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Category: Home Renovation and Home Building Education

  • 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.

  • 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.

  • Rooming Houses Allowed in the Greater Toronto Area

    Rooming Houses Allowed in the Greater Toronto Area

    Rooming Houses Are Now Legal Across All Of Toronto

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

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

    Background into rooming (or multi-tenant) houses

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

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

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

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

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

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

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

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

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

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

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

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

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

    What does this mean for Torontonians?

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

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

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

    What are your thoughts? Comment below!

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

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

    About BVM COntracting

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

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

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

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

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

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

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

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

    Who is this guide for?

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

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

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

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

    • Compliance with local regulations

    • Appropriate insurance and WSIB coverage

    • A solid and fair Contract

    • Proven past project experience

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

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

    Cost of Step 1 with BVM Contracting: $0

    Step 2: Completing a preliminary Zoning Review

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

    • How high can I build?

    • How many storeys or levels can I build?

    • How far back can I extend?

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

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

    • How many units can I build?

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

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

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

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

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

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

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

    Cost of Step 2 with BVM Contracting: $0

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

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

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

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

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

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

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

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

    Cost of Step 3 with BVM Contracting: $0

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

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

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

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

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

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

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

    • Coordinating the permit application to submit to the local municipality

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

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

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

    Step 5: Get Financing Approval

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

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

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

    Cost of Step 5: $0

    Step 6: Obtain a Topographic Survey

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

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

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

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

    Step 7: the Design Process + Zoning Review

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

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

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

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

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

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

    BVM Costs: $0

    Step 8: Preliminary Pricing Based on Drawings

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

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

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

    BVM Costs: Still $0

    Step 9: Finalize Design for Permit Submission

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

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

    BVM Costs: You Guessed it, $0

    Step 10: Review Finalized Construction Budget

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

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

    BVM Costs: Rhymes with Hero Hollars

    Step 11: Contract Review and Signing

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

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

    Step 12: Permit Submission

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

    Step 13: Time to Build!

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

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

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

    About BVM COntracting

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

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

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

  • How to Pick the Right Custom Home Builder

    How to Pick the Right Custom Home Builder

    Custom Home Builders Toronto

    How to Properly Assess and Evaluate them

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

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

    Below are the major topics that we will focus on:

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

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

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

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

    5. General Assessment Credentials and Topics

    How to Pick Custom Home Builders to Reach Out To

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

    Are they local to you? (this is important)

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

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

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

    Positive online presence (Google Reviews)

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

    Does the Builder have a informational website?

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

    Do they have Affiliations with home building organizations?

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

    Client interviews and feedback

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

    Do they Offer site visits for current Projects?

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

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

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

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

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

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

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

    • Appearance – Do they look trustworthy?

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

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

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

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

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

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

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

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

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

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

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

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

    Making the Final Decision: Things to Look For

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

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

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

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

    General Assessment Credentials and Ideas

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

    • WSIB Clearance Certificate

    • Certificate of Insurance

    • Renovation License

    Other items to evaluate and look into:

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

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

    About BVM COntracting

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

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

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

  • Turn your single family home into a legal 3 or 4 unit property

    Turn your single family home into a legal 3 or 4 unit property

    How to Convert Your Single Family Dwelling into a Multiplex

    Turn your home into a duplex, triplex, or fourplex

    Big NEws! THE CITY OF TORONTO HAS APPROVED THE CITY-Wide zoning amendment for allowing multi-unit homes and properties in all residential zones. Reach out to us to get the evaluation process started!

    In The City of Toronto, you are allowed to install a second unit (legal duplex) into homes without paying any development charges. This is in response to the housing demand problem that The City of Toronto is constantly dealing with, making it a very un-affordable City to live and work in. Not only are you able to install a second unit into your single family home, but you can now install a third or forth unit legally (and without paying development fees) all across Toronto. This is pending what residential zone that your property is located, but still very welcome news for many people looking to invest in their properties.

    Simply put, anywhere in Toronto you are able to install a third or forth unit if your property’s zoning allows for it (read below) and the home has the space for it (or can be added onto to create more space).

    But what is the Catch?

    Great question! Up until the City Council vote on July 19th, 2022, you were only able to install a third unit 5 years after the second unit is installed without paying development charges. With the recent vote though they have increased development charges for new home construction, BUT they also are waiving the development charges for adding second, third, and forth units into your single property. This is the City of Toronto’s solution to increasing density, and hopefully property owners take advantage of the waived fees.

    It is worth mentioning that even though they have waived the development charges doesn’t mean that you will have no work to do. If you want your property to be a legal duplex, triplex, or fourplex you will have to:

    1. Conform to local zoning by-laws and Ontario Building Code requirements for your proposed changes. This means that there will very likely need to be some substantial renovations completed for your new multi-unit residential building, which we would be able to help you with!

    2. Confirm that your property is currently zoned to allow for triplexes and fourplexes. With the new city-wide zoning amendment this should be less of an issue but you should still confirm your zoning before making any investments into the design/permitting of your project.

    Toronto has Approved Multi-unit Residential Apartments in ALL residential zones as of April 2023

    As mentioned above the City of Toronto has approved the sweeping amendment to residential zoning bylaws across the City to allow for multi-unit housing in all residential zones (RT, RS, and RD zones). Though this means that you will have more confidence with your multi-unit conversion application doesn’t mean getting the permit will be a walk in the park. It is important to not under-estimate the amount of planning and costs needed in order to properly execute a multiplex renovation project in Toronto, you will need to partner with a General Contractor with experience and who can guide you through the process from beginning to end. BVM Contracting will be able to help get you in contact with the right permit designers to evaluate your home’s potential to be converted into a multi-unit property, and what options you have with your budget. Contact us today to get the conversation started!

    It is important to note that the amendments are not in effect but that should not stop you from getting the consultation process started, if you have any questions we can help!

    What does this news mean for these residential zones?

    It means that you are going to see a lot more new home builds, home additions, and home renovations that are adding one or two more units to their properties. Even the ancillary dwelling units like Garden Suites will be able to add additional density if this zoning by-law amendment is approved and included in the Official Plan.

    You will expect to see a lot more development of properties that would have otherwise been limited to installing a secondary suite, and it will mean that more rentals will be available across all of Toronto.

    How do I get the process started?

    If you are looking to start the process of determining if your property is eligible for a conversion to a multi-unit apartment (otherwise known as a multiplex), you will want to get in contact with a permit designer or architect with experience working with The City of Toronto. BVM Contracting has design partners that we can refer you to to start this process and would be happy to connect you. Reach out to us by going to our contact page to submit your inquiry!

    Conclusion

    Bottom-line is you will need to have the right designer and renovation contractor to help you along through the single family home conversion process. BVM Contracting can help guide you through this process, get you in contact with the right designer, and help price out the renovation work so you can feel comfortable about getting a return on investment.

    About BVM COntracting

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

    Further than providing General Contracting and Project Management for major home renovations, we also offer value-added services such as renovation financing, residential mortgage solutions, 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.

  • Multi-unit or Multi-family Renovation Services

    Multi-unit or Multi-family Renovation Services

    Multi-unit Residential Building (MURB) Renovation Services

    Get the best value and return for every dollar spent on your multi-unit apartment investment property in Toronto

    BVM Contracting specializes in substantial renovations, and over the years have been able to work on many multi-unit residential building (MURB) renovation and remodeling projects. We found that MURB’s in Toronto were underserviced and did not have many options for working with General Contractors that were big enough to get the job done and small enough to care about each and every project being completed.

    BVM Contracting has worked with many real estate investors in the Greater Toronto Area to renovate, remodel, and reconfigure their multi-unit residential investment properties and have developed a fantastic offering to allow investors to maximize their investment dollar, maximize the income per rental property, and keep reaping the rewards of owning multi-unit investment properties for the long term.

    In this blog we are going to cover the following subjects:

    1. Why should I renovate my multi-unit apartment building in toronto?

    2. What are the ways of Maximizing my investment in a multi-unit apartment building?

    3. What is the cost of renovating my multi-unit apartment building?

    Other related topics

    There are many reasons why a real estate investor or real estate investment group will elect to renovate their multi-unit apartment investment(s). The three major reasons are:

    • To proactively repair any issues that are known within the apartment building or to update individual units that are old or dated. This would be due to old infrastructure needing repair or old fixtures needing to be updated. This work is usually completed during turnovers in each individual unit and allows the investor to not lose out on to much rental income.

    • To adjust the layouts of the existing apartment units to maximize the investment dollar per unit (i.e. maximize density)

    • To stay competitive with other comparable rental properties in the area to attract better tenants. This would also help increase the value of the property if future resale is in question!

    We find that, more often than not, these are the most popular and recommended reasons to renovate. If you fit into either of these categories keep reading!

    1. Turn Larger units into multiple single bedroom or bachelor Units

      This is a very popular approach that a lot of landlords elect to invest in to maximize the investment dollar per unit. Since the per square foot value of a bachelor/single unit is usually more than a 2+ bedroom this allows the investor to get a quicker return on their investment dollar

    2. Keep the sizes the same and remodel the existing units to increase the rental income per unit

      Depending on the part of the City you are renovating, it sometimes makes more sense to remodel existing units to increase the value that way. It also keeps the costs lower than building new units within the same footprint, which requires a fair amount of fire separation and permitting work.

    3. Exterior renovations to PIQUE A tenant’s interest in the building

      Sometimes all you need is a fresh coat of paint on the interior and exterior to increase the value of your building. There are many ways that you can update your exterior to interest people in your building, and we can help you build out a budget for the renovation work needed.

    4. RENOVATE BY FLOOR (or as needed)

    Many times cash flow is tight with multi-unit property investments, and we get that. This is why completing the renovations as there is turnover may be the best way to successfully increase the value of your property over time. You can also elect to renovate the apartment floor-by-floor if funds allow for it.

    BVM Contracting has developed a trusty team that can help you determine the cost of renovating your multi-unit apartment building before you invest way too much money into the renovations. We make sure that you understand what you are getting into by providing no-charge consultations and budgeting for your proposed renovation project. We are able to provide a detailed scope and budget estimate for your project so you can make the right decision for your multi-unit residential building (MURB) investment portfolio!

    Contact us below to learn more about how we can help you maximize your return and overall value of your multi-unit apartment property in Toronto!

    Book a multi-unit Apartment Renovation Consultation

    About BVM COntracting

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

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

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

  • Tool and Equipment Rental Options in Ontario

    Tool and Equipment Rental Options in Ontario

    Tool and Equipment Rental Options in Ontario

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

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

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

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

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

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

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

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

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

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

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

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

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

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

    Option 4: Borrow Friends and Family’s Tools

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

    What if I have no experience using tools?

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

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

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

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

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

    • How much does it cost to buy said tool?

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

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

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

    About BVM COntracting

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

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

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

  • Painting Yourself Versus Hiring Professional Painters

    Painting Yourself Versus Hiring Professional Painters

    Should You Paint Yourself or Hire Professional Painters?

    Make sure you understanding what “Painting” Entails before making a decision to do your own painting for your home renovation, home addition, or New home build.

    Painting is easily the most discussed line item when we price out Home Renovations, Home Additions, and Custom Home Builds. This is for good reason, because professional painting is expensive and if you have never hired a professional painting team before you’ve never seen the costs. At the end of the day anyone can wield a paint brush, roller, and painters tape, but being able to is only half the battle. In this article we help explain the “painting” line item in residential construction projects so you can determine if you have the time, patience, and experience to complete your own, or will need to hire a professional through your General Contractor.

    What is involved when you “Paint” a home?

    What many people fail to realize about painting is it is actually a very labour-intensive process. Not only does the act of painting take a lot of time, but the preparation process also takes a lot longer than people imagine. Not only that but there are more activities involved in the painting process than people think, see below:

    • Filling Trim and Drywall – It is often misunderstood that it is the drywallers and trim teams are responsible for cleaning up their messes. This is in part true if there are larger defects in their work, but for the most part the process of making sure that the trim and walls are smooth and free of imperfections falls on the painter. The process of doing this depends on how skilled your General Contractor’s Trim and Drywall/Taping teams are, which would be accounted for by any good painting team, because more time equals more cost.

    • Prep Work to cover any finished Flooring/Windows/Doors – Since many professional painters do most or all of their paint coats using paint sprayers, the preparation process needs to be very meticulous in order to prevent any finished areas of the home to be affected by the paint. That is why the first few days are mainly earmarked for prepping and protecting surfaces. This is another labour intensive part of the process for a painting team, and again time is money.

    • Painting Drywall, Trim, and Doors – Many times people don’t think about the fact that a painting team is also responsible for not only the walls but also the trim and interior doors being installed. Many times the painter will spray the doors and trim before they are installed, or at the very least try to paint the shoemould/quarteround before it gets installed.

    • Caulking of all trim to drywall terminations throughout the home – The caulking of the seams between the baseboard, casing, and jambs is a seldom thought-about task that happens to also fall on the backs of a painter, and adds additional time to the task of “painting”.

    Now you can see that “painting” has more to do with prep than just painting, lets progress to some other important topics.

    The Amount of Time it takes to Paint a Home

    To give you some recent numbers, this is what we have seen for the amount of time it takes to paint a custom home:

    • 4000 square feet + finished basement new home build – 4 weeks

    • 650 square foot third floor home addition + main/second floor paint touch ups – 1.5 weeks

    • 1600 square foot second floor home addition (main and second floors) with basement not affected – 2 weeks

    As you can see the amount of time varies, and square footage and duration are not always proportional. There are many other factors involved, including how vacant the home can be during the painting phase, at what point the painting can be completed in the project (to be continued below), and how dedicated the painting team is to the subject property (i.e. competing painting projects).

    When should painting be completed for a home renovation, home addition, or new home building project?

    The ideal time that painting should be completed is AFTER the completion of the drywalling/mudding and DURING the delivery of the interior doors and trim package. This allows the painters to do less prep work since the flooring is not yet installed, but also gives them access to all of the trim/doors they need to paint on site BEFORE they get installed. This is the most ideal time but it is very theorectical and doesn’t usually happen that way. Many times the painting is done as the tiling is being completed or once the flooring is completed, which presents more prep work for the painting team.

    What is the cost for getting a home professionally painted?

    For custom home building projects, you can expect to pay anywhere from $8-10 per square foot for a professionally painted home. As you can probably already tell, that adds up when you are looking at building a 2000, 3000, or 4000 square foot home. Note that these amounts usually include the supply of paint, and pricing will vary depending on the factors explained above.

    Is it recommended to complete your own painting?

    The Do It Yourself Painting question can only be answered with a series of follow-up questions, if you can answer yes to all of them then it is definitely possible, but make sure you are ready for a tedious and time-consuming affair.

    • Do you have any experience with painting preparation, painting, and caulking?

    • Do you have 40-60 hours per 1000 square feet to allocate for the painting your home?

    • Do you have more than one person who is willing to help you paint your home?

    The major factor at play with doing your own painting is the overall amount of square footage that needs to be painted. A lot of the time our home renovation clients can get away with doing their own painting, but our larger custom home clients have almost never picked up their own paint brush. Again – Time is Money!

    Hiring your own Painter

    In the past we have been flexible with our clients and have shifted the painting to be client-managed versus BVM-managed, but this is only recommended if you know someone who can do a good job and also provide some level of discount to complete the work. With painters, time is money so chances are if you are getting too good of a deal the product will show for it so be wary of that fact.

    Conclusion

    The key takeaway from this article is to show the the reason why professional painting is expensive, why you should not try to hire the cheapest painters, and when you should feel comfortable doing your own painting work. Hopefully this has given you a bit of an appreciation for the subtle art of residential painting, and you can make the right choice for your residential construction 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 (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.