. Here’s how to utilize it effectively:

    1. Access the Map: Visit the City of Toronto’s official website and locate the Interactive Zoning By-law Map.

    2. Search for a Property: Enter the address or use the map’s navigation tools to find the property of interest.

    3. Interpret Zoning Codes: Each property is labeled with a zoning code (e.g., “R” for Residential, “CR” for Commercial Residential). These codes determine the permissible uses and development standards for the property.

    4. Review Detailed Information: Clicking on a property reveals detailed zoning information, including permitted uses, property-specific exemptions, and other important regulations.

    5. Measuring Property and Home Areas Using the Map. The tool also allows you to measure the area and length of the property of interest, which can help you evaluate the property preliminarily before getting an updated survey.

    6. Review the Legend to Find Important Information. The software has a legend where you can find the height restrictions, lot coverage, number of storeys, and a few other items that are helpful.

    For a visual guide on using the Interactive Zoning By-law Map, refer to our video above for a crash course! There is of course more information that you can dive into but we will need to create a secondary video to explain how to do that!

    🏗️ Utilize BVM Contracting’s Free Zoning Analysis

    BVM Contracting offers a complimentary zoning analysis service for Toronto properties, which helps homeowners and developers understand the development potential of their properties. This service is best utilized by properties that would like to add to their existing structure (i.e. a home addition), create an entirely new structure (i.e. new home build), or add density to their property (i.e. garden suites, laneway suites, multi-unit developments, major streets by-law). This service includes:

    • Zoning Assessment: Evaluating current zoning designations and what the property permits

    • Development Potential: Identifying opportunities for additions, new construction, or additional density based on the zoning regulations for your neighbourhood and property.

    • Regulatory Updates: Informing clients about recent changes or future developments in zoning laws, such as Ontario Regulation 462/24, which affects garden suites and laneway suites, or the Major Streets By-law (which will add additional density to major streets throughout Toronto.

    By leveraging BVM Contracting’s expertise, property owners can make informed decisions and access their partner network of expert architectural partners to help guide decision making for development of their property (or properties).

    🏡 Unlock Your Property’s Potential

    Understanding and navigating Toronto’s zoning regulations is essential for maximizing property value and development opportunities. Utilizing The City of Toronto’s Interactive Zoning By-law Map provides a foundational understanding, while consulting with experts like BVM Contracting offers personalized insights and guidance.

    Whether you’re considering a home addition, new home build, an accessory dwelling unit (ADU), or embarking on a multi-unit development project in Toronto, the Toronto Zoning Map will be an invaluable tool for you and your project team to utilize.

    Start Your Residential Construction Planning Today

    Contact BVM Contracting today to get your comprehensive zoning analysis completed for your property in Toronto. Together, we can help you understand how to best approach the development of your property (or future property). 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.

  • Attached Secondary Suites Versus a Garden or Laneway Suite

    Attached Secondary Suites Versus a Garden or Laneway Suite

    As Toronto continues to embrace gentle density and the expansion of low-rise housing options, many homeowners and investors are exploring how best to add a secondary unit to their property. While garden suites and laneway suites are popular choices, there’s another smart solution that is sometimes overlooked: adding a secondary suite through a rear extension or home addition to your main dwelling.

    In this blog, we’ll explore when a secondary suite addition might be a better fit than building a detached structure like a garden or laneway suite.

    What Is a Secondary Suite Through a Rear Extension or home addition?

    A secondary suite is a self-contained residential unit located within or attached to a primary dwelling. In the case of a rear extension, this means building additional living space at the back, side or front of your home that includes its own kitchen, bathroom, and entrance. You can also look to add a secondary suite by completing a home addition which would add an additional level above your existing home.

    This type of addition can offer all the functionality of a detached accessory dwelling unit (ADU), but without the costs and challenges of a standalone build.

    When Is a Rear Extension the Better Option?

    1. Your Property Is Too Far from a Fire Hydrant

    According to Toronto’s fire code, detached garden and laneway suites must be within a certain distance of a municipal fire hydrant. If your backyard is beyond that distance, adding a rear extension instead of a detached unit is often the only viable way to add a second unit legally.

    By attaching the new suite to the main home, you avoid the need for costly fire suppression systems like sprinkler installations.

    2. Budget Constraints

    Detached garden and laneway suites often require:

    • Additional site servicing (water, sewer, and electrical lines)

    • Separate foundations

    • Additional architectural and engineering fees

    These costs can quickly add up and sometimes can make the project cost-prohibitive. A rear extension typically shares infrastructure with the main house and can share walls, reducing complexity and lowering construction and permitting costs.

    3. You Want to Maximize Indoor Living Space

    Unlike detached ADUs, which are physically separate from your house, a secondary suite built via a rear extension or home addition can feel more integrated into your property. This can be ideal for multi-generational living situations or for rental units that feel like part of the primary residence.

    4. Your Property Doesn’t Qualify for a Garden or Laneway Suite

    Some properties don’t meet the City of Toronto’s zoning requirements for detached units. Whether it’s the size of the lot, the layout of the rear yard, or lack of rear laneway access, many homeowners are blocked from building a garden suite or laneway suite. In these cases, a rear extension or addition to create a secondary suite is often the best (or only) path forward.

    BVM Contracting: Your Partner in Smart Secondary Suite Design

    At BVM Contracting, we help Toronto homeowners navigate the complexities of building new units to your property—whether that is through rear extensions, garden suites, or laneway suites.

    We handle:

    • Design and architectural planning with our vetted list of permit designers and architects

    • Zoning review and permit acquisition

    • Cost-efficient construction strategies and guidance throughout the pre-construction process

    Our team can help you determine which option is best for your property based on your goals, lot conditions, and budget.

    Why Choose BVM Contracting for Your Accessory Dwelling Unit or Secondary Suite Project?

    At BVM Contracting, we specialize in building many different types of structures, including home additions, laneway suites, garden suites, basement apartments, new home builds, and more! We have a lot of tools in our toolbelt and can listen to your needs to determine which type of project will make the most sense given your budget constraints and wishlist. We are not just a one-trick pony that will force a solution down your throat. We also possess the following strengths to help ensure an efficient pre-construction and construction process.

    Expertise in Toronto Zoning

    We’re up-to-date with the latest Toronto Zoning Requirements for Multi-unit development in Toronto and can help you craft a design that will fit all or most of your requirements within your desired budget.

    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 and actually listen to you.

    End-to-End Services

    From design and permitting to construction, we handle every aspect of your residential construction project in Toronto.

    Honest and fair pricing

    We will give you the actual costs to build whichever project works for your budget and needs in Toronto. 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.

    Conclusion: Choose the Right configuration of secondary for Your Needs and lot constraints

    While garden suites and laneway suites are exciting opportunities for increasing your property’s value, they’re not right for every home and property in Toronto. A secondary suite built through a rear extension or addition can be a more practical, affordable, and permitted solution for many Toronto homeowners.

    To explore your options, contact BVM Contracting today. We’ll help you create a plan that fits your space, your needs, and your future. Book your free zoning analysis and property consultation to determine what options you have to add gentle density to your property!

    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.