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Category: Home Additions

Give Your Budget to Your Home Builder
Give Your Home Builder Your Budget

At the right time And you will save a lot of wasted time and effort

As a consumer like the rest of you, we understand that when making purchases and getting quotes for work you usually rely on the company or vendor to providing pricing for the product or service. This allows you to obtain multiple quotes and try to figure out which option will be the best suited for your needs. Usually these purchases or quotes are for products and services that you can afford but want to make sure you are getting the best value possible.

Why you Should Give your Budget to a Home builder or General Contractor

Now with that in mind, why is the same process above followed for large home renovations, home additions, and custom home building projects?

There is a lot of wasted time when home owners and real estate investors come to us with drawings and/or permits for their construction project but are unwilling to let us know what their budget is. At this point in time you should have already been given a realistic budget for your project, figured out your financing, and consulted with companies that could accurately gauge the costs of your project, even with the most preliminary of information.

Withholding your renovation or home building budget stifles a Home Builder’s ability to answer the most important question which is, “Can I afford my renovations or home building project?”.

Giving Home Builders your budget gets you a long way by allow you to fail fast (in the case that you cannot afford your project) with minimal activation energy on the home owner or real estate investor’s side of things, and also allows your home builder to recommend the correct cost-saving mechanisms in order to fit within your budget, or at the very least get a value that is close to your total budget. Note though that the following advice should be followed in order to ensure you are following the right process when coming up with a budget amount.

When Should I give a General Contractor or Home Builder my Budget?

It is important to differentiate that you should not feel like it is your responsibility to come up with a budget for your residential construction project when you first start reaching out to companies. The General Contractors and Home Builders should be providing you estimated budget ranges as they gather preliminary information about your project. This allows you to do the following:
- Seek out the proper amount of financing/money for the project
- Discuss your proposed plans with a BCIN designer or an architect, giving them a budget to work from.
- Ensure that you will be able to afford the proposed work before sinking a ton of money into designs and permitting.
The best time to give a home builder your budget is once the drawings are created and there is a tangible amount of information to start drafting a scope of work for the project. This will allow you to work with a Home Builder or Renovation Contractor to fine tune the scope/drawings before submitting the drawings for permit. It is valuable to know the budget at this stage so we can identify ways to reduce costs where possible, or entirely change the scope to fit your budget.

A Home Builder’s involvment during the Design stage to save you money

If you know friends and family who have done substantial renovation or home building work, ask them about this! The ones that had consistent communication with their home builder during the design stage likely had a better executed project that was within budget.

At BVM Contracting, we operate similarly to a design-build firm, without the overhead and premature commitments that a lot of design-build firms are known for. We allow you to pick your own architect or designer (depending on your needs we refer you to some of our trusted partners), and then we work with you during the design process to ensure that the design does not blow your budget. Sometimes designers and architects tend to focus more on design versus cost implications, so it is the role of the home builder to reign your design in and give you a realistic gauge of budget and cost.

Conclusion

Do not shy away from the cost and budget discussion, at the point that you have drawings and are ready to move forward it is important to make sure that your home builder is on the same page as you and can make the recommendations to fit within your budget.

To avoid the risk of blowing your budget during the design phase it is recommended to partner with a home builder that can help you fine-tune the cost and scope of work to fit within your budget. If your project doesn’t fit within your budget your builder will let you know as soon as possible if you follow our advice so you can fail fast and not waste as much of your 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.
October 19, 2022
How to Build a Home or Renovate During A Recession

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Conclusion

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

About BVM COntracting

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

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

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

October 13, 2022
Prevent Delays for your Custom Home Building Project in Toronto
Learn More Preventing Potential Delays with your Custom Home Builder in Toronto

One of the most common topics that is discussed during the budgeting process is about the timing of getting a project completed. Our answer is the same to everyone asking the question, it depends on how much effort is put in during the planning process. A lot of the time people underestimate how much planning is involved with a custom home build, there are many selections and items that need to be decided upon even before the project starts to prevent any delays during the home build. As a General Contractor that specializes in custom home building, we have narrowed down some of the key items that allow our projects to come in on time all of the time.
Items and Activities to Prevent Custom Home Building Delays

Below we have outlined the key activities that need to be focused on in order to start a project and keep it moving.
1. Utility Disconnections (specifically with Enbridge Gas Disconnections)
  
  This is by far the most important item that needs to be completed as soon as you know you are completing a new home build or custom home build in Toronto. Enbridge will need to provide a quote to remove the gas meter and lines from your property, as well as schedule a date to lock out the meter and do the disconnection work. From first contact to getting the disconnection can take up to 3 months so make sure you get this started ASAP!
2. Working with a Good Surveyor for Construction Surveying Work
  
  Usually the surveyor that has provided you your topographic survey will provide the services required for your custom home building project. They will be needed during the foundation and framing stage to ensure that the elevations of the house are correct. Having a team that can get this work done in a timely manner will ensure no delays at the start of the project when closing in the house is so important.
3. Having an Engineer on retainer to complete site visits/stamped reports whenever The City Inspectors are busy
  
  We have found this to be a very powerful tool to avoid being at the will of City Inspectors. We usually have our Engineer to a formal review of our new home building projects at the framing stage so they can review the foundation, steel, and structural framing all at the same time and complete a report with a stamp passing the work. 100% of the time we show this to a City inspector and they give us a pass on the framing stage. Saves a lot of time and stress in our experience!
4. Finalized Window and Door Orders BEFORE project starts
  
  Due to the consistent 12-16 week lead times for windows and doors (especially with large orders that custom homes in Toronto usually have) it is important to have a finalized windows and door schedule that is put in for order BEFORE the project starts. It takes about 12-16 weeks to get to the point where the windows are needed (sometimes sooner if your General Contractor has a good team and a lot of experience) so getting the order in before the project starts is highly beneficial to preventing delays with the project. The windows need to be installed before any exterior work is completed so preventing this delay mean that the project can avoid any delays in finishing the exterior.
5. Finalized truss design and ordering BEFORE project starts
  
  Since more complex truss packages take anywhere from 6-8 weeks to produce it is important to get them into production as soon as they are approved. We like to get them into production 2-4 weeks before the project starts so there is plenty of buffer for having them ready to ship come time to frame.
6. Appliance Package Ordering
  
  It is not out of the question to have an appliance package that takes 6-12 months to complete, some of our clients can give you some examples! Best to have this sorted out before the project starts so you are stuck without appliances when it comes time to move in. The added bonus to getting this sorted out is you will need it to finalize your kitchen layout with your preferred kitchen installer, so it will be needed sooner rather than later!
7. Plumbing Fixture Selections (specifically with shower hardware and Bathtubs)
  
  We send our clients to a local plumbing vendor for all of the proposed fixtures outline in their custom home building design. It is important to understand exactly what you are planning to install and the quantity so that our plumber can properly quote the project. It is even more important to have the shower fixtures and bathtubs ordered BEFORE plumbing rough-ins start so our plumber can install the rough-in valves and bathtubs as they complete their rough-in work.
8. General Tip: Source finishes with smaller lead time
  
  Almost all of our vendors are local to Toronto and have good stock and lead times for their finishes. Whether you are picking out lighting, tile, flooring, or anything else it is always important to ask about lead time along with pricing. Make a list of items and their lead times so you can ensure that the finishes are on site when they need to be. Your General Contractor or Home Builder in Toronto will give you tentative dates that finishes will be needed to help guide your decision making and ordering.
This list is specific to Toronto and may change depending on the municipality, so always check with your Home Builder, vendors, and utility providers to see if there are any additional tasks required.

Conclusion

As much as the list above looks like a daunting set of tasks, if you are working with the right custom home builder in Toronto they will guide you fluently through the process. Having a good pre-construction planning process is the key indicator of success for a project so do not skip this step and listen to your home builder, you will not regret it!
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.
August 19, 2022
Birch Cliff Home Addition Feature – Viewbank Avenue

Meet Matthew Thompson, who completed a home addition project with us in the up-and-coming Birch Cliff neighbourhood located in Scarborough. Watch the video below and read on to learn more!

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About the Home Build in Scarborough

Meet our client Matthew Thompson. The existing house was a 2 bedroom bungalow and his family was quickly growing out of the home and needed more space in order to accommodate their two children. First they decided to look for a larger house in the neighbourhood but came up short and didn’t find the perfect house to suit their needs

Viewbank Avenue Home Addition Before

Viewbank Avenue Home Addition After

Their Decision to Build Their Dream Home

They realized that all of the extra money they would be spending moving into a larger home could be used to invest in a home addition on their current house, and that is exactly what they did! Initially they had decided on a builder but right as the contract was signed they lost contact with them and the builder they initially signed with was very hard to reach after that.

Finding a Local Home Builder that Builds Quality Home Additions

They happened to stumble upon one of BVM Contracting’s projects in their same neighbourhood, which they were impressed with and inquired about our services. They ended up working with us instead on their home and were able to make something that was exactly what they wanted for their family!

The biggest reason they decided to work with BVM Contracting was our transparency and honesty throughout the process. No home build goes 100% smooth, but if you are partnered with the right builder they are able to smooth out any bumps and allow you to enjoy the experience!

In the video above Matthew touches on many different topics and outlines the level of trust that needs to be established with your builder to do a massive home addition project like they did. We were very glad to gain Matthew and his family’s trust and help them build an amazing home for their family to enjoy for years to come!

Conclusion

If you are looking to start your home addition, home renovation, or new home construction journey on the East End of Toronto, look no further! Contact BVM Contracting today to set-up a phone call to learn if we will be the right partner for your home renovation or home building project!

About BVM COntracting

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

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

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

October 1, 2020
How and Why to Build a Home Addition in Toronto
Why Should I Build a Home Addition?

BVM Contracting is a home builder that specializes in home additions, home extensions, and generally any residential renovation projects where home owners are looking to add more square footage to their home. Below we go over and answer the following topics and questions:
We have found in doing many home addition projects in Toronto and the surrounding area that the definition of a home addition is sometimes ambiguous to home owners while starting the process of evaluating how they want to renovate their homes.

A home addition is any alternation to a home that adds square footage to the existing structure. Even if you add one room off of the back of your bungalow that is technically considered a home addition.

There are as many reasons for adding to your existing home as there are types of home additions. Maybe you’re planning a larger family, or perhaps you just want to add to your home’s aesthetic appeal. Many people build an addition to take better advantage of views surrounding the home, some building up and some building out, or both! And, of course, for many people, a home addition is a financial investment.

Many times we see growing families that want to utilize the equity they have gained in their home to add space so that they can accommodate a larger family. A lot of times as well we also see families turning their single family home into a duplex by installing a legal basement apartment, so that they can subsidize their mortgage by gaining additional income through rent.

With the high cost of selling and acquisition of residential real estate in Toronto comes high costs of selling your existing home to buy into a larger home. In our experience, 99% of the time you can build more square footage into your existing property so that you can avoid the large costs of transacting real estate.

A second storey addition to a bungalow in Toronto
Here is a list of different types of home addition projects you can complete in Toronto:
1. Existing Bungalow to Two Storey Home Addition (see example here)
2. Existing Bungalow to Three Storey Home Addition
3. Existing Two Storey to Three Storey Home Addition
4. Existing Bungalow to Two Storey Home Addition w/ Two Storey extension into backyard (see example here)
5. Adding Additional Floors to Side Split Home (see example here)
6. Adding Additional Floors to Back Split Home
7. Turning your Attic Space into Additional Living Space
8. Extending Your Existing Bungalow
9. Extending Your Existing Two Storey Home
10. Existing Bungalow to partial second storey home addition
11. Adding space over your existing garage for a two storey home.
In our experience, these are the most popular types of home renovation and home building projects. Though there are many more different types of home addition and extension projects, the one thing that all of these have in common is that they are all constrained by local zoning by-laws and variances depending on the type of property and area of the city the home is located. BVM Contracting will be able to help you determine what is possible to complete on your property by completing a no obligation renovation consultation and working with our designer to help get you started off on the right path.
The first step in planning your home addition is to have a clear sense of why you’re building it in the first place. You can get a lot of good advice from your local home builder, who will help you clarify your goals and assess the feasibility of your plan. In the final analysis, however, this is your vision, and it should reflect your needs and desires. Having a “wish list” of ideas for your addition is always a great starting point. You may or may not have the funds for everything on your list, so prioritizing what is needed now and what can wait until a later date will help. Or alternatively, if your budget doesn’t allow for everything to be completed you can also hold off until you can afford the entire package.

Your general contractor will be able to assist you with these decisions and should also be able to provide a rough order of magnitude budget base on your project wish-list. This will allow you to understand exactly what you can afford before investing in any designs for the proposed home addition project.

Use BVM Contracting’s Renovation Consultation Service or simply head over to our residential construction cost calculator to get a better sense of how much your home addition will cost.

BVM Contracting’s Recommendation

If you want to add to the size of your home, but don’t want to decrease the size of your yard, have a relatively small property, or want to convert a ranch style house into a multi-level structure, you can remove the roof and add another floor or two. Work with your general contractor or home builder to take advantage of the new views of your surroundings this kind of addition will give you.

Many times in Toronto due to local zoning and variances you will be constrained by the amount of floor space that your home can cover your property. That is why building up instead of out is always the best way to start the conversation, then seeing if you can add more to the front, back, or side of your home will work with your designer or architect.

Conclusion

Building a home addition is an important decision. The right addition is a sound financial investment as well as a significant lifestyle upgrade. At every phase of the project, your experienced home addition builder or general contractor will walk you through the process and give you smart advice at every step along the way.

To learn more about your home addition options, contact us today.

About BVM COntracting

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

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

To learn more about our offering by visiting our services page.
April 20, 2020
How to build a Home Addition
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How to build a Home Addition in Toronto

BVM Contracting outlines the important questions that need to be answered before considering a home addition.

Whether your family is growing or you would like more square footage without making the first floor larger building a second or third storey addition is a viable and cost effective option. Building up and not out saves that coveted landscaping or yard space while adding on those extra rooms you want. Usually adding an extra level is a more effective way to add resale value to your home.

Before you dive head first into building a home addition it is important to ask yourself a few questions before getting started.
Questions to Ask Yourself and Your Home Builder or General Contractor
1. Can my existing foundation support the extra weight?
2. Will the new staircase affect my existing floor plan?
3. Should the second floor be on the same or different heating/cooling system?
4. Will I upgrade my furnace and AC units while I complete my renovations?
5. When does my contractor plan to start and finish?
6. Where will I live as the substantial renovations are being completed, and for how long? *This applies for home additions, full interior renovations, some extensions, and new home construction projects.
7. Does the contractor I am looking to work with have the proper insurance and WSIB clearances?
8. Can the new space be added to my existing electrical panel or is another panel needed?
9. What are my city ordinances for allowable heights for houses?
10. How will the addition of a second or third storey affect the look of my home overall?
11. Will my electrical/plumbing/HVAC fixtures downstairs match the new ones upstairs?
12. Will the new home’s gross floor area be under the allowable percentage when compared to the area of the property? Or will I have to go to Committee of Adjustment?
13. Will my new doors, windows, and siding be energy efficient and keep my home insulated?
14. Will I replace all of the existing windows/doors?
15. Will I adjust the main floor layout now that I can move all or most of the bedrooms upstairs?
16. Would I prefer a second/third floor that is the same size as the first/second floor, or have a smaller/larger second/third floor?
17. How will I finish the exterior of the new addition compared to the existing exterior? Will I also add a new exterior to the existing exterior or leave it the same?
18. Will I be adding a legal secondary suite/apartment to the home?
19. Am I able to increase the ceiling height in the basement while we are at it?
20. Can I extend my home backwards while adding an addition to the home?
There are many more questions that should be asked and answered, but if these main questions get answered you should be well on your way to beginning a successful renovation project.
Book a renovation consultation to answer these questions

Instead of trying to be a Google Search Hero and try to answer all of these questions by yourself, you should reach out to a General Contractor/Home Builder that will be able to not only give you the answers to all of these questions, but will be able to make recommendations on what is possible based on your budget. Renovating your home is an investment, and it is our mission to make sure that you understand the costs before you start designing your renovations.

BVM Contracting has a renovation consultation program, which allows home owners to learn more about the process of home renovations, whether that is a home addition or other type of substantial renovation project. With a renovation consultation, you can get accurate budget pricing for a prospective project, even without drawings or proposed floor plans.

Let us understand and learn about your ideas and we will give you accurate pricing so you can make the most informed decision about which path to go down during your renovation journey. You can learn more about our renovation consultations here, or click the link below to book a consultation with one of our Renovation Consultants!

Conclusion

Adding space to an existing home is time consuming, but going through the process step-by-step saves you from major headaches months or years after construction. With a professional General Contractor/Home Builder, you are placing your trust in a group that has decades of experience and the know-how to provide you and your family with the best customer service in the business. Building a second storey addition is a major decision, so choose a contractor with the professionalism and dedication you deserve.

About BVM COntracting

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

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

To learn more about our offering by visiting our services page.
March 12, 2020
Do I Need a Building Permit?
Building Permits Toronto

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

BVM Contracting always recommends getting a building permit when it is required, as it protects the home owner from poorly completed renovations and it keeps the general contractor or home builder accountable for doing the renovations correctly.
Examples of renovations that do not require a building permit

It is important to first differentiate the types of renovations and activities that do not require building permits, so there are some examples below that outline them.
1. An uncovered platform (e.g. deck) provided: its finished deck level is not more than 60 cm (24 inches) above the adjacent finished grade; and/or it does not form part of an exit required under the building code; and complies with the Zoning Bylaw
2. Installing a skylight in an existing building provided: the building is a house or small building (3 storeys or less) and the installation does not require the removal of more than one rafter, joist, or other similar structural member (with the exception of a truss)
3. Re-cladding of a house or small building (3 storeys or less) with non-combustible material other than brick or stone veneer
4. Adding or replacing insulation
5. The replacement of windows or doors provided:
  
  there is no change in the location or size of the window and/or door
  
  the structural support for the opening (i.e. lintel) is not affected
  
  and a new exit is not created
6. Replacing a furnace or boiler in a house
7. The installation of additional cooling systems, gas fireplaces, air cleaners, in-line humidifiers, or hot water tanks in a house
8. Repairing and replacing plumbing fixtures
9. Replacing existing roofing material provided no structural work is required
10. Finishing a basement of a house, if:
  
  the work does not include structural or material alterations
  
  no additional dwelling unit(s) is (are) created (i.e. a second unit)
  
  and the work does not include the installation of new plumbing
11. Undertaking waterproofing repairs to a basement; Installation of cabinetry and millwork.
12. Plastic Sheet Covered Accessory Structures (i.e. snow canopies, driveway tents, automotive canopy) do not require a building permit if installed on or after October 15th and are removed on or before April 15th. Compliance with the Zoning Bylaw is required
13. Constructing a retaining wall that is on private property, not accessible to the public and/or where the height is less than 1 metre in height at any location
14. A building permit is not required to install a sump pump
This list is not complete, and your specific renovation ideas can be reviewed by BVM Contracting to determine whether or not you will need a building permit. Contact us to discuss further!

When is A building permit required?

Since the failure to not comply with local building codes will result in costly construction delays, it is important to understand when you will need a building permit. Here is a list of usually activities or renovations that will require building permits:
1. Construct a new building
2. Construct an addition to an existing building, such as:
  
  second or third story home additions
  
  attached garages, carports
  
  sunrooms
  
  solariums, porches, decks
3. Make structural or material alterations, such as
  
  adding or removing walls (i.e., changing room sizes and/or uses)
  
  new windows or doors where there were none before
  
  enlarging or relocating existing windows or doors
  
  enclosing an existing deck, porch or patio of any size
4. Construct an accessory structure larger than 10 square metres* (108 square feet) in area, such as
  
  Detached Garage
  
  Workshop
  
  Garden shed
  
  Carport
  
  Pool house or cabana
  
  *Note: If you are constructing an accessory structure and it is attached to an existing building and/or has plumbing, regardless of its size, a building permit is required.
5. Finishing a basement, if the work proposed includes any of the following,
  
  structural or material alterations
  
  installing or modifying heating and or plumbing systems
  
  excavating and/or constructing foundations
  
  basement underpinning
  
  constructing a basement entrance
  
  adding a second suite
6. Energy and environmental building improvements, such as
  
  roof top storm water retention systems
  
  green roofs
  
  structures used in the support of a wind turbine generator with a rated output of more than 3kW
  
  solar projects such as installation of solar collector systems and solar hot water systems
7. Construct a deck more than 60 centimetres (24 inches) above ground
8. Construct a retaining wall more than one metre (3 feet 3 inches) in height provided the retaining wall is on or adjacent to public property (including streets), building entrances, and on private property accessible to the public
9. Constructing a tent that
  
  covers more than 60 metres squared (646 square feet); and/or
  
  is attached to a building; and/or
  
  is within 3 metres (9 feet 10 inches) from another structure.
10. Demolish or remove all, or a portion of a building
11. Install or reconstruct a chimney or fireplace
12. Install a wood burning stove or fireplace
13. Install or modify heating and or plumbing systems
14. Install a backwater valve. Please visit our blog about the City of Toronto’s Basement Flooding Protection Program to learn how to subsidize this activity.
15. Install a backflow prevention device.
16. Change a building’s use (i.e. from residential to office or single dwelling unit house to multi-dwelling unit house). Even if no construction is proposed, if a change of use is proposed a building permit is required.
Still don’t know if your renovation project needs a building permit?

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

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

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

To learn more about our offering by visiting our services page.
January 14, 2020
Enbridge Home Efficiency Rebate Program
Home Efficiency Rebate Program

Enbridge

Chances are that if you live in Toronto (or the surrounding area) and own a home you have an account with Enbridge Gas. If you currently are a natural gas customer with Enbridge you can qualify for one of the following rebate or savings programs that allow you to live in a home that is more comfortable and less drafty:
1. Home Efficiency Rebate Program
2. Winterproofing Program
3. Smart Thermostat Purchase Incentive Program
Below, we talk about the most lucrative program of the three, which is the Home Efficiency Rebate Program. Check out the info below to see if you will qualify for the program, as well as how to get the rebate!
The HOME EFFICIENCY REBATE PROGRAM

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

How do I qualify?
- You need to have an Enbridge gas account. If your home isn’t run on Natural Gas you will not qualify.
- You have to reside in and own a home. Currently condos and other multi-unit apartments are not eligible.
- To receive the incentive/reimbursement, you must complete at least two eligible upgrades to your home.
What are the eligible energy efficiency upgrades that I can qualify for?
Attic Insulation Upgrade

Air sealing upgrade

Basement insulation upgrade

Exterior wall insulation upgrade

High-efficiency furnace or boiler upgrade

Water heater upgrade

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

The process of completing the Home Efficiency Rebate Program

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

Step 1: Complete an audit of your home with a Registered Energy Advisor (REA). You can schedule your initial energy assessment with any of the approved REA’s show below. When you successfully complete the upgrades, you will be reimbursed $550 for the cost of the pre and post assessments as part of your incentive cheque.
Step 2: Complete two or more of the recommended upgrades provided by the advisor. As the homeowner, you can work with a general contractor of your choice.

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

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

Other important facts about this program
- The maximum amount you can receive with this program is $5 000, and that is if you complete all of the above-listed activities. If you are only completing this program and no other renovations to your home BVM Contracting recommends working with your energy advisor to complete the upgrades that will give you the biggest bang for your buck (i.e. attic insulation and air sealing and both low hanging fruit usually).
- The reason why a Registered Energy Advisor is used for this program is to help add a level of standardization and consistency to the program. You should expect the following from a Registered Energy Advisor
  
  Prioritize your upgrades to get the maximum incentive available
  
  Help you understand the payback period for the upgrades being considered
  
  Reduce air leaks and identify why your house is cold in the winter and hot in the summer
  
  Understand your home’s envelope and determine if additional “controlled” air flow is required
  
  Determine if energy upgrades were installed as per recommendations
- Instead of reaching out to Enbridge for this program, just reach out to a Registered Energy Advisor and determine if your qualify. They will be able to determine your eligibility.
Are you completing Renovations to your home and want to apply for this program?

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

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

Working with a Qualified General Contractor or Home Builder

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

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

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

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

To learn more about our offering by visiting our services page.
June 4, 2019
Recirculating Home Shower Systems

Recirculating Water Showers

How do you shower for a longer period of time but use less water? Seems a little tricky until you start to understand the science behind recirculating water showers. The technology of recirculating water showers is still very new with only a couple of companies trying to create an industry out of it. Nonetheless, it is still a very exciting idea that, if successful, will lead to a very large reduction in water usage across the world.

What is a recirculating Water Shower?

A recirculating water shower is a new technology that is capable of recycling water through a semi-closed loop system for reuse during showers. It was NASA-inspired technology that combated the issue of water scarcity in space. Since water scarcity is also becoming a larger and larger issue on our home planet there is a real-world use-case for this technology. In order for the water to be reused it has to be filtered, cleaned, UV treated, and reheated in order to maintain the correct level of purity and temperature humans enjoy today. In fact, due to the filtration steps in this technology, they claim that the water is more pure than the domestic water supplied to the system, pretty neat!

Savings numbers for a recirculating water shower

Supposedly, the savings numbers for this technology are staggeringly high for water and energy. The claim is that this technology can save up to 90% in water and up to 80% in energy compared to a conventional shower system. Since these systems need to operate in a semi-closed manner (sometimes draining to maintain proper levels of purity) that is where the 10% usage of water comes in. The combined savings in water and energy would be pretty awesome for a high use shower system!

Like any new technology, the cost to manufacture is high

Since the technology is still fairly new, the cost to supply and install is high. In checking Orbital Systems’ (the current leader in this space) website, they are selling their standard unit for 3 899 pounds (or $6 650 CAD). This is only for the supply of the system. Once the technology gets more commercialized and streamlined this cost will go down, but will still be more expensive than a normal shower.

Is this product currently available in canada?

Not yet, but it looks like there are plans to expand to the North American market. So far it looks like only a few European countries have supply chains for the product (Denmark, Sweden, Great Britain).

Possible applications for when the technology comes to north America

Where I see this technology thriving at first will be in higher-use shower applications, that is where people will realize a return on investment first. Places like gyms and hockey arenas where there are communal and frequent use of showers. The next area will be in homes that are targeting net-zero or better energy usage. Since the shower saves on both water and energy, this will be a great way to gain the net-zero accreditation for sustainable homes.

Conclusion

I cannot wait to see when this technology hits the North American market, and I will try to update the content in this blog once that day comes.

About Home Innovation Spotlight

BVM Contracting is committed to finding and writing about innovative technology, products, and services that are transforming the home and construction industry. In order to be the best General Contractor and Home Builder that we can be, it is important to stay in the loop on new trends and give people insight about the fun and exciting things coming to your home in the future!

ABOUT BVM CONTRACTING

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

May 16, 2019
Build Process

The Building Process

Home Addition Scarborough

Minerva Avenue

One of the challenges on this project was creating a temporary roof or overhang, to protect the structure while the framing was being completed. The right side of the home was being worked on, while the left side (containing bedrooms and bathrooms) had a roof. Thankfully we worked quickly and Mother Nature was on our side, framing and roof installed in record time!

The lower level of this build has a newly designed kitchen and eating area, complete with walkout to the yard.

ABOUT BVM CONTRACTING

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

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

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

November 3, 2018